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
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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
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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
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3
3
V
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1
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0
9
:
1
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:
3
9
A
M
B
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:
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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
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:
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V
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1
8
@
0
9
:
2
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:
1
5
A
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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
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e
:
H
:
\
8
1
8
-
S
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S
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\
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3
3
V
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@
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2
1
:
3
9
A
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:
p
b
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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
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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
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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
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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
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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
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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
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MILLER AVENUE
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MILLER AVENUE
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MILLER AVENUE
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SOLAR READY
600 SF
SOLAR READY
600 SF
SOLAR READY
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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
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UPDN
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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
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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
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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
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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
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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
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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
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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
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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
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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
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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
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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.