HomeMy WebLinkAbout2020-02-24 e-packet@4:00Monday, February 24, 2020
4:00 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
February 24, 2020Special 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, February 24, 2020, at 4:00 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
residential development at 428 and 432 Baden Avenue. (Gaspare Annibale, Associate
Planner)
1.
Adjournment.
Page 2 City of South San Francisco Printed on 2/21/2020
City of South San Francisco
Legislation Text
P.O. Box 711 (City Hall, 400
Grand Avenue)
South San Francisco, CA
File #:20-117 Agenda Date:2/24/2020
Version:1 Item #:1.
Report regarding Housing Standing Committee study session of the proposed residential development at 428
and 432 Baden Avenue.(Gaspare Annibale, Associate Planner)
RECOMMENDATION
Staff recommends that the Housing Standing Committee receive this staff report and provide input
regarding the proposed residential development at 428 and 432 Baden Avenue.
BACKGROUND/DISCUSSION
The Housing Standing Committee (HSC)is being asked to provide design input on a revised housing project on
two combined lots,428 and 432 Baden Avenue.As discussed below,the developer (Baden Development LLC)
had originally proposed to build an 18-unit project on 428 Baden,which was presented to the Committee in
September 2019.Subsequently,the developer negotiated with the City to purchase an adjacent lot at 432
Baden,thus increasing their project area from 7,000 sq.ft.to 14,000 sq.ft.The developer is now returning to
the Committee to seek input on their revised 36-unit project.
Previous Submittal
In March 2019,Baden Development LLC submitted an application for a residential development at 428 Baden
Avenue (Attachment 1).The project site is located within the Downtown Residential Core (DRC)Zoning
District of the Downtown Station Area Specific Plan (DSASP).The base maximum density in the DRC district
is 80 dwelling units/acre,or 12.86 units on the 7,000 sq.ft.lot.The proposed development was for 18 rental
units,with a mix of studio,one and two-bedroom units,and parking located in a ground floor garage using
parking stackers.The previous project requested:(a)a State Density Bonus of 35%to yield 18 units;and (b)a
waiver/modification to increase the maximum lot coverage from 90%to 97%(in order for the project to qualify
for the density bonus).
Current Submittal
In October 2019,Baden Development LLC resubmitted an application for a 36-unit residential development at
428 and 432 Baden Avenue (Attachment 2).The multifamily building would be developed on a 14,000 sq.ft.
lot and be located east of a single family dwelling,which operates as a Personal Use for tax services.The
revised design would provide a mix of one, two and three bedroom units, with parking in a ground floor garage.
The base maximum density for the 14,000 sq.ft.lot of 80 du/acre translates to 25.6 units.In order to develop
36 units, the project would require the following (Attachment 3):
·Apply for the State Density Bonus of 35%to yield 36 rental units,which equates to a density of
113 du/acre,and provide 11%of the base density of 26 units or 3 units (2.86 rounded to 3)to Very
Low Income (VLI) households; and
·Waiver/modification to increase the 90%maximum lot coverage to 95%in order for the project
to qualify for the density bonus.
On January 22,2020,the City Council approved the Purchase and Sale Agreement for disposition of 432 Baden
City of South San Francisco Printed on 2/21/2020Page 1 of 3
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File #:20-117 Agenda Date:2/24/2020
Version:1 Item #:1.
On January 22,2020,the City Council approved the Purchase and Sale Agreement for disposition of 432 Baden
Avenue; and on February 10, 2020, the sale price was approved by the San Mateo County Oversight Board.
DESIGN REVIEW
Design Review Board
In August 2019,the Design Review Board (DRB)reviewed the original project.The DRB recommended
approval of the design,with some minor design changes incorporated,including creating a more prominent
entryway with landscaping or architectural features,and suggested changes to the color scheme.The Board also
suggested ideas for the mural on the western elevation of the building to ensure that it captures the character
and history of South San Francisco.The minutes from the DRB meeting are attached to the staff report
(Attachment 4).
In January 2020,the DRB reviewed the resubmitted application.The DRB praised the design concept of the
revised project.The main concern raised by DRB was providing a screen element on the southwest balconies
and the lack of street trees along the front elevation.The applicant is proposing to improve the landscaping by
adding planters to either side of the project’s main frontage with trained vines.This approach is more
appropriate due to the physical constraints of existing utilities surrounding the site.The minutes from the DRB
meeting are attached to the staff report (Attachment 4).
DISCUSSION
The original project was presented to the Committee on September 16,2019.The project has been redesigned
to incorporate the property at 432 Baden Avenue and has addressed the comments received from the previous
HSC meeting:
·The applicant has redesigned the project by removing the use of orange from the design and
replacing it with a red color, while still continuing to use various building materials.
·The windows have been redesigned to be less boxy by using different window types such as the
pop-out windows on the front elevation.
·The east façade provides more broken planes to provide interest and relief along the long side of
the building’s façade.The project’s main courtyard is located along the east façade and opens to the
adjacent property.
·The trash room has been relocated in order for trash staging to occur out of the alley and to keep
the alley accessible.
The primary egress and ingress has been redesigned to occur off Baden Avenue,with the exception of two
parking spaces having access off 3rd Lane.The relocation of the parking garage entry allows for the alley to
remain accessible and free from traffic flow.
In addition to the resubmitted application,the applicant has also provided an additional design option for the
Baden Avenue elevation.The “Option B”design simplifies the front elevation by using fewer materials and
colors, which provides for a unified composition (Attachment 2, Sheet A3.0B, A6.0B and A6.1B).
CONCLUSION
The original project has been redesigned to incorporate the property at 432 Baden Avenue and has addressed
the comments received from the previous HSC meeting.Staff requests that the Housing Subcommittee provide
input regarding the proposed residential project at 428 and 432 Baden Avenue before it proceeds to Planning
Commission hearing.
City of South San Francisco Printed on 2/21/2020Page 2 of 3
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File #:20-117 Agenda Date:2/24/2020
Version:1 Item #:1.
ATTACHMENTS
1.Plan Set dated August 1, 2019
2.Plan Set dated February 24, 2020
3.Density Bonus Program dated October 29, 2019
4.DRB Minutes - August 2019 and January 21, 2020
City of South San Francisco Printed on 2/21/2020Page 3 of 3
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Sheet Index:Project Address:Project Location:Cover SheetA0.0PROJECT SITEProject Information:428 BadenEntitlement Set18-113August 1, 2019Attachment 1
140'-0"50'-0"
50'-0"2A3.04A3.03A3.01A3.0LobbyMech.ParkingTrash Rm.Transformer4'-6"6'-10"
19'-8"
5'-6"34'-6"10'-0"
38'-6"10'-0"Existing Parking LotBaden Avenue
3rd LaneExisting 3-Story BuildingSpace 125'-0"
Gate Existing 1-Story BuildingStair Up ToL2 PodiumStair #1Stair #2Elevation +0'2A4.06'-1"11'-7"1A4.0Mech.ParcelMailElevatorExisting 2-Story
Building
Existing 3-Story
Building Existing 1-StoryBuildingPLFence/GatePLPLBike ParkingUTIL. POLEUTIL. POLE123458'-6"15'-0"Fence29'-2"28'-0"28'-0"28'-0"9'-0"8'-0"9'-0"8'-0"Space 19Space 2 - 18(17 Space Puzzle Lift)BIKE RACKGround Level PlanA2.00482Xref ..\Xrefs\x18115_Keyplan_3.dwg
LEVEL 1 AND SITE1428 BadenEntitlement Set18-113June 24, 2019
9'-0"8'-0"
29'-2"
25'-0"26'-6"19'-1"8'-6"9'-0"8'-0"
29'-2"
25'-0"26'-6"19'-1"8'-6"Parking Circulation DiagramA2.0a0482Xref ..\Xrefs\x18115_Keyplan_3.dwg428 BadenEntitlement Set18-113June 24, 2019LEVEL 1 - SPACE 1LEVEL 1 - END SPACES12
A2CB
CBCB
CBCBCBCBCBCBCBA2S1S1A1Stair Down ToStreet LevelStair #1Stair #2Open ToBelowElevation +15'Elevation +15'2A3.04A3.03A3.01A3.0140'-0"50'-0"40'-0"10'-0"
32'-0"10'-0"
10'-10"
8'-0"
8'-10"19'-11"32'-10"38'-0"3'-6"2A4.01A4.0B1Trash ChuteElevatorFence/GateStair #1Courtyard18'-7"27'-2"CBCBCB
CBCB
CBCBCBCBCBA2A2S1S1B2Stair #1Stair #2Elevation +25'-4"2A3.04A3.03A3.01A3.0140'-0"50'-0"
32'-0"10'-0"8'-0"3'-6"14'-2"2A4.01A4.0B1Trash ChuteElevator40'-0"10'-0"Level 2 & 3 PlansA2.10482Xref ..\Xrefs\x18115_Keyplan_3.dwg
LEVEL 21LEVEL 32428 BadenEntitlement Set18-113June 24, 2019
CB
CBCBCBCBCBCBCBCB
CBA2B3S1B1B2Stair #1Stair #2Elevation +35'-8"2A3.04A3.03A3.01A3.0140'-0"50'-0"
32'-0"10'-0"8'-0"2A4.01A4.011'-9"Trash ChuteElevator2'-10"40'-0"10'-0"Roof DeckStair #12A3.04A3.03A3.01A3.0140'-0"50'-0"
32'-0"10'-0"8'-0"Roof2A4.01A4.11A4.02'-10"17'-5"ElevatorElevation +47'-0"Line of Trellis Above40'-0"10'-0"
11'-10"7'-4 1/2"11'-6"19'-7"16'-7"23'-6"6'-10"22'-0"Level 4 & Roof PlansA2.20482Xref ..\Xrefs\x18115_Keyplan_3.dwg
LEVEL 41ROOF LEVEL2428 BadenEntitlement Set18-113June 24, 2019
ElevationsA3.0NORTH ELEVATION104822AFIN. FLOOR0'-0"LEVEL 215'-0"LEVEL 325'-4"LEVEL 435'-8"15'-0"10'-4"10'-4"10'-4"FIN. FLOOR0'-0"LEVEL 215'-0"LEVEL 325'-4"LEVEL 435'-8"15'-0"10'-4"10'-4"10'-4"SOUTH ELEVATION3EAST ELEVATION2WEST ELEVATION4FIN. FLOOR0'-0"LEVEL 215'-0"LEVEL 325'-4"LEVEL 435'-8"15'-0"10'-4"10'-4"10'-4"FIN. FLOOR0'-0"LEVEL 215'-0"LEVEL 325'-4"LEVEL 435'-8"10'-4"10'-4"10'-4"51'-2"62'-0"10A8-1C1B5A1B7A6A9-7A5A1B5A8-1C1A11C1D1A1C5A15'-0"428 BadenEntitlement Set18-1136A1A11C1B6A5A4-2A4-2A1B13D1C1A1B3A5A1C3A10D1C5A5A8-1C2A1B8-1A1B3-57'-0"39'-8"50'-6"62'-0"57'-0"57'-0"50'-6"62'-0"57'-0"50'-6"62'-0"49'-6"49'-6"50'-6"ROOF DECK47'-0"1'-0"ROOF DECK47'-0"1'-0"ROOF46'-0"ROOF46'-0"ROOF DECK47'-0"1'-0"ROOF46'-0"ROOF DECK47'-0"1'-0"ROOF46'-0"14-June 24, 2019
0482SECTIONSECTION
0241UNIT B32 Bedroom/2 Bath (1,303 SF)UNIT S1Studio (495 SF)UNIT A21 Bedroom/1 Bath (800 SF)UNIT B12 Bedroom/2 Bath (926 SF)UNIT A1UNIT B22 Bedroom/2 Bath (1,047 SF)2 Bedroom/2 Bath (756 SF)
ViewsA6.0VIEW FROM BADEN LOOKING NW1DETAIL VIEW FROM BADEN3VIEW FROM 3RD LANE LOOKING SW4VIEW FROM BADEN LOOKING SE2VIEW OF COURTYARD LOOKING SW7VIEW OF COURTYARD LOOKING NE5VIEW OF COURTYARD DECK LOOKING SW8AERIAL VIEW LOOKING NW6AERIAL VIEW LOOKING SW9412356789428 BadenEntitlement Set18-113June 24, 2019
Sheet Index:Cover SheetA0.0PROJECT SITEProject Information:Baden StationEntitlement Set18-113February 24, 2020Project Location:ATTACHMENT 2
Existing Photos - Site & ContextA0.1Baden StationEntitlement Set18-113124365781091211131514171620192221189826531147101112131415161718192021222323February 24, 2020
LobbyMach. Rm.ParkingTrash Rm.Transformer9'-0"
Baden Avenue
3rd LaneExisting 3-Story Building1Access Gate
Existing 1-Story BuildingStair UpTo L2Stair #1Stair #2Elevation +0'6'-1"Fire CommandCenterMailElevatorExisting 2-Story
Building
Existing 3-Story
Building Existing 1-StoryBuildingPLFence/Gate
PLPL19'-0"8'-0"9'-0"8'-0"3 TRASH BIN STAGING AREA2A3.04A3.03A3.01A3.0100'-0"39'-9"15'-6"
14'-2"85'-10"118'-10"17'-8"2A4.024'-9"45 6789 1011 1213214151616'-8"15'-3"1821192223242526282720'-0"140'-0"1A4.0Mech.F.D.C.25'-0"BikeStationBike ParkingUTIL. POLEBIKE RACKSUTIL. POLE25'-0"18'-0" FENCE25'-0"8'-6"5'-4"(2) PARKING SPACESACCESSED FROM3RD LANE21'-0"3'-6"19'-8"18'-0"345678924'-10"Parcel Rm.2017PLANTERSPLANTERSGround Level PlanA2.00 4 82Xref ..\Xrefs\x18115_Keyplan_3.dwgBaden StationEntitlement Set18-113February 24, 2020
EntryStorage7'-10" x 6'-3"Bathroom #16'-10" x 10'-4"CBCBStair Dn ToStreetStair #2Open ToBelowElevation +11'-8"2A3.04A3.03A3.01A3.0100'-0"39'-0"15'-9"
13'-6"
32'-4"
86'-6"33'-2"22'-6"15'-8"19'-10"2A4.0B1Trash ChuteElevatorStair #1CourtyardS141'-3"4'-0"A1S1S1S1S1A2A315'-9"19'-10"140'-0"1A4.0Open ToBelow7'-0"14'-6"2'-0"2'-0"24'-2"24'-8"19'-1"23'-0"Elevation +11'CourtyardC1A3S3Level 2 PlanA2.10 4 82Xref ..\Xrefs\x18115_Keyplan_3.dwgBaden StationEntitlement Set18-113February 24, 2020
EntryStorage7'-10" x 6'-3"Bathroom #16'-10" x 10'-4"CBCBElevation +22'-0"C1Stair #22A3.04A3.03A3.01A3.0100'-0"39'-0"15'-9"33'-2"22'-6"19'-10"2A4.0B1Trash ChuteElevatorStair #1S141'-3"4'-0"A1A3S1S1S1S1Deck Area140'-0"1A4.0S3A2A415'-8"2'-0"2'-0"24'-2"24'-8"CourtyardBelowCourtyardBelow19'-1"23'-0"13'-6"
32'-4"
86'-6"
15'-9"19'-10"Level 3 PlanA2.20 4 82Xref ..\Xrefs\x18115_Keyplan_3.dwgBaden StationEntitlement Set18-113February 24, 2020
EntryStorage7'-10" x 6'-3"Bathroom #16'-10" x 10'-4"CBCBElevation +32'-4"C1Stair #22A3.04A3.03A3.01A3.0140'-0"100'-0"39'-0"15'-9"33'-2"22'-6"19'-10"2A4.0B1Trash ChuteElevatorStair #1S141'-3"4'-0"A1S1S1S1S11A4.0A2A415'-8"2'-0"2'-0"24'-2"24'-8"CourtyardBelowCourtyardBelow19'-1"23'-0"A3S3Deck Area13'-6"
32'-4"
86'-6"
15'-9"19'-10"Level 4 PlanA2.30 4 82Xref ..\Xrefs\x18115_Keyplan_3.dwgBaden StationEntitlement Set18-113February 24, 2020
Stair #2Open ToBelow2A3.04A3.03A3.01A3.0100'-0"39'-0"15'-9"33'-2"22'-6"19'-10"2A4.01A4.041'-3"4'-0"
19'-1"140'-0"15'-8"24'-2"24'-8"2'-0"2'-0"CourtyardBelowCourtyardBelowTrellis/CanopyTrellis/CanopyTrellis/CanopyTrellis/Canopy Trellis/Canopy
Trellis/Canopy Mech. Condensers Mech. Condensers
Mech. Condensers
23'-0"13'-6"
32'-4"
86'-6"
15'-9"Roof PlanA2.40 4 82Xref ..\Xrefs\x18115_Keyplan_3.dwgBaden StationEntitlement Set18-113February 24, 2020
ElevationsA3.0EAST ELEVATION10482FIN. FLOOR0'-0"SOUTH ELEVATION2FIN. FLOOR0'-0"2A1C1C9-8-1A2A1BBaden StationEntitlement Set18-11312A1A5A5A12A1C12A4-1B4-1B1D1A5A13D8-15-13D10A7A6A6A50'-2"48'-8"50'-2"48'-8"12D12D13D2A11CFebruary 24, 202015-15-LOBBYGATE ACCESSPARKING GARAGE ACCESSBIKE RACKS15-TRANSFORMER15-10D4-LEVEL 211'-8"LEVEL 322'-0"LEVEL 432'-4"10'-4"10'-4"11'-8"ROOF42'-8"10'-4"LEVEL 211'-8"LEVEL 322'-0"LEVEL 432'-4"10'-4"10'-4"11'-8"ROOF42'-8"10'-4"13B1DFIRE COMMAND
ElevationsA3.1WEST ELEVATION10482FIN. FLOOR0'-0"NORTH ELEVATION2FIN. FLOOR0'-0"LEVEL 211'-8"LEVEL 322'-0"LEVEL 432'-4"10'-4"10'-4"11C8-1C1B5A15-1B1A4-1B1C5A11'-8"Baden StationEntitlement Set18-11312A8-1A1A8-2A13D1C13D1C2A7A50'-2"48'-8"50'-2"48'-8"12D12DROOF42'-8"10'-4"February 24, 202015-1BDESIGNATED PARKING SPACESGATETRASH ROOMTRANSFORMER15-1 C12A12A12D4-LEVEL 211'-8"LEVEL 322'-0"LEVEL 432'-4"10'-4"10'-4"11'-8"ROOF42'-8"10'-4"
Elevations - Alternate Option BA3.0BEAST ELEVATION10482FIN. FLOOR0'-0"SOUTH ELEVATION2FIN. FLOOR0'-0"1C1C9-8-1A2A1BBaden StationEntitlement Set18-11312A1A5A5A12A1C12A4-1B4-1B1D1A5A13D8-15-13D10A7A6A6A50'-2"48'-8"50'-2"48'-8"12D12D13D1A11CFebruary 24, 202015-15-LOBBYGATE ACCESSPARKING GARAGE ACCESSBIKE RACKS15-TRANSFORMER15-10D4-LEVEL 211'-8"LEVEL 322'-0"LEVEL 432'-4"10'-4"10'-4"11'-8"ROOF42'-8"10'-4"LEVEL 211'-8"LEVEL 322'-0"LEVEL 432'-4"10'-4"10'-4"11'-8"ROOF42'-8"10'-4"13B1DFIRE COMMAND1B
Elevations Alternate Option BA3.1WEST ELEVATION10482FIN. FLOOR0'-0"NORTH ELEVATION2FIN. FLOOR0'-0"LEVEL 211'-8"LEVEL 322'-0"LEVEL 432'-4"10'-4"10'-4"11C8-1C1B5A15-1B1A4-1B1C5A11'-8"Baden StationEntitlement Set18-11312A8-1A1A8-1A13D1C13D1C2A7A50'-2"48'-8"50'-2"48'-8"12D12DROOF42'-8"10'-4"February 24, 202015-1BDESIGNATED PARKING SPACESGATETRASH ROOMTRANSFORMER15-1 C12A12A12D4-LEVEL 211'-8"LEVEL 322'-0"LEVEL 432'-4"10'-4"10'-4"11'-8"ROOF42'-8"10'-4"
Unit B1Unit B1ParkingDrive AisleUnit B1Unit C1ParkingUnit S1Unit A2Unit S1Unit A2Unit S1Unit A2Unit C1Unit C1Baden Avenue3rd LaneLobbyBuilding SectionsA4.004 82Xref ..\Xrefs\x18115_Keyplan_3.dwg SECTION1SECTION2Baden StationEntitlement Set18-113February 24, 2020
33'-0"Flex Room14'-6" x 14'-9"Kitchen7'-4" x 13'-5"EntryStorage5'-8" x 6'-8"Bathroom6'-8" x 10'-4"Bedroom #111'-0" x 12'-0"Kitchen & Dining14'-4" x 15'-7"Bathroom7'-0" x 10'-4"EntryStorage6'-5" x 8'-7"Living Room13'-1" x 16'-6"Balcony6'-11" x 12'-0"15'-1"33'-0"26'-0"33'-0"42'-8"40'-3"28'-8 125/256"
17'-2"66'-8"Kitchen10'-0" x 18'-0"Dining8'-6" x 10'-6"Balcony7'-8" x 11'-5"Balcony6'-8" x 12'-4"Bedroom #212'-0" x 13'-0"Bathroom #27'-0" x 10'-11"Bedroom #112'-3" x 16'-3"Storage6'-1" x 6'-1"Living/Flex11'-11" x 24'-0"Bedroom #310'-1" x 14'-3"Powder5'-11" x 7'-0"Kitchen7'-6" x 13'-9"Bathroom #26'-8" x 10'-4"Storage5'-8" x 6'-8"Bathroom #15'-4" x 9'-10"Living Room13'-6" x 14'-6"EntryDining7'-0" x 8'-6"Bedroom #111'-0" x 13'-8"Bedroom #210'-8" x 11'-9"Balcony6'-2" x 14'-11"Bedroom #1
11'-2" x 13'-0"
Bathroom
7'-0" x 10'-4"
Living Room
11'-6" x 15'-5"
Storage
5'-9" x 5'-9"
Balcony
6'-2" x 11'-8"
Entry
Dining Room
6'-8" x 9'-9"
Pantry
5'-7" x 6'-3"
Kitchen
7'-3" x 14'-10"Typical Unit PlansA5.002 41Xref ..\Xrefs\x18115_Keyplan_3.dwgBaden StationEntitlement Set18-1131324UNIT C153 Bedroom/2 Bath (1,517 SF)UNIT S2Studio (498 SF)UNIT A41 Bedroom/1 Bath (800 SF)UNIT A11 Bedroom/1 Bath (756 SF)UNIT B12 Bedroom/2 Bath (1,151 SF)February 24, 2020
ViewsA6.0VIEW FROM 3RD LANE LOOKING S134VIEW FROM 3RD LANE LOOKING SE2AERIAL VIEW LOOKING SE7VIEW FROM BADEN LOOKING N5AERIAL VIEW LOOKING NE8VIEW FROM BADEN LOOKING NW6AERIAL VIEW LOOKING NW935897Baden StationEntitlement Set18-113VIEW FROM 3RD LANE LOOKING WAERIAL VIEW LOOKING SWFebruary 24, 20202416
ViewsA6.1VIEW FROM BADEN LOOKING SE134VIEW FROM BADEN LOOKING NW2VIEW OF COURTYARD7VIEW OF COURTYARD5VIEW OF COURTYARD8VIEW OF UPPER LEVEL DECKS6COURTYARD AERIAL VIEW9568Baden StationEntitlement Set18-113VIEW OF COURTYARDUPPER LEVEL SHARED DECK7February 24, 202094312
Views - Alternate Option BA6.0BVIEW FROM 3RD LANE LOOKING S134VIEW FROM 3RD LANE LOOKING SE2AERIAL VIEW LOOKING SE7VIEW FROM BADEN LOOKING N5AERIAL VIEW LOOKING NE8VIEW FROM BADEN LOOKING NW6AERIAL VIEW LOOKING NW935897Baden StationEntitlement Set18-113VIEW FROM 3RD LANE LOOKING WAERIAL VIEW LOOKING SWFebruary 24, 20202416
Views - Alternate Option BA6.1BVIEW FROM BADEN LOOKING SE134VIEW FROM BADEN LOOKING NW2VIEW OF COURTYARD7VIEW OF COURTYARD5VIEW OF COURTYARD8VIEW OF UPPER LEVEL DECKS6COURTYARD AERIAL VIEW9568Baden StationEntitlement Set18-113VIEW OF COURTYARDUPPER LEVEL SHARED DECK7February 24, 202094312
Materials & Color Palette-A7.0Baden StationEntitlement Set18-113February 24, 2020
ASPIDISTRA ELATIOR
ARBUTUS ‘MARINA’
DIANELLA TASMANICA ‘VARIEGATA’
CLYTOSTOMA CALLISTEGIOIDES
CLYTOSTOMA
CALLISTEGIOIDES
VIOLET TRUMPET VINE 5 GAL. 1' O.C.
TRIANGULAR
SPACED
M
VINE
February 19, 2020
IRRIGATION NOTE:
PROJECT SHALL BE IRRIGATED WITH A WEATHER BASED
FULLY AUTOMATIC IRRIGATION SYSTEM. ALL WATER
ALLOCATED FOR IRRIGATION SHALL FOLLOW CITY OF
SOUTH SAN FRANCISCO AND SAN MATEO COUNTY WATER
ORDINANCES AND ALLOWANCE LIMITS.
Planting Legend
L1
Landscape Plan
1/8” = 1’-0”
L2
CLYTOSTOMA CALLISTEGIOIDES
February 19, 2020BADEN AVENUEBICYCLE RACK:
Emerson Bicycle Rack by
Landscape Forms, Inc.
Planter Pot:
Monsoon Planter Pot
4 (Four) 48x18x32
Bicycle Rack (2 Racks for 4 Bikes)
6’-0”
18” wide planter pot with
stainless steel cable wire.
Trained vine - Clyostoma
callistegioides
18” wide planter pot with
stainless steel cable wire.
Trained vine - Clyostoma
callistegioides
Ground Level
Landscape Plan
1/8” = 1’-0”
L3
February 19, 2020
Wood Deck Paving on
Pedestal Supports, Typ.
3’ Tall Planter:
Anigozanthos Spp. w/
Dinella revoluta,
Limonium Perezii, and
Senecio mandraliscae, Typ.BADEN AVENUEPLANTER 1:
Lightweight Concrete Planter
Planter 1: 24” DIA. X 36” H
BICYCLE RACK:
Emerson Bicycle Rack by
Landscape Forms, Inc.
PLANTER 2:
Lightweight Concrete Planter
Planter 1: 24” DIA. X 30” H
Arbutus ‘Marina’
Multi-Trunk
3’ Tall Planter:
Anigozanthos Spp. w/
Dianella revoluta,
Limonium Perezii, and
Senecio mandraliscae, Typ.
Bicycle Rack (2 Racks for 4 Bikes)
Outdoor Lounge
Chair Seating, Typ.
4 Top Seating, Typ.3’ Tall Planter:
Olea Europaea ‘Montra’,
Aspidstra elatior, and
Pennisetum spathiolatum
PODIUM LEVEL
Planter 1:
Agave attentuata
Planter 2:
Pennisetum
‘Little Bunny’ and
Anigozanthos
spp., Typ.
Outdoor Lounging
Furniture, Typ.
Planter 1:
Aspidistra elatior
Landscape Plan
L4
1/8” = 1’-0”
February 19, 2020
3rd and 4th Floor Level
PLANTER 1:
Lightweight Concrete Planter
Planter 1: 24” DIA. X 36” H
FLOW-THRU PLANTER DETAIL
Page 1
Density Bonus Program
Date: 29 October 2019
Project: Baden Station
Project Address: 428 & 432 Baden, South San Francisco, CA 94080
Legal Description: Real property in the City of South San Francisco, County of San Mateo, State of
California, described as follows:
LOT 7 IN BLOCK 117, AS SHOWN ON THAT CERTAIN MAP ENTITLED
"SOUTH SAN FRANCISCO SAN MATEO CO. CAL. PLAT NO. 1", FILED IN
THE OFFICE OF THE COUNTY RECORDER OF SAN MATEO COUNTY,
STATE OF CALIFORNIA, ON MARCH 1, 1892 IN BOOK "B" OF MAPS AT
PAGE(S) 6, AND A COPY ENTERED IN BOOK 2 OF MAPS AT PAGE 52.
APN: 012-321-170
Real property in the City of South San Francisco, County of San Mateo, State of
California, described as follows:
LOT 8 IN BLOCK 117, AS SHOWN ON THAT CERTAIN MAP ENTITLED
"SOUTH SAN FRANCISCO SAN MATEO CO. CAL. PLAT NO. 1", FILED IN
THE OFFICE OF THE COUNTY RECORDER OF SAN MATEO COUNTY,
STATE OF CALIFORNIA, ON MARCH 1, 1892 IN BOOK "B" OF MAPS AT
PAGE(S) 6, AND A COPY ENTERED IN BOOK 2 OF MAPS AT PAGE 52.
APN: 012-321-160-9
Zoning: Downtown Residential Core (DRC) – no proposed change to zoning
DENSITY BONUS REQUEST
To whom it may concern,
We are applying for a state density bonus of 35% for the Baden Station project by providing 11% of the
project’s units targeting very low income (VLI) households. The base density for the project’s 14,000 sf
(0.32 acre) lot is 80 du/acre, which translates to 26 (rounded up from 25.6) units. By applying a 35%
density bonus to the base allowable 26 units, a yield of 36 units (rounded up from 35.1). The project will
provide 11% of the base density of 26 units or 3 units (rounded up from 2.86) as VLI targeted.
We are seeking a waiver/modification of the lot coverage development standard from 90% to 95% in
order to achieve the additional density and keep the project from increasing in height.
A detailed map is attached as Exhibit A, showing the project location and such details as the location of
the nearest commercial retail, transit stop, potential employment locations, park or recreation facilities or
other social or community service facilities.
Also attached are site plans, designating the total number of units proposed on the site, including the
number of target dwelling units and density bonus dwelling units, and supporting plans per the application
submittal requirements are attached as Exhibit B.
Attachment 3
Page | 2
WAIVERS/MODIFICATIONS
Lot Coverage:
Our lot coverage waiver/modification request is for a 5% increase over the 90% allowed in the DRC zone
to 95%. The maximum variation is a 10% increase per Section 20.510.002 (C4) of SSFMC. Under Table
20.280.004-2 of the Development Standards section of the SSFMC, our property’s development
standards have a 90% lot coverage limit within the DRC zone. Our application has a design which
proposes approximately 95% lot coverage at the ground level.
Not having the additional will have the effect of physically precluding the construction of the development
at the density proposed. The physical constraints of this site (100’ x 140’) requires the design to
maximize the ground level footprint to achieve a viable parking layout, mechanical systems, trash room,
bike storage and usable lobby space.
Open space provided on the second floor above the podium would also be reduced if the lot coverage
remains at 90%. This not only reduces the shared amenity space but also reduces the amount of light
available to the units arranged around this space. In addition, the current lot coverage maximum would
require the project to increase in height in order to achieve the targeted unit total. Keeping the project’s
height from increasing assists in the financial viability of the project and assists in reducing the massing
impact to the neighborhood context.
Providing parking below grade is also not feasible. With the project site dimensions being small and
narrow, providing a vehicular ramp down to a subterranean level would take up so much of the footprint it
prevents the remaining area from yielding a viable parking design. Below grade construction would also
have a greater environmental impact on the surrounding neighbors.
The additional lot coverage we are requesting would not result in a detriment to the occupants of this
project or the general public. However, not granting the waiver would require the project to be designed
at an increased height, which has a greater impact on the surrounding community and has a cost impact
which may preclude the project from being realized.
INCENTIVES/CONCESSIONS
Incentives/concessions are not being requested in our application.
PARKING
Relief from parking requirements are not being requested in our application.
Sincerely,
_______________________
Victor Lo
Baden Development, LLC
428 BADEN DESIGN + ARCHITECTURE
Cafes & Shops Caltrain Station Employment Areas Orange Memorial Park
03
*01
02 0301 04
04
02
Vicinity Map
01
02
03
04
05
Commercial Retail
• Downtown Commercial
• Food & Beverage
• Shops & Services
Transit
• Caltrain Station
• Bus Station
• Shuttle Service
Employment
• Grand Avenue Core
• Business Commercial
• R & D Core
Park & Recreation
• Orange Memorial Park
• Sister Cities Park
• City Hall Playlot
Community & Social
Services
• SSF Community Center
• Brennan Marque Terese
• Public Library
• Schools
Project Site
05
03
03
05
04
04
04
03
0102
Public Library
05
05
03
05
05
*
5002501250
02
02 02
02
02
LobbyMach. Rm.ParkingTrash Rm.Transformer9'-0"
Baden Avenue
3rd LaneExisting 3-Story Building1Access Gate
Existing 1-Story BuildingStair UpTo L2Stair #1Stair #2Elevation +0'6'-1"Fire CommandCenterMailElevatorExisting 2-Story
Building
Existing 3-Story
Building Existing 1-StoryBuildingPLFence/Gate
PLPL19'-0"8'-0"9'-0"8'-0"3 TRASH BIN STAGING AREA2A3.04A3.03A3.01A3.0100'-0"39'-9"15'-6"
14'-2"85'-10"118'-10"17'-8"2A4.024'-9"45678910111213214151616'-8"15'-3"1821192223242526282720'-0"140'-0"1A4.0Mech.F.D.C.25'-0"BikeStationBike ParkingUTIL. POLEBIKE RACKSUTIL. POLE25'-0"18'-0" FENCE25'-0"8'-6"5'-4"(2) PARKING SPACESACCESSED FROM3RD LANE21'-0"3'-6"19'-8"18'-0"345678924'-10"Parcel Rm.2017PLANTERSPLANTERSGround Level PlanA2.00482Xref ..\Xrefs\x18115_Keyplan_3.dwgBaden StationEntitlement Set18-113February 24, 2020Residential SummaryBase Density: 26 UnitsDensity Bonus: 10 Units (35%)Project Total 36 UnitsExhibit B
EntryStorage7'-10" x 6'-3"Bathroom #16'-10" x 10'-4"CBCBStair Dn ToStreetStair #2Open ToBelowElevation +11'-8"2A3.04A3.03A3.01A3.0100'-0"39'-0"15'-9"
13'-6"
32'-4"
86'-6"33'-2"22'-6"15'-8"19'-10"2A4.0B1Trash ChuteElevatorStair #1CourtyardS141'-3"4'-0"A1S1S1S1S1A2A315'-9"19'-10"140'-0"1A4.0Open ToBelow7'-0"14'-6"2'-0"2'-0"24'-2"24'-8"19'-1"23'-0"Elevation +11'CourtyardC1A3S3Level 2 PlanA2.10482Xref ..\Xrefs\x18115_Keyplan_3.dwgBaden StationEntitlement Set18-113February 24, 2020Residential SummaryBase Density: 26 UnitsDensity Bonus: 10 Units (35%)Project Total 36 UnitsExhibit B
EntryStorage7'-10" x 6'-3"Bathroom #16'-10" x 10'-4"CBCBElevation +22'-0"C1Stair #22A3.04A3.03A3.01A3.0100'-0"39'-0"15'-9"33'-2"22'-6"19'-10"2A4.0B1Trash ChuteElevatorStair #1S141'-3"4'-0"A1A3S1S1S1S1Deck Area140'-0"1A4.0S3A2A415'-8"2'-0"2'-0"24'-2"24'-8"CourtyardBelowCourtyardBelow19'-1"23'-0"13'-6"
32'-4"
86'-6"
15'-9"19'-10"Level 3 PlanA2.20482Xref ..\Xrefs\x18115_Keyplan_3.dwgBaden StationEntitlement Set18-113February 24, 2020Residential SummaryBase Density: 26 UnitsDensity Bonus: 10 Units (35%)Project Total 36 UnitsExhibit B
EntryStorage7'-10" x 6'-3"Bathroom #16'-10" x 10'-4"CBCBElevation +32'-4"C1Stair #22A3.04A3.03A3.01A3.0140'-0"100'-0"39'-0"15'-9"33'-2"22'-6"19'-10"2A4.0B1Trash ChuteElevatorStair #1S141'-3"4'-0"A1S1S1S1S11A4.0A2A415'-8"2'-0"2'-0"24'-2"24'-8"CourtyardBelowCourtyardBelow19'-1"23'-0"A3S3Deck Area13'-6"
32'-4"
86'-6"
15'-9"19'-10"Level 4 PlanA2.30482Xref ..\Xrefs\x18115_Keyplan_3.dwgBaden StationEntitlement Set18-113February 24, 2020Residential SummaryBase Density: 26 UnitsDensity Bonus: 10 Units (35%)Project Total 36 UnitsExhibit B
Stair #2Open ToBelow2A3.04A3.03A3.01A3.0100'-0"39'-0"15'-9"33'-2"22'-6"19'-10"2A4.01A4.041'-3"4'-0"
19'-1"140'-0"15'-8"24'-2"24'-8"2'-0"2'-0"CourtyardBelowCourtyardBelowTrellis/CanopyTrellis/CanopyTrellis/CanopyTrellis/Canopy Trellis/Canopy
Trellis/Canopy Mech. Condensers Mech. Condensers
Mech. Condensers
23'-0"13'-6"
32'-4"
86'-6"
15'-9"Roof PlanA2.40482Xref ..\Xrefs\x18115_Keyplan_3.dwgBaden StationEntitlement Set18-113February 24, 2020Residential SummaryBase Density: 26 UnitsDensity Bonus: 10 Units (35%)Project Total 36 UnitsExhibit B
Attachment 4