HomeMy WebLinkAbout2019-03-11 e-packet@5:00Monday, March 11, 2019
5:00 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
Special Housing Standing Committee of the City Council
and Planning Commission
Special Meeting Agenda
March 11, 2019Special Housing 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, March 11, 2019, at 5:00 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.
Agenda Review.
Public Comments.
MATTERS FOR CONSIDERATION
Report regarding Housing Standing Committee study session of the proposed
Oakmont Meadows single-family attached townhouse development at the corner of
Westborough Blvd and Oakmont Drive. (Billy Gross, Senior Planner)
1.
Adjournment.
Page 2 City of South San Francisco Printed on 4/17/2019
City of South San Francisco
Legislation Text
P.O. Box 711 (City Hall, 400
Grand Avenue)
South San Francisco, CA
File #:19-197 Agenda Date:3/11/2019
Version:1 Item #:1.
Report regarding Housing Standing Committee study session of the proposed Oakmont Meadows single-family attached
townhouse development at the corner of Westborough Blvd and Oakmont Drive.(Billy Gross, Senior Planner)
RECOMMENDATION
Staff recommends that the Housing Standing Committee receive this staff report and provide input regarding the
proposed Oakmont Meadows Development.
BACKGROUND/DISCUSSION
Warmington Residential is proposing to develop a vacant 4.91-acre parcel at the southwesterly corner of Westborough
Blvd and Oakmont Drive.The project proposes to subdivide the parcel to develop 22 single-family attached townhomes.
Of the 22 townhomes,eight would be located near the intersection of Westborough Blvd and Oakmont Dr,accessed from
a new road off of Oakmont Drive,directly across from Bantry Lane.The remaining fourteen townhomes would be
located along the interior of the site,accessed from Shannon Park,which would be extended as a private road from its
current terminus within the Oakmont Estates development.
A known constraint on the project site is the presence of the San Andreas fault traces;because of the presence of the fault
traces,habitable structures are not permitted within a 50-foot setback zone from the main San Andreas fault trace and a 25
-foot setback zone from the ancillary fault traces,though roadways,open spaces and detached garages are permitted
within these setbacks.3.39 acres (69%)of the site are comprised of existing earthquake fault and setback zones,and an
additional 0.49 acres (10%)are considered too steeply sloped to be developed.Based on this,the remaining developable
area for residential uses is 1.03 acres (21%). Approximately 70% of the total site area would serve as common areas.
The project site is located within the Low Density Residential (RL-8)zoning district.Because of the site constraints,the
applicant is requesting a Zoning Map Amendment to rezone the property as a Planned Development District (PD-1)to
allow flexibility in the site development standards.
The proposed Planned Development incentives includes:
·Allow Single-Unit Attached as a permitted use (it is not listed as an allowed use in the RL-8 district)
·Allow a Minimum Lot Size less than 5,000 sq. ft. (proposed lot sizes range from 1,271 sq. ft. to 3,573 sq. ft.)
·Allow a Minimum Lot Width less than 50 feet (proposed lot widths range from 17.3 feet to approximately 30
feet)
·Allow a Minimum Lot Depth less than 80 feet (proposed lot depths range from 61.5 feet to greater than 80 feet)
·Allow exceptions to Minimum Yards
o Front Yards less than 15 feet (proposed front yards range from six feet to 19 feet)
o Side Yards less than 5 feet (proposed as no setback where units are attached,four feet between detached
buildings)
o Street Side Yards less than 10 feet (only two units subject to this setback -proposed as 7.3 feet for one
residence, 15.2 feet for second residence)
o Rear Yards less than 20 feet (proposed minimum rear yards range from 6 feet to 15 feet)
·Allow a Maximum Lot Coverage greater than 50% (proposed maximum lot coverage of 65%)
·Allow a Maximum Floor Area Ratio greater than 0.50 (proposed average maximum FAR of 1.09)
·Allow a Maximum Height greater than 35 feet,which is allowed in RL-8 with a Minor Use Permit (proposed
maximum height is 38.5 feet)
City of South San Francisco Printed on 3/5/2019Page 1 of 2
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File #:19-197 Agenda Date:3/11/2019
Version:1 Item #:1.
·Allow a Maximum Number of Stories greater than two (all units are proposed to be three stories)
The proposed development is obligated to provide fifteen percent (15%)of the proposed dwellings as affordable to low
and moderate income households (SSFMC 20.380 “Inclusionary Housing Regulations”).The applicant is proposing to
construct 22 dwellings,and therefore the applicant is required to restrict a minimum of three units to fulfill the affordable
housing obligation.
The Design Review Board (DRB)reviewed the project at the May,2018 meeting.The DRB members recommended
approval of the design, with minor landscape design changes recommended.
The Planning Commission reviewed the project at their December 20,2018 meeting.One member of the public spoke on
the project,with concerns that the parcel had been promised as park space in the 1990s and with the proposed
development.The Commission had general questions related to the project design in relation to adjacent properties,
where the affordable housing units would be located,parking in the area,and common area maintenance.Some of the
Commissioners recommended that the affordable units be spread throughout the development rather than clustered
together.The Commission was supportive of the proposed Planned Development and recommended by a vote of 4-0 that
the City Council approve the project entitlements.
The City Council initially reviewed the project at their February 27,2019 meeting.During the meeting,it was discovered
that the applicant’s project plans were not included with the hard copy of the agenda packet,and the Council continued
the public hearing to their next regularly scheduled meeting of March 13,2010,subject to the project design being
reviewed by the Housing Standing Committee prior to that meeting date.The applicant’s project plan set is attached,
outlining the design, architectural and landscape concepts (Attachment 1).
CONCLUSION
Staff requests that the Housing Standing Committee provide input and direction regarding the proposed Oakmont
Meadows single-family attached townhouse project.
ATTACHMENTS
1.Oakmont Meadows Project Plan Set
2.City Council Staff Report - Feb 27, 2018 (without attachments)
City of South San Francisco Printed on 3/5/2019Page 2 of 2
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OAKMONT MEADOWSSOUTH SAN FRANCISCO, CAPLANNING APPLICATION PACKAGEJune 25, 2018KTGY Group, Inc.1814 Franklin St. Suite 400, Oakland, CA 94612Phone: 510.272.2910BFS Landscape Architects425 Pacific Street #201Monterey, California 93940Phone: 650.326.6622ARCHITECT:LANDSCAPE ARCHITECT:CIVIL ENGINEER:Warmington Residential2400 Camino Ramon Suite 234San Ramon, CA 94583Phone: 925.984.7914DEVELOPER:Carlson, Barbee & Gibson, Inc.2633 Camino Ramon #350,San Ramon, CA 94583Phone: 925.866.0322ContactMichael [email protected] Burton [email protected][email protected][email protected][email protected][email protected][email protected]
A0.1VICINITY MAP &OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608010'20'40'80'SHEET INDEXARCHITECTURAL:A0.1 VICINITY MAP & SHEET INDEXA0.2 SITE CONDITIONSA1.0 ARCHITECTURAL SITE PLANA1.1 PROJECT DATAA1.2 CODE ANALYSISA2.0 STREET PERSPECTIVE & STREET ELEVATIONA2.1 A1: 3 PLEX A BUILDING ELEVATIONSA2.2 A1 ALT: 3 PLEX B BUILDING ELEVATIONSA2.3 A2: 3 PLEX C BUILDING ELEVATIONSA2.4 A3: 2 PLEX A BUILDING ELEVATIONSA2.5 B1: 3 PLEX D & B2: 2 PLEX B BUILDING ELEVATIONSA2.6 C1: 4 PLEX & C2: 1 PLEX GARAGE ELEVATIONSA3.0 A1: 3 PLEX A BUILDING PLANSA3.1 A1 ALT: 3 PLEX B BUILDING PLANSA3.2 A2: 3 PLEX C BUILDING PLANSA3.3 A3: 2 PLEX A BUILDING PLANSA3.4 B1: 3 PLEX D BUILDING PLANSA3.5 B1: 2 PLEX B BUILDING PLANSA3.6 B1: C1: 4 PLEX GARAGE & C2: 1 PLEX GARAGE BUILDING PLANSA5.0 UNIT PLANS 1AA5.1 UNIT PLANS 1BA5.2 UNIT PLANS 2A5.3 UNIT PLANS 3A5.4 UNIT PLANS 4AA5.5 UNIT PLANS 4BA6.0 ARCHITECTURAL DETAILSA7.0 MATERIALS AND COLORSCIVIL:C.1 VESTING TENTATIVE MAPC.2 EXISTING CONDITIONSC.3 PRELIMINARY SITE PLANC.4 PRELIMINARY GRADING PLANC.5 PRELIMINARY UTILITY PLANC.6 PRELIMINARY STORMWATER CONTROL PLANLANDSCAPE:L-1.0 CONCEPTUAL LANDSCAPE PLANL-1.1 RENDERED LANDSCAPE PLANImage 3: View from Westborough and Oakmont IntersectionSHEET INDEXImage 4: Aerial perspective of project site from Shannon Park CtImage 1: View from Westborough Blvd looking NorthEastImage 2: View from Westborough Blvd looking EastVicinity MapContext Map0250'500'1000'2000'N.T.S.
A0.2SITE CONDITIONSOAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608
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SHANNON PARK COURTBANTRY LANEARDEE LANETARA LANESHANNON DRIVEF L E E T W O O D D R I V EMUIRFIELD CIRCLECA
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DATE: AUGUST 28, 2018
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1" = 60'SCALE:
PROPERTY DIAGRAM
OAKMONT MEADOWS
CITY OF SOUTH SAN FRANCISCO SAN MATEO COUNTY CALIFORNIA
F:\2820-000\ACAD\EXHIBITS\XB-006 PROPERTY DIAGRAM.DWG8/28/2018 2:13 PMSACRAMENTO, CALIFORNIA
SAN RAMON, CALIFORNIA
CIVIL ENGINEERS SURVEYORS PLANNERS
(925) 866 - 0322
www.cbandg.com
(916) 375 - 1877
Carlson, Barbee & Gibson, Inc.
LEGEND
OAKMONT DRIVEPARCEL 173 PM 21WESTBOROUGH BOULEVARDSHANNON DRIVESHANNON PARK COURTBANTRY LANE
ARDEE LANE
TARA LANE
LEGENDDATE: AUGUST 28, 20180'120'40'160'1" = 40'SCALE: EXISTING GRADINGAND DRAINAGEOAKMONT MEADOWSCITY OF SOUTH SAN FRANCISCO SAN MATEO COUNTY CALIFORNIAF:\2820-000\ACAD\EXHIBITS\XB-007 EXISTING GRADING AND DRAINAGE.DWG8/28/2018 2:27 PMSACRAMENTO, CALIFORNIASAN RAMON, CALIFORNIA CIVIL ENGINEERSSURVEYORSPLANNERS(925) 866 - 0322www.cbandg.com(916) 375 - 1877Carlson, Barbee & Gibson, Inc.
EVADRIVE 'C'DRIVE 'B'
'A
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COURTPARCEL DOAKMONT DRIVEWESTBOROUGH BOULEVARDSHANNON DRIVESHANNON PARK COURTBANTRY LANE
ARDEE LANE
TARA LANEBLDG 9BLDG 1BLDG 2BLDG 3BLDG 4BLDG 5BLDG 6BLDG 7BLDG 8BLDG 10DATE: AUGUST 28, 20180'120'40'160'1" = 40'SCALE: PROPOSED GRADINGAND DRAINAGEOAKMONT MEADOWSCITY OF SOUTH SAN FRANCISCO SAN MATEO COUNTY CALIFORNIAF:\2820-000\ACAD\EXHIBITS\XB-008 PROPOSED GRADING AND DRAINAGE.DWG8/28/2018 2:41 PMSACRAMENTO, CALIFORNIASAN RAMON, CALIFORNIA CIVIL ENGINEERSSURVEYORSPLANNERS(925) 866 - 0322www.cbandg.com(916) 375 - 1877Carlson, Barbee & Gibson, Inc.LEGEND
Lot 1Lot 2Lot 3Lot 4Lot 5Lot 6Lot 7Lot 8Lot 11Lot 12Lot 13Lot 14Lot 9Lot 10Lot 16Lot 17Lot 15Lot 22 Lot 21 Lot 20 Lot 19 Lot 18Lot 23Lot 24Lot 25Lot 26OAKMONT DRIVEWESTBOROUGH BLVD.21534678910Garage20'-0" x 20'-0"PorchEntryBath 3UPBedroom 4 /Opt. Flex11'-6" x 12'-4"Garage20'-0" x 20'-0"PorchEntryBath 3W.I.C.UPBedroom 414'-10" x 11'-2"Garage20'-0" x 20'-0"PorchEntryBedroom 414'-8" x 11'-0"Bath 3W.I.C.UPGarage20'-0" x 20'-0"PorchEntryBedroom 414'-10" x 11'-2"Bath 3W.I.C.UPPorchEntryUPUPPwdr.Flex15'-2" x 13'-7"Garage20'-0" x 20'-0"Garage20'-0" x 20'-0"PorchEntryBath 3UPBedroom 4 /Opt. Flex11'-6" x 12'-4"Flex15'-2" x 13'-7"Garage20'-0" x 20'-0"PorchEntryUPUPPwdr.Garage20'-0" x 20'-0"PorchEntryBath 3UPBedroom 4 /Opt. Flex11'-6" x 12'-4"Garage20'-0" x 20'-0"PorchEntryBath 3W.I.C.UPBedroom 414'-10" x 11'-2"Garage20'-0" x 20'-0"PorchEntryBedroom 414'-8" x 11'-0"Bath 3W.I.C.UPGarage20'-0" x 20'-0"PorchEntryBedroom 414'-10" x 11'-2"Bath 3W.I.C.UPBedroom10'-10" x 12'-10"Bathroom8'-0" x 5'-1"Living12'-4" x 9'-11"UPPorchEntryW.I.C.Bedroom10'-10" x 12'-10"Bathroom8'-0" x 5'-1"Living12'-4" x 9'-11"UPPorchEntryW.I.C.Bedroom10'-10" x 12'-10"Bathroom8'-0" x 5'-1"Living12'-4" x 9'-11"UPPorchEntryW.I.C.Bedroom10'-10" x 12'-10"Bathroom8'-0" x 5'-1"Living12'-4" x 9'-11"UPPorchEntryW.I.C.PorchEntryUPUPPwdr.Flex15'-2" x 13'-7"Garage20'-0" x 20'-0"Garage20'-0" x 20'-0"PorchEntryBath 3W.I.C.UPBedroom 414'-10" x 11'-2"Garage20'-0" x 20'-0"PorchEntryBedroom 414'-8" x 11'-0"Bath 3W.I.C.UPGarage20'-0" x 20'-0"PorchEntryUPUPPwdr.Flex15'-2" x 13'-7"Garage20'-0" x 20'-0"PorchEntryBedroom 414'-10" x 11'-2"Bath 3W.I.C.UPBedroom10'-10" x 12'-10"Bathroom8'-0" x 5'-1"Living12'-4" x 9'-11"UPPorchEntryW.I.C.Bedroom11'-0" x 13'-0"Bathroom8'-0" x 5'-1"Living12'-6" x 10'-1"UPPorchEntryW.I.C.UPEntryW.I.C.Bedroom10'-10" x 12'-10"Bathroom8'-0" x 5'-1"Living12'-4" x 9'-11"Bedroom10'-10" x 12'-10"Bathroom8'-0" x 5'-1"Living12'-4" x 9'-11"UPPorchEntryW.I.C.Bedroom10'-10" x 12'-10"Bathroom8'-0" x 5'-1"Living12'-4" x 9'-11"UPPorchEntryW.I.C.A1.0ARCHITECTURAL SITE PLANOAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608010'20'40'80'R3 - Townhouse Condominiums+/- 45'-6 (to top of roof)See A2.1 for Building ElevationsSee A3.0 for Building PlansNOTES:1. Refer to Civil sheets for all property lines. easements, site dimensions,accessible unit locations, etc.2. Refer to Landscape Sheets for landscape design, dimensions anddetailed information.R3 - Townhouse Condominiums+/- 44'-0 (to top of roof)See A2.4 for Building ElevationsSee A3.3 for Building PlansR3 - Townhouse Condominiums+/- 41'-6 (to top of roof)See A2.5 for Building ElevationsSee A3.5 for Building PlansR3 - Townhouse Condominiums+/- 45'-6 (to top of roof)See A2.2 for Building ElevationsSee A3.1 for Building PlansU - Private Garage+/- 16'-6 (to top of roof)See A2.6 for Building ElevationsSee A3.5 for Building PlansR3 - Townhouse Condominiums+/- 45'-6 (to top of roof)See A2.3 for Building ElevationsSee A3.2 for Building PlansU - Private Garage+/- 16'-6 (to top of roof)See A2.6 for Building ElevationsSee A3.5 for Building PlansR3 - Townhouse Condominiums+/- 41'-6 (to top of roof)See A2.5 for Building ElevationsSee A3.4 for Building PlansA1 - 3 Plex AA1 Alt - 3 Plex BA2 - 3 Plex CA3 - 2 Plex AB1 - 3 Plex DB2 - 2 Plex BC1 - 4 Plex GarageC2 - 1 Plex GarageBuildings 2,3,4Building 6Building 5Building 1Building 7Building 8Building 10Building 9
Lot 1Lot 2Lot 3Lot 4Lot 5Lot 6Lot 7Lot 8Lot 11Lot 12Lot 13Lot 14Lot 9Lot 10Lot 16Lot 17Lot 15Lot 22 Lot 21 Lot 20 Lot 19 Lot 18Lot 23Lot 24Lot 25Lot 26****OAKMONT DRIVEWESTBOROUGH BLVD.21534678910A1.1PROJECT DATAOAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONMarch 5, 2019#2017-0608NOTES:1. Refer to Civil sheets for all property lines. easements, site dimensions,accessible unit locations, etc.2. Refer to Landscape Sheets for landscape design, dimensions anddetailed information.Project SummaryGeneral Site InformationAssessor Parcel # :Site Area( acres) :Existing General Plan Land Use Designation:Proposed General Plan Land Use Designation :Existing Zoning Designation:Proposed Zoning Designation :Detailed Unit SummaryDenotes Location of BMR Units3 BELOW MARKET RATE UNITS091-151-040-24.91 ACLow Density ResidentialLow Density ResidentialRL-8Planned Development010'20'40'80'Parking SummaryLandscapingLot Coverage / Floor Area Ratio / Average Lot Slope
A1.2CODE ANALYSISOAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608SEPARATIONS:(CRC TABLE R302.1(2))FIRE RESISTIVE RATING REQUIREMENTSFOR PROJECTIONS BASED ON FIRESEPARATION DISTANCE:(PER CRC TABLE R302.1(2))APPLICABLE CODES:2016 CALIFORNIA RESIDENTIAL CODE (CRC)·CALIFORNIA RESIDENTIAL CODE (2015 INTERNATIONAL RESIDENTIAL CODE)·CALIFORNIA PLUMBING CODE (2015 UNIFORM PLUMBING CODE)·CALIFORNIA MECHANICAL CODE (2015 UNIFORM MECHANICAL CODE)·CALIFORNIA ELECTRICAL CODE (2014 NATIONAL ELECTRICAL CODE)·CALIFORNIA FIRE CODE (2015 INTERNATIONAL FIRE CODE)·CALIFORNIA ENERGY CODE·CALIFORNIA GREEN BUILDING STANDARDS CODE·LOCAL AND STATE AMENDMENTS, ORDINANCES AND LAWFIRE SEPARATION DISTANCE > 3' FOR TYPE VB CONSTRUCTION AND R3OCCUPANCY SHALL BE ZERO (0) (NON-RATED)FIRE SEPARATION DISTANCE < 3' SHALL NOT BE ALLOWEDFIRE SEPARATION DISTANCE > 3' SHALL BE ZERO (0) (NON-RATED)FIRE SEPARATION DISTANCE 2' < 3' SHALL BE 1-HOUR ON THE UNDERSIDETOWNHOUSE: TOWNHOUSES NOT MORE THAN THREE STORIES ABOVE GRADE IN HEIGHT WITH ASEPARATE MEANS OF EGRESS. A SINGLE-FAMILY DWELLING UNIT CONSTRUCTED IN A GROUP OFTHREE OR MORE ATTACHED UNITS IN WHICH EACH UNIT EXTENDS FROM FOUNDATION TO ROOF ANDWITH A YARD OR PUBLIC WAY ON AT LEAST TWO SIDES.DEFINITIONS:[ PER CRC R202 & CBC 202 ]R3-TOWNHOUSE &U- PRIVATE GARAGES:R-3TOWNHOUSE - FEE SIMPLEU (PRIVATE GARAGES)TYPE V-BNFPA 13-R3 STORIES, AND < 60 FEET3 STORIESR-3= UNLIMITED PER CBC TABLE 506.2U= 1,000 S.F. PER CBC 406.3.1PER CRC R302.2 EXCEPTION: COMMON WALLS SEPARATING TOWNHOMES - 1 HOUR FIRERESISTANCE-RATED WALL ASSEMBLY PER ASTME 119 OR UL 263OCCUPANCY GROUP:(CRC R302.2)CONSTRUCTION TYPEFIRE SPRINKLERS:ALLOWABLE HEIGHT:ALLOWABLE STORIES:(CBC TABLE 504.3 & SEC. 504.4)ALLOWABLE FLOOR AREAEXTERIOR WALL RATING:ELECTRIC & GAS METERS LOCATED IN COMMON HOA MAINTAINED CLOSETS AT THE END OF EACHBUILDING ARE RUN THROUGH THE BUILDING LATERALLY IN A NON-RATED SOFFIT RACEWAY LOCATEDIN THE GARAGES. ACCESS EASEMENTS EXIST FOR USE AND MAINTENANCE OF THE UTILITY RACEWAY.THROUGH PENETRATIONS OF THE 1-HOUR RATED COMMON WALL SEPARATING UNITS BY ELECTRICALAND PLUMBING LINES SHALL BE PROTECTED IN ACCORDANCE WITH CRC R 302.4.1 & R 302.4.1.2 BYPROVIDING A THROUGH PENETRATION FIRESTOP SYSTEM.UTILITIES / THROUGH PENETRATIONSPRIVATE GARAGE: A BUILDING OR PORTION OF A BUILDING IN WHICH MOTOR VEHICLES USED BY THETENANTS OF THE BUILDING OR BUILDINGS ON THE PREMISES ARE STORED OR KEPT, WITHOUTPROVISIONS FOR REPAIRING OR SERVICING SUCH VEHICLES FOR PROFIT. ACCESSIBILITY: (PER CRC R320.1)AN ACCESSIBLE ROUTE TO AMENITIES AND UNITS IS ONLY REQUIREDFOR “COVERED MULTIFAMILY DWELLINGS” AS DEFINED IN CHAPTER 11A OF THECBC.THE RELEVANT DEFINITION FOR THIS PROJECT IS FOUND IN SECTION 1102ABUILDING ACCESSIBILITY:“NEWLY CONSTRUCTED MULTIFAMILY DWELLINGS AS DEFINED IN THISCHAPTER, INCLUDE, BUT ARE NOT LIMITED TO, THE FOLLOWING:2 CONDOMINIUMS WITH 4 OR MORE DWELLING UNITS INCLUDING TIMESHARECONDOMINIUMS NOT CONSIDERED A PLACE OF PUBLIC ACCOMMODATION ORTRANSIENT LODGING AS DEFINED IN HEALTH AND SAFETY CODESECTION 19955 (A), AND CHAPTER 2 OF THE CALIFORNIA BUILDING CODE.”ALL OF THE DWELLING UNITS IN THIS PROJECT ARE IN BUILDINGS WITH 3 ORFEWER UNITS; THEREFORE THEY DO NOT QUALIFY AS “COVERED MULTIFAMILYDWELLINGS” AND AN ACCESSIBLE ROUTE IS NOT REQUIRED.CHAPTER 11A REFERENCES SITE AND BUILDINGCHARACTERISTICS (SECTION 1106A) AND PARKINGFACILITIES (SECTION 1109A). BOTH SECTIONS NOTE THAT THEY APPLYTO “COVERED MULTIFAMILY BUILDINGS” ONLY. AS NOTED ABOVE, THE BUILDINGSON THIS SITE DO NOT QUALIFY AS COVERED MULTIFAMILY BUILDINGS;THEREFORE THESE SECTIONS DO NOT APPLY TO THIS PROJECT.
A2.0STREET PERSPECTIVE08'16'32'OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608FRONT STREET ELEVATIONFRONT PERSPECTIVE& STREET ELEVATION
± 45'-6"Level 2Level 110'-1"
VARIES
9'-1"T.O.PlateT.O.Roof9'-1"Level 3***126126± 45'-6"Level 2Level 110'-1"
VARIES
9'-1"T.O.PlateT.O.Roof9'-1"Level 3126*********± 45'-6"Level 2Level 110'-1"
VARIES
9'-1"T.O.PlateT.O.Roof9'-1"Level 3± 45'-6"Level 2Level 110'-1"VARIES9'-1"T.O.PlateT.O.Roof9'-1"Level 3126A2.1BUILDING ELEVATIONSA1: 3 PLEX A04'8'16'OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608FRONT PERSPECTIVEFRONT ELEVATIONLEFT ELEVATIONMaterial Legend:1.Stucco2.Fiber Cement Lap Siding3.Not Used4.Not Used5.Stucco Trim6.Fiber Cement Trim7.Vinyl Windows8.Metal Canopy9.Metal Entry Door10.Metal Garage Door11.Composition Shingle12.Metal Railing13.Light Fixture14.Unit Address*Denotes Egress Window1296110211121211881114137121811819171581113877REAR ELEVATIONRIGHT ELEVATION
***126± 45'-6"Level 2Level 110'-1"
VARIES
9'-1"T.O.PlateT.O.Roof9'-1"Level 3126± 45'-6"Level 2Level 110'-1"
VARIES
9'-1"T.O.PlateT.O.Roof9'-1"Level 3*********± 45'-6"Level 2Level 110'-1"
VARIES
9'-1"T.O.PlateT.O.Roof9'-1"Level 3126± 45'-6"Level 2Level 110'-1"
VARIES
9'-1"T.O.PlateT.O.Roof9'-1"Level 3A2.2BUILDING ELEVATIONSA1 ALT.: 3 PLEX B04'8'16'OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608FRONT PERSPECTIVEFRONT ELEVATIONLEFT ELEVATION121211211668910128111171371314REAR ELEVATIONRIGHT ELEVATION122511122181311191751Material Legend:1.Stucco2.Fiber Cement Lap Siding3.Not Used4.Not Used5.Stucco Trim6.Fiber Cement Trim7.Vinyl Windows8.Metal Canopy9.Metal Entry Door10.Metal Garage Door11.Composition Shingle12.Metal Railing13.Light Fixture14.Unit Address*Denotes Egress Window887
***± 45'-6"Level 2Level 110'-1"
VARIES
9'-1"T.O.PlateT.O.Roof9'-1"Level 3126*± 45'-6"Level 2Level 110'-1"
VARIES
9'-1"T.O.PlateT.O.Roof9'-1"Level 3126*********± 45'-6"Level 2Level 110'-1"
VARIES
9'-1"T.O.PlateT.O.Roof9'-1"Level 3± 45'-6"Level 2Level 110'-1"
VARIES
9'-1"T.O.PlateT.O.Roof9'-1"Level 3126A2.3BUILDING ELEVATIONSA2: 3 PLEX C04'8'16'OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608FRONT PERSPECTIVEFRONT ELEVATIONRIGHT ELEVATION2961711011821213966871182121311Material Legend:1.Stucco2.Fiber Cement Lap Siding3.Not Used4.Not Used5.Stucco Trim6.Fiber Cement Trim7.Vinyl Windows8.Metal Canopy9.Metal Entry Door10.Metal Garage Door11.Composition Shingle12.Metal Railing13.Light Fixture14.Unit Address*Denotes Egress WindowREAR ELEVATIONLEFT ELEVATION8918921271312111171814115138
**± 44'-0"Level 2Level 110'-1"
VARIES
9'-1"T.O.PlateT.O.Roof9'-1"Level 3126126*± 44'-0"Level 2Level 110'-1"
VARIES
9'-1"T.O.PlateT.O.Roof9'-1"Level 3126******± 44'-0"Level 2Level 110'-1"
VARIES
9'-1"T.O.PlateT.O.Roof9'-1"Level 3± 44'-0"Level 2Level 110'-1"
VARIES
9'-1"T.O.PlateT.O.Roof9'-1"Level 3126A2.4BUILDING ELEVATIONSA3: 2 PLEX AFRONT ELEVATION04'8'16'OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608LEFT ELEVATIONFRONT PERSPECTIVE682128119138111026128127138714Material Legend:1.Stucco2.Fiber Cement Lap Siding3.Not Used4.Not Used5.Stucco Trim6.Fiber Cement Trim7.Vinyl Windows8.Metal Canopy9.Metal Entry Door10.Metal Garage Door11.Composition Shingle12.Metal Railing13.Light Fixture14.Unit Address*Denotes Egress WindowREAR ELEVATIONRIGHT ELEVATION1281118772881391118
***126± 41'-6"Level 2Level 110'-1"
VARIES
9'-1"T.O.PlateT.O.Roof9'-1"Level 3**126± 41'-6"Level 2Level 110'-1"
VARIES
9'-1"T.O.PlateT.O.Roof9'-1"Level 3***± 41'-6"Level 2Level 110'-1"
VARIES
9'-1"T.O.PlateT.O.Roof9'-1"Level 3**126± 41'-6"Level 2Level 110'-1"
VARIES
9'-1"T.O.PlateT.O.Roof9'-1"Level 3A2.5BUILDING ELEVATIONSB1: 3 PLEX D & B2: 2 PLEX BFRONT ELEVATION04'8'16'FRONT PERSPECTIVEOAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608LEFT ELEVATION16121117811913147RIGHT ELEVATIONREAR ELEVATION178217111399Material Legend:1.Stucco2.Fiber Cement Lap Siding3.Not Used4.Not Used5.Stucco Trim6.Fiber Cement Trim7.Vinyl Windows8.Metal Canopy9.Metal Entry Door10.Metal Garage Door11.Composition Shingle12.Metal Railing13.Light Fixture14.Unit Address*Denotes Egress Window6281113
± 16'-6"T.O.PlateLevel 19'-1"T.O.RoofVARIES
± 16'-6"T.O.PlateLevel 19'-1"T.O.RoofVARIES
126± 16'-6"T.O.PlateLevel 19'-1"T.O.RoofVARIES
± 16'-6"T.O.PlateLevel 19'-1"T.O.RoofVARIES
± 16'-6"T.O.PlateLevel 19'-1"T.O.RoofVARIES
126± 16'-6"T.O.PlateLevel 19'-1"T.O.RoofVARIES
A2.6BUILDING ELEVATIONSC1: 4 PLEX & C2: 1 PLEX GARAGE04'8'16'OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608C1 REAR ELEVATIONTYPICAL SIDE ELEVATIONC1 FRONT ELEVATION110126271351413Material Legend:1.Stucco2.Fiber Cement Lap Siding3.Not Used4.Not Used5.Stucco Trim6.Fiber Cement Trim7.Vinyl Windows8.Metal Canopy9.Metal Entry Door10.Metal Garage Door11.Composition Shingle12.Metal Railing13.Light Fixture14.Unit Address*Denotes Egress Window92611610116213113147C2 REAR ELEVATIONC2 FRONT ELEVATIONC2 TYPICAL SIDE ELEVATIONC2 FRONT PERSPECTIVEC1 FRONT PERSPECTIVE11111026517
77'-2"44'-0"Garage20'-0" x 20'-0"PorchEntryBath 3UPBedroom 4 /Opt. Flex11'-6" x 12'-4"2'-0"Garage20'-0" x 20'-0"PorchEntryBedroom 414'-8" x 11'-0"Bath 3W.I.C.UPGarage20'-0" x 20'-0"PorchEntryBedroom 414'-10" x 11'-2"Bath 3W.I.C.UPDeck20'-2" x 6'-6"PwdrLaund.Kitchen13'-6" x 16'-6"DNUPGreat Room24'-9" x 20'-0"Pant.77'-1 1/2"46'-0"Deck20'-4" x 8'-0"UPDNGreat Room20'-0" x 22'-3"Kitchen18'-7" x 16'-9"PwdrPant.Deck20'-4" x 8'-0"UPDNGreat Room20'-2" x 22'-3"Kitchen18'-9" x 16'-9"PwdrPant.
2'-0"MasterBedroom 113'-11" x 16'-11"Bedroom 310'-6" x 11'-10"Bedroom 213'-11" x 10'-1"Mstr .BathDNBath 2LinenW.I.C.19'-4" L.F.W.I.C.11'-8" L.F.77'-2"46'-0"2'-0"MasterBedroom 113'-7" x 13'-10"Mstr .BathLaund.Bedroom 310'-4" x 11'-10"Bedroom 210'-2" x 10'-10"Bathroom 2LinenDNW.I.C.25'-6" L.F.W.I.C.MasterBedroom 113'-7" x 13'-10"Mstr .BathLaund.Bedroom 310'-4" x 11'-10"Bedroom 210'-4" x 10'-10"Bathroom 2LinenW.I.C.25'-6" L.F.W.I.C.DNRIDGERIDGE VAL
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VALLEYRIDGE4:126:126:12
6:126:126:126:126:126:12 6:126:126:126:126:12A3.0BUILDING PLANSA1: 3 PLEX A04'8'16'OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608KEY MAPP3P4AROOFP4BP3P4ALEVEL 2P4BP3P4ALEVEL 3P4BP3P4ALEVEL 1P4BZoned Area for AllRoof PenetrationsAsphalt Shingle Roof
77'-2"44'-0"Garage20'-0" x 20'-0"PorchEntryBath 3UPBedroom 4 /Opt. Flex11'-6" x 12'-4"2'-0"Garage20'-0" x 20'-0"PorchEntryBedroom 414'-8" x 11'-0"Bath 3W.I.C.UPGarage20'-0" x 20'-0"PorchEntryBedroom 414'-10" x 11'-2"Bath 3W.I.C.UPDeck20'-2" x 6'-6"PwdrLaund.Kitchen13'-6" x 16'-6"DNUPGreat Room24'-9" x 20'-0"Pant.77'-1 1/2"46'-0"Deck20'-4" x 8'-0"UPDNGreat Room20'-0" x 22'-3"Kitchen18'-7" x 16'-9"PwdrPant.Deck20'-4" x 8'-0"UPDNGreat Room20'-2" x 22'-3"Kitchen18'-9" x 16'-9"PwdrPant.
2'-0"MasterBedroom 113'-11" x 16'-11"Bedroom 310'-6" x 11'-10"Bedroom 213'-11" x 10'-1"Mstr .BathDNBath 2LinenW.I.C.19'-4" L.F.W.I.C.11'-8" L.F.77'-2"46'-0"2'-0"MasterBedroom 113'-7" x 13'-10"Mstr .BathLaund.Bedroom 310'-4" x 11'-10"Bedroom 210'-2" x 10'-10"Bathroom 2LinenDNW.I.C.25'-6" L.F.W.I.C.MasterBedroom 113'-7" x 13'-10"Mstr .BathLaund.Bedroom 310'-4" x 11'-10"Bedroom 210'-4" x 10'-10"Bathroom 2LinenW.I.C.25'-6" L.F.W.I.C.DN6:126:126:126:124:126:126:126:126:126:126:126:126:126:12RIDGERIDGERIDGERIDGERIDGERIDGERIDGEVAL
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VALLEYA3.1BUILDING PLANSA1 Alt: 3 PLEX B04'8'16'OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608KEY MAPP4 Alt.P4AROOFP4BP4 Alt.P4ALEVEL 2P4BP4 Alt.P4ALEVEL 3P4BP4 Alt.P4ALEVEL 1P4BZoned Area for AllRoof PenetrationsAsphalt Shingle Roof
77'-2"44'-0"Garage20'-0" x 20'-0"PorchEntryBedroom 414'-8" x 11'-0"Bath 3W.I.C.UPGarage20'-0" x 20'-0"PorchEntryUPUPPwdr.Flex15'-2" x 13'-7"Garage20'-0" x 20'-0"PorchEntryBedroom 414'-10" x 11'-2"Bath 3W.I.C.UP46'-0"79'-1 1/2"46'-0"Deck20'-4" x 8'-0"UPDNGreat Room20'-0" x 22'-3"Kitchen18'-7" x 16'-9"PwdrPant.Deck11'-5" x 9'-4"PwdrLaund.Pant.UPDNKitchen11'-10" x 17'-0"Great Room14'-10" x 20'-10"Deck20'-4" x 8'-0"UPDNGreat Room20'-2" x 22'-3"Kitchen18'-9" x 16'-9"PwdrPant.
2'-0"79'-2"46'-0"MasterBedroom 113'-7" x 13'-10"Mstr .BathLaund.Bedroom 310'-4" x 11'-10"Bedroom 210'-2" x 10'-10"Bathroom 2LinenDNW.I.C.25'-6" L.F.W.I.C.DNLinenMaster BathMasterBedroom 111'-0" x 15'-7"Bedroom 311'-0" x 10'-10"Bedroom 210'-0" x 10'-10"W.I.C.22'-9" L.F.MasterBedroom 113'-7" x 13'-10"Mstr .BathLaund.Bedroom 310'-4" x 11'-10"Bedroom 210'-4" x 10'-10"Bathroom 2LinenW.I.C.25'-6" L.F.W.I.C.DN2'-0"6:126:126:126:126:126:126:126:124:126:126:126:126:126:12RIDGERIDGERIDGEVALLE
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VALLEYVA
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RIDGERIDGERIDGERIDGEA3.2BUILDING PLANSA2: 3 PLEX C04'8'16'OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608KEY MAPP2P4AROOFP4BP2P4ALEVEL 2P4BP2P4ALEVEL 3P4BP2P4ALEVEL 1P4BZoned Area for AllRoof PenetrationsAsphalt Shingle Roof
51'-4"43'-0"Garage20'-0" x 20'-0"PorchEntryBath 3UPBedroom 4 /Opt. Flex11'-6" x 12'-4"Flex15'-2" x 13'-7"Garage20'-0" x 20'-0"PorchEntryUPUPPwdr.2'-0"51'-4 1/2"43'-0"Deck20'-2" x 6'-6"PwdrLaund.Kitchen13'-6" x 16'-6"DNUPGreat Room24'-9" x 20'-0"Pant.Kitchen11'-10" x 17'-0"Great Room14'-10" x 20'-10"Deck11'-5" x 8'-4"PwdrLaund.Pant.UPDN2'-0"51'-4"43'-0"MasterBedroom 113'-11" x 16'-11"Bedroom 310'-6" x 11'-10"Bedroom 213'-11" x 10'-1"Mstr .BathDNBath 2LinenW.I.C.19'-4" L.F.W.I.C.11'-8" L.F.MasterBedroom 111'-0" x 15'-7"Bedroom 311'-0" x 10'-10"Bedroom 210'-0" x 10'-10"DNLinenW.I.C.22'-9" L.F.Master Bath2'-0"6:126:126:126:126:126:126:126:12RIDGERIDGERIDGERIDGERIDGE
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VALLEY6:126:12A3.3BUILDING PLANSA3: 2 PLEX A04'8'16'OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608KEY MAPP3P2ROOFP3P2LEVEL 2P3P2LEVEL 3P3P2LEVEL 1Zoned Area for AllRoof PenetrationsAsphalt Shingle Roof
51'-8"30'-0"Bedroom11'-0" x 13'-0"Bathroom8'-0" x 5'-1"Living12'-6" x 10'-1"UPPorchEntryW.I.C.Bedroom10'-10" x 12'-10"Bathroom8'-0" x 5'-1"Living12'-4" x 9'-11"UPPorchEntryW.I.C.Bedroom10'-10" x 12'-10"Bathroom8'-0" x 5'-1"Living12'-4" x 9'-11"UPPorchEntryW.I.C.1'-6"51'-8"31'-6"Great Room12'-6" x 19'-5"Kitchen12'-11" x 11'-6"UPDNPwdrGreat Room12'-4" x 21'-1"Kitchen12'-9" x 11'-6"UPDNPwdrGreat Room12'-4" x 21'-1"Kitchen12'-9" x 11'-6"UPDNPwdr2'-0"51'-8"31'-6"Bedroom11'-1" x 9'-10"Bedroom12'-0" x 10'-0"Bathroom8'-9" x 5'-0"Bathroom8'-9" x 5'-0"DNW.I.C.W.I.C.Bedroom10'-11" x 9'-8"Bedroom11'-10" x 11'-10"Bathroom8'-7" x 5'-0"Bathroom8'-7" x 5'-0"DNW.I.C.W.I.C.Bedroom10'-11" x 9'-8"Bedroom11'-10" x 11'-10"Bathroom8'-7" x 5'-0"Bathroom8'-7" x 5'-0"DNW.I.C.W.I.C.2'-0"6:126:126:126:126:126:126:126:126:126:124:12RIDGERIDGERIDGE
VALLEYRIDGEVALLEYRIDGE
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A3.4BUILDING PLANSB1: 3 PLEX D04'8'16'OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608KEY MAPP1BP1ALEVEL 1P1BP1BP1ALEVEL 2P1BP1BP1ALEVEL 3P1BB1: 3 PLEX DP1BP1AROOFP1BZoned Area for AllRoof PenetrationsAsphalt Shingle Roof
34'-4"30'-0"Bedroom10'-10" x 12'-10"Bathroom8'-0" x 5'-1"Living12'-4" x 9'-11"UPPorchEntryW.I.C.Bedroom10'-10" x 12'-10"Bathroom8'-0" x 5'-1"Living12'-4" x 9'-11"UPPorchEntryW.I.C.1'-6"34'-4"31'-6"Great Room12'-4" x 21'-1"Kitchen12'-9" x 11'-6"UPDNPwdrGreat Room12'-4" x 21'-1"Kitchen12'-9" x 11'-6"UPDNPwdr2'-0"34'-4"31'-6"Bedroom10'-11" x 9'-8"Bedroom11'-10" x 11'-10"Bathroom8'-7" x 5'-0"Bathroom8'-7" x 5'-0"DNW.I.C.W.I.C.Bedroom10'-11" x 9'-8"Bedroom11'-10" x 11'-10"Bathroom8'-7" x 5'-0"Bathroom8'-7" x 5'-0"DNW.I.C.W.I.C.2'-0"
6:126:126:126:126:126:124:12RIDGEVAL
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VALLEYRIDGERIDGEA3.5BUILDING PLANSB2: 2 PLEX B; 04'8'16'OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608KEY MAPP1BP1BLEVEL 1P1BP1BLEVEL 2P1BP1BLEVEL 3B2: 2 PLEX BP1BP1BROOFZoned Area for AllRoof PenetrationsAsphalt Shingle Roof
20'-0"83'-4"20'-7"20'-7"24'-6"
3'-0"1'-6"10'-7 1/2"20'-11"10'-7 1/2"20'-7"Garage20'-0" x 20'-0"Garage20'-0" x 20'-0"Garage20'-0" x 20'-0"Garage20'-0" x 20'-0"20'-7"23'-0"Garage20'-0" x 20'-0"6:126:12RIDGE6:126:126:126:126:126:126:126:12RIDGERIDGERIDGERIDGERIDGEA3.6BUILDING PLANS04'8'16'OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608KEY MAPC1: 4 PLEX GARAGE LEVEL 1C2: 1 PLEX GARAGE LEVEL 1C1: 4 PLEX GARAGE;C2: 1 PLEX GARAGEC1: 4 PLEX GARAGE ROOF PLANC2: 1 PLEX GARAGE ROOF PLANAsphalt Shingle RoofAsphalt Shingle Roof
17'-0"31'-6"17'-0"31'-6"17'-0"30'-0"Bedroom11'-1" x 9'-10"Bedroom12'-0" x 10'-0"Bathroom8'-9" x 5'-0"Bathroom8'-9" x 5'-0"DNW.I.C.W.I.C.Bedroom11'-0" x 13'-0"Bathroom8'-0" x 5'-1"Living12'-6" x 10'-1"UPPorchEntryW.I.C.Great Room12'-6" x 19'-5"Kitchen12'-11" x 11'-6"Kitchen Opt.W/O Pwdr. Room16'-5" x 11'-6"UPDNPwdr1'-6"2'-0"
2'-0"
2'-0"A5.0UNIT PLANS02'4'8'OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608LEVEL 1LEVEL 2LEVEL 3PLAN 1A:3 Bedrooms / 3.5 Baths / Opt 3 Baths1,544 G.S.F.KEY MAP
17'-0"31'-6"17'-0"31'-6"17'-0"30'-0"DNW.I.C.W.I.C.Bedroom10'-11" x 9'-8"Bedroom11'-10" x 11'-10"Bathroom8'-7" x 5'-0"Bathroom8'-7" x 5'-0"Bedroom10'-10" x 12'-10"Bathroom8'-0" x 5'-1"Living12'-4" x 9'-11"UPPorchEntryW.I.C.UPDNPwdrGreat Room12'-4" x 21'-1"Kitchen12'-9" x 11'-6"Kitchen Opt.W/O Pwdr. Room16'-5" x 11'-6"CANOPY AT B1: 3 PLEX DEND UNIT ONLY1'-6"2'-0"
2'-0"
2'-0"A5.1UNIT PLANS02'4'8'OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608LEVEL 1LEVEL 2LEVEL 3PLAN 1B:3 Bedrooms / 3.5 Baths / Opt. 3 Bath1,544 G.S.F.KEY MAP
25'-6"34'-10 1/2"DNLinenMaster BathMasterBedroom 111'-0" x 15'-7"Bedroom 311'-0" x 10'-10"Bedroom 210'-0" x 10'-10"W.I.C.22'-9" L.F.PorchEntryUPUPPwdr.Flex15'-2" x 13'-7"Garage20'-0" x 20'-0"PwdrLaund.Pant.UPDNDeck11'-5" x 9'-4"Kitchen11'-10" x 17'-0"Great Room14'-10" x 20'-10"25'-6"34'-10 1/2"25'-6"34'-10 1/2"2'-0"2'-0"2'-0"2'-0"
2'-0"2'-0"A5.2UNIT PLANS02'4'8'OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608LEVEL 1KEY MAPLEVEL 2LEVEL 3PLAN 23 Bedrooms / 2 Baths / 2 Pwdr.2,173 G.S.F.
25'-6"44'-0"25'-6"44'-0"25'-6"44'-0"MasterBedroom 113'-11" x 16'-11"Bedroom 310'-6" x 11'-10"Bedroom 213'-11" x 10'-1"Mstr .BathDNBath 2LinenW.I.C.19'-4" L.F.W.I.C.11'-8" L.F.Garage20'-0" x 20'-0"PorchEntryBath 3UPBedroom 4 /Opt. Flex11'-6" x 12'-4"Bath 3Opt. Flex19'-1" x 12'-2"Deck20'-2" x 6'-6"PwdrLaund.Kitchen13'-6" x 16'-6"DNUPGreat Room24'-9" x 20'-0"Pant.CANOPY AT A1 ALT.3 PLEX 2 ONLYA5.3UNIT PLANS02'4'8'OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608LEVEL 1LEVEL 2LEVEL 3PLAN 3:4 Bedrooms / 3.5 Baths2,441 G.S.F.KEY MAPOPTIONAL FLEX ROOM
25'-6"46'-0"25'-6"46'-0"25'-6"44'-0"
2'-0"
2'-0"Mstr .BathLaund.Bathroom 2LinenDNW.I.C.MasterBedroom 113'-7" x 13'-10"Bedroom 310'-4" x 11'-10"Bedroom 210'-4" x 10'-10"W.I.C.25'-6" L.F.Garage20'-0" x 20'-0"PorchEntryBath 3W.I.C.UPBedroom 414'-10" x 11'-2"UPDNPwdrPant.Deck20'-4" x 8'-0"Great Room20'-2" x 22'-3"Kitchen18'-9" x 16'-9"2'-0"2'-0"A5.4UNIT PLANS02'4'8'OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608LEVEL 1LEVEL 2LEVEL 3PLAN 4A:4 Bedrooms / 3.5 Baths2,616 G.S.F.KEY MAP
25'-6"46'-0"25'-6"46'-0"25'-6"44'-0"
2'-0"
2'-0"MasterBedroom 113'-7" x 13'-10"Mstr .BathLaund.Bedroom 310'-4" x 11'-10"Bedroom 210'-2" x 10'-10"Bathroom 2LinenDNW.I.C.25'-6" L.F.W.I.C.Garage20'-0" x 20'-0"PorchEntryBedroom 414'-8" x 11'-0"Bath 3W.I.C.UPDeck20'-4" x 8'-0"UPDNGreat Room20'-0" x 22'-3"Kitchen18'-7" x 16'-9"PwdrPant.
2'-0"2'-0"A5.5UNIT PLANS02'4'8'OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608LEVEL 1LEVEL 2LEVEL 3PLAN 4B:4 Bedrooms / 3.5 Baths2,616 G.S.F.KEY MAP
A6.0ARCHITECTURAL DETAILSOAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608Lighting FixtureStuccoUnit AddressEntry DoorPlan 3 Front Entrance atA1 Alt.: 3 Plex BPlan 4B Front EntranceTOW1224WTBKWFMetal RailingLighting FixtureStuccoMetal CanopyUnit AddressEntry Door4" Painted FiberCement TrimGarage DoorFiber Cement LapSidingMetal RailingExterior Lighting FixtureFiber Cement LapSiding4" Painted FiberCement TrimComposition ShingleComposition ShingleMetal Canopy
A7.0MATERIALS AND COLORSOAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608ASPHALTSHINGLECOLORS &MATERIALSBODY 1/TRIM 1/FASCIA 1/BODY 2/TRIM 2/FASCIA 2/BODY 3/TRIM 3/FASCIA 3/BODY 4/TRIM 4/FASCIA 4/ACCENT 1/TRIM 6/FASCIA 6/ENTRY DOOR 1ACCENT 2/TRIM 7/FASCIA 7/ENTRY DOOR 2ACCENT 3/TRIM 8/FASCIA 8/ENTRY DOOR 3METAL RAILING/METAL CANOPYGARAGEDOOR 1ASPHALTSHINGLEBODY 1/TRIM 1/FASCIA 1/BODY 2/TRIM 2/FASCIA 2/BODY 3/TRIM 3/FASCIA 3/BODY 4/TRIM 4/FASCIA 4/ACCENT 1/TRIM 6/FASCIA 6/ENTRY DOOR 1ACCENT 2/TRIM 7/FASCIA 7/ENTRY DOOR 2METAL RAILING/METAL CANOPYGARAGEDOOR 2COLOR SCHEME ACOLOR SCHEME BBODY 5/TRIM 5/FASCIA 5/GARAGEDOOR 2BODY 5/TRIM 5/FASCIA 5/GARAGEDOOR 1
2 ZE9 DvWood Perimeter FenceBenchExisting Wood Fenceto remain(Ex) Trees: RemoveExistingWallSignageWESTBOROUGH BLVDOAKMONT DRIVETableBBQBocce Ball CourtExistingWall17 Cs5 QA8 PE10 PE15 GE6 QA5 QA3 QA13 La12 Ph17Fire Pit & Chairs12 AR3 AR3 AR2 AR3 AR12 PmBenchTrellisOrchard TreesBioretention4 GE3 GE7 ML1 GE1 GE(Ex) Trees: Remove(Ex) Trees: Remove4 ML6 ZE1 MLLow Wood SplitRail FenceWood Perimeter Fence, Typ.Retain (E) TreesWhere Feasible, Typ,Retain (E) TreeWood and Wire MeshFence, this sideWood PerimeterFenceSLSLSLSLSLSLSLSLBLBLBLBLBLBLBLBL5 GE2Orchard TreesWood Perimeter Fence1 MLNatural or Syntheticto be determinedLawn LEGENDSYMBOLBOTANICAL NAMECOMMON NAMESIZETreesARArbutus marinaStrawberry Tree15 Gal.GEGeijera parvifoliiumAustralian Willow15 Gal.MLMelaleuca linariifoliaFlaxleaf Paperbark15 Gal.MEMetrosiderus excelsusNew ZealandChristmas Tree15 Gal.PEPinus eldericaAfghan Pine15 Gal.QAQuercus agrifoliaCoast Live Oak15 Gal., multiULUlmus parvifoliaChinese Elm15 Gal.ZEZelkova serrataSawleaf Zelkova15 Gal.Orchard TreesAPAppleApple TreeLECitrusMeyer LemonLICitrusLimeORCitrusOrangeShrubs/PerennialsAaAgave attenuataFoxtail Agave1 Gal.CiCallistemon citrinusBottlebrush1 Gal.CpColeonema pulchrum 'Compacta'Breath of Heaven1 Gal.CsCeanothus 'Snow Flurry'Coast Lilac1 Gal.CvCoreopsis verticillata 'Golden Gem'NCN1 Gal.DvDodonaea viscosa 'Purpurea'Hopseed Bush5 Gal.EcEchium fastuosmPride of Madeira5 Gal.EfEscallonia x exoniensis 'Fradesii'Pink Escallonia1 Gal.FrFrancoa ramosaMaidenwreath1 Gal.FsFeijoa sellowianaPineapple Sage5 Gal.LaLavandula angustifoliaEnglish Lavender1 Gal.LeLeucadendron spp.5 Gal.PfPhlomis fruticosaJerusalem Sage1 Gal.PbPhormium 'Bronze Baby'New Zealand Flax1 Gal.PhPhormium 'Apricot Queen'New Zealand Flax1 Gal.PgPhormium 'Guardsman'New Zealand Flax1 Gal.PmPolystichum munitumSword Fern1 Gal.RoRosemarinus spp.Rosemary1 Gal.SaSalvia spp.Sage1 Gal.WfWoodwardia fimbriataChain Fern5 Gal.Groundcovers/GrassesArctostaphylos spp.Manzanita1 Gal. @ 4' O.C.Ceanothus griseus horizontalisCarmel Creeper1 Gal. @ 6' O.C.Helictotrichon sempervirensBlue Oat Grass1 Gal. @ 2' O.C.Muhlenbergia rigensDeer Grass1 Gal. @ 3' O.C.VinesFpFicus pumilaCreeping Fig1 Gal.Hydroseed Mix 1:Festuca rubra 'Molata' 15#/acFestuca ovina var Ingrata 10#/acFestuca idahoensis 5#/acEschscholzia calififornica 2#/acLupinus nanus 4#/acFencesWood FenceWood and Wire Mesh FenceStabilized Decomposed Granite Path with header on both sides.Hydroseed Mix 2:Festuca rubra 'Molata' 15#/acFestuca ovina var Ingrata 10#/acFestuca idahoensis 5#/acIrrigation Notes:All planting to be irrigated with an automatic irrigation system. Irrigationsystem shall be a mix of drip irrigation for all the tree, shrub, andgroundcover plantings, and shall be overhead irrigation for hydroseed areas.Irrigation system shall include a flow sensor and master valve assembly, andbe controlled via an automatic controller. A weather sensor shall beconnected to the controller. Plantings of similar exposure and water demandshall be grouped together to allow for like plant types to be irrigated on thesame valves.Existing Tree to be RemovedLightingStreet Light: Model Viper S series by Beacon. Mount on 15' high pole.Bollard Light: Model SQ-BOL-DN-20LED-9-CA-30" by Evergreen Lighting.SLBLSynthetic TurfM:\PRODUCTION\Projects\2018\18.011\CAD\18011_01_ConceptPlanting.dwg 6/22/2018
OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 201860'30'15'0'1"=30'PROJECTNORTHNProposed Wood Perimeter Fence6'-0" HighProposed Wood and Wire Mesh Fence6'-0" HighBFS Project #: 18.011Proposed Low Wood Split Rail Fence3'-0" HighL-1.0CONCEPTUAL LANDSCAPE PLANStreet LightBollard
Wood Perimeter FenceBenchExisting Wood Fenceto remainExistingWallSignageTableBBQBocce Ball CourtExistingWallFire Pit & ChairsBenchTrellisBioretentionLow Wood SplitRail FenceWood Perimeter Fence, Typ.Retain (E) TreesWhere Feasible, Typ,Retain (E) TreeWood and Wire MeshFence, this sideWood PerimeterFenceOrchard TreesWood Perimeter FenceNatural or Syntheticto be determinedLawn M:\PRODUCTION\Projects\2018\18.011\CAD\18011_01_ConceptPlanting.dwg 6/22/2018
OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 201860'30'15'0'1"=30'PROJECTNORTHNBFS Project #: 18.011L-1.1RENDERED LANDSCAPE PLAN
City of South San Francisco
Legislation Text
P.O. Box 711 (City Hall, 400
Grand Avenue)
South San Francisco, CA
File #:19-13 Agenda Date:2/27/2019
Version:1 Item #:9.
Report recommending approval of a Zoning Map Amendment,Planned Development,Tentative Parcel Map,
Affordable Housing Agreement and Design Review to construct 22 single-family attached townhouse units at
the corner of Westborough Blvd and Oakmont Drive.(Billy Gross, Senior Planner)
RECOMMENDATION
Staff recommends that the City Council conduct a public hearing,follow the recommendation of the
Planning Commission, and take the following actions:
1.Adopt a resolution making findings and adopting Initial Study/Mitigated Negative Declaration
(ND18-0001);
2.Introduce an Ordinance amending the Zoning Map (RZ18-0005)to rezone one vacant parcel as a
Planned Development; and,
3.Adopt a resolution making findings and approving a Planned Development (PUD15-0001),
Tentative Parcel Map (PM15-0001),Affordable Housing Agreement (AHA18-0004)and Design
Review (DR15-0041), subject to the draft Conditions of Approval.
BACKGROUND/DISCUSSION
Site Overview
The vacant site located at the southwesterly corner of Westborough Blvd and Oakmont Drive originally
consisted of a 10 acre site.In 1998,the property owner submitted an application proposing residential units on
the southerly portion of the site,away from the main traces of the San Andreas Fault,and a mini-storage project
on the northerly portion.In 2000,the City Council ultimately approved the residential development on the
southerly 5.1 acres of the site,which consists of 33 single family units approved as a Planned Development;
this development was originally known as Oakmont Vistas and is now called Oakmont Estates (construction
was completed in the early 2000s).The City Council denied the entitlements request for the mini-storage
facility.The 2000 approvals for the Oakmont Vistas project included a Development Agreement;one of the
terms of this agreement related to the development of the northerly portion of the property,with the intent that
it also be developed with low-density residential uses.The term of the Development Agreement was for ten
years.The previous applicant submitted an application for an 18-unit residential development in 2006,but due
to various delays and inactivity,the City ultimately deemed that application incomplete in 2013 (after the
Development Agreement had expired).
The previous applicant submitted the current entitlements application (P15-0048)in July 2015.In 2017,the
current applicant,Warmington Residential,joined the project team and made modifications to the project,
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current applicant,Warmington Residential,joined the project team and made modifications to the project,
resulting in the project that is before the Planning Commission for consideration.
Project Description
The northerly portion of the original 10-acre parcel is the proposed development site,approximately 4.91-acres
in area.The site continues to be undeveloped land.A known constraint on the project site is the presence of the
San Andreas fault traces;because of the presence of the fault traces,habitable structures are not permitted
within a 50-foot setback zone from the main San Andreas fault trace and a 25-foot setback zone from the
ancillary fault traces,though roadways,open spaces and detached garages are permitted within these setbacks.
According to the “Residential Developable Areas”site plan (Attachment 1),3.39 acres (69%)of the site are
comprised of existing earthquake fault and setback zones,and an additional 0.49 acres (10%)are considered
too steeply sloped to be developed.Based on this,the remaining developable area for residential uses is 1.03
acres (21%).
Warmington Residential is proposing to subdivide the parcel to develop 22 single-family attached townhomes.
Of the 22 townhomes,eight would be located near the intersection of Westborough Blvd and Oakmont Drive,
accessed from a new road off of Oakmont Drive,directly across from Bantry Lane.The remaining fourteen
townhomes would be located along the interior of the site,accessed from Shannon Park,which would be
extended as a private road from its current terminus within the Oakmont Estates development.
While the fault traces present a development constraint,the applicant has utilized the required setback areas to
provide open space amenities,including both active and passive areas,planted storm basins,and all interior
connections for the site,including the extension of Shannon Park Court,sidewalks,and guest parking areas.
Approximately 70% of the total site area would serve as common areas.
The residential component includes seven three-bedroom units,ranging from 1,544 square feet (sq.ft.)to 2,173
sq.ft.,and fifteen four-bedroom units,ranging from 2,441 sq.ft.to 2,616 sq.ft.All of the units include a two-
car garage (detached for five of the units,attached for the remaining seventeen units),with fourteen guest
parking spaces.The proposed site plan,architectural details,and landscaping plan are all detailed in the project
plan set (Entitlements Resolution, Exhibit B).
Building Architecture
The Oakmont Meadow project’s architectural design reflects a contemporary design,with a stucco and lap
siding material palette that is common throughout the area.The design includes muted colors that are intended
to allow the buildings to blend into the surrounding hills and trees.Rooflines are a mixture of gable and shed
roofs.Architectural elevations are included on Sheets A2.0-2.6 in the project plan set (Entitlements Resolution,
Exhibit B).
Landscaping and Open Space
The project provides private open space to each residential unit,with a fenced in area adjacent to each unit.In
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The project provides private open space to each residential unit,with a fenced in area adjacent to each unit.In
the center of the lot,a variety of common areas are provided,available to all development residents.The
majority of the central open space area will consist of a wild-grass area,which will be ringed by a sidewalk
along the southern boundary,with a decomposed granite path meandering through the eastern and northern
portions of the open space area.The central portion of the open space area will contain more formal areas,
including a trellis-covered seating and barbecue area,a bocce ball court,and area with a fire pit and chairs,and
a large lawn area.The formal open space areas will be surrounded by Orchard Trees,while the remainder of the
open space area throughout the site will include a mixture of trees,shrubs/perennials and groundcovers.
Additional trees are also planned to fill-in existing gaps along Westborough Blvd,to help screen the
development from the road.The landscape plans are included on Sheets L-1.0 and L-1.1 in the project plan set
(Entitlements Resolution, Exhibit B).
Circulation
Two separate vehicular access points are proposed for the development.The first access point would be a new
road off of Oakmont Drive,directly across from Bantry Lane.This access point would serve only the eight
residential units located near the intersection of Westborough Blvd and Oakmont Dr.The remaining fourteen
townhomes located within the interior of the site would access the development on Shannon Drive and Shannon
Park Court,which currently terminates at the boundary with the subject property.This road would be extended
as a private road from its current terminus to a cul-de-sac serving the fourteen units.
The site plan also shows an Emergency Vehicle Access (EVA)road between the cul-de-sac and the access road
for the eight residential units.This EVA will be only be used by vehicles in emergency situations;it would be
permanently accessible for pedestrians and bicyclists.
Pedestrian access is provided throughout the project,with sidewalks on both sides of each road (subject to
Condition of Approval A-13),pedestrian access on the EVA road,and a pedestrian path through the common
open space area.
Entitlements Request
The project is seeking the following entitlements:
·Zoning Map Amendment to rezone from Low Density Residential (RL-8)to Planned Development
District (PD-1)
·Planned Development for:
o Reduction of minimum lot sizes
o Increase of maximum lot coverage from 50% to 65%
o Increase the maximum building heights from 28 feet to 38.5 feet
o Reduction of required setback areas along Westborough Blvd, Oakmont Dr, and interior streets
o Increase in allowed number of stories from two- to three-story structures
o Parking reduction from three spaces to two spaces for ten of the residential units
o Increase the maximum floor area ratio to 1.8 for individual lots
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·Design Review
·A Tentative Parcel Map to subdivide the single parcel into 26 building parcels and five common area
parcels
·Affordable Housing Agreement
·Approval of Initial Study/Mitigated Negative Declaration (IS/MND)
GENERAL PLAN AND ZONING CONSISTENCY ANALYSIS
The General Plan Land Use Designation for the site is Low Density Residential.This designation allows for
single-family residential development with densities up to 8 units per net acre.Typical lots would be 6,000
square feet,but smaller lots (4,500 sq.ft.or less)may be permitted in neighborhoods meeting specified
community design standards.This classification is mainly intended for detached single-family dwellings,but
attached single-family units may be permitted,provided each unit has ground-floor living area and private
outdoor open space.
The Westborough sub-area includes an implementing policy related to the project site:
·3.11-I-1:Require development of the vacant Oakmont-Westborough,and require new development of
the vacant property to be Low Density Residential -either single-family detached or cluster
development -and designated to be compatible with adjacent single-family dwellings.Do not permit
direct vehicular access from the site to Westborough Boulevard.
The Zoning Ordinance District for the project site is Low Density Residential (RL-8),which is intended to
provide areas for detached and semi-attached single-unit housing outside the downtown at densities of one to
eight units per net acre that conform to specified standards to ensure land use compatibility.
Planned Development
South San Francisco Municipal Code (SSFMC)Chapter 20.140 “Planned Development District”allows the
City Council to establish a Planned Development District;the purpose of such a district is to provide for one or
more properties to be developed under a plan that provides for better coordinated development and incorporates
crafted development standards.One of the key aspects of a Planned Development District is the ability to have
more flexible regulations,including setbacks,height limitations,lot sizes,types of structures,parking and the
amount and location of open space.The Planned Development District must also show substantial compliance
with the land use and density policies of the General Plan.
As indicated in Attachment 1,“Residential Developable Areas,”due to site constraints,including the fault
traces on the interior of the site and the steeper slopes along the western portion of the site,only 21%of the
property is acceptable for residential development.Based on this,the applicant is requesting a Planned
Development with requests for the following exceptions to the RL-8 Zoning Standards:
Permitted Uses
·Allow Single-Unit Attached as a permitted use (it is not listed as an allowed use in the RL-8 district)
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The General Plan stipulates that attached single-family units may be permitted,provided each unit has ground-
floor living area and private outdoor open space.As currently proposed,each unit would include both ground-
floor living area and a minimum of 150 square feet of private outdoor open space.
Lot Development Standards
·Allow a Minimum Lot Size less than 5,000 sq.ft.(proposed lot sizes range from 1,271 sq.ft.to 3,573
sq. ft.)
·Allow a Minimum Lot Width less than 50 feet (proposed lot widths range from 17.3 feet to
approximately 30 feet)
·Allow a Minimum Lot Depth less than 80 feet (proposed lot depths range from 61.5 feet to greater than
80 feet)
·Allow exceptions to Minimum Yards
o Front Yards less than 15 feet (proposed front yards range from 6 feet to 19 feet)
o Side Yards less than 5 feet (proposed as no setback where units are attached,4 feet between
detached buildings)
o Street Side Yards less than 10 feet (only two units subject to this setback -proposed as 7.3 feet
for one residence, 15.2 feet for second residence)
o Rear Yards less than 20 feet (proposed minimum rear yards range from 6 feet to 15 feet)
·Allow a Maximum Lot Coverage greater than 50% (proposed maximum lot coverage of 65%)
·Allow a Maximum Floor Area Ratio greater than 0.50 (proposed average maximum FAR of 1.09)
The residential developable areas for the property are constrained to two small portions of the site,within the
northeast corner and a narrow band in the western portion of the site.Based on this,minimum lot dimensions
and coverage allowances need to be revised to allow for residential development.
Staff is recommending that the Minimum Street Side Yard setback continue to be required to be 10 feet,rather
than seven feet as proposed.This setback would be applicable to only two proposed residences with street
frontage on Oakmont Drive;keeping the 10-foot setback requirement would be more in keeping with existing
residences on that street.Staff has included Condition of Approval A-13 requiring this change prior to issuance
of building permits.
Height Allowance
·Allow a Maximum Height greater than 35 feet,which is allowed in RL-8 with a Minor Use Permit
(proposed maximum height is 38.5 feet)
·Allow a Maximum Number of Stories greater than 2 stories (all units are proposed to be 3 stories)
The maximum height proposed is 3.5 feet above the maximum height allowed in the adjacent low-and medium
-density zoning districts,and the proposed maximum number of stories is the same allowed in medium-density
zoning districts to the north,and therefore these proposed standards are generally in keeping with the
surrounding areas and would serve as an appropriate transition between the low-density developments to the
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surrounding areas and would serve as an appropriate transition between the low-density developments to the
south and the medium-density developments to the north.
Parking Requirements
According to South San Francisco Municipal Code Table 20.330.004 “Required On-Site Parking Spaces”,
single-unit attached uses are subject to the following parking requirements:
·Less than 2,500 square feet and less than 5 bedrooms - 2 parking spaces per unit
·2,500 to 2,999 square feet or 5 bedrooms - 3 parking spaces per unit
All of the proposed townhomes will have either three-or four-bedrooms,and would therefore fall within the
first standard (less than five bedrooms);however,ten of the units will have more than 2,500 square feet,which
has a requirement of three parking spaces per unit.The applicant is proposing that all of the units within the
Planned Development be required to provide a minimum of two parking spaces per unit.Parking requirements
are more closely associated with bedroom counts rather than square footage,and therefore the proposed parking
requirement would be in keeping with the standard for units with less than five bedrooms.
Each of the townhome units will have a two-car garage;seventeen of the units will have an attached garage,
and five units will have detached garages.The development will also provide a total of fourteen guest parking
spaces,with six adjacent to the residential area within the northeast corner of the site and eight guest spaces
adjacent to the common open space.
AFFORDABLE HOUSING AGREEMENT
The proposed development is obligated to provide 15%of the proposed dwellings as affordable to low and
moderate income households (SSFMC 20.380 “Inclusionary Housing Regulations”).The applicant is proposing
to construct 22 dwellings,and therefore the applicant is required to restrict a minimum of three units to fulfill
the affordable housing obligation.A Draft Affordable Housing Agreement between the applicant and the City
has been prepared and is attached for review (Entitlements Resolution,Exhibit D).The Affordable Housing
Agreement has been drafted to comply with the requirements contained in SSFMC 20.380.
TENTATIVE PARCEL MAP
As part of the overall entitlements,the applicant has submitted a Tentative Parcel Map,prepared by Carlson,
Barbee &Gibson,Inc.and dated June 15,2018,to subdivide the existing parcel into 26 separate lots with five
common area parcels (see Entitlements Resolution,Exhibit C).The proposed development complies with the
requirements of SSFMC Title 19 Subdivision Ordinance.SSFMC Section 19.48.080 requires that the Planning
Commission make a determination that the proposed parcel map is in conformity with the State Subdivision
Map Act and SSFMC Title 19 as to design,drainage,utilities,road improvements,and offers of dedication or
deed.The Engineering Division has reviewed the Tentative Parcel Map application,and has included relevant
conditions of approval.Subject to approval of the Planned Development,the Tentative Parcel Map is in
compliance with the State Subdivision Map Act and SSFMC Title 19 requirements.
SUSTAINABILITY / CLIMATE ACTION PLAN
The City adopted a Climate Action Plan (“CAP”)in February 2014;the CAP serves as South San Francisco’s
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The City adopted a Climate Action Plan (“CAP”)in February 2014;the CAP serves as South San Francisco’s
greenhouse gas reduction strategy.The CAP includes requirements applicable to new development projects;the
following are the specific requirements applicable to the proposed project.
·Require all new development to install conduit to accommodate wiring for solar.
·Encourage the use of high-albedo surfaces and technologies as appropriate,as identified in the
voluntary CALGreen standards.
·Revitalize implementation and enforcement of the Water Efficient Landscape Ordinance by undertaking
the following:
-Establishing a variable-speed pump exchange for water features.
-Restricting hours of irrigation to occur between 3:00 a.m. and two hours after sunrise.
-Installing irrigation controllers with rain sensors.
-Landscaping with native, water-efficient plants.
-Installing drip irrigation systems.
-Reducing impervious surfaces.
In addition to the requirements listed above,the CAP includes additional measures that are encouraged in order
to help with the City’s greenhouse gas reduction efforts:
·Integrate higher-density development and mixed-use development near transit facilities and community
facilities, and reduce dependence on autos through smart parking practices.
·Work with developers of multi-family properties and nonprofit groups to maximize energy efficiency in
new construction.
·Encourage the use of CALGreen energy efficiency measures as a preferred mitigation for CAP
streamlining.
·Promote on-site renewable energy or distributed generation energy systems in new and existing
residential and nonresidential projects.Encourage developers of multi-family and mixed-use projects to
provide options for on-site renewable electricity or install distributed generation energy systems,similar
to the statewide Homebuyer Solar program.
As currently designed,the proposed project will comply with many of the standards above,and staff will
continue to work with the applicant to incorporate as many sustainable features beyond those required by the
CAP as possible into the project.Staff has included Condition of Approval A-12 which requires the applicant to
revise the project drawings to include the CAP requirements stated above subject to Chief Planner review and
approval prior to the issuance of a building permit.Subject to the conditions of approval,the project is
consistent with the City’s CAP.
DESIGN REVIEW BOARD
The South San Francisco Design Review Board (DRB)reviewed the proposed project at their meeting of May
15,2018.The Board was generally supportive of the project,and recommended approval with the following
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conditions:
1.Revise the landscape plan to incorporate the following changes:
a.Add street trees along the southern portion of Westborough Blvd where needed to provide
additional screening of the residential development.
b.Remove Arctostaphylos groundcover, which is not a successful species for the SSF elements,
and consider replacing with Ceanothus “Anchor Bay” which can tolerate the SSF elements or
propose a different ground cover that will strive in SSF.
c.Remove Muhlenbergia Rigens (Deer Grass), which is not a successful species due to the windy
conditions in this area. Consider replacing with Muhlenbergia Capillaris (Pink Muhly) as this can be
a successful species. Review other clumping grasses that can tolerate the elements in this area.
2.Revise the project plans to incorporate common areas for children to use recreationally; these may
include a grass area, a play area or other family-oriented amenities.
Following the DRB meeting,the applicant submitted the revised plans that are part of the Planning
Commission’s packet,which attempt to address the DRB’s comments.Draft condition of approval A-11
requires that the applicant incorporate the DRB’s recommendations prior to the issuance of building permits.
NEIGHBORHOOD MEETING
The applicant held a neighborhood meeting on August 1,2018,and provided a brief overview of the proposed
project design followed by an opportunity for discussion.Five members of the community attended the
meeting.Community members expressed general concerns about traffic in the project vicinity,allowing
townhomes in a detached single-family neighborhood, and property values.
ENVIRONMENTAL REVIEW
Initial Study/Mitigated Negative Declaration (IS/MND)
An IS/MND (Associated CEQA Resolution,Exhibit A)was prepared by Lamphier Gregory for an earlier
iteration of the project;the IS/MND was provided to the State Clearinghouse and circulated for a 30-day public
review period,beginning on April 25,2016 and ending on May 24,2016 (2016 IS/MND).Subsequent to the
public review period and prior to adoption of the 2016 IS/MND,the applicant revised the project to revise the
type and increase the number of residential units proposed.As a result of these revisions,a number of changes
to the 2016 IS/MND are necessary for a legally complete and adequate evaluation of the environmental effect,
and therefore a revised IS/MND (2018 IS/MND)was recirculated for 30 days to state and other reviewing
agencies/jurisdictions, and interested parties, from October 12, 2018 - November 13, 2018.
The 2018 IS/MND finds that the following resources could be potentially impacted by this proposed project:
Air Quality,Biological Resources,and Transportation.However,mitigation measures are proposed that would
ensure the potential impacts would be less than significant with mitigation.
The proposed mitigation measures are typical for a modern construction project and detailed within the 2018
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IS/MND. A brief summary is also included below:
1.Air Quality -Implementation of Bay Area Air Quality Management District (BAAQMD)construction
best management practices to reduce air quality impacts associated with grading and new construction;
2.Biological Resources - Mitigation measures designed to protect any nesting birds that may be on site;
3.Transportation - Providing adequate sight distance at the project’s connection to Oakmont Drive.
Five comment letters were submitted for the 2018 IS/MND,on behalf of the Native American Heritage
Council,the California Department of Toxic Substances Control,and three South San Francisco residents that
live in close proximity to the project site.Lamphier Gregory prepared a memorandum responding to these
comment letters (Associated Draft CEQA Resolution,Exhibit B “2018 IS/MND -Errata,Responses and
Comments”). Following is a summary of the comments and responses:
Agency Comment Letters
·Native American Heritage Commission -Requested that the Tribal Cultural Resources assessment be
updated to the current standards.Revisions to address the request include the addition of the updated
checklist language and identification of the appropriate procedures in the event of discovery.
·California Department of Toxic Substance Control -Requested a Phase 1 Environmental Site
Assessment (ESA)be completed for the site,and requested reference to the potential for residences to
store limited quantities of household hazardous waste.The Project Phase 1 and Phase 2 ESAs were
provided;these documents conclude that constituents in the undocumented fill on the site were below
applicable residential screening criteria or within background concentrations of the San Francisco Bay
Area and therefore that development of the site would not pose a human health risk.Based on the
conclusions of the ESAs,the potential impact and mitigation measure Haz-1 related to the
undocumented fill has been removed from the Mitigation Monitoring and Reporting Program.
Public Comment Letters
The South San Francisco resident letters include many similar topics,which are listed in a general format
below:
·Traffic -Commenters discussed the increased volume of traffic resulting from Project development,
either in general or related to vicinity streets and intersections.The resultant level of traffic from the
Project would be within traffic levels expected in low-density residential neighborhood developments,
and would be within Level of Service thresholds adopted by the City.
·Construction Dust and Noise -The 2018 IS/MND includes mitigation measures Air-1 and Air-2,which
require the implementation of construction management practices and construction emissions
minimization practices to minimize dust and emissions during the construction period.The Project
would also be required to comply with the City’s noise ordinance as it relates to noise limits on
construction equipment and hours of construction activity.
·Parking Related Issues -Commenters discussed concern with reduction in parking on Oakmont Drive
and potential to impact the existing SamTrans bus stop.The proposed Project provides adequate parking
on-site for its use;parking on Oakmont Drive would be reduced to allow for better site clearance for
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on-site for its use;parking on Oakmont Drive would be reduced to allow for better site clearance for
vehicles existing the Project driveway.Engineering Division Condition of Approval 27 requires that the
developer shall coordinate with SamTrans to relocate a bus stop along the property’s fronting roadway,
Oakmont Drive,during the proposed development.Condition of Approval 28 requires that upon
completion of the development,the developer shall coordinate with SamTrans to locate a new bus stop
along Oakmont Drive.
·Non-Environmental/Non-CEQA Issues -Commentators also discussed concerns related to use of
facilities under the Homeowners’Association’s purview,as well as impacts to property values and
privacy.None of these issues raise environmental concerns under CEQA and thus,are not relevant to
the determination regarding the adequacy of the environmental analysis for the Project.However,
independent of the environmental analysis, staff has the following responses to the above-raised issues:
o Homeowner’s Association (HOA)Issues -Concerns between the existing Oakmont Estates
HOA and the proposed Project HOA will be worked out between the developer and the Oakmont
Estates HOA.
o Privacy -Privacy is addressed between the Project and adjacent parcels by the inclusion of
fencing and landscaping, all designed to meet existing City development standards.
o Property values -No effect to property values are likely because the Project will create high-
quality,multi-bedroom residential units that are in keeping with the broader neighborhood and
will enhance the aesthetics of the currently vacant parcel with additional open space and
landscaping amenities.The single-family units are attached due to the site constraints created by
the fault traces,but are in keeping with the single-family nature of the surrounding
neighborhood.
As noted above,none of the letters raised a significant environmental issue under the requirements of CEQA or
alleged that the IS/MND was legally inadequate.
The Mitigation Monitoring and Reporting Program is attached to the CEQA Resolution (Exhibit D);staff will
work with the applicant during project construction to ensure that all required mitigation measures are
incorporated.
PLANNING COMMISSION MEETING
At the Planning Commission meeting on December 20,2018,the Commission reviewed the proposed project.
One member of the public spoke on the project and expressed concerns that the parcel had been promised as
park space in the 1990s with the proposed development.The Commission had general questions related to the
project design in relation to adjacent properties,where the affordable housing units would be located,parking
in the area,and common area maintenance.Some of the Commissioners recommended that the affordable units
be spread throughout the development rather than clustered together.In response to this,the applicant has
submitted a narrative regarding the proposed affordable unit placement (Attachment 3).The Commission was
supportive of the proposed Planned Development and recommended by a vote of 4-0 that the City Council find
that the proposed Zoning Map Amendment and project were sufficiently analyzed in the IS/MND,and approve
the Zoning Map Amendment and the other project entitlements.The draft minutes of the Commission meeting
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are attached (Attachment 2).
FISCAL IMPACT
The developer of the project has funded the preparation of all applicable studies for the proposed project and
paid entitlement fees to process the application through the review process.Direct revenue associated with this
project would include property tax revenue increase from the improvements and construction of 22 single-
family dwellings.The project would pay the costs of meeting City requirements for off-site improvements to
public right-of-way, so the City does not expect to incur project specific costs.
RELATIONSHIP TO STRATEGIC PLAN
The proposed project helps achieve the following goal/objective of the City’s Strategic Plan:
·Initiative 2.3 - Promote a balanced mix of housing options.
The projects entails the construction of 22 new single-family dwellings,of which three will be
affordable,on an undeveloped parcel.These 22 townhomes will add to the City’s diverse housing stock,
which will achieve this goal contained in the Strategic Plan.
CONCLUSION
The proposed multi-family development is consistent with both General Plan goals and the Zoning Ordinance
requirements.The project would develop 22 single-family attached units,of which three will be affordable
units,on a vacant parcel with fault setbacks and steel slopes that limit the buildable area to approximately 20%
of the site.The project will serve as a transitional development between the single-family detached residential
neighborhoods to the south and east and the higher-density residential and commercial neighborhoods to the
north.
Based on the information included in the public record,the Planning Commission recommends that the City
Council make the required findings and adopt the attached resolution to find that the proposed Zoning Map
Amendment and project entitlements were sufficiently analyzed in the Initial Study/Mitigated Negative
Declaration,adopt the attached ordinance amending the Zoning Map to rezone one vacant parcel as a Planned
Development, and adopt a resolution approving the project entitlements.
Attachments
1.Oakmont Meadows Residential Developable Areas Plan
2.Planning Commission Minutes of December 20, 2018
3.Applicant Narrative regarding Affordable Unit Placement
4.Planning Commission Resolutions:
a.CEQA Resolution 2832-2018 (without exhibits)
b.Entitlements Resolution 2833-2018 (without exhibits)
5.Power Point Presentation
Associated
1.Draft CEQA Resolution (19-14)
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A.2018 Initial Study/Mitigated Negative Declaration
i.Attachment A - 2016 IS/MND
ii.Attachment B - Oakmont Meadows Transportation Assessment
B.2018 IS/MND - Errata, Responses and Comments
C.2016 IS/MND - Errata, Responses and Comments
D.Mitigation Monitoring and Reporting Program
2.Draft Zoning Map Amendment Ordinance (19-15)
3.Draft Entitlements Resolution (19-16)
A.Draft Conditions of Approval
B.Oakmont Meadows Planning Application Project Plans
C.Oakmont Meadows Tentative Parcel Map Plans
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