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Ord 867-1981
ORDINANCE NO. 867-8] AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SOUTH SAN FRANCISCO ADOPTING THE REDEVELOPMENT PLAN FOR THE GATEWAY REDEVELOPMENT PROJECT The Council of the City of South San Francisco does ordain as follows: Section 1. The Council of the City of South San Francisco does hereby find, determine and declare as follows: (a) The Redevelopment Agency of the City of South San Francisco, in accordance with the provisions of the Community Redevelopment Law of the State of California, has prepared, and on May 20, 1981, approved and submitted to this Council, a plan for the redevelopment of a project area within the City of South San Francisco which plan is entitled "Redevelopment Plan for the South San Francisco Gateway Redevelopment Project." (b) The Redevelopment Agency has prepared and sub- mitted to this Council the following material, data and recom- mendations supplementary to, but not part of, said Plan: Report on the Redevelopment Plan for the South San Francisco Gateway Redevelopment Project which report contains all matters required by Section 33352 of the Community Redevelopment Law, Rules for Owner Participation, and Rules for Establishing Preference to Re-enter Business, all of which are hereinafter collectively referred to as "supplementary material". ('c) The Planning Commission of the City of South San Francisco has reviewed said Plan and approved and adopted the Plan which approval thereon was submitted to this Council. (id) Following notice published once a week for four successive weeks in The Enterprise Journal, a newspaper of general circulation in the City of South San Francisco, this Council conducted a public hearing on said Plan. (e) At said hearing this Council heard and overruled all written and oral objections to said Plan. (f} This Council has considered said Plan, 'the supplementary material, and the report and recommendations of the Planning Commission and has considered all evidence and testimony for and against the adoption of said Plan. (g) The Project Area is a blighted area, the redevelopment of which is necessary to effectuate the public purposes declared in the Community Redevelopment Law and said Project Area qualifies as an eligible Project Area under said law. (h) Said Plan submitted by The Redevelopment Agency would redevelop the area in conformity with the Community Redevelopment Law and in the interest of the public peace, health, safety and welfare. (i) Said Plan conforms to the general plan for the City of South San Francisco. (j) The adoption and carrying out of said Plan is economically sound and feasible. CENTRAL RECORDS (k) The carrying out of said Plan would promote the public peace, health, safety and welfare of the City of South San Francisco and would effectuate the purposes and policy of the Community Redevelopment Law. (1) The condemnation of real property, if any, provided for in said Plan is necessary to the execution of said Plan and adequate provisions have been made for payment for property to be acquired as provided by law. (m) The Redevelopment Agency has a feasible method or plan for the relocation of families and persons displaced in the Project Area to the extent that the execution of said Plan may result in temporary or permanent displacement of any occupants of housing facilities in the Project Area. (n) There are, or are being, provided in the Project Area or in other areas not generally less desirable in regard to public and commercial utilities and at rents or prices within the financial means of the families and persons dis- placed from the Project Area, decent, safe and sanitary dwellings equal in number to the number of, and available to, such displaced families and persons and reasonably accessible to their places of employment. Area. (o) There are no noncontiguous areas of the Project (p) That there are not included within the Project Area any lands, buildings or improvements which are not detrimental to the public health, safety or welfare. Lq) That the elimination of blight and the redevelop- ment of the Project Area cannot be reasonably expected to be accomplished by private enterprise acting alone without the aid and assistance of the Agency. (ir) No occupants of the Project Area will be displaced. Section 2. Said Plan, having been duly reviewed and considered, is hereby adopted and designated as the official redevelopment plan for the South San Francisco Gateway Redevelopment Project. Said Plan is hereby incorporated herein by this reference and made a part of this ordinance with the same force and effect as though set forth in full at this point. Section 3. The purposes and intent of this Council with respect to the Project Area is to eliminate and prevent the spread of blight and deterioration and to redevelop, conserve, restore and renew the Project Area to the extent permitted by law and as specified in said Plan. Section 4. This Council hereby declares its intention to undertake and complete any proceedings necessary to be carried out by the City of South San Francisco under the pro- visions of the said Plan. This Council recognizes that to implement and facilitate the effectuation of said Plan, official action must be taken by this Council with reference, among other things, to ch anges in zoning and vacating and removal of streets, alleys, and other public ways, the establishment of new street patterns, the locations and relocations of sewer and water mains and other public facilities and other public action. Accordingly, this Council hereby (a) pledges its CENTRAL RECORDS cooperation in helping to carry out the said Plan; (b) requires the various officials, departments, boards, and agencies of the City of South San Francisco having admini- strative responsibilities in the premises likewise to cooperate to such end and to exercise their respective functions and powers in a manner consistent with said Plan; and (c) stands ready to consider and take appropriate action upon proposals and measures designed to effectuate said Plan. Section 5. The Project is intended to be financed in part from revenues derived from the allocation of taxes pursuant to Section 33670 of the Community Redevelopment Law, this Council hereby states that it is convinced that the effect of tax increment financing will not cause a severe financial burden or detriment on any taxing agency deriving revenues from the Project Area. First read at a regular meeting of the Council of the City of South San Francisco held June 3, 1981 and finally passed and adopted at a regular meeting held June ]7 ,1981, by the following vote: Ayes: Noes: Councilmembers Ronald G. Acosta, Mark N. Addiego, Emanuele N. Damonte, Gus Nicolopulos; and Roberta Cerri Teglia None Not Voting: N0ne Absent: None Approved: San Francisco (SEAL) -3- CENTRAL RECORDS EKIIiF, IT "A" 5/14/81 80UTI{ SAN FRANCISCO REDEVELOP~.!ENT AGENCY SOUTH SAN FRANCISCO, CALIFORNIA REDEVELOPMENT PLAN for the .. SOU~I SAN FRANCISCO GATEWAY' REDEVELOP~!ENT PROJECT Adopted' ,Tune 17, 1921 Ordinance No. 867 -81 EXHIBIT TU 0£~. ~/~ ~ ~/ CENTRAL RECORDS FILE NO.:. /~ me II. III. [~ 100] 200] 3oo) TABLE OF CONTENTS INTRODUCTION PROJECT AREA BOUNDARIES AND LEGAL DESCRIPTION [~ 301] [~ 302] 1. 303] 2. [~ 304] 3. [~ 305] [~ 306] [§ 307] IS 308] 1. [§ 309] 2. [§ 310] [§ 311] 1. [§ 312] 2. [~ 313] 3. [~ 314] PAGE 1 3 PROPOSED REDEVELOPMENT ACTIVITIES 3 General 3 Participation by Owners and Tenants-- 4 Opportunities for Owner and Tenant Participation .......... 4 Participation Agreements 5 Conforming Owners 5 Property Acquisition 6 o Property Management 7 Relocation of Occupants Displaced by the Project 7 Assistance in Finding Other Locations 7 Relocation Payments 7 Demolition, Clearance, Public Im- provements, Building and Site Preparation Demolition and Clearance ...... Public Improvements [~ .315] 1. [§ 316] Preparation of Building Sites Property Disposition and Development- Real Property Disposition and Development ........... a. IS 317] General ...... i 7 8 8 8 8 8 IV. Co Is 4001 A. B. 318] Disposition and Develop- ment by Participants Is 322] [~ 323] 319] Disposition and Develop- ment Documents 321] 1. [§ 324] 2. [§ 325] 3. [~ 326] 4. [§ 327] Development by the Agency or Other Public Bodies or Entities [§ 320] Personal Property Disposition Cooperation with Public Bodies Provision for Low and Moderate Income Housing Definition of Terms 5. [S 328] Authority Generally Replacement. Housing Duration of ~,lellin9 Unit Availability Tax Increment Funds PAGE 9 [§ 401] [$ 402] [§ 403] ae 404] LAND USES AND DEVELOP~4ENT REQUIRE~4ENTS Redevelopment Plan Map Heavy Commercial Land Uses - Public, Semi-Public, Institutional, and Nonprofit Uses - Public Transportation Land Uses [S 405] [.~ 406] [§ 407] Railroad Right-of-Way Public Rights-of-Way .... Other Public, Semi-Ptfolic, Institutional and Nonprofit Uses ii EXHIBIT TD CENTRAL RECORD8 9 10 11 11 11 11 12 12 12 12 14 14 14 14 14 14 14 15 Ve Vi. VII. VIII. De [5 500] A. 600] 700] 800] [5 408] 1. [~ 409] 2. [5 410 ] 3. [~ 411] 4. [~ 412] 5. [S .413] 6. [~ 414] 7. IS 415] 8. [~ 416] 9. [§ 417] 10. [5 418] 11. [5 419] [~ 420] [5 421] PAGL General Controls and Limitations 16 Construction 16 Limitation on Number of Buildings- 16 Number of Dwelling Units 16 Limitations on Type, Size, and Height of Buildings 16 Open Spaces, Landscaping, Light, Air and Privacy 16 Signs 17 Utilities 17 Incompatible Uses 17 Nondiscrimination and Nonsegre- gation .- 17 Resubdivision of Parcels 17 Minor Variations 17 Design for Development 18 Building Permits 18 F~THODS OF FINANCING THE PROJECT 501] 502] 503] General Description of Proposed Financing Method Tax Increment Funds Other Loans and Grants .... 2O 2O 20 22 ACTIONS BY THE CITY ENFORCEmeNT DURATION OF THE PLAN 23 25 25 iii Is 900 ] EXHIBIT "B" PROCEDURE FOR A~-tE~;DMENT REDEVELOPMENT PLAN MAP LEGAL DESCRIPTION PAGE 25 iv CENTRAL RECORDS FILE NO.:-~/~3 REDEVELOP}~NT PLAN FOR THE SOUTH SA~ FRANCISCO GATEWAY REDEVELOPMENT PROJECT ' I. [§ lO0] INTRODUCTION This Redevelopment Plan ("Plan") for the South San Francisco Gateway Redevelopment Project ("Project") in the City of South San Francisco ("City"), County of San Mateo, State of California, con- sists of text (Sections 100 through 900), and the Redevelopment Plan Map hereto attached as Exhibit "A". This Plan was prepared by ~he South San Francisco Redevelopment Agency ("Agency") pursuant to the Community Redevelopment Law of the State of California ("Con%~unity Redevelopment Law") , the California Constitution, and all applicable local laws and ordinances. The Community Redevelop- ment Law is located in the California Health and Safety Code, Section 33000 et seq. The proposed redevelopment of the Project Area as described in this Plan conforms to the General Plan for the City of South San Francisco, as adopted on April 21, 1969, %nd amended on October 15,'~80. This Plan is based upon a Preliminary Plan formulated and adopted by the Planning Commission of the City of South San Fran- cisco on April 22, 19 80. This Plan provides the Agency with powers, duties, and obli- ge%ions to implement and further the program generally formulated in ~b. is Plan for the redevelopment and revitalization of the-areas within the boundaries shown on the Redevelopment Plan Map. This Plan does not present a specific plan or establish specific developments for ~he redevelopment and revitalization of any area within the Sou~h San Francisco Gateway Redevelopment Project area boundaries ("Project Area"). Nor does this Plan present specific proposals in an attempt to solve or alleviate the concerns and problems of the co.~munity relating to this area. Instead, this Plan presents a process and a basic framework within which specific plans will be presented, specific projects will be established, and specific solutions will be proposed, and by which tools are provided to the Agent, tO fashion, develop, and proceed %.;ith such specific plans, projects, and solutions. This Plan provides for a process whereby bligkt can be eliminated so the community can maintain and improve the quality of life. Blight includes, but is not limited to, buildings suf- fering from age, obsolescence, deterioration, and dilapidation; th existence of inadequate public improvements, public facilities and public utilities; and the existence of depreciated values, impaired investments and economic maladjustment. Plan are to: The major goa.ls of this (1) (2) Eliminate blight and blighting influences; Replan, redesign and develop a large stagnated area suffering from obsolete plant facilities; (3) (4) Establish and implement performance criteria to assure high site design standards and environmental quality so as to provide unity an~ integrity to the entire site; and Strengthen the economic base of the Project Area and the community by installing public improvements needed to stimulate new office/hotel and commercial' development, employment and economic growth. -2- CENTRAL RECORDS I:ILE NO.: II. [§ 200] PROJECT AREA BOUNDARIES AND LEGAL DESCRIPTION The boundaries of the Project Area are shown on the Redevelop ment Plan Map attached as Exhibit "A", and are described in the legal description attached as Exhibit "B". [§ 3oo] PROPOSED REDEVELOPMENT ACTIVITIES A. [2 301] General The Project Area consits of two distinct geographical sub- areas. The first sub-area is devoted to public transportation uses, and is comprised of the Southern Pacific RailMoad right-of-way, and portions of the Bayshore Freeway and Airport Boulevard. The second sub-area is comprised of two privately owned parcels, the vacant Bethlehem Steel plant site ( 99.4 acres) and the Edward Wire Rope Factory site ( 9.4 acres). Both privately owned parcels are owned by one owner. It is anticipated that, pursuant to this Plan, the one owner will undertake'and complete a large scale phased development over a multi-year period. This Plan provides the authority and opportunity for such development to occur. This Plan also provides authority and opportunity for other development in the event that the one-owner phased development does not occur, or is undertaken and only partially completed. The Agency proposes to eliminate and prevent the spread of blight and blighting influences, and to strengthen the economic base of the Project Area and the community by: (1) Providing for participation in the redevelopment pro- cess by the owners and tenants of property in the Project Area; (2) Acquisition of real property; (3) Relocation'assistance to occupants of acquired.property; (4) Management of proprety under, the ownership and control of the Agency; (5) Demolition or removal of buildings and improvements on such acquired property; (6) Installation, construction or reconstruction of streets, utilities and other public improvements; and (7) Redevelopment of land by private enterprise and public agencies for uses in accordance with this Plan. -3- In the accomplishment of these activities, and in the implementation and furtherance of this Plan, the Agency is authorized to use all the powers provided in this Plan and all the powers to the extent now or hereafter permitted by law. B. [§ 302] Participation by ~wners and Tenants 1. [5 303] Opportunities for Owner and Tenant Participation The Agency shall extend preferences to persons who are engaged in business in the Project Area, to r~enter in business within the redeveloped area if they otherwise meet the require- ments prescribed by the Plan. The Agency shall also extend pref- erences to other owners and tenants in the Project Area if they otherwise meet the requirements prescribed by the Plan. The Agency is authorized to permit owners and tenants, if they so desire, to purchase and develop or develop real property in the Project Area in conformance with Plan objectives. In order to provide an opportunity for owners and tenants to participate in the growth and development of the Project Area, the Agency shall promulgate rules for owner and'tenant participation. If conflicts develop between the desires of participants for parti- cular sites or land uses, the Agency shall establish reasonable priorities and preferences among the owners and tenants. Some of the factors to be considered in establishing these priorities and preferences will include present occupancy, participant's length of residency or occupancy in the area, accomodation of as many partici- pants as possible, similar land use to similar land use, conformity of participants' proposals with the intent and objectives of the Redevelopment Plan, ability to finance the implementation, develop- ment experience and total effectiveness of participants' proposal in providing a benefit to the community. Persons and firms who own property within the project area shall be afforded maximum opportunity to retain and redevelop their properties consistent with the objectives and proposals of this Plan and Owner-Participation Rules adopted by the Agency. -4- EXHIBIT TO ~'~' CENTRAL RECORDS In addition to opportunities for participation by individual persons and firms, participation to the extent it is feasible shall be available for two or more persons, firms or.institutions, to join together in partnerships, corporations, or other joint entities. Participation opportunities shall necessarily be subject to and limited by such factors as (1) the elimination and changing of some land uses; (2) the construction, widening, or realignment of some streets;' (3) the ability of participants to finance acquisition 'and development or rehabilitation in accordance with this Plan; (4) the reduction in the total number of individual parcels in the Project Area; and (5) the construction or expansion of public facilities. 2. [~ 304] Participation Agreements The Agency may require that, as a condition to participate in redevelopment, each participant shall enter into a binding agreement with the Agency by which the participant agrees to develop, or use the property in conformance with this Plan and to be subject to the provisions hereof. In such agreements, participants who retain real property shall be required to join in the recordation of such documents as is necessary to make the provisions of this Plan applicable to their properties. In the event, an owner or tenant participant fails or refuses to develop, or use and maintain its real property pursuant to this Plan and a-participation agreement, the real property or any interest therein may be acquired by the Agency and sold or leased for development in accordance with this Plan. 3. IS 305] Conforming ~ners. The Agency may, at its sole and absolute discretion, deter- mine that certain real property within the Project Area meets the requirements of this Plan, and the owner of such property will be per~,itted to rem&in as a conforming owner without a participation agreement with the Agency, provided such owner continues to operate, use, and maintain the real property within the requirements of this Plan. However, a conforming owner shall be required by the Agency %0 enter into a participation agreement with the Agency in the event that such o'~ner desires to (1) construct any additional improvements or s~!~stantially alter or modify existing structures on any of the real property described above as conforming; or (2) acquire additional property ~.~ithin the Project Area. ~'~e~her or not a participant enters into a participation a~reement with the Agency, the provisions of this Plan are applicable to all public and private property in the Project Area. -5- C. IS 306 ] ~ropert¥ Acquisition . Except as specifically exempted herein, the Agency may ac- quire but is not required to acquire, any real property located in .the Project Area, by gift, devise, exchange, purchase, eminent domain, or any other lawful method. It is in the public interest and is necessary in order to eliminate the conditions requiring redevelopment and in order to execute this Plan, for the power of eminent domain to be employed by ~he Agency to acquire real property in the Project Area. No eminent domain proceeaing to acquire property within the Project Area shall be commenced after twelve (12) years following the date.of adoption of the ordinance approving and adopting this Plan. Such time limitation may be extended only by amendment of this Plan. The Agency shall not acquire real property to be retained by an owner pursuant to a participation agreement if the owner fully performs under the agreement. The Agency is authorized to acquire structures without acquiring the land upon which those structures are located. The Agency is also authorized to acquire any other interest in real property less than a fee. The Agency shall not acquire real property on which an existing building is to be continued on its present site and in its present fo~-~m and use without the consent of the owner, unless (1) such building requires structural alterations, improvement, modernization, or rehabilitation, or (2) the site or lot on which the building is situated requires modification in size, shape, or use, or (3) it is necessary to impose upon such property any of the standards, restrictions and controls of the Plan and the owner fails or refuses to participate in the Plan by executing a participation agreement. -6- CENTRAL RECORDS FILE NO.: ~ ~ / ~ The Agency is not authorized to acquire real property owned by public bodies which do not consent to such acquisition. The Agency is authorized, however, to acquire public property transferred to private ownership before the development is completed, unless the Agency and the private owner enter into a participation agreement ahd the owner completes his responsibilities under the participation agreement. D. [~ 307] Property Management During such time as property, if any, in the Project Area is owned by the Agency, such property shall be under the management and control of the Agency. Such property may be ~ented or leased by the Agency pending its disposition for redevelopment, and such rental or lease shall be pursuant to such policies as the Agency may adopt. E. IS 308] Relocation of Occupants Displaced by the Project '' 1. [§ 309 ] Assistance in Finding Other Locations The Agency shall assist all persons (including families, business concerns, and others) displaced by Agency acquisition of property in the Project Area in finding other locations and facili- ties. In order to carry out the Project with a minimum of hard- ship to persons displaced from their homes, if any, the Agency shall assist individuals and families in finding housing that is decent, safe, sanitary, within their financial means, in reasonably convenient locations, and otherwise suitable to their needs. 2. [§ 310] Relocation Payments The Agency shall pay all relocation payments required by law. In addition, the Agency may make any additional relocation pas~ents which in the Agency's opinion may be reasonably necessary to carry out the purposes of this Plan. Such payments shall be subject to the availability of funds for such purpose. F. [S 311] Demolition, Clearance, Public Improvements, Building and Site Preparation 1. [§ 312] Demolition and Clearance - The Agency is authorized to demolish and clear buildings, structures, and other improvements from any real property in the Project Area as necessary to carry out the purposes of this Plan. 2. [~ 313] Public Improvements The Agency is authorized to install and construct, or to cause to be installed and constructed, the public improvements and public utilities (within or without the Project Area) necessary %0 carry out this Plan. Such public improvements and public utili- ties include, but are not limited to the following: (1) over and underpasses; (2) sewers; (3) natural gas distribution systems; (4) water distribution systems; (5) parks and plazas; (6) play- grounds; (7) parking facilities; (8) landscaped areas; (9} street improvements; (10) storm drainage; and (11) undergrounding of'utilities. Prior consent of the City Council is required for the Agency to develop sites for commercial or industrial use by .providing streets, sidewalks, utilities, or other improvements which an owner or operator of the site would other%;ise be obliged to provide. 3. [§ 314 ] Preparation of Building Sites The Agency is authorized to prepare, or cause to be prepared, as building sites any real property in the Project Area owned or acquired by the Agency. The Agency is also authorized to construct foundations, platforms, and other structural forms necessary for the provision or utilization of air rights'or sites for buildings to be used for commercial, public, and other uses provided in this Plan. G. [§ 315] ~roperty.Disposition and Development 1. [~ 316 ] Real Property Disposition and Development a. [§ 317] General For the purposes of this Plan, the Agency is authorized to sell, lease, exchange, subdivide, transfer, assign, pledge, encumber by mortgage or deed of trust, or othe~.;ise dispose of any interest in real property. In the manner required and to the extent permitted by law, before any interest in real property of the Agency acquired in whole or in part, directly or indirectly, with tax increment moneys is sold, leased, or othe~¢ise disposed of for development pursuant tO this Plan, such sale, lease or disposition shall be first approved by the City Council after public hearing. To the extent permitted by law, the Agency is authorized to dispose of real property by leases or sales by negotiation without public bidding. -8- CENTRAL RECORDS II [ Iii il I '! III 'rll No real or personal property Of the Agency, or any interest therein, shall be sold or leased to a provate person or private entity for an amount less than its fair market value-for uses in accordance with this Redevelopment Plan and the covenants and controls recorded against the property by the Agency. All real property acquired by the Agency in'the Project Area shall be sold or leased to public or private persons or entities for development for the uses permitted in this Plan. Real property .may be conveyed by the Agency to the City and, where beneficial to the Project Area, to any other public body without ~harqe. The Agency shall reserve such powers and controls in the disposition and development documents as may be necessary to prevent transfer, retention, or use of property for speculative purposes and to insure that development is carried out pursuant to this Plan. Ail purchasers or lessees of property shall be made obligated to use the property for the purposes designated in this Plan, to begin and complete development of the property within a period of time which the Agency fixes as reasonable, and to comply with other conditions which the Agency deems necessary to carry out the purposes of this Plan. During the period of development in the Project area, the Agency shall insure that the provisions of this Plan and of other documents formulated pursuant to this Plan are being observed, and that development in the Project area is proceeding in accordance with development documents and time schedules. Architectural, site, landscaping and development plans, both p'ub!ic and private, shall be submitted to the Agency for approval and architectural review. All development must conform to this Plan and all applicable federal, state and local laws. b. [§ 318] Disposition and Development by Participants Pursuant to the provisions of this Plan and the rules adopted by the Agency, the Agency shall extend reasonable preference to persons who are engaged in business in the Project Area to re-enter in business within the redeveloped area if they otherwise meet the requirements presecribed by this Plan. c. [§ 319] Disposition and Development Documents To provide adequate safeguards to ensure that the provisions of this Plan will be carried out and to prevent the recurrence of blight, all real property sold, le'ased, or conveyed by the Agency, as well as all property subject to participation agreements shall be made subject to .the provisions of this Plan by leases, deeds, contracts, agreements, declarations of restrictions, provisio.ns of the zoning ordinance, subdivision ordinance, Qr.- other means. Where appropriate, as determined by the Agency, such documents or p~rtions thereof shall be recorded in the Office of the Recorder of the County. The leases, deeds, contracts, ~agreements, and declarations of restrictions may contain restrictions, covenants, covenants running with the land.~ rights of reverter, conditions, subsequent, equitable servitudes, or any other provision necessary~to carry out this Plan. Ail property in the Project Area is hereby subject to the restriction that there shall be no discrimination or segregation based upon race, color, religion, national origin,.sex,, marital status or ancestry, in the sale, lease, sublease, transfer, use, occupancy., tenure, or enjoyment of property in the Project Area..~ Ail property..~sold, leased, conveyed, or.subject to a participation agreement~shall.be made expressly subject by appropriate documents to the r~estriction that all deeds, leases, or contracts for the sale, lease,.~ubleaSe, or other transfer of land in the Project Area shall contain such nondiscrimination>and nonsegregation clauses as are required by law d.. [~ 320] Development by the Agency or Other Public Bodies or Entities To the extent now or.hereafter permitted by law, the Agency is authorized to pay for, develop, or construct any publicly owned b~ilding, facility, structure, or other improvement either within or without the Project Area, for itself or for any public body or entity, which buildings, facilities, structures, or other improvements are or would be of benefit to the Project Area. Specifically, the Agency may. pay for, install,';:Or construct the following facilities, buildings, and structures,..:and may acquire or pay for the land required therefor: · (1) Public. parking-facilities as. necessary for:the implementation of this Plan; .:(2). The public improvements and public facilities referred to in Section 313 of this Plan. The:Agency. s_may enter into contracts, leases, and agreements with the City or~ other public body or entity pursuant to this section, and the obligation of the Agency under such contract, lease, or agreement shall constitute an indebtedness of the Agency which may be made payable out of the taxes levied in the Pro~-~r. ea and allocated, to ·the Agency under subdivision. (b) .of Section ~33670 of -lO- CENTRAL RECORDS _ the California Co~unity Redevelopment Law and under Section 502 of this Plan or out of any okher available funds. Before the Agency conuaits to use the portion of taxes to be allocated and paid to %he Agency pursuant to subdivision (b) of said Section 33670 for the purpose of paying all or part of the value of the land for, and the cost of the installation and construction of, any publicly owned building, other than parking facilities, the City -Council shall hold a public hearing. 2. [S 321] Personal Property Disposition For the purposes of this Plan %he Agency is authorized to sell, lease, exchange, transfer, assign, pledge, encumber, or othe~.;ise dispose.of personal property or any inter'est therein. H. [~ 322] Cooperation with Public Bodies Certain public bodies are authorized by State Law to aid and cooperate with or without consideration in the planning, undertaking, construction, or operation of this Project. The Agency shall seek the aid and cooperation of such public bodies and shall attempt to coordinate this Plan with the activities of such public bodies in order to accomplish the purposes of redevelopment and the highest public good. .~ The Agency, by law, is not authorized to acquire real property owned by public bodies without the consent of such public bodies. The Agency, however, will seek the cooperation of all public bodies which own or intend to acquire property in the Project Area. Any public body which owns or leases property in the Project Area will be afforded all the privileges of owner and tenant par- ticipation if such publi.c body is willing to enter into a participation agreement with the Agency. All plans for development of property in the Project Area by a public body shall be subject to Agency approval. The Agency may impose on all public bodies the planning and design controls contained in this Plan to insure that present- uses and any future development by'public bodies will conform to the requirements of this Plan. The Agency is authorized to financially (and otherwise) 'assist any public entity in the cost of public land, buildings, facilities, structures, or other improvements (within or without the Project Area) which land, buildings, facili- ties, structures, or other improvements are of benefit to the Project. I. [§ 323] Provision for Low and Moderate Income Housing 1. [S 324 ] Definition of Terms The terms "affordable rents", "replacement dwelling unit", -11- "persons and families of low or moderate income" and "very low income households" as used in Section 39.3 through Section 328 shall have the meanings as defined by the Community Redevelopment Law and other State and loc~a~'~l~f~'~nd regulations pertaining thereto. 2. [§ 325] Authority Generally The Agency may, outside the Project Area, acquire land, 'donate land, improve sites, or construct or rehabilitate structures in order to provide housing for persons and families of low or moderate income. The Agency may also provide subsidies to, or for the benefit of, such persons and families or households to assist them in obtaining housing within the Oity. 3. [~ 326] Replacement Housing %~henever dwelling units housing persons and families of low or moderate income are destroyed or removed from the low and moderate income housing market as part of the Project, the Agency shall, within four years of such destruction or removal, rehabilitate, develop or construct, or cause to be rehabilitated, develop~d or constructed, for rental or sale to persons and families of lo%; or moderate income an equal number of replacement d>zelling units, at affordable rents within the City. 4. [§ 327] Duration of Dwelling Unit Avai lability The Agency shall require that the aggregate number of dwelling units rehabilitated, developed or constructed pursuant to Section 326 shall remain for persons and families of low or moderate income and very low income households, respectively, for not less than the period set forth in Section 8aO for the duration of this Plan. 5. [~ 328.] Tax Increment Funds Not less than t%~enty percent (20%) of all taxes which are al- locmted to the Agency pursuant to subdivision (b) of Section 33670 of ~ne California Co~,-ununity Redevelopment Law shall be used by the Agency for the purposes of increasing and improving the City's supply of housing for persons and families of low or moderate income and very lo%~ income households unless one of the follo%¢ing findings is made. (1) That no need exists in the City, the provision of %.~hich %.lould benefit Lhe Project Area to improve or increase the supply of housing for persons and families of low or moderate income or very lo:.~ income households; or EXHIBIT TO. .- CENTRAL RECORDS FILE NO.: ~/~ '~ Illl ri i I~ ;riI (2) (3) That some stated percentage less than 20-percent of the taxes which are allocated to the Agency pursuant to subdivision (b) of Section 33670 is sufficient to meet such housing need; or That a substantial effort to meet low and moderate income housing needs in the City is being made and that this effort, including the obligation of funds currently available for the benefit of the City from state, local and federal sources for low and moderate income housing alone or in combination with the taxes allocated under this Section 328, is equivalent in impact to the funds otherwise required to be set aside pursuant to this Section 328. 4oo] LAND USES AND DEVELOPMENT P~QUIREMENTS A. [9 401] Redevelopment Plan Map The Redevelopment Plan Map attached hereto as Exhibit "A" illustrates the location of the Project boundaries, major streets within the Project Area, and the land uses to be permitted in the Project for all land; public, semi-public and private. B. 'IS 402] Heavy Commercial Land Uses The area shown on the Redevelopment Plan Map for Heavy co~m~Lercia! uses shall be used for commercial purposes as defined in the General Plan. It is antici- pated that such areas will be rezoned by means of a Specific Plan zoning ordinance which will specify uses and certain development staudards appropriate for the Project Area. .. C. [9 403] Public,' Semi-Public, Institutional, and Non-Profit Uses [§ 404] Public Transportation Land Uses a. [9 405] Railroad Right-of-Way The portion of the area shown on the Redevelopment Plan Map for Public Transportation Land Use which is 6ccupied by the Soutb. ern Pacific Railroad right-of-way may be used for those purposes typical to railroad rights-of-way. Additionally, any part of such right-of-vzay ~y be used for any uses permitted under Section 402 of this Plan. 406] Public Rights-of-Way As illustrated on the ~edevelopment Plan Map, the public streets within the Project Area include East Grand Avenue, Airport Boulevard, Oyster Point Boulevard, Forbes Boulevard, the Bayshore Free>say and Indus=rial Way. It is anticipated that existing Industrial Way within the Project Area will be abandone~. As shown on the Redevelopment Plan ~.~, a new local arterial street traversing the Project Area from East Grand Avenue to Oyster Point Boulevard is proposed. The a!igr~.ent shown on the Redevelopment Plan Map is illustrative only, %vith ~.ne actual alignment to be determined by the Agency based on development and other relevant considerations. Also as shown illustratively on the Redevelopment Plan Map, it is anticipated Grand Avenuet~e~n ~,_~/ that a grade separation project along East ,~u - Forbes Boulevard and Airport Boulevard will be construc o accon~odate the increased traffic generated by the Project. '-' CENTRAL RECORDS -14- FILE "0.: Any other changes in the existing street layout shall be in accord with the General Plan, the objec- tives of this Plan and the development standards set forth in any Specific Plan to be adopted for the Project Area. The public rights-of-way may be used for vehicular and/or pedestrian traffic, as well as for public improvements, public and private utilities, and activities typically found in public rights-of-way. 2. [2 407] Other Public, Semi-public, Institutional and Nonprofit Uses In any area shown on the Redevelopment Plan Map the Agency is authorized to permit the maintenance, establishment or enlargement of public, semi-public, institutional, or nonprofit uses, including park and recreational facilities, libraries, educational, fraternal, employee, philanthropic, religious and charitable institutions, utilities, railroad rights-of.way, and facilities of other similar associations or organizations. All such uses shall conform so far as possible to the provisions of this Plan applicable t6 the uses in tke specific area involved. The Agency may impose such other reasonable restrictions as are necessary to protect the development and uses in the Project Area. -15- General Controls and Limitations All real property in the Project .Area is hereby, mare subject to the controls and requirements of this Pla~. No real property shall be developed, rehabilitated, or othez~.lise changed after the date of the adoption of this Plan, except in conformance w'ith the provisions of this Plan. 1. [~ 409] Construction All construction in the Project area shall comply with all applicable state and local laws in effect from time to time. In addition to applicable codes, ordinances, or other requirements governing development in the Pr6ject Area, additional specific performance and development standards may be adopted by. the Agency to control and direct redevelopment activities in the Project Area. parking sha~l be provided in a manner consistent with standards for office uses, commercial uses, and the zoning ordinance of the City as amended by the Specific Plan, if any, adopted for the Project Area. Off-street loading facilities shall be located in a manner to avoid interference with public use of s.idewalks and in conformance .~.wit~:the ~unicipa! Code. Off-street loading facilities must also be screened by ian~scaping to ~he extent and in the manner required by the Agency. '2. [5 4i0] Limitation on the Number of Buildings The approximate number of buildings in the Project Area shall not exceed 50, 3. [~ 411] Number of I~elling Units No dwelling units shall be permitted within the Project Area, except caretaker residences used for the sole purpose of security. 4. [5 412] Limitations on Type, Size, and ~e~ght of Buildings Except as set forth in other Sections of this Plan, the type, size, and height of buildings shall be as limited by the applicable federal, state, and local statutes, ordinances and regulations. 5. [5 413] Open Spaces, Landscaping, Light, Air, and Privac~ The approximate amount of open space to be pro~"~i,, Project Area is the.. total of all area which ,:,ill be in the - 16- CENTRAL RECORDS FILE "0.: IIli ] 'TV II rig.hts-of-way, the public grounds, the space around buildings, and all other outdoor areas not permitted to be covered by buildings. Landscaping shall be developed in the Project area to insure optimum use of living plant material. In all areas sufficient space shall be maintained between b~i!dings to provide adequate light, air, and privacy. 6. [§ 414] 'Signs Ail signs shall conform to Agency signing standards as they now exist or are hereafter amended. Design of all proposed new signs shall be submitted prior to installation to the Agency and/or City for review and approval pursuant to the procedures of this Plan. 7. [~ 415] Utilities The Agency hsall require that all utilities be placed under- ground whenever it is determined by the Agency to be physically and economically feasible. 8. [§ 416 ] Incomp. atib le Uses No use or structure which by reason of appearance, traffic, smoke, glare, noise, .odor, or similar factors would be incompatible with the surrounding areas or structures shall be permitted in any part of the Project Area. 9. [~ 417 ] Nondiscrimination and Nonsegregation There shall be no discrimination or segregation based upon race, color, creed, sex, marital status, religion, national origin, or ancestry permitted in the sale, lease, sublease, transfer, use, occupancy, tenure, or enjoyment of property in the Project Area. 10. [§ 418] Resubdivision of Parcels ~o parcel in the Project Area, including any parcel retained by a participant, shall be subdivided and/or resubdivided without the approval of the Agency and the City. 11. [~ 419] Minor Variations Under exceptional circumstances, the Agency is authorized to permit a variation from the limits, restrictions and controls established by this Plan. In order to permit such variation, the Agency must determine that: (1) The application of certain provisions of the Plan %;ould result in practical difficulties or unnecessary hardships inconsistent %{ith the general purpose and intent of the plan. (2) There are changed circumstances or conditions appl±- cable to the property or to the intended development of the property. (3) Permitting a variation will not be materially detrimental to the public welfare or injurious to property or improvements in the area. (4) Permitting a variation will not-be contrary to the objectives of this Pl'an or of the General Plan of the City. No variation shall be granted which changes a basic land use or which permits other than a minor departure from the provisions of this 'Plan. In permitting any such variation, the Agency shall impose such conditions as are necessary to protect the public health, safety, or welfare, and to assure compliance with the purposes of this Plan. Any variation permitted by the Agency hereunder shall not supersede any other approval required under City codes and ordinances. ~. [§ 420.] Design for Development ~ -.~.;'in the Plan, the Agency is ;~ ~' au~,,o_~zed to establish heiuhts of Within the limits, restrictions, and controls established' buildings, l~nd coverage, setback requirements, design criteria, traffic circulation, traffic access, and other development and design controls necessary for proper development of both private and public areas within the Project Area. No new kmprovement shall be constructed and no existing improvements shall be substantially modified,' altered, repaired, or rehabilitated except in accordance with this Plan and any such controls, and in the case of property which is the subject of a disposition and development or participation agreement wi~h the Agency and any other property in the discretion of the Agency, in accordance with ~archite6tural, landscape,' an~ site plans submitted to and approved in writing by the Agency. One of the objectives of this Plan is to create an attractive and pleasant environment in the Project'~re~. Therefore, such plans shall give consideration to good design, opeh space, and other amenities to e~ance the aesthetic quality of the Project Area. F. [~ 4213 Building Permits No permit shall be issued for the construction of any new building or for any construction on an existing building in -khe Project Area from the date of adoption of this Plan until the application for such permit has been processed in .__- CENTRAL RECORDS r,c;.o.: _ IIII I III II herein provided and, in the case of property which is the subject of a disposition and development or participation agreement with the Agency and any other property in ~he discretion of the Agency Board, unless and until the application for such permit has been reviewed by the Agency Board. 'Any such permit that is issued must be in conformance with the provisions of this Plan. Upon receipt of such an application for permit the Executive Director of the Agency shall be requested by the City to review the application to determine what effect, if any, the issuance thereof would have upon the Plan. Within twenty-five (25) days. thereafter said Executive Director shall file with the City a written report setting forth his finding of fact. Said report shall include, but is not limited to, the following: {1) Whether the proposed improvements would be compatible with the standards and other requirements set forth in the Plan; and (2) What modifications, if any, in the proposed improve- ments would be necessary in order to meet the requirements of the Plan; and (3) ~fnether the applicant has entered into an agreement with the Agency for the development of said improvements and submitted development plans to the Agency. After receipt of said report, or if no report is submitted by the Executive Director within said 25-day period, the City may issue the permit with or without conditions. -19 - v. [§ 5oo] METHODS OF FINA}~CING THE PROJECT A. IS 501] General Description of the Proposed Financing Method The Agency is authorized to finance this Project with .financial assistance from the City, State of California, federal government, tax increment funds, interest income, Agency bonds, donations, loans from private financial institutions, the lease or sale of Agency-owned property, or any other available source, public or private. The Agency is also authorized to obtai~ advances, borrow funds, and create indebtedness in carrying out this Plan. The principal and interest on such advances, funds, and indebtedness may be paid from tax increments or any other funds available to the Agency. Advances and loans for survey, planning, capital improvements, other various Project expenses, and for the operating capital for administration of the Project may be provided by the City and/or Developer/Redeveloper until adequate tax increment or other funds are available or sufficiently assured to repay the advances and loans and to permit borrowing adequate working capital from sources other than the aforesaid. The City, as it is able, may also supply additional assistance through City loans and grants for various public facilities. The City or any. other public agency may expend money to assist the Agency in carrying out this Projeck. As available, gas tax funds from the State and County ~ay be used for street improve- ments and public transit facilities. All or a portion of any p~rking facilities may be installed through a parking authority or other public or private entities. 502] Tax Increment Funds Ail taxes levied upon taxable property within the Project Area each year, by or for the benefit of the State of California, the Cotunty of San Mateo, the City of South San Francisco, any district. or any other public corporation (hereinafter sometimes called "taxing agencies") after the effective date of the ordinance approving this Plan, shall be divided as follows: That portion of the taxes which would be produced by the rate upon which the tax is levied each year by or for each of said taxing agencies upon the total sum of the assessed value of the taxable property in the Project as shown upon the assessment roll used in con- nection with the taxation of such property by such taxing agency, last equalized prior to the effective date of such ordinance, shall be allocated to and when collected shall be paid into the funds o~u~. ~. respective taxihg agencies as taxes by or for~a~"'d'~~- -20- CENTRAL RECORDS FILE .0.: taxing agencies on all other property are paid (for the purpose of allocating taxes levied by or for any taxing agency or. agencies which did not include the territory of the Project on the effective date of such ordinance but to which such territory is annexed or otherwise included after such effective date, the assessment roll of the County of San Mateo last equalized on the effective date of said ordinance shall be used in determining the assessed valuation of the taxable property in the Project on said effective date}. That portion of said levied taxes each year in excess of such amount shall be allocated to and when collected shall be Paid into a special fund of the Agency .to pay the principal and interest on bonds, loans, monies advanced to, or indebtedness (whether funded, refunded, assumed, or otherwise} incurred by the Agency to finance or refinance, in whole or in part, this Project. Unless and until the total assessed valuation of the taxable property in the ProjeCt exceeds the total assessed value of the taxable property in the Project as shown by the last equalized assessment role referred to in subdivision 1 hereof, all of the taxes levied and collected upon the taxable property in the Project shall be paid into the funds of the respective taxing agencies. When said bonds, loans, advances, and indeStedness, if any, and interest thereon, have been paid, all monies thereafter received from taxes upon the taxable property in the Project shall be paid into the funds of the respective taxing agencies as taxes on all other property are paid. The portion of taxes mentioned in subdivision 2 above, are hereby irrevocably pledged for the payment of the principal of and interest on the advance of monies, or making of loans, or the incurring of any indebtedness (whether funded, refunded, assumed, or o~nerwise) by the Agency to finance or refinance the Project, in whole or in part. The Agency is authorized to make such pledges as to specific advances, loans, and indebtedness as appropriate in carrying out the Project. The portion of taxes divided and allocated to the Agency pursuant to subdivision 2 of this section shall not exceed a cumulative total of $80,000,000.00. The Agency is authorized to issue bonds from time to time, if it deems appropriate to do so, in order to finance all or any part of the Project. Neither the members of the Agency nor any persons executing %he bonds are liable personally on %he bonds by reason of their issuance. The bonds and other obligations of the ~gency are not a d%bt of the City, the State, nor are any of its political sub- divisions liable for them, nor in any event shall the bonds or .obligations be payable out of any funds or properties other than those of the Agency; and such bonds and other obligations shall so state on their face. The bonds do not constitute an indebtedness' within the meaning of any constitutional or statutory debt limitation or restriction. The amount of bonded indebtedness to be repaid in whole or in part from the allocation of taxes described in subdivision 2 above which can be. outstanding at any one time shall not exceed $40,000,000.00 without an amendment of this Plan, The Agency shal~ not establish or incur loans, advances, or indebtedness to finance 'in whole or in part the Project beyond 35 years from the date of adoption of this Plan. Loans, advances, or indebtedness may be repaid over a period of time byond said time .limit. C. [~ 503] Other Loans 'and Grants Any other loans, grants, guarantees, or financial assistance from the United States, the State of California, or any other public or private source may be utilized if available. ~22- EXHIBIT YU C''~'~ ' CENTRAL RECORDS VI. [~ 600] ACTIONS BY THE CITY The City shall aid and cooperate with the Age~c~ in carrying out this Plan and shall take all actions necessary to ensure the continued fulfillment of the purposes of this Plan and to prevent the recurrence or spread in the area of conditions causing blight. Actions by the City shall include,' but not be 'limited to, the following: (2) Institution and completion of proceedings for opening,' closing, vacating, widening, or changing the grades of streets, alleys, and other public rights-of-way, and for other neces'sary modificatiDns of the streets, the street layout, and other public rights-of-way in the Project Area. Such action by the City shall include the requirement of abandonment, removal, and relocation by the public utility companies of their operations in public .rights-of-way .as appropriate to carry Out this Plan, provided that nothing in this Plan shall' be construed to require the cost of such abandonment, removal, and relocation be borne by others than those legally required to bear such cost. Institution and completion of proceedings necessary for changes and improvements in private and publicly- owned public utilities within or affecting the Project Area. (3) Revision of zoning, as necessary, within the Project Area to permit the land uses and development authorized by this Plan. C4) Imposition wherever necessary (by Use permits or other means) of appropriate controls within the limits of this Plan upon parcels in the. Project Area to ensure their proper development and use. (5) Provision for administrative enforcement of this Plan by the City after development. The City and the Agency shall develop and provide for enforcement of a program for continued maintenance by owners of all real property, both public and private, within the Project Area throughout the duration of this Plan. (6) Performance of the above actions, and of all other functions and services relating to public health, safety, and physical development normally rendered in accordance with a schedule which will permit the redevelopment of the Project Area to be commenced and carried to completion without unnecessary delays. The undertaking and completing of any other proceedings necessary to carry out the Project. The foregoing actions to be taken by the City do not involve constitute any commitment for financial outlays by ~he City. -24- CENTRAL RECORDS FILE "0.: _'_~/i~__~ v~. [§ ?oo] ENFORCEMENT The administration and enforcement of this Plan, including the preparation and execution of any documents implementing this Plan, shall be performed bY the A~ency and/or the City. The provisions of this Plan or other documents entered into pursuant to this Plan may also be enforced by court litigation insti- tuted by either the Agency or the 'City. Such remedies may include, but are not limited to, specific performance,' damages, re-entry, injunctions, or any oth.e~ remedies' approprlat~ to the purposes of this Plan. In addition, any recorded provisions which are expressly for the benefit of owners of property in the ProjeCt Area may be enforced by such owners. VIII. [~ 800]' DURATION OF THE PLAN Except for the nondiscrimination and nonsegregation provisions which shall run in perpetuity, the provisions of this Plan shall be effective, and the provisions of other documents formulated pursuant to this Plan may be made effective, for 35 years from the date of adoption of this Plan by the City Council. IX.. [~ 900] PROCEDURE FOR AMENDMENT This Plan may be amended by means of the procedure established in Sections 33450-33458 of the Community Redevelopment Law, or by any other procedure hereafter established by law. CEN-RAL RECORDS FILE 90.: 0 Exhibit "B" Leg'al Description Page Ff~OM A TANGENT THAT BEARS S 35¢ 11' 40.8" W ALONG THE ARC OF A CURVE TO THE LEFT HAVING A RADIUS OF 11,504.666 FEET AND A CENTRAL ANGLE OF 0° 22' 13.4" AN ARC DISTANCE OF 74.37 FEET, N 2~ 58' 13" E 51.65 FEET, TANGENT TO THE PRECEDING COURSE ALONG THE ARC OF A CURVE TO THE LEFT HAVING A RADIUS OF 3,115 FEET AND A CENTRAL ANGLE OF 3° 34' 38" AN ARC DISTANCE OF 194.48 FEET, N 74° 31' 22" W 45.70 FEET AND N 22° 10' 28" E 125.86 FEET TO THE MOST SOUTHERLY CORNER OF PARCEL' 137 AS SHOWN ON SAID RIGHT-OF-~AY RECORD MAP R-34.4; THENCE ALONG THE SOUTHWESTERLY LINE OF LAST SAID PARCEL AND ITS WESTERLY PROLONGATION N 74° 31' 22" W 225 FEET, MORE OR LESS, TO THE GENERAL WESTERLY LINE OF AIRPORT'BOULEVARD { SHOWN AS "EXISTING BAYSHORE HIGHWAY" ON SAID RIGHT-OF-WAY RECORD MAP ); THENCE ALONG LAST SAID LINE N 22° 10' 28" E 1210 FEET, MORE OR LESS, TO A POINT ON THE GENERAL SOUTHERLY LINE OF CALIFORNIA AVENUE AS SHOWN ON THE MAP OF.SOUTH SAN FRANCISCO, SAN MATEO CO. PLAT NO. 1, A COPY OF WHICH IS ON FILE IN VOLUME 2 OF MAPS AT pAGE 52, SAN MATEO COUNTY RECORDS; ~'mm LASm THE,,_~ ALONG . _ SAID LINE AND ~HE SOUTHERLY LINE OF THE LANDS DESCRIBED IN RESOLUTION NO. 3743 BY THE CITY COUNCIL OF THE CITY OF SOUTH SAN FRANCISCO RECORDED IN BOOK 4583 OF OFFICIAL RECORDS OF SAN MATEO COUNTY AT PAGE 562 S 74° 27' E 350 FEET, MORE OR LESS, TO AN ANGLE POINT IN LAST SAID LINE; THE~CE CONTINUING ALONG LAST SAID LINE S 67° 45' 10" E 319.88 FEET TO ThE MOST SOUTHERLY CORNER OF LAST SAID LANDS AND A POINT ON THE NORTHWESTERLY LINE OF THE LANDS OF SOUTHERN PACIFIC RALIROAD CO. AS SH©WN ON THE STATE OF CALIFORNIA R~GHT-OF-WAY RECORD MAP R-34.3 OF SAYSHORE FREEWAY; THE.~CE !~ORTHEASTERLY ALONG LAST SAID LINE N 37° 28' 58" E 2,330 FEET, b'o©~E OR LESS, TO THE INTERSECTION THEREOF WITH A LINE PARALLEL WITH AND PERPE~DiCULARLY DISTANT SOUTHWESTERLY 50 FEET FROM THE SOUTHWESTERLY Li?.E OF BUTLER ROAD ( RENAMED OYSTER POINT BOULEVARD } AS SHOWN ON LAS~~ SAID RIGHT-OF-WAY RECORD MAP; THENCE- ALONG SAID PARALLEL LINE N 52° 32' 32" W 690 FEET, MORE OR LESS, TO A POINT ON THE GENERAL ~-ESTERLY L~NE OF AIRPORT BOULEVARD ( FOR~MERLY THE WESTERLY LINE OF BAYSHORE HIGHWAY ) ; 'Ex~ibit "B" Legal Description Page. Three P};ENCE NORTHERLY ALONG LAST SAID L]'~E AS SHOWN ON T}{E S.TATE OF CALIFORNIA RIGHT-0F-%~AY RECORD ~$APS R-34.3 AND R-34.2 N 50e 59' 58" E 435 FEET, MORE OR LESS, TO THE BEGI[~N]NG OF A CURVE TO T~{E LEFT; THENCE ALONG THE ARC OF SAID CURVE TO T}lE LEFT HAVING A RADIUS OF 7,437.50 FEET AN ARC DISTANCE OF 345 FEET, MORE OR LESS, TO A POINT ON THE CORPORATE LIMITS LINE OF THE CITY OF SOUTH SAN FRANCISCO; THENCE ALONG LAST SAID LINE S 76° 48' 02" E 93.72 FEET AND N 50° 59' 58" E 90 FEET, MORE OR LESS, TO A POINT ON THE LINE BETWEEN SECTION 15 AND 22, TOWNSHIP 3 SOUTH, RANGE 5 WE. ST, M.E '4., AS SHOWN ON MAP NO. 1 OF SALT MARSH AND TIDE LANDS SITUATE IN THE COUNTY OF SAN lqATEO PREPARED BY THE ORDER OF THE TIDE LAND CO~$MISSIONERS AND APPROVED ON SEPTEMBER 25, 1871; THENCE ALONG LAST SAID LINE EAST 680 FEET, MORE OR LESS, TO A POINT ON THE SOUTHEASTERLY LINE OF THE LANDS OF 'SOUTHERN PACIFIC COMPANY; THENCE SOUTHWESTERLY ALONG LAST SAID LINE S 37°. 28' 58" W 990 FEET, ~3ORE OR LESS, TO AN ANGLE POINT IN LAST SAID LINE; THE~CE CONTINUING ALONG LAST SAID LINE S 52~ 31'. 02" E 25.00 FEET'AND S 37° 28' 58" %~ 110 FEET, MORE OR LESS, TO THE NORTHERLY LINE OF --')YSTER POINT BOULEVARD ( FORMERLY BUTLER ROAD ); THENCE IN AN EASTERLY DIRECTION ALONG LAST SAID LINE 1,280 FEET, MORE OR LESS, TO A POIIQT ON THE NORTHERLY PROLONGATION OF THE EASTERLY LINE OF PARCEL 1 AS SHOWN ON THE PARCEL MAP RECORDED IN BOOK 12 OF PARCEL ~4APS AT PAGE 29, SAN MATEO COUNTY RECORDS; THENCE ALONG LAST SAID PROLOGATION, WESTERLY LINE AND ITS SOUTHERLY PROLONGATION S 3° 48' 30" E 320 FEET, MORE OR LESS, TO A POINT ON THE N©RTHERLY LiNE OF THE 34.562 ACRE PARCEL DESCRIBED IN THE DEED REC©SDED IN BOOK 82 OF OFFICIAL RECORDS OF SAN MATEO COUNTY AT PAGE 95; THEr~CE ALONG LAST SAID LINE N 86° 14' 15" E 510 FEET, 14ORE OR LESS, TO A POI~qT OF A TAIQGENT C~RVE TO THE LEFT; THENCE CONTINUING ALONG LAST SAID LINE TAI~GENT TO THE PRECEDING COURSE ALO~G THE ARC OF A CURVE TO THE LEFT HAVING A RADIUS OF 645.00 FEET A~.~D A CE~TRAL ANGLE OF 22~ 08' 20" AN ARC DISTANCE OF 249.225 FEET TO THE MOST NORTHERLY CORNER OF LAST SAID LANDS A~D A POI~T ON THE NORT~I~';ESTERLY LINE OF THE LANDS SHOWN ON T}~E ~.:AP OF SOUTH SAN F~r~r~CISCO INDUSTRIAL PARK UNIT NO. 3-B RECORDED IN VOLUME 62 OF MAPS AT PAGES 3 THROUGH 8, SAN MATEO COUNTY RECORDS; -- CENTRAL RECORDS FILE NO.: ~/~ .... Exhibit "B" Ld~al Description Page Four THENCE ALONG LAST SAID LINE AND ITS .SOUTHWESTERLY PROLONGATION THE FOLLOWING COURSES: · S 50° 03' 35" W 866.63 FEET, S 42° 59' 29" W 1,199.83 FEET, S 29° 25' 00" W 372.72 FEET, TANGENT TO THE PRECEDING COURSE ALONG THE ARC OF A CURVE TO THE RIGHT HAVING A RADIUS OF 100.00 FEET AND ~ CENTRAL ANGLE OF 9° 25' 58" AN ARC DISTANCE OF 16.46 FEET TO THE MOST WESTERLY CORNER OF LAST SAID LANDS AND TANGENT TO THE PRECEDING CURVE S 38~ 50' 58" W 80 FEET, MORE OR LESS, TO A POINT ON THE SOUTHERLY LINE OF FORBES BOULEVARD AS SHOWN ON THE AFORESAID MAP OF CABOT, CABOT & FORBES INDUSTRIAL PARK UNIT NO. 1; THENCE ALONG LAST SAID LINE IN A WESTERLY DTRECTION 160 FEET, MORE OR LESS, TO THE BEGINNING OF A CURVE TO THE LEFT; ; THENCE CONTINUING ALONG LAST SAID LINE, ITS SOUTHEASTERLY LINE AND ITS SOUTHWESTERLY PROLOGATION ALONG THE ARC OF A CURVE TO THE LEFT lAVING A RADIUS OF 575.55 FEET AND A CENTRAL ANGLE OF 36~ 46' 33" AN ARC DISTANCE OF 369.42 FEET AND TANGENT TO THE PRECEDING CURVE S 29° 24' 35" W 600 FEET, MORE OR LESS, TO THE POINT OF BEGINNING.