HomeMy WebLinkAboutReso 82-2006
RESOLUTION NO. 82-2006
CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA
A RESOLUTION APPROVING AN AMENDMENT TO THE
FINAL TERRABA Y SPECIFIC PLAN FOR PHASE III ONLY,
TERRABA Y PRECISE PLAN AND TDM PROGRAM AND
ADOPTION OF A ZONING AMENDMENT TO THE
TERRABA Y SPECIFIC PLAN DISTRICT
WHEREAS, the City Council of South San Francisco approved the Final Terrabay
Specific Plan and the Restated and Amended Developlnent Agreelnent for the Remaining
Parcels of Phase II and Phase III of the Terrabay Development on Decelnber 13, 2000; and
WHEREAS, Myers Peninsula Company, L.L.C. ('the Applicant"), has prepared a
2006 Terrabay Phase III-Only Precise Plan (2006 Project) mnending 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 cOlnlnercial retail, a 200 seat shared use perfonning 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 incOlne units (120% of Inedian) off site; and
WHEREAS, the applicant's 2006 Terrabay Precise and Specific Plan mnendment 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 cOlmnercial use on the Phase III
Terrabay COlnlnercial land in place of the originally planned and approved single office
tower and 7,500 square feet of cormnercial retail; and
WHEREAS, the Terrabay Final Specific Plan approved in 2000 shall be mnended to
incorporate the land uses and the developlnent intensities approved by the 2006 Terrabay
Precise Plan mnendment and as conditioned in Exhibit A, as shown in Exhibit B, as shown in
the 2006 Terrabav Phase III Precise Plan and as directed by City Council; and
WHEREAS, the Final Terrabay Specific Plan for only that portion of Terrabay
known as Phase III, shall be amended, as shown in Exhibit B and including the developlnent
standards identified in Exhibit A of City Council Ordinance 1376-2006, by City Council
action of adopting this resolution of approval for Terrabay Specific Plan and Precise Plan
approval of the 2006 Amendlnents; 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 comlnercial use as
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opposed to the 2000 Plan approval of 7,500 square feet of retail COlnlnercial use, 3) a 200
seat perfonning arts facility shared with the office use as opposed to a 150 seat perfonning
arts center shared with the office allowed by the 2000 Plan, 4) a 100 child day care center
which is the smne as the 2000 Plan; 5) a public arts program on site which is the same as the
2000 Plan, 6) 32 Inoderate incOlne housing units off site at 120% of Inedian which is the
smne as the 2000 Plan, and 7) various developlnent standards contained in the zoning text
mnendment as identified in Exhibit A attached to City Council Ordinance 1376-2006; and
WHEREAS, certain mnendments to the Terrabay Specific Plan District Zoning
Ordinance, shown in Exhibit A attached to City Council Ordinance 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 Addenduln, which supplelnents and builds
upon the enviromnental analyses contained in the 1998/99 Terrabay Phase II and III SEIR
and Addenduln, the 1996 Terrabay SEIR and the 1982 Terrabay Environmental lInpact
Report (EIR), is focused on traffic and circulation, air quality, noise, public services, utilities
and aesthetics, has been recolnmended for approval to the City Council via separate
resolution, and is stated in its entirety as a part of the recolnlnendation for certification in that
entirety in that Resolution's recOlnmendation; and
WHEREAS, should the City Council certify the 2005 SEIR and approve its 2006
Addenduln and approve the Terrabay Phase III Only Precise and Specific Plan amendments
and Zoning Ordinance mnendlnents recommended herein, and should the City Council
detennine that a developlnent agreelnent is necessary, the City Manager and City Attorney,
at the direction of the City Council, will negotiate with the applicant the tenns of a Restated
and Amended Developlnent Agreelnent (DA), to be followed by the action of the City
Council; and
WHEREAS, the Design Review Board, Planning COlnlnission subcOlnlnittee and
Planning Comlnission have requested various refinelnents to the 2006 Project which mnends
the 2000 Final Terrabay Specific Plan and Precise Plans. City Council directs staff to
incorporate these changes into the Final Terrabay Specific Plan doculnent after City Council
action on the 2006 Project, should the City Council find in favor of approval. The
refinements will reflect the revisions of the Design Review Board, subcommittee, Planning
COlnmission and City Council as approved, and would include any necessary amendments to
the Terrabay Specific Plan District that elnerge as a result of final City Council action on this
2006 Precise and Specific Plan; and
WHEREAS, the Design Review Board reviewed the 2006 Project on May 16 and
June 20, 2006, on July 26, 2006 a subcOlnlnittee 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 COlnmission conducted properly noticed public hearings on August 17, 2006,
Septelnber 7, 2006 and September 21, 2006 and Inodifications to the 2006 Project have been
made by the applicant in response to direction given; the August 17 and September 7, 2006
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properly noticed Planning Commission Ineetings were also held to consider the proposed
mnendlnents to the Terrabay Precise Plan, Final Terrabay Specific Plan and the Terrabay
Specific Plan District Zoning Ordinance.
NOW THEREFORE, BE IT RESOLVED that the City Council of the City of South
San Francisco hereby adopts the following findings based upon the entire record for the
Terrabay developlnent. The record includes, but is not lilnited to, the following: 1) The
South San Francisco General Plan, and General Plan Envirorunental 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 Supplelnental Enviromnental lInpact
Report, which includes the 1982 Certified Terrabay Environmental In1pact Report, the
Certified 1996 Terrabay Supplelnental Environmental lInpact Report and Addenduln to the
1998-1999 Certified Terrabay Supplelnental Environmental lInpact Report and Addenduln,
4) the 2005 Supplelnental Enviromnental Impact Report and 2006 Addendum, 5)Testilnony
and materials sublnitted at the City Council study session on April 24, 2000; 6) Testimony
and materials sublnitted at the Planning Comlnission study sessions of June 1, 2000 and
Septelnber 14, 2000; 7) TestiInony and Inaterials sublnitted at the Design Review Board
Ineeting on June 20, 2000; 8) Testilnony and materials sublnitted at the Historic Preservation
Comlnission on June 8, 2000; 9) Testilnony and materials submitted at the Planning
COlnmission Ineeting on November 2, 2000; and 10) TestiInony and materials, including the
Restated and Amended Developlnent Agreement for Relnaining Parcels of Phase II and
Phase III of the Terrabay Development, submitted at the Planning Commission Ineeting on
November 16, 2000; 11) Testimony and materials, including mnendments to the Final
Terrabay Specific Plan and Terrabay Specific Plan District Zoning Ordinance submitted at
the Planning COlnlnission Ineeting on March 14, 2001, 12) TestiInony and materials,
including proposed amendments to the South San Francisco General Plan and an mnendlnent
to the Terrabay Specific Plan, submitted at the October, 2004 joint study session conducted
by the City Council and Planning Comlnission, 13) Testimony and materials, including
proposed amendlnents to the South San Francisco General Plan and an amendlnent to the
Terrabay Specific Plan, sublnitted at the three City Council subcomlnittee meetings and one
joint City Council! Planning COlnmission conducted between February of 2004 and July of
2005, 14) Testimony and Inaterials, including proposed amendments to the South San
Francisco General Plan and an mnendment to the Terrabay Specific Plan, sublnitted to the
joint City Council and Planning Commission subcolnlnittee meetings of October 5 and 24,
2005, 15) Testimony and Inaterials, including proposed mnendlnents to the South San
Francisco General Plan and an amendlnent to the Terrabay Specific Plan, sublnitted to the
Planning Comlnission at hearings dated November 17, 2005, December 1, 2005, and
December 15, 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
subcommittee meeting of the Planning Commission on the 2006 Project, the August 1, 2006
Design Review Board and the Planning Cormnission joint properly noticed meeting on the
2006 Project and the Planning Commission properly noticed public hearings on August 17,
2006, September 7, 2006 and September 21, 2006, and Testimony and Materials including
the 2006 Project Revision submitted to the City Council properly noticed public hearing on
October 11, 2006.
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1. Proposed 2006 Terrabay Specific Plan Conformance with the General Plan
The proposed land uses identified in the 2006 Project that mnend 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
confonns with and ilnplelnents the following General Plan policies.
Chapter 2.6 Land Use Policies
Guiding
Implementing Policies
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 Iniddle of an established neighborhood or cOlnlnunity 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 Project
will complilnent the existing land uses in the area and the City. The proposed uses
will not detract from the City's existing cOlnmercial base but cOlnplilnent 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 imlnediate 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 Inaximum for Business
COlnmercialland 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 Progrmn for the 2006 Project. The measures are feasible and appropriate
for the project, considering the proposed office and retail mix and the 2006 Project
location and size. The TDM Program stipulates annual audits and modifications as
necessary to ensure the success of the program at the mode established by Ordinance.
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2-1-3: Undertake planned developmentfor 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 developlnent. 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 of the site and its protection
from the windy elelnents of the Mountain enable a successful office and cOlnlnercial
retail project to be developed. Outdoor cafes and plazas, the proposed walk to the
sanctuary will all be sheltered frOln the elelnents and provide a setting for people to
converge and interact. The 2006 Project will be developed on approxiInately 10 acres
leaving the remainder of the site in open space, landscaping and land restoration. The
2006 Project includes a public art progrmn.
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: SUlnlnary of
Program Requirelnents (Zoning) of the City's TDM Ordinance is incorporated into
the TDM progrmn for the 2006 Project. The 2006 project, based upon its floor area,
is required to achieve a 30% Inode shift.
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 enviromnental review as
discussed above in this report. Biological surveys are required annually prior to site
developlnent. The Preservation Parcel, containing critical species habitat, was
conveyed to the County for inclusion in San Bruno Mountain County/State Park.
Relnainder parcels are landscaped with seed mix approved by the HCP Adlninistrator
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 perilneter of the 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.
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Chapter 4: Transportation
Guiding and lInplelnenting Polices
4-2-G-7: Provide a fair and equitable means for paying for fitture street
improvements.
Analysis: The project sponsor contributed land and $8.5 million to construct the
hook rmnps.
4-2-1-6: Incorporate as part of the City's C1P needed intersection and roadway
improvements including Bayshore Boulevard and us. 101 Hook Ramps
Analysis: The project sponsor contributed to the constnlction of the hook ramps
and Sister Cities Boulevard. The project sponsor will also contribute to additional
roadway and pedestrian iInprovelnents as identified in the 2005 SEIR and the 2006
AddendUln. 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 centers.
Analysis: The 2006 Project includes pedestrian walkways to Airport and Sister
Cities 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 implelnents a shuttle service for Peninsula Mandalay. The
shuttle service will be expanded to cover the Phase III 2006 Project.
4-3-1-4: Require provision of secure and covered bicycle parking.
Analysis: The project includes several locations with covered and locked bicycle
parking.
Chapter 5: Parks, Public Facilities and Services
lInplementing Policy
5-1-G-5: Develop linear parks in conjunction with major infrastructure
improvements and along existing utility and transportation rights-o.fways.
Analysis: Terrabay Phase I and II include a linear park. The park tenninates
within the Phase III site. The 2006 Project includes a trail to the western portion of
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the site with an overlook area. The project proposes walk ways throughout and
around the site.
Chapter 6: EconOlnic Development
Guiding and Implelnenting Policies
6-G-I: In partnership with business and community groups, proactively participate in
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, Inuch of the controversy has
been abated largely as a result of the following actions:
· The Planning COlnlnission and City Council designated the Preservation
Parcel as pennanent open space.
· Myers Developlnent COlnpany, 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 and
Thomas Reid and Associates. San Bruno Mountain Watch, in a COlnlnent
letter on the 2005 SEIR also lauded the restoration of the Preservation Parcel.
· Myers and the City, in particular the City Council and Planning Comlnission
subcommittee worked to develop a land plan that in the words of one sub-
committee Inelnber, "makes economic and land use sense".
· The Terrabay Project as a whole has constructed housing, water facilities,
linear parks, a sound wall, stonn 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
7-1-G-1: Protect special status species and supporting habitats within South
San Francisco including species that are state or federally listed as Endangered,
Threatened or Rare.
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The driving factor in clustering the 2006 Project for Phase III on the 18-acre parcel
known as the "Developlnent Parcel" (fonnerly the Office Parcel) is the protection of
26 acres (the Preservation Parcel) for species habitat preservation. Terrabay Phase III
was approxilnately 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.
7-1-G-1: 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 III
Terrabay affects less than 1/10th of an acre of seasonal streaIns and has an approved
U.S. Anny Corp of Engineers Wetland Restoration Plan. The City is lnitigating the
0.83 acre take of wetlands for the hook raInp 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. Additionally a 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 SaIne in Phase III. Stonn drain and sanitary sewer iInprovelnents were
constructed by the developer in Phase I and II and maintained by the homeowner's
associations of Phases I and II, and the SaIne with the addition of a commercial
property owners association is proposed for Phase III.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the
City of South San Francisco does hereby:
A. Approve the 2006 Terrabay Modified Precise Plan as approved by Council and as
conditioned attached hereto in Exhibit A.
B. Approve the Terrabay 2006 Amendment to the Final Terrabay Specific Plan for the
Phase III site only and directs staff to incorporate the text and exhibit changes into the
Final Terrabay Specific Plan as shown in Exhibit B attached hereto, in Exhibit A
attached to City Council Ordinance 1376-2006, and as shown in the Precise Plan
drawings.
C. Approve the Draft Transportation Demand Managelnent Plan, attached hereto In
Exhibit C.
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I hereby certify that the foregoing Resolution was regularly introduced and adopted
by the City Council of the City of South San Francisco at a regular lneeting held on the 11 th
day of October 2006 by the following vote:
AYES:
Councihnembers Mark N. Addiego. Pedro Gonzalez and Karvl MatsuInoto.
Vice Mayor Richard A. Garbarino and Mayor Joseph A. Fernekes
NOES:
ABSTAIN:
ABSENT:
ATTEST:
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Exhibit A to Resolution No. 82-2006
CONDITIONS OF APPROVAL
MANDALAY TERRACE
TERRABA Y DEVELOPMENT - PHASE III
COMMERCIAL OFFICE TOWERS, AIRPORT BOULEVARD)
P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001
(As recommended by the Planning Commission on September 21, 2006 and Adopted by the City
Council on October 11, 2006)
General Conditions
1. The following conditions shall be incorporated into the Precise Plan for Terrabay Phase III.
Should, in the detennination of the Chief Planner, iInplelnentation, or incorporation of any
conditions require substantial revision to the design of the project, the project shall be referred
back to the Planning COlnlnission and City Council for review and action.
2. The applicant shall cOlnply with the City of South San Francisco's Standard Conditions and
Lilnitations for COInInercial, Industrial, and Multi-FaInily 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 pennits, the City and the Applicant shall enter into a fonnal cost recovery
agreement for City services. The "Developlnent Account" and the agreelnent shall be
maintained froln the date of City Council approval and at all tiInes until project construction is
finalized and all the requirelnents of the Mitigation Monitoring and Reporting Progrmn 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 Inonitor the Mitigation Monitoring
and Reporting Pro graIn, Conditions of Project Approval, perform plan checks, site visits and
field condition and final inspections, and any supplemental architectural, landscaping and land
restoration or traffic consulting services. All costs associated with the City's geotechnical and
civil engineering consulting services to review the developlnent 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 shall be billed to the Development
Account.
A Planning Division Conditions shall be as follows:
1. The applicant shall cOlnply with the Initigation 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 pennits, the applicant shall sublnit to the City final plans which
substantially comply with the site and precise plans date stamped September 1, 2006 except as
modified herein, as approved by City Council.
Conditions of Approval
P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001
Page 2 of26
3. Parking requireInents, InaximUln building heights and required building set backs shall cOlnply
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 entitlelnent action.
4. Project sponsor shall (1) subInit FAA Fonn 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 COlnlnon areas shall be lnaintained in good condition and kept free of graffiti
and daInage. The property owners association and/or lnanagement group shall be responsible
for keeping the retaining walls in COlnlnon 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 requirelnents of the Transportation Delnand Management Progrmn and
all relnaining obligations such as, but not liInited to the use and access of the performing arts
center and road, building, debris basin and building Inaintenance. The CC&R' s will also
contain a requirelnent 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 treatInent of the walls to insure that the walls are screened adequately
and are cOlnpatible 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 Departlnent 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 AInerican remains or artifacts be discovered all grading and
site activity shall cease in the affected area. The Native AInerican Heritage Commission
(Commission) shall be contacted and an appropriate plan (Plan), agreeable to the City, the
Commission and the Developer shall be impleInented. Said Plan shall address the treatment
and disposition of any artifacts and/or remains.
9. The remediation and clean-up prograIn ("Exotics Control and Management Plan for the
Recreation, Office, Buffer, Residential and Remainder Lands Parcels Phase 111 Terrabay
Parcels ", West Coast Wildlands December 2001) approved by the City to control the presence
and spread of exotic plant lnaterial on and from the Terrabay lands shall be iInplemented and
completed to the performance objectives stated in the Plan.
10. The Applicant shall relnediate, repair and stabilize the historic slide area on the Phase III site in
accordance with URS engineering recommendations and as Inodified and approved by the City
Engineer. The majority of the slide area is off the Phase III site; however, the entire slide area
Conditions of Approval
P06-0073: DR06-0060, PP06-0002, SP06-000 1 & ZA06-000 1
Page 3 of26
shall be Initigated. The lnitigation and repair shall occur prior to conveyance of the reInainder
lands to the County. The property owner/ managelnent association shalllnonitor and lnaintain
the repairs as stipulated by the Engineering Division. The procedure for lnonitoling and
maintaining the lnitigations shall be incorporated into the covenants running with the project
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) managelnent fees shall be relnitted to the HCP Plan
AdIninistrator in accordance with the HCP for San Bruno Mountain.
12. No grading or building pennits shall be issued until the project applicant has satisfied the
requirelnents of the Habitat Conservation Plan (HCP). No grading pennit 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 pennit 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. Anny 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 Pennit shall be issued by the Plan Adlninistrator prior to any grading or
construction on the 2006 Project site.
13. All the requirements of the Transportation DeInand ManageInent Program (TDM Progrmn)
contained in the Final Terrabay Specific Plan and shown in Exhibit D of the resolution of
approval and in accordance with SSF Municipal Code Chapter 20.120 shall be ilnplemented
into the project. Monitoring shall occur in accordance with SSF Municipal Code 20.120 and
updates (as needed) of the TDM PrograIn shall occur in order to assure that the perfonnance
objectives (30 % lnode shift) are lnet. 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 silnilar 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 pennits for any phase of the 2006 Project. The operating agreement at a miniInum
Conditions of Approval
P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001
Page 4 of26
shall stipulate that the facility is for use of the City, civic groups and perfonning arts groups
free of charge. Square footages of uses such as stage, seating and storage shall be stipulated in
the agreeInent. The hours and days the facility shall be available to the aforelnentioned groups
shall also be stipulated in the agreement.
17. A Ininilnuln of eight dedicated theatre lights and a dedicated theatre control booth as well as a
theatre sound systeIn shall be provided in the perfonning arts facility for exclusive use of the
perfonning arts and civic groups as stipulated in the operating agreelnent. The perfonning arts
facility shall be developed in consideration of acoustical perfonnance. The seating shall be
flexible and the chairs shall be a lninilnuln of a three (3) hour comfort rating.
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 pennits for grading or construction on the Phase III site related to the
office towers, garage or comlnercial development. Funds from the deposit required in General
Condition 3 lnay as necessary be used to assure the perfonnance of the landscaping and
restoration. Any emergency grading or grading associated with geotechnical repair is exempt
frOln this requirelnent.
19. No take of the Viola is anticipated nor shall any take occur.
20. The Applicant shall have secured a site and obtained the entitlelnents for the 32 moderate
incOlne units and have comlnenced construction of the 32 off-site lnoderate income housing
units prior to a certificate of occupancy being issued for any phase of the Phase III 2006
Project. A "Housing AgreeInent" required by City Ordinance shall be executed between the
Developer and the City prior to issuance of any grading or building pennits for the 2006 Project
(Phase III). A "Set Aside" letter from the Applicant's construction lender assuring the
availability of the specific SUIns required to cOlnplete construction of the units shall be provided
to the City. Construction of the 32 units shall be cOlnpleted and a certificate of occupancy
issued for the Inoderate incOlne units within 15 lnonths of the certificate of occupancy being
issued for the first office tower or the funds available from the lender for the production of the
units will be available to the City for cOlnpletion of the units.
21. The applicant shall subInit evidence sufficient to the Chief Planner and Building Official that
the space as designed or expanded is adequate to Ineet state licensing requirements for the
Child Care Center. Space shall be designed to accOlnmodate a minilnum of 100 children. The
evidence may require a letter from the state. A construction phasing plan that lnitigates any
iInpacts to the child care center is required as part of the condition identified below. The tenant
improvelnents for the Child Care facility shall be included in the first phase building permit
drawings and shall be in compliance with state licensing requirelnents 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
Conditions of Approval
P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001
Page 5 of26
construction. The relnaining yet-to-be developed pOliion of the project shall be landscaped,
include outdoor seating areas and outdoor art, such as sculpture. A plan that represents a
"cOlnplete project" shall be subInitted along with the building pennits 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 lninilnum the requiren1ents of this condition. A plan that
lnitigates any impacts to the outdoor area for the day care center shall also be included as a pmi
of this plan. The taller of the two northwestern retaining walls shall not be constructed prior to
construction of the North Tower. This area shall also relnain in a "natural state" which
involves either burying the smaller of the two retaining walls (if constructed in the first phase)
or deferring its construction to the second phase and landscaping the area in either case.
23. The elnergency access road shall be constructed of grass/turf crete or an integral color (stained)
concrete to complilnent the landscaping and color of the earth.
24. Prior to issuance of a certificate of occupancy the applicant shall provide written verification
that the Transportation DeInand ManageInent Pro graIn cOlnplies with the requirelnents of the
City/County Association of Govermnents (C/CAG).
25. The southern portion of the parking garage shall be landscaped (stealthed) with larger size
specimen trees subject to the approval of the Chief Planner.
26. The office lobby shall include space and accolnlnodations (pedestal for display as necessary
and Plexiglas covering required) to display a rotating exhibition of local artists.
(Planning Division contact: Allison Knapp 650-829-6633)
B 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 confonn to their requirelnents.
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
Conditions of Approval
P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001
Page 6 of26
within appropriate easeInents, acceptable to the California Water Service
COInpany and shall confonn to their requireInents.
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 systeIn shall be supported by appropriate calculations.
3. The design, phasing and construction staging of the water systeIn 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 COlnpany 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 liInits of the Terrabay
Developlnent.
2. All cOInmunication 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.
II. STORM DRAINAGE IMPROVEMENTS
A. Private (and public where accepted by the City) improvements intended to
accomlnodate and convey storm water runoff froln 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 requireInents of the Terrabay
Specific Plan Ordinance, the State DepartInent of Transportation and the County of San
Mateo (as appropriate).
Surface storm drains, excluding the trunk systeIn carrying runoff fro In the San Bruno
Mountain catchment basins, shall be designed to accommodate at least a 25-year stonn
without surcharging the pipes. At low points, where overflow would result in property
daInage, the drainage facilities shall be designed to accomlnodate a 100-year design
stonn.
Inlets shall be placed and located so as to relieve private streets of all storm water
generated by a 10-year design storm. The InaxiInum width of gutter flow within the
streets shall not exceed 8' from the face of the curb. The storm drainage system
iInprovements, 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 requireInents of
the City Engineer.
Conditions of Approval
P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001
Page 7 of26
The overflow systeIn at the inlet structure shall be designed to handle runoff frOln
stonns in excess of the hundred year return period, utilizing the private street systeln
and hydraulically designed overflow drainage facilities, as Inay be necessary to protect
structures frOln potential daInage from storm runoff and frOln the approved design
stonn.
The stonn system shall intercept all runoff frOln the improved portions of the site and
transport it via the public storm drain systeIn to the San Francisco Bay.
B. The City will not accept any drainage facilities for ownership or Inaintenance within the
Phase III project, except storm drainage facilities, if any, which accept flow frOlll
catchment basin(s) owned and Inaintained by a public entity. Only stonn drainage
improvements located within a public street, or a dedicated storm drainage easement,
accepted by the City Council, shall be owned and Inaintained by the City. The
IninimuIn pipe size within the public right-of-way or City easeInents shall be 12"
diameter. Where flow velocity within the pipe is anticipated to exceed 11 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 easeInents, shall be manufactured of reinforced
concrete with water tight, neoprene, gasketed joints. Corrugated plastic or Inetal pipes
shall only be used for temporary winterization improvelnents and their associated
downdrains. All stonn drain manholes shall be spaced at intervals not exceeding 300
feet.
D. Stonn drains installed within earth slopes with a ratio of 2: 1 or greater, shall be
provided with pressure treated wooden, concrete, or Inetal check daIns installed at 20
foot intervals, of a design approved by the City Engineer.
E. Stonn 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 stonn drain trunk system iInprovelnents
(conforming to the approved construction plans), shall be submitted to the City
Engineer for review and approval and for City records.
G. Adequate Inaintenance access to all stonn 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 stonn drainage
facilities, if any) shall be located so as to facilitate and accommodate equipInent access
to man holes or turning structures at each end of the main and shall provide for safe
Conditions of Approval
P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001
Page 8 of26
personnel access to intennediate inlets, structures and other facilities that may need to
be periodically Inaintained.
H. Catch basins up to 4' deep shall be a IniniInuIn of 24" square. Inlets over 4' deep shall
have a IniniInuIn inside diInension of 36" square. All grates shall have a "bicycle
proof' waffle pattern. Access structures shall not be placed Inore than 300 feet apart for
conduits smaller than 48" in diameter or 400 feet apart on conduits larger than 48" in
diaIneter.
I. Reinforced concrete lining, a miniInum 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 IniniInum 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.
J. All projects within the Phase III develoPlnent shall be provided with a stonn drainage
systeIn incorporating approved Best ManageInent Practices and/or approved pollution
control filters of a type that are centrally located, accessible and require cleaning and
Inaintenance no Inore than once a year. The design and location of these filters shall be
submitted for the review and approval of the City Engineer and the City's
Enviromnental 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 requireInents 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 Ininimum 10 foot wide bench, service road, path or similar facility of the width
and structural section acceptable to the City Engineer, as required to accolnmodate 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 cOInmercial 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 cOlnmercial
parcel and their successors-in- interest.
Conditions of Approval
P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001
Page 9 of26
C. All public sanitary sewers shall be constructed of vitrified clay, plastic, ductile iron or
cast iron pipe with water tight joints confonning to City standards. Private sewer Inains
shall be constructed of materials approved by the Plulnbing 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 Plulnbing Code.
D. Drop n1anholes shall not be installed, except where necessary due to unavoidable utility
conflicts. Manholes shall be spaced a InaximuIn of 300 feet apart. Manholes shall be
provided at each change in direction, slope or pipe size. All dead end sewer Inains shall
terminate at a Inanhole structure.
E. Adequate Inaintenance access to all sanitary sewer facilities, meeting the approval of
the City Engineer, shall be provided by the developer. Sewer facilities Inaintained by
the hOlneowner association shall be located so as to facilitate and accomlnodate
equipInent access to Inan holes at each end of the Inain and shall provide for safe
personnel access to intennediate clean outs, structures and other facilities that Inay need
to be periodically Inaintained or accessed.
F. Only sanitary sewer improvelnents located within a public street, or a public sanitary
sewer easeInent, shall be owned and Inaintained by the City.
G. Sanitary sewers shall be designed and installed as required by the Unifonn 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.
IV. TRAFFIC / TRANSPORTATION
A. In order to mitigate the traffic iInpacts 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 froln 55 feet up to at least 325 feet subject to the approval of the City
Engineer, 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 Inodification Inay 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 Inade without cost to the City and the easeInent doculnent shall be
approved by the City Attorney. Alternatively subject to the approval of the City Engineer,
pursuant to the findings stated in the Inemoranduln, re-striping of eastbound Sister Cities
Boulevard as an exclusive left turn lane, two exclusive through lanes and an exclusive right
turn lane could serve as a mitigation. Additionally, a combination of these two approaches
could be implemented.
B. The Developer shall Initigate the traffic iInpacts 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
Conditions of Approval
P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001
Page 10 of26
Inonitoring prograIn. If driver confusion is observed, signalization shall be provided at this
location, with tiIning coordinated to the signal at the project access intersection with Airport
Boulevard.
D. The Developer, at his expense, shall interconnect and tiIne the Airport Boulevard/US 101
Hookrmnp, Airport Boulevard/Project Access and Airport Boulevard/Sister Cities
Boulevard traffic signals. The Developer shall contact all agencies and receive all
appropriate pennits to perfonn the work.
V. PLANS, SPECIFICATIONS AND IMPROVEMENTS
The developer shall subInit to the City Engineer, for review and approval, cOlnplete
improvelnent plans and specifications designed by a civil engineer registered in the
State of California for all of the Terrabay project iInprovement work.
The applicant's civil engineer shall sign, date and stamp each improvelnent, 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 staInped 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 lInprovements"
booklet, dated August 2005, and all approved revisions.
B. Staging of improvements and utilities (placing portions of the improvelnents in service
prior to the completion of the entire infrastructure) shall be approved by the City
Engineer and other City staff, as appropriate.
C. The developer shall furnish the City Engineer with two copies of all final doculnents,
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 pennit for structures within each phase of the
project, the developer shall subInit a set of "as-built" plans of all public and private
utility and improvelnent 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. PRIVATE 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 minimuIn 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 DepartInent's
Conditions of Approval
P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001
Page 11 of26
maneuvering and turn-around requireInents for their fire fighting equipInent. Street
intersection radii design shall be justified by turning Inovelnent analysis.
B. Private roadway grades shall not exceed 12%. The City Engineer Inay approve a
InaxiInum street grade of 15% for service roads that do not need to accOlnn10date
emergency fire equipInent and trucks. Stonn water runoff shall not be discharged in a
concentrated flow across, or over, street curbs and paveInents, or pedestrian walks.
Sidewalks, a miniInuIn 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 DepartInent requireInents and light standards and
equipment shall be selected for both perfonnance and durability, to the satisfaction of
the City Engineer, the Planning Division and the Police DepartInent.
D. Reflectorized barricades shall be provided at the end of stub streets.
E. Each building structure shall be connected to a private sanitary sewer systeIn
discharging into the public sewer systeIn.
F. Traffic control signs shall be installed by the Developer in confonnance 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 miniInUIn 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 systeIn. The site drainage
design shall be designed by the applicant's civil engineer and approved by the
applicant's soils engineer and the City Engineer
H. All storm drainage runoff shall be discharged into a pipe systeIn or concrete gutter.
Runoff shall not be surface drained into adjacent public or PIivate 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 systeIns 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.
Conditions of Approval
P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001
Page 12 of26
K. The individual property owner, a property owners association, or siInilar entity, shall
maintain all on-site iInprovelnents. Utility easeInents shall be dedicated and accepted
by the utility cOlnpany requiring said easements to Inaintain its facilities.
L. Building and garage floors shall be protected frOln flooding caused by a 100-year
design stonn.
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 parmneters. The applicant shall submit structural
cOInputations 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
pennit 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 frOln the
exterior of each building and that all drainage facilities within the site have been
installed, in accordance with their approved iInprovement plans. The developer shall
make any Inodifications 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 subInitted to the Engineering Division for the City's records.
O. At the time of Inaking a request for occupancy of each phase of the developlnent, the
applicant shall subInit to the City Engineer the project grading, drainage, improvelnent,
irrigation and utility plans Inarked "record drawing" by the developer's civil engineer.
The "record drawing" plans shall be pennanent plastic fihn transparencies of a quality
acceptable to the City Engineer.
P. Building pennits for habitable structures downstream of natural drainage channels shall
not be issued until the catcmnent/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 iInprovelnents
and along Airport Boulevard, between Sister Cities Boulevard and north toward the
City liInits, 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, iInproved, property within the
Phase III development, shall be designed and constructed in accordance with the
Conditions of Approval
P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001
Page 13 of26
Terrabay Specific Plan Ordinance, the Terrabay Environlnental Impact Repoli and the
Joint Powers Authority (for the Maintenance of Catcmnent 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 easeInent
agreement between the subdivider and the City, as approved by the City Council on
October 11, 2000 and any approved mnendInents. The extent of this dedication shall be
detennined by the City Engineer based upon the needs of the City of South San
Francisco to accomlnodate 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 Developlnent, to be filed in
the City's pennanent records. These reports shall address all deviations froln the latest,
adopted, Unifonn 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 subInitted for the subject site indicate that additional
infonnation needs to be gathered and analyzed within the Phase III area. This
information must be subInitted to the City's geotechnical consultants to be reviewed and
approved. These additional reports and the subsequent review may result in the
iInposition of additional soils, geological or geotechnical studies or requirements for the
project.
B. Grading P ennit
A grading pennit 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 doculnent to guarantee the prompt paYInent of
the City's inspection, construction Inonitoring, plan checking and adIninistrative costs.
C. Grading Plans
1. The developer's project Geotechnical Consultant shall either sign the project
grading plans or submit a signed and stmnped letter stating that they have
reviewed the rough grading or final grading (as appropriate) plans and that they
Conditions of Approval
P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001
Page 14 of26
conform to the intent of their recomlnendations 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 cOlnpleted along with the grading/restoration above the Residential Parcel.
This will allow an integrated drainage divide, physically identify areas of
Inaintenance 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 Inaterials 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 pennit, the requireInents of the project soils reports, the approved plans
and specifications and the direction of the project soils engineer in the field.
The grading pennit will not be approved until the applicant has obtained
building pennits, from the City's Building Division, for all retaining walls
needed to cOInplete 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 froln 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.
4. The developer shall provide the City Engineer with a clear written stateInent 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 commitInent 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, stonn drain inlets, maintenance access areas, concrete gutters, etc.
Conditions of Approval
P06-0073: DR06-0060, PP06-0002, SP06-000 1 & ZA06-000 1
Page 15 of26
6. An adequate perfonnance bond to cover the dust and erosion impacts of grading
operations, in a fonn satisfactory to the City Attorney and of an mnount
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 subInit to the City Engineer for review and
approval, a construction grading schedule with specific dates for cOInpletion of
grading Inilestones 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 incolnplete.
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 Ininimum, inspection services shall be
provided at a level that will permit the consultant to state that all grading work
was perfonned in accordance with the requirements of the project soils and
geotechnical reports and in accordance with their recomlnendations.
2. The City shall provide construction cOlnpliance monitoring of the grading
inspection services provided by the developer's consultants. The compliance
Inonitoring requirements are set forth in another section of these
recommendations. Funding for this service shall be provided by the developer.
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
Inaintenance 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 uniInproved graded areas shall be subInitted
to the City Engineer for review and approval. The maintenance program shall
Conditions of Approval
P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001
Page 16 of26
be iInplelnented 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
COInInon areas and the improved developlnent, shall be responsible for the repair
and Inaintenance of all slope areas within their properties. The developer shall
prepare a written Inaintenance plan, with specifications, schedules and
illustrative exhibits for the Inaintenance 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 Inaintain their
property in accordance with the approved maintenance plan. This requireInent
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 Pennit 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 cOInplete
and in confonnance with the approved soils report and his recommendations.
The soils engineer's cOlnpaction 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 stmnped by the project geotechnical
consultant, prior to its approval by the City Engineer, in connection with the
issuance of a grading pennit.
IX. CONSTRUCTION MONITORING AND QUALITY CONTROL PROGRAM
A. In order to provide assurance to the City that the grading, drainage, improvelnents,
landscaping and site construction work within the property on San Bruno Mountain
have been properly constructed in accordance with the approved plans, specifications,
project requireInents and conditions of approval, the applicant shall develop a quality
control progrmn 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
cOInpliance 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.
Conditions of Approval
P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001
Page 17 of26
B. The City shall retain a contract eInployee and one or more assistants (if needed) to
represent the City Engineer during the construction of the Terrabay Phase III
developlnent. This eInployee(s) shall inspect the public improvelnent construction
work, as well as Inonitor the activities of the developer's quality assurance progrmn,
respond to citizen inquires, attend construction field Ineetings, organize, review and file
project related correspondence, logs, test results and siInilar documents, coordinate with
public utilities and perfonn other services for the City Engineer in connection with the
developlnent 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 Inonitoring services.
The project sponsor shall fund the City's costs for the City's inspectionlInonitoring
progrmn. 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 reiInburse 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 progrmn to
provide an independent review and confinnation of all geotechnical decisions and
reviews during construction, including, but not liInited to, the installation and
interpretation of instruInentation, field trials of excavation and fill Inaterials, drainage
installations, application of slope stabilization techniques and construction monitoring.
This quality control progrmn Inust be acceptable to the City and the developer must
cOInmit to its impleInentation, prior to receiving a grading pennit.
The quality control program will be Inonitored by the City Engineer through his field
representative(s) and contract consultants. In the course of construction, differences of
opinion Inay 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 Inethods of construction, safety related
iInprovements, and siInilar matters. In the event of a dispute between the construction
and field monitoring personnel, the City Engineer willlnake 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.
D. 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.
E. 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
Conditions of Approval
P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001
Page 18 of26
adequately funded procedures for the efficient Inaintenance of slopes and correction of
failures after construction have been provided.
F. The Developer shall install geotechnical instruInentation on the major cut slopes above
the project. These instruInents shall be Inonitored during grading and after grading, as
required by the City's geotechnical consultant.
G. Prior to perfonning any blasting within the site, the developer's blasting contractor shall
obtain a blasting pennit frOln the Fire DepartInent and shall provide a miniInum of 48
hours notice, in writing, to the City Engineer and all City departInents and other
govermnent agencies that Inay be affected by the work, advising them of the date and
time that such blasting will occur.
H. Building pennits for all retaining walls shall be obtained by the developer froln the
Building Division, prior to cOlnInencing 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 Progrmn..
B. The Terrabay developer(s) shall not COInInence work at the site until they have obtained
all pennits froln any federal, state and county agencies required by law to perfonn 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 reInaining
tower is cOlnplete. If this request is Inade, the following conditions shall apply:
A. Prior to receiving pennanent 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 IninimuIn, 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, equipInent, materials, debris, and other obstructions,
and cleaned to the satisfaction of the City Engineer.
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.
Conditions of Approval
P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001
Page 19 of26
4. All site ilnprovelnents within areas subject to public access shall be cOlnplete in
accordance with the approved subdivision iInprovement, grading, drainage and
utility plans.
5. Hours of construction activities shall be lilnited to the hours of 8 a.m. to 6 p.ln.,
Monday through Friday (excluding holidays).
(Engineering Division contact: San1 Bautista 650-829-6652)
C Police Department requirements shall be as follows:
A. Municipal Code COInpliance
The applicant shall cOlnply 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 lnake 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 Inaximize 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 jmnb on all alulninuln frmne-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 lock1 with IninimuIn throw of one
(1) inch. The outside ring should be free lnoving and case hardened.
c. Employee/pedestrian doors shall be of solid core wood or hollow sheet lnetal
with a minimum thickness of 1-3/4 inches and shall be secured by a deadbolt
lock1 with lninimum throw of one (1) inch. Locking hardware shall be installed
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
high on a contrasting background. The locking device must be of type that will be readily distinguishable as locked, and its
use may be revoked by the Building Official for due cause.
Conditions of Approval
P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001
Page 20 of 26
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 frOln the outside and shall also be secured with a cylinder lock or
padlock froln the inside.
e. Outside hinges on all exterior doors shall be provided with non-relnovable pins
when pin-type hinges are used or shall be provided with hinge studs, to prevent
relnoval of the door.
f. Doors with glass panels and doors with glass panels adjacent to the doorfrmne
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 bottOln
latch bolts. No secondary locks should be installed on panic-equipped doors,
and no exterior surface-Inounted 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 Ininimuln
throw of three- fourths inch at head and foot and shall have no doorknob or
surface-mounted hardware. Multiple point locks, cylinder activated frOln the
active leaf and satisfying the requirelnents, Inay be used instead of flush bolts.
] . Any single or pair of doors requiring locking at the bottOln or top rail shall have
locks with a minimum of one throw bolt at both the top and bottOln rails.
2. Windows
a. Louvered windows shall not be used as they pose a significant security problem.
b. Accessible rear and side windows not viewable froln 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.
25/16" security laminate, 1/4" polycarbonate, or approved security film treatInent, minimuln.
Conditions of Approval
P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001
Page 21 of26
c. Secondary locking devices are recOlnlnended 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 Inateria1.2
or:
2) Iron bars of at least 1/2" round or one by one-fourth inch flat steel
material spaced no Inore than five inches apart under the skylight and
securely fastened.
or:
3) A steel grill of at least 1/8" material or two inch Inesh 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 matelial, 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 frOln the inside with a slide bar or slide
bolts. The use of crossbar or padlock lnust 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 smne with either of the
following:
1) Iron bars of at least 1/2" round or one by one-fourth inch flat steel
lnaterial, spaced no more than five inches apart and securely fastened.
or:
2) A steel grill of at least 1/8" lnaterial or two inch mesh and securely
fastened and
3) 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.
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
Conditions of Approval
P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001
Page 22 of26
provide adequate illulnination to lnake clearly visible the presence of any person
on or about the prelnises during the hours of business darkness and provide a
safe, secure environlnent 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 IninimuIn, lnaintained 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 illuIninated at all hours to Inake clearly visible the presence of any
person on or about the premises and provide adequate illulnination for persons
exi ting the building.
c. The premises, while closed for business after dark, Inust 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 reInain on anytilne there are elnployees in the building.
f. Prior to issuance of a building pennit, the applicant shall submit a lighting plan
to be reviewed and approved by the Police Department. Lighting plans shall
include photolnetric and distribution data attesting to the required illuInination
level.
5. Numbering of Buildings
a. The address nUlnber of every cOlnlnercial building shall be illulninated during
the hours of darkness so that it shall be easily visible frOln the street. The
nUInerals 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 lnaterials.
d. Each different unit within the building shall have its particular address
prOlninently displayed on its front and rear doors. (Rear door numbers only
need to be one inch in height.)
Conditions of Approval
P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001
Page 23 of26
e. Fencing should be of an open design (e.g. bars and colulnns), to aid in natural
surveillance.
6. Almms and other security measures
a. The business shall be equipped with at least a central station silent intrusion
alann systeIn.
b. The business shall be equipped with a central station monitored silent robbery
alann.
c. All individual businesses within the complex will be/may be required to have an
alarm systeln before occupancy. The type of alarm is dependent upon the nature
of the individual business. Tenants should be advised to lnake contact with
Crilne 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 systeIns 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 maxiInize natural
surveillance. The interior walls shall be painted white to maxiInize 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 Inay be utilized to aid in 350 degree visibility for pedestrians
in the garage.
f. The Police Department recolnmends that there be 24-hour security provided for the
entire COITIlnercial cOlnplex. 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's/manager's
request.
b. Handicapped parking spaces shall be clearly marked and properly sign posted.
Conditions of Approval
P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001
Page 24 of26
NOTE:
For additional details, contact the Traffic Bureau at 829-3934.
8. Misc. Security Measures
a. COInlTIercial establislunents having one hundred dollars or more in cash on the
premises after closing hours shall lock such lnoney in an approved type lnoney
safe with a lninilnum rating ofTL-15.
b. The perilneter 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 DepartInent contact: Sergeant E. Alan Nonnandy 650-877-8927)
D Building Division requirements shall be as follows:
1. The Applicant shall cOlnply with all applicable provisions of the Unifonn Building Code.
E Water Quality Control Department requirements shall be as follows:
1. A plan showing the location of all stonn drains and sanitary sewers Inust be subInitted.
2. The onsite catch basins are to be stenciled with the approved San Mateo Countywide
Stonnwater Logo.
3. Stonn water pollution preventions devices are to be installed. A cOInbination of landscape
based controls (e.g., vegetated swales, bioretention areas, planter/tree boxes, and ponds) and
manufactured controls (vault based separators, vault based media filters, and other reIn oval
devices) are required. Existing catch basins are to be retrofitted with catch basin inserts or
equivalent. These devices Inust be shown on the plans prior to the issuance of a pennit.
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
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.
Conditions of Approval
P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001
Page 25 of26
4. Encourage the use of pervious pavelnent where possible.
5. The applicant lnust sublnit a signed n1aintenance schedule for the stonnwater pollution
prevention devices installed.
6. Applicant Inust complete the Project Applicant Checklist for NPDES Pennit Requirelnents
prior to issuance of a pennit and return to the Environmental COlnpliance Coordinator at the
RWQCP.
7. Roof condensate lnust be routed to sanitary sewer. This Inust be shown on plans prior to
issuance of a penni t.
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 pennit.
9. Loading dock area Inust be covered and any drain Inust be connected to the sanitary sewer
systeIn. This must be shown on plans prior to issuance of a pennit.
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 lnust be shown on the plans prior to issuance of a pennit.
12. A construction Storm Water Pollution Prevention Plan lnust be submitted and approved prior
to the issuance of a permit.
13. Plans Inust include location of concrete wash out area and location of entrance/outlet of tire
wash.
14. A grading and drainage plan lnust be submitted.
15. An erosion and sediInent control plan lnust be subInitted.
16. Applicant must pay sewer connection fee at a later tiIne based on anticipated flow, BOD and
TSS calculations.
(Water Quality Control contact: Cassie Prudhel 650-829-3840)
F Fire Prevention requirements shall be as follows:
1. Communications (external, internal)
a. The developer shall provide a comlnunications 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
Conditions of Approval
P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001
Page 26 of 26
by the City of South San Francisco cOlnInunications representative. Funding shall take
place for comlnunications equiplnent on approval of developlnent by the South San
Francisco City Council.
b. The developer shall provide a radio comlnunications study to detennine internal radio
comlnunication need based on individual building types in developlnent. If study finds
internal radio cOInInunications are deficient, developer shall provide for lnitigation.
Costs for internal cOlnlnunications wiring, signal booster, antennae and any other
related equipment to lnitigate deficiencies would be incuned by developer. Evaluation
of the system perfonnance will be to the City of South San Francisco cOlnInunications
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 lnaintain 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. EInergency response traffic signal (Opticom)
a. The developer shall provide for a traffic release system (OpticOln). The traffic release
system shall be incorporated into the traffic signals in areas directly impacted by the
development.
4. Specialized EquipInent
a. The developer shall provide for the purchase of a vehicle to be equipped with
specialized heavy rescue equipInent and anon board air COInpressor. Other specialized
equiplnent will include air units that can allow for increased air supply so personnel can
reach all areas of the lilnited access parking structure and high-rise. Developer will
provide funding for vehicle and equipInent on City Council approval of development
(vehicle manufacture contract will detennine paYlnent schedule).
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 Departlnent Access Exhibit" dated
July 31, 2006.
6. Development must meet all Federal, State and Local codes and ordinances.
7. The service/maintenance access road leading to the catchment basin shall accommodate a
10,000 pound vehicle.
(Fire Prevention contact: Bryan Niswonger 650-829-6645)
Exhibit B to Resolution No. 82-2006
TERRABA Y SPECIFIC PLAN AMENDMENTS
(As recommended by the Planning Commission on September 21, 2006 and Adopted
by the City Council on October 5,2006)
The land uses, densities and intensities shown in the following table will upon
lnodification by the Planning COlnlnission 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
Perfonning 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
Perfonning Arts 3,1 00 3,100
Total Phase I and II 697,137 669,568
Total Parking Phase I and II 1,952spaces
*The square footage Inay be increased pursuant to state licensing requirelnents to
provide for 100 children.
**One of the office towers lnay be replaced with a four star or better hotel as defined
in the Terrabay Specific Plan Zoning District.
Exhibit C to Resolution 82-2006
EXHIBIT C
Transportation Demand Management (TDM) Program for Terrabav
Phase III (Mandalav Terrace) in South San Francisco
(As recOlnmended by the Planning Commission on Septelnber 21, 2006 and Adopted by
the City Council on October 11, 2006)
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,
City Council
Terrabay Phase III Only Specific Plan
Appendix B - TDM Program
Page B-1
October 2006
8. Annual City Monitoring and Program Update to assure
program success and amendment as necessary to meet the
needs of Terrabay Phase III.
9. Traffic and circulation monitoring at full project build out 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 10 b by 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
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Appendix B - TDM Program
Page B-2
October 2006
Coordinator will assure the availability of the following services
of the Alliance (or equivalent services from successor or
comparable organizations):
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
even t 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
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Terrabay Phase III Only Specific Plan
Appendix B - TDM Program
Page B-3
October 2006
services are being provided to employees and tenants of
Terrabay Phase III.
E. The Transportation Coordinator will conduct annual
transportation surveys (within a 950/0 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 Usine: 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
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Terrabay Phase III Only Specific Plan
Appendix B - TDM Program
Page B - 4
October 2006
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
would provide a direct connection to Caltrain and BART with
frequent service (30-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 IS-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
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Appendix B - TDM Program
Page B - 5
October 2006
the project The transit subsidy would be provided as needed, to meet the
City's TDM goal per the TDM ordinance.
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. Bicvcle 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
environments.
B. The development will provide enough covered, enclosed bicycle
parking to accommodate 1.50/0 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.
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Appendix B - TDM Program
Page B - 6
October 2006
-99-
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
(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. Parking Strategies
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
(luinimum 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 0/0). 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
City Council
Terrabay Phase III Only Specific Plan
Appendix B - TDM Program
Page B - 7
October 2006
SamTrans bus stop directly in front of Terrabay Phase III. The onsite
amenities, restaurants, and ATM machines will facilitate reductions in
vehicle use.
9. Annual City Monitoring and Program 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.
City Council
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Appendix B - TDM Program
Page B - 8
October 2006
EXHIBIT A -- TOM.. BICYCLE AND PEDESTRIAN FACILITIES
Bicycle ParkinQ Space Calculation
USE
NSF
300,482
11,083
5,000
316,565
Office 1
Commercial2
Childcare Center3
TOTAL
NUMBER OF SPACES REQUIRED
AT 1.5% OF TOTAL POPULATION
TOTAL
PHASE I
EMPLOYEES
1,054
25
11
1,090
PHASE II
EMPLOYEES
1,186
27
o
1,212
NSF
337,945
11,958
o
349,903
16
18
35
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).
Bicycle and Pedestrian Locker Calculation
USE
PHASE I
NSF
300,482
11,083
5,000
316,565
Office
Commercial
Childcare Center
TOTAL
NUMBER OF LOCKERS REQUIRED
AT ONE LOCKER PER 25,000 NSF
PHASE II-
NSF
337,945
11,958
o
349,903
13
14
TOTAL
27