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HomeMy WebLinkAboutReso 155-2022 (22-723)180 El Camino Real Conditions of Approval Page 1 DRAFT CONDITIONS OF APPROVAL P21-0126: UP21-0013, DR21-0045, TDM21-0012, & PM21-0003 180 EL CAMINO REAL RESIDENTIAL/R&D PROJECT (As recommended by Planning Commission on August 18, 2022) The term “applicant”, “developer”, “project owner” or “project sponsor” used hereinafter shall have the same meaning- the applicant for the 180 El Camino Real project or the property/project owner if different from applicant. A. Planning Division requirements shall be as follows: General 1. The applicant shall comply with the Planning Divisions standard Conditions and Limitations for Commercial, Industrial, Mixed-Use and Multi-Family Residential Projects. 2. The project shall be constructed and operated substantially as indicated on the plan set prepared by Skidmore Owings & Merrill, LLP (SOM), dated August 10, 2022 and approved by Planning Commission in association with P21-0126 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 Planning Co mmission approved plans, as amended by the conditions of approval, including the plans prepared by SOM, dated August 10, 2022. 4. Prior to issuance of building permits, the applicant shall execute and record an Affordable Housing Agreement consistent with SSF MC Chapter 20.380, Inclusionary Housing Regulations. 5. 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. 6. 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. 7. Prior to issuance of any building or construction permits, the applicant shall request an Underground Service Alert due to proximity of the San Francisco Public Utility Commission’s San Andreas Pipeline No. 1 located under El Camino Real adjacent to the subject property. 8. 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. 9. 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. 10. Hours of Operation. The life science uses within R&D Buildings 1-3 are permitted to be open twenty-four (24) hours per day. All other non-residential uses on the site are permitted to be open 6:00 A.M. to 12:00 A.M. 180 El Camino Real Conditions of Approval Page 2 Construction 11. 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. 12. The applicant is responsible for providing site signage during construction, w hich contains contact information for questions regarding the construction. 13. During construction, the applicant shall provide parking for construction workers within the project parking structure when the Chief Building Official and Fire Marshal provide wri tten approval. Design Review / Site Planning 14. 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 or designee. 15. Prior to issuance of any building or construction permits for landscaping improvements, the applicant shall submit final landscaping and irrigation plan s for review and approval by the City’s Chief Planner. The plans shall include documentation of compliance with SSFMC Section 20.300.007, Landscaping. 16. Prior to issuance of certificate of occupancy, the applicant shall submit final landscaping and irrigation plans demonstrating compliance with the State’s Model Water Efficiency Landscaping Ordinance (MWELO), if applicable. a. Projects with a new aggregate landscape of 501 – 2,499 sq. ft. may comply with the prescriptive measures contained in Appendix D of the MWELO. b. Projects with a new aggregate landscape of 2,500 sq. ft. or greater must comply with the performance measures required by the MWELO. c. For all projects subject to the provisions of the MWELO, the applicant shall submit a Certificate of Completion to the City, upon completion of the installation of the landscaping and irrigation system 17. Prior to issuance of any building or construction permits, the applicant shall submit interim and final phasing plans and minor modifications to interim and fin al phasing plans for review and approval by the Chief Planner, City Engineer and Chief Building Official. 18. The applicant shall contact the South San Francisco Scavenger Company to properly size any required trash enclosures and work with staff to locate and design the trash enclosure in accordance with the SSFMC Section 20.300.014, Trash and Refuse Collection Areas. Applicant shall submit an approval letter from South San Francisco Scavenger to the Chief Planner prior to the issuance of building permits. 180 El Camino Real Conditions of Approval Page 3 19. Prior to issuance of any building or construction permits, the developer shall revise the development plans to address the following Design Review Board comments, subject to review and approval by the Chief Planner or designee: a. The proposed Crape Myrtle trees are too small and will not reach a height in scale with the height of the proposed buildings. Consider planting London Plane, as shown on other new developments along the El Camino corridor. b. The proposed Acer rubrum, Maple trees require wind protecti on. c. Myrica is a large shrub, not a tree. d. The proposed Yarrow species is a high allergen plant, recommend not using it . 20. 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, for the purpose of future fiber installation. 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. 21. All landscaping installed within the public right -of-way shall be maintained by the property owner. 22. Prior to receiving certificate of occupancy, the applicant shall install street furniture, trash receptacles, and bicycle racks along the project sidewalk frontages. The Planning Division shall review and approve all street furniture, trash receptacles and bicycle rack options during the Building Permit process. 23. Demolition of any existing structures on site will require demolition permits. 24. Install street lighting along the sidewalk frontage on El Camino Real, con sistent with the City’s Grand Boulevard Initiative plans, and on South Spruce 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. 25. Prior to proceeding with exterior construction, the applicant shall provide a full -scale mockup of a section of exterior wall that shows the cladding materials and finishes, windows, trim, and any other architectural features of the building to fully illu strate building fenestration, subject to site inspection and approval by Planning Division staff. 26. After the building permits are approved, but before beginning construction, the owner/applicant shall hold a preconstruction conference with City Planning, Bu ilding, and Engineering staff and other interested parties. The developer shall arrange for the attendance of the construction manager, contractor, and all relevant subcontractors. 27. Noise levels from the activity, property, or any equipment on site shall co mply with the performance standards of South San Francisco Municipal Code Chapter 8.32. If noise levels exceed these standards, the activity causing the noise shall be abated until appropriate noise reduction measures have been installed and compliance ver ified by the Code Enforcement Division and the Planning Division. 28. The project shall be constructed in compliance with the requirements of SSFMC Section 20.300.010 (E)(5), Residential Interior Noise Level Reduction. 29. The project construction drawings shall comply with the recommendations of the Noise Assessment prepared by Charles M. Salter and Associates, dated February 2 8, 2022, to ensure 180 El Camino Real Conditions of Approval Page 4 that Construction and design features to meet acoustic performance standards to reduce interior noise to 45 dB are implemented. Prior to the issuance of building permits, the Noise Assessment shall be updated to analyze recommended STC ratings based on an Aircraft CNEL of 70 dBA. Preliminary recommendations are as follows: • Windows and exterior doors must have the STC ratings shown in Figures 2, 3, 4, and 5 of the Salter Noise Study. • The recommended STC ratings are for full window assemblies (glass and frame) rather than just the glass itself. Tested sound-rated assemblies should be used. For reference, typical construction-grade windows generally achieve STC 28. Where STC ratings are above 32, at least one pane of glass should be laminated. • Where windows need to be closed to achieve an indoor CNEL of 45 dB, the project should include an alternative method of supplying fresh air (e.g., mechanical ventilation). • Each specific component of the exterior wall system in conjunction with interior gypsum board construction should be reviewed and analyzed in detail to verify the total system performance and determine any necessary upgrades. The applicant shall submit verification of this analysis as part of the building permit submittal. Transportation / Parking 30. A Parking and Traffic Control Plan for the construction of the project shall be submitted with the application for Building Permit, for review and approval by the Chief Planner and City Engineer. 31. The applicant has prepared and submitted a draft Preliminary TDM Plan. In accordance with South San Francisco Municipal Code Chapter 20.400, Transportation Demand Management , prior to issuance of a building permit the applicant shall submit a Final TDM Plan for review and approval by the Chief Planner. a. The Final TDM Plan shall include all mandatory elements included in the Ordinance and shall substantially reflect the Prelimi nary TDM Plan. The Plan shall be designed to ultimately achieve a goal of 40% alternative mode usage by employees within the Project. b. The Final TDM Plan shall outline the required process for on -going monitoring, including annual surveys. The initial annual survey will be submitted one (1) year after the granting of a certificate of occupancy. The initial annual survey shall either: (1) state that the applicable property has achieved 40% alternative mode usage, providing supporting statistics and analysis to establish attainment of the goal; or (2) state that the applicable property has not achieved the 40% alternative mode usage, providing an explanation of how and why the goal has not been reached, and a description of additional measures that will be adopted in the coming year to attain the TDM goal of 40% alternative mode usage. c. The applicant shall be required to reimburse the City for program costs associated with monitoring and enforcing the TDM Program on an annual basis. The annual monitoring fee is $1,848.00 and is updated by the City Council on an annual basis. The monitoring fee for the Project’s first year of operation is due to the City prior to the project receiving a Certificate of Occupancy. d. The Final TDM plan shall be subject to review and approval by the San Mateo City/County Association of Governments. The property owner shall ensure compliance with the San Mateo County Congestion Management Program Land Use Implementation Policy (C/CAG 180 El Camino Real Conditions of Approval Page 5 TDM Policy). Specifically, the property owner shall ensure that the measures identified in the approved C/CAG TDM Checklist are implemented over the life of the project, and that the property owner and tenants acknowledge the requirement to participate in the periodic monitoring and reporting requirements identified in the C/CAG TDM Policy. Accordingly, it is recommended that the property owner and/or developer clearly identify these TDM provisions and responsibilities in any sales and/or lease or sublease transactions. 32. Residential parking areas shall be secure, with access provided via key card or fob. 33. Provide clear signage on site for residential, commercial, and visitor parking areas to help direct vehicle traffic. 34. Per SSFMC 20.280.006.G (Unbundling Parking from Residential Uses), parking in excess of one space per unit may be sold or rented separately from the residential unit. For apartment developments, 50 percent of the required parking may be unbundled. All sp aces shall be reserved for residential tenants and authorized guests within the development. P arking for the proposed affordable housing units shall be provided at no additional cost. This condition shall be incorporated into the Affordable Housing Agreement. 35. No signs are included in this permit application. Prior to installation of any signage, the applicant shall submit a comprehensive Master Sign Program for appropriate review and approval by the Chief Planner or designee. 36. 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 is allowed. 37. Between the hours of 12:00AM and 6:00AM, truck idling shall be prohibited for periods longer than 5 minutes. Environmental Mitigation Measures / CEQA 38. The applicant shall comply with all applicable mitigation measures outlined in the Mitigation Monitoring and Reporting Program (MMRP) for the 2022 Addendum and the 2009 South El Camino Real General Plan Amendment Environmental Impact Report , including the following: Mitigation Measure XIII-1 In conjunction with submittal of improvement plans, the project applicant shall submit a design-level acoustical analysis for the proposed project’s operational noise sources for review and approval by the City of South San Francisco. The acoustical report shall inc lude: A. A detailed analysis of noise from the project’s final mechanical equipment system design to confirm that the noise from mechanical equipment will comply with the SSFMC requirements. If the project would comply with the applicable standards, further mitigation shall not be required. If the project would not comply with the applicable standards, the qualified acoustical engineer shall submit recommended measures sufficient to reduce mechanical noise to a level below the applicable SSFMC standards and said recommendations shall be incorporated into the project improvement plans. Measures could include modified parapet design and/or selection of different mechanical equipment. B. A detailed analysis of noise from the project’s parking structure design to confirm that noise from the parking structure will comply with the SSFMC requirements. If the 180 El Camino Real Conditions of Approval Page 6 project would comply with the applicable standards, further mitigation shall not be required. If the project would not comply with the applicable standards, measures recommended by the acoustical consultant shall be incorporated into the project improvement plans to reduce noise levels below the applicable SSFMC standards. Measures could include solid exterior walls along the east and south elevations of the parking structure to reduce sound transfer to adjoining land uses. C. A detailed analysis of noise from the project’s loading docks to confirm that noise from loading dock activities will comply with the SSFMC requirements. If the project would comply with the applicable standards, further mitigation shall not be required. If the project would not comply with the applicable standards, measures recommended by the acoustical consultant shall be incorporated into the project improvement plans to reduce noise levels below the appliable SSFMC standards. Measures could include a loading dock enclosure, property line noise barrier at the YMCA, or limiting the hours of use to daytime only (7:00 AM to 10:00 PM). 39. Applicant shall provide 100% Low-Impact Development for C.3 stormwater treatment on -site. All stormwater runoff shall be treated prior to discharge to the City Right -of-Way or City storm drain system. Sizing and design shall conform to the San Mateo Countywide Water Pollution Prevention Program design templates and technical guidance and be approved by the Water Quality Control Plant. Exemptions from C.3 requirements must be demonstrated based on the exemptions and exclusions allowed by the San Mateo Countywide Water Pollution Prevention Program C.3 Stormwater Technical Guidance. Applicant shall maintain all treatment measures required by the project and enter into a Stormwater Treatment Measure Maintenance Agreement with the City. Climate Action Plan 40. 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: a. Electric Vehicle Charging Installations Measure 2.1, Action 5: Require new large -scale nonresidential developments to provide conduit for future electric vehicle charging installations, and encourage the installation of conduits or electric vehicle chargin g stations for all new development. b. Heat Island Reductions Measure 3.4, Action 1: Encourage the use of high -albedo surfaces and technologies as appropriate, as identified in the voluntary CALGreen standards . c. Alternative Energy Facilities Measure 4.1, Actio n 2: Require the construction of any new nonresidential conditioned space of 5,000 square feet or more, or the conversion of unconditioned space 5,000 square feet or more, to comply with one of the following standards: i. Meet a minimum of 50% of modeled buil ding electricity needs with on-site renewable energy sources. To calculate 50% of building electricity needs for the new conditioned space, the applicant shall calculate building electricity use as part of the Title 24 compliance process. Total electrici ty use shall include total use for the new conditioned space excluding process energy. 180 El Camino Real Conditions of Approval Page 7 ii. Participate in a power purchase agreement to offset a minimum of 50% of modeled building electricity use. Building electricity use shall be calculated using the method identified above. iii. Comply with CALGreen Tier 2 energy efficiency requirements to exceed mandatory energy efficiency requirements by 20% or more. For additions to existing development of 5,000 square feet or more, CALGreen Tier 2 shall be calculated as part of the Title 24 compliance process. Existing building space already permitted shall not be subject to CALGreen Tier 2 requirements. d. Solar Wiring Installation Measure 4.1, Action 3: Require all new development to install conduit to accommodate wiring for solar. e. Water Demand Reduction Measure 6.1, Action 2: Revitalize implementation and enforcement of the Water Efficient Landscape Ordinance by undertaking the following: i. Establishing a variable-speed pump exchange for water features ii. Restricting hours of irrigation to occur between 3:00 a.m. and two hours after sunrise iii. Install irrigation controllers with rains sensors iv. Landscape with native, water-efficient plants v. Install drip irrigation systems vi. Reduce impervious surfaces to the maximum extent practical Impact / Development Fees **Fees are subject to annual adjustment and will be calculated based on the fee in effect at the time that the payment of the fee is due. The fees included in these Conditions of Approval are estimates, based on the fees in place at the time of project approval.** 41. Childcare Fee. Prior to final inspection for residential uses, and prior to issuance of a building permit for non-residential uses in accordance with South San Francisco Municipal Code Chapter 20.310. This fee is subject to annual adjustment. Based on the plans reviewed and approved by the City Council on [Insert Date], the childcare impact fee estimate for the project is: Residential Childcare Fee: $2,703.56/unit x 183 units = $494,751.48 Office/R&D Childcare Fee: $1.32/sf x 755,036sf = $996,647.52 Commercial/Retail Childcare Fee: $0.71/sf x 23,920sf = $16,983.20 42. Park Fees. Prior to final inspection for residential uses, and prior to issuance of a building permit for non-residential uses, the applicant shall pay the Parkland Acquisition Fee and Parkland Construction Fee in accordance with South San Francisco Municipal Code Chapter 8.67. The fee is subject to annual adjustment. Based on the plans reviewed and approved by the City Council on [Insert Date], the park fee estimate for the project is: Residential: $15,660.08/unit x 183 units = $2,865,794.64 Office/R&D: $3.10/sf x 755,036sf = $2,340,611.60 Commercial/Retail: $1.32/sf x 23,920sf = $31,574.40 180 El Camino Real Conditions of Approval Page 8 43. Citywide Transportation Fee. Prior to final inspection for residential uses, and prior to issuance of a building permit for non-residential uses, the applicant shall pay applicable transportation impact fees in accordance with South San Francisco Municipal Code Chapter 8.73 . The fee is subject to annual adjustment. Based on the plans reviewed and approved by the City Council on [Insert Date], the citywide transportation impact fee estimate for the project is: Residential: $4,055.35/unit x 183 units = $742,129.05 Office/R&D: $30.52/sf x 755,036sf = $23,043,698.70 Commercial/Retail: $26.61/sf x 23,920sf = $636,511.20 44. Commercial Linkage fee. Prior to issuance of the first building permit, the applicant shall pay the applicable commercial linkage fee in accordance with South San Francisco Municipal Code Chapter 8.69, based on the current fee for each applicable land use category. The fee shall be calculated based on the fee schedule in effect at the time the building permit is issued. Based on the plans reviewed and approved by the City Council on [Insert Date], the commercial linkage fee estimate for the project is: Retail/Restaurant/Services: $2.76/sf x 23,920sf = $66,019.20 Office/R&D: $16.55/sf x 755,036sf = $12,495,845.80 45. Public Safety Impact Fee. Prior to final inspection for residential uses, and prior to issuance of a building permit for non-residential uses, the applicant shall pay applicable Public Safety Impact Fees in accordance with South San Francisco Municipal Code Chapter 8.75. Based on the plans reviewed and approved by the City Council on [Insert Date], the public safety impact fee estimate for the project is: Residential: $1,081.55/unit x 183 units = $197,923.65 Commercial/Retail: $0.46/sf x 23,920sf = $11,003.20 Office/R&D: $1.15/sf x 755,036sf = $868,291.40 46. Library Impact Fee. Prior to final inspection for residential uses and prior to issuance of the certificate of occupancy for non-residential uses in the development, the applicant shall pay applicable Library Impact Fee in accordance with South San Francisco Municipal Code Chapter 8.74. Based on the plans reviewed and approved by the City Council on [Insert Date], the library impact fee estimate for the project is: Residential: $540.71/unit x 183 units = $98,949.93 Commercial/Retail: $0.07/sf x 23,920sf = $1,674.40 Office/R&D: $0.13/sf x 755,036sf = $98,154.68 47. Public Art Requirement. All non-residential development is subject to the Public Art Requirement, per South San Francisco Municipal Code Chapter 8.76. The publ ic art requirement for this project shall be satisfied by providing qualifying public art, as defined in South San Francisco Municipal Code Chapter 8.76 and reviewed and approved by the Cultural Arts Commission or designee, with a value equal to not less than 1% of construction costs for acquisition and installation of public art on the project site; or electing to make a public art 180 El Camino Real Conditions of Approval Page 9 contribution payment in an amount not less than 0.5% of construction costs into the public art fund. The in-lieu contribution payment shall be made prior to the issuance of a building permit . Community Benefits Contribution 48. In addition to project impact fees, the applicant is committed to providing an additional $2.4 million to fund: a. El Camino Real Median Improvements – Fund the cost to improve the street median on El Camino Real from Spruce Ave to Country Club Drive. Improvements will be to be consistent and extend the improvements that have recently been made to the El Camino Real from Noor Ave to Spruce Ave (the City’s Engineering Division has the estimated cost of this work to be $700K) b. Fire Station Funding for improvements / rebuilding of the local fire station. Airport Land Use Commission Requirements 49. Prior to approval, the final land use decision-making body for the project (South San Francisco City Council, Planning Commission, etc.) shall make specific findings that there is no feasible alternative for the proposed inclusion of biosafety level 2 use on the site. 50. The City of South San Francisco shall ensure that any structure within the project that is located within Safety Zone 4 and that contains a use classified as biosafety level 2 shall be at 50% more exits than required by applicable codes. 51. The applicant shall include real estate disclosures in leases disclosing the presence of an airport within two miles of the property, as outlined in SFO ALUCP Policy IP -1. 52. The applicant shall grant an avigation easement, recorded against the Property, to the City and County of San Francisco, in the form and manner co ntemplated in Airport Land Use Consistency Plan (“ALUCP “) Policy NP -3, and submit proof of the easement to the City of South San Francisco prior to issuance of building permits. The easement shall reference the override process and the requirements of the State Public Utilities Code Section 21678. 53. The applicant shall enter into a defense and indemnification agreement with the City prior to issuance of building permits, ensuring that liability related to aircraft noise and/or liability otherwise arising out of the City’s action overruling the ALUC’s Determination of Inconsistency and any associated liability stemming from Public Utilities Code Section 21678 is assumed by the Project and the City is held harmless from any and all losses, liability, claims, judgments, orders, decisions, suits, demands, actions, damages, causes of action, or other proceedings, including any such liability stemming from any personal injury, bodily injury, loss of life, or damage to property, or any violation of any federal, state , or municipal law or ordinance. 54. Prior to issuance of any building permits, the applicant shall clearly document that all structures, including appurtenances, will be constructed below the heights shown on the SFO critical aeronautical surfaces map (SFO ALUCP Exhibit IV-17). 55. Prior to issuance of any building permits, the applicant shall file Form 7460 -1 with the Federal Aviation Administration (FAA) and provide to the Chief Planner an FAA “Determination of No Hazard” for each structure. Planning Division contact: Billy Gross, Principal Planner (650) 877-8535 180 El Camino Real Conditions of Approval Page 10 B. Fire Department requirements shall be as follows: 1. Projects shall be designed in compliance with established regulations adopted by the City of South San Francisco affecting or related to structures, processes, premises and safeguards regarding the following: a. The hazard of fire and explosion arising from the storage, handling or use of structures, materials or devices. b. Conditions hazardous to life, property or public welfare in the occupancy of structures or premises. c. Fire hazards in the structure(s) or on the premises from occupancy or operation . d. Matters related to the construction, extension, repair, alteration or removal of the fire suppression or alarm systems. e. Conditions affecting the safety of fire fighters and emergency responders during emergency operation. 2. Fire service features for buildings, struct ures and premises shall comply with all City adopted building standards, California Code of Regulations Title 24 Building Standards and South San Francisco City Code. 3. Permit(s) shall be required as set forth in adopted California Building Code (CBC) Section 105, California Residential Code (CRC) Section R105 and California Fire Code (CFC) Sections 105.6 and 105.7. Submittal documents consisting of construction documents, statement of special inspections, geotechnical report and other data shall be submitted in two or more sets with each permit application. The construction documents shall be prepared by a registered design professional. Where special conditions exist, the code official is authorized to require additional construction documents to be prepared by a registered design professional. a. Construction documents shall be dimensioned and drawn on suitable material. Electronic media documents shall be submitted. Construction documents shall be of sufficient clarity to indicate the location, nature and extent of the work proposed and show in detail that it will conform to the provisions of adopted codes and relevant laws, ordinances , rules and regulations, as determined by the code official. b. Shop drawings for the fire protection system(s) shall be submitted directly to the Fire Department to indicate conformance with adopted codes and the construction documents and shall be approved prior to the start of system installation. Shop drawings shall contain all information as required by the referenced installation standards in Chapter 9. c. The construction documents shall show in sufficient detail the location, construction, size, and character of all portions of the means of egress including the path of the exit discharge to the public way in compliance with the provisions of adopted codes. In other than occupancies in Groups R-2, R-3, and R-2.1, the construction documents shall designate the number of occupants to be accommodated on every floor, and in all rooms and spaces. d. The construction documents submitted with the application for permit shall be accompanied by a site plan showing to scale the size and location of new construction and existing structures on the site, distances from lot lines, the established street grades and the proposed finished grades and it shall be drawn in accordance with an accurate boundary line survey. 180 El Camino Real Conditions of Approval Page 11 In the case of demolition, the site plan shall show construction to be demolished and the location and size of existing structures and construction that are to remain on the site or plot. The code official is authorized to waive or modify the requirement for a site plan where the application for permit is for alteration or repair or where otherwise war. e. Construction documents for proposed fire apparatus access, location of fire lanes, security gates across fire apparatus access roads and construction documents, hydraulic calculations and material specifications for fire hydrant, fire protection or detection systems shall be submitted to the fire department for review and approval prior to construction. 4. Where fire apparatus access roads or a water supply for fire protection are required to be installed, such protection shall be installed and made serviceable prior to and during the time of construction except where approved alternative methods of protection are provided. 5. For the purposes of prescribing minimum safeguards for construction, alteration, and demolition operations to provide reasonable safety to life and property from fire during such operations. building, facilities, and premises in the course of construction, alteration or demolition, including those in underground locations shall be in compliance with CFC Chapter 33 and NFPA 241. 6. New and existing buildings shall be provided with approved illuminated or other approved means of address identification. The address identification shall be legible and placed in a position that is visible from the stree t or road fronting the property. Address identification characters shall contrast with their background. Address numbers shall be Arabic numerals or alphabetic letters. Numbers shall not be spelled out. Character size and stroke shall be in accordance with CFC Section 505.1.1 through 505.1.2. Where required by the fire code official, address identification shall be provided in additional approved locations to facilitate emergency response in accordance with this code and CFC Section 505.1.3. Where access is by means of a private road and the building cannot be viewed from the public way or when determined by the fire code official, a monument, pole, or other approved illuminated sign or other approved means shall be used to identify the structure(s). Address identification shall be maintained. 7. An approved water supply capable of supplying the required fire flow for fire protection shall be provided to premises on which facilities, buildings or portions of buildings are hereafter constructed or moved into or within the jurisdiction, in accordance with CFC Section 507, Appendices B & C. a. Fire-flow requirements for buildings or portions of buildings and facilities shall be determined by adopted CFC Appendix B. b. Fire hydrant systems shall comply with adopted CFC Section 507.5.1 through 507.5.8 and Appendix C. 8. Fire apparatus access roads shall be provided and maintained in accordance with CFC Section 503 and Appendix D. a. Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. 180 El Camino Real Conditions of Approval Page 12 i. Traffic calming measures (bollards, speed bumps, humps, undulations, etc.) are not approved as a part of this review and require specific approval from the Fire Department. ii. Should a security gate be planned to serve the facility, the gate shall be equipped with a Knox Company key operated electric gate release switch. During a power failure, gate shall release for manual operation OR be equipped with standby power or connected to the building emergency panel. In addition to sending the request to exit signal to the gate operator, the magneti c detection loop (when activated) shall prohibit the gate from closing upon fire apparatus. b. Commercial and industrial developments with buildings or facilities exceeding 30 feet or three stories in height or 62,000 square feet shall have not fewer than two means of fire apparatus access for each structure. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. c. Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet, approved aerial fire apparatus access roads shall be provided in accordance with CFC D105. For purposes of this requirement, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. One or more of the required access routes meeting this condition shall be located not less than 15 feet and not greater than 3 0 feet from the building and shall be positioned parallel to one entire long -side of the building or as approved by the fire code official. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. There shall be no architectural features, projections or obstructions that would limit the articulation of the aerial apparatus. d. Required Fire Department access roads shall be signed “No Parking – Fire Lane” per current Fire Department standards and California Vehicle Code (CVC) Section 22500. e. A Fire Department key box shall be provided on the front of each structure for access to fire protection equipment within the building. 9. The provisions of the adopted CFC shall specify where fire protection and life safety systems are required and shall apply to the design, installation, inspection, operation, testing and maintenance of all fire protection systems. a. Approved automatic fire sprinkler systems in new buildings and structures shall be provided in the locations described in adopted CFC Sections 903.2.1 through 903.2.20. Approved automatic fire sprinkler systems in existing buildings and structures shall be provided in locations described in adopted CFC Section 903.6. i. Structure will be required to be protected by an automatic fire sprinkler system. (i) If required Fire Department Connection (FDC) for the sprinkler and/or standpipe systems shall be located on the street side of the structure or facing approved fire 180 El Camino Real Conditions of Approval Page 13 apparatus access roadway fully visible and recognizable from the street, and within 100 feet an approved fire hydrant. b. Structure will be required to install a standpipe system in the building. i. Not less than one standpipe shall be provided for use during construction. Such standpipes shall be installed prior to construction exceeding 40 feet in height above the lowest level of fire department vehicle access. Such standpipes shall be provided with fire department hose connections at floor -level locations adjacent to stairways as construction progresses, such standpipes shall be extended to within one floor of the highest point of construction having secured decking or flooring. 10. A change of occupancy shall not be made unless the use or occupancy is made to comply with the requirements of the City adopted California Fire Code and the California Existing Building Code. Where approved by the fire code official, a change of occupancy shall be permitted without complying with the all requirements of this code and the California Existing Building Code, provided that the new or proposed use or occupancy is determined to be less hazardous, based on life and fire risk, than the existing use or occupancy. 11. The following are a list of deferred plan submittal items that are required by the Fire Department - additional items may be called out based on subsequent permit reviews: a. Private Underground Fire Main b. Standpipe System c. Fire Sprinkler System d. Fire Alarm/Fire Sprinkler Monitoring System e. Fire Pump (to be determined) f. Emergency Responder Radio System (to be determined) g. Gates and barricades across fire apparatus access roads (to be determined) Fire Prevention contact: Ian Hardage, Fire Marshal (650) 829-6645 180 El Camino Real Conditions of Approval Page 14 C. Engineering Division requirements shall be as follows: Permits 1. At the time of each permit submittal, the Applicant shall submit a deposit for each of the following permit reviews and processing: a. Building Permit plan check and civil review. Provide an engineer’s estimate or opinion of probable cost of on-site improvements for deposit amount calculation. b. Hauling/Grading plan check and permit processing. Provide Cubic Yards for deposit amount calculation. c. Public Improvement plan check and permit processing. Provide an engineer’s estimate or opinion of probable cost of ROW improvements for deposit amount calculation. 2. A Grading Permit is required for grading over 50 cubic yards and if 50 cubic yards or more of soil is exported and/or imported. The Applicant shall pay all permit and inspection fees, as well as any deposits and/or bonds required to obtain said permits. The Grading Permit requires several documents to be submitted for the City’s review and approval. The Grading Permit Appl ication, Checklist and Requirements may be found on the City website at http://www.ssf.net/departments/public-works/engineering-division. 3. A Hauling Permit shall be required for excavations and off -haul or on-haul, per Engineering requirements; should hauling of earth occur prior to grading. Otherwise, hauling conditions would be included with the grading permit. Hauling Permit may be found on the City website at: http://www.ssf.net/departments/public-works/engineering-division. 4. The Applicant shall submit a copy of their General Construction Activity Storm Wate r Permit Notice of Intent and Storm Water Pollution Prevention Plan (SWPPP), where required by State or Federal regulations, to the Engineering Division for our information. These documents shall be submitted prior to receiving a grading or building permi t for the subject project. 5. The City of South San Francisco is mandated by the State of California to divert sixty -five percent (65%) of all solid waste from landfills either by reusing or recycling. To help meet this goal, a city ordinance requires completion of a Waste Management Plan (“WMP”) for covered building projects identifying how at least sixty-five percent (65%) of non-inert project waste materials and one hundred percent (100%) of inert materials (“65/100”) will be diverted from the landfill thr ough recycling and salvage. The Contractor shall submit a WMP application and fee payment prior to the issuance of a building or grading permit. 6. A Public Improvement Permit is required for any work proposed within the public right -of-way. The Applicant shall pay all permit, plan check, and inspection fees, as well as, any deposits and/or bonds required to obtain said permits. 7. Prior to the issuance of a building permit, the Applicant shall submit written evidence from the County or State Regulators in charge, indicating that the site is cleared of hazardous materials and hazardous groundwater to a level that poses no impacts to human health. The Applicant shall also confirm that any existing groundwater monitoring wells on the project site have been pro perly closed and/or relocated as necessary as approved by the County or State Regulators in charge. Plan Submittal 180 El Camino Real Conditions of Approval Page 15 8. The Applicant shall submit detailed plans printed to PDF and combined into a single electronic file, with each being stamped and digitally signed by a Professional Engineer registered in the State of California, along with three printed copies. Incorporated within the construction plans shall be applicable franchise utility installation plans, stamped and signed and prepared by the proper authority. Plans shall include the following sheets; Cover, Separate Note Sheet, Existing Conditions, Demolition Plan, Grading Plan, Horizontal Plan, Striping and Signage Plan, Utility Plan(s), Detail Sheet(s), Erosion Control Plan, and Landscape Plans, (grading, storm drain, erosion control, and landscape plans are for reference only and shall not be reviewed during this submittal). 9. Prior to building permit issuance, the Applicant shall obtain a grading permit with the Engineering Division and shall submit an application, all documentation, fees, deposits, bonds and all necessary paperwork needed for the grading permit. The Applicant shall submit a grading plan that clearly states the amount of cut and fill required to grade the project. The Grading Plan s shall include the following plans: Cover, Notes, Existing Conditions, Grading Plans, Storm Drain Plans, Stormwater Control Plan, and Erosion Control Plan. 10. Prior to building permit issuance, the Applicant shall obtain a Public Improvement Permit for all proposed work within the City ROW and shall submit an application, all documentation, fees, deposits, bonds and all necessary paperwork needed for the Public Improvement Permit. The Public Improvement Plans shall include only the scope of work within the Ci ty ROW (with reference to the on-site plans) consisting of the following plans: Civil Plans, Landscape Plans, and Joint Trench Plans. 11. Along with the building permit and grading permit submittals, Applicant shall submit separate Right - of-Way (ROW) improvement plans for the Public Improvement Permit Application. An engineer’s cost estimate for the scope of work shown on the approved ROW improvement plans is required to determine the performance and payment bond amount. The submittal of the bonds is required prior to the execution of the Subdivision Improvement Agreement. 12. The Applicant shall submit a copy of their General Construction Activity Storm Water Permit Notice of Intent and Storm Water Pollution Prevention Plan (SWPPP), where required by State or Fe deral regulations, to the Engineering Division for our information. These documents shall be submitted prior to receiving a grading or building permit for the subject project. 13. All improvements shall be designed by a registered civil engineer and approved by the Engineering Division. 14. The Engineering Division reserves the right to include additional conditions during review of the building permit, grading permit, or public improvement permit. Mapping and Agreements 15. The applicant shall relocate the City’s existing 10 foot wide Sanitary Sewer Easement on the project site to an alignment matching the relocated public sanitary sewer main as acceptable to the City Engineer. The Grant of Easement for the relocated sanitar y sewer shall be recorded with the San Mateo County Recorder’s Office prior to the construction of the relocated sanitary sewer. 180 El Camino Real Conditions of Approval Page 16 16. The Applicant shall process a Parcel Map to reconfigure the existing one parcel into four parcels as shown on the entitlement plans. Said Parcel Map shall be recorded with the San Mateo County Recorder’s Office prior to the issuance of a Building Permit. 17. The applicant shall dedicate to the City, a Pedestrian Access Easement along those portions of the sidewalk on El Camino Real that are not located within the public Right-of-way. 18. The Applicant shall dedicate to the City, a 20-foot-wide Emergency Vehicle Access Easement along the proposed Emergency Vehicle Access alignment to the satisfaction of the Fire Marshall. 19. The Applicant shall create Reciprocal Access Easements between Lots A, B, C, and D along the Internal Drive and the various private utility easements as necessary to provide utility services to each Lot. 20. All required public easement dedications to the City, easement abandonments on the project site, and the creation of private easements shall be established via the Parcel Map for the property. 21. Prior to the approval of any Permits, the Applicant shall enter into an Improvement Agreement and Encroachment and Maintenance Agreement with the City. These agreements shall be approved by City Council prior to execution. The Improvement Agreement shall require the Applicant to ensure the faithful performance of the design, construction, installation and inspection of all publi c improvements as reviewed and approved by the Engineering Division at no cost to the City and shall be secured by good and sufficient payment, performance, and one (1) year warranty bonds or cash deposit adequate to cover all of the costs, inspections and administrative expenses of completing such improvements in the event of a default. The value of the bonds or cash deposit shall include 110% of the cost of construction based on prevailing wage rates. The value of the warranty bond or cash deposit shall be equivalent to 10% of the value of the performance security. The Encroachment and Maintenance Agreement shall require the Applicant to maintain any street furniture that serves the property and all landscape within the project frontage at no cost to th e City. The Encroachment and Maintenance Agreement shall be recorded with the San Mateo County Recorder and may be transferred to the property owner. 22. Applicant shall pay for all Engineering Division deposits and fees required for any mapping application prior to review. Right-of-Way 23. Prior to building permit issuance and prior to any work within the City Right -of-Way, the Applicant shall obtain a Public Improvement Permit from the Engineering Division. All new public improvements required to accommodate the development shall be installed at no cost to the City and shall be approved by the City Engineer and constructed to City Standards. All new public improvements shall be completed prior to Final Occupancy of the project or prior any Temporary Occupancy as approved by the City Engineer. 24. Prior to Building Permit issuance, the Applicant shall submit a video survey of the adjacent streets (perimeter of proposed property location) to determine the pre -construction condition of the streets at no cost to the City. The Applicant will be responsible to ensure that the condition of the streets and striping is in at least existing condition or better after construction is completed. 25. The Applicant shall shorten the northbound right turn lane along the El Camino Real fro ntage of the project site to approximately 225-feet, inclusive of the Internal Drive driveway, by extending the 180 El Camino Real Conditions of Approval Page 17 curb line into the roadway matching the existing curb line approximately 50 -feet to the south of the project site. 26. The Applicant shall construct new curb, gutter, sidewalk, and ADA curb ramps along the El Camino Real, frontage of the project site from the northern site entrance to the existing sidewalk approximately 50-feet south of the southern site entrance. 27. The Applicant shall construct new curb, gutter, sidewalk, and ADA curb ramps along the Spruce Avenue frontage of Lot B. 28. The Applicant shall construct new ADA Accessible driveway entrances on the Huntington Avenue frontage of the project site. 29. The Applicant shall rehabilitate the AC pavement on northbound El Camino Real from the south entry of the project site to Spruce Avenue. Pavement rehabilitation shall include the repair of any failed pavement areas as determined in the field by the City Inspector, a 2 -inch grind and overlay of the street (edge of pavement to the median island), and restriping the lane lines and crosswalks. 30. The Applicant shall rehabilitate the AC pavement on Spruce Avenue along the entire frontage of the Subdivision. Pavement rehabilitation shall include the repair of any failed pavement areas as determined in the field by the City Inspector, a 2 -inch grind and overlay of the street from the lip of gutter to the lip of gutter on the opposite side of the street, and restriping the lane li nes and crosswalks. 31. Applicant shall ensure that any pavement markings impacted during construction are restored and upgraded to meet current City standards current to the time of Encroachment Permit approval. 32. Existing driveway approaches or portions of ap proaches along the property frontages that will not serve the new development or do not serve any other access shall be removed and replaced with new curb, gutter, and sidewalk. Where new work is required, monolithic curbs, gutter, curb ramps, commercial driveway approaches and 4’ wide (minimum) sidewalks are to be constructed to current City standards and to the satisfaction of the City Engineer. 33. The Applicant shall install pedestrian lighting along the project sidewalk frontages on El Camino Real. 34. The Applicant shall install streetlights along the project street frontages on El Camino Real. The light poles and fixtures shall match the Grand Boulevard Initiative standard. 35. The Applicant shall install streetlights along the project street frontage of Lot B on Spruce Avenue. The light poles and fixtures shall match City Standards or as otherwise directed by. 36. Upon completion of construction and landscape work at the site, the Applicant shall clean, repair or reconstruct, at their expense, as required to con form to City Standards, all public improvements including driveways, curbs, gutters, sidewalks and street pavements along the street frontages of the subdivision to the satisfaction of the City Engineer. Damage to adjacent property caused by the Applicant, or their contractors or subcontractors, shall be repaired to the satisfaction of the affected property owner and the City Engineer, at no cost to the City or to the property owner. 37. The Applicant shall install street trees, landscaping, and irrigation syst em on the public right-of-way. Applicant shall ensure the proposed trees and planting locations do not interfere with existing Public Utility Easements and new underground utilities The Applicant shall include root barrier measures to prevent the sidewalk from uplift. 180 El Camino Real Conditions of Approval Page 18 38. Prior to Public Improvement Permit issuance, the Applicant shall provide an engineer’s estimate for all work performed with in the public right-of-way and submit a bond equal to 110% of the estimate. 39. Prior to the issuance of the Encroachment Permit, the Applicant shall submit Traffic and Pedestrian Control Plans for proposed work on El Camino Real and on Huntington and/or any area of work that will obstruct the existing pedestrian walkways. 40. No foundation or retaining wall support shall exten d into the City Right-of-Way without express approval from the Engineering Department. Applicant shall design any bioretention area or flow - through planters adjacent to the property line such that the facility and all foundations do not encroach within the City Right-of-Way or into an adjacent parcel. 41. The project shall not include any permanent structural supports (retaining walls, tiebacks, etc.) within the ROW. City Engineer approval is required for any temporary structural supports within the ROW. Any temporary structural supports shall be removed after construction. 42. Any work within the public sidewalk and/or obstructing pedestrian routes shall require pedestrian routing plans along with traffic control plans. Temporary lane or sidewalk closures shall be approved by the City Engineer and by the Construction Coordination Committee (if within the CCC influence area). For any work affecting the sidewalks or pedestrian routes greater than 2 days in duration, the adjacent parking lane or adjacent travel lane shall be closed and temporary vehicle barriers placed to provide a protected pedestrian corridor. Temporary ramps shall be constructed to connect the pedestrian route from the sidewalk to the street if no ramp or driveway is available to serve that purpose. Stormwater 43. Post-development stormwater runoff peak flow and volume shall not exceed that of the pre - development condition for each discharge point from the site. Precipitation used for the hydraulic analysis shall be a 10-year design storm based on NOAA Atlas 14 data for the project site. Storm duration shall be equal to the time of concentration with an initial minimum of 10 minutes. 44. On-site and off-site storm drainage conveyance systems shall be designed to accommodate the 10 - year design storm. Precipitation used for the hydraulic analysis shall be based on NOAA Atlas 14 data for the project site. Storm duration shall be equal to the time of concentration with an initial minimum of 10 minutes. 45. Hydraulic Grade lines shall not be less than 1 foot from the ground surface. 46. Runoff Coefficients used for hydraulic calculations shall be as follows: a. Parks and open areas—0.35 b. Residential areas—0.50 c. Multiple dwelling areas—0.65 d. Commercial and paved areas—0.95 47. Drainage runoff shall not be allowed to flow across lot lines or across subdivision boundaries onto adjacent private property without an appropriate recorded easement being provided for this purpose. 48. All off-site drainage facilities required by the City Engineer to accommodate the runoff from the subdivision shall be provided by the Applicant at no cost to the City. 180 El Camino Real Conditions of Approval Page 19 49. All building downspouts shall be connected to rigid pipe roof leaders which shall discharge into an approved drainage device or facility that meets the C3 stormwater treatment requiremen ts of Municipal Regional Permit. 50. All storm drainage runoff shall be discharged into a pipe system or concrete gutter. Runoff shall not be surface drained into surrounding private property or public streets. 51. Existing on-site drains that are not adequately sized to accommodate run-off from the fully developed property and upstream drainage basin shall be improved as required by the Applicant’s civil engineering consultant’s plans and specifications as approved by the City Engineer. These on -site improvements shall be installed at no cost to the City. 52. The on-site storm drainage system shall not be dedicated to the City for ownership or maintenance. The storm drainage system and any storm water pollutions control devices within the subdivision shall be owned, repaired, and maintained by the property owner or Homeowner’s Association. Sanitary Sewer 53. The applicant shall relocate the existing public 10” Sanitary Sewer main located within the City easement on the proposed Lot A and Lot B to an alignment through the site from El Camino Real to the sewer main at Huntington Avenue. The applicant shall install the relocated public sewer main as a 15-inch main from El Camino Real to Huntington Avenue. The relocation of the sanitary sewer shall be completed prior to the recordation of the Parcel Map that abandons the existing public sewer easement. 54. Applicant shall video inspect the sanitary sewer mains along the project frontage to the nearest manholes upstream and downstream of the project point of connection b oth prior to construction and post construction. Video must be submitted to City Engineering for review as part of the improvement plans submittal and shall confirm the number of existing sewer laterals serving the site that must be abandoned. 55. The Applicant shall abandon all existing private sewer laterals from the project site connected to the public sanitary sewer system. The number of sewer laterals to be abandoned shall be shown on the plans and shall be confirmed by the review of a video inspection o f the private sanitary sewer main. 56. The Applicant shall install the new sewer lateral to City Standards including a cleanout in the sidewalk and a new wye connection at the main. Lateral sizes of 8 -inch or larger require a manhole connection at the City sewer main. 57. Sanitary Sewer plan shall show all existing and proposed utilities. Be sure to provide minimum horizontal and vertical clearances for all existing and proposed utilities. Also include all existing and proposed manhole, catch basin and pipe invert elevations. 58. All utility crossings shall be potholed, verified and shown on the plans prior to the building permit submittal. 59. The on-site sanitary sewer system/plumbing shall be designed and installed in accordance with the Uniform Plumbing Code, as amended and adopted by the City, and in accordance with the requirements of the South San Francisco Building Division. 60. Each on-site sanitary sewer manhole and cleanout shall be accessible to maintenance personnel and equipment via pathway or driveways as appropriate. Each maintenance structure shall be surrounded by a level pad of sufficient size to provide a safe work area. 180 El Camino Real Conditions of Approval Page 20 61. The on-site sanitary sewer system shall not be dedicated to the City for maintenance. The sanitary sewer facilities within the subdivision shall be repaired and maintained by the property owner Homeowner’s Association. Utilities 62. All electrical and communication lines serving the property, shall be placed underground within the property being developed and to the nearest overhead facility or underground utility vault. Pull boxes, junction structures, vaults, valves, and similar devices shall not be instal led within pedestrian walkway areas. 63. The Applicant shall coordinate with the California Water Service/Westborough Water District for all water-related issues. All water mains and services shall be installed to the standards of the California Water Service or the Westborough Water District, as appropriate. 64. The Applicant shall install fire hydrants at the locations specified by the Fire Marshal. Installation shall be in accordance with City Standards as administered by the Fire Marshall. On-site Improvements 65. Internal driveways shall be a minimum of 15’ wide for one -way travel and 25’ wide of for areas subject to two-way travel. One-way travel lanes within the site shall be clearly posted and marked appropriately. 66. The Applicant shall submit a construction access plan that clearly identifies all areas of proposed access during the proposed development. 67. Prior to receiving a Certificate of Occupancy form the Building Division, the Applicant shall require its Civil Engineer to inspect the finished grading surrou nding the building and to certify that it conforms to the approved site plan and that there is positive drainage away from the exterior of the building. The Applicant shall make any modifications to the grading, drainage, or other improvements required by the project engineer to conform to intent of his plans. 68. The Applicant shall submit a proposed workplan and intended methodologies to ensure any existing structures on or along the development’s property line are protected during proposed activities. 69. All common areas are to be landscaped and irrigated and shall meet the requirements of the City’s Water Efficiency Landscape Ordinance (WELO). Submit landscape, drainage and grading plans for review and approval by the Engineering Division. 70. Any monument signs to be installed for the project shall be located completely on private property and shall not encroach into the City’s right-of-way. The Developer shall ensure that placement of the monument signs do not obstruct clear lines of sight for vehicles entering or exiting the site. Grading 71. The recommendations contained within the geotechnical report shall be included in the Site Grading and Drainage Plan. The Site Grading and Drainage Plan shall be prepared by the developer’s civil engineer and approved by the project geotechnical engineer. 72. During grading operations, the entire project site shall be adequately sprinkled with water to prevent dust or sprayed with an effect dust palliative to prevent dust from being blown into the air and carried onto adjacent private and public property. Dust control shall be for seven days a week and 24 hours 180 El Camino Real Conditions of Approval Page 21 a day. Should any problems arise from dust, the developer shall hire an environmental inspector at his/her expense to ensure compliance with the grading permit. 73. Haul roads within the City of South San Francisco shall be cleaned daily, or more often, as required by the City Engineer, of all dirt and debris spilled or tracked onto City streets or private driveways. 74. The Applicant shall submit a winterization plan for all unde veloped areas within the site to control silt and stormwater runoff from entering adjacent public or private property. This plan shall be submitted to the City Engineer for review and approval prior to September 1 of each year. The approved plan shall be implemented prior to November 1 of each year. 75. Prior to placing any foundation concrete, the Applicant shall hire a licensed land surveyor or civil engineer authorized to practice land surveying to certify that the new foundation forms conform with all setbacks from confirmed property lines as shown on the Plans. A letter certifying the foundation forms shall be submitted to the Engineering Division for approval. 76. The applicant is required by ordinance to provide for public safety and the protection of publi c and private property in the vicinity of the land to be graded from the impacts of the proposed grading work. 77. All hauling and grading operations are restricted to between the hours of 8:00 a.m. to 6:00 p.m. for residential areas and 7:00 a.m. to 6:00 p.m. for industrial/commercial areas, Monday through Friday, excluding holidays. 78. Unless approved in writing by the City Engineer, no grading in excess of 200 cubic yards shall be accomplished between November 1 and May 1 of each year. Engineering Impact Fees 79. The Applicant shall pay the Citywide Transportation Impact Fee (per Res 120 -2020) prior to Building Permit Issuance. Engineering Division contact: Jason Hallare, Senior Engineer (650) 829-6652 180 El Camino Real Conditions of Approval Page 22 D) Police Department requirements shall be as follows: 1. All construction must conform to South San Francisco Municipal Code Chapter 15.48.070 Minimum security standards for non -residential buildings, (Ord. 1477 § 1C, 2013; Ord. 1166 § 1, 1995). 2. The applicant shall install and maintain a system allowing first responders to enter 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. This access must be provided at two entry points, each on a different side of the building to allow first responders a tactical advantage when entering. 3. The hardware design of any doorways shall prevent any doors from being secured in a closed position to either another door or a fixed object within four feet of any door by means of a rope, cable, chain, or similar item. This is to prevent malicious prevention of egress and/or ingress by building occupants or first responders. See possible samples below. Acceptable: Unacceptable: 3. All exterior doorways shall be illuminated during darkness by a white light source that has full cut-off and is of pedestrian scale. 4. All interior common and service areas, such as the garage, bicycle storage area, fire escapes, etc., shall be always illuminated with a white light source that is controlled by a tamperproof switch, or a switch located in an inaccessible location to passers-by. 5. 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 and/or a gate, to prevent access to those areas where a person could conceal themselves and/or loiter in said area. The fencing and/or gate 180 El Camino Real Conditions of Approval Page 23 shall be at least six feet tall and constructed in a manner that makes it difficult to climb. The fencing and/or gate shall be roughly flush with the lowest step to provide maximum access restriction to the area to the side or of underneath the stairs. Please see below examples. 6. Any exterior bicycle racks installed shall be of an inverted “U” design, or other design that allows two different locking points on each bicycle. 7. Any publicly accessible benches shall be of a design that prevents persons from lying on them, such as a center railing. 8. Any publicly accessible power outlets shall be of a design that prevents their access or use during those hours the business is normally closed. 9. Any publicly accessible raised edge surfaces, such as retaining walls, concrete benches, handrails, or railings, shall be of a design that prevents or discourages skateboard use on those surfaces. 10. The mature height of all shrubbery shall be no higher than three fee t, if so, it shall be maintained at a maximum height of three feet, and tree canopies shall be no lower than six feet above grade. 11. The applicant shall install and maintain a camera surveillance system that conforms to the minimum 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 exterior entrances/exits • Garage area (providing coverage to entire parking area) • Bicycle storage area • Main lobby of building • Lobby of sales/leasing office • Loading docks 12. Any leasing of sales offices within the building shall be alarmed with a central station monitored silent intruder alarm system . Police Department contact: Sergeant Mike Toscano (650) 877-8927 180 El Camino Real Conditions of Approval Page 24 E) Water Quality Control Plant requirements shall be as follows: 1. Storm drains must be protected during construction. Discharge of any demolition/construction debris or water to the storm drain system is prohibited. 2. 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 breakage from vehicular traffic. 3. No floatable bark shall be used in landscaping. Only fibrous mulch or pea gravel is allowed. 4. After 7/1/19, Demolition Projects must complete a PCBs Screening Assessment Form (attached and available in Building Division). If screening determines the building is an applicable structure, the Protocol for Evaluating PCBs -Containing Materials before Building Demolition shall be followed. 5. If site falls in a Very High, High or Moderate Trash Generation area per South San Francisco’s ATTACHED Trash Generation Map. (http://www.flowstobay.org/content/municipal-trash- generation-maps), determined by the Water Quality Control Division: a. Regional Water Quality Control Board-approved full trash capture devices must be installed to treat the stormwater drainage from the site. b. At a minimum, a device must be installed before the onsite drainage enters the City’s public stormwater system (i.e. trash capture must take place no farther downstream than the last private stormwater drainage structure on the site). c. An Operation & Maintenance Agreement will be required to be recorded with San Mateo County, ensuring the device(s) will be properly maintained. d. A full trash capture system is any single device or series of devices that traps all particles retained by a 5 mm mesh screen and has a design treatment capacity of not less than the peak flow rate resulting from a one-year, one-hour storm in the sub-drainage area or designed to carry at least the same flow as the storm drain connected to the inlet. 6. Roof leaders/gutters must NOT be plumbed directly to storm drains; they shall discharge to stormwater treatment devices or landscaping first . 7. Fire sprinkler test drainage must be plumbed to sanitary sewer and be clearly shown on plans. 8. Trash enclosure(s) shall be covered (roof, canopy) and contained (wall/fence). If food prep to be involved, the floor shall slope to a central drain that discharges to a grease trap/interceptor and is connected to the sanitary sewer. Details of trash enclosure(s) shall be clearly provided on plans. 9. Install a condensate drain line connected to the sanitary sewer for rooftop equipment and clearly show on plans. 10. If laboratories will be installed, a segregated non-pressurized lab waste line must collect all laboratory waste. Install a sample port on the lab waste line outside the building, which will be accessible at all times. 11. Submit specs on the sample port. 12. Food service kitchens/ prep areas shall connect to a gravity grease interceptor at least 1000 gallons (liquid capacity) in size. Sizing of the grease removal device must be in accordance with the uniform plumbing code. 180 El Camino Real Conditions of Approval Page 25 13. Grease interceptor shall be connected t o all non-domestic wastewater sources in the kitchens/prep areas (wash sinks, mop sinks, floor drains) and shown on plans . 14. A cut sheet of the Grease Interceptor/Trap must be shown on plans. 15. Garbage Disposals in Industrial/Commercial facilities are prohibi ted by City of South San Francisco Municipal Code. Do not install Garbage Disposal(s). 16. Applicant will be required to pay a Sewer Capacity Fee (connection fee) based on SSF City Council-approved EDU calculation (involving anticipated flow, BOD and TSS calculations and including credits for previous site use). Based on the information received, the estimated Sewer Capacity Fee will be between $1,543,386.37 - $2,219,835.18, payable with the Building Permit. 17. Elevator sump drainage (if applicable) shall be connected to an oil/water separator prior to connection to the sanitary sewer. 18. Drains in parking garage must be plumbed through an oil/water separator and then i nto the sanitary sewer system and clearly shown on plans. 19. Wherever feasible, install landscaping that minimizes irrigation runoff, promotes surface infiltration, minimizes use of pesticides and fertilizers and incorporates appropriate sustainable landscaping programs (such as Bay-Friendly Landscaping). 20. Site is subject to C.3 requirements of the Municipal Regional Stormwater Permit (please see SMCWPPP C.3 Regulated Projects Guide at https://www.flowstobay.org/newdevelopment for guidance). C3 compliance will be reviewed by the City’s consultant, WC -3 and the following items will be required. 21. Applicant shall provide 100% Low-Impact Development for C.3 stormwater treatment for all of the project’s impervious areas. In-lieu of on-site treatment, applicants seeking Special Project Status exemption to Low Impact Development for C.3 treatment may install LID treatment within the Right-of-Way. If applicant chooses to treat any of their Project’s impervious areas within the ROW, applicant shall size the treatment measures to treat both the Project’s impervious areas and the ROW. The ROW area to be treated shall be fro m the property line to the street centerline or crown whichever is a greater distance along the entire project frontage. Sizing and design shall conform to the San Mateo Countywide Water Pollution Prevention Program design templates and technical guidance and be approved by the Water Quality Control Plant and the Engineering Division. Applicant shall maintain all treatment measures required by the project and enter into a Stormwater Treatment Measure Maintenance Agreement with the City. 22. Completed attached forms for Low Impact Development (C3-C6 Project Checklist). 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 attached forms for completing documents, as old forms are no longer sufficient Forms can also be found at http://www.flowstobay.org/newdevelopment A completed copy must also be emailed to [email protected] 23. Sign and have engineer wet stamp forms for Low Impact Development. 24. Submit flow calculations and related math for LID. 180 El Camino Real Conditions of Approval Page 26 25. Complete attached Operation and Maintenance (O&M) agreements. Use attached forms for completing documents, as old forms are no longer sufficient. Do not sign agreement, as the city will need to review prior to signature. Prepare packet and submit including a preferred return address for owner signature. Packet should also be mailed or emailed to: Andrew Wemmer City of SSF WQCP 195 Belle Air Road South San Francisco, CA 94080 [email protected] Exhibit Templates can also be found within Chapter 6 the C.3 Technical Guidance at http://www.flowstobay.org/newdevelopment . 26. The onsite catch basins are to be stenciled with the approved San Mateo C ountywide Stormwater Logo (No Dumping! Flows to Bay). 27. Landscaping shall meet the following conditions related to reduction of pesticide use on the project site: a. Where feasible, landscaping shall be designed and operated to treat stormwater runoff by incorporating elements that collect, detain, and infiltrate runoff. In areas that provide detention of water, plants that are tolerant of saturated soil conditions and prolonged exposure to water shall be specified. b. Plant materials selected shall be appro priate to site specific characteristics such as soil type, topography, climate, amount and timing of sunlight, prevailing winds, rainfall, air movement, patterns of land use, ecological consistency and plant interactions to ensure successful establishment. c. Existing native trees, shrubs, and ground cover shall be retained and incorporated into the landscape plan to the maximum extent practicable. d. Proper maintenance of landscaping, with minimal pesticide use, shall be the responsibility of the property owner. e. Integrated pest management (IPM) principles and techniques shall be encouraged as part of the landscaping design to the maximum extent practicable. Examples of IPM principles and techniques include: i. Select plants that are well adapted to soil conditions at the site. ii. Select plants that are well adapted to sun and shade conditions at the site. In making these selections, consider future conditions when plants reach maturity, as well as seasonal changes. iii. Provide irrigation appropriate to the water requirem ents of the selected plants. iv. Select pest-resistant and disease-resistant plants. v. Plant a diversity of species to prevent a potential pest infestation from affecting the entire landscaping plan. vi. Use “insectary” plants in the landscaping to attract and keep beneficial insects. 180 El Camino Real Conditions of Approval Page 27 28. A SWPPP must be submitted. Drawings must note that erosion control shall be in effect all year long. 29. A copy of the state approved NOI must be submitted. Water Quality contact: Andrew Wemmer (650) 829-3840 A/C Air Conditioning A/V Audio Visual ACST Acoustical ACT Acoustical Ceiling Tile AD Area Drain ADDL Additional ADJ Adjacent ADR Access Door AF Access Floor AFF Above Finished Floor AGGR Aggregate AHU Air Handling Unit ALS Assisted Listening SystemALT Alternate ALUM Aluminum ANOD Anodized APPROX Approximate(ly) APT Apartment ARC Architectural Concrete ARCH Architect(ural) AUTO Automatic AUX Auxiliary AVG Average B/ Bottom of BD Board BEV Beveled BG Bumper GuardBLDG Building BLKG Block(ing) BM Beam BMK Benchmark BOC Bottom of Curb BOMA Bldg. Owners and Managers Assoc. BR Bedroom BRK Brick BRZ Bronze BSMT Basement BS BrassBTU British Thermal Unit(s) CAP Capacity CB Catch Basin CCTV Closed Circuit Television CFM Cubic Feet Per Minute CG Corner Guard(s) CI Cast Iron CJ Control Joint CL Center Line CLG Ceiling CLG HT Ceiling Height CLO Closet CLR OPNG Clear Opening CMU Concrete Masonry Unit(s) CO Cleanout COL Column CONC Concrete CONF Conference CONN Connect(ion) CONSTR Construction CONT Continuous / Continue CONV Convector CORR Corridor CPOT Continuous Path Of Travel CPT Carpet(ed) CSK Countersink / Countersunk CSWK Casework CT Ceramic Tile CTR Center(ed) CU Cubic CW Cold Water DB Decibel DBL Double DD Deck Drain DEG Degree(s) DEPT Department DET Detail(s) DF Drinking Fountain DH Double Hung DIA Diameter DIAG Diagonal DIFF Diffuser(s) DIM Dimension(s) DISP Dispenser DIV Divide / Division DL Dead Load DMPF Dampproofing DMPR Damper DN Down DP Drainage PanelDR Dining Room DRP DraperyDWG Drawing(s) DWTR Dumbwaiter EA Each EC Exposed ConstructionEC Elastomeric Coating EIFS Exterior Insulated Finish System EJ Expansion JointEL Elevation (Grade) ELAST Elastomeric ELEC Electric(al) ELEC CL Electric Closet ELEV Elevator ELEV Elevation (Bldg) EM Entrance Mat EMER Emergency ENCL Enclosure / Enclose(d) ENTR Entrance EOS Edge of Slab EQ Equal EQUIP Equipment ESC Escalator EW Each Way EWC Electric Water Cooler EXH Exhaust EXIST Existing EXP Exposed EXPN Expansion EXT Exterior F Fahrenheit FA Fire AlarmFAF Fluid Applied FlooringFAAP Fire Alarm Annunciator Panel FAB Fabric FAI Fresh Air Intake FD Floor Drain FDMPR Fire Damper FDTN Foundation FE Fire Extinguisher FEC Fire Extinguisher Cabinet FH Fire Hydrant FHC Fire Hose Cabinet FHR Fire Hose Rack (Reel) FIN Finish(ed) FIN FL Finish Floor FIN GR Finish Grade FLEX Flexible FLH Flashing FLMT Flush Mounted FLR Floor(s) FLS Floor Sealer FLUOR Fluorescent FO Finished Opening FP FireproofingFPM Feet per Minute FR Fire Retardant / Rating / Resist. FRM Frame FRTW Fire Retardant Treated Wood FS Full Size FSS Fire Stopping SystemFSE Food Service Equipment FSP Fire Standpipe FT Feet (Foot) FTG Footing FWP Fabric Wrapped PanelG Gas GA Gauge GAL Gallon(s) GALV Galvanized GFRC Glass Fiber Reinforced Concrete GFRG Glass Fiber Reinforced Gypsum GI Galvanized Iron GL Glass GL BLK Glass Block GND Ground GPH Gallons per Hour GPM Gallons per Minute GRD Grade GRL GrilleGWB Gypsum Wallboard HB Hose Bib HD Head HDW Hardware HEX Hexagon(al) HM Hollow Metal HNDRL Handrail HO Hold Open HORIZ Horizontal HPT High Point HR Hour(s) (Fire Resistance Rating) HT Height HVAC Heating, Ventilating, Air ConditioningHWY Highway ID Inside DiameterIDF Intermediate Distribution Facility INCL Include(d) / Inclusive / Including INFO Information INS Insulation / Insulate(d) INT Interior JC Janitor Closet JF Joint FillerJG Joint GasketJT Joint KD Knockdown KIT Kitchen KO Knockout KPL Kickplate / Angle LAB Laboratory LAM Laminate(d) LAV Lavatory LBS Pound(s) LD Linear Diffuser LH Left Hand LIN Linear LONG Longitudinal LPT Low Point LR Living Room LTG Lighting LVR Louver(ed) MACH Machine MAINT Maintain / Maintenance MATL Material MAX Maximum MB Metal BaseMDF Main Distribution FacilityMECH Mechanical MED Medium MEZZ Mezzanine MFR Manufacturer MH Manhole MIN Minimum MISC Miscellaneous ML Metal Lath ML WK Millwork MLDG Molding MO Masonry Opening MP Metal Panel MTD Mounted MTL Metal MUL Mullion N North NA Not Applicable NC Noise Criteria NIC Not in Contract NO Number NOM Nominal NRC Noise Reduction Coefficient NTS Not to Scale OA Outside Air OC On Center OD Outside Diameter OF Outside Face OFD Overflow Drain OFF Office OH DR Overhead Coiling Door OPH Opposite Hand OPNG Opening OPP Opposite OPR Operating / Operable ORD Overflow Roof Drain OZ Ounce PA Public Address PAR Parallel PART Partial PAV Pavers PB Particle BoardPCC Precast Concrete PERF Perforated PERP Perpendicular PL Plastic Laminate PLA Plaster PLBG Plumbing PLYWD Plywood PNEU Pneumatic POL Polished PR Pair PREFAB Prefabricate(d) PROJ Project(s) PROP Property PSF Pounds per Square Foot PSI Pounds per Square Inch PT Paint(ed) PTN Partition PVC Polyvinyl Chloride PVG Paving PWR Power QT Quarry Tile QTY Quantity R Riser RA Return Air RAD Radius RB Resilient Base RC Reinforced Concrete RD Roof Drain RECPT Receptacle RECT Rectangle REF Reference REFR Refrigerator REG Register REINF Reinforce(d, -ing, -ment)REQD Required REV Revised / Revision RF Resilient Flooring RFA Roofing AccessoriesRH Right Hand RM Room RMX Resin Matrix RND Round(ed) RO Rough Opening ROT RotatedROW Right of Way RPM Revolutions per Minute RR Railroad RS Roofing SystemSA Supply Air SAN Sanitary SB Splash Block SCHED Schedule(d) SE SealantSECT Section SHR Shower SHT Sheet SHTHG Sheathing SIM Similar SLDG Slide / Sliding SMR Sheet Metal RoofingSPC Synthetic Polymer CountertopSPEC Specification(s) SQ Square SQ FT Square Foot / Feet STL ST Stainless Steel ST Stone STC Sound Transmission Class STD StandardSTL Steel STOR Storage STRUCT Structure / Structural SURF MTD Surface Mounted SUSP Suspend(ed) / Suspension SWBD Switchboard SYMM Symmetrical T Tread T&G Tongue and Groove T/ Top of TA Toilet Accessory(ies)TC Traffic Coating TD Trench Drain TEL Telephone TEMP Temperature TER Terrazzo THK Thick(ness) THRES Threshold TOC Top of Curb TOPO Topography Map TRANS Transom TV TelevisionT.W. Tread WidthTYP Typical UC Undercut UNFIN Unfinished UNO Unless Noted Otherwise UPS Uninterrupted Power Supply VAC Vacuum VERT Vertical VEST Vestibule VIF Verify in Field VNR / VE Veneer VOL Volume W/ With W/O Without WB Wood Base WC Wheel ChairWCV Wall Covering WD Wood WDF Wood Door and Frame WH Wall Hydrant WI Wrought Iron WP Work Point WPS Waterproofing System WR Weather Resistant WRB Wardrobe WS Weatherstrip(ping) WT Weight WTR Window Treatment WV Wood Veneer WWF Welded Wire Fabric DRAWING TITLEDRAWING NAMEDRAWING NUMBERDRAWING SCALEFIRST FLOOR PLANSCALE: 1/8" = 1'-0"01BUILDING SECTION INDICATORSECTION IDENTIFIERDRAWING NUMBER1A10.20.301A10.20.30CALLOUT INDICATORCALLOUT IDENTIFIERDRAWING NUMBERA10.20.301DETAIL INDICATORDETAIL IDENTIFIERDRAWING NUMBER1A10.20.30EXTERIOR ELEVATION INDICATORELEVATION IDENTIFIERDRAWING NUMBERA10.20.30INTERIOR ELEVATION INDICATORELEVATION IDENTIFIERDRAWING NUMBER12121212RE: 01/ A2.0MATCHLINE & VIEW REFERENCEDRAWING NUMBERDRAWING IDENTIFIERVIEW REFERENCEDRAWING NUMBERDRAWING IDENTIFIERRE: 01/ A2.0A1.1.01DRAWING SHEET NUMBERFLOOR NUMBER/SHEET SEQUENCEBUILDING NUMBERDRAWING SERIES31 - ASPHALT31 - GRAVEL31 - EARTH09 - GROUT09 - TILE09 - TERRAZZO09 - RESILIENT FLOORING09 - LATH AND PLASTER09 - GYPSUM09 - CARPET09 - ACOUSTICAL CEILING BOARD07 - FOAM, FILLER, GASKET07 - SEMI RIGID INSULATION07 - RIGID INSULATION07 - FIREPROOFING07 - BATT INSULATION06 - WOOD GRAIN06 - PLYWOOD06 - MEDIUM DENSITY FIBERBOARD06 - DISCONTINUOUS WOOD BLOCKING06 - CONTINUOUS WOOD BLOCKING05 - BRONZE05 - STEEL/STAINLESS STEEL05 - ALUMINUM04 - SETTING BED04 - MORTAR04 - STONE04 - CONCRETE MASONRY UNIT04 - BRICK03 - CONCRETE TOPPING SLAB03 - CONCRETE LEVELER03 - LIGHTWEIGHT CONCRETE03 - PRECAST CONCRETE03 - CONCRETE (RE: STRUCTURAL)03 - CONCRETE02 - EXISTING CONCRETEAREA NAME150 SF (OLF 100)200 OCCA-39' - 0"ACT-1101ROOM NAME101150 SFE12A122RFI #44ROOM TAGROOM NAME INDICATORROOM NUMBERAREAROOM NAME101ROOM TAGROOM NAME INDICATORROOM NUMBERAREA TAGAREA NAME INDICATORAREAAREA NAME150 SFOCCUPANCY TAGOCCUPANCY GROUPAREA NAME INDICATORAREANUMBER OF OCCUPANTSWALL TAGPARTITION TYPEACOUSTIC RATING (WHERE INDICATED)FIRE RATING (WHERE INDICATED)CEILING TAGCEILING FINISHCEILING HEIGHT (AFF)DOOR NUMBERREVISION TAGREVISION NUMBERRFIACCESSORY NUMBER0000GRAIN DIRECTIONXPATTERN START POINTCENTERLINEALIGNNORTH SYMBOLBREAK LINEFLOOR MATERIAL TRANSITIONMATERIAL 1MATERIAL 2AF-1CONCAAAAEXISTING COLUMN LINE INDICATORCOLUMN LINE INDICATORLEVEL 01+20' - 0"LEVEL HEADLEVEL NAMEELEVATIONREFERENCE POINT; WORK POINT;DIMENSION POINT; START POINTPOINT ELEVATIONELEVATIONPREFIXXX +1' - 6"HIGH POINTHP +1' - 6"LOW POINTLP +1' - 6"SURFACE ELEVATIONELEVATIONPREFIXXX +1' - 6"SITE ELEVATIONELEVATIONPREFIXXX +1' - 6"1. GRID LAYOUT AND LOCATION OF LIGHT FIXTURES, DIFFUSERS AND CEILING MOUNTED DEVICES ON THE ARCHITECTURAL REFLECTED CEILING DRAWINGS GOVERN OVER ELECTRICAL, SECURITY, TELECOM AND MECHANICAL DRAWINGS. QUANTITY GOVERNED BY MEP.2. PLAN DIMENSIONS ARE TO FACE OF FINISH, U.O.N. SYMMETRICAL AREAS DIMENSIONED ONE SIDE ONLY WITH OTHER SIDE OPPOSITE HAND, UON. PARTITIONS SHOWN ON COLUMN LINE ARE TO BE CENTERED ON COLUMN LINE, U.O.N.3. REFER TO ELECTRICAL DRAWINGS FOR LIGHTING FIXTURE TYPES, SMOKE DETECTORS, SPEAKERS AND EXIT SIGN SIZE AND TYPES.4. REFER TO CIVIL FOR PROJECT DATUM.5. CONCRETE HOUSEKEEPING PADS ARE SHOWN WITH THE MECHANICAL, ELECTRICAL, PLUMBING, TELECOMMUNICATIONS, AUDIO/VISUAL AND SECURITY EQUIPMENT.6. RATED PARTITIONS TO OFFSET AS REQUIRED TO ENGAGE FIRE OR FIRE / SMOKE DAMPERS AS REQUIRED AND DIAGRAMMATICALLY SHOWN ON DETAIL.7. R.C.P'S INDICATE LOCATION OF SPRINKLER HEADS IN PUBLIC SPACES ONLY. CONTRACTOR RESPONSIBLE FOR MEETING ALL QUANTITY AND CODE REQUIREMENTS.8. SIGNAGE LOCATIONS AS SHOWN ON DRAWINGS. CONTRACTOR RESPONSIBLE FOR PROVIDING BACKING AS REQUIRED TO SUPPORT SIGNAGE.9. REFER TO STRUCTURAL DRAWINGS' REINFORCING SCHEDULE FOR ARCHITECTURAL CONCRETE CURBS.ø 5' - 0"Note to specifier: These are the most common36"24"12" 36" 12"30"48"60"60"PROPOSED SITE:ECRMX ZONINGOCCUPANCIES:OCCUPANCY SEPARATIONS:APPLICABLE CODES & STANDARDS:CONSTRUCTION TYPE:FIRE RESISTIVE REQUIREMENTS:NUMBER OF STORIES:SPRINKLER SYSTEM:STANDPIPE SYSTEM:FIRE ALARM:FIRE PUMP:FIRE COMMAND CENTER2-WAY COMMUNICATION SYSTEM:EMERGENCY VOICE ALARM COMMUNICATION SYSTEM:EMERGENCY RESPONDER RADIO COVERAGE:SMOKE CONTROL SYSTEM:SPECIAL CONDITIONS:LAB OCCUPANCY REQUIREMNTSPLANNING CODE COMPLIANCEA-3 (ASSEMBLY), B (OFFICE), L(LABORATORY), S-1 (HAZMAT STORAGE), S-2 (PARKING & STORAGE)NOT REQUIRED FOR "NON-SEPARATED" OCCUPANCIES PER CBC 508.3, EXCEPT FOR THOSE LISTED IN CBC 508.3.3 EXCPETION 1 (WHICH INCLUDE "L" (LABORATORY) OCCUPANCIES FOR GROUP L LABORATORY SUITES PER CBC 453.4 AND CONTROL AREAS PER CFC 5003.8.3) 2019 CALIFORNIA BUILDING CODE AND APPENDICES2019 CALIFORNIA ENERGY CODE2019 CALIFORNIA PLUMBING CODE2019 CALIFORNIA ELECTRICAL CODE2019 CALIFORNIA MECHANICAL CODE2019 CALIFORNIA FIRE CODE2019 CALIFORNIA ENERGY CODE, CALIFORNIA CODE OF REGULATIONS(TITLE 24 ENERGY EFFICIENCY STANDARDS)CAL OSHA - CALIFORNIA OCCUPATIONAL SAFETY HAZARD AUTHORITYADAAG - AMERICAN WITH DISABILITIES ACT ACCESSIBILITY GUIDELINESSOUTH SAN FRANCISCO, CALIFORNIA MUNICIPAL CODE, TITLE 20 ZONINGTYPE I-A (PER CBC 603, 503.1.2 - BUILDINGS AREA SAME LOT, REGULATED AS SEPARATE BUILDINGS)GENERATOR ROOM4 HRPRIMARY STRUCTURAL FRAME 3 HREXTERIOR BEARING WALLS3 HRINT. BEARING WALLS SUPPORTING ROOF ONLY 3 HRFLOOR CONSTRUCTION2 HRROOF CONSTRUCTION1 1/2 HRSHAFT ENCLOSURES2 HRSTAIR ENCLOSURES2 HRBLDG 01: 6; BLDG 02: 6; BLDG 03: 6; PARKING GARAGE: 7FULLY SPRINKLERED (PER CBC 403.3)CBC 403.4.3, CBC 905.3, NFPA 14YES (PER CBC 403.4.2, CBC 907.2.28)REQUIRED (PER CBC 913.2 TO BE CONFIRMED WITH ANTICIPATED FIRE WATER HYDRAULIC DEMAND)REQUIRED (403.4.6, 911)REQUIRED (PER CBC 1009.8)REQUIRED (PER CBC 403.4.2, 403.4.4)REQUIRED (PER CBC 918)REQUIRED (PER HIGHRISE, CBC 403.4.7)BUILDING HEIGHT: 114' - HIGHRISE (HIGHEST OCCUPIED FLOOR >75' ABOVE GRADE, PER CBC 403.1), LABORATORY (PER CBC 453)SUITE SIZE: 10,000 GSF MAX PER CBC 453.3.1SEPARATION REQUIREMENTS: 2HR PER CBC 453.4.1MEANS OF EGRESS: PER CBC 453.6VENTILATION: PER CBC 453.4.7SOUTH SAN FRANCISCO MUNICIPLE CODE - ECMRX DISTRICTNAME:ADDRESS:LOT C AREA:LOT D AREA:EL CAMINO MIXED USE PROJECT (R&D)180, 182, 186, 188 EL CAMINO REAL, 415 SPRUCE AVESOUTH SAN FRANCISCO, CA 94080264,160.9 SF141,452.86 SF S S SSSS S S S S S S S SSMHRIM=36.04INV=24.0SSMHRIM=33.67INV=22.1INV=19.8RIM=30.76SSMH SSMHRIM=39.04INV=23.3 SSMHRIM=38.76INV=22.5 SDMHRIM=38.63INV=23.9 CBGR=37.42INV=34.4 INV=33.5 GR=36.86 CB CBGR=37.03INV=32.3 ININV=31.9 OUT CBGR=36.18INV=30.5 CBGR=35.77INV=28.8 CBGR=34.18INV=30.9 INV=24.6 GR=38.22 CB SSMHRIM=36.55INV=20.75 ININV=20.1 THRU CBGR=28.70INV=18.3 CBGR=27.10INV=17.4 475.1'320.0'40.6'19.9'40.6'19.9'268.7'120.0'125.2'199.9'10"W10"W12"WWB 8"SS 10"SS10"SS10"SS8"SS8"SS8"SS8"SS SSCO SSCO SSCO SSCO SSCO SSCO SSCO 8"SS8"SSTB TB TB FOB CTV 66"SD12"SD15"SD15"SD 15"SD15"SD 18"SD18"SD18"SD15"SD21"SD21"SD 12"SD 12"SD 15"SD 15"SD 18"SD 66"SD66"SD66"SD66"SD66"SD66"SD66"SDEB TB SLBTBEP CONCRETE SSMHRIM=27.52INV=17.0 ASPHALT ASPHALT ASPHALTASPHALT CONCRETE RAMPCONCRETETECONCRETE RAMPCONCRETE CONCRETE R A M P PLANTER PLANTER LANDSCAPINGTERAMP PED LANDSCAPINGLANDSCAPINGCONCRETE CONCRETE ASPHALT ASPHALT ASPHALT ASPHALT ASPHALT AREA UNDERCONSTRUCTION UB PED ASPHALT ASPHALT L/S SLB EBEBEBEBSLBEBEB EB TSB EB TSB EM SLB TSBTSB TSB SLB TSB EB SLB DET BUILDING AREA: 137,771± SQ. FT. EXISTING ONE STORY BUILDING BUILDING HEIGHT 30'± 180 EL CAMINO REAL #2 2ap 4ap 2ap 3ap 1ap 19 16 17 23 24 23 24 23 23 2 8 23 8 15 15 14 13 10 10 7 6 5 3 22 9 8 8 6 1 11 17 12 14 8 33 19 20 18 20 20 22 20 19 20 22 1 .7 ' F H5.2 ' W V 5.5' DI1.8' LT2.3' LT2.0' LT2.0' LT2.1' LT1.9' LT4.7' FC4.9' FC 1.2' FC1.7' LT1.3' LT4.6' CB 2.0' CB2.0' CB4.9' CB 0.2' FW5.0' FW2.6' LT 2.6' LT 5.2' FW 1.9' FH 5.0' FW 2.6' TW 5.0' FW 2.4' LT 5.0' FW 2.6' LT 5.0' FW 2.5' LT 5.1' FW 2.2' FW 5.0' FC 0.4' FC4.5' LT0.2' FC0.1' FC0.2' FC3.1' TSB2.7' LT0.6' FC4.1' FC0.7' FC4.1' FC4.0' FC0.8' FC4.0' DI6 .3 ' T S B 2 .4 ' T S L 0.1' TSL3.7' SLB4.9' WM 2.2' FC 0.9' EB2.3' EB 2 .9 ' L T 3 .3 'L T 1 .8 ' F C 1 .9 ' F C4.7 ' S IG N 3 .5 ' F D C 1 .5 ' W V2.9 ' L T 1 .6 ' W M 2 .0 ' F C 1 .9 ' F C 1.0' FC0.8' FC0.7' FCACCESSSITEACCESSSITEA C C E S SSITE A C C E S SSITE ACCESS SITE ACCESSSITEACCESSSITEACCESSSITEACCESSSITE0.5' FC72.3' BL 60.5' BL79.3' BL62.3' BL1 4 1 .9 ' B L LOWEST POINT ALONG EL CAMINO REAL PARCEL PROPERTY LINE: 41.40HIGHEST POINT ALONG EL CAMINO REAL PARCEL PROPERTY LINE: 54.70PER SSF TITLE 20 - CH. 20.040.005 (2)"Building height is measured from the average level of the highest and lowest point of the property along El Camino Real to the highest point of the roof ride, or parapet wall."CITY DATUM: (+54.70+41.40)/2 = +48.05LOADINGLOADINGEL CAMINO REALSOUTH SPRUCE AVENUEHUNTINGTON AVENUELOT CLOT DLOT B 1. Glass, Low Iron Clear Glass2. Screen, Live Green Wall Screen3. Metal Panel, Metallic White / Champagne Finish4. Glass Assembly, Fritted Low-e Insulated Glass5. GFRC, Dark Gray Color Finish6. Metal, Stainless Steel Brushed Finish7. Aluminum Metal, Wood like Finish8. Plaster, White Color Finish9. Glass Assembly, Shadowbox Glass10. Textured GFRC, Dark Gray Color Finish 151224145261. Cementitious Rainscreen Panels2. Cast in Place Architectural Concrete3. Aluminum with Metallic Coating, Louver Screen4. Aluminum with Metallic Coating, Dark Gray5. Glass, Reflective6.Wood 1. Glass, Low Iron Clear Glass2. Screen, Live Green Wall Screen3. Metal Panel, Metallic White / Champagne Finish4. Glass Assembly, Fritted Low-e Insulated Glass5. GFRC, Dark Gray Color Finish6. Metal, Stainless Steel Brushed Finish7. Aluminum Metal, Wood like Finish8. Plaster, White Color Finish9. Glass Assembly, Shadowbox Glass10. Textured GFRC, Dark Gray Color Finish144421416411141414 LEVEL G01+35' - 0"LEVEL G02+46' - 4"LEVEL G03+56' - 6"LEVEL G04+66' - 8"LEVEL G05+76' - 10"LEVEL G06+87' - 0"LEVEL G07 (ROOF)+97' - 2"60°PARKING STRUCTURE HEIGHT65'-11"REAR PROPERTY LINED A Y L IG H T P L A N E 186 EL CAMINO(PARKING GARAGE)EL CAMINO REAL398'-6" - EL CAMINO REAL OVERALL SITE FRONTAGEMIN REQ SETBACK12'-0"LEVELS 1-2 SETBACK16'-0"LEVELS 4 - 6 MIN. SETBACK13'-3"268'-2" - 66% ACTIVE SITE FRONTAGECITY DATUM+48' - 0 39/64"BLDG1 - LEVEL 01+43' - 6"BLDG1 - LEVEL 02+61' - 6"BLDG1 - LEVEL 03+77' - 6"BLDG1 - LEVEL 04+93' - 6"BLDG1 - LEVEL 05+109' - 6"BLDG1 - LEVEL 06+125' - 6"BLDG1 - ROOF+141' - 6"BLDG1 - PENTHOUSE ROOF+157' - 6"75°80'-0"STREET WALL STEPBACK16'-0"STREET WALL HEIGHT29'-5"PROPERTY LINESTEPBACK LINEEL CAMINO REAL180 EL CAMINO(BUILDING 01)CITY DATUM+48' - 0 39/64"BLDG1 - LEVEL 01+43' - 6"BLDG1 - LEVEL 02+61' - 6"BLDG1 - LEVEL 03+77' - 6"BLDG1 - LEVEL 04+93' - 6"BLDG1 - LEVEL 05+109' - 6"BLDG1 - LEVEL 06+125' - 6"BLDG1 - ROOF+141' - 6"BLDG1 - PENTHOUSE ROOF+157' - 6"2 FT ABOVE SIDEWALK12 FT ABOVE SIDEWALK2 FT ABOVE SIDEWALK12 FT ABOVE SIDEWALK180 EL CAMINO(BUILDING 1)CITY DATUM+48' - 0 39/64"BLDG1 - LEVEL 01+43' - 6"BLDG1 - LEVEL 02+61' - 6"BLDG1 - LEVEL 03+77' - 6"BLDG1 - LEVEL 04+93' - 6"BLDG1 - LEVEL 05+109' - 6"BLDG1 - LEVEL 06+125' - 6"BLDG1 - ROOF+141' - 6"BLDG1 - PENTHOUSE ROOF+157' - 6"75°80'-0"PROPERTY LINESTEPBACK LINESTREETWALL HEIGHT29'-5"STREET WALL STEPBACK16'-8"EL CAMINO REAL180 EL CAMINO(BUILDING 01) PARKING AREA51,469 SFEXEMPT1,092 SFTYPICALR&D7,610 SFTYPICALEXEMPT (2%)8,360 SFTYPICALEXEMPT (2%)8,122 SFTYPICALEXEMPT (2%)490 SFTYPICALEXEMPT104 SFTYPICALEXEMPT345 SFTYPICALEXEMPT101 SFTYPICALEXEMPT343 SFTYPICALEXEMPT526 SFTYPICALR&D5,434 SFTYPICALR&D6,579 SFTYPICALR&D5,508 SFTYPICALR&D559 SFTYPICALR&D535 SFTYPICALR&D158 SFTYPICALEXEMPT755 SFTYPICALR&D104 SFTYPICALEXEMPT157 SFTYPICALEXEMPT157 SFTYPICALEXEMPT157 SFTYPICALEXEMPT159 SFTYPICALEXEMPT36,818 SFTYPICALR&D41,633 SFTYPICALR&D38,839 SFTYPICALR&D611 SFTYPICALEXEMPT314 SFTYPICALEXEMPT (2%)490 SFTYPICALEXEMPT312 SFTYPICALEXEMPT (2%)638 SFTYPICALEXEMPT625 SFTYPICALEXEMPT314 SFTYPICALEXEMPT (2%)157 SFTYPICALEXEMPT339 SFTYPICALEXEMPT34 SFTYPICALEXEMPT (2%)121 SFTYPICALEXEMPT (2%)622 SFTYPICALEXEMPT624 SFTYPICALEXEMPT314 SFTYPICALEXEMPT (2%)34 SFTYPICALEXEMPT (2%)339 SFTYPICALEXEMPT158 SFTYPICALEXEMPT314 SFTYPICALEXEMPT (2%)623 SFTYPICALEXEMPT63 SFTYPICALEXEMPT (2%)403 SFTYPICALEXEMPT (2%)97 SFTYPICALEXEMPT (2%)104 SFTYPICALEXEMPT157 SFTYPICALEXEMPT105 SFTYPICALEXEMPT110 SFTYPICALEXEMPT (2%)110 SFTYPICALEXEMPT (2%)38,839 SFTYPICALR&D36,818 SFTYPICALR&D41,545 SFTYPICALR&D611 SFTYPICALEXEMPT314 SFTYPICALEXEMPT (2%)490 SFTYPICALEXEMPT157 SFTYPICALEXEMPT312 SFTYPICALEXEMPT (2%)638 SFTYPICALEXEMPT625 SFTYPICALEXEMPT314 SFTYPICALEXEMPT (2%)157 SFTYPICALEXEMPT339 SFTYPICALEXEMPT34 SFTYPICALEXEMPT (2%)403 SFTYPICALEXEMPT (2%)622 SFTYPICALEXEMPT624 SFTYPICALEXEMPT314 SFTYPICALEXEMPT (2%)34 SFTYPICALEXEMPT (2%)339 SFTYPICALEXEMPT158 SFTYPICALEXEMPT314 SFTYPICALEXEMPT (2%)623 SFTYPICALEXEMPT63 SFTYPICALEXEMPT (2%)121 SFTYPICALEXEMPT (2%)104 SFTYPICALEXEMPT97 SFTYPICALEXEMPT (2%)110 SFTYPICALEXEMPT (2%)110 SFTYPICALEXEMPT (2%)104 SFTYPICALEXEMPT105 SFTYPICALEXEMPT157 SFTYPICALEXEMPT110 SFTYPICALEXEMPT (2%)110 SFTYPICALEXEMPT (2%)41,545 SFTYPICALR&D36,906 SFTYPICALR&D38,839 SFTYPICALR&D611 SFTYPICALEXEMPT314 SFTYPICALEXEMPT (2%)490 SFTYPICALEXEMPT157 SFTYPICALEXEMPT312 SFTYPICALEXEMPT (2%)638 SFTYPICALEXEMPT625 SFTYPICALEXEMPT314 SFTYPICALEXEMPT (2%)157 SFTYPICALEXEMPT339 SFTYPICALEXEMPT34 SFTYPICALEXEMPT (2%)403 SFTYPICALEXEMPT (2%)622 SFTYPICALEXEMPT624 SFTYPICALEXEMPT34 SFTYPICALEXEMPT (2%)339 SFTYPICALEXEMPT314 SFTYPICALEXEMPT (2%)623 SFTYPICALEXEMPT63 SFTYPICALEXEMPT (2%)104 SFTYPICALEXEMPT97 SFTYPICALEXEMPT (2%)121 SFTYPICALEXEMPT (2%)110 SFTYPICALEXEMPT (2%)158 SFTYPICALEXEMPT157 SFTYPICALEXEMPT110 SFTYPICALEXEMPT (2%)110 SFTYPICALEXEMPT (2%)41,547 SFTYPICALR&D36,817 SFTYPICALR&D36,218 SFTYPICALR&D611 SFTYPICALEXEMPT314 SFTYPICALEXEMPT (2%)490 SFTYPICALEXEMPT157 SFTYPICALEXEMPT638 SFTYPICALEXEMPT625 SFTYPICALEXEMPT314 SFTYPICALEXEMPT (2%)157 SFTYPICALEXEMPT339 SFTYPICALEXEMPT34 SFTYPICALEXEMPT (2%)622 SFTYPICALEXEMPT314 SFTYPICALEXEMPT (2%)34 SFTYPICALEXEMPT (2%)339 SFTYPICALEXEMPT158 SFTYPICALEXEMPT314 SFTYPICALEXEMPT (2%)623 SFTYPICALEXEMPT63 SFTYPICALEXEMPT (2%)121 SFTYPICALEXEMPT (2%)104 SFTYPICALEXEMPT97 SFTYPICALEXEMPT (2%)110 SFTYPICALEXEMPT (2%)104 SFTYPICALEXEMPT157 SFTYPICALEXEMPT157 SFTYPICALEXEMPT105 SFTYPICALEXEMPT110 SFTYPICALEXEMPT (2%)52,151 SFTYPICALR&D34,528 SFTYPICALR&D38,721 SFTYPICALR&D611 SFTYPICALEXEMPT314 SFTYPICALEXEMPT (2%)490 SFTYPICALEXEMPT157 SFTYPICALEXEMPT312 SFTYPICALEXEMPT (2%)638 SFTYPICALEXEMPT625 SFTYPICALEXEMPT314 SFTYPICALEXEMPT (2%)157 SFTYPICALEXEMPT339 SFTYPICALEXEMPT34 SFTYPICALEXEMPT (2%)121 SFTYPICALEXEMPT (2%)622 SFTYPICALEXEMPT624 SFTYPICALEXEMPT314 SFTYPICALEXEMPT (2%)34 SFTYPICALEXEMPT (2%)339 SFTYPICALEXEMPT158 SFTYPICALEXEMPT314 SFTYPICALEXEMPT (2%)623 SFTYPICALEXEMPT63 SFTYPICALEXEMPT (2%)403 SFTYPICALEXEMPT (2%)97 SFTYPICALEXEMPT (2%)96 SFTYPICALEXEMPT (2%)104 SFTYPICALEXEMPT110 SFTYPICALEXEMPT (2%)110 SFTYPICALEXEMPT (2%)110 SFTYPICALEXEMPT (2%)105 SFTYPICALEXEMPT157 SFTYPICALEXEMPT42,891 SFTYPICALR&D17,061 SFTYPICALR&D361 SFTYPICALEXEMPT (2%)6,049 SFTYPICALEXEMPT (2%)363 SFTYPICALEXEMPT (2%)4,474 SFTYPICALEXEMPT (2%)3,419 SFTYPICALR&D2,068 SFTYPICALR&D10,771 SFTYPICALR&D6,225 SFTYPICALR&D1,277 SFTYPICALR&D2,579 SFTYPICALR&D4,159 SFTYPICALR&D Typical 21,523.48 SF Residential Typical 31,386.77 SF PARKING Typical 14,903.45 SF Residential Typical 29,820.5 SF PARKING Typical 37,941.86 SF Residential Typical 34,522.54 SF Residential Typical 34,522.54 SF Residential Typical 34,987.2 SF Residential Typical 28,421.47 SF Residential LOADINGEL CAMINO REALSOUTH SPRUCE AVENUESAFEWAY190 EL CAMINOHUNTINGTON AVENUENORTH INTERIOR STREETSOUTH INTERIOR STREETBUILDING 01180 EL CAMINOBUILDING 02182 EL CAMINOBUILDING 03188 EL CAMINOPARKING GARAGE186 EL CAMINORESIDENTIAL415 SPRUCE AVENUETO PODIUM40'-2"AP5.0.0101AP5.0.0102AP5.0.0103AP5.0.0104AP5.0.0201AP5.0.0204AP5.0.0206AP5.0.0202AP5.0.02032 2 '-2 "39'-10"TO PODIUM38'-2"TO PODIUM175'-9"TO TOWER64'-7"TO TOWER198'-11"TO TOWER54'-0"TOWER WIDTH180'-9"TOWER LENGTH279'-0"TOWER WIDTH148'-8"PODIUM LENGTH172'-0"27'-6"95'-1"PODIUM WIDTH194'-4"PODIUM WIDTH160'-10"TOWER LENGTH279'-0"TOWER LENGTH310'-5"TOWER WIDTH154'-0"62'-1"TOWER WIDTH212'-0"T O W E R L E N G T H311'-5 "TOWER LENGTH357'-2"TOWER WIDTH154'-1"196194192191 EL CAMINO192/194/196 El Camino 1A5.0.052A5.0.053A5.0.054A5.0.0501AP5.0.0602AP5.0.06LOADINGLOADINGEL CAMINO REALSOUTH SPRUCE AVENUESAFEWAYHUNTINGTON AVENUENORTH INTERIOR STREETSOUTH INTERIOR STREETAMENITYLOBBY?AP5.0.0101AP5.0.0102AP5.0.0103AP5.0.0104AP5.0.0201AP5.0.0204AP5.0.0206AP5.0.0202AP5.0.020301AP5.0.0502AP5.0.0503AP5.0.0504AP5.0.05LOBBYLOBBYLOBBYBUILDING 01180 EL CAMINOBUILDING 02182 EL CAMINOBUILDING 03188 EL CAMINOPARKING GARAGE186 EL CAMINORESIDENTIAL415 SPRUCE AVENUE DNDN1-11-21-73-A1-K3-C3-D3-FLOBBY1-41-5ATHLETIC CLUBEMERGENCY GENERATOR ROOMSTAIR 13-13-23-33-43-53-63-73-83-93-102-22-32-42-52-62-72-82-92-102-C2-E2-F2-H1-B1-A1-C1-D1-E1-F1-G1-HMPOEFCCLAB/OFFICESUBSTATIONGENERATOR2-12-A2-B3-G3-H1-81-91-31-62-D2-G3-B3-ESECONARY ENTRYPRIMARY ENTRY1-L1-2.2COFFEE SHOPTRAINING ROOMTRAINING ROOMCONFERENCE1-JRESTAURANTLAB/OFFICESUBSTATIONLOBBY / PREFUNCTIONLOBBYSUBSTATIONGENERATORBIKEBIKE/SHOWER294'-6"221'-11"149'-3"170'-7"308'-6"CONFERENCE AMENITYCONFERENCE AMENITY1-11-21-71-K1-41-5PARKING1-B1-A1-C1-D1-E1-F1-G1-H1-81-91-31-61-L1-2.21-JBIKE296'-11"198'-10" 1-11-21-73-A1-K3-C3-D3-F1-41-53-13-23-33-43-53-63-73-83-93-102-22-32-42-52-62-72-82-92-102-C2-E2-F2-H1-B1-A1-C1-D1-E1-F1-G1-H2-12-A2-B3-G3-H1-81-91-31-62-D2-G3-B3-ETERRACE1-LTERRACELAB/OFFICELAB/OFFICE1-2.21-JLAB/OFFICELAB/OFFICELAB/OFFICE310'-6"154'-0"154'-0"278'-11"221'-6"320'-9"1-11-21-73-A1-K3-C3-D3-F1-41-53-13-23-33-43-53-63-73-83-93-102-22-32-42-52-62-72-82-92-102-C2-E2-F2-H1-B1-A1-C1-D1-E1-F1-G1-H2-12-A2-B3-G3-H1-81-91-31-62-D2-G3-B3-E1-LLAB/OFFICE1-2.21-JLAB/OFFICELAB/OFFICETERRACETERRACE221'-6"320'-9"308'-6"175'-4"179'-10" 1-11-21-73-A1-K3-C3-D3-F1-41-53-13-23-33-43-53-63-73-83-93-102-22-32-42-52-62-72-82-92-102-C2-E2-F2-H1-B1-A1-C1-D1-E1-F1-G1-H2-12-A2-B3-G3-H1-81-91-31-62-D2-G3-B3-E1-LLAB/OFFICE1-2.21-JLAB/OFFICELAB/OFFICE310'-6"148'-0"150'-0"278'-0"1-11-21-73-A1-K3-C3-D3-F1-41-53-13-23-33-43-53-63-73-83-93-102-22-32-42-52-62-72-82-92-102-C2-E2-F2-H1-B1-A1-C1-D1-E1-F1-G1-H2-12-A2-B3-G3-H1-81-91-31-62-D2-G3-B3-E1-L1-2.21-JLAB/OFFICELAB/OFFICELAB/OFFICE180'-10"279'-0"310'-6"150'-0"148'-1"278'-0" 1-11-21-73-A1-K3-C3-D3-F1-41-53-13-23-33-43-53-63-73-83-93-102-22-32-42-52-62-72-82-92-102-C2-E2-F2-H1-B1-A1-C1-D1-E1-F1-G1-H2-12-A2-B3-G3-H1-81-91-31-62-D2-G3-B3-E1-L1-2.21-JCHILLER MECHTENANT EQUIP.TENANT EQUIP.SUBSTATIONSTORAGEEMER ELECTENANT EQUIP.SUBSTATIONCHILLER MECH TENANT EQUIP.STORAGE TENANT EQUIP.EMER. ELEC.STORAGETENANT EQUIP.CHILLER MECHTENANT EQUIP.SUBSTATIONEMER. ELEC.180'-9"279'-0"310'-7"154'-1"279'-1"154'-1"ROOFTOP MECHANICAL EQUIPMENTROOFTOP MECHANICAL EQUIPMENTROOFTOP MECHANICAL EQUIPMENTROOFTOP MECHANICAL EQUIPMENTROOFTOP MECHANICAL EQUIPMENTROOFTOP MECHANICAL EQUIPMENT1-11-21-73-A1-K3-C3-D3-F1-41-53-13-23-33-43-53-63-73-83-93-102-22-32-42-52-62-72-82-92-102-C2-E2-F2-H1-B1-A1-C1-D1-E1-F1-G1-H2-12-A2-B3-G3-H1-81-91-31-62-D2-G3-B3-E1-L1-2.21-JLAB/OFFICELAB/OFFICELAB/OFFICE310'-6"148'-0"150'-0"278'-0" FD FDFDFDHHHHHHHHHHHHHHHHHHH HH HHHH H H HH CCCCCCCCCCCCCCCCCC C C C C C C C C C C C C C C C C CCCCC AMBEVEVEVAEVAEVAEVVAEVVAEVAAMBAMBAMBEVEVEVEVCAVCAVCAVCAVF D FDFDFDFDFDFDCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCC C C C C C C C C C C C C C C C C C C C C C C C C C C C C C CCCCCCCCCCCCCCCCC EVEVEVEVEVEVEVEVEVEVEVEVEVEVEVEVCAVCAVEVEVCAVCAVEVEVFDFDFDFDFDFDFDFDFDFDCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCC C C C C C C C C C C C C C C C C C C C C C C C C C C C C C CCCCCCCCCCCCCCCCC EVEVEVEVEVEVEVEVEVEVEVEVEVEVEVEVCAVCAVEVEVCAVCAVEVEVFDFDFDFDFDFDFDFDFDFDFDFDCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCC C C C C C C C C C C C C C C C C C C C C C C C C C C C C C CCCCCCCCCCCCCCCCC EVEVEVEVEVEVEVEVEVEVEVEVEVEVEVEVCAVCAVEVEVCAVCAVEVEVG-1G-2G-3G-4G-DG-EG-FG-GG-HG-IG-JG-KG-LG-MG-NG-OG-PG-QG-RG-SG-TPARKINGG-S.9G-S.2G-Q.2345'-8"193'-0"G-1G-2G-3G-4G-DG-EG-FG-GG-HG-IG-JG-KG-LG-MG-NG-OG-PG-QG-RG-SG-TPARKINGG-S.9G-S.2G-Q.2345'-8"193'-0"G-1G-2G-3G-4G-DG-EG-FG-GG-HG-IG-JG-KG-LG-MG-NG-OG-PG-QG-RG-SG-TPARKINGG-S.9G-S.2G-Q.2345'-8"193'-0"G-1G-2G-3G-4G-DG-EG-FG-GG-HG-IG-JG-KG-LG-MG-NG-OG-PG-QG-RG-SG-TPARKINGG-S.9G-S.2G-Q.2345'-8"193'-0" FDFDFDFDFDFDFDFDFDFDFDFDFDFDCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCC C C C C C C C C C C C C C C C C C C C C C C C C C C C C C CCCCCCCCCCCCCCCCC EVEVEVEVEVEVEVEVEVEVEVEVEVEVEVEVCAVCAVEVEVCAVCAVEVEVFDFDFDFDFDFDFDFDFDFDFDCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCC C C C C C C C C C C C C C C C C C C C C C C C C C C C C C CCCCCCCCCCCCCCCCC EVEVEVEVEVEVEVEVEVEVEVEVEVEVEVEVCAVCAVEVEVCAVCAVEVEVFDFDFDFDFDFDFDCCCCCCCCCCCCCCCC C C C C C C C C C C C C C C C C CC EVEVEVEVEVEVEVEVEVEVEVEVEVEVEVEVCAVCAVEVEVCAVCAVEVEVEVEVEVEVEVEVEVEVEVEVEVEVEVEVCAVCAVEVEVCAVCAVEVEVC C C C C C C C C CCC CC C EVEVEVEVEVEVEVEVEVEVEVEVEVEVCAVCAVEVEVCAVCAVEVEVC C C C C C C C C CCC CC C FDFDG-1G-2G-3G-4G-DG-EG-FG-GG-HG-IG-JG-KG-LG-MG-NG-OG-PG-QG-RG-SG-TPARKINGG-S.9G-S.2G-Q.2345'-8"193'-0"G-1G-2G-3G-4G-DG-EG-FG-GG-HG-IG-JG-KG-LG-MG-NG-OG-PG-QG-RG-SG-TPARKINGG-S.9G-S.2G-Q.2345'-8"193'-0"G-1G-2G-3G-4G-DG-EG-FG-GG-HG-IG-JG-KG-LG-MG-NG-OG-PG-QG-RG-SG-TPARKINGG-S.9G-S.2G-Q.2345'-8"193'-0"G-1G-2G-3G-4G-DG-EG-FG-GG-HG-IG-JG-KG-LG-MG-NG-OG-PG-QG-RG-SG-TG-S.9G-S.2G-Q.2345'-8"193'-0" 96"96"96"96"4-1 4-2 4-3 4-4 4-5 4-7 4-A 4-D 4-E 4-F 4-G 4-H 4-I 4-J 4-K 4-L 4-6 4-B 4-C 4-9 4-10 4-11 4-12 4-134-85'-0"5 '-0 " S S S S S S SSS S A S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S AA AA A ±0' -0" + 5' -0" AMENITY AMENITY LOBBY BIKE 4-1 4-2 4-3 4-4 4-5 4-7 4-A 4-D 4-E 4-F 4-G 4-H 4-I 4-J 4-K 4-L 4-6 4-B 4-C 4-9 4-10 4-11 4-12 4-134-8 + 22' -0" AMENITY 4-1 4-2 4-3 4-4 4-5 4-7 4-A 4-D 4-E 4-F 4-G 4-H 4-I 4-J 4-K 4-L 4-6 4-B 4-C 4-9 4-10 4-11 4-12 4-134-8 5'-0"5 '-0 " 5 '-0 " S S S S S S SSS S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S C C C C C C C C C S S S S S S S S S S SS SS SSS S S S S S +10' -00" 4-1 4-2 4-3 4-4 4-5 4-7 4-A 4-D 4-E 4-F 4-G 4-H 4-I 4-J 4-K 4-L 4-6 4-B 4-C 4-9 4-10 4-11 4-12 4-134-8 + 34' -0" 4-1 4-2 4-3 4-4 4-5 4-7 4-A 4-D 4-E 4-F 4-G 4-H 4-I 4-J 4-K 4-L 4-6 4-B 4-C 4-9 4-10 4-11 4-12 4-134-8 + 46' -0" 2 0 2 '-0 "263'-10"154'-10"60'-0"4-1 4-2 4-3 4-4 4-5 4-7 4-A 4-D 4-E 4-F 4-G 4-H 4-I 4-J 4-K 4-L 4-6 4-B 4-C 4-9 4-10 4-11 4-12 4-134-8 + 58' -0" 2 0 2 '-0 "263'-10"154'-10"60'-0"151'-1"4-1 4-2 4-3 4-4 4-5 4-7 4-A 4-D 4-E 4-F 4-G 4-H 4-I 4-J 4-K 4-L 4-6 4-B 4-C 4-9 4-10 4-11 4-12 4-134-8 5 '-0 "5'-0"5 '-0 " + 70' -0"257'-10"148'-5"47'-0"1 9 0 '-0 " 4-1 4-2 4-3 4-4 4-5 4-7 4-A 4-D 4-E 4-F 4-G 4-H 4-I 4-J 4-K 4-L 4-6 4-B 4-C 4-9 4-10 4-11 4-12 4-134-8 1 9 0 '-0 1 1 /1 6 "257'-10 5/16"145'-1 3/4"48'-0"139'-1" CITY DATUM+48' - 0 39/64"1-7LEVEL G01+35' - 0"LEVEL G02+46' - 4"LEVEL G03+56' - 6"LEVEL G04+66' - 8"LEVEL G05+76' - 10"LEVEL G06+87' - 0"LEVEL G07 (ROOF)+97' - 2"1-41-511'-4" 10'-2"10'-2"10'-2" 10'-2"10'-2"2-22-32-42-52-62-72-82-92-101-31-61-2.2PLPLPLLEVEL G08 (T.O.P)+126' - 4"BUILDING HEIGHT78'-3"CITY DATUM+48' - 0 39/64"LEVEL G01+35' - 0"LEVEL G02+46' - 4"LEVEL G03+56' - 6"LEVEL G04+66' - 8"LEVEL G05+76' - 10"LEVEL G06+87' - 0"LEVEL G07 (ROOF)+97' - 2"10'-2"10'-2"10'-2"10'-2"10'-2"11'-4"PLLEVEL G08 (T.O.P)+126' - 4"BUILDING HEIGHT78'-3"CITY DATUM+48' - 0 39/64"BLDG1 - LEVEL 01+43' - 6"BLDG1 - LEVEL 02+61' - 6"BLDG1 - LEVEL 03+77' - 6"BLDG1 - LEVEL 04+93' - 6"BLDG1 - LEVEL 05+109' - 6"BLDG1 - LEVEL 06+125' - 6"BLDG1 - ROOF+141' - 6"1-7BLDG1 - PENTHOUSE ROOF+157' - 6"BLDG1 - T.O.P+142' - 6"1-41-516'-0"16'-0"16'-0"16'-0"16'-0"16'-0"18'-0"PARAPET HEIGHT94'-5"EL CAMINO REAL3-13-23-33-43-53-63-73-83-93-10PENTHOUSE HEIGHT109'-5"1-31-61-2.2PLPLPLCITY DATUM+48' - 0 39/64"BLDG1 - LEVEL 01+43' - 6"BLDG1 - LEVEL 02+61' - 6"BLDG1 - LEVEL 03+77' - 6"BLDG1 - LEVEL 04+93' - 6"BLDG1 - LEVEL 05+109' - 6"BLDG1 - LEVEL 06+125' - 6"BLDG1 - ROOF+141' - 6"BLDG1 - PENTHOUSE ROOF+157' - 6"BLDG1 - T.O.P+142' - 6"Per 20.040.005 (A.2) - Building height is measured from the average level of the highest and lowest point of the property along El Camino Real (established as 'CITY DATUM') to the highest point of the roof ride, or parapet wall.16'-0"16'-0"16'-0"16'-0"16'-0"18'-0"PARAPET HEIGHT94'-5"PENTHOUSE HEIGHT109'-5"15'-0"1'-0"PLPL CITY DATUM+48' - 0 39/64"BLDG3 - LEVEL 01+43' - 6"BLDG3 - LEVEL 02+61' - 6"BLDG3 - LEVEL 04+93' - 6"BLDG3 - LEVEL 05+109' - 6"BLDG3 - LEVEL 06+125' - 6"BLDG3 - PENTHOUSE+141' - 6"BLDG3 - MECH ROOF+157' - 6"BLDG3 - LEVEL 03+77' - 6"16'-0"16'-0"16'-0"16'-0"16'-0"18'-0"16'-0"PENTHOUSE HEIGHT109'-5"BLDG3 - T.O.P.+142' - 6"PARAPET HEIGHT94'-5"CITY DATUM+48' - 0 39/64"BLDG2 - LEVEL 01+43' - 3"BLDG2 - LEVEL 02+61' - 3"BLDG2 - LEVEL 04+93' - 3"BLDG2 - LEVEL 05+109' - 3"BLDG2 - LEVEL 06+125' - 3"BLDG2 - ROOF+141' - 3"BLDG2 - PENTHOUSE ROOF+157' - 3"BLDG2 - T.O.P.+142' - 3"BLDG2 - LEVEL 03+77' - 3"PARAPET HEIGHT94'-2"PENTHOUSE HEIGHT109'-2"15'-0"1'-0"16'-0"16'-0"16'-0"16'-0"16'-0"18'-0"CITY DATUM+48' - 0 39/64"BLDG1 - LEVEL 01+43' - 6"BLDG1 - LEVEL 02+61' - 6"BLDG1 - LEVEL 03+77' - 6"BLDG1 - LEVEL 04+93' - 6"BLDG1 - LEVEL 05+109' - 6"BLDG1 - LEVEL 06+125' - 6"BLDG1 - ROOF+141' - 6"1-KBLDG1 - PENTHOUSE ROOF+157' - 6"BLDG1 - T.O.P+142' - 6"16'-0"16'-0"16'-0"16'-0"16'-0"16'-0"18'-0"PARAPET HEIGHT94'-5"1-B1-A1-C1-D1-E1-F1-G1-HPENTHOUSE HEIGHT109'-5"1-JCITY DATUM+48' - 0 39/64"BLDG2 - LEVEL 01+43' - 3"BLDG2 - LEVEL 02+61' - 3"BLDG2 - LEVEL 04+93' - 3"BLDG2 - LEVEL 05+109' - 3"BLDG2 - LEVEL 06+125' - 3"BLDG2 - ROOF+141' - 3"BLDG2 - PENTHOUSE ROOF+157' - 3"BLDG2 - T.O.P.+142' - 3"BLDG2 - LEVEL 03+77' - 3"PARAPET HEIGHT94'-2"16'-0"16'-0"16'-0"16'-0"16'-0"18'-0"15'-0"1'-0"PENTHOUSE HEIGHT109'-2"CITY DATUM+48' - 0 39/64"G-AG-BG-CG-DG-EG-FG-GG-HLEVEL G01+35' - 0"LEVEL G02+46' - 4"LEVEL G03+56' - 6"LEVEL G04+66' - 8"LEVEL G05+76' - 10"LEVEL G06+87' - 0"LEVEL G07 (ROOF)+97' - 2"G-IG-JG-KG-LG-MG-NG-OG-PG-QG-RG-SG-T10'-2"10'-2"10'-2"10'-2"10'-2"11'-4"LEVEL G08 (T.O.P)+126' - 4"BUILDING HEIGHT78'-3"CITY DATUM+48' - 0 39/64"BLDG3 - LEVEL 01+43' - 6"BLDG3 - LEVEL 02+61' - 6"BLDG3 - LEVEL 04+93' - 6"BLDG3 - LEVEL 05+109' - 6"BLDG3 - LEVEL 06+125' - 6"BLDG3 - PENTHOUSE+141' - 6"BLDG3 - MECH ROOF+157' - 6"BLDG3 - LEVEL 03+77' - 6"18'-0" 16'-0" 16'-0" 16'-0" 16'-0" 16'-0"PENTHOUSE HEIGHT109'-5"16'-0"BLDG3 - T.O.P.+142' - 6"PARAPET HEIGHT94'-5" RESI -LEVEL 001 +33' -0" RESI -LEVEL 002 +44' -0" RESI -LEVEL 003 +56' -0" RESI -LEVEL 004 +67' -0" RESI-LEVEL 005 +78' -0" RESI -LEVEL 006 +89' -0" RESI -LEVEL 007 +100' -0" 4-D 4-E 4-F 4-G 4-H 4-I 4-J 4-K 4-L RESI -LEVEL ROOF +111' -0"1'-0"11'-0"11'-0"11'-0"11'-0"11'-0"12'-0"11'-0"RESI -T.O.P +112' -0" CITY DATUM +48' -0 39/64"BUILDING HEIGHT63'-11"PL PL RESI -LEVEL 001 +33' -0" RESI -LEVEL 002 +44' -0" RESI -LEVEL 003 +56' -0" RESI -LEVEL 004 +67' -0" RESI-LEVEL 005 +78' -0" RESI -LEVEL 006 +89' -0" RESI -LEVEL 007 +100' -0" 4-14-24-34-44-54-7 RESI -LEVEL ROOF +111' -0"1'-0"11'-0"11'-0"11'-0"11'-0"11'-0"12'-0"11'-0"RESI -T.O.P +112' -0" CITY DATUM +48' -0 39/64" 4-6 BUILDING HEIGHT63'-11"PL PL RESI -LEVEL 001 +33' -0" RESI -LEVEL 002 +44' -0" RESI -LEVEL 003 +56' -0" RESI -LEVEL 004 +67' -0" RESI-LEVEL 005 +78' -0" RESI -LEVEL 006 +89' -0" RESI -LEVEL 007 +100' -0" RESI -LEVEL ROOF +111' -0"1'-0"11'-0"11'-0"11'-0"11'-0"11'-0"12'-0"11'-0"RESI -T.O.P +112' -0" CITY DATUM +48' -0 39/64"BUILDING HEIGHT63'-11"4-9 4-10 4-11 4-12 4-134-8 PLPL RESI -LEVEL 001 +33' -0" RESI -LEVEL 002 +44' -0" RESI -LEVEL 003 +56' -0" RESI -LEVEL 004 +67' -0" RESI-LEVEL 005 +78' -0" RESI -LEVEL 006 +89' -0" RESI -LEVEL 007 +100' -0" 4-D4-E4-F4-G4-H4-I4-J4-K4-L RESI -LEVEL ROOF +111' -0"1'-0"11'-0"11'-0"11'-0"11'-0"11'-0"12'-0"11'-0"RESI -T.O.P +112' -0" CITY DATUM +48' -0 39/64"BUILDING HEIGHT63'-11"PL PL CITY DATUM+48' - 0 39/64"CITY DATUM+48' - 0 39/64"BLDG1 - LEVEL 01+43' - 6"BLDG1 - LEVEL 02+61' - 6"BLDG1 - LEVEL 03+77' - 6"BLDG1 - LEVEL 04+93' - 6"BLDG1 - LEVEL 05+109' - 6"BLDG1 - LEVEL 06+125' - 6"BLDG1 - ROOF+141' - 6"1-7BLDG1 - LEVEL B01+32' - 2"LEVEL G01+35' - 0"LEVEL G02+46' - 4"LEVEL G03+56' - 6"LEVEL G04+66' - 8"LEVEL G05+76' - 10"LEVEL G06+87' - 0"LEVEL G07 (ROOF)+97' - 2"BLDG1 - PENTHOUSE ROOF+157' - 6"BLDG1 - T.O.P+142' - 6"1-41-510'-2"10'-2"10'-2"10'-2"10'-2"11'-4"16'-0"16'-0"16'-0"16'-0"16'-0"16'-0"18'-0"11'-4"PARAPET HEIGHT94'-5"3-13-23-33-43-53-63-73-83-93-10PENTHOUSE HEIGHT109'-5"1-31-61-2.2LEVEL G08 (T.O.P)+126' - 4"PLPLPLBUILDING HEIGHT78'-3"BLDG1 - LEVEL 01+43' - 6"BLDG1 - LEVEL 02+61' - 6"BLDG1 - LEVEL 03+77' - 6"BLDG1 - LEVEL 04+93' - 6"BLDG1 - LEVEL 05+109' - 6"BLDG1 - LEVEL 06+125' - 6"BLDG1 - ROOF+141' - 6"1-7BLDG1 - LEVEL B01+32' - 2"LEVEL G01+35' - 0"LEVEL G02+46' - 4"LEVEL G03+56' - 6"LEVEL G04+66' - 8"LEVEL G05+76' - 10"LEVEL G06+87' - 0"LEVEL G07 (ROOF)+97' - 2"BLDG1 - PENTHOUSE ROOF+157' - 6"BLDG1 - T.O.P+142' - 6"1-41-511'-4" 18'-0" 16'-0" 16'-0" 16'-0" 16'-0" 16'-0" 16'-0"11'-4" 10'-2" 10'-2"10'-2" 10'-2"10'-2"PARAPET HEIGHT94'-5"BUILDING HEIGHT78'-3"2-22-32-42-52-62-72-82-92-10PENTHOUSE HEIGHT109'-5"1-31-61-2.2LEVEL G08 (T.O.P)+126' - 4"PLPLPLCITY DATUM+48' - 0 39/64"LEVEL G01+35' - 0"LEVEL G02+46' - 4"LEVEL G03+56' - 6"LEVEL G04+66' - 8"LEVEL G05+76' - 10"LEVEL G06+87' - 0"LEVEL G07 (ROOF)+97' - 2"10'-2"10'-2"10'-2"10'-2"10'-2"11'-4"LEVEL G08 (T.O.P)+126' - 4"PLPLBUILDING HEIGHT78'-3"CITY DATUM+48' - 0 39/64"BLDG3 - LEVEL 01+43' - 6"BLDG3 - LEVEL 02+61' - 6"BLDG3 - LEVEL 04+93' - 6"BLDG3 - LEVEL 05+109' - 6"BLDG3 - LEVEL 06+125' - 6"BLDG3 - PENTHOUSE+141' - 6"BLDG3 - MECH ROOF+157' - 6"BLDG3 - LEVEL 03+77' - 6"16'-0"16'-0"16'-0"16'-0"16'-0"18'-0"PENTHOUSE HEIGHT109'-5"16'-0"BLDG3 - T.O.P.+142' - 6"PARAPET HEIGHT94'-5"PL CITY DATUM+48' - 0 39/64"RESI - LEVEL 001+33' - 0"RESI - LEVEL 002+44' - 0"RESI - LEVEL 003+56' - 0"RESI - LEVEL 004+67' - 0"RESI- LEVEL 005+78' - 0"RESI - LEVEL 006+89' - 0"RESI - LEVEL 007+100' - 0"RESI - LEVEL ROOF+111' - 0"RESI - T.O.P+112' - 0"180 ELCAMINO(BUILDING 01)SAFEWAY182 EL CAMINO(BUILDING 02)415 SPRUCE (RESIDENTIAL)BUILDING HEIGHT63'-11"1'-0"11'-0"11'-0"11'-0"11'-0"11'-0"12'-0"11'-0"CITY DATUM+48' - 0 39/64"RESI - LEVEL 001+33' - 0"RESI - LEVEL 002+44' - 0"RESI - LEVEL 003+56' - 0"RESI - LEVEL 004+67' - 0"RESI- LEVEL 005+78' - 0"RESI - LEVEL 006+89' - 0"RESI - LEVEL 007+100' - 0"RESI - LEVEL ROOF+111' - 0"RESI - T.O.P+112' - 0"186 EL CAMINO(PARKING GARAGE)415 SPRUCE AVENUE(RESIDENTIAL)BUILDING HEIGHT63'-11"1'-0"11'-0"11'-0"11'-0"11'-0"11'-0"12'-0"11'-0" CITY DATUM+48' - 0 39/64"BLDG1 - LEVEL 01+43' - 6"BLDG1 - LEVEL 02+61' - 6"BLDG1 - LEVEL 03+77' - 6"BLDG1 - LEVEL 04+93' - 6"BLDG1 - LEVEL 05+109' - 6"BLDG1 - LEVEL 06+125' - 6"BLDG1 - ROOF+141' - 6"1-KBLDG1 - PENTHOUSE ROOF+157' - 6"BLDG1 - T.O.P+142' - 6"1-J CITY DATUM+48' - 0 39/64"BLDG1 - LEVEL 01+43' - 6"BLDG1 - LEVEL 02+61' - 6"BLDG1 - LEVEL 03+77' - 6"BLDG1 - LEVEL 04+93' - 6"BLDG1 - LEVEL 05+109' - 6"BLDG1 - LEVEL 06+125' - 6"BLDG1 - ROOF+141' - 6"1-7BLDG1 - PENTHOUSE ROOF+157' - 6"BLDG1 - T.O.P+142' - 6"1-41-5 CITY DATUM+48' - 0 39/64"G-AG-BG-CLEVEL G01+35' - 0"LEVEL G02+46' - 4"LEVEL G03+56' - 6"LEVEL G04+66' - 8"LEVEL G05+76' - 10"LEVEL G06+87' - 0"LEVEL G07 (ROOF)+97' - 2"PRIMARY FRAME ELEMENTS:FORMED METAL (LIGHT TONE, METALLIC FINISH)STAIRS AND BALUSTRADES:PAINTED METAL (DARK GRAY METALLIC)STRUCTURAL CONCRETE FRAME, BEYONDSCREENING FINSPAINTED METAL (DARK GRAY METALLIC)GROUND LEVEL FRAME AND PANELS:PAINTED METAL (DARK GRAY METALLIC) RESI -LEVEL 001 +33' -0" RESI -LEVEL 002 +44' -0" RESI -LEVEL 003 +56' -0" RESI -LEVEL 004 +67' -0" RESI-LEVEL 005 +78' -0" RESI -LEVEL 006 +89' -0" RESI -LEVEL 007 +100' -0" 4-1 RESI -LEVEL ROOF +111' -0" RESI -T.O.P +112' -0" CITY DATUM +48' -0 39/64" CEMENTITIOUS RAINSCREEN PANELS CAST-IN-PLACE ARCHITECTURAL CONCRETE METAL COPING METAL WINDOW FRAMES 11'-0"11'-0"11'-0"11'-0"11'-0"12'-0"11'-0" 0 40 80 120 08-104 CONCEPT DIAGRAM L1.00 TO BART & CAL TRAIN POSSIBLE CONNECTION TO CENTENNIAL WAY TRAIL LOBBY LOBBY “FRONT COURTYARD” (OPEN GREEN SPACE) “FOREST GLEN”EL CAMINO REALRETAIL RETAIL VIEW OF COASTAL RIDGE VIEW OF SAN BRUNO MOUNTAIN EXISTING HEDGEROW BLDG 2 PROPOSED HOUSING BLDG 3 PARKING GARAGE “BACK COURTYARD” (OPEN GREEN SPACE) SALVATION ARMY YMCA BIKE BIKE BIKE CAFE SAFEWAY HUNTINGTON AVENUENORTH INTERIOR STREET SOUTH INTERIOR STREET RETAIL RETAIL PROPOSED HOUSING DROP-OFF LOBBY AND ELEVATORS PROPOSED RESIDENTIAL CONNEC T I O N T O CENTEN N I A L W A Y T R A I L S SP R U C E A V E ENTRY UPPER TERRACE LOBBY LOBBY VIEWING GARDEN UPPER TERRACE LEVEL 3 UPPER TERRACE LEVEL 2 UPPER TERRACE LEVEL 2 BLDG 1 UPPER TERRACE LEVEL 3 BIKE CONCEPT OPEN SPACE: THE “FRONT COURTYARD” NEEDS TO BE VISIBLE, OPEN, FLEXIBLE AND INVITING TO MAKE CONNECTIONS TO THE RESEARCH AND DEVELOPMENT USERS, SAFEWAY, ADJACENT RESIDENTIAL AND WIDER COMMUNITY, COMMUNITY CONNECTIONS ARE CRITICAL, BUILDING COMMUNITY, ONE OPEN SPACE AT A TIME! MEANDERING PEDESTRIAN SPINE AND CONNECTION TO BART OPEN GREEN SPACE INTERNAL CONNECTIONS BICYCLE CONNECTIONS LEGEND ORGANIZE THE OUTDOOR PEDESTRIAN SPACE TO FEEL LIKE A CAMPUS. THE MEANDERING SPINE: PROVIDE A CENTRAL MEANDERING PEDESTRIAN SPINE THROUGH THE CAMPUS CONNECTING THE PROPOSED SAFEWAY STORE TO HUNTINGTON AVENUE AND ONWARD TO THE SAN BRUNO BART STATION. INTERACTIVITY: PROVIDE CLEAR PEDESTRIAN CONNECTIONS BETWEEN THE BUILDING LOBBIES, PARKING GARAGE, SAFEWAY, SMALL RETAIL STORES AND THE INTERNAL DRIVE BETWEEN EL CAMINO REAL AND HUNTINGTON AVENUE. THE FRONT COURTYARD: CREATE A LARGE SEMI PUBIC OUTDOOR OPEN SPACE FACING THE PROPOSED SAFEWAY STORE AND BETWEEN BUILDINGS 1 AND 2. THIS AREA CAN ALLOW PUBLIC USE OF PRIVATELY-OWNED OPEN SPACE BY PROVIDING A PARK-LIKE SPACE FRONTING THE SAFEWAY STORE. THE SPACE CAN BE USED BY CAMPUS USERS AND SAFEWAY PATRONS AS AN UNPROGRAMMED RECREATION AREA AND AS OUTDOOR SEATING FOR THE CAFETERIA IN BUILDING 1. FOREST GLEN: CREATE A NARROW SPACE WITH INFORMAL GROVES OF TREES ALONG THE MEANDERING SPINE BETWEEN BUILDINGS 2 AND 3 TO CONTRAST WITH THE OPENNESS OF THE FRONT COURTYARD AND THE BACK COURTYARD. THE BACK COURTYARD: CREATE AN INTIMATE SEMI PRIVATE OUTDOOR OPEN SPACE BETWEEN BUILDINGS 2 AND 3 AND THE PARKING GARAGE. THIS SMALLER PARK-LIKE AREA HAS A PAVILION AS A FOCAL POINT AND CAN FACILITATE OUTDOOR GATHERINGS, OUTDOOR WORK, BREAKS AND SOCIALIZATION BY CAMPUS USERS. THE TERRACES: CREATE SEMI PRIVATE OUTDOOR OPEN SPACES ADJOINING THE 1ST, 2ND AND 3RD FLOORS OF THE OFFICE BUILDINGS AS AN EXTENSION OF THE OFFICE SPACE TO THE OUTDOORS WITH OVERLOOKS TO THE SURROUNDING LANDSCAPE. PLANTING CONCEPT: USE A FORMAL AND INFORMAL AND RHYTHMIC ARRANGEMENT OF TREES WITHIN THE CAMPUS TO DEFINE SPACE, FRAME THE BUILDING ENTRIES AND PROVIDE A FOREST GLEN-LIKE SPATIAL CHARACTER INSIDE THE CAMPUS. UNDER THE TREE CANOPY THE GROUND PLANE WILL BE TREATED LIKE A “FOREST-FLOOR”. MASSING OF PLANTS ARE ARRANGED FOR TEXTURE AND TO COMPLEMENT THE TREE MASSING. PERENNIALS ARE USED FOR COLOR AND ACCENT. SYNTHETIC TURF IS USED AS A WATER-CONSERVING, DURABLE AND LOW-MAINTENANCE LAWNS. SEE PLANTING PLAN FOR PLANTING AND IRRIGATION INFORMATION. FIRE ACCESS TREES: TREES UNDER 15’ IN HEIGHT ARE PLANTED ON THE SIDES OF THE BUILDINGS THAT ARE DESIGNATED FOR AERIAL FIRE APPARATUS ACCESS. STORMWATER TREATMENT: THE LANDSCAPE IS USED TO TREAT STORMWATER THROUGH USE OF PERVIOUS LANDSCAPING, PERMEABLE PAVING, BIO-RETENTION BASINS, SELF-TREATING AREAS AND SELF-RETAINING AREAS. SILVA CELLS ARE USED TO TREAT STORMWATER AND IMPROVE TREE GROWTH. SEE CIVIL DRAWINGS FOR MORE INFO. UPPER TERRACE PLANNING APPLICATION 2021-12-17 PLANNING RESUBMITTAL 2022-01-31 PLANNING RESUBMITTAL 2022-03-01 PLANNING RESUBMITTAL 2022-08-10 0 40 80 120 08-104 WIND STUDY L1.01 TO BART & CAL TRAIN POSSIBLE CONNECTION TO CENTENNIAL WAY TRAIL “FRONT COURTYARD” (OPEN GREEN SPACE) “FOREST GLEN”EL CAMINO REALRETAIL RETAIL VIEW OF COASTAL RIDGE VIEW OF SAN BRUNO MOUNTAIN EXISTING HEDGEROW BLDG 2 PROPOSED HOUSING BLDG 3 PARKING GARAGE “BACK COURTYARD” (OPEN GREEN SPACE) SALVATION ARMY YMCA CAFE SAFEWAY HUNTINGTON AVENUENORTH INTERIOR STREET SOUTH INTERIOR STREET RETAIL RETAIL PROPOSED HOUSING DROP-OFF LOBBY AND ELEVATORS PROPOSED RESIDENTIAL S SP R U C E A V E CONNEC T I O N T O CENTEN N I A L W A Y T R A I L ENTRY UPPER TERRACE LOBBY VIEWING GARDEN UPPER TERRACE LEVEL 3 UPPER TERRACE LEVEL 2 UPPER TERRACE LEVEL 2 BLDG 1 UPPER TERRACE LEVEL 3 LOBBY LOBBY BIKE BIKE BIKELOBBY APPROACHING PREVAILING WINDS UPPER TERRACE ACCELERATED WIND AREAS LEGEND DISCUSSION OF WIND FLOWS • AS WINDS INTERCEPT THE WEST FACADE OF BUILDING 1, THEY ARE EXPECTED TO BE RE-DIRECTED TOWARDS GRADE AND ACCELERATE AT THE DOWNWIND CORNERS OF BUILDING 1. HOWEVER, THIS BUILDING IS PROVIDING A GREAT DEAL OF WIND SHELTERING TO THE REST OF THE DEVELOPMENT SITE. • WESTERLY WINDS MAY ALSO ACCELERATE AND CHANNEL BETWEEN BUILDING 2 AND BUILDING 3, AND BETWEEN THE PARKING GARAGE AND THE RESIDENTIAL BUILDING. • LARGE PORTIONS OF THE PROJECT SITE ARE EXPECTED TO BE WELL SHELTERED FROM PREVAILING WINDS, INCLUDING MUCH OF THE COURTYARD SPACES BETWEEN BUILDING 1 AND BUILDING 2, AND BETWEEN BUILDING 3 AND THE PARKING GARAGE. SOURCE: WIND STUDY - CCP WIND ENGINEERING & AIR QUALITY CONSULTANTS MAY 3, 2022 PLANNING APPLICATION 2021-12-17 PLANNING RESUBMITTAL 2022-01-31 PLANNING RESUBMITTAL 2022-03-01 PLANNING RESUBMITTAL 2022-08-10 08-104 LANDSCAPE PLAN L1.02 0 40 80 120 TO BART & CAL TRAIN “FOREST GLEN”EL CAMINO REALRETAIL RETAIL EXISTING HEDGEROW BLDG 2 PROPOSED HOUSING BLDG 3 PARKING GARAGE SAFEWAY HUNTINGTON AVENUERETAIL RETAIL PROPOSED HOUSING DROP-OFF LOBBY AND ELEVATORS LOBBY PROPOSED RESIDENTIAL CAFE “FRONT COURTYARD” (OPEN GREEN SPACE) “BACK COURTYARD” (OPEN GREEN SPACE) SALVATION ARMY YMCA NORTH INTERIOR STREET SOUTH INTERIOR STREET VIEWING GARDEN S SP R U C E A V E UPPER TERRACE LEVEL 3 UPPER TERRACE LEVEL 3 UPPER TERRACE LEVEL 2 UPPER TERRACE LEVEL 2 ENTRY UPPER TERRACE BLDG 1 BIKE BIKE BIKELOBBY LOBBY LOBBY 1 1 1 1 1 1 13 15 18 2 2 12 17 20 20 8 8 8 8 8 8 6 8 3 3 8 13 19 13 13 13 12 14 5 5 11 5 7 11 12 12 3 18 3 10 9 16 16 9 4 4 6 4 14 14 18 18 18 18 18 18 18 LEGEND 1 GARAGE ENTRY 2 SERVICE AND LOADING AREAS 3 CROSSWALK WITH ENHANCED VEHICULAR PAVING 4 PERMEABLE PAVING 5 TREES WITH SILVA CELLS 6 OUTDOOR STAGE 7 OUTDOOR CONFERENCE ROOM 8 BUILDING STAIRCASE ENTRY/ EXIT 9 EXISTING RETAINING WALL 10 DROP OFF/ SHUTTLE STOP 11 WOOD PERGOLA 12 OUTDOOR FURNITURE ON UPPER TERRACE 13 STORMWATER TREATMENT AREA 14 OUTDOOR CAFE SPACE FURNITURE TABLES WITH UMBRELLAS 15 LARGE GATHERING SPACE 16 EXISTING WALL WITH VINE AND EXISTING HEDGEROW 17 VIEWING GARDEN 18 BIKE RACKS (SHORT TERM) 12 SPACES 19 PAD MOUNTED TRANSFORMER FOR GARAGE 20 DEDICATE TO THE CITY, A PEDESTRIAN ACCESS EASEMENT ALONG THOSE PORTIONS OF THE SIDEWALK ON EL CAMINO REAL THAT ARE NOT LOCATED WITHIN THE PUBLIC RIGHT-OF-WAY. PROTECT PEDESTRIAN LIGHTING ALONG THE PROJECT SIDEWALK FRONTAGES ON EL CAMINO REAL. PROTECT STREETLIGHTS ALONG THE PROJECT STREET FRONTAGES ON EL CAMINO REAL. INSTALL STREET TREES, LANDSCAPING AND IRRIGATION SYSTEM ON PUBLIC RIGHT-OF-WAY ENSURE THE PROPOSED TREES AND PLANTING LOCATIONS DO NOT INTERFERE WITH EXISTING PUBLIC UTILITY EASEMENTS AND NEW UNDERGROUND UTILITIES. INCLUDE ROOT BARRIER MEASURES TO PREVENT CURB OR SIDEWALK FROM UPLIFT. PULL BOXES, JUNCTION STRUCTURES, VAULTS, VALVES AND SIMILAR DEVICES SHALL NOT BE INSTALLED WITHIN PEDESTRIAN WALKWAY AREAS. PLANNING APPLICATION 2021-12-17 PLANNING RESUBMITTAL 2022-01-31 PLANNING RESUBMITTAL 2022-03-01 PLANNING RESUBMITTAL 2022-08-10 08-104 LANDSCAPE PLAN - TERRACE L1.03 0 40 80 120 TO BART& CAL TRAIN “FOREST GLEN”EL CAMINO REALRETAIL RETAIL EXISTING HEDGEROW BLDG 2 PROPOSED HOUSING BLDG 3 PARKING GARAGE SAFEWAY HUNTINGTON AVENUERETAIL RETAIL PROPOSED HOUSING DROP-OFF LOBBY AND ELEVATORS PROPOSED RESIDENTIAL CAFE “FRONT COURTYARD” (OPEN GREEN SPACE) “BACK COURTYARD” (OPEN GREEN SPACE) SALVATION ARMY YMCA NORTH INTERIOR STREET SOUTH INTERIOR STREET S SP R U C E A V E UPPER TERRACE LOBBY VIEWING GARDEN UPPER TERRACE LEVEL 3 UPPER TERRACE LEVEL 2 UPPER TERRACE LEVEL 2 BLDG 1 UPPER TERRACE LEVEL 3 LOBBY LOBBY BIKE BIKE BIKELOBBY1 1 1 1 13 15 18 2 2 12 20 20 8 8 8 8 8 8 88 13 19 13 13 13 12 5 5 11 5 7 11 18 12 12 3 18 3 10 9 16 16 9 4 4 4 14 14 17 1 1 3 3 6 14 6 ENTRY LEGEND 1 GARAGE ENTRY 2 SERVICE AND LOADING AREAS 3 CROSSWALK WITH ENHANCED VEHICULAR PAVING 4 PERMEABLE PAVING 5 TREES WITH SILVA CELLS 6 OUTDOOR STAGE 7 OUTDOOR CONFERENCE ROOM 8 BUILDING STAIRCASE ENTRY/ EXIT 9 EXISTING RETAINING WALL 10 DROP OFF/ SHUTTLE STOP 11 WOOD PERGOLA 12 OUTDOOR FURNITURE ON UPPER TERRACE 13 STORMWATER TREATMENT AREA 14 OUTDOOR CAFE SPACE FURNITURE TABLES WITH UMBRELLAS 15 LARGE GATHERING SPACE 16 EXISTING WALL WITH VINE AND EXISTING HEDGEROW 17 VIEWING GARDEN 18 BIKE RACKS (SHORT TERM) 12 SPACES 19 PAD MOUNTED TRANSFORMER FOR GARAGE 20 DEDICATE TO THE CITY, A PEDESTRIAN ACCESS EASEMENT ALONG THOSE PORTIONS OF THE SIDEWALK ON EL CAMINO REAL THAT ARE NOT LOCATED WITHIN THE PUBLIC RIGHT-OF-WAY. PROTECT PEDESTRIAN LIGHTING ALONG THE PROJECT SIDEWALK FRONTAGES ON EL CAMINO REAL. PROTECT STREETLIGHTS ALONG THE PROJECT STREET FRONTAGES ON EL CAMINO REAL. INSTALL STREET TREES, LANDSCAPING AND IRRIGATION SYSTEM ON PUBLIC RIGHT-OF-WAY ENSURE THE PROPOSED TREES AND PLANTING LOCATIONS DO NOT INTERFERE WITH EXISTING PUBLIC UTILITY EASEMENTS AND NEW UNDERGROUND UTILITIES. INCLUDE ROOT BARRIER MEASURES TO PREVENT CURB OR SIDEWALK FROM UPLIFT. PULL BOXES, JUNCTION STRUCTURES, VAULTS, VALVES AND SIMILAR DEVICES SHALL NOT BE INSTALLED WITHIN PEDESTRIAN WALKWAY AREAS. PLANNING APPLICATION 2021-12-17 PLANNING RESUBMITTAL 2022-01-31 PLANNING RESUBMITTAL 2022-03-01 PLANNING RESUBMITTAL 2022-08-10 08-104 LANDSCAPE IMAGERY L1.04 TERRACE SEATING SITE FURNISHING SITE FURNISHING OUTDOOR WORKSPACE CONNECTION TO NATURE PLACE MAKING COURTYARDS MODULAR PAVERS PLANNING APPLICATION 2021-12-17 PLANNING RESUBMITTAL 2022-01-31 PLANNING RESUBMITTAL 2022-03-01 PLANNING RESUBMITTAL 2022-08-10 08-104 PLANTING IMAGERY L1.05 OAK SAVANNA FOREST GLEN COASTAL SCRUB SUN TERRACES VIEWING GARDEN + SHADE TERRACES ‘SUMMER PASTELS’ YARROW WOOD FERN MOLATE FESCUE CANARY ISLAND PINE STRAWBERRY TREE HEUCHERA GINGKO TREE COAST LIVE OAK BLUE EYED GRASS WHITE CALIFORNIA FUSHIA SANTA CRUZ ISLAND IRONWOOD PACIFIC MIST MANZANITA POWIS CASTLE SAGE LEAFY REED GRASS BUCKWHEAT AUSTRALIAN WILLOW RAY HARTMAN CEANOTHUS JELLY BEAN MONKEYFLOWER CANYON SNOW IRIS MEADOW SEDGEGIANT CHAIN FERNPINE MUHLY PLANNING APPLICATION 2021-12-17 PLANNING RESUBMITTAL 2022-01-31 PLANNING RESUBMITTAL 2022-03-01 PLANNING RESUBMITTAL 2022-08-10 08-104 PLANTING LEGEND & NOTES L2.01 CRITERIA • LOW-WATER USE, • COMPATIBLE WITH LOCAL SOIL CONDITIONS AND SOUTH SAN FRANCISCO’S DRY, WINDY AND URBAN LANDSCAPE. • TREES ARE SELECTED FROM THE SOUTH SAN FRANCISCO CURRENT APPROVED TREE PLAN, THE SAN MATEO COUNTY C3 REGULATED PROJECTS GUIDE AND FROM THE PLANT LIST OF THE SOUTH SAN FRANCISCO SAFEWAY PROJECT THAT IS NORTH OF THE INTERNAL DRIVE. • LANDSCAPE SHALL MEET THE FOLLOWING CONDITIONS RELATED TO REDUCTION OF PESTICIDE USE ON THE PROJECT SITE: A) WHERE FEASIBLE, LANDSCAPING SHALL BE DESIGNED AND OPERATED TO TREAT STORMWATER RUNOFF BY INCORPORATING ELEMENTS THAT COLLECT, DETAIN AND INFILTRATE RUNOFF. IN AREAS THAT PROVIDE DETENTION OF WATER, PLANTS THAT ARE TOLERANT OF SATURATED SOIL CONDITIONS AND PROLONGED EXPOSURE TO WATER SHALL BE SPECIFIED. B) PLANT MATERIALS SELECTED SHALL BE APPROPRIATE TO SITE SPECIFIC CHARACTERISTICS SUCH AS SOIL TYPE, TYPOGRAPHY, CLIMATE, AMOUNT AND TIMING OF SUNLIGHT, PREVAILING WINDS, RAINFALL, AIR MOVEMENT, PATTERNS OF LAND USE, ECOLOGICAL CONSISTENCY AND PLANT INTERACTIONS TO ENSURE SUCCESSFUL ESTABLISHMENT. C) EXISTING NATIVE TREES, SHRUBS AND GROUND COVER SHALL BE RETAINED AND INCORPORATED INTO THE LANDSCAPE PLAN TO THE MAXIMUM EXTENT PRACTICABLE. D) PROPER MAINTENANCE OF LANDSCAPING, WITH MINIMAL PESTICIDE USE, SHALL BE THE RESPONSIBILITY OF THE PROPERTY OWNER. E) INTEGRATED PEST MANAGEMENT (IPM) PRINCIPLES AND TECHNIQUES SHALL BE ENCOURAGED AS PART OF THE LANDSCAPING DESIGN TO THE MAXIMUM EXTENT PRACTICABLE. EXAMPLES OF IPM PRINCIPLES AND TECHNIQUES INCLUDE: I. SELECT PLANTS THAT ARE WELL ADAPTED TO SOIL CONDITIONS AT THE SITE. II. SELECT PLANTS THAT ARE WELL ADAPTED TO SUN AND SHADE CONDITIONS AT THE SITE. IN MAKING THESE SELECTIONS, CONSIDER FUTURE CONDITIONS WHEN PLANTS REACH MATURITY AS WELL AS SEASONAL CHANGES. III. PROVIDE IRRIGATION APPROPRIATE TO THE WATER REQUIREMENTS OF THE SELECTED PLANTS. IV. SELECT PEST-RESISTANT AND DISEASE-RESISTANT PLANTS. V. PLANT A DIVERSITY OF SPECIES TO PREVENT A POTENTIAL PEST INFESTATION FROM AFFECTING THE ENTIRE LANDSCAPING PLAN. VI. USE “INSECTARY” PLANTS IN THE LANDSCAPING TO ATTRACT AND KEEP BENEFICIAL INSECTS. PLANTING CONCEPT THE PLANTING EXPERIENCE THROUGH THE MEANDERING SPINE IS UNIQUE TO EACH OF THE DISTINCT SPACES AND EACH HAS A SEPARATE LANDSCAPE CHARACTER: • FRONT COURTYARD IS AN ‘OAK SAVANNA’ • FOREST GLEN IS ‘A FOREST OF TALL TREES’ • BACK COURTYARD IS ‘COASTAL SCRUB’ FRONT COURTYARD: THE SPACIOUS FRONT COURTYARD IS BUFFERED BY LARGE MASSES OF QUIET MEADOWS DOTTED WITH SPECIMEN OAKS IN THE ‘OAK SAVANNA’, AND FORMAL GROVES OF TREES IN THE PAVING AREAS. SYNTHETIC TURF IS USED AS A WATER-CONSERVING, DURABLE AND LOW-MAINTENANCE LAWN. FOREST GLEN: IN THE CORRIDOR BETWEEN THE FRONT COURTYARD AND THE BACK COURTYARD, A FOREST-LIKE FEELING IS ACHIEVED THROUGH TALL PINES ACCENTED WITH DECIDUOUS RED MAPLES AND LONDON PLANE TREES AND A DENSE FOREST FLOOR UNDERSTORY OF FERNS, NATIVE AND ADAPTED PERENNIALS AND SHRUBS. BACK COURTYARD: THE SPINE OPENS OUT INTO THE SUNNY BACKYARD SPACE WHERE THE PLANTING PALETTE FEATURES A ‘COASTAL SCRUB’ CHARACTER, A COLORFUL MIX OF FLOWERING PERENNIALS, GRASSES, SUCCULENTS AND SHRUBS THAT ARE AT HOME IN THE COASTAL ZONES OF CALIFORNIA AND THE MEDITERRANEAN. SYNTHETIC TURF IS USED AS A WATER-CONSERVING, DURABLE AND LOW-MAINTENANCE LAWN. SECOND-FLOOR ROOF TERRACES: PLANTING ON THE SECOND-FLOOR ROOF TERRACES OF BUILDINGS 1, 2 AND 3 BRINGS NATURE TO THAT LEVEL AND SEMI-PRIVATE OUTDOOR OPEN SPACES AS AN EXTENSION OF THE ADJACENT OFFICE SPACES. STREETSCAPE: ALONG THE INTERNAL DRIVE AND EL CAMINO REAL THE PLANTING AREAS FEATURE RHYTHMIC ARRANGEMENTS OF SMALL AND MEDIUM SIZED TREES WITH A DIVERSE AND DYNAMIC UNDERSTORY OF TOUGH AND ADAPTED SHRUBS, GRASSES AND SUCCULENTS FOR YEAR-ROUND STRUCTURE AND INTEREST. THE FAÇADE OF THE PARKING GARAGE THAT FACES HUNTINGTON AVENUE IS SCREENED WITH TALL PINE TREES. VIEWING GARDEN + SHADE TERRACES: THE VIEWING GARDEN IS LOCATED BETWEEN EL CAMINO REAL AND BUILDING ONE AND IS DESIGNED TO PROVIDE A PEACEFUL BACKDROP TO THE CAFETERIA OF BUILDING ONE. THE PLANT MIX FOR THE VIEWING GARDEN AND SHADY AREAS ON THE TERRACES FEATURES SOFT GRASSY MOUNDS WITH SWATHS OF LUSH FERNS AND UNDERSTORY PLANTS. FIRE ACCESS TREES TREES UNDER 15’ IN HEIGHT ARE PLANTED ON THE SIDES OF THE BUILDINGS THAT ARE DESIGNATED FOR AERIAL FIRE APPARATUS ACCESS. STORMWATER TREATMENT BIORETENTION AREAS WILL CLEAN STORMWATER WITH C3 APPROVED PLANTINGS THAT BLEND WITH THE ADJACENT PLANTING AREAS. TREES IN THE FRONT COURTYARD AND BACKYARD ARE PLANTED IN SILVA CELLS TO TREAT STORMWATER AND SUPPORT TREE GROWTH. DRAINAGE RUNOFF SHALL NOT BE ALLOWED TO FLOW ACROSS LOT LINES OR ACROSS SUBDIVISION BOUNDARIES ONTO ADJACENT PRIVATE PROPERTY WITHOUT AN APPROPRIATE RECORDED EASEMENT BEING PROVIDED FOR THIS PURPOSE. BUILDING DOWNSPOUTS SHALL BE CONNECTED TO RIGID PIPE ROOF LEADERS WHICH SHALL DISCHARGE INTO AN APPROVED DRAINAGE DEVICE OR FACILITY THAT MEETS THE C3 STORMWATER TREATMENT REQUIREMENTS OF MUNICIPAL REGIONAL PERMIT. STORM DRAINAGE RUNOFF SHALL BE DISCHARGED INTO A PIPE SYSTEM OR CONCRETE GUTTER. RUNOFF SHALL NOT BE SURFACED DRAINED INTO SURROUNDING PRIVATE PROPERTY OR PUBLIC STREETS. PERMEABLE PAVING IS USED FOR STORMWATER TREATEMENT. PULL BOXES, JUNCTION STRUCTURES, VAULTS, VALVES AND SIMILAR DEVICES SHALL NOT BE INSTALLED WITHIN PEDESTRIAN AREAS. MULCH • ALL PLANTING AREAS TO RECEIVE 3” THICK LAYER OF BARK MULCH. • INCLUDE 3” OF COMPOSTED, NON-FLOATABLE MULCH IN STORMWATER TREATMENT PLANTINGS. IRRIGATION CONCEPT ALL COMMON AREAS ARE TO BE LANDSCAPED AND IRRGIGATED, AND SHALL MEET THE REQUIREMENTS OF THE CITY’S WATER EFFICIENT LANDSCAPE ORDINANCE (WELO). THE IRRIGATION CONCEPT SHALL COMPLY WITH CITY OF SOUTH SAN FRANCISCO WATER EFFICIENT LANDSCAPING REGULATIONS AND THE STATE OF CALIFORNIA WATER EFFICIENT LANDSCAPE ORDINANCE REQUIREMENTS AND UTILIZE AN EFFICIENT AUTOMATED DRIP SYSTEM THAT WILL INCLUDE FLOW SENSING, MASTER VALVE CONTROL WITH AUTO SHUT-OFF AND WEATHER/CLIMATE SENSING. THIS SYSTEM(S) SHALL CONNECT TO A SINGLE DEDICATED WATER METER AND BACKFLOW PREVENTION DEVICE. THIS SITE IS NOT PART OF ANY LOCAL RECYCLED WATER SYSTEM AND IS INTENDED TO UTILIZE POTABLE WATER FOR DRIP IRRIGATION OF THE PREDOMINANTLY LOW WATER USE PLANT PALETTE. THE IRRIGATION SYSTEM SHALL BE COORDINATED WITH WITH THE CALIFORNIA WATER SERVICE / WESTBOROUGH WATER DISTRICT FOR ALL WATER-RELATED ISSUES. ALL WATER MAINS AND SERVICES SHALL BE INSTALLED TO THE STANDARDS OF THE CALIFORNIA WATER SERVICE OR THE WESTBOROUGH WATER DISTRICT, AS APPROPRIATE. PLANTING CONCEPT TREES KEYBOTANICAL NAMECOMMON NAMECONTAINER SIZE (MIN)HEIGHT AND WIDTHQUANTITY WATER USE WUCOLS 1C3FIRE ACCESS TREEDECIDUOUSAC ACACIA BAILEYANA BAILEY ACACIA 24” BOX 40 X 30 29 L X AR ACER RUBRUM ‘ARMSTRONG’ARMSTRONG RED MAPLE 24” BOX 60 X 15 4 M AB ACER RUBRUM ‘BOWHALL’RED MAPLE 24” BOX 40 X 15 8 M AM ARBUTUS ‘MARINA’STRAWBERRY TREE 24” BOX 30 X 25 4 L X AH ARCTOSTAPHYLOS ‘DR. HURD’DR. HURD MANZANITA 24” BOX 10 X 10 13 L X X CS CEANOTHUS ‘SNOW FLURRY’CEANOTHUS 24” BOX 8 X 9 6 L X DA DICKSONIA ANTARCTICA TREE FERN 24” BOX 15 X 12 77 H GB GINKGO BILOBA GINKGO 24” BOX 40 X 30 12 M X LM LAGERSTROEMIA ‘MUSKOGEE’CRAPE MYRTLE 24” BOX 25 X 12 3 L X X LA LYONOTHAMNUS FLOR. ASPLENIFOLIUS SANTA CRUZ ISLAND IRONWOOD 24” BOX 30 X 15 24 L MC MYRICA CALIFORNICA PACIFIC WAX MYRTLE 24” BOX 20 X 20 9 L X OE OLEA EUROPAEA ‘SWAN HILL’‘SWAN HILL’ FRUITLESS OLIVE 24” BOX 30 X 25 4 L PC PINUS CANARIENSIS CANARY ISLAND PINE 24” BOX 80 X 25 13 L PM PINUS ELDARICA ‘MONDELL’MONDELL PINE 24” BOX 80 X 25 17 L PA PLATANUS X ACERIFOLIA ‘COLUMBIA’LONDON PLANE 24” BOX 60 X 35 17 M X PI PRUNUS ILICIFOLIA HOLLYLEAF CHERRY 24” BOX 15 X 15 23 L X QA QUERCUS AGRIFOLIA COAST LIVE OAK 24” BOX 45 X 45 18 L X QD QUERCUS DOUGLASII BLUE OAK 24” BOX 60 X 40 1 L TO THUJA OCCIDDENTALIS WHITE CEDAR 24” BOX 30 X 10 26 M * CONTAINER TREE SIZES ARE SHOWN AS MIN SIZE. APPLICANT MAY INCREASE TREE CONTAINER SIZES. * FINAL QUANTITY SUBJECT TO CHANGE * E = EVERGREEN, D = DECIDUOUS AND ED = EVERGREEN/DECIDUOUSKEYBOTANICAL NAMECOMMON NAMECONTAINER SIZE (MIN)HEIGHTE, D, EDWATER USE WUCOLS 1CR CAMPSIS RADICANS TRUMPET VINE 5 GAL 30’-40’ED L CA CLEMATIS ARMANDII EVERGREEN CLEMATIS 5 GAL 30’E L DB DISTICTIS BUCCINATORIA SCARLET TRUMPET VINE 5 GAL 40’-50’E L FM FICUS PUMILA CLIMBING FIG 5 GAL 15’E VL JP JASMINUM POLYANTHUM PINK JASMINE 5 GAL 20’E M MU MACFADYANA UNGUIS-CATI YELLOW TRUMPET VINE 5 GAL 25’-40’E VL PQ PARTHENOCISSUS QUINQUEFOLIA VIRGINIA CREEPER 5 GAL 50’D L PT PARTHENOCISSUS TRICUSPIDATA BOSTON IVY 5 GAL 70’D L SJ SOLANUM JASMINOIDES POTATO VINE 5 GAL 20’E L TJ TRACHELOSPERMUM JASMINOIDES STAR JASMINE 5 GAL 20’E L VINES AERIAL FIRE APPARATUS ACCESS LEGEND STREETSCAPE - EL CAMINO REAL KEYBOTANICAL NAMECOMMON NAMESIZEHEIGHT X WIDTHQUANTITYWATER USE WUCOLS 1C3AGAVE ATTENUATA AGAVE 5 GAL 3 X 3 198 L ARCTOSTAPHYLOS PACIFIC MIST MANZANITA 5 GAL 4 X 3 198 L BACCHARIS ‘PIGEON POINT’DWARF COYOTE BRUSH 5 GAL 1 X 8 198 L X CALAMAGROSTIS ‘KARL FOERSTER’FEATHER REED GRASS 1 GAL 3 X 3 297 M X CEANOTHUS ‘JOYCE COULTER’JOYCE COULTER CA LILAC 5 GAL 3 X 10 99 L FESTUCA MAIREI ATLAS FESCUE 4” POT 2 X 2 396 L FRAGERIA CHILOENSIS BEACH STRAWBERRY 4” POT 1.5X1.5 198 M X LAVANDULA ANGUSTIFOLIA ENGLISH LAVENDER 5 GAL 3 X 3 297 L SALVIA ‘MRS. BEARD’MRS. BEARD CREEPING SAGE 1 GAL 2 X 4 99 L X ESCHOLZIA CALIFORNICA CALIFORNIA POPPY 4” POT 1 X 1 303 VL IRIS ‘PACIFIC COAST HYBRIDS’PACIFIC COAST IRIS 1 GAL 2 X 2 404 L POLYSTICHUM MUNITUM SWORD FERN 1 GAL 2 X 2 121 M SALVIA MARINE BLUE MARINE BLUE SAGE 1 GAL 2 X 2 202 M SESLERIA AUTUMNALIS AUTUMN MOOR GRASS 1 GAL 1 X 1 808 L WEST ENTRANCE VIEWING GARDEN + SHADE TERRACES ARTHROPODIUM CIRRATUM RENGA LILY 1 GAL 3 X 3 93 M CAREX TUMULICOLA BERKELEY SEDGE 1 GAL 1 X 1 373 M CERCIS OCCIDENTALIS WESTERN REDBUD 15 GAL 10 X 10 47 L FRAGERIA VESCA WOODLAND STRAWBERRY 1 GAL 1 X 1 140 M IRIS CANYON SNOW WHITE DOUGLAS IRIS 1 GAL 3 X 3 140 M WOODWORDIA FIMBRIATA GIANT CHAIN FERN 5 GAL 4 X 5 140 L ACHILLEA MILLEFOLIUM COMMON YARROW 1 GAL 2 X 2 530 L AGAVE ATTENUATA AGAVE 5 GAL 3 X 3 80 L SALVIA 'MRS. BEARD'MRS. BEARD SAGE 1 GAL 3 X 3 80 M DUDLEYA BRITTONII GIANT CHALK DUDLEYA 4“ POT 1 X 1 133 M FESTUCA MAIREI ATLAS FESCUE 1 GAL 2 X 2 769 L MIMULUS 'JELLY BEAN ORANGE'JELLY BEAN MONKEYFLOWER 1 GAL 2 X 2 265 M SENECIO ROWLEYANUS STRING OF BANANAS 4" POT 1 X 1 133 L MUHLENBERGIA DUBIA PINE MUHLY 1 GAL 2 X 3 530 L PENSTEMON ‘ROCK CANDY’BEARDTONGUE 1 GAL 2 X 2 133 M SUN TERRACES ACHILLEA ‘MOONSHINE’MOONSHINE YARROW 1 GAL 2 X 2 215 L AGAVE ATTENUATA AGAVE 5 GAL 3 X 3 72 L ARCTOSTAPHYLOS HOOKERI MONTEREY MANZANITA 1 GAL 3 X 6 144 L ARTEMISIA ‘POWIS CASTLE’ARTEMISIA 1 GAL 4 X 4 144 VL CALAMAGROSTIS FOLIOSA CAPE MENDOCINO REEDGRASS 1 GAL 3 X 3 144 M ERIOGONUM ARBORESCENS SANTA CRUZ ISLAND BUCKWHEAT 1 GAL 4 X 4 72 VL LAVENDULA ‘GROSSO’GROSSO LAVENDER 1 GAL 3 X 3 144 L LEYMUS ‘CANYON PRINCE’CANYON PRINCE WILD RYE 1 GAL 3 X 3 144 L MIMULUS ‘JELLY BEAN’JELLY BEAN ORANGE MONKEYFLOWER 1 GAL 3 X 3 72 L SALVIA MELLIFERA BLACK SAGE 1 GAL 4 X 4 144 L SALVIA LEUCANTHA MEXICAN BUSH SAGE 1 GAL 3 X 3 144 L COASTAL SCRUB OAK SAVANNA KEYBOTANICAL NAMECOMMON NAMESIZEHEIGHT X WIDTHQUANTITYWATER USE WUCOLS 1C3ACHILLEA MILLEFOLIUM COMMON YARROW 1 GAL 2 X 2 370 L X EPILOBIUM ‘SUMMER SNOW’CALIFORNIA FUCHSIA 1 GAL 2 X 3 370 L X IRIS ‘PACIFIC COAST HYBRIDS’PACIFIC COAST IRIS 1 GAL 2 X 2 370 VL X JUNCUS PATENS GREY RUSH 4” POT 2 X 1 185 L X PENNISETUM SPATHIOLATUM SLENDER VELDT GRASS 1 GAL 2 X 2 1589 VL MUHLENBERGIA DUBIA PINE MUHLY 5 GAL 3 X 3 554 L SISYRINCHIUM BELLUM BLUE EYED GRASS 4” POT 1 X 1 185 L X SALVIA ‘DARA’S CHOICE’DARA’S CHOICE SAGE 5 GAL 4 X 4 74 VL X CAREX TUMULICOLA BERKELEY SEDGE 1 GAL 1 X 1 498 M FRANGULA MOUNT SAN BRUNO COFFEEBERRY 5 GAL 6 X 6 33 M FRAGARIA VESCA WILD STRAWBERRY 1 GAL 1 X 1 166 L HEUCHERA SANTA ANNA CARDINAL CORAL BELLS 5 GAL 3 X 3 166 L LOMANDRA LONGIFOLIA ‘BREEZE’BREEZE DWARF MAT RUSH 5 GAL 3 X 3 166 L PHILADELPHUS LEWISII BLIZZARD MOCK ORANGE 5 GAL 4 X 6 33 M RIBES MALVACEUM 'DANCING TASSELS WHITE ICICLE FLOWERING CURRANT 5 GAL 6 X 6 17 L SALVIA SPATHACEA HUMMINGBIRD SAGE 1 GAL 2 X 2 166 M WOODWARDIA FIMBRIATA GIANT CHAIN FERN 1 GAL 2 X 2 415 L FOREST GLEN STREETSCAPE - INTERNAL STREET KEYBOTANICAL NAMECOMMON NAMESIZEHEIGHT X WIDTHQUANTITYWATER USE WUCOLS 1C3AGAVE ATTENUATA ‘NOVA’AGAVE 5 GAL 3 X 3 151 L ARCTOSTAPHYLOS ‘HOWARD MCMINN’ HOWARD MCMINN MANZANITA 1 GAL 5 X 7 75 L X CEANOTHUS ‘ANCHOR BAY’ANCHOR BAY CARMEL CREEPER 1 GAL 2 X 4 75 L CHONDROPETALUM TECTORUM CAPE RUSH 1 GAL 3 X 3 302 L X COLLINSIA HETEROPHYLLA PURPLE CHINESE HOUSES SEED 1 X 1 5 OZ L FRANGULA CALIFORNICA COFFEEBERRY 5 GAL 6 X 6 75 L X HEUCHERA MAXIMA ISLAND ALUM ROOT 1 GAL 2 X 2 302 M X IRIS DOUGLASIANA DOUGLAS IRIS 1 GAL 2 X 2 302 L X POLYSTICHUM MUNITUM SWORD FERN 5 GAL 3 X 3 151 M RUBUS PENTALOBUS CREEPING RASPBERRY 1 GAL 1 X 6 75 L PLANNING APPLICATION 2021-12-17 PLANNING RESUBMITTAL 2022-01-31 PLANNING RESUBMITTAL 2022-03-01 PLANNING RESUBMITTAL 2022-08-10 08-104 PLANTING PLAN - TREES L2.02 0 40 80 120 TO BART & CAL TRAIN “FOREST GLEN”EL CAMINO REALRETAIL RETAIL EXISTING HEDGEROW BLDG 2 PROPOSED HOUSING BLDG 3 PARKING GARAGE SAFEWAY HUNTINGTON AVENUERETAIL RETAIL PROPOSED HOUSING DROP-OFF LOBBY AND ELEVATORS PROPOSED RESIDENTIAL CAFE “FRONT COURTYARD” (OPEN GREEN SPACE) “BACK COURTYARD” (OPEN GREEN SPACE) SALVATION ARMY YMCA S SP R U C E A V E NORTH INTERIOR STREET SOUTH INTERIOR STREET UPPER TERRACE LOBBY VIEWING GARDEN UPPER TERRACE LEVEL 3 UPPER TERRACE LEVEL 2 UPPER TERRACE LEVEL 2 BLDG 1 UPPER TERRACE LEVEL 3 LOBBY LOBBY LOBBY ENTRY GB GB GB OE TO TO QA QA QD QA QA QA QA QA QA QA QA QA AM QA QA QA QA QA QA PA PA PA LA PM PC PC PC PC PCDADAPC PC DA DA DA DA DA DA DA AR AR AR AR AB AB AB AB AB AB PA LA PA PA PA OE OE OE DA AH AH DA DA DADA DA QA QA QA LM CS CS MC AH PI PI PIPIPI PI PI PI LM LM MC MC MC PA PA PA PA PA AC AC AC AC AR AR AC AC PLANNING APPLICATION 2021-12-17 PLANNING RESUBMITTAL 2022-01-31 PLANNING RESUBMITTAL 2022-03-01 PLANNING RESUBMITTAL 2022-08-10 08-104 PLANTING PLAN - UNDERSTORY L2.03 0 40 80 120 “FOREST GLEN”EL CAMINO REALRETAIL RETAIL EXISTING HEDGEROW BLDG 2 PROPOSED HOUSING BLDG 3 PARKING GARAGE SAFEWAY HUNTINGTON AVENUERETAIL RETAIL PROPOSED HOUSING DROP-OFF LOBBY AND ELEVATORS PROPOSED RESIDENTIAL CAFE “FRONT COURTYARD” (OPEN GREEN SPACE) “BACK COURTYARD” (OPEN GREEN SPACE) SALVATION ARMY YMCA S SP R U C E A V E NORTH INTERIOR STREET SOUTH INTERIOR STREET UPPER TERRACE LOBBY VIEWING GARDEN UPPER TERRACE LEVEL 3 UPPER TERRACE LEVEL 2 UPPER TERRACE LEVEL 2 BLDG 1 TO BART & CAL TRAIN UPPER TERRACE LEVEL 3 LOBBY LOBBY LOBBY ENTRY OAK SAVANNA STREETSCAPE - INTERIOR STREET FOREST GLEN COASTAL SCRUB STREETSCAPE - EL CAMINO REAL PLANNING APPLICATION 2021-12-17 PLANNING RESUBMITTAL 2022-01-31 PLANNING RESUBMITTAL 2022-03-01 PLANNING RESUBMITTAL 2022-08-10 1/2 SPACING PLUS 12"SPACING EQUALEQUAL EQUAL CURB, WALK, BUILDING, OR PLANTING EDGE PLANTING SPACING 0'-0 3/4"=1'-0" NOT TO SCALE SILVA CELL SYSTEM + PERMEABLE PAVEMENT2 3 A E F A KEY PLAN A SILVA CELL SYSTEM (DECK, BASE, AND POSTS) B PERMEABLE PAVEMENT C AGGREGATE STORAGE LAYER D OPTIONAL PONDING SPACE E COLLECTION PIPE F CONNECTION TO MUNICIPAL STORM SYSTEM DIRECTION OF WATER FLOW NOT TO SCALE SILVA CELL SYSTEM + PERMEABLE PAVEMENT B B E F D KEY PLAN A SILVA CELL SYSTEM (DECK, BASE, AND POSTS) B PERMEABLE PAVEMENT C AGGREGATE STORAGE LAYER D OPTIONAL PONDING SPACE E COLLECTION PIPE F CONNECTION TO MUNICIPAL STORM SYSTEM DIRECTION OF WATER FLOW D C C COPYRIGHT © 2019| DEEPROOT GREEN INFRASTRUCTURE (ALL RIGHTS RESERVED) DeepRoot Green Infrastructure www.deeproot.com T 415 781 9700 F 415 781 0191 SILVA CELL SYSTEMPERMEABLE PAVEMENT PAGE 2 OF 2NOT TO SCALE - FEET PERMEABLE PAVEMENT - 2 OF 2RELEASE VERSION: V1.1 | RELEASE DATE: 2019.08.20FINISH GRADE CLEAN-OUT- OLD CASTLE F08 WITH CAST IRON VO1-71C LID NDS 78 ATRIUM GRATE WRAPPED IN GEOTEXTILE FABRIC ANGULAR WASHED SAND PVC 90 DEGREE ELBOW PVC PERFORATED PIPE. SLOPE PIPE 1/2% MIN CONNECT TO STORM DRAIN FINISH GRADE CLEAN-OUT- OLD CASTLE F08 WITH CAST IRON VO1-71C LID NDS 78 ATRIUM GRATE WRAPPED IN GEOTEXTILE FABRIC ANGULAR WASHED SAND PVC TEE PVC PERFORATED PIPE. SLOPE PIPE 1/2% MIN CONNECT TO STORM DRAIN COMPACTED SUBGRADE FINISH GRADE ANGULAR WASHED SAND 4" DIA UNO PERFORATED DRAIN PIPE. INSTALL HOLES DOWN COMPACTED SUBGRADE CENTER LINE OF SWALE SLOPE TO DRAIN 3"5"1'-0"3"5"1'-0"3"5"1'-0"6"6" 1'-0" ℄ COMPACTED SUBGRADE CLASS 2 PERMEABLE MATERIAL CLASS 2 PERMEABLE MATERIAL CLASS 2 PERMEABLE MATERIAL BURIED CLEAN-OUT COMPACTED SUBGRADE ANGULAR WASHED SAND AT TRENCH TREADED CAP FOR BURIED CLEAN-OUT. WRAP PIPE WITH METAL WIRE FOR LOCATING WITH METAL DETECTOR. PVC PERFORATED PIPE. SLOPE PIPE 1/2% MIN CONNECT TO STORM DRAIN SEE UTILITY PLANS PVC COMBO WYE TYP ROTATE CLEANOUT TO BE ON ITS SIDE IF REQUIRED FOR VERTICAL CLEARENCE. FINISH GRADE 1'-0" MIN1' MIN3"MIN0'-1 1/2" =1'-0" 2 x WIDTH OF THE ROOTBALL PLANT PIT:PLANT PIT: 2X WIDTH OF THE ROOTBALL CONTAINER GROWN TREE OR SHRUB CROWN 2" ABOVE FINISH GRADE MULCH EDGE OF ROOTBALL SCARIFY SIDES OF PLANT PIT ROOTBALL PLANTING BACKFILL MIX SLOPEFINISH GRADE SHRUB AREA: 3" WATER BASIN LAWN AREA: SLOPE TURF UP TO CROWN CONTAINER GROWN SHRUB CROWN 2" ABOVE FINISH GRADE MULCH TO EDGE OF ROOTBALL SCARIFY SIDES OF PLANT PIT ROOTBALL PLANTING BACKFILL MIX 0'-0 1/2"=1'-0" MIN OR 2 x WIDTH OF ROOTBALLSTAKE 3'MIN DEPTHCUT STAKEBELOW CROWNPLANT PIT: 30"WIND DIRECTION2"2'-0"(2) TREE STAKES. LOCATE AT EDGE OF ROOTBALL, TYP LOCATE BUBBLERS ADJACENT TO ROOT BALL EDGE OF PLANT PIT TREE TRUNK CENTER ROOT BALL BETWEEN STAKES HOLD LAWN ~ 12" CLEAR OF TREE TRUNK TYP. MULCH BETWEEN EDGE OF LAWN & ROOTBALL, TYP. 16" DIA EDGE OF BENT GRASS (2) 1X4 BRACES. ATTACH BRACES TO POLES WITH GALVANIZED SCREWS. SECURE BRACES TO POLES WITH #14 GAUGE GALVANIZED WIRE. WRAP WIRE A MINIMUM OF 2 TIMES AROUND EACH POLE. TIE WIRE ON INSIDE OF POLES, WITH NO SHARP ENDS EXPOSED. (2) 2" DIA. STAKES, PLACE STAKES PERPENDICULAR TO THE PREVAILING WIND DIRECTION 2 TIES REQ CONTAINER GROWN TREE CROWN 2" ABOVE FINISH GRADE MULCH TO EDGE OF ROOTBALL SHRUB AREA: 3" WATER BASIN LAWN AREA: SLOPE TURF UP TO CROWN FINISH GRADE SCARIFY SIDES OF PLANT PIT ROOTBALL PLANTING BACKFILL MIX BUBBLER LOCATION, UPHILL & AT EDGE OF ROOTBALL TYP 1.TREES NOT IN WIDE HOLES WILL BE REPLANTED. FILL PLANTING HOLE WITH WATER PRIOR TO PLANTING.0'-0 1/2"=1'-0" 1 GROUNDCOVER PLANTING 2 SHRUB PLANTING3 TREE PLANTING - TWO STAKES 5 PERFORATED PIPE 4 SILVA CELL & PERMEABLE PAVERS 08-104 PLANTING DETAILS L2.04 PLANNING APPLICATION 2021-12-17 PLANNING RESUBMITTAL 2022-01-31 PLANNING RESUBMITTAL 2022-03-01 PLANNING RESUBMITTAL 2022-08-10 0. 7 1. 4 2. 9 4. 6 2. 0 3. 7 6. 1 7. 9 5. 0 2. 9 4. 8 5. 5 4. 4 2. 4 3. 3 3. 0 1. 7 0. 9 1. 1 1. 5 0. 8 0. 6 1. 2 2. 7 4. 0 0. 4 1. 6 3. 2 5. 3 7. 8 2. 8 4. 5 6. 1 5. 1 3. 2 3. 4 3. 7 3. 1 2. 7 2. 3 3. 0 3. 8 5. 5 2. 5 4. 1 6. 7 7. 7 2. 8 5. 1 5. 4 4. 0 2. 7 3. 5 2. 6 1. 4 1. 8 1. 2 0. 7 0. 7 0. 4 0. 5 1. 2 2. 3 0. 7 2. 1 3. 7 5. 9 2. 5 4. 3 7. 0 8. 3 3. 1 5. 5 6. 1 4. 9 3. 0 4. 0 3. 4 2. 4 2. 3 1. 9 1. 7 2. 0 0. 7 1. 1 2. 1 3. 0 1. 2 2. 8 4. 6 6. 7 3. 0 5. 0 7. 9 7. 8 3. 5 5. 6 5. 4 3. 4 3. 1 3. 3 2. 2 1. 0 1. 7 1. 0 0. 5 0. 4 0. 3 0. 4 0. 8 0. 5 1. 6 2. 9 2. 4 3. 9 6. 2 3. 2 5. 5 6. 2 3. 2 3. 9 2. 9 1. 4 2. 3 1. 6 0. 9 0. 7 0. 5 0. 5 1. 2 2. 3 0. 5 1. 8 3. 3 5. 6 1. 6 3. 3 5. 3 6. 9 5. 3 2. 9 4. 1 3. 5 2. 2 2. 0 2. 3 1. 3 1. 2 1. 8 0. 7 1. 5 3. 0 5. 1 1. 8 3. 5 5. 3 7. 6 5. 8 3. 8 4. 9 4. 2 2. 4 2. 7 2. 8 1. 7 1. 1 1. 2 0. 9 1. 2 2. 5 4. 2 1. 6 3. 2 5. 1 7. 8 2. 3 4. 3 5. 9 5. 3 3. 4 3. 4 3. 4 2. 4 1. 4 1. 9 1. 1 0. 7 1. 0 0. 3 0. 5 1. 4 2. 7 4. 6 1. 8 3. 4 5. 4 7. 9 2. 4 4. 4 5. 6 4. 7 2. 5 3. 3 3. 1 1. 9 0. 8 1. 7 0. 9 0. 5 0. 7 1. 3 0. 2 0. 4 1. 2 2. 5 4. 3 1. 7 3. 3 5. 2 7. 8 2. 4 4. 4 5. 8 4. 8 2. 6 3. 3 3. 2 2. 0 0. 8 1. 8 0. 9 0. 4 0. 3 0. 3 0. 8 2. 2 0. 5 1. 5 3. 4 1. 3 2. 8 1. 6 2. 5 2. 9 2. 7 2. 5 4. 4 4. 3 4. 3 7. 1 6. 7 2. 8 4. 2 6. 4 1. 8 2. 9 0. 3 0. 8 1. 3 0. 1 0. 3 0. 1 0. 3 0. 2 0. 7 1. 4 0. 4 1. 3 2. 7 4. 6 1. 8 3. 5 5. 5 7. 9 2. 5 4. 4 5. 6 4. 6 2. 4 3. 3 3. 0 1. 8 0. 9 0. 8 0. 9 0. 7 1. 3 2. 6 0. 6 1. 9 3. 5 5. 9 7. 8 3. 3 5. 2 6. 2 4. 7 3. 7 1. 8 1. 7 1. 0 0. 4 0. 3 0. 5 0. 8 0. 9 0. 2 0. 3 0. 6 1. 4 0. 1 0. 2 0. 5 1. 3 0. 1 0. 2 1. 0 2. 0 0. 2 0. 8 1. 4 0. 2 0. 4 0. 6 1. 3 0. 1 0. 5 1. 6 0. 0 0. 5 1. 8 0. 7 2. 5 1. 5 1. 4 0. 5 1. 1 0. 8 0. 5 0. 5 0. 7 2. 1 1. 3 1. 5 0. 6 6. 2 1. 9 0. 5 0. 2 1. 2 0. 2 0. 1 0. 1 0. 6 0. 2 0. 1 0. 1 0. 5 0. 5 0. 3 0. 4 0. 6 1. 8 1. 1 1. 5 0. 7 6. 0 1. 9 0. 6 0. 2 1. 2 1. 2 0. 3 0. 2 0. 2 2. 9 0. 6 0. 3 0. 4 0. 6 2. 1 0. 3 0. 8 1. 6 1. 6 1. 0 3. 1 4. 2 1. 7 1. 6 3. 1 1. 9 0. 9 2. 7 0. 6 0. 4 1. 8 2. 1 1. 2 3. 9 2. 5 1. 1 0. 7 0. 6 1. 3 2. 0 2. 7 1. 8 3. 1 1. 4 0. 3 0. 8 1. 2 2. 0 0. 5 1. 1 1. 6 2. 0 0. 9 1. 6 1. 5 1. 4 2. 0 3. 8 2. 3 1. 3 0. 6 1. 1 2. 0 6. 8 2. 3 0. 6 0. 5 1. 3 1. 9 1. 5 0. 8 0. 9 1. 4 1. 8 1. 2 1. 2 1. 3 2. 1 3. 4 2. 5 1. 8 7. 4 3. 0 0. 6 2. 1 0. 7 2. 1 0. 8 4. 7 2. 2 5. 8 3. 2 4. 3 3. 6 3. 4 3. 9 4. 1 3. 3 2. 7 3. 1 4. 0 3. 7 3. 6 3. 0 2. 8 2. 9 3. 6 4. 2 3. 7 3. 2 3. 0 3. 0 3. 4 4. 2 3. 8 3. 2 2. 9 3. 0 3. 4 3. 8 3. 6 2. 7 2. 6 2. 7 3. 2 3. 8 3. 6 1. 9 2. 0 2. 2 2. 6 3. 5 4. 4 1. 7 1. 9 2. 2 2. 7 3. 5 3. 5 1. 0 1. 5 1. 8 2. 2 2. 5 2. 6 1. 2 1. 4 1. 7 2. 0 2. 0 1. 3 1. 4 1. 4 1. 3 1. 4 1. 3 1. 6 1. 6 1. 6 1. 5 1. 1 1. 3 1. 3 1. 7 1. 6 1. 3 0. 7 1. 5 1. 8 1. 6 1. 1 1. 2 1. 4 1. 7 1. 5 1. 4 1. 6 1. 5 1. 6 1. 5 1. 2 1. 5 1. 7 1. 6 1. 4 1. 3 1. 0 1. 0 1. 3 1. 3 1. 5 1. 6 1. 5 1. 3 1. 3 1. 1 0. 9 1. 2 1. 4 1. 4 1. 5 1. 4 1. 4 1. 3 1. 3 1. 3 1. 2 1. 0 1. 2 1. 2 1. 3 1. 4 1. 6 1. 8 1. 7 1. 6 1. 6 1. 7 1. 7 1. 5 1. 4 1. 1 1. 4 1. 6 1. 4 1. 5 1. 7 1. 9 2. 1 2. 1 1. 8 1. 7 1. 9 1. 9 1. 8 1. 8 1. 6 1. 0 1. 4 1. 8 1. 9 2. 0 2. 1 2. 1 2. 2 2. 2 2. 3 2. 0 2. 0 2. 2 2. 0 2. 0 2. 1 1. 7 1. 3 1. 3 1. 2 1. 4 1. 7 2. 0 2. 5 2. 3 2. 2 2. 4 2. 1 2. 2 2. 0 2. 2 2. 3 1. 9 1. 7 1. 7 2. 0 1. 6 1. 3 1. 0 0. 7 1. 4 1. 8 2. 0 2. 2 2. 7 2. 6 2. 4 2. 4 1. 9 1. 7 1. 8 2. 1 2. 0 1. 8 1. 0 1. 6 2. 0 1. 5 1. 1 1. 0 0. 7 0. 4 1. 6 1. 5 1. 5 1. 8 2. 2 2. 4 2. 4 2. 5 2. 4 1. 9 0. 7 1. 4 1. 7 1. 7 1. 5 1. 7 1. 5 1. 7 1. 4 1. 1 1. 2 1. 2 1. 0 0. 7 1. 8 1. 3 1. 4 1. 5 1. 8 1. 9 1. 8 2. 2 2. 1 2. 1 1. 7 1. 5 1. 5 1. 5 1. 5 1. 9 1. 9 1. 8 1. 7 1. 4 1. 4 1. 4 1. 7 1. 6 1. 6 1. 4 3. 1 0. 9 1. 1 1. 3 1. 6 1. 7 1. 7 1. 8 1. 8 1. 9 1. 7 1. 8 1. 5 1. 5 1. 6 1. 7 1. 8 1. 9 1. 8 1. 4 1. 5 1. 6 1. 9 2. 2 2. 1 1. 4 0. 7 1. 0 1. 3 1. 6 1. 6 2. 0 2. 1 2. 0 1. 8 1. 7 1. 4 1. 4 1. 5 1. 4 1. 4 1. 5 1. 5 1. 3 1. 4 1. 7 1. 8 1. 8 0. 7 0. 8 1. 2 1. 5 1. 9 2. 1 2. 0 2. 2 2. 0 1. 8 1. 4 1. 2 1. 2 1. 1 1. 1 1. 2 1. 2 0. 9 1. 2 1. 4 1. 2 1. 4 1. 3 1. 6 2. 2 1. 8 1. 7 2. 1 1. 9 1. 8 1. 6 1. 4 1. 1 1. 0 1. 1 1. 1 1. 1 1. 1 1. 0 1. 0 2. 8 2. 2 2. 5 2. 0 1. 8 2. 0 2. 1 1. 8 1. 6 1. 3 1. 1 1. 0 1. 1 1. 0 1. 6 2. 1 0. 9 5. 5 2. 3 1. 7 1. 6 1. 8 2. 1 1. 9 1. 8 1. 5 1. 3 1. 1 1. 0 1. 2 1. 3 1. 1 1. 7 2. 1 2. 3 2. 3 2. 1 2. 1 1. 7 1. 4 1. 2 1. 4 2. 1 0. 8 2. 0 2. 3 2. 1 1. 9 2. 2 1. 8 1. 6 2. 1 1. 7 0. 9 1. 8 1. 9 1. 8 1. 8 1. 8 2. 9 2. 7 1. 2 1. 6 1. 9 1. 6 3. 5 2. 8 1. 4 2. 4 2. 4 2. 0 1. 2 5. 1 2. 0 1. 1 2. 4 1. 9 0. 6 0. 3 0. 1 0. 9 0. 3 2. 3 1. 2 4. 5 1. 1 0. 4 2. 1 0. 3 0. 1 0. 9 0. 2 0. 1 0. 1 0. 6 0. 3 0. 3 0. 5 1. 9 1. 5 1. 3 1. 3 0. 5 4. 9 1. 2 0. 4 0. 2 3. 5 0. 7 0. 2 0. 1 1. 6 0. 6 0. 2 0. 2 0. 3 1. 3 0. 6 1. 0 1. 1 4. 5 2. 9 1. 4 0. 5 0. 1 3. 0 0. 5 0. 2 0. 1 1. 5 0. 4 0. 2 0. 2 1. 0 0. 9 0. 4 0. 6 0. 8 2. 9 1. 8 1. 9 2. 7 7. 3 3. 4 0. 8 1. 4 1. 2 0. 5 0. 1 2. 1 2. 3 1. 6 1. 2 0. 5 0. 2 0. 2 1. 5 1. 4 1. 3 1. 1 0. 6 0. 5 0. 7 0. 5 1. 3 1. 4 1. 5 1. 4 1. 3 0. 6 0. 3 1. 5 2. 1 2. 2 1. 9 1. 3 0. 8 1. 0 1. 4 1. 9 2. 4 2. 3 2. 2 1. 9 2. 2 2. 3 1. 7 1. 8 1. 9 2. 0 2. 0 2. 0 1. 9 1. 8 1. 5 1. 4 1. 2 1. 3 1. 4 1. 1 1. 1 1. 4 1. 6 1. 8 1. 8 1. 6 0. 7 0. 5 0. 5 0. 8 1. 5 2. 2 2. 7 0. 2 0. 2 0. 3 0. 8 1. 8 3. 1 0. 2 0. 5 1. 7 0. 6 2. 2 2. 3 2. 5 2. 2 2. 1 1. 5 1. 8 0. 9 0. 7 0. 2 0. 2 0. 2 0. 2 0. 4 0. 3 0. 5 0. 9 1. 1 1. 1 1. 4 1. 5 2. 0 5. 2 5. 0 4. 3 2. 7 2. 3 3. 2 3. 0 2. 2 1. 3 2. 2 1. 6 1. 0 0. 9 1. 1 0. 8 0. 7 1. 1 1. 9 2. 8 1. 5 2. 4 3. 6 5. 1 4. 9 2. 4 3. 5 5. 0 4. 4 3. 0 3. 2 3. 1 2. 4 1. 6 2. 2 1. 8 1. 3 1. 4 1. 6 1. 1 1. 7 2. 6 3. 9 2. 1 3. 0 4. 5 5. 6 4. 3 2. 5 3. 8 4. 3 3. 7 2. 3 2. 9 2. 7 2. 1 1. 7 2. 2 2. 2 2. 3 2. 5 2. 8 3. 1 3. 4 4. 3 5. 5 4. 1 4. 7 6. 3 5. 6 3. 6 4. 3 5. 1 4. 6 3. 3 1. 7 4. 0 2. 0 1. 5 1. 3 1. 3 1. 2 1. 6 2. 4 3. 3 2. 0 2. 8 4. 3 5. 5 2. 6 3. 9 4. 8 4. 0 2. 3 2. 5 3. 1 2. 8 2. 0 1. 3 2. 1 1. 5 1. 3 1. 6 1. 0 1. 3 2. 1 3. 2 4. 5 2. 4 3. 4 5. 1 5. 2 2. 8 3. 9 3. 8 3. 0 1. 7 2. 7 2. 2 1. 6 1. 2 1. 5 1. 2 1. 5 2. 1 2. 7 1. 0 1. 8 2. 7 4. 1 5. 3 2. 7 4. 0 5. 2 4. 3 2. 8 3. 4 3. 1 2. 2 1. 3 2. 2 1. 7 1. 3 1. 4 1. 1 1. 3 1. 9 3. 0 3. 9 1. 4 2. 3 3. 3 4. 9 5. 3 3. 0 4. 3 4. 4 3. 3 2. 7 2. 9 2. 4 1. 7 1. 1 1. 7 1. 3 1. 4 1. 8 1. 1 1. 7 2. 6 4. 0 5. 1 3. 0 4. 3 5. 9 5. 0 3. 8 4. 6 3. 9 2. 9 3. 5 3. 2 2. 5 1. 8 1. 5 2. 4 2. 2 2. 5 3. 2 2. 8 3. 5 4. 1 5. 2 5. 7 4. 5 5. 5 5. 0 3. 7 3. 9 3. 6 2. 7 1. 8 2. 4 2. 0 1. 4 1. 4 1. 7 1. 1 1. 6 2. 4 3. 7 1. 9 2. 7 4. 0 5. 5 4. 8 3. 4 4. 2 3. 8 2. 5 2. 7 2. 6 2. 0 1. 5 1. 3 1. 8 1. 5 1. 5 2. 0 2. 6 1. 7 2. 5 3. 4 4. 8 2. 2 3. 7 5. 3 5. 0 3. 7 3. 6 2. 9 2. 5 0. 0 2. 8 2. 2 3. 8 3. 4 4. 6 6. 1 4. 9 5. 4 7. 8 2. 9 4. 3 5. 0 1. 0 1. 9 2. 4 1. 4 1. 8 1. 5 0. 5 0. 2 0. 2 3. 3 2. 9 1. 8 0. 5 0. 2 0. 1 0. 1 5. 0 5. 0 0. 2 0. 1 0. 2 0. 4 1. 0 4. 6 7. 5 6. 8 0. 3 0. 9 2. 2 3. 3 2. 7 4. 1 6. 1 3. 2 4. 9 5. 5 3. 8 1. 7 2. 6 6. 8 7. 5 4. 7 2. 9 1. 3 0. 6 0. 8 1. 2 4. 1 2. 3 0. 9 0. 2 1. 4 0. 9 1. 1 0. 5 3. 5 2. 9 5. 4 5. 0 5. 1 7. 7 3. 0 4. 2 1. 7 2. 5 0. 7 0. 8 2. 0 1. 5 3. 6 2. 9 4. 7 6. 1 5. 5 7. 8 3. 0 4. 3 0. 8 1. 7 0. 9 0. 8 0. 9 1. 8 2. 5 1. 8 3. 5 4. 1 5. 6 6. 5 3. 8 5. 9 2. 5 3. 7 7. 0 5. 5 3. 9 5. 9 7. 5 5. 0 4. 2 4. 5 2. 4 1. 6 1. 6 2. 3 0. 5 1. 1 1. 1 0. 0 0. 1 0. 4 0. 6 1. 1 0. 0 0. 1 0. 1 0. 3 0. 5 1. 0 1. 8 0. 1 0. 2 0. 3 0. 5 0. 7 0. 8 1. 2 1. 9 3. 1 0. 4 0. 5 0. 5 0. 7 0. 9 0. 9 0. 9 1. 2 1. 4 1. 9 2. 6 0. 6 0. 7 0. 8 1. 0 1. 0 1. 2 1. 1 1. 2 1. 3 1. 2 1. 5 1. 9 2. 5 0. 9 0. 9 1. 0 1. 2 1. 3 1. 3 1. 2 1. 6 1. 7 1. 6 1. 8 1. 7 2. 2 2. 6 3. 3 1. 1 1. 2 1. 2 1. 3 1. 3 1. 2 1. 4 1. 7 2. 2 2. 2 2. 2 1. 9 1. 9 2. 6 3. 0 3. 3 3. 7 1. 1 1. 1 1. 2 1. 5 1. 7 1. 9 1. 8 1. 7 2. 0 2. 3 2. 4 2. 0 1. 6 1. 1 0. 9 2. 2 1. 4 2. 0 0. 9 1. 0 1. 3 1. 4 1. 9 2. 3 2. 4 2. 4 2. 0 2. 0 2. 3 2. 2 1. 7 1. 5 1. 0 1. 2 1. 6 1. 7 1. 7 2. 0 2. 4 2. 5 2. 4 2. 3 1. 7 1. 8 1. 6 1. 7 1. 3 1. 6 1. 3 1. 5 1. 9 1. 9 1. 8 2. 0 2. 3 2. 3 2. 3 2. 4 1. 8 1. 4 1. 5 1. 5 1. 2 1. 7 1. 8 1. 9 1. 9 2. 0 2. 0 1. 6 1. 8 2. 0 2. 3 2. 2 1. 8 1. 3 1. 2 1. 2 1. 8 2. 3 1. 9 1. 9 1. 8 2. 1 2. 0 1. 6 1. 5 2. 0 2. 4 2. 2 2. 0 1. 5 1. 2 3. 2 2. 8 3. 2 2. 6 1. 8 1. 8 2. 1 1. 8 1. 6 1. 3 1. 6 2. 1 2. 2 2. 1 1. 5 1. 2 1. 8 2. 4 2. 8 2. 5 1. 9 1. 8 1. 9 1. 7 1. 5 1. 4 1. 4 1. 8 1. 9 1. 8 1. 4 3. 1 0. 6 1. 1 1. 6 2. 1 2. 1 1. 7 2. 0 2. 0 1. 9 1. 7 1. 4 1. 4 1. 6 1. 5 1. 4 1. 6 0. 7 0. 9 1. 3 1. 1 2. 0 2. 2 2. 0 1. 8 1. 7 1. 7 1. 8 1. 8 1. 3 2. 5 0. 6 0. 7 1. 0 1. 9 2. 7 2. 5 2. 0 2. 0 1. 9 1. 9 1. 6 1. 2 0. 6 1. 0 1. 8 3. 2 2. 6 2. 2 2. 2 2. 2 2. 2 1. 7 1. 6 3. 4 2. 9 2. 5 2. 0 2. 2 1. 9 1. 8 2. 6 3. 0 3. 0 2. 3 1. 7 2. 2 2. 7 2. 3 1. 7 1. 9 1. 3 1. 4 1. 9 1. 9 0. 8 1. 2 1. 7 1. 6 0. 8 1. 1 1. 3 5. 0 0. 8 1. 0 0. 8 2. 7 3. 4 0. 7 1. 7 1. 0 3. 1 2. 7 2. 4 1. 7 1. 1 4. 3 3. 5 2. 9 2. 3 4. 5 4. 1 3. 9 2. 7 4. 2 4. 2 4. 5 4. 7 3. 9 4. 1 4. 1 4. 1 4. 4 4. 2 4. 0 4. 0 3. 3 4. 2 4. 1 4. 2 4. 0 3. 0 3. 2 3. 6 4. 5 3. 4 2. 1 2. 2 2. 5 3. 0 3. 4 3. 1 1. 8 1. 8 ENGINEERS, INC. ELECTRICAL CONSULTANTS(510) 452-9391TEL: ZEIGER Project No.: Drawn By: Checked By: Scale: Sheet No.: Sheet Name: Seal & Signature: Key Plan: Consultants: Issued For: Architect: SKIDMORE, OWINGS & MERRILL LLP One Maritime Plaza San Francisco, California 94111, USA 360 Pine Street, 2nd Floor, San Francisco, CA 94104 Civil: 555 Beach St floor 4, San Francisco, CA 94133 Landscaping: 98 Battery St #500, San Francisco, CA 94111 MEP: 560 14th St #300, Oakland, CA 94612 Parking: 1900 Powell St #890, Emeryville, CA 94608 Trash Management: 636 9th St. Oakland, CA 94607 Surveyor: 4305 Hacienda Dr Suite 550, Pleasanton, CA 94588 Traffic:12/16/2021 03:25:53 PMMP RZ 220393 PHOTOMETRIC STUDY E1.1 180 EL CAMINO REAL SOUTH SAN FRANCISCO, CA 94080 No.: Description:Date: PLANNING APPLICATION 2021-12-17 As indicated SCALE:1 PHOTOMETRIC PLAN 1/32"=1'-0" BLDG 3 BLDG 2 PARKING GARAGE BLDG 1 LIGHT FIXTURESLuminaire Schedule Symbol Qty Label Arrangement Description LLF Luminaire Lumens Luminaire Watts Total Watts 8 MRP_LED_42C_530_30K_SR3_MVOLT Single MRP LED 42C 530 30K SR3 MVOLT 0.900 5434 75 600 22 MRP_LED_42C_530_30K_SR5_MVOLT Single MRP LED 42C 530 30K SR5 MVOLT 0.900 5747 75 1650 8 WDGE3_LED_P1_70CRI_RFT_30K Single WDGE3 LED P1 70CRI RFT 30K 0.900 6997 51.1717 409.374 14 Peformance_Bollard_T4_Frosted Single Path DIFFUSE LENS 0.900 470 8.0059 112.083 33 RSX2_LED__P1_30K_R3S Single RSX2 LED P1 30K R3S 0.900 10272 72.0642 2378.119 Calculation Summary Label CalcType Units Avg Max Min Avg/Min Max/Min CalcPts_1 Illuminance Fc 2.97 8.3 0.1 29.70 83.00 CalcPts_10 Illuminance Fc 0.75 2.0 0.0 N.A.N.A. CalcPts_11 Illuminance Fc 1.16 6.2 0.1 11.60 62.00 CalcPts_12 Illuminance Fc 1.68 3.9 0.3 5.60 13.00 CalcPts_13 Illuminance Fc 1.99 7.4 0.5 3.98 14.80 CalcPts_14 Illuminance Fc 1.83 5.5 0.4 4.58 13.75 CalcPts_15 Illuminance Fc 1.22 7.3 0.1 12.20 73.00 CalcPts_16 Illuminance Fc 1.34 3.1 0.1 13.40 31.00 CalcPts_17 Illuminance Fc 1.19 2.5 0.2 5.95 12.50 CalcPts_18 Illuminance Fc 1.15 4.3 0.4 2.88 10.75 CalcPts_3 Illuminance Fc 2.96 7.8 0.0 N.A.N.A. CalcPts_4 Illuminance Fc 1.68 5.0 0.0 N.A.N.A. CalcPts_5 Illuminance Fc 2.85 6.9 1.8 1.58 3.83 CalcPts_9 Illuminance Fc 3.42 4.7 1.1 3.11 4.27 ILLUMINATION FROM TRELLIS LIGHTS NOT INCLUDED IN STUDY Tags F1 F2 F3 F4 F5 08-104 SITE LIGHTING PLAN L3.01 1 1 1 INSTALL PEDESTRIAN LIGHTING ALONG THE PROJECT SIDEWALK FRONTAGES ON EL CAMINO REAL. INSTALL STREETLIGHTS ALONG THE PROJECT STREET FRONTAGES ON EL CAMINO REAL. THE LIGHT POLES AND FIXTURES SHALL BE ORNAMENTAL STREETLIGHTS TO MATCH CITY STANDARDS. LEGEND PLANNING APPLICATION 2021-12-17 PLANNING RESUBMITTAL 2022-01-31 PLANNING RESUBMITTAL 2022-03-01 PLANNING RESUBMITTAL 2022-08-10 180 El Camino Real Subdivision – Zoning Ordinance Compliance for P21-0126 Zoning District – El Camino Real Mixed Use (ECRMX) ECRMX Base Dev Standards Allowed Proposed Minimum Lot Size 20,000 11.24 acres Minimum Lot Width 50’ > 50’ Floor Area Ratio Min FAR 0.6, 0.3 active >0.6 for entire site Max FAR 2.5 (3.5 w/ incentives) 1.97 overall (2.5 Lot B, 2.84 Lot C) Height Minimum Height 25’(B) complies Maximum Height 80’(B) (120’ w/ incentives) 85’ Residential, 108’ R&D (providing incentives) Minimum Yards Front (always ECR) min 12’, avg 16’ (C) complies Interior Side 0’; 10’ along R district complies Street Side 10’ complies Rear 15’ (B)(D) n/a Maximum Lot Coverage 90% complies Min Amount of Landscaping 10% complies Additional Development Standards Allowed Proposed 180 ECR Residential/R&D Project Increased Density, FAR, etc Increased FAR and Height Heights and Building Stepbacks Ground Floor Height 15’ nonresidential complies Street Wall Height 25’ min, 35’ max complies Building Stepbacks – Front n/a Building Stepbacks – Rear 60 degree plane complies Supplemental Regulations Allowed Proposed 180 ECR Residential/R&D Project Building Length and Separation 125’ max, 30’ separation 266’ max, requesting exception Required Commercial Frontage 65% (50% with PC exception) Complies Depth of Req’d Comm Frontage 75’ (65’ by Chief Plnr, less w/ PC) Complies Bldg Articulation Complies Bldg Trans and Req’d Openings 60% comm, 70% retail Complies Blank Walls No more than 20’ Complies Exterior Bldg Materials and Colors Complies Bldg Orientation and Entrances Complies Limits on Locations of Parking Min 40’ from prop line (for uncovered) Complies Parking Lot Access Complies Pedestrian Access Complies Pedestrian Walkway Design 5’ min, permeable Width complies Truck Docks, Loading and Service Complies (w/ Parking & Loading Plan) Site and Development Regulations Allowed Proposed 180 ECR Residential/R&D Project Landscaping (20.300.007) Areas to be Landscaped Complies General Landscaping Standards Complies Water Efficient Calculations Required at Building Permit submittal Lighting and Illumination (20.300.008) Nonresidential Buildings Required at Building Permit submittal Max Height 16’, 20’ Complies Shielding Complies Screening (20.300.012) Screening of Mech and Electrical Equip Complies Common Property Lines n/a Trash and Refuse Collection Areas (20.300.014) Location Complies Materials, Construction and Design Required at Building Permit submittal Parking Standards (20.330) Allowed Proposed 180 ECR Residential/R&D Project Location of Required Parking Complies Parking Reductions w/ Use Permit w/ Use Permit Bicycle Parking (20.330.008) Complies On-Site Loading (20.330.009) Complies Parking Area Design and Dev Standards (20.330.010) Complies 180 El Camino Real Mixed Use Project Transportation Demand Management Plan August 1, 2022 South San Francisco, California 180 El Camino Real TDM Table of Contents  Introduction ...........................................................................................................................................1  TDM Ordinance .....................................................................................................................................1  Report Organization .............................................................................................................................2  Project Description ................................................................................................................................2  Project Trip Generation ..................................................................................................................................................... 2  Project Parking ..................................................................................................................................................................... 4  Existing Transportation Facilities and Services ..................................................................................7  Transit Facilities .................................................................................................................................................................... 7  BART .................................................................................................................................................................................... 7  Caltrain ............................................................................................................................................................................... 7  Bus and Shuttle Routes ................................................................................................................................................ 7  Bicycle and Pedestrian Facilities .................................................................................................................................... 8  Transportation Network Companies- a brief discussion ...................................................................................... 8  TDM Measures .................................................................................................................................... 11  Standard TDM Measures ............................................................................................................................................... 11  Additional Measures ....................................................................................................................................................... 14  Annual Survey ..................................................................................................................................... 15  Reporting ............................................................................................................................................................................. 15  Figures Figure 1: Vicinity Map ......................................................................................................................................................................... 5  Figure 2: Project Site Plan ................................................................................................................................................................. 6  Figure 3 Transit Facilities ................................................................................................................................................................... 9  Figure 4 Bicycle & Pedestrian Facilities .................................................................................................................................... 10  Appendices Appendix –Sample TDM Survey 180 El Camino Real TDM 1 INTRODUCTION Transportation Demand Management (TDM) refers to strategies that result in a more efficient use of transportation resources to help relieve traffic congestion, parking demand, and air pollution problems. Typically, TDM combines different services, facilities, and actions that result in a reduction of single- occupant vehicle trips. A TDM Plan is developed to guide efficient use of an existing transportation system and to ensure new developments are designed to maximize sustainable transportation usage. This plan is prepared for the proposed 180 El Camino Real mixed use project in South San Francisco, California. Currently the site is vacant. The project will consist of 770,356 square feet (sf) of R&D offices, 8,600 sf of retail, and 183 multi-family dwelling units. There are 1,723 parking stalls provided for the office, residential and retail uses, primarily located in an eight-level parking garage and a residential garage. To propose effective and appropriate TDM measures, this plan is based on the project’s size, location, and land uses. TDM ORDINANCE The City of South San Francisco TDM Ordinance (Municipal Code Chapter 20.400.004) requires the preparation and implementation of TDM programs for all nonresidential development expected to generate 100 or more average daily trips. The specific purpose of the TDM ordinance is to: Reduce the amount of traffic generated by new nonresidential development, and the expansion of existing nonresidential development. Ensure that expected increases in traffic resulting from traffic resulting from growth in employment opportunities in the City of South San Francisco will be adequately mitigated. Reduce drive-alone commute trips during peak traffic periods by using a combination of services, incentives and facilities. Promote the more efficient utilization of existing transportation facilities and ensure that new developments are designed in ways to maximize the potential for alternative transportation usage. Establish an ongoing monitoring and enforcement program to ensure that the desired alternative mode use percentages are achieved. The desired alternative mode use percentage, as defined by the TDM ordinance for nonresidential projects exceeding 100 average daily trips (and not requesting an FAR bonus) is 40 percent. The TDM ordinance describes typical measures to reduce “home-to-work” vehicle trips during peak travel periods, including ridesharing programs, transit incentives, bicycle and pedestrian amenities, telecommuting and compressed work weeks. 180 El Camino Real TDM 2 REPORT ORGANIZATION The remaining sections of this report describe transportation facilities and services provided in the project vicinity discussion of the TDM Measures, and the Annual Survey. PROJECT DESCRIPTION The project site is located at 180 El Camino Real, in South San Francisco, California. The project is bordered by El Camino Real, Spruce Avenue, Huntington Avenue and Noor Avenue. Per the South San Francisco General Plan, the project is within the El Camino Real Mixed-Use Zoning Designation. The project site location and vicinity are shown in Figure 1 and the site plan is shown in Figure 2. The proposed project will construct 770,356 square feet of office R&D, 8,600 square feet of complementary retail uses (amenities) and 183 multifamily dwelling units. Project Trip Generation An evaluation of the project’s net trip generation was conducted for the daily, weekday a.m. peak hour, and weekday p.m. peak hour. The site is currently vacant, so no anticipated trip reduction is anticipated for existing uses. TJKM determined that the project would add 8,461 net daily trips, 775 net a.m. peak hour trips and 751 net p.m. peak hour trips to the existing roadway network. The project’s trip generation is presented in Table 1. 180 El Camino Real TDM 3 Table 1: Trip Generation for 180 El Camino Real Land Use Size Daily A.M. Peak P.M. Peak Rate Trips Rate In:Out In Out Total Rate In:Out In Out Total Research & Development (ITE 760) 770.356 ksf 11.08 8,536 1.03 82:18 651 143 794 0.98 16:84 121 634 755 Transit Reduction -10% -854 -10% -65 -79-14 -10% -12 -63 -75 Subtotal 7,682 586 129 715 109 521 680 Strip Retail Plaza (ITE 822) 8.60 ksf 54.45 457 2.36 60:40 12 8 20 6.59 50:50 28 28 56 Internal Trip Reduction -75% -343 -75%-9 -6 -15 -75% -21 -21 -42 Subtotal 114 3 2 5 7 7 14 Multi-Family Housing (Mid-Rise) (ITE 221) 183 du 4.54 831 0.37 23:77 16 52 68 0.39 61:39 43 28 71 Internal Trip Reduction -10% -83 -10%-2 -5 -7 -10% -4 -3 -7 Transit Reduction -10% -83 -10%-1 -5 -6 -10% -4 -3 -7 Subtotal 665 13 42 55 35 22 57 Total Net Trips 8,461 602 173 775 151 600 751 Notes: Source: Institute of Transportation Engineers (ITE) Trip Generation Manual 11th Edition ksf = 1,000 square feet du = dwelling units 180 El Camino Real TDM 4 Project Parking The South San Francisco Municipal Codes, 20.330.004 for vehicles and 20.330.008 for bicycles, has set requirements by land use. The proposed project parking requirements are listed in Table 2. Table 2: Parking Requirements Parking Requirement Number of Parking Spaces required Project Parking Spaces Provided Office and Commercial Use Retail 1,433 1,433 Multi-family Residential 290 290 Short Term Bicycle Parking: 10% of the required automobile Parking spaces 201 201 Long Term Bicycle Parking: One space per 25 vehicle spaces 248 248 Source: South San Francisco Municipal Code, Table 20.330.004 Figure 1: Vicinity MapNFWY280FWY280FWY380LEGENDTrailProject Site(&57'0 180 El Camino Real TDM 6 Figure 2: Project Site Plan 180 El Camino Real TDM 7 EXISTING TRANSPORTATION FACILITIES AND SERVICES Transportation facilities and services that support sustainable transportation include light rail, buses, shuttles, bicycle and pedestrian facilities. This section describes the existing facilities and services near the project site that will support the TDM measures from this Plan. Transit Facilities Under transit facilities, BART, Caltrain buses and shuttles in the surrounding area are documented. BART Bay Area Rapid Transit (BART) provides commuter rail services throughout the San Francisco Bay Area. With end-line stations in Daly City, Dublin/Pleasanton, Fremont, Millbrae, Pittsburg/Bay Point, and Richmond, BART served over 400,000 weekday riders on average during Fiscal Year 2016. The closest BART Station is the San Bruno station located 0.5 miles from the project site. This would approximately be a three-minute car ride, five-minute bike ride, or an 11-minute walk. The characteristics of the South San Francisco BART station is as follows:  BART operates at headways of 15 minutes or less between 4 a.m. and midnight on weekdays, from 6 a.m. to midnight on Saturdays, and from 8 a.m. to midnight on Sundays.  Parking: Monthly Reserved Permit, Daily Fee ($*), Single Day Reserved Permit and Extended Weekend vehicle parking  Bicycle services: Bicycle racks, no bike station, 30 keyed bike lockers  There is a bus transfer station that services SamTrans Transit bus service Caltrain Caltrain is a heavy rail service providing service between San Francisco and Gilroy. The South San Francisco Caltrain station is located 1.9 miles from the project site and has headways of 25 minutes to 45 minutes during the weekday. To walk to and from the Caltrain station would take approximately 35 minutes and by bike, 15 minutes. Bus and Shuttle Routes SamTrans is the managed by the San Mateo County Transit District and provides local service throughout the County. Fares range from daily local and express fares, monthly passes and Clipper Card (Bay Area Transit card that is reloadable and serves most of Bay Area Transit agencies’ services). A majority of the SamTrans transit lines are located west US 101. These facilities feed into the South San Francisco Caltrain and BART Stations. There are existing SamTrans bus stops located on El Camino Real and Brentwood Drive, El Camino Real and Spruce Avenue, and Huntington Avenue and Spruce Avenue. These facilities feed into the South San Francisco Caltrain and BART Stations.  ECR: Express Bus that travels between the Palo Alto Transit Center that has 30-minute headways  141: Regular route that travels between Shelter Creek and Airport/Airport Linden with 30-minute headways. 180 El Camino Real TDM 8 The San Mateo County’s Transportation Demand Agency, Commute.org, operates shuttles to the business park area as part of funding from regional agencies as well as partners with employers in the business park. Most of these shuttles serve business parks east of 101 where there is limited transit service. The closest free shuttle service is located north of the project near the intersection of Orange and El Camino Real. Transit facilities, in relation to the project, is shown in Figure 3 Bicycle and Pedestrian Facilities Bicycle facilities are described as the following: Class I Bikeway. Typically called a “bike path,” a Class I bikeway provides bicycle travel on a paved right-of-way completely separated from any street or highway. Class II Bike Lanes: A portion of the roadway designated for the exclusive use of bicyclists through striping, signage, and pavement markings. Class III Bike Routes: Streets with low motorized traffic volumes and speeds designated and designed to give bicycle travel priority through signs, pavement markings, and speed. There is adequate bicycle connectivity at the project site with Bike Routes along El Camino Real, Spruce Avenue and Huntington. Just east of Huntington is a north south Bike Path on Centennial Way. The bicycle routes connect to neighborhoods, transit stations, schools and business parks. There are existing sidewalks at the project site and the general vicinity. Pedestrian & bicycle facilities are shown in Figure 4. Transportation Network Companies Transportation network companies (TNC) are prearranged rides or car rentals for a fee utilizing an online app, such as Uber or Lyft. This use is a mainstream use but has limited studies on the ability to reduce Vehicle Miles Traveled (VMT). There is potential to utilize TNCs as a measure to reduce the need for parking. For the purpose of this TDM, it is not included as a measure, but a statement that this type of travel mode is an option.  N FWY 280 FWY 280 FWY 380 LEGEND Project Site (&57'0 BART SamTrans Route 141 SamTrans Route ECR Figure: Transit Map 0 N FWY 280 FWY 280 FWY 380 LEGEND Project Site (&57'0 Class II Bike Lane Class III Bike Route Class I Bike Paths Figure: Bicycle and Pedestrian Map Sidewalk Crosswalk 180 El Camino Real TDM 11 TDM MEASURES Standard TDM Measures The City of South San Francisco TDM ordinance states that the following measures are required “as deemed appropriate by the Chief Planner”. The 14 required measures as described in City Municipal Code Section 200.400.004-A are discussed below. To note, the proposed project is a mixed use – office, retail and residential -- that will be leased to multiple tenants, however the applicant – Steel wave -- will implement these TDM measures for the site, and future tenants for the retail and residential areas will be provided these TDM measures to implement as part of their lease or sale agreements. 1. Carpool and Vanpool Ridematching Services The project will designate an on-site employer contact that will be provide the resources for ride matching services. This contact will coordinate with the leasing tenants of the office and retail spaces to provide this information to their employees. The 511 Regional Rideshare Program (RRP) offers a variety of incentives to those who try carpooling and vanpooling. Most of the programs reward people who form or try carpooling or vanpooling, and provide an award or subsidy after the first three or six months of participation. Vanpool Formation Incentive – The 511 RRP provides up to $500 in gas to new vanpools that meet specific eligibility requirements and complete three to six months of operation. Gas cards are awarded on a first-come-first-serve basis until funds are depleted. Vanpool Seat Subsidy – The 511 RRP subsidizes vanpool seats in the form of gas cards. The subsidy provides $100 per month, with a three-month limit per van during the program year, to help cover the fare of a lost participant. The gas cards are offered to eligible vans on first-come-first-serve basis until funds are depleted. The project will designate carpool drop off/pick up throughout the center. 2. Designated Employer Contact An on-site employer contact will provide information to tenants on alternative modes of transportation and will be the official contact for the administration of the annual survey and triennial report. The TDM contact person will be from the project and will coordinate with the tenants and will provide:  Information and resources on transportation choices available to employees.  Transportation information packets to employees.  A current welcome packet with commute alternatives, transit maps, schedules, events and promotions. New retail tenants will be provided transportation information packets that include information about transit routes and schedules (BART, Caltrain, SamTrans), bus stop locations, bike maps, ride matching services, transit planning resources, and on-site bicycle parking and amenities. 180 El Camino Real TDM 12 The welcome packet will provide a brief summary highlighting the most important features of the TDM program, which allows employees to be familiar with it and understand how to access additional information. It will also include hard-copy information pertaining to alternative transportation options and current transit maps and schedules. The TDM Contact person will provide their information to the City of South San Francisco. Any changes in staffing will immediately be furnished to the City as well. 3. Direct Route to Transit The closest transit stops are directly adjacent to the project site near the intersections of Huntington Avenue and Spruce Avenue and El Camino Real and Spruce/El Camino Real and Brentwood Drive. The South City Shuttle is located one half mile from the project site near the intersection of Orange Avenue and El Camino Real. 4. Guaranteed Ride Home (GRH) Carpool, vanpool and transit riders will be provided with guaranteed rides home in emergency situations. Rides shall be provided either by a transportation service provider (taxi, rental car or TNC) or an informal policy using company vehicles/and or designated employees. By supporting use of alternative modes, GRH helps achieve all TDM objectives. Benefits include increased commuters’ security, flexibility and participation in Commute Trip Reduction programs The TDM Coordinator will provide the employees with resources to sign up for the GRH program through the TMA Commute.org program. GRH will be evaluated with employers to determine if it is practically feasible 5. Information Boards/Kiosks The designated employer contact will display the following information in a prominent location: transit routes and schedules; carpooling and vanpooling information; bicycle lanes, routes and paths and facility information; and alternative commute subsidy information. Information will be provided to the tenants to post in their employees-only designated areas. 6. Passenger Loading Zones Since the nature of the project is primary office uses passenger loading zones will be present near entrances of the businesses. Additionally, the carpool drop off can provide a designated pick up and drop off location for passenger loading as well as Transportation Network Companies (TNCs), Uber or Lyft type services. 7. Pedestrian Connections Continuous sidewalks are already provided on the project street. Enhanced pedestrian connections between the property and the public streets as well as internally will improve the walking conditions from transit to the project and between the businesses. Improved walking and cycling conditions increases non-motorized travel and can reduce automobile travel, particularly if implemented with land use mix, 180 El Camino Real TDM 13 transit improvements, and incentives to reduce driving. Pedestrian locations are provided throughout the project site. 8. Promotional Programs New tenant and employee orientation packets on transportation alternatives will encourage employees to try new options. Information on ”Spare the Air”, Rideshare week, Bike to Work Day, trip planning assistance-routes and maps will help the commuters The following promotional programs will be promoted and organized by the designated employer contact: new tenant and employee orientation packets on transportation alternatives; flyers, posters, brochures, and emails on commute alternatives; transportation fairs; Bike to Work Day (May), Spare the Air (June — October); Rideshare Week (October); trip planning assistance-routes and maps. 9. Showers/Clothes Lockers Each office building will provide staff break rooms with lockers. 10. Shuttle Program New tenant and employee orientation packets on transportation alternatives will include information from Commute.org, the regional rideshare program that offers shuttle programs throughout the City of South San Francisco and cities within San Mateo County. Currently, the closest free South City Shuttle is located less than a mile north of the project site. 11. Transportation Management Association (TMA) The project shall participate in the San Mateo County’s Transportation Demand Management Agency, Commute.org, or similar organization approved by the Chief Planner, to receive ongoing support for alternative commute programs. The TMA can offer commute incentives, support for Guaranteed Ride Home, transit passes and resources for businesses within San Mateo County. 12. Bicycle Parking, Long-Term Long-term bicycle parking is defined as a facility that is sheltered and secure, such as lockers, rooms, or stations where the intent is for longer periods, more than two hours. Examples of long term are bicycle lockers, which have a security system, often seen at transit stations, unattended bicycle parking such as storage areas or rooms near transit stations or adjacent to high-density housing, or attended bicycle facilities, where staff is on hand to provide valet services. The proposed project will provide 66 long term bicycle storage units on site. They will be located in the parking garage or building storage areas. The parking is shown on the project site plan, Figure 2. 180 El Camino Real TDM 14 13. Bicycle Parking, Short-Term Short-term bicycle parking is defined as unsheltered, unenclosed bike racks with an intended parking duration of less than two hours. The majority of public bike racks are considered short-term. These are often seen at shopping centers, parks, and other public facilities. The project will accommodate the required 165 short-term bike racks by providing bike racks throughout the project site, with bicycle racks provided near each building entrance. 14. Free Parking for Carpools and Vanpools The proposed project provides free parking. The project will provide the required Clean Air/Van Pool/ Electric Vehicle (EV) charging spaces. 15. Onsite Amenities This is proposed to be a key feature of the proposed project. Up to 30,000 square feet of amenities are anticipated. These includes restaurants, cafes, coffee shops, shops and other facilities primarily intended to serve the on-site employees. This will eliminate the need for employees to leave the site to utilize these services. 16. Changed Work Attendance and Hours The Covid – 19 pandemic has resulted in changed operations at many offices. These include full and part- time telecommuting, compressed work weeks, and flexible working hours. These factors are likely to significantly reduce the amount of traditional commute peak hour and even daily travel by employees in this project. Additional Measures At this time, some of the 10 Additional Measures as described in City Municipal Code Section 200.400.004- B have been included as part of this TDM Plan. Of the ten additional measures listed below, the following four are addressed in the TDM Plan above: Compressed Work Week, Flextime, Onsite Amenities and Telecommuting. 1. Alternative Commute Subsidies/Parking Cash Out 2. Bicycle Connections 3. Compressed Work Week 4. Flextime 5. Land Dedication for Transit/Bus Shelter 6. Onsite Amenities 7. Paid Parking at Prevalent Market Rates 8. Reduced Parking 9. Telecommuting 10.Other Measures 180 El Camino Real TDM 15 ANNUAL SURVEY An annual survey will be prepared and administered by the designated employee contact. A sample TDM Survey is in the Appendix. The survey will be administered to on-site employees. Participants will be asked to describe their typical mode of travel to and from the site. The intent of the survey will be determine the percentage of employee “home-to-work” trips that are made by automobile and alternative modes. Surveys will be conducted annually, once fully occupied. Surveys shall not coincide with a special event or promotion geared at increasing alternative modes of transportation (e.g., Bike to Work Day, etc.). The on- site employee coordinator will provide a window of time to perform and collect surveys to be reviewed, summarized and complied by site. A minimum of 65 percent must respond to the survey each year. In order to achieve the 65 percent response rate, the developer will develop incentives / prizes to encourage response. Examples of incentives include raffles for gift certificates, transit passes, and electronic accessories. Reporting The TDM Coordinator will be responsible for summarizing the survey information received into a single TDM Annual Report. A copy of this TDM Annual Report will be submitted to the City for review and comments. Copies will also be sent to the employers and residents. The first report documenting TDM program participation will be provided within one year of the issuance of the first occupancy permit for the first building constructed on-site. The first report shall document the establishment of a TDM Coordinator for the site, the implementation of recommended TDM measures, and a survey of participation. In the second year and in all subsequent years, a complete TDM report shall be submitted to the City. The TDM Annual Report will be in a similar format as the first TDM Report, and will include the following information:  Results of the employer surveys, including number of employees  Additional or alternate TDM measures that the site will implement during the following year to achieve the VTR goals set forth in the TDM Plan. 180 El Camino Real TDM Appendix Sample TDM Survey