HomeMy WebLinkAboutReso 152-2019 (19-884)City of South San Francisco P.O. Box 711 (City Hall,
400 Grand Avenue)
Igo
South San Francisco, CA
City Council
Resolution: RES 152-2019
File Number: 19-884 Enactment Number: RES 152-2019
RESOLUTION MAKING FINDINGS TO APPROVE A USE
PERMIT, DESIGN REVIEW, TRANSPORTATION DEMAND
MANAGEMENT PLAN, VESTING TENTATIVE MAP, DENSITY
BONUS, WAIVERS AND MODIFICATIONS REQUEST, AND
PARKING MANAGEMENT AND MONITORING PLAN TO
CONSTRUCT 800 RESIDENTIAL UNITS, AN APPROXIMATELY
8,307 SQUARE FEET (SF) CHILDCARE FACILITY, AN
APPROXIMATELY 12,992 SF COMMERCIAL RETAIL SPACE,
APPROXIMATELY ONE -ACRE OF PUBLICLY ACCESSIBLE
OPEN SPACE, AND RELATED INFRASTRUCTURE AT THE
5.9 -ACRE FORMER SAN FRANCISCO PUBLIC UTILITIES
COMMISSION ("PUC") OPPORTUNITY SITE, LOCATED AT 1051
MISSION ROAD; AND MAKING A GENERAL PLAN
CONSISTENCY DETERMINATION IN ACCORDANCE WITH
GOVERNMENT CODE SECTION 65402.
WHEREAS, developer and has proposed construction of a high-density mixed-use residential
development, consisting of 800 rental units of which 158 shall be affordable to lower income
households, an approximately 8,307 square feet (SF) childcare facility, approximately 12,992 SF of retail
space (market hall), 1 acre of publically accessible open space, pedestrian trails and 800 parking spaces
over 5.9 acres on 1051 Mission Road (APNs: 093312050 and 093312060) collectively referred to as
"Project Site" in the City; and
WHEREAS, the proposed Project (P18-0081) is located within the El Camino Real/Chestnut Avenue
Area Plan ("ECR/Ch Area Plan") area; and
WHEREAS, approval of the applicant's proposal is considered a "project" for purposes of the California
Environmental Quality Act, Pub. Resources Code §21000, et seq. ("CEQA") and the City Council has
considered the environmental impacts by separate resolution; and
WHEREAS, the applicant seeks approval of a Conditional Use Permit (UP 19-0008), Design Review
(DR19-0028), Transportation Demand Management Plan (TDM19-0004), Density Bonus (DB19-0003),
Waivers and Modifications Request (WM19-0002), Parking Management and Monitoring Plan
(PMMP19-0001), and Vesting Tentative Tract Map (SA19-0001) for the Project; and
WHEREAS, on October 17, 2019, the Planning Commission for the City of South San Francisco held a
lawfully noticed public hearing to solicit public comment and consider the proposed entitlements and
environmental effects of the Project and take public testimony, and recommended approval to the City
Council; and
City of South San Francisco Page 1
File Number: 19-884
Enactment Number: RES 152-2019
WHEREAS, on November 13, 2019, the City Council for the City of South San Francisco held a
lawfully noticed public hearing to solicit public comment and consider the proposed entitlements and
environmental effects of the Project and take public testimony.
NOW, THEREFORE, BE IT RESOLVED that based on the entirety of the record before it, which
includes without limitation, the California Environmental Quality Act, Public Resources Code §21000,
et seq. ("CEQA") and the CEQA Guidelines, 14 California Code of Regulations §15000, et seq.; the
South San Francisco General Plan and General Plan EIR; the El Camino Real/Chestnut Avenue Area
Plan and associated EIR and SEIR; the South San Francisco Municipal Code; the Project applications;
the Project Plans, as prepared by BAR Architects, dated September 17, 2019; the Environmental
Consistency Analysis, as prepared by the applicant and City staff dated October 2019, including all
appendices thereto; all site plans, and all reports, minutes, and public testimony submitted as part of the
Planning Commission's duly noticed October 17, 2019 meeting; all site plans, and all reports, minutes,
and public testimony submitted as part of the City Council's duly noticed November 13, 2019 meeting
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
1. The foregoing recitals are true and correct and made a part of this Resolution.
2. The Exhibits attached to this Resolution, as follows, are each incorporated by reference and
made a part of this Resolution, as if set forth fully herein.
A. Entitlement Submittal Set Project Plans (Exhibit A)
B. Draft Conditions of Approval (Exhibit B)
C. Parking Management and Monitoring Plan (Exhibit C)
a. Applicant Parking Occupancy Analysis (Exhibit Ca)
D. State Density Bonus Law Request and Waiver Letter (Exhibit D)
E. Applicant Support Statement for Waivers (Exhibit E)
3. 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.
Conditional Use Permit Findings
1. The proposed multi -family use is conditionally allowed and the additional proposed uses are
permitted within the El Camino Real/Chestnut High Density Residential (ECR/C-RH)
Zoning District and complies with all other applicable provisions of this Ordinance and all
other titles of the South San Francisco Municipal Code.
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File Number: 19-884 Enactment Number. RES 152-2019
2. The proposed Project is consistent with the General Plan and the El Camino Real/Chestnut
Avenue Area Plan (ECR/Ch Area Plan) by creating a high-density residential mixed-use
project that emphasizes active retail storefronts and pedestrian improvements that
implements the goals of the ECR/Ch Area Plan, and is consistent with the adopted Design
Guidelines as they relate to building design, form and articulation. The General Plan and the
El Camino Real/Chestnut Area Plan both identify the property as appropriate for High
Intensity Mixed Use Residential development. The proposed project density, as authorized
by the State Density Bonus law, is consistent with the General Plan and El Camino Real
Chestnut Area Plan in that the noted density for the adopted General Plan and Area Plan of
110 du/ac and the following proposed density of 138 du/ac for the proposed building on
Parcel B is a result of a constrained, irregular shaped parcel. The Project is entitled to receive
a state density bonus based on the number of affordable units and income level that are set
aside, and thus utilizing the additional units granted under state density bonus law makes the
project consistent and compliant ensures consistency and compliance with the General Plan,
El Camino Real/Chestnut Avenue Area Plan, and associated zoning standards since the
adopted zoning for the parcels permits up to 180 du/ac and these parcels were always
envisioned as dense opportunity sites.
3. The proposed residential use will not be adverse to the public health, safety, or general
welfare of the community, nor detrimental to surrounding properties or improvements,
because the proposed use is consistent with the approved uses in both the General Plan and
ECR/Ch Area Plan. The Project proposes high-density mixed -uses located in the City's
ECR/C-RH Zoning District, which is intended for this type of use, and would be
redeveloping vacant parcels. The General Plan has analyzed this type of use and concluded
that such mixed -uses are not adverse to the public health, safety, or welfare. As the proposed
Project is consistent with other mixed-use and residential land uses in the ECR/C-RH Zoning
District, approval of the Project will not be detrimental to nearby properties. Further, the
proposed use is well suited to the site, and would improve the property for surrounding users
and the City. In addition, the Environmental Consistency Analysis prepared for the Project
concludes that the as a result of the Project no new environmental effects would result from
the Project beyond those previously analyzed and addressed in the ECR/Ch EIR and SEIR
and MMRP.
4. The design, location, size, and operating characteristics of the proposed Project are
compatible with the existing and reasonably foreseeable future land uses in the vicinity
because the Project proposes residential and mixed -uses in the ECR/C-RH Zoning District,
which is specifically intended for such uses.
5. With the exception of specific site density waivers requested through the State Density
Bonus Law or waivers and modification request, the proposed project complies with any
design or development standards applicable to the zoning district or the use in question and
has been vetted and recommended for approval by the City's Design Review Board at their
meetings on July 16, 2019 and August 20, 2019.
City of South San Francisco Page 3
File Number. 19-884 Enactment Number. RES 152-2019
6. The site is physically suitable for the type of development and density proposed, as the
residential use will benefit from being located in close proximity to the South San Francisco
Bay Area Rapid Transit (BART) system, rapid bus service by SamTrans along the El
Camino Real Corridor and Grand Avenue connecting to the South San Francisco Caltrain
Station, and the size and development is appropriate for the location and meets the City's
land use and zoning standards. Access to the site via existing roadways is sufficient as the
project is within a built -out urban environment, utilities are provided on-site or proposed for
upgrades, and no major physical constraints such as topography or lack of facilities exists that
would prevent suitable development.
7. The Project is statutorily and categorically exempt from CEQA pursuant to Government
Code §65457(a), Public Resources Code §21166. In addition, an environmental
determination has been prepared for the Project in accordance with CEQA as the City
prepared an Environmental Consistency Analysis in accordance with the requirements of
CEQA Guidelines § 15168(c), which concluded that the Project would not result in any new
significant environmental effects or a substantial increase in the severity of any previously
identified effects beyond those disclosed and analyzed in the ECR/Ch EIR and SEIR
certified by City Council nor would any new mitigation be required.
8. Per 20.270.004.A, the applicant is seeking an increase in the applicable density and height
standards through a combination of the following, subject to Conditional Use Permit
approval by the City Council:
1. 0.5 FAR, up to 30 units per acre and/or 20 feet of height for the incorporation of
Transportation Demand Management (TDM) measures specified in Chapter 20.400,
Transportation Demand Management, or as deemed appropriate by the Chief Planner for
residential projects. The draft TDM plan includes appropriate measures to attain the
goal TDM rate for the project and they are all attainable. Reporting and monitoring will
be a condition of approval.
2. 0.5 FAR, up to 30 units per acre and/or 20 feet of height for the following subject to
Planning Commission or City Council approval:
a. Projects that include high quality, innovative design and product type, and maximum
provisions for pedestrian and bicycle use. The project proposes improvements to the
Centennial Trail multi -use pathway for pedestrians and bicyclists, bicycle parking, a new
public plaza adjacent to the market hall and Community Civic Campus, and connections
between Antoinette Lane and El Camino Real, Mission Road and Centennial Trail and the
Kaiser property and Centennial Trail for pedestrians and bicyclists.
b. Provision of Off -Site Improvements. This may include off-site amenities and/or
infrastructure (other than standards requirements and improvements) such as funding for
public safety facilities, libraries, senior centers, community meeting rooms, child care or
recreation, or new or enhanced public spaces. The project proposes an on-site child care
facility for up to 100 children with subsidized tuition, and the following publically
accessible spaces:
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File Number: 19-884
Enactment Number: RES 152-2019
• Two new paseos allowing access from Mission Road to Colma Creek and the
Centennial Trail;
• Play structure and area for children;
• Sculpture lawn;
• Outdoor workout station;
• Improved lighting and landscaping along Centennial Trail; and
• Results in a total of approximately 4 acres of publically accessible open space,
pathway and facilities.
b. Provision of green building measures
compliance threshold required pursuant to
South San Francisco Municipal Code.
Design Review Findings
over and above the applicable green building
Title 15 ("Building and Construction") of the
1. The Project, including Design Review, is consistent with Title 20 of the South San Francisco
Municipal Code because the Project has been designed as a high-density mixed-use and
residential project which will provide a pedestrian -friendly, transit -oriented environment
with sustainability elements incorporated.
2. The Project, including Design Review, is consistent with the General Plan and the ECR/Ch
Area Plan because the proposed high-density residential development is consistent with the
policies and design direction provided in the South San Francisco General Plan for the
ECR/C-RH Zoning District land use designation by encouraging the development of new
residential units within close proximity to the South San Francisco BART, SamTrans and
within the ECR/Ch Area Plan area.
3. The Project, including Design Review, is consistent with the applicable design guidelines
adopted by the City Council in that the proposed Project is consistent with the El Camino
Real/Chestnut Avenue Area Plan Design Guidelines, as evaluated in the Zoning Ordinance
Compliance analysis for the Project.
4. The Project is consistent with the Use Permit for the reasons stated in the section above.
5. The Project is consistent with the applicable design review criteria 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 July 16, 2019 and August 20, 2019, and found to
be consistent with each of the eight design review criteria included in the Design Review
Criteria" section of the Ordinance.
Transportation Demand Management Findings
1. The proposed trip reduction measures are feasible and appropriate for the project, considering
the proposed high density residential use or commercial retail, the project's location adjacent to
the to the South San Francisco BART and SamTrans service, and mix of recreational and
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File Number: 19-884
Childcare uses that will reduce single occupant vehcle use, and
Enactment Number. RES 152-2019
2. The proposed performance guarantees will ensure that the target alternative mode use
established for the project by this chapter will be achieved and maintained and made a
condition of approval for the project.
Densitv Bonus Request Finding
1. The Project seeks a 25% density bonus under state density bonus law. Building B on Parcel
3 proposes 138 dwelling units per acre, and seeks two development standard waivers from
the floor area ratio (FAR) standard in the General Plan and Area Plan and from the rear yard
setback requirements set forth in South San Francisco Municipal Code Section
20.270.004(D)(1-4) for Buildings Parcels B, Cl and C2 fronting BART and Colma Creek.
The Project will provide 800 residential units, including 13 flex units. Of the non -flex
residential units, 158 will be affordable to low-income households. Of the affordable units,
55 units, or seven percent (7%) of all of the Project's non -flex residential units, will be
affordable to very low-income households to qualify the Project to receive a twenty-five
percent (25%) density bonus or a floor area ratio bonus under Government Code sections
65915 and 65917.2. In conjunction with state density bonus eligibility, the Project is also
entitled to receive one concession/incentive and an unlimited number of development
standard waivers. No concessions/incentives have been requested by the Project. Inclusive of
the 55 units above, the total percentage of affordable units constitutes twenty percent (20%)
of the Project's residential units.
Waivers and Modifications Request from Chanter 20.270 Zoning Requirements
1. Per 20.270.004.C, Build -To Line. Buildings shall be constructed at the required setback for
at least 65 percent of linear street frontage. The area between the building and property line
shall be paved so that it functions as a wider public sidewalk. This requirement may be
modified or waived by the Planning Commission or City Council if:
a. The established street wall along El Camino Real and Chestnut Avenue is not
interrupted;
b. Substantial landscaping is located between the build -to line and ground floor
residential units to soften visual impact of buildings;
c. Entry courtyards, plazas, entries, or outdoor eating and display areas are located
between the build -to line and building, provided that the buildings are built to the
edge of the courtyard, plaza, or dining area; or
d. The building incorporates an alternative entrance design that creates a welcoming
entry feature facing the street.
The applicant requests a waiver of the build -to line requirement for the Oak Avenue
extension constructed at grade from Antoinette Lane since this is a shared space plaza,
walkway and surface parking lot rather than a right-of-way road similar to El Camino Real,
Chestnut Avenue and Mission Road. Requiring a 10'-0" setback from the property line
along the Oak Avenue frontage eliminates efficient use of Site B since it is irregularly
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Enactment Number: RES 152-2019
shaped and would reduce the sizing of the proposed Market Hall. The intent of the requirement
is to create an inviting pedestrian experience and the proposed landscaping, outdoor seating
and entry to the Market Hall Plaza is an appropriate alternative entrance design.
2. Per 20.270.005.B(3), Required Active Frontage for Oak Avenue - A minimum of 65 percent
of the frontage of a site along Oak Avenue shall be devoted to active uses.
Exceptions. The Chief Planner may approve a reduced frontage of 50 percent to allow for
fire access, driveways, and for efficient site layout and site configuration. Exceptions beyond
that are subject to Planning Commission or City Council approval.
The project has been designed to meet the 50% requirement to preserve the ability to
complete Oak Avenue Phase 2 that will require an elevated roadway across a portion of the
proposed Building B that fronts Oak Avenue Phase 1. This design and active requirement
satisfies the zoning requirements.
3. Per 20.270.005.G(5), all ground floor residential units shall have the primary entrance, either
individual or shared, facing the public street, BART right-of-way, or a pedestrian connection
and shall incorporate a projection (e.g., porch or stoop) or recess at least 40 square feet in
area, with a minimum depth of 5 feet.
Exceptions. Alternative designs that create a welcoming entry feature facing the street, such
as a trellis or landscaped courtyard entry, may be approved by the Chief Planner or Design
Review Board.
The project has been designed to meet the intent of ground floor activity and primary
entrances with the live work terrace along Buildings Cl and C2 facing BART right of way
and Colma Creek and this design satisfies the zoning intent per Chief Planner determination.
Vesting Tentative Tract Map Findings
The proposed vesting tentative map, prepared by Sandis and dated September 17, 2019,
including the proposed designs and improvements, is consistent with the City's General Plan
and ECR/Ch Area Plan because the tentative map would facilitate the infill and development
of a mixed-use residential project which would create additional residential units and retail
uses in the geographic center of South San Francisco as highlighted by the ECR/Ch Area
Plan policies and goals.
2. The proposed vesting tentative map is consistent with the standards and requirements of the
City's Zoning Ordinance and with the provisions of the ECR/Ch Area Plan.
3. The vesting tentative 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.
4. The Project Site Site is physically suitable for the type of development and density proposed,
as the mixed-use residential project will be located on underutilized parcels in the geographic
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File Number. 19-884
Enactment Number: RES 152-2019
of South San Francisco which calls for a mix of vibrant commercial and residential uses in
the ECR/Ch Area Plan.
5. The vesting tentative map is consistent with the analysis included in the already certified
ECR/Ch EIR and SEIR, and the approval of this vesting tentative map would not result in any
new significant environmental effects or a substantial increase in the severity of any previously
identified effects beyond those disclosed and analyzed in the ECR/Ch EIR and SEIR certified by
City Council, nor does the vesting tentative map constitute a change in the Project or change in
circumstances that would require additional environmental review.
6. The design and improvements of the vesting tentative map are not in conflict with any existing
public easements.
7. The property is located in a developed, urban setting, and is not subject to a Williamson Act
contract, on open space easement, a conservation easement, or an agricultural conservation
easement. The surrounding land uses and resulting parcels would not support agricultural uses;
the resulting parcels would result in mixed-use development not incidental to commercial
agricultural use of the land.
General Plan Consistency Findings Pursuant to Government Code section 65402
1. The Project is consistent with the General Plan and the ECR/Ch Area Plan because the
General Plan and the Area Plan both identify the project site as appropriate for High
Intensity Mixed Use Residential development. The proposed high-density residential
development is consistent with the policies and design direction provided in the South San
Francisco General Plan for the ECR/C-RH Zoning District land use designation by
encouraging the development of new residential units within close proximity to the South
San Francisco BART, SamTrans and within the ECR/Ch Area Plan area. Further, The
proposed project density, as authorized by the State Density Bonus law and for which the
project is entitled to receive based on the number and income levels of affordable units set
aside, is consistent with the General Plan and Area Plan. The noted density for the adopted
General Plan and Area Plan of 110 du/ac and the following proposed density of 138 du/ac
for the proposed building on Parcel B is a result of a constrained, irregular shaped parcel.
Further, the proposed Oak Avenue extension concept proposed by the project is consistent
with the recommendations of the Area Plan with no additional impact as analyzed by the
traffic study prepared. Thus, the proposed project serves the visions and goals of the General
Plan and is consistent with the guidelines therein.
SECTION 2 DETERMINATION
NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of South San
Francisco hereby makes the findings contained in this Resolution and approve the entitlements request,
the Density Bonus request, and determines that the project is consistent with the adopted South San
Francisco General Plan in accordance with Government Code section 65402 for 1051 Mission Road and
surrounding associated parcels (P18-0081, UP19-0008, DR19-0028, TDM19-0004, DB19-0003,
City of South San Francisco Page 8
File Number. 19-884
WM19-0002, PMMP19-0001, and SA19-0001).
Enactment Number., RES 152-2019
BE IT FURTHER RESOLVED that the resolution shall become effective immediately upon its passage
and adoption.
At a meeting of the City Council on 11/13/2019, a motion was made by Councilmember Nicolas, seconded by
Councilmember Nagales, that this Resolution be approved. The motion passed.
Yes: 4 Mayor Matsumoto, Councilmember Addiego, Councilmember Nagales, and
Councilmember Nicolas
No: 1 Vice Mayor Garbanno
Attest by �Av zcx 4WL
osa Govea Acosta, City Clerk
City of South San Francisco Page 9
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SOUTH SAN FRANCISCO PUC DEVELOPMENT
SOUTH SAN FRANCISCO, CA 17057
2018
09/17/19
1051 MISSION ROAD, SOUTH SAN FRANCISCO, CA 94080
VICINITY MAP
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SOUTH SAN FRANCISCO PUC DEVELOPMENT
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FLOOR PLAN - BUILDING C1 - LEVEL 3
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1051 MISSION ROAD, SOUTH SAN FRANCISCO, CA 94080
10/31/19 L1.0
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SOUTH SAN FRANCISCO PUC DEVELOPMENT
SOUTH SAN FRANCISCO, CA 17057
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2018
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SOUTH SAN FRANCISCO PUC DEVELOPMENT
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1051 MISSION ROAD, SOUTH SAN FRANCISCO, CA 94080
10/31/19 L7.0
PLANTING PLAN AND LEGEND
Phoenix canariensis
Tristania laurina
Elymus glaucus
Heteromeles arbutifolia
Beschorneria yuccoides
Cornus sericea
Aloe arborescens
Chondropetalum elephantinum
Lomandra hystrix ‘Tropicbelle‘
Carex. tumulicola
Eriophyllum staechadifolium
Muhlenbergia emersleyi
Agave desmettiana
Baccharis pilularis ‘Pigeon Point’
Corylus cornuta
Dymondia margaretae
Fragaria chiloensis
Yucca filamentosa ‘Color Gard’
Muhlenbergia emersleyi
/Native Bentgrass Mix by
Delta Bluegrass Company
Lyonothamnus floribundus
subsp. asplenifolius
Cupressus macrocarpa
Plantanus x acerifolia
Quercus agrifolia &
Aesculus californica
Ginkgo biloba
Araucaria araucana
Myrica californica
Corymbia spp.
Canary Island Date Palm
Water Gum
Blue Wild Rye
Toyon
PLANTING AND IRRIGATION NOTE:
1.Soft scape calculation
Total Softscape Area: 88,441.62 sq ft
Total Lawn Area: 16,871 sq ft
Total Lawn Area/ Total Softscape Area = 19.08%
2. The Above Plants have been selected as being rep-
resentative of the overall planting design intent. This
plant Palette is being suggested for use but should not
preclude use of other appropriate plant material. The
plans are to be in conformance with the city 20.300.007
Landscaping ordinance regarding Drought Tolerant Land-
scaping. Planting Must not include any toxic and invasive
species as commonly defined by the City’s Arborist.
3. All planting areas with the exception of those shown
with stone mulch are to receive 3” of organic bark mulch.
Stabilizing mulch products shall be applied to slope of 3:1
or greater.
4. The irrigation system shall be installed in conformance
with all applicable state, local codes and ordinance by
licensed contractors and experienced workmen. Contrac-
tor shall obtain and pay for all permits and fee relating to
this work.
5. All planting will irrigated by drip irrigation and bubbler.
Mexican Lily
Red Stem Dogwood
Torch Aloe
Large Cape Rush
Tropic Belle Mat Rush
Berkeley Sedge
Lizard Tail
Gooding’s Muhly
Smooth Agave
Dwarf Coyote Brush
Beaked Hazelnut
Dymondia
Beach Strawberry
Color Guard Yucca
Bull Grass
Trees Bioretention Shrubs and Groundcover
Regular Planting Shrubs and Groundcover
Lawn
Catalina Ironwood
Monterey Cypress
London Plane Tree
Coast Live Oak & Buckeye
Gingko
Monkey Puzzle Tree
Pacific Wax Myrtle
Gum
39
6
11
32
7
6
40
7
9
11
48” box
48” box
48” box
48” box
48” box
48” box
48” box
48” box
48” box
24” box
Moderate
Low
Low
Low
Moderate
Low
Moderate
Moderate
Low
Low
SYMBOL SYMBOLBOTANIAL NAME BOTANIAL NAMECOMMON NAME COMMON NAMEQUANTITYSIZEWATER USE
MISSION ROAD
COLMA
C
R
E
E
K
EL CAMINO REAL
CIVIL CENTER
BUILDING
20’
0 40’
80’
10'
20'
40'
0
10'
20'
40'
0BARarchitects
c BARCOPYRIGHT ARCHITECTS
N6/3/2019 1:07:00 PM C:\Users\achang\Documents\SSF Masterplan_achang_BAR.rvt
SOUTH SAN FRANCISCO PUC DEVELOPMENT
SOUTH SAN FRANCISCO, CA 17057
FLOOR PLAN - BUILDING C1 - LEVEL 3
2018
A30306/10/19
1051 MISSION ROAD, SOUTH SAN FRANCISCO, CA 94080
10/31/19 L8.0
MATERIAL PLAN AND LEGEND
SYMBOL DESCRIPTION NOTESSYMBOL SYMBOLDESCRIPTION DESCRIPTIONNOTES NOTES
Concrete pavement Type 1
Removable Bollard
Centennial Trail
City Standard Sidewalk
Park At Bioretention Area
Live-Work Terrace
Auto Court Shared Street at Market Hall
Auto Court Shared Street at Market Hall
Parking Area / Fire Lane
Warning PaverConcrete pavement Type 2
Fixed BollardRubberized Surfacing
Corten Elevated Walkway
Concrete pavement Type 3
Lighting BollardSculptureUnit Paver 1 Type 1
PotUnit Paver 2 Type 2
Accent Pole Light
Unit Paver 3 Type 3 Picnic Table
Turf Block Bench
BUILDING C1
BUILDING C2
BUILDI
N
G
B
20’
0 40’
80’
10'
20'
40'
0
10'
20'
40'
0BARarchitects
c BARCOPYRIGHT ARCHITECTS
N6/3/2019 1:07:00 PM C:\Users\achang\Documents\SSF Masterplan_achang_BAR.rvt
SOUTH SAN FRANCISCO PUC DEVELOPMENT
SOUTH SAN FRANCISCO, CA 17057
FLOOR PLAN - BUILDING C1 - LEVEL 3
2018
A30306/10/19
1051 MISSION ROAD, SOUTH SAN FRANCISCO, CA 94080
10/31/19 L9.0
LIGHTING CONCEPT DIAGRAM
SYMBOL SYMBOLDESCRIPTION DESCRIPTIONNOTES NOTES
(L1) Mission Vehicular Pole Lights
(City Standard)
(L4) Oak Avenue Pedestrian
and Vehicular Light
(L5) Bollard Light
(L6) Wall Mounted Light
Note:
1. This diagram is a lighting strategy diagram only. Official photometric study is needed to finalize light fixtures quantities and light models.
2. Light levels shall meet South San Francisco City standards and comply with Illuminating Engineering Society Standards appropriate to the subject street and open space type.
(L7) Catenary Light
(L2) Park Pedestrian Pole Light
(L3) Centennial Trail Pedestrain Light
20’
0 40’
80’
B AR architects
c BARCOPYRIGHT ARCHITECTS
SOUTH SAN FRANCISCO PUC DEVELOPMENT
SOUTH SAN FRANCISCO, CA 17057
2018
09/17/19
1051 MISSION ROAD, SOUTH SAN FRANCISCO, CA 94080
VICINITY MAP
VESTING TENTATIVE TRACT MAP
T-1
ÜÜÜÜÜB AR architects
c BARCOPYRIGHT ARCHITECTS
SOUTH SAN FRANCISCO PUC DEVELOPMENT
SOUTH SAN FRANCISCO, CA 17057
2018
09/17/19
1051 MISSION ROAD, SOUTH SAN FRANCISCO, CA 94080 ÞSITE AND GRADING PLAN
T-3
DRAFT CONDITIONS OF APPROVAL
P18 -0081: UP19-0008, DR19-0028, TDM19-0004, WM19 -0002, PMMP19 -0001, SA19 -0001,
1051 MISSION ROAD
(As recommended by City Staff on November 13, 2019)
A) Planning Division requirements shall be as follows:
GENERAL
1. The applicant shall comply with the Planning Division’s standard Conditions and Limitations for
Commercial, Industrial, Mixed -Use and Multi-Family Residential Projects (attached to this
document).
2. The project shall be constructed and operated substantially as indicated on the plan set prepared
and dated September 17, 2019, and approved by the Planning Commission in association with P18-
0081: UP19-0008, DR19-0028, TDM19-0004, DB19 -0003, WM19-0002, PMMP19-0001, SA19 -
0001 as amended by the conditions of approval. The final plans shall be subject to the review and
approval by the City’s Chief Planner.
3. The construction drawings shall comply with the Planning Commission approved plans, as amended
by the conditions of approval, including the plans prepared by BAR Architects and dated September
17, 2019.
4. Prior to issuance of building permits, the applicant shall execute and record an Affordable Housing
Agreement consistent with SSFMC Chapter 20.380, Inclusionary Housing Regulations that includes
a Live/Work preference consistent with Federal Fair Housing laws.
5. Prior to issuance of any building or construction permits for the construction of public improvements,
the final design for all public improvements shall be reviewed and approved by the City Engineer
and Chief Planner.
6. 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.
7. Applicant shall comply with all permitting requirements of Bay Area Rapid Transportation (BART),
San Mateo County Flood Control District (SMCFCD), South San Francisco Scavenger, California
Water Service (CalWater), California Public Utilities Commission (PUC) Project Review
Application procedures and others related to the project, and provide proof of permits and/or
approval prior to building permit issuance for these project elements.
8. The applicant shall comply with all terms and conditions specified in the Development Agreement.
9. The applicant shall comply with all terms and conditions specified in the Purchase and Sale
Agreement (PSA) for the approximately 1.70-acre “Site B” (APN 093-312-050) and the
approximately 4.41-acre “Site C” (APN 093-312-060) addressed as 1051 Mission Road.
Page 2 of 34
10. The applicant shall comply with all terms and conditions specified in the Affordable Housing
Agreement.
CONSTRUCTION
11. The applicant is responsible for maintaining site security after purchase prior to, and throughout the
construction process. This includes installatio n of appropriate fencing, lighting, remote monitors, or
on-site security personnel as needed.
12. The applicant is responsible for providing site signage during construction, which contains contact
information for questions regarding the construction.
13. During construction, the applicant shall provide parking for construction workers within the project
parking structure when the Chief Building Official and Fire Marshal provide written approval.
DESIGN REVIEW / SITE PLANNING
14. Major 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 be compatible with the building. Prior to issuance of a building permit the
applicant shall submit plans showing utility locations, stand -pipes, equipment enclosures, landscape
screens, and/or roof screens for review and approval by the Chief Planner or designee.
15. Prior to issuance of any building or construction permits for landscaping improvements, the applicant
shall submit final landscaping and irrigation plans for review and approval by the City’s Chief
Planner. The plans s hall include documentation of compliance with SSFMC Section 20.300.007,
Landscaping.
16. Applicant shall file necessary public access easements with City of South San Francisco and San
Mateo County, and any utility agencies as needed prior to obtaining certificates of occupancy.
17. Prior to issuance of building or construction permits, the applicant shall submit final landscaping and
irrigation plans demonstrating compliance with the State’s Model Water Efficiency Landscaping
Ordinance (MWELO), if applicable.
a) Projects with a new aggregate landscape of 2,500 SF or less may comply with the prescriptive
measures contained in Appendix D of the MWELO.
b) Projects with a new aggregate landscape of 2,500 SF or greater must comply with the
performance measures required by the MWELO.
Page 3 of 34
c) For all projects subject to the provisions of the MWELO, the applicant shall submit a
Certificate of Completion to the City, upon completion of the installation of the landscaping
and irrigation system.
18. Prior to issuance of any building or c onstruction permits, the applicant shall submit interim and fina l
phasing plans and minor modifications to interim and final phasing plans for review and approval by
the Chief Planner, City Engineer and Chief Building Official.
19. The applicant shall contact the South San Francisco Scavenger Company to properly size any
required trash enclosures and work with staff to locate and design the trash enclosure in accordance
with the SSFMC Section 20.300.014, Trash and Refuse Collection Areas. Applicant shall submit a
will-serve letter from South San Francisco Scavenger to the Chief Planner prior to the issuance of
building permits.
20. Landscaped areas in the project area may contain trees defined as protected by the South San
Francisco Tree Preservation Ordinance, Title 13, Chapter 13.30. Any removal or pruning of protected
trees shall comply with the Tree Preservation Ordinance, and applicant shall obtain a permit for any
tree removals or alterations of protected trees, and avoid tree roots during trenching for utilities.
21. The applicant shall install three-inch diameter, PVC conduit along the project frontage, in the right -
of-way, if any trenching is to take place, for the purpose of future fiber installation, where feasible
without impeding Applicants ability to install street trees, culverts or other required installations in
the right of way. Conduit shall have a pull rope or tape. A #8 stranded trace wire will be installed in
the conduit or other trace wire system approved by the City.
22. All landscaping installed within the public right -of-way shall be maintained by the property owner
in perpetuity.
23. Prior to receiving Certificate of Occupancy, the applicant shall install street furniture, trash
receptacles, and bicycle racks along the project sidewalk frontages. The Planning Division shall
review and approve all street furniture, trash receptacles and bicycle rack options during the Building
Permit process.
24. Demolition of any existing structures on site will require de molition permits.
25. Prior to proceeding with exterior construction, the applicant shall provide a mockup of a section
of exterior wall that shows the varied cladding materials and finishes, windows, trim, and any
other architectural features of the building to fully illustrate building fenestration, subject to site
inspection and approval by Planning Division staff. This shall be done for each building (C1, C2,
and B) and can be a single story in height for demonstration purposes .
26. After the building permits are approved, but before beginning construction, the owner/applicant shall
hold a preconstruction conference with City Planning, Building, and Engineering staff and other
Page 4 of 34
interested parties. The developer shall arrange for the attendance of the constructio n manager,
contractor, and all relevant subcontractors.
27. Per guidance of the Bicycle and Pedestrian Committee at their September 4, 2019, the following
design considerations should be incorporated, as feasible, prior to Building Permit submittal:
a. Add a bicycle connection, as feasible, to the north side of Building C2 to prevent bicyclist
and pedestrian conflict within the proposed paseo.
b. Current Oak Avenue extension designs provide for a maximum number of vehicle parking
spaces. If future City requirements allow for a reduced number of auto parking, Applicant
should consider adding in dedicated bicycle and pedestrian paths in lieu of auto parking.
c. Integrate bicycle parking into the facility for visitors with up to 75 outdoor parking space
capacity.
d. Consider traffic management for vehicles entering/exiting Building B due to potential
conflict with bicyclist and pedestrian activity.
TRANSPORTATION / PARKING
28. A Parking and Traffic Control Plan for the construction of the project shall be submitted with the
application for Building Permit, for review and approval by the Chief Planner and City Engineer.
29. The applicant has prepared and submitted a draft Preliminary TDM Plan. In accordance with South
San Francisco Municipal Code Chapter 20.400, Transportation Demand Management, prior to
issuance of a building permit the applicant shall submit a Final TDM Plan for review and approval
by the Chief Planner.
d) The Final TDM Plan shall include all mandatory elements included in the Ordinance and
shall substantially reflect the Preliminary TDM Plan prepared by Fehr & Peers. The Plan
shall be designed to ultimately achieve a goal of 35% alternative mode usage by residents
within the Project during commute hours, and 28% overall.
e) The Final TDM Plan shall outline the required process for on-going monitoring, including
annual surveys. The initial annual survey will be submitted one (1) year after the granting of
a certificate of occupancy. The initial annual survey shall either: (1) state that the applicable
property has achieved 35% alternative mode usage during commute hours and 28% overall ,
providing supporting statistics and analysis to establish attainment of the goal; or (2) state
that the applicable property has not achieved the 35% alternative mode usage during
commute ho urs and 28% overall, providing an explanation of how and why the goal has not
been reached, and a description of additional measures that will be adopted in the coming
year to attain the TDM goal of 35% alternative mode usage during commute hours and 28%
overall.
Page 5 of 34
f) The applicant shall be required to reimburse the City for program costs associated with
monitoring and enforcing the TDM plan on an annual basis. The annual monitoring fee is
$1,725 and adjusted annually per ordinance.
g) The Final TDM plan shall be subject to review and approval by the San Mateo City/County
Association of Governments and the Chief Planner .
h) Failure to meet the 35% alternative mode usage during commute hours and 28% overall will
be subject to the Development Agreement provisions trigge ring additional enforcement
mechanisms.
30. Residential parking spaces shall be assigned to units, to minimize conflict within the parking area.
31. Any non-mechanized tandem parking spaces shall be assigned to the same unit.
32. Residential parking areas within the buildings shall be secure, with access provided via key card or
fob.
33. Provide clear signage on site for residential, commercial, and visitor parking areas to help direct
vehicle traffic. This may be submitted as part of a Master Signage Program for the entire project or
for individual buildings and associated amenities.
34. Parking in excess of one space per unit may be sold or rented separately from the residential unit at
the discretion of the Planning Commission/City Council. For apartment developments, 100 percent
of the required parking may be unbundled with approval of a Parking Management and Monitoring
Plan as approved by the Planning Commission /City Council. All spaces shall be reserved for
residential tenants and authorized guests within the development, except where spaces are assigned
to commercial tenants or public parking in Building B .
35. Applicant shall adhere to the procedures identified in the Parking Management and Monitoring Plan,
as approved by the Planning Commission/City Council, dated June 20, 2019 and associated triggers
for additional parking or a parking attendant. Reporting on the Parking Management and Monitoring
Plan shall be included in the Final TDM plan and provided to the City on a yearly basis.
36. Project residents and employees shall not be permitted to park within surrounding neighborhood non-
metered street spaces or apply for a residential parking permit, if such a program is created within ½
mile of the project radius. Enforcement of this provision shall be subject to the Development
Agreement provisions for TDM compliance.
37. Once construction of an associated parking structure is complete, construction related parking should
prioritize parking within the structure.
ENVIRONMENTAL MITIGATION MEASURES / CEQA
Page 6 of 34
1. The applicant shall comply with the following mitigation measures outlined in the Mitigation
Monitoring and Reporting Program (MMRP) for the El Camino Real/Chestnut Avenue Area Plan
Supplemental Environmental Impact Report, certified on December 13, 2017 and attached to the
Associated CEQA Resolution as Exhibit Al and incorporated herein:
a. Air Quality
i. MM 3.2.2
b. Biological Resources
i. MM 3.3.1a;
ii. MM 3.3.1b;
iii. MM 3.3.1c;
iv. MM 3.3.1d;
v. MM 3.3.1e;
vi. MM 3.3.1f
c. Cultural Resources
i. MM 3.4.2a;
ii. MM 3.4.2b;
iii. MM 3.4.2c;
iv. MM 3.4.3
d. Geology and Soils
i. MM 3.5.2 (Submitted for Engineering review on 6/13/19)
e. Hazards and Hazardous Materials
i. MM 3.7.2a (Submitted ESA Phase I on 6/13/19 and conclusion was that a Phase II
was not required. This should be confirmed during Building Pe rmit submittal);
ii. MM 3.7.2b
f. Transportation and Traffic
i. MM 3.10.1a;
ii. MM 3.10.1b;
iii. MM 3.10.1d;
iv. MM 3.10.6b or as currently proposed and designed within the project;
v. MM 3.10.6c;
vi. MM 3.10.6d;
vii. MM 3.10.6e or as currently proposed and designed within the project.
Transportation and Traffic mitigation measures shall be implemented by applicant prior to
building permit final certificate of occupancy if they have not already been completed as part
of the City’s sponsored Community Civic Campus project.
2. Per the Noise and Vibration Assessment conducted by Illingworth & Rodkin, Inc and dated June 10,
2019, the following mitigation measures shall be incorporated as Conditions of Approval:
Page 7 of 34
a. Comply with the construction noise ordinance to limit hours of exposure. The City’s
Municipal Code allows construction activities between the hours of 8:00 a.m. and 8:00 p.m.
Monday through Friday, from 9:00 a.m. to 8:00 p.m. on Saturdays, and between 10:00 a.m.
and 6 :00 p.m. on Sundays and holidays.
b. The project contractor shall avoid using vibratory rollers and packers near sensitive areas,
such as the northern property line and near the existing BART buildings, whenever possible.
c. Prohibit the use of heavy vibration-generating construction equipment, such as vibratory
rollers or clam shovel drops, within 20 feet of any adjacent sensitive land use, where feasible.
d. The contractor shall alert heavy equipment operators to the close proximity of the adjacent
structures so they can exercise extra care.
e. The contractor shall retain a qualified firm to conduct a pre- and post-construction cosmetic
crack survey of the buildings adjacent to the southern and western boundaries and shall repair
any additional cosmetic cracking.
3. The applicant shall comply with and incorporate all mitigation measures outlined in the
Environmental Consistency Analysis and its supplemental studies and analyses.
CLIMATE ACTION PLAN
1. For the Residential component of the proposed project: Prior to issuanc e of any building or construction
permits, the developer shall revise the development plans to include 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
2. For the Commercial component of the proposed project: Prior to issuance of any tena nt improveme nt
building or construction permits, the developer shall revise the development plans to include the
following Climate Action Plan requirements, subject to review and approval by the Chief Planner or
designee:
a) Electric Vehicle Charging Installa tions Measure 2.1, Action 5: Require new large-scale
nonresidential developments to provide conduit for future electric vehicle charging installations, and
encourage the installation of conduits or electric vehicle charging stations for all new development.
b) Heat Island Reductions Measure 3.4, Action 1: Encourage the use of high-albedo surfaces and
technologies as appropriate, as identified in the voluntary CALGreen standards.
Page 8 of 34
c) Alternative Energy Facilities Measure 4.1, Action 2: Require the construction of any new
nonresidential conditioned space of 5,000 square feet or more, or the conversion of unconditioned
space 5,000 square feet or more, to comply with one of the following standards:
i. Meet a minimum of 50% of modeled building electricity needs with on-sit e renewable energy
sources. To calculate 50% of building electricity needs for the new conditioned space, the
applicant shall calculate building electricity use as part of the Title 24 compliance process.
Total electricity use shall include total use for the new conditioned space excluding process
energy.
ii. Participate in a power purchase agreement to offset a minimum of 50% of modeled building
electricity use. Building electricity use shall be calculated using the method identified above.
iii. Comply with CALG reen Tier 2 energy efficiency requirements to exceed mandatory energy
efficiency requirements by 20% or more. For additions to existing development of 5,000
square feet or more, CALGreen Tier 2 shall be calculated as part of the Title 24 compliance
process. Existing building space already permitted shall not be subject to CALGreen Tier 2
requirements.
d) Solar Wiring Installation Measure 4.1, Action 3: Require all new development to install conduit to
accommodate wiring for solar.
e) Water Demand Reduction Measure 6.1, Action 2: Revitalize implementation and enforcement of the
Water Efficient Landscape Ordinance by undertaking the following:
i. Establishing a variable -speed pump exchange for water features.
ii. Restricting hours of irrigation to occur between 3:00 a.m. and two hours after sunrise.
iii. Installing irrigation controllers with rain sensors.
iv. Landscaping with native, water-efficient plants.
v. Installing drip irrigation systems.
vi. Reducing impervious surfaces.
IMPACT / DEVELOPMENT FEES
1. CHILDCARE FEE – RESIDENTIAL USES: 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 20.310. This fee is subject to annual adjustment. Based on the
plans reviewed and approved by the Planning Commission and City Council the childcare impact
fee estimate for the residential use is:
Page 9 of 34
$1,851/unit x 800 units = $1,480,800
Per term sheet included with the Development Agreement and based on child-care construction
valuation and confirmation of valuation by third party plan review, the on-site child-care facility
fully satisfies the City’s Childcare Fee (SSFMC Chapter 20.310), and does not exceed 8,300sf.
2. CHILDCARE FEE – NON-RESIDEN TIAL USES: Prior to issuance of a building permit for non-
residential uses, the applicant shall pay any applicable childcare fees in accordance with South San
Francisco Municipal Code Chapter 20.310. This fee is subject to annual adjustment, and presently
is assessed at $0.68 per gross square foot of commercial and retail uses. Based on the plans reviewed
and approved by the Planning Commission and City Council, the childcare impact fee estimate for
the non-residential uses is:
Commercial: $0.68/SF x 12,992* = $8,834.56
*Final square footage of commercial space, and therefore calculation of associated fee, to be
determined at time of building permit issuance.
Per term sheet included with the Development Agreement and based on child-care construction
valuation and confirmation of valuation by third party plan review, the on-site child-care facility
fully satisfies the City’s Childcare Fee (SSFMC Chapter 20.310), and does not exceed 8,300sf.
3. PARK FEES - RESIDENTIAL: Prior to issuance of certificate of occupancy for residential uses, the
applicant shall pay the Parkland Acquisition Fee and Parkland Construction Fee in accordance with
South San Francisco Municipal Code Chapter 8.67. This fee is subject to annual adjustment. Based
on the plans reviewed and approved by the Planning Commission and City Council, the park fee
estimate for the residential use is:
Acquisition Fee:
800 units X $1,535 (50 or more units fee) = $1,228,000
Construction Fee:
800 units X $13,491 (50 or more units fee) = $10,792,800
Sub Total = $1,228,000 Acquisition + $10,792,800 Construction = $12,020,800
+ $700 Administrative Fee = $12,021,500
4. PARK FEES - NON-RESIDENTIAL: : Prior to issuance of certificate of occupancy for non-
residential uses, the applicant shall pay the Parkland Acquisition Fee and Parkland Construction Fee
Page 10 of 34
in accordance with South San Francisco Municipal Code Chapter 8.67. This fee is subject to annual
adjustment. Based on the plans reviewed and approved by the Planning Commission and City
Council, the park fee estimate for the non-residential use is:
Acquisition Fee:
Parkland Acquisition Fee for Non-Residential Development:
12,992 square feet / 1,000 square feet X $0 (Commercial/Retail fee with 100% discount rate) = $0
Parkland Construction Fee for Non-Residential Development:
12,992* / 1,000 square feet X $1,257 (Commercial/Retail fee) = $16,330.94
Sub Total = $0 Acquisition + $16,330.94 = $16,330.94
+ $700 Administrative Fee = $17,030.94
*Final square footage of commercial space, and therefore calculation of associated fee, to be
determined at time of building permit issuance.
5. Upon the date of final inspection or issuance of the certificate of occupancy for the development,
whichever is earlier, the applicant shall pay applicable bicycle and pedestrian impact fees in
accordance with South San Francisco Municipal Code Chapter 8.68, based on the formulas in Table
8.68.060(a) Bicycle and Pedestrian Improvements Formula.
Based on the plans reviewed and approved by the Planning Commission and City Council, the
bicycle and pedestrian impact fee estimate for the project is:
Residential: $127/unit x 800 units = $101,600
Commercial: $0.36/SF x 12,992* = $4,677.12
Total = $101,600 + $4,677.12 = $106,277.12
*Final square footage of commercial space, and therefore calculation of associated fee, to be
determined at time of buildin g permit issuance
6. Affordable Housing Commercial Linkage Fees per Chapter 8.69 requires the following calculation:
$2.50/SF x 12,992* (Market Hall) = $32,480
*Final square footage, and therefore calculation of associated fee, to be determined at time of
building permit issuance
The City C ouncil may, by resolution, elect to waive payment of the commercial linkage fee if it finds
that: (1) the commercial development project is dedicated to a public use owned and operated by
Page 11 of 34
other public agencies or a nonprofit public benefit corporation; and (2) the benefits to the community
provided by such public use exceed those that would be provided by the payment of the commercia l
linkage fee. If the City Council elects to waive commercial linkage fees pursuant to this provision,
the public use of the site shall be guaranteed by a recorded document in a form acceptable to the city
attorney.
Project is exempt from the Commercial Linkage Impact fee for proposed commercial space (12,
992 SF) at the discretion of City Council given the project’s proposal for 20% of units available at
AMI’s of 30-80% of San Mateo County Median Income. Formal approval of this waiver shall be
included in the executed Development Agreement.
7. The Sewer Capacity Charge shall be imposed and paid prior to issuance of a building permit for the
residential portion of the project. For the commercial portion of the project, the Sewer Capacity
Charge shall be imposed and paid prior to issuance of a building permit, except that the Water
Quality Control Plant Superintendent, or designee, may allow for payment at a later date, provided
that in no case shall a final certificate of occupancy be issued prior to payment of the applicable
Sewer Capacity Charge. Based on the plans reviewed and approved by the Planning Commission
and City Council, the Sewer Capacity Charge estimate is:
Applicant will be required to pay a Sewer Capacity Fee (connection fee) based on SSF City
Council-approved EDU calculation (involving anticipated flow, BOD and TSS calculations and
including credits for previous site use). Based on the information received and shown below:
12,992 SF Retail (Shopping Center NOT including food service)
8,307 Sf Daycare
491 Studio/1BD units
229 2BD units
67 3BD units
The estimated Sewer Capacity Fee will be $2,853,482.49, payable with the Building Permit.
8. This new residential construction will be assessed a Public Safety Impact Fee. The amounts are
$168.9 per unit for the Police Department and $394.10 per unit for the Fire Department. The new
commercial/retail will be assessed 0.13 per square foot for the Police Department and 0.31 per square
foot for the Fire department.
$135,120 ($168.9/unit x 800 units) for Police Department + $315,280 ($394.10/unit x 800 units) =
$450,400 sub total estimate
$1,688.96 ($0.13/SF x 12,992 SF) for Police Department + $4,027.52 ($0.31/SF x 12,992 SF) for
Fire Department = $5,716.48 sub total estimate
$450,400 + $5,716.48 = $456,116.48 total estimate
Page 12 of 34
Contact: Tony Rozzi , Planning Division, at (650) 877-8535 or [email protected]
B) Fire Department requirements shall be as follows:
1. Install a fire sprinkler system per NFPA 13 & 13R/SSFFD requirements under separate fire plan
check and permit for each building.
2. Install a fire alarm system per NFPA 72 and SSFFD requirements under a separate fire plan check
and permit for each building.
3. Install underground piping for water based fire protection systems per NFPA 24 and SSFFD
requirements under separate fire plan check and permit.
4. Install a standpipe system per NFPA 14/SSFFD requirements under separate fire plan check and
permit.
5. If required, Install a fire pump per NFPA 20 and SSFFD requirements under separate fire plan
check and permit for each building.
6. Fire department connections shall be installed in accordance with the NFPA standard applicable to
the system design and shall comply with Sections 912.2 through 912.7.
7. Private fire service mains and appurtenances shall be installed in accordance with NFPA 24 as
amended in Chapter 80.
8. BUILDING “B” REQUIREMENT; Where required by other sections of this code and in all buildings
classified as high -rise buildings by the California Building Code and Group I-2 occupancies havin g
occupied floors located more than 75 feet above the lowest level of fire department vehicle access, a
fire command center for fire department operations shall be provided and shall comply with Sections
508.1.1 through 508.1.7
9. Elevators shall not contain shunt -trips.
10. At least one elevator shall be sized for a gurney the minimum size shall be in accordance with the
CFC.
11. Emergency power systems and standby power systems required by this code or the California
Building Code shall comply with Sections 604.1.1 through 604.1.8.
12. Provide fire extinguishers in accordance with CFC Section 906
13. All Non parking space curbs to be painted red to local Fire Code Specifications
14. Access road shall have all weather driving capabilities and support the imposed load of 75,000
pounds.
Page 13 of 34
15. Road gradient and vehicle turning widths shall not exceed maximum allowed by engineering
department.
16. 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 legible condition at all times and be replaced or repaired when
necessary to provide adequate visibility.
17. Exterior doors and openings required by this California Fire Code or the California Building Code
shall be maintained readily accessible for emergency access by the fire department. An approved
access walkway leading from fire apparatus access roads to exterior openings shall be provided when
required by the fire code official.
18. New buildings four or more stories above grade plane, except those with a roof slope greater than
four units vertical in 12 units horizontal (33.3-percent slope), shall be provided with a stairway to
the roof. Stairway access to the roof shall be in accordance with Section 1011.12. Such stairway shall
be marked at street and floor levels with a sign indicating that the stairway continues to the roof.
Where roofs are used for roof gardens or for other purposes, stairways shall be provided as required
for such occupancy classification.
19. Provide fire flow in accordance with California Fire Code Appendix BB.
20. Provide fire hydrants; location, fire flow, and quantity to be determined.
21. 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
22. A hydrant is required to be located within 100 feet of the Fire Department Connection (FDC) and
on the same side of the street.
23. A blue reflective dot shall be placed in the middle of the roadway directly in front of each fire
hydrant.
24. Rubbish and linen chutes. An automatic sprinkler system shall be installed at the top of rubbish and
linen chutes and in their terminal rooms. Chutes shall have additional sprinkler heads installed at
alternate floors and at the lowest intake. Where a rubbish chute extends through a building more
than one floor below the lowest intake, the extension shall have sprinklers installed that are
recessed from the drop area of the chute and protected from freezing in accordance with Section
903.3.1.1. Such sprinklers shall be installed at alternate floors beginning with the second level
below the last intake and ending with the floor above the discharge. Chute sprinklers shall be
accessible for servicing.
25. All buildings shall provide premise identification in accordance with CFC Section 505.1
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26. Provide Knox key box for each building with access keys to entry doors, electrical/mechanical
rooms, elevators, and others to be determined.
27. The minimum road width is 20 feet per the California Fire Code.
28. Provide an independent study or proof that the Emergency Radio Responder coverage in the
building is adequate or install an Emergency Responder Radio Coverage system in accordance
with Section 510 of the California Fire Code under separate fire plan check and permit.
29. This new residential construction will be assessed a Public Safety Impact Fee. The amounts are
$168.9 per unit for the Police Department and $394.10 per unit for the Fire Department. The new
commercial/retail will be assessed 0.13 per square foot for the Police Department and 0.31 per square
foot for the Fire department.
Contact: Craig Lustenberger, Fire Department, at (650) 829-6645
C) Police Department requirements shall be as follows:
The above referenced planning commission agenda item has been reviewed and the following are the
comments from the police department:
All construction must conform to South San Francisco Municipal Code Chapter 15.48.050 Minimum
security standards for multiple -family dwellings, (Ord. 1477 § 1A, 2013; Ord. 1166 § 1, 1995)
15.48.085 Additional Security Measures May Be Required
Per South San Francisco Municipal Code 15.48.085 -Additional Security Measures, the following
conditions will also be required:
1. The applicant shall install and maintain a system allowing first responders to enter into the common
area of buildings by means of a code to be entered into a keypad or similar input device. The
keypad/device should be located at the main entrance and an additional keypad/device located at an
additional, but separate entrance, for a total of two different entrances at each building for first
responders. A permanent code shall be issued to the Police Department. Physical keys or electronic
access cards will not satisfy this requirement. Please note this is separate from the Fire Department’s
“Knox box” requirement.
2. Any exterior double door entrances shall only have one exterior handle, which should be on the right
door (from a person’s perspective from the outside). This is to prevent the malicio us
locking/chaining of the doors from the outside. This requirement shall also apply to interior double
doors to shared common areas. The interior opening mechanism for the aforementioned doors shall
be of a design that prevents the same malicious locking/chaining.
3. All exterior doorways and pedestrian pathways shall be illuminated during darkness by a white light
source that has full cut-off and is of pedestrian scale.
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4. All interior common and service areas, such as the garage, bicycle storage, storage areas, fire escapes,
etc, shall be illuminated at all times with a white light source that is controlled by a tamperproof
switch or a switch located in an inaccessible location to passers-by.
5. The landing at the lowest level of service staircases, such as those in the garage area or fire escapes,
shall have some mechanism, such as fencing, to prevent access and prevent people from loitering or
concealing themselves in that area.
6. Any interior or exterior bicycle racks installed shall be of an inverted “U” design, or other design
that allows two different locking points on each bicycle.
7. The mature height of all shrubbery shall be no higher than three feet, if so, it shall be maintained at
a maximum height of three feet, and tree canopies shall be no lower than six feet above grade.
8. The applicant shall install and maintain a camera surveillance system that conforms to the technical
specifications of South San Francisco Municipal Code Chapter 8.66.050, Minimum technological
standards, (Ord. 1515, 2016). The video surveillance cameras will be used as a crime deterrent and
assist with the identification and apprehension of criminals if a crime is committed on the property.
Enough cameras shall be installed to provide adequate coverage for the intended space. Cameras
shall be placed minimally in the following locations:
• All exterior entrances/exits
• Garage areas (to provide coverage for the entire parking area)
• Bicycle storage areas
• Storage areas
• Main lobby of buildings
• Lobby of sales/leasing offices
• Loading docks
• Exterior portion of Market Hall
• All rooftop common areas
9. Any leasing of sales offices within the building shall be alarmed with a central station monitored
silent intruder alarm system.
10. Any exterior benches accessible to the public shall have center armrests to prevent persons from
lying down on them, or provide equal deterrent acceptable to the Police Department.
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11. Exterior public facing electrical outlets shall either be locked or time controlled to prevent
unauthorized use during nighttime hours.
12.
13. Vehicle Penetration Protection:
The applicant will provide a plan for vehicle penetration protection (bollards, guardrails,
etc) for the following areas:
◦ Market Hall (protection from Oak Avenue & from north side trail/walkway that parallels
Colma Creek
◦ Daycare building area from daycare drop-off area
◦ Child play area from vehicular traffic on Mission Road
◦ Playground/sculpture lawn/fitness court area from vehicle drop -off area at building C
Comments Specific to the Daycare Facility:
Outdoor Security
The outdoor play area shall be fenced with a six (6) foot fence that is climb resistant.
Any public facing outdoor play area gates shall be six (6) feet tall, locked from the public facing side,
and shall be alarmed to sound when the gate is opened. The alarm and its sensors shall be hard-wired
(not battery operated) and shall make an audible sound both in the outdoor play area and the inside of
the daycare facility. The gate shall have panic hardware (push bar) to open it from the interior side.
Intruder Alarm System
• The applicant shall install an intruder alarm system.
• The system shall minimally have panic/activation buttons centrally located inside the building and
one located at the front and read door, respectively.
• The system shall have an audible and visual alarm to both the interior and exterior of the buildings,
that can easily be heard anywhere in the facility, and is unique/distinguished from other alarms, such
as a fire alarm.
• The facility shall have a written intruder policy/procedure in place, which has been approved by the
South San Francisco Police Department.
• The policy/procedure shall minimally include: 1) What to do if an intruder is at or suspected of being
at the facility, and 2) An accounting or headcount system to determine if a child or children has/have
been kidnapped, and a way to identify that child or children.
• For coordination with the South San Francisco Police Department on the intruder alarm system
policy/procedure, please contact the School Liaison Corporal at 650-829-3926.
• Facility and security employees shall receive training on the policy/procedure within ten (10) days
of their hiring start date, and minimally quarterly thereafter.
• Any changes to the written policy/procedure must be approved prior to implementation by the South
San Francisco Police.
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• The facility will coordinate with the South San Francisco Police Department School Liaison Corporal
to conduct training drills on the intruder alarm system on an annual basis.
• The system shall be maintained in good working order for the life of this facility.
Video Surveillance System
• The applicant shall install a video surveillance system on the premises.
• The video surveillance system shall meet the same minimal technical requirements as those listed in
South San Francisco Municipal Code Chapter 8.66.050- Minimum Technological Standards, (Ord.
1515 § 1, 2016).
• Video surveillance cameras shall minimally record the following areas:
a) Interior views of front desk and lobby area of main child exchange area,
b) External or internal views of all entrances/exits of all perimeter doors/gates to the
facility/property
c) External views of the vehicle drop -off area
The purpose of the cameras above are to obtain, minimally, general descriptions of persons entering or
leaving the facility, and to aid law enforcement in the case of a kidnapped child or children. As such,
camera type, location, position, and type of camera lens used should be designed with this purpose in
mind.
The Police Department reserves the right to review and comment upon the submission of revised and
updated plans
Contact: Michael Rudis, Police Department, at (650) 877-8927 or [email protected] .
D) Water Quality Control Plant requirements shall be as follows:
APPROVED WITH CONDITIONS - the following items must be included in the plans or are
requirements of the Water Quality Control Stormwater and/or Pretreatment Programs and must be
completed prior to the issuance of a building permit:
1. Storm drains must be protected during construction. Discharge of any demolition/construction
debris or water to the storm drain system is prohibited.
2. Do not use gravel bags for erosion control in the street or drive aisles. Drains in street must have inlet
and throat protection of a material that is not susceptible to breakage from vehicular traffic.
3. No floatable bark shall be used in landscaping. Only fibrous mulch or pea gravel is allowed.
4. As the site falls in a Moderate Trash Generation area per South San Francisco’s
ATTACHED Trash Generation Map, determined by the Water Quality Control Division:
-Regional Water Quality Control Board-approved full trash capture devices must be
installed to treat the stormwater drainage from the site.
Page 18 of 34
-At a minimum, a device must be installed before the onsite drainage enters the City’s
public stormwater system (i.e. trash capture must take place no farther downstream than the
last private stormwater drainage structure on the site).
-An Operation & Maintenance Agreement will be required to be recorded with San Mateo
County, ensuring the device(s) will be properly ma intained.
-A full trash capture system is any single device or series of devices that traps all particles
retained by a 5 mm mesh screen and has a design treatment capacity of not less than the
peak flow rate resulting from a one-year, one-hour storm in the sub-drainage area or
designed to carry at least the same flow as the storm drain connected to the inlet.
5. Roof leaders/gutters must NOT be plumbed directly to storm drains; they shall discharge to
stormwater treatment devices or landscaping first.
6. Fire sprinkler test drainage must be plumbed to sanitary sewer and be clearly shown on plans.
7. If in an exterior location, Trash Enclosure shall be covered, contained and the floor shall slope to a
central drain that discharges to a grease trap/interceptor and is connected to the sanitary sewer. Details
of trash enclosure shall be clearly provided on plans.
8. Install a condensate drain line connected to the sanitary sewer for rooftop equipment and clearly
show on plans.
9. If a food service kitchen/ prep area is to be installed, it shall connect to a gravity grease interceptor
at least 750 gallons (liquid capacity) in size , or as appropriately sized and approved by the Water
Quality Division. Sizing of the grease removal device must be in accordance with the uniform
plumbing code.
10. Grease interceptor shall be connected to all non-domestic wastewater sources in the kitchen (wash
sinks, mop sinks, floor drains) and shown on plans.
11. A cut sheet of the Grease Interceptor/Trap must be shown on plans.
12. Garbage Disposals in Industrial/Commercial facilities are prohibited by City of South San Francisco
Municipal Code. Do not include Garbage Disposal(s) in any break room or commercial food service
areas.
13. Applicant will be required to pay a Sewer Capacity Fee (connection fee) based on SSF City Council-
approved EDU calculation (involving anticipated flow, BOD and TSS calculations and including
credits for previous site use). Based on the information received, the estimated Sewer Capacity Fee
will be $2,853,482.49, payable with the Building Permit.
14. Elevator sump drainage (if applicable) shall be connected to an oil/water separator prior to
connection to the sanitary sewer.
15. Drains in parking garage (if applicable) must be plumbed through an oil/water separator and then
into the sanitary sewer system and clearly shown on plans.
Page 19 of 34
16. Wherever feasible, install landscaping that minimizes irrigation runoff, promotes surface
infiltration, minimizes use of pesticides and fertilizers and incorporates appropriate sustainable
landscaping programs (such as Bay-Friendly Landscaping).
17. Site is subject to C.3 requirements of the Municipal Regional Stormwater Permit (C.3
compliance to be reviewed and determined by City’s consultant, WC-3 under separate
review).
18. Section F.2 of the C.3 & C.6 checklist specifies a total LID reduction credit of 65% while
section F.3 specifies 100% of the site will be treated with LID features. Please clarify if a LID
reduction will be utilized, as a feasibility/infeasibility study was not provided.
19. Completed attached forms for Low Impact Development (C3-C6 Project Checklist).
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.
NOTE: Preliminary checklist received, can revise this version when submitting Building Permit
plans.
Use attached forms for completing documents, as old forms are no longer sufficient
Forms can also be found at http://www.flowstobay.org/newdevelopment
A completed copy must also be emailed to andrew.wemmer @ssf.net
20. Sign and have engineer wet stamp forms for Low Impact Development.
21. Submit flow calculations and related math for LID.
22. Complete attached Operation and Maintenance (O&M) agreements.
Use attached forms for completing documents, as old forms are no longer sufficient
Do not sign agreement, as the city will need to review prior to signature. Prepare packet
and submit including a preferred return address for owner signature.
Packet should also be mailed or emailed to:
Andrew Wemmer
City of SSF WQCP
195 Belle Air Road
South San Francisco, CA 94080
[email protected]
Exhibit Templates can also be found within Chapter 6 the C.3 Technical Guidance at
http://www.flowstobay.org/newdevelopment.
23. The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater
Logo (No Dumping! Flows to Bay).
24. Landscaping shall meet the following conditions related to reduction of pesticide use on the project
site:
Page 20 of 34
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 p roperty 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.
25. A SWPPP must be submitted (if > 1 acre). Drawings must note that erosion control shall be in effect
all year long.
26. A copy of the state approved NOI must be submitted (if > 1 acre).
Contact: Andrew Wemmer, Water Quality Control, at (650) 829-3840 or [email protected]
E) San Mateo County Flood Control District requirements shall be as follows:
The County of San Mateo Department of Public Works, in its capacity as the administrator of the San
Mateo County Flood Control District (District) which includes the Colma Creek Flood Control Zone
(Zone), has reviewed the document identified above for the subject project and offers the following
comments:
Page 21 of 34
All comments must be addressed and incorporated into a modified, complete set of plans for re-
submittal. Subsequent re -submittals will be returned without review comments if the District
determines that all previous comments have not been addressed. Your careful attention to our
comments and providing re-submittals that adequately address our comments will assist in completing
the review process in a timely fashion.
Flood Control Zone Comments
1. Our records show that the proposed project site is located within the Zone .
The District requires that the discharge rate from the site not exceed the existing rate prior to development, and drainage analyses and calculations
showing existing and future discharge rates must be submitted for review and approval. If it is determined that the future discharge rate exceeds the existing
rate, an on-site storm water detention system in addition to what is currently proposed, which would release surface runoff at a rate comparable to the
existing flow rate of the site must be designed and incorporated into the project.
2. The District advocates that trash management measures be incorporated into the project's design elements of the storm drainage system and appurtenances to keep trash out of the creek. Please ensure that the trash collecting devices are installed at storm drain inlets and maintained by the property owner(s).
3. Fences for the existing Centennial Trail bridge upstream of Antoinette Lane or any new proposed crossings over Colma Creek should be six feet (6') above the bridge sidewalk/curbing to discourage debris or items being tossed into the channel from the bridge.
4. Current access to all existing maintenance roads on both sides of Colma Creek within the project limits must be provided to District personnel and equipment
for routine maintenance and emergency channel work.
5. Trees should not be planted in close proximity to the channel walls due to potential root damage (i.e. intrusion in the channel, uplifting or displacement of walls). Tree selection should include consideration of their debris characteristics, heights, and root systems. Where irrigation lines are to be installed along the channel, water barriers shall be installed at the channel walls.
6. Fire Access Site Plan (Sheet G10) shows an extension of the paved garage entry to Building B for fire truck turnaround encroaches into the fenced off area of the existing access road for the District. The reduced width of the access road could potentially impact District equipment operation.
7. Lighting Concept Diagram (Sheet L9.0) indicates numerous pedestrian lights are
proposed to be installed at the top of the banks along Colma Creek. The District requests that all new lights be installed along the opposite edges of the access roads, as currently existing on the Centennial Trail. All new facilities installed as part of the project shall be owned and maintained by City of private property owners.
8. The District anticipates that the City of South San Francisco will be reviewing any
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bio -retention facilities proposed by the project for compliance with requirements of Provision C.3.d of the NPDES Municipal Regional Stormwater Permit (Order No. R2 -2015-0049) from the San Francisco Bay Regional Water Quality Control Board.
9. Biological reports, if any, prepared to address specific project impacts to habitats within
the Zone shall be submitted to the District for review.
10. The installation and/or connection of any new drainage facilities to existing facilities within
the District right of way shall be done per the requirements of the District and be inspected
by District staff. Forty-eight (48) hour notice shall be given to District staff when
inspections are required.
11. All construction debris shall be prevented from entering Colma Creek.
12. Work within the channel or near the banks shall be in accordance with regulatory agency
permit conditions and only occur during dry weather and low flow conditions.
13. Pre-development and post-development runoff for each drainage management area (OMA)
are not included in the stormwater management plan (Plan Sheet T-7). Please provide runoff
calculations.
14. Onsite stormwater conveyance features (stormwater pipes, conveyance channels, ditches,
etc.) shall be included for each OMA to show how stormwater is treated and/or directed
offsite.
15. The District anticipates the project would implement all appropriate water pollution
control Best Management Practices (BMPs) on the project site. The City of South San
Francisco, as the project's lead agency, shall ensure proper BMP devices are installed and
maintained to prevent sediments from entering the storm drain system and Colma Creek.
16. Oak Avenue Extension Plan (Plan Sheet X-1) shows proposed bridge grade shall be 3' on
top of base flood elevation (BFE) 39.6 feet. Please provide to the District d.ocumentation
from which information for the BFE was obtained.
17. Additional information will be required for the proposed 18" PVC sanitary sewer that
crosses under Colma Creek. The District prefers that the sanitary sewer be attached to the
new Oak Avenue Bridge. Reference is made to Plan Sheet X-1.
18. Construction details for the proposed storm drain outlet to Colma Creek as referenced in
Plan Sheet X-1 shall be developed and submitted to District for review and approval.
19. Oak Avenue extension and new bridge will require an easement from the District.
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Contact: Tiffany Deng, P.E., Associate Civil Engineer, Utilities-Flood Control- Watershed
Protection
F) Building Division requirements shall be as follows:
GENERAL INFORMATION:
A. The following comments are referred to the 2016 California Building, Mechanical, Plumbing,
Electrical Codes, California Green Building Standards Code, and Energy Code (i.e., 2015 IBC,
UMC, UPC, and 2014 NEC, as amended by the State of California).
ARCHITECTURAL COMMENTS:
A1. Site Plan: Bart Zone of Influence line ends at Parcel 2. Revise the site plan to show the continuation
of the Bart Zone of Influence line at Parcel 1.
A2. Allowable Height and Area:
a) Provide a building height and area analysis for Building B, C1 and C2 to demonstrate code
compliance. Building height, number of stories, building area shall not exceed the limits set
forth in CBC 504 and CBC 506. CBC 503.1.
b) All three buildings are using C BC 510 provisions. Review CBC 510.2 Condition 4 and
ensure the building(s) has Group A occupancy uses with an occupant load of less than 300.
A3. High Rise: The following comments apply to the grade plane:
a) Identify the grade plane on the elevations in accordance with CBC 202 for “grade plane”.
b) Provide elevation calculations on plans to justify the grade plane elevation.
c) Review CBC 403 for applicability of high-rise provisions.
d) Label the lowest level of fire department vehicle access.
e) Dimension distance from lowest level of fire department vehicle access to highest occupied
floor level.
A1. Means of Egress Plan: Plans provided for review do not contain enough detail and information for
a comprehensive review of the egress system. The following are advisories. A more thorough list of
comments will be provided when a means of egress plan is provided for review.
a) All Buildings:
i) Ensure dead end corridors do not exceed 50 feet. CBC 1020.4. See figures below for
example.
Figure A - Building B – All Floors
Page 24 of 34
Figure B – Building C1
ii) Roof plans were not provided. Show that at least one stair extends to the roof per
CBC 1011.12.
b) Building B: Check these areas:
i) 1ST floor:
(1) Residential Garage – Show the second exit or exit access feature
(2) Retail Ga rage – Show two exit or exit access from the retail garage. Egress
through Market Hall is not allowed per CBC 1016.2.1.
(3) Plan West and South Stairs – Show the stairs leading to the exit discharge
from this story.
(4) Market Hall Back of House – This space will most likely require a second
means of egress as the common path of egress and distance to an exit may
exceed the limits of CBC 1006.
(5) Market Hall – Preliminary plan shows exit doors at the plan north and none
on the sides. Be advised, egress from the M occupancy through the garage
(S-2) occupancy is not allowed per CBC 1016.2 as garages are considered
intervening spaces.
ii) 2nd floor:
(1) Market Hall Mezzanine – This space will need a second means of egress
unless meeting one of the conditions of CBC 1006.3.2.
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(2) Residential Garage – This space may require a second means of egress
depending on the common path of egress travel (CPET) and occupant load.
Check CPET for plan west side of the garage.
iii) 3rd floor: Advisory: Courtyard for these types of projects are generally viewed as
assembly spaces with an occupant load factor of 1:15 depending on the furniture
layout. Ensure the number of exits and e xit width is provided for this space per CBC
Chapter 10.
c) Building C1 – Check these areas:
i) 1st Floor: Show plan east exit stairs leading to an exit discharge feature.
ii) 2nd Floor: Show 2 means of egress from plan northeast courtyard. CBC 1006.3.2.
iii) 6th Floor:
(1) Show 2 means of egress from the roof deck. CBC 1006.3.2.
(2) Show 2 means of egress from the sky lounge. CBC 1006.3.2.
d) Building C2 – Check these areas:
i) 4th Floor: Show 2 means of egress from the roof deck. CBC 1006.3.2.
A4. Occupant Load: Provide a design occupant load analysis to determine means of egress
requirements. (e.g. egress sizing, number of exits, etc.)
A5. Accessible Means of Egress: CBC 1009.2.1 requires elevators to be part of the accessible means of
egress in buildings where a required accessible floor is four or more stories above the level of exit
discharge. Provide compliance with these code sections or the exceptions to these code sections.
a) Elevator shall be accessed from an area of refuge in compliance with CBC Section 1009.6.
b) Further, CBC 1009.4 requires standby power for the elevators.
A6. Type of Fire Sprinklers: Sheet G1, Project Summary, indicates NFPA 13R system for stacker
parking. Revise to specify NFPA 13 sprinklers to be consistent with sprinkler system provided for
the buildings.
ACCESSIBILITY COMMENTS:
D1. Public Funding: Provide a note on the coversheet indicating whether the project is privately or
publicly funded. Federal guidelines shall apply for publicly funded projects.
D2. Building B Residential Accessible Parking: Residential a ccessible parking spaces are located at
the center of the parking garage. Ensure parking spaces shall be located on the shortest accessible
route to the multi family dwelling entrance, without crossing vehicular traffic. CBC 1109A.7.
D3. Accessibility at Live Work Units: Live/Work units shall be designed in accordance with CBC
Chapter 11A and/or 11B as applicable. CBC 419.7. Ensure and accessible route to Live/Work units
is provided.
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MECHANICAL COMMENTS:
M1. Garage Exhaust: Provide a narrative describing how the underground garage will be ventilated and
exhausted per CMC 403.7. Please note any garage exhaust air terminating at grade will need to
comply with CMC 502.2.2.
ELECTRICAL COMMENTS:
E1. No comments at this point of the design review. Additional comments may be generated when more
detailed plans are provided for review.
PLUMBING COMMENTS:
P1. No comments at this point of the design review. Additional comments may be generated when more
detailed plans are provided for review.
GREEN BUILDING COMMENTS:
G1. No comments at this point of the design review. Additional comments may be generated when more
detailed plans are provided for review.
ENERGY COMPLIANCE COMMENTS:
T1. No comments at this point of the design review. Additional comments may be generated when more
detailed plans are provided for review.
STRUCTURAL COMMENTS:
S1. Colma Creek: Provide a feasibility study demonstrating the site is able to support the proposed
structures that are adjacent to Colma Creek.
Conditions of approval:
CA1. Vertical Clearance for Accessible Parking: A vertical clearance of 98” minimum shall be provided
from the garage entrance to and from the accessible parking stalls located in the garage. CBC 11B-
502.5.
CA2. Sand Oil Separa te: Sand oil separator shall be provided for the parking garage. CPC 1016.
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CA3. Glass Guards at Balconies: Glass panel and support system shall be designed to a safety factor of
4. CBC 2407.1.1.
CA4. Balcony and Roof Deck Live Load: Balconies shall be designed with a live load of 1.5 times the
live load for the area served and not required to exceed 100 psf. CBC Table 1607.1.
CA5. Balcony Assembly: Per CBC 107.2.7, where balconies or other elevated walking surfaces are
exposed to water from direct or blowing rain, snow, or irrigation, and the structural framing is
protected by an impervious moisture barrier, the construction document shall include details for all
elements of the impervious moisture barrier system. The plans shall show these details.
Manufacturer’s installation instructions shall be incorporated into the plan submittal package.
Advisory: During the construction phase, all elements of the impervious moisture barrier system
shall not be concealed until inspected and approved. CBC 110.3.8.1.
Contact: Areli Sanchez ([email protected]) for plan review comments via email or telephone (650)
754-6353.
G) Engineering requirements shall be as follows:
Permits
1. At the time of each permit submittal, the Applicant shall submit a deposit for each of the following
permit reviews and processing:
a. Building Permit plan check and civil review. Provide cost of on-site improvements for
deposit amount calculation.
b. Hauling/Grading plan check and permit processing. Provide Cubic Yards for deposit amount
calculation.
c. Public Improvement plan check and permit processing. Provide cost of ROW improvements
for deposit amount calculation.
2. A Grading Permit is required for grading over 50 cubic yards and if 50 cubic yards or more of soil is
exported and/or imported. The Applicant shall pay all permit and inspection fees, as well as any
deposits and/or bonds required to obtain said permits. The Grading Permit requires several
documents to be submitted for the City’s review and approval. The Grading Permit Applicatio n,
Checklist and Requirements may be found on the City website at
http://www.ssf.net/departments/public-works/engineering-division.
3. A Hauling Permit shall be required for excavations and off-haul or on-haul, per Engineering
requirements; should hauling of earth occur prior to grading. Otherwise, hauling conditions would
be included with the grading permit. Hauling Permit may be found on the City websit e at:
http://www.ssf.net/departments/public-works/engineering-division.
4. A Stormwater Management Permit is required for all C.3 Regulated Projects. The Applicant shall
pay all permit, review, and inspection fees to obtain said permit. The Stormwater Management
Permit requires several documents to be submitted to the Water Quality Control Plant for review and
Page 28 of 34
approval. The Applicant is required to enter into a Stormwater Maintenance Agreement with the
City. Special Projects and reduction credits are not allowed in the City.
5. The Applicant shall obtain a Demolition Permit to demolish the existing buildings. The demolitio n
permit shall be obtained from the Building Division and the Applicant shall pay all fees and deposits
for the permit. The Applicant shall provide letters from all public utilities stating all said utilitie s
have been properly disconnected from the existing buildings.
6. The Applicant shall submit a copy of their G eneral 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.
7. The City of South San Francisco is mandated by the State of California to divert sixty-five percent
(65%) of all solid waste from landfills either by reusing or recycling. To help meet this goal, a city
ordinance requires completion of a Waste Management Plan (“WMP”) for covered building projects
identifying how at least sixty-five percent (65%) of non-inert project waste materials and one
hundred percent (100%) of inert materials (“65/100”) will be diverted from the landfill through
recycling and salvage. The Contractor shall submit a WMP application and fee prior to the issuance
of a building or grading permit.
8. A Public Improvement Permit is required for any work proposed within the public right -of-way. The
Applicant shall pay all permit, plan check, and inspection fees, as well as, any deposits and/or bonds
required to obtain said permits.
9. Separate County reviews and approvals are required for all work crossing the Colma Creek.
Plan Submittal
10. Along with the building permit and grading permit submittals, Applicant shall submit separate Right -
of-Way (ROW) improvement plans for the Public Improvement Permit Application. An engineer’s
cost estimate for the scope of work shown on the approved ROW improvement plans is required to
determine the performance and payment bond amount. The submittal of the bonds is required prior
to the execution of the Subdivision Improvement Agreement.
11. Improvement plans shall be printed to PDF and combined into a single electronic file, with each
being stamped and digitally signed by a Professional Engineer registered in the State of California.
Incorporated within the construction plans shall be applicable franchise utility installation plans,
stamped and signed and prepared by the proper authority. Plans shall include the following sheets:
Cover, Separate Note Sheet, Existing Conditions, Demolition Plan, Grading Plan, Horizontal
Plan, Striping and Signage Plan, Utility Plan(s), Details, Erosion Control Plan, and Landscape
Plans, (grading, storm drain, erosion control, and landscape plans are for reference only and shall
not be reviewed during this submittal).
12. Prior to building permit issuance, the Applicant shall obtain a grading permit with the Engineering
Division and shall submit an application, all documentation, fees, deposits, bonds and all necessary
paperwork needed for the grading permit. The Applicant shall submit a grading plan that clearly
states the amount of cut and fill required to grade the project. The Grading Plans shall include the
following plans:
Page 29 of 34
Cover, Notes, Existing Conditions, Grading Plans, Storm Drain Plans, Stormwater Control
Plan, and Erosion Control Plan.
13. Prior to building permit issuance, the Applicant shall obtain a Public Impr ovement Permit for all
proposed work within the City ROW and shall submit an application, all documentation, fees,
deposits, bonds and all necessary paperwork needed for the Public Improvement Permit. The Public
Improvement Plans shall include only the sco pe of work within the City ROW (with reference to the
on-site plans) consisting of the following plans:
Civil Plans, Landscape Plans, and Joint Trench Plans.
14. The Applicant 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.
15. All improvements shall be designed by a registered civil engineer and approved by the Engineering
Division.
16. The Engineering Division reserves the right to include additional conditions during review of the
building permit, grading permit, or public improvement permit.
Mapping
17. Applicant shall submit all documents required for review of the Final mapping application.
18. Prior to the issuance of a Building Permit, the Applicant shall record a Final Tract Map for the project
site with the San Mateo County Recorder. The Final Tract Map shall conform to the requirements of
the Approved Tentative Map.
19. Prior to the approval of the Final Tract Map, the Applicant shall enter into a Subdivision
Improvement Agreement and Encroachment and Maintenance Agreement with the City. These
agreements shall be approved by City Council prior to execution. The Subdivision Improvement
Agreement shall require the Applicant to ensure the faithful performance of the design, construction,
installation and inspection of all pub lic improvements as reviewed and approved by the Engineering
Division at no cost to the City and shall be secured by good and sufficient payment, performance,
and one (1) year warranty bonds or cash deposit adequate to cover all of the costs, inspections and
administrative expenses of completing such improvements in the event of a default. The value of the
bonds or cash deposit shall include 110% of the cost of construction based on prevailing wage rates.
The value of the warranty bond or cash deposit sha ll be equivalent to 10% of the value of the
performance security. The Encroachment and Maintenance Agreement shall require the Applicant
to maintain any street furniture that serves the property and all landscape within the project frontage
at no cost to the City. The Encroachment and Maintenance Agreement shall be recorded with the
San Mateo County Recorder and may be transferred to the property owner or Homeowner’s
Association.
Right -of-Way
20. All new public improvements shall be installed at no cost to the City and shall be approved by the
City Engineer and constructed to City Standards. All new public improvements shall be completed
prior to Final Occupancy of the project or prior any Temporary Occupancy as approved by the City
Engineer.
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21. Prior to Building Permit issuance, the Applicant shall submit a video survey of the adjacent streets
(perimeter of proposed property location) to determine the pre-construction condition of the streets
at no cost to the City. The Applicant will be responsible to ensure that the condition of the streets
and striping is in at least existing condition or better after construction is completed.
22. The Applicant shall construct new curb, gutter, sidewalks, curb ramps, driveways, streetlights, and
landscaping along the Mission Road and Antoinette Lane frontages of the subject property. Unless
separated by a planting strip, all sidewalks shall be monolithic to the curb and gutter.
23. The Applicant shall construct the Public Open Spaces including the Market Hall Plaza north of
Building B, the park South of Buildings C1 and C2, and the Centennial Trail Improvements along
Colma Creek and connecting to Mission Rd. and shall include pedestrian lighting within said spaces.
24. The Applicant shall construct the Oak Avenue street extension from Mission Road to Antoinette
Lane including the crossing of Colma Creek (Phase 1). Said improvements shall be completed prior
to the Final Occupancy of Building B.
25. The Applicant shall construct the shared plaza on the Oak Avenue right-of-way (Parcel 4) and the
grand stair and switchback ramp from El Camino Real to the Oak Avenue right-of-way with the
Phase 1 Oak Avenue street extension. The Applicant shall be responsible for the maintenance of all
the shared plaza improvements including the C.3 stormwate r treatment measures. The Applicant
shall enter into and record in the Official Records of San Mateo County, a Stormwater Treatment
Measures Operations and Maintenance Agreement encumbering Parcel 3 for the C3 stormwater
treatment measures on Parcel 4.
26. Street extension improvements shall include Green Infrastructure and the pavement design shall
conform to the Caltrans method of flexible pavement design with a Traffic Index (TI) of 8.
27. Prior to Building Permit issuance, the Applicant shall provide 35% designs for Phase 2 extension of
Oak Avenue from Antoinette Lane to El Camino Real. The Phase 2 35% designs shall demonstrate
constructability of the extension with the Development and the Civic Campus in place.
28. The Applicant shall accommodate all necessary future improvements and access rights on Parcel 3
and Parcel 4 for the Phase 2 extension of Oak Avenue from Antoinette Lane to El Camino Real at
the time when the Phase 2 extension is implemented.
29. Applicant shall ensure that any pavement markings impacted during construction are restored and
upgraded to meet current City standards.
30. Existing driveway approaches or portions of approaches along the property frontage that will not
serve the new development or do not serve any other access shall be removed and replaced with new
curb, gutter, and sidewalk. Where new work is required, monolithic curbs, gutter, curb ramps,
commercial driveway approaches and 4’ wide (minimum) sidewalks are to be constructed to current
City standards and to the satisfaction of the City Engineer.
31. Upon completion of construction and landscape work at the site, the Applicant shall clean, repair or
reconstruct, at their expense, as required to conform to City Standards, all public improve me nts
including driveways, curbs, gutters, sidewalks and street pavements along the street frontages of the
subdivision to the satisfaction of the City Engineer. Damage to adjacent property caused by the
Applicant, or their contractors or subcontractors, shall be repaired to the satisfaction of the City
Engineer and to the reasonable satisfaction of the affected property owner and the City Engineer, at
no cost to the City or to the property owner.
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32. The Applicant shall repave the property’s fronting roadway on Mission Road with a 2-inch grind and
overlay, from the lip of gutter to lip of gutter of the opposite side.
33. The Applicant shall ensure the proposed trees and planting locations do not interfere with
underground utilities or the joint trench. The Ap plicant will be required to install root barrier
measures to prevent the sidewalk from uplift at no cost to the City. The applicant shall also install
tree guards around all trees in the right of way.
34. Prior to the issuance of the Encroachment Permit, the Applicant shall submit Traffic and Pedestrian
Control Plans for proposed work in Mission Road, Oak Avenue and Centennial Way/or any area of
work that will obstruct the existing pedestrian walkways.
Stormwater
35. The Applicant shall submit to the City Engineer a storm drainage and hydraulic study for the fully
improved subdivision analyzing existing conditions and post-development conditions of the project
site to the outfall at Colma Creek. The study shall evaluate the necessary capacity of the proposed
drainage systems serving the development and any upstream tributary areas. The study shall
evaluate the necessary capacity of each storm drain main during a 25-year design storm. Initial time
of concentration sha ll be 10 minutes. Precipitation shall be based on NOAA data for the site. The
study shall be submitted to the City Engineer for review and approval.
36. The Applicant shall design and construct, all on-site and off-site storm drainage improvements as
recommended by the approved storm drainage and hydraulic study, including but not limited to the
box culvert on Mission Road and the storm drain on the Oak Avenue Extension, at no cost to the
city.
37. The Applicant shall reduce peak runoff by 15% based on a 25-year design storm. Initial time of
concentration shall be 10 minutes. Precipitation shall be based on NOAA data for the site.
38. On-site storm drainage facilities shall be designed to accommodate runoff from a 10-year design
storm. Initial time of concentration s hall be 10 minutes. Precipitation shall be based on NOAA data
for the site. On-site storm drainpipes shall be designed for open channel flow conditions and not be
surcharged.
39. 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.
40. All building downspouts shall be connected to rigid pipe roof leaders which shall discharge into an
approved drainage device or facility that meets the C3 stormwater treatment requirements of
Municipal Regional Permit.
41. 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.
Sanitary Sewer
42. The Applicant shall submit a sewer capacity study to determine how the project impacts the public
sanitary system and determine if there is adequate capacity of the existing or proposed sewer lines.
The study shall include an analysis of the sanitary sewer main within Mission Road and the sanitary
sewer to be relocated from Parcel 3 to the Oak Avenue right of way on Parcel 4. Sanitary sewer
mains shall not flow more than 2/3 full at peak wet weather flow. Please be sure to include all
supporting calculations.
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43. The Applicant shall relocate the existing public sanitary sewer main within Parcel 3 to the Oak
Avenue Extension right -of-way on Parcel 4. How the sewer main crosses Colma Creek to be
determined in a manner that is feasible and acceptable by the City Engineer. The size of the
relocated sewer main shall be justified by the sewer capacity study.
44. The Applicant shall video inspect the sanitary sewer main to the nearest manholes upstream and
downstream of the project point of connection both prior to construction and post construction. Video
must be submitted to City Engineering for review.
45. Applicant shall abandon all existin g Sanitary Sewer Laterals serving the properties to City Standards.
46. Applicant shall install the new sewer laterals to City Standards including a clean out in the sidewalk
and a new y connection or taptite connection at the main. Lateral sizes of 8-inc h or larger require a
manhole connection at the City sewer main.
47. The on-site sanitary sewer system shall not be dedicated to the City for maintenance. The sanitary
sewer facilities within the subdivision shall be repaired and maintained by the property owner or
Homeowner’s Association.
48. 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 sufficie nt size to provide a safe work area.
Utilities
49. The Applicant shall underground all existing overhead utilities along the project street frontage on
Mission Road and within the Phase 1 Oak Street Extension. For any span crossing Colma Creek,
Applicant shall find a feasible means of crossing Colma Creek that minimizes visibility of any utility
line s and is acceptable to City Engineer .
50. The applicant shall underground the existing overhead utilities on Parcel 1 within the project site and
dedicate a Public Utility Easement for said relocated facilities.
51. All transformers installed as part of said undergrounding shall be placed in vault boxes below ground
to the extent acceptable to PG&E and City Engineer .
52. All electrical and communication lines serving the property, shall be placed underground within the
property being developed to the nearest overhead facility or underground utility vault or through
microwave roof installations at the approval of the City Engineer and Chief Planner .
53. The Applicant shall include a 3” diameter City spare conduit with pull boxes and ropes for future
fiber optics installation with the underground utilities . The conduits shall be dedicated to the City.
54. Each dwelling unit shall be pre -wired for Cable T.V. and Broadband Communication Services.
55. New City Standard CREE XPS Type 3 91-Watt streetlights or other approved by the City Engineer
shall be utilized. Streetlights shall be connected to the P.G. & E. system with two (2) inch rigid
conduit, pull boxes and stranded #8 THW or TW wire and activated per P.G.& E’s LS-2A rate
schedule.
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56. The Applicant shall relocate the existing Water Line within Parcel 1 and Parcel 2 and grant Water
Line Easements to Calwater for the relocated water lines.
57. The Ap plicant 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.
58. The Applicant shall install fire hydrants at the locations specified by the Fire Marshal. Installation
shall be in accordance with City Standards as administered by the Fire Marshall.
On-site Improvements
59. The Developer shall submit a construction access plan that clearly identifies all areas of proposed
access during the proposed development.
60. All common areas are to be landscaped and irrigated and shall meet the requirements of the City’s
Water Efficiency Landscape Ordinance (WELO). Submit landscape, drainage and grading plans for
review and approval by the Engineering Division.
61. Any monument signs to be installed for the project shall be located completely on private property
and shall not encroach into the City’s right-of-way. Applicant shall ensure that placement of the
monument signs do not obstruct clear lines of sight for vehicles entering or exiting the site.
Grading
62. The recommendations contained within the geotechnical report shall be included in the Site Grading
and Drainage Plan. The Site Grading and Drainage Plan shall be prepared by the developer’s civil
engineer and approved by the project geotechnical engineer.
63. The entire project site shall be adequately sprinkled with water to prevent dust or sprayed with an
effect dust palliative to prevent dust from being blown into the air and carried onto adjacent private
and public property. Dust control shall be for seven days a week and 24 hours a day. Should any
problems arise from dust, the developer shall hire an environmental inspector at his/her expense to
ensure compliance with the grading permit.
64. Haul roads within the City of South San Francisco shall be cleaned daily, or more often, as required
by the City Engineer, of all dirt and debris spilled or tracked onto City streets or private driveways.
65. The Applicant shall submit a winterization plan for all undeveloped areas within the site to control
silt and stormwater runoff from entering adjacent public or private property. This plan shall be
submitted to the City Engineer for review and a pproval prior to September 1 of each year. The
approved plan shall be implemented prior to November 1 of each year.
66. Prior to placing any foundation concrete, the Applicant shall hire a licensed land surveyor or civil
engineer authorized to practice land surveying to certify that the new foundation forms conform with
all setbacks from confirmed property lines as shown on the Plans. A letter certifying the foundation
forms shall be submitted to the Engineering Division for approval.
67. The applicant is required by ordinance to provide for public safety and the protection of public and
private property in the vicinity of the land to be graded from the impacts of the proposed grading
work.
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68. All hauling and grading operations are restricted to between the hours of 8:00 a.m. to 6:00 p.m. for
residential areas and 7:00 a.m. to 6:00 p.m. for industrial/commercial areas, Monday through Friday,
excluding holidays.
69. Unless approved in writing by the City Engineer, no grading in excess of 200 cubic yards shall be
accomplis hed between November 1 and May 1 of each year.
Contact: Jason Hallare, Engineering Division at (650) 829-6652 or [email protected]
Parking Management and
Monitoring Plan
FOR SSF PUC HOUSING DEVELOPMENT
AGI-KASA | June 20, 2019
Parking Management and Monitoring Plan for
SSF PUC Housing Development – June 20, 2019
2 | P A G E
1. Purpose
The Purpose of this Parking Management and Monitoring Plan (“PMMP”) is to document
and ensure the effective operation and maintenance of the on-site parking facilities at the
SSF PUC Housing Development (the “Project”) in order to properly accommodate the
parking needs of both the multifamily residential and commercial uses at the Project.
This PMMP further complies with Section 20.270.005 H(1), allowing the Project to
unbundle up to 100% of the parking spaces designated for the residential units in the
Project.
Parking Management and Monitoring Plan for
SSF PUC Housing Development – June 20, 2019
3 | P A G E
2. Project Description
The SSF PUC Housing Development will have 800 residential units across three buildings
(“Buildings B, C1 and C2”) along with childcare, commercial space, and parking garages in
all three buildings.
Building B will have 234 residential units across 8 stories, ~13,000 sf of commercial space
on the ground floor, and three levels of parking garage with 289 total parking spaces. For
the commercial space, 27 public guest parking spaces are provided in the ground floor of
the garage, with a separate controlled garage entrance. 262 residential spaces will be
spread across the basement, level 1 and level 2, and 207 of those 262 spaces will be in
mechanized parking stacker systems. 234 secured bicycle parking spaces are also provided
within Building B. Ingress and egress to these two garages occur off a driveway from the
Oak Avenue shared plaza, which is accessed from the future Oak Avenue street extension
to be built between Mission Road and Antoinette Lane. See Exhibit B.
Building C1 will have 408 residential units across 8 stories, an ~8,300 sf childcare facility
on the ground floor, and two levels of parking with 475 total parking spaces. The
childcare facility will have 7 designated parking spaces inside of the garage on the ground
level near the childcare facility, and a child drop-off zone outside the childcare facility
entrance that allows drivers to pull off Mission Road for short term parking. 468
residential parking spaces are spread across the ground level and basement level, and 423
of these spaces will be in mechanized parking stacker systems. Level 1 of the parking
garage is designed to accommodate a later installation of an additional 25 mechanized
parking stalls should the need for increased parking capacity arise. 408 secured bicycle
parking spaces are also provided within Building C1. Ingress and egress to this garage will
take place through one garage entrance located off Mission Road. See Exhibit C
Building C2 will have 158 residential units across 7 stories and a single level parking garage
with 115 spaces on the ground floor. 113 of these parking spaces will be in mechanized
parking stacker systems. 158 secured bicycle parking spaces are also provided within
Building C2. Ingress and egress to this garage will take place through the new paseo
between Buildings C1 and C2 that is accessible from Mission Road. See Exhibit D.
Parking Management and Monitoring Plan for
SSF PUC Housing Development – June 20, 2019
4 | P A G E
3. Parking Supply and Demand
Parking Demand
The parking demand was assessed based on the parking rates set forth in the City of South
San Francisco Zoning Code. Section 20.270.005(H) states that “required parking for any
use in ECR/C sub-districts shall be established by the Chief Planner based on the
particular characteristics of the proposed use and any other relevant data regarding
parking demand.” Because of the Project’s proximity to the South San Francisco BART
Station and general constraints of the SSF PUC site, SSF Planning has advised to target
providing one covered parking space per one residential unit across the three buildings.
For large family day care, an area for loading and unloading must be provided.
Additionally, 1 parking space per employee is required. Depending upon the final profile
of children to be served, the childcare could require 6 to 14 parking spaces.
The commercial space is intended to be a Market Hall type of space that supports both
food and handicraft production/manufacturing as well as small retail and food and
beverage sales. For food and beverage retail sale use, 1 parking space per 300 sf of floor
area is required. For food preparation, 1 parking space per 1,500 sf of use area is required.
For handicraft manufacturing, 1 parking space 2,000 square sf of floor area is required. As
such the commercial space could require between 6 to 43 parking spaces, depending upon
the final tenant profile and usage of the commercial space.
Parking Inventory
The Project would provide a total of 879 parking stalls including 845 unassigned stalls
reserved for residents (and potentially to childcare or commercial), 7 stalls currently
designated for childcare employees, off-street loading and unloading spaces designated for
childcare only, and 27 dedicated unassigned stalls for guests and visitors to the
commercial space. Furthermore, the shared Oak Avenue plaza to be built as a part of the
Project provides an additional 40 on-street parking spaces for visitors and guests of both
the Civic Campus and the commercial space in the Project to use. Finally, as noted above,
Building C1’s garage is designed to allow for a later expansion of its mechanized parking
stalls to increase parking capacity for residential use by 25 stalls, should the need for
additional capacity arise, increasing the total parking capacity of the Project to 904 garage
stalls and 40 on-street stalls on Oak Avenue. The total parking provided on site satisfies
the minimum requirements set forth in the City’s Zoning Code.
Parking Management and Monitoring Plan for
SSF PUC Housing Development – June 20, 2019
5 | P A G E
4. Parking and Circulation Plan
Exhibit A shows the Parking and Circulation Plan for the entire Project. Exhibits B-D
provide garage plans for each of the three Buildings. The exhibits show proper vehicle
circulation for commercial, guest and residential use, commercial loading, maintenance,
trash, as well as pedestrian and bicycling paths.
Vehicle Access
For Building B, vehicular traffic would access the two separate parking garages from the
Oak Avenue extension and Oak Avenue right of way shared plaza. A shared driveway for
both the commercial space garage entrance and the residential garage entrance is located
on the west side of Building B just off of the Oak Avenue right of way. The slope of this
driveway at the connection with Oak Avenue is 2.4% and flattens to a 0.35% slope by the
midway point of the driveway. Cars will be able to turn left or right into and out of this
driveway from Oak Avenue. Each garage entrance is at the grade of the driveway and
contain no further sloping. Cars exiting each garage can only turn left out of the garage.
For Building C1, vehicular traffic would access the parking garage from Mission Road by
turning right only onto a perpendicular ramp into the garage. This ramp slopes at an 8%
grade into the garage. Once in the garage, cars can turn left or right, and signs will direct
drivers through the garage to the ramp down to the basement level of parking. Parking
for the childcare is immediately to the left upon entrance to the garage and will be
demarcated with clear signage. All vehicles exiting the garage will only be able to turn
right onto Mission Road.
For Building C2, vehicular traffic would access the parking garage from Mission Road by
turning right only onto the paseo between Buildings C1 and C2. After driving
approximately 200’ west along the paseo, vehicles will turn right into the garage entrance
for Building C2. The entrance slopes at an 8% grade into the garage. Once in the garage,
cars can turn left or right. Cars will only be able to turn left out of the garage onto the
paseo, and then only be able to turn right onto Mission Road when exiting the paseo.
Pedestrian Access
Pedestrian access is provided by the sidewalks on Mission Road and Oak Avenue right of
way, and walkways connect these sidewalks to the Building entrances. Furthermore, new
walkways are provided for pedestrians and bicyclists through the Project at various
identified locations, including north of Building C2, through the paseo between Buildings
C1 and C2, across the existing footbridge over Colma Creek between Buildings C2 and B,
along Centennial Trail, and along several new pathways through landscaped areas
adjacent to the Centennial Trail.
Parking Management and Monitoring Plan for
SSF PUC Housing Development – June 20, 2019
6 | P A G E
Parking Garage Operations
The parking garages will provide parking primarily for residents at the buildings,
employees of the childcare facility and for guests and visitors of the commercial space in
Building B.
All residential parking spaces will be unbundled from specific residential units, allowing
residents to rent units without having to also rent a parking space. This encourages
residents without cars to live at the Project and not feel compelled to pay increased rents
unneeded parking spaces.
Parking Management and Monitoring Plan for
SSF PUC Housing Development – June 20, 2019
7 | P A G E
5. Parking Management Plan
The management of the parking spaces on-site will be addressed by the on-site property
management team for each Building and/or the Building owner.
When a resident rents a parking space, there will be a parking agreement separate from
the residential lease that allows for termination or amendments to the parking agreement
that would not impact the residential lease. Upon leasing a space, the resident will receive
a garage remote access and access to an identified parking stall only and will be provided
the necessary mechanical key access to their stall if it is in one of the mechanical parking
stalls.
Residential parking stalls will be available for rent to residents on a first-come/first-served
basis. However, the property manager will restrict leasing more than one parking space to
a new resident unless and until there are more residential units leased than parking spaces
leased, or upon unique tenant situations necessitating leasing multiple parking spaces
This will help ensure that residents leasing later will have access to at least one parking
stall at the time of their leasing a residential unit. When a tenant does rent more than
parking space, they will be charged a higher monthly rent for the second parking stall.
If a parking garage of one Building is fully leased out but other Buildings’ garages have
capacity, a resident will be allowed to lease a space in one of the neighboring Buildings in
the Project.
No parking shortages are envisioned as the parking supply is ample for a Transit Oriented
Development. However, if after full lease up of the residential units, all residential
parking spaces across all three Buildings are leased up, and residential demand
consistently exceeds 5% of the total residential parking capacity, the Property Manager
will evaluate either the utilization of a parking attendant or the installation of additional
mechanized parking stackers in Building C1.
Should there be additional parking spaces available upon reaching full lease up of the
residential units, parking spaces will be made available to both the childcare and
commercial tenants to lease on a temporary basis. If additional parking spaces remain
unused after being offered to the childcare and commercial tenants, the Project will offer
these spaces to the public for renting. These specific parking agreements with childcare,
commercial or the public will allow for termination of the parking space lease upon short
notice in the event these parking spaces become necessary to once again supply at least
one parking space to new residential tenants that need parking.
No Garages are anticipated to include a parking attendant; however, the Project reserves
the right to utilize a parking attendant should the need arise later. All three Building
Garages will be gated and accessible by residents with parking leases via remote garage
opening devices. For those residents needing access to the garage without a leased
parking space (such as for loading), they will need to coordinate access with the Property
Parking Management and Monitoring Plan for
SSF PUC Housing Development – June 20, 2019
8 | P A G E
Managers (loading zones are identified on the site plan, see Exhibit A). Access to these
three garages will be available 24/7.
For the commercial garage in Building B, access will be permitted during specific hours of
the day that correlate to the hours of operation of the commercial space tenants and the
Civic Campus facility. During hours of operation, the garage will be open to public access.
After hours, the garage will be closed and secured by a gate.
Code required ADA spaces are provided in all three residential parking garages as well as
in the commercial space parking garage. Car charging stations will also be provided in
each garage and will require users to pay for the charging used. Each garage will also be
designed to accommodate future installation of additional car charging spaces in the
mechanized parking stalls should future demand require it.
Residents of the Project are not allowed to park their vehicles in the nearby residential
neighborhood streets. The Owner of the Buildings and/or the onsite property managers
will work with the City of South San Francisco to enforce a City lead effort to restrict
parking from residents of the Project in the nearby neighborhoods
Parking Management and Monitoring Plan for
SSF PUC Housing Development – June 20, 2019
9 | P A G E
6. Implementation Provisions
The PMMP will be implemented as follows:
1. All provisions of the PMMP will be implemented by the onsite property
management teams for each Building through lease agreements.
2. Maintenance of the parking spaces, their markings, and signage will be performed
by the onsite property management teams for each Building and/or Building
owner.
3. Parking enforcement procedures for each garage and any parking spaces along the
paseo or Oak Avenue right of way, if needed, will be conducted by the onsite
property management teams for each Building and/or Building owner.
4. Parking management measures for the garage spaces, if needed, will be conducted
by the onsite property management teams for each Building and/or Building
owner.
5. The PMMP will also be provided separately to residents when they move in.
Likewise, employees of the childcare and commercial tenants will be provided the
PMMP during orientation.
Exhibit A
Site Circulation Map
MISSION RD MISSION RD
30142.65DN
DN
DN
DN
DN
DN
MISSION RD MISSION RD
30142.65DN DN
DN
DN
DN
DN
DN
DAYCARE MARKET HALL
RETAIL
GARAGE
RES. GARAGE
GARAGE
GARAGE
LOBBY
LOBBY
LOBBY
50'X12' LOADING50'X12' LOADING
BACK UP
50'X12' LOADINGDROP OF
F
DROP OFFDROP OFFDROP OFF50'X12' TIMED MARKET LOADING
50'X 1 2 ' LO A D IN G DROP OFFDROP OFFDROP OF
F
LOBBY ENTRY
GARAGE ENTRYGARAGE ENTRY
LOBBY ENTRY
RETAIL GARAGE ENTRY
L
OBBY
E
NT
RYR E S . G A R A G E E N T R Y
VEHICULAR CIRCULATION - COMMERCIAL AND GUEST
VEHICULAR CIRCULATION - RESIDENT ONLY
PEDESTRIAN CIRCULATION - PRIVATE
PEDESTRIAN CIRCULATION - PUBLIC
COMMERCIAL LOADING
CIRCULATION PLAN LEGEND
RESIDENTIAL AND TRASH LOADING
MAINTENANCE ROAD
DROP OFF
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SITE CIRCULATION & ACTIVE USE DIAGRAMS
2018
G1206/20/19
1051 MISSION ROAD, SOUTH SAN FRANCISCO, CA 94080
1" = 40'-0"
DIAGRAM - SITE CIRCULATION / ACTIVE USE
Parking Management and Monitoring Plan for
SSF PUC Housing Development – June 20, 2019
Exhibit B
Building B – Parking Count and Garage Plan
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PROJECT DATA - BUILDING B
2018
G0706/20/19
1051 MISSION ROAD, SOUTH SAN FRANCISCO, CA 94080
** As calculated in the Preliminary Building Area Tabulation
* Unit GSF includes exterior, corridor and party walls
Average Unit Size (GSF) 795
Residential GSF** 186,141
AVERAGE UNIT SIZE
%7%70% 21% 3% 100%
16 163 48 7 234
TOTAL 6 6 4 70 30 52 11 43 5 6 1 234
B 0
1 3 1 4
2 2 7 9
3 1 1
2 10 5 7 1 8 1 36
4 1 1
12 5 7 2 8 1 1 38
5 1 1
12 5 7 2 8 1 1 38
6 1 1
12 5 7 2 8 1 1 38
7 1 1
12 5 7 2 8 1 1 38
8 1 1
12 5 7 2 3 1 1 33
445 GSF 590 GSF 680 GSF 715 GSF 655 GSF TYP 760 GSF TYP 560 & 600 GSF 1,045 GSF 1,220 GSF 1,245 GSF 1,430 GSF
15' x 30' 34'4" x 24' 24'6" x 33'4" 24' x 30' 20' x 33'30' x 25'6" 40' x 40' puzzle 35' x 30' 49'8" x 39'8" 36' x 35'4" 60'2" x 24'
S1 S2 S3 A1 A2 A4 A7 B1 B9 C2 C6 TOTAL
LEVEL STUDIO STUDIO STUDIO 1 BR 1 BR 1 BR 1 BR 2 BR 2 BR 3 BR 3 BR UNIT
PRELIMINARY UNIT MIX*
**** Garage Total GSF includes all spaces inside garage footprint, such as mechanical/utility spaces, etc
*** Residential Core GSF include corridors, residential level lobbies, stairs, elevators, res. level utility spaces, etc
** Residential Amenity GSF includes entry lobby, leasing office, club room, fitness room, etc
* Residential Net Rentable GSF calculation includes exterior, corridor and party walls
NOTES:
Total 186,141 6,497 50,690 243,328 12,992 86,129 342,449
B 10,012 10,012 36,802 46,814
1 3,644 2,229 6,993 12,866 9,361 24,003 46,230
2 5,955 5,450 11,405 3,631 25,324 40,360
3 28,542 2,174 4,795 35,511 35,511
4 30,644 4,688 35,332 35,332
5 30,644 4,688 35,332 35,332
6 30,644 4,688 35,332 35,332
7 30,644 4,688 35,332 35,332
8 25,424 2,094 4,688 32,206 32,206
Level Net Rentable GSF* Amenity GSF** Core GSF*** Total GSF Total GSF Total GSF**** GSF
Residential Residential Residential Residential RETAIL Garage Grand Total
PRELIMINARY BUILDING AREA TABULATIONS 6/19/2019
* Accessible stalls included in "required" and "provided" parking calculations
Total Accessible Parking Provided 9
Total Accessible Parking Required 7
Retail Parking (at 1:25 stalls) 27 1:25 2
Residential Parking at 2% of stalls 262 2% 5
Stall count Percent
PARKING STALLS
Accessible Total
ACCESSIBLE PARKING CALCULATION*
PARKING RATIO 1.12
RETAIL PARKING: 27 TOTAL RES: 262
Total 25 2
48 7 207 289
B 4 4 187 195
1 25 2
1 1 20 49
2 43 2 45
8.5' x 17' MIN. 9' x 18' MIN. 8.5' x 18' MIN. 9' x 18' MIN.
Level Retail Retail Acc Residential Residential Acc Stacker Total
PARKING STALLS
ON-SITE STALL DISTRIBUTION
* Secured Class I spaces.
Total Bike Parking Provided 234
Total Bike Parking Required 59
One space per four Dwelling Units 234 1:1 234
Required Unit Ratio Provided
BIKE PARKING*
Bike Total
BICYCLE PARKING CALCULATIONS*
2
A31
1
A31
A 3 01 A30
3
A30
2
A30
4
24'-0"
18'-4"18'-4"
24'-0"
18'-4"
18'-4"25'-6"2
4
'-
2
"24'-0"1
8
'-
4
"
1
8
'-
3
"
25'-0"
25'-0"
RES. GARAGE
STORAGE
BIKE ROOM
STORAGE
FIRE PUMP
ROOM
BOILER ROOM
MAIN
ELECTRICAL
BIKE ROOM
1 3 6 '-7 "
3
8
'-
1
1
"187'-5"141'-11"182'-5"
10'
20'
40'
0
10'
20'
40'
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SOUTH SAN FRANCISCO, CA 17057
FLOOR PLAN - BUILDING B - B1 - BASEMENT
2018
A2006/20/19
1051 MISSION ROAD, SOUTH SAN FRANCISCO, CA 94080
DN
DN
DN
DN
2
A31
1
A31
A 3 01 A30
3
A30
2
A30
4
PM OFFICE
LEASING
OFFICE
MARKET HALL
BOH
MARKET HALL
RETAIL
GARAGE
RES. GARAGE
TR.
DAYCARE
OPEN SPACE LOBBY
26'-4"
24'-0"
18'-0"18'-0"
18'-0"
24'-0"
18'-4"
26'-4"25'-6"25'-6"24'-0"24'-0"
2 4 '-0 "2 4 '-0 "
2
4
'-
0
"
2
4
'-
2
"
2
5
'-
0
"
1
8
'-
4
"
1
8
'-
3
"
MPOE
ELEC ROOM
MPOE
MEP
MEP
PROJECTION ABOVE
PROJECTION ABOVE
182'-6"121'-6"20'-5"10'-6"
98'-11"186'-5"126'-5"
2 9 8 '-1 0 "1 3 6 '-7 "
2 4 '-0 "
6 9 '-0 "106'-3"128'-4"
LOADING
DOCK
3 BR
C6
1
9
'-
1
0
"
2
4
'-
0
"
1
6
'-
2
"
3
8
'-
1
1
"
24'-0"
71'-1"
24'-0"
20'-2"
9 '-1 "0 "6 0 '-5 "9 0 '-0 "1 BR
A4
1 BR
A4
1 BR
A4
1 BR
A4
10'
20'
40'
0
10'
20'
40'
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SOUTH SAN FRANCISCO, CA 17057
FLOOR PLAN - BUILDING B - LEVEL 1
2018
A2106/20/19
1051 MISSION ROAD, SOUTH SAN FRANCISCO, CA 94080
2
A31
1
A31
A 3 01 A30
3
A30
2
A30
4
STUDIO
S3
MARKET HALL
MEZZANINE
MEP
STORAGE TRASH
MEP
182'-6"121'-6"20'-5"98'-6"
126'-5"
1 3 6 '-7 "
1
6
'-
2
"
3
8
'-
1
1
"187'-6"25'-11"RES. GARAGE
24'-0"25'-6"18'-4"
26'-4"
18'-4"
2
4
'-
2
"
2
5
'-
4
"
1
8
'-
0
"
1
8
'-
4
"
STUDIO
S3
6 9 '-2 "
OPEN TO BELOW
OPEN TO BELOW
1 BR
A4
1 BR
A4
1 BR
A4
?
?
?
?
?
?
1 BR
A4
2 9 8 '-1 0 "6 0 '-6 "9 '-1 "1 5 0 '-1 "10'
20'
40'
0
10'
20'
40'
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SOUTH SAN FRANCISCO, CA 17057
FLOOR PLAN - BUILDING B - LEVEL 2
2018
A2206/20/19
1051 MISSION ROAD, SOUTH SAN FRANCISCO, CA 94080
Parking Management and Monitoring Plan for
SSF PUC Housing Development – June 20, 2019
Exhibit C
Building C1 - Parking Count and Garage Plan
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PROJECT DATA- BUILDING C1
2018
G0806/20/19
1051 MISSION ROAD, SOUTH SAN FRANCISCO, CA 94080
** As calculated in the Preliminary Building Area Tabulation
* Unit GSF includes exterior, corridor and party walls
Average Unit Size (GSF) 857
Residential GSF** 349,544
AVERAGE UNIT SIZE
% 13%48%31%5% 3% 100%
53 195 127 20 13 408
TOTAL 53 100 3 24 56 5 7 57 3 5 32 14 7 7 2 9 2 1 7 1 13 408
B1 0
1 4 13 17
2 5
13 4 8 1 1 11 1 7 1 1 2 1 56
3 6
15 1 4 8 1 1 11 1 1 7 1 1 2 1 1 62
4 7
16 1 4 9 1 1 10 1 1 4 4 1 1 1 1 63
5 7
16 1 4 9 1 1 10 1 1 4 4 1 1 1 1 63
6 7
15 4 9 1 1 4 1 4 2 1 3 1 1 54
7 11
13 2 7 1 4 3 1 1 1 1 1 1 1 48
8 10
12 2 6 1 3 3 1 1 1 1 1 1 1 1 45
445 GSF 715 GSF 655 GSF TYP 705 GSF TYP 760 GSF TYP 650 GSF 930 GSF 1,045 GSF 990 GSF TYP 1,230 GSF 1,055 GSF TYP 875 GSF TYP 1,605 GSF TYP 945 GSF TYP 1,205 GSF 1,370 GSF 1,245 GSF 1,060 GSF 1,300 GSF 1,385 GSF -
15' x 30' 24' x 30' 33' x 20' 36' x 21'6" 30' x 25'6" 36'4" x 30' 38'8" x 30' 35' x 30' 25' x 40' 51' x 25' 29' x 36'4" 43'6" x 20' 58' x 30' 37'8" x 25' 60'4" x 25' 48'4" x 30' 36' x 35'4" 39'4" x 30'6" 56'2" x 31'8" 65'4" x 21'6" various sizes
S1 A1 A2 A3 A4 A5 A6 B1 B2 B3 B4 B5 B6 B7 B8 C1 C2 C3 C4 C5 LW 1-6 TOTAL
LEVEL STUDIO 1 BR 1 BR 1 BR 1 BR 1 BR 1 BR 2 BR 2 BR 2 BR 2 BR 2 BR 2 BR 2 BR 2 BR 3 BR 3 BR 3 BR 3 BR 3 BR LIVEWORK UNIT
PRELIMINARY UNIT MIX*
**** Garage Total GSF includes all spaces inside garage footprint, such as mechanical/utility spaces, etc
*** Residential Core GSF include corridors, residential level lobbies, stairs, elevators, res. level utility spaces, etc
** Residential Amenity GSF includes entry lobby, leasing office, club room, fitness room, etc
* Residential Net Rentable GSF calculation includes exterior, corridor and party walls
NOTES:
Total 349,544 10,135 97,502 457,181 8,307 88,130 553,618
B1 16,050 16,050 44,936 60,986
1 17,697 3,941 11,797 33,435 8,307 43,194 84,936
2 50,905 2,834 11,613 65,352 65,352
3 54,724 11,890 66,614 66,614
4 53,177 11,081 64,258 64,258
5 53,177 11,081 64,258 64,258
6 44,482 2,355 9,548 56,385 56,385
7 39,078 1,005 7,384 47,467 47,467
8 36,304 7,058 43,362 43,362
Level Net Rentable GSF* Amenity GSF** Core GSF*** Total GSF Total GSF Total GSF**** GSF
Residential Residential Residential Residential Day Care Garage Grand Total
PRELIMINARY BUILDING AREA TABULATIONS 6/19/2019
* Accessible stalls included in "required" and "provided" parking calculations
Total Accessible Parking Provided 12
Total Accessible Parking Required 10
Daycare Parking (at 1:25 stalls) 5 1:25 1
Residential Parking at 2% of stalls 468 2% 9
Stall count Percent
PARKING STALLS
Accessible Total
ACCESSIBLE PARKING CALCULATION*
PARKING RATIO: 1.15
DAYCARE PARKING: 7 TOTAL RES:468
Total 5 2 35 10 423 475
0
B1 0 0 0 8 305 313
1 5 2 35 2 118 162
- 9' x 18' MIN. 8.5' x 18' MIN. 9' x 18' MIN.
Level Day Care Day Care Acc Residential Residential... Stacker Total
PARKING STALLS
ON-SITE STALL DISTRIBUTION
PARKING
* Secured Class I spaces.
Total Bike Parking Provided 408
Total Bike Parking Required 102
One space per four Dwelling Units 408 1:1 408
Required Unit Ratio Provided
BIKE PARKING*Bike Total
BICYCLE PARKING CALCULATIONS*
2
A52
3
A52
1
A52
1
A71
A51
1
A50
1
A50
2 A5128%15%25'-0"23'-0"
25'-9 1/2"25'-0"24'-0"24'-0"23'-0"
25'-9 1/2"24'-0"24'-0"
STOR
BIKE ROOM
BIKE ROOM
STOR
BIKE ROOM
LOBBY
LOBBY
BOILER OR
BOOSTER
PUMP
MPOE
MAIN
ELECTRICAL
ELEVATOR
MACHINE
ROOM
STORAGE
ELEVATOR
MACHINE
ROOM
STORAGE
61'-0"17'-1"9'-0"89'-8"119'-2"144'-7"
317'-4"86'-1"192'-7 1/2"130'-8"10'-0"36'-0"280'-8"168'-0"267'-4"65'-0"176'-9"39'-3"10'
20'
40'
0
10'
20'
40'
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FLOOR PLAN - BUILDING C1 - B1 - BASEMENT
2018
A4006/20/19
1051 MISSION ROAD, SOUTH SAN FRANCISCO, CA 94080
DN
DN
DN
DN
DN
DN
2
A52
3
A52
1
A52
1
A71
A51
1
A50
1
A50
2 A512LIVE WORK
LW 1
LOBBY
MAIL
ELEV LOBBY
MOVING ELEV
LOBBY
OFFICE
LEASING
OFFICE
PM OFFICE
DAYCARE
TRASH
BOILER OR
BOOSTER
PUMP
FIRE PUMP
ROOM
MPOE
GAS METER
TRASH
TRASH
DAYCARE
OPEN SPACE
8%15%18'-4"25'-10"24'-0"FUTURE GATES FOR STACKERS
EFFECTIVE AISLE WIDTH WITH GATE OPEN ON ONE SIDESURFACE PARKING -
CAPABLE OF FUTURE STACKERS
18'-4" 25'-0"26'-5 1/2" 18'-3"
23'-0"23'-0"25'-8"24'-0"25'-5"8%24'-0"24'-0"24'-7"132'-1"9'-0"38'-4"22'-7"238'-5"480'-0"168'-3"193'-1"86'-6"
232'-10"
3 BR
C6
2
4
'-
0
"
2 BR
B1
2 BR
B1
2 BR
B1
62'-1"149'-2"25'-5" 80'-2"156'-0"
2 BR
B1
1
6
'-
2
"
3
8
'-
1
1
"
LIVE WORK
LW 6
LIVE WORK
LW 6
LIVE WORK
LW 6
LIVE WORK
LW 6
LOBBY
LIVE WORK
LW 4
LIVE WORK
LW 2
LIVE WORK
LW 3
LIVE WORK
LW 3
LIVE WORK
LW 3
LIVE WORK
LW 3
LIVE WORK
LW 3
LIVE WORK
LW 5
10'
20'
40'
0
10'
20'
40'
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FLOOR PLAN - BUILDING C1 - LEVEL 1
2018
A4106/20/19
1051 MISSION ROAD, SOUTH SAN FRANCISCO, CA 94080
Parking Management and Monitoring Plan for
SSF PUC Housing Development – June 20, 2019
Exhibit D
Building C2 - Parking Count and Garage Plan
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PROJECT DATA- BUILDING C2
2018
G0906/20/19
1051 MISSION ROAD, SOUTH SAN FRANCISCO, CA 94080
** As calculated in the Preliminary Building Area Tabulation
* Unit GSF includes exterior, corridor and party walls
Average Unit Size (GSF) 894
Residential GSF** 141,227
AVERAGE UNIT SIZE
%12% 28%34% 25%100%
19 45 54 40 158
TOTAL 19 45 27 21 4 2 37 3 158
1 4 2 3 3 1 13
2 3 10 2 3 1 6 1 26
3 4 9 4 3 1 7 1 29
4 5 8 4 3 1 6 27
5 5 8 7 3 1 6 30
6 1 3 7 3 1 5 20
7 1 3 1 3 1 4 13
0
405 GSF TYP 655 GSF 895 GSF 935 GSF 1,065 GSF TYP 1,210 GSF 1,220 GSF TYP 1,205 GSF
15' x 27'6" 24' x 27'6" 34' x 27'6" 26'4" x 36' 36'2" x 32'6" 62'4" x 21'6" 46' x 27'6" 36' x 39'4"
AF S1 AF A1 AF B1 AF B2 AF B3 AF B4 AF C1 AF C2 TOTAL
LEVEL STUDIO 1 BR 2 BR 2 BR 2 BR 2 BR 3 BR 3 BR UNIT
PRELIMINARY UNIT MIX*
**** Garage Total GSF includes all spaces inside garage footprint, such as mechanical/utility spaces, etc
*** Residential Core GSF include corridors, residential level lobbies, stairs, elevators, res. level utility spaces, etc
** Residential Amenity GSF includes entry lobby, leasing office, club room, fitness room, etc
* Residential Net Rentable GSF calculation includes exterior, corridor and party walls
NOTES:
Total 141,227 3,144 40,136 184,507 19,515 204,022
1 9,661 850 12,174 22,685 19,515 42,200
2 27,394 2,294 5,982 35,670 35,670
3 29,666 5,944 35,610 35,610
4 21,654 4,751 26,405 26,405
5 21,654 4,751 26,405 26,405
6 15,599 3,267 18,866 18,866
7 15,599 3,267 18,866 18,866
Level Net Rentable GSF* Amenity GSF** Core GSF*** Total GSF Total GSF**** GSF
Residential Residential Residential Residential Garage Grand Total
PRELIMINARY BUILDING AREA TABULATIONS 6/19/2019
* Accessible stalls included in "required" and "provided" parking calculations
Total Accessible Parking Provided 2
Total Accessible Parking Required 2
Residential Parking at 2% of stalls 115 2% 2
Stall count Percent
PARKING STALLS
Accessible Total
ACCESSIBLE PARKING CALCULATION*
PARKING RATIO 0.73
Total 0 2 113 115
0
1 0 2 113 115
0
0
8.5' x 18' MIN. 9' x 18' MIN.
Level Residential Residential Acc Stacker Total
PARKING STALLS
ON-SITE STALL DISTRIBUTION
PARKING
* Secured Class I spaces.
Total Bike Parking Provided 158
Total Bike Parking Required 40
One space per four Dwelling Units 158 1:1 158
Required Unit Ratio Provided
BIKE PARKING*Bike Total
BICYCLE PARKING CALCULATIONS*
DN
DN
DN
2
A71
1
A71
A70
2
A70
1
A70
3
A70
4
MAIL
LOBBY
TRASH
MAIN
ELECTRICAL
BOILER
ROOM
FIRE PUMP
ROOM
GARAGE
BIKE
ELEVATOR
MACHINE
ROOM
MPOE
GAS METER
ALCOVE
MAINT
3 BR
AF C2
9'-0"
BIKE
SLOPE25'-6"28'-3 1/2"25'-11"25'-6"25'-0"
24'-0"24'-0"
25'-0"
18'-4"18'-4"23'-0"18'-3"19'-4"18'-4"18'-4"
OFFICES
30'-6"140'-6"
176'-5"43'-2"117'-0"63'-1"7'-0"237'-0"1'-3"193'-4"
36'-11" 8'-5" 13'-7" 10'-5" 13'-7" 10'-5" 13'-7" 10'-5" 13'-7" 10'-5" 13'-5"47'-8"172'-1"12'-4"155'-0"128'-1"
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N6/19/2019 10:40:08 AM C:\Users\achang\Documents\SSF Masterplan_achang_BAR.rvtSOUTH SAN FRANCISCO PUC DEVELOPMENT
SOUTH SAN FRANCISCO, CA 17057
FLOOR PLAN - BUILDING C2 - LEVEL 1
2018
A6106/20/19
1051 MISSION ROAD, SOUTH SAN FRANCISCO, CA 94080
Multi-Family Residential Development (Rental) Parking Rate Summary October 2019
Multi-Family Residential Development
(Rental) Parking Rate Summary
Prepared for:
PUC
October 2019
SF18-1004
1. Available Reports and Studies
Fehr & Peers reviewed several reports and studies that included parking demand rates for multi-family
market rate, affordable, and senior residential developments in the Bay Area near rail stations (Caltrain, Bay
Area Rapid Transit (BART), and light rail transit (LRT)). Industry standard parking generation sources and
studies from Los Angeles and San Diego that include parking data for affordable housing were also
reviewed. These reports and studies are:
• Santa Clara Valley Transportation Authority’s (VTA’s) A Parking Utilization Survey of Transit-
Oriented Development Residential Properties in Santa Clara County
• Metropolitan Transportation Commission’s (MTC’s) Reforming Parking Policies to Support Smart
Growth
• Transform’s GreenTRIP Parking Database
• Robert Cer vero, et al, University of California Transportation Center, UCTC Research Paper No. 882
Are TODs Over-Parked?
• Los Angeles Department of City Planning’s Local Trip Generation Study
• City of San Diego’s San Diego Affordable Housing Parking Study
A Parking Utilization Survey of Transit-Oriented Development
Residential Properties in Santa Clara County
This research project was completed by Santa Clara Valley Transportation Authority (VTA) and San Jose
State University in 2010. Twelve TOD residential properties near light rail and Caltrain stations in Santa Clara
County were surveyed as part of the study. (A table from this report summarizing the results included in
Appendix A .) The study does not specify whether the surveyed properties are market rate, affordable, or
senior housing; it is likely that they are market rate properties. The parking supply rates ranged from 1.31
to 2.31 spaces per unit with an average of 1.68 spaces per unit, whereas the peak parking demand rates
ranged from 0.84 to 1.54 spaces per unit with an average of 1.31 spaces per unit. The study found that the
parking supply exceeded the parking demand at every site surveyed indicating that the code requirements
for the city they are located in may be too high. This research project shows overall that parking demand at
residences near a transit station is less than current zoning code requirements.
Reforming Parking Policies to Support Smart Growth
The Metropolitan Transportation Commission (MTC) developed this handbook to help city officials,
politicians, and planners with the planning and implementation of parking policies and programs that will
Multi-Family Residential Development (Rental) Parking Rate Summary October 2019
support transit–oriented development (TOD). The document is intended to allow users to explore potential
parking strategies that have been shown to work in different types of communities, identify best practices
about policies and programs, and establish implementation guidelines to best gain the support of the
public. It includes representative parking requirements for four types of land uses in five different location
types. The rates for residential units in suburban centers/town centers range from 1.00 to 1.50 spaces per
unit. Although the report does not differentiate among market rate, affordable, or senior housing, it is likely
that these rates are for market rate properties.
TransForm’s GreenTRIP Parking Database
TransForm’s GreenTRIP Parking Database (http://database.greentrip.org/) is a compilation of data gathered
at approximately 80 multi -family residential sites in the San Francisco Bay Area. It includes the building
location, place type (e.g. transit town center or city center), type of residence (family, senior , diverse abilities,
condominium), percent of units below market rate, number of units, number of parking spaces, parking
utilization, parking supply rate, parking demand rate, and traffic reduction strategies in place. The database
can provide insight into why parking use fluctuates based on location, transit access, and TDM strategies.
The GreenTRIP Parking Database allows data filtering for the study site parameters listed above. For the all-
residential, senior housing study sites in Santa Clara County, parking demand rates range from 0.27 to 0.71
spaces per unit. For the all-residential, non-senior housing study sites that are 50 to 100% below market
rate (affordable housing) in Santa Clara County, parking demand rates range from 0.96 to 1.34 spaces per
unit.
Some other relevant example results are:
• 801 Alma in Palo Alto (0.3 miles from a Caltrain station) with 50 units, 60 parking spaces (1.20 spaces
per unit), and a peak parking demand of 1.02 spaces per unit,
• Madera Apartments in Mountain View (0.1 miles from a Caltrain station) with 203 units, 279 parking
spaces (1.37 spaces per unit), and a peak parking demand of 0.88 spaces per unit, and
• Arbor Terrace Apartments in Sunnyvale (0.2 miles from a VTA Rapid 522 stop) with 175 units, 359
parking spaces (2.05 spaces per unit), and a peak parking demand of 1.37 spaces per unit
Are TODs Over-Parked
Robert Cervero at the University of California Transportation Center (UCTC) led this study with the University
of California, Berkeley. The study finds that parking demand rates for residential units at transit-oriented
developments (TODs) in the San Francisco Bay Area ranged from 0.74 to 1.69 spaces per unit, averaging
1.20 spaces per unit. For all surveyed sites, the average parking supply was 1.59 spaces per dwelling unit. (A
table from this report summarizing the results is included in Appendix A.) The study does not specify
whether the surveyed properties are market rate, affordable, or senior housing; based on a review of the
survey locations, most, if not all, are market rate properties. Varying development contexts explains the
range in peak parking demand rates. Well-established sites with complementary land uses (such as office,
restaurant, health club, hotel, and retail uses) had lower parking demand rates, while less dense and less
diverse sites had higher parking demand rates.
Los Angeles Trip Generation Study
In 2015 Fehr & Peers conducted a parking study in conjunction with a trip generation study for the Los
Angeles Department of City Planning. The study surveyed 42 affordable housing sites inside and outside
Transit Priority Areas (TPAs) in Los Angeles (20 inside a TPA, 22 outside a TPA). The study compared the
observed parking demand rates to the Los Angeles Municipal Code (LAMC) parking requirements. All
observed parking demand rates were lower than LAMC requirements. (A table from this report summarizing
the results is attached.) Some relevant parking rates and results are:
• Affordable family housing within a TPA (8 surveyed) have a parking supply rate of 1.15 spaces per
unit and a peak parking demand rate of 0.85 spaces per unit
• Affordable family housing outside a TPA (6 surveyed) have a parking supply rate of 1.17 spaces per
unit and a peak parking demand rate of 0.82 spaces per unit
• Affordable senior housing within a TPA (5 surveyed) have a parking supply rate of 0.60 spaces per
unit and a peak parking demand rate of 0.44 spaces per unit
• Affordable senior housing outside a TPA (8 surveyed) have a parking supply rate of 0.70 spaces per
unit and a peak parking demand rate of 0.48 spaces per unit
San Diego Affordable Housing Parking Study
In 2011 the City of San Diego conducted a parking study for affordable housing in various contexts
throughout the city. The study documented parking rates for 21 housing developments to develop a
citywide parking demand model. Variables considered includes walkability, access to transit, and housing
type (e.g. single-family, senior, etc.). The parking study concluded that parking demand for affordable
projects is about one half of typical rental units in San Diego, with almost half of all units surveyed having
Multi-Family Residential Development (Rental) Parking Rate Summary October 2019
no vehicle. Higher parking demand was generally associated with larger unit size and higher income for
affordable housing developments. (A table from this report summarizing the results is attached.) In all
projects surveyed, the amount of peak parking used was less than the amount supplied. Some relevant
parking rates are:
• Villa Harvey Mandel Affordable Rentals located 1,500 feet from the 12th & Imperial Transit Center
in San Diego with 90 units, 26 parking spaces (0.29 spaces per unit), and a peak parking demand of
0.28 spaces per unit
• Windwood Village Apartments in San Diego (not located near major transit service) with 92 units,
195 parking spaces (2.10 spaces per unit), and a peak parking demand of 1.56 spaces per unit
• Renaissance Senior Apartments in San Diego with 96 units, 103 parking spaces (1.07 spaces per
unit), and a peak parking demand of 0.39 spaces per unit
This page is intentionally left blank.
Palo Alto Multi-Family Parking Demand Rate Study March 2018
Appendix A:
Summary Tables from Previous Parking
Studies
Summary Table from
“A Parking Utilization Survey of Transit-Oriented
Development Residential Properties in Santa Clara
County”
Summary Table from
“Are TODs Over-Parked?”
Summary Table from
“Los Angeles Trip Generation Study”
Summary Table from
“San Diego Affordable Housing Study”
September 26, 2019
[Sent via email]
Tony Rozzi
Principal Planner
City of South San Francisco
Planning Division
315 Maple Ave
South San Francisco, CA
Re: South San Francisco Public Utilities Commission
Opportunity Site – State Density Bonus Law Request Letter
Dear Tony:
The following letter constitutes SSF PUC Housing Partners LLC’s (Applicant) formal request
letter pursuant to the State Density Bonus Law (SDBL) (Government (Govt.) Code Sections
65915 et. seq.) and South San Francisco (SSF) Zoning Code Sections 20.390.001 et. seq. for the
Public Utilities Commission Opportunity Site project (Project). The Applicant reserves the right
to identify, modify, and supp lement its density bonus law requests as the application is refined.
Density Bonus Request
Overall density for this project will be consistent with the standards set forth in Zoning Code for
the applicable El Camino Real/Chestnut High Density Residential (ECR/C -RH) zoning district.
Specifically, t he proposed density across the entire site, Parcels B and C (or alternatively the
proposed new Parcels 1, 2 and 3), combined, is 121 du/ac (800 units/ 6.60 acres). The proposed
density by parcel is as follows:
Proposed Parcel 1 (Building C2) is 107 du/ac (158 units/1.48 ac)
Proposed Parcel 2 (Building C1) is 119 du/ac (408 units/3.43 ac)
Proposed Parcel 3 (Building B) is 138 du/ac (234 units/1.7 ac)
The ECR/C- RH zoning for both Parcels C and B (proposed parcels 1, 2 and 3) indicate the
parcels allow a base maximum density of 120 du/ac and a maximum density of 180 du/ac (Table
20.270.004-1). The proposed project, with its 121 du/ac density is consistent with and well
below the allowable bonus maximum density of 180 du/ac1 in the Zoning Code. The proposed
1 Per Section 20.270.004(A) an additional 30 units per acre can be granted for the incorporation of Transportation
Demand Management (TDM) measures or as deemed appropriate by the Chief Planner. A TDM plan has been
submitted and currently meets the requirements set forth in Section 20.400. Another 30 units per acre of density may
be granted per Section 20.270.004(A)(2) bonus program for projects exhibiting (a) “high quality, innovative design.
DocuSign Envelope ID: B72F1926-8798-4F57-9F1F-9AB48600B84E
parcels therefore conform with the more detailed implementing Zoning Code.
The General Plan and El Camino Real/Chestnut Area Plan (Area Plan) indicate Parcel B is
designated as El Camino Real Mixed Use North, High Intensity and has an allowed base density
of 80 du/ac with up to 110 du/ac with a TDM or quality design bonus. In addition to requesting
bonus density based on TDM and quality design bonuses for the reasons stated above, the
Applicant requests application of the SDBL to Parcel B to bring its allo wed density under the
General and Area Plans up to 149 du/ac (110 x 1.35 (assuming a 35% bonus)). The project will
make 20% (or 158) of the 7872 residential units affordable to low income households, thereby
qualifying for a 35% density bonus. (Government Code §65915(f)(1))
With the above noted density of 138 du/ac for the proposed project on Parcel B, it is consistent
with the allowable maximum density. Applicant is requesting to build less (i.e. with a 25%
bonus) than the 35% maximum allowable density under the SDBL. As noted above, all
proposed parcels, including Parcel B, conform with the more detailed, implementing Zoning
Code density.
Moreover, although it is not relevant to the SDBL, it is noted that Table D in the CEQA
Environmental Consistency Analysis shows that there is remaining overall capacity under the
ECR/C Area Plan, taking into consideration the projects approved in the ECR/C Area Plan area
since the certification of the ECR/C EIR. In addition to not exceeding the overall capacity in the
ECR/C Area Plan, there are also no other residential units going forward in the Plan Area aside
from the Project and the SummerHill project at 988 El Camino Real. As such, in considering
the remaining capacity under the Area Plan, the proposed project would have no new or more
significant impacts t han disclosed in the ECR/C EIRs. Again, this is not relevant under the
SDBL, but it is noted for the purpose of context.
Development Standard Waivers
Separate from requests for concessions/incentives, the SDBL allows a qualifying applicant to
request a waiver or reduction of development standards. Government Code Section 65915(e)
provides that no city shall “apply any development standard that will have the effect of
physically precluding the construction of a development meeting the [affordable housing] criteria
…. at the densities or with the concessions or incentives permitted by [the SDBL].”3
. . and maximum provisions for pedestrian and bicycle use; (b) “provision of off-site improvements,” or (c)
provision of green building measures over and above” code. The Project includes over 3 acres of open space
improvements for the public including construction of a new road and sidewalks, new bike and pedestrian paths
between Mission Road and El Camino, upgrades to existing bike and pedestrian trails, parks, a subsidized child care
center, public art, playgrounds, fitness stations, and a Market Hall and connected plazas. Furthermore, the project
will be an all-electric development that reduces the carbon footprint of the building lower than current code requires.
2 This total does not include the 13 flex commercial/residential units.
3 It is further noted that in the leading published SDBL case, Wollmer v. City of Berkeley, the court upheld the city of
Berkeley’s waiver of standards for height, number of stories and setbacks in order to accommodate certain project
amenities, namely an interior courtyard, a community plaza and 15 –foot ceilings in the commercial space and nine-
foot ceilings in the residential units. (2011) 193 Cal.App.4th 1329. The court upheld the waivers based on the fact
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The Applicant requests a development standard waiver from the floor area ratio (FAR) standard
in the General Plan and Area Plan, consistent with the density bonus requested above. The
General Plan and Area Plan set a maximum FAR of 3.0 for Parcel B (based on the El Camino
Real Mixed Use North, High Intensity designation). The proposed FAR for Parcel B is
approximately 3.3 4 or a 10% increase for the permitted FAR. If the Applicant were required to
comply with the FAR of 3.0, it would physically preclude construction of the project at the
density permitted by the SDBL. Further, adherence with this standard would result in the loss of
units in the proposed project .
The Applicant also requests a development standard waiver from rear yard setback requirements
set forth in SSF Code Section 20.270.004(D)(1-4) for Buildings Parcels B, C1 and C2 fronting
BART and Colma Creek. If the Applicant were required to comply with this rear yard setback
requirement, it would physically preclude the construction of the project at the density permitted
by the SDBL. Further, adherence with this standard would result in the loss of units in the
proposed project. Although it is not relevant to the SDBL, it is noted that the intent of the Code
section is to provide light and air and that intent is still achieved with the proposed design. The
rear yards face BART property with its tunnel directly below this property. Elsewhere, side and
rear yards of Buildings B and C1 face Colma Creek. There will not be a building built above the
BART tunnel nor atop the Colma Creek in the future given it would be infeasible, thereby
preserving the light and air for all of our residential units.
Concessions/Incentives
Density bonus law grants two concessions/incentives for the provision of 20% low income units.
(Govt. Code § 65915(d)(2)(B)) No concessions are requested at this time. The Applicant reserves
the right to identify, modify, and supplement its density bonus law requests as the application is refined.
Parking Reduction
The SDBL states that upon the request of the developer, no city shall require a vehicular parking
ratio that exceeds the parking ratios set forth in Government Code Section 65915(p). No
parking reductions under the SDBL are requested at this time.
that “[h]ad the City failed to grant the waiver and variances, such action would have had ‘the effect of physically
precluding the construction of a development’ meeting the criteria of the density bonus law.” (Id. at 1347)
4 This assumes a floor area of 246,308 sq.ft. (not including basement or parking garage)/ 73,985 sq.ft. site area.
DocuSign Envelope ID: B72F1926-8798-4F57-9F1F-9AB48600B84E
The Applicant looks forward to working closely with the SSF Planning Department and Planning
Commission regarding the Project and again reserves the right to identify, modify, and
supplement its density bonus law requests as the application is refined.
Regards,
Brian Baker
Vice President of Development
CC: South San Francisco Economic & Community Development Department
DocuSign Envelope ID: B72F1926-8798-4F57-9F1F-9AB48600B84E
September 26, 2019
Planning Commission
City of South San Francisco
315 Maple Street
South San Francisco, CA 94083
Re: 1051 Mission Road – SSF PUC Site – Applicant’s Statement
Dear Chair Murphy and Members of the Planning Commission,
On behalf of AGI-KASA, we respectfully request the Planning Commission’s recommendation of approval
for the proposed Tentative Subdivision Map, Planning Application, Conditional Use Permit,
Environmental Compliance certification and Planning Commission Waiver for the South San Francisco
PUC Site Project (“Project”). The Project will redevelop ~6 acres of an ~6.6 acre parcel comprised of
vacant, unused and publicly inaccessible land near South San Francisco’s BART Station into a transit-
oriented mixed use apartment community of three separate buildings containing residential
apartments, on-site child care facilities, commercial space supportive of small local retail and production
tenants, on-site affordable housing, and nearly 3 acres of open space improvements accessible to the
public. Moreover, the Project will be consistent with the City’s El Camino/Chestnut Area Plan (“ECR/C
Area Plan”) and District Zoning while providing new homes and amenities for South San Francisco
(“SSF”).
Background
AGI-KASA was selected to be the developer of the Project by the SSF City Council in Q2 2018 following a
rigorous RFQ/RFP process that began in May 2017. When selected by the City Council as the developer
for the SSF PUC Site, a project design was not selected. Instead, we were tasked with working closely
with both the SSF City Staff as well as the local communities to try and design a Project that found a
healthy compromise between the needs of the City (as well as the State and County Oversight Board
that controls disposition of the SSF PUC Site) with the needs and concerns of residents and stakeholders
of SSF. During the RFP process and subsequent to being selected as the developer, we have worked
closely with both the SSF City Council and City Staff as well as members of the community to understand
the key needs and concerns of both the City and the community with regards to a new high density
transit oriented development at the SSF PUC Site.
Since the Fall of 2018 to present, we have engaged in extensive outreach efforts with the community in
order to understand how we could best tailor the Project in a way that provides as much benefits to the
community while mitigating the major concerns residents had with the density of the Project. Through
three hands-on workshops, interactive websites with online message boards and polls and numerous in
person meetings with various community groups and members, we believe the Project has found the
right balance for a transit-oriented project on the PUC Site. We have significantly redesigned our project
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Letter to South San Francisco Planning Commission
September 26, 2019
2
to reduce the impact of height and density to the neighboring communities and along Mission Road and
to improve the design and pedestrian experience along Mission Road.
Additionally, we have worked closely with the Design Review Board (“DRB”), Bike and Pedestrian
Advisory Committee (“BPAC”) and Housing Standing Committee to incorporate their feedback into our
designs. The resulting changes made to the Project in response to DRB, BPAC and Housing Committee
feedback have made the designs of the Project better for both our residents as well as the surrounding
public. We believe the Project is now ready for review and approval by your Commission.
ECR Zoning Additional Development Standards Inventive Program
The Project proposes developments with a combined density of 121 dwelling units per acre (800 units/
6.6 acres). As permitted by ECR/C Zoning District, the Project requests a Conditional Use Permit to
increase the allowable density from 120 DU/acre to up to 180 DU/acre, and the FAR of Parcel B from 2.0
to 3.0, per the ECR-C RH sub-district Sections 20.270.004(A)(1)-(2) and Section 20.390, to accommodate
the Project’s proposed density as necessary.1 The Project proposes the following components per the
District requirements:
1. Incorporation of Transportation Demand Management (TDM) Measures
The Project should qualify for the 30 DU/acre density bonus and 0.5 FAR bonuses provided by Section
20.270.004(A)(1) for “the incorporation of Transportation Demand Management (TDM) measures
specified in Chapter 20.400, or as deemed appropriate by the Chief Planner for residential projects.”
AGI-KASA has proposed a TDM Plan that achieves the metrics set forth in Section 20.400 as it reduces
peak hour driving trips and promotes travel by alternative forms of transportation in order to meet a
minimum alternative mode use of 28% or greater. This TDM Plan will be implemented by AGI-KASA and
managed by our onsite property management staff, including annual monitoring and reporting of
progress to the City of South San Francisco. The Project’s TDM intends to include:
100% unbundled parking, which is a key measure shown by a broad range of case studies to
reduce car trips generated by our Project. In conjunction with our proposed Parking
Management and Monitoring Plan and planned parking enforcement, we believe unbundling all
100% of our parking spaces will help reduce auto trips from our residents and we will be able to
ensure our residents who do need parking have ample supply of parking spaces within our
Project and do park in nearby neighborhoods.
Enhanced improvements to Centennial Trail, including creating additional paths of connection to
the trail for the public and residents of the Project.
Improved connections for pedestrian and bicyclists between Mission Road and El Camino Real
Potential expansion of City Shuttle routes as well as private company bus routes to encourage
residents of the Project to utilize these alternative commutes
1 With both 20.270.004(A)(1)-(2) and 20.390 applied to the project, density up to 180 DU/acre can be allowed at
this site, but the Project does not need that high of density given the density of 121 DU/acre for the entire site,
and with the Project proposed on Site B having the highest density of the 3 buildings with 138 DU/acre.
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Letter to South San Francisco Planning Commission
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3
Installation of Real-Time Transit Displays in all lobbies and additional multi-modal wayfinding
signage around the Project to encourage access and utilization of Centennial Trail and other
connections between Mission Road, El Camino, Centennial Trail and the SSF BART Station.
Introductory Clipper cards to new residents for use on BART, Caltrain, and SamTrans
Incorporation of Bike Share programs into project designs for both residents of the Project as
well as the greater community
800 (1:1 ratio) secure resident bicycle parking spaces (Class I) and bike fix-it stations in each
building
93 visitor bicycle parking spaces (Class II) near lobbies, along Oak Avenue and Centennial Trail.
Onsite fitness centers, lounges and co-working spaces with free wi-fi to promote telecommuting
Onsite daycare facilities to reduce commuting for childcare services
Electric vehicle parking stalls and charging stations, with additional capacity designed for
expansion of charging stations in the future
Welcome transit information packages for residents and employees
Online Transportation Coordinator and online web portals to facilitate carpooling
2. High Quality Designs, Massing Respectful to Nearby Community, Public Amenities Including
Outdoor Recreation and Non-Vehicular Commuting Promoted
Section 20.270.004(A)(2) of the Zoning Code provides for an additional 0.5 FAR and up to 30 DU/acre for
“(a) [p]rojects that include high quality, innovative design and product type, and maximum provisions
for pedestrian and bicycle use; (b) [p]rovision of off-site improvements [that] may include off-site
amenities and/or infrastructure (other than standard requirements and improvements) such as funding
for public safety facilities, libraries, senior centers, community meeting rooms, child care or recreation,
or new and enhanced public spaces, or (c) [p]rovision of green building measures over and above the
applicable green building compliance threshold required pursuant to Title 15 (“Building and
Construction”) of the South San Francisco Municipal Code.” We believe the Project proposed meets
subsections (a) and (b) and arguably subsection (c) as well and should qualify for the additional FAR and
density bonuses under Section 20.270.004(A)(2).
a. Architecture and Massing and Bike and Pedestrian Supportive Designs
As the high density housing site for the ECR/C Area Plan, an area that SSF envisions as a future central
core to its growing city, the architectural design intent of the Project is to create three distinct and yet
related buildings that both reflect South San Francisco’s industrial and rural past while also responding
to South San Francisco’s future and aspirations. Architecturally, the buildings utilize a mix of
articulations and materials that reference South San Francisco’s past and create welcoming and warm
street level experiences, while also taking contemporary approaches with skin materials, particularly as
the Project moves further from the residential neighborhood and closer to the future Civic Campus
building. Additionally, all three buildings’ massings have been sculpted to cap maximum heights so that
the Project’s rooflines are lower than the nearby Kaiser Hospital. Furthermore, the Buildings’ Mission
Street pedestrian experience masks the Buildings’ heights by utilizing multiple levels of setbacks along
Mission Road, installing landscaped paseos between buildings for public access, utilizing tall species of
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4
native trees to add to natural screening, and locating the highest floors further off Mission Road. All of
these massing strategies have been made as a part of our sensitivity and effort to minimize impacts to
current residents’ views and to avoid creating large wall-like structures along Mission Road and to
encourage public interaction with and traversing through the Project. Through several community
workshops and incorporating the feedback received, we believe we have achieved a balanced project
that respects the past and present and that also looks towards the future.
The two northernmost buildings (Buildings C1 and C2) are located on Mission Road and are closer to
existing residential neighborhoods. Building C2 is the furthest north and closest to the Sunshine
Gardens residential neighborhood. As such, in order to more gradually grow from the existing 2-3 story
structures nearby, we have designed C2 with the smallest footprint, shortest height (7 stories max as
opposed to 8 stories likes C1 and B) and with the largest setbacks along Mission Road and along the
adjacent neighboring condominium building to the North (C2 is 3 stories along the northern lot line
shared with the existing 3 story condo building). Both C1 and C2 meet Mission Road with three story
expressions of townhomes with residential stoops and landscape strips and with brick/stone facades at
grade and open space landscaped decks above the third floor. The brick materials and stoops help
create a warmer and lived-in feel and scale as the Buildings interface with the public realm. After a 10-
12’ setback above the third floor, the buildings rise up to the fifth or sixth floor and incorporate
additional skin materials such as corrugated metal, corten steel, plaster and other materials that further
reference South San Francisco’s industrial past while the buildings take on more contemporary shapes
and articulations. Finally, even deeper setbacks (~35’ deep) along Mission Road occur above the fifth or
sixth floors in a manner that moves the highest stories away from Mission Road such that pedestrians
walking along the Project on Mission Road will rarely see above the fifth floor. Similar skin materials for
these upper floors are utilized; however, they are differentiated in order to give the impression that
these upper floors are separate geometric expressions, which is a more modern technique to massing a
building with multiple setbacks and planes. The westward facing portions, following detailed feedback
from the Design Review Board, now incorporate many of the same skin details and massing expressions
as the Mission Road facing facades.
The southern building (Building B), which is adjacent to the Civic Campus and is separated from Mission
road by the Colma Creek canal, utilizes fewer setbacks and incorporates a more contemporary glass and
metal exterior, with colors and expressions to complement the current proposed glass and metal
designs for the Civic Campus development. On the ground floor of Building B, where the Colma Creek
will meet the Oak Avenue extension to be built as a part of the Project, a new public plaza adjacent to a
Market Hall commercial space will become a focal point of the Project and as a new destination – in
conjunction with the Civic Campus – for the public. Small setbacks above the Market Hall plaza at the 6th
and 7th floors, along with decorative metal paneling and balconies above the Market Hall will both
reference the Civic Campus building while also creating a dynamic facade above the Market Hall. Finally,
north of the Market Hall Plaza, and prominently facing Mission Road, the elevator core presents an
opportunity for a multi-story mural or other artwork to be installed on Building B for the public to enjoy.
All three buildings are utilizing garages that are interior to the structures and predominantly invisible to
the public. Buildings C1 and C2 have residential and other active uses completely wrapping around the
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Letter to South San Francisco Planning Commission
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5
parking structure so that only C1’s driveway entrance is visible on Mission Road. All three buildings
utilize mechanized parking systems to maximize parking while minimizing garage footprints. Moreover,
Buildings C1 and B include below grade parking levels with mechanized parking in pits to minimize the
amount of above grade parking that requires wrapping or screening. Only Building B has a portion of its
garage at grade or on the second level that isn’t completely wrapped by active uses along the backside
of the building and along a portion of the Oak Avenue extension. Where this occurs, decorative
perforated metal panels that reference the Civic Campus proposed metal panels will be used to screen
the parking from view while allowing the required open-air circulation required for garages. As a result,
all three buildings will maximize active uses along Mission Road, Oak Avenue as well as the Centennial
Trail and Colma Creek frontages, including townhomes, flex spaces for residential or commercial use,
lobbies, childcare and the Market Hall.
Finally, as further discussed below, the Project maximizes provisions for pedestrian and bicycle use for
its residents. All 3 buildings provide 1 to 1 secured bike parking spaces per unit. All three buildings have
bike repair stations and workshops available for residents to use. All buildings include wayfinding
signage and up to date information on available public transit options and timing. With the SSF BART
station 0.5 miles to the north, and CalTrain a 10 minute bike ride to the east, these provisions help make
car free commuting an easy and viable option for our residents.
b. Public Improvements to Landscaping, Oak Avenue and Centennial Trail
Utilizing and upgrading the existing Centennial Trail and Colma Creek experiences has been a driving
inspiration for us since the RFQ was issued in 2017. Through SSF staff help with working with BART and
Kaiser, the Project will landscape and improve adjacent parcels controlled by BART, SSF and Kaiser, as
well as our SSF PUC Site, in order to create a network of trails and a variety of outdoor amenities for
both residents of the Project as well as the public.
Outdoor amenities that the Project will provide and that are open to the public include:
Two new paseos, one north of Building C2 and another between C1 and C2, that allow access
from Mission Road through the site to landscaped improvements along Colma Creek and the
Centennial Trail.
A play structure and area for kids behind Building C2.
A sculpture lawn with seating areas at the end of the main paseo between Buildings C1 and C2.
An outdoor workout station behind Building C2
Additional landscaped areas for congregation along Colma Creek behind Building B.
Improved lighting and landscaping along the Centennial Trail and Colma Creek.
Improved Centennial Trail connections through the site and into the Civic Campus Site.
An outdoor plaza adjacent to the Market Hall.
A grand stair and switchback ramp for pedestrian/bike/ADA connection from El Camino Real to
the Oak Avenue right-of-way along Building B.
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A shared plaza Oak Avenue right-of-way that can double as surface parking as well as an
extension of the Market Hall plaza for additional uses such as farmers markets, food truck
events, etc.
Public bike parking spaces throughout the site and bike share stations to be considered in
conjunction with SSF staff.
Conceptual designs for all of the above noted amenities are included in the revised entitlement package
of drawings provided to SSF staff on September 19, 2019. All of these outdoor amenities, many of which
are offsite, will be included as part of the Project, in addition to the approximately $9.5 million in Park
and Recreation fees that the Project will generate for the City.
c. Additional Public Project Benefits
Along with the Additional Development Standards outlined above, the Project will also provide the
following benefits to South San Francisco:
Childcare Facility: ~8,300sf childcare facility on the ground floor of Building C1 that can
accommodate 75-100 children. This facility will be open to the public and our operating partner
intends to apply for grants to allow 25% or more of the tuitions to be subsidized. We have
further agreed to backstop up to 10% of these subsidized tuitions should our childcare partner
fall short of receiving State or local funds sufficient to subsidize 25% of tuitions.
New Apartment Homes: 800 new homes that are walkable to BART, trails, neighborhood
services and other public transit.
20% of Homes Affordable to Low and Very Low Income Residents: Building C2 will be the
location of ~158 new affordable homes that will seek to incorporate a SSF live-work preference
where legally possible. Moreover, over 50% of these units will be 2-BR or 3-BR units,
accommodating more families.
All Electric Building: Though not yet required by building code, cities and states have begun to
consider requiring all new buildings eliminate natural gas infrastructures.2 Because we believe
eliminating gas from our buildings is critical to developing a building that is better for reducing
our carbon footprint, rather than wait for codes to change we have gone forward and design the
Project to be 100% electric. Additionally, our building will include car charging stations and the
infrastructure for future installation additional car charging stations and solar panels for when
the market further supports these installations.
New Oak Avenue: A vehicular connection with intersection upgrades at Mission Road and Oak
Avenue extending Oak Avenue over Colma Creek and into Antoinette Lane will be constructed
as part of the Project. Additionally, the right of way of a potential further future vehicular
extension of Oak Avenue to El Camino will be feasible. Before this second phase occurs, the
Project will include an at grade shared plaza along this right-of-way that provides additional
2 On July 17, 2019, Berkeley, CA became the first city in the nation to pass a law requiring all new buildings to be
built all-electric starting in January 1, 2020.
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parking to the Civic Campus and creates a bike and pedestrian pathway between Mission Road
and El Camino Real.
Market Hall: ~13,000 sf of new commercial space that will target smaller local businesses
seeking retail and production space, with a goal of creating a Market Hall type of atmosphere
and activation.
Mission Road Sidewalk/Landscaping installation: New sidewalks on Mission Road will include
landscaping, streetlights, and create new pedestrian paths along the PUC Site where none
currently exist.
Undergrounding of Overhead Utility Lines
~$12 million Park and Recreation Fees
~$3 million in School Impact Fees
~$460,000 in Public Safety Impact Fees
~$140,000 in Bicycle and Pedestrian Impact Fees
Initial Purchase Price of land benefitting the South San Francisco School District, the City of
South San Francisco, the San Mateo County, and other taxing entities.
Increased assessed property valuation by approximately $475 million, benefitting the South
San Francisco School District, the City of South San Francisco, the San Mateo County, and other
taxing entities.
Given the aforementioned project details, we believe our Project qualifies for the FAR and density
bonuses set forth in Section 20.270.004(A).
Conclusion
We look forward to working closely with the South San Francisco Planning Commission and we
respectfully request the Planning Commission recommend that the City Council approve our Project.
Regards,
Brian Baker
Vice President of Development
CC: South San Francisco Economic & Community Development Department
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