HomeMy WebLinkAboutPC Meeting 08-06-15 (Reso 2772-2015) - BCOP Phase 3 Exhibit A - Draft Conditions of ApprovalDRAFT CONDITIONS OF APPROVAL
P12-0061: PP15-0002 and DR15-0039
BRITANNIA COVE AT OYSTER POINT – PHASE 3 PRECISE PLAN
(As recommended by City Staff on August 6, 2015)
The applicant shall comply with all applicable P12-0061: SPA13-0001 & 0002, ZA12-0005,
UP12-0004, PP12-0001, DR12-0029, TDM12-0004, SIGNS12-0032, DA12-0003, PM12-0002
and EIR12-0002 Conditions of Approval, as well as the following additional Conditions of
Approval.
A) Planning Division requirements shall be as follows:
1. The project shall be constructed substantially as indicated on the plan set entitled
“Britannia Cove at Oyster Point – Phase III Precise Plan” dated June 1, 2015 as prepared
by DES Architects + Engineers.
Planning Division contact: Billy Gross, Senior Planner, (650) 877-8353
CONDITIONS OF APPROVAL
P12-0061: SPA13-0001 & 0002, ZA12-0005, UP12-0004, PP12-0001, DR12-0029, TDM12-
0004, SIGNS12-0032, DA12-0003, PM12-0002 and EIR12-0002
BRITANNIA COVE AT OYSTER POINT SPECIFIC PLAN AND PRECISE PLAN
(As adopted by City Council on February 12, 2014)
A) Planning Division requirements shall be as follows:
1. The applicant shall comply with the Planning Divisions standard Conditions and
Limitations for Commercial, Industrial, Mixed-Use and Multi-Family Residential
Projects.
2. The project shall be constructed substantially as indicated on the plan set entitled
“Britannia Cove at Oyster Point Development Application and Precise Plan” dated June
27, 2013 as prepared by DES Architects + Engineers.
3. The developer shall comply with all applicable mitigation measures outlined in the
Mitigation Monitoring and Reporting Program and the Britannia Cove at Oyster Point
Subsequent Environmental Impact Report. Prior to issuance of a building permit the
applicant shall prepare a checklist outlining mitigation measures and status of
implementation, for review and approval by the Chief Planner or designee.
4. All equipment (either roof, building, or ground-mounted) shall be screened from view
through the use of integral architectural elements, such as enclosures or roof screens, and
landscape screening or shall be incorporated inside the exterior building wall. Equipment
enclosures and/or roof screens shall be painted to match the building. Prior to issuance of
a building permit the applicant shall submit plans showing utility locations, stand-pipes,
equipment enclosures, landscape screens, and/or roof screens for review and approval by
the Chief Planner or designee.
5. The applicant shall submit for review and approval by the City Engineer and Chief
Planner all applications for subdivision maps, parcel maps, or lot line adjustments,
consistent with the proposed Bay West Cove Specific Plan, Title 19 of the City of South
San Francisco Municipal Code and the Subdivision Map Act, to substantially achieve the
proposed parcelization illustrated in the “Vesting Tentative Map” dated November 2012.
6. Prior to issuance of any building or construction permits, the applicant shall submit
phasing plans and minor modifications to phasing plans, including parking for each
respective phase, for review and approval by the Chief Planner or designee.
7. Prior to issuance of any building or construction permits for the construction of public
improvements, the final design for all public improvements shall be reviewed and
approved by the Director of Public Works and Chief Planner.
8. Prior to issuance of any building or construction permits for grading improvements, the
applicant shall submit final grading plans for review and approval by the City Engineer
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and Chief Planner.
9. Prior to issuance of any building or construction permits, the developer shall revise the
development plans to show surface parking areas with a setback less than 20 feet from an
occupied building shall have enhanced landscaping installed to the extent feasible. The
revised plans shall be subject to review and approval by the Chief Planner or designee.
10. Prior to issuance of any building or construction permits, the applicant shall provide
evidence of compliance with FAA requirements regarding construction within the FAR
Part 77 conical zone.
11. Transportation Demand Management.
a) Final Transportation Demand Management Plan. Owner shall prepare and implement
a Transportation Demand Management (TDM) Plan in compliance with the
requirements of SSFMC Chapter 20.400 as in effect on the Effective Date (the “TDM
Ordinance”). As part of such compliance, Owner shall prepare (i) annual TDM
surveys and (ii) triennial TDM reports, each meeting the applicable requirements of
the TDM Ordinance, and shall submit same to the City, to document the effectiveness
of Owner’s TDM Plan in achieving the goal of thirty-five percent (35%) alternative
mode usage by employees within the Project. The annual surveys will be prepared by
a TDM consultant pre-qualified with or approved by the City and retained, directed
and paid for by Owner, and the triennial reports will be prepared by an independent
TDM consultant retained by the City and paid for by Owner. Both the annual surveys
and the triennial reports will include a determination of historical employee commute
methods, which information shall be obtained by survey of all employees working in
the buildings on the Property. If the response rate on which a triennial report is based
is below 51 percent, additional responses needed to reach a 51 percent response rate
will be counted as drive alone trips.
b) TDM Surveys and Reports. The initial TDM survey for each building on the
Property will be submitted two (2) years after the granting of a Certificate of
Occupancy with respect to such building. The initial triennial TDM report for each
building on the Property will be submitted three (3) years after the granting of a
Certificate of Occupancy with respect to such building. The second and all later
annual surveys and triennial reports (when applicable) with respect to each building
shall be included in an annual comprehensive TDM submission to the City covering
all of the buildings on the Property that are submitting their second or later TDM
surveys or reports.
(i) Triennial Report Requirements. The goal of the TDM program is to encourage
alternative mode usage, as defined in Chapter 20.400 of the Municipal Code. The
initial triennial TDM report shall either: (A) state that the applicable building or
buildings have achieved thirty-five percent (35%) alternative mode usage,
providing supporting statistics and analysis to establish attainment of the goal; or
(B) state that the applicable building or buildings have not achieved thirty-five
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percent (35%) alternative mode usage, providing an explanation of how and why
the goal has not been reached, and a description of additional measures that will
be adopted in the coming year to try to ensure attaining the TDM goal of thirty-
five percent (35%) alternative mode usage.
(ii) Penalty for Non-Compliance. If, after the initial triennial TDM report, subsequent
triennial reports indicate that, in spite of the changes in the TDM Plan, thirty-five
percent (35%) alternative mode usage is still not being achieved, or if Owner fails
to submit such a triennial TDM report at the times required under SSFMC
Chapter 20.400, the City may assess Owner a penalty in the amount of up to
fifteen thousand dollars ($15,000.00) per year for each full percentage point by
which the Property falls below the minimum thirty-five percent (35%) alternative
mode usage goal.
1. In determining whether a financial penalty is appropriate, the City may
consider whether Owner has made a good faith effort to meet the TDM goals.
2. If the City determines that Owner has made a good faith effort to meet the
TDM goals but a penalty is still imposed, and such penalty is imposed within
the first three (3) years in which a penalty could be imposed in connection
with the TDM Plan, the City in its sole discretion may agree to allow Owner
to apply such penalty sums toward the implementation of the TDM Plan
instead of requiring them to be paid to the City. If the penalty sums are used
to implement the TDM Plan, an Implementation Plan shall be prepared by
Owner and reviewed and approved by the City prior to Owner’s expending
any penalty funds.
3. Notwithstanding the foregoing, the amount of any penalty shall bear the same
relationship to the maximum penalty as the completed construction to which
the penalty applies bears to the maximum amount of square feet of Office,
Commercial, Retail (if any) and Research and Development use permitted to
be constructed on the Property. For example, if there is 100,000 square feet of
completed construction on the Property included within the TDM report with
respect to which the penalty is imposed, the maximum penalty would be
determined by multiplying fifteen thousand dollars ($15,000.00) times a
fraction, the numerator of which is 100,000 square feet and the denominator
of which is the maximum amount of square feet of construction permitted on
the Property (subtracting the square footage of the parking facilities); this
amount would then be multiplied by the number of full percentage points by
which the Project has fallen below the thirty-five percent (35%) alternative
mode usage goal for the applicable period.
c) Owner shall reimburse the City for costs incurred in maintaining and enforcing the
trip reduction program for the Project.
Planning Division contact: Billy Gross, Associate Planner, (650) 877-8353
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B) Fire Department requirements shall be as follows:
1. Prior to issuance of a building permit the applicant shall submit plans showing the
following improvements for review and approval by the Fire Marshal or designee:
a) Install fire sprinkler system per NFPA 13/SSFFD requirements under separate fire
plan check and permit for overhead and underground.
b) Fire sprinkler system shall be central station monitored per California Fire Code
section 1003.3.
c) Install a standpipe system per NFPA 14/SSFFD requirements under separate fire plan
check and permit.
d) Install exterior listed horn/strobe alarm device, not a bell.
e) Each building shall have at least one elevator sized for a gurney; the minimum size
shall be in accordance with the California Fire Code. Elevators shall not contain
shunt-trips.
f) Fire alarm plans shall be provided per NFPA 72 and the City of South San Francisco
Municipal Code.
g) Buildings 4 stories or more will require a modified smoke control system. A rational
analysis is required before building plans are approved.
h) Provide fire extinguishers throughout the building.
i) All Non parking space curbs to be painted red to local Fire Code Specifications.
j) Access roads shall have all weather driving capabilities and support the imposed load
of 75,000 pounds.
k) Road gradient and vehicle turning widths shall not exceed maximum allowed by
engineering department.
l) Provide fire flow in accordance with California Fire Code Appendix III-A.
m) Provide fire hydrants; location and number to be determined. Fire hydrants shall have
an average spacing of 400 feet between hydrants and a minimum fire flow of 4000
gpm at 20 psi residual pressure for duration of 4 hours.
n) All buildings shall provide premise identification in accordance with SSF municipal
code section 15.24.100.
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o) Provide Knox key box for each building with access keys to entry doors,
electrical/mechanical rooms, elevators, and others to be determined.
p) The minimum road width is 20 feet per the California Fire Code.
q) Project must meet all applicable Local (SSF Municipal Code, Chapter 15.24 Fire
Code), State and Federal Codes.
2. Prior to the issuance of a Certificate of Occupancy, the applicant shall submit the
following for review and approval by the Fire Marshal or designee:
a) Provide HMBP including what chemicals are present and to what quantities.
b) Provide on the plan the control areas, list of hazardous material and quantities that
will be present in the laboratories, include all flammable and combustible materials.
c) All buildings shall have Emergency Responder Radio Coverage throughout in
compliance with Section 510 of the California Fire Code.
Fire Prevention contact: Luis DaSilva, Fire Marshal, (650) 829-6645
C) Engineering Division requirements shall be as follows:
STANDARD CONDITIONS
1. The Developer and Project Sponsor shall comply with the Engineering Division’s
“Standard Conditions of Approval for Commercial or Residential Subdivisions Designed
in Accordance with Chapters 19.16, 19.20 and 19.24 of the South San Francisco
Municipal Code”, consisting of eight pages. These conditions are contained in the
Engineering Division’s “Standard Conditions for Subdivisions and Private
Developments” booklet, dated January 2009.
SPECIAL CONDITIONS
2. All public improvements shall be designed in accordance with current engineering
standards, the public street design requirements of Title 19 of the Municipal Code and in
accordance with plans approved by the City Engineer.
3. In connection with the grading, development, building construction and occupancy of the
subject project, the developer shall prepare and submit for City approval, three copies of
a Storm Water Pollution Prevention Plan (SWPPP) for both construction and post-
construction activities, that will result in the filtering of storm water runoff from the site,
so as to prevent silt, debris and toxic materials from being discharged, transported or
blown from the site and entering San Francisco Bay or the public storm drain system. In
addition, the Developer shall provide stringent dust mitigation measures during
construction of the project.
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4. The Developer shall submit soils, drainage, sanitary sewer, utility and traffic studies and
reports for review and approval. The Developer shall pay all costs to reimburse the City
for the peer review of all reports and studies by City consultants and staff. The developer
shall be fully responsible for the design, construction and implementation of all approved
traffic, utility and soils engineering mitigation requirements. All work shall be performed
at no cost to the City of South San Francisco.
5. The Developer’s traffic engineering consultants shall coordinate with the City’s Traffic
Modeling Consultant for any traffic modeling issues. Any offsite improvements, as
identified by the traffic modeling or the Environmental Impact Report to mitigate any
traffic impacts, will be designed and constructed by the Developer at no cost to the City
in a manner consistent with Mitigation Measures in the FSEIR. Developer shall identify
all traffic mitigations for all phases of the development.
6. The Developer shall design and construct any improvements (including “fair-share”
improvement) identified in their traffic study/analysis. For “fair-share” improvements,
the City will collect payments from future developers and reimburse HCP for building
the improvement. As an option, HCP can pay for their proportionate share of the
improvement and update the East of 101 Traffic Model and Fee to include the said
improvements.
7. All traffic signals adjacent or within the development area shall be upgraded with video
detection cameras, external battery backup and capability with the City’s emergency
vehicle detection system at no cost to the City. The traffic signals at the intersections of
Oyster Point Boulevard/Veterans Boulevard and Oyster Point Boulevard/Gateway
Boulevard shall also be coordinated at no cost to the City.
8. All crosswalks within the development area shall be high visibility crosswalks. All
uncontrolled pedestrian crossing shall have in-ground pavement lights. All controlled
pedestrian crossing shall have countdown pedestrian heads.
9. The Developer shall reimburse the City for all costs to plan check and inspect the subject
development in accordance with the City’s Master Fee Schedule.
10. Prior to completing the last phase of the development, the developer shall repair,
reconstruct or replace any broken or damaged sidewalks, curbs, gutters, driveway
approaches, pavements, utilities and all other new or existing improvements that may
have been damaged during construction. This work shall be performed at no cost to the
City of South San Francisco, in accordance with City standards and to the satisfaction of
the City’s Construction Manager.
11. In accordance with the Municipal Code, each private exit driveway from developments
within the project area shall be posted with an R1 “Stop” sign.
12. The Developer shall relocate and/or upsize any storm drainage or sewer lines that will be
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affected by the proposed buildings or any permanent structures at no cost to the City.
The Developer shall ensure said lines are located within public utilities easements.
13. The existing City owned and maintained sanitary sewer pump station, located within the
project area, shall be upgraded in a manner consistent with Mitigation Measure IV.N-5.1
in the FSEIR to current engineering standards as required to accommodate the estimated
additional sewage flow from the maximum potential build-out of the subject proposed
development and other adjacent developments that drain into this facility.
14. Grading, Hauling and Encroachment Permits and a Public Improvement Agreement will
be required to construct this project. The work performed pursuant to these permits and
agreements shall be secured by a performance bond and a labor and materials payment
bond, both equal to 100% of the approved engineer’s estimate of the cost of construction
of all public utilities and improvements. The Developer shall pay all permit and
inspection fees, as well as any deposits and/or bonds required to obtain said permits.
15. The Developer shall use the East of 101 lighting city standard for the entire development.
The Developer shall procure and install all light standards at no cost to the City.
16. Developer shall coordinate with the Engineering Division and BCDC regarding any
issues with the Bay Trail. Any modifications to the Bay Trail shall be designed and
constructed by the Developer at no cost to the City or BCDC.
17. The Developer shall comply with Title 19 of the South San Francisco Municipal Code
regarding Subdivisions and Tentative Maps. The Developer shall pay all associated fees
and deposit for the peer review of all documents and maps associated with the
Tentative/Final Map application. The Developer shall re-route public utilities easements
to avoid conflict with proposed buildings or permanent structures.
18. Developer shall pay the Oyster Point Grade Overpass Contribution Fee, the East of 101
Sewer Impact Fee and the East of 101 Traffic Impact Fee at the rates prescribed in the
resolution(s) or ordinance(s) adopting and implementing the fees. Each fee shall be
determined based on the application of the formula in effect at the time the City issues
each building permit, and shall be payable prior to issuance of such building permit.
Engineering Division contact: Sam Bautista, Principal Engineer, (650) 829-6652
D) Police Department requirements shall be as follows:
1. Municipal Code Compliance
The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code,
"Minimum Building Security Standards" Ordinance revised May 1995. The Police
Department reserves the right to make additional security and safety conditions, if
necessary, upon receipt of detailed/revised building plans.
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2. Commercial Building Security
a. Doors
i. The jamb on all aluminum frame-swinging doors shall be so constructed or
protected to withstand 1600 lbs. of pressure in both a vertical distance of three
(3) inches and a horizontal distance of one (1) inch each side of the strike.
ii. Glass doors shall be secured with a deadbolt lock1 with minimum throw of
one (1) inch. The outside ring should be free moving and case hardened.
iii. Employee/pedestrian doors shall be of solid core wood or hollow sheet metal
with a minimum thickness of 1-3/4 inches and shall be secured by a deadbolt
lock1 with minimum throw of one (1) inch. Locking hardware shall be
installed so that both deadbolt and deadlocking latch can be retracted by a
single action of the inside knob, handle, or turn piece.
iv. Outside hinges on all exterior doors shall be provided with non-removable
pins when pin-type hinges are used or shall be provided with hinge studs, to
prevent removal of the door.
v. Doors with glass panels and doors with glass panels adjacent to the doorframe
shall be secured with burglary-resistant glazing2 or the equivalent, if double-
cylinder deadbolt locks are not installed.
vi. Doors with panic bars will have vertical rod panic hardware with top and
bottom latch bolts. No secondary locks should be installed on panic-equipped
doors, and no exterior surface-mounted hardware should be used. A 2" wide
and 6" long steel astragal shall be installed on the door exterior to protect the
latch. No surface-mounted exterior hardware need be used on panic-equipped
doors.
vii. On pairs of doors, the active leaf shall be secured with the type of lock
required for single doors in this section. The inactive leaf shall be equipped
with automatic flush extension bolts protected by hardened material with a
minimum throw of three-fourths inch at head and foot and shall have no
doorknob or surface-mounted hardware. Multiple point locks, cylinder
1 The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action
of the inside door knob/lever/turnpiece.
A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a turnpiece may be used in “Group B”
occupancies as defined by the Uniform Building Code. When used, there must be a readily visible durable sign on
or adjacent to the door stating “This door to remain unlocked during business hours”, employing letters not less than
one inch high on a contrasting background. The locking device must be of type that will be readily distinguishable
as locked, and its use may be revoked by the Building Official for due cause.
25/16" security laminate, l/4" polycarbonate, or approved security film treatment, minimum.
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activated from the active leaf and satisfying the requirements, may be used
instead of flush bolts.
viii. Any single or pair of doors requiring locking at the bottom or top rail shall
have locks with a minimum of one throw bolt at both the top and bottom rails.
b. Windows
i. Louvered windows shall not be used as they pose a significant security
problem.
ii. Accessible rear and side windows not viewable from the street shall consist of
rated burglary resistant glazing or its equivalent. Such windows that are
capable of being opened shall be secured on the inside with a locking device
capable of withstanding a force of two hundred- (200) lbs. applied in any
direction.
iii. Secondary locking devices are recommended on all accessible windows that
open.
c. Roof Openings
i. All glass skylights on the roof of any building shall be provided with:
1. Rated burglary-resistant glass or glass-like acrylic material.2
or
2. Iron bars of at least l/2" round or one by one-fourth inch flat steel material
spaced no more than five inches apart under the skylight and securely
fastened.
or
3. A steel grill of at least l/8" material or two inch mesh under skylight and
securely fastened.
ii. All hatchway openings on the roof of any building shall be secured as follows:
1. If the hatchway is of wooden material, it shall be covered on the outside
with at least l6 gauge sheet steel or its equivalent attached with screws.
2. The hatchway shall be secured from the inside with a slide bar or slide
bolts. The use of crossbar or padlock must be approved by the Fire
Marshal.
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3. Outside hinges on all hatchway openings shall be provided with non-
removable pins when using pin-type hinges.
iii. All air duct or air vent openings exceeding 8" x 12" on the roof or exterior
walls of any building shall be secured by covering the same with either of the
following:
1. Iron bars of at least l/2" round or one by one-fourth inch flat steel material,
spaced no more than five inches apart and securely fastened.
or
2. A steel grill of at least l/8" material 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.
d. Lighting
i. All exterior doors shall be provided with their own light source and shall be
adequately illuminated at all hours to make clearly visible the presence of any
person on or about the premises and provide adequate illumination for persons
exiting the building.
ii. The premises, while closed for business after dark, must be sufficiently
lighted by use of interior night-lights.
iii. Exterior door, perimeter, parking area, and canopy lights shall be controlled
by photocell and shall be left on during hours of darkness or diminished
lighting.
e. Numbering of Buildings
i. The address number of every commercial building shall be illuminated during
the hours of darkness so that it shall be easily visible from the street. The
numerals in these numbers shall be no less than four to six inches in height
and of a color contrasting with the background.
ii. In addition, any business, which affords vehicular access to the rear through
any driveway, alleyway, or parking lot, shall also display the same numbers
on the rear of the building.
f. Alarms
i. The business shall be equipped with at least a central station silent intrusion
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alarm system.
NOTE: To avoid delays in occupancy, alarm installation steps
should be taken well in advance of the final inspection.
g. Traffic, Parking, and Site Plan
i. Handicapped parking spaces shall be clearly marked and properly sign posted.
NOTE: For additional details, contact the Traffic Bureau Sergeant
at (650) 829-7235.
ii. Parking is limited to on-site and off-street only. All vehicles parked on-site
and overnight must be operational and maintained in good repair.
h. Parking Structure Requirements
i. Exterior Construction: The building should incorporate an open design to
maximize natural surveillance. Screens or metal picket fencing should be
utilized on the ground floor of the structure to inhibit unauthorized access.
ii. Lighting: Parking areas shall have a minimum of three foot candles, and
driveways and staircases shall have a minimum of 10 foot candles.
iii. Elevator: If an elevator is to be used, it should have clear windows and doors
to maximize natural surveillance.
iv. Wall Color: The interior walls of the parking structure shall be a light gray or
white color, to maximize light reflection.
v. Emergency Phones: A phone system shall be installed to allow citizens to
contact on-site emergency personnel.
i. Security Camera System
i. Building entrances, lobbies, loading docks and garage areas shall be
monitored by a closed circuit television camera system. Recordings must be
maintained for a period of no less than 30 days.
These cameras will be part of a digital surveillance system, which will be
monitored on-site and accessible on the World Wide Web.
This system must be of adequate resolution and color rendition to readily
identify any person or vehicle in the event a crime is committed, anywhere on
the premises.
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j. Misc. Security Measures
i. Commercial establishments having one hundred dollars or more in cash on the
premises after closing hours shall lock such money in an approved type
money safe with a minimum rating of TL-15.
ii. Special events with more than 75 persons in attendance require prior approval
from the Police Department. The Police Department will assess the need for
additional security and traffic issues at the time of application. Applications
must be submitted no less than 10 business days before the event. The
applicant is responsible for the conduct of all persons attending the event.
Police Department contact: Sergeant Scott Campbell, (650) 877-8927
E) Water Quality Control Plant requirements shall be as follows:
The following items must be included in the plans or are requirements of the Stormwater
and/or Pretreatment programs and must be completed prior to the issuance of a permit.
1. A plan showing the location of all storm drains and sanitary sewers must be submitted.
2. Encourage the use of pervious pavement where possible.
3. The onsite catch basins are to be stenciled with the approved San Mateo Countywide
Stormwater Logo (No Dumping! Flows to Bay).
4. Any food service establishments must install a grease removal device. The grease
removal device must be connected to all wash sinks, mop sinks, and floor sinks and must
be upstream of the domestic waste stream. Sizing of the grease removal device must be in
accordance with the uniform plumbing code. The minimum size shall be no less than
750 gallons. This must be shown on the plans prior to the issuance of a permit.
5. A signed maintenance agreement for the grease removal device must be submitted prior
to the issuance of a permit.
6. Source Control Requirements. The project must implement source control measures
onsite that at a minimum shall include the following:
a. Minimization of stormwater pollutants of concern in urban runoff through
measures that may include plumbing of the following discharges to the sanitary
sewer, subject to the local sanitary sewer agency’s authority and standards.
• Discharges from indoor floor mat/equipment/hood filter wash racks or
covered outdoor wash racks for restaurants;
• Dumpster drips from covered trash, food waste and compactor enclosures;
• Discharges from covered outdoor wash areas for vehicles, equipment, and
accessories;
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• Fire sprinkler test water, if discharge to onsite vegetated areas is not a feasible
option.
b. Properly designed covers, drains, and storage precautions for outdoor material
storage areas, loading docks, repair/maintenance bays, and fueling areas;
c. Properly designed trash storage areas;
d. Landscaping that minimizes irrigation and runoff, promotes surface infiltration,
minimizes the use of pesticides and fertilizers, and incorporates other appropriate
sustainable landscaping practices and programs such as Bay-Friendly
Landscaping;
e. Efficient irrigation systems; and
f. Storm drain system stenciling or signage.
7. Implement Site Design and Stormwater Treatment Requirements. The project must
implement at least the following design strategies onsite:
a. Limit disturbance of natural water bodies and drainage systems; minimize
compaction of highly permeable soils; protect slopes and channels; and minimize
impacts from stormwater and urban runoff on the biological integrity of natural
drainage systems and water bodies;
b. Conserve natural areas, including existing trees, other vegetation, and soils;
c. Minimize impervious surfaces;
d. Minimize disturbances to natural drainages; and
e. Minimize stormwater runoff by implementing one or more of the following site
design measures:
• Direct roof runoff into cisterns or rain barrels for reuse.
• Direct roof runoff onto vegetated areas.
• Direct runoff from sidewalks, walkways, and/or patios onto vegetated areas.
• Direct runoff from driveways and/or uncovered parking lots onto vegetated
areas.
• Construct sidewalks, walkways, and/or patios with permeable surfaces.3
• Construct driveways, bike lanes, and/or uncovered parking lots with permeable
surfaces.
8. Stormwater from the entire project must be included in the treatment system design.
(Stormwater treatment systems must be designed to treat stormwater runoff from the
entire project.) The project is required to treat 100% of the amount of runoff identified
in provision C.3.d for the Regulated Project’s drainage area with LID treatment measures
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onsite or with LID treatment measures at a joint stormwater treatment facility.
a. LID treatment measures are harvesting and re-use, infiltration, evapotranspiration,
or biotreatment.
b. A properly engineered and maintained biotreatment system may be considered
only if it is infeasible to implement harvesting and re-use, infiltration, or
evapotranspiration at a project site.
c. Infeasibility to implement harvesting and re-use, infiltration, or evapotranspiration
at a project site may result from conditions including the following:
• Locations where seasonal high groundwater would be within 10 feet of the
base of the LID treatment measure.
• Locations within 100 feet of a groundwater well used for drinking water.
Treatment devices must be sized according to the WEF Method or the Start at the Source
Design. Please state what method is used to calculate sizing.
The applicant must submit a signed Operation and Maintenance Information for Stormwater
Treatment Measures form for the stormwater pollution prevention devices installed.
9. The applicant must submit a signed maintenance agreement for the stormwater pollution
prevention devices installed. Each maintenance agreement will require the inclusion of the
following exhibits:
a. A letter-sized reduced-scale site plan that shows the locations of the treatment
measures that will be subject to the agreement.
b. A legal description of the property.
c. A maintenance plan, including specific long-term maintenance tasks and a schedule.
It is recommended that each property owner be required to develop its own
maintenance plan, subject to the municipality’s approval. Resources that may assist
property owners in developing their maintenance plans include:
i. The operation manual for any proprietary system purchased by the property
owner.
10. The owner or his representative must file this agreement with the County of San Mateo and
documentation that the County received it must be sent to the Technical Services
Supervisor.
11. Applicant must complete all Stormwater Forms and return to the Technical Services
Supervisor at the WQCP before issuance of the building permit.
12. Condensate and/or blowdown from rooftop equipment must be routed to the sanitary sewer.
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13. If there is underground parking, water from the groundwater infiltration/foundation drain
must be plumbed to the sanitary sewer.
14. Landscaping shall meet the following conditions related to reduction of pesticide use on
the project site:
a. Where feasible, landscaping shall be designed and operated to treat stormwater
runoff by incorporating elements that collect, detain, and infiltrate runoff. In
areas that provide detention of water, plants that are tolerant of saturated soil
conditions and prolonged exposure to water shall be specified.
b. Plant materials selected shall be appropriate to site specific characteristics such as
soil type, topography, climate, amount and timing of sunlight, prevailing winds,
rainfall, air movement, patterns of land use, ecological consistency and plant
interactions to ensure successful establishment.
c. Existing native trees, shrubs, and ground cover shall be retained and incorporated
into the landscape plan to the maximum extent practicable.
d. Proper maintenance of landscaping, with minimal pesticide use, shall be the
responsibility of the property owner.
e. Integrated pest management (IPM) principles and techniques shall be encouraged
as part of the landscaping design to the maximum extent practicable. Examples of
IPM principles and techniques include:
i. Select plants that are well adapted to soil conditions at the site.
ii. Select plants that are well adapted to sun and shade conditions at the site.
In making these selections, consider future conditions when plants reach
maturity, as well as seasonal changes.
iii. Provide irrigation appropriate to the water requirements of the selected
plants.
iv. Select pest-resistant and disease-resistant plants.
v. Plant a diversity of species to prevent a potential pest infestation from
affecting the entire landscaping plan.
vi. Use “insectary” plants in the landscaping to attract and keep beneficial
insects.
15. No decorative bark shall be used in landscaping.
16. Trash handling area must be covered, enclosed and must drain to sanitary sewer. This must
be shown on the plans prior to issuance of a permit.
17. Install a separate water meter for each commercial unit.
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18. Install a separate water meter for landscaping.
19. Install a separate non-pressurized process line for sample monitoring if necessary before
mixing with domestic waste in the sanitary sewer. This must be shown on the plans prior to
the issuance of a permit.
20. A construction Storm Water Pollution Prevention Plan must be submitted and approved
prior to the issuance of a permit.
21. Plans must include location of concrete wash out area and location of entrance/outlet of tire
wash.
22. A grading and drainage plan must be submitted.
23. An erosion and sediment control plan must be submitted.
24. Applicant must pay sewer connection fee at a later time based on anticipated flow, BOD
and TSS calculations.
25. Must file a Notice of Termination with the WQCP when the project is completed.
Water Quality contact: Rob Lecel, (650) 829-3882
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