HomeMy WebLinkAboutOrd 1280-2000IN THE CITY COUNCIL OF THE CITY OF SOUTH SAN FRANCISCO
ORDINANCE NO. 1280-2000
AN ORDINANCE AMENDING TITLE 20, CHAPTER 20.61 OF
SOUTH SAN FRANCISCO MUNICIPAL CODE RELATED TO 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 ordinance comply
with applicable portions of California State law governing specific plans; and
WHEREAS, the proposed 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 3.5.1-
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 recommended approval of the proposed
Bay West Cove Specific Plan ordinance;
NOW, THEREFORE, the City Council of the City of South San Francisco does
ORDAIN as follows:
Title 20, Chapter 20.61, related to Bay West Cove, is hereby amended in its
entirety to provide as set forth in Exhibit A attached hereto and incorporated
herein by reference.
2. PUBLICATION AND EFFECTIVE DATE
Pursuant to the provisions of Government Code Section 36933, the City
Attorney shall prepare a summary of this ordinance. At least five (5) days
prior to the Council meeting at which this Ordinance is scheduled to be
adopted, the City Clerk shall (1) publish the summary, and (2) post in the City
Clerk's Office a certified copy of this Ordinance. Within fifteen (15) days
after the adoption of this Ordinance, the City Clerk shall (1) publish the
summary, and (2) post in the City Clerk's Office a certified copy of the full
text of this ordinance along with the names of those City Council members
voting for and against this ordinance or otherwise voting. This ordinance
shall become effective thirty (30) days from and after its adoption.
3. SEVERABILITY
In the event any section or portion of this ordinance shall be determined
invalid or unconstitutional, such section or portion shall be deemed severable
and all other sections or portions hereof shall remain in full force and effect.
Introduced and adopted at a special meeting of the City Council of the City of
South San Francisco, held the 21st day of November, 2000.
Adopted as an Ordinance of the City of South San Francisco at a regular meeting
of the City Council held the 13th day of December, 2000 by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Councilmembers Pedro Gonzalez, Karyl Matsumoto and John R. Penna,
Mayor Pro Tem Eugene R. Mullin and Mayor Joseph A. Fernekes
None.
None.
None.
ATTEST:
City Clerk
/
As Mayor of the City of South San Francisco, I do hereby approve the foregoing
Ordinance this 13th day of December, 2000.
' 1/ Mayor,,,.~
Exhibit A
Proposed Revisions to Bay West Cove Specific Plan Text - Chapter 20.61
Chapter 20.61
BAY WEST COVE SPECIFIC PLAN DISTRICT*
Sections:
20.61.010
20.61.020
20.61.025
20.61.030
20.61.035
20.61.040
20.61.045
20.61.050
20.61.055
20.61.060
20.61.065
20.61.070
20.61.073
20.61.075
20.61.080
20.61.085
Zone district established.
Cn. ing .map.. . ..
roject clescnpt~on and ~ntent.
_R. egulations generally.
Uses permittect.
Maximum densities/Floor area ratios.
Siteplanning development standards.
Landscape zones anddesign standards.
Architectural guidelines.
Signs.
Open space standards.
Transportation and circulation
Transportation demand management program
Infrastructure.
Public services.
Administration and implementation.
20.61.010 Zone district established.
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.
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.
20.61.025
(a) The
1)
2)
3)
4)
5)
6)
7)
Project description and intent.
intent of the project is to:
Implement the East of 101 area plan.
Implement policies of the. General Plan
Provide for the efficient extension of services and infrastructure.
Provide for a comprehensively planned development.
Ensure coordination of planning efforts with other local, state and federal
agencies.
Provide a mechanism for flexibility in the long-term development of land
uses, within the bounds established by the specific plan.
Provide a description of the project allowing for comprehensive
environmental reviews and inclusion of mitigations into the specific plan.
T1 r ! t I
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 six planning
areas as follows and as shown on the maps at the end of this chapter:
1) Planning Area la consists of sixteen acres at the southwest corner of the site.
2) Planning Area lb consists of four acres at the westerly corner of Oyster Point
Boulevard and Veterans Boulevard.
3) Planning Area 2 consists of 19.2 acres at the southeast comer of the site.
4) Planning Area 3 consists of 4.6 acres in the center of the site.
5) Planning Area 4 consists of 8.5 acres on the northerly portion of the site.
6) Planning Area 5 consists of one hundred nineteen acres within the waters of
San Francisco Bay.
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.
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 this chapter and applicable sections of Titles 19 and
20 of this code. The following uses shall be permitted:
I I! I Ii I
(a)
(b)
(c)
(d)
(e)
(f)
(g)
(h)
(i)
(j)
(k)
(1)
Ancillary and accessory uses normally and customarily associated with any other
permitted uses - All Planning Areas;
Reserved.
Child care facilities - all planning areas
Convenience retail - Planning Areas la, lb, 2 & 3;
Hotels and motels - Planning Areas lb & 4;
Offices: business, professional, administrative and financial- Planning Areas la,
lb*, 2 & 3;
Reserved.
Personal services; all planning areas
Repair services; all planning areas
Research and Development - Planning Areas la, 2 & 3;
Restaurants - All Planning Areas;
Shoreline-oriented recreation - All Planning Areas.
(a)
20.61.040 Maximum densities/Floor area ratios. Allowable floor area in
Planning Areas la, lb, 2 and 3 shall be in accordance with the following:
Land Use
All permitted uses except hotels
Hotels
Base Floor Area Ratio
0.50 FAR
1.2 FAR
1)
The Redevelopment Agency may grant additional floor area allocations (FAR
Bonuses) within Planning areas la, lb, 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
All 0.50 FAR
permitted
uses except
hotels
Hotels 1.2 FAR
FAR Bonus FAR Bonus FAR Bonus
for Specified for Off-site for Projects
Transportation Improvements meeting
Demand Specified
Management Design
(TDM) Standards
Standards
0.20 FAR 0.20 FAR 0.10 FAR
Total
Maximum
Allowed FAR
1.0 FAR
0.4 FAR 0.20 FAR 0.20 FAR 2.0 FAR
(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
4
Two hotels, 350 to 450 hotel rooms
(370,260 square feet) or commercial retail
(222,156 square feet)
No development allowed
* Office use may be permitted in Planning Area lb only if it is proven to the satisfaction of the
Redevelopment Agency that a full service hotel project is not viable on the site.
(c)
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
Oyster Point Boulevard
Oyster Point Boulevard
adjacent to freeway
overpass structure
West property line
East property line
Veterans Boulevard
Bay shoreline and marsh
Surface parking
Notes:
Minimum Building Setback
(in feet)
20
20
Minimum
Landscape
Setback
(in feet)
2O
20
20
20
20
see note 1
20 feet average, with no less than
15 feet at any point
10
6
20
35
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.
3) Activities permitted within parking setback areas include landscaping,
pedestrian walkways, gathering areas, driveways, and utilities.
Minimum
Parking
structure
setback
(in feet)
2O
10
10
15
20
100
10
(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.
(c) Parking shall be provided as follows:
Use
Office
Research and
Development
Hotel
Restaurants
Retail
Childcare
Parking Ratios*
2.83 spaces per 1,000 square feet
3.1 parking spaces per 1,000 square feet
See South San Francisco Municipal Code Section 20.74.060 (i)
1 space 200 square feet
I space per 200 square feet
1 space per 1,000 square feet, plus 2 spaces per 1,000 square feet
peak period loading
1) Convenient pedestrian circulation shall be provided throughout all projects to
connect parking areas and public transit facilities with buildings and
pedestrian open spaces.
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).
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"
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.
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.
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.
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.
8) Designated bicycle parking areas 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.
9) Parking areas shall be screened from view from streets and adjacent property
by landscaping, including berms where appropriate.
10) Dead end parking aisles shall be avoided.
* 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.
(d)
(e)
(f)
(g)
(h)
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 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.
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.
Emergency Vehicle and Trash Truck Clearances. Parking lot layouts and service
areas must be designed to accommodate emergency vehicles and appropriate
service vehicles.
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,.
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:
Refuse or other storage enclosures shall be designed and constructed of materials,
finishes and colors so as to be compatible with primary buildings.
20.61.050 Landscape zones and design standards.
Landscape areas for the Bay West Cove project are divided into two separate zones
or areas: the streetscape setback zone, and landscape interior zone
Overall landscape standards include:
1) A minimum of twenty-five 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.
3) Landscape phasing, if any, shall be consistent with planning area phasing and
indicated on the landscape plans submitted to the city.
Standards for the 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 along major arterials shall be screened by a berm or
hedge maintained at a continuous height, 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 shall be
provided at parcel and/or street comers 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.
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. 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 inches in height. Concrete curbs shall be
constructed in accordance with city standard drawing No.20, or successor
drawing.
5) A maximum slope of 2:1 may be allowed within the side or rear yard planting
zone. A 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.
Landscape Amenity Standards.
1) Pedestrian plazas or courtyards shall be provided to promote the proposed
pedestrian aspect of the project. Centralized 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
environment.
2) Textured (low-profile) pavement treatment in the form of brick/stone/ti l e
pavers and/or exposed aggregate concrete is 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, 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.
Landscape Irrigation.
1) All ground mounted utilities and irrigation equipment shall be screened from
public view by massing of trees, shrubs, or combination of same.
2) All landscape areas shall be completely irrigated by remote controlled,
underground irrigation systems. Irrigation plans shall be approved by the city.
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
I i I I I I [] I Ii · Il
2)
condition. Unimproved sites shall be maintained at all times by the property
owner. (Ord. 1216 § 2 (Part), 1997)
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.
(a) Master Planning/Open Space
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 facade 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.
:l I I ! I I I II III
(f)
(g)
(h)
(i)
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.
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.
4) Materials used on equipment screens shall be of the same general quality and
compatible with the building materials.
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.
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.
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,
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
I [] I II · I'
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 Veterans Boulevard and a secondary access near the easterly
boundary of the site.
(b) A two-lane primary roadway, 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.
(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 Veterans Boulevard.
5) Drive aisles at the entrance sides of proposed buildings shall be a minimum of
twenty- 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 westerly edge of
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 1 a, lb, 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)
3)
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 la, lb, 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 workday. All nonresponses will be
counted as a drive alone trip.
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.
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
(e)
(f)
(g)
main will provide anticipated maximum on-site demand for domestic and fire flow
water volumes and pressures.
Pacific Gas and Electric Company will provide natural gas and electrical service to
the site.
Telephone and telecommunication service will be provided by Pacific Bell or other
authorized providers.
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.
20.61.080 Public services.
(a) Law enforcement shall be provided by the South San Francisco police department.
(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.
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.
(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;
il [ I I ! I ! I I! I Ill
4)
5)
6)
(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.
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.
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.
(A) To ensure orderly development of the site, the redevelopment agency
shall act promptly on any request for approval.
(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.
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:
(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.
(C) The proposed precise plan is consistent with the East of 101 area plan.
(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 fulfi 11 the purpose of the Bay
(c)
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.
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 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 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
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.
(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:
I
3)
(A) The project is consistent with the Bay West Cove specific plan and the
Bay West Cove environmental impact report,
(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;
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.
Attachment 1: Map - "Bay West Cove Specific Plan District Planning Areas"
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