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HomeMy WebLinkAboutReso 191-2018 (18-887)City of South San Francisco P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA City Council Resolution: RES 191 -2018 File Number: 18 -887 Enactment Number: RES 191 -2018 RESOLUTION MAKING FINDINGS AND APPROVING THE ENTITLEMENTS REQUEST FOR A PROJECT TO CONSTRUCT A NEW SEVEN- TO EIGHT -STORY BUILDING WITH A TOTAL OF 195 RESIDENTIAL UNITS AT 405 CYPRESS AVENUE, 204, 208, 212/214, AND 216 MILLER AVENUE, SUBJECT TO THE ATTACHED DRAFT CONDITIONS OF APPROVAL. WHEREAS, the applicant has proposed construction of a high- density residential development, consisting of 195 residential units, 225 parking spaces, and residential amenities ( "Project ") at 405 Cypress Avenue, 204, 208, 212/214, and 216 Miller Avenue, APNs 012 - 314 -220, 012- 314 -190, 012- 314 -180, 012 - 314 -110, and 011 - 014 -100 (collectively referred to as "Project Site ") in the City; and WHEREAS, the proposed Project (P17 -0102) is located within the Downtown Station Area Specific Plan ( "DSASP ") area; and WHEREAS, in order to construct and operate the Project, the applicant seeks approval of a Conditional Use Permit (UP17- 0019), Design Review (DR17- 0067), and Development Agreement Amendment (DAA17- 0002); and WHEREAS, the City Council certified an Environmental Impact Report ( "EIR ") on January 28, 2015 (State Clearinghouse number 2013102001) in accordance with the provisions of the California Environmental Quality Act (Public Resources Code, §§ 21000, et seq., "CEQA ") and CEQA Guidelines, which analyzed the potential environmental impacts of the development of the DSASP; and WHEREAS, the City Council also adopted a Statement of Overriding Considerations ( "SOC ") on January 28, 2015 in accordance with the provisions of the California Environmental Quality Act (Public Resources Code, §§ 21000, et seq., "CEQA ") and CEQA Guidelines, which carefully considered each significant and unavoidable impact identified in the EIR and found that the significant environmental impacts are acceptable in light of the Project's economic, legal, social, technological and other benefits; and WHEREAS, the Project is exempt from CEQA pursuant to CEQA Guidelines Section 15332 as it is a qualified in -fill development project; and City of South San Francisco Page 1 File Number. 18 -887 Enactment Number. RES 191 -2018 WHEREAS, the Project is also exempt from CEQA pursuant to CEQA Guidelines Section 15183, as it is consistent with the General Plan and the DSASP and would have no environmental impacts that would be peculiar to the Project; and WHEREAS, the Project is also exempt from CEQA pursuant to Public Resources Code Section per Public Resources Code Section 21155.4 as the Project is a multi - family residential development that meets three specific criteria and has no new or more significant impacts than disclosed in the EIR, and is statutorily exempt from CEQA review; and WHEREAS, an Environmental Consistency Analysis for the Project was prepared pursuant to CEQA Guidelines Section 15183 and an Environmental Checklist was prepared pursuant to CEQA Guidelines Section 15168(c)(4) that concluded that even if the Project was not exempt from CEQA pursuant to the above - listed exemptions, in accordance with the requirements of CEQA Guidelines Section 15168, the Project is within the scope of the DSASP and would not result in any new significant environmental effects or a substantial increase in the severity of any previously identified effects beyond those disclosed and analyzed in the DSASP EIR certified by City Council nor would new mitigation be required; and WHEREAS, the Housing Standing Committee reviewed the Project on May 1, 2017 and supporting reviewing increased density in the Downtown Transit Core (DTC) Zoning District to encourage additional community public benefits; and WHEREAS, the Design Review Board reviewed the Project on December 21, 2017 and recommended approval of the Project with the incorporation of recommended design and landscape changes; and WHEREAS, the Planning Commission held a duly noticed public hearing on September 6, 2018 to consider the entitlements request for a Conditional Use Permit, Design Review, Development Agreement Amendment and take public testimony and recommended approval of the project; and WHEREAS, the City Council held a duly noticed public hearing on November 28, 2018 to consider the entitlements request for a Conditional Use Permit, Design Review, Development Agreement Amendment and take public testimony; and WHEREAS, the City Council reviewed and carefully considered the information in the Downtown Station Area Specific Plan ( DSASP) Program Environmental Impact Report (EIR) pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15168 and by separate resolution, finds that the proposed Project is exempt from CEQA under CEQA Guidelines Sections 15183 and 15332, Government Code Section 65457, and Public Resources Code Section 21155.4. City of South San Francisco Page 2 File Number: 18 -887 Enactment Number. RES 191 -2018 NOW, THEREFORE, BE IT RESOLVED that based on the entirety of the record before it, which includes without limitation, the California Environmental Quality Act, Public Resources Code §21000, et seq. ( "CEQA ") and the CEQA Guidelines, 14 California Code of Regulations §15000, et seq.; the South San Francisco General Plan and General Plan EIR; the Downtown Station Area Specific Plan Program EIR and Statement of Overriding Considerations; the South San Francisco Municipal Code; the Project applications; the Project Plans, as prepared by BDE Architects, dated August 22, 2018; the Environmental Consistency Analysis, including all appendices thereto; all site plans, and all reports, minutes, and public testimony submitted as part of the City Council's duly noticed November 28, 2018 meeting; and any other evidence (within the meaning of Public Resources Code Section 21080(e) and Section 21082.2), the City Council of the City of South San Francisco hereby finds as follows: SECTION 1 FINDINGS A. General Findings 1. The foregoing recitals are true and correct and made a part of this Resolution. 2. The Exhibits attached to this Resolution, including the Project Plan Set (Exhibit A), Draft Conditions of Approval (Exhibit B), the Downtown Development Conformance Checklist (Exhibit C), and the Transportation Demand Management Plan (Exhibit D) are each incorporated by reference and made a part of this Resolution, as if set forth fully herein. 3. The documents and other materials constituting the record for these proceedings are located at the Planning Division for the City of South San Francisco, 315 Maple Avenue, South San Francisco, CA 94080, and in the custody of the Planning Manager, Sailesh Mehra. B. Conditional Use Permit 1. The proposed Project, as modified by the entitlement request, is consistent with the standards and requirements of the City's Zoning Ordinance and with the provisions of the Downtown Transit Core (DTC) Zoning District is allowed within the Downtown Transit Core (DTC) Zoning District and complies with all other applicable provisions of this Ordinance and all other titles of the South San Francisco Municipal Code, with the exception of the requested increased density and reductions to the parking and private storage requirements. However, the requested increased density is permissible and in accordance with the DSASP incentive program set forth in Chapter 20.280 of the City's Zoning Ordinance, subject to the provision of sufficient public benefits included as part of the Project. Approval of reduction to the parking and private storage requirements is allowable through the Use Permit request (discussed later in this section). 2. The proposed Project is consistent with the General Plan and the Downtown Station Area Specific Plan by creating a high- density transit - oriented development project that provides residential units City of South San Francisco Page 3 File Number. 18 -887 Enactment Number. RES 191 -2018 proximate to downtown businesses, employment uses, and the Caltrain station. The Project emphasizes pedestrian improvements and is consistent with the City's Design Guidelines as they relate to building design, form, and articulation. 3. The proposed residential use will not be adverse to the public health, safety, or general welfare of the community nor detrimental to surrounding properties or improvements, because the proposed use is consistent with the approved uses in both the General Plan and Downtown Station Area Specific Plan. The Project proposes high- density residential development located in the City's Downtown Station Specific Plan area which is intended for this type of use and would be redeveloping vacant and underutilized parcels that are within the Downtown area. The General Plan has analyzed this type of use and concluded that such mixed uses are not adverse to the public health, safety, or welfare. As the proposed Project is consistent with other commercial and residential land uses in the Downtown Transit Core District, approval of the Project will not be detrimental to nearby properties. Further, the proposed use is well suited to the Project Site and would improve the property for surrounding users and the City. In addition, the Environmental Consistency Analysis prepared for the Project concludes that as a result of the Project no new environmental effects would result from the Project beyond those previously analyzed and addressed in the Downtown Station Area Specific Plan Program EIR. 4. The design, location, size, and operating characteristics of the proposed Project are compatible with the existing and reasonably foreseeable future land uses in the vicinity because the Project proposes multi - family residential units in the Downtown Transit Core District, which is specifically intended for high- density residential development proximate to the Caltrain station. 5. With the exception of the requested parking and private storage space reduction, discussed below, the proposed Project complies with any design or development standards applicable to the zoning district and the use in question and has been vetted and recommended for approval, with the inclusion of landscape and design modifications, by the City's Design Review Board at their meeting on December 21, 2017. 6. The Project Site is physically suitable for the type of development and density proposed, as the residential use will benefit from being located in close proximity to the South San Francisco Caltrain station, commercial and retail uses in the Downtown, employment uses East of 101, and pedestrian and bicycle amenities, and the size and development is appropriate for the location and meets the City's land use and zoning standards, as amended by the Conditional Use Permit process. Access to the Project Site via existing roadways is sufficient as the Project is within a built -out urban environment, utilities are provided on -site or proposed for minor upgrades, and no physical constraints such as topography or lack of facilities exists that would prevent suitable development. 7. Pursuant to South San Francisco Municipal Code Section 20.280.005(F) (Downtown Station Area Specific Plan Additional Development Standards, Private Storage Space), the total number of private storage spaces may be reduced up to 25 percent to address operational characteristics that are incompatible with the storage requirement; the total number of private storage spaces may be reduced up to 50 percent if the storage is located proximate to the residential unit. In an attempt to provide City of South San Francisco Page 4 File Number. 18 -887 Enactment Number. RES 191 -2018 sufficient parking, the applicant is requesting a reduction of 36 percent of private storage spaces. The private storage spaces would be assigned to residents on a demand basis, and staff has recommended a Condition of Approval requiring that if the proposed reduction in private storage requirements results in unfavorable conditions related to storage on balconies, common areas, or within approved on -site parking spaces, the applicant shall provide off -site storage options to residents, with prior approval by the Chief Planner. Thus, the Project is meeting the requirements for the reduction in private storage units by 36 percent. 8. Pursuant to South San Francisco Municipal Code Section 20.330.007 (Downtown Parking), the Planning Commission shall review any request for a reduction in the number of required parking spaces and make a determination whether there is sufficient parking within the Downtown District to accommodate the proposed use. The applicant is proposing to assign and manage parking across two adjacent phases of the Cadence development and is requesting a 27 percent parking reduction. Based on the parking requirements for multi - family residential development outlined in South San Francisco Municipal Code Section 20.330.007, Cadence Phase 1 and Phase 2 combined requires a minimum of 545 parking spaces (319 for Phase 1, and 227 for Phase 2) to accommodate 455 total units. The applicant is proposing 522 parking spaces across both project phases. However, of the 522 proposed parking spaces, 122 are compact parking spaces that do not count towards the Project's required parking. With the draft Conditions of Approval to require parking signage, unbundle up to 50 percent of parking, and manage the parking assignment for tenants, the Project will provide sufficient on -site parking. The proposed residential development use will be adequately be served by the proposed parking provided by 225 on -site parking spaces to serve the 195 units. The Project Site is within one - quarter mile of the Caltrain station, is served by several bus lines, provides adequate bicycle parking and pedestrian access to encourage alternative modes of transportation, and is walkable to Downtown and employment centers. Thus, there is sufficient parking within the Project Site and surrounding District to accommodate the proposed use. 9. The Project is statutorily and categorically exempt from CEQA pursuant to CEQA Guidelines Section 15332: Class 32 and Section 15183, and Public Resources Code Section 21155.4. In addition, the City prepared an Environmental Consistency Analysis in accordance with the requirements of CEQA Guidelines Section 15168(c), which concluded that the Project would not result in any new significant environmental effects or a substantial increase in the severity of any previously identified effects beyond those disclosed and analyzed in the Downtown Station Area Specific Plan Program EIR certified by City Council nor would any new mitigation be required. C. Design Review 1. The Project, including Design Review, is consistent with Title 20 of the South San Francisco Municipal Code because the Project has been designed as a high- density residential project which will provide a pedestrian - friendly, transit - oriented environment with sustainability elements incorporated. 2. The Project, including Design Review, is consistent with the General Plan and the Downtown City of South San Francisco Page 5 File Number. 18 -887 Enactment Number. RES 191 -2018 Station Area Specific Plan because the proposed high- density residential development is consistent with the policies and design direction provided in the South San Francisco General Plan for the Downtown Transit Core land use designation by developing new residential units within close proximity to the Caltrain Station and within the Downtown area, and by activating the streetscape on Miller and Cypress Avenues. The Project, including Design Review, is consistent with the applicable design guidelines adopted by the City Council in that the proposed Project is consistent with the Downtown Station Area Specific Plan Design Guidelines, as evaluated in the Zoning Ordinance Compliance analysis for the Project. 4. The Project is consistent with the Use Permit for the reasons stated in the section above. 5. The Project is consistent with the applicable design review criteria because the Project has been evaluated by the Design Review Board on December 19, 2017 and found to be consistent with each of the eight criteria set forth in South San Francisco Municipal Code Section 20.480.006 (Design Review Criteria). SECTION 2 DETERMINATION NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of South San Francisco hereby makes the findings contained in this Resolution and approves the entitlements request for 405 Cypress Avenue, 204, 208, 212/214, and 216 Miller Avenue, including approval of a Use Permit and Design Review (P17 -0102, UP17 -0019, and DR17- 0067), subject to the attached Conditions of Approval and the approval of a Development Agreement Amendment. BE IT FURTHER RESOLVED that the resolution shall become effective immediately upon its passage and adoption. At a meeting of the City Council on 11/28/2018, a motion was made by Richard Garbarino, seconded by Pradeep Gupta, that this Resolution be approved. The motion passed. Yes: 5 Mayor Normandy, Mayor Pro Tern Matsumoto, Councilmember Garbarino, Councilmember Gupta, and Councilmember Addiego Attest City of South San Francisco Page 6 V A C A N T M I L L E R A V E P A R K I N G L O T / C A D E N C E P H A S E 2 , S O U T H S A N F R A N C I S C O , C A L I F O R N I A 0 8 .2 2 .2 0 1 8 C A D E N C E P H A S E 2 2 1 6 M I L L E R A V E N U E P L A N N I N G A P P L I C A T I O N P L A N S E T S O U T H S A N F R A N C I S C O , C A L I F O R N I A A U G U S T 2 2 , 2 0 1 8 UNIT AND AREA SUMMARY JOB 1636 Date 6/7/18 CONSTRUCTION TYPE:TYPE III OVER TYPE I PHASE 2A +2B FLOORS:5 WOOD OVER 2/3 CONCRETE UNIT TYPE NAME DESCRIB Unit Net Rentable TYPE IA TYPE IIIA Unit Rentable Area 1ST 2ND 3RD 4TH 5TH 6TH 7TH 8TH Total by Type STUDIO S1 STUDIO 501 ---2 ---2 4 2%2,004 S2 STUDIO 395 -------1 1 1%395 S2.1 STUDIO 402 ---1 1 1 1 -4 2%1,608 S3 STUDIO 474 ---1 ----1 1%474 S4 STUDIO 626 -1 ------1 1%626 S5 JR 1 BDRM 613 --------0 0%0 A5 JR 1 BDRM 578 ---2 ----2 1%1,156 A5.1 JR 1 BDRM 651 ---1 ----1 1%651 A10 JR 1 BDRM 532 -2 2 2 -6 3%3,192 STUDIO SUB-TOTAL -626 -3685 1466 1466 1466 1397 20 10%10,106 1 BEDROOM A1 1 BDRM 693 ---3 3 3 3 3 15 8%10,395 A2 1 BDRM 627 ----1 1 1 1 4 2%2,508 A3 1 BDRM 681 ---1 ---1 2 1%1,362 A3.1 1 BDRM 690 ----1 1 1 -3 2%2,070 A4 1 BDRM 674 ---4 ---4 8 4%5,392 A4.1 1 BDRM 679 ----4 4 4 -12 6%8,148 A6 1 BDRM 727 ----2 2 2 2 8 4%5,816 A7 1 BDRM 801 ---6 6 6 6 6 30 15%24,030 A7.1 1 BDRM 694 ---1 1 1 1 1 5 3%3,470 A7.2 1 BDRM 784 ---1 1 1 1 1 5 3%3,920 A8 1 BDRM 750 ---1 ---1 2 1%1,500 A8.1 1 BDRM 764 ----1 1 1 -3 2%2,292 A9 1 BDRM 740 -4 ------4 2%2,960 1 BDRM SUB-TOTAL -2960 -12490 14614 14614 14614 14571 101 52%73,863 2 BEDROOM B1 JR 2 BDRM/ 2 BATH 1,058 -------1 1 1%1,058 B1.1 JR 2 BDRM/ 2 BATH 1,073 ---1 ----1 1%1,073 B1.2 JR 2 BDRM/ 2 BATH 1,092 ----1 1 1 -3 2%3,276 B2 JR 2 BDRM/ 2 BATH 1,108 -------1 1 1%1,108 B2.1 JR 2 BDRM/ 2 BATH 1,122 ---1 ----1 1%1,122 B2.2 JR 2 BDRM/ 2 BATH 1,139 ----1 1 1 -3 2%3,417 B3 2 BDRM/ 2 BATH 1,233 -------1 1 1%1,233 B3.1 2 BDRM/ 2 BATH 1,257 ---1 ----1 1%1,257 B3.2 2 BDRM/ 2 BATH 1,275 ----1 1 1 -3 2%3,825 B4 2 BDRM/ 2 BATH 1,081 ---1 1 1 1 1 5 3%5,405 B4.1 2 BDRM/ 2 BATH 1,075 --1 -----1 1%1,075 B5 JR 2 BDRM/ 2 BATH 932 ---1 1 1 1 1 5 3%4,660 B6 2 BDRM/ 2 BATH 1,063 ---2 ---2 4 2%4,252 B6.1 2 BDRM/ 2 BATH 1,076 ----1 1 1 -3 2%3,228 B6.2 2 BDRM/ 2 BATH 1,096 ----1 1 1 -3 2%3,288 B7 2 BDRM/ 2 BATH 1,052 ---1 ----1 1%1,052 B7.1 2 BDRM/ 2 BATH 1,134 ----1 1 1 -3 2%3,402 B8 2 BDRM/ 2 BATH 944 -------1 1 1%944 B8.1 2 BDRM/ 2 BATH 962 ---1 ----1 1%962 B8.2 2 BDRM/ 2 BATH 1,014 ----1 1 1 -3 2%3,042 B9 2 BDRM/ 2 BATH 1,043 ---1 ---1 2 1%2,086 B9.1 2 BDRM/ 2 BATH 1,062 ----1 1 1 -3 2%3,186 B10 JR 2 BDRM/ 2 BATH 800 ----1 1 1 -3 2%2,400 B11 JR 2 BDRM/ 2 BATH 878 ---2 ---2 4 2%3,512 B11.1 JR 2 BDRM/ 2 BATH 923 ----2 2 2 -6 3%5,538 B12 - TH 2 BDRM/ 2 BATH -TH 938 3 -------3 2%2,814 B13 - TH 2 BDRM/ 2 BATH -TH 1,025 1 -------1 1%1,025 B14 - TH 2 BDRM/ 2 BATH -TH 1,096 1 -------1 1%1,096 B15 2 BDRM/ 2 BATH 1,142 --1 -----1 1%1,142 2 BDRM SUB-TOTAL 4935 -2217 12404 13547 13547 13547 11281 69 35%71,478 3 BEDROOM C1 3 BDRM/ 2 BATH 1,188 ---1 ---1 2 1%2,376 C1.1 3 BDRM/ 2 BATH 1,278 ----1 1 1 -3 2%3,834 3 BDRM SUB-TOTAL ---1188 1278 1278 1278 1188 5 3%6,210 TOTAL UNITS Avg SqFt 829 4,935 3,586 2,217 29,767 30,905 30,905 30,905 28,437 195 100%161,657 Net rentable residential area is measured center of demising wall, ext face of stud of ext wall, ext face of stud of corridor wall, excl decks Rentable Residential by floor (excl decks)4,935 3,586 2,217 29,767 30,905 30,905 30,905 28,437 161,657 Gross area by floor (footprint minus net rentable, incl decks)2,221 2,979 1,105 6,166 6,841 6,841 6,841 7,094 40,088 Residential Amenities 1,015 745 0 0 0 0 0 0 1,760 Garage (incl util./storage)1,774 34,972 43,718 0 0 0 0 0 80,464 Total Gross 7,651 44,576 47,040 35,933 37,746 37,746 37,746 35,531 283,969 OFF STREET PARKING - RESIDENTIAL PHASE 2A +2B RESIDENTIAL PARKING REQUIRED BY CODE PHASE 2A+2B UNIT TYPE PKG RATIO #UNITS PKG REQ'D 2ND FLOOR 3RD FLOOR SUBTOTAL STUDIO 1 20 20 STANDARD 75 87 162 1 BDRM 1 101 101 STANDARD EV 4 5 9 2 BDRM 1.5 69 103.5 ACCESS.2 2 4 3 BDRM 1.5 5 7.5 ACCESS. VAN EV 0 1 1 GUEST 0 195 0 ACCESS. VAN 1 0 1 TOTAL 195 232 SUBTOTAL 82 95 177 TOTAL REQ. W/ 25% REDUCTION 174 TOTAL PARKING PROVIDED (STANDARD)177 COMPACT 10 10 20 PARKING RATIO PROVIDED (STANDARD)0.91 TANDEM 0 28 28 SUBTOTAL 10 38 48 TOTAL PKG PROVIDED(INCL. NON STAND.)225 PKG RATIO PROVIDED(INCL. NON STAND.)1.15 TOTAL 92 133 225 PARKING TOTAL PHASE 2A+2B + PHASE 1 RESIDENTIAL PARKING REQUIRED BY CODE PHASE 2A+2B PHASE 1 TOTAL UNIT TYPE PKG RATIO #UNITS PKG REQ'D 2ND FLOOR 3RD FLOOR SUBTOTAL PARCEL A PARCEL D SUBTOTAL STUDIO 1 62 62 STANDARD 75 87 162 96 98 194 356 1 BDRM 1 202 202 STANDARD EV 4 5 9 2 2 4 13 2 BDRM 1.5 182 273 ACCESS.2 2 4 2 0 2 6 3 BDRM 1.5 9 13.5 ACCESS. VAN EV 0 1 1 1 1 2 3 GUEST 0 455 0 ACCESS. VAN 1 0 1 3 3 6 7 TOTAL 455 551 SUBTOTAL 82 95 177 104 104 208 385 TOTAL REQ. W/ 25% REDUCTION 413 TOTAL PARKING PROVIDED (STANDARD)385 COMPACT 10 10 20 60 0 60 80 PARKING RATIO PROVIDED (STANDARD)0.85 TANDEM 0 28 28 14 15 29 57 SUBTOTAL 10 38 48 74 15 89 137 TOTAL PKG PROVIDED(INCL. NON STAND.)522 PKG RATIO PROVIDED(INCL. NON STAND.)1.15 TOTAL 92 133 225 178 119 297 522 A0.01 PROJECT INFORMATION & SHEET INDEX A0.02 SITE CONTEXT A0.03 PERSPECTIVE RENDERING A0.04 PERSPECTIVE RENDERING CIVIL C1.0B PARCEL MERGER - PHASE 2A+2B C1.1B EROSION CONTROL PLAN - PHASE 2A+2B C1.2B GRADING AND DRAINAGE PLAN - PHASE 2A+2B LANDSCAPE L1B LAYOUT PLAN - STREETSCAPE L2B LAYOUT PLAN - PODIUM PHASE L3B LAYOUT PLAN - FLOOR 8 PHASE L4B LANDSCAPE MATERIALS & IMAGERY L5B PLANTING PALETTE & IMAGERY L6B CURB BULB-OUTS & IMAGERY ARCHITECTURE A1.00 ARCHITECTURAL SITE PLAN A2.01 FLOOR 1 PLAN A2.02 FLOOR 2 PLAN A2.03 FLOOR 3 PLAN A2.04 FLOOR 4 PLAN A2.05 FLOOR 5-7 PLAN A2.06 FLOOR 8 PLAN A2.07 ROOF PLAN A3.00 ELEVATIONS A3.01 ELEVATIONS A3.02 ELEVATIONS A3.03 ELEVATIONS A3.10 RENDERING A3.11 RENDERING A3.12 RENDERING A3.20 BUILDING SECTION A3.21 BUILDING SECTION A3.22 BUILDING SECTION A3.23 BUILDING SECTION A3.30 MATERIAL BOARD A4.00 UNIT PLANS A4.01 UNIT PLANS A4.02 UNIT PLANS A4.03 UNIT PLANS A4.04 UNIT PLANS A4.05 UNIT PLANS A7.00 DETAILS A7.01 WINDOW STYLES A10.00 OPEN SPACE DIAGRAM A10.01 STORAGE DIAGRAM V A C A N T M I L L E R A V E P A R K I N G L O T / C A D E N C E P H A S E 2 , S O U T H S A N F R A N C I S C O , C A L I F O R N I A A 0 .0 108.2 2 .2 0 1 8 P R O J E C T I N F O R M A T I O N & S H E E T I N D E X VICINITY MAP SHEET INDEX PROJECT TEAM PROJECT DESCRIPTION PROJECT STATISTICS - PHASE 2A + 2B OWNER: SARES-REGIS 901 MARINERS ISLAND BLVD #700 SAN MATEO, CA 94404 P: 650.377.5805 CONTACT: KEN BUSCH ARCHITECT: BDE ARCHITECTURE 950 HOWARD STREET SAN FRANCISCO, CA 94103 P: 415.677.0966 CONTACT: JON ENNIS LANDSCAPE ARCHITECT: THE GUZZARDO PARTNERSHIP, INC. 181 GREENWICH STREET SAN FRANCISCO, CA 94111 P: 415.433.4672 CONTACT: MORGAN BURKE CIVIL ENGINEER: WILSEY HAM 3130 LA SELVA STREET, SUITE 100 SAN MATEO, CA 94403 P: 650.349.2151 CONTACT: JEFF PETERSON PROJECT SITE CALTRAIN STATION A11.00 SHADOW STUDY A11.01 SHADOW STUDY A12.0 PHASING PLAN (2A) DATA A12.1 PHASING PLAN (2A) CIVIL & LANDSCAPE A12.2 PHASING PLAN (A2) BUILDING FLR. PLANS A12.3 PHASING PLAN (2A) ELEVATIONS EXISTING SITES ARE CURRENTLY VACANT ON-GRADE ASPHALT PARKING LOT & OLDER LOW-RISE BUILDINGS. THE PROPOSAL IS FOR A FIVE STORY RESIDENTIAL BUILDING OVER 2/3 STORY GARAGE, WITH 195 FOR RENT APARTMENTS, TOWNHOMES AND AMENITY SPACES. THE BUILDING IS PROPOSED TO BE BUILT OF FIVE LEVELS OF WOOD “TYPE III” OVER 2/3 LEVELS OF CONCRETE “TYPE I” CONSTRUCTION TYPES, WITH THE TOP FLOOR BELOW 74’-11” ABOVE GRADE, BELOW THE LIMIT OF HIGH-RISE DESIGNATION. PARKING AT THE GROUND FLOOR WILL BE ENTERED FROM MILLER ST. PARKING AT THE SECOND FLOOR WILL BE ACCESSED FROM TAMARACK LN. RESIDENTS WILL HAVE ACCESS TO UNITS THROUGH TWO LOBBIES. WASTE PICK-UP IS PROPOSED TO BE LOCATED AT TAMARACK LN. THE PARKING GARAGE IS SCREENED FROM MILLER ST AND CYPRESS AVE BY DOUBLE-HEIGHT AMENITY SPACES, AND DWELLING UNITS. RESIDENTIAL OUTDOOR SPACE IS PROVIDED AT MANY INDIVIDUAL UNITS VIA BALCONIES. A FOURTH FLOOR COURTYARD PROVIDES COMMON OPEN SPACE FOR GATHERING AND RECREATION. THE PROJECT IS PROPOSED AS 2 PHASES. PHASE 2A COULD BE BUILT FIRST. PHASE 2B WOULD FOLLOW. EACH PHASE WOULD MEET OR EXCEED INDIVIDUAL REQUIREMENTS SUCH AS BIKE PARKING, STORAGE, AND VEHICLE PARKING, ETC. MAXIMUM BUILDING HEIGHT: ALLOWABLE:85' PROVIDED:84' NOTE: BUILDING HEIGHT IS MEASURED FROM AVERAGE GRADE PLANE TO AVERAGE ROOF HEIGHT. SEE A3.00b FOR BUILDING HEIGHT. OCCUPANCY GROUPS: RESIDENTIAL R-2 STORAGE (GARAGE)S-2 CONSTRUCTION TYPE: R-2 TYPE I-A / III-A, FULLY SPINKLERED S-2 TYPE I-A, FULLY SPINKLERED THE BUILDING SHALL COMPLY WITH THE 2016 CFC SECTION 510 FOR ERRC COVERAGE. PROPOSED AREA BY CONSTRUCTION TYPE: SEE A0.02 FOR BUILDING AREAS BY CONSTRUCTION TYPE FIRE-RESISTANCE RATING REQUIREMENTS: OCCUPANCY SEPARATION - R-2 TO S-2 [TABLE 508.4]: 1-HR FIRE-RESISTANCE RATING REQUIREMENTS - TYPE I-A [TABLE 601]: STRUCTURAL FRAME 3-HR RED. TO 1 1/2-HR FOR ROOF SUPPORT EXTERIOR BEARING WALLS 3-HR INTERIOR BEARING WALLS 3-HR RED. TO 1 1/2-HR FOR ROOF SUPPORT INT. NONBEARING WALLS 0-HR FLOOR CONSTRUCTION 2-HR ROOF CONSTRUCTION 1 1/2-HR FIRE-RESISTANCE RATING REQUIREMENTS - TYPE I-A / III-A [TABLE 602]: FIRE SEP. DIST. OCCUPANCIES:A / R-2 / S-2 X < 5 1 HR. 5 ≤ X < 10 1 HR. 10 ≤ X < 30 1 HR. X ≥ 30 0 HR. ACCESSIBILITY 100% OF UNITS SHALL BE ADAPTABLE, PER CBC 2016 CH 11A. ALL COMMON USE AREAS SHALL BE ACCESSIBLE PER CBC 2016 CH 11A. ALL PUBLIC AREAS SHALL BE ACCESSIBLE PER CBC 2016 CH 11B. APPLICABLE CODES 2016 SOUTH SAN FRANCISCO BUILDING CODE & BULLETINS 2016 SOUTH SAN FRANCISCO FIRE CODE & BULLETINS 2016 CALIFORNIA BUILDING CODE & AMENDMENTS (CBC) 2016 CALIFORNIA MECHANICAL CODE & AMENDMENTS (CMC) 2016 CALIFORNIA PLUMBING CODE & AMENDMENTS (CPC) 2016 CALIFORNIA ELECTRICAL CODE & AMENDMENTS (CEC) 2016 CALIFORNIA ENERGY CODE 2016 CALIFORNIA FIRE CODE & AMENDMENTS (CFC) 2016 CALIFORNIA GREEN BUILDING STANDARDS CODE 2016 CALIFORNIA BUILDING CODE CHAPTER 11A 2016 CALIFORNIA BUILDING CODE CHAPTER 11B 2016 NFPA 13 2016 NFPA 14 2016 NFPA 72 PLANNING & BUILDING CODE SUMMARY PROJECT DESCRIPTION A RESIDENTIAL BUILDING WITH PARTIALLY-ENCLOSED 2-3 STORY GARAGE, AND 5 STORIES OF RESIDENTIAL APARTMENTS ABOVE. THE ROOF OF THE PARKING GARAGE WILL BE USED AS A LANDSCAPED AMENITY SPACE. ALL BUILDINGS ARE TO BE FULLY PROTECTED WITH AN AUTOMATIC FIRE SPRINKLER SYSTEM. PROJECT LOCATION:405 CYPRESS AVE TO 216 MILLER AVE SOUTH SAN FRANCISCO, CA 94080 PERMIT APPLICATION NUMBER: ASSESSOR'S PARCEL NUMBER:012-314-220 012-314-190 012-314-180 012-314-110 012-314-100 LAND USE: EXISTING:C PROVIDED:R ZONING:DTC (Downtown Core Specific Plan) LOT DENSITY: LOT AREA:47,272 sf / 1.08 Acres ALLOWABLE:180 DU/AC or 195 Units PROVIDED:180 DU/AC or 195 Units GROSS FLOOR AREA: PROVIDED FLOOR TYPE OCCUPANCY GROSS AREA FLOOR 8 III-A R-2 35,531 sf FLOOR 7 III-A R-2 37,746 sf FLOOR 6 III-A R-2 37,746 sf FLOOR 5 III-A R-2 37,746 sf FLOOR 4 III-A R-2 35,933 sf FLOOR 3 I-A S-2, R-2 47,040 sf FLOOR 2 I-A S-2, R-2 44,576 sf FLOOR 1 I-A S-2, R-2 7,651 sf TOTAL 283,969gsf FLOOR AREA RATIO: ALLOWABLE:6 (8 with incentives) PROVIDED:6.0 NOTE: AREA MEASURED TO THE EXTERIOR FACE OF BUILDING WALLS, INCLUDING DECKS THAT ARE NOT OPEN TO THE SKY. EXCLUDES PORTIONS OF DECKS WHICH PROJECT BEYOND THE FACE OF THE BUILDING. NO DEDUCTIONS FOR SHAFTS OR STAIRWAYS. LOT COVERAGE: ALLOWABLE:100% PROVIDED: 99% NUMBER OF UNITS PROPOSED: STUDIO ( 509 sf avg): 20 (10%) DU 1 BEDROOM ( 732 sf avg):101 (52%) DU 2 BEDROOM (1036 sf avg): 69 (35%) DU 3 BEDROOM (1242 sf avg): 5 (3%) DU TOTAL:195 DU VEHICLE PARKING REQUIRED: RESIDENTIAL: STUDIO and <500 SF (6 DU @ 1/DU)= 6 1BR or 500sf - 800sf (115 DU @ 1/ DU)= 115 2BR or 801sf - 1100sf (69 DU @ 1.5 / DU)= 103 3+BR and >1100sf (5 DU @1.5 / DU)= 8 TOTAL = 232 EV CHARGING (232 @ 3%)= (7)* ACCESSIBLE (232 @ 2%)= (5)* PROJECT TOTAL REQUIRED PARKING W. 25% REDUCTION =174 PROVIDED: RESIDENTIAL: RESIDENTIAL (DEDICATED)**= 177 EV CHARGING (177 @ 3%)= (10)* ACCESSIBLE (177 @ 2%)= (5)* TOTAL RESIDENTIAL PARKING = 177*** *SPACE INCLUDED IN TOTAL COUNT **SEE A0.02 FOR PARKING BREAK DOWN AND RATIO ***PKG WILL BE PROVIDED FOR A MINIMUM OF 174 CARS PHASE 2A+2B TOTAL PARKING PROVIDED THAT MEETS SSF STANDARDS =177 TOTAL PARKING PROVIDED INCL. COMPACT AND TANDEM = 225 PHASE 1 TOTAL PARKING PROVIDED THAT MEETS SSF STANDARDS =208 TOTAL PARKING PROVIDED INCL. COMPACT AND TANDEM = 297 TOTAL PHASE 1+2A+2B TOTAL PARKING PROVIDED THAT MEETS SSF STANDARDS =410 TOTAL PARKING PROVIDED INCL. COMPACT AND TANDEM = 522 BICYCLE PARKING REQUIRED: RESIDENTIAL: SHORT-TERM SPACES [CGBSC] (10% PARKING)= 24 LONG-TERM SPACES [SSFMC] (1:4 DU)= 49 PROJECT TOTAL REQUIRED BICYCLE PARKING = 73 PROVIDED: RESIDENTIAL SHORT-TERM (SIDEWALK)= 24 RESIDENTIAL LONG-TERM (BIKE ROOM)= 70 PROPOSED E-BIKES (BIKE ROOM)= PROJECT TOTAL PROVIDED BICYCLE PARKING = 94 STORAGE REQUIRED:MIN. 200CU. FT./DU 50% REQUIREMENT REDUCTION W/PROXIMITY 195 DU X 0.5 = 98 STORAGE UNITS PROVIDED: IN UNITS*= 104 IN LOCKERS* ON RES. FLOORS = 10 IN LOCKERS* ON PARKING LEVELS = 10 TOTAL PROVIDED STORAGE UNITS = 124 * STORAGE AND LOCKERS ARE 5'X5'X8' OR MIN. OF 200 CU. FT. **SEE SHEET A10.1 OPEN SPACE REQUIRED:(100 SF / DU) = 19,500 sf PROVIDED PUBLIC:4TH FLR COURTYARD = 9,046 sf PROVIDED PUBLIC:SKY DECK = 1,611 sf PROVIDED PRIVATE:UNIT DECKS = 7,050 sf PROVIDED PRIVATE:UNIT PATIOS = 1,987 sf TOTAL = 19,694 sf *SEE SHEET A10.0 PROJECT DATA CADENCE PHASES 2A+2B 5'-1" UP DN UPDN PH 2B PH 2A LUX AVE LI N D E N A V E GRAND AVE PHASE 2BPHASE 2A PARCEL A UNDER CONSTRUCTION PARCEL D UNDER CONSTRUCTION PROPOSED CALTRAIN DO W N T O W N COMMUNITY CONNECTION GATEWAYDOWNTOWN LEGEND PEDESTRIAN CONNECTION BUILDING ENTRY COURTYARD OVER PODIUM STRUCTURE RESIDENTIAL STRUCTURE NOTE: PHASES 2A & 2B ARE PROJECTED TO BE EXTENSIONS OF PROJECTS ON PARCELS A AND D. PHASES 2A & 2B WILL BE ALLOWED TO USE AMENITIES PROPOSED ON PARCELS A AND D. V A C A N T M I L L E R A V E P A R K I N G L O T / C A D E N C E P H A S E 2 , S O U T H S A N F R A N C I S C O , C A L I F O R N I A A 0 .0 208.2 2 .2 0 1 8 SITE 1/4 MILE RADIUS DOW N T O W N 2B2A US RO U T E 10 1 CA L T R A I N BIOTECH COMPANIES C DOWNTOWN STATION AREA BOUNDARY EXISTING CALTRAIN STATIONC PROPOSED CALTRAIN STATION 2B2A SITE MAX. HEIGHT: 85 FT 2 1 4 2A 2B 1 MILLER AVE LUX AVE LI N D E N A V E CY P R E S S A V E 23 4 5 5 3 D O W N T O W N T R A N S I T C O R E S I T E C O N T E X TSITE D I A G R A M N E I G H B O R H O O D C O N T E X T V A C A N T M I L L E R A V E P A R K I N G L O T / C A D E N C E P H A S E 2 , S O U T H S A N F R A N C I S C O , C A L I F O R N I A A 0 .0 308.2 2 .2 0 1 8 P E R S P E C T I V E - M I L L E R & C Y P R E S S C O R N E R V A C A N T M I L L E R A V E P A R K I N G L O T / C A D E N C E P H A S E 2 , S O U T H S A N F R A N C I S C O , C A L I F O R N I A A 0 .0 408.2 2 .2 0 1 8 P E R S P E C T I V E - M I L L E R A V E N U E - C L O S E U P O N S T O O P U N I T S 0 10 20 40 60 0 1 2 3 PHASE 2A + 2B PARCEL MERGER EXHIBIT LEGEND ABBREVIATIONS Engineering, Surveying & Planning WILSEY HAM 3130 La Selva Street, Suite 100 San Mateo, CA 94403 650.349.2151 wilseyham.com Fi l e : H : \ 8 1 8 - S A R E S R E G I S \ 8 1 8 - 0 3 3 V M A P P h a s e 2 A & B \ E n g i n e e r i n g \ C o n s t r u c t i o n D r a w i n g s \ L o t L i n e A d j u s t m e n t . d w g P l o t t e d : 8 - 2 3 - 1 8 @ 0 9 : 1 8 : 3 9 A M B y : p b u s i n g e r C-1.0B 0 10 20 40 60 0 1 2 3 EROSION CONTROL PLAN - PHASE 2A+2B LEGEND ABBREVIATIONS Engineering, Surveying & Planning WILSEY HAM 3130 La Selva Street, Suite 100 San Mateo, CA 94403 650.349.2151 wilseyham.com Fi l e : H : \ 8 1 8 - S A R E S R E G I S \ 8 1 8 - 0 3 3 V M A P P h a s e 2 A & B \ E n g i n e e r i n g \ C o n s t r u c t i o n D r a w i n g s \ E r o s i o n C o n t r o l P l a n . d w g P l o t t e d : 8 - 2 3 - 1 8 @ 0 9 : 2 0 : 1 5 A M B y : p b u s i n g e r C-1.1B 0 10 20 40 60 0 1 2 3 ABBREVIATIONS GRADING & DRAINAGE PLAN - PHASE 2A+2B LEGEND Engineering, Surveying & Planning WILSEY HAM 3130 La Selva Street, Suite 100 San Mateo, CA 94403 650.349.2151 wilseyham.com Fi l e : H : \ 8 1 8 - S A R E S R E G I S \ 8 1 8 - 0 3 3 V M A P P h a s e 2 A & B \ E n g i n e e r i n g \ C o n s t r u c t i o n D r a w i n g s \ G r a d i n g a n d D r a i n a g e P l a n - P h a s e 2 B . d w g P l o t t e d : 8 - 2 3 - 1 8 @ 0 9 : 2 1 : 3 9 A M B y : p b u s i n g e r C-1.2B T 10 ' 1' - 1 0 " MILLER AVENUE CY P R E S S A V E N U E TAMARACK LANE 10 ' - 0 " 10 ' - 0 " UPDN 23' 23' 23' 24' 24' 24' 24' 25' 24' 4CADD-07,08,09,10 4CADD-07,08,09,10 4CADD-07,08,09,10 4CADD-07,08,09,10 4CADD-07,08,09,10 4CADD-07,08,09,10 4CADD-07,08,09,10 4CADD-07,08,09,10 4CADD-07,08,09,10 4CADD-07,08,09,10 4C A D D - 0 7 ,0 8 ,0 9 ,1 0 4C A D D - 0 7 ,0 8 ,0 9 ,1 0 UP 23.35' 23.50' 23.66' 23.80' WDW/DWDW/D 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 9'-0" X 18'-0" 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 9'-0" X 18'-0" VAN ACCESS 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" EV 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" EV 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 18'-0" STANDARD 1 24 ' - 0 " TY P . 18 .5 % 9.2 5 % 6% UP DN UP DN 20'-0" 14 0 ' - 0 " 174'-1 1/4" 3CY PAPER RECYCLE 3CY PAPER RECYCLE 96 GAL RECYCLE 96 GAL COMPOST 3CY WASTE BINS 3CY WASTE BINS 3CY WASTE BINS 3CY WASTE BINS 96 GAL COMPOST 96 GAL RECYCLE 96 GAL RECYCLE OC AC 30"∅ CHUTE30"∅ CHUTE OC MCP 4C A D D - 0 7 ,0 8 ,0 9 ,1 0 4C A D D - 0 7 ,0 8 ,0 9 ,1 0 4C A D D - 0 7 ,0 8 ,0 9 ,1 0 4C A D D - 0 7 ,0 8 ,0 9 ,1 0 4CADD-07,08,09,10 4CADD-07,08,09,10 4C A D D - 0 7 ,0 8 ,0 9 ,1 0 4C A D D - 0 7 ,0 8 ,0 9 ,1 0 4C A D D - 0 7 ,0 8 ,0 9 ,1 0 4C A D D - 0 7 ,0 8 ,0 9 ,1 0 24 ' - 0 " TY P . UP DN 32'31'30'29'24'25'26'27'28' 31'30'29'23'24'25'26'27'28' 6 6 1 2 17 3 4 4 2 8 11 9 4 4 4 4 4 5 6 10 23 6 5 13 12 12 12 13 3 V A C A N T M I L L E R A V E P A R K I N G L O T / C A D E N C E P H A S E 2 , S O U T H S A N F R A N C I S C O , C A L I F O R N I A A 1 .0 008.2 2 .2 0 1 8 1/16"=1'-0" S I T E P L A N SECURED PARKING GARAGE ACCESS RAMPS TRANSFORMER ROOM ELECTRICAL ROOM RESIDENTIAL UNIT LOBBY ACCESS EXIT/ EXIT STAIRS TRASH PICK UP STORMWATER TREATMENT VAULT/MANHOLE SIDEWALK PROPERTY LINE ADJACENT PROPERTY FIRE HYDRANT FDC SHEET NOTES NOTE: NOT ALL NOTES ARE USED ON EVERY SHEET. 1 2 3 4 5 6 7 8 9 10 11 12 13 0 32168 TRUE NORTH PROJECT NORTH T 10 ' 1' - 1 0 " MILLER AVENUE CY P R E S S A V E N U E TAMARACK LANE 10 ' - 0 " 10 ' - 0 " 32'31'30'29'24'25'26'27'28' 31'30'29'23'24'25'26'27'28' VAULT -- STORMWATER 1 19 19 B1 4 58 3 s q f t UPDN B1 2 50 4 s q f t B1 2 50 4 s q f t B1 2 50 4 s q f t B1 3 54 8 s q f t LOBBY -- 23' 23' 23' 24' 24' 24' 24' 25' 24' ROOM #3 -- TRANSFORMER ROOM #3 -- ELEC. GYM -- LOUNGE -- WIFI 6 6 6 6 6 7 7 15 OFFICE -- BLDG MNG. 4 18 MAINT. -- MAIL -- UP 23.35' 23.50' 23.66' 23.80' STORAGE --34 BIKE V A C A N T M I L L E R A V E P A R K I N G L O T / C A D E N C E P H A S E 2 , S O U T H S A N F R A N C I S C O , C A L I F O R N I A A 2 .0 108.2 2 .2 0 1 8 3/32"=1'-0" F L O O R 1 P L A N PROPERTY LINE SIDEWALK FIRE HYDRANT FDC STORMWATER TREATMENT MANHOLE TOWNHOME STOOP EXIT/EXIT STAIR GARAGE RAMP GARAGE COILING DOOR STANDARD PARKING SPACE COMPACT PARKING SPACE TANDEM PARKING SPACE ADA PARKING SPACE SHEET NOTES NOTE: NOT ALL NOTES ARE USED ON EVERY SHEET. 1 2 3 4 5 6 7 8 9 10 ELECTRICAL VEHICLE SPACE + CHARGING STATION BIKE STORAGE RACK 5'X5'X8' RESIDENTIAL STORAGE UNIT TRASH CHUTE STAIR ELEVATOR W/ SMOKE GUARD GARAGE MECHANICAL VENT. SHAFT PARAPET TPO OR BUR ROOF ELEVATOR PENTHOUSE SUNSHADE BAY ROOF CONDENSOR 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 SOLAR READY AREA, 15% MIN. DOOR ON HOLD OPEN HDG SECURITY GARAGE GRILLE LOUVER BIKE CHARGING STATION 29 30 31 0 248416 TRUE NORTH PROJECT NORTH T 10 ' 1' - 1 0 " MILLER AVENUE CY P R E S S A V E N U E TAMARACK LANE 10 ' - 0 " 10 ' - 0 " A9 739 sq ft A9 739 sq ft 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 9'-0" X 18'-0" 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 9'-0" X 18'-0" VAN ACCESS 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" EV 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" EV 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 18'-0" STANDARD 1 24 ' - 0 " TY P . ROOM #1 -- TRANSFORMER TERMINATION -- TRASH 18 .5 % 9.2 5 % LOBBY -- 6% UP DN ELEC. #1 -- MAIL -- ROOM #2 -- TRANSFORMER UP DN 7 10 13 5 8 8 9 9 18 19 1 4 19 ELEC. #2 -- FIRE PUMP -- BACKFLOWS -- 14 0 ' - 0 " 174'-1 1/4" 3CY PAPER RECYCLE 3CY PAPER RECYCLE 96 GAL RECYCLE 96 GAL COMPOST 3CY WASTE BINS 3CY WASTE BINS 3CY WASTE BINS 3CY WASTE BINS 96 GAL COMPOST 96 GAL RECYCLE 96 GAL RECYCLE OC AC 30"∅ CHUTE30"∅ CHUTE OC MCP 24 ' - 0 " TY P . UP DN 32'31'30'29'24'25'26'27'28' 31'30'29'23'24'25'26'27'28' 29 14 11 7 B1 2 - U P P E R 43 5 s q f t B1 4 - U P P E R 51 2 s q f t A9 739 sq ft 33' 8'-6" X 18'-0" STANDARD 1 8'-6" X 15'-1" COMPACT 1 8'-6" X 18'-0" EV 1 8'-6" X 18'-0" STANDARD 1 9'-0" X 18'-0" 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" EV 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 UPDN 33' 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 A9 739 sq ft S4 627 sq ft 19 18 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 B1 2 - U P P E R 43 5 s q f t B1 2 - U P P E R 43 5 s q f t B1 3 - U P P E R 47 7 s q f t 170'-9 5/8" ROOM -- COMMUNITY 24 ' - 0 " 21 ' - 0 " 30"∅ CHUTEPAPER RECYCLE 30"∅ CHUTE304 S.S. WASTE ACOC MCP TERMINATION -- TRASH 29 UTILITY -- V A C A N T M I L L E R A V E P A R K I N G L O T / C A D E N C E P H A S E 2 , S O U T H S A N F R A N C I S C O , C A L I F O R N I A A 2 .0 208.2 2 .2 0 1 8 3/32"=1'-0" F L O O R 2 P L A N PROPERTY LINE SIDEWALK FIRE HYDRANT FDC STORMWATER TREATMENT MANHOLE TOWNHOME STOOP EXIT/EXIT STAIR GARAGE RAMP GARAGE COILING DOOR STANDARD PARKING SPACE COMPACT PARKING SPACE TANDEM PARKING SPACE ADA PARKING SPACE SHEET NOTES NOTE: NOT ALL NOTES ARE USED ON EVERY SHEET. 1 2 3 4 5 6 7 8 9 10 ELECTRICAL VEHICLE SPACE + CHARGING STATION BIKE STORAGE RACK 5'X5'X8' RESIDENTIAL STORAGE UNIT TRASH CHUTE STAIR ELEVATOR W/ SMOKE GUARD GARAGE MECHANICAL VENT. SHAFT PARAPET TPO OR BUR ROOF ELEVATOR PENTHOUSE SUNSHADE BAY ROOF CONDENSOR 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 SOLAR READY AREA, 15% MIN. DOOR ON HOLD OPEN HDG SECURITY GARAGE GRILLE LOUVER BIKE CHARGING STATION 29 30 31 PROPERTY LINE SIDEWALK FIRE HYDRANT FDC STORMWATER TREATMENT MANHOLE TOWNHOME STOOP EXIT/EXIT STAIR GARAGE RAMP GARAGE COILING DOOR STANDARD PARKING SPACE COMPACT PARKING SPACE TANDEM PARKING SPACE ADA PARKING SPACE SHEET NOTES NOTE: NOT ALL NOTES ARE USED ON EVERY SHEET. 1 2 3 4 5 6 7 8 9 10 ELECTRICAL VEHICLE SPACE + CHARGING STATION BIKE STORAGE RACK 5'X5'X8' RESIDENTIAL STORAGE UNIT TRASH CHUTE STAIR ELEVATOR W/ SMOKE GUARD GARAGE MECHANICAL VENT. SHAFT PARAPET TPO OR BUR ROOF ELEVATOR PENTHOUSE SUNSHADE BAY ROOF CONDENSOR 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 SOLAR READY AREA, 15% MIN. DOOR ON HOLD OPEN HDG SECURITY GARAGE GRILLE LOUVER BIKE CHARGING STATION 29 30 31 0 248416 TRUE NORTH PROJECT NORTH MILLER AVENUE CY P R E S S A V E N U E TAMARACK LANE 10 ' - 0 " 10 ' - 0 " UP DN 8'-6" X 18'-0" EV 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 9'-0" X 18'-0" 1 9'-0" X 18'-0" EV 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" EV 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 24 ' - 0 " TY P . 18 .5 % 9.2 5 % UP DN 11 17 12 1 8 BLDG MNG -- MAINTENANCE/ 18 19 18 19 ROOM -- MECH. VENT. DN 24 ' - 0 " TY P . 29 15 15 30 14 31 44' 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" EV 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8' - 6 " X 1 6 ' - 0 " CO M P A C T 1 8' - 6 " X 1 6 ' - 0 " CO M P A C T 1 8' - 6 " X 1 6 ' - 0 " CO M P A C T 1 8' - 6 " X 1 6 ' - 0 " CO M P A C T 1 8' - 6 " X 1 6 ' - 0 " CO M P A C T 1 9'-0" X 18'-0" 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8' - 6 " X 1 8 ' - 0 " ST A N D A R D 1 8' - 6 " X 1 8 ' - 0 " ST A N D A R D 1 8' - 6 " X 1 8 ' - 0 " ST A N D A R D 1 8' - 6 " X 1 8 ' - 0 " ST A N D A R D 1 8' - 6 " X 1 8 ' - 0 " ST A N D A R D 1 8' - 6 " X 1 8 ' - 0 " ST A N D A R D 1 8' - 6 " X 1 8 ' - 0 " ST A N D A R D 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 UPDN ROOM -- MECH. VENT. 8'-6" X 18'-0" EV 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" EV 1 8'-6" X 18'-0" STANDARD 1 17 19 18 RES. STORAGE --10 B4.1 1075 sq ft B15 1142 sq ft 24'-0" 18 29 30 30 V A C A N T M I L L E R A V E P A R K I N G L O T / C A D E N C E P H A S E 2 , S O U T H S A N F R A N C I S C O , C A L I F O R N I A A 2 .0 308.2 2 .2 0 1 8 3/32"=1'-0" F L O O R 3 P L A N PROPERTY LINE SIDEWALK FIRE HYDRANT FDC STORMWATER TREATMENT MANHOLE TOWNHOME STOOP EXIT/EXIT STAIR GARAGE RAMP GARAGE COILING DOOR STANDARD PARKING SPACE COMPACT PARKING SPACE TANDEM PARKING SPACE ADA PARKING SPACE SHEET NOTES NOTE: NOT ALL NOTES ARE USED ON EVERY SHEET. 1 2 3 4 5 6 7 8 9 10 ELECTRICAL VEHICLE SPACE + CHARGING STATION BIKE STORAGE RACK 5'X5'X8' RESIDENTIAL STORAGE UNIT TRASH CHUTE STAIR ELEVATOR W/ SMOKE GUARD GARAGE MECHANICAL VENT. SHAFT PARAPET TPO OR BUR ROOF ELEVATOR PENTHOUSE SUNSHADE BAY ROOF CONDENSOR 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 SOLAR READY AREA, 15% MIN. DOOR ON HOLD OPEN HDG SECURITY GARAGE GRILLE LOUVER BIKE CHARGING STATION 29 30 31 0 248416 TRUE NORTH PROJECT NORTH MILLER AVENUE CY P R E S S A V E N U E TAMARACK LANE 10 ' - 0 " 10 ' - 0 " A1-P 692 sq ft A8 751 sq ft A5 57 9 s q f t A7-P 801 sq ft A7 - P 80 1 s q f t C1 1188 sq ft B7 10 5 2 s q f t B9 10 4 4 s q f t COURTYARD -- A7 - P 80 1 s q f t A7 - P 80 1 s q f t B11 878 sq ft B11 878 sq ft 18 19 17 1 5'-1" 18 19 COURTYARD PATIOS -- PRIVATE A7.1-P 709 sq ft UP DN UP DN A5 .1 65 1 s q f t A5 57 9 s q f t S1 501 sq ft A3-P 681 sq ft A4-P 674 sq ft A4-P 674 sq ft A7.2-P 785 sq ft 20 ELEC. ROOM -- 28 A7 - P 80 1 s q f t A7-P 801 sq ft A1-P 692 sq ft S1 501 sq ft UPDN B5 932 sq ft COURTYARD -- S3 47 4 s q f t 17 20 19 18 B4 10 8 1 s q f t B8.1 968 sq ft S2.1 402 sq ft B1 .1 10 7 4 s q f t B2 .1 11 2 2 s q f t A1-P 692 sq ft A4-P 674 sq ft A4-P 674 sq ft B3.1 1257 sq ftB6-P 1064 sq ft B6-P 1064 sq ft V A C A N T M I L L E R A V E P A R K I N G L O T / C A D E N C E P H A S E 2 , S O U T H S A N F R A N C I S C O , C A L I F O R N I A A 2 .0 408.2 2 .2 0 1 8 3/32"=1'-0" F L O O R 4 P L A N PROPERTY LINE SIDEWALK FIRE HYDRANT FDC STORMWATER TREATMENT MANHOLE TOWNHOME STOOP EXIT/EXIT STAIR GARAGE RAMP GARAGE COILING DOOR STANDARD PARKING SPACE COMPACT PARKING SPACE TANDEM PARKING SPACE ADA PARKING SPACE SHEET NOTES NOTE: NOT ALL NOTES ARE USED ON EVERY SHEET. 1 2 3 4 5 6 7 8 9 10 ELECTRICAL VEHICLE SPACE + CHARGING STATION BIKE STORAGE RACK 5'X5'X8' RESIDENTIAL STORAGE UNIT TRASH CHUTE STAIR ELEVATOR W/ SMOKE GUARD GARAGE MECHANICAL VENT. SHAFT PARAPET TPO OR BUR ROOF ELEVATOR PENTHOUSE SUNSHADE BAY ROOF CONDENSOR 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 SOLAR READY AREA, 15% MIN. DOOR ON HOLD OPEN HDG SECURITY GARAGE GRILLE LOUVER BIKE CHARGING STATION 29 30 31 0 248416 TRUE NORTH PROJECT NORTH MILLER AVENUE CY P R E S S A V E N U E TAMARACK LANE 10 ' - 0 " 10 ' - 0 " A7.1 694 sq ft A7 802 sq ft A7 80 2 s q f t A6 72 7 s q f t A6 72 7 s q f t A7 80 2 s q f t A7 80 2 s q f t B1 0 80 0 s q f t 18 19 17 1 5'-1" 18 19 A10 532 sq ft C1.1 1278 sq ft B7 .1 11 3 4 s q f t B9 .1 10 6 3 s q f t A4.1 680 sq ft A4.1a 680 sq ft B11.1 923 sq ft B11.1 923 sq ft A8.1 764 sq ft A3.1 690 sq ft A7.2 785 sq ft A1.1 689 sq ft 20 ELEC. ROOM -- 28 UP DN B8.2 1014 sq ft S2.1 402 sq ft UPDN A1 690 sq ft A1 690 sq ft B5 932 sq ft A2 62 7 s q f t B4 10 8 1 s q f t 17 20 19 18 B1 .2 10 9 1 s q f t B2 .2 11 4 0 s q f t B3.2 1275 sq ft A4.1 680 sq ft A10 532 sq ft A4.1 680 sq ft B6.1 1076 sq ft B6.2 1096 sq ft A7 80 2 s q f t A7 802 sq ft V A C A N T M I L L E R A V E P A R K I N G L O T / C A D E N C E P H A S E 2 , S O U T H S A N F R A N C I S C O , C A L I F O R N I A A 2 .0 508.2 2 .2 0 1 8 3/32"=1'-0" F L O O R 5 -7 P L A N PROPERTY LINE SIDEWALK FIRE HYDRANT FDC STORMWATER TREATMENT MANHOLE TOWNHOME STOOP EXIT/EXIT STAIR GARAGE RAMP GARAGE COILING DOOR STANDARD PARKING SPACE COMPACT PARKING SPACE TANDEM PARKING SPACE ADA PARKING SPACE SHEET NOTES NOTE: NOT ALL NOTES ARE USED ON EVERY SHEET. 1 2 3 4 5 6 7 8 9 10 ELECTRICAL VEHICLE SPACE + CHARGING STATION BIKE STORAGE RACK 5'X5'X8' RESIDENTIAL STORAGE UNIT TRASH CHUTE STAIR ELEVATOR W/ SMOKE GUARD GARAGE MECHANICAL VENT. SHAFT PARAPET TPO OR BUR ROOF ELEVATOR PENTHOUSE SUNSHADE BAY ROOF CONDENSOR 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 SOLAR READY AREA, 15% MIN. DOOR ON HOLD OPEN HDG SECURITY GARAGE GRILLE LOUVER BIKE CHARGING STATION 29 30 31 0 248416 TRUE NORTH PROJECT NORTH MILLER AVENUE CY P R E S S A V E N U E TAMARACK LANE 10 ' - 0 " 10 ' - 0 " A6 72 7 s q f t A3 681 sq ft B9 10 4 4 s q f t A6 72 7 s q f t A4 674 sq ft A4 674 sq ft B11 878 sq ft B11 878 sq ft 18 19 17 1 5'-1" 19 A8 751 sq ft S1 501 sq ft A7.2 785 sq ft A7.1 694 sq ft A7 802 sq ft A7 80 2 s q f t A7 80 2 s q f t A7 80 2 s q f t C1 1188 sq ft A1.1 689 sq ft 20 ELEC. ROOM -- 28 S5 614 sq ft ROOF DECK -- DN 18 UP DN UPDN B3 1233 sq ft B1 10 5 9 s q f t A1 690 sq ft A7 80 2 s q f t A7 802 sq ft A1 690 sq ft B5 932 sq ft B2 11 0 8 s q f t A2 62 7 s q f t B4 10 8 1 s q f t S2 395 sq ft B8 944 sq ft S1 501 sq ft A4 674 sq ft B6 1064 sq ft B6 1064 sq ft 17 20 19 18 A4a 674 sq ft DN V A C A N T M I L L E R A V E P A R K I N G L O T / C A D E N C E P H A S E 2 , S O U T H S A N F R A N C I S C O , C A L I F O R N I A A 2 .0 608.2 2 .2 0 1 8 3/32"=1'-0" F L O O R 8 P L A N PROPERTY LINE SIDEWALK FIRE HYDRANT FDC STORMWATER TREATMENT MANHOLE TOWNHOME STOOP EXIT/EXIT STAIR GARAGE RAMP GARAGE COILING DOOR STANDARD PARKING SPACE COMPACT PARKING SPACE TANDEM PARKING SPACE ADA PARKING SPACE SHEET NOTES NOTE: NOT ALL NOTES ARE USED ON EVERY SHEET. 1 2 3 4 5 6 7 8 9 10 ELECTRICAL VEHICLE SPACE + CHARGING STATION BIKE STORAGE RACK 5'X5'X8' RESIDENTIAL STORAGE UNIT TRASH CHUTE STAIR ELEVATOR W/ SMOKE GUARD GARAGE MECHANICAL VENT. SHAFT PARAPET TPO OR BUR ROOF ELEVATOR PENTHOUSE SUNSHADE BAY ROOF CONDENSOR 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 SOLAR READY AREA, 15% MIN. DOOR ON HOLD OPEN HDG SECURITY GARAGE GRILLE LOUVER BIKE CHARGING STATION 29 30 31 0 248416 TRUE NORTH PROJECT NORTH MILLER AVENUE CY P R E S S A V E N U E TAMARACK LANE 10 ' - 0 " 10 ' - 0 " 17 BOILER ROOM -- SOLAR READY 600 SF SOLAR READY 600 SF SOLAR READY 600 SF SOLAR READY 600 SF SOLAR READY 320 SF SOLAR READY 280 SF 27 26 1 22 21 18 UP DN 23 23 20 17 20 22 SOLAR READY 640 SF SOLAR READY 640 SF SOLAR READY 640 SF SOLAR READY 640 SF 23 V A C A N T M I L L E R A V E P A R K I N G L O T / C A D E N C E P H A S E 2 , S O U T H S A N F R A N C I S C O , C A L I F O R N I A A 2 .0 708.2 2 .2 0 1 8 3/32"=1'-0" R O O F P L A N PROPERTY LINE SIDEWALK FIRE HYDRANT FDC STORMWATER TREATMENT MANHOLE TOWNHOME STOOP EXIT/EXIT STAIR GARAGE RAMP GARAGE COILING DOOR STANDARD PARKING SPACE COMPACT PARKING SPACE TANDEM PARKING SPACE ADA PARKING SPACE SHEET NOTES NOTE: NOT ALL NOTES ARE USED ON EVERY SHEET. 1 2 3 4 5 6 7 8 9 10 ELECTRICAL VEHICLE SPACE + CHARGING STATION BIKE STORAGE RACK 5'X5'X8' RESIDENTIAL STORAGE UNIT TRASH CHUTE STAIR ELEVATOR W/ SMOKE GUARD GARAGE MECHANICAL VENT. SHAFT PARAPET TPO OR BUR ROOF ELEVATOR PENTHOUSE SUNSHADE BAY ROOF CONDENSOR 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 SOLAR READY AREA, 15% MIN. DOOR ON HOLD OPEN HDG SECURITY GARAGE GRILLE LOUVER BIKE CHARGING STATION 29 30 31 0 248416 TRUE NORTH PROJECT NORTH P.L.P.L. 33'-0" T.O. SUBFLOOR FLOOR 4 10'-0" (33') T.O.SLAB FLOOR 2 0'-0" (23') T.O.SLAB FLOOR 1 10 ' - 0 " 12 ' - 0 " 21'-0" (44') T.O.SLAB FLOOR 3 43'-0" T.O. SUBFLOOR FLOOR 5 53'-0" T.O. SUBFLOOR FLOOR 6 63'-0" T.O. SUBFLOOR FLOOR 7 73'-0" T.O. SUBFLOOR FLOOR 8 82'-0" T.O. PLATE 10 ' - 0 " 9' - 0 " 10 ' - 0 " 10 ' - 0 " 10 ' - 0 " 11 ' - 0 " 82 ' - 0 " P.L.P.L. 84'0" BLDG. HEIGHT 27' AVG DATUM V A C A N T M I L L E R A V E P A R K I N G L O T / C A D E N C E P H A S E 2 , S O U T H S A N F R A N C I S C O , C A L I F O R N I A A 3 .0 008.2 2 .2 0 1 8 M I L L E R A V E N U E - S O U T H E L E V A T I O N ADJACENT BUILDING OUTLINE PAINTED PLASTER COLOR PATTERN CONC. FINISH, SACK & PATCH PLASTER, PTD, WITH REVEALS OR FIBER CEMENT RAINSCREEN PANELS, PTG STEEL CANOPY, HOT-DIP GALVANIZED STEEL FRAMES, PTD PLASTER, PTD HDG STEEL FRAME RAILINGS, PTD NOT USED GARAGE GRILLES, HDG STEEL, PTD STOREFRONT SYSTEM FIBER CEMENT SIDING, PTD METAL COPING OVER ALL PARAPET & WALL PROJECTIONS, PTD TO MATCH ADJACENT WALL VINYL WINDOWS FRAMED SUNSHADES WITH PLASTER FINISH GARAGE COILING OVERHEAD DOOR LIGHT FIXTURE THIN BRICK STAIR PENTHOUSE LOUVERS SHEET NOTES NOTE: NOT ALL NOTES ARE USED ON EVERY SHEET. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 TRANSFORMER ENTRY STAIR EXIT/EXIT TRASH PICK UP LOBBY ENTRY TOWNHOME STOOP PLANTER 20 21 22 23 24 19 25 5'-1" UP DN UPDN 1412 5 1 A7.00 15 16 16 11 13 10 7 13 13 4 20 23 20 11 23 19 19 10 13 11 11 11 5 5 17 17 25 25 25 25 25 6 6 V A C A N T M I L L E R A V E P A R K I N G L O T / C A D E N C E P H A S E 2 , S O U T H S A N F R A N C I S C O , C A L I F O R N I A A 3 .0 108.2 2 .2 0 1 8 C Y P R E S S A V E N U E - E A S T E L E V A T I O N P.L.P.L. 33'-0" T.O. SUBFLOOR FLOOR 4 10'-0" (33') T.O.SLAB FLOOR 2 0'-0" (23') T.O.SLAB FLOOR 1 10 ' - 0 " 12 ' - 0 " 21'-0" (44') T.O.SLAB FLOOR 3 43'-0" T.O. SUBFLOOR FLOOR 5 53'-0" T.O. SUBFLOOR FLOOR 6 63'-0" T.O. SUBFLOOR FLOOR 7 73'-0" T.O. SUBFLOOR FLOOR 8 82'-0" T.O. PLATE 10 ' - 0 " 9' - 0 " 10 ' - 0 " 10 ' - 0 " 10 ' - 0 " 11 ' - 0 " 82 ' - 0 " ADJACENT BUILDING OUTLINE PAINTED PLASTER COLOR PATTERN CONC. FINISH, SACK & PATCH PLASTER, PTD, WITH REVEALS OR FIBER CEMENT RAINSCREEN PANELS, PTG STEEL CANOPY, HOT-DIP GALVANIZED STEEL FRAMES, PTD PLASTER, PTD HDG STEEL FRAME RAILINGS, PTD NOT USED GARAGE GRILLES, HDG STEEL, PTD STOREFRONT SYSTEM FIBER CEMENT SIDING, PTD METAL COPING OVER ALL PARAPET & WALL PROJECTIONS, PTD TO MATCH ADJACENT WALL VINYL WINDOWS FRAMED SUNSHADES WITH PLASTER FINISH GARAGE COILING OVERHEAD DOOR LIGHT FIXTURE THIN BRICK STAIR PENTHOUSE LOUVERS SHEET NOTES NOTE: NOT ALL NOTES ARE USED ON EVERY SHEET. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 TRANSFORMER ENTRY STAIR EXIT/EXIT TRASH PICK UP LOBBY ENTRY TOWNHOME STOOP PLANTER 20 21 22 23 24 19 25 5'-1" UP DN UPDN 12 7 13 4 14 16 10 17 11 21 24 19 13 11 4 5 5 6 V A C A N T M I L L E R A V E P A R K I N G L O T / C A D E N C E P H A S E 2 , S O U T H S A N F R A N C I S C O , C A L I F O R N I A A 3 .0 208.2 2 .2 0 1 8 T A M A R A C K L A N E - N O R T H E L E V A T I O N P.L.P.L. 33'-0" T.O. SUBFLOOR FLOOR 4 10'-0" (33') T.O.SLAB FLOOR 2 0'-0" (23') T.O.SLAB FLOOR 1 10 ' - 0 " 12 ' - 0 " 21'-0" (44') T.O.SLAB FLOOR 3 43'-0" T.O. SUBFLOOR FLOOR 5 53'-0" T.O. SUBFLOOR FLOOR 6 63'-0" T.O. SUBFLOOR FLOOR 7 73'-0" T.O. SUBFLOOR FLOOR 8 82'-0" T.O. PLATE 10 ' - 0 " 9' - 0 " 10 ' - 0 " 10 ' - 0 " 10 ' - 0 " 11 ' - 0 " 82 ' - 0 " P.L.P.L. ADJACENT BUILDING OUTLINE PAINTED PLASTER COLOR PATTERN CONC. FINISH, SACK & PATCH PLASTER, PTD, WITH REVEALS OR FIBER CEMENT RAINSCREEN PANELS, PTG STEEL CANOPY, HOT-DIP GALVANIZED STEEL FRAMES, PTD PLASTER, PTD HDG STEEL FRAME RAILINGS, PTD NOT USED GARAGE GRILLES, HDG STEEL, PTD STOREFRONT SYSTEM FIBER CEMENT SIDING, PTD METAL COPING OVER ALL PARAPET & WALL PROJECTIONS, PTD TO MATCH ADJACENT WALL VINYL WINDOWS FRAMED SUNSHADES WITH PLASTER FINISH GARAGE COILING OVERHEAD DOOR LIGHT FIXTURE THIN BRICK STAIR PENTHOUSE LOUVERS SHEET NOTES NOTE: NOT ALL NOTES ARE USED ON EVERY SHEET. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 TRANSFORMER ENTRY STAIR EXIT/EXIT TRASH PICK UP LOBBY ENTRY TOWNHOME STOOP PLANTER 20 21 22 23 24 19 25 5'-1" UP DN UPDN 4 7 13 12 9 15 18 4 7 13 12 9 3 22 21 20 11 6 11 11 3 19 21 11 V A C A N T M I L L E R A V E P A R K I N G L O T / C A D E N C E P H A S E 2 , S O U T H S A N F R A N C I S C O , C A L I F O R N I A A 3 .0 308.2 2 .2 0 1 8 A D J A C E N T P R O P E R T Y - W E S T E L E V A T I O N ADJACENT BUILDING OUTLINE PAINTED PLASTER COLOR PATTERN CONC. FINISH, SACK & PATCH PLASTER, PTD, WITH REVEALS OR FIBER CEMENT RAINSCREEN PANELS, PTG STEEL CANOPY, HOT-DIP GALVANIZED STEEL FRAMES, PTD PLASTER, PTD HDG STEEL FRAME RAILINGS, PTD NOT USED GARAGE GRILLES, HDG STEEL, PTD STOREFRONT SYSTEM FIBER CEMENT SIDING, PTD METAL COPING OVER ALL PARAPET & WALL PROJECTIONS, PTD TO MATCH ADJACENT WALL VINYL WINDOWS FRAMED SUNSHADES WITH PLASTER FINISH GARAGE COILING OVERHEAD DOOR LIGHT FIXTURE THIN BRICK STAIR PENTHOUSE LOUVERS SHEET NOTES NOTE: NOT ALL NOTES ARE USED ON EVERY SHEET. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 TRANSFORMER ENTRY STAIR EXIT/EXIT TRASH PICK UP LOBBY ENTRY TOWNHOME STOOP PLANTER 20 21 22 23 24 19 25 5'-1" UP DN UPDN 12 2 18 4 1 11 11 6 P.L.P.L. 33'-0" T.O. SUBFLOOR FLOOR 4 10'-0" (33') T.O.SLAB FLOOR 2 0'-0" (23') T.O.SLAB FLOOR 1 10 ' - 0 " 12 ' - 0 " 21'-0" (44') T.O.SLAB FLOOR 3 43'-0" T.O. SUBFLOOR FLOOR 5 53'-0" T.O. SUBFLOOR FLOOR 6 63'-0" T.O. SUBFLOOR FLOOR 7 73'-0" T.O. SUBFLOOR FLOOR 8 82'-0" T.O. PLATE 10 ' - 0 " 9' - 0 " 10 ' - 0 " 10 ' - 0 " 10 ' - 0 " 11 ' - 0 " 82 ' - 0 " V A C A N T M I L L E R A V E P A R K I N G L O T / C A D E N C E P H A S E 2 , S O U T H S A N F R A N C I S C O , C A L I F O R N I A A 3 .1 008.2 2 .2 0 1 8 P E R S P E C T I V E - M I L L E R & C Y P R E S S C O R N E R V A C A N T M I L L E R A V E P A R K I N G L O T / C A D E N C E P H A S E 2 , S O U T H S A N F R A N C I S C O , C A L I F O R N I A A 3 .1 108.2 2 .2 0 1 8 P E R S P E C T I V E - M I L L E R A V E N U E V A C A N T M I L L E R A V E P A R K I N G L O T / C A D E N C E P H A S E 2 , S O U T H S A N F R A N C I S C O , C A L I F O R N I A A 3 .1 208.2 2 .2 0 1 8 P E R S P E C T I V E - M I L L E R A V E N U E V A C A N T M I L L E R A V E P A R K I N G L O T / C A D E N C E P H A S E 2 , S O U T H S A N F R A N C I S C O , C A L I F O R N I A A 3 .2 008.2 2 .2 0 1 8 3/32"=1'-0" B U I L D I N G S E C T I O N 5'-1" UP DN UPDN PH 2B PH 2A PHASE 2B PHASE 2A P.L.P.L. 33'-0" T.O. SUBFLOOR FLOOR 4 10'-0" (33') T.O.SLAB FLOOR 2 0'-0" (23') T.O.SLAB FLOOR 1 10 ' - 0 " 12 ' - 0 " 21'-0" (44') T.O.SLAB FLOOR 3 43'-0" T.O. SUBFLOOR FLOOR 5 53'-0" T.O. SUBFLOOR FLOOR 6 63'-0" T.O. SUBFLOOR FLOOR 7 73'-0" T.O. SUBFLOOR FLOOR 8 82'-0" T.O. PLATE 10 ' - 0 " 9' - 0 " 10 ' - 0 " 10 ' - 0 " 10 ' - 0 " 11 ' - 0 " 82 ' - 0 " UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- GARAGE -- GARAGE -- GARAGE -- GARAGE -- TOWNHOME -- PODIUM -- LANDSCAPED PODIUM -- LANDSCAPED CORRIDOR -- CORRIDOR -- CORRIDOR -- TOWNHOME -- STORAGE -- CORRIDOR -- 9 7 6 2 3 1 27' AVG DATUM 84'0" BLDG. HEIGHT GRADE INFILL RETAINING WALL GARAGE RAMP STEPPED SLAB SEISMIC GAP BETWEEN PHASES 2A + 2B PARAPET SIDEWALK T.P.O OR B.U.R FLAT ROOF GARAGE OVERHEAD COILING DOOR SHEET NOTES NOTE: NOT ALL NOTES ARE USED ON EVERY SHEET. 1 2 3 4 5 6 7 8 9 10 0 248416 V A C A N T M I L L E R A V E P A R K I N G L O T / C A D E N C E P H A S E 2 , S O U T H S A N F R A N C I S C O , C A L I F O R N I A A 3 .2 108.2 2 .2 0 1 8 3/32"=1'-0" B U I L D I N G S E C T I O N 5'-1" UP DN UPDN 8 ' - 2 " P.L.P.L. 33'-0" T.O. SUBFLOOR FLOOR 4 10'-0" (33') T.O.SLAB FLOOR 2 0'-0" (23') T.O.SLAB FLOOR 1 10 ' - 0 " 12 ' - 0 " 21'-0" (44') T.O.SLAB FLOOR 3 43'-0" T.O. SUBFLOOR FLOOR 5 53'-0" T.O. SUBFLOOR FLOOR 6 63'-0" T.O. SUBFLOOR FLOOR 7 73'-0" T.O. SUBFLOOR FLOOR 8 82'-0" T.O. PLATE 10 ' - 0 " 9' - 0 " 10 ' - 0 " 10 ' - 0 " 10 ' - 0 " 11 ' - 0 " 82 ' - 0 " UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- CORRIDOR -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- CORRIDOR --GARAGE -- GARAGE -- ELEC. ROOM -- TRANSFORMER ROOM -- 9 7 4 10 8 5 8 0 248416 GRADE INFILL RETAINING WALL GARAGE RAMP STEPPED SLAB SEISMIC GAP BETWEEN PHASES 2A + 2B PARAPET SIDEWALK T.P.O OR B.U.R FLAT ROOF GARAGE OVERHEAD COILING DOOR SHEET NOTES NOTE: NOT ALL NOTES ARE USED ON EVERY SHEET. 1 2 3 4 5 6 7 8 9 10 V A C A N T M I L L E R A V E P A R K I N G L O T / C A D E N C E P H A S E 2 , S O U T H S A N F R A N C I S C O , C A L I F O R N I A A 3 .2 208.2 2 .2 0 1 8 3/32"=1'-0" B U I L D I N G S E C T I O N 5'-1" UP DN UPDN P.L.P.L. 33'-0" T.O. SUBFLOOR FLOOR 4 10'-0" (33') T.O.SLAB FLOOR 2 0'-0" (23') T.O.SLAB FLOOR 1 10 ' - 0 " 12 ' - 0 " 21'-0" (44') T.O.SLAB FLOOR 3 43'-0" T.O. SUBFLOOR FLOOR 5 53'-0" T.O. SUBFLOOR FLOOR 6 63'-0" T.O. SUBFLOOR FLOOR 7 73'-0" T.O. SUBFLOOR FLOOR 8 82'-0" T.O. PLATE 10 ' - 0 " 9' - 0 " 10 ' - 0 " 10 ' - 0 " 10 ' - 0 " 11 ' - 0 " 82 ' - 0 " UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- CORRIDOR -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- CORRIDOR --GARAGE -- GARAGE -- TRASH TERMINATION -- 9 7 10 8 4 8 0 248416 GRADE INFILL RETAINING WALL GARAGE RAMP STEPPED SLAB SEISMIC GAP BETWEEN PHASES 2A + 2B PARAPET SIDEWALK T.P.O OR B.U.R FLAT ROOF GARAGE OVERHEAD COILING DOOR SHEET NOTES NOTE: NOT ALL NOTES ARE USED ON EVERY SHEET. 1 2 3 4 5 6 7 8 9 10 V A C A N T M I L L E R A V E P A R K I N G L O T / C A D E N C E P H A S E 2 , S O U T H S A N F R A N C I S C O , C A L I F O R N I A A 3 .2 308.2 2 .2 0 1 8 3/32"=1'-0" B U I L D I N G S E C T I O N 5'-1" UP DN UPDN P.L.P.L. 33'-0" T.O. SUBFLOOR FLOOR 4 10'-0" (33') T.O.SLAB FLOOR 2 0'-0" (23') T.O.SLAB FLOOR 1 10 ' - 0 " 12 ' - 0 " 21'-0" (44') T.O.SLAB FLOOR 3 43'-0" T.O. SUBFLOOR FLOOR 5 53'-0" T.O. SUBFLOOR FLOOR 6 63'-0" T.O. SUBFLOOR FLOOR 7 73'-0" T.O. SUBFLOOR FLOOR 8 82'-0" T.O. PLATE 10 ' - 0 " 9' - 0 " 10 ' - 0 " 10 ' - 0 " 10 ' - 0 " 11 ' - 0 " 82 ' - 0 " UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- UNIT -- CORRIDOR -- GARAGE -- GARAGE --UNIT -- 9 7 5 88 0 248416 GRADE INFILL RETAINING WALL GARAGE RAMP STEPPED SLAB SEISMIC GAP BETWEEN PHASES 2A + 2B PARAPET SIDEWALK T.P.O OR B.U.R FLAT ROOF GARAGE OVERHEAD COILING DOOR SHEET NOTES NOTE: NOT ALL NOTES ARE USED ON EVERY SHEET. 1 2 3 4 5 6 7 8 9 10 V A C A N T M I L L E R A V E P A R K I N G L O T / C A D E N C E P H A S E 2 , S O U T H S A N F R A N C I S C O , C A L I F O R N I A A 3 .3 008.2 2 .2 0 1 8 B A L C O N Y R A I L I N G S E L E V A T I O N A L U M I N U M S T O R E F R O N TPLASTER, S I D I N G P A I N T C O L O R S S U N S H A D E S 'CLASSIC BRONZE' E L E V A T I O NELEVATION F I B E R C E M E N T S I D I N G L O U V E R S 1 1 11 2 3 4 5 6 2 222 3 6 6 6 6 55 8 4 4 P L A S T E R 7 C O N C R E T E 8 7 8 7 5 5 V A C A N T M I L L E R A V E P A R K I N G L O T / C A D E N C E P H A S E 2 , S O U T H S A N F R A N C I S C O , C A L I F O R N I A A 4 .0 008.2 2 .2 0 1 8 STUDIO U N I T S 1 .0 WDW/ D 42 x 2 4 31 ' - 6 " 16'-0" 42 x 2 4 WDW/ D 25 ' - 5 " 16'-0" WDW/ D 54 x 2 4 32 ' - 0 " 9'-6 7/8" 48 x 2 4 WDW/D 18 ' - 1 1 " 26'-11 1/2" 27 ' - 1 1 " STUDIO U N I T S 2 .0 STUDIO U N I T S 3 .0 STUDIO U N I T S 4 .0 42x24 WDW/ D 21'-1 3/8" 36 ' - 8 " STUDIO U N I T S 5 .0 V A C A N T M I L L E R A V E P A R K I N G L O T / C A D E N C E P H A S E 2 , S O U T H S A N F R A N C I S C O , C A L I F O R N I A A 4 .0 108.2 2 .2 0 1 8 WDW/ D 42 x 2 4 31 ' - 6 " 24'-0" WDW/ D 48 x 2 4 32 ' - 0 " 15'-0 3/8" WDW/ D 42x24 31 ' - 6 " 20'-9 5/8" WDW/ D 48 x 2 4 32 ' - 0 " 19'-6 1/4" WDW/ D 42 x 2 4 16'-0" 34 ' - 0 " 34 ' - 0 " 21'-11 1/4" WDW/ D 42 x 2 4 JR 1 BEDROOM U N I T A 5 .0 1 BEDROOM U N I T A 2 .0 JR 1 BEDROOM U N I T A 1 0 .0 1 BEDROOM U N I T A 2 .0 1 BEDROOM U N I T A 1 .0 1 BEDROOM U N I T A 2 .0 V A C A N T M I L L E R A V E P A R K I N G L O T / C A D E N C E P H A S E 2 , S O U T H S A N F R A N C I S C O , C A L I F O R N I A A 4 .0 208.2 2 .2 0 1 8 WDW/ D 42 x 2 4 27 ' - 0 " 34'-0" WDW/ D 48 x 2 4 32 ' - 0 " 25'-0" WDW/D 48x24 19 ' - 0 " 40'-4 1/4" 1 BEDROOM U N I T A 6 .0 1 BEDROOM U N I T A 7 .0 1 BEDROOM U N I T A 9 .0 V A C A N T M I L L E R A V E P A R K I N G L O T / C A D E N C E P H A S E 2 , S O U T H S A N F R A N C I S C O , C A L I F O R N I A A 4 .0 308.2 2 .2 0 1 8 JR 2 BEDROOM U N I T B 1 .0 48x24 72 x 2 4 WDW/ D 31 ' - 6 " 36'-0" WDW/ D 48 x 2 4 42 x 2 4 38 ' - 3 7 / 8 " 29'-0" 34 ' - 1 1 3 / 8 " WDW/ D 48x24 39'-6" 30 ' - 3 " WDW/ D 72x24 32 ' - 0 " 36'-0" 42 x 2 4 WDW/ D 42 x 2 4 37 ' - 0 " 27'-10" WDW/D 42 x 2 4 29'-11" 31 ' - 8 7 / 8 " 2 BEDROOM U N I T B 2 .0 2 BEDROOM U N I T B 3 .0 2 BEDROOM U N I T B 8 .0 2 BEDROOM U N I T B 6 .0 JR 2 BEDROOM U N I T B 5 .0 V A C A N T M I L L E R A V E P A R K I N G L O T / C A D E N C E P H A S E 2 , S O U T H S A N F R A N C I S C O , C A L I F O R N I A A 4 .0 408.2 2 .2 0 1 8 48 x 2 4 WDW/ D 48 x 2 4 31 ' - 6 " 28'-0" WDW/D 42 x 2 4 42x24 30 ' - 4 " 29'-11" 40 ' - 4 " 72 x 2 4 42x24 WDW/ D 25'-0" 36 ' - 8 " 72x24 48x24 WDW/D 48'-0 3/4" 30 ' - 6 1 / 4 " 2 BEDROOM U N I T B 9 .0 JR 2 BEDROOM U N I T B 1 0 .0 JR 2 BEDROOM U N I T B 1 1 .0 2 BEDROOM U N I T B 1 5 .0 V A C A N T M I L L E R A V E P A R K I N G L O T / C A D E N C E P H A S E 2 , S O U T H S A N F R A N C I S C O , C A L I F O R N I A A 4 .0 508.2 2 .2 0 1 8 U N I T B 1 2 - T O W N H O U S E 42x24 WDW/D 42x24 38'-1 5/8" 30 ' - 0 " 19'x16' 9'5"x11' 9'x15'9'6"x15' 48 x 2 4 30 ' - 0 " 18'-0" WDW/ D 18'-0" 30 ' - 0 " 48 x 2 4 30 ' - 0 " 18'-9 3/8" WDW/ D 30 ' - 0 " 18'-9 3/8" 48 x 2 4 22'-7" 30 ' - 0 " WDW/ D 72 x 2 4 22'-7" 30 ' - 0 " U N I T B 1 3 - T O W N H O U S E 3 BEDROOM U N I T C 1 .0 U N I T B 1 4 - T O W N H O U S E LEVEL 2 LEVEL 1 LEVEL 2 LEVEL 1 LEVEL 2 LEVEL 1 V A C A N T M I L L E R A V E P A R K I N G L O T / C A D E N C E P H A S E 2 , S O U T H S A N F R A N C I S C O , C A L I F O R N I A A 7 .0 008.2 2 .2 0 1 8 6" = 1'-0" W I N D O W D E T A I L S 9 1" = 1'-0" CONCEPTUAL AWNING SECTION STL CHANNEL PLATE LINE OF EXTERIOR FINISH STL TIE ROD & CLEVIS, HDG & PTD SIGNAGE 9' - 0 " 10 ' - 0 " 10 ' - 0 " 10 ' - 0 " 10 ' - 0 " 12 ' - 0 " 11 ' - 0 " 10 ' - 0 " 83 ' - 6 " 10'-0" T.O. SLAB FLOOR 2 0'-0" (+23.00') T.O. SLAB FLOOR 1 21'-0" T.O. SLAB FLOOR 3 33'-0" T.O. SLAB FLOOR 4 82'-0" T.O. PLATE 43'-0" T.O. SUBFLOOR FLOOR 5 53'-0" T.O. SUBFLOOR FLOOR 6 63'-0" T.O. SUBFLOOR FLOOR 7 73'-0" T.O. SUBFLOOR FLOOR 8 85'-0" MAX HEIGHT 83'-6" T.O. ROOF 1/8" = 1'-0" W A L L S E C T I O N 8 6" = 1'-0" STOREFRONT HEAD @ BRICK 1- 1 / 2 " M I N . 1/4" MIN. WRB WALL ASSEMBLY, SEE PLAN FOR TYPE BRICK VENEER SELF-ADHERING MEMBRANE PENETRATION WRAP - EXTEND TO 9" J-MOLDING WEEP BED OF SEALANT GSM HEAD FLASHING W/ DRIP EDGE AL. STOREFRONT FRAME W/ BACKER PLATE SCRATCH AND BROWN COATS 9 6" = 1'-0" STOREFRONT JAMB @ BRICK WRB WALL ASSEMBLY, SEE PLAN FOR TYPE SCRATCH AND BROWN COATS SELF-ADHERING MEMBRANE PENETRATION WRAP - EXTEND TO 9" J-MOLDING SEALANT W/ BACKER ROD AL. STOREFRONT FRAME W/ BACKER PLATE GSM JAMB FLASHING - LAP O/ SILL PAN SEE STOREFRONT SCHED. FOR OFFSET/CENTER GLAZING LOCATIONS BRICK VENEER 7 6" = 1'-0" STOREFRONT SILL WALL ASSEMBLY, SEE PLAN FOR TYPE ALUMINUM STOREFRONT FRAME SEE STOREFRONT SCHEDULE FOR OFFSET/CENTER GLAZING LOCATIONS 1/8" PLASTIC SHIMS @ 8" O.C. SILL TRACK SET IN SEALANT SEALANT AND BACKER ROD 3/4" MDF WINDOW SILL, PTD OR AS SPECIFIED IN INTERIOR DRAWINGS - GC TO BLOCK SILL WITHOUT ANY BENDING AT SILL GSM SILL PAN, PAINTED TO MATCH STOREFRONT HRA PAVERS OVER GRAVEL, S.L.D. 6 6" = 1'-0" WINDOW JAMB @ STUCCO, TYP. 5 6" = 1'-0" WINDOW HEAD @ STUCCO, TYP. 4 6" = 1'-0" WINDOW SILL @ STUCCO, TYP. WRB VINYL NAIL FIN WINDOW BACKER ROD & SEALANT PENETRATION WRAP O/ WRB @ R.O. WALL ASSEMBLY, SEE PLAN FOR TYPE FULL BEAD OF SEALANT CEMENT PLASTER FINISH SYSTEM J-MOLDING SEAL WRB TO NAIL FIN WRB VINYL NAIL FIN WINDOW 9" 6" 3/4" MDF WINDOW SILL, PTD OR AS SPECIFIED IN INTERIOR DRAWINGS - GC TO BLOCK SILL WITHOUT ANY BENDING AT SILL FULL BEAD OF SEALANT BETWEEN WINDOW FRAME & BACK DAM OF SILL PANGSM. SILL PAN FLASHING, TYP. BACKER ROD & SEALANT J-MOLDING CEMENT PLASTER FINISH SYSTEM PENETRATION WRAP O/ WRB @ R.O. CEMENT PLASTER FINISH SYSTEM WALL ASSEMBLY, SEE PLAN FOR TYPE 9" M I N . WRB O/ GSM FLASHING & LEG VINYL NAIL FIN WINDOW BACKER ROD & SEALANT PENETRATION WRAP O/ WRB @ R.O. WALL ASSEMBLY, SEE PLAN FOR TYPE FULL BEAD OF SEALANT CEMENT PLASTER FINISH SYSTEM J-MOLDING WEEP HEAD FLASHING SET IN SEALANT @ WDW. FRAME. 2 6" = 1'-0" RECESSED WINDOW JAMB @ HARDIE SIDING, TYP. SEAL WRB TO NAIL FIN FIBER CEMENT TRIM PENETRATION WRAP @ R.O. VINYL NAIL FIN WINDOW BACKER ROD & SEALANT FULL BEAD OF SEALANT WALL ASSEMBLY, SEE PLAN FOR TYPE FIBER CEMENT SIDING WRB BRAKE METAL TO MATCH VINYL NAIL FIN WINDOW 1 6" = 1'-0" RECESSED WINDOW SILL @ HARDIE SIDING, TYP. 3/4" MDF WINDOW SILL, PTD OR AS SPECIFIED IN INTERIOR DRAWINGS - GC TO BLOCK SILL WITHOUT ANY BENDING AT SILL FULL BEAD OF SEALANT BETWEEN WINDOW FRAME & BACK DAM OF SILL PAN VINYL NAIL FIN WINDOW GSM. SILL PAN FLASHING, TYP. PTD GSM FLASHING W/ HEMMED EDGE FIBER CEMENT TRIM WRB PENETRATION WRAP O/ WRB @ R.O. FIBER CEMENT SIDING WALL ASSEMBLY, SEE PLAN FOR TYPE SEALANT BACKER ROD & SEALANT WALL ASSEMBLY, SEE PLAN FOR TYPE 3 6" = 1'-0" RECESSED WINDOW HEAD @ HARDIE SIDING, TYP. 9" M I N . FIBER CEMENT SIDING WRB O/ GSM FLASHING & LEG WRB O/ GSM FLASHING & LEG PENETRATION WRAP O/ WRB @ R.O. HEAD FLASHING SET IN SEALANT @ WDW. FRAME. J-MOLDING WEEP VINYL NAIL FIN WINDOW BACKER ROD & SEALANT FULL BEAD OF SEALANT BRAKE METAL TO MATCH VINYL NAIL FIN WINDOW V A C A N T M I L L E R A V E P A R K I N G L O T / C A D E N C E P H A S E 2 , S O U T H S A N F R A N C I S C O , C A L I F O R N I A A 7 .0 108.2 2 .2 0 1 8 W I N D O W S T Y L E FLUSH WINDOWS IN COURTYARDS FLUSH WINDOWS IN COURTYARDS WINDOW KEY RECESSED WINDOW FLUSH WINDOW P.L.P.L. 33'-0" T.O. SUBFLOOR FLOOR 4 10'-0" (33') T.O.SLAB FLOOR 2 0'-0" (23') T.O.SLAB FLOOR 1 10 ' - 0 " 12 ' - 0 " 21'-0" (44') T.O.SLAB FLOOR 3 43'-0" T.O. SUBFLOOR FLOOR 5 53'-0" T.O. SUBFLOOR FLOOR 6 63'-0" T.O. SUBFLOOR FLOOR 7 73'-0" T.O. SUBFLOOR FLOOR 8 82'-0" T.O. PLATE 10 ' - 0 " 9' - 0 " 10 ' - 0 " 10 ' - 0 " 10 ' - 0 " 11 ' - 0 " 82 ' - 0 " P.L.P.L. 84'0"BLDG. HEIGHT 27'AVG DATUM P.L.P.L. 33'-0" T.O. SUBFLOOR FLOOR 4 10'-0" (33') T.O.SLAB FLOOR 2 0'-0" (23') T.O.SLAB FLOOR 1 10 ' - 0 " 12 ' - 0 " 21'-0" (44') T.O.SLAB FLOOR 3 43'-0" T.O. SUBFLOOR FLOOR 5 53'-0" T.O. SUBFLOOR FLOOR 6 63'-0" T.O. SUBFLOOR FLOOR 7 73'-0" T.O. SUBFLOOR FLOOR 8 82'-0" T.O. PLATE 10 ' - 0 " 9' - 0 " 10 ' - 0 " 10 ' - 0 " 10 ' - 0 " 11 ' - 0 " 82 ' - 0 " P.L.P.L. 6 6" = 1'-0" WINDOW JAMB @ STUCCO, TYP. WRB VINYL NAIL FIN WINDOW BACKER ROD & SEALANT PENETRATION WRAP O/ WRB @ R.O. WALL ASSEMBLY, SEE PLAN FOR TYPE FULL BEAD OF SEALANT CEMENT PLASTER FINISH SYSTEM J-MOLDING SEAL WRB TO NAIL FIN RECESSED WINDOW DETAIL FLUSH WINDOW DETAIL 2 6" = 1'-0" RECESSED WINDOW JAMB @ HARDIE SIDING, TYP. SEAL WRB TO NAIL FIN FIBER CEMENT TRIM PENETRATION WRAP @ R.O. VINYL NAIL FIN WINDOW BACKER ROD & SEALANT FULL BEAD OF SEALANT WALL ASSEMBLY, SEE PLAN FOR TYPE FIBER CEMENT SIDING WRB BRAKE METAL TO MATCH VINYL NAIL FIN WINDOW FULL BEAD OF SEALANT BETWEEN WINDOW FRAME & BACK DAM OF SILL PAN 3 6" = 1'-0" RECESSED WINDOW HEAD @ HARDIE SIDING, TYP. P.L.P.L. 33'-0" T.O. SUBFLOOR FLOOR 4 10'-0" (33') T.O.SLAB FLOOR 2 0'-0" (23') T.O.SLAB FLOOR 1 10 ' - 0 " 12 ' - 0 " 21'-0" (44') T.O.SLAB FLOOR 3 43'-0" T.O. SUBFLOOR FLOOR 5 53'-0" T.O. SUBFLOOR FLOOR 6 63'-0" T.O. SUBFLOOR FLOOR 7 73'-0" T.O. SUBFLOOR FLOOR 8 82'-0" T.O. PLATE 10 ' - 0 " 9' - 0 " 10 ' - 0 " 10 ' - 0 " 10 ' - 0 " 11 ' - 0 " 82 ' - 0 " P.L.P.L. MILLER AVENUE CY P R E S S A V E N U E TAMARACK LANE 10 ' - 0 " 10 ' - 0 " A7.1694 sq ftA7802 sq ft A7 80 2 s q ft A6 72 7 s q ft A6 72 7 s q ft A7 80 2 s q ft A7 80 2 s q ft B1 0 80 0 s q ft 5'-1" C1.11278 sq ft B7 .1 11 3 4 s q ft B9 .1 10 6 3 s q ft B11.1 923 sq ft B11.1 923 sq ft A8.1 764 sq ft A3.1690 sq ft A7.2785 sq ft A1.1689 sq ft UP DN B8.21014 sq ft S2.1 402 sq ft UPDN A1690 sq ftA1690 sq ft B5932 sq ft A2 62 7 s q ft B4 10 8 1 s q ft B1 .2 10 9 1 s q ft B2 .2 11 4 0 s q ft B3.21275 sq ftB6.11076 sq ftB6.21096 sq ft A7 80 2 s q ft A7802 sq ft V A C A N T M I L L E R A V E P A R K I N G L O T / C A D E N C E P H A S E 2 , S O U T H S A N F R A N C I S C O , C A L I F O R N I A A 1 0 .0 008.2 2 .2 0 1 8 PRIVATE OPEN SPACE - DECKS MIN DIM. 6'-0" MILLER AVENUE CY P R E S S A V E N U E TAMARACK LANE 10 ' - 0 " 10 ' - 0 " A1-P692 sq ft A8 751 sq ft A5 57 9 s q ft A7-P 801 sq ft A7 - P 80 1 s q ft C11188 sq ft B7 10 5 2 s q ft B9 10 4 4 s q ft A7 - P 80 1 s q ft A7 - P 80 1 s q ft B11878 sq ftB11878 sq ft 5'-1" A7.1-P709 sq ft UP DN A5 .1 65 1 s q ft A5 57 9 s q ft S1501 sq ft A3-P681 sq ft A7.2-P785 sq ft A7 - P 80 1 s q ft A7-P 801 sq ft A1-P692 sq ft S1501 sq ft UPDN B5932 sq ft S3 47 4 s q ft B4 10 8 1 s q ft B8.1968 sq ft S2.1 402 sq ft B1 .1 10 7 4 s q ft B2 .1 11 2 2 s q ft A1-P692 sq ft B3.11257 sq ftB6-P1064 sq ftB6-P1064 sq ft COURTYARD: 5873 SF COURTYARD: 3173 SF MILLER AVENUE CY P R E S S A V E N U E TAMARACK LANE 10 ' - 0 " 10 ' - 0 " A6 72 7 s q ft A3681 sq ft B9 10 4 4 s q ft A6 72 7 s q ft B11878 sq ftB11878 sq ft 5'-1" A8 751 sq ft S1501 sq ft A7.2785 sq ft A7.1694 sq ftA7802 sq ft A7 80 2 s q ft A7 80 2 s q ft A7 80 2 s q ft C11188 sq ft A1.1689 sq ft S5614 sq ft DN UP DN UPDN B31233 sq ft B1 10 5 9 s q ft A1690 sq ft A7 80 2 s q ft A7802 sq ft A1690 sq ft B5932 sq ft B2 11 0 8 s q ft A2 62 7 s q ft B4 10 8 1 s q ft S2395 sq ft B8944 sq ft S1501 sq ft B61064 sq ft B61064 sq ft DN ROOF DECK: 1611 SF 1/32"=1'-0" F L O O R 4 - P H A S E 2 A +2 B 1/32"=1'-0" F L O O R 5 -7 - P H A S E 2 A +2 B 1/32"=1'-0" F L O O R 8 - P H A S E 2 A +2 B COMMON OPEN SPACE O P E N S P A C E E X H I B I T PRIVATE OPEN SPACE - PATIOS MIN DIM. 10'-0" OPEN SPACE PHASE 2A+2B REQUIRED:(100 SF / DU) =19,500 sf PROVIDED PUBLIC:4TH FLR COURTYARD = 9,046 sf PROVIDED PUBLIC:SKY DECK = 1,611 sf PROVIDED PRIVATE:UNIT DECKS = 7,050 sf PROVIDED PRIVATE:UNIT PATIOS = 1,987 sf TOTAL =19,694 sf MILLER AVENUE CY P R E S S A V E N U E TAMARACK LANE 10 ' - 0 " 10 ' - 0 " A7.1 694 sq ft A7 802 sq ft A7 80 2 s q f t A6 72 7 s q f t A6 72 7 s q f t A7 80 2 s q f t A7 80 2 s q f t B1 0 80 0 s q f t 5'-1" C1.1 1278 sq ft B7 .1 11 3 4 s q f t B9 .1 10 6 3 s q f t B11.1 923 sq ft B11.1 923 sq ft A8.1 764 sq ft A3.1 690 sq ft A7.2 785 sq ft A1.1 689 sq ft UP DN B8.2 1014 sq ft S2.1 402 sq ft UPDN A1 690 sq ft A1 690 sq ft B5 932 sq ft A2 62 7 s q f t B4 10 8 1 s q f t B1 .2 10 9 1 s q f t B2 .2 11 4 0 s q f t B3.2 1275 sq ftB6.1 1076 sq ft B6.2 1096 sq ft A7 80 2 s q f t A7 802 sq ft V A C A N T M I L L E R A V E P A R K I N G L O T / C A D E N C E P H A S E 2 , S O U T H S A N F R A N C I S C O , C A L I F O R N I A A 1 0 .0 108.2 2 .2 0 1 8 1/32"=1'-0" F L O O R 3 IN UNIT STORAGE 200 CU.FT. MIN. MILLER AVENUE CY P R E S S A V E N U E TAMARACK LANE 10 ' - 0 " 10 ' - 0 " A1-P 692 sq ft A8 751 sq ft A5 57 9 s q f t A7-P 801 sq ft A7 - P 80 1 s q f t C1 1188 sq ft B7 10 5 2 s q f t B9 10 4 4 s q f t A7 - P 80 1 s q f t A7 - P 80 1 s q f t B11 878 sq ft B11 878 sq ft 5'-1" A7.1-P 709 sq ft UP DN A5 .1 65 1 s q f t A5 57 9 s q f t S1 501 sq ft A3-P 681 sq ft A7.2-P 785 sq ft A7 - P 80 1 s q f t A7-P 801 sq ft A1-P 692 sq ft S1 501 sq ft UPDN B5 932 sq ft S3 47 4 s q f t B4 10 8 1 s q f t B8.1 968 sq ft S2.1 402 sq ft B1 .1 10 7 4 s q f t B2 .1 11 2 2 s q f t A1-P 692 sq ft B3.1 1257 sq ftB6-P 1064 sq ft B6-P 1064 sq ft MILLER AVENUE CY P R E S S A V E N U E TAMARACK LANE 10 ' - 0 " 10 ' - 0 " A6 72 7 s q f t A3 681 sq ft B9 10 4 4 s q f t A6 72 7 s q f t B11 878 sq ft B11 878 sq ft 5'-1" A8 751 sq ft S1 501 sq ft A7.2 785 sq ft A7.1 694 sq ft A7 802 sq ft A7 80 2 s q f t A7 80 2 s q f t A7 80 2 s q f t C1 1188 sq ft A1.1 689 sq ft S5 614 sq ft DN UP DN UPDN B3 1233 sq ft B1 10 5 9 s q f t A1 690 sq ft A7 80 2 s q f t A7 802 sq ft A1 690 sq ft B5 932 sq ft B2 11 0 8 s q f t A2 62 7 s q f t B4 10 8 1 s q f t S2 395 sq ft B8 944 sq ft S1 501 sq ft B6 1064 sq ft B6 1064 sq ft DN MILLER AVENUE CY P R E S S A V E N U E TAMARACK LANE 10 ' - 0 " 10 ' - 0 " UP DN 24 ' - 0 " TY P . 18 .5 % 9.2 5 % BLDG MNG -- MAINTENANCE/ ROOM -- MECH. VENT. DN 24 ' - 0 " TY P . 44' UPDN ROOM -- MECH. VENT. RES. STORAGE --10 B4.1 1075 sq ft B15 1142 sq ft 24'-0" 1/32"=1'-0" F L O O R 4 1/32"=1'-0" F L O O R 5 -7 1/32"=1'-0" F L O O R 8 OUTSIDE UNIT STORAGE ON PKG. LEVELS 5'X5'X8' LOCKERS S T O R A G E E X H I B I T OUTSIDE UNIT STORAGE ON RES. LEVELS 200 CU.FT. MIN. STORAGE PHASE 2A+2B REQUIRED:MIN. 200CU. FT./DU 50% REQUIREMENT REDUCTION W/PROXIMITY 195 DU X 0.5 = 98 STORAGE UNITS PROVIDED: IN UNITS*= 104 IN LOCKERS* ON RES. FLOORS = 10 IN LOCKERS* ON PARKING LEVELS = 10 TOTAL PROVIDED STORAGE UNITS = 124 V A C A N T M I L L E R A V E P A R K I N G L O T / C A D E N C E P H A S E 2 , S O U T H S A N F R A N C I S C O , C A L I F O R N I A A 1 1 .0 008.2 2 .2 0 1 8 S H A D O W S T U D Y AUTUMN EQUINOX PROJECT SITE SPRING EQUINOX PROJECT SITE 8 AM 10 AM 12 PM 2 PM 4 PM MILLE R AVE LUX AVE CY P R E S S A V E LI N D E N A V E MILLE R AVE LUX AVE CY P R E S S A V E LI N D E N A V E V A C A N T M I L L E R A V E P A R K I N G L O T / C A D E N C E P H A S E 2 , S O U T H S A N F R A N C I S C O , C A L I F O R N I A A 1 1 .0 108.2 2 .2 0 1 8 S H A D O W S T U D Y 8 AM 10 AM 12 PM 2 PM 4 PM SUMMER SOLSTICE PROJECT SITE WINTER SOLSTICE PROJECT SITE MILLE R AVE LUX AVE CY P R E S S A V E LI N D E N A V E MILLE R AVE LUX AVE CY P R E S S A V E LI N D E N A V E UNIT AND AREA SUMMARY JOB 1636 Date 6/7/18 CONSTRUCTION TYPE:TYPE III OVER TYPE I PHASE 2A FLOORS:5 WOOD OVER 2/3 CONCRETE UNIT TYPE NAME DESCRIB Unit Net Rentable TYPE IA TYPE IIIA Unit Rentable Area 1ST 2ND 3RD 4TH 5TH 6TH 7TH 8TH Total by Type STUDIO S1 STUDIO 501 0 0 0 1 0 0 0 1 2 2%1,002 S2 STUDIO 395 0 0 0 0 0 0 0 0 0 0%0 S2.1 STUDIO 402 0 0 0 0 0 0 0 0 0 0%0 S3 STUDIO 474 0 0 0 0 0 0 0 0 0 0%0 S4 STUDIO 626 0 0 0 0 0 0 0 0 0 0%0 S5 JR 1 BDRM 613 0 0 0 0 0 0 0 1 1 1%613 A5 JR 1 BDRM 578 0 0 0 2 0 0 0 0 2 2%1,156 A5.1 JR 1 BDRM 651 0 0 0 1 0 0 0 0 1 1%651 A10 JR 1 BDRM 532 0 0 0 0 1 1 1 0 3 3%1,596 STUDIO SUB-TOTAL 0 0 0 2308 532 532 532 1114 9 9%5,018 1 BEDROOM A1 1 BDRM 693 0 0 0 1 1 1 1 1 5 5%3,465 A2 1 BDRM 627 0 0 0 0 0 0 0 0 0 0%0 A3 1 BDRM 681 0 0 0 1 0 0 0 1 2 2%1,362 A3.1 1 BDRM 690 0 0 0 0 1 1 1 0 3 3%2,070 A4 1 BDRM 674 0 0 0 2 0 0 0 2 4 4%2,696 A4.1 1 BDRM 679 0 0 0 0 2 2 2 0 6 6%4,074 A6 1 BDRM 727 0 0 0 0 2 2 2 2 8 8%5,816 A7 1 BDRM 801 0 0 0 4 4 4 4 4 20 20%16,020 A7.1 1 BDRM 694 0 0 0 1 1 1 1 1 5 5%3,470 A7.2 1 BDRM 784 0 0 0 1 1 1 1 1 5 5%3,920 A8 1 BDRM 750 0 0 0 1 0 0 0 1 2 2%1,500 A8.1 1 BDRM 764 0 0 0 0 1 1 1 0 3 3%2,292 A9 1 BDRM 740 0 2 0 0 0 0 0 0 2 2%1,480 1 BDRM SUB-TOTAL 0 1480 0 8154 9641 9641 9641 9608 65 64%48,165 2 BEDROOM B1 JR 2 BDRM/ 2 BATH 1058 0 0 0 0 0 0 0 0 0 0%0 B1.1 JR 2 BDRM/ 2 BATH 1073 0 0 0 0 0 0 0 0 0 0%0 B1.2 JR 2 BDRM/ 2 BATH 1092 0 0 0 0 0 0 0 0 0 0%0 B2 JR 2 BDRM/ 2 BATH 1108 0 0 0 0 0 0 0 0 0 0%0 B2.1 JR 2 BDRM/ 2 BATH 1122 0 0 0 0 0 0 0 0 0 0%0 B2.2 JR 2 BDRM/ 2 BATH 1139 0 0 0 0 0 0 0 0 0 0%0 B3 2 BDRM/ 2 BATH 1233 0 0 0 0 0 0 0 0 0 0%0 B3.1 2 BDRM/ 2 BATH 1257 0 0 0 0 0 0 0 0 0 0%0 B3.2 2 BDRM/ 2 BATH 1275 0 0 0 0 0 0 0 0 0 0%0 B4 2 BDRM/ 2 BATH 1081 0 0 0 0 0 0 0 0 0 0%0 B4.1 2 BDRM/ 2 BATH 1075 0 0 0 0 0 0 0 0 0 0%0 B5 JR 2 BDRM/ 2 BATH 932 0 0 0 0 0 0 0 0 0 0%0 B6 2 BDRM/ 2 BATH 1063 0 0 0 0 0 0 0 0 0 0%0 B6.1 2 BDRM/ 2 BATH 1076 0 0 0 0 0 0 0 0 0 0%0 B6.2 2 BDRM/ 2 BATH 1096 0 0 0 0 0 0 0 0 0 0%0 B7 2 BDRM/ 2 BATH 1052 0 0 0 1 0 0 0 0 1 1%1,052 B7.1 2 BDRM/ 2 BATH 1134 0 0 0 0 1 1 1 0 3 3%3,402 B8 2 BDRM/ 2 BATH 944 0 0 0 0 0 0 0 0 0 0%0 B8.1 2 BDRM/ 2 BATH 962 0 0 0 0 0 0 0 0 0 0%0 B8.2 2 BDRM/ 2 BATH 1014 0 0 0 0 0 0 0 0 0 0%0 B9 2 BDRM/ 2 BATH 1043 0 0 0 1 0 0 0 1 2 2%2,086 B9.1 2 BDRM/ 2 BATH 1062 0 0 0 0 1 1 1 0 3 3%3,186 B10 JR 2 BDRM/ 2 BATH 800 0 0 0 0 1 1 1 0 3 3%2,400 B11 JR 2 BDRM/ 2 BATH 878 0 0 0 2 0 0 0 2 4 4%3,512 B11.1 JR 2 BDRM/ 2 BATH 923 0 0 0 0 2 2 2 0 6 6%5,538 B12 - TH 2 BDRM/ 2 BATH -TH 938 0 0 0 0 0 0 0 0 0 0%0 B13 - TH 2 BDRM/ 2 BATH -TH 1025 0 0 0 0 0 0 0 0 0 0%0 B14 - TH 2 BDRM/ 2 BATH -TH 1096 0 0 0 0 0 0 0 0 0 0%0 B15 2 BDRM/ 2 BATH 1142 0 0 0 0 0 0 0 0 0 0%0 2 BDRM SUB-TOTAL 0 0 0 3851 4842 4842 4842 2799 22 22%21,176 3 BEDROOM C1 3 BDRM/ 2 BATH 1,188 0 0 0 1 0 0 0 1 2 2%2,376 C1.1 3 BDRM/ 2 BATH 1,278 0 0 0 0 1 1 1 0 3 3%3,834 3 BDRM SUB-TOTAL 0 0 0 1188 1278 1278 1278 1188 5 5%6,210 TOTAL UNITS Avg SqFt 798 0 1480 0 15501 16293 16293 16293 14709 101 100%80,569 Net rentable residential area is measured center of demising wall, ext face of stud of ext wall, ext face of stud of corridor wall, excl decks Net rentable Residential by floor (excl decks)0 1,480 0 15,501 16,293 16,293 16,293 14,709 80,569 Gross area by floor (footprint minus net rentable, incl decks)0 1,701 578 3,704 4,077 4,077 4,077 4,334 22,548 Residential Amenities 0 0 0 0 0 0 0 0 0 Garage (incl util./storage)0 19,893 23,796 0 0 0 0 0 43,689 Total Gross 0 23,074 24,374 19,205 20,370 20,370 20,370 19,043 146,806 OFF STREET PARKING - RESIDENTIAL PHASE 2A RESIDENTIAL PARKING REQUIRED BY CODE PHASE 2A UNIT TYPE PKG RATIO #UNITS PKG REQ'D 2ND FLOOR 3RD FLOOR SUBTOTAL STUDIO 1 9 9 STANDARD 37 42 79 1 BDRM 1 65 65 STANDARD EV 2 2 4 2 BDRM 1.5 22 33 ACCESS.1 1 2 3 BDRM 1.5 5 7.5 ACCESS. VAN EV 0 1 1 GUEST 0 101 0 ACCESS. VAN 1 0 1 TOTAL 101 115 SUBTOTAL 41 46 87 TOTAL REQ. W/ 25% REDUCTION 86 TOTAL PARKING PROVIDED (STANDARD)87 COMPACT 5 5 10 PARKING RATIO PROVIDED (STANDARD)0.86 TANDEM 0 15 15 SUBTOTAL 5 20 25 TOTAL PKG PROVIDED(INCL. NON STAND.)112 PKG RATIO PROVIDED(INCL. NON STAND.)1.11 TOTAL 46 66 112 PARKING TOTAL PHASE 2A + PHASE 1 + LOT B RESIDENTIAL PARKING REQUIRED BY CODE PHASE 2A PHASE 1 LOT B TOTAL UNIT TYPE PKG RATIO #UNITS PKG REQ'D 2ND FLOOR 3RD FLOOR SUBTOTAL PARCEL A PARCEL D SUBTOTAL STUDIO 1 51 51 STANDARD 37 42 79 96 98 194 25 298 1 BDRM 1 166 166 STANDARD EV 2 2 4 2 2 4 0 8 2 BDRM 1.5 135 202.5 ACCESS.1 1 2 2 0 2 0 4 3 BDRM 1.5 9 13.5 ACCESS. VAN EV 0 1 1 1 1 2 0 3 GUEST 0 361 0 ACCESS. VAN 1 0 1 3 3 6 1 8 TOTAL 361 433 SUBTOTAL 41 46 87 104 104 208 26 321 TOTAL REQ. W/ 25% REDUCTION 325 TOTAL PARKING PROVIDED (STANDARD)321 COMPACT 5 5 10 60 0 60 0 70 PARKING RATIO PROVIDED (STANDARD)0.89 TANDEM 0 15 15 14 15 29 0 44 SUBTOTAL 5 20 25 74 15 89 0 114 TOTAL PKG PROVIDED(INCL. NON STAND.)435 PKG RATIO PROVIDED(INCL. NON STAND.)1.20 TOTAL 46 66 112 178 119 297 26 435 V A C A N T M I L L E R A V E P A R K I N G L O T / C A D E N C E P H A S E 2 , S O U T H S A N F R A N C I S C O , C A L I F O R N I A A 1 2 .0 008.2 2 .2 0 1 8 P H A S I N G P L A N (2 A ) - D A T A VICINITY MAP PROJECT DATA (2A) PROJECT STATISTICS (2A) PROJECT SITE CALTRAIN STATION MILLER AVENUE CY P R E S S A V E N U E TAMARACK LANE 10 ' - 0 " 10 ' - 0 " 5'-1" UP DN PHASE 2A RENDERING (2A) PHASING PLAN (2A) PROJECT DATA CADENCE PHASE 2A (SEE APPENDIX) PLANNING & BUILDING CODE SUMMARY GROSS FLOOR AREA: PROVIDED FLOOR TYPE OCCUPANCY GROSS AREA FLOOR 8 III-A R-2 19,043 sf FLOOR 7 III-A R-2 20,370 sf FLOOR 6 III-A R-2 20,370 sf FLOOR 5 III-A R-2 20,370 sf FLOOR 4 III-A R-2 19,205 sf FLOOR 3 I-A S-2, R-2 24,374 sf FLOOR 2 I-A S-2, R-2 23,074 sf FLOOR 1 I-A S-2, R-2 0 sf TOTAL 146,806 gsf NUMBER OF UNITS PROPOSED: STUDIO ( 555 sf avg): 9 (9%) DU 1 BEDROOM ( 743 sf avg): 65 (64%)DU 2 BEDROOM ( 962 sf avg): 22 (22%)DU 3 BEDROOM (1242 sf avg): 5 (5%) DU TOTAL:101 DU VEHICLE PARKING REQUIRED: RESIDENTIAL: STUDIO and <500 SF (0 DU @ 1/DU)= 0 1BR or 500sf - 800sf (74 DU @ 1 / DU)= 74 2BR or 801sf - 1100sf (22 DU @ 1.5 / DU)= 33 3+BR and >1100sf (5 DU @1.5 / DU)= 8 TOTAL = 115 EV CHARGING (115 @ 3%)= (4)* ACCESSIBLE (115 @ 2%)= (3)* PROJECT TOTAL REQUIRED PARKING W. 25% REDUCTION = 87 PROVIDED: RESIDENTIAL: RESIDENTIAL (DEDICATED)**= 87 EV CHARGING (87 @ 3%)= (4)* ACCESSIBLE (87 @ 2%)= (3)* TOTAL RESIDENTIAL PARKING = 87 *SPACE INCLUDED IN TOTAL COUNT **SEE A0.02 FOR PARKING BREAK DOWN AND RATIO BICYCLE PARKING REQUIRED: RESIDENTIAL: SHORT-TERM SPACES [CGBSC] (10% PARKING)= 12 LONG-TERM SPACES [SSFMC] (1:4 DU)= 25 PROJECT TOTAL REQUIRED BICYCLE PARKING = 37 PROVIDED: RESIDENTIAL SHORT-TERM (SIDEWALK)= 12 RESIDENTIAL LONG-TERM (BIKE ROOM)= 36 PROPOSED E-BIKES (BIKE ROOM)= PROJECT TOTAL PROVIDED BICYCLE PARKING = 48 STORAGE REQUIRED:MIN. 200CU. FT./DU 50% REQUIREMENT REDUCTION W/PROXIMITY 101 DU X 0.5 = 51 STORAGE UNITS PROVIDED: IN UNITS*= 52 IN LOCKERS* ON RES. FLOORS = 10 IN LOCKERS* ON PARKING LEVELS = 0 TOTAL PROVIDED STORAGE UNITS = 62 * STORAGE AND LOCKERS ARE 5'X5'X8' OR MIN. OF 200 CU. FT. **SEE SHEET A10.1 OPEN SPACE REQUIRED:(101 SF / DU) = 10,100 sf PROVIDED PUBLIC:4TH FLR COURTYARD = 3,735 sf PROVIDED PUBLIC:SKY DECK = 947 sf PROVIDED PRIVATE:UNIT DECKS = 4,118 sf PROVIDED PRIVATE:UNIT PATIOS = 1,330 sf TOTAL = 10,130 sf *SEE SHEET A10.0 0 10 20 40 60 0 1 2 3 PHASE 2A PARCEL MERGER EXHIBIT LEGEND ABBREVIATIONS Engineering, Surveying & Planning WILSEY HAM 3130 La Selva Street, Suite 100 San Mateo, CA 94403 650.349.2151 wilseyham.com Fi l e : H : \ 8 1 8 - S A R E S R E G I S \ 8 1 8 - 0 3 3 V M A P P h a s e 2 A & B \ E n g i n e e r i n g \ C o n s t r u c t i o n D r a w i n g s \ L o t L i n e A d j u s t m e n t . d w g P l o t t e d : 8 - 2 3 - 1 8 @ 0 9 : 1 8 : 1 2 A M B y : p b u s i n g e r C-1.0A 0 10 20 40 60 0 1 2 3 LEGEND EROSION CONTROL PLAN - PHASE 2A ABBREVIATIONS Engineering, Surveying & Planning WILSEY HAM 3130 La Selva Street, Suite 100 San Mateo, CA 94403 650.349.2151 wilseyham.com Fi l e : H : \ 8 1 8 - S A R E S R E G I S \ 8 1 8 - 0 3 3 V M A P P h a s e 2 A & B \ E n g i n e e r i n g \ C o n s t r u c t i o n D r a w i n g s \ E r o s i o n C o n t r o l P l a n . d w g P l o t t e d : 8 - 2 3 - 1 8 @ 0 9 : 1 9 : 5 3 A M B y : p b u s i n g e r C-1.1A 0 10 20 40 60 0 1 2 3 LEGEND ABBREVIATIONS GRADING & DRAINAGE PLAN - PHASE 2A Engineering, Surveying & Planning WILSEY HAM 3130 La Selva Street, Suite 100 San Mateo, CA 94403 650.349.2151 wilseyham.com C-1.2A Fi l e : H : \ 8 1 8 - S A R E S R E G I S \ 8 1 8 - 0 3 3 V M A P P h a s e 2 A & B \ E n g i n e e r i n g \ C o n s t r u c t i o n D r a w i n g s \ G r a d i n g a n d D r a i n a g e P l a n - P h a s e 2 A . d w g P l o t t e d : 8 - 2 3 - 1 8 @ 0 9 : 2 2 : 0 2 A M B y : p b u s i n g e r V A C A N T M I L L E R A V E P A R K I N G L O T / C A D E N C E P H A S E 2 , S O U T H S A N F R A N C I S C O , C A L I F O R N I A A 1 2 .0 108.2 2 .2 0 1 8 P H A S I N G P L A N (2 A ) - L A N D S C A P EPHASING P L A N (2 A ) - C I V I L V A C A N T M I L L E R A V E P A R K I N G L O T / C A D E N C E P H A S E 2 , S O U T H S A N F R A N C I S C O , C A L I F O R N I A A 1 2 .0 208.2 2 .2 0 1 8 P H A S I N G P L A N (2 A ) - B U I L D I N G F L O O R P L A N S MILLER AVENUE CY P R E S S A V E N U E TAMARACK LANE 18 .5 % 9.2 5 % 6% UP DN 20'-0" 3CY PAPER RECYCLE 3CY PAPER RECYCLE 96 GAL RECYCLE 96 GAL COMPOST 3CY WASTE BINS 3CY WASTE BINS 3CY WASTE BINS 3CY WASTE BINS 96 GAL COMPOST 96 GAL RECYCLE 96 GAL RECYCLE OC AC 30"∅ CHUTE30"∅ CHUTE OC MCP UP DN MILLER AVENUE CY P R E S S A V E N U E TAMARACK LANE UP DN 18 .5 % 9.2 5 % 20'-0" DN MILLER AVENUE CY P R E S S A V E N U E TAMARACK LANE UP DN MILLER AVENUE CY P R E S S A V E N U E TAMARACK LANE UP DN MILLER AVENUE CY P R E S S A V E N U E TAMARACK LANE DN UP DN 1.9%2.6% MILLER AVENUE CY P R E S S A V E N U E TAMARACK LANE SOLAR READY 600 SF SOLAR READY 600 SF SOLAR READY 600 SF SOLAR READY 600 SF SOLAR READY 320 SF SOLAR READY 280 SFUP DN FLOOR 02 FLOOR 03 FLOOR 04 FLOORS 05-07 FLOOR 08 ROOF V A C A N T M I L L E R A V E P A R K I N G L O T / C A D E N C E P H A S E 2 , S O U T H S A N F R A N C I S C O , C A L I F O R N I A A 1 2 .0 308.2 2 .2 0 1 8 P H A S I N G P L A N (2 A ) - E L E V A T I O N S 5'-1" UP DN UPDN 5'-1" UP DN UPDN 5'-1" UP DN UPDN 5'-1" UP DN UPDN M I L L E R A V E N U E - E A S T E L E V A T I O N A D J A C E N T P R O P E R T Y - S O U T H E L E V A T I O N T A M A R A C K L A N E - N O R T H E L E V A T I O N A D J A C E N T P R O P E R T Y - W E S T E L E V A T I O N Cadence Phase 2: Draft Conditions of Approval Page 1 DRAFT CONDITIONS OF APPROVAL P17-0102: UP17-0019, DR17-0067, DAA18-0002 405 Cypress Avenue, 204, 208, 212/214, 216 Miller Avenue As recommended by the Planning Commission on September 6, 2018 PLANNING DIVISION CONDITIONS OF APPROVAL 1. The applicant shall comply with the Planning Division’s standard Conditions and Limitations for Commercial, Industrial, Mixed-Use and Multi-Family Residential Projects, as amended and attached to this document, except where otherwise amended by the following Conditions of Approval. 2. The project shall be constructed and operated substantially as indicated on the plan set prepared by BDE Architecture, dated June 7, 2018 and approved by the City Council in association with P17-0102 as amended by the conditions of approval. The final plans shall be subject to the review and approval of the City’s Chief Planner. 3. The construction drawings shall comply with the City Council approved plans, as amended by the conditions of approval, including the plans prepared by BDE Architecture, dated June 7, 2018. 4. Any modification to the approved plans shall be subject to SSFMC Section 20.450.012 (“Modification”), whereby the Chief Planner may approve minor changes. All exterior design modifications, including any and all utilities, shall be presented to the Chief Planner for a determination. 5. 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 and Chief Planner. 6. Signage is not included in project entitlements. Prior to installation of any project signage, the applicant shall submit an appropriate sign application per Chapter 20.360 of the Zoning Ordinance for review and approval. 7. The applicant shall submit final designs of all off-site improvements for City review and approval. 8. The applicant shall comply with all terms and conditions specified in the Development Agreement Amendment (DAA 18-0002). 9. The applicant shall comply with all terms and conditions specified in the Purchase and Sale Agreement (PSA) for 216 Miller Avenue. Cadence Phase 2: Draft Conditions of Approval Page 2 10. The applicant shall comply with all applicable mitigation measures outlined in the Mitigation Monitoring and Reporting Program (MMRP) for the Downtown Station Area Specific Plan. 11. The project construction drawings shall comply with the following recommendations of the Noise Assessment prepared by Edward L. Pack Associates, dated January 8, 2018:  To comply with the 65dB CNEL limit of the City of South San Francisco Noise Element at the landscaped podium areas, construct 42” acoustically- effective railing at the southerly edges of both landscaped podium areas. The railings shall connect air tight to the building at each end. The railing height is in reference to the nearest podium floor elevation (Figure 3 in the Assessment shows the locations of the recommended noise control podium ratings).  For residential units, provide recommended STC rated windows and exterior doors, or equivalent, as illustrated in Figure 4 of the assessment.  Maintain the ability to remain closed at all times all windows and glass doors of living spaces on all floors facing west, south, or into the landscaped podium areas, with the exception of the floor living spaces facing into the podiums that are tucked back, as shown on Figure 3 of the assessment.  Provide a mechanical ventilation system for all living spaces with a closed window condition, to bring in fresh air from the outside.  To ensure that the sound insulation features of project windows will be maintained, the window frames at impacted living spaces must be caulked to the wall opening around their entire perimeter with an acoustical sealant. The sliding window panels must form an air-tight seal with the frame when in the closed position.  The acoustical test report of all sound rated windows should be reviewed by a qualified acoustician to ensure that the chosen windows will adequately reduce traffic noise to acceptable levels. 12. The applicant shall notify all prospective tenants in writing that the project is within an urban downtown with regular and typical noise and emissions due to its location. 13. The project’s construction drawings and operational plan shall comply with the following recommendations of the Miller Cypress Phase 2 Traffic Study , prepared by Hexagon Transportation Consultants, Inc., dated December 1, 2017:  Construct and maintain landscaping and signage to ensure an unobstructed view for drivers exiting the site.  Install a visual pedestrian warning system at the project driveways to alert pedestrians when a vehicle is exiting the project. Cadence Phase 2: Draft Conditions of Approval Page 3  Establish no-parking zones adjacent to the driveway on Miller Avenue, to ensure that exiting vehicles can see pedestrians on the sidewalk, and vehicles on the road.  Assign parking spaces on dead-end aisles to residents. 14. The applicant shall comply with the programmatic measures of the Transportation Demand Management Plan prepared by Hexagon Transportation Consultants, dated June 27, 2018. The applicant shall submit annual TDM reports as required by the TDM plan, to demonstrate compliance. If it is determined that the TDM measures are not achieving the project’s goals, the applicant shall introduce additional measures as necessary. 15. The applicant shall comply with the project-specific recommendations of the Miller Parcels B and C, prepared by Illingworth & Rodkin, Inc., dated December 6, 2017: Implement the following measures to minimize emissions from diesel equipment: a) All diesel-powered off-road equipment larger than 50 horsepower and operating at the site for more than two days continuously shall meet U.S. EPA particulate matter emissions standards for Tier 2 engines or equivalent. b) All portable pieces of construction equipment (i.e., air compressors, cement mixers, concrete/industrial saws, generators, and welders) meet U.S. EPA particulate matter emissions standards for Tier 4 engines or equivalent. c) Avoid staging equipment adjacent to residences. 16. The applicant shall comply with the recommendation of the Cultural Resources Evaluation for the Cadence Phase 2 Project, prepared by Archaeological Resource Management, dated December 13, 2017:  Implement an archeological monitoring program during subsurface demolition and construction for the proposed project. 17. Provide a designated area along the project frontage on Miller Avenue for delivery trucks, and secure on-street temporary parking permits to reserve spaces on Cypress Avenue through the Finance Department to accommodate larger trucks for resident move-in and move-out, as needed. 18. Parking for the construction phase shall be provided within the project parking structure, upon approval by the Chief Building Official and Fire Marshal. 19. Per SSFMC Section 20.280.006 (G) (Unbundling Parking from Residential Uses), up to 50% of the required parking spaces may be unbundled and rented separately from the residential units. All parking spaces shall be reserved for residents and authorized guests of the project. 20. Assign residential parking spaces to units, and utilize a permit parking system for unbundled parking spaces, to minimize conflict within the parking area. Cadence Phase 2: Draft Conditions of Approval Page 4 21. Assign tandem parking spaces to the same unit. 22. Compact parking shall be labeled and assigned/leased to residents with compact vehicles, as much as possible to ensure proper circulation on-site. 23. Approval of a parking reduction includes a reduction of 23 spaces below the Downtown Parking requirements, and the provision of 122 compact parking spaces onsite. 24. The residential parking areas shall be secure, accessible via key card or fob. 25. All parking areas are to be maintained free and clear of litter and storage and shall remain clear for parking at all times. No storage of materials or personal items is permitted in parking areas. 26. 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 Landscape Architect. The plans shall include documentation of compliance with SSFMC § 20.300.007 “Landscaping”, including Water Efficient Landscaping and Irrigation calculations. 27. 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 obtain a permit for any tree removals or alterations of protected trees, and avoid tree roots during trenching for utilities. 28. All landscaping installed within the public right-of-way shall be maintained by the applicant. 29. Architectural and building projections up to 2’ may be permitted into the public right- of-way at 15’ minimum height. These projections shall be shown in encroachment permit plans and building permit plans. 30. Prior to issuance of any building permits for vertical construction, the applicant shall include in the development plans the following Climate Action Plan requirements, subject to review and approval by the Chief Planner or designee:  Install conduit to accommodate wiring for solar.  Use of high-albedo surfaces and technologies as appropriate, as identified in the voluntary CALGreen standards.  Implement the Water Efficient Landscape Ordinance. Establish a variable- speed pump exchange for water features. 31. The public art installation proposed for the project shall be designed and installed through a separate public review process with the City, at the direction of the Chief Planner and the Parks and Recreation Director. Cadence Phase 2: Draft Conditions of Approval Page 5 32. If the proposed reduction to the Private Storage requirement results in unfavorable conditions related to storage on balconies, or within approved on-site parking spaces, the applicant shall provide off-site storage options to residents, with prior approval by the Chief Planner. 33. Install street lighting along the project sidewalk frontage per City specifications and spacing requirements (as feasible with consideration for existing PG&E and similar underground utility locations), Sternberg Lighting catalog numbers as follows:  Number of Arms: 1A  Arm Roadway Fixture: 1531  Light Source: -10ARC40T2-MDH03-SV1  Roadway Options: -R-HS-HB  Arm: CA6  Number of Arms: 1AM  Arm Pedestrian Fixture: 1521LED  Ped Light Source: -4ARC40T2-MDL03-SV1  Ped Options: -HSHB  Arm: CA6  Pole: /6920ARTS/RSB4/  FINISH: BK 34. Install street furniture, trash receptacles, and bicycle racks along the project sidewalk frontages. The Planning Division shall review and approve all street furniture, trash receptacles and bicycle rack options during the Building Permit process. 35. The applicant shall install three-inch diameter, PVC conduit along the project frontage, in the right-of-way, if any trenching is to take place, for the purpose of future fiber installation. Conduit shall have a pull rope or tape, and pull boxes. A #8 stranded trace wire will be installed in the conduit or other trace wire system approved by the City. 36. 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. 37. 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. 38. The applicant is responsible for providing site signage during construction, containing Cadence Phase 2: Draft Conditions of Approval Page 6 contact information for questions from the public regarding the construction. 39. Prior to the issuance of any building or construction permits, the applicant shall contact the South San Francisco Scavenger Company to properly size any required trash enclosures and work with staff to locate the trash enclosur e in accordance with the zoning ordinance, SSFMC 20.300.014. The applicant shall provide an approval letter from South San Francisco Scavenger to the Chief Planner, prior to issuance of building permits. 40. After the building permits are issued, but before beginning construction, the applicant shall hold a preconstruction conference with City Planning, Building, and Engineering staff and other interested parties. The developer shall arrange for the attendance of the construction manager, contractor, and all relevant subcontractors. 41. The applicant shall submit a Parking and Traffic Control Plan for construction with the application for Building Permit, for review and approval by the Chief Planner and City Engineer. 42. The applicant shall provide a large-scale mockup of a section of a representative exterior wall that shows the cladding materials and finishes, windows, trim, and any other architectural features of the building to fully illustrate typical building fenestration. A site inspection by Planning Division staff will be required prior to proceeding with exterior finishes. Upon inspection and approval, the applicant may remove the mock-up wall. 43. Prior to issuance of certificate of occupancy for residential uses, the applicant shall pay any applicable childcare fees in accordance with South San Francisco Municipal Code Chapter 20.115. Based on the plans dated June 7, 2018, the childcare impact fee estimate for the residential units is: Residential: $1,851 x 195= $360,945 44. The applicant shall pay Parks and Recreation Impact fees prior to issuance of the certificate of occupancy, and shall be calculated as follows, per South San Francisco Municipal Code Chapter 8.67: Acquisition Fee: # of Units x Avg. Residents x Ac. Required Per Unit x Market Value of Land x Discount Rate 195 x 1.78 x .003 x 3,000,000 x .7 = $2,186,730 Construction Fee: # of Units x Avg. Residents x Ac. Required Per Unit x Construction Cost x Discount Rate 195 x 1.78 x .003 x 1,019,911 x .7 = $743,423 45. Prior to issuance of the certificate of occupancy for the development the applicant shall pay applicable bicycle and pedestrian impact fees in accordance with South San Cadence Phase 2: Draft Conditions of Approval Page 7 Francisco Municipal Code Chapter 8.68. Based on the plans dated June 7, 2018, the bicycle and pedestrian impact fee estimate for the project is: Residential: Average Daily Trips (ADT)/unit x #of Units x Cost per ADT 6.7 x 25.31 x 195 = $33,067 46. The Sewer Capacity Charge shall be imposed and paid prior to issuance of a building permit for the residential portion of the project. For the commercial portion of the project, the Sewer Capacity Charge shall be imposed and paid prior to issuance of a bui lding permit, except that the Water Quality Control Plant Superintendent, or designee, may allow for payment at a later date, provided than in no case shall a final certificate of occupancy be issued prior to payment of the applicable Sewer Capacity Charge. Based on the plans dated June 7, 2018, the Sewer Capacity Charge estimate is $667,221.33. A discount will be applied for any existing development on the project site. Planning Division contact: Adena Friedman, (650) 877-8535 ENGINEERING DIVISION CONDITIONS OF APPROVAL The conditions for approval are general conditions that apply to your proposed project and are based on the set of plans we received on June 12, 2018 for above permit number; including supplemental documents. All improvements stated below are at no cost to the City. All applicable City of South San Francisco engineering permits, including associated fees and deposits, are to be paid by the Applicant. Standard engineering conditions can be found online: http://www.ssf.net/home/showdocument?id=2362 Below are the special conditions that may apply to the subject permit, which may overlap with any standard development conditions. General 1. The Owner shall coordinate with the Public Works department to ensure any proposed repair to the sewer lateral, sidewalks, curb and/or gutter will be satisfactory to the City and shall obtain an encroachment permit for any work in the public right of way and shall be responsible for all applicable fees and deposits. All work related to these requirements shall be accomplished at the Owner’s expense. 2. Because this proposed project results in a remodeling, alteration, or enlargement of greater than 25% of the building area (square footage), the Owner shall meet all associated City Cadence Phase 2: Draft Conditions of Approval Page 8 Municipal Code requirements related to the sewer lateral including, though not necessarily limited to, the following. a. The Owner shall call the Public Works Inspector at 650-829-6656 for instructions on performing CCTV and locating of the sewer lateral from the building foundation to the public sewer main. Video from this inspection shall be provided to the City for review as instructed. b. If a City-approved sewer cleanout is present in the sidewalk, the Owner shall repair or replace damaged portions of the sewer lateral between the building foundation and the upstream end of the cleanout wye, as well the cleanout frame and cover, as directed by the Inspector. The Owner is informed that in many cases, if pipe that connects to the upstream side of the wye is disturbed, the wye and cleanout assembly must also be replaced. This requirement also applies if there is no sidewalk, and the cleanout is no more than 3 feet behind the back of the curb line (if a curb is present), or no more than 3 feet behind the property line if there is no sidewalk, curb, or gutter. c. If no City-approved cleanout exists in the locations described above, the Owner shall repair or replace damaged portions of the lateral between the building foundation and the sewer main, including the wye or break-in connection at the sewer main, as directed by the Inspector. Depending on the nature of the repairs, a second, post- repair video inspection of the lateral may be required, as determined by the inspector. The Owner shall additionally install a new cleanout per City standards in the applicable location described above, and no closer than 5 feet away from the nearest driveway. Installation of a new sewer cleanout at the proper location will in most cases require installation of a new sewer lateral. d. The Owner shall coordinate with the Inspector to ensure that any necessary sewer lateral repair or replacement work will be satisfactory to the City, shall obtain an encroachment permit for any work in the public right of way, backyard utility easement, or alley. All work related to these requirements shall be accomplished at the Owner’s expense. e. Regardless of whether any sewer lateral work is required, the Owner shall obtain a certificate of sewer lateral compliance from the City before the City will provide the first inspection of the new plumbing work, if plumbing work is included in the project. If no plumbing work is included in the project, the Owner shall obtain the certificate of compliance before the first inspection of any work in the building. 3. Contractors must have a Class A license for any work in the street (beyond the face of curb). Contractors with a Class A license may perform any and all work associated with building Cadence Phase 2: Draft Conditions of Approval Page 9 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. Plan Submittal 4. Developer 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, Demolition Plan, Grading Plan, Horizontal Plan, Utility Plan(s), Detail Sheet(s), Erosion Control Plan, and Landscape Plans, (landscape plans are for reference only and shall not be reviewed during this submittal). Utility plan shall clearly identify all existing and proposed utilities and shall identify and describe how abandoned utilities are to be removed. 5. The Developer shall submit a grading plan that clearly states the amount of cut and fill required to grade the project. Grading plan shall clearly indicate existing and proposed elevations of all catch basins in the vicinity of the proposed project and all existing and proposed easements. If excavation and grading work involves movement of more than 50 cubic yards of soil, a grading permit is required. Developer is responsible for all associated fees and deposits. 6. The developer shall submit a utility plan showing all sewerlines, storm drainlines, and waterlines. One correctly sized sewer lateral shall be installed to service each parcel. A sanitary sewer manhole shall be installed onsite, near the property line, to serve as a cleanout for the lateral as it connects to the City’s sanitary sewer system. All sewerlines located on-site shall remain private and the developer shall be responsible to maintain those lines. Proper easements shall exist or created to run utilities lines from one parcel through the other parcels. 7. 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. Required items on the site plan include: A complete topographic survey of the site including existing contours of the property (extending 15” into adjacent property and the adjacent roads and lanes); show Cadence Phase 2: Draft Conditions of Approval Page 10 new contours and proposed elevations on the proposed site plan; size, material, class, slope and invert of all drain pipes, top of curb. 8. For all gravity flow underground pipes (SD and SS), show arrows indicating direction of flow. 9. All improvements shall be designed by a registered civil engineer and approved by the Engineering Division. 10. At the time of Building Permit application, the Developer shall provide the stormwater/hydrology/ hydraulic/C3 and C6 Development Review Checklist. A dep osit of $5,000 shall be provided for technical review and submitted at the same time. If this deposit is depleted, and the project is not complete, the applicant shall replenish the deposit with the same amount as the initial deposit. Once the project has received a Certificate of Occupancy, the City shall reimburse the applicant with the remainder of the deposit. 11. The Developer shall submit a copy of their General Construction Activity Storm Water Permit Notice of Intent and Storm Water Pollution Prevention Plan (SWPPP), where required by State or Federal regulations, to the Engineering Division for our information. These documents shall be submitted prior to receiving a grading or building permit for the subject project. 12. The Developer shall submit Traffic and Pedestrian Control Plans for any proposed work in Miller Avenue, Tamarack Lane, and Cypress Avenue, and/or any area of work that will obstruct the existing pedestrian walkways. 13. The Engineering Division reserves the right to include additional conditions during review of the building permit application. 14. The owner 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 and that all easements are verified and in conformance with the plans. A letter certifying the foundation forms shall be submitted to the Engineering Division for approval. Permits 15. At the time of Building permit the Developer shall submit a deposit for the following: a. Hauling/Grading Plan Check and Permit Processing. Provide Cubic Yards for deposit amount. Cadence Phase 2: Draft Conditions of Approval Page 11 b. Improvement Plan Check/Civil Review. Provide cost of improvements for deposit amount. 16. The developer shall apply for the grading permit with the Engineering Division and shall submit an application, all documentation, fees, deposits, bonds and all necessary paperwork needed for the application. The developer shall place an initial $30,000 cash deposit with the City for environmental compliance inspection personnel time, which includes, but not limited to, air quality, grading and storm water pollution inspections. If this deposit is depleted, and the project is not complete, the applicant shall replenish the deposit with the same amount as the initial deposit. Once the project has received a Certificate of Occupancy, the City shall reimburse the applicant with the remainder of the deposit. The Developer 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. 17. A Hauling Permit shall be required for excavations and off-haul or on-haul, per Engineering requirements; should hauling of earth occurs 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. 18. The Developer shall obtain a Demolition Permit to demolish the existing buildings. The demolition permit shall be obtained from the Building Division and the Developer shall pay all fees and deposits for the permit. The developer shall provide letters from all public utilities stating all said utilities have been properly disconnected from the existing buildings. The Developer shall submit a spreadsheet to the City’s Engineering Division of the existing buildings, which are slated for demolition. 19. An Encroachment Permit is required for any work to be done within the public right-of- way. The Developer shall pay all permit and inspection fees, as well as any deposits and/or bonds required to obtain said permits. 20. As part of the Encroachment Permit application, the applicant shall submit a deposit of $5,000.00 in order for City staff and/or the City's Construction Coordination consultant to charge their time in coordinating construction activities related to the project with the City, General Contractor and other affected parties that will need constant communication. If this deposit is depleted, and the project is not complete, the applicant shall replenish the deposit with the same amount as the initial deposit. Once the project has received a Certificate of Occupancy, the City shall reimburse the applicant with the remainder of the deposit. Cadence Phase 2: Draft Conditions of Approval Page 12 Mapping 21. All applicable mapping shall be done and recorded with the San Mateo County Clerk – Recorder’s Office prior to the Building Permit submittal. 22. The Applicant shall complete a Lot Merger prior to the Certificate of Occupancy. Developer shall pay all fees and deposits as required by the selected option. Right-of-Way 23. Prior to Building Permit issuance, the Developer 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 Developer will be responsible to ensure that the condition of the street is in at least existing condition or better after construction is completed. 24. Developer shall ensure the proposed trees and planting locations do not interfere with underground utilities or the joint trench. The developer will be required to install root barrier measures to prevent the sidewalk from uplift at no cost to the City. 25. The Developer shall have the full adjacent streets repaved (Miller and Tamarack), curb to curb; after all utility work has been completed. 26. Developer shall ensure that the pavement markings in Miller Avenue, Cypress Avenue, and Tamarack Lane are restored and upgraded to meet current City standards. No partial removal and replacement of pavement markings is allowed. All pavement markings damaged or altered shall be fully replaced. 27. The developer shall replace all existing sidewalk, curbs, and gutters along the north portion of Miller Avenue along the project frontage. The sidewalks, curbs, and gutters are to be constructed to current City standards and to the satisfaction of the City Engineer at no cost to the City. This may include sidewalk that may not be immediately adjacent to proposed property but is related to the project. (New sidewalks shall be a minimum of 10 feet wide, consistent with the DSASP.) 28. All new public improvements required to be constructed to accommodate th e development shall be installed at no cost to the City and shall be approved by the City Engineer and constructed to City standards. The work shall be performed in accordance with an encroachment permit obtained by the developer from the Engineering Division, prior to the approval of the final map, or a subdivision improvement agreement approved by the City Council and shall be accomplished at no cost to the City. All new public improvements shall be completed within one year of obtaining a Building Permit for the Cadence Phase 2: Draft Conditions of Approval Page 13 proposed development, or with City approval of a construction phasing plan, prior to issuance of building permits. 29. The Developer shall provide an engineer’s estimate for all work performed with in the public right-of-way. 30. Unless controlled by a traffic signal, the developer shall install a R1 “STOP” sign, or equivalent, at each exit driveway from the project. Traffic 31. Prior to Building Permit issuance, Developer shall pay for each parking space that is affected during construction for the loss of parking revenue. Each space affected is $40 per month. A written agreement shall be made between the Developer and the City to memorialize the number of spaces affected and cost related to the loss of parking revenue. Parking meters and poles shall be removed and delivered to the City’s Corporation Yard. Applicant shall install new poles per the City’s direction and approval. The City shall install new smart meters after pole installation is complete. Stormwater 32. The developer shall submit to the City Engineer a storm drainage and hydraulic study for the fully improved development analyzing the impact of the fully improved upstream drainage basin on the subject project and evaluating the impact of the developed project on the existing downstream drainage system. The study shall evaluate the capacity of the existing drainage system and recommend any improvements necessary to accommodate runoff from the project and upstream properties. The study shall be submitted t o the City Engineer for review and approval. 33. The Developer shall design, construct and install the storm drainage improvements recommended by the approved storm drainage and hydraulic study at no cost to the city. Minor storm drains shall be designed to accommodate a 10-year design storm. Major trunk lines and pipes draining depressions shall be designed to accommodate a 25 -year design storm. Initial time of concentration shall be 5 minutes. Pipes shall be designed for open channel flow conditions and shall not be surcharged. 34. Storm drains for private property, wherever possible, shall be located within private streets or driveways. Storm drains shall not be installed along rear property lines, or at other locations not readily accessible to maintenance vehicles and equipment. Should storm drains be installed alongside lot lines, the lots to either side of the storm drain shall be designed to accommodate storm water overflows from the drainage system (due to a Cadence Phase 2: Draft Conditions of Approval Page 14 blocked pipe or catch basin) without damage to the adjacent buildings’ structure or foundations. 35. Storm drains shall be designed and installed in accordance with plans submitted by the developer’s Civil Engineer to the City Engineer for review and approval. New storm drains installed within public-streets or drainage easements shall be of minimum 12” diameter and manufactured of Class III, or better, reinforced gasketed concrete pipes or HDPE (SDR 26) pipe. 36. 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. 37. All off-site drainage facilities required by the City Engineer to accommodate the runoff from the subdivision shall be provided by the developer at no cost to the City. 38. The on-site drainage system shall be connected by private underground storm drains sized to accommodate the calculated runoff and discharging directly into a public storm drain system at a catch basin or manhole. Plans for this system shall be submitted to the City Engineer for review and approval. The expense for the installation of these improvements, together with all required permits; shall be borne by the developer. 39. All building downspouts shall be connected to rigid pip e roof leaders which shall discharge into an approved drainage device or facility. Lot drainage design shall be approved by the applicant’s soils engineer. Sanitary Sewer 40. The submitted sanitary sewer capacity study proposes an additional flow of 102 gpm to either Miller Avenue or Tamarack Lane. From the analysis it can be seen that the Tamarack Lane sewer pipe will not be able to support to the total flow of 102 gpm and thus it would need to be split between the two sewer pipes. As such, please revise the submitted calculations to clearly show how much flow is proposed to each pipe system. In addition, please provide the supporting calculations. 41. Sanitary Sewer plan shall show all existing utilities located in Miller Avenue, Cypress Avenue, and Tamarack Lane. Provide minimum horizontal and vertical clearances for all existing and proposed utilities. 42. 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. Cadence Phase 2: Draft Conditions of Approval Page 15 43. The on-site sanitary sewer system 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. 44. The developer shall utilize the Miller Avenue sewer pipeline, per the findings contained in the Sanitary Sewer Evaluation completed by Wilsey-Ham, and reviewed by the Engineering Divisions. 45. Developer shall install manholes in Miller Avenue and Tamarack Lane, where the sewer laterals connect to the City mains. Developer shall also install cleanouts at the property line for each sewer lateral. Manhole and cleanout work shall be completed by developer at no cost to the City. Utilities 46. All electrical and communication lines, service cabinets, and devices shall be placed underground within the property being developed. Pull boxes, junction structures, vaults, valves, and similar devices shall not be installed within pedestrian walkway areas. 47. Developer shall submit utility (PG&E / Cal Water) coordination documentation to the City, which highlights notification of work to be performed, response(s) from each utilit y owner (including existing utility plans from each owner), and proposed utility plans. 48. The Developer shall coordinate with the California Water Service for all water-related issues. All water mains and services shall be installed to the standards of the California Water Service. 49. Existing crosswalk push button pole shall be removed, protected and reinstalled as required by Public Works. 50. All proposed utility crossings shall be potholed, verified and shown on plans per the Cities direction. In addition, the developer shall submit profiles of all proposed utilities. 51. The developer shall submit proposed trench details. On-site Improvements 52. The developer shall submit a construction access plan that clearly identifies all areas of proposed access during the proposed development. Be advised, the developer shall not use Tamarack Lane as an access point nor for construction parking. The developer can use both Cypress Avenue and Miller Avenue as access points. Cadence Phase 2: Draft Conditions of Approval Page 16 53. All common areas area to be landscaped and irrigated. Submit landscape, drainage and grading plans for review and approval by the Engineering Division. 54. Prior to receiving a Certificate of Occupancy form the Building Division, the developer shall require their Civil Engineer to inspect the finished grading surrounding each building and to certify that it conforms to the approved site plan and that there is positive drainage away from the exterior of each building. The developer shall make any modifications to the grading, drainage, or other improvements required by the project engineer to conform to intent of their plans. Geotech 55. The developer shall submit three copies of final soils or geotechnical report for the project prepared by a registered civil engineer, which shall include the results of an investigation of the following: a. A geotechnical report on the investigation of (with recommendations for mitigating) seismic and other geological hazards, grading, and slope construction, stabilization and erosion control. b. A geological report with recommendations for excavation and grading. c. A structural foundation investigation with recommendations for all structures, including a settlement analysis. The report shall include recommendations for complying with the setback requirements (Section 7011) of the Uniform Building Coded if appropriate. d. Soil test R-values for determining pavement structural sections. e. A report investigating the presence of toxic or chemical contamination at the site. f. Trench backfill recommendations for all soils encountered in subdivision shall be made to assure 90% relative compaction between the select bedding around the pipe to within the lower limit of the sub-base. g. A hydrology investigation with recommendations for controlling underground water and surface runoff. 56. The recommendations contained in the report shall be included in the Site Grading and Drainage Plan and submitted for review and approval by the City Engineer. The Site Grading and Drainage Plan shall be prepared by the developer’s civil engineer and approved by the project geotechnical engineer. Cadence Phase 2: Draft Conditions of Approval Page 17 If you have any questions regarding the above Engineering comments, please contact Jason Baker (jasonb@wc-3.com) or (650) 754-6353. WATER QUALITY CONDITIONS OF APPROVAL The following items must be included in the plans or are requirements of the Stormwater and/or Pretreatment programs and must be completed prior to the issuance of a 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. Drains in street must have inlet and throat protection of a material that is not susceptible to breakage from vehicular traffic. 3. Roof leaders/gutters must NOT be plumbed directly to storm drains; they shall discharge to mechanical treatment and media filter. 4. Fire sprinkler test drainage must be plumbed to sanitary sewer. 5. Trash enclosure shall be covered, contained and the floor shall slope to a central drain that is connected to the sanitary sewer. 6. Install a condensate drain line connected to the sanitary sewer for rooftop equipment. 7. Residential units shall have water sub-meters. 8. Applicant must pay sewer capacity fee prior to issuance of building permits based on anticipated flow, BOD and TSS calculations if positive net difference and/or discharge type results. 9. Site may be subject to C.3 requirements of the Municipal Regional Stormwater Permit: 10. Sign and have engineer wet stamp forms for Low Impact Development. 11. Completed required forms for Low Impact Development. Forms must be on 8.5in X 11in paper and signed and wet stamped by a professional engineer. Calculations must be submitted with this package. Use required forms for completing documents, as old forms are no longer sufficient A completed copy must also be emailed to andrew.wemmer @ssf.net Cadence Phase 2: Draft Conditions of Approval Page 18 12. Complete required Operation and Maintenance (O&M) agreements. Use required forms for completing documents, as old forms are no longer sufficient A finished copy must also be emailed to andrew.wemmer@ssf.net Do not sign agreement, as the city will need to review prior to signature, prepare packet and submit with an address to send for signature. 13. Submit flow calculations and related math for LID. 14. The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo (No Dumping! Flows to Bay). 15. Landscaping shall meet the following conditions related to reduction of pesticide use on the project site: a. Plant materials selected shall be appropriate to site specific characteristics such as soil type, topography, climate, amount and timing of sunlight, prevailing winds, rainfall, air movement, patterns of land use, ecological consistency and plant interactions to ensure successful establishment. b. Existing native trees, shrubs, and ground cover shall be retained and incorporated into the landscape plan to the maximum extent practicable. c. Proper maintenance of landscaping, with minimal pesticide use, shall be the responsibility of the property owner. i. Integrated pest management (IPM) principles and techniques shall be encouraged as part of the landscaping design to the maximum extent practicable. Examples of IPM principles and techniques include: ii. Select plants that are well adapted to soil conditions at the site. iii. Select plants that are well adapted to sun and shade conditions at the site. In making these selections, consider future conditions when plants reach maturity, as well as seasonal changes. iv. Provide irrigation appropriate to the water requirements of the selected plants. v. Select pest-resistant and disease-resistant plants. Cadence Phase 2: Draft Conditions of Approval Page 19 vi. Plant a diversity of species to prevent a potential pest infestation from affecting the entire landscaping plan. vii. Use “insectary” plants in the landscaping to attract and keep beneficial insects. 16. No floatable bark shall be used in landscaping. Only fibrous mulch or pea gravel is allowed. 17. A SWPPP must be submitted. Drawings must note that erosion control shall be in effect all year long. 18. A copy of the state approved NOI must be submitted. Water Quality Control contact: Andrew Wemmer, (650) 829-3840 or Andrew.wemmer@ssf.net FIRE DEPARTMENT CONDITIONS OF APPROVAL 1. Install fire sprinkler system per NFPA 13/SSFFD requirements under separate fire plan check and permit for overhead and underground. 2. Fire sprinkler system shall be central station monitored per California Fire Code section 1003.3. 3. Install exterior listed horn/strobe alarm device, not a bell. 4. Elevator if provided shall not contain shunt-trips. 5. At least one elevator shall be sized for a gurney the minimum size shall be in accordance with the CFC. 6. Fire alarm plans shall be provided per NFPA 72 and the City of South San Francisco Municipal Code. 7. Provide fire extinguishers throughout the building 75 feet of travel. 8. All Non parking space curbs to be painted red to local Fire Code Specifications 9. Access road shall have all weather driving capabilities and support the imposed load of 75,000 pounds. 10. Road gradient and vehicle turning widths shall not exceed the maximum allowed by engineering department. Cadence Phase 2: Draft Conditions of Approval Page 20 11. Provide a secondary means of access to the rear of the building. 12. Provide fire hydrants with an average spacing of 400 feet between hydrants. 13. The fire hydrants shall have a minimum fire flow of 3000 gpm at 20 psi residual pressure for duration of 4 hours. 14. All buildings shall provide premise identification in accordance with SSF municipal code section 15.24.100. 15. Provide Knox key box for each building with access keys to entry doors, electrical/mechanical rooms, elevators, and others to be determined. 16. The access at the east side of the property does not have the code required access. 17. Local Fire Code and vehicle specifications and templates available at http://www.ssf.net/depts/fire/prevention/fire_permits.asp 18. Provide HMBP including what chemicals are present and to what quantities. 19. Provide a list of any hazardous material and quantities that will be present and locations. Include all flammable and combustible materials. 20. All buildings shall have Emergency Responder Radio Coverage throughout in compliance with Section 510 of the California Fire Code. 21. The new residential development will be assessed an adopted Public Safety Impact Fee, to be paid upon the date of final inspection or issuance of the certificate of occupancy of the residential units, whichever is earlier. The amount for high density residential is $563 per unit for the Police and Fire Departments. Based on the plans dated June 7, 2018, the estimated public safety impact fee for the residential units is: $563 x 195 = $109,785 Fire Department Contact: Tom Carney, (650) 829-6645 or tom.carney@ssf.net Cadence Phase 2: Draft Conditions of Approval Page 21 POLICE DEPARTMENT CONDITIONS OF APPROVAL 1. All construction must conform to South San Francisco Municipal Code Chapter 15.48.050 Minimum security standards for multiple-family dwellings, (Ord. 1477 § 1A, 2013; Ord. 1166 § 1, 1995) Per South San Francisco Municipal Code 15.48.085 -Additional Security Measures, the following conditions will also be required: 2. The applicant shall install and maintain a system allowing first responders to enter into the building(s) by means of a code to be entered into a keypad or similar input device. A permanent code shall be issued to the Police Department. Physical keys or electronic access cards will not satisfy this requirement. Please note this is separate from the Fire Department’s “Knoxbox” requirement. 3. 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. The interior opening mechanism for the aforementioned doors shall be of a design that prevents the same malicious locking/chaining. 4. 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, to prevent access and prevent people from loitering or concealing themselves in that area. 5. All exterior doorways shall be illuminated during darkness by a white light source that has full cut-off and is of pedestrian scale. 6. All interior common and service areas, such as the garage, bicycle storage area, fire escapes, etc, shall be illuminated at all times with a white light source that is controlled by a tamperproof switch or a switch located in an inaccessible location to passers-by. 7. Any exterior bicycle racks installed shall be of an inverted “U” design, or other design that allows two different locking points on each bicycle. 8. The mature height of all shrubbery shall be no higher than two feet, if so, it shall be maintained at a maximum height of two feet, and tree canopies shall be no lower than six feet above grade. 9. The applicant shall install and maintain a camera surveillance system that conforms to the technical specifications of South San Francisco Municipal Code Chapter 8.66.050 Cadence Phase 2: Draft Conditions of Approval Page 22 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 exteriors entrances/exits  Garage area (entire parking area, bike parking area, entrances and exits to the garage)  Bicycle storage area  Main lobby of building  Lobby of sales/leasing office  Loading docks  Any leasing or sales offices within the building shall be alarmed with a central station monitored silent intruder alarm system. The Police Department requires acknowledgement of these comments to include specific locations in the plans where the applicable change requests have been made. The Police Department reserves the right to review and comment upon the submission of revised and updated plans. Police Department Contact: Sgt. Mike Rudis, (650) 829-7260 Cadence Phase 2: Draft Conditions of Approval Page 23 STANDARD CONDITIONS AND LIMITATIONS FOR COMMERCIAL, INDUSTRIAL, MIXED USE, AND MULTI-FAMILY RESIDENTIAL PROJECTS Modified to address the scope of the project: P17-0102: UP17-0019, DR17-0067, DAA18- 0002 Entitlement and Permit Status 1. The permit shall not be effective for any purpose until the property owner or a duly authorized representative files an affidavit, 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. 2. The permit shall be subject to revocation if the project is not operated in compliance with the conditions of approval. 3. Minor changes or deviations from the conditions of approval of the permit may be approved by the Chief Planner and major changes require approval of the Planning Commission, or final approval body of the City, per SSFMC Chapter 20.450 (Common Procedures). 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. 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. Any request for temporary power for testing equipment will be issued only upon substantial completion of the development. Lighting, Signs, and Trash Areas 7. All exterior lights shall be installed in such a manner that is consistent with SSFMC Chapter 20.300 (Lot and Development Standards), and there shall be no illumination on adjacent properties or streets which might be considered either objectionable by adjacent property owners or hazardous to motorists. 8. No additional signs, flags, pennants or banners shall be installed or erected on the site without prior approval, as required by SSFMC Chapter 20.360 (Signs). Cadence Phase 2: Draft Conditions of Approval Page 24 9. Adequate trash areas shall be provided as required by SSFMC 20.300 (Lot and Development Standards). 10. Trash handling area must be covered, enclosed and must drain to sanitary sewer. This must be shown on the plans prior to issuance of a permit. If being installed in a food service facility the drain must be connected to a grease interceptor prior to the connection to the sanitary sewer. Landscaping, Construction, & Utilities 11. The construction and permitted use on the property shall be so conducted as to reduce to a minimum any noise vibration or dust resulting from the operation. 12. A plan showing the location of all storm drains and sanitary sewers must be submitted. 13. All sewerage and waste disposal shall be only by means of an approved sanitary system. 14. Prior to any on-site grading, a grading permit shall be obtained from the City Engineer. 15. All existing utility lines, underground cable conduits and structures which are not proposed to be removed shall be shown on the improvement plans and their disposition noted. 16. 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). 17. All planting areas shall be maintained by a qualified professional; the landscape shall be kept on a regular fertilization and maintenance program and shall be maintained weed free. 18. Plant materials shall be selectively pruned by a qualified arborist; no topping or excessive cutting-back shall be permitted. Tree pruning shall allow the natural branching structure to develop. 19. Plant materials shall be replaced when necessary with the same species originally specified unless otherwise approved by the Chief Planner. Parking Areas, Screening, & Drainage 20. All ducting for air conditioning, heating, blower systems, accessory mechanisms and all other forms of mechanical or electrical equipment which are placed on or adjacent to the building shall be screened from public view, in accordance with SSFMC Cadence Phase 2: Draft Conditions of Approval Page 25 Chapter 20.300 (Lot and Development Standards). 21. All parking spaces, driveways, maneuvering aisles, turn-around areas and landscaping areas shall be kept free of debris, litter and weeds at all times. Site, structures, paving, landscaping, light standards, pavement markings and all other facilities shall be permanently maintained. 22. All parking spaces, driveways, maneuvering aisles, and turn-around areas must drain and be plumbed to the sanitary sewer. 23. The onsite stormwater catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo (No Dumping! Flows to Bay). Public Safety 24. The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, “Minimum Building Security Standards” Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. 25. The applicant shall comply with the provisions of Chapter 15.24 of the Municipal Code, “Fire Code” Ordinance. The Fire Department reserves the right to make additional safety conditions, if necessary, upon receipt of detailed/revised building plans. 26. All fire sprinkler test and/or drain lines shall be connected to the sanitary sewer. Revised March 2013 Project Name: Cadence Phase 2 Zoning: Downtown Transit Core (DTC) Standard (per Sub-District)DTC Additional Standards Minimum Lot Size (sq. ft.)5,000 Y 47,272 sf Minimum Lot Width (sq. ft.)50 Y 340 ft Minimum Lot Depth (sq. ft.)n/a n/a Not applicable for this district. Floor Area Ratio (FAR) Minimum FAR 2 Y FAR: 4.4 (exceeds minimum) Maximum FAR 6 Exclusive of structured parking Y FAR: 4.4 Maximum FAR with Incentive Program 8 Exclusive of structured parking Y FAR: 4.4 Residential Density (units per acre; included within FAR above) Minimum Density 80 Y 180 du/ac Maximum Density 100 n/a Not applicable because of incentive program. Maximum Density with Incentive Program. Does not include density bonuses allowed per Chapter 20.390 Bonus Residential Density 180 (A)Y 180 du/ac, with submitted Community Benefits proposal Standard DTC Additional Standards Height (ft.) Maximum Building Height 85 See Section 20.300.006 Heights and Height Exceptions Y 84 ft building height. Height is measured from average grade plane, to top of parapet Minimum Ground Floor Height for non-residential uses 15; 12 min clearance See above and Section 20.280.005(B)(1)n/a Active and public ground-floor spaces (ie: lobbies) have floor-to-floor heights of 16' and 21'.No retail uses on ground floor. Retail-like spaces (ie: lobbies) were included rather than traditional retail in order to support prioritized Grand Ave and Linden Ave retail while still activating proposed project's street frontage. Maximum Finished Floor Height (residential)5 See above Y Max of 3' above its adjacent ground plane. Yards (ft.) Grand Avenue (east and west) Frontage n/a n/a No Grand Ave frontage Pedestrian Priority Zone Street Frontage At property line or 10 feet from curb (whichever is greater)Y Sidewalk is 10 ft wide along Miller Ave and Cypress Ave. Tamarack Lane has no formal pedestrian infrastructure, as it is a lane. Eastern Neighborhood Streets except Grand Avenue Frontage n/a n/a Not applicable for this district. Proposal Compliance for Project (please fill out Yes, No, or NA) Please stipulate how the proposal complies (ex. provide specific lot/ parcel data, measurements, etc.) South San Francisco Municipal Code City of SSF -Conformance Development Checklist for Downtown Station Area Specific Plan Sub-Districts (SSFMC Section 20.290.004) Project Address: 405 Cypress, 204, 208, 214, 216 Miller Lot, Density, and FAR Standards Downtown Transit Core (DTC) District Limitations: For qualifying affordable Senior Housing projects; and, for developments on corner parcels or lots greater than one acre. Building Form and Location Standards – Downtown Transit Core (DTC) District Project Name: Cadence Phase 2 Zoning: Downtown Transit Core (DTC) Proposal Compliance for Project (please fill out Yes, No, or NA) Please stipulate how the proposal complies (ex. provide specific lot/ parcel data, measurements, etc.) South San Francisco Municipal Code City of SSF -Conformance Development Checklist for Downtown Station Area Specific Plan Sub-Districts (SSFMC Section 20.290.004) Project Address: 405 Cypress, 204, 208, 214, 216 Miller Lot, Density, and FAR Standards Downtown Transit Core (DTC) District Interior Side 0; 10 when abutting residential district Y* Beyond the 12" seismic gap provided from the property line for structural sesimic sway, the plan respects the intent to achieve as close as possible for a 0 setback. (Per Building Code requirements) Rear 0, 10 when abutting an R district (F)Y Rear frontage along Tamarack has 0 property setback. Maximum Lot Coverage (% of lot)100 See Ch. 20.040 Rules of Measurement Y 100% lot coverage Standard DTC Additional Standards Minimum Usable Open Space (sq. ft. per res. unit)100 See Supplemental Regulations 20.100.004(D)(10)Y Total usable open space of 19,694 sf for 195 units. Minimum Amount of Landscaping (% of site)n/a See Section 20.300.007 Landscaping n/a Not applicable for this district. Y Separate cover for proposed community benefits Y Separate cover for proposed community benefits Y Public art commitment Y Enhanced sidewalks, street furntiure, street trees, and lighting; Undergrounding of overhead utility lines; Installation of storm drain along portion of Miller Ave. N N N Y LEED rating ties to 5% more energy efficiency that CA 2016 Green Building Code A. Increased Density and FAR Incentive Program. An increase to the maximum FAR or maximum density as referenced in Table 20.280.004-1 may be permitted for buildings with the approval of a Conditional Use Permit through the satisfaction of a combination of the following public benefits: 1. To be eligible for an increase to the maximum FAR or density incentives under this subsection, the public benefits that are included as part of a development project must demonstrate a positive contribution that is above and beyond the minimum required impact fees and other requirements of the particular project. The following preferences for public benefits to the a. Local Hire Program; g. Provision of green building measures over and above the applicable green building compliance threshold required pursuant to Title 15 (“Building and Construction”) of the South San Francisco Municipal Code; b. Public art; c. Funding or construction of local streetscape enhancements as identified in the Downtown Station Area Specific Plan; d. Funding for enhanced public spaces; e. Funding for public safety facilities, community meeting rooms, child care or similar; f. Tenant space for local businesses or existing businesses in need of relocation; 20.280.005 Additional Development Standards Limitations: 1. Height break would occur a minimum of 30 feet from the front of the building. 2. Corner properties may be exempt from this requirement, subject to evaluation by the decision-making authority in the review process and consistent with the Open Space and Landscaping Standards - Downtown Station Area Specific Plan Sub-Districts Project Name: Cadence Phase 2 Zoning: Downtown Transit Core (DTC) Proposal Compliance for Project (please fill out Yes, No, or NA) Please stipulate how the proposal complies (ex. provide specific lot/ parcel data, measurements, etc.) South San Francisco Municipal Code City of SSF -Conformance Development Checklist for Downtown Station Area Specific Plan Sub-Districts (SSFMC Section 20.290.004) Project Address: 405 Cypress, 204, 208, 214, 216 Miller Lot, Density, and FAR Standards Downtown Transit Core (DTC) District Y Density within 1/2 mi of Caltrain; Transportation Demand Management plan including unbundled parking, welcome transit information package for resident, subsidized transit for new residents, bicyle facilities; on site facilities to promote telecommuting; walkability to downtown and on-site amenities to reduce auto trips Y Separate cover for proposed community benefits Y Separate cover for proposed community benefits Y Separate cover for proposed community benefits Y Separate cover for proposed community benefits n/a All ground floors are residential in use (apartments, townhomes, residential- serving lobbies, and residential parking) Y Max of 3 ft above its adjacent ground plan. n/a Not applicable for this district. n/a Not applicable for this district. n/a Not applicable for this district. Y Y Within 30 ft of every corner, the building is built up to the property line, with the exception of at the corner of Miller Ave and Cypress Ave, where the main entry steps back from the property line at the first two levels to create an expanded public plaza area, to which the building abuts. c. Applicant shall provide an explanation as to the way in which the proposed amenities will further the City’s goals and objectives as outlined in the SSF Downtown Station Specific Plan, and conformance of the proposed project with the General Plan, Specific Plan provisions and Zoning Ordinance, and that a reasonable nexus exists between the public benefit provided and the incentive granted. B. Heights and Building Setbacks. 1. Ground Floor Height. The minimum ground floor height for buildings with nonresidential uses at the ground level is 15 feet, with a minimum 12-foot clearance from floor to ceiling. For residential buildings, a ground floor garage may be exempt from this requirement, subject to evaluation by the decision-making authority in the review process. 2. Finished Floor Height for Residential Uses. The maximum finished floor height for ground floor residential uses is five feet above grade. C. Build-to Line. Buildings shall be constructed at the required setback for at least 65 percent of linear street frontage. Build-to-Line criteria for locations within the sub-districts include: 1. Along the east and west extents of the GAC sub-district, no setback is allowed. 2. Within the Pedestrian Priority Zone, in the LNC sub-district, and in the LCC sub-district, buildings should be built to the property line or 15 feet from the curb, whichever is greater. 3. In the TO/RD sub-district on Sylvester Road and other new roads that may be constructed, setbacks up to 20 feet are allowed. These should be used to accommodate a primary building entry plaza, seating or signage, as well as generous site landscaping. 4. Standards pertaining to other DRC and DTC sub-districts apply as appropriate. D. Corner Build Area. Buildings must be located in accordance with the required setbacks within 30 feet of every corner. Public plazas may be at the street corner provided buildings are built to the edge of the public plaza. h. Transit subsidy or other incentives for residents and/or employees; and i. Other developer proposed incentives achieving a similar public benefit. 2. For projects seeking either an increase to the maximum FAR or maximum density pursuant to this subsection, the following shall apply: a. Applicant shall submit financial evaluation and analysis, information, and evidence to allow for a reasonable assessment of the value of the benefits offered relative to the incentives being sought, including the proposed public benefits as outlined above. b. Applicant shall provide an assessment of the economic and/or intrinsic value of the proposed public benefit as compared with the economic value of the proposed development incentives requested by the applicant. The City may request an independent third party review, by a qualified appraisal expert, hired by the City at the applicant’s expense, to validate the valuation submitted by the applicant. This requirement is not intended to imply a need for the applicant to provide or disclose a complete project pro forma. Only the marginal costs of the proposed public benefit and incentive are required to be disclosed in the analysis. Project Name: Cadence Phase 2 Zoning: Downtown Transit Core (DTC) Proposal Compliance for Project (please fill out Yes, No, or NA) Please stipulate how the proposal complies (ex. provide specific lot/ parcel data, measurements, etc.) South San Francisco Municipal Code City of SSF -Conformance Development Checklist for Downtown Station Area Specific Plan Sub-Districts (SSFMC Section 20.290.004) Project Address: 405 Cypress, 204, 208, 214, 216 Miller Lot, Density, and FAR Standards Downtown Transit Core (DTC) District Y A total of 19,500 sf of usable open space is required for the 195 unit building, and the project provides 19,694 sf open space. Y All private open spaces are greater than 6 ft in each direction, and there are no private open spaces on the ground level. Y All podium landscaped courtyards, as well as the top-level deck, exceed the 20 ft dimension. Y Private unit balconies and patios are finished with pavers, topping slab, or textcoat and are extensions of the units themselves, with access provided via doors from either living rooms or bedrooms. Landscaped courtyards are professionally designed by the landscape architect to serve as amenities for the building residents. They include grills, dining areas, seating areas, fire elements for gatherings, and play areas. These landscaped courtyards have been designed to promote user comfort through the use of vegetation, orientation to southern sunlight, and orientation away from prevailign winds. The surfaces consist of a variety of materials. The roofdeck has a surface consisting of pedestal pavers and is professionally designed by the architect and landscape architect. Slopes do not exceed 10%. Y Each private unit balcony/patio is only for use by the unit occupant and their guests and is accessed by a doorway connecting the patio directly with either the unit living room or bedroom. Y All common open spaces are accessible to all residents living in the building and are accessed via either public corridors or other communal amenity spaces. Y, with exception Project is requesting a 36% private storage space reduction per code allowance based on proximity of storage to units. Y, with requested parking reduction Project is requesting approximately 25% parking reduction Y Total number of curb cuts are reduced from (5) to (2) and are located on the side of the building furthest from pedestrian corsswalks (and approximately 300 ft away from the nearest intersection corsswalks) a. Private Open Space. Private open space located on the ground level (e.g., yards, decks, patios) shall have no dimension less than 10 feet. Private open space located above ground level (e.g., balconies) shall have no dimension less than six feet. b. Common Open Space . Minimum dimension of 20 feet. 2. Usability. A surface shall be provided that allows convenient use for outdoor living and/or recreation. Such surface may be any practicable combination of lawn, garden, flagstone, wood planking, concrete, or other serviceable, dust-free surfacing. Slope shall not exceed 10 percent. a. Accessibility. i. Private Open Space. The space shall be accessible to only one living unit by a doorway to a habitable room or hallway ii. Common Open Space. The space shall be accessible to the living units on the lot. It shall be served by any stairway or other access way qualifying as an egress facility from a habitable room. F. Private Storage Space. Each residential unit shall have at least 200 cubic feet of enclosed, weather-proofed, and lockable private storage space with a minimum horizontal dimension of four feet. G. Required Parking. Parking shall be required in accordance with Chapter 20.330 for Downtown Districts. H. Limitations on Curb Cuts. Curb cuts shall be minimized and located where least likely to impede pedestrian circulation. Curb cuts shall be located at least 10 feet from any intersection curb return or pedestrian crosswalk. 1. Minimum Dimensions. E. Residential Usable Open Space. A minimum of 100 square feet of usable open space is required per residential unit and may be provided as common or private open space, or a combination. Private areas typically consist of balconies, decks, patios, fenced yards, and other similar areas outside the residence. Common areas typically consist of landscaped areas, patios, swimming pools, barbeque areas, playgrounds, turf, or other such improvements as are appropriate to enhance the outdoor environment of the development; these can be in the form of courtyards at the ground level or terraces over parking podiums or on rooftops. Project Name: Cadence Phase 2 Zoning: Downtown Transit Core (DTC) Proposal Compliance for Project (please fill out Yes, No, or NA) Please stipulate how the proposal complies (ex. provide specific lot/ parcel data, measurements, etc.) South San Francisco Municipal Code City of SSF -Conformance Development Checklist for Downtown Station Area Specific Plan Sub-Districts (SSFMC Section 20.290.004) Project Address: 405 Cypress, 204, 208, 214, 216 Miller Lot, Density, and FAR Standards Downtown Transit Core (DTC) District Y Trash access is provided along Tamarack Ln directly into the trash room rather than along the main thoroughfares of Miller or Cypress Ave. Two transformer rooms are located along Miller Ave; however, their supporting electrical rooms have purposely been placed internally and are accessed from within the garage rather than from the street frontage to reduce the amount of utility space fronting the streets. PG&E requires direct access to the transformers from the outside does not want screening in front of transformer rooms. Y -(24) short-term bike parking spaces are provided, which exceeds the required 10% of the required parking spaces -(80) long-term bike parking spaces are provided, which more than exceeds the required 25% of the 195 units (ie: 49 bike parking spaces). n/a No frontage along Grand Ave Y* Proposed plan includes retail-like street ground-level frontage to provide activation on the street but without pulling retail traffic from the focus of Grand and Linden Ave. Double volume lobby spaces with storefront (retail-like) glass and highlighted entries have a retail-like feel. They will activate the street through their use as the main entry and one of the furnished gathering places of the building. Along the remainder of the Miller and Cypress Ave facades, ground- level residential uses have been located so as to provide active uses that are visible to and from the street, just as retail spaces would. n/a No frontage along Linden Ave n/a Y* When the wall surfaces are measured in parallel with the existing grade, then >40% of this surface is made of openings. However, this is due to the fact that portions of the proposed walls are below grade or are "below the first floor" and, therefore, can't include openings. If measurement was taken horizontally (and not sloped), however, 60% of the exterior walls are comprised of windows, doors, or other openings. 20.280.006 Supplemental Regulations—Downtown I. Truck Docks, Loading, and Service Areas. Truck docks, loading areas, and service areas must be located at the rear or interior side of buildings and be screened so as not to be visible from public streets. Refer to Section 20.330.009 for specific requirements. J. Required Bicycle Parking. Bicycle parking will be provided on-site where public bicycle parking on sidewalks or in plaza and park spaces is not available. A reduction in short-term bicycle parking for commercial businesses will be considered based on contribution into a consolidated public bicycle parking amenity. Refer to Section 20.330.008 for specific requirements. A. Required Active Frontage. 1. Grand Avenue . A minimum of 75 percent of the frontage of a site along Grand Avenue in the Downtown shall be devoted to active uses; in the Eastern Neighborhood a minimum of 35 percent of the frontage of a site along E. Grand Avenue shall be devoted to active uses. 2. Pedestrian Priority Zone. Properties within the Pedestrian Priority Zone, as shown in Figure 20.280.006(A) (please refer to SSFMC), are encouraged to consider retail sales and/or eating and drinking establishment uses along the frontage of the site. Eastern Neighborhood streets besides Grand Avenue, such as Sylvester Road, are exempted from this requirement. 3. Linden Avenue in the Linden Neighborhood Center. A minimum of 65 percent of the frontage of a site along Linden Avenue in this area shall be devoted to active uses. 4. Exceptions. The Chief Planner may approve a reduction in these standards (not to exceed 25 percent of the standard) to allow for fire access, driveways, and for efficient site layout and site configuration. Exceptions beyond that are subject to Planning Commission approval B. Building Transparency and Required Openings. Exterior walls facing and within 20 feet of a front or street side property line shall include windows, doors, or other openings for at least 60 percent of the building wall area located between two and one-half and seven feet above the level of the sidewalk. No wall may run in a continuous plane for more than 20 feet without an opening. Openings fulfilling this requirement shall have transparent glazing and provide views into work areas, sales areas, lobbies, or similar active spaces, or into window displays that are at least 18 inches deep. They shall not provide views into parking or vehicle circulation areas. Project Name: Cadence Phase 2 Zoning: Downtown Transit Core (DTC) Proposal Compliance for Project (please fill out Yes, No, or NA) Please stipulate how the proposal complies (ex. provide specific lot/ parcel data, measurements, etc.) South San Francisco Municipal Code City of SSF -Conformance Development Checklist for Downtown Station Area Specific Plan Sub-Districts (SSFMC Section 20.290.004) Project Address: 405 Cypress, 204, 208, 214, 216 Miller Lot, Density, and FAR Standards Downtown Transit Core (DTC) District Y Y All street-facing facades vary in depth and direction through the use of bay windows, awnings, architectural fins, and furred wall sections. Y Roof heights vary signifacantly along the Miller Ave elevation due to architectural massing that segments the building through the use of two podium level courtyards. As a result, the roofline along Miller ranges from two to seven/eight stories. In fact, the use of these courtyards makes the overall buidling appear as a series of several buildings instead of a single building. And at the podium level, landscaping elements visible from the street (such as string lights or shrubs) help further soften the roofline along these portions of the building. Additionally, along much of the top floor, the building appears to step back due to exterior furring on all levels below the top level (so that there appears to be a change in wall plane at the top level). This visual setback, as well as a differentiated band of paint along the top floor of the exterior contributed to the sense that there are a series of rooflines at the high portions of the building. Finally, linear window bays and strategically placed awnings add a variety of low roofs across the building facades. Y Attention has been given to window details as far as the use of storefront glass at key entries and along portions of the lobby, in terms of coordinating the window trim colors appropriately with architectural intent, and in terms of furred walls that allow for windows on the same elevations to sit in different planes. Additionally, architectural fins purposefully segment the facades into defined areas. Color and texture have been applied thoughtfully to provide variety across the elevations and are consistently applied to the 3 street-facing elevations. Finally, garage openings along Miller and Cypress are shielded with louvres. Y Described above. Y* All street-fronting elevations have doors, windows, or garage grill openings that break wall planes from being more than 20' in length. The one exception is the stretch of wall along the easternmost end of Tamarack Ln. To address the lack of openings, a 20 ft long brick wall and a change in building plane and materials is proposed to provide some additional interest. The brick material was purposely added at this corner in order to upgrade the elevation, even though it doesn't front one of the pedestrian oriented streets of Miller and Cypress Ave. C. Architectural Articulation. Buildings shall include sufficient architectural design features to create visual interest and avoid a large- scale, bulky or “box-like” appearance. Different ways that this requirement may be met include, but are not limited to, those listed below; compliance with this requirement shall be evaluated by the decision-making authority in the review process. 1. Variety in Wall Plane. Exterior building walls vary in depth and/or direction. Building walls exhibit offsets, recesses, or projections with significant depth, or a repeated pattern of offsets, recesses, or projections of smaller depth. 2. Variety in Height or Roof Forms. Building height is varied so that a significant portion of the building has a noticeable change in height; or roof forms are varied over different portions of the building through changes in pitch, plane, and orientation. 3. Façade Design Incorporates Architectural Detail. The building façades incorporate details such as window trim, window recesses, cornices, belt courses, changes in material, or other design elements in an integrated composition. The use of materials, textures, and colors enhance architectural interest and emphasize details and changes in plane. Some of the architectural features of the front façade are incorporated into the rear and side elevations. 4. Balconies, Bay Windows, and other such Projections or Recesses. The building incorporates balconies, bay windows, entry porches or other projections and recesses in a pattern that creates architectural interest across the length of the façade. This method for achieving architectural articulation is most typically found on buildings that include residential uses. D. Blank Walls. Walls facing streets shall not run in a continuous plane for more than 20 feet without an opening. Openings fulfilling this requirement shall have transparent glazing and provide views into work areas, display areas, sales areas, lobbies, or similar active spaces, or into window displays that are at least 18 inches deep. Project Name: Cadence Phase 2 Zoning: Downtown Transit Core (DTC) Proposal Compliance for Project (please fill out Yes, No, or NA) Please stipulate how the proposal complies (ex. provide specific lot/ parcel data, measurements, etc.) South San Francisco Municipal Code City of SSF -Conformance Development Checklist for Downtown Station Area Specific Plan Sub-Districts (SSFMC Section 20.290.004) Project Address: 405 Cypress, 204, 208, 214, 216 Miller Lot, Density, and FAR Standards Downtown Transit Core (DTC) District n/a n/a n/a Y A coherent selection of exterior finish materials, including plaster, cementitious siding, and smooth concrete, have been chosen to create a unified building design. Further call-outs and material application is noted under separate cover of the subimttal application plans. Y Materials proposed are consistent with those used on other buildings Sares Regis and BDE has constructed and are designed to last. These products are warrantied, and much of the exterior will be painted to provide extra protection. Y Building will be LEED certified. Y Materials include stucco, cementitious siding, brick veneer, smooth concrete, as well as others. All are designed for muti-family residential construction. Y Accent materials and paint schemes have been proposed along the ground level of the Miller and Cypress elevations to enhance the pedestrian experience. They include storefront glass along the lobby portion of the groundplane, awnings above main building entries, and accent material along the walls. Y Application package submitted under separate cover includes further material locations and has been reviewed by the City through the Design Review process. Y Lobby entrances and windows, as well as ground-level apartment and townhome entries are all oriented towards and accessed from the public streets. Y The two lobby entrances incorporate building setbacks that form small entry plazas, awnings, and distinctive architectural fins above in order to differentiate and highlight these main building entries. 1. Exceptions. F. Building Orientation and Entrances. 1. Buildings shall be oriented to face public streets. Residential development adjacent to public spaces or connections shall be oriented facing onto the public space. 2. Building entrances shall be emphasized with small entry plazas, vertical massing, and architectural elements such as awnings, arcades, or porticos. 2. Use high quality, durable materials and finishes that provide a sense of permanence. 3. Give preference to sustainable materials, building systems and technologies. 4. Exterior materials may include stone, porcelain tile, brick, wood, stucco and other materials suited to commercial, mixed use, and residential construction. 5. In all cases, materials located at or near ground level should be high-quality, sturdy and visually interesting. 6. Materials must be approved by the City as part of the project review process. a. The maximum length of a blank wall may be 40 feet if it includes artwork approved by the City through the design review process as required by Chapter 20.480. b. The maximum length of a blank wall may be 30 feet for retail establishments with a gross floor area of 25,000 square feet or greater. c. The blank wall restrictions for a project may be reduced by the Chief Planner to address operational characteristics with which providing the required windows and openings is incompatible, such as in the case of a cinema or theater. Walls of street- facing buildings will exhibit architectural relief and detail, and/or will be screened with attractive landscaping, in such a way as to create visual interest at the pedestrian level. E. Exterior Building Materials and Colors. Refer to the guidelines in Chapter 5 of the Downtown Station Area Specific Plan and consider the following: 1. A unified palette of materials shall be used on all sides of buildings and structured parking. Project Name: Cadence Phase 2 Zoning: Downtown Transit Core (DTC) Proposal Compliance for Project (please fill out Yes, No, or NA) Please stipulate how the proposal complies (ex. provide specific lot/ parcel data, measurements, etc.) South San Francisco Municipal Code City of SSF -Conformance Development Checklist for Downtown Station Area Specific Plan Sub-Districts (SSFMC Section 20.290.004) Project Address: 405 Cypress, 204, 208, 214, 216 Miller Lot, Density, and FAR Standards Downtown Transit Core (DTC) District Y While the Miller-Cypress Ave entry is not technically angled, the recess and small plaza created at this corner to emphasize the entrance provides visibility from both of its adjacent streets and, in that, way seems to achieve the visibility intent of this guideline. Additionally, the awnings, archtectural fins, and storefront glass at this corner provide further differentiation from non-entry elements. n/a No commercial uses are proposed. Y* The stoops along Miller Ave are 16 sf, and those along Cypress Ave are 30 sf; however, we are requesting an exception as allowed, due to the fact that the design meets the intent of the code by providing individual entries that are visually highlighted. Incoporating additional square footage to the stoops would not improve the elevations but would significantly reduce the usability of the units themselves, thereby reducing the marketabiliy of these units and making it more likely that they might remain empty and would not serve housing needs or activate the building facade. Additionally, alternative design elements that have been incorporated into the entry designs include overhead awnings, differentiated paving materials, and planter pots, all of which serve to identify these areas along the facade as primary residential entries. Y Up to half of residential parking spaces will be unbundled to promote more efficient parking utilization. All spaces will be reserved for residential tenants within the Cadence Phase 1 and Phase 2 developments (or for guests visiting the property). 1. General. Y All parcels underlying the proposed building will share a single vehicular entry to each floor of parking (2 entries total) across the entire site. b. Minimize the number of vehicular access points from the following streets to reduce the total number of curb cuts: i. Miller Avenue.Y Only (1) vehicular access point is proposed, a reduction from the (3) currently in place. ii. Baden Avenue.n/a No Baden Ave frontage iii. Linden Avenue.n/a No Linden Ave frontage c. No curb cuts shall be allowed along Grand Avenue unless no other access is feasible.n/a No Grand Ave frontage 2. Surface Parking Lots. n/a No surface parking lots are being proposed. b. Landscape a minimum five feet perimeter setback area around parking lots.n/a No surface parking lots are being proposed. 3. Private or Shared Garages. n/a 4. Parking Structures. G. Unbundling Parking from Residential Uses. For residential condominium or other multi-family ownership projects, parking in excess of one space per unit may be sold or rented separate from the residential unit. For apartment developments, 50 percent of the required parking may be unbundled. All spaces shall be reserved for residential tenants within the development. H. Limitations on Location of Parking. 3. Entrances located at corners shall generally be located at a 45 degree angle to the corner and shall have a distinct architectural treatment to create interest at the intersection and facilitate pedestrian flow around the corner. Different treatments may include angled or rounded corners, arches, and other architectural elements. All building and dwelling units located in the interior of a site shall have entrances from the sidewalk that are designed as an extension of the public sidewalk and connect to a public sidewalk. 4. In residential mixed-use developments, entrances to residential units shall be physically separated from the entrances to the commercial uses and clearly marked with a physical feature such as a recess or projection incorporated into the building or appropriately scaled element applied to the façade. a. Organize at-grade garages for lower density residential development (i.e., rowhouses, townhouses) in well-landscaped parking lanes and parking courts leading to individual garages. a. Locate surface parking lots away from street edges or behind buildings and provide decorative, landscaped, or other screening. a. Share access drives and cross access easements to parking facilities wherever feasible in order to minimize curb cuts and potential conflicts with pedestrians. 5. All ground floor residential units shall have the primary entrance, either individual or shared, facing the public street or a pedestrian connection and shall incorporate a projection (e.g., porch or stoop) or recess at least 40 square feet in area, with a minimum depth of five feet. Alternative entry designs that face the street, such as a trellis or a landscaped courtyard entry, may be approved by the Chief Planner or Design Review Board. Project Name: Cadence Phase 2 Zoning: Downtown Transit Core (DTC) Proposal Compliance for Project (please fill out Yes, No, or NA) Please stipulate how the proposal complies (ex. provide specific lot/ parcel data, measurements, etc.) South San Francisco Municipal Code City of SSF -Conformance Development Checklist for Downtown Station Area Specific Plan Sub-Districts (SSFMC Section 20.290.004) Project Address: 405 Cypress, 204, 208, 214, 216 Miller Lot, Density, and FAR Standards Downtown Transit Core (DTC) District Y Proposed parking structure is visually camoflouaged from the sidewalk by residential "liner" units and amenity spaces along Miller and Cypress Ave along the ground level of the building so that the the ground level of the parking structure is not visible (other than at the vehicle entry). The proposed parking structure along Tamarack Lane is intgrated into overall building architecture and does not front sidewalks or formal pedestrian routes. n/a Parking structure is to serve residents only, so primary access will be from within the building to/from the residential units. Y Pedestrian entries to/from building lobbies are located far from vehicle garage entries and along straight portions of the drive aisle or at the ends of drive aisles so that these entries are visible before a driver approaches these areas. Y Existing block configuration remains intact. I. Maximum Block Length. Existing block configurations shall remain intact. Blocks shall not be consolidated. Wherever possible, mid- block pedestrian connections and alleys are encouraged especially where blocks exceed 300 feet in length a. Parking structures should be located away from primary pedestrian walkways, unless otherwise approved by the Chief Planner. b. Pedestrian entries and stairwells for parking structures should be located adjacent to public streets and along major pedestrian connections. c. Pedestrian entries should be located to minimize conflicts between pedestrians, bicycles and vehicles. City of SSF -Conformance Development Checklist for Downtown Station Area Specific Plan Design Guidelines Downtown Station Area Specific Plan Project Name: Cadence Phase 2 Block Size and Pattern Downtown DS-1 Retain the block pattern that characterizes the Downtown; where particulalry long blocks exist, attempt to insert mid-block pedestrian walkways Y Existing block pattern is maintained. Eastern Neighborhood N/A Does not fall within Eastern Neighborhood. Building Height DS-7 Restrict building heights as indicated in Figure 5.02 Y Building height is 84 ft, under the 85 ft limit for this area of the DSASP. DS-8 Moderate allowable building heights in certain situations to create a comfortable environment Y Around parks and public open spaces to maintain a pedestrian scale and maximize daylight/sky exposure n/a Not adjacent to parks or public open spaces. Along pedestrian walkways and sidewalks to provide a comfortable pedestrian scale Y Building height steps down to 2 stories along portions of the important Miller Ave pedestrian route - the longer dimension of the proposed building - for so as to create more visual interest and a more comfortable pedestrian environment fronting Miller Ave. Adjacent to existing residential neighborhoods, stepping down to two or three stories to provide a transition in scale n/a Surrounded by DTC (85' height limit) and DRC (65' height limit) districts. DS-9 Place taller buildings or building elements at corner intersections to achieve greater visibility, scale relationships, and architectural massing and interest Y A taller architectural element has been placed at the corner of Miller and Cypress Ave in order to provide a strong visual marker at this location. The exterior architecture at this corner has also been used to create more of a vertical orientation, in contrast with the rest of the building, which incorporates podium breaks and more horizontal architectural elements. DS-10 Vary building heights within blocks and parcels in order to provide visual interest and variety and to avoid a blocky, uniform appearance Y Roof heights vary signifacantly along the Miller Ave elevation due to architectural massing that segments the building through the use of two podium level courtyards. As a result, the roofline along Miller ranges from two to seven/eight stories. In fact, the use of these courtyards makes the overall buidling appear as a series of several buildings instead of a single building. And at the podium level, landscaping elements visible from the street (such as string lights or shrubs) help further soften the roofline along these portions of the building. Additionally, along much of the top floor, the building appears to step back due to exterior furring on all levels below the top level (so that there appears to be a change in wall plane at the top level). This visual setback, as well as a differentiated band of paint along the top floor of the exterior contributed to the sense that there are a series of rooflines at the high portions of the building. Finally, linear window bays and strategically placed awnings add a variety of low roofs across the building facades. DS-11 Buildings within the Pedestrina Priority Zone in the Downtown and those adjacent to public open space that exceed four stories in height should step back any additional story to maintain a comfortable scale. n/a Residential buildings over three stories in height, located on residential streets or public open space, should include a stepback for higher floors.n/a Site is located in the mixed-use Downtown Transit Core rather than in a solely resiential neighborhood. DS-12 Building design should provide optimal solar access to parks and other outdoor spaces Y Courtyards are oriented to be south facing to maximize solar access. Building Setbacks DS-13 Site buildings to reinforce the street edge or corner by maximizing building frontage along the street. Building setbacks will vary by street type Y Proposed building maintains frontage along the street and is planned to go up to the lot line on all sides except where it steps back at building entries, as desired for compfort and by the City's own guidelines. DS-14 For Grand Avenue and other pedestrian-friendly retail areas, locate the primary building façade at the property line.n/a Exceptions to this rule are allowed and encoruaged to emphasize the retail zone and widen the sidewalk.n/a DS-15 On non-pedestrian retail streets, allow for greater setbacks where the ground-floor use is residential n/a DS-16 A small portion of the building façade may be stepped back beyond the setback. This allows entry courts, public plazas, and building articulation at the ground level Y Proposed building steps back at main building entries in order to visually identify these locations and to provide visual access around corners. DS-17 Maintain neighborhood and street character by locating residential uses across the street from one another where possible Y Residential uses are shown along Cypress Ave directly across from residential uses in Phase 1 under construction on the other side of DS-18 Limit curb cuts to minimize pedestrian-vehicular conflicts Y Total number of curb cuts have been reduced from the existing (5) to the proposed (2), one of which does not even intersect a sidewalk or pedestrian route but is directly accessed from Tamarack Ln. Proposal Compliance for Project (please fill out Yes, No, or NA) Please stipulate how the proposal complies (ex.provide specific lot/parcel data, measurements, etc.) City of SSF -Conformance Development Checklist for Downtown Station Area Specific Plan Design Guidelines Downtown Station Area Specific Plan Project Name: Cadence Phase 2 Proposal Compliance for Project (please fill out Yes, No, or NA) Please stipulate how the proposal complies (ex.provide specific lot/parcel data, measurements, etc.) Building Design Building Massing and Articulation DS-19 Reduce the apparent bulk of a building by breaking it into smaller masses longitudinally and vertically Y Podium level courtyards interupt the continuous building mass along Miller Ave and give the building the appearance of being (3) separate buildings. Furthermore, architectural fins deployed across the facades, linear stacks of bay windows, and material and color breaks help provide visually break down the building mass. DS-20 Consider the impacts of shade and wind on open spaces, pedestrian corridors and retail streets in the massing and articulation of building facades Y The open space of landscaped podium courtyards is oriented towards the south to maximize solar exporsure and is protected from prevailing westerly winds by the arrangement of the building masses that border these courtyard spaces. Locate outdoor spaces where there will be good protection from wind Y See above. DS-21 Accentuate important downtown and Eastern Neighborhood gateways and edges in the plan area with architectural design n/a DS-22 Reinforce street corners with changes in architectural massing and height Y A taller architectural element has been placed at the corner of Miller and Cypress Ave in order to provide a strong visual marker at this location. Additionally, vertical architectural fins emphasize this vertical orientation and put it in contract with the more horizontally oriented ground levels spanning the entire Miller frontage. DS-23 Transition building heights at the edges of districts where the nearby uses are of a lower scale, avoiding an abrupt transition in height and bulk Y Surrounded by DTC (85' height limit) and DRC (65' height limit) DS-24 Throughout the Downtown and Eastern Neighborhood, create a largely continuous street wall to define the space of the street Y The building directly fronts the sidewalk, creating a largely continuous street wall. DS-25 Screen mechanical and other equipment from sight per the Zoning Code Y Rooftop mechanical equipment will be screened by parapets that extend beyond the roof. Building Orientation, Entries, and Facades DS-26 Ensure that the primary facades and entrance areas of all buildings face the street, open space, or other pedestrian-orientated circulation areas Y Primary facades and entrances face street DS-27 Encourage windows and storefronts at the street level and ground floor with clear, non-reflective glazing Y Lobbies have storefront glass, and groundfloor units have oversized windows. DS-28 Emphasize building entries with small entry plazas, vertical massing, and architectural elements such as awnings, arcades, or porticos Y The two lobby entrances incorporate building setbacks that form small entry plazas, awnings, and distinctive architectural fins above in order to differentiate and highlight these main building entries. Design entries so that they are clearly identifiable from the street Y See above. Provide a walkway leading from the street to the building entrance if not located directly off the sidewalk n/a DS-29 Enhance building entries and the adjoining pedestrian realm with plazas and landscaping Y Main building entries are set back from the sidewalk so as to create small entry plazas. Additionally, a narrow planter strip between the sidewalk and the building enhances the pedestrian realm by softening its edges. For retail development, orient multiple store entries to the to the plaza in addition to street-side entrances n/a No retail Utilize outdoor space for cafes or other outdoor retail uses n/a No retail DS-30 Design the floor-to-ceiling height of the first floor to be greater than that of upper floors to accommodate ground-floor retail space where permitted n/a No retail DS-31 Include features that add depth, shadow and architectural interest, such as balconies, recesses, cornices, bay windows, and step-backs at upper floors, consistent with the building's style and scaled for pedestrians Y Furred walls, vertical window bays, strategically placed awnings, recesses at main building entries, arcitectural fins that vary in their vertical or horizontal emphasis, and the inclusion of balconies all serve to add depth and visual interest across the facades. Additionally, on the ground floor, brick accents provide finer texture in proximity to the areas where pedestrians will be getting close to the building. DS-32 Limit blank walls along pedestrian-friendly streets Y Blank walls along the pedestrian friendly streets of Miller and Cypress Ave are minimized through the use of windows, entry doors, and recesses for unit entries. Building Design Guidelines for Specific Building Types Residential Buildings DS-33 Encourage provision of residential units that directly address the street edge through front doors, porches or patios, in addition to upper units that will be accessed from central lobbies Y Units along the groundfloor of Miller and Cypress Ave are directly accessed from the sidewalk rather than from internally within the building. DS-34 On non-retail streets, maintain a setback from the sidewalk or a slightly raised ground floor height to ensure residential privacy for ground floor units Y Bedrooms within the groundfloor units are located either on the second floor of the unit or on a slightly elevated floor finish as compared with the rest of the unit, per the plans submitted as part of the application. Additionally, unit entries are recessed from the sidewalk. City of SSF -Conformance Development Checklist for Downtown Station Area Specific Plan Design Guidelines Downtown Station Area Specific Plan Project Name: Cadence Phase 2 Proposal Compliance for Project (please fill out Yes, No, or NA) Please stipulate how the proposal complies (ex.provide specific lot/parcel data, measurements, etc.) DS-35 Use balconies, stoops, windows, and courtyards to provide architectural interest Y The integration of both individual unit entries and main building lobby entries throughout the ground level elevation creates visual interest and activation along these frontages. Additionally, recessed entry conditions and awnings at these locations break the building plane and create visual nodes and identifiers at the entry locations. Large storefront glass is used at the lobbies and creates visual interest in its differentiation from the residential character windows elsehwere along the ground level elevations. Vertical column elements with accent material create a sense of rhythm along the elevation and break down the building's length. On the upper levels, the landscaped podium courtyards not only break down the building mass and create variety in the height and building roofline, but they also allow for visual peeks of the landscaping and lighting to those walking or driving at the ground plane, thereby drawing interest upward on the building. Finally, a variety of bay windows, architectural fins, material changes, and color blocking all work in concert to create interest and segmentation of the building facades. DS-36 For residential development facing onto local residential streets or public open space, use lower-scale residential forms such as townhomes up to three stories in height at the street as a scale transition n/a Property fronts DTC and DRC districts. DS-37 Step higher floors back to moderate building scale in proximity to lower scale neighborhoods n/a Adjacent properties are zoned for 85' and 65'. DS-38 Provide clearly articulated residential building entries at the street Y Both individual unit entries and main building lobby entries open to the surrounding sidewalk. Recessed entries at the units mimic front stoops. Recessed building wallss, the introduction of small plazas, and overhead awnings at the main lobby entries visually identify these entries from the rest of the facades. Large storefront glass at the lobbies and differentiated architectural treatment overhead distinguishes and identifies these entry locations from afar. DS-39 Minimize amount of building façade dedicated to parking entries and minimize curb cuts Y Each level of structured parking across the entire site is only served by one entry rather than by multiple ones, resulting in a total of only (2) vehicle entry points. Additionally, the number of curb cuts around the entire site is proposed to be reduced from the existin (5) to only (2) new ones. DS-40 Internalize parking away from building edges Y Parking for the proposed building sits inboard of the building frontage along the main downtown pedestrian and vehicle paths of Miller and Cypress Ave. These edges of the parking structure are wrapped with residential units and building lobbies so that the parking infrastructure is not visible from the sidewalk or street other than at the garage entry. Building edges should accommodate entries, lobbies, retail or other active uses rather than blank walls Y As described above, the integration of residential apartments, townhomes, and lobbies on the outside of the parking structure along Miller and Cypress Ave results in a building frontage with windows, entries, and other architectural texture. City of SSF -Conformance Development Checklist for Downtown Station Area Specific Plan Design Guidelines Downtown Station Area Specific Plan Project Name: Cadence Phase 2 Proposal Compliance for Project (please fill out Yes, No, or NA) Please stipulate how the proposal complies (ex.provide specific lot/parcel data, measurements, etc.) DS-41 Employ variation in scale and form for residential development, allowing for both pedestrian and larger-scaled massing Y Attention was given throughout the design process to all scales at which the proposed building will exist. The overall volumetric massing, with breaks in the vertical elements along Miller Ave through the use of podium courtyards; the placement of height at the corner of Miller and Cypress Ave; the overall form that speaks to the Cadence Phase I buildings underway on the other side of Cypress Ave; the strong consitent base along Miller Ave above which the wood frame building extends; and the vertical and horizontal architectural fins that break the scale of the building all serve to address the high-level scale of the building. At the same time, much attention was also paid to the human scale design elements of the building. In particular along the ground level elevations facing Miller and Cypress Ave, the inclusion of recessed building entries that are human-scale, awnings over the entries that frame outdoor spaces to be of a comfortable height for people entering and exiting the building by foot, the prevelance of windows along the ground level that provides transparency into the interior spaces, narrow planter strips along the building edges that transition the pedestrian realm from sidewalk to building, and lighting that frames the pedestrian environment all serve to make the building at this finer scale as well. Even along the vehicle-only road of Tamarack Lane, architectural elements that extend from the residential portions of the upper floors and down through the parking structure facade are strategically done to add a residential scale onto a more vehicle-oriented use. Office/R&D Buildings N/A Project does not include office / R&D Building Materials DS-48 Use high-quality, durable architectural materials and finishes that provide a sense of permanence Y The materials specified are intended for multi-purpose construction at this scale, are durable and have been used on many other projects developed by SRGNC and designed by BDE. DS-49 Materials should express their true properties. Use of high-quality, authentic materials is encouraged Y Materials are used in a way that expresses their true materiality. Whenever feasible, this is always the intent. There are no proposed wood-look finishes as the project is currently designed; however, in cases like this, using a simulated material is sometimes required in order to ensure the use of permanent, highly durable materials. DS-50 To minimize the overall environmental impact of development, give preferences to sustainable materials, buildings systems, and technologies Y Project will meet California's Title 24 requirements and will be LEED certified. All appliances, for example, will be Energy Star certified or meet equivalent energy effiency criteria. Faucets will be low flow. QII insulation throughout the building walls and roof help ensure greater efficiency in HVAC systems and minimize heat gain or loss. Interior lighting will be provided through long-lasting LED fixtures. Windows will have low-E coating to minimize solar gain and will be doubel glazed with an air gap in between, which helps minimize heat gain and loss. A white roof helps minimize solar gain as compared with darker color roofs. As much as possible, plantings in the courtyards and throughout the streetscape will be native and climate appropriate. These are just several examples of the way in which sustainable systems will be incoporated into the project. DS-51 Materials fabricated through energy-intensive processes are discouraged. Concrete with reduced cement content and high recycled content metals are preferred.Y Fly ask will be used in the concrete when fast cure times are not required. DS-52 Materials that improve building envelope performance through insulation values and thermal mass are encouraged.Y Main materials used are Plaster, Fiber Cement and Brick Veneer DS-53 Glazing should be as clear as possible and non-reflective to provide transparency and visibility while meeting energy and daylighting performance requirements.Y Glazing is clear. DS-54 Glazing should be concentrated at key locations such as ground floors and entries to create a welcoming environment and to make visible people and activities.Y Lobby walls are comprised of storefront windows and doors to create a sense of openness and to provide visibility into these spaces from outside. As is shown on the submittal package elevations, glazing is incorporated throughout the rest of the ground level elevations along Miller and Cypress as well. DS-55 Employ accent materials such as natural stone at the ground level to add texture, color, and visual interest at the pedestrian level along all pedestrian corridors.Y Brick accents provide a unique and rich texture along the groundfloor elevations facing the sidewalks of Miller and Cypress Ave, which are the areas where pedestrians come into close contact with and enter into the building. City of SSF -Conformance Development Checklist for Downtown Station Area Specific Plan Design Guidelines Downtown Station Area Specific Plan Project Name: Cadence Phase 2 Proposal Compliance for Project (please fill out Yes, No, or NA) Please stipulate how the proposal complies (ex.provide specific lot/parcel data, measurements, etc.) DS-56 Avoid highly reflective surfaces and materials that can cause heat or glare for pedestrians.Y Materials are not reflective and produce minimal glare. DS-57 Employ color to differentiate between building elements and to moderate the scale of buildings.Y Color blocking has been used to segment the building facades into smaller areas in order to providing a finer and more visually appealing texture. Conversely, color blocking has also been used to span different elements in an effort to link them together. For example, the orange of the vertical fins on the corner of Miller and Cypress Ave connect the lobby entrance on the ground floor with the high roof at the top of the building, thereby using color to highlight and emphasized desired architectural features and to provide coherence to the building. Site Open Space and Landscape DS-58 In the Eastern Neighborhood encourage new development to provide usable open space, which should be visible and accessible from the street or other public way.n/a DS-59 Minimize the grade differential between an open space or plaza area and the adjoining sidewalk.Y Though there are no large scale public plazas, the small plazas created by recessing the entrances to the buildign lobbies will link drectly with the adjacent sidewalk. DS-60 Downtown building-related plaza or courtyard open spaces may adjoin and be partially covered by the building above.Y Building overhangs exist above the recessed entries. DS-61 Pedestrian rights-of-way can contribute to the public open space provisions.n/a DS-62 A portion of the open space may be for outdoor dining or building entrances.Y Portions of the landscaped podium courtyards are programmed for outdoor cooking and dining. DS-63 Open space from one block may be combined with open space required for an adjacent block in order to create a larger single open space area.n/a DS-64 The dimension of a plaza, courtyard, or mid-block pedestrian connection should be large enough to feel comfortable.Y The podium courtyards are about 48'x68' and 82'x65'. DS-65 Public art should be considered as part of open space improvements.Y Public art is being provided. DS-66 For residential uses, provide private and semi-private open space per the Zoning Code.Y 19,694 sf of private and semi-private open space is being provided (as compared with the required 195 units x 100 sf = 19,500 sf min). DS-67 Use of water pervious materials for parking areas, driveways and pathways to the extent such that they do not cause damage to public streets or other infrastructure is encouraged.n/a Building is proposed to be constructed up to its lot lines. DS-68 Use of sustainable surface materials for paving, such as reclaimed pavers, locally produced materials, or concrete and asphalt with fly ash content is encouraged.Y Local materials will be used when economically feasible. DS-69 Include sustainable landscape design as an element of development per the Zoning Code.Y Plantings that are environmentally appropriate for the climate of downtown SSF are selected for the the streetscape plantings and the courtyards. Parking General Parking Guidelines DS-70 Share access drives and cross access easements to parking facilities wherever feasible in order to minimize curb cuts and potential conflicts with pedestrians.Y The currently separate parcels are being combined so that parking across the entire site will be accessed from single entries. DS-71 Minimize the number of vehicle access points from the following streets to reduce the total number of curb cuts: Miller Avenue Y The existing (3) curb cuts on Miller Ave are reduced to (1). Baden Avenue n/a No Baden Ave frontage. Linden Avenue n/a No Linden Ave frontage. DS-72 No curb cuts shall be allowed along the following pedestrian priority streets, unless no other access is feasible: Grand Avenue in the Downtown and Eastern Neighborhood n/a No Grand Ave frontage. DS-73 Provide adequate bicycle parking stalls per the Circulation and Parking chapter of this Specific Plan Y 60 bike parking stalls are provided. DS-74 Ensure that bicycle parking is secure and weather-protected Y Bicycle parking is provided within the garage. Surface Parking Lot Guidelines N/A No surface parking. Private or Shared Garage Guidelines DS-79 Garage-access lanes should be well-landscaped and display the character of small urban street. Where feasible, planter beds with trees or potted plants should be located between garage doors and adjacent to porches.n/a Parking entry directly fronts the sidewalk/roadway at property edge. DS-80 Organize at-grade garages for lower-density residential development in well-landscaped parking lanes and parking courts leading to individual garages.n/a Applies only to low-density residential development. Parking Structure Guidelines DS-81 Where possible, locate parking structures away from primary pedestrian walkways.Y Parking for the proposed building sits inboard of the building frontage along the main downtown pedestrian and vehicle paths of Miller and Cypress Ave. These edges of the parking structure are wrapped with residential units and building lobbies so that the parking infrastructure is not visible from the sidewalk or street other than at the garage entry. DS-82 When a parking structure faces a street, design an attractive façade that screens cars and does not express a sloped floor structure.Y Architectural elements, such as stucco finish and paint, from the residential levels on higher floors is applied to the parking structure along Tamarack Ln so that the façade feels integrated with the remainder of the building and feels less like a parking structure. Half walls under the garage openings screen headlights from shining out into the street. DS-83 Create visual interest and reduce the mass of parking structures through the use of: Variation in the dimension and proportion of opening so the façade.Y Openings vary in width. City of SSF -Conformance Development Checklist for Downtown Station Area Specific Plan Design Guidelines Downtown Station Area Specific Plan Project Name: Cadence Phase 2 Proposal Compliance for Project (please fill out Yes, No, or NA) Please stipulate how the proposal complies (ex.provide specific lot/parcel data, measurements, etc.) Decorative screens, railings, and trellis elements of durable , high-quality materials.Y All building materials will be of high quality and will be designed in an integrated way as part of the building architecture and structural engineering. Base materials and designs that are similar to surrounding buildings on site to enhance the visual interest of the structure at the ground level.Y Matrials use by the adjacent buildings are Plaster and some brick veneer. Visible materials on the parking structure facades will match or compliment the attached residential architecture. Along Miller Ave, brick columns from the residential units below will extend onto the parking structure above. Along Tamarack Ln, stucco from the residential uses above will extend down onto the parking structure. Additionally, smooth concrete will be used on the Tamarack-facing parking structure elevation in a strategic way that compliments the aesthetic of the rest of the building. Awnings, arcades, trellises, or porticos along street-facing facades and pedestrian connections.Y The street-level garage structure is not visible from the pedestrian realm, except at the entry point where an awning will provide architectural interest. Active ground-floor uses within parking structures are encouraged throughout the plan area and required along pedestrian-friendly retail streets.Y The Miller and Cypress Ave sides of the parking structure are wrapped in active uses, in the form of residential units and residential lobbies. DS-84 Locate and design pedestrian entries and stairwells for parking structures: As identifying architectural elements.n/a Pedestrian entry will be via the adjacent lobby since the garage does not directly front the public sidewalk. Adjacent to public streets and along major pedestrian connections.n/a Pedestrian entry will be via the adjacent lobby since the garage does not directly front the public sidewalk. To ensure that they are visually open and free of visual obstruction to promote a feeling of security and comfort.n/a Pedestrian entry will be via the adjacent lobby since the garage does not directly front the public sidewalk. To minimize conflicts between pedestrians, bicycles, and vehicles.n/a Pedestrian entry will be via the adjacent lobby since the garage does not directly front the public sidewalk. No conflict should occur beween pedestrian and vehicles. Encroachments* Does this project propose any encroachments into the public right-of-way?Y Several bays of windows encroach into the right of way along Miller Ave, Cypress Ave, and Tamarack Ln. The max encroachment is 24" over the Property Lines, falling within the City guideline of 36". The encroachments are minimum 18' above grade, exceeding the City's requirement that they be above 15'. That said, most bays and projecting decks are about 30' above grade. *All encroachments require the approval of an encroachment permit from the Engineering Division. In addition, staff will also review the proposed encroachment to make sure the design is consistent with the intent of the DSASP and the surrounding development.     Cadence Residential Development Transportation Demand Management (TDM) Plan Prepared for: Sares Regis June 27, 2018 Hexagon Transportation Consultants, Inc. Hexagon Office: 4 N. Second Street, Suite 400, San Jose, CA 95113 Phone: 408.971.6100 Hexagon Job Number: 17TD01 Document Name: Cadence TDM Plan Cadence Residential Project TDM Plan June 27, 2018    Table of Contents 1.  Introduction ............................................................................................................................................... 1  2.  Existing Transportation Facilities .............................................................................................................. 1  3.  Parking ...................................................................................................................................................... 7  4.  TDM Plan .................................................................................................................................................. 9  List of Tables Table 1  Parking Analysis .............................................................................................................................. 7  Table 2  Parking Including Compact and Tandem Parking Spaces ........................................................... 12  List of Figures Figure 1  Site Plan .......................................................................................................................................... 3  Figure 2a  Phase 1 (Parcel A) Parking Level 1 ................................................................................................ 4  Figure 2b  Phase 1 (Parcel A) Parking Level 2 ................................................................................................ 5  Figure 3a  Phase 1 (Parcel D) Parking Level 1 ................................................................................................ 6  Figure 3b  Phase 1 (Parcel D) Parking Level 2 ................................................................................................ 7  Figure 4a  Phase 2- Parking Level 1 ................................................................................................................ 8  Figure 4b  Phase 2 - Parking Level 2 ............................................................................................................... 9  Figure 5  Existing Bicycle Facilities ................................................................................................................ 5  Figure 6  Existing Transit Services ................................................................................................................. 6  Cadence Residential Project TDM Plan June 27, 2018  Page | 1   1. Introduction Transportation Demand Management (TDM) is a combination of services, incentives, facilities, and actions that reduce single–occupant vehicle (SOV) trips to help relieve traffic congestion, parking demand, and air pollution problems. The purpose of TDM is to (1) reduce the amount of traffic generated by new development; (2) promote more efficient utilization of existing transportation facilities and ensure that new developments are designed to maximize the potential for alternative transportation usage; (3) reduce the parking demand generated by new development and allow for a reduction in parking supply; and (4) establish an ongoing monitoring and enforcement program to guarantee the desired trip and parking reductions are achieved. The main purpose of the proposed TDM plan for the Cadence Residential Development (project) is to evaluate the parking reduction requirements outlined in Section 20.330.007 (Downtown Parking) of the South San Francisco Municipal Code. The code states that for the Downtown Parking District, the Planning Commission shall review any request for a reduction in the number of required parking spaces and make a determination whether there is sufficient parking within the District to accommodate the proposed use. The City of South San Francisco may reduce the required number of parking spaces for a project, so long as (1) the reduction in parking will not adversely affect surrounding projects; (2) the reduction in parking will not rely upon or reduce the public parking supply; and (3) the project provides a detailed TDM plan and demonstrates that the TDM program can be maintained indefinitely. Project Description The project consists of the development of multi-family residential units in two Phases. Cadence Phase 1 consists of multifamily residential development on two discontinuous sites identified as Parcel A (400 Cypress Avenue) and Parcel D (398 Cypress Avenue) totaling 260 Units. Cadence Phase 2 consists of a total of 195 apartment units on a parcel of land that is located to the west of Cypress Avenue across from Cadence Phase 1 at 405 Cypress Avenue and 204,208, 212/214,and 216 Miller Avenue. Cadence Phase 1 was approved by the City Council and is under construction. Cadence Phase 2 is in the development review process. The project consists of a total of 455 units (Phase 1 and Phase 2), and the project would provide a total of 523 on- site parking spaces at the rate of 1.15 spaces per unit. The City’s required dimension for a parking space is 8.5 feet wide x 18 feet long. Based on the parking layouts for Phase 1 and Phase 2, only 356 parking spaces would conform to the standard dimension of the parking space as required by City’s municipal code. The project would consist of 167 compact and tandem parking spaces that measure less than the dimension of a standard parking space. The project site and surrounding study area are shown on Figure 1. Parking would be provided on site, within the structured parking garages within each building. The parking layout for the garages on Parcels A and D of Phase 1 are shown on Figures 2 and 3, and the parking layout for Phase 2 is shown on Figure 4. Downtown Location and Proximity to Transit Also called location efficiency, the location of a project within or adjacent to a central business district promotes pedestrian and bicycle travel in a high density area of complementary land uses. The project is Cadence Residential Project TDM Plan June 27, 2018  Page | 2   located in the Downtown Transit Core (DTC) and will provide development and density within a ½-mile radius of the Caltrain Station, which will promote ridership and reduce emissions. The project would provide high- quality residential opportunities for younger employees and older retirees who desire a convenient downtown location, and increase the population close to Grand Avenue to support nearby business, consistent with the Downtown Station Area Specific Plan’s (DSASP) goals. Also, the project site is located within one quarter mile of five SamTrans bus routes. Chapter 2 describes the existing transit services in the study area. Cadence ResidenƟal TDM Plan - South San Francisco, CA Figure 1 Site Location South San Francisco Caltrain Station = Project Site Location - Phase 1 LEGEND = Project Site Location - Phase 2 Grand Ave Ind u s t r i a l W ay Gat e w a y B l v d E Grand Ave Air p o r t B l v d Lin d e n A v e Railroa d A v e 1st Ln Comm e r c i a l Ave 2nd Ln Baden Av e 3rd Ln Miller A v e 4th Ln Lux Ave Tamarack Ln P a r k W y 6th Ln 7th Ln Cy p r e s s A v e Californ i a A v e Grand Ave 101 Figure 2A Phase 1 - Site Plan (Parcel A) Level 1 Parking Cadence Residential TDM Plan - South San Francisco, CA Figure 2B Phase 1 - Phase 1 (Parcel A) Level 2 Parking Cadence Residential TDM Plan - South San Francisco, CA Figure 3A Phase 1 - Site Plan (Parcel D) Level 1 Parking Cadence Residential TDM Plan - South San Francisco, CA Figure 3B Phase 1 - Site Plan (Parcel D) Level 2 Parking Cadence Residential TDM Plan - South San Francisco, CA Figure 4A Phase 2 - (Parking Level 1) T 10 ' 1' - 1 0 " MILLER AVENUE CY P R E S S A V E N U E TAMARACK LANE 10 ' - 0 " 10 ' - 0 " A9 739 sq ft A9 739 sq ft 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 9'-0" X 18'-0" 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 9'-0" X 18'-0" VAN ACCESS 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" EV 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" EV 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 18'-0" STANDARD 1 24 ' - 0 " TY P . ROOM #1 -- TRANSFORMER TERMINATION -- TRASH 18 .5 % 9.2 5 % LOBBY -- 6% UP DN ELEC. #1 -- MAIL -- ROOM #2 -- TRANSFORMER UP DN 7 10 13 5 8 8 9 97 18 19 1 4 19 ELEC. #2 -- FIRE PUMP -- BACKFLOWS -- 14 0 ' - 0 " 174'-1 1/4" 3CY PAPER RECYCLE 3CY PAPER RECYCLE 96 GAL RECYCLE 96 GAL COMPOST 3CY WASTE BINS 3CY WASTE BINS 3CY WASTE BINS 3CY WASTE BINS 96 GAL COMPOST 96 GAL RECYCLE 96 GAL RECYCLE OC AC 30"∅ CHUTE30"∅ CHUTE OC MCP 24 ' - 0 " TY P . UP DN 32'31'30'29'24'25'26'27'28' 31'30'29'23'24'25'26'27'28' 29 14 11 B1 2 - U P P E R 43 5 s q ft B1 4 - U P P E R 51 2 s q f t A9 739 sq ft 33' 8'-6" X 18'-0" STANDARD 1 8'-6" X 15'-1" COMPACT 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 9'-0" X 18'-0" 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 UPDN 33' 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 A9 739 sq ft S4 627 sq ft 19 18 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 B1 2 - U P P E R 43 5 s q ft B1 2 - U P P E R 43 5 s q f t B1 3 - U P P E R 47 7 s q f t 170'-9 5/8" ROOM -- COMMUNITY 24 ' - 0 " 21 ' - 0 " 30"∅ CHUTEPAPERRECYCLE30"∅ CHUTE304 S.S.WASTE ACOC MCP TERMINATION -- TRASH 29 VACANT MILLER AVE PARKING LOT / CADENCE PHASE 2, SOUTH SAN FRAN CISCO, CALIFORNIA A2.02b05.11.2018 3/32"=1'-0" FLOOR 2 PLAN - PHASE 2A + 2B PROPERTY LINE SIDEWALK FIRE HYDRANT FDC STORMWATER TREATMENT MANHOLE TOWNHOME STOOP EXIT/EXIT STAIR GARAGE RAMP GARAGE COILING DOOR STANDARD PARKING SPACE COMPACT PARKING SPACE TANDEM PARKING SPACE ADA PARKING SPACE SHEET NOTES NOTE: NOT ALL NOTES ARE USED ON EVERY SHEET. 1 2 3 4 5 6 7 8 9 10 ELECTRICAL VEHICLE SPACE + CHARGING STATION BIKE STORAGE RACK 5'X5'X8' RESIDENTIAL STORAGE UNIT TRASH CHUTE STAIR ELEVATOR W/ SMOKE GUARD GARAGE MECHANICAL VENT. SHAFT PARAPET TPO OR BUR ROOF ELEVATOR PENTHOUSE SUNSHADE BAY ROOF CONDENSOR 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 SOLAR READY AREA, 15% MIN. DOOR ON HOLD OPEN HDG SECURITY GARAGE GRILLE LOUVER 29 30 PROPERTY LINE SIDEWALK FIRE HYDRANT FDC STORMWATER TREATMENT MANHOLE TOWNHOME STOOP EXIT/EXIT STAIR GARAGE RAMP GARAGE COILING DOOR STANDARD PARKING SPACE COMPACT PARKING SPACE TANDEM PARKING SPACE ADA PARKING SPACE SHEET NOTES NOTE: NOT ALL NOTES ARE USED ON EVERY SHEET. 1 2 3 4 5 6 7 8 9 10 ELECTRICAL VEHICLE SPACE + CHARGING STATION BIKE STORAGE RACK 5'X5'X8' RESIDENTIAL STORAGE UNIT TRASH CHUTE STAIR ELEVATOR W/ SMOKE GUARD GARAGE MECHANICAL VENT. SHAFT PARAPET TPO OR BUR ROOF ELEVATOR PENTHOUSE SUNSHADE BAY ROOF CONDENSOR 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 SOLAR READY AREA, 15% MIN. DOOR ON HOLD OPEN HDG SECURITY GARAGE GRILLE LOUVER 29 30 0 248416 TRUE NORTH PROJECT NORTH Cadence Residential TDM Plan - South San Francisco, CA Figure 4B Phase 2 - (Parking Level 2) MILLER AVENUE CY P R E S S A V E N U E TAMARACK LANE 10 ' - 0 " 10 ' - 0 " UP DN 8'-6" X 18'-0" EV 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 9'-0" X 18'-0" 1 9'-0" X 18'-0" EV 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" EV 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 24 ' - 0 " TY P . 18 .5 % 9.2 5 % UP DN 11 17 12 1 8 BLDG MNG OFFICE -- MAINTENANCE/ 18 19 18 19 ROOM -- MECH. VENT. DN 24 ' - 0 " TY P . 29 15 15 30 14 44' 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'- 6 " X 1 6 ' - 0 " CO M P A C T 1 8'- 6 " X 1 6 ' - 0 " CO M P A C T 1 8'- 6 " X 1 6 ' - 0 " CO M P A C T 1 8'- 6 " X 1 6 ' - 0 " CO M P A C T 1 8'- 6 " X 1 6 ' - 0 " CO M P A C T 1 9'-0" X 18'-0" 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" STANDARD 1 8'- 6 " X 1 8 ' - 0 " ST A N D A R D 1 8'- 6 " X 1 8 ' - 0 " ST A N D A R D 1 8'- 6 " X 1 8 ' - 0 " ST A N D A R D 1 8'- 6 " X 1 8 ' - 0 " ST A N D A R D 1 8'- 6 " X 1 8 ' - 0 " ST A N D A R D 1 8'- 6 " X 1 8 ' - 0 " ST A N D A R D 1 8'- 6 " X 1 8 ' - 0 " ST A N D A R D 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 8'-6" X 16'-0" COMPACT 1 UPDN ROOM -- MECH. VENT. 8'-6" X 18'-0" EV 1 8'-6" X 18'-0" STANDARD 1 8'-6" X 18'-0" EV 1 8'-6" X 18'-0" STANDARD 1 17 19 18 RES. STORAGE --10 B4.1 1075 sq ft B15 1142 sq ft 24'-0" 18 29 30 30 VACANT MILLER AVE PARKING LOT / CADENCE PHASE 2, SOUTH SAN FRANCISCO, CALIFORNIA A2.03b05.11.2018 3/32"=1'-0" FLOOR 3 PLAN - PHASE 2A + 2B PROPERTY LINE SIDEWALK FIRE HYDRANT FDC STORMWATER TREATMENT MANHOLE TOWNHOME STOOP EXIT/EXIT STAIR GARAGE RAMP GARAGE COILING DOOR STANDARD PARKING SPACE COMPACT PARKING SPACE TANDEM PARKING SPACE ADA PARKING SPACE SHEET NOTES NOTE: NOT ALL NOTES ARE USED ON EVERY SHEET. 1 2 3 4 5 6 7 8 9 10 ELECTRICAL VEHICLE SPACE + CHARGING STATION BIKE STORAGE RACK 5'X5'X8' RESIDENTIAL STORAGE UNIT TRASH CHUTE STAIR ELEVATOR W/ SMOKE GUARD GARAGE MECHANICAL VENT. SHAFT PARAPET TPO OR BUR ROOF ELEVATOR PENTHOUSE SUNSHADE BAY ROOF CONDENSOR 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 SOLAR READY AREA, 15% MIN. DOOR ON HOLD OPEN HDG SECURITY GARAGE GRILLE LOUVER 29 30 0 248416 TRUE NORTH PROJECT NORTH Cadence Residential TDM Plan - South San Francisco, CA Cadence Residential Project TDM Plan June 27, 2018  Page | 1   2. Existing Transportation Facilities Transportation facilities and services that support sustainable modes of transportation include buses and shuttle buses, commuter rail, and bicycle and pedestrian facilities. This chapter describes existing facilities and services near the project site. Figure 5 presents the existing bicycle facilities and Figure 6 presents the existing bus and rail services. Pedestrian Facilities Sidewalks are provided on most streets in the immediate vicinity of the Cadence Phase 2 project. Sidewalks exist in both directions on Miller Avenue and Cypress Avenue along the project frontage. There are no sidewalks on Tamarack Lane. In the immediate vicinity of the project, crosswalks exist on all four legs at the signalized intersections of Linden Avenue/Miller Avenue and on the west leg of Airport Boulevard/Miller Avenue for pedestrians to get to downtown destinations. Pedestrian access improvements are proposed in the area covered under the Specific Plan and citywide under the South San Francisco Pedestrian Master Plan. The plan calls for area-wide improvements, such as establishing a Downtown pedestrian-priority zone, making pedestrian-friendly alley improvements to Downtown lanes and completing the street grid to reduce block lengths immediately surrounding the Caltrain station. The project is well situated to take advantage of the existing and planned pedestrian, bicycle, and transit services in the immediate vicinity. These services would allow project residents to access employment and many services without a car. The new Caltrain station connections will allow easy access to transit services and will also provide a good bicycle connection to the employment zone to the east. There are also many planned new bike lanes in the vicinity. The project will construct new sidewalks along its frontages on Miller Avenue and Cypress Avenue. Pedestrians can access the project site to/from other parts of the downtown via existing sidewalks and cross-walks at signalized intersections. Overall, the existing network of sidewalks and crosswalks has good connectivity and provides pedestrians with safe routes to transit services and other points of interest in the downtown area. Bicycle Facilities Bicycle facilities include bike paths, bike lanes, and bike routes. Bike paths (Class I facilities) are pathways, separate from roadways, which are designated for use by bicycles. Often, these pathways also allow pedestrian access. Bike lanes (Class II facilities) are lanes on roadways designated for use by bicycles with special lane markings, pavement legends, and signage. Bike routes (Class III) are existing rights-of-way that accommodate bicycles but are not separate from the existing travel lanes. Routes are typically designated only with signs. Cadence Residential Project TDM Plan June 27, 2018  Page | 2   The City has 48.3 miles of existing bikeways, though most of them are not signed (see Figure 5). Transit stations, schools, parks and retail centers are all accessible by these bikeways. The following bicycle facilities exist in the project study area. Class I Bikeway (Multi-Use Path)  Grand Avenue has a bike path that extends from Industrial Way, crosses over East Grand Avenue and ends at Harbor Way. This path connects to Class II bike lanes that begin on Gateway Boulevard south of Grand Avenue. Class II Bikeway (Bike Lane)  Airport Boulevard has Class II bike lanes in both directions that begin north of Miller Avenue and connect to the Class III bicycle routes on Miller Avenue and Linden Avenue.  Gateway Boulevard has Class II bike lanes in both directions that begin south of Grand Avenue and extend to South Airport Boulevard.  Grand Avenue has Class II bike lanes in both directions that begin west of Spruce Avenue and connect to the Class III bicycle route on Spruce Avenue.  Railroad Avenue has a Class II bike lane in the eastbound direction that extends east from Spruce Avenue to Maple Avenue, after which it becomes a Class III bicycle route with sharrows. This lane connects to the Class III bicycle route on Spruce Avenue. Class III Bikeway (Bike Route)  San Mateo Avenue is a Class III bicycle route without sharrow markings. The route extends from Airport Boulevard past South Linden Avenue, connecting to the Class III bicycle route on Linden Avenue.  Linden Avenue is a Class III bicycle route without sharrow markings. The route extends south from Airport Boulevard to San Mateo Avenue.  Spruce Avenue is a Class III bicycle route with sharrow markings between Grand Avenue and Victory Way. The route connects to Class II bicycle lanes on Grand Avenue. The City of South San Francisco adopted its citywide Bicycle Master Plan in 2011, the goal of which is to expand the bicycle network to make it easier and safer for people to bicycle through the City. In the project vicinity, bike lanes are planned in both directions on Grand Avenue between Spruce Avenue and Airport Boulevard. As part of the proposed Caltrain Station reconstruction, a new ped/bike rail crossing tunnel is proposed at the Grand Avenue/Airport Boulevard intersection that would directly connect to the South San Francisco Caltrain station. The new ped/bike tunnel would also provide a good bicycle connection between the downtown and the employment zone to the east of US 101. Transit Services Transit services in the study area include local buses, express buses, shuttles, BART, Caltrain and ferry service. A majority of the public transit trips through the area are commuters who use the Caltrain station or connect from BART to Downtown and East of US-101 employers via employer shuttles. Employer sponsored shuttles connect to employment destinations east of the Caltrain station and other commuter connections in the area. These shuttles are available to individual riders not associated with sponsor employers for a monthly fee. Caltrain Caltrain provides commuter rail service between San Francisco and Gilroy. The project is located at about 0.3 miles (walking distance) west of the South San Francisco Caltrain station, which is located at 590 Dubuque Cadence Residential Project TDM Plan June 27, 2018  Page | 3   Avenue, on the east side of US-101, immediately north of East Grand Avenue. The South San Francisco Caltrain Station serves local and limited trains. Weekday peak commute headways are between 20 and 60 minutes, with more frequent service for AM northbound and PM southbound trains. Currently, the only access to the South San Francisco Caltrain station is from the west side of the train tracks, via the Grand Avenue overpass. This overpass requires a long and circuitous detour for people walking and bicycling, who have to cross Grand Avenue and descend either a tall metal staircase or use Dubuque Avenue. Recently, the San Mateo County Transportation Authority (SMCTA) Board awarded a $59 million grant for station reconstruction to improve safety and connectivity to nearby businesses. The station reconstruction will include widening the center platform and building a pedestrian tunnel to connect the station directly to the east end of downtown’s Grand Avenue. Passengers will be able to get to the station’s center platform via ramps connecting to a tunnel underneath the tracks. The tunnel will connect to a pedestrian plaza at Grand Avenue and Airport Boulevard on the west side of the tracks and a transit plaza at the end of three- lane Grand Avenue on the east side of the tracks. Busses and shuttles will pick up and drop off Caltrain passengers from the new east-side plaza instead of the parking lot on the west side of the station. This will save time for passengers commuting to the City’s biotech job center on the east side of the tracks. With the South San Francisco Caltrain station reconstruction, the proposed project will be less than 0.25 miles from the station. Bus Service Bus transit in the area is provided by San Mateo County Transit District (SamTrans). The following lines serve the project area.  SamTrans 38 stops at the Airport Boulevard/Linden Avenue intersection, and connects to Safe Harbor, Colma BART station, and San Bruno BART station. This line provides limited northbound service between 6:00 AM and 7:00 AM, and limited southbound service between 4:45 PM and 7:15 PM.  SamTrans 131 stops at the Linden Avenue/Miller Avenue intersection and provides service between Downtown South San Francisco, South San Francisco BART station, and Daly City. This line provides service in both directions between 5:45 AM and 10:45 PM with 15-minute headways during peak weekday hours.  SamTrans 133 stops at the Linden Avenue/Miller Avenue intersection and provides service between Downtown South San Francisco and San Bruno BART station. This line provides service in both directions between 6:00 AM and 7:00 PM with 30-minute headways during peak weekday hours.  SamTrans 292 stops at the Airport Boulevard/Grand Avenue, Airport Boulevard/Baden Avenue, and Airport Boulevard/Linden Avenue intersections. The route provides connection between Downtown San Francisco to the north and Brisbane, South San Francisco, Burlingame and San Mateo to the south. This line provides service in both directions between 4:00 AM and 2:00 AM, with 20- to 30- minute headways during peak weekday hours.  SamTrans 397 stops at the Airport Boulevard/Grand Avenue and Airport Boulevard/Baden Avenue intersections, and connects to Downtown San Francisco to the north and Palo Alto Transit Center to the south. This line provides service between 1:00 AM and 6:00 AM with 60-minute headways.  South SF Shuttle (SCS) is operated by SamTrans and provides free service around South San Francisco, with trips to local stores, senior center, libraries, city hall and parks. The shuttle provides transit connections with SamTrans and BART. The shuttle operates Monday through Friday between 7:00 AM and 7:00 PM. The shuttle stops at the Linden Avenue/Miller Avenue intersection, which is within walking distance of the project. Cadence Residential Project TDM Plan June 27, 2018  Page | 4   Additional commuter bus service is provided by Commute.org. These shuttles provide commuter connections between the Caltrain Station and East of US-101 employers:  The Oyster Point Shuttle connects the Caltrain station to Oyster Point, Forbes Boulevard and Eccles Avenue. This line provides service during peak commute hours, between 6:30 AM and 10:00 AM, and between 3:00 PM and 6:00 PM with 30 minute headways.  The Utah-Grand Shuttle connects the South San Francisco BART station to East Grand Avenue and Utah Avenue. This line provides service during peak commute hours, between 5:30 AM and 9:30 AM, and between 4:00 PM and 6:15 PM with 30-minute headways. The nearest bus stop for Route 131, Route 133, and SCS is located near the Linden Avenue/Miller Avenue intersection, which is less than 200 feet walking distance from the project site. The nearest bus stops for Routes 292 and Route 397 are located at the intersection of Airport Boulevard/Baden Avenue, which is also within walking distance of the project (less than 1/4th mile). The shuttle services can be accessed at the Caltrain station, which is within walking distance of the project. Continuous sidewalks are present for pedestrians walking between the proposed project and the nearest bus stops. BART Bay Area Rapid Transit (BART) operates regional rail service in the Bay Area, connecting between San Francisco International Airport and the Millbrae Intermodal Station to the south, San Francisco to the north, and cities in the East Bay. The BART stations closest to the South San Francisco Caltrain station area are the San Bruno Station located near Huntington Avenue east of El Camino Real, and the South San Francisco Station, located on Mission Road and McLellan Drive. Both stations are located within 3 miles of the Caltrain station, and SamTrans provides service from the stations to Downtown South San Francisco. BART trains operate on 15-minute headways during peak hours and 20-minute headways during off-peak hours. Cadence ResidenƟal TDM Plan - South San Francisco, CA Figure 6 Existing Transit Facilities South San Francisco Caltrain Station Ma p l e A v e Sp r u c e A v e Sa n M a t e o A v e S L i n d e n A ve Victory A v e N Can a l St Mayfair Ave Grand Av e Ind u s t r i a l W a y Gat e w a y B l v d E Grand Ave Air p o r t Blv d Mitchel Ave Utah Av e S A i r p o r t B l v d S Canal St Lin d e n Av e Low r i e A v e Railroad Av e 1st Ln Commercial Ave 2nd Ln Baden Ave 3rd Ln Miller A v e 4th Ln Lux Ave Tamarack L n P a r k W y 6th Ln 7th Ln 4th Ln Cy p r e s s A v e California A v e Grand Ave Ma p l e A v e 101 = Project Site Location - Phase 1 LEGEND = Project Site Location - Phase 2 = SamTrans Routes Connecting to BART Stations = SamTrans School-day Only Routes = SamTrans Routes Connecting to Caltrain Stations = SamTrans Routes Connecting to BART and Caltrain Stations 37 37 130 130 130 141 292 397 292 292 397 141 141 Cadence Residential Project TDM Plan June 27, 2018  Page | 7   3. Parking The proposed project is located within the downtown area. The parking analysis for the proposed project is based on the City of South Francisco Parking Ordinance (20.330.007 - Downtown Parking). Vehicular Parking Parking requirements for the proposed project were calculated based on the following parking ratios for multi- family dwelling units:  Studio and less than 500 sq ft – 1 space per unit maximum.  One-bedroom or 500 to 800 sq ft - 1 space minimum, 1.5 spaces maximum per unit.  Two-bedroom or 801 to 1,100 sq ft - 1.5 spaces minimum, 1.8 spaces maximum per unit.  Three or more bedrooms and 1,101 sq ft or larger – 1.5 spaces minimum, 2 spaces maximum per unit. The general requirement for multi-unit residential parking calls for one covered space for each unit. The minimum basic dimension for standard parking spaces is 8.5 feet X 18 feet. Table 1 below summarizes the minimum required parking spaces for the project. Table 1 Parking Analysis Studio / 1 bed 2 bed3 bed# Spaces% Phase 1143113431920611335% Phase 21216952321508235% Total264182955135619535% # of units Minimum Required Vehicular Parking Standard Parking Provided (# of spaces) Parking Deficit Overall, the project would be required to provide a minimum of 551 standard parking spaces and the project would provide 356 standard parking spaces, which is 195 spaces (35%) fewer than the required number of vehicular parking spaces. Without an effective way to significantly reduce the project’s vehicular parking demand, some residents would be forced to find other available parking in the area. The project intends to avoid a situation that involves Cadence Residential Project TDM Plan June 27, 2018  Page | 8   tenants parking on the streets by implementing a comprehensive TDM plan to reduce the project’s parking demand. The proposed TDM plan is described in detail in Chapter 4. Bicycle Parking According to the City’s Bicycle Parking Standards, for multi-unit residential developments with eight or more units, short-term bicycle parking should be provided at a rate of 10% of the number of required automobile parking spaces. The code also requires that long-term bicycle parking be provided at a minimum of one bicycle parking space for every four units for multi-unit residential projects. This calculated to 24 short-term bicycle parking spaces and 49 long-term bicycle parking spaces for Cadence Phase 2. The site plans show that the project would provide 24 short-term bicycle parking spaces and 70 long-term bicycle parking and would satisfy the code. Cadence Residential Project TDM Plan June 27, 2018  Page | 9   4. TDM Plan The TDM measures for the project were developed consistent with the City of South San Francisco – Downtown Station Area Specific Plan (DSASP) goals to “provide for a balanced mix of travel modes – including pedestrians, bicyclists, transit and automobiles”. Due to the project’s downtown location and proximity to transit options and bicycle facilities, as well as the proportion of studio and one-bedroom units being proposed (58%), it is reasonable to assume that not all residents of the proposed development would own a car and require a parking space. Thus, the vehicle parking demand will likely be less than the City’s parking requirement. Implementation of the proposed TDM measures would encourage future residents taking alternative transportation modes (transit, bicycle, and car- share) to further reduce single occupant vehicle use and the need for on-site parking. The project site is well suited to have a successful TDM Plan based on its location near other retail and commercial development and its access to bicycle, pedestrian, and transit facilities. Proposed TDM Measures The TDM measures to be implemented by the project include planning and design measures related to the attributes of the site location, the site design, and on-site amenities. Such measures encourage walking, biking, and use of transit. For the proposed project, these include the following: Site Location and Design-Related Measures The site is located within walking distance (0.3 mile) of the current South San Francisco Caltrain station. With the South San Francisco Caltrain station reconstruction, the proposed project will be less than a ¼ mile from the station. Passengers would be able to access the station via a tunnel that will be provided at the east end of downtown’s Grand Avenue. The site will be designed with upgraded sidewalks to encourage walking to the Caltrain station. The site is also located within one quarter mile of five SamTrans bus routes. Access to building amenities, such as the outdoor courtyard, rooftop deck, Cadence Phase 1 fitness center, and community space, as well as free Wi-Fi in the community areas for telecommuting, will be included to allow residents to stay onsite and reduce trips. Ample bicycle support facilities will be provided including secure and protected bicycle parking for residents, bike racks for visitors, and on-site bicycle repair stations to encourage bicycling as a travel mode. The project will provide bike share pods and/or accommodations for dockless bike share (e.g., bike-share parking facilities). On-Site TDM Coordinator and Services The project will provide an on-site TDM coordinator, most likely the property manager, who will be responsible for implementing and managing the TDM plan. The TDM coordinator will be a point of contact for residents Cadence Residential Project TDM Plan June 27, 2018  Page | 10  should TDM-related questions arise and will be responsible for ensuring that tenants are aware of all transportation options and how to fully utilize the TDM plan. The TDM coordinator will provide the following services and functions to ensure the TDM plan runs smoothly:  Provide new tenant information packets at the time of move-in. The welcome packets will include information about public transit services, discount transit passes, bicycle maps, Bay Area Bike Share program and station locations, on-site bicycle-share program, rideshare/carpool program, Zipcar station locations, and ride matching services.  Assist with rideshare/carpool matching. The TDM manager will create a tenant work location map to share with interested tenants, which will provide information about potential carpool matches.  Manage on-site bicycle share program to ensure the community bicycles remain in good condition.  Conduct parking surveys annually to track actual parking demand and determine whether additional TDM measures, or another parking solution, is needed. Trip Planning Resources There are several free trip planning resources that residents may not be aware of. Information on these services will be included in the welcome packets for new residents. These include: 511 Transit Trip Planner Online transit trip planning services are available to the greater San Francisco Bay Area through 511.org. Users enter their starting and ending points, and either the desired starting or ending trip time. The service can build an itinerary that best suits the user’s preferences for the fastest trip, fewest transfers, or least walking. 511 Mobile Many popular features from 511.org can be accessed using smart phones or mobile devices. With 511 Mobile, commuters can: (1) receive real-time transit departure predictions, (2) plan a public transit trip, (3) check real-time traffic conditions on the live traffic map, and (4) get current driving times for the most popular routes in the Bay Area. 511 Carpool Calculator The 511 Carpool Calculator is a 511-sponsored online calculator that determines the cost of commuting by driving alone. Users input commute details such as the number of miles traveled to and from work, vehicle mileage, fuel cost, parking costs, and bridge tolls. The tool then calculates solo commuting costs and vehicle CO2 emissions, as well as the potential savings by adding carpool partners. 511 RideMatch The 511 RideMatch service provides an interactive, on-demand system that helps commuters find carpools, vanpools or bicycle partners. This free car and vanpool ridematching service helps commuters find others with similar routes and travel patterns with whom they may share a ride. Registered users are provided with a list of other commuters near their employment or residential ZIP code along with the closest cross street, email, phone number, and hours they are available to commute to and from work. Participants are then able to select and contact others with whom they wish to commute. The service also provides a list of existing carpools and vanpools in their residential area that may have vacancies. Ride matching assistance is also available through a number of peer-to-peer matching programs, such as Zimride, which utilize social networks to match commuters. Dadnab Dadnab.com enables Bay Area commuters to get transit directions by text message. Users send a text message with their origin, destination, and optional departure or arrival time and Dadnab replies with a detailed itinerary listing which buses or trains to take, stop locations, and departure times. Cadence Residential Project TDM Plan June 27, 2018  Page | 11  Private Ridematching Resources There are many free and commercial applications offering carpooling or discounted taxi services. These applications are created by third-party app developers for smart phone users. Carpooling applications include Carma and SliceRides. Discounted taxi services include Uber, Lyft, and Sidecar Ride. Unbundled Vehicular Parking The project will provide unbundled parking on site. According to Section 20.280.006 Supplemental Regulations – downtown of the South San Francisco Municipal Code, for apartment developments, 50 percent of the required parking may be unbundled. Unbundled parking means separating the cost of parking from residential leases and allowing residents to choose whether or not to lease a parking space. With this approach those tenants without a vehicle would not be required to pay for parking that they do not want or need. This is the most equitable approach and would free up parking for those tenants that require a space and are willing to pay for it. The parking spaces will be priced to avoid tenants parking on the streets or in nearby public parking lots. Unbundling residential parking costs from the cost of housing can reduce tenant vehicle ownership and parking demand and can be implemented on a month-to-month lease basis. With a lease, residents receive a monthly bill showing how much they are spending on a parking space and have the option to give up the space if they no longer need it. Introductory Transit Passes The developer will provide $100 welcome Clipper Cards to all new residents in the initial lease-up of the project. This will encourage residents to explore transit options in the project vicinity and motivate residents to use transit for commuting to work. The card can be used on various transit systems like BART, Caltrans and SamTrans. On-Site Community Bicycle Share Program The project will provide on-site community bicycles for tenants to share for the life of the project. The community bicycles will be stored in a secured common space that can be checked out by tenants. Carshare Programs One of the major impediments to using transit, bicycling, carpooling, or vanpooling to get to work is residents’ need to use a car occasionally for personal or business purposes. Car sharing programs provide individuals with access to a vehicle when they need it at any time of day, so they do not need to drive or own a car of their own. The developer will work with car sharing companies to assess the feasibility of providing car share on-site. However, the success of this program would depend on the interest of the car sharing service providers. Additional On-Site Parking As discussed in Chapter 3, based on the City’s Municipal Code, the project (Phase 1 and Phase 2) would be required to provide a total of 551 standard vehicular parking spaces measuring 8.5 feet x 18 feet. The project would provide 356 standard parking spaces between Phase 1 and Phase 2, which would be 195 (35%) parking spaces fewer than the required number of parking spaces. In addition to the standard vehicular parking spaces, the project would provide 75 compact parking spaces and 46 tandem parking bays within the structured parking garages provided within each of the three buildings in Phases 1 and 2 (see Table 2). It is noted that the parking requirement of the zoning ordinance does not provide any guidelines for compact spaces. The site plan shows that the compact spaces would have a dimension of 8.5 feet wide by 16 feet depth. Within the parking industry, compact spaces are typically specified to be 7.5 feet wide and 15 feet long. Therefore, the proposed compact spaces are larger than typical compact spaces but not as large as standard spaces. Cadence Residential Project TDM Plan June 27, 2018  Page | 12  The parking code requires that the tandem bays measure a minimum of 10 feet wide by 40 feet long. The site plan shows that some tandem bays measure 8.5 feet by 34 feet, and some tandem bays measure 8.5 feet x 32 feet. The parking code requires that where tandem parking spaces are provided, the total number of tandem parking spaces should be less than 50% of the total required parking spaces. The total number of tandem parking spaces is 92 parking spaces, which calculates to 18% of the total parking spaces. Table 2 Parking Including Compact and Tandem Parking Spaces # of Units Standard Compact Tandem Total # Spaces % Phase 12603192065636298216% Phase 2195232150195622573% Total4555513567592523285% Total Parking (# of Spaces)Parking DeficitMinimum Required Vehicular Parking Under Phase 1, the project would provide a total of 298 parking spaces inclusive of the compact and tandem parking spaces, which is 21 spaces fewer than the requirement. Under Phase 2, the project would provide a total of 225 parking spaces inclusive of the compact and tandem parking spaces, which is 7 spaces fewer than the requirement. Overall, the total on-site parking inclusive of compact and tandem parking spaces would be 5% shy of meeting the code. TDM Implementation and Monitoring As previously stated, the primary purpose of the TDM plan is to reduce the project parking demand. As per City of South San requirements, monitoring will be necessary to ensure that the TDM measures are effective and continue to be successfully implemented. The project applicant will be responsible for ensuring that the TDM trip reduction measures are implemented. After the development is constructed and the units are occupied, the project applicant will identify a TDM coordinator. It is assumed that the property manager for the project will be responsible for implementing the ongoing TDM measures. If the TDM coordinator changes for any reason, the City and residents will be notified of the name and contact information of the new designated TDM coordinator. The TDM plan will need to be re-evaluated annually for the life of the project. If it is determined that parking reduction is not being achieved (i.e., the on-site parking garage reaches full capacity), additional TDM measures would need to be introduced to ensure that the parking is being addressed by the project without the burden being placed on outside entities. Conclusions The TDM measures to be implemented by the project complement the attributes of the site location, the site design, and on-site amenities. Such measures encourage walking, biking, and use of transit. The TDM plan includes the following measures:  $100 introductory Clipper Card,  On-site community bicycles,  50% unbundled parking,  Additional parking comprising compact and tandem parking spaces, and  On-site TDM coordinator and services (including carpool/ride matching assistance and trip planning resources) Cadence Residential Project TDM Plan June 27, 2018  Page | 13  The main purpose of the proposed TDM plan for the Cadence Residential Development is to reduce the demand for on-site parking. As part of the TDM plan, the unbundled parking spaces will be priced to avoid tenants parking on the streets or within the nearby paid public lots. Furthermore, the majority of street parking along Miller Avenue, Cypress Avenue, and Linden Avenue is restricted parking (e.g., one- or two-hour parking). For this reason, new tenants of the project could not utilize the majority of existing street parking in the area, and the public lots do not provide free parking. Therefore, it can be concluded that the proposed parking reduction will not adversely affect the surrounding area, and the project will not rely upon or reduce the public parking supply. With the provision of additional on-site parking and the implementation of the TDM measures, the project would be able to meet the parking demand generated by the tenants/residents.