HomeMy WebLinkAboutPC Meeting 11-02-00 (Reso 2603-2000) - ZA-97-027
RESOLUTION NO. 2603-2000
PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO
STATE OF CALIFORNIA
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF SOUTH SAN FRANCISCO RECOMMENDING THAT THE
CITY COUNCIL APPROVE A ZONING ORDINANCE
AMENDMENT TO MODIFY THE BAY WEST COVE SPECIFIC
PLAN.
WHEREAS, an application was submitted by Hines and Slough, BTC, LLC (“Co-
Applicants”) to approve amendments to the approved Bay West Cove Specific Plan to replace
the approved auto sales and big box retail type development currently allowed within a 42.2 acre
portion of the Bay West Cove site (Planning Areas 1, 2, and 3) with a mix of office,
R&D/biotech, hotel, retail and restaurant uses; and
WHEREAS, the proposed amendments to the Specific Plan, outlined in Exhibit A,
identify a maximum development intensity as indicated below:
▪ Planning Area 1a (16 acres) - 600,000 gsf office, 20,000 gsf restaurant/retail
▪ Planning Area 1b (4 acres) - 350 hotel rooms or 200,000 gsf office;
▪ Planning Areas 2 & 3 (22.2 acres) - 564,000 gsf office/R&D, 10,000 gsf
restaurant/retail, 8,000 gsf childcare facility (80-100 children); and
WHEREAS, the proposed amendments to the Specific Plan comply with applicable
portions of California State law governing specific plans; and
WHEREAS, the proposed Specific Plan amendments comply with the City’s General
Plan and specifically with Guiding Policy 3.5-G-3, which promote campus-style biotechnology,
high-technology and research and development uses, and with Implementing Policy 3.5.I-8,
which encourages the development of employee-serving amenities with restaurants, cafes,
support commercial establishments such as dry cleaners, to meet the needs of the employees in
the East of 101 Area; and
WHEREAS, the proposed Specific Plan amendments comply with the applicable policies
contained in the East of 101 Area Plan; and
WHEREAS, a Supplemental EIR has been prepared, which addresses potential
environmental effects of the proposed Specific Plan amendments; and
WHEREAS, the Planning Commission held a public hearing on the proposed
amendments on October 19, and November 2, 2000, for the purpose of reviewing and
considering all public testimony on the proposed Specific Plan amendments; and
WHEREAS, proper notice of said hearings were given in all respects as required by law;
and
WHEREAS, the Planning Commission did hear and use its independent judgment and
considered all said reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the South San Francisco Planning
Commission does hereby find that:
A. Proper environmental documentation has been prepared regarding the proposed
Specific Plan amendments in accord with the California Environmental Quality
Act.
B. The Bay West Cove Specific Plan Amendments are consistent with the policies
and objectives of the City’s General Plan.
C. The proposed amendments to the Bay West Cove Specific Plan are consistent
with the applicable goals and policies of the East of 101 Area Plan, as amended.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission
does hereby recommend that the City Council approve the amendments to the Bay West Cove
Specific Plan, attached as Exhibit A, (Underline/Strikeout Revisions to the Bay West Cove
Specific Plan).
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 2nd day of November , 2000
by the following vote:
AYES: Commissioner Baldocchi, Commissioner D'Angelo, Commissioner Honan, Commissioner
Teglia, Commissioner Romero, Vice Chairperson Meloni and Chairperson Sim
NOES: None
ABSTAIN: None
ABSENT: None
ATTEST:
Commission Secretary
Thomas C. Sparks
Exhibit A Proposed Revisions to Bay West Cove Specific Plan Text – Chapter 20.61 Underlines indicate additional text Strikeouts indicate deleted text
Chapter 20.61 SHEARWATER BAY WEST COVE SPECIFIC PLAN DISTRICT*
Sections: 20.61.010 Zone district established. 20.61.020 Zoning map. 20.61.025 Project description and intent. 20.61.030 Regulations generally. 20.61.035 Uses permitted. 20.61.040 Maximum densities/Floor area ratios. 20.61.045 Site planning development standards. 20.61.050 Landscape zones and design standards. 20.61.055 Architectural guidelines. 20.61.060 Signs. 20.61.065 Open space standards. 20.61.070 Transportation and circulation 20.61.073 Transportation demand management program 20.61.075 Infrastructure. 20.61.080 Public services. 20.61.085 Administration and implementation.
* Prior ordinance history: Ords. 996, 1008, 1050, 1051, 1063 and 1079. 20.61.010 Zone district estabished. A zoning district entitled “Bay West Cove Specific Plan District" is established, consisting of all lands so designated on the zoning map of South San Francisco. All regulations herein shall apply to such district. (Ord. 1216 § 2 (part). 1997) 20.61.020 Zoning map. The district boundaries shall be as described in Exhibit 1 to the ordinance codified in this chapter. Copies of the specific plan map are reproduced at the end of this chapter. (Ord. 1216 § 2 (part), 1997) 20.61.025 Project description and intent. (a) The intent of the project is to:
1) Implement the East of 101 area plan.
2) Implement policies of the General Plan
2)3) Provide for the efficient extension of services and infrastructure.
3)4) Provide for a comprehensively planned development.
4)5) Ensure coordination of planning efforts with other local, state and federal agencies.
5)6) Provide a mechanism for flexibility in the long-term development of land uses, within
the bounds established by the specific plan.
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6)7) Provide a description of the project allowing for comprehensive environmental
reviews and inclusion of mitigations into the specific plan.
(b) The intent of the plan is to promote a modern mixed-use retail, lodging, office and
professional service center. The Bay West Cove site has been divided into five six
planning areas as follows and as shown on the maps at the end of this chapter:
1) Planning Area 1a consists of twenty sixteen acres at the southwest corner of the site.
2) Planning Area 1b consists of four acres at the westerly corner of Oyster Point
Boulevard and Veterans Boulevard.
2)3) Planning Area 2 consists of 19.2 acres at the southeast corner of the site.
3)4) Planning Area 3 consists of 4.6 acres in the center of the site.
4)5) Planning Area 4 consists of 8.5 acres on the northerly portion of the site.
5)6) Planning Area 5 consists of one hundred nineteen acres within the waters of San
Francisco Bay. (Ord. 1216 § 2 (part), 1997)
20.61.030 Regulations generally. (a) The regulations contained in this chapter shall apply to the Bay West Cove specific plan district. (b) Whenever this chapter, as adopted, does not provide specific standards and/or procedures for the approval and/or administration of development projects within the Bay West Cove specific plan district or for appeals concerning such approvals or the administration of development projects, the standards and procedures outlined in Title 20 of the South San Francisco Municipal Code in effect at the time the issue arises shall be the standards and procedures applicable to such development projects.
(c) Whenever a subdivision map or parcel map is filed in connection with a project within the
Bay West Cove specific plan district, no building permit shall be issued for the project
unless and until all of the requirements (including but not limited to recordation) related to
the final subdivision or parcel maps have been met.
(d) Any land use designation not specifically authorized herein shall be deemed prohibited.
(e) The public improvements referenced to serve the uses set forth in this chapter may be
funded, as practicable and legally and fiscally feasible, by one or more of the following
measures:
1) Contributions and advances by the owner.
2) Financing as authorized by the Community Redevelopment Law (commencing at
California Health and Safety Code Section 33000).
3) Assessment districts (including but not limited to public improvement districts,
landscaping and lighting districts and other mechanisms) and bond issues authorized
thereunder. The credit, assets and revenues of the city redevelopment agency shall not
be pledged, used, or relied upon in obtaining such financing. (Ord. 1216 § 2 (part),
1997)
20.61.035 Uses permitted.
Uses permitted in the Bay West Cove specific plan district and planning areas, which must be
consistent with the specific plan and which are subject to first obtaining approval of a precise
plan and, as applicable, subdivision or parcel maps, are subject to the regulations contained in
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this chapter and applicable sections of Titles 19 and 20 of this code. The following uses shall be
permitted:
(a) Ancillary and accessory uses normally and customarily associated with any other
permitted uses – All Planning Areas;
(b) Automobile sales and service, new and used;
(c) Child care facilities – all planning areas (c) (d) Commercial retail, including cConvenience retail – Planning Areas 1a, 1b, 2 &3 ; (d) (e) Hotels and motels – Planning Areas 1b & 4;
(e) (f) Offices: business, professional, administrative and financial – Planning Areas 1a, 1b, 2 & 3; (f) (g) Drive through restaurants, subject to a conditional use permit;
(g) (h) Personal services; all planning areas (h) (i) Repair services; all planning areas
(j) Research and Development – Planning Areas 1a, 2 & 3;
(i) (k) Restaurants – All Planning Areas; (j) (l) Shoreline-oriented recreation – All Planning Areas. (Ord. 1216 § 2 (part), 1997) 20.61.040 Maximum densities/Floor area ratios.
(a) The maximum amount of development intensity shall be in accord with the following
table: Allowable floor area in Planning Areas 1a, 1b, 2 and 3 shall be in accordance with the following:
Land Use Base Floor Area Ratio
All permitted uses except hotels 0.50 FAR
Hotels 1.2 FAR
1) The Redevelopment Agency may grant additional floor area allocations (FAR
Bonuses) within Planning areas 1a, 1b, 2 and 3 on a case by case basis in accordance
with policies contained in the General Plan, as follows:
Land Use Base Floor
Area Ratio
FAR Bonus
for Specified Transportation Demand
Management (TDM)
Standards
FAR Bonus
for Off-site Improvements
FAR Bonus
for Projects meeting Specified
Design Standards
Total
Maximum Allowed FAR
All permitted
uses except hotels
0.50 FAR 0.20 FAR 0.20 FAR 0.10 FAR 1.0 FAR
Hotels 1.2 FAR 0.4 FAR 0.20 FAR 0.20 FAR 2.0 FAR
Office use may be permitted in Planning Area 1b only if it is proven to the satisfaction of the
Redevelopment Agency that a full service hotel project is not viable on the site.
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(b) The maximum amount of development intensity allowed in Planning Areas 4 and
5 shall be in accord with the following table:
Planning Area Land Use and Maximum Square Footage
1 Retail auto sales (90,000 square feet)
2 Commercial retail (244,372 square feet) or hotel,
(225 rooms, 184,258 square feet) and commercial
retail (175,000 square feet)
3 Commercial retail (61,420 square feet) or hotel (150 to 250 rooms, 204,732 square feet)
4 Two hotels, 350 to 450 hotel rooms
(370,260 square feet) or commercial retail (222,156 square feet)
5 No development allowed
Total
617,948 to 1,033,250 square feet depending on the configuration
(a) (b) Open spaces shall be integrated into development with pedestrian walks and defined by
landscaping and other elements to create a sense of place. Additionally, open spaces shall
provide pedestrian linkages between on-site gathering places. Open spaces shall be
accessible to the public, highly visible and well lit. Benches, light standards, kiosks, trash
receptacles, and other street furniture shall be provided in open spaces and shall be
designed in a coordinated fashion to enhance the appearance and function of the site and
open space. (Ord. 1216 § 2 (part), 1997)
20.61.045 Site planning development standards.
Development shall be regulated by the following standards:
(a) Setbacks shall be provided for both buildings and parking, as follows:
Setback Feature Minimum Building Setback
(in feet)
Minimum
Landscape
Setback
(in feet)
Minimum
Parking
structure
setback
(in feet)
Oyster Point Boulevard 20 20 20
Oyster Point Boulevard
adjacent to freeway
overpass structure
20 20 10
West property line 20 10 10
East property line 20 10 6 15
Bay West CoveVeterans
Boulevard
1520 15 20 20
Bay shoreline and marsh see note 1 35 100
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Other Surface parking 20 feet average, with no less than
15 feet at any point For buildings
exceeding 2 stories or 35 feet as
measured for highest finished
grade, whichever is more
restrictive, an additional 1 foot of
setback area shall be provided for
each 1 foot of height above 35 feet
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Notes: 1) Bay Conservation and Development Commission (BCDC) jurisdictional area development will comply with requirements established by the BCDC pertaining to the BCDC jurisdictional area. The BCDC jurisdictional area is located within one hundred feet of the mean high tide line. Commercial improvements located within the shoreline band are permitted by BCDC on a case-by-case basis. The city may similarly permit improvements within the shoreline band and as permitted by the East of 101 area plan. 2) Activities permitted within building setback areas include landscaping, pedestrian walkways, gathering areas, driveways, and utilities and parking. 3) Activities permitted within parking setback areas include landscaping, pedestrian walkways, gathering areas, driveways, and utilities.
(b) Maximum building height, unless noted below, shall not exceed the maximum height limit
established by the San Mateo County airport land use commission based on Federal
Aviation Administration Regulation Part 77, as noted on Exhibit 2.
Building height for single story "big box" retail buildings shall be forty feet to the top of
parapet or roof, plus fifteen feet for architectural elements and roof screening. For other
single story retail buildings, the maximum building height shall be forty feet, including
mechanical equipment screening, if utilized.
(c) Parking shall be provided as follows:
1)All uses located in Bay West Cove shall provide on-site parking and loading facilities in
accord with the city parking ordinance and Bay West Cove specific plan.
Use Parking Ratios
Office 2.83 spaces per 1,000 square feet
Research and
Development
3.1 parking spaces per 1,000 square feet
Hotel See South San Francisco Municipal Code Section 20.74.060 (i)
Restaurants 1 space 200 square feet
Retail 1 space per 200 square feet
Childcare 1 space per 1,000 square feet, plus 2 spaces per 1,000 square feet
peak period loading
2)1) Convenient pedestrian circulation shall be provided throughout all projects to connect parking areas and public transit facilities with buildings and pedestrian open spaces.
These rates should generally not be exceeded. However, the City may accept revised parking standards
as long as the amount of parking generated by the standards is supportive of the recommendations and
requirements of the Transportation Demand Management plan prepared for the project.
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3)2) Parking stall requirements within Bay West Cove are subject to the guidelines established in the South San Francisco Municipal Code and the East of 101 area plan. Parking stall calculations shall be based on gross floor area (gfa). 4)3) Parking standard stalls shall be eight feet six inches by eighteen feet, unless larger sizes are desired by tenants. Aisle widths shall be as follows:
Stall Angle One-Way Aisle Two-Way Aisle
90-degree 25’0” 25’0”
60-degree 21”0” 25’0”
5)4) A two-foot overhang is permitted into adjacent landscape areas where landscaping
width is six feet or greater. , and where such overhang would not otherwise interfere
with the growth of the adjacent planting.
6)5) Parking spaces required for public shoreline access shall be convenient to the
shoreline and shall be properly and clearly marked and posted per the California
Vehicle Code.
7)6) The minimum size of fire lanes shall be twenty feet. Where fire lanes are bordered by
walls, (twenty-foot clearance, wall to wall), or to structure, an additional five to ten
feet shall be provided between fire lanes and structures to provide room for laddering
buildings and other fire ground operators.
8)7) Designated “Accessible Parking" spaces and signs shall be provided to meet current
California Administrative Code regulations, Title 24, Part 2. In addition, one in every
eight handicap accessible stalls required must meet van access standards.
9)8) Designated bicycle parking areas should be considered shall be provided for the
convenience of employees using bicycles. To avoid clutter of bicycles parked in
unplanned locations, bicycle parking areas shall be conveniently located next to
employee entrances and be provided with lockers or racks having security locking
capabilities.
10)9) Parking areas shall be screened from view from streets and adjacent property by
landscaping, including berms where appropriate.
11)10) Dead end parking aisles shall be avoided.
(d) Loading and Service Areas.
1) All loading facilities and maneuvering areas shall be located on the same site as the
use it serves.
2) Loading and unloading shall only be permitted in the rear or side yard areas and shall
not face the Bay or be visible from any public streets.
3) Aisle widths adjacent to loading docks shall have a minimum width of thirty feet.
4) Loading docks shall be set back a minimum distance of sixty feet from the northerly
right-of-way line of Bay West Cove Veterans Boulevard.
5) Loading facilities shall be adequately screened from public view to the satisfaction of
the chief planner of South San Francisco through the use of screen walls and
landscaping.
6) Minimum aisle width adjacent to loading areas, without high dock doors, shall be
sixteen feet for one-way traffic and twenty-eight feet for two-way traffic.
7) Provisions shall be made on each site for necessary vehicle loading. On-street vehicle
loading is prohibited.
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8) No street parking, staging or maneuvering of delivery trucks shall be permitted in
order to access loading docks unless within designated truck maneuvering areas.
9) Truck dock and loading zones are subject to individual evaluation by the city public
works department.
10) Truck docks or loading areas shall not face San Francisco Bay.
(e) Screening Area of Auto Sales. An eight-foot-high masonry screen wall shall be located
adjacent to the southwesterly edge of the main access road for purposes of screening the
auto sales area in Planning Area 1. This screen wall shall be set back from the main access
road approximately fifteen feet to incorporate a ten-foot landscape interior zone and a
five-foot concrete sidewalk for pedestrian access. See Exhibit 3.
(f) Emergency Vehicle and Trash Truck Clearances. Parking lot layouts and service areas
must be designed to accommodate emergency vehicles and appropriate service vehicles.
(g) Minimum Sight Distance Clearances. A clear sight area shall be established at all
intersections of public or private streets within each planning area. This area shall be
defined by a linear horizontal plane, taken at a forty-five-degree angle, connecting the two
points twenty-five feet from the intersection of the property lines or the prolongation of
such lines. The maximum height of visual barriers, including but not limited to signs,
landscaping, fences, walls and other structures, shall not exceed thirty-six inches above
the top of the curb or forty- four inches above the surface of the street,See Exhibit 4.
(h) Lighting and illumination. Parking lots, driveways, circulation areas, aisles, passageways,
recesses and ground contiguous 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 darkness and
provide a safe secure environment for all persons, property and vehicles on the site. Such
lighting shall be equipped with vandal-resistant covers. The following minimum levels of
illumination shall be achieved:
1) Open parking lots: one to two foot-candles at ground level;
2) Pedestrian path/bike path: one-half to one foot-candle at ground level;
3) Covered parking: five foot-candles at ground level:
4) Cart storage. Cart storage areas shall be conveniently located throughout the parking
area. When cart storage areas are located along the facade of buildings, low
decorative screening shall be utilized to screen carts.
(i) All outdoor storage areas shall be visually screened with a durable six-foot or higher
noncombustible enclosure, so as not to be visible from adjacent sites or streets. Refuse or
other storage enclosures shall be designed and constructed of materials, finishes and
colors so as to be compatible with primary buildings. (Ord. 1216 § 2 (part), 1997)
20.61.050 Landscape zones and design standards.
Landscape areas for the Bay West Cove project are divided into two three separate zones or
areas: the streetscape setback zone, landscape setback zone and landscape interior zone, as
shown on Exhibit 5.
(a) Overall landscape standards include:
1) A minimum of twenty-five fifteen percent of the area within property lines of the
development site shall be devoted to landscape materials, inclusive of landscape
setback zones. This landscaping shall be evenly distributed throughout the site.
2) Landscape plantings shall be selected from the plant materials list within the design
guidelines.
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3) Landscape phasing, if any, shall be consistent with planning area phasing and
indicated on the landscape plans submitted to the city.
(b) Standards for the Landscape Streetscape and Setback Zone.
1) Transition from the streetscape to the site landscape areas shall be smooth, with
grades not exceeding five percent.
2) Landscape plantings shall be continuous across setback lines.
3) Surface parking areas within the landscape setback zone along major arterials shall be
screened by a berm or hedge maintained at a continuous height three feet, consistent
with the plant list contained in this chapter.
4) Landscape plantings shall be selected from the plant materials list under the setback
zone with the final selection of plant material to be approved by the city.
5) All landscaping, including public street trees, shall be shown on public improvement
plans and approved by the city.
6) Enhanced landscape plantings and major project identification are encouraged shall
be provided at parcel and/or street corners within the landscape setback zone.
7) Perimeter landscape phasing, if any, shall be indicated on landscape plans submitted
to the city.
8) Building entrances shall be well articulated and project a formal entry statement
through a variation of building form, decorative pedestrian plazas and planted areas.
9) Complementary colors, materials and textures in conjunction with building forms are
encouraged.
10) Landscape design and plant material selection will be as appropriate for specific areas
within the landscape setback zone. These areas include the railroad right-of-way
setback, adjacent property setback and bay front setback.
(c) Standards for Landscape Interior Zone.
1) Enriched, low-profile paving in parking areas, adjacent to main building entrances,
plazas, outdoor eating areas and pedestrian circulation areas through parking lots is
encouraged.
2) Accent trees providing contrast in texture, color and form to surrounding buildings
and located in groups and masses are encouraged. The number of different species
used shall be kept to a minimum and repetition of species is encouraged to retain
continuity and conform to the harsh environmental conditions of the site. Accent
shrub, vine and groundcover plantings providing contrast in texture, color, and form,
grouped in masses are encouraged.
3) Parking lot landscaping should facilitate easy and safe pedestrian circulation. A
minimum of one 15-gallon tree shall be installed for each ten parking stalls, to be
placed at the end of the rows, within planting "fingers” and/or six-foot by six-foot tree
wells aligned on striping between double rows of parking. The minimum number of
parking lot trees is determined by dividing ten into the total number of parking stalls.
4) Planter areas within parking areas shall be a minimum of three feet clear in width,
measured from the inside of the curb. A three-foot-wide concrete walk shall be
constructed inside the planter area at the ends of rows of parking stalls. Tree wells
and planter area curbs may be used in lieu of wheel stops. Curbs for tree wells and
other planter areas shall have a minimum of six feet inches in height. Concrete curbs
shall be constructed in accordance with city standard drawing No.20, or successor
drawing.
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5) A maximum slope of 2:1 is may be allowed within the side or rear yard planting
zone. A one two-foot minimum flat transition area shall be provided at the top and
bottom of all slopes. Sloping areas along the easterly and southeasterly portions of the
property may require retaining wall solutions.
6) At all side and rear yards, whenever development of a planted area adjacent to the
property line is proposed, the design plans for each adjoining parcel shall be
coordinated for consistency. Tree species shall be selected for continuity between
projects, with the number of different species kept to a minimum. Accent shrubs, vine
and groundcover plantings providing contrast in texture, color, grouped in masses, are
encouraged.
(d) Landscape Amenity Standards.
1) Pedestrian plazas or courtyards shall be provided to promote the proposed pedestrian
aspect of the project. Centra1ized outdoor lunch patios/courtyards are required at each
development site. Seating, shade and other amenities are also required, as determined
by the chief planner. These areas will play an important part in establishing Bay West
Cove as a quality working and shopping environment.
2) Textured (low-profile) pavement treatment in the form of brick/stone/ti1e pavers
and/or exposed aggregate concrete are encouraged to help define pedestrian from
vehicular travel lanes.
3) Plazas and courtyards shall be separated from loading areas with the placement of
plazas and courtyards intended to further public access and use of these facilities.
4) Public access along the bay front is required. Site amenities shall include some or all
of the following amenities: bicycle path, seating and viewing area, landscape
planting, marsh/wetland establishment and interpretive signs. Bay trail improvements
shall be installed by Bay West Cove LLC, or successors, in conjunction with the
development of a precise plan along the frontage of the bay front adjacent to the
precise plan area.
(e) Landscape Irrigation
5)1) All ground mounted utilities and irrigation equipment shall be screened from public
view by massing of trees, shrubs, or combination of same.
6)2) All landscape areas shall be completely irrigated by remote controlled, underground
irrigation systems. Irrigation plans shall be approved by the city.
(f) Landscape Maintenance
1) All planted and paved areas shall be maintained at all times in a well-kept, weed and
litter free condition. Plantings shall be kept in a healthy growing condition.
Unimproved sites shall be maintained at all times by the property owner. (Ord. 1216 §
2 (Part), 1997)
1)2) The owner of each parcel will, at all times, keep and properly maintain the entire
premises in a safe, clean condition and in a good state of repair, complying in all
respects with governmental, health, fire, and police requirements and regulations.
20.61.055 Architectural guidelines.
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(a) Building massing is to be pedestrian in scale and not excessively bulky, overbearing or
monolithic. Primary building masses are to be set back from the street or accessway to
avoid cramping the streetscape.
(b) Balancing of sloping roof forms with horizontal and vertical roof elements, such as towers
and parapets, is encouraged. Building forms of simple geometry with sensitive use of
sculptural forms, to define and enhance, are encouraged. Building offsets to reduce mass,
strengthen entry plazas and establish architectural interest is stressed. Projecting forms
which break up long blank facades, overheads which add shade and shadow, emphasizing
horizontal elements are also encouraged.
(c) Low pedestrian scale is encouraged through the use of low profile building facades, stepping
building masses and landscaping. Building signs and other elements constructed near
pedestrian levels create a pleasant, human scale and shall be promoted as part of project
development. Diversity of material within the lower zone of a project is encouraged to
create both visual interest and convey a sense of quality.
(d) Building proportions should achieve a strong building base and a diminishing appearance as
the building is visualized against the skyline.
(e) Design and materials of all elements within a development should be similar and compatible.
(f) In addition to height requirements, consideration should be given to permitting additional
height for accent features and focal elements, such as towers.
(g) Colonnades, arches, plazas, arcades and courtyards should be used to create architectural and
functional interest. Window designs should be used to accentuate the rhythm of building
bays, and maximize pedestrian view of storefronts as appropriate.
(h) Sensitive choice of building materials is essential to the character of buildings within the Bay
West Cove project. Primary surfaces should be finished in materials which convey the
character of natural materials and smaller modular scale, such as wood, stone, brick and
plaster. Prefabricated materia1s of larger scale, such as metal panels, should be
discouraged except in areas of limited visibility. Materials should be simple and easy to
maintain. All structures erected within the project, with the exception of trim and minor
architectural features, shall be constructed of masonry, concrete, glass, steel, or other
materials of a similar high quality nature.
(i) Building color schemes will be non-complex, light in shade and consist of simple accents.
Ground floor glazing should be clear. Primary walls should be treated with a neutral color
with a wider spectrum of complementary accents.
(j) All sides of a building visible from streets or a public area shall be detailed and treated with
relief elements and variation in plane. Architectural elements used for providing relief
should include awning projections, trellis, built-in planters, integrated plazas, expression
of structural elements, changes in material and textures or use of other elements that create
shade and shadow pattern.
(k) Architectural style is intended to be complementary throughout the Bay West Cove project.
Varying architectural styles may be proposed so long as no visual conflict is created.
(l) Colonnades and arcades providing protection from sun, wind and rain should be used
whenever possible.
(m) Roof mounted equipment shall be screened from view by parapets or other building forms.
(Ord. 1216 § 2 (part), 1997)
(a) Master Planning/Open Space
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1) Buildings should be designed to avoid a singular front or back orientation and to take
advantage of the view corridors. Equal architectural emphasis should be applied to
each building elevation
2) Buildings should be master planned to create functional open spaces for all users.
Open space shall provide amenities including seating areas, shall be protected as
much as possible from the wind, and should be oriented for maximum sun exposure.
3) Architectural style is intended to be complementary throughout the Bay West Cove
project. Varying architectural styles may be proposes so long as no visual conflict is
created.
(b) Massing
1) Building forms should be of simple geometry with sensitive use of sculptural forms to
develop a strong design concept.
2) Building offsets and changes in plane to reduce the apparent bulk, strengthen entry
plazas and create architectural interest is encouraged.
(c) Scale
1) Development of a pedestrian scale is encouraged through the manipulation of
building mass, detailing of the façade and landscape planting.
2) Entrances should be visible as employees, hotel guests and visitors approach the
buildings.
3) Architectural features which shelter from the wind and rain will be encouraged.
(d) Materials
1) Materials should be of high quality and low maintenance, including glass, steel,
concrete, metal and wood.
2) Building elevations should incorporate more than one material and texture.
3) Building materials should convey quality and permanence.
4) Highly reflective materials shall be discouraged.
(e) Parking Structures
1) Parking structures should be sited to downplay their presence on the site to the
greatest extent possible.
2) The exterior elevations of parking structures should be simple, attractive and
complementary of the building design.
3) Surface relief elements and articulation is encouraged in order to reduce the apparent
scale of the garage elevation.
4) Landscape planting around the base and trellises along the top should also be
incorporated to soften the appearance of these structures.
5) Development of architectural elements as visual cues (such as stair towers) to
promote site orientation and provide visual interest are strongly recommended.
(f) Roof-mounted Mechanical Equipment – All roof-mounted equipment shall be screened
from views of neighboring properties/vantages.
1) Roof-mounted equipment should be grouped into concentrated areas
2) Equipment should be painted to match the color of the roof.
3) When not installed within a well, equipment should be screened within
structure/screen designed as an integral part of the building massing.
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4) Materials used on equipment screens shall be of the same general quality and
compatible with the building materials.
(g) Service Equipment – Equipment required for building services, including transformers,
emergency generators, gas meters and similar components shall be carefully planned to
minimize visual impacts from public view, including vehicular routes, open space areas
and pedestrian pathways. All such equipment shall be adequately screened by means of
dense landscaping or other structural elements.
(h) Surface Mounted Equipment
1) The location and finish of exterior surface mounted equipment shall be carefully
planned and detailed.
2) The location of elements including access ladders, mechanical equipment, skylights,
vents and similar components should be coordinated into the building design to
minimize detrimental visual impact.
(i) Energy Conservation – All buildings shall be designed to comply with applicable Federal
and State conservation regulations
20.61.060 Signs. A separate master sign plan shall be approved by the redevelopment agency director of community development, identifying the maximum type, size, number and locations of temporary and permanent signs to be allowed. (Ord. 1216 § 2 (part), 1997) 20.61.065 Open space standards. (a) The linkage of the regional Bay Trail along the northerly frontage of the project site adjacent to the bay shall be constructed in a meandering manner. Buildings developed near the open space area shall, to the fullest extent possible, orient activities toward the open space. Pedestrian circulation along building storefronts shall provide distinct and easily accessible connections to the shoreline path. The pedestrian path shall consist of an unobstructed forty-eight-inch-wide paved surface to and from all accessible routes. Elements such as signs, light standards, trash receptacles and benches shall not encroach into the forty-eight-inch paved area.
(b) A permanent "no build" easement shall be recorded on the northerly tip of Planning Area
4 to allow for potential future emergency access from Koll Center/Sierra Point to the
north, however, there is no obligation on the part of Bay West Cove to actually construct
any emergency access improvements. (Ord. 1216 § 2 (part), 1997)
20.61.070 Transportation and circulation.
(a) Access to the project from Oyster Point Boulevard shall be provided at three points: an intersection formed with the extension of Gateway Boulevard, a new intersection with Bay West Cove Veterans Boulevard and a secondary access near the easterly boundary of the site.
(b) A two-lane primary roadway, Bay West Cove Veterans Boulevard, will provide primary
access through the site. The intersection with Oyster Point Boulevard will be widened to
accommodate four travel lanes. Landscaped medians shall be installed to provide an entry
statement as well as to facilitate separation of left-turning movements.
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(c) Access and transportation standards shall include:
1) Access drives shall be coordinated with other drives indicated on the approved Bay
West Cove specific plan.
2) The development of common access drives is encouraged within the Bay West Cove
project to minimize the number of curb cuts. Access drives should be coordinated
with adjacent parcels so as not to impede efficient traffic flow. Minimum two- way
drive aisles shall be twenty-five feet in width.
3) Access drive designs should incorporate provisions for efficient vehicle stacking
during peak periods of use.
4) Major drive aisles from Oyster Point Boulevard or the primary roadway shall be a
minimum of fifty-two feet wide. The main access road is to accommodate two ingress
and two egress lanes divided by a five-foot-wide landscaped planter. Parking shall not
be permitted on either side of Bay West CoveVeterans Boulevard.
5) Drive aisles at the entrance sides of proposed buildings shall be a minimum of
twenty-eight five feet in width. These aisles are intended for travel lanes and exclude
parking lot drive aisles.
6) Drive aisles at the rear (service) sides of buildings shall be a minimum of twenty-five
feet wide, or as approved by the South San Francisco fire department. Dead-end drive
aisles behind buildings shall be provided with a minimum 110-foot diameter turning
radius.
(d) A five-foot-wide concrete walk shall be provided along the southeast westerly edge of
Bay West Cove Veterans Boulevard for pedestrian access. Crosswalks shall be provided at
strategic locations along Bay West Cove to provide full pedestrian access throughout the
project.
(e) One bicycle parking rack/locker space shall be provided for every fifty stalls. Bicycle
parking racks/lockers shall be located in convenient locations, including adjacent to
building entrances and along the Bay Trail linkage. (Ord. 1216 § 2 (Part), 1997)
20.61.073 Transportation Demand Management
(a) General Requirements – Planning Areas 1a, 1b, 2 and 3
1) Project Sponsors shall implement a Transportation Demand Management Plan to
reduce vehicular trips, and shall be required to achieve a minimum 35% alternative
mode use by tenant employees.
2) TDM Monitoring Report - The project sponsors shall prepare an annual TDM report
to document a minimum 35% alternative mode usage as identified in the Bay West
Cove Supplemental EIR.
(A) Required monitoring shall commence two years after a certificate of occupancy
is granted for any building within Planning Area 1a, 1b, 2 or 3.
(B) The report will be prepared by an independent consultant, hired by the City, and
paid for by the project sponsors, working in full cooperation with the on-site
TDM Coordinator.
(C) The report will be based on an Employee Survey to determine employee
commute methods on a typical work day. All nonresponses will be counted as a
drive alone trip.
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3) If the results of the annual report indicate that the TDM program is not achieving the
35% alternative mode usage, the project sponsor will receive a warning and be
required to identify changes in the TDM program which will be undertaken during
the subsequent year in order to achieve the minimum 35% standard. If the annual
TDM report for the subsequent year indicates that, in spite of the changes in the TDM
program, the 35% alternative mode usage is still not being achieved, the project
sponsor may be assessed a financial penalty by the Redevelopment Agency for each
percentage point below the minimum 35% alternative mode use standard, as indicated
in the Owner Participation Agreement. The project sponsor shall continue to pay the
penalty on an annual basis until the 35% trip reduction standard is met.
20.61.075 Infrastructure. (a) General standards shall include: 1) All exterior utilities, including but not limited to drainage systems, sewers, natural gas lines, water lines, and electrical (except for transformers), shall be installed and maintained underground.
2) On-site underground utilities shall be designed and installed to minimize the
disruption of off-site utilities, paving and landscaping during construction and
maintenance.
3) No antenna or device for transmission or reception of any signals, including but not
limited to telephone, television, and radio, shall be placed on any lot so that it is
visible from five feet above the ground or ground floor level at a distance of five
hundred feet in any direction, unless specific written approval is granted by the chief
planner of the city.
(b) Site grading shall include the importation of fill to raise the site adequate to allow positive
drainage in a ten-year storm occurring at the one hundred-year flood elevation established
by FEMA. Building floors shall be a minimum of three feet above the one hundred-year
FEMA flood elevation. Finished slopes shall not exceed a maximum of 2: 1.
(c) Drainage of the site is proposed via a combination of drainage swales and underground
gravity pipelines. Planning Area 4 is proposed to drain directly into the Bay through a new
drainage outfall near the large existing outfall north of the site. The remainder of the site
will drain to a single outfall into the Bay near the existing site drainage outlet.
(d) Water service to the site is to be provided by the California Water Service Company from
a sixteen-inch main within Oyster Point Boulevard. A distribution main will provide
anticipated maximum on-site demand for domestic and fire flow water volumes and
pressures.
(e) Pacific Gas and Electric Company will provide natural gas and electrical service to the
site.
(f) Telephone and telecommunication service will be provided by Pacific Bell or other
authorized providers.
(g) Wastewater flows from the site will flow by gravity from the site to be pumped into an
existing collection system in Oyster Point Boulevard. Flows would then be conveyed to
city pump station No.2, which will pump wastewater to the city's water quality control
plant. (Ord. 1216 § 2 (part), 1997)
20.61.080 Public services. (a) Law enforcement shall be provided by the South San Francisco police department.
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(b) Fire and emergency services to the site will be provided by the South San Francisco fire
department. Buildings on the site shall be fully sprinklered. On-site fire hydrants shall be
provided at the direction of the fire department
(c) Solid waste disposal service shall be provided by South City Scavenger Company. (Ord.
1216 § 2 (part), 1997)
20.61.085 Administration and implementation.
(a) The Bay West Cove specific plan shall be implemented through the review of precise plans,
which sets forth in detail development details for proposed structures and related improvements
and their arrangements on individual parcels; parcel maps, design review and sign permits. The
South San Francisco redevelopment agency shall review precise plans, parcel maps, and sign
applications to determine consistency with the Bay West Cove specific plan and the
redevelopment plan.
(b) (a) Precise plans shall be governed by the following requirements:
1) No person shall commence any use, erect any structure or make exterior
modifications to any existing structure, parking area or structure, or shall any
certificate of occupancy be issued for any new use or structure or modification until a
precise plan has been approved in accord with this section. The following shall not
require the approval of a precise plan:
(A) Change in sign copy on existing sign, or on signs designed to allow a change of
copy;
(B) Changes required in whole or part by a requirement of any governmental agency.
2) When a precise plan is required by the Bay West Cove specific plan, the precise plan
shall be submitted to the executive director of the redevelopment agency. The
executive director shall check each application for completeness and, if the precise
plan is deemed incomplete, the executive director shall notify the applicant of any
deficiency within thirty days of precise plan submittal.
3) The following information and drawings shall be required for precise plan
consideration, except that the executive director of the redevelopment agency may
require either less or additional information, depending on the nature of the
application:
(A) Applicable tentative or final parcel and/or subdivision maps for the area encompassed by a precise plan;
(B) All landscape, hardscape and amenity features with appropriate plant materials
and sizes;
(C) Grading and drainage plans, unless the South San Francisco city engineer
determines such plans are not needed;
(D) Architectural plans and exterior elevations indicating profiles and exterior
materials and colors, drawn to scale;
(E) Scale drawing of all signs and light standards, with details of height, area, color,
methods of sign illumination;
(F) Any other drawings or additional information necessary for the
redevelopment agency to review and make its necessary determinations.
(c) 4) Each precise plan application shall be referred to the design review board, which
shall forward a recommendation to the redevelopment agency prior to final action on
the precise plan.
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5) In reviewing precise plans, the redevelopment agency shall adhere to the standards set
forth within and shall further attempt to foster and promote the general character and
purposes of the specific plan.
1)(A) To ensure orderly development of the site, the redevelopment agency shall
act promptly on any request for approval.
2)(B) The executive director of the redevelopment agency shall review the
application in light of guidelines and standards set forth herein and shall consult
with the staff of the affected departments in the review of each precise plan. The
redevelopment agency shall approve, conditionally approve, disapprove or
suggest modification to the precise plan. No approval shall be unreasonably
withheld by the agency if the precise plan complies with the specific plan.
(e) 6) If significant changes to an approved precise plan are desired by the applicant, a
revised precise plan shall be submitted and the redevelopment agency shall make the
following findings in approving or conditionally approving a precise plan:
1)(A) The proposed precise plan is consistent with the Bay West Cove specific
city's redevelopment plan and the owner participation agreement;
(B) The proposed precise plan is consistent with the City’s General Plan.
2)(C) The proposed precise plan is consistent with the East of 101 area plan.
(b) A conditional use permit may be approved by the redevelopment agency for drive-up and
drive-through restaurants within the Bay West Cove specific plan area, as follows:
1)Applications for conditional use permits shall be filed with the South San Francisco
planning division, on forms specified by the division with appropriate plans, drawings
and necessary fees;
2)Conditional use permit applications shall be considered at a public hearing held before
the redevelopment agency, with notice of said hearing provided as required by the
South San Francisco Municipal Code;
3)1) Conditional use permits may be approved, conditionally approved or disapproved by
the redevelopment agency. If approved or conditionally approved, findings shall be
made by the agency as specified in the South San Francisco Municipal Code.
(g) (b) Applications may be requested for a variance from Standards contained in the Bay West
Cove specific plan on forms prescribed by the planning division. The following other
requirements shall also apply to variance requests:
1) When a variance application is filed, the executive director of the redevelopment
agency shall make an investigation and review of said application. Upon completion
of the review, the executive director of the redevelopment agency shall set a public
hearing before the redevelopment agency on the application;
2) Variance applications shall be considered at a public hearing held before the
redevelopment agency, with notice of said hearing provided as required by the South
San Francisco Municipal Code;
At the conclusion of the public hearing, the redevelopment agency shall make written findings of
fact as to whether the variance sought will be in harmony with the Bay West Cove specific plan.
The redevelopment agency may, by resolution, grant or deny the variance as it deems necessary
to fulfi1l the purpose of the Bay West Cove specific plan and may grant the variance with
conditions and require reasonable guarantees and evidence that such conditions are being or will
be met.
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(c) Applications for signs within the specific plan areas shall be governed by the following
requirements:
1) All signs shall comply with the Bay West Cove planned master sign program.
2) No sign shall be constructed or installed without a permit from the South San
Francisco planning division and written approval from the property owner and
landlord.
3) Sign permits are required for all new signs and changes of sign face for existing signs.
A sign permit application must be filed with the planning division and must be signed
by both the business owner or authorized agent and the property owner or authorized
agent. Sign permit applications and filing instructions are available at the planning
division.
4) Sign permits are required for all new signs and changes of sign face for existing signs.
A sign permit application must be filed with the planning division and must be signed
by both the business owner or authorized agent and the property owner or authorized
agent. Sign permit applications and filing instructions are available at the planning
division.
5) All pylon signs, project entry signs and wall signs shall be approved as part of a
precise plan by the redevelopment agency.
6) Minor signs, including new signs containing less than twenty-five square feet of copy
area and change of copy for an existing sign shall require a Type A sign permit, to be
issued by the planning division. In cases not covered by the planned master sign
program, the city zoning ordinance and East of 101 area plan shall apply.
(c) Applications for parcel maps within the specific plan areas shall be governed by the
following requirements:
1) Applications for parcel maps shall be prepared in accordance with the
requirements of the City’s Subdivision Ordinance.
2) All lots shall either abut a dedicated and improved street or shall provide like
access in the form of an access easement, or other means acceptable to the City
engineer, to a dedicated and improved street.
3) Parcel map applications shall be processed in accordance with the standards and
procedures identified in the City’s Subdivision Ordinance with the
Redevelopment Agency acting as the Planning Commission.
(h) (d) Environmental reviews for implementing projects for the Bay West Cove specific plan
shall be as follows:
1) All development within the specific plan area is subject to the mitigation measures
contained in the Bay West Cove environmental impact report and mitigation
monitoring plan;
2) As provided in state law, certain projects may be exempt from further environmental
review when:
(A) The project is consistent with the Bay West Cove specific plan and the Bay West
Cove environmental impact report,
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(B) The Bay West Cove environmental impact report adequately identifies the
project's significant impacts and corresponding mitigation measures,
(C) The city has determined the type of environmental document needed in accord
with the California Environmental Quality Act, and has given notice of such fact
as required by state law and city implementing procedures;
3) All precise plans, subdivision and parcel maps within the Bay West Cove site have
been obtained through the adoption of the Bay West Cove environmental impact
report and are in conformance with the project description and impact analysis.
Future amendments to the specific plan may require additional environmental reviews
and determinations.
(i) (e) The Bay West Cove specific plan may be amended as set forth in California Government
Code Sections 65500 through 65507. (Ord. 1216 § 2 (part), 1997)
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