HomeMy WebLinkAboutPC e-packet 09-07-06
CITY OF SOUTH SAN FRANCISCO
REGULAR MEETING OF THE PLANNING COMMISSION
MUNICIPAL SERVICES BUILDING
33 ARROYO DRIVE
September 7,2006
7:30 PM
WELCOME
If this is the first time you have been to a Commission meeting, perhaps you'd like to know a little about
our procedure.
Under Oral Communications, at the beginning of the meeting, persons wishing to speak on any subject
not on the Agenda will have 3 minutes to discuss their item.
The Clerk will read the name and type of application to be heard in the order in which it appears on the
Agenda. A staff person will then explain the proposal. The first person allowed to speak will be the
applicant, followed by persons in favor of the application. Then persons who oppose the project or who
wish to ask questions will have their turn.
If you wish to speak, please fill out a card (which is available near the entrance door) and give it, as soon
as possible, to the Clerk at the front of the room. When it is your turn, she will announce your name for
the record.
The Commission has adopted a policy that applicants and their representatives have a maximum time
limit of 20 minutes to make a presentation on their project. Non-applicants may speak a maximum of 3
minutes on any case. Questions from Commissioners to applicants or non-applicants may be answered
by using additional time.
When the Commission is not in session, we'll be pleased to answer your questions if you will go to the
Planning Division, City Hall, 315 Maple Avenue or telephone (650) 877-8535 or bye-mail at web-
ecd@ssf.net.
William Zemke
Chairperson
Mary Giusti
Commissioner
Eugene Sim
Commissioner
Susy Kalkin, Acting Chief Planner
Secretary to the Planning Commission
Steve Carlson
Senior Planner
John Prouty
Commissioner
Judith Honan
Vice-Chairperson
William Romero
Commissioner
Marc C. Teglia
Commissioner
Allison Knapp
Consulting Planner
Michael Lappen
Senior Planner
Gerry Beaudin
Associate Planner
Chadrick Smalley
Associate Planner
Bertha Aguilar
Clerk
Please Turn Cellular Phones And Paaers Off.
Individuals with disabilities who require auxiliary aids or services to attend and participate in this
meeting should contact the ADA Coordinator at (650) 829-3800, five working days before the
meeting.
PLANNING COMMISSION AGENDA
MUNICIPAL SERVICES BUILDING
33 ARROYO DRIVE
September 7,2006
Time 7:30 P.M.
CALL TO ORDER / PLEDQE OF ALLEGIANCE
ROLL CALL / CHAIR COMMENTS
AGENDA REVIEW
ORAL COMMUNICATIONS
CONSENT CALENDAR
1. Approval of special meeting minutes of August 1, 2006
2. First Baptist Church of SSF/applicant
First Baptist Church of SSF/owner
600 Grand Avenue
P06-0022: UP06-0007, DR06-0019 & VAR06-0001
(Recommend continuance to the meeting of October 5, 2006.)
Use Permit, Design Review and Variance to allow relocation of a playground for a private school, including
a 4.5 foot tall fence and outdoor play structure, which encroaches into both the public right-of-way and the
minimum required 15 foot front setback on a site located at 600 Grand Avenue in the R-3-L Multi-Family
Residential Zone District in accordance with SSFMC Chapters 20.20, 20.73, 20.82 & 20.85.
3. Starbucks Coffee
Armanino, Rosemary/Owner
Starbucks (Zeden Jones)/Applicant
329 Grand Ave.
P05-0012: UP05-0003 & DR05-0010
Review of Use Permit to allow a 1,776 sq. ft. coffee shop with an approximately 192 square-foot
outdoor seating area in an existing building at 329 Grand Avenue in the Downtown Commercial (D-
C-L) Zoning District in accordance with SSFMC Chapters 20.26 & 20.81.
PUBLIC HEARING
4. Peet's Coffee & Tea/applicant
John L Ferrari/owner
102 Grand Ave
P06-0092: DR06-0075, UP06-0022 & SIGNS06-0025
Use Permit and Design Review to allow a 1,921 sq. ft. coffee shop in an existing building at 102 Grand
Avenue in the Downtown Commercial (D-C-L) Zoning District in accordance with SSFMC Chapters 20.26,
20.85 & 20.81
Planning Commission Agenda - Cont'd
September 7, 2006
Page 3 of 4
5. Use Permit - NCLEX
PS Business Parks/Owner
Elieen A. DeDios/Applicant
90 So. Spruce
P06-0096: UP06-0024
Use Permit to allow a Joint Use Parking agreement at 90 So. Spruce Avenue so that a nursing education
exam review center can use 15 spaces during off-peak hours (5pm to 9pm Monday through Friday) in
accordance with SSFMC Chapters 20.32,20.74, 20.74.080(b) in the P-I (Planned Industrial) Zoning District.
6. Comerica Bank
Hernandez, Jose J & Rita/Owner
Comerica/Applicant
401 Grand Ave
P05-0168: UP05-0030
Review of window box design and content associated with a new bank at 401 Grand Avenue in the
Downtown Commercial (D-C-L) Zone District in accordance with SSFMC Chapters 20.81 and 20.85
7. MANDALAY TERRACE - Terrabay Phase III
Mandalay Terrace (PHIII/ Bayshore Blvd)
Myers Development Co. LLC /Owner & Applicant
San Bruno Mountain - Bayshore Blvd
P06-0073: PP06-0002, SP06-0001, DR06-0060, ZA06-0001, DAA06-0001 & EIR04-0002
Precise Plan, Specific Plan, Design Review, Zoning Text Amendment amending Chapter 20.63 of the
SSFMC, Development Agreement Amendment and Final Environmental Impact Report with Addendum for
a re-entitlement of an existing 665,000 square feet office building to allow the office square footage to be
constructed in two towers and an increase in commercial uses. The project would consist of: 665,000
square foot office in two high rise towers (352,000 and 313,000 square feet), 25,000 square feet of
commercial space, a 100-child day care center and a 150 seat performing arts center shared with office
space.
ADMINISTRATIVE BUSINESS
8. AGS Linens expansion
Elisa Sandoval/Owner
Elisa Sandoval/Applicant
915 Linden Ave.
P04-0103: UP04-0029
Review of Use Permit to allow an existing linen supply service to expand into three adjacent tenant
spaces at 915 Linden Avenue in the C-1 Retail Commercial Zoning District in accordance with
SSFMC Chapters 20.22 and 20.81.
ITEMS FROM STAFF
ITEMS FROM COMMISSION
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Planning Commission Agenda - Cont'd
September 7, 2006
Page 4 of 4
ITEMS FROM THE PUBLIC
ADJOURNMENT
Susy Kal .
Acting S cretary to the Planning Commission
City of South San Francisco
NEXT MEETING: Regular Meeting September 21, 2006, Municipal Services Building, 33 Arroyo Drive,
South San Francisco, CA.
Staff Reports can now be accessed online at http://weblink.ssf.net
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Planning Commission
Staff Report
DATE:
September 7, 2006
TO:
Planning Commission
SUBJECT:
First Baptist Church of South San Francisco - Use Permit, Design
Review and Variance to allow relocation of a playground for a private
school, including a 4.5 foot tall fence and outdoor play structure which
encroaches into both the public right-of-way and the minimum required 15
foot front setback, on a site located at 600 Grand Avenue in the R-3-L
Multi-Family Residential Zone District in accordance with SSFMC
Chapters 20.20,20.73,20.82 & 20.85.
Owner: First Baptist Church of South San Francisco
Applicant: First Baptist Church of South San Francisco
Case Nos.: P06-0022, UP06-0007, V AR06-0001, DR06-0019
RECOMMENDATION:
That the Planning Commission continue the matter to the meeting of October 5, 2006.
BACKGROUND:
The applicant has requested a continuance to the October 5, 2006 meeting.
Planning Commission
Staff Report
DA TE: September 7, 2006
TO: Planning Commission
SUBJECT: Starbucks - One-year review of Use Permit to allow a 1,776 sq. ft. coffee shop with an
approximately 192 square-foot outdoor seating area in an existing building at 329
Grand Avenue in the Downtown Commercial (D-C-L) Zoning District in accordance
with SSFMC Chapters 20.26 & 20.81.
Owner:
Applicant:
Case No.
Rosemary Armanino
Zeden Jones
P05-0012: UP05-0003
RECOMMENDATION
It is recommended that the Planning Commission accept this report as meeting the requirement
of a 12-month review in accordance with Use Permit Condition of Approval C.1.h.2.
BACKGROUND / DISCUSSION
In March 2005 the Planning Commission approved a Use Permit to allow a Starbucks Coffee shop at
329 Grand A venue in the Downtown area, with hours of operation of 6 AM to 10 PM daily. The
Conditions of approval require a 6-, 12- and 18-month review to ensure compliance with conditions.
The business opened in August 2005. Since that time staff has received no complaints regarding
operations at the site. Therefore, staff recommends that the Planning Commission accept this report in
partial fulfillment of Condition of Approval C.l.h.2.
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Susy K III
Acting Chief Planner
ATTACHMENTS: Conditions of Approval
CONDITIONS OF APPROVAL
UP05-0003
(As approved by the Planning Commission on March 17,2005)
A. Planning Division requirements shall be as follow:
1. The applicant shall comply with the Planning Divisions standard Conditions and Limitations for
Commercial Industrial and Multi-Family Residential Projects.
2. The project shall be completed and operated substantially as indicated in the plans prepared by
Starbucks Coffee Company dated 12/3/04, except as otherwise modified by the conditions that follow.
3. Signs shall be limited to those depicted on the attached plans prepared by Sign Resources dated
1/7/05. No additional flags, banners, pennants, freestanding signs, etc. shall be permitted without
prior approval of an appropriate sign permit issued by the City.
4. The business management shall responsible for ensuring that the site and perimeter properties remain
free of litter generated by patrons of this business.
5. Hours of operation shall be limited to 6:00 AM to lOPM daily.
[Planning Division contact: Susy Kalkin, Principal Planner (650) 877-8535]
B. Engineering Division requirements shall be as follow:
1. The applicant shall comply with all of the applicable conditions in the Engineering Division's
"Standard Conditions for Commercial and Industrial Developments" booklet, dated January 1998.
This booklet is available from the Engineering Division, at no cost to the applicant.
2. The applicant shall redesign the parking area at the rear of the building to minimize the potential
conflicts due to vehicles backing on to the alley. The alley does not have sidewalks, revise proposed
accessible path of travel to prevent conflicts with vehicles in the travel way of the alley.
3. Provide grading, paving, striping and drainage plans for the rear parking area.
[Engineering Division contact: Dennis Chuck, Sr. Civil Engineer (650) 829-6652]
C. Police Departments requirements shall be as follow:
1. 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
Proposed Conditions of Approval
RE: Starbucks - P05-0012: UP05-0003
Date: March 17,2005
Page 2 of5
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 lockl 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 lockl 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 ofthe door.
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
I The locks shalI be so constructed that both the dead bolt and deadlocking latch can be retracted by a single action of the inside
door knob/lever/tumpiece.
A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a tumpiece may be used in "Group B" occupancies
as defined 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.
25/16" security laminate, 1/4" polycarbonate, or approved security film treatment, minimum.
Proposed Conditions of Approval
RE: Starbucks - P05-0012: UP05-0003
Date: March 17,2005
Page 3 of5
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.
b. 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:
i) Rated burglary-resistant glass or glass-like acrylic material.2
or:
ii) 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.
or:
iii) A steel g rill 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:
i) 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.
ii) 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.
iii) 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:
Proposed Conditions of Approval
RE: Starbucks - P05-0012: UP05-0003
Date: March 17, 2005
Page 4 of 5
i) Iron bars of at least 112" round or one by one-fourth inch flat steel material, spaced no
more than five inches apart and securely fastened.
or:
ii) A steel grill of at least 1/8" material or two inch mesh and securely fastened, and
iii) I f 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.
d. 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
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.
i) In addition, any business, which 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.
f. 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. Traffic, Parking, and Site Plan
I) Handicapped parking spaces shall be clearly marked and properly sign posted.
NOTE: For additional details, contact the Traffic Bureau at 829-3934.
Proposed Conditions of Approval
RE: Starbucks - P05-0012: UP05-0003
Date: March 17,2005
Page 5 of 5
h. Misc. Security Measures
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.
2) This Use Permit application shall be subject to 6, 12 and 18-month reviews by the Planning
Commission, upon start of business.
[Police Department contact: Sgt. E. Alan Normandy (650) 877-8927]
D. Water Quality Control Department requirements shall be as follow:
1. The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater
Logo.
2. A plan showing the location of all storm drains and sanitary sewers must be submitted.
3. Existing catch basins are to be retrofitted with catch basin inserts or equivalent. These devices must
be shown on the plans prior to the issuance of a permit.
4. The applicant must submit a signed maintenance schedule for the stormwater pollution prevention
devices installed.
5. Trash handling area must be shown on plans and must be covered, enclosed and must drain to sanitary
sewer. This must be shown on the plans prior to issuance of a permit.
6. Fire sprinkler system test/drainage valve must be plumbed into the sanitary sewer system. This must
be shown on the plans prior to issuance of a permit.
7. Applicant may be required to pay an additional connection fee. Please provide Environmental
Compliance Coordinator with the existing and proposed number of sewer fixture units. Contact
Cassie Prudhel at 650-829-3840.
8. Applicant will be required to obtain a wastewater retail food facility permit prior to the beginning of
operation. Please contact Craig Lustenberger at Water Quality Control (650) 829-3882 to set up an
inspection after completion of construction.
[Water Quality Control contact: Cassie Prudhel, (650) 829-3840]
Planning Commission
Staff Report
DATE:
September 7, 2006
TO:
Planning Commission
SUBJECT:
Peet's Coffee and Tea - Use Permit, Type "B" Sign Permit and Design
Review to allow a 1,921 sq. ft. coffee shop in an existing building at 102
Grand Avenue in the Downtown Commercial (D-C-L) Zoning District in
accordance with SSFMC Chapters 20.26, 20.85 & 20.81.
Owner:
Applicant:
Case Nos.:
Nick Bocci
Peet's Coffee and Tea
P06-0092, UP06-0022, DR06-0075, PE06-0003, SIGNS06-
0025
RECOMMENDATION:
It is recommended that the Planning Commission approve application P06-0092 for Use
Permit UP06-0022, Type "B" Sign Permit SIGNS06-0025 and Design Review DR-06-0075
based on the attached findings and subject to the attached Conditions of Approval.
BACKGROUNDIDISCUSSION:
Project/Site Description:
The subject property comprises the north frontage of Grand avenue from Airport Boulevard to
Cypress Avenue and is .18 acres in size. The entirety of the property is occupied by a multi-
tenant mixed-use building, constructed in 1891 in the Italianate Victorian style. Current tenants
include a taqueria, a sushi restaurant and a jewelry store on the first floor and single room
occupancy residents on the second floor. The tenant space addressed by the subject application
was previously a business machine retail sales and service concern.
The applicant proposes to establish a "Peet's Coffee and Tea"-branded coffee shop in the tenant
space at the comer of Grand A venue and Airport Boulevard. Proposed changes to the tenant
space include the addition of new windows, awnings and signs and replacement of siding.
Proposed interior modifications include a full reconstruction of the floor to comply with
accessibility requirements, and the addition of restrooms, counters and seating areas.
Additionally, as indicated in the attached correspondence, the property owners have agreed to
repaint the upper story of the building prior to occupancy of the proposed coffee shop.
Staff Report
To: Planning Commission
Subject: Peet's Coffee and Tea 102 Grand Ave.
September 7, 2006
Page 2 of 5
The store would offer prepared coffee and tea drinks as well as coffee beans and other home
brewing accoutrements. According to the applicant, retail sales of beans, mugs and accessories
account for 30% of sales at an average store, with the remaining 70% deriving from drink sales.
Proposed hours of operation are 6 am to 9 pm, with an average of 6 employees on-site.
General Plan
The project site is designated "Downtown Commercial" by the General Plan, and is located in
the "Downtown" planning sub-area. General Plan Implementing Policy 3 .1-G-2 seeks to
"Encourage development of Downtown as a pedestrian-friendly mixed-use activity center with
retail and visitor-oriented uses, businesses and personal services..." The applicant's proposal to
utilize this ground floor tenant space as a coffee shop conforms to this General Plan policy.
Redevelopment Plan
The subject property is located within the Downtown/Central Redevelopment Area. The project
is consistent with the objectives listed in the Redevelopment Plan, including Objective 1, which
seeks to "Expand the retail component of the Downtown.. . encouraging major outlets as a draw
to new shoppers" and Objective 7: "To emphasize and highlight the existing architectural style
and scale through rehabilitation and renovation of historic structures."
Zoning
Land Use
SSFMC Section 20.06.090 (a)(2) defines "Eating and Drinking Establishments - Limited
Service" as places where a limited menu of prepared food and drink is provided to customers
without table service, using disposable utensils and where customers typically stay less than one
hour. As proposed, the coffee shop substantially meets this definition. The project site is zoned
"D_C" Downtown Commercial, which allows limited service eating and drinking establishments
subject to a use permit [SSFMC 20.26.030 (c)].
Parking
The tenant space was most recently occupied by a business machine sales and service enterprise,
which required a total of 4 off street parking spaces (1 space per 500 square feet) in accordance
with the Zoning Ordinance parking standards (SSFMC Sec. 20.74). The proposed coffee shop
requires a total of 39 spaces (1 space per 50 square feet). The project site is located within the
Downtown Parking District, and SSFMC Section 20.74.080 (d) provides that developments
proposed within established parking districts may petition the Parking Place Commission for an
exception to the off-street parking requirements. At its meeting of September 22, 2006, the
Staff Report
To: Planning Commission
Subject: Peet's Coffee and Tea 102 Grand Ave.
September 7, 2006
Page 3 of 5
Parking Place Commission granted the applicant an exception for 35 spaces (39 proposed use - 4
existing use = 35 required), thereby fulfilling the off-street parking requirement for the proposed
coffee shop. The Commission added a condition that requires a review of the use six months
after occupancy, to review the project's impact on the street parking in the area to determine
whether additional signage (regarding location of parking lots, fines for double parking, or both)
is warranted.
Signs
The applicant's proposal includes the installation of two wall signs, two interior signs and one
awning sign. The total sign area proposed is 71.3 square feet. According to SSFMC Sec.
20.76.120 (b), the maximum permissible sign area for this tenant space is 167 square feet (2
square feet for every linear foot of lot frontage). A Type "B" Sign Permit is required for sign
proposals less than 1 00 square feet in size. The Design Review Board reviewed the applicant's
signage designs at their meeting of August 15, 2006 and was generally very pleased with the sign
program as proposed.
Design Review Board
The Design Review Board, at its meetings of July 25, 2006 and August 15,2006, reviewed the
proposed modifications to the tenant space.
The Board was generally pleased with the proposed fal(ade improvements and sign program, and
offered the following comment during the August 15 meeting:
1. Add horizontal siding to the first story of the building (to match with the existing
horizontal siding on the second floor) and carry it down to the bottom of the window
(keep the stucco band along the bottom).
The minutes of the Design Review Board are attached to this staff report.
The applicant has incorporated these changes into the plans, also attached.
Environmental Review
The proposed project has been determined to be categorically exempt from environmental review
under the provisions of CEQA (Class 1, Section 15301: Minor alteration to existing facilities).
Staff Report
To: Planning Commission
Subject: Peet's Coffee and Tea 102 Grand Ave.
September 7, 2006
Page 4 of 5
CONCLUSION/RECOMMENDA TION:
The proposed establishment of the coffee shop is consistent with the City's General Plan and
Zoning Ordinance, both of which encourage the location of active ground-floor retail and eating
and drinking uses Downtown. Consequently, staff recommends that the Planning Commission
approve Use Permit UP06-0022, Design Review DR06-0075; and Sign Permit SIGNS06-0025,
based on the attached Findings and subject to the attached Conditions of Approval.
ATTACHMENT:
Draft Findings of Approval
Draft Conditions of Approval
Design Review Board
Minutes - July 24, 2006
Minutes - August 15,2006
Property Owner Correspondence
Site Photographs
Plans
DRAFT FINDINGS OF APPROVAL
USE PERMIT APPLICATION P06-0092
PEET'S COFFEE AND TEA
102 GRAND AVENUE
(As recommended by City Staff on September 7, 2006)
As required by the "Use Permit Procedures:' (SSFMC Chapter 20.81), the following findings are made in
approval of Use Permit Application UP06-0022 allowing the establishment ofa coffee shop in an existing
mixed-use multi-tenant building and design review of exterior changes and new signs, at 102 Grand
Avenue in the D-C Downtown Commercial District in accordance with SSFMC Sections 20.26, 20.81, and
20.85, based on public testimony and the materials submitted to the City of South San Francisco Planning
Commission which include, but are not limited to: Plans submitted in association with P06-0092; Design
Review Board meetings of July 25, 2006 and August 15,2006; Design Review Board meeting minutes of
July 25, 2006 and August 15,2006, Planning Commission Staff Report dated September 7, 2006; and
Planning Commission meeting of September 7, 2006:
1. The establishment of a coffee shop at 102 Grand Avenue will not be adverse to the public health,
safety, or general welfare of the community, nor detrimental to surrounding properties or
improvements. The Recommended Conditions of Approval ensure that the project conforms to the
City of South San Francisco Design Guidelines, and is compatible with the existing surrounding
development.
2. On August 22, 2006, the Parking Place Commission granted a 35 space parking exception for the
proposed coffee shop, as provided for in South San Francisco Municipal Code Section 20.74.080
(d).
3. The proposed coffee shop complies with the General Plan policies applicable to the "Downtown
Commercial" land use designation, including Guiding Policy 3.1-G-2, which encourages
development of the downtown area as a mixed use activity center including retail businesses.
4. The proposal complies with the Redevelopment Plan Objectives for the Downtown Central
Redevelopment Area, including objectives 1 and 7, which seek to "Expand the retail component of
the Downtown.. . encouraging major outlets as a draw to new shoppers" and "emphasize and
highlight the existing architectural style and scale through rehabilitation and renovation of historic
structures," respectively.
5. As conditioned, the project complies with the applicable standards and requirements of the D-C
Zone District, which permits "limited service" eating and drinking establishments subject to
approval of a conditional use permit. All applicable development standards shall be met or
exceeded.
6. The proposed project is categorically exempt under the provisions of CEQA (Class 1, Section
15301: Minor alteration of existing facilities).
RECOMMENDED CONDITIONS OF APPROVAL
USE PERMIT APPLICATION P06-0092
PEET'S COFFEE AND TEA
102 GRAND AVENUE
(As recommended by City Staff on September 7, 2006)
A. Planning Division requirements shall be as follows:
1. The applicant shall comply with the Planning Division's "Standard Conditions and Limitations for
Commercial Industrial and Multi-family Residential Projects" as revised February 1999.
2. The project shall be completed and operated substantially as indicated in the plans associated with
application P06-0092, prepared by The Charles Doerr Group and dated August 22, 2006, except as
otherwise modified herein.
3. Signs shall be limited to those depicted on the attached plans prepared by Neon Images, Inc. and
dated July 26, 2006. No additional flags, banners, pennants, freestanding signs, etc. shall be
permitted without prior approval of an appropriate sign permit issued by the City.
4. The business management shall ensure the site and perimeter properties remain free of litter
generated by patrons of this business.
5. Hours of operation shall be limited to 6:00 AM to 8 PM daily.
6. The applicant shall take all necessary measures to prevent noise, light, glare, or other objectionable
elements from adversely affecting the surrounding area beyond acceptable limits.
7. The use shall be subject to a 6-month review period, during which time the City will monitor the
use. If any problems are detected or complaints are received, the Planning Commission reserves
the right to modify the use permit as deemed necessary.
(Planning Division: Chadrick Smalley, Associate Planner, (650) 877-8353, Fax (650) 829-6639)
B. Engineering Division requirements shall be as follows:
I. STANDARD CONDITIONS
The developer shall comply with the applicable conditions of approval detailed in the Engineering
Division's "Standard Conditions for Commercial and Industrial Developments", contained in our
"Standard Development Conditions for Subdivisions and Private Developments" booklet, dated
January 1998. This booklet is available at no cost to the applicant from the Engineering Division.
2. SPECIAL CONDITIONS
Any encroachment (i.e. fabric awnings) in the City's right-of-way shall require a revocable
encroachment permit from the Engineering Division. The owner shall apply and pay all fees and
deposits for the revocable encroachment permit.
(Engineering Division: Sam Bautista, Senior Civil Engineer (650) 829-6652)
Recommended Conditions of Approval
September 7, 2006
Page 2 of6
C. Police Department requirements shall be as follows:
1. 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 lockl 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 lockl 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.
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-
I The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action of the hside
door knob/lever/tumpiece.
A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a tumpiece may be used in "Group B" occupancies
as defined by the Unifonn Building Code. When used, theremust 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 itsuse may be revoked by
the Building Official for due cause.
25/16" security laminate, 1/4" polycarbonate, or approved security film treatment, minimum.
Recommended Conditions of Approval
September 7, 2006
Page 3 of 6
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.
B. 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) Ibs. 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.
or:
c) A steel grill of at least 1/8" material or two inch mesh under sky light 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
Recommended Conditions of Approval
September 7, 2006
Page 4 of6
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.
D. 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
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, which 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.
3. The exterior sign must include the site address. Both corporate and address signage
must illuminated to facilitate ready identification by motorists and passersby.
F. 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. Traffic, Parking, and Site Plan
Recommended Conditions of Approval
September 7, 2006
Page 5 of6
1. Handicapped parking spaces shall be clearly marked and properly sign posted.
NOTE: For additional details, contact the Traffic Bureau Sergeant at (650) 829-
3934.
H. Misc. Security Measures
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: Sergeant E. Alan Normandy (650) 877-8927)
D. Water Quality Control Department Requirements shall be as follows
1. Trash handling area must be shown on plans and must be covered, enclosed and must drain to
sanitary sewer. This must be shown on the plans prior to issuance of a permit. Show connection
of trash enclosure drain to sanitary sewer.
2. Applicant must install a grease removal device.
3. Applicant may be required to pay an additional connection fee. Please provide Environmental
Compliance Coordinator with the existing and proposed number of sewer fixture units or
estimated water use. Contact Cassie Prudhel at 650-829-3840.
4. Applicant will be required to obtain a wastewater retail food facility permit prior to the beginning
of operation. Please contact Craig Lustenberger at Water Quality Control (650) 829-3882 to set
up an inspection after completion of construction.
(Water Quality Control Department: Cassie Prudhel, Technical Services Supervisor (650) 829-3840)
5.
OWNER
APPLICANT
ADDRESS
PROJECT NUMBER
PROJECT NAME
DESCRIPTION
John L Ferrari
Pete's Coffee & Tea
102 Grand Ave
P06-0092, DR06-0075, UP06-0022 & PE06-0003
Use Permit - Peet's Coffee & Tea
(Case Planner: Chad Smalley)
Use Permit and Design Review to allow a 1,921 sq. ft. coffee
shop in an existing building at 102 Grand Avenue in the
Downtown Commercial (D-C-L) Zoning District in accordance
with SSFMC Chapters 20.26, 20.85 & 20.81.
39-space Parking Exception to allow a 1,921 sq. ft. coffee shop
at 102 Grand (20.74.080)
The Board had the following comments:
1. Add mullions to the new windows to improve proportionality (and vertical form)
to the existing second floor windows.
2. Introduce an arched top to the new windows to echo the shape of the existing
second floor windows.
3. Coordinate color palate with colors on the existing building; suggest using
base color from second floor as a trim color on proposed storefront.
4. Use several awnings over just the windows rather than one continuous
awning.
5. Submit a full sign program for Design Review.
6.
Submit revised plans to the DRB for review.
OWNER
APPLICANT
ADDRESS
PROJECT NUMBER
PROJECT NAME
DESCRIPTION
Santos Diego
Angel Um
1308 Crestwood Dr
P06-0091 & DR06-0074
Diego Residence - 2nd Story Addition
(Case Planner: Gerry Beaudin)
Design Review of a proposed 2nd story addition to an existing
single family dwelling in the Single Family Residential (R-1-E)
Zone District in accordance with SSFMC Chapters 20.16 & 20.85
The Board had the following comments:
1. Add a window to the second story above the garage on the left elevation.
2. Add a window to the second story bedroom on the rear elevation.
3. Add two trees, one in the front yard near the corner and one in the street side
yard in front of the bulkiest parts of the house.
5. OWNER: SLOUGH FORBES LLC
APPLICANT: Slough Estates USA, INC
ADDRESS: 494 Forbes Blvd
PROJECT NUMBER: P06-0025: UP06-0009 & DR06-0021
PROJECT NAME: 494 Forbes Office/R&D
(Case Planner: Gerry Beaudin)
DESCRIPTION: "Resubmittal" - Use Permit, Design Review and
prelimentary TDM plan to construct two new office/R&D
buildings (one 4 story and one 5 story) totalling 326,020 sf,
and a 3-level parking structure on a 7.48 site in the Planned
Industrial (P-I) Zone District in accordance with SSFMC
Chapters 20.32, 20.81, 20.85 & 20.120.
The Board had the following comments:
1. As agreed to prior to the meeting, please show GFRC to match building
on the service yard portions of the building.
2. Improve the design compatibility between the garage and the
buildings-perhaps the garage entry should match the building entry.
3. Add trellis and landscaping on the roof top of the garage structure.
6. OWNER: John L Ferrari
APPLICANT: Peet's Coffee & Tea
ADDRESS: 102 Grand Ave
PROJECT NUMBER: P06-0092: DR06-0075, PE06-0003 & UP06-0022;
SIGNS06-0025
PROJECT NAME: Use Permit - Peet's Coffee & Tea
(Case Planner: Chad Smalley)
DESCRIPTION: "Resubmittal"-Use Permit and Design Review to allow a
1,921 sq. ft. coffee shop in an existing building at 102
Grand Avenue in the Downtown Commercial (D-C- L)
Zoning District in accordance with SSFMC Chapters 20.26,
20.85 & 20.81.
The Board had the following comments:
1. Add horizontal siding to the first story of the building (to match with
the existing horizontal siding on the second floor) and carry it down to
the bottom of the window (keep the stucco band along the bottom).
rD
REALTOR@
RICHARD J. BOCCI REALTY
R E (' ~;:. ~ n 194 SCHOOL STREET, P. O. BOX 598
DALY CITY, CALIFORNIA 94017
(650) 756-6333
· Residential Sales
· Commercial Leasing
· Investment Property
· Property Management
Pl.,l\. N
t:@ ~:,' IJ1>"J .
,."...l:j.~ I
August 28, 2006
To Whom It May Concern:
In conjunction with Peet's Coffee going into the space at 102 Grand Ave., the owners of
the building have agreed to paint the upstairs exterior of the building. As of the date of
this letter, the owners are planning to use the same colors that are currently on the
building. However, they may consider a color scheme that would better tie in to the
space being leased by Peet's. In either case, the owners would be happy to discuss the
colors with the city prior to painting.
'7
C.----
ic las A. Bocci
Richard J. Bocci Realty
Aug 31 2006 4:33PM
RICHARD J BOCCI REALTY
6507566336
p.2
[H
REALTOR@
RICHARD J. BOCCI REALTY
194 SCHOOL STREET, P. O. BOX 598
DALY CITY. CALIFORNIA 94017
(6501 756-6333
· Residential Safes
· Commerciaf Lessing
· Invntment Property
· Property Management
August 31, 2006
To Whom It May Concern:
In regards to timeline of painting the upstairs exterior of the building located at 108
Grand Ave., the owners have agreed to bave it painted by the time Peet's Coffee (at 102
Grand Ave.) opens for business.
.,,/'
Thank y~//~.~:>
2~Ci.
Richard J. Bocci Realty
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Planning Commission
Staff Report
DATE:
September 7, 2006
TO:
Planning Commission
SUBJECT:
Use Permit - Facets of Nursing Excellence - Use Permit application to
allow a Joint Use Parking Agreement for 17 parking spaces for Facets of
Nursing Excellence (a nursing education center) located in Suite 0 at 90
South Spruce Avenue during off-peak hours (5pm to 9pm Monday through
Friday, and Saturday and Sunday by appointment) in accordance with
SSFMC Chapters 20.32, 20.74, 20.74.090(b) in P-I (Planned Industrial)
Zoning District.
Owner:
Applicant:
Case Nos.:
PS Business Park
Eileen A. DeDios
P06-0096: UP06-0024
RECOMMENDATION:
It is recommended that the Planning Commission approve the Joint Use Parking
Agreement (P06-0096 & UP06-0024) based on the attached Findings and subject to the
attached Conditions of Approval.
BACKGROUND & DISCUSSION:
The subject business park is located at the northwest comer of North Canal Street and South
Spruce Avenue. The applicant is proposing a nursing education center. The education center
prepares nurses for the exam that they must pass to practice in the State of California.
The proposed use is permitted within the P-I (Planned Industrial) zoning district - "Community
Education" is listed as a permitted use in section 20.32.010 of the South San Francisco Municipal
Code (SSFMC). However, a use permit is required to formalize a Joint Use Parking Agreement
per 20.74.090(b) of the SSFMC, because the education center cannot meet the parking
requirements during regular business hours. The parking allocation for individual units within
the business park results in five spaces being allocated to Suite O.
A Joint Use Parking Agreement allows the Planning Commission to approve an additional
parking allocation for a business that would generate parking demand when other uses are closed.
The required number of parking spaces for a Technical Training School within a Community
Education use would be one parking space for each employee plus one for every hundred gross
Staff Report
To: Planning Commission
Subject: Facets of Nursing Excellence
September 7, 2006
Page 2 of 5
square feet of floor area (SSFMC 20.74.050(a)). The applicant will be the only instructor and the
business will occupy Suite 0, which is 1,620 square feet. This results in a parking demand of 17
spaces. Because the business park cannot provide 17 spaces for this business during regular
business hours, the applicant has indicated that the business would operate between the hours of
5 PM and 9 PM Monday through Friday and Saturdays and Sundays by appointment only.
Typical uses within the park maintain standard 8am to 5pm work hours. Further, no other Joint
Use Parking Agreements have been approved for this site so there should be no parking conflict
should the Planning Commission approve this application.
CEQA
The proposed development has been determined to be categorically exempt under the provisions
ofCEQA. (Class 1, Section 15301(a): Interior or exterior alterations involving such things as
interior partitions, plumbing, and electrical conveyances.)
CONCLUSION:
The applicant has agreed to operate the education facility during non-peak hours, which should
create no adverse parking situation within the business park at 90 South Spruce or on
surrounding public streets. Therefore, staff recommends that the Planning Commission approve
application P06-0096 and UP06-0024 based on the attached draft Findings and subject to the
attached draft Conditions of Approval.
IrffL
Gerry Beaudin, Associate Planner
TMS/ghb
Attachments:
Draft Findings of Approval
Draft Conditions of Approval
Plans
DRAFT FINDINGS OF APPROVAL
P06-0096
FACETS OF NURSING EXCELLENCE
90 SOUTH SPRUCE AVENUE
(As recommended by City Staff September 7, 2006)
As required by the "Use Permit Procedures" (SSFMC Chapter 20.81) the following findings are
made in support of allowing a Joint Use Parking Agreement at 90 South Spruce Avenue, in P-I
Planned Industrial District in accordance with SSFMC Chapters 20.32, 20.74, 20.74.090(b)
based on public testimony and the materials submitted to the City of South San Francisco
Planning Commission which include, but are not limited to the Site Plan, dated July 27, 2006 and
the Planning Commission staff report, dated September 7, 2006; and Planning Commission
meeting of September 7, 2006:
1. The Joint Use parking agreement for a nursing education/training facility in Suite 0
of the business park at 90 South Spruce A venue will not be adverse to the public
health, safety or general welfare of the community, nor detrimental to surrounding
properties or improvements. The Joint Use parking agreement will allow the nursing
education facility - an education service which is currently not offered in the City - to
operate in South San Francisco.
2. The proposed project complies with the General Plan Land Use Element designation
of "Business Commercial/Office". The community education facility is consistent
with the General Plan, with an approved Joint Use parking agreement.
3. The proposed project complies with the standards and requirements of the P-I Zone
District with the exception of parking, which is addressed by the Joint Use parking
agreement under review by the Planning Commission.
*
*
DRAFT CONDITIONS OF APPROVAL
P06-0096
FACETS OF NURSING EXCELLENCE
90 SOUTH SPRUCE AVENUE
(As recommended by City Staff September 7, 2006)
A. Planning Division requirements shall be as follows:
1. The applicant shall comply with the Planning Division's standard Conditions and
Limitations for Commercial Industrial and Multi-family Residential Projects.
2. The project shall be completed and operated substantially as indicated in the plans
prepared by Inter-Pacific Outsourced Dimensions SVCS, dated July 27, 2006.
3. The hours of business operation shall be limited to 5 PM to 9 PM Monday through
Friday, and 9 AM to 9 PM Saturday and Sunday.
4. The maximum number of students and instructors permitted at anyone time at this
location shall be limited to a total of 17.
Planning Division contact Gerry Beaudin, Associate Planner, (650) 877-8353
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Planning Commission
Staff Report
DATE:
September 7, 2006
TO:
Planning Commission
SUBJECT:
Comerica Bank - Review of window box design and content associated with
a new bank at 401 Grand Avenue in the Downtown Commercial (D-C- L)
Zone District in accordance with SSFMC Chapters 20.81 and 20.85.
Case Nos.:
Rita Hernandez
Comerica Bank - Lynn Beteag
Pollack Architecture - Todd Levine
P05-0168: UP05-0030
Owner:
Applicants:
RECOMMENDATION:
It is recommended that the Planning Commission approve the window box design as proposed
and select a preferred option for the window content associated with application P05-0168 for
Use Permit UP05-0031 subject to the attached supplemental Conditions of Approval.
BACKGROUND:
Comerica Bank, a full service financial services company, applied to occupy 2,400 square feet of
space within the multi-tenant building 401 Grand Avenue. On April 6th, 2006 the Planning
Commission approved the application, but as a condition of approval the Commission requested
modifications to the depth of the window display areas along the Maple Avenue frontage, as well as
additional information about the content ofthe window displays. This submittal package addresses
those requests.
DISCUSSION:
The applicant has addressed both the depth of the window box design and the display content with
the plans dated August 3, 2006.
Window Boxes
At the April 6th Planning Commission meeting, the Commission suggested that a window display
box with more depth would be more appropriate for the Maple Avenue windows. At that meeting,
the applicant had proposed a window design that included a recess that was approximately two-
inches deep. The Commission felt that a deeper recess was in order - upwards of six-inches - and
that a box design might provide a higher quality display area. With this submittal, the applicant is
proposing 12-inch deep window boxes in two of the window areas facing Maple Avenue. The
Staff Report
To: Planning Commission
Subject: Comerica Bank
September 7, 2006
Page 2 of3
window boxes will be made out of wood and painted to match the interior ofthe bank. The applicant
is proposing that the display panels be located equal distance from the window and the back ofthe
window box. The display material will be held using airplane wires and metal clips. The image will
be held between two pieces of clear lexan (plastic). These window boxes, and the accompanying
display panels, provide a secure internal environment for the bank staff and the bank contents, and a
more interesting display area for pedestrians.
Display Content
The Commission requested more clarity regarding the proposed content for the window boxes facing
Maple Avenue. Due to the subjective nature of selecting display content, the applicants have
proposed three options (A, B, & C). Their preference for the window box content is reflected by the
order they are presented in the plan set - Option A is the most preferred option and Option C is the
least preferred option.
Option A consists of both images and text. The images are of smiling people and the text says "We
make it work" and "We understand". Comerica has stated that this is most similar to other graphics
they have used in urban settings in the Bay Area.
Option B removes the text and maintains the smiling people with Bay Area images in the
background.
Option C has photos of South San Francisco's City Hall and Sign Hill.
Staff has drafted Conditions of Approval to coincide with the approval of Option A. Should Option
A not be selected by the Commission, the Conditions of Approval can be modified accordingly.
Staff has some general recommendations that apply to all three of the Options.
First, the graphics should be reduced in size so that they are better framed by the window boxes.
Since the graphics will be suspended, staff recommends that a 24-inch open space be created on each
side ofthe display panel and an eight-inch open space be created at the top and bottom ofthe panel
proposed for the window adj acent to the teller work area. Bringing the image in toward the center of
the box will allow passersby to see the depth of the window box and leaving the graphic taller in
middle will help screen the door separation at the back of the box. Since the window opening is
eight feet tall and 10 feet wide, this will result in a total display panel area of approximately 40
square feet. Staff surveyed other window display materials in the downtown San Mateo and
Burlingame and found this display panel shape to be somewhat typical.
Similarly, the display in the window box in the A TM room should also be reduced in size so it does
not cover the entire window and so the depth of the window box is visible. The window is
Staff Report
To: Planning Commission
Subject: Comerica Bank
September 7, 2006
Page 3 of3
approximately six feet tall and seven feet wide. Staff recommends that the display panel has 18-
inches of open space on each side and six-inches of open space at the top and bottom. This will
result in a 20 square-foot display panel in a 42 square-foot window area.
Secondly, the applicants have not proposed any lighting for the display areas. Staff recommends that
the applicant provide soft window display lighting between the hours of 8am and 11 pm from
Monday through Saturday to activate the comer of Grand Avenue and Maple Avenue.
Thirdly, the applicant is proposing place the display panel that is equal distance between the window
and the back of the 12-inch deep window display box. Staff recommends that the display panel be
placed three-quarters of the distance between the glass and the back of the window box, or
approximately eight-inches from the glass. The additional distance between the glass and the image
exposes more ofthe window box and is typical of other window box designs that were reviewed by
Staff in nearby cities.
Finally, the applicant will need to change these images over time. Staff recommends that the
Planning Commission select a display panel option so that the Chief Planner can use this initial
selection as a guide for appropriate content during future reviews. Staff also recommends that
approved images must remain in the window for a minimum of three months, unless otherwise
damaged, to avoid frequent requests for content changes.
CONCLUSION:
The applicants have addressed the Commission's concerns and therefore staff recommends that the
Planning Commission approve the window box design and select and approve a preferred option for
the window display content as part of application P05-0168 for Use Permit UP05-0031 subject to the
attached draft supplemental Conditions of Approval which will be added to the previously approved
Conditions of Approval for the Use Permit application.
Attachments:
Draft Findings of Approval
Draft Conditions of Approval
Staff Report - Planning Commission April 6, 2006
Plans
DRAFT FINDINGS OF APPROVAL
WILL BE DELIVERED
TUESDAY, SEPTEMBER 5, 2006
DRAFT CONDITIONS OF APPROVAL
P05-0168
COMERICA BANK
401 GRAND AVENUE
(As recommended by City Staff on September 7, 2006)
A. Planning Division requirements shall be as follows:
1. The applicant shall comply with the Planning Division's standard Conditions and
Limitations for Commercial Industrial and Multi-family Residential Projects.
2. The project shall be completed and operated substantially as indicated in the plans
prepared by Pollack Architecture, dated August 3, 2006.
3. The applicant shall install the display panels presented as Option A in the plans in
conjunction with the conditions outlined below.
4. Any copy or/ text on the display panels shall not include any banking language (i.e.
finance, mortgage, loans, etc.).
5. The applicant shall maintain a 24-inch open space border on each side of the display
panel and an 8-inch border around the top and bottom of the panel proposed for the
window box adjacent to the ATM (left side of the tenant space on the Maple Avenue
elevation) resulting in a display panel that is not more than 40 square feet in area.
6. The applicant shall maintain an 18-inch open space border on each side the display panel
proposed and a six-inch border around the top and bottom of the panel proposed for the
window box adjacent to the ATM (right side of the tenant space on the Maple Avenue
elevation) resulting in a display panel that is not more than 20 square feet in area.
7. The applicant shall provide soft window display lighting between the hours of 5pm and
11 pm Monday through Saturday for both Maple Avenue window boxes.
8. The applicant shall apply to the Chief Planner for any changes to the content ofthe
display panels. DO WE WANT TO PUT AN ADMINISTRA TNE FEE ON THIS?
9. The applicant shall maintain approved content for a minimum of three months before any
new application for a content change will be considered by the Chief Planner unless the
display panel becomes damaged.
10. The applicant shall maintain the display panels and window boxes by replacing faded
images in a timely fashion, and keep the display areas clean.
11. The applicant shall paint the inside of the window boxes a neutral color. Any color
Conditions of Approval
P05-0168
Comerica Bank
Page 2 of 2
changes to the window boxes shall be approved by the Chief Planner.
12. The applicant shall limit the content of the window boxes to the display materials that are
approved for mounting by the Planning Commission or the Chief Planner.
Planning Division contact Gerry Beaudin, Associate Planner, (650) 877-8353
Planning Commission
Staff Report
DATE:
April 6, 2006
TO:
Planning Commission
SUBJECT:
Comerica Bank - Use Permit application to allow financial services at
401 Grand Avenue in the Downtown Commercial (D-C-L) Zone District
in accordance with SSFMC Chapters 20.26, 20.81 & 20.85
Case Nos.:
Rita Hernandez
Comerica Bank - Lynn Beteag/Pollack Architecture - Todd
Levine
P05-0168: UP05-0030 & DR05-0098
Owner:
Applicant:
RECOMMENDATION:
It is recommended that the Planning Commission approve application P05-0168 for Use
Permit UP05-0031 and Design Review file DR05-0098 based on the attached Findings and
subject to the attached Conditions of Approval.
BACKGROUND:
Application P05-0168 involving a Use Permit and Design Review for Comerica Bank at 401
Grand Avenue (the comer of Maple Avenue and Grand Avenue) was before the Commission
during the March 16th, 2006 meeting. The Commission expressed support for the use being
proposed, but had a number of design concerns.
The March 16, 2006 Planning Commission staff report is attached for your reference.
DISCUSSION:
At the March 16th meeting, the Planning Commission expressed support for the proposed use at
401 Grand Avenue, but had several design concerns and suggestions for the applicant.
The applicant has since revised the plans to include the following changes to address those
concerns:
1. Overall Building Aesthetic - Color, Windows, & Door
The applicant is proposing to repaint the entire building and change the windows and door in the
Staff Report
To: Planning Commission
Subject: Comerica Bank
April 6,2006
Page 2 of 4
portion of the building that they will occupy. The proposed paint scheme is shown on the last
page of the plan set. The scheme highlights the architecture of the building using colors that are
familiar to the other businesses in the downtown area. The existing windows within the
Comerica Bank tenant space will be replaced with new aluminum frame windows with a
spandrel glass transom. The new windows and transom are consistent with the existing window
design found on other areas of the building. The front door will also be replaced with new
aluminum framed entry doors.
The applicant has also proposed to improve the public/private interface between the interior of
the bank and the exterior public sidewalk. This will be done by replacing the decaying exterior
entry flooring at the comer of Grand Avenue and Maple Avenue with tile flooring that will match
the tile flooring proposed for the interior of the bank (see the Proposed Floor Plan). This will
further improve the building aesthetic, as well as the pedestrian environment at this location.
2. Building Transparency & Pedestrian Oriented Design - Removing the Proposed Stucco
The previously presented plan showed five windows on Maple Avenue closed off with stucco
panels. The applicants have since revised their floor plan and elevations to include a more
pedestrian oriented design. The key changes include:
a) Maintaining all existing glazing on the Maple Avenue frontage; and
b) Installing display panels in two areas (the teller work area, and behind the A TM) of the
Maple Avenue windows where privacy and security are critical for bank operations.
By reworking the floor plan, the applicant has reduced the amount of window area that will have
to be screened with display panels. The previous submittal showed four sections of glass in the
teller work area closed off for security reasons. The reworked floor plan results in only two
sections of glass having to be screened with display panels in the teller work area. The display
panels are internal to the building and allow the window glazing to remain. The final window
that was proposed to be closed off on Maple Avenue is behind the ATM. This window will be
maintained and a display panel will be installed to maintain both security and a more pedestrian-
friendly building fayade. The proposed design maintains privacy for the bank and enhances the
overall pedestrian experience in the downtown. Staff has added a condition of approval to ensure
that the display panels do not become advertising signage.
3. Sidewalk & Streetscape
As mentioned above, the applicant will be replacing the decaying exterior entry flooring to the
building with tile that will match the tile proposed for the interior of the bank. This will improve
Staff Report
To: Planning Commission
Subject: Comerica Bank
April 6, 2006
Page 3 of 4
the streetscape at the comer of Maple Avenue and Grand Avenue. To further enhance the
pedestrian experience at the comer of Maple Avenue and Grand Avenue, the bank will be
installing additional lighting in the entry vestibule.
The applicant is also proposing to plant three street trees in the Maple Avenue sidewalk. The
feasibility of planting the propose trees will be determined when the applicant meets with the
City's Engineering and Public Works department. Assuming these trees can be planted in the
proposed location, they will continue an existing Maple Avenue street tree pattern that exists on
the north side of Grand Avenue. And they will further soften the existing Maple Avenue
elevation.
City Funding Assistance for Other Building Upgrades
Planning staff conferred with the Manager of Housing and Redevelopment on the issue of City
funding assistance to improve the aesthetic of the entire building. As part of the Downtown
Commercial Rehabilitation Program, the building owner may be eligible for funding to upgrade
the building. Housing and Redevelopment staffhas worked with the building owner in the past
on this and other buildings in the downtown. The building owner is encouraged to contact the
Manager of Housing and Redevelopment to discuss potential upgrades and the funds that may be
available to improve the overall look of the building.
Sign age
A separate application (SIGN06-0002) was approved by the Planning Commission for a master
sign program for the multi-tenant building at 401-405 Grand Avenue. The signage shown on the
elevations in the plans attached to this report is representational only. The display panels
proposed in the windows along Maple Avenue cannot be used for advertising or marketing bank
services. A condition has been drafted to ensure that the panel displays are not used for
advertising and/or marketing and that any text on the panels is limited to 15% of the panel area.
CEQA
The proposed development has been determined to be categorically exempt under the provisions
ofCEQA. (Class 1, Section 15301: Minor alteration to existing facilities.)
CONCLUSION:
The proposed project meets the intent of the General Plan and complies with the development
standards outlined in the Municipal Code. The changes proposed by the applicant since the last
Staff Report
To: Planning Commission
Subject: Comerica Bank
April 6, 2006
Page 4 of 4
presentation will result in a significant improvement to the comer of Maple Avenue and Grand
Avenue, and to the downtown as a whole. The proposed use will promote pedestrian traffic in
the downtown area and occupy a space that is currently vacant. Therefore, staff recommends that
the Planning Commission approve application P05-0168 for Use Permit UP05-0031 and Design
Review file DR05-0098 based on the attached draft Findings and subject to the attached draft
Conditions of Approval.
/s/ Gerry Beaudin
Gerry Beaudin, Associate Planner
Attachments:
Draft Findings of Approval
Draft Conditions of Approval
Design Review Board
Minutes - December 20, 2005
Parking Place Commission
Staff Report - January 10, 2006
Planning Commission
Staff Report - March 16,2006
Plans
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Planning Commission
Staff Report
DATE: September 7, 2006
TO: Planning Commission
FROM: Allison Knapp, Terrabay Consulting Planner
SUBJECT: Terrabay Phase III Only Addendum to the Supplemental Environmental Impact Report
(2005 SEIR), Precise and Specific Plan Amendment and Zoning Text and TDM Program
Owner:
Applicant:
Site Address:
Case No.
Myers Development
Myers Development
San Bruno Mountain
P06-0073: PP06-0002: SP06-0001: DR06-0060: ZA06-0001; DAA06-
0001: EIR04-0002
RECOMMENDATION
. Conduct a public hearing on the proposed Terrabay Precise Plan, Specific Plan and Zoning Text
Amendments and the draft Transportation Demand Management Program.
. Consider the 2006 Addendum to the 2005 SEIR and the Mitigation Monitoring and Reporting
Program (MMRP).
. Recommend that the City Council certify the 2005 SEIR, consider the 2006 Addendum and
adopt the MMRP and approve the entitlement and legislative actions subject to the conditions
and requirements identified in the conditions of project approval.
BACKGROUND
The Planning Commission conducted a public hearing on the 2006 Project on August 17, 2006. The
Planning Commission continued the item to the September 7th public hearing. The Commission did not
express a clear consensus with respect to the 2006 Project. Some Commissioner's questioned the
appropriateness of an office use of this magnitude west of US 101. Two of the Commissioners from the
City Counci1/Planning Commission sub-committee both stated that the 2006 Project is preferable to the
currently entitled 2000 Office Project. There was a consensus with respect to appreciation for the
refinements made to the 2006 Project as a result of the direction from the Planning Commission and
Design Review Board.
Planning Commission discussion and concern was expressed with respect to:
1) The phasing of the project and what would occur if only one phase were built.
2) The reduced size of child care center from that in the approved 2000 Project.
Staff Report
Subject: Terrabay Phase III Only-2006 Project
SEIR and Addendum, Specific Plan, Precise Plan and Zoning Text Amendment and TDM
Program
September 7, 2006
Page 2 of 13
3) The storage space, dressing area and size of the performing arts center and the potential for the
allocated size to be inadequate.
4) The terms of an operating agreement for the performing arts center with respect to its availability and
the responsibility for maintenance of the facility.
5) The type of seating in the performing arts center.
6) The dollar value of the public art program.
7) The screening of the garage and need to step the structures more into the hillside.
8) The types of retail uses that would occupy the retail commercial component of the 2006 Project and
their potential quality and viability.
9) The potential for circulation impacts at the 2006 Project driveway onto Airport Boulevard.
10) The type of statement that the architecture should make with respect to the site and the community.
11) The desire to have a hotel on the Phase III site.
Project Description:
The parking for the 2006 Project has been changed by the Applicant since the August 1 ih meeting. The
Applicant proposes to construct 1,952 parking spaces (as opposed to 2052) on the site. The parking
ratio would be 2.81/1,000 gross square feet of floor area excluding the performing arts center. The
parking ratio is still in excess of the 2.68/1 ,000 gross square feet of floor area currently entitled and
appropriate for Transportation Demand Management measures. The Applicant will present the
proposed modifications to the architecture at the September ih public hearing.
DISCUSSION
Environmental Documentation
Staff prepared an addendum to the 2005 Supplemental Impact Report (2005 SEIR) which tiers from the
1998/99 SEIR, the 1996 SEIR and the 1982 EIR. The Addendum is attached to this report in a bound
document (Attachment V). Crane Transportation Group conducted a traffic analysis for the 2006
Project and compared it to the impacts and mitigations identified in the 2005 SEIR. The proposed
project has similar impacts to the 1998/99 SEIR and in every case impacts that are substantially less than
those identified in the 2005 SEIR. The following impacts and mitigation measures from the 2005 SEIR
do not apply to the 2006 Project:
Staff Report
Subject: Terrabay Phase III Only-2006 Project
SEIR and Addendum, Specific Plan, Precise Plan and Zoning Text Amendment and TDM
Program
September 7, 2006
Page 3 of 13
1. Aesthetics Impact and Mitigation Measure 3.5-2 which addresses night lighting mitigations to
protect residential uses on the Phase III site. The 2006 Project does not propose residential
land uses.
2. Noise Impact and Mitigation Measure 3.3-3 Increases in Traffic Noise in 2020. The expected
increase in traffic noise due to the 2005 Project generated traffic was calculated based on the
traffic projections for a larger mixed-use project that included residential uses. The 2006
Project does not include residential uses and is similar in scope to that of the 2000 Project. The
2006 Project would not increase noise above that identified in the 1998/99 SEIR due to the
reductions size and the elimination of residential land uses in the 2006 Project.
3. Noise Impact and Mitigation 3.3.4 Project Generated Mechanical Equipment Noise The
2005 Project involved mixed use development which introduced the potential for stationary
noise sources associated with the commercial uses to adversely affect noise sensitive residential
uses. The most likely source of noise impact would be from outdoor mechanical equipment
used for ventilation and air-conditioning.
Noise mitigation is not required based upon the 2006 Project proposed land use. Additionally
the City's Design Review Board required shielding of mechanical equipment. The City's
Municipal Code requires 2006 Project conformance with the City's Noise Regulation (Chapter
8.32.030). These standards generally require continuously operating equipment to meet a noise
level of 60 dBA during the day and 55 dBA during the night.
4. Public Services and Utilities Impact and Mitigation 3.10.1 Increased Demand for Police
Services The 2005 Project was a larger more intense land use than the 2006 Project. The
Police Department has determined that absence of both the movie theatre and the 24/7 lifestyle
activities proposed in the 2005 Project reduces the impacts to police services and six new
officers are not needed.
Additionally, the 2006 Project applicant shall incorporate recommendations from the SSFPD
into their site design and operations that affect crime prevention, security, traffic safety and other
concerns as a condition of2006 Project approval.
5. Public Services and Utilities Impact and Mitigation 3.10.2 Increased Demand for Fire
Services Development of the 2005 Project would have increased call volumes, including rescue
and medical services, to the SSFFD as a result of the increase in new residents, employees and
visitors to the site. The site location, construction type, occupancy type, and high concentration
of occupants would have severely affected the first fire unit responding to fire, medical,
hazardous material, or other emergency calls. SSFFD would require one additional position
(three personnel) for fire control, evacuation, medical scene management, care of injured
persons, and other emergencies. The 2006 Project is a less intense land use and the Fire
Staff Report
Subject: Terrabay Phase III Only-2006 Project
SEIR and Addendum, Specific Plan, Precise Plan and Zoning Text Amendment and TDM
Program
September 7, 2006
Page 4 of 13
Department (Fire Marshall Niswonger) has stated that the mitigations from the 1982 EIR and the
1996 and 1998/99 SEIR's are adequate to mitigate project impacts.
6. Public Services and Utilities Impact and Mitigation 3.10.4 Potentially poor signal strength
and reception sites within proposed buildings and parking structures Proposed high-rise
buildings and multi-level parking structures in the 2005 Project would have dense building
materials, including concrete and steel. These structures may have poor signal strength and
reception sites. The Police and Fire Departments through conditions of 2006 Project
approval have stated that similar conditions of approval required for the Peninsula Mandalay
Project shall apply to the 2006 Project. Therefore, mitigation through the CEQA process is
not necessary.
7. Public Services and Utilities Impact and Mitigation 3.10.5 Wildland Fire Potential There
exists the potential for an urban wildland fire. The Applicant shall be required through
conditions of project approval and by law (California Fire Code) to design the 2006 Project
with a 100 foot fire buffer. The 2006 Project reflects the 100 foot buffer requirement. The
Property Owners Association shall be required through CC&R's required by the City to
maintain the fire buffer. (California Fire Code, 2001 Sec. 110.4).
8. Public Services and Utilities Impact and Mitigation 3.10.8 Increased demand on the
wastewater collection system in Airport Boulevard The mitigation measure required
televising the sanitary sewer lines serving the project to identify its capacity. The study was
completed under the supervision of the Engineering Department. The sanitary sewer line was
found to have adequate capacity for the 2006 Project and cumulative development (Ray
Razavi, City Engineer, August 17,2006).
9. Traffic and Circulation Impact and Mitigation 3.1-11 On Site Parking applied to the 2005
Project. There is no parking impact associated with the 2006 Project as demonstrated in the
2006 Initial Study.
10. Traffic and Circulation Impacts and Mitigations 3.1-2, and 3.1-62006 Project impacts are less
than significant and require no mitigation where mitigation was required for the 2005 Project.
Trip generation, Intersection Level of Service at Oyster Pointe/Dubuque/US 101 Northbound on-
ramp for 2010 and 2020 was significant (and could be mitigated) with the 2005 Project and is
less than significant with no mitigation required for the 2006 Project.
Additionally, vehicle queuing impacts at Airport/Sister Cities/Oyster Point and Dubuque Boulevards for
both the 2010 and 2020 years can be mitigated to less than significant with the 2006 Project. These
same impacts for the 2005 Project could not be mitigated.
The 2006 Project would have the same air quality and traffic impacts associated with the entitled 2000
Project. The City adopted Findings of Overriding Considerations for Changes in Regional Long-Term
Staff Report
Subject: Terrabay Phase III Only-2006 Project
SEIR and Addendum, Specific Plan, Precise Plan and Zoning Text Amendment and TDM
Program
September 7, 2006
Page 5 of 13
Air Quality (Impact 4.5-3 998/99 SEIR), Traffic Impact Year 2000 Base Case Plus Phases II and III
Freeway (Impact 4.4-1 1998/99 SEIR), 2010 Base Case Plus Phases II and III Freeway (Impact 4.4-4
1998/99 SEIR) and 2010 Base Case Plus Phases II and III Ramps (Impact 4.4-5 1998/99 SEIR) on
November 21, 2000 by Resolution 147-2200 for these impacts. The environmental resolutions re-state
the findings of overriding considerations for the 2006 Project.
The proposed Mitigation Monitoring and Reporting Program IS attached to the staff report as
Attachment VI.
EVALUATION
Project Phasing
Concerns were expressed that the project would lose its "impact" or be out of balance should it be
constructed in phases. The following condition of approval is included for Planning Commission
consideration with respect to project phasing.
The 2006 Project shall be an essentially "complete project" should the project be constructed
in two phases. Therefore, notwithstanding which office tower may be constructed first, the
day care, performing arts, landscaping, Point of San Bruno Mountain land replanting and
public art program shall be in place at the time a certificate of occupancy is issued for the
first phase of construction. The remaining yet-to-be developed portion of the project shall be
landscaped, include outdoor seating areas and outdoor art, such as sculpture. A plan that
represents a "complete project" shall be submitted along with the building permits for the
first phase of construction should the project be phased. The Plan shall be reviewed and
approved by the Chief Planner and shall include at a minimum the requirements of this
condition. A plan that mitigates any future construction impacts to the day care center shall
also be included as a part of this plan.
Child Care Center
The 2006 Project plans for a 100-child care facility within 5,000 square feet of indoor space and 7,500
square feet of outdoor play area. The 2000 Plan was sized for 9,000 square feet of interior space and
4,000 square feet of exterior space. Staff includes the following condition of approval to address this
issue that the Planning Commission raised.
The applicant shall submit evidence sufficient to the Chief Planner and Building Official that
the space as designed or expanded is adequate to meet state licensing requirements for the
Child Care Center. Space shall be designed to accommodate a minimum of 100 children.
The evidence may require a letter from the state. A construction phasing plan that mitigates
any impacts to the child care center is required as part of the condition identified below. The
Staff Report
Subject: Terrabay Phase III Only-2006 Project
SEIR and Addendum, Specific Plan, Precise Plan and Zoning Text Amendment and TDM
Program
September 7, 2006
Page 6 of 13
tenant improvements for the Child Care facility shall be included in the first phase building
permit drawings and shall be in compliance with state licensing requirements to ensure a
"turn-key" facility.
Additionally, the proposed language in the Specific Plan (see Exhibit B) would stipulate that 5,000
square feet is the minimum area for the child care facility, with the understanding that more area may be
needed to comply with state licensing requirements.
Performing Arts Facility
The performing arts center has been increased from a 150-seat, 2,080 square foot shared facility to a
200-seat, 3, I 00 square foot shared facility, in response to Planning Commission and Steering Committee
comments. The stage is proposed to be 720 square feet with an additional 300 square feet of storage. An
additional shared use pre-function area (office lobby and performing arts pre-function) of 4,500 square
feet is also proposed. The 2000 Project included a 5,000 square foot performing arts facility. The
following conditions of approval are included for Planning Commission consideration with respect to
performing arts facility.
An "operating agreement" between the City and the Developer and his successors and
assigns for the use of the Performing Arts Facility shall be executed prior to issuance of any
building or grading permits for any phase of the 2006 Project. The operating agreement at a
minimum shall stipulate that the facility is for the use of the City, civic groups and
performing arts groups free of charge. Square footages of uses such as stage, seating and
storage shall be stipulated in the agreement. The hours and days the facility shall be
available to the aforementioned groups shall also be stipulated in the agreement.
A minimum of eight dedicated theatre lights and a dedicated theatre control booth as well as
a theatre sound system shall be provided in the performing arts facility for exclusive use of
the performing arts and civic groups as stipulated in the operating agreement. The
performing arts facility shall be developed in consideration of acoustical performance. The
seating shall be fixed seating and angled (as in stadium seating) to facilitate view of the
stage.
Restaurant and Business Quality and the Option for a Hotel Use
An important element of the project is the quality of the retail and the restaurant(s). Good quality
restaurants and retail will bring consumers to the site nights and weekends as well as provide services
for the office users during the week. Businesses such as Baja Fresh, Starbucks, Peets Coffee and Tea,
The Cheescake Factory, Gordon Biersch, Jamba Juice, Pasta Pomodoro, Wolfgang Puck, Kulettos and II
Fomaio are higher end well-performing businesses appropriate for the site. Specialty services such as
computer stores or bookstores would also be appropriate support uses.
Staff Report
Subject: Terrabay Phase III Only-2006 Project
SEIR and Addendum, Specific Plan, Precise Plan and Zoning Text Amendment and TDM
Program
September 7, 2006
Page 7 of 13
The Terrabay Specific Plan Zoning District proposed amendments include the types and quality of
restaurant, office and potential hotel uses that are permitted. The proposed language shown in context of
the Ordinance in Exhibit B is excerpted in the following:
(7) High quality commercial and restaurant uses recognized nationally by their name
are permitted commercial retail uses on the Phase III Commercial site. Businesses such as
Baja Fresh, Starbucks, Peets Coffee and Tea, The Cheescake Factory, Gordon Biersch,
Jamba Juice, Pasta Pomodoro, Wolfgang Puck, Kulettos and 11 Fornaio are higher end
well-performing businesses appropriate for the Phase III site. Specialty services such as
computer stores, office supply, bookstore stores, retail dry cleaner outlets, shoe repair,
florists, specialty high-end grocery and/or deli uses, sundry shops, boutiques and similar
uses are permitted support uses. These types of retailers or their equivalent are permitted.
Significant deviations from these types of retail uses, as determined by the Chief Planner,
may not be permitted or may require a Conditional Use Permit. The applicant will be
required to demonstrate how the proposed use is substantially equivalent to the uses and
retailers listed above. No fast food drive through restaurants are permitted on the Phase
III site. Medical office and associated uses are not permitted on the ground floor. Retail
oriented financial or business serving uses that support commercial retail such as
Automatic Teller Machines (ATM's) are permitted with approval of a use permit on the
ground floor and provided that these types of uses can be shown to be of benefit to the
employees ofthe site and do not exceed 10 percent of the ground floor retail space.
(8) Class A Office buildings for office gross square footage of 665,028 square feet;
(11) Performing arts center (200 seat minimum) within the office building;
(12) Child care center serving a minimum of 100 children with outdoor play area;
(13) Hotel, four star or better. Any hotel shall be developed, constructed and
maintained to satisfy all requirements necessary to meet a four diamond rating as
established by the Diamond Rating Guidelines published by the American Automobile
Association in place as of the effective date.
Circulation Impacts onto Airport Boulevard
The traffic and circulation analysis prepared for the 2006 Project (included in the 2006 Addendum and
in Attachment V, herein) identified the potential for queuing impacts onto Airport Boulevard (Impact 3-
1-10 2005 SEIR and the 2006 Addendum). The proposed Terrabay Specific Plan District zoning text
amendments and the Mitigation Monitoring and Reporting Program (MMRP) both address this concern.
In particular, the MMRP requires monitoring of the performance of the intersection at build-out and
occupancy to identify if queuing impacts occur. The mitigation measure requires that:
Staff Report
Subject: Terrabay Phase III Only-2006 Project
SEIR and Addendum, Specific Plan, Precise Plan and Zoning Text Amendment and TDM
Program
September 7,2006
Page 8 of 13
The first intersection on the site shall be monitored after full project completion and
occupancy. The monitoring shall be funded through a developer pass-through account.
Backups off the project site or driver confusion will result in signalizing the intersection with
timing coordinated to the signal at the project access intersection with Airport Boulevard.
Additionally, there will be adequate right-of-way area to provide either an exclusive right
turn lane andlor an exclusive left turn lane on the inbound driveway approach to the first
internal intersection should the results of the monitoring indicate the necessity to do so.
Also, right-of-way will be provided on the outbound driveway approach to Airport
Boulevard to provide a second exclusive right turn lane, should the results of the monitoring
indicate the necessity to do so (Mitigation Measure 3.1-10 2005 SEIR as modified for the
2006 Project).
The 2006 Project is designed to accommodate future widening in this area. Additionally the proposed
text amendments to the Zoning Ordinance ensure compliance with the spatial requirements. The
proposed text amendments state:
(b) Entry / Exit Drive. A privately maintained entry drive shall be constructed to serve the
Terrabay commercial district. The drive shall have an 88 foot right-of-way at the intersection
of Airport Boulevard which will accommodate two inbound lanes, three outbound lanes and
a median. The additional right of way will also accommodate an additional outbound lane if
warranted by the circulation monitoring required by the 2005 SEIR and 2006 Addendum.
(c) Internal Intersection: The first internal inbound driveway shall include a minimum of 52
feet of right-of-way to accommodate two inbound traffic lanes and the potential for an
additional exclusive right turn and left turn lane pocket. The outbound portion of the
driveway shall include a minimum of 48 feet of right-of-way to accommodate three outbound
lanes of traffic and the potential for an additional lane should circulation monitoring warrant
the addition of the lane.
32 Moderate Income Units
The 2000 Project was approved with the requirement to provide 32 units of moderate income (120% of
median) housing. The 2006 Project proposes 32 units of moderate income housing to be under
construction at an off-site location within the City prior to issuance of a certificate of occupancy for the
Phase I office tower. A "Housing Agreement" shall be entered into between the Applicant and the City
pursuant to the City's Inclusionary Housing Ordinance. Staff has also included the following
recommended condition of approval.
The Applicant shall have completed construction of the 32 off-site moderate income housing
units prior to a certificate of occupancy being issued for any phase of the Phase III 2006
Staff Report
Subject: Terrabay Phase III Only-2006 Project
SEIR and Addendum, Specific Plan, Precise Plan and Zoning Text Amendment and TDM
Program
September 7, 2006
Page 9 of 13
Project. As an alternative the Applicant shall provide a performance bond in favor of the City
for construction costs to ensure completion of the 32 units within one year of occupancy of
any Phase III building. A "Housing Agreement" required by City Ordinance shall be
executed between the Developer and the City prior to issuance of any grading or building
permits for the 2006 Project (Phase III).
Garage Screening, Architectural Design and the Public Art Program
The Applicant will address these concerns at the September 7th meeting.
Development Agreement
There have been some discussions that a development agreement may not be necessary for the Phase III
2006 Project. Therefore, the conditions of project approval, specific plan language and zoning text
amendments have been crafted to cover the concerns that various City officials have raised as important,
to date. However, the Planning Commission may desire to express an opinion as to the preference or
lack thereof for a development agreement
Fiscal Analysis
Myers Development acquired the services of a consultant to quantify the economic and fiscal impacts of
Phase III, Terrabay. The City's Finance Director reviewed their analysis and believes the revenue
estimates are overstated due to the following assumptions that the consultant or Myers Development
made:
. The City will receive approximately 11.8% of property taxes that the finished development will
generate, as the consultant projected. However, property taxes on new construction are not
based on operating revenues, as the consultant assumed. In a phone conversation with the
County of San Mateo's Deputy Assessor, the Finance Director confirmed that the County bases
assessed value on new construction on solely the value of that construction. The consultant's
estimate is therefore overstated. A more precise estimate would not be possible without knowing
if Myers was intending to sell the land after the project is completed (after which, the land would
be reassessed), or whether he would be leasing the buildings out (in which case the land would
not be reassessed).
. The consultant assumed the City's sales tax revenues from office workers based on a national
average of office worker spending during the workday. However, it would not be reasonable to
assume that all of the office worker's spending during the work week would occur in South San
Francisco; some of it would spill over to surrounding communities with regional shopping
centers, for example.
Staff Report
Subject: Terrabay Phase III Only-2006 Project
SEIR and Addendum, Specific Plan, Precise Plan and Zoning Text Amendment and TDM
Program
September 7, 2006
Page 10 of 13
. The consultant also assumed a per capita allocation of franchise fee revenue. However, a large
portion of the City's franchise fee revenue comes from cable television subscription revenue,
which would not be much of a factor in office development. That portion of franchise fees
would need to be backed out of the consultant's numbers for a more realistic estimate.
. One-time revenues are assumed for construction sales taxes. The City has used a sales tax
consultant that has not seen a city earn more than $50,000 or so from this type of arrangement,
but Myers asked the consultant here to assume $644,000, which does not seem reasonable.
Transportation Demand Management Program
The draft TDM Program is included in Exhibit D. The TDM Program includes the following:
. Transportation Coordinator who will oversee the TDM Program and perform audits, facilitate
ridesharing matching, maintain and update bulletin board and kiosk for transit services, sponsor
promotional programs;
. Financial incentives for using transit that entail either expanded SamTrans services in
combination with a Commuter Check Program or Private Shuttle with service to Caltrain, BART
and adjacent Terrabay neighborhoods;
. Integrated bicycle parking and support facilities to reduce trips within the Terrabay area;
. Reduced supply of parking to discourage driving and take advantage of shared-parking
opportunities generated by mixed use development, the use of valet parking and designated and
free parking for vanpool and carpool parking spaces;
. Paid parking;
. Guaranteed Ride Home program;
. Promotion of flextime, telecommuting and similar options that allow employees to fulfill their
work requirements, but reduce the amount of vehicle trips to the worksite;
. Project design that promotes walking and pathway connections to mixed use facilities that
provides goods and services; and,
. Annual City Monitoring and Program Update.
In accordance with the City's TDM Ordinance, a final TDM plan shall be required prior to issuance of a
building permit which shall be reviewed for compliance with the City's Ordinance requirements,
including shower and locker facilities, as shown in Exhibit D. ..
Staff Report
Subject: Terrabay Phase III Only-2006 Project
SEIR and Addendum, Specific Plan, Precise Plan and Zoning Text Amendment and TDM
Program
September 7, 2006
Page 11 of 13
Zoning Text Amendments
The proposed zoning text amendments include updating the Terrabay Specific Plan District to conform
to the City's updated Municipal Code. Other revisions include minor corrections from typographical
errors or names, sections that are out of date and not applicable and corrections on names of
neighborhoods. Attachment II.C includes the proposed Terrabay Specific Plan District amendments in
their context and entirety.
Specific Plan Amendment
State Law Requirements
California Government Code Section 65451 governs the content of specific plans. The requirements
include a text and diagram which specify all of the following in detail:
1. The distribution, location, and extent of the land uses of land, including open space, within the
area covered by the plan.
2. The proposed distribution, location and extent and intensity of major components of public and
private transportation, sewage, water, drainage, solid waste disposal, energy and other essential
facilities proposed to be located within the area covered by the plan and needed to support the
land uses described in the plan.
3. Standards and criteria by which the development will proceed and standards for the conservation,
development, and utilization of natural resources, where applicable.
4. A program of implementation measures including regulations, programs, public works projects,
and financing measures necessary to carry out paragraphs (1), (2) and (3).
5. The specific plan shall contain a statement of the relationship of the specific plan to the general
plan.
The proposed precise plan contains this information along with the eXIstmg approved 2000 Final
Terrabay Specific Plan. Should the Planning Commission and City Council approve the project,
direction will be given to staff to make the modifications to the 2000 Final Terrabay Specific Plan (text
and diagram) that reflect the 2006 precise plan as approved.
2006 Project Conformance with the City's General Plan
The proposed 2006 Project conforms to the land uses identified in the approved and in-effect 2000 Final
Terrabay Specific Plan. The proposed 2006 Project conforms to the City's General Plan as identified in
Staff Report
Subject: Terrabay Phase III Only-2006 Project
SEIR and Addendum, Specific Plan, Precise Plan and Zoning Text Amendment and TDM
Program
September 7, 2006
Page 12 of 13
the August 17,2006 staff report (Attachment III) and as shown in the resolution recommending approval
of the Terrabay 2006 Project Precise Plan, Specific Plan and Zoning Text Amendments and draft TDM
Program in Attachment II.
CONCLUSION
The 2006 Project conforms to the City's General Plan. Many conditions of approval have been
recommended that address the various concerns of City officials. Staff recommends that the Planning
Commission adopt the attached resolution recommending that the City Council: 1) certify the 2005
SEIR and consider th~20D6 Addendum; 2) approve the specific plan and zoning text amendments; and,
3) approve the precise plan amendment and the preliminary TDM Program, as conditioned.
/
By: t"...-
,// Allison Knapp, Planning Consultant
/'
Attachments:
I. Resolution Recommending Certification of the 2005 Supplemental Environmental Impact Report
and Consideration of the 2006 Addendum with Exhibits:
A Findings Concerning Significant Impacts and Mitigation Measures and Less Than
Significant Impacts.
B Statement of Overriding Considerations.
C Findings on Impacts and Mitigation Measures From the 1982 EIR, 1996 SEIR, 1998/99
SEIR Not Further Analyzed in the 2005 SEIR
II. Resolution Recommending Approval of the Terrabay 2006 Project Precise Plan, Specific Plan
and Zoning Text Amendments with Exhibits:
A Conditions of Project Approval
B Proposed Specific Plan Amendments
C Terrabay Specific Plan District amendments (proposed)
D Draft Transportation Demand Management Program.
III. Planning Commission Staff Report dated August 17,2006.
IV. Minutes
a. August 1,2006 Joint Planning CommissionlDesign Review Board Meeting
b. Planning Commission Minutes from August 17,2006 Public Hearing.
c. Design Review Board of May 16, 2006 and June 20,2006
Staff Report
Subject: Terrabay Phase III Only-2006 Project
SEIR and Addendum, Specific Plan, Precise Plan and Zoning Text Amendment and TDM
Program
September 7, 2006
Page 13 of 13
V. 2005 Draft and Final Supplemental Environmental Impact Report and 2006 Addendum.
VI. Mitigation Monitoring and Reporting Program.
VII. Plans
RESOLUTION NO.
PLANNING COMMISSION,
CITY OF SOUTH SAN FRANCISCO,
STATE OF CALIFORNIA
A RESOLUTION RECOMMENDING THAT THE SOUTH SAN FRANCISCO CITY
COUNCIL CERTIFY THE 2005 SUPPLEMENTAL ENVIRONMENTAL IMP ACT
REPORT AS MODIFIED BY THE 2006 ADDENDUM FOR TERRABA Y,
INCLUDING FINDINGS REGARDING SIGNIFICANT AND POTENTIALLY
SIGNIFICANT IMPACTS, ARE-STATEMENT OF OVERRIDING
CONSIDERATIONS FROM THE 1998/99 SUPPLEMENTAL ENVIRONMENTAL
IMPACT REPORT, FINDINGS ON IMPACTS AND MITIGATION MEASURES
FROM THE 1982 ENVIRONMENTAL IMPACT REPORT, THE 1996
SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT AND THE 1998-99
SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT NOT FURTHER
ANAL YZED IN THE 2005 SUPPLEMENT AL ENVIRONMENTAL IMP ACT
REPORT FOR THE REMAINING PHASE IItPARCEL_OF THE TERRABA Y
DEVELOPMENT
WHEREAS, Myers Development Company proposes to construct Phase III of the
Terrabay Development ("the Proposal") as an office and retail commercial project (2006 Project)
as the final segment ofthe three-phase development project ("the Project"); and,
WHEREAS, the Project is divided into three separate phases, of which the 2006 Project
is the third and final phase; and,
WHEREAS, the entirety of the Terrabay/ Mandalay project has been analyzed in previous
environmental documents, including the 1982 Terrabay Development Project Environmental
Impact Report ("the 1982 EIR"), a Supplemental Environmental Impact Report for the Terrabay
Specific Plan and Development Agreement ("the 1996 SEIR") and the 1998/99 Terrabay Phase II
and III Draft Supplemental Environmental Impact Report ("the 1998/99 SEIR"); and,
WHEREAS, the 20056 Project provides for development and disposition of the
remaining Terrabay Development parcel consisting of office and commercial land uses; and,
WHEREAS, the entitlements provide for 665,000 gross square feet of office, 24,000
gross square feet of commercial retail, a performing arts facility shared with the office
conference room, a 100 child day care center, a Transportation Demand Management Program
and a Public Arts Program as well as an option for a hotel;
WHEREAS, the 2005 Supplemental Environmental Impact Report ("the 2005
SEIR") and its 2006 Addendum as submitted supplements and builds upon the previous
environmental analyses, and focuses on traffic and circulation, air quality, noise, public services,
utilities and aesthetics; and,
WHEREAS, the 2005 SEIR analyzes three alternatives to the 2005 Project, including a
existing conditions alternative, a hotel alternative, and a residential alternative to the 2005
Project; and,
WHEREAS, previous 1996 and 1998/99 SEIRs and the 1982 EIR analyzed the following
alternatives: No Development, assumes no development would occur on the site; Existing 1996
Specific Plan, assumes 432 residential units, 669,300 square feet commercial consisting of retail,
office, hotel and restaurant; Reduced Residential, assumes 316 residential units and no
commercial; Reduced Commercial, assumes 293,000 square feet of commercial consisting of
retail, office, hotel and restaurant and no residential; Permanent Open Space, assumes the land
(Phase II and III) would have been dedicated as permanent open space; and Mitigated Plan
Development, assumes 340,000 square feet of office, 10,000 square foot restaurant and a 200
room hotel all leaving the 2.0 acre archaeological site in open space.
WHEREAS, the 2005 SEIR analyzes the impacts of the 2005 Project in relation to the
impacts identified in the 1998-1999 SEIR, the 1996 SEIR and the 1982 EIR; and,
WHEREAS, the 2005 SEIR addresses the change in development intensity and the
different impacts associated with the 2005 Project and its alternatives; and,
WHEREAS, the public review period on the draft 2005 SEIR commenced on August 30,
2005 and closed on October 14,2005. The Planning Commission conducted a public hearing on
the draft 2005 SEIR on October 6th, 2005. One public comment was received during the public
hearing. Nine comment letters were received during the 45-day review period. All comments
are responded to in the draft Final SEIR. Two letters, C/CAG and the San Francisco
International Airport relate to noise. PG&E provided a standard comment letter with respect
developer requirements. The Town of Co 1m a and the San Mateo County Public Works
Department sent letters stating they had no further comments. California Department of
Transportation sent a letter requesting 95th percentile analysis of the Bayshore/SB 101 Ramps,
Bayshore/Central Project Access, Bayshore/Sister Cities/Oyster Point/Airport, Oyster
Point/Dubuque and Debuque/I 0 I Ramps. This analysis was conducted by Crane Transportation
Group and is included in the 2005 Final SEIR. Mountain Watch commented on protocols for
planting, weeding and maintenance to be included in the CC&R's for Phase III and a mowing
regimen for fire buffer. The Mountain Watch comments underscore the objectives of the City.
Two letters commented on the merits of the project and one of the two had an overall question on
traffic; and
WHEREAS, the City prepared responses to comments on environmental issues received
during the public review period and at the public hearings, which responses clarify and amplify
the information contained in the Draft SEIR, providing a good faith reasoned analysis supported
2
by factual information. The comments and responses to comments were published in a Final
SEIR dated November 30, 2005, and were distributed or otherwise made available to the
Planning Commission, responsible agencies and other interested parties.
WHEREAS, based on the 2005 SEIR and other information in the record, there are
certain significant and potentially significant environmental impacts of the 2005 Project which
could be mitigated to a level of insignificance, therefore mitigation findings are required pursuant
to CEQA S21081 and CEQA Guidelines S1509l upon 2005 Project approval; and,
WHEREAS, based on the 2005 SEIR and other information in the record, there are
impacts of the 2005 Project which are not environmentally significant and which require no
findings or mitigation upon approval; and,
WHEREAS, the 2005 SEIR , as a supplement to the 1982 EIR,1996 SEIR and 1998/99
SEIR, did not reanalyze impacts of the 2005 project which were not significantly different from
the 2000 Project impacts analyzed in the previous environmental analyses. No further analysis of
these impacts was required because the 2005 Project did not present any new significant
environmental effects or a substantial increase in the severity of previously identified significant
effects in these areas (Public Resources Code S21l66; CEQA Guidelines S 15163). Therefore,
mitigation findings pursuant to CEQA S21081 and CEQA Guidelines S15091 are made for each
of these impacts previously analyzed in the 1982 EIR, 1996 SEIR and 1998/99 SEIR, and not
reanalyzed in the 2005 SEIR; and,
WHEREAS, based on the 2005 SEIR and other information in the record, there are
significant environmental impacts of the 2005 Project which could not be mitigated to a level of
insignificance, therefore the alternatives to the 2005 Project were examined and are deliberately
different from the alternatives in the 1998/99 SEIR, 1996 SEIR and 1982 EIR to determine if
they would avoid any of the unmitigated significant impacts; and,
WHEREAS, based on the 2005 SEIR and other information in the record, there are
significant environmental impacts of the 2005 Project which could not be reduced to a level of
insignificance; and,
WHEREAS, the 2005 Project was withdrawn by the Applicant and a new application
identified as the 2006 Project was submitted by the Applicant; and,
WHEREAS, the 2006 Project was further analyzed in an Initial Study pursuant to CEQA
which included an updated traffic and circulation analysis prepared by Crane Transportation
Group (August 21,2006); and,
WHEREAS, based upon the analysis contained in the Initial Study it was found that the
2006 Project would result in less environmental impacts than the 2005 Project and Alternatives
analyzed in the 2005 SEIR; and,
3
WHEREAS, pursuant Section 15164, California Code of Regulations, Title 14, Chapter
an Addendum to an existing SEIR may be prepared if some changes or additions are necessary
to a previously certified EIR and none of the conditions identified in Section 15162 have
occurred; and
WHEREAS, pursuant to the requirements Section 15162 no substantial changes in the
2006 Project have occurred that would require major revisions to the previous EIR due to the
involvement of new significant environmental effects or a substantial increase in the severity of
previously identified significant effects; no substantial changes with respect to the circumstances
under which the 2006 Project would be undertaken would require major revisions to the previous
EIR due to new significant environmental effects or a substantial increase in the severity of
previously identified significant effects would occur; and there is no new information of
substantial importance that has become available that was not known at the time of the previous
EIR's that would result in one or more significant effects not identified previously, significant
effects that would be substantially more sever than identified in the previous EIR, mitigation
measures or alternatives previously found not feasible or considerably different from ones
identified before and would substantially reduce the effects of the project are declined by the
project applicant; and,
WHEREAS, pursuant to Section 15164, California Code of Regulations, Title 14,
Chapter an Addendum to the 2005 SEIR was prepared for consideration along with the Final
2005 SEIR; and
WHEREAS, there are no new significant unavoidable impacts associated with the 2006
Project beyond those identified in the 1998/99 SEIR; and,
WHEREAS, The City adopted Findings of Overriding Considerations for Changes in
Regional Long-Term Air Quality (Impact 4.5-3 998/99 SEIR), Traffic Impact Year 2000 Base
Case Plus Phases II and III Freeway (Impact 4.4-1 1998/99 SEIR), 2010 Base Case Plus Phases II
and III Freeway (Impact 4.4-4 1998/99 SEIR) and 2010 Base Case Plus Phases II and III Ramps
(Impact 4.4-5 1998/99 SEIR) on November 21,2000 by Resolution 147-2200
WHEREAS, CEQA ~21 081.6 requires that where mitigation findings are made for
significant and potentially significant environmental impacts, a mitigation monitoring and
reporting program shall be adopted upon 2006 Project approval, at the precise plan stage, to
ensure compliance with the mitigations during project implementation; and,
WHEREAS, the above-referenced mitigation and monitoring program shall be submitted
concurrently with the precise plan for the Terrabay Phase III site; and
WHEREAS, the location and custodian of the documents which constitute the record of
proceedings upon which the City's decision on entitlements relating to the 2005 SEIR and its
2006 Addendum is the City of South San Francisco Planning Division, 315 Maple Avenue,
South San Francisco; and,
4
WHEREAS, the applicable mitigation measures identified in the 1982 EIR, 1996 SEIR,
1998/99 SEIR, 2005 SEIR as restated in the 2006 Addendum and the Mitigation Monitoring and
Reporting Program for the 2006 Project will be applied as conditions of Project approval; and,
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
South San Francisco hereby recommends that the City Council certify the 2005 SEIR and the
following relating to development of Phase III ofthe Terrabay project:
1. The impact and mitigation findings, and mitigation measures identified in
Exhibits A and C. The mitigation measures identified in Exhibits A and C should
be adopted as conditions of Project approval.
2. The Statement of Overriding Considerations and Findings Regarding Alternatives
in Exhibit B.
The following Exhibits, attached hereto, are hereby incorporated by reference.
Exhibit A:
Findings Concerning Significant Impacts and Mitigation Measures
and Less Than Significant Environmental Impacts
Exhibit B:
Statement of Overriding Considerations and Findings Regarding
Alternatives
Exhibit C:
Findings on Impacts and Mitigation Measures From 1982 EIR
1996 SEIR and 1998/99 SEIR Not Further Analyzed in 2005 SEIR
Exhibit D:
2005 Final SEIR and 2006 Addendum
*
*
*
*
*
*
5
I hereby certify that the foregoing resolution was adopted by the Planning Commission of the
City of South San Francisco at the regular meeting held on the day of
2005, by the following vote:
AYES:
NOES:
ABSTENTIONS:
ABSENT:
Attest:
Susy Kalkin
Acting Secretary to the Planning Commission
6
EXHIBIT A
Terrabay Phase III Only 2006 Project Approvals
Findings Concerning Significant Impacts,
Mitigation Measures, and Less Than Significant Impacts
Pursuant to Public Resources Code g21081 and CEQA Guidelines g15091, the
following findings address the Terrabay Phase III project's ("2006 Project") significant
and potentially significant impacts and means for mitigating those impacts. The 2006
Project allows for a and office and commercial development that includes a 100 child day
care center, 200 seat shared use performing arts center, public arts program, a
Transportation Demand Management Program and 32 off site moderate income units
(120% of median). In each case, the appropriate statutory finding is followed by a
rationale statement explaining how identified mitigations lessen or avoid the related
impact.
GENERAL CONSIDERATIONS
1. Reliance on Record. The findings and determinations contained herein are based on
the competent and substantial evidence, both oral and written, contained in the entire
record relating to the 2005 Project and the SEIR and the 2006 Addendum. The
findings and determinations constitute the independent findings and determinations of
this City Council in all respects and are fully and completely supported by substantial
evidence in the record as a whole.
2. Nature of Findings. Any findings made herein by this City Council shall be deemed
made, regardless of where it appears in this document. All of the language included
in this document constitutes findings by this City Council, whether or not any
particular sentence or clause includes a statement to that effect. This City Council
intends that if these findings fail to cross-reference or incorporate by reference any
other part of these findings, that any finding required or permitted to be made by this
City Council with respect to any particular subject matter of the 2006 Project, shall be
deemed made if it appears in any portion of these findings, or findings elsewhere in
the record.
3. Limitations. The City Council's analysis and evaluation of the 2006 Project is based
on the best information currently available. It is inevitable that in evaluating a project
of the scope and size of the 2006 Project that absolute and perfect knowledge of all
possible aspects of is impossible. This practical limitation is acknowledged in CEQA
Guidelines Section 15151, which states that "the sufficiency of an SEIR is to be
reviewed in light of what is feasible." One of the major limitations on analysis ofthe
2006 Project is the City Council's lack of knowledge of future events, particularly
those occurring outside the City. In some instances, the City Council's analysis has
had to rely on assumptions about such factors as growth and traffic generation in
areas outside of the political boundaries of the City. In all instances, best efforts have
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been made to form accurate assumptions. Somewhat related to this are the limitations
on the City's ability to solve what are in effect regional, state and national problems
and issues. The City must work within the political framework in which it exists and
with the limitations inherent in that framework.
4. Summaries of Facts. Impacts. Mitigation Measures. Alternatives and Other Matters.
All summaries of information in the findings to follow are based on the 2005 SEIR
and 2006 Addendum, the 2006 Project and/or other evidence in the record as a whole.
Such summaries are not intended to be exhaustive recitations of all the facts in the
record upon which they are based. Moreover, the summaries of impacts, mitigation
measures and alternatives are only summaries. This document includes only as much
detail as may be necessary to show the basis for the findings set forth below. Cross
references to the 2005 SEIR and 2006 Addendum and other evidence such as City
Council resolutions or actions have been made where helpful, and reference should be
made directly to the 2005 SEIR and 2006 Addendum and other evidence in the record
for more precise information regarding the facts on which any summary is based.
Conflicting interpretations of the language of the 2005 SEIR and 2006 Addendum
and the language of mitigation conditions adopted by the City Council shall be
resolved in favor of the latter as the most appropriate way to mitigate the impact in
question.
5. Adoption of Mitigation Measures. These findings address the mitigation measures
recommended in the 2005 SEIR as they apply to the down sized 2006 Project for
impacts identified as significant or potentially significant. Some of the mitigation
measures are implemented by changes incorporated into the 2006 Project and others
by adoption of standards in the Terrabay Phase III-Only Specific Plan Amendment
and/or as approval conditions that shall be incorporated in the Amended and Restated
Development Agreement for Phase III. In its actions approving the 2006 Project, the
City Council recommends adoption of those mitigation measures recommended in the
2005 SEIR, as revised the 2006 Addendum and by the City Council, that have not
already been incorporated into the 2006 Project, except with respect to those that are
rejected by the City Council in the specific findings as being infeasible or
unnecessary. Where multiple mitigation measures are adopted for a single impact, all
of the identified measures are required to support the related mitigation finding,
unless otherwise specified (e.g., if mitigation measures are identified as options or
alternatives). This City Council finds that all the Mitigation Measures now or
previously incorporated into the 2006 Project are desirable and feasible and shall be
implemented in connection with the implementation of the 2006 Project in
accordance with the Mitigation Monitoring Program to be submitted concurrently
with the Precise Plan.
6. Effectiveness of Mitigation Measures. The 2005 SEIR recommended mitigation
measures for a more intense land use than that proposed by the Applicant in 2006.
The 2005 SEIR and its 2006 Addendum recommend mitigation measures to reduce
most of the significant and potentially significant environmental effects to
insignificant levels. The City Council reviewed the 2005 SEIR and 2006 Addendum,
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revised some of the proposed mitigations, and agree with the 2005 SEIR and 2006
Addendum conclusions, as revised by the City Council. The City Council finds that
to the extent any residual impact remains that has not been fully mitigated in those
instances where the City Council finds that mitigation has occurred; the residual
impact is overridden by the Statement of Overriding Considerations.
7. Findings Relate to Phase III and Cumulative Impacts of Phase III Only. The City
Council is considering at this time recommending approval of the Phase III Only
2006 Project entitlements. Therefore, these findings relate to Phase III impacts and
cumulative impacts. ill assessing the cumulative impacts of the 2006 Project, the
project considered include Phase I and Phase II of the Terrabay Project and those
projects identified in the cumulative analysis in the 2005 SEIR. Phase III was
analyzed in the 1998/99 SEIR on a project EIR level as a component of Phases II and
III of the Terrabay Project. The level of analysis of Phase III in the 1998/99 SEIR
went beyond the requirements of cumulative impacts under CEQA. The 2005 SEIR
and its 2006 Addendum supplements and builds upon the environmental analyses
contained in the 1998/99 SEIR, the 1996 SEIR and the 1982 EIR. For the purposes of
these findings, the impacts of Phase III for the cumulative analysis will be evaluated
based on the Terrabay Phase III-Only Specific Plan analyzed in the 2005 SEIR as
modified in the 2006 Addendum. However, the SEIR includes information to analyze
the 2005 Project and cumulative impacts of any of the included Phase III alternatives
in the document. Based on this information and analysis, the City Council may
approve any of the alternatives for Phase III in the 2005 SEIR, or any Phase III
Project as long as the impacts of the project, as mitigated, do not exceed the impacts
analyzed in the 2005 SEIR and that a Statement of Overriding Considerations is
adopted at the time it considers the Phase III project or modifications thereto.
8. illcorporation and Use of Prior EIR's for Project. The 2005 SEIR and its 2006
Addendum is a Supplemental EIR to the four prior environmental impact reports
prepared for the Terrabay Project: the 1982 Environmental Impact Report for the
Terrabay Development Project ("1982 EIR"), the 1996 Supplemental Environmental
Impact Report for the Terrabay Specific Plan and Development Agreement Extension
("1996 SEIR") the Terrabay Phase II and III Supplemental Environmental Impact
Report ("1998/99 SEIR") and an 2000 Addendum to the 1998/99 SEIR ("2000
Addendum"). The 2005 SEIR and its Addendum is a project EIR for Phase III of the
Terrabay Project. The 2005 SEIR and its Addendum analyzes all potentially
significant environmental effects resulting from proposed changes to the development
for the Phase 1112006 Project ofthe Terrabay Project from the project approved under
the Terrabay Specific Plan (as amended in 2000) and changes in environmental
conditions under which the 2006 Project would be undertaken from those analyzed in
the 1982 EIR, 1996 SEIR and 1998/99 SEIR and Addendum thereto. The 2005
SEIR and its Addendum does not re-analyze those impacts of the 2005 Project and
subsequently the 2006 Project that are not significantly different from the impacts
previously analyzed in the 1982 EIR, the1996 SEIR or the 1998/99 SEIR and
Addendum thereto. The 2005 SEIR and 2006 Addendum thereto also incorporates
by reference the 1982 EIR, 1996 SEIR, the 1998/99 SEIR and Addendum thereto and
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other prior environmental assessments and environmental impacts reports certified for
the 2006 Project and related activities. The proposed limits of grading conform to the
RCP fence. Thomas Reid Associates reviewed the proposed Phase III project limits
and found them in compliance with the 1999 RCP Certification hearing (November
22, 2005). Ms. Autumn Meisel of Thomas Reid Associates reviewed the proposed
Phase III 2006 Project limits and found them in compliance with the 1999 RCP
Certification hearing (July 12, 2006). The Airport Land Use Commission concluded
that the Phase III project site does not fall within the Airport Influence Area for the
San Francisco International Airport as contained in letters dated June 16, 2005,
October 14,2005 and November 22,2005.
9. Based on the foregoing, the impacts of the 2006 Project listed below are not
significantly different from the 2000 Office Project impacts previously analyzed in
the 1982 EIR, 1996 SEIR or the 1998/99 SEIR and Addendum thereto. No further
analysis of these impacts was required in the 2005 SEIR and its Addendum thereto
because the 2006 Project did not present any new significant environmental effects
or a substantial increase in the severity of previously identified significant effects in
these areas (Public Resources Code ~ 21166; CEQA Guidelines ~ 15091). The
following impact analyses, determinations of significance, and mitigations are
incorporated by reference from the 1982 EIR, 1996 SEIR, and 1998/99 SEIR and
Addendum thereto to the extent they do not conflict with the analysis and mitigation
measures in the SEIR: agricultural resources (1998/99 SEIR); biological resources
(1998/99 SEIR); cultural resources (1998/99 SEIR), geology and soils (1998/99
SEIR), hazards and hazardous materials (1982 EIR and 1998/99 SEIR), hydrology/
water quality (1998/99 SEIR), land use planning (1998/99 SEIR), mineral resources
(2002 General Plan); population! housing (1998/99 SEIR), and recreation (1998/99
SEIR). Attached hereto as Exhibit C are findings relating to these incorporated
impacts analysis and mitigation measures in the previous environmental analyses.
10. Description of the Record. For purposes of CEQA and these findings, the record
before this City Council includes, without limitation, the following:
A. All applications for approvals and development entitlements related to the 2006
Project, including without limitation, applications for the Phase III Only Specific
Plan Amendment, Precise Plan Amendment, CC&Rs, and Amended and Restated
Development Agreement submitted to the City;
B. The 2006 Terrabay Phase III-Only Precise Plan, Development Agreement (1988)
as amended, and Phase I Precise Plan (1989);
C. The 1982 EIR, 1996 SEIR, the 1998/99 SEIR and Addendum thereto and other
environmental reports referred to in the 2005 SEIR and its Addendum;
D. The 2005 SEIR as certified by the City Council, consisting of the Draft SEIR and
Final SEIR (the Responses to Comments on the Draft SEIR) and its Addendum;
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E. All staff reports on the Project and the SEIR;
F. All studies conducted for the Project and SEIR including, but not limited to, those
contained or referenced in the staff reports or SEIR;
G. All public reports and documents related to the Project prepared by City staff, the
City Council and the Planning Commission;
H. All documentary and oral evidence received and reviewed at public hearings and
study sessions related to the Project and the SEIR before the Planning
Commission and the City Council;
I. All matters of common knowledge to the City Council, including but not limited
to:
1. The City's general plan and zoning and other ordinances;
2. The City's fiscal status;
3. City policies and regulations;
4. Reports, projections and correspondence related to development within and
surrounding the City; and
5. State laws and regulations and publications, including all reports and
guidelines published by the California Office of Planning and Research.
Aesthetics
Impact 3.5.1 Night lighting would be introduced at the Project site
The 2005 SEIR analyzed a 2005 Project that would include two high-rise towers and
a retail component which can be expected to include visible signage advertising the
retail uses. Given the mix of residential, office and retail use, it is anticipated that
night-lighting and glare could be potentially significant. The high-rise towers would
be visible from nearby residential development and U.S. 101. Use of reflective
materials could result in significant glare that could affect the visibility of drivers on
U.S. 101. This is considered a potentially significant impact.
Mitigation Measure 3.5.1
The 2006 Project shall not include reflective building materials. Windows shall be
non-reflective glass. Metals shall be finished so as not to exhibit a shiny surface.
Street lighting shall be controlled and kept low to reduce glare in compliance with the
Terrabay Specific Plan.
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Finding. As described in the above mitigation measure, changes or alterations
have been required in, or incorporated into, the 2006 Project which avoid or substantially
lessen the potentially significant environmental effects identified in the 2005 SEIR. The
2006 Project does not propose a 24/7 land use or residential uses and as such would
reduce light spillage from the site. With the incorporation of the specified mitigation
measures, the impact of the 2006 Project is less than significant.
Rationale. The use of non-reflective materials will reduce the effect of glare that
could potentially impact drivers on 101.
Air Oualitv
Impact 3.2.1 Construction Activities would have the potential to cause nuisance related
to dust and PM/o
Construction activities would generate dust, especially during excavation and grading
of hillsides and hauling of material. This type of activity has the potential to affect
local air quality temporarily, as well as create a nuisance to existing and new residents.
The primary pollutant of concern is PMlO which is a component of dust. Dust emissions
would be generated primarily from disturbance of land areas, wind erosion of disturbed
areas, vehicle activity on disturbed areas, and movement of material (both on- and off-
site). This would be a potentially significant impact.
The current BAAQMD significance threshold for construction dust impact is based on
the appropriateness of construction dust controls. If the appropriate construction
controls are to be implemented, then air pollutant emissions for construction activities
would be considered less than significant.
Mitigation Measure 4.5-1 identified in the 1998/99 SEIR and restated in the 2005
SEIR as 3.2-1 requires:
. All active construction areas shall be watered at least twice daily and more often
when conditions warrant.
. All trucks hauling soil, sand, and other loose materials shall be covered, or all trucks
shall be required to maintain at least two feet of freeboard.
. All unpaved access roads and parking areas at construction sites shall be paved,
watered three times daily, or treated with (non-toxic) soil stabilizers.
. All paved access roads, parking areas, and staging areas at construction sites shall be
swept daily (with water sweepers). Streets shall be swept daily (with water sweepers) if
visible soil material is carried onto adjacent public streets.
. Inactive construction areas (previously graded areas inactive for ten days or more)
shall be hydroseeded or treated with (non-toxic) soil stabilizers.
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. Exposed stockpiles (dirt, sand, etc.) shall be enclosed, covered, watered twice daily,
or treated with (non-toxic) soil binders.
. Traffic speeds on unpaved roads shall be limited to 15 miles per hour (mph)
. Sandbags or other erosion control measures shall be installed to prevent silt runoff to
public roadways.
. Disturbed areas shall be replanted with vegetation as quickly as possible (within one
month of the disturbance).
. Wheel washers shall be installed for all exiting trucks, or the tires or tracks shall be
washed off all trucks and equipment leaving the site.
. Excavation and grading activity shall be suspended when winds (instantaneous gusts)
exceed 25 mph and cause visible clouds to extend beyond the construction
Finding. As described in the above mitigation measure, changes or alterations
have been required in, or incorporated into, the 2006 Project which avoid or substantially
lessen the potentially significant environmental effects identified in the 2005 SEIR. With
the incorporation of the specified mitigation measures, the impact of the 2006 Project is
less than significant.
Rationale. The numerous measures to be implemented to reduce dust and other
air pollutant emissions will reduce construction-phase air pollution impacts to less than
significant levels. The measures comport with guidelines as promulgated by the Bay
Area Air Quality Management District and will reduce construction period air quality
impacts to a less-than significant level.
Noise
Impact 3.3-1
Noise from construction activities could be elevated in the 2006 Project area during the
construction phase of the project.
Mitigation Measure 3.3-1
The following measures shall be required to reduce the project's short-term construction
noise impacts to a less-than-significant level:
. Construction Scheduling Noise-generating construction activities, including truck
traffic going to and from the site for any purpose, and maintenance and servicing
activities for construction equipment, shall be limited to the hours stipulated by
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the City's Noise Ordinance which are 8:00 AM to 8:00 PM on weekdays, 9:00
AM to 8:00 PM on Saturdays, and 10:00 AM to 8:00 PM on Sundays.
. Mufflers and Maintenance All equipment used on the project site shall be
adequately muffled and maintained. All internal combustion engine-driven
equipment shall be fitted with intake and exhaust mufflers, which are in good
condition. Use of good mufflers with quieted compressors on all non-impact
tools should result in a maximum noise level of 85 dBA when measured at a
distance of 50 feet.
. Idling Prohibitions Powered construction equipment shall be turned off when not
muse.
. Equipment Location and Shielding Stationary noise-generating construction
equipment shall be located as far as possible from nearby residences.
. Noise Disturbance Coordinator A project construction supervisor shall be
designated as a "noise disturbance coordinator" who would be responsible for
responding to any local complaints about construction noise (as was done for
Phase I site development). The disturbance coordinator shall determine the cause
of the noise complaints (such as starting too early, bad muffler, etc.) and shall
require implementation of reasonable measures warranted to correct the problem.
The telephone number of the disturbance coordinator also shall be posted
conspicuously at the construction site
Finding;. Construction noise impacts are unlikely given the dominate source of
noise in the 2006 Project area generates from the freeway and that residential land uses
are approximately 900 feet from the construction site. Implementation of the mitigation
measure would reduce potential impacts to less than significant.
Rationale. The 900 foot separation of construction activities from senSItIve
receptors along with restrictions on construction activities as identified in the mitigation
measure would reduce this potential impact to less than significant.
Impact 3.3.2:
The 2005 Project site is not within the 65 dBA CNEL noise impact area or within the
Airport Influence Area as identified by the C/CAG ALUC.
Although the 2006 Project is not within a noise impact area, and is not proposing
residential land uses, aircraft activities may still disturb some occupants, users and/or
residents of the 2006 Terrabay Phase III Only Project site. Requiring an airport noise
disclaimer as was required in Terrabay Phase I and II would serve to inform those that
may be more sensitive to noise of the potential annoyance.
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Mitigation Measure 3.3.2:
The City shall require an airport disclaimer in the CC&R's for 2006 Terrabay Phase III
Only lease and sale documents that mirrors the language contained in the CC&R's for
Phases I and II of Terra bay.
Finding;. The disclaimer, although not required under CEQA, would serve to
inform those whom may be more sensitive to aircraft noise sources. No impact.
Rationale. The airport disclaimer will allow the project applicant to inform those
who may be more sensitive to aircraft related noise of the potential annoyance. The
disclaimer was requested by the San Francisco International Airport on the 2005 Project.
Public Services and Utilities
Impact 3.4.1 Increased Demandfor Police Services
The South San Francisco Police Department evaluated the 2006 Project. The 2006
Project would result in fewer impacts than that in the 2005 Project. However, there
would still be a requirement to augment police staffing due to the location of the 2006
Project site and police response times.
Mitigation Measure 3.4-1 2005 SEIR (4.7-21998/99 SEIR)
Mitigation Measure 4.7-2 from the 1998/99 SEIR would be required for the 2006 Project.
The mitigation requires the funding of one new police position.
Finding. As described in the above mitigation measure, changes or alterations
have been required in, or incorporated into, the 2006 Project which avoid or substantially
lessen the potentially significant environmental effects identified in the 2005 SEIR. With
the incorporation of the specified mitigation measures, the impact of the 2006 Project is
less than significant.
Rationale. Direct mechanisms for reimbursement for necessary additional police
services and equipment ensure that related costs shall be borne by the Project applicant.
Cooperation with the City's police department will ensure thoughtful and effective site
design and configuration for security purposes. The timing for in lieu fees and costs for
additional officers is identified as a condition of 2006 Project approval.
Impact 4. 7-6 Increased Demand for Police Services- Cumulative Impact
Cumulative development (Terrabay Phases I, II and III) would impact police services to
the site.
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Mitigation Measure 4.7-6 from the 1998/99 SEIR which carries over the 1996 SEIR
and 1982 EIR Mitigations
The Applicant shall fully fund a separate new fully-funded staff (1982 EIR) consisting of
three police officers and one new patrol vehicle (1996 SEIR) to address cumulative
development impacts.
Finding. As described in the above mitigation measure, changes or alterations
have been required in, or incorporated into, the 2006 Project which avoid or substantially
lessen the potentially significant environmental effects identified in the 2005 SEIR. With
the incorporation of the specified mitigation measures, the impact of the 2006 Project is
less than significant. The timing of the funding for the staff and vehicle is identified in
the conditions of 2006 Project approval. As mitigated this impact would be less than
significant.
Rationale. Direct mechanisms for reimbursement for necessary additional
security services ensure that related costs shall be borne by the Project applicant.
Cooperation with the City's police department will ensure thoughtful and effective site
design and configuration for security purposes. The timing for in lieu fees for additional
officers is identified in the conditions 2006 Project approval.
Impact 4.7-4 from the 1998/99 SEIR and restated in the 2005 SEIR as Mitigation
Measure 3.10-3
The 2006 Project site is within the radio communication shadow of San Bruno
Mountain. Poor signal strength and reception sites due to topography impede radio
transmissions to the Project site.
Mitigation Measure 4.7-41998/99 SEIR and 3.10-32005 SEIR
The 2006 Project Applicant shall provide a rooftop communications repeater and
related equipment to accommodate all communication channels used by SSFFD.
Communication equipment shall be installed during Phase One of Phase III. The Project
applicant shall fund maintenance costs of equipment for three years from the
installation date. After the three-year period, the City of South San Francisco shall take
over costs of maintenance and replacement.
Finding. As described in the above mitigation measure, changes or alterations
have been required in, or incorporated into, the 2006 Project which avoid or substantially
lessen the potentially significant environmental effects identified in the 2005 SEIR. With
the incorporation of the specified mitigation measures, the impact of the 2006 Project is
less than significant.
Rationale. The relay equipment is needed it shall be installed prior to the
Applicant receiving a certificate of occupancy for the first office tower in the 2006
Project.
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Traffic and Circulation
Impact. 3.1-5 (a) and (b) Year 2010 Vehicle Queuing Impacts
Queuing impacts would occur at Airport/Sister Cities/Oyster Point and Dubuque
Intersections for both the 50th and 95th percentiles occur.
Mitigation 3.1-5 (b)
Lengthening the Sister Cities Boulevard left turn pocket (at Airport Boulevard) to 250
feet would reduce queuing impacts to less than significant at this intersection that
currently experiences unacceptable base queuing. The mitigation measure shown below
is increased to 325 feet to mitigate the 95tli percentile for conditions in the year 2020.
Finding: The impact can be mitigated to a less than significant level with the
required mitigation measure. The Engineering Division has included this 325 foot
lengthening of Sister Cities Boulevard as a condition ofproject approval. Impact 3.1-5 (a)
and (b) was a significant unavoidable impact with the 2005 Project and can be mitigated
in the 2006 Project.
Rational: The Applicant shall provide a bond or other form of guarantee
acceptable to the City Engineer for the timing ofthe widening ofthe turn lane.
Impact 3.1-9 (a) and (b) Year 2020 Vehicle Queuing Impacts
Queuing impacts would occur at Airport/Sister Cities/Oyster Point and Dubuque
Intersections for both the 50th and 95th percentiles occur. Queuing impacts could occur at
the 2006 Project access and Airport Boulevard.
Mitigation 3.1-9 (b)
Lengthening the Sister Cities Boulevard left turn pocket (at Airport Boulevard) to 325 feet
would reduce queuing impacts to less than significant at this intersection that currently
experiences unacceptable base queuing. The required mitigation is for the worst-case 95th
percentile in the year 2020.
Airport Project Access: Mitigations include lengthening the left turn lane on the Airport
Boulevard approach to the 2006 Project access intersection in conjunction with
shortening the left turn lanes on the southbound Airport Boulevard approach to Oyster
Point Boulevard (based upon monitoring of queuing). The two other alternatives are 1)
striping the northbound Airport Boulevard approach to the Project access intersection as
an exclusive left turn lane, a shared through/left turn lane and an exclusive through lane
and provide split phase signalization; or 2) widening Airport Boulevard adjacent to the
project site and providing a second left turn lane on the northbound Airport Boulevard
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Finding: The impact can be mitigated to a less than significant level with the
required mitigation measure. The Engineering Division has included the widening of the
left turn pocket as a condition ofproject approval.
The Terrabay Specific Plan Zoning District contains draft language to accommodate the
widening of the Project driveway access and the first internal intersection on the Project
site. The language will become law upon City Council adopting the Ordinance to
approve the revisions. Impact 3.1-9 (a) and (b) was a significant unavoidable impact with
the 2005 Project and can be mitigated in the 2006 Project.
Rational: The Applicant shall provide a bond or other form of guarantee
acceptable to the City Engineer for the widening of the turn lane. The 2006 Project is
designed to accommodate the right-of-way stipulated for additional turn lanes into the
Proj ect.
Impact 3.1-11 on Site Circulation
Pedestrian crossings at the first on-site 2006 Project intersection could disrupt traffic
flow.
Mitigation 3.1-11
A "walk/don't walk" signal for pedestrians is identified as a mitigation measure
(Mitigation Measure 3.1-10 2005 SEIR as modified for the 2006 Proj ect). Additionally,
to address any potential queuing and stacking impacts, the first intersection on the site
shall be monitored after full project completion and occupancy. The monitoring shall be
funded through a developer pass-through account. Backups off the project site or driver
confusion will result in signalizing the internal intersection with timing coordinated to the
signal at the project access intersection with Airport Boulevard. Additionally, as stated
above, there is be adequate right-of-way area to provide either an exclusive right turn
lane and/or an exclusive left turn lane on the inbound driveway approach to the first
internal intersection should the results of the monitoring indicate the necessity to do so.
Also, right-of-way will be provided on the outbound driveway approach to Airport
Boulevard to provide a second exclusive right turn lane, should the results of the
monitoring indicate the necessity to do so (Mitigation Measure 3.1-10 2005 SEIR as
modified for the 2006 Project). The Terrabay Specific Plan Zoning District contains draft
language to accommodate the widening ofthis first internal intersection on the Project
site, as well as the 2006 Project entry driveway. The language will become law upon
City Council adopting the Ordinance to approve the revisions.
Finding: The TDM Program requires monitoring of parking and circulation on the
site which is in addition to the requirement ofthis mitigation measure. The Terrabay
Specific Plan District Zoning Ordinance contains language requiring the adequate
amount of right-of-way on the 2006 Project site to widen both the AirportlProject
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intersection and the internal intersection that is on the Project site. This impact would be
less than significant with the mitigations required.
Rational: There is adequate area for the required mitigation measures. The
mitigations are stipulated in the TDM Program and the Zoning Ordinance for Terrabay.
LESS THAN SIGNIFICANT IMPACTS
The City Council finds that all other impacts of the 2006 Project are not
environmentally significant as documented in the 2005, 1998/99, 1996 SEIRs and their
Addenda, and the 1982 EIR and/or supported by evidence elsewhere in the record as a
whole. In some cases, the SEIR has suggested mitigations for impacts that are less than
significant even without mitigation. CEQA does not require mitigation for less than
significant impacts, nor does it require findings for mitigation measures proposed for less
than significant impacts. Therefore, no findings are made with respect to such mitigation
measures.
Some of the less than significant impacts identified in the 2005 SEIR are impacts
that the SEIR identified as potentially significant or significant, but recommended
mitigation measures reduce the impacts to less than significant levels.
IMPACTS AND MITIGATION MEASURES IDENTIFIED IN THE 2005 SEIR
NOT APPLICABLE TO THE 2006 PROJECT
Aesthetics Impact and Mitigation Measure 3.5-2 which addresses night lighting
mitigations to protect residential uses on the Phase III site.
Finding: The 2006 Project does not propose residential land uses.
Noise Impact and Mitigation Measure 3.3-3 Increases in Traffic Noise in 2020. The
expected increase in traffic noise due to the 2005 Project generated traffic was
calculated based on the traffic projections for a larger mixed-use project that included
residential uses.
Finding: The 2006 Project does not include residential uses and is similar in
scope to that of the 2000 Project, not the 2005 Project. The 2006 Project would not
increase noise above that identified in the 1998/99 SEIR due to the reductions size and the
elimination ofresidential1and uses in the 2006 Project.
Noise Impact and Mitigation 3.3.4 Project Generated Mechanical Equipment Noise
The 2005 Project involved mixed use development which introduced the potential for
stationary noise sources associated with the commercial uses to adversely affect the noise
sensitive residential uses. The most likely sources of noise impact would be from
outdoor mechanical equipment used for ventilation and air-conditioning. This is a
potentially significant impact not previously identified in the 1998/99 SEIR.
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Finding: Noise mitigation is not required based upon the proposed land use.
Additionally the City's Design Review Board required shielding of mechanical
equipment. The City's Municipal Code requires 2006 Project conformance with the
City's Noise Regulation (Chapter 8.32.030). These standards generally require
continuously operating equipment to meet a noise level of 60 dBA during the day and 55
dBA during the night at multiple-family residential uses.
Public Services and Utilities Impact and Mitigation 3.10.1 Increased Demand for
Police Services The 2005 Project was a larger more intense land use than the 2006
Proj ect.
Finding:...The Police Department has determined that absence of both the movie
theatre and the 24/7 lifestyle activities proposed in the 2005 Project reduces the impacts
to police services and six new officers are not needed.
Additionally, the 2006 Project applicant shall incorporate recommendations from the
SSFPD into their site design and operations that affect crime prevention, security, traffic
safety and other concerns as a condition of 2006 Project approval.
Public Services and Utilities Impact and Mitigation 3.10.2 Increased Demand for Fire
Services Development of the 2005 Project would increase call volumes, including
rescue and medical services, to the SSFFD as a result of the increase in new residents,
employees and visitors to the site. The site location, construction type, occupancy type,
and high concentration of occupants would severely affect the first fire unit responding
to fire, medical, hazardous material, or other emergency calls. SSFFD would require one
additional position (three personnel) for fire control, evacuation, medical scene
management, care of injured persons, and other emergencies (Captain Niswonger 2005).
Finding:. The 2006 Project is a less intense land use and the Fire Department (Fire
Marshall Niswonger) has stated that the mitigations from the 1982 EIR and the 1996 and
1998/99 SEIR's are adequate to mitigate project impacts.
Public Services and Utilities Impact and Mitigation 3.10.4 Potentially poor signal
strength and reception sites within proposed buildings and parking structures Proposed
high-rise buildings and multi-level parking structures would have dense building
materials, including concrete and steel. These structures may have poor signal strength
and reception sites.
Finding;. The Police and Fire Departments through conditions of 2006 Project
approval have stated that similar conditions of approval required for the Peninsula
Mandalay Project shall apply to the 2006 Project.
Public Services and Utilities Impact and Mitigation 3.10.5 Wildland Fire Potential
There exists the potential for an urban wildland fire.
Page 14 of 15
Finding: The Applicant shall be required through conditions of project
approval and by law (the California Fire Code) to design the 2006 Project with a 100
foot fire buffer. The 2006 Project reflects the 100 foot buffer requirement. The
Property Owners Association shall be required through the CC&R's required by the
City to maintain the fire buffer. (California Fire Code, 2001 Sec. 110.4).
Public Services and Utilities Impact and Mitigation 3.10.8 Increased demand on the
wastewater collection system in Airport Boulevard The mitigation measure required
televising the sanitary sewer lines serving the project to identify capacity.
Finding: The study was completed under the supervision of the Engineering
Department. The sanitary sewer line was found to have adequate capacity for the 2006
Project and cumulative development (Ray Razavi, City Engineer, and August 17,
2006).
Traffic and Circulation Impact and Mitigation 3.1-11 On Site Parking applied to the
2005 Project.
Finding: There is no parking impact associated with the 2006 Project as
demonstrated in the 2006 Initial Study.
Traffic and Circulation Impacts and Mitigations 3.1-2, and 3.1-6)006 Project impacts
are less than significant and require no mitigation with the 2006 Project where mitigation
was required for the 2005 Project:,
Finding: Trip generation, Intersection Level of Service at Oyster
PointelDubuquelUS 101 Northbound on-ramp for 2010 and 2020 was significant (and
could be mitigated) with the 2005 Project and is less than significant with no mitigation
required for the 2006 Project.
Page 15 of 15
EXHIBIT B
STATEMENT OF OVERRIDING CONSIDERATIONS
AND FINDINGS REGARDING AL TERNA TIVES
1. General
Pursuant to Public Resources Code S 21081 and CEQA Guidelines S 15093, the City
Council of the City of South San Francisco makes the following Re- Statement of
Overriding Considerations relating to its recommendation of approval of the entitlements
for the final development parcel of Phase III of the Terrabay Project (hereinafter, "2006
Project" or "Project"). The 2005 SEIR and 2006 Addendum (supplementing the 1998/99
SEIR, 1996 SEIR and 1982 EIR) analyzed Phase III impacts on a project EIR level which
is a much greater level than required for cumulative impacts under CEQA.
The City Council has balanced the benefits of the 2006 Project to the City against the
one adverse impact identified in the 2005 SEIR pertaining to air quality which is a re-
statement of the 1998/99 SEIR identified impact and the three adverse impacts identified
in the 1998/99 SEIR pertaining to traffic as significant which have not been eliminated
or mitigated to a level of insignificance. These impacts are: (I) Air Quality Impact 4.5-
3 from the 1998/99 SEIR Changes in Regional Long-Term Air Quality; (2) Traffic
Impact 4.4-1 from the 1998/99 SEIR 2000 Base Case Plus Phases II and III Freeway
Impacts; (2) Traffic Impact 4.4-4 from the 1998/99 SEIR 2010 Base Case Plus Phases II
and III Freeway Impacts; and (3) Traffic Impact 4.4-5 from the 1998/99 SEIR 2010
Base Case Plus Phases II and III Ramp Impacts.
The following significant unavoidable impacts identified in the 2005 SEIR do not apply
to the 2006 Project as demonstrated by the 2006 traffic analysis prepared by Crane
Transportation Group for the City of South San Francisco and incorporated into the 2006
Initial Study prepared for the 2006 Project: (I) Traffic Impact 3.1.5 : Year 20 10 Vehicle
Queuing Impacts; (2) Traffic Impact 3 .1.6: Year 2020 Intersection Level of Service
Impacts;and (3) Traffic Impact 3.1.9: Year 2020 Vehicle Queuing Impacts.
The City Council has carefully considered each environmental impact identified in the
2005 SEIR and the 2006 Addendum in reaching its decision to approve the 2006 Project.
The Project sponsor has made reasonable and good faith efforts to mitigate all potential
impacts resulting from the 2006 Project. The City Council has imposed mitigation
measures identified in the 2005 SEIR, 1998/99 SEIR, 1996 SEIR and 1982 EIR as
conditions of approval to eliminate or mitigate to a level of insignificance potential
impacts. Although the City Council believes that the three unavoidable traffic
environmental impacts identified in the 1998/99 SEIR and the one air quality impact
identified in the 1998/99 SEIR and re-stated in the 2005 SEIR will be substantially
lessened by the mitigation measures identified in the 2005 SEIR and incorporated into the
2006 Project as conditions of approval, it recognizes that the implementation of the 2006
Project carries with it these four potentially unavoidable adverse environmental impacts.
Page 1 of?
With regard to each of the four significant unavoidable impacts, the City Council
specifically makes the following findings to the extent that the identified adverse impacts
have not been mitigated to a level of insignificance: (1) specific economic, social or
other considerations make infeasible mitigation measures or alternatives identified in the
2005, 1998/99 and 1996 SEIR's and the 1982 EIR which may reduce the significant
unavoidable impacts to less than significant; and (2) there are specific economic, social,
environmental, legal, land use and other benefits of the 2006 Project which outweigh the
four significant unavoidable effects on the environment. The City Council further finds
that anyone of the overriding considerations identified hereinafter in subsection 4 is a
sufficient basis to approve the 2006 Project.
2. Unavoidable Significant Adverse Impacts and Required Mitigation Measures
The following are unavoidable significant 2006 Project impacts. These impacts cannot
be fully mitigated by changes or alterations to the 2006 Project or the imposition of
further mitigation measures.
The impacts associated with the 2006 Project are similar to those associated with the
approved 2000 office tower. The 2006 Project would eliminate four significant off-site
traffic impacts and three significant unavoidable traffic impacts identified in the 2005
SEIR based upon the 2005 Project. Therefore, the 2006 Project has been revised to
eliminate seven traffic related impacts. The 2006 Project would not increase the severity
of any impacts identified in the 1998/99 SEIR or the 2005 SEIR.
Three significant and unavoidable impacts relating to traffic and one air quality would
result from implementation of the 2006 Project. These impacts are:
Traffic Impact 4.4.1: Year 2000 Base Case Plus Phases II and III Freeway Impacts:
The 2006 Project would result in the same impact associated with the 2000 Project on
certain segments of US 101 freeway by either increasing traffic volumes by more than 1 %
or changing the level of service from LOS E to F. Six of the eight identified impacted
freeway segments are already operating at LOS F in the year 2000 without the 2006
Project. Phase II and Phase III Cumulative Impacts will result in an increase of vehicle
trips along these segments of US 101 of approximately 1.25% to 2.76%. The 1998/99
SEIR established a standard that an increase in peak direction traffic on the roadway of
1 % or more due to the Project would be considered a significant impact. The Phase II and
III Cumulative Impacts will result in an increase that is considered significant. The 2006
Project will contribute over a 1 % increase in peak direction traffic on these segments of
US 101 and the 2006 Project cumulative is considered significant.
The 2006 Project incorporates a bus stop and shelter along Airport Boulevard and a
Transportation Demand Management Program. The City has constructed the Oyster Point
Interchange Improvements and the Applicant has contributed 8.5 million to these
improvements. The 1998/99 SEIR notes that either a 64% reduction in the size of the
Project or widening of US 10 1 would reduce this impact to less than significant. Both of
these measures are infeasible.
Page 2 of7
Traffic Impact 4.4.4: Year 2010 Base Case Plus Phases II and III Freeway Impacts:
The 2006 Project would result in the same impact associated with the 2000 Project on
certain segments of US 101 freeway by increasing traffic volumes by more than 1 % at
segments already operating at LOS F. Six of the eight identified impacted freeway
segments are already operating at LOS F in the year 2000 without the 2006 Project. Phase
II and Phase III Cumulative Impacts will result in an increase of vehicle trips along these
segments of US 101 of approximately 1.10% to 2.41 %. The 1998/99 SEIR established a
standard that an increase in peak direction traffic on the roadway of 1 % or more due to
the Project would be considered a significant impact. The Phase II and III Cumulative
Impacts will result in an increase that is considered significant. The 2006 Project will
contribute over a 1 % increase in peak direction traffic on these segments of US 101 and
the 2006 Project cumulative is considered significant.
The 2006 Project incorporates a bus stop and shelter along Airport Boulevard and a
Transportation Demand Management Program. The City has constructed the Oyster Point
Interchange Improvements and the Applicant has contributed 8.5 million to these
improvements. The 1998/99 SEIR notes that either a 59% reduction in the size of the
Project or widening of US 10 1 would reduce this impact to less than significant. Both of
these measures are infeasible. The 2006 Project has been reduced in size from that
previously analyzed.
Traffic Impact 4.4-5 2010 Base Case Plus Phases II and III Ramp Impacts
Development of Phase II and III in the year 2010 would cause a significant adverse
cumulative impact on the PM peak hour operation on the Northbound US 101 on-ramp
from Oyster Point Boulevard. This on ramp would already be operating at over-capacity
and unacceptable levels in 2010 without the 2006 Project. Phase II and III Cumulative
Impacts will result in an increase of vehicle trips by approximately 6.8% on this on-ramp.
The 1998/99 SEIR established a standard that an increase in peak direction traffic on the
on-ramp of 1 % or more due to the Project would be considered a significant impact. The
Phase II and III Cumulative Impacts will result in an increase that is considered
significant. The 2006 Project will contribute over a I % increase in peak direction traffic
on this on-ramp and the 2006 Project cumulative is considered significant.
The 2006 Project has contributed 8.5 million to traffic improvements in the area. The
2006 Project includes a bus stop and shelter along Airport Boulevard as well as and a
Transportation Demand Management Program. A 85% reduction in the size of the Project
would be required to reduce this impact to less-tah-significant which in light of the whole
of the record and the objectives of the Project is infeasible.
Air Quality Impact 3.2.3: Regional emission increase that would exceed the BAAQMD
significance thresholds for ozone precursors and PMJO. This is the same impact
identified in the 1998/99 SEIR and remains the same for the 2006 Project. Measures
identified in the Transportation Demand Management (TDM) Plan incorporate the
mitigation measures identified in the 1998/99 SEIR and the 2005 SEIR. These impacts
Page 3 of7
could be reduced by the mitigation measures identified but not to a level that is less than
significant. Mitigation measure 4.5-3 identified in the 1998/99 SEIR shall be
implemented.
In addition, the following mitigation measures shall be applied to Project: 1) electric
vehicle charging stations shall be provided, 2) the project will include sidewalks and/ or
paths, connected to adjacent land uses, transit stops and/or a community-wide network, 3)
provision of secure and conveniently located bicycle storage, 4) preferential parking for
electric or alternatively-fueled vehicles. 5) implementation of feasible TDM measures
including ride-sharing, coordination with regional ridesharing programs and provision of
transit information, 6) the above-referenced bus turnouts and benches, and 7) direct, safe,
attractive pedestrian access from project land uses to transit stops and adjacent
development.
3. Findings of Infeasibility of Mitigation Measures and Alternatives For Unavoidable
Impacts
a. Infeasibilitv of Mitigation Measures
Traffic Impacts 4.4.1 and 4: Year 2000 and 2010 Base Case Plus Phases II
and III Freeway Impacts and Traffic Impact 4.4.5 2010 Base Case Plus
Phases II and III Ramps
An overall reduction in project size between 64% to 85% would be required in
order to reach a less than significant impact. A reduction of this nature would
render the project economically infeasible. The economic benefit realized
through a critical mass of office and commercial retail uses in order to capitalize
the 2006 Project and the tax return to the City would not be realized. Reductions
in the 2006 Project is infeasible because of the extensive and costly public
amenities and infrastructure improvements required for the 2006 Project and those
already built for Phase I and II, the need for a critical mass of office and retail to
finance the project and provide a tax benefit to the City and the fixed cost of
constructing infrastructure necessary to serve the 2006 Project. The development
of the Terrabay Project, including the 2006 Project is subject to extensive
conditions of approval under the HCP, Development Agreement and Specific
Plan as amended. These documents require 1) the restoration and dedication of
over 400 acres of property to the County and the City as open space; 2) funding
HCP maintenance and monitoring; 3) construction of a fire station (built as part of
Phase I); 4) construction of a recreation center (built as part of Phase I); 5)
construction of a child-care facility; 6) construction of a 200 seat Performing Arts
Center 7) construction of 32 moderate income housing units off-site at 120% of
the median; 8) completion of the Hillside Boulevard extension (built as part of
Phase I); 9) a $8.5 million financial contribution to the construction of the hook
ramps; 10) construction of the water tank and distribution lines and the Terrabay
pump station as a part of Phase I; 11) construction of the sound wall along Sister
Cities Boulevard; 12) construction of recreational improvements to Hillside
Page 4 of7
School; and, 13) and other improvements and fees. The costs of these
improvements are spread throughout the entire project, including the 2006
Project. The construction of required infrastructure in the 2006 Project are fixed
costs that must be spread over the amount of square footage constructed. A 60 -
84% reduction in density to reduce impacts to a less than significant level could
not support the development costs of the 2006 Project and would render the 2006
Project economically infeasible. Based on the foregoing and other information in
the record, widening of US 101 or a reduction of the size of the 2006 Project are
not feasible.
(4) Air Quality Impact 3.2.3: Regional emission increase that would exceed
the BAAQMD significance thresholds for ozone precursors and PMIO~ Reduction
of the 2006 Project as identified above (approximately by 75%) could potentially
reduce this impact to a less than significant level. The 2006 Project would be
economically infeasible, as noted above, with such a reduction. The benefits of
the 2006 Project would then not be realized.
b. Infeasibility of Alternatives Which Would Reduce Impacts
Since the significant unavoidable impacts will be caused by buildout of the 2006
Project, the only alternative identified in the 2005, 1998/99, 1996 SEIR and the
1982 EIR that would reduce this impact to less than significant is the No
Development Alternative.
In light of the foregoing, the only alternative that would reduce the cumulative
impacts of building out the project as proposed in the 2006 Project is the No
Development Alternative for the remaining parcels of Phase III.
This alternative is infeasible. The Terrabay Project already incorporates many of
the alternatives proposed under the 1998-99 SEIR. First, the Project provides for
a 25+ acre of preserve land (The Preservation Parcel) for the protection of
endangered species habitat and a 6.3 acre parcel offered to the City for
recreational purposes (The Recreation Parcel). Additionally, a buffer area is
proposed to shield the archeological site from the proposed development. The
project also incorporates more area into the HCP. The Project has contributed 8.5
million to transportation improvements the majority of which mitigates impacts
associated with Phase III development. As a result of the foregoing, the
developable footprint on the remaining parcel has been significantly reduced
(from 47 to 1 0 acres).
Moreover, the benefits of the Project to the City are derived from the Project as a
whole. The goals and objectives of the Project may only be met if each phase is
built as proposed in the 2006 Project. Furthermore, the benefits under the HCP
are based on the development of each phase. Therefore, since the No
Development Alternative for Phase III does not accomplish most of the objectives
Page 5 of?
of the Project, the City Council finds that this alternative is infeasible and,
therefore, rejects this alternative as it relates to the remaining parcels of Phase III.
4. Statement of Overriding Considerations
The City Council has considered the public record of proceedings on the 2006 Project
and finds and determines that the approval and implementation of the 2006 Project
entitlements would result in the following substantial public benefits that outweigh the
four significant, unavoidable cumulative impacts of the Terrabay 2006 Project:
. Provide economic growth and employment opportunities in the City and surrounding
region, by the creation of new jobs on the site and in the construction - related
industries;
. Provide a tax benefit to the City by increasing tax base and revenues to the City
through property and sales tax revenues;
. Provide below market rate housing;
. Reduce overall environmental impacts and preserve open space by building on 10
acres of land out of the original 47 acres of Phase III most of which was previously
disturbed by transportation and utility-related grading while preserving 26 plus acres
as species habitat, wetlands and open space;
. Further the goals of the San Bruno Mountain Habitat Conservation Plan by allowing
the 2006 Project to be built within the developable area of the Mountain vested by the
HCP, to continue to fund the HCP by the homeowner and commercial fees
prescribed by the HCP, by the restoration and conveyance to the County of San
Mateo the remainder parcels adjacent to the Phase III site, by the creation of a fire
buffer around the perimeter of the site and the planting of a carefully planned
landscape plan utilizing non-invasive and drought resistive plantings;
. Develop the "Buffer Parcel" with roads and landscaping pursuant to the Mutual
Release and Settlement Agreement between the City, Myers Development Company,
San Bruno Mountain Watch and the Center for Biological Diversity;
. Create a transition area between the urbanized potion of the City and San Bruno
Mountain Park;
. Offset Project Sponsor's burden and City burden and costs created by the
development of Phase I and II and the public amenities already constructed by the
developer including the construction of Sister Cities Boulevard, fire station,
recreation center, private streets, water system and holding tank, Hillside School
recreation facilities, payment of a child care in-lieu fee ($700,000), payment of
Oyster Point Flyover fees (8.5 million), restoration and dedication of 26 acres of open
space (Preservation Parcel), restoration and dedication of a six acre plus parcel to the
Page 6 of7
City (the Recreation Parcel), restoration and dedication of 400 acres of open space
(Juncus Ravine and remainder lands), construction of the linear park and offer of
dedication of the park to the City, by allowing the project to be completed and tax
benefits to the City to be realized.
Page 7 of?
EXHIBIT C
FINDINGS ON IMPACTS AND MITIGATION MEASURES RESULTING FROM
THE 2006 PROJECT THAT DO NOT REQUIRE FURTHER
ENVIRONMENT AL REVIEW FROM 1998/99 SEIR AND ADDENDUM, THE
2005 SEIR AND THE 2006 ADDENDUM THERETO NOT
FURTHER ANALYZED IN 2005 SEIR AND THE 2006 ADDENDUM
This section contains findings on the environmental impacts of the Proposed Phase III
Project (2006 Project) that were not further analyzed in the 2005 SEIR because the
impacts of the 2005 Project for Phase III were not significantly different from the
impacts of the Phase III Project under the Terrabay Specific Plan as amended in 2000.
An Initial Study was prepared for the 2006 Project and through the analysis it was found
that the 2006 Project poses less environmental impacts than those identified for the 2005
Project and that some of the mitigation measures required in previous documents have
been completed. An Addendum to the 2005 SEIR was prepared. No further analysis of
these impacts was required because the 2006 Project did not present any new significant
environmental effects or a substantial increase in the severity of previously identified
significant effects in these areas for the entire Terrabay Project (Public Resources Code S
21166; CEQA Guidelines S 15091). Prior City Council findings on the environmental
impacts of Phase III under the 1982 EIR,1996 SEIR, and 1998/99 SEIR and Addendum
thereto are incorporated herein by reference. Mitigation measures already completed or
incorporated into the 2006 Project design are only addressed as necessary for the finding.
Aesthetics: (2005 SEIR) The 2006 Project slightly reduces lighting impacts from those
identified in the 2005 SEIR. There would be no conflict between night lighting and
residential uses associated with the 2006 Project as no residential land uses are proposed
as a part ofthe 2006 Project. Additionally, the 2006 Project would be clustered on eight
acres as opposed to 20 acres proposed and analyzed in the 2005 SEIR leaving the
majority of the site open with views of the Mountain. No new or additional mitigation
measures would be required for the 2006 Project.
A1!ricultural Resources (1998/99 SEIR) The 2006 Project site contains no lands
designated as prime farmland, Unique Farmland or Farmland of Statewide Importance.
There is no farmland or agricultural uses within the City of South San Francisco (source:
South San Francisco General Plan, 1999).
Impacts on Biolo1!ical Resources (1998/99 SEIR) The 1998/99 SEIR updated
information on biological resources of the project and re-evaluated potential impacts on
sensitive resources. The 2006 Project would result in no impacts to special status species
that are identified in the 1998/99 SEIR. The 2005 Project has been substantially revised
to avoid all the Callippee Silverspot habitat (Viola penduncula) and to take only 1/10th of
an acre of freshwater march, seeps, and riparian habitat. In doing so, a 26-acre plus
Preservation Parcel (containing wetlands and critical butterfly habitat) was offered by the
Page 1 of7
applicant and designated as permanent open space by the City Council on November 24,
2000 (Resolution #48-2000). The dedication and conveyance of the land on August 11,
2004, to the County of San Mateo for inclusion in San Bruno County/Sate Park preserves
the wetlands and habitat and furthers the objectives of the HCP for San Bruno Mountain.
A Wetland Mitigation Plan prepared by Wetland Research Associates, on behalf of the
City and Myers Development Company, approved by the U.S. Army Corp ofEn~ineers
mitigates the impacts ofthe City's Oyster Point Hook ramp project and the 1/10t acre
wetland take on the 2006 Project site. These modifications serve to provide compliance
with mitigation measure 4.3-1 (a) from the 1998/99 SEIR, which calls for avoidance of
freshwater marsh and riparian habitat to the greatest extent possible. The 2006 Project
conforms to mitigation measures contained in the 1998/99 SEIR with respect to wetlands
preservation and species habitat preservation.
Environmental Collaborative (City's biologist of record for review of Terrabay) reviewed
the 2005 Terrabay Phase III Only Plan and found it to be in compliance with the
mitigation measures identified in the 1998/99 SEIR, as documented in the 2005 Initial
Study and 2005 Terrabay Phase III Only Initial Study contained in the 2005 SEIR. The
2006 Project would increase the distance of construction further from biologically
sensitive areas from that analyzed in the 2005 Initial Study as shown in the 2006 Initial
Study and Addendum. The 2006 Project would slightly reduce potential impacts on the
northern portion of the Buffer Parcel in that area where as identified in 2005, it was
thought to contain emergent wetlands. The USACE determined in 2005 that this area
did not constitute wetlands (February 1, 2006).
The boundaries of the Terrabay Specific Plan Area were found by the City Council to be
in compliance with the Habitat Conservation Plan (HCP) on May 12, 1999 (City Council
Resolution #64-99). The compliance hearing was conducted pursuant to federal statute
which included review by U.S. Fish and Wildlife Service, State Department ofFish and
Game, the County of San Mateo and Thomas Reid Associates (Plan Administrator). The
review period and certification hearing was noticed pursuant to federal, state and local
requirements. The Terrabay Plan boundaries and limits of grading included Phase III as
well as the dedication of the Preservation Parcel. The proposed 2005 Terrabay Phase III
Only Specific Plan identifies limits of grading within the developable area ofthe
remaining 21 acres of Terrabay Phase III (Figure 3, Initial Study in DSEIR, p 2-4 DSEIR
and Figure 15 Phase III Only Terrabay Specific Plan). The proposed limits of grading
conform to the HCP fence and the HCP requirements. Ms. Victoria Harris of Thomas
Reid Associates reviewed the 2005 Phase III project limits and found them in compliance
with the 1999 HCP Certification hearing (November 22, 2005). The 2006 Project was
found to be in compliance with the HCP Boundaries on July 12,2006 (Ms. Miesel,
Thomas Reid and Associates).
Mitif!ation Measure Section 4.3 Biology of the 1998/99 SEIR and Master
Response 7.3-8 of the 1998/99 SEIR are hereby incorporated by reference.
Mitigation Measure 4.3-1,jrom the 1998/99 SEIR shall apply to the 2006 Project
which address landscape compatibility, a restoration plan and salvage plan.
Page 2 of7
Mitigation Measure 4.3-2from the 1998/99 SEIR avoidance of habitat has been
accomplished by the creation and conveyance ofthe Preservation Parcel however,
dust control and trail signage are applicable to the 2006 Project. Mitigation
Measure 4.3-3 from the 1998/99 SEIR which identifies avoiding wetlands take to the
maximum extent feasible which has been accomplished with the creation and
conveyance of the Preservation Parcel to the County containing wetlands and
enhanced wetlands pursuant to an approved USACE Section 404 permit which
mitigates the loss of 0.10 acres of intermittent stream the only take of wetlands
associated with the 2006 Project.
Findin1! As described in the above mitigation measure, changes or alterations
have been required in, or incorporated into, the 2006 Project which avoid or substantially
lessen the potentially significant environmental effects identified in the 1998/99 SEIR. ,
The impact of the 2006 Project is less than significant with the incorporation of the
specified mitigation measures.
Rationale The 2006 Project conforms with the provisions of the San Bruno
Mountain Habitat Conservation Plan, and enhancement and preservation efforts will
greatly improve habitat values on this portion of the site. No significant impacts on
wildlife are anticipated from the 2006 Project.
Impacts on Cultural Resources (1998/99 SEIR) There are no Historic Resources (as
defined under section 15064.5 of the CEQA Guidelines) on the Terrabay Phase III Only
site. One prehistoric archeological site is located adjacent to the project site, a
shellmound which contains a number of organic, shellfish and human remains. The 2006
Project completely avoids this site, fulfilling the requirements of Mitigation measure 4.9-
1 (b) of the 1998/99 SEIR. The archaeological site is a part of the "Preservation Parcel"
containing wetlands, archaeological remains and endangered species habitat. The
Preservation Parcel was conveyed by the applicant to the County of San Mateo August
2004 for inclusion in San Bruno Mountain State and County Park. Additionally,
Holman Associates, Archaeologists (City's archaeologist of record for review of
Terrabay) reviewed the 2005 Terrabay Phase III Only plan and found it to be in
compliance with the mitigation measures identified in the 1998/99 SEIR, as documented
in the 2005 Initial Study contained in the 2005 SEIR. The 2006 Project does not decrease
the distance of development from the Preservation Parcel and would not impact the
prehistoric archaeological site. The 2006 Project keeps within the limits set by the 2005
Project.
Miti1!ation Measure The 2006 Terrabay Phase III-Only Specific Plan would
implement Mitigation Measure 4.9-1 (b) ofthe 1998/99 SEIR. Potential impacts are thus
reduced to a less than significant level.
Findin1! As described in the above mitigation measure, changes or alterations
have been required in, or incorporated into, the 2006 Project which avoid or substantially
lessen the potentially significant environmental effects identified in the 1998/99 SEIR.
Page 3 of7
The impact of the 2006 Project is less than significant with the incorporation ofthe
specified mitigation measures.
Rationale The impacts of the 2006 Project on cultural resources are less than
significant because there are no historical resources on the Development or Buffer
Parcels, the only identified site of archeological significance is located off-site, and
because potential impacts on Native American burial sites are ameliorated by a limitation
of development on the Buffer Parcel to roads, retaining walls, surface parking,
landscaping and an informational kiosk. Based on the foregoing, the 2006 Project impact
is less than significant.
Impacts on Geolo!!V and Soils (J998/99 SEIR) Geology, soils and seismicity were
thoroughly analyzed in the 1998/99 SEIR. The limits of grading proposed by the 2006
Project are substantially less (approximately half of the area) those analyzed in 1998/99
and approximately half of that analyzed in the 2005 SEIR. Therefore, approximately 10
acres of the original 47 acre site would be disturbed by grading and construction.
Additionally, a geotechnical investigation was conducted by URS Corporation for the
Phase III Development site. The engineering analyses of this study were documented in
a second geotechnical report. Additional field exploration as a requirement of the
building permit issuance will be conducted to address design level specifications
pertaining to standard building issues such as foundations, compaction and drainage. The
potential geologic impacts identified in 1998/99 such as seismicity, rock and land slides,
debris flows, liquefaction and settlement do not differ from that analyzed in the 1998/99
SEIR.
Mitif!ation Measures Implementation of Mitigation Measures 4.1.1 from the
1998/99 SE1R shall apply to the 2006 Project which stipulates that all grading shall
be in conformance with the Agreement with Respect to San Bruno Mountain Habitat
Conservation Plan. This mitigation also requires state and federal agency permitting
prior to grading. The 2006 Project is in compliance with this requirement.
Mitigation Measure 4.1-2 from the 1998/99 SEIR shall apply to the 2006 Project
which stipulates maximum slope grades, benches and drainage and slope engineering
design to insure slope stability and minimize erosion.
Mitigation Measure 4.1-3 from the 1998/99 SEIR shall apply to the 2006 Project will
require that measures to mitigate active slide areas and to mitigate cuts into active
slides include removing material, buttressing and building retaining walls.
Additionally, implementation of this mitigation measure requires that the CC&Rs for
the Property Owners Association establish and fund a Slope Maintenance Plan which
shall provide for the monitoring and maintenance of engineered slopes, perimeter
drainage, debris slide retention and deflection structures.
Mitigation Measure 4.1-4 from the 1998/99 SEIR shall apply to the 2006 Project
which required rockslide and rockfall mitigations including such measures as flatter
Page 4 of7
slopes with benches, rock anchors, subdrains, revegetation, slope monitoring
instrumentation, sealing off loose rocks, netting and encapsulating rocks, fencing
rocks, annual inspection of outcrops prior to the rainy season, slope maintenance
plans and implementation of the plans through the CC&R's for the property.
Mitigation Measure 4.1-6 from the 1998/99 SEIR shall apply to the project which
addresses the secondary effects of seismic shaking.
The above identified mitigation measures will mitigate potential issues of rock slope
stability, land and debris slides, liquefaction and settlement to less than significant levels.
FindinJ! As described in the above mitigation measure, changes or alterations
have been required in, or incorporated into, the 2006 Project which avoid or substantially
lessen the potentially significant environmental effects identified in the 1998/99 SEIR.
With the incorporation of the specified mitigation measures, and with the implementation
of the additional studies and data collection discussed more fully above, the impact of the
2006 Project is less than significant. The 2006 Project would not result in any new or
increased impacts with respect to geology and soils from those identified in the 1998/99
SEIR. The 2005 SEIR did not re-evaluate geology and soils impacts as they were similar
to or less than the project impacts analyzed by the 1998/99 SEIR. The 2006 Project
would result in less site disturbance than analyzed in the 1998/99 SEIR. No new or
additional mitigation measures would be required for the 2006 Project
Rationale The implementation of mitigation measures related to slope stability,
the establishment of a slope maintenance plan, and other mitigation measures contained
in the 1998/99 SEIR, and as required and incorporated into Phases I and II of Terrabay
which have proven successful, will reduce potential impacts from seismically induced
landsliding and rock sliding impacts to a less than significant level, and the removal of
debris material, addition of buttressing walls and retaining walls will mitigate possible
activity in active slide areas.
Impacts of Hazards and Hazardous Materials (1998/99 SEIR and 1999) The
undeveloped and vacant project site contains no hazardous or toxic materials as
documented in the Phase I Environmental Site Assessment identified in the 2005 Initial
Study for the 2005 Project. The mixed use project would not result in the release of
hazardous materials into the environment. The General Plan identifies the site as a 'Low
Priority Fire Hazard Management Unit," and no mitigation measures are required.
Conditions have not changed since the evaluation of the 2005 Project that would result in
an impact to or from the 2006 Project.
Water and HvdroloflV Impacts (1998/99 SEIR). The 2006 Project would not violate any
water quality standards or waste discharge requirements. The 2006 Project would result
in a reduction of impervious surfaces by about 75 percent from the 1998 Project
development plan due to the dedication of the 25.6-acre Preservation Parcel, resulting in
an increase in groundwater re-charge and the reduction in the scope of the 2006 Project
from that proposed in the 2005 Project. The amount of surface and storm water runoff
Page 5 of7
would be less than in the previous development plan. Future development at the site will
not degrade water quality, and the project site is not located within a 100-year flood zone.
The 2006 Project will result in a reduction of storm water runoff, which is addressed in
the 2005 SEIR and the 2006 Addendum.
Mitiflation Measure Mitigation Measure 4.2-11 from the 1998/99 SEIR refers
to debris basins that are required on the Phase III parcel and does apply to the 2006
Project.
No additional mitigation measures beyond those identified in the 1998/99 SEIR are
required.
Findinfl As described in the above mitigation measure, changes or alterations
have been required in, or incorporated into, the 2006 Project which avoid or substantially
lessen the potentially significant environmental effects identified in the 1998/99 EIR.
The 2006 Project would not result in any new or increased impacts with respect to
hydrology from those identified in the 1998/99 SEIR. The 2005 SElR did re-evaluate
storm water/waste water and as noted by the City Engineer adequate capacity does exist
in the existing storm drain/sanitary sewer infrastructure for the 2006 Project and
cumulative development. The 2006 Project would result in less site disturbance than
analyzed in the 1998/99 SElR. No new or additional mitigation measures would be
required for the 2006 Project.
Rationale The amount of surface runoff and storm water runoff under the 2006
Project is less than that of the plan analyzed in the 1998/99 SElR. The site is not located
within a flood plain. The impacts of the 2006 Project are less than significant and less
than the project analyzed in the 1998/99 SEIR.
Impacts on Land Use and Planninfl There are no land use impacts associated with the
2006 Project.
Impacts on Mineral Resources There are no mineral resources on the Terrabay site and
therefore there are no mineral resource impacts associated with the 2006 Project.
Impacts on Noise The 2006 Project would not result in any new or increased impacts
with respect to noise from those identified in the 1998/99 SEIR and the 2005 SEIR which
did re-evaluate noise. No new or additional mitigation measures would be required for
the 2006 Project.
Mitiflation Measure Mitigation Measure 3.3-1 from the 2005 SEIR which
restates Mitigation Measure 4,6-1 from the 1998/99 SEIR. The mitigation measure
requires construction scheduling and limits hours of construction activity, muffling
and shielding of equipment, stipulates location of equipment (furthest from
residential uses) and equipment idling prohibitions to reduce temporary noise
impacts. The mitigations also require "Disturbance Coordinator" which in practice
on Terrabay Phase I and II has been entitled a "Mitigation Monitor".
Page 6 of7
Impacts on Population Housing The 2006 Project would not result in any new or
increased impacts with respect to population and housing nor did the 1998/99 SEIR
identify any impacts associated with population and housing. The 2005 SEIR did not re-
evaluate population and housing impacts based upon the analysis contained in the initial
study for the 2005 SEIR. No new or additional mitigation measures would be required
for the 2006 Project
Impacts on Public Services The 2006 Project would not result in any new or increased
impacts with respect to public services from those identified in the 1998/99 SEIR. The
2005 SEIR did evaluate impacts associated with a more intense land plan and both police
and fire has indicated that the mitigations identified in the 1998/99 SEIR, 1996 SEIR and
1982 SEIR adequately address the 2006 Project. No new or additional mitigation
measures would be required for the 2006 Project. No impacts associated with parks and
open space are anticipated. The project has constructed the Terrabay Recreation Center
and has or is in the process of dedicating over 400 acres for open space and recreational
use including the Preservation Parcel (26 acres), the Recreation Parcel (6.3 acres) and
Juncus Ravine and remaining parcels (400 acres) as open space.
Mitigation Measure Implementation of Mitigation Measure 4.7-2 from the
1998/99 SEIR requires the funding of one new police position.
Mitigation Measure 4,7-4 from the 1998/99 SEIR and restated in the 2005 SEIR
as Mitigation Measure 3.10-3 requires the installation of relay equipment to facilitate
police and fire communications on the first building constructed on the Phase III site.
Mitigation Measure 4,7-6 from the 1998/99 SEIR which carries over the 1996
SEIR and 1982 EIR requirements to fully fund a separate new fully-funded staff (1982
EIR) consisting of three police officers and one new patrol vehicle (1996 SEIR) to
address cumulative development impacts are required for the 2006 Project.
Impacts on Recreation The 2006 Project would not result in any new or increased
impacts with respect to recreation and open space. The project has constructed the
Terrabay Recreation Center and has or is in the process of dedicating over 400 acres for
open space and recreational use including the Preservation Parcel (26 acres), the
Recreation Parcel (6.3 acres) and Juncus Ravine and remaining parcels (400 acres) as
open space. The 2006 Project proposes, as required by ordinance, the construction of a
100 child day care center. No new or additional mitigation measures would be required
for the 2006 Project.
Impacts on Utilities The 2006 Project would not result in any new or increased impacts
with respect to utilities and service systems. No new or additional mitigation measures
would be required for the 2006 Project.
Page 7 of7
RESOLUTION NO.
PLANNING COMMISSION
OF THE CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA
A RESOLUTION RECOMMENDING APPROV AL
OF AN AMENDMENT TO THE FINAL TERRABAY SPECIFIC PLAN FOR PHASE III
ONLY, TERRABA Y PRECISE PLAN AND TDM PROGRAM AND ADOPTION OF A
ZONING AMENDMENT TO THE TERRABAY SPECIFIC PLAN DISTRICT
WHEREAS, the Terrabay lands have an extensive planning history dating to the early
1980's; and,
WHEREAS, the City Council of South San Francisco approved the Final Terrabay
Specific Plan and the Restated and Amended Development Agreement for the Remaining Parcels
of Phase II and Phase III of the Terrabay Development on December 13,2000; and,
WHEREAS, the City and Myers Peninsula Company, L.L.c. ('the Applicant"), have
prepared a 2006 Terrabay Phase III-Only Precise Plan (2006 Project) amending the approved
2000 Specific and Precise Plans for the Phase III site, which addresses the 21 acres of land
approved for a 665,000 square foot office tower and roadways in the 2000 plan, which the 2006
Project would construct in two office towers along with 24,000 square feet of ground floor
commercial retail, a 200 seat shared use performing arts facility, a 100 child day care center, a
public art program to be constructed on approximately 10 acres of the 21 acre site and 32
moderate income units (120% of median) off site, and,
WHEREAS, the Applicant's 2006 Terrabay Precise and Specific Plan amendment is
proposed to modify Terrabay Phase III only to allow for the office to be constructed in two
towers with approximately 24,000 square feet of retail commercial use on the Phase III Terrabay
Commercial land in place of the originally planned and approved single office tower and 7,500
square feet of commercial retail; and
WHEREAS, the Terrabay Final Specific Plan approved in 2000 shall be revised to
incorporate the land uses and the development intensities approved by the 2006 Terrabay Precise
Plan amendment and as conditioned in Exhibit A and as directed by City Council; and,
WHEREAS, the Final Terrabay Specific Plan shall require minor text and exhibit
amendments to reflect the 2006 Precise Plan approvals to allow for 1) two office towers totaling
665,000 gross square feet as opposed to the 2000 Plan approval allowing one 665,000 gross
square foot office building, 2) 24,000 square feet of retail commercial use as opposed to the
2000 Plan approval of7,500 square feet of retail commercial use, 3) a 200 seat performing arts
facility shared with the office use as opposed to a 150 seat performing arts center shared with the
office allowed by the 2000 Plan, 4) a 100 child day care center which is the same as the 2000
Plan; and 5) a public arts program on site which is the same as the 2000 Plan and 6) 32 moderate
income housing units off site at 120% of median which is the same as the 2000 Plan, as generally
shown in Exhibit B attached hereto; and,
1
WHEREAS, certain amendments to the Terrabay Specific Plan District Zoning
Ordinance, shown in Exhibit C attached hereto and incorporated herein by this reference, are
necessary to allow for the revised 2006 Plan land uses; and,
WHEREAS, the 2005 SEIR and its 2006 Addendum, which supplements and builds upon
the environmental analyses contained in the 1998/99 Terrabay Phase II and ill SEIR and
Addendum, the 1996 Terrabay SEIR and the 1982 Terrabay Environmental Impact Report (EIR),
is focused on traffic and circulation, air quality, noise, public services, utilities and aesthetics,
and is being recommended for approval to the City Council via separate resolution, and is stated
in its entirety as a part of the recommendation for certification in that entirety in that Resolution's
recommendation; and,
WHEREAS, should the City Council certify the 2005 SEIR and approve its 2006
Addendum and approve the Terrabay Phase ill Only Precise and Specific Plan amendments and
Zoning Ordinance amendments recommended herein, and should the City Council determine that
a development agreement is necessary, the City Manager and City Attorney, at the direction of
the City Council, will negotiate with the applicant the terms of a Restated and Amended
Development Agreement (DA), to be followed by the action ofthe City Council; and,
WHEREAS, the Design Review Board, Planning Commission subcommittee and
Planning Commission have requested various refinements to the 2006 Project which amends the
2000 Final Terrabay Specific Plan and Precise Plans. City Council directs staff to incorporate
these changes into the Final Terrabay Specific Plan document after City Council action on
the2006 Project, should the City Council find in favor of approval. The refinements will reflect
the revisions of the Design Review Board, sub-committee, Planning Commission and City
Council as approved, and would include any necessary amendments to the T errabay Specific Plan
District that emerge as a result of final City Council action on this 2006 Precise and Specific
Plan.
WHEREAS, the Design Review Board reviewed the 2006 Project in May 16 and June
20,2006, on July 26,2006 a sub-committee of the Planning Commission conducted a study
session on the 2006 Project, on August 1,2006 the Design Review Board and the Planning
Commission conducted a joint properly noticed meeting on the 2006 Project, the Planning
Commission conducted properly noticed public hearings on August 17, 2006 and September 7,
2006 and modifications to the 2006 Project have been made by the Applicant in response to
direction given; the August 17 and September 7, 2006 properly noticed Planning Commission
meetings were also held to consider the proposed amendments to the Terrabay Precise Plan,
Final Terrabay Specific Plan and the Terrabay Specific Plan District Zoning Ordinance; and,
NOW THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
South San Francisco hereby adopts the following findings based upon the entire record for the
Terrabay development. The record includes, but is not limited to, the following: 1) The South
San Francisco General Plan, and General Plan Environmental Impact Report; 2) The 2000
approved and the 2006 proposed Final Terrabay Specific Plan; 3) the 2006 proposed Precise
Plan; 4) The 1998-99 Certified Terrabay Supplemental Environmental Impact Report, which
2
includes the 1982 Certified Terrabay Environmental Impact Report, the Certified 1996 Terrabay
Supplemental Environmental Impact Report and Addendum to the 1998-1999 Certified Terrabay
Supplemental Environmental Impact Report and Addendum, 4) the 2005 Supplemental
Environmental Impact Report and 2006 Addendum, 5)Testimony and materials submitted at the
City Council study session on April 24, 2000; 6) Testimony and materials submitted at the
Planning Commission study sessions of June 1,2000 and September 14,2000; 7) Testimony and
materials submitted at the Design Review Board meeting on June 20, 2000; 8) Testimony and
materials submitted at the Historic Preservation Commission on June 8, 2000; 9) Testimony and
materials submitted at the Planning Commission meeting on November 2, 2000; and 10)
Testimony and materials, including the Restated and Amended Development Agreement for
Remaining Parcels of Phase II and Phase III of the Terrabay Development, submitted at the
Planning Commission meeting on November 16,2000; 11) Testimony and materials, including
amendments to the Final Terrabay Specific Plan and Terrabay Specific Plan District Zoning
Ordinance submitted at the Planning Commission meeting on March 14, 2001, 12) Testimony
and materials, including proposed amendments to the South San Francisco General Plan and an
amendment to the Terrabay Specific Plan, submitted at the October, 2004 joint study session
conducted by the City Council and Planning Commission, 13) Testimony and materials,
including proposed amendments to the South San Francisco General Plan and an amendment to
the Terrabay Specific Plan, submitted at the three City Council subcommittee meetings and one
joint City Council! Planning Commission conducted between February of 2004 and July of 2005,
14) Testimony and materials, including proposed amendments to the South San Francisco
General Plan and an amendment to the Terrabay Specific Plan, submitted to the joint City
Council and Planning Commission subcommittee meetings of October 5th and 24th, 2005, 15)
Testimony and materials, including proposed amendments to the South San Francisco General
Plan and an amendment to the Terrabay Specific Plan, submitted to the Planning Commission at
hearings dated November 17th, 2005, December 1 S\ 2005, and December 15th, 2005, 16)
Testimony and Materials including the 2006 Project revision presented to the Design Review
Board in May 16, June 20, 2006, the July 26,2006 sub-committee meeting of the Planning
Commission on the 2006 Project, the August 1,2006 Design Review Board and the Planning
Commission joint properly noticed meeting on the 2006 Project and the Planning Commission
properly noticed public hearings on August 17, 2006 and September 7, 2006.
1. Proposed 2006 Terrabay Specific Plan Conformance with the General Plan
The proposed land uses identified in the 2006 Project that amend the 2000 Final Terrabay
Specific Plan conform to the City's General Plan as identified in the following.
Project Conformance with the General Plan
The proposed land uses in the 2006 Amendment the Final Terrabay Specific Plan conforms
with and implements the following General Plan policies.
Chapter 2.6 Land Use Policies
Guiding and Implementing Policies
3
2-G-l: Preserve the scale and character of established neighborhoods, and protect
residents from changes in non-residential areas.
Analysis: The 2006 Project will be a part of South San Francisco but will not be in the
middle of an established neighborhood or community with San Bruno Mountain as a
backdrop, Sister Cities Boulevard and Terrabay Phase II to the west and south, and Airport
Boulevard and Highway 101 to the east. The 2006 Proj ect will compliment the existing land
uses in the area and the City. The proposed uses will not detract from the City's existing
commercial base but compliment it by providing office uses, and office supporting and area-
wide retail uses on the site.
2-G-2: Maintain a balanced land use program that provides opportunities for continued
economic growth, and building intensities that reflect South San Francisco's prominent
inner bay location and excellent regional access.
The site has immediate access to Highway 101, San Francisco, the peninsula and the airport
which will provide local and area-wide clientele for the 2006 Project which will add to the
City's tax base and support the office use. The 2006 Project proposes office and retail land
use with a O. 78 FAR under the 1.0 FAR maximum for Business Commercial land use
designations with structured parking.
2-1-4: Require all new developments seeking an FAR bonus set forth in Table 2.2-2 to
achieve a progressively higher alternative mode usage.
Analysis: The TDM measures identified in Schedule 20.l20.030-B: Summary of
Program Requirements (Zoning) ofthe City's TDM Ordinance are incorporated into the
TDM program for the project.
2-1-3: Undertake planned development for unique projects or as a means to achieve high
community design standards, not to circumvent development intensity standards.
Analysis: The 2006 Project is unique and it is a planned development. The site is
unique within the City of South San Francisco as well as the northern peninsula. The 21 acre
(18 acres developable) site is undeveloped on the west of 101 and in the lee of San Bruno
Mountain. The relatively large size ofthe site and its protection from the windy elements of
the Mountain enable a successful office and commercial retail project to be developed.
Outdoor cafes and plazas, the proposed walk to the sanctuary will all be sheltered from the
elements and provide a setting for people to converge and interact. The 2006 Proj ect will be
developed on approximately 10 acres leaving the remainder of the site in open space,
landscaping and land restoration. The 2006 Project includes a public art program.
2-1-4: Require all new developments seeking an FAR bonus set forth in Table 2.2-2 to
achieve a progressively higher alternative mode useage.
Analysis: The TDM measures identified in Schedule 20.l20.030-B: Summary of
Program Requirements (Zoning) ofthe City's TDM Ordinance is incorporated into the TDM
4
program for the 2006 Project.
2-1-13: As a part of development review in environmentally sensitive areas, require specific
environmental studies and/or review as stipulated in Section 7.1: Habitat and Biological
Resources Conservation.
Analysis: The 2006 Project has undergone extensive environmental review as discussed
above in this report. Biological surveys are required annually prior to site development. The
Preservation Parcel, containing critical species habitat, was conveyed to the County for
inclusion in San Bruno Mountain County/State Park. Remainder parcels are landscaped with
seed mix approved by the HCP Administrator as appropriate for the butterfly. Three land
restoration and preservation plans have been approved as part of the project and restoration
work has occurred and is nearly complete. The plans include the Juncus Parcel, the
Preservation Parcel and the Buffer Parcels along with the perimeter ofthe Mandalay (Heights
and Pointe) and Phase III parcels. The lands have been restored and offered for dedication to
the County of San Mateo for inclusion in San Bruno County/State Park.
Chapter 3: Planning Sub-Areas Element: Paradise Valley/Terrabay
Guiding Policy
3-8-G-2:
Improve accessibility to neighborhood shopping opportunities.
Analysis: The 2006 Project proposes office, restaurant and retail land uses and a
performing arts center.
Chapter 4: Transportation
Guiding and Implementing Polices
4-2-G-7:
Provide a fair and equitable means for payingfor future street improvements.
Analysis:
ramps.
The project sponsor contributed land and $8.5 million to construct the hook
4-2-1-6: Incorporate as part of the City's CIP needed intersection and roadway
improvements including Bayshore Boulevard and Us. 101 Hook Ramps
Analysis: The project sponsor contributed to the construction of the hook ramps and
Sister Cities Boulevard. The proj ect sponsor will also contribute to additional roadway and
pedestrian improvements as identified in the 2005 SEIR and the 2006 Addendum. The
Oyster Point Flyover and Hook Ramp construction is complete.
4-3-G-2: Provide safe and direct pedestrian and bikeways between and through
residential neighborhoods, and to transit center.
Analvsis:
The 2006 Project includes pedestrian walkways to Airport and Sister Cities
5
Boulevard and to the bus stop on Airport Boulevard.
4-3-G-3:
operations.
In partnership with local employers, continue efforts to expand shuttle
Analysis: The project implements a shuttle service for Peninsula Mandalay. The shuttle
service will be expanded to cover the Phase III 2006 Project project.
4-3-1-4: Require provision of secure and covered bicycle parking.
Analvsis: The project includes several locations with covered and locked bicycle
parking.
Chapter 5: Parks, Public Facilities and Services
Implementing Policy
5-1-G-5: Develop linear parks in conjunction with major infrastructure improvements
and along existing utility and transportation rights-ol-ways.
Analvsis:
Phase ill site.
overlook area.
Terrabay Phase I and II include a linear park. The park terminates within the
The 2006 Project includes a trail to the western portion of the site with an
The project proposes walk ways throughout and around the site.
Chapter 6: Economic Development
Guiding and Implementing Policies
6-G-1: In partnership with business and community groups, proactively participate in the
City's economic development.
Analvsis: Terrabay has had a long (25 year plus) history that has been controversial.
Beginning in 1999 through to the present, much ofthe controversy has been abated largely as
a result of the following actions:
. The Planning Commission and City Council designated the Preservation Parcel as
permanent open space.
. Myers Development Company, City leaders and City staff worked with community
groups to address the restoration and preservation ofland and habitat. As a result of
this effort, the results ofthe restoration are being used as examples of success by U.S.
Fish and Wildlife, San Mateo County and Thomas Reid and Associates. San Bruno
Mountain Watch, in a comment letter on the 2005 SEIR also lauded the restoration of
the Preservation Parcel.
6
. Myers and the City, in particular the City Council and Planning Commission sub
committee worked to develop a land plan that in the words of one sub committee
member, "makes economic and land use sense".
. The Terrabay Project as a whole has constructed housing, water facilities, linear
parks, a sound wall, storm drain and sanitary server infrastructure, landscaping, a
recreation center, a fire station, outdoor recreation improvements to the Hillside
School, public and private roadways and restored and dedicated open space.
The 2006 Project proposes an office and retail land use that will bring tax revenues to the
City, provide for police and fire personnel and equipment as identified in the 1998/99 SEIR
and will pay for its own infrastructure.
Chapter 7
Open Space and Conservation
Guiding and Implementing Policies
7-I-G-l: Protect special status species and supporting habitats within South San
Francisco including species that are state or federally listed as Endangered, Threatened or
Rare.
The driving factor in clustering the 2006 Project for Phase III on the 18-acre parcel known as
the "Development Parcel" (formerly the Office Parcel) is the protection of 26 acres (the
Preservation Parcel) for species habitat preservation. Terrabay Phase ill was approximately
47 acres in area prior to the designation of the Preservation Parcel as open space and the
Buffer Parcel as a buffer zone. The Preservation Parcel contains over 1,000 Viola
Pendunculata which is the food plant for the endangered Callippee silverspot butterfly. The
Preservation Parcel also preserves the archaeological site and wetlands in perpetuity.
7-I-G-l: Protect and where reasonable and feasible special status species and
supporting habitats within South San Francisco including salt marshes and wetlands.
The 2006 Project includes wetlands restoration on the Preservation Parcel. Phase ill
Terrabay affects less than 1/l0th of an acre of seasonal streams and has an approved U.S.
Army Corp of Engineers Wetland Restoration Plan. The City is mitigating the 0.83 acre take
of wetlands for the hook ramp project on the Preservation Parcel
The Terrabay Project as an entirety has dedicated a 26 acre preserve and has restored or
provided funding for restoration and offered for dedication over 400 acres of land for
inclusion in San Bruno Mountain State and County Park and to the City of South San
Francisco. Additionallya recreation was constructed in Phase I. Phase I, II and III and
include passive recreation opportunities.. The project has installed a water system and
holding tank in Phase I, privately maintained streets in Phases I and II and proposes the same
in Phase ill. Storm drain and sanitary sewer improvements were constructed by the
developer in Phase I and II and maintained by the homeowner's associations of Phases I and
II, and the same with the addition of a commercial property owners association is proposed
7
for Phase III.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the
City of South San Francisco does hereby:
A. Recommend approval of the 2006 Terrabay Modified Precise Plan as approved by
Council and as conditioned attached hereto in Exhibit A.
B. Recommend approval of the Terrabay 2006 Amendment to the Final Terrabay Specific
Plan for the Phase III site only with the recommendation that City Council direct staff to
incorporate the text and exhibit changes into the Final Terrabay Specific as shown in
general form in Exhibit B.
C. Recommend adoption of the amendments to the Terrabay Specific Plan District Zoning
Ordinance, attached hereto as Exhibit C.
D. Recommend approval of the Draft Transportation Demand Management Plan, attached
hereto in Exhibit D.
*
*
*
*
*
*
*
I hereby certify that the foregoing resolution was adopted by the Planning Commission of the
City of South San Francisco at the regular meeting held on the day of
2006, by the following vote:
AYES:
NOES:
ABSTENTIONS:
ABSENT:
Attest:
Susy Kalkin
Acting Secretary to the Planning Commission
8
CONDITIONS OF APPROVAL
MANDALA Y TERRACE
TERRABA Y DEVELOPMENT - PHASE III
COMMERCIAL OFFICE TOWERS, AIRPORT BOULEVARD)
P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001
(As recommended by City Staff on September 7, 2006)
General Conditions
1. The following conditions shall be Precise Plan for Terrabay Phase III. Should in the
determination of the Chief Planner, implementation, or incorporation of any conditions require
substantial revision to the design of the project, the project shall be referred back to the
Planning Commission and City Council for review and action.
2. The applicant shall comply with the City of South San Francisco's Standard Conditions and
Limitations for Commercial, Industrial, and Multi-Family Residential Projects and with all the
requirements of the affected City Divisions and Departments as contained in the attached
conditions.
3. Cost Recovery: The Applicant shall provide the City with a $75,000 cash deposit within 48
hours of City Council approval of the 2006 Project for on-going cost recovery. Prior to issuance
of any grading permits, the City and the Applicant shall enter into a formal cost recovery
agreement for City services. The "Development Account" and the agreement shall be
maintained from the date of City Council approval and at all times until project construction is
finalized and all the requirements of the Mitigation Monitoring and Reporting Program and
Conditions of Project Approval are satisfied. Services to be billed shall include but are not
limited to work efforts required in order to implement and monitor the Mitigation Monitoring
and Reporting Program, Conditions of Project Approval, perform plan checks, site visits and
field condition and final inspections, and any supplemental architectural, landscaping or traffic
consulting services. All costs associated with the City's geotechnical and civil engineering
consulting services to review the development improvement plans, technical reports,
specifications, plan revisions and related documents shall be billed to the account. All legal
and support costs applicable to the 2006 Project shall be billed to the account. Any and all
costs associated with finalizing the TDM Program, audits of the TDM Program shall be billed
to the Development Account.
A. Planning Division Conditions shall be as follows:
1. The applicant shall comply with the mitigation measures identified in the Mitigation and
Monitoring and Reporting Program from the 2005 SEIR and Addendum, 1998/99 SEIR and
Addendum, 1996 SEIR and the 1982 EIR adopted by City Council as a part of the Precise Plan
action.
2. Prior to issuance of building permits, the applicant shall submit to the City final plans which
substantially comply with the site and precise plans date stamped September I, 2006 except as
modified herein, as approved by City Council.
3. Parking requirements, maximum building heights and required building set backs shall comply
with the standards set forth in Chapter 20.63 (Terrabay Specific Plan District Zoning) of the
Municipal Code adopted by City Council as a part of the Precise Plan entitlement action.
Conditions of Approval
P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001
Page 2 of 26
4. Project sponsor shall (1) submit FAA Form 7460-1, "Notice of Proposed Construction or
Alteration" to the FAA Western-Pacific Regional Office in Los Angeles, for an FAA airspace
evaluation, and (2) incorporate the findings of the FAA airspace evaluation into the final plans
for the project, if applicable.
5. Retaining walls in common areas shall be maintained in good condition and kept free of graffiti
and damage. The property owners association and/or management group shall be responsible
for keeping the retaining walls in common areas and the sound wall/fence in good condition
and kept free of graffiti and damage.
6. Covenants, Conditions and Restrictions (CC&R's) for the Phase III 2006 Project shall be
required and shall be reviewed and approved by the Chief Planner and City Attorney prior to
issuance of building permits for the project. The CC&R's shall address owner and occupant
obligations such as the requirements of the Transportation Demand Management Program and
all remaining obligations such as, but not limited to the use and access of the performing arts
center and road, building, debris basin and building maintenance. The CC&R's will also
contain a requirement of the association to notify and update the City on the prime contact for
the association.
7. The surface treatment of the retaining walls shall be reviewed and approved by the Chief
Planner prior to issuance of any building permits. The Chief Planner may require additional
landscaping and surface treatment of the walls to insure that the walls are screened adequately
and are compatible with the architecture of the buildings and transition appropriately to San
Bruno Mountain and the native landscape. This review is in addition to any structural review
required by the Department of Public Works and/or Engineering Division.
8. A licensed archaeologist and a geologist shall be on site during the rough grading of the Buffer
and Office Parcels. Should Native American remains or artifacts be discovered all grading and
site activity shall cease in the affected area. The Native American Heritage Commission
(Commission) shall be contacted and an appropriate plan (Plan), agreeable to the City, the
Commission and the Developer shall be implemented. Said Plan shall address the treatment
and disposition of any artifacts and/or remains.
9. The remediation and clean-up program ("Exotics Control and Management Plan for the
Recreation, Office, Buffer, Residential and Remainder Lands Parcels Phase III Terrabay
Parcels ", West Coast Wildlands December 2001) approved by the City to control the presence
and spread of exotic plant material on and from the Terrabay lands shall be implemented and
completed to the performance objectives stated in the Plan.
10. The Applicant shall remediate, repair and stabilize the historic slide area on the Phase III site in
accordance with URS engineering recommendations and as modified and approved by the City
Engineer. The majority of the slide area is off the Phase III site; however, the entire slide area
shall be mitigated. The mitigation and repair shall occur prior to conveyance of the remainder
lands to the County. The property owner/ management association shall monitor and maintain
the repairs as stipulated by the Engineering Division. The procedure for monitoring and
maintaining the mitigations shall be incorporated into the covenants running with the project
2
Conditions of Approval
P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001
Page 3 of 26
which shall be reviewed and approved by the Chief Planner, City Engineer and City Attorney
prior to issuance of any grading permits for any phase of the 2006 Project..
11. Habitat Conservation Plan (HCP) management fees shall be remitted to the HCP Plan
Administrator in accordance with the HCP for San Bruno Mountain.
12. No grading or building permits shall be issued until the project applicant has satisfied the
requirements of the Habitat Conservation Plan (HCP). No grading permit shall be issued until
a grading plan and permit application is reviewed by the HCP Administrator and the Plan is
found to be in conformance with the grading regulations contained in the "Agreement with
Respect to San Bruno Mountain Habitat Conservation Plan" and as indicated in Figure 2-04
South Slope Project Grading Phases. No grading permit shall be issued by the City until the
applicant provides the written documentation to the Chief Planner that all other County, state
and federal regulations pertaining to wetlands and endangered or threatened species have been
satisfied. Notice of satisfaction of U.S. Fish and Wildlife Service, U.S. Army Corp of
Engineers, California Department of Fish and Game and Regional Water Quality Control
Board subject to their authority under Section 404 of the Clean Water Act, Section 1603 of the
California Fish and Game Code and the Endangered Species Act must be provided. A site
meeting and HCP Permit shall be issued by the Plan Administrator prior to any grading or
construction on the 2006 Project site.
13. All the requirements of the Transportation Demand Management Program (TDM Program)
contained in the Final Terrabay Specific Plan and shown in Exhibit D of the resolution of
approval shall be implemented into the project. Annual monitoring shall occur and updates (as
needed) of the TDM Program shall occur in order to assure that the performance objectives are
met. The 2006 Project, as noted in the TDM Program, shall incorporate shuttle bus service into
the Project. The shuttle bus service can either be a stand alone serving the project, connect with
the Alliance shuttle bus service serving the East of 101 areas, or another similar shuttle service
such as the one serving the Peninsula Mandalay Tower. The Applicant shall cooperate with the
City in the development and implementation of a regional shuttle service if such service is
considered by the City.
14. All proposed signage for the project shall be reviewed and approved by the Chief Planner.
15. Any modifications to the plans required by either the Planning Commission and/or City
Council during the public hearing process shall be reviewed and approved by the Chief Planner
prior to issuance of building permits
16. An "operating agreement" between the City and the Developer and his successors and assigns
for the use of the Performing Arts Facility shall be executed prior to issuance of any building or
grading permits for any phase of the 2006 Project. The operating agreement at a minimum
shall stipulate that the facility is for use of the City, civic groups and performing arts groups
free of charge. Square footages of uses such as stage, seating and storage shall be stipulated in
the agreement. The hours and days the facility shall be available to the aforementioned groups
shall also be stipulated in the agreement.
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Conditions of Approval
P06-0073: DR06-0060, PP06-0002, SP06-000 1 & ZA06-000 1
Page 4 of 26
17. A minimum of eight dedicated theatre lights and a dedicated theatre control booth as well as a
theatre sound system shall be provided in the performing arts facility for exclusive use of the
performing arts and civic groups as stipulated in the operating agreement. The performing arts
facility shall be developed in consideration of acoustical performance. The seating shall be
fixed seating and angled (as in stadium seating) to facilitate view ofthe stage.
18. A final landscape plan including revegetation and restoration of the Point of San Bruno
Mountain shall be approved by the Chief Planner and City Engineer prior to issuance of any
grading or building permits for any grading or construction on the Phase III site related to the
office towers, garage or commercial development. Any emergency grading or grading
associated with geotechnical repair is exempt from this requirement.
19. No take of the Viola is anticipated nor shall any take occur.
20. The Applicant shall have completed construction of the 32 off-site moderate income housing
units prior to a certificate of occupancy being issued for any phase of the Phase III 2006
Project. As an alternative, the Applicant shall provide a performance bond in favor of the City
for construction costs to ensure completion of the 32 units within one year of occupancy of any
Phase III building. A "Housing Agreement" required by City Ordinance shall be executed
between the Developer and the City prior to issuance of any grading or building permits for the
2006 Project (Phase III).
21. The applicant shall submit evidence sufficient to the Chief Planner and Building Official that
the space as designed or expanded is adequate to meet state licensing requirements for the
Child Care Center. Space shall be designed to accommodate a minimum of 100 children. The
evidence may require a letter from the state. A construction phasing plan that mitigates any
impacts to the child care center is required as part of the condition identified below. The tenant
improvements for the Child Care facility shall be included in the first phase building permit
drawings and shall be in compliance with state licensing requirements to ensure a "turn-key"
facility.
22. The 2006 Project shall be an essentially "complete project" should the project be constructed in
two phases. Therefore, notwithstanding which office tower may be constructed first, the day
care, performing arts, landscaping, Point of San Bruno Mountain land replanting and public art
program shall be in place at the time a certificate of occupancy is issued for the first phase of
construction. The remaining yet-to-be developed portion of the project shall be landscaped,
include outdoor seating areas and outdoor art, such as sculpture. A plan that represents a
"complete project" shall be submitted along with the building permits for the first phase of
construction should the project be phased. The Plan shall be reviewed and approved by the
Chief Planner and shall include at a minimum the requirements of this condition. A plan that
mitigates any impacts to the outdoor area for the day care center shall also be included as a part
of this plan.
Planning Division contact: Allison Knapp (650) 829-6633)
4
Conditions of Approval
P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001
Page 5 of 26
A. Engineering Division requirements shall be as follows:
I. UTILITIES
A. Electrical and Gas Facilities
1. All new and existing electrical power and gas mains, services, facilities and
appurtenances shall be installed underground within the limits of the entire
Terrabay development (except for the existing P.G.& E. Tower Line facilities
that provide electricity to San Francisco).
2. All utilities for power and gas shall be located within appropriate easements,
dedicated to the Pacific Gas and Electric Company, or their designated successor
in interest and shall conform to their requirements.
B. Water Facilities
1. All water mains, services and appurtenances shall be installed underground and
designed and installed to the standards and requirements of the California Water
Service Company and the South San Francisco Fire Chief. They shall be located
within appropriate easements, acceptable to the California Water Service
Company and shall conform to their requirements.
2. The Developer shall install City standard fire hydrants at locations, and flowing
sufficient water, as specified by the South San Francisco Fire Chief. The design
of the water system shall be supported by appropriate calculations.
3. The design, phasing and construction staging of the water system shall be
subject to the review and approval of the Fire Chief and the City Engineer. The
new water system shall, where feasible, be interconnected to the existing
California Water Service Company facilities to provide a continuous loop.
C. Communication Facilities
1. All telephone, communication and cable TV lines, services, facilities and
appurtenances shall be installed underground within the limits of the Terrabay
Development.
2. All communication and cable TV facilities shall be located within appropriate
easements dedicated to AT&T, RCN, Comcast, or other City franchised utilities
and shall conform to their requirements.
5
Conditions of Approval
P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001
Page 6 of 26
II. STORM DRAINAGE IMPROVEMENTS
A. Private (and public where accepted by the City) improvements intended to
accommodate and convey storm water runoff from the Terrabay project and its drainage
basin on San Bruno Mountain shall be designed by the applicant's civil engineering
consultant, in accordance with City standards and the requirements of the Terrabay
Specific Plan Ordinance, the State Department of Transportation and the County of San
Mateo (as appropriate).
Surface storm drains, excluding the trunk system carrying runoff from the San Bruno
Mountain catchment basins, shall be designed to accommodate at least a 25-year storm
without surcharging the pipes. At low points, where overflow would result in property
damage, the drainage facilities shall be designed to accommodate a 100-year design
storm.
Inlets shall be placed and located so as to relieve private streets of all storm water
generated by a 10-year design storm. The maximum width of gutter flow within the
streets shall not exceed 8' from the face of the curb. The storm drainage system
improvements, appurtenances and construction details shall be submitted to the City
Engineer for review and approval. Storm drain pipes shall be designed to achieve a
velocity of 3 fps when flowing half full under gravity flow conditions. All drainage
facilities shall be constructed in accordance with City standards and the requirements of
the City Engineer.
The overflow system at the inlet structure shall be designed to handle runoff from
storms in excess of the hundred year return period, utilizing the private street system
and hydraulically designed overflow drainage facilities, as may be necessary to protect
structures from potential damage from storm runoff and from the approved design
storm.
The storm system shall intercept all runoff from the improved portions of the site and
transport it via the public storm drain system to the San Francisco Bay.
B. The City will not accept any drainage facilities for ownership or maintenance within the
Phase III project, except storm drainage facilities, if any, which accept flow from
catchment basin(s) owned and maintained by a public entity. Only storm drainage
improvements located within a public street, or a dedicated storm drainage easement,
accepted by the City Council, shall be owned and maintained by the City. The
minimum pipe size within the public right-of-way or City easements shall be 12"
diameter. Where flow velocity within the pipe is anticipated to exceed II fps, when
flowing half full under gravity flow conditions, at least two inches of cover over the
reinforcing steel in the concrete pipes shall be specified, unless a lesser standard is
approved in writing by the City Engineer.
C. Unless specifically approved by the City Engineer, all storm drain pipes within public
or private streets, or public drainage easements, shall be manufactured of reinforced
6
Conditions of Approval
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Page 7 of 26
concrete with water tight, neoprene, gasketed joints. Corrugated plastic or metal pipes
shall only be used for temporary winterization improvements and their associated
downdrains. All storm drain manholes shall be spaced at intervals not exceeding 300
feet.
D. Storm drains installed within earth slopes with a ratio of 2: I or greater, shall be
provided with pressure treated wooden, concrete, or metal check dams installed at 20
foot intervals, of a design approved by the City Engineer.
E. Storm drain laterals shall be connected to the main at a manhole, catch basin, junction
box or other accessible structure. No "blind" connections are permitted to storm drains.
Laterals shall be connected so that their inverts are no higher than the top of the main.
F. Two copies of the storm drainage and catchment basin calculations and drainage basin
key map, justifying the design of the storm drain trunk system improvements
(conforming to the approved construction plans), shall be submitted to the City
Engineer for review and approval and for City records.
G. Adequate maintenance access to all storm drainage facilities, meeting the approval of
the City Engineer, shall be provided by the developer. Drainage facilities maintained
by the homeowners association or property owner (and all public storm drainage
facilities, if any) shall be located so as to facilitate and accommodate equipment access
to man holes or turning structures at each end of the main and shall provide for safe
personnel access to intermediate inlets, structures and other facilities that may need to
be periodically maintained.
H. Catch basins up to 4' deep shall be a minimum of 24" square. Inlets over 4' deep shall
have a minimum inside dimension of 36" square. All grates shall have a "bicycle
proof' waffle pattern. Access structures shall not be placed more than 300 feet apart for
conduits smaller than 48" in diameter or 400 feet apart on conduits larger than 48" in
diameter.
I. Reinforced concrete lining, a minimum of 4" in thickness, shall be required for all
drainage channels, other than pre-existing natural drainage swales. All lined channels
shall include a cut-off-wall at the beginning and termination of the lining, unless it is
contiguous with a lined channel. The cut-off-wall shall not be less than two and one-
half (2.5) feet below the invert of the line channel, and shall extend to a minimum of
two and one-half (2.5) feet outside of the side walls to the top of the lining. The
freeboard of any lined channel shall not be less than 0.5 feet. The depth and width of
lined channels shall be supported by engineering calculations, submitted for the review
and approval of the City Engineer.
1. All projects within the Phase III development shall be provided with a storm drainage
system incorporating approved Best Management Practices and/or approved pollution
control filters of a type that are centrally located, accessible and require cleaning and
maintenance no more than once a year. The design and location of these filters shall be
7
Conditions of Approval
P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001
Page 8 of 26
submitted for the review and approval of the City Engineer and the City's
Environmental Compliance Coordinator.
III. SANITARY SEWERS
A. All sanitary sewers shall be designed to function during peak wet weather flows without
surcharging the sewer pipes. The design of both the on and off-site sewer systems shall
conform to the requirements of the Municipal Code and shall be supported by
appropriate pipe capacity calculations prepared by the applicant's civil engineer and
submitted to the City Engineer for review and approval. Calculated pipe flows shall
exceed 3 feet per second.
B. In accordance with the Terrabay Specific Plan requirements: Sanitary sewer trunk lines
shall, wherever possible, be located within parking lots, paved walks, or streets. Where
sanitary sewers are located parallel or longitudinal to slopes, they shall be installed
under a minimum 10 foot wide bench, service road, path or similar facility of the width
and structural section acceptable to the City Engineer, as required to accommodate the
type of vehicles and equipment needed to access these utilities. The sanitary sewer
main, which serves only the Phase III commercial development, shall be installed
within the commercial site as a private sewer line. It shall be installed by the
developers at their cost and shall be maintained by the future owners of the commercial
parcel and their successors-in- interest.
C. All public sanitary sewers shall be constructed of vitrified clay, plastic, ductile iron or
cast iron pipe with water tight joints conforming to City standards. Private sewer mains
shall be constructed of materials approved by the Plumbing Code, as adopted by the
City. All joints shall be watertight. Sewer lateral clean outs shall be installed at
property lines and at other locations, as required by the Plumbing Code.
D. Drop manholes shall not be installed, except where necessary due to unavoidable utility
conflicts. Manholes shall be spaced a maximum of 300 feet apart. Manholes shall be
provided at each change in direction, slope or pipe size. All dead end sewer mains shall
terminate at a manhole structure.
E. Adequate maintenance access to all sanitary sewer facilities, meeting the approval of
the City Engineer, shall be provided by the developer. Sewer facilities maintained by
the homeowner association shall be located so as to facilitate and accommodate
equipment access to man holes at each end of the main and shall provide for safe
personnel access to intermediate clean outs, structures and other facilities that may need
to be periodically maintained or accessed.
F. Only sanitary sewer improvements located within a public street, or a public sanitary
sewer easement, shall be owned and maintained by the City.
G. Sanitary sewers shall be designed and installed as required by the Uniform Plumbing
Code, the South San Francisco Municipal Code and as approved by the City's civil
engineering plan check consultant and the City's Building Division.
8
Conditions of Approval
P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001
Page 9 of 26
IV. TRAFFIC / TRANSPORTATION
A. In order to mitigate the traffic impacts of the project, the Developer shall, at his expense
and at no cost to the City, lengthen the eastbound Sister Cities' (at Airport Boulevard) left
hand turn lane from 55 feet up to 325 feet, per "Analysis of Terrabay Phase 3 Revised Plan
(June 2006) in Relation to Currently Proposed DSEIR Project) prepared by Crane
Transportation Group dated July 31, 2006. The lane modification may require the
Developer to dedicate additional public street right-of-way as may be necessary to construct
the improvements. All right-of-way dedications shall be made without cost to the City and
the easement document shall be approved by the City Attorney.
B. The Developer shall mitigate the traffic impacts at the Airport Boulevard/Project Access
intersection to reduce the impact of queuing in the northbound left turn lane.
C. The City shall independently monitor traffic flow through the first intersection internal to
the site after full project completion and occupancy. The Developer shall fund the
monitoring program. If driver confusion is observed, signalization shall be provided at this
location, with timing coordinated to the signal at the project access intersection with Airport
Boulevard.
D. The Developer, at his expense, shall interconnect and time the Airport BoulevardlUS 101
Hookramp, Airport Boulevard/Project Access and Airport Boulevard/Sister Cities
Boulevard traffic signals. The Developer shall contact all agencies and receive all
appropriate permits to perform the work.
V. PLANS, SPECIFICATIONS AND IMPROVEMENTS
A. The developer shall submit to the City Engineer, for review and approval, complete
improvement plans and specifications designed by a civil engineer registered in the
State of California for all of the Terrabay project improvement work.
The applicant's civil engineer shall sign, date and stamp each improvement, grading and
construction plan prior to its approval by the City Engineer. All traffic, channelization,
detour and signal plans shall also be designed, signed, dated and stamped by a traffic
engineer, registered in the State of California. The design of roadway improvements
shall be supported by soils test results, including R-values, lighting intensity analyses
and drainage calculations. The City Standard Plans used for the subject project shall be
those plans and specifications shown in the "Standards for Public Improvements"
booklet, dated August 2005, and all approved revisions.
B. Staging of improvements and utilities (placing portions of the improvements in service
prior to the completion of the entire infrastructure) shall be approved by the City
Engineer and other City staff, as appropriate.
9
Conditions of Approval
P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001
Page 10 of26
C. The developer shall furnish the City Engineer with two copies of all final documents,
studies, reports, analysis, calculations and related material used by the developer's
consultants to design the project infrastructure.
D. At the time of requesting an occupancy permit for structures within each phase of the
project, the developer shall submit a set of "as-built" plans of all public and private
utility and improvement plans to the City Engineer. The "as-built" plans shall be the
original tracings or permanent "Mylar" transparencies of a quality acceptable to the City
Engineer and two paper copies of the plans.
VI. PRIV A TE PROPERTY AND COMMON AREA IMPROVEMENTS
A. Surfaced areas within private property and any common areas, shall be designed for
structures adequately based on soil tests for R-Values. The minimum traffic index shall
be 6.0. Emergency vehicle access, dead-end turn-a-round areas, fire lanes, fire mains
and hydrants shall meet the approval of the Fire Marshal. The proposed interior
driveway configurations shall be designed to accommodate the Fire Department's
maneuvering and turn-around requirements for their fire fighting equipment. Street
intersection radii design shall be justified by turning movement analysis.
B. Private roadway grades shall not exceed 12%. The City Engineer may approve a
maximum street grade of 15% for service roads that do not need to accommodate
emergency fire equipment and trucks. Storm water runoff shall not be discharged in a
concentrated flow across, or over, street curbs and pavements, or pedestrian walks.
Sidewalks, a minimum of 4 feet in width, clear, shall be provided on at least one side of
each street, connecting the new sidewalk with the existing sidewalk located in the
vicinity of Airport Boulevard and Sister Cities Boulevard.
C. Lighting shall conform to Police Department requirements and light standards and
equipment shall be selected for both performance and durability, to the satisfaction of
the City Engineer, the Planning Division and the Police Department.
D. Reflectorized barricades shall be provided at the end of stub streets.
E. Each building structure shall be connected to a private sanitary sewer system
discharging into the public sewer system.
F. Traffic control signs shall be installed by the Developer in conformance with the
approved plans. All streets shall be posted "No Parking at Any Time" (except in
designated parking areas). Stop signs and crosswalks shall be installed at each street
intersection where required for traffic and pedestrian safety. Intersection curb returns
shall have a minimum radius of 30'. Adjacent property lines shall be concentric with
the corresponding curb return.
G. All roof leaders shall discharge directly into an approved drainage facility, or an
underground rigid pipe, connected to the site's drainage system. The site drainage
10
Conditions of Approval
P06-0073: DR06-0060, PP06-0002, SP06-000l & ZA06-0001
Page 11 of26
design shall be designed by the applicant's civil engmeer and approved by the
applicant's soils engineer and the City Engineer
H. All storm drainage runoff shall be discharged into a pipe system or concrete gutter.
Runoff shall not be surface drained into adjacent public or private property or streets.
Area drains shall be provided with clean outs, inlets, manholes or other structures, as
required to provide access for maintenance to all portions of the drainage system.
I. Storm drains, surfaced areas, planted areas, sprinkler systems and their controls, area
lighting, water lines and utility lines and facilities shall be shown on the project site
improvement plans and submitted to the City for review and approval.
J. All common and private property areas shall be landscaped and irrigated in accordance
with plans approved by the City's Planning Division, or the City's Park and Recreation
Department, as appropriate.
K. The individual property owner, a property owners association, or similar entity, shall
maintain all on-site improvements. Utility easements shall be dedicated and accepted
by the utility company requiring said easements to maintain its facilities.
L. Building and garage floors shall be protected from flooding caused by a 100-year
design storm.
M. All retaining walls shall be designed for the specific location where the wall is intended
to be used. All retaining walls supporting private property shall be constructed on
private property and not on City lands or rights-of-way. The project soils engineer shall
approve wall locations and design parameters. The applicant shall submit structural
computations for every retaining wall and for lined ditches (channels) with side slopes
steeper than 1-1/2:1. The applicant shall apply to the Building Division for a building
permit for each wall to be constructed.
N. Prior to receiving a Certificate of Occupancy for each individual structure within the
Terrabay project from the Building Division, the developer shall require his civil
engineer to inspect the finish grading surrounding each building and certify, in writing,
that it conforms to the approved site plans, that there is positive drainage away from the
exterior of each building and that all drainage facilities within the site have been
installed, in accordance with their approved improvement plans. The developer shall
make any modifications to the grading or drainage facilities required by the project civil
engineer to conform to intent of his plans. All approved field revisions to the approved
site plans shall be shown on a record drawing prepared by the applicant's design
consultant and submitted to the Engineering Division for the City's records.
O. At the time of making a request for occupancy of each phase of the development, the
applicant shall submit to the City Engineer the project grading, drainage, improvement,
irrigation and utility plans marked "record drawing" by the developer's civil engineer.
The "record drawing" plans shall be permanent plastic film transparencies of a quality
acceptable to the City Engineer.
11
Conditions of Approval
P06-0073: DR06-0060, PP06-0002, SP06-000l & ZA06-0001
Page 12 of26
P. Building permits for habitable structures downstream of natural drainage channels shall
not be issued until the catchment/debris basin above the site requiring permits, has been
constructed and is functional, to the satisfaction of the City Engineer.
Q. The developer shall landscape and irrigate the slope between the project improvements
and along Airport Boulevard, between Sister Cities Boulevard and north toward the
City limits, to the north property line of their property, in accordance with plans
approved by the City Engineer, Chief Planner and the Director of Parks, Recreation and
Community Services. These slopes shall be maintained by the adjacent property owner,
property owner's association, or other appropriate entity, unless formally accepted for
maintenance by the City Council.
R. Catchment (or Debris) basins, protecting the private, improved, property within the
Phase III development, shall be designed and constructed in accordance with the
Terrabay Specific Plan Ordinance, the Terrabay Environmental Impact Report and the
Joint Powers Authority (for the Maintenance of Catchment Basins on San Bruno
Mountain) standards.
VII. DEDICATIONS
A. Airport Boulevard, within the boundary of the subject tentative map shall be dedicated
by the Subdivider to the City of South San Francisco for public street and utility
purposes, at no cost to the City. In accordance with the right-of-way and easement
agreement between the subdivider and the City, as approved by the City Council on
October 11, 2000 and any approved amendments. The extent of this dedication shall be
determined by the City Engineer based upon the needs of the City of South San
Francisco to accommodate vehicle, bike and pedestrian traffic along Airport Boulevard.
VIII. GRADING
A. Soils, Geologic and Geotechnical Reports
The subdivider shall submit three copies of all final project soils, geologic and
geotechnical reports and addenda prepared for the Terrabay Development, to be filed in
the City's permanent records. These reports shall address all deviations from the latest,
adopted, Uniform Building Code and the South San Francisco Municipal Code. At the
Developer's expense, the final reports shall be subject to the review and approval of the
City's geotechnical consultants.
The URS Geotechnical Reports submitted for the subject site indicate that additional
information needs to be gathered and analyzed within the Phase III area. This
information must be submitted to the City's geotechnical consultants to be reviewed and
approved. These additional reports and the subsequent review may result in the
imposition of additional soils, geological or geotechnical studies or requirements for the
project.
12
Conditions of Approval
P06-0073: DR06-0060, PP06-0002, SP06-000l & ZA06-0001
Page 13 of26
B. Grading Permit
A grading permit for new grading within the boundaries of the TerraBay Phase III site
shall not be issued by the City Engineer until after the City Council has approved the
Phase III Precise Plan for the subject project and the Developer has submitted a cash
security deposit, as provided for by Section 19.44.110 of the Municipal Code, and
pursuant to General Condition 3 of this document to guarantee the prompt payment of
the City's inspection, construction monitoring, plan checking and administrative costs.
C. Grading Plans
1. The developer's project Geotechnical Consultant shall either sign the project
grading plans or submit a signed and stamped letter stating that they have
reviewed the rough grading or final grading (as appropriate) plans and that they
conform to the intent of their recommendations and are acceptable to be used for
the grading of the site.
2. The reshaping/restoration of the "Point" above the proposed parking garage shall
be completed along with the grading/restoration above the Residential Parcel.
This will allow an integrated drainage divide, physically identify areas of
maintenance responsibility and provide a head-start for the restoration of the
existing scared slope on the Point.
3. Benches, walls and/or lined ditches shall be designed in to the lower portion of
the major slopes to trap siltation and/or raveling of earth materials from the
slope areas. These devices shall be placed along the sidewalks, roads and at the
rear of the residential lots, that abut the base of the existing and new slopes.
D. Grading Operations
1. The grading operations shall be accomplished in accordance with the terms of a
grading permit, the requirements of the project soils reports, the approved plans
and specifications and the direction of the project soils engineer in the field.
The grading permit will not be approved until the applicant has obtained
building permits, from the City's Building Division, for all retaining walls
needed to complete the approved grading plans.
2. The entire project site shall be adequately sprinkled to prevent dust, covered
with tarps, or equally effective dust palliative, to prevent dust from being blown
into the air and carried into the adjacent developed areas of South San Francisco.
Dust control shall be for seven days a week and 24 hours a day until the property
is fully developed.
3. Haul roads within the City of South San Francisco shall be cleaned daily as
required by the City Engineer, of all dirt and debris spilled or tracked onto City
streets.
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Conditions of Approval
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Page 14 of26
4.
The developer shall provide the City Engineer with a clear written statement that
he understands the potential for increased costs and delays during the grading
operations, due to potential geotechnical conditions identified in the project soils
and geotechnical reports, and has made provisions for these potential costs and
delays in his project budgeting and scheduling.
5.
The developer shall provide a commitment to take maximum geotechnical care
and attention in the field performance of the grading and that he will correct any
geotechnical problems which develop during construction at his expense.
Particular attention shall be given to compaction adjacent to utility structures,
manholes, storm drain inlets, maintenance access areas, concrete gutters, etc.
6.
An adequate performance bond to cover the dust and erosion impacts of grading
operations, in a form satisfactory to the City Attorney and of an amount
specified by the City Engineer, shall be provided to the City by the developer,
prior to receiving a grading permit.
7.
The Developer shall prepare, and submit to the City Engineer for review and
approval, a construction grading schedule with specific dates for completion of
grading milestones by which the progress of the work can be evaluated.
8.
The developer shall have his civil engineer design and submit, for review and
approval by the City staff and consultants, a Site Winterization Plan, Best
Management Practices Plan and Storm Water Pollution Prevention Plan for the
grading work and other construction activities, prior to receiving a grading
permit for any phase of the project. The approved winterization plan shall be
placed in effect and maintained to the satisfaction of the City's Environmental
Compliance Coordinator, between October 15 and April 15 of each year that the
finish grading and improvement work remains incomplete.
9.
All work activities shall be limited to the hours of 7 AM and 6 PM, Monday
through Friday (and excluding all City recognized holidays), unless other hours
and days are specifically approved in writing by the City Engineer.
C. INSPECTION
1. The Developer shall provide continuous on-site grading inspection services by
his geotechnical consultant. At a minimum, inspection services shall be
provided at a level that will permit the consultant to state that all grading work
was performed in accordance with the requirements of the project soils and
geotechnical reports and in accordance with their recommendations.
2. The City shall provide construction compliance monitoring of the grading
inspection services provided by the developer's consultants. The compliance
monitoring requirements are set forth in another section of these
recommendations. Funding for this service shall be provided by the developer.
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Conditions of Approval
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Page 15 of26
D. MAINTENANCE OF UNIMPROVED GRADED AREAS
1. The Developer shall provide 24 hours a day, 7 days a week maintenance of all
graded, or otherwise disturbed areas, until these areas are fully developed. The
maintenance work shall include the control of dust and erosion, the repair and
cleaning of drainage and silt retention facilities, the irrigation of erosion control
plantings, and the repair of slope failures, slumps and potentially hazardous
conditions.
2. A regular maintenance program for unimproved graded areas shall be submitted
to the City Engineer for review and approval. The maintenance program shall
be implemented by the developer's contractor to the satisfaction of the City
Engineer.
E. MAINTENANCE OF IMPROVED SLOPE AREAS
1. The Developer, their successor's in interest, and the future owners of both any
common areas and the improved development, shall be responsible for the repair
and maintenance of all slope areas within their properties. The developer shall
prepare a written maintenance plan, with specifications, schedules and
illustrative exhibits for the maintenance and repair of slope areas, drainage
facilities, benches, gutters and subdrains for the review and approval of the City
Engineer.
2. The developer and future property owners shall be required to maintain their
property in accordance with the approved maintenance plan. This requirement
shall be incorporated into the Terrabay Phase III D.C.C. & R.'s.
F. LOT PAD AND GRADING APPROVALS
1. Prior to receiving a Building Permit for any building or structure within the
Terrabay Phase III Development, the project soils engineer shall verify in
writing that the grading and earthwork within the building pad area is complete
and in conformance with the approved soils report and his recommendations.
The soils engineer's compaction and civil engineer's elevation, lot pad
certifications, shall be submitted to the City Engineer and the City's
geotechnical consultant for review and approval.
2. Each grading plan shall be signed and stamped by the project geotechnical
consultant, prior to its approval by the City Engineer, in connection with the
issuance of a grading permit.
IX. CONSTRUCTION MONITORING AND QUALITY CONTROL PROGRAM
A. In order to provide assurance to the City that the grading, drainage, improvements,
landscaping and site construction work within the property on San Bruno Mountain
have been properly constructed in accordance with the approved plans, specifications,
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Conditions of Approval
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Page 16 of26
project requirements and conditions of approval, the applicant shall develop a quality
control program to inspect the work. The quality control program shall be submitted to
the City Engineer for review and approval.
The Developer's consultants shall inspect the project work and supply daily written
documentation of all inspections and testing performed by the consultants to verify
compliance with the approved plans. The consultants shall coordinate their activities
with the City's representatives, the developer's contractors, and subcontractors, public
utilities and the Habitat Plan Operator. The quality control program shall be funded
entirely by the project sponsor.
B. The City shall retain a contract employee and one or more assistants (if needed) to
represent the City Engineer during the construction of the Terrabay Phase III
development. This employee(s) shall inspect the public improvement construction
work, as well as monitor the activities of the developer's quality assurance program,
respond to citizen inquires, attend construction field meetings, organize, review and file
project related correspondence, logs, test results and similar documents, coordinate with
public utilities and perform other services for the City Engineer in connection with the
development of the Terrabay Phase III projects. The City's representative(s) will be
assisted by geotechnical and civil engineering consultants as necessary to perform the
inspection and monitoring services.
The project sponsor shall fund the City's costs for the City's inspection/monitoring
program. The developer shall also provide a desk, telephone and access to a copy and
fax machine in the contractor's field office to be used by the City staff while at the job
site and either provide a vehicle for the inspector, or reimburse the inspector (or City)
for the cost of a leased vehicle for the inspector's use.
C. The Developer shall prepare a detailed geotechnical quality assurance program to
provide an independent review and confirmation of all geotechnical decisions and
reviews during construction, including, but not limited to, the installation and
interpretation of instrumentation, field trials of excavation and fill materials, drainage
installations, application of slope stabilization techniques and construction monitoring.
This quality control program must be acceptable to the City and the developer must
commit to its implementation, prior to receiving a grading permit.
The quality control program will be monitored by the City Engineer through his field
representative(s) and contract consultants. In the course of construction, differences of
opinion may occur between the developer and the City as to the interpretation of the
approved plans and specifications, geotechnical solutions to unexpected field
conditions, the acceptability of particular methods of construction, safety related
improvements, and similar matters. In the event of a dispute between the construction
and field monitoring personnel, the City Engineer will make every effort to resolve the
differences to all parties satisfaction. However, the City Engineer shall make the final
decision regarding disputes, which shall be binding on the developer, his contractors
and consultants.
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Conditions of Approval
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Page 17 of26
D.
E.
F.
G.
The Developer shall assign a project construction coordinator during both the design
and construction phases of the project who will be the single point of contact with the
City and its authorized agents. In the event that this person leaves, or is reassigned,
these duties shall be assigned to a new person who shall continue to represent the
developer and his engineers and contractors.
The Developer shall demonstrate to the City's satisfaction that the potential for future
slope maintenance and slope correction work has been fully considered, and that
adequately funded procedures for the efficient maintenance of slopes and correction of
failures after construction have been provided.
The Developer shall install geotechnical instrumentation on the major cut slopes above
the project. These instruments shall be monitored during grading and after grading, as
required by the City's geotechnical consultant.
Prior to performing any blasting within the site, the developer's blasting contractor shall
obtain a blasting permit from the Fire Department and shall provide a minimum of 48
hours notice, in writing, to the City Engineer and all City departments and other
government agencies that may be affected by the work, advising them of the date and
time that such blasting will occur.
H.
Building permits for all retaining walls shall be obtained by the developer from the
Building Division, prior to commencing foundation excavation and construction of the
walls.
XI. MITIGATION MEASURES AND OTHER AGENCIES
A. The Terrabay developer shall comply with all applicable mitigation measures contained
in the 2005 SEIR and the Mitigation Monitoring and Reporting Program..
B. The Terrabay developer(s) shall not commence work at the site until they have obtained
all permits from any federal, state and county agencies required by law to perform the
work needed to develop the subject projects.
XII. TEMPORARY AND PERMANENT OCCUPANCY
The Developer will likely request occupancy of one of the office towers before the remaining
tower is complete. If this request is made, the following conditions shall apply:
A. Prior to receiving permanent occupancy permits of one of the towers within the
project, the developer shall submit for the City staffs review and approval a plan that
will address, at a minimum, the following items:
1. All construction areas shall be completely fenced off from the portion of the site
occupied by the new residents. All streets and sidewalks accessible to the public
shall be clear of all trailers, equipment, materials, debris, and other obstructions,
and cleaned to the satisfaction of the City Engineer.
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Conditions of Approval
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Page 18 of26
2. All street lights within the portion of the subdivision accessible to the public
shall be fully operational.
3. All traffic signs and pavement markings within the portion of the site accessible
by the public shall be installed in accordance with the approved plans.
4. All site improvements within areas subject to public access shall be complete in
accordance with the approved subdivision improvement, grading, drainage and
utility plans.
5. Hours of construction activities shall be limited to the hours of 8 a.m. to 6 p.m.,
Monday through Friday (excluding holidays).
(Engineering Division contact: Sam Bautista (650) 829-6652)
B. Police Department requirements shall be as follows:
A. 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.
B. Landscaping
Landscaping shall be of the type and situated in locations to maximize observation while
providing the desired degree of aesthetics. Security planting materials are encouraged along
fence and property lines and under vulnerable windows.
C. Building Security
1. Doors
a. 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.
b. Glass doors shall be secured with a deadbolt lock) with minimum throw of one
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/tumpiece.
A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a tumpiece may be used in "Group B"
occupancies as defined 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
18
Conditions of Approval
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Page 19 of26
(1) inch. The outside ring should be free moving and case hardened.
c. 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.
d. Overhead roll-up doors shall be so secured on the inside that the lock cannot be
defeated from the outside and shall also be secured with a cylinder lock or
padlock from the inside.
e. 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.
f. 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.
g. 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.
h. All entrance and exit doors for individual tenant spaces shall have a deadbolt
lock.
1. 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.
j . 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.
2. Windows
a. Louvered windows shall not be used as they pose a significant security problem.
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.
25/16" security laminate, 1/4" polycarbonate, or approved security film treatment, minimum.
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Conditions of Approval
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Page 20 of 26
b. 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) Ibs. applied in any direction.
c. Secondary locking devices are recommended on all accessible windows that
open.
3. Roof Openings
a. All glass skylights on the roof of any building shall be provided with:
1) Rated burglary-resistant glass or glass-like acrylic material.2
or:
2) 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.
or:
3) A steel grill of at least 1/8" material or two inch mesh under skylight and
securely fastened.
b. All hatchway openings on the roof of any building shall be secured as follows:
1) 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.
2) 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.
3) Outside hinges on all hatchway openings shall be provided with non-
removable pins when using pin-type hinges.
c. 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:
1) 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:
2) A steel grill of at least 1/8" material or two inch mesh and securely
fastened and
3) Ifthe barrier is on the outside, it shall be secured with galvanized
rounded head flush bolts of at least 3/8" diameter on the outside.
20
Conditions of Approval
P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-000l
Page 21 of26
4. Lighting
a. Parking lots, (including parking lots with carports) driveways, circulation areas,
aisles, passageways, recesses, and grounds contiguous to buildings shall be
provided with high intensity discharge lighting with sufficient wattage to
provide adequate illumination to make clearly visible the presence of any person
on or about the premises during the hours of business darkness and provide a
safe, secure environment for all persons, property, and vehicles on site. Such
lighting shall be equipped with vandal-resistant covers. A lighting level of .50
to 1 foot-candles minimum, maintained at ground level is required. The lighting
level for the parking garage shall be 5 foot candles in the drive areas and 10 foot
candles in the stairway areas.
b. 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.
c. The premises, while closed for business after dark, must be sufficiently lighted
by use of interior night-lights.
d. 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 . Parking lot lights shall remain on anytime there are employees in the building.
f. Prior to issuance of a building permit, the applicant shall submit a lighting plan
to be reviewed and approved by the Police Department. Lighting plans shall
include photometric and distribution data attesting to the required illumination
level.
5. Numbering of Buildings
a. 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.
b. In addition, any business, which 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.
c. Posted at the main entrance to the building/complex shall be a monument sign
(directory) showing the addresses and businesses within the complex. Said sign
shall be illuminated during the hours of darkness and shall be protected by use
of vandal-resistant covers or materials.
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Conditions of Approval
P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-000l
Page 22 of 26
d. Each different unit within the building shall have its particular address
prominently displayed on its front and rear doors. (Rear door numbers only
need to be one inch in height.)
e. Fencing should be ofan open design (e.g. bars and columns), to aid in natural
surveillance.
6. Alarms and other security measures
a. The business shall be equipped with at least a central station silent intrusion
alarm system.
b. The business shall be equipped with a central station monitored silent robbery
alarm.
c. All individual businesses within the complex will belmay be required to have an
alarm system before occupancy. The type of alarm is dependent upon the nature
ofthe individual business. Tenants should be advised to make contact with
Crime Prevention Bureau well in advance of requested business occupancy for
further details.
d. The Garage area will be protected by CCTV applications that will be monitored
by the security officers. There will also be interactive speaker systems on each
floor that will enable persons to call for assistance without having to dial a
telephone.
e. The Garage area shall incorporate an open design to maximize natural
surveillance. The interior walls shall be painted white to maximize light
reflection. The lighting level for the parking garage shall be 5 foot candles in
the drive areas and 10 foot candles in the stairway areas. Mirrors or walls with
reflective surfaces may be utilized to aid in 350 degree visibility for pedestrians
in the garage.
f. The Police Department recommends that there be 24-hour security provided for the
entire commercial complex. During the normal business hours these guards will
staff an entry desk that will monitor the entry of persons into the complex. This
station will also monitor the CCTV applications in the garage and the emergency
call stations.
NOTE:
To avoid delays in occupancy, alarm installation steps should be taken
well in advance of the final inspection.
7. Traffic, Parking, and Site Plan
a. All entrances to the parking area shall be posted with appropriate signs per
22658(a) CVC, to assist in removing vehicles at the property owner'slmanager's
22
Conditions of Approval
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request.
b. Handicapped parking spaces shall be clearly marked and properly sign posted.
NOTE: For additional details, contact the Traffic Bureau at 829-3934.
8. Misc. Security Measures
a. 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 of TL-lS.
b. The perimeter of the site shall be fenced during construction, and security
lighting and patrols shall be employed as necessary.
c. The fence surrounding the storage yard should be topped with triple-strand
barbed wire or razor ribbon.
(Police Department contact: Sergeant E. Alan Normandy (650) 877-8927)
C. Building Division requirements shall be as follows:
1. The Applicant shall comply with all applicable provisions ofthe Uniform Building Code.
D. Water Quality Control Department requirements shall be as follows:
1. A plan showing the location of all storm drains and sanitary sewers must be submitted.
2. The on site catch basins are to be stenciled with the approved San Mateo Countywide
Stormwater Logo.
3. Storm water pollution preventions devices are to be installed. A combination of landscape
based controls (e.g., vegetated swales, bioretention areas, planterltree boxes, and ponds) and
manufactured controls (vault based separators, vault based media filters, and other removal
devices) are required. Existing catch basins are to be retrofitted with catch basin inserts or
equivalent. These devices must be shown on the plans prior to the issuance of a permit.
If possible, incorporate the following:
. vegetated/grass swale along perimeter
. catch basin runoff directed to infiltration area
. notched curb to direct runoff from parking area into swale
. roof drainage directed to landscape
. use of planter boxes instead of tree grates for stormwater treatment
23
Conditions of Approval
P06-0073: DR06-0060, PP06-0002, SP06-000l & ZA06-0001
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Manufactured drain inserts alone are not acceptable they must be part of a treatment
train.
One of the following must be used in series with each manufactured unit: swales,
detention basins, media (sand) filters, bioretention areas, or vegetated buffer strips.
4. Encourage the use of pervious pavement where possible.
5. The applicant must submit a signed maintenance schedule for the stormwater pollution
prevention devices installed.
6. Applicant must complete the Project Applicant Checklist for NPDES Permit Requirements
prior to issuance of a permit and return to the Environmental Compliance Coordinator at the
RWQCP.
7. Roof condensate must be routed to sanitary sewer. This must be shown on plans prior to
issuance of a permit.
8. Trash handling area must be covered, enclosed and must drain to sanitary sewer. This must
be shown on the plans prior to issuance of a permit.
9. Loading dock area must be covered and any drain must be connected to the sanitary sewer
system. This must be shown on plans prior to issuance of a permit.
10. Install separate water meters for the building and landscape.
11. Fire sprinkler system test/drainage valve should be plumbed into the sanitary sewer system.
This must be shown on the plans prior to issuance of a permit.
12. A construction Storm Water Pollution Prevention Plan must be submitted and approved prior
to the issuance of a permit.
13. Plans must include location of concrete wash out area and location of entranceloutlet of tire
wash.
14. A grading and drainage plan must be submitted.
15. An erosion and sediment control plan must be submitted.
16. Applicant must pay sewer connection fee at a later time based on anticipated flow, BOD and
TSS calculations.
(Water Quality Control contact: Cassie Prudhel (650) 829-3840)
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Conditions of Approval
P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-000l
Page 25 of 26
E. Fire Prevention requirements shall be as follows:
1. Communications (external, internal)
a. The developer shall provide a communications repeater and all related equipment to
accommodate all communication channels used by South San Francisco Fire
Department. Communication equipment shall be installed at a location to be determined
by the City of South San Francisco communications representative. Funding shall take
place for communications equipment on approval of development by the South San
Francisco City Council.
b. The developer shall provide a radio communications study to determine internal radio
communication need based on individual building types in development. If study finds
internal radio communications are deficient, developer shall provide for mitigation.
Costs for internal communications wiring, signal booster, antennae and any other
related equipment to mitigate deficiencies would be incurred by developer. Evaluation
of the system performance will be to the City of South San Francisco communications
representative specifications. Any and all continued maintenance costs will be incurred
by the building owner.
2. Wildland Urban Interface
a. The developer shall install and maintain a one hundred foot buffer in the urban interface
area; this shall consist of a fifty-foot wide green belt area with fire resistive plantings
and an additional fifty-foot clear area maintained clear of hazardous fire growth, Public
Resources Code 4291.
3. Emergency response traffic signal (Opticom)
a. The developer shall provide for a traffic release system (Opticom). The traffic release
system shall be incorporated into the traffic signals in areas directly impacted by the
development.
4. Specialized Equipment
a. The developer shall provide for the purchase of a vehicle to be equipped with
specialized heavy rescue equipment and anon board air compressor. Other specialized
equipment will include air units that can allow for increased air supply so personnel can
reach all areas of the limited access parking structure and high-rise. Developer will
provide funding for vehicle and equipment on City Council approval of development
(vehicle manufacture contract will determine payment schedule).
25
Conditions of Approval
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5. Fire Access Roads
a. Fire department access roads, pullouts, staging areas and vehicle turning radii shall meet
requirements as set forth in "Mandalay Terrace Fire Department Access Exhibit" dated
July 31, 2006.
6. Development must meet all Federal, State and Local codes and ordinances.
(Fire Prevention contact: Bryan Niswonger (650) 829-6645)
26
EXHIBIT B
TERRABA Y SPECIFIC PLAN AMENDMENTS
Planning Commission Draft September 7, 2006
The land uses, densities and intensities shown in the following table will upon
modification by the Planning Commission and City Council and as directed by the City
Council be incorporated by staff into the Final Terrabay Specific the following table.
2006 TERRABA Y SPECIFIC PLAN AMENDMENT
Gross Square Feet Net Square Feet
PHASE I - SOUTH TOWER
Office 313,002 300,482
Commercial 11,544 11 ,083
Child Care 5,000* 5,000
Performing Arts 3,100 3,100
Sub Total Phase I 332,646 319,665
Parking Phase I 962 spaces
PHASE II - NORTH TOWER
Office 352,026 337,945
Commercial 12,465 11,958
Sub Total Phase II 364,482 349,903
Parking Phase II 990 spaces
PHASE I AND II TOTALS
Office 665,028** 638,427
Commercial 24,009 23,041
Child Care 5,000* 5,000
Performing Arts 3,100 3,100
Total Phase I and II 697,137 669,568
Total Parking Phase I and II 1,952spaces
*The square footage may be increased pursuant to state licensing requirements to
provide for 100 children.
**One of the office towers may be replaced with a four star or better hotel as defined
in the Terrabay Specific Plan Zoning District.
EXHIBIT C
TERRABA Y SPECIFIC PLAN DISTRICT AMENDMENT
Planning Commission Draft September 7, 2006
The Terrabay Specific Plan Zoning District would be amended as follows pursuant to
Planning Commission and City Council modification and direction by the City Council.
Chapter 20.63
TERRABAY SPECIFIC PLAN DISTRICT
20.63.005 Terrabay specific plan district established.
A zoning district entitled "Terrabay specific plan district" is established consisting
of, and in all respects consistent with, the regulations contained in the Terrabay specific
plan. The district boundaries shall be as described in Exhibit A to Ordinance 915-83 and
as shown on the map which is Exhibit B to Ordinance 915-83, on file in the office of the
city clerk and incorporated herein by reference. A copy of the specific plan map is
reproduced at the end of this chapter. (Ord. 1288 S 1 (D)(part), 2001: Ord. 1263 Exh. A
(part), 1999: Ord. 1244 (part), 1999: Ord. 1050 S 29 (part), 1989)
20.63.010 Definitions.
The following definitions supplement those contained in Chapters 1.04, 19.08 and
20.06 of this code.
(a) "Accessory structure" refers to structures such as landscape arbors, hot tub platforms,
decks, and fences.
(b) "Assisted parking" refers to incoming passenger vehicles that are parked by their own
drivers until all or most of the striped spaces in the garage are utilized. From that point,
until the garage empties out to avail adequate striped spaces, incoming/outgoing
driver~/owners drop-off/pick-up their cars at a designated drop-off/pick-up point within
the garage to/from valet parking personnel.
(c )"Building" means the principal structure or structures on any site, including all
projections or extensions thereof, and all garages, outside platforms, outbuildings, docks
and other similar structures.
(d)"Buffer parcel" refers to the 2.69 acre parcel located adjacent to and south of the
preservation parcel. Permitted uses in the "buffer parcel" may include, for example,
landscaping, roadway and limited surface parking. No structures are permitted on the
parcel other than a small interpretative structure, i.e. a kiosk that informs persons of the
resources at the site.
(e) "CA-SMa-40" refers to approximately two acres which contain archaeological
resources carbon dated back five thousand years plus before present as mapped and
studied by Holman and Associates, archaeologists and David Chavez, archaeologist and
as analyzed in the 1998-99 Terrabay supplemental environmental impact report (SEIR).
(f)"Development agreement" means any agreement(s) including amendments and
restatements thereto, entered into by and among the city of South San Francisco and a
project sponsor, in accordance with Title 7, Division 1, Chapter 3, Article 2.5, Section
65864 et seq., ofthe California Government Code.
Page lof 19
(g)"General plan" means the general plan adopted on April 21, 1969 by the city council
of the city of South San Francisco by Resolution No. 5073, as amended, and such
elements as may be adopted and amended from time to time.
(h) "Habitat conservation plan (HCP)" means a method of conserving, managing and
enhancing the natural resources necessary for the perpetuation of endangered species as
such plan was approved by the city on November 15, 1982, and as such plan is lawfully
amended from time to time.
(i) "Mutual release and settlement agreement" is that a document executed in March 2000
between Terrabay Partners. L.L.c., MyerslSunchase I, L.L.C., The Center for Biological
Diversity, San Bruno Mountain Watch and the city of South San Francisco which
resolved a lawsuit provided the parties perform certain acts involving the site. It requires,
at a minimum, the creation ofthe preservation and buffer parcels (referred to as
preservation parcel and buffer zone, respectively, in the agreement). The document is
available for review at the city clerk's office of the city of South San Francisco.
(i) "Office Towers" refer to the North Office Tower and the South Office Tower on the
Phase III site.
(k)"Owner" means, at any particular time or times, any person, partnership, firm,
corporation or other legal entity (including sponsor) which owns fee title to one or more
sites, as shown by the official records of the county of San Mateo; provided, however,
that a person or entity holding a security interest in any site or sites will not be deemed an
owner so long as its interest in the particular site or sites is for purposes of security only.
(l)"Precise plan" means plans and drawings, which present detailed site and building
information for each building phase of a project.
(m)"Preservation parcel" refers to a 25.73 acre parcel in the central and northern portion
of the Terrabay area along Airport Bayshore Boulevard. The preservation parcel, created
by the mutual release and settlement agreement includes CA-SMa-40, butterfly habitat
and wetlands. The Preservation Parcel was conveyed into public ownership in 2004.
(n) Project sponsor" means any person, partnership, firm, corporation or other legal entity
attempting to subdivide or in any way develop any site with the Terrabay specific plan
district. (o)"Project sponsor" includes but is not limited to W.W. Dean and Associates
and their successors in interest of any description.
(p )"Property line" means a line bounding a site as shown on any final subdivision or
parcel map then in effect. The property line along a street shall be the respective right-of-
way line shown on the final subdivision or parcel map.
(q)"Recreation parcel" refers to the 6.3 acre parcel (or less as modified by the habitat
conservation plan). The parcel is historically referred to as the Commons West parcel.
(r)"Recreational vehicle" means, for purposes ofthis chapter, a vehicular unit, regardless
of size, primarily designed as temporary living quarters for recreational, camping or
travel use; it either has its own motive power or is designed to be mounted on or drawn
by a motorized vehicle. (s )"Recreational vehicles" include but are not limited to, motor
homes, truck campers, travel trailers, camping trailers, and boats. For the purpose of this
definition, a boat shall be a recreational vehicle regardless of whether or not its design
includes temporary living quarters.
(t) "Site" means a contiguous area ofland within the Terrabay specific plan district which
is owned of record by the same owner, whether shown as one or more lots or parcels or
Page 20f 19
portions of lots or parcels on any recorded subdivision parcel map affecting the specific
plan area.
(u) "Terrabay commercial district" means all of the real property described in Exhibit A
to Ordinance 1288-01, on file in the office of the city clerk and incorporated herein by
reference.
(v)"Terrabay open space district" means all the real property described in Exhibit A to
Ordinance 1288-01, on file in the office of the city clerk and incorporated herein by
reference.
(w)"Terrabay open spacelrecreation district" means all the real property described in
Exhibit A to Ordinance 1288-01, on file in the office of the city clerk and incorporated
herein by reference.
(x)"Terrabay residential district" means all ofthe real property described in Exhibit A to
Ordinance 1288-01, on file in the office of the city clerk and incorporated herein by
reference.
(y) "Terrabay specific plan" refers to the original Terrabay specific plan adopted in 1982
by the South San Francisco city council, and amended in 1996. The Terrabay specific
plan, until 1999, was the governing document for all the lands within the Terrabay plan
area. The 1982/1996 Terrabay specific plan is the governing document for the Phase I
Terrabay village and park neighborhoods.
(z)"Terrabay Specific Plan - Woods Only" adopted by the South San Francisco city
council in May, 1999 is the governing document for the "Woods Phase II" portion of
Terrabay.
(aa) "Final Terrabay Specific Plan" adopted by the South San Francisco city council in
November, 2000, and amended from time to time, is the governing document for the
Phase IIIIlI Mandalay Point and Heritage residential neighborhoods; the commercial area
identified as "The Peninsula;" "Mandalay Terrace" and the recreation and preservation
parcels.
(bb )"Trailer" means a vehicle without motive power, designed so that it can be drawn by
a motor vehicle, to be used for the carrying of persons or property or as human habitation.
(cc)"Transportation demand management program" (TDM program) refers to a plan
approved by the city and required primarily for the perf-ormance of the office
development designed in order to reduce traffic trips to and from the efHee site. The
TDM program shall also serve the residential portions of all three phases of Terrabay.
(dd)"Valet parking" refers to a process of parking cars whereby valet parking personnel
meet incoming and outgoing passenger vehicles at a designated drop-off/pick-up point
where they drop-off/pick-up their cars and keys at all times. (Ord. 1318 S 2 (part), 2003;
Ord. 1288 S 1 (D)(part), 2001: Ord. 1263 Exh. A (part), 1999: Ord. 1244 (part), 1999:
Ord. 915 S 4 (part), 1983)
20.63.020 Regulations generally.
(a) The regulations contained in this chapter shall apply in the Terrabay
specific plan district.
(b) Whenever this chapter or the Terrabay specific plan do not provide
specific standards and/or procedures for the approval and/or administration of
development projects within the Terrabay specific plan district or for appeals concerning
such approvals or administration of development projects, the standards and procedures
Page 30f 19
outlined in Title 20 of the South San Francisco Municipal Code in effect as of the
effective date of any applicable development agreement for the project shall apply.
(c) Whenever a subdivision map or parcel map is required to be filed in
connection with a project within the Terrabay specific plan district, the standards and
procedures contained in Title 19 of the South San Francisco Municipal Code shall apply
to the project unless those procedures and standards are inconsistent with specific
standards or procedures set forth in this chapter or those contained in the applicable
development agreement.
(d) Whenever a subdivision map or parcel map is required to be filed in
connection with a project within the Terrabay specific plan district, no building permit
shall be issued for the project unless and until all of the requirements (including but not
limited to recordation) related to final subdivision or parcel maps have been met, except
as modified in Section 20.63.150 of this chapter for the development of the final Terrabay
special plan lands. (Ord. 1288 S 1 (D)(part), 2001: Ord. 1263 Exh. A (part), 1999: Ord.
1244 (part), 1999: Ord. 915 S 4 (part), 1983)
20.63.030 Uses permitted.
The following uses are permitted subject to the regulations contained in this
chapter, the Terrabay specific plans and applicable sections of Titles 19 and 20 ofthis
code as set forth in Section 20.63.020 and subject to further approvals as required.
(a) Terrabay Residential District (Residential Parcels).
(1) Public and private open space areas;
(2) Habitat conservation areas;
(3) Public and private parks, playgrounds, tot lots, recreation/community
buildings, and fire stations;
(4) Schools;
(5) Child care centers;
(6) Public and private utilities, and facilities;
(7) Single-family detached dwellings consisting of one hundred twenty-five
units in the Park and one hundred thirty-five units in Woods East and Woods West
(collectively) neighborhoods only;
(8) Townhomes consisting of one hundred sixty-five * units in the Village
neighborhood in two, three and four unit clusters only;
(9) One condominium/apartment tower consisting of one hundred twelve one,
two and three bedroom units in the Peninsula Mandalay Tower Heritage neighborhood,
only;
(10) Single-family paired residential units consisting of seventy single-family
units attached in thirty-five structures, paired in two side-by-side attached units (i.e., side
by side duplex design) in the Mandalay Point neighborhood, only;
(11) Home occupations;
(12) Accessory buildings and uses.
(b) Terrabay Commercial District (Offiee Development and Buff-er
Parcel).
(1)
(2)
(3)
(4)
Public and private open space area;
Habitat conservation areas;
Public and private utilities and facilities;
Reserved;
Page 40f 19
(5) Health clubs associated with the office use as an office-worker support use
and a TDM measure;
(6) Reserved;
(7) High quality commercial and restaurant uses recognized nationally by
their name are permitted commercial retail uses on the Phase III Commercial site.
Businesses such as Baia Fresh, Starbucks, Peets Coffee and Tea, The Cheescake Factory,
Gordon Biersch, Jamba Juice, Pasta Pomodoro, Wolfgang Puck, Kulettos and II Fomaio
are higher end well-performing businesses appropriate for the Phase III site. Specialty
services such as computer stores, office supply, bookstore stores, retail dry cleaner
outlets, shoe repair, florists, specialtv high-end grocery and/or deli uses, sundry shops,
boutiques and similar uses are permitted support uses. These types of retailers or their
equivalent are permitted. Significant deviations from these types of retail uses, as
determined by the Chief Planner, may not be permitted or may require a Conditional Use
Permit. The applicant will be required to demonstrate how the proposed use is
Foot note:_ * 161 units were built in Phase I. Pursuant to City Ordinance 1191-96 a
subdivision may be applied for and, in accordance with the City's discretionary and
environmental review procedures, may be approved to construct an additional four units
in the Village Neighborhood on Lot 179 The Citv aoproved an additional three lots on
this site in 2006 .
substantially equivalent to the uses and retailers listed above. No fast food drive through
restaurants are permitted on the Phase III site. Medical office and associated uses are not
permitted on the ground floor. Retail oriented financial or business serving uses that
support commercial retail such as Automatic Teller Machines (ATM's) are permitted
with approval of a use permit on the ground floor and provided that these tyPes of uses
can be shown to be of benefit to the employees of the site and do not exceed 10 percent
of the ~round floor retail space.
Sit do.:n restaurants, but not including fast food restaurants with or without drive
through '..vindows associated with the office use an office '.Yorker support use and a TDM
measure;
(8) Class A Office buildings for office gross square footage of 665,028 square
feet;
(9) Meeting and conference rooms within the office building;
(10) Accessory service and retail uses associated with the office use as an
office-worker support use and a TDM measure and retail commercial uses that serve the
area as noted in 7 above;
(11) Performing arts center (200 seat minimum) within the office building;
(12) Child care center serving a minimum of 100 children with outdoor play
area within the office tower or podium structure;
Ql) HoteL four star or better. Any hotel shall be developed, constructed and
maintained to satisfy all requirements necessary to meet a four diamond rating as
established by the Diamond Rating Guidelines published bv the American Automobile
Association in place as of the effective date.
Page 50f 19
(g Buffer Zone Permitted Uses. Notwithstanding the permitted uses in the
Terrabay commercial district generally, uses permitted in the buffer parcel are limited to
the following:
(1) Landscaping (limited to native San Bruno Mountain plant species),
(2) Pedestrian seating areas,
(3) Surface parking, emergency access road, turn around and maintenance lets
to facilitate access to the adjacent preservation parcel and San Bruno Mountain State and
County Park,
(D) Playground for the child care facility,
(4) A single small structure which provides interpretive information about the
site (i.e., a kiosk),
(5) Retaining walls.
(D) Terrabay Open Space District (Preservation Parcel). Open space uses
in conformance with the General Plan and mutual release and settlement agreement,
including wetlands preservation and mitigation, habitat preservation and preservation of
CA-SMa-40 and trailhead for hiking.
(E) Terrabay Open SpacelRecreation District (Recreation Parcel).
(1) Open space as defined in Section 20.63.030(c) of this chapter;
(2) Community oriented recreation facility;
(3) Child care facility. (Ord. 1288 S 1 (D)(part), 2001: Ord. 1263 Exh. A
(part), 1999: Ord. 1244 (part), 1999: Ord. 1051 S 6, 1989; Ord. 915 S 4 (part), 1983)
20.63.050 Site design and grading.
(a) No building permits shall be issued by the city for any phase of
construction within the Terrabay specific plan district until the project sponsor obtains
detailed soil and geotechnical studies for each phase of construction and implements the
recommendations contained in said studies for each phase of proposed construction. The
project sponsor shall provide the city engineer with satisfactory evidence that all grading
and drainage work was accomplished in accordance with approved soils and geotechnical
studies.
(b) Prior to approval of any precise plan or the issuance of any grading or
building permit within the Terrabay specific plan district, the project sponsor shall
provide the city engineer with satisfactory evidence that all elements of the project are
designed in accordance with the recommendations of the approved soils and geotechnical
studies relating to ground slippage, landslides, erosion, and storm drainage.
(c) The project sponsor shall obtain the city engineer's approval of detailed
grading and utility plans prior to approval of any J:?fading or building permit. precise plan
or tentative subdivision map.
(d) All grading plans and operations shall be in compliance with the
provisions of the habitat conservation plan.
(e) All approved grading plans for all phases of Terrabay shall be in
compliance with the Mitigation Monitoring and Reporting Program (MMRP) adopted by
the city. No grading permit for any development on Terrabay lands shall be issued by the
city until any required wetlands mitigation plan is reviewed and approved by the U.S.
Army Corps of Engineers, California Department ofFish and Game and Regional Water
Quality Control Board, subject to their authority under Section 404 of the Clean Water
Page 60f 19
Act, Section 1603 of the California Fish and Game Code and Section 401 Certification,
respectively.
(f) Winterization programs acceptable to the city engineer and the director of
parks, recreation and maintenance services and consistent with the Terrabay specific
plan, the habitat conservation plan and other applicable provisions of this code shall be
implemented for all graded areas prior to October 15th of each year. (Ord. 1288 S 1
(D)(part), 2001: Ord. 1263 Exh. A (part), 1999: Ord. 1244 (part), 1999: Ord. 915 S 4
(part), 1983)
20.63.060 Street standards.
The streets within the Terrabay specific plan district shall conform to the design
standards set forth in the specific plan. The minimum dimensions authorized for streets
located in the Terrabay specific plan district are:
(a) The minimum street grades for public and private streets in the Terrabay
specific plan district shall be one percent. The maximum grades for public and private
streets shall be ten percent and twelve percent, respectively, unless steeper grades on
limited segments of such streets are approved by the city engineer. In no case shall the
city engineer approve street grades in excess of fifteen percent for any private streets.
(b) The Hillside Boulevard extension shall be designed in accordance with
city council Resolution No. 141-78 adopted November 1, 1978. (Ord. 1288 S 1 (D)(part),
2001: Ord. 1263 Exh. A (part), 1999: Ord. 1244 (part), 1999: Ord. 915 S 4 (part), 1983)
20.63.070 Transportation demand management.
Prior to issuancc of a building permit the approval of any precise plans or
tentative subdi'/ision or parcel maps for developmcnt \vithin the Terrabay commercial
district, the project sponsor shall obtain from the director of community development and
the city engincer approval of a transportation demand management plan. The
transportation demand managemcnt plan shall be consistent with the rcquirements of the
Terrabay specific plan. Project sponsors shall prepare and implement a Transportation
Demand Management Plan (TDM Progarm) to reduce vehicle trips in accordance with
the regulations ofSSF MC 20.120. The TDM Program shall conatin the requirements for
monitoring and auditing the performance of the measures within the TDM Program and
shall be amended as needed to meet the performance obiectives of the Plan. (Ord. 1288
S 1 (D)(part), 2001: Ord. 1263 Exh. A (part), 1999: Ord. 1244 (part), 1999: Ord. 915 S 4
(part), 1983)
20.63.080 Parking generally.
(a) Parking areas shall be constructed with the number of spaces, location and
phasing indicated in the Terrabay specific plan and this chapter.
(b) On-street parking shall not be permitted along the public collector road
proposed within the Terrabay residential district. Parallel parking spaces located along
private roads shall be a minimum of eight feet in width.
(c) The approval of any tentative subdivision or parcel map for residential
development of property in the Terrabay specific plan district shall be conditioned upon
the project sponsor executing and recording C.C.&R.'s which shall include a provision
prohibiting the parking or storage of recreational vehicles and boats, whether stored on
trailers or not, in such residential area. Said CC&R's shall be subject to review and
Page 70f 19
approval by the city attorney prior to recordation. (Ord. 1288 S 1 (D)(part), 2001: Ord.
1263 Exh. A (part), 1999: Ord. 1244 (part), 1999: Ord. 915 S 4 (part), 1983)
20.63.090 Utilities.
(a) Sanitary Sewers.
(1) Sanitary sewerage services in the Terrabay specific plan district will be
provided through a system of on-site gravity sewer mains, where possible, and
interceptors which will connect to the city sewer system. The city sewer system will be
designed in accordance with the requirements of the city engineer. The sewer trunk lines
will, wherever possible, be located within the public or private streets.
(2) Sanitary sewers will be designed to handle wastewater flows of two
hundred gallons per day per residential unit, with a peaking factor of 3.0.
Infiltration/inflow will be calculated at five hundred gallons per day, per inch diameter,
per mile. Commercial wastewater flows will be calculated on a case-by-case basis.
(b) Storm Drainage System.
(1) A storm drainage system shall be provided in the Terrabay specific plan
district and shall include a storm-drain trunk system to intercept runoff from the open
space upstream of the project, and transport it through the project. The trunk system shall
also collect in-tract runoff from the on-site collection system.
(2) The storm-drain trunk system shall be designed to handle runoff of an
intensity equal to the worst storm of record or a one-hundred-year return period,
whichever is worse. The inlet structures at the heads of the ravines shall be designed to
pass the runoff from a one-hundred-year return period storm without utilizing the
overflow system. The overflow system at the inlet structure shall be designed to handle
runoff from storms in excess of the one-hundred-year return period utilizing the public
street system and hydraulically designed overflow catchment structures within the public
streets so as to protect residential or commercial structures from potential damage from
storm runoff and from the planned storm period indicated above.
(3) The storm drainage system shall intercept a majority of the existing runoff
and transport it via the approved storm drainage system to San Francisco Bay.
(4) Storm-drain catch basins, manholes and storm-drain pipes shall be
constructed in accordance with city standards and the requirements of the city engineer.
(c) Water System.
(1) A water system shall be designed and constructed by the project sponsor
in accordance with the standards of the California Water Service Company or its
successor in interest. The water mains shall be underground and located within public
rights-of-way or public easements.
(2) The new water system shall be designed with fire protection facilities
installed at the locations, and flowing sufficient water, as required by the city of South
San Francisco fire chief.
(3) The new water system shall, where feasible, be interconnected to the
existing city of South San Francisco water systems to provide a continuous loop. The
design of the water system shall be approved by the fire chief.
(d) Other Utilities.
(1) Solid waste storage and pick-up areas shall be designed in accordance
with the Terrabay specific plan.
Page 80f 19
(2) All natural gas, electricity, telephone and cable television and similar
facilities shall be installed as underground systems. (Ord. 1288 9 1 (D)(part), 2001: Ord.
1263 Exh. A (part), 1999: Ord. 1244 (part), 1999: Ord. 915 S 4 (part), 1983)
20.63.100 Landscaping.
Prior to approval of any precise plan or tentative subdivision map, the project
sponsor shall obtain from the director of parks, recreation and maintenance services,
approval of a landscape plan which adopts the standards set forth in the Terrabay specific
plan and is consistent with the habitat conservation plan. (Ord. 1288 9 1 (D)(part), 2001:
Ord. 1263 Exh. A (part), 1999: Ord. 1244 (part), 1999: Ord. 915 S 4 (part), 1983)
20.63.110 Parks and recreation facilities.
All parks and recreation facilities at the Terrabay specific plan district shall be
designed and constructed in accordance with the standards set forth in the Terrabay
specific plan. (Ord. 1288 9 1 (D)(part), 2001: Ord. 1263 Exh. A (part), 1999: Ord. 1244
(part), 1999: Ord. 915 S 4 (part), 1983)
20.63.120 Environmental quality.
All measures necessary to protect environmental quality shall be implemented as
set forth in the Terrabay specific plans, the environmental impact reports for the Terrabay
specific plans (1982 EIR, 1996 SEIR, aftEi 1998-99 and 2005 SEIR) and the habitat
conservation plan, including any amendments to the plans and any supplemental or
subsequent environmental impact reports. (Ord. 1288 9 1 (D)(part), 2001: Ord. 1263 Exh.
A (part), 1999: Ord. 1244 (part), 1999: Ord. 915 94 (part), 1983)
20.63.130 Special regulations applicable within the Terrabay residential district.
The following special regulations shall apply to development within the Terrabay
residential district:
(a) Independent and accessory structures shall be governed by the following
setbacks:
(i) Mandalay Point may be designed with entry stairs and entry roofs that
encroach into the side setback to the extent permitted by the Uniform Building Code.
(ii) Side and rear yards shall maintain a minimum setback of not less than
three feet, except as provided in (i) above. Stairs that follow the grade may be constructed
along the side yard setback between a primary structure (house) and a fence.
(iii) Paving shall be not closer than a minimum of one foot from the side and
rear property lines.
(iv) Hot tubs or spas shall maintain a minimum setback of five feet from any
side or rear property line.
(v) Gazebos, Arbors and Similar Structures. Gazebos and arbors shall not
exceed twelve feet in height at the ridge. Gazebos, arbors and similar structures shall be
set back from side and rear property lines a minimum of three feet.
(vi) Fountains and similar water features shall be set back a minimum of one
foot from side and rear property lines.
(vii) Garden sheds and similar storage structures shall be set back from side and
rear property lines a minimum of five feet. The maximum height of garden sheds and
Page 90f 19
similar structures shall be six feet. No garden shed or similar structure shall exceed one
hundred and twenty square feet in total area.
(viii) Fences installed as a part of the project shall be replaced in kind as
required for upkeep and repair. View fences shall be replaced with view fences as
necessary.
(ix) Any structure which in the opinion of the chief planner adds significant
bulk and/or mass to the building shall not be permitted. Examples of such type of
structures include fixed and solid patio covers.
(x) If upon review of the applicable permit, modifications to a lot, including
but not limited to landscaping, construction of accessory structures, retaining walls or
paving the city determines the proposed project, based on standard engineering and
hydrologic practices and the project plans, may adversely affect drainage or slope
stability, the applicant shall be required to apply for a minor use permit which may, based
on an initial study, necessitate further environmental review.
(b) No part of permitted structure shall be constructed within five feet of any
projected curbline for a private road.
(c) Accessory buildings, as defined in South San Francisco Municipal Code
Section 20.05.050(b), are only permitted when constructed at the time the residential
structure is constructed.
(d) Accessory structures as defined in Section 20.63.0l0(a) of this chapter
may be constructed upon obtaining city review and any required building permits.
(e) One sign not over four square feet in area and unlighted, pertaining only to
the sale, lease or rental of the property upon which the sign is to be located.
(f) Permitted Height.
(1) Phase I Village and Park Neighborhoods (Single-Family Detached and
Townhomes).
(A) Maximum permitted height shall not exceed thirty feet.
(B) Height is measured from the roofline to the ground directly beneath it.
(2) Phrase II Woods Neighborhood (Single-Family Detached).
(A) Maximum permitted height shall not exceed thirty-five feet with sixty
percent of the roof plate being at or below thirty feet.
(B) Height is measured from the highest point of the roof structure to a point
below or directly parallel to that point where the exterior facade of the building intersects
the finished grade.
(3) Phase IIAII Residential Heritage Peninsula Mandalay Neighborhood
(Condominium/Apartment Tower).
(A) The maximum height shall not exceed one hundred sixty-five feet.
(B) Height is measured from the top of the uppermost parapet down to
finished grade at the point below or directly parallel to that point where the exterior
facade of the building intersects the finished grade.
(C) Below finished grade parking structures are not included in the maximum
height calculation.
(4) Mandalay Point Neighborhood (Single-family Paired Units).
(A) Maximum height shall not exceed forty feet.
Page 100f 19
(B) Height is measured from the highest point of the roof structure to a point
below or directly parallel to that point where the exterior facade of the building intersects
finished grade.
(g) Materials used in the Terrabay residential district shall be consistent with
the requirements of the applicable Terrabay specific plan and the city's design review
process.
(h) Internal Roadway Systems Standards.
(1) A public residential collector street shall be constructed in the Terrabay
residential district as part of the subdivision improvements and shall be dedicated to the
city. No parking shall be permitted along either side of said public collector street, per the
previously approved plan. The street shall have a curb-to-curb width ofthirty-six feet,
consisting of two thirteen-foot travel lanes and two five-foot wide bicycle lanes.
(2) The private minor roadways shall have a minimum thirty-five-foot right-
of-way. The minimum curb-to-curb widths of all private roadways and lanes within the
residential district shall be twenty-five feet unless, after a review of detailed soil and
geotechnical studies and/or HCP requirements, the city engineer determines that said
width is not feasible. In no case shall the city engineer approve a curb-to-curb width of
less than twenty-two feet.
(3) Sidewalks and/or walkways shall be provided at a minimum on at least
one side of all private and public roadways to residential groupings within a project,
provided adequate access is afforded all residential units.
(4) All dead-end roadways within the Terrabay residential district shall be
provided with bulbs or turn-around areas to the satisfaction ofthe city engineer.
(i) Parking Standards. The parking standards for the residential
neighborhoods shall be:
(1) Phase I Village and Park Neighborhoods (Single-Family Detached and
Townhomes).
(A) Parking garages for two vehicles shall be provided for each unit.
(B) On-street visitor parking shall be provided at a minimum ratio of three
spaces for each four units. The additional on-street parking shall be provided through the
use of parking bays adjacent to each cluster of units and/or parallel along the private
roadways and lanes.
(2) Phase II Woods Neighborhood (Single-Family Detached).
(A) Residential parking shall be provided in the Terrabay Woods East at a
minimum of 5.59 spaces per unit. Residential parking shall be provided in the Terrabay
Woods West at a minimum of 5.36 spaces per unit.
(B) On-street guest parking shall be a minimum of eighteen feet in length and
eight and one-half feet in width and one side of each street in the residential areas shall
provide parking.
(C) Two car garages shall measure twenty feet in width by twenty feet in
depth free and clear of any obstruction. Three car garages shall measure thirty feet in
width by twenty feet in depth free and clear of any obstructions.
(D) Residential units including two thousand five hundred square feet of floor
area (excluding the garage) or including five bedrooms shall provide three car garages
and three car driveway aprons. Three car parking garages shall measure thirty feet in
width and twenty feet in depth free and clear of obstructions. The Woods No.3 floor plan
Page llof 19
may provide one of three parking spaces to a length of eighteen feet and shall provide a
three car parking apron. No more than thirty-five units total in both Woods East and West
shall be Woods No.3 floor plan.
(E) The parking ratios calculated for Terrabay Woods include the required
garage spaces, driveway aprons and on-street parking.
(F) Driveway aprons in Woods Neighborhood shall measure eighteen feet in
length from the face of the garage to the back of the sidewalk or face of the curb in
absence of a sidewalk.
(3) Phase II/IlI Residential Area Parking Standards.
(A) Condominium/Apartment Tower Heritage Neighborhood Peninsula
Mandalay Tower.
(i) A total of two hundred thirty-eight parking spaces shall be provided.
Parking shall be provided at a ratio of two spaces reserved for each residential unit and
guest parking .13 spaces per unit. No four bedroom units are permitted.
(ii) The guest parking may be provided in the parking garage and on-street
within the condominium/apartment tower parcel, only.
(iii) The CC&R's for the tower and the rental or sale agreements shall identify
the parking spaces assigned to each unit.
(iv) Parking in the garage shall measure a minimum of eight and one-half feet
in width and eighteen feet in length with twenty-five-foot wide aisles.
(v) On-street guest parking shall measure a minimum of eight and one-half
feet in width and eighteen feet in length. Two feet of the required eighteen feet may
overhang into a landscape area provided that the landscape area is a minimum of six feet
in width and the overhang does not interfere with shrub or tree growth. Parallel parking
shall measure a minimum of eight and one-half feet in width and twenty feet in length
with a four foot separation between the spaces.
(B) Paired Single-Family-Mandalay Point Neighborhood.
(i) Two hundred ninety-eight parking spaces shall be provided in this
neighborhood. The parking quantity includes the required garage spaces at two per unit
driveway aprons at two per unit, and eighteen off street guest parking spaces.
(ii) The parking requirement is based upon units that are two thousand four
hundred ninety-nine square feet or less in area (excluding garage space); and four or less
bedrooms. Five bedroom units and units consisting of two thousand five hundred square
feet or more (excluding garage space) are not permitted in this neighborhood.
(iii) All units shall include two car garages which shall measure twenty feet in
width by twenty feet in depth free and clear of any obstruction.
(iv) All units shall include a driveway apron measuring, at a minimum, sixteen
feet in width and twenty feet in length, capable of parking two vehicles.
(v) Driveway aprons shall measure twenty feet in length from the face ofthe
garage to the back of the sidewalk or face of the curb in absence ofa sidewalk.
(vi) Off-street guest parking shall be a minimum of eight and one-half feet in
width and eighteen feet in length. Eighteen guest parking spaces shall be provided off-
street in landscape pockets, and within close proximity to the units they are intended to
serve.
(vii) No on-street parking shall be permitted in the Mandalay Point
neighborhood.
Page 120f 19
(j) Residential Density.
(1) Approximately one hundred fourteen acres (fifty-one percent of the
residential land area of two hundred twenty-five acres) may be developed with not more
than six hundred seven residential units.
(2) The mix and location of residential units shall be consistent with the
standards contained in the applicable Terrabay specific plan;
(3) Residential building densities shall, on a neighborhood-by-neighborhood
basis, be in accordance with the applicable Terrabay specific plan;
(4) The density in the Terrabay residential district may be reduced by the city,
if detailed geological characteristics of each development site and/or implementation of
city development requirements indicates that building to the existing permitted density
would pose a threat to the public health, safety or welfare.
(k) Drainage. No owner shall alter the slope or contour of any lot or construct
or alter any drainage pattern or facility without the approval of the city engineer. (Ord.
1318 ~ 2 (part), 2003; Ord. 1310 ~ 2; Ord. 1288 ~ 1 (D)(part), 2001: Ord. 1263 Exh. A
(part), 1999: Ord. 1244 (part), 1999: Ord. 915 ~ 4 (part), 1983)
20.63.140 Special regulations applicable within the Terrabay commercial district.
The following special regulations shall apply to the development within the
Terrabay commercial district.
(a) Building Height Limits.
(1) Office. The North Tower shall not exceed 360 feet above mean sea level
and the South Tower shall not exceed 275 feet above mean sea level. The parking
structure shall not exceed 160 feet above mean sea level
(2) Height is measured from the top of the uppermost parapet down to
finished grade at the point below or directly parallel to that point where the exterior
facade of the building intersects the finished grade from mean sea level.
(b) Entry / Exit Drive. A privately maintained entry drive shall be constructed
to serve the Terrabay commercial district. The drive shall have an 88 foot right-of-way at
the intersection of Airport Boulevard which will accommodate two inbound lanes, three
outbound lanes and a median. The additional right of way will also accommodate an
additional outbound lane if warranted by the circulation monitoring required by the 2005
SEIR and 2006 Addendum. fifty six foot curb to c1::l-fb width and shall proyide hvo
hvelve f()ot '.'Ii de travel lanes in and out of the project. No parking shall be permitted
along the entry drive.
(c) Internal Intersection: The first internal inbound driveway shall include a
minimum of 52 feet of right-of-way to accommodate two inbound traffic lanes and the
potential for an additional exclusive right turn and left turn lane pocket. The outbound
~ortion of the drivewav shall include a minimum of 48 feet of right-of-way to
accommodate three outbound lanes of traffic and the potential for an additional lane
should circulation monitoring warrant the addition of the lane.
(d) Roadway Improvements. In keeping with the requirements of the Terrabay
specific plans and development agreements, development in the Terrabay commercial
district shall proceed only to the extent that the project sponsor improves the adjacent
roadways in accordance with the Terrabay specific plan. Adjacent roadways are not able
to carry the traffic generated by each phase of the development if the public
Page 130f 19
improvements identified in the Terrabay specific plan as necessary for each phase are not
constructed concurrently with that phase.
(~) Parking Requirements - Office.
(1) A parking capacity of one thousand seven hundred eighty five 1,952 cars
in striped stalls is required based upon the parking requirements of ~ 2.81 spaces per
one thousand gross square feet of floor area as set forth in the final Terrabay specific
plan. Parking shall be provided as follows:
(}..) Valet and/or assisted parking shaH be used.
(A) Valet and/or assisted parking attendants shall be on the site during the
peak use times of the day and the v/eek as specified in the TDM program, which may be
formally amended from time to time as specified in the final Terrabay specific plan.
(B) Valet and/or assisted parking shall not be used in the surface parking lot.
(C) Valet and/or assisted parking shall be used to the maximum extent feasible
during special events and or during peak seasons in the parking structures.
(2) Striped stalls in the parking structures shall measure eight and one-half
feet in width and eighteen feet in length and otherwise meet the requirements of SSF MC
20.74 Parking. Parking adiacent to columns shall be 9 feet in width.
(3) Striped stalls in the surface lots shall measure a minimum of eight and
one-half feet in width and eighteen feet in length. Two feet of the required eighteen feet
may overhang in a landscape area provided that the area is a minimum of six feet in
width and the overhang does not interfere with shrub or tree growth. Parallel parking
shall measure eight and one-half feet in width and twenty feet in length with four feet of
separation between the spaces.
(4) Parking and parking services, including valet and/or assisted parking and
the size of striped parking for van pool, car pool, shuttle bus and motorcycle parking shall
conform to the requirements of the TDM program identified in the final Terrabay specific
plan and Chapter 20.74 of the Municipal Code, "Off-Street Parking and Loading."
(e) Parking RequireHlents Child Care (within the Terrabay Commercial
District).
(1) Twentyon or off street parking stalls shall be pro'/ided for the day care
facility.
(2) Striped stalls for surface parking shall measure eight and one half feet in
width by eighteen feet in length. Two feet of the required eighteen feet may overhang in a
landscape area provided that the area is a minimum of six feet in width and the overhang
does not interfere "'lith shrub or tree grO\.vth. Parallel parking shall measure eight and one
half feet in \vidth afld twenty feet in length "'lith four feet of separation Between the
spaces.
(J.)ill A childcare drop-off and pickup area shall be provided that is protected
from the flow of traffic and does not impede the flow of traffic. (Ord. 1288 9 1 (D) (p art),
2001: Ord. 1263 Exh. A (part), 1999: Ord. 1244 (part), 1999: Ord. 915 94 (part), 1983)
20.63.150 Development procedure-Generally.
(a) After the Terrabay specific plan district has been annexed to the city, for
all land within the 1982/1996 Terrabay specific plan area village and park, commencing
after annexation, the Terrabay Phase II Woods specific plan area commencing May 1999;
and the final Terrabay specific plan area commencing on January 1, 2005, all maps, plans
and permits shall be submitted, processed and approved in the following order:
Page 140f 19
(1) Specific plan;
(2) Tentative subdivision map, vesting tentative map or parcel map;
(3) Precise plan;
(4) Final subdivision map (if applicable);
(5) Grading (and any associated retaining wall permits) permits;
(6) Building or occupancy permits.
The city shall not process or approve land use entitlements or permits in any other order.
For example, the city shall not process or approve a precise plan for any land within the
Terrabay specific plan district which does not have an approved tentative or parcel map.
(b) Por the final Terrabay ~pecific .E.lan area only, and up to and ending on
Dccember 31, 2001 all maps plans and permits shaH be submitted, proccssed and
approvcd in the f-ollowing order:
(1) Specific plan;
(2) Tentative subdivision map, vesting tentative map or parcel map;
(3) Precise plan;
(1) Rough grading permit;
(5) Pinal subdivision map (if applicable);
(6) Pinal grading permit;
(7) Building or occupancy permits.
(c) The parcel map or final subdivision maps and the final precise plans for
development of the Terrabay specific plan district shall conform to the standards, critcria
and requiremeR-ts ofthe applicable Terrabay specific plan.
(d) Unless otherwise stipulated in the Terrabay specific plan, all applicable
provisions of this code shall be followed including, but not limited to, the payment of all
applicable fees as set forth in the master fee schedule of the city.
(e) Building permits shall expire as provided in the Uniform Building Code,
as approved and amended by the city. (Ord. 1288 9 1 (D)(part), 2001: Ord. 1263 Exh. A
(part), 1999: Ord. 1244 (part), 1999: Ord. 915 94 (part), 1983)
20.63.160 Precise plan and subdivision maps-Generally.
No person shall commence any use or erect any structure or make exterior
modifications to any existing use, and no grading permit, building permit or certificate of
occupancy shall be issued for any new use or structure or modification thereof until a
final subdivision or parcel map and precise plan has been approved by the city council,
and said final subdivision or parcel map has been recorded in accordance with the
requirements of the Terrabay specific plan and of Title 19 of this code except as provided
for in South San Francisco Municipal Code Section 20.63.l50(B). (Ord. 12889 1
(D)(Part), 2001: Ord. 1263 Exh. A (part), 1999: Ord. 1244 (part), 1999: Ord. 915 94
(part), 1983)
20.63.165 Tentative subdivision maps, vesting tentative maps or parcel maps-
Submittal-Processing.
(a) Tentative subdivision maps, vesting tentative maps or parcel maps for
development in the Terrabay specific plan district shall be submitted to the secretary of
the planning commission. The secretary shall check each application for completeness
and conformance with the Terrabay specific plan.
Page l50f 19
(b) If the tentative subdivision map, vesting tentative map or parcel map is
found incorrect, incomplete or not in conformance with the Terrabay specific plan, the
secretary will notify the applicant of the deficiency within thirty days of submission of
the tentative subdivision map or parcel map.
(c) Tentative subdivision maps, vesting tentative maps, parcel maps and final
subdivision maps shall otherwise be processed as set forth in Title 19 of this code and the
Subdivision Map Act (Sections 66410, et seq., ofthe Government Code) except that a
planned unit development procedure is not required for vesting tentative maps. (Ord.
1288 9 1 (D)(part), 2001)
20.63.170 Precise plan-Submittal-Initial review.
(a) Precise plans for development in the Terrabay specific plan district shall
be submitted to the secretary of the planning commission. The secretary shall check each
application for completeness and conformance with the Terrabay specific plan.
(b) If the precise plan is found incorrect, incomplete or not in conformance
with the Terrabay specific plan, the secretary will notify the applicant of the deficiency
within thirty days of submission of the precise plan.
(c) If the precise plan is found to be complete and correct, the secretary shall
proceed as set forth in Sections 20.63.190 and 20.63.200 of this code.
(d) Subdivision and parcel maps shall be processed as set forth in Title 19 of
this code and the Subdivision Map Act (Sections 66410, et seq., of the Government
Code) except that a planned unit development procedure is not required for a subdivision
or vesting tentative map. (Ord. 1288 ~ 1 (D)(part), 2001: Ord. 1263 Exh. A (part), 1999:
Ord. 1244 (part), 1999: Ord. 915 94 (part), 1983)
20.63.180 Precise plan-Contents.
The following information and drawings related to precise plans shall be required
for submittal to the secretary of the planning commission at least thirty-five days prior to
the planning commission meeting at which the precise plan is to be considered, together
with the required filing fees as set forth in the master fee schedule of the city adopted by
resolution of the city council:
(a) Ten full-sized and twenty-five, eight and one-half inches by eleven inches
reduction copies of the precise plan;
(b) All tentative subdivision, vesting tentative map or parcel maps within the
area covered by the precise plan. The maps shall in every case already be approved as
required by Title 19 ofthis code and the Subdivision Map Act;
(c) A legal and physical description of the site, including boundaries,
easements, existing topography, natural features, existing buildings, structures and
utilities;
(d) A plot or site plan, drawn to scale which depicts all proposed on-site
improvements, and utilities and the locations of same, in accordance with the standard
established in the Terrabay specific plan;
(e) A landscape plan drawn to scale which sets forth detailed information in
accordance with the landscape requirements ofthe Terrabay specific plan and the habitat
conservation plan, and the director of parks and recreation and maintenance services;
(f) Grading, drainage and grading/erosion maintenance plans;
Page 160f 19
(g) Architectural plans and detailed exterior elevations indicating profiles,
glazing and materials drawn to scale. The applicant shall submit ten black and white full-
size print set(s) drawn to one-quarter scale and ten eight and one-half inches by eleven
inches reductions showing all land use and buildings, for each precise plan;
(h) Scale drawings of all signs and light standards, with details of height, area,
color and materials;
(i) Plans for off-site improvements associated with the precise plan; and
(j) Any other drawings or additional information necessary to show that the
precise plans are in conformance with the Terrabay specific plan, as required by the city.
(Ord. 1288 9 1 (D)(part), 2001: Ord. 1263 Exh. A (part), 1999: Ord. 1244 (part), 1999:
Ord. 915 94 (part), 1983)
20.63.190 Precise plan-Action by secretary of planning commission.
Upon receipt of the complete precise plan, the secretary of the planning
commission shall transmit complete copies to the following departments or officers:
director of economic and community development, director of public works, city
engineer, chief building inspector, director of parks, recreation and maintenance services,
police chief, fire chief, and, if affected, the superintendent of the South San Francisco
Unified School District, and each serving utility company. (Ord. 1288 9 1 (D)(part),
2001: Ord. 1263 Exh. A (part), 1999: Ord. 1244 (part), 1999: Ord. 915 94 (part), 1983)
20.63.200 Planning commission report on precise plan.
(a) The date of the actual filing of the precise plan, for purposes of this
chapter, shall be the date of the next succeeding closing of the agenda of the planning
commission meeting following the presentation of the complete precise plan to the
secretary of the planning commission.
(b) The secretary of the planning commission shall assemble the various
reviews of the precise plan. Upon completion of the city review and consultations, the
secretary to the planning commission shall submit the precise plan to the planning
commission and shall recommend that the precise plan be approved, conditionally
approved or disapproved or suggest modifications.
(c) The planning commission shall submit to the city council its written report
advising approval, conditional approval or disapproval of the precise plan within thirty
days after the actual date of filing, unless that time period is extended by written consent
of both the project sponsor and the planning commission. Such report shall set forth in
detail the reasons for the recommendations made and shall state all specific conditions
recommended for a conditional approval. The report will indicate whether or not the
precise plan is consistent with the specific plan and the tentative subdivision maps,
vesting tentative maps or parcel maps within the area covered by the precise plan. (Ord.
12889 1 (D)(part), 2001: Ord. 1263 Exh. A (part), 1999: Ord. 1244 (part), 1999: Ord.
915 94 (part), 1983)
20.63.210 Precise plan-Action by city council.
(a) At the next regular meeting of the city council following the filing of the
planning commission report with the city council, the city council shall fix a meeting at
which the precise plan will be considered, which meeting date shall be within thirty days
Page l70f 19
thereafter. The city council shall approve, conditionally approve, or disapprove the
precise plan within such thirty-day period.
(b) Any conditions imposed will be reasonable and designed to assure
attainment of the standards established in the Terrabay specific plan. No approval will be
unreasonably withheld by the city council if the precise plan complies with the standards,
conditions and requirements of the specific plan. If the city council disapproves the
precise plan, it will specify the standards or conditions which have not been met. (Ord.
1288 ~ 1 (D)(part), 2001: Ord. 1263 Exh. A (part), 1999: Ord. 1244 (part), 1999: Ord.
915 ~ 4 (part), 1983)
20.63.220 Mandatory findings for approval of precise plan.
The city council shall make the following findings before approving or
conditionally approving any precise plan:
(a) The project proposed in the precise plan is consistent with the city of
South San Francisco general plan and the applicable Terrabay specific plan; and
(b) The proposed development and/or construction standards of the precise
plan are designed to achieve compliance with the development and/or construction
standards of the applicable Terrabay specific plan; and
(c) that the development proposed in the precise plan is consistent with the
applicable development agreement should one be in effect. (Ord. 1288 ~ 1 (D)(part),
2001: Ord. 1263 Exh. A (part), 1999: Ord. 1244 (part), 1999: Ord. 915 ~ 4 (part), 1983)
20.63.230 Amendments to approved precise plan.
(a) Ifmajor amendments to the precise plan are desired by the applicant, an
application will be submitted to the secretary of the planning commission and processed
in accordance with procedures established herein for approval of the original precise
plan.
(b) Revisions which are minor in nature, other than those imposed as specific
condition of plan approval, shall be reviewed and approved by the director of economic
and community development. (Ord. 1288 ~ 1 (D)(part), 2001: Ord. 1263 Exh. A (part),
1999: Ord. 1244 (part), 1999: Ord. 915 ~ 4 (part), 1983)
20.63.240 Expiration of precise plan approval.
Any precise plan which has been approved, conditionally approved or modified
will lapse and shall be deemed void two years after the date thereof if a building permit
has not been issued therefor and/or construction has not commenced or has not proceeded
with due diligence thereafter. Reasonable extensions oftime may be granted by the city
council. (Ord. 1288 ~ 1 (D)(part), 2001: Ord. 1263 Exh. A (part), 1999: Ord. 1244 (part),
1999: Ord. 915 ~ 4 (part), 1983)
20.63.250 Permits from other agencies.
No development proposal which requires a permit or an approval of any sort to be
issued by any local, state or federal agency, may be approved by the city until proof of
such other permit, license or approval is on file in the department of economic and
community development. (Ord. 1288 ~ 1 (D)(part), 2001: Ord. 1263 Exh. A (part), 1999:
Ord. 1244 (part), 1999: Ord. 915 ~ 4 (part), 1983)
Page 180f 19
20.63.260 Permissible types of construction.
All construction within the boundaries of the Terrabay specific plan district shall
at a minimum comply with all applicable provisions of state law and this code. Terrabay
specific plan requirements will prevail where more restrictive. (Ord. 1288 9 1 (D)(part),
2001: Ord. 1263 Exh. A (part), 1999: Ord. 1244 (part), 1999: Ord. 915 94 (part), 1983)
Page 190f 19
EXHIBIT D
Transl>>ortation Demand Management (TDM) Proe:ram for Terrabay
Phase III (Mandalay Terrace) in South San Francisco
The Transportation Demand Management (TDM) Program for Terrabay
Phase III includes on-site transportation coordination, expanded transit,
improved bicycling and pedestrian facilities, coordination with the
Peninsula Traffic Congestion Relief Alliance programs, incorporation of
City conditions of approval and mitigation measures and support
services. Specifically there will be:
1. An on-site Transportation Coordinator who will oversee the
TDM Program and perform audits, facilitate ridesharing
matching, maintain and update bulletin board and kiosk for
transit services, sponsor promotional programs;
2. Financial incentives for using transit that entail either
expanded SamTrans services in combination with a Commuter
Check Program or Private Shuttle with service to Caltrain,
BART and adjacent Terrabay neighborhoods;
3. Integrated bicycle parking and support facilities to reduce
trips within the Terrabay area;
4. Reduced supply of parking to discourage driving and
preferential, designated and free parking for vanpool and
carpool parking spaces;
5. Guaranteed Ride Home program;
6. Promotion of flextime, telecommuting and similar options that
allow employees to fulfill their work requirements, but reduce
the amount of vehicle trips to the worksite;
7. Project design that promotes walking and pathway
connections to nearby neighborhoods; and,
8. Annual City Monitoring and Program Update to assure
program success and amendment as necessary to meet the
needs of Terrabay Phase III.
Planning Commission Draft
Terrabay Phase III Only Specific Plan
Appendix B - TDM Program
Page B-1
September 2006
9. Traffic and circulation monitoring at full project buildout and
occupancy as required by Traffic Mitigation 3.1-11 of the 2005
SEIR and installation of an internal traffic light if needed.
The following is a detailed explanation of each of the strategies listed,
including the projected trip reduction where a trip reduction will result
from a particular strategy.
1. Transportation Coordinator
A part-time on-site Transportation Coordinator will be provided in
Terrabay Phase III project and will coordinate the transportation
programs and provide information and marketing materials to employees
at Terrabay Phase III. The Transportation Coordinator will have a small
office in the project, and may be an employee of the building property
management organization. The office will include area sufficient to
display copies of transportation services and schedules, a bulletin board,
a desk, a computer and a telephone. The use may be a shared facility
such as in the lobby of a building, or a portion of the property
management office.
Multiple tenants occupy Terrabay Phase III. Lessee/tenant fees will
offset the cost of the Transportation Coordinator service.
Each lessee/tenant will be required to designate an employee to serve as
a point of contact for the Transportation Coordinator. Each
lessee/tenant will cooperate with the Transportation Coordinator to
share information about their employees that will be useful to TDM
programming (e.g. employee home zip codes and/or cross-streets).
Compliance will be required through the lease agreements for office and
commercial tenants.
The Transportation Coordinator's marketing efforts will include at a
minimum the following features:
A. Coordination with the services of The Peninsula Traffic
Congestion Relief Alliance ("Alliance"). The Transportation
Coordinator will assure the availability of the following services
of the Alliance (or equivalent services from successor or
comparable organizations):
Planning Commission Draft
Terrabay Phase III Only Specific Plan
Appendix B - TOM Program
Page B-2
September 2006
1. A web portal with descriptions of all TDM programs,
program forms, links to the regional rideshare agency's on-
line ride matching system, transit/ shuttle schedule
information, and links to transit providers.
11. "Stock" materials (i.e. materials prepared by other agencies)
that will be provided to the tenants of Terrabay Phase III.
The Terrabay Transportation Coordinator will be
responsible for distributing them to employees.
111. Customized materials that explain the TDM program at
Terrabay Phase III. The Terrabay Transportation
Coordinator will distribute the materials to Terrabay
tenants who will in turn be responsible for distributing
them to employees on an on-going basis as well as at new
employee orientations.
IV. An annual transportation event, such as a transportation
information fair or piggy-back on a regional transportation
event sponsored by the Regional Rideshare Program.
v. A quarterly on-line newsletter which provides rideshare
information. The Transportation Coordinator will assure
that the newsletter is available to Phase III tenants and
employees.
B. The Transportation Coordinator will hold an annual carpool
registration drive to get names into the rideshare matching
database.
C. The Transportation Coordinator will maintain a permanent
information board or kiosk that displays information pertaining
to transit and rideshare services, bicycle programs and
facilities, and other relevant programs or services.
D. The Transportation Coordinator will be responsible for and
required to conduct annual audits of the tenants of Terrabay
Phase III to insure that rideshare information and matching
services are being provided to employees and tenants of
Terrabay Phase III.
Planning Commission Draft
Terrabay Phase III Only Specific Plan
Appendix B - TDM Program
Page B . 3
September 2006
E. The Transportation Coordinator will conduct annual
transportation surveys (within a 95% confidence level) to
identify the travel needs of the occupants of Terrabay Phase III.
These surveys and reports shall be presented to the Planning
Commission and City Council through a City Coordinator who
will be a designated contact at the City of South San Francisco.
F. The Transportation Coordinator will conduct transportation
surveys addressing the opinions on the transit service.
G. The Transportation Coordinator will orchestrate an annual
transportation fair, which may be coordinated through the
Alliance (or its successor organization).
H. The Transportation Coordinator will submit all required audits
to the City Coordinator.
2. Financial Incentives for Usin~ Transit
Employees of Terrabay Phase III will be provided convenient access to
transit and may receive a significant transit subsidy. Leases will be
structured so that tenants shall be required to implement the TDM
measures necessary to meet the City's TDM goal. This could include
tenant/employer funded transit subsidies. The leases shall be reviewed
by the City Attorney and approved as to form with respect to the
requirements to the TDM Program.
Transit and shuttle stops shall be secure and easily accessible to all
tenants and employees. There will be a designated bus and/ or shuttle
stop. The expanded transit service and possible subsidy will begin with
the "Primary Plan" identified below. An "Alternate Plan", described
below, may be substituted for the Primary Plan. The Alternate Plan shall
not be implemented without verification by the City Coordinator that
parameters outlined below (or substantially equivalent parameters) are
being met.
~ Primary Plan Required at Onset of Occupancy: A private shuttle,
such as the one that serves the Peninsula Mandalay
Condominium Tower, shall be provided. The shuttle program
will be funded by tenant/ employer subscriptions. The shuttle
would be available to employees and visitors of the Terrabay
Phase III development (with no additional usage charge) and
Planning Commission Draft
Terrabay Phase III Only Specific Plan
Appendix B - TDM Program
Page B - 4
September 2006
would provide a direct connection to Caltrain and BART with
frequent service (3D-minute headways).
~ Alternate Plan Based Upon SamTrans Bus Schedules and
Services: The Alternate Plan would be for SamTrans to directly
serve the site with its regular service and for the tenants of the
Terrabay Phase III development to offer Commuter Checks to
employees. Commuter Checks are vouchers that would be used
to purchase transit passes from any transit agency. Such
subsidy would provide employees at Terrabay Phase III with
savings in the purchase of SamTrans monthly passes
The site is served by regional buses traveling along Airport
Boulevard between the Transbay Terminal in downtown San
Francisco and points as far south as the Stanford Shopping
Center. SamTrans Route 292 provides half-hourly service on
Airport Boulevard connecting to downtown San Francisco, the
South San Francisco Caltrain Station, and the San Francisco
International Airport. SamTrans Route 297/397 provides one-
hour headways connecting to downtown San Francisco, San
Francisco International Airport and various Caltrain stations.
SamTrans Routes 130 and 132 provide 10 to 15-minute
headways (combination of both routes to the Airport
Boulevard/Linden Avenue stop) local service within South San
Francisco and connect to the South San Francisco BART
Station.
These routes could better serve the Terrabay Phase III
development if one or both were re-routed to travel on Sister
Cities Boulevard, rather than Linden Avenue. If possible, this
service change should be negotiated with SamTrans upon
project approval.
The Transportation Coordinator will administer the expanded transit
program. Funding for the Primary Plan would be an employer-funded
monthly subsidy to employees who ride transit three or more days per
week. The employer-based subsidy (as described above) will be required
as a part of any sale or leasing agreement in the commercial portion of
the project The transit subsidy would be provided as needed, to meet the
City's TDM goal per the TDM ordinance.
Planning Commission Draft
Terrabay Phase III Only Specific Plan
Appendix B - TDM Program
Page B - 5
September 2006
The Transportation Coordinator will administer any private shuttle to the
Terrabay Phase III development. The shuttle would be funded through
the same employer fees described above, however, under this Plan, the
collected fees would be used to fund a private shuttle and, thus, might
reduce the funding to provide Commuter Checks.
3. Bicycle and Pedestrian Facilities
To encourage bicycle commuting, Terrabay Phase III will offer the
following bike services:
A. Terrabay Phase III will be designed to foster a pedestrian-
friendly environment, including generous sidewalk areas,
attractive pedestrian plazas and urban streetscape
environmen ts.
B. The development will provide enough covered, enclosed bicycle
parking to accommodate 1.5% of the employee population
commuting by bicycle as shown in Exhibit A attached hereto.
The development will also provide short-term bicycle rack
spaces along the commercial streets as shown in Exhibit A.
Bicycle parking will conform with the City's Transportation
Demand Management Ordinance (Section 20.120 Municipal
Code) and shall be located in a controlled, locked access room
or area, monitored by security cameras and within the garage or
within 100 feet of an attendant or security guard.
C. The South Tower (Phase I) of the development will include two
(2) showers, one (1) toilet, one (1) lavatory and an adjoining
changing facility for men, as well as two (2) showers, one (1)
toilet) and one (1) lavatory and an adjoining changing facility for
women Showers and changing facilities shall be provided free
of charge to the user. The entry doors to the changing facilities
shall be located within 100 feet of an attendant or security
guard station.
D. The development will provide one (1) clothing locker per 25,000
square feet of commercial building space (at least 13 clothing
lockers for Phase I and the balance of 14 lockers added for
Phase II), all of which might be located in the South Tower
Planning Commission Draft
Terrabay Phase III Only Specific Plan
Appendix B - TDM Program
Page B - 6
September 2006
(Phase I). Lockers will be equally dispersed between the men's
and woman's changing facilities.). Lockers will also be large
enough to hold roller blades.
4. Parkine: Stratee:ies
The ground floor components of the project will employ shared parking
concepts to reduce the total supply of on-site parking. Preferential
parking for carpools and vanpools shall be provided where applicable.
Ten percent of parking spaces shall be reserved for rideshare vehicles
(minimum of one space) and be located in close proximity to favorable
and secure access points.
Marketing efforts by the Transportation Coordinator will target all site
employees, regardless of their origins. Marketing efforts alone can
increase the number of employees using transportation alternatives
about one percent (1%). They also enhance the effectiveness of other
measures. This enhancement becomes apparent when the remaining
strategies in this plan achieve their high-end trip reduction estimates.
5. Guaranteed Ride Home
The Transportation Coordinator will work with the Alliance and tenant
contacts to register all businesses for the Guaranteed Ride Home (GRH)
program.
8. Site Plan Connectivity
The Site plan promotes walking and pathway connections to public
transit.
The Terrabay Phase III site plan includes internal walkways and
walkways around the perimeter of the project. The internal walkways
lead pedestrians to open space amenities and retail services. The
combination of internal and external walkways leads pedestrians to a
SamTrans bus stop directly in front of Terrabay Phase III. The onsite
amenities, restaurants, and ATM machines will facilitate reductions in
vehicle use.
Planning Commission Draft
Terrabay Phase III Only Specific Plan
Appendix B - TDM Program
Page B - 7
September 2006
9. Annual City Monitorin~ and Pro~ram Update
The City will review the annual traffic data and surveys provided by the
Transportation Coordinator. The TDM Program will be modified as
necessary to become and remain effective in meeting the needs of the
Terrabay Phase III project. This monitoring program shall be consistent
with the methods and features that are described in Section 1 of this
TDM program.
The TDM Program shall be memorialized in all tenant lease or sale
agreements.
Planning Commission Draft
Terrabay Phase III Only Specific Plan
Appendix B - TDM Program
Page B - 8
September 2006
EXHIBIT A -- TOM - BICYCLE AND PEDESTRIAN FACILITIES
USE
NSF
300,482
11,083
5,000
316,565
EMPLOYEES
1,054
25
11
1,090
NSF
337,945
11,958
o
349,903
EMPLOYEES
1,186
27
o
1,212
Office 1
Commercial2
Childcare Center3
TOTAL
NUMBER OF SPACES REQUIRED
AT 1.5% OF TOTAL POPULATION
16
18
Notes:
1. Office employee population assumes 285 square feet per person (per CBRE Economic Benefits Analysis dated 8/17/06).
2. Commercial employee population assumes 450 square feet per person (per CBRE Economic Benefits Analysis dated 8/17/06).
3. Childcare Center employee population assumes 450 square feet per person (per CBRE Economic Benefits Analysis dated 8/17/06).
USE
NSF
300,482
11,083
5,000
316,565
NSF
337,945
11,958
o
349,903
Office
Commercial
Childcare Center
TOTAL
NUMBER OF LOCKERS REQUIRED
AT ONE LOCKER PER 25,000 NSF
13
14
Planning Commission
Staff Report
DATE: August 17,2006
TO: Planning Commission
FROM: Allison Knapp, Terrabay Consulting Planner
SUBJECT: Terrabay Phase III Only Addendum to the Supplemental Environmental Impact Report
(2005 SEIR/1998/99 SEIR), Precise and Specific Plan Amendment, Zoning Text and
Development Agreement Amendment
Owner:
Applicant:
Site Address:
Case No.
Myers Development
Myers Development
San Bruno Mountain
P04-0 11 7: EIR04-0002
RECOMMENDATION
. Conduct a public hearing on the proposed Terrabay Precise Plan, Specific Plan, Zoning Text and
Development Agreement amendments.
. Continue the item to the Public Hearing of September 7, 2006 to make a recommendation to the
City Council on the Addendum to the Supplemental Environmental Impact Report (2005
SEIR/1998/99 SEIR), Precise Plan, Specific Plan, Zoning Text and Development Agreement
Amendments. Staffwill return on the ih with the appropriate resolutions and findings for Planning
Commission consideration and action.
BACKGROUND
The Planning Commission is aware that the mixed-use lifestyle retail project proposed by Myers
Development in 2005 was essentially economically infeasible to build most notably due to the extensive
site work needed (grading and retaining walls) and the rising overall costs in the construction market.
Therefore, Myers is returning with a request to modify the existing office entitlement on the Phase ill site
which as currently entitled permits 665,000 square feet of office in one tower, 7,500 square feet of office
supporting commercial retail, a shared use I 50-seat performing arts center, a 100-child day care facility, a
public art program and 32 moderate income housing units (120% of median) off site (2000 Project).
Project Description:
The proposed project is the construction of 665,000 square feet of office in two towers, 25,000 square feet
of commercial retail use and at a minimum one quality restaurant, a shared use ISO-seat performing arts
center, a 100-child day care facility, a public art program and 32 moderate income housing units (120% of
median) off site (2006 Project). Please see the following Table 1.
Staff Report
Subject: Terrabay Phase III Only
SEIR, Specific Plan, Precise Plan, Zoning Text and Development Agreement Amendment
August 17, 2006
Page 2 of 14
TABLE 1
2006 TERRABA Y PROJECT
Gross Square Feet Net Square Feet
PHASE I-SOUTH TOWER
Office 313,002 300,482
Commercial 11,544 11,083
Child Care 5,000 5,000
Performing Arts 3,100 3,100
Sub Total Phase I 332,646 319,665
Parking Phase I 962 spaces
PHASE II - NORTH TOWER
Office 352,026 337,945
Commercial 12,465 11,958
Sub Total Phase II 364,482 349,903
Parking Phase II 1,090 spaces
PHASE lAND II TOTALS
Office 665,028 638,427
Commercial 24,009 23,041
Child Care 5,000 5,000
Performing Arts 3,100 3,100
Total Phase I and II 697,137 669,568
Total Parking Phase I and II 2,052 spaces
Parking is proposed to be predominately in an eight level garage which would include 1,996 spaces. An
additional 56 surface parking spaces would be provided for visitors for a total, as noted above, of 2,052
spaces. Parking is proposed at 2.94 spaces for 1,000 gross square feet. The existing approved Terrabay
Phase III Specific Plan stipulates a parking ratio of 2.68/1,000 gross square feet and does not include the
performing arts shared use, day care or office support retail in the calculation.
The applicant has indicated that the project could be built in two phases and that the child care and
performing arts center would be provided in Phase 1. There is the possibility that the project could be built
entirely in one phase of construction.
Architecture
The "North Tower" is proposed at 21 stories with its highest elevation at 359 feet above mean sea level.
The "South Tower" is proposed at 12 stories with its highest elevation at 250 feet above mean sea level.
The highest points noted are to enhance a design element that the applicant states is in response to the
concerns expresses by the Design Review Board and Planning Commission during their joint study session
on the proposal August 1,2006. The proposed changes are outlines in the following text.
Staff Report
Subject: Terrabay Phase III Only
SEIR, Specific Plan, Precise Plan, Zoning Text and Development Agreement Amendment
August 17, 2006
Page 3 of 14
1. The translucent fin that runs up the North Tower now has a diagonal geometry, sloping back to the
south as the building rises.
2. The translucent fin that runs up the South Tower now has a diagonal geometry, sloping forward
and cantilevering to the south as the building rises.
3. The highest point of each building is where the fin meets the parapet; the height of the parapet
varies and undulates around each building.
4. The South Tower is proposed to be 27 feet seven inches wider than before to better screen the
garage. The south facade (in plan view) now has a subtle and visible new inward curve. This
refmement creates a point of differentiation from the design of the North Tower. The South Tower
also is now 12 stories instead of 13 stories. The increase in width on the tower does not alter the
site circulation pattern.
5. The north and east facing elevations of both Towers are smooth, minimalist curtainwalls with a
very high percentage of vision glass. As the curtainwalls transition around the buildings from east,
to north, to west, and south, the curtainwall becomes increasingly complex and detailed, with an
increasingly dense series of horizontal aluminum elements that provide solar shading, and cast
interesting shadows onto the facades. This transition of the fa9ade creates a contrast where the
curtainwalls overlap at the diagonal fins.
6. In each office tower, there is a single "punched" area that occurs only once on the lower floors.
These emblematic spaces provide an accessible balcony space for a tenant on that lower floor of
the building.
Staff recommends that the Terrabay Specific Plan Zoning District text be amended to allow maximum
heights for the two towers to be 360 feet above mean sea level (North Tower) and 275 feet above mean sea
level (South Tower) in order to provide flexibility in architectural detail and to allow an increase in floor
level of the South Tower which would correspondingly relate to a decrease in the height of the North
Tower.
Landscape Architecture
According to Cliff Lowe and Associates, their plant selection process began with reference to plant lists
compiled by Friends of San Bruno Mountain, and the "Flora of San Bruno Mountain" by the Santa Clara
Valley Chapter of the California Native Plant Society. The Mandalay Terrace project includes two
planting zones; the steep hillside where "restoration" plantings are proposed, and the plaza surrounding the
proposed two new buildings where a more "ornate" landscape palette is proposed. The plants selected for
the hillside must therefore be particularly adaptable to the site. Native species such as Toyon and Coyote
Bush, which are plants currently thriving on the mountain, is the landscape palette proposed for the hillside
areas. Coast Live Oak, a native tree which is well-suited to the site and Afghan Pine, a tree recommended
to us by the City of South San Francisco Design Review Board are also proposed for the hillside areas.
Staff Report
Subject: Terrabay Phase III Only
SEIR, Specific Plan, Precise Plan, Zoning Text and Development Agreement Amendment
August 17, 2006
Page 4 of 14
Other native shrubs and grasses, such as Manzanita, California Fescue and other grassland species, are
proposed to fill out the hillside planting scheme.
The plaza area is defined by the Brisbane Box tree. Although it is not a native, it is suited to the conditions
of the site and is an attractive, upright evergreen tree with flowers in summer and proper scale with the
buildings, auto plaza and pedestrian spaces. The plaza shrub areas are proposed to be based on a native
plant palette so that it will be in keeping with the mountain landscape, use minimal water, and tolerate the
windy conditions of the site. More ornamental plants are proposed to be used as transitional plantings
between the more heavily used pedestrian areas. Additionally, since pedestrian areas would receive more
maintenance and be a major part of the experience of the project, the plants selected are more refined.
Flowering native shrubs such as Ribes, Penstemon, and Santolina define the primary pedestrian spaces of
the project. The slope between the plaza and Bayshore Boulevard is conceived as meadow of native
grasses and flowering perennials, including California Fescue, Deer Grass, Pacific Coast Iris and
California Poppy, and curving bands of Ceanothus, an attractive, mounding shrub with purple flowers.
DISCUSSION
Environmental Documentation
Staff is preparing an addendum to the 2005 Supplemental Impact Report (2005 SEIR) which tiers from the
1998/99 SEIR. The Addendum will be presented to the Planning Commission on September 7, 2006.
Crane Transportation Group conducted a traffic analysis of the proposed project and compared it to the
impacts and mitigations identified in the 2005 SEIR. No significant unavoidable impacts are identified.
The proposed project has similar impacts to the 1998/99 SEIR and in every case impacts that are
substantially less than those identified in the 2005 SEIR. Staff is preparing an Addendum to the 2005
SEIR for Planning Commission review on September 7, 2006.
Previous/Current Actions and Certifications
Design Review Board and Planning Commission Comments
Joint Study Session: The Design Review Board and Planning Commission conducted a joint study session
on August 1, 2006. In summary the Design Review Board stated that it has been more a site planning
issue and a concern that the office buildings should be on the East side of 101 and not on the Terrabay
Phase III site. The Design Review Board stated that architecture is high quality and some members stated
that the architects did a "terrific" job in responding to the issues the Board brought forth. A comment was
made about terracing the North Tower to make it more sensitive to the Mountain.
Favorable comments were made with respect to the landscape plan. One Board member stated that Mr.
Lowe's planting plan ties the building to the Mountain and would like to see legal obligations on the
owner to for performance of the landscaping for 10 years henceforth to assure the establishment and
success of the plantings. (Note: Staff will include a condition of approval to this affect in the September 7,
2006 staff report).
Staff Report
Subject: Terrabay Phase III Only
SEIR, Specific Plan, Precise Plan, Zoning Text and Development Agreement Amendment
August 17, 2006
Page S of 14
The Planning Commission stated that the parking garage should be screened more than is shown,
consideration should be given to placing the office tower on top of the parking structure and concern that
two office buildings will not support the retail. Some Commissioners stated that the architecture did not
look "signature", expressed a desire to see the landscaping "through the building" and that the building
needs to twist with the landscape and show movement. One Commissioner stated that the architecture is
"great" but does not like the proposed location of the North Tower and that office should be east of 101.
One Commissioner stated that the performing arts facility should be larger.
Planning Commission Sub-Committee Meeting: Two members of the Planning Commission sub-
committee met and reviewed the 2006 Project on July 26, 2006. One member, Commissioner Romero,
stated that the two towers did not compliment one and other and that office is not an appropriate use of the
site. Commissioner Romero also stated that the site would be a ghost town at night. Commissioner Romero
also noted that the 2006 Project is "much better" than the 2000 Project. Commissioner Honan stated that
the 2006 Project is "defmitely better than the existing entitlement". Commissioner Honan expressed
concern that the retail uses need to be high quality and that the performing arts facility should be larger.
Habitat Conservation Plan Conformance
The boundaries of the Terrabay Specific Plan Area were found by the City Council to be in compliance
with the Habitat Conservation Plan (HCP) on May 12, 1999 (City Council Resolution #64-99). The
compliance hearing was conducted pursuant to federal statute which included review by U.S. Fish and
Wildlife Service, State Department of Fish and Game, the County of San Mateo and Thomas Reid
Associates (Plan Administrator). The review period and certification hearing was noticed pursuant to
federal, state and local requirements. The Terrabay Plan boundaries and limits of grading included Phase
III as well as the Preservation Parcel.
The Preservation Parcel was designated as permanent open space by the City Council on November 24,
2000. (Resolution #48-2000). The dedication of the land and conveyance to the County of San Mateo for
inclusion in San Bruno County/Sate Park furthered the objectives of the HCP. The conveyance and
protection of the land preserved wetlands and critical butterfly habitat.
The proposed 2006 Terrabay Phase III Only Precise Plan identifies limits of grading on approximately 13
acres of land which is within the developable area of the remaining 21 acres of Terrabay Phase III. The
proposed limits of grading conform to the HCP fence. Ms. Autumn Meisel Thomas Reid Associates
reviewed the proposed Phase III project limits and found them in compliance with the 1999 HCP
Certification hearing (July 12, 2006).
Airport Land Use Plan Compliance
The Terrabay Phase III Only project site is not located within the current Airport Land Use Commission
(C/CAG) Airport Influence Area (AlA) boundary for the San Francisco International Airport (Richard
Newman, C/CAG letter dated October 14, 200S and Dave Carbone, letters dated June 16, 2005 and
Staff Report
Subject: Terrabay Phase III Only
SEIR, Specific Plan, Precise Plan, Zoning Text and Development Agreement Amendment
August 17, 2006
Page 6 of 14
November 22, 2005). Therefore ALUC compliance review is not required. Additionally, office land uses
are not considered a "noise sensitive" land use.
EVALUATION
Performing Arts Facility
The performing arts center has been increased from a 1 50-seat (2,080 square foot) shared facility to a 200-
seat (3,100 square foot) shared facility, in response to Planning Commission and Steering Committee
comments. The stage is proposed to be 720 square feet with an additional 300 square feet of storage. An
additional shared use pre-function area (office lobby and performing arts pre-function) of 4,500 square feet
is also proposed. The 2000 Project included a 5,000 square foot performing arts facility with pre-function
area.
Staff recommends a minimum of eight dedicated theatre lights and a dedicated theatre control booth be
provided in the performing arts facility, which is comparable to that proposed in 2005. An "operations
agreement" should also be a condition of approval for the performing arts facility. The agreement between
the developer and its successors or assigns and the City should at a minimum identify that the facility will
be free of charge to the City and/or community arts groups for performances and functions as well as the
number of times per year that it shall be available to those groups. The Planning Commission may desire
to discuss this issue and provide direction with respect to the items or furnishings the developer should
install in the facility. Staff, based upon the Commission's direction, will prepare conditions of approval
accordingly.
Child Care Facility
The 2006 Project plans for a 100-child care facility within 5,000 square feet of indoor space and 7,500
square feet of outdoor play area. Myers development indicates that they will provide a plan within the
5,000 square feet of area proposed for a presentation to the Planning Commission during the August 1 ih
meeting. Myers has indicated that the interior space may be increased if necessary to accommodate a 100-
child facility that is state licensed. The 2000 Plan was sized for 9,000 square feet of interior space and
4,000 square feet of exterior space. Staff will be crafting a condition of approval for the September ih
staff report that will require the applicant to submit evidence sufficient to the Chief Planner and Building
Official that the space as designed or expanded is adequate to meet state licensing. The evidence may
require a letter from the state. A construction phasing plan that mitigates any impacts to the child care
center will also be required.
Restaurant and Business Quality
An important element of the project is the quality of the retail and the restaurant(s). Good quality
restaurants and retail will bring consumers to the site nights and weekends as well as provide services for
the office users during the week. Businesses such as Baja Fresh, Starbucks, Peets Coffee and Tea, The
Cheescake Factory, Gordon Biersch, Jamba Juice, Pasta Pomodoro, Wolfgang Puck, Kulettos and II
Staff Report
Subject: Terrabay Phase III Only
SEIR, Specific Plan, Precise Plan, Zoning Text and Development Agreement Amendment
August 17, 2006
Page 7 of 14
Fornaio are higher end well-performing businesses appropriate for the site. Specialty services such as
computer stores or bookstores would also be appropriate support uses.
The Terrabay Specific plan Zoning District could be amended to identify types of office support and area
serving retail uses that are permitted. The language could also state that:
These types of retailers or their equivalent are permitted. Significant deviations
from these types of retail uses, as determined by the Chief Planner, may not be
permitted or may require a Conditional Use permit. The applicant will be
required to demonstrate how the proposed use is substantially equivalent to the
uses and retailers listed above.
32 Moderate Income Units
The 2000 Project was approved with the requirement to provide 32 units of moderate (120% of median)
housing. The 2006 Project proposes 32 units of moderate income housing off-site to be under construction
prior to issuance of a certificate of occupancy (C of 0) for the Phase I office tower. The conditions of
approval will also require that the 32 units of moderate income housing be under construction prior to a C
of 0 on the Phase I office tower. The conditions of approval could also include stringent performance
requirements such as:
1. Requiring the units to have a C of 0 prior to a C of 0 being issued for the office tower; or
2. Requiring a fiscal penalty ifthe units are not completed within a stipulated amount oftime after
issuance of a C of 0 for the office tower; or,
3. Requiring a performance bond for the completion of the units (C of 0) at a stipulated time with the
City's ability to call the bond should the units not be completed within the stated period oftime.
Staff offers these ideas to initiate discussion and is requesting direction from the Planning Commission.
Public Art Program
Public art is not shown on the plans but is described in general in the 2000 Final Terrabay Specific Plan.
Mr. Myers will be presenting some public art concepts at the meeting ofthe 1 ih of August.
Development Agreement
The Office of the City Manager, City Attorney and City Council are discussion points of the Development
Agreement (DA). The DA would address (at a minimum) the provision of the 32-moderate income
housing units, performing arts facility, day care and restaurant and retail quality. All of these items can be
addressed in the conditions of approval for the project and the zoning ordinance. The Planning
Commission may want to identify issues to be addressed in the DA.
Staff Report
Subject: Terrabay Phase III Only
SEIR, Specific Plan, Precise Plan, Zoning Text and Development Agreement Amendment
August 17, 2006
Page 8 of 14
Project Phasing
Myers Development has indicated that the South Tower would be constructed first if the construction were
to be phased. Members of the Design Review Board expressed concern with the order of phasing, given
that the South Tower does not necessarily have the architectural impact that the North Tower expresses.
Additionally, the two towers work in tandem as an architectural statement. Therefore, there is a concern
that the South Tower may be constructed and the North Tower may not follow for years, or may never be
constructed. The Planning Commission may want to address this issue.
Parking Requirements
A key component to the reducing vehicle trips from a land use is the reduction of the parking supply at the
site. The City's Transportation Demand Management (TDM) Ordinance identifies parking supply
reduction as an element of such a program and it is included in the proposed TDM Plan discussed below.
The 2006 Project proposes 2.94 parking spaces for every 1,000 square feet of use (2.94/1,000). The
approved 2000 Final Terrabay Specific Plan stipulates a 2.68/1,000 square feet. The Institute of Traffic
Engineers (ITE) recommends a ratio of 2.79/1,000 for office buildings in excess of 100,000 square feet
with no TDM Program in place. The City has approved parking ratios of 2.68/1,000 to 3.2/1,000. The
proposed 2.94 is not out of line however, 2.79 for the office use and 75 additional spaces for the
commercial uses for a total of 1,930 parking spaces would be more aggressive(i.e., closer to a 2.8/1,000).
Transportation Demand Management Program
Every aspect identified in Schedule 20.l20.030-B: Summary of Program Requirements (Zoning) of the
City's TDM Ordinance is incorporated into the TDM for the project. In particular the TDM Plan requires:
. Defined Targeted Project Marketing Program to local residents, employers and employees to
reduce aggregate trip generation and travel distances;
. Transportation Coordinator who will oversee the TDM Program and perform audits, facilitate
ride sharing matching, maintain and update bulletin board and kiosk for transit services, sponsor
promotional programs;
. Financial incentives for using transit that entail either expanded SamTrans services in combination
with a Commuter Check Program or Private Shuttle with service to Caltrain, BART and adjacent
Terrabay neighborhoods;
. Integrated bicycle parking and support facilities to reduce trips within the Terrabay area;
Staff Report
Subject: Terrabay Phase III Only
SEIR, Specific Plan, Precise Plan, Zoning Text and Development Agreement Amendment
August 17, 2006
Page 9 of 14
. Reduced supply of parking to discourage driving and take advantage of shared-parking
opportunities generated by mixed use development, the use of valet parking and designated and
free parking for vanpool and carpool parking spaces;
. Paid parking;
. Guaranteed Ride Home program;
. Promotion of flextime, telecommuting and similar options that allow employees to fulfill their
work requirements, but reduce the amount of vehicle trips to the worksite;
. Project design that promotes walking and pathway connections to mixed use facilities that provides
goods and services; and,
. Annual City Monitoring and Program Update.
Already installed as a part of the Oyster Point Flyover and Bayshore Boulevard improvements is a south
bound bus pull out in front of the project site and crosswalks. The applicant proposes to install additional
sidewalks to provide pedestrian linkages to transportation.
The draft TDM Program is included in the 2000 Final Terrabay Specific Plan and will be modified as
required by Ordinance to create a final TDM Program. The final TDM Program will include the items
identified above which are from Appendix B the 2005 proposed Terrabay Phase III Only Specific Plan.
Specific Plan Amendment
State Law Requirements
California Government Code Section 65451 governs the content of specific plans. The requirements
include a text and diagram which specify all of the following in detail:
1. The distribution, location, and extent of the land uses of land, including open space, within the area
covered by the plan.
2. The proposed distribution, location and extent and intensity of major components of public and
private transportation, sewage, water, drainage, solid waste disposal, energy and other essential
facilities proposed to be located within the area covered by the plan and needed to support the land
uses described in the plan.
3. Standards and criteria by which the development will proceed and standards for the conservation,
development, and utilization of natural resources, where applicable.
Staff Report
Subject: Terrabay Phase III Only
SEIR, Specific Plan, Precise Plan, Zoning Text and Development Agreement Amendment
August 17, 2006
Page 10 of 14
4. A program of implementation measures including regulations, programs, public works projects,
and financing measures necessary to carry out paragraphs (1), (2) and (3).
5. The specific plan shall contain a statement of the relationship of the specific plan to the general
plan.
The proposed precise plan contains this information along with the existing approved 2000 Final Terrabay
Specific Plan. Should the Planning Commission and City Council approve the project a direction will be
recommended in the resolution to instruct staff to make the modifications to the 2000 Final Terrabay
Specific Plan (text and diagram) that reflect the precise plan as approved.
Proposed Specific Plan Conformance with the General Plan
The proposed land uses identified in the Terrabay Phase III Only Specific Plan conform to the City's
General Plan as discussed in the following section of this report.
Project Conformance with the General Plan
The proposed precise plan and specific plan amendment conforms with and implements the following
General Plan policies.
Chapter 2.6 Land Use Policies
Guiding and Implementing Policies
2-G-l: Preserve the scale and character of established neighborhoods, and protect residents from
changes in non-residential areas.
Analysis: The proposed project will be a part of South San Francisco but will not be in the middle of an
established neighborhood or community with San Bruno Mountain as a backdrop, Sister Cities Boulevard
and Terrabay Phase II to the west and south, and Airport Boulevard and Highway 101 to the east. The
Project will compliment the existing land uses in the area and the City. The proposed uses will not detract
from the City's existing commercial base but compliment it by providing office uses, and office supporting
and area-wide retail uses on the site.
2-G-2: Maintain a balanced land use program that provides opportunities for continued economic
growth and building intensities that reflect South San Francisco's prominent inner bay location and
excellent regional access.
Analysis: The site has immediate access to Highway 101, San Francisco, the peninsula and the airport
which will provide local and area-wide clientele for the project which will add to the City's tax base and
Staff Report
Subject: Terrabay Phase III Only
SEIR, Specific Plan, Precise Plan, Zoning Text and Development Agreement Amendment
August 17, 2006
Page 11 of 14
support the office use. The Project proposes office and retail land use with a 0.78 FAR under the 1.0 FAR
maximum for Business Commercial land use designations with structured parking.
2-1-4: Require all new developments seeking an FAR bonus set forth in Table 2.2-2 to achieve a
progressively higher alternative mode usage.
Analysis: The TDM measures identified in Schedule 20.120.030-B: Summary of Program Requirements
(Zoning) of the City's TDM Ordinance is incorporated into the TDM program for the project.
2-1-13: As a part of development review in environmentally sensitive areas require specific
environmental studies and/or review as stipulated in Section 7.1: Habitat and Biological Resources
Conservation.
Analysis: The proposed project has undergone extensive environmental review as discussed above in this
report. Biological surveys are required annually prior to site development. The Preservation Parcel,
containing critical species habitat, was conveyed to the County for inclusion in San Bruno Mountain
CountylState Park in April 2004. Remainder parcels are landscapes with seed mix approved by the HCP
Administrator as appropriate for the butterfly. Three land restoration and preservation plans have been
approved as part of the project and restoration work has occurred and is nearly complete. The plans
include the Juncus Parcel, the Preservation Parcel and the Buffer Parcels along with the perimeter of the
Mandalay and Phase III parcels.
Chapter 3: Planning Sub-Areas Element: Paradise Valley/Terrabay
Guiding Policy
3-8-G-2: Improve accessibility to neighborhood shopping opportunities.
Analysis: The project proposes office, restaurant and retail land uses and a performing arts center.
Chapter 4: Transportation
Guiding and Implementing Polices
4-2-G-7: Provide a fair and equitable means for paying for future street improvements.
Analysis: The project sponsor contributed land and $8.5 million to construct the hook ramps.
4-2-1-6: Incorporate as part of the City's CIP needed intersection and roadway improvements including
Bayshore Boulevard and u.s. 101 Hook Ramps
Analysis: The project sponsor contributed to the construction of the hook ramps and Sister Cities
Boulevard. The Oyster Point Flyover and Hook Ramp construction is complete.
Staff Report
Subject: Terrabay Phase III Only
SEIR, Specific Plan, Precise Plan, Zoning Text and Development Agreement Amendment
August 17, 2006
Page 12 of 14
4-3-G-2: Provide safe and direct pedestrian and bikeways between and through residential
neighborhoods, and to transit centers.
Analysis: The proposed project includes pedestrian walkways to Airport and Sister Cities Boulevard and
to the bus stop on Airport Boulevard.
4-3-G-3: In partnership with local employers, continue efforts to expand shuttle operations.
Analysis: The project implements a shuttle service for Peninsula Mandalay. The shuttle service will be
expanded to cover the Phase III proj ect.
4-3-1-4: Require provision of secure and covered bicycle parking.
The project as conditioned includes several locations with covered and locked bicycle parking.
Chapter 5: Parks, Public Facilities and Services
Implementing Policy
5-1-G-5: Develop linear parks in conjunction with major infrastructure improvements and along existing
utility and transportation rights-ol-ways.
Analysis: Terrabay Phase I and II include a linear park. The park terminates within the Phase ill site.
The project includes a trail to the western portion of the site for an overlook area.
Chapter 6: Economic Development
Guiding and Implementing Policies
6-G-1: In partnership with business and community groups, proactively participate zn the City's
economic development.
Analysis: Terrabay has had a long (25 year plus) history that has been controversial. Beginning in 1999
through to the present, much of the controversy has been abated largely as a result of the following
actions:
· The Planning Commission and City Council designated the Preservation Parcel as permanent open
space.
· Myers Development, City leaders and City staff worked with community groups to address the
restoration and preservation of land and habitat. As a result of this effort, the results of the
restoration are being used as examples of success by U.S. Fish and Wildlife, San Mateo County
Staff Report
Subject: Terrabay Phase III Only
SEIR, Specific Plan, Precise Plan, Zoning Text and Development Agreement Amendment
August 17, 2006
Page 13 of 14
and Thomas Reid and Associates. San Bruno Mountain Watch, in a comment letter on the 2005
SEIR also lauded the restoration of the Preservation Parcel.
. Myers and the City, in particular the City Council and Planning Commission sub committee
worked to develop a land plan that in the words of one sub committee member, "makes economic
and land use sense".
The project proposes an office and retail land use that will bring tax revenues to the City, provide for
police and fire services and pay for its own infrastructure.
Chapter 7 Open Space and Conservation
Guiding and Implementing Policies
7-I-G-l: Protect special status species and supporting habitats within South San Francisco including
species that are state or federally listed as Endangered, Threatened or Rare.
The driving factor in clustering the project for Phase III on the "Development Parcel" (formerly the Office
Parcel) is the protection of 26 acres (the Preservation Parcel) for species habitat preservation. Terrabay
Phase III was approximately 47 acres in area prior to the designation of the Preservation Parcel as open
space and the Buffer Parcel as a buffer zone. The Preservation Parcel contains over 1,000 Viola
Pendunculata which is the food plant for the endangered Callippee silverspot butterfly. The Preservation
Parcel also preserves the archaeological site and wetlands in perpetuity.
7-I-G-l: Protect and where reasonable and feasible special status species and supporting habitats
within South San Francisco including salt marshes and wetlands.
The proposed Eroject includes wetlands restoration on the Preservation Parcel. Phase III Terrabay affects
less than 1/10 an acre of seasonal streams and has an approved U.S. Army Corp of Engineers Wetland
Restoration Plan. The City is mitigating the 0.83 acre take of wetlands for the hook ramp project on the
Preservation Parcel. The project proposes to incorporate water features and a History Walk on the site to
honor the seasonal creeks and streams.
CONCLUSION
Continue the item to the September 7, 2006 Public Hearing to make the recommendation to the City
Council. Staff will return on the 7th with the draft Addendum and final SEIR and appropriate resolutions
and fmdings for Planning Commission consideration and action.
Staff Report
Subject: Terrabay Phase III Only
SEIR, Specific Plan, Precise Plan, Zoning Text and Development Agreement Amendment
August 17, 2006
By:
.'
Alliso~~Planning Consultant
Page 14 of 14
Attachment: Architectural Drawings
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SPECIAL JOINT MEETING
PLANNING COMMISSION
DESIGN REVIEW BOARD
MINUTES
August 1, 2006
Ofell
CITY OF SOUTH SAN FRANCISCO
REGULAR PLANNING COMMISSION
1. CALL TO ORDER
7:30 p.m.
TAPE 1
2. ROLL CALL:
Planning Commissioners
Present:
Commissioner Giusti, Commissioner Prouty, Commissioner Sim, Commissioner
Teglia, Vice Chairperson Honan and Chairperson Zemke
Planning Commissioners
Absent:
Commissioner Romero
Design Review Boardmembers
Present:
Boardmember Harris, Boardmember Nelson, Boardmember Nilmeyer,
Boardmember Ruiz and Boardmember Williams
Design Review Boardmembers
Absent:
None
Staff Present:
Acting Chief Planner Kalkin, Consultant Planner Knapp, Admin. Asst. II Aguilar,
Planning Liaison - Sergeant Normandy and City Engineer Razavi
3. ORAL COMMUNICATIONS- comments are limited to items on the Special Meeting Agenda
4. Study Session - Terrabay Phase III Mandalay Terrace project
Jack Myers, Michael Duncan and Cliff Lowe presented the new proposal to the Planning Commission and
Design Review Board.
Boardmember Nilmeyer felt that the building belonged in the East of 101 Area because all the office
towers are located in this area. He noted that he could not justify the locations of the buildings at this
point. He suggested that a smaller scale development that terraces into the hillside could work better on
the site.
Boardmember Ruiz noted that the applicant had responded to many of the Boards comments. He
concurred with Boardmember Nilmeyer in that the project would best fit in the East of 101 Area. He also
noted that the Peninsula Mandalay tower would be more visible if this current proposal weren't built. He
was concerned with the phasing of the project because the smaller building is scheduled to be built first
without a guarantee of when the taller tower will be built. Mr. Myers noted that he has the opportunity to
phase the development and projects that once the first building is 70% leased they will commence the
second building.
Boardmember Williams pointed out that the first iteration of the project was not to the Design Review
Board's liking but some changes have been made in terms of people space, circulation and other issues.
He noted that the buildings will be very prominent and that the 21 story building is a signature building.
He suggested that the signature building needs more detail and should be more of a landmark to the City,
like the Transamerica Building in San Francisco. He noted that the architecture should be making a
statement and drawing positive comments to the development.
Planning Commission Meeting of August 1, 2006
.fllI
Boardmember Harris also pointed out that the project improved from the first time the Design Review
Board reviewed it. He recommended that the building needs to be integrated with the landscaping and
that there needs to be a legal obligation to ensure that the planting is maintained. He noted that it is a
difficult site for the landscaping to survive on and that there needs to be a maintenance program to
mitigate any environmental impacts for the project as well as a monitoring program to ensure the survival
of these plants.
Boardmember Nelson noted that the applicant redesigned the project in response to the Board's
comments. He felt that Airport Boulevard serves as a buffer for the building to not look so massive on the
mountain and out that there are medians on the center of the street and rows of trees should be added to
soften the area as well as keep the landscaping continuous with what is further south on Airport
Boulevard. He suggested that the developer should go back and look at the landscaping of the Peninsula
Mandalay tower and revise it because most of the plants are not being successful as first projected.
Commissioner Teglia noted that trying to tie the project with the residential tower is not a good idea. He
noted that some of the examples of Skidmore's buildings were much cleaner. He added that the
developer needs to move away from the green building skin and move towards a blue that articulates the
architecture better. He explained how the original entitlements for the project had the buildings tucked
back into the mountain. Commissioner Teglia added that the parking is good in its location and added
that it could be hidden more by widening one of the two towers, decreasing the height of the parking
structure and adding curves to the architecture of the other buildings to hide the garage. He pointed out
that two office towers would not be able to keep retail alive and they need a critical draw to keep the retail
alive such as a movie theater.
Mr. Myers noted that they will bring forward the curtain wall system at the next meeting and pointed out
that the theatres and top of the market retail is not a feasible for them. He added that they are looking at
uses that will be supported by office, such as are Starbuck's and Jamba Juice type uses.
Commissioner Prouty noted that the Peninsula Mandalay tower stands out and was uncomfortable with
the current proposal because it will also stand out. He stated that the taller building should be set into the
mountain and blend in with it more. He further noted that this building needs more to become a signature
building of the City.
Commissioner Giusti pointed outh that the tall building will look very large as people approach it. She
added that the performing arts theatre should seat more than 150 people. Mr. Myers pointed out that Vice
Chairperson Honan had also asked for more seating at the theater and is looking into the feasibility of this.
Commissioner Sim questioned if they had evaluated other ideas with regards to the core. Mr. Myers
stated that depending on the use of the building a side core is inefficient. Mr. Duncan added that they
wanted to have a vertical expression on the tall building. Commissioner Sim noted that although this is an
office building, a unique and creative design could be given to it which makes it an entryway into the City
as well as gives a lasting image to the City. Commissioner Sim pointed out that the Lowe's proposal
changed from a big box retail look to an office look by adding certain details. He stated that the
illumination of the fa<(ade is a good start. He added that the first building should be reflected or inflected
based on the topography and relate more to the landscaping. Mr. Myers noted that the appearance of the
building is a result of the comments by the Design Review Board and they are going to refine the
appearance more based on the comments of the Commission.
Commissioner Sim asked if there was another retaining wall. Mr. Duncan noted that they needed to move
the retaining wall further in order to accommodate the fire department requests for turnarounds at the cul-
de-sac. He added that the wall is from 15 to 20 feet high. Commissioner Sim was concerned with the
height of the retaining wall and asked that the fire department explain their need for it. Consultant Planner
Knapp noted that the Fire Department looked at the plans and has approved them as shown to the
Commission. She pointed out that the cul-de-sac was created as a response to the Fire Department's
issues. Mr. Myers added that the landscaping and the stone that will be installed will buffer the impact.
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Planning Commission Meeting of August 1, 2006
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Commissioner Sim noted that he can see the parking between the buildings and suggested that the
architect include a mechanism to be able to see it through the building.
Commissioner Teglia asked if there was roof parking in the parking structure. Mr. Myers replied
affirmatively and added that they have developed a pattern on top so that the individuals looking down on
the parking structure can see something other than a pad of concrete. Commissioner Teglia asked if
there would be landscaping on the parking structure. Mr. Myers noted that it is difficult to install
landscaping. Commissioner Teglia added that the parking structure will be prominent and will be visible
from those traveling on the hookramp. He suggested that the applicant look into softening the visual
impact it has from various points. Mr. Myers pointed out that they moved the building in response to the
comments of the Design Review Board and also widened the building's size. Mr. Duncan added that one
of the reasons they dropped the building was to obscure more of the parking garage.
Commissioner Teglia suggested tiering the buildings. Mr. Myers noted that they will take the
Commission's comments and return with a revised set of plans. Commissioner Teglia noted that the
Commission is looking for something that has less mass and that will be a signature building for the City.
Chairperson Zemke stated his appreciation for the Design Review Board's comments on the proposal and
noted that the landscaping is key to the development.
5. Adjournment
Joint Design Review Board and Planning Commission meeting adjourned at 8:39 p.m.
Susy Kalkin
Acting Secretary to the Planning Commission
City of South San Francisco
William Zemke, Chairperson
Planning Commission
City of South San Francisco
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MINUTES
August 17, 2006
CITY OF SOUTH SAN FRANCISCO
REGULAR PLANNING COMMISSION
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CALL TO ORDER I PLEDGE OF ALLEGIANCE
ROLL CALL
PRESENT:
TAPE 1
7:30 p.m.
Commissioner Giusti, Commissioner Prouty, Commissioner Romero, Commissioner Sim,
Commissioner Teglia, Vice Chairperson Honan and Chairperson Zemke
ABSENT:
None
STAFF PRESENT:
Planning Division:
Susy Kalkin, Acting Chief Planner
Steve Carlson, Senior Planner
Mike Lappen, Senior Planner
Girard Beaudin, Associate Planner
Chadrick Smalley, Associate Planner
Allison Knapp, Consultant Planner
Bertha Aguilar, Admin. Asst. II
Peter Spoerl, Assistant City Attorney
Ray Razavi, City Engineer
Sergeant Alan Normandy, Planning Liaison
City Attorney:
Engineering Division:
Police Department:
CHAIR COMMENTS
AGENDA REVIEW
No Changes
ORAL COMMUNICATIONS
None
CONSENT CALENDAR
1. Regular meeting minutes of July 20, 2006
2. First Baptist Church of SSF/applicant
First Baptist Church of SSF/owner
600 Grand Avenue
P06-0022: UP06-0007, DR06-0019 & VAR06-0001
(Recommend continuance to the meeting of September 7,2006.)
Use Permit, Design Review and Variance to allow relocation of a playground for a private school, including a
4.5 foot tall fence and outdoor play structure, which encroaches into both the public right-of-way and the
minimum required 15 foot front setback on a site located at 600 Grand Avenue in the R-3-L Multi-Family
Residential Zone District in accordance with SSFMC Chapters 20.20, 20.73, 20.82 & 20.85.
Motion Prouty I Second Sim to approve the Consent Calendar. Commissioner Teglia and Commissioner
Romero abstained from approving the minutes.
PUBLIC HEARING
3. MANDALAY TERRACE - Terrabay Phase III
Mandalay Terrace (PHIIII Bayshore Blvd)
Planning Commission Meeting of August 17, 2006
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Myers Development Co. LLC fOwner & Applicant
San Bruno Mountain - Bayshore Blvd
P06-0073: PP06-0002, SP06-0001, DR06-0060, ZA06-0001, DAA06-0001 & EIR04-0002
Precise Plan, Specific Plan, Design Review, Zoning Text Amendment, Development Agreement Amendment
and Final Environmental Impact Report with Addendum for a re-entitlement of an existing 665,000 square
foot office building to allow the office square footage to be constructed in two towers and an increase in
commercial uses. The project would consist of: 665,000 square feet office in two high rise towers (352,000
and 313,000 square feet), 25,000 square feet of commercial space, a 100-child day care center and a 150
seat performing arts center shared with office space.
Public Hearing opened.
Consultant Planner Knapp gave a brief staff report and noted that the City's Traffic Engineer is present to
answer any question the Commission might have.
Jack Myers of Myers Development Company, Michael Duncan, and Cliff Lowe gave a presentation on the
changes made to the proposal as a response to the Commission's comments of the August 1, 2006 study
session.
Del Schembari spoke in favor of the project and added that the smaller footprint is much better. He was
concerned that the high rise would not have a breakroom on each floor and noted that it was important to
have this.
Commissioner Teglia asked for some discussion on the screening and blending of the parking structure. Mr.
Myers noted that they lowered smaller building and widened it by 27 feet to cover more of the garage. He
added that they articulated more of the fa<;ade of the garage creating a bay window effect. Commissioner
Teglia added that the developer could include a glass screen wall on the corner and try to tie the view
between the two buildings.
Chairperson Zemke asked if the development would create a wind tunnel between the two buildings and if
this had been looked into. Mr. Myers noted that they were asked by the Design Review Board to perform a
wind study. The wind study found the need to relocate the tower that is now located on the north and noted
that the new position of the building did not have too much wind impact. Chairperson Zemke also questioned
if the plant species to be used will be adaptable to the wind conditions of the area. Cliff Lowe, Landscape
Architect, noted that all the plant species chosen will withstand the wind conditions and the soil type.
Chairperson Zemke asked how tall the trees along Airport Boulevard would get once they are fully matured.
Mr. Lowe noted that the tree types are going to be the London Plane Tree and will be the same type that is
along the southern part of Airport Boulevard and will get as tall as 40 to 45 feet.
Commissioner Giusti asked who would be contracting the stores that would go into the retail portion of the
project. Mr. Myers noted that they have retained the services of Cushman & Wakefield to outreach to
retailers and added that there already is a tremendous amount of interest in getting into the development.
Vice Chairperson Honan noted that the performing arts center would be in the south tower which is the
smaller of the two. She asked what the hours of operations for the performing arts center would be. Mr.
Myers responded that the performing arts center is going to be subject to a lease agreement between the
owner and the City for a specific use rights. Vice Chairperson Honan questioned who would prepare the use
agreement. Consultant Planner Knapp noted that an use agreement would be entered into between the City
and the applicant. Vice Chairperson Honan pointed out that the City should be able to have top priority in
terms of the use of the center.
Vice Chairperson Honan asked if the seating would be folding chairs or theatre seating. Mr. Myers noted that
they have been working on all the details and will return with those on September 7,2006.
Vice Chairperson Honan asked who pays to maintain the performing arts center. Mr. Myers noted that the
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owner of the building maintains the performing arts center but the use of the center for the City is free of
charge and the number of days of use throughout a year is going to be outlined in the use agreement.
Vice Chairperson Honan questioned how large the storage area would be. Mr. Myers noted that it is about
300 square feet in size. Commissioner Giusti questioned if the dressing rooms would be included in the
storage space. Mr. Myers noted that he would return with the details of the performing arts center on
September ih.
Vice Chairperson Honan asked what the size of the childcare facility was on the inside and outside. Mr.
Myers noted that the play area is 7,500 square feet and the interior 5,000 square feet interior space.
Consultant Planner Knapp noted that the 2000 project approval had a 9,000 square foot area in the interior
and the staff report stated the difference in size. Vice Chairperson Honan questioned why the childcare
center lost 4,000 square feet. Mr. Myers noted that they researched all the State requirements and they
current proposal meets the minimum requirements. Andrew Kawahara, Myers Development Project
Manager, noted that the State of California's minimum requirements for open space per child are 35 square
feet and they allocated 50 square feet per child.
Vice Chairperson Honan asked what kind of public art the developer was going to propose. Mr. Myers noted
that they have a group of artists with whom they work and will make sure that there is quality art in the
development. Vice Chairperson Honan noted that some projects have had a stipulated dollar amount on
public art. Mr. Myers noted that they would prefer not to have a dollar amount on the public art and would
rather look for the best price since they will have several pieces throughout the development.
Vice Chairperson Honan pointed out that there is only one picture that shows the top of the Peninsula
Mandalay tower and asked for more pictures to help her visualize the new proposal with the current tower.
Mr. Myers noted that he will work on getting a photomontage of the area which will give the Commission a
better idea of what the project will look like with the surrounding buildings. He also stated that they will have
the materials from the Peninsula Mandalay and the materials that will be used in the new proposal to help the
Commission visualize the difference in colors. Vice Chairperson Honan stated that she would prefer the
project to be built in one phase rather than two.
Commissioner Prouty reiterated Vice Chairperson Honan's comments with regard to phasing and public art.
He asked for the distance between the fin and the building structure. Mr. Duncan noted that it is a 10 foot
distance and a height of about 30 feet. Commissioner Prouty asked if the design was buildable. Mr. Myers
noted that they have hired Hathaway Dinwiddie as the contractor and are confident that this is going to be
built as shown to the Commission. He added that he will show the Commission some examples of public art.
Commissioner Prouty noted his concern with the height of the taller tower and asked City Engineer if he felt
that it could be built. City Engineer Razavi replied that based on the results of the geological survey it can be
built.
Commissioner Prouty asked the City's Traffic Engineer to explain if the three lanes will work and how they will
work. Marc Crane, Crane Transportation Group, pointed out that there are two in bound lanes through
Bayshore Boulevard which will continue through a first major internal intersection and then proceed into
access the garage. Commissioner Prouty questioned if the traffic would backup into Bayshore Boulevard.
Mr. Crane noted that they were concerned with traffic backing up to the signal on Bayshore and they added a
condition to keep the traffic flowing through the first intersection on the site because of traffic backup. He
pointed out that the Engineering Division has added a condition to monitor the traffic and see how it is
operating. If there is a problem with this intersection, it will be signalized and coordinated with the signal on
Bayshore.
Commissioner Prouty was concerned with backup occurring at the first intersection that leads to the surface
parking and the childcare center. He asked if the site could accommodate designating one of the lanes a
direct left or right turn lane. Mr. Crane noted that there should not be any stop and go traffic through the first
intersection without a stop sign control and the driver can make a left or right without stopping.
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Planning Commission Meeting of August 17,2006
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Commissioner Prouty asked if a third lane could be added to accommodate a right only lane with two lanes
that go straight into the parking structure. Mr. Crane pointed out that this could be done and it would be
added as a result of the monitoring process.
Commissioner Romero noted that the project has significantly improved in comparison with the previous
entitlements approved. He pointed out that he is not convinced that this is the appropriate use for the site.
He felt that the mixed use proposal was a better option for the site and suggested that the applicant
reconsider a hotel rather than an office tower. He pointed out that the retail aspect of the project needs to be
enhanced.
Commissioner Sim complimented the project team for responding to the issues on the design of the building.
He and Mr. Duncan discussed the architectural features of the translucent glass. Commissioner Sim stated
that the parking structure needs more stealthing. Mr. Duncan noted that they have widened the building to
hide as much of the garage as possible.
Commissioner Giusti asked how many floors would be in the garage. Mr. Duncan replied that there would be
6 floors of parking available. Commissioner Teglia pointed out that other parking structures tie into the
building more and added that this parking structure could tie in with color. Mr. Duncan noted that they could
improve the finish of the parking structure.
Commissioner Sim asked that the architect show the back elevations of the buildings. Mr. Duncan noted that
the same system will be in the rear. Commissioner Sim asked if the retaining wall could be reduced.
Consultant Planner Knapp noted that the Fire Department is not present at the meeting due to illness, but
informed the Commission that various City officials and the developer met to work out emergency access at
the site. She pointed out that the site has many constraints and this design works with respect to the
emergency access to the site and the retaining wall may not be able to be reduced without impacting
emergency access. She pointed out that Fire Chief White requested that she inform the Commission that
considerable effort was expended to arrive at this design which works.
Commissioner Prouty asked that the applicant include a drive by video into their presentation at the next
Planning Commission meeting and look into adding a turn pocket. Mr. Myers replied that they would have a
presentation ready for the Commission. Consultant Planner Knapp added that per the traffic consultant
another third pocket could be added and this can be determined if the traffic monitoring results show a need
for it. Mr. Crane added that a fourth lane could also be accommodated if the median is reduced.
Commissioner Teglia added that the hotel is the highest and best use for the site. He pointed out that the
northbound and southbound views are important for the Commission. He suggested that the taller building
have another fin on the northbound fin. Mr. Duncan noted that there is simplicity in the design of the building
and is worried about too many moves complicating the building. Commissioner Teglia suggested that the
architect think more about adding more of the wavelike design into the taller building on the northbound view.
Commissioner Teglia added that some of the landscaping and art could be a bold water feature in front. He
stated that he does not have any issue with phasing the construction of the site. He suggested that the
phasing include the complete site if one building is not constructed, the point and the landscaping could be
put in and stand on its own. He asked for details on the treatment and rehabilitation of the point.
Commissioner Teglia pointed out that the performing arts center should also be available for other civic
organizations.
Commissioner Giusti and Commissioner Sim stated that they would prefer a one phased construction project
in conjunction with the comments of the Design Review Board. Mr. Myers added that they have designed it
that the buildings will look nice one at a time. Chairperson Zemke pointed out that if the project is phased he
would like to see that it the rest of the site look presentable until the second construction phase takes place.
Mr. Myers assured the Commission that he would not leave the rest of the site looking like a construction site
if only phase one can be built for the time being.
Commissioner Prouty asked how to se how much of the landscaping is real landscaping that will survive the
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site conditions. Mr. Myers pointed out that they would return with a detailed presentation of the landscaping
on September 7,2006.
Vice Chairperson Honan asked if the developer was still looking at installing an overlook area at the top of the
site. Mr. Myers noted that they still are entertaining the lookout and think of putting a historical marker at the
site.
Chairperson Zemke asked to have pictures that show how the project will look with if it phased.
Commissioner Sim reminded the applicant to articulate the corners and embellish the cuts of the buildings.
Concurrence of the Commission to continue the Public Hearing to Se"tember 7. 2006.
ADMINISTRATIVE BUSINESS
4. Tam-Leung/Owner
Mira Lee/Applicant
425 Eccles Avenue
P06-0010: UP06-0006
Review of Revised Exterior Building Elevation and Landscape Plan associated with a previously
approved Use Permit and Design Review of a conversion of a recreation building into a printing facility.
ITEMS FROM STAFF
None
ITEMS FROM COMMISSION
None
ITEMS FROM THE PUBLIC
None
ADJOURNMENT
10:00 P.M.
Susy Kalkin
Acting Secretary to the Planning Commission
City of South San Francisco
William Zemke, Chairperson
Planning Commission
City of South San Francisco
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Draft DRB Minutes
May 16, 2006
Page 9 of9
The Board had the following comments:
1. The project is generally insensitive to the natural context at the site in terms of
location, massing, design and scope.
2. Incorporate design elements from the main buildings, such as finish materials and
methods of articulation, into the design of the parking structure.
3. Explore the possibility of redesigning the Cal Water building to coordinate with the
proposed buildings' design and add landscape - screen trees and shrubs - to
soften the view of the building from the office tower.
4. Include pedestrian-scaled lighting in the plaza and other outdoor areas.
5. Reconfigure the site plan to:
a) Increase the distance between the buildings and the highway.
b) Integrate the buildings into the surrounding mountain landforms.
c) Provide a more prominent, formal landscaped entrance to the site from the
City sidewalk.
d) Improve pedestrian flows and ADA accessibility to the sidewalk both
physically and visually.
e) Improve access to building service areas.
f) Reduce pedestrian-vehicular conflicts; suggest a sub grade or elevated
passageway from the parking garage to the buildings.
g) Use site design to account for environmental conditions including wind and
sunlight (See comment NO.6. a-b. below) especially as regards the
childcare play area.
h) Include turn lanes and vehicle stacking areas where warranted (See
comment No. 6.c., below).
i) Provide more useable outdoor space
6. Provide more detailed information as follows, and revise the plans accordingly:
a) A wind study, to determine if the pedestrian areas shown will be located in
low wind areas, or to determine if wind attenuating structures are required.
b) A shadow/sunlight study to determine if people spaces will be comfortable,
and if the children's play area is bright and sunny.
c) A vehicular circulation study, to determine if the 2,000+ vehicles anticipated
to access the site will work with the traffic flows along Airport Blvd., and if
congestion can be mitigated at the building entry and parking structure
entrance and exits.
d) Include a higher level of detail on the project plans in order to allow the
Design Review Board to provide more specific comments.
7. Revise the landscape plan as follows:
a) Coordinate the plant list with environmental conditions at the site. Suggest
the plantings around the towers be specifically wind tolerant and planting
on the more "wild" portions of the site on San Bruno Mountain be native
plantings. Separate planting schedules may be required for these two
distinctly different microclimate areas.
b) Use 36, 48 or 60-gallon tree sizes at the time of installation to add scale to
the site and to ensure tree caliper will be large enough to withstand high
wind breakage.
c) Replace shrubs and small trees with larger trees scaled to the building
sizes.
d) Redesign the landscaping to be more sensitive to the natural landforms on
and around the site.
e) Redesign the various retaining walls around the site with a "stepped"
design or green "Verdura" type walls to soften their appearance.
22. MISCELLANEOUS
\s\Susv Kalkin
Acting Chief Planner
Draft DRB Minutes
May 16, 2006
Page 8 of9
21.
OWNER
APPLICANT
ADDRESS
PROJECT NUMBER
PROJECT NAME
DESCRIPTION:
Myers Development
Myers Development
Terrabay
P06-0073 & DR06-0060
Mandalay Terrace (PHIII / Bayshore Blvd)
(Case Planner: Allison Knapp)
Modification to the existing entitlements for Phase III which
would allow construction of 665,000 square feet of office in two
office towers as opposed to the entitled one office tower. Project
would include two office towers: a North Tower consisting of 15
floors totaling 315,290 gross square feet, a 150-seat shared use
performing arts auditorium, a child care facility accommodating
100 children and 17,562 square feet of ground-floor retail
including a restaurant; and a South Tower consisting of 21 floors
totaling 341,880 gross square feet of office and 6,085 gross
square feet of ground floor retail. The applicant is requesting
flexibility to allow the height and square footages of the two
towers to vary (but not to exceed 665,000 gross square feet total)
to suit the needs of the office user. The flexibility would allow
the North Tower to increase by three stories while the South
Tower decreased by the same amount.
Draft DRB Minutes
June 20, 2006
Page 1 of8
MINUTES
SOUTH SAN FRANCISCO DESIGN REVIEW BOARD
Regular Meeting of June 20, 2006
TIME:
MEMBERS PRESENT:
MEMBERS ABSENT:
STAFF PRESENT:
4:00 P.M.
Harris., Nelson, Nilmeyer, Ruiz and Williams
none
Susy Kalkin, Acting Chief Planner
Gerry Beaudin, Associate Planner
Chad Smalley, Associate Planner
Patti Cabano, Administrative Assistant
1. ADMINISTRATIVE BUSINESS
2.
OWNER
APPLICANT
ADDRESS
PROJECT NUMBER
PROJECT NAME
Myers Peninsula-Shepherd Heery
Myers Development Co., LLC
Terrabay - Bayshore Blvd
P06-0073 & DR06-0060
Mandalay Terrace (PH ill I Bayshore Blvd)
(Case Planner: Allison Knapp)
DESCRIPTION
Design Review for a re-entitlement of existing 665,000
square foot office building to allow the office square
footage to be constructed in two towers and an increase
in commercial uses. The project would consist of: a
665,000 square foot office (352,000 and 313,000 square
feet), 25,000 square feet commercial, 100-child day care
center and 150 seat performing arts center shared with
office space.
. Boardmember Harris had to leave at 6: 15 PM
Draft DRB Minutes
June 20, 2006
Page 2 of8
In general, the Design Review Board members felt that the changes made to the
project were significant improvements compared to the project that was
reviewed at the May 16th DRB meeting. The plans included more detailed
information and the site planning was improved. However, some of the DRB
members still commented that the proposed development is incompatible and
inappropriate for the site and the surrounding topography. Specifically, the
buildings proposed are too tall and too close to Highway 101. It was noted that
buildings of the proposed scale are more appropriate east of Highway 101 in
South San Francisco.
Suggestions to reduce the visual impact of the development at this location
included: introducing three smaller office buildings, rather than the two office
buildings proposed; and/or setting the proposed buildings farther from Highway
101, possibly building on top of the parking garage.
Recognizing that the pr~ect is likely to continue in a form similar to what was
presented at the June 20 meeting, and acknowledging that aside from the
above issues the architecture of the buildings was of very high quality, the DRB
members had the following comments:
1. Continue to develop plans for the useable outdoor spaces. Include
landscape plantings and hardscape features that separate pedestrian and
automobile traffic. Further, human spaces should be designed to create
private areas as well as more open areas.
Draft DRB Minutes
June 20, 2006
Page 3 of8
2. Submit a planting plan and proposed plant list (inlcuding specimen sizes) for
City review. The plan should include ground level plantings in the pedestrian
areas (shrubs, groundcovers, and ornamental grasses three feet and lower).
3. Create pedestrian connections from the north building to the public sidewalk
going to the north and to the south of the development site (similar to the
treatment proposed for the pedestrian connection from the south building to
the sidewalk).
4. Remove "Holly Oak" trees from the planting list and plans and consider a tree
such as Quercus viriginiana (Southern Live Oak) or similar, which are more
likely to grow to a healthier size in South San Francisco. Quercus ilex (Holly
Oak) is not a very successful or attractive tree in the Bay Area, and may not
grow well at this location.
5. Create a roof plan for the parking structure that includes an aesthetically
pleasing paving pattern since the parking deck will be visible from the new
office towers, and potentially visible from other buildings east of 101 and the
upper levels of San Bruno mountain. The paving pattern should include colors
and/or design elements that are similar to other hardscape found within the
project. Consider elements such as landscape plantings and trellises with
vines to soften the view of the deck from above and to better integrate the
parking garage with the surrounding mountain.
6. Integrate the design of the parking structure with the design proposed for the
office buildings by using materials from the office buildings on the parking
structure. For example, move the stair-towers on the entry side of the parking
garage to the exterior of the building and wrap them in the same glass as the
office buildings are wrapped in.
7. Increase the size of the parking garage lobby to accommodate anticipated
peak pedestrian traffic flows.
8. ,Create a high-quality interior design for the proposed pedestrian tunnels
leading from the parking garage to the buildings. The tunnels should contain
as much natural light as possible (through the use of skylights and/or the like),
and should contain wall graphics or artwork to ensure that the tunnel space is
pedestrian-friendly.
9. Include all trees, including those which extend up the hillside, shown on the
project model (presented at the meeting) into all future plans for City review.
The proposed trees on San Bruno mountain were 60-70% pinus elderica and a
mix of other hardy trees and native shrubs, such as Toyon. These trees and
shrubs will have to be supported by an irrigation system and maintained by the
developer.
Approved with conditions and requires further review by Planning
Commission.
MANDALAY TERRACES
TERRABA Y PHASE III ONLY
2006 PROJECT
MITIGATION MONITORING AND
REPORTING PROGRAM
SEPTEMBER 1, 2006
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Planning Commission
Staff Report
DATE: September 7,2006
TO: Planning Commission
SUBJECT: Fifth Review: Use Permit allowing an existing linen supply service to expand
into three adjacent tenant spaces, situated at 915 Linden Avenue in the Retail
Commercial (C-I-L) Zoning District, in accordance with SSFMC Section
20.22.030 and Chapter 20.81.
Owner/Applicant: AGS Linens
Site Address: 915 Linden Avenue
Case No.: P04-0103 [UP04-0029]
RECOMMENDATION:
That the Planning Commission complete the fifth review ofUP04-0029.
BACKGROUNDIDISCUSSION:
The Planning Commission approved Use Permit P04-0103/UP04-0029 on October 7,2004 with
several Conditions of Approval aimed at improving site appearance. The Commissioners placed a 6-
month review on the application in order to give the property owner ample time to complete the
required building and site improvements. Because the development had taken longer than expected,
four Commission reviews have occurred since the project started two years ago.
The owners have completed all of the building and site improvements. The laundry bins and old
machinery are now no longer being stored outside the back ofthe building (Condition of Approval #
4). The Conditions of Approval are attached to this report.
CONCLUSION:
City staff recommends that the Planning Commission review the project and determine that the
work has been completed. No further reviews are recommended.
ATTACHMENTS:
Conditions of Approval - October 7, 2004
Planning Commission Minutes of June 15, 2006
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MINUTES
June 15, 2006
CITY OF SOUTH SAN FRANCISCO
REGULAR PLANNING COMMISSION
CALL TO ORDER I PLEDGE OF ALLEGIANCE
ROLL CALL
PRESENT:
TAPE 1
7:37 D.m.
Commissioner Giusti, Commissioner Prouty, Commissioner Romero, Commissioner Sim,
Commissioner Teglia, Vice Chairperson Honan and Chairperson Zemke
ABSENT:
None
STAFF PRESENT:
Planning Division:
Susy Kalkin, Acting Chief Planner
Steve Carlson, Senior Planner
Bertha Aguilar, Admin. Asst. II
Peter Spoerl, Assistant City Attorney
Ray Razavi, City Engineer
Sergeant Alan Normandy, Planning Liaison
City Attorney:
Engineering Division:
Police Department:
CHAIR COMMENTS
AGENDA REVIEW
No Changes
ORAL COMMUNICATIONS
None
CONSENT CALENDAR
None
1. AGS Linens expansion
Elisa Sandoval/Owner
Elisa Sandoval/Applicant
915 Linden Ave.
P04-0103: UP04-0029
Use Permit to allow an existing linen supply service to expand into three adjacent tenant spaces at 915
Linden Avenue in the C-1 Retail Commercial Zoning District in accordance with SSFMC Chapters 20.22 and
20.81.
Motion Prouty I Second Honan to approve the Consent Calendar. Approved by unanimous voice vote.
PUBLIC HEARING
2. 249 East Grand
Georgia Pacific Corporation/Owner
James H. Richardson/Applicant
249 East Grand Ave.
P05-0019: DR05-0043, EIR05-0001, PM05-0002, PUD05-0001, SIGNS06-0008, TDM05-0001 &
UP05-0005
(Continued from June 1, 2006)
Draft Environmental Impact Report assessing environmental impacts, Use Permit, Design Review and
Preliminary TDM Plan to construct a phased development consisting of four office/R&D buildings totaling
approximately 534,500 SF, 5,500 SF of ancillary commercial space, and related landscaping improvements
CONDITIONS OF APPROVAL
P04-0103 & UP04-0029
AGS Quality Linens
915 Linden Avenue
(As approved by the Planning Commission on October 7, 2004)
PLANNING DIVISION conditions of approval are as follows:
1. The applicant shall comply with the City's Standard Conditions and with all the requirements of
all affected City Divisions and Departments as contained in the attached conditions of approval.
2. All interior and exterior building and site improvements shall be completed in accordance with
the plans attached to the Planning Commission Staff Report dated October 7, 2004 within 6
months ofthe approval date of this use permit.
3. All new landscaping shall be planted in accordance with the Landscape Plan prepared by
Nilmeyer/ Nilmeyer Associates in conjunction with Harris Design, attached to the Planning
Commission Staff Report dated October 7,2004 within 6 months of the approval date ofthis use
permit.
4. All storage containers, tanks, inoperable machinery and other miscellaneous items currently
being stored outside of the building must be permanently moved indoors or properly disposed of
prior to issuance of any permit and in no case later than 6 months after the approval date ofthis
use permit. No outdoor storage is permitted unless a separate use permit is granted specifically
to allow such use.
5. All company vehicles shall be parked in the parking lot behind the building when not in use. At
no time shall any company vehicles be parked in any of the driveways along Hillside Boulevard.
Company vehicles shall be parked completely inside ofthe building during allloadinglunloading
activities taking place through the roll-up doors facing Hillside Boulevard.
6. The parking lot shall at all times be maintained free and clear of any materials or equipment
which would prevent use of all approved parking and loading spaces.
7. All roof-mounted equipment shall be concealed behind an enclosure or parapet to the satisfaction
of the Chief Planner.
8. The applicant shall obtain a Sign Permit before installing any new signage, awnings or canopies
at the site to the satisfaction of the Chief Planner.
9. This application will be subject to a 6-month review to ensure that all conditions listed above
have been satisfied.
Planning Division contact: Steve Kowalski, Associate Planner, (650) 829-6630
Conditions of Approval
Page 2 of3
BUILDING DIVISION conditions of approval are as follows:
1. The applicant shall provide a sum-of-ratios floor area analysis for the mixed occupancies within the
building.
Building Division contact: Jim Kirkman, Chief Building Official, (650) 829-6670
ENGINEERING DIVISION conditions of approval are as follows:
1. The developer shall comply the applicable conditions of approval for commercial proj ects 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 the Engineering Division front desk at no cost to the applicant.
2. In accordance with the Standard Conditions, new storm-water pollution control devices and filters
shall be installed within the existing site drainage system to prevent pollutants deposited on the site
from entering the City's storm-water drainage system. Plans for these facilities shall be prepared by
the applicant's consultant to conform to the County of San Mateo pollution control requirements and
submitted to the Engineering Division and the City's Environmental Compliance Coordinator for
review and approval.
3. The applicant shall install a Caltrans standard Rl "STOP" sign at the exit to Linden Avenue.
4. The applicant shall submit a plan showing the existing drainage system within the site's parking lot
and shall prepare a report verifying that this system is in good condition and will accommodate
storm-water runoff from a 1 O-year design storm without overflow entering the public right-of-way or
any adjacent private properties. This plan shall be submitted to the Engineering Division for review
and approval. Any improvements needed to accommodate the runoff shall be shown on the parking
lot improvement plan and completed by the applicant prior to complete of the expansion.
Engineering Division contact: Dennis Chuck, Senior Civil Engineer (650) 829-6652
FIRE PREVENTION DIVISION conditions of approval are as follows:
1. Install fire sprinkler system in all proposed expansion areas.
2. Fire sprinkler system shall be central-station monitored if over 100 sprinklers.
3. Install fire extinguishers (2A, 10B:C) per 75 feet of travel.
4. Additional requirements may be imposed at the discretion of the Fire Marshal.
Fire Prevention Division contact: Maurice Dong, Fire Marshal, (650) 829-6645.
Conditions of Approval
Page 3 of3
POLICE DEPARTMENT conditions of approval are as follows:
1. 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.
Police Department contact: Sergeant Alan Normandy, (650) 877-8927