DENSITY BONUS INCENTIVE/CONCESSION AND WAIVER SUMMARY
The i
ncentives/concessions and waivers to the following standards have been identified, to be applied pursuant to State Density Bonus Law:
In
centives/Concessions
As detailed in the density bonus request letter, the applicant has requested two concessions/incentives
1. Fl
oor Area Ratio (FAR) Increase – Per General Plan Land Use Policy 5 and San Mateo Municipal Code (“SMMC”) Section 27.38.060(a) limits the maximum FAR to 3.0. The project proposes a 4.90 FAR to allow for additional commercial and residential square footage. The application contends that reducing the floor area proportionally across the project to meet the 3.0 FAR maximum would result in the loss of 41 affordable housing units as well as 60,626 square feet of commercial square footage that is intended to help subsidize —and thereby provide for —the Project’s affordable housing units.
2. Ope
n Space Reduction – SMMC Section 27.38.130(c) requires a minimum of 8,520 square feet of open space. The project proposes 4,000 square feet of open space. The application contends that this concession/incentive will provide actual and identifiable cost reductions in that it will allow for the construction of the affordable residential units.
Wai
vers
As detailed in the density bonus request letter, the applicant has requested six waivers:
1. St
reet Wall Area Limitations – SMMC Section 27.42.010 limits structures and buildings on parcels identified as Street Wall Area on the Building Height and Bulk Plan in the Downtown Specific Plan in accordance with the following diagram:
Th
e application exceeds these street wall height limits in several places in both the residential and commercial buildings in order to accommodate the requested FAR concession noted above.
2. Bul
k Dimensions Above 55 Feet – SMMC Section 27.40.030 limits the maximum bulk dimensions for portions of the commercial building above 55 feet; specifically, a maximum building dimension of 150 lineal feet and a maximum diagonal dimension of 170 lineal feet. The project proposes an overall dimension for the commercial building of 227 feet by 210 feet in order to accommodate the requested FAR concession noted above.
3. Com
mercial Building Height – General Plan Map L-4 allows maximum building heights up to 75 feet where a project provides public benefit. The project proposes to have a maximum building
height up to 85 feet in order to accommodate the requested FAR concession noted above and proposes various public benefits as enumerated in the staff report.
4. Residential Building Height – General Plan Map L-4 allows maximum building heights of 75 feet.
The project proposes to have a maximum building height of 87 feet in feet in order to accommodate the requested FAR concession noted above and proposes various public benefits as enumerated in the staff report.
5. Dwelling Floor Area – SMMC Section 27.22.110 requires the minimum residential unit sizes of 540 square feet (one-bedroom with kitchen units), 750 square feet (two-bedroom with kitchen units), and 960 square feet (three-bedroom with kitchen units). The project proposes some of the one- bedroom units at 450 square feet and some of the three-bedroom units at 920 square feet.
6. Streetwall Setbacks – SMMC Section 27.38.100 requires the streetwall/open space setback maximum to be no more than 40% of the building line. Along Railroad Avenue, the project proposes such setbacks to be 45% of the building line.
www.coxcastle.com Los Angeles | Orange County | San Francisco Cox, Castle & Nicholson LLP
50 California Street, Suite 3200
San Francisco, California 94111-4710
P: 415.262.5100 F: 415.262.5199
Christian H. Cebrian
415.262.5123
[email protected]
File No. 089642
June 17, 2024
VIA E-MAIL
Mr. Rendell Bustos
City of San Mateo
Community Development Department
330 West 20th Avenue
San Mateo, CA 94403
Re: Updated State Density Bonus Law Request Letter
445 South B Street Project
Dear Mr. Bustos,
On behalf of DTSM Talbots Venture, LLC (“Applicant”), we are submitting this updated State Density Bonus Law (“SDBL”) request for the proposed 100% affordable, 71-unit mixed- use development, including separate residential and commercial structures and an underground parking garage with 137 spaces (the “Project”), located at 445 South B Street (APNs 034-179- 010, -020, -030, -040, -050, -060) (the “Property”) in the City of San Mateo (the “City”).
As set forth below, the Project qualifies for a density bonus as well as certain incentives, concessions, waivers, and vehicular parking ratios under the SDBL. The Applicant also reserves the right to update and/or amend these requests in the future as the application process continues.
1. Density Bonus
The SDBL applies to housing development projects1 that provide on-site affordable housing and provides for, among other things, increased residential density over the maximum density otherwise allowed under local law. Here, with the exception of a manager’s unit, Project units would be restricted to lower income households (80% Area Median Income (AMI) or less) with a target average AMI of 60% or less. The Property also is located within one-half mile of a major transit stop (the downtown San Mateo Caltrain Station).
Under the City’s presumptive land use controls, the Project’s “base density” would be 58 units (i.e., the Project site is 1.16 acres, and its CBD/R zoning district permits 50 units per acre).
The Project therefore requests a density bonus of approximately 22% to allow for the 71 units.
The Project’s qualification under the SDBL also entitles the Project to receive four incentives or
1 A “housing development” includes “mixed-use developments.” (Gov. Code, § 65915(i).) Mr. Rendell Bustos
June 17, 2024
concessions (Gov. Code, § 65915(d)(2)(D)), an unlimited number of waivers (id. § 65915(e)(1)), and certain vehicular parking ratios (id. § 65915(p)(3)), all as further specified below.
2. Incentives and Concessions
(a) Legal Standard
An incentive or concession is a reduction in development standards or modification of zoning or architectural requirements, or any other regulatory incentive or concession proposed by the developer, that results in identifiable and actual cost reductions to provide for affordable housing costs.2 (Gov. Code, § 65915(k).) The California Housing and Community Development Department (“HCD”) has taken the position that the SDBL “clearly indicates that requirements beyond development standards are eligible” as incentives or concessions, including “regulatory requirements,” provided that the request has identifiable and actual cost reductions. (HCD Letter of Inquiry and Technical Assistance to City of San Jose, Dec. 14, 2021, at p. 3.)
Courts have explained that an applicant is not required to prove that a requested incentive or concession would lead to cost reductions. Rather, specific requests are “presumed” to result in cost reductions, and an agency bears the burden to demonstrate otherwise if it intends to deny a request. (See Bankers Hill 150 v. City of San Diego (2022) 74 Cal.App.5th 755, 770 [citing Schreiber v. City of Los Angeles (2021) 69 Cal.App.5th 549, 555].) Likewise, while an applicant may be required to provide a basic explanation as to why a project is eligible to receive an incentive or concession (e.g., drawings and the like), an agency cannot require preparation of a supporting report or study. (See, e.g., HCD Notice of Violation to City of Encinitas, March 25, 2021, at pp. 3-4 [“The Legislature was clear that no additional studies, reports, or analysis were to be required.”].) Cost reductions, HCD has noted, “should be apparent from the project application, thus negating any need for ‘financial analysis or report.”’(Id.)
A local agency must grant an incentive or concession unless it can make written findings, based upon substantial evidence, according to certain specified statutory limitations. The only reasons to deny a requested incentive or concession are if: (i) the incentive or concession would not result in identifiable and actual cost reductions; (ii) the incentive or concession would have a specific, adverse impact on public health and safety, and there is no feasible way to mitigate or avoid that impact without rendering the development unaffordable to low income and moderate income households; (iii) the incentive or concession would have an adverse impact on any real property listed in the California Register of Historical Resources; or (iv) the incentive or concession would be contrary to state or federal law. (Gov. Code, § 65915(d)(1).)
2 Since 2017, the SDBL no longer requires a showing that a requested incentive or concession is required to make a project economically feasible. (Stats. 2016, ch. 758, § 1.) Mr. Rendell Bustos
June 17, 2024
(b) Request for Incentives and Concessions
As set forth above, the Project qualifies for four incentives and concessions under the SDBL. (Gov. Code, § 65915(d)(2)(D).) The Applicant requests the following two concessions at this time, and it reserves the right to identify additional incentives or concessions in the future. (i) Floor Area Ratio (“FAR”) (General Plan Map LU-5)
The Property is located in the Central Business District, which sets a maximum FAR of
3.0. (Muni. Code, § 27.38.060(a).) The Project is proposed with an FAR of 4.74, which exceeds this presumptive standard. (See Sheet A0.1.) Application of the 3.0 FAR limitation, however, would require the removal of at least two stories from both the residential and the commercial structure. Reducing the floor area proportionally across the project would result in the loss of 41 affordable housing units as well as 60,626 square feet of commercial square footage that is intended to help subsidize —and thereby provide for—the Project’s affordable housing units.
Based on recent leasing data for locations in the Peninsula market (Newmark 2Q23 North Peninsula Office Report), application of the 3.0 FAR limit would result in a substantial loss in gross rental revenue for the commercial project per year. The loss of leasable space would also result in the project’s fixed costs, such as the parking garage, being borne by a smaller revenue generating project component which impacts project financial feasibility. The increased fixed cost burden ratio would likely result in less project subsidy being available for the affordable housing units.
The Project therefore requests a concession under the SDBL to exceed the otherwise applicable FAR limit of 3.0 of up to 4.90 FAR (rounded up from 4.74 FAR to address any minor adjustments needed during the construction drawing phase of processing). This concession will provide actual and identifiable cost reductions in that it will allow for the construction of the affordable residential units. As explained below, in connection with this concession, the Project also is requesting several derivative waivers necessary to achieve the increased FAR. (ii) Residential Open Space (Muni Code, § 27.38.130(c)) The City requires 80 square feet of private open space per unit, or common open space of 150% of the private requirement. For common open space, this results in a requirement of 8,520 total square feet for the 71 residential units. The Project is able to provide approximately 4,457 square feet of common open space through a second -story terrace.
Increasing the amount of common open space through an additional rooftop terrace would only add 735 square feet of open space, which would not provide significant space for additional amenities. An estimated cost for constructing a rooftop terrace would be an additional $750,000 to $1,000,000, not including any soft costs or further build-out of the terrace. The increased costs includes factors such as the need to extend the elevator to one additional floor and to include an elevator penthouse and soundproofing units below roof deck. This cost will likely affect the Project’s competitiveness in State financing regarding points related to cost Mr. Rendell Bustos
June 17, 2024
containment strategies.
The Project therefore requests a concession under the SDBL to provide 4,000 square feet of common open space (rounded down from the current design of 4,457 to address any minor adjustments needed at the construction drawing phase of processing) This concession will provide actual and identifiable cost reductions in that it will allow for the construction of the affordable residential units.
3. Waivers
(a) Legal Standard
In addition to incentives or concessions, a developer may request a waiver of any development standard that would have the effect of physically precluding the construction of a development at the density or with the incentives or concessions permitted by the SDBL. (Gov.
Code, § 65915(e)(1).) A “development standard” includes any “site or construction condition including, but not limited to, a height limitation, a setback requirement, a floor area ratio, an onsite open-space requirement, a minimum lot area per unit requirement, or a parking ratio that applies to a residential development pursuant to any ordinance, general plan element, specific plan, charter, or other local condition, law, policy, resolution, or regulation.” (Id. § 65915(o)(2).)
An applicant is not limited in the number of waivers it may request, and the scope of potential waivers has been broadly interpreted by the courts. (See, e.g., Bankers Hill 150 v. City of San Diego (2022) 74 Cal.App.5th 755; Wollmer v. City of Berkeley (2011) 193 Cal.App.4th 1329.) There also are no financial criteria for granting a waiver; to establish eligibility for a waiver, the required showing is that the project qualifies for a density bonus. (HCD Notice of Violation Letter to the City of Encinitas, Jan. 20, 2022, at p. 3.) A waiver also must be granted if necessary to facilitate a requested incentive or concession. (HCD Letter of Technical Assistance to the City of San Jose, May 20, 2022, at pp. 2-3.) These types of “derivative waivers should be considered and approved in a perfunctory manner by the local agency.” (Id. at p. 3.)
As with incentives or concessions, an agency can deny a waiver only under certain limited circumstances. The only reasons to deny a waiver are if: (i) the waiver would have a specific, adverse impact on health or safety and there is no feasible way to mitigate or avoid the specific adverse impact; (ii) the waiver would have an adverse impact on any real property listed in the California Register of Historical Resources; or (iii) the waiver would be contrary to state or federal law. (Gov. Code, § 65915(e)(1).) A court also recently held that an agency cannot deny a waiver even if the developer could have designed its project in some other way that might have minimized the need for the waiver. (Bankers Hill 150, 74 Cal.App.5th at 755; see also Wollmer, 193 Cal.App.4th 1329, 1346 [“Standards may be waived that physically preclude construction of a housing development meeting the requirements for a density bonus, period.”].)
Mr. Rendell Bustos
June 17, 2024
(b) Requests for Waivers
The Applicant requests waivers from the following applicable City development standards, application of which otherwise would physically preclude construction of the Project at the density and with the incentives and concessions permitted by the SDBL. (i) Street Wall Area Limitations (Muni. Code, § 27.42.010) The Applicant requests a waiver from the City’s street wall area limitations (see Muni.
Code, § 27.42.010), compliance with which would result in the loss of a substantial portion of both the residential and commercial components of the Project. Absent this waiver, the Project could not fit as many residential units or as much commercial square footage on the Property, thereby precluding construction of the proposed development at the density and with the incentives and concessions permitted by the SDBL. (Gov. Code, § 65915(e).) Specifically, this waiver is necessary to achieve the requested FAR concession. See below details outlining impact of standard on square footage.
Specifically, without this waiver, the commercial building would lose:
Floor 3: 2,182 sf
Floor 4: 5,784 sf
Floor 5: 7,522 sf
Floor 6: 2,078 sf
Total Loss: 17,566 sf
(See Sheet A0.20.)
The residential building would lose:
Floor 2: 2,629 sf (7 units)
Floor 3: 3,982 sf (5 units)
Floor 4: 6,155 sf (10 units)
Floor 5: 7,954 sf (10 units)
Floor 6: 9,570 sf (11 units)
Floor 7: 10,480 sf (12 units)
Total Loss: 40,770 sf (55 units)
(See Sheet AR3.21.)
Nonetheless, the Project building mass will be mitigated by utilizing varying materials and massing breaks and enhancing the pedestrian experience via increased sidewalk widths and street scape.
Mr. Rendell Bustos
June 17, 2024
(ii) Bulk Dimensions Above 55 Feet (Muni. Code, § 27.40.030) The Applicant requests a waiver from maximum bulk dimensions for those portions of the commercial building above 55 feet of: (i) maximum building dimension of 150 lineal feet; and (ii) maximum diagonal dimension of 170 lineal feet. (Muni. Code, § 27.40.030.) The project proposes an overall dimension for the commercial building of 227 feet by 210 feet. To mitigate this increase in bulk, the project is broken down on the upper floors by steps to reduce mass. On the 5th floor the building has steps of 56 feet by 41 feet, 18 feet by 21 feet, and 18 feet by 21 feet on the corner of 4th Ave. & B Street, the corner of 5th Ave. & B Street, and the corner of 5th Ave. & Railroad Ave., respectively. On the 6th floor, the building steps back 56 feet by 67 feet, 21 feet by 152 feet, and 18 feet by 168’ on the 4th Avenue face, the B Street face, and the 5th Avenue face, respectively. (See Sheet A0.21-diagram (1) and (3).) Absent this waiver, the Project would not be able to achieve the requested FAR concession, thereby precluding construction of the development at the density and with the incentives and concessions permitted by the SDBL. (Gov. Code, § 65915(e).)
Specifically, without this waiver, the commercial building would lose:
Floor 5: 17,788 sf
Floor 6: 8,179 sf
Total Loss: 25,985 sf
(See Sheet A0.21-diagram (2) and (4).)
(iii) Commercial Building Height (General Plan Map LU-4) The Commercial Building is proposed to have a maximum building height of 83 feet and nine inches in order to accommodate the Commercial Buildings 6th floor. The 6th floor is a project revision intended to roughly maintain the previously planned commercial square footage while also accommodating the additional 11 affordable units requested in the May, 2023 City Council study session. The building would require an elevator overrun of 13 feet as well as mechanical screening (per SMCC 21.17.060 (f)) to screen the elevator overrun and rooftop mechanical equipment, for a top of parapet of 96 feet and nine inches. (See Sheet A3.0-3.1.) The General Plan allows maximum building heights up to 75 feet where a project provides public benefits (heights may otherwise be limited to 55 feet). The Project would provide substantial public benefits in the form of, among other things: (i) a 100% affordable residential component (aside from one manager’s unit) providing 71 affordable units which is substantially above the City’s otherwise required nine (9) low income units for the 58-unit base project; and (ii) a 4,622 square-foot space for Self-Help for the Elderly (a non-profit entity improving the lives of elderly citizens), which will be made available at an extremely below market rent. Whichever height limit applies, the Applicant requests a waiver to allow for building height up to 85 feet (rounded up from the current design to account for minor adjustments that may be made during the construction drawing phase of processing). We understand the elevator overrun and screening are excluded from the calculation of building height. (SMMC 27.02.060). Absent this waiver, the Mr. Rendell Bustos
June 17, 2024
Project would not be able to achieve the requested FAR concession, thereby precluding construction of the development at the density and with the incentives and concessions permitted by the SDBL. (Gov. Code, § 65915(e).)
Specifically, without the requested waiver, the Project would lose the following square footages:
Area loss to meet 75’ – 0” height:
Floor 6: 17,950 sf
Total Loss: 17,950 sf
(See Sheets A3.0 – 3.1. A0.1)
Area Loss to meet the 55’ – 0”:
Floor 6: 27,552 sf
Floor 5: 17,950 sf
Total Loss: 45,502 sf
(See Sheets A3.0 – 3.1. A0.1)
(iv) Residential Building Height (General Plan Map LU-4) The residential building would have a top of roof of approximately 76 feet. The building’s stair penthouse height is an additional 9 feet, 6 inches from top of roof plate. The stair penthouse’s top of plate would be 85 feet, 6 inches. ( See Sheet AR3.10-3.20.) The General Plan allows maximum building heights up to 75 feet where a project provides public benefits (heights may otherwise be limited to 55 feet). As explained in Section 3(b)(iii) above, the Project would provide substantial public benefits. Whichever height limit applies, the Applicant requests a waiver to allow for building height up to 87 feet (rounded up from the current design to account for minor adjustments that may be made during the construction drawing phase of processing).
Absent this waiver, the Project would not be able to achieve the requested FAR concession or the proposed number of residential units, thereby precluding construction of the development at the density and with the incentives and concessions permitted by the SDBL (Gov. Code, § 65915(e).)
Specifically, without the requested waiver, the Project would lose the following square footages and units:
Area loss to meet 75’ – 0” height allowance:
Floor 7: 10,747 sf (loss of 12 units)
Total Loss: 10,747 sf
Mr. Rendell Bustos
June 17, 2024
Area Loss to meet the 55’ – 0” allowance:
Floor 7: 10,747 sf (loss of 12 units)
Floor 6: 10,747 sf (loss of 12 units)
Total Loss: 21,494 sf (loss of 24 units)
(See Sheet AR3.10-3.20.)
(v) Dwelling Floor Area (Muni. Code, § 27.22.110)
The Applicant requests a waiver from the City’s required minimum residential unit sizes of 540 square feet (one-bedroom with kitchen units), 750 square feet (two-bedroom with kitchen units), and 960 square feet (three-bedroom with kitchen units). (Muni. Code, § 27.22.110.) Some of the one-bedroom and three-bedroom floor plans are below the required minimum dimensions.
Absent this waiver, the Project would be physically precluded density and with the incentives and concessions permitted by the SDBL. (Gov. Code, § 65915(e).) Specifically, absent this waiver, seven (7) one-bedroom units and ten (10) three-bedroom units would be physically precluded. ( See Sheets A1.1, A4.0, A4.1, C3.0, C4.0.) The proposed unit sizes associated with the requested waiver all meet the California Tax Credit Allocation Committee (TCAC) unit size minimum requirements.
(i) Streetwall (Muni. Code § 27.38.100).
Complying with Section 27.38.100’s streetwall/open space setback maximums (not exceed 40% of building line) on Railroad Avenue would physically preclude the proposed density bonus project. The project as designed has total setbacks along Railroad Avenue equaling 45% of the building line. This is caused by the design of the trash enclosure facilities placed on Railroad Avenue at the direction of City staff and meeting the design and operational requirements of both the City and Recology. The depth of the setback is designed to allow a layby lane for consolidated trash staging and service for both residential and commercial in the street on Railroad Avenue while maintaining the existing roadway width (13’ travel lane) and preserving the 5.5’ width of the sidewalk. The length of the setback is the result of the number of bins that are staged concurrently and the spacing required to meet Recology’s operational requirements. For example, Recology requires approximately 8'-10' distance between compacted bins and 1’-2’ between loose bins. The project requires 3 compacted commercial bins, 1 compacted residential bin, and 1 loose residential bin need to be able to concurrently staged in the building line setback area at the same time which forecloses compliance with Section
27.38.100 and necessitates the required waiver. Please refer to Sheet C2.10 (1) for more detail regarding the Trash Staging Plan. Refer to Sheet A1.1 for the proposed building setbacks.
Likewise, complying with Section 27.38.100’s streetwall/open space setback maximums (not exceed 25% of building line) on 4th Avenue would physically preclude the proposed density bonus project. The project as designed has setbacks along 4th Avenue along all of the residential structure’s frontage. This is caused by the need to comply with Cal/OSHA clearance requirements from the nearest overhead electric conductor for both structures and scaffolding.
Mr. Rendell Bustos
June 17, 2024
The residential structure is setback approximately 4’ along its frontage to provide the required minimum 6’ of clearance required for the scaffolding necessary for construction of the Project.
Strict compliance with the City’s streetwall standard would physically preclude construction of the residential structure as compliance with Cal/OSHA safety standards would be infeasible.
4. Parking
Because the Project is located within one-half mile of a major transit stop, there is no minimum vehicle parking requirement under recently enacted AB 2097. (Gov. Code, § 65863.2.) Upon the request of the Applicant, the City also cannot impose vehicular parking standards under the SDBL. (Gov. Code, § 65915(p)(3)(A).) The Project has 137 parking spaces in a subterranean garage, 37 of which would be reserved for the residential units. Additionally, 25 of the commercial parking spaces will be available for after-hour residential use. * * *
Please feel free to call me if you have any questions regarding any of the above requests.
We look forward to continuing work with the City to activate this entire block of San Mateo.
Sincerely,
Christian H. Cebrian
CHC:mlh
089642\16858708v10
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 REQUIREMEN TS
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 LAN DSCAPE 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:
6/14/2024 10:45:10 AM
12" = 1'-0"
A0.1
COVER SHEET
PLANNING APPLICATION RESUBMITTAL
#3 TBD
2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
GENERAL INFORMATION PROPOSED BUILDING AREA PARKING CALCULATIONS
VICINITY MAP
R ISSUED FOR REFERENCE ONLY
X ISSUED AS PART OF THIS SET
ISSUE LOG KEY:
SHEET # SHEET NAME
PLANNING APPLICATION
PLANNING RESUBMITTAL
PLANNING RESUBMITTAL#2
PLANNING RESUBMITTAL #3
ISSUE #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 APPLICATION
PLANNING RESUBMITTAL
PLANNING RESUBMITTAL#2
PLANNING RESUBMITTAL #3
ISSUE #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
02/01/2023
02/01/2023
09/22/2023
09/22/2023
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 TBD
22 2
2 2
2 01/29/2024
01/29/2024
2 2
2 2
3 06/10/2024
06/10/2024
3 3
3 3
OPEN SPACE CALCULATIONS
3 3
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"
21 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"
JI 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 :
REVISIONS :
NOT FOR
CONSTRUCTION
ISSUE:
ISSUE DATE:
SCALE:
PROJECT NUMBER:
CHECKED BY:
DRAWN BY:
SHEET NAME:
CLIENT:
PROJECT NAME & ADDRESS:
6/14/2024 10:47:53 AM
As indicated
A0.20
BUILDING MASSING
DIAGRAMS
PLANNING APPLICATION RESUBMITTAL
#3 TBD
2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
3/64" = 1'-0" 5STREETWALL SETBACK PLAN - FLOOR 3
3/64" = 1'-0" 3STREETWALL SETBACK PLAN - FLOOR 4
3/64" = 1'-0" 6STREETWALL SETBACK PLAN - FLOOR 5
3/64" = 1'-0" 4STREETWALL SETBACK PLAN - FLOOR 6
3/32" = 1'-0" 1STREETWALL 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" 2STREETWALL SECTION - B STREET
1 # DESCRIPTION DATE
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024
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: 17,7 88 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: 8,17 9 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
CONSTRUCTION
ISSUE:
ISSUE DATE:
SCALE:
PROJECT NUMBER:
CHECKED BY:
DRAWN BY:
SHEET NAME:
CLIENT:
PROJECT NAME & ADDRESS:
6/14/2024 10:47:56 AM
1" = 20'-0"
A0.21
BUILDING MASSING
DIAGRAMS
PLANNING APPLICATION RESUBMITTAL
#3 TBD
2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
1" = 20'-0" 1BUILDING SETBACK PLAN - FLOOR 5
1" = 20'-0" 2BULK DIMENSION ABOVE 55' PLAN - FLOOR 5
1 1" = 20'-0" 3BUILDING SETBACK PLAN - FLOOR 6
1" = 20'-0" 4BULK DIMENSION ABOVE 55' PLAN - FLOOR 6
# DESCRIPTION DATE
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024
36 Bikes
12 Bikes 16 Bikes
24 Bikes
DN
DN
UP
FEC
UP
FEC
4TH AVENUE
5TH 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 FRONTAGE
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 97.12 FFE 97.23 FFE 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:
STAMP:
plot date :
REVISIONS :
NOT FOR
CONSTRUCTION
ISSUE:
ISSUE DATE:
SCALE:
PROJECT NUMBER:
CHECKED BY:
DRAWN BY:
SHEET NAME:
CLIENT:
PROJECT NAME & ADDRESS:
6/14/2024 10:48:26 AM
3/32" = 1'-0"
A1.1
PROPOSED SITE PLAN
PLANNING APPLICATION RESUBMITTAL
#3 TBD
2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
3/32" = 1'-0" 1SITE 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 CI VIL DRAWINGS 5 PROPOSED IMPROVEMENTS TO PUBLIC R.O.W. REFER TO CI VIL 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 TBD
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 10 87654321
1 A4.0
__________
TOP OF PLATE
83' - 9"
PLn 1 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 BENEF IT
55' FROM LOWEST POINT OF EXISTING GRADE AT BUILDING EDGE
BUILDING HEIGHT LIMIT WITHOUT SIGNIFICANT PUBLIC BE NEFIT
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"
JIHGF KE
2 A4.0
__________
TOP OF PLATE
83' - 9"
REFER TO A3.2 FOR
STOREFRONT OPTION MENU
MECHANICAL SCREEN
96' - 9"
J.5 E.8 E.9
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 BENEF IT
55' FROM LOWEST POINT OF EXISTING GRADE AT BUILDING EDGE
BUILDING HEIGHT LIMIT WITHOUT SIGNIFICANT PUBLIC BE NEFIT
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:
6/14/2024 10:50:35 AM
1/8" = 1'-0"
A3.0
EXTERIOR ELEVATIONS
PLANNING APPLICATION RESUBMITTAL
#3 TBD
2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
1/8" = 1'-0" 1S. B STREET - WEST ELEVATION
1/8" = 1'-0" 2E 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 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"
J I H G FK E D C B A
2 A4.0
__________
TOP OF PLATE
83' - 9"
PLe
MECHANICAL SCREEN
96' - 9"
J.5 E.8 E.9
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 BENEF IT
55' FROM LOWEST POINT OF EXISTING GRADE AT BUILDING EDGE
BUILDING HEIGHT LIMIT WITHOUT SIGNIFICANT PUBLIC BE NEFIT 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 10 8 7
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.
2' - 6" 10' - 6" 3' - 0"
3' - 0" TYP.
2' - 6" 10' - 6" 2' - 6" 1' - 10" 8' - 0" 5' - 8"
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 BENEF IT
55' FROM LOWEST POINT OF EXISTING GRADE AT BUILDING EDGE
BUILDING HEIGHT LIMIT WITHOUT SIGNIFICANT PUBLIC BE NEFIT
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 :
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NOT FOR
CONSTRUCTION
ISSUE:
ISSUE DATE:
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CLIENT:
PROJECT NAME & ADDRESS:
6/14/2024 10:51:47 AM
1/8" = 1'-0"
A3.1
EXTERIOR ELEVATIONS
PLANNING APPLICATION RESUBMITTAL
#3 TBD
2202017.3
Checker
Author
445 S B STREET
SAN MATEO, CA, 94401
BESPOKE
1/8" = 1'-0" 1E 5TH AVENUE - SOUTH ELEVATION
1/8" = 1'-0" 2S 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
OMITTED PER SMMC
27.04.200(b)(2)(E)
BIKE ROOM
12,255 SF
LEVEL 1
GARAGE RAMP
OMITTED PER SMMC
27.04.200(d)(4)
19' - 11" 35' - 10"
108' - 3"
8' - 9"
3' - 4"
144' - 9"
28' - 0"
19' - 9"
12' - 11"
18' - 10"
5' - 9"
24' - 9"
7' - 0"
5' - 0"
5' - 0"
144' - 9"
28' - 0"
70' - 1"
11' - 2"
9' - 5"
14' - 1"
7' - 9"
10,712 SF
LEVEL 2
OMITTED PER SMMC
27.04.200(b)(2)(B)
OMITTED PER SMMC
27.04.200(b)(2)(B)
OMITTED PER SMMC
27.04.200(b)(2)(B)
65' - 0"
7' - 9"
17' - 10"
21' - 10" 46' - 11" 9' - 4"
34' - 10" 30' - 2"
126' - 0" 9' - 4"
4' - 4"
65' - 0"
108' - 4"
10,747 SF
LEVELS 3 -7 TYP.
7' - 9"
17' - 10" 29' - 10"
21' - 10" 46' - 11" 9' - 4"
34' - 10" 30' - 2"
126' - 0" 9' - 4"
4' - 4"
65' - 0"
108' - 4"
OMITTED PER SMMC
27.04.200(b)(2)(B)
OMITTED PER SMMC
27.04.200(b)(2)(B)
OMITTED PER SMMC
27.04.200(b)(2)(B)
1/27/2022 11:45:41 AM
Project Status
Issue Date
2126
NS
SHEET NUMBER:
STAMP:
plot date :
REVISIONS :
ISSUE:
ISSUE DATE:
SCALE:
PROJECT NUMBER:
CHECKED BY:
DRAWN BY:
SHEET NAME:
CLIENT:
PROJECT NAME & ADDRESS:
# DESCRIPTION DATE
PLANNING APPLICATION 02/01/2023
TRUE
SCALE:
950 Howard Street
San Francisco, CA
94103
P. (415) 677-0966
SHEET SIZE:
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN CONSTITUTE ORIGINAL,
AND UNPUBLISHED WORK OF THE
ARCHITECT AND MAY NOT BE DUPLICATED,
USED OR DISCLOSED WITHOUT THE
WRITTEN CONSENT OF THE ARCHITECT.
30 x 42
STAMP
1 PLANNING APPLICATION RESUBMITTAL 10/10/20 23
PROJECT NORTH
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024 3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024 KF
3/32" = 1'-0"
6/14/2024 2:25:54 PM
AR0.11
E 4TH AVE. & S RAILROAD AVE
SAN MATEO, CA
FLOOR AREA PLANS
BESPOKE
3/32" = 1'-0"
2AREA PLAN - FLOOR 1
3/32" = 1'-0"
1AREA PLAN - FLOOR 2
3/32" = 1'-0"
3AREA PLAN - FLOORS 3-7
Courtyard Terrace 4,429 4,429
Landscape Amenities
Total Gross*
*excludes bike room, garage ramp, and stair & elevator areas above ground floor 12,255 10,712 10,747 10,747 10,747 10,747 10,747 0 76,702 subtotal 5,645
Offices (Self Help for the Elderly) 1,888
Secure Storage (Self Help for the Elderly) 108
Storage (Self Help for the Elderly) 253
Women's Restroom (Self Help for the Elderly) 211
Men's Restroom (Self Help for the Elderly) 201
Prep Kitchen (Self Help for the Elderly) 387
Dining Room Storage (Self Help for the Elderly) 75
Dining Room (Self Help for the Elderly) 2,522
Community Amenities
subtotal 2,036
Maintenance 361
Trash Room 576
Janitor Closet 144
Elevator Mechanical 93
Electrical Room 539
Utilities Room 323
Residential Utilities
subtotal 4,394
Laundry 516
Community Room 1,631
Restroom 69
Youth Room 369
Resident Services Office 312
Break Room 315
Leasing Office 416
Lobby 766
Residential Amenities
Gross Excluded area by floor (footprint minus net rentable, excl decks) 2,327 1,414 1,097 1,097 1,097 1,097 1,097 0 9,226 Net rentable Residential by floor (excl decks) 0 7,151 9,650 9,650 9,650 9,650 9,650 0 55,401 Net rentable residential area is measured center of demising wall, ext face of stud of ext wall, ext face of stud of corridor wall, excl decks TOTAL UNITS Avg SqFt 780 0 11 12 12 12 12 12 0 71 100% 55,401 3 BDRM SUB-TOTAL 0 2 4 4 4 4 4 0 22 31% 22,475
C4.0 3 BDRM/ 2 BATH 936 1 1 1 1 1 5 7% 4,680
C3.0 3 BDRM/ 2 BATH 920 1 1 1 1 1 5 7% 4,600
C2.1 3 BDRM/ 2 BATH 1,235 1 1 1% 1,235
C2.0 3 BDRM/ 2 BATH 1,240 1 1 1 1 1 5 7% 6,200
C1.1 3 BDRM/ 2 BATH 960 1 1 1% 960
3 BEDROOM C1.0 3 BDRM/ 2 BATH 960 1 1 1 1 1 5 7% 4,800
2 BDRM SUB-TOTAL 0 2 4 4 4 4 4 0 22 31% 18,777
B4.0 2 BDRM/ 1 BATH 855 1 1 1 1 1 5 7% 4,275
B3.0 2 BDRM/ 1 BATH 854 1 1 1 1 1 5 7% 4,270
B2.1 2 BDRM/ 1 BATH 800 1 1 1% 800
B2.0 2 BDRM/ 1 BATH 798 1 1 1 1 1 5 7% 3,990
B1.1 2 BDRM/ 1 BATH 907 1 1 1% 907
2 BEDROOM B1.0 2 BDRM/ 1 BATH 907 1 1 1 1 1 5 7% 4,535
1 BDRM SUB-TOTAL 0 4 4 4 4 4 4 0 24 34% 12,934
A6.0 1 BDRM/ 1 BATH 540 1 1 1% 540
A5.0 1 BDRM/ 1 BATH 550 1 1 1% 550
A4.1 1 BDRM/ 1 BATH 494 1 0 0 0 0 0 1 1% 494
A4.0 1 BDRM/ 1 BATH 506 1 1 1 1 1 5 7% 2,530
A3.0 1 BDRM/ 1 BATH 569 1 1 1 1 1 5 7% 2,845
A2.0 1 BDRM/ 1 BATH 565 1 1 1 1 1 5 7% 2,825
A1.1 1 BDRM/ 1 BATH 450 1 1 1% 450
1 BEDROOM A1.0 1 BDRM/ 1 BATH 540 1 1 1 1 1 5 7% 2,700
STUDIO SUB-TOTAL 0 3 0 0 0 0 0 0 3 4.23% 1,215
S3.0 STUDIO 404 1 1 1% 404
S2.0 STUDIO 430 1 1 1% 430
STUDIO S1.0 STUDIO 381 1 1 1% 381
1ST 2ND 3RD 4TH 5TH 6TH 7TH ROOF Total by Type
UNIT TYPE NAME DESCRIB Unit Net Rentable Unit Rentable Area FLOORS: 5 WOOD OVER 2 CONCRETE
CONSTRUCTION TYPE: TYPE IIIA O/ TYPE IA
Date 06/14/24
UNIT AND AREA SUMMARY JOB: 2126_BESPOKE
A. U.O.N. DIMENSIONS ARE TO FACE OF STUD OR
FOUNDATION WALL, TYP. (FOR TYPE III OR TYPE V)
FOR METAL-FRAMED BUILDINGS THE DIMENSIONS
ARE TO THE FACE OF DRYWALL.
B. SITE ELEVATION HEIGHT OF XXX.XX' = 0'-0" DATUM.
C. SEE A0.2X FOR ACCESSIBILITY AND ADAPTABILITY
REQUIREMENTS.
SEE SHEET A10.X FOR WALL TYPE SCHEDULE AND
TYPICAL ASSEMBLIES.
D. SEE LANDSCAPE DRAWINGS FOR INFORMATION
REGARDING THE GRADING OF ALL EXTERIOR
AREAS.
REFER TO 1/4" STAIR DRAWINGS FOR INFORMATION
NOT SHOWN HERE.
E. G.C. SHALL COORDINATE PLUMBING & MECHANICAL
VENTS TO MINIMIZE ROOF PENETRATIONS AS
PERMITTED BY CBC.
F. G.C. TO COORD. AND INSTALL VENTING FOR ALL
CONCEALED ROOF AREAS AND OTHER FRAMED
VOIDS.
G. ROOF SLOPES NOTED ARE MINIMUMS. ROOF
SLOPES OF CRICKETS ARE SHOWN
DIAGRAMMATICALLY ON ROOF PLANS AND MAY
EXCEED 1/4"/1'-0",TO ACHIEVE PROPER ROOF
DRAINAGE AS SHOWN. G.C. TO INCLUDE AND
COORDINATE ROOF CRICKETS IN FIELD FOR
PROPER DRAINAGE N ACCORDANCE WITH CODE
AND ROOF MANUFACTURER'S WARRANTY.
H. G.C. SHALL PROVIDE SAFETY GLAZING IN ALL
LOCATIONS REQUIRED BY CBC SECTION 2406 AND
AS REQUIRED BY CHAPTER 7.
I. G.C. SHALL INCLUDE GSM FLASHING AT ALL
MATERIAL TRANSITIONS. ALL GSM FLASHING SHALL
BE GALVANIZED OR BONDERIZED AND PAINTED OR
RECEIVE COATINGS TO MATCH SURROUNDING
MATERIALS.
J. CONCRETE CURBS SHALL BE INCLUDED AS
INDICATED IN ARCHITECTURAL DRAWINGS IN
ADDITION TO CURBS SHOWN ON STRUCTURAL
DRAWINGS.
K. THRESHOLDS MUST BE COMPLIANT AT ALL
INTERIOR AND EXTERIOR DOORS, MAX 1/2" HEIGHT.
L. PROVIDE BUILT-UP EPOXY GROUT LEVELING
COMPOUND AT DECKS AS REQ'D TO PROVIDE
LEVEL SURFACE AND 1/2" MAX THRESHOLD.
FEATHER LEVELING COMPOUND INTO DECK
SURFACE AT MAX. 2% SLOPE.
M. THE G.C. SHALL INCLUDE IN THE GMP THE LABOR
AND MATERIALS TO PROVIDE A COMPLETE COLD
FORMED METAL FRAMED AND GYPSUM WALL
BOARD WALL AND CEILING SYSTEM. NOT EVERY
ASPECT OF EVERY GYPSUM WALLBOARD DETAIL,
ACCESSORY, TRANSITION OR TERMINATION DETAIL
IS INDICATED IN THE CONTRACT DOCUMENTS.
N. ACOUSTIC SEALANT WHERE INDICATED IN
DRAWINGS AND SPECS SHALL BE FIRE RATED AND
INSTALLED TYPICALLY THROUGHOUT THE PROJECT
AS REFERENCED IN THE CONTRACT DOCUMENTS,
AND IN THE ACOUSTICAL REPORTS.
O. G.C. TO COORDINATE AND VERIFY ELEVATION OF
TOP OF SLAB. GC TO PLACE CONCRETE STEP
SUCH THAT FINISH SIDEWALK IS LEVEL W/ T.O.S.
P. ALL WINDOWS U.O.N. SHALL BE DOUBLE PANE
INSULATING GLASS FILLED WITH ARGON GAS &
HAVE A LOW-E COATING. SEE SHEET A10.40 FOR
WINDOW SCHEDULE.
Q. ADDRESS SIGNAGE ON BUILDING ELEVATION SHALL
BE CLEARLY VISIBLE FROM THE STREET OR ROAD
FRONTING THE PROPERTY. EACH CHARACTER
SHALL BE A MINIMUM OF 4" HIGH AND WITH A
MINIMUM STROKE WIDTH OF 1/2" WIDE, INSTALLED
ON A CONTRASTING BACKGROUND PER CBC 501.2
R. ALL EXTERIOR MATERIALS RETURN TO THE NEXT
INSIDE CORNER U.O.N.
GENERAL NOTES
FLOOR 1
0' - 0"
PROJECT DATUM
FLOOR 2
16' - 0"
T.O. SLAB
FLOOR 3
26' - 0"
T.O. SLAB
FLOOR 4
36' - 0"
T.O. SUBFLOOR
FLOOR 5
46' - 0"
T.O. SUBFLOOR
FLOOR 6
56' - 0"
T.O. SUBFLOOR
STAIR PENTHOUSE ROOF
85' - 6"
T.O. PLATE
FLOOR 7
66' - 0"
T.O. SUBFLOOR
ROOF
76' - 0"
T.O. PLATE
4' - 6" 5' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 16' - 0" .
81' - 0"
T.O. PARAPET
81' - 0"
EXISITING GRADE @
PL CORNER = 98.10' EXISITING GRADE @ PL EDGE = 99.72'
BUILDING HEIGHT FROM EXISTING GRADE AT PROPERTY CORNER
75' - 10 1/2"
BUILDING HEIGHT FROM EXISTING GRADE AT PROPERTY EDGE
74' - 3"
80' - 10 1/2"
85' - 4 1/2"
FLOOR 1
0' - 0"
PROJECT DATUM
FLOOR 2
16' - 0"
T.O. SLAB
FLOOR 3
26' - 0"
T.O. SLAB
FLOOR 4
36' - 0"
T.O. SUBFLOOR
FLOOR 5
46' - 0"
T.O. SUBFLOOR
FLOOR 6
56' - 0"
T.O. SUBFLOOR
STAIR PENTHOUSE ROOF
85' - 6"
T.O. PLATE
FLOOR 7
66' - 0"
T.O. SUBFLOOR
ROOF
76' - 0"
T.O. PLATE
.
81' - 0"
T.O. PARAPET
16' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 5' - 0" 4' - 6" 81' - 0"
76' - 0"
EXISITING GRADE @ PL EDGE = 97.38' EXISITING GRADE @ PL CORNER = 98.10'
BUILDING HEIGHT FROM EXISTING GRADE AT PROPERTY CORNER
75' - 10 1/2"
= CIVIL 97.97'
BUILDING HEIGHT FROM EXISTING GRADE AT PROPERTY EDGE
76' - 7 1/8"
86' - 1 1/8"
81' - 7 1/8"
1/27/2022 11:45:41 AM
Project Status
Issue Date
2126
NS
SHEET NUMBER:
STAMP:
plot date :
REVISIONS :
ISSUE:
ISSUE DATE:
SCALE:
PROJECT NUMBER:
CHECKED BY:
DRAWN BY:
SHEET NAME:
CLIENT:
PROJECT NAME & ADDRESS:
# DESCRIPTION DATE
PLANNING APPLICATION 02/01/2023
SCALE:
950 Howard Street
San Francisco, CA
94103
P. (415) 677-0966
SHEET SIZE:
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN CONSTITUTE ORIGINAL,
AND UNPUBLISHED WORK OF THE
ARCHITECT AND MAY NOT BE DUPLICATED,
USED OR DISCLOSED WITHOUT THE
WRITTEN CONSENT OF THE ARCHITECT.
30 x 42
STAMP
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024 3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024 KF
As indicated
6/14/2024 2:26:53 PM
AR3.10
E 4TH AVE. & S RAILROAD AVE
SAN MATEO, CA
BUILDING ELEVATIONS
BESPOKE
1/8" = 1'-0"
1BUILDING ELEVATION NORTH - E 4TH AVENUE
SHEET NOTES
SHEET NOTE LIST ONLY INCLUDES NOTES USED ON THIS
SHEET, AND MAY NOT APPEAR IN NUMERICAL ORDER
1/8" = 1'-0"
2BUILDING ELEVATION EAST - S RAILROAD AVENUE
FLOOR 1
0' - 0"
PROJECT DATUM
FLOOR 2
16' - 0"
T.O. SLAB
FLOOR 3
26' - 0"
T.O. SLAB
FLOOR 4
36' - 0"
T.O. SUBFLOOR
FLOOR 5
46' - 0"
T.O. SUBFLOOR
FLOOR 6
56' - 0"
T.O. SUBFLOOR
STAIR PENTHOUSE ROOF
85' - 6"
T.O. PLATE
BASEMENT
-15' - 0"
T.O. SLAB
FLOOR 7
66' - 0"
T.O. SUBFLOOR
ROOF
76' - 0"
T.O. PLATE
3 AR3.20
____________
2 AR3.20
____________
A4.0
A4.1 ELEVATOR
4' - 6" 5' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 16' - 0" 15' - 0"
TYPE I-A TYPE III-A
A1.0
LOBBY
DINING ROOM
A1.1
GARAGE GARAGE
PLw
SEE COMMERCIAL DRAWINGS
COMMERCIAL OFFICE BUILDING
RESIDENTIAL
SCOPE BOUNDARY
.
81' - 0"
T.O. PARAPET
76' - 0"
S RAILROAD
AVENUE
SEE AR3.21 FOR STREET WALL
ENCROACHMENTS
75' - 0" HEIGHT LIMIT W/ SIGNIFICANT PUBLIC BENEFIT*
55' - 0" HEIGHT LIMIT W/O SIGNIFICANT PUBLIC BENEFIT*
A1.0
A1.0
A1.0
A1.0 A4.0
A4.0
A4.0
A4.0
*MEASURED FROM
LOWEST POINT OF
EXISTING GRADE = 97.38'
PLe
STAIR 2
ELECTRICAL
HORIZONTAL UTILITY
SHAFT
RESIDENT SERVICES
STAIR 2
FLOOR 1
0' - 0"
PROJECT DATUM
FLOOR 2
16' - 0"
T.O. SLAB
FLOOR 3
26' - 0"
T.O. SLAB
FLOOR 4
36' - 0"
T.O. SUBFLOOR
FLOOR 5
46' - 0"
T.O. SUBFLOOR
FLOOR 6
56' - 0"
T.O. SUBFLOOR
STAIR PENTHOUSE ROOF
85' - 6"
T.O. PLATE
BASEMENT
-15' - 0"
T.O. SLAB
FLOOR 7
66' - 0"
T.O. SUBFLOOR
ROOF
76' - 0"
T.O. PLATE
4' - 6" 5' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 16' - 0" 1 AR3.20
____________
C2.1
C2.0
SELF HELP / HICAP
OFFICE
AMENITY TERRACE
GARAGE
UTILITY ROOM
C2.0
C2.0
C2.0
C2.0 B2.0
B2.0
B2.0
B2.0
B2.0
B2.1
PLs
GARAGE RAMP
SEE COMMERCIAL DRAWINGS
COMMERCIAL OFFICE BUILDING
RESIDENTIAL
SCOPE BOUNDARY
.
81' - 0"
T.O. PARAPET
76' - 0"
E 4th AVENUE
SEE AR3.21 FOR STREET WALL
ENCROACHMENTS
75' - 0" HEIGHT LIMIT W/ SIGNIFICANT PUBLIC BENEFIT*
55' - 0" HEIGHT LIMIT W/O SIGNIFICANT PUBLIC BENEFIT*
BIKE ROOM
*MEASURED FROM
LOWEST POINT OF
EXISTING GRADE = 97.38'
PLn 4
AR3.20
____________
STAIR 2
1 FLOOR 1
0' - 0"
PROJECT DATUM
FLOOR 2
16' - 0"
T.O. SLAB
FLOOR 3
26' - 0"
T.O. SLAB
FLOOR 4
36' - 0"
T.O. SUBFLOOR
FLOOR 5
46' - 0"
T.O. SUBFLOOR
FLOOR 6
56' - 0"
T.O. SUBFLOOR
STAIR PENTHOUSE ROOF
85' - 6"
T.O. PLATE
BASEMENT
-15' - 0"
T.O. SLAB
FLOOR 7
66' - 0"
T.O. SUBFLOOR
ROOF
76' - 0"
T.O. PLATE
1 AR3.20
____________
DINING ROOM
C1.0
C1.0
C1.0
A4.1
A4.0
A4.0
A3.0
A3.0
A3.0
A3.0
A3.0
B3.0
B3.0
B3.0
B3.0
B3.0
STAIR 1
GARAGE
PREP KITCHEN
TRASH TERMINATION
C1.0
C1.0
C1.1
A4.0
A4.0
A4.0
S1.0 S3.0 A5.0 S2.0 A6.0
SEE COMMERCIAL DRAWINGS
PLs
COMMERCIAL OFFICE BUILDING
RESIDENTIAL
SCOPE BOUNDARY
.
81' - 0"
T.O. PARAPET
4' - 6" 5' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 16' - 0" 76' - 0"
E 4th AVENUE
SEE AR3.21 FOR STREET WALL
ENCROACHMENTS
75' - 0" HEIGHT LIMIT W/ SIGNIFICANT PUBLIC BENEFIT*
55' - 0" HEIGHT LIMIT W/O SIGNIFICANT PUBLIC BENEFIT*
*MEASURED FROM
LOWEST POINT OF
EXISTING GRADE = 97.38'
PLn 4
AR3.20
____________
C3.0
C3.0
C3.0
C3.0
C3.0
1 FLOOR 1
0' - 0"
PROJECT DATUM
FLOOR 2
16' - 0"
T.O. SLAB
FLOOR 3
26' - 0"
T.O. SLAB
FLOOR 4
36' - 0"
T.O. SUBFLOOR
FLOOR 5
46' - 0"
T.O. SUBFLOOR
FLOOR 6
56' - 0"
T.O. SUBFLOOR
STAIR PENTHOUSE ROOF
85' - 6"
T.O. PLATE
BASEMENT
-15' - 0"
T.O. SLAB
FLOOR 7
66' - 0"
T.O. SUBFLOOR
ROOF
76' - 0"
T.O. PLATE
3 AR3.20
____________
2 AR3.20
____________
PLw
.
81' - 0"
T.O. PARAPET
PLe
4' - 6" 5' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 16' - 0" 15' - 0"
TYPE I-A TYPE III-A
GARAGE
COMMERCIAL OFFICE BUILDING
RESIDENTIAL
SCOPE BOUNDARY
76' - 0"
S RAILROAD
AVENUE
SEE AR3.21 FOR STREET WALL
ENCROACHMENTS
75' - 0" HEIGHT LIMIT W/ SIGNIFICANT PUBLIC BENEFIT*
55' - 0" HEIGHT LIMIT W/O SIGNIFICANT PUBLIC BENEFIT*
*MEASURED FROM
LOWEST POINT OF
EXISTING GRADE = 97.38'
AMENITY TERRACE
SELF HELP / HICAP
OFFICE
GARAGE RAMP
GARAGE ENTRY
A6.0
C4.0
C4.0
C4.0
C4.0
C4.0
FIRE PUMP ROOM
C3.0
2.1%
8' - 11 3/8"
C3.0
C3.0
C3.0
COMMUNITY ROOM
C3.0
21' - 8 1/4" 10' - 0" 66' - 0" 10' - 0"
MIN CLR.
8' - 2"
4.6% 9.0%
18.0%
9.0% [No Slope]
1/27/2022 11:45:41 AM
Project Status
Issue Date
2126
NS
SHEET NUMBER:
STAMP:
plot date :
REVISIONS :
ISSUE:
ISSUE DATE:
SCALE:
PROJECT NUMBER:
CHECKED BY:
DRAWN BY:
SHEET NAME:
CLIENT:
PROJECT NAME & ADDRESS:
# DESCRIPTION DATE
PLANNING APPLICATION 02/01/2023
SCALE:
950 Howard Street
San Francisco, CA
94103
P. (415) 677-0966
SHEET SIZE:
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN CONSTITUTE ORIGINAL,
AND UNPUBLISHED WORK OF THE
ARCHITECT AND MAY NOT BE DUPLICATED,
USED OR DISCLOSED WITHOUT THE
WRITTEN CONSENT OF THE ARCHITECT.
30 x 42
STAMP
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024 3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024 KF
3/32" = 1'-0"
6/14/2024 2:27:03 PM
AR3.20
E 4TH AVE. & S RAILROAD AVE
SAN MATEO, CA
BUILDING SECTIONS
BESPOKE
3/32" = 1'-0"
1BUILDING SECTION
3/32" = 1'-0"
3BUILDING SECTION
3/32" = 1'-0"
2BUILDING SECTION
3 RAILROAD AVE.
E 4TH AVE
RAILROAD AVE.
E 4TH AVE
RAILROAD AVE.
E 4TH AVE
1 2
3/32" = 1'-0"
4BUILDING SECTION
RAILROAD AVE.
E 4TH AVE
4 33" x 23"
R30"
X 30" 48"
REF 30"
X30" 48"
70' - 0" PUBLIC R.O.W.
E 4th AVENUE
MIDPOINT OF ROW
23' - 0"
SIDEWALK
12' - 0"
38' - 6"
45°
UNIT UNIT
UNIT UNIT
UNIT UNIT
UNIT UNIT
UNIT UNIT
UNIT UNIT
42' - 7 5/8"
SEE PLANS FOR RESIDENTIAL
AREA WITHIN STREET WALL
SETBACK AT EACH LEVEL
55' - 0"
.
81' - 0"
T.O. PARAPET
PLn 1
20' - 0" PUBLIC R.O.W.
S RAILROAD
AVENUE
MIDPOINT OF R.O.W.
5' - 0" SIDEWALK
5' - 0"
UNIT UNIT
UNIT UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
AMENITY
UNIT
UNIT
LOBBY
GARAGE
SEE PLANS FOR RESIDENTIAL
AREA WITHIN STREET WALL
SETBACK AT EACH LEVEL
55' - 0"
76' - 0" 5' - 0"
GARAGE
STAIR
PENTHOUSE
.
81' - 0"
T.O. PARAPET
PLe
45°
1 AR3.21
____________
2 AR3.21
____________
RESIDENTIAL AREA WITHIN
STREET WALL SETBACK:
2,629 SF
PLs
PLw
PLe
PLn 1
1 AR3.21
____________
2 AR3.21
____________
RESIDENTIAL AREA WITHIN
STREET WALL SETBACK:
3,982 SF
PLs
PLw
PLe
PLn 1
1 AR3.21
____________
2 AR3.21
____________
RESIDENTIAL AREA WITHIN
STREET WALL SETBACK:
6,155 SF
PLs
PLw
PLe
PLn 1
1 AR3.21
____________
2 AR3.21
____________
RESIDENTIAL AREA WITHIN
STREET WALL SETBACK:
7,954 SF
PLs
PLw
PLe
PLn 1
1 AR3.21
____________
2 AR3.21
____________
RESIDENTIAL AREA WITHIN
STREET WALL SETBACK:
9,570 SF
<150' PER SMMC 27.40.030
135' - 6"
<150' PER SMMC 27.40.030
108' - 6"
PLs
PLw
PLe
PLn 1
1 AR3.21
____________
2 AR3.21
____________
RESIDENTIAL AREA WITHIN
STREET WALL SETBACK:
10,480 SF
<150' PER SMMC 27.40.030
135' - 6"
<150' PER SMMC 27.40.030
108' - 6"
PLs
PLw
PLe
PLn 1
1/27/2022 11:45:41 AM
Project Status
Issue Date
2126
NS
SHEET NUMBER:
STAMP:
plot date :
REVISIONS :
ISSUE:
ISSUE DATE:
SCALE:
PROJECT NUMBER:
CHECKED BY:
DRAWN BY:
SHEET NAME:
CLIENT:
PROJECT NAME & ADDRESS:
# DESCRIPTION DATE
PLANNING APPLICATION 02/01/2023
SCALE:
950 Howard Street
San Francisco, CA
94103
P. (415) 677-0966
SHEET SIZE:
ALL DRAWINGS AND WRITTEN MATERIAL
APPEARING HEREIN CONSTITUTE ORIGINAL,
AND UNPUBLISHED WORK OF THE
ARCHITECT AND MAY NOT BE DUPLICATED,
USED OR DISCLOSED WITHOUT THE
WRITTEN CONSENT OF THE ARCHITECT.
30 x 42
STAMP
1 PLANNING APPLICATION RESUBMITTAL 10/10/2023
2 PLANNING APPLICATION RESUBMITTAL #2 01/29/2024 3 PLANNING APPLICATION RESUBMITTAL #3 06/10/2024 KF
As indicated
6/14/2024 2:27:15 PM
AR3.21
E 4TH AVE. & S RAILROAD AVE
SAN MATEO, CA
STREET WALL SECTION
EXHIBITS
BESPOKE
3/32" = 1'-0"
1STREET WALL SECTION - E 4TH AVENUE
3/32" = 1'-0"
2STREET WALL SECTION - S RAILROAD AVE
1/16" = 1'-0"
3STREET WALL EXHIBIT - FLOOR 2
1/16" = 1'-0"
4STREET WALL EXHIBIT - FLOOR 3
1/16" = 1'-0"
5STREET WALL EXHIBIT - FLOOR 4
1/16" = 1'-0"
6STREET WALL EXHIBIT - FLOOR 5
1/16" = 1'-0"
7STREET WALL EXHIBIT - FLOOR 6
1/16" = 1'-0"
9STREET WALL EXHIBIT - FLOOR 7
EAST 4TH AVENUE
SOUTH B STREET
RAILROAD AVENUE
EAST 5TH AVENUE
WEST SIDE OF S. B STREETPART OF DRAEGER'S PROJECTSHOWN FOR REFERENCEONLY
12.0018.00
16.00 22.00
135.00
22.00 25FT SIGHT TRIANGLE
25FT SIGHT TRIANGLE
25FT SIGHT TRIANGLE
55.00 5.50(P) DRIVEWAY
1.803.00
4 4444 4
4 4
6 8
8 6 6
6 66
6 STARTEND END
STARTENDSTART
START
START
END
6END9END
9START
1 10FT SIGHT TRIANGLESEE NOTE 710
10 10101010101010101010 10
10 1010
1 1 1133
3 3
3 R10.00R20.00
R10.00R20.00
R20.00R10.00
R20.00R10.00R20.00
R25.00R12.00
R12.00
13131313 13131313
13 13
1125.00120.00NO PARKINGZONE PERMUTCD 25.0025.00
1 1
1 30.00NO PARKING ZONEPER MUTCD
1 22.00
8.0022.00
70.00 60.00
70.0020.00
165.00
25FT SIGHT TRIANGLE
4 11.00
7.50 4.50
5.80 STREET LIGHT
14STREET LIGHT
14STREET LIGHT
STREET LIGHTSTREET LIGHT
3STREET LIGHT14STREET LIGHT
14STREET LIGHTTYP14TRAFFIC SIGNALSTREET LIGHTTYPTYPTYP14TRAFFIC SIGNALTYP25.00 20.00 TYP16PARKING METER161616
16PARKING METER
12BENCHTYPSTREET LIGHT
PARKING METERPARKING METERPARKING METER16PARKING METER16PARKING METER16PARKING METER 16PARKING METER
10.30 1
7.0011.0010.0011.007.00
8.2513.005.508.252.7556.0515
16.4017.308.0014.2521.7516.0016.00
6.0010.005.7010.00
10.3024.00
1586.95
22.00173.006END6START
12.70B
R8.00R11.00
BAA
(P) BACK OF CURB(P) FACE OF CURB
(P) TREE(P) DETECTABLE WARNINGSURFACE(P) CURB RAMP
(E) ADJACENT PROPERTY LINE(E) PROPERTY LINE
(P) EDGE OF SIDEWALK
EXISTING TREE TO BE REMOVED25FT X 8FT PROPOSED LOADING ZONEEXISTING STRUCTURE TO BE REMOVEDHIGH VISIBILITY CROSS WALK PER CITY OF SANMATEO PEDESTRIAN MASTER PLAN AND MUTCDSTANDARDSEXISTING STRUCTURE TO REMAINPROPOSED CITY OF SAN MATEO ACCESSEASEMENTRELOCATE (E) PARKING METERTIME-LIMITED STALL 1011121314151617TREATMENT PLANTERRAILROAD AVENUER5.00R3.00R11.00R2.00R5.00R3.00 R11.00R2.008.2513.205.50 8.30ACCESSEASEMENT2.75
8.00 5.758.008.008.00
PROPERTYLINE (TYP)RESIDENTIALLOOSE BINRESIDENTIALCOMPACTED BINCOMMERCIALCOMPACTED BINCOMMERCIALCOMPACTED BINCOMMERCIALCOMPACTED BIN
PARKING COURTESY STRIP
PROPOSED PUBLIC PARKING SPACENOT USEDRELOCATE EXISTING STRUCTURECURB OPENINGRAMP AND HANDRAILS6-INCH CURB7-INCH CURB4-INCH CURB6-INCH AC DIKE TO BE REMOVED AND REPLACED 123456789
1.5%
11.7%3.00'SIDEWALK2.50'DRIVEWAYLIP AT BOTTOM OFDRIVEWAY RAMP12" ABOVE GUTTER GRADE(P) BUILDING5.50'GUTTER PL
(P) LANDSCAPE(P) PAVEMENT MARKING(P) PERMEABLE PAVEMENTMILL & OVERLAYCURB OPENING
3.001.000.505.50
PLRELOCATED STREET LIGHT
6" CURB
PER PLANS1.00 (P) BUILDING
010'20'40'NORTH
NOTES1.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 GEOTECHNICALREPORT.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 PARKINGGARAGE, FOUNDATION EXCAVATION, AND RIGHT OF WAY IMPROVEMENTS. EXISTING TREE EVALUATION SCHEDULED WITHLANDSCAPE 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.
C2.10CONCEPT STREETIMPROVEMENT SITEPLAN
1" = 20'
PC
RA21-034.2
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 RMWArchitectureInteriors30 E Santa Clara St.Suite 200San JoseCalifornia 95113Office408 294-8000Fax408 294-1747rmw.com SHEET NUMBER:
STAMP:
plot date :
REVISIONS :
NOT FORCONSTRUCTION
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 STREETSAN MATEO, CA, 94401
www.sherwoodengineers.com2548 Mission StreetSan Francisco, CA 94110
BESPOKE
#DESCRIPTIONDATEPLANNING APPLICATION02/01/20231PLANNING APPLICATION RESUBMITTAL10/10/20232PLANNING APPLICATION RESUBMITTAL #201/29/2024PLANNING APPLICATION RESUBMITTAL#201/29/20243PLANNING APPLICATION RESUBMITTAL #306/10/2024 LEGEND KEYNOTESPARKING COUNTEXISTINGPROPOSEDNET COUNT *PARKING SPOTS2316-7 LOADING ZONE011 TIME-LIMITED STALL011 * SEE NOTE 4 C2.101
1TRASH STAGING PLAN1" = 10'1
BDRIVEWAY SECTION CUT
22 2
2 2
2 ASTREET LIGHT SECTION AT RAILROAD AVE
2