HomeMy WebLinkAbout2020-12-21 e-packet@5:00Monday, December 21, 2020
5:00 PM
City of South San Francisco
P.O. Box 711 (City Hall, 400 Grand Avenue)
South San Francisco, CA
TELECONFERENCE MEETING
Housing Standing Committee of the City Council and
Planning Commission
Special Meeting Agenda
December 21, 2020Housing Standing Committee of the
City Council and Planning
Commission
Special Meeting Agenda
TELECONFERENCE MEETING NOTICE
THIS MEETING WILL BE CONDUCTED PURSUANT TO THE PROVISIONS OF THE
GOVERNOR’S EXECUTIVE ORDERS N-29-20 AND N-63-20 ALLOWING FOR DEVIATION
OF TELECONFERENCE RULES REQUIRED BY THE BROWN ACT & PURSUANT TO THE
ORDER OF THE HEALTH OFFICER OF SAN MATEO COUNTY DATED MARCH 31, 2020 AS
THIS MEETING IS NECESSARY SO THAT THE CITY CAN CONDUCT NECESSARY
BUSINESS AND IS PERMITTED UNDER THE ORDER AS AN ESSENTIAL
GOVERNMENTAL FUNCTION.
The purpose of conducting the meeting as described in this notice is to provide the safest environment for staff
and the public while allowing for public participation.
Vice Mayor Nagales and Mayor Addiego and essential City staff will participate via Teleconference.
PURSUANT TO RALPH M. BROWN ACT, GOVERNMENT CODE SECTION 54953, ALL VOTES
SHALL BE BY ROLL CALL DUE TO COUNCIL MEMBERS PARTICIPATING BY
TELECONFERENCE.
MEMBERS OF THE PUBLIC MAY VIEW THE MEETING VIA ZOOM:
Registration is required:
https://ssf-net.zoom.us/webinar/register/WN_F4EZ34CBR3KZIOAP69-85g
After registering, you will receive a confirmation email containing information about joining the meeting.
Please note that dialing in will only allow you to listen in on the meeting. To make a public comment during the
Zoom meeting follow the instructions listed under Remote Public Comments.
Page 2 City of South San Francisco Printed on 4/12/2021
December 21, 2020Housing Standing Committee of the
City Council and Planning
Commission
Special Meeting Agenda
Call To Order.
Roll Call.
Agenda Review.
Remote Public Comments - comments are limited to items on the Special Meeting Agenda.
Speakers are allowed to speak on items on the agenda for up to three minutes. If there appears to be a large
number of speakers, speaking time may be reduced subject to the Committee's discretion to limit the total
amount of time for public comments (Gov. Code sec. 54954.3.(b)(1).). Comments that are not in compliance
with the Committee's rules of decorum may be summarized for the record if they are in writing or muted if they
are made live.
Members of the public wishing to participate are encouraged to submit public comments in writing in advance of
the meeting to e-mail: [email protected] by 2:00 p.m. on the meeting date. Emails received by the deadline will be
forwarded to the Committee and read into the record by the City Clerk. Emails received after 2:00 p.m. will not
be read during the meeting but will be entered into the record for the meeting.
Oral Comments: Speakers are asked to register in advance via the Zoom platform, meeting information listed on
the agenda. You will be asked to enter a name, an email address, and the Agenda item about which you wish to
speak. Your email address will not be disclosed to the public. After registering, you will receive an email with
instructions on how to connect to the meeting.
When the City Clerk announces the item on which you wish to speak, your name will be called and you will be
unmuted. No more than three minutes will be allocated to read each email comment, and oral comments will
also be limited to no more than three minutes. Approximately 300 words total can be read in three minutes.
State law prevents the Committee from taking action on any matter not on the agenda; your comments may be
referred to staff for follow up.
MATTERS FOR CONSIDERATION
Motion to approve the Minutes for the meeting of October 19, 2020.1.
Study session for a Use Permit and Design Review to construct a Mixed-Use
Development, consisting of 27 residential units and 2,865 SF of retail, at 455-463
Grand Avenue. (Stephanie Skangos, Associate Planner)
2.
Study session for a proposed 480 unit multi-family residential project at 124 Airport
Boulevard and 100 Produce Avenue (Tony Rozzi, AICP, Chief Planner)
3.
Page 3 City of South San Francisco Printed on 4/12/2021
December 21, 2020Housing Standing Committee of the
City Council and Planning
Commission
Special Meeting Agenda
Adjournment.
Page 4 City of South San Francisco Printed on 4/12/2021
City of South San Francisco
Legislation Text
P.O. Box 711 (City Hall, 400
Grand Avenue)
South San Francisco, CA
File #:20-1001 Agenda Date:12/21/2020
Version:1 Item #:1.
Motion to approve the Minutes for the meeting of October 19, 2020.
City of South San Francisco Printed on 12/16/2020Page 1 of 1
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CALL TO ORDER 5:02 p.m.
ROLL CALL Present: Vice Mayor Addiego, Councilmember Matsumoto,
Planning Commission Vice Chair Evans, Planning
Commissioners Faria and Shihadeh.
AGENDA REVIEW
None.
PUBLIC COMMENTS
None.
MATTERS FOR CONSIDERATION
1. Motion to approve the Minutes from the meeting on September 16, 2019.
Motion – Planning Commission Faria / Second – Planning Commissioner Shihadeh to approve the
Minutes from the meeting of September 16, 2019. Item was approved unanimously.
2. Study session for a Planned Unit Development consisting of 13 single family dwelling units
with attached accessory dwelling units at 360 and 364 Alta Vista Drive. (Stephanie Skangos,
Associate Planner)
Associate Planner Skangos presented the item to the Housing Standing Committee (HSC) and
recommended the HSC receive the staff report and provide input regarding the proposed Planned
Unit Development at 360 and 364 Alta Vista Drive. She stated that on September 9, 2020, Morris
MINUTES
REGULAR MEETING
OF THE
HOUSING STANDING COMMITTEE OF THE
CITY COUNCIL AND
PLANNING COMMISSION
CITY OF SOUTH SAN FRANCISCO
P.O. Box 711 (City Hall, 400 Grand Avenue)
South San Francisco, California 94083
MONDAY, OCTOBER 19, 2020
5:00 p.m.
Teleconference via Zoom
Housing Standing Committee conducted this meeting in
accordance with California Governor Newsom’s Executive
Orders N-25-20 and N-29-20 and COVID-19 pandemic
protocols.
JOINT HOUSING STANDING COMMITTEE MEETING OCTOBER 19, 2020
MINUTES PAGE 2
Architecture submitted an application on behalf of William F. Adasiewiicz for a Planned Unit
Development which consisted of merging four (4) parcels into one (1) and constructing 14 single-
family dwelling units with attached accessory dwelling units (ADUs). The proposal had since been
revised to include 13 single-family dwelling units (12 units to be combined as duplexes for a total of
seven (7) structures) with attached ADUs and on-site open space. The seven (7) structures would be
accessed by a one-way private street that wrapped around the development site. Three (3) areas of
common open space were proposed, including a central walkway that accesses the front yard and
main entry of each dwelling unit. Two (2) off-street parking spaces, one (1) covered and one (1)
uncovered, were provided at the rear of each unit; entry to the ADUs would also be accessed from
the rear.
Associate Planner Skangos advised the proposed attached ADUs, one (1) per single-family dwelling
unit, were consistent with Government Code regulating ADUs and the City’s ADU Ordinance. The
proposal also complied with the City’s Inclusionary Housing Ordinance; 15 percent of the 13 single-
family dwelling units, for a total of two (2) units, would be designated as affordable units.
Associate Planner Skangos stated the Design Review Board (DRB) reviewed the initial proposal of
14 single-family dwelling units on October 15, 2019 and requested that several site planning and
design issues be addressed, including pedestrian access and circulation, lack of architectural
articulation and visual interest in side elevations, and concerns of overdevelopment of the site. The
DRB reviewed revised plans on February 18, 2020, which included a reduction in number of units to
13 single-family dwelling units, 12 of which were proposed as duplexes within seven (7) structures,
more accessible open space on-site, and clarification on both pedestrian and vehicular circulation.
Although the DRB liked the overall revised design concept, there were still comments regarding too
many design styles for the proposed porch columns, lack of architectural articulation and visual
interest for the elevations of the units along Alta Vista Drive, separation between pedestrian and
vehicular access, and landscaping along the central spine. On September 15, 2020, the DRB
reviewed a subsequent revision to plans. The DRB felt that the applicant had adequately addressed
all their comments and recommended approval of the proposed project with some minor comments
regarding landscaping.
Ryan Morris, Developer gave a brief overview of the development which included that the zoning
for the property would allow up to eight (8) units per acre and the site was on 1.5 acres which netted
about 13.4 units possible. Mr. Morris stated that most of the properties were on a gentle slope and all
very buildable. The square footage of each unit would be around 1,790 square feet for the main
house, plus 550 square feet for the ADU, and 220 square feet for the garage totaling just over 2,500
square feet for each unit. Mr. Morris advised the units would have a paved pathway between the
units with plants on either side.
Councilmember Matsumoto inquired whether a firetruck would have sufficient space in the
development to turn around if needed. Mr. Morris confirmed there would be enough room due to the
U-shaped driveway which allowed firetrucks to make a loop and continue around the driveway and
exit out the other end.
JOINT HOUSING STANDING COMMITTEE MEETING OCTOBER 19, 2020
MINUTES PAGE 3
Planning Commission Vice Chair Evans stated that she preferred the single home concept in terms of
not feeling that it was a larger development that it really was. She believed the DRB would prefer
more open space which drove the decision for a duplex setting.
Principal Planner Rozzi clarified that the design aspect was what drove the redesign of the project
primarily. He stated that open space had to be accessible, which added some complications related to
design.
Councilmember Matsumoto asked how many parking spaces were assigned per unit. Associate
Planner Skangos confirmed there would be two (2) parking spaces per unit, one (1) covered and one
(1) uncovered which was typical for a single family residence of that size.
Planning Commissioner Shihadeh stated he liked the design and architecture of the units. He
inquired whether there was a fire issue initially on the original design which prevented fire trucks
from easily maneuvering at the site. Principal Planner Rozzi stated there would not be a fire issue as
long as the homes were at least three (3) feet apart to allow a firefighter with equipment to pass
through. He identified that the street design did take some redesign to strike a balance between a
pedestrian pathway that felt safe and a road that could be used by an emergency vehicle. He couldn’t
recall specifics but would report back to Planning Commissioner Shihadeh after conducting some
research.
Planning Commissioner Shihadeh had concerns on parking with ADUs not requiring any parking. He
stated the City was currently facing a major challenge with neighborhoods pertaining to parking.
Planning Commissioner Shihadeh believed a family unit would have more than two (2) cars per unit.
Associate Planner Skangos advised there were a couple of bus stops around the corner of the project.
Per State law, regarding ADUs, additional parking spaces are not required if within a half mile
walking distance from local transportation including a bus stop.
Vice Mayor Addiego suggested an overflow parking lot in lieu of the open space originally designed
for the project. He inquired whether staff looked at the possibility of building a center road that
ended in a cul-de-sac at the project site. Mr. Morris stated they looked at that possibility at the early
stages of the project but decided on the current design from a development standpoint, the utilities
would be running down the center of the property for easier access rather than under the road.
Councilmember Matsumoto suggested that the ADUs not be part of the BMRs. Her preference
would be to designate a number of units as BMR to keep better track of funding. She asked whether
this project would ever go before City Council or just the Planning Commission. Principal Planner
Rozzi stated that the project could go before the City Council for the condo subdivision map and if
the BMR agreement was non-traditional. He added that it could also go before City Council because
staff was treating the project as a Planning Development so there would be a General Plan
Amendment that would be going before City Council.
Vice Mayor Addiego inquired whether it would be possible for the Planning Commission or the City
Council to require some guest parking in a project like this. Principal Planner Rozzi advised staff
JOINT HOUSING STANDING COMMITTEE MEETING OCTOBER 19, 2020
MINUTES PAGE 4
envisioned guest parking at the site but lost some on street parking due to fire requirements. Mr.
Adasiewiicz believed the property had four (4) parking spaces for guests at the back of the property.
He added that in front of the property, across the street there were two (2) churches which were
vacant all the time except for Friday’s and Sunday’s. Principal Planner Rozzi confirmed that the City
Council had the discretionary authority to require guest parking at the project site when this project
goes before the City Council for the Planning Development.
The Housing Standing Committee members thanked staff and the developers for their hard work and
patience.
ADJOURNMENT
Being no further business the meeting was adjourned at 6:08 p.m.
Submitted by: Approved by:
_______________________________ ______________________________
Gabriel Rodriguez, Deputy City Clerk Mark Addiego, Mayor
City of South San Francisco City of South San Francisco
Approved by the Housing Standing Committee: / /
City of South San Francisco
Legislation Text
P.O. Box 711 (City Hall, 400
Grand Avenue)
South San Francisco, CA
File #:20-988 Agenda Date:12/21/2020
Version:1 Item #:2.
Study session for a Use Permit and Design Review to construct a Mixed-Use Development,consisting of 27
residential units and 2,865 SF of retail, at 455-463 Grand Avenue.(Stephanie Skangos, Associate Planner)
RECOMMENDATION
Staff recommends that the Housing Standing Committee receive this staff report and provide input
regarding the proposed Mixed-Use Development at 455-463 Grand Avenue.
BACKGROUND/DISCUSSION
On June 30,2020,Fractured9,Inc.submitted an application on behalf of Roalto Corporation for a Mixed-Use
Development consisting of 27 residential units over ground floor retail and basement parking located at 455-
463 Grand Avenue in the Grand Avenue Core (GAC)sub-district of the Downtown Station Area Specific Plan
(DSASP).The project site consists of two through-lot parcels with frontages on Grand Avenue and Third Lane.
The two parcels are developed with an existing medical building and surface parking lot,which will be
demolished.
The proposed building will contain three stories on the Grand Avenue side and four stories on the Third Lane
side over a single-story podium and a basement level.An outdoor terrace at the podium level separates the
buildings and is connected to the Grand Avenue street level by a stair.The first floor will consist of
approximately 2,865 square feet of retail space facing Grand Avenue and amenities for the residential
component.The upper levels will be dedicated to 27 residential units.Parking will be located on the basement
level with access from Third Lane. A total of 32 parking spaces are proposed on-site using parking stackers.
The application includes a request for additional units under the State Density Bonus Law.Eleven percent of
the base residential units (20 units),for a total of two units,will be provided at a very low income affordability
level to acquire a 35 percent maximum density bonus allowed under current State Density Bonus Laws.One
additional unit will be provided at the very low income affordability level to comply with the City’s
Inclusionary Housing requirements (15 percent of base units).Utilization of the density bonus increases the
total number of allowed units for the project site to 27 residential units.
Additionally,under the State Density Bonus Law,the application is subject to two incentives or concessions
and an unlimited number of waivers from required development standards.The requested
incentives/concessions and development standard waivers are still being worked through with the applicant,
staff and the City Attorney‘s Office;however,a preliminary proposal has been submitted (see Attachment 3).
Since the submittal of the preliminary proposal,the requested waivers have changed to include only a waiver
request for parking requirements.
DESIGN REVIEW BOARD
The Design Review Board (DRB)reviewed the proposal on November 17,2020 and requested some minor site
planning and design revisions,including changes to the Grand Avenue façade of the building,reworking the
building parapet,implementation of wind attenuation measures for the proposed courtyard terrace,and
inclusion of more appropriate plant species for the City’s microclimate (see Attachment 4).
City of South San Francisco Printed on 12/16/2020Page 1 of 2
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File #:20-988 Agenda Date:12/21/2020
Version:1 Item #:2.
The DRB is scheduled to review the requested revisions on December 15,2020,and staff will present their
discussion and recommendation during the December 21, 2020 Housing Standing Committee meeting.
ENVIRONMENTAL REVIEW
The project site is located within the area covered by the adopted Downtown Station Area Specific Plan
(DSASP)Environmental Impact Report (EIR).An Environmental Consistency Analysis (ECA)has been
prepared by Lamphier-Gregory,analyzing the project against the DSASP EIR.The ECA is currently under
review by City staff and the City Attorney’s Office and further discussion will be presented to the Planning
Commission when the project is scheduled for their review.
CONCLUSION
Staff requests that the Housing Standing Committee provide input regarding the proposed Mixed-Use
Development consisting of 27 residential units and 2,865 SF of retail at 455-463 Grand Avenue before it
proceeds to Planning Commission review.
ATTACHMENTS
1.Project Plans
2.Landscaping Plans
3.Preliminary State Density Bonus and Inclusionary Housing Proposal
4.DRB Minutes - November 17, 2020
City of South San Francisco Printed on 12/16/2020Page 2 of 2
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455-463 GRAND AVENUE
LANDSCAPE ARCHITECT :
CO+LAB
224 29TH STREET
SAN FRANCISCO, CA 94131
PH. 612.554.9597
E: [email protected]
CEQA:
LAMPHIER GREGORY
1944 EMBARCADERO
OAKLAND, CA 94606
PH. 510.535.6674
E: [email protected]
ACCESSIBILITY :
GPPA ARCHITECTS
1076 ARLINGTON BLVD.
EL CERRITO, CA 94530
PH. 510.926.6226
E: [email protected]
VERTICAL TRANSPORTATION :
VDA
1388 SUTTER STREET , SUITE 608
SAN FRANCISCO, CA 94109
PH. 415.243.0313
E: [email protected]
JOINT TRENCH :
TARRAR
813 FIRST STREET
A. BRENTWOOD, CA 94513
PH. 925.240.2595
E: [email protected]
MEP:
ACIES
3371 OLCOTT STREET
SANTA CLARA, CA 95054
PH. 510.522.5255
E: [email protected]
CIVIL:
LUK & ASSOCIATES
738 ALFRED NOBEL DRIVE
HERCULES, CA 94547
PH. 510.724.3388
E: [email protected]
STRUCTURAL :
HIMMATI ENGINEERING
21 DEER OAKS CT.
PLEASANTON, CA 94588
PH. 510.440-9602
E: [email protected]
ARCHITECTS:
FRACTURED9
1700 TARAVAL STREET
SAN FRANCISCO, CA 94116
PH. 415.463.6104
E: [email protected]
GEOTECH:
WAYNE TING & ASSC.
42329 OSGOOD ROAD, UNIT A
FREMONT, CA 94539
PH. 510.623.7768
E: [email protected]
IRRIGATION :
PANORAMIC DESIGN GROUP
3060 EL CERRITO PLAZA # 528
EL CERRITO, CA 94530
PH. 415.463.6104
E: [email protected]
SURVEY :
LEA & BRAZE ENGINEERING
2495 INDUSTRIAL PARKWAY WEST
HAYWARD, CA 94545
PH. 510.887.4086
E: [email protected]
OF SHEET
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REVISION / ISSUE
7/31/21455-463 GRAND AVENUESOUTH SAN FRANCISCO, CA 94080OWNER: ROALTO CORPORATION & WESTERN PAYROLLFRACTURED91700 TARAVAL STREETSAN FRANCISCO, CA 94116PH. 415.463.6104A0.1COVER SHEET3-D PERSPECTIVEDESIGN TEAMMIXED USE BUILDING
SOUTH SAN FRANCISCO, CA 94080
OF SHEET
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REVISION / ISSUE
7/31/21455-463 GRAND AVENUESOUTH SAN FRANCISCO, CA 94080OWNER: ROALTO CORPORATION & WESTERN PAYROLLFRACTURED91700 TARAVAL STREETSAN FRANCISCO, CA 94116PH. 415.463.6104A0.2EXTERIOR RENDERINGGRAND AVENUE ELEVATION
PROJECT DESCRIPTION
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7/31/21455-463 GRAND AVENUESOUTH SAN FRANCISCO, CA 94080OWNER: ROALTO CORPORATION & WESTERN PAYROLLFRACTURED91700 TARAVAL STREETSAN FRANCISCO, CA 94116PH. 415.463.6104A0.3RENDERINGPROJECT DESCRIPTIONGRAND AVENUE STREET VIEWNORTH ELEVATION (FRONT)WEST ELEVATION
SOUTH ELEVATION (REAR)EAST ELEVATION 3RD LANE STREET VIEW
455-463 is a through lot site with frontage on both Grand Avenue and 3rd Lane. 455-463 Grand Avenue will contain
(3) stories of type V-A construction on the Grand Avenue side and (4) stories of type V-A construction on the 3rd
Lane side over single story type 1-A podium and a basement level. an outdoor terrace at the podium level
separates the buildings and is connected to the street level by a stair.
This project is a mixed use building comprising of 27 residential units, and commercial space on grand avenue.
The development is utilizing a unit increase (+7) by applying state density bonus law - formula used for 11% very
low income threshold. State Density Bonus Law allows us to apply for two incentives and unlimited waivers.
Allowed units = 20 added + 7 units, State Density Bonus Law = 27 units total. approximately, 2,865 sf of retail
space and apartment building amenities are contained in the first level podium. (32) Parking spaces are proposed
given the tight condition of the site with (2) additional spaces provided where the curb cut at the existing parking lot
will be removed (not included in our parking count).
State Density Bonus Law provisions allowed 11% very low income threshold.
(2) Incentives:
- Reduced/waived taxes
- Reduced building permit fees
Unlimited Planning Waivers:
- 0.5 Parking spaces per bedroom
- 1' Parapet height adjustment (rear)
- 1' Parapet height adjustment (front)
-
+HLJKWWRWHUUDFHSRGLXPOHYHO ¶´FOHDUDQFHIURPIORRUWRFHLOLQJLVSURYLGHG
- 20.200.005.c Build-to-line
SHEET INDEX
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7/31/21455-463 GRAND AVENUESOUTH SAN FRANCISCO, CA 94080OWNER: ROALTO CORPORATION & WESTERN PAYROLLFRACTURED91700 TARAVAL STREETSAN FRANCISCO, CA 94116PH. 415.463.6104A0.4SHEET INDEXPRE-APPLICATION LETTERSCOVER SHEET, DESIGN TEAM
EXTERIOR RENDERING
PROJECT DESCRIPTION, RENDERINGS
SHEET INDEX, PRE-APPLICATION LETTERS
A0.1
A0.2
A0.3
A0.4
BASEMENT FLOOR PLAN
GROUND FLOOR PLAN
SECOND FLOOR PLAN
THIRD FLOOR PLAN
FOURTH FLOOR PLAN
FIFTH FLOOR PLAN
ROOF PLAN
A1.1
A1.2
A1.3
A1.4
A1.5
A1.6
A1.7
BUILDING SECTION THRU COURTYARD STAIR
BUILDING SECTION THRU COURTYARD
A3.1
A3.2
PRE-APPLICATION LETTER
STAIR 1 PLANS & SECTIONS
STAIR 2 PLANS & SECTIONS
STAIR 3 PLANS & SECTIONS
TRASH CHUTE DETAILS
TRASH CHUTE 2 DETAILS
LIFT 1 PLAN & SECTION
MONUMENTAL STAIR
A7.1
A7.2
A7.3
A7.4
A7.5
A7.6
A7.7
NORTH ELEVATION (GRAND AVENUE)
SOUTH ELEVATION (3RD LANE)
COURTYARD ELEVATION (NORTH)
COURTYARD ELEVATION (SOUTH)
EAST ELEVATION
WEST ELEVATION
EAST ELEVATION B
WEST ELEVATION B
ELEVATIONS WITH LINDEN ELEVATIONS
ELEVATIONS WITH CADANCE ELEVATIONS
ELEVATIONS WITH BADEN ELEVATIONS
A2.1
A2.2
A2.3
A2.4
A2.5
A2.6
A2.7
A2.8
A2.9
A2.10
A2.11
1-BEDROOM UNIT TYPES
2-BEDROOM UNIT TYPES
2-BEDROOM UNIT TYPES
3-BEDROOM UNIT TYPES
3-BEDROOM UNIT TYPES
3-BEDROOM UNIT TYPES
LIFT-SLIDE PARK ENLARGED PLAN
LIFT-SLIDE PARK ENLARGED PLAN
A4.1
A4.2
A4.3
A4.4
A4.5
A4.6
A4.7
A4.8
BUILDING & SITE INFORMATION
VICINITY MAP, SITE PLAN (EXISTING)
DEMOLITION SITE PLAN
SITE PLAN (PROPOSED)
SHADOW STUDY
ZONING CODE COMPLIANCE
INCLUSIONARY FLOOR PLANS
SITE PHOTOS (EXISTING)
MATERIAL BOARD
PLANNING COMMENT RESPONSE
PROJECT PRECEDENCE
A0.5
A0.6
A0.7
A0.8
A0.8B
A0.9
A0.10
A0.11
A0.12
A0.13
TOPOGRAPHIC SURVEYSU-1
PRELIMINARY GRADING PLAN: ELEVATIONS
PRELIMINARY UTILITY PLAN
PRELIMINARY STORMWATER TREATMENT PLAN
C4.1
C5.1
C6.1
WATER EFFICIENT LANDSCAPE
ORDINANCE DOCUMENTATION
LANDSCAPE:
PRELIMINARY STREET LEVEL PLAN
LANDSCAPE: PRELIMINARY SECOND FLOOR
COURTYARD LANDSCAPE PLAN
LANDSCAPE: PRELIMINARY SECOND FLOOR
COURTYARD IRRIGATION PLAN
LANDSCAPE: PRELIMINARY ROOF LEVEL
L0.0
L1.0
L2.0
L2.1
L3.0
BUILDING AND SITE INFORMATION
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7/31/21455-463 GRAND AVENUESOUTH SAN FRANCISCO, CA 94080OWNER: ROALTO CORPORATION & WESTERN PAYROLLFRACTURED91700 TARAVAL STREETSAN FRANCISCO, CA 94116PH. 415.463.6104A0.5BUILDING & SITE INFORMATION
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7/31/21455-463 GRAND AVENUESOUTH SAN FRANCISCO, CA 94080OWNER: ROALTO CORPORATION & WESTERN PAYROLLFRACTURED91700 TARAVAL STREETSAN FRANCISCO, CA 94116PH. 415.463.6104A0.6VICINITY MAPEXISTING SITE PLAN
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7/31/21455-463 GRAND AVENUESOUTH SAN FRANCISCO, CA 94080OWNER: ROALTO CORPORATION & WESTERN PAYROLLFRACTURED91700 TARAVAL STREETSAN FRANCISCO, CA 94116PH. 415.463.6104A0.7DEMOLITION PLAN
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7/31/21455-463 GRAND AVENUESOUTH SAN FRANCISCO, CA 94080OWNER: ROALTO CORPORATION & WESTERN PAYROLLFRACTURED91700 TARAVAL STREETSAN FRANCISCO, CA 94116PH. 415.463.6104A0.8SITE PLAN (PROPOSED)
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7/31/21455-463 GRAND AVENUESOUTH SAN FRANCISCO, CA 94080OWNER: ROALTO CORPORATION & WESTERN PAYROLLFRACTURED91700 TARAVAL STREETSAN FRANCISCO, CA 94116PH. 415.463.6104A0.8BSHADOW STUDYSHADOW STUDIES
SPRING
EQUINOX
SUMMER
SOLSTICE
FALL
EQUINOX
WINNER
SOLSTICE
9AM 12PM 3PM
9AM 12PM 3PM
9AM 12PM 3PM
9AM 12PM 3PM
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7/31/21455-463 GRAND AVENUESOUTH SAN FRANCISCO, CA 94080OWNER: ROALTO CORPORATION & WESTERN PAYROLLFRACTURED91700 TARAVAL STREETSAN FRANCISCO, CA 94116PH. 415.463.6104A0.9ZONING CODE COMPLIANCEINCLUSIONARY PLANS
A0.10SITE PHOTOS (EXISTING)OF SHEET
SHEET #
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DATE
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7/31/21455-463 GRAND AVENUESOUTH SAN FRANCISCO, CA 94080OWNER: ROALTO CORPORATION & WESTERN PAYROLLFRACTURED91700 TARAVAL STREETSAN FRANCISCO, CA 94116PH. 415.463.6104SITE STREET VIEW - GRAND AVENUE
OPPOSITE SIDE STREET VIEW
AERIAL
EXISTING SITE PHOTOS
SITE
REAR STREET VIEW - 3RD LANE
A0.11MATERIAL BOARDOF SHEET
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7/31/21455-463 GRAND AVENUESOUTH SAN FRANCISCO, CA 94080OWNER: ROALTO CORPORATION & WESTERN PAYROLLFRACTURED91700 TARAVAL STREETSAN FRANCISCO, CA 94116PH. 415.463.6104MATERIAL BOARD
A0.12PLANNING COMMENTRESPONSE SHEETOF SHEET
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7/31/21455-463 GRAND AVENUESOUTH SAN FRANCISCO, CA 94080OWNER: ROALTO CORPORATION & WESTERN PAYROLLFRACTURED91700 TARAVAL STREETSAN FRANCISCO, CA 94116PH. 415.463.6104
A0.13PROJECT PRECEDENCEOF SHEET
SHEET #
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7/31/21455-463 GRAND AVENUESOUTH SAN FRANCISCO, CA 94080OWNER: ROALTO CORPORATION & WESTERN PAYROLLFRACTURED91700 TARAVAL STREETSAN FRANCISCO, CA 94116PH. 415.463.6104THEORY 33
GRAND AVENUE
THAI RESTAURANT
A1.1BASEMENT FLOOR PLAN OF SHEET
SHEET #
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7/31/21455-463 GRAND AVENUESOUTH SAN FRANCISCO, CA 94080OWNER: ROALTO CORPORATION & WESTERN PAYROLLFRACTURED91700 TARAVAL STREETSAN FRANCISCO, CA 94116PH. 415.463.6104
A1.2FIRST FLOOR PLAN OF SHEET
SHEET #
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7/31/21455-463 GRAND AVENUESOUTH SAN FRANCISCO, CA 94080OWNER: ROALTO CORPORATION & WESTERN PAYROLLFRACTURED91700 TARAVAL STREETSAN FRANCISCO, CA 94116PH. 415.463.6104
A1.3SECOND FLOOR PLAN OF SHEET
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7/31/21455-463 GRAND AVENUESOUTH SAN FRANCISCO, CA 94080OWNER: ROALTO CORPORATION & WESTERN PAYROLLFRACTURED91700 TARAVAL STREETSAN FRANCISCO, CA 94116PH. 415.463.6104
A1.4THIRD FLOOR PLAN OF SHEET
SHEET #
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7/31/21455-463 GRAND AVENUESOUTH SAN FRANCISCO, CA 94080OWNER: ROALTO CORPORATION & WESTERN PAYROLLFRACTURED91700 TARAVAL STREETSAN FRANCISCO, CA 94116PH. 415.463.6104
A1.5FOURTH FLOOR PLAN OF SHEET
SHEET #
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7/31/21455-463 GRAND AVENUESOUTH SAN FRANCISCO, CA 94080OWNER: ROALTO CORPORATION & WESTERN PAYROLLFRACTURED91700 TARAVAL STREETSAN FRANCISCO, CA 94116PH. 415.463.6104
A1.6FIFTH FLOOR PLAN OF SHEET
SHEET #
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7/31/21455-463 GRAND AVENUESOUTH SAN FRANCISCO, CA 94080OWNER: ROALTO CORPORATION & WESTERN PAYROLLFRACTURED91700 TARAVAL STREETSAN FRANCISCO, CA 94116PH. 415.463.6104
A1.7ROOF PLAN OF SHEET
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7/31/21455-463 GRAND AVENUESOUTH SAN FRANCISCO, CA 94080OWNER: ROALTO CORPORATION & WESTERN PAYROLLFRACTURED91700 TARAVAL STREETSAN FRANCISCO, CA 94116PH. 415.463.6104
OF SHEET
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7/31/21455-463 GRAND AVENUESOUTH SAN FRANCISCO, CA 94080OWNER: ROALTO CORPORATION & WESTERN PAYROLLFRACTURED91700 TARAVAL STREETSAN FRANCISCO, CA 94116PH. 415.463.6104A2.1NORTH ELEVATION (GRAND AVENUE)
OF SHEET
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7/31/21455-463 GRAND AVENUESOUTH SAN FRANCISCO, CA 94080OWNER: ROALTO CORPORATION & WESTERN PAYROLLFRACTURED91700 TARAVAL STREETSAN FRANCISCO, CA 94116PH. 415.463.6104A2.2SOUTH ELEVATION (3RD LANE)
OF SHEET
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7/31/21455-463 GRAND AVENUESOUTH SAN FRANCISCO, CA 94080OWNER: ROALTO CORPORATION & WESTERN PAYROLLFRACTURED91700 TARAVAL STREETSAN FRANCISCO, CA 94116PH. 415.463.6104A2.3COURTYARD ELEVATION (NORTH)
OF SHEET
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7/31/21455-463 GRAND AVENUESOUTH SAN FRANCISCO, CA 94080OWNER: ROALTO CORPORATION & WESTERN PAYROLLFRACTURED91700 TARAVAL STREETSAN FRANCISCO, CA 94116PH. 415.463.6104A2.4COURTYARD ELEVATION (SOUTH)
OF SHEET
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7/31/21455-463 GRAND AVENUESOUTH SAN FRANCISCO, CA 94080OWNER: ROALTO CORPORATION & WESTERN PAYROLLFRACTURED91700 TARAVAL STREETSAN FRANCISCO, CA 94116PH. 415.463.6104A2.5EAST ELEVATION
OF SHEET
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7/31/21455-463 GRAND AVENUESOUTH SAN FRANCISCO, CA 94080OWNER: ROALTO CORPORATION & WESTERN PAYROLLFRACTURED91700 TARAVAL STREETSAN FRANCISCO, CA 94116PH. 415.463.6104A2.6WEST ELEVATION
OF SHEET
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7/31/21455-463 GRAND AVENUESOUTH SAN FRANCISCO, CA 94080OWNER: ROALTO CORPORATION & WESTERN PAYROLLFRACTURED91700 TARAVAL STREETSAN FRANCISCO, CA 94116PH. 415.463.6104A2.7EAST ELEVATION B
OF SHEET
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7/31/21455-463 GRAND AVENUESOUTH SAN FRANCISCO, CA 94080OWNER: ROALTO CORPORATION & WESTERN PAYROLLFRACTURED91700 TARAVAL STREETSAN FRANCISCO, CA 94116PH. 415.463.6104A2.8WEST ELEVATION
OF SHEET
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7/31/21455-463 GRAND AVENUESOUTH SAN FRANCISCO, CA 94080OWNER: ROALTO CORPORATION & WESTERN PAYROLLFRACTURED91700 TARAVAL STREETSAN FRANCISCO, CA 94116PH. 415.463.6104A2.9GRAND AVENUE ELEVATIONSLINDEN ELEVATIONS
OF SHEET
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7/31/21455-463 GRAND AVENUESOUTH SAN FRANCISCO, CA 94080OWNER: ROALTO CORPORATION & WESTERN PAYROLLFRACTURED91700 TARAVAL STREETSAN FRANCISCO, CA 94116PH. 415.463.6104A2.10GRAND AVENUE ELEVATIONSCADANCE ELEVATIONS
OF SHEET
SHEET #
DRAWN BY
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7/31/21455-463 GRAND AVENUESOUTH SAN FRANCISCO, CA 94080OWNER: ROALTO CORPORATION & WESTERN PAYROLLFRACTURED91700 TARAVAL STREETSAN FRANCISCO, CA 94116PH. 415.463.6104A2.11GRAND AVENUE ELEVATIONSBADEN ELEVATIONS
OF SHEET SHEET # DRAWN BYDATECHECKED BYREVISION / ISSUE7/31/21455-463 GRAND AVENUE
SOUTH SAN FRANCISCO, CA 94080
OWNER: ROALTO CORPORATION & WESTERN PAYROLL
FRACTURED9
1700 TARAVAL STREET
SAN FRANCISCO, CA 94116
PH. 415.463.6104A3.1BUILDING SECTION THRU
COURTYARD STAIR
OF SHEET SHEET # DRAWN BYDATECHECKED BYREVISION / ISSUE7/31/21455-463 GRAND AVENUE
SOUTH SAN FRANCISCO, CA 94080
OWNER: ROALTO CORPORATION & WESTERN PAYROLL
FRACTURED9
1700 TARAVAL STREET
SAN FRANCISCO, CA 94116
PH. 415.463.6104A3.2BUILDING SECTION THRU COURTYARD
A4.1 1 BEDROOM UNIT TYPES
OF SHEET SHEET # DRAWN BYDATECHECKED BYREVISION / ISSUE7/31/21455-463 GRAND AVENUE
SOUTH SAN FRANCISCO, CA 94080
OWNER: ROALTO CORPORATION & WESTERN PAYROLL
FRACTURED9
1700 TARAVAL STREET
SAN FRANCISCO, CA 94116
PH. 415.463.6104
A4.2 2 BEDROOM UNIT TYPES
OF SHEET SHEET # DRAWN BYDATECHECKED BYREVISION / ISSUE7/31/21455-463 GRAND AVENUE
SOUTH SAN FRANCISCO, CA 94080
OWNER: ROALTO CORPORATION & WESTERN PAYROLL
FRACTURED9
1700 TARAVAL STREET
SAN FRANCISCO, CA 94116
PH. 415.463.6104
A4.3 2 BEDROOM UNIT TYPES
OF SHEET SHEET # DRAWN BYDATECHECKED BYREVISION / ISSUE7/31/21455-463 GRAND AVENUE
SOUTH SAN FRANCISCO, CA 94080
OWNER: ROALTO CORPORATION & WESTERN PAYROLL
FRACTURED9
1700 TARAVAL STREET
SAN FRANCISCO, CA 94116
PH. 415.463.6104
A4.43 BEDROOM TYPE A & B
OF SHEET SHEET # DRAWN BYDATECHECKED BYREVISION / ISSUE7/31/21455-463 GRAND AVENUE
SOUTH SAN FRANCISCO, CA 94080
OWNER: ROALTO CORPORATION & WESTERN PAYROLL
FRACTURED9
1700 TARAVAL STREET
SAN FRANCISCO, CA 94116
PH. 415.463.6104
A4.53 BEDROOM TYPE A & B
OF SHEET SHEET # DRAWN BYDATECHECKED BYREVISION / ISSUE7/31/21455-463 GRAND AVENUE
SOUTH SAN FRANCISCO, CA 94080
OWNER: ROALTO CORPORATION & WESTERN PAYROLL
FRACTURED9
1700 TARAVAL STREET
SAN FRANCISCO, CA 94116
PH. 415.463.6104
A4.63 BEDROOM TYPE C
OF SHEET SHEET # DRAWN BYDATECHECKED BYREVISION / ISSUE7/31/21455-463 GRAND AVENUE
SOUTH SAN FRANCISCO, CA 94080
OWNER: ROALTO CORPORATION & WESTERN PAYROLL
FRACTURED9
1700 TARAVAL STREET
SAN FRANCISCO, CA 94116
PH. 415.463.6104
A4.7LIFT-SLIDE PARK ENLARGED PLAN
OF SHEET SHEET # DRAWN BYDATECHECKED BYREVISION / ISSUE7/31/21455-463 GRAND AVENUE
SOUTH SAN FRANCISCO, CA 94080
OWNER: ROALTO CORPORATION & WESTERN PAYROLL
FRACTURED9
1700 TARAVAL STREET
SAN FRANCISCO, CA 94116
PH. 415.463.6104
A4.8LIFT-SLIDE PARK ENLARGED PLAN
OF SHEET SHEET # DRAWN BYDATECHECKED BYREVISION / ISSUE7/31/21455-463 GRAND AVENUE
SOUTH SAN FRANCISCO, CA 94080
OWNER: ROALTO CORPORATION & WESTERN PAYROLL
FRACTURED9
1700 TARAVAL STREET
SAN FRANCISCO, CA 94116
PH. 415.463.6104
OF SHEET SHEET # DRAWN BYDATECHECKED BYREVISION / ISSUE7/31/21455-463 GRAND AVENUE
SOUTH SAN FRANCISCO, CA 94080
OWNER: ROALTO CORPORATION & WESTERN PAYROLL
FRACTURED9
1700 TARAVAL STREET
SAN FRANCISCO, CA 94116
PH. 415.463.6104A7.1STAIR 1 PLANS & SECTIONS
OF SHEET SHEET # DRAWN BYDATECHECKED BYREVISION / ISSUE7/31/21455-463 GRAND AVENUE
SOUTH SAN FRANCISCO, CA 94080
OWNER: ROALTO CORPORATION & WESTERN PAYROLL
FRACTURED9
1700 TARAVAL STREET
SAN FRANCISCO, CA 94116
PH. 415.463.6104A7.2STAIR 2 PLANS & SECTIONS
OF SHEET SHEET # DRAWN BYDATECHECKED BYREVISION / ISSUE7/31/21455-463 GRAND AVENUE
SOUTH SAN FRANCISCO, CA 94080
OWNER: ROALTO CORPORATION & WESTERN PAYROLL
FRACTURED9
1700 TARAVAL STREET
SAN FRANCISCO, CA 94116
PH. 415.463.6104A7.3STAIR 3 PLANS & SECTIONS
OF SHEET SHEET # DRAWN BYDATECHECKED BYREVISION / ISSUE7/31/21455-463 GRAND AVENUE
SOUTH SAN FRANCISCO, CA 94080
OWNER: ROALTO CORPORATION & WESTERN PAYROLL
FRACTURED9
1700 TARAVAL STREET
SAN FRANCISCO, CA 94116
PH. 415.463.6104A7.4TRASH CHUTE DETAILS
OF SHEET SHEET # DRAWN BYDATECHECKED BYREVISION / ISSUE7/31/21455-463 GRAND AVENUE
SOUTH SAN FRANCISCO, CA 94080
OWNER: ROALTO CORPORATION & WESTERN PAYROLL
FRACTURED9
1700 TARAVAL STREET
SAN FRANCISCO, CA 94116
PH. 415.463.6104A7.5TRASH CHUTE 2 DETAILS
OF SHEET SHEET # DRAWN BYDATECHECKED BYREVISION / ISSUE7/31/21455-463 GRAND AVENUE
SOUTH SAN FRANCISCO, CA 94080
OWNER: ROALTO CORPORATION & WESTERN PAYROLL
FRACTURED9
1700 TARAVAL STREET
SAN FRANCISCO, CA 94116
PH. 415.463.6104A7.6LIFT 1 PLAN & SECTION
OF SHEET SHEET # DRAWN BYDATECHECKED BYREVISION / ISSUE7/31/21455-463 GRAND AVENUE
SOUTH SAN FRANCISCO, CA 94080
OWNER: ROALTO CORPORATION & WESTERN PAYROLL
FRACTURED9
1700 TARAVAL STREET
SAN FRANCISCO, CA 94116
PH. 415.463.6104A7.7MONUMENTAL STAIR
I HAVE COMPLIED WITH THE CRITERIA OF THE ORDINANCE AND APPLIED THEM FOR THE
EFFICIENT USE OF WATER IN THE LANDSCAPE DESIGN PLAN.
SIGNATURE * DATE
1. PER WELO 492.5 (2)(B) SIGNIFICANT MASS GRADING IS PLANNED.
2. CONTRACTOR SHALL TEST SOIL AND PROVIDE SOIL ANALYSIS REPORT TO DESIGNER AND OWNER AFTER
CONSTRUCTION IS COMPLETE AND BEFORE PLANTING IS INSTALLED.
3. CONDUCT SOIL SAMPLING IN ACCORDANCE WITH ALL LABORATORY PROTOCOLS.
4. THE SOIL TEST SHALL INCLUDE: SOIL TEXTURE, INFILTRATION RATE, PH, TOTAL SOLUBLE SALTS, SODIUM, PERCENT
ORGANIC MATTER AND RECOMMENDATIONS FOR ORGANIC AMENDMENTS AND COMPOST
5. SUBMIT SOIL TEST REPORT BY ACCREDITED SOILS LAB SOIL PLANT LAB. TAKE SAMPLES FROM A MINIMUM OF 3
LOCATIONS (FRONT, MIDDLE AND BACK) OF SITE. FOLLOW SAMPLING INSTRUCTIONS FROM LAB. REQUEST ORGANIC
AMENDMENTS.
6. COMPOST: PER THE WATER EFFICIENT LANDSCAPE ORDINANCE, A MINIMUM OF FOUR CUBIC YARDS OF COMPOST
PER 1,000 SQUARE FEET OF PERMEABLE AREA TO A DEPTH OF SIX INCHES SHALL BE APPLIED FOR THE PURPOSE OF
REDUCING EVAPORATION, SUPPRESSING WEEDS, MODERATING SOIL TEMPERATURE AND PREVENTING SOIL
EROSION.
7. SOIL PREPARATION:
A. TOPDRESS PLANTING AREAS WITH A MINIMUM OF 6CY/1000 SF OF ORGANIC COMPOST TO THE ENTIRE PLANTING
AREA.
B. DO NOT TILL. TILLING DAMAGES SOIL STRUCTURE AND RELEASES CARBON INTO THE ATMOSPHERE.
8. MOISTURE CONTENT: DO NOT WORK ON OR AROUND THE SOIL WHEN MOISTURE CONTENT IS SO GREAT THAT
COMPACTION WILL OCCUR, NOR WHEN IT IS SO DRY THAT DUST WILL FORM, OR WHEN SOIL CLODS WILL NOT BREAK
READILY. APPLY WATER IF NECESSARY TO BRING SOIL TO OPTIMUM MOISTURE CONTENT TO COMPLETE THE
SPECIFIED WORK.
9. MULCH: PER THE WATER EFFICIENT LANDSCAPE ORDINANCE, A MINIMUM 3-INCH LAYER OF ORGANIC MULCH SHALL BE
APPLIED ON ALL EXPOSED SOIL SURFACES FOR THE PURPOSE OF REDUCING EVAPORATION, SUPPRESSING WEEDS,
MODERATING SOIL TEMPERATURE AND PREVENTING SOIL EROSION.
10. CONTRACTOR SHALL SUBMIT DOCUMENTATION VERIFYING IMPLEMENTATION OF SOIL ANALYSIS REPORT
RECOMMENDATIONS TO THE LOCAL AGENCY WITH CERTIFICATE OF COMPLETION.
492.5: SOIL MANAGEMENT REPORT
492.4: WATER EFFICIENT LANDSCAPE WORKSHEET
*LICENSED LANDSCAPE ARCHITECT, LICENSED LANDSCAPE CONTRACTOR OR OTHER AUTHORIZED PERSON
I HAVE COMPLIED WITH THE CRITERIA OF THE ORDINANCE AND APPLIED THEM ACCORDINGLY
FOR THE EFFICIENT USE OF WATER IN THE IRRIGATION DESIGN PLAN.
SIGNATURE * DATE
*LICENSED LANDSCAPE ARCHITECT, CERTIFIED IRRIGATION DESIGNER, LICENSED LANDSCAPE CONTRACTOR, OR
OTHER PERSON AUTHORIZED TO DESIGN AN IRRIGATION SYSTEM
492.6: LANDSCAPE DESIGN PLAN
492.7: IRRIGATION DESIGN PLAN
ATTACH PARAMETERS FOR SETTING THE IRRIGATION SCHEDULE ON CONTROLLER.
ATTACH SCHEDULE OF LANDSCAPE AND IRRIGATION MAINTENANCE
LOCAL AGENCY OR THIRD PARTY CERTIFIED IRRIGATION AUDITOR SHALL PERFORM AUDIT.
ATTACH LANDSCAPE IRRIGATION AUDIT REPORT.
ATTACH SOIL ANALYSIS REPORT
ATTACH DOCUMENTATION VERIFYING IMPLEMENTATION OF RECOMMENDATIONS FROM SOIL
ANALYSIS REPOT
THIS PLAN SHEET IS FOR USE BY
1) NEW LANDSCAPES ≥ 500 SF. (IF BETWEEN 500 - 2,500 SF THE LOCAL AGENCY MAY ALLOW
TO COMPLY WITH PRESCRIPTIVE MEASURES IN APPENDIX D.)
2) REHABILITATED LANDSCAPES ≥ 2,500 SF.
TITLE 24, PART 11, CALIFORNIA GREEN BUILDING CODE (CALGREEN)
https://codes.iccsafe.org/content/chapter/15761/
STATE MODEL WATER EFFICIENT LANDSCAPE ORDINANCE:
https://water.ca.gov/LegacyFiles/wateruseefficiency/docs/MWELO09-10-09.pdf
492.3: PROJECT INFORMATION
492.3: LANDSCAPE DOCUMENTATION PACKAGE
492.9: CERTIFICATE OF COMPLETION
I AGREE TO COMPLY WITH THE REQUIREMENTS OF THE WATER EFFICIENT LANDSCAPE
ORDINANCE AND SUBMIT A COMPLETE LANDSCAPE DOCUMENTATION PACKAGE.
APPLICANT SIGNATURE DATE
492.3: LANDSCAPE DOCUMENTATION PACKAGE
490.1: APPLICABILITY
492.10: IRRIGATION SCHEDULING
492.11: MAINTENANCE
492.12: IRRIGATION AUDIT
492.7 THE IRRIGATION SYSTEM IS DESIGNED TO COMPLY WITH MWELO, THE STATE
OF CALIFORNIA WATER EFFICIENT LANDSCAPE ORDINANCE.
1. THE DESIGN OF THE IRRIGATION SYSTEM CONFORMS TO THE HYDROZONES OF
THE LANDSCAPE DESIGN PLAN.
2. THE SYSTEM IS DESIGNED TO REDUCE WATER USE TO THE MINIMUM AMOUNT
TO SUSTAIN HEALTHY PLANT GROWTH AND TO PREVENT RUNOFF, LOW HEAD
DRAINAGE AND OVERSPRAY.
3. BACKFLOW PROTECTION IS INSTALLED AT THE POINT OF CONNECTION.
4. A SEPARATE DEDICATED WATER METER OR SUBMETER IS PROVIDED.
5. A SMART CONTROLLER WITH NON-VOLATILE MEMORY AND UTILIZING
EVAPOTRANSPIRATION OR SOIL MOISTURE DATA FOR SCHEDULING IS
INSTALLED. WEATHER SENSORS ARE PROVIDED.
6. STATIC WATER PRESSURE AT THE POINT OF CONNECTION IS PROVIDED.
7. PRESSURE REGULATION IS PROVIDED.
8. A MASTER SHUT-OFF VALVE IS INSTALLED.
9. A FLOW SENSOR IS INSTALLED.
10. MANUAL SHUT-OFF VALVES ARE PROVIDED AT THE POINT OF CONNECTION,
BEFORE EACH VALVE ASSEMBLY AND BEFORE AND AFTER EACH SLEEVE
CROSSING PAVEMENT.
11. SEPARATE VALVES ARE USED TO IRRIGATE EACH HYDROZONE.
12. PROVIDE A SCHEDULE:
A. FOR ZONES WITH DEEP ROOTED TREES SCHEDULE THE STATIONS TO RUN
AT A LOW FREQUENCY AND LONG DURATION
B. FOR ZONES WITH MEDIUM ROOTED SHRUBS SCHEDULE THE STATIONS TO
RUN AT A MEDIUM FREQUENCY AND MEDIUM DURATION .
C. FOR ZONES WITH SHALLOW ROOTED GROUNDCOVERS SCHEDULE THE
STATIONS TO RUN AT A HIGH FREQUENCY AND SHORT DURATION.
492.7: IRRIGATION DESIGN PLAN
AGENCY STAMP
PHASE 1: PRE-CONSTRUCTION SIGNATURES
I CERTIFY THAT THE LANDSCAPE HAS BEEN INSTALLED PER THE APPROVED LANDSCAPE
DOCUMENTATION PACKAGE.
SIGNATURE * DATE
*SIGNER OF THE LANDSCAPE DESIGN PLAN, THE SIGNER OF THE IRRIGATION DESIGN PLAN
OR THE LICENSED LANDSCAPE CONTRACTOR
ATTACH APPENDIX C
492.5: SOIL MANAGEMENT REPORT
PHASE 2: POST-CONSTRUCTION SIGNATURES & ATTACHMENTS:
·MWELO DOCUMENTATION
·LANDSCAPE DESIGN PLAN
·IRRIGATION DESIGN PLAN
·GRADING DESIGN PLAN: SEE CIVIL PLANS
NOTE THAT THIS LIST IS FOR MWELO COMPLIANCE ONLY AND IS NOT THE SAME AS
THE SHEET LIST IN THE PROJECT PLAN SET.
MWELO WORKSHEET CALCULATIONS
THE CALCULATIONS IN THIS WORKSHEET WILL REQUIRE UPDATING ALONG WITH THE DEVELOPMENT OF THE PROJECT
DESIGN.
WATER EFFICIENT
LANDSCAPE
ORDINANCE
DOCUMENTATION
DATE: DECEMBER 7, 2020
PROJECT APPLICANT: FRACTURED9
PROJECT ADDRESS: 455-463 GRAND AVE, SOUTH SAN FRANCISCO, CA
TOTAL LANDSCAPE AREA (SF): 978
TURF AREA (SF): 0
NON-TURF PLANT MATERIAL AREA (SF): 978
PROJECT TYPE: NEW MIXED USE
(NEW, REHABILITATED, PUBLIC, PRIVATE, CEMETERY, HOMEOWNER-INSTALLED)
WATER SUPPLY TYPE : POTABLE
(POTABLE/RECYCLED/WELL)
LOCAL WATER PURVEYOR: CALIFORNIA WATER SERVICE (CAL WATER)
REQUIRED AT BUILDING PERMIT PHASE
492.7. (a)(2)(C) TREES
1. WHERE FEASIBLE, TREES SHALL BE PLACED ON SEPARATE VALVES FROM
SHRUBS, GROUNDCOVERS AND TURF TO FACILITATE THE APPROPRIATE
IRRIGATION OF TREES. THE MATURE SIZE AND EXTENT OF THE ROOT ZONE
SHALL BE CONSIDERED WHEN DESIGNING IRRIGATION FOR THE TREE.
2. SEPARATE VALVES ARE NOT REQUIRED. SEPARATE VALVES DO NOT ENSURE
THAT TREES ARE IRRIGATED APPROPRIATELY.
3. APPROPRIATE TREE IRRIGATION MUST ENSURE THAT THE IRRIGATION DEVICE
AND SCHEDULE PROVIDE THE BEST METHOD OF DELIVERING WATER TO THE
ROOT ZONE AND WHICH EXPANDS AS IT GROWS. SEPARATE VALVES DO NOT
ENSURE THIS. BUBBLERS DO NOT ENSURE THIS.
4. A SEPARATE SCHEDULE FOR A VALVE CAN PROVIDE THE DEEP AND
INFREQUENT IRRIGATION THAT THE TREE REQUIRES.
492.6: LANDSCAPE DESIGN PLAN
THE LANDSCAPE IS DESIGNED TO COMPLY WITH MWELO, THE STATE OF CALIFORNIA
WATER EFFICIENT LANDSCAPE ORDINANCE WHICH IS BASED ON PRINCIPLES OF
SUSTAINABLE LANDSCAPES AND DROUGHT RESILIENCE.
1. TURF DOES NOT EXCEED 25% OF THE TOTAL LANDSCAPE AREA
2. SPECIES ARE SELECTED WITH CONSIDERATION OF THEIR WATER USE
3. PLANTS ARE PLACED IN APPROPRIATE MICROCLIMATES
4. PLANTS ARE GROUPED IN HYDROZONES BASED ON SIMILAR WATER NEEDS AND
EXPOSURES.
5. HYDROZONES ARE DELINEATED AND LABELED.
L0.0
OF SHEET
SHEET # FRACTURED91700 TARAVAL STREETSAN FRANCISCO, CA 94116PH. 415.463.6104DRAWN BY
DATE
CHECK BY
REVISION / ISSUE
MIXED USE BUILDING455 - 463 GRAND AVENUESOUTH SAN FRANCISCO, CA 94080OWNER: ROALTO CORPORATION & WESTERN PAYROLLPLNG. SUBMITTAL SET
P D G
PANORAMIC DESIGN
GROUP
LANDSCAPE ARCHITECTURE
510-367-3028 [email protected]
TITLE:
PLOT DATE: 201204
DRB RESPONSE 12.07.20
SUMMARY OF HYDROZONES
HYDROZONE AREA
ZONE #PLANT
TYPE ZONE DESCRIPTION WUCOLS
WATER USE
TREES NORTHERN EXPOSURE, SHADE L
SHRUBS SOUTHERN EXPOSURE, SUN M
SHRUBS EASTERN & WESTERN EXPOSURE, PART SUN (MORNING & AFTERNOON)M
TREES EASTERN & WESTERN EXPOSURE, PART SUN (MORNING & AFTERNOON)M
SHRUBS EASTERN & WESTERN EXPOSURE, PART SUN (MORNING & AFTERNOON)L
H1
H2
H3
H4
H5
YB GPP
·POC: POINT OF
CONNECTION
·PSI: STATIC PRESSURE
AT POC
·MWELO REQUIRED
EQUIPMENT AT POCC
WEATHER BASED
CONTROLLER
1. IRRIGATION DESIGN IS SCHEMATIC. FOR
GRAPHIC CLARITY SYMBOLS ARE LARGER
THAN ACTUAL EQUIPMENT, AND MAY BE
SHOWN OUTSIDE OF EQUIPMENT ROOM
OR PLANTING AREAS.
2. INSTALL SLEEVES THROUGH WALLS AND
UNDER PAVING PRIOR TO POURING
CONCRETE
EL.
EL. +77.23'
EL.+76.3'
EL.+76.6'
EL.+76.9'
EL.+76.9'
EL. +77.23'GRAND AVEGRAND AVE0'
FEET
8'16'
1
2
3
TYPH1LOP
SITE LEGEND-STREET LEVEL
KEY ITEM DESCRIPTION
NEW BIKE RACK CITY STANDARD PROVIDED BY OWNER
EXISTING STREET TREE TO REMAIN
NEW STREET TREE
LARGE CANOPY STREET TREE, RECOMMENDED SPECIES FOR SOUTH SAN FRANCISCO
ABBRV BOTANICAL NAME COMMON NAME
CONTAINER
SIZE
PLANT SIZE
(HXW IN FT)QUANTITY NATIVE WATER
USE
LOP LOPHOSTEMON CONFERTUS BRISBANE BOX 36 BOX 40X20 1 M
1
2
3
PRELIMINARY IRRIGATION LEGEND
SYMBOL COMPONENT
EXISTING DOMESTIC WATER METER
MAINLINE
MWELO REQUIRED WEATHER BASED CONTROLLER:
CONTROLLER
MWELO REQUIRED EQUIPMENT AT THE POINT OF CONNECTION:
GATE VALVE
SUBMETER (IF UNDER 5000 SF)
WYE STRAINER
BACKFLOW PREVENTER
PRESSURE REDUCER (IF PSI TOO HIGH) OR PUMP
(IF PSI TOO LOW)
C
G
S
Y
B
PP
IRRIGATION DESIGN INTENT
THE IRRIGATION SYSTEM IS DESIGNED TO REDUCE
WATER USE TO THE LOWEST PRACTICAL AMOUNT. IT
IS DESIGNED TO PREVENT RUNOFF, LOW HEAD
DRAINAGE AND OVERSPRAY. PLANTS ARE GROUPED
IN HYDROZONES BASED ON SIMILAR WATER NEEDS
AND EXPOSURES. SEPARATE VALVES ARE USED TO
IRRIGATE EACH HYDROZONE. SEPARATE VALVES ARE
USED TO IRRIGATE TREES WITH DEEP INFREQUENT
WATER APPLICATIONS. THE SYSTEM
INCORPORATES HIGH QUALITY, HEAVY DUTY, WATER
CONSERVING EQUIPMENT AND DETAILS INCLUDING
PRESSURE COMPENSATING HEADS AND VALVES,
CHECK VALVES AND LOW-FLOW SPRAY HEADS AND
BUBBLERS. BACKFLOW PROTECTION WILL BE
PROVIDED AT THE POINT OF CONNECTION. A SMART
CONTROLLER PROVIDES EVAPOTRANSPIRATION
SENSOR DATA FOR SCHEDULING. AN IN-LINE DRIP
SYSTEM WILL BE USED IN THE PLANTING BEDS.
THIS IS A DESIGN REVIEW / PLANNING APPROVAL
LEVEL PLAN, I.E. SCHEMATIC. FURTHER DESIGN IS
REQUIRED TO DEVELOP IT TO BUILDING PERMIT /
CONSTRUCTION READY LEVEL.
LANDSCAPE:
PRELIMINARY
STREET LEVEL
PLAN
L1.0
OF SHEET
SHEET # FRACTURED91700 TARAVAL STREETSAN FRANCISCO, CA 94116PH. 415.463.6104DRAWN BY
DATE
CHECK BY
REVISION / ISSUE
MIXED USE BUILDING455 - 463 GRAND AVENUESOUTH SAN FRANCISCO, CA 94080OWNER: ROALTO CORPORATION & WESTERN PAYROLLPLNG. SUBMITTAL SET
P D G
PANORAMIC DESIGN
GROUP
LANDSCAPE ARCHITECTURE
510-367-3028 [email protected]
TITLE:
PLOT DATE: 201204
DRB RESPONSE 12.07.20
LOPHOSTEMON CONFERTUS,
BRISBANE BOX
AB AB
AB
AB
COR
AB
AB
COR
COR
COR
COR
COR COR
COR
COR
P
G
P
G
H
H
P
H
H
P
P
G
G
G GGGHH
G
G
G G
G G
G
P
P
P
H
H
H
H
COR G
H H
VA VA VAVA
VA
VA
VA
VA
P
P
6'-0"
MIN CLR
G
P
P
H
H
G
G
G
H
P G P PGHG
G
H
AB
G
H
P PGHG
G
AB
TYPH3 TYPH4
1
3
4
2
1 1'-6"TYPH2
5
1'-6"5
5 GRAND AVEGRAND AVE0'
FEET
8'16'
PRELIMINARY PLANT LEGEND
ABBRV BOTANICAL NAME COMMON NAME
CONTAINER
SIZE
PLANT SIZE
(HXW IN FT)QUANTITY NATIVE WATER
USE NOTES
TREES
COR CORNUS SPP.DOGWOOD TREE 15 GAL 16x10 10 X M MULTI-STEM 'EDDIE'S
WHITE WONDER'
MEDIUM SHRUBS
AB ABUTILON SPP FLOWERING MAPLE 5 GAL 4x4 10 M PICTUM THOMPSONII
VA VACCINIUM OVATUM HUCKLEBERRY 5 GAL 4X4 10 X M
PERENNIALS
G GERANIUM BIOKOVO PINK CRANESBILL 1 GAL 3x3 36 M
H HEUCHERA MAXIMA ISLAND ALUM ROOT 1 GAL 3x3 27 X M
P POLYSTICHUM MUNITUM WESTERN SWORD FERN 1 GAL 3x3 25 X M
NOTES:
WATER USE DESIGNATIONS: M=MODERATE WATER USE, L=LOW WATER USE. REFERENCE: WUCOLS
NATIVE IS DESIGNATION FOR PACIFIC COAST AND REDWOOD FOREST NATIVE SPECIES, REFERENCE: CNPS
NO INVASIVE SPECIES ARE USED. REFERENCE: CALIFORNIA INVASIVE PLANT COUNCIL INVENTORY
PLANTING DESIGN INTENT -
COURTYARD
THE PLANTING DESIGN IS INTENDED TO BE WATER
EFFICIENT AND SUSTAINABLE. SPECIES ARE
CAREFULLY SELECTED AND PLACED IN
COMPATIBLE GROUPS WITH SIMILAR WATER NEEDS
AND HORTICULTURAL REQUIREMENTS. THE
MICROCLIMATE OF THIS SITE IS REMINISCENT OF A
COOL REDWOOD CANYON WITH TALL WALLS
CASTING SHADE ONTO A VERDANT UNDERSTORY.
SPECIES ARE NATIVE OR HAVE SIMILAR AFFINITY
FOR THIS COOL MOIST MICROCLIMATE. THERE IS
NO LAWN.
THIS IS A DESIGN REVIEW / PLANNING APPROVAL
LEVEL PLAN, I.E. SCHEMATIC. FURTHER DESIGN IS
REQUIRED TO DEVELOP IT TO BUILDING PERMIT /
CONSTRUCTION READY LEVEL.
SITE LEGEND-COURTYARD
KEY ITEM DESCRIPTION
PAVING STEPSTONE PEDESTAL PAVERS,
GRANADA WHITE
PLANTER CMU BLOCKS 8"X16"X4", WHITE
BENCH ACCOYA WOOD BENCH 18' TALL,
TYP.
LIGHTING OVERHEAD: CATENARY / TEA LIGHTS
PATH: WALL LIGHTS IN PLANTERS
DECKING WOOD, AT PATIOS
NOTES:
1
2
3
4
5
OF SHEET
SHEET # FRACTURED91700 TARAVAL STREETSAN FRANCISCO, CA 94116PH. 415.463.6104DRAWN BY
DATE
CHECK BY
REVISION / ISSUE
MIXED USE BUILDING455 - 463 GRAND AVENUESOUTH SAN FRANCISCO, CA 94080OWNER: ROALTO CORPORATION & WESTERN PAYROLLPLNG. SUBMITTAL SET
P D G
PANORAMIC DESIGN
GROUP
LANDSCAPE ARCHITECTURE
510-367-3028 [email protected]
TITLE:
PLOT DATE: 201204
DRB RESPONSE 12.07.20
LANDSCAPE:
PRELIMINARY
2ND FLOOR
COURTYARD
PLAN
L2.0
CORNUS 'EDDIE'S WHITE WONDER", WESTERN
DOGWOOD
ABUTILON PICTUM THOMPSONII, FLOWERING MAPLE
GERANIUM BIOKOVO, PINK CRANESBILL
HEUCHERA MAXIMA, ISLAND ALUM ROOT
POLYSTICHUM MUNITUM, WESTERN SWORD FERN
VACCINIUM OVATUM, HUCKLEBERRY
TYPH3 TYPH4
TYPH2
GRAND AVEGRAND AVE0'
FEET
8'16'
IRRIGATION DESIGN INTENT
THE IRRIGATION SYSTEM IS DESIGNED TO REDUCE WATER USE TO THE LOWEST PRACTICAL AMOUNT. IT IS
DESIGNED TO PREVENT RUNOFF, LOW HEAD DRAINAGE AND OVERSPRAY. PLANTS ARE GROUPED IN
HYDROZONES BASED ON SIMILAR WATER NEEDS AND EXPOSURES. SEPARATE VALVES ARE USED TO IRRIGATE
EACH HYDROZONE. SEPARATE VALVES ARE USED TO IRRIGATE TREES WITH DEEP INFREQUENT WATER
APPLICATIONS. THE SYSTEM INCORPORATES HIGH QUALITY, HEAVY DUTY, WATER CONSERVING EQUIPMENT
AND DETAILS INCLUDING PRESSURE COMPENSATING HEADS AND VALVES, CHECK VALVES AND LOW-FLOW SPRAY
HEADS AND BUBBLERS. BACKFLOW PROTECTION WILL BE PROVIDED AT THE POINT OF CONNECTION. A SMART
CONTROLLER PROVIDES EVAPOTRANSPIRATION SENSOR DATA FOR SCHEDULING. A SPRAY SYSTEM WILL BE
USED ON THE LAWN AND A DRIP SYSTEM WILL BE USED IN THE PLANTING BEDS.
THIS IS A DESIGN REVIEW / PLANNING APPROVAL LEVEL PLAN, I.E. SCHEMATIC. FURTHER DESIGN IS REQUIRED TO
DEVELOP IT TO BUILDING PERMIT / CONSTRUCTION READY LEVEL.
PRELIMINARY IRRIGATION LEGEND
SYMBOL COMPONENT
INLINE EMITTER DRIP TUBING IN SHRUB AREAS
INLINE EMITTER DRIP RINGS AT TREES
LANDSCAPE:
PRELIMINARY
2ND FLOOR
COURTYARD
IRRIGATION PLAN
L2.1
OF SHEET
SHEET # FRACTURED91700 TARAVAL STREETSAN FRANCISCO, CA 94116PH. 415.463.6104DRAWN BY
DATE
CHECK BY
REVISION / ISSUE
MIXED USE BUILDING455 - 463 GRAND AVENUESOUTH SAN FRANCISCO, CA 94080OWNER: ROALTO CORPORATION & WESTERN PAYROLLPLNG. SUBMITTAL SET
P D G
PANORAMIC DESIGN
GROUP
LANDSCAPE ARCHITECTURE
510-367-3028 [email protected]
TITLE:
PLOT DATE: 201204
DRB RESPONSE 12.07.20
TYP5
1
3
2
6
5
4
TYP5
1
3
2
6
5
4
EL
EL
L L
L
L
L
SITE LEGEND-ROOF
KEY ITEM DESCRIPTION
PAVING STEPSTONE PEDESTAL PAVERS,
GRANADA WHITE
PLANTER CMU BLOCKS 8"X16"X4", WHITE
BENCH ACCOYA WOOD BENCH 18' TALL,
TYP.
LIGHTING OVERHEAD: CATENARY / TEA LIGHTS
PATH: WALL LIGHTS IN PLANTERS
TABLE COMMUNAL PICNIC TABLE
BBQ STONE TOP, STEEL LEGS
NOTES:
1
2
3
4
5
6
SITE LEGEND-ROOF
KEY ITEM DESCRIPTION
PAVING STEPSTONE PEDESTAL PAVERS,
GRANADA WHITE
PLANTER CMU BLOCKS 8"X16"X4", WHITE
BENCH ACCOYA WOOD BENCH 18' TALL,
TYP.
LIGHTING OVERHEAD: CATENARY / TEA LIGHTS
PATH: WALL LIGHTS IN PLANTERS
TABLE COMMUNAL PICNIC TABLE
BBQ STONE TOP, STEEL LEGS
NOTES:
1
2
3
4
5
6
PRELIMINARY PLANT LEGEND
ABBRV BOTANICAL NAME COMMON NAME
CONTAINER
SIZE
PLANT SIZE
(HXW)QUANTITY NATIVE WATER
USE NOTES
MEDIUM GRASSES
EL ELYMUS CONDENSATUS CANYON PRINCE LYME
GRASS 5 GAL 4' X 4'2 X L
SMALL GRASSES
L LOMANDRA LONGIFOLIA
'NYALLA'
NYALLA MAT RUSH 1 GAL 3' X 3'5 L
NOTES:
WATER USE DESIGNATIONS: M=MODERATE WATER USE, L=LOW WATER USE. REFERENCE: WUCOLS
NO INVASIVE SPECIES ARE USED. REFERENCE: CALIFORNIA INVASIVE PLANT COUNCIL INVENTORY
PLANTING DESIGN INTENT -
ROOF
THE PLANTING DESIGN IS INTENDED TO BE WATER
EFFICIENT AND SUSTAINABLE. SPECIES ARE
CAREFULLY SELECTED AND PLACED IN
COMPATIBLE GROUPS WITH SIMILAR WATER NEEDS
AND HORTICULTURAL REQUIREMENTS.
THE MICROCLIMATE OF THE ROOF IS REMINISCENT
OF A WINDBLOWN PRAIRIE WITH SOFT TEXTURED
GRASSES ALWAYS IN MOTION. SPECIES ARE
NATIVE OR HAVE SIMILAR AFFINITY FOR THIS
EXPOSED MICROCLIMATE. THERE IS NO LAWN.
THIS IS A DESIGN REVIEW / PLANNING APPROVAL
LEVEL PLAN, I.E. SCHEMATIC. FURTHER DESIGN IS
REQUIRED TO DEVELOP IT TO BUILDING PERMIT /
CONSTRUCTION READY LEVEL.
TYP5TYP5
0'
FEET
8'16'0'
FEET
8'16'
LANDSCAPE:
PRELIMINARY
ROOF LEVEL
PLAN
L3.0
OF SHEET
SHEET # FRACTURED91700 TARAVAL STREETSAN FRANCISCO, CA 94116PH. 415.463.6104DRAWN BY
DATE
CHECK BY
REVISION / ISSUE
MIXED USE BUILDING455 - 463 GRAND AVENUESOUTH SAN FRANCISCO, CA 94080OWNER: ROALTO CORPORATION & WESTERN PAYROLLPLNG. SUBMITTAL SET
P D G
PANORAMIC DESIGN
GROUP
LANDSCAPE ARCHITECTURE
510-367-3028 [email protected]
TITLE:
PLOT DATE: 201204
DRB RESPONSE 12.07.20
ELYMUS CONDENSATUS 'CANYON PRINCE',
LYME GRASS
LOMANDRA LONGIFOLIA 'NYALLA'
NYALLA MAT RUSH
ROOF LEVEL SITE ELEMENTS & PLANTING PLAN ROOF LEVEL IRRIGATION PLAN
FOR LEGEND SEE COURTYARD IRRIGATION PLAN
DESIGN REVIEW BOARD MINUTES
CITY OF SOUTH SAN FRANCISCO
DATE: November 17, 2020
TIME: 4:00 PM
MEMBERS PRESENT: Chris Mateo, Chair
Sean Winchester, Vice Chair
Michael Nilmeyer
David W. Nelson,
Frank Vieira
MEMBERS ABSENT: none
STAFF PRESENT: Tony Rozzi, Acting Planning Manager
Billy Gross, Senior Planner
Stephanie Skangos, Associate Planner
Gaspare Annibale, Associate Planner
Patricia Cotla, Planning Technician
1. Adminstrative Business – None
2. OWNER SFO Hospitality Ventures LLC
APPLICANT All Sign Services – David Ford
ADDRESS 127 West Harris Avenue
PROJECT NUMBER P20-0068: DR20-0031 & Sign20-0019
PROJECT NAME Master Sign Program
(Case Planner: Billy Gross)
DESCRIPTION Design Review for a Master Sign Program for a commercial
hotel at 127 West Harris Avenue in the Freeway Commercial
(FC) Zoning District in accordance with Title 20 of the
South San Francisco Municipal Code and determination that
the project is categorically exempt from CEQA.
The Board had the following comments:
1. Revise the project plans to include a maximum of two wall signs on the upper
portions of the building.
2. Revise the base of the monument sign to include a masonry finish that is
coordinated with the building architecture.
Recommend Approval with Conditions.
3. OWNER Lotus Hospitality Inc.
APPLICANT Vikash Patel
ADDRESS 275 South Airport Blvd
PROJECT NUMBER P20-0069: DR20-0029 & SIGNS20-0020
PROJECT NAME Exterior Modifications with new Sigage
(Case Planner: Gaspare Annibale)
DESCRIPTION Design Review for exterior modifications and a Type "B"
Sign Permit for a commercial building at 275 South Airport
Blvd in the Freeway Commercial Zone (FC) Zone District in
accordance with Title 20 of the South San Francisco
Municipal Code and determination that the project is
categorically exempt from CEQA.
1. The Board liked the proposed sign design.
2. The new material finishes gives the hotel a new visual appearance.
3. The Board is concerned with the emergency exit coming out of the Houlihans
restaurant area. The area is dark and gloomy.
4. Consider masking the emergency exit or mitigating the appearance by adding
some planter boxes with 12” ground species.
5. Consider adding a concrete base around the new monument sign to protect the
sign.
6. Incorporate into your landscaping plan some New Zealand Christmas trees
along the façade of the building to help soften the corner of the building. Sky
Pencil Holly or other narrow columnar evergreen shrub could be planted against
the large blank walls to soften the appearance.
Recommend Approval with Conditions
4. OWNER David F. Gong
APPLICANT Sharon Peng
ADDRESS 547 Miller Avenue/548 4th Lane
PROJECT NUMBER P20-0008: DR20-0008
PROJECT NAME New Single Family Dwelling
(Case Planner: Stephanie Skangos)
DESCRIPTION Design Review to demo an existing structure and construct a
new single family dwelling unit at 547 Miller Avenue/548 4th
Lane in the Downtown Residential Medium (DRM) Zoning
District in accordance with Title 20 of the South San
Francisco Municipal Code (SSFMC), and determination that
the project is categorically exempt from CEQA, per Class 3,
Section 15303.
The Board had the following comments:
1. The Board overall liked the design concept.
2. The entry porch is out of character with the overall design style of the residence
and should be redesigned to be more modern, contemporary, and compatible
with the house and the surrounding neighborhood. Consider simple geometric
columns and a nice sturdy base.
3. The revised plans need to include a revised civil grading plan with elevations
showing existing and proposed conditions, including all existing retaining walls
along the adjacent properties.
4. Include details of the proposed rear yard stairwell in the plan set.
5. The site is lacking open space for the residents to utilize. Consider revising the
landscaping plan to include more trees and larger shrubs, as well as minimizing
the amount of concrete in the rear yard to allow for a more child-friendly
backyard.
6. A street tree should be included in the plans; however, research should be
conducted to determine an appropriate species of street tree that will fit the
space. Some properties farther down the lane have trees. Justification should be
provided in the plan set.
7. Consider incorporating solar panels into the project.
8. Consider a different material finish around the upper deck railings. Open-
railings may be an issue with wind and the actual use of the balconies. Consider
enclosing the railings with a glass wall.
Resubmittal required
5. OWNER Roalto Corporation
APPLICANT Fractured 9 Inc.
ADDRESS 455-463 Grand Avenue
PROJECT NUMBER P19-0066: UP20-0005 & DR20-0021
PROJECT NAME New Mixed Use Development
(Case Planner: Stephanie Skangos)
DESCRIPTION Use Permit and Design Review to construct a Mixed-Use
Development, consist ing of 27 residential units and 2,865
SF of retail, at 455-463 Grand Avenue in the Grand Avenue
Core (GAC) Zoning District in accordance with Title 20 of
the South San Francisco Municipal Code (SSFMC), and
determination that the project is consistent with the
Downtown Station Area Specific Plan (DSASP)
Environmental Impact Report (EIR), per the requirements
of the California Environmental Quality Act (CEQA).
The Board had the following comments:
1. The Board liked the overall design concept, character, sophisticated palette, and
marriage between modernization and existing surroundings of the building, but
had some concerns with the proposed material finishes. The material finishes
should be consistent throughout the building and on all stories.
2. The proposed façade of the building needs some treatment.
3. The Board would like to see more historic features incorporated into the design
to better complement the Downtown district.
4. A minority opinion is that t he proposed design makes the building look like a
warehouse and out of character with the surrounding structures.
5. The Board would like to see more detail information regarding the gate on the
ground floor entrance area.
6. The white line band on top of the building is out of character and does not add
any enhancement to the design. Rework the parapet of the building, and
consider removing it completely or changing to a slightly thicker cap more
reminiscent of historic parapets.
7. The Board recommends framing out the upper floor windows to create more 3-
dimens ional imagery, depth, and shadow lines. Consider recessing the windows
mor e and framing the windows with the darker color used on the base, as this
will add more articulation to the design.
8. Consider matching the upper-level window trim color to the ground floor
window trim color.
9. The Board recommends that the applicant submit a wind study, as the proposed
north end of the courtyard will have some wind issues. Consider incorporating
wind attenuation/mitigation measures, such as a wall/fence or heavier
landscaping to make the area more usable for residents.
10. In reviewing the landscaping plan, there are a number of species that will not
work with the microclimate of SSF. The proposed groundcover (Blue oat grass)
will not survive in this microclimate. Select another clumping grass that will
work better in this area.
11. Consider a more vertically-narrow tree species for the proposed street trees that
will help scale the height of the building. While the London plane tree species
have worked well in the area, Brisbane Box, Armstrong Maple, or an upright
flowering tree will work better as street trees for this project.
12. Consider incorporating solar panels into the project.
Resubmittal required.
City of South San Francisco
Legislation Text
P.O. Box 711 (City Hall, 400
Grand Avenue)
South San Francisco, CA
File #:20-994 Agenda Date:12/21/2020
Version:1 Item #:3.
Study session for a proposed 480 unit multi-family residential project at 124 Airport Boulevard and 100
Produce Avenue (Tony Rozzi, AICP, Chief Planner)
RECOMMENDATION
Staff recommends that the Housing Standing Committee receive this staff report and provide input
regarding the proposed design and community benefits at 124 Airport Boulevard/100 Produce Avenue.
BACKGROUND
This project was originally submitted to the City in 2018 without underlying zoning for a residential
development and thus required legislative amendments to the Zoning Ordinance and General Plan.Since that
time,the project has been under consideration and subsequently paused for review,while the General Plan 2040
vision (ShapeSSF)was developed.The City Council accepted the Preferred Land Use Scenario (PLUS)in
November,2020 and this project is now proceeding at their own risk as the first project to be considered for
approval as “consistent with the accepted Land Use Scenario.”The project requires separate environmental
analysis,a rezone,and General Plan amendments to be consistent with the pending ShapeSSF vision that won’t
be considered by the City Council for another 18 months.While the details for how this project proceeds while
ShapeSSF is being completed are not finalized,this is a good time to share the design with the Housing
Standing Committee for initial feedback.
DISCUSSION
The project site is made up of two parcels,separated by San Mateo Avenue.Site 1,located at 124 Airport
Boulevard (APN 015-113-180),is approximately 2.56 acres,is currently developed with four commercial
buildings,and is located within the boundary of the Downtown Station Area Specific Plan (DSASP).Site 2,
located at 100 Produce Avenue (APN 015-113-380),is approximately 1.56 acres,is developed with two
commercial buildings,and is located adjacent to,but outside of,the boundary for the DSASP.Both sites are
zoned Business Commercial (BC),and the City of South San Francisco General Plan designates both sites as
Business Commercial.Site 1 is also designated Business Commercial by the DSASP.Site 2 is not in the
DSASP.
The project proposes 480 units over the two building project site,split between one,two,and three bedroom
rental units.These parcels are located south of the Downtown area and are approximately .5 miles from the
future relocated Caltrain Station.Ten percent of the units would be dedicated to low-income renters and deed
restricted.This project was deemed complete prior to the City’s adoption of inclusionary requirements for
rental housing,however,the applicant is proposing a 10%set aside for community benefit purposes and to be
eligible for the State Density Bonus.
The project plans (Attachment 1)include 560 internal vehicle parking spaces,240 long-term internal bicycle
parking spaces,indoor and outdoor amenity spaces,and a number of public infrastructure improvements for the
two buildings,which would be seven stories and 85 feet tall.The community benefits proposed for this project
are at the discretion of the applicant,given zoning provisions have not yet been adopted for this site through the
ShapeSSF process. These benefits include:
City of South San Francisco Printed on 12/16/2020Page 1 of 3
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File #:20-994 Agenda Date:12/21/2020
Version:1 Item #:3.
·40 units deed-restricted for 80% AMI renters;
·Participation in a pending Industrial Area Community Facilities District;
·Transportation Demand Management program;
·Streetscape and landscape improvements along Airport Blvd, Produce Ave, and San Mateo Ave;
·Green Point sustainability rating; and
·Lighting upgrades to the pedestrian tunnel on Airport Blvd (beneath the Union Pacific/Caltrain Right-of
-Way).
The applicant has included a Public Benefits description letter, attached to this report as Attachment 2.
ZONING AND GENERAL PLAN CONSISTENCY DISCUSSION
The PLUS envisions both of these sites as High Density Mixed-Use, described as:
A walkable mixed-use area located in Lindenville and along the S El Camino corridor with a focus
on mixed-use (residential/commercial)and high density multifamily development (FAR from 0.5 up to 4.5
with community benefits,of which up to 2.0 FAR can be non-residential if residential is provided onsite;
residential densities range from 100 du/ac to 140 du/ac with community benefits)
The project has been currently designed to use a base density of 100 du/ac per the PLUS and apply the State
Density Bonus of 20%for a maximum density of 120 du/ac for the designed project.Providing 10%of 400
allowable units (100 du/ac X approximately 4 acres)yields an additional 80 units under State Density Bonus
law.
At this point in the ShapeSSF General Plan process,no further zoning standards or details are available so the
project is largely being designed in the mold and expectation of the Downtown Station Area Specific Plan that
has proven successful for high density residential development.
DESIGN REVIEW BOARD
The Design Review Board (DRB)reviewed the initial proposal on June 16,2020 and requested a
comprehensive suite of revisions to address building massing,roofline organization,active space at the ground
floor,circulation planning,wind impacts to the project,bicycle and pedestrian infrastructure and landscape
palette.
On September 15,2020,the DRB reviewed a subsequent revision to plans and was uniformly impressed with
the design edits and presentation to address concerns.The minutes from both DRB meetings are included as
Attachment 3 for the Housing Standing Committee’s reference.
ENVIRONMENTAL REVIEW
The proposed project is currently undergoing an environmental consistency analysis to show that the project is
consistent with the regional transportation plan/sustainable communities strategy known as Plan Bay Area One,
adopted by the Association of Bay Area Governments (ABAG)on July 26,2017.The document functions
similar to an Initial Study/Mitigated Negative Declaration that offers the ability to streamline the residential
projects adjacent to transit and within a Priority Development Area catchment region.A final draft document,
once completed,will be included as part of the public hearing process.The site plan and circulation could be
edited slightly depending on the final Transportation Impact Analysis and other studies.
City of South San Francisco Printed on 12/16/2020Page 2 of 3
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File #:20-994 Agenda Date:12/21/2020
Version:1 Item #:3.
CONCLUSION
Staff requests that the Housing Standing Committee provide input regarding the project,specifically speaking
to the architecture and community benefit proposal.
ATTACHMENTS
1.Project Plans
2.Project Narrative on Community Benefits
3.DRB Minutes - June 16, 2020 and September 15, 2020
City of South San Francisco Printed on 12/16/2020Page 3 of 3
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