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Home My WebLink About08-07-25 Planning Commision Regular Meeting Agenda PacketThursday, August 7, 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 August 7, 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 7/31/2025 2 August 7, 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 July 17, 2025 Planning Commission1. 07-17-25 PC Draft MinutesAttachments: PUBLIC HEARING Report regarding consideration of an application for a Conditional Use Permit to allow an indoor volleyball and pickleball facility (Bay Area Sport House) at 147 Beacon Street in Business Technology Park-High (BTP-H) Zoning District in accordance with Title 20 of the South San Francisco Municipal Code (SSFMC) and determination that the project is categorically exempt from California Environmental Quality Act (CEQA), per Class 1, Section 15301, Existing Facilities. (Victoria Kim, Associate Planner) 2. Attachment 1_Findings Attachment 2_Conditions of Approval Attachment 3_Project Plans with Business Operation Plan Attachment 4_Parking Management Plan Attachment 5_Parking Agreement Attachments: Page 3 City of South San Francisco Printed on 7/31/2025 3 August 7, 2025Planning Commission Regular Meeting Agenda ADMINISTRATIVE BUSINESS Report regarding an application for Design Review to construct a new multifamily residential structure consisting of four dwelling units at 227 Armour 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, New Construction or Conversion of Small Structures. (Stephanie Skangos, Senior Planner) 3. Attachment 1 - Findings and Conditions of Approval Attachment 2 - Project Plans, dated June 29, 2025 Attachment 3 - Design Review Board (DRB) Comment Letter, dated June 6, 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 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 4 City of South San Francisco Printed on 7/31/2025 4 City of South San Francisco Legislation Text P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA File #:25-806 Agenda Date:8/7/2025 Version:1 Item #:1. Consideration and approval of minutes from the July 17, 2025 Planning Commission City of South San Francisco Printed on 7/30/2025Page 1 of 1 powered by Legistar™5 July 17, 2025 Minutes Page 1 of 3 MINUTES JULY 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 June 5, 2025 Planning Commission 2. Report regarding a resolution making findings and determining that the conveyance of the remainder of SFPUC Parcel 21, a property composed of portions of Mission Road and Antoinette Lane not assigned an Assessor’s Parcel Number, from the City and County of San Francisco to the City of South San Francisco is in conformance with the South San Francisco adopted General Plan and in accordance with provisions of State Planning Law (Govt. Code Section 65402) (Jacob Gilchrist, Director of Capital Projects) 2a. Resolution making findings and determining that the conveyance of the remainder of SFPUC Parcel 21, a property composed of portions of Mission Road and Antoinette Lane not assigned an Assessor’s Parcel Number, from the City and County of San Francisco to the City of South San Francisco is in conformance with the South San ROLL CALL / CHAIR COMMENTS PRESENT: Chair Funes-Ozturk, Vice Chair Pamukcu Commissioners: Faria, Shihadeh, Tzang ABSENT: Commissioner: Baker, Evans STAFF PRESENT: Adena Friedman – Chief Planner, Kimia Mahallati – City Attorney, Stephanie Skangos – Senior Planner, Tony Rozzi – Deputy ECD Director, Cynthia Fregoso – Clerk 6 July 17, 2025 Minutes Page 2 of 3 Francisco adopted General Plan and in accordance with provisions of State Planning Law. (Govt. Code Section 65402) Motion to approve: Commissioner Tzang, Second – Commissioner Shihadeh, approved by roll call (4-0-0) Meeting Video: Planning Commission 07-17-25 PUBLIC HEARING 3. Report regarding applications for Design Review, Conditional Use Permit and Master Sign Program to construct a new fast-food restaurant with drive-through at 932 and 972 El Camino Real in the T5 Corridor (T5C) Zoning District in accordance with the Title 20 of the South San Francisco Municipal Code (SSFMC), and determination that the project qualifies for a categorical exemption, pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15332. (Stephanie Skangos, Senior Planner) Public Hearing Opened 7:09pm Public Hearing Closed 7:44pm 3a. Resolution making findings and a determination that the In-N-Out Burger Restaurant Project located at 932 and 972 El Camino Real qualifies for a categorical exemption, pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15332. Motion to approve: Commissioner Shihadeh, Second – Commissioner Tzang, approved by roll call (5-0-0) 3b. Resolution making findings and approving entitlements for Design Review, a Conditional Use Permit and Master Sign Program for the construction of a new fast- food restaurant with drive-through located at 932 and 972 El Camino Real in the T5 Corridor (T5C) Zoning District. Motion to approve the resolution with the included errata and amendment to Condition of Approval no. 16: Commissioner Faria, Second – Commissioner Shihadeh, approved by roll call (5-0-0) 4. Report regarding a proposed Development Agreement to extend approved entitlements to construct a new Office/R&D Campus at 800 Dubuque Avenue in the East of 101 Transit Core (ETC) Zoning District for a period of ten (10) years in exchange for pre-payment of Community Benefit Program Fee obligations in accordance with Title 19 and 20 of the South San Francisco Municipal Code and a recommendation determining consistency of the proposed action with the adopted Initial Study/Mitigated Negative Declaration (IS/MND) pursuant to the California Environmental Quality Act. (Tony Rozzi, AICP, Deputy Economic and Community Development Director) Public Hearing Opened 8:00 pm Public Hearing Closed 8:17 pm 7 July 17, 2025 Minutes Page 3 of 3 4a. Resolution making findings and recommending that the City Council approve a proposed Development Agreement to extend approved entitlements to construct a new Office/R&D Campus at 800 Dubuque Avenue in the East of 101 Transit Core (ETC) Zoning District for a period of ten (10) years in exchange for pre-payment of Community Benefit Program Fee obligations in accordance with Title 19 and 20 of the South San Francisco Municipal Code and a recommendation determining consistency of the proposed action with the adopted Initial Study/Mitigated Negative Declaration (IS/MND) pursuant to the California Environmental Quality Act. Motion to approve: Commissioner Shihadeh, Second – Commissioner Faria, approved by roll call (5-0-0) Meeting Video: Planning Commission 07-17-25 ITEMS FROM THE COMMISSION None ADJOURNMENT Chair Funes-Ozturk adjourned the Planning Commission meeting at 8:21 PM. 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 #:25-768 Agenda Date:8/7/2025 Version:1 Item #:2. Report regarding consideration of an application for a Conditional Use Permit to allow an indoor volleyball and pickleball facility (Bay Area Sport House)at 147 Beacon Street in Business Technology Park-High (BTP-H) Zoning District in accordance with Title 20 of the South San Francisco Municipal Code (SSFMC)and determination that the project is categorically exempt from California Environmental Quality Act (CEQA),per Class 1, Section 15301, Existing Facilities.(Victoria Kim, Associate Planner) MOTION TO ADOPT STAFF RECOMMENDATIONS 1.Move to determine the project is exempt from CEQA. 2.Move to approve the Conditional Use Permit subject to the attached draft Findings and draft Conditions of Approval. RECOMMENDATION Staff recommends that the Planning Commission conduct a public hearing and take the following action: 1.Move to find the Project is exempt from CEQA review per CEQA Guidelines,Class 1,Section 15301, Existing Facilities. 2.Move to make findings and approve the entitlements request for Project (P24-0133)including the Conditional Use Permit (UP24-0007), subject to the attached Findings and Conditions of Approval BACKGROUND/DISCUSSION In December 2024,the applicant submitted a Conditional Use Permit application to convert an existing warehouse into a volleyball and pickleball facility (Bay Area Sport House).The proposed project would be at an existing warehouse structure and proposes two volleyball courts and two pickleball courts.No exterior modifications are proposed. Site Overview The project site is located at 147 Beacon Street,and an existing one-story warehouse building with a mezzanine will be transformed into the proposed indoor sports and recreation use.The volleyball and pickleball facility would be approximately 22,700 square feet including the first floor (19,000 sf.)and mezzanine floor (Approx. 3,700 sf.).Nine parking stalls are designated along the north side of the building and seven parking spaces are adjacent to the west side of the structure with one loading and unloading zone,totaling 16 surface parking spaces dedicated to the indoor sports facility on site.The main and only access to the property is Beacon Street from the west.The surrounding land uses are warehousing,manufacturing,catering businesses,offices,an indoor driving school, and a dog day care center. Proposed Project The project is an indoor sports facility with two volleyball courts and two pickleball courts to provide professional coaching,organized leagues and community events.A maximum of 14 players can play at a time on each volleyball court and a maximum of four players per pickleball court can play at a time.The current City of South San Francisco Printed on 7/30/2025Page 1 of 4 powered by Legistar™9 File #:25-768 Agenda Date:8/7/2025 Version:1 Item #:2. on each volleyball court and a maximum of four players per pickleball court can play at a time.The current landscaping and building exteriors would remain the same and additional trees and grass are proposed around the existing parking area (Ref.Attachment 3).The existing lobby,offices and restrooms will remain. Additionally,a new storage area and athletics pre-area on the first floor and deck lounge and seating area on the mezzanine floor would be added to the sports facility.An identifying signage for the business is not a part of the project and will be under a separate permit. Operation Plan The proposed volleyball and pickleball facility will be open between 3:00 p.m.to 10:00 p.m.on weekdays and 8:00 a.m.to 10:00 p.m.on weekends.Bay Area Sport House’s operating hours would take place mostly outside of regular business hours of the adjacent businesses during weekdays and weekends.The estimated maximum number of occupants would be 36 customers (two volleyball courts x 14 players and two pickleball courts x 4 players)at a time.In total,three employees will be hired,and one person staff will be on duty per shift during business hours at the project site. Additional private coaches and trainers may also be present. ZONING CONSISTENCY Land Use The subject site is located in the Business Technology Park-High (BTP-H)Zoning District.Pursuant to SSFMC Section 20.100 (Nonresidential Districts),Indoor Sports and Recreation uses are permitted in the BTP-H Zoning District subject to the approval of a Conditional Use Permit.The proposed use would be operated indoors and mainly outside of.The project will not generate noise,traffic,or parking impacts in the surrounding areas,since it will be operated indoors and primarily outside of normal business hours of the surrounding businesses. Parking Requirement The project property has seven parking spaces on the west side of the building and nine parking spaces in the north,totaling 16 surface parking spaces.A parking agreement with the adjacent warehouse owner at 131 Beacon Street was signed to use additional 22 off-street parking spaces after business hours (Ref.Attachment 5).According to SSFMC Section 20.330.004,Required On-Site Parking Spaces,a Parking Management and Monitoring Study is required for commercial recreation uses without a specified parking requirement.A parking study analysis (Ref.Attachment 4)was submitted to identify sufficient parking capacity and suitability for the volleyball and pickleball facility. The parking study analysis includes hourly parking demand surveys of the north,west,and south parking lots for peak demand hours on Thursday,March 20,2025 and Saturday,March 22,2025 and comparable studies at similar indoor sports (basketball,volleyball,and soccer)facilities to capture anticipated volumes of parking demand.The parking study analysis estimated that the project would need 37 parking spaces if all two volleyball courts and two pickleball courts were fully occupied.During the peak transition period,44 parking spaces would be in demand and may exceed the available parking spaces by 6 parking stalls.For the transition period,the existing loading and unloading zone in front of the project building would be used by parents and drivers to speed loading and unloading athletes and reduce the parking demand.The parking study analysis concluded that the drop-off and pick-up operation would expect to be reduced by four parking spaces and only two cars would use on-street parking spaces where there was enough capacity.Therefore,the proposed volleyball and pickleball facility would not have a significant negative impact on off-site and the provided parking on the site with the shared parking area would suffice the estimated peak parking demand. City of South San Francisco Printed on 7/30/2025Page 2 of 4 powered by Legistar™10 File #:25-768 Agenda Date:8/7/2025 Version:1 Item #:2. GENERAL PLAN CONSISTENCY The General Plan Land Use designation for the project site is Business Technology Park High in East of 101 sub area.The land use designation is intended for high-density corporate headquarters,research and development facilities,and office buildings.The proposed Bay Area Sports House would be located in an existing light industrial area,and the recreation facility will revitalize an underused project site and provide opportunities to students,athletic trainees and South San Francisco residents.The neighboring land uses are offices,manufacturing,warehousing,and other industrial uses.The project is providing an additional recreational facility in the community for the employees and residents,and the indoor sports facility is within the intent of the adopted General Plan designation. Policy LU-1.1:Support mixed use activity centers.Support a network of vibrant mixed-use activity centers located throughout the city.Mixed use centers should include business and services,housing,healthy food, parks, and other gathering places. Policy LU-1.7:Create new Lindenville and East of 101 mixed use neighborhoods.Facilitate the construction of new mixed-use neighborhoods in Lindenville and East of 101 that are well connected to services,transit, amenities, public buildings, and parks and recreational facilities. Policy LU-7.7:Affordable spaces for emerging businesses.Support affordable and flexible commercial and industrial building space for new and emerging businesses. GOAL PE-2:A resilient and diverse South San Francisco economy supports existing industries while accommodating emerging growth opportunities. 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. GOAL PR-1:South San Francisco equitably provides improved parkland,recreational facilities,and services for all residents. ENVIRONMENTAL REVIEW The project is in an existing structure and has been determined to be categorically exempt from environmental review under the provision of CEQA guidelines,Class 1,Section 15301,Existing Facilities.The project would not create any changes to the site conditions. Therefore, no further environmental analysis is required. CONCLUSION The proposed indoor sports and recreation use (Bay Area Sports House)would provide a new recreation facility for athletes of all ages to practice and train.The project is consistent with General Plan and City’s Zoning Ordinance development standards.Staff recommends that the Planning Commission approve the Conditional Use Permit (UP24-0007)and make a determination that the project is in compliance with the CEQA Guidelines, subject to the Findings and Conditions of Approval. Attachments: 1.Findings 2.Conditions of Approval 3.Project Plans with Business Operation Plan 4.Parking Management Plan City of South San Francisco Printed on 7/30/2025Page 3 of 4 powered by Legistar™11 File #:25-768 Agenda Date:8/7/2025 Version:1 Item #:2. 5.Parking Agreement City of South San Francisco Printed on 7/30/2025Page 4 of 4 powered by Legistar™12 FINDINGS OF APPROVAL P24-0133: UP24-0007 147 BEACON STREET (As approved by the Planning Commission, August 07, 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 allow an indoor volleyball and pickleball facility (Indoor Sports and Recreation use) at 147 Beacon Street in Business Technology Park-High (BTP-H) Zoning District in accordance with Title 20 of the South San Francisco Municipal Code (SSFMC), based on materials submitted to the City of South San Francisco Planning Division which include, but are not limited to: Application materials prepared by applicant, submitted June 12, 2025; Use Permit staff report dated August 07, 2025; and Conditions of Approval. REQUIRED FINDINGS A. The proposed use is allowed within the applicable zoning district and complies with all other applicable provisions of this Ordinance and all other titles of the South San Francisco Municipal Code. Supportive Evidence: The project site is located within the Business Technology Park-High (BTP-H) Zoning District. Pursuant to the land use regulations in Sections 20.100.020, Indoor Sports and Recreation uses are permitted in BTP-H Zoning Districts with a Conditional Use Permit and complies with all other applicable provisions of the Zoning Ordinance. B. The proposed use is consistent with the General Plan and any applicable specific plan. Supportive Evidence: The project is consistent with the General Plan which designates the site as East of 101 land use and the indoor volleyball and pickleball facility is meeting the intent of the adopted General Plan Designation. C. The proposed use will not be adverse to the public health, safety, or general welfare of the community, nor detrimental to surrounding properties or improvements. Supportive Evidence: The project will not adversely impact the public health, safety, or general welfare of the community, or detrimental to surrounding properties or improvements. The indoor volleyball and pickleball facility will be operated within an existing warehouse building and no exterior alteration is proposed, except for identifying signage which would be under a separate sign permit. D. The proposed use complies with any design or development standards applicable to the zoning district or the use in question as may be adopted by a resolution of the Planning Commission and/or the City Council. Supportive Evidence: The project complies with design and development standards applicable to the BTP-H Zoning District and use. No exterior modification is proposed, and the proposed use would be operated within the existing facility. 13 Findings of Approval E. The design, location, size, and operating characteristics of the proposed activity would be compatible with the existing and reasonably foreseeable future land uses in the vicinity. Supportive Evidence: The design, location, size, and operating characteristics of the project would be compatible with the existing and reasonably foreseeable future land uses in the vicinity. The project would be within the existing structure and no exterior change is proposed. F. The site is physically suitable for the type, density, and intensity of use being proposed, including access, utilities, and the absence of physical constraints. Supportive Evidence: The site is physically suitable for the type, density, and intensity of the project use, including access, utilities, and the absence of physical constraints. The access to the project site would remain the same from Beacon Street and no physical expansion of the existing building is proposed. G. An environmental determination has been prepared in accordance with the California Environmental Quality Act. Supportive Evidence: In accordance with the California Environmental Quality Act, staff has determined that the proposed project is Categorically Exempt per the provisions of Section 15301, Class 1, Existing Facilities. 14 CONDITIONS OF APPROVAL P24-0133: UP24-0007 147 BEACON STREET (As approved by the Planning Commission on August 07, 2025) A. Planning Division requirements shall be as follows: 1. The construction drawing shall substantially comply with the approved plans submitted June 12, 2025, as approved by the Planning Commission for UP 24-0007, as amended by the Conditions of Approval. The final plans shall be subject to the review and approval of the Chief Planner. 2. The business shall be operated substantially as outlined in the Business Operation Plan (Ref. Attachment 3) provided by the applicant as part of this application. 3. The maximum number of volleyball and pickleball players at one time is 36. Expanding the business to permit larger groups of clients may require a Use Permit Modification at the determination of the Chief Planner. 4. Hours of operation are: a) Monday through Friday from 3:00pm to 10:00pm. b) Saturday and Sunday from 8:00am to 10:00pm. c) Expanding the hours of operation may require a Use Permit Modification at the determination of the Chief Planner. 5. No regular special events, tournaments or games are proposed. Expanding the use to include special events, tournaments or games may require a Special Event Permit or/and Use Permit Modification if held more than 6 times per year and resulting in spillover impacts to the surrounding neighborhood. A determination will be at the discretion of the Chief Planner. 6. The indoor recreation use shall maintain a shared parking agreement with the neighboring use at 131 Beacon, which allows for the use of 22 parking spaces after business hours. If this parking agreement ends or is amended, a Use Permit modification may be required. 7. Any exterior business signage will require a sign application pursuant to Chapter 20.360 of the Zoning Ordinance. 8. All parking areas shall be maintained clear of litter and storage at all the time. No outdoor storage of materials is allowed, and no work shall be conducted outside of a building. (Planning Division contact: Victoria Kim at [email protected] or (650) 877-8535) 15 B. Engineering Division requirements shall be as follows: 1. The Applicant may pay the Citywide Transportation Impact Fee (per Res 120-2020) prior to Building Permit Issuance. 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 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 16 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. 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-Engineering 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. 17 (Engineering Division contact: Kelvin Munar at [email protected] or (650) 829-6652) 18 C. Building Division requirements shall be as follows: 1. Provide correct classification and use of new occupancy per 2022 California Building Code chapter 3 from S occupancy to A occupancy. 2. Provide correct count of occupancy load per 2022 California Building Code chapter 10 and number of restroom fixtures per 2022 California Plumbing Code. 3. Provide fire protection system per 2022 California Existing Building Code section 1011. 4. Provide calculation for the size and distance of exits per 2022 California Building Code. 5. Provide project to comply with 2022 California Building Code 11B for the path of travel to public way (sidewalk). 6. Provide emergency lights per 2022 California Building Code chapter10. 7. Provide at least one ADA accessible all gender restroom at mezzanine with accessible Stairs per2022 California Building Code. (Building Division contact: Gary Lam at [email protected] or (650) 829-6670) 19 D. Fire Department requirements shall be as follows: 1. Projects shall be designed and constructed in compliance with established regulations as adopted by the City of South San Francisco affecting or related to structures, processes, premises, and safeguards in effect at the time of building permit application. a. The proposed project proposes to change the occupancy and use of the building and shall obtain building permits for this scope of work in accordance with adopted codes and standards. 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. a. The proposed project shall install automatic fire sprinklers throughout the building in accordance with adopted codes and standards. 3. Permit(s) shall be required as set forth in adopted California Building Code (CBC) Section 105 and California Fire Code (CFC) Sections 105.5 and 105.6. Submittal documents consisting of construction documents, statement of special inspection, geotechnical report, referenced documents, and other data shall be submitted electronically with each permit application. The construction documents shall be prepared by a registered design professional. Where special conditions exist, the code official is authorized to require additional construction documents to be prepared by a registered design professional. 4. Construction documents shall be to scale (graphic scale required on all plan sheets), dimensioned and drawn on suitable electronic media. Construction documents shall be of sufficient clarity to indicate the location, nature and extent of the work proposed and show in detail that it will conform to the provisions of adopted codes and relevant laws, ordinances, rules, and regulations, as determined by the fire code official. 5. Shop/construction drawings for the fire protection system(s) and other hazardous operations regulated by the fire department shall be submitted directly to the Fire Department to indicate conformance with adopted codes and standards. The construction documents shall be approved prior to the start of system installation. 6. The construction documents submitted with the application for permit shall be accompanied by a site plan showing to scale the size and location of new construction and existing structures on the site, distances from lot lines, the established street grades and the proposed finished grades and it shall be drawn in accordance with an accurate boundary line survey. In the case of demolition, the site plan shall show construction to be demolished and the location and size of existing structure and construction that are to remain on the site or plot. 20 7. Prior to issuance of building permits, design documents for proposed fire service features, such as fire apparatus access road(s), access to building opening(s) and roof(s), premise identification, key boxes, fire protection water supplies, fire department connection location(s), and fire command center location(s) shall be submitted to the fire department for review and approval. 8. Prior to issuance of building permits, the owner or owner’s authorized agent shall be responsible for the development, implementation, and maintenance of an approved written site safety plan approved by the fire code official in accordance with CBC & CFC Chapter 33. 9. Prior to issuance of building permits, in accordance with CFC Section 105.6 the fire code official shall have the authority to require fire construction permit documents and calculations for all fire protection and life safety systems and to require permits be issued for the installation, rehabilitation or modification of any fire protection and life safety systems. Construction documents for fire protection and life safety systems shall be submitted for review and approval prior to system installation. Only the following fire construction permits are approved for deferred submittal: (1) Automatic fire extinguishing systems, (2) Emergency responder communication coverage system (ERCCS), and (3) Fire alarm and detection systems and related equipment. (Fire Department contact: Ian Hardage at [email protected] or (650) 829-6645) 21 E. Police Department requirements shall be as follows: All construction must conform to South San Francisco Municipal Code Chapter 15.48.070 Minimum security standards for non-residential buildings. 15.48.085 Additional Security Measures May Be Required Per South San Francisco Municipal Code 15.48.085 - Additional Security Measures, the following conditions will also be required: 1. Any exterior double door entrances shall only have one exterior handle, which should be on the right door (from a person's perspective from the outside). This is to prevent the malicious locking/chaining of the doors from the outside. This requirement shall also apply to interior double doors to shared common areas. 2. The hardware design of any double doorways shall prevent any doors from being secured in a closed position to either another door or a fixed object within four feet of any door by means of a rope, cable, chain, or similar item. This is to prevent malicious prevention of egress and/or ingress by building occupants or first responders. Pay particular attention to all glass doorways. See possible samples below. Acceptable: Unacceptable: 3. The landing at the lowest level of service staircases, such as those in the garage area or fire escapes, shall have some mechanism, such as fencing and/or a gate, to prevent access to those areas where a person could conceal themselves and/or loiter in said area. The fencing and/or gate shall be at least six feet tall and constructed in a manner that makes it difficult to climb. The fencing and/or gate shall be roughly flush with the lowest step to 22 provide maximum access restriction to the area to the side or underneath the stairs. Please see below examples. 4. Any exterior bicycle racks installed shall be of an inverted "U" design, or other design that allows two different locking points on each bicycle. 5. Any publicly accessible benches shall be of a design that prevents persons from lying on them, such as a center railing. 6. Any publicly accessible power outlets shall be of a design that prevents their access or use during those hours the business is normally closed. If physical locking covers are used, they must be made of metal, not plastic, and locks must be installed prior to inspection. 7. Any publicly accessible raised edge surfaces, such as retaining walls, concrete benches, handrails, or railings, shall be of a design that prevents or discourages skateboard use on those surfaces. 8. The mature height of all shrubbery shall be no higher than three feet, if so, it shall be maintained at a maximum height of three feet, and tree canopies shall be no lower than six feet above grade. 9. 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  Front lobby  Common areas  Loading docks 10. The Police Department requires acknowledgment of these comments to include specific locations in the plans where the applicable change requests have been made. 23 11. The Police Department reserves the right to review and comment upon the submission of revised and updated plans. (Police Department contact: Sean Curmi at [email protected] or (650) 77-8927) 24 25 26 27 28 29 30 31 32 33 34 35 36 CARLSBAD CLOVIS IRVINE LOS ANGELES PALM SPRINGS POINT RICHMOND RIVERSIDE ROSEVILLE SAN LUIS OBISPO 3210 El Camino Real, Suite 100, Irvine, California 92602 949.553.0666 www.lsa.net MEMORANDUM DATE: July 14, 2025 TO: Jason Chan, Chief Executive Officer, ECMO PRN, LLC FROM: Arthur Black, Principal Transportation Planner, LSA SUBJECT: 147 Beacon Street Parking Management Plan LSA is pleased to present this Parking Management Plan for the proposed Bay Area Sportshouse (project) at 147 Beacon Street in South San Francisco, California. Bay Area Sportshouse is a privately owned facility that provides volleyball instruction and training to school-aged athletes from ages 8 to 17 and provides pickleball courts for public matches. In a letter dated March 10, 2025, the City of South San Francisco (City) requested a Parking Management and Monitoring Study to identify whether sufficient on-site parking is available to satisfy the parking demand generated by the project. PROJECT DESCRIPTION The project site is an industrial area surrounded by warehouses and business parks. The current General Plan land use is designed as Business Technology Park High and the zoning is Business Technology Park-High (BTP-H). BTP-H being classified as a Non-Residential Zoning District allows for the use of Indoor Sports and Recreation with the approval of a Conditional Use Permit. Access to the project site is provided by Beacon Street, which is designated as an Industrial roadway in the City General Plan Mobility and Access Element. Figure 1 illustrates the project site. The existing facility at 147 Beacon Street is a warehouse building. The project proposes to occupy the warehouse building for the use of two volleyball courts and two pickleball courts. As stated previously, the project is a facility that provides volleyball instruction and training to school-aged athletes. As a result, most of the athletes are transported to and from the facility rather than driving themselves and parking. Although the operator is not currently identified, it is anticipated that the project could operate 8:00 a.m. to 10:00 p.m. seven days a week with the majority of customers being on site from approximately 3:00 p.m. to 10:00 p.m. on weekdays and 8:00 a.m. to 8:00 p.m. on weekends. The pickleball courts are open for public sessions for pickup matches or through scheduled reservations; therefore, the courts would be open throughout the day. For the purpose of this analysis, it was assumed that the pickleball courts would operate daily between 7:00 a.m. to 10:00 p.m. 37 £¤101 §¨¦380 A I R P O R T B O U L E V A R D P:\2025\20252269\GIS\ArcPro\Bay Area Sportshouse.aprx (4/7/2025) FIGURE 1 Bay Area Sportshouse Parking Management and Monitoring Study 6 $ 1 0 $ 7 ( 2 & 2 8 1 7 < Z[ xx xx xx xxxx xx xx xxxx xx ]^ ]^ ]^]^ ]^ ]^ ]^ Project Vicinity 0 1000 2000 FEET SOURCE: Google Earth, March 2024. LEGEND Project Location Regional and Project Location 38 3 7/14/25 (P:\2025\20252269\Memo\Bay Area Sportshouse Parking Management Plan2.docx) CITY OF SOUTH SAN FRANCISCO PARKING REQUIREMENTS Pursuant to South San Francisco Municipal Code (SSMC) Section 20.330.004 for Required Parking Spaces, all Commercial Entertainment and Recreation (All Subclassifications), uses are subjected to a Parking Management and Monitoring Study required pursuant to Section 20.330.004(E). Based on SSMC Section 20.330.004(E), a Parking Management and Monitoring Study shall include: 1. Total square footage of all uses within existing and proposed development and the square footage devoted to each type of use. 2. Parking demand estimates using parking generation studies from professionally recognized and/or comparable studies from development(s) similar to the proposed use(s). 3. Survey of existing on-street and on-site parking within proximity of the project site. 4. Management procedures for peak demand periods, including the potential of shared parking, remote parking, wayfinding signage, attendants, or valet, and the anticipated effects on vehicle queues and on-street parking. 5. Description of other characteristics of the project that could result in reduced or increased parking demand, such as staggered work shifts, telecommuting, employee per square foot or customer/visitor trips compared to the accepted industry standard for that use. 6. For "Freight/Truck Terminal and Warehouse" and "Parcel Hub" uses, a description of the type of freight to be distributed and radius of delivery map. 7. Occupancy surveys if requested by the City (not to exceed once every three years). ANTCIPATED PEAK PARKING DEMAND Project Peak Parking Demand Volleyball Courts Based on the typical operations of a volleyball facility that offers instruction and training to school- aged athletes (and consistent with similar volleyball uses), there would be a maximum of 14 people per court and one staff member present during operations, or a maximum of 29 people during full operations of both volleyball courts. For a conservative analysis, it is assumed that every student is dropped off individually without carpooling. Therefore, it is calculated that there would be a peak parking demand of 29 parking spaces during the peak sessions. However, during transition periods between the training sessions, parking demand may exceed 29 due to the simultaneous drop-off and pick-up of student athletes. As such, a further analysis of peak parking demand was analyzed. The Institute of Transportation Engineers (ITE) Parking Generation Manual, 6th Edition (2023), does not provide parking rates for youth sports clubs. As such, the parking demand for the facility was based on surveys of similar facilities. A previous parking analysis for a volleyball club published data (RK Engineering for City of Garden Grove, 2011, provided in Attachment A) collected at three operating facilities in California. Table A displays the parking survey results. 39 4 7/14/25 (P:\2025\20252269\Memo\Bay Area Sportshouse Parking Management Plan2.docx) Table A: Average Surveyed Volleyball Courts Peak Parking Demand Rate Location Address Size (sf) Courts Peak Parking Demand Parking Ratio (per TSF) Parking Ratio (per court) South Coast Soccer City 540 Maple Ave., Torrance, CA 73,000 7 156 2.14 22.29 Saddleback Volleyball Club 26923 Fuerte Dr., Lake Forest, CA 51,000 9 144 2.82 16.00 Upland Sports Arena 1721 West 11th St., Upland, CA 66,000 5 107 1.62 21.40 Average 2.19 19.90 Source: Next Level Sports Complex Observed Parking Demand Study (RK Engineering for City of Garden Grove, 2011). sf = square feet TSF = thousand square feet (or thousand-square-foot) As shown in Table B, based on the average parking demand for similar facilities using a per court ratio, the proposed two court facility would require 40 parking spaces. Therefore, for a conservative analysis, it is estimated that there would be a peak parking demand of 40 parking spaces during the transition period between sessions. A weekend survey of similar volleyball facilities was also conducted for the same three facilities. However, the average parking demand for all three facilities was lower than that of the weekday. Therefore, a weekend parking analysis was determined to not be necessary. Table B: Project Volleyball Courts Peak Parking Generation Summary Land Use Size Unit Parking Peak Period Parking Demand Rates1 Volleyball Facility courts 19.90 Peak Period Parking Demand Volleyball Facility 2 courts 40 Source: Compiled by LSA (2025). 1 Parking rates referenced Next Level Sports Complex Observed Parking Demand Study (RK Engineering for City of Garden Grove, 2011). Pickleball Courts The ITE Parking Generation Manual, 6th Edition (2023), does not provide parking rates for pickleball courts. As such, the parking demand for the facility was based on surveys of similar facilities. Table C shows the two operating pickleball facilities that were surveyed in California and their corresponding peak parking ratios. The trip generation surveys conducted are shown in Attachment B. 40 5 7/14/25 (P:\2025\20252269\Memo\Bay Area Sportshouse Parking Management Plan2.docx) Table C: Average Surveyed Pickleball Courts Peak Parking Demand Rate Location Address Courts Peak Parking Demand Parking Ratio (per court) Tustin Pickleball Courts 1302 Service Road, Tustin, CA 10 37 3.70 Newport Beach Country Club Pickleball Courts 11 Clubhouse Drive Newport Beach, CA 92660 31 93 3.00 Average 3.35 Source: LSA (2023). 1 Parking rates based on the Tustin Pickleball Court Trip Generation Count, November 2023 and Newport Beach Country Club Pickleball Courts, November 2023. As shown in Table D, based on the average parking demand for similar facilities, using a per court ratio, the proposed two-court facility would require seven parking spaces. Table D: Project Pickleball Courts Peak Parking Generation Summary Land Use Size Unit Parking Peak Period Parking Demand Rates1 Pickleball Courts courts 3.35 Peak Period Parking Demand Pickleball Courts 2 courts 7 Source: LSA (2025). Adjacent Warehouse Peak Parking Demand Because of the shared use parking with the adjacent warehouse, a shared parking demand analysis was also conducted during the overlapping hours of operation between the project and the peak parking of the adjacent warehouse. The parking generation for the adjacent warehouse is developed using rates from the latest edition of the ITE Parking Generation (6th Edition). Table E summarizes the parking generation from the adjacent warehouse. As shown in Table E, the adjacent warehouse is estimated to have a peak parking demand of seven parking spaces during the warehouse’s peak period. ITE Parking Generation also provides data showing that weekend parking rates for warehousing are far lower. Table E: Adjacent Warehouse Parking Generation Summary Land Use Size Unit Parking Peak Period Parking Demand Rates1 Warehousing TSF 0.370 Peak Period Parking Demand Warehousing 18.5 TSF 7 Source: LSA (2025). 1 Parking rates referenced from the ITE Parking Generation Manual, 6th Edition (2023). Land Use Code 150 – Warehousing TSF = thousand square feet (or thousand-square-foot) 41 6 7/14/25 (P:\2025\20252269\Memo\Bay Area Sportshouse Parking Management Plan2.docx) PARKING SUPPLY Project Parking Supply The proposed project would have 16 off-street parking spaces within 147 Beacon Street. Out of the 16 parking spaces, 9 parking spaces are along the north side of the building and 7 parking spaces are along the west side of building perpendicular to Beacon Street. Adjacent Warehouse Parking Supply In addition to the 16 off-street parking spaces, the proposed project has a parking agreement with the adjacent warehouse owners at 127–131 Beacon Street to implement shared parking. An additional 22 off-street parking spaces are available adjacent to the warehouse. As such, there would be a total of 38 off-street parking spaces available to the proposed project between the project site and the adjacent warehouse. PARKING SURVEYS As required by SSMC Section 20.330.004(E), parking surveys were conducted on a typical weekday on Thursday, March 20, 2025, and on Saturday, March 22, 2025. These surveys are included in Attachment B. Weekday Parking Survey Based on the weekday parking survey conducted, there was a peak occupancy of one parking space on the adjacent warehouse lot between 2:00 p.m. and 10:00 p.m. The northern portion of Beacon Street had a peak occupancy of eight parking spaces (47 percent utilization) during this time. The western portion of Beacon Street (i.e., nearest the project site) had a peak occupancy of 12 parking spaces (57 percent utilization). The southern portion of Beacon Street had a peak occupancy of 14 parking spaces (70 percent utilization). In total, a maximum of approximately 60 percent of the on- street parking is currently occupied during the afternoon. Weekend Parking Survey On the surveyed Saturday, only one vehicle was parked on the adjacent warehouse lot between 8:00 a.m. and 5:00 p.m. On-street parking demand on Beacon Street was much lower than on weekdays. The northern portion had a peak occupancy of five parking spaces (29 percent utilization), the western portion had a peak occupancy of seven parking spaces (33 percent utilization), and the southern portion had a peak occupancy of three parking spaces (15 percent utilization). In total, only 25 percent of the on-street parking was occupied at the peak of weekend demand. SHARED PARKING SUPPLY VERSUS DEMAND Since the proposed project will coordinate with the adjacent warehouse owners to use the neighboring parking lot, a combined parking demand and supply analysis was conducted for both properties, which have a total of 38 off-street parking spaces. Based on the surveys of parking demand of other similar facilities, the proposed project is anticipated to have a peak parking demand of 40 parking spaces for the volleyball courts, 7 parking spaces for the pickleball courts, and 42 7 7/14/25 (P:\2025\20252269\Memo\Bay Area Sportshouse Parking Management Plan2.docx) 7 parking spaces for the adjacent warehouse. However, it is anticipated that the peak parking for each of the land uses would take place at different times of the day. As such, a time-of-day distribution of each for each of the land uses was applied to more accurately estimate peak parking of both sites. Table F summarizes the peak parking demand of the volleyball courts, the pickleball courts, and the adjacent warehouse. Table F: Peak Parking Demand of the Proposed Project and Adjacent Warehouse Time Volleyball (Peak Parking Demand: 40) Pickleball (Peak Parking Demand: 7) Warehousing (Peak Parking Demand: 7) Total Demand Percentage of Peak1 Actual Demand Percentage of Peak2 Actual Demand Percentage of Peak3 Actual Demand 3:00 p.m. 16% 7 32% 3 100% 7 17 4:00 p.m. 16% 7 69% 5 91% 7 19 5:00 p.m. 78% 32 74% 6 74% 6 44 6:00 p.m. 83% 34 61% 5 47% 4 43 7:00 p.m. 91% 37 19% 2 26% 2 41 8:00 p.m. 92% 37 1% 1 20% 2 40 9:00 p.m. 100% 40 0% 0 17% 2 42 10:00 p.m. 67% 27 0% 0 1% 1 28 Source: LSA (2025). 1 Time-of-day distribution for parking demand based on the surveys conducted in Next Level Sports Complex Observed Parking Demand Study (RK Engineering for City of Garden Grove, 2011). 2 Time-of-day distribution for parking demand based on the Tustin Pickleball Court Trip Generation Count, November 2023 and Newport Beach Country Club Pickleball Courts, November 2023. 3 Time-of-day distribution for parking demand referenced for the ITE Parking Generation Manual, 6th Edition (2023). Based on the peak parking demand of the proposed project and adjacent warehouse, it is anticipated that there would be a peak demand of 44 parking spaces during the transition period between the classes. During this transition period, the parking demand may exceed the available parking spaces by 6 parking spaces. However, the project site has a designated space for loading and unloading immediately in front of the building entrance. It is anticipated that this loading and unloading area would be used by parents dropping off and picking up athletes. Use of the loading and unloading area would significantly improve the speed of loading and unloading of athletes and the peak number of vehicles waiting to pick-up/drop students would be reduced. Given the improved efficiency of the drop-off/pickup operation, the total parking demand is expected to be reduced by four parking spaces (i.e., 10 percent). As such, it is anticipated at during the brief transition period between classes, there would be only two vehicles using on-street parking spaces. The parking surveys showed that on-street parking has sufficient capacity to absorb this demand. In the event the loading/unloading zone is underutilized and a parking shortfall is observed, the facility operators could schedule a 10-minute to 15-minute gap between classes. With sufficient time between classes, the parking demand peak would be reduced as the overlap between drop-off and pickup is minimized. 43 8 7/14/25 (P:\2025\20252269\Memo\Bay Area Sportshouse Parking Management Plan2.docx) SUMMARY AND CONCLUSION The City has requested Bay Area Sportshouse at 147 Beacon Street in South San Francisco, California to complete a Parking Management Plan to identify whether sufficient on-site parking is available to satisfy the parking demand generated by the project. The project is an existing warehouse building that is proposed to house two pickleball courts and a volleyball instruction facility with two courts. The volleyball facility could operate between 8:00 a.m. and 10:00 p.m. seven days a week. Based on survey data of other volleyball facilities, the peak hours are anticipated between approximately 3:00 p.m. to 10:00 p.m. on weekdays and 8:00 a.m. to 8:00 p.m. on weekends. The pickleball courts are anticipated to be open for public sessions throughout the day and assumed to operate daily between 7:00 a.m. to 10:00 p.m. To maximize the use of existing parking spaces, the project would coordinate with the owner of the adjacent warehouse (127–131 Beacon Street) to share parking supply. Parking demand for this facility was estimated using surveys of similar facilities in California. Considering typical operations, a peak demand of 29 parking spaces is anticipated during full operation of both volleyball courts. During the brief transition period between classes, peak demand would be 40 parking spaces. Surveys showed that parking demand during the weekend is lower than on weekdays. Based on surveys of pickleball facilities, it was estimated that the project’s pickleball courts would have a peak demand of seven parking spaces. Parking demand for the adjacent warehouse building would peak at seven parking spaces if it were fully utilized as a warehouse building. These three uses would not experience their peak parking demand at the same time. Applying parking variation by time of day, and accounting for the increased efficiency resulting from the loading zone, shows that a maximum demand for 40 parking spaces would be anticipated during the transition period between volleyball classes. The project site has 16 off-street parking spaces and the adjacent warehouse has 22 parking spaces for a total of 38 parking spaces available to the proposed project. Surveys of on-street parking demand showed that 60 percent are occupied on a weekday and 25 percent are occupied on a weekend. The on-street parking areas would be able to absorb the demand for two additional vehicles during the brief transition period between volleyball classes. In the event the loading/unloading zone is underutilized, and a parking shortfall is observed, the facility operators could schedule a 10-minute to 15-minute gap between classes. With sufficient time between classes, the parking demand peak would be reduced as the overlap between drop-off and pick-up is minimized. Attachments: A: Next Level Sports Complex Observed Parking Demand Study (RK Engineering for City of Garden Grove, 2011) B: Pickleball Court Trip Generation Surveys C: Beacon Street Parking Survey Data 44 147 BEACON STREET PARKING MANAGEMENT PLAN JULY 2025 BAY AREA SPORTSHOUSE SOUTH SAN FRANCISCO, CALIFORNIA P:\2025\20252269\Memo\Bay Area Sportshouse Parking Management Plan2.docx (07/14/25) ATTACHMENT A NEXT LEVEL SPORTS COMPLEX OBSERVED PARKING DEMAND STUDY 45 46 47 48 RK:mn/RK9122.doc 2 JN:2273-2011-01 facility. For private coaching, clinics and club sports, participation will be from 5-15 participants per court. There will be no more than thirty-five (35) total players, coaches, officials, etc. on each court at any one time. Additionally, the facility will only offer seating necessary to support the athletes. Spectator seating will be very limited. The sports complex is designed so that most parents/guardians will be able to conveniently drop-off and pick-up athletes to/from the complex without having to park. It should be noted that Radio Shack is currently occupying 20,000 square feet of building space and has 60 parking stalls designated until their lease ends in January of 2013. Next Level Sports Complex will occupy the entire building (120,800 square feet) by January of 2013. This space will be utilized by Next Level Sports Complex for support activities like office space, team conference rooms, storage, etc. For the purpose of this analysis, the projected peak parking demand for the initial 100,800 S.F. of building space (Scenario 1 January 2012 – January 2013) and the future 120,800 S.F. of building space (Scenario 2 January 2013 – Future) was included in order to determine the future peak parking demand rate for the site during both occupancy conditions. City of Garden Grove Municipal Parking Code Due to the unique land use, the City of Garden Grove Municipal Parking Code does not have a requirement for multi-sport training facilities. Therefore, the City of Garden Grove Municipal Parking Code (Section 9.16.040.180 Parking Management) allows a parking study to be conducted in order to determine the appropriate parking rate for the project. RK conducted a total of six (6) parking surveys at three (3) similar training facilities in order to generate realistic parking demand rates based on the existing demand at these three (3) existing sites. Based upon these observed parking demand surveys, RK has been able to establish a peak parking demand rate for the specific type of use planned for the proposed Next Level Sports Complex in Garden Grove. It should be noted that an independent data collection company was hired to conduct the observed parking counts at each location. The peak parking demand rate data would be applied to the proposed Next Level Sports Complex development in order to determine whether the provided on-site parking at the new facility would be able to accommodate the anticipated peak parking demand. 49 RK:mn/RK9122.doc 3 JN:2273-2011-01 Observed Parking Study Parameters RK has conducted a total of six (6) weekday and weekend parking surveys at the three (3) indoor multi-sport locations listed below: 1. South Coast Soccer City: (73,000 S.F. / 7 Indoor Soccer Fields) 540 Maple Avenue, Torrance CA a. 1 Weekday Survey on Wednesday, August 24, 2011 1. 11:00AM – 10:30PM at 30 minute intervals b. 1 Weekend Survey on Saturday, August 20, 2011 2. 10:00AM - 8:30PM at 30 minute intervals 2. Saddleback Valley Volleyball Club: (51,000 S.F / 9 Indoor Volleyball Courts.) 26923 Fuerte Drive, Lake Forest, CA a. 1 Weekday Survey on Wednesday, August 24, 2011 1. 11:00AM – 10:00PM at 30 minute intervals b. 1 Weekend Survey on Saturday, August 20, 2011 2. 9:00AM – 8:00PM at 30 minute intervals 3. Upland Sports Arena: (66,000 S.F. / 2 Indoor Soccer Fields & 3 Volleyball Courts) 1721 West 11th Street, Upland, CA a. 1 Weekday Survey on Wednesday, August 24, 2011 1. 9:00AM – Midnight at 30 minute intervals b. 1 Weekend Survey on Saturday, August 20, 2011 2. 9:00AM – 8:00PM at 30 minute intervals The parking survey time frames were conducted in order to coincide with the hours of operation at each of the indoor multi-use facilities for both weekend and weekday activities. It should be noted that the month of August represents a peak utilization month for these facilities. During the month of August these indoor training facilities host sports camps and tournaments when school is not in session. Due to summer vacation, enrollment is at its highest levels. It should be noted that the facilities analyzed in the observed parking analysis have uses like a pro-shop, snack bar / food services, office space, conference rooms, etc. These uses are considered to be ancillary and therefore accommodate the users within the facility. The observed parking demand counts took into account all uses within each facility. 50 RK:mn/RK9122.doc 4 JN:2273-2011-01 Visitors attending the facilities during peak operating hours may park in the adjacent parking lots if the parking lot of the sports complex is perceived to be occupied. Additionally, it is also common for visitors attending adjacent buildings to park in the sports complex parking lot and visit other uses. Due to the possible sharing of parking spaces, special care was taken to ensure that only vehicles parked specifically to visit the indoor sports complex were counted regardless of where they parked. Therefore, in order to determine an accurate parking demand, parking counts were conducted for all vehicles parking in the surrounding area that were specifically visiting the sports complex. The parameters of the observed parking surveys are as follows: 1. Some of the indoor sports facilities are located adjacent to other land uses with shared parking conditions and, as a consequence, special care was taken to ensure that only vehicles parked specifically to visit the sports facilities were counted. 2. Appendix A shows the actual parking survey taken at each location. Table 1 contains a detailed account of each indoor sports complex and its approximate square footage. The parking demand shown in Table 1 represents the peak demand at each location during the peak weekend and weekday periods. Satellite images of all locations analyzed are included in Appendix C. 51 RK:mn/RK9122.doc 5 JN:2273-2011-01 Findings The findings of the study are as follows: 1. Table 1 shows each indoor training complex address, square footage and peak parking demand for activities that are similar to what is expected at the proposed Next Level Sports Complex in Garden Grove. The peak parking demand figures shown in Table 1 are based upon the parking survey shown in Appendix A. 2. Due to the fact that Radio Shack is planning to continue to occupy approximately 20,000 S.F. of building space until January of 2013, two (2) scenarios have been analyzed for the proposed development: a. Scenario 1 (January 2012 – January 2013) projects the peak parking demand rate based on 100,800 square feet of building space. b. Scenario 2 (January 2013 – Future) projects the peak parking demand rate based on 120,800 square feet of building space. Following is a summary of the peak parking counts that occurred during the parking survey when there were similar activities as expected at the proposed Next Level Sports Complex in Garden Grove. Saturday, August 20th & Wednesday, August 24th Observed Parking Counts c. The peak weekday parking demand that occurred at any of the sites was 156 parking spaces. The weekday peak hour is 9:00 PM. d. The peak weekend parking demand that occurred at any of the sites was 144 parking spaces. The weekend peak hour was 2:30 PM. Table 2 shows the calculated peak parking rates for similar activities expected at the Next Level Sports Complex in Garden Grove based upon the observed parking survey. Saturday, August 20th & Wednesday, August 24th Observed Parking Demand Rates a. The peak weekend and weekday parking rate calculated was 2.82 parking spaces per 1,000 square feet of building area. b. The average peak weekday and weekend parking rate plus 10% increase to calculate the worse case scenario for all locations analyzed are 2.41 parking spaces per 1,000 square feet of building area. 52 RK:mn/RK9122.doc 6 JN:2273-2011-01 c. In order to be conservative, a “Worse Case Scenario” the peak parking demand rate plus 10% was calculated. Therefore, as shown in Table 2 and Table 3 the peak parking demand rate of 3.11 spaces per thousand square feet of building area represents the most intense parking rate. Table 3 represents the calculated parking demand for the proposed Next Level Sports Complex in Garden Grove. Exhibit A shows the location of the proposed development and Exhibit B shows the proposed site plan. Saturday, August 20th & Wednesday, August 24th Observed Parking Counts a. The weekend peak parking rate that was used to calculate the required number of spaces for the proposed development is 3.11 parking spaces per 1,000 S.F. of building area. This rate was calculated using the peak parking rate generated in Table 2 and adding an additional 10% to this figure. This rate was based upon the activities expected to occur at the Garden Grove facility. b. Scenario 1: The calculated peak parking demand for the proposed development would be 313 parking spaces. The site proposes to provide 360 parking spaces. This results in a surplus of 47 parking spaces during the peak parking period. c. Scenario 2: The calculated peak parking demand for the proposed development would be 376 parking spaces. The site proposes to provide 420 parking spaces. This results in a surplus of 44 parking spaces during the peak parking period. Due to the unique use, the City of Garden Grove Municipal Code allows for a parking demand analysis to be conducted in order to determine the appropriate parking rate. RK has conducted an extensive parking survey of three (3) indoor sports complex facilities. During many hours of these surveys, typical high use activities (i.e. tournaments, soccer games, basketball games, volleyball games, etc.) occurred. The peak demand plus ten (10) percent that occurred at the highest observed location (Saddleback Volleyball Club was used to establish the parking demand rate for the Next Level Sports Complex in Garden Grove. This rate (3.11 per thousand square feet of building area) represents a worse case scenario and is the most intense observed parking rate for the proposed Next Level Sports Complex. 53 RK:mn/RK9122.doc 7 JN:2273-2011-01 Conclusions Taking into account the data collected during this analysis, RK would make the following recommendations: 1. The purpose of this parking study is to seek relief from the City of Garden Grove Municipal Parking Code as it pertains to indoor multi-use training facilities. The proposed Next Level Sports Complex in the City of Garden Grove primary use is for training on skills and techniques in volleyball, basketball and individual team practices. Activities are proposed to be offered through the Garden Grove Park and Recreation programs along with physical education programs. Due to this unique use, the Municipal Parking Code allows a parking study to be conducted in order to determine the appropriate parking rate for the project. 2. The site provides for a total of 420 parking stalls which includes 42 parking stalls on Brady Street. The City of Garden Grove will allow parking on Brady Street. 2. Scenario 1 (January 2012 – January 2013): The site is projected to have a peak parking demand of 313 parking spaces based on the peak parking rates generated in this study. The site will provide 360 parking spaces, thereby resulting in 47 surplus parking spaces during peak times. 3. Scenario 2 (January 2013 - Future): The site is projected to have a peak parking demand of 376 parking spaces based on the peak parking rates generated in this study. The site will provide 420 parking spaces, thereby resulting in 44 surplus parking spaces during peak times. 4. Next Level Sports Complex is proposing to “ramp up” the number of volleyball courts and basketball courts during its initial start-up period (January 2012 – January 2013). It should be noted that this was not taken into account during the parking analysis. The observed parking rate assumes a worse case scenario by calculating the parking rate as if the facility was fully operational at all times. 5. By taking into account the projected worse case scenario, parking appears to be sufficient to accommodate the parking demands at the proposed Next Level Sports Complex in Garden Grove based upon planned operations for typical weekday and weekend conditions. 54 55 56 57 58 59 60 61 62 Next Level Sports Complex 12821 Knott Street, Garden Grove 100.800 313 Parking Spaces 360 Parking Spaces 47 Parking Spaces Next Level Sports Complex 12821 Knott Street, Garden Grove 120.800 376 Parking Spaces 420 Parking Spaces 44 Parking Spaces Total Parking Provided On-site Parking Surplus 1 Existing tennant (Radio Shack) will continue to ccupy 20,000 S.F. of the building until January 2013. At this time, Next Level Sports Complex will Occupy the entire building (120,800 S.F.). Therefore, the peak parking demand was calculated for both occupancy scenarios. 2 The parking rate was calculated by taking the peak parking rate calculated for the highest demand site (Saddleback Volleyball Club) listed in Table 2 and increasing the rate by an additional 10% to project the worse case scenario. Project Size (Square Feet) Table 3 Parking Demand for the Proposed Next Level Sports Complex (Jan 2012 - Jan 2013)1 Location Name 3.11 Parking Rate2 Scenario 1 Address Project Size (Square Feet) Parking Rate2 3.11 Total Parking Required Based upon the Parking Survey Total Parking Required Based upon the Parking Survey Total Parking Provided On-site Parking Surplus Parking Demand for the Proposed Next Level Sports Complex (January 2013 - Future)1 Scenario 2 Location Name Address j:/rktables/RK9122TB.xls JN:2273-2011-01 63 64 65 66 67 68 69 70 71 72 73 74 75 76 77 78 79 80 81 82 147 BEACON STREET PARKING MANAGEMENT PLAN JULY 2025 BAY AREA SPORTSHOUSE SOUTH SAN FRANCISCO, CALIFORNIA P:\2025\20252269\Memo\Bay Area Sportshouse Parking Management Plan2.docx (07/14/25) ATTACHMENT B PICKLEBALL COURT TRIP GENERATION SURVEYS 83 City: Location: Date: Count Type: Net Cars on Site (Ent - Exit) 1.5 Hours Non-Carpool Trip Carpool Trip Total Non-Carpool Trip Carpool Trip Total 0:00 0 0 0 0:00 0 0 0 0 0:15 0 0 0 0:15 0 0 0 0 0:30 0 0 0 0:30 0 0 0 0 0:45 0 0 0 0:45 0 0 0 0 1:00 0 0 0 1:00 0 0 0 0 1:15 0 0 0 1:15 0 0 0 0 1:30 0 0 0 1:30 0 0 0 0 1:45 0 0 0 1:45 0 0 0 0 2:00 0 0 0 2:00 0 0 0 0 2:15 0 0 0 2:15 0 0 0 0 2:30 0 0 0 2:30 0 0 0 0 2:45 0 0 0 2:45 0 0 0 0 3:00 0 0 0 3:00 0 0 0 0 3:15 0 0 0 3:15 0 0 0 0 3:30 0 0 0 3:30 0 0 0 0 3:45 0 0 0 3:45 0 0 0 0 4:00 0 0 0 4:00 0 0 0 0 4:15 0 0 0 4:15 0 0 0 0 4:30 0 0 0 4:30 0 0 0 0 4:45 0 0 0 4:45 0 0 0 0 5:00 0 0 0 5:00 0 0 0 0 5:15 0 0 0 5:15 0 0 0 0 5:30 0 0 0 5:30 0 0 0 0 5:45 0 0 0 5:45 0 0 0 0 6:00 3 0 3 6:00 0 0 0 3 6:15 4 0 4 6:15 0 0 0 4 6:15 - 7:45 37 6:30 6 1 6 6:30 1 1 1 5 Parking Rate = 37/10 = 3.7 per court 6:45 12 2 14 6:45 3 2 4 10 7:00 9 0 9 7:00 2 0 2 8 7:15 7 1 8 7:15 1 1 2 7 7:30 7 0 7 7:30 3 0 3 4 7:45 6 0 6 7:45 3 0 4 3 8:00 9 1 10 8:00 5 1 6 4 8:15 9 0 9 8:15 7 0 8 2 8:30 10 0 10 8:30 9 0 9 1 8:45 12 1 12 8:45 6 1 7 6 9:00 11 0 11 9:00 10 0 10 1 9:15 9 0 9 9:15 12 0 12 -3 9:30 10 1 11 9:30 7 1 8 3 9:45 7 0 8 9:45 6 0 6 1 10:00 8 1 10 10:00 7 1 9 1 10:15 7 0 7 10:15 9 0 9 -2 10:30 6 0 6 10:30 11 0 11 -5 10:45 5 0 5 10:45 7 0 7 -2 11:00 4 0 4 11:00 8 0 8 -4 11:15 3 0 3 11:15 7 0 7 -5 11:30 3 0 3 11:30 8 0 9 -6 11:45 3 0 3 11:45 7 0 7 -5 Exiting Tustin Tustin Pickleball Courts Average Trip Generation Count Entering Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 84 City: Location: Date: Count Type: Net Cars on Site (Ent - Exit) 1.5 Hours Non-Carpool Trip Carpool Trip Total Non-Carpool Trip Carpool Trip Total Exiting Tustin Tustin Pickleball Courts Average Trip Generation Count Entering 12:00 4 0 4 12:00 7 0 7 -3 12:15 2 0 2 12:15 4 0 5 -2 12:30 2 0 2 12:30 6 0 6 -4 12:45 1 0 1 12:45 4 0 4 -3 13:00 1 0 1 13:00 3 0 3 -2 13:15 1 0 1 13:15 4 0 4 -3 13:30 0 0 0 13:30 2 0 2 -2 13:45 2 0 2 13:45 2 0 2 0 14:00 2 0 2 14:00 2 0 2 0 14:15 1 0 1 14:15 2 0 2 -2 14:30 0 0 0 14:30 3 0 3 -3 14:45 4 0 4 14:45 0 0 0 4 15:00 3 0 3 15:00 2 0 2 2 15:15 0 0 0 15:15 0 0 0 0 15:30 3 0 3 15:30 1 0 1 2 15:45 2 0 2 15:45 1 0 1 2 16:00 3 0 3 16:00 0 0 0 3 16:15 2 0 2 16:15 0 0 0 2 16:30 3 0 3 16:30 4 0 4 -1 16:45 2 0 2 16:45 2 0 2 0 17:00 1 0 1 17:00 3 0 3 -2 17:15 1 0 1 17:15 2 0 2 -2 17:30 1 0 1 17:30 2 0 2 -1 17:45 1 0 1 17:45 4 0 4 -3 18:00 0 0 0 18:00 3 0 3 -3 18:15 0 0 0 18:15 6 0 6 -5 18:30 0 0 0 18:30 2 0 2 -2 18:45 0 0 0 18:45 0 0 0 0 19:00 0 0 0 19:00 0 0 0 0 19:15 0 0 0 19:15 0 0 0 0 19:30 0 0 0 19:30 0 0 0 0 19:45 0 0 0 19:45 0 0 0 0 20:00 0 0 0 20:00 0 0 0 0 20:15 0 0 0 20:15 0 0 0 0 20:30 0 0 0 20:30 0 0 0 0 20:45 0 0 0 20:45 0 0 0 0 21:00 0 0 0 21:00 0 0 0 0 21:15 0 0 0 21:15 0 0 0 0 21:30 0 0 0 21:30 0 0 0 0 21:45 0 0 0 21:45 0 0 0 0 22:00 0 0 0 22:00 0 0 0 0 22:15 0 0 0 22:15 0 0 0 0 22:30 0 0 0 22:30 0 0 0 0 22:45 0 0 0 22:45 0 0 0 0 23:00 0 0 0 23:00 0 0 0 0 23:15 0 0 0 23:15 0 0 0 0 23:30 0 0 0 23:30 0 0 0 0 23:45 0 0 0 23:45 0 0 0 0 TOTAL 211 10 221 211 10 221 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 85 City: Location: Date: Count Type: Non-Carpool Trip Carpool Trip Total Non-Carpool Trip Carpool Trip Total 0:00 0 0 0 0:00 0 0 0 0:15 0 0 0 0:15 0 0 0 0:30 0 0 0 0:30 0 0 0 0:45 0 0 0 0:45 0 0 0 1:00 0 0 0 1:00 0 0 0 1:15 0 0 0 1:15 0 0 0 1:30 0 0 0 1:30 0 0 0 1:45 0 0 0 1:45 0 0 0 2:00 0 0 0 2:00 0 0 0 2:15 0 0 0 2:15 0 0 0 2:30 0 0 0 2:30 0 0 0 2:45 0 0 0 2:45 0 0 0 3:00 0 0 0 3:00 0 0 0 3:15 0 0 0 3:15 0 0 0 3:30 0 0 0 3:30 0 0 0 3:45 0 0 0 3:45 0 0 0 4:00 0 0 0 4:00 0 0 0 4:15 0 0 0 4:15 0 0 0 4:30 0 0 0 4:30 0 0 0 4:45 0 0 0 4:45 0 0 0 5:00 0 0 0 5:00 0 0 0 5:15 0 0 0 5:15 0 0 0 5:30 0 0 0 5:30 0 0 0 5:45 0 0 0 5:45 0 0 0 6:00 0 0 0 6:00 0 0 0 6:15 0 0 0 6:15 0 0 0 6:30 3 0 3 6:30 0 0 0 6:45 15 2 17 6:45 0 0 0 7:00 10 0 10 7:00 0 0 0 7:15 3 1 4 7:15 0 1 1 7:30 5 0 5 7:30 2 1 3 7:45 5 1 6 7:45 3 0 3 8:00 7 0 7 8:00 3 0 3 8:15 10 0 10 8:15 8 1 9 8:30 9 0 9 8:30 10 1 11 8:45 13 1 14 8:45 5 1 6 9:00 12 0 12 9:00 11 0 11 9:15 6 0 6 9:15 11 0 11 9:30 10 2 12 9:30 6 1 7 9:45 8 1 9 9:45 5 0 5 10:00 6 0 6 10:00 10 0 10 10:15 6 0 6 10:15 6 1 7 10:30 5 0 5 10:30 6 0 6 10:45 6 0 6 10:45 9 1 10 11:00 5 0 5 11:00 6 0 6 11:15 3 0 3 11:15 8 0 8 11:30 4 1 5 11:30 10 0 10 11:45 3 0 3 11:45 7 0 7 Exiting Wednesday, November 1, 2023 Tustin Tustin Pickleball Courts Trip Generation Count Entering Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 86 City: Location: Date: Count Type: Non-Carpool Trip Carpool Trip Total Non-Carpool Trip Carpool Trip Total Exiting Wednesday, November 1, 2023 Tustin Tustin Pickleball Courts Trip Generation Count Entering 12:00 4 0 4 12:00 7 0 7 12:15 2 0 2 12:15 9 1 10 12:30 2 0 2 12:30 5 0 5 12:45 2 0 2 12:45 5 0 5 13:00 3 0 3 13:00 2 0 2 13:15 0 0 0 13:15 7 0 7 13:30 0 0 0 13:30 0 0 0 13:45 0 0 0 13:45 0 0 0 14:00 1 0 1 14:00 0 0 0 14:15 0 0 0 14:15 0 0 0 14:30 0 0 0 14:30 3 0 3 14:45 4 0 4 14:45 0 0 0 15:00 5 0 5 15:00 0 0 0 15:15 0 0 0 15:15 0 0 0 15:30 3 0 3 15:30 0 0 0 15:45 3 0 3 15:45 0 0 0 16:00 4 0 4 16:00 0 0 0 16:15 4 0 4 16:15 0 0 0 16:30 2 0 2 16:30 5 0 5 16:45 4 0 4 16:45 3 0 3 17:00 0 0 0 17:00 2 0 2 17:15 0 0 0 17:15 2 0 2 17:30 1 0 1 17:30 3 0 3 17:45 1 0 1 17:45 6 0 6 18:00 0 0 0 18:00 4 0 4 18:15 1 0 1 18:15 8 0 8 18:30 0 0 0 18:30 3 0 3 18:45 0 0 0 18:45 0 0 0 19:00 0 0 0 19:00 0 0 0 19:15 0 0 0 19:15 0 0 0 19:30 0 0 0 19:30 0 0 0 19:45 0 0 0 19:45 0 0 0 20:00 0 0 0 20:00 0 0 0 20:15 0 0 0 20:15 0 0 0 20:30 0 0 0 20:30 0 0 0 20:45 0 0 0 20:45 0 0 0 21:00 0 0 0 21:00 0 0 0 21:15 0 0 0 21:15 0 0 0 21:30 0 0 0 21:30 0 0 0 21:45 0 0 0 21:45 0 0 0 22:00 0 0 0 22:00 0 0 0 22:15 0 0 0 22:15 0 0 0 22:30 0 0 0 22:30 0 0 0 22:45 0 0 0 22:45 0 0 0 23:00 0 0 0 23:00 0 0 0 23:15 0 0 0 23:15 0 0 0 23:30 0 0 0 23:30 0 0 0 23:45 0 0 0 23:45 0 0 0 TOTAL 200 9 209 200 9 209 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 87 City: Location: Date: Count Type: Non-Carpool Trip Carpool Trip Total Non-Carpool Trip Carpool Trip Total 0:00 0 0 0 0:00 0 0 0 0:15 0 0 0 0:15 0 0 0 0:30 0 0 0 0:30 0 0 0 0:45 0 0 0 0:45 0 0 0 1:00 0 0 0 1:00 0 0 0 1:15 0 0 0 1:15 0 0 0 1:30 0 0 0 1:30 0 0 0 1:45 0 0 0 1:45 0 0 0 2:00 0 0 0 2:00 0 0 0 2:15 0 0 0 2:15 0 0 0 2:30 0 0 0 2:30 0 0 0 2:45 0 0 0 2:45 0 0 0 3:00 0 0 0 3:00 0 0 0 3:15 0 0 0 3:15 0 0 0 3:30 0 0 0 3:30 0 0 0 3:45 0 0 0 3:45 0 0 0 4:00 0 0 0 4:00 0 0 0 4:15 0 0 0 4:15 0 0 0 4:30 0 0 0 4:30 0 0 0 4:45 0 0 0 4:45 0 0 0 5:00 0 0 0 5:00 0 0 0 5:15 0 0 0 5:15 0 0 0 5:30 0 0 0 5:30 0 0 0 5:45 0 0 0 5:45 0 0 0 6:00 0 0 0 6:00 0 0 0 6:15 0 0 0 6:15 0 0 0 6:30 2 0 2 6:30 2 0 2 6:45 15 3 18 6:45 1 0 1 7:00 6 0 6 7:00 1 0 1 7:15 5 0 5 7:15 1 0 1 7:30 6 0 6 7:30 1 2 3 7:45 6 0 6 7:45 2 0 2 8:00 12 2 14 8:00 7 0 7 8:15 8 0 8 8:15 6 1 7 8:30 11 0 11 8:30 9 0 9 8:45 11 1 12 8:45 1 0 1 9:00 9 1 10 9:00 8 1 9 9:15 13 0 13 9:15 11 1 12 9:30 10 1 11 9:30 6 0 6 9:45 8 0 8 9:45 6 0 6 10:00 10 2 12 10:00 5 1 6 10:15 9 0 9 10:15 10 1 11 10:30 6 0 6 10:30 17 0 17 10:45 3 0 3 10:45 10 1 11 11:00 3 0 3 11:00 8 0 8 11:15 2 0 2 11:15 8 1 9 11:30 3 0 3 11:30 8 1 9 11:45 0 0 0 11:45 5 0 5 Exiting Tustin Tustin Pickleball Courts Thursday, November 2, 2023 Trip Generation Count Entering Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 88 City: Location: Date: Count Type: Non-Carpool Trip Carpool Trip Total Non-Carpool Trip Carpool Trip Total Exiting Tustin Tustin Pickleball Courts Thursday, November 2, 2023 Trip Generation Count Entering 12:00 5 0 5 12:00 5 0 5 12:15 1 0 1 12:15 4 0 4 12:30 3 0 3 12:30 7 0 7 12:45 1 0 1 12:45 5 0 5 13:00 1 0 1 13:00 5 0 5 13:15 1 0 1 13:15 3 0 3 13:30 0 0 0 13:30 3 0 3 13:45 3 0 3 13:45 0 0 0 14:00 0 0 0 14:00 0 0 0 14:15 1 0 1 14:15 5 0 5 14:30 0 0 0 14:30 2 0 2 14:45 7 0 7 14:45 0 0 0 15:00 5 0 5 15:00 1 0 1 15:15 0 0 0 15:15 1 0 1 15:30 7 0 7 15:30 0 0 0 15:45 3 0 3 15:45 2 0 2 16:00 2 0 2 16:00 0 0 0 16:15 0 0 0 16:15 0 0 0 16:30 5 0 5 16:30 4 0 4 16:45 0 0 0 16:45 2 0 2 17:00 1 0 1 17:00 4 0 4 17:15 2 0 2 17:15 5 0 5 17:30 1 0 1 17:30 3 0 3 17:45 1 0 1 17:45 2 0 2 18:00 0 0 0 18:00 3 0 3 18:15 0 0 0 18:15 5 0 5 18:30 0 0 0 18:30 4 0 4 18:45 0 0 0 18:45 0 0 0 19:00 0 0 0 19:00 0 0 0 19:15 0 0 0 19:15 0 0 0 19:30 0 0 0 19:30 0 0 0 19:45 0 0 0 19:45 0 0 0 20:00 0 0 0 20:00 0 0 0 20:15 0 0 0 20:15 0 0 0 20:30 0 0 0 20:30 0 0 0 20:45 0 0 0 20:45 0 0 0 21:00 0 0 0 21:00 0 0 0 21:15 0 0 0 21:15 0 0 0 21:30 0 0 0 21:30 0 0 0 21:45 0 0 0 21:45 0 0 0 22:00 0 0 0 22:00 0 0 0 22:15 0 0 0 22:15 0 0 0 22:30 0 0 0 22:30 0 0 0 22:45 0 0 0 22:45 0 0 0 23:00 0 0 0 23:00 0 0 0 23:15 0 0 0 23:15 0 0 0 23:30 0 0 0 23:30 0 0 0 23:45 0 0 0 23:45 0 0 0 TOTAL 208 10 218 208 10 218 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 89 City: Location: Date: Count Type: Non-Carpool Trip Carpool Trip Total Non-Carpool Trip Carpool Trip Total 0:00 0 0 0 0:00 0 0 0 0:15 0 0 0 0:15 0 0 0 0:30 0 0 0 0:30 0 0 0 0:45 0 0 0 0:45 0 0 0 1:00 0 0 0 1:00 0 0 0 1:15 0 0 0 1:15 0 0 0 1:30 0 0 0 1:30 0 0 0 1:45 0 0 0 1:45 0 0 0 2:00 0 0 0 2:00 0 0 0 2:15 0 0 0 2:15 0 0 0 2:30 0 0 0 2:30 0 0 0 2:45 0 0 0 2:45 0 0 0 3:00 0 0 0 3:00 0 0 0 3:15 0 0 0 3:15 0 0 0 3:30 0 0 0 3:30 0 0 0 3:45 0 0 0 3:45 0 0 0 4:00 0 0 0 4:00 0 0 0 4:15 0 0 0 4:15 0 0 0 4:30 0 0 0 4:30 0 0 0 4:45 0 0 0 4:45 0 0 0 5:00 0 0 0 5:00 0 0 0 5:15 0 0 0 5:15 0 0 0 5:30 0 0 0 5:30 0 0 0 5:45 0 0 0 5:45 0 0 0 6:00 8 0 8 6:00 0 0 0 6:15 12 0 12 6:15 0 0 0 6:30 12 2 14 6:30 0 0 0 6:45 7 0 7 6:45 7 0 7 7:00 12 0 12 7:00 4 0 4 7:15 14 2 16 7:15 1 1 2 7:30 10 0 10 7:30 7 0 7 7:45 7 0 7 7:45 5 1 6 8:00 8 0 8 8:00 6 0 6 8:15 9 1 10 8:15 8 0 8 8:30 9 1 10 8:30 8 0 8 8:45 11 0 11 8:45 12 1 13 9:00 11 0 11 9:00 10 1 11 9:15 8 0 8 9:15 15 0 15 9:30 10 0 10 9:30 9 1 10 9:45 6 0 6 9:45 7 0 7 10:00 9 2 11 10:00 7 0 7 10:15 6 0 6 10:15 10 1 11 10:30 7 1 8 10:30 9 0 9 10:45 6 0 6 10:45 2 2 4 11:00 4 0 4 11:00 11 0 11 11:15 3 0 3 11:15 6 0 6 11:30 1 0 1 11:30 7 0 7 11:45 5 0 5 11:45 10 1 11 Exiting Tustin Tustin Pickleball Courts Tuesday, November 7, 2023 Trip Generation Count Entering Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 90 City: Location: Date: Count Type: Non-Carpool Trip Carpool Trip Total Non-Carpool Trip Carpool Trip Total Exiting Tustin Tustin Pickleball Courts Tuesday, November 7, 2023 Trip Generation Count Entering 12:00 2 0 2 12:00 9 0 9 12:15 3 1 4 12:15 0 0 0 12:30 2 0 2 12:30 7 0 7 12:45 0 0 0 12:45 3 0 3 13:00 0 0 0 13:00 2 0 2 13:15 2 0 2 13:15 2 1 3 13:30 0 0 0 13:30 3 0 3 13:45 3 0 3 13:45 5 0 5 14:00 4 0 4 14:00 5 0 5 14:15 1 0 1 14:15 2 0 2 14:30 0 0 0 14:30 5 0 5 14:45 2 0 2 14:45 0 0 0 15:00 0 0 0 15:00 4 0 4 15:15 0 0 0 15:15 0 0 0 15:30 0 0 0 15:30 3 0 3 15:45 1 0 1 15:45 0 0 0 16:00 2 1 3 16:00 0 0 0 16:15 2 0 2 16:15 0 0 0 16:30 2 0 2 16:30 2 0 2 16:45 2 0 2 16:45 2 0 2 17:00 2 0 2 17:00 2 0 2 17:15 0 0 0 17:15 0 1 1 17:30 0 0 0 17:30 0 0 0 17:45 1 0 1 17:45 3 0 3 18:00 0 0 0 18:00 2 0 2 18:15 0 0 0 18:15 4 0 4 18:30 0 0 0 18:30 0 0 0 18:45 0 0 0 18:45 0 0 0 19:00 0 0 0 19:00 0 0 0 19:15 0 0 0 19:15 0 0 0 19:30 0 0 0 19:30 0 0 0 19:45 0 0 0 19:45 0 0 0 20:00 0 0 0 20:00 0 0 0 20:15 0 0 0 20:15 0 0 0 20:30 0 0 0 20:30 0 0 0 20:45 0 0 0 20:45 0 0 0 21:00 0 0 0 21:00 0 0 0 21:15 0 0 0 21:15 0 0 0 21:30 0 0 0 21:30 0 0 0 21:45 0 0 0 21:45 0 0 0 22:00 0 0 0 22:00 0 0 0 22:15 0 0 0 22:15 0 0 0 22:30 0 0 0 22:30 0 0 0 22:45 0 0 0 22:45 0 0 0 23:00 0 0 0 23:00 0 0 0 23:15 0 0 0 23:15 0 0 0 23:30 0 0 0 23:30 0 0 0 23:45 0 0 0 23:45 0 0 0 TOTAL 226 11 237 226 11 237 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 91 City: Location: Date: Count Type: Non-Carpool Trip Carpool Trip Total Non-Carpool Trip Carpool Trip Total Net Cars on site (Ent - Exit)1.5 Hours 0:00 0 0 0 0 0 0 0 0 0:15 0 0 0 0 0 0 0 0 0:30 0 0 0 0 0 0 0 0 0:45 0 0 0 0 0 0 0 0 1:00 0 0 0 0 0 0 0 0 1:15 0 0 0 0 0 0 0 0 1:30 0 0 0 0 0 0 0 0 1:45 0 0 0 0 0 0 0 0 2:00 0 0 0 0 0 0 0 0 2:15 0 0 0 0 0 0 0 0 2:30 0 0 0 0 0 0 0 0 2:45 0 0 0 0 0 0 0 0 3:00 0 0 0 0 0 0 0 0 3:15 0 0 0 0 0 0 0 0 3:30 0 0 0 0 0 0 0 0 3:45 0 0 0 0 0 0 0 0 4:00 0 0 0 0 0 0 0 0 4:15 0 0 0 0 0 0 0 0 4:30 0 0 0 0 0 0 0 0 4:45 0 0 0 0 0 0 0 0 5:00 0 0 0 0 0 0 0 0 5:15 0 0 0 0 0 0 0 0 5:30 0 0 0 0 0 0 0 0 5:45 0 0 0 0 0 0 0 0 6:00 0 0 0 0 0 0 0 0 6:15 0 0 0 0 0 0 0 0 6:30 0 0 0 0 0 0 0 0 6:45 0 0 0 0 0 0 0 0 7:00 0 0 0 0 0 0 0 0 7:15 0 0 0 0 0 0 0 0 7:30 0 0 0 0 0 0 0 0 7:45 31 1 31 0 0 0 0 31 7:45 - 9:15 93 8:00 25 0 25 0 0 0 0 25 Parking Rate = 93/31 = 3.0 per court 8:15 10 2 12 0 0 0 0 11 8:30 8 0 8 0 0 0 0 8 8:45 7 0 7 0 0 0 0 6 9:00 12 1 13 0 2 0 2 11 9:15 32 1 33 0 8 0 8 25 9:30 12 0 12 0 19 1 20 -8 9:45 4 0 4 0 10 1 11 -7 10:00 1 0 2 0 9 0 10 -8 10:15 3 0 3 0 7 0 7 -4 10:30 0 0 0 0 7 0 7 -7 10:45 8 0 8 0 10 0 10 -2 11:00 8 0 9 0 31 1 31 -23 11:15 2 0 2 0 17 0 17 -15 11:30 1 0 1 0 7 0 7 -6 11:45 0 0 0 0 3 0 3 -3 Exiting Tustin Newport Beach Country Club Pickleball Courts Average Trip Generation Count Entering Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 92 City: Location: Date: Count Type: Non-Carpool Trip Carpool Trip Total Non-Carpool Trip Carpool Trip Total Net Cars on site (Ent - Exit)1.5 Hours Exiting Tustin Newport Beach Country Club Pickleball Courts Average Trip Generation Count Entering 12:00 0 0 0 1 5 0 6 -6 12:15 1 0 1 1 6 1 7 -5 12:30 1 0 2 1 7 0 8 -6 12:45 0 0 0 1 2 0 2 -2 13:00 1 0 1 1 6 0 6 -5 13:15 1 0 1 1 2 0 2 -1 13:30 1 0 1 1 2 0 2 -1 13:45 1 0 1 1 2 0 2 -1 14:00 1 0 1 1 0 0 0 1 14:15 0 0 0 1 1 0 1 -1 14:30 1 0 1 1 1 0 1 0 14:45 4 0 4 1 1 0 1 4 15:00 9 1 10 1 0 0 0 10 15:15 9 0 9 1 0 0 0 9 15:30 4 0 4 1 0 0 1 3 15:45 5 0 5 1 2 0 2 3 16:00 9 1 10 1 3 0 3 7 69 16:15 14 0 14 1 0 0 0 14 16:30 19 2 21 1 2 0 2 19 16:45 29 2 31 1 10 1 11 20 17:00 13 0 13 1 6 0 6 7 17:15 8 0 8 1 5 0 5 3 17:30 6 0 6 1 4 0 4 2 17:45 1 0 1 1 5 0 6 -4 18:00 0 0 0 1 11 1 11 -11 18:15 1 0 1 1 12 1 12 -11 18:30 3 0 3 1 22 1 23 -21 18:45 0 0 0 1 15 1 15 -15 19:00 0 0 0 1 16 1 17 -17 19:15 0 0 0 1 11 0 11 -11 19:30 0 0 0 1 7 0 7 -7 19:45 0 0 0 1 6 0 6 -6 20:00 0 0 0 1 6 0 6 -6 20:15 0 0 0 1 1 0 1 -1 20:30 0 0 0 1 0 0 0 0 20:45 0 0 0 1 0 0 0 0 21:00 0 0 0 1 0 0 0 0 21:15 0 0 0 1 0 0 0 0 21:30 0 0 0 1 0 0 0 0 21:45 0 0 0 1 0 0 0 0 22:00 0 0 0 1 0 0 0 0 22:15 0 0 0 1 0 0 0 0 22:30 0 0 0 1 0 0 0 0 22:45 0 0 0 1 0 0 0 0 23:00 0 0 0 1 0 0 0 0 23:15 0 0 0 1 0 0 0 0 23:30 0 0 0 1 0 0 0 0 23:45 0 0 0 1 0 0 0 0 TOTAL 310 12 321 310 12 321 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 93 City: Location: Date: Count Type: Non-Carpool Trip Carpool Trip Total Non-Carpool Trip Carpool Trip Total 0:00 0 0 0 0:00 0 0 0 0:15 0 0 0 0:15 0 0 0 0:30 0 0 0 0:30 0 0 0 0:45 0 0 0 0:45 0 0 0 1:00 0 0 0 1:00 0 0 0 1:15 0 0 0 1:15 0 0 0 1:30 0 0 0 1:30 0 0 0 1:45 0 0 0 1:45 0 0 0 2:00 0 0 0 2:00 0 0 0 2:15 0 0 0 2:15 0 0 0 2:30 0 0 0 2:30 0 0 0 2:45 0 0 0 2:45 0 0 0 3:00 0 0 0 3:00 0 0 0 3:15 0 0 0 3:15 0 0 0 3:30 0 0 0 3:30 0 0 0 3:45 0 0 0 3:45 0 0 0 4:00 0 0 0 4:00 0 0 0 4:15 0 0 0 4:15 0 0 0 4:30 0 0 0 4:30 0 0 0 4:45 0 0 0 4:45 0 0 0 5:00 0 0 0 5:00 0 0 0 5:15 0 0 0 5:15 0 0 0 5:30 0 0 0 5:30 0 0 0 5:45 0 0 0 5:45 0 0 0 6:00 0 0 0 6:00 0 0 0 6:15 0 0 0 6:15 0 0 0 6:30 0 0 0 6:30 0 0 0 6:45 0 0 0 6:45 0 0 0 7:00 0 0 0 7:00 0 0 0 7:15 0 0 0 7:15 0 0 0 7:30 0 0 0 7:30 0 0 0 7:45 39 0 39 7:45 0 0 0 8:00 16 0 16 8:00 0 0 0 8:15 8 1 9 8:15 0 0 0 8:30 11 0 11 8:30 0 0 0 8:45 10 0 10 8:45 0 0 0 9:00 16 1 17 9:00 1 0 1 9:15 29 2 31 9:15 12 0 12 9:30 5 0 5 9:30 11 0 11 9:45 5 0 5 9:45 14 3 17 10:00 0 1 1 10:00 7 0 7 10:15 5 0 5 10:15 10 0 10 10:30 0 0 0 10:30 10 0 10 10:45 12 0 12 10:45 5 0 5 11:00 6 0 6 11:00 27 0 27 11:15 3 0 3 11:15 29 0 29 11:30 3 0 3 11:30 10 1 11 11:45 0 0 0 11:45 7 0 7 Exiting Wednesday, November 1, 2023 Tustin Newport Beach Country Club Pickleball Courts Trip Generation Count Entering Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 94 City: Location: Date: Count Type: Non-Carpool Trip Carpool Trip Total Non-Carpool Trip Carpool Trip Total Exiting Wednesday, November 1, 2023 Tustin Newport Beach Country Club Pickleball Courts Trip Generation Count Entering 12:00 0 0 0 12:00 3 0 3 12:15 1 0 1 12:15 3 1 4 12:30 0 0 0 12:30 4 1 5 12:45 1 0 1 12:45 2 0 2 13:00 2 0 2 13:00 6 0 6 13:15 1 0 1 13:15 2 0 2 13:30 3 0 3 13:30 1 0 1 13:45 2 0 2 13:45 2 0 2 14:00 3 0 3 14:00 0 0 0 14:15 1 0 1 14:15 3 0 3 14:30 3 0 3 14:30 1 0 1 14:45 7 0 7 14:45 1 0 1 15:00 5 1 6 15:00 0 0 0 15:15 7 0 7 15:15 0 0 0 15:30 5 0 5 15:30 0 0 0 15:45 9 0 9 15:45 2 0 2 16:00 10 1 11 16:00 3 0 3 16:15 10 0 10 16:15 0 0 0 16:30 27 3 30 16:30 5 0 5 16:45 21 2 23 16:45 10 1 11 17:00 6 0 6 17:00 5 0 5 17:15 6 0 6 17:15 6 0 6 17:30 5 0 5 17:30 5 0 5 17:45 3 0 3 17:45 6 1 7 18:00 0 1 1 18:00 13 1 14 18:15 2 0 2 18:15 8 1 9 18:30 7 0 7 18:30 21 0 21 18:45 0 0 0 18:45 11 1 12 19:00 0 0 0 19:00 17 1 18 19:15 0 0 0 19:15 16 0 16 19:30 0 0 0 19:30 4 1 5 19:45 0 0 0 19:45 3 0 3 20:00 0 0 0 20:00 9 0 9 20:15 0 0 0 20:15 0 0 0 20:30 0 0 0 20:30 0 0 0 20:45 0 0 0 20:45 0 0 0 21:00 0 0 0 21:00 0 0 0 21:15 0 0 0 21:15 0 0 0 21:30 0 0 0 21:30 0 0 0 21:45 0 0 0 21:45 0 0 0 22:00 0 0 0 22:00 0 0 0 22:15 0 0 0 22:15 0 0 0 22:30 0 0 0 22:30 0 0 0 22:45 0 0 0 22:45 0 0 0 23:00 0 0 0 23:00 0 0 0 23:15 0 0 0 23:15 0 0 0 23:30 0 0 0 23:30 0 0 0 23:45 0 0 0 23:45 0 0 0 TOTAL 315 13 328 315 13 328 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 95 City: Location: Date: Count Type: Non-Carpool Trip Carpool Trip Total Non-Carpool Trip Carpool Trip Total 0:00 0 0 0 0:00 0 0 0 0:15 0 0 0 0:15 0 0 0 0:30 0 0 0 0:30 0 0 0 0:45 0 0 0 0:45 0 0 0 1:00 0 0 0 1:00 0 0 0 1:15 0 0 0 1:15 0 0 0 1:30 0 0 0 1:30 0 0 0 1:45 0 0 0 1:45 0 0 0 2:00 0 0 0 2:00 0 0 0 2:15 0 0 0 2:15 0 0 0 2:30 0 0 0 2:30 0 0 0 2:45 0 0 0 2:45 0 0 0 3:00 0 0 0 3:00 0 0 0 3:15 0 0 0 3:15 0 0 0 3:30 0 0 0 3:30 0 0 0 3:45 0 0 0 3:45 0 0 0 4:00 0 0 0 4:00 0 0 0 4:15 0 0 0 4:15 0 0 0 4:30 0 0 0 4:30 0 0 0 4:45 0 0 0 4:45 0 0 0 5:00 0 0 0 5:00 0 0 0 5:15 0 0 0 5:15 0 0 0 5:30 0 0 0 5:30 0 0 0 5:45 0 0 0 5:45 0 0 0 6:00 0 0 0 6:00 0 0 0 6:15 0 0 0 6:15 0 0 0 6:30 0 0 0 6:30 0 0 0 6:45 0 0 0 6:45 0 0 0 7:00 0 0 0 7:00 0 0 0 7:15 0 0 0 7:15 0 0 0 7:30 0 0 0 7:30 0 0 0 7:45 22 2 24 7:45 0 0 0 8:00 37 0 37 8:00 0 0 0 8:15 8 1 9 8:15 1 0 1 8:30 2 0 2 8:30 0 0 0 8:45 7 0 7 8:45 0 0 0 9:00 13 1 14 9:00 2 0 2 9:15 33 1 34 9:15 4 0 4 9:30 26 0 26 9:30 33 2 35 9:45 2 1 3 9:45 8 0 8 10:00 3 0 3 10:00 11 0 11 10:15 1 0 1 10:15 4 0 4 10:30 0 0 0 10:30 4 1 5 10:45 2 0 2 10:45 8 0 8 11:00 7 1 8 11:00 43 1 44 11:15 2 0 2 11:15 16 1 17 11:30 1 0 1 11:30 1 0 1 11:45 0 0 0 11:45 1 1 2 Exiting Tustin Newport Beach Country Club Pickleball Courts Thursday, November 2, 2023 Trip Generation Count Entering Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 96 City: Location: Date: Count Type: Non-Carpool Trip Carpool Trip Total Non-Carpool Trip Carpool Trip Total Exiting Tustin Newport Beach Country Club Pickleball Courts Thursday, November 2, 2023 Trip Generation Count Entering 12:00 0 0 0 12:00 9 1 10 12:15 3 0 3 12:15 6 0 6 12:30 3 1 4 12:30 7 0 7 12:45 0 0 0 12:45 1 0 1 13:00 0 0 0 13:00 7 0 7 13:15 0 0 0 13:15 1 0 1 13:30 1 0 1 13:30 1 0 1 13:45 0 0 0 13:45 2 0 2 14:00 0 0 0 14:00 0 0 0 14:15 0 0 0 14:15 0 0 0 14:30 0 0 0 14:30 1 0 1 14:45 3 0 3 14:45 0 0 0 15:00 9 0 9 15:00 0 0 0 15:15 4 0 4 15:15 0 0 0 15:30 2 0 2 15:30 0 0 0 15:45 4 0 4 15:45 2 0 2 16:00 12 1 13 16:00 5 0 5 16:15 15 1 16 16:15 1 0 1 16:30 11 0 11 16:30 0 0 0 16:45 43 2 45 16:45 3 0 3 17:00 21 0 21 17:00 5 1 6 17:15 6 0 6 17:15 4 0 4 17:30 5 0 5 17:30 1 0 1 17:45 1 0 1 17:45 1 0 1 18:00 0 0 0 18:00 14 1 15 18:15 0 0 0 18:15 16 1 17 18:30 1 0 1 18:30 19 1 20 18:45 0 0 0 18:45 23 1 24 19:00 0 0 0 19:00 13 0 13 19:15 0 0 0 19:15 15 0 15 19:30 0 0 0 19:30 9 0 9 19:45 0 0 0 19:45 8 0 8 20:00 0 0 0 20:00 0 0 0 20:15 0 0 0 20:15 0 0 0 20:30 0 0 0 20:30 0 0 0 20:45 0 0 0 20:45 0 0 0 21:00 0 0 0 21:00 0 0 0 21:15 0 0 0 21:15 0 0 0 21:30 0 0 0 21:30 0 0 0 21:45 0 0 0 21:45 0 0 0 22:00 0 0 0 22:00 0 0 0 22:15 0 0 0 22:15 0 0 0 22:30 0 0 0 22:30 0 0 0 22:45 0 0 0 22:45 0 0 0 23:00 0 0 0 23:00 0 0 0 23:15 0 0 0 23:15 0 0 0 23:30 0 0 0 23:30 0 0 0 23:45 0 0 0 23:45 0 0 0 TOTAL 310 12 322 310 12 322 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 97 City: Location: Date: Count Type: Non-Carpool Trip Carpool Trip Total Non-Carpool Trip Carpool Trip Total 0:00 0 0 0 0:00 0 0 0 0:15 0 0 0 0:15 0 0 0 0:30 0 0 0 0:30 0 0 0 0:45 0 0 0 0:45 0 0 0 1:00 0 0 0 1:00 0 0 0 1:15 0 0 0 1:15 0 0 0 1:30 0 0 0 1:30 0 0 0 1:45 0 0 0 1:45 0 0 0 2:00 0 0 0 2:00 0 0 0 2:15 0 0 0 2:15 0 0 0 2:30 0 0 0 2:30 0 0 0 2:45 0 0 0 2:45 0 0 0 3:00 0 0 0 3:00 0 0 0 3:15 0 0 0 3:15 0 0 0 3:30 0 0 0 3:30 0 0 0 3:45 0 0 0 3:45 0 0 0 4:00 0 0 0 4:00 0 0 0 4:15 0 0 0 4:15 0 0 0 4:30 0 0 0 4:30 0 0 0 4:45 0 0 0 4:45 0 0 0 5:00 0 0 0 5:00 0 0 0 5:15 0 0 0 5:15 0 0 0 5:30 0 0 0 5:30 0 0 0 5:45 0 0 0 5:45 0 0 0 6:00 0 0 0 6:00 0 0 0 6:15 0 0 0 6:15 0 0 0 6:30 0 0 0 6:30 0 0 0 6:45 0 0 0 6:45 0 0 0 7:00 0 0 0 7:00 0 0 0 7:15 0 0 0 7:15 0 0 0 7:30 0 0 0 7:30 0 0 0 7:45 31 0 31 7:45 0 0 0 8:00 21 0 21 8:00 0 0 0 8:15 14 3 17 8:15 0 0 0 8:30 10 1 11 8:30 0 0 0 8:45 3 0 3 8:45 1 0 1 9:00 8 0 8 9:00 2 0 2 9:15 35 0 35 9:15 9 0 9 9:30 4 0 4 9:30 14 0 14 9:45 4 0 4 9:45 8 0 8 10:00 1 0 1 10:00 10 1 11 10:15 3 0 3 10:15 7 0 7 10:30 1 0 1 10:30 7 0 7 10:45 11 0 11 10:45 16 1 17 11:00 12 0 12 11:00 22 1 23 11:15 1 0 1 11:15 5 0 5 11:30 0 0 0 11:30 9 0 9 11:45 1 0 1 11:45 1 0 1 Exiting Tustin Newport Beach Country Club Pickleball Courts Tuesday, November 7, 2023 Trip Generation Count Entering Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 98 City: Location: Date: Count Type: Non-Carpool Trip Carpool Trip Total Non-Carpool Trip Carpool Trip Total Exiting Tustin Newport Beach Country Club Pickleball Courts Tuesday, November 7, 2023 Trip Generation Count Entering 12:00 0 0 0 12:00 4 0 4 12:15 0 0 0 12:15 9 1 10 12:30 1 0 1 12:30 11 0 11 12:45 0 0 0 12:45 3 0 3 13:00 0 0 0 13:00 4 0 4 13:15 2 0 2 13:15 2 0 2 13:30 0 0 0 13:30 4 0 4 13:45 0 0 0 13:45 1 0 1 14:00 0 0 0 14:00 0 0 0 14:15 0 0 0 14:15 0 0 0 14:30 1 0 1 14:30 1 0 1 14:45 3 0 3 14:45 1 0 1 15:00 14 1 15 15:00 0 0 0 15:15 17 0 17 15:15 0 0 0 15:30 5 0 5 15:30 1 1 2 15:45 1 0 1 15:45 1 0 1 16:00 6 0 6 16:00 2 0 2 16:15 16 0 16 16:15 0 0 0 16:30 19 2 21 16:30 1 0 1 16:45 23 3 26 16:45 18 1 19 17:00 12 0 12 17:00 7 0 7 17:15 13 0 13 17:15 6 0 6 17:30 9 0 9 17:30 6 0 6 17:45 0 0 0 17:45 9 0 9 18:00 0 0 0 18:00 5 0 5 18:15 2 0 2 18:15 11 0 11 18:30 0 0 0 18:30 27 2 29 18:45 0 0 0 18:45 10 0 10 19:00 0 0 0 19:00 18 2 20 19:15 0 0 0 19:15 3 0 3 19:30 0 0 0 19:30 8 0 8 19:45 0 0 0 19:45 8 0 8 20:00 0 0 0 20:00 8 0 8 20:15 0 0 0 20:15 4 0 4 20:30 0 0 0 20:30 0 0 0 20:45 0 0 0 20:45 0 0 0 21:00 0 0 0 21:00 0 0 0 21:15 0 0 0 21:15 0 0 0 21:30 0 0 0 21:30 0 0 0 21:45 0 0 0 21:45 0 0 0 22:00 0 0 0 22:00 0 0 0 22:15 0 0 0 22:15 0 0 0 22:30 0 0 0 22:30 0 0 0 22:45 0 0 0 22:45 0 0 0 23:00 0 0 0 23:00 0 0 0 23:15 0 0 0 23:15 0 0 0 23:30 0 0 0 23:30 0 0 0 23:45 0 0 0 23:45 0 0 0 TOTAL 304 10 314 304 10 314 Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 (951) 268-6268 99 147 BEACON STREET PARKING MANAGEMENT PLAN JULY 2025 BAY AREA SPORTSHOUSE SOUTH SAN FRANCISCO, CALIFORNIA P:\2025\20252269\Memo\Bay Area Sportshouse Parking Management Plan2.docx (07/14/25) ATTACHMENT C BEACON STREET PARKING SURVEY DATA 100 South San Francisco 147 Beacon St., South San Francisco, CA 94080 127-131 Beacon St., South San Francisco, CA 94080 Beacon Street Thursday, March 20th, 2025 Inventory 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Regular 14 5 5 5 3 2 2 2 2 2 Reserved 1 0 0 0 0 0 0 0 0 0 Loading 1 0 0 0 0 0 0 0 0 0 Subtotal 16 5 5 5 3 2 2 2 2 2 Total Occupancy 16 5 5 5 3 2 2 2 2 2 Total Percent 31%31%31%19%13%13%13%13%13% Inventory 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM Regular 22 1 1 1 0 0 0 0 0 0 ----------- Subtotal 22 1 1 1 0 0 0 0 0 0 Total Occupancy 22 1 1 1 0 0 0 0 0 0 Total Percent 5%5%5%0%0%0%0%0%0% Inventory 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM North Side - 4 Hr 9a-6p 10 6 5 5 4 4 0 0 0 0 South Side - 4 Hr 9a-6p 7 2 3 2 2 1 1 1 0 0 Subtotal 17 8 8 7 6 5 1 1 0 0 Total Occupancy 17 8 8 7 6 5 1 1 0 0 Total Percent 47%47%41%35%29%6%6%0%0% Inventory 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM East Side - 4 Hr 9a-6p 8 3 3 3 3 3 4 3 2 2 East Side - Loading 1 0 0 0 0 0 0 0 0 0 West Side - 4 Hr 9a-6p 12 9 7 7 4 5 3 1 0 0 Subtotal 21 12 10 10 7 8 7 4 2 2 Total Occupancy 21 12 10 10 7 8 7 4 2 2 Total Percent 57%48%48%33%38%33%19%10%10% Inventory 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM 10:00 PM North Side - 4 Hr 9a-6p 8 6 6 3 3 2 2 1 1 1 South Side - 4 Hr 9a-6p 12 8 9 5 5 4 2 2 2 2 Subtotal 20 14 15 8 8 6 4 3 3 3 Total Occupancy 20 14 15 8 8 6 4 3 3 3 Total Percent 70%75%40%40%30%20%15%15%15% 147 Beacon St. 127-131 Beacon St. Beacon St. (North) Beacon St. (West) Beacon St. (South) Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 951-268-6268 101 South San Francisco 147 Beacon St., South San Francisco, CA 94080 127-131 Beacon St., South San Francisco, CA 94080 Beacon Street Saturday, March 22nd, 2025 Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM Regular 14 2 2 2 2 2 2 2 2 2 2 Reserved 1 0 0 0 0 0 0 0 0 0 0 Loading 1 0 0 0 0 0 0 0 0 0 0 Subtotal 16 2 2 2 2 2 2 2 2 2 2 Total Occupancy 16 2 2 2 2 2 2 2 2 2 2 Total Percent 13%13%13%13%13%13%13%13%13%13% Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM Regular 22 0 1 1 1 1 1 1 1 1 1 ------------ Subtotal 22 0 1 1 1 1 1 1 1 1 1 Total Occupancy 22 0 1 1 1 1 1 1 1 1 1 Total Percent 0%5%5%5%5%5%5%5%5%5% Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM North Side - 4 Hr 9a-6p 10 1 2 3 2 2 2 2 2 2 4 South Side - 4 Hr 9a-6p 7 2 3 2 1 2 1 2 1 1 0 Subtotal 17 3 5 5 3 4 3 4 3 3 4 Total Occupancy 17 3 5 5 3 4 3 4 3 3 4 Total Percent 18%29%29%18%24%18%24%18%18%24% Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM East Side - 4 Hr 9a-6p 8 2 2 3 3 3 3 2 3 3 3 East Side - Loading 1 0 0 0 0 0 0 0 0 0 0 West Side - 4 Hr 9a-6p 12 0 2 4 4 3 3 1 1 2 3 Subtotal 21 2 4 7 7 6 6 3 4 5 6 Total Occupancy 21 2 4 7 7 6 6 3 4 5 6 Total Percent 10%19%33%33%29%29%14%19%24%29% Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM North Side - 4 Hr 9a-6p 8 1 1 1 1 2 1 0 1 2 0 South Side - 4 Hr 9a-6p 12 1 1 1 1 1 0 2 1 1 0 Subtotal 20 2 2 2 2 3 1 2 2 3 0 Total Occupancy 20 2 2 2 2 3 1 2 2 3 0 Total Percent 10%10%10%10%15%5%10%10%15%0% 147 Beacon St. 127-131 Beacon St. Beacon St. (North) Beacon St. (West) Beacon St. (South) Counts Unlimited, Inc. PO Box 1178 Corona, CA 92878 951-268-6268 102 103 City of South San Francisco Legislation Text P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA File #:25-693 Agenda Date:8/7/2025 Version:1 Item #:3. Report regarding an application for Design Review to construct a new multifamily residential structure consisting of four dwelling units at 227 Armour 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,New Construction or Conversion of Small Structures.(Stephanie Skangos, Senior Planner) MOTIONS FOR THE COMMISSION TO ADOPT STAFF RECOMMENDATION: (1)Move to determine the project is exempt from CEQA. (2)Move to approve the Design Review entitlement,subject to the attached draft Findings and draft Conditions of Approval. RECOMMENDATION 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 P24-0004,DR24-0017,subject to the attached draft Findings and draft Conditions of Approval. BACKGROUND/DISCUSSION Site Overview The project site is located at 227 Armour Avenue in the Downtown Residential High (DRH)Zoning District. The site is 7,863 square feet in size and is a through lot with street frontages on both Armour Avenue and 9th Lane.There is an existing one-story residential building with two existing dwelling units (duplex)facing 9th Lane and an existing one-story residential building with one existing dwelling unit facing Armour Avenue.The surrounding area is developed with residential units. Proposal The applicant is proposing the construction of a new three-story residential building,approximately 4,645 square feet in size,facing Armour Avenue,and attached to the existing one-story,one-unit residential building. The new building will consist of four dwelling units,resulting in a total of seven units on the project site,and an attached two-car garage.The new units will be two-bedroom units with private balconies,ranging in size from 725 square feet to 840 square feet.Two units will be located on the second story,and two units will be located on the third story.All four units will be accessed from a front-entry patio and internal stairway facing Armour Avenue.The attached two-garage will be located on the ground floor;long-term bicycle parking,trash and refuse collection bins,and a utility room will also be located on the ground floor.The proposal also includes new landscaping,as well as improvements to an existing paved area adjacent to the existing one-unitCity of South San Francisco Printed on 7/30/2025Page 1 of 4 powered by Legistar™104 File #:25-693 Agenda Date:8/7/2025 Version:1 Item #:3. includes new landscaping,as well as improvements to an existing paved area adjacent to the existing one-unit residential building to serve as a common usable open space area for the four new units and three 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,and the addition of new units 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;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 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 City of South San Francisco Printed on 7/30/2025Page 2 of 4 powered by Legistar™105 File #:25-693 Agenda Date:8/7/2025 Version:1 Item #:3. 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.However,the project does include a new two-car garage on the first story,as well as ample driveway space to allow for two additional parking spaces on-site. 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. The project includes two long-term bicycle parking spaces within the two-car garage on the first story of the building, exceeding the minimum requirement. GENERAL PLAN CONSISTENCY ANALYSIS The General Plan Land Use designation for the project site is Medium-High Density Residential,which is intended for a mix of residential development,including townhouses,condominiums and apartment buildings. 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 May 20,2025.Overall,the DRB liked the proposed design concept for the new residential building but had concerns about the roof integration of the existing one-unit building with the new building and accessibility of the proposed usable common open space area for the existing units,as well as some recommendations for the design of the unit balconies and proposed landscaping/planting palette.Revised plans in response to the DRB comments have been submitted and the revision addresses all comments.The DRB comment letter is included as Attachment 3 to this staff report,and the revised plans are included as Attachment 2. 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 six dwelling units on a legal parcel in an urbanized area. Thus, the exemption under Section 15303 applies. City of South San Francisco Printed on 7/30/2025Page 3 of 4 powered by Legistar™106 File #:25-693 Agenda Date:8/7/2025 Version:1 Item #:3. 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 proposed project is located within a medium-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 General Plan goals and policies and Zoning Code requirements,including bringing the project site into compliance with minimum density requirements.Additionally,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 P24-0004,DR24-0017,based on the attached Findings and subject to the Conditions of Approval. Attachments 1.Findings and Conditions of Approval 2.Project Plans, dated June 29, 2025 3.Design Review Board (DRB) Comment Letter, dated June 6, 2025 City of South San Francisco Printed on 7/30/2025Page 4 of 4 powered by Legistar™107 FINDINGS OF APPROVAL P24-0004: DR24-0017 227 ARMOUR AVENUE (As recommended by City Staff on August 7, 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 227 Armour 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 May 29, 2024; project plans dated June 29, 2025; Planning Commission staff report dated August 7, 2025; and Planning Commission hearing of August 7, 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 Medium-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. 108 CONDITIONS OF APPROVAL P24-0004: DR24-0017 227 ARMOUR AVENUE (As recommended by City Staff on August 7, 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 227 Armour 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 June 29, 2025, and approved by the Planning Commission in association with P24-0004, 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 June 29, 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. 109 Conditions of Approval Page 3 of 24 8. The applicant shall submit a checklist showing compliance with Conditions of Approval with the building permit plans and application. 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 110 Conditions of Approval Page 4 of 24 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 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 111 Conditions of Approval Page 5 of 24 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 May 20, 2025 and included in the DRB Comment Letter, dated June 6, 2025, in the building permit plans and application. 25. 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. 26. 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. TRANSPORTATION / PARKING 27. Residential parking spaces shall be assigned to units, to minimize conflict within the parking area. 28. Any tandem parking spaces shall be assigned to the same unit. 29. Residential parking areas shall be secure, with access provided via key card or fob. 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.** 30. PARKS AND RECREATION FEES: Prior to the date of final inspection or the date the certificate of occupancy is issued, whichever occurs first, 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 July 17, 2025, the Parks and Recreation Impact Fee estimate for the project is: 112 Conditions of Approval Page 6 of 24 Residential (2-4 Units): $30,078.34 x 4 units = $120,313.36 31. CHILDCARE FEE: Prior to the date of final inspection or the date the certificate of occupancy is issued, whichever occurs first, 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 July 17, 2025, the Childcare Impact Fee estimate for the project is: Residential (18+ du/ac): $3,105.46 x 4 units = $12,421.84 32. LIBRARY IMPACT FEE: Prior to the date of final inspection or the date the certificate of occupancy is issued, whichever occurs first, the applicant shall pay applicable Library Impact Fees in accordance with South San Francisco Municipal Code Chapter 8.74. Based on the plans approved by the Planning Commission on July 17, 2025, the Library Impact Fee for the project is: Residential (18+ du/ac): $621.09 x 4 units = $2,484.36 33. PUBLIC SAFEY IMPACT FEE: Prior to the date of final inspection or the date the certificate of occupancy is issued, whichever occurs first, 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 July 17, 2025, the Public Safety Impact Fee for the project is: Residential (18+ du/ac): $1,242.33 x 4 units = $4,969.32 34. CITYWIDE TRANSPORTATION FEE: Prior to the date of final inspection or the date the certificate of occupancy is issued, whichever occurs first, 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 July 17, 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. This project shall comply with the 2022 California Building Code Chapter 11A and 11B. 113 Conditions of Approval Page 7 of 24 2. This project shall comply with the 2022 California Building Code Chapter 11A, first floor unit on accessible route to sidewalk. 3. This project shall comply with the all-electric REACH Code per the South San Francisco Municipal Code. 4. There may be an issue with the proposed mixed-pitch roof. 5. 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 Permits 1. At the time of each permit submittal, the Applicant shall submit a deposit for each of the following permit reviews and processing: a. Building Permit plan check and civil review. Provide an engineer’s estimate or opinion of probable cost of on-site improvements for deposit amount calculation. b. Hauling/Grading plan check and permit processing. Provide Cubic Yards for deposit amount calculation. c. Encroachment for Public Improvements plan check and permit processing. Provide an engineer’s estimate or opinion of probable cost of ROW improvements for fees and deposits amount calculation. 2. 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. 3. A Hauling Permit shall be required for excavations and off-haul or on-haul, per Engineering 114 Conditions of Approval Page 8 of 24 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. 4. The City of South San Francisco is mandated by the State of California to divert sixty-five percent (65%) of all solid waste from landfills either by reusing or recycling. To help meet this goal, a city ordinance requires completion of a Waste Management Plan (“WMP”) for covered building projects identifying how at least sixty-five percent (65%) of non-inert project waste materials and one hundred percent (100%) of inert materials (“65/100”) will be diverted from the landfill through recycling and salvage. The Contractor shall submit a WMP application and fee payment prior to the issuance of a building or grading permit. 5. An Encroachment Permit is required for any work proposed within the public right-of-way. The Applicant shall pay all permit, plan check, and inspection fees, as well as, any deposits and/or bonds required to obtain said permits. 6. Prior to the issuance of a building permit, the Applicant shall submit written evidence from the County or State Regulators in charge, indicating that the site is cleared of hazardous materials and hazardous groundwater to a level that poses no impacts to human health. The Applicant shall also confirm that any existing groundwater monitoring wells on the project site have been properly closed and/or relocated as necessary as approved by the County or State Regulators in charge. Plan Submittal 7. 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. 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, Demolition Plan, Grading Plan, Horizontal Plan, Striping and Signage 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). 8. Prior to building permit issuance, the Applicant shall obtain a grading permit with the Engineering Division and shall submit an application, all documentation, fees, deposits, bonds and all necessary paperwork needed for the grading permit. The Applicant shall submit a grading plan that clearly states the amount of cut and fill required to grade the project. The Grading Plans shall include the following plans: 115 Conditions of Approval Page 9 of 24 Cover, Notes, Existing Conditions, Grading Plans, Storm Drain Plans, Stormwater Control Plan, and Erosion Control Plan. 9. Prior to building permit issuance, the Applicant shall obtain an Encroachment Permit for all proposed work within the City ROW and shall submit an application, all documentation, fees, deposits, bonds and all necessary paperwork needed for the Encroachment Permit. Applicant shall prepare and submit a separate Public Improvement Plan set that shall include only the scope of work within the City ROW (with reference to the on-site plans) consisting of the following plans: Civil Plans, Landscape Plans, and Joint Trench Plans. An engineer’s cost estimate for the scope of work shown on the approved Public Improvement Plans is required to determine the performance and payment bond amount. The submittal of the bonds is required prior to the execution of the Subdivision Improvement Agreement. 10. All improvements shall be designed by a registered civil engineer and approved by the Engineering Division. 11. The Engineering Division reserves the right to include additional conditions during review of the building permit, grading permit, or encroachment permit. Mapping and Agreements 12. Prior to the approval of any Permits, the Applicant shall enter into an Improvement Agreement and Encroachment and Maintenance Agreement with the City. These agreements shall be approved by the City Attorney and City Engineer prior to execution. a. The Improvement Agreement shall require the Applicant to ensure the faithful performance of the design, construction, installation and inspection of all public improvements as reviewed and approved by the Engineering Division at no cost to the City and shall be secured by good and sufficient payment, performance, and one (1) year warranty bonds or cash deposit adequate to cover all of the costs, inspections and administrative expenses of completing such improvements in the event of a default. The value of the bonds or cash deposit shall include 110% of the cost of construction based on prevailing wage rates. The value of the warranty bond or cash deposit shall be equivalent to 10% of the value of the performance security. b. The Encroachment and Maintenance Agreement shall require the Applicant to maintain any street furniture that serves the property and all landscape within the project frontage at no cost to the City. The Encroachment and Maintenance Agreement shall be recorded with the San Mateo County Recorder and may be transferred to the property owner. 116 Conditions of Approval Page 10 of 24 13. Applicant shall pay for all Engineering Division deposits and fees required for any mapping application prior to review. Right-of-Way 14. Prior to building permit issuance and prior to any work within the City Right-of-Way, the Applicant shall obtain an Encroachment Permit from the Engineering Division. All new public improvements required to accommodate the development shall be installed at no cost to the City and shall be approved by the City Engineer and constructed to City Standards. All new public improvements shall be completed prior to Final Occupancy of the project or prior to any Temporary Occupancy as approved by the City Engineer. 15. Prior to Building Permit issuance, the Applicant shall submit a video survey of the adjacent streets (perimeter of proposed property location) to determine the pre-construction condition of the streets at no cost to the City. The Applicant will be responsible to ensure that the condition of the streets and striping is in at least existing condition or better after construction is completed. 16. The Applicant shall construct a new driveway apron to serve the project site and reconstruct the existing sidewalk along the project frontage on the Public right-of-way on Armour Avenue. 17. The Applicant shall coordinate with SF Scavenger to develop a plan for collecting trash/recycling bins from the project site that is acceptable to the City. Trash bins shall not be stored on the public right-of-way. On trash/recycling collection days, bins may be placed along the street curb and gutter in front of the project site but removed from the public right-of-way immediately after collection by SF Scavenger. The placement of bins on collection days shall be in a manner that minimizes the impact to on-street public parking as approved by the City. The Applicant and SF Scavenger shall consider the use of shared bins for the tenants to reduce the number of bins to be staged on the street on collection days. 18. Prior to Building Permit issuance, the Applicant shall submit a video survey of the adjacent streets (perimeter of proposed property location) to determine the pre-construction condition of the streets at no cost to the City. The Applicant will be responsible to ensure that the condition of the streets and striping is in at least existing condition or better after construction is completed. 19. Applicant shall ensure that any pavement markings impacted during construction are restored and upgraded to meet current City standards current to the time of Encroachment Permit approval. 20. Upon completion of construction and landscape work at the site, the Applicant shall clean, repair or reconstruct, at their expense, as required to conform to City Standards, all public improvements including driveways, curbs, gutters, sidewalks and street pavements along the street frontages of 117 Conditions of Approval Page 11 of 24 the subdivision to the satisfaction of the City Engineer. 21. The Applicant shall install landscaping/street trees with irrigation system along the parkway strip along the project frontage on Armour Avenue. The landscape plan shall be approved by the City Parks and Recreation department. 22. The Applicant shall be responsible for maintaining all street trees and landscaped irrigation systems installed within the Public right-of-way. 23. Prior to the issuance of an Encroachment Permit, the Applicant shall provide an engineer’s estimate for all work performed with in the public right-of-way and submit a bond equal to 110% of the estimate. 24. Prior to the issuance of an Encroachment Permit, the Applicant shall submit Traffic and Pedestrian Control Plans for proposed work on Armour Avenue, and/or any area of work that will obstruct the existing pedestrian walkways. 25. No private foundation or private retaining wall support shall extend into the City Right-of-Way without express approval from the Engineering Department. Applicant shall design any bioretention area or flow-through planters adjacent to the property line such that the facility and all foundations do not encroach within the City Right-of-Way or into an adjacent parcel. 26. The project shall not include any permanent structural supports (retaining walls, tiebacks, etc.) within the ROW. City Engineer approval is required for any temporary structural supports within the ROW. Any temporary structural supports shall be removed after construction. 27. Any work within the public sidewalk and/or obstructing pedestrian routes shall require pedestrian routing plans along with traffic control plans. Temporary lane or sidewalk closures shall be approved by the City Engineer and by the Construction Coordination Committee (if within the CCC influence area). For any work affecting the sidewalks or pedestrian routes greater than 2 days in duration, the adjacent parking lane or adjacent travel lane shall be closed and temporary vehicle barriers placed to provide a protected pedestrian corridor. Temporary ramps shall be constructed to connect the pedestrian route from the sidewalk to the street if no ramp or driveway is available to serve that purpose. 28. Prior to the issuance of a building permit, the Applicant shall coordinate with Scavenger and submit all garbage related plans. Stormwater 29. The Applicant shall submit to the City Engineer a hydraulic study for the fully improved 118 Conditions of Approval Page 12 of 24 development comparing existing predevelopment conditions and post-development conditions. The study shall confirm that the post development condition will meet the goal of not increasing peak stormwater runoff from the project site based on a 25-year, 5-minute design storm. Methods for not increasing peak stormwater flow shall include stormwater storage on-site if necessary. The study shall also evaluate the capacity of each new storm drain installed as part of the development. Precipitation shall be based on NOAA Atlas 14 data for the site. 30. On-site storm drainage conveyance systems shall be designed to accommodate the 10-year design storm. Precipitation used for the hydraulic analysis shall be based on NOAA Atlas 14 data for the project site. Storm duration shall be equal to the time of concentration with an initial minimum of 10 minutes. 31. Hydraulic Grade lines shall not be less than 1 foot from the ground surface. 32. Runoff Coefficients used for hydraulic calculations shall be as follows: a. Pervious areas—0.35 b. Impervious areas—0.95 33. Drainage runoff shall not be allowed to flow across lot lines or across subdivision boundaries onto adjacent private property without an appropriate recorded easement being provided for this purpose. 34. All off-site upgrades to drainage facilities required by the City Engineer to accommodate the runoff from the subdivision shall be provided by the Applicant at no cost to the City. 35. All building downspouts shall be connected to rigid pipe roof leaders which shall discharge into an approved drainage device or facility that meets the C3 stormwater treatment requirements of the Municipal Regional Permit (MRP)3.0. 36. All storm drainage runoff shall be discharged into a pipe system or concrete gutter. Runoff shall not be surface drained into surrounding private property or public streets. 37. Existing on-site drains that are not adequately sized to accommodate run-off from the fully developed property and upstream drainage basin shall be improved as required by the Applicant’s civil engineering consultant’s plans and specifications as approved by the City Engineer. These on-site improvements shall be installed at no cost to the City. 38. The on-site storm drainage system shall not be dedicated to the City for ownership or maintenance. The storm drainage system and any storm water pollutions control devices within the subdivision 119 Conditions of Approval Page 13 of 24 shall be owned, repaired, and maintained by the property owner or Homeowner’s Association. Sanitary Sewer 39. Applicant shall video inspect the sanitary sewer mains along the project frontage to the nearest manholes upstream and downstream of the project point of connection both prior to construction and post construction. The video must be submitted to City Engineering for review as part of the improvement plans submittal and shall confirm the number of existing sewer laterals serving the site. 40. The Applicant shall relocate the existing sanitary sewer lateral serving the existing residence on the property. The existing sanitary sewer lateral (up to the public sewer main on Armour Ave,) shall be abandoned to City Standards. The new relocated private sewer lateral serving the existing residence on the project site shall not be located under the footprint of the proposed new 4-unit apartment building. 41. The Applicant shall construct a new sewer lateral to serve the new 4-unit apartment building. Said new sewer lateral shall be separate from the sewer lateral serving the existing residence. 42. The Applicant shall abandon all existing private sewer laterals from the project site connected to the sanitary sewer system. The number of sewer laterals to be abandoned shall be shown on the plans and shall be confirmed by the review of a video inspection of the private sanitary sewer main. 43. The Applicant shall install new sewer laterals to City Engineering Division Standards. 44. Sanitary Sewer plan shall show all existing and proposed utilities. Be sure to provide minimum horizontal and vertical clearances for all existing and proposed utilities. Also include all existing and proposed manhole, catch basin and pipe invert elevations. 45. All utility crossings shall be potholed, verified and shown on the plans prior to the building permit submittal. 46. The on-site sanitary sewer system/plumbing shall be designed and installed in accordance with the Uniform Plumbing Code, as amended and adopted by the City, and in accordance with the requirements of the South San Francisco Building Division. 47. Each on-site sanitary sewer manhole and cleanout shall be accessible to maintenance personnel and equipment via pathway or driveways as appropriate. Each maintenance structure shall be surrounded by a level pad of sufficient size to provide a safe work area. 120 Conditions of Approval Page 14 of 24 48. The on-site sanitary sewer system up to the public sanitary sewer manhole connection shall not be dedicated to the City for maintenance. The sanitary sewer facilities within the subdivision shall be repaired and maintained by the property owner Homeowner’s Association. Dry Utilities 49. All new electrical and communication lines serving the property shall be placed underground within the property being developed and to the nearest overhead facility or underground utility vault. Pull boxes, junction structures, vaults, valves, and similar devices shall not be installed within pedestrian walkway areas. Domestic Water 50. The Applicant shall be responsible to coordinate with California Water Service (Calwater) to determine if their existing public water distribution system has the capacity to serve the development. Any off-site water system improvements that may be needed, as determined by Calwater, will be the responsibility of the Applicant at the Applicant’s expense. 51. The Applicant shall coordinate with the California Water Service (Calwater) for all water-related issues. All on-site private water mains and services shall be installed to the standards of Calwater at the expense of the applicant. 52. The Applicant shall install fire hydrants at the locations specified by the Fire Marshal. Installation shall be in accordance with City Standards as administered by the Fire Marshal. On-site Improvements 53. Internal driveways shall be a minimum of 15-feet wide for one-way travel and 25-feet wide for areas subject to two-way travel. One-way travel lanes within the site shall be clearly posted and marked appropriately. 54. The Applicant shall submit a construction access plan that clearly identifies all areas of proposed access during the proposed development. 55. Prior to receiving a Certificate of Occupancy form the Building Division, the Applicant shall require its Civil Engineer to inspect the finished grading surrounding the building and to certify that it conforms to the approved site plan and that there is positive drainage away from the exterior of the building. The Applicant shall make any modifications to the grading, drainage, or other improvements required by the project engineer to conform to intent of his plans. 56. The Applicant shall submit a proposed workplan and intended methodologies to ensure any existing structures on or along the development’s property line are protected during proposed activities. 121 Conditions of Approval Page 15 of 24 57. All common areas are to be landscaped and irrigated and shall meet the requirements of the City’s Water Efficiency Landscape Ordinance (WELO). Submit landscape, drainage and grading plans for review and approval by the Engineering Division. 58. Any monument signs to be installed for the project shall be located completely on private property and shall not encroach into the City’s right-of-way. The Developer shall ensure that placement of the monument signs do not obstruct clear lines of sight for vehicles entering or exiting the site. Grading 59. The recommendations contained within the geotechnical report shall be included in the Site Grading and Drainage Plan. The Site Grading and Drainage Plan shall be prepared by the developer’s civil engineer and approved by the project geotechnical engineer. 60. During grading operations, the entire project site shall be adequately sprinkled with water to prevent dust or sprayed with an effect dust palliative to prevent dust from being blown into the air and carried onto adjacent private and public property. Dust control shall be for seven days a week and 24 hours a day. Should any problems arise from dust, the developer shall hire an environmental inspector at his/her expense to ensure compliance with the grading permit. 61. Haul roads within the City of South San Francisco shall be cleaned daily, or more often, as required by the City Engineer, of all dirt and debris spilled or tracked onto City streets or private driveways. 62. The Applicant shall submit a winterization plan for all undeveloped areas within the site to control silt and stormwater runoff from entering adjacent public or private property. This plan shall be submitted to the City Engineer for review and approval prior to September 1 of each year. The approved plan shall be implemented prior to November 1 of each year. 63. Prior to placing any foundation concrete, the Applicant shall hire a licensed land surveyor or civil engineer authorized to practice land surveying to certify that the new foundation forms conform with all setbacks from confirmed property lines as shown on the Plans. A letter certifying the foundation forms shall be submitted to the Engineering Division for approval. 64. The applicant is required by ordinance to provide for public safety and the protection of public and private property in the vicinity of the land to be graded from the impacts of the proposed grading work. 65. All hauling and grading operations are restricted to between the hours of 8:00 a.m. to 6:00 p.m. for residential areas and 7:00 a.m. to 6:00 p.m. for industrial/commercial areas, Monday through Friday, excluding holidays. 122 Conditions of Approval Page 16 of 24 66. Unless approved in writing by the City Engineer, no grading in excess of 200 cubic yards shall be accomplished between November 1 and May 1 of each year. Engineering Impact Fees 67. The Applicant shall pay the following Fees prior to receiving a Building Permit for the subject project: a. The Citywide Transportation Impact Fee per the formula established by Resolution 120- 2020. For questions concerning Engineering COAs, please contact Anthony Schaffer 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 the building permit application. 3. Permit(s) shall be required as set forth in adopted California Building Code (CBC) Section 105 and California Fire Code (CFC) Sections 105.5 and 105.6. Submittal documents consisting of construction documents, statement of special inspection, geotechnical report, referenced documents, and other data shall be submitted electronically with each permit application. The construction documents shall be prepared by a registered design professional. Where special conditions exist, the fire code official is authorized to require additional construction documents to be prepared by a registered design professional. 4. Construction documents shall be to scale (graphic scale required on all plan sheets), dimensioned and drawn on suitable electronic media. Construction documents shall be of sufficient clarity to indicate the location, nature and extent of the work proposed and show in detail that it will conform to the provisions of adopted codes and relevant laws, ordinances, rules, and regulations, as determined by the fire code official. 5. Shop/construction drawings for the fire protection system(s) and other hazardous operations regulated by the fire department shall be submitted directly to the Fire Department to indicate 123 Conditions of Approval Page 17 of 24 conformance with adopted codes and standards. The construction documents shall be approved prior to the start of system installation. 6. The construction documents submitted with the application for permit shall be accompanied by a site plan showing to scale the size and location of new construction and existing structures on the site, distances from lot lines, the established street grades and the proposed finished grades and it shall be drawn in accordance with an accurate boundary line survey. In the case of demolition, the site plan shall show construction to be demolished and the location and size of existing structure and construction that are to remain on the site or plot. 7. Where fire apparatus access roads or a water supply for fire protection are required to be installed, such protection shall be installed and made serviceable prior to and during the time of construction. a. Prior to submitting building permits a fire department access and water supply for firefighting site plan shall be submitted for review and approval directly to the Fire Department. b. The plan shall indicate the location of fire protection equipment, including standpipes, fire department connections and fire hydrants. 8. An approved water supply capable of supplying the required fire flow for fire protection shall be provided to premises on which facilities, buildings or portions of buildings are hereafter constructed or moved into or within the jurisdiction, in accordance with CFC Section 507, Appendices B & C. a. Fire hydrant systems shall comply with adopted CFC Section 507.5.1 through 507.5.8 and Appendix C. A new public fire hydrant shall be required for this project and shall be installed prior to bringing combustible construction material to the site. 9. Prior to issuance of building permits, in accordance with CFC Section 105.6 the fire code official shall have the authority to require fire construction permit documents and calculations for all fire protection and life safety systems and to require permits be issued for the installation, rehabilitation or modification of any fire protection and life safety systems. Construction documents for fire protection and life safety systems shall be submitted for review and approval prior to system installation. Only the following fire construction permits are approved for deferred submittal: (1) Automatic fire extinguishing systems, (2) Emergency responder communication coverage system (ERCCS), and (3) Fire alarm and detection systems and related equipment. 10. The provisions of the adopted CFC shall specify where fire protection and life safety systems are required and shall apply to the design, installation, inspection, operation, testing and maintenance 124 Conditions of Approval Page 18 of 24 of all fire protection systems. a. Approved automatic fire sprinkler systems in new buildings and structures, buildings changing use or occupancy, or as otherwise determined by the fire code official shall be provided in the locations described in adopted CFC Sections 903.2. i. Fire Department Connection (FDC) for the sprinkler and/or standpipe systems shall be located on the street side of the structure or facing approved fire apparatus access roadway fully visible and recognizable from the street, and within 100 feet an approved fire hydrant. ii. An approved, specifically engineered automatic sprinkler system shall be provided in buildings where EV charging, EV Ready or EV Capable vehicle parking are proposed. The remainder areas in the building shall comply with design requirements under NFPA 13 and in accordance with CFC. 11. The following is a list of submittal items that are required by the Fire Department prior to approval of this planning application and shall be submitted directly to the Fire Department. Additional items may be called out based on subsequent reviews: a. Fire apparatus access site plan and fire protection water supply. For questions concerning Fire Department COAs, please contact Ian Hardage at [email protected] or (650) 829-6645. PARKS DIVISION CONDITIONS 1. A permit to remove the existing Magnolia tree shall be required prior to its removal. Permit applications can be found online under the Parks Division page. 2. The existing Magnolia shall be replaced with Quercus wislizeni at a 36” box size. 3. New trees within the right-of-way shall require irrigation from the residential property and ensure watering to maturity. Tree death from lack of irrigation and subsequent tree replacement shall be the responsibility of the property owner. 4. Irrigation that runs under the sidewalk to the proposed trees and within tree wells shall be documented and submitted to the City to avoid future conflicts. 125 Conditions of Approval Page 19 of 24 5. Tree planting details shall conform to Parks Division standards. Tree stakes shall be dependent on tree size when it arrives on the project site. 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 15.48.050 Minimum security standards for multi-family dwellings. (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 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. 126 Conditions of Approval Page 20 of 24 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. (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. 127 Conditions of Approval Page 21 of 24 (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. 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 128 Conditions of Approval Page 22 of 24 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 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. 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. 129 Conditions of Approval Page 23 of 24 3. No floatable bark shall be used in landscaping. Only fibrous mulch or pea gravel is allowed. 4. As site falls in a Moderate Trash Generation area per South San Francisco’s Trash Generation Map (http://www.flowstobay.org/content/municipal-trash-generation- maps), determined by the Water Quality Control Division: a. Regional Water Quality Control Board-approved full trash capture devices must be installed to treat the stormwater drainage from the site. b. At a minimum, a device must be installed before the onsite drainage enters the City’s public stormwater system (i.e. trash capture must take place no farther downstream than the last private stormwater drainage structure on the site). c. An Operation & Maintenance Agreement (template attached) will be required to be recorded with San Mateo County, ensuring the device(s) will be properly maintained. d. A full trash capture system is any single device or series of devices that traps all particles retained by a 5 mm mesh screen and has a design treatment capacity of not less than the peak flow rate resulting from a one- year, one-hour storm in the sub-drainage area or designed to carry at least the same flow as the storm drain connected to the inlet. 5. Roof leaders/gutters must NOT be plumbed directly to storm drains; they shall discharge to stormwater treatment devices or landscaping first. 6. Fire sprinkler test drainage must be plumbed to sanitary sewer and be clearly shown on plans. 7. If located outside building, trash enclosure shall be covered (roof, canopy) and contained (wall/fence). Floor shall slope to a central drain that discharges to the sanitary sewer system. Details of trash enclosure shall be clearly provided on 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 130 Conditions of Approval Page 24 of 24 received, the estimated Sewer Capacity Fee will be $24,276.00, payable with the Building Permit. 10. Elevator sump drainage (if applicable) shall be connected to an oil/water separator prior to connection to the sanitary sewer. 11. Drains in parking garage (if applicable) must be plumbed through an oil/water separator and then into the sanitary sewer system and clearly shown on plans. 12. 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. 131 227 ARMOUR AVENUE SOUTH SAN FRANCISCO, CA APN# 012-143-070 (N)4-UNIT APARTMENT PROJECT INFORMATION VICINITY MAP OWNER: ROSA & PEDRO DIAZ ADDRESS:227 ARMOUR AVENUE SOUTH SAN FRANCISCO, CA APN# 012-143-070 LOT AREA:7,863 SQ.FT. (E)UNIT A FIRST FLR.: 1,098.6 SQ.FT. SECOND FLR.: 276 SQ.FT. TOTAL: 1,374.6 SQ.FT. (E)UNIT B FIRST FLR. : 623.4 +113.4 = 736.8 SQ.FT. SECOND FLR.: 216 SQ.FT. TOTAL : 952.8 SQ.FT. (E)ADU 451.7 SQ.FT. (N)4-UNIT BUILDING: FIRST FLOOR: (N)GARAGE 1,515 SQ.FT. (N)ENTRY 213.2 SQ.FT. SECOND FLOOR : UNIT 1 840 SQ.SF. UNIT 2 725 SQ.FT. THIRD FLOOR: UNIT 3 840 SQ.FT. UNIT 4 725 SQ.FT. COMMON SPACE PROPOSES: 455.65 SQ.FT PRIVATE SPACE : UNIT 1: 140.2 SQ.FT. UNIT 2: 118.7 SQ.FT. UNIT 3: 140.2 SQ.FT UNIT 4: 118.7 SQ.FT. MAX. FLOOR AREA ALLOWED N/A LOT COVERAGE ALLOWED 90%(6,299 SQ.FT.) (N)LOT COVERAGE 58% (4,059.6 SQ.FT.) ZONING DRH OCCUPANCY GROUP R-3/U CONSTRUCTION TYPE V-B (N)NUMBER OF STORIES 3 (N)FIRE SPRINKLERS YES INDEX OF DRAWINGS SCOPE OF WORK the 2022 California Energy Code, 2022 Green Building Standards Code, Code,2022 California Plumbing Code, 2022 California Electrical Code, 2022 Editions of the California Building Code,2022 California Mechanical All work shall be in compliance with the City of South San Francisco Municipal and the 2022 California Residential Code , 2022 Fire Code A-1. COVER SHEET, PROJECT DATA, INDEX TOPOGRAPHIC SURVEY L1. LANDSCAPE PLAN L2. LANDSCAPE PLAN C1. GRADING AND DRAINAGE PLAN A-2 SITE PLAN A-3. (N)FIRST FLOOR PLAN A-4. (N) SECOND FLOOR PLAN A-5. (N) THIRD FLOOR PLAN A-6. (N) FOURTH FLOOR PLAN A-7. ROOF PLAN A-8. ELEVATIONS A-9. ELEVATIONS A-10 PHOTOS A-11. PHOTOS +THIS PROJECT PROPOSES 4 UNITS IN 3 STORES (UNIT 1: 840 SQ.FT. + UNIT 2: 725 SQ.FT. + UNIT 3 :840 SQ.FT. + UNIT 4: 725 SQ.FT. + NEW GARAGE ON THE FIRST FLOOR " 1,515 SQ.FT. 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 . 22 7 A R M O U R A V E . 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 A P A R T M E N T 3D Rendering NTS 06-29-25 PERMIT 132 13 3 49 4 8 4 8 47 46 4 5 41 41 47 48 E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E N 15°33'00" E 140.73' S 15°33'00" W 121.37' 15.76' 26.27' 63.04' N 56°34'14" W GATE WOOD PRIV ACY FENCE ON WOOD RE TAIN IN G WALL HB HB SAPL IN GBU SH UTIL IT Y DROP L INE WOOD PORCH WOOD STE PS CONCRETE SIDEWALK 1'Ø MA GNO LIA T R EE 6"Ø METAL PIPE WOOD SHED 2-ST ORY HOUSE TOP EL : 61 .8± 2-STORY HOUSE TOP EL: 71.1± UTIL IT Y DROP LINE 49.6 48.5 48.9 48.7 48.3 48.2 48.3 48.5 45.8 46.5 47.3 47.4 47.4 42.6 42.7 42.3 42.2 41.4 41.6 41 .2 40 .8 40.9 40.6 40 .5 40.5 40 .8 40.9 41.2 41 .5 41.7 27.4 4 ' 19.79' 26.56' 19.81' WATER METER CLEANOUT CLEA NOUT WATE R METE R 5'-9" 5'-7" 21'-6" 9'-10" 9'-9" 6'-0" PROPOSED 4-UNIT APARTMENT 5' (N)DRIVEWAY 3'-2" 6'-2" 8'-3" ARMOUR AVE 4:12 EXISTING SPOT PROPOSED SPOT 3068 Up garage entry utility HV AC. HVAC. HV AC. HV AC. WH WH WH WH INTO CONCRETE FILLED WITH CONCRETE 2' EMBEDMENT3'-0" HIGH AND 4" Ø STEEL TUBE 2nd. FLOOR ABOVE PROJECTION OF 2668 entry patio WH BW 42.8 + + 47.32%SLOPE BW 42.8 + +TW 42.8 TW 44.3+ 20'-0" FFE 45.8 6'-0" +47.3 ENTRY PA TIO 135 SF BENCH BENCH 8'-9"10'-0" 6'-0" 5'-0" +OR -42.3+ HANDRAIL / GUARDRAIL 2'-0" 3'-0" 3'-9 1/2" INTEGRAL COLOR CONCRETE SLIGHTLY DARKER THAN STUCCO W/ A WASH FINISH RETAINING WALL W/ STUCCO FINISH TO MATCH BUILDING; TYP.; SEE C-1 2'-9" 2'-0" TW 44.3+ 12'-3" 3'-0" REMOVE EXISTING CHAINLINK FENCE AND WOOD RETAINING WALL 15'-0" FRONT YARD REMOVE EXISTING 1' DIAMETER MAGNOLIA AND REPLACE IT WITH TWO NEW OAKS, SEE PLANTING PLAN ON L2 1'-6" 5'-9" 1'-6" 3'-8" 2'-10" SEE GRADING & DRAINAGE PLAN C-1 FOR RETAINING WALLS; TYP. RETAINING WALL W/ STUCCO FINISH TO MATCH BUILDING; TYP. COMMON AREA PATIO 4'-3" DECORATIVE GRAVEL PATIO W/ FURNITURE STEEL EDGING CONC WALK STEEL EDGING 3'-0" HANDRAIL/GUARDRAIL FFE 48.1 3'-6" 7'-5" 3'-0" 6'-0" 5'-0" 2'-0" 6" 6" 3'-6" TW46.5 + +TW 47.5 LAYOUT PLAN Scale: 1/4" = 1'-0"1 Date: APR 24, 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 Scale: PER DRAWING Drawing North: W E S 4 UNIT APARTMENT 227 ARMOUR AVE S. SAN FRANCISCO, CA 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. 42.25+ 45.8 44.3 42.8 47.3+ 3'-0" SIDEWALKPL 6'-0" 8'-9" FFE 45.8 WALL/STEP LIGHT; TYP. PATIO WIDTH FA C E O F B U I L D I N G SECTION-ELEVATION AT ENTRY STEPS Scale: 1/4" = 1'-0"3 3 A1 3A1 LEGEND DECORATIVE GRAVEL, TYP. 473 SF NON-PAVED AREA 473 SF PAVED AREA LANDSCAPE AREA; TYP. PAVING IN STREET-FACING YARD 946 SF TOTAL FRONT YARD AREA PROPOSED USABLE OPEN SPACE - THERE IS 574SF OF PRIVATE DECK USABLE OPEN SPACE AND THE COMMON AREA PATIO PROVIDES THE BALANCE PLUS EXTRA OF THE 600SF REQUIRED. 46 45 41 41 47 48 E E E E E E E E E 26.27' 15.76' 63.04' N 56°34'14" W WOOD PR IVAC Y FEN CE ON WO OD RET AINING WAL L CONCRETE SIDEWALK CONCRETE SIDEWALK 1'Ø MAG NOLIA TREE OVE RHEA D UTILITY LINES 6"Ø MET AL PIPE 2-ST ORY HOUSE TOP EL : 61.8± 48.5 48.3 48.5 45.8 46.5 47.3 47.4 47.4 42.642.7 42.3 42.2 41.4 41.6 41.2 40.8 40.9 40.8 40.941.2 41.4 41.5 41.7 WATER METER CLEANOUT PROPOSED 4-UNIT APARTMENT 5' (N)DRIVEWAY 3'-2" ARMOU R AVE 4:12 3068 Up garage entry utility HVAC. HVAC. HVAC. HVAC. WH WH WH WH INTO CONCRETE FILLED WITH CONCRETE 2' EMBEDMENT3'-0" HIGH AND4" Ø STEEL TUBE 2668 entry patio 6'-0" ENTRY PATIO BENCH 6'-0" HANDRAIL DECORATIVE GRAVEL PATIO W/ FURNITURE INTEGRAL COLOR CONCRETE SLIGHTLY DARKER THAN STUCCO W/ A WASH FINISH 3'-4 3/4" 3'-8 1/8" 2'-10" 6" 8'-9" STEEL EDGING; TYP. 12'-3" 15'-0" STREET-FACING PAVING Scale: 3/32" = 1'-0"2 LANDSCAPE LAYOUT PLAN Rev.Issue Date Seal: 11-12-24 Adressing comments from Economic & Com. Development 6/28/2024 7 3-4-25 Adressing comments from Planning 1/21/25, Engineering 1/22/25, and Parks 2 2 2 3 Adressing comments from Design Review 6/6/25 7-17-25 3 134 Adressing comments from Planning 1/21/25, Engineering 1/22/25, and Parks 11-12-24 Adressing comments from Economic & Com. Development 6/28/2024 (E)8:12 (E)8:12 (E)8:12 (E)8:12 (E)4:12 (E)4:12 (N)8:12 CRICKET 49 48 48 49 4 8 48 47 46 4 5 41 41 42 47 48 E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E N 1 5 °3 3'0 0" E 14 0.7 3' S 15 °3 3 '00" W 121 .37 ' N 1 5°3 3'00" E 1 48.7 9' N 15 °3 3 '00" E 11 6.53' N 15°3 3'00" E 108.47' N 74°27'00" W 60.00' 15.00' 25.00' 25.00' 52.54' 26.27' 15.76' 26.27' 63.04' N 56°34'14" W LANDS OF DIAZ 2020 TRUST LOT 37, 38 & PORTION 39 APN: 012-143-070 7863± SQ. FT. 227 ARMOUR AVENUE LANDS OF BERRILL LOT 36 APN: 012-143-060 231 ARMOUR AVENUE LANDS OF LI PORTION LOT 39 APN: 012-143-080 225 ARMOUR AVENUE 26.27' 0.08'± 0.08'± BASIS OF BEARINGS FOUN D IRON PIPE (OPEN ) NO RE C ORD GA TE GA TE GATE GAT E WOOD PRIVACY FENCE ON WO OD RETAINING WALL CONCRETE SIDEWALK S.N.F. (NEW CONCRETE ) 11.75' 4.85' WOOD UTILITY POLE FOUND BOLT & TAG LS #7735 (NO RECORD) 19 '-0 " CHAIN L IN K F E NCE WO OD G ATE WOOD P RIV AC Y F EN CE CHAIN L IN K F EN CE SAT EL LIT E DIS H ON WO OD P OLE CONCRETE ST EPS BUSH BU SH UTIL IT Y DROP LIN E OVE R HEAD UTIL IT Y LIN ES 9'-0" 0.6 '± HB UTIL IT Y DROP LIN E CON CRETE ST EP S UT ILITY MET E R ROOF OV ER HA N G HB HB SAP LIN GBU SH UTILIT Y DROP LINE WOOD PORCH WOO D STE P S CONCRETE SIDEWALK 1'Ø MAGNOLIA TREE OVERHEAD UTIL I T Y L I NES CON CRETE CURB & GUTT ER 6"Ø METAL PIPE WO OD SH E D WO OD SH ED 2-STORY HOU S E TOP EL: 61 .8± 2-STORY HOU S E TO P EL: 71.1± TOP EL: 69.9 ± TOP E L: 7 1.0± UTIL ITY DROP LIN E 47.1 47 .3 49.1 48.5 48.4 48.1 47 .7 47.2 47 .6 48.0 48.0 47.6 48 .1 47 .9 49.0 49.5 49.2 49.6 49 .6 48.5 48.9 48.7 48.3 48.2 48.1 48.3 48.5 45.8 46.5 47.3 47.4 47 . 4 42 . 2 42.642.7 42.3 42.2 41.4 41.6 41.2 40 .8 40.9 40 . 6 40.5 40.5 40 .8 40.9 41 .2 41 . 4 41 .5 41.8 41 . 7 41 .7 41 .9 41 . 9 27.4 4 ' 19.79' 26.5 6' 19.81' WATER METER CLEANOUT CLEANOU T WATER METE R 8'-9"'%%P DOOR FF:5 1.70 DO O R FF:51 .70 DOO R FF:5 1.8 9 DOO R FF :51 .84 48.7 48.9 48 .9 48.6 48.8 48 .4 5'-9" 13'-7" 8'-9" 5'-7" GASEGEGEGEG EGEG EGEG EGEG EGEG (E)GAS METER GASEGEG EGEG EGEG EGEG EGEG EGEG (N)GAS METER PANEL (N)200 AMP SERVICE 9'-9" (N)8:12 PROPOSED 4-UNIT APARTMENT 5' (N)DRIVEWAY 3'-2" 6'-2" 8'-3" ARMOUR AVE 9TH LANE CONCRET E DRIVE W AY CONCR ET E DRIVE WA Y 4:12 EXISTING SPOT PROPOSED SPOT 3068 Up garage entry utility HVAC. HVAC. HVAC. HVAC. WH WH WH WH INTO CONCRETE FILLED WITH CONCRETE 2' EMBEDMENT3'-0" HIGH AND 4" Ø STEEL TUBE 2nd. FLOOR ABOVE PROJECTION OF 2668 entry patio WH 921 SF 92 SF 234 SF 37 SF 28 SF 33SF70SF 94SF 220SF 11 SF 272 SF 7'-5" 3'-0" 3'-6" 6'-0" ENTRY PATIO BENCH 6'-0" HANDRAIL DECORATIVE GRAVEL PATIO W/ FURNITURE INTEGRAL COLOR CONCRETE SLIGHTLY DARKER THAN STUCCO W/ A WASH FINISH RETAINING WALL W/ STUCCO FINISH TO MATCH BUILDING, TYP.; SEE C-1 3'-4 3/4" 3'-8 1/8" 2'-10" 6" 8'-9" STEEL EDGING; TYP. HANDRAIL FFE 48.2 12'-3" AEO ZWA5 SAR RUS4 AEO ZWA1 CAM APP1 AEO ZWA 7 ACA COU 18 ERI KAR 13 EXISTING TREE TO BE REMOVED AND REPLACED WITH TWO OAKS 55 ACA COU8 LAG PAT2 LAG PAT 2 LAG NAT1 CAM APP1 ILE SKY8 ERI KAR30 PLANTING PLAN Scale: 1/8" = 1'-0"1 Date: APR 24, 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 L2 PLANTING PLAN Rev.Issue Date Scale: PER DRAWING Drawing North: W E S 4 UNIT APARTMENT 227 ARMOUR AVE S. SAN FRANCISCO, CA Seal: 7 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.8. NEW TREES IN ROW WILL REQUIRE IRRIGATION FROM PROPERTY AND ENSURE WATERING TO MATURITY. TREE DEATH FROM LACK OF IRRIGATION AND SUBSEQUENT REPLACEMENT WILL BE THE RESPONSIBILITY OF PROPERTY OWNER. 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 plant15 gal plant - 6 tablets per plant For plant pit, dig out soil and fill 2 times depth of root ball and at least 3 times diameter of root ball. 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 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 plant15 gal plant - 6 tablets per plant For plant pit, dig out soil and fill 2 times depth of root ball and at least 3 times diameter of root ball. 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 PLANT LIST ID Qty Botanical Name Common Name Size Remarks ACA COU 26 Acacia Cognata 'Cousin Itt'Cousin Itt Acacia 5 GAL 2-3'x4-6'; evergreen w/ long narrow leaves AEO ZWA 14 Aeonium arboreum 'Zwarktop'Black Rose Aeonium 5 GAL 3'x3'; succulent w/ black leaves, yellow summer flowers CAM APP 1 Camellia sasanqua 'Apple Blossom'Apple Blossom Camellia 24 BX 8'x8' slowly; evergreen ERI KAR 43 Erigeron karvinskianus Santa Barbara Daisy 1 GAL 1.5'x4'; evergreen w/ yr round pink & white daisies w/ yellow centers ILE SKY 8 Ilex crenata 'Sky Pencil'Sky Pencil Japanese Holly 15 GAL 7'x2.5'; evergreen LAG NAT 1 Lagerstroemia indica x faunei 'Natchez'Natchez Crepe Myrtle 36" BOX 25'x15'; standard form; lowest branch 5' high; white flowers LAG PAT 2 Lagunaria patersonii Primrose Tree 36" BX 25'x20'; olive colored evergreen leaves; pink flowers sum-fall SAR RUS 6 Sarcococca ruscifolia Fragrant Sweet Box 15 GAL 4'x4' slowly; evergreen 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. 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. LANDSCAPE AREA, TYP. 2,012 SQ. FT. = 25.6% OF LOT LOT LANDSCAPE COVERAGE TOTAL LOT AREA IS 7,863 SF. FT. 3-4-252 2 CITY TREE STAKING DETAIL Scale: 3/8" = 1'-0"3 2 2 3 Adressing comments from Design Review 6/6/25 7-17-25 3 3 3 3 3 3 135 Adressing comments from Planning 1/21/25, Engineering 1/22/25, and Parks 2 Date: MAR 4, 2025 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 L3 UTILITY PLAN Rev.Issue Date Scale: PER DRAWING Drawing North: W E S 4 UNIT APARTMENT 227 ARMOUR AVE S. SAN FRANCISCO, CA Seal: 7 48 48 49 4 8 4 8 47 46 4 5 41 41 42 47 48 N 1 5° 33'00" E 1 4 0.7 3' S 15°3 3'00" W 12 1.37' N 15°3 3'00" E 1 48 .79 ' N 15°3 3'00" E 116 .53 ' N 74°27'00" W 60.00' 15.00' 25.00' 52.54' 26.27' 15.76' 63.04' N 56°34'14" W LANDS OF DIAZ 2020 TRUST LOT 37, 38 & PORTION 39 APN: 012-143-070 7863± SQ. FT. 227 ARMOUR AVENUE LANDS OF BERRILL LOT 36 APN: 012-143-060 231 ARMOUR AVENUE LANDS OF LI PORTION LOT 39 APN: 012-143-080 225 ARMOUR AVENUE 26.27' 0.08'± 0.08'± FOUN D IRON PIPE (OPE N) NO RE C ORD GA TE GATE GATE GAT E GA TE FENCE TR ANSITION CHAIN LINK/WOOD WO OD PRIVA CY FENCE ON WOO D RETAINING W ALL CHAIN LINK FE NCE W/ WO OD SLATS ON WO OD RETAINING WALL CONCRETE SIDEWALK S.N.F. (NEW C ON C RETE) 11.75' 4.85' FOUND BOLT & TAGLS #7735 (NO RECORD) 19'-0"'%%P CHAIN L INK FE NCE WOOD G AT E WOOD P RIV ACY F ENCE CHAIN L IN K F ENCE SAT ELL ITE DIS H O N WOOD P OLE CONCRETE ST EP S BUSH BU SH UTIL IT Y DROP LIN E OVER HEAD UTIL IT Y LIN ES 9'-0"'%%P 0.6 '± HB UTIL IT Y DROP LIN E CONCRETE ST EP S UTILITY MET E R ROO F OVE R H AN G HB HB WO OD STEP S CON CRET E AC CESS HAT CH SA P LING SAPLING BU SH BUSH BUSH BUSH PL AY ] STR UCTU RE UTIL IT Y DROP LINE CLOTHESLINE CLOTHESLINE POLE WOOD PORCH (25.3'±) WO OD ST EP S CON CRET E PAT H BRICK B ORDER CONCRETE STEPS CHAIN LINK FENCE W/ WO OD SLA TS ON WOOD R E T AINING WALL CONCRETE SIDEWALK 1'Ø MAGNOLIA TREE OVERHEAD UTILITY LINES CONCRETE CURB & GUTT ER 6"Ø M ET A L PIPE 8"Ø TR EE 6"Ø T REE 6"Ø L EMO N TREE 1.2'Ø FIG TREE CON C RE TE WOOD SH E D WO OD SHED 2-ST OR Y HO U SE TOP EL : 61.8± 2-ST O RY HOUSE TOP EL: 71 .1± SINGLE STORY BUILD ING TOP EL: 62.0± SIN GL E S T OR Y BU ILDING TOP EL : 69 .9± SIN GLE S TO RY BUIL D IN G TO P E L : 71.0± SIN GL E ST OR Y BUILDING TOP EL: 65.9± UTILIT Y DROP LINE TBM (CP-12 ) CUT 'X' EL: 41.70 47 .1 47 .3 49 .1 48.5 48 .4 48.1 47.7 47.2 47 .6 48.0 48.0 47.6 48.1 47.9 49.0 49.5 49 .2 49.6 49 .6 48.6 48.5 48.9 48.7 48.3 48.2 48.1 48.5 48.6 48.1 48 .2 47.9 48.2 48.3 48 .5 45.8 45 . 7 46 .5 47.3 47 .4 47.4 42 .2 42 . 6 42 . 7 42.3 42.2 41 .4 41.6 41.2 40.8 40.9 41 .2 41.4 41.5 41 .8 41.7 41.7 41 .9 41.9 27.4 4 ' 19.79' 26.56' 19.81' 46.49' (2 6.5'± ) (21.5 ' ±) (21.5'± ) (2 6.5'±) CONCRETE 4'-11 1/2"'%%P WA TER ME T ER CLE ANOU T 8'-9"'%%P DOO R FF:5 1.7 0 DOOR FF:5 1.7 0 DOOR FF:5 1 .8 9 DOO R FF :51 .84 DOO R FF: 48.2± 48 .7 48 .9 48.6 48.8 48 .4 ARMOUR AVE RIGHT-OF-WAY 9TH LANE RIGHT-OF-WAY CO N CR ET E DRIVE WAY CONCRET E DRIVE WA Y EX. GAS METER E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E HB WOOD UTILITY POLE UTILITY DROP LINE OVERHEAD UTILITY LINES HB UTILITY DROP LINE EX ELECTRICAL METER HB HB OVERHEAD UTILITY LINES UTILITYDROP LINE CLEANOUT WATER METER UTILITYDROP LINE G EX. GAS METER EXISTING UTILITY PLAN Scale: 1/8" = 1'-0"1 48 48 49 4 8 4 8 47 46 4 5 41 41 42 47 48 N 15°3 3'00" E 140.73' S 15°3 3'00" W 121.37' N 15°3 3'00" E 148.79' N 15°33'00" E 116.53' N 74°27'00" W 60.00' 15.00' 25.00' 52.54' 26.27' 15.76' 63.04' N 56°34'14" W LANDS OF DIAZ 2020 TRUST LOT 3 7, 38 & PORTION 39 APN: 012-143-0 70 7863± SQ. FT. 227 ARMOUR AVENUE LANDS OF BERRILL LOT 36 APN: 012-1 43-060 231 ARMOUR AVENUE LANDS OF LI PORTION LOT 39 APN: 012-143-080 225 ARMOUR AVENUE 26.27' 0.08'± 0.08'± FO U ND IRON PIPE (OPE N ) NO REC ORD GA TE GATE GATE GA TE GA TE FE N CE TR ANSITIO N CHAIN LIN K/WOOD WOO D PRIVACY FE NCE ON WOO D RETAIN ING WALL CHAIN LINK FE N CE W/ WOOD S LA TS ON WOOD RETAINING WALL CONCRETE SIDEWALK S.N.F . (NEW CON CRETE) 11.75' 4.85' FOUND BOLT & TAGLS #7735 (NO RECORD) 19'-0"'%%P CHAIN LINK FE N CE WOOD GATE WOOD PR IVAC Y FE NCE CHAIN LINK FE N CE SATE L L ITE DISH ON WOOD PO LE CONCRET E ST EP S BU SH BUSH UTILITY DROP LINE OVE R HEA D UTILITY LINES 9'-0"'%%P 0.6'± HB UTILITY DROP LINE CONCRET E ST E P S UTILITY MET E R ROO F OVE RHAN G HB HB WOOD STE P S CON CRET E AC CESS HATCH SAPL I NG SAPLING BU SH BUSH BUSH BUSH PLA Y] STRUCTURE UTILITY DROP LINE CLO TH ESLINE CLO TH ESLINE POLE WOOD PORCH (25.3'±) WOOD ST EP S CON CRET E PATH BRICK BORDER CONCRETE STE P S CHAIN LIN K FE N CE W/ WOOD SLATS ON WOOD RETAINING W ALL CONCRETE SIDEWALK 1'Ø MAGNOLIA TR EE OVERHEAD UTILITY LINES CONCRETE CURB & GUTT E R 6"Ø MET AL PIPE 8"Ø TR EE 6"Ø T R EE 6"Ø LE M ON TR EE 1.2'Ø FIG TREE CONCRETE WOOD SH ED WOOD SHED 2-ST ORY HOUSE TOP EL : 61.8± 2-STORY HOUSE TOP EL: 71 .1± SINGLE STORY BUILD ING TOP EL: 62 .0± SINGL E ST OR Y BU ILDING TOP EL : 69.9± SINGLE ST ORY BU ILD ING TOP EL : 71.0± SINGL E ST OR Y BUILDING TOP EL : 65.9± UTILITY DROP LINE TBM (CP-12) CUT 'X' EL: 41.70 47 .1 47 .3 49 .1 48 .5 48 .4 48.1 47 .7 47 .2 47 .6 48 .0 48.0 47 .6 48.1 47.9 49.0 49.5 49.2 49.6 49.6 48.6 48.5 48.9 48 .7 48.3 48 .2 48.1 48.5 48.6 48.1 48.2 47.9 48.2 48 .3 48.5 45.8 45.7 46 . 5 47 .3 47.4 47 . 4 42.2 42 .6 42.7 42.3 42 .2 41.4 41 .6 41.2 40.8 40.9 41.2 41.4 41.5 41 . 8 41.7 41.7 41 .9 41.9 27.4 4' 19.79' 26.56' 19.81' 46.49' (26.5'±) (21.5'±) (21.5'±) (26.5'±) CONCRETE 4'-11 1/2"'%%P WATE R METE R CLEANOUT 8'-9"'%%P DOO R FF:51 .70 DOOR FF : 51 .70 DOOR FF : 51 .89 DOO R FF:51 .84 DOO R FF: 48 .2± 48 .7 48 .9 48.6 48 .8 48 .4 ARMOUR AVE RIGHT-OF-WAY 9TH LANE RIGHT-OF-WAY CONCRET E DRIVE WAY CONCRET E DRIVE W AY 3068 Up garage entry utility HVAC. HVAC. HVAC. HVAC. WH WH WH WH INTO CONCRETE FILLED WITH CONCRETE 2' EMBEDMENT3'-0" HIGH AND 4" Ø STEEL TUBE 2nd. FLOOR ABOVEPROJECTION OF 2668 entry patio WH 7'-5" 3'-0" 3'-6" 6'-0" ENTRY PATIO BENCH 6'-0" HANDRAIL DECORATIVE GRAVEL PATIO W/ FURNITURE INTEGRAL COLOR CONCRETE SLIGHTLY DARKER THAN STUCCO W/ A WASH FINISH RETAINING WALL W/ STUCCO FINISH TO MATCH BUILDING, TYP.; SEE C-1 3'-4 3/4" 3'-8 1/8" 2'-10" 6" 8'-9" STEEL EDGING; TYP. HANDRAIL FFE48.2 12'-3" EX. GAS METER E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E HB UTILITY DROP LINE OVERHEAD UTILITY LINES HB UTILITY DROP LINE EX ELECTRICAL METER HB HB EXISTING OVERHEADUTILITY LINES UTILITYDROP LINE EX. CLEANOUT EX. WATERMETER G EX. GAS METER WW G WOOD UTILITY POLE E E E GG GG GG (4) NEWWATER METERS (4) NEW ELECTRICALMETERS (4) NEWGAS METERS TO CITY SEWER MAINLINE NEW CLEANOUT NEW CLEANOUT TO CITY GAS MAINLINEGAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS W W W W W W W W W TO CITY WATER MAINLINE W W W W WW W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W EX ELECTRICAL METER EX. GAS METEREX. GAS METER W W W W W W W W W W W W W W W W W W W W W W W W W W E GG PROPOSED UTILITY PLAN Scale: 1/8" = 1'-0"2 EE GASGASGASGASGAS GAS LINE SEWER LINE WATER LINE ELECTRICAL LINE UTILITY LEGEND GASGASGASGASGAS WWWWWW 3-4-25 2 3 Adressing comments from Design Review 6/6/25 7-17-25 136 13 7 (E)8:12 (E)8:12 (E)8:12 (E)8:12 (E)4:12 (E)4:1 2 (N)8:12 (N)8:1 2 CRICK E T 49 48 48 49 4 8 4 8 47 46 4 5 41 41 4 7 4 8 A R M O U R A V E N U E 9TH L A N E DIA Z 2 0 2 0 T R U S T 9' (N)S i t e P l a n SCALE 1/8" = 1'-0" 5'-9" 13'-7" 8'- 9 " 6' 21'-6" GA S (E)GAS METER GA S (E)GAS METER PANEL (E)200 AMP SERVICE 9'- 1 0 " 11'-4" 15'-6 " 20' - 1 " PROPOSED 4 UNIT APARTMENT 15' - 4 " 5' (N)DRIVEWAY 20 ' 3'-2" O.H. 5'-1" 8'-3" O.H. 5' 8' IMAGINARY LINE 7'- 2 " 6'-1" 5' 6'-6 " PROPOSED COMMON USABLE SPACE (MIN 400 SQ.FT.) PROPOSED: 455.65 SQ.FT. 85 ' - 5 " 4'- 1 0 " (N)4:12 4:12 4:12 4:12 4:12 4:12 4:12 4:12 4:12 4:12 4:12 UP 12' - 1 " 5'- 1 0 " 4' BW 42.8 + + 47.3 2%SLOPE BW 42.8 + +TW 42.8 TW 44.3 + FFE 45. 8 +47.3 ENTRY P A T I O 135 SF BENCH BENCH +OR - 42.3+ HANDRAIL / GUARDRAIL TW 44.3 + 10' - 3 " 9'-2 " 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 . 22 7 A R M O U R A V E . 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 A P A R T M E N T 06-29-25 PERMIT 138 8020 TS. 80 2 0 T S . 80 2 0 T S . 9090 F X . T E M P . 6070 T E M P . 6020 F X . T E M P . 3068 16080 60 4 0 S L . 30 6 8 SCALE 1/4" = 1'-0" F i r s t F l o o r P l a n SL. = SLIDING WINDOW CSMNT. = CASEMENT WINDOW FX. = FIXED WINDOW D.H.= DOUBLE HUNG WINDOW AW.= AWNING WINDOW S.H.= SINGLE HUNG WINDOW Up garage entry utility 7,75" MAX. 7,7 5 " M A X . 3' MIN. CONC. LANDING 15 ' - 7 " 9' - 6 " 32 ' - 1 " 4' 57 ' - 1 " 15 ' - 1 1 " 19'- 7 " 19' 40 ' - 7 " 8'-10" 5'-5" 9'- 9 " 14'-4" 3' - 7 " 3'-7" 5'- 1 " Up 35'-4" FLOOR PLANS NOTES NEW WALL -2x6 1 hr. FIRE RATED INTERIOR WALL DET. 1/- NEW WALL -2x4 (2)-76 1 6 F X . T R A N S O M HVAC. HVAC. HVAC. HVAC. WHWHWHWH 5'- 1 " IMAGINARY LINE 5' 5' 1 hr. FIRE RATED INTERIOR WALL DET. 2/A-7 38'- 7 " 10'-2"8'-6" 22 ' 18 ' - 1 " 20 GALS. EACH TRASH & RECYCLING CONTAINERS (3)FOR EACH UNIT INTO CONCRETE FILLED WITH CONCRETE 2' EMBEDMENT 3'-0" HIGH AND 4" Ø STEEL TUBE INDIVIDUAL BICYCLE LOCKER 6' 6' 2' 2nd. FLOOR ABOVE PROJECTION OF 5'- 4 " 19'-7" 26 6 8 3' A A-8 entry patio 2'x 6' LONG-TERM BICYCLE PARKING EACH DWELLING UNIT WILL BE RESPONSIBLE FRO BRINGING THEIR TRASH AND RECYCLING CONTAINERS TO THE CURBSIDE FOR REGULAR COLLECTION 6'- 3 " 8'- 9 " WH UP 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 . 22 7 A R M O U R A V E . FIRST FLOOR 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 A P A R T M E N T 06-29-25 PERMIT 139 6070 F X . T E M P . 10070 F X . T E M P . 6068 S L D . T E M P . 6050 S L . 24 6 8 50 6 8 S L D . T E M P . 60 4 0 S L . 5050 SL. 3068 30 6 8 30 6 0 F X . 40 3 0 S L . 80 7 0 F X . T E M P . 50 6 8 2668 2668 26 6 8 40 6 8 40 4 0 S L . 30 5 0 C S M N T . 2068 26 6 8 26 6 8 70 6 8 24 6 8 3068 5068 30 6 8 TE M P . 24 6 8 P K T . 2468 PKT. 30 2 0 S L . TE M P . 40 2 0 S L . Up Dn 3'-7" bedroom cl o s e t deck laundry bath bath la u n d r y cl o s e t bedroom powder hall cl o s e t bedroom bedroom closet closet po w d e r living deck SCALE 1/4" = 1'-0" S e c o n d F l o o r P l a n SL. = SLIDING WINDOW CSMNT. = CASEMENT WINDOW FX. = FIXED WINDOW D.H.= DOUBLE HUNG WINDOW AW.= AWNING WINDOW S.H.= SINGLE HUNG WINDOW FLOOR PLANS NOTES NEW WALL -2x6 1 hr. FIRE RATED EXTERIOR WALL DET. 1/- NEW WALL -2x4 1 hr. FIRE RATED INTERIOR WALL DET. 2/A-7 4:12 h= 9' ceiling h= 9' ceiling h= 9' ceiling UNIT 2 7. 7 5 " M A X . SINK W/ DISP. HOOD VENT TO WALL GAS RANGE CAB. ABV. TYPICAL REF. h= 9' ceiling 7.7 5 " M A X . living UNIT 1 h= 9' ceiling h= 9' ceiling SINK W/ DISP. CAB. ABV. TYPICAL HOOD VENT TO WALL GAS RANGE D/W REF. 7.75" MAX. 3'-8"12'-9"2'-3"2'-7"11'-11"1'-4"5'-1" 14'-11"14'-6" 15 ' - 8 " 14 ' - 3 " 8' - 7 " 9' - 4 " 13 ' - 3 " 29 ' - 1 1 " 22 ' - 8 " 18'- 1 0 " 10 ' - 4 " 9' - 9 " 2' - 3 " 5' - 8 " 13 ' - 9 " 4' 20 ' - 1 " 21 ' - 7 " 14'-6" 9' - 2 " 7' 13'-6" 3'-2"10'-1" 6'-1" 2' 5'-1" 8'- 6 " 2'-8" 2' - 1 0 " 3'-2" 2' - 1 0 " 5'-2"3'- 4 " 3'-1" 6' - 1 " 14'-4" 3'-2" 6'- 1 1 " 8'-5" 5' - 2 " 3' 2'-2" 2' - 9 " 2'-11" 5' 2'-11" 3'-5" 5'-10" 7'-8" 3'-8"11 ' - 8 " 3' - 4 " 7'-1 0 " 3'- 7 " 3' - 7 " 13 ' - 4 " 4'-4" 2'- 1 1 " 3'- 1 " 6'-4" IMAGINARY LINE CSMNT. 3050 5' 6' 42" R A I L I N G PRIVATE SPACE 118.7 SQ.FT. 4' PRIVATE SPACE: 140.2 SQ.FT. 5'-1" 26'- 5 " 42" RAILING 42 " R A I L I N G 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 . 22 7 A R M O U R A V E . SECOND FLOOR 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 A P A R T M E N T 06-29-25 PERMIT 140 6070 F X . T E M P . 10070 F X . T E M P . 24 6 8 50 6 8 S L D . T E M P . 60 4 0 S L . 5050 SL. 3068 30 6 8 30 6 0 F X . 40 3 0 S L . 80 7 0 F X . T E M P . 50 6 8 2668 2668 26 6 8 40 6 8 40 4 0 S L . 2068 26 6 8 26 6 8 70 6 8 24 6 8 3068 5068 30 6 8 TE M P . CS M N T . CSMNT. 24 6 8 P K T . 2468 PKT. 30 2 0 S L . TE M P . 3050 40 2 0 S L . 30 5 0 Dn 3'-7" bedroom cl o s e t deck laundry bath bath la u n d r y cl o s e t bedroom powder hall cl o s e t bedroom bedroom closet closet po w d e r living SCALE 1/4" = 1'-0" T h i r d F l o o r P l a n SL. = SLIDING WINDOW CSMNT. = CASEMENT WINDOW FX. = FIXED WINDOW D.H.= DOUBLE HUNG WINDOW AW.= AWNING WINDOW S.H.= SINGLE HUNG WINDOW FLOOR PLANS NOTES NEW WALL -2x6 1 hr. FIRE RATED EXTERIOR WALL DET. 1/- NEW WALL -2x4 1 hr. FIRE RATED INTERIOR WALL DET. 2/A-7 h= 9' ceiling UNIT 4 7. 7 5 " M A X . SINK W/ DISP. HOOD VENT TO WALL GAS RANGE CAB. ABV. TYPICAL REF.living UNIT 3 h= Vaulted ceiling h= 9' ceiling SINK W/ DISP. CAB. ABV. TYPICAL HOOD VENT TO WALL GAS RANGE D/W REF. 7.75" MAX. 3'-8"12'-9"2'-3"2'-7"11'-11"1'-4"5'-1" 14'-11"14'-6" 15 ' - 8 " 14 ' - 3 " 8' - 7 " 9' - 4 " 13 ' - 3 " 29 ' - 1 1 " 22 ' - 8 " 18'- 1 0 " 10 ' - 4 " 9'- 9 " 2' - 3 " 5' - 8 " 13 ' - 9 " 4' 20 ' - 1 " 21 ' - 7 " 14'-6" 9' - 2 " 7' 13'-6" 3'-2"10'-1" 6'-1" 2' 5'-1" 8' - 3 " 2'-8" 2' - 1 0 " 3'-2" 2' - 1 0 " 5'-2"3' - 4 " 3'-1" 6' - 1 " 14'-4" 3'-2" 6' - 1 1 " 8'-5" 5' - 2 " 3' 2'-2" 2' - 9 " 2'-11" 5' 2'-11" 3'-5" 5'-10" 7'-8" 3'-8" 11 ' - 8 " 3' - 4 " 7'-1 0 " 3'- 7 " 3' - 7 " 2'- 1 1 " 6'-5" IMAGINARY LINE CSMNT. 3050 h= Vaulted ceiling h= Vaulted ceiling h= Vaulted ceiling 30 6 8 NEW WALL -2x6 1 hr. FIRE RATED EXTERIOR WALL DET. 1/- NEW WALL -2x4 CAB. ABV. TYPICAL 3'- 1 " 6' 23'- 5 " 42" R A I L I N G 6068 S L D . T E M P . 6050 S L . deck 7.7 5 " M A X . CAB. ABV. TYPICAL 3'- 1 " 6' 23'- 5 " 42" R A I L I N G 42 " H . r a i l i n g 42 " H . r a i l i n g 5'-1" PRIVATE SPACE 118.7 SQ.FT. PRIVATE SPACE: 140.2 SQ.FT. 13 ' - 4 " 4'-4" 30 5 0 C S M N T . 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 . 22 7 A R M O U R A V E . THIRD FLOOR 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 A P A R T M E N T 06-29-25 PERMIT 141 (N)4:12 4:12 4:12 4:12 4:12 4:12 4:12 4:12 4:12 SCALE 1/4" = 1'-0" R o o f P l a n 11'-3" 5' 4:12 4:12 UP 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 . 22 7 A R M O U R A V E . ROOF 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 A P A R T M E N T 06-29-25 PERMIT 142 (N)N o r t h E l e v a t i o n SCALE 1/4" = 1'-0" 4 12 4 12 1" IN DEPTH WOOD WINDOW TRIM 4" IN WIDTH COLOR : WHITE METAL RAILING COLOR :BLACK 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. Weep screed minimum 2 inches to earth and 2 inches to concrete COLOR: CREAMY WHITE 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. Weep screed minimum 2 inches to earth and 2 inches to concrete COLOR: CREAMY WHITE WINDOWS: WHITE CLAD RUN:10" MIN. RISE:7.75" MAX. (N)ENTRY DOOR (E)GRADE = 42.5(E)GRADE = 41.6 F.F. F.F. F.F. TOP OF PLATE TOP OF RIDGE 10 ' 9' 8' - 1 " 9' - 1 " EXTERIOR WALL: ALL BOARD & BATTEN SIDING TO BE HARDIE BOARD SMOOTH 8" HARDBOARD "LAP" SIDING (TYP.) W/ 2X4 WOOD TRIM @DOORS, WINDOWS & CORNERS O/GRADE "D" BUILDING PAPER O/ SHEAR MATERIAL AS OCCURS COLOR: WHITE 1' - 5 " ELEV.=45.87' F.S. ELEV.=43.87' F.F. ELEV.=48.2' LOT FRONTAGE:63' GARAGE : 18'-6" =29.4% 18'-6" 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. Weep screed minimum 2 inches to earth and 2 inches to concrete COLOR: CREAMY WHITE METAL RAILING COLOR :BLACK (N)S o u t h E l e v a t i o n SCALE 1/4" = 1'-0" 1" IN DEPTH WOOD WINDOW TRIM 4" IN WIDTHCOLOR : WHITE ELEV.=48.2 F.F. 4 12 4 12 F.F. TOP OF PLATE TOP OF RIDGE F.F. F.S. 10 ' - 1 0 " 10 ' 9' 8' - 1 " ELEV.=43.87' Sheet: A-7 Scale as shown S O U T H S A N F R A N C I S C O , C A . 22 7 A R M O U R A V E . 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 A P A R T M E N T 06-29-25 PERMIT 143 (N) W e s t E l e v a t i o n SCALE 1/4" = 1'-0" 8" HARDBOARD "LAP" SIDING (TYP.) W/ 2X4 WOOD TRIM @DOORS, WINDOWS & CORNERS O/GRADE "D" BUILDING PAPER O/ SHEAR MATERIAL AS OCCURS COLOR: WHITE 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. Weep screed minimum 2 inches to earth and 2 inches to concrete COLOR: CREAMY WHITE 1" IN DEPTH WOOD WINDOW TRIM 4" IN WIDTH COLOR : WHITE (2) LAYERS OF 15# FELT UNDER ROOFING MATERIAL,MIN. CLASS "B" MIN. COMP.SHINGLES (TYP.) (N)ROOF: F.F. F.F. TOP OF PLATE TOP OF RIDGE 9' 10 ' 9' 8'- 1 " EXTERIOR WALL: ALL BOARD & BATTEN SIDING TO BE HARDIE BOARD SMOOTH 33 ' - 4 " ELEV.=45.87' F.F. F.S. ELEV.=43.87' F.F. TOP OF PLATE TOP OF RIDGE F.F. F.S. 10 ' - 1 0 " 10 ' 9' 8' - 1 " ELEV.=43.87' S e c t i o n A-A SCALE 1/4" = 1'-0" NOTE: SECTION DRAWINGS TO BE USED FOR REFERENCE ONLY - FOR ACTUAL MEMBER SIZES AND SPACING, PLEASE SEE STRUCTURAL SHEETS OVER 4" CRB (TYP) 4" CONC. SLAB W/#4 @4' O.C. E.W. OVER 2" SAND OVER 6" MIL VISQUEEN (n)garage W/ R-19 BATT INSUL. 3/4" PLYWOOD O/ 2X JOISTS @16" O.C. W/ R-19 BATT INSUL. 3/4" PLYWOOD O/ 2X JOISTS @16" O.C. attic attic 1/2" GYP. BOARD 1/2" GYP. BOARD W/ R-13 BATT INSUL. 2 X4 STUDS @16" O.C. W/ R-13 BATT INSUL. 2 X4 STUDS @16" O.C. COMP. SHINGLE ROOF OVER 1/2" CDX PLYWD. PER SW SCHED. CDX PLYWOOD NOTES: -1hr. FIRE-RESISTIVE CONSTRUCTION ON THE GARAGE SIDE FOR WALLS, CELILINGS, POSTS, AND BEAMS OF GARAGE ADJACENT TO OR SUPPORTING RESIDENTIAL USES 5/8" MIN. TYPE X GYPSUM BOARD @ GARAGE SIDE OF WALL, & STRUCTURES SUPPORTING FLOOR CEILING ASSEMBLIES USED FOR SEPARATION UNIT 1 UNIT 3 UNIT 2 UNIT 4 @WALLS PROVIDE 5/8" SR. TYPE "X" @WALLS PROVIDE 5/8" SR. TYPE "X" Sheet: A-8 Scale as shown S O U T H S A N F R A N C I S C O , C A . 22 7 A R M O U R A V E . LEFT ELEVATION 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 A P A R T M E N T 06-29-25 PERMIT 144 F.F. ELEV.=48.2 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. Weep screed minimum 2 inches to earth and 2 inches to concrete COLOR: CREAMY WHITE 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. Weep screed minimum 2 inches to earth and 2 inches to concrete COLOR: CREAMY WHITE (N) E a s t E l e v a t i o n SCALE 1/4" = 1'-0" 8" HARDBOARD "LAP" SIDING (TYP.) W/ 2X4 WOOD TRIM @DOORS, WINDOWS & CORNERS O/GRADE "D" BUILDING PAPER O/ SHEAR MATERIAL AS OCCURS COLOR: WHITE (2) LAYERS OF 15# FELT UNDER ROOFING MATERIAL,MIN. CLASS "B" MIN. COMP.SHINGLES (TYP.) (N)ROOF: 1" IN DEPTH WOOD WINDOW TRIM 4" IN WIDTH COLOR : WHITE F.S. F.F. F.F. F.F. TOP OF PLATE TOP OF RIDGE 9' 10 ' 9' 7' - 1 1 " 38 ' - 1 " AVERAGE GRADE PLANE 30 ' MA X . H . PE R F I R E C O D E 12 ' ELEV.=45.87' ELEV.=43.87' 31 ' ELEV.=42.2' Sheet: A-9 Scale as shown S O U T H S A N F R A N C I S C O , C A . 22 7 A R M O U R A V E . RIGHT ELEVATION 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 A P A R T M E N T 06-29-25 PERMIT 145 Sheet: A-10 Scale as shown S O U T H S A N F R A N C I S C O , C A . 22 7 A R M O U R A V E . 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. 6 U N I T A P A R T M E N T 11/07/23 PERMIT *227 ARMOUR AVENUE ~ SITE *227 ARMOUR AVENUE ~ SITE 840 LINDEN AVE. 248 ARMOUR AVENUE 252 ARMOUR AVENUE 235 ARMOUR AVENUE 840 LINDEN AVE. 236 ARMOUR AVENUE 146 Sheet: A-11 Scale as shown S O U T H S A N F R A N C I S C O , C A . 22 7 A R M O U R A V E . 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. 6 U N I T A P A R T M E N T 11/07/23 PERMIT 225 ARMOUR AVENUE 227 ARMOUR AVENUE 234 ARMOUR AVENUE 219 ARMOUR AVENUE 147 CITY COUNCIL 2025 EDDIE FLORES, MAYOR (DIST. 5) MARK ADDIEGO, VICE MAYOR (DIST. 1) JAMES COLEMAN, MEMBER (DIST. 4) MARK NAGALES, MEMBER (DIST. 2) FLOR NICOLAS, MEMBER (DIST. 3) SHARON RANALS, CITY MANAGER PLANNING DIVISION CITY OF SOUTH SAN FRANCISCO PHONE: (650) 877-8535 E-MAIL: [email protected] 400 GRAND AVENUE  P.O. BOX 711  SOUTH SAN FRANCISCO, CA 94083 Date: June 6, 2025 Applicant: Andrea Costanzo Site Address: 227 Armour Ave Project No.: P24-0004: DR24-0017 Design Review – Incorporate DRB Recommendations On Tuesday, May 20, 2025, the Design Review Board reviewed your plans to construct a new multi- family residential structure consisting of four dwelling units at 227 Armour Avenue in the Downtown Residential High (DRH) 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 15303, Class 3, New Construction or Conversion of Small Structures. The Design Review Board has requested that the applicant respond to the Board’s comments and provided an updated plan set addressing these concerns. Staff will circulate the revised plan set to the DRB via email. The Design Review Board provided the following recommendations: 1. The Board liked the proposed design. 2. The Board recommends integrating the roof of the existing attached residential unit with the new building to avoid potential water issues. 3. Consider removing the slope adjacent to the new building, adding a shed roof and / or incorporating a cricket to help defer the water. 4. Relocate and / or raise the height of the proposed windows along the rear and left elevations adjacent to the existing residential unit to avoid interference with the roof. 5. The Board liked the proposed common usable open space area but is concerned with how residents of the existing residential units off 9th Lane will access this area, as the site and landscaping plans lack an accessible walkway path between the areas. Consider adding flag stones or geometric pavers along one of the side yards to create a walkable pathway, but being mindful that the overall project site needs to meet minimum landscaping requirements. 6. Consider wrapping the front balconies an additional four to five feet around the left elevation to keep a continuous appearance and allow for more usability of the balconies. 7. The Board recommends reviewing the recommended species of the two required street trees (Quercus wislizeni) with the Parks Division. This species may grow too tall in the recommented area and interfere with existing overhead power lines. Crape Myrtle or Arbutus ‘Marina’ may be better suited for the location. Docusign Envelope ID: BA8D55BA-EF5D-4379-BDF4-4EAA8144126C 148150 Page 2 of 2 Subject: 227 Armour Ave 8. The Board recommends adding a third tree to the landscaping plan, within the proposed common usable open space area to help shade the area. Consider Crape Myrtle or Arbutus ‘Marina’. Please address these recommendations in your resubmittal. If you have any questions regarding this matter, please feel free to contact the Planning Division at (650) 877-8535. Sincerely, __________________________ ____________________________ Stephanie Skangos Adena Friedman Senior Planner Chief Planner Docusign Envelope ID: BA8D55BA-EF5D-4379-BDF4-4EAA8144126C 149151 CITY COUNCIL 2025 EDDIE FLORES, MAYOR (DIST. 5) MARK ADDIEGO, VICE MAYOR (DIST. 1) JAMES COLEMAN, MEMBER (DIST. 4) MARK NAGALES, MEMBER (DIST. 2) FLOR NICOLAS, MEMBER (DIST. 3) SHARON RANALS, CITY MANAGER PLANNING DIVISION CITY OF SOUTH SAN FRANCISCO PHONE: (650) 877-8535 E-MAIL: [email protected] 400 GRAND AVENUE  P.O. BOX 711  SOUTH SAN FRANCISCO, CA 94083 Date: June 6, 2025 Applicant: Andrea Costanzo Site Address: 227 Armour Ave Project No.: P24-0004: DR24-0017 Design Review – Incorporate DRB Recommendations On Tuesday, May 20, 2025, the Design Review Board reviewed your plans to construct a new multi- family residential structure consisting of four dwelling units at 227 Armour Avenue in the Downtown Residential High (DRH) 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 15303, Class 3, New Construction or Conversion of Small Structures. The Design Review Board has requested that the applicant respond to the Board’s comments and provided an updated plan set addressing these concerns. Staff will circulate the revised plan set to the DRB via email. The Design Review Board provided the following recommendations: 1. The Board liked the proposed design. 2. The Board recommends integrating the roof of the existing attached residential unit with the new building to avoid potential water issues. 3. Consider removing the slope adjacent to the new building, adding a shed roof and / or incorporating a cricket to help defer the water. 4. Relocate and / or raise the height of the proposed windows along the rear and left elevations adjacent to the existing residential unit to avoid interference with the roof. 5. The Board liked the proposed common usable open space area but is concerned with how residents of the existing residential units off 9th Lane will access this area, as the site and landscaping plans lack an accessible walkway path between the areas. Consider adding flag stones or geometric pavers along one of the side yards to create a walkable pathway, but being mindful that the overall project site needs to meet minimum landscaping requirements. 6. Consider wrapping the front balconies an additional four to five feet around the left elevation to keep a continuous appearance and allow for more usability of the balconies. 7. The Board recommends reviewing the recommended species of the two required street trees (Quercus wislizeni) with the Parks Division. This species may grow too tall in the recommented area and interfere with existing overhead power lines. Crape Myrtle or Arbutus ‘Marina’ may be better suited for the location. Docusign Envelope ID: BA8D55BA-EF5D-4379-BDF4-4EAA8144126C 148150 Page 2 of 2 Subject: 227 Armour Ave 8. The Board recommends adding a third tree to the landscaping plan, within the proposed common usable open space area to help shade the area. Consider Crape Myrtle or Arbutus ‘Marina’. Please address these recommendations in your resubmittal. If you have any questions regarding this matter, please feel free to contact the Planning Division at (650) 877-8535. Sincerely, __________________________ ____________________________ Stephanie Skangos Adena Friedman Senior Planner Chief Planner Docusign Envelope ID: BA8D55BA-EF5D-4379-BDF4-4EAA8144126C 149151