HomeMy WebLinkAboutStaff Report 2511-5419CITY OF PALO ALTO
CITY COUNCIL
Monday, December 15, 2025
Council Chambers & Hybrid
4:30 PM
Agenda Item
11.QUASI-JUDICIAL. 3150 El Camino Real [25PLN-00273]: Request for a Final Map to Merge
Three Contiguous Parcels to Create a 111,030-Square-Foot Parcel. The Final Map Would
Facilitate Construction of a 368-Unit Rental Development Project (24PLN-00230)
Previously Approved on July 11, 2025. Zone District: CS (Commercial Services). CEQA
Status: Exempt in Accordance with CEQA Guidelines Section 15183.
City Council
Staff Report
From: City Manager
Report Type: CONSENT CALENDAR
Lead Department: Planning and Development Services
Meeting Date: December 15, 2025
Report #:2511-5419
TITLE
QUASI-JUDICIAL. 3150 El Camino Real [25PLN-00273]: Request for a Final Map to Merge Three
Contiguous Parcels to Create a 111,030-Square-Foot Parcel. The Final Map Would Facilitate
Construction of a 368-Unit Rental Development Project (24PLN-00230) Previously Approved on
July 11, 2025. Zone District: CS (Commercial Services). CEQA Status: Exempt in Accordance with
CEQA Guidelines Section 15183.
RECOMMENDATION
Staff recommends that City Council:
1. Approve the Final Map (Attachment A), which follows the approved Vesting Tentative
Map, for the previously approved residential project at 3150 El Camino Real pursuant to
Palo Alto Municipal Code Chapter 21.16 and the Subdivision Map Act.
BACKGROUND
On August 27, 2024, Acclaim Companies filed a Vesting Tentative Map application (24PLN-
00231) concurrently with a Streamlined Housing Development review application (24PLN-
00230). In accordance with the Vesting Tentative Map Code Chapter 21.13, the map application
was deferred until all other entitlements were approved. The Planning and Transportation
Commission (PTC) reviewed and recommended approval of the Vesting Tentative Map on May
14, 2025, and City Council approved the Vesting Tentative Map on August 11, 2025. The Record
of Land Use Action (RLUA 2025-05) is included in Attachment A.
On October 21, 2025, Acclaim Properties filed a Final Map application. The Final Map
application is the second of a two-phased process to merge the three existing parcels into one
111,030-square-foot parcel. The Final Map is the official, legal document that is recorded with
the County that establishes the property lines, streets, and easements within the subdivision.
The Final Map must be prepared under the direction of a registered civil engineer or a licensed
land surveyor and be based on a survey. Approval of a Final Map is ministerial if the Final Map is
in substantive compliance with the approved Vesting Tentative Map and the subdivider has
satisfied the conditions of approval attached to the Tentative Map. While many cities delegate
approval of the Final Map to the City Engineer, under Palo Alto Municipal Code (PAMC) Section
21.16.240, the City Council is responsible for the approval.
ANALYSIS
POLICY IMPLICATIONS
FISCAL/RESOURCE IMPACT
STAKEHOLDER ENGAGEMENT
ENVIRONMENTAL REVIEW
ATTACHMENTS
APPROVED BY:
1
0160169_KB2_20250225_AY16
ACTION NO. 2025-04
RECORD OF THE COUNCIL OF THE CITY OF PALO ALTO LAND USE ACTION
FOR 3150 EL CAMINO REAL: VESTING TENTATIVE MAP, 24PLN-00231
At its meeting on August 11, 2025, the City Council of the City of Palo Alto (“City
Council”) approved the Vesting Tentative Map to merge five existing parcels to create one
resulting parcel for a 368-unit apartment building, making the following findings,
determinations and declarations:
SECTION 1. Background.
A. On August 27, 2024, Acclaim Properties submitted a subdivision map
application for a Vesting Tentative Map to merge five parcels into one resulting parcel for 3150
El Camino Real (“The Project”).
The project site is comprised of five existing lots: APN No. 148-20-079, approximately 8,250
square feet, an undeveloped parcel; APN No. 148-20-080, approximately 4,950 square feet, an
undeveloped parcel; APN No. 148-20-035, approximately 52,250 square feet, developed with a
commercial eating and drinking use; APN No. 148-20-054, approximately 27,225 square feet,
developed with a commercial eating and drinking use; APN No. 148-20-055, approximately
18,425 square feet, developed with a commercial eating and drinking use. Uses abutting the
site include a ten-story office building to the north, a two-story hotel to the west, various one
and two-story commercial uses to the east across El Camino Real, and a two-story hotel to the
south.
B. Following staff review, the Planning and Transportation Commission
reviewed the project and recommended approval on May 14, 2025, subject to conditions of
approval.
C. On August 11, 2025 the City Council held a public meeting in accordance
with the City Council’s policies and procedures and approved the project subject to conditions
of approval.
SECTION 2. Environmental Review. The City, as the lead agency for the Project, has determined
the project is eligible for a Streamlined review for consistency with the Comprehensive Plan and
Comprehensive Plan EIR in accordance with California Environmental Quality Act (CEQA)
Guidelines section 15183. Documentation to support the streamlined review is available as part
of the public record on file with the Planning and Development Services Division.
SECTION 3. Vesting Tentative Map Findings. A legislative body of a city shall deny approval of a
Subdivision Map, if it makes any of the following findings (California Government Code Section
66474). The City Council cannot make these findings for the following reasons:
Docusign Envelope ID: 982B71CF-15D1-4AB4-B33A-E91D5417FECF
2
0160169_KB2_20250225_AY16
1. That the proposed map is not consistent with applicable general and specific plans as
specified in Section 65451:
There is no adopted specific plan for this project site. The site is consistent with the
Comprehensive Plan as described below.
2. That the design or improvement of the proposed subdivision is not consistent with
applicable general and specific plans:
There is no adopted specific plan for this project site. The proposed Vesting Tentative Map and
related improvements is consistent with the Comprehensive Plan in that it facilitates housing
development on a site designated for multi-family use within the urban services area,
consistent with Goal 2 of the Housing Element and Goal L1.2 of the Land Use Element. The
project does not replace existing housing. The project includes 74 units that will be offered at a
rate affordable to low-income households at 50%-80% area median income (AMI). The project
improves the city’s jobs housing imbalance, consistent with the Transportation Element’s goals
and policies.
3. That the site is not physically suitable for the type of development:
The Project site is suitable for multi-family residential development in that it’s identified as a
Housing Inventory Site in the Housing Element and is located within the City’s El Camino Real
Focus Area, an area identified for high density housing within the City. The proposed parcel
meets the minimum code requirements for the CS zone district with respect to lot area, width,
and depth. The proposed number of apartment units created on the resulting parcel complies
with the applicable densities set forth in the land use element and zoning code, consistent with
the focus area standards.
4. That the site is not physically suitable for the proposed density of development:
The proposed improvements include a total of 368 multi-family residential units and results in
144 dwelling units (DU) per acre across the resulting parcel. There is no maximum density for
projects on El Camino Real and the improvements are consistent with the floor area and height
allowances for the site as set forth in the zoning. The improvements also fall within the
identified unit capacity of the site set forth in the adopted Housing Element. Therefore, it is
physically suitable for the parcel.
5. That the design of the subdivision or the proposed improvements are likely to cause
substantial environmental damage or substantially and avoidably injure fish or wildlife
or their habitat:
The project is located within the built environment that does not contain quality habitat for fish
or other wildlife on the site or within the vicinity of the site. The nearest stream is a portion of
Adobe Creek approximately 1,000 feet southeast from the project site. The adopted Palo Alto
Docusign Envelope ID: 982B71CF-15D1-4AB4-B33A-E91D5417FECF
3
0160169_KB2_20250225_AY16
2030 Comprehensive Plan includes Map N-1, which identified sensitive animal and plant species
within the Palo Alto quadrangle, a large geographic area that includes the urban portions along
the bay and within the foothills, based on information in the California natural Diversity
Database (CNDDB). Based on this map, and the urban nature of the site, the subject property
does not contain any habitat for endangered, rare, or threatened species and has not
historically supported any of these species.
6. That the design of the subdivision or type of improvements is likely to cause serious
public health problems:
The subdivision of this parcel and associated improvements would not have the potential to
result in serious health problems. The proposed multi-family use would not include use or
storage of hazardous materials and the use is located within the urban environment adjacent to
other commercial uses. The site is not located on a hazardous waste site pursuant to
government code 65962.5.
7. That the design of the subdivision or the type of improvements will conflict with
easements, acquired by the public at large, for access through or use of, property within
the proposed subdivision. In this connection, the governing body may approve a map if
it finds that alternate easements, for access or for use, will be provided, and that these
will be substantially equivalent to ones previously acquired by the public. This subsection
shall apply only to easements of record or to easements established by judgment of a
court of competent jurisdiction and no authority is hereby granted to a legislative body
to determine that the public at large has acquired easements for access through or use
of property within the proposed subdivision.
There are no public access easements over the property currently. Therefore, the design of the
subdivision will not conflict with any public easements for access through, or use of, the
property. New public utility easements will be provided to existing and proposed electrical
utilities as part of this subdivision map as required in accordance with City of Palo Alto Utilities
standards. New public access easements will be provided to provide the 12-foot effective
sidewalk width along El Camino Real, consistent with approved plans and policies.
SECTION 4. Vesting Tentative Map Approval Granted. Vesting Tentative Map Approval is filed
and processed in accordance to PAMC Section 21.13.020 and granted by the City Council under
PAMC Sections 21.12 and 21.20 and the California Government Code Section 66474, subject to
the conditions of approval in Section 6 of this Record of Land Use Action.
SECTION 5. Final Map. The Final Map submitted for review and approval by the City Council
shall be in substantial conformance with the Vesting Tentative Map prepared by CBG titled
“VESTING TENTATIVE PARCEL MAP FOR LOT MERGER” consisting of five pages, dated April 16,
2025 and submitted April 17, 2025, except as modified to incorporate the conditions of
approval in Section 6. A copy of the Vesting Tentative Map is on file in the Department of
Planning and Development Services, Current Planning Division. Prior to the expiration of the
Docusign Envelope ID: 982B71CF-15D1-4AB4-B33A-E91D5417FECF
4
0160169_KB2_20250225_AY16
Vesting Tentative Map approval, the subdivider shall cause the subdivision or any part thereof
to be surveyed, and a Final Map, as specified in Chapter 21.08, to be prepared in conformance
with the Vesting Tentative Map as conditionally approved, and in compliance with the
provisions of the Subdivision Map Act and PAMC Title 21 and submitted to the City Engineer
(PAMC Section 21.16.010[a]).
SECTION 6. Conditions of Approval.
Planning
1. PROJECT PLANS. The Vesting Tentative Map submitted for review and approval by the
City Council shall be in substantial conformance with the Vesting Tentative Map titled
“VESTING TENTATIVE PARCEL MAP FOR LOT MERGER – 3150 EL CAMINO REAL (24PLN-
00231)”, prepared by TALUS and submitted April 17, 2025, except as modified to
incorporate the conditions of this approval.
2. FINAL MAP COVER PAGE. At such time as the Final Map is filed, the cover page shall
include the name and title of the Director of Planning and Development Services.
3. DEVELOPMENT IMPACT FEES. The Property Owner or their designee shall pay all
applicable development impact fees associated with the proposed development and
subdivision prior to issuance of the building permit(s), as detailed in the Streamlined
Housing Development Review Approval. Impact fees may be paid at occupancy in
accordance with the requirements under PAMC 16.64.030.
4. INDEMNITY. To the extent permitted by law, the Applicant shall indemnify and hold
harmless the City, its City Council, its officers, employees and agents (the “indemnified
parties”) from and against any claim, action, or proceeding brought by a third party
against the indemnified parties and the applicant to attack, set aside or void, any permit
or approval authorized hereby for the Project, including (without limitation) reimbursing
the City for its actual attorneys’ fees and costs incurred in defense of the litigation. The
City may, in its sole discretion, elect to defend any such action with attorneys of its own
choice.
Public Works Engineering
5. PUBLIC WORKS APPLICATIONS, FORMS, AND DOCUMENTS: Applicant shall be advised
that most forms, applications, and informational documents related to Public Works
Engineering conditions can be found at the following link:
https://www.cityofpaloalto.org/Departments/Public-Works/Engineering-
Services/Forms-and-Permits
6. OVERVIEW AND GUIDELINES FOR THE REVIEW OF SUBDIVISION PROJECTS: Developer
shall familiarize themselves with the guidelines described in the November 2007
Docusign Envelope ID: 982B71CF-15D1-4AB4-B33A-E91D5417FECF
5
0160169_KB2_20250225_AY16
revision of the document titled “Overview and Guidelines for the Review of Subdivision
Projects”. Particularly Section II (items 5 through 12) and Section V (items A through C).
https://www.cityofpaloalto.org/files/assets/public/planning-amp-development-
services/file-migration/current-planning/forms-and-guidelines/overview-and-
guidelines-for-the-review-of-subdivision-projects.pdf
7. SUBDIVISION IMPROVEMENT AGREEMENT: The applicant shall execute a Subdivision
Improvement Agreement and provide improvement securities (Bonds) for all proposed
public improvements. THE AGREEMENT SHALL BE EXECUTED PRIOR TO MAP
RECORDATION OR ISSUANCE OF ANY PERMITS FOR CONSTRUCTION, ONSITE AND
OFFSITE. ADVISORY -- The applicant shall provide a detailed itemized stamped and
signed engineer's estimate for all off-site public improvements which will be reviewed to
determine the security amount.
8. FINAL MAP: This project is subject to, and contingent upon the approval of a tentative
map and recordation of a Final Map. The submittal, approval and recordation of the
Map shall be in accordance with the provisions of the California Subdivision Map Act
and Palo Alto Municipal Code Title 21 Subdivision requirements. All existing and
proposed property lines, easements, dedications shown on the tentative map are
subject to City’s technical review and staff approval during the map process prior to
issuance of any construction permits.
9. MAP THIRD-PARTY REVIEW: The City contracts with a third-party surveyor that will
review and provide approval of the map’s technical correctness as the City Surveyor, as
permitted by the Subdivision Map Act. The Public Works Department will forward a
Scope & Fee Letter from the third-party surveyor and the applicant will be responsible
for payment of the fee’s indicated therein, which is based on the complexity of the map.
10. STREETWORK PERMIT: The applicant shall obtain a Streetwork Permit from the
Department of Public Works for all public improvements.
11. GRADING AND EXCAVATION PERMIT: A Grading Permit is required per PAMC Chapter
16.28. The permit application and all applicable documents (see Section H of
application) shall be submitted to Public Works Engineering. Add the following note:
“THIS GRADING PERMIT WILL ONLY AUTHORIZE GENERAL GRADING AND INSTALLATION
OF THE STORM DRAIN SYSTEM. OTHER BUILDING AND UTILITY IMPROVEMENTS ARE
SHOWN FOR REFERENCE INFORMATION ONLY AND ARE SUBJECT TO SEPARATE
BUILDING PERMIT APPROVAL.”
12. ROUGH GRADING: provide a Rough Grading Plan for the work proposed as part of the
Grading and Excavation Permit application. The Rough Grading Plans shall including the
following: pad elevation, elevator pit elevation, ground monitoring wells, limits of over
excavation, stockpile area of material, overall earthwork volumes (cut and fill),
temporary shoring for any existing facilities, ramps for access, crane locations (if any),
Docusign Envelope ID: 982B71CF-15D1-4AB4-B33A-E91D5417FECF
6
0160169_KB2_20250225_AY16
tree protection measures, etc.
13. CIVIL ENGINEER CERTIFICATION: Upon completion of the rough grading work and at the
final completion of the work, applicant shall provide an as-graded grading plan prepared
by the civil engineer that includes original ground surface elevations, as-graded ground
surface elevations, lot drainage patterns and locations and elevations of all surface and
subsurface drainage facilities. The civil engineer shall certify that the work was done in
accordance with the final approved grading plan.
14. SOILS ENGINEER CERTIFICATION: Upon completion of the rough grading work and at the
final completion of the work, applicant shall provide a soil grading report prepared by
the soils engineer, including locations and elevation of field density tests, summaries of
field and laboratory tests and other substantiating data, and comments on any changes
made during grading and their effect on the recommendations made in the soils
engineering investigation report. The soils engineer shall certify as to the adequacy of
the site for the intended use.
15. SHORING & TIEBACKS: Provide a shoring plan showing the existing utilities (if needed),
to clearly indicate how the new structures will be constructed while protecting the
existing utilities (if any). If tiebacks are proposed they shall not extend onto adjacent
private property, existing easements or into the City’s right-of-way without having first
obtained written permission from the private property owners and/or an encroachment
permit from Public Works.
16. HYDRAULICS AND HYDROLOGY REPORT: This report compares the site’s pre-project and
post-project conditions. Include a description of the existing site and how the proposed
project works in terms of drainage. The report shall include calculations per the Santa
Clara County Drainage Manual (2007) comparing 10-year versus 100-year storms (6
duration).
17. DIRECT CONNECTIONS TO STORM DRAIN SYSTEM: If the project proposes to replace
and/or add connections to the City maintained storm drain system, then the applicant
may be responsible for improvements to the system. These improvements may include,
but not limited to, upsizing the storm drain facility, replacing or adding City standard
catch basins, pipes and manholes. THIS MAY INCLUDE REPLACING BRICK AND MORTAR
MANHOLES. The extent of required improvements will be at the public works staff
discretion and shall be consistent with Storm Drain Master Plan and Public Works
Construction Standards. Any work on the city's storm drain systems requires permits
and inspection by Public Works inspectors.
18. CCTV OF STORM DRAIN SYSTEM: Post construction the applicant may be required to
provide CCTV inspection of the City’s storm drain facilities to verify that any lines were
not broken, cracked or damaged during construction. The video shall be high resolution
and done by professional who is familiar with the process and meticulous. A CCTV
Docusign Envelope ID: 982B71CF-15D1-4AB4-B33A-E91D5417FECF
7
0160169_KB2_20250225_AY16
inspection video is required for new storm drain connection (s) to verify proper
connections were made into the City’s system and that no construction material was left
behind. Videos of storm drain system may also be required where construction occurred
less than 5-ft from the city’s storm drain system. Videos shall be provided from structure
to structure, such as manhole to manhole. Contractor may want to conduct their own
inspection in advance of construction to verify the existing pipe integrity. If existing
damages are located, they shall be reported to Public Works inspectors prior to the start
of construction. If not reported, the contractor may be responsible to restore the pipe
segment as determined by Public Works prior to final.
19. GEOTECHNICAL ENGINEER STATEMENT: The grading plans shall include the following
statement signed and sealed by the Geotechnical Engineer of Record: “THIS PLAN HAS
BEEN REVIEWED AND FOUND TO BE IN GENERAL CONFORMANCE WITH THE INTENT
AND PURPOSE OF THE GEOTECHNICAL REPORT”.
20. CONSTRUCTION DEWATERING: This project may require a dewatering permit during
construction due to the groundwater level relative to the depth of excavation.
21. SWPPP: This proposed development will disturb more than one acre of land.
Accordingly, the applicant shall apply for coverage under the State Water Resources
Control Board’s (SWRCB) NPDES general permit for storm water discharge associated
with construction activity. A Notice of Intent (NOI) shall be filed for this project with the
SWRCB in order to obtain coverage under the permit. The General Permit requires the
applicant to prepare and implement a Storm Water Pollution Prevention Plan (SWPPP).
The applicant is required to submit two copies of the NOI and the draft SWPPP to the
Public Works Department for review and approval prior to issuance of the building
permit. The SWPPP should include both permanent, post-development project design
features and temporary measures employed during construction.
22. ENCROACHMENT PERMIT: Prior to any work in the public right-of-way, the applicant
shall obtain an encroachment permit from the Public Works Department for any work
that encroaches onto the City right-of-way.
23. LOGISTICS PLAN: A construction logistics plan shall be provided addressing all impacts
to the public including, at a minimum: work hours, noticing of affected businesses, bus
stop relocations, construction signage, dust control, noise control, storm water pollution
prevention, job trailer, contractors’ parking, truck routes, staging, concrete pours, crane
lifts, scaffolding, materials storage, pedestrian safety, and traffic control. All truck
routes shall conform to the City of Palo Alto’s Trucks and Truck Route Ordinance,
Chapter 10.48, and the route map. NOTE: Some items/tasks on the logistics plan may
require an encroachment permit.
24. STORMWATER POLLUTION PREVENTION: All improvement plan sets shall include the
“Pollution Prevention – It’s Part of the Plan” sheet.
Docusign Envelope ID: 982B71CF-15D1-4AB4-B33A-E91D5417FECF
8
0160169_KB2_20250225_AY16
25. C.3 THIRD-PARTY CERTIFICATION: Applicant shall provide certification from a qualified
third-party reviewer that the proposed permanent storm water pollution prevention
measures comply with the requirements of Provision C.3 and Palo Alto Municipal Code
Chapter 16.11.
26. Submit the following:
a. Provide a stamped and signed C.3 data form (April 2024 version) from
SCVURPPP. https://scvurppp.org/2024/09/19/provision-c-3-data-form-2024/
b. Final stamped and signed letter confirming which documents were reviewed and
that the project complies with Provision C.3 and PAMC 16.11.
27. C.3 STORMWATER AGREEMENT: The applicant shall enter into a Stormwater
Maintenance Agreement with the City to guarantee the ongoing maintenance of the
permanent storm water pollution prevention measures. The City will inspect the
treatment measures yearly and charge an inspection fee. The agreement shall be
executed by the applicant team prior to building permit final.
28. C.3 FINAL THIRD PARTY CERTIFICATION PRIOR TO OCCUPANCY: Within 45 days of the
installation of the required storm water treatment measures and prior to the issuance
of an occupancy permit for the building, the third-party reviewer shall submit to the City
a certification verifying that all the permanent storm water pollution prevention
measures were installed in accordance with the approved plans.
29. OUTSIDE AGENCY APPROVAL: A portion of the proposed work is within Caltrans right-of-
way. Evidence of encroachment permit approval shall be submitted prior to issuance of
City permits.
30. PRIOR TO PUBLIC WORKS FINAL/ACCEPTANCE (STORM DRAIN LOGO): The applicant is
required to paint “No Dumping/Flows to Matadero Creek” in blue on a white
background adjacent to all onsite storm drain inlets. The name of the creek to which
the proposed development drains can be obtained from Public Works Engineering.
Stencils of the logo are available from the Public Works Environmental Compliance
Division, which may be contacted at (650) 329-2598. Include the instruction to paint the
logos on the construction grading and drainage plan.
SECTION 7. Term of Approval. Vesting Tentative Map. All conditions of approval of the Vesting
Tentative Map shall be fulfilled prior to approval of a Final Map (PAMC Section 21.16.010[c]).
Unless a Final Map is filed, and all conditions of approval are fulfilled within a two-year period
from the date of Vesting Tentative Map approval, the Vesting Tentative Map shall expire and all
proceedings shall terminate. A request for an extension of time may be granted by the city
council after recommendation of the planning commission, after the written extension request
of the subdivider is submitted, prior to the expiration of the Vesting Tentative Map approval, or
Docusign Envelope ID: 982B71CF-15D1-4AB4-B33A-E91D5417FECF
9
0160169_KB2_20250225_AY16
any previous extension granted. Such extension(s) shall be subject to the maximum limitations
set forth in the Subdivision Map Act.
//
//
//
//
//
INTRODUCED AND PASSED: AUGUST 11, 2025
AYES: Burt, Lauing, Stone, Reckdahl
NOES:
ABSENT: Lythcott-Haims
ABSTENTIONS: Lu, Veenker
ATTEST: APPROVED:
_________________________ ____________________________
City Clerk Mayor
APPROVED AS TO FORM: APPROVED AS TO CONTENT:
___________________________ ___________________________
Assistant City Attorney City Manager
___________________________
Director of Planning and
Development Services
PLANS AND DRAWINGS REFERENCED:
Those plans prepared by TALUS titled “VESTING TENTATIVE PARCEL MAP FOR LOT MERGER –
3150 EL CAMINO REAL (24PLN-00231)” consisting of five pages, dated April 16, 2025 and
submitted April 17, 2025.
Docusign Envelope ID: 982B71CF-15D1-4AB4-B33A-E91D5417FECF
X
If you need assistance reviewing the above documents, please contact the Project Planner or call the Planner-on-Duty at
650-617-3117 or email planner@cityofpaloalto.org
Project Plans
In order to reduce paper consumption, a limited number of hard copy project plans are provided to
Councilmembers for their review. The same plans are available to the public, at all hours of the day,
via the following online resources.
Directions to review Project plans and environmental documents online:
1. Go to: bit.ly/PApendingprojects
2. Scroll down to find “3150 El Camino Real” and click the address link
3. On this project-specific webpage you will find a link to the project plans and other important
information
Direct Link to Project Webpage:
https://www.cityofpaloalto.org/Departments/Planning-Development-Services/Current-
Planning/Projects/3150-El-Camino-Real