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HomeMy WebLinkAbout1-7-25 Zoning Administrator Agenda PacketTuesday, January 7, 2025 2:00 PM City of South San Francisco P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA Annex Conference Room, 315 Maple Avenue, South San Francisco Zoning Administrator Regular Meeting Agenda 1 January 7, 2025Zoning Administrator Regular Meeting Agenda WELCOME If this is the first time you have been to a Zoning Administrator meeting, perhaps you'd like to know a little about our procedure. Please note that this meeting is being conducted in-person only. PUBLIC COMMENTS: Members of the public wishing to participate are encouraged to submit public comments in writing in advance of the meeting. Please email comments to [email protected]. 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. Written or recorded comments received prior to 1:00pm on the day of the meeting will be included as part of the meeting record but will not be read aloud at the meeting. Written or recorded comments received after 1:00pm on the day of the meeting will not be included as a part of the meeting record and will not be read aloud at the meeting. How to provide Public Comment during the meeting: COMMENTS ARE LIMITED TO THREE (3) MINUTES PER SPEAKER During a meeting, comments can only be made in person: Complete a Speaker Card. Be sure to indicate the Agenda Item # you wish to address or the topic of your public comment. When your name is called, please state your name and address (optional) for the Minutes. 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]. Page 2 City of South San Francisco Printed on 1/2/2025 2 January 7, 2025Zoning Administrator Regular Meeting Agenda American with Disabilities 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. 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. Please turn off Cellular Phones, Pagers and other electronic equipment. Page 3 City of South San Francisco Printed on 1/2/2025 3 January 7, 2025Zoning Administrator Regular Meeting Agenda CALL TO ORDER PUBLIC COMMENT Members of the public may speak on any item not listed on the Agenda, and on any items listed under the Consent Calendar. Pursuant to the provisions of the Brown Act, no action may be taken on a matter unless it is written on the agenda, or unless certain emergency or special circumstances exist. Written comments received prior to 1:00 pm on the day of the meeting will be included as part of the meeting record, but will not be read aloud. PUBLIC HEARING Report regarding consideration of a Minor Use Permit to allow a Clean Technology use at 111 South Maple Avenue in the T5 Lindenville (T5L) Zoning District in accordance with Title 20 of the South San Francisco Municipal Code and determination that the project is categorically exempt from CEQA. (Megan Wooley-Ousdahl, Principal Planner) 1 Attachment 1: Findings of Approval Attachment 2: Conditions of Approval Attachment 3: Plan Set Attachment 4: Business Description Attachment 5: Transportation Study Attachments: Report regarding consideration of a Minor Use Permit to allow six-foot-tall fencing and gates at 1333 Lowrie Avenue in the Mixed Industrial High (MIH) 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) 2 Attachment 1_Draft Findings Attachment 2_Conditions of Approval Attachment 3_Project Plans Attachments: ADJOURNMENT Page 4 City of South San Francisco Printed on 1/2/2025 4 City of South San Francisco Legislation Text P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA File #:24-1220 Agenda Date:1/7/2025 Version:1 Item #:1 Report regarding consideration of a Minor Use Permit to allow a Clean Technology use at 111 South Maple Avenue in the T5 Lindenville (T5L)Zoning District in accordance with Title 20 of the South San Francisco Municipal Code and determination that the project is categorically exempt from CEQA. (Megan Wooley-Ousdahl, Principal Planner) RECOMMENDATION Staff recommends that the Zoning Administrator conduct a public hearing and take the following actions: 1.Determine that the project is categorically exempt under the provisions of CEQA,Class 1,Section 15301: Existing Facilities. 2.Approve the Minor Use Permit (MUP24-0001;P24-0072)based on the attached Findings and subject to the attached Conditions of Approval. BACKGROUND/DISCUSSION In June 2024,the applicant,Ebb Carbon,Inc.,submitted an application for a Minor Use Permit to allow a Clean Technology use at 111 South Maple Avenue.Ebb Carbon is a research and development company conducting research related to carbon sequestration.Their research and activities support developing a technology that can permanently remove carbon dioxide from the atmosphere at a relevant scale.The majority of employees are working in a lab, building and testing small-scale prototypes to evaluate different aspects of their technology. This use is classified as “Clean Technology”which falls under the Industrial /R&D use category.Per South San Francisco Municipal Code (SSFMC) Section 20.620.050, Clean Technology is defined as: A facility for technical research and the design,development,and testing of technology that uses less material and/or energy,generates less waste,and causes less environmental damage than the alternatives. This use is permitted with a Minor Use Permit in the T5 Lindenville (T5L)Zoning District,in which this site is located, per SSFMC Section 20.135.060. Project Overview For the Minor Use Permit Application,Ebb Carbon has submitted a Plan Set (Attachment 3),Business Description (Attachment 4),and Transportation Study (Attachment 5).Following is a brief discussion of the application. Operating Plan.With this application,Ebb Carbon is opening a new headquarters in South San Francisco at 111 South Maple Avenue,located in the T5 Lindenville (T5L)Zoning District.Ebb Carbon currently has 28 employees,with 23 working on-site and five working remotely.Ebb Carbon’s operating hours are 8:00AM to 6:00PM, and they do not have shifts that operate overnight. Office and Research &Development Space.The existing building at 111 South Maple Avenue has 4,280City of South San Francisco Printed on 1/2/2025Page 1 of 5 powered by Legistar™5 File #:24-1220 Agenda Date:1/7/2025 Version:1 Item #:1 Office and Research &Development Space.The existing building at 111 South Maple Avenue has 4,280 square feet of office space and 22,988 square feet of research and development space (total 27,268 square feet) on a 54,600 square foot lot.Within the office space,Ebb Carbon has a lobby,conference room,office areas,a lunchroom,and restrooms.Within the research and development space,Ebb Carbon has two R&D labs,a chemical lab,an electronics lab,and a fabrication shop.Indoor space is also dedicated to storage and long-term bicycle parking; this storage space is anticipated for future expansion. Transportation Demand Management.Ebb Carbon contracted with Kittleson &Associates,Inc.,a transportation consulting firm,to prepare a transportation study (see Attachment 5).Kittleson calculated the average daily trips to the site based on the number of employees that work on-site (23 employees).Working on the conservative assumption that the 23 employees drive, this results in a trip generation of 78 trips per day. Based on the City of South San Francisco’s Transportation Analysis Guidelines,since the proposed project generates less than 100 net new daily vehicle trips,this project falls within Tier 0 of the project tiers.Tier 0 projects are considered to have minimal effect on the transportation network and do not require a Transportation Demand Management (TDM)Plan.However,Tier 0 projects require a site plan review to understand the project’s circulation patterns and connections to off-site transportation routes.The transportation study prepared by Kittleson provides a site access and circulation assessment and does not identity any barriers for pedestrian, bicyclist, or vehicular access. Vehicle and Bicycle Parking.Per SSFMC Section 20.330.004:Required Parking Spaces,the maximum on- site parking requirement for Clean Technology is one space per 2,000 sq.ft.of use area plus one space per 300 sq.ft.of office area plus one truck parking space for each delivery vehicle on-site during the peak time. Therefore, 26 vehicle spaces are required. Per SSFMC Section 20.330.007.B.1: Long-Term Bicycle Parking <https://ecode360.com/43451890>, long- term bicycle parking must be provided in an amount equivalent to five percent of required vehicle spaces. Therefore, at least one long-term bicycle parking space must be provided, and the space must meet the standards detailed in Section 20.330.007.B.2 <https://ecode360.com/43451890> for location, covered spaces, and security. Per SSFMC Section 20.330.007.1: Short-Term Bicycle Parking <https://ecode360.com/43451890>, short-term bicycle parking is not required for this project. See Table 1 for details about the parking requirements,the spaces provided on-site,and whether the project meets the requirements. Table 1. Vehicle and Bicycle Parking Requirements and Provisions Requirement Spaces Provided Does this meet the requirement? 26 Vehicle spaces 34 Vehicle spaces* 1 Long-term bicycle space 1+ Long-term bicycle spaces 0 Short-term bicycle spaces 1+ Short-term bicycle spaces *This project is allowed to exceed the maximum number of vehicle parking spaces,as defined in SSFMC Section City of South San Francisco Printed on 1/2/2025Page 2 of 5 powered by Legistar™6 File #:24-1220 Agenda Date:1/7/2025 Version:1 Item #:1 20.330.004: Required Parking Spaces, since these are existing spaces. Deliveries.Ebb Carbon receives deliveries of seawater approximately two to three times a year via small trucks.Approximately three times a year,semi-trucks will pick up their systems;however,this is not anticipated to be a recurring event.Ebb Carbon also receives regular deliveries from carriers such as FedEx and UPS.Since the site provides additional parking over the maximum required,these deliveries are anticipated to have a minimal effect on parking or pedestrian, bicycle, and vehicular circulation. ZONING CONSISTENCY The project is located within the T5 Lindenville (T5L)Zoning District which requires a Minor Use Permit for Clean Technology use, per SSFMC Section 20.135.060. Staff has reviewed the application for the MUP and has determined that it is consistent with the required findings: 1.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; The proposed Clean Technology use at 111 South Maple Avenue complies with applicable standards and requirements of South San Francisco Municipal Code Title 20:Zoning,in that the proposed project meets use, location, transportation access, and parking requirements. 2.The proposed use is consistent with the General Plan and any applicable specific plan; The proposed Clean Technology use is consistent with the General Plan and the Lindenville Specific Plan. The proposed use specifically aligns with the following General Plan policy: ·Land Use (LU)Policy-5.4.Zone to attract emerging technology businesses:Allow and attract innovative and emerging technology businesses to South San Francisco through flexible use and zoning requirements. The proposed use also aligns with the following vision and goal for the Lindenville area for job opportunities and a creative economy, as envisioned in the Lindenville Specific Plan: ·Vision:Lindenville is a vibrant and inclusive neighborhood that maintains a base of job opportunities,promotes the creative economy,and creates a new residential neighborhood where all people can thrive. ·Goal LU-5:A limited amount of office,technology,and research &development (R&D)uses create employment opportunities in Lindenville. 3.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; The proposed Clean Technology use will not be adverse to the public health,safety,or general welfare of the community,or detrimental to surrounding properties or improvements,in that the use will occur indoors in office space and laboratory space that is regulated by State and Federal agencies;the Transportation Study,dated September 12,2024,determined that the proposed project will not create City of South San Francisco Printed on 1/2/2025Page 3 of 5 powered by Legistar™7 File #:24-1220 Agenda Date:1/7/2025 Version:1 Item #:1 Transportation Study,dated September 12,2024,determined that the proposed project will not create transportation impacts to surrounding properties,and presents no pedestrian,bicycle,or vehicular access issues; and the proposed project will not cause a significant impact on the environment. 4.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; The proposed Clean Technology use complies with design and development standards applicable to the T5 Lindenville (T5L) Zoning District. <https://ecode360.com/43454336> 5.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; The design,location,size,and operating characteristics of the proposed Clean Technology use is compatible with the existing and reasonably foreseeable future land uses in the vicinity because the proposed Clean Technology use is anticipated to create minimal,if any,impacts to the surrounding properties and aligns with the goals in the General Plan and Lindenville Specific Plan for the future of this area. 6.The site is physically suitable for the type,density,and intensity of use being proposed,including access, utilities, and the absence of physical constraints; The site is physically suitable for the type,density,and intensity of the use being proposed,including access,utilities,and the absence of physical constraints because the proposed Clean Technology use is occupying an existing building,and the site provides adequate site access and circulation for employees and delivery trucks, per the Transportation Study dated September 12, 2024. 7.An environmental determination has been prepared in accordance with CEQA. In accordance with the California Environmental Quality Act,staff has determined that the proposed project is Categorically Exempt pursuant to the provisions of Section 15301 -Class 1:Existing Facilities (CEQA Guidelines). DESIGN REVIEW This project does not require design review. ENVIRONMENTAL REVIEW The proposed Clean Technology use and required Minor Use Permit is categorically exempt from CEQA,per the provisions of CEQA Guidelines Class 1,Section 15301:Existing Facilities,as this is proposed in an existing facility. CONCLUSION Ebb Carbon,Inc.’s work focuses on research on carbon sequestration.This use is classified as “Clean Technology,”and this use is consistent with the SSFMC Zoning Regulations for the T5 Lindenville (T5L) Zoning District, the Lindenville Specific Plan, and the General Plan. Staff recommends that the Zoning Administrator determine that the project is categorically exempt from CEQA City of South San Francisco Printed on 1/2/2025Page 4 of 5 powered by Legistar™8 File #:24-1220 Agenda Date:1/7/2025 Version:1 Item #:1 Staff recommends that the Zoning Administrator determine that the project is categorically exempt from CEQA and approve the Minor Use Permit (MUP24-0001;P24-0072)to allow the proposed Clean Technology use at 111 South Maple Avenue in the T5 Lindenville (T5L) Zoning District. Attachments 1.Findings of Approval 2.Conditions of Approval 3.Plan Set, submitted November 14, 2024 4.Business Description, dated June 21, 2024 5.Transportation Study, dated September 12, 2024 City of South San Francisco Printed on 1/2/2025Page 5 of 5 powered by Legistar™9 Attachment 1: Findings of Approval FINDINGS OF APPROVAL P24-0072 and MUP24-0001 111 South Maple Avenue Ebb Carbon, Inc. (As recommended by City Staff on January 7, 2025) As required by the Use Permit Procedures (SSFMC Section 20.490), the following findings are made in support of a Minor Use Permit application to allow a Clean Technology use at 111 South Maple Avenue in the T5 Lindenville (T5L) zoning district, in accordance with SSFMC Chapter 20.135, based on public testimony and materials submitted to the South San Francisco Zoning Administrator which include, but are not limited to: Application and Business Description, dated June 21, 2024; Plan Set, submitted November 14, 2024; Response to Planning Division Plan Check Comments, dated September 5, 2024; Fire Flow Test Report, dated November 12, 2024; Response to Fire Department Plan Check Comments, submitted November 14, 2024; Transportation Study, dated September 12, 2024; Zoning Administrator Staff Report, dated January 7, 2025; and Zoning Administrator meeting of January 7, 2025. Minor Use Permit A. The proposed Clean Technology use at 111 South Maple Avenue complies with applicable standards and requirements of South San Francisco Municipal Code Title 20 Zoning, in that the proposed project meets use, location, transportation access, and parking requirements. B. The proposed Clean Technology use is consistent with the General Plan and the Lindenville Specific Plan. The proposed use specifically aligns with the following General Plan policy:  Land Use (LU) Policy-5.4. Zone to attract emerging technology businesses: Allow and attract innovative and emerging technology businesses to South San Francisco through flexible use and zoning requirements. The proposed use also aligns with the following vision and goal for the Lindenville area for job opportunities and a creative economy, as envisioned in the Lindenville Specific Plan:  Vision: Lindenville is a vibrant and inclusive neighborhood that maintains a base of job opportunities, promotes the creative economy, and creates a new residential neighborhood where all people can thrive.  Goal LU-5: A limited amount of office, technology, and research & development (R&D) uses create employment opportunities in Lindenville. C. The proposed Clean Technology use will not be adverse to the public health, safety, or general welfare of the community, or detrimental to surrounding properties or improvements, in that the use will occur indoors in office space and laboratory space that is regulated by State and Federal agencies; the Transportation Study, dated September 12, 2024, determined that the proposed project will not create transportation impacts to surrounding properties, and presents no pedestrian, bicycle, or vehicular access issues; and the proposed project will not cause a significant impact on the environment. 10 Attachment 1: Findings of Approval D. The proposed Clean Technology use complies with design and development standards applicable to the T5 Lindenville (T5L) Zoning District; E. The design, location, size, and operating characteristics of the proposed Clean Technology use is compatible with the existing and reasonably foreseeable future land uses in the vicinity because the proposed Clean Technology use is anticipated to create minimal, if any, impacts to the surrounding properties and aligns with the goals in the General Plan and Lindenville Specific Plan for the future of this area; F. The site is physically suitable for the type, density, and intensity of the use being proposed, including access, utilities, and the absence of physical constraints because the proposed Clean Technology use is occupying an existing building, and the site provides adequate site access and circulation for employees and delivery trucks, per the Transportation Study dated September 12, 2024; and G. In accordance with the California Environmental Quality Act, staff has determined that the proposed project is Categorically Exempt pursuant to the provisions of Section 15301 – Class 1: Existing Facilities (CEQA Guidelines). 11 Attachment 2: Conditions of Approval CONDITIONS OF APPROVAL P24-0072 and MUP24-0001 111 South Maple Avenue Ebb Carbon, Inc. (As recommended by City Staff on January 7, 2025) A) Planning Division requirements shall be as follows: 1. The applicant shall comply with the City's Standard Conditions of Approval for Commercial, Industrial, and Multi-Family Residential Projects and with all the requirements of all affected City Divisions and Departments as contained in the following conditions, except as otherwise amended by the following conditions of approval. 2. The planset shall substantially comply with the approved plans and narratives as follows: Application and Business Description, dated June 21, 2024; Plan Set, submitted November 14, 2024; Response to Planning Division Plan Check Comments, dated September 5, 2024; Fire Flow Test Report, dated November 12, 2024; Response to Fire Department Plan Check Comments, submitted November 14, 2024; Transportation Study, dated September 12, 2024, as approved by the Zoning Administrator in association with P24-0072 and MUP24- 0001, as amended by the Conditions of Approval. The final plans shall be subject to the review and approval of the City’s Chief Planner. 3. Unless the use has commenced or related building permits have been issued within two (2) years of the date this permit is granted, this permit will automatically expire on that date, subject to any extensions provided under the Subdivision Map Act or other applicable law. A one-year permit extension may be granted in accordance with provisions of the SSFMC Chapter 20.450 (Common Procedures) 4. The permit shall not be effective for any purpose until the property owner or a duly authorized representative files a signed acceptance form, prior to the issuance of a building permit, stating that the property owner is aware of, and accepts, all of the conditions of the permit. 5. The permit shall be subject to revocation if the project is not operated in compliance with the conditions of approval. 6. Neither the granting of this permit nor any conditions attached thereto shall authorize, require or permit anything contrary to, or in conflict with any ordinances specifically named therein. Planning Division Contact: Megan Wooley-Ousdahl, Principal Planner (650) 877-8535 B) Building Division requirements shall be as follows: 1. This project is required to comply with 2022 California Building Code Chapter 11B. Project is required to complete the Access Compliance Form which can be found at the 12 Attachment 2: Conditions of Approval following link: https://www.ssf.net/files/assets/public/v/1/economic-amp-community- development/documents/access-compliance-form.pdf Building Division Contact: Gary Lam, Assistant Building Official, (650) 829-6683 C) Engineering Division requirements shall be as follows: 1. The applicant may pay the Citywide Transportation Impact Fee (per Res 120-2020) prior to Building Permit issuance. For details on the current fee rate, contact [email protected] 2. If applicable, the owner may be made to comply with Title 14 Chapter 14.14: Sewer Lateral Construction, Maintenance and Inspection of the South San Francisco Municipal Code http://qcode.us/codes/southsanfrancisco/ where the entire sewer lateral will be examined and the appropriate requirements will be imposed. Depending on the severity of the sewer lateral, the cost incurred may be in the range of $5,000 to $20,000. All work shall be accomplished at the applicant's expense. 3. If applicable, the building permit application plans shall conform to the standards of the Engineering Division’s “Building Permit Typical Plan Check Submittals” requirements, copies of which are available from the Engineering Division or on our website https://www.ssf.net/departments/public-works/engineering-division/development-review. 4. Regarding any future building permit applications, the applicant shall submit detailed plans printed to PDF and combined into a single electronic file, with each being stamped and digitally signed by a Professional Engineer registered in the State of California, along with three printed copies. Incorporated within the construction plans shall be applicable franchise utility installation plans, stamped and signed and prepared by the proper authority. Plans shall include the following sheets; Cover, Separate Note Sheet, Existing Conditions, Grading Plan, Horizontal Plan, Utility Plan(s), Detail Sheet(s), Erosion Control Plan, and Landscape Plans (grading, storm drain, erosion control, and landscape plans are for reference only and shall not be reviewed during this submittal). 5. If applicable, at the time of the Building Permit application, plans shall show the lot size and dimensions, public-right-of way, existing utilities adjacent to the site (such as utility poles, hydrants, etc.), and easements where applicable. 6. Regarding any future building permit applications, a Grading Permit is required for grading over 50 cubic yards and if 50 cubic yards or more of soil is exported and/or imported. The Applicant shall pay all permit and inspection fees, as well as any deposits and/or bonds required to obtain said permits. The Grading Permit requires several documents to be submitted for the City’s review and approval. The Grading Permit Application, Checklist and Requirements may be found on the City website at http://www.ssf.net/departments/public-works/engineering-division. 7. No trees or permanent structures shall be proposed or constructed within any Public Utility 13 Attachment 2: Conditions of Approval Easement (P.U.E.) bordering the interior property lines or within the property itself. Flatwork may be permissible (per discretion of the City). 8. The owner shall, at his/her expense, replace any broken sidewalk, curb, and gutter fronting the property. The City of SSF shall be the sole judge of whether any such replacement is necessary. All adjacent sidewalk, curb and gutter shall be rebuilt to City standard at the Owner’s expense. 9. An Encroachment Permit is required for any work to be done within the public right-of- way and /or easements. The applicant shall pay all permit and inspection fees, as well as any deposits and/or bonds required to obtain said permits. 10. Contractors must have a Class A license for any work in the street (beyond the face of curb). Contractors with a Class A license may perform any and all work associated with building permit requirements, if applicable. For concrete work between the curb and the building, a Class C-8 license is sufficient. For plumbing work between the curb and the building, a Class C-36 license is sufficient. An exemption may be granted by the City if a relatively minor portion of the work is not covered by the Contractor’s license. For example, if a new sewer cleanout is being installed in the sidewalk by a Contractor with a C-36 (plumbing) license, the same Contractor may remove and reform no more than one (1) panel of the sidewalk without the need for a Class C-8 (concrete) license. 11. The Engineering Division reserves the right to revise or include additional conditions during the building permit application plan review, if applicable. Engineering Division Contact: Kelvin Munar, Engineering Technician, (650) 829-6652 D) Fire Department requirements shall be as follows: 1. Projects shall be designed and constructed in compliance with established regulations as adopted by the City of South San Francisco affecting or related to structures, processes, premises, and safeguards in effect at the time of building permit application. 2. Fire service features for buildings, structures and premises shall comply with all City adopted building standards in effect at the time of building permit application. 3. Permit(s) shall be required as set forth in adopted California Building Code (CBC) Section 105 and California Fire Code (CFC) Sections 105.5 and 105.6. Submittal documents consisting of construction documents, statement of special inspection, geotechnical report, referenced documents, and other data shall be submitted electronically with each permit application. The construction documents shall be prepared by a registered design professional. Where special conditions exist, the code official is authorized to require additional construction documents to be prepared by a registered design professional. 4. Construction documents shall be to scale (graphic scale required on all plan sheets), dimensioned and drawn on suitable electronic media. Construction documents shall be of sufficient clarity to indicate the location, nature and extent of the work proposed and show 14 Attachment 2: Conditions of Approval in detail that it will conform to the provisions of adopted codes and relevant laws, ordinances, rules, and regulations, as determined by the fire code official. 5. Shop/construction drawings for the fire protection system(s) and other hazardous operations regulated by the fire department shall be submitted directly to the Fire Department to indicate conformance with adopted codes and standards. The construction documents shall be approved prior to the start of system installation. 6. The construction documents submitted with the application for permit shall be accompanied by a site plan showing to scale the size and location of new construction and existing structures on the site, distances from lot lines, the established street grades and the proposed finished grades and it shall be drawn in accordance with an accurate boundary line survey. In the case of demolition, the site plan shall show construction to be demolished and the location and size of existing structure and construction that are to remain on the site or plot. 7. Where fire apparatus access roads or a water supply for fire protection are required to be installed, such protection shall be installed and made serviceable prior to and during the time of construction. a. Prior to submitting building permits a fire department access and water supply for firefighting site plan shall be submitted for review and approval directly to the Fire Department. b. The plan shall indicate the location of fire protection equipment, including standpipes, fire department connections and fire hydrants. 8. Design documents for proposed fire service features, such as fire apparatus access road(s), access to building opening(s) and roof(s), premise identification, key boxes, fire protection water supplies, fire department connection location(s), and fire command center location(s) shall be submitted to the fire department for review and approval. a. Where fire apparatus access roads or a water supply for fire protection are required to be installed, such protection shall be installed and made serviceable prior to and during the time of construction except where approved alternative methods of protection are provided. Temporary street signs shall be installed at each street intersection where construction of new roadways allows passage by vehicles. b. Construction documents for proposed fire apparatus access, location of fire lanes, security gates across fire apparatus access roads and construction documents and hydraulic calculations for fire hydrant systems shall be submitted to the fire department for review and approval prior to approval. 9. An approved water supply capable of supplying the required fire flow for fire protection shall be provided to premises on which facilities, buildings or portions of buildings are hereafter constructed or moved into or within the jurisdiction, in accordance with CFC Section 507, Appendices B & C. a. Fire-flow requirements for buildings or portions of buildings and facilities shall be determined by adopted CFC Appendix B and SSF Municipal Code. 15 Attachment 2: Conditions of Approval b. Fire hydrant systems shall comply with adopted CFC Section 507.5.1 through 507.5.8 and Appendix C. 10. Prior to issuance of building permits, the owner or owner’s authorized agent shall be responsible for the development, implementation, and maintenance of an approved written site safety plan approved by the fire code official in accordance with CBC & CFC Chapter 33. 11. Prior to issuance of building permits, in accordance with CFC Section 105.6 the fire code official shall have the authority to require fire construction permit documents and calculations for all fire protection and life safety systems and to require permits be issued for the installation, rehabilitation or modification of any fire protection and life safety systems. Construction documents for fire protection and life safety systems shall be submitted for review and approval prior to system installation. Only the following fire construction permits are approved for deferred submittal: (1) Automatic fire extinguishing systems, (2) Emergency responder communication coverage system (ERCCS), and (3) Fire alarm and detection systems and related equipment. 12. Fire apparatus access roads shall be approved by the fire code official, installed and maintained in accordance with CFC Section 503 and Appendix D. a. Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction in accordance with adopted codes and standards at time of building permit application. i. Traffic calming measures (bollards, speed cushions, humps, undulations, etc.) are required to be approved by the fire code official prior to installation. ii. Should a security gate(s) be planned to serve the facility, they shall be approved by the fire code official prior to installation. b. Required Fire Department access roads shall be signed “No Parking – Fire Lane” per current Fire Department standards and California Vehicle Code (CVC) Section 22500. 13. The provisions of the adopted CFC shall specify where fire protection and life safety systems are required and shall apply to the design, installation, inspection, operation, testing and maintenance of all fire protection systems. a. Approved automatic fire sprinkler systems in new buildings and structures, buildings changing use or occupancy, or as otherwise determined by the fire code official shall be provided in the locations described in adopted CFC Sections 903.2.1 through 903.2.20. i. Fire Department Connection (FDC) for the sprinkler and/or standpipe systems shall be located on the street side of the structure or facing approved fire apparatus access roadway fully visible and recognizable from the street, and within 100 feet an approved fire hydrant. The current FDC location is not 16 Attachment 2: Conditions of Approval complaint and will be required to be modified as a condition of this project. 14. Prior to issuance of any building or construction permits for the construction of public improvements, the final design for all public improvements shall be reviewed and approved by the City Engineer, Fire Marshal, and Chief Planner. 15. The following are a list of submittal items that are required by the Fire Department prior to approval of this planning application and shall be submitted directly to the Fire Department, additional items may be called out based on subsequent reviews: a. Fire apparatus access site plan and fire protection water supply. Fire Department Contact: Ian Hardage, Fire Marshal, (650) 829-6645 E) Police Department requirements shall be as follows: 1. Any construction must conform to South San Francisco Municipal Code Chapter 15.48.070 Minimum security standards for non-residential buildings, (Ord. 1477 § 1C, 2013; Ord. 1166 § 1, 1995). 2. Per South San Francisco Municipal Code 15.48.085 - Additional Security Measures, the following conditions will also be required: a. Any exterior double door entrances shall only have one exterior handle, which should be on the right door (from a person's perspective from the outside). This is to prevent the malicious locking/chaining of the doors from the outside. This requirement shall also apply to interior double doors to shared common areas. b. The hardware design of any double doorways shall prevent any doors from being secured in a closed position to either another door or a fixed object within four feet of any door by means of a rope, cable, chain, or similar item. This is to prevent malicious prevention of egress and/or ingress by building occupants or first responders. Pay particular attention to all glass doorways. See possible samples below. 17 Attachment 2: Conditions of Approval c. All exterior doorways shall be illuminated during darkness by a white light source that has full cut-off and is of pedestrian scale. d. All interior common and service areas, such as the garage, bicycle storage area, fire escapes, etc., shall be always illuminated with a white light source that is controlled by a tamperproof switch, or a switch located in an inaccessible location to passers-by. e. The landing at the lowest level of service staircases, such as those in the garage area or fire escapes, shall have some mechanism, such as fencing and/or a gate, to prevent access to those areas where a person could conceal themselves and/or loiter in said area. The fencing and/or gate shall be at least six feet tall and constructed in a manner that makes it difficult to climb. The fencing and/or gate shall be roughly flush with the lowest step to provide maximum access restriction to the area to the side or underneath the stairs. Please see below examples. 18 Attachment 2: Conditions of Approval f. Any exterior bicycle racks installed shall be of an inverted "U" design, or other design that allows two different locking points on each bicycle. g. Any publicly accessible benches shall be of a design that prevents persons from lying on them, such as a center railing. h. Any publicly accessible power outlets shall be of a design that prevents their access or use during those hours the business is normally closed. If physical locking covers are used, they must be made of metal, not plastic, and locks must be installed prior to inspection. i. Any publicly accessible raised edge surfaces, such as retaining walls, concrete benches, handrails, or railings, shall be of a design that prevents or discourages skateboard use on those surfaces. j. The mature height of all shrubbery shall be no higher than three feet, if so, it shall be maintained at a maximum height of three feet, and tree canopies shall be no lower than six feet above grade. k. 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: i. All exterior entrances/exits ii. Garage area (providing coverage to entire parking area) iii. Bicycle storage area iv. Main lobby of building v. Loading docks Police Department Contact: Sean Curmi, Planning and Crime Prevention Sergeant, (650) 877-8927 19 Attachment 3: Plan Set, submitted November 14, 2024 20 21 OPEN WAREHOUSE VITREOUS CHINATOILETCIMARRONK-3828 VITREOUS CHINATOILETCIMARRONK-3828 VITREOUS CHINATOILETCIMARRONK-3828 VITREOUS CHINATOILETCIMARRONK-3828 (N) EQP-002 "BRIDGEPORT" L.56" x W.59" x H.78" MASS =2750 LB. 1/2" DIA PRE-DRILL HOLES (N) EQP-003 "VERTICAL BANDSAW" L.29" x W.48" x H.77.5" MASS =1846 LB. 1/2" DIA PRE-DRILL HOLES (N) EQP-001 "S2.5" L.96" x W.73" x H.100" MASS <2000 LB. 1/2" DIA PRE-DRILL HOLES (N) EQP-007 "LASER CUTTER" L.72" x W.54" x H.42" MASS =812 LB. PROVIDED 'L' BRACKET, 1/2" DIA PRE-DRILL HOLES 111 S. MAPLE AVE. C&J CONTRACTING, INC 331 COMMERCIAL ST. SAN JOSE, CA 95112 - TENANT & SITE IMPROVEMENT SOUTH SAN FRANCISCO, CA 94080 APPLICANT: DRAWING SUBMITTAL SCHEDULE 2024.06.14 MINOR USE PERMIT APPLICATION PARCEL NO: 42-4548-4 PROJECT NO: 987 CORPORATE WAY, FREMONT, CA 94539 510.613.3223 Email: [email protected] YCAS 2024© Y ao ChenAS A r c h i t e c t u r e S t u d i o A-201 OVERALL PROPOSED FLOOR PLAN 22,988 SF 1 A-210 (R) OFFICE AREA NOVERALL PROPOSED FLOOR PLAN1SCALE: 1/8"=1'-0" 1 A-214TO 4,280 SF 22 OPEN WAREHOUSE VITREOUS CHINATOILETCIMARRONK-3828 VITREOUS CHINATOILETCIMARRONK-3828 VITREOUS CHINATOILETCIMARRONK-3828 VITREOUS CHINATOILETCIMARRONK-3828 (N) EQP-002 "BRIDGEPORT" L.56" x W.59" x H.78" MASS =2750 LB. 1/2" DIA PRE-DRILL HOLES (N) EQP-003 "VERTICAL BANDSAW" L.29" x W.48" x H.77.5" MASS =1846 LB. 1/2" DIA PRE-DRILL HOLES (N) EQP-001 "S2.5" L.96" x W.73" x H.100" MASS <2000 LB. 1/2" DIA PRE-DRILL HOLES (N) EQP-007 "LASER CUTTER" L.72" x W.54" x H.42" MASS =812 LB. PROVIDED 'L' BRACKET, 1/2" DIA PRE-DRILL HOLES 110V 5-15R 2-GANG 4 OUTLET, TYP. 110V 5-15R CEILING DROP EBB PROVIDED DUPLEX, TYP. 220V L14-20R 2-GANG 4 OUTLET, TYP. 110V 5-15R 1-GANG @4'-10" AFF 110V 5-15R 2-GANG @1'-6" AFF 110V 5-15R 1-GANG @4'-10" AFF 110V 5-15R 1-GANG @1'-6" AFF 111 S. MAPLE AVE. C&J CONTRACTING, INC 331 COMMERCIAL ST. SAN JOSE, CA 95112 - TENANT & SITE IMPROVEMENT SOUTH SAN FRANCISCO, CA 94080 APPLICANT: DRAWING SUBMITTAL SCHEDULE 2024.06.14 MINOR USE PERMIT APPLICATION PARCEL NO: 42-4548-4 PROJECT NO: 987 CORPORATE WAY, FREMONT, CA 94539 510.613.3223 Email: [email protected] YCAS 2024© Y ao ChenAS A r c h i t e c t u r e S t u d i o A-202 OVERALL PROPOSED POWER LOCATIONS PLAN (R) OFFICE AREA NOVERALL PROPOSED POWER LOCATIONS PLAN1SCALE: 1/8"=1'-0" WALL MOUNT OUTLET LEGEND: CEILING DROP OUTLET ELEC. CONDUIT 22,988 SF 4,280 SF 23 VITREOUS CHINATOILETCIMARRONK-3828 VITREOUS CHINATOILETCIMARRONK-3828 VITREOUS CHINATOILETCIMARRONK-3828 VITREOUS CHINATOILETCIMARRONK-3828 (E) ALL-GENDER RESTROOM 132 (E) CORRIDOR 103 (E) CONFERENCE ROOM 110 (E) ALL-GENDER RESTROOM 131 (E) KITCHEN 115 (E) LOBBY 101 (E) STORAGE 114 (E) OFFICE 123 (E) OFFICE 124 (E) LOUNGE 116 (E) OFFICE 126 (E) PRINT ROOM 113 (E) UNISEX RESTROOM 133 (E) UNISEX RESTROOM 134 (E) BREAK ROOM 112 (E) OFFICE 121 (E) STORAGE 111 (E) OFFICE 122 MAIN ENTRYMAIN ENTRY (E) LOBBY 102 SL O P E (E) CORRIDOR 104 (E) CORRIDOR 105 (E) WAREHOUSE (E) ELECT ROOM 117 ELECT PNL ELECT PNL (E) NON-LOAD BEARING WALLS TO BE REMOVED (E) WAREHOUSE 111 S. MAPLE AVE. C&J CONTRACTING, INC 331 COMMERCIAL ST. SAN JOSE, CA 95112 - TENANT & SITE IMPROVEMENT SOUTH SAN FRANCISCO, CA 94080 APPLICANT: DRAWING SUBMITTAL SCHEDULE 2024.06.14 MINOR USE PERMIT APPLICATION PARCEL NO: 42-4548-4 PROJECT NO: 987 CORPORATE WAY, FREMONT, CA 94539 510.613.3223 Email: [email protected] YCAS 2024© Y ao ChenAS A r c h i t e c t u r e S t u d i o A-210 EXISTING / DEMO FLOOR PLAN - OFFICE AREA NEXISTING / DEMO FLOOR PLAN - OFFICE AREA1SCALE: 1/4"=1'-0" (E) WALL TO REMAIN WALL LEGEND (E) TO BE DEMOLISHED (E) WALL TO BE DEMOLISHED 24 ELECT PNL ELECT PNL (E) ELECT ROOM 117 (E) ALL-GENDER RESTROOM 132 MAIN ENTRY (E) WAREHOUSE (E) WAREHOUSE (E) CORRIDOR 103 (R) CONFERENCE ROOM 110 (E) ALL-GENDER RESTROOM 131 (R) KITCHEN 115 (E) LOBBY 101 ELECT PNL ELECT PNL (E) ELECT ROOM 117 (E) LOBBY 102 (E) STORAGE 114 (E) OFFICE 123 (E) OFFICE 124 (E) LOUNGE 116 (E) OFFICE 126 (E) PRINT ROOM 113 (E) UNISEX RESTROOM 133 (E) UNISEX RESTROOM 134 (E) BREAK ROOM 112 MAIN ENTRY (E) WAREHOUSE (E) WAREHOUSE (E) CORRIDOR 104 (E) CORRIDOR 105 VITREOUS CHINATOILETCIMARRONK-3828 VITREOUS CHINATOILETCIMARRONK-3828 VITREOUS CHINATOILETCIMARRONK-3828 VITREOUS CHINATOILETCIMARRONK-3828 (R) CONFERENCE ROOM 120 SL O P E 30x60 DECK 30x60 DECK 168"x58" CONFERENCE TABLE 120"x48" CONFERENCE TABLE F.F. TYPE A ENTRY DOOR TYPE B 1-HR RATED DOOR TEMP 7' 3'2' 7' 3' TYPE C INTERIOR FLUSH DOOR 7' 3' TEMP TEMP TYPE D INTERIOR GLASS DOOR TEMP 7' 3' TYPE E EXTERIOR FLUSH DOOR 7' 3' 1' - 3 " W/ TRANSOME TEMP 43 " M A X . TO B O T . OF V I S I O N PA N E L 111 S. MAPLE AVE. C&J CONTRACTING, INC 331 COMMERCIAL ST. SAN JOSE, CA 95112 - TENANT & SITE IMPROVEMENT SOUTH SAN FRANCISCO, CA 94080 APPLICANT: DRAWING SUBMITTAL SCHEDULE 2024.06.14 MINOR USE PERMIT APPLICATION PARCEL NO: 42-4548-4 PROJECT NO: 987 CORPORATE WAY, FREMONT, CA 94539 510.613.3223 Email: [email protected] YCAS 2024© Y ao ChenAS A r c h i t e c t u r e S t u d i o A-211 PROPOSED FLOOR PLAN - OFFICE AREA NPROPOSED FLOOR PLAN - OFFICE AREA1SCALE: 1/4"=1'-0" (E) WALL TO REMAIN WALL LEGEND (N) WALL LEGEND DOOR TYPE DOOR SCHEDULE NAME DOOR TYPE REMARK SCWD - SOLID CORE WOOD DOOR HM - HOLLOW METAL ALUM - ALUMINUM STL - STEEL GL - GLASS TEMP. - TEMPERED GLASS *ALL DOORS HEAD HEIGHT 7'-0", U.O.N *TEMP GLASS TO HAVE PERMANENT LABEL G-1 D SIZE (W x H)FIRE-RATING - 3'-0" X 7'-0"E-1 CYLINDRICAL LOCK, PUSH BAR, DOOR SWEEP, WEATHERSTRIPPING, THRESHOLD, SELF-CLOSER- 3'-0" X 7'-0" S-1 C DOOR STOP, CYLINDRICAL LOCK-3'-0" X 7'-0" 3'-0" X 7'-0"E-2 B A FRAME ALUM DOOR SCWD SCWD/ GL ALUM/ GL ALUM ALUM ALUM S-2 -3'-0" X 7'-0"SCWDALUMC ALUM/ GL DOOR STOP, CYLINDRICAL LOCK, DOOR SELF-CLOSER DOOR STOP, CYLINDRICAL LOCK CYLINDRICAL LOCK, DOOR SWEEP, THRESHOLD, SELF-CLOSER, 4 A-802 TYP. 3'-0" X 7'-0"E-3 B SCWD/ GLALUM CYLINDRICAL LOCK, PUSH BAR, DOOR SWEEP, THRESHOLD, SELF-CLOSER 3'-0" X 7'-0"E-4 E HM/ GLHM CYLINDRICAL LOCK, PUSH BAR, DOOR SWEEP, THRESHOLD, SELF-CLOSER, NEW EXISTING X NG-1 D-3'-0" X 7'-0"ALUM ALUM/ GL DOOR STOP, CYLINDRICAL LOCKX X X X X X X INFILL (E) DOOR OPENING W/ TYP. WALL CONSTRUCTION TO MATCH W/ (E) 850 SF 240 SF 227 SF 116 SF 146 SF 90 SF 547 SF 85 SF 350 SF 78 SF 93 SF 22 SF (E) GROSS OFFICE AREA: 4,280 SF (NO CHANGE) 25 (E) LOBBY 101 (R) CONFERENCE ROOM 110 (E) ALL-GENDER RESTROOM 131 GYP. BD. CEILING (R) KITCHEN 115 (E) ELECT ROOM 117 (E) LOBBY 102 (E) STORAGE 114 GYP. BD. CEILING (E) OFFICE 123 (E) OFFICE 124 (E) LOUNGE 116 (E) OFFICE 126 (E) PRINT ROOM 113 (E) ALL-GENDER RESTROOM 132 GYP. BD. CEILING (E) UNISEX RESTROOM 133 GYP. BD. CEILING (E) UNISEX RESTROOM 134 GYP.BD. CEILING (E) BREAK ROOM 112 MAIN ENTRY MAIN ENTRY (E) WAREHOUSE EXPOSE TO ROOF (E) CORRIDOR 103 (E) CORRIDOR 104 (E) CORRIDOR 105 GYP. BD. CEILING (E) WAREHOUSE EXPOSE TO ROOF (R) CONFERENCE ROOM 120 (N) AC TILE TO MATCH W/ (E) 111 S. MAPLE AVE. C&J CONTRACTING, INC 331 COMMERCIAL ST. SAN JOSE, CA 95112 - TENANT & SITE IMPROVEMENT SOUTH SAN FRANCISCO, CA 94080 APPLICANT: DRAWING SUBMITTAL SCHEDULE 2024.06.14 MINOR USE PERMIT APPLICATION PARCEL NO: 42-4548-4 PROJECT NO: 987 CORPORATE WAY, FREMONT, CA 94539 510.613.3223 Email: [email protected] YCAS 2024© Yao ChenAS A r c h i t e c t u r e S t u d i o A-212 PROPOSED RCP - OFFICE AREA NPROPOSED RCP - OFFICE AREA1SCALE: 1/4"=1'-0" 2'X4' LED LIGHT FIXTURE IN SUSPENDED CEILING TILE 2'X SUSPENDED CEILING TILE CEILING LEGEND NOTE: ALL CEILINGS ARE 9'-0" HEIGHT, U.O.N REFER TO DETAIL 6/A-803 FOR T-BAR CEILING SUPPORT AND ATTACHMENT. 1'X4' LED CEILING MOUNT LIGHT FIXTURE 26 ELECT PNL ELECT PNL (E) ELECT ROOM 117 (E) ALL-GENDER RESTROOM 132 MAIN ENTRY (E) WAREHOUSE (E) WAREHOUSE (E) CORRIDOR 103 (R) CONFERENCE ROOM 110 (E) ALL-GENDER RESTROOM 131 (R) KITCHEN 115 (E) LOBBY 101 ELECT PNL ELECT PNL (E) ELECT ROOM 117 (E) LOBBY 102 (E) STORAGE 114 (E) OFFICE 123 (E) OFFICE 124 (E) LOUNGE 116 (E) OFFICE 126 (E) PRINT ROOM 113 (E) UNISEX RESTROOM 133 (E) UNISEX RESTROOM 134 (E) BREAK ROOM 112 MAIN ENTRY (E) WAREHOUSE (E) WAREHOUSE (E) CORRIDOR 104 (E) CORRIDOR 105 VITREOUS CHINATOILETCIMARRONK-3828 VITREOUS CHINATOILETCIMARRONK-3828 VITREOUS CHINATOILETCIMARRONK-3828 VITREOUS CHINATOILETCIMARRONK-3828 (R) CONFERENCE ROOM 120 SL O P E (N) FLOOR FINISH TO MATCH W/ (E) 30x60 DECK 30x60 DECK 168"x58" CONFERENCE TABLE 120"x48" CONFERENCE TABLE PATCH FLOOR AS NEEDED 111 S. MAPLE AVE. C&J CONTRACTING, INC 331 COMMERCIAL ST. SAN JOSE, CA 95112 - TENANT & SITE IMPROVEMENT SOUTH SAN FRANCISCO, CA 94080 APPLICANT: DRAWING SUBMITTAL SCHEDULE 2024.06.14 MINOR USE PERMIT APPLICATION PARCEL NO: 42-4548-4 PROJECT NO: 987 CORPORATE WAY, FREMONT, CA 94539 510.613.3223 Email: [email protected] YCAS 2024© Y ao ChenAS A r c h i t e c t u r e S t u d i o A-213 PROPOSED FINISH FLOOR PLAN - OFFICE AREA NPROPOSED FINISH FLOOR PLAN - OFFICE AREA1SCALE: 1/4"=1'-0" 24"x24" CARPET TILE FLOOR FINISH LEGEND SHEET VINYL C-1 L-1 WALL FINISH LEGEND PAINT OVER DRYWALL, COLOR 2 P-1 P-2 FRP, 60" AFF. 4" RUBBER COVE BASE T-1 B-1 PAINT OVER DRYWALL, COLOR 1 ALL SPEC FINISH MATERIAL TO PASS CLASS B SMOKE AND FIRE RATING. P-1 B-1 C-1 P-2 B-1 P-2 B-1 P-2 B-1 P-2 B-1 P-2 B-1 P-2 B-1 L-1 P-2 B-1 L-1 P-2 B-1 L-1 P-2 B-1 L-1 P-2 B-1 L-1 P-2 B-1 L-1 P-2 B-1 L-1 P-1 B-1 P-1 B-1 C-1 (E) EXPOSED CONCRETE 27 ELECT PNL ELECT PNL (E) ELECT ROOM 117 (E) ALL-GENDER RESTROOM 132 MAIN ENTRY (E) WAREHOUSE (E) WAREHOUSE (E) CORRIDOR 103 4'-3 1/2" (R) CONFERENCE ROOM 110 (E) ALL-GENDER RESTROOM 131 (R) KITCHEN 115 (E) LOBBY 101 ELECT PNL ELECT PNL (E) ELECT ROOM 117 (E) LOBBY 102 (E) STORAGE 114 (E) OFFICE 123 (E) OFFICE 124 (E) LOUNGE 116 (E) OFFICE 126 (E) PRINT ROOM 113 (E) UNISEX RESTROOM 133 (E) UNISEX RESTROOM 134 (E) BREAK ROOM 112 MAIN ENTRY (E) WAREHOUSE (E) WAREHOUSE (E) CORRIDOR 104 (E) CORRIDOR 105 227 SF OLF: 15 OL: 16 EXIT 8 850 SF OLF: 150 OL: 6 22 SF OLF: 300 OL: 1 94 SF OLF: 150 OL: 1 94 SF OLF: 78 OL: 1 115 SF OLF: 150 OL: 1 145 SF OLF: 150 OL: 1 73 SF OLF: 15 OL: 5 85 SF OLF: 15 OL: 6 340 SF OLF: 15 OL: 23 39 1 1 1 118 8 6 23 6 6' - 0 1 / 4 " 4'-3 1/2" 545 SF OLF: 150 OL: 4 EXIT46 1 1 5 4 98'-8" SEPARATION DIST. BTWN. (2) EXITS EXIT 40 (C P E T ) T O E X I T C O R R I D O R 4 4 ' < 10 0 ' 1 1 EXIT 36" MIN. MAX. TRAVEL DISTANCE FROM MOST REMOTE POINT AT OFFICE TO EGRESS DOOR 108' VITREOUS CHINATOILETCIMARRONK-3828 VITREOUS CHINATOILETCIMARRONK-3828 VITREOUS CHINATOILETCIMARRONK-3828 VITREOUS CHINATOILETCIMARRONK-3828 (R) CONFERENCE ROOM 120 SL O P E 8 239 SF OLF: 15 OL: 16 30x60 DECK 30x60 DECK 168"x58" CONFERENCE TABLE 120"x48" CONFERENCE TABLE 111 S. MAPLE AVE. C&J CONTRACTING, INC 331 COMMERCIAL ST. SAN JOSE, CA 95112 - TENANT & SITE IMPROVEMENT SOUTH SAN FRANCISCO, CA 94080 APPLICANT: DRAWING SUBMITTAL SCHEDULE 2024.06.14 MINOR USE PERMIT APPLICATION PARCEL NO: 42-4548-4 PROJECT NO: 987 CORPORATE WAY, FREMONT, CA 94539 510.613.3223 Email: [email protected] YCAS 2024© Y ao ChenAS A r c h i t e c t u r e S t u d i o A-214 FIRE AND LIFE SAFETY PLAN DESIGN OCCUPANT LOAD PER CBC SECTION 1004.1 & TABLE 1004.5 MEANS OF EGRESS SIZING PER CBC SECTION 1005.1 & 1005.3.2 = OCCUPANT LOAD X 0.2 INCHES FOR OFFICE: TOTAL OCCUPANT LOAD: 85 85 X 0.2 = 17 INCHES REQUIRED EGRESS 72 INCHES PROVIDED WITH 2 EXIT DOORS AT 36 INCHES. FOR WAREHOUSE: TOTAL OCCUPANT LOAD: 80 80 X 0.2 = 16 INCHES REQUIRED EGRESS PROVIDED 3 ROLL-UP GATES AND 2 MAN DOORS AT 36 INCHES. X EMERGENCY EGRESS PATH OF TRAVEL INTERIOR EMERGENCY EXIT LIGHT WITH BATTERY BACK-UP, BATTERY BACK UP DURATION TO BE NOT LESS THAN 90 MINUTES PER CBC 1008.3.4. EXIT OCCUPANCY LOAD MAX TRAVEL DISTANCE TO EXIT FOR GROUP B, F AND S OCCUPANCY IS 75 FEET. LEGEND: FIRE EXTINGUISHER - WALL MOUNTED HOOK. INSTALL WITH A MAX. TRAVEL DISTANCE OF 75 FEET, WITHIN 30 FEET OF COMMERCIAL COOKING EQUIPMENT, IN AREAS WHERE FLAMMABLE OR COMBUSTIBLE LIQUIDS ARE STORED, USE OR DISPENSED, AND ON EACH FLOOR OF STRUCTURES UNDER CONSTRUCTION. USE 4-A:80B:C EXTINGUISHERS FOR EXTRACTION ROOMS WITH A MAX. TRAVEL DISTANCE OF 50 FEET. EGRESS CALCULATIONS: 23,916 SF (TOTAL) OLF: 300 OL: 80 CEILING MOUNT INTERIOR LED EXIT SIGN AND LIGHT W/ BATTERY & EMERGENCY LIGHT HEADS NFIRE AND LIFE SAFETY PLAN1SCALE: 1/4"=1'-0" 28 3/8" SIDE B.B, ROD AND RING HANGERDENOTES OUTLET FACING UP OUTLET FACING DOWN DENOTES DENOTES DENOTES DENOTES EXISTING PIPING DENOTES NEW PIPING DENOTES DENOTES (E) LATERAL BRACE (E) LONGITUDAL BRACE FIRE STOPFIRE STOP SPRINKLER COMPANY 37530 ENTERPRISE COURT NEWARK CA 94560 LIC#C-16 654769 (510)744-1500 TENANT IMPROVEMENT TOTAL THIS SHEET TYCO 111 SOUTH MAPLE AVE.SOUTH SAN FRANCISCO CA. TENANT IMPROVEMENTS ADD 1/2" MDL TY-FRB SSP K=5.6 SINN NO. TY3231 N W S E N.T.S. EXISTING MDL. L SSU 1/2" K=5.6 SINN NO.TY3111 N W S E MOUNTING CLOSURE SURFACE FITTING SPRINKLER FACE OF 5/8±1/4" (15,9±6,4 mm)2-1/4" DIA. (3,2 mm) PLATE MOUNTING 3/4" (19,1 mm) 1-1/4" (31,8 mm)SERIES TY-L (57,2 mm) 1/8" 1/4" (6,4 mm) 3/4" (19,1 mm)(73,0 mm) 2-7/8" DIA. TYCO E FBD 8 7 8 9 C (E) ELECT ROOM 117 MAIN ENTRY (E) WAREHOUSE STORAGE 111 GYP. BD. CEILING ALL-GENDER RESTROOM 131 GYP. BD. CEILING OFFICE 123 OFFICE 124 LOUNGE 116 PRINT ROOM 113 ALL-GENDER RESTROOM 132 GYP. BD. CEILING UNISEX RESTROOM 133 GYP. BD. CEILING UNISEX RESTROOM 134 GYP.BD. CEILING BREAK ROOM 112 (E) WAREHOUSE EXPOSE TO ROOF (E) WAREHOUSE EXPOSE TO ROOF F.F EL: +9.7' F.F EL: +9.7' OFFICE 121 CONFERENCE ROOM 110 KITCHEN 115 LOBBY 101 LOBBY 102 OFFICE 122 OFFICE 126 MAIN ENTRY (E) WAREHOUSE CORRIDOR 103 CORRIDOR 104 CORRIDOR 105 A.F.RISER 13 - 0 1- 1 / 4 1" 9- 0 1- 1 / 2 5- 0 13 - 0 1- 1 / 4 1" 9- 0 1- 1 / 2 5- 0 13 - 0 1- 1 / 4 1" 9- 0 1- 1 / 2 5- 0 13 - 0 1- 1 / 4 1" 9- 0 1- 1 / 2 5- 0 13 - 0 1- 1 / 4 1" 9- 0 13 - 0 1- 1 / 4 1" 9- 0 13 - 0 1- 1 / 4 1" 9- 0 1- 1 / 2 3- 0 13 - 0 1- 1 / 4 1" 9- 0 1- 1 / 2 3- 0 13 - 0 1- 1 / 4 1" 9- 0 1- 1 / 2 3- 0 1- 1 / 2 3- 0 1- 1 / 2 3- 0 13 - 0 1- 1 / 4 1" 9- 0 1- 1 / 2 3- 0 1" 8-0 1-1/4 4-6 1-1/4 3-6 1" 8-0 1" 8-0 1-1/4 4-6 1-1/4 3-6 1" 8-0 1" 8-0 1-1/4 4-6 1-1/4 3-6 1" 8-0 1" 8-0 1-1/4 5-0 1" 8-0 1-1/4 5-0 1-1/4 1-1/4 1" 8-0 1-1/4 5-0 1-1/4 STORAGE 114 GYP. BD. CEILING F.F EL: +9.7' F.F EL: +9.7' F.F EL: +9.7' F.F EL: +9.7' F.F EL: +9.7' F.F EL: +9.7' F.F EL: +9.7' F.F EL: +9.7' F.F EL: +9.7' F.F EL: +9.7' F.F EL: +9.7' F.F EL: +9.7' F.F EL: +9.7' F.F EL: +9.7' F.F EL: +9.7'F.F EL: +9.7'F.F EL: +9.7'F.F EL: +9.7' F.F EL: +9.7' 10 - 0 8" 7- 0 8" 10 - 0 8" 29 - 6 8" 8" 32-6 6" 2- 1 / 2 " 7- 0 10 - 0 2" 10 - 0 1- 1 / 2 " 2" 8-6 2-1/2 10-0 2-1/2 9-0 3" 10-0 3" 10-6 3" 2-6 3" 4-0 3-1/2 10-0 3-1/2 10-0 3-1/2 10-0 3-1/2 7-0 (E) 5'x5' SKYLIGHTS TYP. E G HFBDA 3 2 1 8 7 6 5 4 8 9 C OPEN WAREHOUSE SLOPE (E) 5'x5' SKYLIGHTS TO REMAIN, TYP. (E) ELECTROOM 117 MAIN ENTRY STORAGE111 GYP. BD. CEILING ALL-GENDERRESTROOM131GYP. BD. CEILING OFFICE123 OFFICE124 LOUNGE116 PRINT ROOM113 ALL-GENDERRESTROOM132GYP. BD. CEILING UNISEXRESTROOM133GYP. BD. CEILING UNISEXRESTROOM134GYP.BD. CEILING BREAK ROOM112 (E) WAREHOUSEEXPOSE TO ROOF (E) WAREHOUSEEXPOSE TO ROOF F.F EL: +9.7' F.F EL: +9.7' OFFICE121 CONFERENCEROOM110 KITCHEN115 LOBBY 101 LOBBY 102 OFFICE122 OFFICE126 MAIN ENTRY CORRIDOR 103 CORRIDOR104 CORRIDOR 105 A.F.RISER STORAGE114GYP. BD.CEILING F.F EL: +9.7' F.F EL: +9.7' F.F EL: +9.7' F.F EL: +9.7' F.F EL: +9.7' F.F EL: +9.7' F.F EL: +9.7' F.F EL: +9.7' F.F EL: +9.7' F.F EL: +9.7' F.F EL: +9.7' F.F EL: +9.7' F.F EL: +9.7' F.F EL: +9.7' F.F EL: +9.7'F.F EL: +9.7'F.F EL: +9.7'F.F EL: +9.7' F.F EL: +9.7' TYCO3/8" BOT. B.B. ROD AND RING HANGER THREADED SIDE BEAM BRACKET, ROD & RING 3/8" THREADED SIDE BEAM BRACKET FIG. 100 3/8" ALL THREAD ROD FIG. 200 ADJUSTABLE RING HANGER ``Z'' PURLIN CONSTRUCTION 3/8" BOLT AND NUT TOLCO TOLCO FIG. 58 BOTTOM BEAM CLAMP, ROD, AND RING TOLCO VIEW A-A 3/8"ALL THREAD ROD ADJUSTABLE RING FIG. 100 NO LOCK NUT REQ'D FIG. 200 HANGER A A CITY OF SOUTH SAN FRANCISCO FIRE DEPARTMENT APPROVED PERMIT NO.____________ This set of plans and specifications SHALL be kept intact on the job site at all times for contractor's use during construction and readily available to City Fire Inspectors. It is unlawful to make any changes or alterations on these same plans without permission and approval from the Fire Prevention Division. Approval of these plans and specifications SHALL NOT be held to permit or to be an approval to violate any provisions of any City or State law. BY: _______________________________11/08/2022 F22-1534 HYDROSTATIC TEST REQUIRED 200 PSI FOR 2 HOURS 29 Turning the tide on climate change Ebb Carbon Confidential–Shared Under NDA www. ebbcarbon.com © e b b 20 2 3 bu s i n e s s c o n f i d e n t i a l , s h a r e d u n d e r N D A Attachment : Business Description, dated June 21, 2024 30 Founded by leading scientists and climate technology veterans, we are a team of chemists, engineers, physicists, strategists, oceanographers, communicators, and more. We are driven by a shared passion to make a positive impact on climate change and ocean health. We are avid users of public transportation, ½ of our team uses low carbon transportation, including trains, ferries, bikes and EV’s. We are Ebb Carbon 31 We need to remove 10 gigatons of carbon dioxide from the air to limit warming to 1.5°C. Credit: Stripe32 We deliver high quality carbon removal while restoring the ocean We are on a mission to create a healthier planet for generations to come Using seawater and low-carbon electricity, we can remove gigatons of CO2 permanently at competitive costs 33 The earth regulates the chemistry of the ocean and draws down CO2 from the air through ocean alkalization, a process that happens naturally over millions of years. We use electrochemistry to accelerate this process so atmospheric carbon can be safely removed fast enough to counteract climate change and de-acidify seawater. 34 How Ebb Carbon works Proprietary & Confidential 35 R&D SUNY STONY BROOK 36 R&D SAN CARLOS 37 R&D NEW EBB HQ IN SOUTH SAN FRANCISCO 38 PNNL SEQUIM 100 TON DEPLOYMENT 39 Project Macoma Port Angeles, WA 500 TON DEPLOYMENT Operational in 2024 40 Ebb System Sh o p Chem Lab Fu t u r e us e / o f f i c e 60 ft 96 ft 13 7 f t 170 ft E-Che m Lab EE Lab Lunch Area Te s t L a b Office Area = 8100 ft2 R&D Area = 18900 ft2 Tenant Improvements: ●Ebb plans to expand the office area not to exceed 30% of building sq ft., as allowed for Clean Technology use 41 Location: ●Caltrain: S. SF: 6 minute drive, 7 min bike ride, 20 min walk San Bruno: 6 minute drive, 7 min bike ride, 30 min walk ●BART: San Bruno: 6 minute drive, 7 min bike ride, 20 min walk ●Ferry: Oyster Point: 12 minute drive, 16 min bike ride, ●Freeways: Located on 101 Quick access to 380 & 280 42 Ebb Team Commutes by EV’s, bikes, Caltrain, BART and Ferry Team count by city: ●Vallejo - 1 ●San Rafael - 1 ●San Francisco - 5 ●Oak/Ala - 6 ●San Mateo - 4 ●Moss Beach - 1 ●San Carlos/Redwood City - 4 ●Palo Alto/Mt View - 7 ●Milpitas - 1 ●San Jose - 3 7 3 6 5 1 4 4 1 1 1 43 Ebb Carbon Operations and Activities at 111 Maple Ave South San Francisco Ebb Carbon Inc, is currently advancing the technological readiness level (TRL) and continuing to perform research and development activities all in service of providing technology to remove atmospheric carbon dioxide. Actual engineering and R&D activities that are performed on a daily basis at Ebb Carbon facilities are: bench-scale laboratory testing of electrochemical cells that inform system level design and input; alkalinity delivery testing - adding alkalinity to seawater samples (occasional deliveries seawater ) to understand ocean carbonate chemistry for carbon dioxide removal efficiencies; bench-scale acid neutralization for acid removed from the ocean; scaled electrochemical testing in order to improve system efficiencies; assembly, testing and acceptance for commercial scale components (modules) that will be deployed for carbon dioxide removal for project sites. All of the aforementioned activities support developing a technology that is appropriate for permanently removing carbon dioxide from the atmosphere at a relevant scale. Ebb Carbon's efforts directly address the environmental damages caused from anthropogenic human activity from utilizing hydrocarbons. 44 www.ebbcarbon.com © e b b 20 2 3 bu s i n e s s c o n f i d e n t i a l © e b b 20 2 3 © e b b 20 2 3 bu s i n e s s c o n f i d e n t i a l , s h a r e d u n d e r N D A 45 Appendix - Optional slides for more on market conditions and business 46 Kyla Westphal VP External Affairs Frances Simpson-Allen Director, Policy & Market Development Ben Tarbell CEO; Co-Founder With over 60 years experience at: 18 Leadership team at Ebb Carbon Todd Pelman COO; Co-Founder Matt Eisaman Chief Scientist; Co-Founder Dave Hegeman VP Engineering; Co-Founder John Lefebvre Head of Development Dana Zhu Director, Product Mgmt 47 Supply-constrained demand for high-quality carbon removal Declining cost of renewables Modular and efficient design T A I L W I N D S 48 Durable We help the ocean store excess CO2 in the air as bicarbonate in the ocean for 10,000+ years Scalable The vast surface area of the ocean enables us to remove gigatons of CO2 from the air every year Restorative Our solution reduces the acidity of seawater, which can benefit marine life like shellfish and coral reefs. Cost Competitive Our carbon removal credits will cost less than $100/ton of CO2 in 5 years Additional The carbon we remove is 100% additional Advantages 49 The world needs low-cost high-quality solutions 2050 cost $50$250 Direct Ocean Capture +geo storage Direct Air Capture +geo storage Low-quality *Quality: durability, additionality, verifiability, and safety Enhanced Weathering Mineral Ocean Alkalinity Enhancement Soil Carbon Sequestration Afforestation BECCS NOAA CDR White Paper Upper Bound Scale Potential 10-15 Gt/yr5-10 Gt/yr 1-5 Gt/yr<1 Gt/yr High-quality* 50 Aquaculture Improving yields and supporting farmers Industrial / Energy Improving ROI for water cooling Brownfield Repurposing shuttered industrial sites Ports Decarbonization of ports Desalination Improving brine discharge and creating revenue streams We partner with existing industries and infrastructure 51 Reduced cost via shared infrastructure and lower cost of capital Access to renewable-powered pilot plants and existing infrastructure 100+ new plants coming online in MENA over the next 5 yrs, each with 1M+ ton / year CDR potential (on average) For desal operators Significant revenue upside from CDR: Can double plant revenue at $100/ton Reduced opex and increased production Positive environmental impact: reduced brine concentration and lower coastal acidification Desalination is a pathway to gigatons For Ebb Carbon 52 Kittelson & Associates, Inc. TECHNICAL MEMORANDUM September 12, 2024 Project# 30777 To: Michaela Zuckova, Ebb Carbon 111 S Maple Ave, South San Francisco, CA 94080 From: Kittelson & Associates, Inc. – Amanda Leahy, AICP, Sravya Kamalapuram RE: 111 S Maple Ave (Ebb Carbon) Transportation Study Introduction This document presents the review of project travel demand and site access and circulation assessment for the proposed project at 111 S Maple Avenue, South San Francisco, California (proposed project). This memorandum is structured as follows: •Project Description •Project Travel Demand •Site Access and Circulation Assessment •Conclusion Project Description According to information provided by the project sponsor, the proposed project would provide 5,000 square feet of office space and 18,900 square feet of Research and Development (R&D) space. Figure 1 shows the project site plan. 155 Grand Avenue, Suite 505 Oakland, CA 94612 P 510.839.1742 Attachment : Transportation Study, dated September 12, 2024 53 Sep 12, 2024 Page 2 111 S Maple Ave Transportation Study Project Description Kittelson & Associates, Inc. Figure 1 Project Site Plan The project site is situated on South Maple Avenue, which serves as the vehicle access route to the site. The project location is well-connected to various transportation options. Major freeways such as Highway 101, Interstate 280, and Interstate 380 are all located within three miles of the site. Public transit options including Caltrain and BART are located within one mile and two miles of the project site, respectively. Additionally, South San Francisco/Oyster Point station, located within three miles of the project site, provides connections to the San Francisco Bay Ferry connecting to City of Oakland and City of Alameda. Figure 2 shows the project location. 54 Sep 12, 2024 Page 3 111 S Maple Ave Transportation Study Project Travel Demand Kittelson & Associates, Inc. Figure 2 Project Location Project Travel Demand The travel demand for the proposed project was estimated using the vehicle trip generation rates from the most recent Institute of Transportation Engineers’ (ITE) Trip Generation Manual (11th Edition, 2021)1. These vehicle trip generation estimates were adjusted to account for the travel patterns of Ebb Carbon employees, based on travel survey data provided by the project sponsor. VEHICLE TRIP GENERATION ESTIMATES Based on the employee commute survey, Ebb Carbon has a total of 28 employees. Of these 28 employees, 23 employees work on-site, and five employees work remotely. Of the 23 on-site employees: •14 employees drive to work including 4 employees who use an electric vehicle (EV), •7 employees use public transportation, 1Institute of Transportation Engineers. 2021. Trip Generation Manual, 11th Edition. 55 Sep 12, 2024 Page 4 111 S Maple Ave Transportation Study Project Travel Demand Kittelson & Associates, Inc. •1 employee alternates between public transportation and driving. For the purposes of this analysis, this employee is considered to be driving to work and •1 employee uses a motorcycle. Although only 15 of the 23 employees currently drive to work (as noted in bold above), future mode choice patterns may vary based on factors such as home location, weather, or other life changes. Therefore, this analysis adopts a more conservative approach by assuming that all 23 employees drive to work. The average daily vehicle trips were calculated for ITE Land Use codes 710 – General Office Building and 760 – Research and Development Center using average daily trip rate per employee. The trip generation estimates for both office and Research & Development land uses are shown in Table 1. Table 1 Trip Generation Estimates Land Use ITE Land Use Code Unit Average Daily Trip Rate Number of employees Average Daily Vehicle Trips % Entering / % Exiting Office 710 per employee 3.33 23 77 50% entering / 50% exiting Research & Development Center 760 per employee 3.37 23 78 50% entering / 50% exiting Source: Institute of Transportation Engineers. 2021. Trip Generation Manual, 11th Edition. For this analysis, the most conservative trip generation estimate is used, based on the average daily trip rate of 3.37 trips per employee from ITE Land Use Code 760 – Research & Development Center (as noted in bold in Table 1). According to this estimate, the proposed project is expected to generate 78 average daily vehicle trips, consisting of 39 inbound trips and 39 outbound trips from the project site. TRANSPORTATION ANALYSIS SCREENING The Transportation Analysis for the proposed project is based on the City of South San Francisco’s Transportation Analysis Guidelines2. As shown in the section above, the proposed project generates less than 100 net new daily vehicle trips and falls under Tier 0 of the project tiers in the City’s Transportation Analysis Guidelines. Tier 0 projects are thought to have minimal effect on the transportation network and do not require a Transportation Demand Management (TDM) plan but require site plan review to depict the project’s circulation patterns and connections to off-site transportation facilities. The following section presents the project’s site access and circulation assessment. 2https://southsanfranciscoca.prelive.opencities.com/files/assets/public/v/1/economic-amp-community- development/documents/transportation-analysis-gu.pdf 56 Sep 12, 2024 Page 5 111 S Maple Ave Transportation Study Site Access and Circulation Assessment Kittelson & Associates, Inc. Site Access and Circulation Assessment The existing roadway conditions and proposed site plan were assessed to determine if on-site safety or operational improvements were necessary due to traffic from the project. ◼Vehicle Parking. The proposed project includes 34 vehicle parking spaces including 3 spaces for Clean Air Vehicle/Van pool and 2 ADA parking spaces. The proposed parking supply is sufficient to accommodate the 23 on-site employees and visitors to the site. ◼Sight Distance. Sight distance from the drive-through entrance and exit was assessed, and no issues were found. The site plan confirms that there would not be any landscaping or other installations obstructing sightlines. Visibility from where vehicles exit allows for adequate monitoring of approaching pedestrians, bicyclists or vehicles on South Maple Avenue. ◼Adequacy of Pedestrian Facilities. Pedestrian access to the site includes sidewalks on either side of South Maple Avenue. Canal Street and Victory Avenue connecting South Maple Avenue on the north and the south, respectively, also include sidewalks at least on one side of the street. ADA access is provided on both sides of the project site, facilitating access to ADA parking spaces and building entrances. ◼Bicycle Access. The project site plan includes provisions for parking up to eight bicycles. There are no existing bicycle facilities on South Maple Avenue. However, Canal Street connecting to South Maple Avenue on the north connects to a bike trail along South San Francisco’s Colma Creek. ◼Access from Adjacent Transit Stops. The nearest bus stop is approximately 0.4 miles southwest of the project site and serves Route 141 of SamTrans (San Mateo County Transit District). The bus stop is connected to the project site through sidewalks along Victory Avenue and South Maple Avenue. Conclusion The proposed project is expected to generate less than 100 daily vehicle trips and thus does not require a Transportation Demand Management Plan based on the City’s guidelines. The project location and site plan were reviewed for site access and circulation patterns and no potential barriers to pedestrian, bicyclist or vehicular access were identified. 57 City of South San Francisco Legislation Text P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA File #:25-3 Agenda Date:1/7/2025 Version:1 Item #:2 Report regarding consideration of a Minor Use Permit to allow six-foot-tall fencing and gates at 1333 Lowrie Avenue in the Mixed Industrial High (MIH)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) MOTION TO ADOPT STAFF RECOMMENDATIONS 1.Move to determine the project is exempt from CEQA. 2.Move to approve the planning entitlements subject to the attached Findings and Conditions of Approval. RECOMMENDATION Staff recommends that the Zoning Administrator conduct a public hearing and take the following actions: 1.Determine that the Project is categorically exempt under the provision of CEQA,Class 1,Section 15301, Existing Facilities. 2.Approve the entitlements request for Projects P24-0117 and MUP24-0002,subject to the attached Findings and Conditions of Approval. BACKGROUND/DISCUSSION The City of South San Francisco received the Minor Use Permit application in November,2024 for an installation of a new six-foot-high picket fence,two vehicle access gates,and one pedestrian gate.The project site is currently used as a storage and warehouse building (UOVO Art Storage)and the proposed fence and gates would be ancillary to the existing use on the subject site. Site Overview The project property is located at 1333 Lowrie Avenue and is approximately 80,000 square feet (1.84 acres)in total area.There is an existing single-story warehouse building and a parking area.The building on the site is 55,000 square feet and approximately 20 feet in height.The existing surface parking area is in the south portion of the site with 32 standard parking spaces and two accessible parking stalls,totaling 34 parking spaces.There are two vehicle accesses to the project site which are from Lowrie Avenue in the south (Ref. Attachment 3). Proposed Project The applicant,Lowrie Ave LLC,is proposing six-foot-high fencing,one pedestrian gate,and two vehicular access gates to enclose the parking area and the facility entrance,but the loading area on the southeast would remain open without any enclosure.The proposed vehicular swing gates would be also six feet in height and 24 feet wide,and the pedestrian gate would be three feet wide and six feet tall.There is no change of the existing building, parking layout, and landscape areas. ZONING CONSISTENCY The project site is located within the Mixed Industrial High (MIH)Zoning District,which is intended for manufacturing,processing,warehousing,storage and distribution,and service commercial uses.The proposedCity of South San Francisco Printed on 1/2/2025Page 1 of 2 powered by Legistar™58 File #:25-3 Agenda Date:1/7/2025 Version:1 Item #:2 manufacturing,processing,warehousing,storage and distribution,and service commercial uses.The proposed fence and gates are incidental to the primary use of the existing storage and warehouse building. Pursuant to SSFMC Section 20.330.006 (Fences,Walls and Hedges),fences exceeding four feet in height and located within the required front and street-facing side setback are required to be transparent and subject to approval of a Minor Use Permit.The proposed vertical picket (transparent)fence and gates are six feet in height and located in the minimum 20 feet front setback area.Thus,the applicant requested Minor Use Permit approval to allow the six-foot-tall fencing and gates in the minimum front setback. GENERAL PLAN CONSISTENCY The project site is in the Lindenville sub-area located in the central southern portion of South San Francisco between US Highway 101 and South Spruce Avenue.The land use designation for the project site is Mixed Industrial High.The land use vision for this area of Lindenville is intended to preserve small businesses and industrial uses primarily occupied by warehousing,transportation,and industrial services.The existing storage warehousing building is considered an industrial use that will maintain the purpose of Lindenville.The proposed new six-foot-high fences and gates would not be detrimental to the existing neighborhood and are consistent with 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 project is ancillary to the existing storage and warehouse building.There is no expansion of the existing use, and the developed property would remain an industrial use. CONCLUSION The proposed project is consistent with the requirements of City’s Municipal Code,General Plan,and Zoning Development Standards.Staff recommends that the Zoning Administrator find that the Project is categorically exempt under the provision of CEQA,Class 1,Section 15301,Existing Facilities and approve the Minor Use Permit (MUP24-0002)to allow the six-foot-high fences and gates at 1333 Lowrie Avenue based on the attached draft Findings and draft Conditions of Approval. Attachments: 1.Draft Findings 2.Draft Conditions of Approval 3.Project Plans City of South San Francisco Printed on 1/2/2025Page 2 of 2 powered by Legistar™59 1 DRAFT FINDINGS OF APPROVAL P24-0117: MUP24-0002 1333 LOWRIE AVENUE (As recommended by City Staff on January 7, 2025) As required by the Use Permit Procedures (SSFMC Chapter 20.490), the following findings are made in support of a Minor Use Permit for 6-foot-tall fencing and gates at 1333 Lowrie Avenue in the Mixed Industrial High (MIH) Zoning District, in accordance with SSFMC Chapters 20.100 and 20.300, based on public testimony and materials submitted to the South San Francisco Planning Division which include, but are not limited to: Application materials prepared by applicant, submitted November 1, 2024; project plans prepared by EHDD Architecture, dated October 23, 2024; Zoning Administrator staff report dated December 19, 2024; and Zoning Administrator meeting of January 7, 2025. 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 is located within the Mixed Industrial High (MIH) Zoning District and fences taller than four feet within the required front setback are allowed with Minor Use Permit approval; B. The proposed use is consistent with the General Plan and any applicable specific plan. Supportive Evidence: The proposed use is consistent with the General Plan which designates the site as Mixed Industrial High in the Lindenville sub-area and the project is compatible with the vision of the land use; 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; 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 all other design or development standards applicable to the zoning district and use; 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: 60 Conditions of Approval The design, location, size, and operating characteristics of the proposed activity would be compatible with the existing land uses in the vicinity and the proposed picket fence (transparent) meets the fence material requirement; 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 use being proposed, including access, utilities, and the absence of physical constraints; and G. An environmental determination has been prepared in accordance with the California Environmental Quality Act. Supportive Evidence: Staff has determined that the proposed project is Categorically Exempt pursuant to the provisions of California Environmental Quality Act Guidelines, Class 1, Section 15301, Existing Facilities. 61 CONDITIONS OF APPROVAL P24-0117: MUP24-0002 1333 LOWRIE AVENUE (As recommended by City Planning Staff on January 7, 2025) 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 EHDD Architecture, dated October 23, 2024, and approved by the Zoning Administrator in association with MUP24-0002 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 existing landscaped area in compliance with Chapter 20.300.008 of the Zoning Ordinance. 5. 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. 6. All exterior light sources, including canopy, perimeter, and flood, shall be energy-efficient, stationary, and shielded or recessed within the roof canopy to ensure that all light is directed away from adjacent properties and public rights-of-way. Lighting shall not be of a high intensity so as to cause a traffic hazard, be used as an advertising element, or adversely affect adjacent properties. 7. 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. 8. Demolition of any existing structures on site will require demolition permits. 9. 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) 62 B. Fire Department requirements shall be as follows: 1. Gates shall be set back not less than 20 feet from travel lanes on public right of ways. 2. Gates shall be automatic security gates as required by the fire code official in accordance with California Fire Code requirements. 3. Prior to approval of planning application, design documents for proposed fire service features, such as fire apparatus access road(s), access to building opening(s) and roof(s), premise identification, key boxes, fire protection water supplies, fire department connection location(s), and fire command center location(s) shall be submitted to the fire department for review and approval. a. Where fire apparatus access roads or a water supply for fire protection are required to be installed, such protection shall be installed and made serviceable prior to and during the time of construction except where approved alternative methods of protection are provided. Temporary street signs shall be installed at each street intersection where construction of new roadways allows passage by vehicles. b. Construction documents for proposed fire apparatus access, location of fire lanes, security gates across fire apparatus access roads and construction documents and hydraulic calculations for fire hydrant systems shall be submitted to the fire department for review and approval prior to approval. 4. Projects shall be designed and constructed in compliance with established regulations as adopted by the City of South San Francisco affecting or related to structures, processes, premises, and safeguards in effect at the time of building permit application. 5. Fire service features for buildings, structures and premises shall comply with all City adopted building standards in effect at the time of building permit application. 6. Permit(s) shall be required as set forth in adopted California Building Code (CBC) Section 105 and California Fire Code (CFC) Sections 105.5 and 105.6. Submittal documents consisting of construction documents, statement of special inspection, geotechnical report, referenced documents, and other data shall be submitted electronically with each permit application. The construction documents shall be prepared by a registered design professional. Where special conditions exist, the code official is authorized to require additional construction documents to be prepared by a registered design professional. 7. Construction documents shall be to scale (graphic scale required on all plan sheets), dimensioned and drawn on suitable electronic media. Construction documents shall be of sufficient clarity to indicate the location, nature and extent of the work proposed and show in detail that it will conform to the provisions of adopted codes and relevant laws, ordinances, rules, and regulations, as determined by the fire code official. 63 8. Shop/construction drawings for the fire protection system(s) and other hazardous operations regulated by the fire department shall be submitted directly to the Fire Department to indicate conformance with adopted codes and standards. The construction documents shall be approved prior to the start of system installation. 9. The construction documents submitted with the application for permit shall be accompanied by a site plan showing to scale the size and location of new construction and existing structures on the site, distances from lot lines, the established street grades and the proposed finished grades and it shall be drawn in accordance with an accurate boundary line survey. In the case of demolition, the site plan shall show construction to be demolished and the location and size of existing structure and construction that are to remain on the site or plot. 10. Where fire apparatus access roads or a water supply for fire protection are required to be installed, such protection shall be installed and made serviceable prior to and during the time of construction. a. Prior to submitting building permits a fire department access and water supply for firefighting site plan shall be submitted for review and approval directly to the Fire Department. b. The plan shall indicate the location of fire department access doors and fire protection equipment, including standpipes, fire department connections and fire hydrants. 11. Prior to issuance of building permits, in accordance with CFC Section 105.6 the fire code official shall have the authority to require fire construction permit documents and calculations for all fire protection and life safety systems and to require permits be issued for the installation, rehabilitation or modification of any fire protection and life safety systems. Construction documents for fire protection and life safety systems shall be submitted for review and approval prior to system installation. Only the following fire construction permits are approved for deferred submittal: (1) Automatic fire extinguishing systems, (2) Emergency responder communication coverage system (ERCCS), and (3) Fire alarm and detection systems and related equipment. 12. Fire apparatus access roads shall be approved by the fire code official, installed and maintained in accordance with CFC Section 503 and Appendix D. a. Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction in accordance with adopted codes and standards at time of building permit application. i. Traffic calming measures (bollards, speed cushions, humps, undulations, etc.) are required to be approved by the fire code official prior to installation. 64 ii. Should a security gate(s) be planned to serve the facility, they shall be approved by the fire code official prior to installation. b. Required Fire Department access roads shall be signed “No Parking – Fire Lane” per current Fire Department standards and California Vehicle Code (CVC) Section 22500. 13. The provisions of the adopted CFC shall specify where fire protection and life safety systems are required and shall apply to the design, installation, inspection, operation, testing and maintenance of all fire protection systems. a. Approved automatic fire sprinkler systems in new buildings and structures, buildings changing use or occupancy, or as otherwise determined by the fire code official shall be provided in the locations described in adopted CFC Sections 903.2.1 through 903.2.20. i. Fire Department Connection (FDC) for the sprinkler and/or standpipe systems shall be located on the street side of the structure or facing approved fire apparatus access roadway fully visible and recognizable from the street, and within 100 feet an approved fire hydrant. ii. An approved, specifically engineered automatic sprinkler system shall be provided in buildings where EV charging, EV Ready or EV Capable vehicle parking are proposed. The remainder areas in the building shall comply with design requirements under NFPA 13 and in accordance with CFC. 14. Prior to issuance of any building or construction permits for the construction of public improvements, the final design for all public improvements shall be reviewed and approved by the City Engineer, Fire Marshal, and Chief Planner. 15. The following are a list of submittal items that are required by the Fire Department prior to approval of this planning application and shall be submitted directly to the Fire Department, additional items may be called out based on subsequent reviews: a. Fire apparatus access site plan and fire protection water supply 16. Please submit a complete electronic set of revised plans and the supporting documents, along with any redlined plans/documents included with this correction list to the South San Francisco Building Division. You must also submit in writing your responses to all review comments, inclusive of the sheet or detail number where your responses are located on the plans. (Fire Department contact person: Ian Hardage, Battalion Chief Fire Marshal (650) 829-6645) 65 ADDRESS: 1333 LOWRIE AVENUE, SOUTH SAN FRANCISCO 94080 APN: 015115290 ZONING: MIH - MIXED INDUSTRIAL HIGH USE: WAREHOUSING, STORAGE, AND DISTRIBUTION (INDOOR WAREHOUSING AND STORAGE) APPLICABLE CODES (BASIS OF DESIGN): CODE REQUIREMENTS INCLUDE BUT ARE NOT LIMITED TO THE FOLLOWING: APPLICABLE MUNICIPAL CODES SOUTH SAN FRANCISCO ZONING ORDINANCE APPLICABLE STATE CODES: 2022 BUILDING STANDARDS ADMINISTRATIVE CODE, PART 1, CBSC 2022 CALIFORNIA BUILDING CODE (CBC), PART 2, CBSC 2022 CALIFORNIA ELECTRICAL CODE (CEC), PART 3, CBSC 2022 CALIFORNIA MECHANICAL CODE (CMC), PART 4, CBSC 2022 CALIFORNIA PLUMBING CODE (CPC), PART 5, CBSC 2022 CALIFORNIA ENERGY CODE (CPC), PART 6, CBSC 2022 CALIFORNIA FIRE CODE, PART 9, CBSC 2022 CALIFORNIA EXISTING BUILDING CODE, PART 10, CBSC 2022 CALIFORNIA REFERENCED STANDARDS, PART 12, CBSC TITLE 8 C.C.R., CH. 4, SUB-CH. 6-ELEVATOR SAFETY ORDERS TITLE 19 C.C.R., PUBLIC SAFETY, SFM REGULATIONS APPLICABLE FEDERAL CODES & STANDARDS: 2010 ADA STANDARDS FOR ACCESSIBLE DESIGN EXISTING PARKING SPACES: 32 ON SUBJECT PARCEL INCLUDING 2 ACCESSIBLE PARKING SPACES PROPOSED PARKING SPACES: 32 ON SUBJECT PARCEL INCLUDING 2 ACCESSIBLE PARKING SPACES (NO CHANGES) PROJECT DATA 1343/1345 LOWRIE AVE. 1341 LOWRIE AVE. 1347 LOWRIE AVE. 1349 LOWRIE AVE. LOWRIE AVE. AP N 0 1 5 1 1 5 2 9 0 AP N 0 1 5 1 1 5 4 5 0 RAILWAY TRACKS PROPOSED NEW 6' HIGH ALUMINUM PICKET FENCE 33 4 ' - 1 " 33 1 ' - 9 " 240' - 0" 20' - 0" SETBACK PER SSFZO TABLE 20.100.003 MUP-02 41 2 3 PROPOSED 36" WIDE PEDESTRIAN GATE PER REQUIREMENTS OF CBC 11B-404 AP N 0 1 5 1 1 5 0 5 0 AP N 0 1 5 1 1 5 2 9 0 AP N 0 1 5 1 1 5 4 5 0 AP N 0 1 5 1 1 5 4 6 0 13451 LOWRIE AVE. 1353 LOWRIE AVE. 24' - 0" 24 ' - 0 " (E) ACCESSIBLE PARKING SPACES PER REQUIREMENTS OF CBC 11B-502 PROPOSED 6' HIGH VEHICULAR SWING GATE (E) LOADING RAMP ROOF OF EXISTING WAREHOUSE BUILDING (E) PARKING AREA (E) TREE, TYP 1 EXISTING CONDITION PHOTO ON MUP-02 (E) WOOD FENCE EXTERIOR LIGHT POLE UNDER SEPARATE PERMIT (E) MONUMENT SIGN(E) MONUMENT SIGN THE SUBJECT PROPERTY CONTAINS A STORAGE WAREHOUSE WITH PARKING AND LOADING AREAS ALONG ITS LOWRIE AVENUE FRONTAGE. THE PROPOSED PROJECT CONSISTS OF THE INSTALLATION OF A NEW 6-FOOT-HIGH VERTICAL PICKET (TRANSPARENT) FENCE AND GATES ALONG THIS FRONTAGE, PORTIONS OF WHICH ARE WITHIN THE FRONT SETBACK OF THE PROPERTY. THE PROPOSED FENCE WILL ENCLOSE THE PARKING AREA AND FACILITY ENTRANCE, BUT NOT THE LOADING AREA. THIS MINOR USE PERMIT APPLICATION IS REQUIRED BY THE SOUTH SAN FRANCISCO ZONING ORDINANCE TABLE 20.300.006 TO ALLOW FOR A FENCE AND GATE EXCEEDING 4 FEET HEIGHT WITHIN THE FRONT STREET-FACING SETBACK. PROJECT DESCRIPTION ARCHITECTURAL SITE PLAN LEGEND (E) - EXISTING ADJACENT BUILDING PROPERTY LINE LIMIT OF WORK ACCESSIBLE BUILDING ENTRANCES ACCESSIBLE BUILDING EXITS ACCESSIBLE FEATURE ACCESSIBLE PATH OF TRAVEL PROJECT ADDRESS 1333 LOWRIE AVENUE SOUTH SAN FRANCISCO, CA 94080 Stamp Consultant Sheet Number Sheet Title EHDD Job Number Drawn by Scale Printing Date MINOR USE PERMIT SUBMITTAL 10.23.2024 PIER 1, BAY 2 THE EMBARCADERO SAN FRANCISCO, CA 94111 [email protected] +1 415-285-9193 Revisions and Description Date 1333 LOWRIE FENCE MINOR USE PERMIT 10 / 2 5 / 2 0 2 4 4 : 5 5 : 4 8 P M A u t o d e s k D o c s : / / 2 4 0 5 6 U O V O T e n an t I m p r o v e m e n t s / 2 4 0 5 6 - A - U O V O T I - B L D G S - R 2 4 . r v t As indicated MUP-01 COVER SHEET AND SITE PLAN Author 24056 VICINITY MAP SHEET INDEX 1333 Lowrie Avenue NEW FENCE INSTALLATION MINOR USE PERMIT SUBMITTAL SCALE:1" = 20'-0"MUP-01 1 SITE PLAN PROJECT LOCATION N MUP-01 COVER SHEET AND SITE PLAN MUP-02 ELEVATION AND EXISTING PHOTOS 66 CONCRETE WAREHOUSE BUILDING BEYOND ROLLUP METAL LOADING DOORSMAIN BUILDING ENTRANCE (E) WOOD FENCE PROPOSED NEW 6' HIGH ALUMINUM PICKET FENCE PROPOSED 6' HIGH VEHICULAR SWING GATE PROPOSED 36" WIDE PEDESTRIAN GATE PER REQUIREMENTS OF CBC 11B-404 PROJECT ADDRESS 1333 LOWRIE AVENUE SOUTH SAN FRANCISCO, CA 94080 Stamp Consultant Sheet Number Sheet Title EHDD Job Number Drawn by Scale Printing Date MINOR USE PERMIT SUBMITTAL 10.23.2024 PIER 1, BAY 2 THE EMBARCADERO SAN FRANCISCO, CA 94111 [email protected] +1 415-285-9193 Revisions and Description Date 1333 LOWRIE FENCE MINOR USE PERMIT 10 / 2 5 / 2 0 2 4 4 : 5 2 : 3 6 P M A u t o d e s k D o c s : / / 2 4 0 5 6 U O V O T e n an t I m p r o v e m e n t s / 2 4 0 5 6 - A - U O V O T I - B L D G S - R 2 4 . r v t 1/8" = 1'-0" MUP-02 ELEVATION AND EXISTING PHOTOS Author 24056 EXISTING SITE PHOTO1 EXISTING SITE PHOTO2 EXISTING SITE PHOTO3 SCALE:1/8" = 1'-0"MUP-02 4 EAST ELEVATION 67