HomeMy WebLinkAboutReso 35-2019 (19-195)Fille Number: 19-195 Enactment Number: RES 35-2019
RESOLUTION APPROVING A PLANNED DEVELOPMENT
PD15-0001, TENTATIVE PARCEL MAP PM15-0001,
AFFORDABLE HOUSING AGREEMENTAHA.18-0004, AND
DESIGN REVIEW DR15-0041, TO ALLOW THE
CONSTRUCTION OF 22 SINGLE FAMILY ATTACHED
TOWNHOUSE UNITS AT THE CORNER OF WE, STBOROUGH
BLVD AND OAKMONT DR IN A. NEW PLANNED
DEVELOPMENT DISTRICT.
WHEREAS, Warmington Residential ("Applicant") has proposed construction of 22 sign gle4amily
attached townhouse its and 3,41. acres of open space on the vacant .9 acre site at the southwest
comer of Westborough Boulevard and Oakmont Drive, AP N 091-151-040 (collectively referred to as
"Project"); and,
WHEREAS, the proposed Project is located within. the Low Density Residential (RL -8) Zoning District;
and,
WHEREAS, Applicant seeks approval of an amendment to the South San Francisco Zoning Map
(RZ18-0005), Planned Development (PD15-0001), Tentative Parcel Map (P 15-0001), Affordable
Housing Agreement (AHAl 8-0004) and Design Review (DR15-0041),:[br the Project- and,
WHEREAS, approval of the applicant's proposal is considered a "preject" for purposes of the California
Environmental Quality Actj-lub. Resources Code §21000, et seq. ("CEQA"); and,
WHEREAS, on December 20, 2018 the Planning Commission for the City of South San Francisco held a
lawfully noticed public hearing at which t.ime interested parties had the opportunity to be heard, to
review the Project and the Initial Study/Mitigated Negative Declaration ("IS/MND"), as well as
supporting documents, at the conclusion of which the Planning Commission recommended that the City
Council find that the IS/MND is the appropriate environmental document and to approve the Project;
and,
WHEREAS, the City Council held a duly noticed public hearing on February 27, 2019, which was
continued to March 1. 3, 2019, to consider the entitlements request for a Zoning Map Amendment,
Planned Development,'Fentative Parcel Map and Design Review and take public testiniony; and,
WHEREAS, the City Council reviewed and carefully considered the information in the IS/MND,
including all comment letters submitted, and by separate resolution adopts the IS/MND as an objective
and accurate document that reflects the independent judge cant and analysis of the City in the discussion
of the Project's environmental impacts.
NOW, THEREFORE, BE IT RESOLVED that based on the entirety of the record before it, which
City of South San Francisco Page I
File Number. 19-195 Enactment Number: RES 35-2019
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 South San Francisco Municipal Code; the
Project applications; the Project plans, as prepared by KTGY Group, Inc., Carlson, Barbee & Gibson,
Inc. and BFS Landscape Architects, dated June 25, 2018; the Recirculated Initial Study and Mitigated
Negative Declaration for the Revised Oakmont Meadows Residential Development Project, including all
attachments thereto; all site plans, and all reports, minutes and public testimony submitted as part of the
Planning Commission's duly noticed December 20, 2018 meeting; all site plans, and all reports, minutes,
and public testimony submitted as part of the City Council's duly noticed February 27, 2019 meeting
which was continued to March 13, 2019; and any other evidence (within the meaning of Public
Resources Code §21080(e) and §21082.2), the City Council of the City of South San Francisco hereby
finds as follows:
SECTION 1 FINDINGS
General Findings
The foregoing recitals are true and correct and made a part of this Resolution.
The Exhibits attached to this Resolution, including the Draft Conditions of Approval (Exhibit A), the
Oakmont Meadows Planning Application Project Plans (Exhibit B), the Oakmont Meadows Tentative
Parcel Map Plans (Exhibit C) and the Affordable Housing Agreement (Exhibit D) are each incorporated
by reference and made a part of this Resolution, as if set forth fully herein.
The documents and other material constituting the record for these proceedings are located at the
Planning Division for the City of South San Francisco, 315 Maple Avenue, South San Francisco, CA
94080, and in the custody of the Planning Manager, Sailesh Mehra.
By Resolution No. -the City Council, exercising its independent judgment and analysis, finds
that an IS/MND was prepared for the Project in accordance with CEQA, which IS/MND adequately
discloses and analyzes the proposed Project's potentially significant environmental impacts. For those
impacts that could potentially exceed CEQA thresholds of significance, the City has identified and
imposed mitigation measures that avoid or reduce the impact to a level of less -than -significant.
Planned Development
The proposed Project is consistent with the General Plan, including the density and intensity limitations
that apply, because the General Plan land use designation of Low Density Residential allowed for
single-family residential development with densities up to 8 units per acre. This classification is mainly
intended for detached single-family dwellings, but attached single-family units may be permitted,
provided each unit has ground -floor living area and private outdoor open space. The project is proposing
attached single-family units that provide both ground -floor living space and private outdoor open space,
and is within the allowable density over the entire property.
City of South San Francisco Page 2
File Number. 19-195 Etiactment Nurnber. RES 35-2019
The subject site is physically suitable for the type and intensity of the single-family land use being
proposed, because the proposed use is consistent with the approved uses in both the General Plan and the
density of the proposed project is consistent with densities approved in. the adjacent Low Density
Residential zoning district and. the nearby Medium Density Residential zoning district. The Project
proposes single-family attached. residential units and open space areas in the Low Density Residential
zoning district, which is intended :for this type of use, and would be developing a vacant underutilized
parcel that is adjacent to Westborough Boulevard. Tbe General Plan has analyzed this type of use and.
concluded that such uses are suitable to the surrounding area. Further, the project applicant has prepared
environmental studies, including a geotechnical report, Much corifirins residential structures can be
supported with standard post tension slab foundations, and that underlying soils are suitable for
installation. of roads and utilities.
Adequate transportation facilities and public services exist or will be provided in accord. with the
conditions of development plan approval, to serve the proposed development, and the approval of the
proposed development will not result in a reduction of traffic levels of set vice or public services so as to
be a detriment to public health, safety or welfare because the Project is bounded by Westborough
Boulevard to the northwest, which provides access to a regional. highway just to the west of the project
site and. to the remainder of South San Francisco to the northeast, and by Oakmont Drive to the east,
from which direct access to the Project Site will occur. The Transportation Assessment prepared for the
Project concludes that upon the addition of the project trips, the study intersections would co.ritinue
operating at acceptable levels of service as set forth by the General Plan. All public services are in
existence in the surrounding neighborhoods, and. will be provided in the Project Site per the conditions
of development plan approval,
The proposed. development will not have a substantial adverse effect on surrounding land uses and. will
be cornpatible with the existing and planned land use character of the surrounding area, because the
Project proposes single-family attached residential uses in the Low Density Residential. land use
classification, which specifically allows for such uses subject to specific standards related to living area
on Ihe ground floor and private open space, which the Project meets. The overall Project site, which is
comprised. of 4.91 acres, will only have development on 21 -percent of the site, while the remainder of
the site will remain undeveloped or will be comprised of common open space, pathways and. roads,
The Project generally complies with the applicable design guidelines adopted by the City Council in that
the proposed Project is consistent with the Residential District Standards included in Chapter 20.080,
except as requested to be arnended. by the Planned Development request, and. is also consistent with the
applicable design review criteria in Section 20,480.006 ("Design. Review Criteria") because the project
has been evaluated by the Design Review Board on. May 15, 2018 and found. to be consistent with each
of the eight design review criteria.
The Project is demonstratively superior to the development that could occur under the standards
applicable to the underlying base district, and will achieve superior community design, environmental
preservation and/or substantial public benefit, due to the following factors°
The Project is appropriate at the proposed location because it is a low-density residential
City of South San Francisco as 3
File Nuenber, 19-195 Enactment Number: RES 35-2019
development within the Low Density Residential land use classification. The Project will provide a
transition between the existing single family residential south of the site to multi -family residential to the
north. and west.
The mix of uses, housing types, and housing price levels includes 22 single -Em nily attached residences
that will all have either three- or four -bedrooms. Nineteen of the residences will be sold at market rate,
while the remaining three residences will be affordable to low and moderate income households,
The provision of units affordable for persons and fai.mlies of low and moderate income or to lower
income households. The proposed development is obligated to provide fifteen percent of the proposed
dwellings as of )rdable to low and moderate income households, and. therefore the applicant is required
to restrict a minimum of three units to fulfill the affordable housing obligation.
Provision of infiastructure improvements. The Project will include new water, sanitary sewer, s4onn
drains, gas, electric, communications, streets, sidewalks and landscaping throughout the site.
Provision of open space, because the Project will provide each home with a minimum or 150 square feet
of private outdoor open space, and an additional 2.75 acres of common landscaped. open space. The
majority of the central open space area will consist of a wild -grass area, which will be ringed by a
sidewalk along the southern boundary, with a decomposed. granite path. meandering through the eastern
and northern portions of the open space area, The central. portion of the open space area will contain
more formal areas, including a trellis -covered. seating and barbecue area, a bocce ball court, and area
with. a fire pit and chairs, and a large lawn area, The formal open space areas will be surrounded by
Orchard'rrees, while the remainder of the open space area throughout the site will include a mixture of
trees, sbrubs/perennials and. groundcovers.
Compatibility with uses within the developtnent area because it will create a residential community in an.
area designated as Low Density Residential. in the General Plan, and will provide a transition between
the existing single larnily residential south of the site to nrulti-family residential to the north and west.
Quality of design and adequacy of light and air to the interior spaces of the buildings, because the design.
has been reviewed. by the Design Review Board and found to be consistent with applicable design
review criteria. The units will all have ample glazing to allow in natural light, with many of the units
having a second, story deck with sliding glass doors that provide additional light and. air.
Overall contribution to the enhanceinent of neighborhood character and. the environment of South San
Francisco in the long term, because the Project will develop one of the last vacant properties in the area
with a residential development that is of suitable density to the neighborhood, serving as a transition
between the existing single family residential south of the site to multi-4.1amily residential to thenorth and
west. The Project will also provide larger units and affordable housing, which will allow more families
to reside in South San Francisco.
Creativity in design. and use of land, because the Project efficiently uses the smaller arn.ount of buildable
area on the property to construct a small residential community, The fault setbacks do not allow for
residential development within the setback areas, so the
Cid of South San Francisco Page 4
File Number: 19-195 Enactment Number., RES 35-2019
non-residential detached. garages were able to be placed within these otherwise unusable areas. The
balance of the unbuildable area is committed to open space, trails and, amenities.
!LeL,ign Review
The Project, including Desim, Review, is consistent with 'title 20 of the South San Francisco Municipal
Code because the Project has been designed. as a low-density residential development which will provide
a residential environment with extensive landscaping and. sustainability elements incorporated,
The Project, including Design Review., is consistent with the General Plan for the reasons stated. in
Findings B.1. and 13.2 above..
The Project, including Design Review, is consistent with the applicable design. g
, uidelines adoptedby the
City Council for the reasons stated in Finding B.3 above,
The Project is consistent with. the applicable design :review criteria in South San Francisco Municipal.
Code Section 20,480.006 ("Design Review Criteria") because the project has been evaluated. by the
Design Review Board on April 18, 2017 and July 1. 8, 2017, and fburid. to be consistent with each of the
eight design review criteria included in the "Design Review Criteria" section. of the Ordinance, and the
Desigii Review Board.
Tentative.Pare
st Map
The proposed tentative subdivision map, including the proposed. designs and improvements, are
consistent with the City's General Plan. as set fiorth in Finding B.2 above, and. because the tentative
subdivision map would facilitate the development of a low density residential developnient that would
not conflict with the Low Density Residential. Land Use desi&n.iation.
The proposed tentative subdivision map is consistent with the standards and requirements of the City's
Zoning Ordinanceand with the provisions of the Planned. Development Zoning District.
']'he tentative subdivision map complies and. meets all of the requirements of Title 19 of the South San
Francisco Municipal Code ("Subdivisions"), and with the requirements of the State Subdivision Map
Act,
The Project site is physically suitable for the type of development. and density proposed, as the
low-density residential development will be located in a new planned :l adjacent to the Low
Density Residential zoning district, and subject to the adoption of the Planned Development the size and.
number of residential units is appropriate for the location and meets the City's land use and. zoning
standards,
The Project, including the proposed. designs and improvements, are not likely to cause substantial
g
enviro-tunental damage, or serious public health problems, since such impacts have been thoroughly
City of South San Francisco Page 5
File Number 19495 Enactment Number REES 35-2019
evaluated as part of the CEQA process and determined not to exceed any stated thresholds of
significance,
The design and improvements or the tentative subdivision map are not in conflict with any existing
ptiblic easements,
"rhe property is located in a developed, urban. setting, and is not subject to a Williamson Act contract, on
open space easement, a conservation easernent, or an agricultural conservation easement. The
surrounding land uses and resulting parcels would not support agricultural uses,,- the resulting parcels
would result in..#.-esidential development not: incidental to commercial agricultural use of the land..
SE;TI ON2 DETERMiNxr.ION
NOW, THEIU-,FORE, iT FURTHER RESOLVED that the City Council of the City of South San
Francisco hereby makes the findings made in this Resolution, and approves the plantu'-d Devel(.�)prnent,
Tentative Parcel Map, Aft.br.dable Housing Agreement and Design Review entillenrents, subject to the
draft Conditions of Approval attached as Exhibit A.
Be it further resolved that the City Council approvals stated herein are conditioned upon the City
Council's adoption of the Zoning MapAinendment and will become effective upon the effective date of
the Zoning Map Amendment ordinance,
BE I'Y FURTHER RESOLVED that this Resolution shall become e&ctive inirnediawly upon. its passage
and adoptio:ii.,,
At a meeting of the City Council on 3/13/2019, a motion was made by Buenaflor Nicolas, seconded by
Richard Garbarino, that this Resolution be approved. The motion passed.
Yes: 5 Mayor Matsumoto, Vice Mayor Garbarino, Councilmember Addiego,
Councilmember Nagales, and Councilmember Nicolas
Attest by
J I A 11
)sa Govea Acosta
City of South an Francisco Page 6
DRAFT CONDITIONS OF APPROVAL
P15-0048: PD15-0001, DR15-0041, PM15-0001, AHA18-0004
WESTBOROUGH BLVD & OAKMONT DR
(As recommended by Planning Commission on December 20, 2018)
A. Planning Division requirements shall be as follows:
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 Warmington Residential, dated June 25, 2018 and approved by the City Council in
association with P15-0048 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 Warmington Residential, dated
June 25, 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. The developer shall comply with all applicable mitigation measures outlined in the Mitigation
Monitoring and Reporting Program and the Oakmont Meadows Residential Development
Project Initial Study/Mitigated Negative Declaration. Prior to issuance of a building permit the
applicant shall prepare a checklist outlining mitigation measures and status of implementation,
for review and approval by the Chief Planner or designee.
6. In conformance with the Oakmont Meadows Residential Development Project IS/MND Air
Quality section, the following measures shall be implemented by the construction contractor:
Air 1: Standard Construction Best Management Practices: The contractor shall reduce
implement the following BAAQMD recommended Best Management Practices:
1. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and
unpaved access roads) shall be watered two times per day.
2. All haul trucks transporting soil, sand, or other loose material off-site shall be covered.
3. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet
power vacuum street sweepers at least once per day. The use of dry power sweeping is
prohibited.
4. All vehicle speeds on unpaved roads shall be limited to 15 miles per hour.
5. All roadways, driveways, and sidewalks to be paved shall be completed as soon as
possible. Building pads shall be laid as soon as possible after grading unless seeding or
soil binders are used.
6. Idling times shall be minimized either by shutting equipment off when not in use or
reducing the maximum idling time to 5 minutes (as required by the California airborne
toxics control measure Title 13, Section 2485 of California Code of Regulations [CCR]).
Clear signage shall be provided for construction workers at all access points.
7. All construction equipment shall be maintained and properly tuned in accordance with
manufacturer’s specifications. All equipment shall be checked by a certified mechanic
and determined to be running in proper condition prior to operation.
8. Post a publically visible sign with the telephone number and person to contact at the Lead
Agency regarding dust complaints. This person shall respond and take corrective action
within 48 hours. BAAQMD’s phone number shall also be visible to ensure compliance
with applicable regulations.
Air-2: Construction Emissions Minimization Practices. The project shall demonstrate
compliance with the following Construction Emissions Minimization Practices prior to issuance
of demolition, building or grading permits:
1. All off-road equipment greater than 25 horse power (hp) and operating for more than 20
total hours over the entire duration of construction activities shall meet the following
requirements:
a. Where access to alternative sources of power are available, portable diesel engines
shall be prohibited;
b. All off-road equipment shall have:
i. Engines that meet or exceed either U.S. Environmental Protection Agency
(U.S. EPA) or California Air Resources Board (ARB) Tier 2 off-road emission
standards, and
ii. Engines that are retrofitted with an ARB Level 3 Verified Diesel Emissions
Control Strategy (VDECS).
c. Exceptions:
i. Exceptions to 1(a) may be granted if the project sponsor has submitted
information providing evidence to the satisfaction of the City that an alternative
source of power is limited or infeasible at the project site and that the
requirements of this exception provision apply.
ii. Exceptions to 1(b)(ii) may be granted if the project sponsor has submitted
information providing evidence to the satisfaction of the City that a particular
piece of off-road equipment with an ARB Level 3 VDECS is: (1) technically
not feasible, (2) would not produce desired emissions reductions due to
expected operating modes, (3) installing the control device would create a
safety hazard or impaired visibility for the operator, or (4) there is a compelling
emergency need to use off-road equipment that are not retrofitted with an ARB
Level 3 VDECS and the sponsor has submitted documentation to the City that
the requirements of this exception provision apply. If granted an exception to
1(b)(ii), the project sponsor must comply with the requirements of 1(c)(iii).
iii. If an exception is granted pursuant to 1(c)(ii), the project sponsor shall provide
the next cleanest piece of off-road equipment, including a Tier 2 engine standard
and the following emissions control/alternative fuel in order of preference if
available: 1) ARB Level 2 VDECS, 2) ARB Level 2 VDECS, or 3) Alternative
Fuel.
7. In conformance with the Oakmont Meadows Residential Development Project IS/MND
Biological Resources section, the following measure shall be implemented by the construction
contractor:
Bio-1: Nesting Birds. If construction occurs during the breeding season (February through
August), the site and a surrounding radius of not less than 0.5 miles shall be surveyed by a
qualified biologist to verify the presence or absence of nesting birds protected under the
federal Migratory Bird Treaty Act and the California Fish and Wildlife Code. Pre-
construction surveys shall be conducted within 15 days prior to start of work and shall be
submitted to the Building Division. If the survey indicates the potential presences of
nesting birds, the applicant shall comply with recommendations of the biologist regarding
an appropriately sized buffer around the nest in which no work will be allowed until the
young have successfully fledged. The size of the nest buffer will be based to a large extent
on the nesting species and its sensitivity to disturbance.
8. In conformance with the Oakmont Meadows Residential Development Project IS/MND
Transportation and Traffic section, the project’s construction drawings and operational plan
shall comply with the following mitigation measure:
Traffic-1: Sight Distance. To provide adequate sight lines at the project’s connection to
Oakmont Drive, parking shall be prohibited for at least 60 feet to the north of the project
driveway on the west side of Oakmont Drive, and prohibited to the south of the project
driveway for at least 20 feet on the west side of Oakmont Drive.
9. 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.
10. 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.
11. Prior to issuance of any building permits for vertical construction, the developer shall revise
the development plans to address the Design Review Board comments from the meeting of
May 15, 2018 subject to review and approval by the Chief Planner or designee:
a. Revise the landscape plan to incorporate the following changes:
i. Add street trees along the southern portion of Westborough Blvd where needed to
provide additional screening of the residential development.
ii. Remove Arctostaphylos groundcover, which is not a successful species for the SSF
elements, and consider replacing with Ceanothus “Anchor Bay” which can tolerate
the SSF elements or propose a different ground cover that will strive in SSF.
iii. Remove Muhlenbergia Rigens (Deer Grass), which is not a successful species due
to the windy conditions in this area. Consider replacing with Muhlenbergia
Capillaris (Pink Muhly) as this can be a successful species. Review other clumping
grasses that can tolerate the elements in this area.
b. Revise the project plans to incorporate common areas for children to use recreationally;
these may include a grass area, a play area or other family-oriented amenities.
12. Prior to issuance of any building permits for vertical construction, the developer shall
include in the development plans the following Climate Action Plan requirements, subject
to review and approval by the Chief Planner or designee:
a. Install conduit to accommodate wiring for solar.
b. Use of high-albedo surfaces and technologies as appropriate, as identified in the
voluntary CALGreen standards.
c. Implement the Water Efficient Landscape Ordinance. Establish a variable-speed pump
exchange for water features
i. Restrict hours of irrigation to occur between 3:00 AM and two hours after sunrise
ii. Install irrigation controllers with rains sensors
iii. Landscape with native, water-efficient plants
iv. Install drip irrigation systems
v. Reduce impervious surfaces to the maximum extent practical
13. Prior to issuance of any building permits for the project, the developer shall revise the street
frontage setback for all buildings fronting on Oakmont Drive to a minimum of ten feet (10’).
14. Prior to the issuance of a building permit, the applicant shall submit C ovenants Conditions &
Restrictions (CC&Rs) to the Chief Planner for review and approval. Upon approval, the
applicant shall record the CC&Rs with the San Mateo County Recorder.
15. 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. Conduit shall have a pull rope or tape. A #8
stranded trace wire will be installed in the conduit or other trace wire system approved by the
City.
16. All parking areas are to be maintained free and clear of litter and storage and shall remain
clear for parking at all times. No outdoor storage of materials or personal items is permitted.
17. 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.
18. 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.
19. No signs are included in this permit application. Prior to installation of any signage, the
applicant shall submit an appropriate sign application per Chapter 20.360 of the Zoning
Ordinance for review and approval.
20. 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.
21. Prior to issuance of any building or construction permits for grading improvements, the
applicant shall submit final grading plans for review and approval by the City Engineer and
Chief Planner.
22. The applicant is responsible for providing site signage during construction, containing
contact information for questions from the public regarding the construction.
23. 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 enclosure in accordance with the zoning ordinance, SSFMC
20.300.014. An approval letter from South San Francisco Scavenger shall be provided to the
Chief Planner.
24. After the building permits are approved, 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.
25. 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.
26. 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
construction. Upon inspection and approval, the applicant may remove the mock-up wall.
27. The Final Parcel Map shall comply with all applicable requirements of SSFMC Title 19
(Subdivisions) and Title 20 (Zoning Ordinance), to be reviewed and filed by the Engineering
Division.
28. Prior to approval of the Final Map or issuance of a building permit, the applicant shall:
a. Prior to the Final Inspection the owner shall pay the fee in-lieu of parkland dedication
in accordance with SSFMC Chapter 19.24, subject to review and approval of the City’s
Parks and Recreation Director; and,
b. Execute and Record an Affordable Housing Agreement consistent with SSFMC
Chapter 20.380 Inclusionary Housing Regulations.
29. 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. This fee is subject to annual adjustment, and currently is assessed at $1,979.00 per low
density residential unit. Based on the plans dated December 1, 2017, the childcare impact fee
estimate for the residential units is:
Residential: $1,979 x 22= $43,538
30. Prior to issuance of a building permit, the applicant shall pay applicable bicycle and pedestrian
impact fees in accordance with South San Francisco Municipal Code Chapter 8.68. This fee is
subject to annual adjustment, and currently is assessed at $243.00 per single-family unit. Based
on the plans dated June 25, 2018, the bicycle and pedestrian impact fee estimate for the project
is:
Residential: $243 x 22 = $5,346
Planning Division contact: Billy Gross, (650) 877-8535
Engineering Division requirements shall be as follows:
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 b e
responsible for all applicable fees and deposits. All work related to these requirements shall
be accomplished at the Owner’s expense.
Plan Submittal
2. 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 Erosion Control Plan, and Landscape Plans,
(landscape plans are for reference only and shall not be reviewed during this submittal).
3. The Developer shall submit a Sanitary Sewer plan that shows plan views of existing and
proposed Sanitary Sewer Main and Manholes. Plan shall include a profile view of all
proposed Sanitary Sewer pipe and manholes.
4. The Developer shall submit Sanitary Sewer plans to Daly City. Prior to issuance of a
building permit by the City of South San Francisco, the Developer shall provide proof of
Sanitary Sewer plan approval from Daly City.
5. The Developer shall submit a grading plan that should clearly state the amount of cut and
fill required to grade the project. 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.
6. 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 new contours
and proposed elevations on the proposed site plan; size, material, class, slope and invert of
all drain pipes, top of curb.
7. All improvements shall be designed by a registered civil engineer and approved by the
Engineering Division.
8. At the time of Building Permit application, the Developer shall provide the
stormwater/hydrology/hydraulic/C3 and C6 Development Review Checklist. A deposit of
$5,000 shall be provided for technical review and submitted at the same time.
9. 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.
10. The Developer shall submit Traffic and Pedestrian Control Plans for proposed work in
Oakmont Drive, Shannon Drive, Westborough Boulevard, and Callan Boulevard and/or
any area of work that will obstruct the existing pedestrian walkways. Applicant shall obtain
Approval from Caltrans Jurisdiction.
11. Plans shall reflect the recommendations provided in the Geotechnical Investigation
provided by Berlogar, Stevens & Associates, dated February 28, 2018.
12. The Engineering Division reserves the right to include additional conditions during review
of the building permit application.
Mapping
13. All applicable mapping shall be done and recorded in San Mateo County prior to the
Building Permit Submittal.
14. The Applicant shall meet all conditions of Title 19.50 Vesting Tentative Maps. In addition,
as referenced in Chapter 19.50.030 the design and improvements shall comply with the
requirements of Chapters 19.16 through 19.24 and shall show all data required by Sections
19.40.030 or 19.48.020 as applicable.
15. Submit closures for all lots, boundaries, right-of-way, and easements. Submit copies of the
survey field notes for the project and all referenced deeds and maps.
16. The location of all existing and proposed public and private easements shall be shown and
noted on the final map.
17. The Developer or subdivider shall pay the Engineering Division’s actual costs to retain a
Civil Engineer or Land Surveyor to plan check and approve the technical aspects of the
property survey and to sign the subdivision map.
Permits
18. A Grading Permit is required for grading over 50 cubic yards and if 50 cubic yards or more
of soil is exported and/or imported. The 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/publicworks/engineering-division.
19. Refer to the section “Geotech” for deposit regarding grading permit applications.
20. 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.
b. Improvement Plan Check/Civil Review. Provide cost of improvements for deposit
amount.
21. 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.
22. 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.
Right of Way
23. Developer shall repave the property’s fronting roadway Oakmont Drive with a 2-inch grind
and overlay, curb to curb.
24. A 2" grind and overlay in Westborough will be required if the roadway is damaged,
exclusive of repair work required per Condition of Approval 29, due to the construction of
this project. Pre-construction photos and video will be required.
25. ADA ramps and intersection improvements will be required if applicant replaces or
modifies any of the four existing ADA ramps located in the intersection of
Westborough, Oakmont and Callan Blvd. Pre-construction photos and video will be
required.
26. Developer shall ensure that the pavement markings in Westborough Boulevard and
Oakmont Drive 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. Developer shall coordinate with SamTrans to relocate bus stop along the property’s
fronting roadway, Oakmont Drive, during proposed development.
28. Upon completion of the development, the developer shall coordinate with SamTrans a new
bus stop location along Oakmont Drive.
29. The developer shall replace all existing sidewalk along eastbound Westborough Boulevard
and southbound Oakmont Drive. The sidewalks are to be constructed to current City
standards and to the satisfaction of the City Engineer at no cost to the City. Damage due to
tree roots shall be repaired by removing the existing tree(s) (where recommended by the
City’s Landscape Architect) and its root system(s), and reconstructing or replacing all
damaged curb, gutter, sidewalk, street pavement structural sections, storm drains, sanitary
sewers and any other affected utilities or appurtenances. Any existing trees requiring
removal shall be replaced with two new trees for each existing tree removed, of a variety
and at a location that will not damage the sidewalk, pavement, or underground utilities in
the future. New root shields shall be installed. Tree species, location and planting shall be
accomplished to the satisfaction of the City Engineer and the City’s Landscape Architect.
30. All new public improvements required to be constructed to accommodate the development
shall be installed at no cost to the City and shall be approved by the City Engineer and
constructed to City standards. 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 proposed
development, or prior to occupying structures at the site, whichever comes first.
31. The Developer shall provide an engineer’s estimate for all work performed with in the
public right-of way.
Storm Water
32. The on-site storm drainage system shall not be dedicated to the City for ownership or
maintenance. The storm drainage system and any storm water pollutions control devices
within the subdivision shall be owned, repaired and maintained by the property owner or
Homeowner’s Association.
33. The developer shall submit to the City Engineer a storm drainage and hydraulic study for
the fully improved subdivision analyzing the impact of the fully improved upstream
drainage basin on the subject project and evaluating the impact of the developed
subdivision 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 to the City Engineer for review and approval.
34. 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.
35. Storm drains, 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 blocked pipe or
catch basin) without damage to the adjacent buildings’ structure or foundations.
36. 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.
37. 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.
38. 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.
39. Existing on-site drains that are not adequately sized to accommodate run-off from the fully
developed property and upstream drainage basin shall be improved as required by the
applicants civil engineering consultant’s plans and specifications as approved by the City
Engineer. The expense for the installation of these improvements, and all necessary permits
shall be borne by the Developer.
40. All building downspouts shall be connected to rigid pipe roof leaders which shall discharge
into an approved drainage device or facility. Lot drainage design shall be approved by the
applicant’s soils engineer.
41. All storm drainage runoff shall be discharged into a pipe system or concrete gutter. Runoff
shall not be surface drained into surrounding private property or public streets.
Sanitary Sewer
42. The Developer shall submit a sewer capacity study to determine how the project impacts
the system and determine if there is adequate capacity of the sewer lines. The study shall
include an analysis of both the Oakmont Drive sewer system and the Shannon Drive sewer
system.
43. All utility crossings shall be potholed, verified and shown on the plans prior to the building
permit submittal.
44. Sanitary Sewer plan shall show all existing utilities located in Oakmont Drive and Shannon
Drive. Provide minimum horizontal and vertical clearances for all existing and proposed
utilities. Also include all manhole, catch basin and pipe invert elevations.
45. 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.
46. 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.
Utilities
47. Each dwelling unit shall be pre-wired for Cable T.V. and communication services.
48. Prior to the filing of the final map, the developer shall submit letters from each utility
company certifying that satisfactory provisions have been made as the location of their
facilities and that satisfactory easements have been provided on the full map.
49. Developer shall submit utility coordination documentation to the City, which highlights
notification of work to be performed, response(s) from each utility owner (including
existing utility plans from each owner), and proposed utility plans.
50. The Developer shall coordinate with the California Water Service/Westborough Water for
all water related issues. All water mains and services shall be installed to the standards of
the California Water Service or the Westborough Water District, as appropriate.
On-Site Improvements
51. The developer shall submit proposed stabilization measures along the neighboring property
(Parcel 2, Correa Residence) during the replacement of the existing retaining wall and
proposed construction of Drive B located along Oakmont Drive.
52. The developer shall submit a detailed plan and associated explanation for the re-sloping of
the back of the lot that fronts Westborough Boulevard. This area appears to currently has
steep slopes that appear to provide stabilization measures for Westborough Boulevard
53. Maximum street grade shall be 12%. Minimum street grade shall be 1%. Each private street
shall have a pedestrian walk on at least on side of the street conforming to Title 24 of the
Sate Administrative Code. Each private street shall be bordered on both sides by a 6” high
vertical concrete curb.
54. Internal driveways shall be a minimum of 15’ wide for one-way travel and 25’ wide of for
areas subject to two-way travel. One-way travel lanes within the site shall be clearly posted
and marked appropriately. Sufficient clear pavement area shall be provided to permit a
minimum of 25’ of maneuvering room at the rear of 90° parking stalls or garages.
55. 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
Shannon Park Court and Shannon Drive as access points for the proposed development.
56. The developer shall submit the proposed workplan and methodology of expanding
Shannon Drive to the proposed development. This shall include the methodology of
removing the existing gate at the property boundary and Shannon Drive.
57. The developer shall submit the proposed workplan and methodology to ensure the existing
fence line along the neighboring property is protected during the proposed development.
58. Upon completion of the proposed development, the developer shall repair any damage to
the existing fence line along the neighboring property, specifically near Shannon Park
Court and Shannon Drive. Repairs shall be in-kind and of equal or better quality than the
existing fence.
59. The developer shall submit structural design and supporting calculations for the proposed
retaining wall located on Parcel D, near Buildings 2-5.
60. The developer shall provide plan details for removing and replacing the existing retaining
wall located at the west corner of Parcel 2 (Correa). Developer shall also include structural
details for the new retaining wall.
Engineering Division Contact: Jason Baker, (650) 754-6353
Water Quality Conditions shall be as follows:
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 building permit:
1. Storm drains must be protected during construction. Discharge of any
demolition/construction debris or water to the storm drain system is prohibited.
2. Do not use gravel bags for erosion control in the street. 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 landscaping first.
4. If fire sprinklers are added/modified, 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. Submit total number of Studio/1BD, 2BD and 3+BD units on plans. Applicant may be
required to pay a sewer capacity fee (connection fee) at a later time based on anticipated
flow, BOD and TSS calculations if positive net difference and/or discharge type results
from previous site use.
8. Site may be subject to C.3 requirements of the Municipal Regional Stormwater Permit (if
so, the following items will apply).
9. Sign and have engineer wet stamp forms for Low Impact Development.
10. Completed attached 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 attached forms for completing documents, as old forms
are no longer sufficient. A completed copy must also be emailed to
[email protected].
11. Complete attached Operation and Maintenance (O&M) agreements. Use attached forms
for completing documents, as old forms are no longer sufficient. A finished copy must also
be emailed to [email protected]. 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.
12. Submit flow calculations and related math for Low Impact Development.
13. The onsite catch basins are to be stenciled with the approved San Mateo Countywide
Stormwater Logo (No Dumping! Flows to Bay).
14. Landscaping shall meet the following conditions related to reduction of pesticide use on
the project site:
a. Where feasible, landscaping shall be designed and operated to treat stormwater
runoff by incorporating elements that collect, detain, and infiltrate runoff. In areas
that provide detention of water, plants that are tolerant of saturated soil conditions
and prolonged exposure to water shall be specified.
b. 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.
c. Existing native trees, shrubs, and ground cover shall be retained and incorporated
into the landscape plan to the maximum extent practicable.
d. Proper maintenance of landscaping, with minimal pesticide use, shall be the
responsibility of the property owner.
e. 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:
i. Select plants that are well adapted to soil conditions at the site.
ii. 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.
iii. Provide irrigation appropriate to the water requirements of the selected
plants.
iv. Select pest-resistant and disease-resistant plants.
v. Plant a diversity of species to prevent a potential pest infestation from
affecting the entire landscaping plan.
vi. Use “insectary” plants in the landscaping to attract and keep beneficial
insects.
15. No floatable bark shall be used in landscaping. Only fibrous mulch or pea gravel is allowed.
16. A SWPPP must be submitted. Drawings must note that erosion control shall be in effect
all year long.
17. A copy of the state approved NOI must be submitted.
Water Quality Contact: Andrew Wemmer, (650) 829-3840
Fire Department Conditions shall be as follows:
1. Fire apparatus access roads shall be designed and maintained to support the imposed loads
of fire apparatus (75,000lbs) and shall be surfaced so as to provide all-weather driving
capabilities.
2. Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (6096
mm), exclusive of shoulders, except for approved security gates in accordance with Section
503.6, and an unobstructed vertical clearance of not less than 13 feet 6 inches (4115 mm).
3. Where a fire hydrant is located on a fire apparatus access road, the minimum road width
shall be 26 feet (7925 mm), exclusive of shoulders.
4. Where required by the fire code official, approved signs or other approved notices or
markings that include the words NO PARKING—FIRE LANE shall be provided for fire
apparatus access roads to identify such roads or prohibit the obstruction thereof. The means
by which fire lanes are designated shall be maintained in a clean and legi ble condition at
all times and be replaced or repaired when necessary to provide adequate visibility.
5. All Non parking space curbs to be painted red to local Fire Code Specifications.
6. Install underground piping for water based fire protection systems per NFPA 24 and
SSFFD requirements under separate fire plan check and permit.
7. Provide fire flow in accordance with California Fire Code Appendix BB.
8. Provide fire hydrants; location, fire flow, and quantity to be determined.
9. Fire hydrants located on a public or private street, or onsite, shall have an unobstructed
clearance of not less than 30 feet (15 feet either side of hydrant), in accordance with
California vehicle code 22514. Marking shall be per California vehicle code 22500.1.
10. A blue reflective dot shall be placed in the middle of the roadway directly in front of each
fire hydrant.
11. All buildings shall provide premise identification in accordance with CFC Section 505.1.
12. Install smoke and carbon monoxide detectors per manufactures directions.
13. This new residential construction will be assessed an adopted Public Safety Impact Fee.
The amounts for low density are $385.50 per unit for the Police Department and $899.50
per unit for the Fire Department.
14. Install fire sprinkler system per NFPA 13D/SSFFD requirements under separate fire plan
check and permit for overhead and underground.
15. Install exterior listed horn/strobe alarm device, not a bell.
Fire Department Contact: Craig Lustenberger, (650) 829 -6645
Police Department Conditions shall be as follows:
1. All construction must conform to South San Francisco Municipal Code Chapter 15.48.060
Minimum-security standards for single-family dwellings, (Ord. 1477 § 1B, 2013; Ord.
1166 § 1, 1995)
2. Address numbering. In addition to the numbering requirement for the street side as listed
in 15.48.060(e) SSFMC, all residential dwellings shall display their street number in a
prominent location on the REAR side of the dwelling in such a position that the number is
easily visible to approaching first responders on foot. The numerals shall be no less than
three inches in height and shall be of a contrasting color to the background to which they
are attached. The numerals shall be lighted at night. If the backyards have solid fencing,
the number shall be placed high enough on the dwellings that the number is easily visible
to approaching first responders on foot.
3. Tree canopies shall be maintained no lower than (6) six feet above grade and bushes shall
be maintained no higher than (3) three feet above grade.
Police Department Contact: Sgt. Mike Rudis, (650) 829-7260
STANDARD CONDITIONS AND LIMITATIONS FOR COMMERCIAL,
INDUSTRIAL, MIXED USE, AND MULTI-FAMILY RESIDENTIAL PROJECTS
(Revised to address the project scope for Oakmont Meadows:
P15-0048: PD15-0001, DR15-0041, PM15-0001, AHA18-0004)
Entitlement and Permit Status
1. Unless the use has commenced or related building permits have been issued within two
(2) years of the date this permit is granted, this permit will automatically expire on that
date. A one-year permit extension may be granted in accordance with provisions of the
SSFMC Chapter 20.450 (“Common Procedures”). The Vesting Tentative Parcel Map may
be extended in accordance SFFMC Chapter 19.50 (“Vesting Tentative Maps).
2. 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.
3. The permit shall be subject to revocation if the project is not operated in compliance with
the conditions of approval.
4. 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”).
5. 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.
6. Prior to construction, all required building permits shall be obtained from the City’s
Building Division.
7. All conditions of the permit shall be completely fulfilled to the satisfaction of the affected
City Departments and Planning and Building Divisions prior to issuance of a certificate
of occupancy of any building.
Lighting, Signs, and Trash Areas
8. 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.
9. 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”).
10. Adequate trash areas within the garage shall be provided as required by SSFMC Chapter
20.300 (“Lot and Development Standards”). Interior 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 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), as required by SSFMC
Chapter 14.04 (“Stormwater Management and Discharge Control”)
Public Safety
24. The applicant shall comply with the provisions of SSFMC Chapter 15.48 (“Minimum
Building Security Standards”). 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 SSFMC Chapter 15.24 “California Fire
Code”. 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
OAKMONT MEADOWSSOUTH SAN FRANCISCO, CAPLANNING APPLICATION PACKAGEJune 25, 2018KTGY Group, Inc.1814 Franklin St. Suite 400, Oakland, CA 94612Phone: 510.272.2910BFS Landscape Architects425 Pacific Street #201Monterey, California 93940Phone: 650.326.6622ARCHITECT:LANDSCAPE ARCHITECT:CIVIL ENGINEER:Warmington Residential2400 Camino Ramon Suite 234San Ramon, CA 94583Phone: 925.984.7914DEVELOPER:Carlson, Barbee & Gibson, Inc.2633 Camino Ramon #350,San Ramon, CA 94583Phone: 925.866.0322ContactMichael [email protected] Burton [email protected][email protected][email protected][email protected][email protected][email protected]
A0.1VICINITY MAP &OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608010'20'40'80'SHEET INDEXARCHITECTURAL:A0.1 VICINITY MAP & SHEET INDEXA0.2 SITE CONDITIONSA1.0 ARCHITECTURAL SITE PLANA1.1 PROJECT DATAA1.2 CODE ANALYSISA2.0 STREET PERSPECTIVE & STREET ELEVATIONA2.1 A1: 3 PLEX A BUILDING ELEVATIONSA2.2 A1 ALT: 3 PLEX B BUILDING ELEVATIONSA2.3 A2: 3 PLEX C BUILDING ELEVATIONSA2.4 A3: 2 PLEX A BUILDING ELEVATIONSA2.5 B1: 3 PLEX D & B2: 2 PLEX B BUILDING ELEVATIONSA2.6 C1: 4 PLEX & C2: 1 PLEX GARAGE ELEVATIONSA3.0 A1: 3 PLEX A BUILDING PLANSA3.1 A1 ALT: 3 PLEX B BUILDING PLANSA3.2 A2: 3 PLEX C BUILDING PLANSA3.3 A3: 2 PLEX A BUILDING PLANSA3.4 B1: 3 PLEX D BUILDING PLANSA3.5 B1: 2 PLEX B BUILDING PLANSA3.6 B1: C1: 4 PLEX GARAGE & C2: 1 PLEX GARAGE BUILDING PLANSA5.0 UNIT PLANS 1AA5.1 UNIT PLANS 1BA5.2 UNIT PLANS 2A5.3 UNIT PLANS 3A5.4 UNIT PLANS 4AA5.5 UNIT PLANS 4BA6.0 ARCHITECTURAL DETAILSA7.0 MATERIALS AND COLORSCIVIL:C.1 VESTING TENTATIVE MAPC.2 EXISTING CONDITIONSC.3 PRELIMINARY SITE PLANC.4 PRELIMINARY GRADING PLANC.5 PRELIMINARY UTILITY PLANC.6 PRELIMINARY STORMWATER CONTROL PLANLANDSCAPE:L-1.0 CONCEPTUAL LANDSCAPE PLANL-1.1 RENDERED LANDSCAPE PLANImage 3: View from Westborough and Oakmont IntersectionSHEET INDEXImage 4: Aerial perspective of project site from Shannon Park CtImage 1: View from Westborough Blvd looking NorthEastImage 2: View from Westborough Blvd looking EastVicinity MapContext Map0250'500'1000'2000'N.T.S.
A0.2SITE CONDITIONSOAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608
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OAKMONT MEADOWS
DATE: AUGUST 28, 2018
0'180'60'240'
1" = 60'SCALE:
PROPERTY DIAGRAM
OAKMONT MEADOWS
CITY OF SOUTH SAN FRANCISCO SAN MATEO COUNTY CALIFORNIA
F:\2820-000\ACAD\EXHIBITS\XB-006 PROPERTY DIAGRAM.DWG8/28/2018 2:13 PMSACRAMENTO, CALIFORNIA
SAN RAMON, CALIFORNIA
CIVIL ENGINEERS SURVEYORS PLANNERS
(925) 866 - 0322
www.cbandg.com
(916) 375 - 1877
Carlson, Barbee & Gibson, Inc.
LEGEND
OAKMONT DRIVEPARCEL 173 PM 21WESTBOROUGH BOULEVARDSHANNON DRIVESHANNON PARK COURTBANTRY LANE
ARDEE LANE
TARA LANE
LEGENDDATE: AUGUST 28, 20180'120'40'160'1" = 40'SCALE: EXISTING GRADINGAND DRAINAGEOAKMONT MEADOWSCITY OF SOUTH SAN FRANCISCO SAN MATEO COUNTY CALIFORNIAF:\2820-000\ACAD\EXHIBITS\XB-007 EXISTING GRADING AND DRAINAGE.DWG8/28/2018 2:27 PMSACRAMENTO, CALIFORNIASAN RAMON, CALIFORNIA CIVIL ENGINEERSSURVEYORSPLANNERS(925) 866 - 0322www.cbandg.com(916) 375 - 1877Carlson, Barbee & Gibson, Inc.
EVADRIVE 'C'DRIVE 'B'
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COURTPARCEL DOAKMONT DRIVEWESTBOROUGH BOULEVARDSHANNON DRIVESHANNON PARK COURTBANTRY LANE
ARDEE LANE
TARA LANEBLDG 9BLDG 1BLDG 2BLDG 3BLDG 4BLDG 5BLDG 6BLDG 7BLDG 8BLDG 10DATE: AUGUST 28, 20180'120'40'160'1" = 40'SCALE: PROPOSED GRADINGAND DRAINAGEOAKMONT MEADOWSCITY OF SOUTH SAN FRANCISCO SAN MATEO COUNTY CALIFORNIAF:\2820-000\ACAD\EXHIBITS\XB-008 PROPOSED GRADING AND DRAINAGE.DWG8/28/2018 2:41 PMSACRAMENTO, CALIFORNIASAN RAMON, CALIFORNIA CIVIL ENGINEERSSURVEYORSPLANNERS(925) 866 - 0322www.cbandg.com(916) 375 - 1877Carlson, Barbee & Gibson, Inc.LEGEND
Lot 1Lot 2Lot 3Lot 4Lot 5Lot 6Lot 7Lot 8Lot 11Lot 12Lot 13Lot 14Lot 9Lot 10Lot 16Lot 17Lot 15Lot 22 Lot 21 Lot 20 Lot 19 Lot 18Lot 23Lot 24Lot 25Lot 26OAKMONT DRIVEWESTBOROUGH BLVD.21534678910Garage20'-0" x 20'-0"PorchEntryBath 3UPBedroom 4 /Opt. Flex11'-6" x 12'-4"Garage20'-0" x 20'-0"PorchEntryBath 3W.I.C.UPBedroom 414'-10" x 11'-2"Garage20'-0" x 20'-0"PorchEntryBedroom 414'-8" x 11'-0"Bath 3W.I.C.UPGarage20'-0" x 20'-0"PorchEntryBedroom 414'-10" x 11'-2"Bath 3W.I.C.UPPorchEntryUPUPPwdr.Flex15'-2" x 13'-7"Garage20'-0" x 20'-0"Garage20'-0" x 20'-0"PorchEntryBath 3UPBedroom 4 /Opt. Flex11'-6" x 12'-4"Flex15'-2" x 13'-7"Garage20'-0" x 20'-0"PorchEntryUPUPPwdr.Garage20'-0" x 20'-0"PorchEntryBath 3UPBedroom 4 /Opt. Flex11'-6" x 12'-4"Garage20'-0" x 20'-0"PorchEntryBath 3W.I.C.UPBedroom 414'-10" x 11'-2"Garage20'-0" x 20'-0"PorchEntryBedroom 414'-8" x 11'-0"Bath 3W.I.C.UPGarage20'-0" x 20'-0"PorchEntryBedroom 414'-10" x 11'-2"Bath 3W.I.C.UPBedroom10'-10" x 12'-10"Bathroom8'-0" x 5'-1"Living12'-4" x 9'-11"UPPorchEntryW.I.C.Bedroom10'-10" x 12'-10"Bathroom8'-0" x 5'-1"Living12'-4" x 9'-11"UPPorchEntryW.I.C.Bedroom10'-10" x 12'-10"Bathroom8'-0" x 5'-1"Living12'-4" x 9'-11"UPPorchEntryW.I.C.Bedroom10'-10" x 12'-10"Bathroom8'-0" x 5'-1"Living12'-4" x 9'-11"UPPorchEntryW.I.C.PorchEntryUPUPPwdr.Flex15'-2" x 13'-7"Garage20'-0" x 20'-0"Garage20'-0" x 20'-0"PorchEntryBath 3W.I.C.UPBedroom 414'-10" x 11'-2"Garage20'-0" x 20'-0"PorchEntryBedroom 414'-8" x 11'-0"Bath 3W.I.C.UPGarage20'-0" x 20'-0"PorchEntryUPUPPwdr.Flex15'-2" x 13'-7"Garage20'-0" x 20'-0"PorchEntryBedroom 414'-10" x 11'-2"Bath 3W.I.C.UPBedroom10'-10" x 12'-10"Bathroom8'-0" x 5'-1"Living12'-4" x 9'-11"UPPorchEntryW.I.C.Bedroom11'-0" x 13'-0"Bathroom8'-0" x 5'-1"Living12'-6" x 10'-1"UPPorchEntryW.I.C.UPEntryW.I.C.Bedroom10'-10" x 12'-10"Bathroom8'-0" x 5'-1"Living12'-4" x 9'-11"Bedroom10'-10" x 12'-10"Bathroom8'-0" x 5'-1"Living12'-4" x 9'-11"UPPorchEntryW.I.C.Bedroom10'-10" x 12'-10"Bathroom8'-0" x 5'-1"Living12'-4" x 9'-11"UPPorchEntryW.I.C.A1.0ARCHITECTURAL SITE PLANOAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608010'20'40'80'R3 - Townhouse Condominiums+/- 45'-6 (to top of roof)See A2.1 for Building ElevationsSee A3.0 for Building PlansNOTES:1. Refer to Civil sheets for all property lines. easements, site dimensions,accessible unit locations, etc.2. Refer to Landscape Sheets for landscape design, dimensions anddetailed information.R3 - Townhouse Condominiums+/- 44'-0 (to top of roof)See A2.4 for Building ElevationsSee A3.3 for Building PlansR3 - Townhouse Condominiums+/- 41'-6 (to top of roof)See A2.5 for Building ElevationsSee A3.5 for Building PlansR3 - Townhouse Condominiums+/- 45'-6 (to top of roof)See A2.2 for Building ElevationsSee A3.1 for Building PlansU - Private Garage+/- 16'-6 (to top of roof)See A2.6 for Building ElevationsSee A3.5 for Building PlansR3 - Townhouse Condominiums+/- 45'-6 (to top of roof)See A2.3 for Building ElevationsSee A3.2 for Building PlansU - Private Garage+/- 16'-6 (to top of roof)See A2.6 for Building ElevationsSee A3.5 for Building PlansR3 - Townhouse Condominiums+/- 41'-6 (to top of roof)See A2.5 for Building ElevationsSee A3.4 for Building PlansA1 - 3 Plex AA1 Alt - 3 Plex BA2 - 3 Plex CA3 - 2 Plex AB1 - 3 Plex DB2 - 2 Plex BC1 - 4 Plex GarageC2 - 1 Plex GarageBuildings 2,3,4Building 6Building 5Building 1Building 7Building 8Building 10Building 9
Lot 1Lot 2Lot 3Lot 4Lot 5Lot 6Lot 7Lot 8Lot 11Lot 12Lot 13Lot 14Lot 9Lot 10Lot 16Lot 17Lot 15Lot 22 Lot 21 Lot 20 Lot 19 Lot 18Lot 23Lot 24Lot 25Lot 26****OAKMONT DRIVEWESTBOROUGH BLVD.21534678910A1.1PROJECT DATAOAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONMarch 5, 2019#2017-0608NOTES:1. Refer to Civil sheets for all property lines. easements, site dimensions,accessible unit locations, etc.2. Refer to Landscape Sheets for landscape design, dimensions anddetailed information.Project SummaryGeneral Site InformationAssessor Parcel # :Site Area( acres) :Existing General Plan Land Use Designation:Proposed General Plan Land Use Designation :Existing Zoning Designation:Proposed Zoning Designation :Detailed Unit SummaryDenotes Location of BMR Units3 BELOW MARKET RATE UNITS091-151-040-24.91 ACLow Density ResidentialLow Density ResidentialRL-8Planned Development010'20'40'80'Parking SummaryLandscapingLot Coverage / Floor Area Ratio / Average Lot Slope
A1.2CODE ANALYSISOAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608SEPARATIONS:(CRC TABLE R302.1(2))FIRE RESISTIVE RATING REQUIREMENTSFOR PROJECTIONS BASED ON FIRESEPARATION DISTANCE:(PER CRC TABLE R302.1(2))APPLICABLE CODES:2016 CALIFORNIA RESIDENTIAL CODE (CRC)·CALIFORNIA RESIDENTIAL CODE (2015 INTERNATIONAL RESIDENTIAL CODE)·CALIFORNIA PLUMBING CODE (2015 UNIFORM PLUMBING CODE)·CALIFORNIA MECHANICAL CODE (2015 UNIFORM MECHANICAL CODE)·CALIFORNIA ELECTRICAL CODE (2014 NATIONAL ELECTRICAL CODE)·CALIFORNIA FIRE CODE (2015 INTERNATIONAL FIRE CODE)·CALIFORNIA ENERGY CODE·CALIFORNIA GREEN BUILDING STANDARDS CODE·LOCAL AND STATE AMENDMENTS, ORDINANCES AND LAWFIRE SEPARATION DISTANCE > 3' FOR TYPE VB CONSTRUCTION AND R3OCCUPANCY SHALL BE ZERO (0) (NON-RATED)FIRE SEPARATION DISTANCE < 3' SHALL NOT BE ALLOWEDFIRE SEPARATION DISTANCE > 3' SHALL BE ZERO (0) (NON-RATED)FIRE SEPARATION DISTANCE 2' < 3' SHALL BE 1-HOUR ON THE UNDERSIDETOWNHOUSE: TOWNHOUSES NOT MORE THAN THREE STORIES ABOVE GRADE IN HEIGHT WITH ASEPARATE MEANS OF EGRESS. A SINGLE-FAMILY DWELLING UNIT CONSTRUCTED IN A GROUP OFTHREE OR MORE ATTACHED UNITS IN WHICH EACH UNIT EXTENDS FROM FOUNDATION TO ROOF ANDWITH A YARD OR PUBLIC WAY ON AT LEAST TWO SIDES.DEFINITIONS:[ PER CRC R202 & CBC 202 ]R3-TOWNHOUSE &U- PRIVATE GARAGES:R-3TOWNHOUSE - FEE SIMPLEU (PRIVATE GARAGES)TYPE V-BNFPA 13-R3 STORIES, AND < 60 FEET3 STORIESR-3= UNLIMITED PER CBC TABLE 506.2U= 1,000 S.F. PER CBC 406.3.1PER CRC R302.2 EXCEPTION: COMMON WALLS SEPARATING TOWNHOMES - 1 HOUR FIRERESISTANCE-RATED WALL ASSEMBLY PER ASTME 119 OR UL 263OCCUPANCY GROUP:(CRC R302.2)CONSTRUCTION TYPEFIRE SPRINKLERS:ALLOWABLE HEIGHT:ALLOWABLE STORIES:(CBC TABLE 504.3 & SEC. 504.4)ALLOWABLE FLOOR AREAEXTERIOR WALL RATING:ELECTRIC & GAS METERS LOCATED IN COMMON HOA MAINTAINED CLOSETS AT THE END OF EACHBUILDING ARE RUN THROUGH THE BUILDING LATERALLY IN A NON-RATED SOFFIT RACEWAY LOCATEDIN THE GARAGES. ACCESS EASEMENTS EXIST FOR USE AND MAINTENANCE OF THE UTILITY RACEWAY.THROUGH PENETRATIONS OF THE 1-HOUR RATED COMMON WALL SEPARATING UNITS BY ELECTRICALAND PLUMBING LINES SHALL BE PROTECTED IN ACCORDANCE WITH CRC R 302.4.1 & R 302.4.1.2 BYPROVIDING A THROUGH PENETRATION FIRESTOP SYSTEM.UTILITIES / THROUGH PENETRATIONSPRIVATE GARAGE: A BUILDING OR PORTION OF A BUILDING IN WHICH MOTOR VEHICLES USED BY THETENANTS OF THE BUILDING OR BUILDINGS ON THE PREMISES ARE STORED OR KEPT, WITHOUTPROVISIONS FOR REPAIRING OR SERVICING SUCH VEHICLES FOR PROFIT. ACCESSIBILITY: (PER CRC R320.1)AN ACCESSIBLE ROUTE TO AMENITIES AND UNITS IS ONLY REQUIREDFOR “COVERED MULTIFAMILY DWELLINGS” AS DEFINED IN CHAPTER 11A OF THECBC.THE RELEVANT DEFINITION FOR THIS PROJECT IS FOUND IN SECTION 1102ABUILDING ACCESSIBILITY:“NEWLY CONSTRUCTED MULTIFAMILY DWELLINGS AS DEFINED IN THISCHAPTER, INCLUDE, BUT ARE NOT LIMITED TO, THE FOLLOWING:2 CONDOMINIUMS WITH 4 OR MORE DWELLING UNITS INCLUDING TIMESHARECONDOMINIUMS NOT CONSIDERED A PLACE OF PUBLIC ACCOMMODATION ORTRANSIENT LODGING AS DEFINED IN HEALTH AND SAFETY CODESECTION 19955 (A), AND CHAPTER 2 OF THE CALIFORNIA BUILDING CODE.”ALL OF THE DWELLING UNITS IN THIS PROJECT ARE IN BUILDINGS WITH 3 ORFEWER UNITS; THEREFORE THEY DO NOT QUALIFY AS “COVERED MULTIFAMILYDWELLINGS” AND AN ACCESSIBLE ROUTE IS NOT REQUIRED.CHAPTER 11A REFERENCES SITE AND BUILDINGCHARACTERISTICS (SECTION 1106A) AND PARKINGFACILITIES (SECTION 1109A). BOTH SECTIONS NOTE THAT THEY APPLYTO “COVERED MULTIFAMILY BUILDINGS” ONLY. AS NOTED ABOVE, THE BUILDINGSON THIS SITE DO NOT QUALIFY AS COVERED MULTIFAMILY BUILDINGS;THEREFORE THESE SECTIONS DO NOT APPLY TO THIS PROJECT.
A2.0STREET PERSPECTIVE08'16'32'OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608FRONT STREET ELEVATIONFRONT PERSPECTIVE& STREET ELEVATION
± 45'-6"Level 2Level 110'-1"
VARIES
9'-1"T.O.PlateT.O.Roof9'-1"Level 3***126126± 45'-6"Level 2Level 110'-1"
VARIES
9'-1"T.O.PlateT.O.Roof9'-1"Level 3126*********± 45'-6"Level 2Level 110'-1"
VARIES
9'-1"T.O.PlateT.O.Roof9'-1"Level 3± 45'-6"Level 2Level 110'-1"VARIES9'-1"T.O.PlateT.O.Roof9'-1"Level 3126A2.1BUILDING ELEVATIONSA1: 3 PLEX A04'8'16'OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608FRONT PERSPECTIVEFRONT ELEVATIONLEFT ELEVATIONMaterial Legend:1.Stucco2.Fiber Cement Lap Siding3.Not Used4.Not Used5.Stucco Trim6.Fiber Cement Trim7.Vinyl Windows8.Metal Canopy9.Metal Entry Door10.Metal Garage Door11.Composition Shingle12.Metal Railing13.Light Fixture14.Unit Address*Denotes Egress Window1296110211121211881114137121811819171581113877REAR ELEVATIONRIGHT ELEVATION
***126± 45'-6"Level 2Level 110'-1"
VARIES
9'-1"T.O.PlateT.O.Roof9'-1"Level 3126± 45'-6"Level 2Level 110'-1"
VARIES
9'-1"T.O.PlateT.O.Roof9'-1"Level 3*********± 45'-6"Level 2Level 110'-1"
VARIES
9'-1"T.O.PlateT.O.Roof9'-1"Level 3126± 45'-6"Level 2Level 110'-1"
VARIES
9'-1"T.O.PlateT.O.Roof9'-1"Level 3A2.2BUILDING ELEVATIONSA1 ALT.: 3 PLEX B04'8'16'OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608FRONT PERSPECTIVEFRONT ELEVATIONLEFT ELEVATION121211211668910128111171371314REAR ELEVATIONRIGHT ELEVATION122511122181311191751Material Legend:1.Stucco2.Fiber Cement Lap Siding3.Not Used4.Not Used5.Stucco Trim6.Fiber Cement Trim7.Vinyl Windows8.Metal Canopy9.Metal Entry Door10.Metal Garage Door11.Composition Shingle12.Metal Railing13.Light Fixture14.Unit Address*Denotes Egress Window887
***± 45'-6"Level 2Level 110'-1"
VARIES
9'-1"T.O.PlateT.O.Roof9'-1"Level 3126*± 45'-6"Level 2Level 110'-1"
VARIES
9'-1"T.O.PlateT.O.Roof9'-1"Level 3126*********± 45'-6"Level 2Level 110'-1"
VARIES
9'-1"T.O.PlateT.O.Roof9'-1"Level 3± 45'-6"Level 2Level 110'-1"
VARIES
9'-1"T.O.PlateT.O.Roof9'-1"Level 3126A2.3BUILDING ELEVATIONSA2: 3 PLEX C04'8'16'OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608FRONT PERSPECTIVEFRONT ELEVATIONRIGHT ELEVATION2961711011821213966871182121311Material Legend:1.Stucco2.Fiber Cement Lap Siding3.Not Used4.Not Used5.Stucco Trim6.Fiber Cement Trim7.Vinyl Windows8.Metal Canopy9.Metal Entry Door10.Metal Garage Door11.Composition Shingle12.Metal Railing13.Light Fixture14.Unit Address*Denotes Egress WindowREAR ELEVATIONLEFT ELEVATION8918921271312111171814115138
**± 44'-0"Level 2Level 110'-1"
VARIES
9'-1"T.O.PlateT.O.Roof9'-1"Level 3126126*± 44'-0"Level 2Level 110'-1"
VARIES
9'-1"T.O.PlateT.O.Roof9'-1"Level 3126******± 44'-0"Level 2Level 110'-1"
VARIES
9'-1"T.O.PlateT.O.Roof9'-1"Level 3± 44'-0"Level 2Level 110'-1"
VARIES
9'-1"T.O.PlateT.O.Roof9'-1"Level 3126A2.4BUILDING ELEVATIONSA3: 2 PLEX AFRONT ELEVATION04'8'16'OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608LEFT ELEVATIONFRONT PERSPECTIVE682128119138111026128127138714Material Legend:1.Stucco2.Fiber Cement Lap Siding3.Not Used4.Not Used5.Stucco Trim6.Fiber Cement Trim7.Vinyl Windows8.Metal Canopy9.Metal Entry Door10.Metal Garage Door11.Composition Shingle12.Metal Railing13.Light Fixture14.Unit Address*Denotes Egress WindowREAR ELEVATIONRIGHT ELEVATION1281118772881391118
***126± 41'-6"Level 2Level 110'-1"
VARIES
9'-1"T.O.PlateT.O.Roof9'-1"Level 3**126± 41'-6"Level 2Level 110'-1"
VARIES
9'-1"T.O.PlateT.O.Roof9'-1"Level 3***± 41'-6"Level 2Level 110'-1"
VARIES
9'-1"T.O.PlateT.O.Roof9'-1"Level 3**126± 41'-6"Level 2Level 110'-1"
VARIES
9'-1"T.O.PlateT.O.Roof9'-1"Level 3A2.5BUILDING ELEVATIONSB1: 3 PLEX D & B2: 2 PLEX BFRONT ELEVATION04'8'16'FRONT PERSPECTIVEOAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608LEFT ELEVATION16121117811913147RIGHT ELEVATIONREAR ELEVATION178217111399Material Legend:1.Stucco2.Fiber Cement Lap Siding3.Not Used4.Not Used5.Stucco Trim6.Fiber Cement Trim7.Vinyl Windows8.Metal Canopy9.Metal Entry Door10.Metal Garage Door11.Composition Shingle12.Metal Railing13.Light Fixture14.Unit Address*Denotes Egress Window6281113
± 16'-6"T.O.PlateLevel 19'-1"T.O.RoofVARIES
± 16'-6"T.O.PlateLevel 19'-1"T.O.RoofVARIES
126± 16'-6"T.O.PlateLevel 19'-1"T.O.RoofVARIES
± 16'-6"T.O.PlateLevel 19'-1"T.O.RoofVARIES
± 16'-6"T.O.PlateLevel 19'-1"T.O.RoofVARIES
126± 16'-6"T.O.PlateLevel 19'-1"T.O.RoofVARIES
A2.6BUILDING ELEVATIONSC1: 4 PLEX & C2: 1 PLEX GARAGE04'8'16'OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608C1 REAR ELEVATIONTYPICAL SIDE ELEVATIONC1 FRONT ELEVATION110126271351413Material Legend:1.Stucco2.Fiber Cement Lap Siding3.Not Used4.Not Used5.Stucco Trim6.Fiber Cement Trim7.Vinyl Windows8.Metal Canopy9.Metal Entry Door10.Metal Garage Door11.Composition Shingle12.Metal Railing13.Light Fixture14.Unit Address*Denotes Egress Window92611610116213113147C2 REAR ELEVATIONC2 FRONT ELEVATIONC2 TYPICAL SIDE ELEVATIONC2 FRONT PERSPECTIVEC1 FRONT PERSPECTIVE11111026517
77'-2"44'-0"Garage20'-0" x 20'-0"PorchEntryBath 3UPBedroom 4 /Opt. Flex11'-6" x 12'-4"2'-0"Garage20'-0" x 20'-0"PorchEntryBedroom 414'-8" x 11'-0"Bath 3W.I.C.UPGarage20'-0" x 20'-0"PorchEntryBedroom 414'-10" x 11'-2"Bath 3W.I.C.UPDeck20'-2" x 6'-6"PwdrLaund.Kitchen13'-6" x 16'-6"DNUPGreat Room24'-9" x 20'-0"Pant.77'-1 1/2"46'-0"Deck20'-4" x 8'-0"UPDNGreat Room20'-0" x 22'-3"Kitchen18'-7" x 16'-9"PwdrPant.Deck20'-4" x 8'-0"UPDNGreat Room20'-2" x 22'-3"Kitchen18'-9" x 16'-9"PwdrPant.
2'-0"MasterBedroom 113'-11" x 16'-11"Bedroom 310'-6" x 11'-10"Bedroom 213'-11" x 10'-1"Mstr .BathDNBath 2LinenW.I.C.19'-4" L.F.W.I.C.11'-8" L.F.77'-2"46'-0"2'-0"MasterBedroom 113'-7" x 13'-10"Mstr .BathLaund.Bedroom 310'-4" x 11'-10"Bedroom 210'-2" x 10'-10"Bathroom 2LinenDNW.I.C.25'-6" L.F.W.I.C.MasterBedroom 113'-7" x 13'-10"Mstr .BathLaund.Bedroom 310'-4" x 11'-10"Bedroom 210'-4" x 10'-10"Bathroom 2LinenW.I.C.25'-6" L.F.W.I.C.DNRIDGERIDGE VAL
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6:126:126:126:126:126:12 6:126:126:126:126:12A3.0BUILDING PLANSA1: 3 PLEX A04'8'16'OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608KEY MAPP3P4AROOFP4BP3P4ALEVEL 2P4BP3P4ALEVEL 3P4BP3P4ALEVEL 1P4BZoned Area for AllRoof PenetrationsAsphalt Shingle Roof
77'-2"44'-0"Garage20'-0" x 20'-0"PorchEntryBath 3UPBedroom 4 /Opt. Flex11'-6" x 12'-4"2'-0"Garage20'-0" x 20'-0"PorchEntryBedroom 414'-8" x 11'-0"Bath 3W.I.C.UPGarage20'-0" x 20'-0"PorchEntryBedroom 414'-10" x 11'-2"Bath 3W.I.C.UPDeck20'-2" x 6'-6"PwdrLaund.Kitchen13'-6" x 16'-6"DNUPGreat Room24'-9" x 20'-0"Pant.77'-1 1/2"46'-0"Deck20'-4" x 8'-0"UPDNGreat Room20'-0" x 22'-3"Kitchen18'-7" x 16'-9"PwdrPant.Deck20'-4" x 8'-0"UPDNGreat Room20'-2" x 22'-3"Kitchen18'-9" x 16'-9"PwdrPant.
2'-0"MasterBedroom 113'-11" x 16'-11"Bedroom 310'-6" x 11'-10"Bedroom 213'-11" x 10'-1"Mstr .BathDNBath 2LinenW.I.C.19'-4" L.F.W.I.C.11'-8" L.F.77'-2"46'-0"2'-0"MasterBedroom 113'-7" x 13'-10"Mstr .BathLaund.Bedroom 310'-4" x 11'-10"Bedroom 210'-2" x 10'-10"Bathroom 2LinenDNW.I.C.25'-6" L.F.W.I.C.MasterBedroom 113'-7" x 13'-10"Mstr .BathLaund.Bedroom 310'-4" x 11'-10"Bedroom 210'-4" x 10'-10"Bathroom 2LinenW.I.C.25'-6" L.F.W.I.C.DN6:126:126:126:124:126:126:126:126:126:126:126:126:126:12RIDGERIDGERIDGERIDGERIDGERIDGERIDGEVAL
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VALLEYA3.1BUILDING PLANSA1 Alt: 3 PLEX B04'8'16'OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608KEY MAPP4 Alt.P4AROOFP4BP4 Alt.P4ALEVEL 2P4BP4 Alt.P4ALEVEL 3P4BP4 Alt.P4ALEVEL 1P4BZoned Area for AllRoof PenetrationsAsphalt Shingle Roof
77'-2"44'-0"Garage20'-0" x 20'-0"PorchEntryBedroom 414'-8" x 11'-0"Bath 3W.I.C.UPGarage20'-0" x 20'-0"PorchEntryUPUPPwdr.Flex15'-2" x 13'-7"Garage20'-0" x 20'-0"PorchEntryBedroom 414'-10" x 11'-2"Bath 3W.I.C.UP46'-0"79'-1 1/2"46'-0"Deck20'-4" x 8'-0"UPDNGreat Room20'-0" x 22'-3"Kitchen18'-7" x 16'-9"PwdrPant.Deck11'-5" x 9'-4"PwdrLaund.Pant.UPDNKitchen11'-10" x 17'-0"Great Room14'-10" x 20'-10"Deck20'-4" x 8'-0"UPDNGreat Room20'-2" x 22'-3"Kitchen18'-9" x 16'-9"PwdrPant.
2'-0"79'-2"46'-0"MasterBedroom 113'-7" x 13'-10"Mstr .BathLaund.Bedroom 310'-4" x 11'-10"Bedroom 210'-2" x 10'-10"Bathroom 2LinenDNW.I.C.25'-6" L.F.W.I.C.DNLinenMaster BathMasterBedroom 111'-0" x 15'-7"Bedroom 311'-0" x 10'-10"Bedroom 210'-0" x 10'-10"W.I.C.22'-9" L.F.MasterBedroom 113'-7" x 13'-10"Mstr .BathLaund.Bedroom 310'-4" x 11'-10"Bedroom 210'-4" x 10'-10"Bathroom 2LinenW.I.C.25'-6" L.F.W.I.C.DN2'-0"6:126:126:126:126:126:126:126:124:126:126:126:126:126:12RIDGERIDGERIDGEVALLE
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VALLEYRIDGE
RIDGERIDGERIDGERIDGEA3.2BUILDING PLANSA2: 3 PLEX C04'8'16'OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608KEY MAPP2P4AROOFP4BP2P4ALEVEL 2P4BP2P4ALEVEL 3P4BP2P4ALEVEL 1P4BZoned Area for AllRoof PenetrationsAsphalt Shingle Roof
51'-4"43'-0"Garage20'-0" x 20'-0"PorchEntryBath 3UPBedroom 4 /Opt. Flex11'-6" x 12'-4"Flex15'-2" x 13'-7"Garage20'-0" x 20'-0"PorchEntryUPUPPwdr.2'-0"51'-4 1/2"43'-0"Deck20'-2" x 6'-6"PwdrLaund.Kitchen13'-6" x 16'-6"DNUPGreat Room24'-9" x 20'-0"Pant.Kitchen11'-10" x 17'-0"Great Room14'-10" x 20'-10"Deck11'-5" x 8'-4"PwdrLaund.Pant.UPDN2'-0"51'-4"43'-0"MasterBedroom 113'-11" x 16'-11"Bedroom 310'-6" x 11'-10"Bedroom 213'-11" x 10'-1"Mstr .BathDNBath 2LinenW.I.C.19'-4" L.F.W.I.C.11'-8" L.F.MasterBedroom 111'-0" x 15'-7"Bedroom 311'-0" x 10'-10"Bedroom 210'-0" x 10'-10"DNLinenW.I.C.22'-9" L.F.Master Bath2'-0"6:126:126:126:126:126:126:126:12RIDGERIDGERIDGERIDGERIDGE
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VALLEY6:126:12A3.3BUILDING PLANSA3: 2 PLEX A04'8'16'OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608KEY MAPP3P2ROOFP3P2LEVEL 2P3P2LEVEL 3P3P2LEVEL 1Zoned Area for AllRoof PenetrationsAsphalt Shingle Roof
51'-8"30'-0"Bedroom11'-0" x 13'-0"Bathroom8'-0" x 5'-1"Living12'-6" x 10'-1"UPPorchEntryW.I.C.Bedroom10'-10" x 12'-10"Bathroom8'-0" x 5'-1"Living12'-4" x 9'-11"UPPorchEntryW.I.C.Bedroom10'-10" x 12'-10"Bathroom8'-0" x 5'-1"Living12'-4" x 9'-11"UPPorchEntryW.I.C.1'-6"51'-8"31'-6"Great Room12'-6" x 19'-5"Kitchen12'-11" x 11'-6"UPDNPwdrGreat Room12'-4" x 21'-1"Kitchen12'-9" x 11'-6"UPDNPwdrGreat Room12'-4" x 21'-1"Kitchen12'-9" x 11'-6"UPDNPwdr2'-0"51'-8"31'-6"Bedroom11'-1" x 9'-10"Bedroom12'-0" x 10'-0"Bathroom8'-9" x 5'-0"Bathroom8'-9" x 5'-0"DNW.I.C.W.I.C.Bedroom10'-11" x 9'-8"Bedroom11'-10" x 11'-10"Bathroom8'-7" x 5'-0"Bathroom8'-7" x 5'-0"DNW.I.C.W.I.C.Bedroom10'-11" x 9'-8"Bedroom11'-10" x 11'-10"Bathroom8'-7" x 5'-0"Bathroom8'-7" x 5'-0"DNW.I.C.W.I.C.2'-0"6:126:126:126:126:126:126:126:126:126:124:12RIDGERIDGERIDGE
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A3.4BUILDING PLANSB1: 3 PLEX D04'8'16'OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608KEY MAPP1BP1ALEVEL 1P1BP1BP1ALEVEL 2P1BP1BP1ALEVEL 3P1BB1: 3 PLEX DP1BP1AROOFP1BZoned Area for AllRoof PenetrationsAsphalt Shingle Roof
34'-4"30'-0"Bedroom10'-10" x 12'-10"Bathroom8'-0" x 5'-1"Living12'-4" x 9'-11"UPPorchEntryW.I.C.Bedroom10'-10" x 12'-10"Bathroom8'-0" x 5'-1"Living12'-4" x 9'-11"UPPorchEntryW.I.C.1'-6"34'-4"31'-6"Great Room12'-4" x 21'-1"Kitchen12'-9" x 11'-6"UPDNPwdrGreat Room12'-4" x 21'-1"Kitchen12'-9" x 11'-6"UPDNPwdr2'-0"34'-4"31'-6"Bedroom10'-11" x 9'-8"Bedroom11'-10" x 11'-10"Bathroom8'-7" x 5'-0"Bathroom8'-7" x 5'-0"DNW.I.C.W.I.C.Bedroom10'-11" x 9'-8"Bedroom11'-10" x 11'-10"Bathroom8'-7" x 5'-0"Bathroom8'-7" x 5'-0"DNW.I.C.W.I.C.2'-0"
6:126:126:126:126:126:124:12RIDGEVAL
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VALLEYRIDGERIDGEA3.5BUILDING PLANSB2: 2 PLEX B; 04'8'16'OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608KEY MAPP1BP1BLEVEL 1P1BP1BLEVEL 2P1BP1BLEVEL 3B2: 2 PLEX BP1BP1BROOFZoned Area for AllRoof PenetrationsAsphalt Shingle Roof
20'-0"83'-4"20'-7"20'-7"24'-6"
3'-0"1'-6"10'-7 1/2"20'-11"10'-7 1/2"20'-7"Garage20'-0" x 20'-0"Garage20'-0" x 20'-0"Garage20'-0" x 20'-0"Garage20'-0" x 20'-0"20'-7"23'-0"Garage20'-0" x 20'-0"6:126:12RIDGE6:126:126:126:126:126:126:126:12RIDGERIDGERIDGERIDGERIDGEA3.6BUILDING PLANS04'8'16'OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608KEY MAPC1: 4 PLEX GARAGE LEVEL 1C2: 1 PLEX GARAGE LEVEL 1C1: 4 PLEX GARAGE;C2: 1 PLEX GARAGEC1: 4 PLEX GARAGE ROOF PLANC2: 1 PLEX GARAGE ROOF PLANAsphalt Shingle RoofAsphalt Shingle Roof
17'-0"31'-6"17'-0"31'-6"17'-0"30'-0"Bedroom11'-1" x 9'-10"Bedroom12'-0" x 10'-0"Bathroom8'-9" x 5'-0"Bathroom8'-9" x 5'-0"DNW.I.C.W.I.C.Bedroom11'-0" x 13'-0"Bathroom8'-0" x 5'-1"Living12'-6" x 10'-1"UPPorchEntryW.I.C.Great Room12'-6" x 19'-5"Kitchen12'-11" x 11'-6"Kitchen Opt.W/O Pwdr. Room16'-5" x 11'-6"UPDNPwdr1'-6"2'-0"
2'-0"
2'-0"A5.0UNIT PLANS02'4'8'OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608LEVEL 1LEVEL 2LEVEL 3PLAN 1A:3 Bedrooms / 3.5 Baths / Opt 3 Baths1,544 G.S.F.KEY MAP
17'-0"31'-6"17'-0"31'-6"17'-0"30'-0"DNW.I.C.W.I.C.Bedroom10'-11" x 9'-8"Bedroom11'-10" x 11'-10"Bathroom8'-7" x 5'-0"Bathroom8'-7" x 5'-0"Bedroom10'-10" x 12'-10"Bathroom8'-0" x 5'-1"Living12'-4" x 9'-11"UPPorchEntryW.I.C.UPDNPwdrGreat Room12'-4" x 21'-1"Kitchen12'-9" x 11'-6"Kitchen Opt.W/O Pwdr. Room16'-5" x 11'-6"CANOPY AT B1: 3 PLEX DEND UNIT ONLY1'-6"2'-0"
2'-0"
2'-0"A5.1UNIT PLANS02'4'8'OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608LEVEL 1LEVEL 2LEVEL 3PLAN 1B:3 Bedrooms / 3.5 Baths / Opt. 3 Bath1,544 G.S.F.KEY MAP
25'-6"34'-10 1/2"DNLinenMaster BathMasterBedroom 111'-0" x 15'-7"Bedroom 311'-0" x 10'-10"Bedroom 210'-0" x 10'-10"W.I.C.22'-9" L.F.PorchEntryUPUPPwdr.Flex15'-2" x 13'-7"Garage20'-0" x 20'-0"PwdrLaund.Pant.UPDNDeck11'-5" x 9'-4"Kitchen11'-10" x 17'-0"Great Room14'-10" x 20'-10"25'-6"34'-10 1/2"25'-6"34'-10 1/2"2'-0"2'-0"2'-0"2'-0"
2'-0"2'-0"A5.2UNIT PLANS02'4'8'OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608LEVEL 1KEY MAPLEVEL 2LEVEL 3PLAN 23 Bedrooms / 2 Baths / 2 Pwdr.2,173 G.S.F.
25'-6"44'-0"25'-6"44'-0"25'-6"44'-0"MasterBedroom 113'-11" x 16'-11"Bedroom 310'-6" x 11'-10"Bedroom 213'-11" x 10'-1"Mstr .BathDNBath 2LinenW.I.C.19'-4" L.F.W.I.C.11'-8" L.F.Garage20'-0" x 20'-0"PorchEntryBath 3UPBedroom 4 /Opt. Flex11'-6" x 12'-4"Bath 3Opt. Flex19'-1" x 12'-2"Deck20'-2" x 6'-6"PwdrLaund.Kitchen13'-6" x 16'-6"DNUPGreat Room24'-9" x 20'-0"Pant.CANOPY AT A1 ALT.3 PLEX 2 ONLYA5.3UNIT PLANS02'4'8'OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608LEVEL 1LEVEL 2LEVEL 3PLAN 3:4 Bedrooms / 3.5 Baths2,441 G.S.F.KEY MAPOPTIONAL FLEX ROOM
25'-6"46'-0"25'-6"46'-0"25'-6"44'-0"
2'-0"
2'-0"Mstr .BathLaund.Bathroom 2LinenDNW.I.C.MasterBedroom 113'-7" x 13'-10"Bedroom 310'-4" x 11'-10"Bedroom 210'-4" x 10'-10"W.I.C.25'-6" L.F.Garage20'-0" x 20'-0"PorchEntryBath 3W.I.C.UPBedroom 414'-10" x 11'-2"UPDNPwdrPant.Deck20'-4" x 8'-0"Great Room20'-2" x 22'-3"Kitchen18'-9" x 16'-9"2'-0"2'-0"A5.4UNIT PLANS02'4'8'OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608LEVEL 1LEVEL 2LEVEL 3PLAN 4A:4 Bedrooms / 3.5 Baths2,616 G.S.F.KEY MAP
25'-6"46'-0"25'-6"46'-0"25'-6"44'-0"
2'-0"
2'-0"MasterBedroom 113'-7" x 13'-10"Mstr .BathLaund.Bedroom 310'-4" x 11'-10"Bedroom 210'-2" x 10'-10"Bathroom 2LinenDNW.I.C.25'-6" L.F.W.I.C.Garage20'-0" x 20'-0"PorchEntryBedroom 414'-8" x 11'-0"Bath 3W.I.C.UPDeck20'-4" x 8'-0"UPDNGreat Room20'-0" x 22'-3"Kitchen18'-7" x 16'-9"PwdrPant.
2'-0"2'-0"A5.5UNIT PLANS02'4'8'OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608LEVEL 1LEVEL 2LEVEL 3PLAN 4B:4 Bedrooms / 3.5 Baths2,616 G.S.F.KEY MAP
A6.0ARCHITECTURAL DETAILSOAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608Lighting FixtureStuccoUnit AddressEntry DoorPlan 3 Front Entrance atA1 Alt.: 3 Plex BPlan 4B Front EntranceTOW1224WTBKWFMetal RailingLighting FixtureStuccoMetal CanopyUnit AddressEntry Door4" Painted FiberCement TrimGarage DoorFiber Cement LapSidingMetal RailingExterior Lighting FixtureFiber Cement LapSiding4" Painted FiberCement TrimComposition ShingleComposition ShingleMetal Canopy
A7.0MATERIALS AND COLORSOAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 2018#2017-0608ASPHALTSHINGLECOLORS &MATERIALSBODY 1/TRIM 1/FASCIA 1/BODY 2/TRIM 2/FASCIA 2/BODY 3/TRIM 3/FASCIA 3/BODY 4/TRIM 4/FASCIA 4/ACCENT 1/TRIM 6/FASCIA 6/ENTRY DOOR 1ACCENT 2/TRIM 7/FASCIA 7/ENTRY DOOR 2ACCENT 3/TRIM 8/FASCIA 8/ENTRY DOOR 3METAL RAILING/METAL CANOPYGARAGEDOOR 1ASPHALTSHINGLEBODY 1/TRIM 1/FASCIA 1/BODY 2/TRIM 2/FASCIA 2/BODY 3/TRIM 3/FASCIA 3/BODY 4/TRIM 4/FASCIA 4/ACCENT 1/TRIM 6/FASCIA 6/ENTRY DOOR 1ACCENT 2/TRIM 7/FASCIA 7/ENTRY DOOR 2METAL RAILING/METAL CANOPYGARAGEDOOR 2COLOR SCHEME ACOLOR SCHEME BBODY 5/TRIM 5/FASCIA 5/GARAGEDOOR 2BODY 5/TRIM 5/FASCIA 5/GARAGEDOOR 1
2 ZE9 DvWood Perimeter FenceBenchExisting Wood Fenceto remain(Ex) Trees: RemoveExistingWallSignageWESTBOROUGH BLVDOAKMONT DRIVETableBBQBocce Ball CourtExistingWall17 Cs5 QA8 PE10 PE15 GE6 QA5 QA3 QA13 La12 Ph17Fire Pit & Chairs12 AR3 AR3 AR2 AR3 AR12 PmBenchTrellisOrchard TreesBioretention4 GE3 GE7 ML1 GE1 GE(Ex) Trees: Remove(Ex) Trees: Remove4 ML6 ZE1 MLLow Wood SplitRail FenceWood Perimeter Fence, Typ.Retain (E) TreesWhere Feasible, Typ,Retain (E) TreeWood and Wire MeshFence, this sideWood PerimeterFenceSLSLSLSLSLSLSLSLBLBLBLBLBLBLBLBL5 GE2Orchard TreesWood Perimeter Fence1 MLNatural or Syntheticto be determinedLawn LEGENDSYMBOLBOTANICAL NAMECOMMON NAMESIZETreesARArbutus marinaStrawberry Tree15 Gal.GEGeijera parvifoliiumAustralian Willow15 Gal.MLMelaleuca linariifoliaFlaxleaf Paperbark15 Gal.MEMetrosiderus excelsusNew ZealandChristmas Tree15 Gal.PEPinus eldericaAfghan Pine15 Gal.QAQuercus agrifoliaCoast Live Oak15 Gal., multiULUlmus parvifoliaChinese Elm15 Gal.ZEZelkova serrataSawleaf Zelkova15 Gal.Orchard TreesAPAppleApple TreeLECitrusMeyer LemonLICitrusLimeORCitrusOrangeShrubs/PerennialsAaAgave attenuataFoxtail Agave1 Gal.CiCallistemon citrinusBottlebrush1 Gal.CpColeonema pulchrum 'Compacta'Breath of Heaven1 Gal.CsCeanothus 'Snow Flurry'Coast Lilac1 Gal.CvCoreopsis verticillata 'Golden Gem'NCN1 Gal.DvDodonaea viscosa 'Purpurea'Hopseed Bush5 Gal.EcEchium fastuosmPride of Madeira5 Gal.EfEscallonia x exoniensis 'Fradesii'Pink Escallonia1 Gal.FrFrancoa ramosaMaidenwreath1 Gal.FsFeijoa sellowianaPineapple Sage5 Gal.LaLavandula angustifoliaEnglish Lavender1 Gal.LeLeucadendron spp.5 Gal.PfPhlomis fruticosaJerusalem Sage1 Gal.PbPhormium 'Bronze Baby'New Zealand Flax1 Gal.PhPhormium 'Apricot Queen'New Zealand Flax1 Gal.PgPhormium 'Guardsman'New Zealand Flax1 Gal.PmPolystichum munitumSword Fern1 Gal.RoRosemarinus spp.Rosemary1 Gal.SaSalvia spp.Sage1 Gal.WfWoodwardia fimbriataChain Fern5 Gal.Groundcovers/GrassesArctostaphylos spp.Manzanita1 Gal. @ 4' O.C.Ceanothus griseus horizontalisCarmel Creeper1 Gal. @ 6' O.C.Helictotrichon sempervirensBlue Oat Grass1 Gal. @ 2' O.C.Muhlenbergia rigensDeer Grass1 Gal. @ 3' O.C.VinesFpFicus pumilaCreeping Fig1 Gal.Hydroseed Mix 1:Festuca rubra 'Molata' 15#/acFestuca ovina var Ingrata 10#/acFestuca idahoensis 5#/acEschscholzia calififornica 2#/acLupinus nanus 4#/acFencesWood FenceWood and Wire Mesh FenceStabilized Decomposed Granite Path with header on both sides.Hydroseed Mix 2:Festuca rubra 'Molata' 15#/acFestuca ovina var Ingrata 10#/acFestuca idahoensis 5#/acIrrigation Notes:All planting to be irrigated with an automatic irrigation system. Irrigationsystem shall be a mix of drip irrigation for all the tree, shrub, andgroundcover plantings, and shall be overhead irrigation for hydroseed areas.Irrigation system shall include a flow sensor and master valve assembly, andbe controlled via an automatic controller. A weather sensor shall beconnected to the controller. Plantings of similar exposure and water demandshall be grouped together to allow for like plant types to be irrigated on thesame valves.Existing Tree to be RemovedLightingStreet Light: Model Viper S series by Beacon. Mount on 15' high pole.Bollard Light: Model SQ-BOL-DN-20LED-9-CA-30" by Evergreen Lighting.SLBLSynthetic TurfM:\PRODUCTION\Projects\2018\18.011\CAD\18011_01_ConceptPlanting.dwg 6/22/2018
OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 201860'30'15'0'1"=30'PROJECTNORTHNProposed Wood Perimeter Fence6'-0" HighProposed Wood and Wire Mesh Fence6'-0" HighBFS Project #: 18.011Proposed Low Wood Split Rail Fence3'-0" HighL-1.0CONCEPTUAL LANDSCAPE PLANStreet LightBollard
Wood Perimeter FenceBenchExisting Wood Fenceto remainExistingWallSignageTableBBQBocce Ball CourtExistingWallFire Pit & ChairsBenchTrellisBioretentionLow Wood SplitRail FenceWood Perimeter Fence, Typ.Retain (E) TreesWhere Feasible, Typ,Retain (E) TreeWood and Wire MeshFence, this sideWood PerimeterFenceOrchard TreesWood Perimeter FenceNatural or Syntheticto be determinedLawn M:\PRODUCTION\Projects\2018\18.011\CAD\18011_01_ConceptPlanting.dwg 6/22/2018
OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJune 25, 201860'30'15'0'1"=30'PROJECTNORTHNBFS Project #: 18.011L-1.1RENDERED LANDSCAPE PLAN
WESTBOROUGH BOULEVARDPARCEL EPARCEL DLOT1LOT2LOT3LOT4LOT5LOT6LOT7LOT8LOT9LOT10LOT11LOT12LOT13LOT14LOT 15LOT 16LOT 17LOT 18LOT 19LOT 20LOT 21LOT 22PARCEL BPARCEL COAKMONT DRIVESHANNON DRIVESHANNON PARK
CT
.
BANTRY LANE
ARDEE LANE
TARA LANE
EVA
PARCEL ALOT 23LOT 24LOT 25LOT 26VICINITY MAPNGENERAL NOTESCONTACTSSITEC.1SHEET INDEXVESTING TENTATIVE MAPC.2EXISTING CONDITIONSC.3PRELIMINARY SITE PLANC.4PRELIMINARY GRADING PLANC.5PRELIMINARY UTILTIY PLANSHEET NO.SHEET TITLEC.6PRELIMINARY STORMWATER CONTROL PLANOAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJUNE 25, 2018GRAPHIC SCALE0'80'40'20'0'F:\2820-000\ACAD\TM\C.1.DWG
C.1VESTING TENTATIVE MAPABBREVIATIONSLEGENDEXISTINGPROPOSED
OAKMONT DRIVEPARCEL 173 PM 21WESTBOROUGH BOULEVARDSHANNON DRIVE123465SHANNON PARK COURTBANTRY LANE
ARDEE LANE
TARA LANEOAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJUNE 25, 2018GRAPHIC SCALE0'80'40'20'0'F:\2820-000\ACAD\TM\C.2.DWG
LEGENDC.2EXISTING CONDITIONSEXISTING EASEMENTS123456DEMOLITION MEASURESPRESERVATION MEASURES
OAKMONT DRIVEWESTBOROUGH BOULEVARDSHANNON DRIVESHANNON PARK
CT
.
BANTRY LANE
ARDEE LANE
TARA LANE1234567891011121314151716182019212223242526BLDG 7BLDG 8BLDG 6EVA DRIVE 'C'DRIVE 'B'
'A
'
COURTBLDG 5BLDG 4BLDG 3BLDG 2BLDG 1PARCEL EPARCEL DPARCEL CPARCEL A
PARCEL BBLDG 9BLDG 10OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJUNE 25, 2018GRAPHIC SCALE0'80'40'20'0'F:\2820-000\ACAD\TM\C.3.DWG
C.3PRELIMINARY SITE PLAN 'A' COURT (AT PARKING)'A' COURT (WITHOUT PARKING)EMERGENCY VEHICLEACCESS (EVA) ROADDRIVE 'C'DRIVE 'B'1LEGENDEXISTINGPROPOSEDBUILDING SETBACKSLOTSFRONT SETBACKREAR SETBACKSIDE YARD SETBACK
OAKMONT DRIVEWESTBOROUGH BOULEVARDSHANNON DRIVEBANTRY LANE
ARDEE LANE
TARA LANEBDCEFABLDG 10BLDG 9EVADRIVE 'C'DRIVE 'B'
'A
'
COURTBLDG 1BLDG 2BLDG 3BLDG 4BLDG 5BLDG 6BLDG 7BLDG 8PARCEL DPARCEL CPARCEL ESHANNON PARK CT.SECTION CSECTION BSECTION DSECTION ESECTION FSECTION AOAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJUNE 25, 2018GRAPHIC SCALE0'80'40'20'0'F:\2820-000\ACAD\TM\C.4.DWG
C.4PRELIMINARY GRADING PLANLEGENDPROPOSEDEXISTINGPRELIMINARY EARTHWORK SUMMARYCUTFILLAVERAGE DEPTH OF GRADINGCUTFILL
OAKMONT DRIVEWESTBOROUGH BOULEVARDSHANNON DRIVESHANNON PARK
CT
.
BANTRY LANE
ARDEE LANE
TARA LANEBLDG 7BLDG 8BLDG 6DRIVE 'C'
'A
'
COURTBLDG 5BLDG 4BLDG 3BLDG 2BLDG 1
EVA
PARCEL DPARCEL CPARCEL APARCEL BBLDG 9BLDG 10PARCEL EDRIVE 'B'OAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJUNE 25, 2018GRAPHIC SCALE0'80'40'20'0'F:\2820-000\ACAD\TM\C.5.DWG
C.5PRELIMINARY UTILTIY PLANLEGENDEXISTINGPROPOSED
OAKMONT DRIVEBANTRY LANEWESTBOROUGH BOULEVARDSHANNON DRIVESHANNON PARK
CT
.
ARDEE LANE
TARA LANEBLDG 7BLDG 6DRIVE 'C'
'A
'
COURTBLDG 5BLDG 4BLDG 3BLDG 2BLDG 1
DRIVE 'B'EVA BLDG 8B1B2B1B3B4B5B6B7S3S2S1PARCEL DPARCEL CPARCEL APARCEL BBLDG 9BLDG 10PARCEL EOAKMONT MEADOWSSOUTH SAN FRANCISCO, CALIFORNIAPLANNING APPLICATIONJUNE 25, 2018GRAPHIC SCALE0'80'40'20'0'F:\2820-000\ACAD\TM\C.6.DWG
C.6PRELIMINARY STORMWATER CONTROL PLANLEGENDEXISTINGPROPOSEDBIORETENTION SUMMARYBMP IDTOTAL IMPERVIOUSAREA (SF)BIORETENTION AREAREQUIRED (SF)BIORETENTION AREAPROVIDED (SF)SELF-RETAINING/SELF-TREATING SUMMARYBMP IDTOTAL IMPERVIOUSAREA (SF)LANDSCAPE AREAREQUIRED (SF)TOTAL LANDSCAPEAREA (SF)BIORETENTION AREA / DETENTION BASINTYPICAL BIORETENTION DETAILB1
RECORDING REQUESTED BY AND
WHEN RECORDED RETURN TO:
City of South San Francisco
400 Grand Avenue
South San Francisco, CA 94080
Attn: Community Development Department
EXCEPTION FROM RECORDING FEES PER
GOVERNMENT CODE §§6103, 27383
(Space Above This Line for Recorder’s Use)
AFFORDABLE HOUSING AGREEMENT
FOR BELOW MARKET RATE PROPERTY
This Affordable Housing Agreement for Below Market Rate Property (“Agreement”) is
entered into as of this _____ day of _____________, 201_, by and between the City of South San
Francisco (“City”) and Warmington Residential California, Inc., a California corporation
(“Developer”). City and Developer are hereinafter collectively referred to as the “Parties.”
RECITALS
WHEREAS, Chapter 20.380 of the South San Francisco Municipal Code sets forth the
requirements for Inclusionary Housing (“Inclusionary Housing Ordinance”); and
WHEREAS, the Developer is, or will become, the fee simple owner of that certain real
property (“Property”) located in the City of South San Francisco, State of California, and more
particularly described in Exhibit A attached hereto; and
WHEREAS, pursuant to its entitlements, the Developer intends to construct twenty-two
(22) for-sale housing units (the “Project”) on the Property and has submitted site development
plans for the Project; and
WHEREAS, as a condition of development of the Project, Developer must comply with
the City of South San Francisco’s housing policies and programs as set forth in the City’s
Inclusionary Housing Ordinance, as it applies to the provision of affordable housing; and
WHEREAS, the City’s Inclusionary Housing Ordinance requires that a minimum of 15
percent of the dwelling units in all such developments shall be Inclusionary Units, with 50 percent
designated for moderate income households and 50 percent designated for lower income
households; and
2
WHEREAS, the City’s Inclusionary Housing Ordinance permits a portion of the
inclusionary housing requirement to be satisfied through payment of an in lieu fee; and
WHEREAS, Developer will satisfy the Inclusionary Housing Ordinance through providing
one (1) inclusionary unit to purchasers earning not more than eighty percent (80%) of area median
income, one (1) inclusionary unit to purchasers earning not more than ninety percent (90%) of area
median income, and one (1) inclusionary unit to purchasers earning not more than one hundred ten
percent (110%) of area median income, and by paying an in-lieu fee for 0.3 inclusionary units; and
WHEREAS, the Developer and City agree to adhere to the schedule and terms as set forth
in the Inclusionary Unit Sale Terms and Conditions, and more particularly described in Exhibit D
attached hereto; and
WHEREAS, the Developer proposes meeting these requirements by selling the required
number of Inclusionary Units (as defined below) and paying the required in lieu fee.
NOW THEREFORE, the City and the Developer agree as follows:
AGREEMENT
1. As a condition of developing and constructing twenty-two (22) single-family
housing units on the Property, Developer shall designate three (3) units in the Project as
Inclusionary Units and shall make the units available for sale as Inclusionary Units (the
“Inclusionary Units”). The location of the Inclusionary Units shall be identified as set forth in the
Inclusionary Units Plan, attached hereto as Exhibit B. The Inclusionary Units shall be affordable
to Low- and Moderate-income level households (“Eligible Income Households”) guaranteed by
the Resale Restriction Documents as set forth in Section 5 hereof. Developer shall sell:
(i) One (1) _____-bedroom housing unit in the Project to a household whose
annual gross income does not exceed eighty percent (80%) of the annual median income
for San Mateo County, adjusted for household size, as published by the State of California
annually, pursuant to California Code of Regulations, Title 25, Section 6932 (“Area
Median Income”).
(ii) One (1) _____-bedroom housing unit in the Project to a household whose
annual gross income does not exceed ninety percent (90%) of the Area Median Income,
adjusted for household size.
(iii) One (1) _____-bedroom housing unit in the Project to a household whose
annual gross income does not exceed one hundred ten percent (110%) of the Area Median
Income, adjusted for household size.
2. Developer shall pay to the City the sum of Ninety-Two Thousand Four Hundred
Dollars ($92,400) as the In Lieu Fee for the fractional Inclusionary Unit. The In Lieu Fee shall be
paid prior to the City’s issuance of the first building permit for the Project.
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3. Developer shall price the Inclusionary Units in accordance with the terms and
conditions outlined in the Inclusionary Unit Sale Terms and Conditions, attached hereto as Exhibit
D. City shall approve the sales prices for the Inclusionary Units prior to Developer entering into
agreements with buyers for the sale of the Inclusionary Units.
4. The Inclusionary Units shall be constructed according to the schedule set forth in
the Inclusionary Unit Sale Terms and Conditions, attached hereto as Exhibit D. Sales of the
Inclusionary Units shall occur concurrently with sales of the market rate units located in the
Project.
5. Developer shall require each buyer of the Inclusionary Units to execute a Resale
Restriction and Option to Purchase Agreement (“Resale Restriction Agreement”), an Excess Sale
Proceeds Promissory Note (“Promissory Note”), and a Performance Deed of Trust (“Deed of
Trust”) substantially in the form attached hereto as Exhibit C (collectively, the “Resale Restriction
Documents”). The Resale Restriction Documents shall be recorded against the parcels containing
the Inclusionary Units upon close of escrow of sale for such Inclusionary Units. The Inclusionary
Units shall remain restricted and affordable to Eligible Income Households for a term of fifty-five
(55) years, commencing on the date each of the Inclusionary Units are first sold. The restrictions
shall apply to all subsequent buyers during the term.
6. Developer shall ensure that each purchaser of the Inclusionary Units is a Lower
Income Household or Moderate Income Household which meets the income requirements set forth
in Section 1 hereof. Developer shall obtain an income verification from each proposed purchaser,
and shall submit such information to the City for City’s approval as provided in Exhibit D.
Developer shall work with the City and/or the City’s Housing Administrator to identify and qualify
eligible buyers for said units. At the time of sale, Developer shall pay an administrative fee to
reimburse the City for all administrative and processing costs and fees incurred in processing the
sale of the Inclusionary Unit, which may include the City’s Housing Administrator fees.
7. The Inclusionary Units shall remain owner-occupied units as enforced by the City
through the Resale Restriction Agreement.
8. Developer shall indemnify, defend with counsel selected by the City in consultation
with Developer, and hold harmless the City and its officials, officers, employees, agents, and
volunteers from and against any and all losses, liability, claims, suits, actions, damages, and causes
of action arising or allegedly arising out of or relating in any manner to Developer’s performance
or nonperformance under this Agreement, except to the extent arising from the gross negligence
or willful misconduct of the City. The provisions of this section shall survive the expiration or
other termination of this Agreement or any release of part or all of the Property from the burdens
of this Agreement.
9. Developer shall reimburse the City for all administrative/processing costs and fees
incurred in processing this Agreement, which may include reasonable attorney’s fees and costs,
and implementing the requirements of the Inclusionary Housing Ordinance.
10. Developer hereby subjects the Property to the covenants, conditions and restrictions
set forth in this Agreement. The Parties hereby declare their express intent that all such covenants,
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conditions and restrictions shall be deemed covenants running with the land and shall pass to and
be binding upon Developer’s successors in title to the Property. All covenants without regard to
technical classification or designation shall be binding for the benefit of the City, and such
covenants shall run in favor of the City. Each and every contract, deed or other instrument hereafter
executed applicable to or conveying the Property or any portion thereof shall conclusively be held
to have been executed, delivered and accepted subject to such covenants, conditions and
restrictions, regardless of whether such covenants, conditions and restrictions are set forth in such
contract, deed or other instrument. This Agreement shall be recorded on the Property upon final
map recordation or, if a map is not being processed, prior to the issuance of building permits for
the Property.
11. Prior to the closing of the sale of all of the Inclusionary Units to Eligible Income
Households, the Developer may not transfer the whole or any part of the Property, the Project or
this Agreement unless (i) such transfer is to a limited liability company or limited partnership or
corporation formed for purposes of carrying out the Project and which takes title to the Property,
and (ii) the Developer first notifies the City of the proposed transfer or assignment and delivers to
the City the organizational documents of the transferee or assignee (the "Transferee"), and (iii) the
Developer causes the Transferee to execute an agreement, in form and substance approved in
writing by the City, accepting and assuming (and releasing Developer from) the obligations of the
Developer under this Agreement.
Developer shall reimburse City for all City costs, including but not limited to reasonable attorneys’
fees, incurred in reviewing instruments and other legal documents proposed to effect a permitted
transfer or assignment under this Agreement within ten (10) days following City’s delivery of an
invoice detailing such costs.
12. Provided that Developer has complied with all of the terms and conditions set forth
herein, upon the sale by Developer of the Inclusionary Units, Developer shall be released from,
and shall have no further obligations under this Agreement. Such release shall be effective upon
the sale and shall not require any further action or documentation by any party to this Agreement.
13. Any amendments to this Agreement shall be processed in the same manner as an
original application for approval pursuant to Section 20.380.014 of the South San Francisco
Municipal Code. Nothing, however, shall prevent the body granting final approval of the project
development, from modifying the location and phasing of the Inclusionary Units as a condition of
approval for the Project.
14. The laws of the State of California shall govern this Agreement without regard to
principles of conflicts of laws. In the event that either party brings any action against the other
under this Agreement, the parties agree that trial of such action shall be vested exclusivel y in the
state courts of California in the County of San Mateo or in the United States District Court for the
Northern District of California.
15. If a party to this Agreement brings any action, including an action for declaratory
relief, to enforce or interpret the provision of this Agreement, the prevailing party shall be entitled
to reasonable attorneys’ fees in addition to any other relief to which that party may be entitled.
The court may set such fees in the same action or in a separate action brought for that purpose.
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16. If a court of competent jurisdiction finds or rules that any provision of this
Agreement is invalid, void, or unenforceable, the provisions of this Agreement not so adjudged
shall remain in full force and effect. The invalidity in whole or in part of any provision of this
Agreement shall not void or affect the validity of any other provision of this Agreement.
17. Any notice or demand shall be made by certified or registered mail, return receipt
requested, or reliable overnight courier to the address of the respective parties set forth below:
Developer: Warmington Residential California, Inc.
______________________________
______________________________
City: City of South San Francisco
Attn: Community Development Director
400 Grand Avenue
South San Francisco, CA 94080
18. Notwithstanding any previous provision of this Agreement, the terms of this
Agreement shall be interpreted in accordance with the provisions of Chapter 20.380 of the South
San Francisco Municipal Code.
SIGNATURES ON FOLLOWING PAGE.
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IN WITNESS THEREOF, the parties have executed this Agreement as of the date first
written above.
DEVELOPER :
WARMINGTON RESIDENTIAL
CALIFORNIA, INC.
By: ________________________________
Name Printed: _______________________
Its: _________________________________
CITY:
CITY OF SOUTH SAN FRANCISCO
By: ___________________________
Mike Futrell, City Manager
ATTEST:
By:
City Clerk
APPROVED AS TO FORM:
______________________________
Jason Rosenberg, City Attorney
SIGNATURES MUST BE NOTARIZED.
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State of California )
) SS.
County of _______________ )
On _____________________, 2018, before me, _______________________________, a Notary
Public, personally appeared ____________________________________________, who proved
to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to
the within instrument and acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or
the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the
foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature ____________________________ (Seal)
(This area for official notarial seal)
A notary public or other officer completing this certificate verifies only the identity of the individual
who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or
validity of that document
8
State of California )
) SS.
County of _______________ )
On _____________________, 2018, before me, _______________________________, a Notary
Public, personally appeared ____________________________________________, who proved
to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to
the within instrument and acknowledged to me that he/she/they executed the same in his/her/their
authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or
the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the
foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature ____________________________ (Seal)
(This area for official notarial seal)
A notary public or other officer completing this certificate verifies only the identity of the individual
who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or
validity of that document
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Exhibit A
Legal Description
That real property located in the City of South San Francisco , County of San Mateo, State of
California, described as follows:
PARCEL I:
PARCEL 1, AS SHOWN ON THAT CERTAIN MAP ENTITLED, "PARCEL MAP 98-054",
FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN MATEO COUNTY,
STATE OF CALIFORNIA ON OCTOBER 19, 2000 IN BOOK 73 OF PARCEL MAPS AT
PAGES 21 AND 22.
PARCEL II:
A NON-EXCLUSIVE EASEMENT FOR PEDESTRIAN AND VEHICULAR ACCESS OVER
AND ACROSS THAT CERTAIN PORTION OF PARCEL 2, AS SHOWN ON THAT
CERTAIN MAP ENTITLED, "PARCEL MAP 98-054" FILED IN THE OFFICE OF THE
RECORDER OF THE COUNTY OF SAN MATEO, STATE OF CALIFORNIA IN BOOK 73
OF PARCEL MAPS AT PAGES 21 AND 22 AND DEPICTED THEREON AS "NON-
EXCLUSIVE EASEMENT FOR PEDESTRIAN AND VEHICULAR ACCESS FOR THE
BENEFIT OF PARCEL 1".
APN: 091-151-040-2
JPN: 091-15-151-03.01A
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Exhibit B
Inclusionary Units Plan
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Exhibit C
Form of Resale Restriction Documents
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Exhibit D
Inclusionary Unit Sale Terms and Conditions
1. Developer shall sell each of the inclusionary sale units at an affordable initial sales price.
The City shall approve the affordable initial sales price for each inclusionary unit prior to the sale
of the unit.
a. For the inclusionary unit to be sold to a buyer earning up to 80% of AMI, the
affordable initial sales price shall be set at a level at which allowable housing expenses do not
exceed 30% x 70% of AMI for a household size appropriate to the unit.
b. For the inclusionary unit to be sold to a buyer earning up to 90% of AMI, the
affordable initial sales price shall be set at a level at which allowable housing expenses do not
exceed 35% x 90% of AMI for a household size appropriate to the unit.
c. For the inclusionary unit to be sold to a buyer earning up to 110% of AMI, the
affordable initial sales price shall be set at a level at which allowable housing expenses do not
exceed 35% x 110% of AMI for a household size appropriate to the unit.
d. “Allowable housing expenses” means the total monthly or annual recurring
expenses required of a household to obtain shelter. Allowable housing expenses include loan
principal and interest at the time of initial purchase by the homebuyer, allowances for property
and mortgage insurance, property taxes, homeowners association dues and a reasonable
allowance for utilities.
e. “Reasonable allowance for utilities” means the utility allowance published by the
Housing Authority of the County of San Mateo from time to time. If the foregoing utility
allowance is no longer published, then a reasonable allowance for utilities shall be calculated
based upon comparable governmental published figures as determined by regulation of the City.
f. “Utilities” means garbage collection, sewer, water, electricity, gas and other
heating, cooling, cooking and refrigeration fuels for a dwelling unit. Utilities does not include
telephone, cable or internet service.
2. The Developer shall, prior to the initial sale of an Inclusionary Unit, obtain and cause to
be submitted to the City a verification of all household sources of income demonstrating that
such household is a Lower or Moderate Income Household, and meets the eligibility
requirements established for the Inclusionary Unit. Such income verification shall be submitted
on such form as approved by the City. City shall approve each purchaser of an Inclusionary Unit
prior to the sale of the unit.
3. Inclusionary units required shall be constructed and have had final inspections for
occupancy prior to issuance of a certificate of occupancy for the related market rate units in any
residential project that is developed in a single phase. If the project is developed in phases, the
rate of building permit issuance, construction and final inspection of affordable units shall be
proportional to the rate of building permit issuance, construction and final inspection of the
market rate units within the residential project.
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4. Inclusionary units shall be comparable in overall quality of exterior appearance and
overall quality of construction to market rate units in the same residential project. Interior
features and finishes in affordable units shall be durable, of good quality and consistent with
contemporary standards for new housing.
3090171.1