HomeMy WebLinkAbout03-02-23 Zoning Administrator AgendaThursday, March 2, 2023
2:00 PM
City of South San Francisco
P.O. Box 711 (City Hall, 400 Grand Avenue)
South San Francisco, CA
HYBRID IN-PERSON/VIRTUAL MEETING NOTICE
Annex Conference Room, 315 Maple Avenue, South San Francisco
Zoning Administrator
Regular Meeting Agenda
1
March 2, 2023Zoning Administrator Regular Meeting Agenda
WELCOME
The meeting will be held at Annex Conference Room, 315 Maple Ave, South San Francisco, CA 94080
and the public is welcome to attend. You may also attend via teleconference using the information
below:
Topic: Zoning Administrator Meeting
Join Zoom Meeting
https://ssf-net.zoom.us/j/82147169289?pwd=L1NuQ09DaVhqVHFRa2NJZ09hVUM0QT09
Meeting ID: 821 4716 9289
Passcode: 317531
One tap mobile
+16699006833,,87025792945#,,,,*087441# US (San Jose)
+13462487799,,87025792945#,,,,*087441# US (Houston)
Dial by your location
+1 669 900 6833 US (San Jose)
+1 346 248 7799 US (Houston)
+1 253 215 8782 US (Tacoma)
+1 929 205 6099 US (New York)
+1 301 715 8592 US (Washington DC)
+1 312 626 6799 US (Chicago)
888 475 4499 US Toll-free
833 548 0276 US Toll-free
833 548 0282 US Toll-free
877 853 5257 US Toll-free
Meeting ID: 870 2579 2945
Passcode: 087441
Find your local number: https://ssf-net.zoom.us/u/kboJSZHryS
Remote Public Comments:
Members of the public wishing to participate are encouraged to submit public comments in writing in
advance of the meeting. The email and phone line below will be monitored during the meeting and
public comments received will be read into the record. The City encourages the submission of comments
by 1:00 p.m. on the date of the meeting to facilitate inclusion in the meeting record. A maximum of 3
minutes per individual comment will be read into the record. Comments that are not in compliance with
the Zoning Administrator's rules of decorum may be summarized for the record rather than read
verbatim.
Email: [email protected]
Electronic Comments received by email will be monitored during the meeting and read into the record.
We ask that you limit your electronic comments so that they will comply with the 3-minute time
Page 2 City of South San Francisco Printed on 2/22/2023
2
March 2, 2023Zoning Administrator Regular Meeting Agenda
limitation for public comment.
Planning Division Hotline: (650) 877-8535
Voice Messages will be monitored during the meeting and read into the record. Your voicemail should
be limited so that it complies with the 3 minute time limitation for public comment.
Any interested party will have 15 calendar days from the date of an action or decision taken by the
Zoning Administrator to appeal that action or decision to the Planning Commission by filing a written
appeal with the Planning Division as provided under Chapter 20.570 of the South San Francisco
Municipal Code. In the event an appeal period ends on a Saturday, Sunday, or any other day the City is
closed, the appeal period shall end at the close of business on the next consecutive business day.
If any interested party, other than the applicant, wishes to obtain a copy of a Notice of Action for any
Zoning Administrator action or decision at a hearing, the interested party must file a written request of
such notification with the Planning Division in advance of that Zoning Administrator hearing. If you
challenge in court the action taken by the Zoning Administrator regarding the items described below,
you may be limited to raising only those issues you or someone else raised at the public hearing
described in this notice or in written correspondence delivered to the Zoning Administrator at, or prior
to, the public hearing. When the meeting is not in session, staff is available to answer your questions
during normal business hours at the Planning Division Public Counter, City Hall Annex, 315 Maple
Avenue by telephone at (650) 877-8535 or by e-mail at [email protected].
Tony Rozzi, Chief Planner
Billy Gross, Principal Planner
Adena Friedman, Principal Planner
Christy Usher, Senior Planner
Chris Espiritu, Senior Planner
Victoria Kim, Associate Planner
Stephanie Skangos, Associate Planner
Kelsey Evans, Clerk
PLEASE SILENCE CELL PHONES AND PAGERS
Individuals with disabilities who require auxiliary aids or services to attend and participate in this meeting
should contact the ADA Coordinator at (650) 877-8505, five working days before the meeting.
In accordance with California Government Code Section 54957.5, any writing or document that is a public
record, relates to an open session agenda item, and is distributed less than 72 hours prior to a regular meeting
will be made available for public inspection in the City Clerk’s Office located at City Hall. If, however, the
document or writing is not distributed until the regular meeting to which it relates, then the document or writing
will be made available to the public at the location of the meeting, as listed on this agenda. The address of City
Hall is 400 Grand Avenue, South San Francisco, California 94080.
Page 3 City of South San Francisco Printed on 2/22/2023
3
March 2, 2023Zoning Administrator Regular Meeting Agenda
CALL TO ORDER / PLEDGE OF ALLEGIANCE
PUBLIC HEARING
Report regarding consideration of a Minor Use Permit to allow an Adult Day Care
Center at 120 W. Harris Avenue in T6 Urban Core Zoning District in accordance with
Title 20 of the South San Francisco Municipal Code (SSFMC) and determination that
the project is categorically exempt from CEQA, per Class 1, Section 15301. (Victoria
Kim, Associate Planner)
1.
Attachment 1_Draft Findings.pdf
Attachment 2_Conditions of Approval.pdf
Attachment 3_Business Operation Plan.pdf
Attachment 4 _Site Plans.pdf
Attachments:
ADJOURNMENT
When the meeting is not in session, staff is available to answer your questions during normal business
hours at the Planning Division Public Counter, City Hall Annex, 315 Maple Avenue by telephone at
(650) 877-8535 or by e-mail at [email protected].
Page 4 City of South San Francisco Printed on 2/22/2023
4
City of South San Francisco
Legislation Text
P.O. Box 711 (City Hall, 400
Grand Avenue)
South San Francisco, CA
File #:23-124 Agenda Date:3/2/2023
Version:1 Item #:1.
Report regarding consideration of a Minor Use Permit to allow an Adult Day Care Center at 120 W.Harris
Avenue in T6 Urban Core Zoning District in accordance with Title 20 of the South San Francisco Municipal
Code (SSFMC)and determination that the project is categorically exempt from CEQA,per Class 1,Section
15301.(Victoria Kim, Associate Planner)
RECOMMENDATION
Staff recommends that the Zoning Administrator approve the Minor Use Permit (MUP22-0005)and
determine that the project is categorically exempt under the California Environmental Quality Act
(CEQA) guidelines, Class 1, Section 15301,Existing Facilities.
BACKGROUND/DISCUSSION
The City of South San Francisco received the Minor Use Permit application for an Adult Day Care Center
(Stella Day Program)in December 2022.The project site was previously used as a retail sales use (Time Clock
Sales and Service Company)and proposed to change of the use into an adult day care center with a new ramp
at the rear entrance,restriping the existing parking layout to include accessible parking stalls,and an accessible
Pick-up/Drop zone.
Site Overview
The subject site is located at 120 W.Harris Avenue and approximately 10,951 square feet (0.25 acre).There is
an existing single-story building and two parking areas.The building on the site is 2,485 square feet and
approximately 16 feet in height.The existing surface parking area is in the west and north portions of the site
with 8 standard parking spaces.The main vehicle access to the project site is from W.Harris adjacent to the
north and west of the property.
Proposed Project
The project is proposing the change in use from a former retail sales store to an adult day care center in the
existing building with an accessible ramp at a back entrance in the east (Ref.Attachment 3).There is no change
to the existing building floor area and landscape areas would remain the same.The existing parking layout
would be re-striped to provide 5 standard and 2 accessible parking stalls.An identifying sign for the project
would be required and a sign application would be under a separate permit (Ref.Condition No.5,Attachment
2).
ZONING CONSISTENCY
Proposed Use
The project property is designated as T6 Urban Core (T6UC)zoning district,pursuant to South San Francisco
Municipal Code (SSFMC)Section 20.135.020.The T6UC zoning district is the highest intensity zone,and the
district is intended for mixed-used and transit-oriented developments near transportation facilities within a
walking distance.The proposed Adult Day Care is an allowed use with a Minor Use Permit in the T6UC
City of South San Francisco Printed on 2/22/2023Page 1 of 3
powered by Legistar™5
File #:23-124 Agenda Date:3/2/2023
Version:1 Item #:1.
Zoning District.
Parking
The existing surface parking area would continue to be maintained for the proposed parking lot,with proposed
restriping.SSFMC Section 20.330.004 requires 1 parking space per employee and a Pick-up/Drop-off Plan for
day care center uses to reduce traffic level and congestion.The existing parking lot area on the site would be
restriped and would provide 7 parking spaces including 2 accessible parking stalls and an accessible Pick-
up/Drop-off zone.The project proposes to offer transportation for Day Care participants with an accessible van
during the operation.The transportation van would be utilized most of the day for community day trips and
regular outdoor activities.
OPERATION PLAN
The proposed Adult Day center would be a State licensed program site to support individuals in developing
independent,decision-making skills and help with achieving the greatest potential by recognizing interests,
dreams,and desires.7 staff members will assist 15 to 30 clients at a maximum and the number of clients each
day may be different based on selected schedules and programs.
The project would be within the existing building during the business hours between 8:00 am to 4:00 pm,
Monday through Friday.During the operation,7 employees would be anticipated to assist clients and some of
the staff members will come in earlier than others.Therefore,7 parking spaces would suffice for the program
site,with one space per employee.All the clients would be transported by an accessible van from and to homes
and the program site.The transportation van will start picking up clients from 8:45 am until 9:30 am and drop
off them between 2:30 pm and 3:30 pm to their homes and other locations.
GENERAL PLAN CONSISTENCY
The Land Use designation for the project site is East of 101 Mixed Use.The land use designation is defined and
intended for a walkable mixed-use area next to the East of 101 Transit Core with mixed developments of
residential and commercial uses to create complete neighborhoods for living,working,and recreation.The
Adult Day Care Center is considered a visitor-oriented and regional commercial activity,that will provide local
employment opportunities as well as a service for adults requiring support and assistance.The project,proposed
for the change of use from a retail store to an adult day care center,would not increase traffic congestion since
the use will provide client pick-up/drop-off services.As proposed,the Adult Day Care Center will meet the
intent of the General Plan.
ENVIRONMENTAL REVIEW
The project has been determined to be categorically exempt under the provisions of CEQA,Class 1,Section
15301,Existing Facilities.The Day Care site is an existing developed property surrounded by industrial and
commercial buildings.
CONCLUSION
The proposed project is consistent with the requirements of City Municipal Code,General Plan,and Zoning
Development Standards.Staff recommends that the Zoning Administrator find and approve the Minor Use
Permit (MUP22-0005)to allow the Adult Day Care Center at 120 W.Harris Avenue and determine that the use
is categorically exempt from the provisions of CEQA,based on the attached draft Findings and draft
Conditions of Approval.
City of South San Francisco Printed on 2/22/2023Page 2 of 3
powered by Legistar™6
File #:23-124 Agenda Date:3/2/2023
Version:1 Item #:1.
Attachments:
1.Draft Findings
2.Draft Conditions of Approval
3.Business Operation Plan with Stella Day Program presentation
4.Proposed Site Plan
City of South San Francisco Printed on 2/22/2023Page 3 of 3
powered by Legistar™7
FINDINGS OF APPROVAL P22-0146: MUP 22-0005
120 W. HARRIS AVENUE
(As recommended by City Planning Staff on March 2, 2023)
As required by the Use Permit Procedures (SSFMC Chapter 20.490), the following findings are made in support of a Minor Use Permit to operate an acupuncture and massage business at 120 W. Harris Avenue,
in the T6 Urban Core (T6UC) Zoning District in accordance with Title 20 of the South San Francisco
Municipal Code (SSFMC), based on materials submitted to the City of South San Francisco Planning Division which include, but are not limited to: Application materials prepared by applicant, submitted January 25, 2023; Minor Use Permit staff report dated March 2, 2023; and Conditions of Approval.
REQUIRED FINDINGS
A. The proposed use is allowed within the applicable zoning district and complies with all other applicable provisions of this Ordinance and all other titles of the South San Francisco Municipal Code.
Supportive Evidence:
The project site is located within the T6 Urban Core (T6UC) Zoning District. Pursuant to the land use regulations in Sections 20.135.060, a day care center is permitted in T3 Neighborhood (T3N), T3 Corridor (T3C), T4 Corridor (T4C) by right and T4 Maker (T4M), T5 Corridor (T5C), and T6 Urban Core (T6UC) Zoning Districts with a Minor Use Permit.
B. The proposed use is consistent with the General Plan and any applicable specific plan.
Supportive Evidence: The project is consistent with the General Plan which designates the site as East 101 Mixed Use and the project is compatible with the vision for the East 101 Mixed Use Land use designation.
C. The proposed use will not be adverse to the public health, safety, or general welfare of the community,
nor detrimental to surrounding properties or improvements. Supportive Evidence: The project will not adversely impact to the public health, safety, or general welfare of the community,
or detrimental to surrounding properties or improvements. The acupuncture and massage business will
be operated within an existing building and no exterior alteration is proposed. D. The proposed use complies with any design or development standards applicable to the zoning district or the use in question as may be adopted by a resolution of the Planning Commission and/or the City
Council.
Supportive Evidence: The project complies with design and development standards applicable to the T6UC Zoning District and use. No exterior modification is proposed, and the proposed use would be operated within the
existing building.
8
Findings of Approval
E. The design, location, size, and operating characteristics of the proposed activity would be compatible with the existing and reasonably foreseeable future land uses in the vicinity.
Supportive Evidence: The design, location, size, and operating characteristics of the project would be compatible with the existing and reasonably foreseeable future land uses in the vicinity. The project would be within the existing structure and no exterior change is proposed, except for an accessible ramp and a wall sign
which will be under a separate sign permit.
F. The site is physically suitable for the type, density, and intensity of use being proposed, including access,
utilities, and the absence of physical constraints. Supportive Evidence: The site is physically suitable for the type, density, and intensity of the project use, including access,
utilities, and the absence of physical constraints. The access to the project site would remain the same
from the W. Harris Avenue and no physical expansion of the existing building is proposed.
G. An environmental determination has been prepared in accordance with the California Environmental Quality Act. Supportive Evidence:
In accordance with the California Environmental Quality Act, staff has determined that the proposed
project is Categorically Exempt per the provisions of Section 15301, Class 1, Existing Facilities.
9
CONDITIONS OF APPROVAL
P22-0143: MUP 22-0005 120 W. Harris Avenue (As recommended by City Planning Staff on March 2, 2023) A. Planning Division requirements shall be as follows:
1. The applicant shall comply with the City of South San Francisco, Department of Economic and Community Development – Planning Division, standard Conditions and Limitations for Commercial, Industrial and Multi-Family Residential Projects.
2. The project shall be constructed and operated substantially as indicated on the plan set
prepared by Aitken & Associates dated January 25, 2023 and approved by the Zoning Administrator in association with MUP 22-0143 as amended by the Conditions of Approval. The final plans shall be subject to the review and approval of the Chief Planner.
3. Applicant shall submit a checklist showing compliance with Conditions of Approval when
applying building permit and business license applications. 4. The applicant shall maintain the landscape proposed for the site and all landscaped area shall be permanently maintained in compliance with Chapter 20.300.008 of the Zoning
Ordinance.
5. Any exterior business signage will require a sign application pursuant to Chapter 20.360 of the Zoning Ordinance. Submitting a sign permit application for the exterior signage is required prior to a final Building Permit.
6. The business shall be operate substantially as outlined in the Business Operation Plan submitted by Mark Calaunan dated January 25, 2023 (Ref. Attachment 3). 7. A State license from California Department of Social Service is required to obtain pursuant
to City Municipal Code Section 20.350.014 (Day Care Centers).
8. All parking areas shall be maintained clear of litter and storage at all the time. No outdoor storage of materials is allowed, and no work shall be conducted outside of a building.
9. Applicant shall comply with all permitting requirements of Building Division related to the
project and provide proof of permits and/or approval prior to building permit issuance for these project elements. 10. The permit shall be subject to revocation if the project is not operated in compliance with
the conditions of approval.
(Planning Division contact person: Victoria Kim, Associate Planner (650) 877-8535)
10
B. Police Department requirements shall be as follows:
1. All construction must conform to South San Francisco Municipal Code Chapter 15.48.070 Minimum security standards for non-residential buildings. 2. Per South San Francisco Municipal Code 15.48.085 -Additional Security Measures, the
following conditions will also be required:
a. All exterior doorways shall be illuminated during darkness by a white light source that has full cut-off and is of pedestrian scale.
b. The applicant shall install and maintain a camera surveillance system that
conforms to the minimum technical specifications of South San Francisco Municipal Code Chapter 8.66.050 Minimum technological standards, (Ord. 1515, 2016). The video surveillance cameras will be used as a crime deterrent and assist with the identification and apprehension of criminals if a crime is
committed on the property. Enough cameras shall be installed to provide
adequate coverage for the intended space. Cameras shall be placed minimally in the following locations:
• All exterior entrances/exits
c. Provide proof of State Licensing and Certification. d. Ensure the staff to client ratio meets state requirements based on the needs of each
client.
3. The Police Department requires acknowledgement of these comments to include specific locations in the plans where the applicable change requests have been made.
4. The Police Department reserves the right to review and comment upon the submission of
revised and updated plans. (Police Department contact person: Michael Toscano, Planning and Crime Prevention Sergeant (650) 877-8900)
11
BUSINESS OPERATION PLAN FOR STELLA DAY PROGRAM
120 West Harris Ave., South San Francisco, CA 94080
STELLA DAY PROGRAM – SAN MATEO, LLC is an adult day program that will serve
people with developmental disabilities and provide them the opportunity to participate in their
community. The program will provide special emphasis on assisting and supporting individuals
in developing independent decision-making skills and the ability to make choices for themselves.
Individualized training and services will be provided utilizing a person-centered approach, aimed
at helping each individual maximize their independence, quality of life and achieve their greatest
potential. Activities, events, and training will focus on recognizing each individual’s interests,
dreams and desires while assisting them in developing a plan to turn these dreams into reality.
Our vision and mission is to provide a holistic approach in helping program participants pursue
the quality of life they so desire by providing superior care and exceptional service.
Hours of operation: We are open Monday to Fridays from 8:00AM to 4:00PM. We are closed on
Saturday and Sunday and on some holidays. Participants will be picked up from their homes/facilities by
our driver using our handicapped accessible van and they will be dropped off at the day program site
between 8:45 AM until 9:30 AM. There will be a designated and assigned pick up and drop off
location/zone at the program site where our driver can safely load and unload our participants. When the
program ends, participants will be picked up between 2:30PM to 3:30PM from the day program to be
transported back to their homes/facilities.
Number of Participants: We anticipate serving 15 to 30 participants at Stella Day Program. The number
of participants per day may vary depending on chosen schedules as some may choose to participate part-
time or full-time.
Number of Employees: We anticipate employing 7 staff members depending on the number of
participants to be served. Some of the staff members will be coming in early to assist participants coming
in early while others will be coming in later. The number of staff members will increase as the number of
clients increase.
Please see Stella Day Program presentation attached.
12
STELLA
DAY
PROGRAM
13
INDIVIDUAL The benefits of these programs focus on skills
acquisition and teaching participants how to be
independent. Services offered under this
program include adaptive skills and self-
advocacy trainings.
GROUP These services provide participants meaningful
ways to improve social, emotional and
psychological well being. Services offered under
this program include social skills training,
leisure/recreational activities and community
integration.
CLASS Classes offered are geared towards optimizing
occupational achievement, skills development
and improved quality of life. Services offered
under this program include self-advocacy and
leisure/recreational activities.
14
ADAPTIVE SKILLS TRAINING PROGRAM
•Self-Care Skills: Feeding, Toileting, Dressing, Personal Hygiene / Grooming
•Motor Skills: Transfer assistance, ROM exercises, fine motor skills development, use and
maintenance of adaptive equipment, ambulation training, public transportation training and
pedestrian safety training
•Communication Skills: Use of adaptive communication devices, Use of picture boards, securing
state identification cards, vocabulary building, use of computer tablets
•Daily Living / Independent Living Skills: Meal preparation, household chores, money management
•Behavior modification and intervention
•Health Services: Medication administration, infection control practices
15
SELF ADVOCACY PROGRAM
•Speaking up for self, making own decisions, getting information important to you, exercising rights
and responsibilities, reaching out to friends and to your community
COMMUNITY INTEGRATION AND SOCIAL / RECREATIONAL PROGRAM
•Cultural programs and community events
•Community outings, table-top activities, leisure classes, learning new hobbies;
•Sensory stimulation: auditory, visual, olfactory, cognitive and tactile activities
16
ADAPTIVE SKILLS TRAINING
ACTIVITIES
➢ROM exercises
➢Hiking trails and nature walks
➢On-site salon/spa services
➢Make up tutorial classes
➢Use of computer tablets and
applications
➢Meal preparation
➢Cleaning / Household chore
➢Shopping and money management
➢Medication administration
17
SELF-ADVOCACY PROGRAM ACTIVITIES
➢Personal choice exercises
➢Life control activities
➢Choosing outdoor and indoor activities.
➢Group discussions on rights and politics.
➢Determining and choosing classes to attend.
➢Reading and writing
➢Current events
➢Volunteering events
➢Bake sales
➢Fundraising events
➢Arts and crafts sales
COMMUNITY INTEGRATION / SOCIAL /
RECREATIONAL ACTIVITIES
➢Group exercise, Karaoke, Dancing, Table-top activities,
Arts and Crafts, Music therapy, Computer tablet
games and apps, Virtual Reality games, Console games
➢Community outings to nearby parks, museums (De
Young, Exploratorium, Academy of Sciences, etc);
Concerts and Festivals, Parades, Shopping in nearby
malls, Restaurant dining, Movie theatres, Fruit picking,
visiting zoo, Holiday celebrations
➢Cultural program and community events like Cinco de
Mayo festival, MLK celebration, Film fest, Jazz festival,
LGBT Pride fest, Chinese NY festival, Cherry Blossom
festival, Castro street fair, Christmas tree lighting,
Street fairs, 4th of July, Fleet week, Food fest,
18
Anthony is a 30-year-old Spanish-speaking male. He uses a
manual wheelchair for mobility. He is verbal and can communicate
his needs and wants. He has a colostomy bag for bowel movement.
This Photo by Unknown Author is licensed under CC BY-SA-NC
Hola! Mi nombre
es Anthony!
Anthony likes to eat Cupcakes and Tacos
Anthony enjoys listening to pop music
Anthony loves to exercise.
Anthony likes to hang out with his friends
Anthony is thrilled to go shopping
What is important to/for Anthony?
I want to look good all the time and well-groomed.
I need to maintain optimal level of health and well-being.
I want to spend my recreational time meaningfully.
19
STELLA
9:00 AM –DAY PROGRAM ARRIVAL
9:15 AM –MORNING WELCOME, SOCIAL HOUR
9:30 AM –FITNESS FUN
10:00 AM –BAKER’S CORNER
10:30 AM –SNACK TIME
11:00 AM –PERSONAL CARE TIME/HYGIENE CHECK
11:30 AM –PICASSO’S ARTWROK
12:00 NN –LUNCH
12:30 PM–RELAX AND REJUVINATE (SPA SERVICE)
1:00 PM –PERSONAL CARE TIME/HYGIENE CHECK
1:30 PM –iPIC PHOTOGRAPHY (CLASS 1)
2:00 PM –A BREATH OF FRESH HAIR (CLASS 2)
2:30 PM –PLAY BEYOND
3:00 PM –PREPARE FOR DEPARTURE
DAILY SCHEDULE
This Photo by Unknown Author is licensed under CC BY-NC
20
COMPUTER TABLET APPLICATIONS
Capti Voice -Targeted for blind/visual impaired. Read along app
that plays the audio of reading
content on the tablet and users can read along.
iReward -Motivational app that uses positive reinforcement. When a
desired task is completed the user is
rewarded for motivation to complete a task.
MyTalkTools Mobile -Improve verbal
communication skills. When the user touches an image, the app will play a recorded sound. This helps users
form complete sentences.
Pedius -For deaf or hard of hearing. They can make phone calls but the
audio from the other party is translated into text so the user can read it. If they want to respond, they
can type something and it will go through as audio.
RogerVoice -Similar to Pedius, butincludes video call and a sign language interpreter.
StepByStep Sequencing for Kids and
Adults -Practices sequencing for users with impaired or developing cognitive skills.
Talk for Me —Text to Speech -This
app talks for the user using predictive texts or custom phrases. Allows user to communicate with ease.
21
TENANT IMPROVEMENTSApplicable Codes and Standards:T1.0C1.0C1.1A1.0A1.1ARCHITECTURALSUMMARY OF WORKProject includes interior improvements within a portion of the existingsuite single story office building.Alterations to the interior of the building are to be limited to the removalof existing non-bearing interior partitions, reconfiguration of existingrestrooms, remodeling of existing kitchenWork will also include new accessible rampsTITLE SHEET & CODE COMPLIANCE REVIEW PLANEXISTING SITE PLAN/ LANDSCAPE PLANPROPOSED SITE PLAN/FLOOR PLAN/DEMOLITION PLANEXTERIOR ELEVATIONSPROJECT DESCRIPTION:Project Address: 120 W Harris Ave. South San Francsco , CA 94080No. of story: 1 ( Single story)APN Number: 036-252-010-00Floor Area:2,485 SF ( NO CHANGE)LOT SIZE:10,869 (APPROX)ZONING:T6 UCOCCUPANCY AND TYPE OF CONSTRUCTION:Existing Occupancy: Group B: OFFICESProposed Occupancy: Group I-4: ADULT DAY CARENumber of full time staff: 7Number of Clients:30 MaximumPARKING SPACES:Van Accessible1Standard Accessible parking1Standard parking4Type of Construction: Type V- Non SprinkleredEXIT PROTECTION:Exit Design and Protection: The building will be occupied by a single tenantserved by 2 exit doors as illustrated on the Code Review Plan T1.0120 W HARRIS AVE.SOUTH SAN FRANCISCO, CA. 94080T-1.01. FIRE SPRINKLERTENANT IMPROVEMENTSSHEET:SCALE:
DATE:
As shown
DRAWN BY:R UMALI PREPARED BY:PROJECT TITLE TENANT REVISIONS
REMARKS DATEREV. NO.SHEET:01.25.23
PLAN CHECK RESPONSE 03.28.18
CONTRACTORDRAWING TITLE
120 W HARRIS AVE.
SOUTH SAN FRANCISCO, CA. 94080
Aitken & Associates
1630 N MAIN STREET, #178
WALNUT CREEK, CA 94596
email: [email protected]
MARK CALAUNAN
45 Poncetta Drive
#322 Daly City, CA 94015
Tel: 1-408-644-5613
Email: [email protected]
2 PLAN CHECK RESPONSE 04.18.18
3 REVISIONS TO
APPROVED SET
04.18.18120 WEST HARRIS AVE SOUTH SAN FRANCISCO, CA. 94080CALIFORNIA BUILDING CODE2022 EDITIONCALIFORNIA BUILDING CODE2022 EDITIONCALIFORNIA MECHANICAL CODE2022 EDITIONCALIFORNIA FIRE CODE2022 EDITIONCALIFORNIA ELECTRICAL CODE2022 EDITIONMUNICIPAL CODE2022 EDITIONCAL GREEN2022 EDITIONENERGY EFFICEINCY STANDARDS2022 EDITIONSOUTH SAN FRANCISCO MUNICIPAL CODENOTE:xCODES INCLUDES LOCAL AMENDMENTSxPROJECT MUST MEET ALL APPLICABLE MUNICIPALCODE, FIRE CODE, STATE FEDERAL CODESAPPLICABLE CODESPROJECT SUMMARYSEPARATE PERMITSTABLE 1004.5SHEET INDEXVICINITY MAPOCCUPANT LOAD CALCULATIONASSEMBLY AREA552 SF/15= 36.8 OCCUPANTSBUSINESS AREA185 SF/ 150= 2.95 OCCUPANTSACCESSORY AREA:RM 109 STORAGE40 SFRM110 MECHANICAL25 SF65 SF/300= 0.2 OCCUPANTSTOTAL OCCUPANTS:= 39.95 ( 40 occupants) CODE REVIEW PLAN1OFFICE101ACTIVITY AREA102MEN`S RR103ACTIVITY AREA104RELAXATION AREA105WOMEN`S RR106 CLOSET107 CLOSET107 ASTORAGE109BREAKROOM108KITCHEN108 A22
5%#.' ÄC1.0NORTHTENANT IMPROVEMENTSSHEET:SCALE:
DATE:
As shown
DRAWN BY:R UMALI PREPARED BY:PROJECT TITLE TENANT REVISIONS
REMARKS DATEREV. NO.SHEET:01.25.23
PLAN CHECK RESPONSE 03.28.18
CONTRACTORDRAWING TITLE
120 W HARRIS AVE.
SOUTH SAN FRANCISCO, CA. 94080
Aitken & Associates
1630 N MAIN STREET, #178
WALNUT CREEK, CA 94596
email: [email protected]
MARK CALAUNAN
45 Poncetta Drive
#322 Daly City, CA 94015
Tel: 1-408-644-5613
Email: [email protected]
2 PLAN CHECK RESPONSE 04.18.18
3 REVISIONS TO
APPROVED SET
04.18.18EXISTING SITE PLAN/ LANDSCAPE PLAN1SCALE: 1/8"=1'-0"LENGEND:EXTG. SITE PLANEXTG. LANDSCAPE PLANEXTG CONC. WALKWAY EXISTING WALKWAYMAX. CROSS SLOPE: 2%
MAX. PARALLE SLOPE: 2%EXTG.LANDSCAPEEXTG. DRIVEWAYEXTG. PARKINGEXTG. CONC. WALKWAY12345
678EXTG. WALKWAYEXTG.PORCHROOF LINE ABOVEPROPERTY LINEPROPERTY LINE W E S T H A R R I S A V E.EXTG. PARKINGEXTG.ROOT PLANTSEXTG. ASPHALT PAVINGEXTG. ASPHALT PAVINGEXTG. BUILDINGPROPERTY LINE EXTG.ROOT PLANTSEXTG.ROOTPLANTSEXTG.ROOTPLANTSEXTG.ROOTPLANTS(E) CONCRETEWALKWAY(E
)
CONCRETEWALKWAY23
5%#.' ÄC1.1NORTHTENANT IMPROVEMENTSSHEET:SCALE:
DATE:
As shown
DRAWN BY:R UMALI PREPARED BY:PROJECT TITLE TENANT REVISIONS
REMARKS DATEREV. NO.SHEET:01.25.23
PLAN CHECK RESPONSE 03.28.18
CONTRACTORDRAWING TITLE
120 W HARRIS AVE.
SOUTH SAN FRANCISCO, CA. 94080
Aitken & Associates
1630 N MAIN STREET, #178
WALNUT CREEK, CA 94596
email: [email protected]
MARK CALAUNAN
45 Poncetta Drive
#322 Daly City, CA 94015
Tel: 1-408-644-5613
Email: [email protected]
2 PLAN CHECK RESPONSE 04.18.18
3 REVISIONS TO
APPROVED SET
04.18.18SITE PLAN1SCALE: 1/8"=1'-0"KEYNOTESSITE PLANEL100.00PL 100.00PL 98.84LANDINGEL 99.80EL 98.505%SLOPE8% SLOPE EXISTING WALKWAYEXTG. VEGITATIONEXTG. VEGITATIONEXTG.VEGITATIONEXTG.VEGITATIONEXTG.LANDSCAPEEXTG. DRIVEWAYEXTG. DRIVEWAYEXTG. PARKINGEXTG. PARKING112346756EXTG.PORCH2378
ROOF LINE ABOVEPROPERTY LINEPROPERTY LINE
PROPERTY LINE W E S T H A R R I S A V E.EVERGREEN TREE5% MAX SLOPE4EXTG. VEGITATION4
610NO PARKING5EL 98.33931112EXTG. BUILDING(E) WALKWAYNO PARKING14131516EL 98.501616123456789101112131415161724
FLOOR PLAN-POPOSED15%#.' ÄFLOOR PLAN LEGENDA-1.0NORTHDOOR CLEARANCETENANT IMPROVEMENTSSHEET:SCALE:
DATE:
As shown
DRAWN BY:R UMALI PREPARED BY:PROJECT TITLE TENANT REVISIONS
REMARKS DATEREV. NO.SHEET:01.25.23
PLAN CHECK RESPONSE 03.28.18
CONTRACTORDRAWING TITLE
120 W HARRIS AVE.
SOUTH SAN FRANCISCO, CA. 94080
Aitken & Associates
1630 N MAIN STREET, #178
WALNUT CREEK, CA 94596
email: [email protected]
MARK CALAUNAN
45 Poncetta Drive
#322 Daly City, CA 94015
Tel: 1-408-644-5613
Email: [email protected]
2 PLAN CHECK RESPONSE 04.18.18
3 REVISIONS TO
APPROVED SET
04.18.18KEYNOTESFLOOR PLAN -EXISTING/DEMOLITION PLAN2KEYNOTESEXISTING PLAN LEGENDOFFICE101ACTIVITY AREA102MEN`S RR103ACTIVITY AREA104RELAXATION AREA105WOMEN`S RR106 CLOSET107 CLOSET107 ASTORAGE109BREAKROOM108KITCHEN108 AT.VT.V3223ALIGNALIGNALIGN33NEW RAMP
NEW RAMPNEW ALUMINUM FRAME WINDOWDOOR TAGsLIGHT SWITCHPHONE / DATA WALL OUTLETPOWER OUTLET-DUPLEXF.E.C.FURNITURE OUTLINE( UNCONCENTRATED TABLES AND CHAIRS)(N) FIRE EXTINGUISHER 2A-10BCEXTINGUISHER SHALL BE ACCESSIBLE AND VISIBLEWITHIN 75 FOOT TRAVEL DISTANCENEW INTERIOR STUD WALL TO UNDERSIDE OF CEILING JOIST90" X 30" TABLEFDFLOOR DRAINT.VCABLE T.V OUTLETOSsLIGHT SWITCH / OCCUPANCY SENSOR600 CFM EXHAUST HOODDISCHARGED 3'-0" AWAY FROM ANY BUILDING OPENINGNEW SINKSTACKABLE WAHER DRYER12WALL IN-FILL TO MATCH EXISTING3SOLID SURFACEKITCHEN COUNTER4ACCESSIBLE ENTRANCE SIGNAGEACCESSIBLE TABLE, MIN. HEIGHT: 28" MINMAX. HT: 34" ,KNEE CLEARANCE: 27"32"32"32"32"32"32"24"32"36"36"36"30"
30"OFFICE101OPEN WORK SPACE102OPEN WORK SPACE104OPEN WORK SPACE105RESTROOM 1103RESTROOM 2106JANITOR CLOSET107BREAKROOM108STORAGE109FWPORCH100D1D2D3D3D4EXISTING WALKWAYE
X
I
S
T
I
N
G
W
A
L
KW
A
YEXISTING WALL TO REMAINEXISTING WINDOWs(E) LIGHT SWITCH DOOR AND DOOR FRAME TO REMAININDICATES ELECTRICAL DEVICES TO BE REMOVEDPHONE / DATA WALL OUTLET(ELECTRICAL WALL OUTLET-DUPLEXDOOR AND DOOR FRAME TO BE REMOVEDEXISTING WATER HEATEREXISTING GAS FUELED FURNACEEXISTING GAS FUELED FURNACEFLOOR MONUMENT POWER OUTLETWATER CLOSET TO BE REMOVEDLAVATORY TO BE REMOVEDSINK/COUNTER TO BE REMOVEDD1D2REMOVE 26" X40" SECTION OF WALL FOR NEW WINDOWREMOVE 82" X40" SECTION OF WALL FOR NEW WINDOWD3REMOVE SINK/COUNTERD4REMOVE POCKET DOORNOTE: REMOVE FLOOR COVERING THROUGHOUT25
5%#.' ÄA-1.0EXTERIOR ELEVATIONTENANT IMPROVEMENTSSHEET:SCALE:
DATE:
As shown
DRAWN BY:R UMALI PREPARED BY:PROJECT TITLE TENANT REVISIONS
REMARKS DATEREV. NO.SHEET:01.25.23
PLAN CHECK RESPONSE 03.28.18
CONTRACTORDRAWING TITLE
120 W HARRIS AVE.
SOUTH SAN FRANCISCO, CA. 94080
Aitken & Associates
1630 N MAIN STREET, #178
WALNUT CREEK, CA 94596
email: [email protected]
MARK CALAUNAN
45 Poncetta Drive
#322 Daly City, CA 94015
Tel: 1-408-644-5613
Email: [email protected]
2 PLAN CHECK RESPONSE 04.18.18
3 REVISIONS TO
APPROVED SET
04.18.18KEYNOTESWEST ELEVATION- EXTG1EAST ELEVATION- EXTG2WEST ELEVATION- PROPOSED5EAST ELEVATION- PROPOSED6NORTH ELEVATION- PROPOSED7SOUTH ELEVATION- PROPOSED8KEYNOTESSOUTH ELEVATION- EXTG1NORTH ELEVATION- EXTG2FLOOR LEVEL100.00T.O ROOF+/-116.301011121315FLOOR LEVEL100.00T.O ROOF+/-116.301514131210161411FLOOR LEVEL100.00T.O ROOF+/-116.30(E) GRADEFLOOR LEVEL100.00T.O ROOF+/-116.30(E) GRADEE1E2E3E4E2FLOOR LEVEL100.00T.O ROOF+/-116.30FLOOR LEVEL100.00T.O ROOF+/-116.30E4E2E1E2E3E4E2FLOOR LEVEL100.00T.O ROOF+/-116.3010111215FLOOR LEVEL100.00T.O ROOF+/-116.301412101516E1E2+27',33('*$/9*8$5'5$,/E3WOOD FRAME RAMPCONC. WALKWAYE4WOODEN GUARDRIAL10ASPHALT ROOF SHINGLES11ROOF GUTTER / FASCIA12STUCCO FINISH13WOOD BUFFER14BRICK WALL CLADDING15ALUM. FRAME WINDOW16HEAVY TIMBER ROOF RAFTER26