PROJECT AND SITE DESCRIPTION

Nazareth Plaza, located on South B Street between 8th and 9th Avenues in San Mateo, is a mixed-use development. It can be classified as a "neo-modern" style of architecture. The overall planning and design of the project has revolved around the zoning of the site. The site is divided into two zones: commercial with a residential overlay and high density residential.

The development is designed to provide an urban setting. "B" Street has approximately 36,000 sq. ft. of commercial space at the first and second floors, which is within the commercial C1-3 Zone. This area is also zoned to have a residential overlay component; therefore, two floors of town homes (27 units) are above. The rear of the site, zoned high density residential, has 27 units of condominium space on the first three floors and town homes on the upper two floors. Parking for the entire project (227 spaces) is below grade, with the residential portion being separated by security gates.

URBAN DESIGN STANDARDS

Height:
The building will be four stories along "B" Street and five stories at the rear of the site. No roof plane will exceed the 55' height limit except residential elevator and stair cores.

Setbacks:
The commercially zoned area at "B" Street has a zero setback where commercial components are built to the property line. The residential overlay component complies with the residential zoned R6-D portion of the site: Front yard setback of 20', side yard setback of 15', and rear yard setback of 25'.

Entry Points:
Commercial entry points are on grade where finish floor for residential units is approximately 4' above grade. The residential units have accessible pedestrian entries at 8th Avenue and 9th Avenue where ramps are provided. Internally, elevators and stairs are used for access and circulation between levels.

FAR Land Parking:
The commercial and residential areas both have a maximum of 3.0 FAR. The lot coverage is within the maximum allowed. All parking requirements are provided by below grade parking.

Units per Acre:
Maximum density = 50 units/acre. The development has 54 units. Project area is 1.082 acres (1.082 acre X 50 units/acre = 54).

Recycling Land Trash:
Recycling shall be provided for at the trash rooms within the garage, per City standards. Recycling bins will be picked up at the curbside, which is typical. The trash will be moved by building management from each trash room and placed in a trash compactor that will be located out of view.

Bike Storage:
Outdoor bike racks will be provided at retail shops. A bike rack will be provided inside the garage as well. Total number provided is four bikes per 100 stalls of parking. The required bike storage is a total of nine.

EXTERIOR FINISHES & DESIGN

Description of Commercial Space:
Traditional but high quality canvas awnings will occur at commercial frontage. This will identify the commercial and public functions, and signage may occur on awning faces and windows. The commercial lobby will be clearly identifiable by marquee awning and signage. Exterior treatment of commercial space will be cement plaster with horizontal accent bands of dark colored stone and varying plaster color from the residential. Aluminum storefront will be used with large, fixed panels at entry points to shops.

Residential Description:
The exterior design of the residential components varies from the commercial in scale, material land color. The use of spandrale glass, metal balconies and wood trellises further breaks down the scale of the building into more identifiable and intimate family dwellings. Roof terraces will occur where the residential units step back over the commercial spaces. Entry points to residential lobbies are clearly identified by marquee awnings and vertical elements created by stair and elevator towers. Windows will be recessed, large sized, fixed, sliders and single hung aluminum or vinyl windows. Cement plaster will be the exterior finish.

ENTRANCES TO BELOW GRADE PARKING

There will be one entrance to the below-grade parking. Ramping down will occur at the rear of the site, lessening its visual impact. Ramp curb cut will occur on 9th Avenue.

LANDSCAPE DESIGN CONCEPT
The intent is to create an attractive, shaded street character. Pedestrian scaled trees will line "B" Street, 8th and 9th Avenues. An internal courtyard will combine hard and soft scape to comprise a lush and habitable area. Roof terraces and balconies will have trellises and planting incorporated wherever possible.