San Mateo City Council
February 20, 2024

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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: 13 Section Name: PUBLIC HEARING Account Number: File ID: 24-8367 TO: City Council
FROM: Alex Khojikian, City Manager
PREPARED BY: Community Development Department
MEETING DATE: February 20, 2024
SUBJECT:

Appeal of a Planning Commission Approval of a New Five-Story Mixed-Use Building at 477 9th Avenue (PA-2022-047) RECOMMENDATION:

Adopt a Resolution to deny the appeal and uphold the Planning Commission's decision to approve the Special Use Permit (SUP), Site Plan and Architectural Review (SPAR) and Site Development Planning Application (SDPA) for a new five-story mixed-use building with office uses and 120 residential units at 477 9th Avenue, based on the Findings and subject to the Conditions of Approval, and find that the project is Categorically Exempt from the California Environmental Quality Act pursuant to Section 15332 (In-Fill Development Projects).

BACKGROUND:

On July 11, 2022, Stephen Siri of The Martin Group (Applicant), submitted a Planning Application (PA-2022-047) for a new mixed-use project consisting of 29,207 square feet of office uses and 120 residential units. The Planning Commission approved the proposed project on December 12, 2023, by a vote of 5-0. The Resolution with Findings and Conditions of Approval is included as Attachment 1. On December 21, 2023, Michelle Maccarra (Appellant) filed an appeal of the Planning Commission decision citing concerns related to the proposed removal of heritage trees along the building perimeter. The appeal form is included as Attachment 2. San Mateo Municipal Code (SMMC) Section 27.08.090 authorizes the City Council to take action on an appeal of a Planning Commission decision. This staff report provides a summary of the project, the issues raised in the appeal, and a discussion of how the project complies with the applicable standards and policies for purposes of approving the project.

As noted below, state law significantly limits the City’s ability to deny the project (or reduce its density) absent very narrow circumstances where the project would have a specific adverse impact on public health or safety based on objective written health or safety standards, as specified. This state law is called the Housing Accountability Act.

Project Description
The project site is located at 477 9th Avenue and is bounded by 9th Avenue to the south, S. Claremont Street to the east and the Caltrain rail corridor to the west. The site is zoned E2-2 (Executive Office with a maximum floor area ratio of 2.0) and has a parcel area of 1.6 acres (69,976 square feet). Adjacent uses include a two-story office building to the north, auto service shops to the east across S. Claremont Street, and one- and two-story mixed-use buildings (commercial/residential) to the south. A location map showing the project site and its vicinity is included as Attachment 3.

The project includes demolition of the existing one-story office structure and construction of a new five-story, 209,204 square-foot mixed-use building, with 29,207 square feet of office space on the first two floors, and 120 for-rent residential apartment units on the third, fourth and fifth floors. The project includes 12 below market rate (BMR) units that would be affordable at the Very Low income category. Since two-third of the project’s floor area is devoted to residential uses, it qualifies as a Housing Accountability Act Project, which limits a local government’s ability to deny, reduce the density of or

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render infeasible a housing development project if objective standards are met. The project is located within 0.5-mile of a major transit stop, which is the Downtown San Mateo Caltrain station. Therefore, pursuant to Government Code Section 65863.2 (AB 2097), this project is not subject to minimum parking requirements or parking in-lieu fees. However, the project is voluntarily proposing 150 parking stalls (112 for residents and 38 for office) on the first two floors.

As part of the project, removal of a total of 32 trees, seven of which qualify as heritage trees, is proposed. All trees proposed for removal are located within the proposed building footprint or other site improvements. The equivalent landscape unit (LU) value of the removed trees would be replaced as conditioned through a combination of planting of new trees and payment of an in-lieu fee in accordance with Municipal Code Chapter 27.71. The project proposes to preserve four heritage trees on-site, including two large Oak trees (trees #11 and #17) along the project street frontage, and to protect eight additional heritage trees located adjacent to the project site. The project proposes to plant 37 new trees, which includes eight trees in the parking lot and dog run area, 11 trees along both street frontages, and 18 trees within the second floor courtyard of the building. However, only 19 of the 37 trees are proposed at-grade and are credited as replacement planting. The project will pay an in-lieu fee toward the City’s Tree Planting Fund for the remainder loss of LU value as required by the Code. The in-lieu fee is anticipated to be approximately $50,325, and would be used by the City towards replanting trees throughout the city. Project plans showing the proposed site plan, floor plans, elevations and landscape improvements are included in Attachment 4.

APPLICABLE CODE AND POLICY REVIEW:

General Plan and Zoning Code
The General Plan Land Use Map designates the project site as Executive Office, which is intended for office park developments. A list of applicable General Plan policies and a discussion of the project’s conformance to them is included in the Resolution (Attachment 1).

The project site is zoned E2-2 (Executive office), which outlines development standards in Chapter 27.48 of the Municipal Code pertaining to density, floor area ratio (FAR), setbacks, parcel coverage and open space. The E2 zoning district allows residential units on parcels without a residential overlay, subject to the residential density in the R4 zoning district (50 units per acre). A Project Data Table listing the applicable Zoning Code standards and the project’s conformance to them is included as Attachment 5. As noted in the table, the project conforms to all applicable development standards, with the exception to certain development standards through state density bonus law (Government Code Section 65915) and associated concessions and waiver requests, including a 50% density bonus, increase in allowable floor area ratio, reduced at-grade open space and increase of number of compact parking stalls.

Housing Accountability Act
The Housing Accountability Act (HAA), as implemented under Government Code Section 65589.5, establishes application review limitations for new development projects where at least two-thirds of the proposed square footage is designated for residential uses. Under the HAA, if a housing development project complies with applicable objective general plan and zoning standards and criteria, including design review standards, (and subdivision standards in other situations) then the local agency can only disapprove the project or require that it be developed at a lower density where it makes written findings that (1) the project would have a “specific adverse impact” on public health or safety, and (2) there is no feasible method to satisfactorily mitigate or avoid the adverse impact, both as specified. Govt. §65589.5(j)(1). A “specific, adverse impact” means “a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions.” Govt. §65589.5(j)(1)(A).

The proposed mixed-use development project contains at least two-thirds of the project square footage devoted to residential uses (166,491 square feet out of 209,204 square feet, inclusive of parking), and is therefore subject to the HAA.

As proposed, this project meets all applicable objective standards in the General Plan, Zoning Code, and other local policy documents. Therefore, again, the City may only deny or reduce the density of the project if certain findings pertaining to adverse impacts to codified, objective public health or safety standards can be made. Here, no such findings can be made because the proposed removal of trees is in compliance with Municipal Code Chapter 23.40 (Site Development Planning Application for Tree Removal) and thus does not legally qualify as specific adverse impacts on public health or safety, as further explained below.

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State Density Bonus Law and Measure Y
The project utilizes the provisions of State Density Bonus Law in accordance with Government Code Section 65915. To comply with State Density Bonus Law and to implement the City’s Housing Element, the City must allow for the provision of increased residential density, reduced parking standards, as well as “concessions” and “waivers” or reductions from development standards for residential projects that set aside a certain percentage of units as affordable to Very Low, Low, or Moderate-Income households.

The project site’s zoning designation of E2-2 permits a maximum base density of 50 units per acre, which yields the project site with a base density of 80 units. The applicant proposes to devote 15 percent of the 80 units (12 units) as affordable (below market rate or BMR) at the Very Low-Income level (50% Area Median Income), which entitles the applicant to a 50% density bonus. In this case, the applicant is seeking the full 50% density bonus for a total density of 75 units per acre.

The Measure Y density limit of 50 units per acre is preempted by state law, in that under the State Density Bonus Law the granting of a density bonus does not require an amendment to the General Plan, which includes Measure Y. Govt. §65915(f)(5).

State Density Bonus Law also permits the applicant to request up to three concessions from development standards when this percentage of affordable units at the Very-Low Income level are provided. Applicants may also request unlimited waivers from City development standards if application of a City development standard would have the effect of physically precluding the construction of a project at the densities permitted. The applicant has requested one waiver to increase the Floor Area Ratio maximum from 2.0 to 3.0 to allow for additional residential square footage due to the above-grade parking garage that accounts for 0.9 of the project FAR. The applicant requests two concessions to reduce the at-grade open space requirement from 20 percent to 16 percent, and to increase the maximum number of compact stalls from 40 percent to 50 percent of the total parking stalls provided. No waivers or concessions are requested for the building height as the project’s proposed building height (53’-6” at plate line) is compliant with the maximum 55-feet height limit set by Measure Y for this project site.

In accordance with Government Code Section 65915(d)(1), the City shall grant the concession requests unless findings can be made that the concession would 1) not result in identifiable and actual cost reductions to provide the affordable housing units, 2) have a specific adverse impact upon public health and safety, or 3) be contrary to state or federal law.

Similarly, waivers need not be granted if they would have a specific adverse impact on health or safety and there is no feasible method to satisfactorily mitigate or avoid the impact. Staff has evaluated the waiver and concession requests and has not found any evidence to support any of these findings to deny the requests. The reduced at-grade open space and increased compact stalls results in a cost savings that is less than the applicant’s estimated cost of constructing all 12 affordable residential units. Lastly, the waiver request to exceed the maximum FAR is necessary to allow construction of the project at the densities permitted under the State Density Bonus Law.

APPEAL:

As stated in the Appeal Form, the Appellant cited the following areas of concern with the proposed project:

1. The Appellant contends that the proposed tree removal “is in direct conflict to the laws San Mateo has in place around tree preservation” under SMMC 27.71.150(e) and “the site design should make accommodations to preserve these [heritage] trees and all of the additional trees should be transplanted in Central Park by the builder;”

2. The Appellant also states that, “The removal of these trees also goes against the 2030 General Plan” (General Plan Policy C/OS 6.1: Tree Preservation); and,

3. According to the Appellant, environmental review regarding “mitigation measures” and “many heritage and protected trees have been removed in the last few years and this project could represent a significant cumulative effect but the analysis needs to be completed.”
The following is a summary of staff’s evaluation and response to the issues raised in the appeal:

1. Proposed Tree Removal and Preservation

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All trees proposed for removal were reviewed in accordance with the City’s Landscape for Planning Application and Protected Tree Ordinance under Municipal Code Chapters 27.71 and 23.40. The Municipal Code defines a Protected Tree as any heritage tree or street tree. Heritage trees include any oak tree with a minimum diameter of 10 inches measured at 54 inches above natural grade as well as any other species with a diameter of 15 inches measured at 54 inches above natural grade. The project site includes a total of 11 heritage trees, with seven proposed for removal. Of the heritage trees proposed for removal, the four located along the proposed building perimeter are the focus of the Appellant’s concern. An assessment of each of these four heritage trees and their suitability for preservation is provided below:
•Tree #16 is a 41-inch Blackwood Acacia located at the corner on 9 th Avenue and S. Claremont Street. The overall condition is fair but the structure is poor due to a codominant stem leaning against the street and ingrown bark. Several roots have been cut near the sidewalk, which may have a negative effect on the overall tree stability. Furthermore, this tree is classified as “invasive” by the California Invasive Plant Council. The tree has a low suitability for preservation and is not recommended to be retained for this project. •Tree #18 is a 26-inch Coast live oak located along 9 th Avenue that is in fair condition. This tree appears to be in declining health due to a sparse crown foliage and dieback (decline) of the canopy. Retaining this tree will require heavy pruning of up to 25% of its root system and canopy due to the proposed building. This tree is not recommended for preservation due to concerns of the tree’s stability following removal of the structural roots and unbalanced canopy.
•Tree #19 is a 37-inch Coast live oak located along 9 th Avenue that is in poor condition with a sparse canopy, twig dieback and abnormally enlarged buttressed roots. This tree conflicts with the proposed building, utilities and sidewalk improvements. This tree is expected to lose more than 25% of its root system as a result of the building construction, which may compromise the stability of the tree. Therefore, this tree is not recommended to be retained.
•Tree #3 is a 22-inch Chinese Elm located in the surface parking lot area that currently conflicts with the proposed underground stormwater treatment measures. This tree is in moderate health and may be suitable for preservation without changing the proposed building. However, preservation of this tree will require modification to the proposed stormwater treatment plan and surface parking lot configuration to remove one office parking space.

The project’s Preliminary Arborist Report is provided as Attachment 6. Staff, including the Community Development’s Managing Arborist, reviewed the report and concurred with the findings that the above trees are in low-moderate health with low suitability for preservation, except for Tree #3 in the parking lot, which is in moderate health. While the appellant cited Municipal Code Section 27.71.150(e) for the project to make every reasonable effort to preserve heritage trees, the code also specifies that heritage trees “shall be removed if their preservation would result in a threat to…[their] stability” or have “an unreasonable effect upon the economic enjoyment of the property, consistent with Chapter 13.40.” Based on these criteria, the above trees are not recommended for preservation as they would conflict with the proposed improvements and are expected to decline, regardless of management or treatment, as indicated in the report.

Staff also reviewed the Appellant’s request to transplant the removed trees. This method of preservation is not required under the City’s Protected Trees Ordinance. The City currently does not have a program to receive transplanted trees and transplantation does not always guarantee success at the receiving site. This method requires excavation of the entire root ball under the drip line, which would likely threaten the health and stability of the tree, and would impact the public right-of-way. Given the challenge and low success rate, the City does not recommend transplanting as a method of preservation.

Given the trees’ low suitability for preservation and their conflict with the proposed improvements, there is sufficient evidence to justify removal of these heritage trees. The project proposes to plant a total of 37 new trees,

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including 19 replacement trees around the site and along both street frontages, and will pay in-lieu fees for the remainder of trees not planted on-site and at-grade. The project also proposes preservation of two heritage Oaks (trees #11 and 17), one of which is the largest heritage tree on-site. As proposed, the project complies with the City’s Landscape for Planning Application requirements and Protected Tree Ordinance.

2. General Plan Policy for Tree Preservation
The Appellant raised concerns about the project meeting the City’s adopted General Plan Policy for Tree Preservation, C/OS 6.1: “Tree Preservation. Preserve heritage trees in accordance with the City’s Heritage Tree Ordinance.” Based on staff’s review, this policy focuses on implementation of the City’s Protected Tree Ordinance under Municipal Code Chapters 13.40, 23.40 and 27.71. As discussed previously, staff has evaluated the project’s proposed tree removals in accordance with the Municipal Code and determined that the proposed removals are justified, due to the low stability for preserving the heritage trees and their conflict with the proposed building footprint and site improvements.

The General Plan also contains policy C/OS 6.2 for Replacement Planting, which requires significant replacement planting for trees removed. The project meets this policy by providing a combination of on-site replacement tree plantings (24-inch and 36-inch box trees) and payment of in-lieu fees that are equivalent to the values of trees removed. Therefore, the project is consistent with the General Plan policies.

3. Environmental Review
In review of the concerns regarding the “cumulative impact” of tree removals over the last three years and “mitigation measures” for nesting birds and migratory birds, the project is conditioned to address these concerns.

Municipal Code Chapter 27.71 requires that all Planning Applications proposing tree removal shall first obtain a Site Development Permit (SDP). This process requires the equivalent landscape unit (LU) value of all trees removed to be replaced on-site with new trees. However, projects that are unable to replace the trees may pay in-lieu fees for the remainder of trees not physically replanted on-site. The SDP process is intended to offset the impacts of tree removals from all proposed development projects. Secondly, the project is conditioned to submit a report and pre-construction survey from a qualified ornithologist prior to issuance of any building permits, that identify any active nests on-site and demonstrate that the project shall conduct tree removal outside of the nesting bird period (after August 31 and before February 1), as required under Federal law through the Migratory Bird Treaty Act.

Staff would like to clarify that the conditions of approval are not mitigation measures as they are required under Federal law for all projects. Implementation of these conditions would prevent disturbance of any nesting birds and raptors.

Regarding concerns about loss of trees as a cumulative impact under CEQA, the project was reviewed for conformance with CEQA and found to be categorically exempt. Tree removals in an urban setting are not considered a significant cumulative CEQA impact if tree protection and replacement standards are met, and the City’s General Plan also contains policies (C/OS 6.1 and 6.2) that support the conclusion that tree removal and associated impacts are presumed to be a less than significant impact through the project’s compliance with the City’s Protected Tree Ordinance and replacement planting program. Additionally, the City’s adopted Environmental Impact Review (EIR) that was completed for the General Plan 2030 considers the cumulative impacts on biological resources, and states that the City’s replacement measures would reduce the impact to a less than cumulatively considerable level. Therefore, further environmental review is not needed for the proposed tree removal.

In summary, staff has evaluated the proposed project and the concerns raised by the Appellant and recommends that the City Council approve the proposed project as it meets all applicable policies and regulations (Attachment 1). The project also meets the City’s objective standards and findings to allow tree removal by providing a combination of replacement tree plantings and payment of in-lieu fees. Thus, there is sufficient evidence to allow the proposed tree removal.

Furthermore, as explained above, the Housing Accountability Act (HAA) limits the City from denying or reducing the density of a project when all objective standards are met. The proposed tree removal will not have a specific, adverse

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impact on public health or safety, given that the project meets all objective standards and proposes adequate replacement landscaping and tree plantings, and payment of in-lieu fees that are equivalent to value of landscape units of removed trees.

FISCAL IMPACT:

As a new mixed-use project, the project would be subject to several impact and in-lieu fees in effect at the time of the application filing date, including the ones listed below, which are assessed and collected prior to the issuance of building permits or occupancy:
•Landscape Unit In-Lieu Fee of approximately $50,325, assessed for each Landscape Unit value not physically planted on-site (at-grade or along street frontages).
•Commercial Linkage Fee of approximately $86,000, to offset the impact of development projects on the need for affordable housing.
•Child Care Development Fee to offset the impact on the need for future childcare space needs by new development.
•Park Impact Fee to offset the increased demands on park and recreation facilities serving new developments. •Sanitary Sewer Connection Charge, for net increase of wastewater generation based on new dwelling units and increase in plumbing fixtures for commercial uses.
•Transportation Improvement Fee of approximately $404,000, to offset the cost of transportation improvements to serve new development.
•Wastewater Treatment Plant Phase II Impact Fee for net increase of wastewater generation per gallon of average daily flow.
•South Trunk Area Sewer Improvement Fee, for net increase of wastewater generation based on new dwelling units and increase in plumbing fixture for commercial uses.
•School Impact Fees, to offset the increased demands on school facilities caused by new development. This is collected by the San Mateo Union High School District for all schools in San Mateo.

ENVIRONMENTAL DETERMINATION:

In accordance with the California Environmental Quality Act (CEQA), the project meets the criteria to be Categorically Exempt from further environmental review pursuant to Section 15332 (Class 32 - In-Fill Development Projects). A Categorical Exemption Memorandum prepared by the City’s environmental review consultant, David J. Powers, and was included with the agenda report for the December 12, 2023 Planning Commission meeting (Attachment 7). The memorandum provides supporting evidence that the project is eligible for a Categorical Exemption since it is consistent with all applicable general plan and zoning designations, policies, and regulations; occurs within an urban setting on a site less than five acres in size; has no habitat value for endangered, rare, or threatened species; and is adequately served by all utilities and public services. It also does not present any unusual circumstance that would result in a significant effect on the environment. The project has been evaluated in the technical studies referenced in the memorandum for transportation, greenhouse gas emissions, noise and air quality; and subject to the Conditions of Approval in Attachment

1. Regarding traffic, a Transportation Impact Analysis (TIA) concluded that the project will not result in any significant impacts based on the City’s adopted TIA Guidelines. The Appellant’s concern regarding the project’s potential adverse effect to nesting birds and migratory raptors is addressed by implementation of the Conditions of Approval. The proposed tree removal also does not cause a cumulative impact since the project will replace the LU value of all removed trees through a combination of replacement plantings and payment of in-lieu fees, consistent with the City’s Protected Tree requirements. Thus, the project would not result in any significant effects related to traffic, noise, air, water quality, or biological resources.

PUBLIC COMMENTS:

Public comments submitted to staff during the planning application review are included in Attachment 8. A total of 23 public comments were received and are generally supportive of the project’s architectural style and creation of new housing units. Some concerns raised in the public comments are related to the proposed tree removal/preservation, sustainable construction practices, lack of sufficient on-site parking, neighborhood scale, and consideration for more

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family-sized units and amenities. Additional comments not specific to the project but generally pertaining to overall downtown development and resulting traffic congestion are also included. Additional public comments received following the publishing of this agenda 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 Public Meeting Portal as “Post Packet Public Comments.” NOTICE PROVIDED:

In accordance with Government Code section 65090, notice of this Public Hearing was published in the San Mateo Daily Journal newspaper more than ten days in advance of this City Council meeting. In accordance with Government Code section 65091 and the City’s Municipal Code noticing requirements in Section 27.08.050, this hearing was noticed to the following parties ten days in advance of the 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 city-wide 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 - Resolution with Findings and Conditions of Approval Att 2 - Appeal Form to the City Council
Att 3 - Location Map
Att 4 - Project Plans
Att 5 - Project Data Sheet
Att 6 - Preliminary Arborist Report
Att 7 - Categorical Exemption Memorandum
Att 8 - Public Comments

STAFF CONTACT
Linda Ly, Associate Planner
[email protected]
(650) 522-7217

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CITY OF SAN MATEO
RESOLUTION NO. ___ (2024)

DENYING THE APPEAL AND UPHOLDING THE PLANNING COMMISION’S DECISION TO APPROVE A

SPECIAL USE PERMIT, SITE PLAN AND ARCHITECTURAL REVIEW, SITE DEVELOPMENT PLANNING

APPLICATION, AND USE OF A CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) CATEGORICAL

EXEMPTION FOR CONSTRUCTION OF A NEW MIXED-USE BUILDING CONSISTING OF OFFICE USES AND 120 RESIDENTIAL UNITS LOCATED AT 477 9TH AVENUE
(PA-2022-047, 477 9TH AVENUE, MIXED-USE PROJECT)

WHEREAS, Stephen Siri of the Martin Group (herein referred to as the “Applicant”) submitted a planning application ( PA-2022-047) with the Planning Division for a Special Use Permit, Site Plan and Architectural Review, and Site Development Planning Application , for construction of a new mixed -use building consisting of 29,207 square-feet of office uses and 120 residential units located at 477 9th Avenue (collectively referred to as the “Project”) in the City of San Mateo (“City”); and

WHEREAS, the Project is located within the Downtown Area Plan study area; and

WHEREAS, the San Mateo City Charter and Municipal Code Section 2 7.06.040 authorize the Planning Commission to take final action on Site Plan and Architectural Review for Projects of six or more dwelling units and over 10,000 square feet of non-residential development; and

WHEREAS, the Planning Commission held a duly noticed public hearing and approved the Project on December 12, 2023 (continued from November 28, 2023 at the Applicant’s request) and considered all public comments; and

WHEREAS, on December 21, 2023, Michelle Maccarra filed an Appeal of the Planning Commission’s decision to approve the Project based on concerns of the Project’s proposed removal of 32 trees, seven of which are heritage trees; and

WHEREAS, the proposed Project is considered a housing development project pursuant to the Housing Accountability Act (HAA), Government Code Section 65589.5 et seq., because it is a mixed-use development with at least two-thirds of the Project square footage devoted to residential uses; and

WHEREAS, pursuant to the HAA, the City has limited discretion to deny, reduce the density for, or render a housing development project infeasible if objective standards are met; and

WHEREAS, pursuant to the HAA, the City may only deny the Project or reduce the density if certain findings pertaining to adverse impacts to codified, objective public health or safety standards are made; and

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WHEREAS, the proposed Project meets all applicable objective design standards within Municipal Code Chapter 27 (Zoning), other than those requested to be modified under State Density Bonus Law (California Government Code Section 65915), as set forth below; and

WHEREAS, the City requires a Site Development Planning Application for Tree Removal, pursuant to San Mateo Municipal Code Section 23.40.040, and the Project meets all objective standards required for tree removals; and

WHEREAS, the San Mateo City Charter and Municipal Code Section 27.08.090 authorizes the City Council to take action on the Appeal of a Planning Commission decision; and

WHEREAS, the City Council held a duly noticed public hearing to consider the Appeal on February 20, 2024, and considered all public comments.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SAN MATEO, CALIFORNIA, HEREBY RESOLVES that:

1. The Appeal is denied based on the analysis of the Project as a whole and substantial evidence in the record to uphold the Planning Commission’s decision to approve the Project.

2. The decision of the Planning Commission to approve the Project based on findings and subject to the conditions of approval attached hereto as Exhibit A and incorporated by reference is upheld.

3. In accordance with the California Environmental Quality Act (CEQA) Guidelines, Pub.

Resources Code §21000, et seq., the City Council finds on the basis of the whole record before it that the Project will not have a significant effect on the environment and is therefore Categorically Exempt from the provisions of CEQA under CEQA Section 15332 (In- Fill Development Projects), as follows:
a. The Project is consistent with the applicable General Plan designation and all applicable General Plan policies as well as the applicable zoning designation of E2-2 (Executive Office with a 2.0 maximum Floor Area Ratio) and regulations. b. The Project site is located within the City of San Mateo on a Project site less than five acres (1.6 acres) that is surrounded by urban uses.
c. The Project site has no value for endangered, rare, or threatened species. The Project will not have a substantial adverse effect on any riparian habitat or sensitive natural community, or on any species identified as a candidate, sensitive, or special status species, identified in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service.

The Project will not have a substantial adverse effect on federally protected wetlands through direct removal, filling, hydrological interruption, or other means, and will not substantially interfere with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites.

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The Project will not conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance, nor will it conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan.

The Project will not impact any threatened or endangered biological resources, as the site is developed. The Project will include the removal of 32 trees and planting of 19 new trees on the Project site, 11 of which are street trees . The Applicant will pay a fee in lieu for the difference between the number of trees removed and the number of new tree s to be planted, as required under Municipal Code Chapters 23.40 and

27.71. d. Approval of the Project will not result in any significant effects relating to traffic. Fehr & Peers, the City’s traffic consultant, prepared a Transportation Impact Assessment (TIA), and Steer, the City’s transportation demand management (TDM) consultant, prepared a TDM Plan. The TIA concludes that while the Project would generate a net increase in the number of vehicle trips during the weekday AM peak and PM peak hours and a net increase in the Vehicle Miles Traveled (VMT) when compared to the existing uses, it will have a less than significant impact through the Project design and incorporated conditions of approval which includes implementation of the TDM Plan.

The TDM plan contains numerous measures to encourage use of alternative transportation modes, including reduced parking, new resident and employee packets, an on -site TDM coordinator, bike lockers, sustainable transportation incentives, etc.

The Project will not conflict with an applicable congestion management program and will not result in a change in air traffic patterns. The Project will not substantially increase hazards due to a design feature or incompatible uses, result in inadequate emergency ac cess or inadequate parking capacity, conflict with other adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities. All safety elements will be desig ned to meet applicable California Building, Fire, Safety and any other requirements.
e. Approval of the Project will not result in any significant effects relating to noise with the incorporation of Project conditions of approval. The Project, as conditioned, will not expose persons to, or generate, noise levels, groundborne vibration, or groundborne noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards, and will not create a substantial permanent increase in ambient noise levels in the Project vicinity above existing levels.

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The Project may expect a substantial temporary or periodic increase in groundborne vibration during construction. Noise generated during construction would differ depending on the construction phase and the type and amount of equipment used at the construction site. The Applicant will be required to abide by the Project conditions of approval, construction work hours, and the City’s Noise Element and Noise Ordinance.
f. Approval of the Project will not result in any significant effects relating to air quality.

The Project will not conflict with or obstruct implementation of the applicable air quality plan, violate any air quality standard or contribute substantially to an existing or Projected air quality violation, result in a cumulatively considerable net increase of any criteria pollutant, expose sensitive receptors to substantial pollutant concentrations, or create objectionable odors affecting a substantial number of people.

The Project will have limited impact on air quality and would not subject surrounding businesses, visitors, residents, and/or neighbors to objectionable odors.

The Project would not result in additional exposure of sensitive receptors to substantial pollutant concentrations in the long term but has the potential to generate dust and other pollutants, during demolition, grading, and construction. The impact of dust generated by demolition, grading and/or construction activities is temporary in nature and limited to site preparation and future construction of the new development. The Project conditions of approval would minimize dust and vehicle emissions during grading and construction activities. g. Approval of the Project will not result in any significant effects relating to water quality. The Project will not violate any water quality standards or waste discharge requirements or substantially deplete groundwater supplies or interfere substantially with groundwater recharge as the site is not serviced by nearby wells, nor will it alter the existing drainage pattern of the site or area, create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems.

The Project will not otherwise substantially degrade water quality or place housing or structures within a 100-year flood hazard area since the Project is not located within a 100-year flood plain.
h. The site is adequately served by all required utilities. The Project would not exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board, require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, require or result in the construction of new storm water drainag e facilities or expansion of existing facilities. The Public Works department has determined that there is adequate infrastructure capacity serving the site to adequately handle the increases. The Project is conditioned to obtain a Will Serve letter from CalWater prior to issuance of any building permit.

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i. The site is adequately served by all required public services. The Project would not result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, in order to maintain acceptable service ratios, response times or other performance objectives for Fire protection, Police protection, Schools, Parks, or other public facilities. The Project will be subject to various impact fees, and is located in an urbanized area served by municipal services, therefore it is not anticipated to significantly impact public services or require the additional construction of public facilities as the proposed multi -family residential use can be accommodated with existing levels of service.

4. Under the HAA, the City has determined that the proposed tree removal s will not have a specific, adverse impact on public health or safety , because the Project meets all objective standards and provides adequate replacement landscaping and tree plantings, and payment of in -lieu fees that are equivalent to value of landscape units of removed trees all in compliance with Municipal Code Chapter 23.40 (Site Development Planning Application for Tree Removal). Therefore, the Project is consistent with the applicable policies and objective standards of the City’s Site Development Planning Application for Tree Removal.

5. The Project is consistent with the applicable policies of the City’s General Plan and conforms to applicable policies and objective standards of the Land Use, Circulation, Urban Design, Housing, Conservation and Open Space, and Noise Elements, as follows:
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 both office uses and multi - family residential uses, which also complements 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 to further the downtown area as the social, cultural, and economic center of the City. b. In conformance with Policies C2.5 and 2.10 of the Circulation Element, a Transportation Impact Analysis and Transportation Demand Management Plan have been prepared for the Project. The Project will also install new pedestrian enhancements such as sidewalk s, ramps, and streetlights in conformance with Policies C4.4 and C4.5. Lastly, the Project is within 0.5-mile of a major public transit stop, which is the Downtown San Mateo Caltrain Station . Therefore, subject to Government Code Section 65863.2 (Assembly Bill 2097 ), there are no minimum parking requirements or parking in-lieu fees for this Project. c. The Project conforms to Policies UD 2.3 of the Urban Design Element in that the proposed design and materials will greatly enhance an area without a predominant style. The Project proposes a Spanish Revival Style building with traditional elements, such as arched entries and enhanced building corners, and uses high- quality materials that consist of cast stone base and cement plaster walls. In

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addition, the Project provides an abundance of public improvements and open space opportunities, such as a mini dog park, widened sidewalks and public plaza, in conformance with Policies UD 2.5 and 2.9.
d. The Project conforms to Polic y H1.3 of the 2023 -2031 Housing Element in that the Project provides 120 new rental housing units in a mixed-use building. In addition, the Project devotes twelve of the total units to the very low-income category and will be responsible for payment of a Commercial Linkage Fee in conformance with the City’s below-market-rate inclusionary program and Policy H3.3. 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 it will plant a total of 19 new trees, 11 of which are street trees that are proposed in conformance to the Street Tree Master Plan. The Project will pay an in-lieu fee for the remainder of any trees that are not replaced on-site.
f. The Project conforms to Policies N1.1 and N1.2 of the Noise Element in that a Noise and Vibration Report was prepared for the Project, which provides noise reduction measures and recommendations. An Acoustical Analysis will be required for the Project at the building permit stage to ensure that operational 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.

6. The Project conforms to applicable policies and objective standards of the City’s Downtown Area Plan, as follows:
a. In conformance with Policy I.3, the Project proposes a well-designed Spanish Revival Style building at an appropriate building scale and massing , which s erves as a landmark entrance to the downtown core from east of the railroad corridor. The Project also integrates new street trees, sidewalks and a public plaza to further enhance pedestrian connectivity from 9
th Avenue and S. Claremont Street to the
downtown core.
b. The Project conforms to Policies II.8 and II.10 in that the Project integrates both office and residential uses in the E2-2 zoning district to support the downtown retail core and complement the existing office, commercial, and residential uses in the surrounding South Claremont sub-area.
c. The Project’s proposed building setbacks (7’-6”) and building height (53’-6” plate line) conforms to the minimum setbacks and building height provisions of the Zoning Code and provides enhanced sidewalks along the Project street frontages for substantial conformance with Polic ies III.2 and III.3. The Project proposes to increase the maximum bulk or Floor Area Ratio (FAR) limits from 2.0 to 3.0 and to reduce at-grade open space from 20% to 15%, which are allowed as a waiver and concession request under the State Density Bonus Law (California Government Code Section 65915). d. In conformance with Policies III.7 and III.8, the Project activates the pedestrian realm with new landscaping, bicycle parking , street trees at the street- level that is

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consistent with the Street Tree Master Plan and other recently approved development projects in the downtown area.

7. The Special Use Permit (Municipal Code Section 27.74.020) application and associated Conditions of Approval to allow residential uses are approved based on the findings that:
a. The Project is a mixed-use development that results in an increase of office uses (approximately 7,606 square-feet of net new gross floor area) and new housing units, which is consistent with the existing uses of the site and surrounding neighborhood. The Project has also been analyzed to not cause disturbance to the surrounding neighborhood with respect to traffic or noise.
b. Granting of the Special Permit for residential uses will not adversely affect the general health, safety and/or welfare of the community nor will it cause injury or disturbance to adjacent property by traffic or by excessive noise, smoke, odor, noxious gas, dust, glare, heat, fumes or industrial waste given that the proposed residential uses are compatible with existing residential uses to the northwest and has been conditioned to address these concerns through a detailed construction plan and implement ation of trip reduction measures.

8. The Site Plan and Architectural Review (Municipal Code Section 27.08.030) application for construction of a mixed -use building and associated Conditions of Approval are approved based on the following findings:
a. The structures, site plan, and landscaping are in scale and harmonious with the character of the neighborhood in that:
i. The Project proposes a high-quality, Spanish Revival Style building using traditional details and contemporary materials that positively enhance the existing neighborhood character of the surrounding area; ii. The Project serves as a positive transition between the existing office, commercial and residential uses within the South Claremont neighborhood to the downtown retail core, by providing new sidewalks, street trees and streetlights to further enhance the 9
th Avenue corridor;
iii. The Project provides substantial site plan and landscape improvements to create an inviting, walkable pedestrian realm that substantially conform with the City’s guidelines relating to sidewalks.
b. The development will not be detrimental to the harmonious and orderly growth of the City in that:
i. The Project is consistent with Land Use Policy LU 1.14 of the City’s General Plan allowing residential uses in nonresidential land use areas without a residential overlay district through a Special Use Permit. The Project provides residential and

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office uses that together complement existing commercial and residential uses in the vicinity and in the downtown core to the west;
ii. The Project has analyzed traffic, circulation, parking, and noise to minimize impacts to the neighborhood;
iii. The Project is consistent with the General Plan and Zoning Code excepting standards modified under the State Density Bonus law; and, iv. The Project is in substantial conformance with the Downtown Area Plan, Bicycle Master Plan, and Citywide 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 and residential uses at high intensities and densities in an area well-served by public transit; ii. The Project provides new, quality housing units, particularly rental housing to further opportunities for those unable to manage the expense of ownership housing; and,
iii. The Project optimizes the Project vicinity’s development potential for mixed-use commercial and residential uses to further downtown as the social, cultural and economic center of the City.
d. The development meets all applicable standards as adopted by the Planning Commission and City Council, conforms with the General Plan, and will correct any v iolations of the zoning ordinance, building code, or other municipal codes that exist on the site, including the City’s Protected Tree Ordinance and replacement planting requirements. e. The development will not adversely affect matters regarding police prote ction, 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.

9. The Site Development Planning Application (Municipal C ode Section 23.40.040) for the removal of major vegetation and associated Conditions of Approval are approved based on the following findings:
a. The Project will result in the removal of 32 existing trees, seven of which qualify as heritage trees. The removal of these trees is necessary to accommodate the development of the proposed Project building, stormwater treatment and site improvements . Staff assessed the heritage trees proposed for removal and determined the trees to be in low- moderate health with low suitability for preservation. The Project proposes appropriate replacement landscaping to enhance the site and pedestrian realm through planting of 19 trees, including 11 new street trees along both frontages of the Project. All proposed

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street trees comply with the City’s Street Tree Master Plan’s list of designated tree species for the Project site.
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 19 new trees, 11 of which are street trees, as shown on the Project plans, and/or through the payment of a fee to the City’s tree planting fund.

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CITY OF SAN MATEO PLANNING APPLICATION

CONDITIONS OF APPROVAL
PA-2022-047, 477 9TH AVE., SUP + SPAR + SDPA

477 9TH AVE 101, SAN MATEO, CA 94402-1854
PARCEL # 033281130
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 BELOW MARKET RATE (INCLUSIONARY) PROGRAM – The applicant shall identify the Below Market Rate (BMR) units on the floor plans on all building permit plans to demonstrate compliance with the City’s BMR (Inclusionary) Program. BMR units shall:
(A) Consist of two studios, five one-bedrooms, and five two-bedroom units. (B) Have exterior design and appearance compatible with and substantially the same as market rate units within the project, including landscaping; (C) Be distributed throughout the development project as approved by the City; (D) Have similar access to the unit from the exterior as market rate units; (E) Contain proportionately the same number of bedrooms as market rate units; (F) Generally be of comparable size to similar market rate units, or they may be up to 10% smaller than market units if they meet the following minimum sizes:
• Studio Units - 450 square feet
• One bedroom units - 600 square feet

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PA-2022-047, 477 9TH AVE., SUP + SPAR + SDPA
As approved on __________

• Two bedroom units - 900 square feet
• Three bedroom units - 1100 square feet
(G) Have access to all on-site amenities; and
(H) Interior unit amenities such as floor covering, appliance and other fixtures, shall be specified in the BMR agreement executed prior to issuance of building permit and may differ from market rate units; and,
(I) Have equal proportion of units with and without balconies as market rate units, if applicable.
(PLANNING/HOUSING)

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 CONSTRUCTION NOISE – As required in the Noise and Vibration Assessment prepared by Illingworth & Rodkin dated August 25, 2023, 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, as such the applicant and contractor shall incorporate the following standards:
(a) The applicant or their designated contractor shall prepare a detailed construction plan identifying the schedule for major noise-generating construction activities. This construction plan shall be submitted to the Building and Planning Division subject to the review and satisfaction of the Community Development Director, or their designee prior to the issuance of any construction, grading or demolition permit. (b) The applicant or their designated contractor shall designate a “disturbance coordinator” who would be responsible for responding to any complaints about construction noise. 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 or their designated contractor shall conspicuously post a construction project sign that includes 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) The applicant or their designated contractor shall provide a plan for construction staging areas, which 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. The construction staging plan shall be submitted to the Planning Division and Public Works, subject to review and satisfaction of the Community Development and Public Works Directors, or their designees, prior to

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PA-2022-047, 477 9TH AVE., SUP + SPAR + SDPA
As approved on __________

issuance of any construction, grading or demolition permit. (d) Quieter saws, cement mixers, cranes, dozers, excavators, graders, and pavers shall be selected. No individual device or piece of equipment shall produce a noise level exceeding 90 dBA at a distance of 25 feet from the source, in accordance with San Mateo Municipal Code section 7.30.060(e).
(e) All internal combustion engine-driven equipment shall be equipped with intake and exhaust mufflers that are in good condition and appropriate for the equipment. (f) Idling of internal combustion engines for longer than five minutes in duration shall be strictly prohibited.
(g) Stationary noise-generating equipment shall be located as far as possible from sensitive receptors and property lines. If they must be located within 30 feet of receptors and property lines, adequate muffling (with temporary barriers where feasible and appropriate) shall be used to reduce noise levels at the adjacent sensitive receptors to 90 dBA. All temporary barriers used shall be eight feet in height at minimum, continuous from grade to top, with no cracks or gaps, and have a minimum surface density of three pounds per square foot (e.g., one-inch thick wood fence boards). (h) Construction contractors and subcontractors shall utilize “quiet” air compressors and other stationary noise sources where technology exists. (PLANNING)

5 EXCAVATED SOILS – The applicant shall submit a compliance letter from San Mateo County Environmental Health Services to the Planning Division subject to the satisfaction of the Community Development Director, or their designee, prior to issuance of a demolition or site development permit, whichever is issued first. The compliance letter shall indicate 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 letter shall document how the project complies with city, regional, state, and federal laws that require the safe handling, removal, and disposal of hazardous building materials, prior to the start of building demolition activities. (PLANNING)

6 LANDSCAPE SOIL TESTING – The applicant shall submit a soils report prepared by a Soil Testing Laboratory for review and approval by the Planning Division. The report shall analyze the existing soil conditions and recommend any corrective action or soil amendment necessary to make the soil suitable to support the proposed plantings. Any proposed corrective action or soil amendments shall be incorporated into the landscape plans to the satisfaction of the Community Development Director or his/her designee. (PLANNING)

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PA-2022-047, 477 9TH AVE., SUP + SPAR + SDPA
As approved on __________

7 NESTING BIRDS AND MIGRATORY RAPTORS – All potential nesting substrates (e.g., bushes, trees, grasses, and other vegetation) that are planned to be removed by the project shall be removed prior to February 1 or after August 31, unless the applicant or his/her designee complies with the following procedures:
(A) Should construction activities be scheduled between February 1 or after August 31, pre-construction surveys shall be conducted by a qualified ornithologist to ensure that no nests will be disturbed during project implementation. These surveys shall be conducted no more than 14 days prior to the initiation of construction. During this survey, the ornithologist shall inspect all trees and other potential nesting habitats within 250 feet of the limits of construction activities. If an active nest is found sufficiently close to work areas to be disturbed by these activities, the ornithologist shall determine the extent of a construction-free buffer zone (typically 250 feet for raptors and 50 feet for other species), to ensure that nests of species protected by the Migratory Bird Treaty Act and California Department of Fish & Wildlife shall not be disturbed during project implementation. These buffers may be increased or decreased, as appropriate, depending on the bird species and the level of disturbance anticipated near the nest with the permission of the ornithologist. (B) The applicant shall submit a report prepared by a qualified ornithologist 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. (PLANNING)

8 PAYMENT OF OUTSTANDING PLANNING APPLICATION FEES – The applicant shall pay all outstanding planning application fees. (PLANNING)

9 PHASING PLAN – The applicant shall submit a complete phasing plan indicating all on-site and off-site infrastructure improvements and their estimated duration of construction.

The applicant shall also indicate at what phase each off-site improvement is to be constructed. This plan shall be subject to the review by the Community Development Director or his/her designee. (PLANNING)

10 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

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PA-2022-047, 477 9TH AVE., SUP + SPAR + SDPA
As approved on __________

in the annual Comprehensive Fee Schedule upon permit issuance, or a combination of both. (PLANNING)

11 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)
12 AMMR FOR EMERGENCY ESCAPE AND RESCUE OPENINGS FACING THE COURTYARD, LEVELS 3 TO 5 – The applicant shall, as a prerequisite to obtaining any permit issuance, submit an Alternative Means and Methods Request (AMMR) to the Building Division. The AMMR shall be subject to review and approval by the Building Official. The application must include previously approved AMMR by the San Mateo Consolidated Fire Department (SMCFD), to support the proposed alternative methods of compliance. (BUILDING)

13 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)

14 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)

15 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)

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PA-2022-047, 477 9TH AVE., SUP + SPAR + SDPA
As approved on __________

16 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)

17 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)

18 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 Official or his/her designee. (BUILDING)

Fire Department (PA)
19 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)

Public Works Department (PA)
20 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)

21 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,

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inspection and survey services that may be required during plan check and construction of the project. The amount of the deposit shall be 0.3% of the project valuation or $30,000, whichever is greater. The amount of the initial deposit shall not exceed $100,000. 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 will refund any portion of the deposit not utilized. (PUBLIC WORKS)

22 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)

23 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)

24 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)

25 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)

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26 REVERSION TO ACREAGE FINAL MAP – The applicant shall file a final map, prepared by a person authorized to practice land surveying in California, to eliminate the condominium subdivision on the parcel in conformance with San Mateo Municipal Code Chapter 26.52.

The reversion to acreage final map shall be approved by the Department of Public Works prior to City Council approval and recorded by the County Recorder’s Office prior to issuance of the first building permit.

A map guarantee shall be submitted to the City, by the applicant’s title company, prior to release of the map to the title company for recordation. Prior to the City’s release of the final map to the title company, the applicant may, at the discretion of the Director of Public Works 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)

27 STORMWATER POLLUTION PREVENTION PERMIT – The applicant shall obtain a Stormwater Pollution Prevention Construction permit, paying the required fees and posting the required cash deposit, for all work 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. (PUBLIC WORKS)

28 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 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)

CDD Arborist (PA)
29 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

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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)

30 TREE PROTECTION PLAN – Prior to the issuance of any building permit, an Arborist report and protection plan shall be required. All tree protection measures shall be consistent with the following Code requirements (SMMC 13.40.080):

I. Six (6’) foot high chain-link fence shall enclose the entire Tree Protection Zone (TPZ) of the tree(s). When fencing the TPZ area is not feasible, Trunk wraps in combination with Root & Soil buffers as specified in the Administrative Guidelines shall be installed within the TPZ to protect the trunk, roots, and branches from injury and avoid soil compaction.

II. Soil Compaction and disturbance from vehicles, storage of materials, structures, paving, excavation, grading, soil deposit, drainage, leveling, etc., shall be avoided within the TPZ.

Otherwise, provisions must be made in the TPP to protect roots from injury and avoid soil compaction.

III. Trenching or excavation for irrigation, utility lines, services, pipe, drainage, or other improvements below grade shall be located outside of the TPZ. Otherwise, provisions must be made in the TPP to protect roots from injury and avoid soil compaction.

IV. Pruning and Removal of Protected Trees shall be avoided. Otherwise pruning specifications must be made in the TPP. A separate per mit shall be required when pruning
more than 25% of existing foliage or cutting roots closer than six (6) times the trunk diameter of a Protected tree.

V. Disposal or depositing of oil, gasoline, chemicals, paints, solvents, or other materials within the TPZ or in drainage channels, swales, or areas that may lead to the TPZ shall be avoided.

VI. Periodic monitoring for Protected trees by the Project Arborist is required on a regular basis and whenever activities occur within the TPZ.

VII. The approved TPP shall contain the signature of the property owner and permit applicant. (CDD ARBORIST)

31 TREE PROTECTION VERIFICATION LETTER – To verify that all tree protection measures are properly implemented, the applicant shall submit a tree protection verification letter prepared by the project arborist to the Building Division that includes photographs showing the tree protection installed. The letter shall also include a schedule of future inspections by the Project Arborist. The verification letter is subject to the review and

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satisfaction of the Community Development Director, or his/her designee. (CDD

ARBORIST)

The following conditions shall be satisfied prior to issuance of a BUILDING PERMIT FOR THE SUPERSTRUCTURE.

Planning Division (PA)
32 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 Municipal Code, whichever is more restrictive, subject to the satisfaction of the Community Development Director, or his/her designee. (PLANNING)

33 CHILD CARE DEVELOPMENT FEE – The applicant shall pay a Child Care Development Fee subject to the rate established in the Comprehensive Fee Schedule in effect on January 13, 2022. (PLANNING)

34 COMMERCIAL LINKAGE FEE – The applicant shall pay the Affordable Commercial Housing Linkage Fee in accordance with Municipal Code Section 23.61 and Resolution 84 (2016), subject to the rate established in the annual Comprehensive Fee Schedule in effect on January 13, 2022. (PLANNING)

35 EXTERIOR LIGHTING – An exterior lighting plan and light standard details shall be included in the plans submitted for building permit(s). The plans shall include: 1) the location on the property where each type of outdoor luminaire will be installed, indicating the type of fixture; and 2) the specifications for each outdoor luminaire to be installed including the manufacturer’s catalog cuts, photometric study and drawings. All outdoor lighting shall comply with San Mateo Municipal Code 23.54 Building Security Code. Additionally, all outdoor lighting that is not regulated by State or federal law, shall be fully shielded with an opaque or translucent cover to avoid glare, and shall be downward directed, such that all light emitted by the fixture, either directly from the lamp or a defusing element, or indirectly by reflection or refraction from any part of the luminaire is below the horizontal plane, as determined by photometric test or certified by the manufacturer. (PLANNING/POLICE)

36 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

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Establishment Maintenance Period, which consists of three (3) growing season months (March through October) for all proposed landscaped areas. (PLANNING)

37 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)

38 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)

39 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)

40 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 Director, or his/her designee. (PLANNING)

Building Division (PA)
41 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)

42 WATER CONSERVATION IN LANDSCAPING – The applicant shall submit a completed Water Conservation in Landscaping Screening Form. If the screening form indicates the project is

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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)
43 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)

44 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)

45 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)

Police Department (PA)
46 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)

47 PARKING GARAGE SECURITY – The building permit plans for the superstructure shall show:

(A) Electrically operated closures to prevent unauthorized access into the parking garage.

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.

(B) Access to the parking garage shall be restricted outside of standard business hours (restricted hours defined as bank holidays, Saturday, Sunday, and Monday through Friday

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from 6:00pm to 6:00am, or as specified in a shared use agreement the City is a party to).

(C) Openings into the garage which are not for vehicular or human passage shall be provided with security grilles or screens.

(D) Digital keypads and/or wireless “click to enter” systems complying with SECURED BUILDING ACCESS BY EMERGENCY PERSONNEL shall be provided to allow for entry into all portions of the garage at all times.

(E) If egress doors are required by code to connect secure garage spaces with different uses, the egress doors shall be alarmed and monitored.

(F) Exterior doors or gates providing access into secure areas of the parking garage shall be equipped with self-closing devices, locked during restricted hours, and only be accessible when garage access is restricted through the use of keys, key fob or remote keyless entry system devices furnished to building tenants.

(G) 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.

(H) Parking spaces shall not be numbered to coincide with interior unit numbers.

(I) 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)

48 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)

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49 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:

(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)

50 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. 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)

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51 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)

52 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)

53 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)
54 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 (MH 284-19X to MH 305-05X). The video inspection shall be done by a professional sanitary sewer video inspection company in accordance with City standards and the Sewer System Management Plan (SSMP) and shall 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 his 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)

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55 COVERED PARKING GARAGE DRAINAGE – The building permit plans for the superstructure shall show that water from the covered parking garage shall not be discharged onto the public street. The applicant shall direct discharge from covered or 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)

56 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 extent feasible, subject to the approval of the Director of Public Works or
designee. 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. Projects that include permanent stormwater treatment measures shall comply with requirements of Section C.3 of the California Municipal Regional Permit. The applicant shall prepare a Stormwater Management Plan (SWMP) that includes, at a minimum, exhibit(s) showing drainage areas and location of Low Impact Development (LID) treatment measures; project watershed; total project site area and total area of land disturbed; total new and/or replaced impervious area; treatment measures and hydraulic sizing calculations; a listing of source control and site design measures to be implemented at the site; hydromodification management measures and calculations, if applicable; NRCS soil type; saturated hydraulic conductivity rate(s) at relevant locations or hydrologic soil type (A, B, C or D) and source of information; elevation of high seasonal groundwater table; and a brief summary of how the project is complying with Provision C.3. Stormwater treatment measures that treat on- site stormwater runoff shall be located on-site. If stormwater treatment measures need to be placed in the public right-of-way, the project shall treat the stormwater runoff from the
public right-of-way up to the centerline along the project frontage they are installed. 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

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Office. The building permit plans for the superstructure shall show drainage. (PUBLIC WORKS)

57 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)

58 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 run- on 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)

59 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)

60 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)

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61 PARK IN-LIEU/IMPACT FEES – 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)

62 PARKING LOTS – The building permit plans for the superstructure shall include all required off street parking lots, showing proper grading, drainage, ramps profile, and parking dimensions in conformance with City parking standards. Drainage should be directed to adjacent landscaping wherever possible. (PUBLIC WORKS)

63 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.

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:

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(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 – The applicant shall replace all sidewalk along the project frontage as shown on the approved planning application plans. Sidewalk shall be constructed per City Standard Drawings. (PUBLIC WORKS)

(C) CURB RAMPS – The applicant shall construct one (1) curb ramp in accordance with Caltrans Standard Plans at the corner of 9th Avenue and South Claremont Street. The actual ramp "Case" shall be identified on the plans and shall be approved by the Director of Public Works or designee. (PUBLIC WORKS)

(D) CURB AND GUTTER – The applicant shall replace to existing City standards all curb and gutter along the project frontage. Curb and gutter shall be constructed per City Standard Drawings. (PUBLIC WORKS)

(E) DRIVEWAY APPROACHES – The applicant shall remove and replace two (2) driveway approaches per Caltrans Standard Plans as shown on the approved planning application plans. (PUBLIC WORKS)

(F) SEWER LATERAL – The applicant shall install two (2) sewer lateral connections from the property line to the sewer main located in the street right of way on South Claremont Street. The installation shall be done in accordance with City Standard Drawings. (PUBLIC WORKS)

(G) STORM DRAIN - The applicant shall abandon the existing 18-inch storm drainpipe on the south east approach of the 9th Avenue and S Claremont Street intersection and install a new 18-inch storm drainpipe and connect to the existing upstream curb inlet and downstream manhole. The applicant shall install all other storm drain facilities, including but not limited to manholes and catch basins, to accommodate new storm drain connections and stormwater treatment measures in accordance City Standards

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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 is required to submit plans, drawings and hydrology report for review and approval by the Public Works Director or designee. (PUBLIC WORKS)

(H) STREETLIGHTS AND INFRASTRUCTURE – The applicant shall furnish and install 13 cobra head street lights and necessary infrastructure in accordance with the photometric analysis prepared as part of the approved planning application. The Streetlight Improvement Plan shall show all electrical conduits, pull boxes, service connections, fuse holders, bus fuses and all other electrical components necessary to construct the improvements. The Streetlight Improvement Plan shall include voltage drop calculations for all streetlight circuits that will be modified. A maximum of 5% voltage drop is allowed on streetlight circuits. The plans shall include circuit maps that show the full extent of all existing and proposed streetlight circuits that include streetlights on both sides of the street along all project frontages. Circuit maps shall contain all necessary information to facilitate review of the voltage drop calculations, including but not limited to length of conductor runs, luminaire wattage, conductor sizes, circuit voltage, and location of the electrical service connection. It shall be the responsibility of the developer to field verify existing streetlight facilities as needed to prepare the Streetlight Improvement Plan. The Streetlight Improvement Plan shall be approved by the Director of Public Works or designee. If an application for change to electrical service is required by PG&E the City shall submit the application. The developer shall assist the City by providing all documents required as attachments to the application. 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)

64 SANITARY SEWER CONNECTION 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)

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65 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)

66 SIDEWALK EASEMENT – The owner shall dedicate an easement for sidewalk and pedestrian access purposes as delineated in the approved planning application plans. The easement shall be approved by the Director of Public Works or designee, recorded with the County Recorder’s Office, and a recorded copy of the document returned to the City prior to the release of the building permit for the superstructure. The easement may also be dedicated on any associated parcel or subdivision map. The building permit plans for the superstructure shall show all easements. (PUBLIC WORKS)

67 SOUTH TRUNK AREA SEWER IMPROVEMENT FEE – In order to meet the increased demands on the South Trunk Sewer system created by this project, the applicant shall contribute fees toward the construction cost to increase its capacity based upon the project’s average projected sanitary flow, as established by San Mateo Municipal Code Chapter 3.54.080. 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)

68 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)

69 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)

70 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. Trash

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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)

71 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)

72 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)

73 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.

The developer shall underground 420 linear feet of overhead electrical distribution lines along the project frontage on South Claremont Street.

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 prior to final design. Any utility conflicts shall be the responsibility of the developer to rectify. (PUBLIC WORKS)

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74 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)

75 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)
76 ACOUSTICAL COMPLIANCE LETTER – The applicant shall submit an acoustical compliance 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)

77 FINANCIAL SECURITIES FOR ONSITE PRIVATE LANDSCAPING – The applicant shall submit a cost estimate and financial securities in a form and amount sufficient to ensure the installation of all approved onsite private landscape improvements including all new trees, to the satisfaction of the Community Development Director or his/her designee. The Project Planner shall conduct and pass a follow-up inspection in accordance with Section

27.71.060 of the Municipal Code in order to reclaim the financial securities after all landscaping has sustained a Plant Establishment Maintenance Period of three consecutive growing season months (March through October). (PLANNING)

78 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)

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79 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)
80 ART IN PUBLIC PLACES – The applicant shall comply with Section 23.60 of the San Mateo Municipal Code for Art in Public Places. (BUILDING/PLANNING)

81 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)

82 WATER CONSERVATION IN LANDSCAPING – (This condition applies when there is 2500 sqft or more landscaping work performed to the project site) 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 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)
83 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)

84 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

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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)
85 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 PDF and the AutoCAD Version being used by the City at the time of completion of the work. (PUBLIC WORKS)

86 RESTORATION OF ROADWAY – The applicant shall grind and overlay the entire width of South Claremont Street and 9th Avenue along the project frontage including the intersection with 2.5 inches of asphalt concrete and provide deep-lift restoration as directed by the Public Works Inspector. If the street abutting the property is classified as being in a failed condition or a Pavement Condition Index (PCI) of 50 or below prior to final restoration, the applicant will be required to reconstruct the street including the base course. Final pavement restoration shall be subject to the review and approval of the Director of Public Works or designee. (PUBLIC WORKS)

87 STORMWATER 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 on private property 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)

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88 TRANSPORTATION DEMAND MANAGEMENT (TDM) PROGRAM – A Transportation Demand Management (TDM) Plan has been prepared for this project (477 9th Avenue TDM Plan, dated November 2023). 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)

89 TRANSPORTATION MANAGEMENT ASSOCIATION (TMA) – The property owner or designee is required to participate in the Downtown TMA, including annual payment of membership dues, when it has been established by the City. The TMA will develop TDM measures and make them available to both existing and future development within the Downtown area. (PUBLIC WORKS)

CDD Arborist (PA)
90 FINAL ARBORIST REPORT – The Project Arborist shall perform a final site inspection and submit a final arborist report to the Building Division. At minimum, the final arborist report shall confirm that the approved tree protection measures were implemented and shall assess the condition of Protected Tree(s). Any damage to existing Protected Tree(s) shall be subject to replacement and/or penalties in accordance with Municipal Code Section 13.40.160 subject to the satisfaction of the Community Development Director, or his/her designee. (CDD ARBORIST)

The following conditions shall be met prior to the approval of the FINAL MAP or PARCEL MAP.

Public Works Department (PA)
91 SUBDIVISION IMPROVEMENT AGREEMENT – The applicant shall enter into a subdivision improvement agreement with the City per Gov. Code Section 66462(a) and shall arrange to provide security for the public improvements to be completed. The agreement will be forwarded to the City Council for approval with the final map. (PUBLIC WORKS)

The following conditions shall be complied with AT ALL TIMES DURING THE CONSTRUCTION PHASE OF THE PROJECT.

Planning Division (PA)
92 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

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activities within 50 feet of the find, notify the Planning Manager and/or Project Planner, and retain a qualified archaeologist. The archaeologist shall evaluate the uniqueness of the find and propose recommendations for continuing construction to protect the find in consultation with the appropriate native American tribe and submit a summary of findings to the Project Planner. The applicant shall incorporate these recommendations into project construction. A final report detailing how these recommendations were met shall be provided prior to occupancy. (PLANNING)

93 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 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)

94 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)

95 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)

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96 VACANT LOT MAINTENANCE – Following entitlements, the applicant shall establish the project site as a vacant lot in accordance with Municipal Code Chapter 7.48, to alleviate visual blight and nuisance conditions associated with vacant lots, should existing structures remain vacant or construction activities cease for a period of more than 180 consecutive days. All vacant lots shall be improved and maintained at all times with landscaping and fencing; or in accordance with an approved maintenance plan; or by a third party through an agreement with the property owner, as approved by the Community Development Director, or his/her designee. Vacant lot maintenance of dormant construction sites may include, but is not limited to, provision of permanent fencing, landscaping, and ongoing maintenance of weeds, debris, and stockpiling of materials. (PLANNING/BUILDING)

Building Division (PA)
97 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)
98 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)

99 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)

100 DEMOLITION – The applicant shall comply with the California Fire Code Chapter 33 during all phases of construction of the project. (FIRE)

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101 EGRESS – The applicant shall maintain required egress for all adjacent buildings/properties. (FIRE)

102 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)
103 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-new- redevelopment/construction-best-practices/
(PUBLIC WORKS)

104 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)

105 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)

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106 MATERIAL HAULING – For material delivery vehicles equal to, or larger than two-axle, six- tire 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 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 will 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 will be 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)

107 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.

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

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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 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.

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(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)

CDD Arborist (PA)
108 PROJECT ARBORIST INSPECTIONS – The Project Arborist shall submit a report to the Building Division within five business days after each of his/her inspection documenting the condition of trees, protection measures changes or adjustments, and/or any damages to Protected trees. (CDD ARBORIST)

109 TREE PROTECTION MEASURES – All approved tree protection measures shall remain in place and be properly maintained during all phases of construction. The applicant or contractor shall notify the Project Arborist in advance when construction operations are to be performed within the Tree Protection Zone of protected trees. (e.g. trenching, excavation, grade changes, etc.) Adjustment of Tree Protection Measures requires approval from the City Arborist. (CDD ARBORIST)

The following conditions shall be complied with AT ALL TIMES that the project permitted by this planning application occupies the premises.

Planning Division (PA)

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110 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 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)

111 EXTERIOR LIGHTING AND REPLACEMENT LIGHTING – All outdoor lighting, including any replacement lighting, that is not regulated by State or federal law, shall be fully shielded with an opaque or translucent cover to avoid glare, and shall be downward directed, such that all light emitted by the fixture, either directly from the lamp or a defusing element, or indirectly by reflection or refraction from any part of the luminaire is projected below the horizontal plane, as determined by photometric test or certified by the manufacturer. (PLANNING)

112 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)

113 ROADWAY AND UTILITY EASEMENT – The Applicant acknowledges that the Property is burdened by a non-exclusive 40-foot wide roadway and utilities easement that runs parallel to the railroad tracks for the length of the Property. At no time shall the construction or operation of the proposed project unreasonably interfere with any easement holders’ rights. The Applicant shall comply with the terms of the easement agreement at all times. (PLANNING/PUBLIC WORKS)

City Attorney (PA)

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114 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)

115 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)

Police Department (PA)
116 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)

117 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)

118 VIDEO SURVEILLANCE STANDARDS – The applicant shall install and operate for the life of the project a video surveillance system subject to the following requirements:

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As approved on __________

(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).

(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)
119 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 stormwater treatment devices on private property and 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

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PA-2022-047, 477 9TH AVE., SUP + SPAR + SDPA
As approved on __________

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.

(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)

120 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).

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APPLICATION FOR APPEAL Date
Filed:_____________________City of San Mateo
330 W. 20th Avenue
San Mateo, CA 94403
TO: City Council
Commission ______________________________________
Zoning Administrator
Other:___________________________________

APPELLANT
Name: Daytime Phone:

Email:

Address:

Street City Zip Code

SUBJECT
Project Being Appealed:

Address / Location:

State Reasons for Appeal and Particular Areas of Concern (if an appeal of Planning Applications conditions of approval, please list each condition appealed and the reason for your appeal):

Added Comments or Proposal (if any):

Appellant’s Signature Date
(Attach additional sheets if necessary)
Please refer to Comprehensive Fee Schedule for appeal filing fees.

Office Use Only
File #:

Fee:

Tentative Hearing Date:
■
Planning Commission/City Council
Michelle Maccarra

PA22-047 477 9th Ave. Mixed Use Development
477 9th Ave.
32 trees will be cut down for this project--7 of which are heritage trees. This is in direct conflict to the laws San Mateo has in place around tree preservation. Please reference Ch. 27.71 landscape for planning Applications,

27.71.150 Preservation of Existing Trees: (e) Preservation of Heritage Trees. (f) Protection of Existing Trees.

The majority of these heritage trees are on the perimeter of the building site--near the street/sidewalk or the back fence. The site design should make accommodations to preserve these trees and all of the additional trees should be transplanted in Central Park by the builder. The removal of these trees also goes against the 2030 General Plan--6.1 Tree preservation. Page 16 also includes 2 mitigation measures around protecting nesting birds and migratory raptors. San Mateo is quickly losing its canopy of old growth trees. Please preserve the trees--they can grow in harmony with the new development,if we build around them The trees are good for San Mateo and all the people who call it home.

As stated above the removal of the trees conflicts with the General Plan Policy C/OS 6.1: Tree Preservation.

This conflict represents a significant impact under CEQA and therefore requires the preparation of an EIR. In addition, the cumulative impact analysis in the Categorical Exemption analysis does not adequately address the cumulative impact of the removal of heritage trees in downtown or the City of San Mateo. There is no quantification of the number of heritage trees removed in San Mateo, which means the cumulative impact analysis is inadequate.

Many heritage and protected trees have been removed in the last few years and this project could represent a significant cumulative effect but the analysis needs to be completed. Please identify how many protected tree removal permits have been issued in the last 3 years.

Thank you,
Michelle Maccarra

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ATTACHMENT 3 – LOCATION MAP
PA-2022-047
477 9TH AVENUE, MIXED USE DEVELOPMENT
Address: 477 9th Avenue, San Mateo, CA 94402
Parcel Number: 033-281-130
Project Site
1000 feet

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477 9TH AVE

MIXED-USE DEVELOPMENT
June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

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THE PROPOSED PROJECT CONSISTS OF DEMOLITION OF AN
APPROXIMATELY 21,600 SQUARE FOOT, SINGLE-STORY OFFICE

BUILDING AND SURFACE PARKING THAT WAS CONSTRUCTED IN THE EARLY-1980'S. THE 1.6-ACRE SITE WOULD BE REDEVELOPED WITH 120 RENTAL DWELLING UNITS (80 UNITS ALLOWED BY ZONING AND 40 “BONUS” UNITS AUTHORIZED BY THE DENSITY BONUS LAW)
CONSTRUCTED OVER APPROXIMATELY 27,076 SQUARE FEET OF
OFFICE USES WITHIN A FIVE-STORY, 53'-6"-FOOT TALL BUILDING. THE

PROJECT WOULD ALSO INCLUDE A NUMBER OF RESIDENTIAL
AMENITIES AND OPEN SPACES, INCLUDING AN APPROXIMATELY 1,765 SQUARE FOOT FITNESS CENTER FOR RESIDENTS, A 2,639 SQUARE FOOT LOUNGE AREA, A 760 SQUARE FOOT RESIDENCE “CLUB AREA,” AS WELL AS A 649 SQUARE FOOT ROOF DECK AND 8,944 SQUARE FOOT CENTRAL COURTYARD COMMON AREA. THE BUILDING WOULD
INCLUDE A 3,262 SQUARE FOOT LOBBY/LEASING OFFICE AREA. THE PROJECT WOULD PROVIDE 141 VEHICLE PARKING SPACES IN AN
ABOVE-GROUND GARAGE AND 9 SURFACE PARKING SPACES, FOR A TOTAL OF 150 VEHICLE PARKING SPACES; AND 132 LONG-TERM
BICYCLE PARKING SPACES IN A SECURE AREA AND 12 SHORT-TERM BICYCLE PARKING SPACES. PROJECT WILL HAVE 12 TOTAL BMR UNITS.

AP0.01
AP0.02
AP0.03
AP0.04
AP0.05
AP0.06
AP0.07
AP0.08
AP0.11
AP0.12
AP0.13
AP0.14
AP0.15
AP0.20
AP0.30
AP0.31
AP0.32
AP0.33
AP0.34
AP0.35
AP0.36
AP0.37
AP0.38
AP0.39
AP0.40
AP0.42
AP1.00
AP2.01
AP2.02
AP2.03
AP2.04
AP2.05
AP2.06
AP3.00
AP3.01
AP3.10
AP3.20
AP3.21
AP4.0

PROJECT INFORMATION

PROJECT DATA SUMMARY

CODE ANALYSIS

EXISTING CONDITIONS

PERSPECTIVE

PERSPECTIVE

PERSPECTIVE

PERSPECTIVE
EGRESS DIAGRAM - FLOOR 1
EGRESS DIAGRAM - FLOOR 2
EGRESS DIAGRAM - FLOOR 3
EGRESS DIAGRAM - FLOOR 4
EGRESS DIAGRAM - FLOOR 5

EXTERIOR LIGHTING PLAN

SHADOW STUDIES
FAR DIAGRAM - FLOOR 1
FAR DIAGRAM - FLOOR 2
FAR DIAGRAM - FLOOR 3
FAR DIAGRAM - FLOOR 4
FAR DIAGRAM - FLOOR 5

ALLOWABLE AREA CALCULATIONS
ALLOWABLE AREA - FLOOR 1
ALLOWABLE AREA - FLOOR 2
ALLOWABLE AREA - FLOOR 3

ALLOWABLE OPENING CALCULATIONS

OPEN SPACE DIAGRAM

SITE PLAN
5 3PERSPECTIVE PROJECT SUMMARY
APPLICANT/ OWNER:

THE MARTIN GROUP
1970 BROADWAY SUITE 745
OAKLAND, CA 94612
CONTACT:

CIVIL
SANDIS
636 9TH ST
OAKLAND, CA 94607
CONTACT:

FLOOR 1 - PLANSTEPHEN SIRI NATHAN ALLEN
[email protected] [email protected]
(415) 429-6044
FLOOR 2 - PLAN
FLOOR 3 - PLAN
ARBORIST: FLOOR 4 - PLAN
FLOOR 5 - PLANARCHITECT: HORTSCIENCE | BARTLETT
CONTACT:

DARYA BARAR

BDE ARCHITECTURE
950 HOWARD STREET
SAN FRANCISCO, CA 94103
CONTACT:

ROOF - PLAN

BUILDING ELEVATIONS

BUILDING ELEVATIONS

MATERIAL BOARD
[email protected]

JON ENNIS
[email protected]
(415) 967-6807 BUILDING SECTIONS

WALL SECTIONS

UNIT PLANSLANDSCAPE ARCHITECT

GUZZARDO PARTNERSHIP
181 GREENWICH ST
SAN FRANCISCO, CA 94111
CONTACT:

AP4.1 UNIT PLANS
AP4.2 UNIT PLANS
L-1.1 - L-7.1
C-0 - C-8.1
TR0.1 - TR2.0

LANDSCAPE SHEETS

CIVIL SHEETSMARCO LEI
[email protected] TRASH MANAGEMENT
4 2 1SITE MAP PROJECT TEAM SHEET INDEX
PROJECT INFORMATION AP0.01
477 9TH AVE SAN MATEO, CA June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

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50%
75 PROJECT DATA SUMMARY AP0.02
477 9TH AVE June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

265 of 517

MAXIMUM BUILDING HEIGHT: 55'-0" TO AVERAGE ROOF HEIGHT TYPE V-A CONSTRUCTION: FIRE RESISTANCE RATING REQUIREMENTS FOR BUILDING ELEMENTS PER TABLE 601:

OCCUPANCY GROUPS:

RESIDENTIAL

STORAGE (GARAGE)

ASSEMBLY (REAR YARD)

OFFICE SPACE

STRUCTURAL FRAME

EXTERIOR BEARING WALLS

INTERIOR BEARING WALLS

EXTERIOR NONBEARING WALLS & PARTITIONS

INTERIOR NONBEARING WALLS & PARTITIONS

FLOOR CONSTRUCTION (BEAMS & JOISTS)

ROOF CONSTRUCTION (BEAMS & JOISTS)

SHAFT / STAIRWAY ENCLOSURES
1 HR.
1 HR.
1 HR.

SEE BELOW
0 HR.
1 HR.
1 HR.
2 HR.

R-2
S-2
A-3
B
CONSTRUCTION TYPE:

R-2
S-2

TYPE VA, FULLY SPINKLERED

TYPE IA, FULLY SPINKLERED

FIRE-RESISTANCE RATING REQUIREMENTS FOR EXTERIOR WALLS BASED ON FIRE SEPARATION DISTANCE FOR TYPE I-A, III-A AND V-A CONSTRUCTION AND OCCUPANCY PER TABLE 602:THE BUILDING SHALL COMPLY WITH THE 2022 CFC SECTION 510 FOR ERRC COVERAGE.

FIRE SEP. DIST.

X < 5
5 ≤ X < 10
10 ≤ X < 30
X ≥ 30
OCCUPANCIES: GROUP A, M, R-2 & S-2
ALLOWABLE GROSS FLOOR AREA / HEIGHTS / CONSTRUCTION TYPES 1 HR. 1 HR.
1 HR.
0 HR.

BASE ALLOWABLE AREA PER FLOOR PER CBC TABLE 503 FOR TYPE I-A:

S-2
R-2
A-3
UNLIMITED S.F.

UNLIMITED S.F.

UNLIMITED S.F.

ACCESSIBILITY
BASE ALLOWABLE HEIGHT & STORIES PER CBC TABLE 503 FOR TYPE I-A:

S-2
R-2
A-3
UNLIMITED S.F.

UNLIMITED S.F.

UNLIMITED S.F.
100% OF UNITS SHALL BE ADAPTABLE, PER CBC 2022 CHAPTER 11A ALL COMMON USE AREAS SHALL BE ACCESSIBLE PER CBC 2022 CHAPTER 11A ALL PUBLIC AREAS & OFFICE SPACE SHALL BE ACCESSIBLE PER CBC 2022 CHAPTER 11B BASE ALLOWABLE AREA PER FLOOR PER CBC TABLE 503 FOR TYPE V-A:

R-2 12,000 S.F.

ENERGY

PROPOSED MIXED USE MULTIFAMILY RESIDENTIAL AND NON- RESIDENTIAL BUILDING WILL BE ALL-ELECTRIC PER THE CITY’S REACH CODE.BASE ALLOWABLE HEIGHT & STORIES PER CBC TABLE 503 FOR TYPE V-A:

R-2
R-2
55 FEET / 3 STORIES
60 FEET / 4 STORIES W/ AUTOMATIC SPRINKLER SYSTEM
FIRE-RESISTANCE RATING REQUIREMENTS:
3 HOUR HORIZONTAL SEPARATION BETWEEN TYPE I-A & TYPE V-A REQUIREMENTS PER SECTION 510.2 HORIZONTAL

BUILDING SEPARATION ALLOWANCE
FOR TYPE I-A CONSTRUCTION: FIRE-RESISTANCE RATING REQUIREMENTS FOR BUILDING ELEMENTS PER TABLE 601:
2022 CALIFORNIA BUILDING CODE & AMENDMENTS (CBC)
2022 CALIFORNIA MECHANICAL CODE & AMENDMENTS (CMC)
2022 CALIFORNIA PLUMBING CODE & AMENDMENTS (CPC)
2022 CALIFORNIA ELECTRICAL CODE & AMENDMENTS (CEC)
2022 CALIFORNIA ENERGY CODE
2022 CALIFORNIA FIRE CODE & AMENDMENTS (CFC)
2022 CALIFORNIA GREEN BUILDING STANDARDS CODE
2022 CALIFORNIA BUILDING CODE CHAPTER 11A
2022 CALIFORNIA BUILDING CODE CHAPTER 11B
2016 NFPA 13
STRUCTURAL FRAME 3-HR
3-HR
3-HR
REDUCE TO 2-HR FOR ROOF SUPPORT
REDUCE TO 2-HR FOR ROOF SUPPORT

EXTERIOR BEARING WALLS

INTERIOR BEARING WALLS
INT. NONBEARING WALLS

FLOOR CONSTRUCTION

ROOF CONSTRUCTION
0-HR
2-HR
1 1/2-HR
PROJECT SUMMARY 1 APPLICABLE CODES 2
12" = 1'-0"12" = 1'-0"
CODE ANALYSIS AP0.03
477 9TH AVE June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

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14 13
12 11
10 6
5 4
3 2 1
11 129
3 PROJECT LOCATION
2 7
1 4 8
148
6 5
13 10
9 7
SITE CONTEXT 2 SITE MAP 1
12" = 1'-0"1/4" = 1'-0"
EXISTING CONDITIONS AP0.04
477 9TH AVE June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

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EAST ON 9TH AVE
AP0.05PERSPECTIVE
477 9TH AVE SAN MATEO, CA June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

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NORTH ON CLAREMONT AVE
AP0.06PERSPECTIVE
477 9TH AVE June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

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SOUTH ON CLAREMONT ST
AP0.07PERSPECTIVE
477 9TH AVE June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

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NORTH ON RAILROAD
AP0.08PERSPECTIVE
477 9TH AVE June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

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EGRESS STAIR 3 EXIT DISCHARGE EXIT DISCHARGE EXIT DISCHARGE OCCUPANT LOAD 44 OCCUPANT LOAD 27 OCCUPANT LOAD 28 OCCUPANT LOAD 28 EXIT DOOR CLEAR WIDTH REQUIRED 32" MIN.

8.8"
EXIT DOOR CLEAR WIDTH REQUIRED 32" MIN.

5.4"
EXIT DOOR CLEAR WIDTH REQUIRED 32" MIN.

5.6"
EXIT DOOR CLEAR WIDTH REQUIRED 32" MIN.

5.6"44 OCC X 0.2 27 OCC X 0.2

EXIT DOOR CLEAR WIDTH PROVIDED
28 OCC X 0.2 28 OCC X 0.2

EXIT DOOR CLEAR WIDTH PROVIDED

EXIT STAIR WIDTH REQUIRED
33 1/2"
44" MIN.

13.2"
33 1/2" EXIT DOOR CLEAR WIDTH PROVIDED 39 1/2" EXIT DOOR CLEAR WIDTH PROVIDED 33 1/2" PRIMARY USE OFFICE 1
44 OCC X 0.3 AREA 12,024 SF
EXIT STAIR WIDTH PROVIDED 44"
OCCUPANCY CLASSIFICATION SECTION 302.1 B

OCCUPANT LOAD FACTOR

OCCUPANT LOAD
TABLE 1004.5 150 NET
1 1 44◆◆ ◆◆FIRE PUMP
ROOM
27 8128 28 NUMBER OF EXITS REQUIRED

NUMBER OF EXITS PROVIDED

PRIMARY USE
2◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆

TRANSFORMER
◆◆ ◆◆ ◆◆
? 3OFFICE 1
12,024 SF
VAULT OFFICE PARKING? [O
FF
IC
AREA 15,329 SF◆◆ ◆◆ ◆◆ ◆◆ ◆◆◆ ◆◆ ◆◆ ◆◆ ◆◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆

ELECTRICAL
E
2 FF
IC
E 2
O[1/ D] 2
43 ◆◆ ◆◆
◆◆ ◆◆ ◆◆
OCCUPANCY CLASSIFICATION SECTION 302.1 S-2O 5'
-0"ROOM 1 BOILER ROOM OD] OCCUPANT LOAD FACTOR

OCCUPANT LOAD
? = TABLE 1004.5 200 NET81'-8" ◆◆ ◆◆ ◆◆ ◆◆ ◆◆
73◆ ◆ ◆ ◆ ◆ ◆ ◆◆ ◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆
◆◆
2 2 1 NUMBER OF EXITS REQUIRED

NUMBER OF EXITS PROVIDED
2 PARKING
GARAGE 54
STALLS
3 EXIT DISCHARGE
OCCUPANT LOAD 95

EXIT DOOR CLEAR WIDTH REQUIRED
95 OCC X 0.2
32" MIN.
19"
1 EXIT DOOR CLEAR WIDTH PROVIDED 39 1/2"

CONFRENCE

ROOM EXIT DISCHARGE

TRANSFORMER
VAULT 2 OCCUPANT LOAD 120
32" MIN.
24"

LONG TERM
BIKE STORAGE 3 LONG TERM
BIKE STORAGE 22 EXIT DOOR CLEAR WIDTH REQUIRED
◆ ◆ ◆ ◆ ◆ ◆ ◆
120 OCC X 0.2ELECTRICAL
ROOM 2 1 EXIT DOOR CLEAR WIDTH PROVIDED 39 1/2"

ACCESSORY USE MAIL/ PACKAGING
346 SFAREA8◆ ◆ ◆ ◆ ◆ ◆ ◆ 3
OCCUPANCY CLASSIFICATION SECTION 302.1 R-2
28 RESIDENTIAL
STALLS

BIKE STORAGE

PATH TO MAIN
ENTRANCE - 126'-0"

OCCUPANT LOAD FACTOR

OCCUPANT LOAD
TABLE 1004.5 200 GROSS
2- 9
"
9'
11] =BE
[D EXIT DISCHARGE
152
◆◆ ◆◆ ◆◆ 68◆◆◆◆◆◆ ◆◆ ◆◆
◆◆ ◆◆
160 OCCUPANT LOAD

EXIT DOOR CLEAR WIDTH REQUIRED
152 OCC X 0.2
32" MIN.

30.4"
◆◆ ◆◆
FIRE EXIT DOOR CLEAR WIDTH PROVIDED 39 1/2"

EQUIPMENT

ROOMEGRESS PATHS

TO PUBLIC WAY

PRIMARY USE LOBBY/ LEASING
AREA 803 SFEGRESS STAIR 2
160

CONCRETE
STRESS
PAD
OCCUPANCY CLASSIFICATION SECTION 302.1 R-2OCCUPANT LOAD PRIMARY USE AREA

RESIDENTIAL PARKING
10,918 SF OCCUPANT LOAD FACTOR

OCCUPANT LOAD
TABLE 1004.5 15 NETLOADING AREA
EXIT DOOR CLEAR WIDTH REQUIRED 32" MIN.
32" 54
2 TRASH
160 OCC X 0.2 EXIT DISCHARGE OCCUPANCY CLASSIFICATION SECTION 302.1 S-2

NUMBER OF EXITS REQUIRED

NUMBER OF EXITS PROVIDED
EXIT DOOR CLEAR WIDTH PROVIDED 33 1/2"
44" MIN.
48"

OCCUPANT LOAD

EXIT DOOR CLEAR WIDTH REQUIRED
68 OCC X 0.2

EXIT DOOR CLEAR WIDTH PROVIDED
68 OCCUPANT LOAD FACTOR

OCCUPANT LOAD
TABLE 1004.5 200 NET
2EXIT STAIR WIDTH REQUIRED 32" MIN.

13.6"
55 2 0' 30' 60' TRUE160 OCC X 0.3 NUMBER OF EXITS REQUIRED NUMBER OF EXITS PROVIDEDEXIT STAIR WIDTH PROVIDED 48" 33 1/2" 2 EGRESS DIAGRAM - FLOOR 1 AP0.111" = 30' - 0"
477 9TH AVE June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

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EGRESS STAIR 3
OCCUPANT LOAD 44
EXIT DOOR CLEAR WIDTH REQUIRED 32" MIN.

8.8"44 OCC X 0.2
ACCESSORY USE OFFICE 2
13,468 SF

EXIT DOOR CLEAR WIDTH PROVIDED

EXIT STAIR WIDTH REQUIRED
33 1/2"
44" MIN.

13.2"
AREA
OCCUPANCY CLASSIFICATION SECTION 302.1 B44 OCC X 0.3

OCCUPANT LOAD FACTOR

OCCUPANT LOAD
TABLE 1004.5 150 GROSSEXIT STAIR WIDTH PROVIDED 44"
90 2NUMBER OF EXITS REQUIRED
NUMBER OF EXITS PROVIDED44 2
OFFICE 2
13,468 SF
EGRESS STAIR 4
OCCUPANT LOAD 44
32" MIN.

8.8"

EXIT DOOR CLEAR WIDTH REQUIRED
44 OCC X 0.2
◆◆◆◆
◆◆ ◆◆ ◆◆

EXIT DOOR CLEAR WIDTH PROVIDED

EXIT STAIR WIDTH REQUIRED
33 1/2"
44" MIN.

13.2"
◆◆◆◆
◆◆ ◆◆ ◆◆
44 OCC X 0.3RESIDENT

PARKING
GARAGE
EXIT STAIR WIDTH PROVIDED 44"EGRESS PATH

FOR CPET PRIMARY USE
AREA

RESIDENT PARKING GARAGE
31,026 SF2-HOUR FIRE BARRIER
OCCUPANCY CLASSIFICATION SECTION 302.1 S-2

OCCUPANT LOAD FACTOR

OCCUPANT LOAD
TABLE 1004.5 200 GROSS
156
2NUMBER OF EXITS REQUIRED
NUMBER OF EXITS PROVIDED 2

PRIMARY USE
AREA
FITNESS◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆
1,133 SF
OCCUPANCY CLASSIFICATION SECTION 302.1 A-3

OCCUPANT LOAD FACTOR

OCCUPANT LOAD
TABLE 1004.5 50 GROSS
23FITNESS
? ?
AREA ?
OCCUPANCY CLASSIFICATION SECTION 302.1 ?◆◆ ◆◆
◆◆◆◆◆ ◆◆ ◆◆
◆◆ ◆◆ ◆◆ ◆◆
◆◆ ◆◆

OCCUPANT LOAD FACTOR

OCCUPANT LOAD
TABLE 1004.5 ? GROSS
?◆◆ ◆◆
EGRESS STAIR 14'-0"
4' WIDE STAIR
4'-0"
4' WIDE STAIR
ELEV 1 OCCUPANT LOAD 125
32" MIN.
25"

EXIT DOOR CLEAR WIDTH REQUIRED
125 OCC X 0.2EGRESS STAIR 2

CONCRETE
STRESS
PAD OCCUPANT LOAD 77 EXIT DOOR CLEAR WIDTH PROVIDED

EXIT STAIR WIDTH REQUIRED
33 1/2"
44" MIN.

37.5"

LOADING AREA
EXIT DOOR CLEAR WIDTH REQUIRED 32" MIN.

15.4"
TRASH
77 OCC X 0.2 125 OCC X 0.3

EXIT DOOR CLEAR WIDTH PROVIDED

EXIT STAIR WIDTH REQUIRED
33 1/2"
44" MIN.

23.1"

EXIT STAIR WIDTH PROVIDED
30'
48"
0' 60' TRUE
77 OCC X 0.3
EXIT STAIR WIDTH PROVIDED 48"
EGRESS DIAGRAM - FLOOR 2 AP0.121" = 30' - 0"
477 9TH AVE June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

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ACCESSORY USE TRASH ROOM MEN'S RESTROOM
AREA 59 SF AREA 167 SF ACCESSORY USE IDF
OCCUPANCY CLASSIFICATION SECTION 302.1 R-2 ACC. OCCUPANCY CLASSIFICATION SECTION 302.1 R-2 ACC. AREA 40 SF

OCCUPANT LOAD FACTOR

OCCUPANT LOAD
TABLE 1004.5 300 GROSS OCCUPANT LOAD FACTOR

OCCUPANT LOAD
TABLE 1004.5 300 GROSS OCCUPANCY CLASSIFICATION SECTION 302.1 R-2 ACC. 1 1
1 1

OCCUPANT LOAD FACTOR

OCCUPANT LOAD
TABLE 1004.5 300 GROSS

NUMBER OF EXITS REQUIRED

NUMBER OF EXITS PROVIDED

NUMBER OF EXITS REQUIRED

NUMBER OF EXITS PROVIDED
1 21 1 NUMBER OF EXITS REQUIRED
NUMBER OF EXITS PROVIDED2-HR HORIZONTAL EXIT 3

PRIMARY USE
AREA

RESIDENTIAL EXITING AREA - WEST
18,248 SF
OCCUPANCY CLASSIFICATION SECTION 302.1 R-2

OCCUPANT LOAD FACTOR

OCCUPANT LOAD
TABLE 1004.5 200 GROSS
◆ ◆ ◆ ◆ ◆ ◆ 92
2 ◆ ◆
◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆
◆ ◆ ◆ ◆
◆ ◆ ◆ ◆ ◆
◆ ◆ ◆ ◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆ ◆ ◆ ◆ ◆ ◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆◆ ◆ ◆ ◆ ◆ ◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆

NUMBER OF EXITS REQUIRED

NUMBER OF EXITS PROVIDED
RESIDENTIAL◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆
◆ ◆ ◆ ◆
1 ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆◆◆ ◆ ◆ ◆EX◆ ◆
ITIN
◆G◆AR◆E◆A◆◆◆◆◆◆ ◆
2RESIDENTIAL
◆ ◆ ◆ ◆ ◆◆ ◆◆ ◆◆
◆◆ ◆◆ ◆◆
EAST ◆◆ ◆◆
◆◆◆ ◆◆EXITING AREA -
WEST
◆ PRIMARY USE
AREA

RESIDENTIAL EXITING AREA EAST
19,757 SF
◆◆ ◆◆◆ ◆◆◆◆
◆ ◆ ◆ ◆ ◆ ◆ ◆
◆
◆
◆
OCCUPANCY CLASSIFICATION SECTION 302.1 R-2

OCCUPANT LOAD FACTOR

OCCUPANT LOAD
TABLE 1004.5 200 GROSS
99 2NUMBER OF EXITS REQUIRED

NUMBER OF EXITS PROVIDED
◆
◆
◆
◆
◆
◆
◆ ◆ ◆
◆
◆ ◆ ◆ ◆ ◆ ◆ ◆
◆ ◆ ◆ ◆ ◆ ◆ ◆
3 OUTDOOR USE
AREA

COURTYARD
◆ ◆ ◆ ◆
3,067 SF
X
F ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ OCCUPANCY CLASSIFICATION SECTION 302.1 A-3◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆

OCCUPANT LOAD FACTOR

OCCUPANT LOAD
TABLE 1004.5 15 GROSS
◆ ◆ ◆ ◆ ◆ ◆ ◆
205
2 ◆
32" x 60"
◆ ◆ ◆ NUMBER OF EXITS REQUIRED

NUMBER OF EXITS PROVIDED
COURTYARD ◆
◆
2 ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆
102 103 R-2 ACCESSORY =1,601SF+
59SF+40SF+22SF / 38,837 SF =

4.4%<10% MAX. MEETS CBC
CODE SECTION 508.2.3

ACCESSORY USE
AREA
LOUNGE◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆
◆
1,587 SF
46 ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆
OCCUPANCY CLASSIFICATION SECTION 302.1 R-2 ACC.
1 OCCUPANT LOAD FACTOR

OCCUPANT LOAD
TABLE 1004.5 15 GROSS
106
2 ◆◆ ◆◆ ◆◆
1◆◆ ◆◆ ◆◆ ◆◆ NUMBER OF EXITS REQUIRED

NUMBER OF EXITS PROVIDED
?53
◆ ◆ ◆ 2◆ ◆ ◆ ◆◆ ◆◆◆◆ ◆◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ EGRESS STAIR 1
4'-0"
4' WIDE STAIR
4'-0" OCCUPANT LOAD 160
32" MIN.
32"
4' WIDE STAIR EXIT DOOR CLEAR WIDTH REQUIRED
160 OCC X 0.2
2-HR FIRE WALL
EGRESS

OCCUPANT LOAD

EXIT DOOR CLEAR WIDTH REQUIRED
160 OCC X 0.2

EXIT DOOR CLEAR WIDTH PROVIDED
STAIR 2
160

EXIT DOOR CLEAR WIDTH PROVIDED

EXIT STAIR WIDTH REQUIRED
33 1/2"
44" MIN.
48"

ACCESSORY USE
AREA

IDF WOMEN'S RESTROOM
182 SF22 SF
R-2 ACC.

AREA
32" MIN.
32"
160 OCC X 0.3OCCUPANCY CLASSIFICATION SECTION 302.1 OCCUPANCY CLASSIFICATION SECTION 302.1 R-2 ACC. 300 GROSS EXIT STAIR WIDTH PROVIDED
30'
48"OCCUPANT LOAD FACTOR

OCCUPANT LOAD
TABLE 1004.5 300 GROSS OCCUPANT LOAD FACTOR

OCCUPANT LOAD
TABLE 1004.5
33 1/2"
44" MIN.
48"
1 2
1 EXIT STAIR WIDTH REQUIRED 0' 60' TRUE

NUMBER OF EXITS REQUIRED

NUMBER OF EXITS PROVIDED

NUMBER OF EXITS REQUIRED

NUMBER OF EXITS PROVIDED
1 160 OCC X 0.33 1
EXIT STAIR WIDTH PROVIDED 48"
EGRESS DIAGRAM - FLOOR 3 AP0.131" = 30' - 0"
477 9TH AVE June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

274 of 517

ACCESSORY USE TRASH ROOM
AREA 92 SF
OCCUPANCY CLASSIFICATION SECTION 302.1 R-2 ACC.

OCCUPANT LOAD FACTOR

OCCUPANT LOAD
TABLE 1004.5 300 GROSS
1 1NUMBER OF EXITS REQUIRED
NUMBER OF EXITS PROVIDED 1
2-HR HORIZONTAL EXIT

PRIMARY USE
AREA

RESIDENTIAL EXITING AREA - WEST
17,193 SF
OCCUPANCY CLASSIFICATION SECTION 302.1 R-2

OCCUPANT LOAD FACTOR

OCCUPANT LOAD
TABLE 1004.5 200 GROSS
◆ ◆ ◆ ◆ ◆ ◆ 86
2 ◆ ◆◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆◆◆
◆ ◆ ◆ ◆
◆◆ ◆◆
◆◆◆◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆ ◆ ◆ ◆ ◆ ◆ ◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆◆ ◆ ◆ ◆ ◆ ◆
◆
◆
◆
◆
◆
◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆

NUMBER OF EXITS REQUIRED

NUMBER OF EXITS PROVIDED
◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆
◆
◆ ◆ ◆ ◆
1 ◆
◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆
◆
◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆◆◆◆◆◆ ◆
◆
◆
◆
2RESIDENTIAL RESIDENTIAL

EXITING AREA -
◆◆ ◆◆
◆◆◆ ◆◆EXITING AREA -
WEST
◆ PRIMARY USE
AREA

RESIDENTIAL EXITING AREA - EAST
20,185 SF
◆ ◆ ◆ ◆ ◆◆
EAST
◆◆◆◆ ◆
OCCUPANCY CLASSIFICATION SECTION 302.1 R-2◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆
◆
◆

OCCUPANT LOAD FACTOR

OCCUPANT LOAD
TABLE 1004.5 200 GROSS
101
2◆
◆
◆
◆
◆
◆
◆ ◆ ◆
◆

ASSUMED

PROPERTY LINE

NUMBER OF EXITS REQUIRED

NUMBER OF EXITS PROVIDED
◆ ◆ ◆ ◆ ◆ ◆ ◆
◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆
3 ◆ ◆ ◆ ◆
◆
◆
◆
◆
◆
◆ ◆ ◆ ◆ ◆ ◆
◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆
◆ ◆ ◆ ◆ ◆ ◆
◆ ◆ ◆ ◆ ◆
◆
◆◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆
◆ ◆ ◆ ◆ ◆ ◆ ◆
◆
◆
◆
30" X 48" X
44 R F ◆ ◆ ◆ ◆ ◆ ◆
EGRESS STAIR 1
◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ OCCUPANT LOAD 35
32" MIN.
7"
◆◆ ◆◆ ◆◆ ◆◆
◆◆ ◆◆

EXIT DOOR CLEAR WIDTH REQUIRED
35 OCC X 0.2
◆ ◆ ◆ ◆
◆
◆◆ ◆◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆

EXIT DOOR CLEAR WIDTH PROVIDED

EXIT STAIR WIDTH REQUIRED
33 1/2"
44" MIN.

10.5"
2-HR FIRE WALL
35 OCC X 0.3
EGRESS

OCCUPANT LOAD

EXIT DOOR CLEAR WIDTH REQUIRED
80 OCC X 0.2

EXIT DOOR CLEAR WIDTH PROVIDED
STAIR 2 EXIT STAIR WIDTH PROVIDED 48"
80 32" MIN.
16"
33 1/2"
44" MIN.
24"

EXIT STAIR WIDTH REQUIRED
0' 30' 60' TRUE80 OCC X 0.3
EXIT STAIR WIDTH PROVIDED 48"
EGRESS DIAGRAM - FLOOR 4 AP0.141" = 30' - 0"
477 9TH AVE June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

275 of 517

ACCESSORY USE TRASH ROOM
AREA 97 SF
OCCUPANCY CLASSIFICATION SECTION 302.1 R-2 ACC.

OCCUPANT LOAD FACTOR

OCCUPANT LOAD
TABLE 1004.5 300 GROSS
1 1NUMBER OF EXITS REQUIRED
NUMBER OF EXITS PROVIDED 1
2-HR HORIZONTAL EXIT

PRIMARY USE
AREA

RESIDENTIAL EXITING AREA - WEST
17,204 SF
OCCUPANCY CLASSIFICATION SECTION 302.1 R-2

OCCUPANT LOAD FACTOR

OCCUPANT LOAD
TABLE 1004.5 200 GROSS
◆ ◆ ◆ ◆ ◆ ◆
87 2
◆ ◆
◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆
◆ ◆ ◆ ◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆ ◆ ◆ ◆ ◆ ◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆◆ ◆ ◆ ◆ ◆ ◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆

NUMBER OF EXITS REQUIRED

NUMBER OF EXITS PROVIDED
◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆
◆ ◆ ◆ ◆
1 ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆
◆
◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆◆◆ ◆◆◆◆ ◆
2RESIDENTIAL

EXITING AREA -
WEST

RESIDENTIAL

EXITING AREA -
◆
◆
◆◆ ◆◆
◆◆◆ ◆◆◆◆ ◆◆◆

PRIMARY USE
AREA

RESIDENTIAL EXITING AREA - EAST
19,792 SF
EAST
◆◆ ◆◆
◆ ◆ ◆ ◆ ◆ ◆ ◆
◆
◆
◆
OCCUPANCY CLASSIFICATION SECTION 302.1 R-2

OCCUPANT LOAD FACTOR

OCCUPANT LOAD
TABLE 1004.5 200 GROSS
99 2
◆
◆
◆
◆
◆
◆
◆ ◆ ◆
◆

ASSUMED

PROPERTY LINE NUMBER OF EXITS REQUIRED

NUMBER OF EXITS PROVIDED
◆ ◆ ◆ ◆ ◆ ◆ ◆
◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆
3 R-2 ACCESSORY =597SF+
59SF+40SF+22SF / 36,982 SF =

1.9%<10% MAX. MEETS CBC
CODE SECTION 508.2.3

ACCESSORY USE
AREA

CLUB ROOM
597 SF
◆ ◆ ◆ ◆
◆
◆
◆ ◆
◆
◆ ◆ ◆ ◆ ◆
◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ OCCUPANCY CLASSIFICATION SECTION 302.1 R-2 ACC.

OCCUPANT LOAD FACTOR

OCCUPANT LOAD
TABLE 1004.5 15 NET .◆ ◆ ◆ ◆ ◆ ◆ ◆
40 1
◆ ◆ ◆ ◆ ◆
◆
◆

NUMBER OF EXITS REQUIRED
NUMBER OF EXITS PROVIDED 140◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆
◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆

OUTDOOR USE
AREA

ROOF DECK
477 SF
30" X 48"
44 OCCUPANCY CLASSIFICATION SECTION 302.1 A-3

OCCUPANT LOAD FACTOR

OCCUPANT LOAD
TABLE 1004.5 15 NET .
◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ 32
1 ◆ ◆ ◆ ◆◆ ◆◆ ◆◆◆
◆ ◆◆ ◆◆

NUMBER OF EXITS REQUIRED

NUMBER OF EXITS PROVIDED
◆ ◆ ◆ ◆
1◆◆ ◆◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ EGRESS STAIR 1
2-HR FIRE WALL OCCUPANT LOAD 64

EXIT DOOR CLEAR WIDTH REQUIRED
64 OCC X 0.2
32" MIN.

12.8"EGRESS

OCCUPANT LOAD

EXIT DOOR CLEAR WIDTH REQUIRED
92 OCC X 0.2

EXIT DOOR CLEAR WIDTH PROVIDED
STAIR 2
92 EXIT DOOR CLEAR WIDTH PROVIDED

EXIT STAIR WIDTH REQUIRED
33 1/2"
44" MIN.

19.2"
32" MIN.

18.4" 64 OCC X 0.3
33 1/2"
44" MIN.

27.6"

EXIT STAIR WIDTH PROVIDED
30'
48"

EXIT STAIR WIDTH REQUIRED
0' 60' TRUE92 OCC X 0.3
EXIT STAIR WIDTH PROVIDED 48"
EGRESS DIAGRAM - FLOOR 5 AP0.151" = 30' - 0"
477 9TH AVE June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

276 of 517

SHEET NOTES

A - LED WALL MOUNTED SCONCE LIGHT

WALL-MOUNTED LIGHT AT GROUND LEVEL

EXTERIORS
S. CLAREMONT ST CUBE ARCHITECTURAL 5", LED 49W
DC-WD05-S840S-BK

BY WAC LIGHTINGB
A
C C
A A A A A2 A2 A A A AA
7 A7 A2 - LED WALL MOUNTED SCONCE LIGHT

WALL-MOUNTED LIGHT AT GROUND LEVEL

EXTERIOR MAIN ENTRIES
C
◆◆ ◆◆
◆ ◆◆◆◆◆◆◆◆◆◆◆◆◆ A◆◆◆◆◆◆
A
A
◆◆◆◆◆◆◆◆◆◆◆◆◆◆ ◆ ◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆
◆◆ ◆◆ ◆◆
◆◆◆◆◆◆
SLEEPLESS, LED 19W
WS-W43015-BK/AB

BY WAC LIGHTING
◆◆◆◆◆◆◆◆◆◆◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆◆
◆ AA
C

B - PROPOSED STREET LIGHT POLE

CITY STANDARD LIGHTA
A
A◆ ◆ ◆
◆
◆
◆
◆
◆
◆
◆
◆
◆
A
A
A2
2020-CH-48W COBRA HEAD

LUMINAIRE
◆ ◆
A2

TS C C - PROPOSED STREET LIGHT POLE

CITY STANDARD LIGHT
◆◆◆ ◆◆ ◆
◆ ◆ ◆ ◆ ◆ ◆
◆◆ ◆◆
◆◆ ◆◆
◆◆ ◆◆

A A A A A A

CONCRETE
STRESS
PAD

LOADING AREA
TRASH
2020-CH-95W COBRA HEAD

LUMINAIRERAILROAD
0' 30' 60' TRUE
EXTERIOR LIGHTING PLAN AP0.201" = 30' - 0"
477 9TH AVE June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

277 of 517

4 3
2 1
SPRING EQUINOX - 3/21
AUTUMN EQUINOX - 9/21
SUMMER SOLSTICE - 6/21
WINTER SOLSTICE - 12/21
TRUE
SHADOW STUDIES AP0.30
477 9TH AVE June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

278 of 517

S. CLAREMONT ST
1 AP3.20
STAIR 3
ELEV 3TRNFRMR
ELECT
OFFICE 1STAIR 4BOILER RM

PROPOSED
OFFICE

RESTROOMREFUSE TERM

BIKE PARKING

EXCLUDED IN FAR
TRASH RM. PARKING
GARAGE 54
STALLS
2 AP3.21 ELEVATOR AND STAIR

CORES COUNTED ON
FLOOR 1 ONLYPLAZA
2 AP3.20 TRNFRMR
UP

LONG TERM
BIKE STORAGE 2
ELECT
28 RESIDENTIAL
STALLS 1
AP3.21
LOBBY/

LEASING/ MAIL
ELEV 1
FIRE EQUIP STAIR 1STAIR 2 ELEV. 2 INCLUDED IN FAR
OFFICE 13,588 SF
3,262 SF
29,753 SF

CONCRETE
STRESS
PAD 9 SURFACE STALLSLOADING AREA

LOBBY/ LEASING
GARAGE
TRASH
0' 30' 60'RAILROAD
TRUE
FAR DIAGRAM - FLOOR 1 AP0.311" = 30' - 0"
477 9TH AVE June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

279 of 517

1 AP3.20
STAIR 3
OFFICE
ELEV 3
STAIR 4

PARKING
GARAGE 87
STALLS
2 PROPOSED
OFFICE

RESTROOM
AP3.21 ELEVATOR AND STAIR

CORES COUNTED ON
FLOOR 1 ONLY
2 AP3.20
DN
FITNESS 1
AP3.21
LOBBY
ELEV. 2 ELEV 1STAIR 2 STORAGE STAIR 1 INCLUDED IN FAR
OFFICE 13,313 SF
1,765 SF
31,606 SF

CONCRETE
STRESS
PAD

LOADING AREA

FITNESS
GARAGE
60'
TRASH
0' 30' TRUE
FAR DIAGRAM - FLOOR 2 AP0.321" = 30' - 0"
477 9TH AVE June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

280 of 517

1 AP3.20
2 AP3.21 ELEVATOR AND STAIR

CORES COUNTED ON
FLOOR 1 ONLY
2 AP3.20

COURTYARD
1 AP3.21
LOUNGE
ELEV 1 STAIR 1STAIR 2 INCLUDED IN FAR
RESIDENTIAL 35,261 SF
2,639 SF
8,944 SF
?
LOUNGE

COURTYARD
60'0' 30' TRUE
FAR DIAGRAM - FLOOR 3 AP0.331" = 30' - 0"
477 9TH AVE June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

281 of 517

1 AP3.20
2 AP3.21 ELEVATOR AND STAIR

CORES COUNTED ON
FLOOR 1 ONLY
2 AP3.20
1 AP3.21
STAIR 4 STAIR 4STAIR 2 INCLUDED IN FAR
RESIDENTIALELEV. 2 38,213 SF
0' 30' 60' TRUE
FAR DIAGRAM - FLOOR 4 AP0.341" = 30' - 0"
477 9TH AVE June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

282 of 517

1 AP3.20
2 AP3.21 ELEVATOR AND STAIR

CORES COUNTED ON
FLOOR 1 ONLY
2 AP3.20
1 AP3.21

ROOF DECK
STAIR 4 STAIR 4STAIR 2 INCLUDED IN FAR
RESIDENTIALELEV. 2 36,813 SF
760 SFCLUB ROOM

ROOF DECK
60'
649 SF
0' 30' TRUE
FAR DIAGRAM - FLOOR 5 AP0.351" = 30' - 0"
477 9TH AVE June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

283 of 517

ALLOWABLE AREA CALCULATIONS AP0.36
477 9TH AVE June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

284 of 517

133
S. CLAREMONT ST7
7 ◆◆ ◆◆
25'-0"
◆◆◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆◆
◆◆ ◆◆ ◆◆
◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆
◆◆ ◆◆
◆◆ ◆◆ ◆◆
LEVEL 1 - NON-SEPARATED

FLOOR AREA ALLOWED

TYPE I-A
◆◆ ◆◆ ◆◆ ◆◆ ◆◆

UNLIMITED
46,516 SF
◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆
◆◆

TOTAL FLOOR AREA PROPOSED

ADJACENT
BLDG
◆ ◆ ◆ ◆ ◆ ◆ ◆
◆ ◆ ◆ ◆ ◆ ◆ ◆
TS◆◆ ◆◆ ◆◆
◆◆◆◆◆◆ ◆◆ ◆◆
◆◆ ◆◆UP ◆◆ ◆◆
133

CONCRETE
STRESS
PAD

LOADING AREA
TRASH

CALTRAIN RAILROAD TRACKS
0' 30' 60' TRUE
ALLOWABLE AREA - FLOOR 1 AP0.371" = 30' - 0"
477 9TH AVE June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

285 of 517

S. CLAREMONT ST
LEVEL 2 TYPE I-A

UNLIMITED
46,810 SF

FLOOR AREA ALLOWED

TOTAL FLOOR AREA PROPOSED
◆◆◆◆
◆◆ ◆◆ ◆◆
◆◆◆◆
◆◆ ◆◆ ◆◆

ADJACENT
BLDG
◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆ ◆◆
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◆◆ ◆◆
◆◆ ◆◆
UPDN

CONCRETE
STRESS
PAD

LOADING AREA
TRASH

CALTRAIN RAILROAD TRACKS
0' 30' 60' TRUE
ALLOWABLE AREA - FLOOR 2 AP0.381" = 30' - 0"
477 9TH AVE June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

286 of 517

FIRE COMPARTMENT - 1 TYPE V-A
36,000 SF
17,284 SF

FLOOR AREA ALLOWED
S. CLAREMONT STTOTAL FLOOR AREA PROPOSED
FIRE COMPARTMENT - 2 TYPE V-A
36,000 SF
21,553 SF

FLOOR AREA ALLOWED

TOTAL FLOOR AREA PROPOSED
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FC- 2FC- 1
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ASSUMED

PROPERTY LINE
◆
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ASSUMED

EXTENSION OF

HORIZONTAL EXIT
◆ ◆
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ASSUMED

PROPERTY LINE
◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆
◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆
◆
◆◆ ◆◆ ◆◆
◆◆ ◆◆ ◆◆ ◆◆
DN
UP
UP◆ ◆ ◆
◆ ◆ ◆ ◆◆ ◆◆◆◆ ◆◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆ ◆

RAILROAD
00' 30' 60' TRUE
ALLOWABLE AREA - FLOOR 3 AP0.391" = 30' - 0"
477 9TH AVE June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

287 of 517

20' TO LESS THAN 25' = NO LIMIT (UP, S)
AREA OF EXTERIOR WALL = 5,669 SF
2 ALLOWABLE = UNLIMITED
TOTAL OPENING = 1,935 SF (34%)
1,935 SF = COMPLIES
AP3.20
23'-0" F.S.D.

NO LIMIT
PER CBC TABLE 705.8
T.O.PLATE
53' - 6"
FLOOR 5
44' - 4"
FLOOR 4
34' - 2"
FLOOR 3
24' - 0" 25'-0"
FLOOR 2
12' - 0"

PROPERTY LINE
FLOOR 1
0' - 0"
25'-0" F.S.D.

NO LIMIT
PER CBC TABLE 705.8 ADJACENT
BLDG
25' TO LESS THAN 30' = NO LIMIT (UP, S)
AREA OF EXTERIOR WALL = 4,313 SF
ALLOWABLE = UNLIMITED
TOTAL OPENING = 980 SF (23%)
980 SF = COMPLIES

S CLAREMONT AVE
UP
ADJ. BLDG

CONCRETE
STRESS
PAD

LOADING AR
TRASH

PARKING
2 1ELEVATION - WEST FLOOR 1- PARTIAL WEST SITE PLAN
1/16" = 1'-0" 1/64" = 1'-0"
ALLOWABLE OPENING CALCULATIONS AP0.40
477 9TH AVE June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

288 of 517

10,486
10,486
20,079
22,155
DN DN

INCLUDED IN OPEN SPACE
ROOF DECK 649 SF DECK 782 SF
S. CLAREMONT ST
OPEN SPACE - FLOOR 5 3
7 7
1" = 60'-0"
DR IV WE ID -3 T0 UP H'-
A FR CO AR CD EIAS TL SR ,U HC AM KM IN OM .E UR T1
HR 0E I'GA GD WE IR DT SU E,R/ 1N 8C A'LR AO HS US NI
G- DH 2IRF OO RA DD EA WB AD Y- BE A+ NS ED EX T ,
RA DR IV WE ID -3 T0 UH P'-
F AR OC AR CD EIAT SL RS U,HC AK MM IN OM .E UR T1
HR 0E I'GA GD WE RIDT SU E,R/ 1N 8C AL 'R AO SH US NI
G- DH 2IRF OO RA DD EA WB AD Y- BE A+ NE SD XE , T
RA
PLAZA

COURTYARD

INCLUDED IN OPEN SPACE
PLAZA 1,770 SF
640 SFUP DOG PARK
PLANTINGUPN UP 1,628 SFF52 T5

CONCRETE
STRESS
PAD PEDESTRIAN 6,448 SF

CIRCULATION

LOADING AREA

INCLUDED IN OPEN SPACE
COURTYARD 8,944 SF

DOG PARK
TRASH
DECK 512 SF OPEN PARKING LOT LANDSCAPING

NOT PART OF THE OPEN SPACE CALCULATION
AT-GRADE TOTAL = 10,486 SFRAILROAD

PAVED SURFACE FOR DRIVEWAY AND SURFACE PARKING
= 11,758 SF
2 1OPEN SPACE - FLOOR 3 PLANNING - OPEN SPACE - FLOOR 1 1" = 60'-0"
PER SMMC27.71.130, 10% LANDSCAPE REQUIRED = 1,176 SF
PROVIDED = 1,176 SF TRUE
1" = 60'-0"
OPEN SPACE DIAGRAM AP0.42
477 9TH AVE June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

289 of 517

SHEET NOTES
1 PROPERTY LINE
(E) STREET LIGHT
(E) FIRE HYDRANT
(E) TREE, S.L.D.
2 3
4 5
6 7
8 9
3 3
13 S. CLAREMONT ST12 2 111 5 1310 4 7 (N) STREET LIGHT
(N) FIRE HYDRANT
(N) TREE, S.L.D.
6 7 5 11
7 288'-4 5/8" 7
2 7

TRASH LOADING ZONE
(N) VEHICULAR DRIVEWAY
25'-0"
(E) ELECTRIC TRANSMISSION LINE

POLE TO REMAIN
10 11 (E) ELECTRIC DISTRIBUTION LINE

POLE TO UNDERGROUND
2 1 12 (N) WATER UTILITY CONNECTION
(N) PG&E #7 VAULT13

ADJACENT
BLDG
4 4'-8"
1 2
250'-1 7/8"

CONCRETE
STRESS
PAD

LOADING AREA
TRASH
RAILROAD 0' 40' 80'4 TRUE
1 SITE PLAN AP1.001" = 40' - 0"
477 9TH AVE June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

290 of 517

21 1
S. CLAREMONT ST12 2 AP3.20 111 5 21
10 74 SHEET NOTES116 7 5 7288'-4 5/8"
15 1 PROPERTY LINE

VEHICLE
ACCESS 7WATER PUMP RM 15 (E) STREET LIGHT
(E) FIRE HYDRANT
(E) TREE, S.L.D.
2 3
4 5
6 7
8 9
7STAIR 3

18.49'9

RAMP RAMP
2RAMP

FIRE PUMP RM
(N) STREET LIGHT
(N) FIRE HYDRANT
(N) TREE, S.L.D.

OFFICE 1
11,437 SF 74 20'-6"

TRANSFORMER
ROOM 1 19.60'

ELEV CONTR RMOFFICE TRASH

PROPOSED
OFFICE

RESTROOM
STAIR 4ELECTRICAL
ROOM

RESIDENTIAL

TRASH BOILER RM TRASH LOADING ZONE
(N) VEHICULAR DRIVEWAY
1 18 Garage
mechanical shaft 19.60'
2 10 (E) ELECTRIC TRANSMISSION LINE

POLE TO REMAIN

GARAGEGARAGE ACCESS
GATE

21.50 3% OFFICE
LOBBY19.60'DN
1 4 OFFICE
BIKES29 OFFICE
STALLS
14 11 (E) ELECTRIC DISTRIBUTION LINE
POLE TO UNDERGROUNDPLAZARESTR.DOG
WASH 13
12 (N) WATER UTILITY CONNECTIONCONFERENCE

19.90'2 13 PUBLIC SHORT-TERM BIKE PARKING
SPACES

LONG TERM BIKE
STORAGE1

MPOE LONG TERM BIKE
STORAGE 2AP3.20 TRANSFORMER
ROOM 2 112 RESI.

BIKES7.5% 15%
RAMP
MAIL
UP 14 16 4 14 EV CHARGER16 RESI.

BIKES
27'-7 1/4"
14 4'-8" 15 CANOPYELECTRICAL
ROOM
2% Max. PACK RM

LEASING
OFFICE
13 15
DN
16 126 MAILBOXES (14/SQUARE)
17 BMR AFFORDABLE UNITS
18 GARAGE GATE
5'-0" BREAK

RM LEASING
OFFICE
LVL 1
PARKING 20.90'GARAGE 63 STALLS
3% 20.90'25 RESIDENTIAL RESIDENT

ACCESS GATE

LEASING/LOBBYDN ELEV CONTR RMSTALLS

22.30' 24' - 0"3'-0". 3'-0" ELEV. 1 19 ROOF TOP MECHANICAL EQUIPMENT 20 ELEVATOR PENTHOUSE1

7.5%
2 21 (N) PG&E #7 VAULT
DN
15 18 FIRE EQUIP STAIR 1

22.68' 15GARAGE ACCESS PAKING SUMMARY - LEVEL 1STAIR 2 ELEV. 2 GATE 9 OFFICE/GUEST

SURFACE STALLS
250'-1 7/8"

VEHICLE
ACCESS

OFFICE PARKING

RESIDENTIAL
38 (29 GARAGE + 9 SURFACE)
258

CONCRETE
STRESS
9GUEST GUEST GUEST

ADA VANGUEST GU GUESTPAD

LOADING AREA
TOTAL LEVEL 1 : 63

TRASH DOG PARK
RAILROAD4 0' 30' 60' TRUE
1 FLOOR 1 - PLAN AP2.011" = 30' - 0"
477 9TH AVE SAN MATEO, CA June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

291 of 517

S. CLAREMONT ST
1 SHEET NOTESAP3.20
1 PROPERTY LINE
1 (E) STREET LIGHT
(E) FIRE HYDRANT
(E) TREE, S.L.D.
2 3
4 5
6 7
8 9
STAIR 3
(N) STREET LIGHT
(N) FIRE HYDRANT
(N) TREE, S.L.D.OFFICE 2
12,643 SFSTAIR 4

TRASH LOADING ZONE
(N) VEHICULAR DRIVEWAY
1 3'-0" 10 (E) ELECTRIC TRANSMISSION LINE
POLE TO REMAIN2

PROPOSED
OFFICE

RESTROOM
GARAGE
AP3.21
11 (E) ELECTRIC DISTRIBUTION LINE

POLE TO UNDERGROUND
12 (N) WATER UTILITY CONNECTION
LVL 2
2 PARKING
87 STALLS14 13 PUBLIC SHORT-TERM BIKE PARKING
SPACESAP3.20 24'-0" 15%
RAMP

7.5%ELEC. PANELS
DN
MAINT. ROOM 14 EV CHARGER
24'-0"
DRIVE AISLE 15 CANOPY
14 FITNESS 16 126 MAILBOXES (14/SQUARE)
17 BMR AFFORDABLE UNITS
18 GARAGE GATE
5'-2" 1
5'-0"
AP3.21
3'-0".
19 ROOF TOP MECHANICAL EQUIPMENT
20 ELEVATOR PENTHOUSE
21 (N) PG&E #7 VAULT
1 YOGA
ELEV. CONTROL
RM
RESTROOM STAIR 1STAIR 2 250'-1 7/8"
PAKING SUMMARY - LEVEL 2

RESIDENTIAL
TENDEM
85 2CONCRETE
STRESS
PAD

LOADING AREA
TOTAL LEVEL 2 : 87
TRASH
RAILROAD 1 0' 30' 60' TRUE
FLOOR 2 - PLAN AP2.021" = 30' - 0"
477 9TH AVE June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

292 of 517

1 S. CLAREMONT STAP3.20

SHEET NOTES
1 PROPERTY LINE
289'-10 3/4"
1 (E) STREET LIGHT
(E) FIRE HYDRANT
(E) TREE, S.L.D.
2 3
4 5
6 7
8 9
17 17 17 S1.0-a
S1.0-a S1.0-b
(N) STREET LIGHT
(N) FIRE HYDRANT
(N) TREE, S.L.D.

B1.0 B1.3 B1.2 A3.5 A3.4 S1.0-b B4.0
B2.0
TRASH ROOM Garage shaft
ELEV.

SHAFT TRASH LOADING ZONE
(N) VEHICULAR DRIVEWAY
A1.0
1 A2.0-a B3.0A4.0A2.0
? B1.1 A3.6 B1.4
10 (E) ELECTRIC TRANSMISSION LINE
POLE TO REMAIN2A2.0 A2.0-a
S2.0
S1.0
A2.0
AP3.21
23' - 0" 11 (E) ELECTRIC DISTRIBUTION LINE

POLE TO UNDERGROUND
12 (N) WATER UTILITY CONNECTION
A3.3
2 A3.1 10 SF Garage intake air
A3.1
A1.2
13 PUBLIC SHORT-TERM BIKE PARKING
SPACESAP3.20 S1.0
14 EV CHARGERS2.0-a5'-6".

A1.1 15 CANOPY
17A1.0
B6.0
16 126 MAILBOXES (14/SQUARE)
17 BMR AFFORDABLE UNITS
18 GARAGE GATE
A3.0
A2.2 A2.2 168'-11 5/8"
AP3.21
B5.0 19 ROOF TOP MECHANICAL EQUIPMENT
20 ELEVATOR PENTHOUSE
21 (N) PG&E #7 VAULT
LOUNGE
A2.1 A2.0
1 250'-1 7/8"
RAILROAD 1 0' 30' 60' TRUE
FLOOR 3 - PLAN AP2.031" = 30' - 0"
477 9TH AVE June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

293 of 517

S. CLAREMONT ST

SHEET NOTES
1 1 PROPERTY LINE
AP3.20 1
(E) STREET LIGHT
(E) FIRE HYDRANT
(E) TREE, S.L.D.
2 3
4 5
6 7
8 9
289'-10 3/4"
17 (N) STREET LIGHT
(N) FIRE HYDRANT
(N) TREE, S.L.D.

B2.1-a S1.0-a S1.0-b B1.0 B1.3 B1.2 A3.5 A3.4 S1.0-b S1.0-a B4.0-a

TRASH ROOM

TRASH LOADING ZONE
(N) VEHICULAR DRIVEWAY
A1.0
1 A2.0-a B3.0A4.0A2.0
B1.1-a A3.6a B1.4a
17 10 (E) ELECTRIC TRANSMISSION LINE
POLE TO REMAIN2A2.0 A2.0-a
S2.0
S1.0
A2.0
AP3.21
11 (E) ELECTRIC DISTRIBUTION LINE

POLE TO UNDERGROUND
12 (N) WATER UTILITY CONNECTION
A3.3A3.1-a A3.1-a
2 13 PUBLIC SHORT-TERM BIKE PARKING
SPACESAP3.20 S1.0
A1.0
5'-6".

TYP.

S2.0-a 14 EV CHARGER
A1.2-a
A1.1-a 15 CANOPY
17 16 126 MAILBOXES (14/SQUARE)
17 BMR AFFORDABLE UNITS
18 GARAGE GATE
A3.2
A2.2 A2.2
1 AP3.21B6.0-a
17DOUBLE HEIGHT

AREA COUNTED

IN BLDG GROSS
B1.5 B5.0 19 ROOF TOP MECHANICAL EQUIPMENT
20 ELEVATOR PENTHOUSE
21 (N) PG&E #7 VAULT
A3.1-aA2.1
A2.0
1 250'-1 7/8"
RAILROAD 1 0' 30' 60' TRUE
FLOOR 4 - PLAN AP2.041" = 30' - 0"
477 9TH AVE June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

294 of 517

S. CLAREMONT ST

SHEET NOTES
1 1 PROPERTY LINEAP3.20
1 (E) STREET LIGHT
(E) FIRE HYDRANT
(E) TREE, S.L.D.
2 3
4 5
6 7
8 9
289'-10 3/4"
17 17
(N) STREET LIGHT
(N) FIRE HYDRANT
(N) TREE, S.L.D.

B2.0-b S1.0-a S1.0-c B1.0-a B1.3-a B1.2-a A3.5-a A3.4-a S1.0-c S1.0-a B4.0-a

TRASH ROOM

TRASH LOADING ZONE
(N) VEHICULAR DRIVEWAY
A1.0-a
1 B3.0-aA4.0 A2.0-bA2.0
B1.1-a A3.6a B1.4a
10 (E) ELECTRIC TRANSMISSION LINE
POLE TO REMAIN2A2.0 A2.0-b
17 S2.0 A2.0
AP3.21
11 (E) ELECTRIC DISTRIBUTION LINE

POLE TO UNDERGROUND
12 (N) WATER UTILITY CONNECTION
A3.3A3.1-a A3.1-a
2 13 PUBLIC SHORT-TERM BIKE PARKING
SPACESAP3.20 S1.0-d
A1.0-a
5'-6".

TYP.
14 EV CHARGERS2.0-b
A1.2-a
A1.1-a 15 CANOPY24'-10 5/8"
16 126 MAILBOXES (14/SQUARE)
17 BMR AFFORDABLE UNITS
18 GARAGE GATE
CLUB
1 A2.2 A2.2 1
AP3.21B6.0-b
17 B1.5 B1.1-a A3.1-a 19 ROOF TOP MECHANICAL EQUIPMENT
20 ELEVATOR PENTHOUSE
21 (N) PG&E #7 VAULT
A2.1 A2.0

ROOF DECK
250'-1 7/8"
RAILROAD 1 0' 30' 60' TRUE
FLOOR 5 - PLAN AP2.051" = 30' - 0"
477 9TH AVE June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

295 of 517

S. CLAREMONT ST
SOLAR AREA CALCS:
1 SHEET NOTESROOF AREA: 37,895 SF.

PROVIDED SOLAR PANELS AREA: 11,700 SFAP3.20 1 PROPERTY LINE 1 (E) STREET LIGHT
(E) FIRE HYDRANT
(E) TREE, S.L.D.
2 3
4 5
6 7
8 9
(N) STREET LIGHT
(N) FIRE HYDRANT
(N) TREE, S.L.D.
19 IN/OUT IN/OUT IN/OUT IN/O

UTFA N FA N FA N FA
N

TRASH LOADING ZONE
(N) VEHICULAR DRIVEWAY
56x56
1 10 (E) ELECTRIC TRANSMISSION LINE
POLE TO REMAIN2
AP3.21
11 (E) ELECTRIC DISTRIBUTION LINE

POLE TO UNDERGROUND

SOLAR PANELS
12 (N) WATER UTILITY CONNECTION
2 13 PUBLIC SHORT-TERM BIKE PARKING
SPACESAP3.20
14 EV CHARGER
15 CANOPY
16 126 MAILBOXES (14/SQUARE)
17 BMR AFFORDABLE UNITS
18 GARAGE GATE

SOLAR PANELS
1 19 AP3.21
20 19 ROOF TOP MECHANICAL EQUIPMENT
20 ELEVATOR PENTHOUSE
21 (N) PG&E #7 VAULT
20 1

ROOF ACCESS
HATCH
RAILROAD 1 0' 30' 60' TRUE
ROOF - PLAN AP2.061" = 30' - 0"
477 9TH AVE June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

296 of 517

SHEET NOTES
1 2
3 4
5 6
7 8

CEMENT PLASTER, SMOOTH SAND

CAST STONE
60'-0"
T.O. HIGH ROOF JULIETTE BALCONY, BOLT-ON, HOT-DIP GALV, PTD RAILING, HOT-DIP GALV. PTD ARCH BRONZE

METAL AWNING, NON-RAIN THRU
3 14 14 14 6 4 1 12 11 14 14 13 14 3 59'-4"
T.O. PARAPET
54'-6"
ROOF
(BLDG HEIGHT) 53'-6"
T.O.PLATE

VINYL NAIL-FIN WINDOW FIN ARCH BRONZE

STOREFRONT FIN ARCH BRONZE
44'-4"
FLOOR 5
34'-2"
FLOOR 4
SPANISH TILE ARCH. POTENTIAL ART ELEMENT

GARAGE ACCESS
24'-0"
FLOOR 3
9 7
12'-0"
. BUILDING SIGNAGE, HT 18", DEPTH 2", CAST METAL, SIM.
. SLOPED MANSARD ROOF, CONCRETE S-TILE
. FOAM TRIM, 3" MIN DEPTH, PLASTER FIN.
. TILE "FAUX" ROOF VENT
FLOOR 2 10
11 12
13 14
15 16
17 0"
FLOOR 1
2 5 10 16 5 8 7 10 16 2 5 16 2
2 . RECESSED VINYL WINDOWS

ELEVATION - NORTH - CLAREMONT ST
. GARAGE OPENING
1" = 30'-0"
. BUILDING EXTERIOR LIGHT
. SPANISH TILE GARAGE ELEMENT, COLOR SELECTION TBD
3 4 1 13 12 6 11 3 14 14 14 6 3 60'-0"
T.O. HIGH ROOF
59'-4"
T.O. PARAPET
T.O.P @Club 54'-6"
ROOF
(BLDG HEIGHT) 53'-6"
T.O.PLATE
44'-4"
FLOOR 5
34'-2"
FLOOR 4
24'-0"
FLOOR 3
12'-0"
FLOOR 2
0"
FLOOR 1
10 7 8 16 5 16 5 2 7 2 16
0' 30' 60'
1ELEVATION - EAST - 9TH AVE
1" = 30'-0" BUILDING ELEVATIONS AP3.001" = 30' - 0"
477 9TH AVE June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

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SHEET NOTES
60'-0"
3 3 1 6 11 1 4 1 T.O. HIGH ROOF
1 2
3 4
5 6
7 8

CEMENT PLASTER, SMOOTH SAND

CAST STONE
59'-4"
T.O. PARAPET
54'-6"
ROOF
(BLDG HEIGHT) 53'-6"
T.O.PLATE

JULIETTE BALCONY, BOLT-ON, HOT-DIP GALV, PTD
RAILING, HOT-DIP GALV. PTD ARCH BRONZE

METAL AWNING, NON-RAIN THRU
44'-4"
FLOOR 5
34'-2"
FLOOR 4

VINYL NAIL-FIN WINDOW FIN ARCH BRONZE

STOREFRONT FIN ARCH BRONZE
24'-0"
FLOOR 3
12'-0"
FLOOR 2 SPANISH TILE ARCH. POTENTIAL ART ELEMENT
GARAGE ACCESS0" 9FLOOR 1
. BUILDING SIGNAGE, HT 18", DEPTH 2", CAST METAL, SIM.
. SLOPED MANSARD ROOF, CONCRETE S-TILE
. FOAM TRIM, 3" MIN DEPTH, PLASTER FIN.
. TILE "FAUX" ROOF VENT
10 11
12 13
14 17 5 16 15 16 10 9 17 5
2ELEVATION - SOUTH
1" = 30'-0"
. RECESSED VINYL WINDOWS
60'-0"
T.O. HIGH ROOF3 1 4 6 11 12 1 15 . GARAGE OPENING
59'-4"
T.O. PARAPET . BUILDING EXTERIOR LIGHT16
17 54'-6"
ROOF
(BLDG HEIGHT)53'-6"
T.O.PLATE
. SPANISH TILE GARAGE ELEMENT, COLOR SELECTION TBD
44'-4"
FLOOR 5
34'-2"
FLOOR 4
24'-0"
FLOOR 3
12'-0"
FLOOR 2
0"
FLOOR 1
17 16 15 10 9 16 17
1ELEVATION - WEST
1" = 30'-0"
0' 30' 60'
BUILDING ELEVATIONS AP3.011" = 30' - 0"
477 9TH AVE June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

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STOREFRONT

FIN ARCH BRONZE

METAL AWNING

NON-RAIN THRU
RAILING - HOT DIP GALV.

PAINTED ARCHITECTURAL BRONZE

CAST STONE

CONCRETE SEALED

ALUMINUM STOREFRONT
'CLASSIC BRONZE' OR SIM.

PAINT ON METAL WORK & STUCCO
DRAGON BREATH - BM 1547

CAST STONE

CONCRETE SEALED

CONCRETE ROOF TILE

S-SHAPE

VPI VINYL WINDOWS
'ARCHITECTURAL BRONZE'
PAINT

DARK BROWN
PAINT
SHORELINE - BM 1471

CEMENT PLASTER

SAMPLE FOR TEXTURE ONLY

SPANISH TILE, ART ELEMENT

COLOR SELECTION TBD

STOREFRONT & METALWORK TO MATCH
MATERIAL BOARD AP3.10
477 9TH AVE June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

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MECH. EQUIP.

WALKING PAD
60'-0"
T.O. HIGH ROOF
59'-4"
T.O. PARAPET
54'-6"

SOLAR ZONE
ROOF
53'-6"
T.O.PLATE
A3.3
A3.3
A3.3
A3.1
A3.1
A3.1
A3.1
A3.1
A3.1
S1.0
S1.0
S1.0
44'-4"
FLOOR 5
34'-2"
FLOOR 4

COURTYARD
24'-0"
FLOOR 3

OFFICE GARAGE
GARAGE
GARAGE
GARAGE

7.5% 12'-0"
FLOOR 215%LOBBY/
LEASING/ MAIL 7.5% 0"
FLOOR 1
10'-2 1/8" 10'-0"(BLDG HEIGHT)

LONG TERM BIKE
STORAGE 1

LONG TERM BIKE
STORAGE 1 ELECT TRNFRMR 23
AP3.20 BUILDING SECTION - LONGITUDINAL 2 SECTION AT PARKING RAMP 3 1" = 30'-0" 1" = 30'-0"
60'-0"
T.O. HIGH ROOF
MECH. EQUIP.

WALKING PAD
59'-4"
T.O. PARAPETSOLAR READY
ZONE
54'-6"
ROOF
(BLDG HEIGHT)53'-6"
T.O.PLATE
B1.5 B1.1 B1.3
44'-4"
FLOOR 5
B1.5 B1.1
B1.1
B1.3
34'-2"
FLOOR 4
LOUNGE B1.3
24'-0"
FLOOR 3

GARAGE GARAGE
GARAGE
OFFICE
12'-0"
FLOOR 2

GARAGE OFFICE
0"
FLOOR 1 2
1BUILDING SECTION - CROSS
1" = 30'-0"
0' 30' 60'
BUILDING SECTIONS AP3.201" = 30' - 0"
477 9TH AVE June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

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TOWER ROOF FRAMING

ROOFING MEMBRANE
60'-0"
T.O. HIGH ROOF
60'-0"
T.O. HIGH ROOF
59'-4" 59'-4"
T.O. PARAPET T.O. PARAPET
INSULATION 54'-6"
ROOF
SLOPEDROOF T.O.P @Club 54'-6"
ROOF

CLUB ROOF FRAME
53'-6" 53'-6"
T.O.PLATE T.O.PLATE
B3.0-a
CLUB
44'-4" 44'-4"
FLOOR 5 FLOOR 5
B3.0 B5.0
34'-2" 34'-2"
FLOOR 4 FLOOR 4
B3.0 B5.0
24'-0" 24'-0"
FLOOR 3 FLOOR 3
OFFICE 2
12'-0" 12'-0"
FLOOR 2 FLOOR 2
2 0" 0"
FLOOR 1 FLOOR 1
1 1WALL SECTION 2 2 WALL SECTION 1
1/8" = 1'-0"1/8" = 1'-0"
0' 8' 16'
WALL SECTIONS AP3.211/8" = 1' - 0"
477 9TH AVE June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

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17'-0"
26'-11 3/4"
23'-2"
PER CBC 1205.1
ROOMAREA: 141 SF
REQUIRED NATURAL LIGHT:

0.08 X 141 SF = 11.28 SF
PROVIDED LIGHT:

WINDOWS = 28.56 SF

COMPLIES
UNIT PLAN - S2.0
UNIT A3.1 0'-1 3/4" UNIT A2.0
25'-2"
PER CBC 1205.1
ROOMAREA: 218 SF
REQUIRED NATURAL LIGHT:

0.08 X 218 SF = 17.44 SF
PROVIDED LIGHT:

WINDOWS = 30.00 SF

COMPLIES
ADJOINNG WALL AREA: 8'-7" X9'-0" = 77.25 SF
MIN. REQUIREDOPENING
O.50 X77.25 SF = 38.63 SF
PROVIDED OPENING: 5'-3" X9'-0" = 47.25 SF

COMPLIES
UNIT S1.00' 8' 16'
UNIT A1.0
UNIT A3.0 UNIT PLANS AP4.01/8" = 1' - 0"
477 9TH AVE June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

302 of 517

23'-0"
32'-2"
UNIT B3.0 UNIT B2.0 UNIT B1.0
0' 8' 16'
UNIT PLANS AP4.11/8" = 1' - 0"
477 9TH AVE June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

303 of 517

32'-2"
32'-2"
35'-5"

DNUP UP
18'-0" 35'-5"
UNIT B6.0 UNIT B5.0 UNIT B4.0
0' 8' 16'
UNIT PLANS AP4.21/8" = 1' - 0"
477 9TH AVE June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

304 of 517

JUNE 23, 2023

305 of 517

06.02.23 JUNE 23, 2023

306 of 517

PODIUM
+ ROOF
SITE
Renewal Date
06-30-23
Date

06.02.23 LANDSCAPE INSPIRATION IMAGERY L-1.3
THE
ꢀꢁꢂꢂARDO 477 9TH AVE SAN MATEO, CALIFORNIA JUNE 23, 2023 PARTNERSHIP INC.

Lanꢃꢄꢅaꢆe Arꢅꢇiteꢅtꢄ Lanꢃ Plannerꢄ All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

307 of 517

S. CLAREMONT ST

CITY STANDARD PEDESTRIAN
CONCRETE SIDEWALK, TYP.

CITY STANDARD TREE GRATE,
TYP.

CITY STANDARD STREET LIGHT,

SEE CIVIL DRAWINGS

CITY STANDARD PEDESTRIAN
ACCENT PAVING, TYP.ACCENT PLANTER POTS, TYP.

CITY STANDARD PEDESTRIAN
ACCENT PAVING, TYP.

PEDESTRIAN ACCENT PAVING ,
TYP.

Model: Urban Accessories - OT - Title 24
Dimension: 4' x 4'
Material: Standard Cast Iron
Color: Powdercoat RAL 6004 (Black)
Note: Customized to provide two 4" holes
for bubbler access, tree stakes, and
uplighting.

Model: Yard Art Capsule Planter CAPL-SL
Size: 28" dia x 21.5" tall
Color: Aluminum Linen WhiteCITY STANDARD PEDESTRIAN
CONCRETE SIDEWALK, TYP.
2ND FLOOR

COURTYARD

CITY STANDARD TREE GRATE,
TYP.
(2) BIKE RACK, TYP.
(4 SPACES)

PROPERTY LINE

PEDESTRIAN ACCENT PAVING,
TYP.

PEDESTRIAN CONCRETE

SIDEWALK TO MATCH CITY

STANDARD (BEYOND PROPERTY
LINE TO FACE OF BLDG), TYP.

ACCENT SEAT WALL W/ SKATE /
SLEEP DETERRENTS.Medium broom finish.
*
ACCENT PLANTER POTS, TYP.

SCULPTURE ELEMENT WITHIN
PLANTING AREA (TBD.)(4) BIKE RACK, TYP.
(8 SPACES)

PROPERTY LINE
Model: Landscape Forms 35 Collection
Loop Bike Rack
Color: Matte Black
Mounting: Surface mount.

CLUB ROOM
(2ND FLOOR SHOWN)
DOG PARK AREA:
- ARTIFICIAL TURF
- FENCE ENCLOSURE W/ GATES
- PET WASTE STATION
North
Renewal Date
06-30-23
0 15 30 60Date

06.02.23 SITE LANDSCAPE MATERIALS PLAN L-2.1
SAN MATEO, CALIFORNIA JUNE 23, 2023
THE
ꢀꢁꢂꢂARDO 477 9TH AVEPARTNERSHIP INC.

Lanꢃꢄꢅaꢆe Arꢅꢇiteꢅtꢄ Lanꢃ Plannerꢄ All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

308 of 517

S. CLAREMONT ST EXISTING TREE TO REMAIN
3 LAG MUS
36" BOX

NEW STREET TREE

IN TREE GRATE
3 LAG MUS
36" BOX

NEW STREET TREE

IN TREE GRATE
1225 21 EXISTING PLANTER AREA EDGE;

UNDERSTORY PLANTING TO
REMAIN

NCNC DIA
B
A
A
4 HAN HEP
36" BOXAPROPERTY

LINE NEW STREET TREE

IN TREE GRATEEXISTING TREES TO REMAIN

ON ADJACENT PROPERTY

PROPERTY LINE
10 ARB MAR
24" BOX 19
LOM11 5
ABG 2ND FLOOR

COURTYARD
SR4 15 8 13 413

SR LOM DB MCP SRLOM
A
5 CIT MEY
24" BOX A
A
95 9 DB
9LOM
LOM 51 OLE EUR
36" BOX B
B
DB
8 5B 3BDB B MCP
B 2 PR
2 5 SR 13
SR SR
57 PEL2
9 LAV PR 2LOM 4
9 PRABG2 2 LOM 7 12SR SR

MCP ABR
21 2

EXISTING TREE TO REMAINLAV SR
15 PEL3

B B B B PR
16 5TH FLOOR
ROOF DECK 1 HAN HEP
36" BOX

NEW STREET TREE

IN TREE GRATE
3 DIT
PR
29 2 OLE EUR
36" BOX PR 8MCP A A36 DB
DIT
DN
62 4 Podium & Roof Deck Planter Pots
Planting LegendSAU DB
Type A - (1) SR & (3) LBE each pot
Type B - (1) ASP each pot
16 LOM
24 LOM
5 LOM 4 ACE RUB
36" BOX

LOADING AREA
6 TRASH DB
North
79 Renewal Date BER EXISTING TREES TO REMAIN

ON ADJACENT CALTRANS

PROPERTY
0 15 30 60
06-30-23
Date

06.02.23 4 TRI LAU
24" BOX
SITE PLANTING PLAN L-3.1
THE
ꢀꢁꢂꢂARDO 477 9TH AVE SAN MATEO, CALIFORNIA JUNE 23, 2023 PARTNERSHIP INC.

Lanꢃꢄꢅaꢆe Arꢅꢇiteꢅtꢄ Lanꢃ Plannerꢄ All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

309 of 517

PLANTING NOTES PLANT PALETTE

1. 2.

All work shall be performed by persons familiar with planting work and under supervisions of a qualified planting foreman.
to the completion of the project at the Owner's request and with the Owner's concurrence.

TREES

KEY SIZE BOTANICAL NAME COMMON NAME COMMENTS
standard
multi
WUCOLS
Medium
Low
Plant material locations shown are diagrammatic and may be subject to change in the field by the Landscape Architect before the maintenance period begins.

18. Contractor to verify drainage of all tree planting pits. See Planting Specifications. Install drainage well per specifications and Tree Planting Detail(s) if the tree planting pit does not drain at a rate to meet the specifications.

ACE RUB 24"/36"box Acer rubrum 'October Glory' 'October Glory' Red Maple Marina Strawberry Tree
Water Gum Tree
ARB MAR 24"box Arbutus 'Marina'
Tristania laurinaTRI LAU 24"box
36"box
24"box
standard Medium
Medium
Low

3. 4.

All trees are to be staked as shown in the staking diagrams. PLA ACE

LAG NAT
Platanus a. 'Columbia'
Lagerstroemia i 'Natchez'
Olea europaea 'Wilsonii'
Handroanthus heptaphyllus
Strelitzia nicolai
London Plane Tree

19. Contractor shall remove all plant and bar code labels from all installed plants and landscape materials prior to arranging a site visit by the Landscape Architect.

All tree stakes shall be cut 6" above tree ties after stakes have been installed to the depth indicated in the staking diagrams. Single stake all conifers per tree staking diagram.

Natchez Crepe Myrtle
Fruitless Olive Tree
Pink Trumpet Tree
Giant Bird of Paradise
multi
OLE EUR specimen
HAN HEP 36"box
STR REG 24"box
multi Very Low
Medium
Low

20. Versicell Drainage panel or approved equal is to be installed in all on-structure planters and all pre-cast planters/pots as shown in the drawings.

Material available through: Tournesol, CA 800-542-2282. All drainage panels shall be completely covered with filter fabric as shown in the drawings and per manufacturer's specifications.
standard
multi5. Plant locations are to be adjusted in the field as necessary to screen utilities but not to block windows nor impede access. The Landscape Architect reserves the right to make minor adjustments in tree locations after planting at no cost to the Owner. All planting located adjacent to signs shall be field adjusted so as not to interfere with visibility of the signs.

SHRUBS
KEY
ABG
ACA
ASP
BER
CAL
DB
SIZE
5 gal

BOTANICAL NAME
Agave 'Blue Glow'

COMMON NAME
Blue Glow Agave
Little River Wattle
Myers Asparagus
Creeping Barberry
Rock Purslance

SPACING
-
WUCOLS

21. All tree rootballs shall be irrigated by water jet during the sixty (60) day maintenance period established by specifications. This irrigation shall occur each time normal irrigation is scheduled.

6. 7.

The Landscape Architect reserves the right to make substitutions, additions, and deletions in the planting scheme as felt necessary while work is in progress. Such changes are to be accompanied by equitable adjustments in the contract price if/when necessary and subject to the Owner's approval.

L
L5 gal
5 gal
5 gal
5 gal
5 gal
5 gal
5 gal
15 gal
5 gal
Acacia 'Cousin Itt' 36" oc
24" oc
36" oc
24" oc
36" oc
60" oc
Asparagus d. 'Meyeri'
Berberis aquifolium repens
Caladrina spectabilis
Dietes bicolor 'Orange Drop'
Myrica californica
M
L22. The Landscape Contractor shall, as a part of this bid, provide for a planting allowance for the amount of $3,000.000 (Three Thousand Dollars) to be used for supplying and installing additional plant material as directed by the Landscape Architect and approved by the Owner in writing. The unused portion of the alllowance shall be returned to the Owner at the beginning of the maintenance period.

L
All planting areas, including planter pots, except lawns and storm-water treatment zones (as defined by the civil engineer), shall be top-dressed with a 3" layer of recycled wood mulch, "Muir Woods Brown Mulch" by WM Earthcare (877.963.2784; wmearthcare.com) or approved equal. Submit sample to Landscape Architect for review prior to ordering. Hold all mulch six (6) inches from all plants where mulch is applied over the rootball.

Fortnight Lily L
MCA California Coffeeberry
Rainbow Queen Flax
Birds of Paradise
Southern Sword Fern
L
PR Phormium 'Rainbow Queen'
Strelitzia reginae
36" O.C.
36" O.C.
36" O.C.

L
SRE
NC
M
MNephrolepis cordifolia

23. The contractor is required to submit plant quantities and unit prices for all plant materials as a part of the bid.8. All street trees to be installed in accordance with the standards and specifications of the City of San Mateo, CA. Contractor to contact the city arborist to confirm plant type, plant size (at installation), installation detailing and locations prior to proceeding with installation of street trees. Contractor is to obtain street tree planting permit from the city, if a permit is required, prior to installation of street trees. Contractor is to consult with the Landscape Architect during this process.

24. Assume 15 gallon plant for any un-labelled or un-sized tree; 5 gallon plant for any un-labelled or un-sized shrub; and 1 gallon @ 18" o.c. for any un-labelled ground cover.

SUB SHRUBS, GRASSES, FERNS
KEY
CEL
SIZE
5 gal
5 gal
1 gal
1 gal
1 gal

BOTANICAL NAME COMMON NAME
Large Cape Rush

SPACING
42" O.C.
36" O.C.
30" O.C.
24" O.C.
24" O.C.

WUCOLS

25. Assume 5 gallon plant size at 36" o.c. for all planting beds not provided with planting callouts or planting information.

Chondropetalum elephantium L
L
L
L
L
MCP
LOM
PEL
Muhlenbergia capillaris 'White Cloud'
Lomandra 'Platinum Beauty'
Pennisetum a. 'Llittle Bunny'
Sesleria autumnalis
White Muhly Grass
Variegated Dwarf Mat Rush
Little Bunny Fountain Grass
Autumn Moor Grass

26. The planting areas on grade shall be ripped to a depth of 8" to reduce compaction. The native subgrade soil shall be treated with 100 lbs of gypsum/1000 sf and leached to improve drainage and reduce the soil interface barrier. Contractor shall coordinate this work with other trades.

This is subject to the final recommendations of the soils test (see below) and review by the Landscape Architect and the Owner.

9. Plants shall be installed to anticipate settlement. See Tree and Shrub Planting Details. SAU

10. All trees noted with 'deep root' and those planted within 5'-0" of concrete paving, curbs, and walls shall have deep root barriers installed per manufacturer's specifications. See specifications and details for materials, depth of material, and location of installation.

GROUNDCOVERS & VINES
KEY
LBE
SIZE
1 gal
1 gal

BOTANICAL NAME
Lotus berthelotii

COMMON NAME
Parrot's Beak

SPACING WUCOLS
-
-
L
L27. All planting areas on grade are to receive Vision Comp OMRI Listed Compost by Vision Recycling, (510) 429-1300, or approved equal, at the rate of 6 cubic yards/1000 square feet, evenly tilled 6" deep into the soil to finish grade. All planting areas shall have 6-20-20 Commercial Fertilizer at 25lbs/1000 square feet evenly distributed into the soil. This is subject to the final SMA Senecio mandraliscae Blue Chalk Sticks

11. 12.

The Landscape Contractor shall arrange with a nursery to secure plant material noted on the drawings and have those plants available for review by the Owner and Landscape Architect within thirty (30) days of award of contract. The Contractor shall purchase the material and have it segregated and grown for the job upon approval of the plant material. The deposit necessary for such contract growing is to be born by the Contractor.

PLANTING DESIGN NOTES:
· The above plants have been selected as being representative of the overall planting design intent, but does not preclude use of other appropriate planter material. The landscape shall incorporate plants that are tolerant of the challenging conditions of the site and that are appropriate to the local climate. recommendations and review of the soils test (see below) by the Landscape Architect and the Owner.
·
·
All trees shall be a minimum of 24" box size. All shrubs and vines shall be a minimum of 5 gallon size. All groundcover shall be a minimum of 1 gallon size.

All planted areas are to be watered with an approved automatic underground irrigation system. The system shall be designed to make efficient use of water through conservation techniques, and be in compliance with the State's and Water District's rules and regulations for water service and water use.

The project has been designed to make efficient use of water through the use of drought tolerant plant materials. Deep rooting shall be encouraged by deep watering plant material as a part of normal landscape maintenance.

The irrigation for all planting shall be limited to the amount required to maintain adequate plant health and growth. Water usage should be decreased as plants mature and become established. The irrigation controllers shall be adjusted as necessary to reflect changes in weather and plant requirements.

28. Planting pits are to be backfilled with a mixture of 50% native soil and 50% amended native soil per note #5 above.

29. The General Contractor is to provide an agricultural suitability analysis for representative samples of on-site rough graded soil and any imported topsoil.

Recommendations for amendments contained in this analysis are to be carried out before planting occurs. Such changes are to be accompanied by equitable adjustments in the contract price if/when necessary. See specifications for testing procedure.
· Water use value based on WUCOLS (Water Use Classification of Landscape Species) IV, 2014 edition.

13. 14.

The Landscape Contractor shall verify the location of underground utilities and bring any conflicts with plant material locations to the attention of the Landscape Architect for a decision before proceeding with the work. Any utilities shown on the Landscape drawings are for reference and coordination purposes only. See Civil Drawings.

30. For built in place planters on structure, use imported regular weight soil mix.

31. For planter pots, use lightweight soil mix / see written specifications.

32. See civil drawings for imported storm water treatment area soil. Contractor to provide agricultural suitability analysis of the soil with amendment recommendations to the Landscape Architect for review.The design intent of the planting plan is to establish an immediate and attractive mature landscape appearance. Future plant growth will necessitate trimming, shaping and, in some cases, removal of trees and shrubs as an on-going maintenance procedure.

15. Install all plants per plan locations and per patterns shown on the plans.

Install all shrubs to ensure that anticipated, maintained plant size is at least 2'-0" from the face of building(s) unless shown otherwise on the plans. Refer to Plant Spacing Diagram for plant masses indicated in a diagrammatic manner on the plans. Refer to Plant Spacing Diagram for spacing of formal hedge rows.

16. Contractor to provide one (1) Reference Planting Area for review by Landscape Architect prior to installation of the project planting. The Reference Planting Area shall consist of a representative portion of the site of not less than 900 (nine hundred) square feet. Contractor to set out plants, in containers, in the locations and patterns shown on the plans, for field review by the Landscape Architect. The Reference Planting Area will be used as a guide for the remaining plant installation.

Renewal Date
06-30-23
Date

06.02.23 17. The Maintenance Period(s) shall be for 60 (sixty) days. Portions of the installed landscape of a project may be placed on a maintenance period prior PLANTING NOTES AND LEGENDS L-3.2
SAN MATEO, CALIFORNIA JUNE 23, 2023
THE
ꢀꢁꢂꢂARDO 477 9TH AVEPARTNERSHIP INC.

Lanꢃꢄꢅaꢆe Arꢅꢇiteꢅtꢄ Lanꢃ Plannerꢄ All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

310 of 517

S. CLAREMONT ST
2ND FLOOR PROPERTY LINE

COURTYARD

WATER USE LEGEND
WUCOLS LowCLUB ROOM
(2ND FLOOR SHOWN) 3,102 sq ft (total 3 levels)
WUCOLS Moderate
WUCOLS High
880 sq ft (total 3 levels)
DN 0 sq ft
78 sq ft
0 sq ft
Water Features
Special Landscape Area

LOADING AREA
TRASH
North
Renewal Date
06-30-23
0 15 30 60Date

06.02.23 IRRIGATION HYDROZONE PLAN L-4.1
SAN MATEO, CALIFORNIA JUNE 23, 2023
THE
ꢀꢁꢂꢂARDO 477 9TH AVEPARTNERSHIP INC.

Lanꢃꢄꢅaꢆe Arꢅꢇiteꢅtꢄ Lanꢃ Plannerꢄ All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

311 of 517

PRELIMINARY IRRIGATION SYSTEM LEGEND
IRRIGATION BACKFLOW PREVENTION DEVICE - FEBCO-825Y-BV
IRRIGATION SUPPLYLINE- 2" AND LARGER -1120/CLASS 315 PVC PIPE IRRIGATION SUPPLYLINE-1.5" & SMALLER -1120/SCHEDULE 40 PVC PIPE -18" COVER
-18" COVER
-12" COVERIRRIGATION SPRINKERLINE

ELECTICAL CONDUIT

SLEEVING
-1120/CLASS 200 PVC PIPE
-1120/SCHEDULE 40 ELECTRICAL CONDUIT -24" COVER
-1120/SCHEDULE 40 PVC PIPE -24" COVER

E E E E E
Renewal Date
06-30-23
Date

06.02.23 IRRIGATION NOTES AND LEGENDS L-4.2
SAN MATEO, CALIFORNIA JUNE 23, 2023
THE
ꢀꢁꢂꢂARDO
PARTNERSHIP INC.
477 9TH AVE
Lanꢃꢄꢅaꢆe Arꢅꢇiteꢅtꢄ Lanꢃ Plannerꢄ All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

312 of 517

S. CLAREMONT ST
UP
10 11 12
13 Tree Protection Fencing, Typ. 16
15 Tree Protection Fencing, Typ.
9 8

PROPERTY LINE
7 14
2928
38 30
32 6 37
3927
Tree Protection
Fencing, Typ.
36 403326
5 31 PROPERTY LINE

PROPERTY LINE
17 25
24 23 34 35 41 42
20 TREE LEGEND:
4 22
21 18 EXISTING TREE TO REMAIN

UP EXISTING TREE TO BE REMOVED

TREE PROTECTION FENCING
UP
19 LOADING AREA
1TRASH
North
Renewal Date
06-30-23
0 15 30 60Date

06.02.23 48 49 47 46 3 45 2 44 43

PROPERTY LINE
Tree Protection Fencing, Typ.

TREE DISPOSITION PLAN L-5.1
SAN MATEO, CALIFORNIA JUNE 23, 2023
THE
ꢀꢁꢂꢂARDO
PARTNERSHIP INC.
477 9TH AVE
Lanꢃꢄꢅaꢆe Arꢅꢇiteꢅtꢄ Lanꢃ Plannerꢄ All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

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i

TREE PROTECTION/DISPOSITION NOTES

1. See Tree Disposition Plan for trees to be removed and to remain.

Renewal Date
06-30-23 2. Refer to Arborist Report page 8, 9, 10 and Landscape sheets L5.6, L5.7, L-5.17 & L-5.18 for Tree protection requirement.Date

06.02.23 3. Refer to Arborist Report for other tree disposition notes and recommendations.

TREE DISPOSITION NOTES AND LEGENDS L-5.2
SAN MATEO, CALIFORNIA JUNE 23, 2023
THE
ꢀꢁꢂꢂARDO
PARTNERSHIP INC.

Lanꢃꢄꢅaꢆe Arꢅꢇiteꢅtꢄ Lanꢃ Plannerꢄ
477 9TH AVE
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

314 of 517

i
Renewal Date
06-30-23
Date

06.02.23 TREE DISPOSITION NOTES AND LEGENDS L-5.3
SAN MATEO, CALIFORNIA JUNE 23, 2023
THE
ꢀꢁꢂꢂARDO
PARTNERSHIP INC.

Lanꢃꢄꢅaꢆe Arꢅꢇiteꢅtꢄ Lanꢃ Plannerꢄ
477 9TH AVE
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

315 of 517

i
Renewal Date
06-30-23
Date

06.02.23 TREE DISPOSITION NOTES AND LEGENDS L-5.4
SAN MATEO, CALIFORNIA JUNE 23, 2023
THE
ꢀꢁꢂꢂARDO
PARTNERSHIP INC.

Lanꢃꢄꢅaꢆe Arꢅꢇiteꢅtꢄ Lanꢃ Plannerꢄ
477 9TH AVE
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

316 of 517

i
Renewal Date
06-30-23
Date

06.02.23 TREE DISPOSITION NOTES AND LEGENDS L-5.5
SAN MATEO, CALIFORNIA JUNE 23, 2023
THE
ꢀꢁꢂꢂARDO
PARTNERSHIP INC.

Lanꢃꢄꢅaꢆe Arꢅꢇiteꢅtꢄ Lanꢃ Plannerꢄ
477 9TH AVE
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

317 of 517

i
Renewal Date
06-30-23
Date

06.02.23 TREE DISPOSITION NOTES AND LEGENDS L-5.6
SAN MATEO, CALIFORNIA JUNE 23, 2023
THE
ꢀꢁꢂꢂARDO
PARTNERSHIP INC.

Lanꢃꢄꢅaꢆe Arꢅꢇiteꢅtꢄ Lanꢃ Plannerꢄ
477 9TH AVE
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

318 of 517

i
Renewal Date
06-30-23
Date

06.02.23 TREE DISPOSITION NOTES AND LEGENDS L-5.7
SAN MATEO, CALIFORNIA JUNE 23, 2023
THE
ꢀꢁꢂꢂARDO
PARTNERSHIP INC.

Lanꢃꢄꢅaꢆe Arꢅꢇiteꢅtꢄ Lanꢃ Plannerꢄ
477 9TH AVE
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

319 of 517

i
Renewal Date
06-30-23
Date

06.02.23 TREE DISPOSITION NOTES AND LEGENDS L-5.8
SAN MATEO, CALIFORNIA JUNE 23, 2023
THE
ꢀꢁꢂꢂARDO
PARTNERSHIP INC.

Lanꢃꢄꢅaꢆe Arꢅꢇiteꢅtꢄ Lanꢃ Plannerꢄ
477 9TH AVE
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

320 of 517

i
Renewal Date
06-30-23
Date

06.02.23 TREE DISPOSITION NOTES AND LEGENDS L-5.9
SAN MATEO, CALIFORNIA JUNE 23, 2023
THE
ꢀꢁꢂꢂARDO
PARTNERSHIP INC.

Lanꢃꢄꢅaꢆe Arꢅꢇiteꢅtꢄ Lanꢃ Plannerꢄ
477 9TH AVE
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

321 of 517

i
Renewal Date
06-30-23
Date

06.02.23 TREE DISPOSITION NOTES AND LEGENDS L-5.10
SAN MATEO, CALIFORNIA JUNE 23, 2023
THE
ꢀꢁꢂꢂARDO
PARTNERSHIP INC.

Lanꢃꢄꢅaꢆe Arꢅꢇiteꢅtꢄ Lanꢃ Plannerꢄ
477 9TH AVE
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

322 of 517

i
Renewal Date
06-30-23
Date

06.02.23 TREE DISPOSITION NOTES AND LEGENDS L-5.11
SAN MATEO, CALIFORNIA JUNE 23, 2023
THE
ꢀꢁꢂꢂARDO
PARTNERSHIP INC.

Lanꢃꢄꢅaꢆe Arꢅꢇiteꢅtꢄ Lanꢃ Plannerꢄ
477 9TH AVE
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

323 of 517

i
Renewal Date
06-30-23
Date

06.02.23 TREE DISPOSITION NOTES AND LEGENDS L-5.12
SAN MATEO, CALIFORNIA JUNE 23, 2023
THE
ꢀꢁꢂꢂARDO
PARTNERSHIP INC.

Lanꢃꢄꢅaꢆe Arꢅꢇiteꢅtꢄ Lanꢃ Plannerꢄ
477 9TH AVE
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

324 of 517

i
Renewal Date
06-30-23
Date

06.02.23 TREE DISPOSITION NOTES AND LEGENDS L-5.13
SAN MATEO, CALIFORNIA JUNE 23, 2023
THE
ꢀꢁꢂꢂARDO
PARTNERSHIP INC.

Lanꢃꢄꢅaꢆe Arꢅꢇiteꢅtꢄ Lanꢃ Plannerꢄ
477 9TH AVE
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

325 of 517

i
Renewal Date
06-30-23
Date

06.02.23 TREE DISPOSITION NOTES AND LEGENDS L-5.14
SAN MATEO, CALIFORNIA JUNE 23, 2023
THE
ꢀꢁꢂꢂARDO
PARTNERSHIP INC.

Lanꢃꢄꢅaꢆe Arꢅꢇiteꢅtꢄ Lanꢃ Plannerꢄ
477 9TH AVE
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

326 of 517

i
Renewal Date
06-30-23
Date

06.02.23 TREE DISPOSITION NOTES AND LEGENDS L-5.15
SAN MATEO, CALIFORNIA JUNE 23, 2023
THE
ꢀꢁꢂꢂARDO
PARTNERSHIP INC.

Lanꢃꢄꢅaꢆe Arꢅꢇiteꢅtꢄ Lanꢃ Plannerꢄ
477 9TH AVE
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

327 of 517

i
Renewal Date
06-30-23
Date

06.02.23 TREE DISPOSITION NOTES AND LEGENDS L-5.16
SAN MATEO, CALIFORNIA JUNE 23, 2023
THE
ꢀꢁꢂꢂARDO
PARTNERSHIP INC.

Lanꢃꢄꢅaꢆe Arꢅꢇiteꢅtꢄ Lanꢃ Plannerꢄ
477 9TH AVE
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

328 of 517

S. CLAREMONT ST
2ND FLOOR

COURTYARD
27'-3"

PROPERTY LINE

OUTDOOR SEATING/LOUNGE
AREA (PODIUM): 570 SQ FT

OUTDOOR SEATING/STUDY
AREA (PODIUM): 395 SQ FT
11'-6"
25'-6" OUTDOOR LOUNGE / GAMES
AREA (PODIUM): 635 SQ FT
29'-2" 28'-9"
19'-10"

CLUB ROOM
(2ND FLOOR SHOWN) A A

OUTDOOR EATING AREA
(PODIUM): 411 SQ FTOUTDOOR EATING AREA
(PODIUM): 422 SQ FT
DN

OUTDOOR SEATING AREA
(ROOF): 270 SQ FT
DOG PARK / RUN AREA: 588 SQ FTLOADING AREA
TRASH
North
Renewal Date
06-30-23
0 15 30 60Date

06.02.23 LANDSCAPE PARK CREDITS AREAS L-6.1
SAN MATEO, CALIFORNIA JUNE 23, 2023
THE
ꢀꢁꢂꢂARDO
PARTNERSHIP INC.
477 9TH AVE
Lanꢃꢄꢅaꢆe Arꢅꢇiteꢅtꢄ Lanꢃ Plannerꢄ All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.

329 of 517

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342 of 517

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.

PLW 100 101 14 13 2.1 3.1 4.1 5.1 6.1 7.1 8.1 9.1 10.1 11.1

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.
287'-11 5/8"
25'-2 1/2" 67'-1 1/2" 27'-6" 27'-6" 27'-6" 27'-7" 26'-9" 50'-1 7/8" 33'-10 1/4"

FRONT-LOAD

COLLECTION VEHICLE

SHOWNENTERINGSITE WHEEL PATH

ENVELOPEFORWARD
35 ft Fr on tE nd Lo ad e rMIXED-USE TRASH ROOM
SEESHEETTR1.1 S. CLAREMONT ST
16'-8" 30'-23/4"
7 7PLN PLN
A.1
F52 19.80 18.49'

18.49'

20.10' 20.06' UP 19.68
8' - 6"
15'-93/4"
35ft Front End Loader25' - 0" 19.60'
Overall Length 35.000ft

8.330ft

1.400ft

1.400ft

8.000ft

4.00s

32.000ft
A.5
B.5
Overall Width
Overall Body Height
Min Body Ground Clearance
Track Width
Lock-to-lock time
Curb to Curb Turning Radius

PROPOSED
OFFICE

RESTROOM
W
R

21.50' GARAGE ACCESS
GATE 1.13%DN 19.60' 19.60'
C.2
C.5
24'-0"

DRIVEAISLE

ADJACENT
BLDG

22.25'

19.90' U-LINEMODELH-1615 COLLAPSIBLE

WIRECONTAINERW/ CASTERSFOR

CARDBOARDCOLLECTION
5'-0" 5'-0"7.5% 15.0%
+0'-9"22.30
5' - 0" ATPARKINGCORRIDOR-

COORDINATEWITHARCHITECT
D.5
D.6

20.90114 BIKES

20.90 DN
2% Max. 2% Max.

20.90'
DN

22.30'

20.90 22.68'
TS
UP E.5
H.1
UP

22.30'
F52 T5

FRONT-LOAD

COLLECTION VEHICLE

SHOWNEXITINGSITE

CONCRETE
STRESS
PAD

LOADING AREA
TRASH

PLS PLS

CALTRAIN RAILROAD TRACKS
0' 30' 60' TRUE

FRONT-LOAD TRUCK STUDY
ENTERING AND EXITING SITE SCALE: NTS
TR0.1As Indicated
477 9TH AVE SAN MATEO, CA June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.AMERICAN TRASH MANAGEMENT 1900 POWELL STREET, SUITE 220
EMERYVILLE, CALIFORNIA 94608
P: 415.292.5400
F: 415.292.5410
[email protected]

343 of 517

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.

PLW 100 101 14 13 2.1 3.1 4.1 5.1 6.1 7.1 8.1 9.1 10.1 11.1

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.
287'-11 5/8"
25'-2 1/2" 67'-1 1/2" 27'-6" 27'-6" 27'-6" 27'-7" 26'-9" 50'-1 7/8" 33'-10 1/4" SU-30 TRUCK

SHOWNENTERINGSITE WHEEL PATH

ENVELOPEFORWARD
30 SU -3 0- Si ng le Un it Tr uc kMIXED-USE TRASH ROOM
SEESHEETTR1.1 S. CLAREMONT ST
16'-8" 30'-23/4"
7 7PLN PLN
A.1
F52 19.80 18.49'

18.49'

20.10' 20.06' UP 19.68
8' - 6"
4 20
15'-93/4"
25' - 0" 19.60'
SU-30 - Single Unit Truck
A.5
B.5
Overall Length 30.000ft

8.000ft

13.500ft

1.367ft

8.000ft
Overall Width
Overall Body Height
Min Body Ground Clearance
Track Width
Lock-to-lock time
Max Steering Angle (Virtual)

PROPOSED
W
R
OFFICE

RESTROOM

5.00s

31.80°

21.50' GARAGE ACCESS
GATE 1.13%DN 19.60' 19.60'
C.2
C.5
24'-0"

DRIVEAISLE

ADJACENT
BLDG

22.25'

19.90'
U-LINEMODELH-1615 COLLAPSIBLE

WIRECONTAINERW/ CASTERSFOR

CARDBOARDCOLLECTION
5'-0" 5'-0"7.5% 15.0%
+0'-9"22.30
5' - 0" ATPARKINGCORRIDOR-

COORDINATEWITHARCHITECT
D.5
D.6

20.90114 BIKES

20.90 DN
2% Max. 2% Max.

20.90'
DN

22.30'

20.90 22.68'
TS
UP E.5
H.1
UP

22.30'
F52 T5
SU-30 TRUCK

SHOWNEXITINGSITE

CONCRETE
STRESS
PAD

LOADING AREA
TRASH

PLS PLS

CALTRAIN RAILROAD TRACKS
0' 30' 60' TRUE
SU-30 TRUCK STUDY
ENTERING AND EXITING SITE SCALE: NTS
TR0.2As Indicated
477 9TH AVE SAN MATEO, CA June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.AMERICAN TRASH MANAGEMENT 1900 POWELL STREET, SUITE 220
EMERYVILLE, CALIFORNIA 94608
P: 415.292.5400
F: 415.292.5410
[email protected]

344 of 517

SHEET NOTES:PROJECTED COLLECTION SCHEDULE: RESIDENTIAL TRASH ROOM RESIDENTIAL TRASH ROOM. LEVEL 1.

SERVICE: M
1 Tu W Th F Sa Su 1. TRASH COLLECTION ROOM IS 2HR 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 COMPACTORS.

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

4. WALL PROTECTION: 12"Hx6"W CONCRETE CURB AT BASE OF WALLS PER PLAN.

5. ROOM SHALL BE MECHANICALLY VENTILATED WITH (1) CFM/SF PER 2022 CBC.

6. 9'-3" WIDE ROLL-UP DOOR FOR TRANSFERRING CONTAINERS. INSTALL 3'-0" NFPA COMPLIANT DOOR FOR FIRE EGRESS.

WASTE - 3CY COMPACTED
RECYCLING - 3CY COMPACTED
COMPOST - 2CY LOOSE
TOTAL
1 1
1 2
1 1
2 1
3 0 0 0 0

CORRIDOR

SHOWN FOR REFERENCE
ONLY (S.A.D.) 7. (2) 30"Ø 16G GALVANIZED OR GALVANNEALED STEEL CHUTES WITH APOLLO MODEL A500 SINGLE-SIDE LATCH COMPACTORS AND 3CY FL COMPACTOR CONTAINERS FOR WASTE AND RECYCLING DISPOSAL. CHUTES SHALL TERMINATE AT 5'-9" AFF. PROVIDE 3'-0" FL LOOSE CONTAINERS FOR COMPOST DISPOSAL.

8. PP: COMPACTOR POWER PACKS SHALL BE FLOOR-MOUNTED AND STACKED VERTICALLY. (2) 5HP 3-PHASE, 208/230/460V. (2) 30A DISCONNECTS 60" AFF.

9. MCP: CHUTE MASTER CONTROL PANEL SHALL BE WALL-MOUNTED 60" AFF. MUST ALLOW LOCK DOWN OF CHUTE INTAKES FOR EXCHANGING CONTAINERS AND WASHING CHUTES. 120V 15A SERVICE OUTLET REQUIRED. (2) TOTAL.

10. AC: AIR COMPRESSOR (OIL LESS) 4610AC WITH AUTOMATIC TANK DRAIN VALVE. 2 HP PEAK, TWIN TANK CAPACITY 4.6 GALLONS, VOLTAGE @ 60 HZ 110 VOLTS, CURRENT 8.5 AMPS TO POWER THE CHUTE INTAKE DOORS. (1) TOTAL.

PROJECTED COLLECTION SCHEDULE: COMMERCIAL TRASH ROOM
SERVICE: M
1 Tu W Th F
1 1
2 4
Sa Su
WASTE - 3CY LOOSE
RECYCLING - 3CY LOOSE
COMPOST - 64G TOTER
TOTAL
3'-0" VESTIBULE
ACCESS DOOR 1 1
2 3
A36 L112"

FLOOR SUPPORT FRAME, TYP
x 112" x 14 x 3'-2" LONG
2 W
R
(2) 30"Ø GALV. STEEL CHUTES W/ 34"Ø
FLOOR OPENINGS, SEE NOTE 18 4 0 0 0 0

MASON BRA-RED SOUND ISOLATION PADS
(4) TOTAL AT EA FLOOR SUPPORT FRAME

11. OC: ODOR CONTROL UNIT SHALL BE WALL-MOUNTED 60" AFF. 120V 15A SERVICE OUTLET REQUIRED.

12. HB: HOT AND COLD HOSE BIBB SHALL BE WALL-MOUNTED 60" AFF.

13. PROVIDE A WASTE CADDY FOR TRANSFERRING CONTAINERS. OUTSIDE TURNING RADIUS:(2) 15x18 B.H. INTAKE DOORS, SEE NOTE 16
11'-8". INSIDE TURNING RADIUS: 8'-612". TRAVEL PATH: 3'-6". HALL WIDTH: 5'-11". STAFF SHALL TRANSFER CONTAINERS TO STAGING AREA FOR PICK-UP DAYS. 120V 15A SERVICE OUTLET REQUIRED. STORE IN RESIDENTIAL TRASH ROOM.
8 TR2.0
SIM

COMPOST

14. CHUTE DISCHARGE DOOR: WILKINSON TYPE-A, B-LABEL CONSTRUCTION 90 MINUTE FIRE- RATED, HORIZONTALLY ROLLING DOOR, HELD OPEN BY 165°F FUSIBLE LINK, SHOWN IN CLOSED POSITION.

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

B.5

SLIM JIM CONTAINER
SEE NOTE 16

2.1 30"Ø GALV. STEEL CHUTE
(2) TOTAL, SEE NOTE 7 9
CHUTE INTAKE VESTIBULE. SIMILAR AT LEVELS 3-5.TYP
TR2.0

16. CHUTE INTAKE VESTIBULES SHALL BE 2HR FIRE-RATED WITH 2HR FIRE-RATED ACCESS DOORS. 5'-0" MIN CLEAR REQUIRED PER ADA STANDARDS - RESIDENTIAL ACCESS. POWER TO INTAKE DOORS SUPPLIED BY MCP. PROVIDE (2) 15x18 BOTTOM HINGED, NORMALLY

CLOSED LOW-VOLTAGE, ELECTRICALLY INTERLOCKED, AUTOMATIC OPENING DOOR FOR WASTE AND RECYCLING AT EACH FLOOR, SEE DETAIL 3/TR2.0. FOR COMPOST COLLECTION MANAGEMENT TO PROVIDE 23-GALLON 'RUBBERMAID SLIM JIM' CONTAINER OR EQUIVALENT. STAFF TO EMPTY IN 2CY FL LOOSE CONTIANERS DAILY AT TRASH ROOM.

PROVIDE U-LINE MODEL H-1615 COLLAPSIBLE WIRE CONTAINER W/ CASTERS FOR CARDBOARD COLLECTION.

LEVEL
(S.A.D.)
1 CHUTE INTAKE VESTIBULE
SIMILAR AT LEVELS 3-5 SCALE:18" = 1'-0"

CHUTE DISCHARGE DOOR
TYP, SEE NOTE 14

17. 2HR FIRE-RATED FACE WALL SHALL NOT BE ERECTED UNTIL CHUTES HAVE BEEN INSTALLED. FOR SOUND PROOFING PURPOSES, DOUBLE STUD-WALLS ARE REQUIRED ADJACENT TO OCCUPIED SPACES. INTERIOR OF SHAFT SHALL BE TAPED TO PREVENT ODOROUS AIR LEAKING INTO OCCUPIED SPACES.

18. PROVIDE ROUND FLOOR OPENINGS AT CONCRETE FLOORS AND SQUARED FLOOR OPENINGS AT WOOD-FRAME CONSTRUCTION. SEE PLAN FOR DIAMETER OF OPENINGS.

INSTALL FLOOR SUPPORT FRAME AT EACH FLOOR PENETRATION TO SECURE CHUTE. SEE DETAIL 9/TR2.0 FOR ANCHORING. POUR RINGS WILL VARY BASED ON THICKNESS OF FLOOR SLAB - PROVIDED BY MANUFACTURER.

RECYCLING WASTE
30"Ø GALV. STEEL
CHUTE (2) TOTAL BASEMENT LEVEL
(S.A.D.)APOLLO MODEL A500 SSL
COMPACTOR (2) TOTAL
30A DISCONNECT
(2) TOTAL

WALL PROTECTION
TYP, SEE NOTE 4
2HR FIRE-RATED WALL BY
OTHERS (S.A.D.) SEE NOTE 3

FLOORS BY OTHERS
(S.A.D.) SEE NOTE
APOLLO MODEL A500 SSL COMPACTOR
(2) TOTAL, CONTAINER NOT SHOWN
FOR CLARITY2
COMMERCIAL TRASH ROOM. LEVEL 1.AC

SECTION A-A

19. TRASH COLLECTION ROOM IS 2HR FIRE-RATED - RESTRICTED ACCESS.

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

21. WALLS SHALL BE FINISHED WITH WASHABLE WATERPROOF SURFACE SUCH AS FRP OR HIGH-GLOSS ENAMEL PAINT 8'-0" AFF.
64G CART

COMMERCIAL

COMPOST
PP S
C
P
O
AM R P E3
AC
C
T
Y
O
F RL S
C
P
O
AM R P E3
AC
C
T
Y
O
F RL

CONTAINER

RESIDENTIAL
WASTE

CONTAINER

RESIDENTIAL
RECYCLING3CY FL LOOSE

CONTAINER

COMMERCIAL
RECYCLING 64G CART

COMMERCIAL
COMPOST 22. WALL PROTECTION: 12"Hx6"W CONCRETE CURB AT BASE OF WALLS PER PLAN.

23. ROOM SHALL BE MECHANICALLY VENTILATED WITH (1) CFM/SF PER 2019 CBC.

24. 6'-0" WIDE DOUBLE-SWING DOOR WITH FLOOR SWEEPS AND HOLD-OPENS FOR TRANSFERRING CONTAINERS. DO NOT INSTALL THRESHOLD.

25. OC: ODOR CONTROL UNIT SHALL BE WALL-MOUNTED 60" AFF. 120V 15A SERVICE OUTLET REQUIRED.

26. HB: HOT AND COLD HOSE BIBB SHALL BE WALL-MOUNTED 60" AFF.

27. PROVIDE (1) UNDEDICATED 120V 15A SERVICE OUTLET REQUIRED FOR STAFF MAINTENANCE PURPOSE.
3CY FL

COMPACTOR

CONTAINER

RESIDENTIAL
WASTE
30"Ø GALV. STEEL CHUTE
(2) TOTAL, SEE NOTE 7 9
TYP
W
R
TR2.0
LEVEL
(S.A.D.)
1 FD FD 2CY FL LOOSE

CONTAINER

RESIDENTIAL

COMPOST

CHUTE DISCHARGE
DOOR, SEE NOTE 143CY FL LOOSE

CONTAINER

COMMERCIAL
WASTE
3CY FL
C
C
O
O

M N P T A A C I N T E O
RR

RESIDENTIAL

RECYCLING HB

COMPACTOR

ACCESS DOOR
GENERAL NOTES.
36V WASTE CADDY
SEE NOTE 13B-B
-

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.

SIM A-A
-
2CY FL COMPACTOR

CONTAINER
B.5

HB OC MCP MCP
3'-0" FIRE
EGRESS DOOR 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.
9'-3" WIDE ROLL-UP DOOR

BASEMENT LEVEL
(S.A.D.)120V 15A SERVICE
OUTLET, SEE NOTE 15 120V 15A SERVICE
OUTLET, SEE NOTE 15
6'-0" WIDE DOUBLE-SWING
DOOR, SEE NOTE 24 FLOORS BY OTHERS
(S.A.D.) SEE NOTE

SINGLE SIDE LATCH FOR
CONTAINER REMOVAL2

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.

SECTION B-B

2.1 0' 30' 60' TRUE

MIXED-USE TRASH ROOM PLAN SECTIONS
LEVEL 1 SCALE:18" = 1'-0" AT RESIDENTIAL TRASH ROOM SCALE:18" = 1'-0" TR1.1As Indicated
477 9TH AVE SAN MATEO, CA June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.AMERICAN TRASH MANAGEMENT 1900 POWELL STREET, SUITE 220
EMERYVILLE, CALIFORNIA 94608
P: 415.292.5400
F: 415.292.5410
[email protected]

345 of 517

NOTES:

1. INTAKE DOOR AND TRIM SHALL BE REMOVED FOR DOOR MAINTENANCE.

2. BOTTOM HINGED DOORS ARE SELF-CLOSING, NOISELESS, AND SELF-LATCHING. UL CLASSIFIED 90 MINUTE FIRE-RATED DOOR AND FRAME ASSEMBLY AND A TEMPERATURE RISE OF 250° F MAX IN 30 MINUTES. SHEET NOTES. 30"Ø CHUTE DETAILS.

WALL PANEL PER
SCHEDULE (S.A.D.) 3. MAX OPENING FOR INTAKE DOOR IS 14" FROM FACE OF FINISHED WALL.

4. 2022 CBC - 11B-404.3.5 HEIGHT: CONTROLS AND OPERATING MECHANISMS SHALL BE LOCATED NO HIGHER THAN 48 INCHES AND NO LOWER THAN 15 INCHES ABOVE THE FINISHED FLOOR MEASURED TO THE CENTER OF THE GRIP.

5. 2022 CBC - 11B-309.4 OPERATION: CONTROLS AND OPERATING MECHANISMS SHALL BE OPERABLE WITH ONE HAND AND SHALL NOT REQUIRE TIGHT GRASPING, PINCHING, OR TWISTING OF THE WRIST. THE FORCE REQUIRED TO ACTIVATE CONTROLS AND OPERATING MECHANISMS SHALL BE NO GREATER THAN 5 POUNDS.

6. 18x18 AIR ASSIST ACCESS DOOR IS LARGEST DOOR THAT ATM WILL DESIGN FOR CHUTE INTAKE.

7. ATM WILL NEVER DESIGN A 24x24 INTAKE DOOR AS THESE DOOR SIZES HAVE LED TO FATALITIES.

1. 16-GAUGE GALVANIZED / GALVANNEALED STEEL.

2. 2HR FIRE-RATED WALL ASSEMBLIES ENCASING CHUTE SHAFT. FACE WALL SHALL NOT BE ERECTED UNTIL CHUTES HAVE BEEN INSTALLED.

3. SEE ARCHITECTURAL AND/OR STRUCTURAL DRAWINGS TO VERIFY ALL INFORMATION NOT RELATED TO ATM'S SCOPE OF WORK PER AGREEMENT.

WALL ASSEMBLY PER
SCHEDULE (S.A.D.)

EPOXY TOLAP OVERCURB ANDEXTEND
UPWARDUNDERWALL PANEL 6" (S.A.D.)

4. POUR RINGS WILL VARY BASED ON THICKNESS OF FLOOR SLAB AND SHALL BE PROVIDED BY MANUFACTURER.
12"Hx6"WCONCRETE CURB WALL
PROTECTION, SEE NOTE 4 SATIN CHROME PULL

HANDLE W/ THUMB LATCH

RED OPEN BUTTON
GENERAL NOTES.

FRONT VIEW
(WITHOUTTRIM) 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.

SECTION VIEW

EPOXY COVE BASE ANDEPOXY
FLOORS PERSCHEDULE (S.A.D.)

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.
15x18 BOTTOM-HINGED, NORMALLY CLOSED

LOW-VOLTAGE ELECTRICALLY INTERLOCKED,

AUTOMATIC OPENING INTAKE DOOR

CONCRETE SLAB
(S.S.D.)

FRONT VIEW
(WITHTRIM: 16GA. 430S.S.)PLAN VIEW

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.

WALL PROTECTION CONCRETE CURB CHUTE INTAKE DOOR
AT UPPER LEVELS1 SCALE: NTS
SCALE: NTS
SCALE: NTS
3 SCALE: NTS
NOTES:

1. NOTES: NOTES:

1.2HR FIRE-RATED FACE WALL SHALL NOT BE ERECTED UNTIL CHUTES HAVE BEEN INSTALLED. FOR SOUND PROOFING PURPOSES, DOUBLE STUD-WALLS ARE REQUIRED ADJACENT TO OCCUPIED SPACES. INTERIOR OF SHAFT SHALL BE TAPED TO PREVENT ODOROUS AIR LEAKING INTO OCCUPIED SPACES.

1. PROVIDE HIGH PRESSURE CHUTE WASHDOWN NOZZLE. 2022 CBC - 11B-404.3.5 HEIGHT: CONTROLS AND OPERATING MECHANISMS SHALL BE LOCATED NO HIGHER THAN 48 INCHES AND NO LOWER THAN 15 INCHES ABOVE THE FINISHED FLOOR MEASURED TO THE CENTER OF THE GRIP.

2. 2022 CBC - 11B-309.4 OPERATION: CONTROLS AND OPERATING MECHANISMS SHALL BE OPERABLE WITH ONE HAND AND SHALL NOT REQUIRE TIGHT GRASPING, PINCHING, OR TWISTING OF THE WRIST. THE FORCE REQUIRED TO ACTIVATE CONTROLS AND OPERATING MECHANISMS SHALL BE NO GREATER THAN 5 POUNDS.

2. FILL SANITATION TANK WITH CONCENTRATED DISINFECTING SOLUTION. THE SYPHON HOSE SHOULD REACH THE BOTTOM OF THE SOLUTION CONTAINER. TO FLUSH WITH CLEAR WATER, TURN HANDLE TO THE ON POSITION. FACTORY SETTING OF THE PROPORTIONING VALVE IS FOR 50-GALLONS PER GALLON OF DISINFECTING SOLUTION.

3. NOTE THAT THE ACCESS DOOR AND D & S UNIT ARE SHOWN OUTSIDE OF CHUTE SHAFT FOR CLARITY. ALL WASHDOWN EQUIPMENT WILL BE INSTALLED WITHIN CHUTE SHAFT, ABOVE THE HIGHEST INTAKE. (1) D & S UNIT PER CHUTE.

4. 2022 CBC - 11B-404.3.5 HEIGHT: CONTROLS AND OPERATING MECHANISMS SHALL BE LOCATED NO HIGHER THAN 48 INCHES AND NO LOWER THAN 15 INCHES ABOVE THE FINISHED FLOOR MEASURED TO THE CENTER OF THE GRIP.

5. 2022 CBC - 11B-309.4 OPERATION: CONTROLS AND OPERATING MECHANISMS SHALL BE OPERABLE WITH ONE HAND AND SHALL NOT REQUIRE TIGHT GRASPING, PINCHING, OR TWISTING OF THE WRIST. THE FORCE REQUIRED TO ACTIVATE CONTROLS AND OPERATING MECHANISMS SHALL BE NO GREATER THAN 5 POUNDS. 2 2. INTAKE DOOR NOT SHOWN FOR CLARITY. 4 3 2
1 5

D&SUNIT(NTS)
INSTALLEDBEHINDF.O. WALL *WHEN CALCULATING NUMBER OF

CL FIRE SPRINKLER HEADS FOR EVERY

OTHER FLOOR ALWAYS START WITH

HIGHEST LEVEL

6. SUPPLIED BY VENDOR - INSTALLED BY PLUMBER.

CL C
L
2HR FIRE-RATED WALL
PER SCHEDULE (S.A.D.) 2HR FIRE-RATED WALL
PER SCHEDULE (S.A.D.)2HR FIRE-RATED WALL
PER SCHEDULE (S.A.D.)
2HR FIRE-RATED WALL
PER SCHEDULE (S.A.D.)
FL
C
U
H
S
U

HT I N E G V E S N P T R A A Y N D H E
A
A
B

DO V B E E LO
TO
W P
8 9
CHUTE INTAKE DOOR * FIRE SPRINKLER HEAD

AT HIGHEST LEVEL OF

BUILDING
NO CONTACT BTWN GYP BOARD, FRAMING & CHUTE.

SEAL GAP W/ FLEXIBLE ACOUSTIC RATED FIRE

CAULKING AT PENETRATION THROUGH WALL &

SHAFT, ALL AROUND

TAPE INTERIOR OF CHUTE SHAFT

TO PREVENT ODOROUS AIR LEAKSTAPE INTERIOR OF CHUTE SHAFT

TO PREVENT ODOROUS AIR LEAKS
(BY OTHERS)

COAT CHUTE W/ SOUNDCOAT DAUBERT V-DAMP
3680 OR EQUIVALENT; MATCH THICKNESS OF
METAL
PLUMBING SCHEMATIC LEGEND:

1. 3 4"Ø DOMESTIC HOT WATER INLET WITH VACUUM BREAKER.
(SUPPLIED/INSTALLED BY
PLUMBING SUBCONTRACTOR).
6 7 15x15ACCESSDOOR(NTS) INSTALLEDBYCONTRACTOR

PRIORTOERECTINGWALL

COAT CHUTE W/ SOUNDCOAT DAUBERT V-DAMPFIRE SPRINKLER HEAD AT HIGHEST A36 FLOOR SUPPORT

FRAME, SEE PLAN
ANCHOR BOLTS W/ NEOPRENE GROMMETS. PROVIDE

MASON BRA-RED SOUND ISOLATION PADS BELOW
FRAME
I ON
T

TH A E K R E , FL
L
O
O

W O E RST
B

E I T N
W

T A E K E E N & EVERY
LEVEL 5
3680 OR EQUIVALENT; MATCH T H I C K N E M SS
ET

O A F L

2. QUARTER-TURN GATE VALVE (SHUT-OFF AND BYPASS), (2) TOTAL. (SUPPLIED/INSTALLED BY PLUMBING SUBCONTRACTOR).

3. PLUMBING DESIGN, MATERIALS, AND INSTALLATION BY OTHERS. (SUPPLIED/INSTALLED BY PLUMBING SUBCONTRACTOR).

4. 24-VDC SOLENOID VALVE (OPTIONAL). NOT NEEDED FOR MANUAL OPERATION. (NOT USED HERE).
2HR FIRE-RATED WALL
PER SCHEDULE (S.A.D.)

CONC SLAB WHERE
OCCURS (S.S.D.)
A36FFR L A OO
ME

R , S U E E P P
P

O L R A N T C WH
A

U L T L , E S I E N E T AK
DE
ET A D I O L S O R A : B1O 4 V " E M A & X
N
O O P T E E N S I 4 N G & 5 F R F O O M R F.O.

A36 FLOOR SUPPORT

FRAME, SEE PLAN H W
E
CHUTE INTAKE DOOR: 14" MAX OPENING FROM F.O.

A I G L L H , T S E R E E Q D U E I TA
R
E I L MSE A N B T O S V E& NOTES4 & 5 FOR

HEIGHT REQUIREMENTS
LEVEL 4
LEVEL 3

CONC SLAB WHERE
OCCURS (S.S.D.)

FIRE-RATED ACOUSTIC

FLEXIBLE SEALANT
WILKINSON TYPE-A, B-LABEL CONSTRUCTION 90 MINUTE

FIRE-RATED, HORIZONTALLY ROLLING DOOR, HELD OPEN
BY 165°F FUSIBLE LINK, SHOWN IN CLOSED POSITION

5. D & S UNIT: 1-GALLON CONTAINER, MOUNTING BRACKET, AND PROPORTIONAL VALVE AT CONC SLAB WHERE OCCURS (S.S.D.)
2HR FIRE-RATED WALL
PER SCHEDULE (S.A.D.)
REMOTE LOCATION. (SUPPLIED/MOUNTED BY CHUTE SUBCONTRACTOR. PLUMBED BY PLUMBING SUBCONTRACTOR).

6. FLUSHING SPRAY HEAD BELOW CHUTE VENT. (SUPPLIED/MOUNTED BY CHUTE SUBCONTRACTOR. PLUMBED BY PLUMBING SUBCONTRACTOR).

7. FIRE SPRINKLER INTERMEDIATE 12" IPS

SPRINKLER AT HIGHEST INTAKE, LOWEST INTAKE, AND EVERY OTHER FLOOR BETWEEN, TO BE STARTED FROM HIGHEST INTAKE CONNECTION BY OTHERS. (SUPPLIED/MOUNTED BY CHUTE SUBCONTRACTOR. PLUMBED BY FIRE SPRINKLER SUBCONTRACTOR).

8. SIDE-HINGED, UL RATED 90 MINUTE B-LABEL ACCESS DOOR. (SUPPLIED BY CHUTE SUBCONTRACTOR. INSTALLED BY FRAMING SUBCONTRACTOR OR GC). * FIRE SPRINKLER HEAD

AT LOWEST LEVEL OF
BUILDING 9
-
TYP
DISCHARGE LEVEL - 155°F, PENDANT GLASS BULB SPRINKLER. FIRE - TYP RESIDENTIAL LEVEL

EXAMPLE BUILDING

VERTICAL SECTION VIEW

9. SATIN CHROME PULL-HANDLE. (SUPPLIED/INSTALLED BY CHUTE MANUFACTURE).

CHUTE AIR & SOUND ISOLATION DISINFECTING & SANITATION UNIT

AT HIGHEST INTAKE W/ FIRE SPRINKLERS
CHUTE SHAFT AT INTAKE5 6 SCALE: NTS 8 SCALE: NTSUPPER LEVELS NOTES: NOTES:

1. NOTES:

1. REFER TO MANUFACTURER SPECIFICATIONS FOR ALL OTHER INFORMATION NOT LISTED.

2. (4) MASON BRA-RED SOUND ISOLATION PAD ASSEMBLIES PER FLOOR SUPPORT FRAME.

ATTACHMENT OF ALL BLOCKING, CURBS, AND OTHER ROOF COMPONENTS SHALL BE DESIGNED AND INSTALLED TO MEET THE MINIMUM REQUIREMENTS OF MANUFACTURER.

1. TYPE I FLOOR: TO PREVENT CONCRETE BREAK-OFF, VERIFY MINIMUM DISTANCE WITH STRUCTURAL ENGINEER.

2. ARCHITECT SHALL VERIFY ALL FLOOR SUPPORT FRAME ANCHORING CONNECTIONS WITH RECOMMENDATIONS IN ACOUSTICS REPORT.

2. SEE ARCHITECTURAL AND/OR STRUCTURAL DRAWINGS FOR ALL WORK BY OTHERS.

3. SUPPLIED BY VENDOR - INSTALLED BY ROOFER. NOTES:

1. ALLHARDWAREPLATED

2. REFERTOMANUFACTURERSSPECIFICATIONSFOR
ALLOTHERINFORMATIONNOTINCLUDED.12"Ø HOLES FOR 3 8"Ø
ANCHOR BOLTS (2) TOTAL

PER ASSEMBLY
ASTM A307 516-18UNCx1 CAP SCREW W/

STANDARD WASHER NEOPRENE
3 8"Ø x 3" RED HEAD OR HILTI KB3 POST-INSTALLED ASTM A307 516-18UNCx1 CAP SCREW W/

STANDARD WASHER NEOPRENE
1( 24) TOTAL PER ASSEMBLY
"Ø x 4" HEX HEAD LAG SCREW& &
GROMMET, (1) TOTAL PER ASSEMBLY GROMMET, (1) TOTAL PER ASSEMBLY A36 FLOOR SUPPORT

FRAME, SEE PLAN
A36 FLOOR SUPPORT

FRAME, SEE PLAN
15 -
15 - VENT CAP BY OTHERS SEE
NOTE 3
CL 1-3/8"
1-5/8"
*SOUND CONSULTANT TO VERIFY DETAILS
AND UPDATE AS NECESSARY*
3"
2"

RISER BY OTHERS

BRIDGE-BEARING

QUALITY NEOPRENE CONC SLAB WHERE
OCCURS (S.S.D.)

BRIDGE-BEARING

QUALITY NEOPRENE
SEE NOTE3 1-3/8"
1-5/8" 4-1/4"PLYWOOD SUBFLOOR
BY OTHERS (S.S.D.)
CURB BY OTHERS SEE 3 4"
2-1/2"
3/16"
DUCTILE IRON HOUSING DUCTILE IRON HOUSING NOTE3
EDGE OF FLOOR OPENING:

TYPE FLOORROOF FRAMING/ ASSEMBLY BY FLOOR2SUP2POR4
A36 L11 "x11 "x1

FRAME TYP
x
T
SQ. I 2-1/2" 3 4"
OTHERS (S.S.D.)

NOTE THAT THIS IS AN EXAMPLE CHUTE
SHAFT. YOUR CHUTE SHAFT MAY VARY.

REFER TO CHUTE VESTIBULE LAYOUTS ON
SHEETS T0.1 & T0.2 FOR SPECIFIC
INFORMATION.

PROVIDE MASON BRA-RED SOUND

ISOLATION PADS BELOW FRAME

PROVIDE MASON BRA-RED SOUND

ISOLATION PADS BELOW FRAME

ROOF LEVEL

EDGE OF CHUTE
SCALE: NTS

MASON BRA-RED MOUNT

RIM JOISTS BY
OTHERS (S.S.D.) ISOMETRIC VIEW

TYPE I FLOOR

CONNECTION

TYPE III FLOOR

CONNECTION

USG SHAFT WALL FRAMING
SYSTEM. STUD-212ES-23( TYP AT
2 LAYERS OF 58" SHEET

FLOOR SUPPORT FRAME ANCHORING

TYPE I AND TYPE III CONSTRUCTION

CHUTE VENT

AT ROOF LEVEL

E USG SHAFT WALL FRAMING
SYSTEM. STUD-212ES-23( TYP AT

EACH SIDE OF WALL, BY OTHER)

ROCK RECOMMENDED
FOR 2HR RATED WALL,
OR EQUIVALENT.

EACH SIDE OF WALL, BY OTHER) 2 LAYERS OF5 8" SHEET E
9 10 SCALE: NTS

ROCK RECOMMENDED
FOR 2HR RATED WALL,
OR EQUIVALENT. ACOUSTICAL INSULATION. REFER TO

ACOUSTICAL REPORT FOR
LOCATION R-19 MIN. BATT

INSULATION PER SPECIFICATIONS
AT CONDITIONED AREAS.(BY OTHER)
ACOUSTICAL INSULATION. REFER TO

ACOUSTICAL REPORT FOR
LOCATION R-19 MIN. BATT

INSULATION PER SPECIFICATIONS
AT CONDITIONED AREAS.(BY OTHER)
J-RUNNER / J-STRUT 212JR-23 34
" CONDUIT FOR AIR

COMPRESSOR
J-RUNNER / J-STRUT 212JR-23

USG SHAFT WALL FRAMING SYSTEM
(CHANNEL AT TOP AND BOTTOM)(BY
OTHER)

USG SHAFT WALL FRAMING SYSTEM
(CHANNEL AT TOP AND BOTTOM)(BY
OTHER)
3 4" CONDUIT FOR AIR

COMPRESSOR

SPRINKLER RISER
(TBD BY FIRE SPRINKLER

DESIGNER)

SPRINKLER RISER
(TBD BY FIRE SPRINKLER

DESIGNER)
1" THICK GYPSUM LINER PANEL
(UL TYPE SLXT M) (BY OTHER)

WATER LINE FOR WASHDOWN

RISER IF NOT PROVIDED

ABOVE HIGHEST INTAKE (TBD

BY PLUMBING)

WATER LINE FOR WASHDOWN

RISER IF NOT PROVIDED

ABOVE HIGHEST INTAKE (TBD
BY PLUMBING)1" THICK GYPSUM LINER PANEL
(UL TYPE SLXT M ) (BY OTHER)
CH METAL STUD (2-1/2") 212CH -23

USG SHAFT WALL FRAMING SYSTEM
(24" O.C TYP) (BY OTHER)
CH METAL STUD (2-1/2") 212CH -23

USG SHAFT WALL FRAMING SYSTEM
(24" O.C TYP) (BY OTHER)

DO NOT INSTALL THIS

FRONT PORTION OF

THE WALL UNTIL

AFTER CHUTES ARE
INSTALLED.

DO NOT INSTALL THIS

FRONT PORTION OF

THE WALL UNTIL

AFTER CHUTES ARE
INSTALLED.
1/2" EMT TO

WASHDOWN SOLENOID

ABOVE HIGHEST
INTAKE. (OPTIONAL)
112"Ø HOLES (5) (TYP)
ANCHOR PAD. SEE
DETAIL 9.
112"Ø HOLES (5) (TYP) 1/2" EMT TO

WASHDOWN SOLENOID

ABOVE HIGHEST
INTAKE. (OPTIONAL)
(2) LAYERS

RATED MOLD AND MOISTURE
5 8" TYPE "X GWB" OR5 8" IRE
(2) LAYERS

RATED MOLD AND MOISTURE
RESISTANT GYP BD. BATHS
KITCHENS AND 8" DENARMOR

LOCATIONS (BY OTHER)
5 8" TYPE "X GWB" OR 58" IRE
&
1 V " O E L M T T A G F E O R P O L O W W E R

KITCHENS AND
RESISTANT GYP BD.
5 8" DENARMOR
@ BATHS
@ TUB
&
@ LOCATIONS (BY OTHER)
5 @ TUB 1" EMT FOR LOW

VOLTAGE POWERANCHOR PAD SEE
DETAIL 9.

TYPE I SHAFT

TYPE III SHAFT

MINIMUM CHUTE SHAFT DETAILS
PLAN VIEWS TR2.015 SCALE: NTS As Indicated
477 9TH AVE SAN MATEO, CA June 23, 2023
All drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.AMERICAN TRASH MANAGEMENT 1900 POWELL STREET, SUITE 220
EMERYVILLE, CALIFORNIA 94608
P: 415.292.5400
F: 415.292.5410
[email protected]

346 of 517

ATTACHMENT 5 – PROJECT DATA SHEET
NAME: 477 9th Avenue, SPAR-SDPA-SUP PA: 2022-047 ADDRESS: 477 9th Avenue LAND AREA: 69,976 sq. ft.
(1.6 acres)
ZONING: E2-2
LAND USE: Executive Office
APN: 033-281-130

PROPOSED MAXIMUM ALLOWED

FLOOR AREA
Office (Existing: 21,601 sq. ft.)
Residential (units, lobby, amenities)
Parking Garage
TOTAL:
29,207 s q. ft.
122,214 sq. ft.
57,783 sq. ft.
209,204 sq. ft. 139,952
sq. ft.

FLOOR AREA RATIO (FAR): 3.01 2.0
BLDG. HEIGHT:

Plate line:

Roof and/or parapet peak:
53’-6”
55’-8” / 65’-0”
55’-0” (plate line)
-
STORIES 5 -
RESIDENTIAL DENSITY:

Base Density:

Density Bonus:

Total:
50 units/ac.
50% of Base Density
75 units/ac.
50 units/ac.
50% of Base Density
75 units/ac.

RESIDENTIAL UNITS:

Base Density:

Density Bonus:

Total:
80 40
120
80 40
120
RESIDENTIAL UNIT MIX:

Studio
1-bedroom
2-bedroom
24 units (2 BMR)2
64 units (7 BMR)2
32 units (3 BMR)2
-
-
-

PROPOSED MINIMUM REQUIRED

DWELLING STANDARDS
Studio
1-bedroom
2-bedroom
543 s q. ft.
657 sq. ft. – 808 sq. ft.
911 sq. ft. – 1,150 sq. ft.
350 sq. ft.
540 sq. ft.
750 sq. ft.

SETBACKS:

Front (S. Claremont St.):

Street Side (9th Ave.):

Interior Side (northwest):

Rear (Railroad):
7’-6”
7’-6”
25’-0”
40’-0”
7’-6”
7’-6”
None
40’-0” (easement)
PARKING:

Residential:

General Office:

TOTAL PARKING:
112 stalls
38 stalls
150 stalls
-
-
None Required3
COVERED PARKING: 141 stalls None Required3
LOADING SPACES (min. 10 ft. x 25 ft.) 1 1
BICYCLE PARKING:

Residential:

Office:

TOTAL BICYCLE PARKING:

Short-Term
8 4
12 Long-Term
128
4 132
Short-Term
8 1
9 Long-Term
128
3 131
OPEN SPACE (At-grade): 15% (10,486 sq. ft.)4 20% (13,995.2 sq. ft.) LOT COVERAGE: 68% (47,550 sq. ft.) 80% (55,980.8 sq. ft.) See next page for comments and notes.

347 of 517

ATTACHMENT 4 – PROJECT DATA TABLE

NOTES

1. The project requests a Waiver to exceed floor area ratio limits pursuant to State Density Bonus law.

2. The City’s Below Market Rate (BMR) Inclusionary Program requires rental projects of 11 or more units to provide a minimum of 15 percent of the proposed units to be devoted to the Lower Income category. The applicant proposes to designate twelve units (15 percent of the base density) as affordable at the Very Low-income level, which includes a proposed mix of two studio units, seven one-bedroom units, and three two-bedroom units.

3. Assembly Bill (AB) 2097, effective January 1, 2023, prohibits the City from imposing parking requirements for projects within one-half mile of a major public transit stop.

4. The project requests a Concession for reduced at-grade open space pursuant to State Density Bonus law.

348 of 517

L-5.2TREE DISPOSITION NOTES AND LEGENDS1.See Tree Disposition Plan for trees to be removed and to remain.2.Refer to Arborist Report page 8, 9, 10 and Landscape sheets L5.6, L5.7, L-5.17 & L-5.18 for Treeprotection requirement.3.Refer to Arborist Report for other tree disposition notes and recommendations.TREE PROTECTION/DISPOSITION NOTES JUNE 23, 2023477 9TH AVESAN MATEO, CALIFORNIAAll drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.THE*8==ARDOPARTNERSHIPINC.LanGVFaSe ArFKiteFtVLanG PlannerV DatePaulT.LettieriNo.1918Renewal Date06-30-23STATEOFCALIFORNIALICENSEDLANDSCAPEARCHITECT06.02.23

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JUNE 23, 2023477 9TH AVESAN MATEO, CALIFORNIAAll drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.THE*8==ARDOPARTNERSHIPINC.LanGVFaSe ArFKiteFtVLanG PlannerV DatePaulT.LettieriNo.1918Renewal Date06-30-23STATEOFCALIFORNIALICENSEDLANDSCAPEARCHITECT06.02.23 L-5.3TREE DISPOSITION NOTES AND LEGENDS

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JUNE 23, 2023477 9TH AVESAN MATEO, CALIFORNIAAll drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.THE*8==ARDOPARTNERSHIPINC.LanGVFaSe ArFKiteFtVLanG PlannerV DatePaulT.LettieriNo.1918Renewal Date06-30-23STATEOFCALIFORNIALICENSEDLANDSCAPEARCHITECT06.02.23 L-5.4TREE DISPOSITION NOTES AND LEGENDS

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JUNE 23, 2023477 9TH AVESAN MATEO, CALIFORNIAAll drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.THE*8==ARDOPARTNERSHIPINC.LanGVFaSe ArFKiteFtVLanG PlannerV DatePaulT.LettieriNo.1918Renewal Date06-30-23STATEOFCALIFORNIALICENSEDLANDSCAPEARCHITECT06.02.23 L-5.5TREE DISPOSITION NOTES AND LEGENDS

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JUNE 23, 2023477 9TH AVESAN MATEO, CALIFORNIAAll drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.THE*8==ARDOPARTNERSHIPINC.LanGVFaSe ArFKiteFtVLanG PlannerV DatePaulT.LettieriNo.1918Renewal Date06-30-23STATEOFCALIFORNIALICENSEDLANDSCAPEARCHITECT06.02.23 L-5.6TREE DISPOSITION NOTES AND LEGENDS

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JUNE 23, 2023477 9TH AVESAN MATEO, CALIFORNIAAll drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.THE*8==ARDOPARTNERSHIPINC.LanGVFaSe ArFKiteFtVLanG PlannerV DatePaulT.LettieriNo.1918Renewal Date06-30-23STATEOFCALIFORNIALICENSEDLANDSCAPEARCHITECT06.02.23 L-5.7TREE DISPOSITION NOTES AND LEGENDS

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L-5.8TREE DISPOSITION NOTES AND LEGENDS
JUNE 23, 2023477 9TH AVESAN MATEO, CALIFORNIAAll drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.THE*8==ARDOPARTNERSHIPINC.LanGVFaSe ArFKiteFtVLanG PlannerV DatePaulT.LettieriNo.1918Renewal Date06-30-23STATEOFCALIFORNIALICENSEDLANDSCAPEARCHITECT06.02.23

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JUNE 23, 2023477 9TH AVESAN MATEO, CALIFORNIAAll drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.THE*8==ARDOPARTNERSHIPINC.LanGVFaSe ArFKiteFtVLanG PlannerV DatePaulT.LettieriNo.1918Renewal Date06-30-23STATEOFCALIFORNIALICENSEDLANDSCAPEARCHITECT06.02.23 L-5.9TREE DISPOSITION NOTES AND LEGENDS

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JUNE 23, 2023477 9TH AVESAN MATEO, CALIFORNIAAll drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.THE*8==ARDOPARTNERSHIPINC.LanGVFaSe ArFKiteFtVLanG PlannerV DatePaulT.LettieriNo.1918Renewal Date06-30-23STATEOFCALIFORNIALICENSEDLANDSCAPEARCHITECT06.02.23 L-5.10TREE DISPOSITION NOTES AND LEGENDS

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JUNE 23, 2023477 9TH AVESAN MATEO, CALIFORNIAAll drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.THE*8==ARDOPARTNERSHIPINC.LanGVFaSe ArFKiteFtVLanG PlannerV DatePaulT.LettieriNo.1918Renewal Date06-30-23STATEOFCALIFORNIALICENSEDLANDSCAPEARCHITECT06.02.23 L-5.11TREE DISPOSITION NOTES AND LEGENDS

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JUNE 23, 2023477 9TH AVESAN MATEO, CALIFORNIAAll drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.THE*8==ARDOPARTNERSHIPINC.LanGVFaSe ArFKiteFtVLanG PlannerV DatePaulT.LettieriNo.1918Renewal Date06-30-23STATEOFCALIFORNIALICENSEDLANDSCAPEARCHITECT06.02.23 L-5.12TREE DISPOSITION NOTES AND LEGENDS

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JUNE 23, 2023477 9TH AVESAN MATEO, CALIFORNIAAll drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.THE*8==ARDOPARTNERSHIPINC.LanGVFaSe ArFKiteFtVLanG PlannerV DatePaulT.LettieriNo.1918Renewal Date06-30-23STATEOFCALIFORNIALICENSEDLANDSCAPEARCHITECT06.02.23 L-5.13TREE DISPOSITION NOTES AND LEGENDS

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JUNE 23, 2023477 9TH AVESAN MATEO, CALIFORNIAAll drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.THE*8==ARDOPARTNERSHIPINC.LanGVFaSe ArFKiteFtVLanG PlannerV DatePaulT.LettieriNo.1918Renewal Date06-30-23STATEOFCALIFORNIALICENSEDLANDSCAPEARCHITECT06.02.23 L-5.14TREE DISPOSITION NOTES AND LEGENDS

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JUNE 23, 2023477 9TH AVESAN MATEO, CALIFORNIAAll drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.THE*8==ARDOPARTNERSHIPINC.LanGVFaSe ArFKiteFtVLanG PlannerV DatePaulT.LettieriNo.1918Renewal Date06-30-23STATEOFCALIFORNIALICENSEDLANDSCAPEARCHITECT06.02.23 L-5.15TREE DISPOSITION NOTES AND LEGENDS

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JUNE 23, 2023477 9TH AVESAN MATEO, CALIFORNIAAll drawings and written material appearing herein constitute original, and unpublished work of the architect and may not be duplicated, used or disclosed without the written consent of the architect.THE*8==ARDOPARTNERSHIPINC.LanGVFaSe ArFKiteFtVLanG PlannerV DatePaulT.LettieriNo.1918Renewal Date06-30-23STATEOFCALIFORNIALICENSEDLANDSCAPEARCHITECT06.02.23 L-5.16TREE DISPOSITION NOTES AND LEGENDS

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1 1871 The Alameda, Suite 200 • San José, CA 95126 • Tel: (408) 248-3500 • www.davidjpowers.com

MEMORANDUM
Date November 6, 2023
To Linda Ly 李嘉歡, Associate Planner (City of San Mateo, Planning Department) From Natalie Noyes, Senior Project Manager
Akoni Danielsen, Principal Project Manager
Subject 477 9th Avenue Mixed-Use – CEQA Categorical Exemption Qualification

I. Categorical Exemptions
The California Environmental Quality Act (CEQA) Guidelines contain classes of projects that have been determined not to have a significant effect on the environment and are, therefore, exempt from the provisions of CEQA. CEQA Guidelines Sections 15301 – 15333 constitute the list of categorically exempt projects and contain specific criteria that must be met in order for a project to be found exempt. Additionally, CEQA Guidelines Section 15300.2 includes a list of exceptions to exemptions, none of which may apply to a project in order for it to qualify for a categorical exemption (i.e., if an exception applies, a project is precluded from being found categorically exempt).

CEQA Guidelines Section 15332 In-Fill Development Projects sets forth criteria for projects characterized as in-fill development, meeting the following conditions:

a. The project is consistent with all applicable general plan and zoning designations, policies, and regulations;
b. The proposed development occurs with city limits on a project site of no more than five acres substantially surrounded by urban uses
1;
c. The project site has no habitat value for endangered, rare, or threatened species; d. Approval of the project would not result in any significant effects related to traffic, noise, air or water quality; and
e. The site can be adequately served by all required utilities and public services.

1 The Office of Planning and Research defines in-fill development as buildings within unused and underutilized lands within existing development patterns, typically but not exclusively in urban areas. Source: Office of Planning and Research. “Infill Development”. Accessed June 8, 2023. https://opr.ca.gov/planning/land-use/infill- development/

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2 1871 The Alameda, Suite 200 • San José, CA 95126 • Tel: (408) 248-3500 • www.davidjpowers.com The City of San Mateo, serving as the Lead Agency, is completing environmental review for the 477 9th Avenue Mixed-Use project (“project”) in compliance with CEQA, the CEQA Guidelines (California Code of Regulations Section 15000 et. seq.) and the regulations and policies of the City of San Mateo, California. This Exemption Memorandum describes the proposed project and provides evidence to a support a determination by the City of San Mateo that the project would be eligible for a Categorical Exemption under CEQA.

II. Project Site Location and Existing Setting
The approximately 69,976 square-foot (equivalent to approximately 1.6-acres) rectangular site is located at 477 9th Avenue in San Mateo, California at the northwest intersection of South Claremont Street and 9th Avenue. The site is currently developed with an approximately 21,600 square-foot single-story office building and associated surface parking lot. The site is bordered by South Claremont Street to the east, 9th Avenue to the south, the Union Pacific Railroad (UPRR) to the west, and an office building to the north. Immediate uses adjacent to the site and in the surrounding area include office, food and automotive service, and a garden nursery, with single- and multi-family residential and retail uses located further from the site in all directions. Refer to Figure 1, Figure 2, and Figure 3 for regional, vicinity, and aerial maps of the project site, respectively.

III. General Plan and Zoning
The project site has an Executive Office General Plan land use designation and is zoned E2-2, Executive Office. The Executive Office designation and zoning district are intended primarily for office uses but allow for residential, health and recreation, public utility, research laboratories (without production and manufacturing), restaurants (without drive-throughs), schools and daycare facilities, and storage and distribution uses. Densities of up to 50 units per acre, floor area ratios (FAR) up to 2.0, and building heights up to 55 feet are allowed on Executive Office E2-2 sites. The project is located within the Downtown Area Plan, South Claremont Sub Area.

IV. Project Description
The proposed project would demolish the existing 21,600 square-foot office building and surface parking lot, and construct a five-story, approximately 209,204 gross square-foot mixed-use office and residential building with a maximum height of 55 feet and an FAR of 2.98. The building would include 120 dwelling units and approximately 29,207 square-feet of office space. The project would reserve 15 percent of base density units for very low-income households and therefore would qualify for a density bonus of 50 percent under the California State Density Bonus Law (California Government Code Sections 65915 – 65918), which equates to a maximum of 12 units.2 The project site plan is shown on Figure 4 and the building section and elevation is shown on Figure 5.

2 The calculation is based on the project’s base density.

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Source: BDE Architecture, June 23, 2023.
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Source: BDE Architecture, June 23, 2023.

 
 
 
 

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BUILDING SECTION - LONGITUDINAL

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SECTION AT PARKING RAMP
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BUILDING ELEVATION AND SECTION DIAGRAM FIGURE 5

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8 1871 The Alameda, Suite 200 • San José, CA 95126 • Tel: (408) 248-3500 • www.davidjpowers.com Building Summary
Floors one and two of the proposed building would incorporate a two-level enclosed parking garage (discussed in greater detail in the following section), along with office space and residential amenities. The ground floor would include a 3,262 square-foot leasing office and 13,588 square-feet of office space. The design of the ground level of the proposed building also includes two electrical rooms and two transformer rooms along the northern façade, an 85-horsepower (hp) fire pump generator in the northeast corner, and a boiler room located on the interior of the parking garage near the northeastern corner. Floor two would include a 1,765 square-foot fitness center and 13,313 square-feet of office space. In the center of the third floor would be an open air atrium that would provide a 8,944 square-foot outdoor courtyard located on the top of the second floor garage.

Floors three through five would include 120 dwelling units, including 24 studio, 64 one-bedroom, and 32 two-bedroom units. 15 percent of the base density or 10 percent of the total proposed residential units (equivalent to 12 units) would be restricted to very-low income residents. The unit sizes would range from 543 to 1,150 square-feet, with the total rentable residential square-footage amounting to 94,434 square-feet. Residential amenities would also include a 2,639 square-foot indoor lounge on the third floor and a 760 square-foot club area on the fifth floor. The southern corner of the roof of the proposed building would provide a 650 square-foot outdoor roof deck area for residents.

Site Access and Parking
The project site would be accessible via two driveways, with one located on 9th Avenue and one located on South Claremont Street. Both driveways would provide access to the aforementioned parking garage (141 spaces) and a surface parking lot (9 spaces) along the western property line that would provide a total of 150 parking spaces. The two-level parking garage would provide 54 spaces on the first floor (29 office spaces, 25 residential spaces) and 87 residential spaces on the second floor, for a total of 150 spaces. Within the first-floor parking garage and office, the building would provide 132 long-term bicycle parking spaces in secured bike rooms. Bike racks providing 12 short-term bicycle parking spaces are proposed along the building entrances on 9 th Avenue.

Transportation Demand Management
The City of San Mateo’s Sustainable Streets Final Plan (SSP) requires that all new developments within the Downtown core submit a Transportation Demand Management (TDM) with a trip reduction target of 25 percent. However, the SSP has not been formally adopted and the guidelines are encouraged rather than required. In addition, the City/County Association of Governments of San Mateo County’s (C/CAG) TDM Policy Implementation Guide requires projects estimated to generate at least 100 average daily trips (ADT) to demonstrate a 25 percent trip reduction through TDM measures. The project would be required to implement a TDM Plan to encourage automobile- alternative modes of transportation and reduce vehicle trips to and from the site by 25 percent. The TDM Plan includes specific measures to be implemented by the project, including TDM education

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9 1871 The Alameda, Suite 200 • San José, CA 95126 • Tel: (408) 248-3500 • www.davidjpowers.com programs, providing bike support and repair facilities, subsidizing active transportation and e-bikes, providing transit passes, and implementing carshare, carpool, and vanpool programs.

Stormwater Management and Landscaping
The proposed project would increase impervious surfaces on-site from 54,955 square-feet to 64,377 square-feet, and reduce pervious surfaces from 15,021 square-feet to 5,600 square-feet.

Stormwater runoff at the site would be managed and treated through the use of self-treating pervious areas, bioretention planters, and silva cells3. Collected stormwater would percolate belowground or be routed to bioretention planter or silva cell before discharging to the City storm drain at the intersection of 9th Avenue and South Claremont Street.

There are a total of 49 trees onsite, including protected, heritage, and street trees. The project would remove 32 protected trees, including seven heritage trees. All trees removed would be replaced in accordance with Municipal Code Section 27.71. Landscaping in that it would consist of drought-tolerant trees, plants, and grasses suitable for San Mateo’s climate zone (Sunset Zone #17), and irrigation would be required to comply with the City's Water Efficient Landscaping Ordinance.

Utilities
Utility services to the proposed project would be provided by the City of San Mateo (storm drain, sanitary sewer), California Water Bayshore District (water service), and Pacific Gas & Electric (PG&E) (electricity). The project would install new laterals and electrical connections that would tie into existing utility lines located in South Claremont Street and 9th Avenue.

Construction
Construction of the project is anticipated to last approximately 21 months, with demolition and construction estimated to begin in 2024. Construction phases of the proposed project would include site clearing and demolition, utility connections, building construction, frontage improvements, and landscaping. Consistent with Section 7.30.060 of the City’s Municipal Code, construction would take place between 7 a.m.–7 p.m. on weekdays and 9 a.m.–5 p.m. on Saturdays.

The project would limit construction on Saturdays to the extent feasible. Construction on Sundays or holidays is not anticipated. The project would not import any soil, and would export 4,700 cubic yards (cy) of soil associated with construction of the building footings, grading, and trenching activities, which would extend to a depth of six feet.
4 The applicant shall submit a site logistics plan for each phase of construction. The plan, at a minimum, shall include estimated timeframes for implementation, duration, and construction

3 Silva cells are a type of suspended pavement to support large tree growth and provide on-site stormwater management through absorption, evapotranspiration, and interception. 4 Consistent with CalEEMod methodology, this corresponds to 294 truckloads of soil export based on 16 cy of soil per load.

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10 1871 The Alameda, Suite 200 • San José, CA 95126 • Tel: (408) 248-3500 • www.davidjpowers.com operations. The applicant shall also submit traffic control plans for any impact to the right-of-way for each phase of construction, including pedestrian and bicycle detour plans as applicable. The traffic control plan shall comply with the most recent version of the California Manual of Uniform Traffic Control Devices and the City’s Traffic Control Plan Requirements.

V. Environmental Review
The purpose of this section is to document whether any of the exceptions listed in CEQA Guidelines Section 15300.2 apply to the project, and assess the project’s eligibility for a Categorical Exemption from CEQA under Section 15332 (Class 32) In-Fill Development Projects.

Section 15300.2 – Exceptions
(a) Location. Classes 3, 4, 5, 6, and 11 are qualified by consideration of where the project is to be located – a project that is ordinarily insignificant in its impact on the environment may in a particularly sensitive environment be significant. Therefore, these classes are considered to apply all instances, except where the project may impact on an environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted pursuant to law by federal, state, or local agencies.

This exception only applies to Class 3, 4, 5, 6, and 11 exemptions. The proposed project is categorically exempt under Class 32; therefore, this exception is not applicable to the project under CEQA Guidelines Section 15300.2(a).

(b) Cumulative Impact. All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time is significant.

There are no agricultural, forestry, or mineral resources present on-site or in the surrounding area; therefore, the project would not have any cumulative impacts as pertains to these resources.

Within the localized area of effect (immediately adjacent), there are no approved or future projects that are reasonably foreseeable. Therefore, as pertains to localized environmental factors, specifically, aesthetics, biological and cumulative resources, geology and soils, hydrology and water quality, and noise and vibration, the project would have no cumulative impacts.

Within 1,000 to 1,320 feet of the project site, the cumulative area of effect for air quality and hazards/hazardous materials, there is one mixed-use commercial and residential development (“Nazareth Vista”) located approximately 480 feet west of the site at 616 South B Street. The construction and operation of the Nazareth Vista project was accounted for in the cumulative Air Quality analysis provided below, which concluded that the cumulative conditions from both projects would not result in a significant effect on air quality. With regard to hazardous materials, 616 South B Street is not listed on any lists compiled pursuant to Section 65962.5 of the Government Code, and the proposed uses on both project sites do not generate hazardous emissions or involve the handling of any acutely hazardous materials. Therefore, the project would

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11 1871 The Alameda, Suite 200 • San José, CA 95126 • Tel: (408) 248-3500 • www.davidjpowers.com not have a cumulative impact with regard to air quality or hazardous materials in conjunction with the Nazareth Vista project. Other projects in the vicinity, such as the new public parking garage at 5thAve/Claremont St. and the affordable housing project at 4th Ave/Claremont St., would not have overlapping construction schedules with the subject project.

The project would not have a cumulative impact on land use and planning or population and housing, since there is no existing housing on-site and the project is consistent with the site’s General Plan land use designation. The project would be allowed to develop 69,252 square feet above the allowable square footage per the City’s zoning requirements with the adherence of the State Density Bonus requirements.
5 The San Mateo 2030 General Plan EIR anticipated major development to occur in the Downtown area, including new residential, office, retail, and mixed- use development as the availability of goods and services, walkability, and public transportation services continue to improve and expand, and found that buildout of the General Plan would have a less than significant land use and planning impact. The additional FAR would not contribute to a cumulative impact since the project proposes a mix of land uses at the project site within the downtown area, the project would be consistent with the General Plan policies to increase housing by providing mixed-use buildings within the downtown area (General Plan policy LU-1.8).

The project would also not have a cumulative impact on traffic, since the analysis of the project’s individual impacts on traffic provided below in Section 15332(d) factored in trips generated by existing, approved, and reasonably foreseeable future development through the year 2040 (refer to Appendix A).

The analysis of the project’s impact on utilities and public services provided below, which determined that the project would not have a significant effect on these resources. Further, the San Mateo 2030 General Plan EIR found that buildout of the General Plan (including the project) would not result in cumulative impacts to public services or utilities.

Because a project’s greenhouse gas (GHG) emissions do not have localized impacts, but instead contribute to the global climate change effect, a project’s GHG impact is inherently cumulative.

GHG impacts are analyzed using the Bay Area Air Quality Management District’s (BAAQMD) CEQA Air Quality Guidelines, which are intended to serve as a guide for those who prepare or evaluate air quality impact analyses for projects and plans in the San Francisco Bay Area. The jurisdictions in the San Francisco Bay Area Air Basin (which encompasses San Mateo) utilize the thresholds and methodology for assessing GHG impacts developed by BAAQMD within the CEQA Air Quality Guidelines. The guidelines include information on legal requirements, BAAQMD rules, methods of analyzing impacts, and recommended mitigation measures.

5 The project qualifies for a density bonus of 50 percent under the California State Density Bonus Law and therefore proposes a FAR of 2.98. Under the allowed FAR (2.0), the project would be permitted to develop 139,952 square feet.

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12 1871 The Alameda, Suite 200 • San José, CA 95126 • Tel: (408) 248-3500 • www.davidjpowers.com The BAAQMD CEQA Air Quality Guidelines also include thresholds of significance for greenhouse gas emissions. For land use projects, BAAQMD developed plan- and project-level thresholds that evaluate the significance of operational GHG emissions based on its effect on the State’s efforts to meet the identified long-term climate goals. Projects that comply with an adopted GHG Reduction Strategy are considered to have less than significant GHG impacts. The City’s 2020 Climate Action Plan (CAP) is a qualified GHG Reduction Strategy. The CAP identifies a strategy, reduction measures, and implementation actions the City will use to achieve targets consistent with state recommendations of 4.3 metric tons of CO2e (MTCO2e) per person by 2030 and 1.2 MTCO2e per person by 2050. GHG emissions generated by operation of the proposed project were estimated using CalEEMod and compared to the City of San Mateo’s 4.3 MTCO2e per person threshold (refer to Appendix B). The project’s estimated GHG emissions (1.88 MTCO2e) would not exceed the 2030 service population threshold of 4.3 MTCO2e/year/service population. Therefore, operation of the project would not generate significant GHG emissions.

For the reasons outlined above, the cumulative impact exclusion does not apply to the project.

(c) Significant Effect. A categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances.

The proposed project does not include any elements that are atypical for a mixed-use office and residential development in a downtown area. The proposed uses are consistent with office and residential uses that are present throughout the surrounding area in all directions. Further, the project site itself does not contain any unusual characteristics. As documented below, the site is not on any lists compiled pursuant to Section 65962.5 of the Government Code or mapped within a Very High Wildfire Hazard Zone, there are no historic resources on-site or nearby historic districts, and there is no habitat for endangered, rare or threatened species. The project site is also mapped by the City within a “Low Sensitivity Zone” for archaeological resources, and any undiscovered subsurface archaeological (including tribal cultural) or paleontological resources present would be required to be protected with adherence to the conditions of approval identified in Subsection D.

Project Description, above. Given that the site is fully developed with office uses and a surface parking lot within a heavily urbanized area, there are no agricultural, forestry, or mineral resources present on-site. Further, a Geotechnical Investigation (dated April 26, 2022) prepared by Rockridge Geotechnical (refer to Appendix C) for the project determined that there were no unique or unusual geological issues that would prevent development of the site as proposed. As discussed under Section 15332 – In-Fill Development Projects below, the project would not have any significant effects on traffic, noise/vibration, air or water quality, utilities, or public services. Therefore, there are no unusual circumstances present that could result in the project having a significant effect on the environment, and the significant impact due to unusual circumstances exclusion does not apply to the project.

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13 1871 The Alameda, Suite 200 • San José, CA 95126 • Tel: (408) 248-3500 • www.davidjpowers.com (d) Scenic Highways. A categorical exemption shall not be used for a project which may result in damage to scenic resources, including but not limited to, trees, historic buildings, rock outcroppings, or similar resources, within a highway officially designated as a state scenic highway. This does not apply to improvements which are required as mitigation by an adopted negative declaration or certified EIR.

The nearest officially designated state scenic highway is a segment of Interstate 280 (I-280) located approximately three miles southwest of the project site. 6 The project site is not visible from I-280,
and therefore would not damage scenic resources within a state scenic highway, and the Scenic Highways exception does not apply to the proposed project.

(e) Hazardous Waste Sites. A categorical exemption shall not be used for a project located on a site which is included on any list compiled pursuant to Section 65962.5 of the Government Code.

The project site is not included on any lists compiled pursuant to Section 65962.5 of the Government Code.
7 Therefore, the hazardous waste sites exception does not apply to the project.

(f) Historical Resources. A categorical exemption shall not be used for a project which may cause a substantial adverse change in the significance of a historical resource.

The existing office building was constructed in early 1980s and is less than 50 years. There are no historic resources on or adjacent to the project site that are listed on the National Register of Historic Places, California Register of Historic Places, or the City of San Mateo Historic Resources Map.
[8][9][10] Therefore, the historical resources exception does not apply to the project.

Conditions of Approval:

(a) 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 50 feet of the find, notify the Planning Manager and/or Project Planner, and retain a qualified archaeologist. The archaeologist shall evaluate the uniqueness of the find, and propose recommendations for continuing construction to protect the find in consultation with the appropriate Native American tribes, and submit a summary of findings to the Project Planner. The applicant shall incorporate these recommendations

6 California Department of Transportation. “California State Scenic Highway System Map”. Accessed June 27, 2023. https://caltrans.maps.arcgis.com/apps/webappviewer/index.html?id=465dfd3d807c46cc8e8057116f1aacaa. 7 California Environmental Protection Agency. “Cortese List Data Resources”. Accessed June 27, 2023. https://calepa.ca.gov/sitecleanup/corteselist/.
8 National Park Service. “National Register of Historic Places”. Accessed June 27, 2023. https://www.nps.gov/subjects/nationalregister/database-research.htm#table. 9 California Office of Historic Preservation. “California Historical Resources”. Accessed June 27, 2023. https://ohp.parks.ca.gov/ListedResources/?view=county&criteria=41. 10 City of San Mateo. City of San Mateo Historic Resources Figure C/OS-5. April 2022.

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14 1871 The Alameda, Suite 200 • San José, CA 95126 • Tel: (408) 248-3500 • www.davidjpowers.com into project construction. A final report detailing how these recommendations were met shall be provided prior to occupancy.

(b) 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 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.

(c) Cultural Resources Monitor. Should construction monitoring be required, the applicant shall submit a scope of work with a cultural resources monitor as prescribed by the Archaeological Monitoring Plan. The scope of work shall indicate that, in the event of a discovery, the monitor:
o Has stop-work authority to halt all construction activities; o Will notify the Planning Manager and/or Project Planner; o Will evaluate the discovery to determine whether additional treatment is warranted; and,
o Will determine adequacy of the evaluation of the discovery prior to authorization of construction activities to resume.

(d) 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.

For the reasons described above, the project would not cause a substantial adverse change in the significance of a historical resource, and no exception to the exemption applies under 15300.2(f).

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15 1871 The Alameda, Suite 200 • San José, CA 95126 • Tel: (408) 248-3500 • www.davidjpowers.com Section 15332 – In-Fill Development Projects
Section 15332, or Class 32, applies to projects characterized as in-fill development meeting specific conditions. These conditions, along with the project’s consistency with them, are described below.

(a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations.

As discussed under Subsection C. General Plan and Zoning, the site’s land use designation and zoning district permit office and residential uses; therefore, the proposed uses are consistent. The proposed development’s height (53.5 feet) does not exceed the maximum building height of 55 feet imposed by the General Plan land use designation of Executive Office, and since 15 percent (or 12 units) of the project’s base density residential units would be reserved for very-low income residents, the project’s increased density of 75 units/acre and a concession request for an increased FAR of 2.98 would be permitted under the California State Density Bonus Law. The project would be allowed to develop 69,252 square feet above the allowable base square footage (139,952 square feet) per the City’s zoning requirements with the adherence of the State Density Bonus requirements (refer to discussion in Section 15300.2(b)). The additional FAR would not contribute to a cumulative impact since the project proposes a mix of land uses at the project site within the downtown area, the project would be consistent with the General Plan policies to increase housing by providing mixed-use buildings within the downtown area. Further, the City has reviewed the proposed project and found it compliant with all applicable policies and regulations set forth in the San Mateo General Plan and San Mateo Municipal Code with California State Density Bonus Law concessions and waivers applied. Accordingly, the project meets the conditions set forth in CEQA Guidelines Section 15332(a).

(b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.

The proposed development would occur on a 1.6-acre site within the limits of the City of San Mateo that, as documented in Section B. Project Site Location and Existing Setting and shown on Figure 3, is surrounded by urban uses. Accordingly, the project meets the conditions set forth in CEQA Guidelines Section 15332(b).

(c) The project site has no value as habitat for endangered, rare, or threatened species.

As previously documented, the project site is fully developed with an office building and surface parking lot. Further, the project site and surrounding area is mapped on Figure 4.9-1 of the San Mateo 2030 General Plan Environmental Impact Report (EIR) as Urban habitat, which only provides

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16 1871 The Alameda, Suite 200 • San José, CA 95126 • Tel: (408) 248-3500 • www.davidjpowers.com habitat for common species adapted to human habitation.11 Therefore, the project does not provide any habitat for endangered, rare, or threatened species.

While the project site does not provide any habitat for endangered, rare, or threatened species, the project would remove 32 trees, including seven heritage trees, that could be used by urban- adapted raptors or other protected birds as nesting and foraging habitat. Raptors and nesting birds are protected by the Migratory Bird Treaty Act (MBTA) and the California Department of Fish & Wildlife (CDFW). Noise and vibration generated by construction activities have the potential to disturb raptors and nesting birds, which could potentially lead to nest abandonment and/or loss of reproductive effort, both of which are prohibited by the MBTA and CDFW. As required by the MBTA and CDFW, the project would be required to adhere with the following measures to prevent construction activities from disturbing nesting birds and raptors.

Conditions of Approval:

(a) Nesting Birds and Migratory Raptors – All potential nesting substrates (e.g., bushes, trees, grasses, and other vegetation) that are planned to be removed by the project shall be removed prior to February 1 or after August 31, unless the applicant or his/her designee complies with the following procedures:
o Should construction activities be scheduled between February 1 or after August 31, pre-construction surveys shall be conducted by a qualified ornithologist to ensure that no nests will be disturbed during project implementation. These surveys shall be conducted no more than 14 days prior to the initiation of construction. During this survey, the ornithologist shall inspect all trees and other potential nesting habitats within 250 feet of the limits of construction activities. If an active nest is found sufficiently close to work areas to be disturbed by these activities, the ornithologist shall determine the extent of a construction-free buffer zone (typically 250 feet for raptors and 50 feet for other species), to ensure that nests of species protected by the Migratory Bird Treaty Act and California Department of Fish & Wildlife shall not be disturbed during project implementation. These buffers may be increased or decreased, as appropriate, depending on the bird species and the level of disturbance anticipated near the nest with the permission of the ornithologist. o The applicant shall submit a report prepared by a qualified ornithologist 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.

Adherence with these conditions would ensure that all potential nesting substrates on-site would be removed prior to the beginning of nesting season (February 1), and that any active nests within 250 feet of construction activities would be protected by a construction-free buffer zone.

Implementation of these conditions would prevent nesting birds and raptors from being disturbed

11 City of San Mateo. 2030 General Plan Environmental Impact Report. Figure 4.9.-1, pages 4.9-4, -8, -9. January 2010.

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17 1871 The Alameda, Suite 200 • San José, CA 95126 • Tel: (408) 248-3500 • www.davidjpowers.com such that no nest abandonment and/or loss of reproductive effort would occur. Accordingly, the project meets the conditions set forth in CEQA Guidelines Section 15332(c).

(d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.

Traffic
The following analysis is based, in part, on a Transportation Impact Assessment (dated July 2023) prepared by Fehr & Peers. A copy of this report is attached to this memorandum as Appendix A.

With the passage of Senate Bill 743 (SB 743), vehicle miles traveled (VMT) replaced level of service (LOS) as the criteria for determining the significance of traffic impacts. As required by SB 743 and the Governor’s Office of Planning and Research (OPR), the City of San Mateo incorporated VMT policies and thresholds of significance into its Transportation Impact Analysis (TIA) Guidelines (dated August 17, 2020).

The City’s TIA Guidelines include screening criteria which, if met by a project, would result in the project having a less than significant VMT impact under CEQA. Under the High-Quality Transit Area (HQTA) screening criteria, projects that are within a half-mile of a high-quality transit and meet the following criteria are considered to have a less than significant VMT impact12:

• Have a floor area ratio greater than 0.75;
• Include less parking for residents, customers, and employees than required by the jurisdiction;
• Are consistent with Plan Bay Area 2050;
• Do not replace affordable housing units with a smaller number of moderate- or high-income residential units.

The project site is located approximately 0.35 miles from SamTrans Route ECR stop at El Camino Real and 9th Avenue and 0.45 miles from the Downtown San Mateo Caltrain station, both of which are considered high-quality transit stops under the City’s TIA Guidelines. As documented in D.

Project Description, the proposed development would have an FAR of 2.98. Under the City’s Municipal Code, the project would normally be required to provide 180 residential parking spaces and 74 office parking spaces, but as allowed under Assembly Bill 2097 (AB 2097) for projects located within a half mile of high-quality transit (Downtown Caltrain Station), the project is proposing to provide 112 residential spaces and 38 office spaces. The project would be consistent with the goals of Plan Bay Area 2050, such as building affordable housing, creating healthy and safe streets by building a complete streets network, and reducing climate emissions, because it would provide employment growth (offices) and affordable housing near high-quality transit while promoting

12 The City’s TIA Guidelines define a high-quality transit station as a Caltrain station or bus stop that provides service on 15-minute headways during peak commute hours.

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18 1871 The Alameda, Suite 200 • San José, CA 95126 • Tel: (408) 248-3500 • www.davidjpowers.com alternative modes of travel (walking/biking) through implementation of the TDM Plan. Lastly, given that the existing project site is only developed with offices, the proposed demolition of the existing development and construction of the project would result in a small increase in total office floor area (approximately 7,606 square-feet of net new office floor area) and new housing including affordable housing. Accordingly, the project satisfies the City’s High-Quality Transit Area screening criteria and therefore would have a less than significant VMT impact.

As previously discussed, SB 743 and CEQA Guidelines Section 15064.3(a) prohibit the use of LOS as a metric to identify traffic impacts under CEQA. However, the San Mateo 2030 General Plan includes policies addressing potential project effects on intersection operations. The City maintains a level- of-service (LOS) standard of mid-level LOS D for all intersections. According to General Plan Policy C-

2.7, a development project may be required to fund off-site circulation improvements which are needed as a result of project-generated traffic if:

(a) The level of service at the intersection drops below mid-level LOS D (average delay of more than 45 seconds) when the project is added, and
(b) An intersection that operates below its level of service standard under the base year conditions experiences an increase in delay of four or more seconds, and (c) The needed improvement of the intersection(s) is not funded in the applicable five-year City Capital Improvement Program from the date of application approval.

While an impact on LOS is no longer considered an impact under CEQA, the CEQA Guidelines require lead agencies to assess the direct and indirect physical impacts of projects. As such, if a project’s effects on intersection LOS and/or roadway operations would necessitate the construction or funding of physical improvements, the law requires an analysis of the potential adverse effects on the environment that could be caused by the construction of these physical improvements. The Transportation Impact Assessment prepared by Fehr & Peers analyzed the project’s impact in conjunction with existing and reasonably foreseeable future development on nearby intersections and the roadway network through the year 2040, and determined that the project would not have any adverse effects on intersection LOS or roadway operations. Therefore, the project would not necessitate the construction or funding of any physical improvements. Further, while the Transportation Impact Assessment recommended minor modifications to the sidewalks adjacent to the project site and repainting portions of the adjacent streets to increase visibility and driver awareness, these activities are extremely low impact from an criteria air pollutant emission, noise, and vibration standpoint due to the equipment used and time necessary to complete these activities, and would not change any of the conclusions set forth in the Air Quality and Noise discussions below. All work conducted would be in accordance with the applicant’s Traffic Control Plan, to be submitted at the time of the building permit application, and would not impede traffic operations.

Since the project would have a less than significant VMT impact, and all physical improvements to the transportation network as a result of the project would not result in adverse effects on the environment, the project would not have any significant effects relating to traffic.

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19 1871 The Alameda, Suite 200 • San José, CA 95126 • Tel: (408) 248-3500 • www.davidjpowers.com Noise and Vibration
The following analysis is based, in part, on a Noise and Vibration Assessment (dated July 10, 2023) prepared by Illingworth & Rodkin. A copy of this report is attached to this memorandum as Appendix D.

Project Construction
Construction Noise
Pursuant to Municipal Code Section 7.30.060, construction activities that would occur outside the permitted hours of construction (Weekdays between 7:00 a.m. and 7:00 p.m., Saturdays between 9:00 a.m. and 5:00 p.m., and Sundays and holidays between 12:00 p.m. and 4:00 p.m.) or would generate noise exceeding 90 dBA at adjacent property lines would have a significant construction- related noise impact.

Noise impacts resulting from construction depend upon the noise generated by various pieces of construction equipment, the timing and duration of noise-generating activities, and the distance between construction noise sources and noise-sensitive areas. Construction noise impacts primarily result when construction activities occur during noise-sensitive times of the day (e.g., early morning, evening, or nighttime hours), the construction occurs in areas immediately adjoining noise-sensitive land uses, or when construction lasts over extended periods of time.

Construction activities would generate considerable amounts of noise, especially during earth- moving activities when heavy equipment is used. During each stage of construction, there would be a different mix of equipment operating, and noise levels would vary by stage and vary within stages, based on the amount of equipment in operation and the location at which the equipment is operating.

As described in Section IV. Project Description, construction of the project is anticipated to last approximately 21 months, with demolition and construction beginning in 2024. Construction activities would occur on weekdays between 7 a.m.–7 p.m. and Saturdays between 9 a.m.–5 p.m.

Construction phases of the proposed project would include site clearing and demolition, utility connections, building construction, frontage improvements, and landscaping. Equipment used during construction activities would include saws, excavators, dozers, tractors/loaders/backhoes, graders, cranes, forklifts, welders, air compressors, cement/mortar mixers, pavers, and rollers. No pile driving is proposed.

The Federal Highway Administration’s Roadway Construction Noise Model was used to calculate the hourly average noise levels for each stage of construction, assuming every piece of equipment would operate simultaneously, which would represent the worst-case scenario. Table 1 below shows the calculated construction noise levels at the surrounding land uses shown in Figure 3.

Additional information on the methodology and assumptions used to estimate the project’s construction noise levels is available in Appendix D.

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20 1871 The Alameda, Suite 200 • San José, CA 95126 • Tel: (408) 248-3500 • www.davidjpowers.com Table 1: Estimated Construction Noise Levels at Adjacent Property Lines Construction Phase
Calculated Hourly Average Noise Levels, dBA Leq1
North Office
(145 feet)
East Comm.
(170 feet)
South Comm.
(230 feet)
West Comm.
(240 feet)
Demolition 78 77 74 74
Site Preparation 75 74 71 71
Grading/Excavation 79 77 75 74
Trenching/Foundation 72 71 68 68
Building Exterior 73 71 69 68
Building Interior 65 63 60 60
Paving 76 75 72 72
Source: Illingworth & Rodkin, Inc. 477 9th Avenue Mixed-Use Project Noise and Vibration Assessment. July 10, 2023.

Notes:
1 Since surrounding land uses would be subject to the collective noise generated by all equipment operating on- site, distances and noise levels are calculated from the geometrical center of the project site.

Although construction noise levels are not anticipated to exceed 90 dBA at adjacent property lines, the use of construction equipment (specifically saws, cement mixers, cranes, dozers, excavators, graders, and pavers) could generate noise levels in excess of 90 dBA if used within 25 feet of adjacent property lines. General Plan policies N-2.1, N-2.2, and N-2.3 require new development to incorporate measures to minimize their noise impacts. As required by the City’s General Plan and Municipal Code, the project would be required to adhere to the following measures to minimize noise below 90 dBA at adjacent property lines.

Conditions of Approval:

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 or their designated contractor shall prepare a detailed construction plan identifying the schedule for major noise-generating construction activities and include all equipment expected to be used in each construction phase of the project, along with the quantity of each type of equipment and noise levels. This construction plan shall be submitted to the Building and Planning Division subject to the review and satisfaction of the Community Development Director, or their designee prior to the issuance of any construction, grading or demolition permit.
(b) The applicant or their designated contractor shall designate a “disturbance coordinator” who would be responsible for responding to any complaints about construction noise. The disturbance coordinator shall determine the cause of the noise complaint (e.g., bad muffler,

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21 1871 The Alameda, Suite 200 • San José, CA 95126 • Tel: (408) 248-3500 • www.davidjpowers.com etc.) and shall require that measures be implemented to reduce the noise impact. The applicant or their designated contractor shall conspicuously post a construction project sign that includes 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) The applicant or their designated contractor shall provide a plan for construction staging areas, which 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. The construction staging plan shall be submitted to the Planning Division and Public Works, subject to review and satisfaction of the Community Development and Public Works Directors, or their designees, prior to issuance of any construction, grading or demolition permit.
(d) Quieter saws, cement mixers, cranes, dozers, excavators, graders, and pavers shall be selected. No individual device or piece of equipment shall produce a noise level exceeding 90 dBA at a distance of 25 feet from the source, in accordance with San Mateo Municipal Code section 7.30.060(e).
(e) All internal combustion engine-driven equipment shall be equipped with intake and exhaust mufflers that are in good condition and appropriate for the equipment. (f) Idling of internal combustion engines for longer than five minutes in duration shall be strictly prohibited.
(g) Stationary noise-generating equipment shall be located as far as possible from sensitive receptors and property lines. If they must be located within 30 feet of receptors and property lines, adequate muffling (with temporary barriers where feasible and appropriate) shall be used to reduce noise levels at the adjacent sensitive receptors to 90 dBA. All temporary barriers used shall be eight feet in height at minimum, continuous from grade to top, with no cracks or gaps, and have a minimum surface density of three pounds per square foot (e.g., one-inch thick wood fence boards).
(h) Construction contractors and subcontractors shall utilize “quiet” air compressors and other stationary noise sources where technology exists.

The Noise and Vibration Assessment prepared by Illingworth & Rodkin (refer to Appendix D) determined that adherence with the above conditions of approval would ensure noise levels generated during construction of the project would not exceed 90 dBA at adjacent property lines.

Accordingly, the project would not result in any significant effects related to construction noise.

Construction Vibration
The California Department of Transportation recommends a vibration limit of 0.5 in/sec PPV for buildings structurally sound and designed to modern engineering standards, which typically consist of buildings constructed since the 1990s. Conservative vibration limits of 0.3 in/sec PPV has been used for buildings that are found to be structurally sound but where structural damage is a major concern. For historical buildings or buildings that are documented to be structurally weakened, a cautious limit of 0.08 in/sec PPV is often used to provide the highest level of protection.

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22 1871 The Alameda, Suite 200 • San José, CA 95126 • Tel: (408) 248-3500 • www.davidjpowers.com Construction of the project may generate perceptible vibration when heavy equipment or impact tools (e.g. jackhammers, hoe rams) are used in the vicinity of nearby sensitive land uses. As previously discussed, construction activities would include site clearing and demolition, utility connections, building construction, frontage improvements, and landscaping. Equipment used during construction activities would include saws, excavators, dozers, tractors/loaders/backhoes, graders, cranes, forklifts, welders, air compressors, cement/mortar mixers, pavers, and rollers. Pile driving (which generates substantial vibration) is not proposed as a method of construction.

Based on a review of the NRHP
13, CRHP14, and City of San Mateo Historic Building Survey, the nearest historic buildings are located 400 feet or greater from the project site, and therefore would experience vibration levels of 0.01 in/sec PPV or less and would not be impacted. Buildings adjacent to the project site are located approximately 25 feet to the north and are of normal, conventional construction and were constructed pre-1990, and therefore would be subject to the more protective 0.3 in/sec PPV threshold, rather than 0.5 in/sec PPV used for construction after 1990.

Based on typical vibration levels generated by construction equipment, the vibration levels from project construction were estimated from the boundary of the project site, which would represent the nearest location for use of vibration generating equipment, at the nearest building facades (refer to Appendix D for more information on the methodology used to calculate vibration levels).

Table 2 below summarizes the vibration levels from construction activities at buildings within the project’s area of effect.

Table 2: Estimated Vibration Levels at Nearby Buildings Equipment
PPV (in/sec) at Nearest Building Facades
Office
(25 feet north)
Commercial
(65 feet east)
Commercial
(70 feet south)
Commercial
(120 feet west)
Clam shovel drop 0.202 0.071 0.065 0.036
Hydromill
In soil 0.008 0.003 0.003 0.001
In
rock 0.017 0.006 0.005 0.003
Vibratory roller 0.210 0.073 0.068 0.037
Hoe ram 0.089 0.031 0.029 0.016
Large bulldozer 0.089 0.031 0.029 0.016
Caisson drilling 0.089 0.031 0.029 0.016
Loaded trucks 0.076 0.027 0.024 0.014
Jackhammer 0.035 0.012 0.011 0.006
Source: Illingworth & Rodkin, Inc. 477 9th Avenue Mixed-Use Project Noise and Vibration Assessment. July 10, 2023.

13 National Register of Historic Places. “National Register Database and Research. Accessed June 22, 2022. https://www.nps.gov/subjects/nationalregister/database-research.htm 14 California Register of Historic Places. “California Historical Resources”. Accessed June 22, 2022. https://ohp.parks.ca.gov/listedresources/

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23 1871 The Alameda, Suite 200 • San José, CA 95126 • Tel: (408) 248-3500 • www.davidjpowers.com As shown in Table 2, vibration levels at the nearest building façades would not experience vibration levels in excess of 0.3 in/sec PPV, which is the level at which cosmetic damage could occur.

Accordingly, the project would not result in any significant effects related to construction vibration.

Project Operation
Project-Generated Traffic
Pursuant to General Plan Policy N2.2, noise produced by project-generated traffic would result in a significant effect if it caused a permanent noise increase of three dBA Ldn or greater. Based on the traffic volumes provided in the Transportation Impact Assessment prepared for the project (refer to Appendix A) for the scenarios involving ‘existing no project’, ‘existing plus project’, ‘cumulative no project’, and ‘cumulative plus project’ scenarios, the project would increase noise levels along nearby roadway segments by less than one dBA Ldn. Further, noise levels along these roadways under both cumulative no project and cumulative plus project scenarios would increase by one dBA Ldn, and therefore the project’s contribution would not be cumulatively considerable given that roadway noise would not increase by three dBA Ldn or more. Additionally, the 2030 General Plan EIR concluded that adherence to the acoustical analysis and compliance conditions of approval identified in Section D. Project Description would reduce noise impacts from project-generated traffic to a less than significant level. Accordingly, noise from project-generated traffic would not result in any significant effects.

Mechanical Equipment
Policy N.3 of the San Mateo 2030 General Plan prohibits new uses that would generate noise levels of 65 dBA L
dn or above at the property line, excluding existing ambient noise levels. Section 7.30.040 of the San Mateo Municipal Code limits noise levels at commercial/office property lines to 65 dBA during daytime hours (7 a.m. to 10 p.m.) and 60 dBA during nighttime hours (10 p.m. to 7 a.m.).

Noise measurements conducted for the Noise and Vibration Assessment determined that daytime noise levels averaged 64 dBA Leq and nighttime noise levels averaged 54 dBA Leq along South Claremont Street, and 71 dBA Leq during the daytime and 59 dBA Leq during the nighttime along the railroad tracks. Based on existing ambient noise levels, the noise level threshold would be 71 dBA during the daytime and 60 dBA during the nighttime at the land uses north, south, and west of the project site that are located along the railroad tracks. The noise level threshold would be 65 dBA during the daytime and 60 dBA during the nighttime at the land uses east of the project site opposite South Claremont Street.

The design of the ground level of the proposed building includes two electrical rooms and two transformer rooms along the northern façade, a fire pump generator in the northeast corner, and a boiler room located on the interior of the parking garage near the northeastern corner. Table 3 below summarizes the hourly average noise levels and day-night average noise levels projected at the land uses to the north and east, which would have a direct line of sight to the northern façade of the proposed building, and therefore would be directly exposed to noise generated by the

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24 1871 The Alameda, Suite 200 • San José, CA 95126 • Tel: (408) 248-3500 • www.davidjpowers.com project’s mechanical equipment. Buildings and properties located to the south and west would be well shielded from the project’s mechanical equipment from the project’s building envelope and internal walls and therefore would not be considered receptors.

Table 3: Operational Noise Levels from Mechanical Equipment Receptor
Mechanical Equipment Hourly Average Noise
Level (dBA Leq)1
Day-Night
Average
Noise Levels
(dBA Ldn)
Noise Level
Increase (dBA
L
dn) Transformer Fire Pump
Generator2 Boiler
Offices
(30 feet
north)
25 64 39 51 0
Commercial
(95 feet east) <20 55 35 44 0
Source: Illingworth & Rodkin, Inc. 477 9th Avenue Mixed-Use Project Noise and Vibration Assessment. July 10, 2023.

Notes:
1 Noise levels reflect a conservative assumption that the building envelope would provide a minimum 20 dBA of attenuation.
2 Hourly average thresholds for the fire pump generator would only be applicable during monthly testing during daytime hours. These noise levels would not be subject to the nighttime threshold requirements.

As shown in Table 3, noise generated by the project’s mechanical equipment would not exceed the City’s daytime and nighttime noise thresholds or increase ambient noise levels at the land uses north and east of the site. Accordingly, the project would not result in any significant effects related to mechanical equipment noise.

Garbage Truck Pickup
Truck loading operations would consist of garbage truck pickups, which would occur in the northwestern corner of the site. Truck maneuvering noise would include a combination of engine, exhaust, and tire noise, as well as the intermittent sounds of back-up alarms and releases of compressed air associated with truck/trailer air brakes. For offices and multi-family residences, medium-sized delivery trucks would be expected at the proposed building. Medium-sized delivery trucks typically generate maximum noise levels of 60 to 65 dBA at 50 feet. The noise level of backup alarms can vary depending on the type and directivity of the sound, but maximum noise levels are typically in the range of 65 to 75 dBA at a distance of 50 feet. All deliveries are assumed to occur during daytime hours between 7:00 a.m. and 10:00 p.m.

It is assumed that up to two deliveries would occur weekly and only one delivery would occur in a given hour. While the proposed building would provide some shielding for the receptors to the north south, and west, no attenuation was assumed for this analysis. Table 4 below summarizes noise levels from truck loading and unloading activities that occur for more than five minutes in a

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25 1871 The Alameda, Suite 200 • San José, CA 95126 • Tel: (408) 248-3500 • www.davidjpowers.com given hour (dBA L08) and day-night average noise levels (dBA Ldn) at the land uses to the north and east.

Table 4: Operational Noise Levels from Truck Loading and Unloading Activities

Receptor
Distance from
Center of
Loading Area
(feet)
(dBA L08)
Day-Night
Average
(dBA Ldn)
Noise Level
Increase
(dBA Ldn)
North Offices 40 67 50 0
South Commercial 325 49 32 0
West Commercial 135 56 40 0

As shown in Table 4, truck loading and unloading activities would not exceed the City’s L 08 daytime
thresholds15 (81 dBA L08) at the receptors with direct line-of-sight to the loading areas. For all existing receptors, the ambient noise level increase due to truck loading and unloading activities would not be measurable or detectable (0 dBA L
dn increase). Accordingly, the project would not
result in any significant effects related to noise generated by truck loading and unloading activities.

Total Combined Project-Generated Noise
Once operational, noise generated by all project activities (i.e., traffic, mechanical equipment, and garbage truck pickups) would result in an increase of less than one dBA Ldn at surrounding land uses.

Therefore, operation of the project would not result in any significant effects related to noise.

Air Quality
The following discussion is based, in part, on an Air Quality Assessment prepared for the project by Ramboll US Consulting, Inc. A copy of this report, dated July 14, 2023, is attached to this memorandum as Appendix E.

Air quality impacts may occur when a project conflicts with or obstructs the applicable air quality plan, or results in a cumulatively considerable net increase in any criteria air pollutant for which the region (i.e., the San Francisco Bay Area) is non-attainment under the applicable federal or state standard, the exposure of sensitive receptors to substantial pollutant concentrations (including toxic air contaminants (TACs), such as diesel particulate matter (DPM) that would result in community health risks, or in odors that would adversely affect a significant number of people.16

15 Thresholds for activities occurring more than five minutes in a given hour for the north offices, south commercial uses, and west commercial uses would be 81 dBA L08 during daytime hours and 70 dBA L08 during nighttime hours. 16 The applicable air quality plan is the Bay Area Air Quality Management District 2017 Clean Air Plan. The San Francisco Bay Area is non-attainment for ground-level ozone (O3), nitrogen oxides (NOx), particulate matter (PM), sulfur dioxide (SOx), and lead. The project does not include substantial new emissions of sulfur dioxide or lead; therefore, these criteria pollutants are not discussed further.

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26 1871 The Alameda, Suite 200 • San José, CA 95126 • Tel: (408) 248-3500 • www.davidjpowers.com 2017 Bay Area Clean Air Plan
The proposed project would not conflict with the 2017 Bay Area Clean Air Plan (Plan) because the project would not exceed the BAAQMD thresholds of significance for construction and operational criteria air pollutant emissions, as described below. Because the project would not exceed the BAAQMD screening criteria, it would not result in significant impacts due to the generation of construction or operational-related criteria air pollutants. Thus, the project is not required to incorporate project-specific control measures listed in the 2017 Plan. Further, the project is considered urban infill and would be located near bike facilities and transit with regional connections. Implementation of the project would not prevent BAAQMD or partner agencies from continuing progress toward attaining State and federal air quality standards and eliminating health- risk disparities from exposure to air pollution among Bay Area communities, as described within the 2017 Plan. Accordingly, the project would not result in significant effects due to a conflict with the 2017 Plan.

Criteria Air Pollutants
Construction Period Emissions
The California Emissions Estimator Model (CalEEMod) Version 2022.1 was used to estimate emissions from project construction. Construction emissions were modeled based on equipment list and schedule information provided by the applicant. CalEEMod defaults for the associated land use and size were used where project-specific information was unavailable. Details about the equipment list, construction schedule, modeling, data inputs, and assumptions are included in Appendix E. Table 5 summarizes the unmitigated annualized average daily construction emissions of

ROG, NOX, PM
10 exhaust, and PM2.5 exhaust during construction of the project.

Table 5: Project Construction Period Emissions
Year Annualized Daily Construction Emissions (pounds/day) ROG NOx PM10 Exhaust PM2.5 Exhaust
2024 0.81 4.5 0.17 0.15
2025 8.5 3.1 0.084 0.078
BAAQMD
Threshold 54 54 82 54
Exceed
Threshold? No No No No
Source: Ramboll US Consulting, Inc. CEQA Air Quality and Health Risk Assessment for 477 9th Avenue Mixed-Use Project. July 14, 2023.

As shown in Table 5, the unmitigated average daily emissions of ROG, NOx, PM 10, or PM2.5
generated by project construction would not exceed BAAQMD thresholds. Accordingly, the project’s construction period emissions would have a less than significant impact.

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27 1871 The Alameda, Suite 200 • San José, CA 95126 • Tel: (408) 248-3500 • www.davidjpowers.com Operational Period Emissions
Operational period criteria pollutant emissions associated with the project would be generated primarily from vehicles driven by future office occupants and residents, and to a lesser extent by waste disposal and daily energy and water usage. The proposed project falls below the BAAQMD operational criteria air pollutants screening thresholds of 638 dwelling units and 765,000 square feet for the “Apartments” and “General office building” land use types, respectively. The project proposes a mix of uses, and the residential component of 120 units is approximately 19 percent of the screening level of 638 dwelling units, and the office component of 33,529 square feet is approximately four percent of the screening level of 765,000 square feet. Collectively, the size of the proposed mixed-use development equates to 11.5 percent of the screening level, equivalent to slightly less than one-sixth of the size of a mixed-use development that would exceed the BAAQMD screening criteria and warrant a detailed operational period criteria air pollutant emissions analysis.

Therefore, the project would result in a less than significant air quality impact due to operational- related criteria air pollutant emissions.

Community Health Risks
Project impacts related to increased community risk can occur either by introducing a new source of TACs with the potential to adversely affect existing sensitive residents and workers in the project vicinity or by significantly exacerbating existing cumulative TAC impacts. The project would introduce new sources of TACs during construction (i.e., on-site construction and truck hauling emissions) and operation (i.e., mobile sources).

Project construction activity would generate dust and equipment exhaust that would affect nearby sensitive receptors. During project operation, the project would generate emissions associated with traffic consisting of mostly light-duty vehicles.

Project impacts to existing sensitive receptors were addressed for temporary construction activities and long-term operational conditions, as discussed below. There are also several sources of existing TACs and localized air pollutants in the vicinity of the project. The impact of the existing sources of TACs were also assessed in terms of the cumulative risk which includes the project’s contribution.

Community risk impacts were addressed by predicting increased cancer risk, the increase in annual PM

2.5 concentrations and computing the Hazard Index (HI) for non-cancer health risks. The risk impacts from the project are the combination of risks from construction and operation sources.

These sources include on-site construction activity, construction truck hauling, and increased traffic from the project. To evaluate the increased cancer risks from the project, a 30-year exposure period is typically used (per BAAQMD guidance), with the nearby residential sensitive receptors being exposed to both project construction and operation emissions during this timeframe.

The project’s increased cancer risk is computed by summing the project construction cancer risk and operation cancer risk contributions. Unlike the increased maximum cancer risk, the annual

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28 1871 The Alameda, Suite 200 • San José, CA 95126 • Tel: (408) 248-3500 • www.davidjpowers.com PM2.5 concentration and HI values are not additive but based on the annual maximum values for the entirety of the project. The project’s maximally exposed individual (MEI) are identified as the existing resident or worker that would be most impacted by the project’s construction and operation. Other residents and workers in the surrounding area would be exposed to a lower health risk than identified for the MEI. Additional explanation of the methodology for computing community risk impacts is provided in Appendix E.

Construction Health Risks
The MEI with the greatest cancer risks during construction would be a single-family residence located on 9th Avenue between South Claremont Street and South Delaware Street. The MEI with the greatest exposure to PM2.5 would be located along the project site’s western property line, and the MEI with the greatest exposure to non-cancer health risks would be located opposite the project site on 9th Avenue between South Claremont Street and South Railroad Avenue. The locations of the MEIs are shown on Figure 6.

Construction equipment and associated heavy-duty truck traffic generates diesel exhaust, which is a known TAC. Although construction exhaust air pollutant emissions would not contribute substantially to existing or projected air quality violations, construction exhaust emissions may still pose health risks for sensitive receptors such as surrounding residents. Diesel exhaust particulate matter (DPM) poses both a potential health and nuisance impact to nearby receptors. The primary community risk impact issues associated with construction emissions are cancer risk and exposure to PM

2.5. A quantitative health risk assessment of the project construction activities was conducted to evaluate the potential health effects to nearby sensitive receptors from construction emissions of DPM and PM

2.5, pursuant to the BAAQMD CEQA Air Quality Guidelines using CalEEMod and the U.S. EPA AERMOD dispersion model. Details about the community health risk modeling, data inputs, and assumptions are included in Appendix E. Table 6 below summarizes maximum cancer risks, PM2.5 concentrations, and hazard index from project construction activities at the MEI.

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Project Name
City
#Document Type
Date
Source: Ramboll US Consulting, Inc., July 2023.

LOCATION OF MEI DURING PROJECT CONSTRUCTION AND OPERATION FIGURE 6

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30 1871 The Alameda, Suite 200 • San José, CA 95126 • Tel: (408) 248-3500 • www.davidjpowers.com Table 6: Construction Health Risks at Offsite MEI
Source Cancer Risk per
Million Hazard Index PM2.5 Concentration
Construction 2.4 0.011 0.25
Emergency Generator 5.8 0 0
Totals 8.2 0.011 0.25
BAAQMD Threshold 10.0 1.0 0.30
Exceed Threshold? No No No
Source: Ramboll US Consulting, Inc. CEQA Air Quality and Health Risk Assessment for 477 9th Avenue Mixed-Use Project. July 14, 2023.

As shown in Table 6, the project’s construction-related community health risks would not exceed BAAQMD thresholds. Accordingly, the project’s construction-related health risk impacts would be less than significant.

Operation Health Risks
Operation of the project would generate emissions from mobile sources (i.e., traffic) and stationary sources (i.e., the proposed on-site generator). While these emissions would not be as intensive at or near the project sites as construction activity, they would contribute to long-term effects to sensitive receptors. The MEI during project operation with the greatest exposure to cancer risks is the same as the MEI for cancer risks during project construction; the MEI for non-cancer health risks is located opposite the project site across 9th Avenue, and the MEI for PM2.5 exposure is located at the western property line of the project site. The MEIs during project operation are shown on Figure 6.

Per BAAQMD, roadways with less than 10,000 total vehicles per day are considered a low-impact source of TACs. Based on the project’s trip generation estimates, the project would result in a net increase of 489 daily trips and would not result in any roadways exceeding 10,000 total vehicles per day. Therefore, emissions associated with project-generated traffic would not expose sensitive receptors to substantial pollutant concentrations.

The project includes an 85-hp diesel fire pump generator; operation of a diesel generator is a source of TAC emissions. The generator would be operated for testing and maintenance purposes and would be required to meet EPA emissions standards. The emissions from the operation of the generator were calculated using the CalEEMod model.

Stationary source diesel engines larger than 50 hp are subject to CARB’s Stationary Diesel Airborne Toxics Control Measure and require permits from the BAAQMD. As part of the BAAQMD permit requirements for toxics screening analysis, the emergency generator engine emissions would have to meet Best Available Control Technology for Toxics and pass the toxic risk screening level of less than ten cancer cases in a million. The risk assessment would be prepared by BAAQMD. Depending on results, BAAQMD would set limits for DPM emissions (e.g., more restricted engine operation

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31 1871 The Alameda, Suite 200 • San José, CA 95126 • Tel: (408) 248-3500 • www.davidjpowers.com periods). Sources of air pollutant emissions complying with all applicable BAAQMD regulations generally would not be considered to have a significant air quality community risk impact.

To estimate potential cancer risks and PM2.5 impacts from operation of the emergency generator, CalEEMod Version 2022.1 was used to calculate the maximum annual DPM concentration at the off- site MEIs. Refer to Appendix E for more detail about the model, data inputs, and assumptions used to estimate the health risk from the emergency generator. Table 7 shows the community risks associated with operation of the proposed generator at the off-site MEIs.

Table 7: Operational Health Risks at Offsite MEI
Source Cancer Risk per
Million Hazard Index PM2.5 Concentration
Emergency Generator 9.4 0.0028 0.014
BAAQMD Threshold 10.0 1.0 0.30
Exceed Threshold? No No No
Source: Ramboll US Consulting, Inc. CEQA Air Quality and Health Risk Assessment for 477 9th Avenue Mixed-Use Project. July 14, 2023.

As shown in Table 7, the project’s operation-related community health risks would not exceed BAAQMD thresholds. Accordingly, project operation-related health risk impacts would be less than significant.

Cumulative Health Risks from All TAC Sources
Community health risk assessments typically look at all substantial sources of TACs that can affect sensitive receptors that are located within 1,000 feet of the project site. These sources include busy surface streets (i.e., roadways that exceed 10,000 vehicles per day), stationary sources, and projects with concurrent construction schedules. There is one project within 1,000 feet of the project site (located at 616 South B Street) that is projected to be constructed at the same time as the proposed project. Construction of this project was factored into the cumulative analysis provided in Table 8 below based on data provided by the City and 616 South B Street project applicant.

Modeling was completed to calculate the community health risk from the cumulative sources at the project MEI, which would be the same as described above for the project operation scenario. Refer to Appendix E for details about the cumulative health risk modeling, including model inputs and assumptions. Table 8 reports the cumulative community risk impacts from project construction and operation and other cumulative sources at the MEIs, which would be the same as described for the project operation-only scenario.

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32 1871 The Alameda, Suite 200 • San José, CA 95126 • Tel: (408) 248-3500 • www.davidjpowers.com Table 8: Cumulative Health Risks at Offsite MEI
Source Cancer Risk per
Million Hazard Index PM2.5 Concentration
Project
Construction/Operation 9.41 0.011 0.25
Foreseeable Future
Stationary Sources 0.24 5.2E-04 0.0053
Existing/Future
Stationary Sources 0.038 0.0017 0.000048
Roadways 18 0.045 0.25
Railways 58 0.027 0.19
Total 86 0.085 0.70
BAAQMD Threshold 100.0 10.0 0.80
Exceed Threshold? No No No
Source: Ramboll US Consulting, Inc. CEQA Air Quality and Health Risk Assessment for 477 9th Avenue Mixed-Use Project. July 14, 2023.

Notes:
1 The maximum cancer impact is from the project operation scenario. 2 Foreseeable future stationary sources include the mixed-use development at 616 South B. Street (Nazareth Vista).

As shown in Table 8, the cumulative cancer risks, annual PM2.5 concentrations, and hazard index for non-cancer health risks would not exceed BAAQMD’s cumulative-source thresholds. Accordingly, the project’s cumulative health risks would not have a significant effect.

Odors
According to the BAAQMD CEQA Guidelines, an odor source with five or more confirmed complaints per year averaged over three years is considered to have a significant impact.17 BAAQMD has identified a variety of land uses that produce emissions that may lead to odors and generate complaints including, but are not limited to, wastewater treatment plants, landfills, composting operations, and food manufacturing facilities.

Residential and office uses do not typically generate objectionable odors, nor do they fall under any of the land uses identified by BAAQMD to cause objectionable odors. Localized odors, mainly resulting from diesel exhaust and construction equipment on-site, would be created during the construction phase of the project. These odors would be temporary and not likely to be noticed beyond the project site’s boundaries. Odors associated with the application of paints and coatings may also be noticeable on occasion by adjacent receptors. Painting and coating of the project would occur during daytime hours only, would be localized, and would be generally confined to the project site. These odors would also be temporary. Operation and maintenance of the project would

17 Bay Area Air Quality Management District. California Environmental Quality Act Air Quality Guidelines. May 2017. Page 2-1.

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33 1871 The Alameda, Suite 200 • San José, CA 95126 • Tel: (408) 248-3500 • www.davidjpowers.com require the use of cleaning supplies, maintenance chemicals, and herbicides and pesticides for landscape maintenance. Any odors generated by the use of these materials would be both temporary and highly localized. Therefore, the project would not result in other emissions (such as those leading to odors) adversely affecting a substantial number of people.

Water Quality
The water quality of streams, creeks, ponds, and other surface water bodies can be greatly affected by pollution carried in contaminated surface runoff. Pollutants from unidentified sources, known as non-point source pollutants, are washed from streets, construction sites, parking lots, and other exposed surfaces into storm drains. Urban stormwater runoff often contains contaminants such as oil and grease, plant and animal debris (e.g., leaves, dust, animal feces, etc.), pesticides, litter, and heavy metals. In sufficient concentration, these pollutants have been found to adversely affect the aquatic habitats to which they drain.

Construction
Construction activities, such as grading and excavation, have the potential to result in temporary impacts to surface water quality in adjacent waterways and groundwater. When disturbance to the soil occurs, sediments may be dislodged and discharged into the storm drainage system after surface runoff flows across the site.

Construction of the building footings, grading, and trenching activities would extend to a depth of six feet and therefore would not encounter groundwater on-site.18 No dewatering would be required as a result of the project. Projects that would disturb one acre or more of soil are required by the State Water Resources Control Board (SWRCB) to file a Notice of Intent (NOI) and prepare a Storm Water Pollution Prevention Plan (SWPPP). Projects are required by Chapter 7.39 of the San Mateo Municipal Code to adhere with the SWRCB regulations and obtain a Stormwater Pollution Prevention (STOPPP) Construction permit. Adherence with the aforementioned regulations would ensure that the discharge of pollutants is minimized to the extent feasible, and would protect beneficial uses and receiving waters from the adverse effects of construction-related storm water discharges. Accordingly, construction of the project would not result in any significant effects on water quality.

Post-Construction
Provision C.3 of the San Francisco Bay Regional Water Quality Control Board (RWQCB) Municipal Regional Stormwater Permit (MRP) requires project that create or replace 5,000 square feet or more of impervious surface area are required to implement site design, source control, and Low Impact Development (LID)-based stormwater treatment controls to treat post-construction stormwater runoff. The project would increase impervious surfaces on-site by 9,422 square-feet

18 Based on a Geotechnical Investigation prepared by Rockridge Geotechnical, groundwater on-site is located at depths of 10 feet below ground surface (bgs) and greater.

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34 1871 The Alameda, Suite 200 • San José, CA 95126 • Tel: (408) 248-3500 • www.davidjpowers.com and therefore would be required to comply with Provision C.3. As documented in Section D. Project Description, the project would comply with Provision C.3 by treating stormwater runoff through the use of self-treating pervious areas, bioretention planters, and silva cells. Collected stormwater would percolate belowground or be routed to bioretention planter or silva cell before discharging to the City storm drain at the intersection of 9th Avenue and South Claremont Street. Additionally, as required by Chapter 7.39 of the San Mateo Municipal Code and the Provision C.3 of the MRP, the project applicant would be required to implement the following measures.

Conditions of Approval:
(a) Owner/occupant shall operate and maintain private stormwater treatment devices in accordance with the operation and maintenance agreement. Inspection requirements would be determined as part of the agreement with the City. (b) The applicant shall pay a Stormwater Management Permit 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 City’s 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.
(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.

Adherence with Provision C.3 of the MRP, the City’s Municipal Code, and the San Mateo Countywide Stormwater Management Plan would ensure that stormwater pollution is minimized, treated, and filtered prior to entering the storm drain system. Accordingly, operation of the project would not result in any significant effects to water quality.

(e) The site can be adequately serviced by all required utilities and public services.

Utilities
Utility services to the proposed project would be provided by the City of San Mateo (storm drain, sanitary sewer), the California Water Bayshore District (water service), and Pacific Gas & Electric (PG&E) (electricity). The project proposes to construct new laterals and electrical connections that would tie into existing utility lines located in South Claremont Street and 9th Avenue.

The City of San Mateo Public Works Department has confirmed, based on storm drain and sanitary sewer capacity studies, that the existing storm drain and sanitary sewer infrastructure can accommodate increases in flows generated by the proposed project. The proposed project falls

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35 1871 The Alameda, Suite 200 • San José, CA 95126 • Tel: (408) 248-3500 • www.davidjpowers.com below the 500-dwelling unit and 500,000 square foot thresholds for preparation of a water supply assessment by a local provider19, and the Cal Water Bayshore District determined in its most recent Urban Water Management Plan (UWMP) that the City will meet projected water demand through 2045 during normal, single-, and multiple-dry years. Accordingly, sufficient water supplies would be available to the project. The project would coordinate with PG&E on connections between the existing power grid lines and the proposed building, and as discussed in Section 15300.2 – Exceptions above, the project’s energy consumption would be minimal in comparison with county demand and would be accommodated by existing energy supplies. Accordingly, the project can be adequately serviced by all required utilities.

Conditions of Approval:

(a) 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 their designee.

Public Services
The proposed project would intensify use of the site and may result in an increase in demand for fire and police protection services. However, the proposed project is consistent with the assumptions of the San Mateo 2030 General Plan EIR, which concluded that new development would have a less than significant impact on fire and police protection services with payment of building permit fees (as mandated by the City’s General Plan and Municipal Code) that would help provide additional fire and police protection resources to the City as needed. Additionally, the project would be constructed in compliance with the most recent California Building Code and California Fire code to ensure the building is fire-safe, and with Implementation Program LU-4.29 and the City’s Building Security Code which requires proposed developments to be reviewed by the San Mateo Police Department to ensure appropriate safety features that minimize criminal activity are incorporated into the project design. For these reasons, fire and police protection services are adequate to service the proposed project.

Based on the San Mateo-Foster City School District’s student generation rates of 0.04 student per multi-family residential unit for elementary schools and middle schools, the project’s 120 residential units would generate approximately five new students at Sunnybrae Elementary School and Borel Middle School. Using the San Mateo Union High School District’s student generation rate of 0.10 high school students per multi-family residential unit, the project would generate approximately 12 new students at San Mateo High School. Enrollment at Sunnybrae Elementary is 372 students with a capacity of 832 students, enrollment at Borel Middle is 1,002 students with a

19 Pursuant to Senate Bill 610 and CEQA Guidelines Section 15155.

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36 1871 The Alameda, Suite 200 • San José, CA 95126 • Tel: (408) 248-3500 • www.davidjpowers.com capacity of 1,134 students, and enrollment at San Mateo High is 1,671 students with a capacity of 1,941 students. Accordingly, Sunnybrae Elementary, Borel Middle, and San Mateo High can accommodate an additional 460, 132, and 270 students, respectively. Therefore, adequate capacity exists at the school facilities that serve the project site. The project would be required to pay statutory school impact fees to offset its impact to the school districts serving the site.

Future residents and employees are expected to marginally increase demand on other public facilities, such as libraries and community centers. The City’s Recreation Facilities Strategic Plan outlines a plan for the future of San Mateo’s recreation facilities. Additionally, the City is in process of updating its library services through the San Mateo Public Library Strategic Plan, which will build and expand existing library facilities and employ resources in new ways to ensure equitable access.

Accordingly, libraries and community centers in San Mateo would be equipped to provide services to new residents of the proposed project. The project would also pay in-lieu fees under the Quimby Act to offset the demand generated by new residents and employees on parks and recreational facilities. For these reasons, the project would not result in a significant effect on public facilities such as libraries, community centers, parks, and recreation facilities.

VI. Conclusion
As documented under Section E. Environmental Review, none of the exceptions listed in CEQA Guidelines Section 15300.2 apply to the project, and the project is eligible for a Categorical Exemption under CEQA Guidelines Section 15332, since it a) meets the definition of an in-fill development project; b) would occur within San Mateo city limits on a project site no more than five acres that is surrounded by urban uses and c) has no value as habitat for endangered, rare, or threatened species; d) would not result in any significant effects relating to traffic, noise, air quality, or water quality; and e) can be adequately served by all required utilities and public services.

Therefore, the project is exempt from the provisions of CEQA under Class 32 of the CEQA Guidelines.

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37 1871 The Alameda, Suite 200 • San José, CA 95126 • Tel: (408) 248-3500 • www.davidjpowers.com

APPENDICES
Appendix A: Transportation Impact Assessment
Appendix B: Greenhouse Gas Assessment
Appendix C: Geotechnical Report
Appendix D: Noise and Vibration Assessment
Appendix E: Air Quality Assessment
All documents available online here: https://www.cityofsanmateo.org/4620/

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From:

To: Linda Ly
Subject: 477 9th Avenue- comment
Date: Tuesday, June 28, 2022 11:17:59 PM
Hello,
I am writing to you as the planner working on the application for 477 9th Avenue, with a comment on the current design and the potential impact on the heritage tree adjacent to the property on South Claremont Street.

Though the current design proposal for 477 9th Avenue does not include the removal of the beautiful Live Oak, I do not feel that it sufficiently respects it or makes enough allowances to ensure that the tree survives the construction intact. While a large portion of the tree's canopy was removed to accommodate adjacent power lines, the root system is likely to still extend beneath the existing building, and there is a concern that soil compaction during construction could damage those roots and put the health of the tree at real risk. The canopy itself does still extend over the sidewalk and to the edge of the existing building- trimming any portion of the tree would have both a visual and potential health impacts in the short and long term. Despite these concerns and the stated desire by the developers in the Daily Journal to respect the heritage tree, the current design does little to incorporate or take advantage of this unique site feature, with the massing of the building extending straight along South Claremont, effectively touching the tree in question.

Creating a real setback adjacent to the tree such as a recessed entrance or mini public plaza would serve the dual functions of creating an additional interesting street-level feature and providing extra buffer zone where no deep excavation would be needed. It is ironic to me that the currently-proposed plaza was placed facing Ninth Avenue and not on South Claremont next to such a fantastic existing landscape feature. For a real world example I would point to the ALMR Apartments at 685 NW 21st Avenue in Portland, Oregon. This preservation award- winning design was partially set back from the street to provide a buffer zone around a landmarked heritage tree.

I have no objections to this project as a whole, but I have seen local projects in the past where the stated desire on the part of stakeholders to preserve our living heritage was not respected by the architects or eventually by the construction crews, resulting in the removal of a dead tree. And while that is not guaranteed to happen in this case, based on the current design, and in the absence of vigilant oversight, I fear the outcome will be the same.

Sincerely,
-Adam Klafter

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From: Kristie Eglsaer
To: Rick Bonilla; Diane Papan; Eric Rodriguez; Amourence Lee; Joe Goethals; City Council (San Mateo); Clerk; Planning Commission; Planning
Subject: Comments re mixed use projects - reuse demolition debris, make family-friendly and fund multimodal policies Date: Tuesday, July 12, 2022 3:22:28 PM
Dear City Council, Planning Commission, and Planning Department, For proposed mixed use projects at 477 Ninth Ave and Block 21 please consider how to:
-reduce, reuse and recycle demolition debris
-make family-friendly developments
-fund and create multimodal policies
Reduce, Reuse and Recycle Demolition Debris
At both these
proposed mixed use projects, it is proposed that demolition will occur at the current sites before proceeding with development. According to the EPA, Construction and Demolition debris is the largest source of waste in America, more than twice the amount of waste generated by municipal solid waste. San Mateo is a leader in waste reduction, as with finding reasonable solutions to support businesses transitioning to compostable take out containers. Construction and demolition debris must be addressed.

US EPA Best Practices for Reducing, Reusing, and Recycling Construction and Demolition Materials
CalRecycle C&D Recycling Tools for Contractors, Local Governments, and Processors Make Family Friendly Developments
In the two SMDJ articles for each project linked above, neither says how many 2 or 3 bedroom apartments will be available, but based on the number of studios and 1 bedrooms listed, it seems less than a third of the available apartments will be family-sized units. With only 10 percent being “affordable” units, I can imagine maybe only a few family-sized units will be “affordable” units. Not only am I concerned with the number of and affordability of family-
sized units, but also the design elements that make a multi-unit dwelling family-friendly.

Mid-rise developments could do more to be designed with children in mind. One family- friendly best practice is to create onsite outdoor recreational space like an interior courtyard to have a space where children can play.

Here are links to more design best practices for transit-oriented development that is also family-friendly:

PLANNING FOR CHILDREN IN NEW VERTICAL COMMUNITIES (PDF)

HIGH-DENSITY HOUSING FOR FAMILIES WITH CHILDREN GUIDELINES (PDF) Fund and Create Multimodal Policies
And speaking of transit oriented development, we should rethink how we consider housing and transit. The pandemic has only magnified the need for transit beyond the typical 9-5 commute in and out of San Francisco or Silicon Valley via Caltrain. “SamTrans is recovering well, relative to other Bay Area transit agencies, with nearly two
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thirds of its pre-pandemic numbers.”
“Despite the stronger numbers, Caltrain has only seen around 25% return of its pre-pandemic baseline, falling behind other Bay Area transit agencies. Other agencies like SamTrans have more essential workers who have returned in person. Caltrain has previously said recovery would highly depend on workers returning to the office. Ridership consists of office commute trips to downtown San Francisco and Silicon Valley. SamTrans ridership data for April 2022 shows 63.9% of riders compared to the same period in 2019, better than other local agencies.” When thinking about creating transit-oriented development, we should look beyond the Caltrain line.

Also, the city should ceate and implement policies that are structured in a way to incentivize enhanced transportation demand management (TDM) strategies and create funding mechanisms for bicycle, pedestrian, and public transit infrastructure with transit-oriented
development. Policy and funding strategies can be found in the 2015 Sustainable Streets Plan (PDF) — Sustainable Streets Fee on p. 54/515 and reimagined TDM plan on p.485/515 including a goal of 25% trip reduction target in the downtown and rail corridors.

I appreciate all the Council, Commission and city staff do to be at the forefront of implementing best practices to create a sustainable community.

Thanks very much for your consideration of my comments.

Best, Kristie
https://www.smdailyjournal.com/news/local/san-mateo-s-ninth-avenue-to-see-mixed-use- proposal/article_8c463e7c-c46f-11ec-ba5c-231d42723ae7.html https://www.smdailyjournal.com/news/local/whole-block-demo-approved-in-downtown-san- mateo/article_ab8b2426-f5ef-11ec-bc87-ebccc3cd221b.html https://www.epa.gov/facts-and-figures-about-materials-waste-and-recycling/construction-and- demolition-debris-material
https://www.epa.gov/smm/best-practices-reducing-reusing-and-recycling-construction-and- demolition-materials
https://calrecycle.ca.gov/ConDemo/Tools/
https://theconversation.com/more-children-are-living-in-high-rise-apartments-so-designers- should-keep-them-in-mind-100756?msclkid=78610a7fb62611ec98e43ec987034816 https://wallsofthecity.blogspot.com/2015/08/family-friendly-mid-rise.html? msclkid=e840f328b62111eca5e0bea9a62b3095
https://www.toronto.ca/legdocs/mmis/2017/pg/bgrd/backgroundfile-103920.pdf https://guidelines.vancouver.ca/guidelines-high-density-housing-for-families-with- children.pdf

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https://www.smdailyjournal.com/news/local/caltrain-sees-higher-ridership-in- april/article_e308ab1a-00f0-11ed-bdca-cfd4e49b211c.html https://www.cityofsanmateo.org/DocumentCenter/View/44849/1-- SanMateoSustainableStreetsFullFINAL---Copy

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1 Linda Ly
From: Rendell Bustos
Sent: Tuesday, May 23, 2023 3:50 PM
To: Julia Klein; Somer Smith; Linda Ly
Cc: Manira Sandhir
Subject: FW: Construction in Downtown San Mateo
Julia, Somer, and Linda,

Please see the public comment below addressed to Downtown projects. Please include a copy of this letter in your respective Downtown project files.

-Rendell

Rendell Bustos

Senior Planner | Community Development Department
330 W. 20th Ave., San Mateo, CA 94403
650-522-7211 | [email protected]

From: Erin White
Sent: Monday, May 22, 2023 6:54 PM
To: City Council (San Mateo) <[email protected]>; Rendell Bustos <[email protected]>; Patrice Olds <[email protected]>
Subject: Construction in Downtown San Mateo

Dear City Council, Mr. Bustos, and Ms. Olds,
San Mateo used to be a wonderful, family-friendly place to live with amenities nearby. We had all the elements: a quaint downtown, amazing views of the hills and bay, a smaller more connected community, beautiful old architecture, etc.

This should be the perfect time and opportunity to keep and enhance what makes San Mateo a truly special and unique place to live. However, I am exceedingly frustrated and saddened by what has been happening over the past several years. The City of San Mateo is being destroyed faster than I ever imagined was possible.

Against the residents wishes and concerns, the City Council keeps approving and shoving more huge developments down the pipeline. Our precious city is being overrun by greedy developers building the most ugly, generic, blocky, cheap looking, monstrosities which go right up to the sidewalk with no greenery. The downtown area is getting crowded, claustrophobic, looks unattractive, and gets worse with each new development. The once beautiful views are starting to get blocked off by tall buildings. Don't make it worse by repealing Measure Y. Residents need to be able to stay connected to the nature around them. It's an important part of why people live here. It is beneficial and necessary for our health and well-being.

It is clear that the city does not need any more office space, as there are lots of vacancies. I don't understand why the city is tearing down block after block, and jamming in more and more people, when our infrastructure is failing and can't even support the current community. The roads and sidewalks are in complete disrepair; it's honestly an

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2 embarrassment. Traffic has gotten so bad that it's near impossible to get across town, especially during commute hours.

That will only continue to get worse with all the new construction going on and potential future projects.

The city needs to stop construction projects like Block 20 and 21 so these issues can be addressed and fixed. Demolition permits should be tied directly to building permits, so we don't end up with an eyesore of empty lots with dirt mounds and tree stumps for years to come. The city should be focusing on quality of life issues and environmental stewardship.

Buildings should be built farther back from the sidewalk to allow for landscaping and mature trees to provide shade for pedestrians. We should incorporate new green methods, taking advantage of vertical space to have living walls, have underground parking garages with a park on top, etc.

The City Council needs to push back against the developers, construction companies, and the state to take our city back.

Don't let them cheat us out of the future of our home. They need to be respectful and responsive to residents and contribute to our community. If there are delays, they should make that up to the residents by investing in our downtown. Listen to the residents who voted you in and follow their lead. We need to support small businesses, have a wide variety of services, and more green space. We are calling for action. Please restore the heart and soul of San Mateo.

Sincerely,
Erin White
San Mateo Resident

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1 Linda Ly
From: Manira Sandhir
Sent: Friday, May 26, 2023 9:27 AM
To: Marsha Heimbecker
Subject: RE: Stop building highrises in San Mateo
Dear Ms. Heimbecker -

Thank you for your comments and my apologies on missing your email last week. Since you covered a broad range of topics in your comments, I have forwarded your email to the City Clerk to distribute to City Councilmembers and to project teams reviewing projects in the Downtown and Hillsdale Mall, including the General Plan and Housing Element teams, so it can be considered as part of the project reviews.

If you have comments or would like to provide input on a specific project, I included a link below to the City's what's happening page that has detailed information about the status of each project.

https://www.cityofsanmateo.org/1176/Whats-Happening-in-Development

Best regards,

Manira

Manira Sandhir, AICP
Planning Manager and Zoning Administrator
650-522-7203 (o) | 650-242-6126 (c)
[email protected]

-----Original Message-----
From: Marsha Heimbecker
Sent: Thursday, May 18, 2023 11:23 AM
To: Manira Sandhir <[email protected]>
Subject: Stop building highrises in San Mateo

Dear Councilman,

You are ruining San Mateo.

These high rises are terrible! Downtown San Mateo and the Hillsdale mall will be awful. It is already gridlock. Have you tried to go to Foster City or 101 anytime between 3-7pm?

It took me 45 minutes to get to Edgewater!

You are destroying the mental health of San Mateo citizens. Overcrowding leads to more crime, violence, and drugs. Go research JAMA.

You are adding 1200 units to Hillsdale. How are 1200 cars going to fit on our roads. It is more likely 2400 cars, because only households with two workers will be able to afford this area.

Please stop building. Please stop making high rises in the middle of residential areas.

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2 Your responsibility is not to money grubbing greedy developers, you gave an oath to the city of San Mateo and its citizens.

Responsibility and honor begins at home.

Marsha Heimbecker
Sent from my iPhone

Sent from my iPhone

Sent from my iPhone

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SAN MATEO

HERITAGE ALLIANCE
June 6, 2023
TO: Manira Sandhir, Planning Manager and Zoning Administrator CC: Christina Horrisberger, Community Development Director Zachary Dahl, Deputy Community Development Director
Drew Corbett, City Manager
Kathy Kleinbaum, Assistant City Manager
Prasanna Rasiah, City Attorney
FROM: San Mateo Heritage Alliance
SUBJECT: New development projects in and around Downtown Dear Ms. Sandhir,
San Mateo Heritage Alliance would like to schedule a meeting with Planning and Community Development to discuss the following concerns regarding development projects in Downtown:

1. We have noticed that most projects proposed in and around Downtown appear to share similar design characteristics that diverge from established building patterns.

2. We have noticed that developers appear confused and conflicted by the design guidance and their muddled design proposals reflect that confusion and conflict.

3. We are concerned that the truly important issues of contextual responsibility and urban continuity are not being addressed.

4. We are concerned that absent traditional characteristics and consistent patterns that define urban commercial architecture, the intended compatibility with the historic Downtown core will not be achieved.

5. We ask that development projects proposed for the greater Downtown area be reviewed by qualified historic preservation architects for design compatibility and contextual continuity.

6. We ask that qualified historic preservation architects experienced in writing design guidelines for Downtowns and historic districts, be engaged to prepare new design guidelines for Downtown San Mateo.

7. We ask that planning staff consult Redwood City’s 2011 Downtown Plan which provides a good model for appropriate architectural character types and styles.

8. We are concerned that if the current process continues without intervention, the result will be - as the city’s Alternative Analysis warned - “development incompatible with the existing historic fabric surrounding the Downtown Historic District.” It is an outcome no one wants. www.smheritage.org Page of 1 8

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SAN MATEO

HERITAGE ALLIANCE
June 6, 2023
Appendix A
Issues of Concern
Compatibility and Typology
Downtown San Mateo has a wide variety of architectural styles and building typologies that provide the setting and establish the context for new development. The Downtown Specific Plan and Downtown Design Guidelines direct new development to be “compatible” with the existing building fabric.

Main Streets and commercial Downtowns nationwide are all recognizable and familiar to us because they share a set of common typological characteristics and compositional vocabulary. They are formally consistent, stylistically diverse, and able to accommodate functional change. In his seminal book, The Buildings of Main Street: A Guide to American Commercial Architecture, noted architectural historian Richard Longstreth traces the evolution of the compositional vocabulary used in every American Main Street over the past two centuries and presents a method of identifying building characteristics commonly found in central commercial districts up to the mid-20th century. In so doing, Longstreth helps us understand how to make planning decisions shaped by historical perspective rather than current aesthetic preference.

Architectural Style and Unified Design
Successful and enduring buildings generally have one unified architectural style that integrates the entire building in one harmonious composition. The proposed projects, however, disregard this practice, giving the upper floors a completely different design appearance than the lower floors. The effect is one of confused discord rather than unity and harmony.

Redwood City has addressed the issue of creating architectural character in new projects compatible with the established architectural patterns in their Downtown by creating architectural “Character Zones.” Within these zones, different “Character Types” - Neoclassical, Victorian, Craftsman, Mediterranean, Art Deco, and Contemporary are permitted.

These Architectural Character Types are intended to reinforce both the predominant eclectic nature of building fabric in the Downtown area, and the strong preferences for an appropriate aesthetic for all new buildings and development. SMHeritage believes this type of approach is appropriate and would like to encourage its use in Downtown San Mateo to help ensure that new development is compatible and complementary to the historic resources.

Massing
Massing, more than any architectural detail, has the most impact on the eye. Consequently it is one of the most important design considerations. The multiple masses and volumes of most of the proposed projects, however, read like an assortment of different size shipping boxes rather than unified architectural compositions.
www.smheritage.org Page of 3 8

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SAN MATEO

HERITAGE ALLIANCE
June 6, 2023
Building Corners
Generally, buildings in an urban context should maintain a consistent street wall along their street frontages. Corner towers and recessed corner entries are widely used to emphasize the corner of a building at specific intersections and to capture pedestrian traffic. But to eliminate the corner altogether, or replace it with a multi-story glass box as some of the projects do, does more to diminish the streetscape and urban experience than to enhance it.

Daylight Plane
Building heights in Downtown San Mateo vary from one story to twelve, and in the Historic District from one to nine stories. Street wall frontages for virtually all existing buildings rise up to full height without setbacks. Yet, the daylight plane requirement for the entire retail core limits the height of the street frontage to one half the street width - generally two to three stories - regardless of the prevailing street wall pattern and varied building height allowance of 55 to 75 feet.

This seems to be a one-size-fits-all requirement that could be adjustable and tailored to differing established building patterns in different parts of Downtown.

One successful infill project within the Historic District is 101 Ellsworth, rising six stories without an upper level setback, suggesting that upper floor setbacks may not be the only solution for new construction in and around the Historic District.

Examples of Compatible Downtown Infill Projects
Four examples of compatible new infill construction are recognizable in Downtown: Century Movie Theater, the Transit Center, the Main Street Parking Garage and 101 Ellsworth. They achieve their compatibility primarily because they conform to established commercial building typologies and draw on recognizable architectural styles. Inspiration for the new work came from Mediterranean Revival and Art Deco styles popular during the 1890-1950 Historic District period of significance, yet the design of each building was interpreted in a contemporary way and meets contemporary needs.

www.smheritage.org Page of 4 8
101 Ellsworth
Transit Center/Train Station
Century Movie Theater
Main Street Parking Garage

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SAN MATEO

HERITAGE ALLIANCE
June 6, 2023
Appendix B
Proposed New Construction in a Historic Context
What is the inspiration behind some of the new infill projects proposed for Downtown? Do they conform to familiar commercial building typologies? Do they reflect historical precedents and patterns of development? Do they draw on known architectural styles familiar to and popular with the public? Are they respectful to the surrounding community? Are they worthy of being landmarks themselves in 50-100 years? Although there are at least a dozen or more projects that cause us concern, we think the eight examples discussed below are sufficient to convey our point. * * *
Paste-on Parody
Located just east of the railroad in the Downtown support area, Block 21 and 3rd & Claremont seem to find inspiration in a controversial preservation technique known as facadism. Facadism is sometimes used to construct a new building behind a historic facade. In successful examples, the new building is completely hidden behind the old facade. That is not the case here.

Neither design acknowledges the established pattern of providing changes to the street fronting facade every 25 to 50 feet as advised in the Downtown Design Guidelines. Neither reflects the essential typological or stylistic patterns prevalent in the greater Downtown. The question is where did the developer get the idea these designs would be acceptable or welcomed by the surrounding community. www.smheritage.org Page of 5 8
3rd & Claremont
Block 21
Facadism
Facadism

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1 Linda Ly
From: Mary Way
Sent: Tuesday, November 28, 2023 9:44 AM
To: Linda Ly
Cc: Manira Sandhir
Subject: Fwd: Public Comment, Agenda Item 2 at Tonight's Meeting Attachments: San Mateo PC - 477 9th Street - HAA & DBL Letter.pdf

Public comment for your item Linda.

Thanks, Mary

Begin forwarded message:

From: Nick Eckenwiler
Date: November 28, 2023 at 9:41:43 AM PST
To: Planning Commission <[email protected]> Cc: City Attorney's Office <[email protected]>, Clerk <[email protected]>
Subject: Public Comment, Agenda Item 2 at Tonight's Meeting

Good morning,

Please see attached for the California Housing Defense Fund's public comment on agenda item 2 at tonight's Planning Commission meeting, concerning a mixed-use project at 477 9th street. Thank you!

--
Nicholas Eckenwiler
Staff Attorney

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Nov 28, 2023
City of San Mateo
330 W 20th Ave
San Mateo, CA 94403
By Email:[email protected]
CC:CityAttorneysOf
[email protected],[email protected]
Re:Resolutiontoapproveanew ive-storymixed-usebuildingat4779thAvenue DearPlanningCommission,
TheCaliforniaHousingDefenseFund(“CalHDF”) submitsthisletterasapubliccommenton agenda item 2 at tonight’s Planning Commission meeting, a Resolution to approve the project on 477 9th Street, a 5-story, mixed-use project with 120 units, including 12 below marketrateunits.TheHousingAccountabilityAct(GOV65589.5)requiresapprovalofzoning and general plan compliant projects unless
indings can be made regarding speciic,
objective,writtenhealthandsafetyhazards.

The Housing Accountability Act (the “HAA”) (Gov. Code § 65589.5) requires approval of zoning and general plan compliant housing development projects unlessindings can be made regarding speciic, objective, written healthandsafetyhazards.These indingsmust be “supported by a preponderance of the evidence on the record.” (Id.at subd. (j)(1).) Increased density, concessions, and waivers that a project is entitled toundertheDensity BonusLaw(the“DBL”)(Gov.Code§65915)donotrendertheprojectnoncompliantwiththe zoning code or general plan, for purposes of the HAA. As sta notes, as a mixed-use
development project with at least two-thirds of its area devoted to residential uses, the projectfallswithintheHAA’sambit,and,exceptforconcessionsundertheDBL,itcomplies withlocalzoningcodeandtheCity’sgeneralplan.Thus,theCommission mustapprovethe project and pass the resolution unless it makes written health and safety indings, as
describedabove–whichitcannotdo,sincethepreponderanceoftheevidenceintherecord does not support such a
inding.TheCommissionmustpasstheresolutiontoapprovethe
proposed concessions with respect to maximum density bonus units, reducedfloor area ratio,reducedat-gradeopenspace,andalowernumberofcompactstalls. 360 Grand Ave #323, Oakland 94610
www.calhdf.org

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As you are well aware, California remains in the throes of astatewidecrisis-levelhousing shortage. New housing such as this is a public beneit; itwillbringincreasedtaxrevenue, newcustomerstolocalbusinesses,decarbonizationinthefaceofclimatecrisis–andmost importantly, it will reduce displacement of existing residents into homelessness or carbon-heavy car commutes. Projects like thisoneareespeciallyimportantinhelpingour state meet its climate goals. While no single housing development can solve all these problems, theprojecthereisastepintherightdirection.CalHDFurgestheCommissionto approve the Resolution and the project, consistent with both its legal obligations and the City’seconomicandenvironmentalinterests.

CalHDF(formerlytheCaliforniaRentersLegalAdvocacyandEducationFund,or“CaRLA”)isa 501(c)3 non-pro
it corporation whose mission includes advocating for increasedaccessto housing for Californians at all income levels, including low-income households. You may learnmoreaboutCalHDFat www.calhdf.org.

Sincerely,
DylanCasey
CalHDFExecutiveDirector
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1 Linda Ly
From: Linda Ly
Sent: Thursday, November 30, 2023 5:55 PM
To: Ken A red
Subject: RE: Planning commission meeting 11/28/23 agenda item 2 , 477 9th Ave Follow Up Flag: Follow up
Flag Status: Completed
Hi Ken,

Thank you for your comments on the 477 9th Ave. project. The Planning Commission meeting was unfortunately cancelled this past Tuesday but has been rescheduled for 12/12/23.

For my understanding, can you clarify what was the November 16th meeting with the developer? The BMR distribution referenced in the staff report is based on their proposed plans and is consistent with the City's BMR Program requirements. I will also follow-up with them to verify.

Thanks,
Linda

Linda Ly 李嘉歡
Associate Planner | Community Development Department
330 W. 20th Ave., San Mateo, CA 94403
650-522-7217 | [email protected]

-----Original Message-----
From: Ken A red
Sent: Tuesday, November 28, 2023 12:05 PM
To: Planning <[email protected]>
Subject: Planning commission meeting 11/28/23 agenda item 2 , 477 9th Ave

Dear planning commission,
At a prior presentation on this project on November 16, the developer indicated that the 12 BMR units would be five two-bedroom units, five one-bedroom units and two studio. But the staff report on todays meeting indicates (in the Project Description) only three two-bedroom units (but increases to seven the one-bedroom units).

The project should return to the five units for two-bedroom.

Two-bedroom units are much more valuable to our city, as they provide a place for families with children to live. We need to strongly support families with children in BMR units.

Please insist that they revise their numbers back to the numbers presented on November 16 with five two-bedroom units.

Thank you for your consideration,
Ken Abreu

Sent from my iPad

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From: Michael
Date: November 28, 2023 at 12:25:09 PM PST
To: Planning Commission <[email protected]> Cc: Rob Newsom <[email protected]>, "Killough, Maurine" , David Light , Francie Souza

Subject: 11/28/23 PA-2022-047 477 9th Avenue Comments

Planning Commissioners - I'm writing in reference to PA-2022-047 477 9th Avenue. The following are my comments:

1. Architectural Style - Really love the Spanish design with the terra cotta and arches - a refreshing change from the myriad brick blocks we see everywhere else. More of this, please.

2. Good to see a decent number of two-bedroom units, and of course 12 BMR’s. The mini dog park, fitness center, club area, and open-air roof deck amenities are nice. Will there be an on-site manager for the residential portion? Might the club area or something similar be accessible for our organization's meetings (and/or other community usage)?

3. Parking - 150 on-site parking spaces - 112 for residents, and 38 spaces for office. The parking for 29,207 sf of office may be low if you calculate 150 sf for each worker, which would equate to about 195 workers - 1 space for every 4 workers. Is there a developer-supported TDM that will encourage mass transit by providing commuter passes, provide Uber /Lyft passes for workers who stay late? How will parking overflows into the neighborhood be handled if there is not enough on-site parking for the office workers or residents?

4. Tree removal - the project proposes to remove 32 trees - a high number, 7 of which are heritage trees. We need trees now more than ever, so older trees should be saved if at all possible. All trees should at a a minimum be replaced - and not with tiny saplings, but with more established trees, and I encourage the commission to reject in-lieu fees for trees. Any trees that are removed should be preserved until construction permits are issued and financing secured ie the project is imminently going to be built.

5. Traffic - 9th Avenue and S Claremont is estimated to increase to LOS E during am peak hours. This needs to be mitigated, as it will create unsafe conditions for bikes and pedestrians, at a time when we're trying earnestly to improve bike/ped safety and reduce injuries and deaths from automobile collisions.

There were 4 projects mentioned in the analysis: 406 E 3rd, 222 E 4th Avenue, 480 E 4th Avenue, and Block 21. Has the analysis included all the proposed projects? There are 13 (!!!) other projects which may impact the am and pm readings in the future: 405 E 4th Avenue, Kiku Crossing Garage, Bespoke Housing and Talbot’s office, First & B Office /retail, 435 E 3rd Office, Post & Bean Mixed use, 180 E 3rd- Mixed use - Office/Housing, Block 20, Fremont Terrace, Gateway Terrace housing projects, 303 Baldwin (Trag’s) and 1 Hayward Avenue.

Intersections at S Claremont / 3rd and S Claremont / 4th Avenue were not analyzed but S Claremont / 5th Avenue was analyzed. Therefore the traffic may be coming down S Claremont / 5th Avenue, and S Claremont / 9th Avenue. We need to get the traffic circles installed at 5th and 9th Avenue from Delaware to S Amphlett before the Kiku Crossing Garage opens.

6. I would also like to take the opportunity to question community benefits granted to developers, and the consequences (or lack thereof) for not providing said community benefit. I mentioned this because Verkada/Windy Hill promised after-hours parking in their garages as a condition of approval and yet it has not been made available, despite bringing it to their attention over a month ago. If we're going to allow even more development and make all these concessions, what assurances do we have that developers will make good on them, that the city will police them, and that there are consequences for not providing agreed-upon benefits?

Thanks - Michael Weinhauer

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1 Linda Ly
From: Manira Sandhir
Sent: Tuesday, November 28, 2023 5:29 PM
To: Eldridge, Karyl
Cc: Eloiza Murillo-Garcia; Linda Ly; Zachary Dahl
Subject: RE: Question regarding 477 9th Avenue
Hi Karyl,

Thanks for your comments. Believe your question is tied to Housing sites inventory so I wanted to provide a quick clarification regarding the housing percentages – for this project, we use the 15% inclusionary percentage in the Housing Element Sites Inventory. The 40% is an aggregate number which accounts for projects with higher percentages of affordable housing, including 100% affordable housing projects, such as Kiku, Bespoke, etc. and follows the methodology that has been accepted by HCD. I am looping in our Housing Manager Eloiza Murillo-Garcia so you can connect with her directly if you have other questions about the Housing Element.

Separately, in case you were planning to join us, please note that we had a last-minute cancellation for Planning Commission tonight based on the applicant’s request, and the 477 9 th Avenue project has been pushed out to a date
uncertain. We’ll add you to the interested parties list, so you are notified when this comes back before the Planning Commission.

Best regards,

Manira

PS. Moved the Planning Commission to bcc.

Manira Sandhir, AICP
Interim Deputy Director, Community Development
650-522-7203 (o) | 650-242-6126 (c)
[email protected]

From: Eldridge, Karyl
Sent: Tuesday, November 28, 2023 4:53 PM
To: Planning Commission <[email protected]> Subject: Question regarding 477 9th Avenue

Dear Honorable Planning Commissioners:

There is a question that is nagging me about the project at 477 9 th Avenue. It is this:

The housing element asserts that 40 percent of the new housing over the next cycle will be affordable. This project includes only 15 percent. Is this an outlier? If not, how do we expect to get to the 40 percent?

I am not able to be at the meeting this evening but would appreciate some insight into this. It is important that our individual steps align with our overall goal, and the current project does not create confidence that we can or will achieve the target we have set for ourselves.

Sincerely,

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2 Karyl Eldridge
Vice Chair of One San Mateo

*Wire Fraud is Real*. Before wiring any money, call the intended recipient at a number you know is valid to confirm the instructions. Additionally, please note that the sender does not have authority to bind a party to a real estate contract via written or verbal communication.

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From: AnnaMarie Hoos
To: Planning
Subject: Agenda item 2
Date: Tuesday, November 28, 2023 4:05:39 PM
Hello,
I am writing to express my whole-hearted support for the Martin Group's proposal to build homes, including affordable homes, in San Mateo, the city I call home.

As a renter, and someone who has struggled to find an affordable place to live in the past, I hope you will approve this project. We as a city and county and region are desperately short on housing supply, and this project is a positive step towards remedying that shortfall.

Furthermore, we know that building housing - at all income and affordability levels - is the primary solution to this challenge. As we have seen with the levelling off of rents in Berkeley, building housing does eventually pay off and settle rent costs!

As a public transit user, I also endorse these homes because of their location, with their proximity to the CalTrain station and short walk to the buses on El Camino Real.

As a minister who has worked with those precariously housed, I affirm the dedication of 12 of the units to house vulnerable community members.

Thank you for your consideration of this matter. I hope this project will be approved.

Sincerely,
The Rev. AnnaMarie Hoos
Member, Peninsula Solidarity Cohort and Faith in Actioin Bay Area Associate Rector, Church of the Epiphany ‍ ‍
she/her/hers
I generally take Fridays as my Sabbath day, which includes stepping away from email. epiphanysancarlos.org

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1 Linda Ly
From: Linda Ly
Sent: Wednesday, November 29, 2023 5:34 PM
To:

Cc: Manira Sandhir
Subject: RE: City Council's performance
Hi Mr. Cendak,

Thank you for your comment on 477 9
th Avenue, a proposed five-story mixed-use development project. The Planning Commission meeting scheduled last night for the item was cancelled and a new public hearing date is currently pending.

Staff would like to clarify that the maximum building height allowed on the project site is 55 feet and not three-stories.

The project’s proposed building height of 53’-6” (plate line) is compliant with Measure Y. More information, including project plans, are available on the project website here: https://www.cityofsanmateo.org/4620/477-9th-Avenue- Mixed-Use-Development.

The City’s Building Height Plan is also available online:
https://www.cityofsanmateo.org/DocumentCenter/View/66333/CDD-Planning---Height-Aug-2018. This map shows the building height ranges set by Measure Y.

Please let me know if you have further questions on the project or Measure Y. As a courtesy, I’ve moved City Council to BCC.

Thanks,
Linda

Linda Ly 李嘉歡
Associate Planner | Community Development Department
330 W. 20th Ave., San Mateo, CA 94403
650-522-7217 | [email protected]

From: William Cendak
Sent: Tuesday, November 28, 2023 2:06 PM
To: City Council (San Mateo) <[email protected]> Subject: City Council's performance

Dear Council Members,

I sit here looking at your agenda to authorize a 5 story building on 9th Ave. and the resent flier we received concerning installation of neighborhood cell towers.

I can't understand how out of touch you all are with the community at large, we voted for measure "Y" that limits building heights to 3 stories, there has been pushback on the installation of the cell towers, yet you merrily go against the will of the residents of our city.

You all need to be recalled!
As Gordon Ramsey, "Get out of here."

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2 W. J. Cendak

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-----Original Message-----
From: Francie Souza
Sent: Tuesday, November 28, 2023 2:34 PM
To: Planning Commission <[email protected]> Cc: Bethany Lopez <[email protected]>
Subject: Comments re: PA-2022-047, 477 9th Avenue

Dear Planning Commissioners:

We are residents of Central San Mateo and walk by this property several times a day. Thank you for the overall design, architectural details, colors and layout of the building. It will be a nice addition to the neighborhood, complementing our existing older homes and downtown.

A few comments:
- Please don’t remove trees and level the property until construction permits are issued and financing is secured
- Consider how to preserve the larger heritage trees, and perhaps move the smaller Japanese Maples to Central Park or donate to neighbors
- Street parking will increase in surrounding neighborhoods (we see it already with Verkada & construction crews for Kiku). Please plan in advance and add 2 hour parking on S. Delaware and S Claremont from 5th to 9th Avenues during weekdays
- Expect and plan for increased traffic on neighborhood streets, especially with Kiku crossing and other projects in the pipeline. We need traffic circles and other traffic calming measures which have been brought up at many other meetings - plan now for what will happen soon…more traffic! - Community Benefits provided by Developers need to be monitored - what’s the point if they don’t happen and what are the consequences, except for negative consequences to the community?

Thank you for considering our comments.

Tom & Frances Souza

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1 Linda Ly
From: Linda Ly
Sent: Thursday, November 30, 2023 6:14 PM
To: Wendy Lane
Subject: RE: 477 9th Avenue Mixed Use Project
Hi Ms. Lane,

Thank you for your comments on the 477 9
th Ave. project. This will be added to the record for the project and forwarded to the Planning Commission for consideration as well. Please note that the project has been rescheduled for the December 12, 2023, Planning Commission meeting.

Staff would like to point out that the project is subject to various State laws, including the Housing Accountability Act, which limits the City from reducing the proposed density or denying the project, if all objective standards are met. The project currently meets all applicable objective standards, including the maximum building height (55 ft). The applicant has also requested two concessions to increase the floor area ratio and reduce at-grade open space under the State Density Bonus Law. Lastly, the State recently passed AB 2097, which removes minimum parking requirements for projects located within a half-mile of a major transit stop.

I am available tomorrow, Friday to return your call if you’d like to discuss further. Otherwise, you are encouraged to join us for the December 12
th public hearing.

Thanks,
Linda

Linda Ly 李嘉歡
Associate Planner | Community Development Department
330 W. 20th Ave., San Mateo, CA 94403
650-522-7217 | [email protected]

From: Wendy Lane
Sent: Wednesday, November 29, 2023 12:28 PM
To: Linda Ly <[email protected]>
Subject: 477 9th Avenue Mixed Use Project

Hi, Ms. Ly. I am the owner of a duplex at 9th and Delaware, very close to where the proposed mixed use project is. I was greatly disappointed that last night's meeting was cancelled.

I attended a neighborhood meeting (via Zoom) in April and many of us raised concerns about the scale of the project:

- The proposed building height (5 stories) is in no way keeping with the character of the immediate neighborhood (made up of generally one and two story homes and buildings). It is much too tall. Even three stories would be an outlier on that block. This will have negative impacts on our neighborhood character, esthetics, sunlight, trees, open space, and, of course, property values. Most of us chose to live/buy here because we love living in a quiet neighborhood without tall buildings.

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2 - Removal of many more trees (32 -- including 7 of which are protected) than will be replanted (19) is a negative from many standpoints --esthetics, public health, property values, etc. An "in-lieu fee payment" is frankly a shameful way to get around this. Why are the seven trees called "protected" when they are not being protected? Pulling out trees will seriously impact the character and value of the neighborhood.

- It also appears that the developer wants an exception made to the maximum floor area ratio and open space requirements. Again, why have those standards if developers can just buy their way out of them?

- 120 units will bring a flood of new residents, which will have an enormous negative impact on parking. While I note that some onsite parking would be provided, I expect it won't be nearly enough for all residents and all employees of the businesses located in the building, plus residents' guests, business visitors/customers, service people, etc. Many of us who live on that street will be pushed out of our parking spaces near/in front of our properties -- including elderly and disabled people, as well as young families with small children who should have safe and easy access to their homes from the curb.

I am extremely disappointed to see that NONE of our input from that April meeting seems to have been considered. The project looks like it's moving ahead with no changes whatsoever from what we were presented in April. Is that correct? How can I get answers to my concerns and share my input with someone who may actually take this input into consideration?

Thank you very much.

Wendy Lane

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1 Linda Ly
From: Adam Klafter
Sent: Monday, December 4, 2023 2:26 PM
To: Linda Ly
Subject: Re: November 28, 2023 - Planning Commission Cancellation Ms. Ly,

Thank you for your response. I will try to attend the upcoming meeting. The preliminary arborist report does appear to echo some of my own concerns, and the design as currently drawn does not appear to respond to all of the recommendations from the report (L-5.5, page 6). This would include providing for an adequate tree protection zone during construction that takes into account the full root system (L-5.8 page 8), the possible need to further trim back the canopy to erect scaffolding which would have both visual and health impacts, and the limited amount of permeable surface at the base of the tree.

On that last point, I observe that there is a section of motorcycle parking beneath the tree right now. Perhaps the city could look into removing or shifting that parking to the side and creating a larger bulb-out underneath the tree to provide more exposed soil and assist with tree health, especially if the project applicant is unwilling to do so on the sidewalk side. Something for the City Arborist to consider.

I would like to reiterate that I support this project as a whole, and simply believe that the continued presence and good health of this substantial Heritage Tree adds value to the project, and hope that it is successfully safeguarded through this process, to be appreciated for many years to come.

Regards,

-Adam Klafter

On Fri, Dec 1, 2023 at 11:41 AM Linda Ly <[email protected]> wrote:

Hi Adam,

Thank you for your past and recent comments on the 477 9th Ave. project. Your comments have been added to the record for the project and will be considered by the Planning Commission as well.

Staff would like to point out that a preliminary tree protection plan proposed by the applicant shows fencing around the S. Claremont Street tree. This is the Tree Protection Zone and no construction activity (i.e. trenching, utility lines, pipe, excavation, etc.) is allowed in that zone per City regulations. Our City Arborist will require an updated Arborist Report showing more protection details during the building permit stage to ensure that the Oak tree can remain throughout construction. You are encouraged to review the Preliminary Arborist Report and Tree Protection Plan in the latest plan set– please go Sheet L-5.2 or page 52 of the PDF document (link).

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2 Lastly, this project has been rescheduled for the December 12, 2023 Planning Commission meeting. We hope you can join us at that meeting.

Have a nice day.

Thanks,
Linda

Linda Ly 李嘉歡
Associate Planner | Community Development Department
330 W. 20th Ave., San Mateo, CA 94403
650-522-7217 | [email protected]

From: Adam Klafter
Sent: Wednesday, November 29, 2023 2:51 PM
To: Linda Ly <[email protected]>
Subject: Re: November 28, 2023 - Planning Commission Cancellation

Hello,

I just got this notice and was reminded of my previous letter regarding the heritage tree on South Claremont at the edge of the subject property. Looking at the latest plans which have not changed substantially, I maintain my opinion that construction activity within the drip line and root zone of the tree is likely to cause it irreparable harm. You may also refer to my previous email.

Respectfully,

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3 -Adam Klafter

On Tue, Nov 28, 2023 at 5:25 PM Linda Ly <[email protected]> wrote:

Good evening,

You are receiving this email because you have expressed interest or submitted a public comment for 477 9th Avenue, New Five-Story Mixed-Use Project. Please be advised that the Planning Commission meeting scheduled tonight 11/28/2023 has been cancelled. City staff will notify you and prepare a new public notice once a new date is confirmed. We apologize for the inconvenience. Please feel free to contact me directly with any questions. Thanks again for your continued interest in the project.

ME E TING CANCELLATION - TUESDAY, NOV. 28, 2023
The Planning Commission meeting scheduled for Tuesday, Nov. 28, 2023 at 7 p.m. has been cancelled.

The item regarding 477 9th Avenue, New Five-Story Mixed-Use Project (PA-2022-047) is continued to a date uncertain.

Best regards,
Linda

Linda Ly 李嘉歡
Associate Planner | Community Development Department
330 W. 20th Ave., San Mateo, CA 94403
650-522-7217 | [email protected]

* PRIVILEGE AND CONFIDENTIALITY NOTICE: This message, together with any attachments, is intended only for the use of the individual or entity to which it is addressed. It may contain information that is confidential and prohibited from disclosure. If you are not the intended recipient, you are hereby notified that any dissemination or copying of

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4 this message or any attachment is strictly prohibited. If you have received this message in error, please notify the original sender immediately by telephone or by return e-mail and delete this message along with any attachments from your computer. Thank you.
* PRIVILEGE AND CONFIDENTIALITY NOTICE: This message, together with any attachments, is intended only for the use of the individual or entity to which it is addressed. It may contain information that is confidential and prohibited from disclosure. If you are not the intended recipient, you are hereby notified that any dissemination or copying of this message or any attachment is strictly prohibited. If you have received this message in error, please notify the original sender immediately by telephone or by return e-mail and delete this message along with any attachments from your computer. Thank you.

434 of 517

1 Linda Ly
From: Kenneth E Abreu
Sent: Tuesday, December 5, 2023 8:02 PM
To: Linda Ly
Subject: Re: Planning commission meeting 11/28/23 agenda item 2 , 477 9th Ave Attachments: HLC Development Endorsement Application - UPDATED 2023.pdf HI Linda,
Just wanted to get back to you on the questions you asked.

The meeting with the developer on November 16th was with the Housing Leadership Council (HLC) Endorsement Committee. The Application for Endorsement that was provided for the meeting is attached. It indicated the 5 two- bedroom units, not 3.

After I raised this concern, HLC staff got back to the developer and the developer explained that he “unknowingly presented outdated information” to HLC at the 11/16 meeting.

So, my original email (11/28) to the Planning Commission (PC) is still my recommendation on what the Planning Commission should do.

HLC can provide you their own current thinking on the project.

I'd also request that you share this email exchange between you and me with the PC so they know the latest information.

If you have any more questions, let me know.

Thanks you,
Ken Abreu

On Thursday, November 30, 2023 at 05:55:13 PM PST, Linda Ly <[email protected]> wrote:

Hi Ken,

Thank you for your comments on the 477 9th Ave. project. The Planning Commission meeting was unfortunately cancelled this past Tuesday but has been rescheduled for 12/12/23.

For my understanding, can you clarify what was the November 16th meeting with the developer? The BMR distribution referenced in the staff report is based on their proposed plans and is consistent with the City's BMR Program requirements. I will also follow-up with them to verify.

Thanks,
Linda

Linda Ly 李嘉歡
Associate Planner | Community Development Department
330 W. 20th Ave., San Mateo, CA 94403
650-522-7217 | [email protected]

-----Original Message-----
From: Ken A red
Sent: Tuesday, November 28, 2023 12:05 PM
To: Planning <planning@cit
yofsanmateo.org>
Subject: Planning commission meeting 11/28/23 agenda item 2 , 477 9th Ave

Dear planning commission,
At a prior presentation on this project on November 16, the developer indicated that the 12 BMR units would be five two- bedroom units, five one-bedroom units and two studio. But the staff report on todays meeting indicates (in the Project Description) only three two-bedroom units (but increases to seven the one-bedroom units).

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2 The project should return to the five units for two-bedroom.

Two-bedroom units are much more valuable to our city, as they provide a place for families with children to live. We need to strongly support families with children in BMR units.

Please insist that they revise their numbers back to the numbers presented on November 16 with five two-bedroom units.

Thank you for your consideration,
Ken Abreu

Sent from my iPad

* PRIVILEGE AND CONFIDENTIALITY NOTICE: This message, together with any attachments, is intended only for the use of the individual or entity to which it is addressed. It may contain information that is confidential and prohibited from disclosure. If you are not the intended recipient, you are hereby notified that any dissemination or copying of this message or any attachment is strictly prohibited. If you have received this message in error, please notify the original sender immediately by telephone or by return e-mail and delete this message along with any attachments from your computer.

Thank you.

436 of 517

Housing Leadership Council of San Mateo County
2905 S. El Camino Real, San Mateo, CA 94403 • (650) 242-1764 • hlcsmc.org 1 Application for Endorsement

The Housing Leadership Council of San Mateo County (HLC) fully supports new construction of affordable housing, and is dedicated to recognizing excellent proposals by providing formal endorsements. This document includes requirements and benefits of the HLC endorsement process.

HLC only endorses high-quality projects that demonstrate a dedication to affordability. HLC will not consider any project for endorsement if it does not include any deed-restricted, below-market-rate units.

An endorsement by HLC will include the following elements of support. ● A written letter of support addressed to local decision makers. ● Oral testimony by a staff member (usually the HLC Executive Director) in support of the project at entitlement hearings.
● Community outreach to the extent practicable, intended to organize community members (e.g. residents, employees, seniors, veterans) to speak in support during entitlement hearings, and send emails to decision makers.

To request an endorsement by HLC, please complete, sign and return the form on the next page along with relevant project information. If your project meets the requirements for endorsement, HLC’s Endorsement Committee will convene to review the project.

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Housing Leadership Council of San Mateo County
2905 S. El Camino Real, San Mateo, CA 94403 • (650) 242-1764 • hlcsmc.org 2 Application for Endorsement
Applicant Information

Developer name: ____________________________________________________________

Developer address: ____________________________________________________________

Contact name: ____________________________________________________________

Phone: ____________________________________________________________

Email: ____________________________________________________________

Project Information

Working title: ___________________________________________________________

Address: ___________________________________________________________

___________________________________________________________

APN#: ___________________________________________________________

Please attach a current application package that includes detailed entitlement status, project information, and architectural plans.

Affordability

Total number of units: ______________________

The developer is hereby committed to including ______ (#) deed-restricted, below market rate units in the project.

Please provide the breakdown of units. Please note specific percentages:
1970 Broadway, Suite 745 | Oakland, CA 94612
Stephen Siri
The Martin Group dba SM Martin Developer, LLC
415-429-6044
[email protected]
Arbello
477 9th St, San Mateo, CA
120
12 APN: 033-281-130

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Housing Leadership Council of San Mateo County
2905 S. El Camino Real, San Mateo, CA 94403 • (650) 242-1764 • hlcsmc.org 3 <30% AMI
___________
30-50% AMI
__________
50-80% AMI
___________
80-120% AMI
___________
Market Rate:

Studio
1 BR
2 BR
3 BR
Total

What is your city/jurisdictions inclusionary housing rate:

Labor

Please tell us what you can do for labor. (Examples: 80% union construction; 100% prevailing wage, etc.)

_____________________________________________________________________________________

_____________________________________________________________________________________

_____________________________________________________________________________________

Community Issues and Challenges

Are there any homes located on the site? If yes, how will your organization factor them into its proposal?

______________________________________________________________________

______________________________________________________________________

______________________________________________________________________

______________________________________________________________________

What do you see as the key challenges faced by this project? Very Low
2 5
5 12
Our project is privately funded with no union or prevailing wage specific requirements.

We intend to openly bid the job and select contractors (union or non union) based on their bid quality and price which align with the project's vision and financial feasability.

No. The site is currently an old one story office building with surface parking.

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Housing Leadership Council of San Mateo County
2905 S. El Camino Real, San Mateo, CA 94403 • (650) 242-1764 • hlcsmc.org 4 ______________________________________________________________________

______________________________________________________________________

______________________________________________________________________

______________________________________________________________________

Signed

Signature: __ __________

Date: _______________________

Please submit this application and attachment to [email protected]. Thank you for your time and contributions to affordable homes!

Attachment:

Current Project Application Package
San Mateo like many cities has several advocacy groups which do not support new development.

Our project is utilizing state density bonus law to increase our density and on-site affordability. roof top deck and courtyards. We are transit oriented located 0.5 miles from Caltrain. Arbello is located adjacent to downtown San Mateo with a plethora of retailers, employers who will benefit from this project. The project is sustainably designed to CalGreen standards and will be all electric. 11/9/2023
Arbello will provide 120 mixed-incomeapartments and 27K of office with on-site parking, fitness center, club house

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1 Rendell Bustos
From: Rendell Bustos
Sent: Tuesday, December 12, 2023 4:03 PM
To:

Cc: Linda Ly; Manira Sandhir; Ashley Snodgrass
Subject: RE: Agenda item 2 comment
Hello Stephen,

Thank you for your email. Your comment has been received and will be distributed to the Planning Commission for their consideraƟon this evening.

Regards,

Rendell Bustos
Senior Planner | Community Development Department
330 W. 20th Ave., San Mateo, CA 94403
650-522-7211 | [email protected]

-----Original Message-----
From: Stephen Floor
Sent: Tuesday, December 12, 2023 8:55 AM
To: Planning <[email protected]>
Subject: Agenda item 2 comment

Hello,

I am a San Mateo resident and am wriƟng in favor of the proposed project at 477 9th Avenue. This is an outstanding locaƟon for new housing in San Mateo by converƟng an office space into a mixed-use building. I am excited that this conversion preserves office space but also adds housing, especially in this area that is very walkable to downtown and to public transit. I am especially supporƟve of the 12 affordable units. I strongly support the proposed development.

Thank you,
Stephen Floor

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1 Rendell Bustos
From: Rendell Bustos
Sent: Tuesday, December 12, 2023 12:02 PM
To:

Cc: Linda Ly; Manira Sandhir; Ashley Snodgrass
Subject: RE: Support Letter - Agenda Item #2 - Housing Leadership Council of San Mateo County Attachments: Support 477 9th Avenue - Housing Leadership Council of San Mateo County.pdf Hi Ken,

Thank you for your email. Your comment leƩer has been received and will be distributed to the Planning Commission prior to tonight's Public Hearing.

-Rendell

Rendell Bustos

Senior Planner | Community Development Department
330 W. 20th Ave., San Mateo, CA 94403
650-522-7211 | [email protected]

From: Ken Chan
Sent: Monday, December 11, 2023 6:36 PM
To: Planning <[email protected]>
Subject: Support Letter - Agenda Item #2 - Housing Leadership Council of San Mateo County

Dear San Mateo Planning Commission Members,

Please see the attached letter regarding Agenda Item #2 (477 9th Avenue), which will be discussed at tomorrow's (12/12/2023) Planning Commission Meeting.

Kind Regards,
Ken Chan

--
Ken Chan (he/him)
Senior Organizer
Housing Leadership Council of San Mateo County

Schedule a meeting with me
www.hlcsmc.org

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December 11, 2023
San Mateo Planning Commission
San Mateo City Hall
330 West 20th Avenue
San Mateo, CA 94403
Re: Support 477 9th Avenue - Housing Leadership Council of San Mateo County Dear Members of the San Mateo Planning Commission,
The Housing Leadership Council of San Mateo County (HLC) works with our communities and their leaders to produce and preserve quality affordable homes.

On behalf of HLC, I’m writing to express our support for the downtown adjacent, 477 9th Street proposal by The Martin Group - which is set to include 120 new homes, 12 of which will be affordable for your community members who are making between 30 - 50% of area median income. Given their location, these homes can play a crucial role in enhancing downtown vibrancy. They offer your residents the option to use Caltrain for their daily commute, and, most importantly, provide a secure and stable home for at least 12 of your most vulnerable community members.

Thank you for the opportunity to comment and we urge you to support the 477 9th Street proposal and to move it forward to your leaders on the City Council for a decision.

Sincerely,
Ken Chan
Senior Organizer
Housing Leadership Council of San Mateo County
• hlcsmc.org

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1 Rendell Bustos
From: Rendell Bustos
Sent: Tuesday, December 12, 2023 4:37 PM
To:

Cc: Linda Ly; Manira Sandhir; Ashley Snodgrass
Subject: RE: Agenda Item 2
Hello Sophia,

Thanks for your email. Your comment has been received and will be distributed to the Planning Commission for their consideration this evening.

-Rendell

Rendell Bustos

Senior Planner | Community Development Department
330 W. 20th Ave., San Mateo, CA 94403
650-522-7211 | [email protected]

From: Sophia Heath
Sent: Tuesday, December 12, 2023 1:47 PM
To: Planning <[email protected]>
Subject: Agenda Item 2

Hello,

My name is Sophia Heath and I am a resident of the city of San Mateo.

I want to let you know that I strongly and wholeheartedly approve of the proposal by The Martin Group. These homes have the potential to allow 12 of our most vulnerable community members to live within walking distance to their places of employment, or public transit. Moreover, these homes can potentially help the city push back against the jobs- housinig imbalance we're all currently facing. Please vote in favor of affordable housing.

Thank you for your consideration,

Sophia

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1 Linda Ly
From: Michelle Gotera
Sent: Monday, December 18, 2023 11:12 AM
To: Rendell Bustos
Subject: FW: I support the proposal by the Martin Group - of 120 new homes in San Mateo Hi Rendell,

Not sure if this one was captured last week. See email below.

From: Susan Ketcham
Sent: Tuesday, December 12, 2023 7:09 PM
To: Planning <[email protected]>
Cc: Adam Loraine <[email protected]>
Subject: I support the proposal by the Martin Group - of 120 new homes in San Mateo

Hello Planning Commission, and City Council member Loraine –

I would like to voice support for the proposal by the Martin Group, to build 120 new homes in San Mateo. I am a resident and home owner in San Mateo city, and I strongly support more housing to be built , and more density, in all parts of San Mateo city. Thank you for bringing this proposal forward!

The creation of the 120 new homes will help with the imbalance we have between jobs and housing. The location , near public transportation is great. And to have 12 of these homes be affordable , will be terrific way to support
those working and struggling in our community. I am really pleased that the proposal is being considered.

Count me as a supporter, of this project. And future projects to increase housing and increase density in our wonderful city.

Thank you for the work you do, in planning - both in housing specifically and in the General Plan. I appreciate it!

Best regards, Susan K.

Susan Ketcham

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From: Michelle Maccarra
To: Planning; Lisa Diaz Nash; Rob Newsom; Adam Loraine; Richard Hedges; Amourence Lee Subject: Please Save the Heritage Trees of San Mateo
Date: Wednesday, December 13, 2023 10:59:48 AM
Good morning,
My 8 year old son and I both spoke during the planning commission meeting last night to save the heritage trees at 477 9th Avenue. Taking out 32 trees and 7 heritage trees clearly goes against the laws that the city has put in place around tree preservation as seen below.

As I stated during the meeting, the
majority of the heritage trees at 477 9th Avenue are on the perimeter of the building site, and the builder should be required to make special accommodations
to save these heritage trees, and pay to relocate other smaller trees that are located throughout the property.

A few points I did not have time to mention during the meeting are below:

As stated in the City of San Mateo Law Library:

Chapter 27.71 LANDSCAPE FOR PLANNING APPLICATIONS

27.71.150 Preservation of Existing Trees:
(e) Preservation of Heritage Trees. The site design shall make every reasonable effort to preserve Heritage Trees, consistent with Chapter

13.40. Conditions shall also be imposed to protect Heritage Trees during construction. Heritage Trees shall be removed only when the City Arborist determines that their preservation would result in a threat to health, safety, and welfare due to a hazardous tree condition, impacts on soil erosion and stability, or an unreasonable effect upon the economic enjoyment of the property, consistent with
Chapter 13.40.
(f) Protection of Existing Trees. The site design shall make reasonable effort to protect existing trees. The design shall be evaluated as to how it protects existing trees or the reasons for removal of existing trees. Tree protection measures shall be provided for trees to remain on-site, which shall be consistent with
Chapter 13.40 and imposed as a condition of
approvals.
(g) Alternates to On-Site Replacement. If the required LU value for replacement of existing trees to be removed is not made up with replacement trees on-site, the City shall require that trees be planted in another location on- site or off-site or a contribution of funds be made to the City to be used for plantings on public land or a combination of the above options. If a contribution of funds is required, it shall be the fee as established by resolution of the City Council in the annual Comprehensive Fee Schedule.

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________________________________________________________________ The English poet William Blake observed, "The tree which moves some to tears of joy is in the eye of others only a green thing which stands in the way." The truth of this statement is especially tragic when it comes to heritage trees.

The disappearance of special trees right in our own communities is alarming.

When heritage trees succumb to storms or old age, that is one thing. When they are destroyed by neglect or development or other human causes, it is quite another. Saving our heritage trees is a job for tree boards everywhere, but it is also a job for every individual who reveres the past and cares about the future.

Saving heritage trees extends a link across generations. It helps develop values for things beyond material, values almost of a spiritual nature. It also reminds us, as expressed by Arbor Day Founder J. Sterling Morton, "Each generation takes the earth as trustees." "Passing along a community's special trees is part of that responsibility as temporary stewards." By removing these trees, the builder is seeing a short term gain in their pocketbook, but San Mateans are experiencing a long term loss. Please make every effort to save these trees. As new development moves into San Mateo, more and more of these trees are being threatened, and soon they will all be gone - the landscape will be forever changed. Not only are trees good for public health, but they also solve so many of the urban issues our city is currently dealing with: rising temperatures, air pollution, flooding, and the list goes on. Please do the right thing and preserve these trees for current residents and future generations to come.

PLEASE SAVE OUR HERITAGE TREES!
Thank you,
Michelle Maccarra

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1 Linda Ly
From: Laurie Watanuki
Sent: Wednesday, December 20, 2023 4:55 PM
To: City Council (San Mateo)
Cc: Planning Commission; Alex Khojikian
Subject: PA - 2022-047 - 477 - 9th Avenue
December 20, 2023

Dear Mayor Diaz-Nash and City Council Members,

We were very pleased that the San Mateo Planning Commission unanimously approved the new project 477 9th Avenue Mixed-Use Development at the corner of 9th Avenue and Claremont on Tuesday, December 12. There was much discussion by the public and the commissioners of the need to remove 32 trees, including 7 heritage trees during the meeting. The majority of the heritage trees at 477 9th Avenue are on the perimeter of the building site. We hope that The Martin Group attempts to save all these heritage trees and relocate smaller trees to Central Park or another public site. Oak trees take 100 years to fully develop and can live to 1000 years! It is good that there is agreement to save two trees, but we especially encourage the City of San Mateo and the developer to work together to save another heritage tree, Coast Live Oak #19.

In the arborist’s report, tree #19 is described as a protected Coast Live Oak with a 37 inch trunk in less than average condition with low suitability for preservation due to, “Enlarged abnormal buttress roots on the north side; heavy lateral limbs over road on south; sparse canopy; dieback; river rocks over roots and against trunk.” We feel that the rational response from an arborist would be to first recommend removing those river rocks as soon as possible! In addition, there is awful plastic synthetic grass covering the ground all around close to this tree. We feel that removing the rocks and plastic covering, surrounding the tree with bark mulch as in Central Park and allowing the roots to breathe will allow this tree to recover and live a long life.

Many commissioners expressed a desire to save more heritage trees and some even mentioned Tree #19. Seema Patel was the only commissioner who did not support preserving Tree #19 and her two reasons were the tree’s condition and the fact that it will be in the middle of the wide sidewalk and may represent an accessibility issue. As to her first point, as discussed above, the City of San Mateo should act now with the developer and current owner of the property to improve the quality of life of the Coast Live Oak by removing the rocks and plastic. As to her second concern, the planned sidewalk is wide enough to allow wheel chairs to go around the tree and if not, minor changes to the design can easily accommodate both the tree and wheel chairs.

Separately, Commissioner Patel expressed concern about young people on bicycles and scooters traveling downhill on 9
th Avenue from the train tracks need to be protected from cars exiting the project. Creatively designing a walkway around this majestic tree in the middle will also help to control such traffic on the sidewalk and help alleviate this concern.

Finally, we would like the Planning Commission to consider making the following as standard procedures for this project and future projects. Any trees that must be removed from a project site should be replaced by more mature trees and not small saplings. No trees should ever be removed without a permit and never prematurely before construction permits are issued and construction is imminent, to avoid what has happened with the Block 21 project.

There are many benefits for the City of San Mateo to put in the effort to preserve Coast Live Oak #19. Please, ask some of the creative planners in the City Hall staff to take a second look at possibilities to also save tree #18 (Oak tree), and tree #3 in the parking area.

Thank you!

Michael Weinhauer
Maurine Killough
David Light
Francie Souza
Laurie Watanuki
Evan Powell
Lisa Vande Voorde
Joe Daly
Diane Daly
Linda Simonsen
Wilfredo Aguilar

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2 Rowan Paul
Tom Souza
George Derby
Olya Derby
Ivana Sebastian

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1 Linda Ly
From: Linda Ly
Sent: Thursday, January 4, 2024 11:36 AM
To: l watanuki
Cc:

Subject: RE: Question
Attachments: Illustrative Landscape Plan Att 3 - Project Plans-3.pdf Importantly, here is their proposed landscape plan showing the proposed landscape and tree replanting.

Thanks,
Linda

Linda Ly 李嘉歡
Associate Planner | Community Development Department
330 W. 20th Ave., San Mateo, CA 94403
650-522-7217 | [email protected]

-----Original Message-----
From: Linda Ly
Sent: Thursday, January 4, 2024 11:34 AM
To: l watanuki
Cc:

Subject: RE: Question

Hi Laurie,

I hope you enjoyed your holidays and start to the new year. I was away when you had emailed, so apologies for the response delay.

Trees proposed for preservation at 477 9th Ave. are all trees along the northern and western property line, as well as the two Oak trees on Claremont and 9th Ave, which are trees #10 and #17.

Oak Tree #19 conflicts with the building footprint so has been proposed for removal. The Planning Commission acknowledged this during the meeting as well.

I've attached the tree disposition plan that was presented if that helps.

Thanks,
Linda

Linda Ly 李嘉歡
Associate Planner | Community Development Department
330 W. 20th Ave., San Mateo, CA 94403
650-522-7217 | [email protected]

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2 -----Original Message-----
From: l watanuki
Sent: Wednesday, December 20, 2023 8:16 AM
To: Linda Ly <[email protected]>
Cc:

Subject: Re: Question

Hi Linda,
Were you able to find more information on the two Heritage Trees and the status of tree #19? Did they decide at the end of the meeting if #19 could be saved?
Thanks.

Laurie Watanuki

> On Dec 17, 2023, at 5:28 PM, l watanuki <[email protected]> wrote:
>
> Hi Linda,
> I have a question regarding the Heritage Trees at 477 - 9th Avenue. I thought I heard two Heritage Trees would remain. Do you have those 2 tree numbers from the map that will be saved? What was the status of tree #19? > Thanks.
> Laurie Watanuki
>
>

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From: Bahrig Mikaelian
Sent: Saturday, February 10, 2024 12:35 PM
To: Planning Commission <[email protected]> Subject: Saving large heritage tree, Coast Live Oak #19 Hello,
I’m a resident of San Mateo County and appreciate the beauty of our communities. Trees are such a key part of what makes this area desirable: They have been here longer than most of us and will hopefully continue to be long after we’re gone.

Please consider saving another large heritage tree, Coast Live Oak #19, seen below.

It is good that there is agreement to save two trees along 9th Ave, but we especially encourage the City of San Mateo and the developer to work together to Please keep this tree alive and part of our community landscape.

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We residents will be eternally grateful!
Best,
Bahrig Mikaelian-Deirmendjian
Sent from my iPhone

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From: Linda Ly
To: Martin McTaggart
Subject: FW: Save the Heritage Trees
Date: Thursday, February 15, 2024 10:35:30 AM
-----Original Message-----
From: Patrice Olds <[email protected]>
Sent: Monday, February 12, 2024 10:05 AM
To: Linda Ly <[email protected]>
Subject: FW: Save the Heritage Trees
-----Original Message-----
From: Susan Jung
Sent: Sunday, February 11, 2024 12:24 PM
To: City Council (San Mateo) <[email protected]> Subject: Save the Heritage Trees
477 Ninth Ave
Susan Jung
Sent from my iPhone

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From:

To:

Gita Dev
Clerk
Cc:

Subject:

Date:

Adam Loraine; Lisa Diaz Nash; Amourence Lee; Richard Hedges; Rob Newsom Public Comment for Feb 20th City Council Meeting - Please distribute to council members . Thanks! Tuesday, February 20, 2024 1:42:13 PM
February 20, 2024
thPublic comment for item #13: Appeal regarding removal of heritage trees at 447 9 Ave Mixed Use
Dear Mayor Diaz Nash and San Mateo City Council members My name is Gita Dev and I represent the Sierra Club Loma Prieta chapter’s Sustainable Land Use Committee. Our members have spoken in support of the Mixed Use housing project at 447 9th Avenue and especially the affordable housing it will provide.

However, it has been brought to our attention that unfortunately several heritage trees, including Live Oaks, that we expected could be saved are going to be removed. These are along the site edges.

Tree Ordinance: "Heritage Trees are living landmarks and an important component to the quality of life in San Mateo.”

1. Recreate iconic cluster of three live oaks along 19th using new boxed specimens of equal value. Our urban biodiversity is sadly facing collapse without a careful approach to protecting every possible mature tree in our urban canopy.

Live Oaks are a KEYSTONE species ; they support over 100 species of mammals, bids, insects and plant life. Losing each oak in our city collapses our already endangered biodiversity even more. Saving, growing and fostering each and every mature specimen of these keystone trees is critical as it supports our health, biodiversity, climate and livability.

Trees 17, 18 and 19 are a cluster of three Live Oaks. the three oaks together form an iconic image and a habitat island . Only #17, in the foreground, is being saved. (Table on Drawings L-5.9, L-5.10),

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Since the owner is not willing or able to save the other two oaks along the sidewalk (#18 and 19), we request two replacement oaks, costing the same as the arborist's value, be provided to replace them, so that the iconic trio of oaks along 9th street is preserved.

This will preserve an oak habitat at the entrance and also be a long-lasting benefit to the community and a gift to the street. If more sidewalk space is required for the tree wells, The city can allow a sidewalk bulb-out, just like the one on the north-east side (Claremont street) at a large tree in the sidewalk being preserved. Since there is no street parking allowed in front of the trees anyway, approaching the railroad, the curb can be bulbed out for a wider sidewalk and improved pedestrian experience along the frontage.

Ø Per arborist, the value of Live Oaks being removed, #18 and #19, are $11,050 and $12,650 respectively.

Ø
Ø
Speciman 72" boxed live oaks cost only around $10,000.

The total value of trees being removed is $312,400

2. Save large heritage Chinese Elm Tree #3, in good condition, removed for a surface parking spot at driveway at 19th. A mature and heritage ELM tree is the city’s “Natural Capital” and worth more than a surface parking space.

Save Tree #3 ($14,500). It is a much larger heritage Chinese ELM than tree #2 Chinese Elm ($7,250) in the dog park which is fortunately being saved, It is being removed merely to create a parking spot. It is in good condition. Elm trees offer habitat to a range of native insects and wildlife that depend on the trees for food, reproduction, and shelter. Small mammals like squirrels, chipmunks, and oppossums live in elms, as do birds like finches, chicadees and woodpeckers as well as many insect species lower on the food chain.

City Urban Canopy Master Plan: In this age of climate change as well as collapse of our biodiversity, urban canopy is a critical defense for our residents and our species as a whole. An urban tree canopy survey and tree master plan are the only way a city can track and improve the city’s vital tree canopy for livability, health, climate action plan goals and for biodiversity health.

We look forward to your favorable response. THANK YOU.
--

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From:

To:

Susan Ketcham
Clerk
Subject:

Date:

I am in support of the Martin Group proposal to build new homes ( Agenda item # 13) Tuesday, February 20, 2024 3:21:42 PM
Hello City Hall folks - re the Agenda Item # 13 of today’s city council meeting, I am in favor of the proposal to build 120 new homes / housing units in San Mateo.

The Martin Group has done a good job, and I think that this project will help address the imbalance between jobs and housing locally. I am also pleased to know that some of the units will be available for our neighbors with limited means: I’m glad that some of the units will be affordable housing.

The location of the proposal is great, as it is near to transit lines.

I am a home owner in San Mateo city, and I strongly support more housing and more density in all parts of San Mateo. Thank you for reviewing this proposal, and I am in support of it.

Best regards, Susan Ketcham
Susan Ketcham

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477 9th Avenue
Appeal of Planning Commission Approval of a
Five Story Office/Residential Mixed-Use Building
(PA-2022-047)
City Council Public Hearing
February 20, 2024
Linda Ly, Associate Planner
Community Development Department

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PROJECT HISTORY
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January 2022
Pre-Application
Filed
April / May 2022
Neighborhood Meeting
and Planning Commission
Study Session
July 2022
Formal Planning
Application filed
December 2023
Planning Commission
Public Hearing
followed by
filing of Appeal on
December 21, 2023
February 2024
City Council Public
Hearing

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PROJECT

BACKGROUND
Location
Project Description
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• Site Address: 477 9th Avenue
• One Parcel
• 69,976 sq. ft. (1.6 Acre)
• General Plan: Executive Office
• E2-2 (Executive Office, 2.0 Floor Area Ratio)

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• 29,207 sq. ft. of Office Uses
• 120 Residential Units – 15% of base density or 12 Very Low- Income units
• (24 studios, 64 one-bedroom, and 32 two-bedrooms)
• Five Stories, 53’-6” plate line height
• Total Floor Area: 209,204 sq. ft.

PROJECT

BACKGROUND
Location
Project Description

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REASONS FOR
APPEAL

1. Removal of Heritage Trees

2. Consistency with General Plan
Policy

3. Environmental Review
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• 19 existing heritage trees:
• 8 trees on adjacent properties
• 4 trees on-site to be preserved
• 7 trees on-site to be removed
Oak (Tree #11)
Oak (Tree #17)

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REASONS FOR
APPEAL
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1. Removal of Heritage Trees

2. Consistency with General Plan
Policies

3. Environmental Review
• The Appellant:
• The proposed tree removal “is in direct conflict to the laws San Mateo has in place around tree preservation”
under SMMC 27.71.150(e) and “the site design should
make accommodations to preserve these [heritage] trees
and all of the additional trees should be transplanted in Central Park by the builder.”
• Staff Response:
• SMMC 27.71.150(e) grants tree removal if the tree’s
health and stability is threatened
• All trees proposed for removal are in direct conflict with the proposed building or other site improvement
• The City does not have a program to receive transplanted trees

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Acacia (Tree #16)
Oak (Tree #18)

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Oak (Tree #19)
Chinese Elm (Tree #3)

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REASONS FOR
APPEAL
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1. Removal of Heritage Trees

2. Consistency with General
Plan Policies

3. Environmental Review
• The Appellant:
• “The removal of these trees also goes against the 2030 General Plan”
(General Plan Policy C/OS 6.1: Tree Preservation)
• Staff Response:
• Policy C/OS 6.1 for Tree Preservation: “Tree Preservation.

Preserve heritage trees in accordance with the City’s
Heritage Tree Ordinance.”
• This policy focuses on implementation of the City’s
Protected Tree Ordinance.
• Policy C/OS 6.2 for Replacement Planting, which requires significant replacement planting for trees removed.

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• 19 replacement trees
along the project frontages
and at-grade
• Landscape Unit In Lieu
Fees of approximately
$50,325
• 18 additional trees
proposed within the
building courtyard (not
credited)

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REASONS FOR
APPEAL
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• Appellant:
• Concerns for the project’s “mitigation measures” and
“many heritage and protected trees have been removed
in the last few years and this project could represent a significant cumulative effect but the analysis needs to be completed.”
• Staff response:
• Project is conditioned to conduct tree removal outside of the nesting bird period
• Site Development Planning Application requires
significant replacement plantings and in-lieu fee
payments
• General Plan 2030 Environmental Impact Review (EIR)
determined the above measures would reduce impact to
a less than significant level.

1. Removal of Heritage Trees

2. Consistency with General Plan
Policies

3. Environmental Review

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Housing Accountability Act (HAA)
• Applies to housing development projects where two-thirds of the proposed square footage is designated for residential uses
• Local agencies may not deny or reduce the density of a project when it complies with all applicable objective standards and requirements, unless the agency makes the following written findings:
• That the project would have a “specific adverse impact” on public health or safety; and,
• There is no feasible method to satisfactory mitigate or avoid the adverse impact.
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STAFF RECOMMENDATION
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Adopt a Resolution to deny the appeal and uphold the Planning Commission's decision to approve the Special Use Permit (SUP), Site Plan and Architectural Review (SPAR) and Site Development Planning Application (SDPA) for a new five-story mixed-use building with office uses and 120 residential units at 477 9th Avenue, based on the Findings and subject to the Conditions of Approval, and find that the project is Categorically Exempt from the California Environmental Quality Act pursuant to Section 15332 (In-Fill Development Projects).

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February 20th, 2024
477 9th Ave
San Mateo, CA
City Council Meeting

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About The Martin Group.

The Martin Group brings 40 years Bay Area development experience.

Specializing in mixed-use housing projects.

Partnered with BDE Architects and The Guzzardo Partnership, with experience in San Mateo.

Local Developer, Family Owned.

Founded in
1984
24M+
Developed
Sq. Ft.
20,000+
Housing
Units Built

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Neighborhood.

Walkable to downtown San
Mateo. Transit-oriented.
10 mins

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Project Statistics. Balanced growth of mixed-income
housing and permanent jobs.

Total Residential
Units
120
Office Parking
Spaces
38 Very
-
Low Income
Units
12 Residential
Parking Spaces
112
Square Feet
Office Space
29,207
Bicycle Parking
Spaces
144
*~8,000 SF Net New Office SF

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Community Benefits. Significant financial and
community benefits.

Economic
Benefits
~$15M
New Residents
in Local Stores
~195
San Mateo
Housing Goal

1.7%
Permanent Jobs
Created
~136
Affordable
Housing Units
12 Open Space
20K SF

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View East on 9th Street. Timeless Spanish Architecture.

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Existing Trees Study. Careful planning with experts.

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Landscape Site Plan. Public plaza, dog run, courtyard
and rooftop deck.

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Landscape Imagery. Thoughtful design for an
enhanced pedestrian experience.

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For additional information after the meeting, please contact [email protected] Thank you!
Questions?

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Appendix

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View North from Railroad.

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View South on Claremont.

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Appendix – Elevations.

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Appendix - Elevations.

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Internal Use Only Marketing and Sales
Protecting and
Improving San Mateo’s
Urban Tree Canopy is
Essential to Quality of
Life in San Mateo

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Internal Use Only Marketing and Sales
One of the Big Ideas in the San Mateo General Plan 2040:
“Preserve Nature as the Foundation of the City”

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Internal Use Only Marketing and Sales
San Mateo is Losing
its Urban Canopy at
an Alarming Rate
• Over 300 heritage
trees are cut down per
year on residential sites
*Per Matthew Fried, City of San Mateo’s Managing Arborist • Just one development
approved in 2020, will
remove 327 trees,
including 145 heritage
trees
*Per the Peninsula Heights Tree Preservation Report (Appendix B) on the City of San Mateo Website:
https://www.cityofsanmateo.org/DocumentCenter/View/8272 4/APPENDIX-B---Tree-Preservation-Report

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Internal Use Only Marketing and Sales
Let’s save
the trees
shown in
green
(16,18,19)

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Internal Use Only Marketing and Sales
Trees Provide
Countless Benefits…
• Environmental
• Economic
• Public Health
• Beautification
• Community

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Internal Use Only Marketing and Sales
Do Not Forget…

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Internal Use Only Marketing and Sales
We Can Work
Together to Balance
Housing/Economic
Growth and Canopy
Preservation/
Growth

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Internal Use Only Marketing and Sales
Suggested Next Steps
• Save trees 16 (Blackwood
Acacia), 18, and 19 (Coast Live
Oaks)
• For every tree removed, plant
two trees:
• City to identify location and
(native) species
• Experienced resources
ready and willing to help!

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Internal Use Only Marketing and Sales
A Modern and
Robust Tree
Ordinance is
Essential
• Protect and expand existing
canopy
• Maintenance
• Management/Inventory
• Emphasis on native
species/drought resistant
• Canopy equality

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Internal Use Only Marketing and Sales
Together We Can Protect
San Mateo’s Urban Canopy
Short Term:
• Save trees 16, 18 and 19
• Replace each tree being removed
with 2 trees
Long Term:
• Implement an objective tree
ordinance
• Improve social equity
• Create balance

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CITY OF SAN MATEO
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1 7

CITY OF SAN MATEO
Agenda Report
City Hall
330 W. 20th Avenue
San Mateo CA 94403
www.cityofsanmateo.org
Agenda Number: 14 Section Name: NEW BUSINESS Account Number: 10-2031 File ID: 24-8458 TO: City Council
FROM: Alex Khojikian, City Manager
PREPARED BY: Finance Department
MEETING DATE: February 20, 2024
SUBJECT:
2023-24 Mid-Year Budget Update
RECOMMENDATION:

Receive the 2023-24 Mid-Year Budget Update
BACKGROUND:

This agenda report provides a financial update on the City’s major funds: the General Fund, the Construction Services Fund, and the Sewer Fund. It summarizes the City’s mid-year fiscal status by analyzing anticipated revenues and expenditures based on data through December 2023, comparing the projections to the current budget for the 2023-24 fiscal year. The mid-year projections incorporate the final 2022-23 fiscal year results, year-to-date actuals, and other data points that were not available when the budget was originally developed. The primary focus of this analysis is on the General Fund, the City's primary operating fund, accounting for many tax revenues and funding essential city services.

General Fund
General Fund Revenues
The City’s 2023-24 budget anticipated a moderate pace of continued economic growth. With over half of the fiscal year’s actual transactions analyzed, the City’s General Fund revenues are now projected to exceed the 2023-24 budget by $2.2 million.

The amended 2023-24 budget assumes total revenues of $159.3 million. Based on year-to-date results through December 2023, the total revenues are projected to be $161.5 million. Many of the increases came from better-than-expected revenues from fees and charges for services, which offset the downward adjustments in sales tax, property transfer tax, and transient occupancy tax.

The detailed analysis below provides insight into the primary contributing factors to the overall favorable budget variance.

PROPERTY TAX - $78.0M ADOPTED | $78.4M PROJECTED
Property tax remains the largest and most stable revenue source for the General Fund. The projected property tax revenue for 2023-24 is $78.4 million, based on the latest information from the County of San Mateo, resulting in a favorable budget variance of $0.4 million.

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CITY OF SAN MATEO
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Two major uncertainties for this revenue source are the recent slowdown in the real estate market and the property tax in lieu of vehicle license fees (VLF) shortfall.

Over the past 12 years, the City’s real property assessed values (AV) have consistently grown, averaging 6.9% annually.

The projected AV growth for 2023-24 is 5.5%, indicating a slowdown attributed to rising interest rates. Though the housing market may further cool in the upcoming fiscal year, the property tax base in San Mateo is expected to remain stable, with a projected growth of 3% for fiscal year 2024-25.

Another challenge to the city is the VLF shortfall. As more school districts shift from non-basic-aid to basic-aid status, the County of San Mateo’s VLF shortfall continues to grow. Currently, the only way to backfill the VLF shortfall is for the County of San Mateo (County), on behalf of itself and all the municipalities within the county, to file a claim with the State of California (State) in August each year to backfill the prior fiscal year’s VLF shortfall, resulting in a two-year delay in VLF payments. For instance, the City’s share of the 2020-21 VLF shortfall ($5.7 million) was received in fiscal year 2022-23, and the 2021-22 VLF shortfall ($1.9 million) was received in fiscal year 2023-24. However, payment delay is not the sole challenge; due to State budget deficits, the State may decline to utilize its General Fund to backfill the VLF shortfall. It is anticipated that the City’s share of the countywide VLF shortfall will be $4.1 million and $6.6 million, respectively, for fiscal years 2022-23 and 2023-24. Currently, there is a task force, including City Managers from cities in the County, to review options to permanently address this issue with the State. Staff will continue to monitor the VLF shortfall status and adjust our budget strategy as we develop the new fiscal year budget.

SALES TAX - $31.2M ADOPTED | $29.9M PROJECTED
Sales tax revenue is currently the second largest single revenue source of the General Fund and is particularly susceptible to economic cycles. At mid-year, the City’s projected sales tax for 2023-24 is $29.9 million, $1.3 million below the budgeted amount.

As illustrated in the chart below, sales tax revenue experienced revenue loss during the pandemic but rebounded in 2021- 22 following the removal of pandemic restrictions and benefited from high inflation. As supply chain issues eased and inflation gradually receded to 3%, sales tax revenue stabilized.

If we use the 2018-19 sales tax level (pre-pandemic) as the baseline and apply a 2% annual growth rate, the projected 2023-24 sales tax would have been $28.8 million. Therefore, while our mid-year sales tax projection of $29.9 million falls short of the budget projection, it exceeds the 2% baseline growth projection.

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CITY OF SAN MATEO
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REAL PROPERTY TRANSFER TAX - $8.0M ADOPTED | $7.0M PROJECTED The City collects a real property transfer tax (RPTT) upon the sale or transfer of any property within the City boundaries. As a charter city, San Mateo voters approved a 0.5% RPTT rate. Furthermore, in the November 2022 election, San Mateo voters approved Measure CC that increased the RPTT rate to 1.5% for properties sold or transferred with a value of $10 million or more.

Over the past two years, in response to high inflation, the Federal Reserve (Fed) has tightened monetary policy by increasing the Federal Funds Rate, which is the interest rate that banks charge each other to borrow or lend excess reserves overnight. As a result of the precipitous rise in the Federal Funds Rate, the average 30-year mortgage rate has increased significantly as shown in the graph below.

The surge in mortgage rates has had a dampening effect on home sales. The number of single-family homes sold decreased over 25% in calendar year 2022, and it experienced an additional 20% decline in calendar year 2023. However, due to persistent high demand in the housing market and the stabilization of the mortgage rates, the average median sales price remains strong. After dropping for three consecutive quarters in 2022, the median home price has returned to the $1.8 ~ $1.9 million range in 2023.

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CITY OF SAN MATEO
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Source of information: San Mateo County Association of Realtors, Market Data RPTT revenue is highly volatile since it is influenced by both property values and transaction volume. When both home sales and prices drop, the impact on RPTT revenue is significant. As shown in the chart below, at the close of fiscal year 2022-23, RPTT revenue decreased to $7.4 million from its record high of $14.3 million in the prior year. And for fiscal year 2023-24, RPTT revenue is anticipated to remain at the $7 million level.

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CITY OF SAN MATEO
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TRANSIENT OCCUPANCY TAX - $6.0M ADOPTED | $5.3M PROJECTED The City’s Transient Occupancy Tax (TOT) revenue is primarily driven by business travel and typically generated $7 million pre-pandemic. As we all know, TOT has experienced significant revenue loss during the pandemic and has been slow to recover since. At the close of fiscal year 2022-23, TOT has reached $6 million and was originally projected to recover to the $7 million baseline by 2024-25. However, due to a hotel potentially ceasing operations in May 2024, revenue projections have been adjusted downward to $5.3 million for fiscal year 2023-24 to reflect the potential fiscal impact. TOT is the only General Fund tax revenue that has not recovered back to the pre-pandemic baseline. It is uncertain when that will occur, if at all. Staff will continue to monitor changes in hotel operations, incorporate new information into the budget development for the next fiscal year, and adjust long-term assumptions as necessary.

OTHER GENERAL FUND REVENUES
Other General Fund revenues are on track to stay within budget, except for business license tax, golf fees, recreation service charges, and permits, fees, and fines revenues, which are expected to outperform the budget projection:
•Business license tax is anticipated to reach $6.9 million in 2023-24. •Golf fees are expected to mirror the performance of the last two years, bringing in approximately $3.3 million. •Recreation service charges are projected to further recover to $4.3 million. •Permits, fees, and fines revenue will approximate $7.9 million, outperforming the original budget projection, resulting in a favorable budget variance of $3.3 million. The increase is primarily attributed to better-than- expected parking revenues and public works permit revenues.

In summary, while certain revenue streams face challenges, the City’s General Fund revenues exhibit resilience and are positioned for continued growth. Staff will continue to monitor areas of uncertainty, such as VLF shortfall and TOT, and make necessary budget adjustments in response to changing economic conditions and potential operational impacts.

General Fund Expenditures
The amended 2023-24 budget assumes $176.5 million in General Fund total expenditures. Based on December 2023 year- to-date transactions, total expenditures are projected to be $169.5 million, a favorable budget variance of $7.1 million or

4.0%. The majority of the favorable budget variance stems from vacancy savings, which is spread throughout all departments. There are many open merit and per diem staff positions that the City is targeting to fill within the next few months. Many executive level vacancies have contributed to the savings, as well as the per diem staff savings which largely offsets vacant staff positions and fluctuates based on seasonal requirements/expectations.

General Fund Balance
As shown in the tables below, the preliminary 2022-23 financial statements reveal a positive outcome for the General Fund, with an operating surplus of $6.4 million as total revenues exceeded the funds’ total expenditures. The fund concluded the fiscal year with a fund balance of $117.9 million.

The adopted 2023-24 budget initially indicates a deficit of $12.6 million, which has increased to $17.2 million due to supplemental budget appropriations approved since July, totaling $4.6 million. Of this amount, $3 million is designated for 2021-22

ACTUALS
2022-23

ACTUALS
2023-24

ADOPTED
BUDGET
2023-24

MID-YEAR

PROJECTION
BUDGET

VARIANCE
Business License Tax 6,686,853 8,797,963 6,302,889 6,902,889 600,000 Golf Fees 3,465,658 3,199,468 3,174,250 3,300,250 126,000 Recreation Service Charges 2,916,078 3,653,413 3,567,724 4,367,724 800,000 Permits, Fees, and Fines 5,723,723 8,018,782 4,632,500 7,932,500 3,300,000

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storm improvement projects and wet weather preparedness. However, the mid-year update presents a more favorable outlook, with total revenue projected at $161.5 million and total expenditures at $169.5 million, resulting in a reduced deficit of $8.0 million. It is anticipated that the General Fund will conclude the current fiscal year 2023-24 with a fund balance of $109.9 million.

Of the $109.9 million General Fund balance, $39.4 million was set aside as an operating reserve, maintaining an amount equal to at least three months of the annual General Fund operating expenditure budget. The housing reserve was approved by the City Council in previous years to support the ongoing development of new affordable housing. The Housing Element requires the allocation of 20% of the General Fund property tax revenues from former Redevelopment Area (RDA) sites for affordable housing. Accordingly, starting in fiscal year 2023-24, an additional $1 million will be added to the housing reserve, bringing the balance to $5.9 million. Additionally, $8.3 million of the General Fund balance has been committed to capital improvement projects (CIP) and is not available for discretionary use. The remainder of the fund balance constitutes the General Fund’s rainy day reserve, expected to decrease to $56.3 million (from $68 million) by 2023-24.

In the upcoming 2024-26 budget study session in April, staff will present options for Council consideration and seek Council direction regarding the reallocation of funds from the rainy day reserve. The primary objective is to optimize allocation of city resources to address pressing issues, such as infrastructure maintenance and repair, emergency preparedness and challenges from rising pension costs. It is important to balance the immediate needs with the city’s overall financial health, and make strategic financial plans with a long-term perspective.

Construction Services Fund
The amended 2023-24 budget assumes $8.8 million in total revenues, $12.5 million in total expenditures, and $5.5 million in transfers out. Based on year-to-date trends, total revenues are projected to be $9.2 million, total expenditures are projected to be $11.7 million, and transfers out are expected to be $5.5 million, consistent with the budget. Projected Change to Fund Balance:

GENERAL FUND 2022-23 ACTUALS*
2023-24 AMENDED BUDGET
2023-24 MID-YEAR PROJECTION

BUDGET VARIANCE
Beginning Fund Balance 111.5$ 117.9$ 117.9$ -$ Total Revenues 165.9 159.3 161.5 2.2Total Expenditures 159.5 176.5 169.5 (7.1)Resources Over / (Under) Requirements 6.4 (17.2) (8.0) 9.3Ending Fund Balance 117.9$ 100.6$ 109.9$ 9.3$ *preliminary
General Fund Ending Balance:

GENERAL FUND 2022-23 ACTUALS*
2023-24 MID-YEAR PROJECTION Up (Down) $
25% Operating Reserve 36.8$ 39.4$ 2.6$ Housing Reserve 4.8 5.9 1.0Committed to CIP 8.3 8.3 -Rainy Day Reserve 68.0 56.3 (11.6)Ending Fund Balance 117.9$ 109.9$ (8.0)$ *preliminary

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revenues reflect a strong demand for development-related services, with very high permit volumes for single-family projects and accessory dwelling units, and continued construction activity related to previously entitled commercial/multi- family projects. Projected expenditures reflect a continued need for consultant support for development services, in particular plan checking and building inspections. If the projections come to fruition, the Construction Services Fund would end the fiscal year with a drawdown of $8.0 million in fund balance.

Sewer Fund
The amended 2023-24 budget assumes $86.2 million in total revenues, $56.9 million in total expenses, and $55.8 million in transfers out, primarily for capital improvement projects. Sewer Fund revenues are expected to be within budget assumptions.

Sewer Fund total revenues are projected to be $88.2 million, total expenses estimated at $52.5 million and transfer out will approximate the budget amount. Compared to the amended 2023-24 budget, if it comes to fruition, the Sewer Fund would end the fiscal year with a drawdown of $20.1 million. The primary drivers of the unfavorable budget variance are the increasing transfers out for capital improvement projects. Though it is unlikely that all appropriations for transfers out to support capital projects will be completed by fiscal year end, the remainder will be committed and rolled over to the subsequent fiscal year.

BUDGET IMPACT:

There is no budgetary impact resulting from this report. The financial status of the General Fund for the current year, as well all other City funds, will continue to be monitored, with updated final estimates incorporated into the recommended 2024-26 Budget.

ENVIRONMENTAL DETERMINATION:

This mid-year budget update is not a project subject to CEQA, because it is a government fiscal activity which does not involve any commitment to any specific project which may result in a potentially significant physical impact on the environment. (CEQA Guidelines Section 15378(b)(4).)

NOTICE PROVIDED
All meeting noticing requirements were met.

ATTACHMENTS
None

STAFF CONTACT
Renee Halcon, Budget Manager
[email protected]
(650) 522-7118
Karen Huang, Finance Director
[email protected]
(650) 522-7110

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Agenda Report
City Hall
330 W. 20th Avenue
San Mateo CA 94403
www.cityofsanmateo.org
Agenda Number: 15 Section Name: OLD BUSINESS Account Number: 10-4679 File ID: 24-8373 TO: City Council
FROM: Alex Khojikian, City Manager
PREPARED BY: Public Works Department
MEETING DATE: February 20, 2024
SUBJECT:

Wet Weather Preparations – Update
RECOMMENDATION:

Receive an update on the City’s wet weather preparations and storm response activities.

BACKGROUND:

City staff have been engaging in a variety of actions to prepare for the current and future rainy seasons, as detailed in presentations to Council on August 21, September 6, and November 6, 2023. The following sections update Council on preparatory actions and storm response activities so far this winter. Note that the categorization and lettering/numbering of the following items correlates to how they were originally presented at the August 21, 2023, meeting.

Immediate-Term Actions (No Additional Resources Required) A. Additional Marina Lagoon Pump Station pump vibration analysis at summer lagoon levels a. This action is complete.

B. Develop Marina Lagoon Alternatives Analysis for Pumping Below 95 feet a. City staff have executed an amendment to Schaaf & Wheeler’s existing agreement to evaluate alternatives including: 1) contracting for a detailed hydraulic intake analysis to determine if existing pumps can safely lower the water level beyond standard winter operating levels; 2) installing a temporary rental pump system; 3) using one existing pump/gearbox/engine as a “sacrificial” pump with increased monitoring and anticipated replacement; and 4) constructing a new low-flow pump station adjacent to the existing pump station with pumps properly sized for lowering the lagoon levels below 95 feet. b. Staff received the draft alternatives analysis on January 26, 2024 and is under internal review. Staff will then engage the ad-hoc Lagoon committee to discuss findings.

C. Install debris rack at 4000 Pacific Boulevard Pump Station a. This action is complete.

D. Provide data on City’s website for Marina Lagoon levels and pumps running a. This action is nearly complete. The public-facing dashboard was rolled out as planned on December 1, 2023, and can be accessed at: www.cityofsanmateo.org/LagoonDashboard E. Implement additional safety systems for trash rack cleaning at Marina Lagoon Pump Station a. This action is complete.

F. Develop a Request for Proposals (RFP) to update the 2004 Storm Drain Master Plan and develop a prioritized implementation strategy
a. This action is complete, and combined with Short-Term Item 7, below, to perform a LiDAR aerial survey, as the survey data will feed directly into updated hydrologic and hydraulic modeling for the Master Plan. The RFP is currently advertised, with proposals due February 14, 2024.

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G. Inspect and clean all City-owned trash capture devices a. This action is complete.

H. Inspect and clean all City-owned trash racks
a. This action is complete and ongoing – trash racks were all cleaned in advance of storms and monitored/cleaned before and after significant storm events.

I. Inspect and clean all storm pump station wet wells
a. This action is complete and ongoing – wet wells were cleaned in advance of the rainy season and after all significant storm events.

J. Prepare traffic control/closures and stage materials for roads with known flooding concerns a. This action is complete, staff have staged materials for road closures at key locations, including water walls and signs, and have other materials ready to deploy at the City’s Corporation Yard and storage yard on Ivy Road. Staff have a mobile trailer pre-loaded with closure materials that can be readily deployed from the Corporation Yard, as needed.

K. Coordinate with Office of Emergency Services (OES) on wet weather planning and training a. This action is ongoing. OES has developed a draft Wet Weather Emergency Action Plan that is under review by City departments, updated the City’s Emergency Operations Center staffing roster to reflect staff turnover, and scheduled training for all City staff on emergency operations.

L. Work with community on Marina Lagoon Pump Station Standard Operating Procedures a. This action is nearing completion. Public Works staff and community volunteers with expertise in developing Standard Operating Procedures have developed complete SOPs for the Marina Lagoon Pump Station that are under review by department management.

M. Establish a Marina Lagoon Resident Flood Watch communication program a. This action is in progress. Staff is working with key Marina Lagoon representatives on communication and notification protocols/criteria to ensure residents can properly keep City staff informed of any lagoon issues during the rainy season.

N. Coordinate improved public outreach and messaging on emergency preparations a. This action is ongoing. A robust public information effort about stormwater issues and public safety preparedness was conducted as part of the Community Flood and Storm Protection Initiative leading up to Council’s action on the ballot. The City will continue to share safety messaging and emergency preparedness actions via City digital and print communication platforms. Staff are working on planning additional print mailings and digital communications to residents about ways they can prepare and will provide updates on the City’s flood preparation web page as a hub of resources for the community. Staff will work to share this information with community partners for help disseminating these important public safety messages. Staff are also working with OES on notification procedures in the event of an emergency and will encourage residents to sign up for SMC Alerts and Nixle.

Immediate-Term Actions

1. Perform maintenance on all five diesel engines, upgrade wiring, programming, and alarms, and purchase a spare pump lubricator system at Marina Lagoon Pump Station
a. Engine maintenance is ongoing. Three engines have been serviced to date. Service on the third engine revealed significant wear on the valves/cylinder blocks, requiring refurbishment at an outside shop that kept the engine out of service for over a month. The remaining two engines were put on hold until after the rainy season; however, after storms in late January, one of the two engines leaked a significant amount of oil. Service representatives believe a fuel injector potentially failed allowing coolant into the engine block and oil system. Repairs will be extensive with a full engine dismantle required, with repair service starting on February 14. The pump station will remain with only four engines in service until it can be repaired.
b. Upgrades to the wiring, programming, and alarms are nearly complete, with the wiring and programming work by Telstar, Thunderbird, and Enterprise Automation already complete. The only remaining work is raising the existing transducer that measures lagoon levels to ensure it does not get flooded in a significant event and installing backup high-level floats outside the pump station and inside the pump station wet well. These will help alarm staff if wet well levels get too low (which could cause pump/engine damage)

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and alert staff to high lagoon levels if the transducer fails. c. A spare pump lubricator system has been delivered and is being wired to allow staff to quickly swap with any lubricator that might fail.
d. Upgrades to the cathodic protection system is nearly complete, with the system online and functioning and an automated monitoring system soon to be installed.

2. Deploy up to five (5) sandbag stations throughout the City for upcoming rainy season, with focus on areas with history of flooding, and coordinate with community volunteers for filling bags, monitoring stations a. Staff deployed four sandbag stations as of October 14, one at the Anchor Road parking lot near the Bay Trail, one in the parking lot of Parkside Aquatic Park, one in the parking lot at the City’s Corporation Yard, and one in the parking lot of Beresford Park. Staff, with the support of OES, is in discussion with the Army National Guard regarding potential for deploying a fifth station at the National Guard facility on N.

Humboldt Street.

3. Inspect and clean all catch basins before rainy season and recurring cleaning at hot spots throughout rainy season a. Public Works staff and an outside contractor have completed cleaning all catch basins within the City, which totals approximately 6,000 locations. Staff will continue to monitor and clean catch basins, as needed, throughout the remainder of the rainy season. Staff encourages the public to sign up for the City’s Adopt-a-Drain program to volunteer to keep catch basins clear of debris:
https://www.cityofsanmateo.org/3715/Adopt-A-Drain.

Short-Term Actions

4. Localized lagoon maintenance dredging under existing permit a. Staff issued a Request for Proposals for professional services to prepare a design package for bidding to dredge the three creek mouths at the Lagoon. Two proposals were received on January 31, 2024, and staff is reviewing and selecting a design consultant.

5. Localized, small-scale drainage improvements
a. This action is still pending, but staff anticipates developing a package of priority locations to put out to bid in the coming months.

6. Camera monitoring of priority creeks/trash racks
a. This action is still pending.

7. LiDAR aerial survey (Ground surface, creeks, and lagoon bathymetric) a. This action, as described above, is part of the RFP to update the City’s Storm Drain Master Plan described above, for which proposals are due on February 14, 2024.

Mid-Term Actions

8. Storm Drain Master Plan update
a. This action is still pending, but proposals for consultant support, as described above, are due February 14, 2024. With approval of the Community Flood and Storm Protection Fee, staff will be programming the additional funds needed to complete the Master Plan update, a key step in developing a prioritized capital improvement program to address storm drainage system deficiencies.

9. Marina Lagoon dredging: Design, environmental, and permitting a. This action is still pending and connected to getting updated LiDAR aerial survey data to have updated bathymetry information for the Marina Lagoon.

Additional Activities
•Staff submitted Water Resources Development Act proposals to Congressmember Mullin for key storm drain/flood control infrastructure improvements and Marina Lagoon dredging. Staff continues working with the City’s legislative advocate to pursue potential earmark and/or grant funding for key projects. •After receiving approval for some creek/channel cleaning efforts by key resource agencies, staff dredged sediment from the 19th Avenue Channel adjacent to the Corporation Yard, removed debris from the trash rack at Laurelwood Dam, and 42 other trash rack locations. Staff met with a consultant regarding pursuit of a multi-year

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jurisdictional permit to perform creek/channel maintenance on an ongoing basis for sections that are owned/maintained by the City.
•Staff received draft materials from OneShoreline for a proposed Flood Early Warning System for San Mateo Creek and will continue collaborating with their staff on development of a dashboard and associated criteria for decision- making.
•Property owners approved the Community Flood and Storm Protection Initiative and Council authorized levying of the fees at the January 16, 2024, meeting, which will result in $4 million annually for work on storm drainage issues. Staff is working with the Finance Department to set up the new enterprise fund for revenue and expenditures and establishing operating and capital budget allocations for the 2024-26 budget process. •City staff from all departments, including OES/San Mateo Consolidated Fire, continues meeting monthly to discuss wet weather preparations/storm response as well as advancing overall emergency management preparations and training. OES established an Emergency Management Committee that will help move efforts forward, including planning for more staff training and exercises. Public Works, Parks, and OES staff continue meeting twice weekly to monitor weather forecasts and plan staff responses, accordingly.

On January 29, 2024, staff met with an ad-hoc committee of Lagoon residents to discuss next steps on the Community Flood and Storm Protection Initiative fee revenue, upgrades at the Marina Lagoon Pump Station, citywide wet weather preparations, and proposed revisions to the on/off settings for pumps at the Marina Lagoon Pump Station. As discussed, a follow-up meeting with this group is planned to further discuss alternatives for pumping below 95’ for a dock maintenance period and potential additional flood storage capacity.BUDGET IMPACT:

There is no budget impact associated with this informational update.

ENVIRONMENTAL DETERMINATION:

This is not a project subject to CEQA, because it is an organizational or administrative activity that will not result in direct or indirect physical changes in the environment. (CEQA Guidelines Section 15378(b)(5).)

NOTICE PROVIDED
All meeting noticing requirements were met.

ATTACHMENTS
None

STAFF CONTACT
Matt Fabry, Deputy Director
[email protected]
650 522 7309

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