23.40.040(a), subject to review and approval of the Public Works Director, or his/her designee prior to the issuance of a building permit. Conformance with these measures will reduce soil erosion during construction. At the time of building permit submittal, the applicant shall also submit an Erosion and Sediment Control Plan (which includes erosion control measures), if required by the City Engineer or Building Official.
a) The applicant shall also submit a site logistics plan for each phase of operation at the time of building permit submittal. The plan, at a minimum, shall include estimated timeframes for implementation, duration, construction operations. b) The project applicant shall provide a Storm Water Pollution Prevention Plan (SWPPP) in compliance with Bay Area Stormwater Management Agencies Association (BASMAA) Blueprint for a Clean Bay Best Management Practices to Prevent Stormwater Pollution from Construction-Related Activities, at the time of building permit submittal. (PUBLIC WORKS)
21 GRADING AND DRAINAGE PLANS – (COM) The project plans shall include grading and drainage plans that identify the vertical elevation datum, date of survey, and surveyor. Grading plans shall show existing topo and features at least 20’ beyond the project boundary. Plan shall show existing topography, label contour elevations, drainage patterns, flow lines, slopes, and all other property encumbrances. (PUBLIC WORKS)
22 NOTICE OF INTENT – (COM) For construction activities that will disturb one (1) acre or more, the project applicant shall obtain coverage under the General Construction Activity Storm Permit (General Construction Permit) issued by the State Water Resources Control Board (SWRCB) for stormwater discharges associated with construction activity. To obtain coverage, the project applicant shall file a Notice of Intent (NOI) with the State Water Resources Control Board to obtain coverage under the State General Construction Activity NPDES Permit. Proof of permit shall be provided to the Public Works Department along with a Storm Water Pollution Prevention Plan (SWPPP) prepared by a qualified SWPPP designer prior to issuance of the STOPPP Construction permit. (PUBLIC WORKS)
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23 POLYCHLORINATED BIPHENYLS (PCB) SCREENING ASSESSMENT FORM – (COM) As per Stormwater Municipal Regional Permit requirements and San Mateo Municipal Code Chapter 7.39, Demolition Permit Applicants shall complete the PCBs Screening Assessment Form located here: https://www.cityofsanmateo.org/160/DemolitionRequirements The Form shall be reviewed and approved by the Director of Public Works or his/her designee prior to the issuance of a building permit. (PUBLIC WORKS)
24 SHARED PARKING AGREEMENT FOR PUBLIC USE – (COM) The applicant shall execute a shared parking agreement, in substantial conformance with the language in the DDA/REA, with the City of San Mateo as approved by the Public Works Director or designee. The applicant shall provide a Parking Operations Plan, outlining how the shared parking arrangement will operate, to the City of San Mateo. The agreement and the Parking Operations Plan shall be subject to approval of the Public Works Director. This agreement shall be executed upon completion of the parking garage. (PUBLIC WORKS)
25 SITE DEVELOPMENT PERMIT FOR GRADING – (COM) The applicant shall pay a grading permit deposit in effect at the time of building permit submittal. (PUBLIC WORKS) 26 STORM WATER POLLUTION PREVENTION PERMIT – (COM) The applicant shall comply with the Stormwater Pollution Prevention (STOPPP) per SMMC Section 7.39.170. The project plans shall include an erosion and sediment control plan. The first STOPPP inspection shall occur prior to starting any work. The applicant shall pay STOPPP fees in effect at the time of building permit submittal and subject to the limitations articulated in the Development Agreement. (PUBLIC WORKS) 27 TIE-BACK AGREEMENT – (COM) If the shoring system required to perform the excavation for the project includes tie-backs that encroach into the public right-ofway, the Applicant shall execute and record the City's standard tie-back agreement prior to the issuance of the shoring building permit. For each tie-back in the right-ofway, the applicant shall pay the fees in effect at the time of building permit submittal. (PUBLIC WORKS)
28 TEMPORARY CONSTRUCTION EASEMENT – (COM) The applicant shall execute and record a Temporary Construction Easement, in substantial conformance with the language in the DDA, with the City of San Mateo. (PUBLIC WORKS) 29 TRAFFIC CONTROL & SITE LOGISTICS PLANS – (COM/RES) The applicant shall submit traffic control plans for any impact to the right-of-way for each phase of operation, including pedestrian and bicycle detour plans as applicable at the time of building permit submittal. The traffic control plan shall comply with the most recent version of the California Manual of Uniform Traffic Control Devices (CA MUTCD) and the 941 of 11211
City’s Traffic Control Plan Requirements.
The applicant shall also submit a site logistics plan for each phase of operation. The plan, at a minimum, shall include estimated timeframes for implementation, duration, construction operations. (PUBLIC WORKS)
CDD Arborist (PA)
30 PROJECT PLAN UPDATES – (COM/RES) Prior to the building permit issuance, the applicant must update the project plans with the most recent information regarding protected trees and their replacements, including the Required Tree Planting forms for on-site trees and street trees. All information is to be corrected as per the requirements outlined in code section 27.71.150. (CDD ARBORIST) 31 STREET TREES – (COM/RES) The landscape plans shall specify installation of street trees in accordance with the City of San Mateo Street Tree Master Plan. In accordance with Municipal Code Section 27.71.120(a)(1), 24-inch box shall be the minimum size for street trees planted along public streets and shall include tree grates and root barriers as specified by the City Standard Drawings 3-1-847 and 3-1- 933. The landscape plans shall be subject to the review and approval of the Community Development Director, or their designee. (CDD ARBORIST) The following conditions shall be satisfied prior to issuance of a BUILDING PERMIT FOR THE COMMERCIAL AND RESIDENTIAL SUPERSTRUCTURES.
Planning Division (PA)
32 ACOUSTICAL ANALYSIS – (COM/RES) The project applicant shall incorporate building design and acoustical treatments to ensure compliance with State Building Codes and City noise standards into the project plans. A project-specific acoustical analysis shall be prepared to ensure that the design incorporates controls to reduce interior noise levels to 45 dBA Ldn or lower within the residential units and to 50 dBA Leq(1- hr) or lower within nonresidential interiors. The project applicant shall conform with any special building construction techniques requested by the City’s Building Division or Planning Division, which may include:
(A) Forced-air mechanical ventilation for all residential units on the project site, so that windows can be kept closed at the occupant’s discretion to control interior noise and achieve the interior noise standards.
(B) Some residential units facing the railroad may require the windows, doors, and wall assemblies to meet the interior noise threshold of 45 dBA Ldn. (C) Some Residential units facing East 4th Avenue may require the windows, doors, and wall assemblies to meet the interior noise threshold of 45 dBA Ldn. 942 of 11211
(D) Commercial uses with direct line-of-sight to the railroad tracks may require windows and doors with a minimum sound-rating of 34 to 35 STC. Commercial land uses shall also be supplied with adequate forced-air mechanical ventilation to meet the interior noise threshold of 50 dBA Leq(1-hr). (PLANNING) 33 CHILD CARE DEVELOPMENT FEE – (COM/RES) The applicant shall pay a Child Care Development Fee subject to the rate established in the annual Comprehensive Fee Schedule and subject to the limitations articulated in the Development Agreement.
The fee shall be collected by the Public Works Department and paid prior to issuance of the superstructure building permit for the commercial building and prior to the issuance of a certificate of occupancy or the date of final inspection, whichever occurs first for the residential building. (PLANNING)
34 COMMERCIAL LINKAGE FEE – (COM) The applicant shall pay the Commercial Linkage Fee established in the annual Comprehensive Fee Schedule and subject to the limitations articulated in the Development Agreement prior to building permit issuance for the parking garage. The final fee shall be determined as outlined in the Development Agreement. Residential component is not subject to Commercial Linkage Fee. (PLANNING)
35 DENSITY BONUS AND AFFORDABLE HOUSING AGREEMENT -- (RES) In accordance with Municipal Code Section 27.16.050 and accompanying BMR Guidelines (Resolution No. 72 – 2025) and Government Code Sec. 65915 et. seq., the applicant shall execute and record a Below Market-Rate Housing Agreement. The Agreement shall be consistent with the approved plans. Any modifications shall be subject to the approval of the Community Development Director or their designee. (PLANNING) 36 LOCATION AND SCREENING OF ABOVE GROUND UTILITIES AND EQUIPMENT – (COM/RES) All screening for any ground-level utilities, equipment, and other project related operational/utility devices shall be shown on the building permit plans in substantial conformance with the approved planning application. All above ground utilities and equipment shall be screened with landscaping, fencing, and/or other solid materials to the satisfaction of the Community Development Director, or his/her designee prior to issuance of building permit for each superstructure building. (PLANNING)
37 MECHANICAL VENTILATION – (COM/RES) All exterior mechanical ventilation designs for subterranean garages shall be shown on the building permit plans in substantial conformance with the approved planning application or any industry-standard modification resulting from further design development which may be permitted, subject to review and approval through the building permit process. All mechanical ventilation shall be incorporated into the building design or landscaped areas and be 943 of 11211
screened to the satisfaction of the Community Development Director, or his/her designee. (PLANNING)
38 SCREENING OF ROOFTOP MECHANICAL EQUIPMENT – (COM/RES) All rooftop mechanical equipment shall be shown on the building permit plans in substantial conformance with the approved planning application. All equipment shall be painted and/or screened by a solid enclosure, or parapet wall with materials compatible with the building design, subject to the satisfaction of the Community Development Director, or his/her designee. (PLANNING)
39 SIGNAGE – (COM/RES) Preliminary signage shown in the approved planning application plans are for information only. Final signage shall be reviewed and approved in accordance with Title 25 of the Municipal Code. (PLANNING) 40 TRASH AND RECYCLING ENCLOSURES – (COM/RES) All above-grade trash and recycling enclosures shall be shown on the building permit plans in substantial conformance with the approved planning application and be screened to the satisfaction of the Community Development Director, or his/her designee. (PLANNING)
Building Division (PA)
41 CALGREEN – (COM/RES) The building permit plans shall incorporate the applicable CALGreen Checklist noting the green building measures the project will incorporate in accordance with the California Green Building Standards Code and City of San Mateo Reach Codes subject to the review and approval by the Building Official, or his/her designee. Current City of San Mateo CALGreen checklists are located on Building Division webpage or will be provided by Community Development Department staff, if requested. (BUILDING)
42 WATER CONSERVATION IN LANDSCAPING – (COM/RES) The applicant shall submit a completed Water Conservation in Landscaping Screening Form at the time of building permit application submittal. If the screening form indicates the project is subject to the Water Conservation in Landscaping Ordinance pursuant to Municipal Code Section 23.72.030, additional documentation prescribed by the screening form shall also be included with the site plan. City of San Mateo Water Conservation in Landscaping forms are located on Building Division webpage. The applicant shall submit the required landscape documentation package with building permit application subject to the review and satisfaction of the Building Official, or his/her designee. (BUILDING)
Fire Department (PA)
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43 CODE CONFORMANCE – (COM/RES) The applicant shall indicate on all building permit plans that all construction shall meet current code standards at the time of building permit submittal. The building permit plans are subject to review and approval by the Fire Marshal or his/her designee. (FIRE) 44 FIRE CONTROL ROOM – (COM/RES) The plans shall show a fire control room that serves both the residential and commercial buildings with direct access from the exterior of the building subject to the requirements listed in the Fire Department’s local Ordinance and subject to the review and approval of the Fire Marshal or his/her designee. (FIRE)
45 FIRE DEPARTMENT SUBMITTALS – (COM/RES) The applicant shall submit all plans involving fire systems (including but not limited to fire sprinklers, fire hydrants, and fire alarms) in conjunction with the superstructure building permit plans to the Fire Department. The plans are subject to review and approval by the Fire Marshal or his/her designee. (FIRE)
46 REMOTE POWER DISCONNECT – (COM/RES) The plans shall show a key switch/shunt trip to disconnect the building electrical power and/or solar photovoltaic system by Fire Department personnel. The key switch/shunt trip location(s) shall be subject to the review and approval of the Fire Marshal or his/her designee. (FIRE) Parks and Recreation Department (PA)
47 PARK IN-LIEU/IMPACT FEES – (RES) The applicant shall pay a park impact fee (SMMC Section 13.05.070) or a fee in-lieu of dedication of lands for park and recreation purposes (park in-lieu fee) (SMMC Chapter 26.64) as established in the Comprehensive Fee Schedule and subject to the limitations articulated in the Development Agreement. The final fee shall be paid prior to the issuance of a certificate of occupancy or the date of final inspection, whichever occurs first. (PARKS)
Police Department (PA)
48 BUILDING SECURITY CODE COMPLIANCE – (COM/RES) The building permit plans shall comply with the City’s Building Security Code (San Mateo Municipal Code Chapter
23.54). (POLICE)
49 PARKING GARAGE SECURITY – (COM/RES) The building permit plans for the superstructure shall show:
(A) Restricted access to the parking garage outside of standard business hours (restricted hours defined as bank holidays, Saturday, Sunday, and Monday through Friday from 6:00pm to 6:00am, or as specified in a shared use agreement the City is a 945 of 11211
party to). Outside of standard business hours the parking garage shall include electrically operated closures to allow passage of motor vehicles. (B) The closures, whether overhead, sliding or swinging shall be provided with reopening devices which will function to stop and reopen the closure in case the closure is obstructed when closing.
(C) Openings into the garage which are not for vehicular or human passage shall be provided with security grilles or screens.
(D) Digital keypads and/or wireless “click to enter” systems complying with SECURED BUILDING ACCESS BY EMERGENCY PERSONNEL shall be provided to allow for entry into all portions of the garage at all times.
(E) If egress doors are required by code to connect garage spaces with different uses, the egress doors shall be alarmed and monitored.
(F) Exterior doors or gates providing access into secure areas of the parking garage shall remain locked, and shall only be accessible through the use of keys, key fob or remote keyless entry system devices furnished to building tenants and shall be equipped with self-closing devices.
(G) All storage, maintenance, and trash rooms within parking garages shall have doors which cannot be locked from the inside, and that close and lock quickly and automatically upon exit.
(H) Parking spaces shall not be numbered to coincide with interior unit numbers. (I) Lighting in the parking garage shall be in conformance with the Security Ordinance, Municipal Code Section 23.54 as it applies to SITE LIGHTING. No dark areas shall exist inside the parking garage as defined by Municipal Code Section
23.54. (POLICE)
50 PHOTOMETRIC PLAN SUBMITTAL REQUIREMENT – (COM/RES) The building permit plans for the superstructure shall include a photometric plan showing the installation of lighting fixtures and lighting levels to be reviewed and approved by the Chief of Police or his/her designee at the time of permit application submittal. The photometric plan shall include point-by-point lighting levels in foot-candles for the entire plot and ten feet beyond the project property lines. The point-by-point photometric plan shall provide lighting levels on a grid not to exceed five feet by five feet across the entire site. Each point shall report the illuminance to the nearest 0.1 foot-candles. Photometric calculations including maximum foot-candles, average foot-candles, minimum foot-candles, average to minimum uniformity, and maximum to minimum uniformity shall be included on the plan submitted. Select specifications for fixtures selected shall be provided on the photometric plan sufficient to ensure compliance with the SITE LIGHTING STANDARDS. (POLICE) 946 of 11211
51 PUBLIC SAFETY COMMUNICATIONS FOR TALL BUILDINGS – (COM/RES) The building permit plans for the superstructure shall show compliance with Security Code SMMC “23.54.020 CITY COMMUNICATION SYSTEMS – HIGH RISE BUILDINGS”, by providing for the following allowances for the placement of emergency communications equipment on the building permit plans:
(A) Enough enclosed space for the equivalent of one dedicated server rack in a locked server room that is clean, dry, and well-ventilated (this does not need to be a fire control room);
(B) One 4” conduit from the designated server rack through the roof. The conduit shall be provided with wide radius bends, a weatherhead on the roof, and a pull string and ring;
(C) Authorization to mount antennas on the roof. The maximum allowable distance from the designated server rack to the antenna mounting location shall be 100 feet; (D) One 20-amp, 120 VAC dedicated electrical circuit on the building's emergency generator. An uninterruptable power supply (UPS) may be installed by the City if the building is not provided with an emergency generator;
(E) 12 copper cable pairs to the building's main telephone terminal; and, (F) Ground buss bar bonded to the building grounding system.
This requirement is in addition to the requirement of the California Fire Code to supply a functional emergency responder radio coverage system. (POLICE) 52 PUBLIC/PRIVATE PROPERTY DEMARCATION – (COM/RES) Demark public and private properties through the use of decorative paving, alternative scoring patterns, or other approved methods to distinguish between public and private space while complying with adopted City plans. (POLICE)
53 SECURED BUILDING ACCESS BY EMERGENCY PERSONNEL – (COM/RES) The building permit plans for the superstructure shall show the detailed specifications for and the installation of telephone entry pads (TEPs) and/or wireless “click to enter” systems at the main exterior building entrance(s) and parking garage entrance(s) for secured buildings. These access systems must allow emergency personnel to access all levels of the interior of the building. The access systems must also be installed at exterior gate locations that lead to secured areas of the site, such as interior courtyards.
Access system placement location is subject to the review and approval of the Chief of Police or his/her designee, prior to the approval of the first building permit for the project. Police access codes shall be as provided by the Chief of Police or his/her designee at the time of installation. (POLICE)
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54 SITE FURNITURE – (COM) The building permit plans for the superstructure shall show permanent site furniture accessible to the public designed and installed to prevent an adult from laying down by installing arm rests not more than 4' apart, or by designing elevation changes 4" or more on horizontal surfaces every 4'. Temporary site furniture shall be secured at the close of each business day. (POLICE) 55 STAIRWELL & EXTERIOR DOORS – (COM/RES) The building permit plans for the superstructure shall show the viewing panel in egress doors from stairwells and exterior doors leading to exterior areas, parking garages, and basement levels. Final viewing panel dimensions and locations shall be coordinated with, and approved by, the San Mateo Police Department (POLICE)
56 VIDEO SURVEILLANCE SUBMITTAL REQUIREMENT – (COM/RES) The building permit plans for the superstructure shall include a plan showing the installation of cameras and approximate viewing fields of surveillance cameras to be reviewed and approved by the Chief of Police or his/her designee. The plan shall include cameras placed to view areas as required pursuant to Safety Ordinance SMMC 23.54, and include select specifications for cameras and storage equipment to ensure compliance with the VIDEO SURVEILLANCE STANDARDS. (POLICE)
Public Works Department (PA)
57 DRAINAGE – (COM/RES) The building permit plans show drainage designed into landscaping with the purpose of reducing volume or improving quality of runoff from the site shall be implemented, to the extent feasible, subject to the approval of the Director of Public Works or designee or designee. Where necessary, sidewalk drains per City Standard Drawing 3 1 120 shall be provided to direct the water under the sidewalk and through the curb. No increase to the peak discharge shall be permitted downstream. In addition, discharge shall conform to any non-point source permit issued by the Regional Water Quality Control Board. Drainage improvements made on-site shall conform to standard engineering practices and shall not allow any site drainage to impact adjacent properties. All drainage capacity calculations shall be performed by a licensed Civil Engineer, whose signed engineer’s stamp shall appear on the calculations sheets and shall be submitted to the City for review and approval with the project civil plans submitted as part of the building permit for the superstructure. The applicant shall install adequate storm drain facilities along the project frontages to collect, treat, and convey site and street flow to the City storm drain system. Projects that include permanent structural controls for stormwater treatment, shall comply with requirements of Section C.3 of the Municipal Regional Stormwater Permit for San Mateo County (MRP). The O&M (operation and maintenance) procedures for such control features shall be submitted for review and approval prior to issuance of certificate of final occupancy and specify the owner’s responsibility to ensure their ongoing effective operation and maintenance. Such O&M responsibility requirements shall be recorded with the County of San Mateo 948 of 11211
Recorder’s Office. The building permit plans for the superstructure shall show drainage. (PUBLIC WORKS)
58 FENCES AND OTHER PERMANENT STRUCTURES – (COM/RES) The applicant shall locate all project fencing and foundations of a permanent nature within the project’s property and out of the City right-of-way. (PUBLIC WORKS) 59 FOOD SERVICE EQUIPMENT CLEANING – (COM) The developer shall have any sink or other floor mat, container, and equipment cleaning area connected to the infrastructure leading to the location of a future grease interceptor, which shall be installed prior to tenant occupancy as required per that tenant improvement permit, at initial construction of the ground floor retail space prior to issuance of certificate of final occupancy. The cleaning area shall be large enough to clean the largest mat or piece of equipment to be cleaned. The cleaning area shall be indoors or in a covered outdoor area; either area being plumbed to the sanitary sewer. Outdoor cleaning areas shall be designed to prevent stormwater run-on from entering the sanitary sewer and to prevent stormwater run-off from carrying pollutants to the site storm drains. Signs shall be posted indicating that all food service equipment and washing activities shall be conducted in this area. Regular maintenance and cleaning of any grease interceptor is required. The building permit plans for the superstructure shall show connection to grease interceptors. (PUBLIC WORKS) 60 GARBAGE/RECYCLE/COMPOSTING STORAGE AND SERVICE – (COM/RES) The applicant shall provide an adequate area for the purposes of storing garbage, recycling, composting collection containers for scheduled servicing by the franchise solid waste collection service. The containers shall be placed at the service location allowing enough room for the truck to safely approach the containers. The collection containers shall be brought to the service area and returned to the storage enclosure by the property owner. The containers are not to be in public view or in the public right-of-way prior to, or beyond the scheduled service times. A letter shall be provided from the City’s franchise solid waste collection service provider stating that service is available to the project as designed prior to building permit issuance. The building permit plans for the superstructure shall show garbage and recycling areas. (PUBLIC WORKS)
61 INTERIOR FLOOR DRAINS – (COM/RES) The building permit plans for the superstructure shall show all interior floor drains and shall be plumbed to connect to the sanitary sewer system and shall not be connected to stormwater collection system per the San Mateo Countywide Water Pollution Prevention Program’s C.3 requirements. (PUBLIC WORKS)
62 PUBLIC IMPROVEMENT AGREEMENT – (COM/RES) If the applicant wishes to have the Building Permit for the superstructure issued prior to the completion of the project’s public improvements, the applicant shall enter into a Public Improvement 949 of 11211
Agreement (PIA) with the City and shall arrange to provide security for the remaining public improvements to be completed. The PIA will be forwarded to the City Council for approval prior to building permit issuance. (PUBLIC WORKS) 63 PUBLIC IMPROVEMENTS – (COM/RES) An Encroachment Permit shall be required for all public improvements in the public right-of-way or easements. All public improvements shall be completed prior to the Certificate of Occupancy, or as otherwise approved by Public Work, associated with each associated project frontage.
The developer shall repair or replace all existing improvements not designated for removal and all new improvements that are damaged or removed because of developer's operations. Developer shall request a walk-through with the Public Works Construction Inspector before the start of construction to verify existing conditions.
The applicant shall have improvement plans prepared for all work in the public right of way or easements by a licensed civil engineer, whose signed engineer’s stamp shall appear on the plans. The improvement plans shall be included in the superstructure building permit submittal and substantially conform to the approved planning application. Any changes to the improvements shall be approved by the Director of Public Works or designee at their sole discretion. All design assumptions and criteria shall be submitted. Project specifications shall be included for review.
All work shown on the improvement plans shall be inspected and approved by Public Works.
Quantities for items below are provided only to determine minimum bonding requirements for the encroachment permit. The building permit plans for the superstructure shall show the following public improvements in the public right of way:
(A) STREET IMPROVEMENT – The applicant shall improve the project street frontages in accordance with the approved planning application. Additionally, the applicant shall complete a mill and overlay the existing street. All work shall be shown on the required improvement plans. If any significant changes to the improvement plans are proposed during the building permit phase, a new public improvement plan shall be prepared by the applicant for review and approval by the Director of Public Works or designee. (PUBLIC WORKS)
(B) PAVEMENT – Project is required to mill and overlay curb to curb width of all street frontages, including the S. B Street & E. 5th Avenue intersection and S. B Street & E. 4th Avenue intersection, as shown on the approved planning application. (PUBLIC WORKS)
(C) STREET MARKINGS – The applicant shall install necessary street markings of a 950 of 11211
material and design approved by the Director of Public Works or designee and replace any that are damaged during construction. These include but are not limited to all pavement markings, painted curbs and handicap markings. All permanent pavement markings shall be thermoplastic. Color and location of painted curbs shall be shown on the plans and subject to approval by the Director of Public Works or designee. Any existing painted curb or pavement markings no longer required shall be removed by grinding if thermoplastic, sand blasting if in paint. Once installed, the applicant shall coordinate with City crews to mark any red curb within the proposed City right-of-way with a City seal. (PUBLIC WORKS)
(D) STRIPING – For consistency with the recommendations included in the City of San Mateo Pedestrian Guidelines and the San Mateo TOD Pedestrian Access Plan, the project shall:
a. Upgrade existing crosswalks to high-visibility crosswalks striping (per Caltrans Pavement Markings Crosswalk Standards) on all legs at the S. B Street & E. 4th Avenue intersection, all legs at the S. B Street & E. 5th Avenue intersection, and on Railroad Avenue to provide adequate pedestrian access to the other areas of downtown and the San Mateo Caltrain station. Due to the scope overlap with an adjacent entitled development, the applicant and the developer of the project at 222 E. 4th Avenue may enter into an agreement with the City to complete the associated conditions subject to the review and approval of the City. (E) SIDEWALK – The applicant shall replace to existing City standards all sidewalk surrounding the project site frontage, in substantial conformance with the planning application. Sidewalk replacement shall be constructed per current City Standard and comply with Pedestrian Master Plan. (PUBLIC WORKS)
(F) CURB RAMP(S) – The applicant shall construct curb ramp(s) in accordance with State Standard Drawing No.A88A, per approved Planning plan. The actual ramp "Case" shall be identified on the plans and shall be approved by the Director of Public Works or designee. (PUBLIC WORKS)
(G) CURB AND GUTTER – The applicant shall replace to existing City standards all curb and gutter surrounding the project site frontage, in substantial conformance with the planning application. New curb and gutter shall be constructed per current City Standard. (PUBLIC WORKS)
(H) DRIVEWAY APPROACH(ES) (Ensure ADA is met) – The applicant shall install City Standard (Commercial) driveway approach on Railroad Avenue, as shown on the approved plans. The new commercial driveway approach shall be installed, in substantial conformance with the planning application and per current City Standard. (PUBLIC WORKS)
(I) DRIVEWAY REMOVAL – The applicant is to remove the existing driveway approach(es) located on E. 5th Avenue and E. 4th Avenue, as shown on the approved planning application plans, and replace them with sidewalk, curb, gutter, landscape 951 of 11211
strip, etc. per current City Standards. (PUBLIC WORKS)
(J) SEWER LATERAL – The applicant shall install as a minimum a six (6) inch City Standard sewer lateral connection from the property line to the sewer main located in the street right of way. The installation shall be done in accordance with City Standard Drawing 3 1 101. The connection to the existing force main on E. 5th Avenue will need to be revised to connect at a different angle during the Building Permit phase. (PUBLIC WORKS)
(K) STORM AND SANITARY SEWER MANHOLE(S) – The applicant shall install standard sanitary sewer manholes on Railroad Avenue, per approved plans and per current City Standard. The applicant shall install storm manholes on E. 4th Avenue and Railroad Avenue, per approved plans and per current City Standard. (PUBLIC WORKS) (L) STORM WATER CATCH BASIN(S) – The applicant shall install standard storm water catch basins, per approved plans and in accordance with City Standard Drawing. (PUBLIC WORKS)
(M) GREEN INFRASTRUCTURE – In accordance with SMMC Chapter 7.39, the applicant shall install and maintain green infrastructure (GI) improvements per approved Planning plan. The improvements shall be in accordance with the guidance and specifications provided by San Mateo Countywide Water Pollution Prevention Program or City of San Mateo GI Plan design and shall be approved by the Director of Public Works or designee or designee. Drainage capacity calculations shall be performed by a licensed Civil Engineer, whose signed Engineer’s stamp shall appear on the calculations sheets, and shall be submitted to the City for review and approval with the project superstructure plans. GI improvements shall be maintained by the adjacent property owner and included in the stormwater treatment O&M (operation and maintenance) agreement that is recorded with the County of San Mateo Recorder’s Office.
Applicant shall provide green infrastructure to the maximum extent as determined by the Public Works Director or designee at their sole direction, to treat storm water runoff from frontage and public ROW. Sizing and design shall conform to San Mateo Countywide Water Pollution Prevention Program City of San Mateo GI Plan design templates and technical guidance and be approved by the Director. (PUBLIC WORKS) (N) TRAFFIC SIGNAL INFRASTRUCTURE – Due to the curb ramps and bulb-outs, the applicant may be responsible for relocating and updating the traffic signal at the project location to the latest standards and requirements. The applicant shall submit all necessary traffic signal design plans, including pole and conductor schedules where necessary, to the Director of Public Works or designee for review and approval as part of the off-site improvement package. The plans shall show all traffic signal equipment upgrades to comply with latest California Manual on Uniform Traffic Control Devices (CA MUTCD), Caltrans, and City standards requirements. Improvements shall include, but are not limited to accessible pedestrian signals (APS) and pushbuttons (PPB), emergency vehicle preemption 952 of 11211
signal equipment, video detection equipment, 12” LED signal diodes, intersection PTZ camera, signal head backplates, internally illuminated street name signs, traffic signal interconnect or fiber optic communications.
During construction, the applicant shall provide equipment submittals, signal timing and/or configuration changes, and testing documentation to the Director of Public Works or designee or designee for review and approval prior to installation. The developer shall be responsible for development and implementation of any new required signal timing. Where traffic signals within the City of San Mateo right-ofway are owned by other agencies, the developer shall be responsible for obtaining all necessary approvals and permits and pay all fees associated with bringing the traffic signal up to latest standards and requirements. (PUBLIC WORKS) (O) STREET LIGHT(S) AND INFRASTRUCTURE – The applicant shall submit both a lighting plan and streetlight improvement plan.
Lighting Plan:
The Lighting Plan shall be full-sized plan sheet(s) incorporated into the civil plan set submitted to the City as part of the Building Permit review process. The Lighting Plan shall:
1. Include a design for lighting all public streets, intersections, sidewalks, pedestrian paths, and bicycle facilities located in the public roadway right-of-way on the project side of the street to meet the lighting levels recommended in the Illuminating Engineering Society’s (IES) Recommended Practice For Design And Maintenance Of Roadway And Parking Facility Lighting (ANSI/IES RP-8-18).
2. Be based on photometric analysis consistent with the Illuminance Method described in ANSI/IES RP-8-18, prepared using lighting design software.
3. Include the following information about each luminaire included in the analysis:
a. Location
b. Type (Indicated by the City’s specification name)
c. Mounting height
d. Arm length
e. Total luminaire Light Loss Factor (LLF)
4. Include separate analysis zones for each street, each sidewalk by frontage, and each intersection, configured according to the City’s standard practice in use at the time the analysis is begun.
5. Show each photometric analysis zone with point illuminance values.
6. Include a table displaying the following metric values for the analysis zones:
a. Average Maintained Illuminance (fc)
b. Average Uniformity Ratio
c. Maximum Uniformity Ratio
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d. Maximum Point Illuminance Value (fc)
e. Minimum Point Illuminance Value (fc)
7. Achieve the required lighting levels using the least number of luminaires possible, using a consistent pattern of luminaire placement, and shall include luminaires on both sides of the street if such a pattern reduces the number of luminaires required, unless otherwise approved by the City.
8. Include pedestrian scale lighting if pedestrian scale lighting is already in use on the block of the project frontage, or if the City’s Pedestrian Master Plan recommends pedestrian scale lighting on the project frontage.
9. Maintain the following minimum spacing between luminaires:
a. 50 feet between pedestrian scale luminaires on the same side of the street. b. 100 feet between all other types of luminaires on the same side of the street. c. 50 feet between luminaires of mixed types.
d. Reduced spacing may be approved by the City if the photometric analysis indicates it is necessary to meet the required lighting levels.
10. Include only City owned streetlights within the public right-of-way, or located in an easement on private property, unless otherwise approved by the City.
11. Utilize the City’s list of standard luminaires at the time of design for selection of any new or replacement luminaires proposed by the project.
The Lighting Plan shall be a continuation of the previously submitted, but currently incomplete and unapproved, Lighting Plan reviewed by the City during the Planning Application process. All past direction and comment on the past submittals remain in effect and shall be addressed by the Lighting Plan submittals during the Building Permit review process, including previous direction to coordinate design with Draeger’s to the extent possible.
Streetlight Improvement Plan:
The Streetlight Improvement Plan shall be full-sized plan sheet(s) incorporated into the civil plan set submitted to the City as part of the Building Permit review process.
The Streetlight Improvement Plan shall:
1. Implement the project’s Lighting Plan from their project frontage to the roadway centerline.
2. Implement improvements beyond the project frontage or the roadway centerline if such improvements are necessary to provide a functioning lighting system.
3. Show all work necessary to construct the streetlight improvements for which the project is responsible to implement.
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4. Include all electrical calculations (i.e. voltage drop) required for design of a functional streetlight system that complies with all applicable codes and standards.
5. Show location of connection to existing streetlight circuit(s) or show location of proposed connection to an existing or new electrical service point.
6. Include a map showing the full extent of all streetlight circuits that will include project lighting improvements. This map shall include information necessary for verifying voltage drop calculations and may also be used for submittal to the serving utility as part of an electrical service modification application. At a minimum the map shall include:
a. Location and wattage of all streetlight luminaires on the circuit. b. Streetlight pole numbers.
c. Length of conduit runs used for voltage drop calculations. Lengths may be labeled directly on the plan view or presented in a conduit run schedule.
It shall be the applicant’s responsibility to verify the location of all existing streetlight equipment and infrastructure, including, but not limited to, underground conduits, pull boxes, poles, and electrical service connections, as needed for the preparation of the Lighting Plan and the Streetlight Improvement Plan. The City is typically not able to provide accurate as-built plans of streetlight circuits.
The applicant shall be responsible for coordinating all lighting improvements with the serving utility, including preparing all required documents and attachments, attending all field meetings requested by the serving utility, and submitting applications for new or modified electrical service.
The applicant shall be responsible for all costs charged by the serving utility associated with the project’s streetlight improvements, including but not limited to application fees, permit fees, engineering charges, and construction charges.
The applicant shall consult with the City for additional guidance on current City standards and practices prior to starting work on the Lighting Plan or the Streetlight Improvement Plan.
If, during preparation of the Streetlight Improvement Plan, it is determined that streetlight improvements consistent with the Lighting Plan cannot be installed, the applicant may, at the discretion of the Director of Public Works, be required to prepare a new Lighting Plan to ensure required lighting levels are met. (PUBLIC WORKS)
64 SANITARY SEWER CONNECTION CHARGE – (COM/RES) The applicant shall pay a charge proportional to the project’s share of the increased amount of sewage generated by the project, as established by San Mateo Municipal Code Chapter
3.54.060. The charge will be based upon the City Council resolution and subject to 955 of 11211
the limitations articulated in the Development Agreement. The fee shall be collected by the Public Works Department and paid prior to issuance of the superstructure building permit for the commercial building and prior to the issuance of a certificate of occupancy or the date of final inspection, whichever occurs first for the residential building. (PUBLIC WORKS)
65 SEPARATE WATER METERS – (COM/RES) When a development includes multiple uses, there shall be a separate water meter for each development use. The building permit plans for the superstructure shall show the separate water meters. (PUBLIC WORKS)
66 STORM AND SANITARY SEWER - (COM/RES) The applicant shall perform an initial inspection prior to building permit issuance for the superstructure (via remote TV camera) of the mainline storm and sanitary sewer from the nearest upstream structure to the nearest downstream structure of the project’s point of connections.
During the initial inspection, any damage must be reported to the Department of Public Works. The applicant shall perform the same inspection once construction is completed. Damage in result of this project’s construction shall be repaired by the applicant at their expense. (PUBLIC WORKS)
67 STORM DRAIN INLETS AND WATERWAYS – (COM/RES) The building permit plans shall show the marking of the words “No Dumping! Flows to Bay,” or equivalent, on all storm inlets surrounding and within the project site using methods approved by the City standards, consistent with the San Mateo Countywide Water Pollution Prevention Program’s C.3 requirements (PUBLIC WORKS)
68 TRANSPORTATION IMPROVEMENT FEE – (COM/RES) The applicant shall pay a fee proportional to the project's share of transportation improvements needed to serve cumulative development within the City of San Mateo, as established by SMMC Chapter 27.13. The fee shall be calculated for the portion of the development being applied for at the time and subject to the limitations articulated in the Development Agreement. The fee shall be paid at time of building permit issuance for the commercial building and prior to the issuance of a certificate of occupancy or the date of final inspection, whichever occurs first for the residential building. (PUBLIC WORKS)
69 TRASH CAPTURE DEVICES – (COM/RES) The building permits shall show installation of trash capture devices in storm drain systems that lead directly to the off-site storm drain system or outfall. Devices shall be approved by the Director of Public Works or designee or designee. Trash capture devices are required on site consistent with the State Water Resources Control Board definition of Full Capture System. All on-site trash capture devices shall be cleaned routinely and maintained by the Owner per the Stormwater Treatment Facilities Maintenance Agreement. The 956 of 11211
building permit plans for the superstructure shall show trash capture devices. (PUBLIC WORKS)
70 TRIANGULAR AREA OF VISIBILITY – (COM/RES) The building permit plans for the superstructure shall show that the installation of landscaping and permanent structures located within the 10' triangular area of visibility at the driveway, and 25’ triangular area of visibility at any project corner meets the requirements of a minimum vertical clearance of 7', and/or are less than 3' in height. This includes all PG&E above ground structures and other utility facilities. (PUBLIC WORKS) 71 UNDERGROUND (OR COVERED) PARKING GARAGE DRAINAGE – (COM) The building permit plans for the superstructure shall show that water from the underground (or covered) parking garage shall not be discharged onto the public street. The applicant shall direct discharge from covered or underground garage to the City's sanitary sewer system. Stormwater runoff from the roof or other exposed areas of the project shall not discharge to these garage drains. The design shall be done by a licensed Civil Engineer who shall provide hydraulic calculations and drawings subject to the approval of the Director of Public Works or designee. (PUBLIC WORKS) 72 UTILITIES – (COM/RES) Utility plans shall be submitted as part of the building permit plans for the superstructure and shall show appropriate line types and labels to identify different type of utilities and pipe sizes. Clearly identify both public and private utilities.
The Developer shall provide joint trench composite plans for the underground electrical, gas, telephone, cable television, and communication conduits and cables including the size, location and details of all trenches, locations of building utility service stubs and meters and placements or arrangements of junction structures.
Sanitary sewer laterals and/or water meters located in driveways shall have traffic rated boxes and lids.
Developer is required to confirm the location of existing utility lines along the project frontage by potholing. Prior to any potholing, developer shall obtain an encroachment permit and submit a pothole plan for City review and approval.
Developer shall provide the pothole results to the Director of Public Works or designee prior to final design. Any utility conflicts shall be the responsibility of the developer to rectify. (PUBLIC WORKS)
73 WASTEWATER CAPACITY CHARGE – (COM/RES) A wastewater capacity charge, as established by San Mateo Municipal Code Chapter 7.38.065, is imposed on all new development to recover a proportionate share of costs for existing and future wastewater system facilities and assets from new or expanded connections to City wastewater systems. The applicable wastewater capacity charge is determined by 957 of 11211
use, wastewater flow, and wastewater strength loadings and the amount shall be established by City Council resolution. The fee shall be calculated for the portion of the development being applied for and subject to the limitations articulated in the Development Agreement. (PUBLIC WORKS)
In order to meet the increased demands on the Wastewater Treatment Plant created by this project, the applicant shall contribute fees toward the Plant expansion based upon the average projected sanitary flow, as established by City Council Resolution No. 24 (2006). The fee will be subject to the limitations articulated in the Development Agreement. The fee shall be collected by the Public Works Department and paid prior to issuance of the superstructure building permit for the commercial building and prior to the issuance of a certificate of occupancy or the date of final inspection, whichever occurs first for the residential building.
The applicant shall pay a charge proportional to the project’s share of the increased amount of sewage generated by the project, as established by San Mateo Municipal Code Chapter 3.54.060. The charge will be based upon the City Council resolution in effect at the time of building permit issuance and subject to the limitations articulated in the Development Agreement. The fee shall be collected by the Public Works Department and paid prior to issuance of the superstructure building permit for each building.
The following conditions shall be met prior to RELEASE OF UTILITIES, FINAL INSPECTION, ISSUANCE OF A TEMPORARY CERTIFICATE OF OCCUPANCY, or ISSUANCE OF A CERTIFICATE OF OCCUPANCY, whichever occurs first.
Planning Division (PA)
74 ACOUSTICAL COMPLIANCE LETTER – (COM/RES) The Commercial and Residential applicants shall each submit an acoustical compliance letter to the Project Planner written and signed by the project acoustical consultant indicating all recommendations incorporated into the project to reach compliance with the noise limits listed in Tables N-1 and N-2 of the Noise Element of the General Plan. This letter shall be submitted prior to scheduling the Planning Final Inspection. (PLANNING)
75 LANDSCAPE VERIFICATION LETTER – (COM/RES) Prior to issuance of a Certificate of Occupancy of the commercial superstructure and the residential superstructure, each applicant shall submit a landscape verification letter to the Project Planner written, signed, and stamped by the project landscape architect indicating that all on-site and off-site landscape improvements (including on-site trees, street trees, shrubs, and irrigation systems) have been installed in compliance with the approved landscape plans. This letter shall be submitted prior to scheduling the Planning Final Inspection. (PLANNING)
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76 PLANNING FINAL INSPECTION – (COM/RES) Upon completion of all construction and landscaping, the applicant shall request the Project Planner conduct a Planning Final inspection for verification of compliance with all outstanding conditions of approval.
The applicant shall contact the Project Planner to schedule each inspection a minimum of 72 hours in advance of the requested inspection. (PLANNING) 77 LANDSCAPING AGREEMENT – (COM/RES) The Commercial and Residential applicant shall each provide proof of an agreement with a licensed landscape contractor or General Contractor for the duration of the project’s Plant Establishment Maintenance Period, which consists of three (3) growing season months (March through October) for all proposed landscaped areas prior to final inspection of each superstructure building. (PLANNING)
78 COMMEMORATIVE PLAQUES - Applicant shall retain two commemorative plaques installed on the sidewalk at the commercial building site and transfer it to the City. (PLANNING) The following conditions shall be complied with when construction of the affordable Housing Residential Building is paused after construction of the garage is completed for more than three months.
79 CONSTRUCTION FENCE- If construction of the affordable housing residential building will be paused after garage construction completion for more than 3 months, a temporary construction fence, in general conformance to the Bespoke Interim Conditions Elevations document shared by the Applicant to City Staff, at least 8 feet in height, must be installed around the site before the completion of the parking garage. The fence must comply with the vacant lot landscape buffer zone requirements outlined in SMMC 7.48.030 and the Construction Safeguards in CBC 3301. The fence shall be installed to adequately screen the parking garage until construction commences on the residential building. A separate permit is required, subject to approval by the Community Development Director or his/her designee. (Building/Planning)
80 TEMPORARY COVER FOR GARAGE ENTRY, STAIR, AND ELEVATOR OPENINGS - If construction of the affordable housing residential building is paused after garage completion for more than 3 months, a temporary cover for the garage entry ramp, exit stair, and elevator openings must be provided. Temporary covers shall be installed to substantially comply with DCI Engineers Structural Report dated
01.16.2025 under a separate permit. This requirement is subject to the review and approval of the Community Development Director or his/her designee. (Building/Planning)
Building Division (PA)
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ART IN PUBLIC PLACES – (COM/RES) The applicant shall comply with Section 23.60 of the San Mateo Municipal Code for Art in Public Places. The City encourages the applicant to install a combined commercial and residential public art at the most visible location on site at the corner of 4th and B Street. (BUILDING) 81 SOIL FINAL REPORT – (COM/RES) The Geotechnical Engineer or Civil Engineer who prepared the soil investigation, or an equally qualified professional, shall issue a final report prior to the issuance of the certificate of the occupancy of the commercial superstructure, stating the completed pad, foundation, finish grading and associated site work substantially conform to the approved plans, specifications and investigations, to the satisfaction of the Building Official or his/her designee. (BUILDING)
82 VAPOR MITIGATION SYSTEM POST-CONSTRUCTION SAMPLING – (COM) It is anticipated that construction will extend below the water table. Accordingly, it is not technically feasible to utilize a sub-slab depressurization system to address potential soil vapors. Rather, a robust vapor barrier shall be applied to the foundation walls and beneath the slab using materials that are resistant to the contaminants of concern at the site to serve as a vapor mitigation system (VMS). In addition, the mechanical systems serving interior spaces will be designed to assure positive pressurization of the interior spaces found on the basement level garage. To document the effectiveness of the VMS, post-construction indoor air sampling shall be conducted by a State of California qualified Environmental Professional. The results of the post-construction sampling shall be submitted to the San Mateo County Health for review and approval prior to the issuance of final occupancy permits. The sampling shall be conducted at approximately four weeks after completion of construction of the lowest occupied level and ground floor level of the structures to be constructed. Testing shall take place during the potentially “worstcase” months of January/February and June/July. The applicant shall provide proof of San Mateo County Health approval for the items above to the City’s Building Division and Planning Division prior to final inspection, issuance of a temporary certificate of occupancy, or issuance of a certificate of occupancy, whichever occurs first. (BUILDING)
A Long-Term Operations, Maintenance, and Monitoring Plan (OMMP) shall also be submitted to the San Mateo County Health for approval that presents the actions that must be taken following construction to maintain and monitor the VMS. The OMMP is anticipated to include annual inspections of foundation elements and the HVAC system serving the lowest level of the structure. The OMMP shall also include a contingency plan in the event that leaks are detected in the foundation system, or the HVAC system serving the lowest level of the structure fails. The applicant shall provide proof of San Mateo County Health approval for the items above to the City’s Building Division and Planning Division prior to issuance release of utilities, final inspection, issuance of a temporary certificate of occupancy, or issuance of a certificate of occupancy, whichever occurs first.
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Fire Department (PA)
83 EMERGENCY RESPONDER RADIO COVERAGE – (COM/RES) An Emergency Responder Radio Coverage system may be required for this project. Testing shall occur during construction due to circuit protection requirements that will affect building design.
The applicant shall provide a third-party testing grid report to the Fire Department subject to the review and approval by the Fire Marshal or his/her designee prior to the Fire Final Inspection. (FIRE)
84 FIRE HYDRANTS – (COM/RES) The applicant shall install the approved number of public/private fire hydrant(s) spaced as per the Fire Department’s local Ordinance.
All fire hydrants used for fire flow for the project site shall be upgraded to a Clow model 960 or equivalent consisting of (2) 2-½ inch and (1) 4-½ inch outlets. Each hydrant shall be capable of providing a minimum fire flow of 1500 gpm at 20 psi residual pressure. Water supply for fire protection is required to be installed in accordance with water purveyor’s specifications. The water supply shall be tested, flushed and approved operable prior to any combustible construction materials being placed on the site. Staged construction shall insure that the necessary water supply is maintained from stage to stage in the construction planning. The letter shall be submitted to the Fire Marshal or his/her designee for review and approval prior to the Fire Final Inspection. (FIRE)
Public Works Department (PA)
85 ENCROACHMENT AND MAINTENANCE AGREEMENT – (COM/RES) Applicant shall enter into a City-approved Encroachment and Maintenance Agreement for any improvements encroaching into a Public Utility Easement or public right of way prior to the issuance of the Temporary Certificate of Occupancy. The applicant shall have an Encroachment and Maintenance agreement recorded against the owner’s property that indemnifies and holds harmless the City, its elected and appointed officials, employees and agents. The Encroachment and Maintenance agreement shall include language in which the applicant agrees to allow access to any utility company wishing to have access to the public right-of-way for existing or new utility installation. The Encroachment and Maintenance agreement shall also include language that requires the removal of the fence and foundation, at the owner’s expense, should the City desire to use the right-of-way for street, sidewalk or other purposes identified by the Director of Public Works or designee. The Encroachment and Maintenance agreement shall be approved as to form by the City Attorney’s Office and shall be recorded against the owner’s property prior to the issuance of any City encroachment permit. (PUBLIC WORKS)
86 LOADING ZONE(S) IN THE PUBLIC ROW– (COM) The applicant shall install a loading zone along the 4th Avenue frontage as shown on the approved plans prior to the issuance of certificate of occupancy. (PUBLIC WORKS)
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87 RECORD DRAWINGS – (COM/RES) The applicant shall submit one full set of original record drawings and construction specifications for all off-site improvements to the Department of Public Works. All underground facilities shall be shown on the record drawings as constructed in the field. The applicant shall also provide the City with an electronic copy of the as-builts in PDF and the AutoCAD Version being used by the City at the time of completion of the work. (PUBLIC WORKS) 88 RESTORATION OF ROADWAY – (COM/RES) Due to the anticipated project’s truck traffic, the applicant shall grind and overlay with 2.5 inches of asphalt concrete curb to curb for the roadways anticipated to be damaged as a result of construction activities along the project frontage. If the street abutting the property has been classified as being in a failed condition or a Pavement Condition Index (PCI) of 50 or below, the applicant shall reconstruct the street. Limits of the roadway repair shall be subject to the review and approval of the Director of Public Works or designee. (PUBLIC WORKS)
89 STORM WATER TREATMENT FACILITIES MAINTENANCE AGREEMENT – (COM/RES) Prior to issuance of Certificate of Occupancy, the applicant shall execute a maintenance agreement with the City’s Director of Public Works or designee as specified in San Mateo Municipal Code Chapter 7.39 of the Stormwater Management and Discharge Control ordinance and the San Mateo Countywide Water Pollution Prevention Program C.3 Program Technical Guidance. The agreement shall outline the continuous operation and maintenance (O&M) plan for the permanent storm water treatment facilities including irrigation and landscape maintenance of Green Infrastructure elements constructed in the public right-of-way and shall be recorded with the County Recorder’s Office. This agreement shall be executed prior to the first occupancy of the building. (PUBLIC WORKS)
90 RECIPROCAL EASEMENT – (COM) The City and applicant shall execute and record a Reciprocal Easement, in substantial conformance with the language in the DDA and any related Agreement. The City Council shall approve of any agreement for a Reciprocal Easement prior to execution. (PUBLIC WORKS)
The following conditions shall be complied with when construction of the affordable Housing Residential Building is paused after garage completion for more than three months. 91 PUBLIC IMPROVEMENTS IN THE RIGHT-OF-WAY – (COM/RES) If construction of the affordable Housing Residential Building is paused after garage completion for more than three months, all improvements proposed in the public right-of-way for all four frontages shall be constructed prior to the issuance of a certificate of final occupancy of the commercial portion as determined by the Public Works Director or his/her designee with the following exceptions of the Residential frontage:
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1. a. The sidewalk along the residential frontage and street lighting shall be constructed to City standards providing the minimum required sidewalk width for ADA-compliance prior to the issuance of a certificate of final occupancy of the commercial portion, and 2.
3. 4.
b. The stormwater treatment required for the residential frontage shall not be required to be constructed prior to the issuance of a certificate of final occupancy of the commercial portion. (Public Works)
c. The landscaping, street trees, parking meters, pre-fabricated bioretention planters, bike parking racks, and other miscellaneous improvements as shown in the development plans shall not be required to be constructed prior to the issuance of a certificate of final occupancy of the commercial portion.
5. c
92 TEMPORARY STORMWATER MANAGEMENT – (COM) If construction of the affordable Housing Residential Building is paused after garage completion for more than three months, Applicant shall provide a temporary stormwater management plan prior to issuance of certificate of final occupancy of the commercial portion, for the exposed residential portion of the site that describes where the rainwater runoff is discharged to which shall be acceptable to Public Works. The project shall not discharge rainwater runoff to the sanitary sewer. (Public Works) The following conditions shall be complied with AT ALL TIMES DURING THE CONSTRUCTION PHASE OF THE PROJECT.
Planning Division (PA)
93 ARCHAEOLOGICAL RESOURCES (COM/RES) – In the event of the discovery of archaeological or tribal cultural resources whether on-site or in the public right-ofway, the applicant shall halt all construction activities, notify the Planning Manager and/or Project Planner, and retain a qualified archaeologist. The archaeologist shall evaluate the uniqueness of the find, contact local Native American that is traditionally and culturally affiliated with the geographic area and Historical organizations for proposed recommendations for continuing construction, and submit a summary of findings to the Project Planner detailing the nature of the find and appropriate actions/recommendations to address protections to the resource.
The applicant shall incorporate the recommendations of the local Native American and Historical organizations when continuing construction. (PLANNING)
94 CULTURAL RESOURCES – (COM/RES) In the event of the discovery of human remains whether on-site in the public right-of-way, the applicant shall halt all activity within 50 feet of the discovery and notify the Planning Manager and/or Project Planner. The applicant shall also immediately notify San Mateo County Coroner to have a determination made as to whether the remains are of Native American origin or whether an investigation into the cause of death is required. Treatment of human remains and any associated or unassociated funerary objects discovered during any soil-disturbing activity within the project site shall comply with applicable State laws. 963 of 11211
If the remains are determined to be Native American, the Coroner will notify the Native American Heritage Commission (NAHC) immediately. Once the NAHC identifies the most likely descendants, the descendants will make recommendations regarding proper burial, which will be implemented in accordance with Section 15064.5(e) of the CEQA Guidelines. (PLANNING)
95 FRAME/PLANNING ROUGH INSPECTION – (COM/RES) Upon completion of all framing and prior to the installation of exterior sheathing and windows, the applicant shall request the Project Planner conduct a Rough Frame inspection to verify items including, but not limited to, window locations, window sizes, and massing. The applicant shall contact the Project Planner to schedule each inspection a minimum of 72 hours in advance of the requested inspection. (PLANNING) 96 PALEONTOLOGICAL RESOURCES – (COM/RES) In the event of the discovery of paleontological resources (fossils) whether on-site or in the public right-of-way, the applicant shall halt all construction activities within 50 feet of the discovery, notify the Planning Manager and/or Project Planner, and retain a qualified paleontologist to determine the significance of the discovery. The paleontologist shall evaluate the uniqueness of the find, prepare a written report documenting the find and recommending further courses of action, and submit a summary of findings to the Project Planner. The applicant shall incorporate the recommendations of the paleontologist when continuing construction. (PLANNING) Building Division (PA)
97 CONSTRUCTION WORK HOURS – (COM/RES) Construction shall occur only between the hours of 7:00 a.m. and 7:00 p.m. on Monday through Friday, between 9:00 a.m. and 5:00 p.m. on Saturday, and between 12:00 noon and 4:00 p.m. on Sundays and holidays. These hours do not apply to construction that takes place inside a completely enclosed building and does not exceed the exterior ambient noise level as measured 10 feet from the exterior property lines. The applicant shall conform to the construction work hours to control traffic congestion, noise, and dust unless an exemption is granted in accordance with Municipal Code Section 23.06.061. (BUILDING)
Fire Department (PA)
98 ADDRESS NUMBERS – (COM/RES) The applicant shall post temporary address numbers on each building at the project site that must be easily visible from the street or fire access road prior to issuance of Certificate of Occupancy. (FIRE) 99 BARRICADES ACROSS EMERGENCY ACCESS ROADS – (COM/RES) Prior to the installation or use of barricades, fences, or gates across emergency vehicle access roads during construction, the applicant submit plans to the Fire Plan Checker subject to the review and approval of the Fire Marshal or his/her designee. (FIRE) 964 of 11211
100 DEMOLITION – (COM/RES) The applicant shall comply with the California Fire Code Chapter 33 during all phases of construction of the project. (FIRE) 101 EGRESS – (COM/RES) The applicant shall maintain required egress for all adjacent buildings/properties. (FIRE)
102 STANDPIPES – (COM/RES) For projects that require standpipes by California Fire Code Section 905.3.1, the applicant shall provide not less than one standpipe for use during construction or demolition. (FIRE)
Public Works Department (PA)
103 ARCHITECTURAL COPPER – (COM/RES) Per the San Mateo Countywide Water Pollution Prevention Program’s requirements, the applicant shall follow the specific best management practices for the installation of the Architectural Copper. For detailed information please distribute the flyer to all construction personnel involved in the fabrication and installation of the Architectural Copper that is located at:
https://www.flowstobay.org/preventing-stormwater-pollution/with-newredevelopment/construction-best-practices/ (PUBLIC WORKS/BUILDING) 104 BEST MANAGEMENT PRACTICES (BMP) – (COM/RES) Construction Best Management Practices (BMPs) shall be implemented for reducing the volume of runoff and pollution in runoff to the maximum extent practicable during site excavation, grading, and construction. In accordance with the City’s standards, these BMPs will include, but will not be limited to:
(A) Avoid or minimize excavation and grading activities during wet weather, unless the City approves a winter erosion control plan submitted by the applicant. (B) Use effective, site-specific erosion and sediment control methods during the construction periods. Provide temporary cover of all disturbed surfaces to help control erosion during construction. Provide permanent cover as soon as is practical to stabilize the disturbed surfaces after construction has been completed. (C) Protect existing storm drain inlets within and immediately downstream from the project area from sedimentation with filter fabric fences gravel bags block and gravel filters.
(D) Cover and stabilize stockpiled soil and materials with tarps, geotextile fabric, hydroseeding and/or erosion control blankets.
(E) Install berms or silt fencing around stockpiled materials to prevent stormwater runoff from transporting sediment off-site.
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(F) The project applicant shall provide a Storm Water Pollution Prevention Plan (SWPPP) in compliance with Bay Area Stormwater Management Agencies Association (BASMAA) Blueprint for a Clean Bay Best Management Practices to Prevent Stormwater Pollution from Construction-Related Activities. (G) The applicant shall perform all construction activities in accordance with the City’s Storm Water Management and Discharge Control Rules and Regulations (SMMC 7.39), and the San Mateo Countywide Water Pollution Prevention Plan (SMCWPPP) by reference. (PUBLIC WORKS)
105 BEST MANAGEMENT PRACTICES (BMP) – (COM/RES) The applicant shall perform all construction activities in accordance with the City’s Storm Water Management and Discharge Control Rules and Regulations (SMMC 7.39), and the San Mateo Countywide Water Pollution Prevention Plan (SMCWPPP) by reference. Detailed information can be located at: https://www.flowstobay.org/preventing-stormwaterpollution/with-new-redevelopment/construction-best-practices/ (PUBLIC WORKS)
106 CONSTRUCTION WORKER PARKING – (COM/RES) The applicant shall provide a construction-parking plan that minimizes the effect of construction worker parking in the neighborhood and shall include an estimate of the number of workers that will be present on the site during the various phases of construction and indicate where sufficient off-street parking will be utilized and identify any locations for off-site material deliveries. Said plan shall be approved by the Director of Public Works or designee prior to issuance of City permits and shall be complied with at all times during construction. Failure to enforce the parking plan may result in suspension of the City permits. (PUBLIC WORKS)
107 GROUND WATER DISCHARGE – (COM/RES) In accordance with the Director of Public Works Groundwater Discharge Policy, discharge of contaminated groundwater to the sanitary sewer is only allowed on a temporary basis and will not be permitted for a period greater than 6 months. Discharges for longer than 6 months shall obtain an NPDES permit from the State Water Board to discharge to the storm drain system.
Discharge of uncontaminated groundwater to the storm drain is permissible if the applicant can provide analytical data to support the claim. No discharge to the storm drain shall be allowed without prior approval from the Public Works Department. All discharges to the sanitary sewer (contaminated and uncontaminated) require a Waste Discharge Permit and shall comply with the City’s discharge limits. (PUBLIC WORKS)
108 HOLIDAY CONSTRUCTION MORATORIUM – (COM/RES) Due to concerns for businesses within the vicinity of Hillsdale Mall and within the Downtown area during the holiday season (Monday prior to Thanksgiving to January 1), there shall be no construction activities within the right-of-way which would create lane closures, 966 of 11211
eliminate parking, create pedestrian detours, or other activities that may create a major disturbance as determined by the Director of Public Works or designee.
Exception requests to this condition shall be made in writing to the Public Works Director or designee and is subject to their approval. For Hillsdale Shopping Center, the construction prohibition streets shall include Hillsdale Boulevard between U.S. 101 and SR 92, 31st Avenue between El Camino Real and Hacienda Street, and Edison Street and Hacienda Street in the vicinity of the shopping center. For purposes of this condition, the limits of the Downtown area shall be defined as:
between El Camino Real on the west and Delaware Street on the east, Tilton Avenue on the north, and Fifth Avenue on the south. The prohibition shall also include the 3rd and 4th Avenue corridors between Delaware Street and U.S. 101. (PUBLIC WORKS)
109 MATERIAL HAULING – (COM/RES) For material delivery vehicles equal to, or larger than two-axle, six-tire single unit truck (SU) size or larger as defined by FHWA Standards, the applicant shall submit a truck hauling route that conforms to City of San Mateo Municipal Code Chapter 11.28.040 for the approval of the Director of Public Works or designee. The project sponsor shall require contractors to prohibit trucks from using “compression release engine brakes” on residential streets. The haul route for this project shall be approved by the Director of Public Works or designee. A letter from the applicant confirming the intention to use this hauling route shall be submitted to the Department of Public Works, and approved, prior to the issuance of any City permits. All material hauling activities including but not limited to, adherence to the approved route, hours of operation, staging of materials, dust control and street maintenance shall be the responsibility of the applicant. All storage and office trailers shall be kept off the public right-of-way.
Tracking of dirt onto City streets and walks will not be allowed. Entry and exit from the site will use rock or rumble strips to prevent tracking. The applicant shall provide an approved method of cleaning tires and trimming loads on site. Any job related dirt and/or debris that impacts the public right of way shall be removed immediately. No wash down of dirt into storm drains is allowed. Use of a sweeper is permissible as long as it operates dry (no water used, only vacuum). All material hauling activities shall be done in accordance with applicable City ordinances and conditions of approval. Violation of such may be cause for suspension of work. (PUBLIC WORKS) 110 PUBLIC WORKS CONSTRUCTION ACTIVITIES - (COM/RES) The following provision to control traffic congestion, noise, and dust shall be followed during site excavation, grading, and construction:
(A) Construction activities related to the issuance of any Public Works permit shall be restricted to the weekday between 7:00 a.m. and 7:00 p.m. Please note, however, that no work shall be allowed to take place within the City right-of-way after 5:00 p.m. In addition, no work being done under the issuance of a Public Works encroachment permit may be performed on the weekend unless prior approvals have been granted by Public Works. Earth haul and materials delivery to and from 967 of 11211
the site, including truck arrivals and departures to and from the site, will be prohibited between the weekday hours of 4:00 p.m. and 5:30 p.m. Signs outlining these restrictions shall be posted at conspicuous locations on-site. The signs shall be per the City Standard Drawing for posting construction hours. The sign shall be kept free of graffiti at all times. Contact the Public Works Department to obtain sample City Standard sign outlining hours of operation.
The allowed hours of Public Works construction activities may be waived or modified through an exemption, for limited periods, if the Director of Public Works or designee finds that:
a) The following criteria are met:
i. Permitting extended hours of construction will decrease the total time needed to complete the project thus mitigating the total amount of noise associated with the project as a whole; or
ii. Permitting extended hours of construction are required to accommodate design or engineering requirements, such as a large concrete pour. Such a need would be determined by the project’s design engineer and require approval of the Director of Public Works or designee.
iii. An emergency situation exists where the construction work is necessary to correct an unsafe or dangerous condition resulting in obvious and eminent peril to public health and safety. If such a condition exists, the City may waive any of the remaining requirements outlined below.
b) The exemption will not conflict with any other condition of approval required by the City to mitigate significant impacts.
c) The contractor or owner of the property will notify residential and commercial occupants of property adjacent to the construction site of the hours of construction activity which may impact the area. This notification shall be provided three days prior to the start of the extended construction activity. d) The approved hours of construction activity will be posted at the construction site in a pace and manner that can be easily viewed by any interested member of the public.
The Director of Public Works or designee may revoke the exemption at any time if the contractor or owner of the property fails to abide by the conditions of exemption or if it is determined that the peace, comfort, and tranquility of the occupants of adjacent residential or commercial properties are impaired because of the location and nature of the construction. The waiver application shall be submitted to the Public Works Construction Inspector 10 working days prior to the requested date of waiver.
(B) All construction vehicles shall be properly maintained and equipped with exhaust 968 of 11211
mufflers that meet State standards.
(C) All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day. Newly disturbed soil surfaces shall be watered down regularly by a water truck or by other approved method maintained on site during all grading operations. Construction grading activity shall be discontinued in wind conditions that in the opinion of the Public Works Construction Inspector cause excessive neighborhood dust problems. Wash down of dirt and debris into storm drain systems will not be allowed. (D) Construction activities shall be scheduled so that paving and foundation placement begin as soon as practically feasible upon completion of grading operation.
(E) All aggregate materials transported to and from the site shall be covered in accordance with Section 23114 of the California Vehicle Code during transit to and from the site.
(F) All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited.
G) Construction grading activity shall be discontinued in wind conditions that in the opinion of the Public Works Construction Inspector cause excessive neighborhood dust problems.
(H) All construction vehicles should be properly maintained and equipped with exhaust mufflers that meet State standards.
(I) All vehicle speeds on unpaved roads shall be limited to 15 mph. (J) All roadways, driveways, and sidewalks to be paved shall be completed as soon as practically feasible in order to mitigate damages to completed horizontal improvement to the project . Construction activities shall be scheduled so that paving and foundation placement begin immediately upon completion of grading operation.
(K) Prior to issuance of any permit, the applicant shall submit any applicable pedestrian or traffic detour plans, to the satisfaction of the Director of Public Works or designee, for any lane or sidewalk closures. The detour plan shall comply with Part 6, Temporary Traffic Control, of the State of California Manual of Uniform Traffic Control Devices (MUTCD), 2012, and standard construction practices. (L) Post a publicly visible sign with the telephone number and person to contact at the Lead Agency regarding dust complaints. This person shall respond and take corrective action within 48 hours. The Air District’s phone number shall also be 969 of 11211
visible to ensure compliance with applicable regulations. (PUBLIC WORKS)
The following conditions shall be complied with AT ALL TIMES that the project permitted by this planning application occupies the premises.
Planning Division (PA)
111 APPROVED PLANNING APPLICATION CONFORMANCE AT ALL TIMES – (COM/RES) All physical improvements, uses, and operational requirements authorized by the approved planning application shall, at all times that the use permitted by this planning application occupies the premises, substantially conform with the approved planning application. This includes but is not limited to plans, materials, project description, and other items submitted as part of the approved planning application.
Any proposed modifications to the approved planning application shall be reviewed and approved by the Community Development Director, or his/her designee, prior to construction of the proposed modifications. The Community Development Director, or his/her designee shall determine whether the proposed modifications substantially conform with the approved planning application, or whether a planning application modification is required to be submitted to permit the proposed modifications, as required by Municipal Code Section 27.08.080 Modifications. (PLANNING)
112 AUTOMATED PARKING FACILITY MAINTENANCE REPORT – (COM/RES) A maintenance inspection report for any automated, semi-automated or mechanical parking facility prepared at the sole expense of the property owner shall be submitted six (6) months after installation, and annually thereafter, to the Planning Division to the satisfaction of the Community Development and Public Works Directors, or their designee. At minimum, said report shall provide information on vehicle retrieval times and failure rates. The property owner shall make any necessary repairs to provide uninterrupted operation of the mechanical or automated parking facility. (PLANNING)
Police Department (PA)
113 PUBLIC SAFETY COMMUNICATIONS FOR TALL BUILDINGS, ACCESS AND SECURITY – (COM/RES) The applicant shall allow 24 hour, 7 day per week access to the dedicated public safety communications radio server rack and antenna(s) for maintenance purposes at all times that the use permitted by this planning application occupies the premises. If the City installs radio equipment, applicant shall take reasonable measures to secure and safeguard City equipment from theft or vandalism. (POLICE) 114 SITE LIGHTING STANDARDS – (COM/RES) Exterior security lighting in compliance with the Building Security Code “Exterior Security Lighting” (San Mateo Municipal Code Section 23.54.060) shall be provided and maintained at all times that the use permitted by this planning application occupies the premises. Site lighting shall 970 of 11211
comply with the requirement of an average illuminance of 1 foot-candle, a minimum illuminance of 0.3 foot-candle, and a uniformity ratio not to exceed 4:1 average to minimum. Light sources shall be capable of producing a “bright white” light with a color temperature between 3000K and 4000K and a color rendering index (CRI) of at least 65 unless otherwise approved. This lighting standard is applicable to all parking lots, driveways, circulation areas, aisles, passageways, recesses, and grounds contiguous to all buildings. The lighting system shall be so designed as to limit light spill beyond property lines and to shield the light source from view from off site. (POLICE)
115 VIDEO SURVEILLANCE STANDARDS – The applicant shall install and operate for the life of the project a video surveillance system subject to the following requirements:
(A) The information shall be maintained and retrievable for a minimum of 30 days.
The captured video material shall be accessible to investigating police personnel through some form of facility management during regular business hours pursuant to Safety Ordinance SMMC 23.54. The applicant shall provide proof of registration of the video surveillance camera system with the City through the City’s Neighborhood Eyes Security Team web form
(https://www.cityofsanmateo.org/forms.aspx?FID=134).
(B) Cameras shall be placed and maintained to view common areas of the property accessible to the public such as lobbies, parking lots, parking garages and entrances and exits to all parking garages, gates dividing different uses inside mixed-use parking garages, driveways, circulation areas, aisles, passageways, recesses, and grounds contiguous to all buildings. This condition is not intended to require Applicant to install pole mount cameras on the property, cameras to view these areas may be installed on the building facing out.
(C) The cameras in this system shall be megapixel or better CCTV cameras that shall be capable of operating in all lighting conditions anticipated at project completion.
Cameras viewing locations intended to allow routine vehicle passage onto the sites and/or garages shall additionally be capable of capturing the front and rear of all entering and exiting vehicles that use the sites and/or garages, and be of sufficient quality to identify the make and model of vehicles accessing the site, clearly read both front and rear license plates of vehicles, and clearly depict faces of occupants through the front windshield. (POLICE)
Public Works Department (PA)
116 ADDITIONAL ON-STREET LOADING – (COM/RES) If additional on-street loading is needed by a commercial tenant, the applicant may submit a request for additional on-street loading zone(s) by submitting a General Curb Marking Request Form subject to review and approval by the Department of Public Works. (PUBLIC WORKS) 971 of 11211
POST CONSTRUCTION BEST MANAGEMENT PRACTICES (BMP) – (COM/RES) In accordance with the City’s Storm Water Management and Discharge Control Rules and Regulations, San Mateo Municipal Code Chapter 7.39, and the San Mateo Countywide Stormwater Management Plan (SWMP) by reference, the applicant shall:
(A) Owner/occupant shall inspect private stormwater treatment devices and GI features in the public right-of-way at least two (2) times per year and sweep parking lots immediately prior to and once during the storm season. (B) The applicant shall pay a fee on a yearly basis for cost associated with, but not limited to, City inspection of the private stormwater treatment facilities, emergency maintenance needed to protect public health or watercourses, and facility replacement or repair in the event that the treatment facility is no longer able to meet performance standards or has deteriorated. The fee shall be based upon the Comprehensive Fee Schedule, established by the City Council, in effect at the time. (C) Label new and redeveloped storm drain inlets with the phrase “No Dumping – Drains to Bay” plaques to alert the public to the destination of storm water and to prevent direct discharge of pollutants into the storm drain. Template ordering information is available from the Department of Public Works. (D) All process equipment, oils fuels, solvents, coolants, fertilizers, pesticides, and similar chemical products, as well as petroleum based wastes, tallow, and grease planned for storage outdoors shall be stored in covered containers at all times. (PUBLIC WORKS)
117 TRANSPORTATION DEMAND MANAGEMENT (TDM) PLAN – (COM/RES) Once implemented, the Transportation Demand Management Plan shall be monitored and assessed annually for the occupied life of the development. The program shall be recorded with the County. The assessment of compliance with the Transportation Demand Management Plan, including mode split survey results, shall be submitted to Public Works by the end of every calendar year (December 31st).
City Attorney (PA)
118 INDEMNIFICATION – The applicant will defend, indemnify, and hold harmless the City of San Mateo, its elected and appointed officials, employees, and agents from and against any costs, claims, or liabilities arising out of the approval of this planning application, including, without limitation, any award of attorney fees that might result from third party challenge. If applicant is required to defend the City, the City shall retain the right to select the counsel who shall defend the City. (CITY
ATTORNEY)
119 PENALTY – In accordance with San Mateo Municipal Code section 27.02.210- Violations of Planning Application Conditions, any violation of any of the conditions of approval is unlawful and will subject the applicant to the penalties set forth in 972 of 11211
Chapter 1.04-General Penalty of the San Mateo Municipal Code as well as any other available legal remedies. (CITY ATTORNEY)
The following conditions are MITIGATION MEASURES that mitigate adverse environmental effects identified in the environmental document. Monitoring and reporting procedures are contained within each condition. A change in the condition of approval may affect the validity of the current environmental document, and a new or amended environmental document may be required.
Planning Division (PA)
120 MM BIO-1.1 - Prior to the issuance of a demolition permit, building permit, grading permit, or site development permit for tree removal (whichever occurs first), the applicant shall submit a phasing plan to the City’s Planning Division with a schedule of both on-site and off-site demolition and construction activities to review the activities that may occur during the nesting season subject to the satisfaction of the Community Development Director, or his/her designee. The nesting season for most birds, including most raptors in the San Francisco Bay area, extends from February 1 through August 31 (inclusive). (PLANNING)
121 MM BIO-1.2 - If any tree removal, demolition and construction are scheduled during nesting season, between February 1 and August 31 (inclusive), the applicant shall engage a qualified ornithologist to complete a pre-construction survey for nesting birds to ensure that no nests are disturbed during demolition or construction. During this survey, the ornithologist shall inspect all trees and other possible nesting habitats immediately adjacent to the construction areas for nests. This survey shall be completed no more than 14 days prior to the initiation of any construction or demolition activities during the early part of the breeding season (February 1 through April 30 inclusive) and no more than 30 days prior to the initiation of these activities during the late part of the breeding season (May 1 through August 31 inclusive).
If an active nest is found sufficiently close to work areas to be disturbed by construction (typically 300 feet for raptors and 100 feet for other species), the ornithologist, in consultation with the California Department of Fish and Wildlife, shall determine the extent of a construction free buffer zone to be established around the nest to ensure that bird nests shall not be disturbed during project construction.
If an active nest is found sufficiently close to work areas, prior to each phase of demolition and construction, the ornithologist shall submit a report identifying designated buffer zones to the City’s Planning Division subject to the satisfaction of the Director of Community Development, or his/her designee. (PLANNING) 122 MM HAZ-1.1 – Based on the history of the project site and the history of adjoining properties, areas of impacted soil, soil vapor, and/or groundwater may be encountered during construction activities. To establish appropriate management 973 of 11211
practices for handling and management of impacted soil, soil vapor, and groundwater that may be encountered during construction activities, the applicant shall enroll in the Groundwater Protection Voluntary Oversight Program administered by the San Mateo County Environmental Health Department. The applicant shall submit a Site Management Plan (SMP) and Health and Safety Plan (HSP) to San Mateo County Health for SMP review and approval. The SMP and HSP shall be designed and implemented to protect human health of construction workers, the public and the environment during site preparation, grading, and excavation activities by including protocols, measures, and techniques for the proper handling, management, re-use and/or disposition of affected soil, soil vapor, and groundwater found on the site during such activities. The applicant shall also submit to the San Mateo County Environmental Health Department for review and approval a detailed Vapor Mitigation Plan. The Vapor Mitigation Plan shall consider vapor mitigation strategies, if and as appropriate, that are protective of the occupants of the structures to be constructed on the project site, including post construction monitoring/verification sampling. The SMP, HSP and Vapor Mitigation Plan shall be prepared by a qualified environmental engineering firm with demonstrated expertise and shall be stamped by an appropriately-licensed professional. Proof of receipt of an approval letter from the County Environmental Health Department shall be provided to the City’s Building Division and Planning Division prior to issuance of the first building permit, including demolition. The SMP, HSP and Vapor Mitigation Plan shall be implemented by the applicant throughout all ground-disturbing work. Prior to dewatering during project construction, a Discharge Plan shall be prepared and submitted to the satisfaction of the Director of Public Works for approval. (PUBLIC
WORKS/PLANNING)
123 MM HYD-1.1 – The applicant shall implement the following measures to reduce potential impacts to surface waters from contaminated groundwater in the site vicinity:
(A) The applicant shall notify the Regional Water Quality Control Board (RWQCB) prior to any construction dewatering required by the proposed project. (B) The applicant shall have a qualified hydrogeologist collect groundwater samples at the project site prior to the issuance of any permits associated with construction dewatering activities. In light of the planned terminal depth of construction (which is below the water table), the project as planned will depress the groundwater at the site during excavation and construction activities. Accordingly, workers are not anticipated to be in direct contact with potentially contaminated groundwater at the site.
(C) Groundwater shall be treated such that it complies with discharge and reporting requirements of the Volatile Organic Compound (VOC) and Fuel General Permit (Order No. R2-2018-0050) or the effective permit at the time of construction and applicable water quality objectives as designated in the San Francisco Bay Basin (Region 2) Water Quality Control Plan (Basin Plan), or hauled off-site for treatment 974 of 11211
and disposal at a permitted waste treatment facility. The applicant shall be responsible for demonstrating to the Director of Community Development or the Director’s designee that the treatment and disposal requirements set forth in this mitigation measure have been met.
(D) The applicant shall dispose any contaminated groundwater that is dewatered from the project site during construction activities in accordance with local and regional requirements for safe transport and disposal of contaminated groundwater. (PUBLIC WORKS)
124 MM NOI-1.1 – A Construction Noise Plan shall be prepared by the contractor that specifies hours of construction, noise minimization measures, posting or notification of construction schedules, and designation of a noise disturbance coordinator who would respond to neighborhood complaints will be required to be in place prior to the start of construction and implemented during construction to reduce noise impacts on neighboring residents and other uses. The Construction Noise Plan shall demonstrate that noise levels during demolition or construction will not exceed 90 A-weighted sound level (dBA) at distance of 25 feet from the source of noise. The contractor shall submit the Construction Noise Plan to the City’s Building Division subject to the satisfaction of the Community Development Director, or his/her designee, prior to the issuance of any demolition, building, and site development permit relating to the construction of the superstructure and prior to the preconstruction conference. At minimum, the Construction Noise Plan shall include:
(A)Construction staging areas shall be established at locations that will create the greatest distance between the construction-related noise sources and noisesensitive receptors nearest the project site during all project construction. (B) Quieter saws, cement mixers, cranes, dozers, excavators, graders, and pavers shall be selected. No individual device or piece of equipment shall produce a noise level exceeding 90 dBA at a distance of twenty-five (25) feet from the source. (C) All internal combustion engine-driven equipment shall be equipped with intake and exhaust mufflers that are in good condition and appropriate for the equipment. (D) Unnecessary idling of internal combustion engines for longer than five consecutive minutes shall be strictly prohibited.
(E) Stationary noise-generating equipment shall be located at a minimum distance of 30 feet from sensitive receptors and property lines. If they must be located within 30 feet of receptors and property lines, adequate muffling (with barriers or enclosures where feasible and appropriate) shall be used to reduce noise levels at the adjacent receptors to 90 dBA. All temporary barriers used shall be eight feet in height at minimum, continuous from grade to top, with no cracks or gaps, and have a minimum surface density of three pounds per square foot (e.g., one-inch-thick plywood).
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(F) Utilize “quiet” air compressors and other stationary noise sources where technology exists.
(G) The contractor shall prepare a detailed construction plan identifying the schedule for major noise-generating construction activities. The construction plan shall identify a procedure for coordination with adjacent residential land uses so that construction activities can be scheduled to minimize noise disturbance. (H) Designate a “disturbance coordinator” who would be responsible for responding to any complaints about construction noise and vibration. The disturbance coordinator will determine the cause of the complaint (e.g., bad muffler, etc.) and will require that reasonable measures be implemented to reduce the noise impact as required by the Noise Control Plan. Conspicuously post a telephone number for the disturbance coordinator at the construction site and include it in the notice sent to neighbors regarding the construction schedule. (PLANNING) 125 MM NOI-2.1 – The applicant shall submit an acoustical study to evaluate the potential noise generated by mechanical equipment and demonstrate the necessary noise control to meet the City’s daytime and nighttime thresholds of 60 and 55 dBA L50, respectively, at existing and future residential receiving property lines; and of 65 and 60 dBA L50, respectively, at existing and future office and commercial receiving property lines. Noise control features, such as selection of quiet units, sound attenuators, enclosures, and barriers shall be identified and evaluated to demonstrate that mechanical equipment noise would not exceed the City’s limits at the receiving property lines. The noise control features identified by the acoustical study shall be incorporated into the project plans prior to issuance of a building permit for the superstructure. (PLANNING)
126 MM TCR-1 – Prior to the issuance of a building permit for demolition, the applicant shall provide proof of an agreement with a qualified Native American representative to provide at least one cultural sensitivity training to construction personnel prior to grading activities. The Native American representative shall be traditionally and culturally affiliated with the geographic area as determined by the Native American Heritage Commission and shall conduct this training prior to grading activities. (PLANNING)
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EXHIBIT B
445 South B Street “Bespoke” Mixed-Use Project
PA-2023-012
CITY OF SAN MATEO
February 2026
P R E F A C E
Section 21081 of the California Environmental Quality Act (CEQA) requires a Lead Agency to adopt a Mitigation Monitoring and Reporting Program whenever it approves a project for which measures have been required to mitigate or avoid significant effects on the environment. The purpose of the monitoring and reporting program is to ensure compliance with the mitigation measures during project implementation.
The Initial Study for the 445 South B Street “Bespoke” Mixed-Use Project concluded that the implementation of the project could result in significant effects on the environment and mitigation measures were incorporated into the proposed project or are required as a condition of project approval. This Mitigation Monitoring and Reporting Program addresses those measures in terms of how and when they will be implemented.
This document does not discuss those subjects for which the Initial Study concluded that the impacts from implementation of the project would be less than significant and for which no mitigation measures would be required.
MITIGATION MONITORING AND REPORTING PROGRAM
445 SOUTH B STREET “BESPOKE” MIXED-USE PROJECT (PA-2023-012) Mitigation Timeframe for
Implementation
Responsibility for
Implementation
Oversight of
Implementation
Mitigation Measures
BIOLOGICAL RESOURCES
Impact BIO-1: Construction activities associated with the proposed project could result in the loss of fertile eggs, nesting raptors or other migratory birds, or nest abandonment.
978 of 11211
445 South B Street “Bespoke” Mixed-Use Project
Mitigation Monitoring and Reporting Program Page 1
MM BIO-1.1: Prior to the issuance of a demolition permit, building permit, grading permit, or site development permit for
tree removal (whichever occurs first), the applicant shall submit a phasing plan to the City’s Planning Division with a schedule of both on-site and off-site demolition
and construction activities to review the activities that may occur during the nesting season subject to the
satisfaction of the Community Development Director, or
his/her designee. The nesting season for most birds,
including most raptors in the San Francisco Bay area,
extends from February 1 through August 31 (inclusive).
MM BIO-1.2: If any tree removal, demolition and construction are scheduled during the nesting season, between February
1 and August 31 (inclusive), the applicant shall engage a qualified ornithologist to complete a pre-construction
survey for nesting birds to ensure that no nests are
disturbed during demolition, tree removal,
or construction. During this survey, the ornithologist
shall inspect all trees and other possible
nesting habitats immediately adjacent
to the construction areas for nests. This survey shall
be completed no more than 14 days prior to the
initiation of any construction or demolition activities during the early part of the breeding season (February 1 through April 30 inclusive) and no more than 30 days
prior to the initiation of these activities during the late part of the breeding season (May 1 through August 31
inclusive).
If an active nest is found sufficiently close to work areas to be disturbed by construction (typically 300 feet for raptors and 100 feet for other species), the ornithologist, MM BIO-1.1: Prior to
the issuance of a
demolition, building,
grading, or site
development permit
(whichever occurs
first).
MM BIO-1.2: Prior to
the initiation of
any construction or
demolition activities.
Project Applicant;
Project Contractor
Director
of Community
Development or
the Director’s
designee
California
Department of
Fish and Wildlife
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445 South B Street “Bespoke” Mixed-Use Project
Mitigation Monitoring and Reporting Program Page 2
in consultation with the California Department of Fish and Wildlife, shall determine the extent of a construction free buffer zone to be established around the nest to ensure that bird nests shall not be disturbed during project construction.
If an active nest is found sufficiently close to work areas, prior to each phase of demolition and construction, the ornithologist shall submit a report identifying designated buffer zones to the City’s Planning Division subject to the satisfaction of the Director of Community Development, or his/her designee.
HAZARDS AND HAZARDOUS MATERIALS
Impact HAZ-1: Construction of the project could result in exposure of construction workers, adjacent uses, and the environment to groundwater and soil contamination from petroleum hydrocarbons and chlorinated solvents.
MM HAZ-1.1: Based on the history of the project site and the history of adjoining properties, areas of impacted soil, soil vapor, and/or groundwater may
be encountered during construction activities.
To establish appropriate management practices for handling and management of impacted soil, soil vapor, and
groundwater that may be encountered during construction activities, the applicant shall enroll in the Groundwater Protection Voluntary Oversight Program administered by the San Mateo County Environmental Health Department. The
applicant shall submit a Site Management Plan (SMP) and Health and Safety Plan (HSP) to San
Mateo County Environmental Health Department for SMP re view and approval. The SMP and HSP shall be designed and implemented to protect human health of construction
workers, the public and the environment
Prior to
issuance
of a
demolitio
n permit.
Project Applicant;
Project Contractors
Director of Public Works or
the Director’s designee
San
Mateo County Environment
al Health Dept.
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445 South B Street “Bespoke” Mixed-Use Project
Mitigation Monitoring and Reporting Program Page 3
during site preparation, grading, and excavation
activities by including protocols, measures, and
techniques for the proper handling, management, reuse and/or disposition of affected soil, soil vapor, and groundwater found on the site during such
activities. The applicant shall also submit to the San
Mateo County Environmental Health Department for
review and approval a detailed Vapor Mitigation Plan.
The Vapor Mitigation Plan shall consider vapor
mitigation strategies, if and as appropriate, that are
protective of the occupants of the structures to
be constructed on the project site, including
post construction monitoring/verification sampling. The SMP, HSP, and Vapor Mitigation Plan shall be prepared
by a qualified environmental engineering firm
with demonstrated expertise and experience and shall
be stamped by an appropriately-licensed professional.
Proof of receipt of an approval letter from the County
Environmental Health Department shall be provided to
the City’s Building Division and Planning Division prior to issuance of the first building permit, including
demolition. The SMP, HSP, and Vapor Mitigation
Plan shall be implemented by the applicant throughout
all ground-disturbing work. Prior to dewatering during
project construction, a Discharge Plan shall be prepared and submitted to the satisfaction of the Director of
Public Works for approval.
HYDROLOGY AND WATER QUALITY
Impact HYD-1:Construction of the project could result in exposure of construction workers, adjacent uses, and the environment to groundwater contamination from petroleum hydrocarbons and chlorinated solvents. 981 of 11211
445 South B Street “Bespoke” Mixed-Use Project
Mitigation Monitoring and Reporting Program Page 4
MM HYD-1.1: The applicant shall implement the following measures to reduce potential impacts to surface waters
from contaminated groundwater in the site vicinity:
A. The applicant shall notify the Regional
Water Quality Control Board (RWQCB) prior
to any construction dewatering required by
the proposed project.
B. The applicant shall have a qualified
hydrogeologist collect groundwater samples
at the project site prior to the issuance of any
permits with construction dewatering
activities. In light of the planned terminal
depth of construction (which is below the
water table), the project as planned will
depress the groundwater at the site during
excavation and construction
activities. Accordingly, workers are
not anticipated to be in direct contact with
potentially contaminated groundwater at the
site.
C. Groundwater shall be treated such that
it complies with discharge and reporting
requirements of the Volatile
Organic Compound (VOC) and Fuel General
Permit (Order No. R2-2018-0050) or the
effective permit at the time of construction
and applicable water quality objectives as
designated in the San Francisco Bay Basin
(Region 2) Water Quality Control Plan (Basin
Plan), or hauled off-site for treatment and
disposal at a permitted waste treatment
facility. The applicant shall be responsible
Prior to the issuance
of a demolition,
building, grading, or
site development
permit (whichever
occurs first).
Project Applicant;
Project Contractors
Director
of Public Works or
the Director’s
designee
Regional Water
Quality Control
Board
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445 South B Street “Bespoke” Mixed-Use Project
Mitigation Monitoring and Reporting Program Page 5
for demonstrating to the Director
of Public Works or the Director’s designee
that the treatment and disposal
requirements set forth in this mitigation
measure have been met.
D. The applicant shall dispose
any contaminated groundwater that is
dewatered from the project site
during construction activities in
accordance with local and regional
requirements for safe transport and
disposal of contaminated groundwater.
NOISE
Impact NOI-1: Construction of the proposed project would exceed the 90 dBA noise limit.
MM NOI-1.1: A Construction Noise Plan shall be prepared by the contractor that specifies hours of construction,
noise minimization measures, posting or notification
of construction schedules, and designation of a noise
disturbance coordinator who would respond to
neighborhood complaints will be required to be in
place prior to the start of construction and
implemented during construction to reduce noise
impacts on neighboring residents and other uses.
The Construction Noise Plan shall demonstrate that
noise levels during demolition or construction will
not exceed 90 A-weighted sound level (dBA) at
distance of 25 feet from the source of noise.
The contractor shall submit the Construction Noise
Plan to the City’s Building Division subject to the
satisfaction of the Community Development
Director, or his/her designee, prior to the issuance of any demolition, building, and site development
Prior to the
issuance of a
grading, demolition,
or building permit
(whichever occurs
first).
Project Applicant;
Project Contractor
Director of Community
Development or the
Director’s designee
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445 South B Street “Bespoke” Mixed-Use Project
Mitigation Monitoring and Reporting Program Page 6
permit relating to the construction of the
superstructure and prior to the
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445 South B Street “Bespoke” Mixed-Use Project
Mitigation Monitoring and Reporting Program Page 6
pre-construction conference. At minimum,
the Construction Noise Plan shall include:
A. Construction staging areas shall
be established at locations that will create the
greatest distance between the constructionrelated noise sources and noise-sensitive receptors nearest the project site during all
project construction.
B. Quieter saws, cement mixers, cranes,
dozers, excavators, graders, and pavers shall
be selected. No individual device or piece of
equipment shall produce a noise level
exceeding 90 dBA at a distance of 25 feet
from the source.
C. All internal combustion engine-driven
equipment shall be equipped with intake and
exhaust mufflers that are in good condition
and appropriate for the equipment.
D. Unnecessary idling of internal combustion
engines for longer than five consecutive
minutes shall be strictly prohibited.
E. Stationary noise-generating equipment
shall be located at a minimum distance of 30
feet from sensitive receptors and property
lines. If they must be located within 30 feet of
receptors and property lines, adequate
muffling (with barriers or enclosures
where feasible and appropriate) shall be used
to reduce noise levels at the adjacent
receptors to 90 dBA. All temporary barriers
used shall be eight feet in height at
minimum, continuous from grade to top, with
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445 South B Street “Bespoke” Mixed-Use Project
Mitigation Monitoring and Reporting Program Page 7
no cracks or gaps, and have a minimum
surface density of three pounds per square
foot (e.g., one-inch-thick wood fence
boards).
F. Utilize “quiet” air compressors and other
stationary noise sources where technology
exists.
G. The contractor shall prepare a
detailed construction plan identifying the
schedule for major noisegenerating construction activities.
The construction plan shall identify a
procedure for coordination with adjacent
residential land uses so that construction
activities can be scheduled to minimize noise
disturbance.
H. Designate a “disturbance coordinator”
who would be responsible for responding to
any complaints about construction noise and
vibration. The disturbance coordinator
will determine the cause of the complaint
(e.g., bad muffler, etc.) and will require that
reasonable measures be implemented to
reduce the noise impact as required by the
Noise Control Plan. Conspicuously post a
telephone number for the
disturbance coordinator at the construction
site and include it in the notice sent to
neighbors regarding the construction
schedule.
Impact NOI-2: Operational noise levels from the proposed rooftop equipment on the office building would exceed the City’s nighttime noise thresholds during daily operations and the daytime thresholds during monthly testing of the emergency generator. 986 of 11211
445 South B Street “Bespoke” Mixed-Use Project
Mitigation Monitoring and Reporting Program Page 8
MM NOI-2.1: The applicant shall submit an acoustical study to evaluate the potential noise generated by mechanical equipment and
demonstrate the necessary noise control to meet the City’s daytime and nighttime thresholds of 60 and 55 dBA L50,
respectively, at existing and future residential receiving property lines; and of 65 and 60 dBA L50, respectively, at existing and future office and commercial receiving
property lines. Noise control features, such as selection of quiet units, sound attenuators, enclosures, and barriers shall be identified and evaluated to demonstrate that mechanical equipment noise would not exceed the City’s limits at the receiving property lines. The noise control
features identified by the acoustical study shall be
incorporated into the project plans prior to issuance of a building permit for the superstructure.
The acoustical
study shall
be submitted prior to
issuance of building
permits
Project Applicant;
Project Contractor
Director
of Community
Development or
the Director’s
designee
TRIBAL CULTURAL RESOURCES
Impact TCR-1: Development of the proposed project could potentially result in impacts to undiscovered tribal cultural resources.
MM TCR-1.1: Prior to the issuance of a building permit for demolition, the applicant shall provide proof of an agreement with a qualified Native American representative to provide at
least one cultural sensitivity training to construction personnel prior to grading activities. The Native American representative shall be traditionally and culturally
affiliated with the geographic area as determined by the Native American Heritage Commission and shall conduct
this training prior to grading activities.
Prior to the issuance
of a grading,
demolition, or
building permit
(whichever occurs
first).
Project Applicant;
Project Contractor
Director
of Community
Development or
the Director’s
designee
SOURCE: City of San Mateo. 445 South B Street “Bespoke” Mixed-Use Project Initial Study. October 2024. 987 of 11211
445 South B Street “Bespoke” Mixed-Use Project
Mitigation Monitoring and Reporting Program Page 9
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CITY OF SAN MATEO
RESOLUTION NO. ____ (2026)
APPROPRIATING $2.9M INTO THE BESPOKE PREDEVELOPMENT PROJECT WHEREAS, on January 4, 2021, the City Council approved Resolution No.3 (2021) declaring the Cityowned parking at East 4th Avenue and South Railroad Avenue (APNs 034-179-050 and 034-179-060, herein referred to as the “Property”) as “surplus land” and subsequently released a Notice of Surplus Lands Availability to all housing developers that have registered with the State Department of Housing and Community Development (HCD); and
WHEREAS, on April 19, 2021, the City received four proposals for the acquisition and development of the Property, including a proposal from the three-party Development Team composed of Prometheus Real Estate Group and Harvest Properties (collectively referred to as “Commercial Developer”), and Alta Housing (“Residential Developer”); and
WHEREAS, on October 4, 2021, the City Council approved the City entering into an Exclusive Negotiating Agreement (ENA) with DTSM Housing, LLC for the redevelopment of the Property; and WHEREAS, the City, the Commercial Developer, and the Residential Developer desire for the Development Team to construct a mixed-use development totaling 239,628 square feet and consisting of one seven-story, 76,072 square-foot affordable housing building that includes approximately 5,964 square feet of ground floor community space (“Residential Improvements”); one six-story, 162,926 square-foot office/commercial building (“Commercial Improvements”); and an underground parking garage, located at 445 South B Street (collectively referred to as the “Project”); and WHEREAS, pursuant to the Disposition and Development Agreement between the City, AH Bespoke LP, and DTSM Housing, LLC (“Agreement”), the Commercial Developer will make a contribution to the City in the amount of $2,900,000 (the “Developer Equity Contribution”), which shall be held by the City and provided to the Residential Developer in the form of a loan (“Predevelopment Loan”) to pay predevelopment expenses associated with the Residential Development, as defined in the Agreement; and WHEREAS, the terms and conditions of the Predevelopment Loan are contained in the Agreement and associated Predevelopment Loan documents for the Project; WHEREAS, an appropriation of $2,900,000 in revenue in the form of the Developer Equity Contribution to the Predevelopment Bespoke Project and $2,900,000 in expenditures is necessary to fund the Predevelopment Loan.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SAN MATEO, CALIFORNIA, HEREBY RESOLVES that:
1. This fund appropriation is not a project of CEQA because it is an organizational or administrative activity that will not impact the environment (CEQA Guidelines Section 15378(b)(5).
2. The appropriation of $2,900,000 in revenue into the Predevelopment Bespoke Project and $2,900,000 in expenditures is approved.
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CITY OF SAN MATEO
RESOLUTION NO. ____ (2026)
APPROPRIATING $2M IN LOW/MODERATE INCOME HOUSING ASSET FUNDS AND $1M IN COMMERCIAL
LINKAGE FEE FUNDS INTO THE BESPOKE HOUSING PROJECT
WHEREAS, on January 4, 2021, the City Council approved Resolution No.3 (2021) declaring the Cityowned parking at East 4th Avenue and South Railroad Avenue (APNs 034-179-050 and 034-179-060, herein referred to as the “Property”) as “surplus land” and subsequently released a Notice of Surplus Lands Availability to all housing developers that have registered with the State Department of Housing and Community Development (HCD); and
WHEREAS, on April 19, 2021, the City received four proposals for the acquisition and development of the Property, including a proposal from the three-party Development Team composed of Prometheus Real Estate Group and Harvest Properties (collectively referred to as “Commercial Developer”), and Alta Housing (“Residential Developer”); and
WHEREAS, on October 4, 2021, the City Council approved the City entering into an Exclusive Negotiating Agreement (ENA) with DTSM Housing, LLC for the redevelopment of the Property; and WHEREAS, the City, the Commercial Developer, and the Residential Developer desire for the Development Team to construct a mixed-use development totaling 239,628 square feet and consisting of one seven-story, 76,072 square-foot affordable housing building that includes approximately 5,964 square feet of ground floor community space (“Residential Improvements”); one six-story, 162,926 square-foot office/commercial building (“Commercial Improvements”); and an underground parking garage, located at 445 South B Street (collectively referred to as the “Project”); and WHEREAS, the City Council will provide $3,000,000 in the form of a loan (“Loan”) to support the affordable housing construction; and
WHEREAS, the City’s commitment of $3,000,000 and the terms and conditions of the Loan are contained in the Disposition and Development Agreement between the City, AH Bespoke LP, and DTSM Housing, LLC, and associated Permanent Loan documents for the Project; and WHEREAS, an appropriation of $3,000,000, of which $2,000,000 is from the Low Moderate Income Housing Asset Fund (Fund 255) and $1,000,000 is from the Commercial Linkage Fee Fund (Fund 270), to the Bespoke Housing Project is necessary to fund the Loan.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SAN MATEO, CALIFORNIA, HEREBY RESOLVES that:
1. This fund appropriation is not a project of CEQA because it is an organizational or administrative activity that will not impact the environment (CEQA Guidelines Section 15378(b)(5).
2. The appropriation of $2,000,000 from the Low Moderate Income Housing Asset Fund (Fund 255) and $1,000,000 from the Commercial Linkage Fee Fund (Fund 270) into the Bespoke Housing Project is approved.
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5.5.2026
SUMMARY REPORT PURSUANT TO CALIFORNIA HEALTH AND SAFETY CODE SECTION 33433 ON A DISPOSITION AND DEVELOPMENT
AGREEMENT BETWEEN THE CITY OF SAN MATEO; AH BESPOKE LP, A CALIFORNIA LIMITED PARTNERSHIP; AND DTSM HOUSING, LLC, A DELAWARE LIMITED LIABILITY COMPANY.
Introduction
The following Summary Report has been prepared pursuant to California Health and Safety Code Section 33433 (“Section 33433”). Section 33433 requires that, prior to the sale, lease, or other disposition of real property acquired with redevelopment funds, the conveying entity must prepare a report summarizing the financial and developmentrelated terms of the proposed transaction. The Summary Report describes details of the Disposition and Development Agreement (“DDA” or “Agreement”) between the City of San Mateo (City); DTSM Housing, LLC, a Delaware limited liability company (Commercial Developer); and Alta Housing Bespoke LP, a California Limited Partnership (Residential Developer). The DDA requires the City to enter into a ground lease for the parcels located at 445 South B Street (“Site”), with Assessor’s Parcel Numbers 034-179-050 and 034-179-060.
The proposed development is a mixed-use project, currently titled “Bespoke.” Per the Agreement, the developers are required to develop 162,000 square feet of office and retail space, a 137-space underground parking garage, and a 71-unit multifamily building. Apart from one staff/manager’s unit, 70 units will be income-restricted to households earning 70 percent of Area Median Income (AMI) or below. The affordable housing building and a portion of the shared underground garage will be located on the Site, while the office building and the remainder of the underground garage will be constructed on adjacent parcels that are privately held and are not the subject of this report.
The Site was acquired in 1985 by the City of San Mateo for $554,509 and conveyed to the former Redevelopment Agency (RDA) in 1989. The Site was acquired with property tax increment funds. According to the Long Range Property Management Plan, the Site was leased back to the City of San Mateo in 1989 to be utilized for public parking. Its current use is as a surface parking lot. At this time, the City intends to convey the Site to the Residential Developer to implement the project as described.
The purpose of the Agreement is to implement the City’s objective of improving and increasing the supply of affordable housing in the City of San Mateo. Due to the funding sources used to acquire the Site, the proposed conveyance of the Site to the Developer is subject to the reporting requirements imposed by Section 33433. 991 of 11211
The following Summary Report is based upon the information contained within the Agreement, and contains the following details required by Section 33433:
1. Cost of Agreement to the Agency, including land acquisition costs, clearance costs, relocation costs, the costs of any improvements to be provided by the agency, plus the expected interest on any loans or bonds to finance the agreements.
2. Estimated Value at Highest and Best Use, as permitted under the redevelopment plan. This presents the Site’s value at its highest and best use (fair market value), as determined by independent appraisal.
3. Estimated Reuse Value, or the value of the Site, determined at the use and with the conditions, covenants, and development costs required by the Agreements.
4. Blight Elimination requirement, or an explanation on how the sale/lease of the Site supports elimination of blight or provides affordable housing, an allowable alternative for meeting this requirement.
5. A copy of the proposed sale or lease, provided in Appendix A.
The information presented in this Summary Report was prepared by Economic & Planning Systems, Inc. based on relevant documentation and data provided by the City of San Mateo in April 2026.
Project Description
This section provides an overview of the Site, developers, and proposed development.
Site
The Site is located at 4th and Railroad Avenue in San Mateo with Assessor Parcel Numbers (APNs) of 034-179-050 and 034-179-060. The Site is 0.38 acres and currently used as a surface parking lot. The Site is zoned as CBD/R, Central Business District with a Residential Overlay, which allows for development and re-use of existing downtown structures as a center for retail, cultural, entertainment, and community service uses, while simultaneously encouraging residential development as part of a mixed-use development.
These parcels were acquired by the City in 1985 for approximately $554,509 to provide downtown public parking as part of the Central Parking and Improvement District (CPID).
The site was conveyed to the former RDA in 1989 and leased back to the City to continue providing 50 parking spaces. The City operated and maintained the lot through the CPID. The CPID today continues its operations as a special district and collects parking revenues in a special revenue fund to maintain adequate parking supply throughout the district.
992 of 11211
In 2021, the City followed the State of California’s Surplus Land Act process to issue a Notice of Availability of Surplus Land to solicit residential development for the site, through which they selected the developers out of those who submitted letters of interest to the City.
Developer
The project is a public-private partnership between the City and Alta Housing, Harvest Properties, and Prometheus Real Estate Group. AH Bespoke LP/Alta Housing is the Residential Developer and has prepared plans to construct 71 units of housing. Alta Housing is a non-profit housing developer and operator based in Palo Alto, California.
DTSM Housing LLC, a special purpose entity formed for this project by Harvest Properties and Prometheus Real Estate Group, is serving as the Commercial Developer to construct the office and retail space, plus the underground parking garage.
Proposed Development
The proposed development is a mixed-use project, currently titled “Bespoke,” which will include both residential and commercial improvements, plus an underground parking garage shared between both uses. The Bespoke project covers six parcels in total across a 1.16-acre lot that spans a city block and includes both the City-owned Site and adjacent privately-owned properties on the same block (see Appendix B). This Summary Report will focus on the City-owned portion, unless otherwise noted.
For the residential development, Alta Housing will construct 71 units of 100% below market-rate housing, built entirely on top of the City-owned Site. These units will be priced at the following affordability levels, which are subject to change based on financing received, but in no event will exceed 70% of Area Median Income (AMI):
o 14 units at 30% Area Median Income (AMI)
o 36 units at 50% AMI
o 12 units at 60% AMI
o 8 units at 70% AMI
o 1 staff unit (unrestricted)
There will also be 5,600 square feet of ground-floor space occupied by the non-profit Self-Help for the Elderly to provide services and support to the local senior population.
Commercial improvements are to include approximately 150,000 square feet of commercial office space and 12,000 square feet of retail space. These will be constructed entirely on the adjacent privately-owned parcels that comprise the rest of the Bespoke project. The Commercial Developer will additionally construct an underground parking garage with 137 spaces spanning the entire block. This garage will dedicate 37 spaces exclusively for the residential development’s use. The Commercial 993 of 11211
Developer shall primarily own and operate/maintain the garage but with shared expenses as outlined in a Reciprocal Easement Agreement. Under a shared parking agreement that includes the Residential Developer and the City, spaces will be reserved for on-site affordable housing residents and also made available to the general public during designated hours.
Summary of the Proposed Agreements
This section describes key definitions and provisions of the proposed DDA that are relevant to the proposed development and the value of the property, as well as other legal agreements that supplement the DDA.
In summary, the City agrees to ground lease the Site to the Residential Developer for a term of 99 years at a rate of $1 per year for the provision of 70 units of income-restricted affordable housing, 1 staff/manager’s unit, and 5,600 square feet of space for a community-oriented non-profit organization. Alta will own and manage the improvements and provide the units at the stated income mix. The City additionally agrees to contribute $3 million in permanent construction financing in the form of a loan. The Commercial Developer will construct an underground parking garage with 137 spaces and dedicate 37 spaces to the residential development. Under a shared parking agreement, all three entities have shared use of the parking garage, with 37 spaces available to the public during non-business hours. The Commercial Developer will also provide a $2.9 million contribution to the City, which will be used for predevelopment expenses for the affordable housing.
City Responsibilities
As articulated in the DDA, the City’s key responsibilities are:
• Ground leasing the site to the Residential Developer for a period of 99 years at a lease rate of one dollar ($1.00) per year. The improvements on the property will be owned by the Residential Developer or a successor residential owner/operator for the duration of the lease.
• Contributing financing in the form of loans to the affordable development, including a $2.9 million loan (reimbursed by Commercial Developer) and $3 million permanent construction loan.
Developer Responsibilities
As articulated in the DDA, Alta Housing/Residential Developer’s key responsibilities are:
• Securing funding required for the project beyond the City loan. • Paying the costs of escrow and closing, including but not limited to: title insurance, document preparation, recordation fees, and transfer tax, as applicable. 994 of 11211
• Constructing the residential project in accordance with the requirements in the Agreement, including 71 units of housing and 5,600 square feet of ground-floor community space.
• Offering 70 units of BMR housing as defined in the DDA and Density Bonus requirements.
• Operating the project and maintaining it in good and livable condition. • Paying all taxes, operating expenses, insurance costs, utility expenses, charges, and impositions associated with the property for the term of the lease. • Paying all applicable developer impact fees.
• Repaying the affordable housing loan funded by the City in accordance with the Agreement.
Cost of Agreements to the City
Estimated City Revenue
The City will receive ground lease payments from the Residential Developer, which total $99 from annual payments of $1 for 99 years. The City will also receive a contribution of $2.9 million from the Commercial Developer, which will be used to provide a Predevelopment Loan to the Residential Developer.
Estimated City Cost
There are two types of costs incurred by the City for the development of the City-owned Site:
• Property-Related Costs, including original acquisition costs and any expenses identified in the DDA.
• City Financial Assistance to fund the development as identified in the DDA, including loans or grants.
Table 1 details these costs, as well as the direct revenue the City shall receive from the project. Combined with total costs of $3,554,509, the net cost of the Agreement to the City is $3,554,410.
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Table 1 Revenues and Costs of Agreement to the City
The only property-related cost that the City has for the Site is its original 1985 purchase amount of $554,509. Per the DDA, the Residential Developer is responsible for paying the costs of title insurance, document preparation, recordation fees, transfer tax, if any, and any additional recording costs to close the escrow for the Site, as well as all ad valorem taxes as applicable. The City has no obligation for these costs.
The City has committed financial assistance to the Residential Developer, which allows the project to bridge financing gaps. This financial assistance includes:
• City Permanent Loan of $3,000,000 for the permanent financing and construction of residential improvements, provided that the Residential Developer’s financing plan reasonably demonstrates that the amount is necessary to enable the construction of the residential improvements. The loan has a 57-year term and a 3 percent simple interest rate.
• City Predevelopment Loan of $2,900,000, for predevelopment expenses associated with the residential improvements, which is funded by a contribution of $2,900,000 to the City from the Commercial Developer, resulting in a net cost of $0 to the City. The Predevelopment Loan shall be used for entitlement, architectural, design, engineering, permitting, and related costs incurred prior to construction. The loan agreement terminates at commencement of construction and accrues no interest.
Item Estimated Total Cost
Revenues
Ground Lease $99
Commercial Developer Equity Contribution $2,900,000
Total Revenues $2,900,099
Costs
Property Related Costs
Site Acquisition $554,509
City Financial Assistance
City Predevelopment Loan1 $2,900,000
City Permanent Loan $3,000,000
Total Costs $6,454,509
Net Costs $3,554,410
[1] Matches the Commercial developer equity contribution of $2.9 million, such that net cost is $0.
Source: Economic & Planning Systems
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Estimated Value at Highest and Best Use
California Health and Safety Code Section 33433 requires the City to identify the value of the interests being conveyed at the highest use permitted under current zoning. The valuation must assume that the property is vacant, and that near-term development is required. The valuation does not take into consideration any extraordinary use, quality and/or income restrictions being imposed on the development by the City.
The Site is currently zoned CBD/R, which allows for mixed-use development, but is used as surface parking and managed by the CPID. In an appraisal dated April 30, 2026, Valbridge Property Advisors (Appraiser) concluded that the fair market value of the Site to be conveyed at the highest use permitted under the zoning in place is $4,510,000.
The appraisal report is provided in Appendix C.
Estimated Fair Reuse Value
The reuse value is the value of the Site given the allowable development program and the reuse restrictions associated with the properties given the conditions, covenants, and development obligations that are required in the DDA and associated agreements regarding the lease and development of the Site as affordable housing, community or commercial space, and parking.
The reuse value estimated in this Summary Report uses a residual land value analysis that assumes the proposed development program and reuse restrictions from the draft DDA and related agreements as of April 2026. Economic & Planning Systems, Inc. (EPS) prepared this analysis of the Site based on the DDA and the financial terms and conditions proposed therein.
Estimated Development Revenues
Table 2 supplies the development revenues of the project based on rental income generated from the 70 affordable units, and net operating income (NOI) after accounting for vacancy and operating expenses. Under the maximum rents that can be charged for each affordable unit provided, less operating expenses and vacancy losses, the NOI is $966,214. At this level of NOI, EPS estimates that the project would be worth approximately $16,104,000, assuming a market-standard return on cost of 6.0 percent.
This figure represents the amount of total project costs that can be funded by the rental income generated by the project itself; the remainder must be funded through grants, loans, or at-risk developer equity.
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Table 2 Estimated Project Net Operating Income and Supportable Project Costs Estimated Development Costs
Based on the financing plan provided by the Residential Developer, the total development cost for the proposed project is $85,780,210, excluding land. This includes $61.3 million in construction hard costs, $23.4 million in construction soft costs (including $8 million in developer fees), $1 million in project financing costs, and $35,000 in legal costs associated with the property acquisition. Costs are summarized in Table 3.
Residual Land Value (Reuse Value)
Reuse value is the value of the Site given the allowable development program and the reuse restrictions placed on the property. It is estimated as the residual land value of the site.
The development funding plan (pro forma) shows that the supportable debt implied by the NOI is considerably less than the cost of development, and therefore the project is not financially feasible without additional subsidies.
Item # of Units Amount
Rental Income (annual)
30% AMI 14 $452,040
50% AMI 36 $844,872
60% AMI 12 $385,344
70% AMI 8 $301,920
Total Rental Income 70 $1,984,176
Misc. Income1 $10,224
less vacancy2 ($99,720)
Effective Gross Income $1,894,680
less operating expenses3 ($928,466)
Net Operating Income $966,214
Capitalization Rate4 6%
Supportable Project Cost based on NOI $16,103,567
[1] Miscellaneous income assumed from on-site laundry service and vending machines [2] Assumes 5% vacancy
[4] EPS standard assumption
Source: Alta Housing; Economic & Planning Systems
[3] Includes administrative/management costs, utilities, insurance, maintenance, resident services, replacement reserve, etc.
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As shown in Table 3, EPS’ analysis concludes that the fair reuse value of the Site is approximately -$70 million. The requirements of the Agreement reduce the value of the site from $4,510,000 at the highest use to the estimated fair reuse value of -$69,676,643.
Table 3 Fair Reuse Value of Site
Justification for the City Loan and Financial Assistance The Developer’s construction and operation of the Development for households of Lower Income are not financially feasible without financial assistance from the City.
The City is not the only financial contributor to the project; other planned financing sources include contributions from San Mateo County (Affordable Housing Fund), State of California (Housing and Community Development Multifamily Housing Program), or grants (Affordable Housing Program). The project intends to receive tax credit financing through the Low-Income Housing Tax Credits (LIHTC) program.
Blight Elimination or Affordable Housing
The ground lease places restricts the use of the site to multifamily affordable housing for 99 years, and the development will materially contribute to increasing the supply of affordable housing within the City. In accordance with California Redevelopment Law, as portrayed in the California Health and Safety Code Section 33433, the conveyance of property that results in the provision of housing for low- or moderate-income persons satisfies the blight elimination criteria imposed by Section 33433. Thus, the scope of development required by the Agreement fulfills the blight elimination requirement.
Item Amount
Project Value
Supportable Cost based on NOI $16,103,567
Estimated Development Costs
Property Related Costs $35,000
Hard Costs $61,303,332
Soft Costs $23,359,315
Project Financing Costs $1,082,563
Total $85,780,210
Residual Land Value or Fair Reuse Value -$69,676,643
Source: Alta Housing; Economic & Planning Systems
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Conclusion
The Site is retained by the City and leased to Alta Housing in order to provide 71 units of housing, with 70 units provided below market-rate rents. The provision of affordable housing on the Site will help the City meet its housing obligations in the City’s Housing Element and its Regional Housing Needs Allocation, as well as meet the former Redevelopment Agency’s revitalization goals.
This Summary Report identifies the property’s reuse value to be -$70 million. Given the restricted revenues from rental of the affordable apartments, the rental incomes can only support about $16 million in project value, or just 19 percent of the total development costs. Without funding resources, including the City’s contributions, to support the affordable housing, the project would not be able to overcome its negative reuse value and be constructed.
Appendices
Appendix A: Proposed Disposition Development Agreement
Appendix B: Project Site Map
Appendix C: Appraisal or Valuation Report by Valbridge
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660\14\3708619.4
DISPOSITION AND DEVELOPMENT AGREEMENT
BETWEEN
THE CITY OF SAN MATEO,
AH BESPOKE LP,
a California limited partnership
AND
DTSM HOUSING, LLC,
a Delaware limited liability company
[_______], 2026
APPENDIX A
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660\14\3708619.4 i
Article 1. SUBJECT OF AGREEMENT........................................................................................ 3 Section 1.1 Recitals........................................................................................................ 3 Section 1.2 Purpose........................................................................................................ 3 Section 1.3 Parties to this Agreement............................................................................ 3 Section 1.4 Term............................................................................................................ 4 Section 1.5 Definitions................................................................................................... 4 Section 1.6 Exhibits..................................................................................................... 12 Section 1.7 Project Structure........................................................................................ 12 Section 1.8 Residential Improvements ........................................................................ 12 Section 1.9 Commercial Improvements....................................................................... 13 Section 1.10 Construction Phasing ................................................................................ 14 Section 1.11 Execution of Disposition and Development Agreement, Lot Tie Agreement, REA, Shared Parking Agreement and Construction Easement................................................................................................... 14 Article 2. INTENTIONALLY DELETED ................................................................................... 15 Article 3. CITY FINANCIAL ASSISTANCE to residential development.................................. 15 Section 3.1 City Loan .................................................................................................. 15 Section 3.2 Ground Lease ............................................................................................ 16 Article 4. Intentionally deleted ..................................................................................................... 16 Article 5. COMMERCIAL DEVELOPMENT CONTRIBUTION TO RESIDENTIAL DEVELOPMENT; DEPOSITS .................................................................................................... 16 Section 5.1 Commercial Developer Equity Contribution............................................ 16 Section 5.2 Contribution of Parking to the Residential Development......................... 17 Section 5.3 Deposits..................................................................................................... 17 Section 5.4 Interim Contingent Payments ................................................................... 18 Article 6. PREDISPOSITION REQUIREMENTS....................................................................... 19 Section 6.1 Conditions Precedent to Conveyance of Property .................................... 19 Section 6.2 Government Approvals; Schedule of Performance .................................. 19 Section 6.3 Financing Plan .......................................................................................... 20 Section 6.4 Other Approved Financing ....................................................................... 21 Section 6.5 HUD Requirements................................................................................... 21 Section 6.6 Residential Tenant Selection..................................................................... 21 Article 7. LEASE OF PROPERTY .............................................................................................. 21 Section 7.1 Ground Lease ............................................................................................ 21 Section 7.2 Form of Ground Lease .............................................................................. 22 Section 7.3 Opening Escrow........................................................................................ 22 Section 7.4 Closing ...................................................................................................... 22 1002 of 11211
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Section 7.5 Condition of Title...................................................................................... 23 Section 7.6 Condition of Property ............................................................................... 23 Section 7.7 Costs of Escrow and Closing .................................................................... 24 Article 8. CONSTRUCTION OF IMPROVEMENTS................................................................. 24 Section 8.1 Construction Pursuant to Plans................................................................. 24 Section 8.2 Construction Contracts.............................................................................. 24 Section 8.3 Underground Parking Garage Construction Bonds. ................................. 25 Section 8.4 Residential Improvements Construction Bonds........................................ 25 Section 8.5 Commencement of Residential Improvements......................................... 26 Section 8.6 Completion of the Residential Improvements .......................................... 26 Section 8.7 Change in Construction of Residential Improvements or Underground Parking Garage ................................................................... 26 Section 8.8 Certificate of Completion ......................................................................... 27 Section 8.9 Compliance with Applicable Law; Prevailing Wage Requirement.......... 27 Section 8.10 Mechanics Liens, Stop Notices, and Notices of Completion.................... 29 Section 8.11 Equal Opportunity..................................................................................... 30 Section 8.12 Inspections ................................................................................................ 30 Section 8.13 Information ............................................................................................... 30 Section 8.14 Records. .................................................................................................... 30 Article 9. ONGOING RESIDENTIAL DEVELOPER OBLIGATIONS..................................... 30 Section 9.1 Applicability ............................................................................................. 30 Section 9.2 Use ............................................................................................................ 31 Section 9.3 Maintenance.............................................................................................. 31 Section 9.4 Residential Property Management Agent ................................................. 31 Section 9.5 Taxes, Assessments and Development Impact Fees................................. 32 Section 9.6 Hazardous Materials ................................................................................. 32 Section 9.7 Audits........................................................................................................ 33 Article 10. INSURANCE REQUIREMENTS.............................................................................. 33 Article 11. ASSIGNMENT AND TRANSFERS ......................................................................... 33 Section 11.1 Definitions................................................................................................. 33 Section 11.2 Purpose of Restrictions on Transfer.......................................................... 34 Section 11.3 Prohibited Transfers.................................................................................. 35 Section 11.4 Permitted Transfers................................................................................... 35 Section 11.5 Effectuation of Certain Permitted Transfers............................................. 36 Section 11.6 Other Transfers with City Consent ........................................................... 36 Article 12. DEFAULT AND REMEDIES.................................................................................... 37 Section 12.1 General Applicability................................................................................ 37 Section 12.2 No Fault of Parties.................................................................................... 37 Section 12.3 Fault of City .............................................................................................. 38 1003 of 11211
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Section 12.4 Fault of Developer .................................................................................... 39 Section 12.5 Right to Cure at Residential Developer's Expense ................................... 44 Section 12.6 Remedies Cumulative ............................................................................... 45 Section 12.7 Waiver of Terms and Conditions.............................................................. 45 Section 12.8 Rights of Mortgagees................................................................................ 45 Section 12.9 No Cross Default....................................................................................... 45 Section 12.10 Assignment of Work................................................................................. 45 Article 13. SECURITY FINANCING AND RIGHTS OF HOLDERS ....................................... 46 Section 13.1 No Encumbrances Except for Residential Development Purposes .......... 46 Section 13.2 Holder Not Obligated to Construct........................................................... 46 Section 13.3 Notice of Default and Right to Cure......................................................... 46 Section 13.4 Failure of Holder to Complete Improvements.......................................... 46 Section 13.5 Right of City to Cure................................................................................. 47 Section 13.6 Right of City to Satisfy Other Liens......................................................... 47 Section 13.7 Holder to be Notified ................................................................................ 47 Section 13.8 Commercial Developer Financing ............................................................ 47 Article 14. GENERAL PROVISIONS ......................................................................................... 49 Section 14.1 Notices, Demands and Communications.................................................. 49 Section 14.2 Non-Liability of City Officials, Employees and Agents .......................... 50 Section 14.3 Non-Liability of Developer, Employees and Agents................................ 50 Section 14.4 Forced Delay............................................................................................. 50 Section 14.5 Inspection of Books and Records ............................................................. 51 Section 14.6 Provision Not Merged with Lease ............................................................ 51 Section 14.7 Title of Parts and Sections........................................................................ 51 Section 14.8 General Indemnification ........................................................................... 51 Section 14.9 Applicable Law......................................................................................... 52 Section 14.10 No Brokers................................................................................................ 52 Section 14.11 Severability ............................................................................................... 52 Section 14.12 Venue ........................................................................................................ 53 Section 14.13 Binding Upon Successors......................................................................... 53 Section 14.14 Parties Not Co-Venturers.......................................................................... 53 Section 14.15 Time of the Essence .................................................................................. 53 Section 14.16 Action by the City..................................................................................... 53 Section 14.17 Identity and Authority of Developer......................................................... 53 Section 14.18 Complete Understanding of the Parties .................................................... 54 Section 14.19 Entry by the City....................................................................................... 55 Section 14.20 Discretion Retained by the City................................................................ 55 Section 14.21 Conflict of Interest .................................................................................... 55 Section 14.22 No Third-Party Beneficiaries.................................................................... 55 Section 14.23 Amendments............................................................................................. 55 Section 14.24 Implementation Agreements..................................................................... 56 Section 14.25 Multiple Originals; Counterparts. ............................................................. 56 Section 14.26 City Council Appeal; Mediation............................................................... 56 Section 14.27 Litigation................................................................................................... 57 1004 of 11211
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Section 14.28 Minimum Wages ....................................................................................... 57 Exhibit A: Legal Description of the Property
Exhibit B: Development Plan
Exhibit C: Schedule of Performance
Exhibit D: Initial Financing Proposal
Exhibit E: Form of Ground Lease
Exhibit F: Form of Lot Tie Agreement
Exhibit G: Form of REA
Exhibit H: Site Plan
Exhibit I: Construction Easement
Exhibit J: Memorandum of Disposition and Development Agreement Exhibit K: Form of City Predevelopment Loan Documents
Exhibit K-1: Form of City Permanent Loan Documents
Exhibit L: Insurance Coverage
EXHIBITS TO BE INSERTED
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DISPOSITION AND DEVELOPMENT AGREEMENT
This Disposition and Development Agreement (the "Agreement") is entered into as of ______________, 2026 (the "Effective Date"), by and among the City of San Mateo, a California charter city (the "City"), AH Bespoke LP, a California limited partnership (the “Residential Developer”) and DTSM Housing, LLC, a Delaware limited liability company (the "Commercial Developer"), who may individually be referred to as a “Party” and collectively be referred to as the “Parties,” with reference to the following facts, understandings and intentions of the Parties.
RECITALS
A. These Recitals refer to and utilize certain capitalized terms that are defined in Article 1 of this Agreement. The Parties intend to refer to those definitions in connection with the use of capitalized terms in these Recitals.
B. The City owns certain real property located at 4th and Railroad Avenue, as more particularly described in Exhibit A attached to this Agreement (the “Residential Site” or the “Residential Property” or the “Property”). The APNs for the Property are as follows: 034-179- 050 and 034-179-060.
C. On January 7, 2021, the City issued a Notice of Availability of Surplus Land to solicit proposals to develop on the Residential Site an affordable housing development consistent with the California Surplus Land Act (California Government Code Section 54220-54234). On May 27, 2021, DTSM Housing, LLC submitted a letter of intent to the City.
D. After careful consideration, the City selected DTSM Housing, LLC and its affiliates for exclusive negotiations for development of the Property, due to DTSM Housing, LLC’s and its affiliates’ unique qualifications and ability to execute the project. Accordingly, the City has approved Commercial Developer, DTSM Housing, LLC, as the developer of the Commercial Development. The City received a letter from the Department of Housing and Community Development on August 23, 2021, stating that they had reviewed and approved the City’s selection of the Commercial Developer in accordance with the California Surplus Lands Act.
E. On ___________, the City approved entitlements consisting of the following:
________________ [TO REFERENCE CITY COUNCIL MEETINGS, RESOLUTIONS AND OTHER ENTITLEMENT DETAILS](the “Entitlements”). The City, the Commercial Developer and the Residential Developer desire for the Development to include the Property in a mixed-use development that incorporates the adjacent parcels on the block (as shown in the Development Plan in Exhibit B attached to this Agreement) (which are partially owned or controlled by the Parties), and includes the improvements described in the Entitlements, including (i) improvements consisting of approximately 14 units available to households at or below 30% of AMI, 36 units available to households at or below 50% of AMI, 12 units available to households at or below 60% of AMI, 8 units available to households at or below 70% of AMI and one (1) unrestricted staff unit, and approximately [5,000] square feet of ground floor community space located on the airspace of the Property (which improvements are referred to as the “Residential Improvements”), (ii) improvements consisting of approximately 150,000 square feet of 1006 of 11211
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commercial office space and approximately 12,000 square feet of ground floor retail space located on the airspace of the portion of the Commercial Property (as herein defined), (which improvements are herein referred to as the “Commercial Improvements”) and (iii) the Underground Parking Garage (as herein defined) that will span the entire Development site.
F. The Commercial Developer, the Residential Developer and the City intend that the Residential Developer will construct and own the Residential Improvements and that the Commercial Developer will construct the Underground Parking Garage and the Commercial Improvements and own the Commercial Improvements located on the Commercial Property.
G. The City will enter into a lot tie agreement in the form substantially similar to that of Exhibit F attached hereto (the “Lot Tie Agreement”) and a reciprocal easement agreement in a substantially similar form of Exhibit G attached hereto (the “REA”) with the Commercial Developer and any other fee owner of a portion of the Commercial Property to allow for (i) the construction of the Underground Parking Garage to span multiple assessors’ parcels, (ii) the construction of the Commercial Improvements to span multiple assessor’s parcels and (ii) the establishment of certain reciprocal easements and the allocation of responsibilities and cost sharing relating to facilities (e.g., the Underground Parking Garage) to be shared by the Residential Improvements and the Commercial Improvements. The City and the Residential Developer will also enter into a ground lease of the Property to allow for the development of the Residential Improvements by the Residential Developer on the air rights above the portion of the Underground Parking Garage owned by the City. The Ground Lease will be subordinated to the Lot Tie Agreement, the Shared Parking Agreement and the REA.
H. The City has determined that the Commercial Developer and the Residential Developer each have the necessary expertise, skill and ability to carry out their respective commitments set forth in this Agreement and that this Agreement is in the best interests and will materially contribute to increasing the supply of low income housing available at affordable housing cost within the City.
I. The Residential Developer's construction and operation of the Residential Development is not financially feasible without the City's financial assistance. The City therefore desires to provide the Residential Developer with the City Loans to provide preconstruction and construction funding in consideration for the Residential Developer's agreement to construct and operate the Residential Development, as applicable, consistent with this Agreement and the Regulatory Agreement, including (without limitation) the occupancy and affordability restrictions. The amount of the City Loans provided pursuant to this Agreement does not exceed the amount of City's assistance necessary to make the Residential Developer's acquisition of the leasehold interest in the Property and the construction and operation of the Residential Development, as applicable, as restricted by this Agreement, financially feasible.
J. To strengthen the public planning process, encourage private participation in comprehensive planning and reduce the economic risk of development, the Legislature of the State of California enacted California Government Code § 65864 et seq. (“Development Agreement Statute”), which authorizes the City to enter into an agreement with any person having a legal or equitable interest in real property regarding the development of such property. 1007 of 11211
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K. The City (in its capacity as “lead agency”) has approved the entitlement application for the Development (as herein defined) and, in accordance with the California Environmental Quality Act and the National Environmental Policy Act, has adopted a mitigated negative declaration and finding of no significant impact for the Development.
NOW THEREFORE, for and in consideration of the foregoing Recitals which are hereby incorporated into this Agreement by this reference, and for other good and valuable consideration, the receipt and sufficiency of which consideration is hereby acknowledged, the City, Residential Developer and Commercial Developer hereby agree as follows:
ARTICLE 1.
SUBJECT OF AGREEMENT
Section 1.1 Recitals.
The Parties hereby confirm the accuracy of the foregoing Recitals which are incorporated herein by this reference.
Section 1.2 Purpose.
The purpose of this Agreement is to provide the terms and conditions under which the Commercial Developer shall prepare or cause to be prepared all required documents necessary to receive all required permits and approvals to construct the Commercial Development and the Residential Developer shall prepare or cause to be prepared all required documents necessary to receive all required permits and approvals to construct the Residential Development and Commercial Development, to obtain either title or irrevocable access until construction completion to the Property, as applicable, to complete construction of their respective Development (as herein defined) and to establish how the respective parties shall allocate responsibility for the maintenance of shared facilities pursuant to the REA (as herein defined).
Furthermore, this Agreement shall provide the terms and conditions under which the City shall ground lease the Property to the Residential Developer and under which the City will contribute certain funds for the development of the Property. Furthermore, this Agreement provides the terms under which the Development vests its rights under the Government Code Section 65868.
Section 1.3 Parties to this Agreement.
(a) The City of San Mateo, a California charter city. The office of the City is located at 330 West 20th Avenue, San Mateo, California 94403; (b) DTSM Housing, LLC, a Delaware limited liability company, which is the Commercial Developer. For purposes of this Agreement, the principal address of the Commercial Developer is 180 Grand Avenue, Suite 1400, Oakland, California 94612, c/o Harvest Properties; and
(c) AH Bespoke LP, a California limited partnership, which is the Residential Developer. For purposes of this Agreement, the principal address of the Residential Developer is 3460 West Bayshore Road, Suite 104, Palo Alto, California 94303/ Attn: Vice President, Real Estate Development.
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Section 1.4 Term.
The term of this Agreement (the “Term”) shall commence upon the Effective Date and shall expire, unless terminated, modified or extended, as provided herein, (i) with respect to the Residential Development upon delivery of the Residential Development Certificate of Occupancy, at which time this Agreement shall terminate and be of no further force and effect as to the Residential Development, and (ii) with respect to the Commercial Development, the date on which the final Certificate of Occupancy for the Residential Development is obtained, at which time this Agreement shall terminate and be of no further force and effect as to the Commercial Development. Notwithstanding the foregoing, those provisions of this Agreement that recite that they survive termination of this Agreement shall all remain in full force and effect. After termination of this Agreement, the Parties agree to execute any documents necessary at that time to satisfy the Title Company and any lenders that this Agreement has been terminated (with respect to the Residential Development and/or the Commercial Development, as applicable) and is of no further force and effect.
Section 1.5 Definitions.
In addition to the terms defined elsewhere in this Agreement, the following definitions shall apply throughout this Agreement.
(a) “Additional Deposit” shall have the meaning set forth in Section 5.3(b). (b) "Agreement" means this Disposition and Development Agreement, including the attached Exhibits and all subsequent operating memoranda and amendments to this Agreement.
(c) "AMI" means the area median gross yearly income, adjusted for household size, in the County of San Mateo, California, as determined by TCAC and HCD in accordance with the Density Bonus Requirements (it being agreed and acknowledged that pursuant to the Density Bonus Requirements 20% of the affordable units shall be subject to rent and income requirements of HCD and the remainder shall be subject to the rent and income requirements of TCAC). In the event that such income determinations are no longer published or are not updated for a period of at least eighteen (18) months, the City shall provide the Developer with other income determinations which are reasonably similar with respect to methods of calculation to those previously published by the California Tax Credit Allocation Committee. (d) "Annual Operating Expenses" with respect to a particular fiscal year shall mean the following costs reasonably and actually incurred for operation and maintenance of the Residential Development to the extent that they are consistent with the annual budget for the Residential Development, approved by the City pursuant to the Regulatory Agreement and with an annual independent audit performed by a certified public accountant, reasonably acceptable to the City, using generally accepted accounting principles:
(1) Property taxes and assessments imposed on the Residential Development;
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(2) Debt service currently due on a non-optional basis (excluding debt service due from residual receipts or surplus cash of the Residential Development) on loans associated with construction of the Residential Development and approved by the City in the Financing Plan pursuant to Section 6.3.
(3) Property management fees and reimbursements, not to exceed fees and reimbursements which are standard in the industry, and pursuant to a management contract approved by the City;
(4) Premiums for property damage and liability insurance; (5) Utility services not paid for directly by tenants, including water, electrical, sewer, and trash collection;
(6) Maintenance and repair (including any maintenance and repair costs relating to the Underground Parking Garage allocated to the Residential Development pursuant to the REA and the Shared Parking Agreement);
(7) Any annual license or certificate of occupancy fees required for operation of the Residential Development;
(8) Security services;
(9) Advertising and marketing costs;
(10) Cash deposited into reserves for capital replacements of the Residential Development in an amount to be approved by the City as part of the Financing Plan or as otherwise required by Residential Developer’s senior lender and/or tax credit equity investor;
(11) Cash deposited into an operating reserve in an amount to be approved by the City as part of the Financing Plan or as otherwise required by Residential Developer’s senior lender and/or tax credit equity investor; (12) Resident services fees and expenses;
(13) Any previously unpaid portion of the developer fee due (without interest) not exceeding a cumulative amount of the developer fee in an amount to be approved by the City as part of the Financing Plan;
(14) An annual partnership management fee(s) of not less than TwentyFive Thousand Dollars per year ($25,000) adjusted annually at three percent (3%) (which shall accrue if not paid) and other fees approved by Senior Lenders included in the approved Financing Plan;
(15) An annual audit fee;
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(16) Extraordinary operating costs necessitated by force majeure events or as otherwise specifically approved in writing by the City as part of the annual budget approval process pursuant to the Regulatory Agreement;
(17) Payments of deductibles in connection with casualty insurance claims not normally paid from reserves;
(18) Fidelity bond premiums;
(19) The amount of uninsured losses actually replaced, repaired or restored, and not normally paid from reserves; and
(20) Other ordinary and reasonable operating expenses approved in the Financing Plan or as otherwise approved in writing by the City and not listed above. (21) Annual Operating Expenses shall exclude the following:
depreciation, amortization, depletion or other non-cash expenses; initial deposits to establish the operating reserve and the replacement reserve paid for from development sources and any amount expended from a reserve account; and any capital cost with respect to the Development not otherwise listed above, as determined by the accountant for the Residential Development. (e) "Approved Financing" shall be limited to all of the funds acquired by the Residential Developer and approved by the City for the purpose of financing the Residential Development and listed in the approved Financing Plan. For the avoidance of doubt, the City shall not have any approval right over financing obtained by the Commercial Developer with respect to the financing of the Commercial Development. (f) "Certificate of Occupancy" means the final certificate of occupancy issued by the City, or comparable City sign-off on the completion of construction of the Residential Development, as applicable.
(g) "City" has the meaning set forth in the first paragraph of this Agreement. (h) "City Council" means the City Council of the City of San Mateo. (i) "City Documents" shall mean, collectively, this Agreement, the Ground Lease, the City Predevelopment Loan, the City Loan, the Promissory Notes, the Leasehold Deed of Trust, the Regulatory Agreements, the Lot Tie Agreement, the REA, the Shared Parking Agreement, the Construction Easement and all other documents required by the City to be executed by the Commercial Developer and/or Residential Developer in connection with the transaction contemplated by this Agreement.
(j) "City Event of Default" has the meaning set forth in Section 12.3(a). (k) “City Permanent Loan” shall have the meaning set forth in Section
3.1(a)(2).
(l) “City Predevelopment Loan” shall have the meaning set forth in Section
3.1(a)(1).
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(m) "City Loans" shall have the meaning set forth in Section 3.1(a). (n) "Closing Date" means the date of recording in the Official Records of San Mateo County the Memorandum of Ground Lease and Leasehold Deed of Trust. (o) “Commercial Construction Commencement Conditions” has the meaning set forth in Section 1.11.
(p) “Commercial Developer” means DTSM Housing, LLC, a Delaware limited liability company (and its permitted successors and assigns), and its permitted successors and assigns, who will be responsible for obtaining the financing for, and constructing the Underground Parking Garage and the Commercial Improvements. (q) “Commercial Developer Event of Default” has the meaning set forth in Section 12.4(b).
(r) “Commercial Development” means the Commercial Improvements and the Underground Parking Garage.
(s) “Commercial Development Financing” means any financing obtained by the Commercial Developer in connection with the Commercial Development. (t) “ Commercial Development Financing Interest” has the meaning set forth in Section 13.8.
(u) “Commercial Improvements” has the meaning set forth in Recital E, above.
(v) “Commercial Property” shall mean the Development Site but excluding the Residential Property
(w) “Construction Commencement Failure” shall have the meaning set forth in Section 5.4.
(x) “Construction Easement” shall have the meaning set forth in Section 1.10. (y) "Construction Plans" means all construction documentation upon which the Commercial Developer or the Residential Developer, as applicable, and their respective contractors, shall rely in building each and every part of the Improvements (including landscaping, parking, and common areas) and shall include, but not necessarily be limited to, architectural drawings, landscaping plans and specifications, final elevations, building plans and specifications (also known as "working drawings") and a time schedule for construction. For the purposes of this Agreement, “Construction Plans” shall refer to the individual construction plans for the Residential Development or the Commercial Development, or both collectively, as applicable.
(z) “Density Bonus Requirements” means the income and rent limitations set forth in California Government Code Sections 65915(b)(1)(G) and 65915(c)(1). 1012 of 11211
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(aa) “Deposit” shall have the meaning set forth in Section 5.3(b). (bb) "Developer" means the Commercial Developer and/or the Residential Developer, as applicable.
(cc) “Developer Equity Contribution” shall have the meaning set forth in Section 5.1.
(dd) "Development" means the Residential Development and/or the Commercial Development, as applicable.
(ee) “Development Plan” means the Development Plan described in Exhibit B attached hereto.
(ff) “Development Site” means the parcels shown in Exhibit B upon which the Underground Parking Garage, the Residential Improvements, and the Commercial Improvements will be constructed and is inclusive of the Residential Property that is the subject of this Agreement.
(gg) “Entitlements” shall mean all discretionary permits and approvals that need to be issued by the City and any other necessary governmental authority(ies) with jurisdiction in order for the Development to be developed. (hh) “Entitlements Date” shall mean the date on which the Entitlements are effective and the dates for any appeals or challenges have lapsed without such appeal or challenge being commenced or, if commenced, then such appeal or challenge has been finally resolved in a manner satisfactory to the Commercial Developer, the Residential Developer and the City, in their respective sole and absolute discretion. (ii) "Escrow" means the escrow established with the Title Company for the purpose of completing the transactions contemplated by this Agreement, including ground leasing the Residential Property from the City to the Developer. (jj) “Financing Commitment” shall have the meaning set forth in Section
5.3(d).
(kk) "Financing Plan" has the meaning set forth in Section 6.3(b). (ll) “Force Majeure Events” has the meaning set forth in Section 14.4. (mm) "Ground Lease" means the ground lease, between the City and the Residential Developer, whereby the Residential Developer shall lease the Residential Property from the City, in substantially the form attached to this Agreement as Exhibit E, incorporated herein by this reference.
(nn) "Hazardous Materials" means
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(1) any "hazardous substance" as defined in Section 101(14) of CERCLA (42 U.S.C. Section 9601(14)) or Section 25281(d) or 25316 of the California Health and Safety Code as amended from time to time;
(2) any "hazardous waste," "infectious waste" or "hazardous material" as defined in Section 25117, 25117.5 or 25501(j) of the California Health and Safety Code as amended from time to time;
(3) any other waste, substance or material designated or regulated in any way as "toxic" or "hazardous" in the RCRA (42 U.S.C. Section 6901 et seq.), CERCLA (42 U.S.C. Section 9601 et seq.), Federal Water Pollution Control Act (33 U.S.C. Section 1251 et seq.), Safe Drinking Water Act (42 U.S.C. Section 300(f) et seq.), Toxic Substances Control Act (15 U.S.C. Section 2601 et seq.), Clear Air Act (42 U.S.C. Section 7401 et seq.), California Health and Safety Code (Section 25100 et seq., Section 39000 et seq.), or California Water Code (Section 13000 et seq.) as amended from time to time; and (4) Any additional wastes, substances or materials which at such time are classified, considered or regulated as hazardous or toxic under any other present or future environmental or other similar laws relating to the Development.
The term "Hazardous Materials" shall not include: (i) construction materials, gardening materials, household products, office supply products or janitorial supply products customarily used in the construction, operation, or maintenance, of residential developments, or typically used in office or residential activities; or (ii) certain substances which may contain chemicals listed by the State of California pursuant to California Health and Safety Code Sections 25249.8 et seq., which substances are commonly used by a significant portion of the population living within the region of the Development, including, but not limited to, alcoholic beverages, aspirin, tobacco products, nutrasweet and saccharine. (oo) “Hazardous Materials Claims” means any claims or actions pending or threatened against the City, Residential Developer, the Property, or the Improvements by any governmental entity or agency or any other person or entity relating to Hazardous Materials or pursuant to any Hazardous Materials Laws, or arising from claims of nuisance, or damage to property or personal injury relating to Hazardous Materials associated with the Property or the Improvements thereon.
(pp) "Hazardous Materials Laws" means all federal, state, and local laws, ordinances, regulations, orders and directives pertaining to Hazardous Materials in, on or under the Development or any portion thereof.
(qq) “HCD” means the California Department of Housing and Community Development.
(rr) "HUD" means the United States Department of Housing and Urban Development.
(ss) "Improvements" means the Commercial Improvements and the Residential Improvements.
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(tt) “Initial Deposit” shall have the meaning set forth in Section 5.3(a). (uu) “Interim Contingent Payments” shall have the meaning set forth in Section
5.4. (vv) "Investor" means a tax credit investor limited partner entity admitted to the Residential Developer for purposes of syndicating federal low-income housing tax credits established pursuant to Section 42 of the Internal Revenue Code of 1986. (ww) "Leasehold Deed of Trust" means a leasehold deed of trust that will encumber the Residential Developer's leasehold interest in the Residential Property to secure repayment of the Promissory Note for the City Permanent Loan, in a form to be agreed to by the City and the Residential Developer.
(xx) “Lot Tie Agreement” has the meaning in Recital G.
(yy) “Lower Income” means households whose income does not exceed that as defined in Health and Safety Code section 50079 for the County of San Mateo as published annually by the California Department of Housing and Community Development, as adjusted for household size.
(zz) "Memorandum of Disposition and Development Agreement" means the memorandum of the Disposition and Development Agreement to be recorded in the Official Records of San Mateo County against the Commercial Property and the Property pursuant to Section 1.11(c), in the form attached hereto as Exhibit J. (aaa) "Memorandum of Ground Lease" means the memorandum of the Ground Lease to be recorded in the Official Records of San Mateo County against the Residential Developer's leasehold interest in the Residential Property at the Closing Date, in a form to be agreed to by the City and the Residential Developer.
(bbb) "Parties" and “Party” have the meanings set forth in the first paragraph of this Agreement.
(ccc) "Partnership Agreement" means an agreement of limited partnership and related documents (including, without limitation, a budget for the use of capital contributions, any funding agreement, and any option and/or right of first refusal for Alta Housing, or an affiliate thereof, to repurchase the Residential Development from the Residential Developer) governing the Residential Developer.
(ddd) “Podium Completion” means the completion of such portion of the Underground Parking Garage as is necessary in order to allow vertical construction of the Residential Improvements to commence, as confirmed by an engineer’s certification and approval by the City Building Official.
(eee) "Promissory Notes" shall mean the promissory notes that will evidence the Residential Developer's obligation to repay the City Loans as set forth in this Agreement. (fff) “REA” has the meaning in Recital G.
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(ggg) "Regulatory Agreement" means the Regulatory Agreement that will be recorded against the Residential Developer's leasehold interest in the Residential Property upon execution of the Ground Lease and will restrict the Residential Project to affordable housing, in a form to be agreed to by the City and the Residential Developer. (hhh) "Residential Developer Event of Default" has the meaning set forth in Section 12.4(a).
(iii) “Residential Development” means the Residential Property and the Residential Improvements.
(jjj) “Residential Developer” means AH Bespoke LP, a California limited partnership, an affiliate of Alta Housing, who will be responsible for financing and constructing the Residential Improvements.
(kkk) “Residential Improvements” has the meaning as set forth in Recital D, above.
(lll) “Residential Improvements Certificate of Completion” has the meaning set forth in 8.8.
(mmm)"Residential Property" has the meaning set forth in Recital B. above. (nnn) “Residential Property Management Agent" means Alta Housing, or a management agent retained by the Residential Developer and approved by the City to manage the Residential Development
(ooo) "Schedule of Performance" means the summary schedule of actions to be taken by the Parties pursuant to this Agreement to achieve leasing of the leasehold interest in the Residential Property to the Residential Developer and the construction of the Residential Improvements. The Schedule of Performance is attached hereto as Exhibit C. (ppp) "Security Financing Interest" has the meaning set forth in Section 13.1. (qqq) “Shared Parking Agreement” has the meaning set forth in Section 1.9(d). (rrr) "Tax Credits" means federal low-income housing tax credits established pursuant to Section 42 of the Internal Revenue Code of 1986, as amended. (sss) “TCAC” means the California Tax Credit Allocation Committee. (ttt) "Tax Credit Funds" means the proceeds generated from the sale of limited partnership interest in the Residential Developer to the Investor in the anticipated amount set forth in the Financing Plan, or such other amount as may be approved by the City in an amended Financing Plan.
(uuu) "Term" shall have the meaning set forth in Section 1.4. 1016 of 11211
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(vvv) "Title Company" means the office of First American Title Company located at 1850 Mt. Diablo Blvd., Walnut Creek, CA 94596, Attn: Patrick Lough ([email protected]), unless modified pursuant to Section 7.3. (www) "Transfer" has the meaning set forth in Section 11.1. (xxx) “Underground Parking Garage” means the subterranean parking spaces and all associated appurtenances and related improvements to be constructed by the Commercial Developer that span the Development Site and comprise the parking that will be dedicated to the Residential Development and the Commercial Development. (yyy) "Unit" means each of the residential units to be constructed on the Residential Property.
Section 1.6 Exhibits. TO BE INSERTED
The following exhibits are attached to and incorporated in the Agreement:
Exhibit A-1 and A-2: Legal Description of the Property
Exhibit B: Development Plan
Exhibit C: Schedule of Performance
Exhibit D: Initial Financing Proposal
Exhibit E: Form of Ground Lease
Exhibit F: Form of Lot Tie Agreement
Exhibit G: Form of REA
Exhibit H: Site Plan
Exhibit I: Construction Easement:
Exhibit J: Memorandum of Disposition and Development Agreement Exhibit K: Form of City Predevelopment Loan Documents
Exhibit K-1: Form of City Permanent Loan Documents
Exhibit L: Insurance Coverage
Section 1.7 Project Structure.
The Development is divided into three components, (i) the “Underground Parking Garage” to be completed as part of the Commercial Development by the Commercial Developer and which will span the Development Site, (ii) the “Residential Improvements” to be completed as the Residential Development by the Residential Developer located on the Residential Property, and (iii) the “Commercial Improvements” to be completed as part of the Commercial Development by the Commercial Developer and located on the Commercial Property. These three improvements make up the Development, as approved and to be entitled by the City.
Section 1.8 Residential Improvements.
The Residential Improvements consist of no less than seventy-one (71) units, including one (1) unrestricted staff unit, of multi-family rental housing, to be made available to and occupied by low, very low and extremely low income households, and including all common areas, amenities, plans, entitlements, appurtenances, improvements easements, buildings and 1017 of 11211
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fixtures associated with the Residential Property. It is currently anticipated that the Residential Improvements shall consist of the following income and unit mix:
30% AMI 50% AMI 60% AMI 70% AMI Staff Total
Studio 4 1 5
1 Bedroom 4 17 21
2 Bedroom 3 10 6 4 23
3 Bedroom 3 8 6 4 1 22
Total 14 36 12 8 1 71
The Parties agree and acknowledge that the income and unit mix of the Residential Improvements is subject to change in the discretion of the Residential Developer and such changes shall be permitted, subject to City approval which shall not be unreasonably withheld, conditioned or delayed, so long as the income and unit mix of the Residential Improvements comply with the Density Bonus Requirements, the City’s Inclusionary Ordinance, and units remain affordable to Lower Income households. On-site amenities include a laundry room, community space, and an interior courtyard. The Residential Improvements will include an approximately 6,000 square foot community space on the ground floor dedicated for non-profit use intended to be initially leased by Self Help for the Elderly. (a) The Residential Improvements shall be owned, maintained, and operated by the Residential Developer.
(b) Monthly rents will be calculated based on the household income, adjusted for household size in accordance with the Density Bonus Requirement. (c) A live or work preference for the City of San Mateo will be applied to all units to the extent permitted by law and the other Residential Project funding sources. (d) Residential Developer and City shall discuss set-asides and focused outreach and marketing to special needs groups identified in the City’s Housing Element to the extent permitted by applicable federal, state and/or local fair housing law and applicable tax credit rules and regulations.
(e) The Residential Developer shall maintain the portion of the Underground Parking Garage located within the Property to the extent provided in the REA. In addition, as soon as reasonably possible after the Entitlements Date, the Parties intend to negotiate and enter into a garage maintenance agreement allocating certain obligations and responsibilities among the Parties with respect to the portion of the Underground Parking Garage utilized by the City and/or the Residential Developer (or their respective tenants, guests and invitees).
Section 1.9 Commercial Improvements.
The Commercial Improvements consist of the construction of an underground parking garage with approximately one hundred and thirty-seven (137) parking stalls located across the entire Development site and approximately 150,000 square feet of office development and approximately 12,000 square feet of ground floor retail development; and potentially combined public art.
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(a) The Commercial Improvements shall be owned, maintained and operated by the Commercial Developer.
(b) The Commercial Developer will dedicate no less than thirty-seven (37) parking spaces for exclusive use of the Residential Development for the term of the Ground Lease in the location specified on the site plan attached hereto as Exhibit H. (c) Twenty-five (25) parking spaces shall be available to the Residential Development during non-peak hours on weekday evenings and generally available on weekends as more particularly described in the REA (the “Off-Hours Parking Spaces”). (d) All parking spaces in the Underground Parking Garage (excluding parking spaces for the exclusive use of the Residential Development, the Off-Hours Parking Spaces, parking spaces for the exclusive use of the Commercial Development (no more than 10), and parking spaces with 28 mechanical stackers) shall be made available to the general public during non-peak hours on weekday evenings and generally available on weekends as more particularly described in the REA and a shared parking agreement between the Commercial Developer and the City that shall be negotiated and entered into as soon as reasonably possible after the Entitlement Date and not later than the date of Podium Completion (the “Shared Parking Agreement”).
Section 1.10 Construction Phasing.
The Commercial Development will commence construction first in order to complete the Underground Parking Garage that will span the entire Development site. Once Podium Completion has been achieved, then the Residential Development will be constructed on top of the Underground Parking Garage in the airspace of the Residential Property, in accordance with the Schedule of Performance attached hereto as Exhibit C. For the avoidance of doubt and notwithstanding anything to the contrary contained in this Agreement, in no event shall the Commercial Developer be obligated to commence construction of the Commercial Improvements and neither the construction nor occupancy of the Commercial Development shall be conditioned on the commencement, completion or occupancy of all or any portion of the Residential Development. In connection with the development of the Underground Parking Garage on the Residential Property, the City shall enter into a temporary construction easement with the Commercial Developer in the form attached hereto as Exhibit I, which construction easement shall be recorded in the Official Records of the County of San Mateo (the “Construction Easement”).
Section 1.11 Execution of Disposition and Development Agreement, Lot Tie Agreement, REA, Shared Parking Agreement and Construction Easement.
Within ten (10) days after the Entitlements Date, the Parties shall take the following actions (the “Commercial Construction Commencement Conditions”):
(a) The City, the Commercial Developer and any other fee owner of any portion of the Commercial Property shall execute and acknowledge the Lot Tie Agreement and the REA allowing for the construction, maintenance and operation of the Underground Parking Garage and construction of the Commercial Development across multiple assessor’s parcels and 1019 of 11211
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the Parties shall cause the Lot Tie Agreement and the REA to be recorded in the Official Records of San Mateo County. On or before the Podium Completion, the City, the Commercial Developer and any other fee owner of any portion of the Commercial Property shall execute and acknowledge the Shared Parking Agreement and cause the Shared Parking Agreement to be recorded in the Official Records of San Mateo County. Notwithstanding anything to the contrary contained herein, upon execution of the Lot Tie Agreement and the REA and the Shared Parking Agreement, then to the extent the terms of this Agreement are in conflict with the terms of the Lot Tie Agreement and/or the REA and/or the Shared Parking Agreement, the requirements of the Lot Tie Agreement and/or the REA and/or the Shared Parking Agreement, as applicable, will prevail.
(b) The Commercial Developer and the Residential Developer shall each provide the City with a certified copy of an authorizing resolution, approving this Agreement, the Lot Tie Agreement, the REA, the Shared Parking Agreement and the conditions and covenants set forth in this Agreement.
(c) The Parties shall execute and acknowledge the Memorandum of Disposition and Development Agreement and cause the Memorandum to be recorded in the Official Records of San Mateo County.
(d) The City and the Commercial Developer shall execute and acknowledge the Construction Easement and cause the Construction Easement to be recorded in the Official Records of San Mateo County.
ARTICLE 2.
INTENTIONALLY DELETED
ARTICLE 3.
CITY FINANCIAL ASSISTANCE TO RESIDENTIAL DEVELOPMENT
Section 3.1 City Loan.
The City shall provide financial assistance to the Residential Developer in the form of two loans (“City Loans”):
(a) A loan to pay expenses incurred with respect to the predevelopment of the Residential Development (“City Predevelopment Loan”) in a principal amount up to Two Million Nine Hundred Thousand Dollars ($2,900,000). The City Predevelopment Loan shall have a 57 year term, accrue no interest, and shall be payable in full upon maturity. The Residential Developer’s obligation to repay the City Predevelopment Loan shall be evidenced by a Promissory Note and secured by an Assignment of Plans (the City Predevelopment Loan, Promissory Note and Assignment of Plans are collectively the "City Predevelopment Loan Documents"). The source of the Predevelopment Loan is the Developer Equity Contribution and City shall not be obligated to fund any amount of the City Predevelopment Loan in excess of the amount of Developer Equity Contribution actually received or prior to receipt of the Developer Equity Contribution. The City Predevelopment Loan Documents shall be in a form substantially similar to that in Exhibit K.
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(b) A loan to the Residential Developer as construction and permanent financing for the Residential Development (“City Permanent Loan”) in the principal amount of Three Million Dollars ($3,000,000), provided the Financing Plan reasonably demonstrates that the amount requested as the City Permanent Loan is necessary to enable the construction of the Residential Improvements contemplated by this Agreement. The City Permanent Loan shall have a 57 year term, accrue simple interest at three percent (3%) per annum on the principal amount except during the occurrence and continuation of a Residential Developer Event of Default, whereupon interest shall accrue from and after the date of the Promissory Note for the City Permanent Loan until paid at the lower of five percent (5%), or the highest rate permitted by law. The Residential Developer's obligation to pay the City Permanent Loan shall be evidenced by a Promissory Note and secured by a Leasehold Deed of Trust (the City Permanent Loan, Promissory Note, Leasehold Deed of Trust, and Regulatory Agreement are collectively the "City Permanent Loan Documents"). The Leasehold Deed of Trust shall be subordinate to the Lot Tie Agreement, REA, and Shared Parking Agreement. The City Permanent Loan Documents shall be in a form substantially similar to that in Exhibit K-1.
Section 3.2 Ground Lease.
The Ground Lease for the Residential Property will be provided to the Residential Developer for a term of 99 years at the rate of $1 per year for the duration of the term, in a form substantially similar to that in Exhibit E.
ARTICLE 4.
INTENTIONALLY DELETED
ARTICLE 5.
COMMERCIAL DEVELOPMENT CONTRIBUTION TO RESIDENTIAL DEVELOPMENT;
DEPOSITS
Section 5.1 Commercial Developer Equity Contribution
Following the Entitlements Date, but subject to satisfaction of the Commercial Construction Commencement Conditions, the Commercial Developer shall make a contribution to the City in the amount of $2,900,000 (the “Developer Equity Contribution”) within 120 days after the Entitlements Date. The Developer Equity Contribution shall be held by the City and shall be disbursed to the Residential Developer to pay architectural, design, and engineering expenses incurred with respect to the pre-development and vertical development plans of the Residential Project, as approved by the Community Development Director, or designee. The City, Commercial Developer and Residential Developer acknowledge and agree that the Commercial Developer has submitted a draw request in the amount of $____ for expenses incurred by the Commercial Developer in connection with the Residential Development and the City agrees to distribute such amount from the Developer Equity Contribution to the Residential Developer for subsequent distribution to the Commercial Developer, in each case promptly (but not more than ten (10) business days) after (i) receipt by the City of the Developer Equity Contribution, with respect to such distribution by the City to the Residential Developer, and (ii) receipt by the Residential Developer of such distribution from the City, with respect to the distribution by the Residential Developer to the Commercial Developer. For the avoidance of 1021 of 11211
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doubt, the Developer Equity Contribution is the only financial contribution that the Commercial Developer is required to provide with respect to the development of the Residential Development and is in addition to expenditure of funds for the development and construction of the Underground Parking Garage and Deposits identified in Section 5.3, regardless of whether there is sufficient other financing or equity available to commence and/or complete the Residential Development. The Developer Equity Contribution will be advanced to the Residential Developer from time to time pursuant to the Predevelopment Loan negotiated between the City and the Residential Developer prior to the satisfaction of the Commercial Construction Commencement Conditions. The City shall have no obligation to return to the Commercial Developer any unexpended funds from the Developer Equity Contribution. If the Residential Development does not receive a Building Permit by the latest date specified in the Schedule of Performance, then the City may only utilize the Developer Equity Contribution for the purpose of funding (in a manner consistent with industry standards and best practices) the development on the Residential Property of an affordable or market rate housing project, or may apply the funds to other programs or projects that support affordable housing in the City. Neither the payment of the Developer Equity Contribution to the City nor the disbursement of the Developer Equity Contribution to the Residential Developer shall be deemed to give the Commercial Developer any ownership interest in the Residential Developer nor, except as otherwise provided in this Section 5.1, shall the Residential Developer have any obligation to return any amount of the Developer Equity Contribution which has been disbursed to the Residential Developer to the Commercial Developer.
Section 5.2 Contribution of Parking to the Residential Development.
The Commercial Developer shall bear the sole responsibility to finance and construct the approximately one hundred thirty-seven (137) space Underground Parking Garage and will provide thirty-seven (37) parking spaces for the exclusive use of the Residential Improvements and the Off-Hours Residential Parking Spaces at no cost to the Residential Development.
Notwithstanding the foregoing, nothing in this Agreement shall obligate the Commercial Developer to develop the Commercial Development.
Section 5.3 Deposits.
(a) Prior to the issuance of the first building permit for the construction of the Underground Parking Garage, the Commercial Developer shall deposit with the City funds in the amount of Three Million Dollars ($3,000,000) (the “Initial Deposit”). The Initial Deposit shall be held in trust by the City in an interest bearing account and shall be disbursed as provided in Section 5.3(c). The Initial Deposit shall be in addition to, and not in lieu of, the Developer Equity Contribution.
(b) If, as of the date that the Commercial Developer seeks to obtain the first occupancy permit for office space within the Commercial Improvements, the Financing Commitment has not yet been obtained, then prior to issuance of such occupancy permit, the Commercial Developer shall deposit with the City additional funds in the amount of Three Million Five Hundred Thousand Dollars ($3,500,000) (the “Additional Deposit;” and, together with the Initial Deposit, the “Deposit”). The Additional Deposit shall be held in trust by the City in an interest bearing account and shall be disbursed as provided in Section 5.3(c). 1022 of 11211
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(c) If the Financing Commitment has not been obtained by the last date for obtaining the Financing Commitment as shown on the Schedule of Performance (subject to Force Majeure Events), then the City may utilize all or a portion of the Deposit for the sole purpose of funding (in a manner consistent with industry standards and best practices) the development on the Residential Property of an affordable housing project substantially similar to the Residential Development described in the Development Plan, or may apply the funds to other programs or projects that support affordable housing in the City. At such time, if any, as the Financing Commitment is obtained (even if after the date shown on the Schedule of Performance), then any unused Deposit shall be returned by the City to the Commercial Developer within ten (10) business days after the Financing Commitment is obtained. Any interest accruing on the Deposit shall become a part of the Deposit. (d) For the purposes hereof, “Financing Commitment” shall mean the receipt of the following: (i) a preliminary reservation of federal and/or state low income housing tax credits, (ii) to the extent applicable, an allocation of tax exempt private activity volume cap, (iii) a fully executed commitment letter or similar documentation evidencing the agreement of a tax credit equity investor to make an investment in Residential Developer, and (iv) a fully executed commitment letter or similar documentation evidencing the agreement(s) by one or more lenders to fund the portion of the cost of constructing the Residential Improvements required to be funded by third party lenders (other than the City) each as contemplated by the Finance Plan, which allocations and commitment letters or similar documentation may be subject to customary conditions and requirements consistent with those conditions and requirements contained in commitments or similar documentation for affordable housing projects in the San Francisco Bay Area. Notwithstanding anything to the contrary set forth herein, the Financing Commitment shall not be deemed to have been obtained prior to the date on which Podium Completion occurs.
Section 5.4 Interim Contingent Payments.
Commercial Developer shall pay the City, as interim payments (the “Interim Contingent Payments”) an amount equal to One Hundred Thousand Dollars ($100,000) per year, with the first such payment due within ten (10) days after the Entitlements Date and with each additional payment due on the one (1) year anniversary of the Entitlements Date until the earlier of (i) the date on which the City delivers a written notice to Commercial Developer pursuant to Section
12.4(f) terminating this Agreement, (ii) the date on which Commercial Developer delivers to the City a written notice notifying the City that the Commercial Developer does not intend to commence construction of the Underground Garage and is electing to terminate this Agreement (the events described in clauses (i) and (ii) each being herein referred to as a “Construction Commencement Failure”), and (iii) the commencement of construction of the Underground Garage (and upon the occurrence of any of the events described in clauses (i), (ii) and (iii), the obligation to make additional Interim Contingent Payments shall terminate). The Interim Contingent Payments shall be held by the City in an interest bearing account and the funds shall remain in such account and the City shall not be entitled to access such funds until (x) if this Agreement terminates as a result of a Construction Commencement Failure, the City shall be entitled to retain the Interim Contingent Payments (plus any interest accruing thereon) and may use them for any purpose, as determined by the City in its sole discretion, or (y) if the Commercial Developer commences construction of the Underground Garage on or before the termination of this Agreement as a result of a Construction Commencement Failure, then the 1023 of 11211
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City shall return the Interim Contingent Payments (plus any interest accruing thereon) to Commercial Developer within ten (10) days after the commencement of construction of the Underground Garage.
ARTICLE 6.
PREDISPOSITION REQUIREMENTS
Section 6.1 Conditions Precedent to Conveyance of Property.
The requirements set forth in this Article are conditions precedent to the City's obligations to lease the Property to the Residential Developer pursuant to the Ground Lease. The City's obligation to lease the Property to the Residential Developer shall be subject to the satisfaction of all such conditions precedent, unless otherwise waived by the City.
Section 6.2 Government Approvals; Schedule of Performance. (a) The City shall cooperate with the Commercial Developer and the Residential Developer on obtaining any approvals from other governmental entities and public utilities, provided the City shall not be obligated to incur any costs associated with obtaining such permits and approvals.
(b) The Parties shall reasonably cooperate in order to achieve the timing set forth in the Schedule of Performance (but subject to Force Majeure Events and the provisions of Sections 1.10 and 5.2).
(c) Without limiting the provisions of Section 14.4, the dates set forth in the Schedule of Performance are subject to potential extensions described as “buffers.” If the Commercial Developer or the Residential Developer, as applicable, in its reasonable discretion, requires such an extension, the applicable party shall provide written notice to the City (and to the Developer not requesting such extension) indicating the reasons why such extension is required, and such request shall be subject to the reasonable approval of the City Manager or his or her designee, which approval shall not be unreasonably conditioned, delayed or withheld and a determination shall be made by the City within thirty (30) calendar days after the City’s receipt of such request. If the extension request is approved, then the applicable time for performance under the Schedule of Performance shall be extended by the extension period described in the applicable “buffer” (and all other unperformed items contained in the Schedule of Performance shall also automatically be extended for the same period of time). For the avoidance of doubt, (i) all provisions in this Agreement that provide for performance by a Party by a date set forth in the Schedule of Performance shall be construed to mean that such date is subject to potential extension by the applicable “buffers” regardless of whether a reference to such “buffers” is expressly included in the applicable provision, and (ii) the “buffers” shall be additive such that if task #1 utilizes its 30-day buffer period due to delays and task #2 has an initial 30-day buffer period, then task #2’s buffer period would increase to 60 days (i.e., the 30-day delay/buffer period from task #1 is added to the 30-day buffer period for task #2), and all subsequent tasks would have an additional 60 days added to their respective buffer periods. Notwithstanding anything to the contrary, the City Manager may, in its sole discretion, provide additional time extensions beyond the “buffers” articulated in the Schedule of Performance, provided that the 1024 of 11211
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deadline to complete construction remains as specified in the Schedule of Performance and is not extended beyond any utilized “buffers”.
(d) The Commercial Developer and the Residential Developer each acknowledge that execution of this Agreement by the City does not constitute approval by the City of any required or additional permits, applications, or allocations, if any, and in no way limits the discretion of the City in the permit allocation and approval process.
Section 6.3 Financing Plan.
(a) The Residential Developer intends to finance the Residential Development with sources that may include but are not limited to the City Loans, Tax Credit Funds, and other public financing and private lender construction and permanent financing. As of the Effective Date, the City has approved the Residential Developer’s preliminary financing proposal attached to this Agreement as Exhibit D (the “Financing Proposal”). The City and the Residential Developer acknowledge that the Residential Developer may pursue additional funding options and the list of funding sources described above is not intended to be a limitation on the sources that the Residential Developer may utilize to finance the construction and operation of the Residential Development. The Financing Proposal shall be in effect until a Financing Plan is approved by the City pursuant to subsection (c) below. The City shall approve updates to the Financing Proposal and the Financing Plan and any amendments thereto, provided any such alternate funding options are reasonable, and the Residential Developer and the City agree to replace the Initial Financing Proposal with the approved Financing Plan for the Residential Development, which shall meet the requirements of subsection (b) below. (b) By the time specified in the Schedule of Performance, the Residential Developer shall have submitted for City review a financing plan (the “Financing Plan”) containing the following: (1) a "sources and uses" breakdown of the costs of constructing the Residential Improvements, and (2) an operating proforma for the Residential Development.
Such sources and uses breakdown and operating proforma shall reflect the Residential Developer's then current expectations for funding sources, development costs, and Annual Operating Expenses (including the Residential Developer’s expense burden relating to the Underground Parking Garage). The purpose of the City review shall be to determine (i) whether the Residential Developer's estimates of costs and net operating income indicate that the construction and operation of the Residential Development will be done in accordance with this Agreement and the proposed Ground Lease, and (ii) if the development and operating budgets for the Residential Development meet the City’s underwriting criteria. (c) Upon receipt by the City of the proposed Financing Plan, the City shall promptly review the Financing Plan and shall approve or disapprove it within fifteen (15) business days after submission if it conforms to the provisions of this Agreement. If the City does not respond within fifteen (15) days following the City’s receipt of the complete Financing Plan either approving or disapproving the Financing Plan it shall be deemed approved. The City's review of the Financing Plan shall be limited to determining if the contemplated financing will be reasonably available, if the financing contemplated in the Financing Plan would provide sufficient funds to undertake and complete the development and construction of the Residential Improvements and determining if it is consistent with the terms of this Agreement, Ground Lease, and City’s underwriting criteria.
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(d) If the Financing Plan is not approved by the City, the City shall notify the Residential Developer in writing of the reasons therefor. The Residential Developer shall thereafter resubmit a revised Financing Plan to the City for its approval within fifteen (15) days after the City's notification of disapproval. The City will either approve or disapprove the revised Financing Plan within fifteen (15) days after resubmission by the Residential Developer.
Section 6.4 Other Approved Financing.
(a) As set forth in the Schedule of Performance all financing necessary to construct the Residential Improvements, as required and approved by the City in the Financing Plan, shall be closed by the Residential Developer prior to, or simultaneously with, the execution of the Ground Lease by the City. The Residential Developer shall also submit to the City evidence reasonably satisfactory to the City that any conditions to the release or expenditure of funds described in the approved Financing Plan as the sources of funds to pay the costs of constructing the Residential Improvements have been met or will be met upon the execution of the Ground Lease and subject to the Residential Developer's satisfaction of standard disbursement preconditions allowing for the construction of the Residential Development. (b) In the event after making a good faith effort, Residential Developer is unable to obtain financing mutually acceptable to the Residential Developer and the City by the time set forth in the Schedule of Performance, subject to the provisions of Section 12.4(d), the Residential Developer or the City may terminate this Agreement with respect to the Residential Developer and the Residential Development only, by providing written notice to the other Parties and Residential Developer shall have no continuing liability or obligation to the City or the Commercial Developer.
Section 6.5 HUD Requirements.
The City agrees that if the Residential Developer obtains financing subject to an FHA insurance program of HUD, the City shall modify the Loan Agreement and City Documents (other than the REA, the Lot Tie Agreement, and the Construction Easement) unless such modifications are approved by the Commercial Developer and all other parties to the REA, the Lot Tie Agreement and the Construction Easement, in their respective sole discretion) to conform to HUD requirements.
Section 6.6 Residential Tenant Selection.
By the time specified in the Schedule of Performance, the Residential Developer shall provide to the City, for its review and approval the Residential Developer’s written tenant selection plan and a marketing plan for marketing the Residential Development to incomeeligible households as required pursuant to this Agreement, including information on affirmative marketing efforts and compliance with fair housing laws and the City’s Housing Element goals and policies (subject to all applicable laws and tax credit rules and regulations).
ARTICLE 7.
LEASE OF PROPERTY
Section 7.1 Ground Lease.
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Provided the pre-disposition requirements set forth in ARTICLE 6 and the additional closing conditions set forth in Section 7.4 have been satisfied, the City shall lease to the Residential Developer the Property pursuant to the Ground Lease. If the parties are unable to negotiate the terms of a Ground Lease or a Regulatory Agreement, this Agreement may be terminated with respect to the Residential Developer only, as set forth in Section 12.2 below.
Notwithstanding anything to the contrary contained herein, upon execution of the Ground Lease, then to the extent the terms of this Agreement are in conflict with the terms of the Ground Lease, the requirements of the Ground Lease shall prevail.
Section 7.2 Form of Ground Lease.
The City and the Developer agree that the Ground Lease to be executed by the Parties will be substantially consistent with the terms of the form of Ground Lease attached hereto as Exhibit E (as such may be further negotiated).
Section 7.3 Opening Escrow.
The Parties shall establish the Escrow with the Title Company. The Parties shall execute and deliver all written instructions to the Title Company to accomplish the terms hereof, which instructions shall be consistent with this Agreement. Upon request by the Commercial Developer, the Title Company may be changed to a company requested by the Commercial Developer, provided: (a) the Commercial Developer makes the request prior to the opening of Escrow; and (b) the new title company is approved by the City, which approval shall not be unreasonably withheld.
Section 7.4 Closing.
The Closing Date shall occur within thirty (30) days following the date on which all conditions precedent to conveyance set forth in ARTICLE 6 have been satisfied or waived by the City. In addition to the conditions precedent to execution of the Ground Lease as set forth in ARTICLE 6 (including but not limited to the closing of the financing set forth in the approved Financing Plan), the following conditions shall be satisfied or waived prior to or concurrently with, and as conditions of, execution of the Ground Lease:
(a) The Residential Developer shall provide the City with a certified copy of an authorizing resolution, approving the Ground Lease.
(b) The Commercial Developer and the Residential Developer, as applicable, shall have furnished the City with evidence of the insurance coverage meeting the general insurance requirements set forth in Exhibit L.
(c) The Residential Developer shall have executed and delivered to the City the City Documents to be executed by the Residential Developer (to the extent not previously executed and delivered), and any other documents and instruments required to be executed and delivered by the Residential Developer pursuant to this Agreement, all in a form and substance reasonably satisfactory to the City, the Commercial Developer and the Residential Developer (except that if a City Document is attached as an exhibit to this Agreement, then such document shall be in substantially the form attached to this Agreement). 1027 of 11211
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(d) The Memorandum of Disposition and Development Agreement, the Memorandum of Ground Lease, the Leasehold Deed of Trust, and the Regulatory Agreement, shall have been recorded against the Residential Developer's interest in the Property as a lien subject only to the exceptions authorized by the City.
(e) City has approved the final Financing Plan in accordance with Section 6.3. (f) Podium Completion shall have occurred.
(g) There shall exist no Residential Event of Default under this Agreement. (h) All representations and warranties of the Residential Developer contained in any part of this Agreement shall be true and correct in all material respects.
Section 7.5 Condition of Title.
On the Closing Date, the Residential Developer shall have an insurable leasehold interest to the Property which shall be free and clear of all liens, encumbrances, clouds and conditions, rights of occupancy or possession, except:
(a) Applicable building and zoning laws and regulations; (b) The provisions of the Ground Lease;
(c) The provisions of the Lot Tie Agreement;
(d) The provisions of the Regulatory Agreement;
(e) Any lien for current taxes and assessments or taxes and assessments accruing for periods subsequent to recordation of the Memorandum of the Ground Lease; (f) The liens of any loan approved by the City in the Financing Plan; (g) The REA;
(h) The Shared Parking Agreement; and
(i) Permitted exceptions reasonably acceptable to the Residential Developer.
Section 7.6 Condition of Property.
(a) In fulfillment of the purposes of Health and Safety Code Section 25359.7(a), the City represents and warrants that it has no further knowledge, and no reasonable cause to believe, that any Hazardous Materials are located on or beneath the Property, except as disclosed in the Phase I Environmental Site Assessment for Development site, including the Property, dated April 21, 2023 prepared by Langan Engineering and Environmental Services, Inc.
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(b) The physical condition, possession or title of the Property shall be delivered from the City to the Residential Developer in an as is condition, with no warranty expressed or implied by the City, including without limitation, the presence of hazardous materials or condition of the soil, its geology, the presence of known or unknown faults, or the suitability of the Residential Parcel for the Residential Development. Notwithstanding the previous sentence, the Residential Developer and the Commercial Developer shall be indemnified by the City from liability due to any environmental issues not identified in the Phase I Environmental Site Assessment described in Section 7.6(a).
Section 7.7 Costs of Escrow and Closing.
All ad valorem taxes for the Property, if any, shall be prorated as of the Closing Date.
The Residential Developer shall pay the cost of title insurance, document preparation, recordation fees, transfer tax, if any, and any additional recording costs to close the Escrow for the Property.
ARTICLE 8.
CONSTRUCTION OF IMPROVEMENTS
Section 8.1 Construction Pursuant to Plans.
Unless modified by operation of Section 8.7, (i) the Residential Developer shall be responsible for constructing the Residential Improvements substantially in accordance with the Development Plan and the Construction Plans applicable to the Residential Improvements and the applicable terms and conditions of the land use permits and approvals and building permits, including any variances granted for the Development, as they all may be amended from time to time, and (ii) the Commercial Developer shall be responsible for constructing the Underground Parking Garage substantially in accordance with the Development Plan and the Construction Plans applicable to the Underground Parking Garage and the applicable terms and conditions of the land use permits and approvals and building permits, including any variances granted for the Development, as they all may be amended from time to time.
Section 8.2 Construction Contracts.
(a) At least ten (10) days prior to the commencement of construction of the Underground Parking Garage, the Commercial Developer shall submit to the City for its limited approval the sections of the proposed separate construction contract for the Underground Parking Garage which are necessary for the City’s limited review as provided in this Section 8.2(a) and as necessary to confirm Podium Completion. The City's review and approval shall be limited exclusively to a determination whether the construction contract contains provisions consistent with the requirements of Section 8.9 below.
(b) No later than the date set forth in the Schedule of Performance, the Residential Developer shall submit to the City for its limited approval the proposed separate construction contract for the Residential Improvements. The City's review and approval shall be limited exclusively to a determination whether: (1) the guaranteed maximum construction cost set forth in the relevant construction contract is consistent with the approved Financing Plan; and 1029 of 11211
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(2) the construction contract contains provisions consistent with the requirements of Section 8.9 below.
(c) Upon receipt by the City of a proposed construction contract (or the relevant sections thereof), the City shall promptly review the same and approve each of the contracts, within ten (10) business days of submission if it satisfies the limited criteria set forth above. If the submitted construction contract is not approved by the City, the City shall set forth in writing and notify the Residential Developer or the Commercial Developer, as applicable, of the City's reasons for withholding such approval. The applicable Developer shall thereafter submit a revised construction contract for City approval, which approval shall be granted or denied in five (5) business days in accordance with the criteria and procedures set forth above.
Any construction contract executed by the Residential Developer for the Residential Improvements shall be in the form approved by the City. Any construction contract executed by the Commercial Developer for the Underground Parking Garage shall be in the form approved by the City as it relates solely to the matters described in Section 8.9 below. If the City fails to approve or disapprove the Residential Developer’s or the Commercial Developer’s form of construction contract within the foregoing ten (10) business day or five (5) business day, as applicable, review period, the applicable form of construction contract shall be deemed approved by the City.
Section 8.3 Underground Parking Garage Construction Bonds.
Prior to building permit issuance for construction of the Underground Parking Garage, the Commercial Developer shall obtain (directly or through Commercial Developer’s general contractor) one (1) labor and material bond and one (1) performance bond for construction of the Underground Parking Garage, each in an amount equal to one hundred percent (100%) of the scheduled cost of construction under the construction contract for the Underground Parking Garage. Each bond shall name the City as co-obligee and shall be issued by a reputable insurance company licensed to do business in California, reasonably acceptable to the City. The surety company or its parent company shall have and maintain an acceptable credit rating as set forth below:
(1) Standard and Poors Insurer Financial Strength Rating of A or better rating, or
(2) A.M. Best Company, Financial Strength Rating of B+ or better rating.
The form of the labor and material bonds and the performance bonds shall be subject to the City's prior review and written approval, which shall not be unreasonably withheld or delayed.
Section 8.4 Residential Improvements Construction Bonds.
No later than the date set forth in the Schedule of Performance, the Residential Developer shall obtain (directly or through Residential Developer’s general contractor) one (1) labor and material bond and one (1) performance bond for construction of the Residential Improvements, each in an amount equal to one hundred percent (100%) of the scheduled cost of construction under the construction contract for the Residential Development. Each bond shall name the City 1030 of 11211
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as co-obligee and shall be issued by a reputable insurance company licensed to do business in California, reasonably acceptable to the City. The surety company or its parent company shall have and maintain an acceptable credit rating as set forth below:
(1) Standard and Poors Insurer Financial Strength Rating of A or better rating, or
(2) A.M. Best Company, Financial Strength Rating of B+ or better rating.
The form of the labor and material bonds and the performance bonds shall be subject to the City's prior review and written approval, which shall not be unreasonably withheld or delayed.
Section 8.5 Commencement of Residential Improvements.
The Residential Developer shall commence construction of the Residential Improvements no later than the date set forth in the Schedule of Performance.
Section 8.6 Completion of the Residential Improvements.
The Residential Developer shall diligently prosecute to completion the construction of the Residential Improvements no later than the date set forth in the Schedule of Performance.
Section 8.7 Change in Construction of Residential Improvements or Underground Parking Garage.
(a) If the Residential Developer desires to make any material change in the Residential Improvements which are not substantially consistent with the Construction Plans for the Residential Development, the Residential Developer shall submit the proposed change to the City for its approval. No change which is required for compliance with building codes or other government health and safety regulations shall be deemed material. If the Residential Improvements, as modified by any such proposed change, do not materially alter the approved planning application and will conform to the requirements of this Agreement, and the Construction Plans for the Residential Development, the City Manager or their designate shall approve the change by notifying the Residential Developer in writing within ten (10) business days. For purposes of this Section 8.7(a), a “material change” shall mean any change which is expected to substantially alter the external appearance of the Residential Development (including any color change) or which is expected to result in an individual change of One Hundred Thousand Dollars ($100,000) or a cumulative change of Two Hundred and Fifty Thousand Dollars ($250,000), or more, in the cost of construction of the Residential Improvements. (b) If the Commercial Developer desires to make any material change in the Underground Parking Garage which is not substantially consistent with the Construction Plans for the Underground Parking Garage, the Commercial Developer shall submit the proposed change to the City and the Residential Developer for their respective approval. No change which is required for compliance with building codes or other government health and safety regulations shall be deemed material. If the Underground Parking Garage, as modified by any such 1031 of 11211
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proposed change, does not materially alter the approved planning application and will conform to the requirements of this Agreement and the Construction Plans for the Underground Parking Garage, then the City Manager or his or her designee (on behalf of the City) and the Residential Developer shall each approve the change by notifying the Commercial Developer in writing within ten (10) business days, which approval shall not be unreasonably withheld. For purposes of this Section 8.7(b), a “material change” shall mean any change which is expected to result in a material impact to the design, functionality, constructability or development cost of the Residential Development and/or the number, location or availability of the parking spaces designated for use by the Residential Development or public in the REA and Shared Parking Agreement.
(c) Unless a proposed change is rejected by the City or the Residential Developer, as applicable, within ten (10) business days, it shall be deemed approved by the applicable party. If rejected within such time period, the previously approved Construction Plans for the Residential Development or the Underground Parking Garage, as applicable, shall continue to remain in full force and effect. If the City or the Residential Developer, as applicable, rejects a proposed change, it shall provide the Residential Developer or the Commercial Developer, as applicable, with the specific reasons therefore. (d) The approval of changes in the Construction Plans for the Residential Development or the Underground Parking Garage, as applicable, by the City pursuant to this Section shall be in addition to any approvals required to be obtained from the City pursuant to building permit requirements.
Section 8.8 Certificate of Completion.
Within thirty (30) days after completion of the construction of the Residential Improvements, in accordance with those provisions of this Agreement relating solely to the obligations of the Residential Developer to construct the Residential Improvements (including the dates for beginning and completing construction of the Residential Improvements), as set forth below, the City shall provide an instrument so certifying the completion of the construction of the Residential Improvements (the "Residential Improvements Certificate of Completion").
The Residential Improvements Certificate of Completion shall be a conclusive determination that the covenants in this Agreement with respect to the obligations of the Residential Developer to construct the Residential Improvements have been met. The certification shall be in such form as will enable such certificate to be recorded in the Official Records. These certifications and determinations shall not constitute satisfaction of any obligation of the Residential Developer to any holder of a Security Financing Interest, shall not be deemed a notice of completion under the California Civil Code, nor a certificate of occupancy and shall neither hinder nor convey any rights to occupy any portion of the Improvements.
Section 8.9 Compliance with Applicable Law; Prevailing Wage Requirement. (a) Each Developer shall cause all construction with respect to such Developer’s respective Development to be performed in compliance with:
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(1) All applicable laws, ordinances, rules and regulations of federal, state, county or municipal governments or agencies now in force or that may be enacted hereafter.
(2) All directions, rules and regulations of any fire marshal, health officer, building inspector, or other officer of every governmental agency now having or hereafter acquiring jurisdiction. The work shall proceed only after the payment of all applicable fees, procurement of each permit, license, or other authorization that may be required by any governmental agency having jurisdiction, and each Developer shall be responsible to the City for the procurement and maintenance thereof, as may be required of the Developer with respect to such Developer’s Development and all entities engaged in work on the Property. (b) Each Developer shall pay and shall cause its respective contractors and subcontractors to pay prevailing wages in the construction of the Development as those wages are determined pursuant to California Labor Code Section 1720 et seq., to employ apprentices as required by California Labor Code Sections 1777.5 et seq., and the implementing regulations of the Department of Industrial Relations (the "DIR") to the extent applicable to that Developer’s component of the Development. In addition, as applicable, each Developer shall cause its respective contractors and subcontractors in the construction of the applicable Development to do all the following: (1) all calls for bids, bidding materials and the construction contract documents for the applicable Development must specify that (A) no contractor or subcontractor may be listed on a bid proposal nor be awarded a contract for the applicable Development unless registered with the DIR pursuant to Labor Code Section 1725.5, and (B) the applicable Development is subject to compliance monitoring and enforcement by the DIR; (2) each Developer is required to provide the City all information required by Labor Code Section 1773.3 as set forth in the DIR's online form PWC-100 within 2 days of the award of the contract (https://www.dir.ca.gov/pwc100ext/); (3) each Developer shall cause its respective contractors to post job site notices, as prescribed by regulation by the DIR; or (4) each Developer shall cause its respective contractors to furnish payroll records required by Labor Code Section 1776 directly to the Labor Commissioner, at least monthly in the electronic format prescribed by the Labor Commissioner. Each Developer shall indemnify, hold harmless and defend (with counsel reasonably acceptable to the City) the City against any claim for damages, compensation, fines, penalties or other amounts arising out of the failure or alleged failure of any person or entity (including the applicable Developer, its contractor and subcontractors) to pay prevailing wages in accordance with the terms of this Agreement as determined pursuant to California Labor Code Section 1720 et seq., to employ apprentices pursuant to California Labor Code Section 1777.5 et seq., and implementing regulations of the DIR or to comply with the other applicable provisions of California Labor Code Sections 1720 et seq., 1777.5 et seq., and the implementing regulations of the DIR in connection with the construction of the applicable Developer’s Development. The requirements in this Subsection survive the repayment of the City Loans and the reconveyance of the Leasehold Deeds of Trust.
(c) Each Developer shall defend (with counsel reasonably acceptable to the City) the City against any claim for damages, compensation, fines, penalties or other amounts arising out of the failure or alleged failure of any person or entity (including the applicable Developer, its contractor and subcontractors) to pay prevailing wages in accordance with this Agreement as determined pursuant to Labor Code Sections 1720 et seq., and implementing 1033 of 11211
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regulations of the Department of Industrial Relations or comply with the other applicable provisions of Labor Code Sections 1720 et seq., to employ apprentices pursuant to Labor Code Sections 1777.5 et seq., and implementing regulations of the Department of Industrial Relations in connection with the construction, pursuant to this Agreement, of the applicable Developer’s Development, and shall indemnify and hold the City harmless against any damages, compensation, fines, penalties or other amounts resulting from the successful prosecution of such claim.
(d) Each Developer shall construct its respective Development to comply with all applicable federal and state disabled persons accessibility requirements including but not limited to the Federal Fair Housing Act, Section 504 of the Construction Act of 1973, Title II and/or Title III of the Americans with Disabilities Act of 1990, Title 24 of the California Code of Regulations and the Uniform Federal Accessibility Standards. To the extent required by the funding sources for the Residential Developer, in compliance with Section 504 of the Rehabilitation Act of 1973 (29 U.S.C. 794, et seq.), a minimum of 11 units in the Residential Development shall be constructed by the Residential Developer to be readily accessible and usable by households with a mobility impaired member and a minimum of 8 units shall be constructed and to be readily accessible and usable by households with a hearing or visually impaired member.
(e) For the avoidance of doubt and without affecting any other limitations on liability contained in this Agreement, neither the Residential Developer nor the Commercial Developer shall have any obligation, liability or responsibility for any breach of the provisions of this Section 8.9 by the other Developer, including, without limitation, any payment or indemnity obligations contained in this Section 8.9.
Section 8.10 Mechanics Liens, Stop Notices, and Notices of Completion. (a) If any claim of lien is filed against the Property or the Residential Improvements or a stop notice affecting the City Loans is served on the City or any other lender or other third party in connection with the Residential Development, then the Commercial Developer (to the extent said lien arises in connection with the construction of the Underground Parking Garage or the Commercial Improvements) or the Residential Development (to the extent said lien arises in connection with the construction of the Residential Improvements shall, within thirty (30) days after such filing or service, either pay or fully discharge the lien or stop notice, effect the release of such lien or stop notice by delivering to the City a surety bond from a surety acceptable to the City in sufficient form and amount, or provide the City with other assurance satisfactory to the City that the claim of lien or stop notice will be paid or discharged. (b) If the Residential Developer fails to discharge any lien, encumbrance, charge, or claim in the manner required in this Section or obtain a surety bond, then in addition to any other right or remedy, the City may (but shall be under no obligation to) discharge such lien, encumbrance, charge, or claim at the Residential Developer's expense. Alternatively, the City may require the Residential Developer to immediately deposit with the City the amount necessary to satisfy such lien or claim and any costs, pending resolution thereof. The City may use such deposit to satisfy any claim or lien that is adversely determined against the Residential Developer.
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(c) The Residential Developer shall file a valid notice of cessation or notice of completion upon cessation of construction of the Development for a continuous period of thirty (30) days or more and take all other reasonable steps to forestall the assertion of claims of lien against the Property and/or Residential Improvements. The Residential Developer authorizes the City, but without any obligation, to record any notices of completion or cessation of labor, or any other notice that the City deems necessary or desirable to protect its interest in the Residential Development and Property.
Section 8.11 Equal Opportunity.
During the construction of the Residential Development there shall be no discrimination on the basis of race, color, creed, religion, sex, sexual orientation, gender identity, marital status, national origin or ancestry, or source of income, in the hiring, firing, promoting or demoting of any person engaged in the construction work.
Section 8.12 Inspections.
The Residential Developer shall permit and facilitate, and shall require its contractors to permit and facilitate, observation and inspection at the Residential Development by the City and by public authorities during reasonable business hours upon forty-eight (48) hours' written notice for the purposes of determining compliance with this Agreement.
Section 8.13 Information.
The Residential Developer shall provide any information reasonably requested by the City in connection with the Residential Development.
Section 8.14 Records.
(a) The Residential Developer shall maintain complete, accurate, and current records pertaining to its interests in the Residential Development for a period of five (5) years after the creation of such records and shall permit any duly authorized representative of the City to inspect and copy records upon reasonable notice to the Residential Developer. Such records shall include all invoices, receipts, and other documents related to expenditures from City Loan funds. Records must be kept accurate and current.
(b) The City shall notify the Residential Developer of any records it deems insufficient. The Residential Developer shall have thirty (30) calendar days after the receipt of such a notice to correct any deficiency in the records specified by the City in such notice, or if a period longer than thirty (30) days is reasonably necessary to correct the deficiency, then the Residential Developer shall begin to correct the deficiency within thirty (30) days and complete the correction of the deficiency as soon as reasonably possible.
ARTICLE 9.
ONGOING RESIDENTIAL DEVELOPER OBLIGATIONS
Section 9.1 Applicability.
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The conditions and obligations set forth in this ARTICLE 9 shall apply from the date Residential Developer obtains a leasehold interest in the Property and throughout the term of the Ground Lease, unless a different period of applicability is specified for a particular condition or obligation.
Section 9.2 Use.
(a) The Residential Developer hereby agrees that, for the entire term of the Ground Lease, the Residential Development (other than with respect to the Community Space) will be used only for residential use consistent with the Ground Lease and the Regulatory Agreement.
(b) The Regulatory Agreement shall require that a portion of the Units shall be affordable to and occupied by low, very low and extremely low income households as those terms are defined in the Regulatory Agreement in accordance with the Density Bonus Requirements.
Section 9.3 Maintenance.
(a) The Residential Developer agrees, for the entire term of the Ground Lease, to maintain all interior and exterior improvements, including landscaping, of the Residential Development in condition, repair and sanitary condition (and, as to landscaping, in a healthy condition) and in accordance with a management plan, as the same may be amended from time to time, and all applicable laws, rules, ordinances, orders, and regulations of all federal, state, municipal, and other governmental agencies and bodies having or claiming jurisdiction and all their respective departments, bureaus, and officials.
(b) In the event that the Residential Developer breaches any of the covenants contained in this section and such default continues for a period of fifteen (15) days after written notice from the City with respect to graffiti, debris, waste material, and general maintenance or thirty (30) days after written notice from the City with respect to landscaping and building improvements, then the City, in addition to whatever other remedy it may have at law or in equity, shall have the right to enter upon the Residential Property and perform or cause to be performed all such acts and work necessary to cure the default. Pursuant to such right of entry, the City shall be permitted (but is not required) to enter upon the Residential Property and perform all acts and work necessary to protect, maintain, and preserve the Residential Improvements and landscaped areas on the Residential Property, and to attach a lien on the Residential Property, or to assess the Residential Property, in the amount of the expenditures arising from such acts and work of protection, maintenance, and preservation by the City and/or costs of such cure, including a ten percent (10%) administrative charge, which amount shall be promptly paid by the Residential Developer to the City upon demand.
Section 9.4 Residential Property Management Agent.
The Residential Development shall at all times be managed by an experienced management agent reasonably acceptable to the City, with demonstrated ability to operate residential facilities like the Residential Development in a manner that will provide decent, safe, and sanitary housing. For any change in the Residential Property Management Agent, the 1036 of 11211
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Residential Developer shall submit for the City's approval the identity of any proposed Residential Property Management Agent. The Residential Developer shall also submit such additional information about the background, experience and financial condition of any proposed Residential Property Management Agent as is reasonably necessary for the City to determine whether the proposed Residential Property Management Agent meets the standard for a qualified Residential Property Management Agent set forth above. If the proposed Residential Property Management Agent meets the standard for a qualified Residential Property Management Agent set forth above, the City shall approve the proposed Residential Property Management Agent by notifying the Residential Developer in writing. The City hereby pre-approves Alta Housing, as the initial Residential Property Management Agent.
Section 9.5 Taxes, Assessments and Development Impact Fees. (a) The Residential Developer shall pay all real and personal property taxes, assessments and charges and all franchise, income, employment, old age benefit, withholding, sales, and other taxes assessed against it, or payable by it, at such times and in such manner as to prevent any penalty from accruing, or any lien or charge from attaching to the Property or the Residential Developer's leasehold interest in the Property; provided, however, that the Residential Developer shall have the right to contest in good faith any such taxes, assessments, or charges. In the event the Residential Developer exercises its right to contest any tax, assessment, or charge against it, the Residential Developer, on final determination of the proceeding or contest, shall immediately pay or discharge any decision or judgment rendered against it, together with all costs, charges and interest. (b) The Residential Developer will pay those City impact fees that are determined to apply to this project, in accordance with Government Code Section 66007. The fees associated with the Commercial Development will be due by the Commercial Developer to the City in the amount(s) and at the time(s) set forth in the separate development agreement between the City and the Commercial Developer. The fees associated with the Residential Development will be due by the Residential Developer to the City at the time of issuance of a certificate of occupancy or the date of final inspection, whichever occurs first.
Section 9.6 Hazardous Materials.
(a) Remedial Action. The City, in its role as landowner, will fully and completely cooperate with Commercial Developer in Commercial Developer’s obligations (i) to comply with the Construction Easement; (ii) to comply with the conditions of approval of the Entitlements; (iii) to comply with the REA; and (iv) to remediate Hazardous Materials conditions encountered on the Property from and after the date on which Commercial Developer commences construction of the Underground Parking Garage until the date on which Podium Completion occurs in a manner consistent with the Property’s reasonably anticipated use. For the avoidance of doubt, Commercial Developer shall not be required to (i) commence any remediation at the Property until the Commercial Developer commences construction of the Underground Parking Garage, or (ii) remediate the Property with respect to Hazardous Materials first introduced to the Property from and after the date on which Podium Completion occurs.
Except as otherwise provided in this Agreement, Commercial Developer’s remediation of Hazardous Materials encountered in the construction of the Underground Parking Garage shall be at no cost or expense to the City. The Residential Developer shall not take any remedial 1037 of 11211
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action in response to the presence of any Hazardous Materials on, under, or about the Residential Development (other than in emergency situations or as required by governmental agencies having jurisdiction), nor enter into any settlement agreement, consent decree, or other compromise in respect to any Hazardous Materials Claims without the City's prior written consent, which shall not be unreasonably withheld or delayed. (b) Indemnification. Commercial Developer hereby agrees to and shall indemnify, defend (with counsel approved by the City for Claims against the City and counsel approved by Residential Developer for Claims against the Residential Developer) and hold harmless the City and its elected and appointed representatives, officers, agents, and employees (“City Indemnified Parties”) and Residential Developer and its representatives, officers, agents, and employees (“Residential Developer Indemnified Parties”) from any loss, liability, fines, penalties, forfeitures, costs, and damages (whether in contract, tort, or strict liability, including but not limited to personal injury, death, and property damage) and from any and all claims, demands, and actions in law or equity (including attorneys’ fees and litigation expenses), and Hazardous Materials Claims (“Claims”) to the extent arising out of or in any way related to the development and implementation of remedial actions required pursuant to Section 9.6(a) or otherwise required by Project Entitlements conditions of approval or other public agency oversight of remediation required pursuant to Section 9.6(a) and Project Entitlements. The provisions of this Section shall survive expiration of the Term or other termination of this Agreement.
(c) Reserved.
Section 9.7 Audits.
The Residential Developer shall make available for examination at reasonable intervals and during normal business hours to the City all books, accounts, reports, files, and other papers or property with respect to all matters covered by this Agreement, and shall permit the City to audit, examine, and make excerpts or transcripts from such records. The City may make audits of any conditions relating to this Agreement.
ARTICLE 10.
INSURANCE REQUIREMENTS
Each Developer will maintain, at their sole cost and expense (but subject to any agreements among or between the Parties allocating such costs and expenses in a different manner, including, without limitation, the REA and the Shared Parking Agreement, if applicable), the insurance coverage described in Exhibit L for itself and its applicable Improvements.
ARTICLE 11.
ASSIGNMENT AND TRANSFERS
Section 11.1 Definitions.
As used in this Article, the term "Transfer" means:
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(a) Any total or partial sale, assignment or conveyance, or any trust or power, or any transfer in any other mode or form, of or with respect to this Agreement or of the Residential Development or any part thereof or any interest therein or any contract or agreement to do any of the same;
(b) Any total or partial sale, assignment or conveyance, or any trust or power, or any transfer in any other mode or form, of or with respect to any ownership interest in Residential Developer or any contract or agreement to do any of the same; (c) Any merger, consolidation, sale or lease of all or substantially all of the assets of the Residential Developer; or
(d) The leasing of part or all of the Residential Property or the Residential Improvements thereon; provided, however, that leasing of the Units included within the Residential Improvements to tenant occupants in accordance with the Regulatory Agreement shall not be deemed a Transfer for purposes of this Article.
Section 11.2 Purpose of Restrictions on Transfer.
(a) This Agreement is entered into solely for the purpose of the development and operation of the Development and its subsequent use in accordance with the terms hereof.
Each Developer recognizes that the qualifications and identity of such Developer are of particular concern to the City, in view of:
(1) The importance of the development of the Property to the general welfare of the community;
(2) The land acquisition assistance and other public aids that have been made available by law and by the government for the purpose of making such development possible;
(3) The reliance by the City upon the unique qualifications and ability of the Developer to serve as the catalyst for the development of the Property and upon the continuing interest which the Developer will have in the Residential Improvements and Underground Garage to assure the quality of the use, operation and maintenance deemed critical by the City in the development of the Property;
(4) The fact that a change in ownership or control of the owner of the Residential Improvements or of a substantial part thereof, or any other act or transaction involving or resulting in a significant change in ownership or with respect to the identity of the parties in control of the Developer or the degree thereof is for practical purposes a transfer or disposition of the Property;
(5) The fact that the Property is not to be acquired or used for speculation, but only for the Residential Development and Underground Garage and operation by the Developer of the Residential Development and Underground Garage in accordance with the Agreement and the REA; and
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(6) The importance to the City and the community of the standards of use, operation and maintenance of the Property.
(b) The Developer further recognizes that it is because of such qualifications and identity that the City is entering into this Agreement with the Developer and that Transfers are permitted only as provided in this Agreement.
Section 11.3 Prohibited Transfers.
(a) The limitations on Transfers set forth in this Section shall apply until the end of the Term. Except as expressly permitted in this Agreement, each Developer represents and agrees that such Developer has not made or created and will not make or create or suffer to be made or created, any Transfer, either voluntarily or by operation of law without the prior written approval of the City.
(b) Any Transfer made in contravention of this Section shall be void and shall be deemed to be a default under this Agreement whether or not the Developer knew of or participated in such Transfer.
Section 11.4 Permitted Transfers.
(a) Notwithstanding the provisions of Section 11.3, the following Transfers shall be permitted and are hereby approved by the City:
(1) Any Transfer creating a Security Financing Interest permitted pursuant to the approved Financing Plan;
(2) Any Transfer directly resulting from the foreclosure of a Security Financing Interest or the granting of a deed in lieu of foreclosure of a Security Financing Interest or as otherwise permitted under ARTICLE 13;
(3) The leasing of residential units and Community Space within the Residential Development in accordance with the Regulatory Agreement; (4) The granting of easements or permits to facilitate the development of the Property;
(5) A loan to refinance the financing identified in the approved Financing Plan.
(b) The City hereby approves a Transfer of a limited partnership interest in the Residential Developer, or to an affiliate of the Investor (provided such affiliate provides documentation reasonably acceptable to the City that the affiliate has sufficient financial capability to provide the capital contributions set forth in the Financing Plan) and future transfers of such interest.
(c) The Parties agree and acknowledge that Alta Housing shall remain sole member and manager of the managing general partner of the Residential Developer throughout the term of the Ground Lease unless otherwise consented to by the City. In the event the general 1040 of 11211
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partner of the Residential Developer is removed by the limited partner of the Residential Developer for cause following default under the Partnership Agreement, the City hereby approves the transfer of the general partner interest to a 501(c)(3) tax-exempt nonprofit public benefit corporation that is selected by the limited partner and approved in advance and in writing by the City, which approval shall not be unreasonably withheld. (d) The City also hereby approves Transfer of the Property or partnership interest from the Residential Developer to a limited liability company or limited partnership, the managing member or partner of which is Alta Housing, or a nonprofit public benefit corporation affiliated with Alta Housing, or any combination thereof. (e) For the avoidance of doubt, there shall be no restrictions on Transfers with respect to the Commercial Developer following the date on which Podium Completion occurs.
Section 11.5 Effectuation of Certain Permitted Transfers. (a) No Transfer of this Agreement permitted pursuant to Section 11.4 (other than (i) Transfers with respect to the Commercial Developer following building permit issuance for the Residential Development, and (ii) Transfers pursuant to Sections 11.4(a)(1) and (3)-(5), which Transfers shall not be subject to the provisions of this Section 11.5) shall be effective unless, at the time of the Transfer, the person or entity to which such Transfer is made, by an instrument in writing prepared by the City and in form recordable among the land records, shall expressly assume the obligations of the applicable Developer under this Agreement and agree to be subject to the conditions and restrictions to which the applicable Developer is subject arising during this Agreement, to the fullest extent that such obligations are applicable to the particular portion of or interest in the Development conveyed in such Transfer. Anything to the contrary notwithstanding, the holder of a Security Financing Interest or a Commercial Development Financing Interest, as applicable, whose interest shall have been acquired by, through or under a Security Financing Interest or Commercial Development Financing Interest, as applicable, or shall have been derived immediately from any holder thereof shall not be required to give to City such written assumption until such holder or other person is in possession of the Property or the Commercial Property, as applicable, or entitled to possession thereof pursuant to enforcement of the Security Financing Interest or the Commercial Development Financing Interest, as applicable.
(b) In the absence of specific written agreement by the City, no such Transfer, assignment or approval by the City shall be deemed to relieve the applicable Developer or any other party from any obligations under this Agreement.
Section 11.6 Other Transfers with City Consent.
The City may, in its sole discretion, approve in writing other Transfers as requested by the Developer. In connection with such request, there shall be submitted to the City for review all instruments and other legal documents proposed to effect any such Transfer. If a requested Transfer is approved by the City such approval shall be indicated to the Developer in writing.
Such approval shall be granted or denied by the City within ninety (90) days of receipt by the City of Developer's request for approval of a Transfer. In the event the City does not respond either granting or denying the request within ninety (90) days the request shall be deemed 1041 of 11211
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approved. Upon such approval, if granted, the transferee, by an instrument in writing prepared by the City and in form recordable among the land records, shall expressly assume the obligations of the Developer under this Agreement and agree to be subject to the conditions and restrictions to which the Developer is subject arising during this Agreement, to the fullest extent that such obligations are applicable to the particular portion of or interest in the Development conveyed in such Transfer.
ARTICLE 12.
DEFAULT AND REMEDIES
Section 12.1 General Applicability.
The provisions of this Article shall govern the parties' remedies for breach or failure of this Agreement.
Section 12.2 No Fault of Parties.
(a) The following events constitute a basis for the City or the Residential Developer to terminate this Agreement as to the Residential Developer and the Residential Development only prior to the Closing Date without the fault of the other:
(1) The Residential Developer, despite good faith and diligent efforts, is unable to satisfy all of the conditions precedent to the City's obligation to execute the Ground Lease set forth in ARTICLE 6 by the dates set forth in the Schedule of Performance, subject to any applicable “buffers” and Force Majeure Events;
(2) The City and the Residential Developer, despite good faith and diligent efforts, are unable to execute the Ground Lease by the dates set forth in the Schedule of Performance, subject to any applicable “buffers” and Force Majeure Events; (b) Residential Developer and Commercial Developer agree to cooperate with each other in the development of the plans and specifications required in order for the Commercial Developer to obtain a building permit for the Underground Parking Garage within the time periods outlined in the Schedule of Performance and for the Residential Developer to obtain a building permit ready for issuance letter for the Residential Development within the time periods outlined in the Schedule of Performance. If Residential Developer fails to provide such cooperation, then, without limiting any of Commercial Developer’s remedies under this Agreement, Commercial Developer may send a written notice to Residential Developer, with a copy of such notice sent to the City at the same time, stating with reasonable specificity the nature of such failure and requesting that the Residential Developer and the Commercial Developer meet and confer for a period of twenty (20) days to attempt to resolve such failure. If the Commercial Developer and the Residential Developer are unable to resolve such failure within such twenty (20) day period (as such period may be extended by the written agreement of such parties or as may be necessary for the Residential Developer to exercise remedies against non-performing consultants), then for so long as the Residential Developer continues to fail to cooperate, the Commercial Developer may proceed to prepare such plans and specifications on behalf of the Residential Developer (in accordance with all requirements of this Agreement and 1042 of 11211
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law, rules and regulations applicable to the Residential Development) without Residential Developer’s input as to any matters as to which Residential Developer has failed to cooperate. If the Commercial Developer elects to proceed to prepare such plans and specifications on behalf of the Residential Developer, the Commercial Developer shall use commercially reasonable efforts to prepare the plans and specifications in a manner consistent with the prior work of the Residential Developer and not in a manner which would materially impact the cost or constructability of the Residential Development to the extent reasonably feasible. Commercial Developer shall provide notice to the City within five (5) business days if it has elected to prepare plans and specifications on behalf of the Residential Developer. (c) Upon the happening of any of the events described in Sections 12.2(a) and at the election of either the City or the Residential Developer, the electing party shall first notify the non-electing party (and the Commercial Developer shall also be notified) in writing of the electing party’s intention to terminate this Agreement, giving the non-electing party (and the Commercial Developer) thirty (30) days from receipt of such notice to cure or, if cure cannot be accomplished within thirty (30) days, to commence to cure such breach, failure, or act. In the event the non-electing party (or the Commercial Developer) does not then so cure within said thirty (30) days, or if the breach or failure is of such a nature that it cannot be cured within thirty (30) days, and thereafter diligently completes such cure within a reasonable time thereafter but in no event later than ninety (90) days, then, subject to Section 12.4(c), this Agreement may be terminated. After termination, neither party shall have any rights against or liability to the other under this Agreement. Notwithstanding the foregoing, a termination of this Agreement pursuant to Section 12.2(a) shall only result in a termination of this Agreement with respect to the Residential Developer and shall not result in a termination of this Agreement with respect to the Commercial Developer and in such event, this Agreement shall remain in full force and effect as between the City and the Commercial Developer with neither the City nor the Commercial Developer having any further right or remedy against Residential Developer.
Section 12.3 Fault of City.
(a) Except as to events constituting a basis for termination under Section 12.2, the following events each constitute a “City Event of Default” and a basis for the Commercial Developer and/or the Residential Developer, as applicable, to take action against the City:
(1) The City, without good cause, fails to lease the Property to the Residential Developer within the time and in the manner set forth in ARTICLE 7 and the Residential Developer is otherwise entitled by this Agreement to such conveyance; (2) The City fails to make a City Loan in accordance with Section 3.1 of this Agreement; or
(3) The City breaches any other material provision of this Agreement. (b) Upon the happening of any of the events described in Section 12.3(a), the Residential Developer (with respect to the City Events of Default in Sections 12.3(a)(1) and (2)), or the Residential Developer and/or the Commercial Developer, as applicable (with respect to the City Event of Default in Section 12.3(a)(3)) shall first notify the City in writing of its purported breach or failure, giving the City forty-five (45) days from receipt of such notice to cure or, if 1043 of 11211
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cure cannot be accomplished within forty-five (45) days, to commence to cure such breach, failure, or act. In the event the City does not then so cure within said forty-five (45) days, or if the breach or failure is of such a nature that it cannot be cured within forty-five (45) days, the City fails to commence to cure within such forty-five (45) days and thereafter diligently completes such cure within a reasonable time thereafter but in no event later than one hundred twenty (120) days, then the applicable Developer(s) shall be afforded the following remedies: (1) terminating in writing this Agreement (provided, however, that those provisions of this Agreement that recite that they survive termination of this Agreement shall all remain in full force and effect) and, if applicable, the Ground Lease; provided, however, in no event shall any such termination affect the REA, the Lot Tie Agreement, the Shared Parking Agreement or the Construction Easement if construction of the Underground Parking Garage has commenced; and (2) prosecuting an action for specific performance and for damages. However, in the event of the default described in section (a)(2) above, Residential Developer’s remedy is limited to City’s repayment of Residential Developer’s third party pre-development costs for the Residential Development incurred prior to applying for tax credits. Notwithstanding the foregoing, subsequent to Podium Completion, (i) only Residential Developer shall have the right to declare the City in default pursuant to this Agreement (except with respect to any claim that Commercial Developer shall have with respect to the Deposit), (ii) only Residential Developer shall have the right to cause the termination of this Agreement, (iii) Commercial Developer shall have no right to cause the termination of this Agreement, and (iv) without limiting Commercial Developer’s rights set forth in this Agreement, the termination of this Agreement as to any Party for any reason whatsoever shall not affect Commercial Developer’s right to develop the Commercial Project or to enforce its rights under the REA, the Lot Tie Agreement, the Shared Parking Agreement and/or the Construction Easement. For the avoidance of doubt, if this Agreement terminates due to a City Event of Default, then Developer Equity Contribution that has not been disbursed or committed to be disbursed pursuant to the City Predevelopment Loan and Deposit shall be returned to Commercial Developer. A copy of any default notice or notice terminating this Agreement pursuant to this Section 12.3 shall be given by the notifying Developer to the other Developer at the same time that such notice is provided to the City. Notwithstanding anything to the contrary in this Section 12.3(b), a termination of this Agreement by Residential Developer pursuant to this Section 12.3(b) prior to Podium Completion shall only result in a termination of this Agreement with respect to the Residential Developer and shall not result in a termination of this Agreement with respect to the Commercial Developer and in such event, this Agreement shall remain in full force and effect as between the City and the Commercial Developer with neither the City nor the Commercial Developer having any further right or remedy against Residential Developer.
Section 12.4 Fault of Developer.
(a) Residential Developer Event of Default. Except as to events constituting a basis for termination under Section 12.2, the following events each constitute a “Residential Developer Event of Default” and a basis for the City to take action against the Residential Developer:
(1) The Residential Developer fails to exercise good faith and diligent efforts to satisfy one or more of the conditions precedent to the City's obligation to convey the leasehold interest in the Property to the Residential Developer pursuant to the Ground Lease; 1044 of 11211
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(2) The Residential Developer refuses to execute the Ground Lease within the time periods and under the terms set forth in ARTICLE 7; (3) The Residential Developer constructs or attempts to construct the Residential Improvements in violation of ARTICLE 8;
(4) A Transfer by the Residential Developer occurs, either voluntarily or involuntarily, in violation of ARTICLE 11;
(5) A court having jurisdiction shall have made or entered any decree or order (1) adjudging the Residential Developer to be bankrupt or insolvent, (2) approving as properly filed a petition seeking its reorganization of the Residential Developer or seeking any arrangement for the Residential Developer under the bankruptcy law or any other applicable debtor's relief law or statute of the United States or any state or other jurisdiction, (3) appointing a receiver, trustee, liquidator, or assignee of the Residential Developer in bankruptcy or insolvency or for any of their properties, or (4) directing the winding up or liquidation of the Residential Developer, if any such decree or order described in clauses (1) to (4), inclusive, shall have continued unstayed or undischarged for a period of ninety (90) days unless a lesser time period is permitted for cure under any other mortgage on the Property, in which event such lesser time period will apply under this subsection (a)(5) as well; or the Residential Developer shall have admitted in writing its inability to pay its debts as they fall due or shall have voluntarily submitted to or filed a petition seeking any decree or order of the nature described in clauses (1) to (4), inclusive;
(6) The Residential Developer shall have assigned its assets for the benefit of its creditors or suffered a sequestration or attachment of or execution on any substantial part of its property, unless the property so assigned, sequestered, attached or executed upon shall have been returned or released within ninety (90) days after such event (unless a lesser time period is permitted for cure under any other mortgage on the Property, in which event such lesser time period shall apply under this subsection (a)(6) as well) or prior to sooner sale pursuant to such sequestration, attachment, or execution; (7) The Residential Developer shall have been dissolved or shall have voluntarily suspended its business; or
(8) The Residential Developer breaches any other material provision of this Agreement.
(b) Liquidated Damages. In the event that this Agreement terminates as a result of a Construction Commencement Failure prior to the date on which Commercial Developer has commenced construction of the Underground Garage, Commercial Developer and City agree that City’s actual damages would be impracticable or extremely difficult to determine as of the date of this Agreement and that the amount of the Interim Contingent Payments then held by the City represents the Commercial Developer and City’s reasonable estimate of such damages. The impracticability and difficulty of determining actual damages are caused, without limitation, by the fact that the affordable housing development would not be able to proceed without the completion of the Underground Garage and Podium, leaving the City with a deficit of anticipated affordable housing necessary to provide housing for the community and for the 1045 of 11211
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City to meet its Regional Housing Needs Allocation obligations in the sixth cycle Housing Element, having removed the Property from the market, and City expenditures in both staff time and consultant costs in negotiating a future agreement to effectuate the development goals for the Property. In the event this Agreement terminates as a result of a Construction Commencement Failure prior to the date on which Commercial Developer has commenced construction of the Underground Garage, as the City’s sole and exclusive remedy, the City may retain, as liquidated damages, the amount of the Interim Contingent Payments then held by the City (together with interest accruing thereon). For the avoidance of doubt, a Commercial Developer Event of Default that occurs after the commencement of construction of the Underground Garage shall be governed by Section 12.4(c), below, and shall not be subject to the provisions of this Section
12.4(b). Further, in accordance with Section 5.1, the City shall not be required to return to the Commercial Developer any unexpended funds from the Developer Equity Contribution. City and Commercial Developer acknowledge that they have read and understand the provisions of this Section 12.4(b) and by their initials immediately below agree to be bound by its terms.
Commercial Developer ______ City ________
(c) Commercial Developer Event of Default. Except as to events constituting a basis for termination under Section 12.2, the following events each constitute a “Commercial Developer Event of Default” and a basis for the City to take action against the Commercial Developer as expressly provided in Section 12.4(e) below:
(1) The Commercial Developer fails to make the Developer Equity Contribution, Deposits (if applicable) or make the required number of parking spaces available in violation of ARTICLE 5;
(2) The Commercial Developer constructs the Underground Parking Garage and Podium Completion in material violation of ARTICLE 8; (3) The Commercial Developer fails to complete construction of the Underground Parking Garage and podium in accordance with the Schedule of Performance, once construction has commenced (subject to any applicable “buffers” and Force Majeure Events); (4) A Transfer by the Commercial Developer occurs, either voluntarily or involuntarily, in violation of ARTICLE 11;
(5) A court having jurisdiction shall have made or entered any decree or order (1) adjudging the Commercial Developer to be bankrupt or insolvent, (2) approving as properly filed a petition seeking its reorganization of the Commercial Developer or seeking any arrangement for the Commercial Developer under the bankruptcy law or any other applicable debtor's relief law or statute of the United States or any state or other jurisdiction, (3) appointing a receiver, trustee, liquidator, or assignee of the Commercial Developer in bankruptcy or insolvency or for any of their properties, or (4) directing the winding up or liquidation of the Commercial Developer, if any such decree or order described in clauses (1) to (4), inclusive, shall have continued unstayed or undischarged for a period of ninety (90) days; or the Commercial Developer shall have admitted in writing its inability to pay its debts as they fall due or shall have voluntarily submitted to or filed a petition seeking any decree or order of the nature described in clauses (1) to (4), inclusive;
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(6) The Commercial Developer shall have been dissolved; (7) Prior to Podium Completion (and without limiting the rights of any lender providing financing to the Commercial Developer as provided in this Agreement, including, without limitation, the provisions of Section 12.8 and Article 13) , title of the Commercial Property is transferred through any: (a) judicial or non-judicial foreclosure; (b) trustee’s sale; (c) deed, transfer, assignment, or other conveyance in lieu of foreclosure; (d) other similar exercise of rights or remedies under any security instrument; or (e) transfer of operation of or through any bankruptcy proceeding;
(8) The Commercial Developer is not in compliance with the Schedule of Performance (to the extent it applies to the Commercial Developer’s responsibilities) subject to any applicable “buffers” and Force Majeure Events; or (9) The Commercial Developer breaches any other material provision of this Agreement.
(d) Upon the happening of a Residential Developer Event of Default, the City shall first notify the Residential Developer (with a simultaneous copy of such notice to the Commercial Developer) in writing of its purported breach, failure or act above described, giving the Residential Developer in writing sixty (60) days from receipt of such notice to cure, or, if cure cannot be accomplished within said sixty (60) days, to commence to cure such breach, failure, or act. In the event the Residential Developer fails to cure within said sixty (60) days, or if such breach is of a nature that it cannot be cured within sixty (60) days, Residential Developer fails to commence to cure within said sixty (60) days and diligently complete such cure within a reasonable time thereafter but in no event later than one hundred twenty (120) days, then the City shall be afforded all of its rights at law or in equity by taking any or all of the following remedies:
(1) Termination of this Agreement (with respect to the Residential Developer only) and the Ground Lease by written notice to the Residential Developer (and the Commercial Developer), subject to the terms and conditions of the Ground Lease; (2) Prosecuting an action for damages against the Residential Developer (but specifically excluding lost profits, punitive damage, special damages and consequential damages);
(3) Any of the other remedies specified in this Agreement with respect to the Residential Developer; and
(4) Acceleration of a City Loan.
Notwithstanding the foregoing, the occurrence of a Residential Developer Event of Default shall not result in a termination of this Agreement with respect to the Commercial Developer and, in such event, this Agreement shall remain in full force and effect as between the City and the Commercial Developer.
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(e) Notwithstanding anything to the contrary contained in this Agreement, if the City (with respect to the Residential Developer) or the Residential Developer has elected to terminate this Agreement pursuant to this ARTICLE 12, then prior to such termination becoming effective, Commercial Developer shall have the right to request that the City replace the then current Residential Developer by providing written notice to the City within thirty (30) days after receipt of the applicable termination notice notifying the City that the Commercial Developer would like to replace Residential Developer (a “Replacement Notice”). If Commercial Developer delivers a Replacement Notice to the City within such thirty (30) day period, then the Commercial Developer shall have an additional sixty (60) days to propose to the City a replacement Residential Developer, and such termination shall not become effective. A replacement Residential Developer must be a nonprofit entity and demonstrate at least ten (10) years of experience in developing and operating affordable housing projects, and shall be subject to the approval of the City, which approval shall be at the City’s sole discretion. If City does not approve the proposed replacement Residential Developer, Commercial Developer may propose an alternative replacement Residential Developer within another sixty (60) day period. In addition, the City, Commercial Developer and the replacement Residential Developer shall renegotiate the Schedule of Performance to account for the delays resulting from having to replace the Residential Developer and all time periods under the then existing Schedule of Performance shall be tolled pending agreement on such renegotiated Schedule of Performance.
Renegotiation of the Schedule of Performance must occur within a sixty (60) day period (as such period may be extended as reasonably agreed to by City, Commercial Developer, and replacement Residential Developer). Any renegotiation of the Schedule of Performance will require approval by the City Council. If this Agreement terminates as to the Residential Developer prior to Podium Completion and there is no replacement Residential Developer identified within six (6) months (as such period may be extended as reasonably agreed by the City and the Commercial Developer) after the date on which this Agreement would have terminated but for delivery of a Replacement Notice (provided, that such period shall be automatically extended for an additional three (3) month period if at the end of such period there are active negotiations among the Commercial Developer, the City and a potential replacement Residential Developer), then, subject to the provisions of Section 13.8, the Agreement shall terminate and Commercial Developer shall assign to the City, without warranty and subject to any third party required consents, the Commercial Developer’s interest in the plans and specifications for the Underground Parking Garage located on the Property and the portion of the Underground Parking Garage located on the Property, by mutually acceptable assignment documents; provided, that such assignment shall be on a non-exclusive basis to the extent Commercial Developer needs to use such plans and specifications with respect to the Commercial Development.
(f) Upon the happening of a Commercial Developer Event of Default, the City shall first notify the Commercial Developer in writing of its purported breach, failure or act above described, giving the Commercial Developer in writing sixty (60) days from receipt of such notice to cure, or, if cure cannot be accomplished within said sixty (60) days, to commence to cure such breach, failure, or act. In the event the Commercial Developer fails to cure within said sixty (60) days, or if such breach is of a nature that it cannot be cured within sixty (60) days, Commercial Developer fails to commence to cure within said sixty (60) days and diligently complete such cure within a reasonable time thereafter but in no event later than one hundred 1048 of 11211
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twenty (120) days, then the City, as its sole and exclusive remedies at law and in equity and may take any or all of the following remedies:
(1) Termination of this Agreement by written notice to the Commercial Developer and to retain the Developer Equity Contribution and any Deposits made by Commercial Developer; provided, that notwithstanding anything to the contrary contained in this Agreement, if the applicable Commercial Developer Event of Default is due to a Construction Commencement Failure, then the City’s sole and exclusive remedy shall be to terminate this Agreement and retain the Interim Contingent Payments as liquidated damages and unexpended funds from the Developer Equity Contribution; and (2) If construction of the Underground Parking Garage has commenced, then the City may pursue its rights under any bonds provided by the Commercial Developer and to retain the Developer Equity Contribution and any Deposits made by Commercial Developer;
(3) Commencing after the date of Podium Completion, the City may bring an action for specific performance to require Commercial Developer to perform its obligations and covenants under this Agreement which are to be performed after the date of Podium Completion; and
(4) Any other remedies expressly specified in this Agreement (but for the avoidance of doubt, in no event shall the City be entitled to bring an action for damages or, subject to Section 12.4(f)(3), an action for specific performance against the Commercial Developer with respect to a failure by Commercial Developer to perform any of its obligations and covenants under this Agreement; provided, that the foregoing restriction shall not affect the City’s right to retain the Interim Contingent Payments as liquidated damages pursuant to Section
12.4(b), if applicable).
Notwithstanding the foregoing, the occurrence of a Commercial Developer Event of Default subsequent to Podium Completion shall not result in a termination of this Agreement with respect to the Residential Developer and, in such event, this Agreement shall remain in full force and effect as between the City and the Residential Developer. (g) For the avoidance of doubt, but without limiting the provisions of the Lot Tie Agreement, the REA, the Shared Parking Agreement or the Construction Easement, the termination of this Agreement shall not result in a termination of the Lot Tie Agreement, the REA, the Shared Parking Agreement or the Construction Easement, unless construction of the Underground Parking Garage has not commenced as of the date of such termination, in which case the Lot Tie Agreement, the REA, the Shared Parking Agreement and the Construction Easement shall terminate.
Section 12.5 Right to Cure at Residential Developer's Expense.
The City shall have the right to cure any monetary default by the Residential Developer under a loan secured by the Property or the Residential Improvements in connection with the Residential Development. However, if the Residential Developer is in good faith contesting a claim of default under a loan and the City's interest under this Agreement is not imminently 1049 of 11211
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threatened by such default, in the City's sole judgment, the City shall not have the right to cure such default. The Residential Developer agrees to reimburse the City for any funds advanced by the City to cure a monetary default by Residential Developer upon demand therefore, together with interest thereon at the lesser of the rate of five percent (5%) per annum or the maximum rate permitted by law from the date of expenditure until the date of reimbursement.
Section 12.6 Remedies Cumulative.
Except as otherwise expressly provided in this Agreement, including, without limitation, the provisions of Section 12.4(f), no right, power, or remedy given by the terms of this Agreement is intended to be exclusive of any other right, power, or remedy; and each and every such right, power, or remedy shall be cumulative and in addition to every other right, power, or remedy given by the terms of any such instrument, or by any statute or otherwise. Neither the failure nor any delay to exercise any such rights and remedies shall operate as a waiver thereof, nor shall any single or partial exercise of any such right or remedy preclude any other or further exercise of such right or remedy, or any other right or remedy expressly provided in this Agreement.
Section 12.7 Waiver of Terms and Conditions.
No waiver of any default or breach by the Developer hereunder shall be implied from any omission by the City to take action on account of such default if such default persists or is repeated, and no express waiver shall affect any default other than the default specified in the waiver, and such waiver shall be operative only for the time and to the extent therein stated.
Waivers of any covenant, term, or condition contained in this Agreement shall not be construed as a waiver of any subsequent breach of the same covenant, term, or condition. The consent or approval by the City to or of any act by the Developer requiring further consent or approval shall not be deemed to waive or render unnecessary the consent or approval to or of any subsequent similar act.
Section 12.8 Rights of Mortgagees.
Any rights of the City under this Article shall not defeat, limit or render invalid any Security Financing Interest permitted by this Agreement or any rights provided for in this Agreement for the protection of holders of Security Financing Interests.
Section 12.9 No Cross Default.
Notwithstanding anything to the contrary contained in this Agreement, in no event shall a default or breach by the Commercial Developer be treated as a default or breach by the Residential Developer and in no event shall a default or breach by the Residential Developer be treated as a default or breach by the Commercial Developer.
Section 12.10 Assignment of Work.
Upon termination of this Agreement pursuant to Section 12.2(a) or 12.4(a), the Residential Developer shall assign its rights, title, and interest in the plans, specifications, work 1050 of 11211
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product, and documents related to the Residential Development, by mutually agreeable assignment documents without representation or warranty.
ARTICLE 13.
SECURITY FINANCING AND RIGHTS OF HOLDERS
Section 13.1 No Encumbrances Except for Residential Development Purposes.
Notwithstanding any other provision of this Agreement, mortgages and deeds of trust, or any other reasonable method of security are permitted to be placed upon the Residential Developer's leasehold interest in the Property but only for the purpose of securing loans approved by the City pursuant to the approved Financing Plan. Mortgages, deeds of trust, or other reasonable security instruments securing loans approved by the City pursuant to the approved Financing Plan are each referred to as a "Security Financing Interest." The words "mortgage" and "deed of trust" as used in this Agreement include all other appropriate modes of financing real estate construction, and land development. The provisions of this Section 13.1 (except Section 13.8) shall not apply to the Commercial Property.
Section 13.2 Holder Not Obligated to Construct.
The holder of any Security Financing Interest authorized by this Agreement is not obligated to construct or complete any Residential Improvements or to guarantee such construction or completion; nor shall any covenant or any other provision in the Ground Lease be construed so to obligate such holder. However, nothing in this Agreement shall be deemed to permit or authorize any such holder to devote the Property or any portion thereof to any uses, or to construct any improvements thereon, other than those uses of Improvements provided for or authorized by this Agreement.
Section 13.3 Notice of Default and Right to Cure.
Whenever the City pursuant to its rights set forth in ARTICLE 12 of this Agreement delivers any notice or demand to the Residential Developer with respect to the commencement, completion, or cessation of the construction of the Residential Improvements, the City shall at the same time deliver to each holder of record of any Security Financing Interest creating a lien upon the Residential Developer's leasehold interest in the Property or any portion thereof, and the Investor, a copy of such notice or demand. Each such holder shall (insofar as the rights of the City are concerned) have the right, but not the obligation, at its option, within ninety (90) days after the receipt of the notice, to cure or remedy or commence to cure or remedy any such default or breach affecting the Property which is subject to the lien of the Security Financing Interest held by such holder and to add the cost thereof to the security interest debt and the lien on its security interest. Any such holder properly completing such Residential Improvements pursuant to this paragraph shall assume all rights and obligations of Residential Developer under this Agreement and shall be entitled, upon completion of such cure and written request made to the City, to a certificate of completion from the City, in a form reasonably acceptable to such holder and the City.
Section 13.4 Failure of Holder to Complete Improvements. 1051 of 11211
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In any case where six (6) months after default by the Residential Developer (and the expiration of all applicable cure periods) in completion of construction of the Residential Improvements under this Agreement, the holder of record of any Security Financing Interest, having first exercised its option to construct, has not proceeded diligently with construction, the City shall be afforded those rights against such holder it would otherwise have against Residential Developer under this Agreement.
Section 13.5 Right of City to Cure.
In the event of a default or breach by the Residential Developer of a Security Financing Interest prior to the completion of the Residential Development, and the holder has not exercised its option to complete the Residential Development, the City may cure the default, prior to the completion of any foreclosure. In such event the City shall be entitled to reimbursement from the Residential Developer of all costs and expenses incurred by the City in curing the default.
The City shall also be entitled to a lien upon the Property or any portion thereof to the extent of such costs and disbursements. The City agrees that such lien shall be subordinate to any Security Financing Interest, and the City shall execute from time to time any and all documentation reasonably requested by Residential Developer to effect such subordination.
Section 13.6 Right of City to Satisfy Other Liens.
After the conveyance of title to the Property or any portion thereof and after the Residential Developer has had a reasonable time to challenge, cure or satisfy any liens or encumbrances on the Property or any portion thereof, the City shall have the right to satisfy any such lien or encumbrances; provided, however, that nothing in this Agreement shall require the Residential Developer to pay or make provision for the payment of any tax, assessment, lien or charge so long as the Residential Developer in good faith shall contest the validity or amount therein and so long as such delay in payment shall not subject the Property or any portion thereof to forfeiture or sale.
Section 13.7 Holder to be Notified.
The provisions of this Article shall be incorporated into the relevant deed of trust or mortgage evidencing each Security Financing Interest to the extent deemed necessary by, and in form and substance reasonably satisfactorily to the City, or shall be acknowledged by the holder of a Security Financing Interest prior to its coming into any security right or interest in the Property.
Section 13.8 Commercial Developer Financing.
If the Commercial Developer obtains Commercial Development Financing that is secured, in whole or in part, by a mortgage, deed of trust or other security instrument with respect to Commercial Developer’s rights under this Agreement and/or any of the City Documents, including, without limitation, the Construction Easement, the REA, the Shared Parking Agreement and/or the Lot Tie Agreement (the interests secured by any such mortgage, deed of trust or other security instrument being herein referred to as a “Commercial Development Financing Interest”), then the following provisions shall apply to such Commercial Development Financing:
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(a) The holder of any Commercial Development Financing Interest is not obligated to construct or complete any of the Commercial Development, including, without limitation, the Underground Parking Garage, or to guarantee such construction or completion or to perform any of Commercial Developer’s obligations under any of the City Documents; nor shall any covenant or any other provision in this Agreement be construed so to obligate such holder. However, nothing in this Agreement shall be deemed to permit or authorize any such holder to construct any Improvements on the Property, other than those Improvements provided for or authorized by this Agreement or the City Documents. (b) Whenever the City pursuant to its rights set forth in ARTICLE 12 of this Agreement delivers (i) any notice or demand to the Commercial Developer that the Commercial Developer has not performed any action which is the responsibility of the Commercial Developer within the applicable time period for such performance (taking into account all extension periods applicable to such performance) or (ii) a notice terminating all or any portion of this Agreement, the City shall at the same time deliver to each holder of record of any Commercial Development Financing Interest, a copy of such notice or demand. Each such holder shall (insofar as the rights of the City are concerned) have the right, but not the obligation, at its option, within thirty (30) days after the receipt of the notice or demand, to notify the City that it is electing to cure or remedy or commence to cure or remedy the failure giving rise to such notice or demand (including, without limitation, the right to identify a substitute Residential Developer, subject to the City’s reasonable approval rights) and to add the cost thereof to the security interest debt and the lien on its security interest. Any such holder properly remedying such failure (to the extent it is required to remedy such failure) pursuant to this paragraph may elect to assume all rights and obligations of Commercial Developer under this Agreement and shall be entitled, upon completion of such cure and written request made to the City, to a certificate of completion from the City, in a form reasonably acceptable to such holder and the City. Such holder shall have until the later of (A) sixty (60) days after the date such failure is required to be cured by Commercial Developer and (B) sixty (60) days after such holder is given notice of such failure, to cure or remedy such failure; provided, however, that if a failure is not capable of being cured or remedied by such holder within such time period, such holder shall have such greater period of time as is necessary to cure or remedy such default if such holder shall: (i) commence to cure or remedy the failure within such time period and shall diligently continue to prosecute such cure or remedy to completion, or (ii) if possession of any of the collateral securing the applicable Commercial Development Financing is required in order to cure or remedy such failure, institutes judicial or non-judicial foreclosure proceedings within such sixty (60) day period and diligently prosecutes such proceedings in order to obtain possession directly or through a receiver, and, upon obtaining such possession, commences promptly to cure or remedy the failure and diligently prosecutes the same to completion, provided that, during the period in which such action is being taken and any foreclosure proceedings are pending, all of the other obligations of Commercial Developer under this Agreement, to the extent they are reasonably susceptible to being performed by such holder, shall be performed. Notwithstanding the foregoing, such holder shall not be required to cure or remedy any failure that is not susceptible of cure or remedy by such holder (including, without limitation, any default under Sections 12.4(c)(4)-(7)) and taking into account any extensions of time to which the Commercial Developer would have been entitled pursuant to this Agreement.
If such holder fails to cure or remedy any failure to the extent provided in this Section 13.8(b), 1053 of 11211
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then the City shall be afforded those rights against such holder it would otherwise have against Commercial Developer under Section 12.4(e) of this Agreement. (c) Any rights of the City under ARTICLE 12 shall not defeat, limit or render invalid any Commercial Development Financing Interest or any rights provided for in this Agreement for the protection of holders of Commercial Development Financing Interests.
ARTICLE 14.
GENERAL PROVISIONS
Section 14.1 Notices, Demands and Communications.
(a) Formal notices, demands, and communications between the City and a Developer shall be sufficiently given if and shall not be deemed given unless dispatched by registered or certified mail, postage prepaid, return receipt requested, overnight delivery using a nationally recognized overnight courier, or delivered personally, to the principal office of the City and such Developer as follows:
City: City of San Mateo
320 W. 20th Avenue
San Mateo, CA 99403
Attn: Community Development, Housing Manager
Commercial Developer:
DTSM Housing, LLC
c/o Harvest Properties
180 Grand Avenue, Suite 1400
Oakland, CA 94612
Attn: Preston O’Connell
With a copy to:
Prometheus Real Estate Group, Inc.
1 N. B Street, Suite 4000
San Mateo, California 94401
Attn: ______________
With a copy to:
Morrison & Foerster LLP
755 Page Mill Road
Palo Alto, CA 94304
Attn: Philip J. Levine, Esq.
Residential Developer:
c/o AH Bespoke LP
3460 West Bayshore Road, Suite 104
Palo Alto, CA 94303
Attn: Carlos Castellanos
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With a copy to:
Bocarsly Emden Cowan Esmail & Arndt LLP
633 West Fifth Street, Suite 5880
Los Angeles, CA 90071
Attn: Kyle Arndt
(b) Such written notices, demands and communications may be sent in the same manner to such other addresses as the affected party may from time to time designate by mail as provided in this Section. Each Party shall give a copy to each other Party of any notice sent by such Party to another Party.
Section 14.2 Non-Liability of City Officials, Employees and Agents.
No member, official, employee or agent of the City or the City shall be personally liable to the Developer, or any successor in interest, in the event of any default or breach by the City or for any amount which may become due to the Developer or successor or on any obligation under the terms of this Agreement.
Section 14.3 Non-Liability of Developer, Employees and Agents.
No member, director, employee or agent of the Developer or the Developer shall be personally liable to the City, or any successor in interest, in the event of any default or breach by the Developer or for any amount which may become due to the City or successor or on any obligation under the terms of this Agreement.
Section 14.4 Forced Delay.
In addition to specific provisions of this Agreement, performance by a Party hereunder shall not be deemed to be in default (and the time for performance, including, without limitation, the time for performance under the Schedule of Performance, shall be extended) where delays or failure in performance of any obligation under this Agreement are due to, and are outside the reasonable control of, and at the time of entering into this Agreement are not known and cannot be anticipated by Developer: war; insurrection; strikes; lock-outs; riots; floods; earthquakes; fires; casualties; acts of God; disruptions to supply chains; failure of utility providers to timely provide the applicable service; or acts of the public enemy (collectively, “Force Majeure Events”). Times of performance under this Agreement may also be extended in writing by the City and the applicable Developer with respect to the Commercial Development or the Residential Development, as applicable. In order to claim a delay under this Section 14.4, a Party must notify the other applicable Party of such delay claim within fifteen (15) business days after the claiming Party has actual knowledge of such delay and the delay will be deemed granted if not rejected by the other Party within fifteen (15) business days after receipt of the notice. In no event shall the cumulative delays exceed one hundred eighty days (180), unless otherwise agreed to in writing by the Parties, or unless to the extent that physical damage to improvements impacted by a Force Majeure Event cannot reasonably be repaired within the remaining days within the 180-day cumulative limit as reasonably determined by the applicable Developer and its contractor. If a Force Majeure Event occurs, the applicable Developer agrees to establish a construction schedule as soon after such occurrence as is commercially reasonably possible and thereafter to diligently proceed to complete the repair work. In addition to the 1055 of 11211
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foregoing provisions, if the City does respond to any permit submission from a Developer within twenty (20) business days from the date of such submission, there shall be an automatic day for day Force Majeure Event for each day beyond such twenty (20) business day period until the City provides a response with respect to the applicable submission.
Section 14.5 Inspection of Books and Records.
Upon written request from the City, Residential Developer shall permit the City to inspect at reasonable times those books, records and all other documents of Residential Developer reasonably necessary to determine Residential Developer's compliance with the terms of this Agreement. Residential Developer and Commercial Developer have the right at all reasonable times to inspect the books, records and all other documentation of the City pertaining to its obligations under this Agreement.
Section 14.6 Provision Not Merged with Lease.
None of the provisions of this Agreement are intended to or shall be merged by any Ground Lease transferring title to any real property which is the subject of this Agreement from City to Residential Developer or any successor in interest, and any such Ground Lease shall not be deemed to affect or impair the provisions and covenants of this Agreement, prior to the termination hereof.
Section 14.7 Title of Parts and Sections.
Any titles of the articles, sections or subsections of this Agreement are inserted for convenience of reference only and shall be disregarded in construing or interpreting any part of its provision.
Section 14.8 General Indemnification.
(a) Except as otherwise provided in this Agreement, the Ground Lease and/or the Lot Tie Agreement and/or the REA and/or the Shared Parking Agreement, each Developer (for itself and not on behalf of the other Developer) agrees to indemnify, protect, hold harmless and defend (by counsel reasonably satisfactory to the City) the City, its elected and appointed officials, employees, and agents, from all suits, actions, claims, causes of action, administrative proceeding, arbitrations, enforcement actions, costs, demands, judgments and liens to the extent arising out of such Developer's performance or non-performance under this Agreement, or any other agreement executed by such Developer pursuant to this Agreement, or to the extent arising out of acts or omissions of any of such Developer's contractors, subcontractors, or persons claiming under any of the Developer’s contractors or subcontractors, except to the extent directly caused by the City's or its elected and appointed officials, employees, and agents willful misconduct or gross negligence. The provisions of this Section shall survive expiration of the Term or other termination of this Agreement and shall remain in full force and effect for claims based on events occurring prior to the expiration or termination of this agreement. (b) Except as otherwise provided in this Agreement, the Ground Lease and/or the Lot Tie Agreement and/or the REA and/or the Shared Parking Agreement, the City agrees to indemnify, protect, hold harmless and defend (by counsel reasonably satisfactory to the 1056 of 11211
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applicable Developer) each Developer, its partners, members, officers and board members, employees, and agents, from all suits, actions, claims, causes of action, administrative proceeding, arbitrations, enforcement actions, costs, demands, judgments and liens to the extent arising out of the City's performance or non-performance under this Agreement, or any other agreement executed pursuant to this Agreement, or to the extent arising out of acts or omissions of any of the City's contractors, subcontractors, or persons claiming under any of the City’s contractors or subcontractors, except to the extent directly caused by the applicable Developer's or its officers and board members, employees, and agents willful misconduct or gross negligence. The provisions of this Section shall survive expiration of the Term or other termination of this Agreement and shall remain in full force and effect for claims based on events occurring prior to the expiration or termination of this agreement.. (c) Responsibility for Actions and Claims. Without limiting the provisions of Sections 14.8(a) and 14.8(b), the Commercial Developer shall be solely responsible for any actions or claims to the extent arising out of the construction, use, maintenance, and/or operations of the Commercial Improvements and the Residential Developer shall be solely responsible for any actions or claims to the extent arising out of the construction, use, maintenance and/or operation of the Residential Improvements. The Commercial Developer shall be solely responsible for any actions or claims to the extent arising out of the construction of the Underground Parking Garage. The Commercial Developer and/or the Residential Developer, as applicable, shall be responsible for any actions or claims to the extent arising out of the use, maintenance, and/or operation of the Underground Parking Garage to the extent set forth in the REA. The provisions of this Section shall survive expiration of the Term or other termination of this Agreement.
Section 14.9 Applicable Law.
This Agreement shall be interpreted under and pursuant to the laws of the State of California.
Section 14.10 No Brokers.
Each Party represents to each other Party that it has not had any contact or dealings regarding the Property, or any communication in connection with the subject matter of this transaction, through any real estate broker or other person who can claim a right to a commission or finder's fee except as agreed to in writing by the City and each of the Developers. If any broker or finder makes a claim for a commission or finder's fee based upon a contact, dealings, or communications (including any such claim by a party against the City with respect to the actions of Commercial Developer with respect to the Commercial Property), the Party through whom the broker or finder makes this claim shall indemnify, defend with counsel of the indemnified party's choice, and hold the indemnified party harmless from all expense, loss, damage and claims, including the indemnified party's attorneys' fees, if necessary, arising out of the broker's or finder's claim. For the avoidance of doubt, except as expressly provided in the immediately preceding sentence, this Section 14.10 shall not apply to any transactions applicable to the Commercial Property. The provisions of this Section shall survive expiration of the Term or other termination of this Agreement and shall remain in full force and effect.
Section 14.11 Severability.
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If any term, provision, covenant or condition of this Agreement is held by a court of competent jurisdiction to be invalid, void or unenforceable, the remainder of the provisions shall continue in full force and effect unless the rights and obligations of the parties have been materially altered or abridged by such invalidation, voiding or unenforceability.
Section 14.12 Venue.
In the event any legal action is commenced to interpret or to enforce the terms of this Agreement or to collect damages as a result of any breach thereof, the venue for such action shall be the Superior Court of the County of San Mateo, or where otherwise appropriate, exclusively in the United District Court, Northern District, San Francisco, California.
Section 14.13 Binding Upon Successors.
This Agreement shall be binding upon and inure to the benefit of the heirs, administrators, executors, successors in interest and assigns of each of the Parties hereto except that there shall be no Transfer of any interest by any of the Parties hereto except pursuant to the terms of this Agreement. Any reference in this Agreement to a specifically named party shall be deemed to apply to any successor, heir, administrator, executor or assign of such party who has acquired an interest in compliance with the terms of this Agreement, or under law.
Section 14.14 Parties Not Co-Venturers.
Nothing in this Agreement is intended to nor does establish the Parties as partners, coventurers, or principal and agent with one another.
Section 14.15 Time of the Essence.
In all matters under this Agreement, the Parties agree that time is of the essence.
Section 14.16 Action by the City.
Except as may be otherwise specifically provided in this Agreement or another City Document, whenever any approval, notice, direction, finding, consent, request, waiver, or other action by the City is required or permitted under this Agreement or another City Document, such action may be given, made, or taken by the City Manager, or by any person who shall have been designated in writing to the Residential Developer and the Commercial Developer by the City Manager, without further approval by the City Council. Any such action shall be in writing.
Section 14.17 Identity and Authority of Developer.
Each Developer hereby represents and warrants to the City (with respect to such Developer only) as follows:
(a) Organization. The Developer is a duly organized, validly existing entity and is in good standing under the laws of its state of formation and has the power and authority to own its property and carry on its business as now being conducted. 1058 of 11211
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(b) Authority of Developer. The Developer has full power and authority to execute and deliver this Agreement, or to be executed and delivered, pursuant to this Agreement, and to perform and observe the terms and provisions of all of the above. (c) Authority of Persons Executing Documents. This Agreement and all other documents or instruments executed and delivered, or to be executed and delivered, pursuant to this Agreement have been executed and delivered by persons who are duly authorized to execute and deliver the same for and on behalf of Developer, and all actions required under the Developer's organizational documents and applicable governing law for the authorization, execution, delivery and performance of this Agreement and all other documents or instruments executed and delivered, or to be executed and delivered, pursuant to this Agreement, have been duly taken.
(d) Valid Binding Agreements. This Agreement and all other documents or instruments which have been executed and delivered pursuant to or in connection with this Agreement constitute or, if not yet executed or delivered, will when so executed and delivered constitute, legal, valid and binding obligations of the Developer enforceable against it in accordance with their respective terms.
(e) No Breach of Law or Agreement. Neither the execution nor delivery of this Agreement or of any other documents or instruments executed and delivered, or to be executed or delivered, pursuant to this Agreement, nor the performance of any provision, condition, covenant or other term hereof or thereof, will conflict with or result in a breach of any statute, rule or regulation, or any judgment, decree or order of any court, board, commission or agency whatsoever binding on the Developer, or any provision of the organizational documents of the Developer, or will conflict with or constitute a breach of or a default under any agreement to which the Developer is a party, or will result in the creation or imposition of any lien upon any assets or property of the Developer, other than liens established pursuant hereto. (f) Compliance with Laws; Consents and Approvals. The construction of the Residential Improvements (with respect to the Residential Developer) and the construction of the Underground Parking Garage (with respect to the Commercial Developer) will comply with all applicable laws, ordinances, rules and regulations of federal, state and local governments and agencies and with all applicable directions, rules and regulations of the fire marshal, health officer, building inspector and other officers of any such government or agency. (g) Pending Proceedings. The Developer is not in default under any law or regulation or under any order of any court, board, commission or agency whatsoever, and there are no claims, actions, suits or proceedings pending or, to the knowledge of the Developer, threatened against or affecting the Developer, at law or in equity, before or by any court, board, commission or agency whatsoever which might, if determined adversely to the Developer, materially affect the Developer's ability to develop the Residential Improvements (with respect to the Residential Developer) and the construction of the Underground Parking Garage (with respect to the Commercial Developer).
Section 14.18 Complete Understanding of the Parties.
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This Agreement is executed in duplicate originals each of which is deemed to be an original. This Agreement and the attached exhibits constitute the entire understanding and agreement of the parties with respect to the matters set forth in this Agreement.
Section 14.19 Entry by the City.
The applicable Developer shall permit the City, through its officers, agents, or employees, at all reasonable times to enter into the Residential Development and, prior to Completion, the portion of the Underground Parking Garage located on the Residential Property (a) to inspect the work of construction to determine that the same is in conformity with the requirements of this Agreement, and (b), following completion of construction of the Residential Project, to inspect the ongoing operation and management of the Residential Development to determine that the same is in conformance with the requirements of this Agreement. Each Developer acknowledges that the City is under no obligation to supervise, inspect, or inform the applicable Developer of the progress of construction, or operations and neither Developer shall rely upon the City therefore. Any inspection by the City during the construction is entirely for its purposes in determining whether the applicable Developer is in compliance with this Agreement and is not for the purpose of determining or informing the applicable Developer of the quality or suitability of construction. Each Developer shall rely entirely upon its own supervision and inspection in determining the quality and suitability of the materials and work, and the performance of architects, subcontractors, and material suppliers.
Section 14.20 Discretion Retained by the City.
The City's execution of this Agreement does not constitute approval by the City and in no way limits the discretion of the City in the permit, entitlement, and approval process in connection with Development of the Improvements.
Section 14.21 Conflict of Interest.
No member, official, employee or agent of the City shall make any decisions relating to this Assignment which affects their personal interests or the interest of any corporation, partnership, association in which they are directly or indirectly interested in.
Section 14.22 No Third-Party Beneficiaries.
No person or entity other than the City, the Commercial Developer or the Residential Developer and their permitted successors and assigns shall have the right of action under this Agreement.
Section 14.23 Amendments.
The Parties can amend this Agreement only by means of a writing executed by all Parties; provided, that (i) the Commercial Developer and the City can amend this Agreement by a written amendment to the extent such amendment does not have an adverse effect on the Residential Developer or Residential Development upon not less than ten (10) Business Day’s prior written notice to Residential Developer and (ii) the Residential Developer and the City can amend this Agreement by a written amendment to the extent such amendment does not have an 1060 of 11211
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adverse effect on the Commercial Developer upon not less than ten (10) Business Day’s prior written notice to Commercial Developer or Commercial Development. If this Agreement is amended pursuant to clause (i) or (ii), the City shall promptly deliver a copy of such amendment to the Residential Developer (in the case of an amendment pursuant to clause (i) or to the Commercial Developer (in the case of an amendment pursuant to clause (ii).
Section 14.24 Implementation Agreements.
The Parties acknowledge that the provisions of this Agreement require a close degree of cooperation and that new information and future events may demonstrate that changes are appropriate with respect to the details of performance of the Parties under this Agreement. The Parties desire, therefore, to retain a certain degree of flexibility with respect to the details of performance for those items covered in general terms under this Agreement. If and when, from time to time, the Parties find that refinements or adjustments are desirable, such refinements or adjustments shall be accomplished through operating memoranda or implementation agreements approved by the Parties which, after execution shall be attached to this Agreement as addenda and become a part hereof. Operating memoranda or implementation agreements may be executed on the City's behalf by the Executive Director, or the Executive Director's designee. In the event a particular subject requires notice or hearing, such notice or hearing shall be appropriately given. Notwithstanding the foregoing, nothing in this Section shall be deemed to require a party to consider any request by another party for a waiver of any particular obligation as set forth herein.
Section 14.25 Multiple Originals; Counterparts.
This Agreement may be executed in multiple originals, each of which is deemed to be an original, but all of which, taken togethr, shall constitute one and the same Agreement. For purposes of execution, facsimile signatures and signature pages sent through electronic mail (including electronic signatures) shall be cosnidered effective and binding and shall have the same legal effect as physically delivered original signatures. .
Section 14.26 City Council Appeal; Mediation.
(a) With respect to the City Manager’s approval rights contained in Sections
4.3(a)(7), 6.2(c), 8.7(a) and/or 8.7(b) of this Agreement, if the City Manager does not approve the applicable action (or fails to respond within any applicable time period for providing such approval), then the applicable Developer may appeal such decision to the City Council by providing written notice to the City within ten (10) business days from the date on which the City Manager provides its disapproval (or was required to have done so, if applicable) and the City shall be required to cause such appeal to be heard by the City Council during one of the next two City Council meetings immediately following delivery of such appeal notice (provided, that a City Council meeting scheduled within seven (7) days after the date that the applicable Developer provides its appeal notice shall not be counted in such determination). (b) Should any dispute arise out of this Agreement that is not described in Section 14.26(a)(including, without limitation, a dispute arising from any action or failure to act by the City Manager under the authority granted to the City Manager pursuant to Section 14.16), any party may request that it be submitted to mediation. The parties shall meet in mediation with 1061 of 11211
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thirty days (30) days of a request, and such mediation shall be limited to one (1) day of mediation. 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. The cost of mediation (other than attorneys' fees of each party) 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 sixty (60) days from when such process is commenced, unless the maximum time is extended by mutual written agreement executed by both parties.
Section 14.27 Litigation.
The City may request the Commercial Developer and/or the Residential Developer to testify, if litigation is brought against City in connection with this Agreement, to the extent that they are considered a material witness to the action being litigated. Unless the action is brought by such Commercial Developer and/or the Residential Developer, or is based upon such Commercial Developer and/or the Residential Developer 's wrongdoing, City shall compensate the testifying party for all reasonable attorneys' fees, and for preparation of testimony and travel at such Developer's standard hourly rates at the time of actual testimony. Notwithstanding the foregoing, a party’s election to testify shall be made in such Developer’s sole discretion.
Section 14.28 Minimum Wages.
Residential Developer and Commercial Developer shall comply with the City of San Mateo local minimum wage requirements as set forth in San Mateo Municipal Code Chapter
5.92. [Signatures on following page]
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IN WITNESS WHEREOF, the City, the Commercial Developer and the Residential Developer have executed this Agreement in triplicate on or as of the date first above written.1 COMMERCIAL DEVELOPER:
DTSM Housing, LLC , a Delaware limited liability
company
By:
Its:
RESIDENTIAL DEVELOPER:
AH Bespoke LP,
a California limited partnership
By: AH Bespoke LLC,
a California limited liability company
its managing general partner
By: Alta Housing, a California nonprofit
public benefit corporation,
its manager
By:
Name:
Title:
CITY:
CITY OF SAN MATEO, a California charter city
By:
Alex Khojikian, City Manager
Approved to as form and legality
Mazarin Vakharia, Assistant City Attorney
1 NOTE: Signature blocks to be updated.
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PA-2023-012 / 034179010, -020, -030, -040, -050, -060 / 445 B ST / SPAR + SDPA + TENT MAP / BESPOKE / MARCH 2026
FOR REFERENCE ONLY
1,000 feet
APPENDIX B
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Restricted Appraisal Report
A Residential Site
4th Avenue and Railroad Avenue
San Mateo, San Mateo County, California 94401
Report Date: May 1, 2026
FOR:
Mr. Darin Smith
Economic & Planning Systems
1330 Broadway, Suite 450
Oakland, CA 95612
Valbridge Property Advisors |
Northern California
1530 The Alameda, Suite 100
San Jose, CA 95126
408 772 9134 phone Valbridge File Number:
408-279-3428 fax CA02-26-0216
valbridge.com
APPENDIX C
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PROPERTY IDENTIFICATION
Report Date May 1, 2026
Property Name A Residential Site
Property Type Land
Property Subtype Multi-Family
Street Address 4th Avenue and Railroad
Avenue
San Mateo, California 94401
Owner Name City of San Mateo
Client Economic & Planning
Systems
Client Contact Mr. Darin Smith
PREMISE OF THE APPRAISAL
Report Option and
Use Disclosure
This report was prepared in accordance with Standards Rule 2-2(b) of the Uniform Standards of Professional Appraisal Practice. Use of the report is limited to the client only.
It is assumed that the client understands the restricted utility of the Restricted Appraisal Report.
The opinions and conclusions set forth in this report may not be understood properly without additional information held in the work file. However, to meet the requirements for an evaluation according to the Interagency Appraisal and Evaluation Guidelines, this report has been supplemented with additional information about the subject property and its market, as well as the data, reasoning, and analyses that were used in the analysis.
Intended User Economic & Planning Systems
Intended Use The City of San Mateo’s redevelopment report Extraordinary
Assumptions
• None
Hypothetical
Conditions:
• None
Value Conclusion
Component As Is
Value Type Market Value
Real Property Interest Fee Simple
Effective Date of Value April 14, 2026
Value Conclusion $4,510,000
$279.83 PSF 1066 of 11211
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SCOPE OF WORK & INTENDED USE
Scope of Work This analysis was prepared for Economic & Planning Systems and is presented in a Restricted Appraisal Format as defined by Uniform Standards of Professional Appraisal Practice under Standards Rule 2-2(b). Market data research including market area, property-specific, and listing/transaction data was completed, and the data was analyzed.
Appraisers develop an opinion of property value with three distinct methods of data analysis: The Cost Approach, Sales Comparison Approach, and Income Capitalization Approach. All approaches to value were considered. The applicability of each approach was assessed within the context of the characteristics of the subject property. Based on this assessment the Land Sales Comparison was developed. The Cost and Income Approaches are not used because there are an adequate number of land sales to determine the property value. The scope of research and analysis is adequate to produce a credible value conclusion. The appraiser(s) maintains a specific, coherent work file in support of this Restricted Appraisal Report. The contents of the work file include sufficient information to indicate that the appraiser(s) complied with the requirements of STANDARD 1 and for the appraiser(s) to produce an Appraisal Report.
Inspection of the
Subject
An inspection of the subject property was completed on April 14, 2026.
Intended User and
Intended Use
The client in this assignment is Economic & Planning Systems and the intended user of this report is The sole intended user of this report is Economic & Planning Systems.. This report is to be used for internal use by the client only and is confidential between Valbridge Property Advisors and the client. Under no circumstances shall any of the following parties be entitled to use or rely on the appraisal or this appraisal report:
I. The borrower(s) on any loans or financing relating to or secured by the subject property,
II. Any guarantor(s) of such loans or financing; or
III. Principals, shareholders, investors, members or partners in such borrower(s) or guarantors.
Use of the report is limited to the client and any named intended user(s).
This report may not contain supporting rationale for all of the opinions and conclusions set forth in the report.
The findings and conclusions are further contingent upon the previously defined extraordinary assumptions and/or hypothetical conditions which might have affected the assignment results.
Market Value
Definition
The Market Value definition utilized is from the following source: FIRREA Code of Federal Regulations, Title 12, Part 34 Subpart C - 34.42, 1990; also Interagency Appraisal and Evaluation Guidelines, Federal Register / Vol.75, No. 237, 2010 and is located in the Addenda. 1067 of 11211
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SUBJECT DATA
Aerial View and Location Map
Location Map Aerial View
Site Overview
Property Name A Residential Site
Street Address 4th Avenue and Railroad
Avenue
Gross Land Area (GLA) 0.37 Ac. / 16,117 SF
Zoning Designation CBD/R - Central Business
District/Residential Overlay
District
Site Remarks The site consists of two contiguous parcels located on 4th Avenue and Railroad Avenue in downtown San Mateo, California. The site is of a rectangular shape with a corner lot configuration. 4th Avenue has approximately 110 feet of frontage with two curb cuts.
Railroad Avenue has approximately 167 feet of frontage. The site has good access and visibility.
The underlying site contains approximately 16,506 square feet or 0.37 acres according to public records. The site is currently not improved, with current use as a parking lot. The zoning for the property is Central Business District/Residential Overlay District (CBD/R).
The General Plan land use designation is Mixed Use High. Overall, the site is well suited to a variety of mixed uses.
The property is very near approval of entitlements for a new mixed-use development including 71 affordable housing units. The project totals 239,628 square feet and consists of one seven-story, 76,072 square-foot affordable housing building and one six-story, 162,926 square-foot office/commercial building. The proposed project includes the entire block where the subject is located. That includes the additional properties APN 034-179- 010, -020, -030, and -040. The total land area is 1.16 acres and given the mixed-use nature of the project, the proposed density is only 61 units per acre. However, this is understated given the office component of the project. Generally, the site is appropriate for development of a residential project at a density at about 120 units per acre. That forms the basis of my valuation with respect to density.
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RESTRICTED APPRAISAL REPORT
© 2026 VALBRIDGE PROPERTY ADVISORS | Northern California Page 5 Ownership and Sales History
Ownership Changed
Within Last 3 Years?
No Source of Information Public Record
Flood Zone Data
Flood Map Panel 060816063002
Flood Map Eff. Date 04-13-2026
Flood Area % 0%
Highest and Best Use
As Vacant High-density residential
development as demand
dictates
Likely Buyer and Exposure time
Most Probable Buyer Regional developer Exposure Time 3 to 9 months 1069 of 11211
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RESTRICTED APPRAISAL REPORT
© 2026 VALBRIDGE PROPERTY ADVISORS | Northern California Page 6
LAND VALUATION
LAND SALE COMPARABLES MAP
Land Sales Summary
Comp. Date Usable Proposed Sales Price Per
No. of Sale Acres Location Zoning Use Actual Sq. Ft.
1 October-25 0.103 3230 24th St. San Francisco, California NCT Multi-Family $1,150,000 $257.39 2 June-25 0.444 2015 Pioneer Court San Mateo, California R1-1 / H4 Townhomes $5,650,000 $292.31 3 October-24 0.231 1721-1729 15th St. San Francisco, California Valencia Street NCT 55' Multi-Family $3,550,000 $352.08 4 September-24 0.898 1870 Ogden Drive Burlingame, California PD Multi-Family $14,800,000 $378.16 5 August-24 0.143 280 7th St. / 79 Langton St. San Francisco, California WMUG 65' Multi-Family $1,600,000 $256.00 6 June-24 0.958 500-522 Linden Avenue South San Francisco, California LNC Affordable Housing $10,500,000 $251.68 7 May-24 0.420 1633 Valencia Street San Francisco, California NC-3, 50-X Affordable Housing $5,694,000 $311.23 8 February-24 0.361 678 Ralston Avenue Belmont, California VCMU Affordable Housing $4,550,000 $289.50 1070 of 11211
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RESTRICTED APPRAISAL REPORT
© 2026 VALBRIDGE PROPERTY ADVISORS | Northern California Page 7 Land Valuation Conclusion
Land Valuation
Remarks
Although Sale 2 reflects a significantly lower density, downward adjustment is supported by the fact that sites with “townhome” density are more appealing to developers under current market conditions due to the much higher costs of constructing a higher-density project. There are very few buyers, other than affordable housing developers, seeking high-density sites under current conditions as market-rate developments do not presently yield a requisite profit.
Subject Sale # 1 Sale # 2 Sale # 3 Sale # 4 Sale # 5 Sale # 6 Sale # 7 Sale # 8 Sale ID 1843669 1836283 1822782 1784101 1822784 1786022 1783358 1784097 Date of Value & Sale April-26 October-25 June-25 October-24 September-24 August-24 June-24 May-24 February-24 Unadjusted Sales Price $1,150,000 $5,650,000 $3,550,000 $14,800,000 $1,600,000 $10,500,000 $5,694,000 $4,550,000 Usable Acres 0.370 0.103 0.444 0.231 0.898 0.143 0.958 0.420 0.361 Unadjusted Sales Price per Usable Sq. Ft. $257.39 $292.31 $352.08 $378.16 $256.00 $251.68 $311.23 $289.50 Transactional Adjustments
Property Rights Conveyed Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Adjusted Sales Price $257.39 $292.31 $352.08 $378.16 $256.00 $251.68 $311.23 $289.50 Financing Terms Cash to Seller Cash to Seller Cash to Seller Cash to Seller Cash Cash to Seller Conventional Typical Construction Loan Adjusted Sales Price $257.39 $292.31 $352.08 $378.16 $256.00 $251.68 $311.23 $289.50 Conditions of Sale Typical Typical Typical Typical Typical Typical Typical Typical Typical Adjusted Sales Price $257.39 $292.31 $352.08 $378.16 $256.00 $251.68 $311.23 $289.50 Expenditures after Sale $150,000 $263,460 ($200,000) $28,850 Adjustment - - 4.2% 1.8% -12.5% - - 0.6%
Adjusted Sales Price $257.39 $292.31 $366.95 $384.89 $224.00 $251.68 $311.23 $291.33 Market Conditions Adjustments
Elapsed Time from Date of Value 0.48 years 0.82 years 1.48 years 1.54 years 1.64 years 1.85 years 1.90 years 2.17 years Market Trend Through April-26 - - - - - - - -
Analyzed Sales Price $257.39 $292.31 $366.95 $384.89 $224.00 $251.68 $311.23 $291.33 -15.0% 0.0% -15.0% -10.0% -15.0% 0.0% -5.0% 0.0% Physical Adjustments
Location 4th Avenue and
Railroad Avenue
3230 24th St. 2015 Pioneer
Court
1721-1729 15th
St.
1870 Ogden
Drive
280 7th St. / 79
Langton St.
500-522 Linden
Avenue
1633 Valencia
Street
678 Ralston
Avenue
San Mateo,
California
San Francisco,
California
San Mateo,
California
San Francisco,
California
Burlingame,
California
San Francisco,
California
South San
Francisco,
California
San Francisco,
California
Belmont, California
Adjustment -15.0% - -15.0% -10.0% -15.0% - -5.0% - 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Size 0.370 acres 0.103 acres 0.444 acres 0.231 acres 0.898 acres 0.143 acres 0.958 acres 0.420 acres 0.361 acres Adjustment - - - - - - - -
-10.0% -15.0% -10.0% 0.0% 0.0% 0.0% 0.0% 0.0%
Zoning / Density +/- 120 upa 341 upa 23 upa 225 upa 134 upa 139 upa 154 upa 348 upa 180 upa Adjustment -10.0% -15.0% -10.0% - - - - - 15.0% 15.0% 0.0% 0.0% 0.0% 15.0% 0.0% 0.0% Entitlements Close to Approval None None Entitled Entitled Entitled None Entitled Entititled Adjustment 15.0% 15.0% - - - 15.0% - -
Net Physical Adjustment -10.0% - -25.0% -10.0% -15.0% 15.0% -5.0% - Adjusted Sales Price per Usable Square Foot $231.65 $292.31 $275.22 $346.40 $190.40 $289.43 $295.67 $291.33 Land Sale Statistics
Metric Unadjusted Analyzed Adjusted
Min. Sales Price per Usable Square Foot $251.68 $224.00 $190.40 Max. Sales Price per Usable Square Foot $378.16 $384.89 $346.40 Median Sales Price per Usable Square Foot $290.90 $291.82 $290.38 Mean Sales Price per Usable Square Foot $298.54 $297.47 $276.55 Land Value Conclusion
Market Value Opinion (Rounded)
0.370 acres x $280.00 psf = $4,510,000 1071 of 11211
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GENERAL ASSUMPTIONS AND LIMITING CONDITIONS
© 2026 VALBRIDGE PROPERTY ADVISORS | Northern California Page 8
GENERAL ASSUMPTIONS AND LIMITING CONDITIONS
This restricted appraisal report is subject to the following general assumptions and limiting conditions:
1. The legal description – if furnished to us – is assumed to be correct.
2. No responsibility is assumed for legal matters, questions of survey or title, soil or subsoil conditions, engineering, availability or capacity of utilities, or other similar technical matters. The appraisal does not constitute a survey of the property appraised. All existing liens and encumbrances have been disregarded and the property is appraised as though free and clear, under responsible ownership and competent management unless otherwise noted.
3. Unless otherwise noted, the appraisal will value the property as though free of contamination. Valbridge Property Advisors | Northern California will conduct no hazardous materials or contamination inspection of any kind. It is recommended that the client hire an expert if the presence of hazardous materials or contamination poses any concern.
4. The stamps and/or consideration placed on deeds used to indicate sales are in correct relationship to the actual dollar amount of the transaction.
5. Unless otherwise noted, it is assumed there are no encroachments, zoning violations or restrictions existing in the subject property.
6. The appraiser is not required to give testimony or attendance in court by reason of this appraisal, unless previous arrangements have been made.
7. Unless expressly specified in the engagement letter, the fee for this appraisal does not include the attendance or giving of testimony by Appraiser at any court, regulatory or other proceedings, or any conferences or other work in preparation for such proceeding. If any partner or employee of Valbridge Property Advisors | Northern California is asked or required to appear and/or testify at any deposition, trial, or other proceeding about the preparation, conclusions or any other aspect of this assignment, client shall compensate Appraiser for the time spent by the partner or employee in appearing and/or testifying and in preparing to testify according to the Appraiser’s then current hourly rate plus reimbursement of expenses.
8. The values for land and/or improvements, as contained in this report, are constituent parts of the total value reported and neither is (or are) to be used in making a summation appraisal of a combination of values created by another appraiser. Either is invalidated if so used.
9. The dates of value to which the opinions expressed in this report apply are set forth in this report. We assume no responsibility for economic or physical factors occurring at some point at a later date, which may affect the opinions stated herein. The forecasts, projections, or operating estimates contained herein are based on current market conditions and anticipated short-term supply and demand factors and are subject to change with future conditions. Appraiser is not responsible for determining whether the date of value requested by Client is appropriate for Client’s intended use.
10. The sketches, maps, plats and exhibits in this report are included to assist the reader in visualizing the property. The appraiser has made no survey of the property and assumed no responsibility in connection with such matters.
11. The information, estimates and opinions, which were obtained from sources outside of this office, are considered reliable. However, no liability for them can be assumed by the appraiser.
12. Possession of this report, or a copy thereof, does not carry with it the right of publication. Neither all, nor any part of the content of the report, or copy thereof (including conclusions as to property value, the identity of the appraisers, professional designations, reference to any professional appraisal organization or the firm with which the appraisers are connected), shall be disseminated to the public through advertising, public relations, news, sales, or other media without prior written consent and approval.
13. No claim is intended to be expressed for matters of expertise that would require specialized investigation or knowledge beyond that ordinarily employed by real estate appraisers. We claim no expertise in areas such as, but not limited to, legal, survey, structural, environmental, pest control, mechanical, etc. 1072 of 11211
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14. This appraisal was prepared for the sole and exclusive use of the client for the function outlined herein. Any party who is not the client or intended user identified in the appraisal or engagement letter is not entitled to rely upon the contents of the appraisal without express written consent of Valbridge Property Advisors | Northern California and Client. The Client shall not include partners, affiliates, or relatives of the party addressed herein. The appraiser assumes no obligation, liability or accountability to any third party.
15. Distribution of this report is at the sole discretion of the client, but third-parties not listed as an intended user on the face of the appraisal or the engagement letter may not rely upon the contents of the appraisal.
In no event shall client give a third-party a partial copy of the appraisal report. We will make no distribution of the report without the specific direction of the client.
16. This appraisal shall be used only for the function outlined herein, unless expressly authorized by Valbridge Property Advisors | Northern California.
17. This appraisal shall be considered in its entirety. No part thereof shall be used separately or out of context.
18. Unless otherwise noted in the body of this report, this appraisal assumes that the subject property does not fall within the areas where mandatory flood insurance is effective. Unless otherwise noted, we have not completed nor have we contracted to have completed an investigation to identify and/or quantify the presence of non-tidal wetland conditions on the subject property. Because the appraiser is not a surveyor, he or she makes no guarantees, express or implied, regarding this determination.
19. The flood maps are not site specific. We are not qualified to confirm the location of the subject property in relation to flood hazard areas based on the FEMA Flood Insurance Rate Maps or other surveying techniques.
It is recommended that the client obtain a confirmation of the subject property’s flood zone classification from a licensed surveyor.
20. If the appraisal is for mortgage loan purposes 1) we assume satisfactory completion of improvements if construction is not complete, 2) no consideration has been given for rent loss during rent-up unless noted in the body of this report, and 3) occupancy at levels consistent with our “Income and Expense Projection” are anticipated.
21. It is assumed that there are no hidden or unapparent conditions of the property, subsoil, or structures which would render it more or less valuable. No responsibility is assumed for such conditions or for engineering which may be required to discover them.
22. Our inspection included an observation of the land and improvements thereon only. It was not possible to observe conditions beneath the soil or hidden structural components within the improvements. We inspected the buildings involved, and reported damage (if any) by termites, dry rot, wet rot, or other infestations as a matter of information, and no guarantee of the amount or degree of damage (if any) is implied. Condition of heating, cooling, ventilation, electrical and plumbing equipment is considered to be commensurate with the condition of the balance of the improvements unless otherwise stated. Should the client have concerns in these areas, it is the client’s responsibility to order the appropriate inspections. The appraiser does not have the skill or expertise to make such inspections and assumes no responsibility for these items.
23. This appraisal does not guarantee compliance with building code and life safety code requirements of the local jurisdiction. It is assumed that all required licenses, consents, certificates of occupancy or other legislative or administrative authority from any local, state or national governmental or private entity or organization have been or can be obtained or renewed for any use on which the value conclusion contained in this report is based unless specifically stated to the contrary.
24. When possible, we have relied upon building measurements provided by the client, owner, or associated agents of these parties. In the absence of a detailed rent roll, reliable public records, or “as-built” plans provided to us, we have relied upon our own measurements of the subject improvements. We follow typical appraisal industry methods; however, we recognize that some factors may limit our ability to obtain accurate measurements including, but not limited to, property access on the day of inspection, basements, fenced/gated areas, grade elevations, greenery/shrubbery, uneven surfaces, multiple story structures, obtuse or acute wall angles, immobile obstructions, etc. Professional building area measurements of the quality, level of detail, or accuracy of professional measurement services are beyond the scope of this appraisal assignment.
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25. We have attempted to reconcile sources of data discovered or provided during the appraisal process, including assessment department data. Ultimately, the measurements that are deemed by us to be the most accurate and/or reliable are used within this report. While the measurements and any accompanying sketches are considered to be reasonably accurate and reliable, we cannot guarantee their accuracy. Should the client desire more precise measurement, they are urged to retain the measurement services of a qualified professional (space planner, architect or building engineer) as an alternative source. If this alternative measurement source reflects or reveals substantial differences with the measurements used within the report, upon request of the client, the appraiser will submit a revised report for an additional fee.
26. In the absence of being provided with a detailed land survey, we have used assessment department data to ascertain the physical dimensions and acreage of the property. Should a survey prove this information to be inaccurate, upon request of the client, the appraiser will submit a revised report for an additional fee.
27. If only preliminary plans and specifications were available for use in the preparation of this appraisal, and a review of the final plans and specifications reveals substantial differences upon request of the client the appraiser will submit a revised report for an additional fee.
28. Unless otherwise stated in this report, the value conclusion is predicated on the assumption that the property is free of contamination, environmental impairment or hazardous materials. Unless otherwise stated, the existence of hazardous material was not observed by the appraiser and the appraiser has no knowledge of the existence of such materials on or in the property. The appraiser, however, is not qualified to detect such substances. The presence of substances such as asbestos, urea-formaldehyde foam insulation or other potentially hazardous materials may affect the value of the property. No responsibility is assumed for any such conditions, or for any expertise or engineering knowledge required for discovery. The client is urged to retain an expert in this field, if desired.
29. The Americans with Disabilities Act (“ADA”) became effective January 26, 1992. We have not made a specific compliance survey of the property to determine if it is in conformity with the various requirements of the ADA. It is possible that a compliance survey of the property, together with an analysis of the requirements of the ADA, could reveal that the property is not in compliance with one or more of the requirements of the Act. If so, this could have a negative effect on the value of the property. Since we have no direct evidence relating to this issue, we did not consider possible noncompliance with the requirements of ADA in developing an opinion of value.
30. This appraisal applies to the land and building improvements only. The value of trade fixtures, furnishings, and other equipment, or subsurface rights (minerals, gas, and oil) were not considered in this appraisal unless specifically stated to the contrary.
31. No changes in any federal, state or local laws, regulations or codes (including, without limitation, the Internal Revenue Code) are anticipated, unless specifically stated to the contrary.
32. Any income and expense estimates contained in the appraisal report are used only for the purpose of estimating value and do not constitute prediction of future operating results. Furthermore, it is inevitable that some assumptions will not materialize and that unanticipated events may occur that will likely affect actual performance.
33. Any estimate of insurable value, if included within the scope of work and presented herein, is based upon figures developed consistent with industry practices. However, actual local and regional construction costs may vary significantly from our estimate and individual insurance policies and underwriters have varied specifications, exclusions, and non-insurable items. As such, we strongly recommend that the Client obtain estimates from professionals experienced in establishing insurance coverage. This analysis should not be relied upon to determine insurance coverage and we make no warranties regarding the accuracy of this estimate.
34. The data gathered in the course of this assignment (except data furnished by the Client) shall remain the property of the Appraiser. The appraiser will not violate the confidential nature of the appraiser-client relationship by improperly disclosing any confidential information furnished to the appraiser.
Notwithstanding the foregoing, the Appraiser is authorized by the client to disclose all or any portion of the appraisal and related appraisal data to appropriate representatives of the Appraisal Institute if such disclosure is required to enable the appraiser to comply with the Bylaws and Regulations of such Institute now or hereafter in effect.
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© 2026 VALBRIDGE PROPERTY ADVISORS | Northern California Page 11
35. You and Valbridge Property Advisors | Northern California both agree that any dispute over matters in excess of $5,000 will be submitted for resolution by arbitration. This includes fee disputes and any claim of malpractice. The arbitrator shall be mutually selected. If Valbridge Property Advisors | Northern California and the client cannot agree on the arbitrator, the presiding head of the Local County Mediation & Arbitration panel shall select the arbitrator. Such arbitration shall be binding and final. In agreeing to arbitration, we both acknowledge that, by agreeing to binding arbitration, each of us is giving up the right to have the dispute decided in a court of law before a judge or jury. In the event that the client, or any other party, makes a claim against Valbridge Property Advisors | Northern California or any of its employees in connections with or in any way relating to this assignment, the maximum damages recoverable by such claimant shall be the amount actually received by Valbridge Property Advisors | Northern California for this assignment, and under no circumstances shall any claim for consequential damages be made. Any claim must be made within two years from the date of delivery of our work product.
36. Valbridge Property Advisors | Northern California shall have no obligation, liability, or accountability to any third party. Any party who is not the “client” or intended user identified on the face of the appraisal or in the engagement letter is not entitled to rely upon the contents of the appraisal without the express written consent of Valbridge Property Advisors | Northern California. “Client” shall not include partners, affiliates, or relatives of the party named in the engagement letter. Client shall hold Valbridge Property Advisors | Northern California and its employees harmless in the event of any lawsuit brought by any third party, lender, partner, or part-owner in any form of ownership or any other party as a result of this assignment. The client also agrees that in case of lawsuit arising from or in any way involving these appraisal services, client will hold Valbridge Property Advisors | Northern California harmless from and against any liability, loss, cost, or expense incurred or suffered by Valbridge Property Advisors | Northern California in such action, regardless of its outcome.
37. The Valbridge Property Advisors office responsible for the preparation of this report is independently owned and operated by Sacramento. Neither Valbridge Property Advisors, Inc., nor any of its affiliates has been engaged to provide this report. Valbridge Property Advisors, Inc. does not provide valuation services, and has taken no part in the preparation of this report.
38. If any claim is filed against any of Valbridge Property Advisors, Inc., a Florida Corporation, its affiliates, officers or employees, or the firm providing this report, in connection with, or in any way arising out of, or relating to, this report, or the engagement of the firm providing this report, then (1) under no circumstances shall such claimant be entitled to consequential, special or other damages, except only for direct compensatory damages, and (2) the maximum amount of such compensatory damages recoverable by such claimant shall be the amount actually received by the firm engaged to provide this report.
39. This report and any associated work files may be subject to evaluation by Valbridge Property Advisors, Inc., or its affiliates, for quality control purposes.
40. Acceptance and/or use of this appraisal report constitutes acceptance of the foregoing general assumptions and limiting conditions.
41. The California state government has passed a number of laws in recent years that have expanded local land use rights beyond existing zoning and general plan limitations. While we make every effort to stay current with legislation, we are not land use attorneys and we refer the client to qualified legal counsel should additional analysis be desired.
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CERTIFICATIONS
© 2026 VALBRIDGE PROPERTY ADVISORS | Northern California Page 12 Certification – Gene Williams, MAI, CCIM
I certify that, to the best of my knowledge and belief:
1. The statements of fact contained in this report are true and correct.
2. The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions.
3. I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved.
4. The undersigned has not performed services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment.
5. I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment.
6. My engagement in this assignment was not contingent upon developing or reporting predetermined results.
7. My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal.
8. My analyses, opinions and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice.
9. Gene Williams has personally inspected the subject property.
10. No one provided significant real property appraisal assistance to the person signing this certification.
11. The reported analyses, opinions and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute.
12. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives.
13. As of the date of this report, the undersigned has completed the continuing education program for Designated Members of the Appraisal Institute.
Gene Williams, MAI, CCIM
Managing Director
California Certified License #AG015954
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ADDENDA
© 2026 VALBRIDGE PROPERTY ADVISORS | Northern California Page 13
ADDENDA
Definition of Market Value
The appraisal problem is to develop an opinion of the market value of the subject property. Market value is defined as the most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale with the buyer and seller each acting prudently, knowledgeably and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby:
• buyer and seller are typically motivated;
• both parties are well informed or well advised, and acting in what they consider their own best interest; • a reasonable time is allowed for exposure in the open market; • payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and • the price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale1 1 FIRREA Code of Federal Regulations, Title 12, Part 34 Subpart C - 34.42, 1990; also Interagency Appraisal and Evaluation Guidelines, Federal Register / Vol.75, No. 237, 2010 1077 of 11211
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ADDENDA
© 2026 VALBRIDGE PROPERTY ADVISORS | Northern California Page 14 Additional Subject Photos
4th Avenue facing East, subject property to the right 4th Avenue facing South, subject property to the left Railroad Avenue facing Southeast, subject property to
the right
Railroad Avenue facing West, subject property to the left Subject parking lot Subject parking lot
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ADDENDA
© 2026 VALBRIDGE PROPERTY ADVISORS | Northern California Page 15 Land Sale Comparables
LAND COMPARABLE 1
Property Identification
Property Name A Residential Site
Address 3230 24th St.
City County State Zip San Francisco, San Francisco
County, California 94110
MSA San Francisco
Tax ID 3642-096
VPA Property/Sale ID 11574183/1843669
Transaction Data
Sale Status Recorded
Sale Date October 17, 2025
Grantor/Seller Galu Realty
Grantee/Buyer Kaufman & Logan LLP
Recording Number 087259
Property Rights Fee Simple
Financing Cash to Seller
Conditions of Sale Typical
Sales Price $1,150,000
Adjusted Sales Price Indicators
Price per Usable Acre $11,211,855
Price per Usable SF $257.39
Price per Unit $32,857
Verification
Confirmed By Gene Williams
Confirmation Source Public Records, City of San
Francisco, Deed
3230
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ADDENDA
© 2026 VALBRIDGE PROPERTY ADVISORS | Northern California Page 16 Property Description
Proposed Use Multi-Family
Gross Land Area 0.10 Acres/4,468 SF
Usable Land Area 0.10 Acres/4,468 SF
Proposed Units 35
Density (Units/Acre) 341.23
Visibility Good
Corner/Interior Corner
Shape Triangular
Topography Level
Utilities All available
Zoning Code NCT Neighborhood
Commercial Transit
General Plan Mission Area Plan
Remarks
Developer purchase of an unentitled site totaling 0.10 acres at a price of $257/SF of land area. The site was used for parking at the time of sale. Shortly after the sale, the buyer submitted plans for a 35-unit, eight-story building that is consistent with the allowed uses under the zoning. 1080 of 11211
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ADDENDA
© 2026 VALBRIDGE PROPERTY ADVISORS | Northern California Page 17 LAND COMPARABLE 2
Property Identification
Property Name A Townhome Site
Address 2015 Pioneer Court
City County State Zip San Mateo, San Mateo County,
California 94403
MSA San Francisco
Tax ID 039-060-860
VPA Property/Sale ID 10661010/1836283
Transaction Data
Sale Status Recorded
Sale Date June 13, 2025
Grantor/Seller McKenna Family Trust
Grantee/Buyer David Boyajian
Recording Number 049911
Property Rights Fee Simple
Financing Cash to Seller
Conditions of Sale Typical
Sales Price $5,650,000
Adjusted Sales Price Indicators
Price per Usable Acre $12,732,968
Price per Usable SF $292.31
Price per Unit $565,000
Price per SF of GBA $205.12
Verification
Confirmed By Gene Williams
Confirmation Source Public records, Costar, reliable
third party
pioneer
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ADDENDA
© 2026 VALBRIDGE PROPERTY ADVISORS | Northern California Page 18 Property Description
Proposed Use Townhomes
Gross Land Area 0.44 Acres/19,329 SF
Usable Land Area 0.44 Acres/19,329 SF
Proposed Bldg SF 27,545
Proposed Units 10
Density (Units/Acre) 22.54
Visibility Average
Corner/Interior Mid-Block
Utilities All available
Zoning Code R1-1 / H4 Medium Density
Residential
General Plan Residential Medium II
Remarks
Sale of an unentitled site zoned for medium-density residential use. The buyer applied for project approvals in mid-2025, but the property remains unentitled. Revised plans for the property with 10 townhome units were most recently submitted in December 2025. The proposed project reflects a density of 22.5 units per acre with an FAR based on the livable area of the units of 1.43x. The sale price amounts to $565,000 per unit or $292/SF of land area. The property was listed for sale by WJ Britton & Co. The buyer's broker was not disclosed 1082 of 11211
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ADDENDA
© 2026 VALBRIDGE PROPERTY ADVISORS | Northern California Page 19 LAND COMPARABLE 3
Property Identification
Property Name A Multi-Family Site
Address 1721-1729 15th St.
City County State Zip San Francisco, San Francisco
County, California 94103
MSA San Francisco
Tax ID 3555-057
VPA Property/Sale ID 11543438/1822782
Transaction Data
Sale Status Recorded
Sale Date October 16, 2024
Grantor/Seller The Evergreen Advantage
Grantee/Buyer The Toboni Group
Recording Number 082205
Property Rights Fee Simple
Financing Cash to Seller
Conditions of Sale Typical
Days on Market 356
Sales Price $3,550,000
Adjusted Sales Price Indicators
Price per Usable Acre $15,984,793
Price per Usable SF $366.95
Price per Unit $71,154
Verification
Confirmed By Gene Williams
Confirmation Source Public records, Costar, reliable
third party
1721
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ADDENDA
© 2026 VALBRIDGE PROPERTY ADVISORS | Northern California Page 20 Property Description
Proposed Use Multi-Family
Gross Land Area 0.23 Acres/10,083 SF
Usable Land Area 0.23 Acres/10,083 SF
Proposed Units 52
Density (Units/Acre) 224.65
Visibility Average
Corner/Interior Mid-Block
Shape Rectangular
Topography Level
Utilities All available
Zoning Code Valencia Street NCT 55'
Residential
Remarks
Developer purchase of a site that was entitled with a Tentative Map for redevelopment with a six-story residential building consisting of 52 units. The seller entitled the property and the BMR requirement is 11.5%, with the remaining units to be leased at-market. The buyer assumed approximately $150,000 in soil remediation costs. The seller was represented by Avid Commercial Real Estate and the buyer did not have a broker.
1084 of 11211
A RESIDENTIAL SITE
ADDENDA
© 2026 VALBRIDGE PROPERTY ADVISORS | Northern California Page 21 LAND COMPARABLE 4
Property Identification
Property Name Entitled Condominium Land
Address 1870 Ogden Drive
City County State Zip Burlingame, San Mateo
County, California 94010
MSA San Francisco
Submarket Burlingame
Tax ID 025-121-190
VPA Property/Sale ID 11486502/1784101
Transaction Data
Sale Status Recorded
Sale Date September 26, 2024
Grantor/Seller GREEN BANKER LLC
Grantee/Buyer NEW HORIZONS
DEVELOPMENT LLC
Recording Number 52335
Property Rights Fee Simple
Financing Cash
Conditions of Sale Typical
Sales Price $14,800,000
Adjusted Sales Price Indicators
Price per Usable Acre $16,765,866
Price per Usable SF $384.89
Price per Unit $125,529
Price per SF of GBA $89.01
Verification
Ogden
1085 of 11211
A RESIDENTIAL SITE
ADDENDA
© 2026 VALBRIDGE PROPERTY ADVISORS | Northern California Page 22 Property Description
Proposed Use Multi-Family
Gross Land Area 0.90 Acres/39,137 SF
Usable Land Area 0.90 Acres/39,137 SF
No. of Lots 1
Proposed Bldg SF 169,232
Proposed Units 120
Density (Units/Acre) 133.56
Street Access Average
Visibility Average
Corner/Interior Mid-Block
Shape Rectangular
Topography Level
Utilities All available to the site
Flood Hazard Zone X
Zoning Code PD Planned Development
Remarks
This property is condominium land in Burlingame on Ogden Drive. The site contains 39,137 square feet, has a rectangular shape, level topography and all utilities are available.
NEW HORIZONS DEVELOPMENT LLC purchased the property in October of 2024 for the recorded consideration of $14,800,000 or $123,333 per proposed unit. The property sold entitled for a 120 unit (6 affordable) development that, according to the City of Burlingame website, was given final approval on March 15, 2021. The property appears to have been fully entitled at the time of sale because of the work of the seller. 1086 of 11211
A RESIDENTIAL SITE
ADDENDA
© 2026 VALBRIDGE PROPERTY ADVISORS | Northern California Page 23 LAND COMPARABLE 5
Property Identification
Property Name A Multi-Family Site
Address 280 7th St. / 79 Langton St.
City County State Zip San Francisco, San Francisco
County, California 94103
MSA San Francisco
Tax ID 3730-290
VPA Property/Sale ID 11543440/1822784
Transaction Data
Sale Status Recorded
Sale Date August 20, 2024
Grantor/Seller Hutachinda Trust
Grantee/Buyer 262 7TH STREET LLC
Recording Number 064604
Property Rights Fee Simple
Financing Cash to Seller
Conditions of Sale Typical
Sales Price $1,600,000
Adjusted Sales Price Indicators
Price per Usable Acre $9,757,457
Price per Usable SF $224.00
Price per Unit $70,000
Price per SF of GBA $54.56
Verification
Confirmed By Gene Williams
Confirmation Source Public records, SF YIMBY
280 7th
1087 of 11211
A RESIDENTIAL SITE
ADDENDA
© 2026 VALBRIDGE PROPERTY ADVISORS | Northern California Page 24 Property Description
Proposed Use Multi-Family
Gross Land Area 0.14 Acres/6,250 SF
Usable Land Area 0.14 Acres/6,250 SF
Proposed Bldg SF 25,659
Proposed Units 20
Density (Units/Acre) 139.39
Visibility Average
Corner/Interior Mid-Block
Shape Rectangular
Topography Level
Utilities All available
Zoning Code WMUG 65' Western SOMA
Mixed-Use General
Remarks
Developer purchase of a property that was fully entitled for development of a five- to six-story residential building containing 20 units and 861 SF of ground floor commercial space. The seller entitled the property and paid $200,000 in building permit fees, which is considered to be included in the price paid by the buyer. 1088 of 11211
A RESIDENTIAL SITE
ADDENDA
© 2026 VALBRIDGE PROPERTY ADVISORS | Northern California Page 25 LAND COMPARABLE 6
Property Identification
Property Name Affordable Housing Land
Address 500-522 Linden Avenue
City County State Zip South San Francisco, San
Mateo County, California
94080
MSA San Francisco
Tax ID 012-175-010, -260
VPA Property/Sale ID 11489356/1786022
Transaction Data
Sale Status Recorded
Sale Date June 5, 2024
Grantor/Seller Liberty Bank
Grantee/Buyer ROTARY PLAZA INC
Recording Number 29102
Property Rights Fee Simple
Financing Conventional
Conditions of Sale Typical
Sales Price $10,500,000
Adjusted Sales Price Indicators
Price per Usable Acre $10,963,081
Price per Usable SF $251.68
Price per Unit $70,946
Verification
Confirmation Source Listing broker
500-522 Linden
1089 of 11211
A RESIDENTIAL SITE
ADDENDA
© 2026 VALBRIDGE PROPERTY ADVISORS | Northern California Page 26 Property Description
Proposed Use Affordable Housing
Gross Land Area 0.96 Acres/41,720 SF
Usable Land Area 0.96 Acres/41,720 SF
No. of Lots 2
Proposed Units 148
Density (Units/Acre) 154.53
Visibility Good
Corner/Interior Double Corner
Shape Square
Topography Level
Zoning Code LNC Linden Neighborhood
Center
General Plan Linden Neighborhood
Center
Remarks
The property is a former bank branch and parking lot that are planned to be redeveloped into affordable housing in South San Francisco. Each site is a standalone corner lot bisected by 6th Lane. The site contains a total of 41,720 square feet, is two square parcels, has a level topography and all utilities are available. The site directly south is be developed with an affordable housing project.
ROTARY PLAZA INC purchased the property in June of 2024 for the recorded consideration of $10,500,000 ($70,946 per proposed unit / ~$252 per square foot of land). The buyer purchased the property unentitled with the intent of developing a two-phase, affordable housing development. According to the City of South San Francisco File 23-746, the developer was seeking $7,500,000 in funding for the project from the City. In the Summer of 2023, the Rotary Club approached the City with development partner, Beacon Development, about developing the project. The first phase would be an 83-unit senior housing complex and the second would be a 65-unit multi-family building. Demolition costs are estimated to be $15 per square foot of improved area or $166,425 because of the second site being a paved parking lot. The LNC zoning allows for 40 to 80 units per acre in allowed residential density with 90% max. lot coverage. 1090 of 11211
A RESIDENTIAL SITE
ADDENDA
© 2026 VALBRIDGE PROPERTY ADVISORS | Northern California Page 27 LAND COMPARABLE 7
Property Identification
Property Name An Affordable Housing Site
Address 1633 Valencia Street
City County State Zip San Francisco, San Francisco
County, California 94110
MSA San Francisco
Tax ID 6874-068
VPA Property/Sale ID 11485305/1783358
Transaction Data
Sale Status Recorded
Sale Date May 17, 2024
Grantor/Seller Sequoia Living Inc
Grantee/Buyer Mercy Housing California 108
Lp
Recording Number 039536
Property Rights Fee Simple
Financing Typical
Conditions of Sale Typical
Sales Price $5,694,000
Sale Conditions Adj. $0
Adjusted Sales Price Indicators
Price per Usable Acre $13,557,143
Price per Usable SF $311.23
Price per Unit $39,000
Verification
Confirmation Source Press release and previous
owner Brad Koch
1633 Valencia, SF
1091 of 11211
A RESIDENTIAL SITE
ADDENDA
© 2026 VALBRIDGE PROPERTY ADVISORS | Northern California Page 28 Property Description
Proposed Use Affordable Housing
Gross Land Area 0.42 Acres/18,295 SF
Usable Land Area 0.42 Acres/18,295 SF
No. of Lots 1
Proposed Units 146
Density (Units/Acre) 347.62
Street Access average
Rail Access No
Water/Port Access No
Visibility Average
Corner/Interior Corner
Shape Irregular
Topography Level
Utilities All available to the site
Drainage Assumed adequate
Flood Hazard Zone X
Zoning Code NC-3, 50-X Neighborhood
commercial
Remarks
Sequoia Living sold this 0.42-acre lot of land to Mercy Housing, Inc. for $5,694,000 for a multi-family development project. The property was formerly a parking lot. It sold on May 17, 2024. The buyer plans to develop a 146-unit affordable housing building. The site is entitled for 146 affordable housing units. The property was originally one parcel that was owned by KLW Investments LLC and known as APN: 6574/001A. In 2017, the parcel underwent a lot split into two parcels (APN: 6574-068 & 6574-069). One of the parcels (APN:
6874-068) was later sold to SEQUOIA LIVING INC from VALENCIA HOUSING GROUP LLC in August 2022 for $13,500,000.The parcel was an acre in total. Recently around 0.42 acres was sold to Mercy Housing, Nonprofit housing provider Sequoia Living offered Mercy Housing the opportunity to develop this project on a portion of a larger one-acre site previously acquired in 2022, ahead of constructing its own 126-unit, low-income senior housing development alongside 1633 Valencia, which will break ground in 2026.
Located on a former Sears parking lot between Cesar Chavez and Mission Street and overlooked by the CPMC Mission Bernal Sutter medical campus, 1633 Valencia is served by a number of neighborhood-serving businesses, including a grocery store and pharmacy. The development, one of eight new 100% affordable housing projects that have broken ground in the Mission since 2018, is also served by several MUNI bus lines and is less than a 10-minute walk from the 24th Street Mission BART station. Construction is slated for completion in December 2025, with residents moving in by May 2026.
Utilizing philanthropic and private funding, the per-unit cost of building the $84.6 million project is at least 20% less than comparable permanent supportive housing and senior developments. 1633 Valencia is financed through a combination of 4% Low Income Housing Tax Credits, tax-exempt bonds from CalHFA, and a $16 million below-market permanent loan provided through the newly launched Bay Area Housing Innovation Fund.
1092 of 11211
A RESIDENTIAL SITE
ADDENDA
© 2026 VALBRIDGE PROPERTY ADVISORS | Northern California Page 29 LAND COMPARABLE 8
Property Identification
Property Name Entitled Affordable Housing
Land
Address 678 Ralston Avenue
City County State Zip Belmont, San Mateo County,
California 94002
MSA San Francisco
Tax ID 040-313-280
VPA Property/Sale ID 11486495/1784097
Transaction Data
Sale Status Recorded
Sale Date February 8, 2024
Grantor/Seller NELSON CAPITAL LLC
Grantee/Buyer CRP AFFORDABLE HSNG &
CMNTY DEV CA
Recording Number 11234
Property Rights Fee Simple
Financing Construction Loan
Conditions of Sale Typical
Sales Price $4,550,000
Adjusted Sales Price Indicators
Price per Usable Acre $12,690,474
Price per Usable SF $291.33
Price per Unit $70,444
Verification
Belmont
1093 of 11211
A RESIDENTIAL SITE
ADDENDA
© 2026 VALBRIDGE PROPERTY ADVISORS | Northern California Page 30 Property Description
Gross Land Area 0.36 Acres/15,717 SF
Usable Land Area 0.36 Acres/15,717 SF
Depth 121
No. of Lots 1
Proposed Units 65
Density (Units/Acre) 180.15
Street Access Average
Rail Access No
Water/Port Access No
Visibility Average
Corner/Interior Mid-Block
Shape Square
Topography Level
Utilities All available to site
Drainage Appears Adequate
Flood Hazard Zone X
Zoning Code VCMU Village Corridor
Mixed Use
Remarks
The property is an affordable housing site. The site fronts Ralston Avenue in Belmont and contains 15,717 square feet. The site has a square shape, level topography and all utilities are available. It has a retail building of 2,885 sf.
CRP AFFORDABLE HSNG & CMNTY DEV CA purchased the property in March of 2024 for the recorded consideration of $4,550,000 or $70,000 per proposed unit. The buyer plans to redevelop the property with a 65 unit affordable housing complex via SB-35. The property was originally marketed in 2022. The sale appears to have been contingent upon obtaining entitlements which the buyer appears to have earned at their time and expense. The sale was financed by $3,000,000 from the HOUSING ENDOWMENT AND REG. 1094 of 11211
© 2026 VALBRIDGE PROPERTY ADVISORS | Northern California Page 31 1095 of 11211
© 2026 VALBRIDGE PROPERTY ADVISORS | Northern California Page 32 1096 of 11211
© 2026 VALBRIDGE PROPERTY ADVISORS | Northern California Page 33 1097 of 11211
PA-2023-012 / 034179010, -020, -030, -040, -050, -060 / 445 B ST / SPAR + SDPA + TENT MAP / BESPOKE / MARCH 2026
FOR REFERENCE ONLY
1,000 feet
1098 of 11211
ADDRESS OF PROJECT:
COMMERCIAL: 401-445 S B STREET
SAN MATEO, CA 94401
RESIDENTIAL 307 E 4TH AVENUE
SAN MATEO, CA 94401
ASSESSOR'S PARCEL NUMBER: 034-179-010, 034-179-020, 034-179-030, 034-179-040, 034-179-050, 034-179-060 EXISTING ZONING DISTRICT: CENTRAL BUSINESS DISTRICT (CBD/R) 2009 DOWNTOWN PLAN AREA: DOWNTOWN RETAIL CORE
LOT SIZE (SQ. FT.): +/- 50,600 SQ. FT.
FLOOR AREA RATIO (FAR): 3.0
ALLOWABLE BUILDING AREA: 151,800 SQ. FT. (3.0 FAR)
FRONT SETBACK: NONE
SIDE SETBACK: NONE
REAR SETBACK: NONE
EXISTING GROSS BUILDING AREA: BUILDING 1 (302 E. 4TH AVE): 5,500 SF BUILDING 2 (407-411 S B ST): 4,152 SF
BUILDING 3 (415-445 S B ST): 36,049 SF
TOTAL: 45,701 SF
PARKING ZONE: CPID LIMITED PARKING ZONE (LPZ)
REQUIRED (SMMC 27.64.100)
RETAIL (1.9/1,000): 23 STALLS
OFFICE (2.6/1,000): 374 STALLS
RESIDENTIAL (0.5/UNIT): 30 STALLS
NOTE: AB2097 RELIEVES PROJECT OF PARKING REQUIREMENTS
PROVIDED
COMMERCIAL RESIDENTIAL
STANDARD: 33 11
COMPACT: 32 0
STACKER: 28 22
ACCESSIBLE (CBC 11B): 4 STD / 1 VAN 1 STD / 1 VAN
ACCESSIBLE EV: 1 STD / 1 VAN 1 VAN
TOTAL: 100 37
EVCS/EV CAPABLE: 25/27 37
NOTE: EV STALLS ARE NOT DISTINGUISHED IN TOTAL
BIKE PARKING
COMMERCIAL
SHORT TERM REQ'D - OFFICE (1/20,000 SF): 8
SHORT TERM REQ'D - RETAIL (1/2,000 SF): 7
LONG TERM REQ'D - OFFICE (1/10,000 SF): 15
LONG TERM REQ'D - RETAIL (1/12,000 SF): 1
PROVIDED SHORT TERM: 16
PROVIDED LONG TERM: 56
RESIDENTIAL
SHORT TERM REQ'D - S & 1 BR (0.05/UNIT): 2
2 BR & 3 BR(0.1/UNIT): 6
LONG TERM REQ'D - S & 1 BR (1/UNIT): 27
2 BR (1.25/UNIT: 28
3 BR (1.5/UNIT): 28
PROVIDED SHORT TERM: 8
PROVIDED LONG TERM: 84
PROJECT SITE
PROPOSED BUILDING AREA PER SMMC 27.04.200:
COMMERCIAL: 1ST FLOOR 30,150 RESIDENTIAL: 1ST FLOOR 12,255 2ND FLOOR 29,070 2ND FLOOR 10,712
3RD FLOOR 29,070 3RD FLOOR 10,747
4TH FLOOR 29,070 4TH FLOOR 10,747
5TH FLOOR 27,572 5TH FLOOR 10,747
6TH FLOOR 17,994 6TH FLOOR 10,747
TOTAL 162,926 SF 7TH FLOOR 10,747
TOTAL 76,702
TOTAL: 239,628 SF (4.74 FAR, INCREASED BY
CA STATE DENSITY LAWS)
2 OPEN SPACE CALCULATIONS PER SMMC 27.38.090 (SEE LANDSCAPE PLANS FOR MORE INFO):
TOTAL NON-RESIDENTIAL AREA: 162,926 SF
REQUIRED OPEN SPACE (1% OF OFFICE AREA) 1,629 SF
TOTAL OPEN SPACE: 2,281 SF (REQ. MET)
RMW
Architecture
Interiors
30 E Santa Clara St.
Suite 200
San Jose
California 95113
Office
408 294-8000
Fax
408 294-1747
rmw.com
SHEET NUMBER:
STAMP:
plot date :
REVISIONS :
NOT FOR
CONSTRUCTION
ISSUE:
ISSUE DATE:
SCALE:
PROJECT NUMBER:
CHECKED BY:
DRAWN BY:
SHEET NAME:
CLIENT:
PROJECT NAME & ADDRESS:
6/17/2024 2:53:07 PM
12" = 1'-0"
A0.1
COVER SHEET
PLANNING APPLICATION RESUBMITTAL
#3
06.10.24 2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
GENERAL INFORMATION PARKING CALCULATIONS PROPOSED BUILDING AREA
VICINITY MAP
R ISSUED FOR REFERENCE ONLY
X ISSUED AS PART OF THIS SET
ISSUE LOG KEY:
SHEET # SHEET NAME
PLANNING APPLICATIONPLANNING RESUBMITTALPLANNING RESUBMITTAL#2PLANNING RESUBMITTAL #3ISSUE #5
REMARKS
ARCHITECTURAL
A0.1 COVER SHEET X X X X
A0.2 PROJECT INFORMATION X X X X
A0.3 BASEMENT AND FIRST FLOOR CODE PLANS X X X X
A0.4 SECOND AND THIRD FLOOR CODE PLANS X X X X
A0.5 FOURTH AND FIFTH FLOOR CODE PLANS X X X X
A0.6 SIXTH FLOOR CODE PLAN X X X
A0.7 RENDERINGS X X X X
A0.8 RENDERINGS X X X X
A0.9 RENDERINGS X X X X
A0.10 RENDERINGS X X X X
A0.11 RENDERINGS X X X X
A0.12 NEIGHBORHOOD CONTEXT X X X X
A0.13 SHADOW STUDIES X X X X
A0.14 SHADOW STUDIES X X X X
A0.15 SHADOW STUDIES X X X X
A0.16 FLOOR AREA PLANS X X X
A0.17 FLOOR AREA PLANS X X X
A0.18 FLOOR AREA PLANS X X X
A0.19 FLOOR AREA PLANS X X X
A0.20 BUILDING MASSING DIAGRAMS X X X
A0.21 BUILDING MASSING DIAGRAMS X X X
A0.22 ALLOWABLE OPENINGS X X
A1.0 EXISTING SITE PLAN X X X X
A1.1 PROPOSED SITE PLAN X X X X
A2.0 BASEMENT PLAN X X X X
A2.1 FIRST FLOOR PLAN X X X X
A2.2 SECOND FLOOR PLAN X X X X
A2.3 THIRD FLOOR PLAN X X X X
A2.4 FOURTH FLOOR PLAN X X X X
A2.5 FIFTH FLOOR PLAN X X X X
A2.6 SIXTH FLOOR PLAN X X X
A2.7 ROOF PLAN X X X X
A3.0 EXTERIOR ELEVATIONS X X X X
A3.1 EXTERIOR ELEVATIONS X X X X
A3.2 STOREFRONT OPTIONS AND SECTIONS X X X
A3.3 MATERIAL BOARD, ENLARGED PLANS, ELEVATIONS X X X X A4.0 BUILDING SECTIONS X X X X
A5.0 ACCESSIBILITY DETAILS X X X X
A5.1 ACCESSIBILITY DETAILS X X X X
SURVEY
. TOPOGRAPHIC SURVEY X X X X
CIVIL
C1.00 EXISTING CONDITIONS X X X X
C2.00 CONCEPT GRADING AND DRAINAGE X X X X
C2.10 CONCEPT STREET IMPROVEMENT SITE PLAN X X X X
C3.00 CONCEPT DEMO UTILITIES X X X X
C3.01 CONCEPT UTILITIES X X X X
C4.00 CONCEPT STORMWATER MANAGEMENT PLAN - ON-SITE X X X X C4.01 CONCEPT STORMWATER MANAGEMENT PLAN - OFF-SITE X X X X C5.00 CONCEPT STORM DRAIN CAPACITY STUDY X X X X
C6.00 CONCEPT TURINING ANALYSIS STUDY X X X X
PARKING
PK1.0 RESIDENTIAL ENTRY-EXIT X
PK1.1 COMMERCIAL ENTRY-EXIT X
PK1.2 COMMERCIAL EXIT / BY PASS X
PK2.0 PARKING OPERATIONS NARRATIVE X
PK3.0 SEMI AUTOMATIC PARKING SYSTEM X
PK3.1 ELECTRONIC OPERATING SYSTEM X
PLANNING APPLICATION SUBMISSION FOR:
BESPOKE
401-445 S B STREET
SAN MATEO, CA 94401
SHEET INDEX
4TH & RAILROAD
307 E 4TH AVENUE
SAN MATEO, CA 94401
PLANNING APPLICATION SUBMISSION FOR:
R ISSUED FOR REFERENCE ONLY
X ISSUED AS PART OF THIS SET
ISSUE LOG KEY:
SHEET # SHEET NAME
PLANNING APPLICATIONPLANNING RESUBMITTALPLANNING RESUBMITTAL#2PLANNING RESUBMITTAL #3ISSUE #5
REMARKS
LANDSCAPE
L0.0 OPEN SPACE DIAGRAMS X X X X
L0.1 ARBORIST REPORT X X X
L0.2 ARBORIST REPORT X X X
L0.3 ARBORIST REPORT X X X
L0.4 TREE PLANTING FORM X X X
L0.5 TREE DISPOSITION PLAN X X
L1.0 LANDSCAPE PLAN, GROUND LEVEL X X X X
L1.1 LANDSCAPE PLAN, 6TH LEVEL X X X X
L2.0 IRRIGATION PLAN, GROUND LEVEL X X X X
L2.1 IRRIGATION PLAN, 6TH LEVEL X X X X
L2.2 IRRIGATION NOTES AND LEGEND X X X X
TRASH
T0.0 COMMERCIAL TRASH ROUTE/STAGING PLAN X X
T0.1 COMMERCIAL TRASH ROOM PLAN X X
RESIDENTIAL ARCHITECTURAL
AR0.01 PROJECT INFORMATION X X X X
AR0.11 FLOOR AREA PLANS X
AR0.31 EGRESS DIAGRAM FLOOR 1 X X X
AR0.32 EGRESS DIAGRAM FLOOR 2 X X X
AR0.33 EGRESS DIAGRAM FLOOR 3-7 X X X
AR0.34 EGRESS DIAGRAM ROOF X X X
AR0.41 ALLOWABLE AREA & OPENINGS X X X
AR0.42 ALLOWABLE AREA & OPENINGS X X X
AR0.43 ALLOWABLE AREA & OPENINGS X X X
AR1.00 SITE PLAN X X X X
AR2.01 FLOOR 1 PLAN X X X X
AR2.02 FLOOR 2 PLAN X X X X
AR2.03 FLOORS 3-7 PLAN X X X X
AR2.04 ROOF PLAN X X X X
AR3.01 BUILDING MATERIAL ELEVATIONS X X X X
AR3.02 PERSPECTIVE VIEW RENDERINGS X X X X
AR3.03 MATERIAL BOARD X X X X
AR3.05 UNIT NATURAL LIGHT CONDITIONS X X X
AR3.06 UNIT NATURAL LIGHT CONDITIONS X X
AR3.10 BUILDING ELEVATIONS X X X
AR3.20 BUILDING SECTIONS X X X X
AR3.21 STREET WALL SECTION EXHIBITS X X X X
AR10.40 WINDOW & STOREFRONT TYPES X X X
AR10.41 WINDOW DETAI LS X X X
RESIDENTIAL LANDSCAPE
LR1.0 LANDSCAPE PLAN LEVEL 2 AMENITY TERRACE X X X X
LR1.1 LANDSCAPE RENDERINGS AMENITY TERRACE X X X X
LR2.0 IRRIGATION PLAN LEVEL 2 AMENITY TERRACE X X X
LR2.1 IRRIGATION NOTES AND LEGEND X X X
RESIDENTIAL TRASH
TR0.0 RESIDENTIAL TRASH ROUTE/STAGING PLAN X X
TR0.1 RESIDENTIAL TRASH ROOM PLAN X X
TR1.1 SECTIONS AT RESIDENTIAL TRASH ROOM X X
TR2.0 CHUTE DETAILS X X
SHEET TOTAL: 100
1 1
1 1
1 1
1 1
02/01/202309/22/202302/01/202309/22/2023
1 1
# DESCRIPTION DATE
PLANNING APPLICATION 02/01/2023
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024
3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024
2 2
2 2
2 2
01/29/202401/29/2024
2 2
2 2
3 06/10/202406/10/2024
3 3
3 3
OPEN SPACE CALCULATIONS
3 3
1099 of 11211
2022 CALIFORNIA BUILDING STANDARDS CODE (TITLE 24), EFFECTIVE JANUARY 1, 2023:
• PART 1 - CALIFORNIA ADMINISTRATIVE CODE
• PART 2 - CALIFORNIA BUILDING CODE, VOLUMES 1 AND 2
• PART 2.5 - CALIFORNIA RESIDENTIAL CODE
• PART 3 - CALIFORNIA ELECTRICAL CODE
• PART 4 - CALIFORNIA MECHANICAL CODE
• PART 5 - CALIFORNIA PLUMBING CODE
• PART 6 - CALIFORNIA ENERGY CODE
• PART 7 –VACANT/ NOT USED
• PART 8 - CALIFORNIA HISTORICAL BUILDING CODE
• PART 9 - CALIFORNIA FIRE CODE
• PART 10 - CALIFORNIA EXISTING BUILDING CODE
• PART 11 - CALIFORNIA GREEN BUILDING STANDARDS CODE (CALGREEN CODE) • PART 12 - CALIFORNIA REFERENCED STANDARDS CODE
• CAL/ OSHA – TITLE 8, 2019 ELEVATOR SAFETY CODE
• STANDARD SPECIFICATIONS AND DETAILS AND OTHER APPLICABLE REGULATIONS ISSUED BY AGENCIES HAVING JURISDICTION OVER THE PROJECT.
• THE WORK SHALL MEET OR EXCEED THE REQUIREMENTS OF THE CODES ND REGULATIONS LISTED ABOVE, NCLUDING
SUPPLEMENTS AND AMENDMENTS IN EFFECT AT THE TIME THE DOCUMENTS WERE ISSUED NOTES:
1. REQUIREMENTS PER 2022 CPC TABLE 422.1.
2. SQUARE FEET AREAS SHOWN ARE USABLE SPACES LESS ACCESSORY AREAS (HALLWAYS, RESTROOMS, STAIR ENCLOSURE, UTILITY ROOMS AND STORAGE ..) PER CPC TABLE A EXCEPTION
3. OCCUPANT LOAD FACTORS:
A. ASSEMBLY; A3 30 SF
B. OFFICE; B 150 SF
C. MERCANTILE; M 100 SF
FIXTURES REQUIRED
WOMEN MEN DF
OCC
(M/W)
OCC AREA
GROUP
LEVEL
FIXTURES REQUIRED TOTAL
FLR 3 B 27,656 SF 93/93 1
LOAD
FACTOR
150
409/409 25 WC / 13 LAVS 13 WC / 7 UR / 12 LAVS 8
4 WC / 2 LAVS 2 WC / 1 UR / 2 LAVS
FIXTURES PROVIDED 24 WC / 12 LAVS 12 WC / 12 UR / 12 LAVS 12
4. CPC 2022 - 422.0 - 3 THE TOTAL NUMBER OF REQUIRED WATER CLOSETS FOR FEMALES SHALL BE NOT LESS THAN THE TOTAL NUMBER OF REQUIRED WATER CLOSETS AND URINALS FOR MALES. [BSC] THIS
REQUIREMENT SHALL NOT APPLY WHEN SINGLE OCCUPANCY TOILET FACILITIES ARE PROVIDED FOR EACH SEX IN AN A OR E OCCUPANCY WITH AN OCCUPANT LOAD OF LESS THAN 50. EITHER THE REQUIRED URINAL
SHALL BE PERMITTED TO BE OMITTED OR IF INSTALLED, THE URINAL SHALL NOT REQUIRE A SECOND WATER CLOSET TO BE PROVIDED FOR THE FEMALE.
5. RESTROOMS SERVING M OCCUPANCY SPACES WILL BE PROVIDED AS PART OF FUTURE TENANT IMPROVEMENTS.
FLR 2 B 27,061 SF 91/91 4 WC / 2 LAVS 2 WC / 1 UR / 2 LAVS 1 2 WC / 1 LAVS 1 WC / 1 UR / 1 LAVS
FLR 1 M 100 12,992 SF 65/65 1
FLR 1 B 150 6,615 SF 23/23 1
1 WC / 1 LAVS 1 WC / 0 UR / 1 LAVS
FLR 4 B 27,644 SF 93/93 4 WC / 2 LAVS 2 WC / 1 UR / 2 LAVS 1 FLR 5 B 26,073 SF 87/87 4 WC / 2 LAVS 2 WC / 1 UR / 2 LAVS 1 150
150
150
FLR 1 A3 1,612 SF 30 2 WC / 1 LAVS 1 WC / 1 UR / 1 LAVS 27/27 1 FLR 6 B 16,490 SF 150 55/55 4 WC / 2 LAVS 2 WC / 1 UR / 1 LAVS 1 1 2
PROJECT SITE
THIS SET OF DRAWINGS IS FOR A NEW 6-STORY + BASEMENT OFFICE BUILDING OF APPROXIMATELY 162,870 SF ON B STREET BETWEEN 4TH AVENUE AND 5TH AVENUE IN DOWNTOWN SAN MATEO, CA. THIS PROJECT INCLUDES ON- AND OFF-SITE IMPROVEMENTS INCLUDING GROUND-LEVEL AND TERRACE LANDSCAPING, A CORNER RETAIL PLAZA, AND PUBLIC RIGHT-OFWAY IMPROVEMENTS.
NEW BUILDING CONSTRUCTION WILL PURSUE USGBC LEED GOLD STANDARDS, AND WILL BE IN FULL COMPLIANCE WITH CALIFORNIA GREEN BUILDING CODE. THE BUILDING IS ALSO EXPECTED TO RUN ON ALL-ELECTRIC SYSTEMS WITH A
POTENTIAL EXCEPTION FOR A FUTURE RESTAURANT TENANT AND IS TARGETING A CONSTRUCTION TYPE UTILIZING MASS TIMBER CONSTRUCTION.
2 2
2 2
OCCUPANCY TYPE: B, M
CONSTRUCTION TYPE: III-A (CBC TABLE 503, 601)
SPRINKLERED: YES (TO MEET NFPA 13 STANDARDS)
ALLOWABLE HEIGHT: 85' - 0" (CBC TABLE 504.3)
PROPOSED HEIGHT: 85'-0"
ALLOWABLE NUMBER OF STORIES: 6 STORIES ABOVE GRADE PLANE (CBC TABLE 504.4) PROPOSED NUMBER OF STORIES: 6 (BASEMENT + 6 STORIES ABOVE GRADE) ALLOWABLE BUILDING AREA: SEE BUILDING AREA CALCULATIONS PROPOSED BUILDING AREA: LEVEL 1 30,826 SF
LEVEL 2 29,573 SF
LEVEL 3 30,029 SF
LEVEL 4 30,029 SF
LEVEL 5 28,523 SF
LEVEL 6 18,963 SF
TOTAL 167,943 SF
PROPOSED BUILDING AREA BY USE
RETAIL/RESTAURANT (M): LEVEL 1 13,995 SF
TOTAL: 13,995 SF
LOBBY (A-3): LEVEL 1 1,610 SF
TOTAL: 1,610 SF
OFFICE (B): LEVEL 1 16,021 SF
LEVEL 2 29,573 SF
LEVEL 3 30,029 SF
LEVEL 4 30,029 SF
LEVEL 5 28,523 SF
LEVEL 6 18,963 SF
TOTAL: 153,080 SF
NOTE:
PROPOSED BUILDING TO BE FULLY SPRINKLERED. BASE FIRE SPRINKLER SYSTEM TO MEET NFPA13 REQUIREMENTS 1 2
2 2
2 2
ALLOWABLE AREAS PER FLOOR (CBC TABLE 506.2.2) (CBC 506.3, SEE CALCULATION ADJACENT):
Aa = [At + (NS x If)]
A-3: Aa = [42,000 + (14,000 x .5)] = 49,000 SF
M: Aa = [55,500 + (18,500 x .5)] = 64,750 SF
B: Aa = [85,500 + (28,500 x .5)] = 99,750 SF
ALLOWABLE STORIES (WITH AREA INCREASE) (PER CBC TABLE 504.4) (SM):
A-3: 3 STORIES
M: 5 STORIES
B: 6 STORIES
DESIGNED AREAS (PER FLOOR) (SM):
1ST FLOOR: A-3: 1,610 SF M: 13,253 SF B: 16,021 SF
2ND FLOOR: B: 29,573 SF
3RD FLOOR: B: 30,029 SF
4TH FLOOR B: 30,029 SF
5TH FLOOR B: 28,523 SF
6TH FLOOR B: 18,963 SF
RATIO CHECK PER FLOOR (<1 = ALLOWABLE):
1ST FLOOR: 1,610/49,000 + 13,253/64,750 + 16,021/99,750 = 0.03 + 0.20 + 0.16 = .39 = <1 2ND FLOOR: 29,573/99,750 = 0.30 = <1
3RD FLOOR: 30,029/99,750 = 0.30 = <1
4TH FLOOR: 30,029/99,750 = 0.30 = <1
5TH FLOOR: 28,523/99,750 = 0.29 = <1
6TH FLOOR: 18,963/99,750 = 0.19 = <1
BUILDING TOTAL AREA (SUM OF STORY RATIOS < 2.0 = ALLOWABLE):
0.39 + 0.30 + 0.30 + 0.30 + 0.29 + 0.19 = 1.77 = <2.0
PROPOSED BUILDING STORIES: TOTAL STORIES: 6
A-3: ALLOWABLE: 3 STORIES > 1ST STORY (HIGHEST STORY A-3) M: ALLOWABLE: 3 STORIES > 1ST STORY (HIGHEST STORY M)
B: ALLOWABLE: 6 STORIES = 6TH STORY (HIGHEST STORY B)
NOTE: FLOORS BETWEEN LEVELS WILL BE PROVIDED TO RATING REQUIRED FOR SEPARATED OCCUPANCIES.
TYPE III-A CONSTRUCTION, SPRINKLERED, SEPARATED OCCUPANCIES ALLOWABLE AREAS PER FLOOR (CBC TABLE 506.2) (SM):
A-3: At (SM): 42,000 SF NS: 14,000 SF
M: At (SM): 55,500 SF NS: 18,500 SF
B: At (SM): 85,500 SF NS: 28,500 SF
FRONTAGE INCREASE (CBC 506.3):
PERCENTAGE OF BUILDING PERIMETER ON PUBLIC WAY OR OPEN SPACE: 71.6% SMALLEST PUBLIC WAY OR OPEN SPACE: 30' - 0"
If - FRONTAGE INCREASE FACTOR (CBC TABLE 506.3.3): 0.50 30' - 0" 36' - 2 1/8"
38' - 4 1/8"
31' - 8 1/4"
RAILROAD AVE
S B STREET
4TH AVE5TH AVE
RESIDENTIAL BUILDING
RMW
Architecture
Interiors
30 E Santa Clara St.
Suite 200
San Jose
California 95113
Office
408 294-8000
Fax
408 294-1747
rmw.com
SHEET NUMBER:
STAMP:
plot date :
REVISIONS :
NOT FOR
CONSTRUCTION
ISSUE:
ISSUE DATE:
SCALE:
PROJECT NUMBER:
CHECKED BY:
DRAWN BY:
SHEET NAME:
CLIENT:
PROJECT NAME & ADDRESS:
6/17/2024 2:53:10 PM
As indicated
A0.2
PROJECT
INFORMATION
PLANNING APPLICATION RESUBMITTAL
#3
06.10.24 2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
PLUMBING FIXTURE CALCULATIONS PROPOSED BUILDING DATA VICINITY MAP OWNER
DTSM TALBOTS VENTURE, LLC
180 GRAND AVENUE, SUITE 1400
OAKLAND, CA 94612
PH: 510.466.1485
PRESTON O'CONNELL - PARTNER
ARCHITECT
RMW ARCHITECTURE & INTERIORS
30 E. SANTA CLARA STREET, SUITE 200
SAN JOSE, CA 95113
PH: 415.781.9800
RUSS NICHOLS - PRINCIPAL
STRUCTURAL
DCI ENGINEERS
135 MAIN STREET, SUITE 1800
SAN FRANCISCO, CA 94105
PH: 415.781.1505
JEFF BRINK - PRINCIPAL
PROJECT DESCRIPTION
CIVIL
SHERWOOD DESIGN ENGINEERS
2548 MISSION STREET
SAN FRANCISCO, CA 94110
PH: 415.677.7300
RAMY AZAR - CIVIL ENGINEER
LANDSCAPE
PLACE
735 NW 18TH AVENUE
PORTLAND, OR 97209
PH: 503.334.2080
CHARLES BRUCKER - PRINCIPAL
MECHANICAL - ELECTRICAL - PLUMBING
PAE ENGINEERS
48 GOLDEN GATE AVENUE
SAN FRANCISCO, CA 94102
PH: 415.544.7500
MOANA REYNAU - SR. ASSOCIATE
PROJECT TEAM
BESPOKE
401-445 S B STREET
SAN MATEO, CA 94401
APPLICABLE CODES
1 1
FRONTAGE INCREASE CALCULATIONS
1 BUILDING AREA CALCULATIONS
# DESCRIPTION DATE
PLANNING APPLICATION 02/01/2023
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024
3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024
1 2
2 1100 of 11211
DN
DN
UP
FEC
UP
FEC
UP
292' - 5 15/32"
MAX. DIAGONAL DISTANCE
199' -
3"
ACT
UAL EXIT
S
E
PARATIO
N P
ROVID
E
D
22' - 4"
ACTUAL EXIT SEPARATION PROVIDED
22' - 4 1/8"
MAX. DIAGONAL DISTANCE
UP
UP
FEC
FEC
FEC
FEC
FEC
FEC
UP
312' - 8 1/2"
MAX. DIAGONAL DISTANCE
16 9' - 5"
A
CTU
A
L
E
X T I S
E
P
A
RAT
OI N
P
R
O
V
DI E
D
J
I
H
G
F
K
E
D
C
B
A
1 2 3 4 5 6 7 8 10 11 12 13
RESIDENTIAL SEE AR SERIES
17 3" 36"
OPENING
34 13" 42"
OPENING
40 6" 36"
OPENING
23 4" 68"
OPENING
23 4" 68"
OPENING
132
20" 72"
OPENING
24 4" 68"
OPENING
20 3" 36"
OPENING
20 3" 81"
OPENING
46 7" 68"
OPENING
9 19
3" 36"
OPENING
22 4" 68"
OPENING
120
18" 36"
OPENING
82 13" 36"
OPENING
79 12" 36"
OPENING
J.5
12.8 E.8
E.9
133
20" 72"
OPENING
1/
436 SF
STAIR 3
B
5 100
1 1/
768 SF
TRASH
ROOM
B
3 300
1 1/
408 SF
TRANSFORMER
ROOM
B
2 300
1 1/
406 SF
TRANSFORMER
ROOM
B
2 300
1 1/
6616 SF
OFFICE
B
45 150
2 1/
1377 SF
SERVICE
CORRIDOR
B
10 150
1 1/
192 SF
WOMEN
RR
B
2 150
1 1/
179 SF
MEN RR
B
2 150
1 1/
104 SF
ELEV
EQMT
B
1 300
1 1/
197 SF
STORAGE
B
1 300
1 1/
627 SF
BIKE
STORAGE
B
3 300
1 1/
39 SF
SHOWER
B
1 300
1 1/
798 SF
CORRIDOR
B
6 150
1 1/
2490 SF
RETAIL
M
46 50
1 1/
3942 SF
RETAIL
M
79 50
1 1/
2350 SF
RETAIL
M
47 50
1 1/
1619 SF
OFFICE
LOBBY
A3
109
15 2
1/
2250 SF
RETAIL
M
45 50
1 1/
1691 SF
RETAIL
M
40 50
1 1/
90 SF
JAN
B
1 150
1 1/
1035 SF
ELECTRICAL
ROOM
B
4 300
1 1/
539 SF
STAIR 1
B
6 150
1 1/
266 SF
STAIR 2
B
3 100
1 1/
244 SF
GARAGE
STAIR
B
3 100
1 8
2" 36"
OPENING
33 13" 72"
OPENING
8 2" 72"
OPENING
107
17" 36"
OPENING
20 3" 68"
OPENING
1/
39 SF
SHOWER
B
1 300
1 1/
58 SF
SHOWER
B
1 300
1 1/
39 SF
SHOWER
B
1 300
1 1/
252 SF
FIRE
CONTROL
B
1 300
1 PATH OF EGRESS ROUTE
MAX DIAGONAL DISTANCE
ACTUAL EXIT SEPARATION, CBC SECTION 1007.1.1, EXCEPTION 2
ILLUMINATED EXIT SIGN WITH
DIRECTIONAL ARROWS (WHERE
SHOWN)
1/
OFFICE
Occupancy
15 150 SF
100
1 ROOM TYPE
OCCUPANCY TYPE
CODE ROOM TAG
LOAD FACTOR
ROOM AREA
NO. OF REQD EXITS
CALCULATED OCCUPANCY LOAD
EGRESS LOADS/WIDTHS FOR EXIT OPENING AND STAIR
ACCESSIBLE ENTRANCE / EXIT WITH ADA COMPLIANT SIGNAGE
FIRE EXTINGUISHER CABINET - RECESSED MOUNTED, UON
FEC
FIRE EXTINGUISHER SEPARATION - ACCESS RADIUS
NTS RANGE OF 75" MAXIMUM
R = 75'
1 - HOUR RATED ROOM
COMMON PATH OF EGRESS TRAVEL, (MAX 100 FEET PER CBC
TBL1006.3.2(2)
REQUIRED POINT OF EGRESS
171
26" 72"
OPENING OR STAIR (WHERE INDICATED)
OCC LOAD SERVED
REQD WIDTH
PROVIDED WIDTH
AE
MAXIMUM EXIT TRAVEL DISTANCE ROUTE (MAX 300 FEET
PER CBC TBL 1017.2)
EGRESS LOADS/WIDTHS FOR EXIT OPENING AND STAIR
(SEE EXIT WIDTH CALCS AT POINT OF EGRESS CHART)
OP-XX
TI AREA NON-RATED
NEW PARTITION, SEE FLOOR PLANS FOR PARTITION TYPE
1 - HOUR RATED PARTITION, SEE FLOOR PLANS FOR PARTITION TYPE 2 - HOUR RATED PARTITION, SEE FLOOR PLANS FOR PARTITION TYPES TRAVEL ROUTE AND DISTANCE TO NEAREST FEC (MAX 75')
2 - HOUR RATED ROOM
TOTAL EGRESS WIDTH TOTAL STAIR WIDTH
FACTOR = 0.15 FACTOR = 0.2
LEVEL OCCUPANT LOAD TOTAL NUMBER OF EXITS
REQUIRED
BASEMENT 228 OCC
REQUIRED PROVIDED PROVIDED REQUIRED PROVIDED
3 3 35" 108" 46" 164"
NOTES:
1. CALCULATIONS IN THIS TABLE ARE BASED ON 2022 CBC SECTION 1005.3
2. EGRESS WIDTHS BASED ON CBC SECTION 1005.3.1 AND 1005.3.2
3. EGRESS WIDTH MEETS CBC SECTION 1005.5 FOR DISTRIBUTION OF MINIMUM WIDTH AND REQUIRED CAPACITY FLR 1 453 OCC 3 14 68" 787" NA NA
J
I
H
G
F
K
E
D
C
B
A
1 2 3 4 5 6 7 8 10 11 12 13
HC HC
HC VAN
HC
ELEV
ELEV
ELEV
ELEV
80 COMMERCIAL SPACES
77 12" 36"
OPENING
77 16" 44"
STAIR
76 12" 36"
OPENING
76 16" 60"
STAIR
76 12" 36"
OPENING
76 16" 60"
STAIR
9 HC
C
C
C
C
C
C
C
C
C
C
J.5
12.8 E.8
E.9
14 STALLS
14 STALLS
C C C
1/
362 SF
STAIR 3
B
4 150
1 1/
307 SF
FIRE
PUMP
B
2 300
1 1/
245 SF
EV ELEC
B
1 300
1 1/
199 SF
STACKER
ELEC
B
1 300
1 1/
200 SF
RESIDENTIAL
USE
B
5 150
1 1/
529 SF
PLUMBING
WATER
ROOM
B
2 300
1 1/
42693 SF
OPEN
PARKING
B
216
200
3 C
C
C
C
C
C
C
C
C C
C
C C C C
C C
C C
22 STALLS
1/
309 SF
MPOE
B
2 300
1 1/
156 SF
EXHAUST
FAN
B
1 300
1 1/
266 SF
STAIR 2
B
3 150
1 1/
254 SF
GARAGE
STAIR
B
3 150
1 HC VAN
HC VAN
2 2
2 2
2 3
3 RMW
Architecture
Interiors
30 E Santa Clara St.
Suite 200
San Jose
California 95113
Office
408 294-8000
Fax
408 294-1747
rmw.com
SHEET NUMBER:
STAMP:
plot date :
REVISIONS :
NOT FOR
CONSTRUCTION
ISSUE:
ISSUE DATE:
SCALE:
PROJECT NUMBER:
CHECKED BY:
DRAWN BY:
SHEET NAME:
CLIENT:
PROJECT NAME & ADDRESS:
6/17/2024 2:53:15 PM
As indicated
A0.3
BASEMENT AND FIRST
FLOOR CODE PLANS
PLANNING APPLICATION RESUBMITTAL
#3
06.10.24 2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
1/16" = 1'-0" 2
LEVEL 1 CODE PLAN
OCCUPANT LOAD CALCULATION
EXIT WIDTH CALCULATION
SHEET NOTES LEGEND
Code Plan-Occupancy Schedule - Level 1
NAME OCCUPANCY AREA (SF) LOAD FACTOR OCCUPANT LOAD
BIKE STORAGE B 627 SF 300 3
CORRIDOR B 798 SF 150 6
ELECTRICAL ROOM B 1035 SF 300 4
FIRE CONTROL B 252 SF 300 1
JAN B 90 SF 150 1
MEN RR B 179 SF 150 2
OFFICE B 6616 SF 150 45
OFFICE LOBBY A3 1619 SF 15 108
RETAIL M 3942 SF 50 79
RETAIL M 2350 SF 50 48
RETAIL M 2250 SF 50 46
RETAIL M 1691 SF 50 34
RETAIL M 2490 SF 50 50
SERVICE CORRIDOR B 1377 SF 150 10
SHOWER B 39 SF 300 1
SHOWER B 39 SF 300 1
SHOWER B 58 SF 300 1
SHOWER B 39 SF 300 1
STORAGE B 197 SF 300 1
TRANSFORMER ROOM B 408 SF 300 2
TRANSFORMER ROOM B 406 SF 300 2
TRASH ROOM B 768 SF 300 3
WOMEN RR B 192 SF 150 2
27461 SF 451
1/16" = 1'-0" 1
BASEMENT CODE PLAN
Code Plan-Occupancy Schedule - Basement
NAME OCCUPANCY AREA (SF) LOAD FACTOR OCCUPANT LOAD
EV ELEC B 245 SF 300 1
EXHAUST FAN B 156 SF 300 1
FIRE PUMP B 307 SF 300 2
MPOE B 309 SF 300 2
OPEN PARKING B 42693 SF 200 214
PLUMBING WATER
ROOM
B 529 SF 300 2
RESIDENTIAL USE B 200 SF 150 2
STACKER ELEC B 199 SF 300 1
44637 SF 225
1. SHEET NOTES AND KEY NOTES ARE FOR THE C+S SCOPE OF WORK AND ARE SPECIFIC TO THIS SHEET ONLY, UON THE ITEMS BELOW ARE HIGHLIGHTS ONLY. ALL 2022 CBC REQUIREMENTS SHALL BE ADHERED TO.
2. THE OCCUPANCIES FOR THE TENANT SPACES WERE CALCULATED PER CBC TABLE 1004.1.2.
3. REQUIRED EXITS ARE PLACED AT LEAST 1/3 THE CALCULATED DISTANCE FROM THE FARTHEST POINTS OF THE NEW SPACE. (CBC SECTION 1007.1.1 EXCEPTION 2).
4. MAXIMUM EXIT TRAVEL DISTANCE IS 250'-0" FOR A OCCUPANCY AND 300'-0" FOR B OCCUPANCY; CBC TABLE 1017.2.
5. EGRESS WIDTH CALCULATIONS FOR OPENINGS AND STAIRS IS BASEB UPON CBC, SECTION 1005.3.1 AND 1005.3.2.
6. EXCEPTION 1
- EXIT OPENING WIDTH FACTOR = 0.15 X OCCUPANT LOAD
- STAIR WIDTH FACTOR = 0.2 X OCCUPANT LOAD
7. EGRESS WIDTH AND EXIT COMPONENTS IS BASED UPON CBC SECTION 1005.3.
8. THE NUMBER OF REQUIRED EXITS IS BASED UPON CBC TABLE 1006.2.1.
9. REFER TO DOOR SCHEDULE FOR DOOR AND FRAME TYPES, RATINGS, SIZE AND HARDWARE TYPES.
10. ALL DOORS SHALL HAVE CLEAR WIDTH NOT LESS LESS THAN 32" PER CBC SECTION 1010.1.1, UON.
11. PROVIDE TEMPORARY FIRE EXTINGUISHERS FOR C+S SCOPE OR WORK. LOCATE A MAXIMUM OF 75 FEET FROM ANY
12. LOCATION WITHIN THE PROJECT AREA AND 100 FEET BETWEEN INDIVIDUAL FEC UNITS; 3,000 SF PER CABINET. LOCATE UNITS WHERE SHOWN OR AS DIRECTED BY THE FIRE MARSHAL. FIRE EXTINGUISHERS SHALL COMPLY WITH 2022 CBC SECTION 906 AND TABLE 906.3.1. FIRE
EXTINGUISHERS TO BE MOUNTED ON FREE STANDING PEDESTALS. LARSEN'S MP5 WITH RATING 2A 10B:C, 5 LBS CAPACITY.
13. SIGNAGE SHALL COMPLY WITH CBC 11B-703 FOR SIGNAGE.
14. PROVIDE SYMBOL OF ACCESSIBILITY AT FRONT ENTRANCE.
15. PROVIDE STAIRWELL TACTILE EXIT SIGNAGE PER CODE REQUIREMENT. REFER TO TACTILE SIGNAGE NOTES (2022 CBC SECTION 1023.9 AND 11B-504.8). REFER TO ENLARGED STAIR PLANS.
16. ALL INTERIOR TACTILE EGRESS SIGNAGE TO BE PROVIDE DURING FUTURE TI PHASE.
17. ALL FIRE PROTECTION EQUIPMENT AND ROOMS CONTAINING CONTROLS FOR AIR-CONDITIONING SYSTEMS, SPRINKLER
RISERS AND VALVES, OR OTHER SUPPRESSION OR CONTROL ELEMENTS SHALL BE IDENTIFIED BY APPROVED SIGNAGE AND ACCESSIBLE BY FIRE DEPARTMENT PER SECTION 509, 2022 CALIFORNIA FIRE CODE. COORDINATE SIGNAGE REQUIREMENTS AND ACCESS WITH LOCAL FIRE MARSHAL JURISDICTION.
18. PROVIDE EMERGENCY VOICE/ALARM COMMUNICATION SYSTEM.
19. THE MAXIMUM REQUIRED EXIT SEPARATION IS BASED UPON CBC, SECTION 1007.1.
20. RESTROOM FIXTURE CALCULATION BASED UPON 2022 CPC CODE:
A. REQUIREMENTS PER 1029 CPC TABLE 422.1.
B. AREA SQUARE FOOTAGE SHOWN INCLUDES USABLE SPACES, LESS ACCESSORY AREAS, (HALLWAYS, CIRCULATION, RESTROOM, STAIR ENCLOSURE, UTILITY/STORAGE ROOMS, PER TABLE A EXCEPTION.
C. OCCUPANCY LOAD FACTORS USED INCLUDE:
- ASSEMBLY: A2, A3 = 1/30
- BUSINESS: B = 1/200
21. ALL REQUIRED OCCUPANCY SEPARATIONS FOR THE FUTURE MIXED OCCUPANCY ZONES TO BE DETERMINED DURING THE FUTURE TI SCOPE OF WORK.
RATING REQUIREMENTS
1 # DESCRIPTION DATE
PLANNING APPLICATION 02/01/2023
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024
3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024
1101 of 11211
22' - 4"
ACTUAL EXIT SEPARATION PROVIDED
22' - 4 1/8"
MAX. DIAGONAL DISTANCE FEC
UP
FEC
UP
FEC
UP
292' - 3 29/32"
MAX. DIAGONAL DISTANCE
132' - 10"
ACTUAL
EXIT
SEPARATION
PROVIDED
DN
FEC
DN
FEC
FEC
FEC
UP DN
FEC
292' - 3 29/32"
MAX. DIAGONAL DISTANCE
132' - 2"
ACTUAL
EXIT
SEPARATION
PROVIDED
PATH OF EGRESS ROUTE
MAX DIAGONAL DISTANCE
ACTUAL EXIT SEPARATION, CBC SECTION 1007.1.1, EXCEPTION 2
ILLUMINATED EXIT SIGN WITH
DIRECTIONAL ARROWS (WHERE
SHOWN)
1/
OFFICE
Occupancy
15 150 SF
100
1 ROOM TYPE
OCCUPANCY TYPE
CODE ROOM TAG
LOAD FACTOR
ROOM AREA
NO. OF REQD EXITS
CALCULATED OCCUPANCY LOAD
EGRESS LOADS/WIDTHS FOR EXIT OPENING AND STAIR
ACCESSIBLE ENTRANCE / EXIT WITH ADA COMPLIANT SIGNAGE
FIRE EXTINGUISHER CABINET - RECESSED MOUNTED, UON
FEC
FIRE EXTINGUISHER SEPARATION - ACCESS RADIUS
NTS RANGE OF 75" MAXIMUM
R = 75'
1 - HOUR RATED ROOM
COMMON PATH OF EGRESS TRAVEL, (MAX 100 FEET PER CBC
TBL1006.3.2(2)
REQUIRED POINT OF EGRESS
171
26" 72"
OPENING OR STAIR (WHERE INDICATED)
OCC LOAD SERVED
REQD WIDTH
PROVIDED WIDTH
AE
MAXIMUM EXIT TRAVEL DISTANCE ROUTE (MAX 300 FEET
PER CBC TBL 1017.2)
EGRESS LOADS/WIDTHS FOR EXIT OPENING AND STAIR
(SEE EXIT WIDTH CALCS AT POINT OF EGRESS CHART)
OP-XX
TI AREA NON-RATED
NEW PARTITION, SEE FLOOR PLANS FOR PARTITION TYPE
1 - HOUR RATED PARTITION, SEE FLOOR PLANS FOR PARTITION TYPE 2 - HOUR RATED PARTITION, SEE FLOOR PLANS FOR PARTITION TYPES TRAVEL ROUTE AND DISTANCE TO NEAREST FEC (MAX 75')
2 - HOUR RATED ROOM
J
I
H
G
F
K
E
D
C
B
A
1 2 3 4 5 6 7 8 10 11 12 13
OPEN TO BELOW
RESIDENTIAL SEE AR SERIES
77 12" 36"
OPENING
77 16" 60"
STAIR
77 12" 36"
OPENING
77 16" 60"
STAIR
77 12" 36"
OPENING
9 J.5
12.8 E.8
E.9
1/
249 SF
STAIR 1
B
3 150
1 1/
246 SF
STAIR 2
B
3 150
1 1/
171 SF
IDF
B
1 300
1 1/
182 SF
ELECTRICAL
B
1 300
1 1/
192 SF
WOMEN
RR
B
2 150
1 1/
179 SF
MEN RR
B
2 150
1 1/
252 SF
STAIR 3
B
3 150
1 1/
27061 SF
OFFICE
B
181
150
2 1/
653 SF
TERRACE
B
44 15
1 77
16" 60"
STAIR
J
I
H
G
F
K
E
D
C
B
A
1 2 3 4 5 6 7 8 10 11 12 13
RESIDENTIAL SEE AR SERIES
78 12" 36"
OPENING
78 16" 60"
STAIR
79 12" 36"
OPENING
79 16" 60"
STAIR
78 12" 36"
OPENING
78 16" 60"
STAIR
9 J.5
12.8 E.8
E.9
1/
27656 SF
OFFICE
B
185
150
2 1/
249 SF
STAIR 1
B
3 150
1 1/
246 SF
STAIR 2
B
3 150
1 1/
182 SF
ELECTRICAL
B
1 300
1 1/
171 SF
IDF
B
1 300
1 1/
192 SF
WOMEN
RR
B
2 150
1 1/
179 SF
MEN RR
B
2 150
1 1/
252 SF
STAIR 3
B
3 150
1 1/
653 SF
TERRACE
B
44 15
1 TOTAL EGRESS WIDTH TOTAL STAIR WIDTH
FACTOR = 0.15 FACTOR = 0.2
LEVEL OCCUPANT LOAD TOTAL NUMBER OF EXITS
REQUIRED
FLR 2 231 OCC
REQUIRED PROVIDED PROVIDED REQUIRED PROVIDED
3 3 35" 108" 47" 180"
NOTES:
1. CALCULATIONS IN THIS TABLE ARE BASED ON 2019 CBC SECTION 1005.3
2. EGRESS WIDTHS BASED ON CBC SECTION 1005.3.1 AND 1005.3.2
3. EGRESS WIDTH MEETS CBC SECTION 1005.5 FOR DISTRIBUTION OF MINIMUM WIDTH AND REQUIRED CAPACITY FLR 3 235 OCC 3 3 36" 108" 47" 180"
RMW
Architecture
Interiors
30 E Santa Clara St.
Suite 200
San Jose
California 95113
Office
408 294-8000
Fax
408 294-1747
rmw.com
SHEET NUMBER:
STAMP:
plot date :
REVISIONS :
NOT FOR
CONSTRUCTION
ISSUE:
ISSUE DATE:
SCALE:
PROJECT NUMBER:
CHECKED BY:
DRAWN BY:
SHEET NAME:
CLIENT:
PROJECT NAME & ADDRESS:
6/17/2024 2:53:18 PM
As indicated
A0.4
SECOND AND THIRD
FLOOR CODE PLANS
PLANNING APPLICATION RESUBMITTAL
#3
06.10.24 2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
SHEET NOTES EXIT WIDTH CALCULATION OCCUPANT LOAD CALCULATION LEGEND
KEYNOTES
KEY NOTE SYMBOL USED ON DRAWINGS
Code Plan-Occupancy Schedule - Level 2
NAME OCCUPANCY AREA (SF) LOAD FACTOR OCCUPANT LOAD
ELECTRICAL B 182 SF 300 1
IDF B 171 SF 300 1
MEN RR B 179 SF 150 2
OFFICE B 27061 SF 150 181
TERRACE B 653 SF 15 44
WOMEN RR B 192 SF 150 2
28439 SF 231
1/16" = 1'-0" 1
LEVEL 2 CODE PLAN
1/16" = 1'-0" 2
LEVEL 3 CODE PLAN
Code Plan-Occupancy Schedule - Level 3
NAME OCCUPANCY AREA (SF) LOAD FACTOR OCCUPANT LOAD
ELECTRICAL B 182 SF 300 1
IDF B 171 SF 300 1
MEN RR B 179 SF 150 2
OFFICE B 27656 SF 150 185
TERRACE B 653 SF 15 44
WOMEN RR B 192 SF 150 2
29034 SF 235
1. SHEET NOTES AND KEY NOTES ARE FOR THE C+S SCOPE OF WORK AND ARE SPECIFIC TO THIS SHEET ONLY, UON THE ITEMS BELOW ARE HIGHLIGHTS ONLY. ALL 2022 CBC REQUIREMENTS SHALL BE ADHERED TO.
2. THE OCCUPANCIES FOR THE TENANT SPACES WERE CALCULATED PER CBC TABLE 1004.1.2.
3. REQUIRED EXITS ARE PLACED AT LEAST 1/3 THE CALCULATED DISTANCE FROM THE FARTHEST POINTS OF THE NEW SPACE. (CBC SECTION 1007.1.1 EXCEPTION 2).
4. MAXIMUM EXIT TRAVEL DISTANCE IS 250'-0" FOR A OCCUPANCY AND 300'-0" FOR B OCCUPANCY; CBC TABLE 1017.2.
5. EGRESS WIDTH CALCULATIONS FOR OPENINGS AND STAIRS IS BASEB UPON CBC, SECTION 1005.3.1 AND 1005.3.2.
6. EXCEPTION 1
- EXIT OPENING WIDTH FACTOR = 0.15 X OCCUPANT LOAD
- STAIR WIDTH FACTOR = 0.2 X OCCUPANT LOAD
7. EGRESS WIDTH AND EXIT COMPONENTS IS BASED UPON CBC SECTION 1005.3.
8. THE NUMBER OF REQUIRED EXITS IS BASED UPON CBC TABLE 1006.2.1.
9. REFER TO DOOR SCHEDULE FOR DOOR AND FRAME TYPES, RATINGS, SIZE AND HARDWARE TYPES.
10. ALL DOORS SHALL HAVE CLEAR WIDTH NOT LESS LESS THAN 32" PER CBC SECTION 1010.1.1, UON.
11. PROVIDE TEMPORARY FIRE EXTINGUISHERS FOR C+S SCOPE OR WORK. LOCATE A MAXIMUM OF 75 FEET FROM ANY
12. LOCATION WITHIN THE PROJECT AREA AND 100 FEET BETWEEN INDIVIDUAL FEC UNITS; 3,000 SF PER CABINET. LOCATE UNITS WHERE SHOWN OR AS DIRECTED BY THE FIRE MARSHAL. FIRE EXTINGUISHERS SHALL COMPLY WITH 2022 CBC SECTION 906 AND TABLE 906.3.1. FIRE
EXTINGUISHERS TO BE MOUNTED ON FREE STANDING PEDESTALS. LARSEN'S MP5 WITH RATING 2A 10B:C, 5 LBS CAPACITY.
13. SIGNAGE SHALL COMPLY WITH CBC 11B-703 FOR SIGNAGE.
14. PROVIDE SYMBOL OF ACCESSIBILITY AT FRONT ENTRANCE.
15. PROVIDE STAIRWELL TACTILE EXIT SIGNAGE PER CODE REQUIREMENT. REFER TO TACTILE SIGNAGE NOTES (2022 CBC SECTION 1023.9 AND 11B-504.8). REFER TO ENLARGED STAIR PLANS.
16. ALL INTERIOR TACTILE EGRESS SIGNAGE TO BE PROVIDE DURING FUTURE TI PHASE.
17. ALL FIRE PROTECTION EQUIPMENT AND ROOMS CONTAINING CONTROLS FOR AIR-CONDITIONING SYSTEMS, SPRINKLER
RISERS AND VALVES, OR OTHER SUPPRESSION OR CONTROL ELEMENTS SHALL BE IDENTIFIED BY APPROVED SIGNAGE AND ACCESSIBLE BY FIRE DEPARTMENT PER SECTION 509, 2022 CALIFORNIA FIRE CODE. COORDINATE SIGNAGE REQUIREMENTS AND ACCESS WITH LOCAL FIRE MARSHAL JURISDICTION.
18. PROVIDE EMERGENCY VOICE/ALARM COMMUNICATION SYSTEM.
19. THE MAXIMUM REQUIRED EXIT SEPARATION IS BASED UPON CBC, SECTION 1007.1.
20. RESTROOM FIXTURE CALCULATION BASED UPON 2022 CPC CODE:
A. REQUIREMENTS PER 1029 CPC TABLE 422.1.
B. AREA SQUARE FOOTAGE SHOWN INCLUDES USABLE SPACES, LESS ACCESSORY AREAS, (HALLWAYS, CIRCULATION, RESTROOM, STAIR ENCLOSURE, UTILITY/STORAGE ROOMS, PER TABLE A EXCEPTION.
C. OCCUPANCY LOAD FACTORS USED INCLUDE:
- ASSEMBLY: A2, A3 = 1/30
- BUSINESS: B = 1/200
21. ALL REQUIRED OCCUPANCY SEPARATIONS FOR THE FUTURE MIXED OCCUPANCY ZONES TO BE DETERMINED DURING THE FUTURE TI SCOPE OF WORK.
1 # DESCRIPTION DATE
PLANNING APPLICATION 02/01/2023
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024
3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024
1102 of 11211
22' - 4"
ACTUAL EXIT SEPARATION PROVIDED
22' - 4 1/8"
MAX. DIAGONAL DISTANCE FEC
FEC
FEC
FEC
UP DN
292' - 3 29/32"
MAX. DIAGONAL DISTANCE
131' - 9"
ACTUAL
EXIT
SEPARATION
PROVIDED
FEC
FEC
FEC
UP DN
278' - 4 1/2"
MAX. DIAGONAL DISTANCE
132' - 11"
ACTUAL
EXIT
SEPARATION
PROVIDED
PATH OF EGRESS ROUTE
MAX DIAGONAL DISTANCE
ACTUAL EXIT SEPARATION, CBC SECTION 1007.1.1, EXCEPTION 2
ILLUMINATED EXIT SIGN WITH
DIRECTIONAL ARROWS (WHERE
SHOWN)
1/
OFFICE
Occupancy
15 150 SF
100
1 ROOM TYPE
OCCUPANCY TYPE
CODE ROOM TAG
LOAD FACTOR
ROOM AREA
NO. OF REQD EXITS
CALCULATED OCCUPANCY LOAD
EGRESS LOADS/WIDTHS FOR EXIT OPENING AND STAIR
ACCESSIBLE ENTRANCE / EXIT WITH ADA COMPLIANT SIGNAGE
FIRE EXTINGUISHER CABINET - RECESSED MOUNTED, UON
FEC
FIRE EXTINGUISHER SEPARATION - ACCESS RADIUS
NTS RANGE OF 75" MAXIMUM
R = 75'
1 - HOUR RATED ROOM
COMMON PATH OF EGRESS TRAVEL, (MAX 100 FEET PER CBC
TBL1006.3.2(2)
REQUIRED POINT OF EGRESS
171
26" 72"
OPENING OR STAIR (WHERE INDICATED)
OCC LOAD SERVED
REQD WIDTH
PROVIDED WIDTH
AE
MAXIMUM EXIT TRAVEL DISTANCE ROUTE (MAX 300 FEET
PER CBC TBL 1017.2)
EGRESS LOADS/WIDTHS FOR EXIT OPENING AND STAIR
(SEE EXIT WIDTH CALCS AT POINT OF EGRESS CHART)
OP-XX
TI AREA NON-RATED
NEW PARTITION, SEE FLOOR PLANS FOR PARTITION TYPE
1 - HOUR RATED PARTITION, SEE FLOOR PLANS FOR PARTITION TYPE 2 - HOUR RATED PARTITION, SEE FLOOR PLANS FOR PARTITION TYPES TRAVEL ROUTE AND DISTANCE TO NEAREST FEC (MAX 75')
2 - HOUR RATED ROOM
J
I
H
G
F
K
E
D
C
B
A
1 2 3 4 5 6 7 8 10 11 12 13
RESIDENTIAL SEE AR SERIES
78 12" 36"
OPENING
78 16" 60"
STAIR
79 12" 36"
OPENING
79 16" 60"
STAIR
78 12" 36"
OPENING
78 16" 60"
STAIR
9 J.5
12.8 E.8
E.9
1/
252 SF
STAIR 3
B
2 150
1 1/
27644 SF
OFFICE
B
118
150
2 1/
249 SF
STAIR 1
B
2 150
1 1/
179 SF
MEN RR
B
2 150
1 1/
192 SF
WOMEN
RR
B
2 150
1 1/
171 SF
IDF
B
1 300
1 1/
182 SF
ELECTRICAL
B
1 300
1 1/
246 SF
STAIR 2
B
2 150
1 1/
653 SF
TERRACE
B
44 15
1 J
I
H
G
F
K
E
D
C
B
A
1 2 3 4 5 6 7 8 10 11 12 13
RESIDENTIAL SEE AR SERIES
107
17" 36"
OPENING
107
22" 60"
STAIR
107
17" 36"
OPENING
107
22" 60"
STAIR
107
17" 36"
OPENING
107
22" 60"
STAIR
9 J.5
12.8 E.8
E.9
1/
252 SF
STAIR 3
B
2 150
1 1/
171 SF
IDF
B
1 300
1 1/
182 SF
ELECTRICAL
B
1 300
1 1/
179 SF
MEN RR
B
2 150
1 1/
192 SF
WOMEN
RR
B
2 150
1 1/
246 SF
STAIR 2
B
2 150
1 1/
26073 SF
OFFICE
B
174
150
2 1/
249 SF
STAIR 1
B
2 150
1 1/
1416 SF
TERRACE
B
95 15
2 1/
338 SF
TERRACE
B
23 15
1 1/
337 SF
TERRACE
B
23 15
1 TOTAL EGRESS WIDTH TOTAL STAIR WIDTH
FACTOR = 0.15 FACTOR = 0.2
LEVEL OCCUPANT LOAD TOTAL NUMBER OF EXITS
REQUIRED
FLR 4 235 OCC
REQUIRED PROVIDED PROVIDED REQUIRED PROVIDED
3 3 36" 108" 47" 180"
NOTES:
1. CALCULATIONS IN THIS TABLE ARE BASED ON 2022 CBC SECTION 1005.3
2. EGRESS WIDTHS BASED ON CBC SECTION 1005.3.1 AND 1005.3.2
3. EGRESS WIDTH MEETS CBC SECTION 1005.5 FOR DISTRIBUTION OF MINIMUM WIDTH AND REQUIRED CAPACITY FLR 5 321 OCC 3 3 49" 108" 65" 180"
RMW
Architecture
Interiors
30 E Santa Clara St.
Suite 200
San Jose
California 95113
Office
408 294-8000
Fax
408 294-1747
rmw.com
SHEET NUMBER:
STAMP:
plot date :
REVISIONS :
NOT FOR
CONSTRUCTION
ISSUE:
ISSUE DATE:
SCALE:
PROJECT NUMBER:
CHECKED BY:
DRAWN BY:
SHEET NAME:
CLIENT:
PROJECT NAME & ADDRESS:
6/17/2024 2:53:21 PM
As indicated
A0.5
FOURTH AND FIFTH
FLOOR CODE PLANS
PLANNING APPLICATION RESUBMITTAL
#3
06.10.24 2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
SHEET NOTES EXIT WIDTH CALCULATION OCCUPANT LOAD CALCULATION LEGEND
KEYNOTES
1. SHEET NOTES AND KEY NOTES ARE FOR THE C+S SCOPE OF WORK AND ARE SPECIFIC TO THIS SHEET ONLY, UON THE ITEMS BELOW ARE HIGHLIGHTS ONLY. ALL 2022 CBC REQUIREMENTS SHALL BE ADHERED TO.
2. THE OCCUPANCIES FOR THE TENANT SPACES WERE CALCULATED PER CBC TABLE 1004.1.2.
3. REQUIRED EXITS ARE PLACED AT LEAST 1/3 THE CALCULATED DISTANCE FROM THE FARTHEST POINTS OF THE NEW SPACE. (CBC SECTION 1007.1.1 EXCEPTION 2).
4. MAXIMUM EXIT TRAVEL DISTANCE IS 250'-0" FOR A OCCUPANCY AND 300'-0" FOR B OCCUPANCY; CBC TABLE 1017.2.
5. EGRESS WIDTH CALCULATIONS FOR OPENINGS AND STAIRS IS BASEB UPON CBC, SECTION 1005.3.1 AND 1005.3.2.
6. EXCEPTION 1
- EXIT OPENING WIDTH FACTOR = 0.15 X OCCUPANT LOAD
- STAIR WIDTH FACTOR = 0.2 X OCCUPANT LOAD
7. EGRESS WIDTH AND EXIT COMPONENTS IS BASED UPON CBC SECTION 1005.3.
8. THE NUMBER OF REQUIRED EXITS IS BASED UPON CBC TABLE 1006.2.1.
9. REFER TO DOOR SCHEDULE FOR DOOR AND FRAME TYPES, RATINGS, SIZE AND HARDWARE TYPES.
10. ALL DOORS SHALL HAVE CLEAR WIDTH NOT LESS LESS THAN 32" PER CBC SECTION 1010.1.1, UON.
11. PROVIDE TEMPORARY FIRE EXTINGUISHERS FOR C+S SCOPE OR WORK. LOCATE A MAXIMUM OF 75 FEET FROM ANY
12. LOCATION WITHIN THE PROJECT AREA AND 100 FEET BETWEEN INDIVIDUAL FEC UNITS; 3,000 SF PER CABINET. LOCATE UNITS WHERE SHOWN OR AS DIRECTED BY THE FIRE MARSHAL. FIRE EXTINGUISHERS SHALL COMPLY WITH 2022 CBC SECTION 906 AND TABLE 906.3.1. FIRE
EXTINGUISHERS TO BE MOUNTED ON FREE STANDING PEDESTALS. LARSEN'S MP5 WITH RATING 2A 10B:C, 5 LBS CAPACITY.
13. SIGNAGE SHALL COMPLY WITH CBC 11B-703 FOR SIGNAGE.
14. PROVIDE SYMBOL OF ACCESSIBILITY AT FRONT ENTRANCE.
15. PROVIDE STAIRWELL TACTILE EXIT SIGNAGE PER CODE REQUIREMENT. REFER TO TACTILE SIGNAGE NOTES (2022 CBC SECTION 1023.9 AND 11B-504.8). REFER TO ENLARGED STAIR PLANS.
16. ALL INTERIOR TACTILE EGRESS SIGNAGE TO BE PROVIDE DURING FUTURE TI PHASE.
17. ALL FIRE PROTECTION EQUIPMENT AND ROOMS CONTAINING CONTROLS FOR AIR-CONDITIONING SYSTEMS, SPRINKLER
RISERS AND VALVES, OR OTHER SUPPRESSION OR CONTROL ELEMENTS SHALL BE IDENTIFIED BY APPROVED SIGNAGE AND ACCESSIBLE BY FIRE DEPARTMENT PER SECTION 509, 2022 CALIFORNIA FIRE CODE. COORDINATE SIGNAGE REQUIREMENTS AND ACCESS WITH LOCAL FIRE MARSHAL JURISDICTION.
18. PROVIDE EMERGENCY VOICE/ALARM COMMUNICATION SYSTEM.
19. THE MAXIMUM REQUIRED EXIT SEPARATION IS BASED UPON CBC, SECTION 1007.1.
20. RESTROOM FIXTURE CALCULATION BASED UPON 2022 CPC CODE:
A. REQUIREMENTS PER 1029 CPC TABLE 422.1.
B. AREA SQUARE FOOTAGE SHOWN INCLUDES USABLE SPACES, LESS ACCESSORY AREAS, (HALLWAYS, CIRCULATION, RESTROOM, STAIR ENCLOSURE, UTILITY/STORAGE ROOMS, PER TABLE A EXCEPTION.
C. OCCUPANCY LOAD FACTORS USED INCLUDE:
- ASSEMBLY: A2, A3 = 1/30
- BUSINESS: B = 1/200
21. ALL REQUIRED OCCUPANCY SEPARATIONS FOR THE FUTURE MIXED OCCUPANCY ZONES TO BE DETERMINED DURING THE FUTURE TI SCOPE OF WORK.
KEY NOTE SYMBOL USED ON DRAWINGS
1/16" = 1'-0" 1
LEVEL 4 CODE PLAN
1/16" = 1'-0" 2
LEVEL 5 CODE PLAN
Code Plan-Occupancy Schedule - Level 4
NAME OCCUPANCY AREA (SF) LOAD FACTOR OCCUPANT LOAD
ELECTRICAL B 182 SF 300 1
IDF B 171 SF 300 1
MEN RR B 179 SF 150 2
OFFICE B 27644 SF 150 185
TERRACE B 653 SF 15 44
WOMEN RR B 192 SF 150 2
29022 SF 235
Code Plan-Occupancy Schedule - Level 5
NAME OCCUPANCY AREA (SF) LOAD FACTOR OCCUPANT LOAD
ELECTRICAL B 182 SF 300 1
IDF B 171 SF 300 1
MEN RR B 179 SF 150 2
OFFICE B 26073 SF 150 174
TERRACE B 1416 SF 15 95
TERRACE B 337 SF 15 23
TERRACE B 338 SF 15 23
WOMEN RR B 192 SF 150 2
28889 SF 321
1 # DESCRIPTION DATE
PLANNING APPLICATION 02/01/2023
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024
3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024
1103 of 11211
22' - 4"
ACTUAL EXIT SEPARATION PROVIDED
22' - 4 1/8"
MAX. DIAGONAL DISTANCE
FEC
FEC
UP DN
238' - 9 5/16"
MAX. DIAGONAL DISTANCE
132' - 11"
ACTUAL
EXIT
SEPARATION
PROVIDED
PATH OF EGRESS ROUTE
MAX DIAGONAL DISTANCE
ACTUAL EXIT SEPARATION, CBC SECTION 1007.1.1, EXCEPTION 2
ILLUMINATED EXIT SIGN WITH
DIRECTIONAL ARROWS (WHERE
SHOWN)
1/
OFFICE
Occupancy
15 150 SF
100
1 ROOM TYPE
OCCUPANCY TYPE
CODE ROOM TAG
LOAD FACTOR
ROOM AREA
NO. OF REQD EXITS
CALCULATED OCCUPANCY LOAD
EGRESS LOADS/WIDTHS FOR EXIT OPENING AND STAIR
ACCESSIBLE ENTRANCE / EXIT WITH ADA COMPLIANT SIGNAGE
FIRE EXTINGUISHER CABINET - RECESSED MOUNTED, UON
FEC
FIRE EXTINGUISHER SEPARATION - ACCESS RADIUS
NTS RANGE OF 75" MAXIMUM
R = 75'
1 - HOUR RATED ROOM
COMMON PATH OF EGRESS TRAVEL, (MAX 100 FEET PER CBC
TBL1006.3.2(2)
REQUIRED POINT OF EGRESS
171
26" 72"
OPENING OR STAIR (WHERE INDICATED)
OCC LOAD SERVED
REQD WIDTH
PROVIDED WIDTH
AE
MAXIMUM EXIT TRAVEL DISTANCE ROUTE (MAX 300 FEET
PER CBC TBL 1017.2)
EGRESS LOADS/WIDTHS FOR EXIT OPENING AND STAIR
(SEE EXIT WIDTH CALCS AT POINT OF EGRESS CHART)
OP-XX
TI AREA NON-RATED
NEW PARTITION, SEE FLOOR PLANS FOR PARTITION TYPE
1 - HOUR RATED PARTITION, SEE FLOOR PLANS FOR PARTITION TYPE 2 - HOUR RATED PARTITION, SEE FLOOR PLANS FOR PARTITION TYPES TRAVEL ROUTE AND DISTANCE TO NEAREST FEC (MAX 75')
2 - HOUR RATED ROOM
TOTAL EGRESS WIDTH TOTAL STAIR WIDTH
FACTOR = 0.15 FACTOR = 0.2
LEVEL OCCUPANT LOAD TOTAL NUMBER OF EXITS
REQUIRED
FLR 6 709 OCC
REQUIRED PROVIDED PROVIDED REQUIRED PROVIDED
3 3 106" 108" 142" 180"
NOTES:
1. CALCULATIONS IN THIS TABLE ARE BASED ON 2022 CBC SECTION 1005.3
2. EGRESS WIDTHS BASED ON CBC SECTION 1005.3.1 AND 1005.3.2
3. EGRESS WIDTH MEETS CBC SECTION 1005.5 FOR DISTRIBUTION OF MINIMUM WIDTH AND REQUIRED CAPACITY J
I
H
G
F
K
E
D
C
B
A
1 2 3 4 5 6 7 8 9 10 11 12 13
J.5
12.8 E.8
E.9
236
48" 36"
OPENING
236
48" 60"
STAIR
236
48" 36"
OPENING
236
48" 60"
STAIR
121
20" 36"
OPENING
RESIDENTIAL SEE AR SERIES
1/
255 SF
STAIR 3
B
2 150
1 1/
171 SF
IDF
B
1 300
1 1/
182 SF
ELECTRICAL
B
1 300
1 1/
246 SF
STAIR 2
B
2 150
1 1/
16490 SF
OFFICE
B
110
150
2 1/
249 SF
STAIR 1
B
2 150
1 1/
179 SF
MEN RR
B
2 100
1 1/
192 SF
WOMEN
RR
B
2 100
1 1/
706 SF
TERRACE
B
48 15
1 1/
3616 SF
TERRACE
B
242
15 2
1/
666 SF
TERRACE
B
45 15
1 121
20" 36"
OPENING
1/
593 SF
TERRACE
B
40 15
1 1/
591 SF
TERRACE
B
40 15
1 1/
703 SF
TERRACE
B
47 15
1 1/
639 SF
TERRACE
B
43 15
1 1/
644 SF
TERRACE
B
43 15
1 1/
671 SF
TERRACE
B
45 15
1 116
20" 36"
OPENING
237
48" 60"
STAIR
RMW
Architecture
Interiors
30 E Santa Clara St.
Suite 200
San Jose
California 95113
Office
408 294-8000
Fax
408 294-1747
rmw.com
SHEET NUMBER:
STAMP:
plot date :
REVISIONS :
NOT FOR
CONSTRUCTION
ISSUE:
ISSUE DATE:
SCALE:
PROJECT NUMBER:
CHECKED BY:
DRAWN BY:
SHEET NAME:
CLIENT:
PROJECT NAME & ADDRESS:
6/17/2024 2:53:23 PM
As indicated
A0.6
SIXTH FLOOR CODE
PLAN
PLANNING APPLICATION RESUBMITTAL
#3
06.10.24 2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
1 SHEET NOTES EXIT WIDTH CALCULATION OCCUPANT LOAD CALCULATION LEGEND
KEYNOTES
1. SHEET NOTES AND KEY NOTES ARE FOR THE C+S SCOPE OF WORK AND ARE SPECIFIC TO THIS SHEET ONLY, UON THE ITEMS BELOW ARE HIGHLIGHTS ONLY. ALL 2022 CBC REQUIREMENTS SHALL BE ADHERED TO.
2. THE OCCUPANCIES FOR THE TENANT SPACES WERE CALCULATED PER CBC TABLE 1004.1.2.
3. REQUIRED EXITS ARE PLACED AT LEAST 1/3 THE CALCULATED DISTANCE FROM THE FARTHEST POINTS OF THE NEW SPACE. (CBC SECTION 1007.1.1 EXCEPTION 2).
4. MAXIMUM EXIT TRAVEL DISTANCE IS 250'-0" FOR A OCCUPANCY AND 300'-0" FOR B OCCUPANCY; CBC TABLE 1017.2.
5. EGRESS WIDTH CALCULATIONS FOR OPENINGS AND STAIRS IS BASEB UPON CBC, SECTION 1005.3.1 AND 1005.3.2.
6. EXCEPTION 1
- EXIT OPENING WIDTH FACTOR = 0.15 X OCCUPANT LOAD
- STAIR WIDTH FACTOR = 0.2 X OCCUPANT LOAD
7. EGRESS WIDTH AND EXIT COMPONENTS IS BASED UPON CBC SECTION 1005.3.
8. THE NUMBER OF REQUIRED EXITS IS BASED UPON CBC TABLE 1006.2.1.
9. REFER TO DOOR SCHEDULE FOR DOOR AND FRAME TYPES, RATINGS, SIZE AND HARDWARE TYPES.
10. ALL DOORS SHALL HAVE CLEAR WIDTH NOT LESS LESS THAN 32" PER CBC SECTION 1010.1.1, UON.
11. PROVIDE TEMPORARY FIRE EXTINGUISHERS FOR C+S SCOPE OR WORK. LOCATE A MAXIMUM OF 75 FEET FROM ANY
12. LOCATION WITHIN THE PROJECT AREA AND 100 FEET BETWEEN INDIVIDUAL FEC UNITS; 3,000 SF PER CABINET. LOCATE UNITS WHERE SHOWN OR AS DIRECTED BY THE FIRE MARSHAL. FIRE EXTINGUISHERS SHALL COMPLY WITH 2022 CBC SECTION 906 AND TABLE 906.3.1. FIRE
EXTINGUISHERS TO BE MOUNTED ON FREE STANDING PEDESTALS. LARSEN'S MP5 WITH RATING 2A 10B:C, 5 LBS CAPACITY.
13. SIGNAGE SHALL COMPLY WITH CBC 11B-703 FOR SIGNAGE.
14. PROVIDE SYMBOL OF ACCESSIBILITY AT FRONT ENTRANCE.
15. PROVIDE STAIRWELL TACTILE EXIT SIGNAGE PER CODE REQUIREMENT. REFER TO TACTILE SIGNAGE NOTES (2022 CBC SECTION 1023.9 AND 11B-504.8). REFER TO ENLARGED STAIR PLANS.
16. ALL INTERIOR TACTILE EGRESS SIGNAGE TO BE PROVIDE DURING FUTURE TI PHASE.
17. ALL FIRE PROTECTION EQUIPMENT AND ROOMS CONTAINING CONTROLS FOR AIR-CONDITIONING SYSTEMS, SPRINKLER
RISERS AND VALVES, OR OTHER SUPPRESSION OR CONTROL ELEMENTS SHALL BE IDENTIFIED BY APPROVED SIGNAGE AND ACCESSIBLE BY FIRE DEPARTMENT PER SECTION 509, 2022 CALIFORNIA FIRE CODE. COORDINATE SIGNAGE REQUIREMENTS AND ACCESS WITH LOCAL FIRE MARSHAL JURISDICTION.
18. PROVIDE EMERGENCY VOICE/ALARM COMMUNICATION SYSTEM.
19. THE MAXIMUM REQUIRED EXIT SEPARATION IS BASED UPON CBC, SECTION 1007.1.
20. RESTROOM FIXTURE CALCULATION BASED UPON 2022 CPC CODE:
A. REQUIREMENTS PER 1029 CPC TABLE 422.1.
B. AREA SQUARE FOOTAGE SHOWN INCLUDES USABLE SPACES, LESS ACCESSORY AREAS, (HALLWAYS, CIRCULATION, RESTROOM, STAIR ENCLOSURE, UTILITY/STORAGE ROOMS, PER TABLE A EXCEPTION.
C. OCCUPANCY LOAD FACTORS USED INCLUDE:
- ASSEMBLY: A2, A3 = 1/30
- BUSINESS: B = 1/200
21. ALL REQUIRED OCCUPANCY SEPARATIONS FOR THE FUTURE MIXED OCCUPANCY ZONES TO BE DETERMINED DURING THE FUTURE TI SCOPE OF WORK.
1/16" = 1'-0" 1
LEVEL 6 CODE PLAN
Code Plan-Occupancy Schedule - Level 6
NAME OCCUPANCY AREA (SF) LOAD FACTOR OCCUPANT LOAD
ELECTRICAL B 182 SF 300 1
IDF B 171 SF 300 1
MEN RR B 179 SF 150 2
OFFICE B 16490 SF 150 110
TERRACE B 706 SF 15 48
TERRACE B 3616 SF 15 242
TERRACE B 666 SF 15 45
TERRACE B 593 SF 15 40
TERRACE B 591 SF 15 40
TERRACE B 703 SF 15 47
TERRACE B 639 SF 15 43
TERRACE B 644 SF 15 43
TERRACE B 671 SF 15 45
WOMEN RR B 192 SF 150 2
26042 SF 709
# DESCRIPTION DATE
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024
3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024
1104 of 11211
RMW
Architecture
Interiors
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408 294-1747
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6/17/2024 2:53:24 PM
12" = 1'-0"
A0.7
RENDERINGS
PLANNING APPLICATION RESUBMITTAL
#3
06.10.24 2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
12" = 1'-0" 1
CORNER OF 4TH & B
1 # DESCRIPTION DATE
PLANNING APPLICATION 02/01/2023
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024
3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024
NOTE: FOR ILLUSTRATIVE PURPOSES ONLY. ALL RELEVANT PROJECT DETAILS ARE INCLUDED IN THE DRAWING SHEETS. ALL REFERENCE TO SIGNAGE IS HYPOTHETICAL AS FINAL SIGNAGE DESIGN WILL GO THROUGH PROPER APPROVAL CHANNELS. 2 1105 of 11211
RMW
Architecture
Interiors
30 E Santa Clara St.
Suite 200
San Jose
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Office
408 294-8000
Fax
408 294-1747
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ISSUE:
ISSUE DATE:
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SHEET NAME:
CLIENT:
PROJECT NAME & ADDRESS:
6/17/2024 2:53:25 PM
12" = 1'-0"
A0.8
RENDERINGS
PLANNING APPLICATION RESUBMITTAL
#3
06.10.24 2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
12" = 1'-0" 1
RETAIL VIEWS
1 # DESCRIPTION DATE
PLANNING APPLICATION 02/01/2023
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024
3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024
NOTE: FOR ILLUSTRATIVE PURPOSES ONLY. ALL RELEVANT PROJECT DETAILS ARE INCLUDED IN THE DRAWING SHEETS. ALL REFERENCE TO SIGNAGE IS HYPOTHETICAL AS FINAL SIGNAGE DESIGN WILL GO THROUGH PROPER APPROVAL CHANNELS.
NOTE: REFERENCES TO SPECIFIC RETAIL TENANTS ARE HYPOTHETICAL ONLY. EXACT STOREFRONT COLORS AND SPECIFIC SIGNAGE ELEMENTS WILL BE DETERMINED IN PARTNERSHIP WITH PLANNING DEPARTMENT AND ACTUAL RETAIL TENANTS ONCE DETERMINED. 2 1106 of 11211
RMW
Architecture
Interiors
30 E Santa Clara St.
Suite 200
San Jose
California 95113
Office
408 294-8000
Fax
408 294-1747
rmw.com
SHEET NUMBER:
STAMP:
plot date :
REVISIONS :
NOT FOR
CONSTRUCTION
ISSUE:
ISSUE DATE:
SCALE:
PROJECT NUMBER:
CHECKED BY:
DRAWN BY:
SHEET NAME:
CLIENT:
PROJECT NAME & ADDRESS:
6/17/2024 2:53:26 PM
12" = 1'-0"
A0.9
RENDERINGS
PLANNING APPLICATION RESUBMITTAL
#3
06.10.24 2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
12" = 1'-0" 1
B STREET ELEVATION
1 # DESCRIPTION DATE
PLANNING APPLICATION 02/01/2023
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024
3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024
NOTE: FOR ILLUSTRATIVE PURPOSES ONLY. ALL RELEVANT PROJECT DETAILS ARE INCLUDED IN THE DRAWING SHEETS. ALL REFERENCE TO SIGNAGE IS HYPOTHETICAL AS FINAL SIGNAGE DESIGN WILL GO THROUGH PROPER APPROVAL CHANNELS.
NOTE: REFERENCES TO SPECIFIC RETAIL TENANTS ARE HYPOTHETICAL ONLY. EXACT STOREFRONT COLORS AND SPECIFIC SIGNAGE ELEMENTS WILL BE DETERMINED IN PARTNERSHIP WITH PLANNING DEPARTMENT AND ACTUAL RETAIL TENANTS ONCE DETERMINED. 2 1107 of 11211
RMW
Architecture
Interiors
30 E Santa Clara St.
Suite 200
San Jose
California 95113
Office
408 294-8000
Fax
408 294-1747
rmw.com
SHEET NUMBER:
STAMP:
plot date :
REVISIONS :
NOT FOR
CONSTRUCTION
ISSUE:
ISSUE DATE:
SCALE:
PROJECT NUMBER:
CHECKED BY:
DRAWN BY:
SHEET NAME:
CLIENT:
PROJECT NAME & ADDRESS:
6/17/2024 2:53:26 PM
12" = 1'-0"
A0.10
RENDERINGS
PLANNING APPLICATION RESUBMITTAL
#3
06.10.24 2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
12" = 1'-0" 1
5TH AVENUE AND SOUTH RAILROAD AVENUE FACING WEST
1 # DESCRIPTION DATE
PLANNING APPLICATION 02/01/2023
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024
3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024
2 1108 of 11211
RMW
Architecture
Interiors
30 E Santa Clara St.
Suite 200
San Jose
California 95113
Office
408 294-8000
Fax
408 294-1747
rmw.com
SHEET NUMBER:
STAMP:
plot date :
REVISIONS :
NOT FOR
CONSTRUCTION
ISSUE:
ISSUE DATE:
SCALE:
PROJECT NUMBER:
CHECKED BY:
DRAWN BY:
SHEET NAME:
CLIENT:
PROJECT NAME & ADDRESS:
6/17/2024 2:53:27 PM
12" = 1'-0"
A0.11
RENDERINGS
PLANNING APPLICATION RESUBMITTAL
#3
06.10.24 2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
12" = 1'-0" 1
4TH AVENUE ELEVATION
1 # DESCRIPTION DATE
PLANNING APPLICATION 02/01/2023
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024
3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024
NOTE: FOR ILLUSTRATIVE PURPOSES ONLY. ALL RELEVANT PROJECT DETAILS ARE INCLUDED IN THE DRAWING SHEETS. ALL REFERENCE TO SIGNAGE IS HYPOTHETICAL AS FINAL SIGNAGE DESIGN WILL GO THROUGH PROPER APPROVAL CHANNELS.
NOTE: REFERENCES TO SPECIFIC RETAIL TENANTS ARE HYPOTHETICAL ONLY. EXACT STOREFRONT COLORS AND SPECIFIC SIGNAGE ELEMENTS WILL BE DETERMINED IN PARTNERSHIP WITH PLANNING DEPARTMENT AND ACTUAL RETAIL TENANTS ONCE DETERMINED. 2 1109 of 11211
PROPOSED COMMERCIAL BUILDING
CALTRAIN TRACKS
RESTAURANT
RESTAURANT
COMMERCIAL
COMMERCIAL RESTAURANT
5TH AVE
S B STREET
4TH AVE
RESIDENTIAL
COMMERCIAL IN CONSTRUCITON
PLANNED MIXED USE
1. RESTAURANT
3. PLANNED MIXED USE
2. COMMERCIAL
4. PLANNED MIXED USE
5. RESIDENTIAL 6. COMMERCIAL 7. PARKING LOT 8. PARKING LOT/PLANNED RESIDENTIAL
9. PARKING LOT/PLANNED GARAGE 10. COMMERCIAL 11. COMMERCIAL 12. RESTAURANT
PROPOSED RESIDENTIAL BUILDING
PARKING LOT/PLANNED GARAGE PARKING LOT/PLANNED
RESIDENTAIL
COMMERCIAL
COMMERCIAL
COMMERCIAL
COMMERCIAL COMMERCIAL
S RAILROAD AVE
PARKING LOT
1 2 3 4 5
6 7
9 8
10 11
12 RMW
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PROJECT NAME & ADDRESS:
6/17/2024 2:53:28 PM
12" = 1'-0"
A0.12
NEIGHBORHOOD
CONTEXT
PLANNING APPLICATION RESUBMITTAL
#3
06.10.24 2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
# DESCRIPTION DATE
PLANNING APPLICATION 02/01/2023
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024
3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024
1110 of 11211
RMW
Architecture
Interiors
30 E Santa Clara St.
Suite 200
San Jose
California 95113
Office
408 294-8000
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408 294-1747
rmw.com
SHEET NUMBER:
STAMP:
plot date :
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CONSTRUCTION
ISSUE:
ISSUE DATE:
SCALE:
PROJECT NUMBER:
CHECKED BY:
DRAWN BY:
SHEET NAME:
CLIENT:
PROJECT NAME & ADDRESS:
6/17/2024 2:54:01 PM
1" = 40'-0"
A0.13
SHADOW STUDIES
PLANNING APPLICATION RESUBMITTAL
#3
06.10.24 2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
1" = 40'-0" 1
SOLAR STUDY - JUNE 21 - 9 AM
1" = 40'-0" 2
SOLAR STUDY - JUNE 21 - 12 PM
1" = 40'-0" 3
SOLAR STUDY - JUNE 21 - 3 PM
1 # DESCRIPTION DATE
PLANNING APPLICATION 02/01/2023
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024
3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024
1" = 40'-0" 4
SOLAR STUDY - JUNE 21 - 2 PM
2 1111 of 11211
RMW
Architecture
Interiors
30 E Santa Clara St.
Suite 200
San Jose
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408 294-8000
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408 294-1747
rmw.com
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STAMP:
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ISSUE:
ISSUE DATE:
SCALE:
PROJECT NUMBER:
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DRAWN BY:
SHEET NAME:
CLIENT:
PROJECT NAME & ADDRESS:
6/17/2024 2:54:36 PM
1" = 40'-0"
A0.14
SHADOW STUDIES
PLANNING APPLICATION RESUBMITTAL
#3
06.10.24 2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
1" = 40'-0" 1
SOLAR STUDY - MAR/SEPT 21 - 9 AM
1" = 40'-0" 2
SOLAR STUDY - MAR/SEPT 21 - 12 PM
1" = 40'-0" 3
SOLAR STUDY - MAR/SEPT 21 - 3 PM
1 # DESCRIPTION DATE
PLANNING APPLICATION 02/01/2023
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024
3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024
1" = 40'-0" 4
SOLAR STUDY - MAR/SEPT 21 - 2 PM
2 1112 of 11211
RMW
Architecture
Interiors
30 E Santa Clara St.
Suite 200
San Jose
California 95113
Office
408 294-8000
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408 294-1747
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SHEET NUMBER:
STAMP:
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ISSUE:
ISSUE DATE:
SCALE:
PROJECT NUMBER:
CHECKED BY:
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SHEET NAME:
CLIENT:
PROJECT NAME & ADDRESS:
6/17/2024 2:55:24 PM
1" = 40'-0"
A0.15
SHADOW STUDIES
PLANNING APPLICATION RESUBMITTAL
#3
06.10.24 2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
1" = 40'-0" 1
SOLAR STUDY - DEC 21 - 9 AM
1" = 40'-0" 2
SOLAR STUDY - DEC 21 - 12 PM
1" = 40'-0" 3
SOLAR STUDY - DEC 21 - 3 PM
1 # DESCRIPTION DATE
PLANNING APPLICATION 02/01/2023
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024
3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024
1" = 40'-0" 4
SOLAR STUDY - DEC 21 - 2 PM
2 1113 of 11211
FEC
FEC
FEC
FEC
FEC
FEC
JIHGFKEDCBA
123456789 10 11 12 13
J.5
12.8 E.8
E.9
FLOOR AREA CALCULATIONS:
AREA A: 680.5 SF
AREA B: 22972.5 SF
AREA C: 20045.1 SF
AREA D: 3255.1 SF
BASEMENT FLOOR AREA: 46953.2 SF
AREA C
20,045.1 SF
AREA D
3255.1 SF
AREA B
22,972.5 SF
AREA A - 680.5 SF
226' - 6"
227' - 0"
188' - 11 5/8"
149' - 11 1/4"
5' - 0" 102' - 9" 91' - 9 1/4" 18' - 5 3/4"
RMW
Architecture
Interiors
30 E Santa Clara St.
Suite 200
San Jose
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Office
408 294-8000
Fax
408 294-1747
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SHEET NUMBER:
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ISSUE:
ISSUE DATE:
SCALE:
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SHEET NAME:
CLIENT:
PROJECT NAME & ADDRESS:
6/17/2024 2:55:25 PM
1/16" = 1'-0"
A0.16
FLOOR AREA PLANS
PLANNING APPLICATION RESUBMITTAL
#3
06.10.24 2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
# DESCRIPTION DATE
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024
3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024 1
1/16" = 1'-0"
1 AREA PLAN - BASEMENT
3 1114 of 11211
FEC
FEC
FEC
FEC
FEC
UP
J
I
H
G
F
K
E
D
C
B
A
1 2 3 4 5 6 7 8 9 10 11 12 13
J.5
12.8 E.8
E.9
37' - 9"
89' - 4"
109' - 9"
77' - 3" 33' - 5" 78' - 0" 100' - 0" 86' - 7" 36' - 4" 86' - 10" CL
72' - 6"
78' - 0"
AREA A
3271.0 SF
AREA B
7727.2 SF
AREA C
3311.3 SF
AREA D
6593.8 SF
AREA E
2634.3 SF
AREA F
6613.1 SF
FLOOR AREA CALCULATIONS:
AREA A: 3271.0 SF
AREA B: 7726.8 SF
AREA C: 3311.3 SF
AREA D: 6593.8 SF
AREA E: 2634.3 SF
AREA F: 6613.1 SF
1ST FLOOR AREA: 30150.3 SF
2 2
2 2
2 2
2 2
2 2
J
I
H
G
F
K
E
D
C
B
A
1 2 3 4 5 6 7 8 9 10 11 12 13
J.5
12.8 E.8
E.9
AREA A
2506.4 SF
AREA B
8165.7 SF
AREA C
2827.2 SF
AREA D
6616.3 SF
AREA E
2622.2 SF
AREA F
6332.4 SF
37' - 6" 78' - 0" 33' - 0" 78' - 0"
68' - 2"
109' - 9"
99' - 6"
87' - 0" 36' - 4" 86' - 7"
73' - 0"
78' - 0"
FLOOR AREA CALCULATIONS:
AREA A: 2506.4 SF
AREA B: 8165.7 SF
AREA C: 2827.2 SF
AREA D: 6616.3 SF
AREA E: 2622.2 SF
AREA F: 6332.4 SF
2ND FLOOR AREA: 29070.2 SF
18' - 4" 4' - 0 1/2"
12' - 6 1/4"
1' - 6" 6' - 8"
31' - 0 3/8"
12' - 8"
22' - 10 3/8"
15' - 6 1/8"
22' - 0 1/4"
RMW
Architecture
Interiors
30 E Santa Clara St.
Suite 200
San Jose
California 95113
Office
408 294-8000
Fax
408 294-1747
rmw.com
SHEET NUMBER:
STAMP:
plot date :
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ISSUE:
ISSUE DATE:
SCALE:
PROJECT NUMBER:
CHECKED BY:
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SHEET NAME:
CLIENT:
PROJECT NAME & ADDRESS:
6/17/2024 2:55:28 PM
1/16" = 1'-0"
A0.17
FLOOR AREA PLANS
PLANNING APPLICATION RESUBMITTAL
#3
06.10.24 2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
1 1/16" = 1'-0" 2
AREA PLAN - LEVEL 1
1/16" = 1'-0" 1
AREA PLAN - LEVEL 2
# DESCRIPTION DATE
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024
3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024
3 1115 of 11211
FEC
FEC
FEC
FEC
UP DN
FEC
FEC
FEC
FEC
UP DN
FEC
J
I
H
G
F
K
E
D
C
B
A
1 2 3 4 5 6 7 8 9 10 11 12 13
J.5
12.8 E.8
E.9
AREA A
2506.4 SF
AREA E
2622.2 SF
226' - 5"
68' - 2"
109' - 9"
100' - 0"
123' - 4" 86' - 7"
73' - 0"
FLOOR AREA CALCULATIONS:
AREA A: 2506.4 SF
AREA B: 8165.7 SF
AREA C: 2827.2 SF
AREA D: 6616.3 SF
AREA E: 2622.2 SF
AREA F: 6332.4 SF
2ND FLOOR AREA: 29070.2 SF
AREA B
8165.7 SF
AREA C
2827.2 SF
AREA D
6616.3 SF
AREA F
6332.4 SF
18' - 4" 4' - 0 1/2"
12' - 6 1/4"
1' - 6" 6' - 8"
31' - 0 3/8"
12' - 8"
22' - 10 3/8"
15' - 6 1/8"
22' - 0 1/4"
J
I
H
G
F
K
E
D
C
B
A
1 2 3 4 5 6 7 8 9 10 11 12 13
J.5
12.8 E.8
E.9
AREA A
2506.4 SF
AREA E
2622.2 SF
226' - 5"
68' - 2"
110' - 0"
100' - 0"
86' - 7" 123' - 4"
73' - 0"
78' - 2"
AREA B
8165.7 SF
AREA C
2827.2 SF
AREA D
6616.3 SF
AREA F
6332.4 SF
18' - 4" 4' - 0 1/2"
12' - 6 1/4"
1' - 6" 6' - 8"
31' - 0 3/8"
12' - 8"
22' - 10 3/8"
15' - 6 1/8"
22' - 0 1/4"
FLOOR AREA CALCULATIONS:
AREA A: 2506.4 SF
AREA B: 8165.7 SF
AREA C: 2827.2 SF
AREA D: 6616.3 SF
AREA E: 2622.2 SF
AREA F: 6332.4 SF
3RD FLOOR AREA: 29070.2 SF
RMW
Architecture
Interiors
30 E Santa Clara St.
Suite 200
San Jose
California 95113
Office
408 294-8000
Fax
408 294-1747
rmw.com
SHEET NUMBER:
STAMP:
plot date :
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ISSUE:
ISSUE DATE:
SCALE:
PROJECT NUMBER:
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SHEET NAME:
CLIENT:
PROJECT NAME & ADDRESS:
6/17/2024 2:55:30 PM
1/16" = 1'-0"
A0.18
FLOOR AREA PLANS
PLANNING APPLICATION RESUBMITTAL
#3
06.10.24 2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
1 1/16" = 1'-0" 1
AREA PLAN - LEVEL 4
1/16" = 1'-0" 2
AREA PLAN - LEVEL 3
# DESCRIPTION DATE
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024
3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024
3 1116 of 11211
FEC
FEC
UP DN
FEC
FEC
FEC
UP DN
J
I
H
G
F
K
E
D
C
B
A
1 2 3 4 5 6 7 8 9 10 11 12 13
J.5
12.8 E.8
E.9
AREA A
1106.0 SF
AREA B
11374.7 SF
AREA C
5513.7 SF
16' - 2" 135' - 10" 88' - 8"
99' - 8"
59' - 6"
FLOOR AREA CALCULATIONS:
AREA A: 1106.0 SF
AREA B: 11374.7 SF
AREA C: 5513.7 SF
6TH FLOOR AREA: 17994.4 SF
8' - 2"
31' - 0 3/8"
22' - 4 1/2"
12' - 6 1/4"
12' - 8"
22' - 10 3/8"
15' - 6 1/8"
22' - 3 3/8"
J
I
H
G
F
K
E
D
C
B
A
1 2 3 4 5 6 7 8 9 10 11 12 13
J.5
12.8 E.8
E.9
AREA A
3762.3 SF
AREA B
6142.4 SF
AREA D
1222.9 SF
AREA E
5026.7 SF
AREA F
2622.2 SF
AREA G
4725.7 SF
AREA H
1240.5 SF
56' - 0" 59' - 6" 111' - 0"
68' - 2"
109' - 9"
100' - 0"
21' - 4" 65' - 6" 36' - 4" 65' - 6" 21' - 1"
59' - 6"
78' - 0"
73' - 0"
78' - 0"
59' - 6"
FLOOR AREA CALCULATIONS:
AREA A: 3762.3 SF
AREA B: 6142.4 SF
AREA C: 2829.4 SF
AREA D: 1222.9 SF
AREA E: 5026.7 SF
AREA F: 2622.2 SF
AREA G: 4725.7 SF
AREA H: 1240.5 SF
5TH FLOOR AREA: 27572.1 SF
AREA C
2829.4 SF
18' - 4" 4' - 0 1/2"
CL
CL
12' - 0 1/8"
1' - 6" 6' - 8"
31' - 0 3/8"
15' - 6 1/8"
22' - 0 1/4"
12' - 8"
22' - 10 3/8"
RMW
Architecture
Interiors
30 E Santa Clara St.
Suite 200
San Jose
California 95113
Office
408 294-8000
Fax
408 294-1747
rmw.com
SHEET NUMBER:
STAMP:
plot date :
REVISIONS :
NOT FOR
CONSTRUCTION
ISSUE:
ISSUE DATE:
SCALE:
PROJECT NUMBER:
CHECKED BY:
DRAWN BY:
SHEET NAME:
CLIENT:
PROJECT NAME & ADDRESS:
6/17/2024 2:55:32 PM
1/16" = 1'-0"
A0.19
FLOOR AREA PLANS
PLANNING APPLICATION RESUBMITTAL
#3
06.10.24 2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
1 1/16" = 1'-0" 1
AREA PLAN - LEVEL 6
1/16" = 1'-0" 2
AREA PLAN - LEVEL 5
# DESCRIPTION DATE
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024
3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024
3 1117 of 11211
FEC
FEC
FEC
FEC
FEC
FEC
FEC
FEC
FEC
FEC
FEC
FEC
FEC
FEC
1 A0.20
__________
2 A0.20
__________
9' - 6"
7' - 11 5/8"
89' - 4"
78' - 1 1/2"
9' - 6"
77' - 11 1/4"9' - 6"
BUILDING AREA WITHIN STREETWALL SETBACK
FLOOR 3 AREA WITHIN SETBACK: 2182 SF
1 A0.20
__________
2 A0.20
__________
22' - 10"
21' - 3 3/8"
89' - 4"
22' - 4"
10' - 0" 12' - 4"
78' - 1 1/4" 33' - 0 3/4" 77' - 11 1/4"
BUILDING AREA WITHIN STREETWALL SETBACK
FLOOR 4 AREA WITHIN SETBACK: 5784 SF
1 A0.20
__________
2 A0.20
__________
35' - 0"
10' - 0" 25' - 0"
21' - 4 3/8" 13' - 7 5/8"
59' - 5 5/8" 33' - 0 3/4" 59' - 5 1/4" 18' - 6"
35' - 0"
33' - 5 5/8"
68' - 1 5/8"
BUILDING AREA WITHIN STREETWALL SETBACK
FLOOR 5 AREA WITHIN SETBACK: 7522 SF
1 A0.20
__________
2 A0.20
__________
13' - 8"
152' - 0"
BUILDING AREA WITHIN STREETWALL SETBACK
FLOOR 6 AREA WITHIN SETBACK: 2078 SF
FLOOR 1 - AVERAGE GRADE
0"
FLOOR 2
17' - 6"
FLOOR 3
30' - 9"
FLOOR 4
44' - 0"
FLOOR 5
57' - 3"
FLOOR 6
70' - 6"
1 2
MIDPOINT OF ROW
35' - 0"
45.00°
35' - 0"
9' - 6"
35' - 0"
22' - 10"
13' - 3" 13' - 3" 13' - 3" 13' - 3" 17' - 6"
18' - 6" 12' - 2 1/8"
SEE PLANS FOR AREA WITHIN
STREETWALL SETBACK ON
EACH FLOOR.
FLOOR 1 - AVERAGE GRADE
0"
FLOOR 2
17' - 6"
FLOOR 3
30' - 9"
FLOOR 4
44' - 0"
FLOOR 5
57' - 3"
FLOOR 6
70' - 6"
I J K
TOP OF PLATE
83' - 9"
J.5
45.00°
35' - 0"
MIDPOINT OF ROW
35' - 0"
35' - 0"
22' - 4"
9' - 6"
13' - 3" 13' - 3" 13' - 3" 13' - 3" 13' - 3" 17' - 6"
SEE PLANS FOR AREA WITHIN
STREETWALL SETBACK ON
EACH FLOOR.
14' - 6"
20' - 6" 10' - 6" 10' - 0"
AVG ROOF HEIGHT
84' - 9"
RMW
Architecture
Interiors
30 E Santa Clara St.
Suite 200
San Jose
California 95113
Office
408 294-8000
Fax
408 294-1747
rmw.com
SHEET NUMBER:
STAMP:
plot date :
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ISSUE DATE:
SCALE:
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PROJECT NAME & ADDRESS:
6/17/2024 2:55:36 PM
As indicated
A0.20
BUILDING MASSING
DIAGRAMS
PLANNING APPLICATION RESUBMITTAL
#3
06.10.24 2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
3/64" = 1'-0" 5
STREETWALL SETBACK PLAN - FLOOR 3
3/64" = 1'-0" 3
STREETWALL SETBACK PLAN - FLOOR 4
3/64" = 1'-0" 6
STREETWALL SETBACK PLAN - FLOOR 5
3/64" = 1'-0" 4
STREETWALL SETBACK PLAN - FLOOR 6
3/32" = 1'-0" 1
STREETWALL SECTION - 4TH AVE
NOTE: STREET WALL SETBACK REQUIMENT ON B
STREET AND 4TH AVE ONLY, PER BUILDING
HEIGHT AND BULK PLAN, FIGURE 14, FROM CITY
OF SAN MATEO DOWNTOWN AREA PLAN
3/32" = 1'-0" 2
STREETWALL SECTION - B STREET
1 # DESCRIPTION DATE
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024
3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024
1118 of 11211
56' - 0"
41' - 9"
18' - 6"
21' - 1" 21' - 4"
18' - 6"
BUILDING SETBACK
10' - 6 5/8" 126' - 11 3/8" 32' - 11 5/8" 21' - 4" 40' - 6 1/4" 113' - 1 3/8" 34' - 8 5/8" 66' - 6 1/4" 81' - 11 3/8"
38' - 1 3/8"
MAXIMUM DIAGONAL DIMENSION OF FLOOR ABOVE 55'
170' - 0"
55' - 11 5/8" 59' - 5 5/8" 33' - 0 3/4" 59' - 5 1/4" 18' - 6" 68' - 1 5/8" 41' - 7 3/8" 75' - 0" 34' - 9"25' - 0" 9' - 8 5/8" 28' - 0 1/4"
45' - 0" 32' - 11 5/8"
59' - 5 5/8" 18' - 6"
AREA OUTSIDE OF MAXIMUM BUILDING AREA ABOVE 55'
FLOOR 5 AREA OUTSIDE OF MAXIMUM BUILDING AREA: 17,788 SF 152' - 0"
21' - 1"
167' - 3"
18' - 6"
68' - 2"
56' - 0"
BUILDING SETBACK
10' - 6 5/8" 126' - 11 3/8" 14' - 5 5/8"
61' - 10 1/4" 113' - 1 3/8" 13' - 7 5/8"
81' - 11 3/8"
38' - 1 3/8" 61' - 10 1/4"
MAXIMUM DIAGONAL DIMENSION OF FLOOR ABOVE 55'
170' - 0"
88' - 7 5/8"
AREA OUTSIDE OF MAXIMUM BUILDING AREA ABOVE 55'
FLOOR 6 AREA OUTSIDE OF MAXIMUM BUILDING AREA: 8,179 SF RMW
Architecture
Interiors
30 E Santa Clara St.
Suite 200
San Jose
California 95113
Office
408 294-8000
Fax
408 294-1747
rmw.com
SHEET NUMBER:
STAMP:
plot date :
REVISIONS :
NOT FOR
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ISSUE:
ISSUE DATE:
SCALE:
PROJECT NUMBER:
CHECKED BY:
DRAWN BY:
SHEET NAME:
CLIENT:
PROJECT NAME & ADDRESS:
6/17/2024 2:55:39 PM
1" = 20'-0"
A0.21
BUILDING MASSING
DIAGRAMS
PLANNING APPLICATION RESUBMITTAL
#3
06.10.24 2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
1" = 20'-0" 1
BUILDING SETBACK PLAN - FLOOR 5
1" = 20'-0" 2
BULK DIMENSION ABOVE 55' PLAN - FLOOR 5
1 1" = 20'-0" 3
BUILDING SETBACK PLAN - FLOOR 6
1" = 20'-0" 4
BULK DIMENSION ABOVE 55' PLAN - FLOOR 6
# DESCRIPTION DATE
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024
3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024
1119 of 11211
45% OPENINGS ALLOWED*
75% OPENINGS ALLOWED*
*CBC TABLE 705.8, UNPROTECTED, SPRINKLERED (UP, S)
RESIDENTIAL BUILDING OUTLINE (BEHIND)
FLOOR 1 - AVERAGE GRADE
0"
FLOOR 2
17' - 6"
FLOOR 3
30' - 9"
FLOOR 4
44' - 0"
FLOOR 5
57' - 3"
FLOOR 6
70' - 6"
E
A B C D
TOP OF PLATE
83' - 9"
MECHANICAL SCREEN
96' - 9"
E.8
AVG ROOF HEIGHT
84' - 9"
75% OPEN ALLOWED
20' - 2 1/4"
NO OPENINGS ALLOWED
24' - 6"
45% OPEN ALLOWED
19' - 11 3/4"
75% OPEN ALLOWED
19' - 6 1/4"
UNLIMITED OPENINGS
15' - 0"
IMAGINARY PROPERTY LINE 10' AWAY
FROM FACE OF BUILDING
IMAGINARY PROPERTY LINE 15' AWAY
FROM FACE OF BUILDING
16' - 0" 12' - 10"
9' - 3"
TYP
8' - 3"
13' - 3" 13' - 3" 13' - 3" 13' - 3" 13' - 3"
12' - 10"
IMAGINARY PROPERTY LINE 15' AWAY
FROM FACE OF BUILDING
FLOOR 1 - AVERAGE GRADE
0"
FLOOR 2
17' - 6"
FLOOR 3
30' - 9"
FLOOR 4
44' - 0"
FLOOR 5
57' - 3"
FLOOR 6
70' - 6"
8 7 6 5 4 3 2 1
TOP OF PLATE
83' - 9"
9 MECHANICAL SCREEN
96' - 9"
AVG ROOF HEIGHT
84' - 9"
13' - 3" 13' - 3" 13' - 3" 13' - 3" 13' - 3"
75% OPEN ALLOWED
76' - 6 1/4"
9' - 3"
TYP
TYP
14' - 8"
NO OPENINGS ALLOWED
69' - 5 3/4"
14' - 2"
IMAGINARY PROPERTY LINE 15' AWAY
FROM FACE OF BUILDING
8' - 3"
ALLOWABLE EXTERIOR OPENINGS BASED ON FIRE SEPARATION DISTANCE:
REFER TO A0.22 FOR IDENTIFIED OPENINGS
PORTION OF NORTH FACADE (4TH AVE): NO LIMIT
PORTION OF NORTH FACADE (COURTYARD): FLOOR 2 FSD 10' (8'-3" x 12' - 10") / (13'-3" x 19'-11 3/4") = 40% PROVIDED FLOOR 2 FSD 15' (8'-3" x 16'-0") / (13'-3" x 19'-6 1/4") = 51% PROVIDED FLOOR 2 NO LIMIT
FLOOR 3 FSD 10' (9'-3" x 12' - 10") / (13'-3" x 19'-11 3/4") = 45% PROVIDED FLOOR 3 FSD 15' (9'-3" x 16'-0") / (13'-3" x 19'-6 1/4") = 57% PROVIDED FLOOR 3 NO LIMIT
FLOOR 4 FSD 10' (9'-3" x 12' - 10") / (13'-3" x 19'-11 3/4") = 45% PROVIDED FLOOR 4 FSD 15' (9'-3" x 16'-0") / (13'-3" x 19'-6 1/4") = 57% PROVIDED FLOOR 4 NO LIMIT
FLOOR 5 FSD 10' (9'-3" x 12' - 10") / (13'-3" x 19'-11 3/4") = 45% PROVIDED FLOOR 5 FSD 15' (9'-3" x 16'-0") / (13'-3" x 19'-6 1/4") = 57% PROVIDED FLOOR 5 NO LIMIT
FLOOR 6 FSD 10' (9'-3" x 12' - 10") / (13'-3" x 19'-11 3/4") = 45% PROVIDED FLOOR 6 FSD 15' (9'-3" x 16'-0") / (13'-3" x 19'-6 1/4") = 57% PROVIDED FLOOR 6 NO LIMIT
PORTION OF EAST FACADE (AT RAILROAD): NO LIMIT
PORTION OF EAST FACADE (COURTYARD): FLOOR 2 FSD 15' ((8'-3" x 14' - 2")+3(8'-3" x 14'-8")) / (13'-3" x 80'-1") = 45% PROVIDED FLOOR 3 FSD 15' ((9'-3" x 14' - 2")+3(8'-3" x 14'-8")) / (13'-3" x 80'-1") = 47% PROVIDED FLOOR 4 FSD 15' ((9'-3" x 14' - 2")+3(8'-3" x 14'-8")) / (13'-3" x 80'-1") = 47% PROVIDED FLOOR 5 FSD 15' ((9'-3" x 14' - 2")+3(8'-3" x 14'-8")) / (13'-3" x 80'-1") = 47% PROVIDED FLOOR 6 FSD 15' ((9'-3" x 14' - 2")+3(8'-3" x 14'-8")) / (13'-3" x 80'-1") = 47% PROVIDED SOUTH FACADE (5TH AVE): NO LIMIT
WEST FACADE (B ST): NO LIMIT
RMW
Architecture
Interiors
30 E Santa Clara St.
Suite 200
San Jose
California 95113
Office
408 294-8000
Fax
408 294-1747
rmw.com
SHEET NUMBER:
STAMP:
plot date :
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ISSUE:
ISSUE DATE:
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6/17/2024 2:55:53 PM
As indicated
A0.22
ALLOWABLE OPENINGS
PLANNING APPLICATION RESUBMITTAL
#3
06.10.24 2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
# DESCRIPTION DATE
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024
3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024
2 1/8" = 1'-0" 1
NORTH COURTYARD ELEVATION
1/8" = 1'-0" 2
EAST COURTYARD ELEVATION
1120 of 11211
445
415
OFFICE AREA
SHOWROOM
TRASH RM
ELEC
SHOWROOM
SHOWROOM
SHOWROOM
SHOWROOM
SHOWROOM
STORAGE
SHOWROOM
STORAGE STRG
JAN
OFFICE
STRG
LOADING
DOCK
RAMP UP
UP
RAMP UP
DN
UP
UP
RAMP UP
UP
Up
Conveyor
Up Slide
DN
Up
Conveyor
Up Slide
RAMP UP
SS
SS
Strg Under
Stairs
B
ST
411409
407
RETAIL AREARETAIL AREA
RETAIL AREA
JAN RM
STRG
STRG
KITCHEN
ELEC RM
UP
UP
SS
SOUTH B STREET
E 4TH AVENUE
E 5TH AVENUE
S RAILROAD AVE
1111
2 3
3 1
RMW
Architecture
Interiors
30 E Santa Clara St.
Suite 200
San Jose
California 95113
Office
408 294-8000
Fax
408 294-1747
rmw.com
SHEET NUMBER:
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6/17/2024 2:55:54 PM
1" = 10'-0"
A1.0
EXISTING SITE PLAN
PLANNING APPLICATION RESUBMITTAL
#3
06.10.24 2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
KEYNOTES
# KEYNOTE DESCRIPTION
1 EXISTING BUILDING TO BE REMOVED
2 EXISTING PAVEMEMENT AND PARKING AREA TO BE REMOVED
3 EXISTING CURB TO BE MODIFIED PER CIVIL DRAWINGS
# DESCRIPTION DATE
PLANNING APPLICATION 02/01/2023
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024
3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024
1121 of 11211
36 Bikes
12 Bikes 16 Bikes
24 Bikes
DN
DN
UP
FEC
UP
FEC
4TH AVENUE5TH AVENUE
S B STREET
S RAILROAD AVE
1 PROPOSED BUILDING FOOTPRINT
30,834 SF
PROPOSED RESIDENTAIL BUILDING
SEE AR SERIES
2 3
4 4
4 4
5 5
40' - 2"
15' - 6"
38' - 2 5/8"
34' - 2 1/4"
9' - 8 1/8"
11' - 6 7/8"
51% OF FRONTAGE
115' - 5 3/8"
15% OF FRONTAGE
33' - 0"
34% OF FRONTAGE
78' - 0"
100%
OF FR
ONTA
GE
109' - 9"
FFE 101.00
FFE 99.96
FFE 100.82 FFE 100.63 FFE 100.44 FFE 100.34
FFE 98.37
FFE 97.33
FFE 97.12FFE 97.23FFE 97.39
+/- 100.80
+/- 99.72
+/- 99.75
+/- 96.38
10' - 0"
5' - 0"
1 2
6 29' - 3"
7 12' - 11 3/4"
18' - 8 1/4"
3 77' - 11 5/8"
3 144' - 9 1/2"
3 108' - 3 1/4"
3 6' - 11 3/4"
3 86' - 6 3/4" 36' - 4" 86' - 9 5/8"
3 3
3 4' - 0"
3 RMW
Architecture
Interiors
30 E Santa Clara St.
Suite 200
San Jose
California 95113
Office
408 294-8000
Fax
408 294-1747
rmw.com
SHEET NUMBER:
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ISSUE:
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CLIENT:
PROJECT NAME & ADDRESS:
6/17/2024 2:56:06 PM
3/32" = 1'-0"
A1.1
PROPOSED SITE PLAN
PLANNING APPLICATION RESUBMITTAL
#3
06.10.24 2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
3/32" = 1'-0" 1
SITE PLAN
KEYNOTES
# KEYNOTE DESCRIPTION
1 PROPOSED BUILDING
2 PROPOSED RESIDENTIAL BUILDING, SEE AR SERIES
3 PROPOSED OUTDOOR PLAZA
4 PROPOSED PLANTING AREAS. REFER TO LANDSCAPE AND CIVIL DRAWINGS 5 PROPOSED IMPROVEMENTS TO PUBLIC R.O.W. REFER TO CIVIL DRAWINGS 6 PROPOSE CITY OF SAN MATEO ACCESS EASEMENT
7 PROPOSED PUBLIC ART LOCATION
# DESCRIPTION DATE
PLANNING APPLICATION 02/01/2023
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024
3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024
2 1122 of 11211
UP
UP
FEC
FEC
FEC
FEC
FEC
FEC
UP
UP
FEC
22 STALLS
HC HC
HC
ELEV
J
I
H
G
F
K
E
D
C
B
A
1 2 3 4 5 6 7 8 10 11 12 13
1 A4.0
__________
2 A4.0
__________
2 3
4 5
HC
9 CL
TYP.
18' - 0"
CL
TYP.
8' - 0"
CL
TYP.
18' - 0"
24' - 0"
24' - 0"
C
C
C
C
C
C
C
C
C
C
C
HC VAN
CL
CL
8' - 0"
9' - 3 1/8"
28' - 0"
7 6
18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" EV EV
EV
EV
EV
EV
EV EV
EV EV
EV EV
EV EV
EV
1 J.5
12.8 E.8
E.9
14 STALLS
1 HC
EV
C
C
C
C
C
C
C C
C
C
4 4
4 4 4
HC VAN
EV
4 HC
4 007
STACKER ELEC
006
EV ELEC
005
FIRE PUMP
003
STAIR 3
001
ELEV LOBBY
010
EXHAUST FAN
011
GARAGE STAIR
009
PLUMBING WATER ROOM
008
RESIDENTIAL USE
002
STAIR 2
004
MPOE
TYP
9' - 0"
24' - 0"
24' - 0"
24' - 0"
24' - 0"
C C C
C C
C C
C C C
EV
EV
EV
EV
EV
EV
EV EV EV EV EV
14 STALLS
1' - 6" 37' - 6 3/8"
1' - 0" 18' - 5 3/4"
6' - 0
77' - 0 3/4"
"
2' - 0"
C
HC VAN 4
2 2
2 2
8 9
2 2
2 1 2 3 4 5 6 7
8 9
10 11
12 13
14 15
16 17
18 19
20 21
22 23
39 38 37 36 35 34 33 32 31 30 29 28 27 26 25 24
40 41 42 43 44
45 46
47 48
49 50
51 52
53 54
55 56
58 57
59 60
61 62
63 64
65 66
72 71 70 69 68 67
C
2 73 74
75-76 77-78
79-80 81-82
83-84 85-86
87 88
89-90 91-92
93-94 95-96
97-98 99-100
1 2
3 4
6 5
8 7
9 10
11 12
13 14
15 16
17-18
21-22
25-26
29-30
33-34
19-20
23-24
27-28
31-32
35-36
2 2
1' - 0"
6" 6"
6" 9" 9" 9" 9" 6" 9 1/8"
2' - 0" 6" 6" 6" 2' - 5 1/2" 6" 6"
6" 6"
6" 6"
1' - 0"
2' - 9 1/4"
3' - 0"3' - 0"
2 2
2 2 2
2 2
2 2
2 2
2 CLR
4' - 0"
CLR
4' - 0"
1 37
3 3
3 NIC (NOT IN CONTRACT)
NEW PARTITION / CONSTRUCTION WITH TAG, SEE SHEET A9.1
NEW FIRE RATED PARTITION / CONSTRUCTION WITH TAG, SEE SHEET A9.1
NEW FIRE EXTINGUISHER AND CABINET
NEW DOOR ASSEMBLY
FINISH TRANSITION
RMW
Architecture
Interiors
30 E Santa Clara St.
Suite 200
San Jose
California 95113
Office
408 294-8000
Fax
408 294-1747
rmw.com
SHEET NUMBER:
STAMP:
plot date :
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CONSTRUCTION
ISSUE:
ISSUE DATE:
SCALE:
PROJECT NUMBER:
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SHEET NAME:
CLIENT:
PROJECT NAME & ADDRESS:
6/17/2024 2:56:08 PM
As indicated
A2.0
BASEMENT PLAN
PLANNING APPLICATION RESUBMITTAL
#3
06.10.24 2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
3/32" = 1'-0" 1
BASEMENT PLAN
KEYNOTES
LEGEND
# KEYNOTE DESCRIPTION
1 KLAUS TRENDVARIO 6200 MECHANICAL VEHICLE STACKING SYSTEM (MANUFACTURER AND PRODUCT SUBJECT TO CHANGE) PER SAN MATEO PARKING STANDARD SPECIFICATIONS, VEHICLE BAYS SHALL HAVE A MINIMUM WIDTH OF 6'-9", A MINIMUM UNOBSTRUCTED LENGTH OF 17'-5", 6'-8" CLR VERTICAL HEIGHT AT GROUND LEVEL, AND MIN 5'-0" CLR HEIGHT AT UPPER LEVEL
2 PUBLIC ACCESS STAIR & ELEVATOR TO STREET LEVEL
3 COMPACT PARKING STALL, TYP.
4 ACCESSIBLE PARKING STALL, TYP.
5 SECURED RESIDENTIAL PARKING AREA. ALL STALLS ARE EV OR EV LEVEL 2 READY WITH RECEPTACLE 6 REMOTE-OPERATED SECURITY GATE
7 COMMERCIAL PARKING AREA
8 RESIDENTIAL ELEVATORS
9 COMMERCIAL ELEVATORS
1 # DESCRIPTION DATE
PLANNING APPLICATION 02/01/2023
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024
3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024
2 2
3 3
1123 of 11211
36 Bikes
12 Bikes 16 Bikes
24 Bikes
DN
DN
UP
FEC
UP
FEC
FEC
J
I
H
G
F
K
E
D
C
B
A
1 2 3 4 5 6 7 8 10 11 12 13
RESIDENTIAL SEE AR SERIES
________
A3.0
1 ________
A3.0
2 ________
A3.1
1 ________
A3.1
2 1
A4.0
__________
2 A4.0
__________
1 1 1
1 3
3 4
6 2
PLe
PLn 1
9 ________
A3.2
5 ________
A3.2
4 ________
A3.2
________ 3
A3.2
2 ________
A3.2
6 ________
A3.2
1 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" J.5
12.8 E.8
E.9
101
STAIR 1
100A
RETAIL
100C
RETAIL
100D
RETAIL
104
OFFICE LOBBY
100E
RETAIL
100F
RETAIL
115
OFFICE
117
SERVICE CORRIDOR
110
SHOWER
112
BIKE STORAGE
113
STORAGE
111
ELEV EQMT
119
CORRIDOR
105
MEN RR
106
WOMEN RR
114
TRASH ROOM
107A
TRANSFORMER ROOM
107B
TRANSFORMER ROOM
107
ELECTRICAL ROOM
103
STAIR 3
62' - 7 1/4"
62' - 5 5/8"
42' - 0 5/8"
67' - 3 7/8"
37' - 9 1/4" 37' - 9 1/4" 24' - 11 3/4"
97' - 5 7/8"
66' - 4 3/4"
70'-0"
37'-6"
5'-0"
__________
2 A3.3
A3.3
3 4
102
STAIR 2
109
JAN
________
A3.2
7 8
A3.2
__________
1 A0.20
__________
76' - 1 3/4"
2 A0.20
__________
37' - 5 3/8"
20' - 8"
5' - 6 1/8" 39' - 2 7/8"
CL
CLCLCL
16' - 6 5/8" 18' - 11 1/2" 10' - 2 1/4"
33' - 10 1/4"
7' - 0"
25' - 1 1/8" 18' - 1 1/8"
CLCL
7' - 10" 25' - 6 3/4" 21' - 4 1/4" 21' - 3 1/8"
120
FIRE CONTROL
2 2
2 2
2 2
2 2
2 2
2 2
2 2
2 2
2 2
2 226' - 7 3/8"
2 109' - 9"
2 9' - 9 5/8"
62' - 7 1/4"
2 2
________
A0.22
2 ________
A0.22
1 10' - 0"
6' - 11 3/4"
2 2
10' - 0 3/8"
2 5
NIC (NOT IN CONTRACT)
NEW PARTITION / CONSTRUCTION WITH TAG, SEE SHEET A9.1
NEW FIRE RATED PARTITION / CONSTRUCTION WITH TAG, SEE SHEET A9.1
NEW FIRE EXTINGUISHER AND CABINET
NEW DOOR ASSEMBLY
FINISH TRANSITION
RMW
Architecture
Interiors
30 E Santa Clara St.
Suite 200
San Jose
California 95113
Office
408 294-8000
Fax
408 294-1747
rmw.com
SHEET NUMBER:
STAMP:
plot date :
REVISIONS :
NOT FOR
CONSTRUCTION
ISSUE:
ISSUE DATE:
SCALE:
PROJECT NUMBER:
CHECKED BY:
DRAWN BY:
SHEET NAME:
CLIENT:
PROJECT NAME & ADDRESS:
6/17/2024 2:56:22 PM
As indicated
A2.1
FIRST FLOOR PLAN
PLANNING APPLICATION RESUBMITTAL
#3
06.10.24 2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
3/32" = 1'-0" 1
LEVEL 1 FLOOR PLAN
KEYNOTES
LEGEND
# KEYNOTE DESCRIPTION
1 PAINTED METAL STOREFRONT AND COLUMN SURROUNDS, TYP.
2 PUBLIC ACCESS STAIR & ELEVATOR TO BASEMENT LEVEL
3 MASS TIMBER STRUCTURAL COLUMN, TYP.
4 MECHANICAL SHAFT
5 TRASH ROOM - SEE SHEETS T0.0 & T0.1
6 BIKE ROOM TRAVEL DISTANCE
1 # DESCRIPTION DATE
PLANNING APPLICATION 02/01/2023
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024
3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024
2 2
1124 of 11211
FEC
WWWWWWWW
WWWWWWWW
◆◆ ◆◆
UP
FEC
DN UP
FEC
UP
FEC
J
I
H
G
F
K
E
D
C
B
A
1 2 3 4 5 6 7 8 10 11 12 13
OPEN TO BELOW
________
A3.0
1 ________
A3.0
2 ________
A3.1
1 ________
A3.1
2 RESIDENTIAL SEE AR SERIES
1 A4.0
__________
2 A4.0
__________
1 1
1 1
3 3
2 PLe
PLn 1
9 ________
A3.2
5 ________
A3.2
4 ________
A3.2
________ 3
A3.2
2 ________
A3.2
6 ________
A3.2
1 2
18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" J.5
12.8 E.8
E.9
1 4
201
STAIR 1
202
STAIR 2
204
OFFICE 207
ELECTRICAL
208
IDF
206
WOMEN RR
205
MEN RR
203
STAIR 3
209
TERRACE
________
A3.2
7 8
A3.2
__________
1 A0.20
__________
2 A0.20
__________
CLCLCL
37' - 7 3/4" 187' - 10"
CL
CL
CL
21' - 3 7/8" 67' - 0 3/4"
CLCLCLCLCL
7' - 7 7/8" 8' - 6 1/8" 21' - 10 3/8" 16' - 0 1/8"
CL
CL
CL
CL
12' - 1 3/8" 15' - 10 7/8" 10' - 7"
CL
CL
85' - 1 1/4" 38' - 3 1/4" 85' - 4 1/4"
33' - 0"
13' - 8 1/4"
76' - 0"
76' - 0" 35' - 0" 76' - 0"
5 2
10' - 0"
10' - 0"
10' - 0"
15' - 0"
6' - 6"
29' - 6 1/4" 15' - 0"
10' - 0 1/4"
2' - 0" 2' - 0"
10' - 0"
6 2
________
A0.22
2 ________
A0.22
1 NIC (NOT IN CONTRACT)
NEW PARTITION / CONSTRUCTION WITH TAG, SEE SHEET A9.1
NEW FIRE RATED PARTITION / CONSTRUCTION WITH TAG, SEE SHEET A9.1
NEW FIRE EXTINGUISHER AND CABINET
NEW DOOR ASSEMBLY
FINISH TRANSITION
RMW
Architecture
Interiors
30 E Santa Clara St.
Suite 200
San Jose
California 95113
Office
408 294-8000
Fax
408 294-1747
rmw.com
SHEET NUMBER:
STAMP:
plot date :
REVISIONS :
NOT FOR
CONSTRUCTION
ISSUE:
ISSUE DATE:
SCALE:
PROJECT NUMBER:
CHECKED BY:
DRAWN BY:
SHEET NAME:
CLIENT:
PROJECT NAME & ADDRESS:
6/17/2024 2:56:28 PM
As indicated
A2.2
SECOND FLOOR PLAN
PLANNING APPLICATION RESUBMITTAL
#3
06.10.24 2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
3/32" = 1'-0" 1
LEVEL 2 FLOOR PLAN
KEYNOTES
LEGEND
# KEYNOTE DESCRIPTION
1 DARK FRAMED STOREFRONT GLAZING, TYP.
2 MECHANICAL SHAFT
3 MASS TIMBER STRUCTURAL COLUMN, TYP.
4 TENANT TERRACE
5 EXTERIOR STRUCTURAL ELEMENTS TO BE RATED PER CBC 703.2, TYP 6 IMAGINARY PROPERTY LINE
1 # DESCRIPTION DATE
PLANNING APPLICATION 02/01/2023
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024
3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024
2 1125 of 11211
DN
FEC
DN
FEC
FEC
FEC
UP DN
FEC
FEC
J
I
H
G
F
K
E
D
C
B
A
1 2 3 4 5 6 7 8 10 11 12 13
________
A3.0
1 ________
A3.0
2 ________
A3.1
1 ________
A3.1
2 RESIDENTIAL SEE AR SERIES
1 A4.0
__________
2 A4.0
__________
1 1
1 1
3 3
2 4
PLe
PLn 1
9 2
18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" J.5
12.8 E.8
E.9
303
STAIR 3
306
WOMEN RR
305
MEN RR
308
IDF
307
ELECTRICAL
301
STAIR 1
302
304 STAIR 2
OFFICE
309
TERRACE
1 A0.20
__________
2 A0.20
__________
CLCL
38' - 1 1/4" 187' - 10"
CL
CL
21' - 9 3/8" 67' - 0 3/4"
CLCLCLCLCL
7' - 7 7/8" 8' - 6 1/8" 21' - 10 3/8" 16' - 0 1/8"
CL
CL
CL
CL
12' - 1 3/8" 15' - 10 7/8" 10' - 7"
CL
CL
85' - 1 1/4" 38' - 3 1/4" 85' - 4 1/4"
76' - 0"
76' - 0" 35' - 0" 76' - 0"
5 2
10' - 0"
10' - 0"
10' - 0"
15' - 0"
10' - 0"
29' - 6 1/4" 15' - 0"
2' - 0" 2' - 0"
10' - 0"
6 2
________
A0.22
2 ________
A0.22
1 NIC (NOT IN CONTRACT)
NEW PARTITION / CONSTRUCTION WITH TAG, SEE SHEET A9.1
NEW FIRE RATED PARTITION / CONSTRUCTION WITH TAG, SEE SHEET A9.1
NEW FIRE EXTINGUISHER AND CABINET
NEW DOOR ASSEMBLY
FINISH TRANSITION
RMW
Architecture
Interiors
30 E Santa Clara St.
Suite 200
San Jose
California 95113
Office
408 294-8000
Fax
408 294-1747
rmw.com
SHEET NUMBER:
STAMP:
plot date :
REVISIONS :
NOT FOR
CONSTRUCTION
ISSUE:
ISSUE DATE:
SCALE:
PROJECT NUMBER:
CHECKED BY:
DRAWN BY:
SHEET NAME:
CLIENT:
PROJECT NAME & ADDRESS:
6/17/2024 2:56:30 PM
As indicated
A2.3
THIRD FLOOR PLAN
PLANNING APPLICATION RESUBMITTAL
#3
06.10.24 2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
3/32" = 1'-0" 1
LEVEL 3 FLOOR PLAN
KEYNOTES
LEGEND
# KEYNOTE DESCRIPTION
1 DARK FRAMED STOREFRONT GLAZING, TYP.
2 MECHANICAL SHAFT
3 MASS TIMBER STRUCTURAL COLUMN, TYP.
4 TENANT TERRACE
5 EXTERIOR STRUCTURAL ELEMENTS TO BE RATED PER CBC 703.2, TYP 6 IMAGINARY PROPERTY LINE
1 # DESCRIPTION DATE
PLANNING APPLICATION 02/01/2023
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024
3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024
2 1126 of 11211
FEC
FEC
FEC
FEC
UP DN
FEC
J
I
H
G
F
K
E
D
C
B
A
1 2 3 4 5 6 7 8 10 11 12 13
________
A3.0
1 ________
A3.0
2 ________
A3.1
1 ________
A3.1
2 RESIDENTIAL SEE AR SERIES
1 A4.0
__________
2 A4.0
__________
1 3
3 2
4 PLe
PLn 1
9 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" J.5
12.8 E.8
E.9
2 401
STAIR 1
404
OFFICE
402
STAIR 2
407
ELECTRICAL
408
IDF
405
MEN RR
406
WOMEN RR
403
STAIR 3
409
TERRACE
1 A0.20
__________
2 A0.20
__________
CLCL
38' - 1 1/4" 187' - 10"
CL
CL
21' - 9 3/8" 67' - 0 3/4"
CLCLCLCLCL
7' - 7 7/8" 8' - 6 1/8" 21' - 10 3/8" 16' - 0 1/8"
CL
CL
CL
CL
12' - 1 3/8" 15' - 10 7/8" 10' - 7"
CL
CL
85' - 1 1/4" 38' - 3 1/4" 85' - 4 1/4"
76' - 0"
76' - 0" 35' - 0" 76' - 0"
107' - 9 1/2"
5 2
10' - 0"
10' - 0"
10' - 0"
15' - 0"
6' - 6"
29' - 6 1/4" 15' - 0"
2' - 0"
2' - 0"
10' - 0"
6 2
________
A0.22
2 ________
A0.22
1 NIC (NOT IN CONTRACT)
NEW PARTITION / CONSTRUCTION WITH TAG, SEE SHEET A9.1
NEW FIRE RATED PARTITION / CONSTRUCTION WITH TAG, SEE SHEET A9.1
NEW FIRE EXTINGUISHER AND CABINET
NEW DOOR ASSEMBLY
FINISH TRANSITION
RMW
Architecture
Interiors
30 E Santa Clara St.
Suite 200
San Jose
California 95113
Office
408 294-8000
Fax
408 294-1747
rmw.com
SHEET NUMBER:
STAMP:
plot date :
REVISIONS :
NOT FOR
CONSTRUCTION
ISSUE:
ISSUE DATE:
SCALE:
PROJECT NUMBER:
CHECKED BY:
DRAWN BY:
SHEET NAME:
CLIENT:
PROJECT NAME & ADDRESS:
6/17/2024 2:56:33 PM
As indicated
A2.4
FOURTH FLOOR PLAN
PLANNING APPLICATION RESUBMITTAL
#3
06.10.24 2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
3/32" = 1'-0" 1
LEVEL 4 FLOOR PLAN
KEYNOTES
LEGEND
# KEYNOTE DESCRIPTION
1 DARK FRAMED STOREFRONT GLAZING, TYP.
2 MECHANICAL SHAFT
3 MASS TIMBER STRUCTURAL COLUMN, TYP.
4 TENANT TERRACE TO BE SUBDIVIDED AS PART OF FUTURE TENANT IMPROVEMENT 5 EXTERIOR STRUCTURAL ELEMENTS TO BE RATED PER CBC 703.2, TYP 6 IMAGINARY PROPERTY LINE
1 # DESCRIPTION DATE
PLANNING APPLICATION 02/01/2023
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024
3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024
2 1127 of 11211
FEC
FEC
FEC
UP DN
FEC
J
I
H
G
F
K
E
D
C
B
A
1 2 3 4 5 6 7 8 10 11 12 13
________
A3.0
1 ________
A3.0
2 ________
A3.1
1 ________
A3.1
2 RESIDENTIAL SEE AR SERIES
1 A4.0
__________
2 A4.0
__________
1 3
3 2
4 PLe
PLn 1
9 2
18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" J.5
12.8 E.8
E.9
1 4
4 1
501
STAIR 1
504
OFFICE
505
MEN RR
506
WOMEN RR
502
STAIR 2
507
ELECTRICAL
508
IDF
503
STAIR 3
509
TERRACE
510
TERRACE
511
TERRACE
1 A0.20
__________
2 A0.20
__________
CLCLCLCLCL
7' - 7 7/8" 8' - 6 1/8" 21' - 10 3/8" 16' - 0 1/8"
CL
CL
CL
CL
12' - 1 3/8" 15' - 10 7/8" 10' - 7"
22' - 2" 66' - 2 1/8"
56' - 11 3/8" 57' - 6" 35' - 0" 57' - 6" 19' - 5 5/8"
CL
39' - 1 1/8" 17' - 9 7/8" 41' - 7 3/8"
107' - 9 1/2"
21' - 4" 64' - 6" 38' - 3 1/4" 64' - 6" 21' - 1"
57' - 6" 19' - 5 5/8"
25' - 5 3/4"
33' - 8 3/8"
113' - 0"
52' - 0"
10' - 0"
10' - 0"
10' - 0"
15' - 0"
10' - 0"
29' - 6 1/4" 15' - 0"
2' - 0" 2' - 0"
10' - 0"
5 2
________
A0.22
2 ________
A0.22
1 NIC (NOT IN CONTRACT)
NEW PARTITION / CONSTRUCTION WITH TAG, SEE SHEET A9.1
NEW FIRE RATED PARTITION / CONSTRUCTION WITH TAG, SEE SHEET A9.1
NEW FIRE EXTINGUISHER AND CABINET
NEW DOOR ASSEMBLY
FINISH TRANSITION
RMW
Architecture
Interiors
30 E Santa Clara St.
Suite 200
San Jose
California 95113
Office
408 294-8000
Fax
408 294-1747
rmw.com
SHEET NUMBER:
STAMP:
plot date :
REVISIONS :
NOT FOR
CONSTRUCTION
ISSUE:
ISSUE DATE:
SCALE:
PROJECT NUMBER:
CHECKED BY:
DRAWN BY:
SHEET NAME:
CLIENT:
PROJECT NAME & ADDRESS:
6/17/2024 2:56:35 PM
As indicated
A2.5
FIFTH FLOOR PLAN
PLANNING APPLICATION RESUBMITTAL
#3
06.10.24 2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
3/32" = 1'-0" 1
LEVEL 5 FLOOR PLAN
KEYNOTES
LEGEND
# KEYNOTE DESCRIPTION
1 DARK FRAMED STOREFRONT GLAZING, TYP.
2 MECHANICAL SHAFT
3 MASS TIMBER STRUCTURAL COLUMN, TYP.
4 TENANT TERRACE TO BE SUBDIVIDED AS PART OF FUTURE TENANT IMPROVEMENT 5 IMAGINARY PROPERTY LINE
1 # DESCRIPTION DATE
PLANNING APPLICATION 02/01/2023
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024
3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024
2 1128 of 11211
FEC
FEC
UP DN
FEC
J
I
H
G
F
K
E
D
C
B
A
1 2 3 4 5 6 7 8 10 11 12 13
________
A3.0
1 ________
A3.0
2 ________
A3.1
1 ________
A3.1
2 1
A4.0
__________
2 A4.0
__________
PLe
PLn 1
9 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" J.5
12.8 E.8
E.9
1 3
3 2
4 2
1 4
4 1
4 601
STAIR 1
604
OFFICE
605
MEN RR
606
WOMEN RR
608
IDF
607
ELECTRICAL
602
STAIR 2
603
STAIR 3
RESIDENTIAL SEE AR SERIES
609
TERRACE
617
TERRACE
610
TERRACE
611
TERRACE
612
TERRACE
613
TERRACE
616
TERRACE
615
TERRACE
614
TERRACE
1 A0.20
__________
2 A0.20
__________
CLCLCLCLCL
7' - 7 7/8" 8' - 6 1/8" 21' - 10 3/8" 16' - 0 1/8"
CL
CL
CL
CL
12' - 1 3/8" 15' - 10 7/8" 10' - 7"
67' - 2 3/4"
55' - 11 5/8"
149' - 11 1/2"
25' - 5 3/4" 39' - 0 3/4" 22' - 1 3/8"
185' - 9 3/4"
CL
CL
64' - 11 7/8" 37' - 3 5/8" 64' - 11 7/8"
13' - 6 1/4"
18' - 5 5/8"
21' - 0 5/8"
59' - 5 5/8" 33' - 0 3/4" 59' - 5 1/4"
11' - 4"
57' - 5 3/4" 10' - 0"
10' - 0"
10' - 0"
15' - 0"
10' - 0"
29' - 6 1/4" 15' - 0"
2' - 0" 2' - 0"
10' - 0"
5 2
________
A0.22
2 ________
A0.22
1 NIC (NOT IN CONTRACT)
NEW PARTITION / CONSTRUCTION WITH TAG, SEE SHEET A9.1
NEW FIRE RATED PARTITION / CONSTRUCTION WITH TAG, SEE SHEET A9.1
NEW FIRE EXTINGUISHER AND CABINET
NEW DOOR ASSEMBLY
FINISH TRANSITION
RMW
Architecture
Interiors
30 E Santa Clara St.
Suite 200
San Jose
California 95113
Office
408 294-8000
Fax
408 294-1747
rmw.com
SHEET NUMBER:
STAMP:
plot date :
REVISIONS :
NOT FOR
CONSTRUCTION
ISSUE:
ISSUE DATE:
SCALE:
PROJECT NUMBER:
CHECKED BY:
DRAWN BY:
SHEET NAME:
CLIENT:
PROJECT NAME & ADDRESS:
6/17/2024 2:56:38 PM
As indicated
A2.6
SIXTH FLOOR PLAN
PLANNING APPLICATION RESUBMITTAL
#3
06.10.24 2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
3/32" = 1'-0" 1
LEVEL 6 FLOOR PLAN
KEYNOTES
LEGEND
# KEYNOTE DESCRIPTION
1 DARK FRAMED STOREFRONT GLAZING, TYP.
2 MECHANICAL SHAFT
3 MASS TIMBER STRUCTURAL COLUMN, TYP.
4 TENANT TERRACE TO BE SUBDIVIDED AS PART OF FUTURE TENANT IMPROVEMENT 5 IMAGINARY PROPERTY LINE
1 # DESCRIPTION DATE
PLANNING APPLICATION 02/01/2023
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024
3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024
2 1129 of 11211
FEC
DN
NIC (NOT IN CONTRACT)
NEW PARTITION / CONSTRUCTION WITH TAG, SEE SHEET A9.1
NEW FIRE RATED PARTITION / CONSTRUCTION WITH TAG, SEE SHEET A9.1
NEW FIRE EXTINGUISHER AND CABINET
NEW DOOR ASSEMBLY
FINISH TRANSITION
J
I
H
G
F
K
E
D
C
B
A
1 2 3 4 5 6 7 8 10 11 12 13
________
A3.0
1 ________
A3.0
2 ________
A3.1
1 ________
A3.1
2 1
A4.0
__________
2 A4.0
__________
PLe
PLn 1
9 J.5
12.8 E.8
E.9
1 2
3 4
4 4
1 1
18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 18' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 20' - 6" 1 3
3 RESIDENTIAL SEE AR SERIES
2 A0.20
__________
153' - 8"
189' - 6 1/4"
60' - 4"
93' - 4"
89' - 6"
CL
CL
49' - 8 1/8"
CLCLCL
38' - 2 1/4" 50' - 7 3/8"
CL
46' - 3 1/2"
CL
18' - 3"
CL
62' - 2 1/8"
CL
37' - 6"
56' - 2 1/4"
________
A0.22
2 ________
A0.22
1 RMW
Architecture
Interiors
30 E Santa Clara St.
Suite 200
San Jose
California 95113
Office
408 294-8000
Fax
408 294-1747
rmw.com
SHEET NUMBER:
STAMP:
plot date :
REVISIONS :
NOT FOR
CONSTRUCTION
ISSUE:
ISSUE DATE:
SCALE:
PROJECT NUMBER:
CHECKED BY:
DRAWN BY:
SHEET NAME:
CLIENT:
PROJECT NAME & ADDRESS:
6/17/2024 2:57:00 PM
As indicated
A2.7
ROOF PLAN
PLANNING APPLICATION RESUBMITTAL
#3
06.10.24 2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
1 KEYNOTES
# KEYNOTE DESCRIPTION
1 ROOFTOP MECHANICAL EQUIPMENT
2 MECHANICAL PENTHOUSE
3 SOLAR ARRAY (FINAL AREA AND LAYOUT TO BE DETERMINED)
4 ROOF PARAPET AND SOFFIT BELOW
LEGEND
3/32" = 1'-0" 1
ROOF PLAN
1 # DESCRIPTION DATE
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024
3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024
1130 of 11211
FLOOR 1 - AVERAGE GRADE
0"
FLOOR 2
17' - 6"
FLOOR 3
30' - 9"
FLOOR 4
44' - 0"
FLOOR 5
57' - 3"
FLOOR 6
70' - 6"
1 2
345678 10 11 12 13 1
A4.0
__________
TOP OF PLATE
83' - 9"
PLn1
9 REFER TO A3.2 FOR STOREFRONT
OPTION MENU. STOREFRONT SHOWN IS
ILLUSTRATIVE AND SUBJECT TO CHANGE
STOREFRONT BASE CASE IS OPTION 5 AS
SHOWN ON A3.2
MECHANICAL SCREEN
96' - 9"
12.8 13' - 0" 13' - 3" 13' - 3" 13' - 3" 13' - 3" 13' - 3" 17' - 6" MS-1
MT-1
GL-2
GL-3
BR-1
GL-2
MT-2
GL-1
RC-1
BR-1
GL-2
MT-1
GL-1
MT-2
+/- 99.75
+/- 101.22
WD-1
14' - 8"
9' - 3" 4' - 0" 9' - 3" 9' - 3" TYP.
14' - 8" TYP.
4' - 2" TYP.
9' - 3" TYP.
3' - 0" TYP.
14' - 4" TYP.
9' - 3" TYP.
3' - 0"
12' - 9 15/16" TYP.
15' - 6" TYP.
27' - 5"
10' - 10"
6' - 7" TYP.
9' - 3" TYP.
5' - 0"
BUILDING HEIGHT FROM EXISTING GRADE AT CORNER OF 5TH AVE & B STREET 82' - 3"
BUILDING HEIGHT FROM EXISTING GRADE AT CORNER OF 4TH AVE & B STREET 81' - 4"
1' - 6" 2' - 0"1' - 6" 1' - 6"
1' - 6"
31' - 8"
27' - 0"
2' - 0" 4' - 0"
2' - 0"
2' - 4"
8 A3.2
__________
10 A3.2
__________
9 A3.2
__________
2 A0.20
__________
75' FROM LOWEST POINT OF EXISTING GRADE AT BUILDING EDGE
BUILDING HEIGHT LIMIT WITH SIGNIFICANT PUBLIC BENEFIT
55' FROM LOWEST POINT OF EXISTING GRADE AT BUILDING EDGE
BUILDING HEIGHT LIMIT WITHOUT SIGNIFICANT PUBLIC BENEFIT
AVG ROOF HEIGHT
84' - 9"
2 2
2 FLOOR 1 - AVERAGE GRADE
0"
FLOOR 2
17' - 6"
FLOOR 3
30' - 9"
FLOOR 4
44' - 0"
FLOOR 5
57' - 3"
FLOOR 6
70' - 6"
EFGH I JK
2 A4.0
__________
TOP OF PLATE
83' - 9"
REFER TO A3.2 FOR
STOREFRONT OPTION MENU
MECHANICAL SCREEN
96' - 9"
E.8 E.9 J.5
13' - 0" 13' - 3" 13' - 3" 13' - 3" 13' - 3" 13' - 3" 17' - 6" MS-1
MT-1
GL-2
GL-3
BR-1
GL-2
MT-2
GL-1
+/- 101.22
+/- 99.72
WD-1
RESIDENTIAL SEE AR SERIES
2' - 0" 4' - 0"
9' - 3" 4' - 0" 9' - 3"
14' - 10"
14' - 10"
9' - 3"
16' - 0" TYP.
9' - 3" TYP.
4' - 8" TYP. 9' - 3" TYP.
9' - 3" 4' - 0" 9' - 3"
16' - 0" TYP.
17' - 6" TYP.
12' - 8" MIN.
3' - 0" TYP.
3' - 6"
5' - 0"
2' - 4" 1' - 9" 1' - 6"
1' - 6" 1' - 6"
3' - 0"
15' - 6"
BUILDING HEIGHT FROM EXISTING GRADE AT EDGE OF PROPERTY ON 4TH AVE 82' - 7"
CP-1
1 A0.20
__________
75' FROM LOWEST POINT OF EXISTING GRADE AT BUILDING EDGE
BUILDING HEIGHT LIMIT WITH SIGNIFICANT PUBLIC BENEFIT
55' FROM LOWEST POINT OF EXISTING GRADE AT BUILDING EDGE
BUILDING HEIGHT LIMIT WITHOUT SIGNIFICANT PUBLIC BENEFIT
AVG ROOF HEIGHT
84' - 9"
2 EXTERIOR BRICK:
CEMENT PLASTER:
BR-1
CP-1
GROUND FLOOR RETAIL:
DARK-FRAMED STOREFRONT:
GL-1
GL-2
GLASS GUARDRAIL:
WOOD-LOOK CLADDING:
GL-3
WD-1
ENTRY CANOPY:
RC-1
METAL PANEL:
MT-1
METAL PANEL:
MT-2
ROOF MECHANICAL SCREEN:
MS-1
1 1
1 1
2 DENOTES OBSCURRED GLAZING
RMW
Architecture
Interiors
30 E Santa Clara St.
Suite 200
San Jose
California 95113
Office
408 294-8000
Fax
408 294-1747
rmw.com
SHEET NUMBER:
STAMP:
plot date :
REVISIONS :
NOT FOR
CONSTRUCTION
ISSUE:
ISSUE DATE:
SCALE:
PROJECT NUMBER:
CHECKED BY:
DRAWN BY:
SHEET NAME:
CLIENT:
PROJECT NAME & ADDRESS:
6/17/2024 2:58:10 PM
1/8" = 1'-0"
A3.0
EXTERIOR ELEVATIONS
PLANNING APPLICATION RESUBMITTAL
#3
06.10.24 2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
1/8" = 1'-0"
1 S. B STREET - WEST ELEVATION
1/8" = 1'-0"
2 E 4TH AVENUE - NORTH ELEVATION
MATERIAL PALETTE
1 1
# DESCRIPTION DATE
PLANNING APPLICATION 02/01/2023
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024
3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024
2 2
1131 of 11211
FLOOR 1 - AVERAGE GRADE
0"
FLOOR 2
17' - 6"
FLOOR 3
30' - 9"
FLOOR 4
44' - 0"
FLOOR 5
57' - 3"
FLOOR 6
70' - 6"
KJ I HGFEDCBA
2 A4.0
__________
TOP OF PLATE
83' - 9"
PLe
MECHANICAL SCREEN
96' - 9"
J.5 E.9 E.8
MS-1
MT-1
GL-2
GL-3
BR-1
GL-2
MT-2
GL-1
CP-1
+/- 97.10 +/- 99.75 13' - 0" 13' - 3" 13' - 3" 13' - 3" 13' - 3" 13' - 3" 17' - 6" 2' - 0" 16' - 0" TYP.
9' - 3" TYP. 9' - 3" 4' - 0" 9' - 3"
16' - 0" TYP.
17' - 6" TYP.
13' - 4" MIN.
15' - 10" TYP.
9' - 3" TYP.
4' - 8" TYP.
9' - 3" TYP.
1' - 6" 1' - 6"
5' - 0"
BUILDING HEIGHT AT EXISTING GRADE AT 5TH AVE AND RAILROAD AVE 85' - 9 1/2"
12' - 0"
15' - 10"
16' - 0"
12' - 0"
4' - 9" 8' - 2" 4' - 7" 8"
1 A0.20
__________
75' FROM LOWEST POINT OF EXISTING GRADE AT BUILDING EDGE
BUILDING HEIGHT LIMIT WITH SIGNIFICANT PUBLIC BENEFIT
55' FROM LOWEST POINT OF EXISTING GRADE AT BUILDING EDGE
BUILDING HEIGHT LIMIT WITHOUT SIGNIFICANT PUBLIC BENEFIT 2 AVG ROOF HEIGHT
84' - 9"
2 2
2 FLOOR 1 - AVERAGE GRADE
0"
FLOOR 2
17' - 6"
FLOOR 3
30' - 9"
FLOOR 4
44' - 0"
FLOOR 5
57' - 3"
FLOOR 6
70' - 6"
13 12 11 1087
1 A4.0
__________
TOP OF PLATE
83' - 9"
9 MECHANICAL SCREEN
96' - 9"
12.8 MS-1
MT-1
GL-2
GL-3
GL-2
MT-2
CP-1
+/- 97.10
+/- 97.38
17' - 6" 13' - 3" 13' - 3" 13' - 3" 13' - 3" 13' - 3" 13' - 0"
RESIDENTIAL BUILDING
SEE AR SERIES
15' - 6" TYP.
9' - 3" 4' - 0" 9' - 3" 9' - 3" TYP.
15' - 6" TYP. 2' - 0" 1' - 6"
4' - 2" TYP.
9' - 3" TYP.
6' - 7" TYP. 9' - 3" TYP.
3' - 0" 10' - 6" 2' - 6"
3' - 0" TYP.
2' - 6" 10' - 6" 2' - 6" 5' - 8" 8' - 0" 1' - 10"
84' - 10"
11 5/8" 14' - 0 3/4" 11 5/8"
75' FROM LOWEST POINT OF EXISTING GRADE AT BUILDING EDGE
BUILDING HEIGHT LIMIT WITH SIGNIFICANT PUBLIC BENEFIT
55' FROM LOWEST POINT OF EXISTING GRADE AT BUILDING EDGE
BUILDING HEIGHT LIMIT WITHOUT SIGNIFICANT PUBLIC BENEFIT
AVG ROOF HEIGHT
84' - 9"
2 EXTERIOR BRICK:
CEMENT PLASTER:
BR-1
CP-1
GROUND FLOOR RETAIL:
DARK-FRAMED STOREFRONT:
GL-1
GL-2
GLASS GUARDRAIL:
WOOD-LOOK CLADDING:
GL-3
WD-1
ENTRY CANOPY:
RC-1
METAL PANEL:
MT-1
METAL PANEL:
MT-2
ROOF MECHANICAL SCREEN:
MS-1
1 1
1 1
2 DENOTES OBSCURRED GLAZING
RMW
Architecture
Interiors
30 E Santa Clara St.
Suite 200
San Jose
California 95113
Office
408 294-8000
Fax
408 294-1747
rmw.com
SHEET NUMBER:
STAMP:
plot date :
REVISIONS :
NOT FOR
CONSTRUCTION
ISSUE:
ISSUE DATE:
SCALE:
PROJECT NUMBER:
CHECKED BY:
DRAWN BY:
SHEET NAME:
CLIENT:
PROJECT NAME & ADDRESS:
6/17/2024 2:59:27 PM
1/8" = 1'-0"
A3.1
EXTERIOR ELEVATIONS
PLANNING APPLICATION RESUBMITTAL
#3
06.10.24 2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
1/8" = 1'-0"
1 E 5TH AVENUE - SOUTH ELEVATION
1/8" = 1'-0"
2 S RAILROAD AVENUE - EAST ELEVATION
MATERIAL PALETTE
1 1
# DESCRIPTION DATE
PLANNING APPLICATION 02/01/2023
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024
3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024
1132 of 11211
BUILDING SIGNAGE
CL
CL
7' - 0" 5' - 6" 2' - 6"
CLCLCLCL
6' - 8" 6' - 8" 3' - 0" 6' - 8" 6' - 8"
4"
1' - 0"
TENANT SIGNAGE &
AWNING
6"
2"
6' - 8"
7' - 7 1/4"
CL
CL
2' - 6 1/4" 3' - 0" 5' - 4" 2' - 6"
CLCLCLCLCL
2' - 2 1/2" 1' - 11 1/2" 3' - 7" 3' - 7" 1' - 11 1/2" 2' - 2 1/2"
TENANT SIGNAGE &
AWNING
CL
2' - 1" 8' - 3" 2' - 6"
2" 6" 4' - 10"
7' - 1"
CLCLCLCLCL
2' - 8 1/4" 2' - 8 1/4" 2' - 8 1/4" 2' - 8 1/4" 2' - 7 1/2" 2' - 7 1/2"
TENANT SIGNAGE & AWNING
TENANT SIGNAGE
CL
CL
CL
2' - 1" 2' - 6" 2' - 9" 2' - 9" 2' - 9"
CLCLCL
5' - 4" 2' - 4 1/4" 2' - 7 1/4" 2' - 7 1/4" 2' - 7 1/4" 4' - 10" 6"
7' - 1"
2 TENANT SIGNAGE & AWNING
CL
2' - 7 1/4" 8' - 3" 2' - 6"
CLCLCLCL
3' - 2 3/8" 3' - 2 3/8" 3' - 2 3/8" 3' - 2 3/8" 3' - 2 3/8" 2 TENANT SIGNAGE & AWNING
CL
CL
2' - 6" 5' - 8 5/8" 2' - 8 3/8" 2' - 9"
CLCL
5' - 1 1/2" 7' - 2" 5' - 1 7/8"
7' - 11"
STOREFRONT EXAMPLE
COLOR OPTIONS**
2 TENANT SIGNAGE &
AWNING
CL
CL
CL
2' - 6 1/4" 1' - 5" 1' - 9" 5' - 2" 2' - 6"
CLCLCLCL
2' - 4" 2' - 1" 7' - 2" 2' - 1" 2' - 4"
7' - 7 1/4"
2 3' - 0"
7' - 5" 7 1/8"
2 FLOOR 2
17' - 6"
FLOOR 3
30' - 9"
FLOOR 4
44' - 0"
K
9' - 3" 1' - 6" 2' - 6" 9' - 3" 1' - 6"
5 7/8"
FLOOR 4
44' - 0"
FLOOR 5
57' - 3"
K
9' - 3" 1' - 6"
5 7/8"
4"
1"
RMW
Architecture
Interiors
30 E Santa Clara St.
Suite 200
San Jose
California 95113
Office
408 294-8000
Fax
408 294-1747
rmw.com
SHEET NUMBER:
STAMP:
plot date :
REVISIONS :
NOT FOR
CONSTRUCTION
ISSUE:
ISSUE DATE:
SCALE:
PROJECT NUMBER:
CHECKED BY:
DRAWN BY:
SHEET NAME:
CLIENT:
PROJECT NAME & ADDRESS:
6/17/2024 2:59:34 PM
As indicated
A3.2
STOREFRONT OPTIONS
AND SECTIONS
PLANNING APPLICATION RESUBMITTAL
#3
06.10.24 2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
1 1/4" = 1'-0" 1
OFFICE ENTRY
1/4" = 1'-0" 2
STOREFRONT OPTION 1
1/4" = 1'-0" 3
STOREFRONT OPTION 2
1/4" = 1'-0" 4
STOREFRONT OPTION 3
1/4" = 1'-0" 5
STOREFRONT OPTION 4
1/4" = 1'-0" 6
STOREFRONT OPTION 5*
1/4" = 1'-0" 7
STOREFRONT OPTION 6
1/4" = 1'-0" 8
RECESSED STOREFRONT ENTRY SECTION
1/4" = 1'-0" 10 LEVEL 2-3 TYP. WINDOW SECTION1/4" = 1'-0" 9 LEVEL 4-6 TYP. WINDOW SECTION
*NOTE: STOREFONT OPTIONS ARE EXAMPLES OF DESIGNS TO BE CHOSEN BY TENANTS IF RETAIL SPACE IS PRE-LEASED. DEFAULT DESIGN IS STOREFRONT OPTION 5.
**NOTE: EXAMPLE COLOR SELECTION IF RETAIL SPACE IS PRE-LEASED. DEFAULT COLOR WILL BE BLACK.
*NOTE: AWNING CONFIGURATIONS ARE EXAMPLES OF
DESIGNS TO BE CHOSEN BY TENANTS IF RETAIL
SPACE IS PRE-LEASED. DEFAULT CONFIGURATION
IS WITHOUT AWNING.
# DESCRIPTION DATE
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024
3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024
2 1133 of 11211
EXTERIOR BRICK:
GROUND FLOOR RETAIL: CEMENT PLASTER:
DARK-FRAMED STOREFRONT:
WOOD-LOOK CLADDING: METAL PANEL:
METAL PANEL:
GLASS GUARDRAIL:
BR-1
GL-1 CP-1
GL-2
GL-3 WD-1
MT-2
MT-1
1 1
1 2
G
F
5 6
E.8
E.9
A3.3
3 27' - 5 1/2"
23' - 9 3/8"
4 TYP
2' - 6"
6' - 0"
6' - 0" 6' - 0"
FLOOR 1 - AVERAGE GRADE
0"
FLOOR 2
17' - 6"
6 5
TYP
2' - 8"
TYP
2' - 8"
15' - 3 1/2"
16' - 7 1/2
DERO ULTRA "
SPACE SAVER
FLOOR 1 - AVERAGE GRADE
0"
FLOOR 2
17' - 6"
6 15' - 3 1/2"
16' - 7 1/2"
DERO DOUBLE DECKER
WITH ASSIST
RMW
Architecture
Interiors
30 E Santa Clara St.
Suite 200
San Jose
California 95113
Office
408 294-8000
Fax
408 294-1747
rmw.com
SHEET NUMBER:
STAMP:
plot date :
REVISIONS :
NOT FOR
CONSTRUCTION
ISSUE:
ISSUE DATE:
SCALE:
PROJECT NUMBER:
CHECKED BY:
DRAWN BY:
SHEET NAME:
CLIENT:
PROJECT NAME & ADDRESS:
6/17/2024 2:59:37 PM
As indicated
A3.3
MATERIAL BOARD,
ENLARGED PLANS,
ELEVATIONS
PLANNING APPLICATION RESUBMITTAL
#3
06.10.24 2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
1/2" = 1'-0"
MATERIAL BOARD
3/16" = 1'-0" 2
ENLARGED BIKE ROOM PLAN
1/4" = 1'-0" 3
BIKE ROOM ELEVATION A
1/4" = 1'-0" 4
BIKE ROOM ELEVATIONS B
1 # DESCRIPTION DATE
PLANNING APPLICATION 02/01/2023
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024
3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024
1134 of 11211
FLOOR 1 - AVERAGE GRADE
0"
FLOOR 2
17' - 6"
FLOOR 3
30' - 9"
FLOOR 4
44' - 0"
FLOOR 5
57' - 3"
FLOOR 6
70' - 6"
BASEMENT
-15' - 0"
ABCDEFGH I JK
2 A4.0
__________
45° BULK MASS BOUNDARY 2
1 TOP OF PLATE
83' - 9"
38' - 0"
MECHANICAL SCREEN
96' - 9"
E.8 E.9 J.5
DISTANCE TO CL OF STREET
35' - 0"
18' - 3"
13' - 0" 13' - 3" 13' - 3" 13' - 3" 13' - 3" 13' - 3" 17' - 6" 14' - 0" 16' - 7 1/2"
CLR TYP
12' - 4 1/2"
2' - 2"
3 BUILDING HEIGHT FROM EXISTING GRADE
+/- 82' - 1 3/4"
+/- 100.39
+/- 100.39
+/- 97.34 BUILDING HEIGHT FROM EXISTING GRADE
+/- 85'-0"
1 75' FROM LOWEST POINT OF EXISTING GRADE AT BUILDING EDGE
BUILDING HEIGHT LIMIT WITH SIGNIFICANT PUBLIC BENEFIT
55' FROM LOWEST POINT OF EXISTING GRADE AT BUILDING EDGE
BUILDING HEIGHT LIMIT WITHOUT SIGNIFICANT PUBLIC BENEFIT
AVG ROOF HEIGHT
84' - 9"
FLOOR 1 - AVERAGE GRADE
0"
FLOOR 2
17' - 6"
FLOOR 3
30' - 9"
FLOOR 4
44' - 0"
FLOOR 5
57' - 3"
FLOOR 6
70' - 6"
BASEMENT
-15' - 0"
12345678 10 11 12 13 1
A4.0
__________
45° BULK MASS BOUNDARY
1 2
TOP OF PLATE
83' - 9"
9 36' - 5 3/4"
35' - 0"
MECHANICAL SCREEN
96' - 9"
12.8 13' - 0" 13' - 3" 13' - 3" 13' - 3" 13' - 3" 13' - 3" 17' - 6"
DISTANCE TO CL OF STREET
35' - 0"
CLR TYP
12' - 4 1/2" 16' - 7 1/2" 14' - 0"
5' - 0"
2' - 0"
2' - 2"
33 +/- 98.90
+/- 97.34
BUILDING HEIGHT FROM EXISTING GRADE
+/- 82' - 5"
BUILDING HEIGHT ABOVE EXISTING GRADE
+/- 83' - 5 1/4"
1 75' FROM LOWEST POINT OF EXISTING GRADE AT BUILDING EDGE
BUILDING HEIGHT LIMIT WITH SIGNIFICANT PUBLIC BENEFIT
55' FROM LOWEST POINT OF EXISTING GRADE AT BUILDING EDGE
BUILDING HEIGHT LIMIT WITHOUT SIGNIFICANT PUBLIC BENEFIT
AVG ROOF HEIGHT
84' - 9"
RMW
Architecture
Interiors
30 E Santa Clara St.
Suite 200
San Jose
California 95113
Office
408 294-8000
Fax
408 294-1747
rmw.com
SHEET NUMBER:
STAMP:
plot date :
REVISIONS :
NOT FOR
CONSTRUCTION
ISSUE:
ISSUE DATE:
SCALE:
PROJECT NUMBER:
CHECKED BY:
DRAWN BY:
SHEET NAME:
CLIENT:
PROJECT NAME & ADDRESS:
6/17/2024 2:59:43 PM
3/32" = 1'-0"
A4.0
BUILDING SECTIONS
PLANNING APPLICATION RESUBMITTAL
#3
06.10.24 2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
3/32" = 1'-0"
1 NORTH-SOUTH SECTION
3/32" = 1'-0"
2 EAST-WEST SECTION
KEYNOTES
# KEYNOTE DESCRIPTION
1 ROOFTOP MECHANICAL SCREEN
2 GLASS RAILING AT BALCONY
3 SOLAR ARRAY (FINAL AREA AND LAYOUT TO BE DETERMINED)
# DESCRIPTION DATE
PLANNING APPLICATION 02/01/2023
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024
3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024
1135 of 11211
SURFACE-MOUNTED LATCH RELEASE DOOR
HARDWARE IS EXEMPT FROM INCLUSION IN THE
CODE-REQUIRED 7" MAX ENCROACHMENT INTO
THE REQUIRED EGRESS WIDTH IF MOUNTED AT 34"
MIN AFF & 48" MAX AFF.
EG
RES
S
WIDTH
NOT LES
S THAN
HALF OF REQ
D
7" M
AX
SEE FLO
O
R PLANS
HALLWAY
O
R
C
O
R
RID
O
R
WIDTH A
S
S
CHEDULED (44" MIN CLR)
SCHEDULED DOOR IN 180 DEGREE FULLYOPENED POSITION
SCHEDULED DOOR IN 90 DEGREE FULLYOPENED POSITION
BOT RAIL OR STILE WHERE OCCURS
NOTE: Y=48" MIN IF
DOOR HAS A LATCH & A
CLOSER.
NOTE: Y=48" MIN IF
DOOR HAS BOTH A
LATCH & A CLOSER.
NOTE: X=12" MIN IF
DOOR HAS BOTH A
LATCH & A CLOSER.
PUSH SIDE
PULL SIDE
PUSH SIDE
PULL SIDE
PULL SIDE
PUSH SIDE
IN SERIES
(2) TWO HINGED DOORS
LATCH SIDE
APPROACHES
SWINGING DOORS
HINGE SIDE
APPROACHES
SWINGING
DOORS
FRONT
APPROACHES
SWINGING DOORS
(2) TWO HINGED DOORS
IN SERIES
(2) TWO HINGED DOORS
IN SERIES
48" MIN
X
44" MIN
6 36" MIN Y
0'' MIN 60'' MIN
24" MIN
X
44" MIN
Y
48'' MIN
CLR
32'' MIN
NTS
48'' MIN
48" MIN
AFF
34" MIN
AFF
44" M
AX
60" MIN
24'' MIN AT EXT DOORS
18" MIN AT INT DOORS
MIN
10"
22" MIN
24" MIN
DOORS IN SERIES
AREA LIMITS FOR DR OPENING
HARDWARE OPERABLE W/ SINGLE
EFFORT BY LEVER-TYPE
HARDWARE, PANIC DEVICES &
PUSH-PULL BARS, W/O REQUIRING
TIGHT GRASPING, PINCHING OR
TWISTING OF WRIST TO OPERATE.
NOTES:
1. COMPLY WITH REQD FRONT
APPROACH CLEARANCES AT DOORS
IN ALCOVES.
2. EXIT DOOR SIZE REQD: 36" MIN &
48" MAX DR LEAF WIDTH; 80"
MIN HIGH & 32" MIN CLR OPENING
WIDTH.
3. FORCE REQD MAX FOR PULLING OR
PUSHING HINGED DOORS:
• 5 LBS. FOR INT DOORS
• 5 LBS FOR EXT DOORS
• 15 LBS FOR FIRE DOORS
PLAN LOW DRINKING FOUNTAIN
(WITH RAILINGS OR WING WALLS)
WATER SPOUT
TYP
WATER SPOUT
PLAN HI-LO DRINKING FOUNTAIN
(WITHIN ALCOVE)
WATER CONTROL
LEVER OR BUTTON
STANDING HT
DRINKING
FOUNTAIN (HI)
LOW DRINKING
FOUNTAIN FOR
WHEELCHAIR
USERS (LO)
30" X 48" (NTS) MIN
CLR FL SPACE
CENTERED ON LOW
DF TYP UON
LOW DRINKING
FOUNTAIN ELEVATION
HI-LO DRINKING
FOUNTAIN ELEVATION
PROVIDE RAILING, WING
WALLS OR ALCOVE
WATER CONTROL
LEVER OR
BUTTON, TYP
KNEE & TOE CLEARANCES
ELEVATION AT LOW
DRINKING FOUNTAIN
FIN FL TYP
(36" MIN CLR WIDTH
IF WING WALLS OR
RAILING >24" DEEP)
3" MAX FROM EDGE
OF ROUND BOWL TO
SPOUT
CLR REQD
FACE OF
PTN FIN
FACE OF
RAILING,
WING WALL
OR ALCOVE
BEYOND
DF
6" M
AX
CLR
32" MIN
WIDTH IS 32"
18" MIN
24" M
AX IF CLR
18" (NTS) 18" (NTS)
RECOMMENDED
54" MIN CLR
6" M
AX
R
AIL, WHERE O
C
CUR
S
6" M
A
X TO BOT OF HO
RIZ
36" M
A
X
AFF
TO
SPOUT
27" MIN
AFF CLR
ALCOVE
54" MIN CLR
RECOMMENDED
19" MAX
18" MIN
CLEARANCE
8" MIN
KNEE
27" MIN AFF
TO
SPOUT
36" M
AX
AFF
9" MIN CLEARANCE
6" MAX TOE
11" MIN CLR
TO
SPOUT
38" MIN
43" M
A
X
AFF
5" M
AX TO
SPOUT
NOTES:
1. PROVIDE MIN 2 DRINKING
FOUNTAINS AT EACH
FLOOR, 1 ACCESSIBLE TO
WHEELCHAIR USERS & 1
AT STANDING HT (HI-LO
DRINKING FOUNTAINS);
CONFIRM CLEARANCE.
2. CONFIRM REQUIREMENTS
WITH AUTHORITY HAVING
JURISDICTION,
PARTICULARLY CLEAR
DIMENSIONS FOR HI-LO
DRINKING FOUNTAINS
WITHIN ALCOVES.
3. DIMENSIONS ARE TO FACE
OF PTN FINISH & TOP OF
FIN FLOOR TYP, UON.
4. CBC IS SILENT ON REQD
MIN CLR WIDTH FOR BOTH
HI-LO DF
5/8" MIN RAISED
CHARACTER
HEIGHT, TYP UON
3/8" MIN
SEPARATION
BETWEEN ROWS
PLACE STAR ON
LEFT SIDE OF MAIN
ENTRY FLOOR
NUMBER
DOOR OPEN
DOOR CLOSE
NOTES:
1. PROVIDE RAISED CHARACTERS AND SYMBOLS IN WHITE ON A BLACK BACKGROUND.
2. 54" MAX AFF IS ALLOWED TO THE HIGHEST OPERABLE CAR CONTROL BUTTONS IN EXISTING ELEVATORS (OR WHERE THE ELEVATOR PANEL SERVES MORE THAN 16 OPENINGS), AND IF A PARALLEL APPROACH IS PROVIDED. 3/4" MIN BUTTON,
RAISED TO 1/8" ±1/32"
ABOVE THE
SURROUNDING
SURFACE
EMERGENCY STOP
(OCTAGONAL
SYMBOL SHALL
BE RAISED BUT
THE "X" IS NOT)
EMERGENCY ALARM
ALARM STOP
OPEN CLOSE
4 2
B
3 1
.
.
. 35" MIN AFF
48" MAX AFF (SEE NOTE BELOW)
PHONE
PLACE BRAILLE
BELOW EACH
RAISED
CHARACTER, TYP S
SPEAKER FOR
EMERGENCY TWO-WAY
COMMUNICATION
SYSTEM
TYP
3/16"
MIN
*
* * **
PLAN VIEW WITH CENTER OPENING DOOR
PLAN VIEW WITH SIDE OPENING DOOR
* ALTERNATE LOCATION OF CAR CONTROL PANEL WITH SIDE OPENING DOOR * * ALTERNATE LOCATION OF CAR CONTROL PANEL WITH CENTER OPENING DOOR 36" MIN CLR
51" MIN CLR
54" MIN CLR
68" MIN CLR
*
80" MIN CLR
51" MIN CLR
54" MIN CLR
42" MIN CLR
CLR TYP
1 1/2" MIN
TYP
1 1/4" MIN O
D
2" M
A
X
O
D
TYP
6"
MAX
SUPPORT RAIL
SUPPORT RAIL
NOTES:
1. PROVIDE SUPPORT RAILS ON AT LEAST ONE WALL OF ELEVATOR CAR, W/ CLEARANCE BETWEEN
SUPPORT RAILS & ADJACENT SURFACES AS INDICATED, ITS SURFACE SHALL BE SMOOTH & ADJACENT SURFACES FREE OF SHARP OR ABRASIVE ELEMENTS.
2. MOUNT SUPPORT RAILS AT 31" AFF MIN & 33" AFF MAX AS MEASURED TO TOP OF SUPPORT RAILS.
3. ALLOWABLE STRESSES ON SUPPORT RAILS SHALL NOT BE EXCEEDED FOR MATERIALS USED WHEN A VERTICAL OR HORIZONTAL FORCE OF 250 LBS IS APPLIED AT ANY POINT ON THE SUPPORT RAIL, FASTENER, MOUNTING DEVICE OR SUPPORTING STRUCTURE.
4. OUTSIDE DIAMETERS (OD) INDICATED FOR SUPPORT RAILS ARE NOT SPECIFICALLY STATED IN CBC TO BE REQD FOR ELEVATOR CABS; OD INDICATED ARE BASED ON CBC REQUIREMENTS FOR HANDRAILS AND GRAB BARS.
1 B
EVACUATION SIGN
NOTE:
AUTOMATIC DOOR REOPENING DEVICE ACTIVATED IF AN
OBJECT PASSES THROUGH EITHER LINE A OR LINE B, WHICH
REPRESENT THE VERTICAL LOCATION OF THE DOOR
REOPENING DEVICE W/O REQUIRING CONTACT & EFFECTIVE
FOR A PERIOD NOT LESS THAN 20 SECONDS.
ELEVATOR SIGN
A
HALL SIGNALS (LANTERN),
ARROWS OR CIRCLES
2 1/2" MIN X 2 1/2" MIN
CALL BUTTONS, "UP" ARROW
ABOVE THE "DOWN" ARROW
DOOR JAMB MARKING:
FL DESIGNATIONS, NUMBERS ON
BOTH SIDES OF DR JAMB: 2" HIGH
RAISED CHARACTERS, INCLUDING
THE 5- POINTED STAR, WHITE ON
BLACK BACKGROUND, W/
CONTRACTED GRADE 2 BRAILLE.
STAR AT MAIN ENTRY LEVEL ONLY,
2" OD & ALL POINTS OF STAR OF EQ
LENGTH. BRAILE TRANSLATION FOR
STAR: "MAIN".
72" MIN AFF
60" M
AX
AFF TO BOT OF CHA
R
A
CTER / STA
R
TO
C
ALL BUTTON
15" MIN & 48" M
AX
AFF
29" NO
MINAL AFF
5" NO
MINAL AFF
2" TYP
60" M
AX
AFF
48" MIN AFF
SIGNAGE AT
DOOR TO
TOILET ROOM
LOW DRINKING
FOUNTAIN
HI-LO DRINKING
FOUNTAIN
PERMANENT ROOM IDENTIFICATION
SIGN, SEE ENLARGED DETAIL
TOILET RM
SIGNAGE, SEE
ENLARGED
DETAIL
SANITARY NAPKIN
DISPOSAL
INSULATE PIPE
ACCESSIBLE
LAVATORY & MIRROR
ACCESSIBLE URINAL
(SIDE)
ACCESSIBLE URINAL
(FRONT)
SEAT COVER
DISPENSER
ACCESSIBLE TOILET
(FRONT)
FLUSH CONTROL/
ACTIVATOR AT
WIDE SIDE
DRYER PAPER TOWEL
DISPENSER
SANITARY NAPKIN
DISPENSER
PAPER TOWEL DISPENSER
& RECEPTACLE
RAILING OR
WING
WALLS
FACE OF PTN FINISH
ALCOVE
OR
RAILING MIRROR
NOTES:
1. MAX FORCE REQD TO ACTIVATE PLUMBING FIXTURE CONTROLS IS 5 POUNDS - FORCE, TYP UON.
2. HEIGHTS INDICATED ARE FROM TOP OF FINISH FLOOR, TYP UON.
3. REFER TO TYP PLANS OF WC, URINAL, LAV & DF.
4. REFER TO TYP PLANS & EL OF ACCESSIBLE SHOWERS.
5. REFER TO CUSTOM CAB DETAILS OF ACCESSIBLE LAV & SINK.
6. ACCESSIBILITY REQUIREMENTS SHOWN ARE FOR ADULTS. FOR FACILITIES FOR CHILDREN'S USE, REFER TO CBC. 19" M
A
X
AFF
17" MIN AFF
18" MAX
17" MIN
36" MIN GB
24" MIN 12'' MIN
40" M
AX
AFF
40" M
A
X
AFF
19" MIN AFF
17" M
AX
AF
4 F
4" M
AX
AFF
S
13 1/2" MIN
URFA
CE OF MIR
R
O
R
40" M
A
X
AFF
TO
REFLECTING
9" MIN AFF
27" MIN AFF
29" MIN AFF
34" M
AX
AFF
54" MIN CLR IF ALCOVE >24" DEPTH
48" MIN CLR WIDTH IF ALCOVE
18" MIN DEPTH BUT <24"
LO
W FOUNTAIN
SPOUT HT: 36" M
AX
AFF
36" MIN CLR WIDTH IF DEPTH >24"
32" MIN CLR WIDTH IF
DEPTH IS 18" MIN BUT <24";
R
AILING
WHERE O
C
CUR
S
6" M
A
X
AFF TO BOT OF HO
RIZ
60" M
AX
AFF
58" MIN AFF
40" M
AX
AFF
40" M
AX
AFF
40" M
AX
AFF
40" M
AX
AFF
A
EQ
A
EQ
(KNEESPA
CE)
27" MIN CLR
AFF
36" M
AX
AFF
SPOUT HT
27" MIN AFF
43" M
A
X
AFF
HIGH FOUNTAIN
SPOUT HT: 38" MIN AFF
36" M
A
X
AFF
TO TOP OF GB
33" MIN AFF
NOTE:
AT AMBULATORY WATER CLOSET COMPARTMENT,
DISTANCE OF WC CENTERLINE TO SIDE WALL IS
17" MIN & 19" MAX
(RECOMMENDED CLR WIDTHS )
NOTE:
AT ALCOVES FOR HI-LO DRINKING FOUNTAINS,
CBC IS SILENT ON REQD MIN CLR WIDTH TO
ACCOMMODATE BOTH THE HIGH & LOW DRINKING FOUNTAINS.
COORDINATE HEIGHT OF WALL BASE & BOTTOM OF PAPER
TOWEL DISPENSER/ RECEPTACLE TO ENSURE THAT WALL
BASE IS CONTINUOUS & WILL NOT HAVE TO BE CUT TO FIT
AROUND DISPENSER/ RECEPTACLE.
WHEELCHAIR ACCESSIBLE
TOILET COMPARTMENT
TOE CLEARANCE
NOTE:
WHERE MIRRORS ARE NOT LOCATED
ABOVE LAVATORIES OR
COUNTERTOPS, MOUNT BOTTOM EDGE
OF MIRROR'S REFLECTING SURFACE AT
35" MAX AFF
MIN
6"
TOE
CLEARANCE
WHEELCHAIR
ACCESSIBLE TOILET
COMPARTMENT
FACE OF PTN FINISH
TO LO
WEST BR
AILLE CELLS
48" MIN
CLR
18" MIN
B
EQ
B
EQ
LATCH SIDE
OPERABLE PARTS,
TYPICAL
TOILET PAPER
DISPENSER
ACCESSIBLE TOILET
(SIDE)
FACE OF PTN FINISH
GRAB BARS: 1 1/4" MIN & 2" MAX
OD GB, W/ 1 1/2" CLR SPACE
BTWN FACE OF PTN & GB. 1 1 /2"
MIN CLR SPACE BTWN GB &
PROJECTING OBJECTS BELOW &
12" MIN CLR BTWN GB &
OBJECTS ABOVE, TYP UON
TPD
42" MIN WHERE GB
1 STRAIGHT PIECE
54" MIN
24" MIN
& BELO
W
G
R
AB BA
R
19" MIN AFF TO
CENTERLINE
OF TPD
OUTLET&
DISPO
S
AL
9" MAX
7" MIN
WHERE SCHEDULED, LOCATE
RECESSED COMBINATION TPD
& SANITARY NAPKIN DISPOSAL
BELOW GRAB BAR
NOTE:
WHERE SCHEDULED, COMBINATION ACCESSORY UNITS SHALL NOT ENCROACH INTO THE CLR SPACE REQD BETWEEN THE WALL & GRAB BAR AND PROVIDE 12" MIN CLR SPACE BETWEEN GRAB BAR & PROJECTING OBJECTS ABOVE. 12" MIN FO
R
CHILD
REN
9" MIN FO
R
A
DULTS
TOILET SIDE
RMW
Architecture
Interiors
30 E Santa Clara St.
Suite 200
San Jose
California 95113
Office
408 294-8000
Fax
408 294-1747
rmw.com
SHEET NUMBER:
STAMP:
plot date :
REVISIONS :
NOT FOR
CONSTRUCTION
ISSUE:
ISSUE DATE:
SCALE:
PROJECT NUMBER:
CHECKED BY:
DRAWN BY:
SHEET NAME:
CLIENT:
PROJECT NAME & ADDRESS:
6/17/2024 2:59:44 PM
As indicated
A5.0
ACCESSIBILITY DETAILS
PLANNING APPLICATION RESUBMITTAL
#3
06.10.24 2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
1/2" = 1'-0" 6
DR ENCROACHMENT @ HALLWAYS & CORRIDORS
1/4" = 1'-0" 1
MANEUVERING CLEARANCE AT DOORWAYS
1/4" = 1'-0" 7
ACCESSIBLE DRINKING FOUNTAIN CLEARANCES
12" = 1'-0" 5
ELEVATOR CAR CONTROLS
1/2" = 1'-0" 4
ACCESSIBLE ELEVATOR PLAN CLEARANCES
12" = 1'-0" 2
ELEVATOR HOISTWAY ENTRANCE
1/2" = 1'-0" 3
RESTROOM FIXTURE AND ACCESSORY MOUNTING HEIGHTS
# DESCRIPTION DATE
PLANNING APPLICATION 02/01/2023
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024
3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024
1136 of 11211
THRESHOLD AS SCHEDULED
AFF
1/2" MAX
BOT RAIL
10" MIN
FINISH FL AS SCHEDULED
FRAMED DOOR AS SCHEDULED
3/8" MAX
1/4" 1/4"
INTERIOR EXTERIOR
THRESHOLD AS SCHEDULED
FINISH FL AS SCHEDULED
TEMPERED GLASS DOORS W/O STILES
& HAVE BOTTOM RAIL OR SHOE W/
TOP LEADING EDGE TAPERED @ 60
DEGREES MIN FROM HORIZ: NOT
REQD TO MEET 10" HIGH BOTTOM RAIL
60°
AS SPECIFIED MAX
1/2"
MAX
1/2"
1/4"
1/4"
EXTERIOR INTERIOR
AMBULATORY TOILET
COMPARTMENT, SEE
NOTE BELOW
42" MIN
LENGTH GB
60" x 60" MIN LEVEL
AND CLEAR SPACE
SCD/ TPD
OR COMBO UNIT
TOILET ACCESSORY
FLUSH ACTIVATOR/
CONTROL ON WIDE SIDE
36" MIN LENGTH GB
CLEAR FL
SPACE
30" x 48" MIN
NOTES:
1. WHERE SIX OR MORE WATER CLOSETS OR COMBINED WATER CLOSETS & URINALS ARE PROVIDED, AT
LEAST ONE AMBULATORY TOILET COMPARTMENT SHALL BE PROVIDED, IN ADDITION TO THE ACCESSIBLE TOILET COMPARTMENT AS SHOWN.
2. REFER TO RELATED DETAIL PLANS AND ELEVATIONS OF ACCESSIBLE SINGLE TOILET COMPARTMENTS FOR ADDITIONAL INFO AND TYP MOUNTING HT OF TOILET ACCESORIES.
3. REQUIRED CLEAR FLOOR SPACE (30" X 48" MIN), CLEARANCE AT FIXTURES, AND TURNING SPACE SHALL BE PERMITTED TO OVERLAP, PER CBC 11B-603.2.
4. DOORS SHALL NOT SWING INTO THE CLEAR FLOOR SPACE (30" X 48" MIN) OR CLEARANCE REQUIRED FOR ANY FIXTURE. DOORS TO ACCESSIBLE WATER CLOSET COMPARTMENTS SHALL BE PERMITTED TO ENCROACH INTO THE TURNING SPACE WITHOUT LIMITATION. OTHER THAN THE DOOR TO ACCESSIBLE
WATER CLOSET COMPARTMENTS, A DOOR, IN ANY POSITION, SHALL BE PERMITTED TO ENCROACH INTO THE TURNING SPACE BY 12" MAX, PER CBC 11B-603.2.3
CLR
2' - 8" MIN
60" MIN CLR
MAX
1' - 0"
TYP UON
24" MIN
37" MAX CLR
35" MIN
54" MIN
60" MIN CLR
32" MIN CLR
48" MIN CLR WHEN DR SWINGS OUT
60" MIN CLR WHEN DR SWINGS IN
CLOSER & LATCH TYP
12" MIN
IF DR HAS BOTH
WHEN DOOR SWINGS OUT
60" MIN CLR
MIN
2' - 0"
54" MIN
CLR
34" MIN
18" MAX
17" MIN
WC WHEN DOOR SWINGS IN
56" MIN AT WALL MOUNTED
WC WHEN DOOR SWINGS IN
59" MIN AT FLOOR MOUNTED
TYP UON
24" MIN
30" MIN CLR
15"
MIN
15"
MIN
SWINGS IN
36" MIN
WHEN DR
STANDARD TOILET
COMPARTMENT PER
CPC, TYP UON
ACCESSIBLE
TOILET
COMPARTMENT
19" MAX
17" MIN
GB @ BOTH
SIDES OF
STALL
60" MIN DIA CLR 60" MIN DIA CLR
12" MIN
12" MAX OVERLAP ALLOWED
BY CBC AT CONDITIONS
SUCH AS THIS; SEE NOTES
BELOW.
ACCESSIBLE
COMPARTMENT
DOOR PERMITTED
TO OVERLAP
WITHOUT
LIMITATION; SEE
NOTES BELOW
44" MIN CLR
KNEE CLEARANCES
SEE LAVATORY DETAILS
FOR TOE &
MAX
4"
FLUSH ACTIVATOR ON
WIDE SIDE, TYP
LOCATION OF SEAT COVER/ TOILET
PAPER DISPENSERS OR COMBO UNIT
TOILET ACCESSORIES TYP UON
17" MIN
18" MAX 12" MAX 24" MIN
MIN
32" CLR
17" MIN
18" MAX
24" MIN
48" MIN CLR
60" CLR MIN
18" MIN
60" CLR MIN
32" CLR MIN
(NTS)
60" CLR MIN
48" MIN CLR
4" MAX
ACCESSIBLE SINGLE ACCOMMODATION
TOILET RM
60" MIN CLR
56" MIN (WALL MTD)
59" MIN (FL MTD
WATER CLOSET)
SWINGS INTO RM
36" MIN CLR IF DR
CLR TYP
18" MIN
CLEARANCE
18" MIN
GRAB BARS
36" MIN TYP
ACCESSIBLE COMPARTMENT/ STALL
GRAB BARS
LOCATE DOOR
FARTHEST FROM WC
NOTES:
1. REFER TO DETAIL ELEVATION OF
TYP MOUNTING HTS OF
ACCESSIBLE PLUMBING FIXTURES
& TOILET ACCESSORIES.
2. PROVIDE DOOR HARDWARE THAT
DOES NOT REQUIRE TIGHT
GRASPING, PINCHING OR
TWISTING OF WRIST TO OPERATE.
NOTES:
1. REFER TO DETAIL ELEVATION OF
TYP MOUNTING HTS OF
ACCESSIBLE PLUMBING FIXTURES
& TOILET ACCESSORIES.
2. PROVIDE DOOR HARDWARE THAT
DOES NOT REQUIRE TIGHT
GRASPING, PINCHING OR
TWISTING OF WRIST TO OPERATE.
LAVATORY
URINAL SCREEN OR PTN
FACE OF PTN FINISH
CLEAR
FLOOR
SPACE
URINAL
PTN WHERE OCCURS
FACE OF PTN FINISH
NOTE:
TO PLUMBING FIXTURE ELEVATIONS FOR TYP
FIXTURE MOUNTING HEIGHTS & CLEARANCES. -
48" MIN
13 1/2" MIN
& DEPTH REQUIREMENTS
19 1/2" MIN; SEE NOTE FOR WIDTH
25" MAX
48" MIN
CLEAR
FLOOR
SPACE
30" MIN
CLR @ 9" AFF
1 11" MIN KNEE
8" MIN
PROVIDE 30" MIN CLR WIDTH IF URINAL SCREEN
OR PTN DEPTH IS 24" OR LESS, & 36" MIN CLR
WIDTH IF URINAL SCREEN OR PTN DEPTH IS
MORE THAN 24"
RIM HT OF STALL TYPE OR WALL-HUNG TYPE
URINAL SHALL BE 17" AFF MAX
NOTE:
FLUSH CONTROLS SHALL BE MOUNTED @ 44"
AFF MAX
ACCESSIBLE
INTERNATIONAL SYMBOL OF
ACCESSIBILITY: PROVIDE PER
CBC CHAPTER 11B OR AS
REQD BY AUTHORITY HAVING
JURISDICTION
GRADE 2 BRAILLE
AS REQD
4" OR 6" MIN
2" MAX
5/8" MIN
8" OR AS REQD
60" MAX AFF
48" MIN AFF
3/8" MIN,
1/2" MAX
3/8" MIN
FIN FL LEVEL
EDGES EASED OR ROUNDED @ 1/16"
MIN OR CHAMFERED @ 1/8" MAX, TYP
SIGNAGE NOTES:
1. INTERNATIONAL SYMBOL OF ACCESSIBILITY: IN
EXISTING BUILDINGS & FACILITIES WHERE NOT
ALL ENTRANCES COMPLY W/ CBC SECTION
11B-404, ENTRANCES COMPLYING W/ SECTION
11B-404 SHALL BE IDENTIFIED BY THE
INTERNATIONAL SYMBOL OF ACCESSIBILITY
AND DIRECTIONAL SIGNAGE INDICATING
LOCATION OF NEAREST ACCESSIBLE
ENTRANCE SHALL BE PROVIDED, IN
COMPLIANCE W/ CBC SECTION 11B-216.6.
2. CHARACTER TYPE: CHARACTERS RAISED 1/32"
MIN, SANS SERIF UPPER CASE, ACCOMPANIED
BY CALIFORNIA GRADE 2 BRAILLE COMPLYING
WITH CBC CHAPTER 11B.
3. CHARACTER SIZE: HEIGHT OF RAISED
CHARACTERS: 5/8" MIN AND 2" MAX PER CBC
SECTION 11B-703.2.5.
4. FINISH AND CONTRAST: NON-GLARE FINISH ON
CHARACTERS, SYMBOLS AND THEIR
BACKGROUND, W/ CHARACTERS AND
SYMBOLS IN CONTRAST WITH THEIR
BACKGROUND, EITHER LIGHT ON DARK
BACKGROUND OR DARK ON LIGHT
BACKGROUND.
5. PROPORTIONS: WIDTH OF UPPERCASE LETTER
"O" SHALL BE 60% MIN & 110% MAX OF THE HT
OF UPPERCASE LETTER "I". STROKE
THICKNESS: UPPERCASE LETTER "I" SHALL BE
15% MAX OF THE CHARACTER'S HT.
6. BRAILLE: PROVIDE CONTRACTED CALIFORNIA
GRADE 2 BRAILLE W/ DOTS, DOMED OR
ROUNDED. COLOR: AS SCHEDULED.
7. LOCATION: MOUNT SIGNAGE ON WALL
ADJACENT TO LATCH SIDE OF DOOR (OR
NEAREST ADJACENT WALL) SUCH THAT A
PERSON MAY APPROACH SIGNAGE W/O
ENCOUNTERING OBJECTS OR STANDING
WITHIN THE SWING OF DOOR.
8. COLOR OF SYMBOL: UNLESS OTHERWISE
SCHEDULED, COLOR OF SYMBOL: BLUE, EQUAL
TO COLOR NO. 15090 IN FEDERAL STANDARD
595B.
58" AFF MIN, 60" AFF MAX TO CENTERLINE
DO NOT PROVIDE PICTOGRAM, TEXT OR
BRAILLE ON THE SYMBOL
1/4" THK GEOMETRIC SIGNS, EQUILATERAL
TRIANGLE SUPERIMPOSED ON AND WITHIN THE
CIRCLE. COLOR OF TRIANGLE TO CONTRAST W/
COLOR OF CIRCLE, AND COLOR OF CIRCLE TO
CONTRAST W/ COLOR OF DOOR
12" DIA
CENTERLINE OF DOOR WIDTH & SIGN
NOTES:
1. COLORS AS SCHEDULED TYP.
2. SURFACES TO HAVE NON-GLARE FINISH TYP.
FIN FL LEVEL
1/8" MIN & 1/4" MAX RADIUSED EDGE @ VERTICES, TYP
ALL-GENDER
1/4" THK SIGN BASE
1/32" RAISED TEXT: "ALL-GENDER RESTROOM".
COLOR: TO CONTRAST W/ SIGN; UPPER CASE SANS
SERIF; FONT: FUTURA, UNLESS OTHERWISE
SCHEDULED. PROPORTIONS: WIDTH OF
UPPERCASE LETTER "O" SHALL BE 60% MIN & 110%
MAX OF THE HT OF UPPERCASE LETTER "I".
STROKE THICKNESS: UPPERCASE LETTER "I" SHALL
BE 15% MAX OF THE CHARACTER'S HT.
GRADE 2 BRAILLE WITH DOTS, DOMED
OR ROUNDED
NOTES:
1. MOUNT SIGNAGE ON WALL ADJACENT TO LATCH SIDE OF DOOR (OR NEAREST ADJACENT WALL) SUCH THAT A PERSON
MAY APPROACH SIGNAGE W/O ENCOUNTERING PROTRUDING OBJECTS OR STANDING WITHIN THE SWING OF THE DOOR.
2. SURFACES TO HAVE NON-GLARE FINISH TYP.
3. COLORS AS SCHEDULED TYP.
4. DO NOT PROVIDE PICTOGRAM. 5" OR MIN REQD TO FIT TEXT 2" MAX 5/8" MIN 60" MAX AFF 48" MIN AFF 3/8" MIN,
1/2" MAX
3/8" MIN
RESTROOM
FIN FL LEVEL
EDGES EASED OR ROUNDED @ 1/16" MIN
OR CHAMFERED @ 1/8" MAX, TYP
INTERNATIONAL SYMBOL OF
ACCESS FOR HEARING LOSS:
PROVIDE PER CBC CHAPTER
11B OR AS REQD BY
AUTHORITY HAVING
JURISDICTION
6" OR AS REQD
ASSISTIVE-LISTENING
SYSTEM AVAILABLE
BRAILLE TEXT ZONE
1/4" THK SIGN BASE,
5/8" MIN / 2" MAX
3" OR MIN REQD
TO FIT TEXT 6" OR AS REQD
48" MIN AFF TO
TOP OF BRAILLE CELLS
FIN FL LEVEL
EDGES EASED OR ROUNDED @ 1/16"
MIN OR CHAMFERED @ 1/8" MAX, TYP SIGNAGE NOTES:
1. INTERNATIONAL SYMBOL OF ACCESS FOR
HEARING LOSS: IN BUILDINGS WHERE
CONFERENCE ROOMS AND MEETING ROOMS
ARE OUTFITTED WITH ASSISTIVE LISTENING
SYSTEMS, PROVIDE SIGNAGE NEAR THE
ASSEMBLY AREA ENTRANCE.
2. CHARACTER TYPE: CHARACTERS RAISED 1/32"
MIN, SANS SERIF UPPER CASE, ACCOMPANIED
BY CALIFORNIA GRADE 2 BRAILLE COMPLYING
WITH CBC CHAPTER 11B.
3. CHARACTER SIZE: HEIGHT OF RAISED
CHARACTERS: 5/8" MIN AND 2" MAX PER CBC
SECTION 11B-703.2.5.
4. FINISH AND CONTRAST: NON-GLARE FINISH ON
CHARACTERS, SYMBOLS AND THEIR
BACKGROUND, W/ CHARACTERS AND SYMBOLS
IN CONTRAST WITH THEIR BACKGROUND,
EITHER LIGHT ON DARK BACKGROUND OR
DARK ON LIGHT BACKGROUND.
5. PROPORTIONS: WIDTH OF UPPERCASE LETTER
"O" SHALL BE 60% MIN & 110% MAX OF THE HT
OF UPPERCASE LETTER "I". STROKE
THICKNESS: UPPERCASE LETTER "I" SHALL BE
15% MAX OF THE CHARACTER'S HT.
6. BRAILLE: PROVIDE CONTRACTED CALIFORNIA
GRADE 2 BRAILLE W/ DOTS, DOMED OR
ROUNDED. COLOR: AS SCHEDULED.
7. LOCATION: MOUNT SIGNAGE ON WALL
ADJACENT TO LATCH SIDE OF DOOR (OR
NEAREST ADJACENT WALL) SUCH THAT A
PERSON MAY APPROACH SIGNAGE W/O
ENCOUNTERING OBJECTS OR STANDING
WITHIN THE SWING OF DOOR.
8. COLOR OF SYMBOL: UNLESS OTHERWISE
SCHEDULED, COLOR OF SYMBOL: BLUE, EQUAL
TO COLOR NO. 15090 IN FEDERAL STANDARD
595B.
IN FIRE
EMERGENCY,
DO NOT USE
ELEVATOR.
USE EXIT STAIRS.
SIGNAGE NOTES:
1. SURFACES TO HAVE NON-GLARE FINISH, TYP
2. COLORS AS SCHEDULED, TYP
3. LOCATE SIGNAGE ADJACENT TO EACH
ELEVATOR CALL STATION, TYP ALL FLOORS
BOTTOM OF BRAILLE
+4' - 0" MIN AFF
BASE OF HIGHEST LINE
+5' - 0" MAX AFF
3/8" MIN 1/2" MAX
3/8" MIN
2" MAX TYP
5/8" MIN
STANDARD PICTORIAL AS APPROVED BY
AUTHORITY HAVING JURISDICTION
1/32" RAISED TEXT; COLOR TO CONTRAST W/
SIGN; UPPER CASE SANS SERIF, FONT:
FUTURA, UNLESS OTHERWISE SCHEDULED,
PROPORTIONS: WIDTH OF UPPERCASE
LETTER "O" SHALL BE 60% MIN & 110% MAX
OF THE HT OF UPPERCASE LETTER "I",
STROKE THICKNESS: UPPERCASE LETTER "I"
SHALL BE 15% MAX OF THE CHARACTER'S HT
1/4" THK SIGN BASE
EDGES EASED OR ROUNDED @ 1/16" MIN OR
CHAMFERED @ 1/8" MAX, TYP
GRADE 2 BRAILLE WITH DOTS, DOMED OR
ROUNDED
BRAILLE LETTERS CENTERED ON SIGNAGE
BLOCK LETTERS W/ 1/4" STROKES
RAISED FIVE POINTED STAR
INDICATING LEVEL OF EXIT
DISCHARGE; OD OF STAR SHALL BE
SAME AS HT OF ADJACENT RAISED
CHARACTER
FL LEVEL NUMBER W/ 3/4" STROKES
1 STAIR 2
NO ROOF ACCESS
1 THROUGH 5
EXIT AT LEVEL 1
1 THROUGH 5
EXIT AT LEVEL 1
STAIR 1
ROOF ACCESS 5
EQ EQ
12" MIN
T
EQ EQ
YP UON
1" MIN HT 5" MIN
FOR STAIR #
1 1/2" MIN HT
18" MIN (NTS)
FIN FL LEVEL
SIGNAGE NOTES:
1. CHARACTER TYP: CHARACTERS ON
SIGNS SHALL BE RAISED 1/32" MIN &
SHALL BE SANS SERIF UPPER CASE
CHARACTERS ACCOMPANIED BY
CALIFORNIA GRADE 2 BRAILLE IN
COMPLIANCE W/ CBC CHAPTER 11B. TEXT
SHALL BE IN HORIZ FORMAT.
2. CHARACTER SIZE: RAISED CHARACTER
SIZES SHALL BE AS INDICATED BELOW.
3. CHARACTER PROPORTIONS:
CHARACTERS ON SIGNS SHALL HAVE
FONTS WHERE WIDTH OF UPPERCASE
LETTER "O" IS 60% MIN AND 110% MAX OF
THE HT OF UPPERCASE LETTER "I".
4. STROKE THICKNESS: THICKNESS OF
UPPERCASE LETTER "I" SHALL BE 15%
MAX OF THE CHARACTERS HEIGHT.
5. FINISH AND CONTRAST: CHARACTERS,
SYMBOLS & THEIR BACKGROUND SHALL
HAVE NON-GLARE FINISH. CHARACTERS &
SYMBOLS SHALL CONTRAST W/ THEIR
BACKGROUND EITHER LIGHT ON DARK
BACKGROUND OR DARK CHARACTERS ON
LIGHT BACKGROUND.
6. BRAILLE: CONTRACTED CALIFORNIA
GRADE 2 BRAILLE SHALL BE USED
WHEREVER BRAILLE IS REQD IN OTHER
PORTIONS OF THESE STANDARDS. DOTS
SHALL BE DOMED OR ROUNDED.
7. LOCATION: LOCATE SIGN AT EA FLOOR
LEVEL LANDING AT LATCH SIDE OF DOOR
OR NEAREST ADJACENT WALL.
8. COMPLIANCE: SIGNAGE SHALL COMPLY
WITH CBC CHAPTER 11B.
TYP
60" AFF
5/8" MIN, 2" MAX HEIGHT LETTERS W/
CONTRASTING COLOR TO ITS
BACKGROUND, COMPLY W/ CBC
CHAPTER 11B
CORRESPONDING GRADE 2 BRAILLE PER
CBC CHAPTER 11B, CENTERED
HORIZONTALLY
EXIT
EXIT STAIR DOWN
EXIT ROUTE
TYPE C: SIGN @ EXIT ROUTE
TYPE B: SIGN @ EXIT STAIR THAT LEADS TO EXT EXIT AT GRADE LEVEL 1/2" MAX TYP 3/8" MIN TYP TYPE A: SIGN @ GRADE LEVEL EXT EXIT DOOR TYP 3/8" MIN 60" MAX AFF TYP BRAILLE CELLS 48" MIN AFF TYP TO BOT OF
FIN FL LEVEL
SIGNAGE NOTES:
1. PROVIDE SIGN W/ NON-GLARE
FINISH.
2. LOCATE TACTILE EXIT SIGN ON EXIT
DOORS AS REQD BY CBC CHAPTER
11B.
3. LOCATE SIGNS THAT IDENTIFY EXITS
ON THE APPROACH SIDE OF THE
DOOR AS ONE EXIT THE ROOM OR
SPACE.
58" AFF MIN, 60" AFF MAX TO CENTERLINE
INTERNATIONAL SYMBOL OF ACCESSIBILITY,
PROVIDE IF NOT ALL FACILITIES IN THE BLDG
ARE ACCESSIBLE OR AS REQD BY
AUTHORITY HAVING JURISDICTION
FEMALE & MALE SYMBOLS: OPTIONAL BUT
RECOMMENDED,
LOCATE AT CENTER OF GEOMETRIC SIGN
(BOTH WAYS) IF INTERNATIONAL SYMBOL OF
ACCESSIBILITY IS NOT USED OR AS REQD BY
AUTHORITY HAVING JURISDICTION
1/4" THK GEOMETRIC SIGNS, EQUILATERAL
TRIANGLE SUPERIMPOSED ON AND WITHIN THE
CIRCLE. COLOR OF TRIANGLE TO CONTRAST W/
COLOR OF CIRCLE, AND COLOR OF CIRCLE TO
CONTRAST W/ COLOR OF DOOR
2" 4" 3/4" 2" 3 1/4"
12" DIA
CENTERLINE OF DOOR WIDTH & SIGN
NOTES:
1. COLORS AS SCHEDULED, TYP.
2. SURFACES TO HAVE NON-GLARE FINISH, TYP.
FIN FL LEVEL
1/8" MIN & 1/4" MAX RADIUSED EDGE @
VERTICES, TYP
RESTROOM
INTERNATIONAL SYMBOL OF ACCESSIBILITY,
PROVIDE IF NOT ALL FACILITIES IN THE BLDG ARE
ACCESSIBLE OR AS REQD BY AUTHORITY HAVING
JURISDICTION
MALE SYMBOL
FEMALE SYMBOL
1/4" THK SIGN BASE
1/32" RAISED TEXT: "RESTROOM". COLOR: TO
CONTRAST W/ SIGN; UPPER CASE SANS SERIF;
FONT: FUTURA, UNLESS OTHERWISE SCHEDULED.
PROPORTIONS: WIDTH OF UPPERCASE LETTER "O"
SHALL BE 60% MIN & 110% MAX OF THE HT OF
UPPERCASE LETTER "I".
STROKE THICKNESS: UPPERCASE LETTER "I" SHALL
BE 15% MAX OF THE CHARACTER'S HT
GRADE 2 BRAILLE WITH DOTS, DOMED OR ROUNDED
3" OR
MIN REQD TO FIT TEXT
(EXCLUDE THIS PORTION IF NOT REQD)
6" MIN
2" MAX
5/8" MIN
60" MAX AFF
48" MIN AFF 8" OR MIN REQD TO FIT TEXT & SYMBOLS
3/8" MIN,
1/2" MAX
3/8" MIN
NOTE:
MALE & FEMALE SYMBOLS OPTIONAL.
LOCATE AT CENTER OF SIGN IF INTERNATIONAL
SYMBOL OF ACCESSIBILITY IS NOT USED OR AS
REQD BY AUTHORITY HAVING JURISDICTION
SIGNAGE NOTES:
1. MOUNT SIGNAGE ON WALL ADJACENT TO LATCH SIDE OF DOOR (OR NEAREST ADJACENT WALL) SUCH THAT A PERSON
MAY APPROACH SIGNAGE W/O ENCOUNTERING PROTRUDING OBJECTS OR STANDING WITHIN THE SWING OF THE DOOR.
2. SURFACES TO HAVE NON-GLARE FINISH, TYP.
3. COLORS AS SCHEDULED, TYP.
FIN FLR LEVEL
EDGES EASED OR ROUNDED @ 1/16" MIN OR
CHAMFERED @ 1/8" MAX, TYP
RMW
Architecture
Interiors
30 E Santa Clara St.
Suite 200
San Jose
California 95113
Office
408 294-8000
Fax
408 294-1747
rmw.com
SHEET NUMBER:
STAMP:
plot date :
REVISIONS :
NOT FOR
CONSTRUCTION
ISSUE:
ISSUE DATE:
SCALE:
PROJECT NUMBER:
CHECKED BY:
DRAWN BY:
SHEET NAME:
CLIENT:
PROJECT NAME & ADDRESS:
6/17/2024 2:59:46 PM
As indicated
A5.1
ACCESSIBILITY DETAILS
PLANNING APPLICATION RESUBMITTAL
#3
06.10.24 2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
3" = 1'-0"
1 DOOR THRESHOLD & BOT RAIL @ EXT OR INT
3" = 1'-0"
2 DOOR THRESHOLD & TAPERED BOT RAIL @ EXT OR INT
1/4" = 1'-0"
3 ADA INT RESTROOM MULTI-STALL PLAN CLEARANCES
1/4" = 1'-0"
4 ACCESSIBLE SINGLE-STALL RESTRM FLOOR CLEARANCES
1/4" = 1'-0"
5 ACCESSIBLE URINAL AND LAVATORY PLAN CLEARANCES
3" = 1'-0"
6 SIGNAGE - ACCESSIBLE BLDG ENTRANCE WALL MTD
3" = 1'-0"
9 SIGNAGE - ALL-GENDER RESTROOM DOOR MTD
3" = 1'-0" 11
SIGNAGE - ALL-GENDER RESTRM WALL MTD
3" = 1'-0" 14 SIGNAGE - ASSISTIVE LISTENING WALL MTD
3" = 1'-0" 13 SIGNAGE - EMER ELEVATOR LOBBY EXIT SIGN WALL MTD 1 1/2" = 1'-0" 12 SIGNAGE - TACTILE EXIT SIGNS @ ENCL STAIRS WALL MTD 6" = 1'-0"
7 SIGNAGE - TACTILE EXIT SIGNS WALL MTD
3" = 1'-0"
8 SIGNAGE - UNISEX RESTRM SIGN DOOR MTD
3" = 1'-0" 10
SIGNAGE - UNISEX RESTRM PICTORGRAM WALL SIGN
# DESCRIPTION DATE
PLANNING APPLICATION 02/01/2023
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024
3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024
1137 of 11211
THE MONUMENT LINE OF RAILROAD AVENUE, TAKEN AS NORTH 41°31'10" WEST, AS SHOWN ON PARCEL MAP 460 (84-PM-13), SAN MATEO COUNTY RECORDS.
BASIS OF BEARINGS
Date:
Job No.:
By:
Scale:
Danville, California 94526
Tel: 925/837-3780
DeBolt Civil Engineering
811 San Ramon Valley Boulevard
[email protected]
8/03/2021
1" = 10'
JD / kl
20201
1138 of 11211
EAST 4TH AVENUE CROSSING BUTTON CROSSING BUTTON EE E E E E E E E E E E EEE E E E E E E E E E E E E E E E E E W W W W W WW W W W(3) W(4) W W W WW W(3) WW(2) C C CCC C C C C PM PM PM PM PM CROSSING BUTTON CROSSING BUTTON CROSSING BUTTON PM PM PM PM PM PM PM E CROSSING BUTTON E C W E PAY STATION C E C C E E E E C E E E E E E E E E BENCH CC EWSS UNK UNK UNK UNK E C C E E E EUNK UNK CROSSING PAY STATION BUTTON BENCH EAST 5TH AVENUE
RAILROAD AVENUE
SOUTH B STREET 10.20 12.00 10.00 70.00 23.10 5.00 17.80 17.50 16.60 60.00 70.00 20.00 21.00 8.85 7.80 16.00 21.00 8.50 2 2 2 TYP 1 TYP 2 (E) BUILDING (E) ADJACENT PROPERTY LINE (E) PROPERTY LINE EXISTING PUBLIC ANGLED PARKING SPACE EXISTING PUBLIC PARALLEL PARKING SPACE 12 0 10' 20' 40' NORTH C1.00 EXISTING CONDITIONS 1" = 20' PCRA 21-034.2 P:\2021\21-034.2_DTSM_Talbots\03_Design\01_CAD\01_Pre-App\C1.00 EXISTING CONDITIONS.dwg ,C1.00,Piper Crawford,5/31/2024 1:46:04 PM,ARCH full bleed E1 (30.00 x 42.00 Inches) ,1:1 RMW Architecture Interiors 30 E Santa Clara St. Suite 200 San Jose California 95113 Office 408 294-8000 Fax 408 294-1747 rmw.com SHEET NUMBER: STAMP:
plot date : REVISIONS :NOT FOR CONSTRUCTION ISSUE: ISSUE DATE: SCALE: PROJECT NUMBER: CHECKED BY: DRAWN BY: SHEET NAME: CLIENT: PROJECT NAME & ADDRESS:1/6/2022 2:25:27 PM 445 S B STREET SAN MATEO, CA, 94401 www.sherwoodengineers.com 2548 Mission Street San Francisco, CA 94110 BESPOKE # DESCRIPTION DATE PLANNING APPLICATION 02/01/2023 1 PLANNING APPLICATION RESUBMITTAL 10/10/2023 2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024 PLANNING APPLICATION RESUBMITTAL#2 01/29/2024 3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024 LEGEND KEYNOTES 1139 of 11211 WEST SIDE OF S. B STREET PART OF DRAEGER'S PROJECT SHOWN FOR REFERENCE ONLY SDCO SDCO SDCO SDCO SDCO SDCO SDCO SDCO SD SD SD SD SDCO SDCO SDCO SDCO SDCO SDCO SDCO SDCO EAST 4TH AVENUE
SOUTH B STREET
RAILROAD AVENUE EAST 5TH AVENUE TC 99.95 FL 99.45 FS 99.75 TC 99.53 FL 99.03 TC 98.24 FL 97.74 TC 97.66 FL 97.16 TC 97.35 FL 96.85 TC 96.77 FL 96.27 FL 96.89 TC 97.65 FL 97.15 TC 97.84 FL 97.34 TC 98.34 FL 97.84 TC 98.52 FL 98.02 TC 99.79 FL 99.29 TC 100.72 FL 100.22 TC 101.16 FL 100.66 TC 100.55 FL 100.55 TC 100.71 FL 100.21 TC 100.53 FL 100.03 TC 100.16 FL 99.66 FS 100.80 1.1% 1.4% 1.5% 1.2%
0.5% 0.5% 0.5%
0.5% 1.4% 1.4% 0.5% 1.4% 1.4% 0.5%
0.5% FS 97.31 FS 99.46 FS 99.88 FS 97.67 1.0%
1.0% 1.5% FS 100.42 FS 97.41 FS 97.48 FS 97.38 FS 97.37
0.6%
1.5% FS 96.38 1.5% TC 100.80 FL 100.30 TC 100.62 FL 100.12 TC 100.86 FL 100.36 TC 100.35 FL 99.85 TC 100.10 FL 99.60 TC 100.01 FL 99.51 1.4% TC 99.22 FL 98.72 TC 97.98 FL 97.48 TC 99.54 FL 99.04 TC 100.46 FL 99.96 TC 100.19 FL 99.69 1.5%
1.6% TC 97.55 FL 97.05 FFE 100.82FFE 101.00 FFE 99.96 FFE 97.39
1.0%
0.5% 0.5%
0.5% FFE 97.97 TC 99.37 FL 99.37 TC 99.12 FL 99.12 TC 100.48 FL 100.48 FS 99.61 FS 99.70 FS 100.80 FS 100.63 FS 100.65
1.5% 1.4% FFE 98.37
1.0% 0.8% 1.5%
0.5% TC 100.43 FL 99.93 TC 100.25 FL 99.75
0.5% FFE 100.34 TC 100.41 FS 100.08 1.1% 1.0% FFE 97.40 FFE 97.40
1.5% FS 99.55FFE 100.44 1.5% FFE 97.69 TC 97.18 FL 96.68 TC 97.21 FL 96.71 TC 97.03 FL 96.53 TC 96.82 FL 96.32 TC 97.88 FL 97.38 FS 98.71 FS 97.67 FS 97.95 FFE 97.43 FS 97.21 FS 97.10 FFE 97.23 FFE 97.12 FFE 97.33
1.9% 1.0% TC 98.05 FL 97.55 1.3% FS 100.42 FS 100.80 1.0% FS 99.72 FS 99.59 FFE 98.73 FFE 99.61 FS 98.35 FS 100.32 FS 100.98 FS 100.98 FS 101.22 FS 100.61 FS 100.61 FFE 100.63 TC 96.73 FL 96.23 FS 97.10 FS 97.05 TC 97.93 FL 97.43 FS 99.88 TC 97.34 FL 96.84 FS 99.15 FFE 99.57 FFE 99.17 FS 99.72 FFE 99.48 FFE 99.74 (P) BACK OF CURB (P) FACE OF CURB (P) TREE (P) DETECTABLE WARNING SURFACE (P) CURB RAMP (E) ADJACENT PROPERTY LINE (E) PROPERTY LINE (P) EDGE OF SIDEWALK (P) LANDSCAPE (P) PAVEMENT MARKING HARDSCAPE SLOPE SPOT ELEVATION 1.0% FG 100.00 GRADE BREAK CURB OPENING TREATMENT PLANTER PARKING COURTESY STRIP0 10' 20' 40' NORTH NOTES 1. PROPOSED GRADES SHOWN ARE CONCEPTUAL. FINAL GRADES TO BE DEVELOPED DURING THE DESIGN PHASE. 2. FUTURE GRADING WILL CONFORM TO EXISTING CONDITIONS AT THE PROJECT PERIMETER. 3. ALL GRADING SHALL COMPLY WITH APPLICABLE PERMITS, LOCAL ORDINANCES AND RECOMMENDATIONS OF THE GEOTECHNICAL REPORT. C2.00 CONCEPT GRADING AND DRAINAGE 1" = 20' PCRA 21-034.2 P:\2021\21-034.2_DTSM_Talbots\03_Design\01_CAD\01_Pre-App\C2.00 CONCEPT GRADING AND DRAINAGE.dwg ,C2.00,Piper Crawford,5/31/2024 1:49:08 PM,ARCH full bleed E1 (30.00 x 42.00 Inches) ,1:1 RMW Architecture Interiors 30 E Santa Clara St. Suite 200 San Jose California 95113 Office 408 294-8000 Fax 408 294-1747 rmw.com SHEET NUMBER: STAMP:
plot date : REVISIONS :NOT FOR CONSTRUCTION ISSUE: ISSUE DATE: SCALE: PROJECT NUMBER: CHECKED BY: DRAWN BY: SHEET NAME: CLIENT: PROJECT NAME & ADDRESS:1/6/2022 2:25:27 PM 445 S B STREET SAN MATEO, CA, 94401 www.sherwoodengineers.com 2548 Mission Street San Francisco, CA 94110 BESPOKE # DESCRIPTION DATE PLANNING APPLICATION 02/01/2023 1 PLANNING APPLICATION RESUBMITTAL 10/10/2023 2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024 PLANNING APPLICATION RESUBMITTAL#2 01/29/2024 3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024 LEGEND 1 2 2 3 1140 of 11211 EAST 4TH AVENUE
SOUTH B STREET
RAILROAD AVENUE EAST 5TH AVENUE WEST SIDE OF S. B STREET PART OF DRAEGER'S PROJECT SHOWN FOR REFERENCE ONLY 18.00 12.00 16.00 22.00 135.00 22.00 25FT SIGHT TRIANGLE 25FT SIGHT TRIANGLE 25FT SIGHT TRIANGLE 55.00 5.50 (P) DRIVEWAY 1.80 3.00 4 4 4 4 4 4 4 4 6 88 6 6 6 6 66 START END END START END START START START END 6 END 9 END 9 START 1 10FT SIGHT TRIANGLE SEE NOTE 7 10 10 10 10 10 101010 10 1010 10 10 10 10 10 1111 3 3 3 3 3 R10.00R20.00 R10.00 R20.00 R20.00 R10.00 R20.00 R10.00 R20.00 R25.00 R12.00R12.00 13 1313 13 13 13 13 13 13 13 11 25.00 1 20.00 NO PARKING ZONE PER MUTCD 25.00 25.00 30.00 1 1 1 NO PARKING ZONE PER MUTCD 1 22.00 22.00 8.00 70.00 60.00 70.00 20.00 165.00 25FT SIGHT TRIANGLE 4 11.00 7.50 4.50 5.80 STREET LIGHT 14 STREET LIGHT STREET LIGHT 14 STREET LIGHT STREET LIGHT STREET LIGHT 3 STREET LIGHT 14 STREET LIGHT 14 TYP 14 TRAFFIC SIGNAL STREET LIGHT TYPTYP TYP 14 TRAFFIC SIGNAL TYP 25.00 20.00 TYP PARKING METER 16 16 16 16 PARKING METER 16 12 BENCH TYP STREET LIGHT PARKING METER PARKING METER PARKING METER16 PARKING METER PARKING METER 16 PARKING METER 16 16 PARKING METER 10.30 1 7.00 11.00 10.00 11.00 7.00 8.25 13.00 5.50 8.25 56.05 2.7515 17.30 16.40 21.75 14.25 8.00 16.00 16.00 6.00 10.00 5.70 10.00 10.30 24.00 15 86.95 22.00 17 3.00 6 END 6 START 12.70 B R8.00R11.00 BA A (P) BACK OF CURB (P) FACE OF CURB (P) TREE (P) DETECTABLE WARNING SURFACE (P) CURB RAMP (E) ADJACENT PROPERTY LINE (E) PROPERTY LINE (P) EDGE OF SIDEWALK EXISTING TREE TO BE REMOVED 25FT X 8FT PROPOSED LOADING ZONE EXISTING STRUCTURE TO BE REMOVED HIGH VISIBILITY CROSS WALK PER CITY OF SAN MATEO PEDESTRIAN MASTER PLAN AND MUTCD STANDARDS EXISTING STRUCTURE TO REMAIN PROPOSED CITY OF SAN MATEO ACCESS EASEMENT RELOCATE (E) PARKING METER TIME-LIMITED STALL 1011121314151617 TREATMENT PLANTER RAILROAD AVENUE R5.00 R3.00 R11.00 R2.00 R5.00 R11.00 R3.00 R2.00 8.25 13.20 5.50 8.30 ACCESS EASEMENT 2.75 8.00 5.75 8.00 8.00 8.00 PROPERTY LINE (TYP) RESIDENTIAL LOOSE BIN RESIDENTIAL COMPACTED BIN COMMERCIAL COMPACTED BIN COMMERCIAL COMPACTED BIN COMMERCIAL COMPACTED BIN PARKING COURTESY STRIP PROPOSED PUBLIC PARKING SPACE NOT USED RELOCATE EXISTING STRUCTURE CURB OPENING RAMP AND HANDRAILS 6-INCH CURB 7-INCH CURB 4-INCH CURB 6-INCH AC DIKE TO BE REMOVED AND REPLACED 123456789 1.5% 11.7% 3.00' SIDEWALK 2.50' DRIVEWAY LIP AT BOTTOM OF DRIVEWAY RAMP 12" ABOVE GUTTER GRADE (P) BUILDING 5.50' GUTTER PL (P) LANDSCAPE (P) PAVEMENT MARKING (P) PERMEABLE PAVEMENT MILL & OVERLAY CURB OPENING 3.00 1.00 0.50 5.50 PL RELOCATED STREET LIGHT 6" CURB PER PLANS 1.00 (P) BUILDING 0 10' 20' 40' NORTH NOTES 1. PROPOSED GRADES SHOWN ARE CONCEPTUAL. FINAL GRADES TO BE DEVELOPED DURING THE DESIGN PHASE. 2. FUTURE GRADING WILL CONFORM TO EXISTING CONDITIONS AT THE PROJECT PERIMETER. 3. ALL GRADING SHALL COMPLY WITH APPLICABLE PERMITS, LOCAL ORDINANCES AND RECOMMENDATIONS OF THE GEOTECHNICAL REPORT. 4. PROPOSED PARKING COUNT REDUCED DUE TO THE SWITCH FROM DIAGONAL PARKING TO PARALLEL PARKING ON S. B STREET. 5. NO TREE PROTECTION PLAN IS REQUIRED AS ALL TREES ARE SLATED TO BE REMOVED AS A RESULT OF IMPACT FROM PARKING GARAGE, FOUNDATION EXCAVATION, AND RIGHT OF WAY IMPROVEMENTS. EXISTING TREE EVALUATION SCHEDULED WITH LANDSCAPE UNIT VALUE CAN BE FOUND IN ARBORIST REPORT. 6. STRIPING AND BIKE LANE PLANS PER CITY OF SAN MATEO 4TH AVE & 5TH AVE SECTION 130 IMPROVEMENTS PROJECTS. 7. GARAGE EXIT TO UTILIZE ALARM SYSTEM TO ALERT PEDESTRIANS OF CAR DEPARTURE. C2.10 CONCEPT STREET IMPROVEMENT SITE PLAN 1" = 20' PCRA 21-034.2 P:\2021\21-034.2_DTSM_Talbots\03_Design\01_CAD\01_Pre-App\C2.10 CONCEPT STREET IMPROVEMENT SITE PLAN.dwg ,C2.10,Piper Crawford,5/31/2024 1:52:47 PM,ARCH full bleed E1 (30.00 x 42.00 Inches) ,1:1 RMW Architecture Interiors 30 E Santa Clara St. Suite 200 San Jose California 95113 Office 408 294-8000 Fax 408 294-1747 rmw.com SHEET NUMBER: STAMP:
plot date : REVISIONS :NOT FOR CONSTRUCTION ISSUE: ISSUE DATE: SCALE: PROJECT NUMBER: CHECKED BY: DRAWN BY: SHEET NAME: CLIENT: PROJECT NAME & ADDRESS:1/6/2022 2:25:27 PM 445 S B STREET SAN MATEO, CA, 94401 www.sherwoodengineers.com 2548 Mission Street San Francisco, CA 94110 BESPOKE # DESCRIPTION DATE PLANNING APPLICATION 02/01/2023 1 PLANNING APPLICATION RESUBMITTAL 10/10/2023 2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024 PLANNING APPLICATION RESUBMITTAL#2 01/29/2024 3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024 KEYNOTES LEGEND PARKING COUNT EXISTING PROPOSED NET COUNT * PARKING SPOTS 23 16 -7 LOADING ZONE 0 1 1 TIME-LIMITED STALL 0 1 1 * SEE NOTE 4 C2.10 1 1 TRASH STAGING PLAN 1" = 10' 1 B DRIVEWAY SECTION CUT 2 2 2 2 2 2 A STREET LIGHT SECTION AT RAILROAD AVE 2 1141 of 11211 UTILITY LINE TO BE REMOVED UTILITY STRUCTURE TO BE REMOVED UTILITY LINE TO REMOVED AND RELOCATED EECCE WATER METER 3 3 WATER METER ELECTRIC BOX 3 3 ELECTRIC BOX COMM BOX 3 COMM BOX 3 COMM BOX 3 ELECTRIC BOX ELECTRIC BOX 3 3 3 COMM BOX ELECTRIC BOX 3 4 STORM DRAIN CATCH BASIN 3 WATER METER 3 ELECTRIC BOX 3 SANITARY SEWER CLEANOUT ELECTRIC BOX 3 SANITARY SEWER CLEANOUT 3 WATER METER 3 ELECTRIC BOX 3 WATER METER 3 WATER METER 3 SANITARY SEWER CLEANOUT 3 ELECTRIC BOX ELECTRIC BOX 3 COMM BOX 3 ELECTRIC BOX 3 3 ELECTRIC BOX 3 COMM BOX 3 UTILITY BOX 3 ELECTRIC BOX 3 UTILITY BOX 3 ELECTRIC BOX FDC 3 3 ELECTRIC BOX COMM BOX 3 ELECTRIC BOX 3 COMM BOX ELECTRIC BOX 3 3 3 COMM BOX 3 GAS METER 3 ELECTRIC BOX 3 4 STREET LIGHT 4 STREET LIGHT 4 STREET LIGHT STREET LIGHT 4 STREET LIGHT 4 STREET LIGHT 4 2 GAS LINE 5 OVERHEAD POLE 5 OVERHEAD POLE 5 OVERHEAD POLE 3 ELECTRIC BOX TRAFFIC SIGN 4 ELECTRIC BOX 3 WEST SIDE OF S. B STREET PART OF DRAEGER'S PROJECT SHOWN FOR REFERENCE ONLY EAST 4TH AVENUE SOUTH B STREET EAST 5TH AVENUE RAILROAD AVE ABANDON IN PLACE REMOVE AND CAP IN PLACE STRUCTURE TO BE REMOVED STRUCTURE TO BE RELOCATED OVERHEAD POLE TO REMAIN AND PROTECT IN PLACE 12345 LEGEND UTILITY KEYNOTES 0 10' 20' 40' NORTH NOTES 1. PROPOSED UTILITIES SHOWN ARE CONCEPTUAL. FINAL UTILITIES TO BE COORDINATED WITH MEP. 2. UTILITY SERVICE SIZES TO BE DETERMINED BY MEP. 3. WITH THE ABSENCE OF MUNICIPAL SANITARY SEWER ADJACENT TO THE RESIDENTIAL BUILDING, THE SEWER AND STORM CONNECTION FOR THIS BUILDING WILL BE COMBINED WITH THE COMMERCIAL CONNECTION. 4. STORM DRAIN EXTENSION COORDINATED PER PLANS PROVIDED BY KIER + WRIGHT DATED 07/27/2022. C3.00 CONCEPT DEMO UTILITIES 1" = 20' PCRA 21-034.2 P:\2021\21-034.2_DTSM_Talbots\03_Design\01_CAD\01_Pre-App\C3.00 CONCEPT UTILITIES.dwg ,C3.00,Piper Crawford,5/31/2024 1:55:36 PM,ARCH full bleed E1 (30.00 x 42.00 Inches) ,1:1 RMW Architecture Interiors 30 E Santa Clara St. Suite 200 San Jose California 95113 Office 408 294-8000 Fax 408 294-1747 rmw.com SHEET NUMBER: STAMP:
plot date : REVISIONS :NOT FOR CONSTRUCTION ISSUE: ISSUE DATE: SCALE: PROJECT NUMBER: CHECKED BY: DRAWN BY: SHEET NAME: CLIENT: PROJECT NAME & ADDRESS:1/6/2022 2:25:27 PM 445 S B STREET SAN MATEO, CA, 94401 www.sherwoodengineers.com 2548 Mission Street San Francisco, CA 94110 BESPOKE # DESCRIPTION DATE PLANNING APPLICATION 02/01/2023 1 PLANNING APPLICATION RESUBMITTAL 10/10/2023 2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024 PLANNING APPLICATION RESUBMITTAL#2 01/29/2024 3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024 1 2 2 1142 of 11211 E E E COMM COMM (P) ELECTRIC TRENCH (P) TELECOM TRENCH (P) WATER LINE FW FW IRR IRR W W W (P) FIRE WATER LINE (P) IRRIGATION WATER LINE W (P) WATER METER SS SS (P) SANITARY SEWER LINE (P) POINT OF CONNECTION (POC) G G G (P) GAS LINE WEST SIDE OF S. B STREET PART OF DRAEGER'S PROJECT SHOWN FOR REFERENCE ONLY E E E (P) ELEC POC (P) ELEC POC 6 6 (P) ELEC SERVICE 3 (P) ELEC SERVICE 3 SS SSCO 6 (P) RESIDENTIAL SS POC (P) SS 2 SS SSCO W W W (P) WATER SERVICES (P) RESIDENTIAL WATER POC 6 6 (P) COMMERCIAL SS POC (P) SS 2 COMM (P) TELECOM POC 6 5 (P) TELECOM POC 6 1 W (P) TELECOM SERVICE 11 (P) TELECOM SERVICE 11 12 STORM DRAIN EXTENSION PER DRAEGER'S PROJECT G G G G G G G G G G G G G G G G RELOCATE PORTION OF GAS LINE AS SHOWN CONNECT RELOCATED GAS LINE TO EXISTING GAS LINE CONNECT RELOCATED GAS LINE TO EXISTING GAS LINE G G G G G G G G G G G G G G RELOCATE PORTION OF GAS LINE AS SHOWNCONNECT RELOCATED GAS LINE TO EXISTING GAS LINE 8 9 9 (E) HYDRANT 8 (E) HYDRANT 9 9 (E) HYDRANT 8 8 (E) HYDRANT 7 10 10 7 7 10 1010 104 JT JT JT JT JT JT JT JT JT JT JT JT JT CONNECT JOINT TRENCH TO EXISTING TELECOM LINE CONNECT JOINT TRENCH TO TELECOM LINE SS SS > SS SS > SS > SS > SS > SS > SS > SS > SS > SS > SS > SS > SS > 13 2 2 A A W W W (P) WATER SERVICES (P) COMMERCIAL WATER POC 6 1 W COMM COMM RELOCATE PORTION OF TELECOM LINE AS SHOWN CONNECT RELOCATED TELECOM LINE TO EXISTING TELECOM LINE 6 (P) SD POC (P) SD 4 SD SDCO (P) SD 4 SDCO UD SD SDCO SDCO UD UD SDCO SDCO UD (P) SD 4 SDCO UD UD UD 4 SDCO SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD
SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SDCO SDCO SDCO SDCO SDCO SDCO SDCO SDCO (P) SD POC 6 EAST 4TH AVENUE SOUTH B STREET EAST 5TH AVENUE RAILROAD AVE CONNECT TO (E) WATER MAIN CONNECT TO (E) SANITARY SEWER FORCE MAIN CONNECT TO (E) ELECTRIC LINE CONNECT TO (E) STORM DRAIN PIPE RELOCATE (E) CATCH BASIN TO BE COORDINATED WITH MEP (E) STREET LIGHT TO REMAIN (E) FIRE HYDRANT TO SERVICE PROPERTY FIRE HYDRANT 150FT COVERAGE LIMIT (E) STREET LIGHT TO BE RELOCATED CONNECT TO (E) TELECOMMUNICATIONS LINE (E) CATCH BASIN TO REMAIN (E) DRAINAGE INLET TO REMAIN 12345678910111213 (P) STORM DRAIN CLEANOUT (P) STORM DRAIN PIPE (P) DRAINAGE INLET (P) POC SD (P) SD MANHOLE UD UD UD UD (P) UNDER DRAIN PIPE SD SD SD SDCO (P) 6" AREA DRAIN TREATMENT PLANTER PARKING COURTESY STRIP PL 5.50 FT SIDEWALK + 6" CURB 13.00 FT RAILROAD AVE 1.50 FT AC DIKE 20.00 FT ROW PL (P) JOINT TRENCH UP TO 24" MAX (P) 8" STORM DRAIN(P) 8" SANITARY SEWER 7.00 FT 5.00 FT 2.67 FT 2.00 FT (P) BUILDING 0 10' 20' 40' NORTH NOTES 1. PROPOSED UTILITIES SHOWN ARE CONCEPTUAL. FINAL UTILITIES TO BE COORDINATED WITH MEP. 2. UTILITY SERVICE SIZES TO BE DETERMINED BY MEP. 3. WITH THE ABSENCE OF MUNICIPAL SANITARY SEWER ADJACENT TO THE RESIDENTIAL BUILDING, THE SEWER AND STORM CONNECTION FOR THIS BUILDING WILL BE COMBINED WITH THE COMMERCIAL CONNECTION. 4. STORM DRAIN EXTENSION COORDINATED PER PLANS PROVIDED BY KIER + WRIGHT DATED 05/10/2023. THE MAX CAPACITY OF THE PIPE PER KIER + WRIGHT CALCULATIONS IS 7.99 CFS. 5. TRASH CAPTURE DEVICES CONSISTENT WITH STATE WATER RESOURCES CONTROL BOARD TO BE PROVIDED AT LAST PRIVATE INLET PRIOR TO ENTERING CITY STORM DRAIN SYSTEM. LEGEND UTILITY KEYNOTES C3.01 CONCEPT UTILITIES1" = 20' PCRA 21-034.2 P:\2021\21-034.2_DTSM_Talbots\03_Design\01_CAD\01_Pre-App\C3.00 CONCEPT UTILITIES.dwg ,C3.01,Piper Crawford,5/31/2024 1:57:24 PM,ARCH full bleed E1 (30.00 x 42.00 Inches) ,1:1 RMW Architecture Interiors 30 E Santa Clara St. Suite 200 San Jose California 95113 Office 408 294-8000 Fax 408 294-1747 rmw.com SHEET NUMBER: STAMP:
plot date : REVISIONS :NOT FOR CONSTRUCTION ISSUE: ISSUE DATE: SCALE: PROJECT NUMBER: CHECKED BY: DRAWN BY: SHEET NAME: CLIENT: PROJECT NAME & ADDRESS:1/6/2022 2:25:27 PM 445 S B STREET SAN MATEO, CA, 94401 www.sherwoodengineers.com 2548 Mission Street San Francisco, CA 94110 BESPOKE # DESCRIPTION DATE PLANNING APPLICATION 02/01/2023 1 PLANNING APPLICATION RESUBMITTAL 10/10/2023 2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024 PLANNING APPLICATION RESUBMITTAL#2 01/29/2024 3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024 1 2 A PROPOSED UTILITY SECTION ON RAILROAD AVE NOT TO SCALE 3 3 1143 of 11211 EAST 4TH AVENUE
SOUTH B STREET
RAILROAD AVENUE EAST 5TH AVENUE WEST SIDE OF S. B STREET PART OF DRAEGER'S PROJECT SHOWN FOR REFERENCE ONLY DMA 1 (COMMERCIAL) TO BE TREATED WITH MECHANICAL FILTRATION DMA 3 (RESIDENTIAL) BMP 1 MECHANICAL FILTRATION GROUND LEVEL DMA 4 (RESIDENTIAL) BMP 4 BIORETENTION SECOND LEVEL BMP 3 MECHANICAL FILTRATION FIRST LEVEL (SHOWN FOR REFERENCE ONLY) DMA 2 (RESIDENTIAL) BMP 2 BIORETENTION GROUND LEVEL LANDSCAPE TREATMENT PLANTER DRAINAGE AREA BOUNDARY PROPERTY LINE AREA OUTSIDE OF CALCULATIONS HARDSCAPE LANDSCAPE ON STRUCTURE ROOF FLOW DIRECTION MECHANICAL FILTRATION VAULT LEVEL BOTTOM SURFACE AND ELEVATION PER PLAN 18" MIN DEPTH OF BIORETENTION SOIL MIX, SEE SPECIFICATIONS. 12" MIN DEPTH CLASS II PERMEABLE DRAIN ROCK 2" FREEBOARD 6" PONDING DEPTH VARIES PLANTER WALL PLANTER WALL SIDEWALK PER PLAN VARIES VARIES PERFORATED PIPE WITH 0.5% SLOPE IMPERMEABLE LINER STRUCTURE North 0 10' 20' 40' LEGEND C4.00 CONCEPT STORMWATER MANAGEMENT PLAN - ON-SITE 1" = 20' PCRA 21-034.2 P:\2021\21-034.2_DTSM_Talbots\03_Design\01_CAD\01_Pre-App\C4.00 CONCEPT STORMWATER MANAGEMENT PLAN.dwg ,C4.00,Piper Crawford,5/31/2024 1:59:56 PM,ARCH full bleed E1 (30.00 x 42.00 Inches) ,1:1 RMW Architecture Interiors 30 E Santa Clara St. Suite 200 San Jose California 95113 Office 408 294-8000 Fax 408 294-1747 rmw.com SHEET NUMBER: STAMP:
plot date : REVISIONS :NOT FOR CONSTRUCTION ISSUE: ISSUE DATE: SCALE: PROJECT NUMBER: CHECKED BY: DRAWN BY: SHEET NAME: CLIENT: PROJECT NAME & ADDRESS:1/6/2022 2:25:27 PM 445 S B STREET SAN MATEO, CA, 94401 www.sherwoodengineers.com 2548 Mission Street San Francisco, CA 94110 BESPOKE # DESCRIPTION DATE PLANNING APPLICATION 02/01/2023 1 PLANNING APPLICATION RESUBMITTAL 10/10/2023 2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024 PLANNING APPLICATION RESUBMITTAL#2 01/29/2024 3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024 ON-SITE STORMWATER MANAGEMENT PLAN SCALE: 1"=20' BESPOKE C.3 SPECIAL PROJECT CONDITIONS DEVELOPMENT CATEGORY ZONE IMPERVIOUS AREA (AC) SURFACE PARKING PERMANENT STRUCTURE SITE COVERAGE (%) FAR OR DU/AC TOTAL ALLOWABLE CREDIT TOTAL USED CREDIT1 COMMERCIAL CATEGORY B CBD/R 0.77 NO SURFACE PARKING 99% 4.76 FAR 100% 100% RESIDENTIAL CATEGORY B CBD/R 0.33 NO SURFACE PARKING 87% 187 DU/AC 100% 40% 1 THE PROJECT TO PRESERVE THE RIGHT IN THE FUTURE FOR FULL USE OF ALLOWABLE STORMWATER CREDITS TO USE NON-LID TREATMENT SUCH AS HIGH FLOW MEDIA FILTERS AND/OR HIGH FLOW-RATE TREE WELL FILTERS AS ALLOWED PER C.3 REGULATION FOR SPECIAL PROJECTS. 1 RAISED BIORETENTION PLANTER ON STRUCTURESCALE: NTS 2 CONTECH STORMFILTER VAULT STANDARD DETAIL WITH CARTRIDGE SYSTEM SCALE: NTS * PER CONTECH STORMFILTER VAULT DESIGN NOTES AS SHOWN IN DETAIL 2/C4.00. 1 3 3 1144 of 11211 EAST 4TH AVENUE
SOUTH B STREET
RAILROAD AVENUE EAST 5TH AVENUE BMP 6 BIORETENTION BMP 8 BIORETENTION DMA 8 DMA 8 DMA 6DMA 7 BMP 7 BIORETENTION DMA 9 DMA 5 BMP 9 BIORETENTION BMP 5 BIORETENTION WEST SIDE OF S. B STREET PART OF DRAEGER'S PROJECT SHOWN FOR REFERENCE ONLY HARDSCAPE LANDSCAPE ON STRUCTURE ROOF FLOW DIRECTION MECHANICAL FILTRATION VAULT PARKING COURTESY STRIP LANDSCAPE TREATMENT PLANTER DRAINAGE AREA BOUNDARY PROPERTY LINE AREA OUTSIDE OF CALCULATIONS LEVEL BOTTOM SURFACE AND ELEVATION PER PLAN PERFORATED PIPE WITH 0.5% SLOPE 18" MIN DEPTH OF BIORETENTION SOIL MIX, SEE SPECIFICATIONS. 12" MIN DEPTH CLASS II PERMEABLE DRAIN ROCK 2" FREEBOARD 12" PONDING DEPTH VARIES CURB FOR FALL PROTECTION WITH CURB OPENINGS 4"-6" CURB WITH CURB OPENINGS SIDEWALK PER PLAN CONCRETE GUTTER PER PLANS VARIES VARIES 20" MAX 4" MIN LEGEND C4.01 CONCEPT STORMWATER MANAGEMENT PLAN - OFF-SITE 1" = 20' PCRA 21-034.2 P:\2021\21-034.2_DTSM_Talbots\03_Design\01_CAD\01_Pre-App\C4.00 CONCEPT STORMWATER MANAGEMENT PLAN.dwg ,C4.01,Piper Crawford,5/31/2024 2:00:26 PM,ARCH full bleed E1 (30.00 x 42.00 Inches) ,1:1 RMW Architecture Interiors 30 E Santa Clara St. Suite 200 San Jose California 95113 Office 408 294-8000 Fax 408 294-1747 rmw.com SHEET NUMBER: STAMP:
plot date : REVISIONS :NOT FOR CONSTRUCTION ISSUE: ISSUE DATE: SCALE: PROJECT NUMBER: CHECKED BY: DRAWN BY: SHEET NAME: CLIENT: PROJECT NAME & ADDRESS:1/6/2022 2:25:27 PM 445 S B STREET SAN MATEO, CA, 94401 www.sherwoodengineers.com 2548 Mission Street San Francisco, CA 94110 BESPOKE # DESCRIPTION DATE PLANNING APPLICATION 02/01/2023 1 PLANNING APPLICATION RESUBMITTAL 10/10/2023 2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024 PLANNING APPLICATION RESUBMITTAL#2 01/29/2024 3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024 OFF-SITE STORMWATER MANAGEMENT PLAN SCALE: 1"=20' North 0 10' 20' 40' 1 AT-GRADE BIORETENTION PLANTER WITH CURBS SCALE: NTS NOTES 1. DUE TO LIMITED AVAILABILITY ON RAILROAD AVE FRONTAGE, A 12-INCH PONDING DEPTH FOR ALL BIORETENTION PLANTERS WILL BE REQUIRED TO ACHIEVE THE REQUIRED TREATMENT. 2. ALL BIORETENTION WILL BE PER DETAILS 1 AND 2 , AND WILL INCORPORATE A MINIMUM 4-INCH CURB HEIGHT FOR FALL PROTECTION FROM THE SIDEWALK SIDE. 1 2 2 3 1145 of 11211 EAST 4TH AVENUE
SOUTH B STREET
RAILROAD AVENUE EAST 5TH AVENUE WATERSHED 1 EXISTING Q = 2.15 CFS Q WATERSHED BOUNDARY EAST 4TH AVENUE
SOUTH B STREET
RAILROAD AVENUE EAST 5TH AVENUE WEST SIDE OF S. B STREET PART OF DRAEGER'S PROJECT SHOWN FOR REFERENCE ONLY WATERSHED 1 PROPOSED Q = 2.09 CFS CONNECTION AS REQUESTED PER CITY OF SAN MATEO SD SDCO SDCO UD SD SDCO SDCO UD UD SDCO SDCO UD SDCO UD UD UD SDCO SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD
SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SDCO SDCO SDCO SDCO SDCO SDCO SDCO SDCO (P) STORM DRAIN CLEANOUT (P) DRAINAGE INLET SDCO (P) 6" AREA DRAIN (P) POC SD (P) SD MANHOLE North 0 10' 20' 40' LEGEND C5.00 CONCEPT STORM DRAIN CAPACITY STUDY 1" = 20' PCRA 21-034.2 P:\2021\21-034.2_DTSM_Talbots\03_Design\01_CAD\01_Pre-App\C5.00 CONCEPT STORM DRAIN CAPACITY STUDY.dwg ,C5.00,Piper Crawford,5/31/2024 2:02:41 PM,ARCH full bleed E1 (30.00 x 42.00 Inches) ,1:1 RMW Architecture Interiors 30 E Santa Clara St. Suite 200 San Jose California 95113 Office 408 294-8000 Fax 408 294-1747 rmw.com SHEET NUMBER: STAMP:
plot date : REVISIONS :NOT FOR CONSTRUCTION ISSUE: ISSUE DATE: SCALE: PROJECT NUMBER: CHECKED BY: DRAWN BY: SHEET NAME: CLIENT: PROJECT NAME & ADDRESS:1/6/2022 2:25:27 PM 445 S B STREET SAN MATEO, CA, 94401 www.sherwoodengineers.com 2548 Mission Street San Francisco, CA 94110 BESPOKE # DESCRIPTION DATE PLANNING APPLICATION 02/01/2023 1 PLANNING APPLICATION RESUBMITTAL 10/10/2023 2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024 PLANNING APPLICATION RESUBMITTAL#2 01/29/2024 3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024 EXISTING CONDITIONS SCALE: 1"=20' PROPOSED CONDITIONS SCALE: 1"=20' EXISTING BESPOKE ON-SITE STORM DRAIN FLOW CALCULATIONS DMA AREAS (sf) AVERAGE RUNOFF COEFFICIENT TIME OF CONCENTRATION (mins) INTENSITY (in/hr) 10-YR STORM EVENT RUNOFF (cfs) DRAINAGE LOCATION EXISTING ON-SITE WATERSHED 1 IMPERVIOUS 49963 0.99 10 1.87 2.15 SHEET & PIPE FLOW TO STORM DRAIN PERVIOUS 637 SYSTEM ON E 5TH AVE TOTAL 50600 - - - 2.15 PROPOSED BESPOKE ON-SITE STORM DRAIN FLOW CALCULATIONS DMA AREAS (sf) AVERAGE RUNOFF COEFFICIENT TIME OF CONCENTRATION (mins) INTENSITY (in/hr) 10-YR STORM EVENT RUNOFF (cfs) DRAINAGE LOCATION PROPOSED ON-SITE IMPERVIOUS 47961 0.96 10 1.87 2.09 SHEET & PIPE FLOW TO STORM DRAIN LINE PERVIOUS 2639 ON S. B STREET TOTAL 50600 - - - 2.09 1 3 3 1146 of 11211 EAST 4TH AVENUE
SOUTH B STREET
RAILROAD AVENUE EAST 5TH AVENUE EAST 4TH AVENUE
SOUTH B STREET
RAILROAD AVENUE EAST 5TH AVENUE North 0 10' 20' 40' C6.00 CONCEPT TURNING ANALYSIS STUDY1" = 20' PCRA 21-034.2 P:\2021\21-034.2_DTSM_Talbots\03_Design\01_CAD\01_Pre-App\C6.00 CONCEPT TURNING ANALYSIS STUDY.dwg ,C6.00,Piper Crawford,5/31/2024 2:04:00 PM,ARCH full bleed E1 (30.00 x 42.00 Inches) ,1:1 RMW Architecture Interiors 30 E Santa Clara St. Suite 200 San Jose California 95113 Office 408 294-8000 Fax 408 294-1747 rmw.com SHEET NUMBER: STAMP:
plot date : REVISIONS :NOT FOR CONSTRUCTION ISSUE: ISSUE DATE: SCALE: PROJECT NUMBER: CHECKED BY: DRAWN BY: SHEET NAME: CLIENT: PROJECT NAME & ADDRESS:1/6/2022 2:25:27 PM 445 S B STREET SAN MATEO, CA, 94401 www.sherwoodengineers.com 2548 Mission Street San Francisco, CA 94110 BESPOKE # DESCRIPTION DATE PLANNING APPLICATION 02/01/2023 1 PLANNING APPLICATION RESUBMITTAL 10/10/2023 2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024 PLANNING APPLICATION RESUBMITTAL#2 01/29/2024 3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024 PASSENGER CAR TURNING ANALYSIS ALONG RAILROAD AVE SCALE: 1"=20' GARBAGE TRUCK TURNING ANALYSIS ALONG RAILROAD AVENUE SCALE: 1"=20' NOTES 1. GARBAGE TRUCK TO BE REPRESENTATIVE OF CITY OF SAN MATEO RECOLOGY GARBAGE TRUCK. 1 PASSENGER CAR VEHICLE PROFILE SCALE: 1" = 10' 1 GARBAGE TRUCK VEHICLE PROFILE SCALE: 1" = 10' 1 1147 of 11211 06/10/2024 06/10/2024
1148 of 11211
06/10/2024 06/10/2024 1149 of 11211
06/10/2024 06/10/2024 1150 of 11211
C1 equals 6'-8" clear minimum per San Mateo Vehicle Bay dimension criteria for lower vehicle storage C2 equals 5'-0" clear minimum per San Mateo Vehicle Bay dimension criteria for upper vehicle storageThe max. vehicle length will be 17'-5" min. unobstructed.The minimum unobstructed width where a vehicle is parked on a pallet will have 6'-9" clear.The backup space behind the mechanical parking system will be 24'-0" minimum.The systems do not provide parking for visitors or any of the required accessible stalls. Those are shown on the parking plans.
Emergency backup power will be provided for the systems to function during power outages. The owner must always have an agreement in place for professionalsupport of all mechanical parking systems as soon as installed and while in operation. The owner at their own expense must provide at 6 months and annually thereafter a report to the planning division on vehicle retrieval times and failure rates of the systems. The owner must make repairs to keep the system functioning properly. The mechanical system must meet all applicable local, state, and federal standards, including but not limited to Fire and Building code requirements.
MAY 23, 2024
PARKING OPERATIONS NARRATIVE
The project includes parking for the residential and mixed-use buildings. Secured resident parking is located below the residential building and is connected via separate elevators. The remainder of the basement level is dedicated to commercial parking with a designated elevator connection that provides access to the ground floor retail and commercial spaces above. All users share the entry/exit ramp. Tenants access the secured parking area via RFID technology. The residential parking area is utilizing mechanical parking. The team is still evaluating the manufacturer, but the appropriate level of system detail will be provided on the Plan Check submittal. All City criteria around stall and vehicle size and clearances will be maintained. The owner will have an ongoing maintenance contract for support. The building will also have the ability to use the system during power outages. The system under consideration by the Applicant team at this time is the Klaus TrendVario 6200+, a lift and slide (puzzle lift) stacker systems. This is a semi-automated, independently accessible system. Each stall moves horizontally or vertically depending on their position and can be accessed without manually moving another vehicle. Gates or screens block off the parking spaces to keep the system secure while the stalls are in motion. These systems can be activated by key fob to assigned users. When used in tandem, the back row of stalls aligns its open space with the open space of the front stall and allows the user to pull into the back space. The average retrieval time to retrieve or park a car within this system is approximately 2 1/2 minutes. This is a very common system in projects of this type and all users will be trained on its use and operations and what to do in the event of a malfunction. Emergency backup power will be provided for the systems to function during power outages. The owner must always have an agreement in place for professional support of all mechanical parking systems as soon as installed and while in operation. The owner at their own expense must provide at 6 months and annually thereafter a report to the planning division on vehicle retrieval times and failure rates of the systems. The owner must make repairs to keep the system functioning properly.