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HomeMy WebLinkAboutPC Meeting 04-04-02 (Reso 2617-2002) - Exhibit ARESOLUTION 2617-2002 EXHIBIT A CONDITIONS OF APPROVAL PUD/UP/DR-01-006 (April 4, 2002 as recommended by the Planning Commission on April 4, 2002 to City Council) A. Planning Division requirements shall be as follow: 1. The project shall be constructed substantially as indicated on the attached “Master Site Plan” and the “Site Plan, Phase 1 and Phase 2”, Sheet No. A1.1, “Conceptual Building Design Guidelines”, “Schematic Landscape Plan”, and preliminary grading and utility plans dated May 4, 2001, prepared by DES Architects/Engineers; floor plans and elevations for Buildings 1 & 2, and Parking Garage A dated 8-3-01, floor plans and elevations for Building 3 dated September 7, 2001, and floor plans and elevations for Buildings 4, 5, 6, 7, 8, & 9 dated October 5, 2001, prepared by DES Architects/Engineers, except as otherwise modified by the following conditions: 2. The applicant shall comply with all applicable mitigation measures identified in Britannia East Grand Final EIR. – Prior to issuance of a building permit the applicant shall prepare a checklist outlining mitigation measures and status of implementation. 3. Prior to issuance of any building permit, the applicant shall submit a Development plan for review and approval by the City as indicated in the Development Agreement. 4. Master Plan – The Planned Unit Development and Use Permit applications for the project outline the provisions of the Master Plan of development, including general site and building layout, permitted uses, development standards, and design guidelines. Final designs of individual buildings are to comply with the design guidelines and be approved through a series of Design Review applications, subject to final approval by the Planning Commission. 5. Child care – The Childcare facility shall be constructed according to the schedule outlined in the Development Agreement. 6. Site development plans shall designate short term parking areas within the surface parking lots to accommodate visitors. 7. The design of the parking garages shall be modified, subject to review and approval by the Chief Planner, to incorporate additional details including stronger variations in building colors, added details at the pedestrian level (bus shelter, storefront design, etc.) and planters along upper levels of the garage to allow plantings to spill down the face of the structure. 8. The applicant shall contribute a fair share contribution towards the expense of the proposed bridge over the narrow channel between the MRF/TS site and the project site, including design, construction and maintenance. 9. Prior to issuance of a building permit, the applicant shall provide evidence of compliance with FAA requirements regarding construction within the FAR Part 77 conical zone. Conditions Of Approval as recommended by the Planning Commission to City Council Britannia East Grand PUD/UP/DR-01-006 April 4, 2002 Page 2 of 18 10. Prior to issuance of a building permit, the applicant shall provide appropriate evidence to ensure that office, research and development, childcare facility and retail spaces are designed so that the calculated hourly average noise levels during the daytime does not exceed and Leq of 45dBA, and instantaneous maximum noise levels do not exceed 60 dBA. 11. The applicant shall cooperate with the City in the development/implementation of a regional shuttle service if such is considered by the City. 12. TDM a. In accordance with South San Francisco Municipal Code Section 20.120.070, 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 Plan shall substantially reflect the Preliminary TDM plan prepared by Sequoia Solutions. The Plan shall be designed to achieve a minimum 30% alternative mode use over the life of the project. b. The Final TDM Plan shall outline the required process for on-going monitoring including annual surveys and triennual reports as outlined in the Development Agreement, and as specified below: 1) Transportation Demand Management: Owner shall prepare an annual Transportation Demand Management (TDM) report, and submit same to City, to document the effectiveness of the TDM plan in achieving the goal of 30% alternative mode usage by employees within the Project. The TDM report will be prepared by an independent consultant, retained by City with the approval of Owner (which approval shall not be unreasonably withheld or delayed) and paid for by Owner, which consultant will work in concert with Owner’s TDM coordinator. The TDM report 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. All nonresponses to the employee commute survey will be counted as a drive alone trip. a) TDM Reports: The initial TDM report for each building on the Property will be submitted two (2) years after the granting of a certificate of occupancy with respect to the building, and this requirement will apply to all buildings on the Property except the parking facilities. The second and all later reports with respect to each building shall be included in an annual comprehensive TDM report submitted to City covering all of the buildings on the Property which are submitting their second or later TDM reports. b) Report Requirements: The goal of the TDM program is to encourage alternative mode usage, as defined in Chapter 20.120 of the South San Francisco Municipal Code. The initial TDM report shall either: (1) state that Conditions Of Approval as recommended by the Planning Commission to City Council Britannia East Grand PUD/UP/DR-01-006 April 4, 2002 Page 3 of 18 the applicable property has achieved 30% 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 30% 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 30% alternative mode usage. c) Penalty for Non-Compliance: If after the initial TDM report, subsequent annual reports indicate that, in spite of the changes in the TDM plan, the 30% alternative mode usage is still not being achieved, or if Owner fails to submit such a TDM report at the times described above, City may assess Owner a penalty in the amount of Fifteen Thousand Dollars ($15,000.00) per year for each percentage point below the minimum 30% alternative mode usage goal. (1) In determining whether a financial penalty is appropriate, City may consider whether Owner has made a good faith effort to meet the TDM goals. (2) If 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 of the TDM plan (commencing with the first year in which a penalty could be imposed), such penalty sums, in the City’s sole discretion, may be used by Owner toward the implementation of the TDM plan instead of being paid to City. If the penalty is used to implement the TDM Plan, an Implementation Plan shall be reviewed and approved by the City prior to 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 and Research and Development use permitted to be constructed on the Property. For example, if there is 200,000 square feet of completed construction on the Property included within the TDM report with respect to which the penalty is imposed, the penalty would be determined by multiplying Fifteen Thousand Dollars ($15,000.00) times a fraction, the numerator of which is 200,000 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 percentage points below the 30% alternative mode usage goal. c. The applicant shall be required to reimburse the City for program costs associated with monitoring and enforcing the TDM program. Conditions Of Approval as recommended by the Planning Commission to City Council Britannia East Grand PUD/UP/DR-01-006 April 4, 2002 Page 4 of 18 13. No signs are included in the project approval. 14. All roof-mounted equipment shall be contained in screened enclosures, subject to the review and approval of the City’s Chief Planner. 15. Detailed landscape and irrigation plans shall be submitted for Design Review Board review and Planning Commission approval. 16. The applicant shall comply with all standard conditions as outlined in the “Standard Conditions and Limitations for Commercial Industrial and Multi-Family Residential Projects”, dated Revised February 1999. Accordingly, minor changes or deviations from the approved plans may be approved by the Chief Planner; significant changes shall require approval of the Planning Commission. 17. To the extent that the area is designated as bay trail and recreation the applicant shall conduct further investigation to the satisfaction of the Planning Division in the area of known contamination on the portion of the subject property known as the slough and remediate any contamination to levels acceptable to DTSC and/or the Regional Water Quality Control Board.” (Planning Division contact: Susy Kalkin (650) 877-8535) B. Engineering Division requirements shall be as follow: 1. IMPROVEMENT CONDITIONS a. The developer shall comply with all applicable conditions of the Engineering Division's "Standard Conditions for Commercial and Industrial Developments", as contained in our "Standard Conditions for Subdivisions and Private Developments" booklet, dated January 1998. This booklet is available from the Engineering Division at no charge to the applicant. The Frontage Improvement work required by the Standard Conditions shall include the construction of a City standard cul-de-sac, conform improvements and the dedication of public street right-of-way, within the applicant’s property, at the east end of East Grand Avenue as required to accommodate the East Grand Avenue cul-de-sac improvements. b. As required by City Ordinance and the "Standard Conditions", storm water pollution control devices and filters (such as "Stormcepter" units, CDS units, grassy swales, or other approved filter devices, or combination of devices) shall be installed within the site drainage system to prevent pollutants deposited within the site from entering the Conditions Of Approval as recommended by the Planning Commission to City Council Britannia East Grand PUD/UP/DR-01-006 April 4, 2002 Page 5 of 18 San Francisco Bay. Plans for these filters shall be submitted to the Engineering and Water Quality Control Divisions for review and approval. The applicant shall submit a Storm Water Pollution Prevention Plan (SWPPP) for this site, prior to receiving a grading or building permit. c. As required by the Standard Conditions, the applicant shall underground all new and existing pole-mounted overhead utility wires within the boundaries of the applicant’s property and within the East Grand Avenue cul-de-sac bulb. d. In order to assure that the portion of East Grand Avenue, between Haskins Way and the entry to the subject development, is structurally sound and will be able to accommodate the project’s traffic loading, the applicant shall retain a consultant to conduct deflection testing of this portion of East Grand Avenue and submit this report to the City Engineer for review and approval. The deflection testing will establish the condition of the existing structural section of the street and whether or not it needs repair, reconstruction or an asphalt overlay to bring up to current engineering standards. This improvement will help to mitigate the additional vehicle traffic resulting from the full build-out of the Britannia East Grand development. The applicant shall submit plans for the improvement of the street to the City Engineer for review and approval, in accordance with the results of the testing and analysis of the approved report. e. In order to facilitate bicycle and pedestrian access to the site, to further the goal of reducing vehicle trips and parking space requirements for the project, the applicant shall provide bike path and pedestrian walk improvements along the existing portion of East Grand Avenue, between Haskins Way and the project’s interior streets. Plans for these improvements shall be prepared by the applicant’s consultants and submitted to the City Engineer for review and approval. f. The applicant shall replace the existing 15” sanitary sewer main that serves this site, between the boundary of the project site and the City’s pump station at the intersection of Swift Avenue and Kimball Way, with a new sewer main sized to accommodate the Britannia East Grand project, existing users and possible future connecting developments. The existing main is very old, has experienced differential settlement and can no longer maintain proper sewage flow within the pipe as required to accommodate the projected sanitary flows from the project. The main will need to be replaced in conformance with City Standards and in accordance with plans prepared by the applicant’s civil engineer, as approved by the City Engineer. Replacement of the main shall be accomplished by the applicant, who will be partially reimbursed by the City, as provided for in the applicant’s Development Agreement. g. All off-site public improvements, as described above, shall be constructed in accordance with plans approved by the City Engineer and to City Standards, at no cost to the City (except as provided by the Development Agreement) and secured by a bond, Conditions Of Approval as recommended by the Planning Commission to City Council Britannia East Grand PUD/UP/DR-01-006 April 4, 2002 Page 6 of 18 letter of credit or cash deposit, pursuant to a public improvement agreement with the City of South San Francisco. h. The applicant shall comply with the requirements of the Britannia East Grand Project approved EIR mitigation measures, the approved property D.C.C. & R’s and the project Development Agreement between the City and the applicant. The applicant shall also pay the Oyster Point Overpass Fee, the East of 101 Traffic Mitigation Fee and the sewer capacity study and infrastructure improvement contribution (these fees are discussed in more detail below), prior to receiving a building permit for new or renovated buildings constructed within this parcel. 2. FEES a. Oyster Point Overpass Fee Prior to receiving a Building Permit for any new building or major renovation or change of use within the proposed development, the applicant shall pay the Oyster Point Overpass fee, as determined by the City Engineer, in accordance with City Council Resolutions 102-96 and 152-96. Based upon the information shown on the above referenced plan and the March 2002 Engineering News Record San Francisco Construction Cost Index (7683.68 in the calculation formula below), the fee (which will have to be updated upon review of the building permit application and will be adjusted in accordance with the latest Construction Cost Index at the time that the fee is paid), is estimated as follows: Trip Calculation 783,533 gsf office/R&D buildings @ 12.3 trips per 1000 gsf = 9637 daily vehicle trips 5,000 gsf fitness center @ 11.7 trips per 1000 gsf = 59 new trips 3,000 gsf delicatessen (high turn-over restaurant) @ 164.4 trips per 1000 gsf = 493 new trips 5,000 gsf retail use (general commercial) @ 48 trips per 1000 gsf = 240 new trips Total new average daily vehicle trips at full build-out of the development = 10,429 Less credit for the existing 124,200 gsf Fuller O’Brien manufacturing building @ 3.99 trips per 1000 gsf = 496 existing trips Total estimated new trips if the project is built-out as per the Master Site Plan = 9933 Contribution Calculation Conditions Of Approval as recommended by the Planning Commission to City Council Britannia East Grand PUD/UP/DR-01-006 April 4, 2002 Page 7 of 18 9933 trips X $154 X (7683.68/6552.16) = $ 1,793,849 b. East of 101 Traffic Impact Fee Prior to the issuance of a Building Permit for an occupied structure within the project, the applicant shall pay the East of 101 Traffic Impact fee, in accordance with the approved Development Agreement, as adopted by the City Council. In the event that the Development Agreement expires prior to issuance of any remaining building permits the applicant shall pay the East of 101 Traffic Impact fee in effect at the time of building permit issuance. c. Sewer Facility Impact Fee The applicant shall pay a Sewer Facilities Fee in accordance with the approved Development Agreement, as adopted by the City Council. In the event that the Development Agreement expires prior to issuance of any remaining building permits the applicant shall pay the Sewer Facilities fee in effect at the time of building permit issuance. (Engineering Division contact: Richard Harmon (650) 829-6652) C. Police Department requirements shall be as follow: 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. 2. Landscaping Landscaping shall be of the type and situated in locations to maximize observation while providing the desired degree of aesthetics. Security planting materials are encouraged along fence and property lines and under vulnerable windows. 3. Building Security a. Doors Conditions Of Approval as recommended by the Planning Commission to City Council Britannia East Grand PUD/UP/DR-01-006 April 4, 2002 Page 8 of 18 1) 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. 2) 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. 3) 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 turnpiece. 4) Overhead roll-up doors shall be so secured on the inside that the lock cannot be defeated from the outside and shall also be secured with a cylinder lock or padlock from the inside. 5) 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. 6) 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. 7) 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. 8) All entrance and exit doors for individual tenant spaces shall have a deadbolt lock. 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. Conditions Of Approval as recommended by the Planning Commission to City Council Britannia East Grand PUD/UP/DR-01-006 April 4, 2002 Page 9 of 18 9) 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 door knob or surface-mounted hardware. Multiple point locks, cylinder activated from the active leaf and satisfying the requirements, may be used instead of flush bolts. 10) 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 1) Louvered windows shall not be used as they pose a significant security problem. 2) 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. 3) Secondary locking devices are recommended on all accessible windows that open. c. Roof Openings 1) All glass skylights on the roof of any building shall be provided with: a) Rated burglary-resistant glass or glass-like acrylic material,2 or: b) 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: c) A steel grill of at least l/8" material or two inch mesh under skylight and securely fastened. 2) All hatchway openings on the roof of any building shall be secured as follows: a) 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. b) 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. c) Outside hinges on all hatchway openings shall be provided with non- removable pins when using pin-type hinges. Conditions Of Approval as recommended by the Planning Commission to City Council Britannia East Grand PUD/UP/DR-01-006 April 4, 2002 Page 10 of 18 3) 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: a) 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: b) A steel grill of at least l/8" material or two inch mesh and securely fastened and c) 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 1) Parking lots, (including parking lots with carports) driveways, circulation areas, aisles, passageways, recesses, and grounds contiguous to buildings shall be provided with high intensity discharge lighting with sufficient wattage to provide adequate illumination to make clearly visible the presence of any person on or about the premises during the hours of business darkness and provide a safe, secure environment for all persons, property, and vehicles on site. Such lighting shall be equipped with vandal-resistant covers. A lighting level of .50 to 1 foot-candles minimum, maintained at ground level is required. 2) 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. 3) The premises, while closed for business after dark, must be sufficiently lighted by use of interior night-lights. 4) 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. 5) Parking lot lights shall remain on anytime there are employees in the building. 6) The parking garages for both applicants shall have a lighting level of, 5 foot- candles for parking areas. A level of 10 foot-candles for driveways and stairways is required in these areas. 7) Interactive speakers are required throughout the garage area to enable patrons to summon assistance without having to dial a telephone. Conditions Of Approval as recommended by the Planning Commission to City Council Britannia East Grand PUD/UP/DR-01-006 April 4, 2002 Page 11 of 18 8) Prior to issuance of a building permit, the applicant shall submit a lighting plan to be reviewed and approved by the Police Department. Lighting plans shall include photometric and distribution data attesting to the required illumination level. e. Numbering of Buildings 1) 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. 2) 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. 3) Posted at the main entrance to the building/complex shall be a sign (directory) showing the addresses and businesses within the complex. Said sign shall be illuminated during the hours of darkness and shall be protected by use of vandal- resistant covers or materials. 4) Each different unit within the building shall have its particular address prominently displayed on its front and rear doors. (Rear door numbers only need to be one inch in height.) f. Alarms 1) The business shall be equipped with at least a central station silent intrusion alarm system. 2) All individual businesses within the complex will be/may be required to have an alarm system before occupancy. The type of alarm is dependent upon the nature of the individual business. Tenants should be advised to make contact with Crime Prevention Bureau well in advance of requested business occupancy for further details. 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 Conditions Of Approval as recommended by the Planning Commission to City Council Britannia East Grand PUD/UP/DR-01-006 April 4, 2002 Page 12 of 18 1) All entrances to the parking area shall be posted with appropriate signs per 22658(a) CVC, to assist in removing vehicles at the property owner's/manager's request. 2) Handicapped parking spaces shall be clearly marked and properly sign posted. 3) The parking and circulation for these projects appears to be adequate. 4) An Emergency Access Only roadway connection shall be provided through the site to connect with the Genentech Research and Development Campus. NOTE: For additional details, contact the Traffic Bureau at 829-3934. h. Misc. Security Measures 1) 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. This condition applies to the proposed restaurant pad. 2) Multiple tenant office and commercial buildings shall have floor to floor demising walls or security barriers separating individual tenant areas to prevent entry of adjacent spaces over the top of the divider. 3) Business machines visible from the exterior of the building should be equipped with desk pad type locking devices. 4) All highly portable, easily resaleable property should be inventoried and marked with a distinctive identification number. A commercial I.D. number can be assigned by calling the Crime Prevention Unit at 877-8926. 5) The perimeter of the site shall be fenced during construction, and security lighting and patrols shall be employed as necessary. 6) The fence surrounding the storage yard should be topped with triple-strand barbed wire or razor ribbon. 7) The childcare facility will develop a procedure for sign-in and sign-out of children to a designated guardian. They will also develop a procedure for handling children who are not picked up at the designated time and cases of suspected abuse or neglect. These procedures will be reviewed and approved by the South San Francisco Police Department prior to occupancy of the facility. Conditions Of Approval as recommended by the Planning Commission to City Council Britannia East Grand PUD/UP/DR-01-006 April 4, 2002 Page 13 of 18 8) Uniformed Security - The complex shall employ a uniformed security guard from at least 9:00 pm to 6:00 am, 365 days a year. This protection shall start upon occupancy of the first structure but is encouraged at the start of construction of the first building. (Police Department contact person: Sgt. Mike Newell, 877-8927) D. Fire Prevention/Building Division requirements shall be as follow: 1. The design and construction of all site alterations shall comply with all applicable codes and regulations in effect at the time of plan submittal and building permit issuance. 2. A separate building permit application shall be submitted for each independent structure proposed on the site. Applications shall be accompanied by five (5) complete sets of construction drawings to include: a) Architectural plans b) Structural plans c) Electrical plans d) Plumbing plans e) Mechanical plans f) Fire sprinkler plans g) Landscape/irrigation plans h) Site/civil plans i) Structural Calculations j) Truss Calculations k) Soils reports l) Title-24 energy documentation 3. The occupancy classification, construction type and square footage of each building shall be specified on the plans in addition to justification calculations for the allowable area of each building. 4. Any demolition of existing structures will require a permit. Submittal shall include three (3) copies of the site plan, asbestos certification and PG&E disconnect notices. Also, application must be made to the Bay Area Air Quality Management District prior to obtaining the permit and beginning work. 5. If on-site streets are privately owned, certain on-site improvements such as retaining walls, street light standards, and private sewer system will require plan review and permits from the Fire Prevention/ Building Division. Conditions Of Approval as recommended by the Planning Commission to City Council Britannia East Grand PUD/UP/DR-01-006 April 4, 2002 Page 14 of 18 6. A proposed list of street / court names should be submitted to the Fire Prevention / Building Division for review and approval once the site plan has preliminary approval. List should include a primary and alternate choice for each street or court. Final decision for street names will be made by the City. 7. "No new construction, or substantial improvements of a structure which would require a building permit, pursuant to the applicable provisions of the Uniform Building Code as adopted and modified in Chapter 15.08 of this code, shall take place in an area of special flood hazard without full compliance with the terms of this chapter and other applicable flood control requirements". Prior to submittal of plans to the Building Division for plan review, the applicant shall determine where the actual flood fringe boundary lines occur on the property. The lines shall be incorporated onto a site/topographical plan which shall be included as part of the required plan information noted above. 8. Building pads must be elevated to a point at least one foot above 100-year flood levels. 9. With regard to any grading or site remediation, soils export, import and placement; provide a detailed soils report prepared by a qualified engineer to address these procedures. In particular the report should address the import and placement and compaction of soils at future building pad locations and should be based on an assumed foundation design. This information should be provided to Building and Engineering Division for review and comments prior to any such activities taking place. A grading permit may be required for the above-mentioned work. 10. Prior to building permit issuance for the construction of each building, geotechnical and civil pad certifications are to be submitted. 11. There are no readily available public utilities adjacent to this site. 12. Because of the elevation of nearby public sewer lines, a sewage ejector may be necessary to serve these buildings. Design for the ejectors must be reviewed and approved by the Engineering Division and Water Quality Control. A double pump alarmed system is required on all commercial buildings. Additionally, the separator will require a plumbing permit and inspections by this Division. 13. Fire sprinklers will be required throughout both buildings. Separate application by a C-16 contractor is required. 14. Fire sprinklers modifications may be needed. Separate application by a C-16 contractor is required. Conditions Of Approval as recommended by the Planning Commission to City Council Britannia East Grand PUD/UP/DR-01-006 April 4, 2002 Page 15 of 18 15. Water for landscape irrigation should be separately metered. 16. If fencing exceeds 6' in height, a building permit is required. 17. Wooden retaining walls are not approved for use in SSF. Retaining wall must be concrete or masonry, crib wall, “Keystone”, or an equivalent system. 18. All site signage as well as wall signs require a separate permit and application (excluding address numbering). 19. Monument sign(s) located at the driveway entrance(s) shall have address numbers posted prominently on the monument sign. 20. Each building shall have address numbers posted in a conspicuous place. Numbers should be minimum 10" in height and either internally or externally illuminated. 21. In accordance with Uniform Building Code section 2902.3, separate men's and women's restrooms shall be provided if the number of employees at each facility exceeds four. 22. In accordance with Uniform Building Code, the men's and women's restrooms must contain a minimum of two water closets each (one urinal may be substituted for one of the water closets in the men’s room). 23. In the parking structure, in areas where motor vehicles are stored, floor surfaces shall be of noncombustible, nonabsorbent materials. Floors shall drain to an approved oil separator or trap discharging to sewers in accordance with the Plumbing Code and South San Francisco Municipal ordinances. 24. The site development of such items as common sidewalks, parking areas, stairs, ramps, common facilities, etc. are subject to compliance with the accessibility standards contained in Title-24, California Code of Regulations. The civil, grading and landscape plans shall address these requirements to the extent possible. 25. The proposed facility shall be designed to provide access to the physically disabled in accordance with the requirements of Title-24, California Code of Regulations; i.e., accessible parking stalls, path of travel, primary entrance, interior travel path and restrooms. 26. All areas within the site must be handicap accessible. All newly constructed buildings on a site shall have, but are not limited to, the following accessible features: a. Path of travel from public transportation point of arrival Conditions Of Approval as recommended by the Planning Commission to City Council Britannia East Grand PUD/UP/DR-01-006 April 4, 2002 Page 16 of 18 b. Routes of travel between buildings c. Accessible parking d. Ramps e. Primary entrances f. Sanitary facilities (restrooms) g. Drinking fountains & Public telephones (when provided) h. Accessible features per specific occupancy requirements i. Accessible special features, ie., ATM's, exterior phone booths, point of sale machines, etc. 27. Pedestrian access provisions should provide a minimum 48" wide unobstructed paved surface to and along all accessible routes. Items such as signs, meter pedestals, light standards, trash receptacles, etc., shall not encroach on this 4' minimum width. Also, note that sidewalk slopes and side slopes shall not exceed published minimums per California Title 24, Part 2. 28. All 3-story buildings will require elevators. 29. Minimum elevator car size (interior dimension) is 68” wide and 51” deep, with a clear door width of 36”. 30. Minimum elevator car size (interior dimension) is 68” wide and 51” deep, with a clear door width of 36”. Also, at least one elevator car per building shall accommodate a stretcher, 80” wide and 54” deep with a 42” wide door opening. 31. Review and approval by the San Mateo County Health Department may be required prior to submittal for building permit plan review. 32. School fees will be required for the project. School fees for commercial projects are computed at $0.33 per square foot of interior space. Calculations are done by the SSFUSD and those fees are paid directly to them prior to issuance of the building permit. 33. A minimum of two exits, with proper separation, are required from the third floor of each building. The exits must located a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the area served. 34. If occupant load for any area exceeds 30, rated corridors may be required. 35. In the service areas, mechanical ventilation will be required capable of exhausting a minimum of 1.5 cubic feet per minute per square foot of gross floor area. Connecting offices, waiting rooms, restrooms, and retail areas shall be supplied with conditioned air under positive pressure. 36. Maximum travel distance from any point within the building to an exit shall be 200’ unless rated corridors are used. Conditions Of Approval as recommended by the Planning Commission to City Council Britannia East Grand PUD/UP/DR-01-006 April 4, 2002 Page 17 of 18 37. Handicapped parking spaces must be provided according the following table and must be uniformly distributed throughout the site. Total Number of Parking Spaces Provided Minimum Required Number of H/C Spaces 1 to 25 1 26 to 50 2 51 to 75 3 76 to 100 4 101 to 150 5 151 to 200 6 201 to 300 7 301 to 400 8 401 to 500 9 501 to 1,000 Two percent of total 1,001 and over Twenty, plus one for each 100 or fraction thereof over 1,001 38. At least one handicap parking space must be van accessible; 9 feet wide parking space and 8 feet wide off- load area. Additionally, one in every eight required handicap spaces must be van accessible. 39. Minimum shower size in the fully handicapped room is either 60” wide by 30” deep or 42” wide by 48” deep. 40. Adequate utility easements must be provided for all services to include water, sanitary sewer, storm drain piping, as well as gas, electric and telephone. 41. Designated easements for ingress and egress must be provided to all new lots which do not front on a dedicated street. For fire-fighting and emergency personnel, those access ways shall be a minimum of 25’ wide. 42. This site may contain particularly caustic and/or corrosive soils. Mitigating design for any in-ground piping systems or reinforcing elements which may be detrimentally affected will need to be addressed during design. 43. Property lines shown through proposed buildings must be eliminated by consolidation or buildings must be relocated, redesigned to fall within property line boundaries. Conditions Of Approval as recommended by the Planning Commission to City Council Britannia East Grand PUD/UP/DR-01-006 April 4, 2002 Page 18 of 18 44. On site fire hydrants will be required. 45. Fire lanes must be designated; painted and signed. 46. Knox box keyed entry system is required at designated access doors. 47. An Opticom Traffic signal detection system will be required for roadways impacted to access the site. (Contact: Jim Kirkman, Fire Marshal/Chief Building Official: 650 829-6670) E. Water Quality Control Department requirements shall be as follow: 1. Once constructed, the onsite catch basins shall be stenciled with the approved San Mateo Countywide Stormwater Logo. Contact Ray Honan at Water Quality Control for details, (650) 877-8634. 2. In accordance with the Municipal Code and Federal law, new stormwater pollution control devices CDS Units/Stormceptors are to be installed in any new drainage inlets. In addition, the applicant is required to submit a maintenance schedule for these units to the Environmental Coordinator. 3. The subject site is over 5 Acres. Consequently, a Stormwater Management Plan is required. Plan shall be completed and submitted before the Building Permit is issued. 4. The applicant shall pay a Sewer Connection Fee based on the type of tenant occupancy. 5. An Erosion and Control Plan with winterization is required before any grading can take place. Plan shall be submitted to the Environmental Coordinator. 6. Separate water meters are required for buildings and landscape areas. 7. Additional comments will be provided when building plans are received. (Contact Ray Honan, Environmental Coordinator: (650) 877-8634)