HomeMy WebLinkAbout2017-08-07 e-packet@3:00Monday, August 7, 2017
3:00 PM
City of South San Francisco
P.O. Box 711 (City Hall, 400 Grand Avenue)
South San Francisco, CA
City Hall, City Manager's Conference Room
400 Grand Avenue, South San Francisco, CA
Housing Standing Committee of the City Council and
Planning Commission
Special Meeting Agenda
August 7, 2017Housing Standing Committee of the
City Council and Planning
Commission
Special Meeting Agenda
NOTICE IS HEREBY GIVEN, pursuant to Section 54956 of the Government Code of the State of
California, the City Council and the Planning Commission Housing Standing Committee of the City of South San
Francisco will hold a Special Meeting on Monday, August 7, 2017, at 3:00 p.m., at City Hall, City Manager's
Conference Room, 400 Grand Avenue, South San Francisco, California.
Purpose of the meeting:
Call To Order.
Roll Call.
Public Comments.
MATTERS FOR CONSIDERATION
Motion to approve the Minutes from the meetings of February 6, 2017, March 13,
2017 and May 1, 2017.
1.
Report regarding Housing Standing Committee study session of the proposed Oyster
Point Residential Development project. (Alex Greenwood, Director Economic and
Community Development)
2.
Report regarding Housing Standing Committee study session of the proposed
mixed-use development at 988 El Camino Real. (Adena Friedman, Senior Planner)
3.
Adjournment.
Page 2 City of South San Francisco Printed on 8/30/2017
City of South San Francisco
Legislation Text
P.O. Box 711 (City Hall, 400
Grand Avenue)
South San Francisco, CA
File #:17-791 Agenda Date:8/7/2017
Version:1 Item #:1.
Motion to approve the Minutes from the meetings of February 6, 2017, March 13, 2017 and May 1, 2017.
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City of South San Francisco
Legislation Text
P.O. Box 711 (City Hall, 400
Grand Avenue)
South San Francisco, CA
File #:17-800 Agenda Date:8/7/2017
Version:1 Item #:2.
Report regarding Housing Standing Committee study session of the proposed Oyster Point Residential Development
project.(Alex Greenwood, Director Economic and Community Development)
RECOMMENDATION
Staff recommends that the Housing Standing Committee receive this staff report and provide input regarding the
proposed residential components of the Oyster Point Redevelopment project.
BACKGROUND/DISCUSSION
In 2011,the City Council approved the Oyster Point Development project,which,as currently approved,includes
approximately 2.25 million square feet of office/R&D space,a wide range of open space improvements,as well as
extensive improvements to the City’s right-of-way and infrastructure.The project was envisioned to be completed in four
phases.Phases 1-2 would continue to be constructed as office/R&D space,with a total of approximately 1.5 million
square feet.
In March 2017,the developer submitted a preliminary application that envisions Phases 3-4 as a residential development,
which is referenced as the 2017 Oyster Point Specific Plan Update (2017 OPSP Update).The 2017 OPSP Update would
include the following physical improvements related to the residential development:
·1,191 residential units
o Mixture of studio/one-bedroom, two-bedroom and three-bedroom
o Both for-sale and rental units
·22,000 SF of retail/flex space
·~1,700 parking stalls
·Bay Trail and open space improvements
Conceptual drawings of the proposed residential project are included in Attachment 1.
Planning Approvals
The 2017 OPSP Update will require the following entitlements:General Plan Amendment (to allow residential uses in the
Oyster Point Specific Plan area);Zoning Ordinance Amendment (to incorporate residential uses in the Oyster Point
Specific Plan District);Amendment to the Oyster Point Specific Plan Appendix +Design Guidelines;Precise Plan for
Phase 3D-A (which will include a minimum of 450 residential units and 11,000 SF of retail/flex space);Transportation
Demand Management (TDM)Program;Design Review;Affordable Housing Agreement;and a Development Agreement.
Following is a brief discussion of some of the key entitlement actions that would be required:
Amendment to the Specific Plan Appendix + Design Guidelines
The approved 2011 project included a Specific Plan Appendix +Design Guidelines document that was intended
to establish site planning and design guidelines to be incorporated into the zoning regulations for the Oyster Point
Specific Plan District.The document includes six broad design goals related to sustainability,outdoor spaces,use
of alternative transportation modes,integration of private and public spaces,provision of economically viable
uses,and provision of a more desirable and usable public realm.In support of these goals,the document also
establishes design guidelines related to Urban Design, Built Form, Circulation, and Open Space.
Because the original project only included Office/R&D buildings within Phases 1-4 of the developer’s project
area,the applicant is proposing an amendment to incorporate design guidelines related to residential uses within
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File #:17-800 Agenda Date:8/7/2017
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area,the applicant is proposing an amendment to incorporate design guidelines related to residential uses within
the OPSP area.Revisions are being considered throughout the document,but the primary new guidelines will
deal with Residential Buildings. Following are the basic guidelines for residential buildings:
1.Four-Sided Architecture
2.Multiplicity of Architectural Expressions
3.Buildings that Provide Strong Spatial Definition
4.Ground Floor Residential Units
5.Towers that Punctuate the Urban Landscapes
The Residential Building guidelines also include parameters for roofs,tower location and massing,parking,
building facades and building materials.The full text of the proposed Residential Building Guidelines can be
found in Attachment 2.
Precise Plan for Phase 3D-A
The applicant has also submitted Precise Plan drawings for the first phase of the residential project,which is
considered Phase 3D-A.This phase would contain a minimum of 450 units split between two building areas,
“Marina North”and “Park View”,as well as 11,000sf of retail/flex space,557 parking stalls,and the development
of landscaping and other improvements to the Oyster Cove Marina Shoreline in order to incorporate park uses,
recreational facilities and Bay Trail improvements across approximately 5.8 acres.
The Design Review Board (DRB)has reviewed the Precise Plan on two occasions.The first hearing was held on
April 18,2017,at which the DRB members expressed interest in the overall project,but expressed concerns with
the preliminary architectural design and requested additional information related to wind impacts,building design
details, recreational opportunities, landscaping, sea level rise/high tide impacts, and other areas.
The second DRB hearing was held on July 18,2017.The DRB members expressed their overall approval with
the direction of the building architecture,and were generally of the opinion that the resubmittal addressed their
previous concerns/information requests.The DRB did request that the final landscape palette be submitted for
additional review prior to the issuance of building permits.The latest presentation drawings that were reviewed
by the DRB are shown in Attachment 3.The minutes for both the April 18th and July 18th DRB meetings are
attached (Attachments 4 and 5).
Affordable Housing Agreement
Per the City’s Zoning Ordinance,all new “for-sale”housing projects with four or more residential units are
subject to the inclusionary housing requirements of Chapter 20.380 “Inclusionary Housing Regulations”.In such
cases,not less than 20 percent of the total units approved shall be constructed and restricted both as to occupancy
and affordability to low-and moderate-income households.For the 2017 OPSP Update,the applicant is proposing
to provide the full amount of affordable units required by the City’s Inclusionary Housing Regulations,with the
following details:
·The units would all be rental,set at the affordability levels prescribed in the City’s Inclusionary Housing
Regulations (which provide for a range from 50 to 110 percent of Area Mean Income).
·The first 30 affordable units would be built within the first phase of the residential project.All of the
remaining required units (up to 69 units,depending on the final buildout of the project)would be
provided off-site in South San Francisco.
Fees, Development Agreement Obligations & Community Benefits
The proposed project would comply with all relevant City fees and Development Agreement (DA)obligations,and would
also include a package of proposed community benefits.A summary of all fees,DA obligations and proposed community
benefits is shown in Attachment 6.
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In general,the fees and DA obligations are calculated using the City’s standard calculation,either per City ordinance or
per the Oyster Point DA. The one exception, however, is for the park fee for for-sale units.
Park Fee (For Sale Projects)
Per SSFMC Chapter 19.24,all subdivision residential projects are required to either 1)dedicate land for park and
recreation uses,or 2)pay a fee in-lieu of land dedication.The applicant is currently proposing a total of 495 for-
sale units,which would require a land dedication of 2.64 acres or an in-lieu payment of $7,929,900.The applicant
is proposing to dedicate the BCDC open space adjacent to Phases 3-4,which totals 4.32 acres in size.At
$3,000,000/acre,the total value of the proposed dedication is $12,960,000.The BCDC open space would be
designated and constructed as public open space,and the applicant will agree to provide on-going maintenance as
part of the larger development.Under the 2011 OPSP approvals,the estimated cost of the improvements to the
BCDC open space was $4,000,000.Under the proposed 2017 OPSP Update,the estimated cost of improvements
to the BCDC open space would increase to approximately $8,000,000.
In addition to the BCDC open space,the project would provide additional areas of public access and open space
around the proposed residential buildings;it is anticipated that the private open space located on the podium level
of each residential building will result in an additional 3.0 acres of private open space.
Other Contributions
In addition to fees and DA obligations,the applicant would agree to support a community facilities district (CFD)
to help fund operations and maintenance costs for the Oyster Point area.This CFD is estimated to have a net
present value (NPV)of 27,965,843.The applicant is also proposing to pay community benefits,including $5
million towards the land and construction costs for a new fire station, as well as $100,000 for public art.
Consultant Analyses Underway
The potential introduction of residential uses into the East of 101 Area -which traditionally has been reserved for
industrial,retail,and commercial uses -presents complex land use,environmental,infrastructure,and logistical issues
that must be carefully studied and considered.Accordingly,several consultant analyses are currently underway,
including:a comprehensive environmental analysis associated with the California Environmental Quality Act (CEQA)
review process;an update to the City’s East of 101 Traffic model;an analysis of bicycle and pedestrian needs for the area;
and an analysis of municipal services impacts.
Next Steps
The review of this project will involve a significant number of community meetings and public hearings, including:
August/September Housing Standing Committee
Bicycle & Pedestrian Advisory Commission
Parks & Recreation Commission
October/November Draft Supplemental Environmental Impact Report (SEIR) published
Housing Standing Committee (Mtg #2)
Planning Commission Study Session & SEIR Comments
December/January Planning Commission - SEIR & Entitlements Recommendations
City Council - SEIR & Entitlements Actions
Airport Land Use Commission & C/CAG Board
February/March City Council - Additional public hearings if necessary
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File #:17-800 Agenda Date:8/7/2017
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CONCLUSION
Staff requests that the Housing Subcommittee provide input regarding the proposed amendments to the Specific Plan
Appendix +Design Guidelines,the Precise Plan submittal (including project architecture and overall physical
improvements),the preliminary Affordable Housing Agreement proposal,and the preliminary Community Benefits
package for the 2017 OPSP Update.
ATTACHMENTS
1.Concept Drawings of Proposed Residential Project
2.Update to Specific Plan Appendix + Design Guidelines (dated July 11, 2017)
3.OPD Precise Plan Presentation to Design Review Board
4.Minutes of the April 18, 2017 Design Review Board meeting
5.Minutes of the July 18, 2017 Design Review Board meeting
6.Proposed Community Benefits and Estimated Fees
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PUBLIC REALM –WATERFRONT
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IV. RENDERINGS –MARINA NORTH WATERFRONT
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IV. RENDERINGS -URBAN PLAZA
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IV. RENDERINGS –PARK VIEW CLUB HOUSE
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IV. RENDERINGS –PARK VIEW WATERFRONT
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Foreword
Relationship between 2011 Specific Plan and 2017 Update
Existing Oyster Point Specific Plan
In 2011. the Oyster Point Specific Plan (OPSP) and related
entitlements were approved to allow for the
development of 2.25 million square feet of Office/R&D
uses across an approximately 41.4 acre developer-owned
site to be built out in four Phases (ID. 110. 1110, and IVD). In
addition. two phases of infrastructure and open space
improvements were approved throughout the site and
across the adjacent 40-acre site owned by the City of
South San Francisco (Phases IC and I IC).
•Phase ID is proposed to include approximately 508.000
square feet of Office/R&D buildings on a site of
approximately 10 acres and Phase IC is proposed to
include infrastructure and open space improvements
across approximately 25 acres. The Phase I Precise Plan.
which outlined the detailed design of Phase ID and Phase
IC. was approved at the same time as the OPSP in 2011.
•Phases 110 through IVD were proposed to include a total
of approximately 1.750.000 square feet of Office/R&D
buildings at a Floor Area Ratio (FAR) of 1.25 (calculated
across the remaining 31.4 acre site. including open
space). Phases 110 through IVD would also include new
infrastructure and open space improvements consisting
of the continuation of the new streets. sidewalks and
utilities from Phase IC, a new sewer pump station. bicycle
facilities. shuttle bus stops. and new open spaces
including courtyards. plazas. pocket parks. and Bay Trail
improvements along the Oyster Cove Marina shoreline
(subject to BCDC guidelines and approval). Precise Plans
for Phases 110 through IVD with detailed building design
had not been developed at the time the OPSP was
approved in 2011.
•Phase IIC at the eastern portion of the Oyster Point
Specific Plan was conceptually developed in 2011 to
include some landscape, parking and landfill cap
improvements. Detailed design of these improvements
had not yet been developed at the time the time the OPSP
was approved in 2011.
Revised Oyster Point Specific Plan
OPD proposed modifications to Phases 1110 and IVD of
the OPSP and related entitlements to include
Residential and Retail/Commercial Mixed-use
development ("Residential"). Phase 110 remains
consistent with the OPSP adopted in 2011.
•Phase 110 of the project is proposed to include
approximately 1.070,000 square feet of Office/R&D
buildings including approximately 28.000 square feet
of retail. amenity and/or flex-use space at an FAR,;;1.25
across a total of 20.2 acres. including adjacent open
space. Phase 110 is proposed to include
a partially below grade parking garage to accommodate a
parking ratio of 2.5 stalls/1.000 square feet of Office/R&D
space. Phase 110 would be consistent with the OPSP (as
adopted in 2011). Phase I ID will require a Precise Plan that
outlines the detailed design of the improvements.
• Phases 1110 and IVD are proposed to include
approximately 1.472,000 square feet of mixed-use
program including approximately 1.191 residential units
and 22.000 square feet of retail. amenity and flex-use
space. The maximum dwelling unit density of Phases 1110
and IVD would be approximately 100 units/acre across
the combined site of 12.4 acres. The proposed parking
ratios for Phases 1110 and IVD are 1.4 stalls/residential
unit and 2.5 stalls/1.000 square feet of retail/amenity
space. Public realm improvements for Phases 1110 and IVD
are consistent with those approved in the OPSP in 2011.
The proposed uses for Phases 1110 and IVD require
amendments to the General Plan and OPSP. In addition,
Phases 1110 and IVD will each require a Precise Plan
that outlines the detailed design of the improvements
within that phase. The intention is to allow the sequence
of construction of Phase 110. 1110 and IVD to be flexible.
however, the first of these phases will include the
infrastructure and open space improvements noted
above.
Section 2 PROPOSED DEVELOPMENT
New Mixed-Use Development
The proposed private redevelopment of the western
portion of the Specific Plan District will include the
following:
•The office development consists of 1.55 million
square feet of Office/R&D and accessory uses with
a maximum Floor Area Ratio (FAR) of 1.25
on approximately 30.17 acres. These 30.17 acres
include the 4.0 acre parcel to be dedicated as open
space along the beach at Oyster Point Marina and
the Bay Trail Improvements.
•A residential neighborhood program consisting of
approximately 1.47 millon square feet, including
approximately 1. 191 residential units and 22,000
square feet of retail, amenity and flex-use space.
The maximum dwelling unit density would be
approximately 100 units/acre across the 12.4 acres.
•The development will likely occur in four phases.
See Section 5 Implementation.
•The north end of the site provides the option
for taller buildings that can serve as landmarks
anchoring the project's skyline.
•The commercial office - R & D buildings will range
in height from five to seven floors depending upon
the anticipated tenants' needs while the Residential
development will range from 4 stories above a
parking podium up to twenty-four stories at the
northern end of the Residential neighborhood.
•Residential building mass should be typically
expressed by unit-sized vertical increments. Office
building mass should be typically expressed by clean
horizontal massing.
Recreation and Open Space
The proposed Recreation and Open Space will include
the following:
•An open space field immediately to the east of the
Phase ID Office/R&D development.
•Improvement of the Bay Trail and surrounding open
space throughout Oyster Point Marina and the
Mixed-Use development per the San Francisco Bay
Conservation and Development Commission Bay
Plan and Design Guidelines.
•Continuation of current uses at the eastern portion
of Oyster Point Marina including parking, open
space and boat ramp facilities. This land will
undergo cosmetic landscape improvements and
isolated modifications to the landfill closure.
•Possible changes to two of the docks in Oyster
Point Marina, which could include removal and
replacement
Future Hotel Site
The proposed future hotel site will accommodate the
following:
•A future hotel with up to 350 guest rooms and
conference center.
Oyster Point : : Specific Plan Appendix + Design Guidelines
July 11, 2017
•Approximately 40,000 square feet of retail and/or
restaurant use located in the vicinity of the Ferry
Te rminal.
Infrastructure
The new road configuration in the Specific Plan District
that will include the following:
•New roadways that will be designed for safe
circulation of pedestrian, bicycle, and vehicular
traffic.
•Shuttle bus stops and turn arounds serving the
Mixed-Use development open space and the Ferry
Te rminal.
•Reconfigured parking adjacent to the new Ferry
Te rminal (described below).
•New utilities necessary to service the proposed
redevelopment.
•As a separate project, a ferry terminal will be
constructed at Oyster Point Marina to allow for
ferry service provided by Water Emergency
Transportation Authority. This project has previously
been studied and approved under its own EIR
15
Section 4 DESIGN GUIDELINES
Residential Building Guidelines
The vision for the Residential neighborhood of Oyster
Point strives for an integration of the inhabitants
within the larger context of the development. Buildings
emphasize this integration by directing and articulating
its massing toward the waterfront and open space.
Building massing will take advantage of the views, wind,
and the site's great gathering spaces.
Building Guidelines
1. Four-Sided Architecture
Although Oyster Point is a waterfront community, the
waterfront fagades are not given priority over any other
fagade in the design of the buildings. This strategy
ensures strong integration of the building with the urban
context. Each building facade is given equal priority.
2.Multiplicity of Architectural Expressions.
The Oyster Point mixed-use community encompasses
several building types and this diversity creates a
unique urban environment. Oyster Point will benefit
from having a range of architectural expression,
creating a vibrant urban place not restricted to any
specific architectural style as a means of enhancing the
urban character of the community. Each development
project will, by use of massing, articulation, materials
and detail contribute to a coherent form and structure
of this new community.
3. Buildings That Provide Strong Spatial Definition
Individual buildings are not conceived as isolated or
stand-alone projects, but instrumental in shaping and
defining the public spaces, streets and open space of
the community. Buildings generally should be built to
the property lines of streets, mews and parks to provide
such definition except when a setback is required for
a ground level residential unit. Building massing and
articulation should be designed to avoid the creation
of an undifferentiated and monolithic environment.
Building walls should be lively and have a positive
edge to streets and open spaces with variation in
building materials, planes, and the introduction of
architectural elements like balconies. Buildings
should have an active ground level frontage - either
residential units or retail spaces to enliven streets and
public spaces. Residential building mass should be
typically expressed by unit-sized vertical increments,
exterior balconies and terraces, bay windows, and
46 varied architectural design treatments.
Oyster Point : : Specific Plan Appendix + Design Guidelines
July 11, 2017
Terraces
Ground Floor Activity
Section 4 DESIGN GUIDELINES
4.Ground Floor Residential Unit
The character of a neighborhood is most visible in
the activity on the street. It is highly encouraged to
locate ground level residential units - townhouses -
along the perimeter of the Residential development
to activate the public realm and to screen the
parking garages from public views. The units
should be set back from the public right-of-way, to
create a physical separation from the public realm
and be raised approximately 3 feet above grade to
maintain privacy into the ground level residential
units by avoiding direct eye-level views into the units.
If units cannot be raised above grade, the setback
should be increased to a minimum of 10 feet to
ensure privacy. Porches, patios and private gardens
within the setback area will provide variety and
interest along the public right of way.
5. Optional: Towers That Punctuate The Urban
Landscapes
Special design considerations should be given
for potential buildings that exceed the height
of the predominant neighborhood fabric. When
designed without proper attention to proportion,
articulation and human comfort, towers can be
oppressive and have a distorted sense of scale.
They may also disregard the surrounding context,
look uncomfortably over the public realm, and
generate uncomfortable downdraft wind conditions
at the podium and ground level.The placement of
the towers at the northern end of the site provide
a landmark feature for the overall Oyster Point
community. The towers should be designed to
provide an interesting silhouette, profile and
volumetric form on the skyline through variation of
building material, shape, planes and step backs.
The base of the tower should complement the scale
and proportion of neighboring buildings.
Oyster Point : : Specific Plan Appendix + Design Guidelines
July 11, 2017
Stoops Bring Privacy to The Ground Floor Unit
Tower Punctuating the Urban Landscape
47
Section 4 DESIGN GUIDELINES
Roof Guidelines
•Open Spaces and terraces for the use and
enjoyment of residents are encouraged
•Roof should add to the character of the building
and complement the fa9ade
•Roof projections and mechanical equipment
should be clustered and/or placed away from
view corridors.
•Rainwater catchment systems are highly
encouraged
Optional Towers: Location and Massing
•The tower locations should be at the northern
end of the site.
•The towers should be sited and shaped to
maximize the views to the bay.
•The placement and configuration of the towers
should consider wind mitigation techniques to
ensure a comfortable urban environment for the
residents on the podium and at grade level.
•The towers should be designed to provide an
interesting silhouette, profile and volumetric
form on the skyline through variation of building
material, shape, planes and step backs.
•The towers should be architecturally integrated
with the perimeter block architecture as its base.
•The height must comply with the airport
restrictions for building height.
Parking
•Parking garages should be screened from public
views with active ground level uses.
•If a garage cannot be screened from public
views with active uses, architectural design
coupled with a strong landscape buffer are
required to mitigate the visual impact of the
garage on the public realm.
•Building materials should be similar as those
utilized in the occupied portion of the building.
48
Oyster Point : : Specific Plan Appendix + Design Guidelines
July 11, 2017
Tower Should be a Landmark in the Skyline Tower and Podium Relation
Encapsulated Parking Structure Garage Podium used as Courtyard
Section 4 DESIGN GUIDELINES
Retail Design Guidelines
Oyster Point should incorporate retail and food
service uses with the intent of reducing traffic during the
work day by providing essential services on site,
including but not limited to uses such as grocery stores,
pharmacies, restaurants, dry cleaners, convenience
stores and other neighborhood support uses.
Restaurants, cafes and service retail will also create
destinations where people can interact and have a
sense of community during office hours as well as
weekends and evenings. The retail locations will be
as shown in Fig. 01, which include spaces along the
East-West Corridor and locations in plazas or social
hubs.
Retail Design Guidelines
•Retail facades should utilize the palette of building
materials and treatments to create visual interest to
the pedestrian.
To enhance the pedestrian experience, ground
floor retail spaces should achieve maximum
transparency.
East-West Corridor
Fig.01
50
•The use of canvas awnings and metal canopies are
encouraged to provide shelter and shade to the
pedestrian, and color and life to the building fa9ad
•Blank walls (i.e. those areas where there are not
entries or windows) should be minimized along the
retail frontage.
•Ground level uses should be accessible to the
public, and as such generally level with the
elevation of the adjacent sidewalk or promenade.
•Ground floor uses should have their primary access
from the street or public space.
Oyster Point : : Specific Plan Appendix + Design Guidelines
July 11, 2017
Incorporation of Awnings to Provide Shade
Transparency Enhances Pedestrian Experience
Integration of Retail and Building Materials Palette
2017 PROPOSED SPECIFIC PLAN
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2017 PRECISE PLAN
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PUBLIC REALM –“PLACES”
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PHASE 3D -MASTERPLAN
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PHASE 3D -PRECISE PLAN
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PUBLIC REALM –WATERFRONT
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PUBLIC REALM –EAST-WEST CONNECTOR
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PUBLIC REALM –THE MEWS
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PUBLIC REALM –THE BOULEVARD
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PHASE 3D -PRECISE PLAN
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OYSTER POINT DEVELOPMENT SOUTH SAN FRANCISCO | 2017.07.18 OYSTER POINT DEVELOPMENT LLC | SOM | STEINBERG | JAMES CORNER FIELD OPERATIONS
OYSTER POINT DEVELOPMENT SOUTH SAN FRANCISCO | 2017.07.18 OYSTER POINT DEVELOPMENT LLC | SOM | STEINBERG | JAMES CORNER FIELD OPERATIONS
OYSTER POINT DEVELOPMENT SOUTH SAN FRANCISCO | 2017.07.18 OYSTER POINT DEVELOPMENT LLC | SOM | STEINBERG | JAMES CORNER FIELD OPERATIONS
OYSTER POINT DEVELOPMENT SOUTH SAN FRANCISCO | 2017.07.18 OYSTER POINT DEVELOPMENT LLC | SOM | STEINBERG | JAMES CORNER FIELD OPERATIONS
OYSTER POINT DEVELOPMENT SOUTH SAN FRANCISCO | 2017.07.18 OYSTER POINT DEVELOPMENT LLC | SOM | STEINBERG | JAMES CORNER FIELD OPERATIONS
OYSTER POINT DEVELOPMENT SOUTH SAN FRANCISCO | 2017.07.18 OYSTER POINT DEVELOPMENT LLC | SOM | STEINBERG | JAMES CORNER FIELD OPERATIONS
OYSTER POINT DEVELOPMENT SOUTH SAN FRANCISCO | 2017.07.18 OYSTER POINT DEVELOPMENT LLC | SOM | STEINBERG | JAMES CORNER FIELD OPERATIONS
OYSTER POINT DEVELOPMENT SOUTH SAN FRANCISCO | 2017.07.18 OYSTER POINT DEVELOPMENT LLC | SOM | STEINBERG | JAMES CORNER FIELD OPERATIONS
OYSTER POINT DEVELOPMENT SOUTH SAN FRANCISCO | 2017.07.18 OYSTER POINT DEVELOPMENT LLC | SOM | STEINBERG | JAMES CORNER FIELD OPERATIONS
OYSTER POINT DEVELOPMENT SOUTH SAN FRANCISCO | 2017.07.18 OYSTER POINT DEVELOPMENT LLC | SOM | STEINBERG | JAMES CORNER FIELD OPERATIONS
PHASE 3D -PRECISE PLAN
OYSTER POINT DEVELOPMENT SOUTH SAN FRANCISCO | 2017.07.18 OYSTER POINT DEVELOPMENT LLC | SOM | STEINBERG | JAMES CORNER FIELD OPERATIONS
ARCHITECTURE DESIGN
OYSTER POINT DEVELOPMENT OYSTER POINT DEVELOPMENT LLC | SOM | STEINBERG | DGA | JAMES CORNER FIELD OPERATIONS
I
II
III
IV
BUILDING DESIGN UPDATE
THREE WIND MITIGATION STRATEGY
BUILDING PLANS
ELEVATIONS AND RENDERINGS
I. BUILDING DESIGN UPDATE
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ARCHITECTURE DESIGN
OYSTER POINT DEVELOPMENT OYSTER POINT DEVELOPMENT LLC | SOM | STEINBERG | DGA | JAMES CORNER FIELD OPERATIONS
I
II
III
IV
BUILDING DESIGN UPDATE
THREE WIND MITIGATION STRATEGY
BUILDING PLANS
ELEVATIONS AND RENDERINGS
STRAIGHT MEWS:
ACCELERATED WIND
PROPOSED BUILDING BENDS:
ACCELERATION RELIEF
WIDENING THE MEWS
A
60
’
B
II. WIND MITIGATION STRATEGY 1 –MEWS WIDTH
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-PREVIOUS MASSING
STEP 2
-SET BACK FROM PODIUM
0 1
2 3
STEP 1
-LOWER ONE BUILDING
STEP 3
-BEND THE BUILDING
II. WIND MITIGATION STRATEGY 1 –MEWS WIDTH
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II. WIND MITIGATION STRATEGY 2 –STEPPED LEADING EDGE
FLAT EDGES:
INCREASED DOWNWASH WIND
STEPPED LEADING EDGES:
CREATES DOWNWASH RELIEF
A B
OYSTER POINT DEVELOPMENT OYSTER POINT DEVELOPMENT LLC | SOM | STEINBERG | DGA | JAMES CORNER FIELD OPERATIONS
II. WIND MITIGATION STRATEGY 2 –STEPPED LEADING EDGE
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II. WIND MITIGATION STRATEGY 3 –LANDSCAPE SCREENING
DISTRIBUTED TREES:
SOMEWHAT HELFPUL
A
B
STAGGERED FORMATION:
BLOCKS WIND AT MEWS ENTRY
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MARINA NORTH MEWS STUDYII. WIND MITIGATION STRATEGY 3 –LANDSCAPE SCREENING
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ARCHITECTURE DESIGN
OYSTER POINT DEVELOPMENT OYSTER POINT DEVELOPMENT LLC | SOM | STEINBERG | DGA | JAMES CORNER FIELD OPERATIONS
I
II
III
IV
BUILDING DESIGN UPDATE
THREE WIND MITIGATION STRATEGY
BUILDING PLANS
ELEVATIONS AND RENDERINGS
III. BUILDING PLAN –GROUND LEVEL
PARKING
PARKING
RETAIL
LOBBY
LOBBY
LEASING
FITNESS
FITNESS
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III. BUILDING PLAN –PODIUM LEVEL
PODIUM
COURYARD
PODIUM
COURYARD
CLUB
CLUB
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III. BUILDING PLAN –LEVEL 7
ROOF
ROOF
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ARCHITECTURE DESIGN
OYSTER POINT DEVELOPMENT OYSTER POINT DEVELOPMENT LLC | SOM | STEINBERG | DGA | JAMES CORNER FIELD OPERATIONS
I
II
III
IV
BUILDING DESIGN UPDATE
THREE WIND MITIGATION STRATEGY
BUILDING PLANS
ELEVATIONS AND RENDERINGS
1. WEST ELEVATION
IV. ELEVATIONS –MARINA NORTH
1
1 2
3
5
4
1 5324
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1.Wood Character / Texture
2.Fiber Cement Shingle
3.Stucco
4.Fiber Cement Smooth Panel
5. Concrete
1. WEST ELEVATION
IV. ELEVATION DETAILS –MARINA NORTH
1
OYSTER POINT DEVELOPMENT OYSTER POINT DEVELOPMENT LLC | SOM | STEINBERG | DGA | JAMES CORNER FIELD OPERATIONS
SECTIONSECTION
IV. ELEVATIONS –PARK VIEW
1
1. WEST ELEVATION
1 2
3
d
e
4
1.Wood Character / Texture
2.Stucco -Color 2
3.Stucco -Color 3
4. Stucco -Color 4
1 3 24
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IV. ELEVATION DETAILS –PARK VIEW
1
1. WEST ELEVATION
OYSTER POINT DEVELOPMENT OYSTER POINT DEVELOPMENT LLC | SOM | STEINBERG | DGA | JAMES CORNER FIELD OPERATIONS
SECTIONSECTION
IV. RENDERINGS –MARINA NORTH WATERFRONT
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IV. RENDERINGS -URBAN PLAZA
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IV. RENDERINGS –PARK VIEW CLUB HOUSE
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IV. RENDERINGS –PARK VIEW WATERFRONT
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ARCHITECTURE APPENDIX
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1. WEST ELEVATION
IV. ELEVATIONS –MARINA NORTH
1
1 2
3
5
4
1 5324
OYSTER POINT DEVELOPMENT OYSTER POINT DEVELOPMENT LLC | SOM | STEINBERG | DGA | JAMES CORNER FIELD OPERATIONS
1.Wood Character / Texture
2.Fiber Cement Shingle
3.Stucco
4.Fiber Cement Smooth Panel
5. Concrete
1. WEST ELEVATION
IV. ELEVATION DETAILS –MARINA NORTH
1
OYSTER POINT DEVELOPMENT OYSTER POINT DEVELOPMENT LLC | SOM | STEINBERG | DGA | JAMES CORNER FIELD OPERATIONS
SECTIONSECTION
4. NORTH ELEVATION
IV. ELEVATIONS –MARINA NORTH
2. SOUTH ELEVATION
3
4
2
3. EAST ELEVATION
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6. INTERIOR ELEVATION
5. INTERIOR ELEVATION
IV. ELEVATIONS –MARINA NORTH
6
5
PARKING
PARKING
CLUB
LOBBY
PARKING
PARKING
CLUB
TOWN
HOME
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IV. ELEVATIONS –PARK VIEW
1
1. WEST ELEVATION
1 2
3
d
e
4
1.Wood Character / Texture
2.Stucco -Color 2
3.Stucco -Color 3
4. Stucco -Color 4
1 3 24
OYSTER POINT DEVELOPMENT OYSTER POINT DEVELOPMENT LLC | SOM | STEINBERG | DGA | JAMES CORNER FIELD OPERATIONS
IV. ELEVATION DETAILS –PARK VIEW
1
1. WEST ELEVATION
OYSTER POINT DEVELOPMENT OYSTER POINT DEVELOPMENT LLC | SOM | STEINBERG | DGA | JAMES CORNER FIELD OPERATIONS
SECTIONSECTION
3. SOUTH ELEVATION
2. EAST ELEVATION
IV. ELEVATIONS –PARK VIEW
2
3
OYSTER POINT DEVELOPMENT OYSTER POINT DEVELOPMENT LLC | SOM | STEINBERG | DGA | JAMES CORNER FIELD OPERATIONS
5. INTERIOR ELEVATION
4. INTERIOR ELEVATION
IV. ELEVATIONS –PARK VIEW
4
5
PARKING
PARKING
PARKING
PARKING
RETAIL
RETAIL
OYSTER POINT DEVELOPMENT OYSTER POINT DEVELOPMENT LLC | SOM | STEINBERG | DGA | JAMES CORNER FIELD OPERATIONS
PODIUM LANDSCAPE DESIGN –MARINA NORTH
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PODIUM LANDSCAPE DESIGN –PARK VIEW
OYSTER POINT DEVELOPMENT OYSTER POINT DEVELOPMENT LLC | SOM | STEINBERG | DGA | JAMES CORNER FIELD OPERATIONS
MINUTES
SOUTH SAN FRANCISCO DESIGN REVIEW BOARD
Meeting of April 18, 2017
TIME: 4:00 P.M.
MEMBERS PRESENT: Nilmeyer, Nelson, Ruiz and Williams
MEMBERS ABSENT: Harris
STAFF PRESENT: Billy Gross, Senior Planner
Tony Rozzi, Senior Planner
Ryan Wassum, Associate Planner
Patricia Cotla, Planning Technician
1. Administrative Business: - None
2. OWNER: Oyster Point Development LLC
APPLICANT: Greenland USA
ADDRESS: 375-389 & 384-386 Oyster Point Blvd
PROJECT NUMBER: P09-0085: GPA17-0001, ZA17-0001, SPA17-0001,
DA17-0001, PP17-0001, TDM17-0001 & DR17-0004
PROJECT NAME: Oyster Point Development LLC
(Case Planner: Billy Gross)
DESCRIPTION: General Plan Amendment, Oyster Point Specific Plan
Amendment, Zoning Text Amendment, Development
Agreement, Precise Plan, Transportation Demand Program and
Design Review to amend Phases III and IV of the OPSP to allow
approximately 1,472,000 square feet of mixed-use, including
approximately 1,200 residential units and 22,000 square feet of
retail and/or amenity space.
The Board had the following comments:
Building Design
1. Provide background information on wind studies of the project area and potential
solutions to mitigate wind impacts.
2. Provide details on building design within the mews and along the street level/bay
trail; consider breaking up the building massing within the mews to assist with
wind mitigation.
3. Provide more architectural variation in the building facades.
4. Revise the project plans to indicate recreational opportunities for residential
tenants and for public users.
Public Spaces/Landscaping
5. Provide proposed solutions for wind mitigation in open areas; consider wind
screens,earth berms, hedges, etc.
6. Provide elevations to indicate how sea level rise/high tide will impact the site.
7. Provide details showing transition from public open space to private residential
areas along the Bay Trail frontage.
8. Show how public recreational opportunities, such as playgrounds, and raised
residential areas will be screened from wind.
9. Revise the proposed landscape plan to Remove species that will not survive the
SSF micro-climate, and include species that will survive in the proposed project
site; certain species will only be appropriate on the non-windy sides of buildings.
10. Provide sub-drainage for trees at low elevations. Study tidal elevations and
proposed site elevations to be sure bottom of tree holes are above tidal elevations,
to avoid salt water inundation of tree planting holes. Select species that will
survive salty soils at lower elevations.
11. Provide information on how the proposed Bay Trail improvements, specifically
the rip rap slope proposed adjacent to the trail, will be safe and not conflict with
accessibility requirements.
3. OWNER: SMPO ELS LLC
APPLICANT: SMPO ELS LLC
ADDRESS: 560 Eccles Avenue
PROJECT NUMBER: P17-0029: DR17-0027 & PM17-0001
PROJECT NAME: New R&D Building
(Case Planner: Billy Gross)
DESCRIPTION: Design Review, Transportation Demand Plan and Tentative
Parcel Map to construct a new 21,807 square foot R&D building
at 560 Eccles Avenue in the Business Technology Park (BTP)
Zoning District in accordance with Title 20 of the South San
Francisco Muncipical Code.
MINUTES
SOUTH SAN FRANCISCO DESIGN REVIEW BOARD
Meeting of July 18, 2017
TIME: 4:00 P.M.
MEMBERS PRESENT: Nilmeyer, Harris, Nelson, Vieira and Williams
MEMBERS ABSENT: None
STAFF PRESENT: Billy Gross, Senior Planner
Tony Rozzi, Senior Planner
Adena Friedman, Senior Planner
Rozalynne Thompson, Associate Planner
Patricia Cotla, Planning Technician
1. Administrative Business: - 670 Gateway
Minor Use Permit to install a new wireless telecommunication facility at 670
Gateway Blvd in the Gateway Specific Plan District (GSPD) in accordance with
Title 20 of the South San Francisco Municipal Code and determination that the
project is categorically exempt from CEQA per Class 1, Section 15301 (a).
Approved as submitted
2. OWNER City of South San Francisco
APPLICANT Costco Wholesale
ADDRESS 479 South Airport Blvd.
PROJECT NUMBER P17-0044: UPM17-0005 & DR17-0035
PROJECT NAME UPM - Costco Gas Station
(Case Planner: Rozalynne Thompson)
DESCRIPTION Use Permit Modification and Design Review to expand the
Costco Gasoline Facility at 479 South Airport Boulevard in the
Freeway Commercial (FC) Zoning District in accordance with
Title 20 of the South San Francisco Municipal Code and
determination that the project is categorically exempt from
CEQA.
The Board had the following comments:
1. The Board liked the design concept.
2. Consider adding a five foot evergreen hedge to screen the equipment enclosure
adjacent to the exit onto South Airport Boulevard.
Recommend Approval with Conditions.
Miscellenous: Oyster Point Development – Residential
- The Board liked the residential design concept.
- Remove the following species from the landscape plan: Ceanothus X ‘Ray
Hartman’ (Ray Hartman Wild Lilac); Aesculus Californica (California Buckeye);
Carpinus Betulus ‘Frans Fontaine’ (Columnar Hornbeam); and Quercus Ilex
(Holly Oak). Consider incorporating Cupressus macrocarpa (Monterey Cypress).
- Revise the landscape plan to include a total of three species that will grow up to
40-feet in height in South San Francisco.
- Tree planting details should include a custom tree anchoring option, as root ball
anchors will likely not work in the windy environs.
- Provide a detail of the transition from the Bay Trail to the rip-rap edge; a shoulder
should be provided along the Bay Trail.
OPD DRAFT IMPACT FEES AND COMMUNITY BENEFITS
Phase I - II assumption: 1,578,000 sq. ft. R&D
Phase III - IV assumptions: 695 rental units, 495 for sale units
IMPACT FEES (BY ORDINANCE)Phase I - II R&D Phase III - IV Residential TOTAL Notes
East of 101 Traffic Impact Fee 8,397,860 1,428,976 9,826,836
Oyster Point Grade Separation Fee 2,146,236 1,178,523 3,324,759
East of 101 Sewer Impact Fee 2,571,891 704,014 3,275,905 $1,152,000 sewer pump credit
Sewer Capacity Fee 2,488,564 3,763,099 6,251,663
Child Care Fee 1,342,323 2,085,009 3,427,332
General Plan Maintenance Fee 710,550 625,722 1,336,272
Public Safety Impact Fee 622,824 614,006 1,236,830
Bicycle/Ped Capacity Fee n/a 202,470 202,470
Mass Decontamination Fee 134,232 n/a 134,232
Parkland Acquisition (Rental)n/a 5,566,950 5,566,950
Parkland Construction (Rental)n/a 1,820,857 1,820,857
Park Fee (For Sale)n/a land dedication land dedication
IMPACT FEE TOTAL 18,414,480 17,989,626 36,404,106
Existing DA/DDA Phase I - II OBLIGATIONS
Public Art/Transit Enhancement 1,342,323 n/a 1,342,323
Payment before 1st building 1,100,000 n/a 1,100,000
Land Purchase 4,500,000 n/a 4,500,000 Phased payment: $2,250,000 close of escrow; $2,250,000 first building permit for
Phase III
New DA TBD Phase II - IV (COMMUNITY BENEFITS)
Fire Station / Public Infrastructure n/a 5,000,000 5,000,000
Public Art / Civic Improvement n/a 100,000 100,000
Community Facilities District (CFD)n/a 27,965,843 Net present value - Estimated annual income of $1,000,000
GRAND TOTAL 25,356,803 51,055,469 76,412,272
OPD Residential Affordable Housing Requirement
- Provide 30 rental affordable units on site
- Provide 69 affordable units off site (city help with land; open to extra credit for 3 bedroom units; trigger linked to "oyster point north"; deferral request (value TBD); in lieu if things don't work out
(amount TBD)
Oyster Point Marina CFD Agreement
- 32 cents for O&M (annual); lesser of 5% CPI or actual
- 7 cents for fuel system (through 2030); 2% CPI
OPD Residential CEQA MMRP
- OPD commits to meeting all CEQA requirements and 100% funding
City of South San Francisco
Legislation Text
P.O. Box 711 (City Hall, 400
Grand Avenue)
South San Francisco, CA
File #:17-817 Agenda Date:8/7/2017
Version:1 Item #:3.
Report regarding Housing Standing Committee study session of the proposed mixed-use development at 988 El Camino
Real.(Adena Friedman, Senior Planner)
RECOMMENDATION
Staff recommends that the Housing Standing Committee receive this staff report and provide input regarding the
proposed mixed-use development at 988 El Camino Real.
BACKGROUND/DISCUSSION
In July 2017,SummerHill Apartment Communities submitted an application for a mixed-use development at 988 El
Camino Real.The 1.67 acre site is located at the intersection of Chestnut Avenue and El Camino Real,and is currently the
site of the South City Car Wash.The project site is located within the El Camino Real /Chestnut Avenue Plan Area,and
the proposed development will help to activate this corridor,and will also help to support the future development of
City’s Community Civic Campus.
The applicant’s project narrative and plans are attached,outlining the design,architectural and landscape concepts
(Attachments 1 and 2 to this staff report).
The proposed project includes:
·172 for-rent residential units (mix of studio, one- and two-bedroom units)
·11,130 square feet (sq. ft.) of ground-floor retail space on El Camino Real and Chestnut Avenue
·Active community areas along Centennial Way,including a publicly accessible outdoor fitness park,connections
to the trail, bike parking, and landscaping
·Residential amenities such as outdoor recreation areas, a pool, a clubroom, outdoor kitchen, and lounge areas
·Parking spaces for residents, visitors, and retail
·Sidewalk and streetscape improvements
The applicant has also submitted technical reports to support the environmental review process,and will be submitting a
Transportation Demand Management (TDM)Plan,which will include measures to support trip reduction and encourage
alternate transportation modes,and capitalize on the project’s location proximate to BART,bus routes on El Camino,and
Centennial Way.
CONCLUSION
Staff requests that the Housing Subcommittee provide input and direction regarding the proposed mixed-use residential
project at 988 El Camino Real.
ATTACHMENTS
1.988 El Camino Real Project Narrative
2.988 El Camino Real Plan Overview
City of South San Francisco Printed on 8/30/2017Page 1 of 1
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PROJECT DESCRIPTION
988 El Camino Real
July 5 2017
Location & Setting
The 988 El Camino Real project is a four-parcel assemblage located at the intersection of El Camino
Real and Chestnut Avenue in the City of South San Francisco. The “ECR” property is approximately
1.67 acres. The site is currently being occupied by South City Car Wash. The property is surrounded
by Centennial Way Trail to the east, a vacant lot to the North, El Camino Real to the west, and Burger
King fast food restaurant immediately adjacent to the south. The vacant lot is the future site of the
City of South San Francisco’s civic center. The site is located less than a mile from the South San
Francisco BART station and is served by SamTrans Bus 37, 122 which connect to the station.
Centennial Way has a Class I bike lane, which provides a safe, easy connection to the South San
Francisco BART station to the north.
Project Description
• Enhance the vibrancy of this mixed used corner by optimizing the double-frontage nature of
the site and utilizing 4-sided design to create a village-like, pedestrian friendly environment
from both El Camino Real, Chestnut Drive, and direct pedestrian connection to Centennial
Way Trail.
• Extend the Grand Boulevard Initiative to include pedestrian-oriented mixed use tree-lined
streetscape along El Camino Real and Chestnut.
• Provide a highly walkable mixed-use 6-story building with below grade parking, fronted by
retail with residential above, which is consistent with the City of South San Francisco’s El
Camino Real/Chestnut Area Plan, with the following components:
o 172 studio, one and two bedroom units, with an average unit size of approximately
722 square feet
o 11,130 square feet of retail space on El Camino Real and Chestnut Avenue with
associated infrastructure and
o Active community areas along El Camino Real, including pedestrian lobbies on two
sides, a leasing office/lounge, a fitness studio, a bike “hub”, and other resident services
o Active community areas along Centennial Way Trail, including publicly accessible
outdoor fitness park connecting to Centennial Way Trails, guest bike parking,
pedestrian connections to the retail and to Centennial Way, and landscaping.
o Additional outdoor recreation amenities and adjacent clubroom, privately located
above ground, includes a resort-style courtyard with pool and spa, a separate fireplace
courtyard with outdoor kitchen and lounge areas, and landscaped paseos
o Vehicular access will be provided via a two-way entrance at the southern end of El
Camino with a second one-way entrance on El Camino near Chestnut Avenue.
o 254 total parking spaces, including 206 spaces for residents, 10 spaces for resident
guests/future residents, and 38 spaces for retail and outdoor dining
Entitlements
• A Conditional Use Permit for increase FAR from 2.0 to 2.5 and a density increase from 80
DU/acre to 103 DU/acre per ECR/C-MXH sub-district.
• Design Review
• CEQA review and environmental consistency analysis for ECR/Chestnut areas EIR.
• An abandonment of a public utility easement, also known as, ‘Mission Road PUE’
• Exception approval of less than 65-ft commercial depth.
• Exception approval of surface parking within 40-ft of Centennial Way Trail
• Parcel merger through a Vesting Tentative Parcel Map.
El Camino Real Design & Improvements
The community will have an active retail presence along El Camino Real including:
• Class “A” Retail with a large, artistic corner plaza will allow for multiple commercial
opportunities.
• A pedestrian lobby lounge, fitness studio, and bike hub, featuring storefront glass
• A new 8’-0” wide sidewalk with street trees in tree wells, and landscaping along the building
frontage extending the City’s Grand Boulevard Improvement Plans along El Camino.
• Pedestrian-scale lighting, retail and community signage (to be developed)
• Decorative entry paving demarks vehicular access.
Chestnut Avenue & Improvements
The community will also have an active retail presence on Chestnut including:
• Class “A” Retail with outdoor bistro-style seating will serve walk-in clientele and help to
contribute to a high level of pedestrian activity on the ground floor.
• A new 10’-0” wide sidewalk with street trees in tree wells, and landscaping along Chestnut
Avenue
C entennial Way Trail Activation & Improvements
The community will further activate the Centennial Way Trail by:
• Extending the park setting along the trail, to include an outdoor fitness park with exercise
pods and bike parking. The outdoor fitness park will be accessible to the general public and
will further enhance the amenities provided along the trail.
Circulation & Parking
Vehicular access into the building will be via a two-way southern entrance on El Camino Real. There
is an additional opportunity to enter the site via a one-way northern driveway near Chestnut Avenue.
Resident parking is located in two levels of subterranean parking. There are parking for the retail and
for leasing available in the ground floor level at the garage. There are ten additional spaces for visitors
and commercial accessed through the garage.
Pedestrian access is available through either of the driveways along El Camino, through the public
open space that connect to Centennial Way along Chestnut Avenue, and open to all along Centennial
Way. Residents will also be able to access through gates available on the south, west, and east side of
the project. There are three elevators serving the buildings and three stair wells. There are 253 parking
spaces provided onsite. For the residential uses, a ratio of 1 space per bedroom, totaling 216 spaces.
There are 38 spaces provided for retail use. The resident parking is secured from the guest and retail
parking.
Community Amenities & Landscaping
The project amenities and landscaping will unite residents into an active community, including:
• Two courtyards, privately located above ground level, will be provided for residents use. One
with pool and spa amenities, offers residents the ability to lounge by the pool while taking in
the scenic views of San Bruno Mountain to the east. The second courtyard offers a more quiet
escape with multiple seating areas, an outdoor kitchen and fire-pit.
• Clubroom, located adjacent and accessible to the pool, with kitchen, media, and recreation
• Fitness studio
• Leasing/lobby lounge
• Landscaped paseos with pedestrian paths and architectural seating areas
• Bike “hub” with secure bike storage and repair facilities
Locational amenities include:
• Mixed-use project with new resident-serving walk-to retail uses
• Walk to existing grocery stores, restaurants, bank, dry cleaning, beauty, retail, etc.
• SamTrans ECR 37 and 122 bus lines access
• South San Francisco Station, Bay Area Rapid Transit Station (BART)
• Class I bike lanes along Centennial Way Trail
Recycling & Garbage
Garbage removal and recycling pick-up service will be provided from El Camino with dumpster
staging area within the loading zone. The new building will be equipped with refuse and recycling
chutes at each level. Provisions will be made for cardboard box recycling as well.
Trans portation Demand Management
We are further developing our transportation demand management amenities, but at a minimum will
be included in the project:
• 43 secure resident bicycle parking spaces (Class I) and a bike repair “hub”
• 14 guest bicycle parking rack spaces (Class II) located at pedestrian lobbies
• 9 electric vehicle charging spaces
• Preparation for additional electric vehicle charging stations
• Provide free new resident (upon request) “welcome” trial transit passes
• Onsite Transportation Coordinator
• Community web portal to facilitate resident carpooling
Utilities, Storm Water Quality Management & Fire Protection
The following public utility connections and improvements are proposed as part of the project:
• Domestic water and fire service for the building is proposing to connect into a main line
extension in El Camino Real.
• The Antoinette Lane Underground Utility District included the undergrounding of four poles
located within this project site. We would take on the monetary and implementation
responsibility of undergrounding the four poles within our project site.
• Sanitary sewer will connect to the existing sewer lines at Chestnut Avenue and rerouted around
the project site along the Chesnut and El Camino frontage.
• Storm water will be treated on site as required to meet C3 utilizing a combination of landscape
area at site perimeter, flow thru planters, and limited mechanical means.
• Storm drainage will be provided by connecting to the existing storm line in Chestnut Avenue.
• Electric service for the new residential building will connect to existing joint trench facilities
located on El Camino Real and Antoinette Lane
• Utility service for Burger King, currently within the project site, will be relocated towards El
Camino as part of the project.
• Gas service for the building will connect into the existing gas line located in El Camino Real
• Fire trucks will have access from El Camino, Chestnut Avenue, and Antoinette Lane. Two
additional hydrants have been provided within the project frontage along El Camino. The
project will provide an alternate means and methods program to address the fire hose reach
gap on site which may include addition of standpipes, located at strategic locations.
Architecture
The architectural design intent is aimed at creating a timeless building that references the industrial
past of South San Francisco and adds character to this vital urban corridor. The street walls along El
Camino Real and Chestnut Ave are comprised of a two- to three-story brick façade with recessed
storefront glazing at the ground level and residential sun decks open to the sky on the upper levels.
This brick façade is designed to resemble a traditional commercial storefront in terms of scale,
materials, and detailing, with a taller massing stepped back on the floors above. The brick street walls
are tied back to the primary structure with steel beams and adorned with metal anchor plates, giving
the impression of a historic façade that had been preserved with a more contemporary structure
erected behind. At the corner of El Camino Real and Chestnut is a 45-degree storefront at ground
level which promotes visibility and pedestrian movement around the corner plaza, and the projecting
floors above are detailed with traditional contrasting trim around windows to add emphasis. The
remaining 3 corners of the building are anchored with tower elements which house the building’s
vertical circulation and are clad in blue metal panels with edge trim detailing. The longest building
side facing El Camino Real is further broken up into two massings by a recess in the building and a
material change from stucco to metal cladding, where the residential lobby entrance is located with a
common deck above overlooking the street. The brick base continues around the south and east sides
of the building up to the podium level. The 5 levels of residential above the podium are finished in
varying subtle gray tones with both smooth and sand finish stucco, desaturated shades which
complement the red brick and blue metal without competing for attention. The primary residential
massing is stepped back from the brick street wall façade by more than eleven feet with a continuous
cornice detail at the parapet. Projections from the primary massing offer a contemporary take on the
San Francisco bay window while adding interest and relief to the building design. Residential vinyl
windows will either be recessed or encased in trim, with vertical groupings of windows that reinforce
the bay window concept. On the quieter, non-street-facing elevations, projecting balconies are
provided for residents with a railing design consisting of perforated metal panels behind horizontal
fins, a design that adds contrast and industrial reference. Along the east building elevation, a
landscaped public open space area will be provided as an active frontage and extension of Centennial
Way, with two pedestrian connections from the building to the trail, short-term bicycle parking, an
outdoor fitness park, and seating areas. Metal green-screens/vine trellises will be installed along the
building edge at ground level to screen visibility of the parking structure and soften the pedestrian
interface. The pool deck on the podium level above will have a view over the Centennial Way trail
and further reinforce the active nature of this public open space amenity.
SITE 1/2 MI RADIUSCITY OFSOUTH SANFRANCISCOCentennial Way Trail VICINITY MAPBIRD'S EYE VIEW CONCEPTUAL PERSPECTIVE
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Applicant:SummerHill Aparment CommunitiesContact: Elaine Breeze777 S. California AvenuePalo Alto, CA 94304(605) [email protected] Architect:KTGY Architecture + PlanningContact: Sara Fernandez12555 West Jefferson Blvd, Suite 100Los Angeles, CA 90066(310) [email protected] Landscape Archi
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DATE: APRIL 18, 2017
0'90'30'120'
1" = 30'SCALE:
EXISTING UTILITY BASE MAP
988 EL CAMINO REAL
CITY OF SOUTH SAN FRANCISCO SAN MATEO COUNTY CALIFORNIA
F:\2718-000\ACAD\EXHIBIT\XB-001_BASE MAP.DWG
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SACRAMENTO, CALIFORNIA
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CIVIL ENGINEERS SURVEYORS PLANNERS
(925) 866 - 0322
www.cbandg.com
(916) 375 - 1877
Carlson, Barbee & Gibson, Inc.
NOTES:ABBREVIATIONS LEGEND
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