The URL can be used to link to this page

Home My WebLink About2022-04-18 e-packet@5:00Monday, April 18, 2022 5:00 PM City of South San Francisco P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA TELECONFERENCE MEETING Zoom Link: https://ssf-net.zoom.us/j/86179548716 Housing Standing Committee of the City Council and Planning Commission Regular Meeting Agenda April 18, 2022Housing Standing Committee of the City Council and Planning Commission Regular Meeting Agenda TELECONFERENCE MEETING NOTICE The Housing Standing Committee may meet by teleconference, consistent with the Brown Act as amended by AB 361 (2021). Under the amended rules, the City will not provide a physical location for members of the public to participate in the teleconference meeting. 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. Mayor Nagales, Councilmember 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 A VIDEO BROADCAST OF THE MEETING BY: Via Zoom: Join Zoom meeting https://ssf-net.zoom.us/j/86179548716 (Enter your email and name) Join by One Tap Mobile : US: +16699006833,,86179548716# or +12532158782,,86179548716# Join by Telephone: Dial (for higher quality, dial a number based on your current location): US: +1 346 248 7799 or +1 669 900 6833 or 833 548 0276 (Toll Free) Webinar ID: 861 7954 8716 Page 2 City of South San Francisco Printed on 5/4/2022 April 18, 2022Housing Standing Committee of the City Council and Planning Commission Regular Meeting Agenda American Disability Act: The City Clerk will provide materials in appropriate alternative formats to comply with the Americans with Disabilities Act. Please send a written request to City Clerk Rosa Govea Acosta at 400 Grand Avenue, South San Francisco, CA 94080, or email at [email protected]. Include your name, address, phone number, a brief description of the requested materials, and preferred alternative format service at least 72-hours before the meeting. Accommodations: Individuals who require special assistance of a disability-related modification or accommodation to participate in the meeting, including Interpretation Services, should contact the Office of the City Clerk by email at [email protected], 72-hours before the meeting. Notification in advance of the meeting will enable the City of South San Francisco to make reasonable arrangements to ensure accessibility to the meeting. Call To Order. Roll Call. Agenda Review. Remote Public Comments 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 Mayor ’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 City Council's rules of decorum may be summarized for the record if they are in writing or muted if they are made live. HOW TO SUBMIT WRITTEN PUBLIC COMMENT BEFORE THE MEETING Members of the public are encouraged to submit public comments in writing in advance of the meeting via the eComment tab by 3:00 p.m. on the meeting date. Use the eComment portal by clicking on the following link: https://ci-ssf-ca.granicusideas.com/meetings or by visiting the City Council meeting's agenda page. eComments are also directly sent to the iLegislate application used by Committee Members and staff. Comments received by the deadline will be included as part of the meeting record but will not be read aloud during the meeting. Page 3 City of South San Francisco Printed on 5/4/2022 April 18, 2022Housing Standing Committee of the City Council and Planning Commission Regular Meeting Agenda HOW TO PROVIDE PUBLIC COMMENT DURING THE MEETING Members of the public who wish to provide comment during the meeting may do so by using the “Raise Hand” feature: • To raise your hand on a PC or Mac desktop/laptop, click the button labeled "Raise Hand” at the bottom of the window on the right side of the screen. Lower your hand by clicking the same button, now labeled “Lower Hand.” • To raise your hand on a mobile device, tap “Raise Hand” at the bottom left corner of the screen. The hand icon will turn blue, and the text below it will switch to say "Lower Hand" while your hand is raised. To lower your hand, click on “Lower Hand.” • To raise your hand when participating by telephone, press *9. • To toggle mute/unmute, press *6. Once your hand is raised, please wait to be acknowledged by the City Clerk, or designee, who will call on speakers. When called upon, speakers will be unmuted. After the allotted time, speakers will be placed on mute. MATTERS FOR CONSIDERATION Motion to approve the Minutes for the meetings of November 19, 2018, August 19, 2019, and March 21, 2022. 1. Study session for a proposed 292-unit multi-family residential project at 40 Airport Boulevard (Christopher Espiritu, Senior Planner) 2. Adjournment. Page 4 City of South San Francisco Printed on 5/4/2022 City of South San Francisco Legislation Text P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA File #:22-288 Agenda Date:4/18/2022 Version:1 Item #:1. Motion to approve the Minutes for the meetings of November 19, 2018, August 19, 2019, and March 21, 2022. City of South San Francisco Printed on 4/15/2022Page 1 of 1 powered by Legistar™ 1. Call to Order. TIME: 5:01 p.m. 2. Roll Call. PRESENT: Mayor Pro Tem Matsumoto, Councilmember Addiego, Planning Commissioners Faria, Shihadeh, and Wong 3. Public Comments. None. Matters for Consideration 1. Motion to approve the Minutes from the meetings of September 17, 2018 Motion – Planning Commissioner Wong / Second – Councilmember Addiego: to approve the minutes. Approved by roll call vote: Yes: 3 - Mayor Pro Tem Matsumoto, Councilmember Addiego, and Planning Commissioner Wong, Abstain: 1 - Planning Commissioner Faria 2. Report regarding interview of a developer for the retired Firehouse located at 201 Baden Avenue, a City of South San Francisco owned site, and recommendation to the South San Francisco City Council. (Julie Barnard, Economic Development Coordinator, Economic and Community Development Department) Coordinator Bernard presented the staff report. David Schnee, Group 4, explained that Habitat for Humanity joined the team. He stated they wanted to work with the City to develop the maximum number of units. Maureen Sadonaen, Habitat for Humanity, provided an overview of their experience and explained the process for homeownership. She stated they provided home repair opportunities and presented current projects. MINUTES SPECIAL 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 Meeting will be held at: CITY MANAGER CONFERENCE ROOM 400 GRAND AVENUE SOUTH SAN FRANCISCO, CA MONDAY, NOVEMBER 19, 2018 5:00 p.m. JOINT HOUSING STANDING COMMITTEE MEETING NOVEMBER 19, 2018 MINUTES PAGE 2 Mr. Schnee discussed the proposed project and efforts to preserve the legacy while developing a modest size project. Ms. Sadonaen explained partnerships with cities to meet affordable housing criteria. She discussed the payment of prevailing wage and sweat equity of potential homeowners. Mr. Schnee discussed the costs of prevailing wage, the need to reparcelize the three parcels, and potential financing. He provided their value statements. Councilmember Addiego expressed enthusiasm for Habitat for Humanity being on board. Mayor Pro Tem Matsumoto asked about the number of units. Ms. Sadonaen stated there would be 24 units, 50% affordable and 50% market rate. Mr. Schnee stated Group 4 would develop the commercial space in the Fire House and Lawlor Landuse would develop the market-rate units. Mayor Pro Tem Matsumoto stated she asked David Paw, Supervisor Pines Chief of Staff, about County funding. Ms. Sadonaen stated they generally received 30% subsidized funding. She anticipated utilizing Measure K funds. Mayor Pro Tem Matsumoto asked if cap and trade would be used. Ms. Sadonaen stated Habitat did not traditionally use cap and trade. Mayor Pro Tem Matsumoto wondered if there was a proposed design. Mr. Schnee explained that the proposal retained the Fire House and preserved the tarmac. Mayor Pro Tem Matsumoto stated she was unaware that Habitat for Humanity was exempt from prevailing wage. Ms. Sadonaen confirmed that they were exempt. Mayor Pro Tem Matsumoto stated one of her five priorities was affordable housing. Planning Commissioner Wong stated he was glad for the inclusion of affordable units. He asked if the units would be integrated. Mr. Lawlor expressed excitement for all units being in one building. Ms. Sadonaen discussed the New York Habitat integrating affordable and market-rate units. Planning Commissioner Wong asked about retaining the Fire House. Mr. Schnee presented images of the proposed design. Planning Commissioner Wong asked about options price and terms were not acceptable. Director Greenwood explained the purpose of the ENRA period to explore if the deal were possible. Planning Commissioner Faria asked about the prevailing wage. Mr. Schnee explained the use of sweat equity and the cost of the prevailing wage. Ms. Sadonaen discussed the proposed percentage of AMI subsidy. She discussed partnerships with Genentech and potential community support. Mayor Pro Tem Matsumoto asked for the breakdown of AMIs. Ms. Sadonaen stated Habitat generally aimed for 40/80. Councilmember Addiego asked about the timeframe for the ENRA. Director Greenwood proposed bringing the project to Council for approval in January. Councilmember Addiego requested the project schedule. Mr. Schnee anticipated the commercial portion would be developed before the residential component. Jonathan Hartman, Group 4, expected three to four-month construction. Councilmember Addiego indicated support for the project team. JOINT HOUSING STANDING COMMITTEE MEETING NOVEMBER 19, 2018 MINUTES PAGE 3 3. Report Regarding Housing Standing Committee Study Session on Potential Zoning Changes to Reduce the Minimum Lot Size in the Downtown Residential Districts. (Adena Friedman, Senior Planner) Councilmember Addiego recused himself due to a potential conflict with a family trust and left the meeting. Planning Commissioner Shihadeh left the meeting due to a conflict with his residence. Manager Mehra introduced the staff and consultant. He explained the impetus for the zone changes, current zoning related to density, Mayor Pro Tem Matsumoto asked how many units would be buildable. Manager Mehra explained that a 5,000-square foot lot could be divided and sold. He stated a 1500 to 1800 square foot home could be developed. He stated the intent was to provide flexibility for ownership opportunities. He anticipated less than 100 properties would qualify. Mayor Pro Tem Matsumoto asked if a duplex could be built on the sold-off property. Manager Mehra stated the second development would have to be single family. Planner Friedman clarified that a duplex could be built if the lot were large enough. Bruce Brubaker, Placeworks, explained a review of the zones, recommendations on minimum lot sizes, lot analysis, sample floor plan, and recommended setbacks. Planning Commissioner Wong asked if there were already two buildings. Mr. Brubaker explained that many lots had two various buildings. He stated the question was whether it was appropriate to subdivide and sell a smaller lot to allow the development of additional housing. Mayor Pro Tem Matsumoto stated two parking spaces were not realistic for three-bedroom homes. Mr. Brubaker noted that was the current code. Mr. Brubaker continued reviewing the zones and recommendations. Manager Mehra requested input from the subcommittee. Planning Commissioner Faria suggested community outreach to determine interest. Planning Commissioner Wong asked if property owners had expressed interest. Planner Friedman explained the qualifying properties. Manager Mehra stated a couple of property owners had indicated interest. Planning Commissioner Wong discussed the difficulty with tandem parking. Manager Mehra stated tandem parking was currently allowed and required coordination. Planning Commissioner Faria suggested obtaining feedback on community desires. Manager Mehra stated input could be obtained on design, bulk, and massing. CLOSED SESSION JOINT HOUSING STANDING COMMITTEE MEETING NOVEMBER 19, 2018 MINUTES PAGE 4 4. Conference with Real Property Negotiators (Pursuant to Government Code Section 54956.8) Property: 201 Baden Avenue  Agency Negotiators: Alex Greenwood, Nell Selander, and Julie Barnard Negotiating Parties: City of South San Francisco and Firehouse Live/Work Under Negotiation: Price and Terms Entered closed session at 6:00 p.m. Returned from closed session at 6:14 p.m. Report out of closed session by Mayor Pro Tem Matsumoto: no reportable action. Adjournment Being no further business, the meeting was adjourned at 6:14 p.m. Submitted by: Approved by: _____________________________ ___________________________ Gabriel Rodriguez, Deputy City Clerk Mark Nagales, Mayor City of South San Francisco City of South San Francisco Approved by the Housing Standing Committee: / / CALL TO ORDER 5:00 p.m. ROLL CALL Present: Mayor Matsumoto, Councilmember Addiego, Planning Commissioners Faria, Evans and Shihadeh (arrived at 5:03 p.m.) AGENDA REVIEW City Manager Futrell reminded the public that the open session would have a hard start time of 6:00 p.m. PUBLIC COMMENTS None. CLOSED SESSION Closed Session: Conference with Real Property Negotiators: (Pursuant to Government Code Section 54956.8) Properties: Former South San Francisco Redevelopment Agency property known as the PUC Site (APN 011-312-060). City Negotiators: Alex Greenwood, Nell Selander, Mike Lappen, and Deanna Talavera Negotiating Parties: City of South San Francisco, South San Francisco Successor Agency, and SSF PUC Housing Partners, LLC, an affiliate of AGI Avant Group, Inc. and KASA Partners Under Negotiation: Price and terms for disposition of the property Time entered Closed Session: 5:02 p.m. Meeting resumed: 6:04 p.m. Report out of Closed Session by Mayor Matsumoto: No reportable action. MATTERS FOR CONSIDERATION MINUTES SPECIAL 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 Meeting will be held at: MUNICIPAL SERVICES BUILDING COUNCIL CHAMBERS 33 ARROYO DRIVE SOUTH SAN FRANCISCO, CA MONDAY, AUGUST 19, 2019 5:00 p.m. JOINT HOUSING STANDING COMMITTEE MEETING AUGUST 19, 2019 MINUTES PAGE 2 2. Motion to approve the Minutes from the meetings on February 19, 2019 and March 11, 2019. Mayor Matsumoto advised of some corrections for the minutes she would like corrected. Motion – Planning Commission Faria / Second – Planning Commissioner Shihadeh to approve the Minutes from the meetings of February 19, 2019 and March 11, 2019. Unanimously approved by roll call vote. 3. Report regarding Housing Standing Committee study session of the proposed mixed-use development on 5.9 acres of vacant land at 1051 Mission Road. (Mike Lappen, Economic Development Coordinator and Tony Rozzi, Principal Planner) Economic Development Coordinator Lappen requested that the Housing Standing Committee provide input and direction regarding the proposal to develop the 5.9 acre PUC Site with construction of 800 residential units, an 8,300 square foot childcare facility, 13,000 square foot commercial retail space, approximately 1 acre of public open space, and related infrastructure at 1051 Mission Road and surrounding parcels. Eric Tao, Managing Principal of the site stated the process has been ongoing for two (2) years. Mr. Tao advised there was a housing crises that the Bay Area was confronting with transportation and climate issues that were related to that. Mr. Tao believed the proposed site would be the best location for the project. He stated the importance of community input to help with the process of the project. Brian Baker, AGI Avant, discussed the developer selection process and community engagement. To dispose of the PUC Site in a manner consistent with the Long-Range Property Management Plan (LRPMP), on May 1, 2017 the City issued a Request for Qualifications (RFQ) for a well-qualified development team to create a high-quality, mixed-use, transit-oriented development on the PUC Site. 12 development teams responded. A Review Panel of community members whittled the responding teams down to a short list of six developers, which it recommended to the Housing Standing Committee for approval. On October 16, 2017, the Housing Standing Committee reviewed and approved a draft Request for Proposals (RFP) and the Review Panel’s recommended short list of developers. In late October 2017, staff sent the approved RFP to the short listed developer teams. The 90-day solicitation period concluded on February 5, 2018, with five (5) developer teams responding: AGI/KASA, Blake Griggs, Republic Metropolitan, Sares Regis, and SummerHill Housing Group. On May 2, 2018, in a second joint meeting of the City Council and Successor Agency, AGI/KASA was selected as the preferred developer of the PUC Site. The City Council/Successor Agency directed staff met to negotiate an Exclusive Negotiating Rights Agreement (ENRA) with the developer. Chris Haegglund, BAR Architects provided details on the architectural design of the project. Mr. Haegglund stated the goal was to create a contemporary building, not a trendy building that he felt met with the context of South San Francisco. Mr. Haegglund provided the following building descriptions for the project: Building C1 will be over a single basement structure and three above grade levels of type IA construction for parking and up to five levels of type IIIA residential construction. The basement had JOINT HOUSING STANDING COMMITTEE MEETING AUGUST 19, 2019 MINUTES PAGE 3 three level stacker parking with pits and level one had two (2) level stacker parking. Level one would be laminated with a double height entry lobby and residential units and at the south end of the building would be an 8,300 square feet childcare center. Level two would have two (2) landscaped podium courtyards, a club room and residential units. Level three would have residential units. There would be five (5) levels of type IIIA construction above level three with residential units with setbacks at various levels to conform to the zoning requirements. Building C2 would consist of a 100% affordable housing development and would have two (2) levels of type IA construction for parking and two (2) to five (5) levels of type IIIA residential construction. Level one would have stacker parking with pits and would be laminated with the entry lobby and residential units. Level two would have a podium courtyard, a community room/club room and residential units. Levels three to seven would have residential units with setbacks at various levels to conform to the zoning requirements. Building B would be over a single basement structure and have three (3) above grade levels of type IA construction for parking and five (5) levels of type IIIA residential construction. The basement had three level stacker parking with pits. Level one had two level stacker parking for residential units and surface parking for a market hall. Level one would be laminated with the entry lobby and residential units and had a 13,000 square feet double height market hall (with a mezzanine) facing an outdoor market plaza. Level two would have surface parking for the residential units and would be laminated with the residential units. Level three would have a landscaped podium courtyard, a club room and residential units. There would be five levels of type IIIA construction above level three with residential units. Gary Strang, GLS Landscape Architecture, presented the Housing Standing Committee members with open space amenities for the site plan. Mr. Strang stated a one-acre Community Park would be provided between Buildings C1 and C2 and the Colma Creek, and approximately 0.2 acres of Market Hall Plaza and 0.2 acres of Picnic Area would be provided on the Building B Lot. In addition, approximately 38,850 square feet of open space would be provided as common open space (landscaped podium courtyard) and approximately 10,600 square feet would be provided for the residential units as private open space. Building upon the existing site amenities, the project would provide a series of linked public open space arrayed along the Centennial Trail. Multiple access points from Mission Road to the Community Park would be provided. The Community Park would include children’s play area, sculpture lawn, adult fitness stations and seating. The Centennial Trail pedestrian/bike trail improvement would include better lighting, new interpretive signs, seating, and bike share stations along the trail. Andrew Kawahara, AGI KASA, summarized some of the community benefits that the project would bring. He highlighted three (3) community benefits: 1. Childcare: Proposing a childcare center of 8,307 square feet for 70-100 children. The developer’s childcare partner had committed to seeking State grants to subsidize 25-33% of the childcare spaces. The childcare center would also have its own dedicated off street drop off for 3-4 cars. 2. Market Hall: Proposing a production and distribution/retail component with 12,992 square feet of space. Mr. Kawahara advised they were targeting businesses like coffee roasters, caterers, cafés, breweries and bakeries. JOINT HOUSING STANDING COMMITTEE MEETING AUGUST 19, 2019 MINUTES PAGE 4 3. Affordable Housing: Brad Wiblin, Bridge Housing, mentioned that 20% of the Project’s overall units would be affordable and the units would be provided in Building C2 since it is the closest building to the South San Francisco BART Station and would likely qualify for additional funding sources. Bridge Housing, AGI/KASA’s affordable housing partner, would be targeting incomes for the affordable units at an average of 50% of the area median income (AMI) with units provided for a range of incomes from 25% to 80% AMI. The reason for targeting this low AMI range was two-fold: 1) South San Francisco incomes were, on average, nearly 40% below the area median income (so 25% AMI was really closer to 60% AMI in South San Francisco) and 2) there was more State funding available for lower AMI levels. The exact income mix would continue to shift as funding for the project was secured. SPEAKER CARDS Christine Padilla, Director of Build Up for San Mateo County’s Children stated that childcare availability was a critical piece of community infrastructure that was interrelated with housing and transit. Ms. Padilla asked the City for their leadership and working with the developer to include childcare in the project and was thankful for the developer reaching out to the community to facilitate the best possible high-quality design. Alex Melendrez, Housing Leadership Council for San Mateo County expressed support of the project. He thanked the Housing Standing Committee members and staff for their support and moving this development forward. Alison Gibson, Greenbelt Alliance expressed support of the project. Ms. Gibson stated the project site was very well located and provided high-quality housing less than half a mile from the BART Station allowing for residents and neighbors to have access to the regional transit system. Madison Gibson, Greenbelt Alliance expressed support of the project and stated the project was a positive example of high standard of living for people of all income levels. Cory David, spoke against the project and recommended the buildings not be higher than five (5) stories and include adequate parking. Michael Wisper, spoke against the project and suggested the City find a way to alleviate the traffic congestion. He also recommended adjusting the traffic lights on El Camino Real and Chestnut Avenue. James Ruigomez, representing the San Mateo Building and Construction Trade Council expressed support of the project. He encourage the Housing Standing Committee members instruct staff to make sure that the project was a prevailing wage project. Cynthia Marcupulos, expressed support of the step back, lower to higher design of the project. However, she suggested the project be scaled down as she felt 800 units was too many for the already congested area. She recommended keeping the building no taller than five (5) stories. JOINT HOUSING STANDING COMMITTEE MEETING AUGUST 19, 2019 MINUTES PAGE 5 Nicolas Nagle, Bay Area Housing Advocacy Coalition expressed support for the project. He stated the 800 units would make a great impact in resolving the home shortage dilemma. John Baker, resident of South San Francisco expressed support for the project. He stated employees that work in South San Francisco needed this project for affordable housing. Mr. Baker shared stories of teachers in South San Francisco quitting because they could no longer handle the long commute into South San Francisco. Michael Yoshida, resident of South San Francisco spoke against the increased density the project would create. Mr. Yoshida stated the lack of care for the residents that live in the proposed area of the project and the City was more concerned on bringing additional people to the area. He wasn’t concerned about the height of the building, just the number of units. Melissa Yoshida, resident and teacher in South San Francisco spoke against the project. Ms. Yoshida was concerned with Mission Road only having two (2) lanes instead of four (4). Katie Stokes, resident of Sunshine Gardens area spoke against the project. Ms. Stokes reminded the Housing Standing Committee members that this was South San Francisco, not San Francisco. She was concerned of the decline of property values around the project area. Diane Stokes, resident of Sunshine Gardens area spoke against the project. Ms. Stokes stated the project would increase the parking issues in the area. She reminded the Housing Standing Committee members that the 800 units would create a massive amount of people, cars and foot traffic. Xiomara Cisneros, Bay Area Council expressed support for the project. Ms. Cisneros stated she grew up in South San Francisco and couldn’t afford to live in South San Francisco. Thanks to this project, people would be able to afford to live in the city where they work. Carrie Dallman, resident of South San Francisco expressed support for the project. Ms. Dallman stated she enjoyed walking to the BART Station to get to work every day. Mayor Matsumoto called for a five (5) minute break at 7:32 p.m. Meeting resumed at 7:43 p.m. Mayor Matsumoto advised the Housing Standing Committee members had heard the presentations from staff and the developers and listened comments from residents. She stated the next step would be to open the discussion to the Housing Standing Committee members and then provide direction to staff. Planning Commissioner Faria stated he was glad to see the developers changed the articulation of the project. He appreciated all the residents that came to voice their thoughts and concerns. Planning Commissioner Evans understood the financing concept but preferred that the affordable units were part of the entire scheme instead of a set-aside. She asked that the design, construction, materials, finishes, choice of appliances and flooring be exactly the same as the market rate units. JOINT HOUSING STANDING COMMITTEE MEETING AUGUST 19, 2019 MINUTES PAGE 6 Planning Commissioner Evans queried the type of mechanism the developer had in mind to prohibit residents from parking in the neighborhood. Mr. Baker replied that the City had used the program on smaller developments in the past to identify all of the residents’ cars and they plan to implement the same program. Planning Commissioner Shihadeh voiced concerns regarding insufficient parking at the project site. He asked for clarification on staggered parking. Mr. Baker stated staggered parking allowed for a traditional at-grade parking space to become upwards of two (2) or three (3) spaces. He explained there would dig a pit underneath the parking spot to allow a lift to go up and down and triple the parking capacity. Mr. Tao added that they would be implementing an unbundled parking system meaning unit residents would not be receiving a parking space and would need to pay extra for a parking space. Councilmember Addiego gave examples of all the other housing projects the City of South San Francisco had approved such as South City Place on Mission Road that contained 35 units, Pinefino Apartments on Baden Avenue that contained 60 units, Rotary Terrace on Miller Avenue that contained 90 units, two (2) housing projects located Downtown contained 80 units, Cadence Apartments on Cypress Avenue contained 260 units with Phase II adding 200 units, Fairfield development on Airport Boulevard contained 170 units with Phase II adding 90 units, SummerHill Apartments on El Camino Real and Chestnut Avenue contained roughly 170 units and Warmington Homes on Westborough Boulevard contained 25 units. Councilmember Addiego expressed how proud he was with the City’s accomplishments. Councilmember Addiego didn’t believe the unbundled parking system would encourage people to give up a car and use mass transit. He stated residents could simply park someplace else and save money. Councilmember inquired whether the developer would be using the same finishes and appliances on the affordable units as the market rate units or would they be low end stuff. Mr. Wiblin stated they would have different unit plans for the affordable units. He added the exteriors would be undistinguishable in terms of materials, design and construction and would be building a prevailing wage project. Interior finishes would be different and would be using upgraded flooring materials from market rate buildings. Mr. Wiblin advised the affordable units would not have granite counter tops or stainless steel appliances but would have high quality, energy efficient appliances and high quality finishes. Councilmember Addiego queried what percentage of the 1,200 units operated by the developer where from Section 8 vouchers. Mr. Wiblin stated somewhere north of 5% and less than 8% of their residents were Section 8 voucher holders. Councilmember Addiego asked whether the developer preferred Section 8 voucher residents for the Magnolia Senior Housing and would like a percentage of the Section 8 voucher units for that project. JOINT HOUSING STANDING COMMITTEE MEETING AUGUST 19, 2019 MINUTES PAGE 7 Mr. Wiblin advised that 20% of the Magnolia Senior Housing was in fact market rate and virtually most of the units were from Section 8 vouchers. Mr. Wiblin stated he would come back with exact data next time. Mayor Matsumoto stated housing projects were for the greater good and complimented the new Civic Campus building. She stated the project would expand the vision of what the City had for the Civic Campus. Mayor Matsumoto advised that voting against this project would cause the City to lose affordable housing for residents along with childcare. Mayor Matsumoto stated the project wasn’t perfect but that the City was trying their best. City Manager Futrell advised staff would await the outcome of the Design Review Board tomorrow evening and report back via memo to the Housing Standing Committee and query whether the Housing Standing Committee would like another meeting based on the memo. He added that the next step after that would be a public hearing before the Planning Commission likely in September. Planning Commissioner Evans disliked the idea of the unbundled parking system and charging residents extra for parking and thought it was unfair. She asked whether Bridge Housing would also charge extra for parking. Mr. Wiblin advised they would place their parking in tax credit basis and therefore the parking would be free for their residents. Mr. Tao clarified that they weren’t trying to gouge anyone and that their research had shown that by unbundling parking, it had reduced car ownership in their experience. ADJOURNMENT Being no further business, the meeting was adjourned at 8:24 p.m. Submitted by: Approved by: _______________________________ ______________________________ Gabriel Rodriguez, Deputy City Clerk Mark Nagales, Mayor City of South San Francisco City of South San Francisco Approved by the Housing Standing Committee: / / CALL TO ORDER 5:01 p.m. ROLL CALL Present: Mayor Nagales, Councilmember Addiego, Planning Commission Chair Shihadeh, and Planning Commissioner Faria. Absent: Planning Commissioner Evans. Joined at 5:38 p.m. AGENDA REVIEW None. PUBLIC COMMENTS None. MATTERS FOR CONSIDERATION 1. Motion to approve the Minutes for the meetings of August 16, 2021, November 15, 2021 and January 24, 2022. Motion – Planning Commission Chair Shihadeh / Second – Planning Commissioner Faria to approve the Minutes for the meetings of August 16, 2021, November 15, 2021 and January 24, 2022. YES: Mayor Nagales, Chair Shihadeh, Commissioner Faria, Councilmember Addiego; NAYS: None; ABSENT: Planning Commissioner Evans; ABSTAIN: None. 2. Study session regarding a proposed ballot measure authorizing the City of South San Francisco to develop, construct, or acquire affordable, low-rent housing units pursuant to Article XXXIV of the California Constitution and to provide direction to staff. 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, MARCH 21, 2022 5:00 p.m. Teleconference via Zoom Housing Standing Committee may meet by teleconference, consistent with the Brown Act as amended by AB 361 (2021. Under the amended rules, the City will not provide a physical location for members of the public to participate in the teleconference meeting. SPECIAL JOINT HOUSING STANDING COMMITTEE MEETING JANUARY 24, 2022 MINUTES PAGE 2 City Attorney Woodruff provided some context for the discussion regarding a proposed ballot measure authorizing the City of South San Francisco to develop, construct, or acquire affordable, low-rent housing units pursuant to Article XXXIV of the California Constitution and to provide direction to staff. Councilmember Addiego inquired whether anything could be built after the proposed ballot measure ended in 30 years. City Attorney Woodruff clarified that the city would retain that authority that it had acquired after 30 years, and the number of units would not continue to grow. Planning Commission Chair Shihadeh queried how the developments would be subsidized financially and whether there would be another ballot measure to raise funds. City Attorney Woodruff advised that the city would effectively compete for the same tax credit sources and other financings that other developers were competing for. Planning Commission Chair Shihadeh inquired whether the city was able to allocate a certain percentage of units for first responders, teachers, and city employees. City Attorney Woodruff advised that the Federal Fair Housing Act created a complicated situation for the city to restrict housing under its control to its employees, teachers, or other public sector groups. He stated that it could be done, but it required a moderately detailed study to justify it. The target population would probably have to be broader than just, for example, city employees. Planning Commission Chair Shihadeh stated that it would be a massive accomplishment if the city could build 225 units a year with the current funding and projected resources. Mayor Nagales advised he was not comfortable with 30 years. Chief Planner Rozzi suggested an eight-year RENA cycle or the 20-year General Plan. The current RENA was about 4,000 units. Of those units, about 1,300 were 80% AMI or below. Housing Standing Committee members proposed a 1% of the total number of existing housing units in the City for eight years or essentially a RENA cycle for the term and providing information about potential impacts on property tax revenue, use of commercial linkage fees, or other city financing to develop or acquire units. ADJOURNMENT Being no further business, the meeting was adjourned at 5:46 p.m. Submitted by: Approved by: _______________________________ ______________________________ Gabriel Rodriguez, Deputy City Clerk Mark Nagales, 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 #:22-272 Agenda Date:4/18/2022 Version:1 Item #:2. Study session for a proposed 292-unit multi-family residential project at 40 Airport Boulevard (Christopher Espiritu, Senior Planner) RECOMMENDATION Recommendation Staff recommends that the Housing Standing Committee receive this staff report and provide input regarding the proposed design and community benefits for the project at 40 Airport Boulevard. BACKGROUND This project was originally submitted to the City in late 2020 without underlying zoning for a residential development and thus required legislative amendments to the Zoning Ordinance and General Plan.The project has been under consideration since the General Plan 2040 vision (ShapeSSF)was developed and the City Council accepted the Preferred Land Use Scenario (PLUS)in November 2020.The proposed project is continuing to proceed at their own risk to be considered for approval as “consistent with the accepted PLUS.” The project requires separate environmental analysis,a rezone,and General Plan amendments to be consistent with the ShapeSSF vision.Since ShapeSSF will not be considered by the City Council for another 3-4 months, the project has continued to complete several steps in the City’s review process,and this moment presents a good opportunity to share the design and community benefits package with the Housing Standing Committee for initial feedback. DISCUSSION The project site consists of an approximately 1.63-acre parcel located at 40 Airport Boulevard (APN 015-126- 010)in South San Francisco,California.The site is bound by Caltrain railroad tracks to the north,a restaurant to the south,a hotel and US 101 to the east,and Airport Boulevard/Produce Avenue,commercial businesses, and industrial businesses to the west.The entire site is located within 0.5-mile of the relocated South San Francisco Caltrain station. The project site is currently developed with an approximately 35,000-sf two-story commercial building,which is used as an office,storage,and assembly facility for a produce distribution company.The existing development also includes a paved parking area. The 40 Airport Blvd Project (proposed project)would involve demolition of the existing on-site building and redevelopment of the project site with one eight-story building containing 292 multi-family residential units. The proposed building would include 308 parking stalls on two levels of podium parking,approximately 17,566 square feet (sq.ft.)of amenity space,and associated improvements.Landscaping improvements would be provided throughout the project site,including new trees and shrubs along the Airport Boulevard frontage, within the fourth-floor courtyard,and throughout the rooftop terrace.In addition,the proposed project would meet the City’s Inclusionary Housing Ordinance and 15 percent of the proposed units would be made available below market rate (5 percent to very-low-income households and 10 percent to low-income households). The project plans (Attachment 1)include 308 internal vehicle parking spaces,104 long-term and 31 short-term bicycle parking spaces,indoor and outdoor amenity spaces,and public infrastructure improvements for theCity of South San Francisco Printed on 4/15/2022Page 1 of 4 powered by Legistar™ File #:22-272 Agenda Date:4/18/2022 Version:1 Item #:2. bicycle parking spaces,indoor and outdoor amenity spaces,and public infrastructure improvements for the Airport Boulevard frontage.The proposed building would be eight stories and 85 feet tall.The proposed unit mix would consist of 57 studio units,32 one-bedroom units,122 two-bedroom units,59 three-bedroom units, and 22 four-bedroom units. 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: ·Participation in a pending Industrial Area Community Facilities District; o Project shall contribute a one-time payment to the East of Hwy 101 CFD equal to $630,000. ·Implementation of a robust Transportation Demand Management program (not required for residential projects); o Project is proposing an additional 30%above and beyond the required bicycle parking per code, and will include an onsite bicycle repair station for residents. o Project residents will supplement ridership at the City's new Caltrain Station,which is less than 0.5 miles from the Project. ·Streetscape and landscape improvements along Airport Blvd o Including enhanced sidewalks, landscaping, and ROW improvement along the Project’s frontage. ·Contribution towards Bike Lanes on Airport Blvd, to be determined in coordination with Staff ·All-electric Building; and ·Green Point sustainability rating The applicant has included a Draft Community Benefits Letter, attached to this report as Attachment 2. ZONING AND GENERAL PLAN CONSISTENCY DISCUSSION The current General Plan Land Use Designation for the project site is Freeway Commercial (FC).The FC Zoning Ordinance District does not currently allow for residential uses within its boundaries.However,given the proximity of the project site to the Downtown Area,the General Plan Preferred Land Use Scenario (PLUS) envisions the project site and the nearby vicinity as an area suitable for High Density Mixed-Use residential, and is 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 implement this PLUS vision,while also retaining the existing Freeway Commercial land uses for future flexibility if the residential project cannot be financed or otherwise built. At this point in the ShapeSSF General Plan Update 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.Specifically,to ensure land use compatibility,the proposed project would conform closely to Downtown Transit Core (DTC)development City of South San Francisco Printed on 4/15/2022Page 2 of 4 powered by Legistar™ File #:22-272 Agenda Date:4/18/2022 Version:1 Item #:2. compatibility,the proposed project would conform closely to Downtown Transit Core (DTC)development standards as described in Section 20.080.003 of the South San Francisco Municipal Code. DESIGN REVIEW BOARD The Design Review Board (DRB)reviewed the proposed project on March 16,2021 and was generally supportive of the project.The DRB determined that the project was in compliance with Title 20,Section 480 of the South San Francisco Municipal Code and Design Guidelines.The DRB offered recommendations for minor changes to the design,but overall did not require further evaluation by the DRB.Those recommendations include the following: 1.The Board liked the design concept and the material finishes. 2.The site needs a sense of arrival to the campus. 3.Consider adding some directional signage to direct visitors and deliveries to the site. 4.The Board recommends using either all stucco or all lap siding along the side of the building to break up the massing (e.g. South Elevation, left side). 5.Consider using more of the slat steel color along the elevations (e.g.along the skyline-plane).Ensure there are charging stations provided within the courtyard. 6.On the North Elevation, within the dog park, add a cluster of trees to help soften the area. 7.Consider using Platanus acerifolia 'Columbia',Columbia London Plane Tree as the street trees along the Airport Blvd frontage,as Platanus racemosa,California Sycamore tree species on the landscaping plan will have issues with mildew and anthracnose. 8.On the civil plans, make sure to include the details of the bio-swales. 9.The shrubs along the parking garage are too small, consider adding 3-4 wide planters along the wall. 10.Consider adding some vertical vine green screen,trellis or vine cables along the parking garage wall of the East Elevation to add articulation and visual interest to the area.Create planting pits with topsoil that extends below the base rock for the driveway and curbs.Plant evergreen vines such as Evergreen Clematis, Trumpet Vine, Passion Flower or Star Jasmine. 11.Consider enhancing the pedestrian tunnel and access with lighting improvements to match the enhancements on the other side of the tunnel. 12.Include walkways and bike routes for the residents to access the downtown corridor. 13.Provide some resting benches into the landscaping area along Airport Boulevard. 14.Select a paint brand that will work with the SSF Microclimate, as the area is prone to salt in the air. 15.What migration measures will be taken into the design with the building facing the railroad spur? 16.Will there be an acoustic study to determine what type of sound measures will be built into the development. The minutes from the March 16,2021,DRB meeting and DRB Recommendations Letter are included as Attachment 3 for the Housing Standing Committee’s reference. ENVIRONMENTAL REVIEW The proposed project is currently undergoing a preparation of a Sustainable Communities Environmental Assessment/Initial Study (SCEA-IS)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 City of South San Francisco Printed on 4/15/2022Page 3 of 4 powered by Legistar™ File #:22-272 Agenda Date:4/18/2022 Version:1 Item #:2. Transportation Impact Analysis and other studies. 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. Draft Community Benefits Letter 3. DRB Minutes - March 16, 2021 City of South San Francisco Printed on 4/15/2022Page 4 of 4 powered by Legistar™ 40 AIRPORT BLVDSAN FRANCISCO, CAA0.0TITLE SHEETCOPYRIGHTC40 AIRPORT BLVD40 AIRPORT BLVD., SOUTH SAN FRANCISCO, CA23231 SOUTH POINTE DR.LAGUNA HILLS, CA 92653949.267.1660CHRIS WEIMHOLT1ST SUBMITTAL2ND SUBMITTALBLAKE GRIGGS PROPERTIES550 HARTZ AVE. SUITE 200DANVILLE, CA 94526925.575.8737# 200027 12/03/202004/02/2021 G0.0GENERAL INFORMATIONCLIENT:BLAKE GRIGGS PROPERTIES550 HARTZ AVE. SUITE 200DANVILLE, CA 94526CONTACT: RYAN MCNAMARAPHONE: 925.575.8737PROJECT TEAMARCHITECT:ARCHITECTURE DESIGN COLLABORATIVE23231 SOUTH POINTE DRIVELAGUNA HILLS, CA 92653CONTACT: CHRIS WEIMHOLTPHONE: 949.267.1660 EXT. 202PROJECT INFOSITE ADDRESS:40 AIRPORT BLVD. SOUTH SAN FRANCISCO, CAPROJECT DESCRIPTION:THE PROPOSED CO-LIVING RESIDENTIAL PROJECT CONSISTSOF 5 LEVELS OF TYPE III CONSTRUCTION OVER 3 LEVELS OFTYPE I. THE PROJECT PROVIDES 292 UNITS, RANGING IN SIZEFROM 383 S.F. TO 1,106 S.F. THE PROJECT OFFERS 17,566 S.F.OF AMENITY SPACE INCLUDING A LARGE COURTYARD, FITNESSCENTER, RESIDENT CAFE, CLUB ROOM, AND ROOF DECK.SHEET INDEXSITE AREA:±1.63 ACRESUNITS:292 UNITSNET DENSITY:179.1 DU / ACRESPRINKLERS:NFPA 13CONSTRUCTION TYPE:PODIUM - (5) LEVELS OF TYPE III OVER (3) LEVELS OF TYPE IPARKING SUMMARYCIVIL:LANDSCAPEARCHITECT:BUILDING AREA SUMMARYVICINITY MAPBUILDING ACONSTRUC-TION TYPERESIDENTIAL(S.F.)LEASING/AMENITIES(S.F.)CIRC. ANDUTILITY(S.F.)GARAGE(S.F.)TOTAL(S.F.)1ST FLOORTYPE IA8,6258,3105,79631,40654,1372ND FLOORTYPE IA11,8913,4285,36532,50353,1873RD FLOORTYPE IA13,87234445,29460723,2174TH FLOORTYPE IIIA33,1631,4776,168040,8085TH FLOORTYPE IIIA35,12306,142041,2656TH FLOORTYPE IIIA35,12306,142041,2657TH FLOORTYPE IIIA35,12306,142041,2658TH FLOORTYPE IIIA30,6658546,063037,582TOTAL203,58517,51347,11264,516332,726ZONING SUMMARYZONING:FREEWAY COMMERCIALGENERALA0.0TITLE SHEETG0.0GENERAL INFORMATIONG0.1SITE PHOTO CONTEXTG0.2SHADOW STUDYG0.3CODE ANALYSISARCHITECTURALA1.0SITE PLANA2.0FIRST FLOOR PLANA2.1SECOND FLOOR PLANA2.2THIRD FLOOR PLANA2.3FOURTH FLOOR PLANA2.4FIFTH - SEVENTH FLOOR PLANA2.5EIGHTH FLOOR PLANA2.6ROOF PLANA3.0EXTERIOR ELEVATIONSA3.1EXTERIOR ELEVATIONSA4.0PERSPECTIVE VIEWA4.1PERSPECTIVE VIEWA5.0BUILDING SECTIONSA6.0TRANSPARENCY EXHIBITA7.0UNIT PLANSA7.1UNIT PLANSA8.0MATERIAL BOARDA9.0WINDOW DETAILSLANDSCAPEL.1COMPOSITE LANDSCAPE PLANL.2LIFESTYLE IMAGERYL.3GROUND LEVEL LANDSCAPE PLANL.4LEVEL 4 PODIUM COURTYARDL.5ROOFTOP DECKL.6COMPOSITE PLANTING PLANL.7HYDROZONE PLANL.8PLANTING IMAGERYL.9SCHEMATIC LIGHTING PLANCIVILC1.0EXISTING CONDITIONSC2.0PRELIMINARY SITE PLANC3.0PRELIMINARY GRADING AND DRAINAGE PLANC4.0PRELIMINARY UTILITY PLANC5.0PRELIMINARY STORM WATER MANAGEMENT PLANC5.1STORM WATER TREATMENT DETAILSC6.0FIRE TRUCK ACCESS EXHIBITCURRENT ZONING:FREEWAY COMMERCIALSITESUBJECTREQUIREDPROPOSEDFRONT YARD SETBACK0 FT. MIN.DISTANCE TO P.L.: VARIES - 1'-2" TO 7'-3"REAR YARD SETBACK0 FT. MIN.DISTANCE TO P.L.: VARIES - 2'-1" TO 18'-11"SIDE YARD SETBACK0 FT. MIN.DISTANCE TO P.L.: 45'-10" AND 3'-5"MAX. HEIGHT85 FT. PER C.B.C.MAX. 85 FT. TO ROOF SHEATHING PER C.B.C.REQUIREMENTSF.A.R.6.04.7OPEN SPACE100 S.F. / DU = 29,200 S.F. MIN.COMMON SPACEGROUND LEVEL = 2,741 S.F.PODIUM DECK = 13,838 S.F.ROOF DECK = 3,448 S.F.PRIVATE SPACEBALCONIES = 6,288 S.F.TOTAL OPEN SPACE: 26,315 S.F.STORAGE200 CU.FT. / 45% OF DU = 26,280 CU.FT.20,304 CU. FT.BIKE PARKING - SHORT TERM10% OF CAR PARKING = 31 STALLS31 STALLSBIKE PARKING - LONG TERM1 SPACE PER 4 UNITS = 73 STALLS104 STALLSBKF ENGINEERS1730 N. FIRST STREET, SUITE 600SAN JOSE, CA 95112CONTACT: COLE GAUMNITZ, PE, QSD/PPHONE: 408.467.9166MJS LANDSCAPE ARCHITECTURE507 30TH STREETNEWPORT BEACH, CA 92663CONTACT: MATT JACKSONPHONE: 949.675.9964101 FREEWAY S. A I R P O R T B L V D . S. LI N D E N A V E .COPYRIGHTC40 AIRPORT BLVD40 AIRPORT BLVD., SOUTH SAN FRANCISCO, CA23231 SOUTH POINTE DR.LAGUNA HILLS, CA 92653949.267.1660CHRIS WEIMHOLT1ST SUBMITTAL2ND SUBMITTALBLAKE GRIGGS PROPERTIES550 HARTZ AVE. SUITE 200DANVILLE, CA 94526925.575.8737# 200027 12/03/202004/02/2021APN:015126010S. AIRPORT BLVD.GA T EW A Y B L VD .UNIT TYPEBED/BATHNET S.F.NUMBER OF UNITS PER LEVELNO. OFUNITSUNIT S.F.TOTALUNITMIXNO. OFDECKSOPEN SPACEAREA (S.F.)GEARWALL1ST2ND3RD4TH5TH6TH7TH8THSTUDIOP0.11 BED / 1 BA±383111666663312,63910480YESP0.21 BED / 1 BA±4601111152,300YESP0.31 BED / 1 BA±389122222114,2795240YESP0.41 BED / 1 BA±4381111152,190P0.51 BED / 1 BA±46611131,398YESSTUDIO SUBTOTAL22310101010105720%157201 BEDROOMP1.11 BED / 1 BA±55922222222168,9445240P1.21 BED / 1 BA±54222222222168,67252401 BR SUBTOTAL444444443211%104802 BEDROOMP2.12 BED / 2 BA±644445212222222212278,568482,3042 BR SUBTOTAL445212222222212242%482,3043 BEDROOMP3.13 BED / 2 BA±849344910101095950,091391,8723 BR SUBTOTAL344910101095920%391,8724 BEDROOMP4.14 BED / 3 BA±1,10623444412224,332199124 BR SUBTOTAL2344441228%19912TOTAL1316194850505046292193,413100%1316,288UNIT SUMMARYRESIDENTIAL PARKING PROVIDEDOPEN PARKING STALLS -UNASSIGNED4STANDARD GARAGE PARKING STALLS- UNASSIGNED38- ASSIGNED39AUTOMATED PARKING STALLS - ASSIGNED227TOTAL STALLS PROVIDED308PARKING REQUIRED (ZONING CODE)UNIT TYPEPARKING REQ. PERDWELLING UNITNO OFUNITSSTALLS REQUIREDMIN.MAX.MIN.MAX.STUDIO01570571 BEDROOM11.53232482 BEDROOM1.51.81221832203 BEDROOM1.5281122162TOTAL PARKING REQUIRED337 MIN.487 MAX.ADA PARKING REQUIREDOPEN STALLSUNASSIGNED STALLS5% OF 4 STALLS1GARAGE PARKINGUNASSIGNED STALLS5% OF 38 STALLS2ASSIGNED STALLS2% OF 266 STALLS6TOTAL ADA STALLS REQUIRED9ADA PARKING PROVIDEDVAN ADA STALLS PROVIDED3STD. ADA STALLS PROVIDED6BLDG.OCCUPANCIES:R-2, A-3, UPROVIDED BUILDING HEIGHT(REFER TO BLDG. ELEVATIONS A-3.0 - A-3.1)GRADE PLANE ELEVATION15.95' ABOVE SEALEVEL = 0'-0"TALLEST ROOF HEIGHT ELEVATION:TAKEN FROM GRADE PLANEEL. 95.08'TYPE IIIA BUILDING HEIGHT ABOVEGRADE PLAN±84.75' < 85' G0.1SITE PHOTO CONTEXTCOPYRIGHTC40 AIRPORT BLVD40 AIRPORT BLVD., SOUTH SAN FRANCISCO, CA23231 SOUTH POINTE DR.LAGUNA HILLS, CA 92653949.267.1660CHRIS WEIMHOLT1ST SUBMITTAL2ND SUBMITTALBLAKE GRIGGS PROPERTIES550 HARTZ AVE. SUITE 200DANVILLE, CA 94526925.575.8737# 200027 12/03/202004/02/2021AIRPORT BLVD.010905021008040102VICINITY MAP05VIEW LOOKING NORTH FROM INTERSECTION OF S. AIRPORT BLVD AND PRODUCE AVEVIEW LOOKING SOUTH FROM PRODUCE AVE.VIEW LOOKING NORTH FROM DENNY'S PARKING LOT03VIEW LOOKING WEST FROM INTERSECTION OF S. AIRPORT BLVD AND PRODUCE AVE04VIEW LOOKING EAST FROM S. AIRPORT BLVD.06VIEW LOOKING SOUTH FROM DENNY'S PARKING LOT0708VIEW LOOKING WEST FROM AIRPORT BLVD.09VIEW LOOKING NORTH FROM AIRPORT BLVD.10VIEW LOOKING WEST FROM 101 FREEWAY03VIEW LOOKING WEST FROM SAN MATEO AVE.101 FREEWAY SITE0607 G0.2SHADOW STUDYCOPYRIGHTC40 AIRPORT BLVD40 AIRPORT BLVD., SOUTH SAN FRANCISCO, CA23231 SOUTH POINTE DR.LAGUNA HILLS, CA 92653949.267.1660CHRIS WEIMHOLT1ST SUBMITTAL2ND SUBMITTALBLAKE GRIGGS PROPERTIES550 HARTZ AVE. SUITE 200DANVILLE, CA 94526925.575.8737# 200027 12/03/202004/02/2021SUMMER SOLSTICE4 PMSUMMER SOLSTICE2 PMSUMMER SOLSTICE12 PMSUMMER SOLSTICE10 AMSUMMER SOLSTICE6 AM4 PM2 PM12 PMEQUINOX6 AMEQUINOXEQUINOXEQUINOXEQUINOX4 PM2 PM12 PMWINTER SOLSTICE6 AMWINTER SOLSTICEWINTER SOLSTICEWINTER SOLSTICEWINTER SOLSTICE10 AM10 AM TYPE IAFLOOR AREA ALLOWED: UNLIMITEDFLOOR AREA PROVIDED: 23,217 S.F.A -TYPE IIIAFLOOR AREA ALLOWED: 48,000 S.F.FLOOR AREA PROVIDED: 8,611 S.F.B -TYPE IIIAFLOOR AREA ALLOWED: 48,000 S.F.FLOOR AREA PROVIDED: 6,653 S.F.C -TYPE IIIAFLOOR AREA ALLOWED: 48,000 S.F.FLOOR AREA PROVIDED: 9,167 S.F.E -TYPE IIIAFLOOR AREA ALLOWED: 48,000 S.F.FLOOR AREA PROVIDED: 8,150 S.F.D -TYPE IIIAFLOOR AREA ALLOWED: 48,000 S.F.FLOOR AREA PROVIDED: 8,224 S.F.PODIUM DECKASSEMBLY7500 SF* / 15500EX7M6BBOXES6 PARCELS EX7M6BBOXES6 PARCELS EX7M6BBOXES6 PARCELS EX7M6BBOXES6 PARCELS EX7M6BBOXES6 PARCELS EX7M6BBOXES6 PARCELS EX7M6BBOXES6 PARCELSEX7M6BBOXES6 PARCELSEX7M6BBOXES6 PARCELSEX7M6BBOXES6 PARCELSEX7M6BBOXES6 PARCELSEX7M6BBOXES6 PARCELSTYPE IAFLOOR AREA ALLOWED: UNLIMITEDFLOOR AREA PROVIDED: 54,137 S.F.A -TYPE IIIAFLOOR AREA ALLOWED: 48,000 S.F.FLOOR AREA PROVIDED: 8,653 S.F.B -TYPE IIIAFLOOR AREA ALLOWED: 48,000 S.F.FLOOR AREA PROVIDED: 6,696 S.F.C -TYPE IIIAFLOOR AREA ALLOWED: 48,000 S.F.FLOOR AREA PROVIDED: 9,334 S.F.E -TYPE IIIAFLOOR AREA ALLOWED: 48,000 S.F.FLOOR AREA PROVIDED: 8,275 S.F.D -TYPE IIIAFLOOR AREA ALLOWED: 48,000 S.F.FLOOR AREA PROVIDED: 8,307 S.F.TYPE IAFLOOR AREA ALLOWED: UNLIMITEDFLOOR AREA PROVIDED: 53,187 S.F.A -TYPE IIIAFLOOR AREA ALLOWED: 48,000 S.F.FLOOR AREA PROVIDED: 4,973 S.F.B -TYPE IIIAFLOOR AREA ALLOWED: 48,000 S.F.FLOOR AREA PROVIDED: 6,696 S.F.C -TYPE IIIAFLOOR AREA ALLOWED: 48,000 S.F.FLOOR AREA PROVIDED: 9,334 S.F.E -TYPE IIIAFLOOR AREA ALLOWED: 48,000 S.F.FLOOR AREA PROVIDED: 8,275 S.F.D -TYPE IIIAFLOOR AREA ALLOWED: 48,000 S.F.FLOOR AREA PROVIDED: 8,307 S.F.EX7M6BBOXES6 PARCELS EX7M6BBOXES6 PARCELS EX7M6BBOXES6 PARCELS EX7M6BBOXES6 PARCELS EX7M6BBOXES6 PARCELS EX7M6BBOXES6 PARCELS EX7M6BBOXES6 PARCELSEX7M6BBOXES6 PARCELSEX7M6BBOXES6 PARCELSEX7M6BBOXES6 PARCELSEX7M6BBOXES6 PARCELSEX7M6BBOXES6 PARCELSL9L8F.G. ±18.5F.G. ±17.4F.G. ±19.5L10F.G. ±19.5F.G. ±18.4L11F.G. ±16.5L12F.G. ±14.5L1F.G. ±14.5F.G. ±14.5 L2F.G. ±14.3 L3F.G. ±13.8F.G. ±14.3L4F.G. ±14.3L5F. G . ± 1 4 . 3 L6F.G. ±14.7 F.G. ±16.2L7 F.G. ±17.4 G0.3CODE ANALYSISCOPYRIGHTC40 AIRPORT BLVD40 AIRPORT BLVD., SOUTH SAN FRANCISCO, CA23231 SOUTH POINTE DR.LAGUNA HILLS, CA 92653949.267.1660CHRIS WEIMHOLT1ST SUBMITTAL2ND SUBMITTALBLAKE GRIGGS PROPERTIES550 HARTZ AVE. SUITE 200DANVILLE, CA 94526925.575.8737# 200027 12/03/202004/02/2021SCALE: 1" = 40'-0"20'40'080'011ST FLOOR - TYPE IA022ND FLOOR - TYPE IA033RD FLOOR - TYPE IA044TH FLOOR - TYPE IIIA055TH - 7TH FLOORS,TYP. - TYPE IIIA068TH FLOOR - TYPE IIIAPRELIMINARY ALLOWABLE AREA CALCULATION - TYPE IIIA(PER CBC 506.2.3) Single-Occupancy, Multistory BuildingsAa = [At +(Ns x If) x Sa](PER CBC TABLE 506.2: R-2) Sprinklered MultipleAt = 24,000 SF (with height increase)Ns = 24,000 SF (for a non-sprinklered building)If = 0 (maximum frontage)Sa = 2Aa = [24,000 + (24,000 x 0)] x 2 = 48,000 SFAa = 48,000 SF (maximum allowable area)No individual story shall exceed the allowable area (Aa) as determined by Equation 5-2using the value of Sa = 1.Aa = [24,000 + (24,000 x 0)] x 1 = 24,000 SFAa = 24,000 SF (maximum allowable area per floor)PROVIDED STORIES ABOVE "GRADE PLANE"(PER C.B.C. 2016 DEFINITION OF "GRADE PLANE")1ND FLOORTYPE IA2ND FLOORTYPE IA3RD FLOORTYPE IA*4TH FLOORTYPE IIIA*5TH FLOORTYPE IIIA*6TH FLOORTYPE IIIA*7TH FLOORTYPE IIIA*8TH FLOORTYPE IIIA*PER C.B.C. 510.2 EACH BUILDING SHALL BE CONSIDERED AS SEPARATEBUILDINGS FOR THE PURPOSE OF DETERMINING THE NUMBER OF STORIES.PRELIMINARY GRADE PLANE CALCULATIONGRADE PLAN ELEVATION CALCSPERIMETERSECTIONELEV. 1ELEV. 2AVERAGEELEV.DISTANCEAVERAGE ELEV.x DISTANCEL114.5014.5014.50101.601473.20L214.5014.3014.4096.601391.04L314.3013.8014.0574.251043.21L413.8014.3014.0596.751359.34L514.3014.7014.5079.501152.75L614.7016.2015.4589.901388.96L716.2017.4016.8093.001562.40L817.4018.5017.9568.251225.09L918.5019.5019.0094.501795.50L1019.5018.4018.9567.751283.86L1118.4016.5017.4567.751182.24L1216.5014.5015.5065.901021.45TOTAL995.7515879.03GRADE PLANE15879.03 / 995.75 = 15.9507SITE PLAN*AREA CALCULATEDFOR EXITINGPURPOSES ONLY ANDNOT USED FORPROVIDED OPEN SPACE*GRADE PLANE ELEVATIONS ARE BASED OFF PRELIMINARY GRADING PLANNUMBERS AND WILL BE REVISED WHEN FINAL GRADING PLAN IS DETERMINEDDURING BUILDING PERMIT PROCESS. ±3'-5"EX7M6BBOXES6 PARCELSEX7M6BBOXES6 PARCELSEX7M6BBOXES6 PARCELSEX7M6BBOXES6 PARCELSEX7M6BBOXES6 PARCELSEX7M6BBOXES6 PARCELSEX7M6B BOXES6 PARCELS EX7M6B BOXES6 PARCELS EX7M6B BOXES6 PARCELS EX7M6B BOXES6 PARCELS EX7M6B BOXES6 PARCELS EX7M6B BOXES6 PARCELS 12/03/2020 04/02/2021 SCALE: 1" = 20'-0" 10'20'0 40' ±206'-4"±363'-10" 18'-0"8'-6"25'-0" DRIVE AISLE STANDARD PARKING STALL, TYP.25'-0"DRIVEAISLEGARAGE (75 SPACES) COMMUNITY ROOM (±2,147 S.F.) EV. EV. STAIR #4 EX7M6BBOXES6 PARCELSEX7M6BBOXES6 PARCELSEX7M6BBOXES6 PARCELSEX7M6BBOXES6 PARCELSEX7M6BBOXES6 PARCELSEX7M6BBOXES6 PARCELSEX7M6B BOXES 6 PARCELS EX7M6B BOXES 6 PARCELS EX7M6B BOXES 6 PARCELS EX7M6B BOXES 6 PARCELS EX7M6B BOXES 6 PARCELS EX7M6B BOXES 6 PARCELS 25'-6" GARAGE ENTRY TRASH STANDARD PARKING STALL, TYP. STAIR #2 STAIR #1 P3.1 RAMP UP EV. TRASH ELEC. RM/ UTILITY RESIDENT CAFE (±2,411 S.F.) LEASING / LOBBY (±1,417 S.F.) MAIL ROOM PET SPA LOADING/ MOVE-IN (16'-0" X 27'-0") P1.2 P2.1 P2.1 P2.1P3.1 P0.5 P0.1 P1.2 P3.1 STAIR #3 P1.1 P1.1 LARGE PACKAGE STORAGE PARCEL LOCKERS EV. EQ. RM. FIRE COMMAND CENTER (8'-0" X 12'-0") P2.1 EVCSEVCSEVCSEVCSEVCSEVCSEVCSEVCSEVCSEVCSEVCSEVCSEVCSEVCSEVCS EVCSEVCSEVCSEVCSEVCSEVCSEVCSEVCSEVCSEVCSEVCSEVCSEVCSEVCSEVCSEVCSA2.0 FIRST FLOOR PLAN 1FIRST FLOOR PLAN COPYRIGHT C 40 AIRPORT BLVD 40 AIRPORT BLVD., SOUTH SAN FRANCISCO, CA 23231 SOUTH POINTE DR. LAGUNA HILLS, CA 92653 949.267.1660 CHRIS WEIMHOLT 1ST SUBMITTAL 2ND SUBMITTALBLAKE GRIGGS PROPERTIES 550 HARTZ AVE. SUITE 200 DANVILLE, CA 94526 925.575.8737 # 20002712/03/2020 04/02/2021 SCALE: 1/16" = 1'-0" 8'16'0 32' 25'-0" DRIVE AISLE 25'-0"DRIVEAISLESTAIR #4 OPEN TO BELOW P4.1 P3.1 ±206'-4"±363'-10" TRASH CHUTES EV. EV. STAIR #2 STAIR #1 P2.1 P2.1 P2.1P3.1 P0.5 P0.1 P3.1 STAIR #3 EV. P4.1 UTILITY RAMP DN GARAGE (229 SPACES) STORAGE UNITS P1.2 P1.2 P1.1 P1.1 BIKE STORAGE TRASH CHUTES OPEN TO BELOW STAIR #4 P3.1 P2.1 A2.1 SECOND FLOOR PLAN 1SECOND FLOOR PLAN COPYRIGHT C 40 AIRPORT BLVD 40 AIRPORT BLVD., SOUTH SAN FRANCISCO, CA 23231 SOUTH POINTE DR. LAGUNA HILLS, CA 92653 949.267.1660 CHRIS WEIMHOLT 1ST SUBMITTAL 2ND SUBMITTALBLAKE GRIGGS PROPERTIES 550 HARTZ AVE. SUITE 200 DANVILLE, CA 94526 925.575.8737 # 20002712/03/2020 04/02/2021 SCALE: 1/16" = 1'-0" 8'16'0 32' ±204'-4"±346'-9" TRASH CHUTE TRASH CHUTE P4.1 P3.1 P2.1 EV. EV. P2.1 P2.1 P2.1P3.1 P0.5 P0.1 P3.1 EV. P0.3 P4.1 UTILITY P4.1 STAIR #2 STAIR #1 STAIR #3 STORAGE UNITS P1.2 P1.2 P1.1 P1.1 FLAT ROOF OVER 2ND LEVEL OPEN TO BELOW STAIR #4 P3.1 P2.1 A2.2 THIRD FLOOR PLAN 1THIRD FLOOR PLAN COPYRIGHT C 40 AIRPORT BLVD 40 AIRPORT BLVD., SOUTH SAN FRANCISCO, CA 23231 SOUTH POINTE DR. LAGUNA HILLS, CA 92653 949.267.1660 CHRIS WEIMHOLT 1ST SUBMITTAL 2ND SUBMITTALBLAKE GRIGGS PROPERTIES 550 HARTZ AVE. SUITE 200 DANVILLE, CA 94526 925.575.8737 # 20002712/03/2020 04/02/2021 SCALE: 1/16" = 1'-0" 8'16'0 32' EV. P3.1 P2.1 P0.1 P0.1 P0.1 P0.3 P2.1P2.1P2.1 P2.1 P3.1 P2.1 P3.1 P3.1 P3.1 FITNESS ROOM (±1,477 S.F.) P2.1P2.1P2.1 P0.4 P0.2 P2.1 PODIUM DECK / COURTYARD P2.1 P0.1 P2.1 P2.1 ±206'-6"±346'-9" TRASH CHUTE UT. UTILITY P2.1 P2.1P2.1 P0.1 P4.1 P3.1 P2.1 P4.1 P4.1 P3.1 P4.1 P2.1 P0.1 P2.1 P0.3 P3.1 EV. EV. EV. STAIR #2 STAIR #1 STAIR #3 P1.2 P1.1 P1.2 P1.1 TRASH CHUTE P2.1 STAIR #4 P3.1 P2.1 A2.3 FOURTH FLOOR PLAN 1FOURTH FLOOR PLAN COPYRIGHT C 40 AIRPORT BLVD 40 AIRPORT BLVD., SOUTH SAN FRANCISCO, CA 23231 SOUTH POINTE DR. LAGUNA HILLS, CA 92653 949.267.1660 CHRIS WEIMHOLT 1ST SUBMITTAL 2ND SUBMITTALBLAKE GRIGGS PROPERTIES 550 HARTZ AVE. SUITE 200 DANVILLE, CA 94526 925.575.8737 # 20002712/03/2020 04/02/2021 SCALE: 1/16" = 1'-0" 8'16'0 32' EV. P2.1 P0.1 P0.1 P0.1 P0.3 P2.1P2.1 P2.1 P3.1 P2.1 P3.1 P3.1 P3.1 P2.1P2.1P2.1 P0.4 P0.2 P2.1 PODIUM DECK / COURTYARD BELOW P2.1 P0.1 P2.1 P2.1 ±206'-6"±347'-1" TRASH CHUTE UT. UTILITY P2.1 P2.1P2.1 P0.1 P2.1 P4.1 P2.1 P4.1 P4.1 P3.1 P4.1 P2.1 P0.1 P2.1 P0.3 P3.1 EV. EV. EV. STAIR #2 STAIR #1 STAIR #3 P1.2 P1.1 P1.2 P1.1 P2.1 P3.1 TRASH CHUTE P3.1 P3.1 P2.1 STAIR #4 P3.1 P2.1 A2.4 FIFTH-SEVENTH FLOOR PLAN 1FIFTH-SEVENTH FLOOR PLAN COPYRIGHT C 40 AIRPORT BLVD 40 AIRPORT BLVD., SOUTH SAN FRANCISCO, CA 23231 SOUTH POINTE DR. LAGUNA HILLS, CA 92653 949.267.1660 CHRIS WEIMHOLT 1ST SUBMITTAL 2ND SUBMITTALBLAKE GRIGGS PROPERTIES 550 HARTZ AVE. SUITE 200 DANVILLE, CA 94526 925.575.8737 # 20002712/03/2020 04/02/2021 SCALE: 1/16" = 1'-0" 8'16'0 32' CLUB ROOM (±854 S.F.) ROOF DECK (±3,448 S.F.)±206'-6"±346'-9" EV. P2.1 P0.1 P0.1 P0.1 P0.3 P2.1P2.1 P2.1 P3.1 P2.1 P3.1 P3.1 P3.1 P1.2 P2.1P2.1P2.1 P0.4 P0.2 P2.1 P2.1 P0.1 P2.1 P2.1 TRASH CHUTE UT. UTILITY P2.1 P2.1P2.1 P0.1 P2.1 P2.1 P3.1 P4.1 P2.1 P0.1 P2.1 P0.3 P3.1 EV. EV. EV. STAIR #2 STAIR #1 STAIR #3 P2.1 P3.1 P1.1 P1.2 P1.1 PODIUM DECK / COURTYARD BELOW P3.1 P2.1 TRASH CHUTE STAIR #4 P3.1 P2.1 A2.5 EIGHTH FLOOR PLAN 1EIGHTH FLOOR PLAN COPYRIGHT C 40 AIRPORT BLVD 40 AIRPORT BLVD., SOUTH SAN FRANCISCO, CA 23231 SOUTH POINTE DR. LAGUNA HILLS, CA 92653 949.267.1660 CHRIS WEIMHOLT 1ST SUBMITTAL 2ND SUBMITTALBLAKE GRIGGS PROPERTIES 550 HARTZ AVE. SUITE 200 DANVILLE, CA 94526 925.575.8737 # 20002712/03/2020 04/02/2021 SCALE: 1/16" = 1'-0" 8'16'0 32' ±206'-6"±204'-6" STAIR #2 ±105'-11" COMPRESSOR UNIT, TYP. FLAT ROOF, TYP. OUTLINE OF BALCONY BELOW, TYP. A2.6 ROOF PLAN 1ROOF PLAN COPYRIGHT C 40 AIRPORT BLVD 40 AIRPORT BLVD., SOUTH SAN FRANCISCO, CA 23231 SOUTH POINTE DR. LAGUNA HILLS, CA 92653 949.267.1660 CHRIS WEIMHOLT 1ST SUBMITTAL 2ND SUBMITTALBLAKE GRIGGS PROPERTIES 550 HARTZ AVE. SUITE 200 DANVILLE, CA 94526 925.575.8737 # 20002712/03/2020 04/02/2021 SCALE: 1/16" = 1'-0" 8'16'0 32' TOP OF PARAPET11'-6"9'-1" ±95'-1" 10'-0"10'-0"9'-1"9'-1"9'-1"9'-1"F.F.2ND FLR.3RD FLR.4TH FLR.5TH FLR.6TH FLR.7TH FLR.8TH FLR.9'-1"GRADE PLANE(15.95)TOP OF PARAPET11'-6"9'-1" ±91'-1" 10'-0"10'-0"9'-1"9'-1"9'-1"9'-1"F.F.2ND FLR.3RD FLR.4TH FLR.5TH FLR.6TH FLR.7TH FLR.8TH FLR.9'-1"GRADE PLANE(15.95)A3.0EXTERIOR ELEVATIONSSCALE: 1/16" = 1'-0"4'8'016'1WEST ELEVATION2SOUTH ELEVATIONCOPYRIGHTC40 AIRPORT BLVD40 AIRPORT BLVD., SOUTH SAN FRANCISCO, CA23231 SOUTH POINTE DR.LAGUNA HILLS, CA 92653949.267.1660CHRIS WEIMHOLT1ST SUBMITTAL2ND SUBMITTALBLAKE GRIGGS PROPERTIES550 HARTZ AVE. SUITE 200DANVILLE, CA 94526925.575.8737# 200027 12/03/202004/02/202121KEY PLANEXTERIOR PLASTERPLASTER SCREEDSCEMENTITIOUS LAP SIDINGMETAL CLAD AWNINGFAUX WOOD GUARDRAILWIRE MESH GUARDRAILGLASS GUARDRAILCONCRETE VENEER PANELVERTICAL METAL SIDINGSTUCCO FOAM TRIMVINYL WINDOW- BRONZE COLORSTOREFRONT GLAZING SYSTEMWIRE MESH PLANTING SCREENSMATERIAL LEGEND: TOP OF PARAPET11'-6"9'-1" ±92'-1" 10'-0"10'-0"9'-1"9'-1"9'-1"9'-1"F.F.2ND FLR.3RD FLR.4TH FLR.5TH FLR.6TH FLR.7TH FLR.8TH FLR.9'-1"GRADE PLANE(15.95)TOP OF PARAPET11'-6"9'-1" ±92'-5" 10'-0"10'-0"9'-1"9'-1"9'-1"9'-1"F.F.2ND FLR.3RD FLR.4TH FLR.5TH FLR.6TH FLR.7TH FLR.8TH FLR.9'-1"GRADE PLANE(15.95)A3.1EXTERIOR ELEVATIONSSCALE: 1/16" = 1'-0"4'8'016'1EAST ELEVATION2NORTH ELEVATIONCOPYRIGHTC40 AIRPORT BLVD40 AIRPORT BLVD., SOUTH SAN FRANCISCO, CA23231 SOUTH POINTE DR.LAGUNA HILLS, CA 92653949.267.1660CHRIS WEIMHOLT1ST SUBMITTAL2ND SUBMITTALBLAKE GRIGGS PROPERTIES550 HARTZ AVE. SUITE 200DANVILLE, CA 94526925.575.8737# 200027 12/03/202004/02/202121KEY PLANEXTERIOR PLASTERPLASTER SCREEDSCEMENTITIOUS LAP SIDINGMETAL CLAD AWNINGFAUX WOOD GUARDRAILWIRE MESH GUARDRAILGLASS GUARDRAILCONCRETE VENEER PANELVERTICAL METAL SIDINGSTUCCO FOAM TRIMVINYL WINDOW- BRONZE COLORSTOREFRONT GLAZING SYSTEMWIRE MESH PLANTING SCREENSMATERIAL LEGEND: EX7M6BBOXES6 PARCELS EX7M6BBOXES6 PARCELS EX7M6BBOXES6 PARCELS EX7M6BBOXES6 PARCELS EX7M6BBOXES6 PARCELS EX7M6BBOXES6 PARCELS EX7M 6BBOXES6 PARC ELS EX7M 6BBOXES6 PA RCE LS EX7M6 B BOX ES 6 PAR CEL S EX7M 6BBOXES6 PARC ELS EX7M 6BBOXES6 PA RCE LS EX7M6 B BOX ES 6 PAR CEL S A4.0PERSPECTIVE VIEW1VIEW LOOKING NORTH WEST 1COPYRIGHTC40 AIRPORT BLVD40 AIRPORT BLVD., SOUTH SAN FRANCISCO, CA23231 SOUTH POINTE DR.LAGUNA HILLS, CA 92653949.267.1660CHRIS WEIMHOLT1ST SUBMITTAL2ND SUBMITTALBLAKE GRIGGS PROPERTIES550 HARTZ AVE. SUITE 200DANVILLE, CA 94526925.575.8737# 200027 12/03/202004/02/2021KEY PLAN EX7M6BBOXES6 PARCELS EX7M6BBOXES6 PARCELS EX7M6BBOXES6 PARCELS EX7M6BBOXES6 PARCELS EX7M6BBOXES6 PARCELS EX7M6BBOXES6 PARCELS EX7M 6BBOXES6 PARC ELS EX7M 6BBOXES6 PA RCE LS EX7M6 B BOX ES 6 PAR CEL S EX7M 6BBOXES6 PARC ELS EX7M 6BBOXES6 PA RCE LS EX7M6 B BOX ES 6 PAR CEL S A4.1PERSPECTIVE VIEW1VIEW FROM AIRPORT BLVD. LOOKING NORTH 1COPYRIGHTC40 AIRPORT BLVD40 AIRPORT BLVD., SOUTH SAN FRANCISCO, CA23231 SOUTH POINTE DR.LAGUNA HILLS, CA 92653949.267.1660CHRIS WEIMHOLT1ST SUBMITTAL2ND SUBMITTALBLAKE GRIGGS PROPERTIES550 HARTZ AVE. SUITE 200DANVILLE, CA 94526925.575.8737# 200027 12/03/202004/02/2021KEY PLAN CORR.UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNITCORR.CORR.CORR.CORR.CORR.CORR.CORR.CORR.CORR.GARAGE GARAGE CORR.CORR.CORR.UNIT UNIT UNIT 12'-11"10'-0"10'-0"9'-1"9'-1"9'-1"9'-1"9'-1"±90'-7"PODIUM DECK TOP OF PARAPET F.F. 2ND FLR. 3RD FLR. 4TH FLR. 5TH FLR. 6TH FLR. 7TH FLR. 8TH FLR. GRADE PLANE (15.95) ALLOWABLE BUILDING HEIGHT PER CBC 504 (100.95)±73'-11"HIGHEST OCCUPIED FLOOR UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNITCORR.CORR.CORR.CORR.GARAGE GARAGE UTIL. UTIL.STAIRCORR.CORR.COMMUNITY ROOM UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UTIL. UTIL. UTIL. UTIL. UTIL. UTIL. UNIT UNIT UNIT UNIT UNIT UNIT RESIDENT CAFE LEASING/LOBBY LOADING/ MOVE IN CORR.UNIT UNIT UNIT UNIT UNIT UNIT UNIT 11'-0"10'-0"10'-0"9'-1"9'-1"9'-1"9'-1"9'-1"±90'-7"TOP OF PARAPET F.F. 2ND FLR. 3RD FLR. 4TH FLR. 5TH FLR. 6TH FLR. 7TH FLR. 8TH FLR. GRADE PLANE (15.95) ALLOWABLE BUILDING HEIGHT PER CBC 504 (100.95)±72'-0"HIGHEST OCCUPIED FLOOR A5.0 BUILDING SECTIONS 1BUILDING SECTION 1 COPYRIGHT C 40 AIRPORT BLVD 40 AIRPORT BLVD., SOUTH SAN FRANCISCO, CA 23231 SOUTH POINTE DR. LAGUNA HILLS, CA 92653 949.267.1660 CHRIS WEIMHOLT 1ST SUBMITTAL 2ND SUBMITTALBLAKE GRIGGS PROPERTIES 550 HARTZ AVE. SUITE 200 DANVILLE, CA 94526 925.575.8737 # 20002712/03/2020 04/02/2021 SCALE: 1/16" = 1'-0" 8'16'0 32' 2BUILDING SECTION 2 KEY PLAN 1 2 TOP OF PARAPET11'-6"9'-1" ±94'-7" 10'-0"10'-0"9'-1"9'-1"9'-1"9'-1"F.F.2ND FLR.3RD FLR.4TH FLR.5TH FLR.6TH FLR.7TH FLR.8TH FLR.9'-1"13'-0"13'-0"13'-0"7'-8"6'-6"6'-6"6'-6"6'-6"6'-6"6'-6"6'-6"6'-6"6'-6"6'-0"3'-0"3'-0"6'-6"6'-6"6'-6"6'-6"6'-6"6'-6"6'-6"6'-6"6'-6"6'-6"6'-6"6'-6"6'-6"6'-6"6'-6"285'-11"68'-9"A6.0TRANSPARENCY EXHIBITSCALE: 1/16" = 1'-0"4'8'016'1WEST ELEVATIONCOPYRIGHTC40 AIRPORT BLVD40 AIRPORT BLVD., SOUTH SAN FRANCISCO, CA23231 SOUTH POINTE DR.LAGUNA HILLS, CA 92653949.267.1660CHRIS WEIMHOLT1ST SUBMITTAL2ND SUBMITTALBLAKE GRIGGS PROPERTIES550 HARTZ AVE. SUITE 200DANVILLE, CA 94526925.575.8737# 200027 12/03/202004/02/20211KEY PLANOVERALL BUILDING LENGTH = 354'-8"OVERALL GLAZING LENGTH = 214'-8"TOTAL GLAZING PERCENTAGE = 60% 28'-0"13'-8" SLEEPING AREA BATH KITCHEN LIVING (8'-6" X 8'-9") W/D GEAR WALLKITCHEN G E A RWA L L BATH W/D SLEEPING AREA LIVING (9'-9" x 8'-6")±28'-0"±24'-0" SLEEPING AREA BATH KITCHEN W/D LIVING (8'-0" X 8'-6")28'-0"±20'-7" SLEEPING AREA BATH KITCHEN LIVING (9'-10" X 6'-2" ) W/D GEAR WALL28'-0"17'-5"GEAR WALLBATH W/D LIVING (10'-11" X 8'-7") KITCHEN SLEEPING 20'-2 1/256"28'-0"BEDROOM (9'-4" X 11'-2") BATH W/D LIVING (9'-4" X 10'-5") KITCHEN/ DINING 19'-7 1/2"28'-0"A7.0 UNIT PLANS 1P0.1 COPYRIGHT C 40 AIRPORT BLVD 40 AIRPORT BLVD., SOUTH SAN FRANCISCO, CA 23231 SOUTH POINTE DR. LAGUNA HILLS, CA 92653 949.267.1660 CHRIS WEIMHOLT 1ST SUBMITTAL 2ND SUBMITTALBLAKE GRIGGS PROPERTIES 550 HARTZ AVE. SUITE 200 DANVILLE, CA 94526 925.575.8737 # 20002712/03/2020 04/02/2021 SCALE: 1/4" = 1'-0" 2'4'0 8' 2P0.2 3P0.3 4P0.4 5P0.5 6P1.1 1 BED / 1 BATH - ±383 S.F. (33 TOTAL)1 BED / 1 BATH - ±389 S.F. (11 TOTAL)1 BED / 1 BATH - ±466 S.F. (3 TOTAL) 1 BED / 1 BATH - ±460 S.F. (5 TOTAL)1 BED / 1 BATH - ±438 S.F. (5 TOTAL)1 BED / 1 BATH - ±559 S.F. (16 TOTAL) KITCHEN BEDROOM (10'-4" X 10'-6") BEDROOM (9'-5" X 10'-6")BEDROOM (9'-5" X 17'-9") BATHBATHW/D±28'-0"±30'-4" KITCHEN BEDROOM (9'-6" X 13'-6") BEDROOM (9'-5" X 13'-6") BEDROOM (9'-5" X 17'-6") BEDROOM (9'-6" X 10'-6") BATH BATH BATH W/D ±28'-0"±39'-6" BEDROOM (12'-0" X 10'-3") BEDROOM (10'-2" X 12'-2") BATH KITCHEN W/D28'-0"23'-0" KITCHEN BEDROOM (9'-3" X 13'-6") BATH W/D LIVING (9'-6" X 10'-4") 19'-8 1/2"28'-0"A7.1 UNIT PLANS 3P3.1 COPYRIGHT C 40 AIRPORT BLVD 40 AIRPORT BLVD., SOUTH SAN FRANCISCO, CA 23231 SOUTH POINTE DR. LAGUNA HILLS, CA 92653 949.267.1660 CHRIS WEIMHOLT 1ST SUBMITTAL 2ND SUBMITTALBLAKE GRIGGS PROPERTIES 550 HARTZ AVE. SUITE 200 DANVILLE, CA 94526 925.575.8737 # 20002712/03/2020 04/02/2021 SCALE: 1/4" = 1'-0" 2'4'0 8' 4P4.1 3 BED / 2 BATH - ±849 S.F. (59 TOTAL) 4 BED / 3 BATH - ±1,106 S.F. (22 TOTAL) 1P1.2 2P2.1 1 BED / 1 BATH - ±542 S.F. (16 TOTAL) 2 BED / 2 BATH - ±644 S.F. (122 TOTAL) A8.0MATERIAL BOARD01EXTERIOR PLASTERLIGHT SAND FINISH02SHERWIN WILLIAMS PAINT03CEMENTITIOUS LAP SIDING04VINYL WINDOWS - BRONZE05STOREFRONT SYSTEM - DARK BRONZEAD06VERTICAL METAL SIDINGCHARCOAL GRAYCOPYRIGHTC40 AIRPORT BLVD40 AIRPORT BLVD., SOUTH SAN FRANCISCO, CA23231 SOUTH POINTE DR.LAGUNA HILLS, CA 92653949.267.1660CHRIS WEIMHOLT1ST SUBMITTAL2ND SUBMITTALBLAKE GRIGGS PROPERTIES550 HARTZ AVE. SUITE 200DANVILLE, CA 94526925.575.8737# 200027 12/03/202004/02/2021SW7617 MEDITERRANEAN SW7019 GAUNTLET GRAY SW7638 JOGGING PATH SW7048 URBAN BRONZE SW7008 ALABASTER CDEB07FAUX WOOD GUARDRAIL08CONCRETE VENEER PANEL (2) LAYERS 5/8" TYPE "X" EXTERIOR GYPSUM SHEATHING DENSGLASS GOLD OR EQ. WALL FRAMING PER PLAN SHEATHING, PER STRUCTURAL ENGINEER WEATHER RESISTIVE BARRIER PER DETAIL 1/A-770 DUPONT FLASHING TAPE SET FLANGE IN A FULL BED OF APPROVED SEALANT CANT OF APPROVED SEALANT APPLIED OVER EDGE OF SELF-ADHERED MEMBRANE METAL HEAD FLASHING, w/ BOND BREAKER TAPE ON TOP, SEAL ALL FASTENER HEADS. WINDOW, PER SCHEDULE INSULATION PER TITLE 24 REPORT APPROVED SEALANT - 1/2" WIDE HARDIE ARTISAN ACCENT TRIM BUG SCREEN Z-FLASHING HARDIE PLANK LAP SIDING O/ FURRING STRIPS STARTER STRIP1 1/4"MIN.1/4"GAPAPPROVED SEALANT ALONG SILL AND UP BOTH JAMBS 6" SET FLANGE IN FULL BED OF APPROVED SEALANT, EXCEPT FOR (2) 2" LONG OPENINGS/GAPS AT EVERY 4' WINDOW DUPONT FLEXWRAP, EXTEND TO BACK OF ROUGH OPENING ACROSS SILL AND 6" UP EACH SIDE WALL FRAMING PER PLAN SHEATHING, PER STRUCTURAL 12" WIDE NAIL-ON SILL FLASHING, EXTEND 11" PAST EACH SIDE OF OPENING WEATHER RESISTIVE BARRIER PER DETAIL 1/A-770 WINDOW PER SCHEDULE (2) LAYERS 5/8" TYPE "X" SHEATHING EXTERIOR GYPSUM DENSGLASS GOLD OR EQ. HARDIE ARTISAN ACCENT TRIM HARDIE PLANK LAP SIDING O/ FURRING STRIPS APPROVED SEALANT - 1/2" WIDE METAL FLASHING INSULATION PER TITLE 24 REPORT1 1/4"MIN.SHEATHING, PER STRUCTURAL ENGINEER WEATHER RESISTIVE BARRIER APPROVED SEALANT SET FLANGE IN FULL BED OF APPROVED SEALANT WINDOW PER SCHEDULE 7/8" EXTERIOR CEMENT PLASTER DUPONT FLASHING TAPE 6" U.N.OCONTINUOUS SLOPED BLOCKING (2 % MIN.) DUPONT FLASHING TAPE DUPONT FLWEXWRAP NF CORNER DUPONT FLASHING TAPE WALL FRAMING PER STRUCTURAL (2) LAYERS 5/8" TYPE "X" EXTERIOR GYPSUM DENSGLASS GOLD OR EQ. EXTERIOR GYPSUM DENGLASS6" U.N.O7/8" EXTERIOR CEMENT PLASTER DRIP EDGE WITH BOND BREAKER TAPE OVER TOP W/O WEEP HOLES, EXTEND 2" PAST OPENING, TYP. DUPONT FLEXWRAP NF CORNER SET FLANGE IN FULL BED OF APPROVED SEALANT WINDOW, PER SCHEDULE APPROVED SEALANT DUPONT FLASHING TAPE WEATHER RESISTIVE BARRIER PER DETAIL 1/A-770 DUPONT FLASHING TAPE WEATHER RESISTIVE BARRIER DUPONT FLEXWRAP NF EXTERIOR GYPSUM DENGLASS A9.0 WINDOW DETAILS 1WINDOW SILL AT SIDING COPYRIGHT C 40 AIRPORT BLVD 40 AIRPORT BLVD., SOUTH SAN FRANCISCO, CA 23231 SOUTH POINTE DR. LAGUNA HILLS, CA 92653 949.267.1660 CHRIS WEIMHOLT 1ST SUBMITTAL 2ND SUBMITTALBLAKE GRIGGS PROPERTIES 550 HARTZ AVE. SUITE 200 DANVILLE, CA 94526 925.575.8737 # 20002712/03/2020 04/02/2021 SCALE: 3" = 1'-0" 2"4"0 8" 3WINDOW SILL AT RECESS 2WINDOW HEADER AT SIDING4WINDOW HEADER AT RECESS arch1leclure design collaboral1ve STAIR #4 _,____,, -t--r=---= -------- ' � � I 23231 SOUTH POINTE DR. LAGUNA HILLS, CA 92653 949.267.1660 CHRIS WEIMHOLT I I I I I I I I I I I I I I I I I I I I I I I I \ I I \ I I \ I ' \' I \ I I \ I I \ v ·-'i STAIRV #3 ' ' '\' ' BLAKE GRIGGS P"!OPl:c!Tll:S -□ □ - □ BLAKE GRIGGS PROPERTIES 550 HARTZ AVE. SUITE 200 DANVILLE, CA 94526 925.575.8737 25'-6" DRIVE AISLE □ □ J 8'-1 _J_ tj � q � STANDARD PARKINGSTALL, TYP. GARAGE (100 SPACES) J J J ±284'-11" i40 AIRPORT BLVD .RAMP UP J J � 40 AIRPORT BLVD., SOUTH SAN FRANCISCO, CA '---�-/--;- ,,\ . " ' I /\ 'y \ i STAIR 7 #2 \--- COPYRIGHT (C;, 0 8' 16' 32' BASEMENT FLOOR PLAN 1 SCALE: 1/16" = 1'-0" 1ST SUBMITTAL A2.0I BASEMENT FLOOR PLAN 1ST SUBMITTAL 12/03/2020 2ND SUBMITTAL 04/02/2021 COMPOSITE LANDSCAPE PLAN L.1 32’16’8’4’0’ STREET NAMES BUILDING NAMES 1 A6 1 2 3 HOTEL RESTAURANT AIRPORT BOULE V A R DRAILROAD LEVEL 8 ROOF TERRACE • see enlargement, sheet L.5 GROUND LEVEL • see sheet L.3 LEVEL 4 PODIUM COURTYARD • see enlargement, sheet L.4 FITNESS DOG RUN S H A R E D D R I V E NOTE: All plans to comply with the City of South San Francisco Downtown Station Area Specific Plan and Section 20.300.007 of the Zoning Ordinance arch1leclure design collaboral1ve STAIR #4 _,____,, -t--r=---= -------- ' � � I 23231 SOUTH POINTE DR. LAGUNA HILLS, CA 92653 949.267.1660 CHRIS WEIMHOLT I I I I I I I I I I I I I I I I I I I I I I I I \ I I \ I I \ I ' \' I \ I I \ I I \ v ·-'i STAIRV #3 ' ' '\' ' BLAKE GRIGGS P"!OPl:c!Tll:S -□ □ - □ BLAKE GRIGGS PROPERTIES 550 HARTZ AVE. SUITE 200 DANVILLE, CA 94526 925.575.8737 25'-6" DRIVE AISLE □ □ J 8'-1 _J_ tj � q � STANDARD PARKINGSTALL, TYP. GARAGE (100 SPACES) J J J ±284'-11" i40 AIRPORT BLVD .RAMP UP J J � 40 AIRPORT BLVD., SOUTH SAN FRANCISCO, CA '---�-/--;- ,,\ . " ' I /\ 'y \ i STAIR 7 #2 \--- COPYRIGHT (C;, 0 8' 16' 32' BASEMENT FLOOR PLAN 1 SCALE: 1/16" = 1'-0" 1ST SUBMITTAL A2.0I BASEMENT FLOOR PLAN 1ST SUBMITTAL 12/03/2020 2ND SUBMITTAL 04/02/2021 LIFESTYLE IMAGERY L.2 arch1leclure design collaboral1ve STAIR #4 _,____,, -t--r=---= -------- ' � � I 23231 SOUTH POINTE DR. LAGUNA HILLS, CA 92653 949.267.1660 CHRIS WEIMHOLT I I I I I I I I I I I I I I I I I I I I I I I I \ I I \ I I \ I ' \' I \ I I \ I I \ v ·-'i STAIRV #3 ' ' '\' ' BLAKE GRIGGS P"!OPl:c!Tll:S -□ □ - □ BLAKE GRIGGS PROPERTIES 550 HARTZ AVE. SUITE 200 DANVILLE, CA 94526 925.575.8737 25'-6" DRIVE AISLE □ □ J 8'-1 _J_ tj � q � STANDARD PARKINGSTALL, TYP. GARAGE (100 SPACES) J J J ±284'-11" i40 AIRPORT BLVD .RAMP UP J J � 40 AIRPORT BLVD., SOUTH SAN FRANCISCO, CA '---�-/--;- ,,\ . " ' I /\ 'y \ i STAIR 7 #2 \--- COPYRIGHT (C;, 0 8' 16' 32' BASEMENT FLOOR PLAN 1 SCALE: 1/16" = 1'-0" 1ST SUBMITTAL A2.0I BASEMENT FLOOR PLAN 1ST SUBMITTAL 12/03/2020 2ND SUBMITTAL 04/02/2021 GROUND LEVEL LANDSCAPE PLAN L.3 32’16’8’4’0’ HOTEL RESTAURANT AIRPORT BO U L E V A R DRAILROAD CITY STANDARD SIDEWALK, TYP. RETAINING WALL with PROJECT SIGNAGE BENCH (1) SLOPE PLANTING & TREES to MATCH WEST SIDE of AIRPORT BOULEVARD ACCENT PAVING at ENTRY OUTDOOR CAFE SEATING • tables & chairs BIKE RACKS per CITY STANDARD • 3 racks, 31 bikes total on pavers • to be inverted “U” design or allow (2) locking points LEASING / LOBBY RESIDENT CAFE LOADING / MOVE-IN PET SPA TRASH GARAGE ENTRY S H A R E D D R I V E GRREN SCREEN with FLOWERING VINES at GARAGE GRREN SCREEN with FLOWERING VINES at GARAGE DOG RUN (15’x80’) • synthetic turf • perimeter fencing • dog waste station • bench • shade trees 6’ HT. TUBE STEEL FENCE at PERIMETER on RETAINING WALL NOTE: The mature height of all shrubbery shall be no higher than two feet, if so, it shall be maintained at a maximum height of two feet, and tree canopies shall be no lower than six feet above grade. COMMUNITY ROOM TRASH UTILITY arch1leclure design collaboral1ve STAIR #4 _,____,, -t--r=---= -------- ' � � I 23231 SOUTH POINTE DR. LAGUNA HILLS, CA 92653 949.267.1660 CHRIS WEIMHOLT I I I I I I I I I I I I I I I I I I I I I I I I \ I I \ I I \ I ' \' I \ I I \ I I \ v ·-'i STAIRV #3 ' ' '\' ' BLAKE GRIGGS P"!OPl:c!Tll:S -□ □ - □ BLAKE GRIGGS PROPERTIES 550 HARTZ AVE. SUITE 200 DANVILLE, CA 94526 925.575.8737 25'-6" DRIVE AISLE □ □ J 8'-1 _J_ tj � q � STANDARD PARKINGSTALL, TYP. GARAGE (100 SPACES) J J J ±284'-11" i40 AIRPORT BLVD .RAMP UP J J � 40 AIRPORT BLVD., SOUTH SAN FRANCISCO, CA '---�-/--;- ,,\ . " ' I /\ 'y \ i STAIR 7 #2 \--- COPYRIGHT (C;, 0 8' 16' 32' BASEMENT FLOOR PLAN 1 SCALE: 1/16" = 1'-0" 1ST SUBMITTAL A2.0I BASEMENT FLOOR PLAN 1ST SUBMITTAL 12/03/2020 2ND SUBMITTAL 04/02/2021 LEVEL 4 PODIUM COURTYARD L.4 32’16’8’4’0’ MULTI-PURPOSE LAWN • synthetic turf • outdoor movies • sunning • lounge seating • active recreation EXPANDED PATIO, TYP. SOCIAL • demonstration kitchen with situp bar • communal dining table • tables & chairs • specimen trees & lush planting • pottery FIRESIDE CHAT • fire pit • soft seating • festival lights • wood-look pedestal pavers S H A R E D D R I V E B E L O W OUTDOOR FITNESS • synthetic turf • wood-look pedestal pavers • yoga • wall with trx bands FITNESS LEVEL 4 arch1leclure design collaboral1ve STAIR #4 _,____,, -t--r=---= -------- ' � � I 23231 SOUTH POINTE DR. LAGUNA HILLS, CA 92653 949.267.1660 CHRIS WEIMHOLT I I I I I I I I I I I I I I I I I I I I I I I I \ I I \ I I \ I ' \' I \ I I \ I I \ v ·-'i STAIRV #3 ' ' '\' ' BLAKE GRIGGS P"!OPl:c!Tll:S -□ □ - □ BLAKE GRIGGS PROPERTIES 550 HARTZ AVE. SUITE 200 DANVILLE, CA 94526 925.575.8737 25'-6" DRIVE AISLE □ □ J 8'-1 _J_ tj � q � STANDARD PARKINGSTALL, TYP. GARAGE (100 SPACES) J J J ±284'-11" i40 AIRPORT BLVD .RAMP UP J J � 40 AIRPORT BLVD., SOUTH SAN FRANCISCO, CA '---�-/--;- ,,\ . " ' I /\ 'y \ i STAIR 7 #2 \--- COPYRIGHT (C;, 0 8' 16' 32' BASEMENT FLOOR PLAN 1 SCALE: 1/16" = 1'-0" 1ST SUBMITTAL A2.0I BASEMENT FLOOR PLAN 1ST SUBMITTAL 12/03/2020 2ND SUBMITTAL 04/02/2021 ROOFTOP DECK L.5 1’2’0’8’4’ FIRESIDE TERRACE • festival lighting • pottery • firepit • lounge seating • wood-look pedestal pavers DINING TERRACE • outdoor kitchen • (2) BBQ’s • overhead shade structure • sit-up bar • cafe tables • tv ENTERTAINMENT TERRACE • lounge seating • synthetic turf • pottery • daybeds • festival lighting • game tables DINNER PARTY • farm table • custom pendant light • pottery w/ patio trees LEVEL 8 CLUBROOM ELEVATOR TREES BOTANICAL / COMMON NAME SIZE WUCOLS QTY ARBUTUS X `MARINA` ARBUTUS MULTI-TRUNK 48"BOX LOW 14 CERCIS CANADENSIS `FOREST PANSY` TM FOREST PANSY REDBUD 36"BOX MEDIUM 2 DRACAENA DRACO DRAGON TREE 24"BOX LOW 17 LOPHOSTEMON CONFERTUS BRISBANE BOX 24"BOX MEDIUM 11 METROSIDEROS EXCELSA NEW ZEALAND CHRISTMAS TREE PER PLAN LOW 5 OLEA EUROPAEA `SWAN HILL` TM SWAN HILL OLIVE 24"BOX LOW 13 OLEA EUROPAEA `SWAN HILL` TM SWAN HILL OLIVE 36"BOX LOW 7 PLATANUS X ACERIFOLIA `COLUMBIA` COLUMBIA LONDON PLANE TREE 36"BOX MEDIUM 9 ZELKOVA SERRATA `VILLAGE GREEN` SAWLEAF ZELKOVA 36"BOX MEDIUM 3 TREE LEGEND SHRUBS BOTANICAL / COMMON NAME SIZE WUCOLS QTY AGAVE ATTENUATA FOXTAIL AGAVE 15 GAL LOW 18 AGAVE X `BLUE FLAME` BLUE FLAME AGAVE 15 GAL LOW 58 ASPARAGUS MEYERI FOXTAIL FERN 5 GAL MEDIUM 52 BAMBUSA OLDHAMII GIANT TIMBER BAMBOO 15 GAL MEDIUM 13 BOUTELOUA GRACILIS `BLONDE AMBITION` BLONDE AMBITION BLUE GRAMA 1 GAL 16 CALLISTEMON CITRINUS `LITTLE JOHN` DWARF BOTTLE BRUSH 5 GAL LOW 12 DIANELLA REVOLUTA `LITTLE REV` LITTLE REV DIANELLA 5 GAL MEDIUM 158 DIANELLA TASMANICA `VARIEGATA` VARIEGATED FLAX LILY 5 GAL MEDIUM 90 DIETES VEGETA `ORANGE DROP` FORTNIGHT LILY 5 GAL LOW 49 ECHIUM CANDICANS PRIDE OF MADEIRA 5 GAL LOW 15 GREVILLEA X `NOELLII` GREVILLEA 5 GAL LOW 18 JUNCUS PATENS `CARMAN`S GREY` SPREADING RUSH 1 GAL 32 KNIPHOFIA UVARIA TORCHLILY 5 GAL LOW 6 LEONOTIS LEONURUS LION`S TAIL 5 GAL LOW 24 LOMANDRA LONGIFOLIA `BREEZE` DWARF MAT RUSH 5 GAL LOW 230 MAHONIA AQUIFOLIUM `ORANGE FLAME` OREGON GRAPE 5 GAL MEDIUM 47 OLEA EUROPAEA `LITTLE OLLIE` TM LITTLE OLLIE OLIVE 15 GAL LOW 69 PHORMIUM TENAX `YELLOW WAVE` NEW ZEALAND FLAX 15 GAL LOW 78 PHORMIUM X `DUET` NEW ZEALAND FLAX 5 GAL LOW 83 PITTOSPORUM CRASSIFOLIUM `COMPACTUM` DWARF KARO 5 GAL MEDIUM 33 PITTOSPORUM TENUIFOLIUM `SILVER SHEEN` TAWHIWHI 5 GAL MEDIUM 8 PITTOSPORUM TOBIRA `WHEELER`S DWARF` DWARF PITTOSPORUM 5 GAL MEDIUM 65 PODOCARPUS MACROPHYLLUS MAKI SHRUBBY YEW 5 GAL MEDIUM 35 PRUNUS CAROLINIANA `COMPACTA` CAROLINA CHERRY 15 GAL LOW 5 RHAPHIOLEPIS UMBELLATA `MINOR` YEDDA HAWTHORN 5 GAL LOW 35 ROSMARINUS OFFICINALIS `HUNTINGTON CARPET` HUNTINGTON CARPET ROSEMARY 5 GAL LOW 21 SALVIA CLEVELANDII `WINIFRED GILLMAN` CLEVELAND SAGE 5 GAL LOW 41 SESLERIA AUTUMNALIS AUTUMN MOOR GRASS 5 GAL MEDIUM 57 VINES BOTANICAL / COMMON NAME SIZE WUCOLS QTY DISTICTIS BUCCINATORIA BLOOD RED TRUMPET VINE 15 GAL 8 EC K M O PC R SHRUB LEGEND GROUNDCOVERS AND TURF LEGEND AIRPORT BOULEVA R D ECEC ECEC ECEC ECEC ECEC ECEC ECEC ECEC ECEC ECEC ECEC ECEC ECEC ECEC PC FITNESS O O OO O O O O O O O O OO OO OO O OO O O O O OO O OOO PC PC O O O O O O O O O O O M M M MMMM M M M M M M M M O O OO M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M M O O O O O O OO O O R R R R R R R RRR R R R R RRRR R RRKKK K K K O O O O O O O O O O O O O PC PC ECEC PLANTING NOTE: PLANT QUANTITIES LISTED ARE APPROXIMATE. PLANTS HAVE BEEN SELECTED AS BEING REPRESENTATIVE OF THE OVERALL PLANTING DESIGN INTENT. THIS PLANT PALETTE IS SUGGESTED FOR USE, BUT DOES NOT PRECLUDE USE OF OTHER APPROPRIATE PLANT MATERIAL. WATER-CONSERVING PLANTS AND OTHER CLIMATE APPROPRIATE VARIETIES OF TREES, SHRUBS AND GROUND COVERS HAVE BEEN SELECTED TO COMPLEMENT THE CHARACTER OF THE PROJECT. ALL PLANTED AREAS ARE TO BE WATERED WITH AN APPROVED AUTOMATIC UNDERGROUND IRRIGATION SYSTEM. THE SYSTEM SHALL BE DESIGNED TO MAKE EFFICIENT USE OF WATER THROUGH CONSERVATION TECHNIQUES, AND BE IN COMPLIANCE WITH THE STATE AND WATER DISTRICT'S WATER CONSERVATION ORDINANCE. THE FINAL CONSTRUCTION DOCUMENTS WILL PROVIDE THE CONTRACTOR WITH AN UNDERSTANDING OF THE DESIGN INTENT FOR THE MAINTENANCE OF THE PLANTING AREAS REGARDING CARE AND PRUNING OF THE SITE. THE MAINTENANCE CONTRACTOR SHALL FURNISH ALL LABOR, EQUIPMENT, MATERIALS AND SUPERVISION REQUIRED TO PROPERLY MAINTAIN THE LANDSCAPED AREAS IN AN ATTRACTIVE CONDITION AND AS DESCRIBED IN T HE PROJECT MAINTENANCE SPECIFICATIONS. ALL PLANTING AREAS TO RECEIVE MINIMUM 3" FIBROUS MULCH OR PEA GRAVEL. NO FLOATABLE BARK ALLOWED. STORMWATER QUALITY PLANTING NOTES: WUCOLS, WATER USE CLASSIFICATION OF LANDSCAPE SPECIES, IS A UNIVERSITY OF CALIFORNIA COOPERATIVE EXTENSION PUBLICATION AND IS A GUIDE TO THE WATER NEEDS OF LANDSCAPE PLANTS. WUCOLS NOTE: SYNTHETIC TURF AT DOG PARK & PODIUM - GROUND COVERS BOTANICAL / COMMON NAME CONT WUCOLS SPACING QTY CEANOTHUS GLORIOSUS `ANCHOR BAY` ANCHOR BAY LILAC 1 GAL LOW 24" o.c. 509 TRACHELOSPERMUM JASMINOIDES CHINESE STAR JASMINE 1 GAL MEDIUM 12" o.c. 97 GROUNDCOVERS AND TURF LEGEND --- STORMWATER QUALITY PLANTING NOTES: LANDSCAPING SHALL MEET THE FOLLOWING CONDITIONS RELATED TO REDUCTION OF PESTICIDE USE ON THE PROJECT SITE: A. WHERE FEASIBLE, LANDSCAPING SHALL BE DESIGNED AND OPERATED TO TREAT STORMWATER RUNOFF BY INCORPORATING ELEMENTS THAT COLLECT, DETAIN, AND INFILTRATE RUNOFF. IN AREAS THAT PROVIDE DETENTION OF WATER, PLANTS THAT ARE TOLERANT OF SATURATED SOIL CONDITIONS AND PROLONGED EXPOSURE TO WATER SHALL BE SPECIFIED. B. PLANT MATERIALS SELECTED SHALL BE APPROPRIATE TO SITE SPECIFIC CHARACTERISTICS SUCH AS SOIL TYPE, TOPOGRAPHY, CLIMATE, AMOUNT AND TIMING OF SUNLIGHT, PREVAILING WINDS, RAINFALL, AIR MOVEMENT, PATTERNS OF LAND USE, ECOLOGICAL CONSISTENCY AND PLANT INTERACTIONS TO ENSURE SUCCESSFUL ESTABLISHMENT. C. EXISTING NATIVE TREES, SHRUBS, AND GROUND COVER SHALL BE RETAINED AND INCORPORATED INTO THE LANDSCAPE PLAN TO THE MAXIMUM EXTENT PRACTICABLE. D. PROPER MAINTENANCE OF LANDSCAPING, WITH MINIMAL PESTICIDE USE, SHALL BE THE RESPONSIBILITY OF THE PROPERTY OWNER. E. INTEGRATED PEST MANAGEMENT (IPM) PRINCIPLES AND TECHNIQUES SHALL BE ENCOURAGED AS PART OF THE LANDSCAPING DESIGN TO THE MAXIMUM EXTENT PRACTICABLE. EXAMPLES OF IPM PRINCIPLES AND TECHNIQUES INCLUDE: I. SELECT PLANTS THAT ARE WELL ADAPTED TO SOIL CONDITIONS AT THE SITE. II. SELECT PLANTS THAT ARE WELL ADAPTED TO SUN AND SHADE CONDITIONS AT THE SITE. IN MAKING THESE SELECTIONS, CONSIDER FUTURE CONDITIONS WHEN PLANTS REACH MATURITY, AS WELL AS SEASONAL CHANGES. III. PROVIDE IRRIGATION APPROPRIATE TO THE WATER REQUIREMENTS OF THE SELECTED PLANTS. IV. SELECT PEST-RESISTANT AND DISEASE-RESISTANT PLANTS. V. PLANT A DIVERSITY OF SPECIES TO PREVENT A POTENTIAL PEST INFESTATION FROM AFFECTING THE ENTIRE LANDSCAPING PLAN. VI. USE "INSECTARY" PLANTS IN THE LANDSCAPING TO ATTRACT AND KEEP BENEFICIAL INSECTS. GARAGE ENTRY S H A R E D D R I V E AIRPORT BOULEV A R D SETBACK PLANTING to MATCH WEST SIDE of AIRPORT BOULEVARD ROOFTOP PODIUM COURTYARD VINES TO BE ATTACHED TO 'GREENS SCREENS' LOCATED AT FACE OF GARAGE WALL VINES TO BE ATTACHED TO 'GREENS SCREENS' LOCATED AT FACE OF GARAGE WALL arch1leclure design collaboral1ve STAIR #4 _,____,, -t--r=---= -------- ' � � I 23231 SOUTH POINTE DR. LAGUNA HILLS, CA 92653 949.267.1660 CHRIS WEIMHOLT I I I I I I I I I I I I I I I I I I I I I I I I \ I I \ I I \ I ' \' I \ I I \ I I \ v ·-'i STAIRV #3 ' ' '\' ' BLAKE GRIGGS P"!OPl:c!Tll:S -□ □ - □ BLAKE GRIGGS PROPERTIES 550 HARTZ AVE. SUITE 200 DANVILLE, CA 94526 925.575.8737 25'-6" DRIVE AISLE □ □ J 8'-1 _J_ tj � q � STANDARD PARKINGSTALL, TYP. GARAGE (100 SPACES) J J J ±284'-11" i40 AIRPORT BLVD .RAMP UP J J � 40 AIRPORT BLVD., SOUTH SAN FRANCISCO, CA '---�-/--;- ,,\ . " ' I /\ 'y \ i STAIR 7 #2 \--- COPYRIGHT (C;, 0 8' 16' 32' BASEMENT FLOOR PLAN 1 SCALE: 1/16" = 1'-0" 1ST SUBMITTAL A2.0I BASEMENT FLOOR PLAN 1ST SUBMITTAL 12/03/2020 2ND SUBMITTAL 04/02/2021 COMPOSITE PLANTING PLAN L.6 32’16’8’4’0’ WATER CONSERVATION FEATURES THE FOLLOWING MEASURES WILL BE INCORPORATED INTO THE PROJECT TO CONSERVE WATER: 1. INSTALLATION OF AUTOMATIC 'SMART' IRRIGATION CONTROLLER WITH RAIN-SENSOR. 2. THE USE OF LOW PRECIPITATION/LOW ANGLE IRRIGATION SPRAY HEADS. 3. THE USE OF LOW VOLUME DRIP TUBING INSTALLED BELOW MULCH. 4. THE USE OF LOW WATER CONSUMING PLANTS. 5. SOIL AMENDMENT TO ACHIEVE GOOD SOIL MOISTURE RETENTION. 6. MULCHING TO REDUCE EVAPOTRANSPORATION FROM THE ROOT ZONE. ESTIMATED WATER USE CALCULATIONS (35.1) x (.62) x (11,548 s.f.) x (.55) = 138,219 gal./yr. MAXIMUM APPLIED WATER ALLOWANCE (MAWA): = (35.1) x (.62) x (.3) (1,830 s.f.) (.81)= 14,750 gal./yr. HYDRO-ZONE 1 - NORTH/EAST PLANTING AREAS - SUB SURFACE IRRIGATION (LOW): MAWA = (ET ) X (.62) X (LANDSCAPE AREA) X (ETAF)o = (35.1 x (.62) x (.4) x (2,000 s.f.) (.81)= 21,493 gal./yr. HYDRO-ZONE 3 - NORTH/EAST RAISED PLANTERS ON PODIUM - SUB SURFACE IRRIGATION (MOD): WATER CONSERVATION STATEMENT PURPOSE: TO PROVIDE THE MAINTENANCE STAFF A MECHANICAL DEVICE TO DISTRIBUTE WATER AND ENSURE PLANT SURVIVAL IN THE MOST EFFICIENT MANNER AND WITHIN A TIME FRAME THAT LEAST INTERFERES WITH THE ACTIVITIES OF THE COMMUNITY. THE IRRIGATION SYSTEM FOR EACH HYDROZONE WILL BE AUTOMATIC AND INCORPORATE LOW VOLUME DRIP EMITTERS, BUBBLERS AND HIGH EFFICIENCY LOW ANGLE SPRAY HEADS AT TURF ONLY. DRIP IRRIGATION SYSTEMS MAY BE EMPLOYED WHERE CONSIDERED TO BE EFFECTIVE AND FEASIBLE. IRRIGATION VALVES SHALL BE SEPARATED TO ALLOW FOR THE SYSTEMS OPERATION IN RESPONSE TO ORIENTATION AND EXPOSURE. PLANTING WILL BE DESIGNED TO ENHANCE THE VISUAL CHARACTER OF THE SITE AND THE ARCHITECTURAL ELEMENTS. PLANTS SHALL BE GROUPED WITH SIMILAR WATER, CLIMATIC AND SOIL REQUIREMENTS TO CONSERVE WATER AND CREATE A DROUGHT RESPONSIVE LANDSCAPE. EACH HYDROZONE CONSISTS OF MODERATE TO LOW WATER CONSUMING PLANTS. IN AREAS OF MODERATE WATER CONSUMING PLANTS THE SHALL BE PROPERLY AMENDED TO RETAIN MOISTURE FOR HEALTHY GROWTH AND TO CONSERVE WATER. PLANT MATERIAL WITHIN EACH HYDROZONE SHALL BE SPECIFIED IN CONSIDERATION OF NORTH, SOUTH, EAST AND WEST EXPOSURES. SOIL SHALL BE PREPARED AND EMENDED TO PROVIDE FOR MAXIMUM MOISTURE RETENTION AND PERCOLATION. PLANTED BEDS SHALL BE MULCHED TO RETAIN SOIL MOISTURE AND REDUCE EVAPOTRANSPORATION. TO AVOID WASTED WATER, THE CONTROLS WILL BE OVERSEEN BY A FLOW MONITOR THAT WILL DETECT ANY BROKEN SPRINKLER HEADS TO STOP THAT STATION'S OPERATION, ADVANCING TO THE NEXT WORKABLE STATION. IN THE EVENT OF PRESSURE SUPPLY LINE BREAKAGE, IT WILL COMPLETELY STOP THE OPERATION OF THE SYSTEM. ALL MATERIAL WILL BE NONFERROUS, WITH THE EXCEPTION OF THE BRASS PIPING INTO AND OUT OF THE BACKFLOW UNITS. ALL WORK WILL BE IN THE BEST ACCEPTABLE MANNER IN ACCORDANCE WITH APPLICABLE CODES AND STANDARDS PREVAILING IN THE INDUSTRY. ESTIMATED WATER USE TOTAL = 114,406 gal./yr. = (35.1) x (.62) x (.4) x (5,588 s.f.) (.81)= 60,052 gal./yr. HYDRO-ZONE 2 - SOUTH/WEST PLANTING AREAS - SUB SURFACE IRRIGATION (MOD): IRRIGATION HYDROZONES: HYDRO-ZONE 1 - NORTH/EAST FACING - 1,830 S.F. IRRIGATION TECHNIQUE TREES - BUBBLERS SHRUBS - SUB SURFACE DRIP IRRIGATION HYDRO-ZONE 3 - N/E FACING RAISED PLANTERS ON PODIUM - 2,000 S.F. IRRIGATION TECHNIQUE TREES - BUBBLERS SHRUBS - SUB SURFACE DRIP IRRIGATION HYDRO-ZONE 2 - SOUTH/WEST FACING - 5,588 S.F. IRRIGATION TECHNIQUE TREES - BUBBLERS SHRUBS - SUB SURFACE DRIP IRRIGATION HYDRO-ZONE 4 - S/W FACING RAISED PLANTERS ON PODIUM - 2,247 S.F. IRRIGATION TECHNIQUE TREES - BUBBLERS SHRUBS - SUB SURFACE DRIP IRRIGATION = (35.1) x (.62) x (.3) x (2,247 s.f.) (.81)= 18,111 gal./yr. HYDRO-ZONE 4 - SOUTH/WEST RAISED PLANTERS ON PODIUM - SUB SURFACE IRRIGATION (LOW): ALL PLANTED AREAS TO BE WATERED WITH AN APPROVED AUTOMATIC UNDERGROUND IRRIGATION SYSTEM. THE SYSTEM SHALL BE DESIGNED TO MAKE EFFICIENT USE OF WATER THROUGH CONSERVATION TECHNIQUES, AND BE IN COMPLIANCE WITH STATE AND WATER DISTRICT'S WATER CONSERVATION ORDINANCE. IRRIGATION NOTE: FITNESS GARAGE ENTRY S H A R E D D R I V E AIRPORT BOULEV A R D SETBACK PLANTING to MATCH WEST SIDE of AIRPORT BOULEVARD ROOFTOP L6.0 PODIUM COURTYARD WATER CONSERVATION FEATURES THE FOLLOWING MEASURES WILL BE INCORPORATED INTO THE PROJECT TO CONSERVE WATER: 1. INSTALLATION OF AUTOMATIC 'SMART' IRRIGATION CONTROLLER WITH RAIN-SENSOR. 2. THE USE OF LOW PRECIPITATION/LOW ANGLE IRRIGATION SPRAY HEADS. 3. THE USE OF LOW VOLUME DRIP TUBING INSTALLED BELOW MULCH. 4. THE USE OF LOW WATER CONSUMING PLANTS. 5. SOIL AMENDMENT TO ACHIEVE GOOD SOIL MOISTURE RETENTION. 6. MULCHING TO REDUCE EVAPOTRANSPORATION FROM THE ROOT ZONE. ESTIMATED WATER USE CALCULATIONS (35.1) x (.62) x (11,548 s.f.) x (.55) = 138,219 gal./yr. MAXIMUM APPLIED WATER ALLOWANCE (MAWA): = (35.1) x (.62) x (.3) (1,830 s.f.) (.81)= 14,750 gal./yr. HYDRO-ZONE 1 - NORTH/EAST PLANTING AREAS - SUB SURFACE IRRIGATION (LOW): MAWA = (ET ) X (.62) X (LANDSCAPE AREA) X (ETAF)o = (35.1 x (.62) x (.4) x (2,000 s.f.) (.81)= 21,493 gal./yr. HYDRO-ZONE 3 - NORTH/EAST RAISED PLANTERS ON PODIUM - SUB SURFACE IRRIGATION (MOD): WATER CONSERVATION STATEMENT PURPOSE: TO PROVIDE THE MAINTENANCE STAFF A MECHANICAL DEVICE TO DISTRIBUTE WATER AND ENSURE PLANT SURVIVAL IN THE MOST EFFICIENT MANNER AND WITHIN A TIME FRAME THAT LEAST INTERFERES WITH THE ACTIVITIES OF THE COMMUNITY. THE IRRIGATION SYSTEM FOR EACH HYDROZONE WILL BE AUTOMATIC AND INCORPORATE LOW VOLUME DRIP EMITTERS, BUBBLERS AND HIGH EFFICIENCY LOW ANGLE SPRAY HEADS AT TURF ONLY. DRIP IRRIGATION SYSTEMS MAY BE EMPLOYED WHERE CONSIDERED TO BE EFFECTIVE AND FEASIBLE. IRRIGATION VALVES SHALL BE SEPARATED TO ALLOW FOR THE SYSTEMS OPERATION IN RESPONSE TO ORIENTATION AND EXPOSURE. PLANTING WILL BE DESIGNED TO ENHANCE THE VISUAL CHARACTER OF THE SITE AND THE ARCHITECTURAL ELEMENTS. PLANTS SHALL BE GROUPED WITH SIMILAR WATER, CLIMATIC AND SOIL REQUIREMENTS TO CONSERVE WATER AND CREATE A DROUGHT RESPONSIVE LANDSCAPE. EACH HYDROZONE CONSISTS OF MODERATE TO LOW WATER CONSUMING PLANTS. IN AREAS OF MODERATE WATER CONSUMING PLANTS THE SHALL BE PROPERLY AMENDED TO RETAIN MOISTURE FOR HEALTHY GROWTH AND TO CONSERVE WATER. PLANT MATERIAL WITHIN EACH HYDROZONE SHALL BE SPECIFIED IN CONSIDERATION OF NORTH, SOUTH, EAST AND WEST EXPOSURES. SOIL SHALL BE PREPARED AND EMENDED TO PROVIDE FOR MAXIMUM MOISTURE RETENTION AND PERCOLATION. PLANTED BEDS SHALL BE MULCHED TO RETAIN SOIL MOISTURE AND REDUCE EVAPOTRANSPORATION. TO AVOID WASTED WATER, THE CONTROLS WILL BE OVERSEEN BY A FLOW MONITOR THAT WILL DETECT ANY BROKEN SPRINKLER HEADS TO STOP THAT STATION'S OPERATION, ADVANCING TO THE NEXT WORKABLE STATION. IN THE EVENT OF PRESSURE SUPPLY LINE BREAKAGE, IT WILL COMPLETELY STOP THE OPERATION OF THE SYSTEM. ALL MATERIAL WILL BE NONFERROUS, WITH THE EXCEPTION OF THE BRASS PIPING INTO AND OUT OF THE BACKFLOW UNITS. ALL WORK WILL BE IN THE BEST ACCEPTABLE MANNER IN ACCORDANCE WITH APPLICABLE CODES AND STANDARDS PREVAILING IN THE INDUSTRY. ESTIMATED WATER USE TOTAL = 114,406 gal./yr. = (35.1) x (.62) x (.4) x (5,588 s.f.) (.81)= 60,052 gal./yr. HYDRO-ZONE 2 - SOUTH/WEST PLANTING AREAS - SUB SURFACE IRRIGATION (MOD): IRRIGATION HYDROZONES:HYDRO-ZONE 1 - NORTH/EAST FACING - 1,830 S.F.IRRIGATION TECHNIQUETREES - BUBBLERSSHRUBS - SUB SURFACE DRIP IRRIGATION HYDRO-ZONE 3 - N/E FACING RAISED PLANTERS ON PODIUM - 2,000 S.F. IRRIGATION TECHNIQUE TREES - BUBBLERS SHRUBS - SUB SURFACE DRIP IRRIGATION HYDRO-ZONE 2 - SOUTH/WEST FACING - 5,588 S.F.IRRIGATION TECHNIQUETREES - BUBBLERS SHRUBS - SUB SURFACE DRIP IRRIGATION HYDRO-ZONE 4 - S/W FACING RAISED PLANTERS ON PODIUM - 2,247 S.F. IRRIGATION TECHNIQUE TREES - BUBBLERS SHRUBS - SUB SURFACE DRIP IRRIGATION = (35.1) x (.62) x (.3) x (2,247 s.f.) (.81)= 18,111 gal./yr. HYDRO-ZONE 4 - SOUTH/WEST RAISED PLANTERS ON PODIUM - SUB SURFACE IRRIGATION (LOW): ALL PLANTED AREAS TO BE WATERED WITH AN APPROVED AUTOMATIC UNDERGROUND IRRIGATION SYSTEM. THE SYSTEM SHALL BE DESIGNED TO MAKE EFFICIENT USE OF WATER THROUGH CONSERVATION TECHNIQUES, AND BE IN COMPLIANCE WITH STATE AND WATER DISTRICT'S WATER CONSERVATION ORDINANCE. IRRIGATION NOTE: FITNESS GARAGE ENTRY S H A R E D D R I V E AIRPORT BOULEV A R D SETBACK PLANTING to MATCH WEST SIDE of AIRPORT BOULEVARD ROOFTOP L6.0 PODIUM COURTYARD WATER CONSERVATION FEATURES THE FOLLOWING MEASURES WILL BE INCORPORATED INTO THE PROJECT TO CONSERVE WATER: 1. INSTALLATION OF AUTOMATIC 'SMART' IRRIGATION CONTROLLER WITH RAIN-SENSOR. 2. THE USE OF LOW PRECIPITATION/LOW ANGLE IRRIGATION SPRAY HEADS. 3. THE USE OF LOW VOLUME DRIP TUBING INSTALLED BELOW MULCH. 4. THE USE OF LOW WATER CONSUMING PLANTS. 5. SOIL AMENDMENT TO ACHIEVE GOOD SOIL MOISTURE RETENTION. 6. MULCHING TO REDUCE EVAPOTRANSPORATION FROM THE ROOT ZONE. ESTIMATED WATER USE CALCULATIONS (35.1) x (.62) x (11,548 s.f.) x (.55) = 138,219 gal./yr. MAXIMUM APPLIED WATER ALLOWANCE (MAWA): = (35.1) x (.62) x (.3) (1,830 s.f.) (.81)= 14,750 gal./yr. HYDRO-ZONE 1 - NORTH/EAST PLANTING AREAS - SUB SURFACE IRRIGATION (LOW): MAWA = (ET ) X (.62) X (LANDSCAPE AREA) X (ETAF)o = (35.1 x (.62) x (.4) x (2,000 s.f.) (.81)= 21,493 gal./yr. HYDRO-ZONE 3 - NORTH/EAST RAISED PLANTERS ON PODIUM - SUB SURFACE IRRIGATION (MOD): WATER CONSERVATION STATEMENT PURPOSE: TO PROVIDE THE MAINTENANCE STAFF A MECHANICAL DEVICE TO DISTRIBUTE WATER AND ENSURE PLANT SURVIVAL IN THE MOST EFFICIENT MANNER AND WITHIN A TIME FRAME THAT LEAST INTERFERES WITH THE ACTIVITIES OF THE COMMUNITY. THE IRRIGATION SYSTEM FOR EACH HYDROZONE WILL BE AUTOMATIC AND INCORPORATE LOW VOLUME DRIP EMITTERS, BUBBLERS AND HIGH EFFICIENCY LOW ANGLE SPRAY HEADS AT TURF ONLY. DRIP IRRIGATION SYSTEMS MAY BE EMPLOYED WHERE CONSIDERED TO BE EFFECTIVE AND FEASIBLE. IRRIGATION VALVES SHALL BE SEPARATED TO ALLOW FOR THE SYSTEMS OPERATION IN RESPONSE TO ORIENTATION AND EXPOSURE. PLANTING WILL BE DESIGNED TO ENHANCE THE VISUAL CHARACTER OF THE SITE AND THE ARCHITECTURAL ELEMENTS. PLANTS SHALL BE GROUPED WITH SIMILAR WATER, CLIMATIC AND SOIL REQUIREMENTS TO CONSERVE WATER AND CREATE A DROUGHT RESPONSIVE LANDSCAPE. EACH HYDROZONE CONSISTS OF MODERATE TO LOW WATER CONSUMING PLANTS. IN AREAS OF MODERATE WATER CONSUMING PLANTS THE SHALL BE PROPERLY AMENDED TO RETAIN MOISTURE FOR HEALTHY GROWTH AND TO CONSERVE WATER. PLANT MATERIAL WITHIN EACH HYDROZONE SHALL BE SPECIFIED IN CONSIDERATION OF NORTH, SOUTH, EAST AND WEST EXPOSURES. SOIL SHALL BE PREPARED AND EMENDED TO PROVIDE FOR MAXIMUM MOISTURE RETENTION AND PERCOLATION. PLANTED BEDS SHALL BE MULCHED TO RETAIN SOIL MOISTURE AND REDUCE EVAPOTRANSPORATION. TO AVOID WASTED WATER, THE CONTROLS WILL BE OVERSEEN BY A FLOW MONITOR THAT WILL DETECT ANY BROKEN SPRINKLER HEADS TO STOP THAT STATION'S OPERATION, ADVANCING TO THE NEXT WORKABLE STATION. IN THE EVENT OF PRESSURE SUPPLY LINE BREAKAGE, IT WILL COMPLETELY STOP THE OPERATION OF THE SYSTEM. ALL MATERIAL WILL BE NONFERROUS, WITH THE EXCEPTION OF THE BRASS PIPING INTO AND OUT OF THE BACKFLOW UNITS. ALL WORK WILL BE IN THE BEST ACCEPTABLE MANNER IN ACCORDANCE WITH APPLICABLE CODES AND STANDARDS PREVAILING IN THE INDUSTRY. ESTIMATED WATER USE TOTAL = 114,406 gal./yr. = (35.1) x (.62) x (.4) x (5,588 s.f.) (.81)= 60,052 gal./yr. HYDRO-ZONE 2 - SOUTH/WEST PLANTING AREAS - SUB SURFACE IRRIGATION (MOD): IRRIGATION HYDROZONES: HYDRO-ZONE 1 - NORTH/EAST FACING - 1,830 S.F. IRRIGATION TECHNIQUE TREES - BUBBLERS SHRUBS - SUB SURFACE DRIP IRRIGATION HYDRO-ZONE 3 - N/E FACING RAISED PLANTERS ON PODIUM - 2,000 S.F. IRRIGATION TECHNIQUE TREES - BUBBLERS SHRUBS - SUB SURFACE DRIP IRRIGATION HYDRO-ZONE 2 - SOUTH/WEST FACING - 5,588 S.F. IRRIGATION TECHNIQUE TREES - BUBBLERS SHRUBS - SUB SURFACE DRIP IRRIGATION HYDRO-ZONE 4 - S/W FACING RAISED PLANTERS ON PODIUM - 2,247 S.F. IRRIGATION TECHNIQUE TREES - BUBBLERS SHRUBS - SUB SURFACE DRIP IRRIGATION = (35.1) x (.62) x (.3) x (2,247 s.f.) (.81)= 18,111 gal./yr. HYDRO-ZONE 4 - SOUTH/WEST RAISED PLANTERS ON PODIUM - SUB SURFACE IRRIGATION (LOW): ALL PLANTED AREAS TO BE WATERED WITH AN APPROVED AUTOMATIC UNDERGROUND IRRIGATION SYSTEM. THE SYSTEM SHALL BE DESIGNED TO MAKE EFFICIENT USE OF WATER THROUGH CONSERVATION TECHNIQUES, AND BE IN COMPLIANCE WITH STATE AND WATER DISTRICT'S WATER CONSERVATION ORDINANCE. IRRIGATION NOTE: FITNESS GARAGE ENTRY S H A R E D D R I V E AIRPORT BOULEV A R D SETBACK PLANTING to MATCH WEST SIDE of AIRPORT BOULEVARD ROOFTOP L6.0 PODIUM COURTYARD arch1leclure design collaboral1ve STAIR #4 _,____,, -t--r=---= -------- ' � � I 23231 SOUTH POINTE DR. LAGUNA HILLS, CA 92653 949.267.1660 CHRIS WEIMHOLT I I I I I I I I I I I I I I I I I I I I I I I I \ I I \ I I \ I ' \' I \ I I \ I I \ v ·-'i STAIRV #3 ' ' '\' ' BLAKE GRIGGS P"!OPl:c!Tll:S -□ □ - □ BLAKE GRIGGS PROPERTIES 550 HARTZ AVE. SUITE 200 DANVILLE, CA 94526 925.575.8737 25'-6" DRIVE AISLE □ □ J 8'-1 _J_ tj � q � STANDARD PARKINGSTALL, TYP. GARAGE (100 SPACES) J J J ±284'-11" i40 AIRPORT BLVD .RAMP UP J J � 40 AIRPORT BLVD., SOUTH SAN FRANCISCO, CA '---�-/--;- ,,\ . " ' I /\ 'y \ i STAIR 7 #2 \--- COPYRIGHT (C;, 0 8' 16' 32' BASEMENT FLOOR PLAN 1 SCALE: 1/16" = 1'-0" 1ST SUBMITTAL A2.0I BASEMENT FLOOR PLAN 1ST SUBMITTAL 12/03/2020 2ND SUBMITTAL 04/02/2021 HYDROZONE PLAN L.7 32’16’8’4’0’ arch1leclure design collaboral1ve STAIR #4 _,____,, -t--r=---= -------- ' � � I 23231 SOUTH POINTE DR. LAGUNA HILLS, CA 92653 949.267.1660 CHRIS WEIMHOLT I I I I I I I I I I I I I I I I I I I I I I I I \ I I \ I I \ I ' \' I \ I I \ I I \ v ·-'i STAIRV #3 ' ' '\' ' BLAKE GRIGGS P"!OPl:c!Tll:S -□ □ - □ BLAKE GRIGGS PROPERTIES 550 HARTZ AVE. SUITE 200 DANVILLE, CA 94526 925.575.8737 25'-6" DRIVE AISLE □ □ J 8'-1 _J_ tj � q � STANDARD PARKINGSTALL, TYP. GARAGE (100 SPACES) J J J ±284'-11" i40 AIRPORT BLVD .RAMP UP J J � 40 AIRPORT BLVD., SOUTH SAN FRANCISCO, CA '---�-/--;- ,,\ . " ' I /\ 'y \ i STAIR 7 #2 \--- COPYRIGHT (C;, 0 8' 16' 32' BASEMENT FLOOR PLAN 1 SCALE: 1/16" = 1'-0" 1ST SUBMITTAL A2.0I BASEMENT FLOOR PLAN 1ST SUBMITTAL 12/03/2020 2ND SUBMITTAL 04/02/2021 PLANTING IMAGERY L.8 PLATANUS ACERIFOLIA ‘COLUMBIA’ CALIFORNIA SYCAMORE GREVILLEA ‘LONG JOHN’ LONG JOHN GREVILLEA AGAVE X ‘BLUE FLAME’ AGAVE BLUE FLAME PITTOSPORUM TENUIFOLIUM ‘SILVER SHEEN’ TAWHIWHI MUHLENBERGIA ‘REGAL MIST’ MULY GRASS MAHONIA ‘ORANGE FLAME’ OREGON GRAPE ECHIUM CANDICANS PRIDGE OF MADEIRA OLEA ‘SWAN HILL’ FRUITLESS OLIVE PHORMIUM X ‘DUET’ NEW ZELAND FLAX PRUNUS CAROLINIANA ‘COMPACTA’ CAROLINA CHERRY LOPHESTEMON CONFERTUS BRISBANE BOX SALVIA CLEVELANDII CLEVELAND SAGE ASPARAGUS MEYERI FOXTAIL FERN CAREX PANSA DUNE SEDGE JUNCUS PATENS ‘CARMEN’S GRAY’ GRAY RUSH MAGNOLIA GRANDIFLORA ‘D.D. BLANCHARD’ SOUTHERN MAGNOLIA ROSMARINUS OFFICINALIS ‘PROSTRATUS’ ROSEMARY ARBUTUS MARINA STRAWBERRY TREE OLEA EUROPAEA ‘LITTLE OLLIE’ LITTLE OLLIE OLIVE AGAVE ATTENUATA FOXTAIL AGAVE LEONOTUS LEONURUS LION’S TAIL KNIPHOFIA UVARIA TORCHLILY BOUTELOUA ‘BLONDE AMBITION’ BLONDE AMBITION BLUE GRAMA SESLERIA AUTUMNALIS AUTUMN MOOR GRASS arch1leclure design collaboral1ve STAIR #4 _,____,, -t--r=---= -------- ' � � I 23231 SOUTH POINTE DR. LAGUNA HILLS, CA 92653 949.267.1660 CHRIS WEIMHOLT I I I I I I I I I I I I I I I I I I I I I I I I \ I I \ I I \ I ' \' I \ I I \ I I \ v ·-'i STAIRV #3 ' ' '\' ' BLAKE GRIGGS P"!OPl:c!Tll:S -□ □ - □ BLAKE GRIGGS PROPERTIES 550 HARTZ AVE. SUITE 200 DANVILLE, CA 94526 925.575.8737 25'-6" DRIVE AISLE □ □ J 8'-1 _J_ tj � q � STANDARD PARKINGSTALL, TYP. GARAGE (100 SPACES) J J J ±284'-11" i40 AIRPORT BLVD .RAMP UP J J � 40 AIRPORT BLVD., SOUTH SAN FRANCISCO, CA '---�-/--;- ,,\ . " ' I /\ 'y \ i STAIR 7 #2 \--- COPYRIGHT (C;, 0 8' 16' 32' BASEMENT FLOOR PLAN 1 SCALE: 1/16" = 1'-0" 1ST SUBMITTAL A2.0I BASEMENT FLOOR PLAN 1ST SUBMITTAL 12/03/2020 2ND SUBMITTAL 04/02/2021 SCHEMATIC LIGHTING PLAN L.9 32’16’8’4’0’ AIRPORT BOULEVA R D FITNESS THE OUTDOOR LIGHTING CONCEPT IS TO PROVIDE LEVELS OF LIGHTING SUFFICIENT TO MEET SAFETY AND ORIENTATION NEEDS. WITHIN PUBLIC AREAS LIGHTING WILL BE WARM COLORED AND UNOBTRUSIVE. LIGHT SOURCES WILL BE TUNGSTEN OR METAL HALIDE. LIGHTING SOURCES FOR THE LANDSCAPE AND PAVED AREAS WILL BE CONCEALED AND THE LIGHTING INDIRECT NOT VISIBLE FROM A PUBLIC VIEWPOINT. LIGHT SOURCES SHOULD BE DIRECTED SO THAT IT DOES NOT FALL OUTSIDE THE AREA TO BE LIGHTED. ALL EXTERIOR SURFACE AND ABOVE-GROUND MOUNTED FIXTURES WILL BE SYMPATHETIC AND COMPLIMENTARY TO THE ARCHITECTURAL THEME. LIGHTING DESIGN TO MEET SOUTH SAN FRANCISCO MUNICIPAL CODE STANDARDS 20.300.008 LIGHTING AND ILLUMINATION LIGHT FIXTURES SHALL NOT EXCEED 16' IN HEIGHT. ALL LIGHTING FIXTURES SHALL BE SHIELDED SO AS NOT TO PRODUCE OBTRUSIVE GLARE ONTO THE PUBLIC RIGHT-OF-WAY OR ADJOINING PROPERTIES. ALL LUMINARIES SHALL MEET THE MOST RECENTLY ADOPTED CRITERIA OF THE ILLUMINATING ENGINEERING SOCIETY OF NORTH AMERICA (IESNA) FOR “CUT OFF” OR “FULL CUT OFF” LUMINARIES. LIGHTING CONCEPT: EXTERIOR LIGHTING LEGEND TYPE/TECHNIQUE: STREET LIGHT - 24' POST STREET LIGHTS PER CITY STANDARDS LOCATION:SYMBOL THEME POLE LIGHT AT SHARED DRIVE RECESSED LOUVER LIGHTS WALL MOUNTED PENDENT LIGHT MOUNTED ON OVERHEAD TRELLIS/ARMS OVERHEAD FESTIVAL LIGHTING ATTACHED TO POLES. MINIMUM 12' ABOVE FINISH SURFACE WALL MOUNTED ON GARAGE BOLLARD AT PEDESTRIAN PATH OF TRAVEL GARAGE ENTRY S H A R E D D R I V E AIRPORT BOULEV A R D ROOFTOP PODIUM COURTYARD COPYRIGHTC40 AIRPORT BLVD40 AIRPORT BLVD., SOUTH SAN FRANCISCO, CA23231 SOUTH POINTE DR.LAGUNA HILLS, CA 92653949.267.1660CHRIS WEIMHOLTBLAKE GRIGGS PROPERTIES550 HARTZ AVE. SUITE 200DANVILLE, CA 94526925.575.8737# 200027 1ST SUBMITTAL2ND SUBMITTAL12/03/202004/02/20211730 N. FIRST STREETSUITE 600SAN JOSE, CA 95112(408) 467-9100www.bkf.comC1.0EXISTING CONDITIONSAIRPORT BOULEVARDAIRPORT BOULEVARD COPYRIGHTC40AIRPORTBLVD40AIRPORTBLVD.,SOUTHSANFRANCISCO,CA23231SOUTHPOINTEDR.LAGUNAHILLS,CA92653949.267.1660CHRISWEIMHOLTBLAKEGRIGGSPROPERTIES550HARTZAVE.SUITE200DANVILLE,CA94526925.575.8737# 200027 1STSUBMITTAL2NDSUBMITTAL12/03/202004/02/20211730N.FIRSTSTREETSUITE600SANJOSE,CA95112(408)467-9100www.bkf.comC2.0PRELIMINARYSITEPLAN FF16.85FF16.80FF16.30FF15.60FF14.75FF14.85FF16.30FF16.55FF14.85FF14.85FF19.58AIRPORT BOULEVARDCOPYRIGHTC40 AIRPORT BLVD40 AIRPORT BLVD., SOUTH SAN FRANCISCO, CA23231 SOUTH POINTE DR.LAGUNA HILLS, CA 92653949.267.1660CHRIS WEIMHOLTBLAKE GRIGGS PROPERTIES550 HARTZ AVE. SUITE 200DANVILLE, CA 94526925.575.8737# 200027 1ST SUBMITTAL2ND SUBMITTAL12/03/202004/02/20211730 N. FIRST STREETSUITE 600SAN JOSE, CA 95112(408) 467-9100www.bkf.comC3.0PRELIMINARY GRADING ANDDRAINAGE PLAN COPYRIGHTC40AIRPORTBLVD40AIRPORTBLVD.,SOUTHSANFRANCISCO,CA23231SOUTHPOINTEDR.LAGUNAHILLS,CA92653949.267.1660CHRISWEIMHOLTBLAKEGRIGGSPROPERTIES550HARTZAVE.SUITE200DANVILLE,CA94526925.575.8737# 200027 1STSUBMITTAL2NDSUBMITTAL12/03/202004/02/20211730N.FIRSTSTREETSUITE600SANJOSE,CA95112(408)467-9100www.bkf.comC4.0PRELIMINARYUTILITYPLAN COPYRIGHTC40AIRPORTBLVD40AIRPORTBLVD.,SOUTHSANFRANCISCO,CA23231SOUTHPOINTEDR.LAGUNAHILLS,CA92653949.267.1660CHRISWEIMHOLTBLAKEGRIGGSPROPERTIES550HARTZAVE.SUITE200DANVILLE,CA94526925.575.8737# 200027 1STSUBMITTAL2NDSUBMITTAL12/03/202004/02/20211730N.FIRSTSTREETSUITE600SANJOSE,CA95112(408)467-9100www.bkf.comC5.0PRELIMINARYSTORMWATERMANAGEMENTPLAN COPYRIGHTC40 AIRPORT BLVD40 AIRPORT BLVD., SOUTH SAN FRANCISCO, CA23231 SOUTH POINTE DR.LAGUNA HILLS, CA 92653949.267.1660CHRIS WEIMHOLTBLAKE GRIGGS PROPERTIES550 HARTZ AVE. SUITE 200DANVILLE, CA 94526925.575.8737# 200027 1ST SUBMITTAL2ND SUBMITTAL12/03/202004/02/20211730 N. FIRST STREETSUITE 600SAN JOSE, CA 95112(408) 467-9100www.bkf.comC5.1STORM WATER TREATMENT DETAILSAAPLAN VIEWSECTION A-A AIRPORT BOULEVARDCOPYRIGHTC40 AIRPORT BLVD40 AIRPORT BLVD., SOUTH SAN FRANCISCO, CA23231 SOUTH POINTE DR.LAGUNA HILLS, CA 92653949.267.1660CHRIS WEIMHOLTBLAKE GRIGGS PROPERTIES550 HARTZ AVE. SUITE 200DANVILLE, CA 94526925.575.8737# 200027 1ST SUBMITTAL2ND SUBMITTAL12/03/202004/02/20211730 N. FIRST STREETSUITE 600SAN JOSE, CA 95112(408) 467-9100www.bkf.comC6.0FIRE TRUCK ACCESS EXHIBIT 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com BLAKE GRIGGS P R O P E R T I E S April 12, 2022 South San Francisco Planning Division C/O Chris Espiritu 315 Maple Ave South San Francisco, CA 94080 RE: 40 Airport Blvd Development P20-0082 / Proposed Community Benefits Dear Mr. Espiritu, This memorandum will summarize the community benefits included with our proposed project at 40 Airport Blvd which includes the demolition of 35,000 square foot warehouse facility and the development of 292 Class-A apartment units in a eight-story building on approximately 1.63 acres (the "Project"). The site is currently zoned for "Freeway Commercial" and located with a ½ mile south of the South San Francisco Caltrain Station. We are seeking a General Plan Amendment ("GPA") for the Project to be consistent with the Preferred Land Use Alternative selected as part of the City's ongoing General Plan Update. The redevelopment of this property from an underutilized warehouse facility into a high density, multifamily community with 15% affordable housing units will drastically help the housing shortage cause by the bio- tech boom experienced in South San Francisco. In addition, the Project will provide the following additional community benefits: 1. Intersection Improvements at Airport Blvd & South Airport Blvd a. The Project shall remove, or provide funding to remove, the slip lane and pedestrian island at the northwest corner of Airport Blvd and South Airport Blvd to enhance the pedestrian experience at that corner. 2. Pedestrian/Bicycle Enhancements Along Airport Blvd a. The Project shall provide partial funding towards bike lane improvements along Airport Blvd. It is anticipated the Project’s contribution to be approximately $100,000. The final amount of funding will be determined in conjunction with the City’s Public Works Department. b. The project shall provide enhance sidewalks, landscaping and ROW improvement along the Projects frontage. 550 Hartz Avenue, Suite 200, Danville, CA 94526 I 925-575-8737 I www.blakegriggs.com 3. Implementation of a Robust Transportation Demand Management Program a. Project will include an onsite Transportation Coordinator, trip planning resources and education for residents, unbundled parking, and dedicated locations for Uber/Lyft pickup. b. Project is proposing an additional 30% above and beyond the required bicycle parking per code, and will include an onsite bicycle repair station for residents. c. Project residents will supplement ridership at the City's new Caltrain Station, which is less than 0.5 miles from the Project. 4. Contribution to East of Hwy 101 CFD a. Project shall contribute a one-time payment to the East of Hwy 101 CFD equal to $630,000. Sincerely, Ryan McNamara VP Development DESIGN REVIEW BOARD MINUTES CITY OF SOUTH SAN FRANCISCO DATE: March 16, 2021 TIME: 4:00 PM MEMBERS PRESENT: Sean Winchester, Chair David W. Nelson, Vice Chair Chris Mateo, Mike Nilmeyer & Frank Vieira MEMBERS ABSENT: None STAFF PRESENT: Adena Friedman, Principal Planner Gaspare Annibale, Associate Planner Patricia Cotla, Planning Technician 1. Adminstrative Business – None 2. OWNER Daniel Kahn TR APPLICANT Blake Griggs ADDRESS 40 Airport Blvd PROJECT NUMBER P20-0082: UP20-0009,DR20-0037, GPA20-0003, ND20-0002, RZ20-0001 & ZA20-0003 PROJECT NAME 8-story 292 unit Multi-family Residential Campus (Case Planner: Gaspare Annibale) DESCRIPTION Use Permit, Design Review, Transportation Demand Management Plan, General Plan and Zoning Text Amendments to construct a new 8-story, 292 unit multi-family building at 40 Airport Blvd in the Freeway Commercial (FC) Zoning District in accordance with Title 20 of the South San Francisco Municipal Code. The Board had the following comments: 1. The Board liked the design concept and the material finishes. 2. The site needs a sense of arrival to the campus. 3. Consider adding some directional signage to direct visitors and deliveries to the site. 4. The Board recommends using either all stucco or all lap siding along the side of the building to break up the massing (e.g. South Elevation, left side). 5. Consider using more of the slat steel color along the elevations (e.g. along the skyline-plane). Ensure there are charging stations provided within the courtyard. 6. On the North Elevation, within the dog park, add a cluster of trees to help soften the area. 7. Consider using Platanus acerifolia 'Columbia', Columbia London Plane Tree as the street trees along the Airport Blvd frontage, as Platanus racemosa, California Sycamore tree species on the landscaping plan will have issues with mildew and anthracnose. 8. On the civil plans, make sure to include the details of the bio-swales. 9. The shrubs along the parking garage are too small, consider adding 3-4 wide planters along the wall. 10. Consider adding some vertical vine green screen, trellis or vine cables along the parking garage wall of the East Elevation to add articulation and visual interest to the area. Create planting pits with topsoil that extends below the base rock for the driveway and curbs. Plant evergreen vines such as Evergreen Clematis, Trumpet Vine, Passion Flower or Star Jasmine. 11. Consider enhancing the pedestrian tunnel and access with lighting improvements to match the enhancements on the other side of the tunnel. 12. Include walkways and bike routes for the residents to access the downtown corridor. 13. Provide some resting benches into the landscaping area along Airport Boulevard. 14. Select a paint brand that will work with the SSF Microclimate, as the area is prone to salt in the air. 15. What migration measures will be taken into the design with the building facing the railroad spur? 16. Will there be an acoustic study to determine what type of sound measures will be built into the development. Recommend Approval with Conditions 3. OWNER Arco Building Co. APPLICANT Arash Salkhi ADDRESS 209 El Camino Real PROJECT NUMBER P20-0008: DR20-0036 & Signs20-0024 PROJECT NAME Type "B" Sign Permit w/exterior modifications (Case Planner: Gaspare Annibale) DESCRIPTION Type "B" Sign Permit and exterior modifications for a commercial building at 209 El Camino Real in the Community Commercial (CC) Zoning District in accordance with Title 20 of the South San Francisco Municipal Code and determination that the project is categorically exempt from CEQA. The Board had the following comments: 1. The Board liked the proposed sign packet. 2. Consider updating and refreshing the landscaping around the monument sign and planter boxes. 3. Consider a paint color other than beige, perhaps a more-lively mossy green. Recommend Approval with Conditions 4. OWNER ARE-SF No 65 LLC APPLICANT Ross Luthin Creative ADDRESS 191 & 201 Haskins Way / 400 & 450 East Jamie Ct. PROJECT NUMBER P21-00011: Signs21-0007 PROJECT NAME Master Sign Program (Case Planner: Adena Friedman) DESCRIPTION Master Sign Program for commercial buildings at 191 & 201 Haskins Way and 400 & 450 East Jamie Court in the Business Technology Park (BTP) Zoning District in accordance with Title 20 of the South San Francisco Municipal Code and determination that the project is categorically exempt from CEQA. The Board had the following comments: 1. The Board liked the proposed Master Sign Program. Recommend approval and proceed to Planning Commission 5. OWNER Rachelle A Cayaban APPLICANT Rachelle A Cayaban ADDRESS 1292 Morningside Avenue PROJECT NUMBER P21-0007: DR21-0002 PROJECT NAME 2nd Story Addition (Case Planner: Christropher Espiritu) DESCRIPTION Design Review for a 2nd story addition to an existing single family dwelling at 1292 Morningside Avenue in the Low Residential Density (RL-8) Zoning District in accordance with Title 20 of the South San Francisco Municipal Code and determination that the project is categorically exempt from CEQA. Per the applicant, item was pulled from the agenda 6. OWNER Ming Chen Yue ET AL APPLICANT Mingyue Chen ADDRESS 563 Magnolia Avenue PROJECT NUMBER P20-0076: DR20-0034 PROJECT NAME New Single Family Dwelling with a detached ADU (Case Planner: Stephanie Skangos) DESCRIPTION Design Review to construct a new single family dwelling with a detached ADU on a vacant lot in the Low Residential Density (RL-8) Zoning District in accordance with Title 20 of the South San Francisco Municipal Code, and determination that the project is categorically exempt from CEQA, per Class 3, Section 15303. The Board had the following comments: 1. The Board was unable to provide feedback on this design concept, until there is more information provided about how this project will affect the adjacent home. 2. The adjacent single family dwelling unit may require some structural design once the existing staircase is removed, and this can also affect the exterior appearance of the existing home. 3. The Board is concerned if the adjacent dwelling unit will meet its parking requirements, if a garage is being removed. 4. Provide information if trees are being removed on the neighbor’s lot (to the south) as part of this project. 5. Provide full context study of all adjacent buildings and a comparison to how the proposed development fits in within the standard of the street and the larger neighborhood. 6. Provide site layout including changes to the adjacent property that will be required to make the proposal work. Resubmittal required