Loading...
HomeMy WebLinkAbout05-01-25 Planning Commision Regular Meeting Agenda PacketThursday, May 1, 2025 7:00 PM City of South San Francisco P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA Library Parks & Recreation Building, Council Chambers 901 Civic Campus Way, South San Francisco, CA Planning Commission SARAH FUNES-OZTURK, Chairperson AYSHA PAMUKCU, Vice Chairperson JOHN BAKER, Commissioner MICHELE EVANS, Commissioner NORMAN FARIA, Commissioner SAM SHIHADEH, Commissioner ALEX TZANG, Commissioner Regular Meeting Agenda 1 May 1, 2025Planning Commission Regular Meeting Agenda How to observe the Meeting (no public comment): 1) Local cable channel: Astound, Channel 26, Comcast, Channel 27, or AT&T, Channel 99 2) https://www.ssf.net/Government/Video-Streaming-City-and-Council-Meetings/Planning-Commission 3) https://www.youtube.com/@CityofSouthSanFrancisco/streams How to Submit written Public Comment before the meeting: Email: [email protected] Members of the public are encouraged to submit public comments in writing in advance of the meeting. The email will be monitored during the meeting.The City encourages the submission of comments by 6:00pm on the date of the Public Hearing to facilitate inclusion in the meeting record. Written comments received prior to 6:00pm on the day of the meeting will be included as part of the meeting record, but will not be read aloud at the meeting. 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 located at the entrance to the Council Chambers. Be sure to indicate the Agenda Item # you wish to address or the topic of your public comment. When your name is called, please come to the podium, state your name and address (optional) for the Minutes. American Disability Act: The City Clerk will provide materials in appropriate alternative formats to comply with the Americanswith 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. Page 2 City of South San Francisco Printed on 4/24/2025 2 May 1, 2025Planning Commission Regular Meeting Agenda CALL TO ORDER ROLL CALL PLEDGE OF ALLEGIANCE AGENDA REVIEW ANNOUNCEMENTS FROM STAFF 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 6:00 pm on the day of the meeting will be included as part of the meeting record, but will not be read aloud. DISCLOSURE OF EX-PARTE COMMUNICATIONS This portion of the meeting is reserved for Planning Commissioners to disclose any communications, including site visits, they have had on current agenda items, or any conflict of interest regarding current agenda items. CONSENT CALENDAR Consideration and approval of minutes from the April 17, 2025 Planning Commission1 04-17-25 PC Draft MinutesAttachments: Report regarding a resolution making findings and determining that the re-conveyance of a formerly City-owned property on 201 Baden Avenue (APN 012-335-110) from Firehouse Live LLC (Eden Housing) is in conformance with the South San Francisco adopted General Plan and in accordance with provisions of State Planning Law (Govt. Code Section 65402) (Pierce Abrahamson, Management Analyst II) 2 Resolution making findings and determining that the re-conveyance of the City-owned parcel located at 201 Baden Avenue (APN 012-335-110) from Firehouse Live, LLC (Eden Housing) to the City of South San Francisco is in conformance with the South San Francisco adopted General Plan in accordance with provisions of State Planning Law (Govt. Code Section 65402) 2a PUBLIC HEARING Page 3 City of South San Francisco Printed on 4/24/2025 3 May 1, 2025Planning Commission Regular Meeting Agenda Report regarding an application to renew a Conditional Use Permit to operate a cannabis delivery-only operation at 500 S. Airport Boulevard, Suite H, in the Business Technology Park-High (BTP-H) Zoning District in accordance with Title 20 of the South San Francisco Municipal Code and determination that the project is categorically exempt from CEQA, per CEQA Guidelines Section 15301, Class 1, Existing Facilities. (Megan Wooley-Ousdahl, Principal Planner) 3 Findings of Approval Conditions of Approval Conditional Use Permit Application Security Plan Attachments: Report regarding consideration of a Conditional Use Permit to operate a charter bus facility at 141 South Maple Avenue in the T5 Lindenville (T5L) 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. (Stephanie Skangos, Senior Planner) 4 Attachment 1 - Findings and Conditions of Approval Attachment 2 - Project Plans Attachment 3 - Project Description and Operational Statement Attachment 4 - A Perfect Express, Inc. Bus Schedule Attachments: ADMINISTRATIVE BUSINESS Report regarding an application for Design Review to construct one new residential building consisting of four units at 328 Railroad Avenue in the Downtown Residential High (DRH) Zoning District in accordance with Title 20 of the South San Francisco Municipal Code (SSFMC), and determination that the project is categorically exempt under the provisions of the California Environmental Quality Act (CEQA) per Class 3, Section 15303. (Stephanie Skangos, Senior Planner) 5 Attachment 1 - Findings and Conditions of Approval Attachment 2 - Project Plans, dated February 27, 2025 Attachment 3 - Design Review Board (DRB) Comment Letter, dated April 1, 2025 Attachments: The Commission has adopted a policy that applicants and their representatives have a maximum time limit of 20 minutes to make a presentation on their project. Non-applicants may speak a maximum of 3 minutes on any agenda item. Questions from Commissioners to applicants or non-applicants may be answered by using additional time. ITEMS FROM THE COMMISSION Page 4 City of South San Francisco Printed on 4/24/2025 4 May 1, 2025Planning Commission Regular Meeting Agenda ADJOURNMENT **Any interested party will have 15 calendar days from the date of an action or decision taken by the Planning Commission to appeal that action or decision to the City Council by filing a written appeal with the City Clerk 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. The cost to appeal for applicants, residents, and all others is as set forth in the City’s Master Fee Schedule. Page 5 City of South San Francisco Printed on 4/24/2025 5 City of South San Francisco Legislation Text P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA File #:25-455 Agenda Date:5/1/2025 Version:1 Item #:1 Consideration and approval of minutes from the April 17, 2025 Planning Commission City of South San Francisco Printed on 4/24/2025Page 1 of 1 powered by Legistar™6 April 17, 2025 Minutes Page 1 of 2 MINUTES APRIL 17, 2025 CITY OF SOUTH SAN FRANCISCO REGULAR PLANNING COMMISSION CALL TO ORDER / PLEDGE OF ALLEGIANCE TIME: 7:00 PM AGENDA REVIEW No changes ANNOUNCEMENTS FROM STAFF None PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA None CONSENT CALENDAR – Voting Key: (yes, no, abstain) 1. Consideration and approval of minutes from the March 20, 2025 Planning Commission 2. Report regarding a resolution making findings and determining that the sale of a property on Sylvester Road (APN 015-031-090) to the Trammell Crow Company is in conformance with the South San Francisco adopted General Plan in accordance with provisions of State Planning Law (Govt. Code Section 65402) (Adena Friedman, Chief Planner) 2a. Resolution making findings and determining that the sale of a property (APN 015-031-090) to the Trammell Crow Company is in conformance with the South San Francisco adopted General Plan in accordance with provisions of State Planning Law (Govt. Code Section 65402) Motion to approve Consent Calendar: Commissioner Faria, ROLL CALL / CHAIR COMMENTS PRESENT: Vice Chair Pamukcu Commissioners: Baker, Faria, Shihadeh, ABSENT: Chair Funes-Ozturk, Commissioners: Tzang, Evans STAFF PRESENT: Adena Friedman – Chief Planner, Christy Usher – Senior Planner, Ali Wolf – Assistant City Attorney, Cynthia Fregoso – Clerk 7 April 17, 2025 Minutes Page 2 of 2 Second – Commissioner Shihadeh, approved by roll call (4-0-0) Meeting Video: Planning Commission on 2025-04-17 7:00 PM PUBLIC HEARING 3. Report regarding consideration of an application for a Conditional Use Permit to allow an indoor badminton facility at 428 N. Canal Street (Unit B) in the Transect 5 Lindenville Zone District (T5L) in accordance with Title 20 of the South San Francisco Municipal Code (SSFMC) and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA), per Class 1, Section 15301. (Christy Usher, Senior Planner) Public Hearing Opened 7:05pm Public Hearing Closed 7:20pm First Motion to approve the CEQA Determination: Commissioner Faria, Second – Commissioner Shihadeh, approved by roll call (4-0-0) Second Motion to approve Conditional Use Permit: Commissioner Faria, Second – Commissioner Baker, approved by roll call (4-0-0) Meeting Video: Planning Commission on 2025-04-17 7:00 PM ITEMS FROM THE COMMISSION None ADJOURNMENT Vice Chair Pamukcu adjourned the Planning Commission meeting at 7:24PM. Adena Friedman, Chief Planner Sarah Funes-Ozturk , Chairperson or Aysha Pamukcu, Vice Chairperson Secretary to the Planning Commission Planning Commission City of South San Francisco City of South San Francisco AF/af 8 City of South San Francisco Legislation Text P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA File #:25-418 Agenda Date:5/1/2025 Version:1 Item #:2 Report regarding a resolution making findings and determining that the re-conveyance of a formerly City- owned property on 201 Baden Avenue (APN 012-335-110)from Firehouse Live LLC (Eden Housing)is in conformance with the South San Francisco adopted General Plan and in accordance with provisions of State Planning Law (Govt. Code Section 65402)(Pierce Abrahamson, Management Analyst II) RECOMMENDATION It is recommended that the Planning Commission adopt a resolution making findings determining that the re-conveyance of the property at 201 Baden Avenue from Firehouse Live,LCC (Eden Housing)is in conformance with the South San Francisco adopted General Plan in accordance with provisions of State Planning Law (Govt. Code Section 65402) MOTION FOR THE COMMISSION TO ADOPT STAFF RECOMMENDATION: 1.Move to adopt a resolution making findings that re-conveyance of the 201 Baden Avenue from Firehouse Live,LLC (Eden Housing),to the City of South San Francisco is in conformance with the South San Francisco adopted General Plan. BACKGROUND/DISCUSSION In November 2021,the City executed two (2)Purchase and Sale Agreements ("PSA")for the property at 201 Baden Avenue.The first PSA was to sell the City's former firehouse (APN 012-335-100)to a group made up of principals of Group4 Architecture.The second PSA was to sell the remnant parking lot portion of the property (APN 012-335-110)to Firehouse Live LLC (Eden Housing),a nonprofit affordable housing developer.While the appraisal value of the property at the time was $1,440,000,the City sold the remnant parking lot portion of the property to Eden Housing for $1.00 as a land donation in exchange for Eden Housing developing a 100% affordable senior housing project at the site.While the original PSA with Eden Housing outlined performance obligations that included project completion by February 2023,as of April 2025,Eden Housing has not been successful in obtaining the required permits for the project.Following Council direction,staff is invoking legal provisions in the PSA to pursue a third amendment to the PSA to re-convey the property back to City ownership. Parcel Information This property is an approximately 0.3-acre section of 201 Baden Avenue that fronts Baden Avenue to the north and Second Lane to the south.It is located mid-block between Linden Avenue and Airport Boulevard.No changes have been made to the property since the City sold the property to Eden Housing in 2021.The property's current use is a public parking lot and is in the Downtown Transit Core Zoning District.No changes to the property's current use are proposed as part of the pending third PSA amendment. City of South San Francisco Printed on 4/24/2025Page 1 of 2 powered by Legistar™9 File #:25-418 Agenda Date:5/1/2025 Version:1 Item #:2 201 Baden Avenue Project Information While the City anticipated an affordable senior housing project to be constructed by Eden Housing on this site, the project is not moving forward due to the developer's disinterest in further pursuing the project.Eden Housing specifically expressed this disinterest in a letter directed to the Director of Economic and Community Development in September 2024 that furthermore requested the City to pursue the property re-conveyance. Eden Housing submitted a pre-application to the Planning Division in 2019,but did not submit an official entitlement application.The pre-application is now considered withdrawn.Given that Eden Housing did not pursue project entitlements,the City anticipates the site continuing to function as a public parking lot for at least the near future. GENERAL PLAN CONFORMANCE In accordance with the provisions of State Planning Law (Govt.Code Section 65402),prior to acquisition or sale of real property by the City,the Planning Commission,as the planning agency for the City,is required to find such acquisition is in conformity with the adopted general plan.The Planning Commission previously approved a General Plan Conformance Consistency finding for the sale of the Eden Housing parcel in September 2021.This subsequent General Plan Conformance Consistency finding is for the re-conveyance of the property back to City ownership,which will allow the Council to take action on the PSA amendment,and the City to fully complete this transaction. The re-conveyance or acquisition of the property through the pending third amendment to the PSA includes no proposed change of use to the property.The current use of the property as a public parking lot is consistent with the Downtown Transit Core Land Use Designation in the South San Francisco General Plan,which permits public parking facilities.Furthermore,because Eden Housing was unsuccessful in receiving planning permits and entitlements for their proposed affordable housing project,the site remains unchanged since the City last held ownership in November 2021. ENVIRONMENTAL REVIEW The proposed re-conveyance of this property is consistent with the General Plan and does not contemplate development, therefore, no CEQA action is required by the Planning Commission at this time. CONCLUSION It is recommended that the Planning Commission make findings that determine that the re-conveyance of the property at 201 Baden Avenue (APN 012-335-110) from Firehouse Live, LLC (Eden Housing) to the City of South San Francisco is in conformance with the South San Francisco adopted General Plan in accordance with provisions of State Planning Law (Govt. Code Section 65402). Associated Files: 25-423, General Plan Conformance Resolution City of South San Francisco Printed on 4/24/2025Page 2 of 2 powered by Legistar™10 City of South San Francisco Legislation Text P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA File #:25-423 Agenda Date:5/1/2025 Version:1 Item #:2a Resolution making findings and determining that the re-conveyance of the City-owned parcel located at 201 Baden Avenue (APN 012-335-110)from Firehouse Live,LLC (Eden Housing)to the City of South San Francisco is in conformance with the South San Francisco adopted General Plan in accordance with provisions of State Planning Law (Govt. Code Section 65402) WHEREAS,the City of South San Francisco (“City”)formerly owned certain real properties located in the City of South San Francisco,California,known as County Assessor’s Parcel APN 012-335-100 and APN 012- 335-110 (“201 Baden Avenue”); and, WHEREAS, 201 Baden Avenue is a City-owned retired firehouse; and, WHEREAS, the 201 Baden firehouse is currently vacant and the parking lot is used as public parking; and, WHEREAS,in September 2017,the City issued a Request for Qualifications (“RFQ”)to select a developer who would create a high quality, mixed-use, transit-oriented development on 201 Baden; and, WHEREAS,the City selected a developer team that proposed to retain and restore the firehouse for commercial purposes on one half of the site and develop housing on the second half of the site; and, WHEREAS,in November 2021,the City and Firehouse Live,LLC (Eden Housing)executed a Purchase and Sale Agreement (the “PSA”)pursuant to which Eden Housing would purchase the approximately 0.3-acre second half of the site of a former City-owned property located at 201 Baden Avenue (the “Eden Parcel”) for the development of a senior affordable housing project; and WHEREAS,on September 16,2021,prior to disposition of real property owned by the City,the Planning Commission as the planning agency for the City found the disposition was in conformity with the adopted general plan in accordance with Government Code section 65402; and WHEREAS,the PSA included post-closing obligations,including but not limited to,submitting and receiving planning entitlements by the deadlines outlined in the Schedule of Performance of the PSA; and WHEREAS,Eden Housing has repeatedly been unable to meet the PSA post-closing obligations, notwithstanding two PSA amendments that were executed between Eden Housing and the City in 2022 and 2023 granting Eden Housing time extensions and project scope downscaling; and WHEREAS Eden Housing on September 17,2024,sent a letter to the director of the Economic and Community Development Department requesting the City to re-convey the property due to their disinterest in further pursuing the senior affordable housing project at 201 Baden Avenue; and WHEREAS,Eden Housing and the City will execute a third PSA amendment for the re-conveyance of the 201 City of South San Francisco Printed on 4/24/2025Page 1 of 2 powered by Legistar™11 File #:25-423 Agenda Date:5/1/2025 Version:1 Item #:2a Baden Avenue Eden Parcel back to City ownership; and WHEREAS,prior to acquisition of real property by the City,the Planning Commission as the planning agency for the City is required to find such a re-conveyance is in conformity with the adopted general plan in accordance with Government Code section 65402; and, WHEREAS,Eden Housing will return the Eden Parcel to the City unchanged since the City last held ownership of the Eden Parcel in November 2021; and WHEREAS,the current use of the Eden Parcel as a public parking lot will remain unchanged through the re- acquisition of the property; and WHEREAS,the continued operation of a public parking lot on the Eden Parcel is consistent with the Downtown Transit Core Land Use Designation in the South San Francisco General Plan,which permits public parking facilities to support commercial activities in the downtown area. A.General Findings 1.The foregoing recitals are true and correct and made a part of this resolution. 2.The documents and other material constituting the record for these proceedings are located at the Planning Division for the City of South San Francisco,315 Maple Avenue,South San Francisco,CA 94080, and in the custody of the Chief Planner. 3.The re-conveyance of the Eden Parcel (APN 012-335-110)from Firehouse Live,LLC (Eden Housing) to the City of South San Francisco is consistent with the General Plan,as the property will continue its existing use as a public parking lot which supports the Downtown Transit Core designation's goal supporting commercial activity in the downtown area;and does not preclude the future development of the site as a housing project. NOW,THEREFORE,BE IT FURTHER RESOLVED that in accordance with California Government Code section 65402,the Planning Commission finds that the location,purpose and extent of the proposed re- conveyance of the property at 201 Baden Avenue (APN 012-335-110)from Firehouse Live,LLC (Eden Housing) to the City of South San Francisco is in conformance with the City's adopted General Plan. ***** City of South San Francisco Printed on 4/24/2025Page 2 of 2 powered by Legistar™12 City of South San Francisco Legislation Text P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA File #:25-375 Agenda Date:5/1/2025 Version:1 Item #:3 Report regarding an application to renew a Conditional Use Permit to operate a cannabis delivery-only operation at 500 S.Airport Boulevard,Suite H,in the Business Technology Park-High (BTP-H)Zoning District in accordance with Title 20 of the South San Francisco Municipal Code and determination that the project is categorically exempt from CEQA,per CEQA Guidelines Section 15301,Class 1,Existing Facilities.(Megan Wooley-Ousdahl, Principal Planner) RECOMMENDATION Staff recommends that the Planning Commission conduct a public hearing and take the following actions: 1.Determine that the project is categorically exempt under the provisions of CEQA per CEQA Guidelines Section 15301, Class 1, Existing Facilities; and 2.Approve the Conditional Use Permit renewal application to operate a cannabis delivery-only operation at 500 S.Airport Boulevard,Suite H,for a five-year term to expire on May 1,2030, subject to the attached findings and conditions of approval. BACKGROUND/DISCUSSION Process Overview On April 11,2018,the City Council adopted regulations permitting certain commercial cannabis operations within city limits,specifically in areas east of Highway 101.Pursuant to South San Francisco Municipal Code (SSFMC)Section 20.410.009,the following businesses are permitted in certain districts,with approval of a Conditional Use Permit (CUP) and Cannabis Operator Permit: 1.Indoor Commercial Cannabis Cultivation 2.Commercial Cannabis Manufacturing 3.Cannabis Testing Operations 4.Cannabis Distribution Operations 5.Cannabis Delivery-Only Operations The following cannabis business types are prohibited under SSFMC Sections 20.410.003 and 20.410.011: Storefront cannabis retail establishments (medical or recreational),microbusinesses (integrated cultivation, distribution and retail businesses), and outdoor cultivation. Cannabis Conditional Use Permit and Operator Permit Processes All commercial cannabis businesses must obtain and maintain both a CUP and an Operator Permit in order to begin and continue operations.To start,any applicant for a commercial cannabis operation must initially apply for pre-clearance to ensure the business owners and employees meet minimum qualifications.Once City staff City of South San Francisco Printed on 4/24/2025Page 1 of 5 powered by Legistar™13 File #:25-375 Agenda Date:5/1/2025 Version:1 Item #:3 for pre-clearance to ensure the business owners and employees meet minimum qualifications.Once City staff issues the pre-clearance,the applicant may apply for a CUP approval from the Planning Commission.Unlike other CUPs,which are attached to the land,the approval of a CUP for a cannabis use is valid for a maximum of five years,per SSFMC Chapter 20.410.After the five-year term,and applicant may apply for renewal of a CUP for a cannabis use. If an applicant satisfies all necessary conditions and successfully obtains a CUP from the Planning Commission,the City’s Finance Department will issue the applicant an Operator Permit.The approval for an Operator Permit is valid for one year and may be renewed annually by paying the required fee.In the event that a business fails to comply with the requirements of SSFMC Chapter 20.410,their Operator Permit may be subject to suspension and/or revocation procedures by the Finance Director, or designee. Measure LL - Cannabis Business License Tax On November 6,2018,a majority of voters in South San Francisco approved Measure LL,which authorized the City Council to set a cannabis business license tax for the privilege of operating within the City.The business license tax applies to all types of commercial cannabis operations within South San Francisco and authorizes a minimum rate of 1%of gross receipts with a maximum rate of 5%of gross receipts for delivery-only cannabis operations.The rate is currently 3%of gross receipts,based on the business’annual tax return.Funds collected through this business license tax are unrestricted,and the Council may choose to spend them at its discretion, for the benefit of the City. The Loaded Bowl’s 2018 Conditional Use Permit Application In 2018,The Loaded Bowl,LLC (“applicant”)applied for,and was granted by the Planning Commission,a CUP to operate a cannabis delivery-only operation at 500 S.Airport Boulevard,Suite H (UP18-0010;CAN18- 0001).The CUP was valid for a term of five years,until November 15,2023.While there has been a lapse since the expiration of the original CUP in late 2023,and the submittal of a complete CUP renewal application in early 2025,staff has been working closely with the applicant during this timeframe to ensure that they remain in good standing with the City and are eligible for CUP renewal. Since receiving their initial CUP in 2018,The Loaded Bowl,LLC has been in good standing with the City of South San Francisco in that: 1.The business is current on all permits, licenses, fees, and taxes, including: (a)Annual Community Benefit fee; (b)Annual Operator Permit and related fees; (c)South San Francisco business license and related fees; (d)Measure LL compliance (SSFMC Section 6.16.037); 2.The business is not a public nuisance, as defined under the South San Francisco Municipal Code; 3.The business is operating as authorized under the originally issued CUP and has no changed circumstances from the initial issuance of the CUP; 4.The business is operating in accordance with a current operating agreement executed with the City; 5.The business is in compliance with all applicable state and local laws and regulations; 6.The City has not found any grounds for rejection of the application or revocation of operator permit,as established under SSFMC Section 20.410.009(E)(3); 7.The business’ operations do not create an adverse impact upon public health or safety. City of South San Francisco Printed on 4/24/2025Page 2 of 5 powered by Legistar™14 File #:25-375 Agenda Date:5/1/2025 Version:1 Item #:3 DISCUSSION The applicant,The Loaded Bowl LLC,is proposing to renew their CUP for a cannabis delivery-only business at 500 S.Airport Boulevard,Suite H,for another five-year term,with an expiration date of May 1,2030 (see Attachment 3).The applicant would operate out of their existing 132-square foot office space.The applicant proposes the following business operations: ·Operation between 9:00AM and 9:00PM, seven days a week. ·Accepting online orders only with delivery to a fixed address only,and no storefront access for walk-in customers. ·Office staff of three persons, with possible hiring of additional drivers in the future. ·Office will receive pre-packaged cannabis products only for delivery. ·Office will keep delivery and inventory logs. ·Cannabis product will be locked in a concealed safe at all times when in office or out for delivery. The applicant will continue to provide video surveillance,access control,a delivery and inventory log,and a safe to store the product in the office,as detailed in their Security Plan which has been reviewed by the Police Department (see Attachment 4).Delivery vehicles will include locked safes during transit for product and any payment. Regarding fees,the applicant will contribute a Community Benefit Fee of $5,000 per year to the City for the five-year term of the CUP.This is in addition to the one-time CUP application fee;the annual Operator Permit fee; the annual business license fee; and the annual Measure LL compliance fee. ZONING CONSISTENCY ANALYSIS In 2018,when the City Council adopted regulations permitting certain commercial cannabis operations within city limits,cannabis delivery-only operations were permitted in the following zoning districts:Business Commercial (BC),Business Technology Park (BTP),and Mixed Industrial (MI).When the applicant was granted a CUP on November 15, 2018, the 500 S. Airport Boulevard was zoned as Business Commercial (BC). In 2022,the City Council updated the Zoning Map and Zoning Code as a part of the General Plan update,and this site was rezoned to Business Technology Park-High (BTP-H).Currently,cannabis delivery-only operations are not permitted within the Business Technology Park-High (BTP-H)zoning district.However,since the applicant already received a CUP for a cannabis delivery-only operation at this site prior to the rezoning to BTP -H,this use is now considered a legal non-conforming use at 500 S.Airport Boulevard.Per the requirements of SSFMC Section 20.320.002 (B)(Non-Conforming Uses and Structures -Right to Continue),if the Planning Commission grants the CUP renewal,the applicant is permitted to continue the cannabis delivery-only operation at 500 S. Airport Boulevard, Suite H, provided that the business operations do not expand. Delivery-only cannabis operations are subject to the following requirements in SSFMC Section 20.410.008. These requirements are included in the Findings of Approval (Attachment 1)and Conditions of Approval (Attachment 2): 1.Commercial delivery to a fixed address only,excluding schools,day care centers,youth centers,public City of South San Francisco Printed on 4/24/2025Page 3 of 5 powered by Legistar™15 File #:25-375 Agenda Date:5/1/2025 Version:1 Item #:3 1.Commercial delivery to a fixed address only,excluding schools,day care centers,youth centers,public parks and open space, public buildings and eating or drinking establishments. 2.Fixed delivery-only cannabis businesses shall be a minimum of 600 feet from residential uses,schools, day care centers and youth centers. 3.Must obtain and maintain a valid Operator Permit issued by the City. 4.Must comply with all applicable state and local laws and regulations. 5.All cannabis products shall not be visible from public right of way, exterior of a structure and or vehicle. 6.Security in vehicles shall include lockbox,video and audio monitoring equipment,emergency alert devices, and GPS locators. 7.Vehicles shall be plainly marked and not include indication of products being distributed and comply with in-transit requirements including: a.Delivery vehicle maintenance records b.Delivery vehicle ownership records c.Shipping manifests for completed and in-transit deliveries d.Contemporaneous inventory log e.Delivery log including location, time and delivery driver f.Quality assurance details for products stored, destruction or loss of any product 8.Business location shall implement a security and surveillance plan complying with SSFMC Section 20.410.010. 9.Operating Agreement with the City, pursuant to Section SSFMC 20.410.009. Staff recommends the project for approval with the proposed Conditions of Approval based on review by the Planning Division,Building Division,Engineering Division,Police Department,Fire Department,and Water Quality Division of all submitted materials attached to this report with minor redactions for security purposes. Staff finds that: ·The location is appropriate for the continued cannabis delivery-only operation; ·The delivery-only office has an approved security plan with a very small footprint and presence; ·All current employees have passed background checks by the Police Department; ·There are no expected air quality impacts,greenhouse gas emissions,or hazardous materials on site due to the nature of the delivery-only business; and ·The Loaded Bowl,LLC has been operating at the same location with the same operating plan since 2018 with no incident, is considered in good standing with the City, and is current on all fees. GENERAL PLAN CONSISTENCY ANALYSIS Staff has conducted an analysis of the 2040 General Plan and finds that this use is consistent with the following City of South San Francisco Printed on 4/24/2025Page 4 of 5 powered by Legistar™16 File #:25-375 Agenda Date:5/1/2025 Version:1 Item #:3 Staff has conducted an analysis of the 2040 General Plan and finds that this use is consistent with the following General Plan goals: ·Goal LU-7:A diverse economy and range of businesses by maintaining,beautifying,and expanding spaces for neighborhood commercial,including retail,restaurants,and small offices.Intent:To nurture and provide opportunity for businesses to succeed in South San Francisco. ·Goal PE-7:South San Francisco provides a business climate that supports the success of local entrepreneurs and existing small,local,minority-owned,and culturally diverse businesses.Intent:To ensure South San Francisco’s small local,minority-owned,and culturally diverse businesses can achieve success by removing barriers to opportunity and providing culturally appropriate technical resources and training for entrepreneurs. ENVIRONMENTAL REVIEW The project proposes renewal of a previously granted CUP for an existing cannabis delivery-only operation within an existing structure,involving negligible or no expansion of use beyond the existing office use on-site. As such,the proposal can be exempted from further environmental review per Section 15301,Class 1 Existing Facilities per the California Environmental Quality Act. CONCLUSION With approval of regulations for commercial cannabis operations,the City has set clear operating procedures and expectations.The applicant,The Loaded Bowl,LLC,received its original CUP for a cannabis delivery-only operation at 500 S.Airport Boulevard in 2018,and since that time has successfully operated the business with no incident and in compliance with the City’s regulations.The applicant has submitted an application to renew the CUP for the same use at the same location with the same operating plan. Successful operation will be grounds for approval of a Conditional Use Permit renewal in 2030.Alternatively, if the proposed business fails to comply with the requirements of SSFMC Chapter 20.410,the Operator Permit and/or Conditional Use Permit may be subject to suspension or revocation. As such,staff recommends that the Planning Commission approve the Conditional Use Permit renewal request for a term of five years and expiring on May 1,2030,to operate a cannabis delivery-only operation at 500 S. Airport Boulevard,Suite H,subject to the Findings of Approval and Conditions of Approval attached to this staff report and determine that the project is exempt under CEQA, Section 15301, Class 1 Existing Facilities. Attachments 1.Findings of Approval 2.Conditions of Approval 3.Conditional Use Permit Application 4.Security Plan City of South San Francisco Printed on 4/24/2025Page 5 of 5 powered by Legistar™17 FINDINGS OF APPROVAL CAN18-0001; UP25-0002 500 S. AIRPORT BLVD, SUITE H (As approved by the Planning Commission on May 1, 2025) As required by the Use Permit Procedures (SSFMC Chapter 20.490), the following findings are made in support of a Conditional Use Permit to operate a Cannabis Delivery-Only Operation at 500 S. Airport Boulevard, Suite H in the Business Technology Park-High (BTP-H) Zoning District in accordance with Title 20 of the South San Francisco Municipal Code (SSFMC), based on public testimony and materials submitted to the South San Francisco Planning Commission which include, but are not limited to: Application materials prepared by applicant, submitted March 4, 2025 and March 28, 2025; Planning Commission staff report dated May 1, 2025; and Planning Commission meeting of May 1, 2025. Conditional Use Permit A. The project is located within the Business Technology Park-High (BTP-H) which does not permit cannabis delivery-only operations; however, since the applicant received a Conditional Use Permit for cannabis delivery-only operations at this site in 2018 (UP18- 0010; CAN18-0001), this is considered a legal non-conforming use. Therefore, the applicant can continue this use, cannabis delivery-only operations, at 500 S. Airport Boulevard, Suite H, provided they do not expand their operations. B. The project is consistent with the General Plan since this use has previously been approved at 500 S. Airport Boulevard and is considered a legal non-conforming use. C. The project will not be adverse to the public health, safety or general welfare of the community, or detrimental to surrounding properties or improvements. The operation is for delivery-only, does not permit visitors or retail, and will make deliveries in unmarked vehicles and conform to the security requirements per SSFMC 20.410.010. D. The project complies with design and development standards applicable to the Business Technology Park-High (BTP-H) Zoning District and use. There are no proposed alterations to the existing office suite located at 500 S. Airport Boulevard. E. The design, location, size, and operating characteristics of the proposed use would be compatible with the existing and reasonably foreseeable future land uses in the vicinity because it will comply with all operating and security requirements as set forth in SSFMC 20.410 and has been adequately reviewed and conditioned by the Fire Department, Police Department, Economic and Community Development Department, and Public Works Department. 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 since the cannabis operation will be located in a 132 sq. ft. office in an existing business park in the BTP-H Zoning District and has been adequately reviewed and conditioned by the Fire Department, Police Department, Economic and Community Development Department, and Public Works 18 Department. 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 since the cannabis operation will locate in an existing building and not make any changes to the current use or general operation characteristics of the site. 19 CONDITIONS OF APPROVAL CAN18-0001, UP25-0002 500 S. AIRPORT BLVD, SUITE H (As approved by the Planning Commission on May 1, 2025) INTRODUCTION The term “applicant,” “developer,” “project owner,” or “project sponsor” used hereinafter shall have the same meaning - the applicant for the 500 S. Airport Boulevard, Suite H project or the property/project owner if different from applicant. GENERAL 1. The cannabis delivery-only operation at 500 S. Airport Boulevard, Suite H shall be operated substantially as indicated on the plan set (as submitted on March 4, 2025) and the project description (as submitted on March 28, 2025), both prepared by The Loaded Bowl, LLC, and as approved by the Planning Commission in association with UP25-0002, as amended by the conditions of approval. Any final plans shall be subject to the review and approval of the City’s Chief Planner. 2. The permit shall be subject to revocation if the project is not operated in compliance with the conditions of approval. 3. 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. 4. Any modification to the approved plans shall be subject to SSFMC Section 20.450.012 (“Modification”), whereby the Chief Planner may approve minor changes. All exterior design modifications, including any and all utilities, shall be presented to the Chief Planner for a determination. 5. The Conditional Use Permit shall expire on May 1, 2030, and may be renewed prior to expiration date if the cannabis operation remains in good standing with the City and complies with all applicable state and local laws and regulations. 6. The application for a delivery-only cannabis operation shall comply with the performance standards listed in SSFMC Section 20.410.008, as follows: a. Commercial delivery of cannabis to a fixed address within City limits is permitted throughout the city except at the following locations: schools, day care centers, youth centers, public parks and open space, public buildings, eating or drinking establishments. All deliveries must be to a fixed address. b. Fixed delivery-only cannabis businesses shall be sited a minimum of 600 feet from residential uses, schools, day care centers and youth centers. 20 Conditions of Approval – CAN-18-0001; UP25-0002 – 500 S. Airport Blvd, Suite H c. All delivery-only cannabis operations must obtain and maintain a valid operator permit issued by the City pursuant to Section 20.410.009. The operator permit shall be re-issued on January 1 of each year and applicable fee payment will be required. d. All delivery-only cannabis activities must be conducted in accordance with all applicable State laws and regulations, as may be amended from time to time, and all applicable local laws and regulations. e. All cannabis, cannabis products, and any aspect of the delivery of cannabis that indicates the type of product(s) being delivered shall not be visible from the public right-of-way, exterior of a structure, and/or vehicle(s) where those commercial cannabis activities take place. f. All fixed locations for delivery-only operations must comply with the provisions of a fire safety plan ensuring compliance with all applicable Fire Code and Building Code requirements prepared by a third-party engineer and approved by the City. g. Security in Delivery-Only Vehicle shall include: i. All cannabis and cannabis products shall be stored in a lockbox that is permanently secured to the vehicle during transport. ii. All delivery vehicles shall include video and audio monitoring equipment that retains recordings for 30 days, has date and time stamped recordings, and video overlays that indicate which vehicle the recording is from. iii. All delivery vehicles shall include cellular technology-based panic buttons or other emergency alert devices. iv. All delivery vehicles shall be tracked by GPS locators that are monitored at the fixed delivery-only cannabis business location and retain logs of GPS locations for one year. v. All delivery vehicles must be plainly marked and not include any overt or obvious indications of the products being distributed. h. All delivery-only business location sites must implement and maintain a security plan and surveillance system that complies with the requirements outlined in Section 20.410.010. i. Security In-Transit Requirements shall include: i. Delivery vehicles may only travel between the delivery business locations and drop-off destinations while transporting cannabis and/or cannabis products. ii. Deliveries are only permitted during the hours specified under State law and/or regulations. iii. Only operators and/or employees of operators may be present in the delivery vehicle while transporting cannabis or cannabis products. 21 Conditions of Approval – CAN-18-0001; UP25-0002 – 500 S. Airport Blvd, Suite H iv. All drivers shall carry valid identification and proof of employment at a permitted delivery facility. v. All drivers shall carry an inventory log of cannabis and cannabis products being transported. j. All delivery vehicles must be registered with the City Police Department. k. Recordkeeping Requirements. Operators shall keep the following records: i. All delivery vehicle maintenance records. ii. All delivery vehicle ownership records. iii. All shipping manifests for completed and in-transit deliveries. iv. A contemporaneous inventory log. v. Delivery log including location, time, and delivery driver. vi. Quality-assurance details for all cannabis and cannabis products stored and/or delivered by operator, destruction or loss of any cannabis and/or cannabis products. 7. Applicant shall continue to operate the cannabis delivery-only operation at 500 S. Airport Boulevard, Suite H as detailed in the Operating Agreement dated January 23, 2019, subject to minor modification by the City Attorney’s Office, pursuant to SSFMC Section 20.410.009. For questions regarding the General Conditions of Approval, please contact Megan Wooley- Ousdahl, Principal Planner, at [email protected] or (650) 877-8535. POLICE DEPARTMENT 1. All construction must conform to SSFMC Chapter 15.48.070 Minimum-security standards for nonresidential buildings, (Ord. 1477 §1C, 2013; Ord. 1166 § 1, 1995). 2. The applicant shall comply with SSFMC Chapter 20.410.008 Delivery Only Operations, (Ord. 1551 § 2, 2018) and 20.410.010 Commercial Cannabis Operations Security Requirements, (Ord.1551 § 2, 2018). 3. After consulting with Sergeant Sean Curmi, who has reviewed the applicant’s business and security plans, the Chief of Police believes there are sufficient security measures in place and no security guards will be required. The Chief of Police maintains the right to increase the number of security guards, as per SSFMC Section 20.410.010 (B)(4) as business or criminal conditions change. For questions concerning the Police Department Conditions of Approval, please contact Sgt. Sean Curmi at [email protected] or (650) 877-8927. 22 23 24 25 26 27 THE LOADED BOWL LLC Mission Statement The mission of The Loaded Bowl is to provide safe, reliable, and high-quality cannabis products to our community while setting the standard for excellence in the cannabis delivery industry. We are committed to reducing the stigma surrounding cannabis by delivering exceptional service, ensuring compliance, and maintaining the highest level of integrity. Our goal is to enhance the well-being of our customers while positively contributing to the city of South San Francisco and beyond. Office Location 28 1 Our office is located at 500 S. Airport Blvd, Suite H, in a properly zoned area for cannabis businesses. We operate as a delivery-only service, ensuring that: • No transactions occur near restricted areas (e.g., schools, parks). • No signage is displayed on-site, vehicles, or personnel. • No unauthorized persons enter the premises. Security includes video surveillance and card access control to prevent theft and ensure compliance. Personnel Dalvin Martin: CEO Genevieve Martin: CFO, overseeing financials and record-keeping Wallace Alves: Manager and driver All employees will: • Pass background checks. • Complete cannabis dispensary certification courses and biannual training. • Maintain a clean driving record and insurance for delivery drivers. Supply Chain We source products from fully licensed distributors that comply with California’s METRIC SYSTEM to ensure quality and proper tax compliance. Our preference is to work with local companies once licensed and compliant. Receiving Process: 29 30 3 Technology and Equipment We use to manage: • Sales, inventory, and compliance records. • Customer profiles with ID verification, delivery address, and order history. • Discount programs. The ensures compliance with state and federal regulations. Day-to-Day Operations •Hours: 9 AM – 9 PM, seven days a week • Orders can be placed online at • ID verification and account setup are required for first-time customers. • Purchase limits comply with California regulations (28.5g non-concentrated, 8gconcentrate per day). • Orders are quality-checked, invoiced, and delivered securely. Delivery Process • Delivery vehicles are GPS tracked, monitored with video and audio, • Deliveries occur only during operating hours. • Drivers carry valid ID, a copy of the employer’s license, and an identificationbadge. 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 •Detailed description of cannabis goods ordered •Total amount paid The driver is required to note the delivery date and time The driver shall verify customer's age The driver shall have the customer sign the delivery receipt A copy of the delivery receipt shall be provided to the customer. Record Keeping: Usin�ill maintain any and all inventory records and documentation for at least one year after the date on the document. All documents will be available to the Department for review upon request. 13 60 City of South San Francisco Legislation Text P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA File #:25-363 Agenda Date:5/1/2025 Version:1 Item #:4 Report regarding consideration of a Conditional Use Permit to operate a charter bus facility at 141 South Maple Avenue in the T5 Lindenville (T5L)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.(Stephanie Skangos, Senior Planner) RECOMMENDATION Staff recommends that the Planning Commission conduct a public hearing and take the following actions: 1.Make a determination that the Project is categorically exempt under the provisions of the California Environmental Quality Act (CEQA),Class 1,Section 15301,Existing Facilities,and Class 4,Section 15304, Minor Alterations to Land; and 2.Approve the Conditional Use Permit for Planning Project P21-0120,UP21-0014,based on the attached Findings and subject to the Conditions of Approval. MOTIONS FOR THE COMMISSION TO ADOPT STAFF RECOMMENDATION: (1)Make a determination that the project is categorically exempt under CEQA; and (2)Approve the Use Permit entitlement subject to the Conditions of Approval. BACKGROUND/DISCUSSION In August 2021,the applicant submitted a Business License Application for a new charter bus company,A Perfect Express,Inc.,at 141 S Maple Avenue.The Planning Division advised the applicant that a Use Permit was required for a fleet-based use at the proposed site,and the applicant submitted an application to operate the charter bus facility was to the Planning Division. At the time of application submittal,the project site was located within the Mixed Industrial (MI)Zoning District,and a light fleet-based use was permitted subject to the approval of a Conditional Use Permit (CUP). The City adopted a new General Plan and Zoning Code in October 2022.The new Zoning Code included a rezoning of the project site to a new zoning district,the T4 Maker (T4M)District.In this district,fleet-based services remained permitted with approval of a Use Permit.In September 2023,the City adopted the new Lindenville Specific Plan,and the project site was rezoned to the new T5 Lindenville (T5L)District due to its location within the Lindenville Specific Plan area.Fleet-based services are not an allowed use in the T5L District;however,due to the project site’s history,original application date of 2021,and existing surrounding City of South San Francisco Printed on 4/24/2025Page 1 of 5 powered by Legistar™61 File #:25-363 Agenda Date:5/1/2025 Version:1 Item #:4 uses that are similar to the proposed use, staff supports the application for a CUP to allow a fleet-based use. Site Overview The project site is located at 141 South Maple Avenue.There is an existing one-story industrial building with a front office and three warehousing areas on the site.An existing area within the interior of the lot is used as a surface parking lot and is accessed via an unpermitted electric-powered gate along a driveway off South Maple Avenue.An additional surface area along the South Maple Avenue frontage is currently used for parking. Neither area is completely paved nor currently striped per parking requirements of South San Francisco Municipal Code (SSFMC)Section 20.330.010 (Parking Area Design and Development Standards).The project site is surrounded by existing commercial and industrial uses. Proposal The applicant is requesting a Use Permit to relocate their charter bus facility,A Perfect Express,Inc.,from San Francisco to the project site.A Perfect Express,Inc.will solely use the site for bus and driver parking.The company operates 12 light fleet buses and has a total of 12 full-time drivers with regular driving routes and route hours that vary from Monday through Friday,7 a.m.to 10 p.m.,and Saturday and Sunday,7 a.m.to 8 p.m.Drivers will only be on-site to pick up and return their vehicles.The existing building will not be used for the business. The applicant is proposing to pave the existing surface area and install 13 bus parking spaces and 14 employee parking spaces in this area.The existing electric-powered gate leading to this area will be removed.Three additional employee parking spaces will be installed directly adjacent to existing second curb cut on South Maple Avenue and located in front of the existing building.As part of the parking lot reconstruction,the applicant will also install new landscaping and lighting. ZONING CONSISTENCY Proposed Use The project site is located within the T5 Lindenville (T5L)Zoning District.Per South San Francisco Municipal Code (SSFMC)Table 20.135.060.B.1 (Uses in the Transect Zoning Districts),fleet-based services are not a permitted use.However,as discussed above,due to the project site’s history,original application date of 2021, and existing surrounding uses that are similar to the proposed use,the request and application for a Use Permit to allow a fleet-based use at this location is being supported. The City’s Zoning Ordinance also outlines specific standards and requirements for fleet-based services.These standards are listed in SSFMC Section 20.350.019 (Fleet-Based Services)and include requirements for a Parking Management and Monitoring Study to confirm that adequate parking and circulation for the use is provided.Additionally,per this section,all fleet-based services are also subject to requirements outlined in SSFMC Section 20.350.008 (Automobile/Vehicle Sales and Leasing).These standards include specific requirements for landscaping and lighting, which are discussed below. Parking Requirements The project site is located within a Transit Station Area,as the site is located within a half-mile of the South San City of South San Francisco Printed on 4/24/2025Page 2 of 5 powered by Legistar™62 File #:25-363 Agenda Date:5/1/2025 Version:1 Item #:4 The project site is located within a Transit Station Area,as the site is located within a half-mile of the South San Francisco Caltrain Station and along a transit corridor with a fixed route bus service.Per SSFMC Section 20.330.004 (Required Parking Spaces),and in accordance with California Assembly Bill (AB)2097,no off- street parking is required for any use located within a Transit Station Area.Therefore,the proposed use does not technically required parking.However,due to the nature of the proposed use as an automotive use,and per zoning requirements specific to the proposed use,as discussed above,a Parking Management and Monitoring Study is required to confirm that adequate parking and circulation are provided. The applicant has provided a proposed parking plan,as well as a project narrative and bus and driver schedule that addresses the requirements of the Parking Management and Monitoring Study.The applicant is proposing to pave the existing surface area and install 13 bus parking spaces and 14 employee parking spaces in this area, with an additional three employee parking spaces at the front of the lot.The new employee stalls will be striped in accordance with SSFMC Section 20.330.010 (Parking Area Design and Development Standards).The new bus parking stalls will be sized appropriately for the company’s bus type.The proposed bus and vehicle stalls more than adequately accommodate the company’s fleet of 12 buses and 12 full-time drivers.Additionally,the applicant has included an analysis on vehicle and bus turning radii as part of their proposed parking plan to confirm that the proposed parking layout and stall sizes are adequate for their needs.All documents are attached to this staff report (Attachments 2, 3, and 4). Landscaping Requirements As mentioned above,per SSFMC Section 20.350.019 (Fleet-Based Services),fleet-based uses are also subject to additional requirements outlined in SSFMC Section 20.350.008 (Automobile/Vehicle Sales and Leasing). These include landscaping requirements.At least 10%of the project site is required to be landscaped,with certain minimum dimensions for landscaping planters along the front and interior property lines.Because the project site is currently developed,there are no changes proposed to the existing building,and the existing surface area is currently utilized as a parking lot,there is some flexibility in application of the landscaping requirements. The applicant is proposing new landscaping that totals approximately 9.4%of the project site.Landscaping is included along the entirety of the front property line,except at the existing curb cut locations that provide access to the front three employee parking stalls and the repaved parking area.Additionally,landscaping planters are provided along a portion of the interior side and rear property lines in areas that will not interfere with the parking lot circulation.The proposed landscaping includes low-water use plant species,and an irrigation plan has been provided in accordance with SSFMC Section 20.300.008 (Landscaping).Conditions of Approval have been included in Attachment 1 to this staff report to ensure that the proposed landscaping is installed as proposed and will be permanently maintained in compliance with the City’s landscaping requirements. Lighting Requirements In addition to landscaping requirements,SSFMC Section 20.350.008 also includes lighting standards for fleet- based services.All exterior light sources shall be energy efficient,stationary,and shielded or recessed to ensure that all light is directed away from adjacent properties and public rights-of-way.Additionally,proposed lighting City of South San Francisco Printed on 4/24/2025Page 3 of 5 powered by Legistar™63 File #:25-363 Agenda Date:5/1/2025 Version:1 Item #:4 that all light is directed away from adjacent properties and public rights-of-way.Additionally,proposed lighting shall also comply with SSFMC Section 20.300.009 (Lighting and Illumination). The applicant has included proposed exterior lighting within the repaved parking area.Conditions of Approval have been included in Attachment 1 to this staff report to ensure that the proposed lighting complies with all applicable lighting requirements. GENERAL PLAN CONSISTENCY The proposed project is consistent with the City’s General Plan,which designates the site as Industrial Transition Zone.This land use designation is intended as a transition between a mixed-use area and high industrial area with a mix of residential and industrial uses. ENVIRONMENTAL REVIEW The proposed project has been determined to be categorically exempt under the provisions of CEQA,Class 1, Section 15301,Existing Facilities,and Class 4,Section 15304,Minor Alterations to Land.The project site is an existing developed property surrounded by existing commercial and industrial buildings.The proposal includes only minor exterior improvements,including repaving of the surface parking lot,striping of bus and vehicle parking stalls,and the installation of new landscaping.No work is proposed for the existing building at this time. CONCLUSION The proposed use is compatible with the surrounding uses and will not have an adverse effect to the public health,safety,or general welfare of the community.Specific standards and requirements for fleet-based services have been met and are incorporated into the project.The proposed project will improve the functionality and appearance of the site,through improvements to the parking areas and landscaping.For these reasons,staff recommends that the Planning Commission take the following actions: 1.Make a determination that the Project is categorically exempt under the provisions of the California Environmental Quality Act (CEQA),Class 1,Section 15301,Existing Facilities,and Class 4,Section 15304, Minor Alterations to Land; and 2.Approve the Conditional Use Permit for Planning Project P21-0120,UP21-0014,based on the attached Findings and subject to the Conditions of Approval. Attachments 1.Findings and Conditions of Approval 2.Project Plans 3.Project Description and Operational Statement 4.A Perfect Express, Inc. Bus Schedule City of South San Francisco Printed on 4/24/2025Page 4 of 5 powered by Legistar™64 File #:25-363 Agenda Date:5/1/2025 Version:1 Item #:4 City of South San Francisco Printed on 4/24/2025Page 5 of 5 powered by Legistar™65 FINDINGS OF APPROVAL P21-0120: UP21-0014 141 S MAPLE AVENUE (As recommended by City Staff on May 1, 2025) As required by the Use Permit Procedures (SSFMC Chapter 20.490), the following findings are made in support of a Use Permit to operate a charter bus facility at 141 S Maple Avenue in the T5 Lindenville (T5L) Zoning District in accordance with Title 20 of the South San Francisco Municipal Code (SSFMC), based on public testimony and materials submitted to the South San Francisco Planning Commission which include, but are not limited to: Application materials submitted December 1, 2021; project plans prepared by C & E Designs and John Dalrymple Landscape Architecture, dated stamp received April 17, 2025; Planning Commission staff report dated May 1, 2025; and Planning Commission hearing of May 1, 2025. 1. Use Permit A. The zoning designation of the project site has been amended twice since application submittal in 2021. The project site was originally located within the Mixed Industrial (MI) Zoning District, and the proposed use was permitted subject to the approval of a Use Permit (UP). As part of the City’s General Plan and Zoning Code update in October 2022, the project site was rezoned to the T4 Maker (T4M) District, in which the proposed use remained permitted with approval of a UP. In September 2023, the City adopted the new Lindenville Specific Plan, and the project site was rezoned to the T5 Lindenville (T5L) District. While the proposed use is not currently allowed in this district, the project site’s history, original application date, and existing surrounding uses that are similar to the proposed use help support this project. Additionally, the project is in compliance with all other applicable Zoning requirements, including specific standards for fleet-based services, parking and landscaping. Conditions of approval will ensure continued compliance with the City’s Zoning Ordinance requirements and development standards; B. The proposed use is consistent with the City’s General Plan in that the project site is designated Industrial Transition Zone, and intended as a transition between a mixed-use area and high industrial area with a mix of residential and industrial uses; C. The proposed use will not be adverse to the public health, safety or general welfare of the community, or detrimental to surrounding properties or improvements. The project does not propose operations that create impacts to surrounding areas, and conditions of approval will ensure that the use complies with the approved plans and the regulations and standards set forth in the South San Francisco Municipal Code; 66 Findings of Approval Page 2 of 2 D. The proposed use complies with design or development standards applicable to the T5L Zoning District. Conditions of approval will ensure continued compliance with the City’s Zoning Ordinance; 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 because the proposed use is in character with the surrounding mix of businesses and land uses in the project vicinity; 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 because the site is already developed, and the proposed use is consistent with the surrounding existing commercial and industrial uses; 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 and Section 15304 – Class 4: Minor Alterations to Land. (CEQA Guidelines). The project site is an existing developed property surrounded by existing commercial and industrial buildings, and the proposal includes only minor exterior improvements. 67 CONDITIONS OF APPROVAL P21-0120: UP21-0014 141 S MAPLE AVENUE (As recommended by City Staff on May 1, 2025) PLANNING DIVISION CONDITIONS Introduction The term “applicant”, “developer”, “project owner” or “project sponsor” used hereinafter shall have the same meaning: the applicant for the 141 S Maple Avenue project or the property / project owner if different from applicant. GENERAL 1. The project shall be constructed and operated substantially as indicated on the plan set prepared by C & E Designs and John Dalrymple Landscape Architecture, dated stamp received April 17, 2025, and approved by the Planning Commission in association with P21-0120, as amended by the conditions of approval. The final plans shall be subject to the review and approval of the City’s Chief Planner. 2. The construction drawings shall comply with the Planning Commission approved plans, as amended by the conditions of approval, including the plans prepared by C & E Designs and John Dalrymple Landscape Architecture, dated stamp received April 17, 2025. 3. The permit shall be subject to revocation if the project is not operated in compliance with the conditions of approval. 4. 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. 5. The applicant shall obtain all required permits for the initiation and operation of the proposed use, including a City Business License. 6. Prior to any construction, if proposed, all required building permits shall be obtained from the City’s Building Division. 7. All conditions of the permit shall be completely fulfilled to the satisfaction of the affected City Departments and Planning and Building Divisions prior to occupancy of any building. 68 Conditions of Approval Page 2 of 8 8. Applicant shall submit a checklist showing compliance with Conditions of Approval with the building permit application and plans and/or business license application and materials. 9. 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. 10. Prior to issuance of any building or construction permits for grading improvements, the applicant shall submit final grading plans for review and approval by the City Engineer, Fire Marshal, and Chief Planner. 11. The applicant shall comply with all permitting requirements of applicable agencies related to the project and provide proof of permits and/or approval prior to building permit and/or business license issuance for these project elements. 12. Any modification to the approved plans shall be subject to SSFMC Section 20.450.012 (“Modification”), whereby the Chief Planner may approve minor changes. All exterior design modifications, including any and all utilities, shall be presented to the Chief Planner for a determination. 13. 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, A one-year permit extension may be granted in accordance with provisions of the SSFMC Chapter 20.450 (“Common Procedures”). 14. 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. DESIGN REVIEW / SITE PLANNING 15. All equipment (either roof, building, or ground-mounted) shall be screened from view through the use of integral architectural elements, such as enclosures or roof screens, and landscape screening or shall be incorporated inside the exterior building wall. Equipment enclosures and/or roof screens shall be painted to match the building. Prior to issuance of a building permit the applicant shall submit plans showing utility locations, stand-pipes, equipment enclosures, landscape screens, and/or roof screens for review and approval by the Chief Planner or designee. 16. Prior to issuance of any building or construction permits for landscaping improvements, the applicant shall submit final landscaping and irrigation plans for review and approval by the City’s Chief Planner. The plans shall include documentation of compliance with SSFMC Section 20.300.008 (“Landscaping”). 69 Conditions of Approval Page 3 of 8 17. Plant materials shall be replaced when necessary with the same species originally specified unless otherwise approved by the Chief Planner. 18. All landscape areas shall be watered via an automatic irrigation system, which shall be maintained in fully operable condition at all times, and which complies with SSFMC Chapter 20.300 (“Lot and Development Standards”). 19. All landscaping installed within the public right-of-way by the property owner shall be maintained by the property owner. 20. Prior to issuance of certificate of occupancy, the applicant shall submit final landscaping and irrigation plans demonstrating compliance with the State’s Model Water Efficiency Landscaping Ordinance (MWELO), if applicable (See SSFMC Section 20.300.008, and the City’s WELO Document Verification package). a. Projects with a new aggregate landscape of 501 – 2,499 sq. ft. may comply with the prescriptive measures contained in Appendix D of the MWELO. b. Projects with a new aggregate landscape of 2,500 sq. ft. or greater must comply with the performance measures required by the MWELO. c. For all projects subject to the provisions of the MWELO, the applicant shall submit a Certificate of Completion to the City, upon completion of the installation of the landscaping and irrigation system. 21. The applicant shall install three-inch diameter, PVC conduit along the project frontage, in the right- of-way, if any trenching is to take place, for the purpose of future fiber installation. Conduit shall have a pull rope or tape. A #8 stranded trace wire will be installed in the conduit or other trace wire system approved by the City. 22. The applicant shall include exterior lighting in compliance with SSFMC Sections 20.300.009 (“Lighting and Illumination”) and 20.350.008 (“Automobile/Vehicle Sales and Leasing”) in the building permit application and plans. For questions regarding Planning Division COAs, please contact Stephanie Skangos at [email protected] BUILDING DIVISION CONDITIONS 1. Provide demo permit for unpermitted auto gate removal. 2. Provide site lighting at night for drivers coming in and out of the parking lot. 70 Conditions of Approval Page 4 of 8 3. Provide path of travel from ADA parking to the public sidewalk per 2022 California Building Code Chapter 11B. 4. Provide vehicular barrier at the left side to prevent the vehicle running into the neighboring building. 5. No motor vehicle washing allowed on-site. 6. Additional comments may be made during the building permit application plan check. For questions concerning Building Division COAs, please contact Gary Lam at [email protected] or (650) 829-6669. ENGINEERING DIVISION CONDITIONS 1. The Applicant may pay the Citywide Transportation Impact Fee (per Res 120-2020) prior to Building Permit Issuance. Feel free to visit the City’s website for additional information, https://www.ssf.net/departments/public-works/engineering-division/development-review, under Development Impact Fees. 2. 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. 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. The Applicant shall submit detailed plans printed to PDF and combined into a single electronic file, 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 71 Conditions of Approval Page 5 of 8 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. 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. 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. A Hauling Permit shall be required for excavations and off-haul or on-haul, per Engineering requirements; should hauling of earth occur prior to grading. Otherwise, hauling conditions would be included with the grading permit. Hauling Permit may be found on the City website at: http://www.ssf.net/departments/public-works/engineering-division. 8. A soils report/investigation is required for all new homes and as may be required by the City Engineer or Building Official. The soils report/investigation shall be prepared by a registered geotechnical engineer and shall include the following information: a. Identification of any geologic hazards on or adjacent to the site which may impact the project, b. Recommendations to mitigate any potential geologic hazards, c. Recommendations regarding the suitability of the site for the proposed development, d. Recommendations for site grading, foundation design parameters, etc., e. Depth of groundwater on-site (normal high water). f. Clarify the purpose of the existing monitoring wells and whether they’re still active or is abandoned. g. This site had a history of previous sinkholes, which shall be evaluated. 72 Conditions of Approval Page 6 of 8 9. No trees or permanent structures shall be proposed or constructed within any PUE bordering the interior property lines or within the property itself. Flatwork may be permissible (per discretion of the City). 10. The owner may, 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. 11. 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. 12. Contractors must have a Class A/C-42 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. 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. 13. The Engineering Division reserves the right to revise or include additional conditions during the building permit application plan review. For questions concerning Engineering COAs, please contact Kelvin Munar at [email protected]. FIRE DEPARTMENT CONDITIONS 1. Projects shall be designed in compliance with established regulations 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 73 Conditions of Approval Page 7 of 8 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. The proposed application proposes no modification of the exiting building, no use of the existing building, and no use of the building is being permitted as a part of this application. 5. Any gate installed at this facility shall be subject to a gates and barricades fire construction permit from the Fire Department and shall be an automatic gate in accordance with CFC requirements. Other Departmental permits may be required. For questions concerning Fire Department COAs, please contact Ian Hardage at [email protected] or (650) 829-6645. PARKS DIVISION CONDITIONS 1. The applicant shall install one new tree within the proposed landscaping area on S Maple Avenue and one new tree within the proposed landscaping area along the rear of the property. The landscaping plan shall be revised to include these new trees and included with the building permit application and plans. 2. The irrigation plan shall be updated to include appropriate irrigation for the new trees required above and included with the building permit application and plans. For questions concerning Parks Division COAs, please contact Joshua Richardson at [email protected]. POLICE DEPARTMENT CONDITIONS 1. All construction must conform to South San Francisco Municipal Code Chapter 15.48.070 Minimum security standards for non-residential buildings, (Ord. 1477 § lC, 2013; Ord. 1166 § 1, 1995) 2. 15.48.085 Additional Security Measures May Be Required a. Per South San Francisco Municipal Code 15.48.085 -Additional Security Measures, the following conditions will also be required: 74 Conditions of Approval Page 8 of 8 1) The applicant shall install and maintain a camera surveillance system that conforms to the minimum technical specifications of South San Francisco Municipal Code Chapter 8.66.050 Minimum technological standards, (Ord. 1515, 2016). The video surveillance cameras will be used as a crime deterrent and assist with the identification and apprehension of criminals if a crime is committed on the property. Enough cameras shall be installed to provide adequate coverage for the intended space. Cameras shall be placed minimally in the following locations: • All exterior entrances/exits • Parking area (providing coverage to entire parking area) 3. The Police Department requires acknowledgement of these comments to include specific locations in the plans where the applicable change requests have been made. 4. The Police Department reserves the right to review and comment upon the submission of revised and updated plans. For questions concerning Police Department COAs, please contact Sean Curmi at [email protected] or (650) 877-8927. WATER QUALITY CONTROL DIVISION CONDITIONS The following items must be included in the plans or are requirements of the Water Quality Control Stormwater and/or Pretreatment Programs and must be completed prior to the issuance of a building permit: 1. NO WASHING/RINSING TO STORMDRAIN SYSTEM ALLOWED. If vehicle washing or rinsing is to be performed on site, wash waters shall be directed to the sanitary sewer, or to landscaping. Facility will be inspected regularly to ensure vehicle wash or rinse waters are not being discharged to the storm drain system (exterior drains or street). 2. If Vehicle washing is anticipated, a washing and discharge plan must be submitted to the Water Quality Control Program. For questions concerning Water Quality Control Division COAs, contact Andrew Wemmer at [email protected] or (650) 829-3840. 75 100'-0" 51 ' - 3 " 350'-0" 10'-0" 18'-2" 30'-0" 18'-0"31'-0"33'-10" 22 ' - 0 " 10 ' - 6 " 11 ' - 6 " 40'-9" 64'-3"93'-0" 66 ' - 7 " 31'-6" 315'-2" 36'-0" 65'-0" 165'-0" (E) OFFICE SPACE (E)STORAGE (E) GABLE ROOF OPEN SPACE UNDER (E ) BL O C K 20'-0" 30'-0" 5'-0" (E) OPEN SPACE (E)ROUGH EARTH 16'-1" 15 ' - 0 " E A S E M E N T 15'-0"18'-0" (E ) SI D E W A L K 14 1 S . M A P L E A V E . (E ) ME T A L W I R E F E N C E (E ) AU T O P A R K I N G #1 #2 #3 #4 #5 #6 #7 #8 #9 #10 (E) GABLE ROOF OPEN SPACE UNDER (E)METAL WIRE FENCE 15'-0" (E) LAWN & PLANTERS (E)METAL SWING GATE TO REMAIN. AND REMAIN OPEN DURING BUSINESS HOURS REMOVE UNPERMITTED AUTO GATE 36 ' - 0 " (E ) ME T A L W I R E F E N C E 50 ' - 6 " (E ) CU R B C U T (E ) CU R B C U T AP N - 0 1 4 - 0 9 2 - 2 5 0 APN- 014-092-250 15'-0" EASEMENT 70 4 . 8 0 ' P . L . 18.00' P.L. 19 0 . 3 0 ' P . L . 350.00' P.L. 350.00' P.L. 19 0 . 3 0 ' P . L . 19 0 ' - 4 " CH A R T E R B U S P A R K I N G 14 1 S O . M A P L E A V E . SO U T H S A N F R A N C I S C O , C A 11/30/23 PROJECT NO: ISSUED DATE: CHECK BY: 221 Verano Dr., So. SF CA 94080 C & E Designs Chris Ho 231002 [email protected] Scale: 1/16" = 1'-0" EXISTING SITE PLAN1 A1.0 GE N E R A L N O T E , V I C I N I T Y M A P , E X I S T I N G S I T E P L A N . NTS VICINITY MAP GENERAL NOTES VERIFY ALL DIMENSIONS OF THE LOT, EASEMENT, AND SOIL CONDITIONS INCLUDING EXCAVATION, UNDERPINNING, DRAINAGE AND UTILITY LINES AT THIS PROPERTY, AS WELL AS, AT ADJACENT PROPERTIES. ALL CONSTRUCTION WORK SHALL CONFORM TO LOCAL BUILDING CODE. THE DRAWINGS ARE INTENDED TO DESCRIBE AND PROVIDE FOR A FINISHED PIECE OF WORK. THE CONTRACTOR SHALL UNDERSTAND THAT THE WORK HEREIN DESCRIBED SHALL BE COMPLETED IN EVERY DETAIL ALTHOUGH EVERY NECESSARY ITEM INVOLVED IS NOT PARTICULARLY MENTIONED. THE CONTRACTOR WILL BE HELD RESPONSIBLE TO PROVIDE ALL THE MATERIALS AND LABOR NECESSARY FOR THE ENTIRE COMPLETION OF THE WORK INTENDED TO BE DESCRIBED AND SHALL NOT AVAIL HIMSELF MANIFESTLY OF ANY UNINTENTIONAL ERROR OR OMISSION SHOULD SUCH EXISTS. SHOULD ANY ERROR OR INCONSISTENCY APPEARS OR OCCURS IN THE DRAWING, THE CONTRACTOR SHALL NOTIFY THE OWNER AND ARCHITECT/ENGINEER FOR PROPER ADJUSTMENT BEFORE PROCEEDING WITH THE WORK, AND IN NO CASE, SHALL PROCEED WITH THE WORK IN UNCERTAINTY. WORK INCLUDED: EXCEPT AS OTHERWISE SPECIFICALLY STATED, THE CONTRACTOR SHALL PROVIDE AND PAY ALL MATERIALS, LABOR, TOOLS, EQUIPMENT, AND BUILDING PERMITS INCLUDING ENCROACHMENT AND HAULING PERMITS. ALTERATIONS: IF ALTERATIONS OF DESIGN OR PLAN ARE MADE WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT/ENGINEER, THE ARCHITECT/ENGINEER SHALL NOT BE RESPONSIBLE FOR SUCH ALTERATIONS MADE BY OR AGREED UPON BETWEEN OWNER AND CONTRACTOR. INFORMATION CONFIDENTIAL ALL PLANS, DRAWINGS, SPECIFICATIONS AND/OR INFORMATION FURNISHED HEREWITH ARE AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT/ENGINEER & BE HELD CONFIDENTIAL AND NOT BE USED FOR ANY PURPOSES OTHER THAN THOSE FOR WHICH THEY HAVE BEEN SUPPLIED AND PREPARED. THESE DRAWINGS ARE NOT TO BE COPIED OR DUPLICATED WITHOUT THE ARCHITECT'S/ENGINEER'S WRITTEN PERMISSION. SCOPE OF WORK: PROVIDE NEW 13 CHARTER BUSES OUTDOOR PARKING ON SITE. INSTALL ASPHALT PAVING THROUGHOUT ENTIRE PARKING AND TRAFFIC PATH. INSTALL NEW 3 AUTO PARKING INCLUDES 2 ADA PARKINGS. NO CHANGE TO EXISTING BUILDING. CALIFORNIA BUILDING CODE,2022 EDITION CALIFORNIA MECHANICAL CODE,2022 EDITION CALIFORNIA PLUMBING CODE,2022 EDITION CALIFORNIA ELECTRICAL CODE,2022 EDITION CALIFORNIA ENERGY CODE,2022 EDITION CURRENT SOUTH SAN FRANCISCO AMENDMENTS OF ALL CODES ARCHITECTURAL A-1.0. GENERAL NOTE, VICINITY MAP, EXISTING SITE PLAN, SITE PHOTOS A-1.1. PROPOSED SITE PLAN. A-2.1. PROPOSED PARKING PLAN. LANDSCAPE: LP-1.SITE PLAN LP-2.IRRIGATION PLAN LP-3.IRRIGATION DETAIL LP-4.PLANTING PLAN CHARTER BUSES PARKING AT 141 SOUTH MAPLE AVE. SOUTH SAN FRANCISCO N N CORRECTION WORKS TO COMPLY WITH NOV#CE22-0467 REMOVE UN-PERMITTED AUTOMATIC GATE. DRAWING INDEX: APPLICABLE CODES: PROJECT DATA: JOB ADDRESS: --------------141 SOUTH MAPLE AVE. SOUTH SAN FRANCISCO CA 94080 APN: ---------------------------014-092-180 ZONING: ----------------------M-1 (MIXED INDUSTRIAL) LOT AREA: -------------------- 66,605 SQFT BUILDING USE: --------------WAREHOUSE (S-2) TYPE OF CONSTRUCTION-- TYPE II - NON SPRINKLER DEPARTMENT OF PUBLIC WORK NOTE: THE OWNER SHALL COORDINATE WITH THE PUBLIC WORKS DEPARTMENT TO ENSURE THAT ANY PROPOSED REPAIR WORK TO THE SEWER LATERAL, SIDEWALK, CURB, AND/OR GUTTER WILL BE SATISFACTORY TO THE CITY AND SHALL OBTAIN AN ENCROACHMENT PERMIT FOR ANY WORK IN THE PUBLIC RIGHT OF WAY AND SHALL BE RESPONSIBLE FOR ALL APPLICABLE FEES AND DEPOSITS. ALL WORK RELATED TO THESE REQUIREMENTS SHALL BE ACCOMPLISHED AT THE OWNER'S EXPENSE.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.OWNER MUST OBTAIN AN ENCROACHMENT PERMIT TO REPAIR THE SEWER LATERAL TO THE CITY'S STANDARD. NUMBER OF PARKING: LIGHT FLEET BUS =13 AUTOMOTIVE =17 14 SPACE COUNT TOWARD REQ. PARKING INCLUDES (10 STANDARD PARKINGS) (4 COMPACT PACKINGS). AREA OF LANDSCAPING: (E) LANDSCAPE =360 SQFT (N) LANDSCAPE =5,898 SQFT TOTAL =6,258 SQFT % OF LANDSCAPE =9.4% 76 350'-0" 19 0 ' - 4 " 10'-0" 18'-2" 30'-0" 18'-0"31'-0" AP N - 0 1 4 - 0 9 2 - 2 5 0 33'-10" 22 ' - 0 " 10 ' - 6 " 11 ' - 6 " 40'-9" 31'-6" 315'-2" 36'-0" 65'-0" (E)STORAGE NOT USED(E)OPEN SPACE NOT USED (E ) BL O C K 20'-0" 30'-0" 5'-0" 15'-0" (E) SPACE NOT USED 16'-1" 18'-0"(E ) SI D E W A L K 14 1 S . M A P L E A V E . (E ) AU T O P A R K I N G #1 #2 #3 (E)OPEN SPACE NOT USED (E) OFFICE AREA NOT OPENED FOR PUBLIC 114'-10" (E)METAL WIRE FENCE (E ) ME T A L W I R E F E N C E LAWN & PLANTERS 182 SQFT 36 ' - 0 " 50 ' - 6 " 19 0 . 3 0 ' P . L . 19 0 . 3 0 ' P . L . 350.00' P.L. 350.00' P.L. 51 ' - 3 " 66 ' - 7 " 165'-0" 40 ' ' B U S 40 ' ' B U S 40 ' ' B U S 40 ' ' B U S 40 ' ' B U S 40 ' ' B U S 40 ' ' B U S 40 ' ' B U S 40 ' ' B U S 40 ' - 4 " , T Y P . 8'-6" TYP. 4' - 0 " 40 ' ' B U S 40 ' ' B U S R48'-0" FIRE DEPARTMENT TURNAROUND (N) ASPHALT PAVING THROUGHOUT ENTIRE PARKING AND TRAFFIC PATH. NOTE: ASPHALT PAVING SHALL BE INSTALLED AND DESIGNED TO WITHSTAND 80,000 LBS GROSS VEHICLE LOADING. TYP. (N)AUTO PARKING #4#5 18 ' - 0 " 8'-6"8'-6"8'-6"8'-6" 60'-0" ROAD 40 ' ' B U S 40 ' ' B U S (E ) CU R B C U T 40 ' - 4 " T Y P . 8'-6" 11'-6" TYP. 11'-6" TYP. 4' - 0 " (N)AUTO PARKING (E) TREE (E) LANDSCAPE (N) LANDSCAPE (N) TREE SCREEN. S.L.D. TYP. (N) LANDSCAPE 1,419 SQFT#9#10 (E ) CU R B C U T 15 ' - 0 " E A S E M E N T 15'-0" EASEMENT 18 ' - 0 " 8'-6"8'-6" 18 ' - 0 " 8'-0"8'-0"8'-0"4' - 0 " 3'-8" #6#7 1'-0" 3'-4" 1' - 1 " #8 8'-6" 4'-0" 8'-0" #11 8'-0" #12#13 #14#15#16#17 VAN ADA 8'-6"8'-6"8'-6" 9' - 0 " 15'-0" 92 ' - 0 " 41 ' - 7 " 63 ' - 3 " 22'-9" (N) LANDSCAPE/ PLANTING. S.L.D., TYP.-487 SQFT 14'-0" 23'-9" 13 ' - 0 " 28 ' - 1 1 " 16 ' - 9 " (N) LANDSCAPE & PLANTING. S.L.D 1,060 SQFT (N) LANDSCAPE/ PLANTING. S.L.D.,TYP. 3,110 SQFT COMPACT CAR APN- 014-092-250 9' - 0 " 9' - 0 " 9' - 0 " 9' - 0 " 35 ' - 9 " 30 ' - 0 " 121'-9" 70 4 . 8 0 ' P . L . 18.00' P.L. 9' - 0 " 9' - 0 " 9' - 0 " 18'-0" (N) ADA PARKINGS, SEE DETAIL A & B PROVIDE ILLUMINATED ADDRESS NUMBERS (6" MIN.) VISIBLE FROM STREET AND ON CONTRASTING BACKGROUND NOTE: BUSES SHALL NOT BE PERMITTED INSIDE ANY BUILDING AT ANY TIME (N) WHEEL STOP @ EACH PARKING SPACE, TYP. PROVIDE MOTION SENSOR FLOOD LIGHT, TYP. NO PARKING 70 SQ INCH ACCESSIBILITY SIGN PER CBC SECTION 1129B.4 WHEEL STOP LOADING ANDUNLOADING ACCESS AISLE BORDER PAINTER BLUE STRIPES AT 36" MAX. ON CENTER PAINTED ACOLOR CONTRASTING WITH THE PARKING SURFACE, PREFERABLYBLUE OR WHITE TYPICAL PAVEMENT SYMBOL WITHIN THE LOADING & UNLOADING ACCESS AISLE PAINT THE WORDS "NO PARKING " IN 12" HIGH MINIMUM WHITE LETTERS ACCESSIBLE PARKING PLAN SCALE: 1/4" = 1'-0"A PAVEMENT SYMBOL WHITE BLUE PARKING MINIMUM FINE $250 ACCESSIBILITY SIGN WHITE WHITE BLUE BLUE NOTE: DISABILITIES RESERVED PARKING SIGNAGE SHALL BE IDENTIFIED BY AREFLECTORIZE SIGN AND CONSISTING OF THE INTERNATIONAL SYMBOL OF ACCESSIBILITY IN WHITE ON A DARK BLUEBACKGROUND.THE SIGN SHALL NOT BE SMALLER THAN 70 SQUARE INCHES IN AREA GRADE LOADING AND UNLOADING ACCESS AISLE SHALL NOT BE MORE THAN 2% SLOPE IN ANY DIRECTION ACCESSIBLE PARKING SIGNAGE SCALE: 1/4" = 1'-0"B CH A R T E R B U S P A R K I N G 14 1 S O . M A P L E A V E . SO U T H S A N F R A N C I S C O , C A 11/30/23 PROJECT NO: ISSUED DATE: CHECK BY: 221 Verano Dr., So. SF CA 94080 C & E Designs Chris Ho 231002 [email protected] Scale: 1/16" = 1'-0" PROPOSED SITE PLAN1 A1.1 PR O P O S E D S I T E P L A N N 77 350'-0" 19 0 ' - 4 " 10'-0" 18'-2" 30'-0" 18'-0"31'-0" AP N - 0 1 4 - 0 9 2 - 2 5 0 33'-10" 22 ' - 0 " 10 ' - 6 " 11 ' - 6 " 40'-9" 31'-6" 315'-2" 36'-0" 65'-0" (E)STORAGE NOT USED(E)OPEN SPACE NOT USED (E ) BL O C K 20'-0" 30'-0" 5'-0" 15'-0" (E) SPACE NOT USED 16'-1" 18'-0"(E ) SI D E W A L K 14 1 S . M A P L E A V E . (E ) AU T O P A R K I N G #1 #2 #3 (E)OPEN SPACE NOT USED (E) OFFICE AREA NOT OPENED FOR PUBLIC 114'-10" (E)METAL WIRE FENCE (E ) ME T A L W I R E F E N C E 36 ' - 0 " 50 ' - 6 " 19 0 . 3 0 ' P . L . 19 0 . 3 0 ' P . L . 350.00' P.L. 350.00' P.L. 51 ' - 3 " 66 ' - 7 " 165'-0" 40 ' ' B U S 40 ' ' B U S 40 ' ' B U S 40 ' ' B U S 40 ' ' B U S 40 ' ' B U S 40 ' ' B U S 40 ' ' B U S 40 ' ' B U S 40 ' - 4 " , T Y P . 8'-6" TYP. 4' - 0 " 40 ' ' B U S 40 ' ' B U S (N)AUTO PARKING #4#5 18 ' - 0 " 8'-6"8'-6"8'-6"8'-6" 60'-0" ROAD 40 ' ' B U S 40 ' ' B U S (E ) SI D E W A L K (E ) CU R B C U T 40 ' - 4 " T Y P . 8'-6" 11'-6" TYP. 11'-6" TYP. 4' - 0 " (N)AUTO PARKING (N) LANDSCAPE #9#10 (E ) CU R B C U T 15 ' - 0 " E A S E M E N T 15'-0" EASEMENT 18 ' - 0 " 8'-6"8'-6" 18 ' - 0 " 8'-0"8'-0"8'-0"4' - 0 " 3'-8" #6#7 1'-0" 3'-4" 1' - 1 " #8 8'-6" 4'-0" 8'-0" #11 8'-0" #12#13 #14#15#16#17 VAN ADA 8'-6"8'-6"8'-6" 9' - 0 " 15'-0" 92 ' - 0 " 41 ' - 7 " 63 ' - 3 " 22'-9" 14'-0" 23'-9" 13 ' - 0 " 28 ' - 1 1 " 16 ' - 9 " COMPACT CAR APN- 014-092-250 9' - 0 " 9' - 0 " 9' - 0 " 9' - 0 " 35 ' - 9 " 30 ' - 0 " 121'-9" 70 4 . 8 0 ' P . L . 18.00' P.L. 9' - 0 " 9' - 0 " 9' - 0 " 18'-0" R 2 4 ' - 6 " R37'-10" R42'-0 " R45'- 6 " 40' BUS CH A R T E R B U S P A R K I N G 14 1 S O . M A P L E A V E . SO U T H S A N F R A N C I S C O , C A 11/30/23 PROJECT NO: ISSUED DATE: CHECK BY: 221 Verano Dr., So. SF CA 94080 C & E Designs Chris Ho 231002 [email protected] A2.1 PR O P O S E D P A R K I N G P L A N Scale: 1/16" = 1'-0" PROPOSED PARKING PLAN- BUS OUT1 N Scale: 1/16" = 1'-0" TYP. VEHICLE TURNING PATH (40' BUS)A 78 GA S 15'-0" EASEMENT W A R E H O U S E B U I L D I N G SCALE NORTH DATE REVISIONS C H A R T E R B U S E S P A R K I N G 14 1 S O U T H M A P L E A V E N U E SO U T H S A N F R A N C I S C O , C A 9 4 0 8 0 JOHN DALRYMPLE LANDSCA A PE RCHITECTURE 65 0 . 5 4 9 . 8 7 0 7 in f o @ j o h n d a l r y m p l e l a . c o m 50 1 S e a p o r t C o u r t , S u i t e 1 0 3 Re d w o o d C i t y , C A 9 4 0 6 3 ww w . j o h n d a l r y m p l e l a . c o m L L 5632 ICENSE D A N D SCAPEAR C H I T E C T J H N DALRY O W M P L E S A A A NT TE CO L IF F O R I Signature Ren alDate No eW . . Date 1/16" = 1'-0" SHEET S O U T H M A P L E A V E N U E -UNDERGROUND SERVICE ALERT: BEFORE EXCAVATING CALL U.S.A. UNDERGROUND SERVICE ALERT. CALL TOLL FREE: 800-227-2600, 48 HOURS BEFORE ALL PLANNED WORK OPERATIONS. DIG ALERT 4-17-25 L P - 1 "I HAVE COMPLIED WITH THE CRITERIA OF THE WATER EFFICIENCY LANDSCAPE ORDINANCE AND APPLIED THEM ACCORDINGLY FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE AND IRRIGATION DESIGN PLAN" IRRIGATION EFFICIENCY STATEMENT JOHN DALRYMPLE LANDSCAPE ARCHITECTURE - RLA 5632 4-17-25 S I T E P L A N LANDSCAPE DOCUMENTATION INFORMATION 1. PROJECT INFORMATION A. DATE: 4-17-25 B. PROJECT APPLICANT: C & E DESIGNS, (415) 812-7932 221 VERANO DR., SOUTH SAN FRANCISCO, CA 94080 C. PROJECT ADDRESS: 141 SOUTH MAPLE AVE., S. SAN FRANCISCO, CA 94080 A.P.N. 014-092-180 D.TOTAL IRRIGATED LANDSCAPE AREA: 5,757 SQ. FT. TOTAL LOW WATER USE PLANTING AREA: 5,757 SQ. FT. E.ZONING: M-1 (MIXED INDUSTRIAL) F.BUILDING USE: WAREHOUSE (S-2) G.CONSTRUCTION TYPE: TYPE II - NON SPRINKLER H.WATER SUPPLY: POTABLE, CAL-WATER I.CONTACT INFORMATION: JOHN DALRYMPLE - LANDSCAPE ARCHITECT, (650) 549-8707 J.LANDSCAPE DOCUMENTATION PACKAGE CERTIFICATION: "I AGREE TO COMPLY WITH THE REQUIREMENTS OF THE PRESCRIPTIVE COMPLIANCE OPTION TO THE MWELO" ____________________________________________ JOHN DALRYMPLE LANDSCAPE ARCHITECTURE DATE 4-17-25 SHEET INDEX - LP-1 SITE PLAN - LP-2 IRRIGATION PLAN - LP-3 IRRIGATION DETAILS - LP-4 PLANTING PLAN PROPERTY LINEPL CENTER LINECL TYP.TYPICAL EQ.EQUAL DIMENSIONAL STARTING POINT ALIGN ANGLE MEASUREMENT INDICATES DETAIL NUMBER3 L-9 INDICATES PAGE NUMBER INDICATES PLANTING AREA LANDSCAPE LAYOUT LEGEND EXISTING TREE TO REMAIN OR BE RELOCATED EXISTING WATER METER EXISTING TREE TO BE REMOVED INDICATES 'NO-MOW' LAWN -EXTENT OF PROPOSED IRRIGATED LANDSCAPE IS 5,757 SQ. FT. -SEE SHEET LP-2 FOR SPECIFIC HYDROZONES -COORDINATE W/ JOB SUPERINTENDENT LOCATION AND CONNECTION OF IRRIGATION CONTROLLER TO 110VOLT POWER SUPPLY. INSTALL PER LOCAL CODES AND ORDINANCES. -INCORPORATE COMPOST AT RATE OF AT LEAST OF 4 CUBIC YARDS PER 1,000 SQ. FT. TO A DEPTH OF 6 INCHES INTO LANDSCAPE AREA. (UNLESS CONTRA-INDICATED BY A SOIL TEST) -A MINIMUM 3" LAYER OF MULCH SHALL BE APPLIED ON ALL EXPOSED SOIL SURFACES OF PLANTING AREAS EXCEPT TURF AREAS, CREEPING OR ROOTING GROUND COVERS, OR DIRECT SEATING APPLICATIONS WHERE MULCH IS CONTRAINDICATED. -AT THE TIME OF FINAL INSPECTION, THE PERMIT APPLICANT MUST PROVIDE THE OWNER OF THE PROPERTY WITH A CERTIFICATE OF COMPLETION, CERTIFICATE OF INSTALLATION, IRRIGATION SCHEDULE OF LANDSCAPE AND IRRIGATION MAINTENANCE. -80% OF THE PLANTING AREA TO BE LOW WATER PLANTS 100% OF PLANTS ARE LOW WATER USE PLANTS -UNDERGROUND SERVICE ALERT: BEFORE EXCAVATING CALL U.S.A. UNDERGROUND SERVICE ALERT. CALL TOLL FREE: (800) 227-2600, 48 HOURS BEFORE ALL PLANNED WORK OPERATIONS. ADDITIONAL LANDSCAPE PLAN NOTES LANDSCAPE PLAN NOTES 1.ALL WORK SHALL BE INSTALLED IN CONFORMANCE WITH ALL APPLICABLE CODES AND ORDINANCES BY EXPERIENCED WORKMEN AND A LICENSED LANDSCAPE CONTRACTOR. 2.CONTRACTOR TO FAMILIARIZE HIM / HERSELF WITH ALL ON SITE CONDITIONS PRIOR TO BIDDING PROJECT. 3.THE CONTRACTOR SHALL VERIFY ALL DISTANCES AND DIMENSIONS IN THE FIELD; ANY DISCREPANCIES SHALL BE BROUGHT TO THE ATTENTION OF THE OWNER AND LANDSCAPE ARCHITECT FOR A DECISION BEFORE PROCEEDING WITH ANY WORK. 4.CONTRACTOR SHALL NOT MAKE ANY FIELD CHANGES UNLESS AUTHORIZED BY THE OWNER AND LANDSCAPE ARCHITECT. ANY UNAUTHORIZED CHANGES SHALL BE CORRECTED TO CONFORM WITH THE PLANS AT NO COST TO THE OWNER. 5.VERIFY THE LOCATION OF ALL UTILITIES AND PROTECT AT ALL TIMES. CONTRACTOR TO PAY FOR ANY DAMAGES TO UTILITIES. TELEPHONE U.S. ALERT TO LOCATE ANY UTILITY LOCATIONS IN DOUBT. ALLOW TWO DAYS LEAD TIME. (800) 227-2600. THE LOCATION AND PROTECTION OF ALL UTILITIES SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. 6.THE CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATION WITH ELECTRICAL AND PLUMBING WORK. 7.THE CONTRACTOR SHALL SECURE PERMITS FOR ALL WORK FROM THE APPROPRIATE GOVERNMENTAL AGENCY. 8.THE CONTRACTOR SHALL BE RESPONSIBLE AND LIABLE FOR ANY AND ALL DAMAGE DUE TO OPERATIONS, OR NEGLECT OF SUB-CONTRACTORS. 9.ALL PROPERTY AND LOT LINES SHALL BE VERIFIED PRIOR TO COMMENCING WORK. 10.WRITTEN DIMENSIONS SHOWN ON DRAWINGS SHALL IN ALL CASES TAKE PRECEDENCE OVER SCALED DIMENSIONS. 11.ALL DIMENSIONS ARE FROM OUTSIDE THE FACE OF PAVING, WALLS, ETC., UNLESS OTHERWISE NOTED ON PLANS. 12.NOTES AND DETAILS ON SPECIFIC DRAWINGS TAKE PRECEDENCE OVER GENERAL NOTES AND TYPICAL DETAILS. 13.CONTRACTOR TO PROTECT EXISTING TREES FROM DAMAGE DURING CONSTRUCTION AND SHALL BE RESPONSIBLE FOR REPAIR AND REPLACEMENT OF ANY PLANTS DAMAGED OR DESTROYED DURING CONSTRUCTION AT CONTRACTOR'S OWN EXPENSE. 14.ALL GRADING SHALL BE IN ACCORDANCE WITH LOCAL GRADING CODES AND ORDINANCES. THE CONTRACTOR SHALL OBTAIN, COORDINATE AND PAY FOR ANY AND ALL ADDITIONAL PERMITS AND ALL INSPECTIONS REQUIRED. 15.CONTRACTOR SHALL GRADE SITE SO THAT THE SITE HAS POSITIVE DRAINAGE. 16.LANDSCAPE AREAS SHALL DRAIN AWAY FROM ALL BUILDINGS AND FACILITIES AT 5% MIN. OR AS SHOWN ON PLANS. 17.LANDSCAPE MOUNDS AND FILL AREAS SHALL BE SPREAD IN LOOSE LIFTS OF 6" OR LESS AND COMPACTED PER GEO-TECH REPORT. 18.EXPORTED SOIL AND DEBRIS SHALL GO TO A LEGAL DUMP SITE. 19.ALL LANDSCAPE AREAS SHALL BE SMOOTH IN CHARACTER AND SHALL HAVE NATURAL TRANSITIONS BETWEEN CONTOURS AS DIRECTED BY THE LANDSCAPE ARCHITECT. 20.ALL MATTER OF DEBRIS SHALL BE REMOVED BY THE CONTRACTOR FROM THE SURFACE UPON WHICH FILL IS TO BE PLACED. 21.THE CONTRACTOR SHALL STAKE THE LAYOUT FOR THE WALKWAYS, WALLS, FENCES, PRIOR TO CONSTRUCTION FOR LANDSCAPE ARCHITECT AND OWNERS REVIEW. 22.THE CONTRACTOR SHALL SUBMIT SAMPLES OF ALL FINISHES, COLORS AND PAVING MATERIALS TO THE LANDSCAPE ARCHITECT AND OWNER FOR APPROVAL BEFORE PROCEEDING WITH THE WORK. 23.ALL CONCRETE FLATWORK LAYOUT SHALL BE APPROVED BY OWNER PRIOR TO INSTALLATION. 24.ALL WALLS AND WALKS SHALL HAVE A SMOOTH, CONTINUOUS CURVES AS INDICATED ON PLANS. JOIN ALL EXISTING PAVING FLUSH. 25.THE CONTRACTOR SHALL PROVIDE SLEEVES UNDER WALKWAYS, WALLS, FENCES PRIOR TO CONSTRUCTION FOR LANDSCAPE ARCHITECT AND OWNERS REVIEW. 26.ALL PLANTING AREAS SHALL RECEIVE A 3" MINIMUM LAYER OF MINI FIR BARK OR ARBOR MULCH. 27.SITE INFORMATION WAS TAKEN FROM DRAWINGS PREPARED BY C & E DESIGNS, SOUTH SAN FRANCISCO, CA 94080, (415) 812-7932, NOVEMBER 2023. BRING ANY DISCREPANCIES TO CONTRACTOR FOR A DECISION. EX. STREET TREES TO REMAIN LANDSCAPE AREA (TYP.) - 182 SQ. FT. SEE PLANTING PLAN LP-4 FOR PLANT TYPES EX. WATER METER (TYP.) VERIFY LOCATION, SIZE & PRESSURE IN FIELD LANDSCAPE AREA (TYP.) - 487 SQ. FT. SEE PLANTING PLAN LP-4 FOR PLANT TYPES EX. METAL WIRE FENCE SEE ARCH. DWGS. FOR SPECS. LANDSCAPE AREA (TYP.) - 1,419 SQ. FT. SEE PLANTING PLAN LP-4 FOR PLANT TYPES CONCRETE CURB (TYP.) SEE ARCH. DWGS. FOR SPECS. LANDSCAPE AREA (TYP.) - 1,060 SQ. FT. SEE PLANTING PLAN LP-4 FOR PLANT TYPES ASPHALT PAVING PARKING LOT SEE ARCH. DWGS. FOR PARKING SPACE LAYOUT, REQUIREMENTS & SPECS. LANDSCAPE AREA (TYP.) - 3,110 SQ. FT. SEE PLANTING PLAN LP-4 FOR PLANT TYPES 15'-0" EASEMENT (TYP.) PROPERTY LINE (TYP.) EX. METAL SWING GATE SEE ARCH. DWGS. FOR SPECS. EX. CURB CUT, SIDEWALK & CURB SEE ARCH. DWGS. FOR SPECS. EX. METAL WIRE FENCE PROPERTY LINE (TYP.) PROPERTY LINE (TYP.) EX. AUTO PARKING SEE ARCH. DWGS. FOR SPECS. EX. CONCRETE BLOCK FENCE SEE ARCH. DWGS. FOR SPECS. 12-31-26 4-17-25 N E I G H B O R I N G B U I L D I N G N E I G H B O R I N G B U I L D I N G N E I G H B O R I N G B U I L D I N G 79 6" SLEEVE6" SLEEVE 6" SLEEVE 6" SLEEVE GA S 1" MAINLINE 1" MAINLINE 1" MAINLINE 34" LATERAL 1" LATERAL 34" LATERAL 34" LATERAL 34" LATERAL ZONE 1 DRIP SHRUBS ZONE 2 DRIP SHRUBS ZONE 3 DRIP SHRUBS A 1" LATERAL 6" SLEEVE 1" MAINLINE ZONE 1 DRIP SHRUBS ZONE 3 DRIP SHRUBS ZONE 4 DRIP SHRUBS 15'-0" EASEMENT W A R E H O U S E B U I L D I N G SCALE NORTH DATE REVISIONS C H A R T E R B U S E S P A R K I N G 14 1 S O U T H M A P L E A V E N U E SO U T H S A N F R A N C I S C O , C A 9 4 0 8 0 JOHN DALRYMPLE LANDSCA A PE RCHITECTURE 65 0 . 5 4 9 . 8 7 0 7 in f o @ j o h n d a l r y m p l e l a . c o m 50 1 S e a p o r t C o u r t , S u i t e 1 0 3 Re d w o o d C i t y , C A 9 4 0 6 3 ww w . j o h n d a l r y m p l e l a . c o m L L 5632 ICENSE D A N D SCAPEAR C H I T E C T J H N DALRY O W M P L E S A A A NT TE CO L IF F O R I Signature Ren alDate No eW . . Date 1/16" = 1'-0" SHEET S O U T H M A P L E A V E N U E -UNDERGROUND SERVICE ALERT: BEFORE EXCAVATING CALL U.S.A. UNDERGROUND SERVICE ALERT. CALL TOLL FREE: 800-227-2600, 48 HOURS BEFORE ALL PLANNED WORK OPERATIONS. DIG ALERT 4-17-25 L P - 2 12-31-26 "I HAVE COMPLIED WITH THE CRITERIA OF THE WATER EFFICIENCY LANDSCAPE ORDINANCE AND APPLIED THEM ACCORDINGLY FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE AND IRRIGATION DESIGN PLAN" IRRIGATION EFFICIENCY STATEMENT JOHN DALRYMPLE LANDSCAPE ARCHITECTURE - RLA 5632 4-17-25 IRRIGATION LEGEND NIBCO BALL VALVE; LINE SIZE, LOCATED IN LABLED PLASTIC BOX EX. WATER METER, VERIFY LOCATION, GPM & PRESSURE IN FIELD W/ JOB SUPERINTENDENT VALVE / STATION NUMBER VALVE SIZE IRRIGATION TYPE GALLONS PER MINUTE SCH. 40 PVC IRRIGATION LATERAL LINE, SIZE PER PLAN SCH. 40 PVC IRRIGATION MAINLINE LINE, SIZE PER PLAN WILKENS PRESSURE REDUCER ASSEMBLY; IF REQUIRED IF PRESSURE EXCEEDS 70 P.S.I., SET TO 70 P.S.I.; LINE SIZE, LOCATED IN LABLED PLASTIC BOX SCH. 40 PVC SLEEVE, SIZE PER PLAN IRRIGATION ZONES PLANTING AREAS TO BE DRIP IRRIGATION W/ NETAFIM INLINE DRIP LINES OR SALCO 12" AR DRIP TUBING MAINLINES & 14" TUBING TO PLANTS 1.0 GPH DRIP EMMITERS FOR G.C. / SHRUB AREAS AS FOLLOWS 1 GAL. - 1 EA. AT 6" FROM TRUNK / STEM 5 GAL. - 3 EA. AT 8" FROM TRUNK / STEM 15 GAL. - 4 EA. AT 12" FROM TRUNK 24" BOX - 6 EA. AT 16" FROM TRUNK 10.00 A1 1"SPRAY A 'HUNTER' PRO-C HYDRAWISE WIFI CONTROLLER W/ PLASTIC CABINET, BUILT IN REMOTE COMPATIBLE & WATER / WEATHER MANAGEMENT COMPATIBLE NOTE: USE SHIELDED WIRE FOR CONTROLLER CONNECTION IRRIGATION POINT OF CONNECTION DEDICATED IRRIGATION WATER METER 1" 'HUNTER' HC FLOW METER (HC-100-FLOW) W/ 1" 'HUNTER' MASTER VALVE NOTE: USE SHIELDED WIRE FOR CONTROLLER CONNECTION REDUCED PRESSURE BACKFLOW PREVENTER, FEBCO 825YA 1" PVC PIPE TO 12" DRIP TUBING POINT OF CONNECTION 1" HUNTER PCZ-101 SERIES DRIP REMOTE CONTROL VALVE ASSEMBLY W/ 1" HFR FILTER SYSTEM & PRESET 40 PSI PRESSURE REGULATOR IRRIGATION NOTES 1.THIS DESIGN IS DIAGRAMMATIC. ALL PIPING, VALVES ETC. SHOWN WITHIN THE PAVED AREAS OR BUILDINGS IS FOR DESIGN CLARIFICATION ONLY AND SHALL BE INSTALLED IN PLANTING AREAS WHERE POSSIBLE. AVOID CONFLICTS WITH PLANTING, PIPING, UTILITIES AND ARCHITECTURE WHERE POSSIBLE. 2.DO NOT WILLFULLY INSTALL THE SYSTEMS SHOWN ON THE DRAWINGS WHEN IT IS OBVIOUS IN THE FIELD THAT OBSTRUCTIONS, GRADE DIFFERENCES, GPM AVAILABILITY, OR PRESSURES EXIST THAT MAY NOT HAVE BEEN INCLUDED IN THE ENGINEERING. SUCH OBSTRUCTIONS OR DIFFERENCES SHALL BE IMMEDIATELY BROUGHT TO THE ATTENTION OF THE OWNER AND LANDSCAPE ARCHITECT FOR A DECISION. IN THE EVENT THAT NOTIFICATION IS NOT PERFORMED, THE IRRIGATION CONTRACTOR SHALL ASSUME ALL RESPONSIBILITIES FOR ANY REVISIONS NECESSARY. 3.120 VOLT ELECTRICAL POWER OUTLET AT THE IRRIGATION CONTROLLER LOCATION SHALL BE PROVIDED BY OTHERS. THE IRRIGATION CONTRACTOR SHALL MAKE FINAL HOOK-UP FROM REMOTE CONTROL VALVES TO CONTROLLER. 4.IT IS THE RESPONSIBILITY OF THE IRRIGATION CONTRACTOR TO FAMILIARIZE THEMSELVES WITH ALL GRADE DIFFERENCES, LOCATION OF WALLS, UTILITIES, PIPING, BUILDINGS, ETC. THE IRRIGATION CONTRACTOR SHALL COORDINATE WITH THEIR WORK WITH THE GENERAL CONTRACTOR FOR THE INSTALLATION OF PIPE SLEEVES THROUGH WALLS, UNDER ROADWAYS, STRUCTURES, ETC. 5.THE IRRIGATION SYSTEM SHALL BE INSTALLED IN CONFORMANCE WITH ALL APPLICABLE STATE AND LOCAL CODES AND ORDINANCES BY A LICENSED LANDSCAPE CONTRACTOR AND EXPERIENCES WORKMEN. CONTRACTOR TO OBTAIN AND PAY FOR ALL IRRIGATION PERMITS AND REQUIREMENTS 6.CONTRACTOR TO CONFIRM THE LOCATION OF EXISTING UTILITIES AND UNDERGROUND STRUCTURES PRIOR TO EXCAVATION OF TRENCHES. CONTRACTOR TO REPAIR ANY DAMAGE CAUSED BY, OR DURING THE PERFORMANCE OF HIS WORK AT NO ADDITIONAL COST TO THE OWNER. 7.SYSTEM IS BASED UPON A STATIC MAINLINE PRESSURE OF 70 PSI. A PRESSURE REDUCER MAY (MAY NOT) BE REQUIRED SO THAT THE STATIC MAINLINE PRESSURE AS MEASURED AT THE POINT OF CONNECTION (AFTER THE BACK FLOW DEVICE) IS 70 PSI. AFTER CALCULATING PRESSURE LOSSES, THE SYSTEM IS DESIGNED TO OPERATE AT APPROXIMATELY 35-40 PSI WORKING PRESSURE AT THE HEADS. THROUGH ANY ONE VALVE, THE SYSTEM IS DESIGNED TO OPERATE AT A MAXIMUM OF 13 GPMS. 8. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL SLEEVING REQUIRED FOR ELECTRICAL AND IRRIGATION. CONTRACTOR TO COORDINATE AND LOCATE ANY ELECTRICAL AND IRRIGATION SLEEVES PRIOR TO CONCRETE POUR. LANDSCAPE ARCHITECT TO REVIEW LAYOUT PRIOR TO CONCRETE POUR. SLEEVES TO BE SCH. 40 PVC PVC PIPE, SET 2" SAND BED CONTINUOUS AROUND ENTIRE SLEEVE, WITH MARKING TAPE AT EACH END. EXTEND PAST PAVING 6". 9.TRENCHES ARE TO BE OF SUFFICIENT DEPTH TO PROVIDE 18" OF COVER OVER MAINLINE AND LATERAL LINES PRIOR TO THE INSTALLATION OF OF IRRIGATION HEADS. MAINLINE TO BE VISUALLY INSPECTED FOR LEAKS UNDER FULL OPERATING PRESSURE PRIOR TO BACKFILLING. MAINLINES UNDER STREETS AND DRIVE WAY TO BE 24" MINIMUM DEPTH. 10.FLUSH MAINLINES PRIOR TO THE INSTALLATION OF REMOTE CONTROL VALVES. FLUSH LATERAL LINES PRIOR TO THE INSTALLATION OF IRRIGATION HEADS. MAINLINE TO BE VISUALLY INSPECTED FOR LEAKS UNDER FULL OPERATING PRESSURE PRIOR TO BACKFILLING. 11.IRRIGATION CONTROL WIRE SHALL BE #14 UL APPROVED FOR DIRECT BURIAL. COMMON WIRE SHALL BE #14 UL APPROVED FOR DIRECT BURIAL WHITE ON COLOR. WIRES TO BE MULTI-STRAND #18-9 REMOTE CONTROL VALVES SHALL BE A COLOR OTHER THAN WHITE. ALL SPLICES SHALL BE MADE WITHIN REMOTE CONTROL VALVE BOXES. LEAVE 24" EXCESS WIRE COIL AT REMOTE CONTROL LOCATIONS. 12.REMOTE CONTROL VALVE BOXES SHALL BE INSTALLED FLUSH WITH FINISH GRADE (NOT NECESSARILY PLUMB). ALIGN VALVE BOXES WITH ADJACENT PAVEMENT EDGES OR STRUCTURES. VALVE BOXES SHALL BE PLASTIC WITH BOLT DOWN LIDS AND WHITE NUMBERED VALVE STATIONS IN STENCILS. 13.ALL EXCAVATIONS SHALL BE BACKFILLED TO 90% COMPACTION MIN. CONTRACTOR TO REPAIR SETTLED TRENCHES ONE YEAR AFTER COMPLETION OF WORK. 14.CONTRACTOR TO MAKE MINOR ADJUSTMENTS IN HEAD LOCATIONS AND ADJUST HEADS FOR RADIUS (ARC IF APPLICABLE) TO OPTIMUM COVERAGE AND ELIMINATE SPRAYING INTO PAVEMENT, BUILDINGS AND WALLS. ADD HEADS AS NECESSARY FOR HEAD TO HEAD COVERAGE. INSTALL FLAT HEADS NEAR BUILDINGS. 15.CONTRACTOR TO MAINTAIN A SET OF 'AS-BUILT' DRAWINGS THROUGHOUT THE COURSE OF CONSTRUCTION AND DELIVER THESE DRAWINGS TO THE OWNER UPON THE COMPLETION OF WORK. THE DRAWINGS SHALL BE IN REPRODUCIBLE FORM. 16.CONTRACTOR SHALL GUARANTEE THE SYSTEM AND MATERIALS TO BE FREE FROM DEFECTS FOR A PERIOD OF ONE YEAR STARTING WITH THE ACCEPTANCE AT THE FINAL SITE REVIEW. 17.ALL HEADS WHICH MAY EXPERIENCE LOW HEAD DRAINAGE SHOULD HAVE IN-LINE OR IN-HEAD CHECK VALVES INSTALLED. 18.THE IRRIGATION CONTRACTOR SHOULD ARRANGE WITH THE LANDSCAPE ARCHITECT AND OWNER FOR A SITE REVIEW OF THE SYSTEM. CALL WITHIN TWO DAYS PRIOR TO NOTICE TO ARRANGE REVIEW DATES. REVIEWS WILL BE SCHEDULED TO REVIEW: 1. PRESSURE TEST TO MAINLINE PRIOR TO BACKFILLING TRENCHES. 2. COVERAGE TEST OF SPRINKLER SYSTEM PRIOR TO PLANTING. 3. FINAL WALK THROUGH OF ALL ASPECTS OF IRRIGATION SYSTEM. 19.WATER JET ALL TRENCHES, TYPICAL. -SEE SHEET LP-3 FOR IRRIGATION DETAILS. -SEE SHEET LP-3 FOR WATER CALCS. -IRRIGATION SHALL BE SCHEDULED BETWEEN 8:00 PM AND 10:00 AM UNLESS FAVORABLE WEATHER PREVENTS IT OR OTHERWISE RENDERS IRRIGATION UNNECESSARY. -COORDINATE W/ JOB SUPERINTENDENT LOCATION AND CONNECTION OF IRRIGATION CONTROLLER TO 110 VOLT POWER SUPPLY. INSTALL PER LOCAL CODES AND ORDINANCES. -UNDERGROUND SERVICE ALERT: BEFORE EXCAVATING CALL U.S.A. UNDERGROUND SERVICE ALERT. CALL TOLL FREE: (800) 227-2600, 48 HOURS BEFORE ALL PLANNED WORK OPERATIONS. ADDITIONAL IRRIGATION NOTES I R R I G A T I O N P L A N IRRIGATION POINT OF CONNECTION (TYP.) FOLLOWED BY BACKFLOW PREVENTION DEVICE (INSTALL PER ALL LOCAL CODES & ORDINANCES), PRESSURE REDUCER (IF REQUIRED), BALL VALVE SHUT OFF & DEDICATED IRRIGATION WATER METER COORDINATE & VERIFY FINAL IRRIGATION POINT OF CONNECTION IN FIELD W/ PROJECT SUPERINTENDENT IRRIGATION CONTROLLER WATER / WEATHER MANAGEMENT COMPATIBLE, SEE LEGEND FOR SPEC. CONNECT TO EXTERIOR GFCI PLUG (OR POWER SOURCE) COORDINATE & VERIFY FINAL LOCATION OF CONTROLLER & POWER SOURCE W/ OWNER & PROJECT SUPERINTENDENT EX. WATER METER (TYP.) VERIFY LOCATION, SIZE & PRESSURE IN FIELD A1 1" A2 1" A4 1"DRIP DRIP DRIP A3 1"DRIP (81 GPH) 1.35 GPM (157 GPH) 2.62 GPM (346 GPH) 5.77 GPM (131 GPH) 2.19 GPM 4-17-25 N E I G H B O R I N G B U I L D I N G N E I G H B O R I N G B U I L D I N G N E I G H B O R I N G B U I L D I N G 80 BALL VALVE NOT TO SCALE CONTROLLER NOT TO SCALE REMOTE CONTROL DRIP VALVE NOT TO SCALE TRENCHING NOT TO SCALE WATER METER NOT TO SCALE BACKFLOW PREVENTER NOT TO SCALE 4-17-25 L P - 3 I R R I G A T I O N D E T A I L S DATE REVISIONS C H A R T E R B U S E S P A R K I N G 14 1 S O U T H M A P L E A V E N U E SO U T H S A N F R A N C I S C O , C A 9 4 0 8 0 JOHN DALRYMPLE LANDSCA A PE RCHITECTURE 65 0 . 5 4 9 . 8 7 0 7 in f o @ j o h n d a l r y m p l e l a . c o m 50 1 S e a p o r t C o u r t , S u i t e 1 0 3 Re d w o o d C i t y , C A 9 4 0 6 3 ww w . j o h n d a l r y m p l e l a . c o m L L 5632 ICENSE D A N D SCAPEAR C H I T E C T J H N DALRY O W M P L E S A A A NT TE CO L IF F O R I Signature Ren alDate No eW . . Date SHEET WATER EFFICIENT LANDSCAPE CALCULATIONS HYDROZONE / PLANT USE WATER TYPE / IRRIGATION METHOD PLANT FACTOR (PF) ESTIMATED TOTAL WATER USE (ETWU) TOTAL: ESTIMATED ANNUAL GALLONS REQUIRED: ESTIMATED ANNUAL GALLONS ALLOWED:35.1 X 0.62 X [(0.55 X LA) + (1- ETAF X SLA)] = ZONES / VALVES "I HAVE COMPLIED WITH THE CRITERIA OF THE MODEL WATER EFFICIENT LANDSCAPE ORDINANCE AND HAVE APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE IRRIGATION DESIGN PLAN" 46,348 35.1 X 0.62( )ETAF X AREA =46,348 GAL / YEAR (DESIGN CASE) IRRIGATION EFFICIENCY STATEMENT JOHN DALRYMPLE LANDSCAPE ARCHITECTURE - RLA 5632 IRRIGATION METHOD DRIP IRRIGATION EFFICIENCY (IE) ETAF (PF/IE) HYDROZONE AREA % OF IRRIGATED LANDSCAPE AREA ETAF X AREA ETWU TOTAL MAWA TOTAL ETo X 0.62 ETAF x AREA() (GALLONS PER YEAR) ETo:REFERENCE EVAPOTRANSPIATION (35.1 INCHES PER YEAR IN S.F., S. S.F. NOT GIVEN)0.62:CONVERSION FACTOR (INCHES PER SQUARE FOOT TO GALLONS PER SQUARE FOOT) ETAF: PLANT FACTOR / IRRIGATION EFFICIENCY AREA: TOTAL LANDSCAPE AREA ETWU (ANNUAL GALLONS REQUIRED) CALCULATION REFERENCE ETo X 0.62 ETAF x LA()+ [(1-ETAF) x SLA] (GALLONS PER YEAR) ETo:REFERENCE EVAPOTRANSPIATION (35.1 INCHES PER YEAR IN S.F., S. S.F. NOT GIVEN) 0.62:CONVERSION FACTOR (INCHES PER SQUARE FOOT TO GALLONS PER SQUARE FOOT) ETAF: PLANT FACTOR / IRRIGATION EFFICIENCY, .55 FOR RESIDENTIAL AREAS LA: TOTAL LANDSCAPE AREA SLA: SPECIAL LANDSCAPE AREA (SQUARE FEET) MAWA (ANNUAL GALLONS ALLOWED) : 68,900 GAL / YEAR (BASELINE CASE) 0.81 0.37 2,130 5,757 SF 2,130 TOTAL ETAF X AREA TOTAL AREA AVERAGE ETAF 2,130 2,130 .37 TOTAL ETAF X AREA TOTAL AREA SITEWIDE ETAF ALL LANDSCAPE AREASREGULAR LANDSCAPE AREAS ETAF CALCULATIONS - ETAF FOR REGULAR LANDSCAPE AREAS MUST BE 0.55 OR BELOW FOR RESIDENTIAL AREAS H-1 LOW WATER USE PLANTS DRIP 0.31, 2, 3, 4 5,757 SF 100%46,348 2,130 2,130 .37 4-17-25 12-31-26 4-17-25 81 GA S 15'-0" EASEMENT 3" HIGH BERM - OMIT IN LAWN AREA FINISH GRADE ROOTBALL 12 " 2 X WIDTH OF ROOTBALL ROUGHEN SIDES & BOTTOM OF PLANT PIT UNDISTURBED NATIVE SOIL AGRIFORM 20-10-5 TABS 2-1 GAL., 3-5 GAL., 4-15 GAL. BACK FILL MIX, SEE NOTES PLANT ROOT CROWN 1" ABOVE FINISH GRADE AFTER WATERING & SETTLING. * SHRUB PLANTING DETAIL NOT TO SCALE W A R E H O U S E B U I L D I N G SCALE NORTH DATE REVISIONS C H A R T E R B U S E S P A R K I N G 14 1 S O U T H M A P L E A V E N U E SO U T H S A N F R A N C I S C O , C A 9 4 0 8 0 JOHN DALRYMPLE LANDSCA A PE RCHITECTURE 65 0 . 5 4 9 . 8 7 0 7 in f o @ j o h n d a l r y m p l e l a . c o m 50 1 S e a p o r t C o u r t , S u i t e 1 0 3 Re d w o o d C i t y , C A 9 4 0 6 3 ww w . j o h n d a l r y m p l e l a . c o m L L 5632 ICENSE D A N D SCAPEAR C H I T E C T J H N DALRY O W M P L E S A A A NT TE CO L IF F O R I Signature Ren alDate No eW . . Date 1/16" = 1'-0" SHEET S O U T H M A P L E A V E N U E 1 -UNDERGROUND SERVICE ALERT: BEFORE EXCAVATING CALL U.S.A. UNDERGROUND SERVICE ALERT. CALL TOLL FREE: 800-227-2600, 48 HOURS BEFORE ALL PLANNED WORK OPERATIONS. DIG ALERT 4-17-25 L P - 4 P L A N T I N G P L A N PLANTING NOTES 1. CONTRACTOR SHALL BE RESPONSIBLE FOR MAKING HIMSELF FAMILIAR WITH ALL UNDERGROUND UTILITIES, PIPES & STRUCTURES. CONTRACTOR SHALL TAKE SOLE RESPONSIBILITY FOR ANY COST INCURRED DUE TO DAMAGE OF SAID UTILITIES. 2. DO NOT WILLFULLY PROCEED WITH CONSTRUCTION AS DESIGNED WHEN IT IS OBVIOUS THAT UNKNOWN OBSTRUCTIONS, ARE DISCREPANCIES AND/OR GRADE DIFFERENCES EXIST THAT MAY NOT HAVE BEEN KNOWN DURING THE DESIGN. SUCH CONDITIONS SHALL BE IMMEDIATELY BROUGHT THE ATTENTION OF THE OWNER. THE CONTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR ALL NECESSARY REVISIONS DUE TO FAILURE TO GIVE SUCH NOTIFICATION. 3. CONTRACTOR SHALL BE RESPONSIBLE FOR ANY COORDINATION WITH SUBCONTRACTORS AS REQUIRED TO ACCOMPLISH THE PLANTING OPERATION. 4. SEE DETAILS FOR STAKING METHOD, PLANT PIT DIMENSIONS AND BACKFILL REQUIREMENTS. 5. ALL PLANT PITS SHALL BE FREE FROM ROCKS AND DEBRIS GREATER THAN 2" IN DIAMETER. 6. PLANT MATERIAL LOCATIONS ARE DIAGRAMMATIC AND SUBJECT TO CHANGE IN THE FIELD AS DIRECTED BY THE LANDSCAPE ARCHITECT. LOCATE PLANT MATERIALS TO SCREEN UTILITIES, IRRIGATION DEVICES, ETC. AS MUCH AS POSSIBLE YET ALLOW ACCESS TO THEM. 7. THE OWNER RESERVES THE RIGHT TO MAKE SUBSTITUTIONS, ADDITIONS AND DELETIONS IN THE PLANTING SCHEME AS NECESSARY WHILE WORK IS IN PROGRESS. SUCH CASES ARE TO BE ACCOMPANIED BY EQUITABLE ADJUSTMENTS IN THE CONTRACT PRICE IF WHEN NECESSARY. 8. ALL PLANT MATERIAL SHALL BE APPROVED FOR QUALITY BY THE OWNER AND LANDSCAPE CONTRACTOR PRIOR TO INSTALLATION. 9. FINAL LOCATION OF ALL PLANT MATERIAL SHALL BE SUBJECT TO THE APPROVAL OF THE OWNER AND/OR LANDSCAPE CONTRACTOR. LOCATION SHALL BE APPROVED PRIOR TO EXCAVATION. 10. LANDSCAPE CONTRACTOR TO RECEIVE SITE GRADED WITHIN .10 FOOT OF FINISHED GRADE. CONTRACTOR SHALL ACCEPT GRADE PRIOR TO COMMENCING WORK. STARTING WORK IMPLIES AN ACCEPTANCE OF GRADE. FINAL GRADES SHALL BE ADJUSTED AS DIRECTED BY OWNER. ALL GRADING SHALL BE COMPLETE PRIOR TO COMMENCEMENT OF PLANTING OPERATIONS. 11. CONTRACTOR SHALL NOTIFY OWNER SEVEN (7) DAYS PRIOR TO COMMENCEMENT OF WORK TO COORDINATE PROJECT SCHEDULES AS REQUIRED. 12. AMEND THE TOP 6"-8" OF TOPSOIL WITH A 3" LAYER NITROGEN AND IRON STABILIZED REDWOOD SOIL CONDITIONER SUCH AS GROWER'S WONDER GROW OR EQUAL IN ALL AREAS. THE PLANT BACK FILL MIX FOR ALL TREES, SHRUBS AND 1 GALLON GROUND COVER PLANTS SHALL CONSIST OF 1 PART REDWOOD SOIL CONDITIONER AND 1 PART NATIVE SOIL. PLANT BACKFILL MIX AND THE TOPSOIL AMENDMENT SHALL CONTAIN PER CUBIC YARD: 2.5 LBS. MIXTURE OF COMMERCIAL FERTILIZER (20-10-10 OR EQUAL) 1.0 LBS. UREA FORMALDEHYDE (30-0-0) 1.0 LBS. IRON SULFATE 13. ALL WORK SHALL BE INSTALLED IN CONFORMANCE WITH LOCAL CODES AND ORDINANCES. THE LANDSCAPE CONTRACTOR SHALL OBTAIN ALL REQUIRED PERMITS. PROTECTING EXISTING TREES AS NECESSARY. FENCE AS NECESSARY. LOCATE ALL UTILITIES BEFORE PROCEEDING WITH THE WORK. COORDINATE ALL DIGGING AND TRENCHING PRIOR TO BEGINNING WORK WITH PROJECT SUPERVISOR FIRST. 14. APPLY 'RONSTAR' OR 'ELANCO XL' PRE-EMERGENT HERBICIDE TO ALL PLANTED AREAS. APPLY HERBICIDE IN STRICT ACCORDANCE WITH MANUFACTURER'S SPECS. THE LANDSCAPE SHALL BE WEED FREE AT THE TIME OF THE FINAL WALK-THROUGH. 15. INSTALL 3" LAYER OF MINI FIR BARK MULCH IN ALL NEWLY PLANTED AREAS. PLANT LEGEND SHRUBS SYMBOL SIZE BOTANICAL NAME COMMON NAME WATER USE PIT. TEN. 15 GAL PITTOSPORUM TENUIFOLIUM KOHUHU LOW RHA. IND. 5 GAL RHAPHIOLEPIS INDICA INDIAN HAWTHORN LOW ROS. OFF. 5 GAL ROSMARINUS OFFICINALIS 'PROSTRATUS'CREEPING ROSEMARY LOW NOTES: -PLANTS TO BE GROUPED IN HYDROZONES ACCORDING TO WATER USES, -ALL WATER USE INFORMATION WAS TAKEN FROM THE 2000 EDITION OF WUCOLS III. -100% OF PROPOSED PLANTS ARE LOW WATER USE (80% REQUIRED) PITTOSPORUM TENUIFOLIUM KOHUHU ROSMARINUS OFFICINALIS 'PROSTRATUS' CREEPING ROSEMARY 46 15 GAL. PIT. TEN. 54 5 GAL. ROS. OFF. 'PROSTRATUS' 25 5 GAL. ROS. OFF. 'PROSTRATUS' 19 15 GAL. PIT. TEN. 29 5 GAL. RHA. IND. 5 5 GAL. RHA. IND. 29 15 GAL. PIT. TEN. 12-31-26 4-17-25 PLANT IMAGES RHAPHIOLEPIS INDICA INDIAN HAWTHORN N E I G H B O R I N G B U I L D I N G N E I G H B O R I N G B U I L D I N G N E I G H B O R I N G B U I L D I N G 82 Project Description for 141 South Maple Ave. Project: Relocating A Perfect Express, Inc from San Francisco to its new location at 141 South Maple Ave in South San Francisco. A Perfect Express, Inc has signed a lease with Mr. Marty Ryan of the Tooard Property, LLC. The property includes outdoor space for light fleet buses parkings. There will be no change of use to the existing building. The current use of existing building to be remained. We will remove the original installed electrical powered gate as this installation is not permitted. We also propose to asphalting the parking area ground to eliminate dust or loosen gravels running out of the property. No other work is to be performed in the existing building under this permit as we do not need an office. General documentation works are done at Home Office and phone calls. The location will not be for cater, retail sales or customer visits. It is only for our buses parking purpose. We are also proposing to install some Landscaping Lawn area per the City’s requirement. Company Description: A Perfect Express, Inc is an 11-years old San Francisco-based charter bus company. Our main buses routines are picking up and dropping off guests between The Graton Casino and different locations in the Bay Area daily. Safety is a priority from start to finish. We are licensed and strictly regulated by the California Public Utilities Commission. Buses being inspected annually by the California Highway Patrol. Our vehicles receive licensed maintenance and undergo comprehensive mechanical inspections every 45 days. Vehicles and Parking: The Company currently operates 12 light fleet buses. The buses will utilize the outdoor parking space within the property lot. We plan for 1 extra bus parking space for future expansion. We also are proposing to install 17 employee parking spaces. These parkings are designed in the open space, 3 of them are at the front within the lot on Maple Ave. We also will provide ride-share service for the drivers to 141 Maple Ave to pick up the buses if needed. Employees: A Perfect Express, Inc has a total of 12 full-time drivers work on the road that they only come to the Maple Ave facility to pick up and return the vehicles once a day. Our contacts with the Casino are to providing regular routes per day from designated pick up locations to the Casino. Buses will stay on the roads, or in the Casino parkings until bus services end. Hours of Operation: A Perfect Express, Inc opens its vehicle yard at 7:00 am to allow drivers to access and prepare vehicles for services. Some drivers arrive later in the day for other morning routes and afternoon routes. Drivers return with their vehicles at the conclusion of their routes no later than 10:00 pm in the evening. Yuan Chen President, A Perfect Express, Inc 83 A-Prefect Buses to-and-from 140 So. Maple Facility Driver Departure Time Return Time Schedule Driver 1 7:00am 6:00pm Monday to Friday Driver 2 7:00am 6:00pm Monday to Friday Driver 3 7:00am 6:00pm Monday to Friday Driver 4 7:00am 6:00pm Monday to Friday Driver 5 9:00am 8:00pm Monday to Friday Driver 6 9:00am 8:00pm Monday to Friday Driver 7 9:00am 8:00pm Monday to Friday Driver 8 11:00am 10:00pm Monday to Friday Driver 9 11:00am 10:00pm Monday to Friday Driver 10 11:00am 10:00pm Monday to Friday Driver 11 7:00am 6:00pm Saturday & Sunday Driver 12 9:00am 8:00pm Saturday & Sunday 1 84 City of South San Francisco Legislation Text P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA File #:25-362 Agenda Date:5/1/2025 Version:1 Item #:5 Report regarding an application for Design Review to construct one new residential building consisting of four units at 328 Railroad Avenue in the Downtown Residential High (DRH)Zoning District in accordance with Title 20 of the South San Francisco Municipal Code (SSFMC),and determination that the project is categorically exempt under the provisions of the California Environmental Quality Act (CEQA) per Class 3, Section 15303.(Stephanie Skangos, Senior Planner) MOTIONS FOR THE COMMISSION TO ADOPT STAFF RECOMMENDATION: (1)Make a determination that the project is categorically exempt from CEQA; and (2)Approve the Design Review entitlement, subject to the Conditions of Approval. RECOMMENDATION Staff recommends that the Planning Commission conduct a public hearing and take the following actions: 1.Make a determination that the Project is categorically exempt under the provisions of the California Environmental Quality Act (CEQA),Class 3,Section 15303,New Construction or Conversion of Small Structures; and, 2.Approve the Design Review for Planning Project P24-0099,DR24-0028,based on the Findings and subject to the Conditions of Approval. BACKGROUND/DISCUSSION Site Overview The project site is located at 328 Railroad Avenue in the Downtown Residential High (DRH)Zoning District.The site is 5,640 square feet in size and is a through lot with street frontages on both Railroad Avenue and 1st Lane.There is an existing two-story residential building with two existing dwelling units (duplex)and an attached one-car garage facing Railroad Avenue and an existing detached one-car garage facing and accessible from 1st Lane.The surrounding area to the north,east and west of the project site is developed with residential units;the area just south of the project site,across Railroad Avenue,is developed with both commercial and industrial uses.This area is screened from the project site with existing mature landscaping. Proposal The applicant is proposing the construction of a new two-story residential building,approximately 3,160 square feet in size,off of 1st Lane.The existing detached one-car garage will be demolished.The new building will consist of four dwelling units,resulting in a total of six units on the project site.The new units will be split evenly between the first and second story,with two units on each level,ranging in size from 596 square feet to 1,005 square feet.The units will be a mix of two-to three-bedroom units.All four units will be accessed from a front-entry porch facing the Lane.The proposal also includes new landscaping and fencing,as well as improvements to an existing paved area adjacent to the existing City of South San Francisco Printed on 4/24/2025Page 1 of 5 powered by Legistar™85 File #:25-362 Agenda Date:5/1/2025 Version:1 Item #:5 duplex to serve as a common usable open space area for the four new units and two existing units on-site. ZONING CONSISTENCY ANALYSIS Proposed Use The project site is located within the Downtown Residential High (DRH)Zoning District.Per South San Francisco Municipal Code (SSFMC)Section 20.080.002 (“Use Regulations -Downtown Residential Zoning Districts”), multifamily residential is permitted by-right and subject to the development standards outlined in SSFMC Table 20.080.003 (Development Standards -Downtown Residential Zoning Districts).As noted in Table 1 below,the proposed project complies with all applicable development standards,as well as brings the project site into compliance with minimum density requirements. Table 1. Project Compliance with DRH Development Standards Site and Building Design Standards SSFMC Chapter 20.310 (Site and Building Design Standards)prescribes general Citywide site and building design standards to be used in conjunction with the applicable base zoning district requirements and design standards,as well as specific design standards for residential development based on type -single-family,duplex and/or multifamily.The general standards contain requirements for building entrances,building materials and textures,and architectural integrity;City of South San Francisco Printed on 4/24/2025Page 2 of 5 powered by Legistar™86 File #:25-362 Agenda Date:5/1/2025 Version:1 Item #:5 general standards contain requirements for building entrances,building materials and textures,and architectural integrity; while the specific residential standards focus on wall planes,roofline,entry protection,building articulation,windows, and open space design.The design of the project meets these general standards,as well as applicable design standards for residential development of this size. Downtown Residential Districts - Development Standards South San Francisco Municipal Code (SSFMC)Section 20.080.004 (Downtown Residential Districts,Supplemental Standards)outlines additional standards applicable to projects located within a downtown residential zoning district, including the DRH District.The project has been designed to comply with all applicable required development standards for the DRH District. Parking Requirements Vehicle Parking The project site is located within a Transit Station Area,as the site is located within a half-mile of the South San Francisco Caltrain Station and along a transit corridor with a fixed route bus service.Per SSFMC Section 20.330.004 (Required Parking Spaces),and in accordance with California Assembly Bill (AB)2097,no off-street parking is required for any use located within a Transit Station Area.Therefore,the proposed project does not require parking,and is not proposing to include any additional off-street parking spaces.However,there is an existing one-car garage on-site that will remain and continue to be used for the existing duplex. Bicycle Parking SSFMC Section 20.330.007 (“Bicycle Parking”)establishes the requirements for short-term and long-term bicycle parking.The minimum number of on-site short-term and long-term bicycle parking spaces are based on the use and size of the project.Short-term bicycle parking is not required for residential developments of less than eight units;however, long-term bicycle parking is required for residential developments of four units or more at the following rate: ·Long-term Bicycle Parking:A minimum of one bicycle parking space shall be provided for every four units for multifamily and group residential projects. Per these requirements,the project is required to provide a total of one long-term bicycle parking space on site.This has been included as a Condition of Approval found in Attachment 1 to this report. GENERAL PLAN CONSISTENCY ANALYSIS The General Plan Land Use designation for the project site is High Density Residential,which is intended for a mix of residential development,including townhouses,condominiums and apartment buildings with maximum residential densities up to 50 dwelling units.The increase in units brings the project site into compliance with the minimum density required for this site and surrounding area. DESIGN REVIEW BOARD The Design Review Board (DRB)reviewed the proposal on March 18,2025.Overall,the DRB liked the proposed design concept,articulation and color palette for the new residential building but had concerns about the accessibility of the proposed usable common open space area for the new units,as well as the potential for this area to become a parking area for residents because of an existing second curb cut off Railroad Avenue leading to this paved area. The DRB recommended approval of the project with recommendations to provide an accessible walkway path from the new units to the proposed common usable open space area and to remove the existing curb cut and replace it with aCity of South San Francisco Printed on 4/24/2025Page 3 of 5 powered by Legistar™87 File #:25-362 Agenda Date:5/1/2025 Version:1 Item #:5 new units to the proposed common usable open space area and to remove the existing curb cut and replace it with a standard vertical curb and additional landscaping.Additional minor site recommendations were also made pertaining to an existing metal gate and paved patio area,as well as the proposed plant palette.The DRB comment letter is included as Attachment 3 to this staff report,and the DRB comments have been incorporated in the Conditions of Approval found in Attachment 1 to this report. ENVIRONMENTAL REVIEW The proposed project has been determined to be categorically exempt under the provisions of CEQA,Class 3,Section 15303,New Construction or Conversion of Small Structures.The project site is an existing developed property surrounded by existing residential units,and commercial and industrial buildings.The proposal includes the construction of a new multifamily residential structure consisting of no more than four dwelling units and resulting in an overall total of no more than six dwelling units on a legal parcel in an urbanized area.Thus,the exemption under Section 15303 applies. IMPACT FEES The proposed project is subject to the City’s impact and development fees,which are used to offset the impacts of new development on City services and infrastructure.The Conditions of Approval (Attachment 1)list out the relevant impact fees: ·Parks and Recreation Impact Fee ·Childcare Impact Fee ·Library Impact Fee ·Public Safety Impact Fee ·Citywide Transportation Fee CONCLUSION The project is consistent with the City’s Municipal Code,General Plan,and Zoning Ordinance.The proposed project is located within a high-density residential area surrounded by existing residential units,and multifamily residential is a permitted use by-right at the project site.The proposed project complies with all applicable development standards,as well as bring the project site into compliance with minimum density requirements.The project meets all applicable development,site and design standards.For these reasons,staff recommends that the Planning Commission take the following actions: 1.Make a determination that the Project is categorically exempt under the provisions of the California Environmental Quality Act (CEQA),Class 3,Section 15303,New Construction or Conversion of Small Structures; and, 2.Approve the Design Review for Planning Project P24-0099,DR24-0028,based on the attached Findings and subject to the Conditions of Approval. Attachments 1.Findings and Conditions of Approval 2.Project Plans, dated February 27, 2025 3.Design Review Board (DRB) Comment Letter, dated April 1, 2025 City of South San Francisco Printed on 4/24/2025Page 4 of 5 powered by Legistar™88 File #:25-362 Agenda Date:5/1/2025 Version:1 Item #:5 City of South San Francisco Printed on 4/24/2025Page 5 of 5 powered by Legistar™89 FINDINGS OF APPROVAL P24-0099: DR24-0028 328 RAILROAD AVENUE (As recommended by City Staff on May 1, 2025) As required by the Design Review Procedures (SSFMC Chapter 20.480), the following findings are made in support of a Design Review Permit to construct one new residential building consisting of four units at 328 Railroad Avenue in the Downtown Residential High (DRH) Zoning District in accordance with Title 20 of the South San Francisco Municipal Code (SSFMC), based on public testimony and materials submitted to the South San Francisco Planning Commission which include, but are not limited to: Application materials submitted November 25, 2024; project plans dated February 27, 2025; Planning Commission staff report dated May 1, 2025; and Planning Commission hearing of May 1, 2025. 1. Design Review A. The Project is consistent with the applicable standards and requirements of the Zoning Ordinance because, as submitted and modified through the Design Review Process, this project meets or complies with the applicable standards included in Chapter 20.080 (Downtown Residential Districts) and Chapter 20.310 (Site and Building Design Standards). B. The Project is consistent with the General Plan because it is consistent with the policies and design direction provided in the South San Francisco General Plan for the High Density Residential land use designation. C. The Project is consistent with the applicable design guidelines adopted by the City Council in that the proposed Project is consistent with the DRH Zoning District development standards and the Citywide development standards for residential development, as evaluated in the Zoning Ordinance Compliance analysis for the Project. D. The Project is consistent with other planning or zoning approval that the project requires for the reasons stated above. 90 CONDITIONS OF APPROVAL P24-0099: DR24-0028 328 RAILROAD AVENUE (As recommended by City Staff on May 1, 2025) PLANNING DIVISION CONDITIONS Introduction The term “applicant”, “developer”, “project owner” or “project sponsor” used hereinafter shall have the same meaning: the applicant for the 328 Railroad Avenue project or the property / project owner if different from applicant. GENERAL 1. The project shall be constructed and operated substantially as indicated on the plan set prepared by Andrea Costanzo, dated February 27, 2025, and approved by the Planning Commission in association with P24-0099, as amended by the conditions of approval. The final plans shall be subject to the review and approval of the City’s Chief Planner. 2. The construction drawings shall comply with the Planning Commission approved plans, as amended by the conditions of approval, including the plans prepared by Andrea Costanzo, dated February 27, 2025. 3. The permit shall be subject to revocation if the project is not operated in compliance with the conditions of approval. 4. 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. 5. Prior to construction, all required building permits shall be obtained from the City’s Building Division. 6. Demolition of any existing structures on site will require demolition permits. 7. All conditions of the permit shall be completely fulfilled to the satisfaction of the affected City Departments and Planning and Building Divisions prior to occupancy of any building. 8. Applicant shall submit a checklist showing compliance with Conditions of Approval with the building permit plans and application. 91 Conditions of Approval Page 3 of 14 9. 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. 10. Prior to issuance of any building or construction permits for grading improvements, the applicant shall submit final grading plans for review and approval by the City Engineer, Fire Marshal, and Chief Planner. 11. Any modification to the approved plans shall be subject to SSFMC Section 20.450.012 (“Modification”), whereby the Chief Planner may approve minor changes. All exterior design modifications, including any and all utilities, shall be presented to the Chief Planner for a determination. 12. 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, A one-year permit extension may be granted in accordance with provisions of the SSFMC Chapter 20.450 (“Common Procedures”). 13. 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. 14. Prior to scheduling a Final Inspection with the Planning Division, the applicant must submit a Planning Final Inspection Request form, which states that the project has been built according to approved plans, and any revisions have been approved by the Planning Division. CONSTRUCTION 15. The applicant is responsible for maintaining site security prior to, and throughout the construction process. This includes installation of appropriate fencing, lighting, remote monitors, or on-site security personnel as needed. 16. The applicant is responsible for providing site signage during construction, which contains contact information for questions regarding the construction. DESIGN REVIEW / SITE PLANNING 17. All equipment (either roof, building, or ground-mounted) shall be screened from view through the use of integral architectural elements, such as enclosures or roof screens, and landscape screening or shall be incorporated inside the exterior building wall. Equipment enclosures and/or roof screens shall be painted to match the building. Prior to issuance of a building permit the applicant 92 Conditions of Approval Page 4 of 14 shall submit plans showing utility locations, stand-pipes, equipment enclosures, landscape screens, and/or roof screens for review and approval by the Chief Planner or designee. 18. Prior to issuance of any building or construction permits for landscaping improvements, the applicant shall submit final landscaping and irrigation plans for review and approval by the City’s Chief Planner. The plans shall include documentation of compliance with SSFMC Section 20.300.008 (“Landscaping”). 19. Plant materials shall be replaced when necessary with the same species originally specified unless otherwise approved by the Chief Planner. 20. All landscape areas shall be watered via an automatic irrigation system, which shall be maintained in fully operable condition at all times, and which complies with SSFMC Chapter 20.300 (“Lot and Development Standards”). 21. All landscaping installed within the public right-of-way by the property owner shall be maintained by the property owner. 22. Prior to issuance of certificate of occupancy, the applicant shall submit final landscaping and irrigation plans demonstrating compliance with the State’s Model Water Efficiency Landscaping Ordinance (MWELO), if applicable (See SSFMC Section 20.300.008, and the City’s WELO Document Verification package). a. Projects with a new aggregate landscape of 501 – 2,499 sq. ft. may comply with the prescriptive measures contained in Appendix D of the MWELO. b. Projects with a new aggregate landscape of 2,500 sq. ft. or greater must comply with the performance measures required by the MWELO. c. For all projects subject to the provisions of the MWELO, the applicant shall submit a Certificate of Completion to the City, upon completion of the installation of the landscaping and irrigation system. 23. The applicant shall contact the South San Francisco Scavenger Company to properly size any required trash enclosures and work with staff to locate and design the trash enclosure in accordance with the SSFMC Section 20.300.014 (“Trash and Refuse Collection Areas”). Applicant shall submit an approval letter from South San Francisco Scavenger to the Chief Planner prior to the issuance of building permits. 24. The applicant shall incorporate the recommendations of the Design Review Board (DRB) from their meeting of March 18, 2025 and included in the DRB Comment Letter, dated April 1, 2025, in the building permit plans and application. 25. The applicant shall include long-term bicycle parking in accordance with the SSFMC Section 20.330.007 (“Bicycle Parking”) in the building permit plans and application. 93 Conditions of Approval Page 5 of 14 26. Landscaped areas in the project area may contain trees defined as protected by the South San Francisco Tree Preservation Ordinance, Title 13, Chapter 13.30. Any removal or pruning of protected trees shall comply with the Tree Preservation Ordinance, and applicant shall obtain a permit for any tree removals or alterations of protected trees, and avoid tree roots during trenching for utilities. 27. The applicant shall install three-inch diameter, PVC conduit along the project frontage, in the right- of-way, if any trenching is to take place, for the purpose of future fiber installation. Conduit shall have a pull rope or tape. A #8 stranded trace wire will be installed in the conduit or other trace wire system approved by the City. 28. Windows for multi-family residential development must meet the requirements of SSFMC 20.310.004 (D) (“Windows”): Trim at least two inches in width and one inch in depth must be provided around all windows, or windows must be recessed at least three inches from the plane of the surrounding exterior wall. IMPACT / DEVELOPMENT FEES **Fees are subject to annual adjustment and will be calculated based on the fee in effect at the time that the payment of the fee is due. The fees included in these Conditions of Approval are estimates, based on the fees in place at the time of project approval. Estimates are subject to change, based on final plans submitted for building permits. Credits for existing uses will be calculated and applied to applicable fees.** 29. PARKS AND RECREATION FEES: Prior to final inspection, the applicant shall pay the Parkland Acquisition Fee and Parkland Construction Fee in accordance with South San Francisco Municipal Code Chapter 8.67. The fee is subject to annual adjustment. Based on the plans reviewed and approved by the Planning Commission on May 1, 2025, the Parks and Recreation Impact Fee estimate for the project is: Residential (2-4 Units): $30,078.34 x 4 units = $120,313.36 30. CHILDCARE FEE: Prior to final inspection, the applicant shall pay any applicable Childcare Fees in accordance with South San Francisco Municipal Code Chapter 8.77. This fee is subject to annual adjustment. Based on the plans approved by the Planning Commission on May 1, 2025, the Childcare Impact Fee estimate for the project is: Residential (18+ du/ac): $3,105.46 x 4 units = $12,421.84 31. LIBRARY IMPACT FEE: Prior to final inspection or issuance of the certificate of occupancy for the development, whichever is earlier, the applicant shall pay applicable Library Impact Fees in accordance with South San Francisco Municipal Code Chapter 8.74. Based on the plans approved 94 Conditions of Approval Page 6 of 14 by the Planning Commission on May 1, 2025, the Library Impact Fee for the project is: Residential (18+ du/ac): $621.09 x 4 units = $2,484.36 32. PUBLIC SAFEY IMPACT FEE: Prior to final inspection for the development, the applicant shall pay applicable Public Safety Impact Fees in accordance with South San Francisco Municipal Code Chapter 8.75. Based on the plans approved by the Planning Commission on May 1, 2025, the Public Safety Impact Fee for the project is: Residential (18+ du/ac): $1,242.33 x 4 units = $4,969.32 33. CITYWIDE TRANSPORTATION FEE: Prior to final inspection, the applicant shall pay applicable transportation impact fees in accordance with South San Francisco Municipal Code Chapter 8.73. The fee is subject to annual adjustment. Based on the plans reviewed and approved by the Planning Commission on May 1, 2025, the Citywide Transportation Fee estimate for the project is: Residential (Multi-Family): $4,658.54 x 4 units = $18,634.16 For questions regarding Planning Division COAs, please contact Stephanie Skangos at [email protected] BUILDING DIVISION CONDITIONS 1. Provide correct occupancy group R-2 and no U, construction type V-A, and Sprinkler- yes per 2022 California Building Code Chapter 3 and South San Francisco Municipal Code. 2. Provide projects to comply with 2022 California Building Code 11A and 11B. 3. There may be other comments generated by the Building Division and/or other City departments that will also require your attention and response. For questions concerning Building Division COAs, please contact Gary Lam at [email protected] or (650) 829-6669. ENGINEERING DIVISION CONDITIONS 1. The Applicant may pay the Citywide Transportation Impact Fee (per Res 120-2020) prior to 95 Conditions of Approval Page 7 of 14 Building Permit Issuance. Feel free to visit the City’s website for additional information, https://www.ssf.net/departments/public-works/engineering-division/development-review, under Development Impact Fees. 2. 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. 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. 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. 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. 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. A Hauling Permit shall be required for excavations and off-haul or on-haul, per Engineering requirements; should hauling of earth occur prior to grading. Otherwise, hauling conditions would be included with the grading permit. Hauling Permit may be found on the City website 96 Conditions of Approval Page 8 of 14 at: http://www.ssf.net/departments/public-works/engineering-division. 8. A soils report/investigation is required for all new homes and as may be required by the City Engineer or Building Official. The soils report/investigation shall be prepared by a registered geotechnical engineer and shall include the following information: a. Identification of any geologic hazards on or adjacent to the site which may impact the project, b. Recommendations to mitigate any potential geologic hazards, c. Recommendations regarding the suitability of the site for the proposed development, d. Recommendations for site grading, foundation design parameters, etc., e. Depth of groundwater on-site (normal high water). f. Clarify the purpose of the existing monitoring wells and whether they’re still active or is abandoned. g. This site had a history of previous sinkholes, which shall be evaluated. 9. No trees or permanent structures shall be proposed or constructed within any PUE bordering the interior property lines or within the property itself. Flatwork may be permissible (per discretion of the City). Note that record map shows a Public Utility Easement (P.U.E.) at rear of property along the west and partial of the south property lines, which shall be shown on project site plans. 10. The owner may, 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. 11. 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. 12. Contractors must have a Class A/C-42 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. 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 97 Conditions of Approval Page 9 of 14 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. 13. The Engineering Division reserves the right to revise or include additional conditions during the building permit application plan review. For questions concerning Engineering COAs, please contact Kelvin Munar at [email protected]. FIRE DEPARTMENT CONDITIONS 1. First Lane does not serve as fire apparatus access. The new building and dwellings shall be addressed from Railroad Avenue. For questions concerning Fire Department COAs, please contact Ian Hardage at [email protected] or (650) 829-6645. POLICE DEPARTMENT CONDITIONS 1. All construction must conform to South San Francisco Municipal Code Chapter 15.48.050 Minimum security standards for multi-family dewllings. (Ord. 1166 § 1, 1995; Ord. 1477 § IA, 2013) a. § 15.48.050 Minimum security standards for multiple-family dwellings. (a) Exterior doors shall comply with the following: (1) Exterior doors (excluding individual unit-entry doors) and doors leading from garage areas into multiple dwelling buildings, and doors leading into stairwells below the sixth-floor level, shall have self-locking (deadlatch) devices, allowing egress from the building or into the garage area, or stairwell, but requiring a key to be used to gain access to the interior of the building from the outside or garage area or into the hall-ways from the stairwell. (2) Exterior doors (excluding individual unit-entry doors) and doors leading from the garage areas into multiple dwelling buildings and 98 Conditions of Approval Page 10 of 14 doors leading into stairwells, shall be equipped with self-closing devices, if not already required by other regulations, ordinances or codes. (b) Hinged entrance doors to individual motel, hotel and multiple-family dwelling units, shall comply with the following: (1) All wood doors shall be of solid core with a minimum thickness of one and three- fourths inches. (2) Hinged entrance doors to individual units shall have deadbolts with one-inch minimum throw and hardened steel inserts in addition to door dead latches with one-half inch minimum throw. Strike plates shall be secured to wooden jambs with at least two and one-half inch wood screws. (Refer to Section 15.48.060(a)(l)(H).) (3) An interviewer or peephole shall be provided in each individual unit entrance door and shall allow for one hundred eighty degree vision. (4) Doors swinging out shall have nonremovable hinge pins or hinge studs to prevent removal of the door. (5) Door closers may be provided on each individual unit entrance door, and are encouraged in hotel and motel projects. (6) In-swinging exterior doors shall have rabbited jambs. (7) Jambs for all entry doors shall be constructed or protected to prevent violation of the function of the strike and shall meet the framing requirements of Section 15.48.060(a)(l}(H). (c) Sliding patio-type doors opening onto patios or balconies which are accessible from the outside shall comply with the following (this includes accessibility from adjacent balconies): (1) The movable section of a single sliding patio door(s) shall be adjusted in such a manner that the vertical play is taken up to prevent lifting with a pry tool to defeat the locking mechanism. 99 Conditions of Approval Page 11 of 14 (2) Deadlocks shall be provided on all sliding patio doors. Mounting screws for lock case shall be inaccessible from the outside. Lock or hook bolts shall be of hardened material or have hardened steel inserts and shall be capable of withstanding a force of eight hundred pounds applied in a horizontal direction. The lock or hook bolts shall engage the strike sufficiently to prevent its being disengaged by any movement of the door within the space or clearances provided for installation and operation. The strike area shall be reinforced to maintain effectiveness of bolt strength. (3) In addition to the primary locking device, auxiliary or secondary locking devices shall be provided on all accessible sliding glass doors. (4) Double sliding patio doors shall be locked at the meeting rail and meet the locking requirements of subsection (c)(2) of this section. (d) Windows. (1) A window, skylight or other natural light source forming a part of the enclosure of a dwelling unit shall be constructed, installed and secured as set forth in subsection (d)(2) of this section, when such window, skylight or light source is not more than twelve feet above the ground of a street, roadway, yard, court, passageway, roadway, corridor, balcony, patio, breezeway, a portion of the building which is available for use by the public or other tenants, or similar area. A window enclosing a private garage with an interior opening leading directly to a dwelling unit shall also comply with subsection (d)(2) of this section. (2) Window Protection. i. Windows shall be so constructed that when a window is locked it cannot be lifted from the frame and the sliding portion of a window shall be on the inside track. The vertical play shall be taken up to prevent lifting of the movable section to defeat the locking mechanism. ii. Window locking devices shall be capable of withstanding a force of four hundred pounds applied in any direction. 100 Conditions of Approval Page 12 of 14 iii. Louvered windows shall not be used. iv. Accessible windows that open should be equipped with secondary locking devices. (e) Garages. Those multiple-family dwelling complexes providing individual enclosed garage spaces shall meet the same requirements for garages as single- family dwellings as required by Section 15.48.060(c). Floor to ceiling demising walls shall separate individual garage areas having their own entrance. (f) If community laundry rooms are provided, laundry room doors shall be equipped with a window to allow visibility into the interior of the room. The laundry room shall be kept locked and the lock shall be keyed so that unit keys can open the lock. The light switch shall be controlled by a switch that is not readily accessible. (g) Keying Requirements. Upon occupancy by the owner or proprietor, each single unit in a tract or commercial development, constructed under the same general plan, shall have locks using combinations which are interchange free from locks used in all other separate dwellings, proprietorships or similar distinct occupancies. (h) Numbering of Buildings. There shall be positioned at each entrance of a multiple-family dwelling complex an illustrated diagrammatic representation of the complex which shows the location of the viewer and the unit designations within the complex. The illuminated diagrammatic representation shall be protected by the use of vandal-resistant covers. In addition, each individual unit within the complex shall display a prominent identification number not less than two inches in height, which is easily visible to approaching vehicular and pedestrian traffic. The numerals shall be of contrasting color to the background to which they are attached. (Ord. 1166 § 1, 1995; Ord. 1477 § IA, 2013) 2. The Police Department requires acknowledgement of these comments to include specific locations in the plans where the applicable change requests have been made. 3. The Police Department reserves the right to review and comment upon the submission of revised and updated plans. For questions concerning Police Department COAs, please contact Sean Curmi at [email protected] or (650) 877-8927. 101 Conditions of Approval Page 13 of 14 WATER QUALITY CONTROL DIVISION CONDITIONS The following items must be included in the plans or are requirements of the Water Quality Control Stormwater and/or Pretreatment Programs and must be completed prior to the issuance of a building permit: 1. Storm drains must be protected during construction. Discharge of any demolition/construction debris or water to the storm drain system is prohibited. 2. Do not use gravel bags for erosion control in the street or drive aisles. Drains in street must have inlet and throat protection of a material that is not susceptible to breakage from vehicular traffic. 3. No floatable bark shall be used in landscaping. Only fibrous mulch or pea gravel is allowed. 4. After 7/1/19, Demolition Projects must complete a PCBs Screening Assessment Form (attached and available in Building Division). If screening determines the building is an applicable structure, the Protocol for Evaluating PCBs-Containing Materials before Building Demolition shall be followed. Submit a PCB screening package for each address/building containing: 1.) PCBs Screening Form 2.) QAQC checklist 3.) Contractor’s Report 4.) Analytical Results (if applicable) 5. If PCBs Screening and Assessment result in any materials containing PCBs in concentrations > 50 ppm, appropriate Best Management Practices (BMPs) from the attached Specified BMPs for Demolition Projects will be required on the Erosion Control Plan (submitted as part of plan set) and on site until completion of the demolition process (including Erosion Control, Sediment Control, and management of Dust, Waste, Materials and Non-stormwater). 6. Roof leaders/gutters must NOT be plumbed directly to storm drains; they shall discharge to stormwater treatment devices or landscaping first. 7. Fire sprinkler test drainage must be plumbed to sanitary sewer and be clearly shown on 102 Conditions of Approval Page 14 of 14 plans. 8. Install a condensate drain line connected to the sanitary sewer for rooftop equipment and clearly show on plans. 9. Applicant will be required to pay a Sewer Capacity Fee (connection fee) based on SSF City Council-approved EDU calculation (involving anticipated flow, BOD and TSS calculations and including credits for previous site use). Based on the information received, the estimated Sewer Capacity Fee will be $30,319.00, payable with the Building Permit. 10. Wherever feasible, install landscaping that minimizes irrigation runoff, promotes surface infiltration, minimizes use of pesticides and fertilizers and incorporates appropriate sustainable landscaping programs (such as Bay-Friendly Landscaping). For questions concerning Water Quality Control Division COAs, contact Andrew Wemmer at [email protected] or (650) 829-3840. 103 328 RAILROAD AVENUE APN# 012-333-440 SOUTH SAN FRANCISCO, CA 4 UNIT DETACHED BUILDING PROJECT INFORMATION VICINITY MAP OWNER: DEL ALVARADO ADDRESS: 328 RAILROAD AVE. SOUTH SAN FRANCISCO, CA APN# 012-333-440 LOT AREA:5,640 SQ.FT. (E)UNITS: FIRST FLOOR UNIT 843 SQ.FT. SECOND FLOOR UNIT: 1,264 SQ.FT. (E)GARAGE 280 SQ.FT. (E)PORCH 12 SQ.FT. NEW UNITS: FIRST FLOOR :UNIT A:759 SQ.FT. UNIT B: 1,005.5 SQ.FT. SECOND FLOOR : UNIT C: 596 SQ.FT. UNIT D: 801.3 SQ.FT. ZONING DRH NEW LOT COVERAGE 843+ 280 +12+ 759+ 1,005.5 =2,899.5 SQ.FT. (51.4%) OCCUPANCY GROUP R-2/U CONSTRUCTION TYPE V-B STORIES 2 SPRINKLERS(E)BUILDING NO SPRINKLERS (N)BUILDING YES A-1. COVER SHEET, PROJECT DATA, INDEX & TOPOGRAPHIC SURVEY C1. GRADING AND DRAINAGE PLANS L1. LANDSCAPE PLAN A-2. (N)SITE PLAN A-3. (N)FIRST & SECOND FLOOR PLANS A-4. (N)ELEVATIONS & ROOF PLAN A-5. (N)ELEVATIONS A-6. PHOTOS INDEX OF DRAWINGS SCOPE OF WORK THIS PROJECT PROPOSES A (N) 4 UNIT DETACHED BUILDING. FIRST FLOOR: UNIT A ( 759 SQ.FT.) & UNIT B (1,005.5 SQ.FT.) SECOND FLOOR : UNIT C(596 SQ.FT.) & UNIT D(801.3 SQ.FT.) 2022 California Residential Code, 2022 California Fire Code 2022 Editions of the California Building Code,2022 California Mechanical the 2022 California Energy Code, 2022 Green Building Standards Code, All work shall be in compliance with the City of South San Francisco Municipal and the Code,2022 California Plumbing Code, 2022 California Electrical Code, Sheet: A-1 Scale as shown S O U T H S A N F R A N C I S C O , C A . 32 8 R A I L R O A D S T R E E T COVER SHEET & PROJECT DATA ISSUED FOR ANDREA COSTANZO DATE ANDREA COSTANZO Design by:Drawn by: THE USE OF THIS PLANS AND SPECIFICATIONS SHALL BE RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED AND PUBLICATION THEREFORE IS EXPRESSLY LIMIT TO SUCH USE. RE-USE, REPRODUCTION OR PUBLICATION BY ANY METHOD, IN WHOLE OR IN PART IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS REMAINS WITH THE DESIGNER. WITHOUT PREJUDICE, VISUAL CONTACT WITH THESE PLANS AND SPECIFICATIONS SHALL CONSTITUTE PRIMA FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. WRITTEN DIMENSIONS SHALL TAKE PREFERENCE OVER SCALE DIMENSIONS AND SHALL BE VERIFIED ON THE JOB SITE. ANY DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE DESIGNER PRIOR TO THE COMMENCEMENT OF ANY WORK. 4 U N I T B U I L D I N G 02/27/25 PERMIT 3D Rendering NTS 104 105 10 6 5' (N)5:12 (N)5:1 2 (N)5:12 (N)5:12 (N)5:1 2 (N)5:1 2 (N)5:12 (N)5:1 2 (N)5:12 (N)5:12 (N)5:12 (N)5:1 2 (N)5:1 2 (N)5:12 (N)5:12 (N)5:12 4' O. H . 6'- 6 " 5' 5' 6'- 7 " 8'-4" 7'- 1 " 5' (E)2 UNIT BUILDING (N)4 UNIT BUILDING 10'TO 2 N D . FLO O R 10'-2 " TO 2 N D . FLO O R (N)S i t e P l a n SCALE 1/8" = 1'-0" 17'- 1 0 " 43 ' 12 ' - 3 " DIS T A N C E B E T W E E N B U I L D I N G S 750 SQ.FT. PROPOSED USABLE OPEN SPACE 10 ' - 4 " DIS T A N C E TO O. H . 6'-9"DIST A N C E TO O . H . 4' O.H. 4' O.H. 5'- 3 " 20 GALS. EACH TRASH & RECYCLING CONTAINERS FOR EACH UNIT 5'- 7 " TRASH AND REFUSE COLLECTION AREA 3'- 2 " 12 5 ' - 6 " 37' Sheet: A-2 Scale as shown S O U T H S A N F R A N C I S C O , C A . 32 8 R A I L R O A D S T R E E T SITE PLAN ISSUED FOR ANDREA COSTANZO DATE ANDREA COSTANZO Design by:Drawn by: THE USE OF THIS PLANS AND SPECIFICATIONS SHALL BE RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED AND PUBLICATION THEREFORE IS EXPRESSLY LIMIT TO SUCH USE. RE-USE, REPRODUCTION OR PUBLICATION BY ANY METHOD, IN WHOLE OR IN PART IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS REMAINS WITH THE DESIGNER. WITHOUT PREJUDICE, VISUAL CONTACT WITH THESE PLANS AND SPECIFICATIONS SHALL CONSTITUTE PRIMA FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. WRITTEN DIMENSIONS SHALL TAKE PREFERENCE OVER SCALE DIMENSIONS AND SHALL BE VERIFIED ON THE JOB SITE. ANY DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE DESIGNER PRIOR TO THE COMMENCEMENT OF ANY WORK. 4 U N I T B U I L D I N G 02/27/25 PERMIT 107 Date: AUG 26, 2024 115 ROYAL COACHMAN LNKALAMA, WA 98625 TEL. 650.515.0655 WA LIC. #1611CA LIC. #4161ID LIC. # LA-16912 W. E. S. LANDSCAPE ARCHITECTURE Drawn by: WES L1 LANDSCAPE PLAN Rev.Issue Date Scale: 1/8" = 1'-0" Drawing North: W E S 4 UNIT APARTMENT 328 RAILROAD AVE. S. SAN FRANCISCO, CA Seal: 5 LAYOUT NOTES 1. ALL DIMENSIONS ARE TO FINISHED FACE OF WALL OR SURFACE UNLESS OTHERWISE SPECIFIED. 2. DISCREPANCIES BETWEEN PLANS AND ACTUAL FIELD CONDITIONS ARE POSSIBLE. FIELD VERIFY ALL DIMENSIONS PRIOR TO LAYOUT. REPORT SIGNIFICANT DISCREPANCIES TO LANDSCAPE ARCHIECT IMMEDIATELY. 3. FOR IRRIGATION AND LIGHTING PURPOSES, PROVIDE SLEEVES TO ALL PLANTING AREAS. SLEEVING TO BE 3" to 6” DIA. SCHED. 40 PVC AND TO EXTEND FROM/TO ALL PLANTING AREAS, UNDER PATIOS, WALKS, AND DRIVEWAY AS REQ'D, AND THROUGH WALLS AS NECESSARY. REVIEW EXTENT OF SLEEVING WITH LANDSCAPE ARCHIECT PRIOR TO POURING CONCRETE AND LAYING BASE COURSES. GENERAL NOTES UTILITIES: PRIOR TO COMMECING CONSTRUCTION, THE CONTRACTOR IS RESPONSIBLE FOR CONTACTING ANY UTILITY COMPANIES INVOLVED. THE UTILITY COMPANIES ARE MEMBERS OF THE UNDERGROUND SERVICE ALERT (U.S.A.) ON-CALL PROGRAM. THE CONTRACTOR SHALL NOTIFY U.S.A. 48 HOURS IN ADVANCE OF PERFORMING EXCAVATION WORK BY CALLING (800) 642-2444. EXCAVATION IS DEFINED AS BEING EIGHTEEN INCHES OR MORE IN DEPTH BELOW EXISTING SURFACE. DESIGN INTENT: THESE DRAWINGS REPRESENT THE DESIGN INTENT TO BE IMPLEMENTED ON THE SITE. THE CONTRACTOR IS RESPONSIBLE FOR CONTACTING THE LANDSCAPE ARCHIECT FOR ANY ADDITIONAL CLARIFICATION OR DETAILS NECESSARY TO ACCOMMODATE SITE CONDITIONS OR ARCHITECTURAL DETAILS AND FOR CLARIFICATION OF INTENT. CONTRACTORS JOB SITE CONDITIONS: CONTRACTOR IS RESPONSIBLE FOR SITE CONDITIONS DURING THE CONSTRUCTION OF THIS PROJECT, INCLUDING THE SAFETY OF ALL PEOPLE AND PROPERTY. IRRIGATION NOTES 1. AUTOMATIC IRRIGATION SYSTEM CONTROLLERS SHALL COMPLY WITH THE FOLLOWING: A. Controllers shall be weather- or soil moisture-based controllers that automatically adjust irrigation in response to changes in plant watering needs as weather or soil conditions change. B .Weather-based controllers without integral rain sensors or communication systems that account for rainfall shall have a separate wired or wireless rain sensor which connects or communicates with the controller(s). 2. SYSTEM CRITERIA: SYSTEM TO BE WATER EFFICIENT WITH A DRIP SYSTEM. REVIEW PROPOSED SYSTEM WITH LANDSCAPE ARCHITECT. VALVES MUST BE LOCATED OUT OF DIRECT SIGHT. REVIEW LOCATIONS WITH LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. ALL PIPES UNDER PAVING SHALL BE BEDDED IN 6” OF CLEAN SAND AROUND PIPE. ALL PLANTING BED MAINLINES SHALL HAVE 18” OF COVER AND LATERAL LINES SHALL HAVE 12” OF COVER. SYSTEM SHALL PROVIDE COMPLETE AND EFFECTIVE WATER COVERAGE TO ALL PLANTS. 3. POINT OF CONNECTION: LOCATION TO BE DETERMINED. PROVIDE GATE VALVE AT P.O.C. PROVIDE OWNER WITH EQUIPMENT OPERATING MANUAL AT TIME OF INSTALLATION. 4. SLEEVING: PROVIDE SLEEVES AS REQUIRED WHERE CONTROL WIRES OR PIPING PASSES UNDER WALKS, PAVING, WALL, ETC. SIZE OF SLEEVING TO BE ADEQUATE ENOUGH TO ACCOMMODATE RETRIEVAL FOR REPAIR OF WIRING OR PIPING AND SHALL EXTEND 12” BEYOND EDGES. SLEEVING TO BE MIN. 3” DIA. SCHED. 40 PVC OR HEAVY WALL GALV. PIPE. 5. EQUIPMENT: TO BE REVIEWED AND APPROVED BY LANDSCAPE ARCHITECT. GUARANTEE: SYSTEM TO BE GUARANTEED FOR A MINIMUM OF ONE YEAR FROM DATE OF INSPECTION/APPROVAL AGAINST DEFECTS OR DAMAGE BY CONTRACTOR. CONTRACTOR NOT RESPONSIBLE FOR DAMAGE TO SYSTEM BY OTHERS, OR IMPROPER USE. 7. AS-BUILT DRAWINGS: CONTRACTOR SHALL PROVIDE LANDSCAPE ARCHITECT AND CLIENT WITH IRRIGATION SYSTEM AS-BUILT DRAWINGS AND PERFORM SITE WALK THROUGH WITH CLIENT TO REVIEW SYSTEM PRIOR TO FINAL ACCEPTANCE. PLANTING NOTES 1. PLANT PLACEMENT: THE PLAN IS SCHEMATIC. DO NOT INSTALL PLANTS TOO CLOSE TO EDGES OF PAVING OR UTILITIES. KEEP VALVES AWAY FROM TREES. 2. PLANTING: FINAL GRADING SHALL BE COMPLETE AND BEDS SHALL BE RAKED SMOOTH PRIOR TO SPOTTING AND PLANTING OF PLANTS. ALL PLANTS SHALL BE PLANTED IN ACCORDANCE WITH THE HIGHEST STANDARDS SET FORTH BY THE LANDSCAPE INDUSTRY. SEE DETAILS ON SHEET. 3. TREE STAKES AND VINE TIES: STAKE ALL TREES AND TIE ALL VINES PER DIRECTION OF LANDSCAPE ARCHITECT. 4. GROUNDCOVERS: GROUNDCOVER SHALL BE PROVIDED UP TO THE WATERING BASIN OF ALL TREES AND SHRUBS. 5. MULCH: MULCH SHALL BE ARBOR MULCH, 3” DEEP THROUGHOUT ALL PLANTING BEDS. A 3” DIAMETER BARK FREE AREA IS TO BE MAINTAINED AROUND THE BASE EACH PLANT. 6. MAINTENANCE PERIOD: CONTRACTOR SHALL MAINTAIN ALL PLANTS IN ACCEPTABLE CONDITION FROM THE TIME OF ACCEPTANCE OF DELIVERY UNTIL FINAL APPROVAL BY LANDSCAPE ARCHITECT AND/OR OWNER. 7. FINAL APPROVAL: CONTRACTOR SHALL REQUEST FINAL APPROVAL FROM LANDSCAPE ARCHITECT/OR OWNER UPON COMPLETION OF CONSTRUCTION. CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT A MINIMUM OF TWO WORKING DAYS PRIOR TO FINAL APPROVAL WALKTHROUGH. Mulch (3" deep) pulled 2" away from stem 4" high berm for water basin at edge of root ball, if required Backfill - 85% imported or native soil and 15% compost or amendmenmt Slow release agriform plant tablets; if recommended 1 gal plant - 2 tablets per plant 5 gal plant - 3 tablets per plant 15 gal plant - 6 tablets per plant For plant pit, dig out soil and fill 2 times depth of plant container and at least 3 times diameter of container. 2 x t h e w i d t h o f c o n t a i n e r 3 x the width of container rootball in can SHRUB PLANTING DETAIL Scale: 1/4" = 1'-0"2 va r i e s 1' - 6 " Rubber hose nailed to stake or similar soft tie 2" dia. Lodge Pole or equivalent -18" in solid ground placed outside rootball and plumb 1X4 RWD brace, nailed to stakes but not touching tree trunk 4" high berm for water basin at edge of root ball Mulch (3" deep) pulled 3" away from trunk Amended soil mix per soil and plant report Set root ball 1" above finished grade Undisturbed native soil7'-5 7/8" Scarify sides of pit root ball 2 to 3 x the root ball TREE PLANTING DETAIL Scale: 1/4" = 1'-0"3 PLANT LIST ID Qty Botanical Name Common Name Size Remarks P- AGA NOV 6 Agave attenuata 'Nova'Blue FoxTail Agave 5 GAL spineless; gray-green; up to 5'x5' over time P-THY ELF 41 Thymus serphyllum 'Elfin'Elfin Thyme 4" POT 2"X18"; evergreen w/ purple flowers S-CEA YAN 16 Ceanothus grisues var. horiz. 'Yankee Pt'Yankee Pooint Ceanothus 1 GAL 2.5'x8'; blue flowers S-COR ALB 3 Correa alba White Australian Fuchsia 5 GAL 8'x8'; white flowers; natural espalier on wall T-LAG NAT 2 Lagerstroemia indica x faunei 'Natchez'Natchez Crepe Myrtle 36" BOX 25'x15'; standard form; lowest branch 5' high; white flowers PLANTING GUIDELINES 1. If possible, water the area to be planted to make sure moisture is in the soil before planting. Don’t water the day of, or the day before planting. 2. Water all planting material before planting. Preferably the day before planting. 3. Dig hole 3 times as wide as the root ball of the plant, but not deeper for trees. Plant should fit in the hole with the top of the root ball to 1/4" to 1” higher than the top of the soil. 4. After removing the plant from its container, gently pull the roots apart to encourage the roots to grow outward. 5. Apply ½” of compost to the hole and mix some with the native soil going back into the hole. Mix no more than 1/3 of compost to the native soil. Apply a ¼” of compost on top of root ball after planting. 6. Bury the root ball by pushing soil into the planting hole. Push down the soil firmly with your hands to fill voids in the planting hole. 7. If installing a drip system, make sure there is an emitter on top of the root ball of the plant, or place emitter on the high side of a plant, an inch above the root ball. 8. Apply 3” of mulch to all planting areas, covering any drip system pipe. Keep mulch a few inches from the base of the plant. 9. Water plants generously after planting. porch2%2%porch2%2% living living cl os e t closet clos e t closet bath bath bath bath hall hall hall kitchen kitchen bedroom bedroom bedroom bedroom bedroom laundry laundry UNIT A UNIT B closet 10 " T r e a d / 7 " R a i s e Ha n d r a i l ( t y p ) Ha n d r a i l ( t y p ) 10 " T r e a d / 7 " R a i s e Ha n d r a i l ( t y p ) Ha n d r a i l ( t y p ) Up.Up. 9 4 .3 1 9 3 .7 8 9 3 .3 6 9 4 .9 4 GARAGEEL=94.26'N 74°27'00" W 25.00' 1 S T S T R E E T ( A L L E Y ) ( 2 0 ' R / W ) 95.9397.38 88.29 86.43 94.9895.4096.2696.9197.36 112.99 114.20 114.23 112.61112.39 97.47 94.78 95.35 95.25 95.08 94.98 94.99 94.90 95.75 96.31 97.22 96.40 94.87 94.53 94.49 94.16 94.86 95.03 93.5393.58 93.18 91.84 91.86 90.84 91.03 90.98 91.44 91.66 93.44 94.81 94.36 94.01 92.61 94.83 93.0594.0093.78 97.43 92.56 92.47 92.47 92.07 91.70 91.39 91.81 92.19 89.41 89.05 89.33 89.04 94.11 93.76 93.70 92.1792.51 105.92105.99 88.30 86.13 85.78 85.57 85.54 85.3285.4686.7687.2888.18 88.12 87.89 88.29 88.59 88.31 88.37 87.98 87.9887.33 87.31 87.16 97.04 91.70 91.67 87.0087.09 86.13 -9.38 88.86 97.46 92.49 91.84 91.22 47.00'S 74°27'00" E 12 0 . 0 0 ' S 1 5 ° 3 3 ' 0 0 " W 12 0 . 0 0 ' S 1 5 ° 3 3 ' 0 0 " W 47.00'N 74°27'00" W OHEOHE GAS METERS GATE ASPHALT ASPHALT R A I L R O A D A V E N U E ( 5 0 ' R / W ) UTILITY POLE UTILITY POLE OHEOHE OHE OHE METERS ELECTRIC DECK DECK OHE DRAIN FRENCH PAVER PAVER PAVER RIDGE EL=107.91' 92.30 CONCRETE 90.80 WOOD RET. WALL EL=97.71' THRESHOLDEL=88.87' GARAGE WATER METER CONCRETE CONCRETE RIDGE EL=109.88' RIDGE EL=109.88' CONCRETE WALL CURB CONCRETEDRIVEWAY WATER METERS WOOD RET. WALL CONCRETE WALL 5'-0" 6' - 7 " 6' - 3" MODIFY EXISTING FENCE & GATE TO ADD A 4' HIGH MAX. DOUBLE MAN GATE 8'-0" ENTRY WALK; INTEGRAL COLOR CONCRETE PAVING W/ A LIGHT WASH FINISH MULCH; DECORATIVE GRAVEL OR LOOSE DG, TYP. PORCH 49SF 5' - 0 " EXISTING LANDSCAPE 173 SF MULCH; DECORATIVE GRAVEL OR LOOSE DG, TYP. LANDSCAPE AREA 210 SF LANDSCAPE AREA 202 SF 97.5 FFE PROPOSED USABLE OPEN SPACE; 750SF LEGEND MULCH; DECORATIVE GRAVEL OR LOOSE DG, TYP. LANDSCAPE AREA; TYP. USABLE OPEN SPACE W/ QUALITY MOVABLE FURNITURE; EXISTING HOUSE BLOCKS PREVAILING WIND PROTECT AND MAINTAIN EXISTING HEALTHY SHRUBS DURING CONSTRUCTION ACCESS TO USABLE OPEN SPACE +95.25 TRASH & REFUSE COLLECTION AREA 1 P- AGA NOV6 S-COR ALB3 T-LAG NAT1 T-LAG NAT1 LANDSCAPE PLAN Scale: 1/8" = 1'-0"1 LANDSCAPE AREA PERCENTAGE MINIMUM LANDSCAPE REQUIRED IS 10% OF 5640 SF LOT =564 SF TOTAL LANDSCAPE AREA ON PLAN 173 SF EXISTING LANDSCAPE TO REMAIN 412 SF PROPOSED NEW LANDSCAPE =585 SF OF LANDSCAPE OR 10.4% OF LOT WELO - WATER EFFICIENT LANDSCAPE ORDINANCE WHEN THERE IS LESS THAN 500 SF OF PROPOSED IRRIGATION & PLANTING, WELO DOES NOT APPLY. THIS PROJECT HAS 412 SF OF PROPOSED IRRIGATION & PLANTING. 1/27/2025ADDED TRASH PER COMMENTS DATED12/23/2024 1 108 50 4 0 S L . 50 4 0 S L . 5040 SL. 50 4 0 S L . 50 4 0 S L . 30 2 0 S L . T E M P . 50 4 0 S L . 30 2 0 S L . T E M P . 2668 26 6 8 24 6 8 6040 SL. 2468 PKT.2468 PKT. 3068 3068 30 6 8 2468 PKT. 24 6 8 26 6 8 3068 50 6 8 2668 30 6 8 3020 SL. TEMP.6040 SL. 5040 SL. 26 6 8 2668 50 6 8 26 6 8 3168 2668 24 6 8 5040 SL. living porch closet bath bedroom master bedroom closet bath closet bath bedroom living hall bedroom master bath cl o s e t laundry hall hall hall hall laundry bedroom cl o s e t UNIT A UNIT B 13'-5"13'-3"10'-4" 37' 5' - 6 " 9' - 4 " 5' - 6 " 9' - 5 " 14 ' - 1 " 58 ' - 4 " 6'-3"12'-7" 18'-3" 10 ' - 8 " 5' - 8 " 10 ' - 1 1 " 9' - 8 " 5' - 1 0 " 15 ' - 9 " 42 ' 13'-10" 3'-2"7'-1" 5' - 6 " 3' 10'-7" 1' - 9 " 3'-3" 17'-11" 9' - 1 " 4'-3" 5' - 2 " 9'-11" 2'-3" 5' - 7 " 11'-11" 14'-5" 4'-9"1' - 1 0 " 9'-4" 10'-6" 6' - 1 " 3'-1" 13'-11" 7.75" MAX. 7. 7 5 " M A X . 7. 7 5 " M A X . 7.75" MAX. Up Up 4' - 9 " 3'-8"3'-8" 3'-8" 3'-5" 3'-2" 6' - 2 " SCALE 1/4" = 1'-0" (N) F i r s t F l o o r P l a n -Units A&B 3036 SIMILARITY FOR DOORS INDICATES A 3'-0" X 3'-6" CLEAR WINDOW OPENING FLOOR PLANS NOTES NEW WALL -2x6 1 hr. FIRE RATED INTERIOR WALL DET. 1/- NEW WALL -2x4 14 ' - 9 " 8' - 1 " 12'-10"5'-5" PROJECTION OF 2nd. FLOOR ABOVE 2%2% RUN:10" MIN. RISE:7.75" MAX. UP 5' - 7 " 30 4 0 C S M N T . 50 4 0 S L . 5040 SL.5040 SL. 50 4 0 S L . 30 4 0 C S M N T . TE M P . 5040 SL. 2668 2668 24 6 8 24 6 8 P K T . 5040 SL. 3020 SL. CS M N T . 50 4 0 S L . CSMNT. 60 6 8 2268 PKT. 2668 24 6 8 P K T . 24 6 8 P K T . 60 6 8 5068 5068 2668 26 6 8 3040 30 4 0 TEMP. 3020 SL. TEMP. CS M N T . 30 4 0 30 2 0 S L . 3020 SL. TEMP. bedroom cl o s e t bedroom living bath master bedroom closet master bath bath bath bedroom closet master bedroom cl o s e t living closet master hall Dn . Dn . 5'9'-5"3'-9"3'-11"9'-11"5'-1" 26'-11" 10 ' - 5 " 2' - 3 " 2' - 3 " 12 ' - 4 " 17 ' - 1 " 11 ' - 1 0 " 27 ' - 3 " 28 ' - 1 0 " 12'-11"5'-3"6'-4"12'-7" 9' - 1 1 " 5' - 7 " 10 ' - 6 " 9' - 9 " 8' - 6 " 11 ' - 1 0 " 20 ' - 3 " 20 ' - 4 " 8' - 5 " 3'-6"3'-6" 12'-11"12'-8" 4'-9" 2' - 3 " 5'7' - 7 " 5'-2" 7' - 1 1 " 8' 3'-4" 9' 7'-7" 4'-8" (N)5:12 (N)5:12 (N)5:12 (N)5:12 (N)5:12 (N)5:12 SCALE 1/4" = 1'-0" (N) S e c o n d F l o o r P l a n -Units C&D UNIT C UNIT DSKYLIGHT 2'x3' VELUX FS FIXED TEMP. SKYLIGHT 2'x3' VELUX FS FIXED TEMP. SKYLIGHT 2'x2' VELUX FS FIXED TEMP. SKYLIGHT 2'x2' VELUX FS FIXED TEMP. SKYLIGHT 2'x2' VELUX FS FIXED TEMP. A-5 A Sheet: A-3 Scale as shown S O U T H S A N F R A N C I S C O , C A . 32 8 R A I L R O A D S T R E E T FIRST & SECOND FLOOR PLANS ISSUED FOR ANDREA COSTANZO DATE ANDREA COSTANZO Design by:Drawn by: THE USE OF THIS PLANS AND SPECIFICATIONS SHALL BE RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED AND PUBLICATION THEREFORE IS EXPRESSLY LIMIT TO SUCH USE. RE-USE, REPRODUCTION OR PUBLICATION BY ANY METHOD, IN WHOLE OR IN PART IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS REMAINS WITH THE DESIGNER. WITHOUT PREJUDICE, VISUAL CONTACT WITH THESE PLANS AND SPECIFICATIONS SHALL CONSTITUTE PRIMA FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. WRITTEN DIMENSIONS SHALL TAKE PREFERENCE OVER SCALE DIMENSIONS AND SHALL BE VERIFIED ON THE JOB SITE. ANY DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE DESIGNER PRIOR TO THE COMMENCEMENT OF ANY WORK. 4 U N I T B U I L D I N G 01/07/25 PERMIT 109 (N)5:12 (N)5:12 (N)5:12 (N)5:12 (N)5:12 (N)5:12 (N)5:12 (N)5:12 (N)5:12 (N)5:12 (N)5:12 (N)5:12 (N)5:12 (N)5:12 (N)5:12 (N)5:12 SCALE 1/4" = 1'-0" (N)R o o f P l a n (N) F r o n t(North) E l e v a t i o n SCALE 1/4" = 1'-0" F.F. F.F. TOP OF RIDGE 10 ' 9' TOP OF PLATE 7' - 7 " 97.5' 5 12 (2) LAYERS OF 15# FELT UNDER ROOFING MATERIAL,MIN. CLASS "B" MIN. COMP.SHINGLES (TYP.) (N)ROOF: ALL RESIDENTIAL DWELLINGS SHALL DISPLAY A STREET NUMBER IN A PROMINENT LOCATION ON THE STREET SIDE OF THE RESIDENCE IN SUCH A POSITION THAT THE NUMBER IS EASILY VISIBLE TO APPROACHING EMERGENCY VEHICLES. THE NUMERALS SHALL BE NO LESS THAN 4 INCHES IN HEIGHT WITH A MINIMUM STROKE WIDTH OF 12 INCH AND SHALL BE OF A CONTRASTING COLOR TO THE BACK GROUND OF WHICH THEY ARE ATTACHED .THE NUMERALS SHALL BE LIGHTED AT NIGHT EXTERIOR WALLS: Finish stucco (78" min. Three coats application thickness) 2 layers of grade "D" paper Wire lathe and a 26 g.a. corrosion-resistant weep-screed at foundation plate line. RISE:7.75" MAX. RUN:10" MIN. (N)ENTRY DOOR (N)ENTRY DOOR PROVIDE 1 SQ.FT. OF G.I. UNDER FLOOR VENTING PER 150 SQ.FT. 8" HARDBOARD "LAP" SIDING (TYP.) W/ 2X4 WOOD TRIM @DOORS, WINDOWS & CORNERS O/GRADE "D" BUILDING PAPER O/ SHEAR MATERIAL AS OCCURS COLOR: WHITE 9' - 8 " 4" WOOD WINDOW TRIM F.F. 97.5' F.F. TOP OF RIDGE 10 ' 9' TOP OF PLATE 7' - 7 " 5 12 (2) LAYERS OF 15# FELT UNDER ROOFING MATERIAL,MIN. CLASS "B" MIN. COMP.SHINGLES (TYP.) (N)ROOF: (N) R e a r (South) E l e v a t i o n SCALE 1/4" = 1'-0" EXTERIOR WALLS: Finish stucco (78" min. Three coats application thickness) 2 layers of grade "D" paper Wire lathe and a 26 g.a. corrosion-resistant weep-screed at foundation plate line. PROVIDE 1 SQ.FT. OF G.I. UNDER FLOOR VENTING PER 150 SQ.FT. CRAWLSPACE ACCESS HORIZONTAL WOOD BAND 8" HARDBOARD "LAP" SIDING (TYP.) W/ 2X4 WOOD TRIM @DOORS, WINDOWS & CORNERS O/GRADE "D" BUILDING PAPER O/ SHEAR MATERIAL AS OCCURS COLOR: WHITE Sheet: A-4 Scale as shown S O U T H S A N F R A N C I S C O , C A . 32 8 R A I L R O A D S T R E E T ROOF PLAN & ELEVATIONS ISSUED FOR ANDREA COSTANZO DATE ANDREA COSTANZO Design by:Drawn by: THE USE OF THIS PLANS AND SPECIFICATIONS SHALL BE RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED AND PUBLICATION THEREFORE IS EXPRESSLY LIMIT TO SUCH USE. RE-USE, REPRODUCTION OR PUBLICATION BY ANY METHOD, IN WHOLE OR IN PART IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS REMAINS WITH THE DESIGNER. WITHOUT PREJUDICE, VISUAL CONTACT WITH THESE PLANS AND SPECIFICATIONS SHALL CONSTITUTE PRIMA FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. WRITTEN DIMENSIONS SHALL TAKE PREFERENCE OVER SCALE DIMENSIONS AND SHALL BE VERIFIED ON THE JOB SITE. ANY DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE DESIGNER PRIOR TO THE COMMENCEMENT OF ANY WORK. 4 U N I T B U I L D I N G 01/07/25 PERMIT 110 TOP OF RIDGE 10 ' 9' TOP OF PLATE 7' - 7 " F.F. 97.5' (N) R i g h t(West) E l e v a t i o n SCALE 1/4" = 1'-0" 5 12 (2) LAYERS OF 15# FELT UNDER ROOFING MATERIAL,MIN. CLASS "B" MIN. COMP.SHINGLES (TYP.) (N)ROOF: EXTERIOR WALLS: Finish stucco (7 8" min. Three coats application thickness) 2 layers of grade "D" paper Wire lathe and a 26 g.a. corrosion-resistant weep-screed at foundation plate line. PROVIDE 1 SQ.FT. OF G.I. UNDER FLOOR VENTING PER 150 SQ.FT. 8" HARDBOARD "LAP" SIDING (TYP.) W/ 2X4 WOOD TRIM @DOORS, WINDOWS & CORNERS O/GRADE "D" BUILDING PAPER O/ SHEAR MATERIAL AS OCCURS COLOR: WHITE HORIZONTAL WOOD BAND 28 ' - 6 " MA X . H . TOP OF RIDGE 10 ' 9' TOP OF PLATE 7' - 7 " F.F. 97.5' 5 12 (2) LAYERS OF 15# FELT UNDER ROOFING MATERIAL,MIN. CLASS "B" MIN. COMP.SHINGLES (TYP.) (N)ROOF: EXTERIOR WALLS: Finish stucco (78" min. Three coats application thickness) 2 layers of grade "D" paper Wire lathe and a 26 g.a. corrosion-resistant weep-screed at foundation plate line. PROVIDE 1 SQ.FT. OF G.I. UNDER FLOOR VENTING PER 150 SQ.FT. (N) L e f t (East) E l e v a t i o n SCALE 1/4" = 1'-0" 4" WOOD WINDOW TRIM 8" HARDBOARD "LAP" SIDING (TYP.) W/ 2X4 WOOD TRIM @DOORS, WINDOWS & CORNERS O/GRADE "D" BUILDING PAPER O/ SHEAR MATERIAL AS OCCURS COLOR: WHITE HORIZONTAL WOOD BAND 29 ' - 1 0 " MA X . H . W/ R-19 BATT INSUL. 3/4" PLYWOOD O/ 2XJOISTS @16" O.C. S e c t i o n A - A SCALE 1/4" = 1'-0" COMP. SHINGLE ROOF OVER 1/2" CDX PLYWD. attic W/ R-21 BATT INSUL. 2 X6 STUDS @16" O.C. 1/2" GYP. BOARD W/ R-19 BATT INSUL. 3/4" PLYWOOD O/ 2XJOISTS @16" O.C. NOTE: SECTION DRAWINGS TO BE USED FOR REFERENCE ONLY - FOR ACTUAL MEMBER SIZES AND SPACING, PLEASE SEE STRUCTURAL SHEETS (n)crawl space PER SW SCHED. CDX PLYWOOD 3' - 8 " F.F. 97.5' F.F. 10 ' 9' TOP OF PLATE Sheet: A-5 Scale as shown S O U T H S A N F R A N C I S C O , C A . 32 8 R A I L R O A D S T R E E T ELEVATIONS ISSUED FOR ANDREA COSTANZO DATE ANDREA COSTANZO Design by:Drawn by: THE USE OF THIS PLANS AND SPECIFICATIONS SHALL BE RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED AND PUBLICATION THEREFORE IS EXPRESSLY LIMIT TO SUCH USE. RE-USE, REPRODUCTION OR PUBLICATION BY ANY METHOD, IN WHOLE OR IN PART IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS REMAINS WITH THE DESIGNER. WITHOUT PREJUDICE, VISUAL CONTACT WITH THESE PLANS AND SPECIFICATIONS SHALL CONSTITUTE PRIMA FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. WRITTEN DIMENSIONS SHALL TAKE PREFERENCE OVER SCALE DIMENSIONS AND SHALL BE VERIFIED ON THE JOB SITE. ANY DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE DESIGNER PRIOR TO THE COMMENCEMENT OF ANY WORK. 4 U N I T B U I L D I N G 01/07/25 PERMIT 111 Sheet: A-6 Scale as shown S O U T H S A N F R A N C I S C O , C A . 32 8 R A I L R O A D S T R E E T PHOTOS ISSUED FOR ANDREA COSTANZO DATE ANDREA COSTANZO Design by:Drawn by: THE USE OF THIS PLANS AND SPECIFICATIONS SHALL BE RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED AND PUBLICATION THEREFORE IS EXPRESSLY LIMIT TO SUCH USE. RE-USE, REPRODUCTION OR PUBLICATION BY ANY METHOD, IN WHOLE OR IN PART IS PROHIBITED. TITLE TO THE PLANS AND SPECIFICATIONS REMAINS WITH THE DESIGNER. WITHOUT PREJUDICE, VISUAL CONTACT WITH THESE PLANS AND SPECIFICATIONS SHALL CONSTITUTE PRIMA FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. WRITTEN DIMENSIONS SHALL TAKE PREFERENCE OVER SCALE DIMENSIONS AND SHALL BE VERIFIED ON THE JOB SITE. ANY DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE DESIGNER PRIOR TO THE COMMENCEMENT OF ANY WORK. 4 U N I T B U I L D I N G *SITE : 328 RAILROAD AVE.332-334 RAILROAD AVE. 326 RAILROAD AVE. *SITE : FROM THE LANE 324 RAILROAD AVE.334 1ST. LANE336 1ST. LANE 321 1ST. LANE 327 1ST. LANE 336 1ST. LANE *SITE : FROM THE LANE 07/10/24 PERMIT 112 113 114