San Mateo City Council
November 3, 2025

CITY OF SAN MATEO
City Council Regular Meeting
November 3, 2025
7:00 PM
City Hall Council Chamber
Entrance is on O’Farrell Street

COUNCIL MEMBERS
Robert Newsom Jr.

Adam Loraine
Nicole Fernandez
Danielle Cwirko-Godycki
Lisa Diaz Nash
AGENDA
THIS MEETING CAN BE ATTENDED IN PERSON OR REMOTE BY JOINING ZOOM – SEE CODES BELOW.

PUBLIC COMMENTS WILL BE ACCEPTED BOTH IN PERSON AND REMOTELY.

SEE END OF AGENDA FOR OPTIONS AND INSTRUCTIONS ON HOW TO PARTICIPATE IN THE MEETING.

To join via Zoom – click here: November 3, 2025
To join via telephone: (408) 638-0968
Webinar ID: 875 7059 4534 Passcode: 742458
The City Council meeting will conclude by 11:00 p.m. unless otherwise extended by council vote.

Any unheard items will automatically move forward to the next regular meeting.

CALL TO ORDER
Pledge of Allegiance
Roll Call
AB 2449 Requests and Consideration for Meeting Participation by Teleconference due to Just Cause or Emergency Circumstances

CEREMONIAL

1. 50th Anniversary of the San Mateo Garden Center — Proclamation

2. United Against Hate — Proclamation

3. World Town Planning Day — Proclamation

CONSENT CALENDAR
All matters listed under the Consent Calendar are considered by the Council to be routine and will be enacted by one motion without discussion. If discussion is desired, that item may be removed and considered separately.

4. 2024-25 Sanitary Sewer Root Foaming (South Basin) — Agreement Award an agreement to Duke’s Root Control, Inc. for the 2024-25 Sanitary Sewer Root Foaming (South Basin) project in an amount not to exceed $685,565.54; establish a contingency reserve of $70,000.00; and authorize the Public Works Director to execute the agreement in substantially the form presented and issue change orders within the contingency reserve.

CEQA: This project is categorically exempt from CEQA as an “existing facility,” because root foaming for the City’s sanitary sewer collection system consists of the operation, repair, or maintenance of existing public structures involving negligible or no expansion of existing or former use. (CEQA Guidelines Section 15301.) 1 of 551

5. Decommissioned Plant Processes Cleaning Project — Agreement Approve an agreement with Ancon Marine dba Ancon Services, for the cleaning of decommissioned tanks and equipment at the Wastewater Treatment Plant in the amount of $236,258.88; establish a $50,000 contingency reserve; and authorize the Public Works Director to execute the agreement in substantially the form presented and issue change orders within the contingency reserve.

CEQA: This agreement is categorically exempt from CEQA as an “existing facility,” because it consists of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing or former use. (CEQA Guidelines Section 15301.)

6. Digital Analyst Software — Agreement
Approve an agreement with Closure Intelligence, Inc., for a digital analyst software platform license for the San Mateo Police Department for a three-year term in the cumulative amount of $150,000; and authorize the Chief of Police to execute the agreement in substantially the form presented.

CEQA: This action is not a project subject to CEQA, because it can be seen with certainty that it will not cause a physical change in the environment. (Public Resources Code Section 21065.)

7. Grant Award Acceptance and Budget Appropriation – Agreement Adopt a Resolution to accept grant funds in the amount of $30,000 from the California Department of Alcoholic Beverage Control Law Enforcement Grant Program; authorize the Police Chief to execute the agreement and all other necessary grant documents; and appropriate $30,000 to the Police Department’s fiscal year 2025-26 budget.

CEQA: This action is not a project subject to CEQA, because it can be seen with certainty that it will not cause a physical change in the environment. (Public Resources Code Section 21065.)

8. Independent Audit Services — Amendment
Approve Amendment No. 1 to an Agreement with The Pun Group LLP for independent audit services to extend the Agreement by one additional year; increase the compensation by $73,973, for a new total Agreement amount of $422,543.68; and authorize the City Manager to execute the amendment in substantially the form provided.

CEQA: This independent audit services amendment 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).)

9. 2025 Triennial Building Code Update — Ordinance Adoption Adopt an Ordinance to amend San Mateo Municipal Code Chapter 23 “Buildings and Construction” to adopt the 2025 Building Standards Code by reference with local amendments; amend various sections of San Mateo Municipal Code Title 23 “Buildings and Construction”; update procedural language and revise miscellaneous sections; add Chapter 23.29 “Wildland-Urban Interface Code”.

CEQA: This Ordinance adoption 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).)

10. Establish the Civic Arts Committee as a Standing Commission – Ordinance Adoption 2 of 551
Adopt an Ordinance to amend the San Mateo Municipal Code to add Chapter 2.22 and amend Chapter 23.60 to change the “Civic Arts Committee” to the “Civic Arts Commission,” establish its powers and duties, implement term limits and update the appointment process to align with other City boards and commissions; and amend

2.22.010 to provide for Council appointment of two non-voting youth advisory members.

CEQA: This Ordinance adoption 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).)

11. Human Resources and Finance Department Request for Additional Positions – Approval Adopt a Resolution to add one (1) Full Time Equivalent (FTE) Human Resources Analyst position and one (1) FTE Payroll Technician I/II position.

CEQA: This Resolution 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).)

12. City Council Meeting Minutes — Approval
Approve the minutes of the special and regular meetings of the City Council on October 20, 2025.

CEQA: This minutes approval 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).)

PUBLIC COMMENT
Members of the public wishing to comment on any item not appearing on the agenda may address the City Council at this time. State law prevents Council from taking action on any matter not on the agenda; your comments may be referred to staff for follow up.

Public comment is limited to a total of 15 minutes; however, an opportunity for additional public comment may be provided later in the agenda.

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

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

13. Hillsdale Mall Redevelopment Application — Informational Receive an overview of the proposed project, receive public comments, and provide early feedback and direction to the applicant and staff.

CEQA: This study session is not a project subject to CEQA, because it can be seen with certainty that it will not cause a physical change in the environment (Public Resources Code Section 21065). The level of environmental review required for this project is still being assessed.)

NEW BUSINESS

14. Economic Development Work Plan 2026-2029 — Adoption Adopt Economic Development Work Plan 2026–2029.
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CEQA: This item 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).)

15. City Council Priority List Fiscal Year 2025-26 — Progress Report Receive a progress report on the City Council Priority List for Fiscal Year 2025-26 and provide any direction to staff if any edits are desired.

CEQA: This information update 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).)

REPORTS AND ANNOUNCEMENTS
City Manager, City Attorney and Council Members report on their various assignments and liaison roles and Council requests for scheduling future items.

ADJOURNMENT
----------------------------------------------------------------------------------------------------------------------------- AGENDAS: Agendas and material are posted on the City’s website on the Friday preceding each Council Meeting and can be viewed on the City's website at www.cityofsanmateo.org . Any supplemental material distributed to the Council after the posting of the agenda will be made part of the official record.

WATCHING A MEETING ON TV: City Council meetings are broadcast live on Comcast/channel 27, Wave/channel 26, or AT&T/channel 99.

For transmission problems during the broadcast, please call (650) 522-7099. For all other broadcast comments, call (650) 522-7040, MondayFriday, 8 a.m. - 5 p.m.

WATCHING A MEETING ON A COMPUTER: There are three ways to stream. 1) Public Meeting Portal www.cityofsanmateo.org/publicmeetings 2) City YouTube channel and stream it on YouTube: http://youtube.com/CityofSanMateo 3) Watch TV live stream: https://www.cityofsanmateo.org/193/Channel-San-Mateo-Live-Stream

PUBLIC COMMENTS/REQUEST TO SPEAK
Prior to the Meeting
Send comments to: [email protected] until 4 p.m. the day of the meeting.

During the meeting
By Zoom: Click the link at the top of the agenda and you’ll be added to the meeting. All attendees are muted by default. When the item of interest is open for consideration, select the “Raise Your Hand” icon and you will be called on at the appropriate time.

By telephone: Call (408) 638-0968 and enter the conference ID found at the top of the meeting agenda. When the item of interest is open for consideration, select *9 to raise your hand. When called upon, press *6 to unmute, state your name and provide your comments.

In Person: At the meeting complete a “Request to Speak” form. Organized Group and Presentations: Up to five (5) minutes for a group presentation, with as many speakers as can be accommodated within that time allowance. To qualify for a group presentation, all individuals associated with the presentation must be clearly identified and confirmed as in attendance at the meeting. Presentation materials must be submitted to [email protected] one (1) business day in advance of the meeting.

ACCESSIBILITY: In compliance with the Americans with Disabilities Act and to ensure meaningful access for all participants, including those with limited English proficiency, individuals requiring special accommodations or language assistance to participate in this meeting may contact the City Clerk’s Office at (650) 522-7040 or [email protected] . Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting. 4 of 551

CITY OF SAN MATEO

CITY OF SAN MATEO
Agenda Report
City Hall
330 W. 20th Avenue
San Mateo CA 94403
www.cityofsanmateo.org
Agenda Number: 4 Section Name: CONSENT CALENDAR Account Number: 72-4674 File ID: 25-10506 TO: City Council
FROM: Alex Khojikian, City Manager
PREPARED BY: Public Works Department
MEETING DATE: November 03, 2025
SUBJECT:
2024-25 Sanitary Sewer Root Foaming (South Basin) — Agreement RECOMMENDATION:

Award an agreement to Duke’s Root Control, Inc. for the 2024-25 Sanitary Sewer Root Foaming (South Basin) project in an amount not to exceed $685,565.54; establish a contingency reserve of $70,000.00; and authorize the Public Works Director to execute the agreement in substantially the form presented and issue change orders within the contingency reserve.

BACKGROUND:

The City treats parts of its sanitary sewer collection system with a foam herbicide to control root intrusion as part of the Public Works Department’s Sewer System Management Plan. Root control is one of the methods the City uses to reduce sanitary sewer overflows caused by root blockages, required as part of the 2009 Cease and Desist Order issued by the Regional Water Quality Control Board. The project area limits are west of El Camino Real, south of State Route 92, and north of the border with Belmont. This project will treat approximately 343,000 linear feet of sanitary sewer pipe sizes between four and 30 inches in diameter.

The City advertised this project on September 16, 2025, and bids were opened on October 7, 2025. One (1) bid was received, shown in the table below. The engineer’s estimate is $640,000.00.

Company Name Total Bid Amount
Duke’s Root Control, Inc. $685,565.54
After a review of the bid documents submitted by Duke’s Root Control, Inc., staff determined that the bid is responsive and the bidder is responsible, and therefore recommends awarding the agreement to Duke’s Root Control, Inc.

BUDGET IMPACT:

Sufficient funds are available in the Root Foaming Project (469933) for this agreement and the requested contingency reserve.

ENVIRONMENTAL DETERMINATION:

This project is categorically exempt from CEQA as an “existing facility,” because root foaming for the City’s sanitary sewer collection system consists of the operation, repair, or maintenance of existing public structures involving negligible or no expansion of existing or former use. (CEQA Guidelines Section 15301.)

NOTICE PROVIDED
All meeting noticing requirements were met.
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CITY OF SAN MATEO

ATTACHMENTS
Att 1 – Agreement
Att 2 – Bid Summary

STAFF CONTACT
Zach Silverman, Assistant Engineer
[email protected]
(650) 522-7308
Laura Webb, Senior Engineer
[email protected]
(650) 522-7322
Thomas Williams, Engineering Manager
[email protected]
(650) 522-7307
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AGREEMENT WITH DUKE’S ROOT CONTROL, INC.

FOR PUBLIC IMPROVEMENT
FOR
2024-25 SANITARY SEWER ROOT FOAMING (SOUTH BASIN)
CITY PROJECT NO. 469933
THIS AGREEMENT FOR PUBLIC IMPROVEMENTS (“Agreement”), made and entered into in the City of San Mateo, County of San Mateo, State of California, by and between the CITY OF SAN MATEO, a municipal corporation existing under the laws of the State of California, (hereinafter called "City") and DUKE’S ROOT CONTROL, a corporation, with offices at 400 E Airport Road, Suite E, Elgin, IL 60123 (hereinafter called "Contractor"), entered into this day of ____________________.

RECITALS:
(a) City has taken appropriate proceedings to authorize construction of the public work and improvements or other matters herein provided, and execution of this Agreement. (b) A notice was duly published for bids for the contract for the improvement hereinafter described.
(c) After notice duly given, on the date hereof, the City awarded the contract for the construction of the improvements hereinafter described to Contractor.

IT IS AGREED, as follows:

1. Scope of Work. Contractor shall perform the work according to the Contract Book entitled:
2024-25 Sanitary Sewer Root Foaming (South Basin) Project CITY PROJECT NO. 469933

2. Contract Price. City shall pay, and the Contractor shall accept, the sum of $685,565.54 in full payment for the work set forth above.

Said price is determined by the prices contained in Contractor's bid, and shall be paid as described in the Contract Book. In the event work is performed or materials furnished in addition to or a reduction of those set forth in Contractor's bid and the specifications herein, such work and materials will be paid for as described in the Contract Book.

3. The Contract Documents. The complete contract consists of the following documents: this Agreement; the Notice Inviting Sealed Proposals; the Accepted Proposal; the Contract Book which includes the Special Provisions and Contract Drawings, Addendum Number 1 issued to the Contract Book, the APWA-AGC Standard Specifications for Public Works Construction, 2015 Edition, the Faithful Performance Bond, and the Labor and Material Bond (hereinafter referred to as the “contract documents”).
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All rights and obligations of City and Contractor are fully set forth and described in the contract documents. The contract documents constitute the entire contract between the parties hereto pertaining to the subject matter hereof, fully supersede any and all prior understandings, representations, warranties and agreements between the parties hereto, or any of them, pertaining to the subject matter hereof, and may be modified only by written agreement signed by all of the parties hereto.

All of the above-named documents are complementary and are intended to operate in harmony, so that any work called for in one, and not mentioned in the other, or vice versa, is to be executed the same as if mentioned in all said documents. In the event of any variation or discrepancy between any portion of this Agreement and any portion of the contract documents, this Agreement shall prevail.

The precedence of the remaining contract documents will be as specified in the Contract Book.

4. Schedule. All work shall be performed in accordance with the schedule provided pursuant to the Contract Book.

5. Performance by Sureties. In the event of any termination as hereinbefore provided, City shall immediately give written notice thereof to Contractor and Contractor's sureties, and the sureties shall have the right to take over and perform the Agreement, provided, however, that if the sureties, within 5 days after giving them said notice of termination, do not give City written notice of their intention to take over the performance thereof within 5 days after notice to City of such election, City may take over the work and prosecute the same to completion, by contract or by any other method it may deem advisable, for the account, and at the expense of Contractor, and the sureties shall be liable to City for any excess cost or damages occasioned City thereby; and, in such event, City may, without liability for so doing, take possession of, and utilize in completing the work, such materials, appliances, plant and other property belonging to Contractor as may be on the site of the work and necessary therefor.

6. Legal Work Day - Penalties for Violation. Eight hours of labor shall constitute a legal day's work.

Contractor shall not require more than 8 hours labor in a day and 40 hours in a calendar week from any person employed by Contractor in the performance of such work unless such excess work is compensated for at not less than 1-1/2 times the basic rate of pay. Contractor shall forfeit as a penalty to City the sum of $25.00 for each laborer, workman or mechanic employed in the execution of this contract by Contractor, or by any subcontractor for each calendar day during which such laborer, workman or mechanic is required or permitted to labor more than 8 hours in any calendar day and 40 hours in any one calendar week in violation of the provisions of Sections 1810 and 1816, inclusive, of the Labor Code of the State of California.

7. Prevailing Wage Scale. The prevailing wage scale as determined by the Director of Industrial Relations of the State of California, in force on the day the bid was announced, will be the minimum paid to all craftsmen and laborers working on this project. Contractor shall also require any subcontractors who work or provide any services related to the project to pay all persons performing labor or rendering service under said subcontract or other arrangement at least the general prevailing rate of wages, determined as set forth herein for the respective crafts and employments, including such wages for holiday and overtime work. A copy of the correct determination will be posted at the job site. It is understood that it is the responsibility of Contractor to determine the correct scale. Copies of the 8 of 551
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prevailing wage rates are on file at the City Clerk's office, however, errors or defects in the materials in the City Clerk's office will not excuse a bidder's failure to comply with the actual scale then in force.

Contractor must submit certified payrolls to the Department of Industrial Relations in accordance with Labor Code Section 1776.

Contractor agrees to comply with the City’s minimum wage ordinance as codified in Municipal Code Chapter 5.92, which differs from the state minimum wage and includes a Consumer Price Index escalator.

8. Senate Bill 854 Compliance Required. In accordance with Labor Code Sections 1725.5 and 1771.1, all contractors and subcontractors must be registered with the Department of Industrial Relations.

In accordance with Labor Code Section 1771.4 the contractor must post job site notices as required by regulation and this project will be subject to compliance monitoring and enforcement by the Department of Industrial Relations.

9. Insurance. The Contractor shall procure and maintain for the duration of the contract and five years thereafter the insurance as specified in Exhibit A of this agreement.

10. Indemnity. Contractor agrees to hold harmless and indemnify City, its elected and appointed officials, employees, and agents from and against any and all claims, loss, liability, damage, and expense arising out of Contractor’s performance of this Agreement, except for those claims arising out of City’s sole negligence or willful misconduct. Contractor agrees to defend City, its elected and appointed officials, employees, and agents against any such claims. The Contractor’s duty to indemnify shall survive expiration or early termination of this Agreement.

11. Attorney Fees. Attorney fees in total amount not exceeding $5000, shall be recoverable as costs (by the filing of a cost bill) by the prevailing party in any action or actions to enforce the provisions of this Agreement. The above $5000 limit is the total of attorney fees recoverable whether in the trial court, appellate court, or otherwise, and regardless of the number of attorneys, trials, appeals, or actions. It is the intent of this provision that neither party shall have to pay the other more than $5000 for attorney fees arising out of an action, or actions to enforce the provisions of this Agreement.

12. Mediation. Should any dispute arise out of this Agreement, any party may request that it be submitted to mediation. The parties shall meet in mediation within 30 days of a request. The mediator shall be agreed to by the mediating parties; in the absence of an agreement, the parties shall each submit one name from mediators listed by either the American Arbitration Association, the California State Board of Mediation and Conciliation, or other agreed-upon service. The mediator shall be selected by a blind draw.

The cost of mediation shall be borne equally by the parties. Neither party shall be deemed the prevailing party. No party shall be permitted to file a legal action without first meeting in mediation and making a good faith attempt to reach a mediated settlement. The mediation process, once commenced by a meeting with the mediator, shall last until agreement is reached by the parties but not more than 60 days, unless the maximum time is extended by the parties. 9 of 551
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13. Provisions Cumulative. The provisions of this agreement are cumulative, and in addition to and not in limitation of, any other rights or remedies available to City.

14. Notices. All notices shall be in writing, and delivered in person or transmitted by certified mail, postage prepaid.
a. Notices required to be given to City shall be addressed as follows:

Director of Public Works
City of San Mateo
330 West 20th Avenue
San Mateo, CA 94403
Notices required to be given to Contractor shall be addressed as appears in the signature block as shown on the Bidder's Statement.

15. Interpretation. As used herein any gender includes each other gender, the singular includes the plural and vice versa.

16. Governing Law and Venue. This Agreement, the contract documents, and the performance hereon shall be governed, interpreted, construed, and regulated by the laws of the State of California. The parties agree that any action related to this Agreement or the contract documents will be venued in the County of San Mateo.

17. Headings. The title and headings of the various sections of this Agreement and the contract documents are intended solely for convenience of reference and are not intended to explain, modify, or place any construction on any provisions.

18. No Partnership or Agency. Nothing in this Agreement nor the contract documents shall be deemed to constitute a partnership in law between City and Contractor, or any sub-contractor, to constitute either party as an agent of the other for any purpose; or to entitle either party to commit or bind the other in any manner unless expressly agreed upon in the contract documents.

19. Severability. If any part or provision of the contract documents is determined by any court to be illegal, invalid, or unenforceable, in whole or in part, the contract documents shall continue to be valid as to its other provisions and the remainder of the affected provision, unless it can be concluded from the circumstances that, in the absence of the provisions found to be null and void, the parties would not have entered into the contract documents. The parties shall use all reasonable efforts to replace any and all provisions or parts found to be null and void with provisions that are valid under the applicable law and come closest to their original intention.

20. Waiver. None of the following shall operate as a waiver of any provision of the contract documents, or of any power herein reserved by the City, or any right to damages herein provided: 1) inspection by the City or its authorized agents or representatives; 2) any order or certificate for payment, or any payment for, or acceptance of the whole or any part of the work by the City; 3) an extension of time; or 4) any position taken by the City or its authorized agents or representatives. 10 of 551
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21. Warranty. Contractor warrants and guarantees that the materials and equipment provided shall be at least of the quality specified and new unless otherwise required or permitted by the contract documents, and, if no quality is specified, then the materials and equipment shall be of commercial grade, suitable for heavy public use in facilities of similar size and complexity, that the work performed hereunder will be free from defects, and that the work will conform to the requirements of the contract documents.
[SIGNATURE PAGE FOLLOWS]
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IN WITNESS WHEREOF, this agreement between the CITY OF SAN MATEO and Duke’s Root Control, Inc. has been duly executed by the parties hereinabove named, as of the day and year first above written.

CITY OF SAN MATEO CONTRACTOR
Matt Fabry
Public Works Director
Date Matt Fishbune
Its Authorized Agent
President & CEO
If a Corporation, can be either 1)
President or 2) Vice President plus an
additional corporate officer (i.e.,
Secretary, Treasurer) who shall sign
below.

Date

APPROVED AS TO FORM ADDITIONAL CORPORATE OFFICER
(if necessary per the above)
Linh P. Nguyen
Assistant City Attorney
Date
Attachments:

Exhibit A: Insurance Requirements
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Exhibit A
Insurance Requirements for Construction Contracts
Contractor shall procure and maintain for the duration of the contract, and for x years thereafter, insurance against claims for injuries to persons or damages to property which may arise from or in connection with the performance of the work hereunder by the Contractor, his agents, representatives, employees, or subcontractors.

MINIMUM SCOPE AND LIMIT OF INSURANCE
Coverage shall be at least as broad as:

1. Commercial General Liability (CGL): Insurance Services Office (ISO) Form CG 00 01 covering CGL on an “occurrence” basis, including products and completed operations, property damage, bodily injury and personal & advertising injury with limits no less than $5,000,000 per occurrence. If a general aggregate limit applies, either the general aggregate limit shall apply separately to this project/location (ISO CG 25 03 or 25 04) or the general aggregate limit shall be twice the required occurrence limit.

2. Automobile Liability: Insurance Services Office Form CA 0001 covering Code 1 (any auto), with limits no less than $5,000,000 per accident for bodily injury and property damage.

3. Workers’ Compensation insurance as required by the State of California, with Statutory Limits, and Employers’ Liability insurance with a limit of no less than $1,000,000 per accident for bodily injury or disease.

4. Builder’s Risk (Course of Construction) insurance utilizing an “All Risk” (Special Perils) coverage form, with limits equal to the completed value of the project and no coinsurance penalty provisions.

5. Surety Bonds as described below.

6. Professional Liability (if Design/Build), with limits no less than $2,000,000 per occurrence or claim, and $2,000,000 policy aggregate.

7. Contractors’ Pollution Legal Liability and/or Asbestos Legal Liability and/or Errors and Omissions (if project involves environmental hazards) with limits no less than $1,000,000 per occurrence or claim, and $2,000,000 policy aggregate.

If the contractor maintains broader coverage and/or higher limits than the minimums shown above, the Entity requires and shall be entitled to the broader coverage and/or higher limits maintained by the contractor. Any available insurance proceeds in excess of the specified minimum limits of insurance and coverage shall be available to the Entity.

Self-Insured Retentions
Self-insured retentions must be declared to and approved by the Entity. At the option of the Entity, either: the contractor shall cause the insurer shall to reduce or eliminate such self-insured retentions as respects the Entity, its officers, officials, employees, and volunteers; or the Contractor shall provide a financial guarantee satisfactory to the Entity guaranteeing payment of losses and related investigations, claim administration, and defense expenses. The policy language shall provide, or be endorsed to provide, that the self-insured retention may be satisfied by either the named insured or Entity.

Other Insurance Provisions
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The insurance policies are to contain, or be endorsed to contain, the following provisions:

1. The Entity, its officers, officials, employees, and volunteers are to be covered as additional insureds on the CGL policy with respect to liability arising out of work or operations performed by or on behalf of the Contractor including materials, parts, or equipment furnished in connection with such work or operations and automobiles owned, leased, hired, or borrowed by or on behalf of the Contractor. General liability coverage can be provided in the form of an endorsement to the Contractor’s insurance (at least as broad as ISO Form CG 20 10, CG 11 85 or both CG 20 10, CG 20 26, CG 20 33, or CG 20 38; and CG 20 37 forms if later revisions used).

2. For any claims related to this project, the Contractor’s insurance coverage shall be primary insurance coverage at least as broad as ISO CG 20 01 04 13 as respects the Entity, its officers, officials, employees, and volunteers. Any insurance or self-insurance maintained by the Entity, its officers, officials, employees, or volunteers shall be excess of the Contractor’s insurance and shall not contribute with it.

3. Each insurance policy required by this clause shall provide that coverage shall not be canceled, except with notice to the Entity.

Builder’s Risk (Course of Construction) Insurance
Contractor may submit evidence of Builder’s Risk insurance in the form of Course of Construction coverage. Such coverage shall name the Entity as a loss payee as their interest may appear.

If the project does not involve new or major reconstruction, at the option of the Entity, an Installation Floater may be acceptable. For such projects, a Property Installation Floater shall be obtained that provides for the improvement, remodel, modification, alteration, conversion or adjustment to existing buildings, structures, processes, machinery and equipment. The Property Installation Floater shall provide property damage coverage for any building, structure, machinery or equipment damaged, impaired, broken, or destroyed during the performance of the Work, including during transit, installation, and testing at the Entity’s site.

Claims Made Policies – (If at all possible avoid and require occurrence type CGL policies) If any coverage required is written on a claims-made coverage form:

1. The retroactive date must be shown, and this date must be before the execution date of the contract or the beginning of contract work.

2. Insurance must be maintained and evidence of insurance must be provided for at least five (5) years after completion of contract work.

3. If coverage is canceled or non-renewed, and not replaced with another claims-made policy form with a retroactive date prior to the contract effective, or start of work date, the Contractor must purchase extended reporting period coverage for a minimum of five (5) years after completion of contract work.

4. A copy of the claims reporting requirements must be submitted to the Entity for review.

5. If the services involve lead-based paint or asbestos identification/remediation, the Contractors Pollution Liability policy shall not contain lead-based paint or asbestos exclusions. If the services involve mold identification/remediation, the Contractors Pollution Liability policy shall not contain a mold exclusion, and the definition of Pollution shall include microbial matter, including mold.

Acceptability of Insurers
Insurance is to be placed with insurers authorized to conduct business in the state with a current A.M.

Best rating of no less than A: VII, unless otherwise acceptable to the Entity.

Waiver of Subrogation
Contractor hereby agrees to waive rights of subrogation which any insurer of Contractor may acquire 16 of 551
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from Contractor by virtue of the payment of any loss. Contractor agrees to obtain any endorsement that may be necessary to affect this waiver of subrogation. The Workers’ Compensation policy shall be endorsed with a waiver of subrogation in favor of the Entity for all work performed by the Contractor, its employees, agents and subcontractors.

Verification of Coverage
Contractor shall furnish the Entity with original Certificates of Insurance including all required amendatory endorsements (or copies of the applicable policy language effecting coverage required by this clause) and a copy of the Declarations and Endorsement Page of the CGL policy listing all policy endorsements to Entity before work begins. However, failure to obtain the required documents prior to the work beginning shall not waive the Contractor’s obligation to provide them. The Entity reserves the right to require complete, certified copies of all required insurance policies, including endorsements, required by these specifications, at any time.

Subcontractors
Contractor shall require and verify that all subcontractors maintain insurance meeting all the requirements stated herein, and Contractor shall ensure that Entity is an additional insured on insurance required from subcontractors. For CGL coverage subcontractors shall provide coverage with a form at least as broad as CG 20 38 04 13.

Surety Bonds
Contractor shall provide the following Surety Bonds:

1. Bid bond

2. Performance bond

3. Payment bond

4. Maintenance bond
The Payment Bond and the Performance Bond shall be in a sum equal to the contract price. If the Performance Bond provides for a one-year warranty a separate Maintenance Bond is not necessary. If the warranty period specified in the contract is for longer than one year a Maintenance Bond equal to 10% of the contract price is required. Bonds shall be duly executed by a responsible corporate surety, authorized to issue such bonds in the State of California and secured through an authorized agent with an office in California.

Special Risks or Circumstances
Entity reserves the right to modify these requirements, including limits, based on the nature of the risk, prior experience, insurer, coverage, or other circumstances. 17 of 551
ITEM EST. UNIT TOTAL UNIT TOTAL
NO. QTY. UNIT PRICE COST PRICE COST
1 Mobilization 1 LS $3,200.00 $3,200.00 $0.00 $0.00
2 Traffic Control 1 LS $2,700.00 $2,700.00 $0.00 $0.00
3 Apply Root Foaming Product to 4" Sewer Line 1,202 LF $1.70 $2,043.40 $1.87 $2,247.74 4 Apply Root Foaming Product to 6" Sewer Line 218,393 LF $1.70 $371,268.10 $1.87 $408,394.91 5 Apply Root Foaming Product to 8" Sewer Line 87,515 LF $1.70 $148,775.50 $1.87 $163,653.05 6 Apply Root Foaming Product to 10" Sewer Line 14,762 LF $2.00 $29,524.00 $2.06 $30,409.72 7 Apply Root Foaming Product to 12" Sewer Line 2,369 LF $2.10 $4,974.90 $2.24 $5,306.56 8 Apply Root Foaming Product to 15" Sewer Line 6,157 LF $2.60 $16,008.20 $3.13 $19,271.41 9 Apply Root Foaming Product to 18"-30" Sewer Line 12,535 LF $5.10 $63,928.50 $4.49 $56,282.15 $640,000.00 $685,565.54
c: Thomas Williams, PM-CWP

BIDDERS
CITY PROJECT NO. 469933
BID OPENING: 10/07/2025 Council Award: 11/03/2025
BIDDER #1

DESCRIPTION OF WORK
2024-25 Sanitary Sewer Root Foaming (South Basin)

BID SUMMARY
Duke's Root Control, Inc.

ENGINEER'S ESTIMATE
NOTE

TOTAL BID

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CITY OF SAN MATEO

CITY OF SAN MATEO
Agenda Report
City Hall
330 W. 20th Avenue
San Mateo CA 94403
www.cityofsanmateo.org
Agenda Number: 5 Section Name: CONSENT CALENDAR Account Number: 72-4671 File ID: 25-10507 TO: City Council
FROM: Alex Khojikian, City Manager
PREPARED BY: Public Works Department
MEETING DATE: November 3, 2025
SUBJECT:

Decommissioned Plant Processes Cleaning Project — Agreement RECOMMENDATION:

Approve an agreement with Ancon Marine dba Ancon Services, for the cleaning of decommissioned tanks and equipment at the Wastewater Treatment Plant in the amount of $236,258.88; establish a $50,000 contingency reserve; and authorize the Public Works Director to execute the agreement in substantially the form presented and issue change orders within the contingency reserve.

BACKGROUND:

The Decommissioned Plant Processes Cleaning Project (Project) is part of the Wastewater Treatment Plant’s plan to safely decommission obsolete tanks and equipment following completion of the Wastewater Treatment Plant Upgrade and Expansion Project. The upgrade and expansion project consists of new liquid treatment process facilities and other plant upgrades to replace aging infrastructure and produce high-quality treated water that will protect human health and the environment. However, the project did not include the decommissioning of the processes and equipment being removed from service.

In accordance with Municipal Code Section 3.60.030, a competitive public process was used to obtain bids for the Project.

A Notice Inviting Sealed Bids was issued on July 3, 2025, to advertise the project. On July 17, 2025, the bid opening date, one (1) bid was received from Ancon Marine dba Ancon Services (Ancon) with a bid amount of $477,188, which exceeded treatment plant staff’s estimate by $327,188.

On September 15, 2025, the City Council rejected the sole bid received from Ancon and authorized the Director of Public Works to directly negotiate a potential contract with Ancon. These negotiations were successful and achieved a 50% cost reduction for the Project. Accordingly, staff recommends approving an agreement with Ancon in the amount of $236,258.88 and establishing a $50,000 contingency reserve to address any unknown issues that arise during the project.

BUDGET IMPACT:

Sufficient funds are available in the Wastewater Treatment Plant’s operating budget to award this agreement.

ENVIRONMENTAL DETERMINATION:

This agreement is categorically exempt from CEQA as an “existing facility,” because it consists of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing or former use. (CEQA Guidelines Section 15301.)
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CITY OF SAN MATEO

NOTICE PROVIDED
All meeting noticing requirements were met.

ATTACHMENTS
Att 1 – Decommissioned Plant Processes Cleaning Agreement

STAFF CONTACT
Robert Knox, Wastewater Treatment Plant Operations Superintendent [email protected]
650-522-7376
Robert Learmonth, Wastewater Treatment Plant Manager
[email protected]
650-522-7386
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AGREEMENT WITH ANCON MARINE DBA ANCON SERVICES

FOR DECOMMISSIONED TANK AND EQUIPMENT CLEANING SERVICES FOR

THE WASTEWATER TREATMENT PLANT
This Agreement, made and entered into this day of ____________________, by and between the CITY OF SAN MATEO, a municipal corporation existing under the laws of the State of California ("CITY"), and Ancon Marine (dba Ancon Services), a corporation ("CONTRACTOR"), whose address is 4808 E. 2nd Street, Benicia, CA 94510.

RECITALS:

A. CITY desires certain tank and equipment cleaning services hereinafter described.

B. CITY desires to engage CONTRACTOR to provide these tank and equipment cleaning services by reason of its qualifications and experience for performing such services and CONTRACTOR has offered to provide the required services on the terms and in the manner set forth herein.

NOW, THEREFORE, IT IS AGREED as follows:

SECTION 1 - SCOPE OF SERVICES
The scope of services to be performed by CONTRACTOR under this Agreement is as described in Exhibit A to this Agreement, which is attached and incorporated by reference.

SECTION 2 - DUTIES OF CONTRACTOR
CONTRACTOR shall be responsible for the professional quality, technical accuracy and coordination of all work furnished by CONTRACTOR under this Agreement. CONTRACTOR shall, without additional compensation, correct or revise any errors or deficiencies in its work.

CONTRACTOR represents that it is qualified to furnish the services described under this Agreement.

CONTRACTOR shall be responsible for employing or engaging all persons necessary to perform the services of CONTRACTOR.

CONTRACTOR agrees to comply with the City’s minimum wage ordinance as codified in Municipal Code Chapter 5.92, which differs from the state minimum wage and includes a Consumer Price Index escalator.
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SECTION 3 - DUTIES OF CITY
CITY shall provide pertinent information regarding its requirements for the project.

CITY shall examine documents submitted by CONTRACTOR and shall render decisions pertaining thereto promptly, to avoid unreasonable delay in the progress of CONTRACTOR's work.

SECTION 4 - TERM
The services to be performed under this Agreement shall commence on upon execution of this Agreement and be completed on June 30, 2026.

SECTION 5 - PAYMENT
Payment shall be made by CITY only for services rendered and upon submission of a payment request upon completion and CITY approval of the work performed. In consideration for the full performance of the services set forth in Exhibit A, CITY agrees to pay CONTRACTOR in an amount not to exceed $236,258.88, a fee pursuant to rates stated in Exhibit B, attached and incorporated by reference.

SECTION 6 – TERMINATION
Without limitation to such rights or remedies as CITY shall otherwise have by law, CITY shall have the right to terminate this Agreement or suspend work on the Project for any reason, upon ten (10) days' written notice to CONTRACTOR. CONTRACTOR agrees to cease all work under this Agreement upon receipt of said written notice.

SECTION 7 - OWNERSHIP OF DOCUMENTS
All documents prepared by CONTRACTOR in the performance of this Agreement are and shall be the property of CITY, whether the project for which they are made is executed or not.

SECTION 8 - CONFIDENTIALITY
All reports and documents prepared by CONTRACTOR in connection with the performance of this Agreement are confidential until released by CITY to the public. CONTRACTOR shall not make any such documents or information available to any individual or organization not employed by CONTRACTOR or CITY without the written consent of CITY before any such release. 22 of 551
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SECTION 9 - INTEREST OF CONTRACTOR
CONTRACTOR covenants that it presently has no interest, and shall not acquire any interest, direct or indirect, financial or otherwise, which would conflict in any manner or degree with the performance of the services under this Agreement.

SECTION 10 - CONTRACTOR'S STATUS
It is expressly agreed that in the performance of the services required under this Agreement, CONTRACTOR shall at all times be considered an independent contractor as defined in Labor Code Section 3353, under control of the CITY as to the result of the work but not the means by which the result is accomplished. Nothing herein shall be construed to make CONTRACTOR an agent or employee of CITY while providing services under this Agreement.

SECTION 11 - INDEMNITY
CONTRACTOR agrees to hold harmless and indemnify City of San Mateo and the Estero Municipal Improvement District, their elected and appointed officials, employees, and agents from and against any and all claims, loss, liability, damage, and expense arising out of CONTRACTOR’s performance of this Agreement, except for those claims arising out of CITY’s sole negligence or willful misconduct. CONTRACTOR agrees to defend City of San Mateo and the Estero Municipal Improvement District, their elected and appointed officials, employees, and agents against any such claims. The CONTRACTOR’S duty to indemnify shall survive expiration or early termination of this Agreement.

SECTION 12 - INSURANCE
Contractor shall procure and maintain for the duration of the contract the insurance specified in Exhibit C to this Agreement.

SECTION 13 - NONASSIGNABILITY
Both parties hereto recognize that this Agreement is for the personal services of CONTRACTOR and cannot be transferred, assigned, or subcontracted by CONTRACTOR without the prior written consent of CITY.
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SECTION 14 - RELIANCE UPON SKILL OF CONTRACTOR
It is mutually understood and agreed by and between the parties hereto that CONTRACTOR is skilled in the performance of the work agreed to be done under this Agreement and that CITY relies upon the skill of CONTRACTOR to do and perform the work in the most skillful manner, and CONTRACTOR agrees to thus perform the work. The acceptance of CONTRACTOR's work by CITY does not operate as a release of CONTRACTOR from said obligation.

SECTION 15 - WAIVERS
The waiver by either party of any breach or violation of any term, covenant, or condition of this Agreement or of any provisions of any ordinance or law shall not be deemed to be a waiver of such term, covenant, condition, ordinance or law or of any subsequent breach or violation of the same or of any other term, condition, ordinance, or law. The subsequent acceptance by either party of any fee or other money which may become due hereunder shall not be deemed to be a waiver of any preceding breach or violation by the other party of any term, covenant, or condition of this Agreement or of any applicable law or ordinance.

SECTION 16 - COSTS AND ATTORNEY FEES
Attorney fees in total amount not exceeding $5000, shall be recoverable as costs (by the filing of a cost bill) by the prevailing party in any action or actions to enforce the provisions of this Agreement. The above $5000 limit is the total of attorney fees recoverable whether in the trial court, appellate court, or otherwise, and regardless of the number of attorneys, trials, appeals, or actions. It is the intent of this provision that neither party shall have to pay the other more than $5000 for attorney fees arising out of an action, or actions to enforce the provisions of this Agreement.

SECTION 17 - NON-DISCRIMINATION
CONTRACTOR warrants that it is an Equal Opportunity Employer and shall comply with applicable regulations governing equal employment opportunity. Neither CONTRACTOR nor any of its subcontractors shall discriminate in the employment of any person because of race, color, national origin, ancestry, physical handicap, medical condition, marital status, sex, or age, unless based upon a bona fide occupational qualification pursuant to the California Fair Employment and Housing Act.

SECTION 18 - MEDIATION
Should any dispute arise out of this Agreement, any party may request that it be submitted to mediation. The parties shall meet in mediation within 30 days of a request. The mediator shall be agreed to by the mediating parties; in the absence of an agreement, the parties shall each submit one name from mediators listed by either the American Arbitration Association, the State Mediation and Conciliation Service, or other agreed-upon service. The mediator shall be selected by a blind draw. 24 of 551
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The cost of mediation shall be borne equally by the parties. Neither party shall be deemed the prevailing party. No party shall be permitted to file a legal action without first meeting in mediation and making a good faith attempt to reach a mediated settlement. The mediation process, once commenced by a meeting with the mediator, shall last until agreement is reached by the parties but not more than 60 days, unless the maximum time is extended by the parties.

SECTION 19 - LITIGATION
CONTRACTOR shall testify at CITY's request if litigation is brought against CITY in connection with CONTRACTOR'S services under this Agreement. Unless the action is brought by CONTRACTOR, or is based upon CONTRACTOR's wrongdoing, CITY shall compensate CONTRACTOR for preparation for testimony, testimony, and travel at CONTRACTOR's standard hourly rates at the time of actual testimony.

SECTION 20 - NOTICES
All notices hereunder shall be given in writing and mailed, postage prepaid, addressed as follows:

To CITY: Robert Knox
City of San Mateo
2050 Detroit Drive
San Mateo, CA 94404
To CONTRACTOR: Ancon Services
Attn: Steve Rojas
4808 E. 2nd Street
Benicia, CA 94510
SECTION 21 - AGREEMENT CONTAINS ALL
UNDERSTANDINGS; AMENDMENT
This document represents the entire and integrated agreement between CITY and CONTRACTOR and supersedes all prior negotiations, representations, and agreements, either written or oral.

This document may be amended only by written instrument, signed by both CITY and CONTRACTOR.
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SECTION 22 - GOVERNING LAW AND VENUE
This Agreement shall be governed by the laws of the State of California and, in the event of litigation, venue will be in the County of San Mateo.
[SIGNATURE PAGE FOLLOWS]
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IN WITNESS WHEREOF, this agreement between the CITY OF SAN MATEO and ANCON MARINE DBA ANCON SERVICES has been duly executed by the parties hereinabove named, as of the day and year first above written.

CITY OF SAN MATEO CONTRACTOR
Matt Fabry
Public Works Director
Date Rhys Hardin
Its Authorized Agent
President
Date

APPROVED AS TO FORM
Linh Nguyen
Assistant City Attorney
Date Kris Palmerton
Vice-President of Operations
Date
Attachments:

Exhibit A: Scope of Services
Exhibit B: Payment Rates
Exhibit C: Insurance Requirements
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EXHIBIT A

SCOPE OF SERVICES
The contract scope of services includes:

Task 1: Influent Junction Box & Diversion Box Cleaning
The function of the Influent Junction Box (IJB) is to collect all incoming flows for measuring and sampling and divert the flow to selected primary clarifiers. Flow passes through a Parshall flume for measurement, then enters the Diversion Box and combines with the recycle stream from the WWTP Site Waste Station.

Flow is then diverted to selected primary clarifiers by four adjustable weir gates. The weirs act as isolation and flow metering devices.

The IJB & DB cleaning shall include, but not be limited to, the following:
• The removal of material, decanting, and then placing the material into bins. • The contractor will provide bins, 6 mil liners and all other supplies to contain and transport grit, rags, scum, and debris removed from the IJB & DB. • The contractor will cover the entire work area with 6 mil plastic and use sandbags, as necessary, to secure the plastic and contain any liquid. • The contractor will dewater the bins prior to transportation. • The contractor will haul and dispose of all material in accordance with regulations set forth by the State of California.

Task 2 – Primary Clarifier & Scum Pit Cleaning
The purpose of primary clarification is to remove solids from liquids by sedimentation, remove scum from liquid by floatation, and thicken solids for removal and further treatment. The WWTP employs four primary clarifiers of differing size to meet its treatment goals.

Primary clarifier cleaning shall include, but not be limited to, the following:
• The removal of material, decanting, and then placing the material into bins. • The cleaning of all clarifier’s interior surfaces and mechanical equipment. • The contractor will provide bins, 6 mil liners and all other supplies to contain and transport grit, rags, scum, and debris removed from each primary clarifier. • The contractor will dewater the bins prior to transportation. • The contractor will haul and dispose of all material in accordance with regulations set forth by the State of California.

Task 3 – Vacuum & Hydro Jetting Sewer Lines
Raw wastewater is conveyed to the WQCP through five separate force mains which converge at the IJB.

Additional pipelines carry wastewater and sludge throughout the plant. All lines to be decommissioned will require thorough cleaning.

Sewer line cleaning shall include, but not be limited to, the following:
• Hydro jetting to clear debris and scour sewer lines.
• The removal of material, decanting, and then placing the material into bins. 30 of 551
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• The contractor will provide bins, 6 mil liners and all other supplies to contain and transport grit, rags, scum, and debris removed from each primary clarifier. • The contractor will dewater the bins prior to transportation. • The contractor will haul and dispose of all material in accordance with regulations set forth by the State of California.

Additional Tasks
The City may request, and the Contractor shall agree to perform, additional services on a time-and-materials basis.
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EXHIBIT B

PAYMENT RATES
Schedule:

Start Date: TBD
Task 1: IJB - 9 days and removing 22 tons of material.

Task 2: Clarifier and scum pits - 10 days and removing 14 tons of material.

Task 3: Line cleaning - 3 days 4 tons of material.

End Date: Approximately 22 Cleaning days after start date.

All necessary equipment, materials, supplies, and PPE to complete the projects in a safe manner.

Pricing:
1 Influent Junction Box & Diversion Box Cleaning $96,280.16 2 Primary Clarifier & Scum Pit Cleaning $101,435.88
3 Vacuum & Hydro Jetting Sewer Lines $23,599.84
Subtotal $221,315.88
Transportation $7,200.00
Disposal $7,743.00
TOTAL $236,258.88
Contingencies and Clarifications:
• Work was estimated at current time and material prevailing wage rates. • If additional time is needed for any task it will be billed at the current T & M Rates provided. • Disposal is based on a total of 40 tons for all 3 task. • Ancon will utilize 4 dewatering boxes on site for the duration of the project. • City to provide a dewatering area directly to a drain for dewatering purposes. • IJB, Clarifiers and Scum Pits to be drained as much as possible prior to our cleaning processes. • A pre job walk will be required prior to start date when start date is available. • All pricing is based on the schedule above.
• IJB, 9 days and removing 22 tons of material.
• Clarifier and scum pits 10 days and removing 14 tons of material. • Line cleaning 3 days 4 tons of material.
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EXHIBIT C

INSURANCE REQUIREMENTS

MINIMUM SCOPE OF INSURANCE
Coverage shall be at least as broad as:

1. Commercial General Liability (CGL): Insurance Services Office (ISO) Form CG 00 01 12 07 covering CGL on an “occurrence” basis, including products-completed operations, personal & advertising injury, with limits no less than $2,000,000 per occurrence. If a general aggregate limit applies, either the general aggregate limit shall apply separately to this project/location or the general aggregate limit shall be twice the required occurrence limit.

2. Automobile Liability: ISO Form Number CA 00 01 covering any auto (Code 1), or if Contractor has no owned autos, hired, (Code 8) and non-owned autos (Code 9), with limit no less than $1,000,000 per accident for bodily injury and property damage.

3. Workers’ Compensation: as required by the State of California, with Statutory Limits, and Employer’s Liability Insurance with limit of no less than $1,000,000 per accident for bodily injury or disease.

If the contractor maintains higher limits than the minimums shown above, the City requires and shall be entitled to coverage for the higher limits maintained by the contractor.

Other Insurance Provisions
The insurance policies are to contain, or be endorsed to contain, the following provisions:

Additional Insured Status
The City of San Mateo and the Estero Municipal Improvement District, their elected and appointed officials, employees, and agents are to be covered as insureds on the auto policy for liability arising out of automobiles owned, leased, hired or borrowed by or on behalf of the Contractor; and on the CGL policy with respect to liability arising out of work or operations performed by or on behalf of the Contractor including materials, parts or equipment furnished in connection with such work or operations. General liability coverage can be provided in the form of an endorsement to the Contractor’s insurance (at least as broad as ISO Form CG 20 10, 11 85 or both CG 20 10 and CG 20 37 forms if later revisions used).

Primary Coverage
For any claims related to this contract, the Contractor’s insurance coverage shall be primary insurance as respects the City of San Mateo and the Estero Municipal Improvement District, their elected and appointed officials, employees, and agents. Any insurance or self-insurance maintained by the City of San Mateo and the Estero Municipal Improvement District, their elected and appointed officials, employees, or agents shall be excess of the Contractor’s insurance and shall not contribute with it.

Notice of Cancellation
Each insurance policy required above shall provide that coverage shall not be canceled, except after thirty (30) days’ prior written notice (10 days for non-payment) has been given to the City.

Waiver of Subrogation
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Contractor hereby grants to the City of San Mateo and the Estero Municipal Improvement District a waiver of any right to subrogation which any insurer of said Contractor may acquire against the City by virtue of the payment of any loss under such insurance. Contractor agrees to obtain any endorsement that may be necessary to effect this waiver of subrogation, but this provision applies regardless of whether or not the City has received a waiver of subrogation endorsement from the insurer.

Deductibles and Self-Insured Retentions
Any deductibles or self-insured retentions must be declared to and approved by the City. The City may require the Contractor to purchase coverage with a lower deductible or retention or provide proof of ability to pay losses and related investigations, claim administration, and defense expenses within the retention.

Acceptability of Insurers
Insurance is to be placed with insurers with a current A.M. Best’s rating of no less than A:VII, unless otherwise acceptable to the City.

Verification of Coverage
Contractor shall furnish the City with original certificates and amendatory endorsements or copies of the applicable policy language effecting coverage required by this clause. All certificates and endorsements are to be received and approved by the City before work commences. However, failure to obtain the required documents prior to the work beginning shall not waive the Contractor’s obligation to provide them. The City reserves the right to require complete, certified copies of all required insurance policies, including endorsements required by these specifications, at any time. 35 of 551

CITY OF SAN MATEO

CITY OF SAN MATEO
Agenda Report
City Hall
330 W. 20th Avenue
San Mateo CA 94403
www.cityofsanmateo.org
Agenda Number: 6 Section Name: CONSENT CALENDAR Account Number: 20-5154 File ID: 25-10522 TO: City Council
FROM: Alex Khojikian, City Manager
PREPARED BY: Police Department
MEETING DATE: November 03, 2025
SUBJECT:

Digital Analyst Software — Agreement
RECOMMENDATION:

Approve an agreement with Closure Intelligence, Inc., for a digital analyst software platform license for the San Mateo Police Department for a three-year term in the cumulative amount of $150,000; and authorize the Chief of Police to execute the agreement in substantially the form presented.

BACKGROUND:

The Police Department continues to seek innovative tools that enhance investigative capabilities, improve digital evidence analysis, and strengthen public safety outcomes. Increasingly, law enforcement investigations rely on large volumes of digital data from multiple sources such as cellular devices, cloud storage, social media, and other electronic records.

Traditional manual analysis of digital evidence is time-intensive and may cause delay in case Resolution. Closure Intelligence offers a digital analyst software platform designed specifically for law enforcement agencies to accelerate investigations, automate data correlation, and identify patterns and connections across multiple data sets. The Police Department wishes to purchase a subscription to this comprehensive software program.

The Closure product provides advanced analytical tools which will assist investigators in:
• Consolidating data from a wide variety of datatypes and various digital sources across 13 languages into a unified, searchable interface.
• Automating link analysis, timelines, and relationship mapping between individuals, devices, and locations. • Enhancing case collaboration among detectives, analysts, and partner agencies. • Improving efficiency and accuracy in complex investigations involving electronic evidence.

The platform’s features will enable the Police Department to increase investigative efficiency in quickly identifying relevant evidence, reducing case backlogs, and support data-driven policing strategies. The platform's secure and multilingual capabilities are designed to streamline workflows and reduce manual effort, making it particularly valuable for agencies dealing with high data volumes and language barriers. Closure Intelligence is compliant with Criminal Justice Information Services (CJIS) requirements, which is essential for protecting sensitive criminal justice information while ensuring national security and safeguarding civil liberties. The technology is already in use by several local law enforcement agencies including the San Mateo County District Attorney’s Office.

Staff recommends entering into an agreement with Closure Intelligence for a three-year term. The cost for the Digital Analyst Platform is $50,000 annually, reflecting a significant discount due to the multi-year commitment. The proposed agreement provides the Police Department with access to the Digital Analyst Platform including software licensing, technical support, and ongoing system updates for the duration of the term. 36 of 551

CITY OF SAN MATEO
BUDGET IMPACT:

The Police Department will utilize Asset Forfeiture funds for this purchase. There are sufficient funds to cover the cost of this agreement, resulting in no impact on the General Fund.

ENVIRONMENTAL DETERMINATION:

This action is not a project subject to CEQA, because it can be seen with certainty that it will not cause a physical change in the environment. (Public Resources Code Section 21065.)

NOTICE PROVIDED
All meeting noticing requirements were met.

ATTACHMENTS
Att 1 – Agreement

STAFF CONTACT
Ed Barberini, Chief of Police
[email protected]
(650) 522-7600
Jen Maravillas, Captain
[email protected]
(650) 522-7633
Matt Earnshaw, Lieutenant
[email protected]
(650) 522-7627
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CLOSURE INTELLIGENCE

ORDER FORM

CUSTOMER NAME: San Mateo Police Department (“Customer”) OFFER VALID THROUGH:

This Order Form (“Order Form”) is subject to terms of the Platform Services Agreement between Customer and Closure Intelligence, Inc. (“Closure”) dated _____________ (the “Services Agreement”). Capitalized terms used but not defined in this Order Form will have the meanings assigned to them in the Services Agreement.

Customer Order Contact:

Contact Name: Matthew Earnshaw
Contact Email: [email protected]
Contact Phone: 650-522-7627

Billing Information:

SERVICES
Please select and initial one of the following Subscription Term options for the Closure Intelligence Platform License.

Service

Annual Price

Subscription Term

Total Value
Over Term

Closure Intelligence Platform: License
● Option 1 Initials _________ $65,000 $130,000 1 Year $65,000 $130,000 ● Option 2 Initials _________ $57,500 $115,000 2 Years $57,500 $230,000 ● Option 3 Initials _________ $50,000 $100,000 3 Years $150,000 $300,000 Implementation & Configuration Services $0 $100,000 N/A N/A NOTES
● Payment
o Discounts reflect Customer’s early Design Partner Status. Renewals of this Order Form after the first Subscription Term will be subject to Closure’s then-current price for the Service.

Contact Name: Alexa Newton
Billing Address: 200 Franklin Parkway, San Mateo, CA 94403 Billing Email: [email protected]
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o The pricing in this Order Form only applies during the Order Form Term. o The fees set forth in this Order Form do not include any amounts that might be charged to Customer or Closure by Customer’s other vendors and services providers (e.g., API usage fees for an integrated service) or any amounts that might be incurred by Closure in connection with meeting any additional Customer requirements or providing any services or resources not expressly set forth in the Agreement (e.g., additional insurance coverage) (collectively, all such amounts, “Additional Charges”). o During the Subscription Term, Services shall include twenty-five thousand (25,000) hours of audio and/or video per year, and seven-hundred-fifty thousand (750,000) PDF pages per year. o Should Customer exceed these allotments, the excess shall be charged at a rate of two dollars ($2) per hour of audio and/or video and two cents ($0.02) per PDF page. o Closure shall notify Customer in writing (which may include email) when Customer reaches fifty percent (50%) of either allotment, and again upon eighty percent (80%) of either allotment, and again upon full usage of any included allotment. Customer shall not be obligated to pay any overage charges incurred prior to the delivery of the applicable notices. o All executed Order Forms are non-cancelable. All payments are non-cancelable and non-refundable except as expressly provided for the Trial Period in Section 8.5 of the Services Agreement or as otherwise expressly provided in this Order Form or the Services Agreement. ● Other Terms:
o By signing this Order Form, Customer orders from Closure the Services described in this Order Form. o In the event of a conflict between this Order Form, as executed by Customer and Closure, and a provision of the Services Agreement, the Services Agreement will control. Any changes made to this Order Form other than the execution of the signature block will be null and void and of no effect. No terms, provisions, or conditions of any purchase order will have any effect on the obligations of the parties under or otherwise modify this Order Form or the Services Agreement. o This Order Form is effective as of the date of last signature below (the “Order Effective Date”).

Customer
By:

Ed Barberini
(Print Name)
Title: Chief of Police
Date:

Closure Intelligence, Inc.

By:

Aaron Zelinger
(Print Name)
Title: Chief Executive Officer
Date:

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Closure Intelligence, Inc.

Platform Services Agreement
This Platform Services Agreement (together with all Orders, the “Agreement”) is between Closure Intelligence, Inc. (“Closure”) and the City of San Mateo (“Customer”) and is effective as of (the “Effective Date”). This Agreement allows Customer and its Affiliates to purchase access to certain of Closure’s services as specified under one or more Orders.

Certain capitalized terms are defined in Exhibit A and others are defined contextually in this Agreement.

Agreed as of the Effective Date by each party’s authorized representative:

Customer
City of San Mateo
330 W. 20th Avenue
San Mateo, CA 94403

Closure
169 Madison Ave
STE 15345
New York, NY 10016
Signature
Ed Barberini
Print Name
Chief of Police
Title
Primary Contact:

Email: [email protected]
Signature
Aaron Zelinger
Print Name
Chief Executive Officer
Title
Primary Contact:

Email: [email protected]

1. Services. Services can be purchased pursuant to Orders. During a Subscription Term, Customer may access and use the Services only for its internal purposes in accordance with the Documentation, this Agreement, and any limitations set forth in the applicable Order. Closure may, in its sole discretion, charge Customer for excess use at Closure’s then-current overage rates.

2. Data.

2.1. Use of Customer Data. Customer grants Closure the non-exclusive, worldwide, sublicensable right to use, copy, store, disclose, transmit, transfer, publicly display, modify, and create derivative works from Customer Data only as necessary to: (a) provide the Services; (b) derive or generate Product Data; (c) create and compile Aggregated Data; and (d) as otherwise required by Laws or as agreed to in writing between the parties. Customer agrees and acknowledges that Closure may also Process log-in credentials and related information of Users in connection with Closure’s provision of the Services.

2.2. Product Data; Aggregated Data. Closure may Process Product Data and Aggregated Data for internal business purposes, such as to improve, support, develop, and maintain its current and future technology, products, and services, including to test and improve its models and algorithms.

2.3. Third-Party Data. Any Third-Party Data that Closure may provide via the Services is governed by the third-party providers’ policies. Closure may choose to terminate the provision of any Third-Party Data if Closure’s rights to such Third-Party Data change.

3. Customer Obligations.

3.1. General. Customer is solely responsible for its Customer Data and will provide and maintain its Customer 40 of 551
Systems. Customer represents and warrants that: (a) it has all rights necessary for Closure to integrate the Services with Customer’s systems, databases, Customer Data, and applicable Third-Party Data and Third-Party Platforms; (b) it has made all disclosures, provided all notices, and obtained all rights, consents, and permissions necessary for Closure to collect, access, use, disclose, transfer, transmit, store, host, or otherwise Process Customer Data as set forth in this Agreement; and (c) Customer will ensure that its Users do not share log-in credentials (including between Users) for the Services. Customer will comply with Laws when using the Services and is responsible for its Users’ compliance with this Agreement and all actions taken through their log-in credentials.

3.2. Illegal Content. Closure recognizes that Customer is a law enforcement agency and that Customer will use the Services exclusively for authorized law enforcement purposes. In that context, Closure understands that Customer may, in its official capacity, use the Services in connection with law enforcement investigations related to illegal content (“Illegal Content”), including without limitation child pornography and child sexual assault materials.

Without limiting the generality of Customer’s obligations set forth in Section 3.1, Customer agrees that with respect to any Customer Data that is, or includes, Illegal Content, (a) Customer, and not Closure, is the exclusive owner, controller, and sole possessor of such Illegal Content; (b) to the extent that Closure receives any Illegal Content from, or Processes any Illegal Content on behalf of, Customer, Closure is acting exclusively at the direction of Customer as Customer’s agent; (c) Customer is solely responsible for, and holds Closure harmless with respect to, all requirements under Law related to or arising from the use, possession, storage, or other Processing of such Illegal Content, including without limitation all reporting and notification requirements related thereto.

3.3. CJIS Requirements. For any CJIS Data, Customer will comply with the following CJIS requirements: (a) Customer agrees to use training, policy and procedures to ensure Users use proper handling, processing, storing and communication protocols for Customer Data and Third-Party Data; (b) Customer agrees to protect the Services and all Third-Party Data, in each case, by monitoring and auditing staff user activity to ensure that it is only within the purview of system application development, system maintenance and the support roles assigned; (c) Customer will only provide access to the Services and any Third-Party Data through Customer-managed role-based access and applied sharing rules configured by Customer; (d) Customer agrees to create and retain activity transaction logs to enable auditing by Closure staff, CJIS, and any Third-Party Data owners; (e) Customer agrees to perform independent employment background screening for its staff at Customer’s own expense; and (f) Customer agrees to reinforce staff policies for creating User accounts with only one Customer domain email address for each User, with exceptions only as granted in writing by Closure.

4. Third-Party Platforms. Use of any Third-Party Platforms integrated into, or otherwise provided or used in connection with, the Services are subject to Customer’s agreement with the relevant provider. Closure is not responsible for, does not control, and has no liability for Third-Party Platforms or their respective providers. By enabling a Third-Party Platform to interact with the Services, Customer authorizes Closure to access and exchange Customer Data with such ThirdParty Platform on Customer’s behalf.

5. Commercial Terms.

5.1. Subscription Term. Except as set forth in an Order, each Subscription Term will automatically renew for successive 12-month periods unless either party gives the other party notice of non-renewal at least 90 days before the current Subscription Term ends.

5.2. Fees and Taxes. Fees for the Services are described in each Order (“Fees”). Fees are invoiced as described on the schedule in the Order. Unless the Order provides otherwise, all Fees are due within 30 days of the invoice date. Fees for renewal Subscription Terms are at Closure’s then-current rates, regardless of any discounted pricing in any Order. Late payments are subject to a service charge of 1.5% per month or the maximum amount allowed by Law, whichever is less. Customer is responsible for any sales, use, GST, value-added, withholding, or similar taxes or levies that apply to Orders, whether domestic or foreign, other than Closure’s income tax (“Taxes”). All Fees are exclusive of Taxes and are non-refundable.

6. Restrictions. Customer will not (and will not permit anyone else to) do any of the following: (a) provide access to a Service to a third party (other than Users for use in accordance with this Agreement); (b) use any Service on behalf of, or to provide any product or service to, third parties; (c) use any Service to develop a similar product or service; (d) reverse engineer, decompile, disassemble, or seek to access the source code or non-public APIs to any Service, except to the extent 41 of 551
such a restriction is expressly prohibited by Law (and then only with prior notice to Closure); (e) modify or create derivative works of any Service or copy any element of any Service; (f) remove or obscure any proprietary notices in any Service; (g) publish benchmarks or performance information about any Service; (h) interfere with the operation of any Service, circumvent any access restrictions, or conduct any security or vulnerability test of any Service; (i) take any action that risks harm to others or to the security, availability, or integrity of any Service; (j) access or use any Service for any fraudulent activities or in any manner that violates any Law; or (k) send, store, input, upload, submit, transmit, or otherwise provide any viruses or any infringing, unlawful, or injurious materials to or in connection with the Services.

7. Disclaimers.

7.1. General. The Services are provided “AS IS”. Closure, on its own behalf and on behalf of its suppliers and licensors, makes no other warranties, whether express, implied, statutory, or otherwise, including warranties of merchantability, fitness for a particular purpose, title, or noninfringement. Closure does not warrant that Customer’s use of the Services will be uninterrupted or error-free, that Closure will review Customer Data for accuracy, or that it will maintain Customer Data without loss. Closure is not liable for (a) delays, failures, or problems inherent in use of the Internet and electronic communications or other systems outside Closure’s control; (b) any decisions, actions, or omissions that Customer or any Users make as a result of using the Services or any Reports obtained or accessed via the Services or in connection with use of the Services; (c) any Third-Party Data or Third-Party Platform; (d) any trial, beta, or other evaluation products or services; (e) any Service suspension.

7.2. Service Output. Customer is solely responsible for (a) reviewing all Reports to determine they are accurate and suitable for Customer’s intended use and (b) Customer and Users’ use of the Services and any Reports, results, or other materials thereof or derived therefrom. Customer acknowledges and agrees that (i) there may be errors, inconsistencies, or inaccuracies in Reports and Service Output for various reasons (including the quality of the input from which it is derived from and the inherent technical limitations and probabilistic nature of the technology used in connection with the Services); (ii) due to the nature of the Services, Service Output may not be unique, novel, exclusive, or otherwise specific to Customer or Users and Customer and other users of the Services may receive similar output via the Services; (iii) the Service Output or any part thereof may be owned or controlled by a third party, or otherwise protected or protectable by intellectual property or other proprietary rights; (iv) Customer may not have any right or license to use or otherwise exploit the Service Output; (v) Customer may not be able to secure or obtain, in any jurisdiction, any right in the output or any patents or other intellectual property rights relating to the Service Output; and (vi) Service Output may have applicability or otherwise be relevant to other users of the Services. Closure does not represent or warrant that the Service Output will be accurate, reliable, free from errors or other defects, and Closure is not and will not be liable for any Service Output or Customer’s use of any Service Output. Customer is and will be solely liable for any reliance placed on any Service Output.

8. Term and Termination.

8.1. Term; Termination. The term of this Agreement (the “Term”) starts on the Effective Date and continues until expiration or termination of all Orders. Either party may terminate this Agreement (including any or all Orders) if the other party fails to cure a material breach of this Agreement (including a failure to pay fees) within 30 days after notice. Without limitation to such rights or remedies as Customer shall otherwise have by law, if the Order specifies a three-year term, Customer shall have the right to terminate this agreement after the first year of the Term by providing written notice of termination at least 90 days prior to the first anniversary of the Effective Date, after which Customer will have no further payment obligations for subsequent years.

8.2. For Non-Appropriation. Customer’s obligation to pay any amounts due for those fiscal periods succeeding the current fiscal period are contingent upon appropriation or approval of funds for that purpose. If such funds become unavailable, then Customer may elect to terminate this Agreement by giving written notice of termination to Closure effective immediately or on such other date as Customer specifies in the notice. In such an event, the Customer shall have no further liability to pay any funds to Closure or to furnish any other consideration under this Agreement, and Closure shall not be obligated to perform any provisions of this Agreement or to provide services intended to be funded pursuant to this Agreement. If partial funds are appropriated or provided, Customer shall have the option to either terminate this Agreement with no liability to the Customer or offer an amendment to the Closure to reflect the reduced amount.
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8.3. Mutual Consent. Services under this Agreement may be terminated by mutual written consent of the parties (email acceptable).

8.4. Effect of Termination. Upon expiration or termination of an Order, Customer’s access to and Closure’s obligations to provide the Services described in the Order will cease. Closure will be under no obligation to store or retain any Customer Data and may delete the applicable Customer Data at any time in its sole discretion. Customer Data and other Confidential Information, as defined in Section 11, may be retained in Recipient’s standard backups notwithstanding any obligation to delete the applicable Confidential Information but will remain subject to this Agreement’s confidentiality restrictions.

8.5. Survival. These Sections survive expiration or termination of this Agreement: 2.2 (Product Data; Aggregated Data), 3 (Customer Obligations), 4 (Third-Party Platforms); 5.2 (Fees and Taxes), 6 (Restrictions), 7 (Disclaimers), 8.2 (Effect of Termination), 8.3 (Survival), 9 (Ownership), 10 (Limitations of Liability), 11 (Confidentiality), 12 (Required Disclosures), 14 (General Terms), and Exhibit A (Definitions). Except where an exclusive remedy is provided in this Agreement, exercising a remedy under this Agreement, including termination, does not limit other remedies a party may have.

8.6. Suspension. Closure may immediately suspend or terminate Customer’s access to any or all of the Services if: (a) Customer breaches this Agreement; (b) Closure’s provision of any Service is prohibited or otherwise adversely affected by Laws or changes to Laws; (c) Customer’s actions risk harm to any of Closure’s other customers or the security, availability, or integrity of a Service; (d) Closure reasonably determines that there is a threat or potential threat or attack or potential attack on any Service; (e) any vendor suspends or terminates Closure’s access to or use of any products or services required for the Service; or (f) Customer’s Service usage substantially exceeds normal usage levels.

8.7. Trial Period Termination. Notwithstanding anything to the contrary in Section 5.2 or the Order Form, Customer shall have the right to terminate this Agreement and any associated Order Form for convenience within forty five (45) days following the Order Effective Date (the "Trial Period"). To exercise this right, Customer must provide written notice of termination to Closure within the Trial Period. Upon such termination, Closure shall refund to Customer any Fees paid by Customer to Closure under the applicable Order Form for the terminated Services. The provisions of Section 8.2 (Effect of Termination) and Section 8.3 (Survival) shall apply to the extent consistent with this Section 8.5.

9. Ownership. Neither party grants the other any rights or licenses not expressly set out in this Agreement. Except as expressly provided in this Agreement, as between the parties, Customer retains all intellectual property rights and other rights in Customer Data. Except for Customer’s use rights in this Agreement, Closure and its licensors retain all intellectual property rights and other rights in and to (a) the Services; (b) any work product or results of the provision, operation, or maintenance of the Services; (c) all Documentation, Product Data, and Aggregated Data; (d) all Closure technology, templates, algorithms, formats, and dashboards; (e) all general skills, know-how, processes, methodologies, tools, techniques, routines, or technologies, in each case, that are created, adapted or used by Closure in its business generally; and (f) all modifications or improvements to any of the foregoing items set forth in subsections (a) through (e) made by or on behalf of Closure. If Customer provides Closure with feedback or suggestions regarding the Services or other Closure offerings, Closure may use the feedback or suggestions without restriction or obligation.

10. Limitations of Liability. Closure, its successors, assigns, Affiliates, and each of their suppliers, licensors, employees, officers, and agents, will not have any liability arising out of or related to this Agreement for (a) any loss of use, lost data, lost profits, failure of security mechanisms, interruption of business, or any indirect, special, incidental, reliance, or consequential damages of any kind, even if informed of their possibility in advance or (b) any amounts that exceed, in aggregate, the amounts paid or payable by Customer to Closure pursuant to this Agreement during the 6 months prior to the date on which the applicable claim giving rise to the liability arose under this Agreement. The waivers and limitations in this Section 10 apply regardless of the form of action, whether in contract, tort (including negligence), strict liability or otherwise and will survive and apply even if any limited remedy in this Agreement fails of its essential purpose.

11. Confidentiality.
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11.1. Definition. “Confidential Information” means information disclosed to the receiving party (“Recipient”) under this Agreement that is designated by the disclosing party (“Discloser”) as proprietary or confidential or that should be reasonably understood to be proprietary or confidential due to its nature and the circumstances of its disclosure. Closure’s Confidential Information includes any technical or performance information about the Services.

Customer’s Confidential Information includes Customer Data.

11.2. Obligations. As Recipient, each party will: (a) hold Confidential Information in confidence and not disclose it to third parties except as expressly permitted in this Agreement, including Section 2.1 (Use of Customer Data); and (b) only use Confidential Information to fulfill its obligations and exercise its rights expressly set forth in this Agreement. At Discloser’s request, Recipient will delete all Confidential Information, except, in the case where Closure is the Recipient, Closure may retain the Customer’s Confidential Information to the extent required to continue to provide the Services. Recipient may disclose Confidential Information to its employees, agents, contractors, and other representatives having a legitimate need to know (including, for Closure, the subcontractors referenced in Section 14.11), provided it remains responsible for their compliance with this Section 11 and they are bound to confidentiality obligations no less protective than this Section 11.

11.3. Exclusions. These confidentiality obligations do not apply to information that Recipient can document: (a) is or becomes public knowledge through no fault of the receiving party; (b) it rightfully knew or possessed prior to receipt under this Agreement; (c) it rightfully received from a third party without breach of confidentiality obligations; or (d) it independently developed without using Confidential Information.

11.4. Remedies. Unauthorized use or disclosure of Confidential Information may cause substantial harm for which damages alone are an insufficient remedy. Each party may seek appropriate equitable relief, in addition to other available remedies, for breach or threatened breach of this Section 11.

12. Required Disclosures. Nothing in this Agreement prohibits either party from making disclosures, including of Customer Data and other Confidential Information, if required by Law, subpoena, or court order, provided (if permitted by Law) it notifies the other party in advance and cooperates in any effort to obtain confidential treatment.

13. Publicity. Neither party may publicly announce that the parties have entered into this Agreement, except with the other party’s prior consent or as required by Laws. However, Closure may include Customer and its trademarks in Closure’s customer lists and promotional materials but will cease further use at Customer’s written request.

14. General Terms.

14.1. Assignment. Neither party may assign this Agreement without the prior consent of the other party, except that either party may assign this Agreement to a successor to all or substantially all of its business or assets to which this Agreement relates (including in connection with a merger, reorganization, acquisition, or other transfer of all or substantially all its assets or voting securities). Any non-permitted assignment is void. This Agreement will bind and inure to the benefit of each party’s permitted successors and assigns.

14.2. Governing Law; Arbitration. This Agreement shall be governed by the laws of the State of California and, in the event of litigation, venue will be in the County of San Mateo.

14.3. WAIVER OF JURY TRIAL. CUSTOMER AND CLOSURE HEREBY IRREVOCABLY WAIVE, TO THE

FULLEST EXTENT PERMITTED BY LAW, ALL RIGHTS TO TRIAL BY JURY IN ANY ACTION, PROCEEDING

OR COUNTERCLAIM (WHETHER IN CONTRACT, STATUTE, TORT (SUCH AS NEGLIGENCE), OR OTHERWISE) RELATING TO THIS AGREEMENT.

14.4. Attorneys’ Fees and Costs. The prevailing party in any action to enforce this Agreement will be entitled to recover its attorneys’ fees and costs in connection with such action.

14.5. Notices. Except as set out in this Agreement, any notice or consent under this Agreement must be in writing to the addresses on the first page and will be deemed given: (a) upon receipt if by personal delivery; (b) upon receipt if by certified or registered U.S. mail (return receipt requested); (c) one day after dispatch if by a commercial overnight delivery service; or (d) upon confirmation of receipt by email to the email address set forth for the party on the signature block of this Agreement or, if no confirmation has been received, one business day after the date of sending. Either party may update its address with notice to the other party. Closure may also send operational notices 44 of 551
to Customer through the Services.

14.6. Entire Agreement. This Agreement (which includes all Orders) is the parties’ entire agreement regarding its subject matter and supersedes any prior or contemporaneous agreements regarding its subject matter. In this Agreement, headings are for convenience only and “including” and similar terms are to be construed without limitation. This Agreement may be executed in counterparts (including electronic copies and PDFs), each of which is deemed an original and which together form one and the same agreement.

14.7. Amendments. Any amendments, modifications, or supplements to this Agreement must be in writing and signed by each party’s authorized representatives or, as appropriate, agreed through electronic means provided by Closure. The terms in any Customer purchase order or business form will not amend or modify this Agreement and are expressly rejected by Closure; any of these Customer documents are for administrative purposes only and have no legal effect.

14.8. Waivers and Severability. Waivers must be signed by the waiving party’s authorized representative and cannot be implied from conduct. If any provision of this Agreement is held invalid, illegal, or unenforceable, it will be limited to the minimum extent necessary so the rest of this Agreement remains in effect.

14.9. Government Terms. Elements of the Services are commercial computer software. If the user or licensee of the Services is an agency, department, or other entity of the United States Government, the use, duplication, reproduction, release, modification, disclosure, or transfer of the Services or any related documentation of any kind, including technical data and manuals, is restricted by the terms of this Agreement in accordance with Federal Acquisition Regulation 12.212 for civilian purposes and Defense Federal Acquisition Regulation Supplement 227.7202 for military purposes. The Services were developed fully at private expense. All other use is prohibited.

14.10. Force Majeure. Neither party is liable for any delay or failure to perform any obligation under this Agreement (except for a failure to pay fees) due to events beyond its reasonable control, such as a strike, blockade, war, pandemic, act of terrorism, riot, Internet or utility failures, refusal of government license, or natural disaster.

14.11. Subcontractors. Closure may use subcontractors and permit them to exercise Closure’s rights, but Closure remains responsible for their compliance with this Agreement and for its overall performance under this Agreement.

14.12. Independent Contractors. The parties are independent contractors, partners, or joint venturers.

14.13. Conflicts in Interpretation. If there are inconsistencies or conflicts between the terms of the body of this Agreement and the terms of any schedules, exhibits, attachments, addenda, policies, and other documents attached to or incorporated by reference in this Agreement, the order of precedence is as follows: (a) the terms contained in the body of this Agreement; (b) the terms of the schedules, exhibits, attachments, addenda, and policies to this Agreement; and (c) the Documentation.

14.14. Insurance. Closure shall procure and maintain for the duration of the contract the insurance specified in Exhibit B to this Agreement.
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Exhibit A
Definitions

1.1. “Affiliate” means an entity directly or indirectly owned or controlled by a party, where “ownership” means the beneficial ownership of 50% or more of an entity’s voting equity securities or other equivalent voting interests and “control” means the power to direct the management or affairs of an entity.

1.2. “Aggregated Data” means Customer Data that has been deidentified or aggregated with other data such that the resulting data no longer reasonably identifies Customer or a specific individual.

1.3. “CJIS Data” means Customer Data that is subject to the requirements of the CJIS Security Policy set forth by the U.S.

Department of Justice, Federal Bureau of Investigation, Criminal Justice Information Services Division.

1.4. “Criminal Justice Information Services Division” or “CJIS” means the FBI division responsible for the collection, warehousing, and timely dissemination of relevant criminal justice information to the FBI and to qualified law enforcement, criminal justice, civilian, academic, employment and licensing agencies.

1.5. “Customer Data” means any data or information that: (a) Customer (including its Users) submits to the Services, including from Third-Party Platforms; and (b) is Processed by Closure to provide the Services to Customer.

1.6. “Customer Systems” means Customer’s hardware, software, other technology, and infrastructure that Customer is required to provide and maintain in order for Customer to access and use the Services.

1.7. “Documentation” means the then-current version of Closure’s usage guidelines and standard technical documentation for the Services that Closure makes generally available to its customers of the applicable Services.

1.8. “Laws” means all applicable relevant local, state, federal and international laws, regulations and conventions, including those related to data privacy and data transfer, international communications, and export of data.

1.9. “Order” means an order form that describes the Services being purchased by Customer that is executed by the parties and references this Agreement.

1.10. “Process” or “Processed” means to collect, access, use, disclose, transfer, transmit, store, host, or otherwise process.

1.11. “Product Data” means information generated from the use of the Services, which data does not identify Users, any other natural human persons, or Customer, such as technical logs, data, and learnings about Customer’s use of the Services, but excluding any identifiable Customer Data.

1.12. “Report” means any information, reports, outputs, or other materials obtained or accessed via, or provided by the Services, including Service Output.

1.13. “Service” or “Services” means the then-current version of Closure’s proprietary platform and other Services that are identified in the relevant Order.

1.14. “Service Output” means any data, text, software, audio, video, images, content, computational results, predictions, recommendations, decisions, output, or other information or material that is provided by the Service, derived from Customer Data, and provided to Customer or Customer Affiliates, or any of their employees, agents, consultants, thirdparty contractors, vendors, customers, or end users.

1.15. “Subscription Term” means the period during which Customer’s subscription to access and use the Services is in effect, as identified in the applicable Order.

1.16. “Third-Party Data” means any third-party data that is licensed from third party vendors and made accessible via the Service. For clarity, Third-Party Data does not include any Customer Data.

1.17. “Third-Party Platform” means any third-party platform, database, add-on, service, or product not provided by Closure that Customer elects to integrate or enable for use with any Service.

1.18. “User” means any employee or contractor of Customer or its Affiliates that Customer allows to use the Services on Customer’s behalf.

1.19. "Trial Period" means the forty-five (45) day period following the Order Effective Date during which Customer may terminate this Agreement and any associated Order Form for convenience, as further described in Section 8.5. 46 of 551
Exhibit B
Insurance Requirements

MINIMUM SCOPE OF INSURANCE
Coverage shall be at least as broad as:

1. Solely for the period after November 1, 2025, Commercial General Liability (CGL): Insurance Services Office (ISO) Form CG 00 01 12 07 covering CGL on an “occurrence” basis, including products-completed operations, personal & advertising injury, with limits no less than $2,000,000 per occurrence. If a general aggregate limit applies, either the general aggregate limit shall apply separately to this project/location or the general aggregate limit shall be twice the required occurrence limit.

2. Workers’ Compensation: as required by the State of California, with Statutory Limits, and Employer’s Liability Insurance with limit of no less than $1,000,000 per accident for bodily injury or disease.

If the contractor maintains higher limits than the minimums shown above, the City requires and shall be entitled to coverage for the higher limits maintained by the contractor.

Other Insurance Provisions
The insurance policies are to contain, or be endorsed to contain, the following provisions:

Additional Insured Status
The City’s elected and appointed officials, employees, and agents are to be covered as insureds on the CGL policy with respect to liability arising out of work or operations performed by or on behalf of the Contractor including materials, parts or equipment furnished in connection with such work or operations. General liability coverage can be provided in the form of an endorsement to the Contractor’s insurance (at least as broad as ISO Form CG 20 10, 11 85 or both CG 20 10 and CG 20 37 forms if later revisions used).

Primary Coverage
For any claims related to this contract, the Contractor’s insurance coverage shall be primary insurance as respects the City, its elected and appointed officials, employees, and agents. Any insurance or self-insurance maintained by the City, its elected and appointed officials, employees, or agents shall be excess of the Contractor’s insurance and shall not contribute with it.

Notice of Cancellation
Each insurance policy required above shall provide that coverage shall not be canceled, except after thirty (30) days’ prior written notice (10 days for non-payment) has been given to the City.

Waiver of Subrogation
Contractor hereby grants to City a waiver of any right to subrogation which any insurer of said Contractor may acquire against the City by virtue of the payment of any loss under such insurance. Contractor agrees to obtain any endorsement that may be necessary to effect this waiver of subrogation, but this provision applies regardless of whether or not the City has received a waiver of subrogation endorsement from the insurer.

Deductibles and Self-Insured Retentions
Any deductibles or self-insured retentions must be declared to and approved by the City. The City may require the Contractor to purchase coverage with a lower deductible or retention or provide proof of ability to pay losses and related investigations, claim administration, and defense expenses within the retention.

Acceptability of Insurers
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Insurance is to be placed with insurers with a current A.M. Best’s rating of no less than A:VII, unless otherwise acceptable to the City.

Verification of Coverage
Contractor shall furnish the City with original certificates and amendatory endorsements or copies of the applicable policy language effecting coverage required by this clause. All certificates and endorsements are to be received and approved by the City before work commences. However, failure to obtain the required documents prior to the work beginning shall not waive the Contractor’s obligation to provide them. The City reserves the right to require complete, certified copies of all required insurance policies, including endorsements required by these specifications, at any time.
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CITY OF SAN MATEO

CITY OF SAN MATEO
Agenda Report
City Hall
330 W. 20th Avenue
San Mateo CA 94403
www.cityofsanmateo.org
Agenda Number: 7 Section Name: CONSENT CALENDAR Account Number: 20-5150 File ID: 25-10523 TO: City Council
FROM: Alex Khojikian, City Manager
PREPARED BY: Police Department
MEETING DATE: November 03, 2025
SUBJECT:

Grant Award Acceptance and Budget Appropriation – Agreement RECOMMENDATION:

Adopt a Resolution to accept grant funds in the amount of $30,000 from the California Department of Alcoholic Beverage Control Law Enforcement Grant Program; authorize the Police Chief to execute the agreement and all other necessary grant documents; and appropriate $30,000 to the Police Department’s fiscal year 2025-26 budget.

BACKGROUND:

The California Department of Alcoholic Beverage Control (ABC) administers a grant program to assist local jurisdictions with increasing safety by addressing alcohol-related harm in the community. The Police Department applied for and has been awarded this grant, which comes with specific criteria for grant activities. The grant funds will enable the Police Department to implement programs such as:
• Minor Decoy operations – designed to educate and deter licensed locations from selling/furnishing alcohol to minors
• Shoulder Tap operations – used to detect and deter adults who are purchasing alcohol for minors outside of the stores
• Informed Merchants Preventing Alcohol-Related Crime Tendencies (IMPACT) Inspections – to educate licensees on alcohol related laws to help reduce alcohol-related crime in and around licensed premises • Holiday Enforcement – consisting of enforcement targeting underage drinking, sales/furnishing to minors, sales to obviously intoxicated patrons, and other related violations The grant activities aim to reduce underage drinking and the resultant DUI driving injuries and fatalities, and/or property damages, reduce youth access to alcoholic beverages through the education of licensee, enforcement intervention and the impressions of omnipresence of law enforcement.

The grant requires that a Resolution and grant agreement (Attachments 1 and 2) be approved by the City Council. The Police Department looks forward to the opportunity to enhance the depth of services we provide to our community by performing the work funded by the grant.

BUDGET IMPACT:

The ABC Law Enforcement Grant requires no matching funds, and the Police Department already has all related equipment needed to conduct grant activities. There is no impact on the General Fund and once appropriated, $30,000 in funds will be added to the Police Grant (Fund 200) budget.
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CITY OF SAN MATEO
ENVIRONMENTAL DETERMINATION:

This action is not a project subject to CEQA, because it can be seen with certainty that it will not cause a physical change in the environment. (Public Resources Code Section 21065.)

NOTICE PROVIDED
All meeting noticing requirements were met.

ATTACHMENTS
Att 1 – Proposed Resolution
Att 2 – Grant Agreement

STAFF CONTACT
Ed Barberini, Chief of Police
[email protected]
(650) 522-7600
Dave Peruzzaro, Captain
[email protected]
(650) 522-7684
Lupe Mejia, Sergeant
[email protected]
(650) 522-7683
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CITY OF SAN MATEO
RESOLUTION NO. ____ (2025)

APPROPRIATING FUNDS AND AUTHORIZING THE CHIEF OF POLICE TO EXECUTE THE GRANT AGREEMENT

TO EXPEND THE CALIFORNIA DEPARTMENT OF ALCOHOLIC BEVERAGE CONTROL ABC-OTS GRANT PROGRAM FUNDS TOTALING $30,000
WHEREAS, the California Department of Alcoholic Beverage Control has awarded the City of San Mateo a grant totaling $30,000 through its ABC-OTS Grant Program; and WHEREAS, in order to receive the grant funding, the City must submit a signed Grant Agreement to the State; and
WHEREAS, the Department of Alcoholic Beverage Control requires recipient cities to adopt Resolutions to appropriate funds, which would be reimbursed through the grant, and authorize the expenditure of grant monies; and
WHEREAS, Section 5.13(a) of the City Charter requires Council approval by Resolution for amendments to the City’s budget.

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

1. This action is not a project subject to CEQA, because it can be seen with certainty that it will not cause a physical change in the environment. (Public Resources Code Section 21065.)

2. Grant funding in the amount of $30,000 from the California Department of Alcoholic Beverage Control is accepted, and appropriation of these funds into the Police Grants Fund (Fund 200) is authorized.

3. The Chief of Police is authorized, on behalf of the City, to execute and submit the grant agreement and any additional documents including, without limitation, contracts, amendments, extensions, modifications, and payment requests as appropriate to accept the funds and comply with the conditions of the grant.

4. Any liability arising out of the performance of this contract, including civil court actions for damages, shall be the responsibility of the grant recipient and the authorizing agency. The State of California and Department of Alcoholic Beverage Control disclaim responsibility for any such liability.

5. Grant funds received hereunder shall not be used to supplant ongoing law enforcement operations or other expenditures controlled by the body.

6. This award is not subject to local hiring freezes.
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Agreement Number: 26-OTS121
City of San Mateo through the San Mateo Police Department

EXHIBIT A

SCOPE OF WORK
Purpose and Description of Services
Contractor agrees to implement the Department of Alcoholic Beverage Control programs as listed:
• Minor Decoy operations – designed to educate and deter licensed locations from selling/furnishing alcohol to minors and shall be conducted at both “On-Sale” and “Off-Sale” licensed establishments within the operations period of the grant. • Shoulder Tap operations – used to detect and deter adult furnishers outside of a licensed business and shall be performed at “Off-Sale” licensed locations to apprehend adults that are unaffiliated with the licensed businesses who are purchasing alcohol for minors outside of the stores within the operation period of the grant.
• Informed Merchants Preventing Alcohol-Related Crime Tendencies (IMPACT) Inspections – primary goal is to educate licensees on alcohol related laws to help reduce alcohol-related crime in and around licensed premises. Contractor agrees to conduct visits and inspections of licensed premises identifying areas of non-compliance at “On-Sale” and “Off-Sale” licensed locations within the operation period of the grant.
• Holiday Enforcement – This program consists of working general undercover and high-profile enforcement targeting underage drinking, sales/furnishing to minors, sales to obviously intoxicated patrons, and other related violations.

Holidays shall be defined as:
o Halloween – Friday, October 31 to Sunday, November 2, 2025 o Thanksgiving – Wednesday, November 26 to November 30, 2025 o New Year’s Eve – Wednesday, December 31, 2025
o St. Patrick’s Day – Friday, March 13 to Tuesday, March 17, 2026 o Cinco de Mayo – Friday, May 1 to Tuesday, May 5, 2026 o Memorial Day Weekend – Friday, May 22 to Monday, May 25, 2026 o 4th of July – Friday, July 3 to Sunday, July 5, 2026
The project is targeted to reduce underage drinking and the resultant DUI driving injuries and fatalities, and/or property damages, reduce youth access to alcoholic beverages through the education of licensee, enforcement intervention and the impressions of omnipresence of law enforcement.

In addition, contractor agrees to the following goals:
• Raise public awareness that selling, serving and/or furnishing alcoholic beverages to individuals under twenty-one years old is a criminal violation that will be prosecuted by local city and district attorneys.
• Establish and implement a coordinated effort between contactor and ABC, and acknowledges no operations will be conducted until after the contractor’s representative has completed training conducted by ABC.
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• Issue press releases as follows:
o To announce the start of the program
o At the conclusion of each Minor Decoy Operation held (to announce the number of licensed premises who sold to the minor decoy).
o At the conclusion of each Shoulder Tap Operation held (to announce the number of adults arrested for purchasing alcoholic beverages for the decoy). o At the conclusion of each IMPACT operation held.
• Email each press release to the Department’s Public Information Office, [email protected] as soon as it is released.
• In all press releases, in addition to any credits the agency wishes to give, will include the following statement: “This project is part of the Department of Alcoholic Beverage Control’s Minor Decoy/Shoulder Tap Grant Project, funded by the California Office of Traffic Safety through the National Highway Traffic Safety Administration.”
• Complete and submit bi-monthly reports, in a format designed by ABC due no later than the following:
o On or before January 15, 2026 (with results of operations October, November & December 2025)
o On or before March 15, 2026 (with results of operations January & February 2026) o On or before May 15, 2026 (with results of operations March & April 2026) o On or before July 15, 2026 (with results of operations May & June 2026) o On or before September 15, 2026 (With results of operations July & August 2026) • Submit an Executive Summary as part of the final report due on or before September 15, 2026.

The summary shall contain the following:
o An evaluation statement concerning the end product and cost benefits; and a listing of recommended and/or adopted policy or procedure changes, if any, occurring as a result of the project.
o Project personnel identifying the key personnel who worked on the project, together with their job classification, and a brief description of their contribution. o Problems – describe any operational or cost problems that were encountered in project implementation. If known, state alternative methods that would have avoided the problem and increased the effectiveness of the project.
o Results – describe the results of the project in terms of meeting the original objectives as stated in the project agreement. Also, describe the results in terms of how they will be specifically applied for future improvement of the agency’s continuing activities relating to alcohol problem prevention and enforcement. Where possible, describe estimated savings resulting from implementing project results.
o Disclaimer – The final report shall include the following: “The opinions, findings, and conclusions expressed in this publication are those of the authors and not necessarily those of the State of California, Business, Consumer Services and Housing Agency, or the Department of Alcoholic Beverage Control.”
o Documentation – Attach any relevant documents developed. Examples are new or revised forms, diagrams, management reports, photos, coding manuals, instructional manuals, etc.
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Agreement Number: 26-OTS121
City of San Mateo through the San Mateo Police Department

Contract Term
The operation period of the grant is October 1, 2025 through August 31, 2026 Project Representatives
The project representatives during the term of this agreement will be:

San Mateo Police Department Alcoholic Beverage Control
Guadalupe Mejia Diana Fouts-Guter, Grant Coordinator
200 Franklin Parkway 3927 Lennane Drive, Suite 100
San Mateo, CA 94403 Sacramento, CA 95834
(650) 522-7683 (916) 928-9807
[email protected] [email protected]
San Mateo Police Department Alcoholic Beverage Control
Tricia Toomey Kristine Okino, Grant Fiscal Analyst
200 Franklin Parkway 3927 Lennane Drive, Suite 100
San Mateo, CA 94403 Sacramento, CA 95834
(650) 522-7623 [email protected]
[email protected]
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EXHIBIT B

BUDGET DETAIL AND PAYMENT PROVISIONS

INVOICING AND PAYMENT
• For services satisfactorily rendered, and upon receipt and approval of services, Alcoholic Beverage Control agrees to compensate for approved reimbursable costs of personnel overtime and benefits (actual cost) and travel.
• Invoices shall clearly reference the agreement number 26-OTS121 and must not exceed the total authorized contract amount of $30,000. Invoices shall be submitted on a bi-monthly basis, on the prescribed form designed by ABC.

Submit to: Department of Alcoholic Beverage Control
Attn: Kristine Okino, Grants Fiscal Analyst
3927 Lennane Drive, Suite 100
Sacramento, CA 95834
• This grant is only for overtime compensation on approved operations and travel for training held on October 16, 2025 only.
• In accordance with State of CA travel policy, agencies are eligible to receive reimbursement for travel expenses incurred for training on October 16, 2025. https://www.calhr.ca.gov/about-calhr/divisionsprograms/benefits/travel-reimbursements/ • Payment shall be made in arrears within 45 days from the receipt of an undisputed invoice. • Contractor understands in order to eligible for reimbursement; cost must be incurred on or after the effective date of the project, October 1, 2025 and on or before the project termination date, August 31, 2026.
• Contractor understands any other costs incurred by contractor, other than attendance at initial training and/or personnel overtime and benefits as authorized above, in the performance of this agreement are the sole responsibility of contractor.

BUDGET CONTINGENCY CLAUSE
• It is mutually agreed that if the Budget Act of the current year and/or any subsequent years covered under this agreement does not appropriate sufficient funds for the program, this agreement shall be of no further force and effect. In this event, the State shall have no liability to pay any funds whatsoever to contractor or to furnish any other considerations under this agreement and contractor shall not be obligated to perform any provisions of this agreement. • If funding for any fiscal year is reduced or deleted by the Budget Act for purposes of this program, the State shall have the option to either cancel this agreement with no liability occurring to the State, or offer an agreement amendment to contractor to reflect the reduced amount.

PROMPT PAYMENT CLAUSE
Payment will be made in accordance with, and within the time specified in, Government Code Chapter

4.5, commencing with Section 927.
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EXHIBIT C

GENERAL TERMS AND CONDITIONS

1. APPROVAL: This Agreement is of no force or effect until signed by both parties and approved by the Department of General Services, if required. Contractor may not commence performance until such approval has been obtained.

2. AMENDMENT: No amendment or variation of the terms of this Agreement shall be valid unless made in writing, signed by the parties and approved as required. No oral understanding or Agreement not incorporated in the Agreement is binding on any of the parties.

3. ASSIGNMENT: This Agreement is not assignable by the Contractor, either in whole or in part, without the consent of the State in the form of a formal written amendment.

4. AUDIT: Contractor agrees that the awarding department, the Department of General Services, the Bureau of State Audits, or their designated representative shall have the right to review and to copy any records and supporting documentation pertaining to the performance of this Agreement.

Contractor agrees to maintain such records for possible audit for a minimum of three (3) years after final payment, unless a longer period of records retention is stipulated. Contractor agrees to allow the auditor(s) access to such records during normal business hours and to allow interviews of any employees who might reasonably have information related to such records. Further, Contractor agrees to include a similar right of the State to audit records and interview staff in any subcontract related to performance of this Agreement. (Gov. Code §8546.7, Pub. Contract Code §10115 et seq., CCR Title 2, Section 1896).

5. INDEMNIFICATION: Contractor agrees to indemnify, defend and save harmless the State, its officers, agents and employees from any and all claims and losses accruing or resulting to any and all contractors, subcontractors, suppliers, laborers, and any other person, firm or corporation furnishing or supplying work services, materials, or supplies in connection with the performance of this Agreement, and from any and all claims and losses accruing or resulting to any person, firm or corporation who may be injured or damaged by Contractor in the performance of this Agreement.

6. DISPUTES: Contractor shall continue with the responsibilities under this Agreement during any dispute.

7. TERMINATION FOR CAUSE: The State may terminate this Agreement and be relieved of any payments should the Contractor fail to perform the requirements of this Agreement at the time and in the manner herein provided. In the event of such termination the State may proceed with the work in any manner deemed proper by the State. All costs to the State shall be deducted from any sum due the Contractor under this Agreement and the balance, if any, shall be paid to the Contractor upon demand.

8. INDEPENDENT CONTRACTOR: Contractor, and the agents and employees of Contractor, in the performance of this Agreement, shall act in an independent capacity and not as officers or employees or agents of the State.

9. RECYCLING CERTIFICATION: The Contractor shall certify in writing under penalty of perjury, the minimum, if not exact, percentage of post-consumer material as defined in the Public Contract Code Section 12200, in products, materials, goods, or supplies offered or sold to the State regardless of whether the product meets the requirements of Public Contract Code Section 58 of 551
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12209. With respect to printer or duplication cartridges that comply with the requirements of Section 12156(e), the certification required by this subdivision shall specify that the cartridges so comply (Pub. Contract Code §12205).

10. NON-DISCRIMINATION CLAUSE: During the performance of this Agreement, Contractor and its subcontractors shall not deny the contract’s benefits to any person on the basis of race, religious creed, color, national origin, ancestry, physical disability, mental disability, medical condition, genetic information, marital status, sex, gender, gender identity, gender expression, age, sexual orientation, or military and veteran status, nor shall they discriminate unlawfully against any employee or applicant for employment because of race, religious creed, color, national origin, ancestry, physical disability, mental disability, medical condition, genetic information, marital status, sex, gender, gender identity, gender expression, age, sexual orientation, or military and veteran status. Contractor shall insure that the evaluation and treatment of employees and applicants for employment are free of such discrimination. Contractor and subcontractors shall comply with the provisions of the Fair Employment and Housing Act (Gov. Code §12900 et seq.), the regulations promulgated thereunder (Cal. Code Regs., tit. 2, §11000 et seq.), the provisions of Article 9.5, Chapter 1, Part 1, Division 3, Title 2 of the Government Code (Gov. Code §§11135- 11139.5), and the regulations or standards adopted by the awarding state agency to implement such article. Contractor shall permit access by representatives of the Department of Fair Employment and Housing and the awarding state agency upon reasonable notice at any time during the normal business hours, but in no case less than 24 hours’ notice, to such of its books, records, accounts, and all other sources of information and its facilities as said Department or Agency shall require to ascertain compliance with this clause. Contractor and its subcontractors shall give written notice of their obligations under this clause to labor organizations with which they have a collective bargaining or other agreement. (See Cal. Code Regs., tit. 2, §11105.) Contractor shall include the nondiscrimination and compliance provisions of this clause in all subcontracts to perform work under the Agreement.

11. CERTIFICATION CLAUSES: The CONTRACTOR CERTIFICATION CLAUSES contained in the document CCC 04/2017 are hereby incorporated by reference and made a part of this Agreement by this reference as if attached hereto.

12. TIMELINESS: Time is of the essence in this Agreement.

13. COMPENSATION: The consideration to be paid Contractor, as provided herein, shall be in compensation for all of Contractor's expenses incurred in the performance hereof, including travel, per diem, and taxes, unless otherwise expressly so provided.

14. GOVERNING LAW: This contract is governed by and shall be interpreted in accordance with the laws of the State of California.

15. ANTITRUST CLAIMS: The Contractor by signing this agreement hereby certifies that if these services or goods are obtained by means of a competitive bid, the Contractor shall comply with the requirements of the Government Codes Sections set out below. a. The Government Code Chapter on Antitrust claims contains the following definitions:
1) "Public purchase" means a purchase by means of competitive bids of goods, services, or materials by the State or any of its political subdivisions or public agencies on whose behalf the Attorney General may bring an action pursuant to subdivision (c) of Section 16750 of the Business and Professions Code.
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2) "Public purchasing body" means the State or the subdivision or agency making a public purchase. Government Code Section 4550.
b. In submitting a bid to a public purchasing body, the bidder offers and agrees that if the bid is accepted, it will assign to the purchasing body all rights, title, and interest in and to all causes of action it may have under Section 4 of the Clayton Act (15 U.S.C. Sec.15) or under the Cartwright Act (Chapter 2 (commencing with Section 16700) of Part 2 of Division 7 of the Business and Professions Code),arising from purchases of goods, materials, or services by the bidder for sale to the purchasing body pursuant to the bid. Such assignment shall be made and become effective at the time the purchasing body tenders final payment to the bidder. Government Code Section 4552.
c. If an awarding body or public purchasing body receives, either through judgment or settlement, a monetary recovery for a cause of action assigned under this chapter ,the assignor shall be entitled to receive reimbursement for actual legal costs incurred and may, upon demand, recover from the public body any portion of the recovery, including treble damages, attributable to over charges that were paid by the assignor but were not paid by the public body as part of the bid price, less the expenses incurred in obtaining that portion of the recovery. Government Code Section 4553.
d. Upon demand in writing by the assignor, the assignee shall, within one year from such demand, reassign the cause of action assigned under this part if the assignor has been or may have been injured by the violation of law for which the cause of action arose and (a)the assignee has not been injured thereby, or (b) the assignee declines to file a court action for the cause of action. See Government Code Section 4554.

16. CHILD SUPPORT COMPLIANCE ACT: For any Agreement in excess of $100,000, the contractor acknowledges in accordance with Public Contract Code 7110, that:
a. The contractor recognizes the importance of child and family support obligations and shall fully comply with all applicable state and federal laws relating to child and family support enforcement, including, but not limited to, disclosure of information and compliance with earnings assignment orders, as provided in Chapter 8 (commencing with section 5200) of Part 5 of Division 9 of the Family Code; and
b. The contractor, to the best of its knowledge is fully complying with the earnings assignment orders of all employees and is providing the names of all new employees to the New Hire Registry maintained by the California Employment Development Department.

17. UNENFORCEABLE PROVISION: In the event that any provision of this Agreement is unenforceable or held to be unenforceable, then the parties agree that all other provisions of this Agreement have force and effect and shall not be affected thereby.

18. PRIORITY HIRING CONSIDERATIONS: If this Contract includes services in excess of $200,000, the Contractor shall give priority consideration in filling vacancies in positions funded by the Contract to qualified recipients of aid under Welfare and Institutions Code Section 11200 in accordance with Pub. Contract Code §10353.

19. SMALL BUSINESS PARTICIPATION AND DVBE PARTICIPATION REPORTING REQUIREMENTS:
a. If for this Contract Contractor made a commitment to achieve small business participation, then Contractor must within 60 days of receiving final payment under this Contract (or within 60 of 551
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such other time period as may be specified elsewhere in this Contract) report to the awarding department the actual percentage of small business participation that was achieved. (Govt.

Code § 14841.)
b. If for this Contract Contractor made a commitment to achieve disabled veteran business enterprise (DVBE) participation, then Contractor must within 60 days of receiving final payment under this Contract (or within such other time period as may be specified elsewhere in this Contract) certify in a report to the awarding department: (1) the total amount the prime Contractor received under the Contract; (2) the name and address of the DVBE(s) that participated in the performance of the Contract; (3) the amount each DVBE received from the prime Contractor; (4) that all payments under the Contract have been made to the DVBE; and (5) the actual percentage of DVBE participation that was achieved. A person or entity that knowingly provides false information shall be subject to a civil penalty for each violation. (Mil. & Vets. Code § 999.5(d); Govt. Code § 14841.)

20. LOSS LEADER: If this contract involves the furnishing of equipment, materials, or supplies then the following statement is incorporated: It is unlawful for any person engaged in business within this state to sell or use any article or product as a “loss leader” as defined in Section 17030 of the Business and Professions Code. (PCC 10344(e).)

21. GENERATIVE AI DISCLOSURE OBLIGATIONS:
a. The following terms are in addition to the defined terms and shall apply to the Contract:
1) “Generative AI (GenAI)” means an artificial intelligence system that can generate derived synthetic content, including text, images, video, and audio that emulates the structure and characteristics of the system's training data. (Gov. Code § 11549.64.) b. Contractor shall immediately notify the State in writing if it: (1) intends to provide GenAI as a deliverable to the State; or (2), intends to utilize GenAI, including GenAI from third parties, to complete all or a portion of any deliverable that materially impacts: (i) functionality of a State system, (ii) risk to the State, or (iii) Contract performance. For avoidance of doubt, the term “materially impacts” shall have the meaning set forth in State Administrative Manual (SAM) § 4986.2 Definitions for GenAI.
c. Notification shall be provided to the State designee identified in this Contract. d. At the direction of the State, Contractor shall discontinue the provision to the State of any previously unreported GenAI that results in a material impact to the functionality of the System, risk to the State, or Contract performance, as determined by the State. e. If the use of previously undisclosed GenAI is approved by the State, then Contractor will update the Deliverable description, and the Parties will amend the Contract accordingly, which may include incorporating the GenAI Special Provisions into the Contract, at no additional cost to the State.
f. The State, at its sole discretion, may consider Contractor’s failure to disclose or discontinue the provision or use of GenAI as described above, to constitute a material breach of Contract when such failure results in a material impact to the functionality of the System, risk to the State, or Contract performance. The State is entitled to seek any and all remedies available to it under law as a result of such breach, including but not limited to termination of the contract. 61 of 551
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EXHIBIT D

SPECIAL TERMS AND CONDITIONS
Disputes: Any disputes concerning a question of fact arising under this contract which is not disposed of by agreement shall be decided by the Director, Department of Alcoholic Beverage Control, or designee, who shall reduce his decision in writing and mail or otherwise furnish a copy thereof to the contractor.

The decision of the Department shall be final and conclusive unless, within 30 days from the date of receipt of such copy, the contractor mails or otherwise furnishes to the State a written appeal addressed to the Director of the Department of Alcoholic Beverage Control. The decision of the Director of Alcoholic Beverage Control or his duly authorized representative for the determination of such appeals shall be final and conclusive unless determined by a court of competent jurisdiction to have been fraudulent, capricious, arbitrary, or so grossly erroneous as necessarily to imply bad faith, or not supported by substantial evidence. In connection with any appeal proceeding under this clause, the contractor shall be afforded an opportunity to be heard and to offer evidence in support of its appeal. Pending final decision of a dispute hereunder, contractor shall proceed diligently with the performance of the contract and in accordance with the decision of the State.

Cancellation/Termination: This agreement may be cancelled or terminated without cause by either party by giving thirty (30) calendar days advance written notice to the other party. Such notification shall state the effective date of termination or cancellation and include any final performance and/or payment/invoicing instructions/requirements. No penalty shall accrue to either party because of contract termination.

Contractor Certifications: By signing this agreement, contractor certifies compliance with the provisions of CCC 04/2017, Standard Contractor Certification Clauses. This document may be viewed at: https://www.dgs.ca.gov/OLS/Resources/Page-Content/Office-of-Legal-Services-Resources-ListFolder/Standard-Contract-Language If the State determines that the grant project is not achieving its goals and objectives on schedule, funding may be reduced by the State to reflect this lower level of project activity. 62 of 551

CITY OF SAN MATEO

CITY OF SAN MATEO
Agenda Report
City Hall
330 W. 20th Avenue
San Mateo CA 94403
www.cityofsanmateo.org
Agenda Number: 8 Section Name: CONSENT CALENDAR Account Number: 10-2011 File ID: 25-10536 TO: City Council
FROM: Alex Khojikian, City Manager
PREPARED BY: Finance Department
MEETING DATE: November 03, 2025
SUBJECT:

Independent Audit Services — Amendment
RECOMMENDATION:

Approve Amendment No. 1 to an Agreement with The Pun Group LLP for independent audit services to extend the Agreement by one additional year; increase the compensation by $73,973, for a new total Agreement amount of $422,543.68; and authorize the City Manager to execute the amendment in substantially the form provided.

BACKGROUND:

The City of San Mateo released a Request for Proposals (RFP) for audit services in December 2020 and sent direct solicitations to eight professional Certified Public Accountant (CPA) firms that provide audit services to local government entities. The City received five responses to the RFP. Following an internal evaluation process, the City selected The Pun Group LLP (Pun Group) as the preferred CPA firm. On April 7, 2021, the City Council approved a five-year Agreement with Pun Group for independent audit services.

The current Agreement with Pun Group expires on December 31, 2025. City staff recommends extending this Agreement for one additional year, which will add the audit for the fiscal year ending June 30, 2026 to the Agreement. Staff recommends adding one year to the contract because Pun Group has proved an excellent audit partner as the City has moved all of its financial processes to Workday. The current audit team has been supportive during the transition to Workday and has worked through new reporting with staff to obtain the proper information for the audit. By waiting one more year, City staff can continue to work with Pun Group on the first full audit with all the City‘s financial pieces, including payroll, in Workday. At the same time, the original audit Agreement was five years, and audit contracts are more typically six years. Best practice for cities is to change auditors or at least to change managing partners within an audit firm every six years. By adding one more year, the Agreement term is more standard, allows one more year to work with the current audit partner from Pun Group, and provides more time for the Finance Department to conduct a new RFP process.

BUDGET IMPACT:

There is no additional fiscal impact as the operating funds for the City's annual audit are already included in the Finance budget and this additional year represents a 2% increase from the year prior, which can be covered by that budget.

ENVIRONMENTAL DETERMINATION:

This independent audit services amendment 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.
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CITY OF SAN MATEO

ATTACHMENTS
Att 1 – Proposed Amendment

STAFF CONTACT
Abby Veeser, Finance Director
[email protected]
(650) 522-7102
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Contract Amendment Page 1 of 2
CAO Approved June 2024
AMENDMENT NO. 1 TO THE AGREEMENT

BETWEEN THE CITY OF SAN MATEO AND

THE PUN GROUP LLP FOR

INDEPENDENT AUDIT SERVICES
($348,570.70 [Original Amount] / $73,973.00 [Amendment No. 1]) This Amendment is made and entered into this day of _____________ by and between the CITY OF SAN MATEO, a municipal corporation existing under the laws of the State of California ("CITY"), and THE PUN GROUP LLP, a limited liability partnership ("CONSULTANT").

WHEREAS, CITY and CONSULTANT entered into an agreement for independent audit services (“Agreement”) effective May 1, 2021 to December 31, 2025; and WHEREAS, CITY and CONSULTANT wish to amend the Agreement to extend the term by one additional audit year, and to update the base service fee by $73,973 for a new total Agreement amount of $422,543.68.

NOW, THEREFORE, the Parties agree as follows:

1. Section 4, “Term,” of the Agreement is amended as follows:

The services to be performed under this Agreement shall commence on May 1, 2021 and be completed on January 31, 2027.

2. Section 5, “Payment,” of the Agreement is amended as follows:

Payment shall be made by CITY only for services rendered and upon submission of a payment request upon completion and CITY approval of the work performed. In consideration for the full performance of the services set forth in Exhibit A, CITY agrees to pay CONSULTANT a fee in an amount of $67,000 for FY 2020-21, $68,340 for FY 2021- 22, $69,706.80 for FY 2022-23, $71,100.93 for FY 2023-24, $72,522.95 for FY 2024-25, and $73,973.00 for FY 2025-2026 pursuant to rates stated in Exhibit B to this Agreement, attached and incorporated by reference.

3. EXHIBIT B, as attached to this Amendment No. 1, hereby replaces Exhibit B in its entirety, and is hereby incorporated by reference.

4. The remaining terms of the Agreement remain in full force and effect. [SIGNATURE PAGE FOLLOWS]
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Contract Amendment Page 2 of 2
CAO Approved June 2024
IN WITNESS WHEREOF, CITY OF SAN MATEO and The Pun Group, LLP have executed this Amendment No. 1 on ___________________.

CITY OF SAN MATEO CONSULTANT
Alex Khojikian
City Manager
Date
Its Authorized Agent
Date

APPROVED AS TO FORM
Linh Nguyen
Assistant City Attorney
Date
Attachments:

Exhibit B
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Professional Services
Rev 5/20

EXHIBIT B

FEE RATES
The fees(1) for professional auditing services for five (5) fiscal years beginning with fiscal year ending June 30, 2021 are as follows:

FY 2020-2021 FY 2021-2022 FY 2022-2023 FY 2023-2024 FY 2024-2025 Basic City Audit/CAFR $ 50,000.00 51,000.00 52,020.00 53,060.40 54,121.61 Single Audit1 5,000.00 5,100.00 5,202.00 5,306.04 5,412.16 TDA Fund 3,000.00 3,060.00 3,121.20 3,183.62 3,247.30
Measure A 2,000.00 2,040.00 2,080.80 2,122.42 2,164.86
S. Bayfront Levee AD 3,000.00 3,060.00 3,121.20 3,183.62 3,247.30 GANN Report 500.00 510.00 520.20 530.60 541.22
Measure S - AUP 1,500.00 1,530.00 1,560.60 1,591.81 1,623.65 Measure W 2,000.00 2,040.00 2,080.80 2,122.42 2,164.86
Printing of All Reports Included Included Included Included Included Total $ 67,000.00 $ 68,340.00 $ 69,706.80 $ 71,100.94 $ 72,522.95 (1) Single Audit fees based on 1 (one) major program. The fee to audit additional major programs will be $5,000 each. The number of programs determined to be “major” will be based on OMB Uniform Guidance. The Engagement Team will discuss this with the City’s Management before starting Single Audit work.

In addition, the proposed total all-inclusive maximum price (1) (2) for professional auditing services for one (1) additional fiscal year beginning with fiscal year ending June 30, 2026 is as follows:

FY 2025-2026
Basic City Audit/CAFR $ 55,204.00
Single Audit1 5,52.00
TDA Fund 3,312.00
Measure A 2,208.00
S. Bayfront Levee AD 3,312.00
GANN Report 552.00
Measure S - AUP 1,656.00
Measure W 2,208.00
Printing of All Reports Included
Total $ 73,973.00
(1) Above quote includes Single Audit services based on up to one (1) major program. The fees to audit additional major programs will be $5,000 each. The number of programs determined to be “major” will be based on OMB Uniform Guidance. The Engagement Team will discuss this with the City’s Management before starting Single Audit work. (2) Supplemental reports, audits, or agreed-upon procedures must be added in a written agreement prior to commencing audit work. The Firm and the City will discuss and approve the scope and associated costs of these tasks. 67 of 551

CITY OF SAN MATEO

CITY OF SAN MATEO
Agenda Report
City Hall
330 W. 20th Avenue
San Mateo CA 94403
www.cityofsanmateo.org
Agenda Number: 9 Section Name: CONSENT CALENDAR Account Number: 10-1511 File ID: 25-10575 TO: City Council
FROM: Alex Khojikian, City Manager
PREPARED BY: City Clerk's Office
MEETING DATE: November 03, 2025
SUBJECT:
2025 Triennial Building Code Update — Ordinance Adoption RECOMMENDATION:

Adopt an Ordinance to amend San Mateo Municipal Code Chapter 23 “Buildings and Construction” to adopt the 2025 Building Standards Code by reference with local amendments; amend various sections of San Mateo Municipal Code Title 23 “Buildings and Construction”; update procedural language and revise miscellaneous sections; add Chapter 23.29 “Wildland-Urban Interface Code”.

BACKGROUND:

On October 20, 2025, the City Council introduced the attached proposed Ordinance (Attachment 1) to amend San Mateo Municipal Code Chapter 23 “Buildings and Construction” to adopt the 2025 Building Standards Code by reference with local amendments; amend various sections of San Mateo Municipal Code Title 23 “Buildings and Construction”; update procedural language and revise miscellaneous sections; add Chapter 23.29 “Wildland-Urban Interface Code”. The amendments will provide consistency with current State building standards, ensure alignment with local conditions and best practices, and maintain the City’s continued commitment to safety, sustainability, and resilience in the built environment. If adopted, this Ordinance will become effective 30 days after its adoption.

BUDGET IMPACT:

No budget impact is anticipated as a result of this Ordinance adoption.

ENVIRONMENTAL DETERMINATION:

This Ordinance adoption 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
Att 1 - Proposed Ordinance

STAFF CONTACT
Chantal Eaton, Deputy City Clerk
[email protected]
(650) 522-7044
68 of 551

CITY OF SAN MATEO

DRAFT ORDINANCE
An Ordinance Adopting By Reference the 2025 Building Standards Codes with Local Amendments and Amending Chapter 23.06 “Administrative Code,” Chapter 23.07 “Residential Code,” Chapter 23.08 “Building Code,” Chapter 23.09 “Existing Building Code,” Chapter 23.12 “Electrical Code,” Chapter 23.16 “Plumbing Code,” Chapter 23.20 “Mechanical Code,” Chapter 23.24 “Energy Code,” Chapter 23.36 “Historical Building Code,” Chapter 23.38 “Referenced Standards Code,” Chapter 23.44 “Electrical Vehicle Charging Stations,” Chapter 23.46 “Small Residential Rooftop Solar Energy Systems,” and Chapter 23.70 “Green Building Standards Code” of Title 23 “Buildings and Construction”; and Adopting by Reference the 2025 “WildlandUrban Interface Code” by adding Chapter 23.29 to Title 23 “Buildings and Construction” of the San Mateo Municipal Code
WHEREAS, the California Building Standards Code are published every three years by the California Building Standards Commission; and
WHEREAS, the California Building Standards Commission has published the 2022 California Building Standards Codes by amending Title 24 of the California Code of Regulations, effective January 1, 2026; and WHEREAS, cities may establish more restrictive building standards than those in the California Building Standards Codes, if certain findings are made pertaining to local climactic, geological, or topographical conditions; and
WHEREAS, the City Council of the City of San Mateo has concurrently adopted a resolution of local findings supporting modifications to the technical provisions of the California Residential Code, 2025 Edition; California Building Code, 2025 Edition; and California Plumbing Code, 2025 Edition based on local climatic, geological, or topographical conditions; and
WHEREAS, Assembly Bill 130 (2025) restricts cities and counties from adopting local amendments to the California Building Standards Code applicable to residential units until June 1, 2031, with certain exceptions; and WHEREAS, the proposed local amendments provided herein are within the exceptions contained in AB 130 because: they are substantially equivalent to changes or modifications previously filed by the City and were in effect prior to September 30, 2025; necessary as emergency standards that protect health and safety; or modifications that relate to home hardening.

NOW, THEREFORE, THE COUNCIL OF THE CITY OF SAN MATEO ORDAINS AS FOLLOWS:

Section 1. Section 23.06.010 of the San Mateo Municipal Code is amended as follows:

23.06.010 Adoption.
(a) The 2025 California Administrative Code, California Code of Regulations, Title 24, Part 1, as adopted and amended by the State of California, hereinafter called "Administrative Code," is adopted as the rules, regulations, and standards within this City as to all matters therein except as hereinafter modified or amended. 69 of 551
(b) No section of the Administrative Code shall impose a mandatory duty of enforcement on the City, or on any officer, official, agent, employee, board, council, or commission thereof. Instead, if any section purports to impose a mandatory duty of enforcement, that section shall invest the City, and the appropriate officer, official, agent, employee, board, council or commission with discretion to enforce the section, or not to enforce it.
(c) A copy of the Administrative Code shall at all times be kept on file in the office of the City Clerk.

Section 2. Section 23.06.011 of the San Mateo Municipal Code is deleted.

Section 3. Section 23.06.012 of the San Mateo Municipal Code is deleted.

Section 4. Section 23.06.014 of the San Mateo Municipal Code is deleted.

Section 5. Section 23.06.015 of the San Mateo Municipal Code is deleted.

Section 6. Section 23.06.016 of the San Mateo Municipal Code is deleted.

Section 7. Section 23.06.020 of the San Mateo Municipal Code is deleted.

Section 8. Section 23.06.021 of the San Mateo Municipal Code is deleted.

Section 9. Section 23.06.030 of the San Mateo Municipal Code is deleted.

Section 10. Section 23.06.040 of the San Mateo Municipal Code is deleted.

Section 11. Section 23.06.050 of the San Mateo Municipal Code is deleted.

Section 12. Section 23.06.070 of the San Mateo Municipal Code is deleted.

Section 13. Section 23.06.080 of the San Mateo Municipal Code is deleted.

Section 14. Section 23.06.090 of the San Mateo Municipal Code is deleted.

Section 15. Section 23.06.110 of the San Mateo Municipal Code is deleted.

Section 16. Section 23.06.130 of the San Mateo Municipal Code is deleted.

Section 17. Section 23.06.140 of the San Mateo Municipal Code is deleted.

Section 18. Section 23.06.150 of the San Mateo Municipal Code is deleted.

Section 19. Section 23.06.160 of the San Mateo Municipal Code is deleted.

Section 20. Section 23.06.170 of the San Mateo Municipal Code is deleted.

Section 21. Section 23.07.010 of the San Mateo Municipal Code is amended as follows:
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23.07.010 Adoption.
(a) The 2025 California Residential Code, California Code of Regulations, Title 24, Part 2.5 and Appendices BF—Patio Covers, BG—Sound Transmission, and CI—Swimming Pool Safety Act, as adopted and amended by the State of California, hereinafter called "Residential Code," are adopted as the rules, regulations, and standards within this City as to all matters therein except as hereinafter modified or amended. (b) No section of the Residential Code shall impose a mandatory duty of enforcement on the City, or on any officer, official, agent, employee, board, council or commission thereof. Instead, if any section purports to impose a mandatory duty of enforcement, that section shall invest the City, and the appropriate officer, official, agent, employee, board, council, or commission with discretion to enforce the section, or not to enforce it. (c) A copy of the Residential Code shall at all times be kept on file in the office of the City Clerk.

Section 22. Section 23.07.020 of the San Mateo Municipal Code is deleted.

Section 23. Section 23.07.030 of the San Mateo Municipal Code is deleted.

Section 24. Section 23.07.040 of the San Mateo Municipal Code is deleted.

Section 25. Section 23.07.060 of the San Mateo Municipal Code is deleted.

Section 26. Section 23.07.070 of the San Mateo Municipal Code is deleted.

Section 27. Section 23.07.080 of the San Mateo Municipal Code is deleted.

Section 28. Section 23.07.110 of the San Mateo Municipal Code is amended as follows:

23.07.110 Table R602.10.3(3) And Section R602.10.4.5 Prohibit The Use Of Gypsum Board And Limit The Use Of Portland Cement Plaster As Prescriptive Wall Bracing Materials In Seismic Design Categories D0, D1 And D2 Amended.
(a) Chapter 6 (Wall Construction) Table R602.10.3(3) (Bracing Requirements Based on Seismic Design Category) is amended as follows:
(1) The title of Table R602.10.3(3) is amended to read:

TABLE R602.10.3(3) Bracing Requirements Based on Seismic Design Category (2) Footnotes "i" and "j" are added to Table R602.10.3(3), to read:
i. Methods PBS, HPS, SFB and CS-SFB are not permitted in Seismic Design Categories D0, D1, and D2.
j. Methods GB, DWB and PCP are not permitted in Seismic Design Categories D0, D1, and D2 where S1 is greater than or equal to 0.75.
(b) Add a new subsection R602.10.4.5, to read:
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R602.10.4.5 Limits on methods GB and PCP. In Seismic Design Categories D0, D1, and D2, Method GB is not permitted for use as intermittent braced wall panels, but gypsum board is permitted to be installed when required by this section to be placed on the opposite side of the studs from other types of braced wall panel sheathing. In Seismic Design Categories D0, D1, and D2, the use of Method PCP is limited to one-story singlefamily dwellings and accessory structures.

Section 22. Section 23.08.010 of the San Mateo Municipal Code is amended as follows:

23.08.010 Adoption.
(a) The 2025 California Building Code, California Code of Regulations, Title 24, Part 2, Volumes 1 and 2 and Appendix G—Flood Resistant Construction, as adopted and amended by the State of California, hereinafter called "Building Code," are adopted as the rules, regulations, and standards within this City as to all matters therein except as hereinafter modified or amended.
(b) No section of the Building Code shall impose a mandatory duty of enforcement on the City, or on any officer, official, agent, employee, board, council or commission thereof. Instead, if any section purports to impose a mandatory duty of enforcement, that section shall invest the City, and the appropriate officer, official, agent, employee, board, council or commission with discretion to enforce the section, or not to enforce it. (c) A copy of the Building Code shall at all times be kept on file in the office of the City Clerk.

Section 23. Section 23.08.020 of the San Mateo Municipal Code is deleted.

Section 24. Section 23.08.030 of the San Mateo Municipal Code is deleted.

Section 25. Section 23.08.040 of the San Mateo Municipal Code is deleted.

Section 26. Section 23.08.045 of the San Mateo Municipal Code is deleted.

Section 27. Section 23.08.090 of the San Mateo Municipal Code is deleted.

Section 28. Section 23.08.100 of the San Mateo Municipal Code is amended as follows:

23.08.100 1505.1 - Roofing Requirements Amended.

Fire classification of roof assemblies shall be in accordance with Section 1505. The minimum fire classification of roof assemblies installed on buildings shall comply with Table 1505.1, as amended, and based on the type of construction of the building. Class A, B, and C roof assemblies and roof coverings required to be listed by this section shall be tested in accordance with ASTM E108 or UL 790. In addition, fire-retardant-treated woodroof coverings shall be tested in accordance with ASTM D2898; fire-retardant-treated shingles and shakes shall comply with Section 1505.6
Exception: Skylights and sloped glazing that comply with Chapter 24 or Section 2610. 72 of 551
TABLE 1505.1 MINIMUM ROOF COVERING CLASSIFICATION FOR TYPES OF CONSTRUCTION

IA IB IIA IIB IIIA IIIB IV VA VB

B B B B B B B B B
Section 29. Section 23.08.130 of the San Mateo Municipal Code is deleted.

Section 30. Section 23.08.140 of the San Mateo Municipal Code is amended as follows:

23.08.140 Section 2308 Table 2308.10.1 – Wall Bracing Requirements. (a) Table 2308.10.1 Wall Bracing Requirements of CBC Chapter 23 (Wood) is amended as follows:

1. The title of Table 2308.10.1 is amended to read:

TABLE 2308.10.1 – Wall Bracing Requirementsa

2. Footnotes "f" and "g" are added to Table 2308.10.1, to read:
f. Methods PBS, HPS, and SFB are not permitted in Seismic Design Categories D or E. g. Methods GB, DWB and PCP are not permitted in Seismic Design Category E.

Section 31. Section 23.08.160 of the San Mateo Municipal Code is deleted.

Section 32. Section 23.08.170 of the San Mateo Municipal Code is amended as follows:

23.08.170 Section 3109.3 Pool Equipment Enclosure Added.

Section 3109.3 is added as follows:

Pool Equipment Enclosure. Pumps and other swimming pool equipment which produce sound above the level of 35 dba shall not be located within twenty-five feet of any neighboring property unless such equipment is enclosed in an enclosure that will reduce the sound at the property line to a level of 35 dba or less.

Swimming pool heaters need not be enclosed in a pool equipment enclosure.

Section 33. Section 23.08.175 of the San Mateo Municipal Code is added to Chapter 23.08 as follows:

23.08.175 Section 3110 - Automatic Vehicular Gates.

Section 3110.1 General is amended by adding Section 3110.1.1 Gate Safety as follows:
3110.1.1 Gate Safety.

Automatic vehicular gates shall comply with the requirements of Sections 3110.2 and 3110.3 and all other applicable sections of this code. All gates are to comply with 3110.1.1 Gate Safety. 73 of 551
Purpose. The purpose of this chapter is to promote public safety and welfare by reducing the risk of death or injury that may result from gates detaching from supporting hardware or gates not being well maintained and inspected. The city finds it necessary to require gates to be inspected periodically by a professional and record keeping to ensure the basic life safety of its residents.

Definitions. For the purposes of this chapter, the following definitions shall apply:

1. “Building official” means the building official, an authorized deputy, designated building inspector or other designated employee of the city charged with enforcement and administration of this chapter.

2. “Owner” means any person, co-partnership, association, corporation or fiduciary, or their authorized agent(s) having legal or equitable title or any interest in any real property.

3. “Professional” means any licensed fence installer, ICC certified building inspector, licensed architect, or licensed engineer responsible for inspecting and providing a written certification.

4. “Written certification” means a document attesting the gate meets all of the requirements of the referenced standards, the gate has been maintained and in good working order. In addition, the document shall clearly include the following:
a. Inspection date.
b. Site address.
c. Name of the property owner.
d. Contact information of inspector.
e. Signed and/or stamped.

Scope. The provisions of this chapter shall apply to all vehicular gates and any gate more than 48 inches (1219 mm) in width or more than 84 inches (2134 mm) in height.

General requirements. Gates shall meet the requirements of ASTM F1184; shall be installed per manufacturer’s recommendations; and, at a minimum shall be designed, constructed, and installed to not fall over more than 45 degrees from a vertical plane when the gate is detached from supporting hardware. Gates with operators or similar systems shall also meet the requirements of UL 325 and ASTM F2200.

Duty of owner or agent. Property owners, and their agents, shall keep gates well maintained and have gates inspected by a professional once every five years. Property owners and agents must keep the written certifications and make them available to City officials upon request. Any gate repair work undertaken must result in a safe outcome.

Time Limits for Compliance. Property owners are responsible for adhering to this standard in the interest of public safety. Owners of existing gates shall comply with the provisions of this chapter and 74 of 551
obtain third-party inspections of their gates no later than July 1, 2026, and at least once every five years thereafter. These inspections are intended to ensure ongoing safety and proper maintenance.

Violations Penalties. Any property owner or their agent that fails to comply with the provision of this chapter or a directive of the building official may be subject to enforcement and penalties as provided by Title 1 of the San Mateo Municipal Code, and all additional remedies provided by law.

Section 34. Section 23.09.010 of the San Mateo Municipal Code is amended as follows:

23.09.010 Adoption.
(a) The 2025 California Existing Building Code, California Code of Regulations, Title 24, Part 10, as adopted and amended by the State of California, hereinafter called "Existing Building Code," is adopted as the rules, regulations, and standards within this City as to all matters therein except as hereinafter modified or amended.
(b) No section of the Existing Building Code shall imply a mandatory duty of enforcement on the City, or on any officer, official, agent, employee, board, council or commission thereof. Instead, if any section purports to impose a mandatory duty of enforcement, that section shall invest the City, and the appropriate officer, official, agent, employee, board, council or commission with discretion to enforce the section or not to enforce it.
(c) A copy of the Existing Building Code shall at all times be kept on file in the office of the City Clerk.

Section 35. Section 23.12.010 of the San Mateo Municipal Code is amended as follows:

23.12.010 Adoption.
(a) The 2025 California Electrical Code, California Code of Regulations, Title 24, Part 3, as adopted and amended by the State of California, hereinafter called "Electrical Code," is adopted as the rules, regulations, and standards within this City as to all matters therein except as hereinafter modified or amended. (b) No section of the Electrical Code shall impose a mandatory duty of enforcement on the City, or on any officer, official, agent, employee, board, council or commission thereof. Instead, if any section purports to impose a mandatory duty of enforcement, said section shall be deemed to invest the City, and the appropriate officer, official, agent, employee, board, council, or commission thereof with discretion to enforce the section, or not to enforce it.
(c) A copy of the California Electrical Code shall at all times be kept on file in the office of the City Clerk.

Section 36. Section 23.16.010 of the San Mateo Municipal Code is amended as follows:

23.16.010 Adoption.
(a) The 2025 California Plumbing Code, California Code of Regulations, Title 24, Part 5, as adopted and amended by the State of California, hereinafter called "Plumbing Code," is adopted as the rules, regulations, and standards within this City as to all matters therein except as hereinafter modified or amended. 75 of 551
(b) No section of the Plumbing Code shall impose a mandatory duty of enforcement on the City, or on any officer, official, agent, employee, board, council or commission thereof. Instead, if any section purports to impose a mandatory duty of enforcement, that section shall invest the City, and the appropriate officer, official, agent, employee, board, council, or commission with discretion to enforce the section, or not to enforce it. (c) One copy of the Plumbing Code shall at all times be kept on file in the office of the City Clerk.

Section 37. Section 23.16.020 of the San Mateo Municipal Code is amended as follows:

23.16.020 Section 719.0 Cleanouts.

Section 719.1 Locations is amended by adding Section 719.1.1 as follows:
719.1.1 Additional Locations.

Cleanouts shall be installed adjacent to the property line where the private sewer system connects to the public sanitary sewer lateral and in conformance with the California Plumbing Code. All such line cleanouts shall be extended to grade with materials and according to specifications approved by the Director of Public Works, or designee, and terminate within a concrete box.

Section 38. Section 23.20.010 of the San Mateo Municipal Code is amended as follows:

23.20.010 Adoption.
(a) The 2025 California Mechanical Code, California Code of Regulations, Title 24, Part 4, as adopted and amended by the State of California, hereinafter called "Mechanical Code," is adopted as the rules, regulations, and standards within this City as to all matters therein except as hereinafter modified or amended. (b) No section of the Mechanical Code shall impose a mandatory duty of enforcement on the City, or on any officer, official, agent, employee, board, council or commission thereof. Instead, if any section purports to impose a mandatory duty of enforcement, said section shall be deemed to invest the City, and the appropriate officer, official, agent, employee, board, council or commission thereof with discretion to enforce the section or not enforce it.
(c) A copy of the Mechanical Code shall at all times be kept on file in the office of the City Clerk.

Section 39. Section 23.24.010 of the San Mateo Municipal Code is amended as follows:

23.24.010 Adoption.
(a) The California Energy Code, 2025 Edition, Title 24, Part 6 of the California Code of Regulations, as adopted and amended by the State of California, hereinafter called "Energy Code," is adopted as the rules, regulations and standards within this City as to all matters therein except as hereinafter modified or amended. (b) No section of the Mechanical Code shall impose a mandatory duty of enforcement on the City, or on any officer, official, agent, employee, board, council or commission thereof. Instead, if any section purports to impose a mandatory duty of enforcement, said section shall be deemed to invest the City, and the appropriate 76 of 551
officer, official, agent, employee, board, council or commission thereof with discretion to enforce the section or not enforce it.
(c) One copy of the Energy Code shall at all times be kept on file in the office of the City Clerk.

Section 40. Section 23.24.020 of the San Mateo Municipal Code is deleted.

Section 41. Section 23.24.030 of the San Mateo Municipal Code is deleted.

Section 42. Section 23.24.040 of the San Mateo Municipal Code is deleted.

Section 43. Section 23.24.050 of the San Mateo Municipal Code is deleted.

Section 44. Section 23.24.060 of the San Mateo Municipal Code is deleted.

Section 45. Section 23.24.070 of the San Mateo Municipal Code is deleted.

Section 46. Section 23.24.080 of the San Mateo Municipal Code is deleted.

Section 47. Chapter 23.29 of the San Mateo Municipal Code is added to Title 23 as follows:

Chapter 23.29
Wildland-Urban Interface Code

23.29.010 Adoption.
(a) The California Wildland-Urban Interface Code adopted by the San Mateo Consolidated Fire Department, and as amended from time to time, hereinafter called "WUI Code," is adopted as the rules, regulations, and standards within the City as to all matters therein, except otherwise provided. (b) No section of the WUI Code shall impose a mandatory duty of enforcement on the City, or on any officer, official, agent, employee, board, council, or commission thereof. Instead, if any section purports to impose a mandatory duty of enforcement, said section shall be deemed to invest the City, and the appropriate officer, official, agent, employee, board, council, or commission with discretion to enforce the section, or not to enforce it.
(c) A copy of the WUI Code, as defined herein, shall be kept on file in the office of the City Clerk.

23.29.015 Violations.

It is unlawful to violate or fail to comply with any provisions of this code, or violate or fail to comply with any order made under this code or to build in violation of any detailed statement of specification or plans submitted and approved under this code, or any certificate or permit issued under this code.

Section 48. Section 23.36.010 of the San Mateo Municipal Code is amended as follows:
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23.36.010 Adoption.
(a) The 2025 California Historical Building Code, California Code of Regulations, Title 24, Part 8, as adopted and amended by the State of California, hereinafter called "Historical Building Code," is adopted as the rules, regulations, and standards within this City as to all matters therein except as hereinafter modified or amended.
(b) No section of the Historical Building Code shall impose a mandatory duty of enforcement on the City, or on any officer, official, agent, employee, board, council, or commission thereof. Instead, if any section purports to impose a mandatory duty of enforcement, that section shall invest the City, and the appropriate officer, official, agent, employee, board, council or commission with discretion to enforce the section, or not to enforce it.
(c) A copy of the Historical Building Code shall at all times be kept on file in the office of the City Clerk.

Section 49. Section 23.38.010 of the San Mateo Municipal Code is amended as follows:

23.38.010 Adoption.
(a) The 2025 California Referenced Standards Code, California Code of Regulations, Title 24, Part 12, as adopted and amended by the State of California, hereinafter called "Referenced Standards Code," is adopted as the rules, regulations, and standards within this City as to all matters therein except as hereinafter modified or amended.
(b) No section of the California Referenced Standards Code shall impose a mandatory duty of enforcement on the City, or on any officer, official, agent, employee, board, council, or commission thereof.

Instead, if any section purports to impose a mandatory duty of enforcement, that section shall invest the City, and the appropriate officer, official, agent, employee, board, council or commission with discretion to enforce the section, or not to enforce it.
(c) A copy of the California Referenced Standards Code shall at all times be kept on file in the office of the City Clerk.

Section 50. Section 23.44.010 of the San Mateo Municipal Code is added to Chapter 23.44 as follows:

23.44.010 Purpose and Intent.

The purpose of this chapter is to provide an expedited, streamlined permitting process for electric vehicle charging stations that complies with Government Code Sections 65850.7 and 65850.71, as enacted by Assembly Bill 1236 (2015) and Assembly Bill 970 (2021). The intent of this chapter is to encourage and promote the use of electric vehicle charging infrastructure by removing unreasonable barriers, minimizing costs to property owners and the City, and expanding the ability of property owners to install charging stations while protecting the public health and safety.

This chapter is designed to:
(a) Meet California’s goals to expand zero-emission vehicle adoption and greenhouse gas reduction. 78 of 551
(b) Provide timely and cost-effective installation of electric vehicle charging stations through an administrative, nondiscretionary permitting process.
(c) Ensure that permit review is limited to objective health and safety standards and that applications are processed consistent with statutory timelines.
(d) Require the development and public availability of a checklist and standards for expedited review, consistent with state guidance.
(e) Clarify that charging station permits shall not be denied absent a specific, adverse impact on public health or safety, supported by substantial evidence in the record. (f) Adjust minimum parking requirements when installation of charging stations reduces the number of available parking spaces, in accordance with state law.

Section 51. Section 23.44.020 of the San Mateo Municipal Code is amended as follows:

23.44.020 Definitions.
(a) "Electric vehicle charging station(s)" or "charging station(s)" means any level of electric vehicle supply equipment station that is designed and built in compliance with California Code of Regulations, Title 24 Part 3 California Electrical Code Article 625, as it reads on the effective date of the ordinance codified in this chapter or as it may be amended, and delivers electricity from a source outside an electric vehicle into a plug-in electric vehicle.
(b) "Electronic submittal" means the use email, the internet, or facsimile to submit a permit application required by this chapter.
(c) "Feasible method to satisfactorily mitigate or avoid the specific, adverse impact" includes, but is not limited to, any cost-effective method, condition, or mitigation imposed by the City on another similarly situated application in a prior successful application for a permit. (d) "Specific, adverse impact" means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified, and written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete.
(e) “Application completeness review” means the process of determining whether a permit application for an electric vehicle charging station includes all documents and information required by the City’s published checklist.
(f) “Deemed complete” means that if the City does not notify the applicant of deficiencies within the statutory timelines established in Government Code Section 65850.71, the application shall be deemed complete.
(g) “Deemed approved” means that if the City does not approve or deny the application within the statutory timelines established in Government Code Section 65850.71, the application shall be deemed approved.
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Section 59. Section 23.44.030 of the San Mateo Municipal Code is amended as follows:

23.44.030 Applicability.

This chapter applies to the permitting of all levels of electric vehicle charging stations, including Level 1, Level 2, and direct current fast charging (DCFC) stations, in the City of San Mateo. Electric vehicle charging stations legally established or permitted prior to the effective date of the ordinance codified in this chapter are not subject to the requirements of this chapter unless physical modifications or alterations are undertaken that materially change the size, type, or components of an electric vehicle charging station in such a way as to require new permitting. Routine operation and maintenance shall not require a permit.

Section 60. Section 23.44.050 of the San Mateo Municipal Code is amended as follows:

23.44.050 Submittal Process.
(a) All documents required for the submission of an electric vehicle charging station permit application shall be made available on the City's website and updated as necessary. (b) Electronic submittal of the required permit application and documents shall be accepted. The City shall accept electronic signature on all forms, applications, and other documents in lieu of a wet signature. (c) The City's Building Division shall adopt and publish a checklist of all requirements with which the electric vehicle charging stations shall comply to be eligible for expedited review. The permit process, standard(s) and checklist(s) may substantially conform to recommendations for permitting, including the checklist and standards contained in the "Plug-In Electric Vehicle Infrastructure Permitting Checklist" of the "Zero-Emission Vehicles in California: Community Readiness Guidebook" published by the Office of Planning and Research.
(d) The checklist shall be published on the City’s website and shall be the basis for completeness determinations.

Section 61. Section 23.44.060 of the San Mateo Municipal Code is amended as follows:

23.44.060 Submittal Review, Permit, And Inspection.
(a) Timelines
(1) For applications for one to twenty-five (1–25) charging stations at a single site, the City shall notify the applicant of any incompleteness within five (5) business days. If no such notice is provided, the application shall be deemed complete. Upon completeness, the City shall approve or deny the application within twenty (20) business days, or the application shall be deemed approved. (2) For applications for twenty-six (26) or more charging stations, the City shall notify the applicant of any incompleteness within ten (10) business days. If no such notice is provided, the application shall be deemed complete. Upon completeness, the City shall approve or deny the application within forty (40) business days, or the application shall be deemed approved.
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(b) Administrative review. The Building Official shall implement an administrative review process to expedite review of charging station applications. Review shall be limited to compliance with health and safety standards and the published checklist. The determination of conformance shall be made by the Community Development Director or designated staff members of the Community Development Department. (c) Approval. If the application meets the requirements of the checklist and there is no specific, adverse impact on public health or safety, the Building Division shall issue the building permit through a nondiscretionary, ministerial process.
(d) Denial. The Building Official may deny an application only upon making written findings, based on substantial evidence in the record, that the proposed installation would have a specific, adverse impact upon public health or safety and there is no feasible method to mitigate or avoid the impact. (e) Parking adjustments. If installation of the charging station and associated equipment reduces the number of available parking spaces below the minimum required by the City’s Zoning Code for existing uses, the number of required parking spaces shall be reduced by the number of spaces occupied by the charging station equipment, in compliance with Government Code Section 65850.71. (f) Appeals. The building official's decision to approve or deny an application under this Chapter may be appealed to the Planning Commission.
(g) Inspections. A separate fire inspection may be performed by the San Mateo Consolidated Fire Department, if required.

Section 52. Section 23.46.010 of the San Mateo Municipal Code is amended as follows:

23.46.010 Purpose And Intent.

The purpose of this chapter is to provide an expedited, streamlined solar energy system permitting process consistent with the Solar Rights Act and Solar Permitting Efficiency Act (AB 2188, Gov. Code § 65850.5), and the Residential Solar Energy Permit Program (SB 379, Gov. Code § 65850.52). These laws collectively establish the framework for achieving timely and cost-effective installations of residential rooftop solar energy systems, including the requirement to adopt automated permitting for qualifying solar and energy storage systems. This chapter encourages the use of solar energy systems by removing unreasonable barriers, minimizing costs to property owners and the City, and ensuring the public health and safety are protected.

Section 53. Section 23.46.020 of the San Mateo Municipal Code is amended as follows:

23.46.020 Definitions.
(a) "Association" means a nonprofit corporation or unincorporated association created for the purpose of managing a common interest development.
(b) "Automated permitting system" means an online, web-based portal that verifies code compliance for eligible residential solar and solar-plus-storage systems and issues permits in real time or near-real time, consistent with California Government Code Section 65850.52. 81 of 551
(c) "Common interest development" means any of the following:
(1) A community apartment project.
(2) A condominium project.
(3) A planned development.
(4) A stock cooperative.
(d) "Electronic submittal" includes email, web-based portals, or other digital platforms. (e) "Feasible method to satisfactorily mitigate or avoid a specific, adverse impact" includes, but is not limited to, any cost-effective method, condition or mitigation imposed by a city on another similarly situated application in a prior successful application for a permit. The city shall use its best efforts to ensure that the selected method, condition, or mitigation meets the conditions of subparagraphs (A) and (B) of paragraph (1) of subdivision (d) of Section 714 of the Civil Code.
(f) "Reasonable restrictions" shall be as defined in Civil Code § 714, meaning restrictions that do not add more than 10% to the cost of the system, add no more than $1,000 to the cost of the system, or reduce system efficiency by more than 10%.
(g) "Small residential rooftop solar energy system" means all of the following:
(1) A solar energy system that is no larger than 10 kilowatts alternating current nameplate rating of 30 kilowatts thermal.
(2) A solar energy system that conforms to all applicable state fire, structural, electrical, and other building codes as adopted or amended by the City, and all state and City health and safety standards.
(3) A solar energy system that is installed on a single or duplex family dwelling. (4) A solar panel or module array that does not exceed the maximum legal building height as defined by the City.
(h) "Solar energy system" means either of the following:
(1) Any solar collector or other solar energy device whose primary purpose is to provide for the collection, storage, and distribution of solar energy for space heating, space cooling, electric generation, or water heating.
(2) Any structural design feature of a building, whose primary purpose is to provide for the collection, storage, and distribution of solar energy for electricity generation, space heating or cooling, or for water heating.
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(i) "Specific adverse impact" means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified, and written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete.

Section 64. Section 23.46.030 of the San Mateo Municipal Code is amended as follows:

23.46.030 Applicability.

This chapter applies to the permitting of small residential rooftop solar systems. Systems lawfully installed before the effective date are exempt unless modified to materially change size, type, or components.

Routine operation, maintenance, or like-kind replacements do not require a new permit.

Section 65. Section 23.46.040 of the San Mateo Municipal Code is amended as follows:

23.46.040 Duties Of Building Department.
(a) All documents required for the submission of a small residential rooftop solar energy system application shall be available on the City's website.
(b) Electronic submittal of the required permit application and documents by email or facsimile shall be available to all small residential rooftop solar energy system permit applicants. (c) The City's Building Division shall adopt, and post on the City's website, a (1) standard electrical plan; and (2) standard checklist of all requirements with which small residential rooftop solar energy systems shall comply to be eligible for expedited review, consistent with the California Solar Permitting Guidebook.

Section 66. Section 23.46.050 of the San Mateo Municipal Code is amended as follows:

23.46.050 Submittal Requirements.

The following are required in order to submit a complete application for a solar energy system:
(a) Completed permit application form;
(b) Completed eligibility checklist for expedited review; (c) A completed standard electrical plan, which will be available on the City's website; (d) A roof plan showing roof layout, PV panels, and the following fire safety items:
(1) Approximate location of roof access point,
(2) Location of code-compliant access pathways,
(3) PV system fire classifications, and
(4) Locations of all required labels and markings;
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(e) Completed structural criteria checklist; and
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(f) Payment of City's processing fee in the amount established by resolution of the City Council. (g) Applicants for systems eligible under SB 379 may submit through the automated permitting portal in lieu of paper or standard electronic submittals.

Section 54. Section 23.46.070 of the San Mateo Municipal Code is amended as follows:

23.46.070 Permit Review And Inspection Requirements.
(a) Review of the application shall be limited to the building official's review of whether the application is complete and meets local, state, and federal health and safety requirements. (b) If an application is deemed incomplete or fails to meet local, state, and federal health and safety requirements, the Building Official will issue a written correction notice detailing all deficiencies in the application and any additional information or documentation required to be eligible for expedited permit issuance.
(c) If an application is complete and meets local, state, and federal health and safety requirements, only one inspection shall be required and performed by the Building Division. An inspection will be scheduled within two business days of a request and provide a two-hour inspection window. If a small residential rooftop solar energy system fails inspection, a subsequent inspection is authorized but need not conform to the requirements of this subsection.
(d) Applications submitted through the automated permitting platform under SB 379 shall be processed automatically, with approvals issued in real time or near-real time where compliance is verified. (e) A City shall not condition approval of an application on the approval of an association, as defined in Section 4080 of the Civil Code.
(f) Approval or denial of an application for a small residential rooftop solar energy system may be appealed by any interested party to the City's Planning Commission within 10 days of the mailing date of the Building Official's decision.

Section 55. The title of Chapter 23.70 of the San Mateo Municipal Code is amended as follows:

Chapter 23.70
Green Building Standards Code
Section 56. Section 23.70.010 of the San Mateo Municipal Code is amended as follows:

23.70.010 Adoption.
(a) The California Green Building Standards Code, 2025 Edition, Title 24, Part 11 of the California Code of Regulations, as adopted and amended by the State of California, hereinafter called "Green Building Code," is adopted as the rules, regulations and standards within this City as to all matters therein except as hereinafter modified or amended;
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(b) No section of the Green Building Standards Code shall impose a mandatory duty of enforcement on the City, or on any officer, official, agent, employee, board, council or commission thereof. Instead, if any section purports to impose a mandatory duty of enforcement, said section shall be deemed to invest the City, and the appropriate officer, official, agent, employee, board, council or commission thereof with discretion to enforce the section or not enforce it.
(c) One copy of the Green Building Standards Code shall at all times be kept on file in the office of the City Clerk.

Section 57. Section 23.70.020 of the San Mateo Municipal Code will be removed.

Section 58. Environmental Determination. The City Council action 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 to the environment (CEQA Guidelines Section 15378(b)(5).)
Section 59. Severability. In the event any section, clause or provision of this ordinance shall be determined invalid or unconstitutional, such section, clause or provision shall be deemed severable and all other sections or portions hereof shall remain in full force and effect.

Section 60. Publication. This Ordinance shall be published in summary in a newspaper of general circulation, posted in the City Clerk's Office, and posted on the City's website, all in accord with Section 2.15 of the City Charter.

Section 61. Legislative History and Effective Date. This ordinance was introduced on Clerk to complete., and adopted on Clerk to complete., and shall be effective 30 days after its adoption. 86 of 551

CITY OF SAN MATEO

CITY OF SAN MATEO
Agenda Report
City Hall
330 W. 20th Avenue
San Mateo CA 94403
www.cityofsanmateo.org
Agenda Number: 10 Section Name: CONSENT CALENDAR Account Number: 10-1511 File ID: 25-10576 TO: City Council
FROM: Alex Khojikian, City Manager
PREPARED BY: City Clerk's Office
MEETING DATE: November 03, 2025
SUBJECT:

Establish the Civic Arts Committee as a Standing Commission – Ordinance Adoption RECOMMENDATION:

Adopt an Ordinance to amend the San Mateo Municipal Code to add Chapter 2.22 and amend Chapter 23.60 to change the “Civic Arts Committee” to the “Civic Arts Commission,” establish its powers and duties, implement term limits and update the appointment process to align with other City boards and commissions; and amend 2.22.010 to provide for Council appointment of two non-voting youth advisory members.

BACKGROUND:

On October 20, 2025, the City Council introduced an Ordinance (Attachment 1) to amend the San Mateo Municipal Code to add Chapter 2.22 and amend Chapter 23.60 to change the “Civic Arts Committee” to the “Civic Arts Commission,” establish its powers and duties, implement term limits and update the appointment process to align with other City boards and commissions. The introduction included an amendment to Section 2.22.010 to provide for Council appointment of two non-voting youth advisory members to the Civic Arts Commission. A track changes version of Chapter 2.22 that shows the text added at the October 20, 2025 hearing is included as Attachment 2. The amendments will enhance the structure and effectiveness of the City’s public art program by providing a more formal framework for decision-making, ensuring consistent oversight of civic art projects, and strengthening accountability. If adopted, this Ordinance will become effective 30 days after its adoption.

BUDGET IMPACT:

No budget impact is anticipated as a result of this Ordinance adoption.

ENVIRONMENTAL DETERMINATION:

This Ordinance adoption 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
Att 1 - Draft Ordinance
Att 2 - Chapter 2.22 Text – Tracked Changes

STAFF CONTACT
Chantal Eaton, Deputy City Clerk
[email protected]
(650) 522-7044
87 of 551

CITY OF SAN MATEO

DRAFT ORDINANCE
An Ordinance Adding San Mateo Municipal Code Chapter 2.22 and Amending Chapter 23.60 to update the Civic Arts Committee to be a Standing City Commission
WHEREAS, on March 3, 2025, the City Council directed staff to update San Mateo Municipal Code (“SMMC”) Chapter 23.60 to bring the Civic Arts Committee (“Committee”) into alignment with the appointment and term limits practices of other City advisory bodies; and WHEREAS, the Committee was formed in 2008 as a special committee subject to the provisions of Section 6.09 of the San Mateo City Charter to support administration of the Art in Public Places Program; and WHEREAS, the City Council has renewed the Civic Arts Committee every two years since its formation and now desires that it continue as a standing City commission; and WHEREAS, the applicable sections of the Art in Public Places Ordinance (SMMC Chapter 23.60) are updated to reflect the title of the Civic Arts Commission.

NOW, THEREFORE, THE COUNCIL OF THE CITY OF SAN MATEO ORDAINS AS FOLLOWS:

Section 1. Chapter 2.22 of the San Mateo Municipal Code is added to Title 2 as follows:

Chapter 2.22
Civic Arts Commission

2.22.010 Organization.

The Civic Arts Commission of the City shall consist of no more than five members appointed by the Council, and two non-voting youth advisory members who must be at least 13 years old, and no more than 17 years old at the time of appointment ("Youth Commissioners"). Youth Commissioners must present written documentation of parental or guardian consent to be considered for appointment. Youth commissioners shall serve only in an advisory capacity and shall not count towards a quorum of the commission. In making appointments, the Council shall prioritize appointing applicants who display an interest in and appreciation of art, architecture, local business, or the broader art community.

Each member of the Civic Arts Commission shall serve at the pleasure of the Council and for a term of four years or until the appointment of a successor, except that the initial terms of the first members appointed shall be determined by lot at their first meeting so that each year at least one term will expire. Thereafter, all appointments shall be for a term of four years. No member shall be eligible for reappointment after serving two consecutive four-year terms. Each Youth Commissioner shall serve at the pleasure of the Council for a term of one year and until the appointment and qualification of a successor. Youth Commissioners may be reappointed for one additional one-year term.

2.22.020 Meetings.

The Civic Arts Commission shall elect a chair and vice-chair to serve at the pleasure of the Commission.

A regular time and place of meetings shall be established and adhered to in the manner of holding public meetings for legislative bodies in the state. All meetings shall be open to the public unless otherwise provided by law. 88 of 551

2.22.030 Powers – Duties.

It shall be the duty of the Civic Arts Commission, as an advisory body to the City Council, to advise on policies and programs related to public art as assigned and to carry out the duties as established in Chapter

23.60 (Art in Public Places).

Section 2. Section 23.60.020 of the San Mateo Municipal Code is amended as follows:

23.60.020 Program Execution.

The Civic Arts Commission and the Community Development Department shall carry out the duties established by this chapter.

Section 3. Section 23.60.080 of the San Mateo Municipal Code is amended as follows:

23.60.080 Approval for Placement of Artwork on Private Property (a) Completed applications shall be submitted to the Community Development Department for review of the artwork.
(b) The Community Development Department shall present the completed application to the Civic Arts Commission. The Civic Arts Commission shall review the application for installation of the artwork considering its proposed location, the aesthetic quality and harmony with the proposed project, and the public accessibility to the artwork, including any recommended conditions of approval. (c) The Civic Arts Commission shall approve a request to install artwork on private property, if it finds:
(1) The aesthetic quality of the artwork merits approval; (2) The location of the proposed artwork is compatible and in harmony with the proposed development project and with the character of adjacent developed parcels; and (3) There is sufficient public accessibility to the artwork. (d) The decision of the Civic Arts Commission is subject to a fifteen-day review period by the City Council, and then becomes final. During this fifteen-day review period, any person may appeal a Civic Arts Commission decision to the City Council, who shall conduct a hearing thereon. The decision of the City Council shall be final.

Section 4. Section 23.60.100 of the San Mateo Municipal Code is amended as follows:

23.60.100 Artwork on Public Property
(a) Every two years, the Civic Arts Commission shall prepare and submit to the City Council a report for the Art in Public Places Program. The report shall include a discussion of the amount of money in the Art in Public Places Fund ("the Fund"), any plans for the expenditure of money from the Fund, and any other matters the Civic Arts Commission deems appropriate to include in the report. 89 of 551
90 of 551
(b) Before money from the Fund is expended to purchase and install artwork on public property, the Civic Arts Commission shall consider the proposed expenditure and make a recommendation on the proposal to the City Council. In addition, at any time the Civic Arts Commission may make a recommendation to the City Council to purchase a particular artwork to be displayed on public property. Any recommendations made under this provision shall include the type of artwork considered, an analysis of the constraints applicable to placement of the artwork on a site, the need for and practicality of the maintenance of the artwork, and the costs of acquisition and installation of the artwork.

Section 2. Environmental Determination. In accordance with California Environmental Quality Act (CEQA) Guidelines, section 15378(b)(5), this action is an administrative activity that will not result in direct or indirect physical changes in the environment.

Section 3. Severability. In the event any section, clause or provision of this Ordinance shall be determined invalid or unconstitutional, such section, clause or provision shall be deemed severable and all other sections or portions hereof shall remain in full force and effect.

Section 4. Publication. This Ordinance shall be published in summary in a newspaper of general circulation, posted in the City Clerk's Office, and posted on the City's website, all in accord with Section 2.15 of the City Charter.

Section 5. Legislative History and Effective Date. This Ordinance was introduced on Clerk to complete., and adopted on Clerk to complete., and shall be effective 30 days after its adoption. 91 of 551
CHAPTER 2.22 CIVIC ARTS COMISSION

2.22.010 ORGANIZATION.

The Civic Arts Commission of the City shall consist of no more than five members appointed by the Council, and two non-voting youth advisory members who must be at least 13 years old, and no more than 17 years old at the time of appointment ("Youth Commissioners"). Youth Commissioners must present written documentation of parental or guardian consent to be considered for appointment. Youth commissioners shall serve only in an advisory capacity and shall not count towards a quorum of the commission. In making appointments, the Council shall prioritize appointing applicants who display an interest in and appreciation of art, architecture, local business, or the broader art community.

Each member of the Civic Arts Commission shall serve at the pleasure of the Council and for a term of four years or until the appointment of a successor, except that the initial terms of the first members appointed shall be determined by lot at their first meeting so that each year at least one term will expire. Thereafter, all appointments shall be for a term of four years. No member shall be eligible for reappointment after serving two consecutive four-year terms. Each Youth Commissioner shall serve at the pleasure of the Council for a term of one year and until the appointment and qualification of a successor. Youth Commissioners may be reappointed for one additional one-year term.

2.22.020 MEETINGS.

The Civic Arts Commission shall elect a chair and vice-chair to serve at the pleasure of the Commission. A regular time and place of meetings shall be established and adhered to in the manner of holding public meetings for legislative bodies in the state. All meetings shall be open to the public unless otherwise provided by law.

2.22.030 POWERS – DUTIES.

It shall be the duty of the Civic Arts Commission, as an advisory body to the City Council, to advise on policies and programs related to public art as assigned and to carry out the duties as established in Chapter 23.60 (Art in Public Places). 92 of 551

CITY OF SAN MATEO

CITY OF SAN MATEO
Agenda Report
City Hall
330 W. 20th Avenue
San Mateo CA 94403
www.cityofsanmateo.org
Agenda Number: 11 Section Name: CONSENT CALENDAR Account Number: 10-2311 File ID: 25-10579 TO: City Council
FROM: Alex Khojikian, City Manager
PREPARED BY: Human Resources Department
MEETING DATE: November 03, 2025
SUBJECT:

Human Resources and Finance Department Request for Additional Positions – Approval RECOMMENDATION:

Adopt a Resolution to add one (1) Full Time Equivalent (FTE) Human Resources Analyst position and one (1) FTE Payroll Technician I/II position.

BACKGROUND:

On July 28, 2025, the City Council approved an updated agreement between the City of San Mateo and the San Mateo Consolidated Fire Department (SMC Fire) for Finance and Human Resources services for a five (5)-year term from August 1, 2025, through June 30, 2030. Among other revisions in the agreement, the City agreed to provide SMC Fire with one (1) FTE HR Analyst and one (1) FTE Payroll Technician I/II to support SMC Fire in Finance and Human Resources services. A third-party consultant conducted a study and recommended an additional two (2) FTE in staffing (for a total of 6 FTEs) to support the SMC Fire contract. These two new positions have since been added to the contract to reflect the service levels needed to meet contract expectations between the City and SMC Fire. In addition, the updated contract factors in the costs for these two positions. Based on the above, staff recommend the City Council authorize these two new positions.

BUDGET IMPACT:

The two positions are not currently in the FY 25-26 budget and will cost approximately $315,000 annually. However, staff does not recommend a new appropriation of funding as the current year cost will be a portion of this amount and the City will be receiving additional revenues from San Mateo Consolidated Fire Department to offset the cost. The full cost of the two positions will be included in the adopted budgets going forward.

ENVIRONMENTAL DETERMINATION:

This Resolution 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
Att 1 – Proposed Resolution

STAFF CONTACT
Yumi Maeda, Senior Human Resource Analyst
[email protected]
(650) 522-7279
93 of 551

CITY OF SAN MATEO
RESOLUTION NO. ____ (2025)
AUTHORIZING THE ADDITION OF 1.00 FULL TIME EQUIVALENT (FTE) HUMAN RESOURCE ANALYST AND 1.00 FULL TIME EQUIVALENT (FTE) PAYROLL TECHNICIAN I/II WHEREAS, the Human Resources and Finance Departments requests approval to add 1.0 Full Time Equivalent (FTE) Human Resources (HR) Analyst and 1.0 FTE Payroll Technician to support the San Mateo Consolidated Fire Department (SMC Fire); and
WHEREAS, on July 28, 2025, City Council approved an updated agreement between the City of San Mateo SMC Fire for Finance and Human Resource Services; and WHEREAS, a third-party consultant conducted a study and recommended an additional two (2) FTEs in staffing to support SMC Fire; and
WHEREAS, the addition of these two (2) FTEs reflects the service levels needed to meet contract expectations between the City and SMC Fire; and
WHEREAS, the contract factors in the costs for these two (2) FTEs and the current year costs will be covered by additional revenues from SMC Fire; and
WHEREAS, the full cost of these two (2) FTEs will be included in adopted budgets moving forward NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SAN MATEO, CALIFORNIA, HEREBY RESOLVES that:

1. This Resolution 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).)

2. The addition of 1.0 FTE to Human Resources and 1.0 FTE to Finance is authorized. 94 of 551

CITY OF SAN MATEO

CITY OF SAN MATEO
Agenda Report
City Hall
330 W. 20th Avenue
San Mateo CA 94403
www.cityofsanmateo.org
Agenda Number: 12 Section Name: CONSENT CALENDAR Account Number: 10-1511 File ID: 25-10581 TO: City Council
FROM: Alex Khojikian, City Manager
PREPARED BY: City Clerk's Office
MEETING DATE: November 03, 2025
SUBJECT:

City Council Meeting Minutes — Approval
RECOMMENDATION:

Approve the minutes of the special and regular meetings of the City Council on October 20, 2025.

BUDGET IMPACT:

There is no budgetary impact associated with this administrative item.

ENVIRONMENTAL DETERMINATION:

This minutes approval 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
Att 1 – Minutes 2025-10-20 Special
Att 2 – Minutes 2025-10-20 Regular

STAFF CONTACT
Chantal Eaton, Deputy City Clerk
[email protected]
(650) 522-7044
95 of 551
City Council Special Meeting Minutes – 10/20/2025 Page 1

COUNCIL MEMBERS
Rob Newsom Jr., Mayor
Adam Loraine, Deputy Mayor
Nicole Fernandez
Danielle Cwirko-Godycki
Lisa Diaz Nash

CITY OF SAN MATEO
Special Meeting Minutes
City Council
City Hall
330 W. 20th Avenue
San Mateo CA 94403
www.cityofsanmateo.org
October 20, 2025
City Hall Council Chambers 5:30 PM
Special Meeting
CALL TO ORDER at 5:31 p.m.

Roll Call

Present: Mayor Newsom, Council Members: Fernandez, Cwirko-Godycki and Diaz Nash Absent and Excused: Deputy Mayor Loraine
AB 2449 Requests and Considerations for Meeting Participation by Teleconference due to Just Cause or Emergency Circumstances – there were no requests.

STUDY SESSION
Citywide Facilities Condition Assessment – Informational Steve Woo, Facilities & Fleet Services Manager, Matt Fabry, Public Works Director, and David Masenten, from ELS Architecture and Urban Design gave the presentation.

Public Comment: There were no speakers.

Council asked questions and made comments. Council provided direction to move forward using a blended strategy focused on Approach 2 (making like-for-like improvements to extend the useful life of priority facilities), Approach 3 (pursuing opportunities for strategic redevelopment at key sites), and Approach 4 (conducting citywide operational and programmatic assessments to guide future investments). Where necessary, the City will maintain the status quo and continue deferred maintenance (Approach 1), though the primary focus will be on forward-looking and strategic improvements. Staff and professional consultants will help determine which approach is most appropriate for each facility. Council emphasized the importance of equitable investment across all districts and committed to study sessions on key topics such as City Hall, recreation and aquatic facilities, and parking. This long-term planning effort is expected to unfold over the next 18–36 months, with regular five-year reviews as a standard practice of good governance.

ADJOURNMENT –The meeting adjourned at 6:48 p.m.

APPROVED BY: SUBMITTED BY:

Rob Newsom, Jr., Mayor Chantal Eaton, Deputy City Clerk 96 of 551
City Council Regular Meeting Minutes – 10/20/2025 Page 1

COUNCIL MEMBERS
Rob Newsom Jr., Mayor
Adam Loraine, Deputy Mayor
Nicole Fernandez
Danielle Cwirko-Godycki
Lisa Diaz Nash

CITY OF SAN MATEO
Regular Meeting Minutes
City Council
City Hall
330 W. 20th Avenue
San Mateo CA 94403
www.cityofsanmateo.org
October 20, 2025
City Hall Council Chambers 7:00 PM
Regular Meeting
CALL TO ORDER at 7:01 p.m.

Pledge of Allegiance
Roll Call

Present: Mayor Newsom, Council Members: Fernandez, Cwirko-Godycki, Diaz Nash Absent and Excused: Deputy Mayor Loraine
AB 2449 Requests and Considerations for Meeting Participation by Teleconference due to Just Cause or Emergency Circumstances – there were no requests.

CEREMONIAL

1. The Livin’ Project – Proclamation
Philip Grele and Drew Diaz, Founders of the LIVIN Project received the proclamation. Assemblymember Papan presented a Resolution on behalf of the State Assembly.

2. San Mateo Daily Journal 25th Anniversary – Proclamation Jon Mays, editor in chief of the San Mateo Daily Journal received the proclamation.

3. SMU Home Maintenance Awards – Recognition
The San Mateo United Home Maintenance Awards recognized the exemplary appearance and landscaping of local homes. Congratulations to:
• Joann - Central
• Eleanor & Emile - Sugarloaf
• Chris and Kate - Baywood
• Vanna and Jason - Beresford Hillsdale

CONSENT CALENDAR
The following items, 4 through 11 were considered to be routine by the City Council. After the titles of the items were read by the Deputy City Clerk, the public was invited to comment and there were no speakers. Motion passed 4-0.

Moved: Fernandez, Seconded: Newsom
Ayes: Fernandez, Newsom, Diaz Nash, Cwirko-Godycki,
Noes: None

4. City Council Meeting Minutes – Approval
Approve the minutes of the special and regular meetings of the City Council on October 6, 2025. Approve the minutes of the City Council special meeting of October 2, 2025. 97 of 551
City Council Regular Meeting Minutes – 10/20/2025 Page 2

5. San Mateo Police Officers’ Association Memorandum of Understanding — Amendment Adopt a Resolution to amend the San Mateo Police Officers’ Association (SMPOA) Memorandum of Understanding (MOU) to include a side letter of agreement outlining guidelines for mandatory training for which Police Officers receive Police Earned Worked Saved (PEWS) hours.

Enactment: Resolution No. 97 (2025)

6. Animal Control Amendments — Ordinance Adoption
Adopt an Ordinance to amend San Mateo Municipal Code Chapter 8.02 "Animal Control" and adding Chapter 8.34 “Animal Fanciers Permit” to maintain enforceability and alignment with San Mateo County's Animal Control Ordinance.

Enactment: Ordinance No. 2025-08

7. Byrne State Crisis Intervention Grant Award and Backfill CSO Position – Approval and Budget Appropriation
Adopt a Resolution to accept grant funds in the amount of $224,131 from the California Board of State and Community Corrections, Byrne State Crisis Intervention Program (Byrne SCIP); authorize the Chief of Police to execute the grant agreement with the Board of State and Community Corrections and all other necessary grant documents; authorize the addition of 1.00 Full-Time Equivalent Community Service Officer position for the duration of the grant period; and appropriate $82,000 to the Police Department’s fiscal year 2025-26 budget.

Enactment: Resolution No. 98 (2025)

8. 365 2nd Avenue — Lease Amendment
Approve the Assignment and Fourth Amendment to the lease between the City and Genius Learning and Dennis Tong, dba Beard Papa’s, for the City-owned property at 365 2nd Avenue, to assign the lease to KIZUNA US, LLC and Thai Ho; authorize an increase in the security deposit to $3,000; and authorize the City Manager to execute the amendment in substantially the form presented.

9. Personal Computer Replacements — Adoption
Adopt a Resolution approving an alternative purchasing procedure for a Master Purchasing Agreement with Lenovo Inc. for the purchase of 54 personal computers in an amount not-to-exceed $92,700.37; establish a contingency reserve in the amount of $13,905.10, for a total amount of $106,605.47; and authorize the Director of Information Technology to execute the agreement in substantially the form presented.

Enactment: Resolution No. 99 (2025)

10. Mapping Software — Enterprise Agreement
Adopt a Resolution to approve an alternative purchasing procedure and approve an Enterprise Agreement (EA) with Environmental Systems Research Institute, Inc. (ESRI) for a three-year renewal of software subscription, cloud hosting, and technical support in the amount of $268,200; and authorize the City Manager to execute the agreement in substantially the form presented.

Enactment: Resolution No. 100 (2025)

11. Clean Water Program, Program Management Services – Amendment Approve Amendment No. 11 to the agreement with CH2M Hill Engineers, Inc. to authorize scope and funding for program management services for the Clean Water Program; authorize payment in an amount not to exceed 98 of 551
City Council Regular Meeting Minutes – 10/20/2025 Page 3 $5,461,527; establish a contingency amount of $2,424,500; and authorize the Public Works Director to execute this amendment and task amendments within the contingency amount in substantially the form presented.

END OF CONSENT CALENDAR

PUBLIC COMMENT
Peter Mott, president of On Ice Rinks, shared plans for the 10th anniversary of the seasonal skating rink, highlighting its community partnerships, economic impact, and upcoming free events. Trina Pierce expressed support for restoring parking on Humboldt Street and raised concerns about equity, safety, and past city decisions. Allison McQueen urged the City to publish and act on the 2024 Safe Routes to School Strategic Plan, refund the coordinator position, and prioritize infrastructure improvements over shifting responsibilities to the school district. Robin Solis Rodriguez asked questions about the current status of the Hillsdale Mall redevelopment plan and the inclusion of office space instead of additional housing. Astrid Varteressian requested City assistance in resolving ongoing service issues with Recology regarding inadequate bulky item pickups.

Following the closing of public comment, Council directed staff to follow up on Robin Solis Rodriguez’s questions about the Hillsdale Mall project and Astrid Varteresian’s Recology service concerns.

NEW BUSINESS

12. 2025 Triennial Building Code Update — Ordinance Introduction Michael Titsworth, Deputy Director and Building Official and Mary Eusebio, Deputy Building Official, gave the presentation.

Public Comment: There were no speakers.

Council asked questions and made comments.

Motion to adopt a Resolution to set forth express findings that amendments to the 2025 Building Standards Codes are reasonably necessary based on local climatic, topographical, or geological conditions; and, introduce an Ordinance to amend San Mateo Municipal Code Chapter 23 “Buildings and Construction” to adopt the 2025 Building Standards Code by reference with local amendments; amend various sections of San Mateo Municipal Code Title 23 “Buildings and Construction”; update procedural language and revise miscellaneous sections; add Chapter 23.29 “Wildland-Urban Interface Code”. Motion passed 4-0.

Moved: Diaz Nash, Seconded: Cwirko-Godycki,
Ayes: Diaz Nash, Cwirko-Godycki, Fernandez, and Newsom
Noes: None

Enactment: Resolution No. 101 (2025)

13. Establish the Civic Arts Committee as a Standing Commission – Ordinance Introduction Jennifer Rosas, Business Manager, gave a presentation.

Public Comment: There were no speakers.

Council asked questions and made comments. Council discussed the proposed changes and directed staff to amend the Ordinance to include Youth Commissioners as part of the new Civic Arts Commission structure. 99 of 551
City Council Regular Meeting Minutes – 10/20/2025 Page 4 Motion to introduce an Ordinance to amend the San Mateo Municipal Code to add Chapter 2.22 and amend Chapter 23.60 to change the “Civic Arts Committee” to the “Civic Arts Commission,” establish its powers and duties, implement term limits and update the appointment process to align with other City boards and commissions. Motion passed 4-0.

Moved: Diaz Nash, Seconded: Cwirko-Godycki,
Ayes: Diaz Nash, Cwirko-Godycki, Fernandez, and Newsom
Noes: None

REPORTS AND ANNOUNCEMENTS
City Manager, City Attorney and Council Members report on their various assignments and liaison roles and Council requests for scheduling future items.

Councilmember Cwirko-Godycki reminded the public about the final community meeting on the Humboldt bike lane project, scheduled for next Monday at Fiesta Gardens School. Council clarified that the joint e-bike safety letter with Foster City is still under internal review. In response to public comment, Councilmember Fernandez requested a staff update on the Safe Routes to School Strategic Plan and the coordinator position; staff will provide an update in a future weekly report.

ADJOURNMENT –The meeting adjourned at 8:28 p.m. Council moved to closed session in conference room C.

The Council adjourned with a moment of silence in memory of Chess Grandmaster Daniel Naroditsky.

CLOSED SESSION

14. Total Compensation Survey Methodology Meet and Confer Update — Various Bargaining Units.

APPROVED BY: SUBMITTED BY:

Rob Newsom, Jr., Mayor Chantal Eaton, Deputy City Clerk 100 of 551

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Agenda Report
City Hall
330 W. 20th Avenue
San Mateo CA 94403
www.cityofsanmateo.org
Agenda Number: 13 Section Name: PUBLIC HEARING Account Number: 26-3111 File ID: 25-10429 TO: City Council
FROM: Alex Khojikian, City Manager
PREPARED BY: Community Development Department
MEETING DATE: November 03, 2025
SUBJECT:

Hillsdale Mall Redevelopment Application — Informational RECOMMENDATION:

Receive an overview of the proposed project, receive public comments, and provide early feedback and direction to the applicant and staff.

BACKGROUND:

On February 6, 2025, the applicant submitted a preliminary application for a housing development project under the Housing Accountability Act (HAA) (Government Code Section 65941.1). Once deemed complete, an eligible housing development project vests in development standards, fees, and regulations as they existed at the time of submission, provided that all required documents outlined in the City’s SB 330 Preliminary Application Checklist are provided (https://www.cityofsanmateo.org/DocumentCenter/View/79071/Preliminary-Application-For-HousingDevelopment?bidId=) . On March 20, 2025, with the submittal of all required information, the preliminary application was deemed complete. Following submittal of the preliminary application, both the applicant and the City sought clarification from the Department of Housing and Community Development (HCD) as to whether the project qualified as a “housing development project” pursuant to the HAA. As further discussed below, the HAA confers significant procedural and substantive protections to the project applicant, and the HAA must be interpreted and implemented to support housing development.

On August 12, 2025, HCD issued a technical assistance letter stating that the project qualified as a housing development project and was subject to the HAA (Attachment 1). The City then sought further clarification from HCD on the construction timing for residential components in this multi-phased mixed-use project. In a meeting on September 25, 2025, HCD staff verbally confirmed that jurisdictions may require the information listed in the City’s application submittal checklist to ensure that both the residential and commercial components are adequately planned. In other words, the City may require phasing information and add permitting requirements to support delivery of the residential components concurrently with the nonresidential components to ensure that the overall project continues to meet the criteria of a housing development project.

On June 20, 2025, the applicant submitted a formal planning application. The submission included a processing letter and consistency analysis, and a Master Development Plan set, both of which provided high-level information about the proposed project. However, the application did not include critical information, such as architectural design, building elevations, and detailed land uses and programs, even though these materials were required for the preliminary application to be deemed complete (Government Code Section 65941.1). On July 21, 2025, the City issued an incomplete letter based on the Planning Application Checklist for Non-Single-Family Projects (including SB330 applications).

On October 17, 2025, the applicant resubmitted revised plans and application materials for the second round of review.

Because this submission was received only a week and a half before agenda publication, this agenda report includes only 101 of 551

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high-level information from the second submittal. Staff from all reviewing departments are currently evaluating the updated application plans and documentation, with comments due by November 17, 2025.

PROJECT SITE:

The project site consists of the main Hillsdale Shopping Center, bound by 31st Avenue to the north, El Camino Real to the east, Laurel Creek to the south, and Edison Street to the west, as well as a separate parcel consisting of a surface parking lot behind PetSmart Center on 36th Avenue, for a combined total of 32.66 acres. The shopping mall site and the surface parking lot are two separate parcels. The 12.03-acre North Block at Hillsdale Shopping Center, on the north side of 31st Avenue, is not part of the project site and will remain as currently developed.

Proposed to be demolished as part of this project include the Hillsdale Shopping Center and associated parking structures, three commercial buildings that house Barnes & Noble, Trader Joe’s, and Wells Fargo/Citi Bank, as well as associated and standalone surface parking lots. Adjacent uses include a variety of commercial and residential uses:
• North: Hillsdale North Block shopping mall
• South: PetSmart and multi-family residential uses, separated from the project site by Laurel Creek • West: single-family uses
• East: Bay Meadow office development and single-family uses on the other side of El Camino Real and Railroad tracks.

In addition, the project site is located within ½-mile of major transit stops, which means that the project is exempt from all off-street parking requirements pursuant to AB 2097. The project site is also identified in the City’s 2023-2031 Housing Element as a housing opportunity site, with a potential capacity of 1,200 housing units.

PROJECT DESCRIPTION:

The project proposes to demolish a significant portion of the Hillsdale Mall regional shopping center (approximately 1.5- million square feet) and associated parking garage structures and subdivide the main mall site into 13 parcels through vesting tentative maps. The standalone surface parking lot at the south end of the project will remain as a separate parcel to be developed with residential uses.

Conceptually, the main site is organized into four distinct land use zones: commercial zones along El Camino Real; a retail center in the northern portion of the site, providing a connection to the North Block; a residential zone along the western edge adjacent to Edison Street; and a flexible-use zone in the middle of site, bridging the commercial and residential areas.

To be specific, four newly created lots along El Camino Real are proposed to be office buildings ranging from five to ten stories, with potential ground-level retail spaces. The retail core is situated in two central blocks as standalone retail buildings and ground-level retail in two residential buildings. Residential development is concentrated on the western side, with five to eight-story apartment buildings in the mid-site area and a three to five-story apartment building and two rows of three to four-story townhomes along Edison Street as a transition zone to adjacent single-family residential neighborhood. The two central blocks between commercial and residential zones are programed as “flexible zones”, which may be developed with residential and/or commercial uses after the application approval. The Density Bonus Letter noted that the project would designate 14% of the total housing units for lower income (15% of the rental units for lower income household, and 15% of the townhomes for moderate income).

The detailed land use information for each block was not included in the first-round submittal. A comparison of the overall land use programs between the preliminary application submittal and both formal application submittals is detailed in the table below.
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Preliminary Application Formal Application
1 st Submission
Formal Application
2 nd Submission
Existing Non-Residential Floor
Area to be Demolished 1,490,331 sq. ft. 1,490,331 sq. ft. 1,490,331 sq. ft.

Residential Units 1,392 units Up to 1,670 units 1,389 units1 Residential Floor Area 1,905,000 sq. ft. Up to 2,390,800 sq. ft. 2,029,508 sq. ft.2 Non-Residential Floor Area 2,059,000 sq. ft. Up to 2,056,000 sq. ft. 2,105,866 sq. ft.3 Parking 5,390 spaces No Information provided 4,963 spaces The Cover Letter from the applicant (Attachment 2) provides more information and details about the proposed project, and a condensed version of the project plans is included as Attachment 3. Additional information about the project can be found on the City’s Current Development page (https://www.cityofsanmateo.org/4856/Hillsdale-Mall-Redevelopment---MixedUse).

DISCUSSION:

The Housing Accountability Act (HAA) sets processing deadlines and rigid review procedures for housing development projects. For example, the formal application is expected to be deemed complete within three cycles of review pursuant to Government Code section 65943. Otherwise, the City bears the burden to demonstrate that the incompleteness determination does not constitute an effective disapproval of the project. The HAA also prohibits jurisdictions from disapproving or conditionally approving a housing development project in a manner that renders the project infeasible, unless the project has a specific, adverse impact upon the public health and safety (Government Code Section 65589.5(d)).

Equally important, the HAA only allows a jurisdiction to apply objective, quantifiable, written development standards, conditions, and policies in a manner to facilitate and accommodate development at the density permitted on the site and proposed by the development.

Thus, the City Council’s discretionary authority is significantly limited regarding conditions and requirements that can be imposed on this project because of state housing laws regarding housing development projects. In the past, the adoption of a Specific Plan or master development plan for a project of this size and scale would be a legislative action conducted through a discretionary review process, and potentially utilizing a development agreement, allowing the Planning Commission and City Council to set specific requirements and modifications based on the community and site-specific needs, and all applicable City plans, policies, and standards.

Based on this context, staff has developed a list of high priority issues for the City Council to consider as part of this study session.
• Issue 1 – Project Timeline and Phasing Plan
As currently submitted, the application does not include a timeline or phasing plan. In their original submittal, the applicant stated that the timeline is “not required in City published application checklist” and “specific phasing and sequence is expected to vary based on market conditions at the time of redevelopment to ensure Project financeability.” Based on the applicant’s Hillsdale Reimagined Website, the complete redevelopment is estimated to occur in phases over the next 20 years, which is also referenced in the applicant-held neighborhood meeting on April 29, 2025.

Staff are actively working with the applicant and consulting with HCD to ensure that the project is processed and constructed in compliance with the state law and local regulations. Absence of phasing and timeline information 1 Up to 1,670 units identified on Master Plan Document
2 Up to 2,390,800 sq.ft. identified on Master Plan Document 3 Up to 2,059,000 sq.ft. identified on Master Plan Document 103 of 551

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adds uncertainty given the project’s complexity and extended duration. Key technical studies, such as utility capacity analysis, water supply assessment, and traffic analysis, also depend on the project’s phasing plan.

As a housing development project, the application is subject to a tight timeline and limited to three rounds of review to determine application completeness with City requirements. Each of these review cycles starts with a 30-day City review, followed by a 90-day period for the applicant to respond to City comments. Based on three rounds of review, the project’s completeness review would finish in March 2026.

Crucially, the phasing of residential development remains unclear, and City staff are continuing to work with the applicant to help support delivery of residential components concurrently and proportionately with nonresidential components consistent with the City’s BMR guidelines. As stated above, this is to ensure that the overall project delivers housing units as the commercial components are built.

After review for completeness, the City must provide written documentation identifying any inconsistencies with local regulations within 60 days of being deemed complete (Government Code Section 65589.5(j)(2)(A)(ii)). A list of policies and codes in the City’s General Plan, adopted plans and the Zoning Code that may be applicable to the project is included as Attachment 4. The applicant is expected to address all the inconsistency issues while the environmental (CEQA) analysis prepared. Following completion of the environmental review, the City must schedule public hearings to consider approval of the project.
• Issue 2 – Regional Shopping Center Designation and Community Serving Commercial The Hillsdale Station Area Plan (HSAP) identifies the Hillsdale Mall as a regional retail and employment center, while also recognizing its potential for housing development opportunities (Policy LU-2.4). The HSAP anticipates that any major modification to the mall or surrounding properties would require preparation of a comprehensive master plan. When the HSAP was adopted, such a master plan was typically processed through discretionary review and adopted as a legislative action. However, this process is no longer applicable to a housing development project, unless the applicant voluntarily engages with the City in a conversation to preserve the regional retail function consistent with the Area Plan’s vision.

The proposed demolition of approximately 1.5 million square feet of existing retail and commercial space, along with associated parking, and its replacement with only ground-level retail space would represent a significant loss of regional commercial activity. Approval of the Hillsdale Mall Redevelopment project as currently proposed would leave the City with BridgePoint as the sole remaining regional retail center. However, the redevelopment of the site and added office uses will support increased property tax revenue and local jobs. To fully assess these issues, the City will be engaging an economic consultant and retail consultant to provide a comprehensive evaluation of the proposed project, including how it will impact the local economy and City revenues.

Furthermore, the project proposes to develop “up to” 1,670 new housing units (or 1,389 units as identified on the last submitted Plan Set ) which will generate substantial demand for community-serving retail and commercial services. For comparison, Bay Meadows Phase I included 734 residential units and 300,000 square feet of retail/commercial space, and Phase II included 1,048 homes and 150,000 square feet of retail/commercial space.

Although the applicant introduces a grocery store in Building E1 as part of the second-round submittal, the total amount and type of proposed retail/commercial space is still undefined. To help meet the needs of both existing and new residents, it would be ideal for the project to include sufficient space for retail and commercial service businesses to serve local needs and continue to be a regional destination. • Issue 3 – Pedestrian Connection to Hillsdale Caltrain Station Since the project is exempt from parking requirements under state law, a strong connection to the Hillsdale Caltrain Station and transit along El Camino Real is critical to maximize transit use and support the viability of reduced offstreet parking. Implementing a pedestrian bridge linking the station and the mall across El Camino Real would not only enhance connectivity but also improve pedestrian safety, encourage transit-oriented development, and strengthen the overall vitality of the site.
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• Issue 4 – Off-Street Parking
The project proposes extensive ground-level parking for both residential and commercial buildings, rather than maximizing ground-level retail space, which could result in a suboptimal pedestrian experience along El Camino Real and the newly created internal streets. A standalone parking structure (Building C5) is also proposed in the center of this site. Because the project is located within one-half mile of Hillsdale Caltrain Station, the City cannot impose any parking requirements pursuant to AB 2097. The applicant, however, may voluntarily work with the City to locate parking strategically to maximize both the feasibility and vitality of the project. • Issue 5 – Traffic and Circulation
Under SB 743 (Public Resources Code Section 21099), if a project is located within one-half mile of a major transit stop, the project may be presumed to have a less-than-significant Vehicle Mile Traveled (VMT) impact, especially for residential and office uses, unless substantial evidence shows otherwise. In other words, projects near transit can streamline traffic analysis under CEQA. However, General Plan 2040’s Circulation Element, specifically policies C 6.3 and C 6.4, require site-specific transportation impact analysis following the City’s adopted Transportation Impact Analysis (TIA) Policy for development projects. City staff is currently working with its consultant team to prepare a transportation impact analysis (TIA) to evaluate the project and what improvements will be needed to minimize any potential impacts.
• Issue 6 – Site and Architectural Design Standards
The architectural design, submitted in the second-round submittal, is under staff review to evaluate its consistency with San Mateo’s Objective Design Standards. At a high level, staff will focus on the overall design quality of the tallest office buildings fronting along El Camino Real, the compatibility of the proposed residential buildings with the surrounding neighborhood, and the quality of ground-level interfaces with the public realm. • Issue 7 – Environmental Review
The applicant is seeking a CEQA exemption pursuant to Section 15183, which would allow the project to tier off of a previously certified program-level Environmental Impact Report (EIR) when the project is consistent with the underlying general plan and its policies. In this case, the applicant proposes to tier from the General Plan 2040 EIR, arguing that the Hillsdale Mall Redevelopment project falls within the scope of the General Plan’s land use and development policies, thereby streamlining the environmental review process. However, if there are any sitespecific impacts that require further study, the project would not be eligible for this exemption. For the proposed project, factors such as (but not limited to) water supply, utility capacity, construction traffic, noise and vibration, air quality, and proximity to Laurel Creek could indicate potential site-specific significant effects, which would require preparation of an initial study and/or EIR. The project, however, is exempt from VMT analysis and aesthetic impact review under SB 743, as it is located within one-half mile of a major transit stop.

Staff is seeking input from the City Council on the project, including but not limited to the discussion topics outlined above.

Early feedback from the Council and the public will help inform the next steps of the application process to the extent possible and will assist the applicant in further updating and refining the design of the proposed project.

ENVIRONMENTAL DETERMINATION:

This study session is not a project subject to CEQA, because it can be seen with certainty that it will not cause a physical change in the environment (Public Resources Code Section 21065). The level of environmental review required for this project is still being assessed.

NOTICE PROVIDED:

In accordance with Government Code section 65091 and the City’s Municipal Code public noticing requirements, this Study Session was noticed to the following parties at least ten (10) days in advance of the meeting:
• Over 2,800 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, 105 of 551

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media, and other organizations interested in citywide planning projects; • The City’s Hillsdale Mall Redevelopment Project email subscription list; • The interested parties list which includes interested individuals who contacted the City and requested to be added to the project notification list;
• Twelve 18”x24” Placards placed by the applicant at each side of the project site facing the access points; and • Email recipients of Citywide Planning eNews and Citywide eNews, as well as social media followers.

All public comments that have been received since notices were mailed out are included as Attachment 5. Any additional public comments submitted after agenda publication will be posted to this item on the City’s Public Meeting Portal as “Post Packet Public Comments.”

ATTACHMENTS
Att 1 – HCD Technical Assistant Letter
Att 2 – Applicant Cover Letter (2nd Submission)
Att 3 – Project Plans (2nd Submission)
Att 4 – Applicable Local Codes and Policies
Att 5 – Public Comment

STAFF CONTACT
Elaine Ling, Principal Planner
[email protected]
(650) 522-7216
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STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor

DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT

DIVISION OF HOUSING POLICY DEVELOPMENT
651 Bannon Street, Suite 400
Sacramento, CA 95811
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
August 12, 2025
Sung Kwon
Deputy Director of Community Development
City of San Mateo
Via: [email protected]
330 West 20th Avenue
San Mateo, CA 94403
Dear Sung Kwon:

RE: City of San Mateo – 60 E 31st Avenue – Letter of Technical Assistance The California Department of Housing and Community Development (HCD) received a request from the applicant of the proposed project at 60 E 31st Avenue (Project) regarding qualification as a housing development project under the Housing Accountability Act (HAA). Additionally, City of San Mateo (City) staff requested assistance with construction deadlines and the potential for expanding the number of review periods under the HAA and the Permit Streamlining Act (PSA).

Background
The Project is proposed on the site of the existing Hillsdale Mall. The Project proposes to demolish approximately 1.5 million square feet of commercial space and to construct 2 million square feet of commercial space and 569,000 square feet of residential area.

The residential portion will be comprised of 1,392 units, including 209 units restricted to low-income households.

The Project applicant submitted a preliminary application on February 5, 2025. The City provided a letter determining that the preliminary application was incomplete on March 7, 2025, with the applicant responding to the incomplete letter on March 20, 2025. The City provided a follow-up clarification letter on March 28, 2025, primarily citing concerns about the Project’s eligibility as a housing development project under the HAA. 107 of 551
Sung Kwon, Deputy Director of Community Development

Question: What qualifies as a “housing development project” under Government Code section 65589.5, subdivision (h)(2)(B)(iii)?
To qualify for protections under the HAA, a project must meet the definition of a “housing development project.” The HAA provides several avenues to meet this definition.1 The Project is specifically seeking to meet the criteria under Government Code section 65589.5, subdivision (h)(2)(B)(iii), under which “[a]t least 50 percent of the net new or converted square footage is designated for residential use” and the Project meets additional criteria.

HCD finds that the Project meets the 50 percent residential minimum as proposed. The statute specifically states “net new” when discussing square footage of construction.

The net new square footage for the Project is calculated by subtracting the existing square footage from the total proposed new square footage, which gives 1.07 million square feet. Because the residential portion of the Project is 569,000 square feet, approximately 53 percent of the net new square footage is residential.

Under Government Code section 65589.5, subdivision (h)(2)(B)(iii), the Project must also contain at least 500 net new residential units, involve the demolition or conversion of at least 100,000 square feet of nonresidential space, demolish at least 50 percent of existing nonresidential uses, and must not contain transient lodging. The Project meets these thresholds by proposing to develop 1,392 new residential units and to demolish all

1.5 million square feet of existing nonresidential space and replace it with 2 million square feet of commercial space and 569,000 square feet of residential space. The Project does not include transient lodging. Therefore, HCD finds that all these criteria, plus the 50 percent residential minimum, are met. Thus, the Project qualifies as a housing development project under the HAA.

Question: Does the entire project remain vested once construction begins on a single building—potentially a commercial-only building—or must construction commence on all buildings (including residential) within the 2.5-year period? The HAA states that the application will lose vesting of the preliminary application under Government Code section 65941.1 if the housing development project has not commenced construction within 2.5 years, or 3.5 years for an affordable housing project, following the date that the project receives final approval.2 Statute does not specify the types or ratios of construction that must be commenced. Therefore, a commercial-only building that is part of an overall proposed project would satisfy the construction deadline for the purpose of maintaining vesting. In other words, the entire proposal is considered a “housing development project,” including the commercial component, and starting construction on any aspect (residential or nonresidential) maintains vesting.
1 Gov. Code, § 65589.5, subd. (h)(2).
2 Gov. Code, § 65589.5, subd. (o)(2)(D).
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Sung Kwon, Deputy Director of Community Development

Question: Can a jurisdiction extend the number of incompleteness determinations under the PSA?
The HAA requires that applications for housing development projects be deemed complete within the timeframes stated in Government Code section 65943, also known as the Permit Streamlining Act (PSA).
3 If after two resubmittals of the application, the
City finds the application is incomplete, the City bears the burden of showing the finding of incompleteness is not an effective disapproval of the project. The City may not extend the number of incompleteness determinations without justification from the City or if the applicant agrees to extend the number of determinations voluntarily. The HAA and PSA are intended to streamline the application process, and additional review cycles would be contrary to that intent.

Conclusion
HCD finds that the Project qualifies as a housing development project under the HAA and urges City staff to process the application accordingly. Additionally, it should be noted that construction deadlines under the HAA may be satisfied with commencement of any part of the Project (residential or nonresidential), and the number of review periods may only be extended if either the applicant voluntarily agrees or the City can provide justification for remaining incomplete items.

If you have any questions regarding the content of this letter or would like additional technical assistance, please contact Bentley Regehr at [email protected].

Sincerely,
David Zisser
Assistant Deputy Director
Local Government Relations and Accountability
3 Gov. Code, § 65589.5, subd. (h)(6)(F)(iv).
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October 17, 2025
Ms. Elaine Ling
City of San Mateo
Community Development Department
330 West 20th Avenue
San Mateo, CA 94403
Subject: Cover Letter - Hillsdale Reimagined Master Development Plan & Vesting Tentative Map Resubmission (PA-2025-052)
Dear Ms. Ling,
On behalf of HSC Property Owner, LLC (the “Owner” and “Applicant”), we are pleased to respond to the City of San Mateo’s July 21, 2025 incompleteness letter (“Incompleteness Letter”) by resubmitting revised Master Development Plan (“MDP”) and Vesting Tentative Map (“VTM”) application materials (collectively, the “Resubmission Materials”) for Hillsdale Reimagined—also referred to as the Hillsdale District (the “Project”). This resubmittal responds comprehensively to the City’s recent Incompleteness Letter comments.

Since our last submission, our team has made a concerted effort to respond fully and thoughtfully to each of the City’s comments. In every instance, even where a comment extended beyond the explicit requirements of the submission checklist, we have sought to provide information that directly addresses the City’s feedback and advances our shared goal of a thorough, transparent, and collaborative review process.

This resubmittal addresses all of the City’s comments in order to achieve “completeness” under SB330, and we look forward to moving the planning process forward with City staff collaboratively. We also recognize and appreciate that the totality of the information contained in this re-submittal is substantial and that the resources and effort required of staff to process this application is significant. To that end, we are eager to continue working closely with staff to ensure that each element is well understood and properly documented, and we will make ourselves available to meet as frequently as the City finds helpful during its follow-up review.

Summary of Key Updates
In addition to fully addressing the City’s comments, this submittal further develops and refines several substantive aspects of the Project:
• Open Space/Public Realm: The distinct identities and designs of the various open spaces within the project have been further developed – from the grassy expanse of Hillsdale Square to the planter-lined greenway of the Neighborhood Passage. Taken together, the site plan weaves together a diverse and extensive open space network that provides a variety of uses and activities that will not only activate the property throughout the day and Sixty 31st Avenue
San Mateo, CA 94403-3404
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evening, but will serve the needs and desires of the community, ranging from immediate neighbors and those coming from further away, to future office workers and those that will someday call Hillsdale home.
• Building Architecture: Although we believe the architectural form of each building will continue to evolve significantly after completeness and then furthermore during subsequent SPAR applications, this resubmittal package includes elevations and architecture for each building so that the community has more information about what the project could look like upon completion.
• Retail and Ground Plane: Throughout the design and engagement process, we have emphasized that the ground plane is the most important element of the project, as this is the space through which the majority of visitors, shoppers, residents, and workers will experience. Although the 20th-century version of mall retailing is disappearing, appropriately sized, vibrant, and activated retail districts such as those proposed for Hillsdale are thriving. The updated plans demonstrate how a series of two-sided streets and plazas, accommodate uses that are “outward facing” and engage with the activated public open space, that come together to create a larger overall district. Additionally, a largeformat grocer has been programmed into the ground level of the E1 building at the corner of El Camino and 31st avenue, reflecting both the feedback and desires that we have heard from the community, as well as reflecting the flexibility of the building footprints and their ability to accommodate a myriad of uses.
• Illustrative Renderings: Finally, we have included illustrative photorealistic renderings within the updated submission to better convey how one would feel experiencing different parts of the redeveloped property. While these images provide a clearer sense of place and design intent, we understand and expect that the architecture will continue to evolve, and these photorealistic renderings are intended to convey the general intent, with respect to scale, quality, organization, and use. They purposely do not directly correspond with the architectural elevations in the remaining portions of the Application Checklist Plan set, as these renderings are intended to be a launching point for ongoing architectural discussion and refinement after completeness.

We understand that project refinement is an iterative process. While this resubmission represents a significant advancement and a complete response to the City’s comments, we fully expect—and welcome—additional collaboration and refinement after the City deems the application complete.

Our team looks forward to ongoing dialogue to ensure the Project continues to evolve in a way that reflects both the City’s objectives and the community’s aspirations.

Ongoing Coordination
In parallel with preparing this formal resubmittal that responds to the City’s Incompleteness Letter comments, we have advanced several items that we understand are of particular importance to the City:
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• Grocery Store Programming: As described above, a grocery store has been incorporated into the resubmitted plans. While the ability to bring a grocer is largely market driven, we agree with the community that it is a key amenity which would serve both the neighborhood and the Project’s future residents, workers, and visitors. • Retail Activation and Ground Plane Design: We have detailed the proposed uses and functions of the ground floor environments to illustrate the extent and immersive quality of the envisioned retail experience. Outside of the submission materials, we have prepared some merchandising and demising plans which help to give a sense of the number of and types of tenants that this plan accommodates and that we see as being part of the development. Although it is impossible to confirm who the future retailers will be, we are prepared to share additional materials on the likely storefront breakdown and the target types of tenants that we envision.
• Fiscal Impact Study: We have had an outside consultant complete a fiscal impact study that assesses the impact of the redevelopment project on the City’s finances. We would welcome an immediate post-submission meeting to review the results, which projects that the City will gain approximately $1.3M-$2.2M in additional net annual revenue compared with the current and future operation of the current shopping center. • Construction Phasing, Logistics, and Mitigation Plan: In parallel with the advancement of the resubmission materials, we have also prepared an initial document that outlines the likely construction phasing, timing, logistics, and impact mitigations. Although it will be impossible to have no impact during construction of this magnitude, we understand how important it is for the community to optimize construction logistics to reduce its impact on the surrounding residential neighborhoods and on important commuter paths. We would welcome an immediate post-submission opportunity to review these plans with the City. • El Camino Real-31st Avenue Crossing: Finally, the design team has developed a concept for one option of how an improved El Camino Real and 31st Avenue crossing experience could be achieved by necking down the crossing distance on the northern side of the intersection. As expressed previously, this particular location is challenged by the roadway geometry that must account for El Camino widening to accommodate its highway-like trenching along most of the project site. Nonetheless, we believe there are some possible improvements that could enhance the connectivity with the Caltrain station, and we would welcome coordination with the City so we can initiate a coordinated ask of Caltrans to consider the improvements.

For all of these auxiliary items, we look forward to reviewing these materials with the City at its convenience.

We sincerely appreciate the time and effort that City staff continues to invest in reviewing and collaborating on the application for this transformative project. We believe this resubmittal reflects our shared commitment to advancing the Hillsdale District toward a complete and compelling 112 of 551
plan—one that will continue to serve as a cornerstone of San Mateo’s future growth, economic vitality, and community life.

We look forward to continuing to work together as the City completes its review of this package and as we refine the Project after completeness.

Below is a list of materials included in the resubmission package:

1. Resubmission Cover Letter (this document)

2. Incompleteness Letter Response Matrix

3. Application Resubmittal Processing Letter

4. Master Development Plan

5. Master Development Plan Appendix

6. Application Checklist Plan Set

7. Vesting Tentative Map Set

8. Preliminary Title Report

9. CEQA Environmental Information Form, Appendix H

10. Preliminary Geotechnical Report

11. Phase I Environmental Site Assessment

12. ALTA Survey

13. Hazardous Materials and Air Quality Checklist

14. BMR Unit and Density Bonus Form

15. Density Bonus Request Letter

16. Project Application Checklist for NPDES Permit (C.3 and C.6 Development Review Checklist)

17. NPDES Impervious Surface Data Collection Worksheet

18. Stormwater Treatment Measures Maintenance Agreement

19. Wastewater Masterplan

20. Water Masterplan

21. Water Conservation Landscape Form

22. Preliminary Historic Assessment

23. Lead Paint Management Plan with Mitigation Measures and Recommendations

24. Asbestos Operations and Maintenance Program with Mitigation Measures and Recommendations

25. General Plan Zoning Analysis and Consistency Analysis Sincerely,
David D. Bohannon II
HSC Property Owner, LLC
113 of 551
Applicant / Owner:

HILLSDALE REIMAGINED
Project Address:
358 EAST SAILER DRIVE, SAN MATEO, CA 94403
Issued Information:

PLANNER
GEHL, INC.
207 POWELL STREET, 6TH FLOOR
SAN FRANCISCO, CA 94102

MIKAELA STRECH
[email protected]
415 535 1255

MASTER PLAN/ COMMERCIAL ARCHITECT
HELLMUTH, OBATA, & KASSABAUM, INC.

ONE BUSH STREET, SUITE #200
SAN FRANCISCO, CA 94104

RAQUEL BITO
[email protected]
415 356 8566

RESIDENTIAL ARCHITECT
BDE ARCHITECTURE, INC.
950 HOWARD STREET
SAN FRANCISCO, CA 94103

IAN MURPHY
[email protected]
415 967 6813

CIVIL ENGINEER
KIMLEY-HORN AND ASSOCIATES, INC.
4637 CHABOT DRIVE, SUITE 300
PLEASANTON, CA 94588

MIKE MOWERY
[email protected]
650 533 4697

LANDSCAPE ARCHITECT
KIMLEY-HORN AND ASSOCIATES, INC.
1300 CLAY STREET, SUITE 900
OAKLAND, CA 94612

NICOLE KELLY
[email protected]
510 250 2105

PARKING CIVIL ENGINEER
KIMLEY-HORN AND ASSOCIATES, INC.
4637 CHABOT DRIVE, SUITE 300
PLEASANTON, CA 94588

BLAKE CLAMP & TAYLER SEDERQUEST
[email protected]
[email protected]

HSC PROPERTY OWNER LLC
60 E 31ST AVENUE,
SAN MATEO, CA 94403
DAVID D. BOHANNON II
[email protected]
650-358-3220

ANDREW TURCO
[email protected]
650-377-5808

APPLICATION CHECKLIST PLAN SET
OCT 17, 2025

DEVELOPMENT PROJECT DATA
APN: 039-490-170 039-490-050 042-1210060
ZONING CLASSIFICATION: GENERAL PLAN 2040 MIXED-USE

MEDIUM II AND MIXED-USE HIGH
LOT SIZE (SQ.FT): PROJECT BOUNDARY AREA: 32.66 ACRES, 32.66X43,560 = 1,422,670 SQ. FT.

PERMITTED FLOOR AREA RATIO: GENERAL PLAN 2040 MIXED-USE MEDIUM II: 4.0 FAR (COMMERCIAL) & 99 DU/AC. (RESIDENTIAL) GENERAL PLAN 2040 MIXED-USE HIGH: 4.5 FAR (COMMERCIAL) & 130 DU/AC. (RESIDENTIAL) FLOOR AREA (SQ.FT):

EXISTING
1,490,331 (INCL ABOVE GROUND COVERED PARKING) /
1,848,331 (INCL ABOVE GROUND COVERED PARKING

AND BELOW GRADE LEVELS)

PROPOSED
4,135,374 (INCL ABOVE GROUND COVERED PARKING) /
4,981,022 (INCL ABOVE GROUND COVERED PARKING

AND BELOW GRADE LEVELS)
EXISTING INTERIOR FLOOR AREA TO BE REMODELED: 0 SF
TOTAL FLOOR AREA FOR PARKING REQUIREMENTS: 2,783,145.9 SF TOTAL COVERED PARKING STALLS ABOVE & BELOW GRADE: 4,528 TOTAL UNCOVERED PARKING STALLS: 435
LIST OF ALL TREES ON SITE INCLUDING SPECIES AND SIZE: SEE L001 SHEET TOTAL AREA OF NEW AND REHABILITATED LANDSCAPE AREA (SQ.FT): 140,600 SF CUBIC YARD OF SOIL DISTURBANCE: 83,600 CY
(REQUIRED IN ORDER TO DETERMINE IF A STORMWATER POLLUTION

PREVENTION CONSTRUCTION PERMIT IS REQUIRED)

DETACHED ACCESSORY STRUCTURES

EXCEPTIONS

TOTAL FLOOR AREA
RESIDENTIAL PROJECT DATA (SB330)
TOTAL RESIDENTIAL UNIT COUNT: 1,389 UNITS

BIKE PARKING
TOTAL LONG-TERM BIKE PARKING: 1,871, LOCATED WITHIN BUILDINGS, SEE BUILDING PLANS TOTAL SHORT-TERM BIKE PARKING: 1,230, LOCATED WITHIN SITE, SEE LANDSCAPE SHEETS

MAIN STRUCTURES
N/A
N/A
1,490,331
N/A
N/A
4,135,374
MAXIMUM PERMITTED FLOOR AREA 5,610,418 SF
& MAXIMUM PERMITTED DU: & 3,373 DU
FLOOR AREA (SQ. FT.) (INCLUDING BELOW GRADE LEVELS)

PROJECT EXISTING TOTAL

NEW PROJECT TOTAL

NEW RESIDENTIAL

NET NEW (INCLUDING BELOW GRADE LEVELS)
RESIDENTIAL % OF NET NEW
1,848,331
4,981,022
2,294,680
3,132,691
73%
FLOOR AREA (SQ. FT.) (NOT INCLUDING BELOW GRADE LEVELS)

PROJECT EXISTING TOTAL

NEW PROJECT TOTAL

NEW RESIDENTIAL

NET NEW (INCLUDING BELOW GRADE LEVELS)
RESIDENTIAL % OF NET NEW
1,490,331
4,135,374
2,029,508
2,645,043
77%
114 of 551

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title:

Autodesk Docs://23.04025.00 - Hillsdale MP Peer Rev
2025-10-17 10:40:18 AM
iew/HILLSDALE-HOK-AR.rvt
INDEX

23.04025.00
2025
G001
SHEET

NUMBER SHEET TITLE
10-17-2025 SET
1 GENERAL
G000 COVER SHEET X
G001 INDEX X
G003 PROJECT INFORMATION X
G010 EXISTING SITE PHOTOS X
G011 EXISTING SITE PHOTOS X
G013 EXTERIOR MATERIAL SCHEDULE X
G014 EXTERIOR MATERIAL SCHEDULE X
G015 PROPOSED SITE RENDERINGS X
G016 PROPOSED SITE RENDERINGS X
G017 PROPOSED SITE RENDERINGS X
G018 PROPOSED SITE RENDERINGS X
G019 PROPOSED SITE RENDERINGS X
G020 PROPOSED SITE RENDERINGS X
G030 OVERALL FLOOR AREA PLAN X
G031 FLOOR AREA DIAGRAMS - W1 X
G032 FLOOR AREA DIAGRAMS - W2 X
G033 FLOOR AREA DIAGRAMS - W3 X
G034 FLOOR AREA DIAGRAMS - C1 & C2 X
G035 FLOOR AREA DIAGRAMS - C3 X
G036 FLOOR AREA DIAGRAMS - C4 X
G037 FLOOR AREA DIAGRAMS - C5 X
G038 FLOOR AREA DIAGRAMS - E1 X
G039 FLOOR AREA DIAGRAMS - E2 X
G040 FLOOR AREA DIAGRAMS - E3 X
G041 FLOOR AREA DIAGRAMS - S1 X
G042 FLOOR AREA DIAGRAMS - S2 X
G043 FLOOR AREA DIAGRAMS - S3 X
G044 FLOOR AREA DIAGRAMS - S4 X
G101 SITE SHADOW STUDY X
G102 SITE SHADOW STUDY X
G103 SITE SHADOW STUDY X
G104 SITE SHADOW STUDY X
G105 SITE SHADOW STUDY X
G106 SITE SHADOW STUDY X
G107 SITE SHADOW STUDY X
G108 SITE SHADOW STUDY X
G109 SITE SHADOW STUDY X
G110 SITE SHADOW STUDY X
G111 SITE SHADOW STUDY X
G112 SITE SHADOW STUDY X
G113 SITE SHADOW STUDY X
G114 SITE SHADOW STUDY X
G115 SITE SHADOW STUDY X
G116 SITE SHADOW STUDY X
G117 SITE SHADOW STUDY X
G118 SITE SHADOW STUDY X
G119 SITE SHADOW STUDY X
G120 SITE SHADOW STUDY X
G121 SITE SHADOW STUDY X
G122 SITE SHADOW STUDY X
G123 SITE SHADOW STUDY X
G124 SITE SHADOW STUDY X
G125 SITE SHADOW STUDY X
G126 SITE SHADOW STUDY X
G127 SITE SHADOW STUDY X
G128 SITE SHADOW STUDY X
G129 SITE SHADOW STUDY X
G130 SITE SHADOW STUDY X
G131 SITE SHADOW STUDY X
G132 SITE SHADOW STUDY X
G133 SITE SHADOW STUDY X
G134 SITE SHADOW STUDY X
G135 SITE SHADOW STUDY X
G136 SITE SHADOW STUDY X
1 GENERAL: 64
SHEET

NUMBER SHEET TITLE
10-17-2025 SET
02 CIVIL
C100 OVERALL EXISTING CONDITIONS X
C101 EXISTING CONDITIONS X
C102 EXISTING CONDITIONS X
C103 EXISTING CONDITIONS X
C104 EXISTING CONDITIONS X
C105 EXISTING CONDITIONS X
C110 EXISTING CONDITIONS BASEMENT X
C150 OVERALL DEMOLITION PLAN X
C151 DEMOLITION PLAN X
C152 DEMOLITION PLAN X
C153 DEMOLITION PLAN X
C154 DEMOLITION PLAN X
C155 DEMOLITION PLAN X
C160 DEMOLITION PLAN BASEMENT X
C200 OVERALL SITE PLAN X
C201 SITE PLAN X
C202 SITE PLAN X
C203 SITE PLAN X
C204 SITE PLAN X
C205 SITE PLAN X
C250 FIRE ACCESS PLAN X
C300 OVERALL GRADING PLAN X
C301 GRADING PLAN X
C302 GRADING PLAN X
C303 GRADING PLAN X
C304 GRADING PLAN X
C305 GRADING PLAN X
C400 OVERALL UTILITY PLAN X
C401 UTILITY PLAN X
C402 UTILITY PLAN X
C403 UTILITY PLAN X
C404 UTILITY PLAN X
C405 UTILITY PLAN X
C600 STORMWATER CONTROL PLAN X
C601 STORMWATER CONTROL DETAILS X
02 CIVIL: 35
03 LANDSCAPE
L000 COVER SHEET X
L001 TREE DISPOSITION NOTES AND SCHEDULE X
L002 TREE DISPOSITION PLAN - OVERALL X
L003 TREE DISPOSITION X
L004 TREE DISPOSITION X
L005 TREE DISPOSITION X
L006 TREE DISPOSITION X
L007 TREE DISPOSITION X
L100 LANDSCAPE KEY PLAN X
L101 LANDSCAPE MATERIALS PLAN X
L102 LANDSCAPE MATERIALS PLAN X
L103 LANDSCAPE MATERIALS PLAN X
L104 LANDSCAPE MATERIALS PLAN X
L105 LANDSCAPE MATERIALS PLAN X
L300A LANDCAPE NOTES X
L301 LANDSCAPE PLANTING PLAN X
L302 LANDSCAPE PLANTING PLAN X
L303 LANDSCAPE PLANTING PLAN X
L304 LANDSCAPE PLANTING PLAN X
L305 LANDSCAPE PLANTING PLAN X
L400 HYDROZONE NOTES X
L401 LANDSCAPE HYDROZONE PLAN X
L402 LANDSCAPE HYDROZONE PLAN X
L403 LANDSCAPE HYDROZONE PLAN X
L404 LANDSCAPE HYDROZONE PLAN X
L405 LANDSCAPE HYDROZONE PLAN X
L501 LANDSCAPE LIGHTING PLAN X
L502 LANDSCAPE LIGHTING PLAN X
L503 LANDSCAPE LIGHTING PLAN X
L504 LANDSCAPE LIGHTING PLAN X
L505 LANDSCAPE LIGHTING PLAN X
L801 LANDCAPE REFERENCE IMAGES - HARDSCAPE X
L802 LANDCAPE REFERENCE IMAGES - FURNITURE X
L803 LANDCAPE REFERENCE IMAGES - LIGHTING X
L804 LANDCAPE REFERENCE IMAGES - PLANTING X
L805 LANDCAPE REFERENCE IMAGES - PLANTING X
03 LANDSCAPE: 36
04 SITE PLAN
A001 BASEMENT LEVEL 2 SITE PLAN X
A002 BASEMENT LEVEL 1 SITE PLAN X
A003 GROUND LEVEL SITE PLAN X
04 SITE PLAN: 3
SHEET

NUMBER SHEET TITLE
10-17-2025 SET
05 W1 BLDG
W1-A101A W1 - GROUND LEVEL PLAN - ZONE A X
W1-A101B W1 - GROUND LEVEL PLAN - ZONE B X
W1-A102A W1 - LEVEL 2 PLAN - ZONE A X
W1-A102B W1 - LEVEL 2 PLAN - ZONE B X
W1-A103A W1 - LEVEL 3 PLAN - ZONE A X
W1-A103B W1 - LEVEL 3 PLAN - ZONE B X
W1-A104A W1 - ROOF LEVEL PLAN - ZONE A X
W1-A104B W1 - ROOF LEVEL PLAN - ZONE B X
W1-A300 W1 - PERSPECTIVE VIEWS X
W1-A301 W1 - ELEVATIONS X
W1-A302 W1 - ELEVATIONS X
W1-A303 W1 - ELEVATIONS X
W1-A304 W1 - ELEVATIONS X
W1-A351 W1 - BUILDING SECTION X
05 W1 BLDG: 14
06 W2 BLDG
W2-A100 W2 - BASEMENT LEVEL 1 PLAN X
W2-A101 W2 - GROUND LEVEL PLAN X
W2-A102 W2 - LEVEL 2 PLAN X
W2-A103 W2 - LEVEL 3 PLAN X
W2-A104 W2 - LEVEL 4-6 PLAN X
W2-A105 W2 - LEVEL 7 PLAN X
W2-A106 W2 - ROOF LEVEL PLAN X
W2-A300 W2 - PERSPECTIVE VIEWS X
W2-A301 W2 - ELEVATIONS X
W2-A302 W2 - ELEVATIONS X
W2-A303 W2 - COURTYARD ELEVATIONS X
W2-A351 W2 - BUILDING SECTION X
W2-A451 W2 - ENLARGED PLANS X
06 W2 BLDG: 13
07 W3 BLDG
W3-A100 W3 - BASEMENT LEVEL 1 PLAN X
W3-A101 W3 - GROUND LEVEL PLAN X
W3-A102 W3 - LEVEL 2 PLAN X
W3-A103 W3 - LEVEL 3 PLAN X
W3-A104 W3 - LEVEL 4-6 PLAN X
W3-A105 W3 - LEVEL 7 PLAN X
W3-A106 W3 - ROOF LEVEL PLAN X
W3-A300 W3 - PERSPECTIVE VIEWS X
W3-A301 W3 - ELEVATIONS X
W3-A302 W3 - ELEVATIONS X
W3-A303 W3 - COURTYARD ELEVATIONS X
W3-A351 W3 - BUILDING SECTION X
W3-A451 W3 - ENLARGED PLANS X
07 W3 BLDG: 13
SHEET

NUMBER SHEET TITLE
10-17-2025 SET
08 C1 BLDG
C1-A100 C1-BASEMENT LEVEL 1 PLAN X
C1-A101 C1 - GROUND LEVEL PLAN X
C1-A102 C1 - ROOF LEVEL PLAN X
C1-A300 C1 - PERSPECTIVE VIEWS X
C1-A301 C1 - ELEVATIONS X
C1-A351 C1 - BUILDING SECTION X
08 C1 BLDG: 6
09 C2 BLDG
C2-A101 C2 - GROUND LEVEL PLAN X
C2-A102 C2 - ROOF LEVEL PLAN X
C2-A300 C2 - PERSPECTIVE VIEWS X
C2-A301 C2 - ELEVATIONS X
C2-A351 C2 - BUILDING SECTION X
09 C2 BLDG: 5
10 C3 BLDG
C3-A100 C3 - BASEMENT LEVEL 1 PLAN X
C3-A101 C3 - GROUND LEVEL PLAN X
C3-A102 C3 - LEVEL 2 PLAN X
C3-A103 C3 - LEVEL 3 PLAN X
C3-A104 C3 - LEVEL 4 PLAN X
C3-A105 C3 - LEVEL 5 PLAN X
C3-A106 C3 - LEVEL 6-7 PLAN X
C3-A107 C3 - LEVEL 8 PLAN X
C3-A108 C3 - ROOF LEVEL PLAN X
C3-A300 C3 - PERSPECTIVE VIEWS X
C3-A301 C3 - ELEVATIONS X
C3-A302 C3 - ELEVATIONS X
C3-A303 C3 - COURTYARD ELEVATIONS X
C3-A351 C3 - BUILDING SECTION X
C3-A451 C3 - ENLARGED PLANS X
10 C3 BLDG: 15
11 C4 BLDG
C4-A100 C4 - BASEMENT LEVEL 2 PLAN X
C4-A101 C4 - BASEMENT LEVEL 1 PLAN X
C4-A102 C4 - GROUND LEVEL PLAN X
C4-A103 C4 - LEVEL 2 PLAN X
C4-A104 C4 - LEVEL 3 PLAN X
C4-A105 C4 - LEVEL 4-6 PLAN X
C4-A106 C4 - LEVEL 7 PLAN X
C4-A107 C4 - ROOF LEVEL PLAN X
C4-A300 C4 - PERSPECTIVE VIEWS X
C4-A301 C4 - ELEVATIONS X
C4-A302 C4 - ELEVATIONS X
C4-A303 C4 - COURTYARD ELEVATIONS X
C4-A351 C4 - BUILDING SECTION X
C4-A451 C4 - ENLARGED PLANS X
11 C4 BLDG: 14
12 C5 BLDG
C5-A100 C5 - BASEMENT LEVEL PLAN X
C5-A101 C5 - GROUND LEVEL PLAN X
C5-A102 C5 - LEVEL 2 PLAN X
C5-A103 C5 - LEVEL 3 PLAN X
C5-A104 C5 - LEVEL 4 PLAN X
C5-A105 C5 - LEVEL 5 PLAN X
C5-A106 C5 - LEVEL 6 PLAN X
C5-A107 C5 - LEVEL 7 PLAN X
C5-A300 C5 - PERSPECTIVE VIEWS X
C5-A301 C5 - ELEVATIONS X
C5-A302 C5 - ELEVATIONS X
C5-A351 C5 - BUILDING SECTIONS X
12 C5 BLDG: 12
SHEET

NUMBER SHEET TITLE
10-17-2025 SET
13 E1 BLDG
E1-A100 E1-BASEMENT LEVEL 1 PLAN X
E1-A101 E1 - GROUND LEVEL PLAN X
E1-A102 E1 - LEVEL 2 PLAN X
E1-A103 E1 - LEVEL 3-5 PLAN X
E1-A104 E1 - LEVEL 6 PLAN X
E1-A105 E1 - LEVEL 7 TYP. PLAN X
E1-A106 E1 - ROOF LEVEL PLAN
E1-A300 E1 - PERSPECTIVE VIEWS X
E1-A301 E1 - ELEVATIONS X
E1-A302 E1 - ELEVATIONS X
E1-A303 E1 - ELEVATIONS X
E1-A351 E1 - BUILDING SECTION X
E1-A401 E1 - ENLARGED PLANS X
13 E1 BLDG: 13
14 E2 BLDG
E2-A100 E2-BASEMENT LEVEL 1 PLAN X
E2-A101 E2 - GROUND LEVEL PLAN X
E2-A102 E2 - LEVEL 2 PLAN X
E2-A103 E2 - LEVEL 3-5 PLAN X
E2-A104 E2 - LEVEL 6 PLAN X
E2-A105 E2 - LEVEL 7 TYP. PLAN X
E2-A106 E2 - ROOF LEVEL PLAN X
E2-A300 E2 - PERSPECTIVE VIEWS X
E2-A301 E2 - ELEVATIONS X
E2-A302 E2 - ELEVATIONS X
E2-A303 E2 - ELEVATIONS X
E2-A351 E2 - BUILDING SECTION X
E2-A401 E2 - ENLARGED PLANS X
14 E2 BLDG: 13
15 E3 BLDG
E3-A100 E3-BASEMENT LEVEL 1 PLAN X
E3-A101 E3 - GROUND LEVEL PLAN X
E3-A102 E3 - LEVEL 2 PLAN X
E3-A103 E3 - LEVEL 3-5 PLAN X
E3-A104 E3 - LEVEL 6 PLAN X
E3-A105 E3 - LEVEL 7-8 PLAN X
E3-A106 E3 - ROOF LEVEL PLAN X
E3-A300 E3 - PERSPECTIVE VIEWS X
E3-A301 E3 - ELEVATIONS X
E3-A302 E3 - ELEVATIONS X
E3-A303 E3 - ELEVATIONS X
E3-A351 E3 - BUILDING SECTION X
E3-A401 E3 - ENLARGED PLANS X
15 E3 BLDG: 13
APPLICATI ON CHECKLI ST PLANS 10-17-2025
SHEET

NUMBER SHEET TITLE
10-17-2025 SET
16 S1 BLDG
S1-A100A S1-BASEMENT LEVEL 2 PLAN X
S1-A100B S1-BASEMENT LEVEL 1 PLAN X
S1-A101 S1 - GROUND LEVEL PLAN X
S1-A102 S1 - LEVEL 2 PLAN X
S1-A103 S1 - LEVEL 2.5 PLAN X
S1-A104 S1 - LEVEL 3 PLAN X
S1-A105 S1 - LEVEL 4-10 PLAN X
S1-A106 S1 - ROOF LEVEL PLAN X
S1-A300 S1 - PERSPECTIVE VIEWS X
S1-A301 S1 - ELEVATIONS X
S1-A302 S1 - ELEVATIONS X
S1-A303 S1 - ELEVATIONS X
S1-A304 S1 - ELEVATIONS X
S1-A351 S1 - BUILDING SECTION X
S1-A401 S1 - ENLARGED PLANS X
16 S1 BLDG: 15
17 S2 BLDG
S2-A100A S2-BASEMENT LEVEL 2 PLAN X
S2-A100B S2-BASEMENT LEVEL 1 PLAN X
S2-A101 S2 - GROUND LEVEL PLAN X
S2-A102 S2 - LEVEL 2 PLAN X
S2-A103 S2 - LEVEL 2.5 PLAN X
S2-A104 S2 - LEVEL 3 PLAN X
S2-A105 S2 - LEVEL 4-8 PLAN X
S2-A106 S2 - ROOF LEVEL PLAN X
S2-A300 S2 - PERSPECTIVE VIEWS X
S2-A301 S2 - ELEVATIONS X
S2-A302 S2 - ELEVATIONS X
S2-A303 S2 - ELEVATIONS X
S2-A304 S2 - ELEVATIONS X
S2-A351 S2 - BUILDING SECTION X
S2-A401 S2 - ENLARGED PLANS X
17 S2 BLDG: 15
18 S3 BLDG
S3-A101A S3 - GROUND LEVEL PLAN - ZONE A X
S3-A101B S3 - GROUND LEVEL PLAN - ZONE B X
S3-A102A S3 - LEVEL 2 PLAN - ZONE A X
S3-A102B S3 - LEVEL 2 PLAN - ZONE B X
S3-A103A S3 - LEVEL 3 PLAN - ZONE A X
S3-A103B S3 - LEVEL 3 PLAN - ZONE B X
S3-A104A S3 - LEVEL 4 PLAN - ZONE A X
S3-A104B S3 - LEVEL 4 PLAN - ZONE B X
S3-A105A S3 - ROOF LEVEL PLAN - ZONE A X
S3-A105B S3 - ROOF LEVEL PLAN - ZONE B X
S3-A300 W3 - PERSPECTIVE VIEWS X
S3-A301 S3 - ELEVATIONS X
S3-A302 S3 - ELEVATIONS X
S3-A303 S3 - COURTYARD ELEVATIONS X
S3-A351 S3 - BUILDING SECTION X
S3-A451 S3 - ENLARGED PLANS X
18 S3 BLDG: 16
19 S4 BLDG
S4-A100 S4 - BASEMENT LEVEL 1 PLAN X
S4-A101 S4 - GROUND LEVEL PLAN X
S4-A102 S4 - LEVEL 2 PLAN X
S4-A103 S4 - LEVEL 3 PLAN X
S4-A104 S4 - LEVEL PLAN X
S4-A105 S4 - LEVEL 5-6 PLAN X
S4-A106 S4 - LEVEL 7 PLAN X
S4-A107 S4 - ROOF LEVEL PLAN X
S4-A300 S4 - PERSPECTIVE VIEWS X
S4-A301 S4 - ELEVATIONS X
S4-A302 S4 - ELEVATIONS X
S4-A303 S4 - COURTYARD ELEVATIONS X
S4-A351 S4 - BUILDING SECTION X
S4-A451 S4 - ENLARGED PLANS X
19 S4 BLDG: 14
20 UNIT PLANS
U-A451 UNIT PLANS X
U-A452 UNIT PLANS X
20 UNIT PLANS: 2
TOTAL: 331
115 of 551
ALIGN

VIEW TITLE

VIEW NUMBER

VIEW TITLE

GRAPHIC SYMBOLS

PROJECT NORTH

TRUE NORTH

PROPERTY LINE

SHEET REFERENCE SYMBOL

VIEW NUMBER

SHEET NUMBER

CATEGORY

DISCIPLINE

BUILDING / WALL SECTION REFERENCES

SCOPE OF

NEW WORK

EXISTING WORK

COLUMN CENTER
LINE

COLUMN GRID
LABEL

REFER TO THIS

SHEET IDENTIFICATION

EXTERIOR ELEVATION INTERIOR ELEVATION
DETAIL

REFERENCES REFER TO THIS

SHEET IDENTIFICATION
MATCHLINE SEE: A/A201

ROOM NAME / NUMBER SYMBOL

ROOM NAME ROOM IDENTIFICATION

ROOM NUMBER

PARTITION TYPE, DOOR, AND MISC SYMBOLS

PARTITION TYPE TAG

KEY NOTE

REVISION CLOUD
INDICATES +/- FROM

REF ELEVATION

DIMENSION POINT

ELEVATION DATUM
ELEVATION SYMBOLS 1
TITLE
1/8" = 1'-0"

VIEW SCALE
N
1 A201
11 A301
2 A941
MATCHLINE SEE: A/A202
10 101
EL +12"
DP
FL EL
0' - 0"

45.00°
1 7/32" 5' - 0"
23/32" R 3' - 0"
A
1 1.1

DIMENSION LINES
1A3A 101A
A701

DOOR NUMBER

ANNOTATION SYMBOLS
A6012
1 4
3 INDICATES FINISHED

SURFACES SHALL ALIGN

DETAIL CALLOUT

DETAIL SECTION

REVISION NUMBER

REFER TO THIS

SHEET IDENTIFICATION

WALL SECTION

BUILDING

SECTION

ELEVATION REFERENCES
N
P11

FINISH TAG

REVISED AREA
5 A501
A751

CENTERLINE
N
E1
El Camino Real
31st Ave
W Hillsdale Blvd
LaurelCreek
E2 E3
C1 C2
C3
C4
C5
S1
S2
S3
S4
W2 W3
W1.1
W1.2
W1.3
W1.4
W1.5
W1.6
W1.7
W1.8
W1.9
TRUE
NORTH
36th Ave

PROJECT
NORTH

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title:

Autodesk Docs://23.04025.00 - Hillsdale MP Peer Rev
2025-10-16 4:55:16 PM
iew/HILLSDALE-HOK-AR.rvt

PROJECT

INFORMATION

23.04025.00
2025
G003

PROJECT DESCRIPTION

THIS PLAN SET SUPPLEMENTS THE HILLSDALE RE-IMAGINED MASTER DEVELOPMENT PLAN (MDP) AND RESPONDS TO THE CITY OF SAN MATEO’S JULY 21, 2025 INCOMPLETE LETTER FOR PLANNING APPLICATION PA-2025-052. IT

PROVIDES DETAILED DIAGRAMS, TECHNICAL DRAWINGS, AND SUPPORTING DOCUMENTATION TO DEMONSTRATE CONSISTENCY WITH THE MDP VISION AND COMPLIANCE WITH APPLICABLE PLANNING REQUIREMENTS.

THE HILLSDALE RE-IMAGINED PROJECT PROPOSES THE PHASED REDEVELOPMENT OF APPROXIMATELY 32.66 ACRES WITHIN THE HILLSDALE SHOPPING CENTER, TRANSFORMING THE SITE INTO A VIBRANT, MIXED-USE DISTRICT. THE

PLAN REPLACES EXISTING MALL AND BIG-BOX RETAIL STRUCTURES WITH A WALKABLE NEIGHBORHOOD THAT INTEGRATES:
• UP TO 1,670 NEW RESIDENTIAL UNITS, INCLUDING APPROXIMATELY 200 BELOW-MARKET-RATE (BMR) HOMES.
• UP TO 570,000 SQUARE FEET OF NET NEW COMMERCIAL SPACE, INCLUDING RETAIL, OFFICE, AND RESEARCH USES.
• AN INTERCONNECTED 4.5-ACRE OPEN SPACE NETWORK, FEATURING PLAZAS, GREENWAYS, AND PARKLETS.

THIS PLAN SET ILLUSTRATES THE PROPOSED SITE LAYOUT, BUILDING FOOTPRINTS, PARKING AND CIRCULATION SYSTEMS, UTILITY INFRASTRUCTURE, GRADING AND DRAINAGE, AND LANDSCAPE DESIGN. IT ALSO INCLUDES

UPDATED SQUARE FOOTAGE TABLES, DENSITY CALCULATIONS, AND BLOCK-LEVEL USE SUMMARIES TO CLARIFY COMPLIANCE WITH GOVERNMENT CODE SECTION 65589.5(H)(2)(B)(III), CONFIRMING THE PROJECT QUALIFIES AS A HOUSING DEVELOPMENT UNDER THE HOUSING ACCOUNTABILITY ACT.

THE MATERIALS HEREIN ADDRESS COMPLETENESS ITEMS OUTLINED IN THE CITY’S LETTER, INCLUDING:
• CLARIFICATION OF RESIDENTIAL AND COMMERCIAL SQUARE FOOTAGES. • DEMONSTRATION OF MINIMUM AND MAXIMUM DENSITIES PER BLOCK. • UPDATED PLOT PLANS, LIGHTING AND SIGNAGE DIAGRAMS, AND UTILITY CONNECTION POINTS. • DRAFT COVENANTS, TENTATIVE MAP DETAILS, AND ARBORIST DOCUMENTATION.

PREPARED BY A QUALIFIED DESIGN TEAM INCLUDING LICENSED ARCHITECTS, LANDSCAPE ARCHITECTS, CIVIL ENGINEERS, AND LAND PLANNERS, THIS PLAN SET IS INTENDED TO SUPPORT THE CITY’S REVIEW AND FACILITATE THE NEXT PHASE OF ENTITLEMENT PROCESSING.

LIST OF ABBREVIATIONS VICINITY MAP A

A/C AIR CONDITIONING

AD AREA DRAIN

ADA AMERICANS WITH DISABILITIES ACT

ADAAG ADA ACCESSIBILITY GUIDELINES

ADDL ADDITIONAL

ADJ ADJUSTABLE

AFF ABOVE FINISH FLOOR

AL / ALUM ALUMINUM

ALT ALTERNATE

APPROX APPROXIMATE

ARCH ARCHITECTURAL

AV AUDIO VISUAL B

B/ BOTTOM OF (SEE OTHER WORD)

BLDG BUILDING

BSMT BASEMENT C

CAB CABINET

CAT CATEGORY

CB CATCH BASIN

CFCI CONTRACTOR FURNISHED, CONTRACTOR

INSTALLED

CFMF COLD FORMED METAL FRAMING

CI CONTINUOUS INSULATION

CIP CAST-IN-PLACE

CJ CONTROL JOINT / CONSTRUCTION JOINT

CL CENTER LINE

CLG CEILING

CLR CLEAR

CM CENTIMETER

CMB CEMENT BOARD

CMU CONCRETE MASONRY UNIT

CO CLEANOUT

COL COLUMN

CONC CONCRETE

CONT CONTINUOUS

COORD COORDINATE

CORR CORRIDOR

CS CONCRETE SEALER

CTR CENTER D

DB DECIBEL

DEG DEGREE

DEMO DEMOLITION

DEPT DEPARTMENT

DET DETAIL

DF DRINKING FOUNTAIN

DIA DIAMETER

DIFF DIFFUSER

DIM DIMENSION

DIM DIMENSION

DL DEAD LOAD

DN DOWN

DP DESIGN/DIMENSION POINT

DR DOOR

DRN DRAIN

DW DISHWASHER

DWG DRAWING E

EA EACH

EFS EXTERIOR FINISH SYSTEM

EIFS EXTERIOR INSULATION AND FINISH
SYSTEM

EL ELEVATION

ELEC ELECTRICAL

EMERG EMERGENCY

ENCL ENCLOSURE

EOS EDGE OF SLAB

EP ELECTRICAL PANELBOARD

EQ EQUAL

EQUIP EQUIPMENT

EWC ELECTRICAL WATER COOLER

EXH EXHAUST

EXIST EXISTING

EXT EXTERIOR F

F/ FACE OF (SEE OTHER WORD)

FA FIRE ALARM

FD FLOOR DRAIN

FDC FIRE DEPARTMENT CONNECTION

FDN FOUNDATION

FE FIRE EXTINGUISHER

FEC FIRE EXTINGUISHER CABINET

FEQ FOOF EQUIPMENT

FF FINISH FLOOR

FF&E FURNITURE, FIXTURES & EQUIPMENT

FFE FINISH FLOOR ELEVATION

FFPE FINAL FLOOD PROTECTION ELEVATION

FH FIRE HYDRANT

FHC FIRE HOSE CABINET

FIN FINISH

FL FLOOR

FLUOR FLUORESCENT

FO FINISHED OPENING

FRTW FIRE RETARDANT TREATED WOOD

FS FIRE STOPPING

FT FEET/FOOT

FTG FOOTING

FURN FURNITURE G

GA GAUGE / GAGE

GALV GALVANIZED

GC GENERAL CONTRACTOR, GENERAL

CONTRACT

GFRC GLASS FIBER REINFORCED CONCRETE

GFRG GLASS FIBER REINFORCED GYPSUM

GFRP GLASS FIBER REINFORCED PLASTIC

GR GRADE

GWB GYPSUM WALLBOARD
H

HB HOSE BIBB

HC HANDICAPPED

HM HOLLOW METAL

HMIS HAZADOUS MATERIAL INVENTORY

STATEMENT

HO HOLD-OPEN

HORIZ HORIZONTAL

HP HIGH POINT

HR HOUR

HRC HOSE REEL CABINET

HSS HOLLOW STRUCTURAL SECTION

HT HEIGHT

HVAC HEATING, VENTILATING, AIR CONDITIONING

HW HOT WATER I

ICB INTEGRAL COVE BASE

ICC INTERNATIONAL CODE COUNCIL

ID INSIDE DIAMETER / DIMENSION

IN INCH

INFO INFORMATION

INT INTERIOR

INV INVERT J
JC JANITOR’S CLOSET

JST JOIST

JT JOINT K
K KIP (1000 LB)

KG KILOGRAM

KIT KITCHEN L

LAB LABORATORY

LAT LATERAL

LAV LAVATORY

LB POUND

LF LINEAR FOOT

LL LIVE LOAD

LLH LONG LEG HORIZONTAL

LLV LONG LEG VERTICAL

LP LOW POINT

LT LIGHT

LV LOW VOLTAGE M

M METER

MAINT MAINTENANCE

MAQ MAXIMUM ALLOWABLE QUANTITIES

MAX MAXIMUM

MCC MOTOR CONTROL CENTER

MDF MEDIUM DENSITY FIBERBOARD

MDO MEDIUM DENSITY OVERLAY

MECH MECHANICAL

MEP MECHANICAL, ELECTRICAL, PLUMBING

MER MECHANICAL EQUIPMENT ROOM

MEZZ MEZZANINE

MFR MANUFACTURER

MH MANHOLE

MIN MINIMUM

MISC MISCELLANEOUS

MM MILLIMETER

MTD MOUNTED

MTL METAL N

N NEWTON

N/A NOT APPLICABLE

NC NOISE CRITERIA

NIC NOT IN CONTRACT

NO NUMBER

NOM NOMINAL

NPS NOMINAL PIPE SIZE

NRC NOISE REDUCTION COEFFICIENT

NTS NOT TO SCALE O

OA OUTSIDE AIR

OC ON CENTER

OCEW ON CENTER EACH WAY

OD OUTSIDE DIAMETER/DIMENSION

OFCI OWNER FURNISHED, CONTRACTOR

INSTALLED

OFOI OWNER FURNISHED, OWNER INSTALLED

OH OVER HEAD

OPNG OPENING

OPP OPPOSITE

OPP HD OPPOSITE HAND

OXY OXYGEN P

PAF POWER-ACTUATED FASTENER

PBD PARTICLEBOARD

PD PERIMETER DRAIN

PERF PERFORATED

PL PLATE

PLBG PLUMBING

PLF POUNDS PER LINEAR FOOT

POC POINT OF CONNECTION

PR PAIR

PREFAB PREFABRICATED

PSF POUNDS PER SQUARE FOOT

PSI POUNDS PER SQUARE INCH

PT PAINT

PTD PAINTED

PTN PARTITION
Q

QTY QUANTITY R

R RADIUS

RA RETURN AIR

RCP REFLECTED CEILING PLAN

RD ROOF DRAIN

RECPT RECEPTACLE

REF REFERENCE

REFR REFRIGERATOR

REINF REINFORCED / REINFORCING

REQ REQUIRE / REQUIRED

REV REVISION / REVISED

RM ROOM

RO ROUGH OPENING S

SA SUPPLY AIR

SAFB SOUND ATTENUATING FIRE BLANKET/BATT

SAN SANITARY

SCD SEE CIVIL DRAWINGS

SCHED SCHEDULE

SD STORM DRAIN

SECT SECTION

SED SEE ELECTRICAL DRAWINGS

SF SQUARE FEET/FOOT

SHR SHOWER

SHT SHEET

SIM SIMILAR

SLD SEE LANDSCAPE DRAWINGS

SM SQUARE METER

SMD SEE MECHANCIAL DRAWINGS

SMS SHEET METAL SCREW

SP STANDPIPE

SPD SEE PLUMBING DRAWINGS

SPEC SPECIFICATION

SPKR SPEAKER

SPR SPRINKLER

SQ SQUARE

SSD SEE STRUCTURAL DRAWINGS

SST STAINLESS STEEL

STD STANDARD

STL STEEL

STMS SELF-TAP SHEET METAL SCREW

STRL STRUCTURAL

SUSP SUSPENDED

SYMM SYMMETRICAL T

T&G TONGUE AND GROOVE

T/ TOP OF (SEE OTHER WORD)

TEL TELEPHONE OR TELECOM

TEMP TEMPERATURE

TGB TOGGLE BOLT

TH THICK

THK THICKNESS

TP TOILET PARTITION

TV TELEVISION

TYP TYPICAL U

UL UNDERWRITERS LABORATORY

UON UNLESS OTHERWISE NOTED V

VDGS VISUAL DOCKING GUIDANCE SYSTEMS

VERT VERTICAL

VEST VESTIBULE

VIF VERIFY IN FIELD W

W/ WITH

W/O WITHOUT

WC WATER CLOSET

WD WOOD

WDS WOOD SCREW

WO WHERE OCCURS

WP WORK POINT

WT WEIGHT

WWR WELDED WIRE REINFORCING

SCOPE OF WORK BOUNDARY
APPLICATION CHECKLIST PLANS 10-17-2025
NN
116 of 551
E1
El Camino Real
31st Ave
W Hillsdale Blvd
LaurelCreek
E2 E3
C1 C2
C3
C4
C5
S1
S2
S3
S4
W2 W3
W1.1
W1.2
W1.3
W1.4
W1.5
W1.6
W1.7
W1.8
W1.9
TRUE
NORTH
36th Ave

PROJECT
NORTH

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title:

Autodesk Docs://23.04025.00 - Hillsdale MP Peer Rev
2025-10-16 4:55:19 PM
iew/HILLSDALE-HOK-AR.rvt

EXISTING SITE PHOTOS

23.04025.00
2025
G010
APPLICATION CHECKLIST PLANS 10-17-2025
117 of 551
E1
El Camino Real
31st Ave
W Hillsdale Blvd
LaurelCreek
E2 E3
C1 C2
C3
C4
C5
S1
S2
S3
S4
W2 W3
W1.1
W1.2
W1.3
W1.4
W1.5
W1.6
W1.7
W1.8
W1.9
TRUE
NORTH
36th Ave

PROJECT
NORTH

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title:

Autodesk Docs://23.04025.00 - Hillsdale MP Peer Rev
2025-10-16 4:55:22 PM
iew/HILLSDALE-HOK-AR.rvt

EXISTING SITE PHOTOS

23.04025.00
2025
G011
APPLICATION CHECKLIST PLANS 10-17-2025
118 of 551
E1
El Camino Real
31st Ave
W Hillsdale Blvd
LaurelCreek
E2 E3
C1 C2
C3
C4
C5
S1
S2
S3
S4
W2 W3
W1.1
W1.2
W1.3
W1.4
W1.5
W1.6
W1.7
W1.8
W1.9
TRUE
NORTH
36th Ave

PROJECT
NORTH

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title:

Autodesk Docs://23.04025.00 - Hillsdale MP Peer Rev
2025-10-16 4:55:27 PM
iew/HILLSDALE-HOK-AR.rvt

EXTERIOR MATERIAL

SCHEDULE

23.04025.00
2025
G013
APPLICATION CHECKLIST PLANS 10-17-2025
119 of 551
E1
El Camino Real
31st Ave
W Hillsdale Blvd
LaurelCreek
E2 E3
C1 C2
C3
C4
C5
S1
S2
S3
S4
W2 W3
W1.1
W1.2
W1.3
W1.4
W1.5
W1.6
W1.7
W1.8
W1.9
TRUE
NORTH
36th Ave

PROJECT
NORTH

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title:

Autodesk Docs://23.04025.00 - Hillsdale MP Peer Rev
2025-10-16 4:55:33 PM
iew/HILLSDALE-HOK-AR.rvt

EXTERIOR MATERIAL

SCHEDULE

23.04025.00
2025
G014
APPLICATION CHECKLIST PLANS 10-17-2025
120 of 551
GENERAL NOTE:

THE RENDERINGS PRESENTED ARE FOR ILLUSTRATIVE PURPOSES ONLY.

ALL IMAGES, DESIGNS, AND VISUAL REPRESENTATIONS ARE CONCEPTUAL AND SUBJECT TO CHANGE. FINAL FEATURES, MATERIALS, SPECIFICATIONS, AND LAYOUTS MAY DIFFER FROM THOSE SHOWN AND ARE NOT GUARANTEED.

EL CAMINO REAL
31ST AVE
E1 E2 E3
C1 C2
C3
C4 C5
S1
S2
S4
S3
W2 W3
E1
El Camino Rea l
31st Ave
W Hillsd ale Blvd
Laurel Cr eek
E2 E3
C1 C2
C3
C4
C5
S1
S2
S3
S4
W2 W3
W1.1
W1.2
W1.3
W1.4
W1.5
W1.6
W1.7
W1.8
W1.9
TRUE
NORTH
36th Ave

PROJECT
NORTH

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title:

Autodesk Docs://23.04025.00 - Hillsdale MP Peer Rev
2025-10-17 10:29:56 AM
iew/HILLSDALE-HOK-AR.rvt

PROPOSED SITE

RENDERINGS

23.04025.00
2025
G015
NTS
GATEWAY VIEW 1
APPLICATI ON CHECKLI ST PLANS 10-17-2025
121 of 551
GENERAL NOTE:

THE RENDERINGS PRESENTED ARE FOR ILLUSTRATIVE PURPOSES ONLY.

ALL IMAGES, DESIGNS, AND VISUAL REPRESENTATIONS ARE CONCEPTUAL AND SUBJECT TO CHANGE. FINAL FEATURES, MATERIALS, SPECIFICATIONS, AND LAYOUTS MAY DIFFER FROM THOSE SHOWN AND ARE NOT GUARANTEED.

EL CAMINO REAL
31ST AVE
E1 E2 E3
C1 C2
C3
C4 C5
S1
S2
S4
S3
W2 W3
E1
El Camino Rea l
31st Ave
W Hillsd ale Blvd
Laurel Cr eek
E2 E3
C1 C2
C3
C4
C5
S1
S2
S3
S4
W2 W3
W1.1
W1.2
W1.3
W1.4
W1.5
W1.6
W1.7
W1.8
W1.9
TRUE
NORTH
36th Ave

PROJECT
NORTH

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title:

Autodesk Docs://23.04025.00 - Hillsdale MP Peer Rev
2025-10-17 10:29:56 AM
iew/HILLSDALE-HOK-AR.rvt

PROPOSED SITE

RENDERINGS

23.04025.00
2025
G016
NTS
HILLSDALE CENTER VIEW WEST 1
APPLICATI ON CHECKLI ST PLANS 10-17-2025
122 of 551
GENERAL NOTE:

THE RENDERINGS PRESENTED ARE FOR ILLUSTRATIVE PURPOSES ONLY.

ALL IMAGES, DESIGNS, AND VISUAL REPRESENTATIONS ARE CONCEPTUAL AND SUBJECT TO CHANGE. FINAL FEATURES, MATERIALS, SPECIFICATIONS, AND LAYOUTS MAY DIFFER FROM THOSE SHOWN AND ARE NOT GUARANTEED.

EL CAMINO REAL
31ST AVE
E1 E2 E3
C1 C2
C3
C4 C5
S1
S2
S4
S3
W2 W3
E1
El Camino Rea l
31st Ave
W Hillsd ale Blvd
Laurel Cr eek
E2 E3
C1 C2
C3
C4
C5
S1
S2
S3
S4
W2 W3
W1.1
W1.2
W1.3
W1.4
W1.5
W1.6
W1.7
W1.8
W1.9
TRUE
NORTH
36th Ave

PROJECT
NORTH

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title:

Autodesk Docs://23.04025.00 - Hillsdale MP Peer Rev
2025-10-17 10:29:56 AM
iew/HILLSDALE-HOK-AR.rvt

PROPOSED SITE

RENDERINGS

23.04025.00
2025
G017
NTS
TOWNHOMES VIEW 1
APPLICATI ON CHECKLI ST PLANS 10-17-2025
123 of 551
GENERAL NOTE:

THE RENDERINGS PRESENTED ARE FOR ILLUSTRATIVE PURPOSES ONLY.

ALL IMAGES, DESIGNS, AND VISUAL REPRESENTATIONS ARE CONCEPTUAL AND SUBJECT TO CHANGE. FINAL FEATURES, MATERIALS, SPECIFICATIONS, AND LAYOUTS MAY DIFFER FROM THOSE SHOWN AND ARE NOT GUARANTEED.

EL CAMINO REAL
31ST AVE
E1 E2 E3
C1 C2
C3
C4 C5
S1
S2
S4
S3
W2 W3
E1
El Camino Rea l
31st Ave
W Hillsd ale Blvd
Laurel Cr eek
E2 E3
C1 C2
C3
C4
C5
S1
S2
S3
S4
W2 W3
W1.1
W1.2
W1.3
W1.4
W1.5
W1.6
W1.7
W1.8
W1.9
TRUE
NORTH
36th Ave

PROJECT
NORTH

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title:

Autodesk Docs://23.04025.00 - Hillsdale MP Peer Rev
2025-10-17 10:29:56 AM
iew/HILLSDALE-HOK-AR.rvt

PROPOSED SITE

RENDERINGS

23.04025.00
2025
G018
NTS
EAST SAILER DRIVE VIEW 1
APPLICATI ON CHECKLI ST PLANS 10-17-2025
124 of 551
GENERAL NOTE:

THE RENDERINGS PRESENTED ARE FOR ILLUSTRATIVE PURPOSES ONLY.

ALL IMAGES, DESIGNS, AND VISUAL REPRESENTATIONS ARE CONCEPTUAL AND SUBJECT TO CHANGE. FINAL FEATURES, MATERIALS, SPECIFICATIONS, AND LAYOUTS MAY DIFFER FROM THOSE SHOWN AND ARE NOT GUARANTEED.

EL CAMINO REAL
31ST AVE
E1 E2 E3
C1 C2
C3
C4 C5
S1
S2
S4
S3
W2 W3
E1
El Camino Rea l
31st Ave
W Hillsd ale Blvd
Laurel Cr eek
E2 E3
C1 C2
C3
C4
C5
S1
S2
S3
S4
W2 W3
W1.1
W1.2
W1.3
W1.4
W1.5
W1.6
W1.7
W1.8
W1.9
TRUE
NORTH
36th Ave

PROJECT
NORTH

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title:

Autodesk Docs://23.04025.00 - Hillsdale MP Peer Rev
2025-10-17 10:29:57 AM
iew/HILLSDALE-HOK-AR.rvt

PROPOSED SITE

RENDERINGS

23.04025.00
2025
G019
NTS
HILLSDALE CENTER VIEW SOUTHEAST 1
APPLICATI ON CHECKLI ST PLANS 10-17-2025
125 of 551
GENERAL NOTE:

THE RENDERINGS PRESENTED ARE FOR ILLUSTRATIVE PURPOSES ONLY.

ALL IMAGES, DESIGNS, AND VISUAL REPRESENTATIONS ARE CONCEPTUAL AND SUBJECT TO CHANGE. FINAL FEATURES, MATERIALS, SPECIFICATIONS, AND LAYOUTS MAY DIFFER FROM THOSE SHOWN AND ARE NOT GUARANTEED.

EL CAMINO REAL
31ST AVE
E1 E2 E3
C1 C2
C3
C4 C5
S1
S2
S4
S3
W2 W3
E1
El Camino Rea l
31st Ave
W Hillsd ale Blvd
Laurel Cr eek
E2 E3
C1 C2
C3
C4
C5
S1
S2
S3
S4
W2 W3
W1.1
W1.2
W1.3
W1.4
W1.5
W1.6
W1.7
W1.8
W1.9
TRUE
NORTH
36th Ave

PROJECT
NORTH

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title:

Autodesk Docs://23.04025.00 - Hillsdale MP Peer Rev
2025-10-17 10:29:57 AM
iew/HILLSDALE-HOK-AR.rvt

PROPOSED SITE

RENDERINGS

23.04025.00
2025
G020
NTS
HILLSDALE SQUARE 1
APPLICATI ON CHECKLI ST PLANS 10-17-2025
126 of 551
U P
U P
U P
U P
E1 E2 E3 S1
S2
C5
C2C1
S4
C4
C3 W2 W3
S3

EL CAMINO REAL
LAUREL
CREEK
31ST AVE
32ND AVE33RD AVE

HILLSDALE BLVD

E SAILER DR

W SAILER DR

EDISON LN
36TH
AVE
W1.1
W1.2
W1.3
W1.4
W1.5
W1.6
W1.7
W1.8
W1.9
LEGEND

PROPOSED PROPERTY LINE

BLDG OVERHANG

VEHICULAR ENTRY/EXIT

VEHICULAR CIRCULATION
- FOR WINDOW/ GLAZING SYSTEM TYPE, SEE ELEVATION SHEETS, - FOR SHORT-TERM BIKE PARKING, SEE LANDSCAPE SHEETS,
- FOR ON-STREET PARKING, SEE CIVIL SHEETS
- BOTTOM OF MECHANICAL SCREEN RAISED 2'-0" OFF OF ROOF

SHEET NOTES

ENCLOSED SPACE

TERRACE / ROOF
LEGEND

BASEMENT
W1 - GROSS BLDG AREA
TOTAL 130606.0 SF
W2 - GROSS BLDG AREA
TOTAL 341895.0 SF
W2 - BASEMENT AREA
TOTAL 58500.0 SF
W3 - GROSS BLDG AREA
TOTAL 341895.0 SF
W3 - BASEMENT AREA
TOTAL 58500.0 SF
S3 - GROSS BLDG AREA
TOTAL 411789.0 SF
S4 - GROSS BLDG AREA
TOTAL 236743.0 SF
S4 - BASEMENT AREA
TOTAL 10445.0 SF
C3 - GROSS BLDG AREA
TOTAL 423402.0 SF
C3 - BASEMENT AREA
TOTAL 60807.0 SF
C4 - GROSS BLDG AREA
TOTAL 175955.0 SF
C4 - BASEMENT AREA
TOTAL 77280.0 SF
E1
El Camino Real
31st Ave
W Hillsdale Blvd
LaurelCreek
E2 E3
C1 C2
C3
C4
C5
S1
S2
S3
S4
W2 W3
W1.1
W1.2
W1.3
W1.4
W1.5
W1.6
W1.7
W1.8
W1.9
TRUE
NORTH
36th Ave

PROJECT
NORTH

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title:

Autodesk Docs://23.04025.00 - Hillsdale MP Peer Rev
2025-10-17 9:14:46 AM
iew/HILLSDALE-HOK-AR.rvt

OVERALL FLOOR AREA
PLAN

23.04025.00
2025
G030
APPLICATION CHECKLIST PLANS 10-17-2025
N
C1 - BASEMENT AREA

LEVEL AREA
BASEMENT LEVEL B1 77032.2 SF
TOTAL 77032.2 SF
C1 - GROSS BLDG AREA

LEVEL ENCLOSED SPACE AREA
C1 GROUND LEVEL 22302.7 SF
TOTAL 22302.7 SF
C2 - GROSS BLDG AREA

LEVEL ENCLOSED SPACE AREA
C2 GROUND LEVEL 6273.9 SF
TOTAL 6273.9 SF
C5 - BASEMENT AREA

LEVEL AREA
BASEMENT LEVEL B1 57089.9 SF
TOTAL 57089.9 SF
C5 - GROSS BLDG AREA

LEVEL ENCLOSED SPACE AREA
C5 GROUND LEVEL 67390.8 SF
C5 LEVEL 2 PARKING 46382.9 SF
C5 LEVEL 3 61923.2 SF
C5 LEVEL 4 62795.2 SF
C5 LEVEL 5 62795.2 SF
C5 LEVEL 6 62795.2 SF
C5 LEVEL 7 1089.7 SF
TOTAL 365172.1 SF
E1 - BASEMENT AREA

LEVEL AREA
BASEMENT LEVEL B1 59845.8 SF
TOTAL 59845.8 SF
E1 - GROSS BLDG AREA

LEVEL ENCLOSED SPACE AREA
E1 GROUND LEVEL 38468.7 SF
E1 LEVEL 2 39985.2 SF
E1 LEVEL 3 29556.0 SF
E1 LEVEL 4 31174.5 SF
E1 LEVEL 5 31174.4 SF
E1 LEVEL 6 27625.6 SF
E1 LEVEL 7 27913.5 SF
E1 LEVEL 8 27913.1 SF
E1 LEVEL 9 27913.1 SF
E1 LEVEL 10 27902.5 SF
E1 ROOF 1507.5 SF
TOTAL 311134.0 SF
E2 - GROSS BLDG AREA

LEVEL ENCLOSED SPACE AREA
E2 GROUND LEVEL 40682.4 SF
E2 LEVEL 2 35605.7 SF
E2 LEVEL 3 36944.7 SF
E2 LEVEL 4 36301.4 SF
E2 LEVEL 5 36301.4 SF
E2 LEVEL 6 29309.5 SF
E2 LEVEL 7 29266.6 SF
E2 LEVEL 8 28861.9 SF
E2 LEVEL 9 28861.9 SF
E2 ROOF 1521.7 SF
TOTAL 303657.1 SF
E2 - BASEMENT AREA

LEVEL AREA
BASEMENT LEVEL B1 56225.7 SF
TOTAL 56225.7 SF
E3 - GROSS BLDG AREA

LEVEL ENCLOSED SPACE AREA
E3 GROUND LEVEL 40972.2 SF
E3 LEVEL 2 37337.9 SF
E3 LEVEL 3 34054.7 SF
E3 LEVEL 4 34480.8 SF
E3 LEVEL 5 34480.8 SF
E3 LEVEL 6 26915.8 SF
E3 LEVEL 7 28780.7 SF
E3 LEVEL 8 28780.7 SF
E3 ROOF 902.1 SF
TOTAL 266705.5 SF
E3 - BASEMENT AREA

LEVEL AREA
BASEMENT LEVEL B1 58309.4 SF
TOTAL 58309.4 SF
S1 - BASEMENT AREA

LEVEL AREA

S BASEMENT LEVEL
B2
71333.1 SF
BASEMENT LEVEL B1 73985.1 SF
TOTAL 145318.2 SF
S2 - GROSS BLDG AREA

LEVEL ENCLOSED SPACE AREA
S2 GROUND LEVEL 57707.2 SF
S2 LEVEL 2 45409.1 SF
S2 LEVEL 2.5 5343.7 SF
S2 LEVEL 3 42644.3 SF
S2 LEVEL 4 44832.4 SF
S2 LEVEL 5 44839.5 SF
S2 LEVEL 6 44838.5 SF
S2 LEVEL 7 44840.4 SF
S2 LEVEL 8 44881.1 SF
S2 ROOF 1440.0 SF
TOTAL 376776.1 SF
S2 - BASEMENT AREA

LEVEL AREA

S BASEMENT LEVEL
B2
80098.3 SF
BASEMENT LEVEL B1 83403.7 SF
TOTAL 163502.0 SF
S1 - GROSS BLDG AREA

LEVEL ENCLOSED SPACE AREA
S1 GROUND LEVEL 52470.8 SF
S1 LEVEL 2 40386.8 SF
S1 LEVEL 2.5 1276.9 SF
S1 LEVEL 3 35692.7 SF
S1 LEVEL 4 35975.5 SF
S1 LEVEL 5 35975.5 SF
S1 LEVEL 6 35975.5 SF
S1 LEVEL 7 35975.5 SF
S1 LEVEL 8 35975.5 SF
S1 LEVEL 9 35975.5 SF
S1 LEVEL 10 35975.5 SF
S1 ROOF 1440.0 SF
TOTAL 383096.1 SF
127 of 551
9AM

SITE BOUNDARY

BUILDING

UNSHADED SITE

SHADED SITE
At 9:00 AM on March 21st, the shadow study was performed, with the corresponding solar path and sun altitude clearly indicated in the diagrams.

During this period, portions of the pedestrian walkways and some edges of the public spaces are shaded by adjacent building masses. While this results in limited direct sunlight in the early morning, such conditions are typical in urban environments.

NOTES
LEGEND

SHADOW ANALYSIS

SPRING EQUINOX
MARCH 21ST
9:00 AM

SPRING EQUINOX
MARCH 21ST
9:00 AM

EL CAMINO REAL

E SAILER DR

W SAILER DR

TOWNHOME WAY

INNER ALLEY

EDISON ST

HILLSDALE BLVD

LAUREL CREEK
32ND AVE

N SAILER DR
31ST AVE
33RD AVE

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title:

23.04025.00
2025
APPLICATION CHECKLIST PLANS 10-17-2025
SITE SHADOW STUDY G101128 of 551

SITE BOUNDARY

BUILDING

UNSHADED SITE

SHADED SITE

ELEVATION KEY
LEGEND

SPRING EQUINOX
MARCH 21ST
9:00 AM

SHADOW ANALYSIS
1 HILLSDALE BOULEVARD - NORTH ELEVATION
2 33RD AVENUE - NORTH ELEVATION
3 32ND AVENUE - NORTH ELEVATION
4 31ST AVENUE - NORTH ELEVATION
5 LAUREL CREEK - SOUTH ELEVATION
6 HILLSDALE BLVD - SOUTH ELEVATION
7 32ND AVENUE - NORTH ELEVATION
8 31ST AVENUE - SOUTH ELEVATION
9AM

SPRING EQUINOX
MARCH 21ST
9:00 AM

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title:

23.04025.00
2025
APPLICATION CHECKLIST PLANS 10-17-2025
SITE SHADOW STUDY G102129 of 551

ELEVATION KEY

SITE BOUNDARY

BUILDING

UNSHADED SITE

SHADED SITE
LEGEND

SPRING EQUINOX
MARCH 21ST
9:00 AM

SHADOW ANALYSIS
9 E SAILER DR - WEST ELEVATION
10 W SAILER DR - WEST ELEVATION
11 TOWNHOME WAY - WEST ELEVATION
12 E SAILER DR - EAST ELEVATION
13 W SAILER DR - EAST ELEVATION
14 TOWNHOME WAY - EAST ELEVATION
9AM

SPRING EQUINOX
MARCH 21ST
9:00 AM

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title:

23.04025.00
2025
APPLICATION CHECKLIST PLANS 10-17-2025
SITE SHADOW STUDY G103130 of 551
STOP

STOP STOP HILLSDALE BLVD
EL CAMINO REAL (CA-82)

EDISON ST
31ST AVE
36TH AVE

FLORES ST

EDISON ST

N SAILER DR
W SAILER DR 31ST AVE LAUREL CREEK 32ND AVE 33RD AVE

INNER ALLEY

E SAILER DR
TOWNHOME WAY 31ST AVE

PARCEL A
APN:039-490-170
S2
S3
E1 E2 E3
C5
W3
W1.6
W1.7 W1.9
W1.8
W1.1
W1.2
W1.3 W1.5
W1.4
W2
C4
C1
C3
S1
S4
C2 C2

HILLSDALE CENTER

HILLSDALE SQUARE
L003
L101
L301
L401
L501
L004
L102
L302
L402
L502
L005
L103
L303
L403
L503
L006
L104
L304
L404
L504
L007
L105
L305
L405
L505
BUFANO WAY A APPLICATION CHECKLIST PLANS 10-17-2025

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title: K:\BAY_LDEV\197543001 - Hillsdale Redevelopment - MCM\03 CADD\PlanSheets\Master Development Plan\L-LandscapeMaterials.dwg 2025-10-16 197543001
2025
El Camino Real 31st Ave W Hillsdale Blvd Laurel Creek
TRUE
NORTH
36th Ave

PROJECT
NORTH
E1 E2 E3
C1 C2
C3
C4
C5
S1
S2
S3
S4
W2 W3 W1.1 W1.2 W1.3 W1.4 W1.5 W1.6 W1.7 W1.8 W1.9
NORTH
L100

LANDSCAPE KEY PLAN
131 of 551
STOP CAFE TABLES (TYP.)

HARDSCAPE
DECKING (TYP.)
CONCRETE UNIT PAVER;
VEHICULAR CONDITION (TYP.)

CONCRETE UNIT
PAVERS TYPE 1 (TYP.)

RAISED PLANTER WITH
WOOD SEATING (TYP.)

EXISTING BRIDGE TO TIE IN

CANTENARY STRING
LIGHT (TYP.)
SIDEWALK; SEE CIVIL DRAWINGS (TYP.)
BIKE RACK (TYP.)
WOOD

CLADDING ON

STADIUM
SEATS (TYP.)
PLANTER POTS (TYP.)

EXISTING BUS

STOP TO REMAIN

CONCRETE UNIT
PAVERS TYPE 3

EXISTING CROSSWALK

AT STREET LEVEL
CONCRETE PAVING TYPE 1
ELEVATOR; TBD
PLAZA PAVERS (TYP.)
PUBLIC

ART, TBD

WOOD SEAT

PLATFORM
SIGNAGE; TYPE 4-3

PEDESTRIAN DIRECTIONAL
BOLLARD (TYP.)
PLAY SCULPTURE (TYP.)

VEHICULAR UNIT
PAVER, TYPE 1 (TYP.)
PUBLIC

ART, TBD
PUBLIC

ART, TBD OFF-STREET LOADING DN
CAFE TABLES (TYP.)

HARDSCAPE
DECKING (TYP.)
CONCRETE UNIT PAVER;
VEHICULAR CONDITION (TYP.)

CONCRETE UNIT
PAVERS TYPE 1 (TYP.)

RAISED PLANTER WITH
WOOD SEATING (TYP.)

EXISTING BRIDGE TO TIE IN

CANTENARY STRING
LIGHT (TYP.)
SIDEWALK; SEE CIVIL DRAWINGS (TYP.)
BIKE RACK (TYP.)
WOOD

CLADDING ON

STADIUM
SEATS (TYP.)
PLANTER POTS (TYP.)

EXISTING BUS

STOP TO REMAIN

CONCRETE UNIT
PAVERS TYPE 3

EXISTING CROSSWALK

AT STREET LEVEL
CONCRETE PAVING TYPE 1
ELEVATOR; TBD
PLAZA PAVERS (TYP.)
PUBLIC

ART, TBD

WOOD SEAT

PLATFORM
SIGNAGE; TYPE 4-3

PEDESTRIAN DIRECTIONAL
BOLLARD (TYP.)
PLAY SCULPTURE (TYP.)

VEHICULAR UNIT
PAVER, TYPE 1 (TYP.)
PUBLIC

ART, TBD
PUBLIC

ART, TBD
EL CAMINO REAL (CA-82)33RD AVE
E SAILER DR 31ST AVE E1 E2
C4
C1 C2 C2

SYMBOL DESCRIPTION
01 GENERAL

BRIDGE COLUMN
FIRE HYDRANT. SEE CIVIL DRAWINGS

STAINLESS STEEL HANDRAIL

CATCH BASIN, SEE CIVIL DRAWINGS

LIGHTING

LOUVERED TREE UPLIGHT
PEDESTRIAN SCALE POLE LIGHTS, TYPE 1
PEDESTRIAN SCALE POLE LIGHTS, TYPE 2

STREET LIGHTS

EXISTING PEDESTRIAN SCALE POLE LIGHTS

EXISTING STREET LIGHTS

MULTI-DIRECTIONAL PLAZA LIGHT

CANTENARY STRING LIGHT

STEP LIGHT

EMBEDDED LINEAR LED LIGHTING
PAVING
SIDEWALK; SEE CIVIL DRAWINGS
CONCRETE PAVING TYPE 1; INTEGRAL COLOR.

CONCRETE UNIT PAVERS TYPE 1
CONCRETE UNIT PAVERS TYPE 2
CONCRETE UNIT PAVERS TYPE 3

HARDSCAPE DECKING
CONCRETE UNIT PAVER TYPE 1; VEHICULAR CONDITION
CONCRETE UNIT PAVER TYPE 2; VEHICULAR CONDITION
VEHICULAR PAVING; SEE CIVIL DRAWINGS

BIKE LANE PAVING

SITE AMENITIES
SIGNAGE; TYPE 3-1 RESIDENTIAL ID
SIGNAGE; TYPE 4-2 PROJECT ID
BENCH

MOVEABLE LOUNGE CHAIR

CAFE TABLE

BOLLARD

PRECAST CONCRETE SEATING / PLANTER

TREE GRATE

WOOD CLADDING / BENCH

BIKE RACK

PLANTER POT

PLAY SCULPTURE

SCULPTURE

REFERENCE NOTES SCHEDULE

SYMBOL DESCRIPTION
01 GENERAL

BRIDGE COLUMN
FIRE HYDRANT. SEE CIVIL DRAWINGS

STAINLESS STEEL HANDRAIL

CATCH BASIN, SEE CIVIL DRAWINGS

LIGHTING

LOUVERED TREE UPLIGHT
PEDESTRIAN SCALE POLE LIGHTS, TYPE 1
PEDESTRIAN SCALE POLE LIGHTS, TYPE 2

STREET LIGHTS

EXISTING PEDESTRIAN SCALE POLE LIGHTS

EXISTING STREET LIGHTS

MULTI-DIRECTIONAL PLAZA LIGHT

CANTENARY STRING LIGHT

STEP LIGHT

EMBEDDED LINEAR LED LIGHTING
PAVING
SIDEWALK; SEE CIVIL DRAWINGS
CONCRETE PAVING TYPE 1; INTEGRAL COLOR.

CONCRETE UNIT PAVERS TYPE 1
CONCRETE UNIT PAVERS TYPE 2
CONCRETE UNIT PAVERS TYPE 3

HARDSCAPE DECKING
CONCRETE UNIT PAVER TYPE 1; VEHICULAR CONDITION
CONCRETE UNIT PAVER TYPE 2; VEHICULAR CONDITION
VEHICULAR PAVING; SEE CIVIL DRAWINGS

BIKE LANE PAVING

SITE AMENITIES
SIGNAGE; TYPE 3-1 RESIDENTIAL ID
SIGNAGE; TYPE 4-2 PROJECT ID
BENCH

MOVEABLE LOUNGE CHAIR

CAFE TABLE

BOLLARD

PRECAST CONCRETE SEATING / PLANTER

TREE GRATE

WOOD CLADDING / BENCH

BIKE RACK

PLANTER POT

PLAY SCULPTURE

SCULPTURE

REFERENCE NOTES SCHEDULE
APPLICATION CHECKLIST PLANS 10-17-2025

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title: K:\BAY_LDEV\197543001 - Hillsdale Redevelopment - MCM\03 CADD\PlanSheets\Master Development Plan\L-LandscapeMaterials.dwg 2025-10-17 197543001
2025
El Camino Real 31st Ave W Hillsdale Blvd
Laurel Creek
TRUE
NORTH
36th Ave

PROJECT
NORTH
E1 E2 E3
C1 C2
C3
C4
C5
S1
S2
S3
S4
W2 W3 W1.1 W1.2 W1.3 W1.4 W1.5 W1.6 W1.7 W1.8 W1.9
APPLICATION CHECKLIST PLANS 10-17-2025

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title: K:\BAY_LDEV\197543001 - Hillsdale Redevelopment - MCM\03 CADD\PlanSheets\Master Development Plan\L-LandscapeMaterials.dwg 2025-10-17 197543001
2025
El Camino Real 31st Ave W Hillsdale Blvd
Laurel Creek
TRUE
NORTH
36th Ave

PROJECT
NORTH
E1 E2 E3
C1 C2
C3
C4
C5
S1
S2
S3
S4
W2 W3 W1.1 W1.2 W1.3 W1.4 W1.5 W1.6 W1.7 W1.8 W1.9
NORTH
L101
SITE MATERIALS PLAN SEE SHEET L102 FOR CONTINUATION
SEE SHEET L104 FOR CONTINUATION

PUBLIC ART, TBD
132 of 551
BIKE LANE PAVING (TYP.)
BIKE RACK (TYP.)
CONCRETE UNIT PAVERS TYPE 3
SIDEWALK; SEE CIVIL DRAWINGS (TYP.)

EXISTING SIDEWALK TO REMAIN
SIGNAGE; TYPE 4-3

PEDESTRIAN DIRECTIONAL
SIGNAGE; TYPE 4-3

PEDESTRIAN DIRECTIONAL
BOLLARD (TYP.) BIKE LANE PAVING (TYP.)
BIKE RACK (TYP.)
CONCRETE UNIT PAVERS TYPE 3
SIDEWALK; SEE CIVIL DRAWINGS (TYP.)

EXISTING SIDEWALK TO REMAIN
SIGNAGE; TYPE 4-3

PEDESTRIAN DIRECTIONAL
SIGNAGE; TYPE 4-3

PEDESTRIAN DIRECTIONAL
BOLLARD (TYP.) HILLSDALE BLVD LAUREL CREEK
S2
E3
C5
S1

SYMBOL DESCRIPTION
01 GENERAL

BRIDGE COLUMN
FIRE HYDRANT. SEE CIVIL DRAWINGS

STAINLESS STEEL HANDRAIL

CATCH BASIN, SEE CIVIL DRAWINGS

LIGHTING

LOUVERED TREE UPLIGHT
PEDESTRIAN SCALE POLE LIGHTS, TYPE 1
PEDESTRIAN SCALE POLE LIGHTS, TYPE 2

STREET LIGHTS

EXISTING PEDESTRIAN SCALE POLE LIGHTS

EXISTING STREET LIGHTS

MULTI-DIRECTIONAL PLAZA LIGHT

CANTENARY STRING LIGHT

STEP LIGHT

EMBEDDED LINEAR LED LIGHTING
PAVING
SIDEWALK; SEE CIVIL DRAWINGS
CONCRETE PAVING TYPE 1; INTEGRAL COLOR.

CONCRETE UNIT PAVERS TYPE 1
CONCRETE UNIT PAVERS TYPE 2
CONCRETE UNIT PAVERS TYPE 3

HARDSCAPE DECKING
CONCRETE UNIT PAVER TYPE 1; VEHICULAR CONDITION
CONCRETE UNIT PAVER TYPE 2; VEHICULAR CONDITION
VEHICULAR PAVING; SEE CIVIL DRAWINGS

BIKE LANE PAVING

SITE AMENITIES
SIGNAGE; TYPE 3-1 RESIDENTIAL ID
SIGNAGE; TYPE 4-2 PROJECT ID
BENCH

MOVEABLE LOUNGE CHAIR

CAFE TABLE

BOLLARD

PRECAST CONCRETE SEATING / PLANTER

TREE GRATE

WOOD CLADDING / BENCH

BIKE RACK

PLANTER POT

PLAY SCULPTURE

SCULPTURE

REFERENCE NOTES SCHEDULE

SYMBOL DESCRIPTION
01 GENERAL

BRIDGE COLUMN
FIRE HYDRANT. SEE CIVIL DRAWINGS

STAINLESS STEEL HANDRAIL

CATCH BASIN, SEE CIVIL DRAWINGS

LIGHTING

LOUVERED TREE UPLIGHT
PEDESTRIAN SCALE POLE LIGHTS, TYPE 1
PEDESTRIAN SCALE POLE LIGHTS, TYPE 2

STREET LIGHTS

EXISTING PEDESTRIAN SCALE POLE LIGHTS

EXISTING STREET LIGHTS

MULTI-DIRECTIONAL PLAZA LIGHT

CANTENARY STRING LIGHT

STEP LIGHT

EMBEDDED LINEAR LED LIGHTING
PAVING
SIDEWALK; SEE CIVIL DRAWINGS
CONCRETE PAVING TYPE 1; INTEGRAL COLOR.

CONCRETE UNIT PAVERS TYPE 1
CONCRETE UNIT PAVERS TYPE 2
CONCRETE UNIT PAVERS TYPE 3

HARDSCAPE DECKING
CONCRETE UNIT PAVER TYPE 1; VEHICULAR CONDITION
CONCRETE UNIT PAVER TYPE 2; VEHICULAR CONDITION
VEHICULAR PAVING; SEE CIVIL DRAWINGS

BIKE LANE PAVING

SITE AMENITIES
SIGNAGE; TYPE 3-1 RESIDENTIAL ID
SIGNAGE; TYPE 4-2 PROJECT ID
BENCH

MOVEABLE LOUNGE CHAIR

CAFE TABLE

BOLLARD

PRECAST CONCRETE SEATING / PLANTER

TREE GRATE

WOOD CLADDING / BENCH

BIKE RACK

PLANTER POT

PLAY SCULPTURE

SCULPTURE

REFERENCE NOTES SCHEDULE
APPLICATION CHECKLIST PLANS 10-17-2025

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title: K:\BAY_LDEV\197543001 - Hillsdale Redevelopment - MCM\03 CADD\PlanSheets\Master Development Plan\L-LandscapeMaterials.dwg 2025-10-17 197543001
2025
El Camino Real 31st Ave W Hillsdale Blvd Laurel Creek
TRUE
NORTH
36th Ave

PROJECT
NORTH
E1 E2 E3
C1 C2
C3
C4
C5
S1
S2
S3
S4
W2 W3 W1.1 W1.2 W1.3 W1.4 W1.5 W1.6 W1.7 W1.8 W1.9
NORTH
SITE MATERIALS PLAN SEE SHEET L103 FOR CONTINUATION
SEE SHEET L105 FOR CONTINUATION SEE SHEET L1001 FOR CONTINUATION L102

PUBLIC ART, TBD
133 of 551

XISTING SIDEWALK TO REMAIN

EXISTING BUS

STOP TO REMAIN
BIKE RACK (TYP.)
CONCRETE UNIT PAVERS TYPE 3
CONCRETE PAVING TYPE 1 DNUP

XISTING SIDEWALK TO REMAIN

EXISTING BUS

STOP TO REMAIN
BIKE RACK (TYP.)
CONCRETE UNIT PAVERS TYPE 3
CONCRETE PAVING TYPE 1
S4

SYMBOL DESCRIPTION
01 GENERAL

BRIDGE COLUMN
FIRE HYDRANT. SEE CIVIL DRAWINGS

STAINLESS STEEL HANDRAIL

CATCH BASIN, SEE CIVIL DRAWINGS

LIGHTING

LOUVERED TREE UPLIGHT
PEDESTRIAN SCALE POLE LIGHTS, TYPE 1
PEDESTRIAN SCALE POLE LIGHTS, TYPE 2

STREET LIGHTS

EXISTING PEDESTRIAN SCALE POLE LIGHTS

EXISTING STREET LIGHTS

MULTI-DIRECTIONAL PLAZA LIGHT

CANTENARY STRING LIGHT

STEP LIGHT

EMBEDDED LINEAR LED LIGHTING
PAVING
SIDEWALK; SEE CIVIL DRAWINGS
CONCRETE PAVING TYPE 1; INTEGRAL COLOR.

CONCRETE UNIT PAVERS TYPE 1
CONCRETE UNIT PAVERS TYPE 2
CONCRETE UNIT PAVERS TYPE 3

HARDSCAPE DECKING
CONCRETE UNIT PAVER TYPE 1; VEHICULAR CONDITION
CONCRETE UNIT PAVER TYPE 2; VEHICULAR CONDITION
VEHICULAR PAVING; SEE CIVIL DRAWINGS

BIKE LANE PAVING

SITE AMENITIES
SIGNAGE; TYPE 3-1 RESIDENTIAL ID
SIGNAGE; TYPE 4-2 PROJECT ID
BENCH

MOVEABLE LOUNGE CHAIR

CAFE TABLE

BOLLARD

PRECAST CONCRETE SEATING / PLANTER

TREE GRATE

WOOD CLADDING / BENCH

BIKE RACK

PLANTER POT

PLAY SCULPTURE

SCULPTURE

REFERENCE NOTES SCHEDULE

SYMBOL DESCRIPTION
01 GENERAL

BRIDGE COLUMN
FIRE HYDRANT. SEE CIVIL DRAWINGS

STAINLESS STEEL HANDRAIL

CATCH BASIN, SEE CIVIL DRAWINGS

LIGHTING

LOUVERED TREE UPLIGHT
PEDESTRIAN SCALE POLE LIGHTS, TYPE 1
PEDESTRIAN SCALE POLE LIGHTS, TYPE 2

STREET LIGHTS

EXISTING PEDESTRIAN SCALE POLE LIGHTS

EXISTING STREET LIGHTS

MULTI-DIRECTIONAL PLAZA LIGHT

CANTENARY STRING LIGHT

STEP LIGHT

EMBEDDED LINEAR LED LIGHTING
PAVING
SIDEWALK; SEE CIVIL DRAWINGS
CONCRETE PAVING TYPE 1; INTEGRAL COLOR.

CONCRETE UNIT PAVERS TYPE 1
CONCRETE UNIT PAVERS TYPE 2
CONCRETE UNIT PAVERS TYPE 3

HARDSCAPE DECKING
CONCRETE UNIT PAVER TYPE 1; VEHICULAR CONDITION
CONCRETE UNIT PAVER TYPE 2; VEHICULAR CONDITION
VEHICULAR PAVING; SEE CIVIL DRAWINGS

BIKE LANE PAVING

SITE AMENITIES
SIGNAGE; TYPE 3-1 RESIDENTIAL ID
SIGNAGE; TYPE 4-2 PROJECT ID
BENCH

MOVEABLE LOUNGE CHAIR

CAFE TABLE

BOLLARD

PRECAST CONCRETE SEATING / PLANTER

TREE GRATE

WOOD CLADDING / BENCH

BIKE RACK

PLANTER POT

PLAY SCULPTURE

SCULPTURE

REFERENCE NOTES SCHEDULE
APPLICATION CHECKLIST PLANS 10-17-2025

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title: K:\BAY_LDEV\197543001 - Hillsdale Redevelopment - MCM\03 CADD\PlanSheets\Master Development Plan\L-LandscapeMaterials.dwg 2025-10-17 197543001
2025
El Camino Real 31st Ave W Hillsdale Blvd Laurel Creek
TRUE
NORTH
36th Ave

PROJECT
NORTH
E1 E2 E3
C1 C2
C3
C4
C5
S1
S2
S3
S4
W2 W3 W1.1 W1.2 W1.3 W1.4 W1.5 W1.6 W1.7 W1.8 W1.9
NORTH
L103
SITE MATERIALS PLAN SEE SHEET L102 FOR CONTINUATION

PUBLIC ART, TBD
134 of 551
BIKE LANE PAVING (TYP.)
BIKE RACK (TYP.)
BENCHES (TYP.)
CONCRETE PAVING TYPE 1
SIDEWALK; SEE CIVIL DRAWINGS (TYP.)

CAST IN PLACE BENCH
BENCHES (TYP.)

CONCRETE UNIT
PAVERS TYPE 2 (TYP.)

CONCRETE PAVING
TYPE 1 (TYP.)
SIGNAGE; TYPE 4-3

PEDESTRIAN DIRECTIONAL
SIGNAGE; TYPE 3-1

RESIDENTIAL ID
SIGNAGE; TYPE
4-2 PROJECT ID

CONCRETE UNIT
PAVERS TYPE 3 OFF-STREET LOADING DN
UP
UP
UPUP
BIKE LANE PAVING (TYP.)
BIKE RACK (TYP.)
BENCHES (TYP.)
CONCRETE PAVING TYPE 1
SIDEWALK; SEE CIVIL DRAWINGS (TYP.)

CAST IN PLACE BENCH
BENCHES (TYP.)

CONCRETE UNIT
PAVERS TYPE 2 (TYP.)

CONCRETE PAVING
TYPE 1 (TYP.)
SIGNAGE; TYPE 4-3

PEDESTRIAN DIRECTIONAL
SIGNAGE; TYPE 3-1

RESIDENTIAL ID
SIGNAGE; TYPE
4-2 PROJECT ID

CONCRETE UNIT
EDISON ST PAVERS TYPE 3
31ST AVE
W SAILER DR 31ST AVE 32ND AVE

INNER ALLEY

TOWNHOME WAY
W1.6
W1.7
W1.1
W1.2
W1.3 W1.5
W1.4
W2
C3

BUFANO WAY

SYMBOL DESCRIPTION
01 GENERAL

BRIDGE COLUMN
FIRE HYDRANT. SEE CIVIL DRAWINGS

STAINLESS STEEL HANDRAIL

CATCH BASIN, SEE CIVIL DRAWINGS

LIGHTING

LOUVERED TREE UPLIGHT
PEDESTRIAN SCALE POLE LIGHTS, TYPE 1
PEDESTRIAN SCALE POLE LIGHTS, TYPE 2

STREET LIGHTS

EXISTING PEDESTRIAN SCALE POLE LIGHTS

EXISTING STREET LIGHTS

MULTI-DIRECTIONAL PLAZA LIGHT

CANTENARY STRING LIGHT

STEP LIGHT

EMBEDDED LINEAR LED LIGHTING
PAVING
SIDEWALK; SEE CIVIL DRAWINGS
CONCRETE PAVING TYPE 1; INTEGRAL COLOR.

CONCRETE UNIT PAVERS TYPE 1
CONCRETE UNIT PAVERS TYPE 2
CONCRETE UNIT PAVERS TYPE 3

HARDSCAPE DECKING
CONCRETE UNIT PAVER TYPE 1; VEHICULAR CONDITION
CONCRETE UNIT PAVER TYPE 2; VEHICULAR CONDITION
VEHICULAR PAVING; SEE CIVIL DRAWINGS

BIKE LANE PAVING

SITE AMENITIES
SIGNAGE; TYPE 3-1 RESIDENTIAL ID
SIGNAGE; TYPE 4-2 PROJECT ID
BENCH

MOVEABLE LOUNGE CHAIR

CAFE TABLE

BOLLARD

PRECAST CONCRETE SEATING / PLANTER

TREE GRATE

WOOD CLADDING / BENCH

BIKE RACK

PLANTER POT

PLAY SCULPTURE

SCULPTURE

REFERENCE NOTES SCHEDULE

SYMBOL DESCRIPTION
01 GENERAL

BRIDGE COLUMN
FIRE HYDRANT. SEE CIVIL DRAWINGS

STAINLESS STEEL HANDRAIL

CATCH BASIN, SEE CIVIL DRAWINGS

LIGHTING

LOUVERED TREE UPLIGHT
PEDESTRIAN SCALE POLE LIGHTS, TYPE 1
PEDESTRIAN SCALE POLE LIGHTS, TYPE 2

STREET LIGHTS

EXISTING PEDESTRIAN SCALE POLE LIGHTS

EXISTING STREET LIGHTS

MULTI-DIRECTIONAL PLAZA LIGHT

CANTENARY STRING LIGHT

STEP LIGHT

EMBEDDED LINEAR LED LIGHTING
PAVING
SIDEWALK; SEE CIVIL DRAWINGS
CONCRETE PAVING TYPE 1; INTEGRAL COLOR.

CONCRETE UNIT PAVERS TYPE 1
CONCRETE UNIT PAVERS TYPE 2
CONCRETE UNIT PAVERS TYPE 3

HARDSCAPE DECKING
CONCRETE UNIT PAVER TYPE 1; VEHICULAR CONDITION
CONCRETE UNIT PAVER TYPE 2; VEHICULAR CONDITION
VEHICULAR PAVING; SEE CIVIL DRAWINGS

BIKE LANE PAVING

SITE AMENITIES
SIGNAGE; TYPE 3-1 RESIDENTIAL ID
SIGNAGE; TYPE 4-2 PROJECT ID
BENCH

MOVEABLE LOUNGE CHAIR

CAFE TABLE

BOLLARD

PRECAST CONCRETE SEATING / PLANTER

TREE GRATE

WOOD CLADDING / BENCH

BIKE RACK

PLANTER POT

PLAY SCULPTURE

SCULPTURE

REFERENCE NOTES SCHEDULE
APPLICATION CHECKLIST PLANS 10-17-2025

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title: K:\BAY_LDEV\197543001 - Hillsdale Redevelopment - MCM\03 CADD\PlanSheets\Master Development Plan\L-LandscapeMaterials.dwg 2025-10-17 197543001
2025
El Camino Real 31st Ave W Hillsdale Blvd Laurel Creek
TRUE
NORTH
36th Ave

PROJECT
NORTH
E1 E2 E3
C1 C2
C3
C4
C5
S1
S2
S3
S4
W2 W3 W1.1 W1.2 W1.3 W1.4 W1.5 W1.6 W1.7 W1.8 W1.9
NORTH
L104
SITE MATERIALS PLAN SEE SHEET L105 FOR CONTINUATION
SEE SHEET L101 FOR CONTINUATION

PUBLIC ART, TBD
135 of 551
BIKE LANE PAVING (TYP.)
BIKE RACK (TYP.)
SIDEWALK; SEE CIVIL DRAWINGS (TYP.)
SIGNAGE; TYPE 4-3

PEDESTRIAN DIRECTIONAL
S3
W3
W1.6
W1.7 W1.9
W1.8

SYMBOL DESCRIPTION
01 GENERAL

BRIDGE COLUMN
FIRE HYDRANT. SEE CIVIL DRAWINGS

STAINLESS STEEL HANDRAIL

CATCH BASIN, SEE CIVIL DRAWINGS

LIGHTING

LOUVERED TREE UPLIGHT
PEDESTRIAN SCALE POLE LIGHTS, TYPE 1
PEDESTRIAN SCALE POLE LIGHTS, TYPE 2

STREET LIGHTS

EXISTING PEDESTRIAN SCALE POLE LIGHTS

EXISTING STREET LIGHTS

MULTI-DIRECTIONAL PLAZA LIGHT

CANTENARY STRING LIGHT

STEP LIGHT

EMBEDDED LINEAR LED LIGHTING
PAVING
SIDEWALK; SEE CIVIL DRAWINGS
CONCRETE PAVING TYPE 1; INTEGRAL COLOR.

CONCRETE UNIT PAVERS TYPE 1
CONCRETE UNIT PAVERS TYPE 2
CONCRETE UNIT PAVERS TYPE 3

HARDSCAPE DECKING
CONCRETE UNIT PAVER TYPE 1; VEHICULAR CONDITION
CONCRETE UNIT PAVER TYPE 2; VEHICULAR CONDITION
VEHICULAR PAVING; SEE CIVIL DRAWINGS

BIKE LANE PAVING

SITE AMENITIES
SIGNAGE; TYPE 3-1 RESIDENTIAL ID
SIGNAGE; TYPE 4-2 PROJECT ID
BENCH

MOVEABLE LOUNGE CHAIR

CAFE TABLE

BOLLARD

PRECAST CONCRETE SEATING / PLANTER

TREE GRATE

WOOD CLADDING / BENCH

BIKE RACK

PLANTER POT

PLAY SCULPTURE

SCULPTURE

REFERENCE NOTES SCHEDULE

SYMBOL DESCRIPTION
01 GENERAL

BRIDGE COLUMN
FIRE HYDRANT. SEE CIVIL DRAWINGS

STAINLESS STEEL HANDRAIL

CATCH BASIN, SEE CIVIL DRAWINGS

LIGHTING

LOUVERED TREE UPLIGHT
PEDESTRIAN SCALE POLE LIGHTS, TYPE 1
PEDESTRIAN SCALE POLE LIGHTS, TYPE 2

STREET LIGHTS

EXISTING PEDESTRIAN SCALE POLE LIGHTS

EXISTING STREET LIGHTS

MULTI-DIRECTIONAL PLAZA LIGHT

CANTENARY STRING LIGHT

STEP LIGHT

EMBEDDED LINEAR LED LIGHTING
PAVING
SIDEWALK; SEE CIVIL DRAWINGS
CONCRETE PAVING TYPE 1; INTEGRAL COLOR.

CONCRETE UNIT PAVERS TYPE 1
CONCRETE UNIT PAVERS TYPE 2
CONCRETE UNIT PAVERS TYPE 3

HARDSCAPE DECKING
CONCRETE UNIT PAVER TYPE 1; VEHICULAR CONDITION
CONCRETE UNIT PAVER TYPE 2; VEHICULAR CONDITION
VEHICULAR PAVING; SEE CIVIL DRAWINGS

BIKE LANE PAVING

SITE AMENITIES
SIGNAGE; TYPE 3-1 RESIDENTIAL ID
SIGNAGE; TYPE 4-2 PROJECT ID
BENCH

MOVEABLE LOUNGE CHAIR

CAFE TABLE

BOLLARD

PRECAST CONCRETE SEATING / PLANTER

TREE GRATE

WOOD CLADDING / BENCH

BIKE RACK

PLANTER POT

PLAY SCULPTURE

SCULPTURE

REFERENCE NOTES SCHEDULE
APPLICATION CHECKLIST PLANS 10-17-2025

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title: K:\BAY_LDEV\197543001 - Hillsdale Redevelopment - MCM\03 CADD\PlanSheets\Master Development Plan\L-LandscapeMaterials.dwg 2025-10-17 197543001
2025
El Camino Real 31st Ave W Hillsdale Blvd Laurel Creek
TRUE
NORTH
36th Ave

PROJECT
NORTH
E1 E2 E3
C1 C2
C3
C4
C5
S1
S2
S3
S4
W2 W3 W1.1 W1.2 W1.3 W1.4 W1.5 W1.6 W1.7 W1.8 W1.9
NORTH
L105
SITE MATERIALS PLAN SEE SHEET L104 FOR CONTINUATION
SEE SHEET L102 FOR CONTINUATION

PUBLIC ART, TBD
136 of 551
SYMBOL QTY BOTANICAL / COMMON NAME CONT HEIGHT/SPREAD CAL. WUCOLS SIZE AT MATURITY TREES
64 - - - / EXISTING TREE TO REMAIN - 8 ACER BUERGERIANUM / TRIDENT MAPLE 24" BOX 14`-16` HT. X 6`-7` SPR. 3" CAL. MODERATE 25'-35' HT. X 25'-35' SPR. 7 ACER CIRCINATUM / VINE MAPLE 24" BOX 14-16' HT. X 6-7' SPR. 3" CAL. MODERATE 15-20' HT. X 15-20' SPR. 4 CALLISTEMON X 'CANE'S HYBRID' / CANE'S HYBRID BOTTLEBRUSH 24" BOX 4`-5` HT. X 4`-5` SP. LOW 10-15` HT. X 10-15` SPR. 8 CEDRUS ATLANTICA 'GLAUCA' / BLUE ATLAS CEDAR 36" BOX 14`-16` HT. X 6`-7` SPR. - LOW 40-90' HT X 30-60' SPR. 6 CEDRUS DEODARA / DEODAR CEDAR 24" BOX 14`-16` HT. X 6`-7` SPR. - LOW 30-50' HT. X 30-40' SPR. 14 CERATONIA SILIQUA / ALGAROBA 24" BOX 14`-16` HT. X 6`-7` SPR. 3" CAL. LOW 30-40' HT. X 25-30' SPR. 24 CERCIS CANADENSIS 'FOREST PANSY' / FOREST PANSY EASTERN REDBUD 24" BOX 14`-16` HT. X 6`-7` SPR. 3" CAL. MODERATE 20-30' HT - 25-35' SPR. 7 CORNUS KOUSA 'SATOMI' / SATOMI KOUSA DOGWOOD 24" BOX 8`-10` HT. X 5`-6` SPR. 3" CAL. MODERATE 12-20' HT. X 10-20' SPR. 63 GINKGO BILOBA 'FAIRMOUNT' / FAIRMOUNT MAIDENHAIR TREE ALT: CORYMBIA CALOPHYLLA 36" BOX 12`-14` HT. X 6`-7` SPR. 3" CAL. MODERATE 50-80' HT. X 20-40' SPR. 143 LAGERSTROE MIA "NATCHEZ` / NATCHEZ CRAPE MYRTLE 24" BOX 10`-12` HT. X 4`-5` SPR. 2" CAL. LOW 15-20' HT. X 15-20' SPR. 39 LIRIODENDRON TULIPIFERA / TULIP POPLAR
ALT: EUCALYPTUS SPATHULATA 24" BOX 10-15` HT. X 10-15` SPR. 3" CAL. MODERATE 60-90' HT X 30-50 FT SPR. 10 MAGNOLIA X SOULANGEANA / SAUCER MAGNOLIA 36" BOX 14-16' HT. X 6-7' SPR. 3" CAL. MODERATE 20-30' HT. X 20-30' SPR. 4 PISTACIA X 'RED PUSH' / RED PUSH PISTACHE 24" BOX 14`-16` HT. X 6`-7` SPR. 3" CAL. LOW 25'-40' H.T. X 20'-30' SPR, 64 PLATANUS RACEMOSA 'ROBERTS' / ROBERTS CALIFORNIA SYCAMORE 24" BOX 14-16' HT. X 6-7' SPR. 3" CAL. MODERATE 40-50` HT. X 30-40` SPR. 59 QUERCUS 'STREETSPIRE' / STREETSPIRE® OAK 24" BOX 14`-16` HT. X 6`-7` SPR. 3" CAL. LOW 30-50' HT. X 10-15' SPR. 6 QUERCUS AGRIFOLIA / COAST LIVE OAK 84" BOX 25 - 40` HT. X 25 - 30` SPR. 10" CAL. VERY LOW 40-60' HT. X 40-50' SPR. 5 TABEBUIA IMPETIGINOSA / PINK TRUMPET TREE 36" BOX 14`-16` HT. X 6`-7` SPR. 3" CAL. LOW 25'-35' HT. X 25'-35' SPR. 42 TILIA TOMENTOSA / SILVER LINDEN 24" BOX 12`-14` HT. X 5`-7` SPR. 3" CAL. LOW 50-80' HT X 30-40' SPR. 82 ULMUS X 'FRONTIER' / FRONTIER ELM
ALT: CORYMBIA MACULATA 24" BOX 14-16' HT. X 6-7' SPR. 3" CAL. LOW 25'-40' H.T. X 20'-30' SPR, SYMBOL QTY BOTANICAL / COMMON NAME CONT. SPACING WUCOLS MATURE SIZE DETAIL

TOWNHOME SHADE
10 ACANTHUS MOLLIS / BEAR'S BREECH 5 GAL. LOW 5 MYRTUS COMMUNIS 'COMPACTA' / DWARF COMMON MYRTLE 5 GAL. LOW 5 RIBES SANGUINEUM 'CLAREMONT' / CLAREMONT FLOWERING CURRANT 5 GAL. LOW

TOWNHOME SUN
10 CHONDROPETALUM TECTORUM 'EL CAMPO' / 'EL CAMPO' SMALL CAPE RUSH 5 GAL. LOW 10 LEUCADENDRON GALPINII / GALPIN'S CONEBUSH 5 GAL. LOW BIOSWALE MIX 17,075 SF

CAREX TUMULICOLA / FOOTHILL SEDGE

CHONDROPETALUM TECTORUM 'EL CAMPO' / EL CAMPO CAPE RUSH

FESTUCA MAIREI / ATLAS FESCUE

IRIS DOUGLASIANA 'PACIFIC COAST HYBRIDS' / PCH IRIS

SISYRINCHIUM BELLUM / BLUE-EYED GRASS
SEASONAL SPECIMEN PLANTS 5,772 SF

CERCIS CANADENSIS 'HEARTS OF GOLD' / HEARTS OF GOLD EASTERN REDBUD

FATSIA JAPONICA / JAPANESE FATSIA

GUARA LINDHEIMERI WHIRLING BUTTERFLIES / WHIRLING BUTTERFLIES GUARA

HEUCHERA X 'OLD LA ROCHETTE' / OLD LA ROCHETTE CORAL BELLS

HYDRANGEA QUERCIFOLIA 'SNOW QUEEN' / SNOW QUEEN OAKLEAF HYDRANGEA

NEPHROLEPIS CORDIFOLIA / SWORD FERN

SALVIA NEMOROSA 'MAY NIGHT' / MAY NIGHT MEADOW SAGE

ZANTEDESCHIA AETHIOPICA 'GREEN GODDESS' / GREEN GODDESS CALLA LILY HILLSDALE SQUARE MIX 509 SF

ACACIA COGNATA / RIVER WATTLE

ACHILLEA MILLEFOLIUM 'SALMON BEAUTY' / SALMON BEAUTY COMMON YARROW

AGAVE ATTENUATA 'AGAVWS' / RAY OF LIGHT FOXTAIL AGAVE
BOUGAINVILLEA 'ROSENKA' / DOREEN WYNJAIMAGE: DOREEN WYNJA

CAREX TUMULICOLA / FOOTHILL SEDGE

CERCIS CANADENSIS 'HEARTS OF GOLD' / HEARTS OF GOLD EASTERN REDBUD

CHONDROPETALUM TECTORUM 'EL CAMPO' / EL CAMPO CAPE RUSH

FATSIA JAPONICA / JAPANESE FATSIA

GAURA LINDHEIMERI 'WHIRLING BUTTERFLIES' / WHIRLING BUTTERFLIES GAURA

GREVILLEA X 'MOONLIGHT' / MOONLIGHT GREVILLEA

HEUCHERA X 'OLD LA ROCHETTE' / OLD LA ROCHETTE CORAL BELLS

LOMANDRA CONFERTIFOLIA / SMALL MAT RUSH

SALVIA NEMOROSA 'MAY NIGHT' / MAY NIGHT MEADOW SAGE
TOWNHOME GARDENS MIX 14,771 SF

ACHILLEA MILLEFOLIUM 'SALMON BEAUTY' / SALMON BEAUTY COMMON YARROW

ACHILLEA MILLEFOLIUM 'SONOMA COAST' / SONOMA COAST COMMON YARROW

BOUTELOUA GRACILIS 'BLONDE AMBITION' / BLONDE AMBITION BLUE GRAMA

CAREX TUMULICOLA / FOOTHILL SEDGE

CEANOTHUS MARITIMUS 'POINT SIERRA' / POINT SIERRA MARITIME CEANOTHUS

CEANOTHUS X 'CONCHA' / CONCHA WILD LILAC

COTINUS COGGYGRIA / SMOKE TREE

ERIGERON KARVINSKIANUS / SANTA BARBARA DAISY
GREVILLEA LANIGERA 'MT. TAMBORITHA' / MT. TAMBORITHA WOOLLY GREVILLEA

LEUCADENDRON GALPINII / GALPIN'S CONEBUSH

MYRTUS COMMUNIS 'COMPACTA' / DWARF COMMON MYRTLE
OLEA EUROPAEA 'MONTRA' / LITTLE OLLIE® OLIVE

SALVIA X 'WAVERLY' / WAVERLY SAGE
POLLINATOR GARDENS 13,506 SF

ACHILLEA MILLEFOLIUM 'SALMON BEAUTY' / SALMON BEAUTY COMMON YARROW

ACHILLEA MILLEFOLIUM 'SONOMA COAST' / SONOMA COAST COMMON YARROW

ASCLEPIAS SPECIOSA / SHOWY MILKWEED

CALLISTEMON X 'CANE'S HYBRID' / CANE'S HYBRID BOTTLEBRUSH

CERCIS OCCIDENTALIS / WESTERN REDBUD MULTI-TRUNK

ERIOGONUM FASCICULATUM / CALIFORNIA BUCKWHEAT

FREMONTODENDRON CALIFORNICUM / CALIFORNIA FLANNEL BUSH

MUHLENBERGIA RIGENS / DEER GRASS

RHAMNUS CALIFORNICA 'EVE CASE' / EVE CASE COFFEEBERRY
FOUNDATION PLANTING - SHADE 10,569 SF

AGAVE ATTENUATA 'NOVA' / NOVA FOXTAIL AGAVE

CAREX TUMULICOLA / FOOTHILL SEDGE

CEANOTHUS GRISEUS HORIZONTALIS 'YANKEE POINT' / YANKEE POINT CARMEL CREEPER

MYRTUS COMMUNIS 'COMPACTA' / DWARF COMMON MYRTLE

RHAMNUS CALIFORNICA 'EVE CASE' / EVE CASE COFFEEBERRY

RHAPHIOLEPIS UMBELLATA 'MINOR' / DWARF YEDDA HAWTHORN
FOUNDATION PLANTING - SUN 18,474 SF

CALLISTEMON X 'CANE'S HYBRID' / CANE'S HYBRID BOTTLEBRUSH

FESTUCA MAIREI / ATLAS FESCUE

FREMONTODENDRON CALIFORNICUM / CALIFORNIA FLANNEL BUSH
LOMANDRA LONGIFOLIA 'BREEZE' / BREEZE™ MAT RUSH

MUHLENBERGIA RIGENS / DEER GRASS

RHAMNUS CALIFORNICA 'EVE CASE' / EVE CASE COFFEEBERRY

WESTRINGIA FRUTICOSA MUNDI / LOW COAST ROSEMARY
GREENWAY PLANTING MIX 61,688 SF

ACHILLEA MILLEFOLIUM 'SALMON BEAUTY' / SALMON BEAUTY COMMON YARROW

ACHILLEA MILLEFOLIUM 'SONOMA COAST' / SONOMA COAST COMMON YARROW

BOUTELOUA GRACILIS 'BLONDE AMBITION' / BLONDE AMBITION BLUE GRAMA

CAREX TUMULICOLA / FOOTHILL SEDGE

CEANOTHUS MARITIMUS 'POINT SIERRA' / POINT SIERRA MARITIME CEANOTHUS

CHONDROPETALUM TECTORUM 'EL CAMPO' / EL CAMPO CAPE RUSH

ERIGERON KARVINSKIANUS / SANTA BARBARA DAISY

FESTUCA MAIREI / ATLAS FESCUE

LEUCADENDRON GALPINII / GALPIN'S CONEBUSH
OLEA EUROPAEA 'MONTRA' / LITTLE OLLIE® OLIVE

SALVIA X 'WAVERLY' / WAVERLY SAGE
TURF 19,665 SF A APPLICATION CHECKLIST PLANS 10-17-2025

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title: K:\BAY_LDEV\197543001 - Hillsdale Redevelopment - MCM\03 CADD\PlanSheets\Master Development Plan\L-LandscapePlanting.dwg 2025-10-16 197543001
2025
El Camino Real 31st Ave W Hillsdale Blvd Laurel Creek
TRUE
NORTH
36th Ave

PROJECT
NORTH
E1 E2 E3
C1 C2
C3
C4
C5
S1
S2
S3
S4
W2 W3 W1.1 W1.2 W1.3 W1.4 W1.5 W1.6 W1.7 W1.8 W1.9
(LOW)
L300A

PLANTING SCHEDULE

TREE SCHEDULE PLANTING AREA SCHEDULE
(MOD)
(LOW)
(LOW)
(LOW)
(LOW)
(LOW)
(LOW)
137 of 551
STOP
DMA 1-A
17839 SF
DMA 2-A
21184 SF
DMA 4-A
21330 SF
DMA 5-A
19368 SF
DMA 6-A
27541 SF
DMA 5-B
12998 SF
6,775 SF RETAIL A
4,315 SF LOBBY/LEASING/MAIL
1,386 SF ELEC/TRANSFORMER
8,909 SF GARAGE
1,694 SF UTILITY
STAIR
ELEV
ELEV
789 SF UTILITY/BOH
6,580 SF RETAIL B OFF-STREET LOADING
183 SF LOBBY DN
560 SF TRASH TERM
STAIR
ELEV
STAIR
RETAIL
15,600 SF
E1 E2
C4
C1 C2
EL CAMINO REAL (CA-82) 31ST AVE 33RD AVE

E SAILER DR

EXISTING BRIDGE

EXISTING TREE

TO REMAIN
(TYP.)
TURF AREA (TYP.) 32ND AVE

LIRIODENDRON TULIPIFERA
ALT: EUCALYPTUS SPATHULATA

QUERCUS 'SWEETSPIRE'

GREENWAY PLANTING MIX

FOUNDATION PLANTING - SUN

LAGERSTROE MIA 'NATCHEZ'

FOUNDATION PLANTING - SHADE

QUERCUS AGRIFOLIA

SEASONAL SPECIMEN PLANTS

BETULA NIGRA

CERCIS CANADENSIS
'FOREST PANSY'

SPECIMEN TREE TILLA TOMENTOSA

TILLA TOMENTOSA

CERATONIA SILIQUA

SYMBOL BOTANICAL NAME
TREES
- - - ACER BUERGERIANUM

ACER CIRCINATUM

CALLISTEMON X 'CANE'S HYBRID'

CEDRUS ATLANTICA 'GLAUCA'

CEDRUS DEODARA

CERATONIA SILIQUA

CERCIS CANADENSIS 'FOREST PANSY'

CORNUS KOUSA 'SATOMI'

GINKGO BILOBA 'FAIRMOUNT'
ALT: CORYMBIA CALOPHYLLA
LAGERSTROE MIA "NATCHEZ`

LIRIODENDRON TULIPIFERA
ALT: EUCALYPTUS SPATHULATA

MAGNOLIA X SOULANGEANA

PISTACIA X 'RED PUSH'

PLATANUS RACEMOSA 'ROBERTS'

QUERCUS 'STREETSPIRE'

QUERCUS AGRIFOLIA

TABEBUIA IMPETIGINOSA

TILIA TOMENTOSA

ULMUS X 'FRONTIER'
ALT: CORYMBIA MACULATA

TOWNHOME SHADE

ACANTHUS MOLLIS

MYRTUS COMMUNIS 'COMPACTA'

RIBES SANGUINEUM 'CLAREMONT'

TOWNHOME SUN

CHONDROPETALUM TECTORUM 'EL CAMPO'

LEUCADENDRON GALPINII

BIOSWALE MIX

CAREX TUMULICOLA

CHONDROPETALUM TECTORUM 'EL CAMPO'

FESTUCA MAIREI

IRIS DOUGLASIANA 'PACIFIC COAST HYBRIDS'

SISYRINCHIUM BELLUM

SEASONAL SPECIMEN PLANTS

CERCIS CANADENSIS 'HEARTS OF GOLD'

FATSIA JAPONICA

GUARA LINDHEIMERI WHIRLING BUTTERFLIES

HEUCHERA X 'OLD LA ROCHETTE'

HYDRANGEA QUERCIFOLIA 'SNOW QUEEN'

NEPHROLEPIS CORDIFOLIA

SALVIA NEMOROSA 'MAY NIGHT'

ZANTEDESCHIA AETHIOPICA 'GREEN GODDESS'

HILLSDALE SQUARE MIX

ACACIA COGNATA

ACHILLEA MILLEFOLIUM 'SALMON BEAUTY'

AGAVE ATTENUATA 'AGAVWS'

BOUGAINVILLEA 'ROSENKA'

CAREX TUMULICOLA

CERCIS CANADENSIS 'HEARTS OF GOLD'

CHONDROPETALUM TECTORUM 'EL CAMPO'

FATSIA JAPONICA

GAURA LINDHEIMERI 'WHIRLING BUTTERFLIES'

GREVILLEA X 'MOONLIGHT'

HEUCHERA X 'OLD LA ROCHETTE'

LOMANDRA CONFERTIFOLIA

SALVIA NEMOROSA 'MAY NIGHT'

TOWNHOME GARDENS MIX

ACHILLEA MILLEFOLIUM 'SALMON BEAUTY'

ACHILLEA MILLEFOLIUM 'SONOMA COAST'

BOUTELOUA GRACILIS 'BLONDE AMBITION'

CAREX TUMULICOLA

CEANOTHUS MARITIMUS 'POINT SIERRA'

CEANOTHUS X 'CONCHA'

COTINUS COGGYGRIA

ERIGERON KARVINSKIANUS
GREVILLEA LANIGERA 'MT. TAMBORITHA'

LEUCADENDRON GALPINII

MYRTUS COMMUNIS 'COMPACTA'

OLEA EUROPAEA 'MONTRA'

SALVIA X 'WAVERLY'

POLLINATOR GARDENS

ACHILLEA MILLEFOLIUM 'SALMON BEAUTY'

ACHILLEA MILLEFOLIUM 'SONOMA COAST'

ASCLEPIAS SPECIOSA

CALLISTEMON X 'CANE'S HYBRID'

CERCIS OCCIDENTALIS

ERIOGONUM FASCICULATUM

FREMONTODENDRON CALIFORNICUM

MUHLENBERGIA RIGENS

RHAMNUS CALIFORNICA 'EVE CASE'

FOUNDATION PLANTING - SHADE

AGAVE ATTENUATA 'NOVA'

CAREX TUMULICOLA

CEANOTHUS GRISEUS HORIZONTALIS 'YANKEE POINT'

MYRTUS COMMUNIS 'COMPACTA'

RHAMNUS CALIFORNICA 'EVE CASE'

RHAPHIOLEPIS UMBELLATA 'MINOR'

FOUNDATION PLANTING - SUN

CALLISTEMON X 'CANE'S HYBRID'

FESTUCA MAIREI

FREMONTODENDRON CALIFORNICUM

LOMANDRA LONGIFOLIA 'BREEZE'

MUHLENBERGIA RIGENS

RHAMNUS CALIFORNICA 'EVE CASE'

WESTRINGIA FRUTICOSA MUNDI

GREENWAY PLANTING MIX

ACHILLEA MILLEFOLIUM 'SALMON BEAUTY'

ACHILLEA MILLEFOLIUM 'SONOMA COAST'

BOUTELOUA GRACILIS 'BLONDE AMBITION'

CAREX TUMULICOLA

CEANOTHUS MARITIMUS 'POINT SIERRA'

CHONDROPETALUM TECTORUM 'EL CAMPO'

ERIGERON KARVINSKIANUS

FESTUCA MAIREI

LEUCADENDRON GALPINII

OLEA EUROPAEA 'MONTRA'

SALVIA X 'WAVERLY'
TURF
A APPLICATION CHECKLIST PLANS 10-17-2025

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title: K:\BAY_LDEV\197543001 - Hillsdale Redevelopment - MCM\03 CADD\PlanSheets\Master Development Plan\L-LandscapePlanting.dwg 2025-10-16 197543001
2025
El Camino Real 31st Ave W Hillsdale Blvd
Laurel Creek
TRUE
NORTH
36th Ave

PROJECT
NORTH
E1 E2 E3
C1 C2
C3
C4
C5
S1
S2
S3
S4
W2 W3 W1.1 W1.2 W1.3 W1.4 W1.5 W1.6 W1.7 W1.8 W1.9
NORTH SEE SHEET L302 FOR CONTINUATION
L301

PLANTING PLAN
SEE SHEET L304 FOR CONTINUATION

PLANT SCHEDULE
138 of 551
DMA 6-A
27541 SF
DMA 3-A
20001 SF
DMA 14-A
26218 SF
DMA 15-A
36638 SF
S2
E3
C5
S1 HILLSDALE BLVD LAUREL CREEK

EXISTING TREE

TO REMAIN
(TYP.)
EL CAMINO REAL (CA-82)

E SAILER DR

LIRIODENDRON TULIPIFERA
ALT: EUCALYPTUS SPATHULATA

FOUNDATION PLANTING - SHADE

GREENWAY PLANTING MIX

BIOSWALE MIX

LAGERSTROE MIA 'NATCHEZ' FOUNDATION PLANTING - SUN

CERCIS CANADENSIS
'FOREST PANSY'

QUERCUS AGRIFOLIA

TABEBUIA IMPETIGINOSA

CEDRUS ATLANTICA

GINKO BILOBA 'FAIRMONT'
ALT: CORYMBIA CALOPHYLLA

EXISTING TREE
TO REMAIN (TYP.)

SYMBOL BOTANICAL NAME
TREES
- - - ACER BUERGERIANUM

ACER CIRCINATUM

CALLISTEMON X 'CANE'S HYBRID'

CEDRUS ATLANTICA 'GLAUCA'

CEDRUS DEODARA

CERATONIA SILIQUA

CERCIS CANADENSIS 'FOREST PANSY'

CORNUS KOUSA 'SATOMI'

GINKGO BILOBA 'FAIRMOUNT'
ALT: CORYMBIA CALOPHYLLA
LAGERSTROE MIA "NATCHEZ`

LIRIODENDRON TULIPIFERA
ALT: EUCALYPTUS SPATHULATA

MAGNOLIA X SOULANGEANA

PISTACIA X 'RED PUSH'

PLATANUS RACEMOSA 'ROBERTS'

QUERCUS 'STREETSPIRE'

QUERCUS AGRIFOLIA

TABEBUIA IMPETIGINOSA

TILIA TOMENTOSA

ULMUS X 'FRONTIER'
ALT: CORYMBIA MACULATA

TOWNHOME SHADE

ACANTHUS MOLLIS

MYRTUS COMMUNIS 'COMPACTA'

RIBES SANGUINEUM 'CLAREMONT'

TOWNHOME SUN

CHONDROPETALUM TECTORUM 'EL CAMPO'

LEUCADENDRON GALPINII

BIOSWALE MIX

CAREX TUMULICOLA

CHONDROPETALUM TECTORUM 'EL CAMPO'

FESTUCA MAIREI

IRIS DOUGLASIANA 'PACIFIC COAST HYBRIDS'

SISYRINCHIUM BELLUM

SEASONAL SPECIMEN PLANTS

CERCIS CANADENSIS 'HEARTS OF GOLD'

FATSIA JAPONICA

GUARA LINDHEIMERI WHIRLING BUTTERFLIES

HEUCHERA X 'OLD LA ROCHETTE'

HYDRANGEA QUERCIFOLIA 'SNOW QUEEN'

NEPHROLEPIS CORDIFOLIA

SALVIA NEMOROSA 'MAY NIGHT'

ZANTEDESCHIA AETHIOPICA 'GREEN GODDESS'

HILLSDALE SQUARE MIX

ACACIA COGNATA

ACHILLEA MILLEFOLIUM 'SALMON BEAUTY'

AGAVE ATTENUATA 'AGAVWS'

BOUGAINVILLEA 'ROSENKA'

CAREX TUMULICOLA

CERCIS CANADENSIS 'HEARTS OF GOLD'

CHONDROPETALUM TECTORUM 'EL CAMPO'

FATSIA JAPONICA

GAURA LINDHEIMERI 'WHIRLING BUTTERFLIES'

GREVILLEA X 'MOONLIGHT'

HEUCHERA X 'OLD LA ROCHETTE'

LOMANDRA CONFERTIFOLIA

SALVIA NEMOROSA 'MAY NIGHT'

TOWNHOME GARDENS MIX

ACHILLEA MILLEFOLIUM 'SALMON BEAUTY'

ACHILLEA MILLEFOLIUM 'SONOMA COAST'

BOUTELOUA GRACILIS 'BLONDE AMBITION'

CAREX TUMULICOLA

CEANOTHUS MARITIMUS 'POINT SIERRA'

CEANOTHUS X 'CONCHA'

COTINUS COGGYGRIA

ERIGERON KARVINSKIANUS
GREVILLEA LANIGERA 'MT. TAMBORITHA'

LEUCADENDRON GALPINII

MYRTUS COMMUNIS 'COMPACTA'

OLEA EUROPAEA 'MONTRA'

SALVIA X 'WAVERLY'

POLLINATOR GARDENS

ACHILLEA MILLEFOLIUM 'SALMON BEAUTY'

ACHILLEA MILLEFOLIUM 'SONOMA COAST'

ASCLEPIAS SPECIOSA

CALLISTEMON X 'CANE'S HYBRID'

CERCIS OCCIDENTALIS

ERIOGONUM FASCICULATUM

FREMONTODENDRON CALIFORNICUM

MUHLENBERGIA RIGENS

RHAMNUS CALIFORNICA 'EVE CASE'

FOUNDATION PLANTING - SHADE

AGAVE ATTENUATA 'NOVA'

CAREX TUMULICOLA

CEANOTHUS GRISEUS HORIZONTALIS 'YANKEE POINT'

MYRTUS COMMUNIS 'COMPACTA'

RHAMNUS CALIFORNICA 'EVE CASE'

RHAPHIOLEPIS UMBELLATA 'MINOR'

FOUNDATION PLANTING - SUN

CALLISTEMON X 'CANE'S HYBRID'

FESTUCA MAIREI

FREMONTODENDRON CALIFORNICUM

LOMANDRA LONGIFOLIA 'BREEZE'

MUHLENBERGIA RIGENS

RHAMNUS CALIFORNICA 'EVE CASE'

WESTRINGIA FRUTICOSA MUNDI

GREENWAY PLANTING MIX

ACHILLEA MILLEFOLIUM 'SALMON BEAUTY'

ACHILLEA MILLEFOLIUM 'SONOMA COAST'

BOUTELOUA GRACILIS 'BLONDE AMBITION'

CAREX TUMULICOLA

CEANOTHUS MARITIMUS 'POINT SIERRA'

CHONDROPETALUM TECTORUM 'EL CAMPO'

ERIGERON KARVINSKIANUS

FESTUCA MAIREI

LEUCADENDRON GALPINII

OLEA EUROPAEA 'MONTRA'

SALVIA X 'WAVERLY'
TURF A APPLICATION CHECKLIST PLANS 10-17-2025

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title: K:\BAY_LDEV\197543001 - Hillsdale Redevelopment - MCM\03 CADD\PlanSheets\Master Development Plan\L-LandscapePlanting.dwg 2025-10-16 197543001
2025
El Camino Real 31st Ave W Hillsdale Blvd Laurel Creek
TRUE
NORTH
36th Ave

PROJECT
NORTH
E1 E2 E3
C1 C2
C3
C4
C5
S1
S2
S3
S4
W2 W3 W1.1 W1.2 W1.3 W1.4 W1.5 W1.6 W1.7 W1.8 W1.9
NORTH
L302
PLANTING PLAN SEE SHEET L303 FOR CONTINUATION
SEE SHEET L305 FOR CONTINUATION SEE SHEET L301 FOR CONTINUATION

PLANT SCHEDULE
139 of 551
DNUP 1,035 SF TRANSFORMERS 678 SF ELECTRICAL
2,513 SF LOBBY / MAIL / PARCEL STORAGE 165 SF MPOE STAIR STAIR 1,487 SF LEASING / CO-WORK FITNESS 2,276 SF 431 SF MOVE-IN / LOADING
789 SF TRASH TERMINATION 867 SF UTILITY/BOH 244 SF UTILITY/BOH STAIR ELEV ELEV 24,478 SF GARAGE 1,356 SF BIKE STORAGE B3.2 S1.1 S1.1 S4
EL CAMINO REAL (CA-82)
36TH AVE

QUERCUS 'STREETSPIRE'

FOUNDATION PLANTING - SHADE

FOUNDATION PLANTING - SUN

SYMBOL BOTANICAL NAME
TREES
- - - ACER BUERGERIANUM

ACER CIRCINATUM

CALLISTEMON X 'CANE'S HYBRID'

CEDRUS ATLANTICA 'GLAUCA'

CEDRUS DEODARA

CERATONIA SILIQUA

CERCIS CANADENSIS 'FOREST PANSY'

CORNUS KOUSA 'SATOMI'

GINKGO BILOBA 'FAIRMOUNT'
ALT: CORYMBIA CALOPHYLLA
LAGERSTROE MIA "NATCHEZ`

LIRIODENDRON TULIPIFERA
ALT: EUCALYPTUS SPATHULATA

MAGNOLIA X SOULANGEANA

PISTACIA X 'RED PUSH'

PLATANUS RACEMOSA 'ROBERTS'

QUERCUS 'STREETSPIRE'

QUERCUS AGRIFOLIA

TABEBUIA IMPETIGINOSA

TILIA TOMENTOSA

ULMUS X 'FRONTIER'
ALT: CORYMBIA MACULATA

TOWNHOME SHADE

ACANTHUS MOLLIS

MYRTUS COMMUNIS 'COMPACTA'

RIBES SANGUINEUM 'CLAREMONT'

TOWNHOME SUN

CHONDROPETALUM TECTORUM 'EL CAMPO'

LEUCADENDRON GALPINII

BIOSWALE MIX

CAREX TUMULICOLA

CHONDROPETALUM TECTORUM 'EL CAMPO'

FESTUCA MAIREI

IRIS DOUGLASIANA 'PACIFIC COAST HYBRIDS'

SISYRINCHIUM BELLUM

SEASONAL SPECIMEN PLANTS

CERCIS CANADENSIS 'HEARTS OF GOLD'

FATSIA JAPONICA

GUARA LINDHEIMERI WHIRLING BUTTERFLIES

HEUCHERA X 'OLD LA ROCHETTE'

HYDRANGEA QUERCIFOLIA 'SNOW QUEEN'

NEPHROLEPIS CORDIFOLIA

SALVIA NEMOROSA 'MAY NIGHT'

ZANTEDESCHIA AETHIOPICA 'GREEN GODDESS'

HILLSDALE SQUARE MIX

ACACIA COGNATA

ACHILLEA MILLEFOLIUM 'SALMON BEAUTY'

AGAVE ATTENUATA 'AGAVWS'

BOUGAINVILLEA 'ROSENKA'

CAREX TUMULICOLA

CERCIS CANADENSIS 'HEARTS OF GOLD'

CHONDROPETALUM TECTORUM 'EL CAMPO'

FATSIA JAPONICA

GAURA LINDHEIMERI 'WHIRLING BUTTERFLIES'

GREVILLEA X 'MOONLIGHT'

HEUCHERA X 'OLD LA ROCHETTE'

LOMANDRA CONFERTIFOLIA

SALVIA NEMOROSA 'MAY NIGHT'

TOWNHOME GARDENS MIX

ACHILLEA MILLEFOLIUM 'SALMON BEAUTY'

ACHILLEA MILLEFOLIUM 'SONOMA COAST'

BOUTELOUA GRACILIS 'BLONDE AMBITION'

CAREX TUMULICOLA

CEANOTHUS MARITIMUS 'POINT SIERRA'

CEANOTHUS X 'CONCHA'

COTINUS COGGYGRIA

ERIGERON KARVINSKIANUS
GREVILLEA LANIGERA 'MT. TAMBORITHA'

LEUCADENDRON GALPINII

MYRTUS COMMUNIS 'COMPACTA'

OLEA EUROPAEA 'MONTRA'

SALVIA X 'WAVERLY'

POLLINATOR GARDENS

ACHILLEA MILLEFOLIUM 'SALMON BEAUTY'

ACHILLEA MILLEFOLIUM 'SONOMA COAST'

ASCLEPIAS SPECIOSA

CALLISTEMON X 'CANE'S HYBRID'

CERCIS OCCIDENTALIS

ERIOGONUM FASCICULATUM

FREMONTODENDRON CALIFORNICUM

MUHLENBERGIA RIGENS

RHAMNUS CALIFORNICA 'EVE CASE'

FOUNDATION PLANTING - SHADE

AGAVE ATTENUATA 'NOVA'

CAREX TUMULICOLA

CEANOTHUS GRISEUS HORIZONTALIS 'YANKEE POINT'

MYRTUS COMMUNIS 'COMPACTA'

RHAMNUS CALIFORNICA 'EVE CASE'

RHAPHIOLEPIS UMBELLATA 'MINOR'

FOUNDATION PLANTING - SUN

CALLISTEMON X 'CANE'S HYBRID'

FESTUCA MAIREI

FREMONTODENDRON CALIFORNICUM

LOMANDRA LONGIFOLIA 'BREEZE'

MUHLENBERGIA RIGENS

RHAMNUS CALIFORNICA 'EVE CASE'

WESTRINGIA FRUTICOSA MUNDI

GREENWAY PLANTING MIX

ACHILLEA MILLEFOLIUM 'SALMON BEAUTY'

ACHILLEA MILLEFOLIUM 'SONOMA COAST'

BOUTELOUA GRACILIS 'BLONDE AMBITION'

CAREX TUMULICOLA

CEANOTHUS MARITIMUS 'POINT SIERRA'

CHONDROPETALUM TECTORUM 'EL CAMPO'

ERIGERON KARVINSKIANUS

FESTUCA MAIREI

LEUCADENDRON GALPINII

OLEA EUROPAEA 'MONTRA'

SALVIA X 'WAVERLY'
TURF A APPLICATION CHECKLIST PLANS 10-17-2025

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title: K:\BAY_LDEV\197543001 - Hillsdale Redevelopment - MCM\03 CADD\PlanSheets\Master Development Plan\L-LandscapePlanting.dwg 2025-10-16 197543001
2025
El Camino Real 31st Ave W Hillsdale Blvd Laurel Creek
TRUE
NORTH
36th Ave

PROJECT
NORTH
E1 E2 E3
C1 C2
C3
C4
C5
S1
S2
S3
S4
W2 W3 W1.1 W1.2 W1.3 W1.4 W1.5 W1.6 W1.7 W1.8 W1.9
NORTH
L303
PLANTING PLAN SEE SHEET L302 FOR CONTINUATION

PLANT SCHEDULE
140 of 551
DMA 8-A
16310 SF
DMA 5-B
12998 SF
DMA 7-A
19778 SF
DMA 10-A
7095 SF
DMA 12-A
28900 SF
DMA 11-A
8406
DMA 13-A
14063
4,315 SF LOBBY/LEASING/MAIL
1,386 SF ELEC/TRANSFORMER
8,909 SF GARAGE
1,694 SF UTILITY
STAIR
ELEV
ELEV
789 SF UTILITY/BOH OFF-STREET LOADING DN
682 SF BIKE STORAGE
STAIR
UP
UP
UPUP
1,549 SF BIKE STORAGE
2,062 SF

FITNESS
1,143 SF CO-WORK/LEASING2,184 SF LOBBY
1,203 SF MAIL/PARCEL STORAGE
2,228 SF ELEC/TRANSFORMER
25,043 SF GARAGE
888 SF

TRASH TERM
595 SF

TRANSFORMER
437 SF ELEC
149 SF MPOE
TH1.0
TH2.0
TH2.0
TH2.0 STAIR
ELEV
ELEV
ELEV
STAIR
STAIR
TH1.0
TH1.0
TH4.0 TH4.1 TH1.0 TH1.0 TH1.0 TH2.0 TH2.0 TH2.0 TH2.0 TH2.0 TH2.0 1,793 SF ELEC / TRANSFORMERS 27,413 SF GARAGE
STAIR
ELEV
75 SF TRASH
B3.0
B4.0
861 SF

TRASH TERM
STAIR
RETAIL
15,600 SF
2,831 SF

LOBBY/ LEASING/ MAIL & PARCEL ELEV
ELEV
1,100 SF BIKE STORAGE
218 SF UTILITY/BOH
C1.2 A1.1 A1.1 A1.1 A1.1 B1.2
A1.1
B1.2 W1.6
W1.7
W1.1
W1.2
W1.3 W1.5
W1.4
W2
C3

EDISON ST
31ST AVE

W SAILER DR
TOWNHOME WAY 32ND AVE

INNER ALLEY

TURF AREA

GREENWAY PLANTING MIX

POLLINATOR GARDENS

TILLA TOMENTOSA

EXISTING TREE TO
REMAIN (TYP.)

TOWNHOME GARDENS MIX

CERATONIA SILIQUA

ULMUS 'FRONTIER'
MAGNOLIA × SOULANGEANA
CORNUS KOUSA `SATOMI`

ACER CIRCINATUM

ACER BUERGERIANUM

TOWNHOME GARDENS MIX

LAGERSTROEMIA INDICA X FAURIEI 'MUSKOGEE'

QUERCUS 'SWEETSPIRE'

CEDRUS DEODARA

PISTACIA CHINENSIS

TILLA TOMENTOSA

PLATANUS RACEMOSA 'ROBERTS'

BIOSWALE MIX

TILLA TOMENTOSA

TILLA TOMENTOSA

BUFANO WAY

SYMBOL BOTANICAL NAME
TREES
- - - ACER BUERGERIANUM

ACER CIRCINATUM

CALLISTEMON X 'CANE'S HYBRID'

CEDRUS ATLANTICA 'GLAUCA'

CEDRUS DEODARA

CERATONIA SILIQUA

CERCIS CANADENSIS 'FOREST PANSY'

CORNUS KOUSA 'SATOMI'

GINKGO BILOBA 'FAIRMOUNT'
ALT: CORYMBIA CALOPHYLLA
LAGERSTROE MIA "NATCHEZ`

LIRIODENDRON TULIPIFERA
ALT: EUCALYPTUS SPATHULATA

MAGNOLIA X SOULANGEANA

PISTACIA X 'RED PUSH'

PLATANUS RACEMOSA 'ROBERTS'

QUERCUS 'STREETSPIRE'

QUERCUS AGRIFOLIA

TABEBUIA IMPETIGINOSA

TILIA TOMENTOSA

ULMUS X 'FRONTIER'
ALT: CORYMBIA MACULATA

TOWNHOME SHADE

ACANTHUS MOLLIS

MYRTUS COMMUNIS 'COMPACTA'

RIBES SANGUINEUM 'CLAREMONT'

TOWNHOME SUN

CHONDROPETALUM TECTORUM 'EL CAMPO'

LEUCADENDRON GALPINII

BIOSWALE MIX

CAREX TUMULICOLA

CHONDROPETALUM TECTORUM 'EL CAMPO'

FESTUCA MAIREI

IRIS DOUGLASIANA 'PACIFIC COAST HYBRIDS'

SISYRINCHIUM BELLUM

SEASONAL SPECIMEN PLANTS

CERCIS CANADENSIS 'HEARTS OF GOLD'

FATSIA JAPONICA

GUARA LINDHEIMERI WHIRLING BUTTERFLIES

HEUCHERA X 'OLD LA ROCHETTE'

HYDRANGEA QUERCIFOLIA 'SNOW QUEEN'

NEPHROLEPIS CORDIFOLIA

SALVIA NEMOROSA 'MAY NIGHT'

ZANTEDESCHIA AETHIOPICA 'GREEN GODDESS'

HILLSDALE SQUARE MIX

ACACIA COGNATA

ACHILLEA MILLEFOLIUM 'SALMON BEAUTY'

AGAVE ATTENUATA 'AGAVWS'

BOUGAINVILLEA 'ROSENKA'

CAREX TUMULICOLA

CERCIS CANADENSIS 'HEARTS OF GOLD'

CHONDROPETALUM TECTORUM 'EL CAMPO'

FATSIA JAPONICA

GAURA LINDHEIMERI 'WHIRLING BUTTERFLIES'

GREVILLEA X 'MOONLIGHT'

HEUCHERA X 'OLD LA ROCHETTE'

LOMANDRA CONFERTIFOLIA

SALVIA NEMOROSA 'MAY NIGHT'

TOWNHOME GARDENS MIX

ACHILLEA MILLEFOLIUM 'SALMON BEAUTY'

ACHILLEA MILLEFOLIUM 'SONOMA COAST'

BOUTELOUA GRACILIS 'BLONDE AMBITION'

CAREX TUMULICOLA

CEANOTHUS MARITIMUS 'POINT SIERRA'

CEANOTHUS X 'CONCHA'

COTINUS COGGYGRIA

ERIGERON KARVINSKIANUS
GREVILLEA LANIGERA 'MT. TAMBORITHA'

LEUCADENDRON GALPINII

MYRTUS COMMUNIS 'COMPACTA'

OLEA EUROPAEA 'MONTRA'

SALVIA X 'WAVERLY'

POLLINATOR GARDENS

ACHILLEA MILLEFOLIUM 'SALMON BEAUTY'

ACHILLEA MILLEFOLIUM 'SONOMA COAST'

ASCLEPIAS SPECIOSA

CALLISTEMON X 'CANE'S HYBRID'

CERCIS OCCIDENTALIS

ERIOGONUM FASCICULATUM

FREMONTODENDRON CALIFORNICUM

MUHLENBERGIA RIGENS

RHAMNUS CALIFORNICA 'EVE CASE'

FOUNDATION PLANTING - SHADE

AGAVE ATTENUATA 'NOVA'

CAREX TUMULICOLA

CEANOTHUS GRISEUS HORIZONTALIS 'YANKEE POINT'

MYRTUS COMMUNIS 'COMPACTA'

RHAMNUS CALIFORNICA 'EVE CASE'

RHAPHIOLEPIS UMBELLATA 'MINOR'

FOUNDATION PLANTING - SUN

CALLISTEMON X 'CANE'S HYBRID'

FESTUCA MAIREI

FREMONTODENDRON CALIFORNICUM

LOMANDRA LONGIFOLIA 'BREEZE'

MUHLENBERGIA RIGENS

RHAMNUS CALIFORNICA 'EVE CASE'

WESTRINGIA FRUTICOSA MUNDI

GREENWAY PLANTING MIX

ACHILLEA MILLEFOLIUM 'SALMON BEAUTY'

ACHILLEA MILLEFOLIUM 'SONOMA COAST'

BOUTELOUA GRACILIS 'BLONDE AMBITION'

CAREX TUMULICOLA

CEANOTHUS MARITIMUS 'POINT SIERRA'

CHONDROPETALUM TECTORUM 'EL CAMPO'

ERIGERON KARVINSKIANUS

FESTUCA MAIREI

LEUCADENDRON GALPINII

OLEA EUROPAEA 'MONTRA'

SALVIA X 'WAVERLY'
TURF
A APPLICATION CHECKLIST PLANS 10-17-2025

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title: K:\BAY_LDEV\197543001 - Hillsdale Redevelopment - MCM\03 CADD\PlanSheets\Master Development Plan\L-LandscapePlanting.dwg 2025-10-16 197543001
2025
El Camino Real 31st Ave W Hillsdale Blvd
Laurel Creek
TRUE
NORTH
36th Ave

PROJECT
NORTH
E1 E2 E3
C1 C2
C3
C4
C5
S1
S2
S3
S4
W2 W3 W1.1 W1.2 W1.3 W1.4 W1.5 W1.6 W1.7 W1.8 W1.9
NORTH
L304
PLANTING PLAN SEE SHEET L305 FOR CONTINUATION
SEE SHEET L301 FOR CONTINUATION PLANT SCHEDULE
141 of 551
DMA 16-A
31533 SF
DMA 9-A
15400 SF
DMA 11-A
8406 SF
DMA 13-A
14063 SF
20,424 SF GARAGE
434 SF UTILITY/BOH
STAIR
B3.1
1,150 SF
S2.0
525 SF A1.0
700 SF A2.0725 SF
A2.0
725 SF A2.0
725 SF
A2.0
725 SF
2,291 SF LOBBY
STAIR
STAIR
STAIR
1,633 SF UTILITY/BOH
STAIR
844 SF TRASH TERM

ELEV ELEV

ELEV LOBBY UTILITY/BOH
ELEV
ELEV
A2.0
725 SF A2.0725 SF
2,931 SF LOUNGE A2.0
725 SF A2.0
725 SF
561 SF UTILITY/BOH
1,089 SF ELEC/TRANSFORMER
JR1.0
625 SF
546 SF UTILITY/BOH
1,726 SF CO-WORK/LEASING
719 SF MAIL/PARCEL STORAGE
670 SF LOADING/MOVE-IN
1,841 SF BIKE STORAGE
S1.1
450 SF
S1.0
450 SF
S1.0
450 SF B1.0
1,025 SF
B1.0
1,025 SF
B2.0
1,200 SF
A1.3
700 SF B1.4
1,025 SF
A1.3
700 SF
A1.3
700 SF A1.3
700 SF
A1.3
700 SF
A1.3
700 SF A1.3700 SF
A1.3
700 SF B1.4
1,025 SF
S1.1
450 SF S1.1
450 SF
A1.3
700 SF A1.3700 SF A1.3700 SF A1.3700 SF
C1.1
1,275 SF
S3
W3
W1.6
W1.7 W1.9
W1.8

POLLINATOR GARDENS HILLSDALE BLVD

EDISON ST

LAGERSTROEMIA INDICA X FAURIEI 'MUSKOGEE'

PLATANUS RACEMOSA 'ROBERTS'
MAGNOLIA × SOULANGEANA
CORNUS KOUSA `SATOMI`

ACER CIRCINATUM
CALLISTEMON `CANE`S HYBRID`

ULMUS 'FRONTIER'

FOUNDATION PLANTING - SUN

LIRIODENDRON TULIPIFERA
ALT: EUCALYPTUS SPATHULATA

EXISTING TREE

TO REMAIN
(TYP.) GINKO BILOBA 'FAIRMONT'
ALT: CORYMBIA CALOPHYLLA

BETULA NIGRA

WNHOME GARDENS MIX CEDRUS DEODARA

EXISTING TREE
TO REMAIN (TYP.)

SYMBOL BOTANICAL NAME
TREES
- - - ACER BUERGERIANUM

ACER CIRCINATUM

CALLISTEMON X 'CANE'S HYBRID'

CEDRUS ATLANTICA 'GLAUCA'

CEDRUS DEODARA

CERATONIA SILIQUA

CERCIS CANADENSIS 'FOREST PANSY'

CORNUS KOUSA 'SATOMI'

GINKGO BILOBA 'FAIRMOUNT'
ALT: CORYMBIA CALOPHYLLA
LAGERSTROE MIA "NATCHEZ`

LIRIODENDRON TULIPIFERA
ALT: EUCALYPTUS SPATHULATA

MAGNOLIA X SOULANGEANA

PISTACIA X 'RED PUSH'

PLATANUS RACEMOSA 'ROBERTS'

QUERCUS 'STREETSPIRE'

QUERCUS AGRIFOLIA

TABEBUIA IMPETIGINOSA

TILIA TOMENTOSA

ULMUS X 'FRONTIER'
ALT: CORYMBIA MACULATA

TOWNHOME SHADE

ACANTHUS MOLLIS

MYRTUS COMMUNIS 'COMPACTA'

RIBES SANGUINEUM 'CLAREMONT'

TOWNHOME SUN

CHONDROPETALUM TECTORUM 'EL CAMPO'

LEUCADENDRON GALPINII

BIOSWALE MIX

CAREX TUMULICOLA

CHONDROPETALUM TECTORUM 'EL CAMPO'

FESTUCA MAIREI

IRIS DOUGLASIANA 'PACIFIC COAST HYBRIDS'

SISYRINCHIUM BELLUM

SEASONAL SPECIMEN PLANTS

CERCIS CANADENSIS 'HEARTS OF GOLD'

FATSIA JAPONICA

GUARA LINDHEIMERI WHIRLING BUTTERFLIES

HEUCHERA X 'OLD LA ROCHETTE'

HYDRANGEA QUERCIFOLIA 'SNOW QUEEN'

NEPHROLEPIS CORDIFOLIA

SALVIA NEMOROSA 'MAY NIGHT'

ZANTEDESCHIA AETHIOPICA 'GREEN GODDESS'

HILLSDALE SQUARE MIX

ACACIA COGNATA

ACHILLEA MILLEFOLIUM 'SALMON BEAUTY'

AGAVE ATTENUATA 'AGAVWS'

BOUGAINVILLEA 'ROSENKA'

CAREX TUMULICOLA

CERCIS CANADENSIS 'HEARTS OF GOLD'

CHONDROPETALUM TECTORUM 'EL CAMPO'

FATSIA JAPONICA

GAURA LINDHEIMERI 'WHIRLING BUTTERFLIES'

GREVILLEA X 'MOONLIGHT'

HEUCHERA X 'OLD LA ROCHETTE'

LOMANDRA CONFERTIFOLIA

SALVIA NEMOROSA 'MAY NIGHT'

TOWNHOME GARDENS MIX

ACHILLEA MILLEFOLIUM 'SALMON BEAUTY'

ACHILLEA MILLEFOLIUM 'SONOMA COAST'

BOUTELOUA GRACILIS 'BLONDE AMBITION'

CAREX TUMULICOLA

CEANOTHUS MARITIMUS 'POINT SIERRA'

CEANOTHUS X 'CONCHA'

COTINUS COGGYGRIA

ERIGERON KARVINSKIANUS
GREVILLEA LANIGERA 'MT. TAMBORITHA'

LEUCADENDRON GALPINII

MYRTUS COMMUNIS 'COMPACTA'

OLEA EUROPAEA 'MONTRA'

SALVIA X 'WAVERLY'

POLLINATOR GARDENS

ACHILLEA MILLEFOLIUM 'SALMON BEAUTY'

ACHILLEA MILLEFOLIUM 'SONOMA COAST'

ASCLEPIAS SPECIOSA

CALLISTEMON X 'CANE'S HYBRID'

CERCIS OCCIDENTALIS

ERIOGONUM FASCICULATUM

FREMONTODENDRON CALIFORNICUM

MUHLENBERGIA RIGENS

RHAMNUS CALIFORNICA 'EVE CASE'

FOUNDATION PLANTING - SHADE

AGAVE ATTENUATA 'NOVA'

CAREX TUMULICOLA

CEANOTHUS GRISEUS HORIZONTALIS 'YANKEE POINT'

MYRTUS COMMUNIS 'COMPACTA'

RHAMNUS CALIFORNICA 'EVE CASE'

RHAPHIOLEPIS UMBELLATA 'MINOR'

FOUNDATION PLANTING - SUN

CALLISTEMON X 'CANE'S HYBRID'

FESTUCA MAIREI

FREMONTODENDRON CALIFORNICUM

LOMANDRA LONGIFOLIA 'BREEZE'

MUHLENBERGIA RIGENS

RHAMNUS CALIFORNICA 'EVE CASE'

WESTRINGIA FRUTICOSA MUNDI

GREENWAY PLANTING MIX

ACHILLEA MILLEFOLIUM 'SALMON BEAUTY'

ACHILLEA MILLEFOLIUM 'SONOMA COAST'

BOUTELOUA GRACILIS 'BLONDE AMBITION'

CAREX TUMULICOLA

CEANOTHUS MARITIMUS 'POINT SIERRA'

CHONDROPETALUM TECTORUM 'EL CAMPO'

ERIGERON KARVINSKIANUS

FESTUCA MAIREI

LEUCADENDRON GALPINII

OLEA EUROPAEA 'MONTRA'

SALVIA X 'WAVERLY'
TURF
A APPLICATION CHECKLIST PLANS 10-17-2025

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title: K:\BAY_LDEV\197543001 - Hillsdale Redevelopment - MCM\03 CADD\PlanSheets\Master Development Plan\L-LandscapePlanting.dwg 2025-10-16 197543001
2025
El Camino Real 31st Ave W Hillsdale Blvd
Laurel Creek
TRUE
NORTH
36th Ave

PROJECT
NORTH
E1 E2 E3
C1 C2
C3
C4
C5
S1
S2
S3
S4
W2 W3 W1.1 W1.2 W1.3 W1.4 W1.5 W1.6 W1.7 W1.8 W1.9
NORTH
L305

PLANTING PLAN
SEE SHEET L302 FOR CONTINUATION SEE SHEET L304 FOR CONTINUATION

PLANT SCHEDULE
142 of 551
A APPLICATION CHECKLIST PLANS 10-17-2025

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title: K:\BAY_LDEV\197543001 - Hillsdale Redevelopment - MCM\03 CADD\PlanSheets\Master Development Plan\L-LandscapeHydrozone.dwg 2025-10-16 197543001
2025
El Camino Real 31st Ave W Hillsdale Blvd Laurel Creek
TRUE
NORTH
36th Ave

PROJECT
NORTH
E1 E2 E3
C1 C2
C3
C4
C5
S1
S2
S3
S4
W2 W3 W1.1 W1.2 W1.3 W1.4 W1.5 W1.6 W1.7 W1.8 W1.9
L400

HYDROZONE NOTES

AND SCHEDULE

IRRIGATION NOTES

IRRIGATION MAINTENANCE SCHEDULE

1. THE SYSTEM HAS BEEN DESIGNED TO PROVIDE 100% COVERAGE. ANY CHANGES MADE IN THE LAYOUT DUE TO FIELD CONDITIONS SHALL BE IN ACCORDANCE WITH THESE STANDARDS. QUANTITIES IN SCHEDULE ARE ESTIMATED. PLAN SHALL TAKE PRECEDENCE.

2. ALL IRRIGATION LINES AND VALVES ARE SHOWN DIAGRAMMATICALLY. ALL LINES AND VALVES TO BE INSTALLED IN PLANTING AREAS WHERE POSSIBLE.

3. CONTRACTOR TO FIELD LOCATE ALL PROPOSED IRRIGATION WATER MAIN LINE LOCATIONS. CONTACT LANDSCAPE ARCHITECT PRIOR TO START OF WORK IF DISCREPANCIES BETWEEN THIS PLAN AND EXISTING CONDITIONS ARE FOUND.

4. LOCATE ALL VALVES INSIDE LANDSCAPE AREAS, ALLOWING ACCESS FOR MAINTENANCE PURPOSES, BUT HIDING THEM FROM PUBLIC VIEW WHENEVER POSSIBLE.

5. ALL PRESSURE MAINLINES UNDER ASPHALT PAVEMENT SHALL BE PLACED WITHIN SLEEVES AS NOTED. WHERE ELECTRIC

VALVE CONTROL LINES PASS THROUGH A SLEEVE WITH OTHER MAIN OR LATERAL LINES THEY SHALL BE CONTAINED WITHIN A SEPARATE, SMALLER CONDUIT.

6. CONTRACTOR SHALL PROVIDE "AS-BUILT" DRAWINGS OF THE FINAL INSTALLATION TO OWNER AT SUBSTANTIAL COMPLETION BEFORE RECEIVING FINAL PAYMENT.

7. ALL SLEEVES UTILIZED BY THE IRRIGATION CONTRACTOR, WHETHER INSTALLED BY HIM OR NOT, SHALL BE LOCATED ON THE "AS-BUILT" DRAWINGS. THE DEPTH BELOW FINISH GRADE, TO THE NEAREST FOOT OF EACH END OF EACH SLEEVE SHALL BE NOTED AT EACH SLEEVE LOCATION ON THE "AS-BUILT" DRAWINGS. ALL SLEEVES SHALL BE SIZED TWO PIPE SIZES GREATER THAN PIPE IT CARRIES.

8. IRRIGATION CONTRACTOR SHALL SECURE ANY AND ALL NECESSARY PERMITS FOR THE WORK PRIOR TO COMMENCEMENT OF HIS OPERATIONS ON-SITE. COPIES OF THE PERMITS SHALL BE SENT TO THE OWNER/GENERAL CONTRACTOR. WORK IN THE R.O.W. SHALL CONFORM TO THE STANDARDS AND SPECIFICATIONS OF LOCAL AND/OR STATE HIGHWAY JURISDICTION.

9. VERIFY CONTROLLER AND RAIN SENSOR LOCATION AND MAINLINE POINT OF CONNECTION AT PROJECT SITE WITH OWNER.

10. ELECTRIC SERVICE TO CONTROLLER SHALL BE PROVIDED BY THE GENERAL CONTRACTOR.

11. INSTALLATION OF WORK SHALL BE COORDINATED WITH OTHER CONTRACTORS IN SUCH A MANNER AS TO ALLOW FOR A SPEEDY AND ORDERLY COMPLETION OF ALL WORK ON THE SITE.

12. COORDINATE WITH PLANTING PLAN FOR PLANTER BED LOCATIONS AND TREE LOCATIONS.

13. PRIOR TO THE START OF CONSTRUCTION, CONTRACTOR SHALL COORDINATE WITH DEVELOPER FOR OPERATING PARAMETERS OF MASTER SYSTEM. THIS DESIGN REQUIRES STATIC 83 PSI TO OPERATE. IF THE MASTER SYSTEM CANNOT PROVIDE THESE PARAMETERS, CONTRACTOR SHALL MAKE ADJUSTMENTS TO THE DESIGN BY ADDING CONTROL VALVES, A BOOSTER PUMP, PRESSURE REDUCING VALVE, OR OTHER EQUIPMENT, AS NECESSARY. CONTRACTOR SHALL SUBMIT DESIGN REVISIONS TO OWNER'S REPRESENTATIVE FOR APPROVAL PRIOR TO SUBMITTING BID.

14. A FINAL REPORT FOR THE TESTING AND ADJUSTING OF ALL NEW SYSTEMS SHALL BE COMPLETED PRIOR TO FINAL APPROVAL BY THE FIELD INSPECTOR. THIS REPORT SHALL BE SIGNED BY THE INDIVIDUAL RESPONSIBLE FOR PERFORMING THESES SERVICES.

15. A LAMINATED DIAGRAM OF THE IRRIGATION PLAN SHOWING HYDROZONES SHALL BE KEPT WITH THE IRRIGATION CONTROLLER FOR SUBSEQUENT MANAGEMENT PURPOSES.

16. A CERTIFICATE OF COMPLETION SHALL BE FILLED OUT AND CERTIFIED BY EITHER THE SIGNER OF THE LANDSCAPE PLANS, THE SIGNER OF THE IRRIGATION PLANS, OR THE LICENSED LANDSCAPE CONTRACTOR FOR THE PROJECT.

17. AN IRRIGATION AUDIT REPORT SHALL BE COMPLETED AT THE TIME OF FINAL INSPECTION.

18. ALL INSTALLED IRRIGATION LINES MUST MAINTAIN A 3'-0" HORIZONTAL CLEARANCE AND 1'-0" VERTICAL CLEARANCE FROM ALL JOINT TRENCH DRY UTILITIES, ROUTING AND EQUIPMENT. (3'-0" HORIZONTAL CLEARANCE MEASURED FROM EDGE TO EDGE OF PIPES.)

THE IRRIGATION MAINTENANCE SCHEDULE TASKS LISTED BELOW ARE INTENDED AS MINIMUM STANDARDS AND MORE FREQUENT ATTENTION MAY BE REQUIRED DEPENDING ON THE PARTICULAR SITE CONDITIONS. MAINTENANCE SHALL BE DONE TO ENSURE WATER EFFICIENCY. REPAIR OF IRRIGATION EQUIPMENT SHALL BE DONE WITH THE ORIGINALLY SPECIFIED MATERIALS OR APPROVED EQUIVALENTS.

FREQUENCY - QUARTERLY
TASK - CONTROLLER CABINET : OPEN CABINET AND CLEAN OUT DEBRIS AND REPLACE BATTERY AS NECESSARY.CHECK WIRING AND REPAIR AS NEEDED AND CHECK CLOCK AND RESET IF NECESSARY.

FREQUENCY - MONTHLY
TASK - IRRIGATION SCHEDULE: ADJUST SCHEDULE FOR SEASONAL VARIATIONS AND OTHER CONDITIONS WHICH MAY AFFECT THE AMOUNT OF WATER NEEDED TO MAINTAIN PLANT HEALTH. ADJUST AS NECESSARY.

FREQUENCY - QUARTERLY
TASK - POC: VISUALLY INSPECT COMPONENTS FOR LEAKS, PRESSURE SETTINGS, SETTLEMENT OR OTHER DAMAGE AFFECTING THE OPERATION OF A COMPONENT. REPAIR AS NEEDED.

FREQUENCY - QUARTERLY
TASK - REMOTE CONTROL VALVES : ISOLATION VALVES AND QUICK COUPLER VALVES: VISUALLY INSPECT FOR LEAKS, SETTLEMENTS, WIRE CONNECTIONS AND PRESSURE SETTINGS. REPAIR AS NEEDED.

FREQUENCY - QUARTERLY
TASK - MAINLINE AND LATERALS: VISUALLY INSPECT FOR LEAKS OR SETTLEMENTS OF TRENCH.

FREQUENCY - WEEKLY

TASK - FILTERS AND STRAINERS - VISUALLY CHECK FOR ANY BROKEN MALIGNED OR CLOGGED HEADS, HEADS WITH INCORRECT ARC, INADEQUATE COVERAGE OR OVERSPRAY AND LOW HEAD DRAINAGE. REPAIR AS NEEDED.

FREQUENCY - MONTHLY
TASK - FILTERS AND STRAINERS: VISUALLY CHECK FOR LEAKS, BROKEN FITTINGS. CLEAN AND FLUSH SCREENS.

I HAVE COMPLIED WITH THE CRITERIA OF THE WATER EFFICIENT LANDSCAPE ORDINANCE AND APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE IRRIGATION DESIGN PLAN.

NICOLE KELLY, LLA 6011

DECODERS
CONTROLLER SHALL INTERFACE WITH HUNTER ICD DECODERS, EACH CAPABLE OF CONTROLLING 1, 2, 4, OR 6 VALVES (ICD-100, ICD-200, ICD-400, AND ICD-600)

PROVIDE AN ICD-SEN SENSOR DECODER FOR FLOW SENSOR(S) AND/OR CLIK SENSOR(S) ON TWO WIRE PATH WIRE CONNECTIONS FROM DECODER OUTPUT TO SOLENOID SHALL BE 14 AWG, TYPE PE WIRE DISTANCE FROM DECODER OUTPUT TO SOLENOID UNDER NORMAL CONDITIONS SHALL NOT EXCEED 150-FT [45-M] INSTALL IN VALVE BOX ON DECODER STAKE KIT (DECSTAKE-10) WITH BOTTOM OF DECODER FACING UP

CONTRACTOR SHALL INDICATE ASSOCIATED VALVE NUMBER(S) ON MANUFACTURER PROVIDED LABEL ON DECODER WITH

PERMANENT MARKER
WIRE

WIRE FOR TWO-WIRE PATH SHALL BE TWISTED AND JACKETED HUNTER IDWIRE, OR APPROVED EQUAL (PAIGE ELECTRIC P7354D); COATED WIRE SHALL NOT BE ACCEPTED AS AN EQUAL. ACCEPTABLE EQUAL PRODUCTS MUST CONSIST OF TWO

SEPARATELY PE JACKETED WIRE TWISTED INSIDE OF A PE JACKET CONTRACTOR SHALL INSTALL IDWIRE1 (14 AWG) FOR WIRE PATH LENGTH UP TO 10,000-FT [3,048-M] AND IDWIRE2 (12 AWG) FOR WIRE PATH LENGTH UP TO 15,000-FT [4,572-M], WIRE PATH LENGHTS DECREASE WITH SUBSTITUTED WIRE WIRE JACKET COLORS SHALL BE SUCH TO FACILITATE THE IDENTIFICATION OF VARIOUS WIRE PATH ZONES; SEE WIRE JACKET

CHART FOR WIRE TYPE, COLOR AND ASSOCIATED VALVES
THE CONTROLLER ALLOWS UP TO THREE (3) TWO-WIRE PATHS PER OUTPUT MODULE, CONTRACTOR SHALL NOT CONNECT

ANY TWO-WIRE PATH FROM ONE OUTPUT MODULE TO ANOTHER OUTPUT MODULE

WIRE CONNECTION FROM DECODER OUTPUT TO SOLENOID SHALL BE COLORED TO MATCH THE ASSOCIATED DECODER OUTPUT STATION COLOR; RED AND BLUE COLORED WIRES SHALL NOT BE USED FOR CONNECTION BETWEEN DECODER

OUTPUT AND SOLENOID

SPLICES
ALL CONNECTIONS AND SPLICES IN THE RED/BLUE TWO-WIRE PATH MUST BE MADE WITH 3M DBR/Y-6 WATERPROOF

CONNECTORS INSTALLED PER MANUFACTURERS INSTRUCTIONS IN VALVE BOX WITH OPEN END OF CONNECTOR FACING DOWN
CONTRACTOR SHALL PROVIDE 36-IN [1-M] LOOP OF SLACK WIRE, MEASURED FROM TOP OF VALVE BOX, NEATLY COILED INSIDE

ALL SPLICE BOXES AND VALVE BOXES

ANY SPLICES IN THE TWO-WIRE PATH NOT ASSOCIATED WITH A DECODER SHALL BE HOUSED IN SEPARATE VALVE BOXES WITH 36-IN [1-M] LOOP OF SLACK WIRE
CONTRACTOR SHALL INDICATE TWO-WIRE PATH DIRECTIONS IN PERMANENT MARKER WITHIN 6-IN [2.5-CM] OF TWO-WIRE SPLICE ON WIRE JACKET OR ID TAG ZIP TIED TO WIRE:

INCOMING WIRE SHALL BE MARKED “CONTROLLER” ON WIRE JACKET OR ID TAG AND MUST INCLUDE ZIP-TIE ATTACHED TO

WIRE JACKET

EACH OUTGOING TWO-WIRE PATH SHALL BE MARKED WITH CONNECTED VALVES ON WIRE JACKET

CONTRACTOR SHALL ENSURE ALL CONNECTIONS TO BE WATERTIGHT WITH NO ELECTRICAL LEAKAGE TO GROUND OR

SHORTING BETWEEN CONDUCTORS

GROUNDING

ALL GROUNDING AND INSTALLATION OF EQUIPMENT SPECIFIED SHALL BE INSTALLED IN STRICT COMPLIANCE WITH THE MANUFACTURER’S RECOMMENDATIONS AND IN ACCORDANCE WITH LOCAL, STATE, AND FEDERAL REQUIREMENTS BOTH THE CONTROLLER AND THE DECODERS SHALL BE GROUNDED TO GROUND RODS OR PLATES WITH LESS THAN 10 OHMS

RESISTANCE

IRRIGATION CONTROLLER AND PAD SHALL NOT FALL WITHIN THE SPHERE OF INFLEUNCE OF A GROUND ROD OR PLATE

AT A MINIMUM, EARTH GROUND SHALL BE CONNECTED AT THE FIRST DECODER OF EACH WIRE PATH LEAVING THE CONTROLLER, AND EVERY 12TH VALVE/DECODER OR 1,000-FT [304-M] OF TWO-WIRE RUN (WHICHEVER IS SHORTER), AND AT THE LAST VALVE/DECODER IN ANY WIRE RUN EXCEEDING 50’ FROM MAIN WIRE PATH FOR USE OF GROUNDING PLATE:

SOLID COPPER GROUNDING PLATE SHALL HAVE A PRE-WELDED #6 AWG INSULATED GREEN-YELLOW WIRE GROUND PLATES ARE TO BE INSTALLED TO A MINIMUM DEPTH OF 30-IN [76-CM]

GROUND PLATES SHALL BE MADE OF A COPPER ALLOY INTENDED FOR GROUNDING APPLICATIONS AND HAVE MINIMUM DIMENSIONS AS FOLLOWS:

A. FOR GROUNDING CONTROLLERS – 4-IN [10-CM] X 8-FT [1.2-M] X 0.0625-IN [1.5-MM] SOLID COPPER GROUNDING PLATE, A 25-FT [7.6-M] CONTINUOUS LENGTH OF 6 AWG, GREEN INSULATED, WITH EXTRUDED YELLOW STRIPE, SOLID BARE COPPER WIRE WELDED TO THE PLATE (PAIGE ELECTRIC 182199IC) AND TWO 50-LB [22.6-KG] BAGS OF POWER SET EARTH CONTACT MATERIAL OR TWO 50-LB [22.6-KG] BAGS OF POWERFILL EARTH CONTACT MATERIAL (PAIGE ELECTRIC 1820059)

FOR NON-POROUS SOILS
B. FOR GROUNDING DECODERS – 4-IN [10-CM] X 3-FT [1-M] X 0.0625-IN [1.5-MM] SOLID COPPER GROUNDING PLATE, A 15-FT [4.5-M] CONTINUOUS LENGTH OF 10 AWG, GREEN INSULATED, WITH EXTRUDED YELLOW STRIPE, SOLID BARE COPPER WIRE IS WELDED TO THE PLATE (PAIGE ELECTRIC 182201IC) AND ONE 50-LB [22.6-KG] BAG OF POWER SET EARTH CONTACT MATERIAL OR ONE 50-LB [22.6-KG] BAGS OF POWERFILL EARTH CONTACT MATERIAL (PAIGE ELECTRIC 1820059)

FOR NON-POROUS SOILS
FOR USE OF GROUNDING ROD:

GROUND ROD SHALL BE 5/8-IN [15-MM] DIAMETER X 8-FT [1.2-M] LONG COPPER CLAD STEEL GROUND RODS WITH 15-FT [4.5-M] PRE-WELDED #6 AWG INSULATED GREEN-YELLOW WIRE (PAIGE ELECTRIC PART # 182000IC6) GROUND ROD SHALL BE DRIVEN INTO THE GROUND IN A VERTICAL POSITION OR AN OBLIQUE ANGLE NOT TO EXCEED 45 DEGREES AT A LOCATION 10-FT [3-M] FROM THE ELECTRONIC EQUIPMENT, THE GROUND PLATE, OR THE WIRES AND CABLES

CONNECTED TO EQUIPMENT BEING GROUNDED
ADDITIONAL GROUND ROD IN DAISY CHAIN INSTALLATION SHALL BE 5/8-IN [15-MM] DIAMETER X 8-FT [1.2-M] LONG COPPER CLAD STEEL GROUND RODS WITH 25-FT [4.5-M] PRE-WELDED #6 AWG INSULATED GREEN-YELLOW WIRE (PAIGE ELECTRIC PART #182007IC6)

GROUND RODS SHALL BE COVERED BY A VALVE BOX

ALL CIRCUIT COMPONENTS SHALL BE INSTALLED IN STRAIGHT LINES

GROUND ROD AND PLATE LOCATION

CONTRACTOR SHALL LOCATE AND INSTALL GROUND ROD AND/OR PLATE IN AREA OF REGULAR MOIST SOIL TO MAXIMZE

ELECTRICAL CONDUCTIVITY

TWO-WIRE IRRIGATION NOTES
143 of 551
A APPLICATION CHECKLIST PLANS 10-17-2025

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title: K:\BAY_LDEV\197543001 - Hillsdale Redevelopment - MCM\03 CADD\PlanSheets\Master Development Plan\L-LandscapeReferenceImages.dwg 2025-10-16 197543001
2025
El Camino Real 31st Ave W Hillsdale Blvd
Laurel Creek
TRUE
NORTH
36th Ave

PROJECT
NORTH
E1 E2 E3
C1 C2
C3
C4
C5
S1
S2
S3
S4
W2 W3 W1.1 W1.2 W1.3 W1.4 W1.5 W1.6 W1.7 W1.8 W1.9
L801

LANDSCAPE

REFERENCE IMAGES -

HARDSCAPE

HARDSCAPE

CITY STANDARD BIKE RACK LAYOUTS

BIKE LANE PAVING CONCRETE UNIT PAVERS

CONCRETE WALK AND SEATWALL CONCRETE UNIT PAVERS, VEHICULAR CONDITION CONCRETE UNIT PAVERS AT CROSSWALK

CONCRETE UNIT PAVERS

BIKE RACK
144 of 551
A APPLICATION CHECKLIST PLANS 10-17-2025

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title: K:\BAY_LDEV\197543001 - Hillsdale Redevelopment - MCM\03 CADD\PlanSheets\Master Development Plan\L-LandscapeReferenceImages.dwg 2025-10-16 197543001
2025
El Camino Real 31st Ave W Hillsdale Blvd
Laurel Creek
TRUE
NORTH
36th Ave

PROJECT
NORTH
E1 E2 E3
C1 C2
C3
C4
C5
S1
S2
S3
S4
W2 W3 W1.1 W1.2 W1.3 W1.4 W1.5 W1.6 W1.7 W1.8 W1.9
L802

LANDSCAPE

REFERENCE IMAGES -

FURNITURE

FURNITURE

CUSTOM LOUNGE FURNITURE PAOLA LENTI 'LINEA' CHAISE LOUNGE BUFANO SCULPTURE EXAMPLE 'FENNE' WOOD PLANTER BY YANYOU
'CONCLAY' PLANTERS

BY YANYOU

LOLL 'LOLLYGAGGER' LOUNGE CHAIR

MOVABLE FURNITURE PERMANENT WOOD SEATING PERMANENT WOOD SEATING

SEATWALL WITH PLANTING SEATWALL WITH PLANTING
'GENERATION 50' BENCH BY LANDSCAPE FORMS
145 of 551
A APPLICATION CHECKLIST PLANS 10-17-2025

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title: K:\BAY_LDEV\197543001 - Hillsdale Redevelopment - MCM\03 CADD\PlanSheets\Master Development Plan\L-LandscapeReferenceImages.dwg 2025-10-16 197543001
2025
El Camino Real 31st Ave W Hillsdale Blvd
Laurel Creek
TRUE
NORTH
36th Ave

PROJECT
NORTH
E1 E2 E3
C1 C2
C3
C4
C5
S1
S2
S3
S4
W2 W3 W1.1 W1.2 W1.3 W1.4 W1.5 W1.6 W1.7 W1.8 W1.9
L803

LANDSCAPE

REFERENCE IMAGES -

LIGHTING

LIGHTING
PEDESTRIAN LIGHT POLE 2/ CENTENARY LIGHT: LANDSCAPE FORMS TUMBLER LIGHT MULTI-DIRECTIONAL LIGHT: ARINI BY HESS
STEP LIGHT: BEGA 24880

EMBEDDED LINEAR LED LIGHTING GLOW AGGREGATE

EXISTING LIGHTS TO REMAIN
STREET LIGHT + PEDESTRIAN SCALE POLE LIGHT 1:

POLE-TOP LUMINAIRE BY BEGA
146 of 551
A APPLICATION CHECKLIST PLANS 10-17-2025

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title: K:\BAY_LDEV\197543001 - Hillsdale Redevelopment - MCM\03 CADD\PlanSheets\Master Development Plan\L-LandscapeReferenceImages.dwg 2025-10-16 197543001
2025
El Camino Real 31st Ave W Hillsdale Blvd
Laurel Creek
TRUE
NORTH
36th Ave

PROJECT
NORTH
E1 E2 E3
C1 C2
C3
C4
C5
S1
S2
S3
S4
W2 W3 W1.1 W1.2 W1.3 W1.4 W1.5 W1.6 W1.7 W1.8 W1.9
L804

LANDSCAPE

REFERENCE IMAGES -

PLANTING

TILIA TOMENTOSA 'STERLING'

STERLING SILVER LINDEN

CEDRUS ATLANTICA

ATLAS CEDAR

CEDRUS DEODARA

DEODAR CEDAR

CERCIS CANADENSIS 'FOREST PANSY'

FOREST PANSY REDBUD

CORYMBIA CALOPHYLLA
MARRI

CORYMBIA MACULATA

SPOTTED GUM

CALLISTEMON 'CANE'S HYBRID'

CANE'S BOTTLEBRUSH

MAGNOLIA X SOULANGEANA

SAUCER MAGNOLIA

PISTACIA CHINENSIS

CHINESE PISTACHE

PLATANUS RACEMOSA 'ROBERTS'

ROBERTS' WESTERN SYCAMORE

QUERCUS AGRIFOLIA

COAST LIVE OAK

STREET TREES

EUCALYPTUS SPHAEROCARPA

BLACKDOWN STRINGYBARK

CORNUS KOUSA 'SATOMI'

KOUSA DOGWOOD

ACER CIRCINATUM

VINE MAPLE

BETULA NIGRA

RIVER BIRCH

GINKGO BILOBA 'FAIRMOUNT'

FAIRMOUNT GINKGO

ULMUS 'FRONTIER'

FRONTIER ELM

LIRIODENDRON TULIPIFERA

TULIP POPLAR

LAGERSTROEMIA 'NATCHEZ'

CRAPE MYRTLE

PARK TREES

GARDEN TREES

ALTERNATES
147 of 551
A APPLICATION CHECKLIST PLANS 10-17-2025

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title: K:\BAY_LDEV\197543001 - Hillsdale Redevelopment - MCM\03 CADD\PlanSheets\Master Development Plan\L-LandscapeReferenceImages.dwg 2025-10-16 197543001
2025
El Camino Real 31st Ave W Hillsdale Blvd
Laurel Creek
TRUE
NORTH
36th Ave

PROJECT
NORTH
E1 E2 E3
C1 C2
C3
C4
C5
S1
S2
S3
S4
W2 W3 W1.1 W1.2 W1.3 W1.4 W1.5 W1.6 W1.7 W1.8 W1.9
L805

LANDSCAPE

REFERENCE IMAGES -

PLANTING

SHRUBS / GROUNDCOVER

CAREX TUMULICOLA

FOOTHILL SEDGE

CEANOTHUS 'CONCHA'

CONCHA CALIFORNIA LILAC

CHONDROPETALUM TECTORUM
'EL CAMPO'

SMALL CAPE RUSH

CISTUS SALVIIFOLIUS

SAGELEAF ROCKROSE

COTINUS COGGYGRIA

SMOKE TREE

ECHEVERIA

HENS AND CHICKS

ERIGERON KARVINSKIANUS

LATIN AMERICAN FLEABANE

FESTUCA MAIREI

ATLAS FESCUE

GAURA LINDHEIMERI 'WHIRLING

BUTTERFLIES'

WAND FLOWER

GREVILLEA LANIGERA
'MT TAMBORITHA'

WOOLLY GREVILLEA

HELLEBORUS ARGUTIFOLIUS

HOLLY-LEAVED HELLEBORE

HEUCHERA 'OLD LA ROCHETTE'

CORAL BELLS

HYDRANGEA QUERCIFOLIA
'SNOW QUEEN'

SNOW QUEEN OAKLEAF HYDRANGEA

IRIS PCH

PACIFIC COAST HYBRID IRIS

LEUCADENDRON 'LITTLE BIT'

LITTLE BIT CONE BUSH

ACACIA COGNATA 'COUSIN ITT'

LITTLE RIVER WATTLE

ACHILLEA MILLEFOLIUM 'SALMON
BEAUTY' + 'SONOMA COAST'
YARROW

AGAVE ATTENUATA 'RAY OF LIGHT'

VARIEGATED FOX TAIL AGAVE

ARCTOSTAPHYLOS 'EMERALD CARPET'

EMERALD CARPET MANZANITA

BESCHORNERIA YUCCOIDES
'FLAMINGO GLOW'

VARIEGATED AMOLE

BOUGAINVILLEA BOUTELOUA GRACILIS
'BLONDE AMBITION'

BLONDE AMBITION BLUE GRAMA

RIBES SANGUINEUM 'CLAREMONT'

FLOWERING CURRANT

SALVIA NEMOROSA 'MAY NIGHT'

MAY NIGHT MEADOW SAGE

SALVIA ULIGINOSA

BOG SAGE

SISYRINCHIUM BELLUM

WESTERN BLUE-EYED GRASS

OLEA EUROPAEA 'MONTRA'

LITTLE OLLIE DWARF OLIVE

POLYSTICHUM MUNITUM

WESTERN SWORD FERN
148 of 551
1 S1-A100 1
S2-A100
36TH AVE 1
C4-A100
E1 E2 E3 S1
S2
C5
C1
C4
C3
W2 W3

EL CAMINO REAL
LAUREL CREEK 31ST AVE HILLSDALE BLVD
C2
S4
S3
W1.1
W1.2
W1.3
W1.4
W1.5
W1.6
W1.7
W1.8
W1.9 A APPLICATION CHECKLIST PLANS 10-17-2025

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title: K:\BAY_LDEV\197543001 - Hillsdale Redevelopment - MCM\03 CADD\PlanSheets\Master Development Plan\A-BasementLevel2.dwg 2025-10-16 197543001
2025
El Camino Real 31st Ave W Hillsdale Blvd Laurel Creek
TRUE
NORTH
36th Ave

PROJECT
NORTH
E1 E2 E3
C1 C2
C3
C4
C5
S1
S2
S3
S4
W2 W3 W1.1 W1.2 W1.3 W1.4 W1.5 W1.6 W1.7 W1.8 W1.9 1 1" = 80'-0" BASEMENT LEVEL 2 SITE PLAN
BASEMENT LEVEL 2

SITE PLAN
A001

VESTIBULE, TENANT LOBBY

RETAIL, GROCER

LEASE SPACE

ELEVATOR, STAIRS

EGRESS CORRIDOR,

ELEVATOR LOBBY

PARKING, RAMPS

LOADING/ SERVICE DOCK

BIKE PARKING,

TRASH/RECYCLE ROOM,
BACK OF HOUSE (B.O.H)

RESIDENTIAL

EXTERIOR TERRACE
LEGEND

PROPOSED PROPERTY LINE

BLDG OVERHANG

VEHICULAR ENTRY/EXIT

VEHICULAR CIRCULATION
- FOR WINDOW/ GLAZING SYSTEM TYPE, SEE ELEVATION SHEETS

FOR SHORT-TERM BIKE PARKING, SEE LANDSCAPE SHEETS
- FOR ON-STREET PARKING, SEE CIVIL SHEETS

SHEET NOTES N
149 of 551
1 E1-A100 1
E2-A100 1
E3-A100 1
S1-A101 1
C1-A100 1
C5-A100 1
S2-A101
E1 E2 E3 S1
S2
C5
C1
C4
C3
W2 W3

EL CAMINO REAL
LAUREL CREEK 31ST AVE HILLSDALE BLVD 1
C3-A100 1
W3-A100 1
W2-A100 1
C4-A101
C2
S4
S3
W1.1
W1.2
W1.3
W1.4
W1.5
W1.6
W1.7
W1.8
W1.9
36TH AVE A APPLICATION CHECKLIST PLANS 10-17-2025

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title: K:\BAY_LDEV\197543001 - Hillsdale Redevelopment - MCM\03 CADD\PlanSheets\Master Development Plan\A-BasementLevel1.dwg 2025-10-16 197543001
2025
El Camino Real 31st Ave W Hillsdale Blvd Laurel Creek
TRUE
NORTH
36th Ave

PROJECT
NORTH
E1 E2 E3
C1 C2
C3
C4
C5
S1
S2
S3
S4
W2 W3 W1.1 W1.2 W1.3 W1.4 W1.5 W1.6 W1.7 W1.8 W1.9 1 1" = 80'-0" BASEMENT LEVEL 1 SITE PLAN
BASEMENT LEVEL 1

SITE PLAN
A002

VESTIBULE, TENANT LOBBY

RETAIL, GROCER

LEASE SPACE

ELEVATOR, STAIRS

EGRESS CORRIDOR,

ELEVATOR LOBBY

PARKING, RAMPS

LOADING/ SERVICE DOCK

BIKE PARKING,

TRASH/RECYCLE ROOM,
BACK OF HOUSE (B.O.H)

RESIDENTIAL

EXTERIOR TERRACE
LEGEND

PROPOSED PROPERTY LINE

BLDG OVERHANG

VEHICULAR ENTRY/EXIT

VEHICULAR CIRCULATION
- FOR WINDOW/ GLAZING SYSTEM TYPE, SEE ELEVATION SHEETS, - FOR SHORT-TERM BIKE PARKING, SEE LANDSCAPE SHEETS,
- FOR ON-STREET PARKING, SEE CIVIL SHEETS

SHEET NOTES N
150 of 551
U P
U P
U P
U P
1 E1-A101
1 E2-A101
1 E3-A101
1 S1-A101
1 C1-A101
1 C2-A101
1 C5-A100
1 S2-A101
E1 E2 E3 S1
S2
C5
C2 C1
S4
C4
C3
W2 W3
S3

EL CAMINO REAL
LAUREL
CREEK
31ST AVE
32ND AVE
33RD AVE

HILLSDALE BLVD

E SAILER DR

W SAILER DR

EDISON LN
36TH
AVE
W1.1
W1.2
W1.3
W1.4
W1.5
W1.6
W1.7
W1.8
W1.9
1 C3-A101
1 W1-A101B
1 W3-A101
1 W2-A101
1 S3-A101
1 S4-A101
1 C4-A101
1 W1-A101A

VESTIBULE, TENANT LOBBY

RETAIL, GROCER

LEASE SPACE

ELEVATOR, STAIRS

EGRESS CORRIDOR,

ELEVATOR LOBBY

PARKING, RAMPS

LOADING/ SERVICE DOCK

BIKE PARKING,

TRASH/RECYCLE ROOM,
BACK OF HOUSE (B.O.H)

RESIDENTIAL

EXTERIOR TERRACE
LEGEND

PROPOSED PROPERTY LINE

BLDG OVERHANG

VEHICULAR ENTRY/EXIT

VEHICULAR CIRCULATION
- FOR WINDOW/ GLAZING SYSTEM TYPE, SEE ELEVATION SHEETS, - FOR SHORT-TERM BIKE PARKING, SEE LANDSCAPE SHEETS,
- FOR ON-STREET PARKING, SEE CIVIL SHEETS
- BOTTOM OF MECHANICAL SCREEN RAISED 2'-0" OFF OF ROOF

SHEET NOTES
E1
El Camino Real
31st Ave
W Hillsdale Blvd
LaurelCreek
E2 E3
C1 C2
C3
C4
C5
S1
S2
S3
S4
W2 W3
W1.1
W1.2
W1.3
W1.4
W1.5
W1.6
W1.7
W1.8
W1.9
TRUE
NORTH
36th Ave

PROJECT
NORTH

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title:

Autodesk Docs://23.04025.00 - Hillsdale MP Peer Rev
2025-10-16 4:54:53 PM
iew/HILLSDALE-HOK-AR.rvt

GROUND LEVEL SITE
PLAN

23.04025.00
2025
A003
1 1" = 80'-0"

GROUND LEVEL SITE PLAN
APPLICATION CHECKLIST PLANS 10-17-2025
N
- FOR WASTE/ TRASH MANAGEMENT STAGING AREA,

SEE BLDG PLANS
151 of 551
10'-0" 30'-0" 5'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 9'-0" 21'-0" 30'-0" 30'-0" 20'-0" 45'-7" 28'-7" 48'-0" 30'-0" 30'-0" 322'-6"
17'-6" 200'-3" 18'-1"
STAIR
EV

EV EV EV EV EV EV ADA EV
-15.00'

ENTRY EXIT
-8.25' 9.0% RAMP UP

11.5% RAMP UP

9.0% TRANSITION UP
9'-0"
18'X9'
STALL,
TYP. 9'-0" TYP.
18'X9'
STALL,
TYP.
18'X9'
STALL,
TYP.
18'X9'
STALL,
TYP.
18'X9'
STALL,
TYP. 26'-8" 18'-0" TYP. TYP. 18'-0" TYP. 24'-0" 18'-0"
TYP. TYP. TYP. 18'-0" TYP. 24'-0" TYP. 18'-0" TYP.
18'-0"
TYP.
24'-0"
TYP.

ADA EV EV EV
EV EV EV EV EV EV 9'-0" TYP. ADA
9'-0"
TYP. 5'-0" TYP.
5'-0"
TYP.

EV EV
AMB 9'-0" TYP. 5'-0" TYP.
10'-0"
TYP.

GROCER
ELEV.

GROUND
TO

BASEMENT
SERV.

ELEV.
18'-0"
TYP.
24'-0"
TYP.

GROCER ESCALATOR

TO GROUND LEVEL

TRASH/RECYCLING
RM
2'-0" 6'-6"

TO PROP LINE

TO PROP LINE ADA VAN
18'-0"
TYP.
24'-0"
TYP. 12'-0" TYP. 5'-0" TYP.

TRASH/RECYCLING

STAGING
30"X30" COLUMN, TYP.

23.04025.00
APPLICATION CHECKLIST PLANS 10-17-2025
NORTH SEE SHEET E2-A100 FOR CONTINUATION
SEE SHEET C1-A100 FOR CONTINUATION
1 1/16" = 1'-0"
E1 - BASEMENT LEVEL 1 PLAN
LEGEND

SHEET NOTES

ELEVATOR, STAIRS

PARKING, RAMPS

LOADING/ SERVICE DOCK

BIKE PARKING,

TRASH/RECYCLE ROOM,
BACK OF HOUSE (B.O.H)

VEHICULAR ENTRY/EXIT

VEHICULAR CIRCULATION

PROPOSED PROPERTY LINE
E1

PROJECT
El Camino Real 31st Ave W Hillsdale Blvd
Laurel Creek
TRUE
NORTH
36th Ave
NORTH

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title:

E1 - BASEMENT LEVEL 1
PLAN
E1-A100

1. ALL STANDARD AND EV ADA STALLS SHOWN ARE 9'-0" WIDE WITH A 5'-0" WIDE

ACCESS AISLE

2. ALL STANDARD AND EV ADA VAN STALLS SHOWN ARE 12'-0" WIDE WITH A 5'-0"

WIDE ACCESS AISLE

3. ALL EV AMBULATORY STALLS SHOWN ARE 10'-0" WIDE. NO ACCESS AISLE REQUIRED.
152 of 551
24'-7"
8'-3" 10'-0" 8'-3" 10'-8" 8'-4"
91'-2"
8'-3"
30'-1"
18'-3" 11'-4"
16'-10" 67'-10" 8'-5" 61'-10" 5'-10"
31'-9" 160'-9" 7'-6"
13'-9" 41'-6" 6'-10" 88'-11" 8'-9"
31'-9" 159'-10" 8'-5"
16'-6"51'-6"7'-0"184'-2"15'-10"
26'-8"275'-0"19'-0"
15'-0"171'-8"5'-6"61'-1"21'-9"
26'-8"275'-0"19'-0"

RAMP DOWN
39'-7"
17'-8"
10'-7"
54'-2"
STAIR
STAIR
ELEV. ELEV.

TENANT
LOBBY ELEV.

SERV. ELEV.

CORRIDOR STAIR
TENANT
LOBBY
STAIR

LOADING/SERVICE
DOCK

BIKE PARKING
18'-2"
5'-6"
GROCER
1 E1-A351
1 E1-A351

EAST SAILER DR

EL CAMINO REAL
31ST AVENUE
32RD AVENUE
2 E1-A301
1 E1-A303
1 E1-A301
1 E1-A302
1 E1-A401

ESCALATOR
LINE OF CANOPY ABOVE, TYP.

BERTH
10'x50'
BERTH
10'x50'
BERTH
10'x50'

11.5% 8% 24'-0"

LOADING DOCK/PARKING

ENTRY ROLLUP GATE, SEE

ELEVATIONS

TRASH/RECYCLE
RM

TRASH/RECYCLING

STAGING AREA
LEGEND

PROPOSED PROPERTY LINE

BLDG OVERHANG

VEHICULAR ENTRY/EXIT

VEHICULAR CIRCULATION
- FOR WINDOW/ GLAZING SYSTEM TYPE, SEE ELEVATION SHEETS, - FOR SHORT-TERM BIKE PARKING, SEE LANDSCAPE SHEETS,
- FOR ON-STREET PARKING, SEE CIVIL SHEETS
- BOTTOM OF MECHANICAL SCREEN RAISED 2'-0" OFF OF ROOF

SHEET NOTES

VESTIBULE, TENANT LOBBY

RETAIL, GROCER

LEASE SPACE

ELEVATOR, STAIRS

EGRESS CORRIDOR,

ELEVATOR LOBBY

PARKING, RAMPS

LOADING/ SERVICE DOCK

BIKE PARKING,

TRASH/RECYCLE ROOM,
BACK OF HOUSE (B.O.H)

RESIDENTIAL

EXTERIOR TERRACE
E1
El Camino Real
31st Ave
W Hillsdale Blvd
LaurelCreek
TRUE
NORTH
36th Ave

PROJECT
NORTH

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title:

Autodesk Docs://23.04025.00 - Hillsdale MP Peer Rev
2025-10-17 9:30:16 AM
iew/HILLSDALE-HOK-AR.rvt
E1 - GROUND LEVEL
PLAN

23.04025.00
2025
E1-A101
1 1/16" = 1'-0"
E1 - GROUND LEVEL PLAN
APPLICATION CHECKLIST PLANS 10-17-2025
N
153 of 551
8'-3" 10'-0" 8'-3" 10'-8" 8'-4"
18'-3" 11'-4"
30'-1"
51'-6" 8'-4" 13'-6" 19'-4" 3'-10"
STAIR
B.O.H. ELEV.

EGRESS

CORRIDOR
ELEV.

SERV. ELEV.

CORRIDOR
B.O.H. STAIR

LEASE SPACE
19'-0" 275'-0" 26'-8"
7'-6" 160'-9"31'-9"
1 E1-A303
1 E1-A302
21'-9" 61'-1" 5'-6" 171'-8" 15'-0"
9'-7"89'-0"6'-10"41'-10"13'-5"
16'-10" 69'-2" 7'-1" 61'-10" 5'-10"
7'-6"160'-9"31'-9"
16'-6"51'-6"7'-0"184'-2"15'-10"
1 E1-A351
1 E1-A351
2 E1-A301
1 E1-A301
24'-4"
LEGEND

PROPOSED PROPERTY LINE

BLDG OVERHANG

VEHICULAR ENTRY/EXIT

VEHICULAR CIRCULATION
- FOR WINDOW/ GLAZING SYSTEM TYPE, SEE ELEVATION SHEETS, - FOR SHORT-TERM BIKE PARKING, SEE LANDSCAPE SHEETS,
- FOR ON-STREET PARKING, SEE CIVIL SHEETS
- BOTTOM OF MECHANICAL SCREEN RAISED 2'-0" OFF OF ROOF

SHEET NOTES

VESTIBULE, TENANT LOBBY

RETAIL, GROCER

LEASE SPACE

ELEVATOR, STAIRS

EGRESS CORRIDOR,

ELEVATOR LOBBY

PARKING, RAMPS

LOADING/ SERVICE DOCK

BIKE PARKING,

TRASH/RECYCLE ROOM,
BACK OF HOUSE (B.O.H)

RESIDENTIAL

EXTERIOR TERRACE
E1
El Camino Real
31st Ave
W Hillsdale Blvd
LaurelCreek
TRUE
NORTH
36th Ave

PROJECT
NORTH

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title:

Autodesk Docs://23.04025.00 - Hillsdale MP Peer Rev
2025-10-16 4:55:01 PM
iew/HILLSDALE-HOK-AR.rvt
E1 - LEVEL 2 PLAN

23.04025.00
2025
E1-A102
1 1/16" = 1'-0"
E1 - LEVEL 2 PLAN
APPLICATION CHECKLIST PLANS 10-17-2025
N
154 of 551
25'-2"
20'-5"
8'-3" 10'-0" 8'-3" 10'-8" 8'-4"
18'-3" 11'-4"
8'-4" 13'-6"
30'-1"
STAIR B.O.H.

EGRESS

CORRIDOR
LEASE SPACE ELEV. ELEV.

SERV. ELEV.

CORRIDOR
STAIR
ROOF /

TERRACE
ROOF /

TERRACE
B.O.H.
8'-5"159'-5"32'-2"
19'-11" 273'-2" 27'-7"
1 E1-A303
1 E1-A302
16'-9" 67'-6" 8'-1" 62'-6"
12'-8" 7'-10" 61'-6" 5'-9" 171'-4" 14'-1"
32'-2" 159'-5" 8'-5"
15'-3"51'-10"7'-4"183'-6"15'-3"
9'-2"6'-5"81'-10"7'-2"41'-10"13'-0"
1 E1-A351
1 E1-A351
2 E1-A301
1 E1-A301
24'-4"
LEGEND

PROPOSED PROPERTY LINE

BLDG OVERHANG

VEHICULAR ENTRY/EXIT

VEHICULAR CIRCULATION
- FOR WINDOW/ GLAZING SYSTEM TYPE, SEE ELEVATION SHEETS, - FOR SHORT-TERM BIKE PARKING, SEE LANDSCAPE SHEETS,
- FOR ON-STREET PARKING, SEE CIVIL SHEETS
- BOTTOM OF MECHANICAL SCREEN RAISED 2'-0" OFF OF ROOF

SHEET NOTES

VESTIBULE, TENANT LOBBY

RETAIL, GROCER

LEASE SPACE

ELEVATOR, STAIRS

EGRESS CORRIDOR,

ELEVATOR LOBBY

PARKING, RAMPS

LOADING/ SERVICE DOCK

BIKE PARKING,

TRASH/RECYCLE ROOM,
BACK OF HOUSE (B.O.H)

RESIDENTIAL

EXTERIOR TERRACE
E1
El Camino Real
31st Ave
W Hillsdale Blvd
LaurelCreek
TRUE
NORTH
36th Ave

PROJECT
NORTH

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title:

Autodesk Docs://23.04025.00 - Hillsdale MP Peer Rev
2025-10-16 4:55:01 PM
iew/HILLSDALE-HOK-AR.rvt
E1 - LEVEL 3-5 PLAN

23.04025.00
2025
E1-A103
1 1/16" = 1'-0"
E1 - LEVEL 3 PLAN (L4, L5 SIMILAR)
APPLICATION CHECKLIST PLANS 10-17-2025
N
155 of 551
25'-2"
20'-5"
8'-3" 10'-0" 8'-3" 10'-8" 8'-4"
18'-3" 11'-4"
30'-1"
8'-4" 13'-6"
30'-1"
STAIR B.O.H.

EGRESS

CORRIDOR
B.O.H. ELEV. ELEV.

SERV. ELEV.

CORRIDOR STAIR

BALCONY
ROOF /

TERRACE

LEASE SPACE
12'-11"141'-6"45'-7"
1 E1-A303
1 E1-A302
43'-2"244'-11"32'-7"
7'-10" 61'-6" 4'-9" 160'-2" 10'-8"
10'-3" 60'-8" 8'-5" 51'-10" 10'-4"
45'-7" 141'-6" 12'-11"
73'-5" 155'-10" 15'-8"
70'-11" 8'-1" 62'-6"
1 E1-A351
1 E1-A351
2 E1-A301
1 E1-A301
24'-4"
LEGEND

PROPOSED PROPERTY LINE

BLDG OVERHANG

VEHICULAR ENTRY/EXIT

VEHICULAR CIRCULATION
- FOR WINDOW/ GLAZING SYSTEM TYPE, SEE ELEVATION SHEETS, - FOR SHORT-TERM BIKE PARKING, SEE LANDSCAPE SHEETS,
- FOR ON-STREET PARKING, SEE CIVIL SHEETS
- BOTTOM OF MECHANICAL SCREEN RAISED 2'-0" OFF OF ROOF

SHEET NOTES

VESTIBULE, TENANT LOBBY

RETAIL, GROCER

LEASE SPACE

ELEVATOR, STAIRS

EGRESS CORRIDOR,

ELEVATOR LOBBY

PARKING, RAMPS

LOADING/ SERVICE DOCK

BIKE PARKING,

TRASH/RECYCLE ROOM,
BACK OF HOUSE (B.O.H)

RESIDENTIAL

EXTERIOR TERRACE
E1
El Camino Real
31st Ave
W Hillsdale Blvd
LaurelCreek
TRUE
NORTH
36th Ave

PROJECT
NORTH

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title:

Autodesk Docs://23.04025.00 - Hillsdale MP Peer Rev
2025-10-16 4:55:01 PM
iew/HILLSDALE-HOK-AR.rvt
E1 - LEVEL 6 PLAN

23.04025.00
2025
E1-A104
1 1/16" = 1'-0"
E1 - LEVEL 6 PLAN
APPLICATION CHECKLIST PLANS 10-17-2025
N
156 of 551
25'-2"
20'-5"
10'-0" 8'-3" 10'-8" 8'-4"
18'-3" 11'-4"
30'-1"
8'-4" 13'-6"
30'-1"

BALCONY
STAIR B.O.H.

EGRESS

CORRIDOR
B.O.H. ELEV. ELEV.

SERV. ELEV.

CORRIDOR

LEASE SPACE STAIR
132'-3"54'-10" 12'-11"
32'-7" 235'-3" 52'-10"
1 E1-A303
1 E1-A302
160'-10"5'-1"61'-6"7'-10"
62'-0" 7'-9" 52'-6" 10'-0"
5'-0"230'-3"
54'-0" 133'-1" 12'-11"
62'-6" 8'-1" 62'-6"
1 E1-A351
1 E1-A351
2 E1-A301
1 E1-A301
24'-4" 8'-4"
LEGEND

PROPOSED PROPERTY LINE

BLDG OVERHANG

VEHICULAR ENTRY/EXIT

VEHICULAR CIRCULATION
- FOR WINDOW/ GLAZING SYSTEM TYPE, SEE ELEVATION SHEETS, - FOR SHORT-TERM BIKE PARKING, SEE LANDSCAPE SHEETS,
- FOR ON-STREET PARKING, SEE CIVIL SHEETS
- BOTTOM OF MECHANICAL SCREEN RAISED 2'-0" OFF OF ROOF

SHEET NOTES

VESTIBULE, TENANT LOBBY

RETAIL, GROCER

LEASE SPACE

ELEVATOR, STAIRS

EGRESS CORRIDOR,

ELEVATOR LOBBY

PARKING, RAMPS

LOADING/ SERVICE DOCK

BIKE PARKING,

TRASH/RECYCLE ROOM,
BACK OF HOUSE (B.O.H)

RESIDENTIAL

EXTERIOR TERRACE
E1
El Camino Real
31st Ave
W Hillsdale Blvd
LaurelCreek
TRUE
NORTH
36th Ave

PROJECT
NORTH

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title:

Autodesk Docs://23.04025.00 - Hillsdale MP Peer Rev
2025-10-16 4:55:02 PM
iew/HILLSDALE-HOK-AR.rvt
E1 - LEVEL 7 TYP. PLAN

23.04025.00
2025
E1-A105
1 1/16" = 1'-0"
E1 - LEVEL 7 PLAN (L8 - L10 SIMILAR)
APPLICATION CHECKLIST PLANS 10-17-2025
N
157 of 551
ROOF

MECHANICAL

ENCLOSURE
SCREEN

PARAPET

PENTHOUSE
8'-4"
18'-9" 11'-4"
SERV. ELEV.

B.O.H. STAIR
1/4":1'-0"
SLOPE, TYP.
1/4":1'-0"
SLOPE, TYP.
1/4":1'-0"
SLOPE, TYP.
1/4":1'-0"
SLOPE, TYP.
1/4":1'-0"
SLOPE, TYP.
1/4":1'-0"
SLOPE, TYP.

MECHANICAL
AREA

MECHANICAL
AREA

MECHANICAL
AREA

MECHANICAL
AREA
1 E1-A303
1 E1-A302
52'-10"234'-5"33'-5"
7'-0" 61'-9" 3'-10" 161'-10"
54'-10" 132'-3" 12'-11"
10'-0"52'-6"7'-9"62'-0"
12'-11"132'-3"54'-10"
62'-0" 7'-9" 62'-6"
5'-0"229'-5"
1 E1-A351
1 E1-A351
2 E1-A301
1 E1-A301
48'-6"
31'-1"
ROOF
30'-1"
47'-6"
1/4":1'-0"
SLOPE, TYP.

LEGEND

PROPOSED PROPERTY LINE

BLDG OVERHANG

VEHICULAR ENTRY/EXIT

VEHICULAR CIRCULATION
- FOR WINDOW/ GLAZING SYSTEM TYPE, SEE ELEVATION SHEETS, - FOR SHORT-TERM BIKE PARKING, SEE LANDSCAPE SHEETS,
- FOR ON-STREET PARKING, SEE CIVIL SHEETS
- BOTTOM OF MECHANICAL SCREEN RAISED 2'-0" OFF OF ROOF

SHEET NOTES

VESTIBULE, TENANT LOBBY

RETAIL, GROCER

LEASE SPACE

ELEVATOR, STAIRS

EGRESS CORRIDOR,

ELEVATOR LOBBY

PARKING, RAMPS

LOADING/ SERVICE DOCK

BIKE PARKING,

TRASH/RECYCLE ROOM,
BACK OF HOUSE (B.O.H)

RESIDENTIAL

EXTERIOR TERRACE
E1
El Camino Real
31st Ave
W Hillsdale Blvd
LaurelCreek
TRUE
NORTH
36th Ave

PROJECT
NORTH

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title:

Autodesk Docs://23.04025.00 - Hillsdale MP Peer Rev
2025-10-16 4:55:02 PM
iew/HILLSDALE-HOK-AR.rvt
E1 - ROOF LEVEL PLAN

23.04025.00
2025
E1-A106
1 1/16" = 1'-0"
E1 - ROOF LEVEL PLAN
2 1/16" = 1'-0"
E1 - PENTHOUSE ROOF PLAN
APPLICATION CHECKLIST PLANS 10-17-2025
N
158 of 551
E1
El Camino Real
31st Ave
W Hillsdale Blvd
LaurelCreek
TRUE
NORTH
36th Ave

PROJECT
NORTH

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title:

Autodesk Docs://23.04025.00 - Hillsdale MP Peer Rev
2025-10-16 4:55:02 PM
iew/HILLSDALE-HOK-AR.rvt
E1 - PERSPECTIVE
VIEWS

23.04025.00
2025
E1-A300
2 NTS
E1 NORTHEAST PERSPECTIVE 1 NTSE1 SOUTHWEST PERSPECTIVE
APPLICATION CHECKLIST PLANS 10-17-2025
159 of 551

EXTERIOR MATERIAL LEGEND
1 METAL: DARK COLOR
2 METAL: WARM COLOR
3 METAL: PATINA COLOR
4 METAL: LIGHT COLOR
5 METAL: LIGHT COLOR
6 METAL: COOL COLOR
7 BRICK: DARK COLOR
8 BRICK: WARM COLOR
9 BRICK: LIGHT COLOR
10 TERRACOTTA: DARK COLOR
11 TERRACOTTA: WARM COLOR
12 TERRACOTTA: LIGHT COLOR
13 TERRACOTTA: TEXTURED, LIGHT COLOR
14 TERRACOTTA: COOL COLOR
15 CONCRETE: COOL COLOR
16 PRECAST CONCRETE: COLOR VARIES
17 FIBER CEMENT PANEL: COOL COLOR
18 WOOD LOOK MATERIAL: NATURAL COLOR
19 WOOD LOOK MATERIAL: LIGHT COLOR
20 PHENOLIC MATERIAL: DARK COLOR
21 FIBER CEMENT SIDING: LIGHT COLOR
22 GLASS: CLEAR GLASS COLOR
23 FRITTED GLASS: COLOR VARIES
24 PLASTER: COOL COLOR
25 PLASTER: WARM COLOR
26 PLASTER: COOL COLOR
27 VINYL: LIGHT COLOR
28 VINYL: DARK COLOR
REFER TO SHEET G040 & G041 FOR MATERIAL PHOTOGRAPHS
29 PERFORATED METAL: WARM COLOR
30 FIBER CEMENT SIDING: DARK COLOR

GROUND LEVEL
0"

ROOF LEVEL
153' - 0"
LEVEL 2
18' - 0"
LEVEL 3
33' - 0"
LEVEL 4
48' - 0"
LEVEL 5
63' - 0"
LEVEL 6
78' - 0"
LEVEL 7
93' - 0"
LEVEL 8
108' - 0"
LEVEL 9
123' - 0"
LEVEL 10
138' - 0"

TOP OF PENTHOUSE
172' - 0"
FFE 29.85'

28.13' LOWEST EXISTING

GRADE AT BUILDING
PERIMETER MAX. BUILDING HEIGHT
173'-9"
19'-0"
MAX. PLATE HEIGHT
154'-9"
11 22
8 12
14 6
GLASS TYP.

WIDTH: 3'-10" O.C.

HEIGHT: 16'-6"
GLASS TYP.

WIDTH: 3'-7" O.C.

HEIGHT: 11'-0"
GLASS TYP.

WIDTH: 3'-10" O.C.

HEIGHT: 13'-0"
GLASS TYP.

WIDTH: 4'-6"
HEIGHT: 14'-6"
GLASS TYP.

WIDTH: 5'-0" O.C.

HEIGHT: 12'-6"
GLASS TYP.

WIDTH: 5'-0" O.C.

HEIGHT: 12'-6"
GLASS TYP.

WIDTH: 4'-8" O.C.

HEIGHT: 11'-0"
4 MECHANICAL

ENCLOSURE
SCREEN
6 14 22
22 8
12 14
GLASS TYP.

WIDTH: 6'-0"
HEIGHT: 17'-6"
GLASS TYP.

WIDTH: 7'-0"
HEIGHT: 15'-6"
GLASS TYP.

WIDTH: 4'-9" O.C.

HEIGHT: 27'-6"
GLASS TYP.

WIDTH: 3'-0" O.C.

HEIGHT: 11'-0"
GLASS TYP.

WIDTH: 4'-9" O.C.

HEIGHT: 24'-6"
GLASS TYP.

WIDTH: 4'-9" O.C.

HEIGHT: 1'-6"
GLASS TYP.

WIDTH: 4'-6"
HEIGHT: 14'-6"
GLASS TYP.

WIDTH: 3'-0"
HEIGHT: 14'-6"
GLASS TYP.

WIDTH: 5'-0" O.C.

HEIGHT: 12'-6"
GLASS TYP.

WIDTH: 4'-9"
HEIGHT: 12'-0"
4 MECHANICAL

ENCLOSURE
SCREEN
E1
El Camino Real
31st Ave
W Hillsdale Blvd
LaurelCreek
TRUE
NORTH
36th Ave

PROJECT
NORTH

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title:

Autodesk Docs://23.04025.00 - Hillsdale MP Peer Rev
2025-10-16 4:55:03 PM
iew/HILLSDALE-HOK-AR.rvt
E1 - ELEVATIONS

23.04025.00
2025
E1-A301
1 1/16" = 1'-0"
E1 - SOUTH (32ND AVE.) ELEVATION
2 1/16" = 1'-0"
E1 - NORTH (31ST AVE.) ELEVATION
2 1
APPLICATION CHECKLIST PLANS 10-17-2025
160 of 551

GROUND LEVEL
0"

ROOF LEVEL
153' - 0"
LEVEL 2
18' - 0"
LEVEL 3
33' - 0"
LEVEL 4
48' - 0"
LEVEL 5
63' - 0"
LEVEL 6
78' - 0"
LEVEL 7
93' - 0"
LEVEL 8
108' - 0"
LEVEL 9
123' - 0"
LEVEL 10
138' - 0"

TOP OF PENTHOUSE
172' - 0"
FFE 29.85'

28.13' LOWEST EXISTING

GRADE AT BUILDING
PERIMETER MAX. BUILDING HEIGHT
173'-9"
19'-0"
MAX. PLATE HEIGHT
154'-9"
22 6
12 22
8 11
6 GLASS TYP.

WIDTH: 3'-0" O.C.

HEIGHT: 17'-6"
GLASS TYP.

WIDTH: 16'-0"
HEIGHT: 17'-6"
GLASS TYP.

WIDTH: 3'-6" O.C.

HEIGHT: 11'-0"
GLASS TYP.

WIDTH: 3'-0" O.C.

HEIGHT: 11'-0"
GLASS TYP.

WIDTH: 4'-9" O.C.

HEIGHT: 24'-6"
GLASS TYP.

WIDTH: 4'-0" O.C.

HEIGHT: 13'-0"
GLASS TYP.

WIDTH: 5'-0" O.C.

HEIGHT: 12'-6"
GLASS TYP.

WIDTH: 4'-6"
HEIGHT: 14'-6"
GLASS TYP.

WIDTH: 5'-0" O.C.

HEIGHT: 12'-6"
GLASS TYP.

WIDTH: 8'-9"
HEIGHT: 17'-6"
GLASS TYP.

WIDTH: 4'-9" O.C.

HEIGHT: 12'-0"
GLASS TYP.

WIDTH: 4'-9" O.C.

HEIGHT: 1'-6"
4 MECHANICAL

ENCLOSURE
SCREEN

EXTERIOR MATERIAL LEGEND
1 METAL: DARK COLOR
2 METAL: WARM COLOR
3 METAL: PATINA COLOR
4 METAL: LIGHT COLOR
5 METAL: LIGHT COLOR
6 METAL: COOL COLOR
7 BRICK: DARK COLOR
8 BRICK: WARM COLOR
9 BRICK: LIGHT COLOR
10 TERRACOTTA: DARK COLOR
11 TERRACOTTA: WARM COLOR
12 TERRACOTTA: LIGHT COLOR
13 TERRACOTTA: TEXTURED, LIGHT COLOR
14 TERRACOTTA: COOL COLOR
15 CONCRETE: COOL COLOR
16 PRECAST CONCRETE: COLOR VARIES
17 FIBER CEMENT PANEL: COOL COLOR
18 WOOD LOOK MATERIAL: NATURAL COLOR
19 WOOD LOOK MATERIAL: LIGHT COLOR
20 PHENOLIC MATERIAL: DARK COLOR
21 FIBER CEMENT SIDING: LIGHT COLOR
22 GLASS: CLEAR GLASS COLOR
23 FRITTED GLASS: COLOR VARIES
24 PLASTER: COOL COLOR
25 PLASTER: WARM COLOR
26 PLASTER: COOL COLOR
27 VINYL: LIGHT COLOR
28 VINYL: DARK COLOR
REFER TO SHEET G040 & G041 FOR MATERIAL PHOTOGRAPHS
29 PERFORATED METAL: WARM COLOR
30 FIBER CEMENT SIDING: DARK COLOR
E1
El Camino Real
31st Ave
W Hillsdale Blvd
LaurelCreek
TRUE
NORTH
36th Ave

PROJECT
NORTH

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title:

Autodesk Docs://23.04025.00 - Hillsdale MP Peer Rev
2025-10-16 4:55:04 PM
iew/HILLSDALE-HOK-AR.rvt
E1 - ELEVATIONS

23.04025.00
2025
E1-A302
1 1/16" = 1'-0"
E1 - EAST (EL CAMINO REAL) ELEVATION
1 APPLICATION CHECKLIST PLANS 10-17-2025
161 of 551

EXTERIOR MATERIAL LEGEND
1 METAL: DARK COLOR
2 METAL: WARM COLOR
3 METAL: PATINA COLOR
4 METAL: LIGHT COLOR
5 METAL: LIGHT COLOR
6 METAL: COOL COLOR
7 BRICK: DARK COLOR
8 BRICK: WARM COLOR
9 BRICK: LIGHT COLOR
10 TERRACOTTA: DARK COLOR
11 TERRACOTTA: WARM COLOR
12 TERRACOTTA: LIGHT COLOR
13 TERRACOTTA: TEXTURED, LIGHT COLOR
14 TERRACOTTA: COOL COLOR
15 CONCRETE: COOL COLOR
16 PRECAST CONCRETE: COLOR VARIES
17 FIBER CEMENT PANEL: COOL COLOR
18 WOOD LOOK MATERIAL: NATURAL COLOR
19 WOOD LOOK MATERIAL: LIGHT COLOR
20 PHENOLIC MATERIAL: DARK COLOR
21 FIBER CEMENT SIDING: LIGHT COLOR
22 GLASS: CLEAR GLASS COLOR
23 FRITTED GLASS: COLOR VARIES
24 PLASTER: COOL COLOR
25 PLASTER: WARM COLOR
26 PLASTER: COOL COLOR
27 VINYL: LIGHT COLOR
28 VINYL: DARK COLOR
REFER TO SHEET G040 & G041 FOR MATERIAL PHOTOGRAPHS
29 PERFORATED METAL: WARM COLOR
30 FIBER CEMENT SIDING: DARK COLOR

GROUND LEVEL
0"

ROOF LEVEL
153' - 0"
LEVEL 2
18' - 0"
LEVEL 3
33' - 0"
LEVEL 4
48' - 0"
LEVEL 5
63' - 0"
LEVEL 6
78' - 0"
LEVEL 7
93' - 0"
LEVEL 8
108' - 0"
LEVEL 9
123' - 0"
LEVEL 10
138' - 0"

TOP OF PENTHOUSE
172' - 0"
FFE 29.85'

28.13' LOWEST EXISTING

GRADE AT BUILDING
PERIMETER MAX. BUILDING HEIGHT
173'-9"
19'-0"
MAX. PLATE HEIGHT
154'-9"
14 14
22 12
22 8
11 GLASS TYP.

WIDTH: 3'-0" O.C.

HEIGHT: 8'-6"
GLASS TYP.

WIDTH: 8'-9"
HEIGHT: 8'-6"
GLASS TYP.

WIDTH: 3'-6" O.C.

HEIGHT: 11'-0"
GLASS TYP.

WIDTH: 3'-0" O.C.

HEIGHT: 11'-0"
GLASS TYP.

WIDTH: 8'-8" O.C.

HEIGHT: 13'-0"
GLASS TYP.

WIDTH: 4'-0" O.C.

HEIGHT: 13'-0"
GLASS TYP.

WIDTH: 5'-0" O.C.

HEIGHT: 12'-6"
GLASS TYP.

WIDTH: 5'-0" O.C.

HEIGHT: 12'-6"
GLASS TYP.

WIDTH: 3'-0"
HEIGHT: 14'-6"
GLASS TYP.

WIDTH: 4'-6"
HEIGHT: 14'-6"
GLASS TYP.

WIDTH: 4'-6"
HEIGHT: 14'-6"
4 MECHANICAL

ENCLOSURE
SCREEN
E1
El Camino Real
31st Ave
W Hillsdale Blvd
LaurelCreek
TRUE
NORTH
36th Ave

PROJECT
NORTH

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title:

Autodesk Docs://23.04025.00 - Hillsdale MP Peer Rev
2025-10-16 4:55:05 PM
iew/HILLSDALE-HOK-AR.rvt
E1 - ELEVATIONS

23.04025.00
2025
E1-A303
1 1/16" = 1'-0"
E1 - WEST (EAST SAILER DR.) ELEVATION
1 APPLICATION CHECKLIST PLANS 10-17-2025
162 of 551
E1 GROUND LEVEL
0"
E1 LEVEL 2
18' - 0"
E1 LEVEL 3
33' - 0"
E1 LEVEL 4
48' - 0"
E1 LEVEL 5
63' - 0"
E1 LEVEL 6
78' - 0"
E1 LEVEL 7
93' - 0"
E1 LEVEL 8
108' - 0"
E1 LEVEL 9
123' - 0"
E1 LEVEL 10
138' - 0"
E1 ROOF
153' - 0"
E1 TOP OF PENTHOUSE
172' - 0"
BASEMENT LEVEL B1
-15' - 0"

PARKING
31ST AVE 32ND AVE

BLDG TOTAL HEIGHT
173'-9"

BLDG PLATE HEIGHT
154'-9"

28.13' LOWEST EXISTING

GRADE AT BUILDING

PERIMETER

CLG, TYP
10'-0"
12'-0"
CLG
8'-6"CLR
GROCER ELEV. ELEV. CORRIDOR STAIR RAMP DOWN
B.O.H.

EGRESS
ELEV. ELEV. CORRIDOR CORRIDOR STAIR LEASE SPACE
STAIR B.O.H. ELEV.

EGRESS
CORRIDOR LEASE SPACE ELEV. CORRIDOR STAIR
STAIR B.O.H.

EGRESS
ELEV. ELEV. CORRIDOR LEASE SPACE CORRIDOR STAIR

LEASE SPACE
EGRESS
STAIR B.O.H. ELEV. ELEV. CORRIDOR CORRIDOR STAIR
B.O.H.

EGRESS
STAIR B.O.H. ELEV. ELEV. CORRIDOR CORRIDOR STAIR
STAIR B.O.H. ELEV.

EGRESS
CORRIDORB.O.H. ELEV. CORRIDOR STAIR
STAIR B.O.H.

EGRESS
ELEV. ELEV. CORRIDOR CORRIDOR STAIR LEASE SPACE
STAIR B.O.H. ELEV.

EGRESS
CORRIDOR LEASE SPACE ELEV. CORRIDOR STAIR
STAIR B.O.H. ELEV.

EGRESS
CORRIDOR LEASE SPACE ELEV. CORRIDOR STAIR
TENANT
LOBBY
B.O.H.

B.O.H.

LEASE SPACE

LEASE SPACE
STAIR
B.O.H.

B.O.H.

B.O.H.

B.O.H.

B.O.H.

LEASE SPACE

LEASE SPACE

LEASE SPACE

LEASE SPACE

LEASE SPACE

LEASE SPACE

LEASE SPACE

LEASE SPACE LEASE SPACE

LEASE SPACE

LEASE SPACE

LEASE SPACE

LEASE SPACE

LEASE SPACE

LEASE SPACE

LEASE SPACE

LEASE SPACE

TERRACE

TERRACE

TERRACE
ELEV.

STAIR ELEV.

MECHANICAL

ENCLOSURE SCREEN
FFE 29.85'
B.O.H.

STAIR

STAIRSTAIR

PARKING

MECH EQUIP MECH EQUIP
FFE: 29.85
FFE: 28.03
FFE: 29.85
8'-6"CLR

11.5%

VESTIBULE, TENANT LOBBY

RETAIL, GROCER

LEASE SPACE

ELEVATOR, STAIRS

EGRESS CORRIDOR,

ELEVATOR LOBBY

PARKING, RAMPS

LOADING/ SERVICE DOCK

BIKE PARKING,

TRASH/RECYCLE ROOM,
BACK OF HOUSE (B.O.H)

RESIDENTIAL

EXTERIOR TERRACE
LEGEND

PROPOSED PROPERTY LINE

BLDG OVERHANG

VEHICULAR ENTRY/EXIT

VEHICULAR CIRCULATION
E1
El Camino Real
31st Ave
W Hillsdale Blvd
LaurelCreek
TRUE
NORTH
36th Ave

PROJECT
NORTH

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title:

Autodesk Docs://23.04025.00 - Hillsdale MP Peer Rev
2025-10-17 9:23:56 AM
iew/HILLSDALE-HOK-AR.rvt
E1 - BUILDING SECTION

23.04025.00
2025
E1-A351
1 1/16" = 1'-0"
E1 - BUILDING SECTION
APPLICATION CHECKLIST PLANS 10-17-2025
163 of 551

BIKE RACK
7'-0"
27 RACKS
5'-10"
1'-3"
NOTES:

EACH RACK CAN ACCOMMODATE
2 VERTICALLY STACKED BIKES
27 X 2 = 54 TOTAL BIKES
E1
El Camino Real
31st Ave
W Hillsdale Blvd
LaurelCreek
TRUE
NORTH
36th Ave

PROJECT
NORTH

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title:

Autodesk Docs://23.04025.00 - Hillsdale MP Peer Rev
2025-10-16 4:55:05 PM
iew/HILLSDALE-HOK-AR.rvt
E1 - ENLARGED PLANS

23.04025.00
2025
E1-A401
1 1/4" = 1'-0"
E1 - LONG TERM BIKE PARKING PLAN
APPLICATION CHECKLIST PLANS 10-17-2025
164 of 551
30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 15'-4" 14'-8" 15'-4" 14'-8" ELEV.

STAIR

EV EV EV EV EV EV EV EV

EV EV EV EV EV EV EV EV EV EV ADA
-15.00'

ENTRY EXIT
-8.25' 9.0% RAMP UP

8.6% RAMP UP

9.0% TRANSITION UP
9'-0"
TYP.
18'X9'
STALL,
TYP.
18'X9'
STALL,
TYP.
9'-0"
TYP.
18'X9'
STALL,
TYP.
18'X9'
STALL,
TYP.
18'X9'
STALL,
TYP. 24'-0" 18'-0" TYP. 18'-0" TYP. 24'-0" 18'-0" TYP. TYP. 18'-0" 24'-0" TYP. 18'-0" TYP. TYP. 24'-0"
TYP. TYP.
18'-0"
TYP.
24'-0"
TYP. EV EV EV EV EV EV
EV EV EV EV EV EV 9'-0" TYP. 5'-0" TYP.

SERV.

ELEV.

ELEV.

LOBBY
30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 15'-4" 14'-8" 15'-4" 14'-8" 330'-0"
336'-10"
18'-0"
TYP.
24'-0"
TYP.

TO PROP LINE
3'-11" ADA ADA 9'-0" TYP. 5'-0" TYP. 9'-0" TYP. 5'-0" TYP. 30"X30" COLUMN, TYP.

23.04025.00
APPLICATION CHECKLIST PLANS 10-17-2025
NORTH SEE SHEET E1-A100 FOR CONTINUATION SEE SHEET E3-A100 FOR CONTINUATION 1 1/16" = 1'-0"
E2 - BASEMENT LEVEL 1 PLAN
LEGEND

ELEVATOR, STAIRS

PARKING, RAMPS

LOADING/ SERVICE DOCK

BIKE PARKING,

TRASH/RECYCLE ROOM,
BACK OF HOUSE (B.O.H)

VEHICULAR ENTRY/EXIT

VEHICULAR CIRCULATION

PROPOSED PROPERTY LINE
E2

PROJECT
El Camino Real 31st Ave W Hillsdale Blvd
Laurel Creek
TRUE
NORTH
36th Ave
NORTH

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title:

E2 - BASEMENT LEVEL 1
PLAN
E2-A100

SHEET NOTES

1. ALL STANDARD AND EV ADA STALLS SHOWN ARE 9'-0" WIDE WITH A 5'-0" WIDE

ACCESS AISLE

2. ALL STANDARD AND EV ADA VAN STALLS SHOWN ARE 12'-0" WIDE WITH A 5'-0"

WIDE ACCESS AISLE

3. ALL EV AMBULATORY STALLS SHOWN ARE 10'-0" WIDE. NO ACCESS AISLE REQUIRED.
165 of 551
1 E2-A401
1 E2-A351
1 E2-A351

PARKING
95'-2"
85'-5"
29'-6"
27'-11"
8'-4" 19'-5"
9'-5"
10'-8"
96'-2" 28'-6" 64'-4" 5'-0"9'-5" 137'-6"
25'-4"
8'-7"
85'-4"
25'-11" 276'-2" 32'-11"
13'-1" 250'-0" 13'-1"
34'-6" 158'-11" 6'-7"
16'-4" 66'-0" 25'-10" 39'-3" 11'-6"
25'-11" 276'-2" 32'-11"
9'-9" 266'-4"
82'-6"
60'-5"
9'-3"
30'-1"
20'-4"
11'-4"
17'-8" 11'-11"
10'-0" 8'-3" 9'-5" 8'-4"
34'-6" 158'-11" 6'-7"
15'-5" 132'-0" 11'-6"
29'-2"

EAST SAILER DR

EL CAMINO REAL
32ND AVENUE33RD AVENUE

RAMP DOWN

RAMP UP
2 E2-A301
1 E2-A302
1 E2-A301
1 E2-A303
18'x9'
STALL,
TYP
27'-7"
8'-4"
EGRESS

CORRIDOR
RETAIL
TENANT
LOBBY
EGRESS

CORRIDOR RETAIL
STAIR
STAIR

CORRIDOR
ELEV.

SERV. ELEV.

ELEV. ELEV.

B.O.H.

B.O.H.

BIKE PARKING

TRASH/RECYCLE
RM

LOADING/SERVICE
DOCK
BERTH 10'x25'
TYP. OF 2
13% 8%
8%

RAMP UP
6% 8%

RAMP UP
13%
23'-10" 23'-10"
24'-2"
BERTH
10'x25'
TYP. OF
4 AREA ON FLOOR BELOW

TRASH/RECYCLING

STAGING AREA
30" x 30" COLUMN, TYP.

LEGEND

PROPOSED PROPERTY LINE

BLDG OVERHANG

VEHICULAR ENTRY/EXIT

VEHICULAR CIRCULATION
- FOR WINDOW/ GLAZING SYSTEM TYPE, SEE ELEVATION SHEETS, - FOR SHORT-TERM BIKE PARKING, SEE LANDSCAPE SHEETS,
- FOR ON-STREET PARKING, SEE CIVIL SHEETS
- BOTTOM OF MECHANICAL SCREEN RAISED 2'-0" OFF OF ROOF

SHEET NOTES

VESTIBULE, TENANT LOBBY

RETAIL, GROCER

LEASE SPACE

ELEVATOR, STAIRS

EGRESS CORRIDOR,

ELEVATOR LOBBY

PARKING, RAMPS

LOADING/ SERVICE DOCK

BIKE PARKING,

TRASH/RECYCLE ROOM,
BACK OF HOUSE (B.O.H)

RESIDENTIAL

EXTERIOR TERRACE
El Camino Real
31st Ave
W Hillsdale Blvd
LaurelCreek
E2
TRUE
NORTH
36th Ave

PROJECT
NORTH

NOT FOR

CONSTRUCTION
Sheet Number
Key Plan
No. Description Date
Original is 36 x 24. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © HSC Property Owner LLC
Project No:

Sheet Title:

Autodesk Docs://23.04025.00 - Hillsdale MP Peer Rev
2025-10-16 5:19:20 PM
iew/HILLSDALE-HOK-AR.rvt
E2 - GROUND LEVEL
PLAN

23.04025.00
2025
E2-A101
1 1/16" = 1'-0"
E2 - GROUND LEVEL PLAN
TOTAL 172 5 1 46 1 1 1 0 0 227
LEVEL 2 60 2 1 16 1 1 1 0 0 82
GROUND 9 0 0 0 0 0 0 0 0 9
BASEMENT B1 103 3 0 30 0 0 0 0 0 136

STANDARD ADA ADA VAN EV EV ADA EV ADA VAN EV AMB COMPACT VISITOR LEVEL

STALL TYPE
TOTAL
PARKING STALL TABULATION - BUILDING E2
APPLICATION CHECKLIST PLANS 10-17-2025
N
166 of 551
13'-1"250'-0"13'-1"
32'-11"276'-2"25'-11"
11'-6"132'-0"15'-5"
6'-7"158'-11"34'-7"
70'-0"196'-4"9'-9"
6'-7"158'-11"34'-6"
11'-6"131'-1"16'-4"
8'-4" 19'-5" 10'-0" 8'-4" 9'-6" 8'-9"
30'-1"
11'-4" 18'-4"
9'-3" 20'-4"
18'-7" 10'-11"
23'-11"
8'-4"
18'x9'
STALL,
TYP

RAMP DOWN

RAMP DOWN
STAIR
SERV. ELEV.