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HomeMy WebLinkAboutOrd 868-1981ORDINANCE NO. 868-81 AN ORDINANCE OF THE CITY OF SOUTH SAN FRANCISCO ESTABLISHING A ZONING DISTRICT ENTITLED "THE GATEWAY SPECIFIC PLAN DISTRICT," AMENDING SECTIONS 2.1 AND 2.2 OF ORDINANCE NO. 353, AS AMENDED, ENTITLED "ZONING ORDINANCE OF THE CITY OF SOUTH SAN FRANCISCO," ADOPTED ON AUGUST 10, 1954, AND THE MAP ENTITLED "ZONING MAP OF THE CITY OF SOUTH SAN FRANCISCO," DATED JUNE 18, 1975 AND PROVIDING FOR REGULATIONS WITHIN THE 'GATEWA¥~SPECIFIC'PLAN DISTRICT THE CITY COUNCIL OF THE CITY OF SOUTH SAN FRANCISCO DOES ORDAIN AS FOLLOWS: SECTION 1. FINDINGS. The City Council finds as follows: A. By Ordinance No. 867-81 adopted on June 17 , 1981, the City Council of the City of South San Francisco, upon the recommendation of the Redevelopment Agency of the City of South San Francisco (the "Redevelop- ment Agency"), adopted a Redevelopment Plan for the South San Francisco Gateway Redevelopment Project (the "Redevelopment Plan"); and B. The City of South San Francisco and the Redevelopment Agency have entered into an Owner Participation Agreement dated as of March 19, 1981, with Homart Development Company ("Developer"), the owner of certain property subject to the Redevelopment Plan (the "Property"), to provide for development of the Property in accordance with the Redevelopment Plan; and C. The City desires to establish a Specific Plan Zoning District for the Property in order to refine and to implement the General Plan with respect to the Property, to implement the general goals and objectives of the Redevelop- ment Plan with respect to the Property and in particular to implement the terms and conditions of the Owner Participation Agreement and otherwise to control development of the Property; and CENTRAL RECORDS D. The City desires to establish appropriate procedures to monitor the development of the Property in accordance with the Redevelopment Plan, the Gateway Specific Plan and the Owner Participation Agreement. SECTION 2. GATEWAY SPECIFIC PLAN ADOPTED. The Gateway Specific Plan, which plan is attached hereto as Exhibit "A" and is hereby incorporated by reference herein, is hereby approved and adopted.' SECTION 3. GATEWAY SPECIFIC PLAN ZONING DISTRICT ESTABLISHED. A Zoning District entitled "The Gateway Specific Plan District" is hereby established consisting of, and in all respects consistent with, the regulations contained in the Gateway Specific Plan. SECTION 4. ZONING MAP AMENDED. Sections 2.1 and 2.2 of Ordinance No. 353, as amended, are hereby amended by adding to the districts listed in Section 2.1 the "Gateway Specific Plan District" and by changing the district boundaries shown on the map incor- porated by reference in Section 2.2 to rezone the Property, described in Exhibit "B," attached hereto and incorporated herein by this reference, as the Gateway Specific Plan District and to include the Property described in Exhibit "A" within the Gateway Specific Plan District. SECTION 5. REGULATIONS. The regulations contained in the Gateway Specific Plan, which is attached hereto as Exhibit "A" and is hereby incorporated by reference herein, are hereby adopted and shall apply in the Gateway Specific Plan District. SECTION 6. PROCEDURES. Whenever this Ordinance does not provide specific procedures for the approval and/or administration of projects within the Gateway Specific Plan District or for appeals concerning such approvals or administration measures, CENTRAl,. RECOR~ SECTION 10. EFFECTIVE DATE. This Ordinance shall become effective thirty (30) days from and after its adoption. at a Francisco this Introduced this 17thday of June , 1981. Passed.and adopted as an Ordinance of the City of South San Francisco regular meeting of the City Council of the City of South San 1st day of July , 1981, by the following vote: AYES: Councilmembers Ronald G. Acosta, Mark N. Addiego, Gus Nicolopulos; and Roberta Cerri Teglia NOES: None ABSENT: Councilman Emanuele N. Damonte ATTEST: ~ ~ ~City As Mayor of the City of South San Francisco, I do hereby approve the fore- going Ordinance this 1st day of July , 1981. CENTRAL RECORDS GATEWAY SPECIFIC PLAN EXHIBIT A TO GATEWAY SPECIFIC PLAN ORDINANCE cENTRAl- RECO~ Co Do GATEWAY SPECIFIC PLAN Table of Contents Introduction 1. Definitions ................ 2. Authority and Scope ............ 3. Purpose and Intent ............ 4. Location ................. 5. Notes and Conditions ........... Land Use and Circulation Plan ......... 1. Use Categories .............. 2. Circulation ................ General Development Standards ......... 1. Purpose .................. 2. Uses Permitted .............. 3. Building Limitations ........... Setback and Yard Requirements ....... 5. On-street Parking Requirements ...... 6. Off-street Parking Requirements ...... 7. Public Utilities ............. Construction Standards ............. 2. 3. 4. Buildings and Improvements ........ Signs ................... Landscaping ................ Fences .................. 13 17 18 19 19 22 22 22 23 23 23 24 24 25 25 28 29 29 31 33 33 -1- CENTRAL REOORD$ E o Ho Open Space Standards ................. Flood Plain Management ................ Procedure for Implementation ............. 1. General Method ................. 2. Precise Plan Required ........... 3. Application for Approval of Precise Plan .... Contents of Precise Plan ............. 5. Changes in Approved Precise Plan ......... 6. Standards and Guidelines for Review ....... 7. Procedure for Review and Approval ........ 8. Mandatory Findings for Approval of Precise Plan 9. Expiration of Precise Plan Approval ....... Variance Permit Procedure ............... Amendment of Gateway Specific Plan ........ Exhibits A. B. Description of Specific Plan Area Specific Plan Map 34 34 34 34 35 35 36 37 38 38 39 -2- CENTRAL RECORDS GATEWAY SPECIFIC PLAN SECTION A: INTRODUCTION 1. Definitions For the purpose of this Gateway Specific Plan, the following words are defined as follows: a. Building. "Building" shall mean the principal structure or structures on any Site, including all projections or exten- sions thereof, and all garages, outside platforms, out- buildings, docks and other similar structures. b. City. "City" shall mean the City of South San Francisco. c. City Council. "City Council" shall mean the duly elected City Council of the City of South San Francisco. d. Developer. "Developer" shall mean Homart Development Co. e. General Plan. "General Plan" shall mean the General Plan adopted on April 21, 1969 by the City Council of the City of South San Francisco by Resolution No. 5073, as amended, and such elements as may be adopted and amended from time to time in accordance with Title 7, Division 1, Chapter 3, Section 65300 et seq. of the California Government Code. f. Owner. "Owner" shall mean, at any particular time or times, any person, partnership, firm, corporation or other legal entity (including Developer) which owns fee title to one or more Sites, as shown by the Official Records of the -3- CENTRAl. REC_..X3RD$ go ho j o County of San Mateo; provided, however, that a person or entity holding a security interest in any Site or Sites shall not be deemed an Owner so long as its interest in the particular Site or Sites is for purposes of security only. Owner Participation Agreement. "Owner Participation Agree- ment'' shall mean that certain Owner Participation Agreement dated as of March 19, 1981 entered by and among the City of South San Francisco, the Redevelopment Agency of the City of South San Francisco and Homart Development Co., as amended from time to time. Final or Parcel Map. "Final or Parcel Map" shall mean any map designating the boundaries of one or more Sites prepared by or for any Owner and approved by the City pursuant to applicable ordinances and regulations. Property Line. "Property Line" shall mean a line bounding a Site as shown on any Final or Parcel Map then in effect. Redevelopment Agency. "Redevelopment Agency" shall mean the Redevelopment Agency of the City of South San Francisco created in accordance with Division 24, Part 1, Section 33000 9~ seq. of the California Health and Safety Code by Ordinance No. 804-79 adopted by the City Council of the City of South San Francisco on December 19, 1979. -4- CENTRAL. RECORD~ Redevelopment Plan. "Redevelopment Plan" shall mean the Redevelopment Plan adopted by the City Council of the City of South San Francisco on June ]7 , 1981 by Ordinance No. 867-8] in accordance with Division 24, Part 1, Section 33000 et seq. of the California Health and Safety Code. Research and Development. "Research and Development" shall mean a land use classification suitable for and limited to research and development activities, engineer- ing and testing activities, and office uses. The produc- tion of products, plans or designs is permitted, when the primary purpose of such production is research, development or evaluation. Manufacturing uses, wholesale and storage uses and retail sales shall not be permitted except as otherwise permitted in the Specific Plan District. Permitted Research and Development uses include: (a) laboratories, offices and other facilities for research and development including basic, applied, develop- ment and technical services conducted by or for any individual organization or concern whether public or private; (b) production of prototype products when limited to the scale reasonably necessary for full investigation of the merits of a product including commercial viability; -5- CENTRAL RECORDS. mo no o ° po qo (c) pilot plants in which processes planned for use in production elsewhere can be tested to the extent reasonably necessary for full investigation of the merits of a product or process including commercial viability; (d) engineering and testing laboratories and offices; (e) clinics - medical and dental. Sign Ordinance. "Sign Ordinanace" shall mean Ordinance No. 455 adopted November, 1960 by the City Council of the City of South San Francisco as amended from time to time. Site. "Site" shall mean a contiguous area of land within the Specific Plan Area which is owned of record by the same owner, whether shown as one or more lots or parcels or portions of lots or parcels on any recorded Final or Parcel Map affecting the Specific Plan Area. Specific Plan Area. "Specific Plan Area" shall mean the property described in Exhibit A attached hereto and incor- porated herein by this reference as shown on the Specific Plan Map attached hereto as Exhibit B and incorporated herein by this reference. Subdivision Ordinance. "Subdivision Ordinance" shall mean the Subdivision Ordinance of the City of South San Francisco, adopted by the City Council on May 21, 1981 as Ordinance No. 861-81, as amended from time to time. Zoning Ordinance. "Zoning Ordinance" shall mean the Zoning Ordinance of the City of South San Francisco adopted by -6- CENTRAL REGORDS. the City Council on August 10, 1954 as Ordinance No. 353, as amended from time to time or its successor. 2. Authority and Scope The adoption and implementation of the Gateway Specific Plan by the City of South San Francisco is authorized by the following: a. Title 7, Division 1, Chapter 3, Article 8 of the California Government Code (Sections 65450 through 65453). Pursuant to these provisions, the Planning Commission may, or shall if so directed by the City Council, prepare specific plans based on the General Plan and drafts of such regulations, programs and legislation as may, in the judgment of the Planning Commission, be required for the systematic execution of the General Plan. Such a specific plan shall include all detailed regulations, conditions, programs and proposed legislation which shall be necessary or convenient for the systematic implementation of each element of the General Plan; b. Title 7, Division 1, Chapter 3, Article 9 of the California Government Code (Sections 65500 through 65507) which sets forth the procedure for adoption of Specific Plans; ¢. Title 7, Division 1, Chapter 3, Article 10 of the Califor- nia Government Code (Sections 65550 through 65553) pur- suant to which the City Council may establish administra- tive rules and procedures for the application and enforce- ment of specific plans and pursuant to which the City Council may delegate administrative functions, powers and -7- CENTRA~ REQORD~ do duties to and create such administrative agencies or boards of review as may be necessary or desirable to administer a specific plan. Division 24, Part 1, Chapter 3, Article 3 of the California Health and Safety Code (Section 33220) which relates to the authorized methods to be used by public bodies to aid and cooperate with redevelopment projects located within the area in which they are authorized to act. 3. Purpose and Intent The Gateway Specific Plan provides for the coordinated develop- ment of certain property located in the City of South San Francisco Gateway Redevelopment Project Area so as to take advantage of the superior environment which can result from large scale comprehensive planning. The concepts, regulations and conditions established by the Gateway Specific Plan are intended to provide for various commercial and research and development land uses integrated by consistent development standards. The Gateway Specific Plan serves to refine and to implement the General Plan of the City of South San Francisco with respect to the Specific Plan Area. The Gateway Specific Plan further provides the opportunity to combine the concepts, procedures and regulations of several documents into one. These documents include the General Plan, the Redevelopment -8- Plan, the Zoning Ordinance and certain aspects of the Subdi- vision Ordinance. The Gateway Specific Plan when adopted by ordinance establishes the type, location, intensity and character of development to take place in the Specific Plan Area, while allowing for creative and imaginative design concepts. The zoning regulations, development standards and other regulations of the Gateway Specific Plan.are designed to foster well conceived development of the Specific Plan Area as a positive community asset of the City of South San Francisco. 4. Location The Gateway Specific Plan applies only to the property located within the Specific plan Area which property is described in the legal description attached hereto as Exhibit A and which property is shown on the Specific Plan Map attached hereto as Exhibit B. Generally, the Specific Plan Area is located East of the Southern Pacific Transportation Company railroad tracks between East Grand Avenue and Oyster Point Boulevard and West of Cabot, Cabot and Forbes Industrial Park. o Notes and Conditions Approval of Development. The approval of development within the Specific Plan Area shall be governed generally by Title 7, Division 1, ~hapter 4.5 of the California -9- CENTRAL REC..ORD.. the general procedures outlined in the Zoning Ordinance of the City of South San Francisco in effect at the time the issue arises shall be the procedures used within the Gateway Specific Plan District. SECTION 7. SEVERABILITY. If any section, subsection, sentence, clause or phrase of this Ordinance is for any reason held by a court of competent jurisdiction to be invalid or unconstitutional, such decision shall not affect the validity of the remaining portions of the Ordinance. The City Council hereby declares that it would have adopted this Ordinance, and each section, subsection, sentence, clause or phrase hereof, irrespective of the fact that any one or more sections, sub- sections, sentences, clauses or phrases be declared invalid or unconstitutional. SECTION'8. PENALTY. Any person violating provisions of this Ordinance, upon conviction thereof, shall be punished as provided for in the Zoning Ordinance of the City of South San Francisco as it exists at the time of said conviction. SECTION 9. PUBLICATION. Pursuant to the provisions of Government Code Section 36933 (revised by Chapter 850, Statutes of 1978), a Summary of this Ordinance shall be prepared by the City Attorney. At least five (5) days prior to the Council meeting at which this Ordinance is scheduled to be adopted, the City Clerk shall (1) publish the Summary, (2) post in the City Clerk's Office a certified copy of this Ordinance. Within fifteen (15) days after adoption of this Ordinance, the City Clerk shall (1) publish the Summary, (2) post in the City Clerk's Office a certified copy of the full text of this Ordinance along with the names of those City Councilmembers voting for and against this Ordinance or otherwise voting. Government Code (Sections 65920 through 65957.1) which sets forth general procedures for the review and approval of development projects and shall be governed more speci- fically by the approval procedures set forth in the Gateway Specific Plan adopted in accordance with Title 7, Division 1, Chapter 3, Article 9 of the California Gov- ernment Code (Sections 65500 through 65507). Precise Plan Approval. In accordance with Title 7, Division 1, Chapter 3, Article 10 of the California Government Code, the Gateway Specific Plan provides that the Redevelopment Agency shall have the authority to review and approve or disapprove Precise Plans for develop- ment within the Specific Plan Area, and the procedure for review of such precise Plans is set forth in Section G of the Gateway Specific Plan. Accordingly, such Precise Plans shall not be subject to review under Sections 5.50 through 5.57 of the Zoning Ordinance. Public Improvements. The improvements shown on the Tenta- tive Map for the Specific Plan Area, to be filed by Devel- oper and approved by the City Council in accordance with the Subdivision Ordinance, shall be constructed in accor- dance with the Owner Participation Agreement. The adoption of the Gateway Specific Plan Ordinance is subject to the express condition that all development pursuant to the Gateway Specific Plan shall be suspended -10- CENTRAL REC;ORD~. do e o go if the Owner Participation Agreement is terminated pursuant to paragraph 4.3.2 thereof until satisfactory funding is developed for the Grand Avenue Separation or alternative mitigation acceptable to the City is provided. Permissible Types of Construction. All construction within the boundaries of the Specific Plan Area shall comply with all provisions of the Uniform Building Code, the various Mechanical, Electrical and Plumbing Codes, the Uniform Fire Code and the Building Security Standards adopted by the City of South San Francisco, as amended from time to time. Environmental Impact Report. An Environmental Impact Report which analyzes the cumulative impacts for the physical development proposed by the Specific Plan has been certified by the City Council. Land Use. Any land use designation not specifically covered by the Gateway Specific Plan shatl be deemed prohibited. Severability. If any regulation, condition, program or portion thereof of the Gateway Specific Plan is for any reason held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision, and the invalidity of such provision shall not affect the validity of the remaining provisions hereof. -11- CENTRAl- REOORD~. j.,,.,' ,o., :'t I SECTION B: LAND USE AND CIRCULATION PLAN 1. Use Categories The only use categories permitted in the Specific Plan Area shall be commercial use and research and development use. o Circulation Street Location. The street system within the Specific Plan Area shall be located generally, as shown on the Specific Plan Map, Exhibit B. Precise alignments shall be established during the process for review and filing of subdivision maps in conformance with the standards established herein and otherwise as established in the Subdivision Ordinance. Street Standards. Local streets within the Specific Plan Area shall be established through the Precise Plan review procedure provided for in Section G of the Gateway Specific Plan. The streets within the Specific Plan Area shall conform to the design standards for commercial arterials and collectors set forth in Chapters 5 and 6 of the Subdivision Ordinance with the exception that Gateway Boulevard shall have a minimum curve radius of 750 feet and that Gateway Boulevard and Oyster Point Boulevard shall have the following minimum dimensions: -12- CENTRAL. REOORD~ Minimum Dimensions - Streets Located in Gateway Project Area Street Right of Way Pavement Median Sidewalk Gateway 94' 56' 26' 6'* Boulevard (each side) Oyster Point 87' 56' 16' 5' Boulevard (north side) 10' (south side) * This area is dedicated to landscaping and/or sidewalk. Sidewalk may be meandering pedestrian walkway outside of right of way providing connection between East Grand Avenue and Oyster Point Boulevard. SECTION C: GENERAL DEVELOPMENT STANDARDS 1. Purpose The General Development Standards shall provide continuity throughout the Specific Plan Area by providing standards for all improvements constructed in the Specific Plan Area. The Specific Plan District shall be divided into separate develop- ment parcels as shown on Exhibit B. Each parcel shall be limited in the types of uses permitted. Parcels Ail All B, E, F, J Ail Uses Permitted Uses Permitted a. Retail stores and personal service establish- ments. b. Office buildings for professional or busi- ness purposes. c. Banks, theaters and automobile service stations. d. Restaurants. CENTRAL RECORD8~ / Parcels Ail A, F Ail Ail 3. Uses Permitted e. Hotels, motels and related facilities and services. f. Research and Development. g. Signs appurtenant to any permitted use. h. Other uses similar to permitted uses. Buildings Limitations. The number of Buildings for the entire Specific Plan Area shall not exceed 50, and the Buildings (excluding garages) shall conform to the following standards: a. The Building coverage shall not exceed fifty percent (50%) of the area of a Site; and b. The height of Buildings shall not exceed 250 feet; and c. The gross floor area of Buildings shall not exceed 1.25 times the area of a Site. 4. Setback and Yard Requirements The following shall be the minimum setback distances and yards required for all Buildings, and parking areas located within the Specific Plan Area. a. Buildings shall be set back 40 feet from any Property Line on any street. b. Parking shall be permitted within a required setback but shall not be permitted within 20 feet from any Property Line on a street and shall not be permitted within 20 feet from any Building. 14. C£NTRAJ. PILE NO,,' c. No yards are required except as may be necessary to satisfy the parking, setback and landscaping requirements set forth herein. 5. On Street Parking Requirements On street parking shall not be permitted on the arterial street designated as "Gateway Boulevard" on the Specific Plan Map attached hereto as Exhibit B. 6. Off Street Parking Requirements a. General Requirements. All parking facilities on each Site in the Specific Plan Area shall be sufficient to serve the business conducted on each such Site without using adjacent streets for parking. Off-street parking shall be required in accordance with the minimum standards set forth in this paragraph 6 taking into account any shared parking which may result from staggering of peak activity periods between adjacent or mixed uses. Off-street parking shall include a reasonable number of spaces to accommodate handicapped persons as specified in an approved Precise Plan, and, except as otherwise provided in this paragraph 6, off-street parking shall be maintained in accordance with Sections 4.0 through 4.147 of the Zoning Ordinance. Minimum Off-Street Parking Standards (1) Any commercial use listed in paragraph 2 of this Section C except as other- wise specifically provided in this subparagraph 6.b 1 for each 200 square feet of gross floor area. -15- CENTRAL RECORDS. Co -d. (2) Hotels and motels. 1 for each 3 units; 1 1/2 for each unit with kitchen facilities, plus 1 for each 200 feet of gross floor area for lobby and offices and 1 for each 5 units for guests. (3) Spectator Entertainment. 1 for every 5 fixed seats, and for every 35 square feet of non-fixed seating area in the auditorium plus 1 for each 200 square feet gross of non- seating area plus one for each 50 square feet of dining and/or drinking area. (4) Dining and Drinking Estab- lishments. 1 for each 50 square feet gross customer area, and 1 for each 200 square feet of all other floor areas. (5) Business and Professional Offices, Financial Institutions. 1 for each 300 square feet of gross floor area. (6) Research and Development. 1 for each 500 square feet of gross floor area. 1 for each 300 sq. ft. gross of office or non-storage areas or non-labora- tory area. Compact Spaces. The allowable number of compact car parking spaces shall be up to fifty percent (50%) of the total spaces required, and compact car parking spaces may be grouped together in certain locations. Sizes of Spaces. The size of off-street parking spaces shall be as follows: -16- CENTRAL RECORD~ NO., pI" Width Depth Aisles Standard 8.5' 20' 24' Compact 7.5' 15' 24' Improvements. Ail parking areas and drives shall be separ- ated from landscaped areas by concrete curbs in accordance with the Zoning Ordinance and shall be paved with a hard impervious surface. Paving structural sections for parking areas shall be designed in accordance with recom- mendations of a professional soils engineer based on the Site's soils conditions and projected traffic loadings. Such soils report shall be submitted to the Redevelopment Agency along with the Precise Plan for the Site. Lighting and Maintenance. The Owner shall ensure that all parking areas and drives are properly illuminated at the level of one foot candle or such greater level as may reasonably be required for areas subject to heavy night-time vehicular traffic. All parking areas shall be maintained for safe operation of vehicles and to present a sightly and well-kept appearance. Loading and Unloading Spaces. (1) Sufficient off-street loading and unloading spaces shall be provided on each Site, and adequate provisions and space shall be made for manuevering freight vehicles and handling all freight. Off-street loading and un- -17- CENTRAL RECORDS loading spaces shall be provided in accordance with the following minimum standards: Under 20,000 sq. feet None 20,000 to 100,000 sq. feet 1 Each additional 500,000 sq. feet 2 (2) Buildings and structures shall be so designed and so placed upon the Site, and loading facilities shall be so constructed and so located, that motor vehicles, whether rear loading or side loading (of the maximum length permitted by the State of California at the time of construction of the Buildings and structures, but in no case less than sixty (60) feet in total length) may be loaded or unloaded at any loading dock or door, or load- ing area, without extending beyond the Property Line. Public Utilities. Water. Water supply for the Specific Plan Area shall be provided by the water service company franchised by the City to serve that area. The water mains shall be under- grounded and located within public rights-of-way and/or public easements. Sewage Disposal. Sewage and waste water generated from the Specific Plan Area shall be conducted in sanitary sewer trunk-lines located in public rights-of-way and/or public easements to the sewage treatment plant serving the City of South San Francisco. -18- CENTRAL RECORD~ Storm Water Drainage. Storm water generated within the Specific Plan Area will be collected at appropriate intervals in area drains, catch basins and curb inlets and conducted in underground drainage pipes and/or open water courses to Colma Creek, a major flood control channel in the City of South San Francisco. The storm drain lines, located in public rights-of-way and/or public easements will be maintained by the City Department of Public Services. Solid Waste Disposal. Solid waste generated within the Specific Plan Area will be collected and disposed of by a company which is franchised to collect and dispose of solid waste within the city limits of the City. SECTION D: CONSTRUCTION STANDARDS 1. Buildings and Improvements. Ail Buildings and improvements located on any Site shall be constructed by the Owner of such Site in accordance with the requirements of the Redevelopment Agency and in accordance with the following standards, unless an exception is approved in writing by the Redevelopment Agency. a. Exterior Walls. Exterior walls shall be of wood, masonry, concrete or other equivalent material approved by the Redevelopment Agency and shall be finished in a manner acceptable to the Redevelopment Agency. -19- CENTRAl.: RECORDS, bo Exterior Design. Building construction and design shall be used to create a Structure with substantially equally attractive sides of high quality, rather than placing all emphasis on the front elevation of the structure and neglecting or downgrading the aesthetic appeal of the side elevations of the structure. Any accessory buildings and enclosures, whether attached to or detached from the main Building, shall be of similar compatible design and materials. Noise Abatement. (1) Buildings shall be designed and oriented on the Site to reduce interior noise levels within the Buildings caused by on-site activities or by adjacent highways, roads, flight paths or rail facilities to a level complying with all then applicable federal, state and local health and safety requirements. Noise generated on a Site during construction or in areas outside completed Build- ings shall be minimized as necessary to avoid creation of a nuisance. (2) All construction contracts for any construction work to be performed on a Site shall require the contractor to comply with all applicable federal, state and local governmental requirements relating to noise limitations on construction vehicles and equipment. -20- CENTRAL RiiOORD'~ Energy Conservation. Ail Buildings shall be designed, insulated and lighted in accordance with applicable fed- eral and state energy conservation laws and regulations. Erosion Control. Each Owner engaging in any construc- tion work shall take appropriate measures to maintain existing water courses, to minimize erosion and to control dust. Protection of Trees. Construction vehicles and equipment and excavated soils shall be kept away from under the canopy of any trees on the Site which are to be preserved. Signs Each sign shall be harmonious with the texture and color of the Building to which it is affixed or in conjunction with which it is employed and shall otherwise be governed by the Sign Ordinance guidelines, as amended from time to time; provided, however, that the following limitations shall apply to the extent they add to or are different from the requirements of the Sign Ordinance: (1) A sign program shall be submitted as a part of the Precise Plan application for a Site. The area of signs appurtenant to the use of a Site shall not exceed one hundred square feet per acre of Site area. The sign area permitted for each Site may be divided into the number of single or double faced signs -21- CENTRAl.2 RE:CORD~ appropriate for the number and size of buildings located on a Site. (2) The area of any sign shall include the entire face of the sign and any structural work incidental to its erection and/or decoration. If the sign is composed of individual letters, figures, or design, the space between and around such letters, figures, or design shall be considered as part of the sign area. For the purpose of computing the area of a double faced sign, the two faces shall be treated as one if the copy is the same on both faces. (3) A sign may be illuminated provided that no flashing, traveling, animated or intermittent illumination shall be used. Such illumination shall be confined to the area of the sign except when such illumination is backlighting for an otherwise non-illuminated sign. No colored illumination, other than white, shall be used without prior approval by the Executive Director of the Redevelopment Agency. (4) No sign shall extend above the dominant roofline of a Building. (5) Permanent free standing signs are permitted subject to the same sign limitations described above, except that the total size of any such sign shall not exceed a total of one hundred (100) square feet in area. -22- "I3ENTRAIZ RECORD~ NO.:../] :3'1 (6) One sign may be erected on a Site to offer the Site for sale or lease of a size not to exceed twenty (20) square feet in area, and temporary signs may be erected during construction operations of a charac- ter and size first approved by the Executive Director of the Redevelopment Agency. 3. Landscaping In general, to be approved, landscaping plans ordinarily must provide for the following: a. Completion of landscaping on the Site contemporaneously with completion of the Building and other Improvements on the Site; b. Automatic underground sprinkling systems for all landscaped areas; c. Landscaping which does not obstruct sight lines at street or driveway intersections; d. Preservation of existing trees to the extent practical; e. At least one (1) tree for each 2,000 square feet of area between Building lines and street Property Lines with the exception of paved areas and parking islands; f. Reasonable access to public and private utility lines and easements for installation and repair. 4. Fences No fence, wall, or similar structure shall be erected, installed or permitted to remain on any Site within twenty (20) feet of CENTRAt2 RECORDS' the front Property Line, or within ten (10) feet of a side or rear Property Line that is not a street Property Line, or in front of a Building facing the street, without the prior approval of the Redevelopment Agency. SECTION E: OPEN SPACE STANDARDS Open space areas shall be conserved, designed and developed to enhance the environmental quality of the Site and to achieve safe, efficient and harmonius development of the Site. SECTION F: FLOOD PLAIN MANAGEMENT The southwest corner of the Specific Plan Area is located in Zone B as per the Flood Insurance Rate Map (FIRM) of the City of South San Francisco. This zone includes areas subject to certain types of 100-year shallow flooding where depths are less than 1.0 foot, as well as areas subject to 100-year flooding from sources with drainage areas less than 1 square mile. This area of the Specific Plan Area will be developed to lie above the Zone B flood elevations, and as a result, potential flood hazards will be mitigated. SECTION G: PROCEDURE FOR IMPLEMENTATION 1. General Method. The Gateway Specific Plan shall be implemented through the review of Precise Plans which shall set forth in detail devel- opment guidelines for proposed structures and improvements and their arrangements within the Specific Plan Area. The -24- CENTRAL RECORD~ NO.,.. Redevelopment Agency shall review Precise Plans submitted for approval to determine whether they are consistent with the Gateway Specific Plan, the Redevelopment Plan, and the Owner Participation Agreement. 2. Precise Plan Required. No person shall commence any use or erect any structure or make exterior modifications to any existing use, parking area or structure, and no building permit, variance permit or certifi- cate of occupancy shall be issued for any new use or structure or modification thereof until a Precise Plan therefor has been approved in accordance with the requirements hereinafter set forth. The following shall not require prior approval of a Precise Plan: a. Changes in sign copy on existing changeable signs or on signs designed to allow a change of copy. b. Changes required in whole or in part by a requirement of any governmental agency. c. A permit for demolition of buildings existing in the Specific Plan Area prior to adoption of the Gateway Specific Plan Enabling Ordinance and a general site grading permit for the Specific Plan Area shall be granted without approval of Precise Plans therefor. 3. Application for Approval of Precise Plan. When a Precise Plan is required by the Gateway Specific Plan, the Precise Plan shall be submitted to the Executive Director -25- 'CENTRAL RECORDS of the Redevelopment Agency. The Executive Director of the Redevelopment Agency shall check each application for complete- ness and, if the Precise Plan is found to be incorrect, the Executive Director shall notify the Applicant of the deficiency within fourteen (14) days of submission of the Precise Plan to the Agency. 4. Contents of Precise Plan. The following information and drawings shall be required for consideration by the Redevelopment Agency, except that the Executive Director of the Redevelopment Agency may require lesser information or fewer drawings if in his opinion the information and drawings submitted meet the intent and purpose of this Section or, the Executive Director of the Redevelopment Agency may require additional information if such additional information is necessary to meet the intent and purpose of this Section: a. All applicable Tentative, Final or Parcel Maps within the area covered by the proposed Precise Plan. b. A legal and physical description of the Site including boundaries, easements, existing topography, natural features, existing Buildings, structures and utilities. c. A plot or site plan, drawn to scale which depicts all proposed on-site improvements and utilities and the locations of same in accordance with the standards established in the Gateway Specific Plan. -26- CENTRAL RE, CORD~ fo go A landscape plan drawn to scale which sets forth informa- tion pertinent to the landscape requirements of the Gateway Specific Plan and the Zoning Ordinance and shows all existing trees and shrubs on the Site. Grading and drainage plans unless the Director of Public Services/City Engineer determines they are unnecessary for the review process. Architectural plans and exterior elevations indicating profiles, glazing and materials drawn to scale. The applicant shall submit one colored full-size print showing elevations drawn to scale and ten 8-1/2" x 11" reductions showing all land uses and Buildings. Scale drawings of all signs and light standards with details of height, area, color and materials specified therein. Any other drawings or additional information necessary for the Redevelopment Agency to review and make its determination as required hereby. 5. Changes in Approved Precise Plan. If significant changes to an approved Precise Plan are desired by the applicant, a revised Precise Plan shall be submitted and processed according to the procedures established herein for approval of the original Precise Plan. Revisions which are minor in nature, other than those applied as a condition of -27- CENTRAJ~ RECORDS approval, shall be reviewed and approved by the Executive Director of the Redevelopment Agency. 6. Standards and Guidelines for Review. In reviewing Precise Plans pursuant to the Gateway Specific Plan, the Redevelopment Agency shall adhere to the standards set forth in Sections B, C, and D hereof and shall further attempt to foster and promote the general character and purposes of the Specific Plan Area as set forth in the Redevelopment Plan and the Owner Participation Agreement. o bo Procedure for Review and Approval. To ensure the orderly development and marketing of property in the Specific Plan Area, the Redevelopment Agency shall act promptly on any request for its approval, and in any event shall complete review of any Precise Plan within fo~ty-five (45) days of submission of the complete Precise Plan to the Executive Director of the Redevelopment Agency. The period for review of a Precise Plan may be extended once for a period not to exceed thirty (30) days upon the written consent of the Agency and the Applicant. The Executive Director of the Redevelopment Agency shall review the application in light of the guidelines and standards set forth in Sections B, C and D hereof, and shall consult with the staff of affected departments and offices of the City in connection with the review of each Precise Plan. Upon'completion of his review and -28- CENTRAL RECORDS C o consultations, the Executive Director shall submit the Precise Plan to the Board of the Redevelopment Agency and shall recommend that the Board of the Redevelopment Agency approve, conditionally approve, disapprove or suggest modifications to the Precise Plan. The Redevelopment Agency shall approve, conditionally approve, disapprove or suggest modifications to the Pre- cise Plan. Any conditions shall be reasonable, and designed to assure attainment of the standards estab- lished in paragraph 6 of this Section G. No approval shall be unreasonably withheld by the Board if the Precise Plan shall be within the standards set forth in said paragraph 6. If the Board disapproves the Precise Plan, it shall specify the standards or conditions which have not been met. If the Board fails to approve, approve with conditions, disapprove or suggest modifications to the Precise Plan as submitted by the applicant within 45 days following the date the complete Precise Plan (plus any period of extension under Section 7.a above) was submitted to the Executive Director of the Redevelopment Agency, the Precise Plan shall be deemed approved. 8. Mandatory Findings for Approval of Precise Plan. The Board of the Redevelopment Agency shall make the following findings before approving or conditionally approving any Precise Plan. -29- bo do The project proposed in the Precise Plan is compatible with the intent and purpose of the Gateway Specific Plan. The proposed development and/or construction standards of the Precise Plan are designed to achieve compliance with the development and/or construction standards of the Gateway Specific Plan. The project proposed in the Precise Plan is consistent with the Redevelopment Plan and the Owner Participation Agreement. The project proposed in the Precise Plan is consistent with the General Plan. 9. Expiration of Precise Plan Approval. Any building permit or variance permit for which a Precise Plan has been approved, conditionally approved or modified shall lapse and shall be deemed void two (2) years after the date thereof if a building permit has not been issued therefor and/or construction has not commenced or has not proceeded with due diligence thereafter. Reasonable extensions of time may be granted by the Board of the Redevelopment Agency. SECTION H: VARIANCE PERMIT PROCEDURE Where practical difficulties, unnecessary hardships and results inconsistent with the general purpose of the Gateway Specific Plan may result from the strict application of certain -30- GF-~TR, A~ RECORDs ..:...O.Y i_, provisions thereof, variance permits may be granted as provided in this Section. 1. An Owner may apply for a variance by submitting a written application on a form prescribed by the Redevelopment Agency. 2. When an application is filed, the Executive Director of the Agency shall make an investigation and review of said application. Upon completion of the investigation and review, the Executive Director of the Agency shall set a public hearing before the Redevelopment Agency on the application. 3. Public Hearing a. Notice of the public hearing shall be published once in a newspaper of general circulation printed and published in the City of South San Francisco not less than ten days prior to the date set for the hearing. b. Notice of the public hearing shall be posted on the property which is subject of the application, or adjacent thereto, not less than ten days prior to the date set for such hearing. c. Notice of the public hearing shall be mailed by the Redevelopment Agency through the United States mail, using names and address from the last equalized County assessment roll at least 10 days prior to a public hearing. The applicant shall submit to the Executive Director of the Agency a certified, complete and accurate mailing list of all assessor's parcel numbers, owners and addresses of all -31- CENTRJM~ REOORDS properties shown on the last equalized assesment roll as owning real property within 300 feet of the property which is the subject of the proposed application in a form as prescribed by the Redevelopment Agency. 4. At the conclusion of the public hearing, the Redevelopment Agency shall make written findings of fact as to whether the variance sought will be in harmony with the general purpose of the Gateway Specific Plan. The Redevelopment Agency may, by resolution, grant or deny the variance as it deems necessary to fulfill the purposes of the Gateway Specific Plan and may grant the variance with conditions and require reasonable guaranties and evidence that such conditions are being or will be met. SECTION I: AMENDMENT OF GATEWAY SPECIFIC PLAN The procedure for amending the Gateway Specific Plan shall be as specified in the California Government Code, Sections 65500 through 65507. Prior to approving any amendment to the Gateway Specific Plan, the City Council shall find that: 1. The amendment is consistent with the Redevelopment Plan and the Owner Participation Agreement. 2. The amendment is consistent with the General Plan. -32- CENTRAL ~RD~ EXHIBIT A All that certain parcel of land situate in the City of South San Francisco, County of San Mateo, State of California, being the whole of lands recorded in Reel 7970 at Image 552, the westerly portion of Parcel Four recorded in Book 347 at Page 400, the whole of Parcel I as shown on a Parcel Map recorded in Vol. 12 at Page 29 of Parcel Maps, a portion of lands recorded in Book 412 at Page 411 and the westerly portion of lands recorded in Book 324 at Page 103 of the Official Records of the County of San Mateo and more particularly described as follows: Beginning at a point at the southwesterly corner of this parcel, being also the southwesterly corner of Parcel Four as recorded in Book 347 at Page 400 of San Mateo County Official Records, being also a point in the northerly line of East Grand Avenue (formerly Swift Avenue) and running by bearings based on the California Coordinate System Zone 3; thence, 1. N38o42'41"E 2. N88o14'26"E 3. N82o37'26"E 4. N88o14'26"E 5. S02o38'04"E 6. N87o23'46"E 7. Along the arc of a curve 8. N55o22'46"E 9. N88O14' 36"E 10. S87O43' 22"E 3396.45 feet, along the easterly line of Southern Pacific Right-of-Way, to a point; thence, 544.10 feet, along the southerly line of Oyster Point Blvd. (formerly Butler Road), to a point; thence, 368.13 feet, along same, to a point; thence, 417.67 feet, along same, to a point; thence, 300.06 feet, along lands of Blue Line Transfer, Inc. as recorded in Vol. 5847 at Page 610 of San Mateo County Official Records, being also along Parcel 2 as shown on a Parcel Map recorded in Vol. 12 at Page 29 of Parcel Maps of San Mateo County Official Records, to a point; thence, 561.24 feet, along same and along lands of John M. Malcolm as recorded in Reel 7823 at Image 2400 of San Mateo County Official Records, to a point; thence, to the left, whose radius point bears NO2O36'14"W for 307.74 feet, through a central angle of 32001' and a length of 171.96 feet, along the said lands of John M. Malcolm, to a point; thence, 447.73 feet, along said lands of John M. Malcolm, to a point; thence, 75.90 feet, along the southerly line of said Oyster Point Blvd. as recorded in Vol. 4801 at Page 251 of San Mateo County Official Records, to a point; thence, 172.00 feet, along same, to a point; thence, Page 1 of 2 11. Back along the arc of a curve to the left, whose radius point bears S10o06'49"E for 655.00 feet, through a central angle of 24o49'57'' and a length of 283.88 feet, along the lands of South San Francisco Industrial Park, Unit No. 3-B, recorded in Book 62 at Pages 3 to 8 of Maps in San Mateo County Official Records, to a point; thence, 12. S55oo3'14"W 275.41 feet, along same, to a point; thence, 13. Along the arc of a curve to the right, whose radius point bears N34o56'46"W for 645.00 feet, through a central angle of 10o12'27" and a length of 114.91 feet, along same, to a point; thence, 14. S51o14'14"W 866.63 feet, along same, to a point; thence, 15. S44o10'10"W 1199.83 feet, along same, to a point; thence, 16. S30o35'41"W 372.72 feet, along same, to a point; thence, 17. Along the arc of a curve to the right, whose radius point bears N59o24'19"W for 100.00 feet, through a central angle of 09o25'58'' and a length of 16.46 feet, along same, to a point; thence, 18. S87o17'26"W 18.11 feet, along lands of City of South San Francisco recorded in Book 5066 of San Mateo County Official Records at Page 693, to a point; thence, 19. Along the arc of a curve to the left, whose radius point bears SO2O43'29"E for 655.55 feet, through a central angle of 56o41'15'' and a length of 648.59 feet, along same said lands, to a point; thence, 20. S30o35'16"W 456.28 feet, along same said lands, to a point; thence, 21. Along the arc of a curve to the right, whose radius point bears N59°24'44"W for 25.50 feet, through a central angle of 60o27' and a length of 26.90 feet, along same said lands, to a point; thence, 22. N88o57'44"W 1700.01 feet, along the northerly line of said East Grand Avenue, to the pont of beginning and containing an area of 117.144 acres. Page 2 of 2 CENTRAL RECO - O® Z (9 (9 (9 EXHIBIT A Page 2 of 2 0 > 0 0 0 m m~ m~ m--,. i ! m Im Z m ITl ITl I-- 0 ITl Z 0 o fi) 0 e~ I Ig mg c~ I'rl 0 0 0~ >. >' Gateway South San Francisco, California RouSe & AssOciates Developer i Gateway South San Fran¢tSCO, Catifornta Rouse & Associates l MASTER PLAN Gateway South San Francisco, California Rouse & Associates II I- 1% I% I% 1% 48'-3 1/4" 39'-9 1/4" 24' -0" 24 ' -0" 24' -0" 24' -0" 113'-0" II --~ ============ 1 PLAN BLDG. A FLOOR Gateway South San Francisco, California .Rouse & Associates Developer 39'-9t 1/4" 20' -3 1/4" 20 ' -0" '~ 39'-9 1/4" ~._52'-9 1/4" 24 ' -0" 24' -0" 24' -0" 71 '-5 1/2" FLOOR PLAN BLDG. B Gateway South San Francisco, California Rouse & Associates 24'-0" 71 '-5 1/2" 96'-6 1/2" I I 56'-9 1/4" 39'-9 1/4" L 24'-0" 24'-0" FLOOR PLAN BLDG. (~ Gateway South San Francisco, California Rouse & Associates Dtveloper 24'-3 1/4" 56~-9 !oo 5cJ'-9 1/4" 96'-6 1/2" z -I - I-- o BLDG. D PLAN Gateway So,th San Francisco, California Rouse. & Associates Developer ~ II,ED ARCH ITE£TS I I ii ! ! 240'-6 1/2" PLAN BLDG. E FLOOR Gateway South San Francisco, California Rouse & Associates Developer ~ , fl,E:D AB~CH ITECTS FLOOR BLDG. F PLAN Gateway South San Francisco, California Rouse & Associates EXTER I BLDG. A OR ELEVATIONS Gateway South San Francisco, California i EXTER I OR BLDG. B ELEVATIONS Gateway .¥~n~:h San l"ranci.¥co, C,'zl~j'ornia Rouse & Associates EXTER I OR BLDG. C ELEVATIONS Gateway ,',b:,;~: .~,'.;.u /"ra~;c:¥co, ( ~.'~ror;;i~; I i EXTER I OR BLDG. D ELEVATIONS Gateway South San Francisco, California J EXTER I OR BLDG. E ELEVATIONS Gateway .~,'o;~ :;. ."':~,'t I"ra~u~i.s'co , C~di i~r:da .I = ,I I ELEVATIONS Gateway 18'.6,, I" 14'.0,, ELEVA ~oNs Gateway ~.o, flxe & wlXXociatex mvelo~r I 0 r- ~> m < 0 Z GATEWAY SOUTH SAN FRANCISCO CALIFORNIA ~MASTER ELECTRICAl. SITE PLAN gATEWAy J SHEET' TITLE ~MASTER ELECTRICAL 81TE PLAN I~ATEWAY BI'~UTH ~AN FI~ANGI8GC~ CAI,,,IFflRNIA [REDWOOD. CITY ELECTRIC INC. i.