HomeMy WebLinkAboutPC Meeting 08-15-13 (Reso 2736-2013) -180 El Camino Real EntitlementsRESOLUTION NO. 2736-2013
PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO
STATE OF CALIFORNIA
A RESOLUTION RECOMMENDING APPROVAL OF A USE PERMIT, DESIGN
REVIEW, TRANSPORTATION DEMAND MANAGEMENT PLAN AND
DEVELOPMENT AGREEMENT, FOR THE DEVELOPMENT OF A 14.5 ACRES
SITE FOR THE CENTENNIAL VILLAGE AT 180 EL CAMINO REAL
PROJECT IN THE EL CAMINO REAL MIXED USE ZONING DISTRICT.
WHEREAS, WT Mitchell Group, Inc (“WT Mitchell Group”) has submitted an
application for a mixed-use project on an approximately 14.5 acre site located at 180 El Camino
Real, which consists of approximately 220,000 square feet of commercial/retail space and up to
284 residential rental units (“Project”);
WHEREAS, Applicant seeks approval of a Use Permit, Design Review, Transportation
Demand Management Plan, and Development Agreement; and,
WHEREAS, approval of the Applicant’s proposal is considered a “project” for purposes
of the California Environmental Quality Act, Pub. Resources Code § 21000, et seq. (“CEQA”);
and,
WHEREAS, the Planning Commission reviewed and carefully considered the
information in the Mitigated Negative Declaration (“MND”), and by separate resolution,
recommends the City Council adopt the MND, as an objective and accurate document that
reflects the independent judgment and analysis of the City in the discussion of the Project’s
environmental impacts; and,
WHEREAS, on August 15, 2013 the Planning Commission for the City of South San
Francisco held a lawfully noticed public hearing to solicit public comment and consider the
MND and the proposed entitlements, take public testimony, and make a recommendation to the
City Council on the project.
NOW, THEREFORE, BE IT RESOLVED that based on the entirety of the record before
it, which includes without limitation, the California Environmental Quality Act, Public
Resources Code §21000, et seq. (“CEQA”) and the CEQA Guidelines, 14 California Code of
Regulations §15000, et seq.; the South San Francisco General Plan and General Plan EIR; the
South San Francisco Municipal Code; the Project applications; the Centennial Village Project
Plans, as prepared by Johnson Lyman Architects, dated August 1, 2013; the Preliminary
Transportation Demand Management Plan, as prepared by TJKM Transportation Consultants,
dated July 9, 2013; the 180 El Camino Real IS/MND, including the Draft and Final MND and all
appendices thereto; all site plans, and all reports, minutes, and public testimony submitted as part
of the Planning Commission’s duly noticed August 15, 2013 meeting; and any other evidence
(within the meaning of Public Resources Code §21080(e) and §21082.2), the Planning
Commission of the City of South San Francisco hereby finds as follows:
A. General Findings
1. The foregoing recitals are true and correct.
2. The Exhibits attached to this Resolution, including the Conditions of Project
Approval (Exhibit A), the Preliminary Transportation Demand Management (TDM) Plan
(attached as Exhibit B), the Development Agreement (attached as Exhibit C), and the Centennial
Village Project Plans (attached as Exhibit D) are each incorporated by reference and made a part
of this Resolution, as if set forth fully herein.
3. The documents and other material constituting the record for these proceedings
are located at the Planning Division for the City of South San Francisco, 315 Maple Avenue,
South San Francisco, CA 94080, and in the custody of Chief Planner, Susy Kalkin.
4. By Resolution No. ________, the Planning Commission, exercising its
independent judgment and analysis, has recommended that the City Council find that an IS/MND
was prepared for the Project in accordance with CEQA, which IS/MND adequately discloses and
analyzes the proposed Project’s potentially significant environmental impacts. For those impacts
that could potentially exceed CEQA thresholds of significance, the City has identified and
imposed mitigation measures that avoid or reduce the impact to a level of less-than-significant.
B. Use Permit
1. The proposed Project is consistent with the standards and requirements of the
City’s Zoning Ordinance and with the provisions of the El Camino Real Mixed Use Zone
District. The Project meets or exceeds all of the general development standards of the El
Camino Real Mixed Use Zone District, with the exception of the minimum El Camino Real
setback, building length and separation, required commercial frontage, depth of required
commercial frontage, and the maximum length of street frontage walls without an opening. The
stated exceptions are permissible and warranted by the City’s Zoning Ordinance.
2. The proposed Project is consistent with the General Plan by creating a mixed-use
environment that emphasizes pedestrian-activity with buildings built up to the sidewalk along El
Camino Real and South Spruce Ave, provides a well-articulated and visually engaging
development that implements the goals of the Grand Boulevard Initiative and locates parking in a
way that is not visually dominant, is consistent with the City’s Design Guidelines as they relate
to building design, form and articulation and provides commercial uses along both El Camino
Real and South Spruce Ave.
3. The proposed use will not be adverse to the public health, safety, or general
welfare of the community, nor detrimental to surrounding properties or improvements, because
the proposed use is consistent with the existing uses in the vicinity of the site, including the
commercial and residential. The project proposes mixed-use Commercial and Residential uses
on a site located in the City’s El Camino Real corridor, which is intended for this type of use.
The General Plan has analyzed this type of use in the South El Camino Real corridor, and
concluded that mixed-use commercial and residential uses are not adverse to the public health,
safety, or welfare. As the proposed Project is consistent with surrounding land uses, approval of
the Project will not be detrimental to the nearby properties.
4. The proposed Project complies with applicable standards and requirements of the
City’s Zoning Ordinance, with the exception of the minimum El Camino Real setback, building
length and separation, required commercial frontage, depth of required commercial frontage, and
the maximum length of street frontage walls without an opening. The stated exceptions are
permissible and warranted by the City’s Zoning Ordinance. The proposed Project is located in
the El Camino Real Mixed Use District and, subject to the exceptions discussed above, meets the
minimum standards and requirements for that district.
5. The design, location, size, and operating characteristics of the proposed Project
are compatible with the existing and reasonably foreseeable future land uses in the vicinity
because the Project proposes commercial and residential uses in the El Camino Real corridor,
which is specifically intended for such uses.
6. The site is physically suitable for the type of development and density proposed,
as the mixed-use commercial and residential uses will benefit from being located in the El
Camino Real corridor, and the size and development is appropriate for the location and meets the
City’s land use and zoning standards.
7. The Project is consistent with CEQA for the reasons stated in Finding A.4 above.
C. Design Review
1. The Project, including Design Review, is consistent with Title 20 of the South
San Francisco Municipal Code because the Project has been designed as a mixed-use
commercial and residential campus which will provide a pedestrian-friendly environment with
extensive landscaping and sustainability elements incorporated.
2. The Project, including Design Review, is consistent with the General Plan
because the proposed mixed-use development is consistent with the policies and design direction
provided in the South San Francisco General Plan for the El Camino Real Mixed Use land use
designation by encouraging the development of a mixed-use environment that emphasizes
pedestrian-activity in the El Camino Real corridor.
3. The Project, including Design Review, is consistent with the applicable design
guidelines adopted by the City Council in that the proposed Project is consistent with the El
Camino Real Mixed Use District Standards included in Chapter 20.090.
4. The Project is consistent with the Use Permit, as proposed for modification, for
the reasons stated in Section B, above.
5. The Project is consistent with the applicable design review criteria in Section
20.480.006 (“Design Review Criteria”) because the project has been evaluated by the Design
Review Board on April 7, 2013, February 19, 2013, March 9, 2013 and August 1, 2013, and
found to be consistent with, each of the eight design review criteria included in the “Design
Review Criteria” section of the Ordinance, and the Design Review Board.
D. Transportation Demand Management (TDM) Plan
1. The proposed trip reduction measures contained in the TDM (attached hereto as
Exhibit B) are feasible and appropriate for the Project, considering the proposed use or mix of
uses and the project’s location, size, and hours of operation. Appropriate and feasible measures
have been included in the TDM plan to achieve a projected 28% alternative mode usage, as
required. The TDM provides incentives for employees to use modes of transportation other than
single-occupancy vehicle trips, such as secure bicycle storage, shower facilities, preferential
parking for carpools and vanpools, and an employee TDM contact, among others. Further,
pedestrian walkways linking the Project to adjacent BART and bus stops will help encourage
alternative forms of transportation.
2. The proposed performance guarantees will ensure that the target 28% alternative
mode use established for the Project by Chapter 20.210 will be achieved and maintained.
Conditions of approval have been included to require that the Final TDM Plan, which must be
submitted for review and approval prior to issuance of a building permit, shall outline the
required process for on-going monitoring including annual surveys.
E. Development Agreement
1. The Owner and City have negotiated a Development Agreement pursuant to
Government Code section 65864 et seq. The Development Agreement, attached hereto as
Exhibit C, sets for the duration, property, project criteria, and other required information
identified in Government Code section 65865.2. Based on the findings in support of the Project,
the Planning Commission finds that the Development Agreement, vesting a project for a mixed-
use development of commercial and residential buildings, is consistent with the objectives,
policies, general land uses and programs specified in the South San Francisco General Plan and
any applicable zoning regulations.
2. The Development Agreement is compatible with the uses authorized in, and the
regulations prescribed for the land use district in which the real property is located. The subject
site is suitable for the type and intensity of the land use being proposed. The General Plan
specifically contemplates the proposed type of project and the suitability of the site for
development was analyzed thoroughly in the environmental document prepared for the Project.
3. The Development Agreement is in conformity with public convenience, general
welfare and good land use practice.
4. The Development Agreement will not be detrimental to the health, safety and
general welfare.
5. The Development Agreement will not adversely affect the orderly development of
property or the preservation of property values.
NOW, THEREFORE, BE IT FURTHER RESOLVED that subject to the Conditions of
Approval, attached as Exhibit A to this resolution, the Planning Commission of the City of South
San Francisco hereby makes the findings contained in this Resolution, and recommends that the
City Council adopt a resolution approving the Use Permit, Design Review and Transportation
Demand Management Plan for the Project and further recommends that the City Council adopt
an ordinance approving a Development Agreement between the City of South San Francisco and
El Camino and Spruce LLC.
BE IT FURTHER RESOLVED that the conditional approvals herein are conditioned
upon the approval and execution of the Development Agreement for the Centennial Village 180
El Camino Real Project.
BE IT FURTHER RESOLVED that this Resolution shall become effective immediately
upon its passage and adoption.
* * * * * * *
I hereby certify that the foregoing resolution was adopted by the Planning Commission of the
City of South San Francisco at the regular meeting held on the 15th day of August, 2013 by the
following vote:
AYES: Chairperson Ochsenhirt, Vice Chairperson Martin, Commissioner Giusti, Commissioner
Khalfin, Commissioner Wong and Commissioner Zemke
NOES:
ABSTENTIONS:
ABSENT: Commissioner Sim
Attest:/s/ Susy Kalkin
Susy Kalkin
Secretary to the Planning Commission
Exhibit A
Conditions of Approval
DRAFT CONDITIONS OF APPROVAL
P11-0065: UP11-0006, DR11-0019, TDM13-0001, DA13-0002 & ND12-0004
180 EL CAMINO REAL
(As recommended by City Staff on August 15, 2013)
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 and operated substantially as indicated on the plan
set prepared by Johnson Lyman Architects, dated August 1, 2013.
3. The applicant shall comply with all mitigation measures outlined in the Mitigation
Monitoring and Reporting Program (MMRP) for the 180 El Camino Real Project.
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. No signs are included in this permit application. Prior to installation of any signage,
the applicant shall submit a comprehensive Master Sign Program for appropriate
review and approval by the Chief Planner or designee.
6. Prior to issuance of any building or construction permits, the applicant shall submit
interim and final phasing plans and minor modifications to interim and final phasing
plans for review and approval by the Chief Planner, City Engineer and Chief Building
Official.
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 City Engineer 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 and Chief Planner.
9. Prior to issuance of any building or construction permits for landscaping
improvements, the applicant shall submit final landscaping and irrigation plans for
review and approval by the Chief Planner. The plans shall include documentation of
compliance with SSFMC § 20.300.007 “Landscaping”, including Water Efficient
Landscaping and Irrigation calculations and shall be consistent with the intent of the
El Camino Real Master Plan.
10. Prior to issuance of any building or construction permits, the applicant shall submit a
“Parking and Loading Management Plan”, a “Trash Management Plan” and a
”Shopping Cart Management Plan” for review and approval by the Chief Planner or
designee.
11. All parking areas are to be maintained free and clear of litter and storage and shall
remain clear for parking at all times. No outdoor storage of materials is allowed.
12. Prior to issuance of any building or construction permits, the developer shall revise
the development plans to address the following Design Review Board comments
related to Phase 1, subject to review and approval by the Chief Planner or designee:
a) Revise the roof treatment to be more prominent over the primary Safeway and
Major 2 entrances on the north elevation. The higher mansard roofs should be
integrated with the lower mansard roofs at the building setback ends.
b) Include additional patterns and textures on the ground floor facades to provide
more interest at the pedestrian scale.
c) Provide landscaping (trellis structures, planter boxes, etc.), lighting, and
material/color texturing on the 2nd floor parking levels/ roof area of
Safeway/Major 2 and the Health Club.
d) Provide additional architectural and/or landscape treatment along the south
elevation of the Safeway/Major 2 building to provide more visual interest.
13. Prior to issuance of any building or construction permits, the developer shall revise
the development plans to address the following design related comments, subject to
review and approval by the Chief Planner or designee:
a) Revise the west CVS building wall so that the maximum length of blank wall is
no greater than 40 feet and provide enhanced landscaping within the setback
from El Camino Real adjacent to the southern portion of the west CVS building
wall.
b) Landscape the surface parking lot proposed in the future location of Building E
and the Parking Structure to match the remainder of the surface parking lot as
approved in the project plans.
c) Provide enhanced landscaping adjacent to the Safeway parking ramp, including
a mixture of shrubs, trees and growing vines, to properly screen the ramp wall.
14. Prior to issuance of any building or construction permit for commercial uses and prior
to occupancy for residential uses, the applicant shall pay any applicable childcare fees
in accordance with South San Francisco Municipal Code Chapter 20.115. This fee is
subject to annual adjustment, and presently is assessed at $1,851.00 per high density
residential unit and $.68. per gross square foot for commercial/retail.
15. The applicant has prepared and submitted a draft Preliminary TDM Plan. In
accordance with South San Francisco Municipal Code Chapter 20.400, prior to
issuance of a building permit the applicant shall submit a Final TDM Plan for review
and approval by the Chief Planner. The Final TDM shall comply with SSFMC
Chapter 20.400.
a) The Final TDM Plan shall include all mandatory elements included in the
Ordinance and shall substantially reflect the Preliminary TDM Plan prepared by
TJKM. The Plan shall be designed to ultimately achieve a goal of 28%
alternative mode usage by employees within the Project.
b) The Final TDM Plan shall outline the required process for on-going monitoring,
including annual surveys. The initial annual survey will be submitted one (1)
year after the granting of a certificate of occupancy. The initial annual survey
shall either: (1) state that the applicable property has achieved 28% alternative
mode usage, providing supporting statistics and analysis to establish attainment
of the goal; or (2) state that the applicable property has not achieved the 28%
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 attain the TDM goal of 28% alternative mode usage.
c) The applicant shall be required to reimburse the City for program costs
associated with monitoring and enforcing the TDM Program.
Planning Division contact: Billy Gross, Associate Planner (650) 877-8535
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) Elevator shall not contain shunt-trips.
f) At least one elevator per building shall be sized for a gurney the minimum size
shall be in accordance with the CFC.
g) Fire alarm plans shall be provided per NFPA 72 and the City of South San
Francisco Municipal Code.
h) Buildings 4 stories or more will require a modified smoke control system. A
rational analysis is required before building plans are approved.
i) Plans are to conform to Building codes and the City of South San Francisco
Municipal Code. Section 15.24.130.
j) Provide fire extinguishers throughout the building.
k) All Non parking space curbs to be painted red to local Fire Code Specifications.
l) Access road shall have all weather driving capabilities and support the imposed
load of 75,000 pounds.
m) Road gradient and vehicle turning radius shall not exceed maximum allowed.
n) Provide fire flow in accordance with California Fire Code Appendix III-A.
o) Provide fire hydrants with an average spacing of 400 feet between hydrants;
location and number to be determined.
p) All buildings shall provide premise identification in accordance with SSF
municipal code section 15.24.100.
q) Provide Knox key box for each building with access keys to entry doors,
electrical/mechanical rooms, elevators, and others to be determined.
r) The minimum road width is 20 feet per the California Fire Code.
s) 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:
1. The development shall comply with the “Standard Development Conditions for
Commercial and Industrial Developments”, copies of which are available from the
Engineering Division.
2. The building permit application plans shall conform to the standards of the
Engineering Division’s “Building Permit Typical Plan Check Submittals”
requirements, copies of which are available from the City Engineer’s Office. The
owner must comply with all setback requirements.
3. The owner shall hire a licensed land surveyor or civil engineer authorized to practice
land surveying to certify that the new foundation forms conform with all setbacks
from confirmed property lines and that all easements are verified and in conformance
with the plans. A letter certifying the foundation forms shall be submitted to the
Engineering Division for approval.
4. The developer shall submit a geotechnical report along with a cash deposit of $5,000
for peer review. The geotechnical report shall also include, but not limited to, design
criteria for the subterranean parking area, footing/foundations of the future structures,
etc.
5. The developer shall coordinate the signal light timing along Spruce Avenue and the
El Camino Real signal light, which may include installation of conduit and upgrades
to the existing signal lights. Any improvements constructed on El Camino Real shall
be approved by Caltrans. All improvements shall be designed by a registered civil
engineer and approved by the Engineering Division.
6. Any grading over 50 cubic yards shall require a grading permit. The grading plan
should clearly state the amount of cut and fill required to grade the project. The
developer shall apply for the grading permit with the Engineering Division and shall
submit an application, all documentation, fees, deposits, bonds and all necessary
paperwork needed for the application. The developer shall place an initial $30,000
cash deposit with the City for environmental compliance inspection personnel time,
which includes, but not limited to, air quality, grading and storm water pollution
inspections.
7. The developer shall, at his/her expense, design and construct a drainage system that
will route storm water run-off from all areas towards the public storm drainage
system. The storm drainage plan shall be designed by a licensed civil engineer.
In addition to the drainage plan, the developer shall submit all drainage calculations
and pre- and post-construction run-off calculations. The storm drainage pipes shall
be sized for a 10-year, 5-min storm. Any off-site improvements shall be designed by
a licensed civil engineer, be at no cost to the City and shall be reviewed and approved
by the Engineering Division.
8. The existing 10” sewer main is a major trunk for the City. It shall be relocated to
South Spruce Avenue. In addition, only one service connection to the city’s sewer
main per parcel is allowed. The plans currently showing two connections.
9. The developer, at his/her own expenses, shall provide flow study for both storm water
and sewer system to justify if the existing city facilities will be sufficient to support
the development.
10. The bio-detention along the back of sidewalk on South Spruce Avenue is shown to be
constructed on top of the 60-inches storm main with the City’s easement. Shall the
city need to access the storm main, the owner shall be responsible for restoring the
bio-detention.
11. Sheet C4.1, Section B-B. It appears that Section B-B is not shown at the correct
location. In addition, retaining wall on top of the 60-inches storm main is not
allowed.
12. The developer shall remove and replace all sidewalk and broken curb and gutter at
his/her own expense. The developer shall install all required standard accessible
ramps and appurtenances related to pedestrian use. Driveways shall not be greater
than a 12% grade.
13. Developer shall coordinate with the California Water Service for all water-related
issues. They can be contacted at (650) 558-7800.
14. Any work performed in the City’s right-of-way shall require an encroachment from
the Engineering Division. The owner shall apply and pay all fees and deposits for
the encroachment permit.
Engineering Division contact: Andy Tan, Senior 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.
Police Department contact: Sergeant Scott Campbell (650) 877-8927
E) Water Quality Control Plant requirements shall be as follows:
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:
i. Discharges from indoor floor mat/equipment/hood filter wash racks or
covered outdoor wash racks for restaurants;
ii. Dumpster drips from covered trash, food waste and compactor enclosures;
iii. Discharges from covered outdoor wash areas for vehicles, equipment, and
accessories;
iv. 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:
i. Direct roof runoff into cisterns or rain barrels for reuse.
ii. Direct roof runoff onto vegetated areas.
iii. Direct runoff from sidewalks, walkways, and/or patios onto vegetated areas.
iv. Direct runoff from driveways and/or uncovered parking lots onto vegetated
areas.
v. Construct sidewalks, walkways, and/or patios with permeable surfaces.
vi. 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 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:
i. Locations where seasonal high groundwater would be within 10 feet of the
base of the LID treatment measure.
ii. 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 the Project Applicant Checklist and C3 and C6 Data
Worksheet prior to issuance of a permit and return to the Technical Services Supervisor
at the WQCP.
12. Condensate and/or blowdown from rooftop equipment must be routed to the sanitary
sewer.
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.
18. Install a separate water meter for landscaping.
19. A construction Storm Water Pollution Prevention Plan must be submitted and approved
prior to the issuance of a permit.
20. Plans must include location of concrete wash out area and location of entrance/outlet of
tire wash.
21. A grading and drainage plan must be submitted.
22. An erosion and sediment control plan must be submitted.
23. Applicant must pay sewer connection fee at a later time based on anticipated flow, BOD
and TSS calculations.
24. Must file a Notice of Termination with the WQCP when the project is completed
Water Quality contact: Rob Lecel (650) 877-8555
Exhibit B
Preliminary Transportation Demand Management Plan
Exhibit C
Development Agreement
Exhibit D
Centennial Village Project Plans