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Home My WebLink AboutReso 30-2018 (18-104)City of South San Francisco P.O. Box 711 (City Hall, • 400 Grand Avenue) South San Francisco, CA City Council Resolution: RES 30 -2018 File Number: 18 -104 Enactment Number: RES 30 -2018 RESOLUTION MAKING FINDINGS AND APPROVING THE ENTITLEMENTS REQUEST (UP17 -0013, DR17 -0049, TDM17 -0006, AND PM17 -0004) TO CONSTRUCT A NEW SIX -STORY MIXED -USE BUILDING WITH A TOTAL OF 172 RESIDENTIAL UNITS AND APPROXIMATELY 10,900 SQUARE FEET OF RETAIL AT 988 EL CAMINO REAL. WHEREAS, the Summerhill Homes (herein referred to as the "Applicant ") has proposed construction of a high- density mixed -use residential development, consisting of 172 residential units, 10,900 sq. ft. of retail space, and 259 parking spaces over 1.67 acres at 988 El Camino Real, APNs 011 - 325 -030, 011 - 325 -070, 011- 325 -260, and 011 - 014 -280 (collectively referred to as "Project ") in the City of South San Francisco ( "City "); and WHEREAS, the proposed Project is located within the El Camino Real / Chestnut Area Plan ("ECR/C") area; and WHEREAS, the applicant seeks approval of a Conditional Use Permit (UP17- 0013), Design Review (DR17- 0049), Transportation Demand Management Plan (TDM17- 0006), and Vesting Tentative Parcel Map (PM 17-0004) for the Project; and WHEREAS, the applicant applicant has submitted a separate request for vacation of the Mission Road Public Utilities Easement, which is consistent with the City's General Plan and ECR/C Area Plan policies, and will enable development of a mixed -use, residential building at this site; and WHEREAS, approval of the applicant's proposal is considered a "project" for purposes of the California Environmental Quality Act, Pub. Resources Code §21000, et seq. ( "CEQA "); and WHEREAS, the City Council certified an Environmental Impact Report (EIR) on July 27, 2011 (State Clearinghouse number 2010072015), in accordance with the provisions of the California Environmental Quality Act (Public Resources Code, § § 21000, et seq., CEQA) and CEQA Guidelines, which analyzed the potential environmental impacts of the development of the ECR/C Area Plan; and City of South San Francisco Page 1 File Number. 18 -104 Enactment Number. RES 30 -2018 WHEREAS, the City Council also adopted a Statement of Overriding Considerations (SOC) on July 27, 2011 , in accordance with the provisions of the California Environmental Quality Act (Public Resources Code, §§ 21000, et seq., CEQA) and CEQA Guidelines, which carefully considered each significant and unavoidable impact identified in the EIR and found that the significant environmental impacts are acceptable in light of the ECR/C Area Plan's economic, legal, social, technological and other benefits; and WHEREAS, the City Council certified a Supplemental Environmental Impact Report (SEIR) on December 13, 2017 (State Clearinghouse number 1996032052) in accordance with the provisions of the California Environmental Quality Act (Public Resources Code, §§ 21000, et seq., CEQA) and CEQA Guidelines, which analyzed the potential environmental impacts of amendments to the ECR/C Area Plan and adopted a Mitigation Monitoring and Reporting Program; and WHEREAS, the Project is exempt from CEQA pursuant to CEQA Guidelines section 15332 as it is a qualified in -fill development project; and WHEREAS, the Project is also exempt from CEQA pursuant to CEQA Guidelines section 15183, as it is consistent with the General Plan and the ECR/C Area Plan and would have no environmental impacts that would be peculiar to the Project; and WHEREAS, the Project is also exempt from CEQA pursuant to Public Resources Code section per Public Resources Code section 21155.4 as the Project is a mixed -use development project that meets three specific criteria and has no new or more significant impacts than disclosed in the EIR and applicable portions of the SEIR ( "EIRs "), and is statutorily exempt from CEQA review; and WHEREAS, the City and applicant prepared an Environmental Consistency Analysis for the Project pursuant to CEQA Guidelines § 15183 and an Environmental Checklist pursuant to CEQA Guidelines § 15168(c)(4) that concluded that even if the Project was not exempt from CEQA pursuant to the above - listed exemptions, in accordance with the requirements of CEQA Guidelines § 15168, the Project is within the scope of the ECR/C Area Plan and would not result in any new significant environmental effects or a substantial increase in the severity of any previously identified effects beyond those disclosed and analyzed in the ECR/C EIRs certified by City Council nor would new mitigation be required; and WHEREAS, the Design Review Board reviewed the Project at its August 15, 2017 and December 19, 2017 meetings, and strongly recommended approval of the Project; and WHEREAS, the Planning Commission reviewed the Project and recommended approval of the entitlements request including the Conditional Use Permit, Design Review, Transportation Demand Management Plan, and Vesting Tentative Parcel Map, as well as a CEQA determination for the Project at its February 1, 2018 public hearing; and City of South San Francisco Page 2 File Number: 18 -104 Enactment Number., RES 30 -2018 WHEREAS, the City Council held a lawfully noticed public hearing on February 28, 2018 at which time interested parties had the opportunity to be heard, and to review the Project and supporting documents, prior to the City Council making its decision on the Project; and WHEREAS, the City Council exercised its independent judgment and analysis, and considered all reports, recommendations and testimony before making a determination on the Project. NOW, THEREFORE, BE IT RESOLVED that based on the entirety of the record before it, which includes without limitation, the California Environmental Quality Act, Public Resources Code §21000, et seq. (CEQA) and the CEQA Guidelines, 14 California Code of Regulations § 15000, et seq.; the South San Francisco General Plan and General Plan EIR; the El Camino / Chestnut Area Plan and Area Plan Program EIR and Statement of Overriding Considerations; the SEIR; the South San Francisco Municipal Code; the Project applications; the Project Plans, as prepared by KTGY Architects, dated December 1, 2017; the Environmental Consistency Analysis, as prepared by the applicant and City staff, including all appendices thereto; all site plans, and all reports, minutes, and public testimony submitted as part of the City Council's duly noticed February 28, 2018 meeting; and any other evidence (within the meaning of Public Resources Code §21080(e) and §21082.2), the City Council of the City of South San Francisco hereby finds as follows: General 1. The foregoing recitals are true and correct and made a part of this resolution. 2. The Exhibits attached to this resolution, including the 988 El Camino Real Entitlement Plan Set Submittal (Exhibit A), Applicant Support Statement (Exhibit B), the Draft Conditions of Approval (Exhibit C), The Draft Transportation Demand Management Plan (Exhibit D), the GreenPoint Scorecard (Exhibit E), and the Development Conformance Checklist (Exhibit F) are each incorporated by reference and made a part of this Resolution, as if set forth fully herein. 3. The documents and other materials constituting the record for these proceedings are located at the Planning Division for the City of South San Francisco, 315 Maple Avenue, South San Francisco, CA 94080, and in the custody of the Planning Manager, Sailesh Mehra. Conditional Use Permit 1. The proposed use is allowed within the El Camino Real /Chestnut Mixed -Use High Density (ECR/C -MXH) Zoning District and complies with all other applicable provisions of this Ordinance and all other titles of the South San Francisco Municipal Code. 2. The proposed Project is consistent with the General Plan and the El Camino Real/Chestnut Area Plan by creating a high- density residential mixed -use project that emphasizes active retail City of South San Francisco Page 3 File Number. 18 -104 Enactment Number., RES 30 -2018 storefronts, pedestrian and bicycle improvements, connections to transit, that implements the goals of the El Camino Real /Chestnut Area Plan, and is consistent with the City's Design Guidelines as they relate to building design, form and articulation. 3. The proposed residential use will not be adverse to the public health, safety, or general welfare of the community, nor detrimental to surrounding properties or improvements, because the proposed use is consistent with the approved uses in both the General Plan and El Camino Real /Chestnut Area Plan. The Project proposes high- density mixed -uses located in the City's El Camino Real/Chestnut Area plan area, which is intended for this type of use, and would be redeveloping underutilized parcels that are adjacent to the future City Civic Center. The General Plan has analyzed this type of use and concluded that such mixed uses are not adverse to the public health, safety, or welfare. As the proposed Project is consistent with other mixed -use and residential land uses in the El Camino Real/Chestnut Mixed -Use High Density District, approval of the Project will not be detrimental to nearby properties. Further, the proposed use is well suited to the site, and would improve the property for surrounding users and the City. In addition, the Environmental Consistency Analysis prepared for the Project concludes that as a result of the Project no new environmental effects would result from the Project beyond those previously analyzed and addressed in the ECR/C EIRs. 4. The design, location, size, and operating characteristics of the proposed Project are compatible with the existing and reasonably foreseeable future land uses in the vicinity because the Project proposes residential and mixed -uses in the El Camino Real /Chestnut Mixed -Use High Density District, which is specifically intended for such uses. 5. With the exception of the commercial frontage and location of parking exceptions, as discussed below, the proposed Project complies with any design or development standards applicable to the zoning district and the use in question and has been vetted and recommended for approval by the City's Design Review Board at their meetings on August 15, 2017 and December 19, 2017. 6. The site is physically suitable for the type of development and density proposed, as the residential use will benefit from being located in close proximity to the South San Francisco BART Station, future Civic Center and other mixed -use sites on El Camino Real, and pedestrian and bicycle amenities, and the size and development is appropriate for the location and meets the City's land use and zoning standards, as amended by the Conditional Use Permit process. Access to the site via existing roadways is sufficient as the Project is within a built -out urban environment, utilities are provided on -site or proposed for minor upgrades, and no physical constraints such as topography or lack of facilities exists that would prevent suitable development. 7. Per South San Francisco Municipal Code Section 20.270.004, El Camino Real/Chestnut Additional Development Standards, an increase in FAR and density may be achieved in the ECR/C -MXH District through a combination of the following elements per an incentives program: a Transportation Demand Management (TDM) measures, projects that include high quality, innovative design and product type, and maximum provision for pedestrian and bicycle use. provision of off -site improvements, and provision of green building measures over and above SSFMC City of South San Francisco Page 4 File Number: 18 -104 Enactment Number: RES 30 -2018 'requirements. The City Council shall review any request for an increased Density and FAR, subject to a Conditional Use Permit. The proposed mixed -use development has provided a robust TDM program intended to reduce peak -hour vehicle trips, high- quality architectural design and materials, bicycle amenities including private and public bike parking spaces, a bike repair area, direct linkages to the Centennial Way Trail, improvements to the sidewalks on El Camino Real and Chestnut Avenues, off -site improvements in the form of publicly accessible open space on private property and extending to the Centennial Way Trail, an improved intersection including a crosswalk at Chestnut Avenue and Antoinette Lane, and a Green Building plan beyond what is required by the SSFMC. Thus, the Project is meeting the requirements for the requested FAR and density per the incentives program. 8. Per South San Francisco Municipal Code Section 20.270.005 (C), El Camino Real /Chestnut Avenue Area Plan Supplemental Regulations, Depth of Required Commercial Frontage, the minimum average depth of the required commercial frontage shall be 65 feet for parcels less than 100 feet in depth, and a reduced average depth of 55 feet for parcels less than 100 feet in depth may be approved to allow for efficient site layout and site configuration. The proposed commercial depth of 56 feet and 8 inches is appropriate, given the site's irregular size and site constraints, and will help to provide active commercial street frontages on both El Camino Real and Chestnut Avenue. Thus, the Project is meeting the exception requirements for Required Commercial Frontage. 9. Per South San Francisco Municipal Code Section 20.270.005 (I) Limitations on Location of Parking, above - ground parking may not be located within 40 feet of a street- facing property line or BART right -of -way. The Project proposes eleven surface commercial and visitor parking spaces approximately 30 feet from the property line that is adjacent to the BART right -of -way. The PG &E easement constrains the site, and prevents this parking from being located within a structure. The parking area will be screened by trees and landscaping, which will buffer the pedestrian right -of -way. Thus, the Project is meeting the exception requirements for Limitations on Location of Parking. 10. The Project is statutorily and categorically exempt from CEQA pursuant to CEQA Guidelines § 15332: Class 32 and § 15183, and Public Resources Code § 21155.4. In addition, an environmental determination has been prepared for the Project in accordance with CEQA as the City prepared an Environmental Consistency Analysis in accordance with the requirements of CEQA Guidelines § 15168(c), which concluded that the Project would not result in any new significant environmental effects or a substantial increase in the severity of any previously identified effects beyond those disclosed and analyzed in the ECR/C EIRs certified by City Council nor would any new mitigation be required. Design Review 1. The Project, including Design Review, is consistent with Title 20 of the South San Francisco Municipal Code because the Project has been designed as a high- density mixed -use and residential project which will provide a pedestrian - friendly, transit - oriented environment with sustainability elements incorporated. City of South San Francisco Page 5 File Number: 18 -104 Enactment Number: RES 30 -2018 2. The Project, including Design Review, is consistent with the General Plan and the ECR/C Area Plan, because the proposed high - density residential development is consistent with the policies and design direction provided in the South San Francisco General Plan for the El Camino Real/Chestnut Mixed -Use, High Density land use designation by developing new residential units within close proximity to the BART Station and within the ECR/C plan area, by activating the streetscape on Chestnut Avenue and El Camino Real, and by providing ground -floor retail and active uses. 3. The Project, including Design Review, is consistent with the applicable design guidelines adopted by the City Council in that the proposed Project is consistent with the El Camino Real /Chestnut Area Plan Design Guidelines, as evaluated in the Zoning Ordinance Compliance analysis for the Project. 4. The Project is consistent with the Use Permit for the reasons stated in the section above. 5. The Project is consistent with the applicable design review criteria in South San Francisco Municipal Code Section 20.480.006 ( "Design Review Criteria ") because the Project has been evaluated by the Design Review Board on August 15, 2017 and December 19, 2017, and found to be consistent with each of the eight design review criteria included in the Design Review Criteria" section of the ordinance. Vesting Tentative Parcel Map 1. The proposed vesting tentative parcel map, prepared by CBG Engineering and dated December 1, 2017, including the proposed designs and improvements, is consistent with the City's General Plan and El Camino Real / Chestnut Sub -Area because the vesting tentative parcel map would facilitate the infill and development of a mixed -use residential project which would implement the goals of the ECR/C Area Plan. 2. The proposed vesting tentative parcel map is consistent with the standards and requirements of the City's Zoning Ordinance and with the provisions of the ECR/C Area Plan. 3. The vesting tentative parcel map complies and meets all of the requirements of Title 19 of the South San Francisco Municipal Code ( "Subdivisions ") and with the requirements of the State Subdivision Map Act. 4. The Project site is physically suitable for the type of development and density proposed, as the mixed -use residential project will be located on underutilized parcels on El Camino Real which is envisioned as a mix of vibrant commercial and residential uses, active frontages, and open space connections in the ECR/C plan area. 5. The vesting tentative parcel map is consistent with the analysis included in the already certified ECR/C EIR, and the approval of this vesting tentative map would not result in any new significant environmental effects or a substantial increase in the severity of any previously identified effects beyond those disclosed and analyzed in the ECR/C EIR certified by City Council, nor does the vesting tentative parcel map constitute a change in the Project or change in circumstances that would require additional environmental review. 6. The design and improvements of the vesting tentative parcel map are not in conflict with any existing public easements. City of South San Francisco Page 6 File Number: 18 -104 Enactment Number: RES 30 -2018 7. The property is located in a developed, urban setting, and is not subject to a Williamson Act contract, on open space easement, a conservation easement, or an agricultural conservation easement. The surrounding land uses and resulting parcels would not support agricultural uses; the resulting parcels would result in mixed -use development not incidental to commercial agricultural use of the land. Transportation Demand Management Program 1. The Project's proposed trip reduction measures are feasible and appropriate for the Project, considering the proposed use or mix of uses and the Project's location, size, and hours of operation. 2. The proposed performance guarantees will ensure that the target alternative mode use established for the Project by Section 20.400 and the ECR/C Area Plan will be achieved and maintained. BE IT FURTHER RESOLVED that the City Council of the City of South San Francisco hereby makes the findings contained in this resolution and approves the Conditional Use Permit (UPI 7-0013), Design Review (DR17- 0049), Transportation Demand Management Plan (TDM17- 0006), and Vesting Tentative Parcel Map (PM17- 0004), subject to the Conditions of Approval, attached herewith as Exhibit C. BE IT FURTHER RESOLVED that the resolution shall become effective immediately upon its passage and adoption. At a meeting of the City Council on 2/28/2018, a motion was made by Richard Garbarino, seconded by Mark Addiego, that this Resolution be approved. The motion passed. Yes: 5 Mayor Normandy, Mayor Pro Tern Matsumoto, Councilmember Garbarino, Coyn ' e [�pta, and Councilmember Addiego City of South San Francisco Page 7 SITE 1/2 MI RADIUSCITY OFSOUTH SANFRANCISCOCentennial Way Trail VICINITY MAPBIRD'S EYE VIEW CONCEPTUAL PERSPECTIVE CI V I L C1 . 0 V E S T I N G T E N T A T I V E P A R C E L M A P C2 . 0 B O U N D A R Y A N D E X I S T I N G C O N D I T I O N S C3 . 0 E X I S T I N G U T I L I T I E S A N D E A S E M E N T S C4 . 0 P R E L I M I N A R Y S I T E P L A N C4 . 1 CH E S T N U T A V E & A N T O I N E T T E L A N E IN T E R S E C T I O N I M P R O V E M E N T S C5 . 0 P R E L I M I N A R Y S I T E P L A N C6 . 0 PR E L I M I N A R Y U T I L I T Y P L A N C7 . 0 P R E L I M I N A R Y S T O R M W A T E R C O N T R O L P L A N DR Y U T I L I T I E S IN T 1 J O I N T T R E N C H I N T E N T T I T L E S H E E T IN T 2 J O I N T T R E N C H I N T E N T Applicant:SummerHill Aparment CommunitiesContact: Elaine Breeze777 S. California AvenuePalo Alto, CA 94304(605) 842-2404EBreeze@shapartments.com Architect:KTGY Architecture + PlanningContact: Sara Fernandez12555 West Jefferson Blvd, Suite 100Los Angeles, CA 90066(310) 439-3954sfernandez@ktgy.com Landscape Archi t e c t : April Phillips Des i g n W o r k s , I n c . Contact: April Ph i l l i p s , P L A , F A S L A 1530 Fifth Avenu e , S u i t e A San Rafael, CA 9 4 9 0 1 (415) 457-2774aphillips@apdw.c o m Ci v i l E n g i n e e r : Ca r l s o n , B a r b e e & G i b s o n , I n c . Co n t a c t : R y a n H a n s e n , P . E . 26 3 3 C a m i n o R a m o n , S u i t e 3 5 0 Sa n R a m o n , C A 9 4 5 4 8 (9 2 5 ) 8 6 6 - 0 3 2 2 RH a n s e n @ c b a n d g . c o m Dr y U t i l i t y D e s i g n : Gi a c a l o n e D e s i g n S e r v i c e s , I n c . Co n t a c t : P a u l G i a c a l o n e 58 2 0 S t o n e r i d g e M a l l R o a d , S u i t e 3 4 5 Pl e a s a n t o n , C A 9 4 5 8 8 (9 2 5 ) 4 6 7 - 1 7 4 0 Pa u l G @ D r y U t i l i t y D e s i g n . c o m PROJECT DEVELOPER:PROJECT DESIGN TEAM:988 EL CAMINO REAL | S O U T H S A N F R A N C I S C O , C A 4th Submittal Date: 02-16-2018PARCEL 1 A P N 0 1 1 - 3 2 5 - 0 3 0 PARCEL 2 A P N 0 1 1 - 3 2 5 - 0 7 0 PA R C E L 3 A P N 0 1 4 - 0 1 1 - 2 6 0 PA R C E L 4 A P N 0 1 4 - 0 1 1 - 2 8 0 SH E E T I N D E X Sh e e t Nu m b e r Sh e e t T i t l e T. 0 CO V E R S H E E T SP . 1 S I T E P H O T O S SP 1 . 1 N E I G H B O R H O O D C O N T E X T SP . 2 C O N C E P T U A L S I T E P L A N SP . 3 C O N C E P T U A L S I T E P L A N SP . 3 . 1 O F F S I T E E X H I B I T SP . 4 P R O J E C T C A L C U L A T I O N S SP . 5 F I R E A C C E S S P L A N SP . 6 F I R E A C C E S S P L A N SP . 7 C I R C U L A T I O N P L A N A. 1 . 1 CO N C E P T U A L R E N D E R I N G A. 1 . 2 CO N C E P T U A L R E N D E R I N G A. 1 . 3 RE N D E R I N G E N L A R G E M E N T A. 1 . 4 RE N D E R I N G E N L A R G E M E N T S A. 1 . 5 RE N D E R I N G E N L A R G E M E N T A. 1 . 6 CO N C E P T U A L P E R S P E C T I V E A. 1 . 7 CO N C E P T U A L P E R S P E C T I V E A. 1 . 8 CO N C E P T U A L P E R S P E C T I V E A. 2 . 1 CO N C E P T U A L E L E V A T I O N S A. 2 . 2 CO N C E P T U A L E L E V A T I O N S A. 3 . 1 FL O O R P L A N - L E V E L G A. 3 . 2 FL O O R P L A N - L E V E L R 1 A. 3 . 3 FL O O R P L A N - L E V E L R 2 A. 3 . 4 FL O O R P L A N - L E V E L R 3 A. 3 . 5 FL O O R P L A N - L E V E L R 4 A. 3 . 6 FL O O R P L A N - L E V E L R 5 A. 3 . 7 RO O F P L A N A. 3 . 8 FL O O R P L A N - L E V E L P 1 A. 3 . 9 FL O O R P L A N - L E V E L P 2 A. 4 . 1 CR O S S S E C T I O N S A. 4 . 2 CR O S S S E C T I O N S A. 5 . 1 UN I T 1 J R , S , S - A L T F L O O R P L A N S A. 5 . 2 UN I T 1 A , 1 A - A L T F L O O R P L A N S A. 5 . 3 UN I T 1 B , 1 C F L O O R P L A N S A. 5 . 4 UN I T 1 D F L O O R P L A N A. 5 . 5 UN I T 2 A , 2 B F L O O R P L A N S A. 5 . 6 UN I T 2 C , 2 D F L O O R P L A N S A. 6 . 1 MA T E R I A L B O A R D A. 6 . 2 SC H E M A T I C D E T A I L S SH E E T I N D E X C O N T I N U E D LA N D S C A P E L1 . 0 IL L U S T R A T I V E P L A N L2 . 0 DE T A I L E N L A R G E M E N T S L3 . 0 LA N D S C A P E A N D M A T E R I A L S P L A N L4 . 0 PR E C E D E N T I M A G E R Y L5 . 0 SE C T I O N S A N D D E T A I L S L6 . 0 CE N T E N N I A L W A Y F I T N E S S P A R K P L A N L7 . 0 CE N T E N N I A L W A Y F I T N E S S P A R K D E T A I L S Architecture + Planning FE B R U A R Y 1 6 , 2 0 1 8 SO U T H S A N F R A N C I S C O , CA # 20 1 6 0 9 8 6 98 8 E L C A M I N O R E A L SummerHill Apartment Communities777 S. California Ave.Palo Alto, CA 94304 CIVIL ENGINEERSSURVEYORSPLANNERSwww.cbandg.com Carlson, Barbee & Gibson, Inc. 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California Ave.Palo Alto, CA 94304 CIVIL ENGINEERSSURVEYORSPLANNERSwww.cbandg.com Carlson, Barbee & Gibson, Inc. SP 1 . 1 NE I G H B O R H O O D C O N T E X T 0 20 0 40 0 10 0 18' 10' 56'-8" 25 ' 6' 8' - 9 " 24'-8" 25' 22 ' 15'20' 1 0 ' 5' 7' 5' 8'22' 16' 12 4 ' - 9 " 40 ' - 2 " 164'-6"78'-6"33'-5"26'-9" 4 0 7 ' 90'-3" 151'- 5 " 5'-9" 51'-9" 56'-8" 18' 8 ' - 6 " 18' 9' 30'20'94'-4"14'-9" 5 ' 56' 12 ' 10'9'-8"12'-6"6'-10"17'-6" 5' 25 ' FI T N E S S PA R K Architecture + Planning FE B R U A R Y 1 6 , 2 0 1 8 SO U T H S A N F R A N C I S C O , CA # 20 1 6 0 9 8 6 98 8 E L C A M I N O R E A L SummerHill Apartment Communities777 S. 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SP . 4 PR O J E C T C A L C U L A T I O N S 0 50 10 0 25 RE V I S E D J A N U A R Y 3 0 , 2 0 1 8 EL C A M I N O R E A L CHESTNUT AVE CENTENNIAL WAY TR A I L PU B L I C OP E N S P A C E 7, 0 5 8 S F LOAD I N G 12'x5 0 ' TRAS H STAG I N G ANTOINETTE LNBACKUP RE S I D E N T I A L LE A S I N G , L O B B Y , & W I F I L O U N G E 2 , 8 0 0 S F BI K E RO O M 2 (2 5 S P A C E S @ 2 ' X 6 ' ) RE S I D E N T GA T E COMM. TRASH 555 SF EL E C 10 ' x 2 0 ' BI K E R O O M 1 (4 0 S P A C E S @ 2 ' X 6 ' , 2 5 S P A C E S @ 2 ' X 4 ' V E R T . ) FI T N E S S 1, 3 1 5 S F 30 ' X 4 5 ' TT R RR T RE S . TR A S H COMMERCIAL4,960 GSF LOADING12'x50' T R T T T W M BIKE REPAIR R R R T R CO M M E R C I A L 5, 4 0 0 G S F DNUP UP DN UP UP CC LOAD I N G 12'x5 0 ' TRAS H STAG I N G BACK UP SPA ABOVE GAS METERSSPAEQUIPCOM.VENT GAR.VENT IN T A K E C EL E C ST O R . 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California Ave.Palo Alto, CA 94304 CIVIL ENGINEERSSURVEYORSPLANNERSwww.cbandg.com Carlson, Barbee & Gibson, Inc. 0 20 40 10 SP . 5 FI R E A C C E S S P L A N GR O U N D L E V E L FI R E A C C E S S S U M M A R Y SI T E A R E A : 1. 6 7 A C , 7 2 , 6 0 3 S F BU I L D I N G U S E : RE S I D E N T I A L O V E R GR O U N D L E V E L C O M M E R C I A L BU I L D I N G H E I G H T : 6 S T O R I E S , 8 0 ' + 2 B A S E M E N T P A R K I N G L E V E L S CO N S T R U C T I O N : TY P E I I I A , G R O U P R - 2 OC C U P A N C Y TY P E 1 - A , G R O U P S - 2 A N D GR O U P B O C C U P A N C I E S FI R E S P R I N K L E R S : NF P A 1 3 PE R I M E T E R F E N C I N G : NO N E (C Y B E R CA F E AB O V E 35 0 S F ) CO U R T Y A R D 4, 1 7 5 S F CO U R T Y A R D 5, 9 2 5 S F TR WM DNUP UP DN DNUP 1A CL U B R O O M 10 7 5 S F (2 S T O R Y V O L U M E ) 2D 2C1A1A 1A 1A S1B1B2A 2A 1C 1C S 1A 1A 1A 1A 2A 1J R 2A S 1C 1D 1D 1D 1D 1D 1D S- a l t 1A-alt 1B ID F COM.VENT GAR.VENT SPA UP DN ID F IDF IN T A K E COM.VENT 24 6 ' 2 2 7 ' 21 1 ' 24 9 ' 23 2 ' 3HRFIREWALL 3HR FIREWA L L PROPOSEDSTANDPIPES PR O P O S E D ST A N D P I P E S EX I T T R A V E L D I S T A N C E 3HR FIREWA L L Architecture + Planning FE B R U A R Y 1 6 , 2 0 1 8 SO U T H S A N F R A N C I S C O , CA # 20 1 6 0 9 8 6 98 8 E L C A M I N O R E A L SummerHill Apartment Communities777 S. California Ave.Palo Alto, CA 94304 CIVIL ENGINEERSSURVEYORSPLANNERSwww.cbandg.com Carlson, Barbee & Gibson, Inc. 0 20 40 10 SP . 6 FI R E A C C E S S P L A N PO D I U M L E V E L FI R E A C C E S S S U M M A R Y SI T E A R E A : 1. 6 7 A C , 7 2 , 6 0 3 S F BU I L D I N G U S E : RE S I D E N T I A L O V E R GR O U N D L E V E L C O M M E R C I A L BU I L D I N G H E I G H T : 6 S T O R I E S , 8 0 ' + 2 B A S E M E N T P A R K I N G L E V E L S CO N S T R U C T I O N : TY P E I I I A , G R O U P R - 2 OC C U P A N C Y TY P E 1 - A , G R O U P S - 2 A N D GR O U P B O C C U P A N C I E S FI R E S P R I N K L E R S : NF P A 1 3 PE R I M E T E R F E N C I N G : NO N E CHESTNUT AVE EL C A M I N O R E A L 25 ' - 0 " 22'-0" 8'-0" 5 ' - 0 " 5'-9" 131'-9"8 ' - 6 " 10'-0" 15'-0" 5' 1 0 ' - 0 " BA C K UP RE S I D E N T I A L LE A S I N G , L O B B Y , & W I F I L O U N G E 2 , 8 0 0 S F BI K E RO O M 2 (2 5 S P A C E S @ 2 ' X 6 ' ) RE S I D E N T GA T E COMM. TRASH 555 SF EL E C 10 ' x 2 0 ' BI K E R O O M 1 (4 0 S P A C E S @ 2 ' X 6 ' , 2 5 S P A C E S @ 2 ' X 4 ' V E R T . ) FI T N E S S 1, 3 1 5 S F 30 ' X 4 5 ' TT R RR T RE S . TR A S H COMMERCIAL4,960 GSF LOADING12'x50' T R T T T W M BIKE REPAIR R R R T R CO M M E R C I A L 5, 4 0 0 G S F DNUP UP DN UP UP C C LOAD I N G 12'x5 0 ' TRAS H STAG I N G BACK UP SP A A B O V E G A S M E T E R S SP A EQ U I P COM.VENT GAR.VENT IN T A K E C EL E C ST O R . CO M M E R C I A L A N D FU T U R E R E S I D E N T P A R K I N G 36 S P A C E S C C C C C C FR C FR C FR C C C FR C C C C C C C C C C C C C C C C C C O M M E R C I A L & V I S I T O R P A R K I N G 1 1 S P A C E S C C C v V V V V V V V D O W N T O B A S E M E N T P A R K I N G ( 2 0 % M A X ) C EL E V . RM . ST O R . CO M . VE N T 22 ' - 0 " 25'-0" 25 ' - 0 " 5' - 0 " 8' - 9 " 3' - 0 " 18'-0" 9' - 0 " 10 ' - 0 " 6'-0" 9' - 8 " 18'-0" 4'12'-6"6'-10"3'-0"17'-6"50'-0" T O C E N T E N N I A L W A Y T R A I L Architecture + Planning FE B R U A R Y 1 6 , 2 0 1 8 SO U T H S A N F R A N C I S C O , CA # 20 1 6 0 9 8 6 98 8 E L C A M I N O R E A L SummerHill Apartment Communities777 S. California Ave.Palo Alto, CA 94304 CIVIL ENGINEERSSURVEYORSPLANNERSwww.cbandg.com Carlson, Barbee & Gibson, Inc. SP . 7 CI R C U L A T I O N P L A N CH E S T N U T I N G R E S S A L T E R N A T I V E 0 8 16 32 11 - 0 6 - 2 0 1 7 VEHICULAR CIRCULATION - COMMERCIAL AND GUESTVEHICULAR CIRCULATION - RESIDENT ONLY CO N T R O L L E D A C C E S S - R E S I D E N T S O N L Y VI S I T O R A C C E S S CO N T R O L L E D A C C E S S - F I R E D E P A R T M E N T PEDESTRIAN CIRCULATION - PRIVATEPEDESTRIAN CIRCULATION - PUBLICCOMMERCIAL LOADINGRESIDENTIAL AND TRASH LOADING CO N T R O L L E D A C C E S S - T R A S H A N D M O V E - I N S CIRCULATION PLAN LEGEND Architecture + Planning FE B R U A R Y 1 6 , 2 0 1 8 SO U T H S A N F R A N C I S C O , CA # 20 1 6 0 9 8 6 98 8 E L C A M I N O R E A L SummerHill Apartment Communities777 S. California Ave.Palo Alto, CA 94304 CIVIL ENGINEERSSURVEYORSPLANNERSwww.cbandg.com Carlson, Barbee & Gibson, Inc. A. 1 . 1 CO N C E P T U A L R E N D E R I N G CORNER OF EL CAMINO REAL AND CHESTNUT AVENUE Architecture + Planning FE B R U A R Y 1 6 , 2 0 1 8 SO U T H S A N F R A N C I S C O , CA # 20 1 6 0 9 8 6 98 8 E L C A M I N O R E A L SummerHill Apartment Communities777 S. California Ave.Palo Alto, CA 94304 CIVIL ENGINEERSSURVEYORSPLANNERSwww.cbandg.com Carlson, Barbee & Gibson, Inc. A. 1 . 2 CO N C E P T U A L R E N D E R I N G CORNER OF CHESTNUT AVENUE AND CENTENNIAL WAY Architecture + Planning FE B R U A R Y 1 6 , 2 0 1 8 SO U T H S A N F R A N C I S C O , CA # 20 1 6 0 9 8 6 98 8 E L C A M I N O R E A L SummerHill Apartment Communities777 S. California Ave.Palo Alto, CA 94304 CIVIL ENGINEERSSURVEYORSPLANNERSwww.cbandg.com Carlson, Barbee & Gibson, Inc. A. 1 . 3 RE N D E R I N G E N L A R G E M E N T CENTENNIAL WAY FITNESS PARK ENLARGEMENT Architecture + Planning FE B R U A R Y 1 6 , 2 0 1 8 SO U T H S A N F R A N C I S C O , C A # 2 0 1 6 0 9 8 6 98 8 E L C A M I N O R E A L SummerHill Apartment Communities777 S. California Ave.Palo Alto, CA 94304 CIVIL ENGINEERSSURVEYORSPLANNERSwww.cbandg.com Carlson, Barbee & Gibson, Inc.SUN DECKS BEHIND STREET WALLOUTDOOR SEATING FACING CENTENNIAL WAY TRAIL BA L C O N Y R A I L I N G D E T A I L A. 1 . 4 RE N D E R I N G E N L A R G E M E N T S CO R N I C E D E T A I L Architecture + Planning FE B R U A R Y 1 6 , 2 0 1 8 SO U T H S A N F R A N C I S C O , C A # 2 0 1 6 0 9 8 6 98 8 E L C A M I N O R E A L SummerHill Apartment Communities777 S. California Ave.Palo Alto, CA 94304 CIVIL ENGINEERSSURVEYORSPLANNERSwww.cbandg.com Carlson, Barbee & Gibson, Inc. A. 1 . 5 RE N D E R I N G E N L A R G E M E N T PLAZA AND STREET WALL VIEW FROM EL CAMINO REAL Architecture + Planning FE B R U A R Y 1 6 , 2 0 1 8 SO U T H S A N F R A N C I S C O , CA # 20 1 6 0 9 8 6 98 8 E L C A M I N O R E A L SummerHill Apartment Communities777 S. California Ave.Palo Alto, CA 94304 CIVIL ENGINEERSSURVEYORSPLANNERSwww.cbandg.com Carlson, Barbee & Gibson, Inc. A. 1 . 6 CO N C E P T U A L P E R S P E C T I V E AERIAL VIEW OF EL CAMINO REAL STREET WALL Architecture + Planning FE B R U A R Y 1 6 , 2 0 1 8 SO U T H S A N F R A N C I S C O , CA # 20 1 6 0 9 8 6 98 8 E L C A M I N O R E A L SummerHill Apartment Communities777 S. California Ave.Palo Alto, CA 94304 CIVIL ENGINEERSSURVEYORSPLANNERSwww.cbandg.com Carlson, Barbee & Gibson, Inc. A. 1 . 7 CO N C E P T U A L P E R S P E C T I V E SOUTH CORNER AT EL CAMINO REAL 6' H I G H F E N C E A T P . L . Architecture + Planning FE B R U A R Y 1 6 , 2 0 1 8 SO U T H S A N F R A N C I S C O , CA # 20 1 6 0 9 8 6 98 8 E L C A M I N O R E A L SummerHill Apartment Communities777 S. California Ave.Palo Alto, CA 94304 CIVIL ENGINEERSSURVEYORSPLANNERSwww.cbandg.com Carlson, Barbee & Gibson, Inc. A. 1 . 8 CO N C E P T U A L P E R S P E C T I V E EAST PERSPECTIVE NO R T H E L E V A T I O N (C H E S T N U T A V E N U E ) TYP.TYP. TY P . TYP.TY P . TYP. TY P . G 1 R 1 R 2 10'-3" R 3 R 4 R 5 RO O F 17'-6"10'-3"10'-3"10'-3"10'-3" 80 ' H E I G H T L I M I T FI N I S H E D F L O O R V A R I E S BE T W E E N 4 2 . 7 ' - 4 3 . 9 ' 80'-0" MAX OVERALL BLDG. HT. FF 6 0 ' - 6 " EG L O W 3 8 . 2 ' FF 7 0 ' - 9 " FF 8 1 ' - 0 " FF 9 1 ' - 3 " FF 1 0 1 ' - 6 " FS 1 1 5 - 7 " FF 1 1 1 ' - 9 " 3'-10" 9'-3" 12 0 . 9 ' M A X AVG. GRADE PLANE 40.9'EG HIGH 43.6'81817 16 1A 107 19 12 9 13 1B 5 4 TY P . TY P . 11TYP.2B 20 13 TY P . 1B 2B TYP.6 1A TY P . BEYOND 1412 G 1 R 1 R 2 10'-3" R 3 R 4 R 5 RO O F 17'-6"10'-3"10'-3"10'-3"10'-3" 80 ' H E I G H T L I M I T FI N I S H E D F L O O R V A R I E S BE T W E E N 4 2 . 7 ' - 4 3 . 9 ' 80'-0" MAX OVERALL BLDG. HT. FF 6 0 ' - 6 " EG L O W 3 8 . 2 ' FF 7 0 ' - 9 " FF 8 1 ' - 0 " FF 9 1 ' - 3 " FF 1 0 1 ' - 6 " FS 1 1 5 - 7 " FF 1 1 1 ' - 9 " 3'-10" 9'-3" 12 0 . 9 ' M A X EG HIGH 43.6'AVG. GRADE PLANE 40.9' EA S T E L E V A T I O N (C E N T E N N I A L W A Y T R A I L ) 16 17 6 9 16 11 10 6 8 121A 1A 2A1ATYP.TYP. TY P . TYP.1A2A 1A 2A 1A 2A 18TYP.TYP.1ATYP.1ATYP.TYP.TYP.TY P . TY P . TY P . TY P . TY P . 2A TY P . TY P . 1A 2A TY P . TY P . TY P . TY P . TY P . TY P . 19 TY P . 7 TY P . 2B 14 BE Y O N D Architecture + Planning FE B R U A R Y 1 6 , 2 0 1 8 SO U T H S A N F R A N C I S C O , CA # 20 1 6 0 9 8 6 98 8 E L C A M I N O R E A L SummerHill Apartment Communities777 S. California Ave.Palo Alto, CA 94304 CIVIL ENGINEERSSURVEYORSPLANNERSwww.cbandg.com Carlson, Barbee & Gibson, Inc. A. 2 . 1 CO N C E P T U A L E L E V A T I O N S 0 8 16 32 COLORS & MATERIAL LEGEND1A2A654 9 811 12 STUCCO SAND FINISH: COLOR 1STUCCO SAND FINISH: COLOR 2 FIBER CEMENT PANEL-SMOOTH F I N I S H THIN BRICK VENEER ME T A L R A I L I N G ME T A L A N C H O R P L A T E S ST O R E F R O N T W I N D O W S Y S T E M VI N Y L W I N D O W S Y S T E M FIBER CEMENT TRIM BOARD-SMOOTH 4/4 FINISH 1314 FR O S T E D G L A S S P A R T I T I O N S C R E E N 15 ME T A L P A R T I T I O N S C R E E N 16 CO R N I C E / C A P S M O O O T H S T U C C O C O A T E D F O A M 17 ME T A L M U L T I - P U R P O S E P A N E L S 18 1BSTUCCO SMOOTH FINISH: COLOR 1 ME T A L G R E E N - S C R E E N / V I N E T R E L L I S 7CLEAR GLASS RAILING 10 ME T A L A W N I N G 19 EX T E R I O R L I G H T I N G 2BSTUCCO SMOOTH FINISH: COLOR 2 ME T A L + G L A S S A W N I N G 20SI G N A G E NO T E : S T U C O O S A N D F I N I S H TY P I C A L , S T U C C O S M O O T H FI N I S H A S N O T E D P E R KE Y N O T E S G 1 R 1 R 2 10'-3" R 3 R 4 R 5 RO O F 17'-6"10'-3"10'-3"10'-3"10'-3" 80 ' H E I G H T L I M I T FI N I S H E D F L O O R V A R I E S BE T W E E N 4 2 . 7 ' - 4 3 . 9 ' 80'-0" MAX OVERALL BLDG. HT. FF 6 0 ' - 6 " FF 7 0 ' - 9 " FF 8 1 ' - 0 " FF 9 1 ' - 3 " FF 1 0 1 ' - 6 " FS 1 1 5 - 7 " FF 1 1 1 ' - 9 " 3'-10" 9'-3" 12 0 . 9 ' M A X EG HIGH 43.6'AVG. GRADE PLANE 40.9' WE S T E L E V A T I O N (E L C A M I N O R E A L ) TY P . TYP.TYP. TY P . 13 6 192041B 7 125162B2B1A1B 17 1B 1B 1B 1A 8 2A 2A 2B 2A 2B 2B 2B TYP.TYP.6TYP. 1A TY P . 2B 1A TY P . 9 TY P . 1A TY P . 1B 2B 1B 1A TY P . 2B 1B 2B 1B 2B 1A TY P . 1A TY P . TY P . 14 BE Y O N D . G 1 R 1 R 2 10'-3" R 3 R 4 R 5 RO O F 17'-6"10'-3"10'-3"10'-3"10'-3" 80 ' H E I G H T L I M I T FI N I S H E D F L O O R V A R I E S BE T W E E N 4 2 . 7 ' - 4 3 . 9 ' 80'-0" MAX OVERALL BLDG. HT. FF 6 0 ' - 6 " FF 7 0 ' - 9 " FF 8 1 ' - 0 " FF 9 1 ' - 3 " FF 1 0 1 ' - 6 " FS 1 1 5 - 7 " FF 1 1 1 ' - 9 " 3'-10" 9'-3" 12 0 . 9 ' M A X EG HIGH 43.6'AVG. GRADE PLANE 40.9' SO U T H E L E V A T I O N TY P . TY P . TYP.TYP.TYP. 17 12181668712101A1A2A20TYP.TYP. 1A TY P . 2A TY P . TYP.Architecture + Planning FE B R U A R Y 1 6 , 2 0 1 8 SO U T H S A N F R A N C I S C O , CA # 20 1 6 0 9 8 6 98 8 E L C A M I N O R E A L SummerHill Apartment Communities777 S. California Ave.Palo Alto, CA 94304 CIVIL ENGINEERSSURVEYORSPLANNERSwww.cbandg.com Carlson, Barbee & Gibson, Inc. 0 8 16 32 COLORS & MATERIAL LEGEND1A2A654 9 811 12 STUCCO SAND FINISH: COLOR 1STUCCO SAND FINISH: COLOR 2 FIBER CEMENT PANEL-SMOOTH F I N I S H THIN BRICK VENEER ME T A L R A I L I N G ME T A L A N C H O R P L A T E S ST O R E F R O N T W I N D O W S Y S T E M VI N Y L W I N D O W S Y S T E M FIBER CEMENT TRIM BOARD-SMOOTH 4/4 FINISH 1314 FR O S T E D G L A S S P A R T I T I O N S C R E E N 15 ME T A L P A R T I T I O N S C R E E N 16 CO R N I C E / C A P S M O O O T H S T U C C O C O A T E D F O A M 17 ME T A L M U L T I - P U R P O S E P A N E L S 18 1BSTUCCO SMOOTH FINISH: COLOR 1 ME T A L G R E E N - S C R E E N / V I N E T R E L L I S 7CLEAR GLASS RAILING 10 ME T A L A W N I N G 19 EX T E R I O R L I G H T I N G 2BSTUCCO SMOOTH FINISH: COLOR 2 ME T A L + G L A S S A W N I N G 20SI G N A G E A. 2 . 2 CO N C E P T U A L E L E V A T I O N S NO T E : S T U C O O S A N D F I N I S H TY P I C A L , S T U C C O S M O O T H FI N I S H A S N O T E D P E R KE Y N O T E S CHESTNUT AVE EL C A M I N O R E A L 25 ' - 0 " 22'-0" 8'-0" 5 ' - 0 " 5'-9" 131'-9"8 ' - 6 " 10'-0" 15'-0" 5' 1 0 ' - 0 " BACKUP RE S I D E N T I A L LE A S I N G , L O B B Y , & W I F I L O U N G E 2 , 8 0 0 S F BI K E RO O M 2 (2 5 S P A C E S @ 2 ' X 6 ' ) RE S I D E N T GA T E COMM. TRASH 555 SF EL E C 10 ' x 2 0 ' BI K E R O O M 1 (4 0 S P A C E S @ 2 ' X 6 ' , 2 5 S P A C E S @ 2 ' X 4 ' V E R T . ) FI T N E S S 1, 3 1 5 S F 30 ' X 4 5 ' TT R RR T RE S . TR A S H COMMERCIAL4,960 GSF LOADING12'x50' T R T T T W M BIKE REPAIR R R R T R CO M M E R C I A L 5, 4 0 0 G S F DNUP UP DN UP UP C C LOAD I N G 12'x5 0 ' TRAS H STAG I N G BACK UP SP A A B O V E GAS M E T E R S SPAEQUIPCOM.VENT GAR.VENT IN T A K E C EL E C ST O R . CO M M E R C I A L A N D FU T U R E R E S I D E N T P A R K I N G 36 S P A C E S C C C C C C FR C FR C FR C C C FR C C C C C C C C C C C C C C C C C C O M M E R C I A L & V I S I T O R P A R K I N G 1 1 S P A C E S C C C v V V V V V V V D O W N T O B A S E M E N T P A R K I N G ( 2 0 % M A X ) C EL E V . RM . ST O R . CO M . VE N T 22 ' - 0 " 25'-0" 25 ' - 0 " 5' - 0 " 8' - 9 " 3' - 0 " 18'-0" 9' - 0 " 10'-0" 6'-0" 9'-8" 18'-0" 4'12'-6"6'-10"3'-0"17'-6"50'-0" T O C E N T E N N I A L W A Y T R A I L Architecture + Planning FE B R U A R Y 1 6 , 2 0 1 8 SO U T H S A N F R A N C I S C O , CA # 20 1 6 0 9 8 6 98 8 E L C A M I N O R E A L SummerHill Apartment Communities777 S. California Ave.Palo Alto, CA 94304 CIVIL ENGINEERSSURVEYORSPLANNERSwww.cbandg.com Carlson, Barbee & Gibson, Inc. A. 3 . 1 FL O O R P L A N - L E V E L G 0 8 16 32 (C Y B E R CA F E AB O V E 35 0 S F ) CO U R T Y A R D 4, 1 7 5 S F CO U R T Y A R D 5, 9 2 5 S F TR WM DNUP UP DN D N UP 1A CL U B R O O M 10 7 5 S F (2 S T O R Y V O L U M E ) 2D 2C1A1A 1A 1A S1B1B 2A 2A 1C 1C S 1A 1A 1A 1A 2A 1J R 2A S 1C 1D 1D 1D 1D 1D 1D S- a l t 1A-alt 1B ID F COM.VENT GAR.VENT SP A UP DN ID F IDF IN T A K E CO M . VE N T DE C K S , TY P . DECKS,TYP. 5'-6" 10'-6" 5'-6"5'-6" 17'-0" 50'-9" 50' 1 0 ' 21'-6"15'-0" 10'-6" 15'-9" 5' SE I S M I C GA P Architecture + Planning FE B R U A R Y 1 6 , 2 0 1 8 SO U T H S A N F R A N C I S C O , CA # 20 1 6 0 9 8 6 98 8 E L C A M I N O R E A L SummerHill Apartment Communities777 S. California Ave.Palo Alto, CA 94304 CIVIL ENGINEERSSURVEYORSPLANNERSwww.cbandg.com Carlson, Barbee & Gibson, Inc. A. 3 . 2 FL O O R P L A N - L E V E L R 1 0 8 16 32 CY B E R CA F E TR DNUP UP DN UP DN OP E N TO BE L O W 1A1A 1A 1A 1A 1B 2A 2A 1B 1C 1A S 1C 1B 1C 2D 2C 1A 2A 2A 1D 1D 1D 1D 1D 1D 1A-alt 1J R 1B S 1A 1A S- a l t IDFS ID F ID F COM.VENT GAR.VENT CO M . VE N T DE C K S BE L O W DECKS,TYP. DE C K S BE L O W DECKS,TYP. SE I S M I C GA P Architecture + Planning FE B R U A R Y 1 6 , 2 0 1 8 SO U T H S A N F R A N C I S C O , CA # 20 1 6 0 9 8 6 98 8 E L C A M I N O R E A L SummerHill Apartment Communities777 S. California Ave.Palo Alto, CA 94304 CIVIL ENGINEERSSURVEYORSPLANNERSwww.cbandg.com Carlson, Barbee & Gibson, Inc. A. 3 . 3 FL O O R P L A N - L E V E L R 2 0 8 16 32 TR DNUP UP DN UP DN IDFCOM.VENT GAR.VENT ID F ID F 1A1A 1A 1A 1A 1B1B 2A 2A 1B 1C 1A S 1C 1B 1C 2D 2B 2C 2A 1D 1D 1D 1D 1D 1D 2A 1D 1A-alt 1J R S 1A 1A 1A S- a l t S CO M . VE N T DECKSBELOW DECKSBELOW SE I S M I C GA P Architecture + Planning FE B R U A R Y 1 6 , 2 0 1 8 SO U T H S A N F R A N C I S C O , CA # 20 1 6 0 9 8 6 98 8 E L C A M I N O R E A L SummerHill Apartment Communities777 S. California Ave.Palo Alto, CA 94304 CIVIL ENGINEERSSURVEYORSPLANNERSwww.cbandg.com Carlson, Barbee & Gibson, Inc. A. 3 . 4 FL O O R P L A N - L E V E L R 3 0 8 16 32 TR UP DN DNUP UP DN IDFCOM.VENT GAR.VENT ID F ID F 1A 1B1B 2A 2A 1B 1C S 1C 1B 1C 2D 2B 2C 2A 2A 1D 1D 1D 1D 1D 2A 1D 1A 1A 1A 1A 1A 1A-alt 1J R S 1A 1A 1A S- a l t S CO M . VE N T 51' 50' 21'-6" 17'-0" 15'-9" SE I S M I C GA P Architecture + Planning FE B R U A R Y 1 6 , 2 0 1 8 SO U T H S A N F R A N C I S C O , CA # 20 1 6 0 9 8 6 98 8 E L C A M I N O R E A L SummerHill Apartment Communities777 S. California Ave.Palo Alto, CA 94304 CIVIL ENGINEERSSURVEYORSPLANNERSwww.cbandg.com Carlson, Barbee & Gibson, Inc. A. 3 . 5 FL O O R P L A N - L E V E L R 4 0 8 16 32 TR DN UP DN DN IDFCOM.VENT GAR.VENT ID F ID F 1B1B 2A 2A 1B 1C S 1C 1B 1C 2D 2B 2C 2A 1D 1D 1D 1D 1D 2A 1D 1A1A 1A 1A 1A 1A 1A-alt 1J R S 1A 1A 1A S- a l t S CO M . VE N T SE I S M I C GA P Architecture + Planning FE B R U A R Y 1 6 , 2 0 1 8 SO U T H S A N F R A N C I S C O , CA # 20 1 6 0 9 8 6 98 8 E L C A M I N O R E A L SummerHill Apartment Communities777 S. California Ave.Palo Alto, CA 94304 CIVIL ENGINEERSSURVEYORSPLANNERSwww.cbandg.com Carlson, Barbee & Gibson, Inc. A. 3 . 6 FL O O R P L A N - L E V E L R 5 0 8 16 32 SOLAR AREAS BREAKDOWNAREA PROVIDED(SQ. FT.)TOTAL (SQ. FT)SOLAR ZONE 11066 SQ. FT.SOLAR ZONE 2688 SQ. FT.SOLAR ZONE 3788 SQ. FT.SOLAR ZONE 4772 SQ. FT.SOLAR ZONE 5928 SQ. FT.4,266 xxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxx xx x xx x xx x xx x xx x xx x xx x xx x xx x xx x xx x xx x xx x xx x xx x xx x xx x xx x xx x xx x xx x xx x xx x xx x xx x xx x xx x xx x xx x xx x xx x xx x xx x xx x xx x xx x xx x xx x xx x xx x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x xxxxxxxxxxxxxxxxxxxxx xx x xx x xx x xx x xx x xx x xx x xx x xx x xx x xx x xx x xx x xx x xx x xx x xx x xx x xxxxxxxxx x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x PRELIMINARY TOTAL ROOF AREA SF: 28131 SQ. FT.TOTAL SOLAR AREA REQUIRED AT 15%: 4,220 SQ. FT.TOTAL SOLAR AREA PROVIDED: 4,266 SQ. FT. PR O P O S E D S O L A R Z O N E 3 : 78 8 S Q . F T . PR O P O S E D S O L A R Z O N E 1 : 10 6 6 S Q . F T . PROPOSED SOLAR ZONE 2:688 SQ. FT. PR O P O S E D S O L A R ZO N E 4 : 77 2 S Q . F T . PR O P O S E D S O L A R ZO N E 5 : 92 8 S Q . F T . x x x x x x xxxxxxxxx xx x xx x xx x xx x xx x xxx x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x xx x xx x COM.VENT GAR.VENT xx x xx x CO M . VE N T xxx 25'-2" TYP.10'-0"MIN. CLEAR 11'-4" TYP. 10'-0" MIN. CLEAR 11'-0" 11'-0" TYP. 10'-0" MIN. CLEAR 10'-6" 12'-0" 12'-0" 10'-4" TY P . 10'-0" MI N . CLEAR HVAC C O N D E N S E R EQU I P M E N T , T Y P . Architecture + Planning FE B R U A R Y 1 6 , 2 0 1 8 SO U T H S A N F R A N C I S C O , CA # 20 1 6 0 9 8 6 98 8 E L C A M I N O R E A L SummerHill Apartment Communities777 S. California Ave.Palo Alto, CA 94304 CIVIL ENGINEERSSURVEYORSPLANNERSwww.cbandg.com Carlson, Barbee & Gibson, Inc. A. 3 . 7 RO O F P L A N 0 8 16 32 DN UP ME C H SE C U R E R E S I D E N T P A R K I N G 10 1 S T A N D A R D S P A C E S ( 4 A D A ) , 2 C O M P A C T S P A C E S DNUPCMPCTMECHVENT IN T A K E ELEC27'-0" x21'-6" UP ELEC6'-2" x 21'-6" CM P C T EL E V . RM . 9' - 0 " 18'-0" 28'-0" 20 ' - 0 " 25'-0" 25'-0" Architecture + Planning FE B R U A R Y 1 6 , 2 0 1 8 SO U T H S A N F R A N C I S C O , CA # 20 1 6 0 9 8 6 98 8 E L C A M I N O R E A L SummerHill Apartment Communities777 S. California Ave.Palo Alto, CA 94304 CIVIL ENGINEERSSURVEYORSPLANNERSwww.cbandg.com Carlson, Barbee & Gibson, Inc. A. 3 . 8 FL O O R P L A N - L E V E L P 1 0 8 16 32 SE C U R E R E S I D E N T P A R K I N G 10 5 S T A N D A R D S P A C E S , 4 C O M P A C T S P A C E S UPCMPCT ST O R . VENT UP IN T A K E UP ST O R . CM P C T CM P C T CM P C T 9' - 0 " 18'-0" 25'-0" 25'-0" 25'-0" Architecture + Planning FE B R U A R Y 1 6 , 2 0 1 8 SO U T H S A N F R A N C I S C O , CA # 20 1 6 0 9 8 6 98 8 E L C A M I N O R E A L SummerHill Apartment Communities777 S. California Ave.Palo Alto, CA 94304 CIVIL ENGINEERSSURVEYORSPLANNERSwww.cbandg.com Carlson, Barbee & Gibson, Inc. A. 3 . 9 FL O O R P L A N - L E V E L P 2 0 8 16 32 PL CH E S T N U T AV E . PL CO M M E R C I A L RE S . TR A . RE S . LO B B Y BI K E RE P A I R CCCC C CCC CO M M E R C I A L PO D I U M CO U R T Y A R D UN I T UN I T UN I T UN I T UN I T UN I T UN I T UN I T UN I T UN I T UN I T UN I T UN I T UN I T UN I T UN I T UN I T UN I T UN I T UN I T UN I T PA R K I N G PA R K I N G PA R K I N G PA R K I N G R2 R3 R4 R5 ROOFR1P1P2AVG. GRADE 40.9' DR I V E DR I V E 80 ' L I M I T SE C T I O N A - LO N G I T U D I N A L SC A L E : 1 " = 2 0 ' - 0 " C UN I T UN I T UN I T UN I T C CO M M . TR A . UN I T UN I T UN I T UN I T UN I T 17'-6"10'-3"12'-1"11'-6"11'-0"80'-0"(OVERALL BLDG.HEIGHT)10'-3"10'-3"10'-3" 16'-0" min. 41' min. 59'-10"EG HIGH 43.6' EG L O W 3 8 . 2 ' G RE S T RO O M ST O R A G E ST O R A G E AC C O N D E N S E R R2 R3 R4 R5 ROOFR1P1P2WALL SECTIONSCALE: 1/16" = 1'-0"16'9'-1"9'-1"11'-6"11'80'(OVERALL BLDG.HEIGHT)9'-1"9'-1"9'-1"41'-6"min.36"42"10'-6"10'18"14"TYP.59'-10"G B B CC KE Y P L A N NT S PO O L D E C K CO U R T Y A R D EL C A M I N O R E A L CHESTN U T A V E A A B CC KE Y P L A N NT S Architecture + Planning FE B R U A R Y 1 6 , 2 0 1 8 SO U T H S A N F R A N C I S C O , CA # 20 1 6 0 9 8 6 98 8 E L C A M I N O R E A L SummerHill Apartment Communities777 S. California Ave.Palo Alto, CA 94304 CIVIL ENGINEERSSURVEYORSPLANNERSwww.cbandg.com Carlson, Barbee & Gibson, Inc. A. 4 . 1 CR O S S S E C T I O N S PL PL CCCCC UN I T UN I T UN I T UN I T UN I T UN I T UN I T UN I T UN I T PA R K I N G PA R K I N G R2 R3 R4 R5 RO O F R1 P1P2 AV G . G R A D E 4 0 . 9 ' PA R K I N G D R I V E A I S L E 80 ' L I M I T UN I T UN I T UN I T PU B L I C OP E N SP A C E SE C T I O N C - T H R O U G H C O U R T Y A R D SC A L E : 1 " = 2 0 ' - 0 " UN I T UN I T UN I T CCCCC CO U R T Y A R D 17'-6"10'-3"12'-1"11'-0"11'-0" 59'-10" 80'-0" (OVERALL BLDG. HEIGHT) 10'-3"10'-3"10'-3" 16'-0" min. 31' min. EG H I G H 4 3 . 6 ' EG L O W 3 8 . 2 ' G AC C O N D E N S E R EL CA M I N O RE A L B B CC KE Y P L A N NT S PO O L D E C K CO U R T Y A R D EL C A M I N O R E A L CHESTN U T A V E A A B CC KE Y P L A N NT S PL ELCAMINOREAL PL CCCCCCOMMERCIALUNITUNITUNITUNITUNITUNITUNITUNITUNITPARKINGPARKINGR2R3R4R5 ROOFR1P1P2AVG. GRADE 40.9'PAR K I N G 80' LIMIT SP A C PU B L I C OP E N SP A C E SECTION B - THROUGH POOL DECKSCALE: 1" = 20'-0"UNIT17'-6"10'-3"12'-1"11'-6"11'-0"59'-10"80'-0"(OVERALL BLDG. HEIGHT)10'-3"10'-3"10'-3" 12'-0" min. 31'min.EG HIGH 43.6' EG L O W 3 8 . 2 ' G AC CONDENSERArchitecture + Planning FE B R U A R Y 1 6 , 2 0 1 8 SO U T H S A N F R A N C I S C O , CA # 20 1 6 0 9 8 6 98 8 E L C A M I N O R E A L SummerHill Apartment Communities777 S. California Ave.Palo Alto, CA 94304 CIVIL ENGINEERSSURVEYORSPLANNERSwww.cbandg.com Carlson, Barbee & Gibson, Inc. A. 4 . 2 CR O S S S E C T I O N S UN I T S - A L T : S T U D I O , 1 B A T H 52 5 S Q . F T . UN I T 1 J R : J U N I O R 1 B E D R O O M , 1 B A T H 53 8 S Q . F T . 18 ' - 0 " 30'-3" KI T C H E N 7' - 0 " X 13 ' - 5 " SL E E P I N G AR E A 9' - 8 " X 8' - 6 " LI V I N G / D I N I N G 17 ' - 3 " X 10 ' - 0 " BA T H 8' - 1 0 " X 7' - 2 " W/ D BE D R O O M 10 ' - 1 0 " X 11 ' - 5 " LI V I N G 12 ' - 2 " X 9' - 8 " KI T C H E N 6' - 9 " X 12 ' - 0 " BA T H 10 ' - 1 0 " X 7' - 6 " W/ D UNIT S : STUDIO, 1 BATH542 SQ. FT.18'-0"30'-3"KITCHEN7'-0" X 13'-5"SLEEPINGAREA9'-8" X 8'-6"LIVING/DINING17'-3" X 10'-0"BATH8'-10" X 7'-0"W/D 22'-1"8'-2" 15 ' - 1 0 1 / 2 " 2' - 1 1 / 2 " Architecture + Planning FE B R U A R Y 1 6 , 2 0 1 8 SO U T H S A N F R A N C I S C O , CA # 20 1 6 0 9 8 6 98 8 E L C A M I N O R E A L SummerHill Apartment Communities777 S. California Ave.Palo Alto, CA 94304 CIVIL ENGINEERSSURVEYORSPLANNERSwww.cbandg.com Carlson, Barbee & Gibson, Inc. A. 5 . 1 UN I T 1 J R , S , S - A L T FL O O R P L A N S 0 2 4 8 UNIT 1A : 1 BEDROOM, 1 BATH700 SQ. FT.DECK: 77 SQ. FT. UN I T 1 A - A L T : 1 B E D R O O M , 1 B A T H 78 7 S Q . F T . 31'-0"24'-6"GREAT ROOM12'-2" X 18'-10"BEDROOM11'-4" X 11'-4"BATH7'-0" X 11'-2"KITCHEN8'-7" X 11'-3" 36'-5 1/2" 24 ' - 6 " GR E A T R O O M 12 ' - 2 " X 24 ' - 3 " BE D R O O M 11 ' - 7 " X 14 ' - 9 " KI T C H E N 8' - 7 " X 11 ' - 3 " BA T H 7' - 0 " X 11 ' - 2 " W/D W/ D DECK11'-5" X 6'-10"Architecture + Planning FE B R U A R Y 1 6 , 2 0 1 8 SO U T H S A N F R A N C I S C O , CA # 20 1 6 0 9 8 6 98 8 E L C A M I N O R E A L SummerHill Apartment Communities777 S. California Ave.Palo Alto, CA 94304 CIVIL ENGINEERSSURVEYORSPLANNERSwww.cbandg.com Carlson, Barbee & Gibson, Inc. A. 5 . 2 UN I T 1 A , 1 A - A L T F L O O R P L A N S 0 2 4 8 UN I T 1 C : 1 B E D R O O M , 1 B A T H 74 0 S Q . F T . UNIT 1B : 1 BEDROOM, 1 BATH736 SQ. FT.DECK: 87 SQ. FT.24'-11"32'-10"GREAT ROOM12'-0" X 14'-5"KITCHEN12'-8" X 9'-7"BEDROOM11'-0" X 15'-4" BA T H 7' - 6 " X 13 ' - 5 " W/D 22'-6" 34 ' - 4 " BE D R O O M 11 ' - 1 " X 11 ' - 1 0 " KI T C H E N 12 ' - 6 " X 9' - 9 " W/ D BA T H 11 ' - 1 " X 7' - 2 " DI N I N G 10 ' - 0 " X 7' - 9 " LI V I N G 12 ' - 1 " X 11 ' - 1 0 " DECK15'-4" X 6'-4"Architecture + Planning FE B R U A R Y 1 6 , 2 0 1 8 SO U T H S A N F R A N C I S C O , CA # 20 1 6 0 9 8 6 98 8 E L C A M I N O R E A L SummerHill Apartment Communities777 S. California Ave.Palo Alto, CA 94304 CIVIL ENGINEERSSURVEYORSPLANNERSwww.cbandg.com Carlson, Barbee & Gibson, Inc. A. 5 . 3 UN I T 1 B , 1 C F L O O R P L A N S 0 2 4 8 UNIT 1D : 1 BEDROOM, 1 BATH727 SQ. FT.DECK: 56 SQ. FT.26'-0"30'-0"KITC H E N 9'-1" X 12 ' - 6 " BEDROOM12'-10" X 10'-9"W/D GREAT R O O M 16'-2" X 12 ' - 7 " BATH11'-0" X 7'-3"DECK10'-10" X 5'-2"Architecture + Planning FE B R U A R Y 1 6 , 2 0 1 8 SO U T H S A N F R A N C I S C O , CA # 20 1 6 0 9 8 6 98 8 E L C A M I N O R E A L SummerHill Apartment Communities777 S. California Ave.Palo Alto, CA 94304 CIVIL ENGINEERSSURVEYORSPLANNERSwww.cbandg.com Carlson, Barbee & Gibson, Inc. A. 5 . 4 UN I T 1 D F L O O R P L A N 0 2 4 8 31'-0"35'-0"BEDROOM 111'-2" X 14'-8"BATH 19'-1" X 8'-10"W.I.C.5'-2" X 6'-1"KITCHEN9'-5" X 13'-0" W/ D BA T H 2 6' - 9 " X 11 ' - 1 " BE D R O O M 2 11 ' - 2 " X 11 ' - 5 " GREAT ROOM11'-4" X 17'-1" 28'-8 1/2" 49 ' - 1 3 / 4 " BE D R O O M 2 12 ' - 2 " X 13 ' - 1 0 " BE D R O O M 1 12 ' - 1 " X 13 ' - 3 " BA T H 1 6' - 9 " X 11 ' - 6 " BA T H 2 6' - 1 0 " X 9' - 5 " W. I . C . 7' - 1 " X 7' - 7 " GR E A T R O O M 19 ' - 7 " X 12 ' - 1 0 " KI T C H E N 13 ' - 1 1 " X 10 ' - 1 " W/ D DE C K 11 ' - 5 " X 6' - 1 0 " DE C K 11 ' - 9 " X 5' - 0 " UN I T 2 B : 2 B E D R O O M , 2 B A T H 11 3 6 S Q . F T . DE C K : 56 S Q . F T . UNIT 2A : 2 BEDROOM, 2 BATH1025 SQ. FT.DECK: 76 SQ. FT.Architecture + Planning FE B R U A R Y 1 6 , 2 0 1 8 SO U T H S A N F R A N C I S C O , CA # 20 1 6 0 9 8 6 98 8 E L C A M I N O R E A L SummerHill Apartment Communities777 S. California Ave.Palo Alto, CA 94304 CIVIL ENGINEERSSURVEYORSPLANNERSwww.cbandg.com Carlson, Barbee & Gibson, Inc. A. 5 . 5 UN I T 2 A , 2 B F L O O R P L A N S 0 2 4 8 UNIT 2C : 2 BEDROOM, 2 BATH1014 SQ. FT.38'-8 1/2"32'-9"BEDROOM 111'-0" X 16'-2"BATH 19'-2" X 8'-10"BATH 28'-8" X 8'-7"GREATROOM11'-11" X18'-3" BE D R O O M 2 14 ' - 0 " X 11 ' - 7 " 38'-11 3/4" 38 ' - 0 " GR E A T RO O M 13 ' - 7 " X 16 ' - 0 " KI T C H E N 9' - 3 " X 14 ' - 1 " BE D R O O M 1 12 ' - 0 " X 13 ' - 1 0 " BA T H 1 8' - 1 0 " X 9' - 4 " W/ D BE D R O O M 2 17 ' - 0 " X 13 ' - 5 " BA T H 2 6' - 1 " X 10 ' - 5 " UN I T 2 D : 2 B E D R O O M , 2 B A T H 12 7 4 S Q . F T . W.I.C.5'-2" X 6'-3"W/D K I T C H E N 1 1 ' - 1 " X 8 ' - 6 " Architecture + Planning FE B R U A R Y 1 6 , 2 0 1 8 SO U T H S A N F R A N C I S C O , CA # 20 1 6 0 9 8 6 98 8 E L C A M I N O R E A L SummerHill Apartment Communities777 S. California Ave.Palo Alto, CA 94304 CIVIL ENGINEERSSURVEYORSPLANNERSwww.cbandg.com Carlson, Barbee & Gibson, Inc. A. 5 . 6 UN I T 2 C , 2 D F L O O R P L A N S 0 2 4 8 Architecture + Planning FE B R U A R Y 1 6 , 2 0 1 8 SO U T H S A N F R A N C I S C O , CA # 20 1 6 0 9 8 6 98 8 E L C A M I N O R E A L SummerHill Apartment Communities777 S. California Ave.Palo Alto, CA 94304 CIVIL ENGINEERSSURVEYORSPLANNERSwww.cbandg.com Carlson, Barbee & Gibson, Inc. A. 6 . 1 MA T E R I A L B O A R D BA L C O N Y R A I L I N G S A N D D I V I D E R S C R E E N S AI R L I N E P E R F O R A T E D M E T A L A L U M I N U M Mc N I C H O L S PRIMARY STUCCO COLOR 2OMEGA - SMOOTH COAT FINISH ; S A N D F I N I S H * SW 7009 PEARLY WHITE MU L T I - P U R P O S E P A N E L S M P N 1 2 " W I D E AT A S SL A T E B L U E ME T A L A N C H O R P L A T E S , H A N D R A I L S , AN D M E T A L A W N I N G S SW 7 0 6 9 I R O N O R E NO T E : M a n u f a c t u r e r s m a y b e s u b s t i t u t e d d u r i n g f i n a l d e s i g n f o r e q u i v a l e n t s . VI N Y L W I N D O W S Y S T E M VP I E N D U R A N C E S E R I E S BR I C K V E N E E R H. C . M U D D O X OL D T O W N R E D , M O U N T A I N R O S E , D U S T Y R O S E PRIMARY STUCCO COLOR 1OMEGA - SMOOTH COAT FINISH; SAND FINISH*SW 7067 CITYSCAPE SM O O T H C O A T S T U C C O F I N I S H O V E R F O A M FO A M C O N C E P T S SW 7 6 7 2 K N I T T I N G N E E D L E S HA R D I E B O A R D T R I M B O A R D 4 / 4 AN D F I B E R C E M E N T P A N E L SM O O T H F I N I S H SW 7 0 6 9 I R O N O R E NOTE: REFER TO EXTERIORELEVATIONS FOR STUCCOSMOOTH AND SAND FINISHMATERIAL APPLICATIONS EX T E R I O R L E D W A L L L I G H KI C H L E R - E S T E L L A 2 C O L L E C T I O N AR C H I T E C T U R A L B R O N Z E Architecture + Planning FE B R U A R Y 1 6 , 2 0 1 8 SO U T H S A N F R A N C I S C O , CA # 20 1 6 0 9 8 6 98 8 E L C A M I N O R E A L SummerHill Apartment Communities777 S. California Ave.Palo Alto, CA 94304 CIVIL ENGINEERSSURVEYORSPLANNERSwww.cbandg.com Carlson, Barbee & Gibson, Inc. A. 6 . 2 SC H E M A T I C D E T A I L S SH E E T I N F O R M A T I O N C IN S E T W I N D O W W / T R I M SC A L E : 3 " = 1 ' - 0 " HE A D JA M B SI L L ST U D W A L L 2x S O L I D B A C K I N G R E Q U I R E D W H E N SH E A T H I N G N O T P R O V I D E D W. R . B . O / B U T T E R E D S E A L A N T O / N A I L I N G F L A N G E O / WI N D O W S E T T I N G S E A L A N T O / S I L L P A N S . A . F . O / CO R N E R F L A S H I N G O / R E C E S S P A N S . A . F . A S S E M B L Y . W. R . B . O / S . A . F . B U T Y L O / N A I L I N G FL A N G E O / W I N D O W S E T T I N G S E A L A N T O/ J A M B S . A . F . SE A L A N T O / B A C K E R RO D T Y P . ST U D W A L L SH E A T H I N G M A Y O C C U R 2x S O L I D B A C K I N G R E Q U I R E D W H E N S H E A T H I N G N O T P R O V I D E D SH E A T H I N G M A Y O C C U R LO W E X P A N S I O N F O A M A L L F O U R S I D E S O F W I N D O W FA C T O R Y F I N I S H E D W I N D O W S E T I N 1/ 2 " C O N T I N U O U S B E A D S E A L A N T FA C T O R Y F I N I S H E D W I N D O W S E T I N 1 / 2 " C O N T I N U O U S BE A D S E A L A N T W. R . B . O / R E C E S S P A N S . A . F . A S S E M B L Y O / 2 4 GA . G A L V . M T L . F L S H G . W / H E M M E D E D G E O / RE C E S S B I B S . A . F . CO R N E R F L A S H I N G ( B E L O W ) CO R N E R F L A S H I N G ( B E Y O N D ) 1/ 4 " MI N 1 x F I B E R C E M E N T T R I M 1/ 4 " MI N FI B E R C E M E N T B L O C K I N G 1 x 6 F I B E R C E M E N T T R I M GY P S U M B O A R D / S H E A T H I N G S E E W A L L T Y P E S SE A L A N T O / B A C K E R R O D T Y P . SE A L A N T 1 x 6 F I B E R C E M E N T T R I M GY P S U M B O A R D / S H E A T H I N G S E E W A L L T Y P E S GA L V . M T L . J - M O U L D SE A L A N T O / B A C K E R R O D T Y P . 3- C O A T S T U C C O S Y S T E M O / M E T A L L A T H O / W . R . B . O / 5/ 8 " T Y P E " X " D E N S G L A S S G O L D E X T E R I O R S H E A T H I N G GA L V . M T L . J - M O U L D W . R . B . 1/4" MAX. 1 x F I B E R C E M E N T B L K ' G @ 1 2 " O . C . MA Y B E O M I T T E D 2- L A Y E R S O F J U M B O T E X HE M & B O T T . E D G E O F S H E E T M T L . SL O P E D 1 x 6 F I B E R C E M E N T T R I M O / 1 F I B E R CE M E N T B L O C K I N G 1 L A Y E R O F W E A T H E R S M A R T SH E A T H I N G M A Y O C C U R HE A D E R P E R S T R U C T U R A L ST U D W A L L GY P S U M B O A R D / S H E A T H I N G S E E W A L L T Y P E S 2x S O L I D B A C K I N G R E Q U I R E D W H E N SH E A T H I N G N O T P R O V I D E D LO W E X P A N S I O N F O A M A L L F O U R S I D E S O F W I N D O W HE A D F L A N G E S . A . F . O / 2 4 G A . G A L V . M T L . H E A D FL S H G . W / 4 " V E R T . L E G O / B U T Y L O / N A I L I N G FL A N G E O / W I N D O W S E T T I N G S E A L A N T W. R . B . O / S . A . F . O / 2 4 G A . G A L V . M T L . H E A D F L S H G . W/ 6 " V E R T . L E G O / H E A D F L A N G E S . A . F . FA C T O R Y F I N I S H E D W I N D O W S E T I N 1 / 2 " C O N T I N U O U S BE A D S E A L A N T , A P P L Y S E A L A N T T O B A C K S I D E O F WI N D O W F L A N G E A N D T H E N S E T W I N D O W I N T O RO U G H O P E N I N G 1/4" MAX. 1 x F I B E R C E M E N T T R I M 1 x 6 F I B E R C E M E N T T R I M FI B E R C E M E N T S O L I D B L O C K I N G A S R E Q ' D . CE M C O # 1 2 DR I L L O R N O T C H 1 / 8 " H O L E S @ 6 " O . C . 3- C O A T S T U C C O S Y S T E M O / M E T A L L A T H O / W . R . B . O / 5/ 8 " T Y P E " X " D E N S G L A S S G O L D E X T E R I O R S H E A T H I N G GY P S U M P E R A S S E M B L Y 3- C O A T S T U C C O S Y S T E M O / M E T A L L A T H O / W . R . B . O / 5/ 8 " T Y P E " X " D E N S G L A S S G O L D E X T E R I O R S H E A T H I N G 3x B L O C K I N G @ 1 2 " O . C . S E T I N CO M P A T I B L E S E A L A N T SL O P E D ( 2 : 1 M I N . ) B L O C K I N G A S R E Q D . B TY P I C A L I N S E T W I N D O W SC A L E : 3 " = 1 ' - 0 " CE M C O # 1 2 S O F F I T D R I P W / BO N D B R E A K E R , E X T E N D 2 " BE Y O N D R E C E S S E D O P E N I N G ST U D W A L L 2x S O L I D B A C K I N G R E Q U I R E D WH E N S H E A T H I N G N O T PR O V I D E D 4 1 / 2 " W. R . B . O / B U T T E R E D S E A L A N T O / NA I L I N G F L A N G E O / W I N D O W SE T T I N G S E A L A N T O / S I L L P A N S. A . F . O / C O R N E R F L A S H I N G O / RE C E S S P A N S . A . F . A S S E M B L Y . NO T E : T L S L A B S T W O P A R T CO R N E R F L A S H I N G N O T S H O W N FO R D E T A I L C L A R I T Y W. R . B . O / B U T T E R E D S E A L A N T O/ N A I L I N G F L A N G E O / W I N D O W SE T T I N G S E A L A N T O / J A M B S. A . F . LO W E X P A N S I O N F O A M A L L FO U R S I D E S O F W I N D O W ST U D W A L L SH E A T H I N G M A Y O C C U R 2x S O L I D B A C K I N G R E Q U I R E D WH E N S H E A T H I N G N O T P R O V I D E D HE A D E R P E R S T R U C T U R A L ST U D W A L L IN T E R I O R F I N I S H 2x S O L I D B A C K I N G R E Q U I R E D WH E N S H E A T H I N G N O T PR O V I D E D LO W E X P A N S I O N F O A M A L L FO U R S I D E S O F W I N D O W WE E P W . R . B . O / H E A D F L A N G E S. A . F . O / B U T T E R E D S E A L A N T O / NA I L I N G F L A N G E O / W I N D O W SE T T I N G S E A L A N T W. R . B . O / W E E P S . A . F . O / C E M C O #1 2 S O F F I T D R I P O / W E E P W . R . B . O/ H E A D F L A N G E S . A . F . PE R PL A N SH E A T H I N G M A Y O C C U R LO W E X P A N S I O N F O A M A L L FO U R S I D E S O F W I N D O W 4 1/2"4 1/2" IN T E R I O R F I N I S H FA C T O R Y F I N I S H E D W I N D O W SE T I N 1 / 2 " C O N T I N U O U S B E A D SE A L A N T , A P P L Y S E A L A N T T O BA C K S I D E O F W I N D O W F L A N G E AN D T H E N S E T W I N D O W I N T O RO U G H O P E N I N G FA C T O R Y F I N I S H E D W I N D O W SE T I N 1 / 2 " C O N T I N U O U S B E A D SE A L A N T , A P P L Y S E A L A N T T O BA C K S I D E O F W I N D O W FL A N G E FA C T O R Y F I N I S H E D W I N D O W SE T I N 1 / 2 " C O N T I N U O U S B E A D SE A L A N T W. R . B . O / R E C E S S P A N S . A . F . AS S E M B L Y O / R E C E S S B I B S . A . F . O/ W . R . B . 5 1/2" MINIMUM CO R N E R F L A S H I N G ( B E L O W ) CO R N E R F L A S H I N G ( B E Y O N D ) 2- H R R A T E D W A L L P E R P L A N 3- C O A T S T U C C O S Y S T E M O / ME T A L L A T H O / W . R . B . O / 5 / 8 " TY P E " X " D E N S G L A S S G O L D EX T E R I O R S H E A T H I N G 3- C O A T S T U C C O S Y S T E M O / ME T A L L A T H O / W . R . B . O / 5 / 8 " TY P E " X " D E N S G L A S S G O L D EX T E R I O R S H E A T H I N G 3- C O A T S T U C C O S Y S T E M O / ME T A L L A T H O / W . R . B . O / 5 / 8 " TY P E " X " D E N S G L A S S G O L D EX T E R I O R S H E A T H I N G HE A D JA M B SI L L ASTOREFRONT CANOPY AT TRANSOMSCALE : 3" = 1'-0"PER PLANHSS 8x4x3/16" STEEL TUBEPROVIDE BETWEENVERTICAL HSS4X4BRAKE METAL FORMED ALUMINU M EXTERIORINTERIOR RETAIL PROVIDE CONDUIT FORFUTURE STORE SIGNAGE STOREFRONT ALUMINU M WINDOW SYSTE M CORNER FLASHING (BEYOND)INTERIOR FINISHSTUD FURRING SEALANT AND BACKER RODBOTH SIDES ADHERED 2 14 X 7 58 THIN BRICK VENEE R OVER SCRATCH AND BROWN CO A T OVER METAL LATH OVER (2) LAYER S GRADE 'D' BUILDING PAPE R SEALANT AND BACKER RODBOTH SIDES3x8x3/8" STEEL CHANNEL PRIMEDAND PAINTED AT PERIMETER OFCANOPY8x3/16" STEEL PLATE VERTICAL SLAT S NOT E : METAL AT AWNINGS GRIND SMOOT H AND WELD, PRIME AND PAINTE D ADHERED THIN BRICK VENEER OVE R SCRATCH AND BROWN COAT OVE R METAL LATH OVER (2) LAYERS GRAD E 'D' BUILDING PAPE R SEE PLAN ABCDBD D RE C E S S E D W I N D O W SC A L E : 3 " = 1 ' - 0 " SH E A T H I N G M A Y O C C U R PE R P L A N PER PLAN 1/ 2 " E X T . P L Y W O O D S H E A T H I N G 4 1/2" W. R . B . O / B U T T E R E D S E A L A N T O / NA I L I N G F L A N G E O / W I N D O W SE T T I N G S E A L A N T O / S I L L P A N S . A . F . O/ C O R N E R F L A S H I N G A N D D E E P RE C E S S P A N S . A . F . A S S E M B L Y W. R . B . O / D E E P R E C E S S P A N S . A . F . O / CE M C O # 1 5 W E E P I N G J O I N T O / RE C E S S B I B S . A . F . O / W . R . B ST U D W A L L 2x S O L I D B A C K I N G R E Q U I R E D W H E N SH E A T H I N G N O T P R O V I D E D IN T E R I O R F I N I S H PE R P L A N W. R . B . O / B U T T E R E D S E A L A N T O / NA I L I N G F L A N G E O / W I N D O W SE T T I N G S E A L A N T J A M B S . A . F . SH E A T H I N G M A Y O C C U R HE A D E R P E R S T R U C T U R A L ST U D W A L L IN T E R I O R F I N I S H 2x S O L I D B A C K I N G R E Q U I R E D W H E N SH E A T H I N G N O T P R O V I D E D AP P L Y L O W E X P A N S I O N F O A M A L L FO U R S I D E S O F W I N D O W W. R . B . O / W E E P S . A . F . O / C E M C O # 1 2 SO F F I T D R I P O / W E E P W . R . B . O / H E A D FL A N G E S . A . F . 4 1/2" CE M C O # 1 2 S O F F I T D R I P W / B O N D BR E A K E R , E X T E N D 2 " B E Y O N D RE C E S S E D O P E N I N G 4 1 / 2 " 4 1/2" LO W E X P A N S I O N F O A M A L L F O U R SI D E S O F W I N D O W LO W E X P A N S I O N F O A M A L L F O U R SI D E S O F W I N D O W CE M C O # 1 5 W E E P I N G J O I N T W / B O N D BR E A K E R , E X T E N D 2 " B E Y O N D RE C E S S E D O P E N I N G O R P E R EX T E R I O R E L E V A T I O N S WE E P W . R . B . O / 9 " W I D E H E A D F L A N G E S. A . F . O / B U T T E R E D S E A L A N T O / NA I L I N G F L A N G E O / W I N D O W S E T T I N G SE A L A N T FA C T O R Y F I N I S H E D W I N D O W S E T I N 1/ 2 " C O N T I N U O U S B E A D S E A L A N T , AP P L Y S E A L A N T T O B A C K S I D E O F WI N D O W F L A N G E A N D T H E N S E T WI N D O W I N T O R O U G H O P E N I N G ST U D W A L L IN T E R I O R F I N I S H SH E A T H I N G M A Y O C C U R FA C T O R Y F I N I S H E D W I N D O W S E T IN 1 / 2 " C O N T I N U O U S B E A D SE A L A N T , A P P L Y S E A L A N T T O BA C K S I D E O F W I N D O W F L A N G E FA C T O R Y F I N I S H E D W I N D O W S E T I N 1/ 2 " C O N T I N U O U S B E A D S E A L A N T SL O P E 14 D E G R E E S (3 : 1 2 ) NO T E : T L S L A B S T W O P A R T C O R N E R FL A S H I N G N O T S H O W N F O R D E T A I L CL A R I T Y DE E P R E C E S S P A N A S S E M B L Y 1/4" MIN. 5 1/2" MINIMUM CO R N E R F L A S H I N G ( B E L O W ) NO T E : W I N D O W S S H O W N F O R F L A S H I N G S E Q U E N C E A N D E X T E R I O R F I N I S H , RE F E R T O W A L L T Y P E S F O R S P E C I F I C 1 H R A N D 2 H R F I R E R A T E D R E Q U I R E M E N T S 3- C O A T S T U C C O S Y S T E M O / M E T A L LA T H O / W . R . B . O / 5 / 8 " T Y P E " X " D E N S GL A S S G O L D E X T E R I O R S H E A T H I N G 3- C O A T S T U C C O S Y S T E M O / ME T A L L A T H O / W . R . B . O / 5 / 8 " TY P E " X " D E N S G L A S S G O L D EX T E R I O R S H E A T H I N G 3- C O A T S T U C C O S Y S T E M O / ME T A L L A T H O / W . R . B . O / 5 / 8 " TY P E " X " D E N S G L A S S G O L D EX T E R I O R S H E A T H I N G 2- H R R A T E D W A L L P E R P L A N 2- H R R A T E D W A L L P E R P L A N HE A D JA M B SI L L 2 L5.0 1 L5 . 0 17'-0"4'-0"20'-0" 4'- 0 " 4'-0" 4'-0"10'-0"11'-7" 9 B I K E R A C K S (1 8 S P A C E S ) 38 " D E E P I N F I L T R A T I O N P L A N T E R CO U R T Y A R D FU R N I S H I N G S , T Y P . PE R M E A B L E PA V I N G 38" DEEP I N F I L T R A T I O N PLANTERSPECIAL PAVING, TYP. 38 " D E E P I N F I L T R A T I O N PL A N T E R PLANTER POT, TYP. SP E C I A L E N T R Y PA V I N G , T Y P . SITE FURNISHINGSBENCHES(TOTAL 3) 24 ' - 5 " VARIES RE M O V E A N D R E P L A C E EX I S T I N G F E N C E W I T H 6' F E N C E O N R E T A I N I N G WA L L LOAD I N G SP A PROPERTY LINE C E N T E N N I A L W A Y T R A I L CHESTNUT AVEEL C A M I N O R E A L TYP. TY P . RI G H T O F W A Y PRO P E R T Y L I N E 24 " D E E P P L A N T E R 98 8 E L C A M I N O R E A L OUTDOOR DINING10'-0" 8'- 0 " 1 0 ' - 0 " 8'-0" OU T D O O R FI T N E S S P O D S W I T H EQ U I P M E N T T Y P . 10 B I K E R A C K S (2 0 S P A C E S ) PLAZA SCULPTURAL SEATING, TYP. GR E E N S C R E E N , T Y P . EA S E M E N T F O R PU B L I C A C C E S S 10' 50' PGE EASEM E N T 10'CL EN T R Y S I G N , TY P . ( T O T A L 2 ) PLANTERPOT, TYP. VE H I C U L A R DR I V E P A V I N G , T Y P . 8'-0" BB Q HI G H T O P B A R WI T H S T O O L S WI N D S C R E E N , T Y P . 4' M I N . SE A T I N G P L A T F O R M , TY P . 12 ' - 0 " 24 " D E E P P L A N T E R 10'-0" NO R T H C O U R T Y A R D SO U T H C O U R T Y A R D PA R K I N G L E V E L 1 10'-0"10'-0" 8'-0" 5' TALL SPA FENCEGLASS PANELS + PLANTER RE M O V E E X I S T I N G F E N C E ST R E T C H I N G A R E A FE N C E B E G I N S BB Q W I T H T R E L L I S BE N C H E S I N D O G P A R K ( 2 ) DO G L A W N ( ± 8 0 0 S F ) DO G W A S T E S Y S T E M SPEC I A L E N T R Y PAVIN G , T Y P . DO G P A R K D O U B L E G A T E 10'-0"5'-0"BIKE R A C K ( 1 ) 2 SPA C E S OUTDOORDINING TABLESAND CHAIRS(4) DG 2' S H O U L D E R FE B R U A R Y 1 6 , 2 0 1 8 SO U T H S A N F R A N C I S C O , C A 98 8 E L C A M I N O R E A L SummerHill Apartment Communities777 S. California Ave.Palo Alto, CA 94304 0 50 10 0 25 Architecture + Planning CIVIL ENGINEERSSURVEYORSPLANNERSwww.cbandg.com Carlson, Barbee & Gibson, Inc. IL L U S T R A T I V E P L A N L1 . 0 0 7. 5 15 30 FE B R U A R Y 1 6 , 2 0 1 8 SO U T H S A N F R A N C I S C O , C A 98 8 E L C A M I N O R E A L SummerHill Apartment Communities777 S. California Ave.Palo Alto, CA 94304 0 50 10 0 25 Architecture + Planning CIVIL ENGINEERSSURVEYORSPLANNERSwww.cbandg.com Carlson, Barbee & Gibson, Inc. L2 . 0 DE T A I L E N L A R G E M E N T S SO U T H C O U R T Y A R D E N L A R G E M E N T 1" = 1 0 ' - 0 " 1 FI T N E S S P A R K E N L A R G E M E N T 1" = 1 0 ' - 0 " 2 NORTH COURTYARD ENLARGEMENT1" = 10'-0"3 EL CAMINO REAL / CHESTNUT PLAZA ENLARGEMENT1" = 10'-0"4 0 5 10 20 C E N T E N N I A L W A Y T R A I L OUTDOOR DININGCONCRETE SIDEWALKACCENT PLANTER, TYP.SCULPTURAL SEATINGSPECIAL PAVING, TYP.EL CAMINO REAL CHESTNUT AVESPA ENTRYFIRE LOUNGE WITHCUSHIONED SEATINGCHAISE LOUNGESEATING, TYP.38" DEEP INFILTRATIONPLANTERSPA 8' X 14' 38 " D E E P I N F I L T R A T I O N PL A N T E R FI R E L O U N G E W I T H CU S H I O N E D S E A T I N G 24 " D E E P P L A N T E R OU T D O O R SE A T I N G PI N G P O N G GA M E A R E A MO V E A B L E S E A T I N G UN I T P A V E R S BB Q W I T H T R E L L I S 24 " D E E P P L A N T E R CE N T E N N I A L W A Y TR A I L C O N N E C T I O N AR C H I T E C T U A L G R E E N S C R E E N WI T H V I N E S , T Y P . PE R V I O U S U N I T PA V E R S , T Y P . BE N C H , T Y P . FI T N E S S E Q U I P M E N T /A T H L E T I C S U R F A C I N G , T Y P . NA T I V E L A W N 10 B I K E R A C K S (2 0 S P A C E S ) 38 " D E E P I N F I L T R A T I O N PL A N T E R 5' TALL SPA FENCEGLASS PANES + PLANTER. GR E E N S C R E E N FI R E L O U N G E W I T H CU S H I O N E D S E A T I N G WI N D S C R E E N BB Q SE A T I N G P L A T F O R M TRELLIS. TR E L L I S DO G L A W N ( ± 8 0 0 S F ) BE N C H E S I N D O G P A R K ( 2 ) DO G W A S T E S Y S T E M DO G P A R K D O U B L E G A T E 8'-0" DG 2 ' S H O U L D E R 2 L5.01L5.0 LOAD I N G SPA PROPERTY LINE C E N T E N N I A L W A Y T R A I L CHESTNUT AVEEL CAMINO REAL A N T O I N E T T E L A N E TYP.TYP. RI G H T O F W A Y PRO P E R T Y L I N E 988 EL CAMINO REALPLAZA CL NORTH COURTYARD SO U T H C O U R T Y A R D PARKING LEVEL 1 UP C C C v V V V V V V V 10'-0"5'-0" 10' 50' PGE EASEM E N T 10' 17'-0"4'-0"20'-0" 4'- 0 " 4'-0" 4'-0"10'-0"11'-7" 9 B I K E R A C K S (1 8 S P A C E S ) 38 " D E E P I N F I L T R A T I O N P L A N T E R CO U R T Y A R D FU R N I S H I N G S , T Y P . PE R M E A B L E PA V I N G 38" DEEP INFILTRATIONPLANTERSPECIAL PAVING, TYP. 38 " D E E P I N F I L T R A T I O N PL A N T E R PLANTER POT, TYP. SP E C I A L E N T R Y PA V I N G , T Y P . SITE FURNISHINGSBENCHES(TOTAL 3)24'-5"VARIES RE M O V E A N D R E P L A C E EX I S T I N G F E N C E W I T H 6' F E N C E O N R E T A I N I N G WA L L 24 " D E E P P L A N T E R OUTDOOR DINING10'-0" 8'- 0 " 1 0 ' - 0 " 8'-0"OUTDOORFITNESS PODS WITHEQUIPMENT TYP.10 BIKE RACKS(20 SPACES)SCULPTURAL SEATING, TYP. BE N C H E S I N D O G P A R K ( 2 ) GR E E N S C R E E N , T Y P . EASEMENT FORPUBLIC ACCESS EN T R Y S I G N , TY P . ( T O T A L 2 ) PLANTERPOT, TYP. VE H I C U L A R DR I V E P A V I N G , T Y P . 8'-0" BB Q HI G H T O P B A R WI T H S T O O L S WI N D S C R E E N , T Y P . 4' MIN. SE A T I N G P L A T F O R M , TY P . 12 ' - 0 " 24 " D E E P P L A N T E R 10'-0" 10'-0"10'-0"8'-0"5' TALL SPA FENCEGLASS PANELS + PLANTER RE M O V E E X I S T I N G F E N C E ST R E T C H I N G A R E A FE N C E B E G I N S BB Q W I T H T R E L L I S SPECIAL ENTRYPAVING, TYP.VEHICULARDRIVE PAVING, TYP. DO G L A W N ( ± 8 0 0 S F ) TRELLIS TR E L L I S DO G W A S T E S Y S T E M BIKE RACK(1)2 SPACES DO G P A R K D O U B L E G A T E BENCH (1)OUTDOORDINNING TABLESAND CHAIRS(4)DG2' SHOULDER 2, 6 1 6 S F 37 S F 8, 4 9 2 S F 59 3 S F TR E E C O L O R = O P T I O N A L (F R E E Z A B L E L A Y E R ) 'L P - T R E E - C O L O R ' M A T E R I A L S L E G E N D SY M B O L DE S C R I P T I O N NO T E S GR E Y S C O R E D C O N C R E T E PU B L I C R I G H T O F W A Y - 2 ' X 2 ' GR E Y S C O R E D C O N C R E T E VE H I C U L A R D R I V E / L O A D I N G Z O N E - 4 ' X 4 ' SP E C I A L U N I T P A V E R S AC K E R S T O N E AT H L E T I C S U R F A C E PO U R E D R U B B E R I Z E D S U R F A C E CO U R T Y A R D U N I T P A V E R S AC K E R S T O N E WO O D D E C K I N G IP E O R S I M I L A R WO O D S E A T I N G IP E O R S I M I L A R PE R M E A B L E P A V E R S PA R K I N G A R E A 6' P R I V A C Y F E N C E AT P A R C E L L I N E BI K E R A C K TO T A L 1 6 R A C K S = 3 2 S P A C E S PL A N T I N G S C H E D U L E SY M B O L HY D R O ZO N E B O T A N T I C A L N A M E C O M M O N N A M E QU A N T I T Y SI Z E WU C O L S T R E E S 1 PL A T A N U S A C E R I F O L I A ' C O L U M B I A ' LO N D O N P L A N E T R E E 7 48 " B O X ST A N D A R D MO D E R A T E 2 TR I S T A N I A C O N F E R T A BR I S B A N E B O X 3 48 " B O X ST A N D A R D MO D E R A T E 3 QU E R C U S A G R I F O L I A CO A S T L I V E O A K 5 48 " B O X ST A N D A R D MO D E R A T E 4 LA G E R S T R O E M I A I N D I C A ' N A T C H E Z ' CR E P E M Y R T L E 14 36 " B O X MU L T I LO W 5 OL E A E U R O P A E A ' S W A N H I L L ' SW A N H I L L O L I V E 9 48 " B O X MU L T I LO W 6 AR B U T U S U N E D O ST R A W B E R R Y T R E E 12 15 G A L VE R Y L O W 7 DO D O N A E A V I S C O S A ' P U R P U R E A ' PU R P L E H O P S E E D B U S H 18 15 G A L MO D E R A T E SH R U B S A N D G R O U N D C O V E R 8 RH A P H I O L E P I S I N D I C A ' B A L L E R I N A ' LI M O N I U M C A L I F O R N I C U M BA L L E R I N A / M . W A S H I N G T O N SE A L A V E N D E R 19 8 1 S . F . 5 G A L 1 G A L LO W 9 LI M O N I U M C A L I F O R N I C U M KN I P H O F I A U V A R I A H Y B R I D S A N D C V S GR E V I L L E A X ' N O E L L ' AC H I L L E A M I L L E F O L I U M C A L I F O R N I C U M AQ U I L E G I A F O R M O S A SE A L A V E N D E R RE D H O T P O K E R NO E L L G R E V I L L E A WE S T E R N Y A R R O W CO L U M B I N E 14 7 4 S . F . 1 G A L 1 G A L 5 G A L 1 G A L 1 G A L LO W 10 JU N C U S P A T E N S LI M O N I U M C A L I F O R N I C U M CH O N D R O P E T A L U M T E C T O R U M JU N C U S SE A L A V E N D E R CA P E R U S H 14 3 7 S . F . 1 G A L 1 G A L 5 G A L LO W 11 LO M A N D R A L O N G I F O L I A ' B R E E Z E ' FE S T U C A M A I R E I DW A R F M A T R U S H AT L A S F E S C U E 66 4 5 S . F . 5 G A L 1 G A L LO W 12 NA T I V E G R A S S B L E N D - 57 2 S . F . SO D LO W VI N E S 13 PA R T H E N O C I S S U S T R I C U S P I D A T A LO N I C E R A H I S P I D U L A FI C U S P U M I L A BO S T O N I V Y CA L I F O R N I A H O N E Y S U C K L E CR E E P I N G F I G ON G R E E N S C R E E N P A N E L S 16 0 1 G A L 1 G A L 1 G A L LO W FE B R U A R Y 1 6 , 2 0 1 8 SO U T H S A N F R A N C I S C O , C A 98 8 E L C A M I N O R E A L SummerHill Apartment Communities777 S. California Ave.Palo Alto, CA 94304 0 50 10 0 25 Architecture + Planning CIVIL ENGINEERSSURVEYORSPLANNERSwww.cbandg.com Carlson, Barbee & Gibson, Inc.PLANTING & WATER USE NOTES:1.ALL PLANT GROUPS ARE DESIGNED FOR LOW WATER USE, AND LAID OUT BY HYDROZONES.2.PLANTS HAVE BEEN SELECTED FOR RESISTANCE TO WIND, SIZE AT MATURITY, AND LOW WATER USE. NO INVASIVE PLANT SPECIES HAVE BEE N INCLUDED (PER CAL-IPC).3.ALL GROUNDCOVER PLANTING AREAS ARE EXPECTED TO UNIFORMLY COVER THE PLANTING AREA IN TWO (2) YEARS. ALL SHRUB PLANTING A R E A S ARE EXPECTED TO UNIFORMLY COVER THE PLANTING AREA IN FIVE (5) YEARS.4.ALL NEW PLANTING AREAS SHALL HAVE A MINIMUM OF 3" DEPTH LAYER OF ORGANIC, COMPOSTED WOOD CHIP MULCH APPLIED. STABILIZING M U L C H PRODUCTS SHALL BE APPLIED TO SLOPES OF 3 TO 1 OR GREATER.5.THIS PROJECT SHALL UTILIZE A DRIP IRRIGATION SYSTEM.GENERAL NOTES:1.DESIGN SHALL MEET ALL APPLICABLE STATE AND LOCAL CODES.2.SEE CIVIL PLANS FOR GRADES, STORMWATER MANAGEMENT, DEMOLITION, EXISTING TREE REMOVAL, AND ADA PATH OF TRAVEL.3.VERIFY EXISTING SITE INFORMATION, INCLUDING GRADES, UTILITIES, PROPERTY LINES, SETBACKS, EASEMENTS, LIMITS OF ROADWAYS, CUR B S AND GUTTERS.4.MAINTENANCE SPECIFICATION WILL BE PROVIDED AT PERMIT DOCUMENTATION TIME. L3 . 0 LA N D S C A P E A N D MA T E R I A L S P L A N 0 5 20 40 FE B R U A R Y 1 6 , 2 0 1 8 SO U T H S A N F R A N C I S C O , C A 98 8 E L C A M I N O R E A L SummerHill Apartment Communities777 S. California Ave.Palo Alto, CA 94304 0 50 10 0 25 Architecture + Planning CIVIL ENGINEERSSURVEYORSPLANNERSwww.cbandg.com Carlson, Barbee & Gibson, Inc. PR E C E D E N T I M A G E R Y L4 . 0 GRAND BLVD INITIATIVE DO D O N A E A V I S C O S A ' P U R P U R E A ' SA U C E R / B O W L P L A N T E R S PL A N T E R S PE R M E A B L E P A V E R S LA N D S C A P E F O R M S - M E T R O SEATING AREASBBQ AREA PR O P E R T Y L I N E F E N C E SC U L P T U R A L B E N C H NA T U R A L G R E Y S C O R E D C O N C R E T E BE N C H STREETSCAPE SP A A R E A C O N C E P T COURTYARD GR E E N S C R E E N C O N C E P T MA T E R I A L S COURTYARD AMENITIES CO M B I N A T I O N O F G R I L L P A N E L S A N D G R E E N S C R E E N ME T A L G R I L L GR E E N S C R E E N DO G P A R K AR T I F I C I A L T U R F PL A N T S OL E A E U R O P A E A ' S W A N H I L L ' AR B U T U S U N E D O LO G E R S T O E M I A I N D I C A ' N A T C H E Z ' 4' - 0 " 8' - 0 " PL A N T I N G WA L K W A Y ST R E E T BU I L D I N G SL O P E ST R E E T T R E E CO N C R E T E PA V I N G ST R U C T U R A L SO I L L A Y E R 48 " R O O T B A L L CO M P A C T E D S O I L BE N C H VA R I E S RE T A I L WA L K W A Y PROPERTY LINE 4' - 0 " PL A N T I N G ST R E E T BU I L D I N G SL O P E ST R E E T T R E E CO N C R E T E PA V I N G ST R U C T U R A L SO I L L A Y E R 48 " R O O T B A L L CO M P A C T E D S O I L TA B L E S A N D CH A I R S VA R I E S DI N I N G AR E A 10 ' - 0 " SI D E W A L K PROPERTY LINE FE B R U A R Y 1 6 , 2 0 1 8 SO U T H S A N F R A N C I S C O , C A 98 8 E L C A M I N O R E A L SummerHill Apartment Communities777 S. California Ave.Palo Alto, CA 94304 0 50 10 0 25 Architecture + Planning CIVIL ENGINEERSSURVEYORSPLANNERSwww.cbandg.com Carlson, Barbee & Gibson, Inc.CLASS II PERMEABLEAGGREGATE BASE 2"-212" THICK CONCRETEUNIT PAVERSPODIUM WATERPROOFINGAND PROTECTION BOARDSLOPED STRUCTURAL SLAB +/-6" / VARIES BUTT JOINTS, TYP.18" MIN. LIGHTWEIGHTPLANTING MEDIA 3" MULCH LAYER CONCRETE PLANTER WALL;FINISH TO BE DETERMINED3"3"18" MIN.WATERPROOFING SAD,TOURNASOL VERSICELLDRAINAGE PANEL ANDLANDSCAPE FABRIC;LOCATE DRAINAGE PANELAND FABRIC AS SHOWN TO1" ABOVE SOIL LEVEL 24" - 38" / VARIES9" TR E E T R U N K 3" M U L C H L A Y E R TR E E R O O T B A L L ; S E T T O P O F R O O T B A L L 3 " A B O V E FI N I S H G R A D E IM P O R T E D / A M E N D E D B A C K F I L L CU R B , S C D 4" D I A . P E R F O R A T E D HD P E D R A I N A G E MO N I T O R I N G T U B E W I T H 4" D I A B L A C K F L A T D R A I N GR A T E ; T O P O F G R A T E TO B E 4 " A B O V E F I N I S H GR A D E 3" ZI P T I E ( 3 ) UV R E S I S T A N T V I N Y L S T R A P ; FO L D A N D S E C U R E A S S H O W N PL A N RE D D Y S T A K E P O L E T- B A R R O D ; HE I G H T A S R E Q U I R E D RE D D Y S T A K E S Y S T E M ; S I Z E A N D I N S T A L L A T I O N PE R S P E C I F I C A T I O N S 3" CO N C R E T E S I D E W A L K RO O T B A R R I E R NO T E : US E C U S T R U C T U R A L S O I L A S RO O T A B L E S O I L P E R MA N U F A C T U R E R S RE C O M M E N D A T I O N S . 4' - 0 " 2" RO O T A B L E S O I L M I X & DR A I N R O C K P E D E S T A L RO O T B A L L TR E E T R U N K RO O T B A R R I E R , TU R N E D U P A T ED G E S 4'-0" VA R I E S 12 0 0 C U B I C F E E T O F RO O T A B L E S O I L P E R T R E E ; IN S T A L L I N 6 " L I F T S A N D CO M P A C T SE C T I O N - A A T E L C A M I N O R E A L 1/ 4 " = 1 ' - 0 " 1 SE C T I O N - B A T C H E S T N U T A V E N U E 1/ 4 " = 1 ' - 0 " 2 ST R E E T T R E E I N S T A L L A T I O N 1/ 2 " = 1 ' - 0 " 3 4" 6' - 0 " 6' - 0 " 12 ' - 0 " FF G R A D E CL CL 2" X 2 " C E D A R F E N C E B O A R D 2" X 6 " C E D A R F E N C E B O A R D 2" X 6 " C E D A R C A P R A I L . 2'-0"4'-0" CL EN D P A N E L MI D D L E P A N E L 2' - 0 " TY P . 4" X 4 " P O S T 2X 2 V E R T I C A L S U P P O R T @ 24 " O . C . B T W N . P O S T S 6'-0" WO O D F E N C E C O N C E P T 1/ 2 " = 1 ' - 0 " 4 CONCRETE UNIT PAVERS ON PODIUM1 1/2" = 1'-0"6 PODIUM PLANTING CONCEPT1 1/2" = 1'-0"7 SE C T I O N S A N D D E T A I L S L5 . 0 CO N C R E T E U N I T P A V E R S O N G R A D E 1 1 / 2 " = 1 ' - 0 " 5 CL A S S I I P E R M E A B L E AG G R E G A T E B A S E 2" - 2 12" T H I C K C O N C R E T E UN I T P A V E R S CO M P A C T E D S U B G R A D E +/-7" / VARIES BU T T J O I N T S , T Y P . 1" L E V E L I N G S A N D 4'-0" MIN, VARIES 8'-0" MAX6'-0", VARIES2'-0", VARIES 8'-0"CUSTOM PERF O R A T E D M E T A L PANEL, POWDE R C O A T E D FINISHCONCEPT: DES I G N T B D 4" TUBE STEEL F R A M E POWDER COA T E D F I N I S H CONCRETE P L A N T E R W A L L F. G . WINDSCREEN CONCEPT3/4" = 1'-0"8 FE B R U A R Y 1 6 , 2 0 1 8 SO U T H S A N F R A N C I S C O , C A 98 8 E L C A M I N O R E A L SummerHill Apartment Communities777 S. California Ave.Palo Alto, CA 94304 0 50 10 0 25 Architecture + Planning CIVIL ENGINEERSSURVEYORSPLANNERSwww.cbandg.com Carlson, Barbee & Gibson, Inc. CE N T E N N I A L W A Y F I T N E S S PA R K P L A N L6 . 0 PU L L - U P / D I P 5'2' TA I C H I WH E E L S SQ U A T PR E S S AB CRUNCH/LEG LIFTBIKEPARKING BI K E PA R K I N G BI K E PA R K I N G ST R E T C H I N G AR E A DO G LA W N CA R D I O ST E P P E R CH E S T / B A C K PR E S S EL L I P T I C A L EX I S T I N G S I T E P H O T O S : FE B R U A R Y 1 6 , 2 0 1 8 SO U T H S A N F R A N C I S C O , C A 98 8 E L C A M I N O R E A L SummerHill Apartment Communities777 S. California Ave.Palo Alto, CA 94304 0 50 10 0 25 Architecture + Planning CIVIL ENGINEERSSURVEYORSPLANNERSwww.cbandg.com Carlson, Barbee & Gibson, Inc. CE N T E N N I A L W A Y F I T N E S S PA R K D E T A I L S L7 . 0 BE N C H : T O U R N E S O L S I T E W O R K S O R E Q U A L FI T N E S S S A F E T Y S U R F A C I N G DE C O M P O S E D G R A N I T E T R A I L S H O U L D E R BI K E P A R K I N G : L A N D S C A P E F O R M S M E T R O " R I D E " -L O C A T E D O N C O N C R E T E P A D S WELCOME SIGNCHEST/BACK PRESS TA I C H I W H E E L S AB C R U N C H ELLIPTICALSQUAT PRESS CA R D I O S T E P P E R PU L L - U P D I P FITNESS EQUIPMENT AVAILABLE THROUGH LANDSCAPE STRUCTURESThe HealthBeat® Outdoor Fitness System for ages 13+ brings the best of the gym to the great outdoors. Hea l t h B e a t u s e s t h e l a t e s t exercise methodologies to provide a tailored workout for teens and adults of all fitness levels. This Fitness cir c u l i t i s A D A a c c e s s i b l e on an ADA play surface. EL CAMINO REAL CH E S T N U T A V E N U E ANTOINE T T E L A N E PARCEL 1 CENTENN I A L W A Y T R A I L 4th SUBMITTAL, FEBRUARY 20, 2018SOUTH SAN FRANCISCO, CA 988 EL CAMINO REAL SummerHill Apartment Communities 777 S. California Ave. Palo Alto, CA 94304 Architecture + Planning CIVIL ENGINEERS SURVEYORS PLANNERS www.cbandg.com Carlson, Barbee & Gibson, Inc. GENERAL NOTES CONTACTS VICINITY MAP SITE SHEET INDEX SHEET NO.SHEET TITLE C.1.0VESTING TENTATIVE PARCEL MAP0306015 LEGEND EXISTING PROPOSED DESCRIPTION EL CAMINO REAL CH E S T N U T A V E N U E CENTENNIAL W A Y T R A I L D.N. 2007-069341 APN 011-325-070 D.N. 2006-010135 APN 011-325-030 PARCEL 3 54 PM 15-16 APN 014-011-260 PARCEL II OF D.N. 2006-010133 APN 014-011-280 4th SUBMITTAL, FEBRUARY 20, 2018SOUTH SAN FRANCISCO, CA 988 EL CAMINO REAL SummerHill Apartment Communities 777 S. California Ave. Palo Alto, CA 94304 Architecture + Planning CIVIL ENGINEERS SURVEYORS PLANNERS www.cbandg.com Carlson, Barbee & Gibson, Inc. NOTES: P C LEGEND C.2.0BOUNDARY AND EXISTING CONDITIONS 0 20 4010 ABBREVIATIONS EL CAMINO REAL CH E S T N U T A V E N U E CENTENN I A L W A Y T R A I L D.N. 2007-069341 APN 011-325-070 D.N. 2006-010135 APN 011-325-030 PARCEL 3 54 PM 15-16 APN 014-011-260 PARCEL II OF D.N. 2006-010133 APN 014-011-280 4th SUBMITTAL, FEBRUARY 20, 2018SOUTH SAN FRANCISCO, CA 988 EL CAMINO REAL SummerHill Apartment Communities 777 S. California Ave. Palo Alto, CA 94304 Architecture + Planning CIVIL ENGINEERS SURVEYORS PLANNERS www.cbandg.com Carlson, Barbee & Gibson, Inc. NOTES: P C LEGEND C.3.0EXISTING UTILITIES AND EASEMENTS 0 20 4010 ABBREVIATIONS DN UP UPDN UP U P CC CCCCCCC FR C FR CFR CC CFRCC C C C C C C C C C C C C C C C C EL CAMINO REAL CH E S T N U T A V E N U E CENTENNIAL W A Y T R A I L COMMERCIAL COMMERCIAL RESIDENTIAL AMENITIES COMMERCIAL AND FUTURE RESIDENT PARKING ANTOINE T T E L A N E PROPOSED EL CAMINO REAL SECTION PROPOSED CHESTNUT AVENUE SECTION 4th SUBMITTAL, FEBRUARY 20, 2018SOUTH SAN FRANCISCO, CA 988 EL CAMINO REAL SummerHill Apartment Communities 777 S. California Ave. Palo Alto, CA 94304 Architecture + Planning CIVIL ENGINEERS SURVEYORSPLANNERS www.cbandg.com Carlson, Barbee & Gibson, Inc. NOTES: C.4.0PRELIMINARY SITE PLAN 0 20 4010 CORNER CURB RAMPS CHESTNUT AVENUE U P U P D N A N T O I N E T T E L A N E E L C A M I N O R E A L DESCRIPTIONEXISTINGPROPOSED ABBREVIATIONS 4th SUBMITTAL, FEBRUARY 20, 2018SOUTH SAN FRANCISCO, CA 988 EL CAMINO REAL SummerHill Apartment Communities 777 S. California Ave. Palo Alto, CA 94304 Architecture + Planning CIVIL ENGINEERS SURVEYORSPLANNERS www.cbandg.com Carlson, Barbee & Gibson, Inc.C.4.10204010 CHESTNUT AVE & ANTIONETTE LANE INTERSECTION IMPROVEMENTS DN UP UPDN UP DN UP UPDN UP U P CC CCCCCCC FR C FR CFR CC CFRCC C C C C C C C C C C C C C C C C FF 43.0 FF 42.9 FF 42.7 FF 43.9 FF 43.5 FF 42.7 FF 42.7 FF 42.7 EL CAMINO REAL CH E S T N U T A V E N U E A C D E F B CENTENN I A L W A Y T R A I L FF 43.3 G SECTION E PARKING PARKING SECTION F STAIR WELL PARKING COMMERCIAL PARKING LEVEL 1 PARKING LEVEL 2 RESIDENTIAL LEVEL 1 EL CAMINO REAL SECTION G SECTION A PARKING PARKING SECTION B PARKING SECTION C PARKING SECTION D UTILITY ROOM PARKING 4th SUBMITTAL, FEBRUARY 20, 2018SOUTH SAN FRANCISCO, CA 988 EL CAMINO REAL SummerHill Apartment Communities 777 S. California Ave. Palo Alto, CA 94304 Architecture + Planning CIVIL ENGINEERS SURVEYORS PLANNERS www.cbandg.com Carlson, Barbee & Gibson, Inc. NOTES: C.5.0PRELIMINARY GRADING PLAN0204010 DN UP UPDN UP DN UP UPDN UP UP CC CCCCCCC FR C FR CFR CC CFRCC C C C C C C C C C C C C C C C C EL CAMINO REAL CH E S T N U T A V E N U E WE S T B O R O U G H B O U L E V A R D ANTOINET T E L A N E 4th SUBMITTAL, FEBRUARY 20, 2018SOUTH SAN FRANCISCO, CA 988 EL CAMINO REAL SummerHill Apartment Communities 777 S. California Ave. Palo Alto, CA 94304 Architecture + Planning CIVIL ENGINEERS SURVEYORS PLANNERS www.cbandg.com Carlson, Barbee & Gibson, Inc. NOTES: C.6.0PRELIMINARY UTILITY PLAN 0 30 6015 D N U P UP DN DN UP DN D N U P UP DN DNUP UP DN EL CAMINO REAL CH E S T N U T A V E N U E DMA 1 DMA 2 DMA 4 DMA 3 DMA 4 DMA 4 TYPICAL FLOW-THRU PLANTER SECTION 4th SUBMITTAL, FEBRUARY 20, 2018SOUTH SAN FRANCISCO, CA 988 EL CAMINO REAL SummerHill Apartment Communities 777 S. California Ave. Palo Alto, CA 94304 Architecture + Planning CIVIL ENGINEERS SURVEYORS PLANNERS www.cbandg.com Carlson, Barbee & Gibson, Inc. NOTES: C.7.0 PRELIMINARY STORMWATER CONTROL PLAN0204010 C.3 SUMMARY DRAINAGE MNAGEMENT AREA IMPERVIOUS AREA PERVIOUS AREA EFFECTIVE IMPERVIOUS AREA TREATMENT SIZING TREATMENT REQUIRED TREATMENT PROVIDED TREATMENT TYPE CATEGORY C SPECIAL PROJECT SUMMARY PROJECT CRITERIA APPLICABLE CRITERIA ALLOWABLE CREDIT APPLIED CREDIT IMPERVIOUS SURFACE SUMMARY SURFACE TYPE AREA EFFECTIVE IMPERVIOUS AREA LEGEND DMA 1 R3 NON-ACCESS. R3 NON-ACCESS. THYSSENKRUPP SYNERGY MRL 4500, (200FPM) SEISMIC DN UP UPDN UP U P R3NON - A C C E S S . T W E L V E M I L E C R E E K GI A C A L O N E GATE DN UP UPDN UP UP T W E L V E M I L E C R E E K GI A C A L O N E 3r d S U B M I T T A L , D E C E M B E R 1 8 , 2 0 1 7 SO U T H S A N F R A N C I S C O , C A 98 8 E L C A M I N O R E A L Su m m e r H i l l A p a r t m e n t C o m m u n i t i e s 77 7 S . C a l i f o r n i a A v e . Pa l o A l t o , C A 9 4 3 0 4 Ar c h i t e c t u r e + P l a n n i n g CIV I L E N G I N E E R S SU R V E Y O R S P L A N N E R S ww w . c b a n d g . c o m Ca r l s o n , B a r b e e & G i b s o n , I n c . CE N T E N N I A L P A R K ST U D Y A 00 10 ' 20 ' C E N T E N N I A L W A Y T R A I L 3 F I T N E S S S T A T I O N S 5 A D D I T I O N A L F I T N E S S ST A T I O N S P R O P E R T Y L I N E EX I S T I N G S I T E P H O T O : 1 DRAFT CONDITIONS OF APPROVAL P17-0060: UP17-0013, DR17-0049, PM17-0004, TDM 17-0006 988 EL CAMINO REAL (As approved by the City Council on February 28, 2018) Planning Division requirements shall be as follows: 1. The applicant shall comply with the Planning Division’s standard Conditions and Limitations for Commercial, Industrial, Mixed-Use and Multi-Family Residential Projects, as amended and attached to this document, except where otherwise amended by the following Conditions of Approval. 2. The project shall be constructed and operated substantially as indicated on the plan set prepared by SummerHill Apartment Communities, dated February 16, 2018 and approved by the City Council in association with P17-0060 as amended by the conditions of approval. The final plans shall be subject to the review and approval of the City’s Chief Planner. 3. The construction drawings shall comply with the City Council approved plans, as amended by the conditions of approval, including the plans prepared by SummerHill Apartment Communities, dated February 16, 2018. 4. Any modification to the approved plans shall be subject to SSFMC Section 20.450.012 (“Modification”), whereby the Chief Planner may approve minor changes. All exterior design modifications, including any and all utilities, shall be presented to the Chief Planner for a determination. 5. The project construction drawings shall comply with the following recommendations of the Environmental Noise Assessment prepared by Charles M. Salter Associates, dated July 7, 2017, or the recommendations of a future noise assessment if approved by the Chief Planner: • For commercial spaces, provide recommended Sound Transmission Class (STC) rated exterior doors and windows, as illustrated in Figure 2 of the assessment. • For residential units, provide recommended STC rated windows and exterior doors, as illustrated in Figure 3 of the assessment. • Incorporate noise barriers at outdoor open space locations to reduce noise levels to CNEL 70 db. Effective noise barriers may be comprised of various materials including CMU, plaster, wood (enhanced fencing), glass and plastic. They should be solid from bottom to top with no cracks or gaps, and should 2 have a minimum surface density of approximately three pounds per square foot. 6. The project’s construction drawings and operational plan shall comply with the following recommendations of the 988 El Camino Real Traffic Study, prepared by Hexagon Transportation Consultants, Inc., dated January 5, 2018: • Residential move-in and move-out operations should be restricted to outside of the PM peak traffic hours on El Camino Real. • The project will be required to implement a TDM (Travel Demand Management) Program that will encourage residents to meet their daily needs by walking, bicycling or taking transit to support a healthy community, and reduce traffic congestion and resulting greenhouse gas emissions. A final TDM plan shall be submitted to the Chief Planner for review and approval during the building permit application process. The applicant will submit annual reports as required by the final TDM plan to demonstrate compliance. • Install a pedestrian warning system at the El Camino Real driveway to alert pedestrians when a vehicle is exiting the project. • Contribute the project’s fair share towards modifying the signal timing to optimize the cycle length at the intersection of El Camino Real and Chestnut Avenue. 7. Residential parking spaces shall be assigned to units, to minimize conflict within the parking area. 8. Any tandem parking spaces shall be assigned to the same unit. 9. The residential parking areas shall be secure, with access provided via key card or fob. 10. Residential, commercial, and visitor parking areas shall all be clearly signed, to help direct vehicle traffic on-site. 11. Prior to the issuance of building permits, the applicant’s Project Geotechnical Consultant shall complete a final geotechnical evaluation addressing recommendations as outlined in the 988 El Camino Real Preliminary Geotechnical Investigation Report, prepared by Rockridge Geotechnical, dated March 6, 2017. 12. In conformance with the ECR/C Area Plan Program EIR Air Quality section, the following measures shall be implemented by the construction contractor: BAAQMD Required Fugitive Dust Control Measures: The construction contractor shall reduce construction-related air pollutant emissions by implementing BAAQMD’s basic fugitive dust control measures, including: • All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day. 3 • All haul trucks transporting soil, sand, or other loose material off site shall be covered. • All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited. • All vehicle speeds on unpaved roads shall be limited to 15 miles per hour. • All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. • A publically visible sign shall be posted with the telephone number and person to contact at the Lead Agency regarding dust complaints. This person shall respond and take corrective action with 48 hours. The Air District’s phone number shall also be visible to ensure compliance with applicable regulations. BAAQMD Required Basic Exhaust Emissions Reduction Measures. The construction contractor shall implement the following measures during construction to reduce construction-related exhaust emissions: • Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to five minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations). Clear signage shall be provided for construction workers at all access points. • All construction equipment shall be maintained and properly tuned in accordance with manufacturer’s specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation. BAAQMD Toxic Air Contaminants (TAC) Requirements. The construction contractor shall implement the following measures during demolition and construction to reduce TAC emissions: • Notify BAAQMD at least ten business days before any demolition activities. The purpose of the notification process is to assure that buildings are demolished in compliance with procedures that assure asbestos is not released into the environment. • Require surveys and removal of lead-based paints by licensed contractors certified in the handling methods requisite to protect the environment, public health, and safety. BAAQMD Architectural Coating Requirement. The construction contractor shall implement the following measures to reduce emissions of volatile organic compounds (VOCs): 4 • Use paints and solvents with a VOC content of 100 grams per liter or less for interior and 150 grams per liter or less for exterior surfaces. BAAQMD Hearth Emissions. • If fireplaces or wood burning stoves are installed in new residential units, require cleaner-burning (e.g., natural gas or propane) USEPA-certified stoves and inserts. Exhaust Emissions Reduction. The construction contractor shall implement the following measures during construction to further reduce construction-related exhaust emissions: All off-road equipment greater than 25 horsepower (hp) and operating for more than 20 total hours over the entire duration of construction activities shall meet the following requirements: 1. Where access to alternative sources of power are available, portable diesel engines shall be prohibited; and 2. All off-road equipment shall have: a. Engines that meet or exceed either USEPA or CARB Tier 2 off-road emission standards, and b. Engines that are retrofitted with a CARB Level 3 Verified Diesel Emissions Control Strategy (VDECS). Acceptable options for reducing emissions include the use of late model engines, low-emission diesel products, alternative fuels, engine retrofit technology, after-treatment products, add-on devices such as particulate filters, and/or other options as such are available. 13. In conformance with the ECR/C Area Plan Program EIR Biological Resources section, the following measure shall be implemented by the construction contractor: Nesting Birds: If vegetation removal were to occur during the February 1 through August 31 bird nesting period, construction would be required to comply with applicable regulations in the California Fish and Game Code (Section 3503, 3513, or 3800), which would protect nesting birds from construction disturbances and compliance would be required 14. In conformance with the ECR/C Area Plan Program EIR Cultural Resources Section, State Law, and General Plan policies, the following measures shall be implemented by the construction contractor: • In the event that potentially significant cultural resources are discovered, work shall halt in the area until a qualified archeologist can assess the significance of the find, and if, necessary, develop appropriate treatment measures in consultant with the City and other appropriate agencies and interested parties. 5 • In the event that archaeological resources are uncovered, require the preparation of resource mitigation and monitoring program by a qualified archaeologist, in accordance with State law and General Plan Policy 7.5-I-5. • In the event that human remains or Native American origin are discovered during project construction, the project would be required to comply with State laws relating to the disposal of Native American burials. In addition, in conformance with the Civic Center Supplemental EIR, the following are included as Conditions of Approval, as they provide more detail about implementation of State law. • An archaeologist approved by the City and meeting the Secretary of the Interior’s Standards for Archeology shall conduct a preconstruction meeting for all construction workers who will be disturbing the ground on the eastern project site. The preconstruction meeting shall cover archaeological and tribal cultural resources sensitivity, safety, and next steps if a resource is identified, and shall be conducted on the first day of construction. • If deposits of prehistoric or historic period archaeological resources are encountered during project construction on the project site, all work within 50 feet will be halted until an archaeologist can evaluate the findings and make recommendations. Prehistoric materials can include flaked-stone tools (e.g., projectile points, knives, choppers) or obsidian, chert, or quartzite toolmaking debris; culturally darkened soil (i.e., midden soil often containing heat-affected rock, ash, and charcoal, shellfish remains, and cultural materials); and stone milling equipment (e.g., mortars, pestles, handstones). Historic period materials might include wood, stone, or concrete footings, walls, and other structural remains; debris-filled wells or privies; and deposits of wood, metal, glass, ceramics, and other refuse. The City shall consider the mitigation recommendations and agree on implementation of the measure(s) that are feasible and appropriate. Such measures may include avoidance, preservation in place, excavation, documentation, curation, or other appropriate measures. After the measures have been put into place, construction activities may resume. • If deposits of paleontological resources are encountered during project construction on the project site, all work within 50 feet will be halted until a qualified paleontologist can evaluate the findings and make recommendations. Work will not commence until significance of the find has been determined and the find has been evaluated. 6 To clarify the above Conditions of Approval, the following implementation measures are required, which provide additional detail about how to meet the State law requirements: • Site monitoring by a qualified archaeologist which shall be governed by a written Archaeological Monitoring Agreement (AMA), • Recordation of archaeological prehistoric shell midden deposit, submitted to the Northwest Information Center (NWIC) to California Historical Resources Information System (CHRIS) standards, • Submittal of a final report of the site monitoring and impact mitigation efforts to the Northwest Information Center (NWIC) of the CHRIS. 15. Prior to issuance of any building or construction permits for landscaping improvements, the applicant shall submit final landscaping and irrigation plans for review and approval by the City’s Landscape Architect. The plans shall include documentation of compliance with SSFMC § 20.300.007 “Landscaping”, including Water Efficient Landscaping and Irrigation calculations. 16. Landscaped areas in the project area may contain trees defined as protected by the South San Francisco Tree Preservation Ordinance, Title 13, Chapter 13.30. Any removal or pruning of protected trees shall comply with the Tree Preservation Ordinance and obtain a permit for any tree removals or alterations of protected trees, and avoid tree roots during trenching for utilities. 17. Prior to issuance of any building permits for vertical construction, the developer shall revise the development plans to address the Design Review Board comments from the meeting of December 19, 2017 subject to review and approval by the Chief Planner or designee: • Add visual interest into the pedestrian entry aisle to create a sense of arrival to the site and building. 18. Prior to issuance of any building permits for vertical construction, the developer shall include in the development plans the following Climate Action Plan requirements, subject to review and approval by the Chief Planner or designee: • Install conduit to accommodate wiring for solar. • Use of high-albedo surfaces and technologies as appropriate, as identified in the voluntary CALGreen standards. • Implement the Water Efficient Landscape Ordinance. Establish a variable- speed pump exchange for water features i. Restrict hours of irrigation to occur between 3:00 AM and two hours after sunrise ii. Install irrigation controllers with rains sensors 7 iii. Landscape with native, water-efficient plants iv. Install drip irrigation systems v. Reduce impervious surfaces to the maximum extent practical 19. The applicant will comply with all green building measures included in the GreenPoint scorecard, prepared by Krantz Consultants. A certified GreenPoint rater will be on-site during the appropriate times during the construction process, to verify compliance. 20. Install street lighting along the sidewalk frontage on El Camino Real, consistent with the City’s Grand Boulevard Initiative plans, and on Chestnut Avenue per City specifications and spacing requirements. Lighting options shall be shared with Planning Division staff for review and approval during the Building Permit process. 21. Install street furniture, trash receptacles, and bicycle racks along the sidewalk frontages on El Camino Real and Chestnut Avenue, and along the Centennial Way Trail, per City specifications and spacing requirements. All street furniture, trash receptacles and bicycle rack options shall be shared with the Planning Division for review and approval during the Building Permit process. 22. The applicant shall install three-inch diameter, PVC conduit along the project frontage, in the right-of-way, if any trenching is to take place. Conduit shall have a pull rope or tape. A #8 stranded trace wire will be installed in the conduit or other trace wire system approved by the City. 23. All landscaping and fitness equipment installed within the public right-of-way shall be maintained by the property owner. 24. Applicant shall submit final design of the publicly accessible open space and recreation areas to the City’s landscape architect for review and approval. 25. If any improvements or construction occur within the BART right-of-way, the applicant shall work with the City and BART to obtain all applicable permits from BART. 26. The applicant shall obtain approval from Caltrans for all improvements within the Caltrans right-of-way. 27. The applicant shall submit final designs of all off-site improvements for City review and approval. 28. Applicant shall comply with all restrictions required by the PG&E easement. All construction and maintenance on-site must comply with PG&E’s safety requirements for work around the pipeline easement. 29. All parking areas are to be maintained free and clear of litter and storage and shall remain clear for parking at all times. No outdoor storage of materials or personal items is permitted. 8 30. The applicant is responsible for maintaining site security prior to, and throughout the construction process. This includes installation of appropriate fencing, lighting, remote monitors, or on-site security personnel as needed. 31. All equipment (either roof, building, or ground-mounted) shall be screened from view through the use of integral architectural elements, such as enclosures or roof screens, and landscape screening or shall be incorporated inside the exterior building wall. Equipment enclosures and/or roof screens shall be painted to match the building. Prior to issuance of a building permit the applicant shall submit plans showing utility locations, stand-pipes, equipment enclosures, landscape screens, and/or roof screens for review and approval by the Chief Planner. 32. No signs are included in this permit application. Prior to installation of any signage, the applicant shall submit an appropriate sign application per Chapter 20.360 of the Zoning Ordinance for review and approval. 33. Prior to issuance of any building or construction permits for the construction of public improvements, the final design for all public improvements shall be reviewed and approved by the City Engineer and Chief Planner. 34. Prior to issuance of any building or construction permits for grading improvements, the applicant shall submit final grading plans for review and approval by the City Engineer and Chief Planner. 35. The applicant is responsible for providing site signage during construction, containing contact information for questions from the public regarding the construction. 36. Prior to the issuance of any building or construction permits, the applicant shall contact the South San Francisco Scavenger Company to properly size any required trash enclosures and work with staff to locate the trash enclosure in accordance with the zoning ordinance, SSFMC 20.300.014. An approval letter from South San Francisco Scavenger shall be provided to the Chief Planner. 37. After the building permits are approved, but before beginning construction, the applicant shall hold a preconstruction conference with City Planning, Building, and Engineering staff and other interested parties. The developer shall arrange for the attendance of the construction manager, contractor, and all relevant subcontractors. 38. The applicant shall submit a Parking and Traffic Control Plan for construction with the application for Building Permit, for review and approval by the Chief Planner and City Engineer. 39. The applicant shall provide a large-scale mockup of a section of a representative exterior wall that shows the cladding materials and finishes, windows, trim, and any other architectural features of the building to fully illustrate typical building fenestration. A site inspection by Planning Division staff will be required prior to 9 proceeding with exterior construction. Upon inspection and approval, the applicant may remove the mock-up wall. 40. The Final Parcel Map shall comply with all applicable requirements of SSFMC Title 19 (Subdivisions) and Title 20 (Zoning Ordinance), to be reviewed and filed by the Engineering Division. 41. Prior to issuance of certificate of occupancy for residential uses, the applicant shall pay any applicable childcare fees in accordance with South San Francisco Municipal Code Chapter 20.115. This fee is subject to annual adjustment, and currently is assessed at $1,851.00 per high density residential unit. Based on the plans dated February 16, 2018, the childcare impact fee estimate for the residential units is: Residential: $1,851 x 172= $318,372 42. Prior to issuance of a building permit for non-residential uses, the applicant shall pay any applicable childcare fees in accordance with South San Francisco Municipal Code Chapter 20.115. This fee is subject to annual adjustment, and presently is assessed at $0.68 per gross square foot of commercial and retail uses. Based on the plans dated February 16, 2018, the childcare impact fee estimate for the non-residential uses is: Commercial: .68 x 10,900= $7,412 43. The applicant submitted a complete application July 5, 2017, and therefore shall pay the Parkland Acquisition Fee and Parkland Construction Fee that was in effect as of that date. The fee shall be paid prior to issuance of the certificate of occupancy, and shall be calculated as follows, per South San Francisco Municipal Code Chapter 8.67: Acquisition Fee: # of Units x Avg. Residents x Ac. Required Per Unit x Market Value of Land x Discount Rate 172 x 1.78 x .003 x 3,000,000 x .5 = $1,377,720 Construction Fee: # of Units x Avg. Residents x Ac. Required Per Unit x Construction Cost x Discount Rate 172 x 1.78 x .003 x 981,520 x .5 = $450,629 10 44. Upon the date of final inspection or issuance of the certificate of occupancy for the development, whichever is earlier, the applicant shall pay applicable bicycle and pedestrian impact fees in accordance with South San Francisco Municipal Code Chapter 8.68. Based on the plans dated February 16, 2018, the bicycle and pedestrian impact fee estimate for the project is: Residential: Average Daily Trips (ADT)/unit x #of Units x Cost per ADT 6.7 x 25.31 x 172=$29,167 Commercial: ADT/1,000 sq. ft. x sq. ft. x $25.31 14.40 x 10.9 x 25.31 = $3,973 45. The Sewer Capacity Charge shall be imposed and paid prior to issuance of a building permit for the residential portion of the project. For the commercial portion of the project, the Sewer Capacity Charge shall be imposed and paid prior to issuance of a building permit, except that the Water Quality Control Plant Superintendent, or designee, may allow for payment at a later date, provided than in no case shall a final certificate of occupancy be issued prior to payment of the applicable Sewer Capacity Charge. Based on the plans dated February 16, 2018, the Sewer Capacity Charge estimate is $468,589.87, which includes a $101,703.58 discount for the previous car wash use on site. 46. The El Camino Real/Chestnut Area Plan contemplates roadway improvements and maintenance that will benefit the entire ECR/C Plan area, and thus, will indirectly benefit the Project. According to the Plan, these improvements shall be financed in a variety of ways, including by the City’s Capital Improvement Program, Development Impact Fees, Developer Contributions, Redevelopment and Tax Increment Financing, City Contributions, and special financing districts such as a community facilities district (“CFD”). The City is in the process of studying whether a CFD would be appropriate to fund Plan Area roadway improvements and maintenance, and if so the appropriate rate and method of apportioning the tax. Because this Project precedes the study regarding potential formation of a CFD, the City has determined that an equivalent fair share contribution for the Project for Plan Area roadway improvements is a payment of $500,000 and the installation of high-visibility crosswalks at the El Camino/Westborough/Chestnut intersection along the southern, eastern and western legs, subject to Caltrans approval and within the public right-of-way. The applicant’s fair share contribution shall be as follows: • Prior to issuance of a Certificate of Occupancy, applicant shall pay $500,000 to the City and shall also install high-visibility crosswalks in the El Camino Westborough Chestnut intersection along the southern, eastern and western legs, subject to City Engineer and Caltrans approval. If the City forms a CFD, the Project shall not be included within the boundaries of a CFD to finance future 11 roadway improvements within the Plan Area because the applicant shall have already contributed its fair share. Planning Division contact: Adena Friedman, (650) 877-8535 12 Engineering Division requirements shall be as follows: General 1. The Conditions for Approval are general conditions that apply to your proposed project, and are based on the set of plans dated February 16, 2018. Any and all improvements stated below are at no cost to the City. All applicable City of South San Francisco engineering permits, including associated fees and deposits, are to be paid by the Applicant. Various Engineering permit applications and pertinent reference materials may be found on the City website at: http://www.ssf.net/351/Engineering-Permits Mapping 2. All applicable mapping shall be done and recorded in the San Mateo County prior to the Building Permit issuance for vertical construction. The Parcel Map need not be recorded prior to issuance of permits for non-vertical construction. 3. All Easements within the property shall be recorded in the San Mateo County prior to the Building Permit issuance for vertical construction. Permits 4. A Grading Permit is required if 50 cubic yards or more of soil is exported and/or imported. The Grading Permit requires several documents to be submitted for the City’s review and approval, as set forth in the South San Francisco Municipal Code. 5. A Hauling Permit may be required if hauling of earth to and from the site is performed prior to approval of a Grading Permit. 6. An Encroachment Permit is required for any work to be done within public right-of-way. Right Of Way 7. All building projections above and/or within the public right-of-way may be allowed but will require a Revocable Encroachment Permit. Storm Water 8. At the time of Building Permit application, the Developer shall provide storm water/hydrology/hydraulic/C3 calculations. 9. At the time of Building Permit application, submit the proposed grease trap plans to verify compliance with regulations, per SSF Water Quality Control Plant (WQCP). 10. The design of new structures shall provide for the protection of the existing box culvert located at the southern side of the property. No proposed structure shall encroach into the 13 designated easement. Construction drawings shall show this existing box culvert with elevation and distances to the proposed structure. This box culvert shall be protected at all times during and after construction. The applicant’s geotechnical engineer and structural engineer shall provide recommendations for stability and construction methods during the design process. 11. Developer shall install a manhole at the property line and a properly sized lateral as it connects into the City sanitary sewer main. Applicant will provide connection details for City review and approval with the project improvement plans. 12. Developer shall install, at minimum, sewer pipes sized in accordance with the results of the applicant’s sewer study, dated December, 2017. 13. Developer shall relocate the existing sewer connection of the adjacent property (Burger King) that will be affected by the development, per the preliminary utility plan included in the project plan set. 14. Developer shall ensure that all adjacent curb returns are ADA-compliant. Turning radius templates shall be provided if curb returns is revised. 15. All adjacent sidewalk, curb and gutter shall be rebuilt to City standard. This includes connections to Centennial Way Trail at Chestnut Avenue. 16. Developer shall ensure that any proposed trees and planting locations in the public right of way do not interfere with underground utilities or the joint trench. Developer will be required to install root barrier measures to prevent the sidewalk from uplift. The maintenance and repair of sidewalk caused by trees shall be the sole responsibility of the developer. Streetlights 17. Streetlights installed pursuant to this project shall conform to the Grand Boulevard Initiative design. Traffic 18. Traffic upgrades may be required for the project as identified in the traffic study, and will be subject to City review and direction. This may include those items listed in the traffic study prepared by Hexagon Transportation Consultants, dated January 5, 2018, relocation of traffic controller cabinets, upgrading the APS push buttons, etc. 19. The developer shall coordinate all garbage related facilities with Scavenger and submit the approval letter prior to receiving building permits. 14 Utilities 20. Utility poles and their appurtenances within public right-of-way shall be undergrounded in substantial compliance with the plans dated February 16, 2018. 21. The Developer shall submit utility coordination documentation to the City, which highlights notification of work to be performed, response(s) from each utility owner (including existing utility plans from each owner), and proposed utility plans. Caltrans 22. Developer shall coordinate all improvements along El Camino Real with Caltrans District 4. City must receive Caltrans approval of all utilities (Sewer, water, storm and joint trench alignments) in ECR. 23. All improvements along the El Camino Real frontage will require an Encroachment Permit from Caltrans. 24. Frontage improvements installed on El Camino Real as part of this project shall conform to the Grand Boulevard Initiative design. Engineering Division Contact: Ray Towne, (650) 829-6652 15 Water Quality Conditions shall be as follows: The following items must be included in the plans or are requirements of the Stormwater and/or Pretreatment programs and must be completed prior to the issuance of a building permit: 1. Sign and have engineer wet stamp forms for Low Impact Development. 2. Complete required forms for Low Impact Development. Forms must be on 8.5in X 11in paper and signed and wet stamped by a professional engineer. Calculations must be submitted with this package. Use required forms for completing documents, as old forms are no longer sufficient. A completed copy must also be emailed to andrew.wemmer@ssf.net 3. Prior to issuance of building permits for vertical construction, complete required Operation and Maintenance (O&M) agreements. Use required forms for completing documents. This must be on 8.5in X 11in paper. A finished copy must also be emailed to andrew.wemmer@ssf.net Do not sign the agreement, as the city will need to review prior to signature. Prepare packet and submit with an address to send for signature. 4. Submit flow calculations and related math for LID. This must be on 8.5in X 11in paper. 5. Do not use gravel bags for erosion control in the street. Drains in street must have inlet and throat protection of a material that is not susceptible to brakeage from vehicular traffic. 6. Install a front trench drain that separates approach from garage and garage floor drains to an oil water separator. Floor drains in the garage shall be connected to the oil water separator. Minimum size 750 gallons. 7. A Stormwater Pollution Prevention Plan (SWPPP) for the project must be submitted. Drawings must note that erosion control shall be in effect all year long. 8. A copy of the state approved NOI (Construction General Permit) must be submitted prior to grading permit issuance. Water Quality Contact: Andrew Wemmer, (650) 829-3840 16 Fire Department Conditions shall be as follows: 1. The access at the east side of the property does not have the code required access; applicant shall submit an Alternative Means and Methods Request with fire plan check and permit. 2. Install fire sprinkler system per NFPA 13/SSFFD requirements under separate fire plan check and permit for overhead and underground. 3. Fire sprinkler system shall be central station monitored per California Fire Code section 1003.3. 4. Install a standpipe system per NFPA 14/SSFFD requirements under separate fire plan check and permit. 5. Install exterior listed horn/strobe alarm device, not a bell. 6. Elevator shall not contain shunt-trips. 7. At least one elevator shall be sized for an 80” x 28” gurney and shall be in accordance with the CFC. 8. Fire alarm plans shall be provided during construction documentation, per NFPA 72 and the City of South San Francisco Municipal Code. 9. Provide fire extinguishers throughout the building. 10. All no-parking space curbs to be painted red to local Fire Code Specifications. 11. Access road shall have all weather driving capabilities and support the imposed load of 75,000 pounds. 12. Road gradient and vehicle turning widths shall not exceed maximum allowed by engineering department. 13. Provide a secondary means of access to the rear of the building; applicant will submit an Alternative Means and Methods Request with fire plan check and permit submittal. 14. Provide fire flow in accordance with California Fire Code Appendix BB. 15. Applicant will provide 3 perimeter hydrants along the frontage roads of the building. 16. The fire hydrants shall have a minimum fire flow of 3,500 gpm at 20 psi residual pressure for duration of 4 hours, per approval by Fire Department. 17. All buildings shall provide premise identification in accordance with CFC Section 505. 17 18. Provide Knox key box for each building with access keys to entry doors, electrical/mechanical rooms, elevators, and others to be determined. 19. The minimum road width is 20 feet per the California Fire Code. 20. Local Fire Code and vehicle specifications and templates available at http://www.ssf.net/depts/fire/prevention/fire_permits.asp 21. All buildings shall have Emergency Responder Radio Coverage throughout in compliance with Section 510 of the California Fire Code. 22. The new residential portions of the construction will be assessed an adopted Public Safety Impact Fee, to be paid upon the date of final inspection or issuance of the certificate of occupancy of the residential units, whichever is earlier. The amount for high density residential is $563 per unit for the Police and Fire Departments. Based on the plans dated February 16, 2018, the estimated public safety impact fee for the residential units is: $563 x 172 = $96,836 23. The new commercial portions of the construction will be assessed an adopted Public Safety Impact Fee, to be paid upon the issuance of building permits for the commercial portions of the project. The amount for Office/R & D is $0.13 per square foot for the Police Department and $0.31 per square foot for the Fire Department. Based on the plans dated February 16, 2018, the estimated public safety impact fee for the commercial space is: .44 x 10,900 = $4,796 Fire Department Contact: Craig Lustenberger, (650) 829-6645 18 Police Department Conditions shall be as follows: 1. The applicant shall install and maintain a system allowing first responders to enter into the building(s) by means of a code to be entered into a keypad or similar input device. A permanent code shall be issued to the Police Department. Physical keys or electronic access cards will not satisfy this requirement. Please note this is separate from the Fire Department’s “Knoxbox” requirement. 2. Any exterior double door entrances shall only have one exterior handle, which should be on the right door (from a person’s perspective from the outside). This is to prevent the malicious locking/chaining of the doors from the outside. This requirement shall also apply to interior double doors to shared common areas. The interior opening mechanism for the aforementioned doors shall be of a design that prevents the same malicious locking/chaining. 3. The landing at the lowest level of service staircases, such as those in the garage area or fire escapes, shall have some mechanism, such as fencing, to prevent access and prevent people from loitering or concealing themselves in that area. 4. All exterior doorways shall be illuminated during darkness by a white light source that has full cut-off and is of pedestrian scale. All interior common and service areas, such as the garage, bicycle storage area, fire escapes, etc, shall be illuminated at all times with a white light source that is controlled by a tamperproof switch or a switch located in an inaccessible location to passers-by. 5. Any exterior bicycle racks installed shall be of an inverted “U” design, or other design that allows two different locking points on each bicycle. 6. The mature height of all shrubbery shall be no higher than two feet, if so, it shall be maintained at a maximum height of two feet, and tree canopies shall be no lower than six feet above grade. 7. The applicant shall install and maintain a camera surveillance system that conforms to the technical specifications of South San Francisco Municipal Code Chapter 8.66.050 Minimum technological standards, (Ord. 1515, 2016). The video surveillance cameras will be used as a crime deterrent and assist with the identification and apprehension of criminals if a crime is committed on the property. Enough cameras shall be installed to provide adequate coverage for the intended space. Cameras shall be placed minimally in the following locations: • All exteriors entrances/exits • Garage parking area • Bicycle storage area 19 • Main lobby of building • Lobby of sales/leasing offices • Loading docks 8. Any leasing or sales offices within the building shall be alarmed with a central station Monitored silent intruder alarm system. Police Department Contact: Sgt. Mike Rudis, (650) 829-7260 20 STANDARD CONDITIONS AND LIMITATIONS FOR COMMERCIAL, INDUSTRIAL, MIXED USE, AND MULTI-FAMILY RESIDENTIAL PROJECTS (Revised to address the project scope for 988 El Camino Real: P17-0060: UP17-0013, DR17-0049, PM17-0004, TDM 17-0006) Entitlement and Permit Status 1. Unless the use has commenced or related building permits have been issued within two (2) years of the date this permit is granted, this permit will automatically expire on that date. A one-year permit extension may be granted in accordance with provisions of the SSFMC Chapter 20.450 (“Common Procedures”). The Vesting Tentative Parcel Map may be extended in accordance SFFMC Chapter 19.50 (“Vesting Tentative Maps). 2. The permit shall not be effective for any purpose until the property owner or a duly authorized representative files an affidavit, prior to the issuance of a building permit, stating that the property owner is aware of, and accepts, all of the conditions of the permit. 3. The permit shall be subject to revocation if the project is not operated in compliance with the conditions of approval. 4. Minor changes or deviations from the conditions of approval of the permit may be approved by the Chief Planner and major changes require approval of the Planning Commission, or final approval body of the City, per SSFMC Chapter 20.450 (“Common Procedures”). 5. Neither the granting of this permit nor any conditions attached thereto shall authorize, require or permit anything contrary to, or in conflict with any ordinances specifically named therein. 6. Prior to construction, all required building permits shall be obtained from the City’s Building Division. 7. All conditions of the permit shall be completely fulfilled to the satisfaction of the affected City Departments and Planning and Building Divisions prior to issuance of a certificate of occupancy of any building. Lighting, Signs, and Trash Areas 8. All exterior lights shall be installed in such a manner that is consistent with SSFMC Chapter 20.300 (“Lot and Development Standards”), and there shall be no illumination on adjacent properties or streets which might be considered either 21 objectionable by adjacent property owners or hazardous to motorists. 9. No additional signs, flags, pennants or banners shall be installed or erected on the site without prior approval, as required by SSFMC Chapter 20.360 (“Signs”). 10. Adequate trash areas within the garage shall be provided as required by SSFMC Chapter 20.300 (“Lot and Development Standards”). Interior trash handling area must be covered, enclosed and must drain to sanitary sewer. This must be shown on the plans prior to issuance of a permit. If being installed in a food service facility the drain must be connected to a grease interceptor prior to the connection to the sanitary sewer. Landscaping, Construction, & Utilities 11. The construction and permitted use on the property shall be so conducted as to reduce to a minimum any noise vibration or dust resulting from the operation. 12. A plan showing the location of all storm drains and sanitary sewers must be submitted. 13. All sewerage and waste disposal shall be only by means of an approved sanitary system. 14. Prior to any on-site grading, a grading permit shall be obtained from the City Engineer. 15. All existing utility lines, underground cable conduits and structures which are not proposed to be removed shall be shown on the improvement plans and their disposition noted. 16. All landscape areas shall be watered via an automatic irrigation system which shall be maintained in fully operable condition at all times, and which complies with SSFMC Chapter 20.300 (“Lot and Development Standards”). 17. All planting areas shall be maintained by a qualified professional; the landscape shall be kept on a regular fertilization and maintenance program and shall be maintained weed free. 18. Plant materials shall be selectively pruned by a qualified arborist; no topping or excessive cutting-back shall be permitted. Tree pruning shall allow the natural branching structure to develop. 19. Plant materials shall be replaced when necessary with the same species originally specified unless otherwise approved by the Chief Planner. 22 Parking Areas, Screening, & Drainage 20. All ducting for air conditioning, heating, blower systems, accessory mechanisms and all other forms of mechanical or electrical equipment which are placed on or adjacent to the building shall be screened from public view, in accordance with SSFMC Chapter 20.300 (“Lot and Development Standards”). 21. All parking spaces, driveways, maneuvering aisles, turn-around areas and landscaping areas shall be kept free of debris, litter and weeds at all times. Site, structures, paving, landscaping, light standards, pavement markings and all other facilities shall be permanently maintained. 22. All parking spaces, driveways, maneuvering aisles, and turn-around areas must drain and be plumbed to the sanitary sewer. 23. The onsite stormwater catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo (No Dumping! Flows to Bay), as required by SSFMC Chapter 14.04 (“Stormwater Management and Discharge Control”) Public Safety 24. The applicant shall comply with the provisions of SSFMC Chapter 15.48 (“Minimum Building Security Standards”). The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. 25. The applicant shall comply with the provisions of SSFMC Chapter 15.24 “California Fire Code”. The Fire Department reserves the right to make additional safety conditions, if necessary, upon receipt of detailed/revised building plans. 26. All fire sprinkler test and/or drain lines shall be connected to the sanitary sewer. Revised March 2013 Transportation Demand Management (TDM) Plan Mixed-Use Development at 988 El Camino Real in South San Francisco, CA Prepared for: SummerHill Apartment Communities December 15, 2017 Hexagon Transportation Consultants, Inc. Hexagon Office: 4 North Second Street, Suite 400 San Jose, CA 95113 Hexagon Job Number:17TD07 Phone: 408.971.6100 988 El Camino Real – Transportation Demand Management Plan December 15, 2017 Table of Contents 1. Introduction and Project Description ............................................................................................... 1 2. Transportation Setting ..................................................................................................................... 4 3. Proposed TDM Measures ............................................................................................................. 11 List of Tables Table 1 Proposed TDM Measures for 988 El Camino Real .............................................................. 12 Table 2 TDM Trip Reduction Goal for 988 El Camino Real .............................................................. 20 List of Figures Figure 1 Site Location .......................................................................................................................... 2 Figure 2 Site Plan ................................................................................................................................. 3 Figure 3 Existing Transit Service ......................................................................................................... 9 Figure 4 Existing Bicycle Network ...................................................................................................... 10 988 El Camino Real – Transportation Demand Management Plan December 15, 2017 Page | 1 1. Introduction and Project Description Transportation Demand Management (TDM) is a combination of services, incentives, facilities, and actions that reduce single-occupant vehicle (SOV) trips to help relieve traffic congestion, parking demand, and air pollution. The purpose of TDM is to reduce the number of trips generated by new development; promote more efficient utilization of existing transportation facilities, and ensure that new developments are designed to maximize the potential for sustainable transportation usage. This TDM Plan has been prepared for the mixed-use development at 988 El Camino Real in South San Francisco, California to propose effective and appropriate TDM measures, based on the project’s size, location, and land use. Based on the site plan dated December 1, 2017, the proposed project consists of 172 apartment units and 10,360 square feet (s.f.) of retail shops. The project would replace the existing full-service car wash. Vehicular access to the project will be provided via one driveway on El Camino Real and one driveway on Chestnut Avenue. The project site location and the surrounding study area are shown on Figure 1. The site plan is shown on Figure 2. The project is located within the El Camino Real / Chestnut Avenue Area Plan. In accordance with City goals to reduce the number of vehicle trips into and out of El Camino Real / Chestnut Avenue Area during peak commute hours, this TDM Plan seeks to reduce the number of peak hour trips and auto dependency/vehicle ownership through a combination of appropriate measures to promote alternative forms of transportation. This TDM plan is designed to achieve a 28% peak hour trip reduction target established in the El Camino Real / Chestnut Avenue Area Plan Update Traffic Impact Analysis. At the request of the Community Development Director, reports will be provided regarding the utilization and efficacy of the TDM program through both resident and employee surveys to determine mode split and driveway counts to measure the number of peak hour vehicle trips actually generated by the project. Report Organization The remainder of this report is divided into two chapters. Chapter 2 describes the transportation facilities and services in the vicinity of the project site. Chapter 3 presents the TDM measures that will be implemented for the proposed project, including the program for implementing and monitoring the TDM plan. 988 El Camino Real - Transportaton Demand Management Plan Figure 1 Site Location = City of South San Francisco = Site Location LEGEND E l C a m i n o R e a l W O r a n g e A v e Ch e s t n u t A v e F a i r w a y D r Oak A v e Arro y o D r Comm e r c i a l A v e An t o i n e t t e L n Westborough Blv d South w ood D r Ca m a r i t a s A v e M i s s i o n R d First S t 988 El Camino Real - Transportation Demand Management Plan Figure 2 Site Plan 18 '10 ' 56 ' - 8 " 25' 6' 8'-9" 24 ' - 8 " 25 ' 22' 15' 20' 10' 5' 7'5' 8 ' 2 2 ' 1 6 ' 124'-9"40'-2"164'-6" 78 ' - 6 " 33'-5" 26 ' - 9 " 407'9 0 ' - 3 " 15 1 ' - 5 " 5 ' - 9 " 5 1 ' - 9 " 56 ' - 8 " 1 8 ' 8'-6" 18 ' 9' 30' 20 ' 9 4 ' - 4 " 1 4 ' - 9 " 5' 56' 12' 10' 9'-8" 12 ' - 6 " 6' - 1 0 " 17 ' - 6 " 5' 25' Architecture + Planning 3rd SUBMITTAL, DECEMBER 1, 2017SOUTH SAN FRANCISCO, CA # 20160986 988 EL CAMINO REAL SummerHill Apartment Communities 777 S. California Ave. Palo Alto, CA 94304 CIVIL ENGINEERS SURVEYORSPLANNERS www.cbandg.com 0204010 SP.2CONCEPTUAL SITE PLAN GROUND LEVEL PROJECT SUMMARY EXISTING ZONINGECR/C - MIXED USE HIGH DENSITY SITE AREA1.67 AC, 72,603 SF COMMERCIAL AREA10,915 SF GROSS (INCL. TRASH) RESIDENTIAL AREA167,400 SF GROSS FLOOR AREA178,315 SF FLOOR AREA RATIO2.5 FAR (3.0 MAX.) TOTAL UNITS172 DENSITY103 DU/AC (110 DU/AC MAX.) DEVELOPMENT STANDARDS REQUIRED PROPOSED BUILDING HEIGHT120' MAX.80', 6 STORIES + 2 LEVELS SUB-T COMMERCIAL DEPTH75' MIN.56' COMMERCIAL HEIGHT15' MIN. 17.5' (12' CEILING)(16' CEILING) STREET WALL HEIGHT25' - 35' ECR31' ECR 40' - 50' CHEST.41' CHESTNUT YARDS (SETBACKS) EL CAMINO REAL0' FROM PL, 10' FROM PL, 18' FROM CURB18' FROM CURB CHESTNUT AVE0' FROM PL, 15' FROM PL 15' FROM CURB20' FROM CURB INTERIOR SIDE 0' MIN.5' MIN. REAR0' MIN.14-9" MIN., 50' AT PG&E ESMT. BUILDING COVERAGE AT GROUND LEVEL90% MAX.48,000 SF @ 66% ABOVE 45'80% MAX.36,000 SF @ 50% USABLE OPEN SPACE REQUIRED 150 SF / DU X 172 DU =25,800 SF REQUIRED USABLE OPEN SPACE PROVIDED PUBLIC OPEN SPACE 9,380 SF 10,100 SF (20' MIN. DIMENSION) PRIVATE OPEN SPACE 6,350 SF (6' MIN. DIMENSION) TOTAL USABLE O.S.25,830 SF PROVIDED ADDITIONAL AMENITIES / COMMON AREAS PROVIDED FITNESS 1,315 SF LOBBY/WIFI LOUNGE 2,835 SF CLUB ROOM 1,075 SF CYBER CAFE 350 SF PARKING PROVIDED SECURE RESIDENT212 SPACES FUTURE RESIDENT 4 SPACES (9' X 18') VISITOR, OUTDOOR 8 SPACES SUBTOTAL RES.224 SPACES @ 1.3 SPACES / UNIT COMMERCIAL 32 SPACES (9' X 18') COMMERCIAL, 3 SPACES SUBTOTAL COMM. 35 SPACES @ 1 SPACE / 300 SF TOTAL PARKING259 SPACES PROVIDED (8 ADA) @ 1.5 SPACES / UNIT BIKE PARKING LONG-TERM 43 SPACES REQUIRED @ 1 / 4 DU 65 SPACES PROVIDED (BIKE ROOMS) + 25 ADDITIONAL VERT. SPACES SHORT-TERM 26 SPACES REQUIRED @ 10% AUTO 32 SPACES PROVIDED (BIKE RACKS) 988 El Camino Real – Transportation Demand Management Plan December 15, 2017 Page | 4 2. Transportation Setting Transportation facilities and services that support sustainable modes of transportation include SamTrans bus routes, BART, Caltrain, shuttles, pedestrian facilities, and bicycle facilities. This chapter describes the existing facilities and services near the 988 El Camino Real project site. Information on the nearby roadway network is also included in order to provide a more comprehensive description of the nearby transportation network. Roadway Network Regional access to the project site is provided by US 101, I- 380, I- 280 and SR 82/El Camino Real. Local access to the project site is provided via Westborough Boulevard/ Chestnut Avenue and Mission Road. US 101 is a north-south freeway that extends through and beyond the Bay Area, connecting San Francisco to San Jose. US 101 is eight lanes wide (four mixed-flow lanes in each direction) in the vicinity of the project site. US 101 provides site access via a full interchange at I 380, and partial interchanges at Produce Avenue, Grand Avenue and Sister Cities Boulevard. I-280 is a north/south freeway that extends from San Francisco through San Mateo and Santa Clara Counties. Near the project vicinity, I-280 is eight lanes wide. Regional access to the project site is provided via an interchange with Westborough Boulevard. I-380 is a six-lane east/west freeway that connects I-280 and US-101 within San Bruno. El Camino Real provides access to I-380 via an interchange. SR-82/El Camino Real is a six-lane north-south arterial with a raised center median within the project area. El Camino Real extends northward to San Francisco where it changes designation to Mission Street and San Jose Avenue, and southward through San Jose. El Camino Real provides direct access to the project site via a right-in/right-out driveway. Westborough Boulevard /Chestnut Avenue is a four-lane major arterial with a raised median west of Mission Road. Chestnut Avenue begins at Hillside Boulevard and terminates at the intersection with El Camino Real and becomes Westborough Boulevard. Westborough Boulevard/ Chestnut Avenue provides direct access to the project site via one driveway on Chestnut Avenue that would provide inbound only access. 988 El Camino Real – Transportation Demand Management Plan December 15, 2017 Page | 5 Mission Road is a four-lane roadway that is aligned mostly north-south in the vicinity of the site. Mission Road extends north-south between El Camino Real and Chestnut Avenue. Mission Road provides access to the project site via El Camino Real. Arroyo Drive is a two-lane collector that extends between Junipero Serra Boulevard to the west and El Camino Real to the east. Arroyo Drive provides access to the project via El Camino Real. Camaritas Avenue is a north-south roadway which is classified as an “Other Street” in the City’s General Plan. It is generally two lanes except between Arroyo Drive and Westborough Road, where it is four lanes wide. Existing Transit Service Existing transit service to the study area is provided by SamTrans, BART and the shuttle operated by SamTrans. The transit services are described below and shown on Figure 3. SamTrans Bus Routes Route ECR travels between the Daly City BART station and the Palo Alto Transit Center. Along the route, it connects with the Daly City, Colma, South San Francisco, San Bruno and Millbrae BART stations, the Millbrae and Redwood City Transit Centers and various Caltrain stations. On weekdays, it operates with approximately 15-minute headways during peak hours and 30-minute headways from 4:00 AM to 2:00 AM. On the weekends, it operates with 15- to 30-minute headways from 5:00 AM to 2:00 AM. The closest bus stop is located near the El Camino Real and 1st Street intersection, about 500 feet from the project site. Route 122 travels between Stonestown Shopping Center in San Francisco and the South San Francisco BART station, providing service to the Colma BART Station, San Francisco State University and many retail and medical centers along the way. On weekdays, it operates with approximately 20- minute headways during the peak hours and approximately 30-minute headways for the rest of the day, from 5:00 AM to 11:15 PM. It operates on weekends and holidays with 30-minute headways. In the project vicinity, it travels on El Camino Real south of the South San Francisco BART Station and then travels west on Arroyo Drive. The closest bus stop is located near the El Camino Real and Arroyo Drive intersection, about 1,200 feet from the project site. Route 131 travels between the Serramonte Center in Daly City and the intersection of Airport Boulevard & Linden Avenue in South San Francisco. It also provides service to the South San Francisco BART station. On weekdays, it operates with 15- to 20-minute headways during the peak hours and approximately 15- to 30-minute headways for the rest of the day, from 5:00 AM to 11:00 PM. It operates on weekdays with 30-minute headways. In the project vicinity, it travels on Grand Avenue, Mission Road, and El Camino Real. The closest bus stop is located near the Chestnut Avenue and Grand Avenue intersection, about 2,000 feet from the project site. Route 37 travels through South San Francisco from the intersection of Grove Avenue and Hillside Boulevard to Alta Loma Middle School. It provides service during school start and dismissal times at Alta Loma Middle School. The service is only provided on school days and operates one morning and one afternoon bus from 7:59 to 8:20 AM and 3:35 to 3:59 PM, respectively. In the project vicinity, it travels on El Camino Real between Arroyo Drive and Orange Avenue. Route 39 travels through South San Francisco from the intersection of Hazelwood Drive and Northwood Drive to Alta Loma Middle School. It provides service during school start and dismissal times at Alta Loma Middle School. The service is only provided on school days and operates one 988 El Camino Real – Transportation Demand Management Plan December 15, 2017 Page | 6 morning and one afternoon bus from 8:16 to 8:32 AM and 3:25 to 3:40 PM, respectively. In the project vicinity, it travels on El Camino Real between Arroyo Drive and Orange Avenue. Route 28 travels between the Serramonte Center in Daly City and South San Francisco High School. Along the route, it connects with regional shopping centers in Daly City and South San Francisco. It operates with 10-minute headways during the AM period and 6-minute headways during the PM period except for Wednesdays. The service is only provided on school days. In the project vicinity, it travels on Westborough Boulevard and then heads south on El Camino Real. The bus stops for Routes 37, 39 and 28 are located near the El Camino Real/1st Street intersection, about 500 feet from the project site, and on West Orange Ave near the West Orange Library, about 1,200 feet from the project site. South City Shuttle The South City shuttle is the City of South San Francisco’s free public shuttle service, which travels around South San Francisco, with trips to local stores, senior center, libraries, city hall and parks. This shuttle provides transit connections with SamTrans and BART. In the vicinity of the project site, the shuttle stops at the bus stop near the El Camino Real and 1st Street intersection. The shuttle operates between 7:30 AM and 6:30 PM on weekdays with 40 to 45-minute headways. This shuttle is wheelchair accessible and can accommodate 2 bikes. The shuttle service is a pilot program of the City of South San Francisco, funded in part by the San Mateo County Transportation Authority. BART Service Bay Area Rapid Transit (BART) operates regional rail service in the Bay Area, connecting between San Francisco International Airport, San Francisco to the north, and cities in the East Bay. The Richmond- Daly City/Millbrae Line on weekdays provides service from 5:00 AM to 9:15 PM with typical headways (frequency of service) of 15 minutes during peak and mid-day hours. The Pittsburg/Bay Point-SFO Airport-Millbrae Line on weekdays provides service between 5:15 AM to 1:30 AM with typical headways of 15 minute during peak and mid-day hours and 20 minutes headway after 8:00 PM. There are bicycle racks and bicycle lockers available at the South San Francisco BART Station. This station has monthly reserved, single day reserved and carpool parking. The South San Francisco BART station is located less than a mile from the project site. The BART station is served by SamTrans Buses 37 and 122 and the South City shuttle. Alternatively, project residents could access the BART station via the Centennial Way trail, which provides a safe and easy pedestrian and bicycle connection to the BART station. Caltrain Caltrain provides commuter rail service between San Francisco and Gilroy. The project is located approximately 2 miles from the South San Francisco Caltrain station, which is located at 590 Dubuque Avenue, on the east side of US-101, immediately north of East Grand Avenue. The South San Francisco Caltrain Station serves local and limited trains. Weekday peak commute headways are between 20 and 60 minutes, with more frequent service for AM northbound and PM southbound trips. Transfers between the Caltrain and BART system can occur at the Millbrae BART station. Residents can access Caltrain via SamTrans bus routes. East of US-101 Area Shuttles Since no SamTrans bus service exists east of US-101 in South San Francisco, project residents who work in the east of US-101 area must rely on supplementary shuttle services. The Commute.org, a public agency representing 17 cities and the County of San Mateo, operates seven shuttles to the east 988 El Camino Real – Transportation Demand Management Plan December 15, 2017 Page | 7 of US-101 area from the Caltrain and BART stations. The following shuttles connect the South San Francisco BART station to the east of US-101 area. Oyster Point BART Shuttle The Oyster Point BART shuttle provides service between the South San Francisco BART station and the Oyster Point area office buildings with seven shuttles leaving from the South San Francisco BART station every 30 minutes in the morning (6:40 AM – 9:40 AM) and eight shuttles arriving at the South San Francisco BART station every 30 minutes in the evening (3:30 PM – 7:00 PM) Monday through Friday. Utah-Grand BART Shuttle The Utah-Grand BART shuttle provides service between the South San Francisco BART Station and the Utah-Grand area office buildings with eight shuttles leaving from the South San Francisco BART station every 30 minutes in the morning (6:10 AM to 9:40 AM) and seven shuttles arriving at the South San Francisco BART station every 30 minutes in the evening (3:30 PM – 6:30 PM) Monday through Friday. Genenbus Genentech provides a comprehensive bus service for its employees (but not available to the general public). Multiple routes serving 57 communities across the Bay Area provide direct access to the Genentech campus. Also, as a “last mile” connection, shuttles opereate between both the South San Francisco BART station and South San Francisco Caltrain station, serving the campus; these buses operate every 30 minutes in the morning period (6:10 AM – 9:40 AM) and the evening period (3:30 PM – 6:35 PM). Existing Bicycle Facilities Bicycle facilities include bike paths, bike lanes, and bike routes. Bike paths (Class I facilities) are pathways, separate from roadways, which are designated for use by bicycles. Often, these pathways also allow pedestrian access. Bike lanes (Class II facilities) are lanes on roadways designated for use by bicycles with special lane markings, pavement legends, and signage. Bike routes (Class III) are existing rights-of-way that accommodate bicycles but are not separate from the existing travel lanes. Routes are typically designated only with signs. Existing bicycle facilities in the project study area are shown on Figure 4. The following bicycle facilities exist in the project study area. Class I Bikeway (Multi-Use Path)  Centennial Way Trail is a bike path that extends from the South San Francisco BART station to the San Bruno BART station. This path connects to Class III bike routes on Chestnut Avenue and W. Orange Avenue in the immediate project vicinity. Class II Bikeways (Bike Lanes)  Westborough Boulevard between I-280 and Camaritas Avenue/West Orange Avenue  Grand Avenue between Chestnut Avenue and Spruce Avenue  Mission Road north of McLellan Drive  Antoinette Lane between Chestnut Avenue and Centennial Way Trail 988 El Camino Real – Transportation Demand Management Plan December 15, 2017 Page | 8 Class III Bikeways (Bike Routes)  Camaritas Avenue -West Orange Avenue south of Arroyo Drive  Commercial Avenue between Chestnut Avenue and Lindon Avenue  Del Monte Avenue between Bryon Drive to Arroyo Drive  El Camino Real through the City of South San Francisco  Mission Road between McLellan Drive and Sequoia Avenue  Westborough Boulevard-Chestnut Avenue between Camaritas Avenue/West Orange Avenue and Hillside Boulevard  Grand Avenue between Mission Road and Chestnut Avenue Existing Pedestrian Facilities Pedestrian facilities in the study area consist of sidewalks that are ADA (American with Disabilities Act) compatible along most of the surrounding streets. Crosswalks with pedestrian signal heads are located at all of the signalized intersections in the study area. There are a few gaps within the sidewalk network in the project area. Most prominent is the lack of a sidewalk on the west side of El Camino Real from BART Road to just north of Arroyo Drive. Overall, the existing pedestrian facilities provide adequate connectivity between the site and all of the surrounding land uses in the area. 988 El Camino Real - Transportaton Demand Management Plan Figure 3 Existing Transit Service LEGEND = City of South San Frencisco = Site Location = SamTrans School-day Only Routes = SamTrans Routes Connecting to BART and Caltrain Stations = SamTrans Routes Connecting to BART = South City Shuttle = BART E l C a m i n o R e a l Mi s s i o n R d Arroy o D r Ch e s t n u t A v e Holl y A v e Grand A v e M i l l e r A v e Ca m a rita s A v e W O r a n g e A v e We s t b o r o u g h B l v d Alt a L o m a D r Del M o n t e A v e Eve r g r e e n D r Fair w ay D r Mc L e l l a n D r Comm ercial Av e Oak A v e Law n d a l e B l v d An t o i n e tte L n First S t Miss i o n R d 122 122 37 39 35 37 37 37 28 39 122 122 131 131 131 131 ECR ECR South San Francisco BART Station 988 El Camino Real - TransportaƟon Demand Management Plan Figure 4 Existing Bicycle Network E l C a m i n o R e a l Mi s s i o n R d Arroy o D r Ch e s t n u t A v e Holl y A v e Grand A v e M i l l e r A v e Ca m a rita s A v e W O r a n g e A v e Westbor ough Blvd Alt a L o m a D r Del M o n t e A v e Eve r g r e e n D r Fai r w a y Dr Mc L e l l a n D r Comm ercial Av e Oak A v e Law n d a l e B l v d A n t o i n e t t e L n First S t Miss i o n R d Cent e n n i a l W a y T r a i l C e n t e n n i a l W a y T r a i l = City of South San Francisco = Site Location LEGEND = Class II Bike Lanes = Class III Bike Routes = Class I Bike Paths South San Francisco BART Station 988 El Camino Real – Transportation Demand Management Plan December 15, 2017 Page | 11 3. Proposed TDM Measures The TDM measures to be implemented for the 988 El Camino Real mixed-use project include design features, programs, and services that promote sustainable modes of transportation and reduce the roadway and parking demand that would be generated by the project. The El Camino Real/Chestnut Avenue Area Plan discusses the City’s Municipal Code requirement for new development to implement a transportation demand management (TDM) program to reduce the number of vehicle trips by increasing access to and use of alternative modes of transportation, including transit, bicycling, and walking. The Municipal Code requires a TDM Program for all nonresidential development expected to generate 100 or more average daily trips or projects seeking density and floor area ratio (FAR) bonus. The City’s Municipal Code does not apply to residential projects. Nevertheless, the proposed project seeks increased density and bonus FAR as provided for under the El Camino Real/Chestnut Avenue Area Plan and Zoning Ordinance. One way to achieve these incentives is by including a TDM Plan as part of the project. Accordingly, the project is proposing this TDM Plan with the goal to reduce peak hour trips from the development by 28% from ITE levels, consistent with the El Camino Real/Chestnut Avenue Area Plan Transportation Impact Analysis. Table 1 presents a summary of the measures proposed in this plan, along with an indication of who will have primary responsibility for implementing each measure. All Phase 1 measures will be implemented upon occupancy of the building. Phase 2 measures will be implemented if the project does not meet its 28% peak hour trip reduction goal. Both apartment residents and employees of the commercial uses would be able to utilize the majority of the TDM measures listed. The project site is well suited to have a successful TDM Plan based on its location near other retail and commercial development and its access to bicycle, pedestrian, and transit facilities. Post occupancy, it is recommended that the development submit an annual TDM Performance Report to the City that identifies the TDM measures implemented during the year and the trip reduction, compared to standard ITE rates (see Table 2). TDM Administration and Promotion Designated Transportation Coordinator Experience with other TDM programs indicates that having a Transportation Coordinator who focuses on transportation issues and who is responsible for implementing and managing the TDM program is key to its success. The building owner or management will need to appoint an individual as the Transportation Coordinator or TDM contact person, and that person’s name and contact information will be provided to the City. 988 El Camino Real – Transportation Demand Management Plan December 15, 2017 Page | 12 Table 1 Proposed TDM Measures for 988 El Camino Real Implementation TDM MeasurePhaseResponsibility Bicycle and Pedestrian Facilities Bike Parking 1Building Developer Bike Repair Hub1Trans.Coordinator Resources (maps & info)1Trans.Coordinator Carpool and Vanpool Programs On-site Ridematching Assistance1Trans. Coordinator 511 Ridematching Assistance1Available to public Carpool/Vanpool Incentives for New Users1Available to public Carpool/Vanpool Program to Caltrain and BART stations2Building Developer Transit Elements Phase 1 $100 welcome transit pass1Trans.Coordinator $35 per month, 3 months introductory Carpool/Bikeshare subsidy1Trans.Coordinator Phase 2 Ongoing transit pass subsidy2Trans.Coordinator Ongoing Carpool/Bikeshare subsidy2Trans.Coordinator Emergency Ride Home Program Reimburse Cost of emergency taxi rides for commercial employees1Tenant Online Info Center "Online Kiosk": website with info1 Building Developer 1 Info Packets for New Residents and New Employees1Trans.Coordinator Program Marketing, Administration, Monitoring and Reporting Transportation Coordinator1 Building Developer 1 Event promotions & publications1Trans. Coordinator Annual count of vehicles entering and leaving site1Independent party Annual Employee /Resident Survey 1Trans. Coordinator Annual reporting to City1Trans. Coordinator Carshare Programs Zipcar or similar car-share vehicle available in garage1Building Developer/Business Operator Internet and Telecommuting Fiber optic wiring to facilitate telecommuting1Building Developer On-Site Amenities Residential fitness center1Building Developer Cyber Lounge 1Building Developer Electric Vehicle Charging Stations1Building Developer Notes: 1.The building developer will have initial responsibility for creating an online kiosk and appointing the Transportation Coordinator. After the building is occupied, the Transportation Coordinator will have ongoing responsibility for the online kiosk and various program elements. 988 El Camino Real – Transportation Demand Management Plan December 15, 2017 Page | 13 The Transportation Coordinator’s responsibilities will include organizing and implementing the promotional programs, updating information on the online information board/kiosk, providing trip planning assistance and/or ride-matching assistance to residents and employees who are considering an alternative mode for their commute and managing the annual driveway counts. The Transportation Coordinator should maintain up-to-date transit schedules and route maps for SamTrans, BART, Caltrain and community shuttles and be knowledgeable enough to answer resident’s TDM program- related questions. Promotional Programs The Transportation Coordinator will need to undertake additional marketing activities to encourage residents and employees to try an alternative mode to get to work. Although some marketing, such as the online kiosk and distributing information welcome packets to new residents and new employees will be conducted immediately, additional promotional activities might include email blasts of flyers, brochures or other materials on commute alternatives, ridesharing incentive programs, and transit benefits. SamTrans.com and 511.org can help provide some useful marketing materials. Bicycle and Pedestrian Facilities The site has quality access to bicycle and pedestrian routes through South San Francisco, connecting the project to major destinations and transit stations. The presence of other commercial uses in the vicinity of the project site will encourage residents to walk to the retail, entertainment, and commercial areas nearby. It is expected that bicycle and pedestrian facilities that are included as part of the project will be successful in reducing vehicle trips. Bicycle Parking Providing secure bicycle parking encourages bicycle commuting and reduces daily vehicle trips. Based on the site plan dated December 1, 2017, with a total of 259 parking spaces provided on site, the proposed project would require 26 short-term bicycle parking spaces and 43 long term parking spaces (1/4 of 172 dwelling units). The site plan shows that long-term bicycle parking would be accommodated within two bike rooms on the ground level with 65 horizontal spaces and 25 vertical spaces for maximum space efficiency and to accommodate different styles of bikes. The total number of long term bicycle parking that would be provided on site exceeds the code by 47 spaces. The total number of short term bicycle spaces required by the code is 26 spaces (10% of 259 on-site vehicular spaces). The site plan shows a total of 32 short term bicycle spaces. 18 short term bicycle parking spacing would be provided in front of the fitness center fronting El Camino Real, 2 short term bicycle parking spaces will be provided outside the pedestrian tunnel on El Camino Real and 12 short term bicycle parking spaces would be provided adjacent to the pedestrian/bicycle pathway that connects to the Centennial Trail. Adequate short-term bicycle parking would be provided on site. This short term bicycle parking is available for guests and visitors to the project and Centennial Trail, and is accessible to the public, and can also accommodate dockless Bike Share Program bikes. Bicycle Resources 988 El Camino Real – Transportation Demand Management Plan December 15, 2017 Page | 14 As part of the information available in the “online kiosk” discussed in more detail below, resources useful to cyclists will be included. For example, the local bikeways map will be posted for easy reference. A map showing the safe routes to the public elementary school, middle school, and high school that would serve the site’s families would also be posted. The following resources are available to bicycle commuters through 511.org. These resources will be noted on the project’s online information center to make tenants aware of them.  Free Bike Buddy matching  Bicycle maps  Bicycle safety tips  Information about taking bikes on public transit  Location and use of bike parking at transit stations  Information on Bike to Work Day  Tips on selecting a bike and commute gear  Links to bicycle organizations Bicycle Repair Stands In Bike Storage Rooms The project is proposing to provide bike repair stands/kiosks in the bicycle storage room in the parking garage. The bicycle repair stands will include all the tools necessary to perform basic bike repairs and maintenance, from changing a flat tire to adjusting brakes and derailleurs. Through the provision of these repair stands, residents are encouraged to use their bicycles as an alternative mode of transportation with the knowledge that the supplies needed to repair any maintenance issues are available should they need them. Repair stations also provide a singular point where bicyclists can share information on routes, commuting, and maintenance practices to help generate a stronger community that is more engaged in bicycling as a mode of transportation. Dockless Bike Sharing and Bike Sharing Station The City of South San Francisco currently has a pilot program with dockless bikeshare programs: Lime Bike and Spin Bike. Dockless Bikesharing Programs allow the user to bike to any destination and leave the bike upon arrival. The 32-short term bicycle parking spaces can accommodate this program as noted above. The project will provide a $35/month introductory subsidy for 3 months to each resident upon move-in to be used for dockless bikeshare programs or carpool programs during peak hours. This will be provided for the first 3 years of occupancy. In addition, the Bay Area Bikeshare program is a network of unique commuter-style bikes that can be checked out from and returned to self-service bike share stations for short trips. The idea behind bike sharing is to make bikes available to transit and carshare users for the short journey between a transit station and their destination. The building developer is interested in providing a bike share station on site in partnership with the bike share program that may be offered at other locations in South San Francisco in the future. Phase 2 Measure If the project does not achieve a 28% trip reduction during the peak hours, as a Phase 2 TDM measure, the developer may increase the monthly subsidy until the desired trip-reduction goal is achieved. 988 El Camino Real – Transportation Demand Management Plan December 15, 2017 Page | 15 Pedestrian Facility Improvements The site is currently well-served by pedestrian amenities including sidewalks and crosswalks with pedestrian signal heads. Improvements to these existing facilities, including the widening of sidewalks and the addition of planting strips along the project frontage to provide buffer between vehicles and pedestrians by the development will encourage individuals to walk to nearby destinations. The proposed development will include a direct pedestrian connection to the Centennial Way Trail. The public sidewalks and trails will allow comfortable bicycle and pedestrian access from the surrounding neighborhoods and the project’s proposed retail area and the outdoor fitness park along the eastern boundary of the project site. The proposed public pedestrian and bicycle ways are shown on Figure 4. The project is also proposing a new crosswalk and associated pedestrian improvements across Chestnut Avenue at Centennial Way Trail and Antoinette Lane. This will provide direct pedestrian access to the City’s future Community Civic Campus and Centennial Way Trail. Carpool and Vanpool Programs On-Site Ride Matching Assistance The project will provide a community web portal that will facilitate on-site resident carpooling. The web portal will match residents who live in the building who may be able to carpool or vanpool together. Some residents who may be reluctant to reach out to find carpool partners via the 511 RideMatch service may be more likely to find a carpool buddy within the project. The community web portal will be administered by the Transportation Coordinator. Similarly, all employees at the retail space will also receive information on the online web portal in their New Employee packet. 511 Ride Matching Assistance The 511 RideMatch service provides an interactive, on-demand system that helps commuters find carpools, vanpools or bicycle partners. This program will be promoted through the online information center and in New Resident and New Employee Information packets. This free car and vanpool ride-matching service helps commuters find others with similar routes and travel patterns with whom they may share a ride. Registered users are provided with a list of other commuters near their employment or residential Zip code along with the closest cross street, email, phone number, and hours they are available to commute to and from work. Participants are then able to select and contact others with whom they wish to commute. The service also provides a list of existing carpools and vanpools in their residential area that may have vacancies. Ride-matching assistance is also available through a number of peer-to-peer matching programs, such as Zimride and TwoGo, which utilize social networks to match commuters. Carpool/Vanpool Incentives for New Users The 511 Regional Rideshare Program offers a number of incentive programs to encourage people to try carpooling and vanpooling. Most of these programs are designed to reward someone for forming or trying a carpool or vanpool, and provide an award or subsidy after the first three or six months of use. 988 El Camino Real – Transportation Demand Management Plan December 15, 2017 Page | 16  Vanpool Formation Incentive: The 511 Regional Rideshare Program provides up to $500 in gas cards to new vanpools that meet certain eligibility requirements and complete three to six consecutive months of operation. The gas cards are awarded on a first-come, first-served basis, until funds are exhausted.  Vanpool Seat Subsidy: The 511 Regional Rideshare Program also offers a vanpool seat subsidy in the form of gas cards. The seat subsidy will provide $100 per month, with a limit of three months per van during the program year, to help cover the fare of a lost participant. The gas cards will be offered to eligible vans on a first-come, first-served basis until the funds are exhausted.  Discounted Tolls: The 511 Regional Rideshare Program offers free toll passage on seven of the Bay Area’s bridges for vanpools with 11-15 people who register with 511. Additionally, the program also offers toll discounts to carpools with three or more people (two people in a two- seat vehicle) on eight of the Bay Area’s bridges during peak commute hours. The discounts vary per bridge, but typically are half of the standard toll price. For example, the San Mateo – Hayward Bridge has a standard toll of $5, but for a carpool of three people (two people in a two- seat vehicle) the toll is only $2.50 Monday through Friday between 5-10 AM and 3-7 PM. Ridematching with Scoop Scoop is a carpool matching application that helps commuters to connect with carpoolers who share a similar commute in trip planning. Scoop’s algorithm matches commuters based on route, predicted traffic, and past feedback. AM and PM trips can be scheduled separately. Morning trips should be scheduled by 9 p.m. the night before and afternoon and evening trips should be scheduled by 3.30 PM the day of the trip. Trips can be scheduled up to a week in advance. Scoop lets commuters know their carpool details well in advance so there’s zero stress. Scoop is providing guaranteed rides back home in the evening for the commuters who commuted using the scoop app in the morning and are not able to find a ridematch in the evening. The project will provide each resident with a $35 subsidy per month for 3 months that they can use to ride scoop or similar carpool program during peak commute hours. This subsidy can also be used for dockless bikeshare programs as previously discussed. This will be provided for the first 3 years of building occupancy. Phase 2 Measure If the project does not achieve a 28% trip reduction during peak hours, as a Phase 2 TDM measure, the developer may offer an on-site carpool/vanpool program during weekday AM and PM commute hours that would transfer residents to/from the project site to the South San Francisco BART and Caltrain stations. 988 El Camino Real – Transportation Demand Management Plan December 15, 2017 Page | 17 Transit Elements Subsidized Transit Passes The developer will provide $100 welcome transit pass to all new residents for the first three years following building occupancy. This will encourage residents to explore transit options in the project vicinity and motivate residents to use transit for commuting to work. The Transportation Coordinator would be responsible for administering the program. Each resident will be given a clipper card that can be used on various transit systems like BART, Caltrans and SamTrans. Clipper is the all-in-one transit card for the Bay Area and can be used on all Bay Area transit systems, including Muni. The Clipper card can also be used as an access key to Bikeshare by linking the card to Ford GoBike account. For commercial employees, the property manager will require future tenants, as part of the lease agreement, to subsidize transit fare for their employees. Because of the modest size of the proposed commercial space, it may be more cost effective for the tenants to reimburse their employees’ transit expenses rather than participate in the SamTrans Way2Go program. Phase 2 Measure If the project does not achieve a 28% trip reduction during the peak hours, as a Phase 2 TDM measure, the developer may increase the monthly subsidy until the desired trip-reduction goal is achieved. Alternatively, discount transit passes could be offered through the SamTrans Way2Go program, which allows companies and residential complexes to purchase annual unlimited-ride passes for all eligible employees or residents. Emergency Ride Home Program For commercial employees, the property manager will require future tenants, as part of the lease agreement, to offer an Emergency Ride Home program. An Emergency Ride Home program will guarantee that employees need not worry about being stranded at work without a car in the event of illness, family emergency or unexpected overtime if they use transit, carpool or vanpool. The emergency ride home program will offer free rideshare service from work to home. By reassuring commuters who do not drive alone that they can have timely and paid transportation in the event of an emergency, this program removes one of the largest concerns expressed by most employees about using alternative modes of transportation. Future employees of the retail uses may choose to get reimbursed from the building developer for taxi, Scoop, Uber, or Lyft rides home in the event of an emergency. For a project of this size, there is no need to set up a separate contract with taxi or ride-sharing providers or add administrative burdens to the program. An employee would, however, need to provide an explanation of the emergency, and a limit on the number of rides that will be provided per employee per year is reasonable. 988 El Camino Real – Transportation Demand Management Plan December 15, 2017 Page | 18 Marketing Program for Alternative Travel Modes “Online Kiosk”: An Online Information Center Most TDM plans have traditionally included a requirement for a kiosk or bulletin board to be created for posting information related to alternative travel modes. Experience often shows, however, that few residents or employees look at these kiosks after an initial period of interest. This TDM Plan proposes to establish an “online kiosk” with similar information that a resident or retail employee could access from their home, their workplace, or anywhere else. A key element of this TDM plan is to set up an attractive, up-to-date “online kiosk” with all of the site- specific information about the transportation resources available to residents. The website will include information about all the measures, services, and facilities discussed in this plan, including:  A summary of SamTrans buses, South City Shuttle, BART and Caltrain services and links to further information about their routes and schedules.  A summary of the “welcome” trial transit passes offered to all residents and retail employees.  A local bikeways map, information about the bike lockers/secure bike storage areas on site and those nearby, and information about the Bikeshare program.  Information about ridematching services (e.g., 511.org, Zimride, Scoop and TwoGo) and the incentive programs available to carpools and vanpools.  Information related to a carshare program, including benefits and nearby locations.  A link to the many other resources available in the Bay Area, such as Dadnab, the 511 Carpool Calculator, the 511 Transit Trip Planner, real-time traffic conditions, etc. The building developer will have responsibility for contracting with someone to initially create the website so that it is up and running as soon as residents move in. More specific information can be added later to reflect any programs specific to certain groups of residents. The Transportation Coordinator will be responsible for adding new information to the website (or providing it to the website designer) and including the web address for the online kiosk so that the “online kiosk” remains current and informative. Information Packet for Residents and Employees In addition to the online information center, the Transportation Coordinator will provide “hard copy” information packets to all residents when they first move into the building and to all employees of the commercial uses when they are first hired. Because all information will be available online, this packet need not be a comprehensive stack of paper about all services available, which residents tend to disregard anyway. Instead, the New Resident Packet and New Employee Packet will provide a quick easy-to-read announcement of the most important features of the TDM program for residents/employees to know about immediately. In addition, the packets will include a message to residents that their building manager and/or owner values alternative modes of transportation and takes their commitment to supporting alternative transportation options seriously. 988 El Camino Real – Transportation Demand Management Plan December 15, 2017 Page | 19 Carshare Programs One of the major impediments to using transit, bicycling, carpooling, or vanpooling to get to work is residents’ and employees’ need to use a car occasionally for personal or business purposes. Car sharing programs provide individuals with access to a vehicle when they need it at any time of day, so they do not need to drive or own a car of their own. The developer will make provisions for up to 2 spaces in the resident parking garage for carsharing. However, the success of this program would depend on the interest of the carsharing service providers. Building Features to Facilitate Telecommuting In an effort to decrease the number of trips residents have to make to and from work each week, the developer proposes to install fiber optic wiring throughout the residential development to provide residents access to high speed internet service, allowing them to work from home. This TDM measure is meant to encourage telecommuting, whereby residents of the development who typically report to a central office location, will be able to work at home one or more days per week. This TDM measure will not be available to employees of the commercial uses on the site. On-site Amenities On-site amenities can be beneficial in reducing vehicle trips by offering activities and common retail needs on site. The project will provide a fitness center and Wi-Fi lounge on the first floor that will be open to all residents. Having a free fitness center on site will encourage residents to use the available facilities rather than travel to a fitness center elsewhere. Fitness centers can often encourage alternative modes of transportation by educating users of the additional benefits that can be obtained by using active modes of transportation for other trips. In addition, the retail space located on the ground floor will provide opportunities for residents to meet some of their needs without traveling off-site. Including retail space will encourage residents to use the on-site facilities rather than travelling elsewhere for the same needs. The project site is also surrounded by retail uses. This will provide more opportunities to meet the necessities of residents without having to travel far from the project site, and possibly without using a car. Electric vehicle charging stations will also be included in the on-site amenities. The charging stations will have two designated spaces in the residential parking area, with an additional seven spaces pre- fitted for installation if necessary. Electric charging stations within multifamily developments allow residents to charge their cars while asleep. The availability of electric charging station near their home also enables residents to become prospective electric vehicle buyers. Program Monitoring and Reporting Applicants shall submit a final TDM Plan to the City, and shall be responsible for ensuring that the trip reduction measures are successfully implemented and remain in substantial compliance with the El Camino Real and Chestnut Avenue Area Plan. The trip reduction measures included in this TDM Plan will be incorporated into the project. It is anticipated that, after the project is constructed, an individual from the owner or property management team within the project will be designated as the Transportation Coordinator and assume responsibility for the ongoing TDM measures. When any ownership, management, or contact 988 El Camino Real – Transportation Demand Management Plan December 15, 2017 Page | 20 information changes, the City will be notified of the name, phone number, and email address of the designated Transportation Coordinator. Monitoring Monitoring will help ensure that the implemented TDM measures are effective in reducing peak trips by 28% from ITE rates. In order to monitor progress towards this goal, vehicle counts will be conducted in order to compare the actual peak hour vehicle trips to the number of peak hour trips estimated based on the Institute of Transportation Engineers’ rates for these land uses (see Table 2). Consistent with common traffic engineering data collection principles, trip generation will be monitored by means of driveway counts at the project’s garage access points. The counts will be conducted one day per year on a typical weekday (Tuesday, Wednesday, or Thursday) during the fall when schools are in session. The project trips during the AM and PM peak hours of commute traffic will be extracted from the daily driveway count. An annual survey would be administered to all residents and employees of the businesses that occupy the commercial space of the project. The survey would provide information on what modes residents and employees are using to travel to work, and what TDM programs they have found most useful. Table 2 TDM Trip Reduction Goal for 988 El Camino Real The site TDM Coordinator will work with an independent consultant to obtain traffic count data and to document the results in a TDM monitoring report. The annual monitoring report will be submitted to the City by the TDM Coordinator. The data will be reviewed by the City to assess whether the goal of 28% peak hour trip reduction is being fulfilled. This will be assessed by comparing the driveway counts to the trip reduction target of 28% reduction from the ITE rates. If a 28% reduction in trips has not been achieved, the building manager will need to implement Phase 2 TDM measures along with an implementation schedule. The annual report to the City should also include a brief summary of the TDM measures that were in place during the preceding year, with an explanation of any changes or new programs. Program monitoring and reporting will be conducted for the first 3 years after full building occupancy and afterwards by request of the Community Development Director. Land UseUnitRateInOutTotalRateInOutTotal Proposed Uses Multi-Family Housing1 172DU0.511871890.627339112 Retail 2 10,360s.f.0.9664103.71182038 Primary Project Trips2475999159150 28% TDM Reduction 3 (7)(21)(28)(26)(17)(43) TDM Goal: Net Project Trips1754716542107 Notes: 1. Based on Fitted Curved Equation for Apartments (220) land use, Institute of Transportation Engineers, Trip Generation, 9th Edition. 2. Based on average trip generation rates for Shopping Center (820) land use, Institute of Transportation Engineers, Trip Gener ation, 9th Edition. AM Peak HourPM Peak Hour Size 3. The ECR/C Supplementary Environmental Impact Report (SEIR) Traffic Impact Analysis calculated a 28% trip reduction rate for the plan area due to proximity to transit and the incorporation of Travel Demand Management (TDM) plans by development projects in the specific plan. NE W H O M E R A T I N G S Y S T E M , V E R S I O N 7 . 0 Points Targeted Community Energy IAQ/Health Resources WaterResponsible PartyBlueprint Page No. CA L G r e e n Ye s CA L G r e e n R e s ( R E Q U I R E D ) 4 1 1 1 1 A. S I T E A2 . J o b S i t e C o n s t r u c t i o n W a s t e D i v e r s i o n Ye s A 2 . 1 7 5 % C & D W a s t e D i v e r s i o n ( I n c l u d i n g A l t e r n a t i v e D a i l y C o v e r ) 2 2 Ye s A 2 . 2 6 5 % C & D W a s t e D i v e r s i o n ( E x c l u d i n g A l t e r n a t i v e D a i l y C o v e r ) 2 2 A6 . S t o r m w a t e r C o n t r o l : P r e s c r i p t i v e P a t h Ye s A 6 . 2 F i l t r a t i o n a n d / o r B i o - R e t e n t i o n F e a t u r e s 1 1 Ye s A 6 . 3 N o n - L e a c h i n g R o o f i n g M a t e r i a l s 1 1 B. F O U N D A T I O N Ye s B3 . F o u n d a t i o n D r a i n a g e S y s t e m 2 2 B5 . S t r u c t u r a l P e s t C o n t r o l s Ye s B 5 . 2 P l a n t T r u n k s , B a s e s , o r S t e m s a t L e a s t 3 6 I n c h e s f r o m t h e F o u n d a t i o n 1 1 C. L A N D S C A P E 20 . 6 2 % En t e r t h e l a n d s c a p e a r e a p e r c e n t a g e Ye s C2 . T h r e e I n c h e s o f M u l c h i n P l a n t i n g B e d s 1 1 C3 . R e s o u r c e E f f i c i e n t L a n d s c a p e s Ye s C 3 . 1 N o I n v a s i v e S p e c i e s L i s t e d b y C a l - I P C 1 1 C4 . M i n i m a l T u r f i n L a n d s c a p e Ye s C 4 . 1 N o T u r f o n S l o p e s E x c e e d i n g 1 0 % a n d N o O v e r h e a d S p r i n kl e r s I n s t a l l e d i n A r e a s L e s s T h a n E i g h t F e e t W i d e 2 2 ≤1 0 % C 4 . 2 T u r f o n a S m a l l P e r c e n t a g e o f L a n d s c a p e d A r e a 2 2 Ye s C6 . H i g h - E f f i c i e n c y I r r i g a t i o n S y s t e m 2 2 Ye s C7 . O n e I n c h o f C o m p o s t i n t h e T o p S i x t o T w e l v e I n c h e s o f S o i l 2 2 Ye s C1 0 . S u b m e t e r o r D e d i c a t e d M e t e r f o r L a n d s c a p e I r r i g a t i o n 2 2 D1 . O p t i m a l V a l u e E n g i n e e r i n g Ye s D 1 . 2 N o n - L o a d B e a r i n g D o o r a n d W i n d o w H e a d e r s S i z e d f o r L o ad 1 1 D1 0 . S t r u c t u r a l P e s t a n d R o t C o n t r o l s Ye s D 1 0 . 1 A l l W o o d L o c a t e d A t L e a s t 1 2 I n c h e s A b o v e t h e S o i l 1 1 E. E X T E R I O R Ye s E2 . F l a s h i n g I n s t a l l a t i o n T h i r d - P a r t y V e r i f i e d 2 2 Ye s E4 . D u r a b l e a n d N o n - C o m b u s t i b l e C l a d d i n g M a t e r i a l s 1 1 E5 . D u r a b l e R o o f i n g M a t e r i a l s Ye s E 5 . 1 D u r a b l e a n d F i r e R e s i s t a n t R o o f i n g M a t e r i a l s o r A s s e m bl y 1 1 Ye s E 5 . 2 R o o f i n g W a r r a n t y f o r S h i n g l e R o o f i n g Y R R R R R G. P L U M B I N G G1 . E f f i c i e n t D i s t r i b u t i o n o f D o m e s t i c H o t W a t e r Ye s G 1 . 1 I n s u l a t e d H o t W a t e r P i p e s 1 1 G2 . I n s t a l l W a t e r - E f f i c i e n t F i x t u r e s Ye s G 2 . 1 W a t e r S e n s e S h o w e r h e a d s 1 . 8 g p m w i t h M a t c h i n g C o m p e n s a ti o n V a l v e 2 2 Ye s G 2 . 4 U r i n a l s w i t h F l u s h R a t e o f ≤ 0 . 1 G a l l o n s / F l u s h 1 1 Ye s G6 . S u b m e t e r W a t e r f o r T e n a n t s 2 2 D. S T R U C T U R A L F R A M E A N D B U I L D I N G E N V E L O P E Bl u e p r i n t S c o r e s h e e t 98 8 E l C a m i n o R e a l Kr a n t z C o n s u l t a n t s r v ' d 1 7 0 1 0 0 3 Po s s i b l e P o i n t s H. H E A T I N G , V E N T I L A T I O N , A N D A I R C O N D I T I O N I N G Ye s H4 . E N E R G Y S T A R ® B a t h r o o m F a n s P e r H V I S t a n d a r d s w i t h A i r F l o w Ve r i f i e d 1 1 H6 . W h o l e H o u s e M e c h a n i c a l V e n t i l a t i o n P r a c t i c e s t o I m p r o v e I n d oo r A i r Q u a l i t y Ye s H 6 . 1 M e e t A S H R A E S t a n d a r d 6 2 . 2 - 2 0 1 0 V e n t i l a t i o n R e s i d e n t i a l S t a n d a r d s Y R R R R R I. R E N E W A B L E E N E R G Y Ye s I2 . P r e p a r a t i o n f o r F u t u r e P h o t o v o l t a i c I n s t a l l a t i o n 1 1 J5 . B u i l d i n g P e r f o r m a n c e E x c e e d s T i t l e 2 4 P a r t 6 Op t i o n 1 : C o m p l i a n c e O v e r Ti t l e 2 4 J 5 . 1 H o m e O u t p e r f o r m s T i t l e 2 4 0 30 + K. F I N I S H E S Ye s K3 . L o w - V O C C a u l k s a n d A d h e s i v e s 1 1 L. F L O O R I N G ≥7 5 % L2 . L o w - E m i t t i n g F l o o r i n g M e e t s C D P H 2 0 1 0 S t a n d a r d M e t h o d — R e s i d en t i a l 3 3 Ye s M1 . E N E R G Y S T A R ® D i s h w a s h e r 1 1 <2 5 c u b i c f e e t M3 . S i z e - E f f i c i e n t E N E R G Y S T A R R e f r i g e r a t o r 1 2 M5 . L i g h t i n g E f f i c i e n c y Ye s M 5 . 1 H i g h - E f f i c a c y L i g h t i n g 2 2 Ye s M 5 . 2 L i g h t i n g S y s t e m D e s i g n e d t o I E S N A F o o t c a n d l e S t a n d a r d s o r D e s i g n e d b y L i g h t i n g C o n s u l t a n t 22 Ti e r 1 M6 . E l e c t r i c V e h i c l e C h a r g i n g S t a t i o n s a n d I n f r a s t r u c t u r e Ye s M8 . G e a r l e s s E l e v a t o r N. C O M M U N I T Y N1 . S m a r t D e v e l o p m e n t Ye s N 1 . 1 I n f i l l S i t e 2 1 1 >3 5 N 1 . 3 C o n s e r v e R e s o u r c e s b y I n c r e a s i n g D e n s i t y 4 2 2 N 1 . 5 H o m e S i z e E f f i c i e n c y 9 9 76 2 E n t e r t h e a r e a o f t h e h o m e , i n s q u a r e f e e t 2 E n t e r t h e n u m b e r o f b e d r o o m s N2 . H o m e ( s ) / D e v e l o p m e n t L o c a t e d N e a r T r a n s i t Ye s N2 . 2 . W i t h i n 1 / 2 m i l e o f a M a j o r T r a n s i t S t o p 2 2 N3 . P e d e s t r i a n a n d B i c y c l e A c c e s s N 3 . 1 P e d e s t r i a n A c c e s s t o S e r v i c e s W i t h i n 1 / 2 M i l e o f C o m m un i t y S e r v i c e s 2 2 10 E n t e r t h e n u m b e r o f T i e r 1 s e r v i c e s 4 E n t e r t h e n u m b e r o f T i e r 2 s e r v i c e s Ye s N 3 . 2 C o n n e c t i o n t o P e d e s t r i a n P a t h w a y s 1 1 Ye s N 3 . 5 B i c y c l e S t o r a g e f o r R e s i d e n t s 1 1 Ye s N 3 . 6 B i c y c l e S t o r a g e f o r N o n - R e s i d e n t s 1 1 1. 5 s p a c e s p e r u n i t N 3 . 7 R e d u c e d P a r k i n g C a p a c i t y 1 2 N4 . O u t d o o r G a t h e r i n g P l a c e s Ye s N 4 . 1 P u b l i c o r S e m i - P u b l i c O u t d o o r G a t h e r i n g P l a c e s f o r R e si d e n t s 1 1 Ye s N 4 . 2 P u b l i c O u t d o o r G a t h e r i n g P l a c e s w i t h D i r e c t A c c e s s t o T i e r 1 C o m m u n i t y S e r v i c e s 11 N5 . S o c i a l I n t e r a c t i o n Ye s N 5 . 1 R e s i d e n c e E n t r i e s w i t h V i e w s t o C a l l e r s 1 1 Ye s N 5 . 2 E n t r a n c e s V i s i b l e f r o m S t r e e t a n d / o r O t h e r F r o n t D o o r s 1 1 Ye s N 5 . 3 P o r c h e s O r i e n t e d t o S t r e e t a n d P u b l i c S p a c e 1 1 N6 . P a s s i v e S o l a r D e s i g n Ye s N 6 . 2 C o o l i n g L o a d 2 2 N7 . A d a p t a b l e B u i l d i n g Ye s N 7 . 2 F u l l - F u n c t i o n I n d e p e n d e n t R e n t a l U n i t 0 1 Ye s N9 . 2 C o m m u n i t y L o c a t i o n 2 1 1 O. O T H E R Ye s O1 . 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