HomeMy WebLinkAboutReso 25-2005 RESOLUTION NO. 25-2005
CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA
A RESOLUTION APPROVING USE PERMIT 03-0027 AND
TRANSPORTATION DEMAND MANAGEMENT PLAN 03-0001 TO
ALLOW DEVELOPMENT OF AN 8.84 ACRE SITE FOR AN
OFFICE/RESEARCH AND DEVELOPMENT PROJECT ON THE
NORTH SIDE OF OYSTER POINT BOULEVARD IN THE P-I
PLANNED INDUSTRIAL ZONE DISTRICT
WHEREAS, the South San Francisco Planning Commission held a duly noticed public
hearing on February 17, 2005, to consider the Use Permit, Transportation Demand Management Plan
and Environmental Impact Report, including the Statement of Overriding Considerations, for the
315,444 square foot Research and Development project known as 333 Oyster Point; and
WHEREAS, after heating testimony and reviewing evidence received in the record, the
Planning Commission unanimously recommended approval of the Use Permit, Transportation
Demand Management Plan and Environmental Impact Report; and
WHEREAS, as required by the "Use Permit Procedure" (SSFMC Chapter 20.81), the
Planning Commission made the required findings in support of a Use Permit for a Research and
Technology Project consisting of 315,444 square feet of research (laboratory) and office space
arranged as a campus with shared open space connected by landscaped pedestrian walkways, public
art, and a six (6) level parking garage on a 8.84 acre site located on the North Side of Oyster Point
Boulevard opposite the Eccles Avenue intersection, and which includes requested exceptions for the
number of parking spaces; and
WHEREAS, the City Council of the City of South San Francisco, after certifying the
Environmental Impact Report and adopting a Statement of Overriding Considerations, makes the
following findings based on public testimony and the materials submitted to the City of South San
Francisco Planning Commission which include, but are not limited to: Use Permit Application and
plans, including site plans, floor plans, building and garage elevations and landscape plans dated
February 3, 2005, prepared by Chamorro Design Group; "Preliminary Transportation Demand
Management Program", dated October 22, 2004, prepared by Crane Transportation Group; 333
Oyster Point Environmental Impact Report (Draft EIR and Final EIR Response to Comments);
minutes of the July 2004 Design Review Board meetings; Planning Commission staff reports dated
October 21, 2004 and February 17, 2005; testimony received at the October 21,2004 and February
17, 2005 Planning Commission meetings; staff reports, including attachments thereto, and written
evidence submitted at the duly noticed public hearing of the City Council on March 9, 2005; and
testimony received at the duly notice public hearing of the City Council on March 9, 2005.
NOW THEREFORE BE IT RESOLVED that the City Council hereby finds as follows:
1. The subject site is physically suitable for the type and intensity of the land use being
proposed. The General Plan specifically contemplates the proposed type of project
and the suitability of the site for development was analyzed thoroughly in the
environmental document prepared for the project.
The project is consistent with the General Plan which designates the property for a
mix of Business and Technology Park. Office/R&D use is considered an appropriate
use under this designation. Additionally, the category provides for a floor area ratio
(FAR) of .50, with permissible increases to a maximum FAR of 1.0 based on
implementation of a Transportation Demand Management (TDM) program as
outlined in the City's TDM Ordinance. The proposed FAR of.82 requires that the
applicant prepare, implement and maintain a TDM Plan designed to achieve a 35%
shift to alternative modes of travel other than single occupant vehicles. Guiding
Policy 3.5-G-3 - Promote campus-style biotechnology, high-technology, and research
and development uses specifically supports development of the proposed project.
The proposed project is consistent with the East of 101 Area Plan which the General
Plan identifies as the guide for detailed implementation of General Plan policies.
Policy LU-16 supports development of campus settings and is consistent with the
Design Policies of the East of 101 Area Plan.
With the exception of parking, the proposed project meets or exceeds the minimum
standards and requirements of the City's Zoning Ordinance which designates the site
P-I Planned Industrial. The exception for the number of parking spaces is warranted
based on the following:
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The project is of a superior quality which offsets any potential adverse
impacts of the requested parking space reduction. The Design Review Board
and the Planning Commission found the proposal to be of very high quality
in terms of architecture, building materials, site design and provision of
landscaped pedestrian walkways and public art. The City Council, after
reviewing the project and materials submitted in support of the project, find
that the project will be of superior quality consistent with the City's vision
for the East of 101 Area.
The parking exception will serve to support and promote the TDM program
required of the project.
The project provides 88.5% of the required parking spaces and is required,
through the TDM program, to achieve an alternative mode use of 35% . The
site is not anticipated to result in a shortfall of on-site parking or create the
need for overflow parking off-site. The parking ratio is supported by studies
from the Institute of Transportation Engineers which identify an average need
of 2.79 parking spaces per 1,000 square feet of office space, and which
support a lower ratio for research and development use based on its lower
employment densities.
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The parking standards proposed will be adequate for the proposed uses
because of the offered alternative solutions for providing and managing
parking. The project is required to implement a Transportation Demand
Management Program on an on-going basis over the life of the project with a
required alternative mode shift of 35%. The aggressive TDM requirements
required of the project, the fact that similar reduced standards have been
accepted and/or successfully applied within several large campus
developments in the city, including the Gateway Specific Plan District, Bay
West Cove Specific Plan District, Britannia East Grand and the Genentech
Campus, and the studies from the Institute of Transportation Engineers (ITE)
all support a reduced parking standard.
The reduced parking rate reinforces the overall efforts of the City's General
Plan and the Transportation Demand Management Ordinance which
encourage reduced parking standards as an effective tool in encouraging use
of alternative modes of transportation other than single occupancy vehicles.
The number of parking spaces provided by the reduced standard will serve all
existing, proposed and potential uses as effectively and conveniently as
would the standard number of parking spaces required by Chapter 20.74. As
described above, there is ample evidence to support the proposed parking
reduction, and there is added concern that an overabundance of parking could
have a deleterious effect on the goals and objectives of the City's TDM
efforts since such would serve as a disincentive to use of alternative modes of
transportation.
5. Transportation Demand Management
The proposed TDM measures are feasible and appropriate for the project,
considering the proposed use or mix of uses and the project's location, size
and hours of operation. Sufficient measures have been included in the plan to
achieve a projected 35% alternative mode usage, as required.
The performance guarantees provided in the plan will ensure that the target
35% alternative mode use will be achieved and maintained. Conditions of
approval have been included to require that the Final TDM Plan, which must
be submitted for review and approval prior to issuance of a building permit,
shall outline the required process for on-going monitoring including annual
surveys and triennial reports. Additionally, the applicant shall be required to
reimburse the City for program costs associated with monitoring and
enforcing the TDM program.
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An Environmental Impact Report has been prepared for the project in accordance
with the provisions of CEQA. Mitigation measures have been incorporated into the
project which will reduce all but two identified impacts to a less than significant
level. The City Council adopted the required findings of Section 15091 of the State
CEQA Guidelines for three of the Project's significant environmental effects, which
effects cannot be reduced to an acceptable level, with regard to transportation
impacts.
The proposal will not be adverse to the public health, safety, or general welfare of the
community, nor unreasonably detrimental to surrounding properties or
improvements.
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Subject to minor modifications, included as conditions of approval, the proposal
complies with the City's Design Guidelines.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of
South San Francisco hereby approves Use Permit 03-0027 and Transportation Demand Management
Plan 03-0001 subject to the Conditions of Approval attached hereto as Exhibit A.
BE IT FURTHER RESOLVED that the resolution shall become effective immediately upon
its passage and adoption.
I hereby certify that the foregoing Resolution was regularly introduced and adopted by the
City Council of the City of South San Francisco at a regular meeting held on the 9th days of March
2005 by the following vote:
AYES:
NOES:
Councilmembers Richard A. Garbarino, Pedro Gonzalez, and Kary1 Matsumoto,
and Mayor Pro Tem Joseph A. Femekes and Mayor RaYmond L. Green
None.
ABSTAIN: None.
ABSENT: None.
ATTEST:
ity Clerk
S:\Current Reso's\3-9-05use.permit.res. DOC
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EXHIBIT A to Reso 25-2005
CONDITIONS OF APPROVAL
BOP II P03-0138
(As recommended by the Planning Commission on February 17, 2005)
Planning Division requirements shall be as follow:
The project shall be constructed substantially as indicated on the attached Britannia Oyster
Point II development plans dated February 3, 2005, prepared by Chamorro Design Group,
except as otherwise modified by the following conditions:
The applicant shall comply with all applicable mitigation measures identified in the 333
Oyster Point Boulevard Office/R&D Project EIR. - Prior to issuance of a building permit
the applicant shall prepare a checklist outlining mitigation measures and status of
implementation.
Child care - In accordance with South San Francisco Municipal Code Chapter 20.115, prior
to issuance of a building permit the applicant shall pay a childcare fee estimated to be
$69,362.00 based on the following calculation [315,444 sfx $0.50/sf. = $157,722.00, less
credit for existing sfwarehouse 188,000 sfx $0.47/sf= -$88,360 = $69,362.00].
Site development plans shall designate short term parking areas within the surface parking
lots to accommodate visitors.
Prior to issuance of a building permit, the applicant shall provide appropriate evidence to
ensure that buildings are designed so that the calculated hourly average noise levels during
the daytime does not exceed and Leq of 45dBA, and instantaneous maximum noise levels do
not exceed 60 dBA.
The applicant shall cooperate with the City in the development/implementation of a regional
shuttle service if such is considered by the City.
TDM
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In accordance with South San Francisco Municipal Code Section 20.120.070, prior to
issuance of a building permit the applicant shall submit a Final TDM Plan for review
and approval by the Chief Planner. The Final TDM Plan shall substantially reflect the
Preliminary TDM plan prepared by Crane Transportation. The Plan shall be designed
to achieve a minimum 35% alternative mode use over the life of the project.
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The Final TDM Plan shall outline the required process for on-going monitoring
including annual surveys and triennual reports as outlined in the Development
Agreement, and as specified below:
1)
Transportation Demand Management: Owner shall prepare an annual
Transportation Demand Management (TDM) report, and submit same to City, to
document the effectiveness of the TDM plan in achieving the goal of 35%
alternative mode usage by employees within the Project. The TDM report will be
prepared by an independent consultant, retained by City with the approval of
Conditions Of Approval
BOP II P03-0138
March 9, 2005
Page 2 of 14
Owner (which approval shall not be unreasonably withheld or delayed) and paid for
by Owner, which consultant will work in concert with Owner's TDM coordinator.
The TDM report will include a determination of historical employee commute
methods, which information shall be obtained by survey of all employees working
in the buildings on the Property. All non-responses to the employee commute
survey will be counted as a drive alone trip.
a)
TDM Reports: The initial TDM report for each building on the Property will
be submitted two (2) years after the granting of a certificate of occupancy with
respect to the building, and this requirement will apply to all buildings on the
Property except the parking structure. The second and all later reports with
respect to each building shall be included in an annual comprehensive TDM
report submitted to City covering all of the buildings on the Property which are
submitting their second or later TDM reports.
b)
Report Requirements: The goal of the TDM program is to encourage
alternative mode usage, as defined in Chapter 20.120 of the South San
Francisco Municipal Code. The initial TDM report shall either: (1) state that
the applicable property has achieved 35% alternative mode usage, 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,
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.
c)
Penalty for Non-Compliance: If after the initial TDM report, subsequent
annual reports indicate that, in spite of the changes in the TDM plan, the 35%
alternative mode usage is still not being achieved, or if Owner fails to submit
such a TDM report at the times described above, City may assess Owner a
penalty in the amount of Fifteen Thousand Dollars ($15,000.00) per year for
each percentage point below the minimum 35% alternative mode usage goal.
(1)
In determining whether a financial penalty is appropriate, City may
consider whether Owner has made a good faith effort to meet the TDM
goals.
(2)
If City determines that Owner has made a good faith effort to meet the
TDM goals but a penalty is still imposed, and such penalty is imposed
within the first three (3) years of the TDM plan (commencing with the
first year in which a penalty could be imposed), such penalty sums, in the
City's sole discretion, may be used by Owner toward the implementation
of the TDM plan instead of being paid to City. If the penalty is used to
Conditions Of Approval
BOP II P03-0138
March 9, 2005
Page 3 of 14
implement the TDM Plan, an Implementation Plan shall be reviewed and
approved by the City prior to expending any penalty funds.
(3)
Notwithstanding the foregoing, the amount of any penalty shall bear the
same relationship to the maximum penalty as the completed construction
to which the penalty applies bears to the maximum amount of square feet
of Research and Development use permitted to be constructed on the
Property. For example, if there is 200,000 square feet of completed
construction on the Property included within the TDM report with respect
to which the penalty is imposed, the penalty would be determined by
multiplying Fifteen Thousand Dollars ($15,000.00) times a fraction, the
numerator of which is 200,000 square feet and the denominator of which
is the maximum amount of square feet of construction permitted on the
Property, subtracting the square footage of the parking facilities; this
amount would then be multiplied by the number of percentage points
below the 35% alternative mode usage goal.
c. The applicant shall be required to reimburse the City for program costs associated with
monitoring and enforcing the TDM program.
8. No signs are included in the project approval.
9. All roof-mounted equipment shall be contained in screened enclosures, subject to the review
and approval of the City's Chief Planner.
10.
The applicant shall provide fence details (at the retaining wall) as well as retaining wall
finish details for review and approval by the Chief Planner prior to issuance of a building
permit.
11.
The applicant shall comply with all standard conditions as outlined in the "Standard
Conditions and Limitations for Commercial Industrial and Multi-Family Residential
Projects", dated Revised February 1999. Accordingly, minor changes or deviations from the
approved plans may be approved by the Chief Planner; significant changes shall require
approval of the Planning Commission.
(Planning Division contact: Susy Kalkin (650) 877-8535)
B. Engineering Division requirements shall be as follow:
1. STANDARD CONDITIONS
The developer shall comply with the applicable conditions of approval for commercial
Conditions Of Approval
BOP II P03-0138
March 9, 2005
Page 4 of 14
projects, as detailed in the Engineering Division's "Standard Conditions for Commercial and
Industrial Developments", contained in our "Standard Development Conditions" booklet,
dated January 1998. This booklet is available at no cost to the applicant from the
Engineering Division.
2. SPECIAL CONDITIONS
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In accordance with the Standard Conditions, new storm water pollution control devices
and filters shall be installed within the existing and new site drainage system of parking
areas to be improved, as required to prevent pollutants deposited on the impervious
surfaces within the site from entering the public storm drains. Plans for these facilities
shall be prepared by the applicant's consultant and submitted to the Engineering
Division and to the City's Environmental Compliance Coordinator, for review and
approval. Storm drain pipes, shall not connect to each other at a "blind" connection. All
storm drains shall begin and end at a manhole, catchbasin, inlet, or junction box. In
order to provide access for cleaning and maintenance.
b. Prior to the issuance of a Building Permit for the project, the applicant shall pay the
various East of 101 infrastructure impact fees detailed below
c. All driveways and aisles shall be a minimum of 25 feet in width.
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The applicant shall submit on-site pavement construction, pavement repair, striping,
signing and traffic control plans for all parking areas to be improved. All traffic
mitigations identified in the Environmental Impact Report prepared by Morehouse
Associates shall be designed and constructed by the developer at no cost to the city
prior to building occupancy.
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Upon completion of the building alterations and parking area improvements, the
applicant shall clean, repair or reconstruct, the existing sidewalk, curb, gutter and
driveway approaches along the project frontage as may be required by the City's
Construction Manager, to conform to current City public improvement safety and
drainage standards, prior to receiving a "final", or occupancy permit, for the building.
All new improvements to be constructed within the street right-of-way shall be
approved by the Engineering Division and installed to City standards. An Encroachment
Permit shall be obtained from the Engineering Division for all public improvement
work, prior to receiving a Building Permit. The cost of all work and repairs shall be
borne by the applicant.
g. The applicant shall pay for improvements to the wastewater collection facilities and
improvements to the capacity shortfall in existing wastewater collection facilities as
Conditions Of Approval
BOP II P03-0138
March 9, 2005
Page 5 of 14
identified in the Environmental Impact Report prepared by Morehouse Associates prior
to building occupancy.
3. OYSTER POINT OVERPASS CONTRIBUTION FEE
Prior to receiving a Building Permit for the proposed new office/R&D development, the
applicant shall pay the Oyster Point Overpass fee, as determined by the City Engineer, in
accordance with City Council Resolutions 102-96 and 152-96. The fee will be calculated
upon reviewing the information shown on the applicant's construction plans and the latest
Engineering News Record San Francisco Construction Cost Index at the time of payment.
The estimated fee for the subject 315,444 GSF office and biotech R&D development is
calculated below. (The number in the calculation, "8228.39", is the December 2004
Engineering News Record San Francisco construction cost index, which is revised each
month to reflect local inflation changes in the construction industry.)
Trip Calculation
315,444 gsfOffice/R&D use ~ 12.3 trips per 1000 gsf= 3,880 new vehicle trips
Less credit for existing trips:
188,000 sfwarehouse ~ 4.5 trips per 1000 gsf=
Total new trips
846 vehicle trips
3,034 vehicle trips
Contribution Calculation
3,034 trips X $154 X (8228.39/6552.16) -- $ 586,768
4. EAST OF 101 TRAFFIC IMPACT FEES
Prior to the issuance of a Building Permit for any building within the proposed project, the
applicant shall pay the East of 101 Traffic Impact fee, In accordance with the resolution
adopted by the City Council at their meeting of September 26, 2001, or as the fee may be
amended in the future.
Fee Calculation (as of July 2004)
315,444 gsf Office/R&D ~ $1.51 per each square foot
= $476,320
Credit for existing trips:
188,000 sf warehouse x 0.54 trip/1000 sf x $1,671/trip
Traffic Impact Fee
= $169,640
= $306,680
Conditions Of Approval
BOP II P03-0138
March 9, 2005
Page 6 of 14
(Please note that the traffic impact fee is proposed to be increased early next year. If the
applicant has not obtained a building permit and begun construction prior to the date on
which the fee is increased, the applicant will be required to pay the revised fee.)
5. SEWER SYSTEM CAPACITY STUDY AND IMPROVEMENT FEE
The City of South San Francisco has identified the need to investigate the condition and
capacity of the sewer system within the East of 101 area, downstream of the proposed
office/R&D development. The existing sewer collection system was originally designed
many years ago to accommodate warehouse and industrial use and is now proposed to
accommodate uses, such as offices and biotech facilities, with a much greater sewage flow.
These additional flows, plus groundwater infiltration into the existing sewers, due to ground
settlement and the age of the system, have resulted in pumping and collection capacity
constraints. A study and flow model is proposed to analyze the problem and recommend
solutions and improvements.
The applicant shall pay the East of 101 Sewer Facility Development Impact Fee, as adopted
by the City Council at their meeting of October 22, 2002. The adopted fee is $3.19 per
gallon of discharge per day. The applicant shall meet with the Director of Public Works to
determine the projected discharge from the project. The Director of Public Works will
determine the amount of capacity required in accordance with the criteria established in the
Resolution adopted by the City Council on October 22, 2002. The Carollo Study, which
forms the basis for the system upgrades, calculated Office/R&D uses to require a capacity of
400 gallons per day per 1000 square feet of development. Based upon this calculation, the
potential fee would be, if paid this year: 0.4 gallons per square foot (400 gpd/1000 sq. fi.) x
$3.19 per gallon x 315,444 sq. fi. = $ 402,507. No credit is given for warehouse use. The
sewer contribution shall be due and payable prior to receiving a building permit for each
phase of the development.
Total estimated fees:
Oyster Point Over Pass Fee
$ 586,768
East of 101 Traffic Impact Fee $ 306,680
East of 101 Sewer Improvement Fee $ 402,507
Total $1,295,955
[Engineering Division contact: Dennis Chuck, Senior Civil Engineer (650) 829-6652]
Conditions Of Approval
BOP II P03-0138
March 9, 2005
Page 7 of 14
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Police Department requirements shall be as follow:
Municipal Code Compliance
The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code,
"Minimum Building Security Standards" Ordinance revised May 1995. The Police
Department reserves the right to make additional security and safety conditions, if
necessary, upon receipt of detailed/revised building plans.
2. Building Security
a. Doors
1)
The jamb on all aluminum frame-swinging doors shall be so constructed or
protected to withstand 1600 lbs. of pressure in both a vertical distance of three (3)
inches and a horizontal distance of one (1) inch each side of the strike.
2) Glass doors shall be secured with a deadbolt lock1 with minimum throw of one (1)
inch. The outside ring should be free moving and case hardened.
3)
Employee/pedestrian doors shall be of solid core wood or hollow sheet metal with a
minimum thickness of 1-3/4 inches and shall be secured by a deadbolt lock~ with
minimum throw of one (1) inch. Locking hardware shall be installed so that both
deadbolt and deadlocking latch can be retracted by a single action of the inside
knob, handle, or turn piece.
4)
Outside hinges on all exterior doors shall be provided with non-removable pins
when pin-type hinges are used or shall be provided with hinge studs, to prevent
removal of the door.
1 The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action
of the inside door knob/lever/turnpiece.
A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a tumpiece may be used in "Group B"
occupancies as def'med by the Uniform Building Code. When used, there must be a readily visible durable sign on
or adjacent to the door stating "This door to remain unlocked during business hours", employing letters not less than
one inch high on a contrasting background. The locking device must be of type that will be readily distinguishable
as locked, and its use may be revoked by the Building Official for due cause.
Conditions Of Approval
BOP II P03-0138
March 9, 2005
Page 8 of 14
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5)
Doors with glass panels and doors with glass panels adjacent to the doorframe shall
be secured with burglary-resistant glazing2 or the equivalent, if double-cylinder
deadbolt locks are not installed.
6)
Doors with panic bars will have vertical rod panic hardware with top and bottom
latch bolts. No secondary locks should be installed on panic-equipped doors, and
no exterior surface-mounted hardware should be used. A 2" wide and 6" long steel
astragal shall be installed on the door exterior to protect the latch. No surface-
mounted exterior hardware need be used on panic-equipped doors.
7)
On pairs of doors, the active leaf shall be secured with the type of lock required for
single doors in this section. The inactive leaf shall be equipped with automatic
flush extension bolts protected by hardened material with a minimum throw of
three-fourths inch at head and foot and shall have no doorknob or surface-mounted
hardware. Multiple point locks, cylinder activated from the active leaf and
satisfying the requirements, may be used instead of flush bolts.
8) Any single or pair of doors requiring locking at the bottom or top rail shall have
locks with a minimum of one throw bolt at both the top and bottom rails.
Windows
1) Louvered windows shall not be used as they pose a significant security problem.
2)
Accessible rear and side windows not viewable from the street shall consist of rated
burglary resistant glazing or its equivalent. Such windows that are capable of being
opened shall be secured on the inside with a locking device capable of withstanding
a force of two hundred- (200) lbs. applied in any direction.
3) Secondary locking devices are recommended on all accessible windows that open.
c. Roof Openings
1) All glass skylights on the roof of any building shall be provided with:
a) Rated burglary-resistant glass or glass-like acrylic material,2
or:
b) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material
spaced no more than five inches apart under the skylight and securely fastened,
or2
25/16" security laminate, 1/4" polycarbonate, or approved security film treatment, minimum.
Conditions Of Approval
BOP II P03-0138
March 9, 2005
Page 9 of 14
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c) A steel grill of at least 1/8" material or two inch mesh under skylight and
securely fastened.
2) All hatchway openings on the roof of any building shall be secured as follows:
a) If the hatchway is of wooden material, it shall be covered on the outside with
at least 16 gauge sheet steel or its equivalent attached with screws.
b) The hatchway shall be secured from the inside with a slide bar or slide bolts.
The use of crossbar or padlock must be approved by the Fire Marshal.
c) Outside hinges on all hatchway openings shall be provided with non-
removable pins when using pin-type hinges.
3) All air duct or air vent openings exceeding 8" x 12" on the roof or exterior walls of
any building shall be secured by covering the same with either of the following:
a) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material,
spaced no more than five inches apart and securely fastened.
or:
b) A steel grill of at least 1/8" material or two inch mesh and securely fastened
and
c) If the barrier is on the outside, it shall be secured with galvanized rounded head
flush bolts of at least 3/8" diameter on the outside.
Lighting
1)
All exterior doors shall be provided with their own light source and shall be
adequately illuminated at all hours to make clearly visible the presence of any
person on or about the premises and provide adequate illumination for persons
exiting the building.
2) The premises, while closed for business after dark, must be sufficiently lighted by
use of interior night-lights.
3) Exterior door, perimeter, parking area, and canopy lights shall be controlled by
photocell and shall be left on during hours of darkness or diminished lighting.
e. Numbering of Buildings
Conditions Of Approval
BOP II P03-0138
March 9, 2005
Page 10 of 14
1)
The address number of every commercial building shall be illuminated during the
hours of darkness so that it shall be easily visible from the street. The numerals in
these numbers shall be no less than four to six inches in height and of a color
contrasting with the background.
2)
In addition, any business that affords vehicular access to the rear through any
driveway, alleyway, or parking lot shall also display the same numbers on the rear
of the building.
Alarms
1) The business shall be equipped with at least a central station silent intrusion alarm
system.
NOTE: To avoid delays in occupancy, alarm installation steps should be taken
well in advance of the final inspection.
g. Site Plan, Circulation and Parking Comments
1)
The current submittal appears to be adequate and acceptable in regards to the
location of parking spaces, circulation, and loading areas, with the following
concerns needing to be addressed:
2) Future submittals shall address the following issues:
All entrances to parking areas shall be posted with appropriate signs per
22658(a) CVC, to assist in removing vehicles at the property
owner's/manager's request.
b)
Handicapped parking spaces shall be clearly marked and properly sign posted
and conveniently located near the entrances of buildings they are intended to
serve.
c) Lighting requirements, as detailed in Section d, above, shall be met.
3)
The applicant shall explore the possibility of installing an emergency vehicle access
road that would interface with the Bay West Cove (BOP I) road system. Only
Police and Fire vehicles would use this access in the event of an emergency. This
access road would be secured with appropriate locks, Knox boxes and/or access
cards/codes, to be provided to Police and Fire for emergency access.
h. Misc. Security Measures
Conditions Of Approval
BOP II P03-0138
March 9, 2005
Page 11 of 14
1)
Commercial establishments having one hundred dollars or more in cash on the
premises after closing hours shall lock such money in an approved type money safe
with a minimum rating ofTL-15.
(Police Department contact person: Sgt. Alan Normandy, 877-8927)
D. Fire Prevention Division requirements shall be as follow:
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All buildings shall install fire sprinkler system per NFPA 13/SSFFD requirements under
separate fire plane check and permit for overhead and underground.
All buildings shall include fire sprinkler shutoff valves and a water-flow device for each
floor, and provide class III combination standpipe-sprinkler system conforming to NFPA 13.
Comply with SSF Municipal Code Section 15.24.130, "Requirements for buildings four or
more stories in height, but less than state-mandated high-rise buildings (seventy-five feet)".
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Projects of combustion detectors shall be provided in all mechanical equipment,
electrical, transformer, telephone equipment, elevator machine or similar rooms.
Detector(s) shall be located in the air conditioning system. Activation of any detector
shall initiate the fire alarm system and place into operation all equipment necessary to
prevent the recirculation of smoke.
b. A smoke control system meeting the requirements of Chapter 9 and Section 1005.3.3.7
of the Uniform Building Code shall be provided.
Co
A manual fire alarm system shall be provided that will alarm both audibly/visually
throughout the building if activated and also alert the Fire Department via an approved
monitoring station. The fire alarm system shall be provided with a public address
system and an outside remote annunciator.
d. Standby power shall be provided and must conform to Section 403.8 of the California
Building Code.
(Exception: S-4 and U occupancies.)
3 story RD building shall provide a manual fire alarm system that will alarm both
audibly/visually throughout the building if activated and also alert the Fire Department via
an approved monitoring station. The fire alarm system shall be provided with a public
address system and an outside remote annunciator.
5. Elevator shunt-trips shall not be provided.
Conditions Of Approval
BOP II P03-0138
March 9, 2005
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6. Elevator recall in open parking structure shall be activated by sprinkler water flow, not
smoke detection, in elevator lobby.
7. Provide 20-foot wide clear emergency vehicle access road around perimeter of campus.
Indicate as fire lane with no parking allowed. Road shall have all weather driving
capabilities and support the imposed load of 68,000 pounds.
8. Provide looped water main.
9. Provide fire flow in accordance with California Fire Code Appendix III-A.
10. Provide fire hydrants; location and number to be determined.
11. All buildings shall include premises identification in accordance with SSF Municipal Code
Section 15.24.100.
12. Road gradient shall not exceed maximum allowed by engineering department.
13. Provide Knox key box for each building with access keys to entry doors,
electrical/mechanical rooms, elevators, and others to be determined.
14. Fire department vehicle roof access appears to be obstructed with trees around perimeter of
Buildings A, B, and C. Prior to issuance of a building permit the applicant shall coordinate
landscape plan with the Fire Marshall.
15. Indicate locations of possible outdoor hazardous material storage.
16. No combustible materials allowed on site without an approved fire access road and water
supply.
17. Other requirements may be imposed based on project evolution.
(Contact: Bryan Niswonger, Acting Fire Marshal: 650 829-6645)
E. Water Quality Control Department requirements shall be as follow:
The following items must be included in the plans or are requirements of the Stormwater and/or
Pretreatment programs:
Conditions Of Approval
BOP II P03-0138
March 9, 2005
Page 13 of 14
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10.
11.
12.
13.
Submit a plan showing the location of all storm drains and sanitary sewer lines. This must
be approved prior to the issuance of a building permit.
The onsite catch basins are to be stenciled with the approved San Mateo Countywide
Stormwater Logo.
Stormwater pollution prevention devices are to be installed. A combination of landscape
based controls and manufactured controls are preferred. Existing catch basins are to be
retrofitted with catch basin inserts or equivalent. Specific plans must be submitted and
approved prior to the issuance of a building permit.
The applicant must submit a signed maintenance schedule for the stormwater pollution
prevention devices installed.
Roof condensate must be routed to sanitary sewer. This must be included in approved plans.
Trash handling area must be covered, enclosed, and must drain to sanitary sewer. This must be
included on plans and approved prior to the issuance of a building permit.
Truck bay of loading dock area must be covered and drain to the sanitary sewer. This must be
approved prior to the issuance of a building permit.
Fire sprinkler system test/drainage valve must be plumbed into the sanitary sewer system. This
must be included on the plans and approved prior to the issuance of a building permit.
A construction Storm Water Pollution Prevention Plan must be submitted and approved
prior to issuance of a building permit.
Plans that include the location of the concrete wash out area and location of the
entrance/outlet of tire wash during construction must be submitted and approved prior to the
issuance of the building permit
A grading and drainage plan that demonstrates adequate drainage on the property must be
submitted and approved prior to the issuance of a building permit.
An erosion and sediment control plan must be submitted and approved prior to issuance of a
building permit.
Applicant must install a separate process line for sample monitoring before mixing with
domestic waste in sanitary sewer. This must be shown on plans prior to the issuance of a
permit.
14. Install separate water meters for the building and landscape.
Conditions Of Approval
BOP II P03-0138
March 9, 2005
Page 14 of 14
15. Applicant must pay sewer connection fee at a later time based on anticipated flow, BOD and
TSS.
(Contact: Cassie Prudhel, Environmental Compliance Coordinator (650) 829-3840)