HomeMy WebLinkAboutOrd 1288-2001 ORDINANCE NO. 1288-2001
AN ORDINANCE AMENDING MUNICIPAL CODE
CHAPTER 20.63 (TERRABAY SPECIFIC PLAN DISTRICT)
FOR THE REMAINING PARCELS OF PHASE II AND
PHASE III OF THE TERRABAY DEVELOPMENT
WHERE AS, the existing Terrabay Specific Plans, Chapter 20.63 and the Terrabay
Development Agreement allow development of the Terrabay Project (together the "existing
entitlements"), sYtbject to certain further approvals and entitlements; and
WHERE~S, the Terrabay Project is divided into three separated phases, the first of which,
Phase I, is nearigg completion; and,
WHERE~AS, the existing entitlements provide for development of 432 units of single family
dwelling and col~dominiums, an 18,000 square foot health club, a 400 room hotel, 268,800 square foot
technology cent~'~r, three restaurants and a 57,500 square foot condominium office building; and,
WHERE AS, in October 2000 the owner of Phase II and III, Myers Development Corporation,
("Applicant"), a >plied to the City to modify the Terrabay Specific Plan and to enter into a Restated and
Amended Development Agreement for the Remaining Parcels of Phase II and Phase III of the
Terrabay Development; and,
wHEREAs, in November 2000, the City Council approved the Final Terrabay Specific Plan
and the Restated and Amended Development Agreement; and,
wHEREAs, in December 2000, the Applicant requested an amendment to the Final Terrabay
Specific Plan and the Restated and Amended Development Agreement to allow for varying
configurations ~f residential units and a modified approval process for grading; and,
WHEREAS, in January 2001, the City Council approved an amendment to the Final Terrabay
Specific Plan and the Restated and Amended Development Agreement; and,
SFDOCS 6153538vl
WHEREAS, the Applicant has applied for an additional amendment to the Final Terrabay
Specific Plan and to amend Chapter 20.63 of the Municipal Code consistent with the Final Terrabay
Specific Plan (th~ "proposed entitlements"); and,
WHERE~kS, the proposed entitlements for Phase II and Phase III would provide for
development of a total of 214 residential dwelling units, divided between two neighborhoods (Heritage
and Peninsula), consisting of 70 single family attached units, 112 condominium units and 32 moderate
income units located off-site; and,
WHEREAS, a Supplemental Environmental Impact Report (1999 SEIR) and Addendum
thereto has beenlprepared, which together with the Environmental Impact Report prepared in 1982
(1982 EIR) and the 1996 Supplemental Environmental Impact Report (1996 SEIR), analyze the
anticipated environmental effects of the proposed development; and,
WHEREAS, on April 5, 2001, following a properly noticed public hearing on March 1,2001,
the Planning Commission recommended that the City Council adopt the proposed amendment to
Municipal Code Chapter 20.63; and,
WHERF_4AS, on November 21, 2000, the City Council adopted a resolution and environmental
findings to apprgve a Specific Plan Amendment, General Plan Amendment and Restated and Amended
Development Agreement for the development of the remaining parcels of Phase II and Phase HI of the
Terrabay development; and,
WHEREAS, the City Council desires to amend Chapter 20.63, which applies to the entire
Terrabay Projec: and reflects the standards for development of the entire project; and,
WHEREAS, on April 11, 2001, the City Council held a properly noticed public hearing to
consider the proposed amendment to Chapter 20.63.
NOW, Ti-IEREFORE, THE City Council of the City of South San Francisco does hereby
ORDAIN as fo[ ows:
Section 1. FINE
Chapter
SFDOCS 6153538vli
INGS.
20.63 Terrabay Specific Plan District Rezone:
mo
Bo
The proposed amendment to Municipal Code Chapter 20.63 is consistent with the goals,
policies and implementing programs set forth in the General Plan, specifically the
policies for the Paradise ValleyFFerrabay area under Chapter 3.8 of the Planning Sub-
Areas Element and the Medium Density land use designation for the project area.
This finding is based upon all evidence in the record as a whole, including, but
not limited to the following: the City Council's independent review of relevant
sections of the 1982 EIR and the 1996 SEIR and the entire 1999 SEIR,
Addendum to the 1999 SEIR and the General Plan, and the proposed
amendment to Municipal Code Chapter 20.63, as further explained by the
Planning Commission and City Council staff reports relating to development of
the remaining parcels of Phase II and Phase III of the Terrabay Development.
The proposed amendment to Municipal Code Chapter 20.63 is consistent with the
S 9ecific Plan Amendment for the remaining parcels of Phase II and Phase III of the
Terrabay Development ("Amended Final Terrabay Specific Plan").
This finding is based upon all evidence in the record as a whole, including, but
not limited to the following: the proposed development is residential and the
Amended Specific Plan prescribes residential development for the area. The
Amended Specific Plan and the proposed development provide for open space to
be dedicated to San Bruno Mountain, for preservation areas and for residential
development and associated infrastructure. The proposed development meets
the density standards prescribed in the Amended Final Terrabay Specific Plan
and other development standards including but not limited to the quantity, size
and location of parking, building setbacks, design and height. The site is suited
for this type, density and location of residential development in that all the
mitigation measures applicable to the project identified in the 1982 EIR, 1996
SEIR and 1999 SEIR are incorporated into the mitigation monitoring program
for the project as adopted by the City Council on November 21, 2000.
SFDOCS 6153538vl,
Proper environmental documentation has been prepared on the proposed amendment to
l~._unicipal Code Chapter 20.63 in accordance with the California Environmental
Quality Act.
This finding is based upon all evidence in the record as a whole, including, but
not limited to the following: the City Council's independent review of the
proposed amendment to Municipal Code Chapter 20.63, the SEIR and relevant
sections of the 1982 EIR and the 1996 SEIR and the entire 1999 SEIR and
Addendum thereto which demonstrate that any threats to public health or safety
from the proposed development have either been avoided or mitigated to a level
of less than significance except for those impacts which are identified as
significant and unavoidable for which a statement of overriding considerations
was adopted by the City Council; and that the proposed development will
finance circulation improvements, provide needed housing stock, and further
implement the long-term strategy for managing the environmental, aesthetic and
recreational resources of San Bruno Mountain.
D. The ame adment to Chapter 20.63 of the South San Francisco Municipal Code attached hereto
as Exhib it A is hereby adopted.
Section 2: SEVERABILITY
In the ~vent any section or portion of this ordinance shall be determined invalid or
unconstitutionalI such section or portion shall be deemed severable and all other sections or portions
hereof shall renmin in full force and effect.
Section 3. I~UBLICATION AND EFFECTIVE DATE
Pursuan~ to the provisions of Government Code Section 36933, a Summary of this Ordinance
shall be prepareO by the City Attorney. At least five (5) days prior to the Council meeting at which
this Ordinance ig 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 thi~ Ordinance, the City Clerk shall (1) publish the summary, and (2) post in the City
Clerk's Office ~ certified copy of the full text of this Ordinance along with the names of those City
Council membOrs voting for and against this Ordinance or otherwise voting. This ordinance shall
become effectiv¢ thirty days from and after its adoption.
SFDOCS 6153538vli
Introduced at a regular meeting of the City Council of the City of South San Francisco, held the
11th day of Apri-, 2001.
Adopted as an Ordinance of the City of South Francisco at a regular meeting of the City
Council held the 25th day of April, 2001 by the following vote:
AYES: C~uncilmembers Pedro Gonzalez, Karyl Matsumoto and John R. Penna, Mayor
P~o Tem Eugene R. Mullin and Mayor Joseph A. Femekes
NOES: None.
ABSTAIN: l~one.
ABSENT: None.
ATTEST:
/t~Zity Clerk
25th
As Mayar of the City of South San Francisco, I do hereby approve the foregoing Ordinance this
day of April , 2001.
405/035/ord/rez~
)ne
SFDOCS 6153538vl
5
Sections:
20.63.005
20.63.010
20.63.020
20.63.030
20.63.050
20.63.060
20.63.070
20.63.080
20.63.090
20.63.100
20.63.110
20.63.120
20.63.130
20.63.140
20.63.150
20.63.160
20.63.165
iCHAPTER 20.63
TERRABA¥ SPECIFIC PLAN DISTRICT
Terrabay Specific Plan
District Established.
Definitions.
gegulations Generally.
~Utses Permitted.
te Design And Grading.
S~reet Standards.
Transportation Systems
1V~..anagement.
Parking.
[ tilities.
Landscaping.
Parks & Recreation Facilities.
Environmental Quality.
Soecial Regulations Aoolicable
Within The Terrabay Residential
District.
Soecial Regulations Applicable
Within The Terrabay
Commercial District.
Development Procedure
Generally.
Precise Plan And Subdivision
Maps---Generally.
Tentative Subdivision Maps,
Vesting Tentative Maps Or
parcel Maps - Submittal
Processing:
20.63.170 Precise Plan And Subdivisions
Mai~s---Submittal---Initial
Reviews.
20.63.180 Precise Plan---Contents.
20.63.190 precise Plan---Action By
Secretary Of Planning
Commission.
20.63.200 planning Commission Report
On
Precise Plan.
20.63.210 Precise Plan ---Action By City
Council.
20.63.220 Mandatory Findings For
Approval Of Precise Plan.
20.63.230 Amendments To Approved
precise Plan.
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20.63-240
20.63.250
20.63.260
20.63.005
Expiration Of Precise Plan
Approval.
Permits From Other Agencies.
Permissible Types of
Construction.
Terrabay Specific Plan District
Established.
A zoning district entitled "Terrabay Specific
Plan District" is established consisting of, and in
all respects consistent with, the regulations
contained in the Terrabay Specific Plan. The
district boundaries shall be as described in
Exhibit A to Ordinance 915-83 and as shown on
the map which is Exhibit B to Ordinance 915-
83, on file in the office of the City Clerk and
incorporated herein by reference. A copy of the
specific plan map is reproduced at the end of this
chapter. (Ord. 1263 Exh. A (part), 1999: Ord.
1.244 (part), 1999: Ord. 1050 § 29 (part), 1989)
20.63.010 Definitions.
The following definitions supplement those
contained in Chapters 1.04, 19.08 and 20.06.
(a) "Accessory structure" refers to structures
such as a landscape arbors, hot tub platforms,
decks, fences,_and tiered or stepped retaining
walls.
(b) "Assisted Parking" refers to incoming
passenger vehicles that are parked by their own
drivers until all or most of the striped spaces in
the garage are utilized. From that point, until the
garage empties out to avail adequate striped
spaces, incoming/outgoing driver/owners drop-
off/pick-up their cars at a designated drop-
off/pick-up point within the garage to/from valet
parking personnel.
(c) (a) "Building" means the principal I
structure or structures on any site, including all
projections or extensions thereof, and all
garages, outside platforms, outbuildings, docks
and other similar structures.
(d) "Buffer Parcel" refers to the 2.69-acre parcel
located adjacent to and south of the Preservation
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Parcel. Permitted uses in the ~ Buffer Parcel
may include, for example, landscaping,
roadway and limited surface parking. No
structures are permitted on the parcel other than
a small interpretative structure, i.e. a "kiosk,"
that informs persons of the resources at the site.
pursuant to th~ Mutual Release and Settlement
Agreement. i
(e) "CA-SMa-40" refers to an approximately
'area-of-two ac:es which contains archaeological
resources carbon dated back 5,000 years plus
before present as mapped and studied by
Holman and i Associates, Archaeologists and
David ChaveZ, Archaeologist and as which is
aisc analyzed in the 1998-99 Terrabay
Supplemental iEnvironmental Impact Report
(SEIR). CA SMa '10 is also referred to as a
"shell mound"I "burial ground" or "sacred burial
ground".
(-b-)(f) "Development Agreement" means any
agreement(s) .l including amendments and
restatements thereto, entered into by and among
the City of South San Francisco and a project
sponsor, in accordance with Title 7, Division 1,
Chapter 3, Article 2.5, Section 65864 et seq., of
the California Government Code.
~*-)Lg) "GeneFal Plan" means the general plan
adopted on April 21, 1969 by the City Council
of the CityI of South San Francisco by
Resolution NO. 5073, as amended, and such
elements as may be adopted and amended from
time to time.
(h)t'~x "Habiiat Conservation Plan (HCP)"
means a metl~od of conserving, managing and
enhancing tho natural resources necessary for
.I
the perpetuat~0n of endangered species as such
plan was approved by the City on November 15,
1982, and as s¢ch plan is lawfully amended from
time to time.
(i) "Mlatual Release and Settlement
Agreement" !s that a dcx:ument executed in
March 2000 between is a document entered into
by Terrabay ?artners, L.L.C., Myers/Sunchase
Myers I, L.L.C.Development Corporation, The
Center for Biological Diversity, San Bruno
Mountain Watch and the City of South San
Francisco which resolved a lawsuit provided the
parties perform certain acts involving the site. It
requires, at a minimum, the requires the creation
of the Preservation and Buffer Parcels (referred
to as "Preservation Parcel" and "Buffer Zone,"
respectively, in the Agreement). The docmnent
The document is also referred to as the
"Settlement Agreement" and is available for
review at' the City Clerk's Office of the City of
South San Francisco.
(e) "High tc, chnology center" means a land
use classification which utilizes a combination
of showrooms and office space for the sale mid
distribution of high technology and electronic
equipment.
~ "Owner" means, at any particular time
or times, any person, partnership, firm,
corporation or other legal entity (including
sponsor) which owns fee title to one or more
sites, as shown by the official records of the
county of San Mateo; provided, however, that a
person or entity holding a security interest in any
site or sites will not be deemed an owner so long
as its interest in the particular site or sites is for
purposes of security only.
(k)t~x "Precise plan" means plans and
drawings, which present detailed site and
building information for each building phase of
a project.
(1) "Preservation Parcel" refers to a 25.73-
acre parcel in the central and northern portion of
the Terrabay Area along Bayshore Boulevard.
The Preservation Parcel, created by the "Mutual
Release and Settlement Agreement" creates this
parcel that includes CA-SMa-40, butterfly
habitat and wetlands.
(,~t~-~ "Project sponsor" means any person,
partnership, firm, corporation or other legal
entity attempting to subdivide or in any way
develop any site with the Terrabay Specific Plan
district. "Project sponsor" includes but is not
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limited to w.W. Dean and Associates and their
successors in i~terest of any description.
(n,xt:~ "Property line" means a line bounding a
site as shown on any final subdivision or parcel
map then in effect. The property line along a
street shall be the respective right-of-way line
shown on the final subdivision or parcel map.
office of the City Clerk and incorporated herein
by reference.
(u)~,.~ "Terrabay Residential District" means
all of the real property described in Exhibit t~ A
to Ordinance -01915 82, on file in the office
of the City Clerk and incorporated herein by
reference
(o) "Recreation Parcel" refers to the 6.3-
acre parcel (o7 less as modified by the Habitat
Conservation Plan). The parcel is historically
referred to as the Commons West parcel.
LI~t;x "Recreational vehicle" means, for
purposes of this Chapter, --a vehicular unit,
regardless of size, primarily designed as
temporary living quarters for recreational,
camping, or travel use; it either has its own
motive power or is designed to be mounted on or
drawn by a motorized vehicle. "Recreational
vehicles" includes: but are_.__~ not limited to~-a
motor homes, truck campers, travel trailers,
camping trailers, and boats. For the purpose of
this definition, a boat shall be a recreational
vehicle regardless of whether or not its design
includes temporary living quarters.
00Lql "Site'" means a contiguous area of land
within the Terrabay Specific Plan District, which
is owned of record by the same owner, whether
shown as one or more lots or parcels or portions
of lots or parcels on any recorded subdivision
parcel map affecting the sSpecific pPlan a~_rea.
(r) (1) "Terrabay Commercial District" means
all of the real property described in Exhibit G A
to Ordinance -01915 °..2, on file in the office
of the City Clerk and incorporated herein by
reference.
(s) "Terrabay Open Space District" means
all the real property described in Exhibit A to
Ordinance -01, on file in the office of the
City Clerk ant incorporated herein by reference.
(t) Terrabav Open Space/Recreation
District" mear.s all the real property described in
Exhibit A to Drdinance -01, on file in the
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(v) "Terrabay Specific Han" refers to the
original Terrabay Specific Plan adopted in 1982
by the South San Francisco City Council, and
amended in 1996. The Terrabay Specific Plan,
until 1999, was the governing document for all
the lands within the Terrabay Plan Area. The
1982/1996 Terrabay Specific Plan is the
governing document for the Phase I Terrabay
Village and Park neighborhoods.
(w) "Terrabay Specific Plan-Woods Only,",
adopted by the South San Francisco City
Council in w-May 1999 is the governing
document for the "Woods Phase II" portion of
Terrabay.
(x) "Final Terrabay Specific Plan" adopted
by the South San Francisco City Council in ~
November 2000, and amended from time to
time, is the governing document for the Phase
II/III Hillcrest and Heritage Residential
Neighborhoods; the Commercial Area identified
as "The Peninsula;"-; and the Recreation and
Preservation parcels.
(-edLLI--"Trailer" means a vehicle without
motive power, designed so that it can be drawn
by a motor vehicle, to be used for the carrying of
persons or property or as human habitation.
(Ord. 1263 Exh. A (part), 1999: Ord. 1244
(part), 1999: Ord. 1050 § 29 (part), 1989 Ord.
915 § 4 (part), 19833:.)
(z) "Transportation Demand Management
Program" (TDM Program) refers to a plan
approved by the City and required primarily for
the performance of the office development
designed in order to reduce traffic trips to and
from the office site. The TDM Program shall
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also serve theI residential portions of all three
phases of Terr~bay.
(aa) "Valet Parking" refers to a process of
parking cars whereby valet parking personnel
meet incoming and outgoing passenger vehicles
at a designated drop-off/pick-up point where
they drop-off/pick-up their cars and keys at all
times. All parking and ~mmeuvering of
passenger vehicles in the garage is performed by
the valet parking personnel.
20.63.020 Regulations generally.
(a) The regulations contained in this chapter
shall apply in the Terrabay Specific Plan
District.
(b) Wheneve~ this chapter or the Terrabay
Specific Plan ~1o not provide specific standards
and/or procedures for the approval and/or
administration of development projects within
the Terrabay Specific Plan District or for appeals
concerning such approvals or administration of
development I projects, the standards and
procedures outlined in Title 20 of the South San
Francisco Mulaicipal Code in effect as of the
effective date of any applicable Development
Agreement for the project.at the time the issue
arises shall bc the standards and procedures
applicable to s~tch development projects
(c) Whenever a subdivision map or parcel
map is required to be filed in connection with a
project withia the Terrabay Specific Plan
the standards and procedures contained
District,
in Title 19 of the South San Francisco Municipal
Code shall apply to the project unless those
procedures anal standards are inconsistent with
specific standzrds or procedures set forth in this
chapter or those contained in the applicable
Development Agreement.
recordation) related to final subdivision or parcel
maps have been met, except as modified in
Section 20.63.150 of this Ordinance for the
development of the Final Terrabay Specific Plan
Lands.: ((Ord. 1263 Exh. A (part), 1999: Ord.
1244 (part), 1999: Ord. 1050 § 29 (part), 1989
Ord. 915 § 4 (part), 1983~.)Ord. 915 § 4 (part),
1
20.63.030 Uses Permitted.
The following uses are permitted subject
to the regulations contained in this chapter, the
Terrabay Specific Plans and applicable sections
of Title 19 and 20 of this Code as set forth in
Section 20.63.020 and subject to further
approvals as required.Us~s permitted in tho
T~xabay Specific Plan dDistrict subject to first
obtaining approval of precise plans and, if
applicable, subdivision or parcel maps, and
subject to the regulations contained in this
chapter, the Terrabay Specific Plans and
applicable sections of Title 19 and 20 of this
code as sot forth in Section 20.63.020, are:
(a) Terrabay Residential District (Residential
Parcels):
(1) Public and private open space areas;
(2) Habitat conservation areas;
(3) Public and private parks, play-
grounds, tot lots, recreation/community
buildings, and fire stations;
(4) Schools,
(5) Child 'c-C__are centers,
(6) Public and private utilities, and
facilities;
(d) Whenever a subdivision map or parcel
map is required to be filed in connection with a
project withia the Terrabay Specific Plan
district, no building permit shall be issued for
the project unless and until all of the
requirements (including but not limited to
(7) Single family detached dwellings
consisting of 125 units in the Park and 135 units
collectivcly in the Woods East and Woods West
(collectively) v}Neighborhoods only~
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(8) Townhomes consisting of 1651 units
in the Village Neighborhood in two, three and
four unit clusters only;
(9) One 'Condom~mum/Apartment Tower
consisting of terraced townhouses, 112
one, two and three bedroom units in the Heritage
Neighborhood, only
(10) Single-family Paired Residential units
consisting of 70 single-family units attached in
35 structures~ paired in two side-by-side attached
units (i.e. side by side duplex design~ in th__~e
Hillcrest Neighborhood, only:
(11) Ho~e occupations
(12)__Accessory buildings and uses,
(b) Terrabay ~Commercial d District (Office
and Buffer Parcels):
drive-through windows associated with the
office use as an office-worker support use and a
TDM measure;
(8) Office buildings,,
(9) Meeting and conference rooms within
the office building;
(10) Accessory service and retail uses
associated with the office use as an office-
worker support use and a TDM measure. (Ord.
1263-Exh. A (part), 1999: Ord. 1244 (part),
1999: Ord. 1051 § 6, 1989; Ord. 915 § 4 (part),
1983~.2
(! I) Performing Arts Center within the
office building:
(12) Child Care Center within the office
tower or podium structure:
(1) Public and private open space area;
(2) Habitat conservation areas,
(3) Public and private utilities and
facilities;
(4) Hote Is (which include
amusement arc ades),
(5) Health clubs, associated with the
may
office use as an office-worker support use and a
TDM measure:
(6) Higl' technology center, sales and
distribution of high technology and electronic
equipment
(7) Sit-cown restaurants, but not
including fast::ood restaurants with or without
1 161 units wer~ built as of February 2001. Pursuant
to City OrdinanCe 1191-96 a subdivision may be
applied for- and,' in accordance with the City's
discretionary and environmental review procedures,
may be approved to construct an additional four units
in the Village Neighborhood on Lot 179.
(13') Buffer Zone Permitted Uses:
Notwithstanding the above permitted uses in the
Terrabay commercial District Generally, uses
permitted in the Buffer parcelzzne are limited to
the following:
(-a-)a. Landscaping (limited to native
San Bruno Mountain plant species)
b. Pedestrian seating areas
c. Surface parking lots to facilitate
access to the adjacent preservation parcel and
San Bruno Mountain State and County Park
d. Playground for the Childcare facility
e.A single small structure which
provides interpretive information about the site
(i.e. a kiosk)
f. Retaining walls
(c) Terrabav Ooen
(Preservation Parcel)
Soace District
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Open space uses with the General Plan and
Mutual Release and Settlement Agreement,
including wetland:; preservation and mitigation,
habitat preservation, preservation of CA Sma 40
and trailhead, only, no accessory structures or
buildings excevt that a kiosk may be permitted
which identifie~ the importance of the site.
'an-3 landslides, erosion, earth movement and
storm drainage.
(c) The project sponsor shall obtain the City
Engineer's approval of detailed grading and
utility plans prior to approval of any precise plan
or tentative subdivision map.
62-4 Open space uses in conformance with
the General ?lan and Mutual Release and
Settlement Agreement, --including wetlands
preservation and mitigation, habitat
preservation, preservation of CA-SMa-40 and
trailhead for hi ring.
(d) Terrabav Open Space/Recreation District
(Recreation Parcel~,)
(1) Open Space as defined in Section
20.63.030 (c) of this Ordinance.
(2) Comn~unity
Facility.
Oriented Recreation
(3) Ckild Care Facility.
(d) All grading plans and operations shall
be in compliance with the provisions of the
Habitat Conservation Plan.
(e) All approved grading plans for all
phases of Terrabay shall Phase II Woods only
mt:st be in compliance with the Mitigation
Monitoring Program (MMP) adopted by the
City. adopted by the City Council (Reso. __),
included as an appendix in the Terrabay Specific
No grading permit for any development
on Terrabay Lands Phase II Woods only shall be
issued by the City until any required wetlands
mitigation plan is reviewed and approved by the
U.S. Army Corps of Engineers, California
Department of Fish and Game and Regional
Water Quality Control Board~ subject to their
authority under Section 404 of the Clean Water
Act, Section 1603 of the California Fish and
Game Code, and Section 401 Certification,
respectively.
20.63.050 S'te Design and Grading.
(a) No building permits shall be issued by
the City for any phase of construction within the
Terrabay Specific Plan District until the project
sponsor obtains detailed soil and geotechnical
studies for each phase of construction and
implements tl-e recommendations contained in
said studies for each phase of proposed
construction. The project sponsor shall provide
the City Engineer with satisfactory evidence that
all grading anc drainage work was accomplished
in accordance with approved soils and
geotechnical s~udies.
(b) Prior to approval of any precise plan or
the issuance of any building permit within the 20.63.060 Street Standards.
Terrabay Specific Plan District, the project
sponsor shall provide the City Engineer with
satisfactory evidence that all elements of the
project are designed in accordance with the
recommendations of the approved soils and
geotechnical s :udies relating to ground slippage:
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(f) Winterization programs acceptable to
the City Engineer and the Director of Parks,
Recreation and Maintenance Servicer and l
consistent with the Terrabay Specific Plan, the
Habitat Conservation Plan and other applicable
provisions of this code~ shall be implemented for
all graded areas prior to October 15th of each
year. (Ord. 1263 Exh. A (part), 1999: Ord.
1244 (part), 1999: Ord. 915 § 4 (part), 1983)
The streets within the Terrabay Specific
Plan District shall conform to the design
standards set forth in the Terrabay Specific Plan.
The minimum dimensions authorized for streets
located in the] Terrabay Specific Plan District
are:
(a) The rrinimum street grades for public
and private streets in the Terrabay Specific Plan
District shall ~e one percent. The maximum
grades for public and private streets shall be ten
percent and twelve percent, respectively, unless
steeper grades on limited segments of said
streets are app-oved by the City Engineer. In no
case shall the City Engineer approve street
grades in excess of fifteen percent for any
private streets.
(b) The Hillside Boulevard Extension shall
be designed in accordance with City Council
Resolution No. 141-78 adopted November 1,
1978. (Ord. 11263 Exh. A (part), 1999: Ord.
1244 (part), 1~99: Ord. 915 § 4 (part), 1983)
20.63.070 !Transportation Demand
Management.
Prior to approval of any precise plans or
tentative subdivision or parcel maps for
development within the Terrabay Commercial
District, the project sponsor shall obtain from
the Director of Economic and Community
Development and the City Engineer approval of
a Transportat!.on Demand Management Plan.
The Transportation Demand Management Plan
shall be consistent with the requirements of the'
Terrabay Specific Plan. (Ord. 1263 Exh. A
(part), 1999: Ord. 1244 (part), 1999: Ord. 915 §
4 (part), 1983)
20.63.080 I Parking General.
(a) Parking areas shall be constructed with
the number of spaces, location and phasing
indicated in tl~e Terrabay Specific Plan and this
Ordinance.
(b) On-street parking shall not be permitted
along the pub ic collector road proposed within
the Terrabay~ Residential District. Parallel
parking space~ located along private roads shall
be a minimun{ of eight feet in width.
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(c) The approval of any tentative subdivision or
parcel map for residential development of
property in the Terrabay Specific Plan d District
shall be conditioned upon the project sponsor
executing and recording C.C.&R.'s which shall
include a provision prohibiting the parking or
storage of recreational vehicles and boats,
whether stored on trailers or not, in such
residential area. Said CC&R's shall be subject
to review and approval by the City Attorney
prior to recordation.
(c) Off street parking shall be required in
accordance with the minimum standards set
forth in subsection (d) below and those standards
set forth in the Terrabay Specific Plan.
(d) Size of off street spaces.
(1) The size of off street parldng
spaces shall bc at a minimum, as follows:
Width Depth Aisles
Standard Space 9' 20' 25'
Compact Space 7V2' 16' 25'
(2) Maximum angle of stall allowed is
ninety degrees. The parking plan and space
design shall be shown in tho Terrabay Specific
Plan. (Ord. 1263 Exh. A (part), 1999: Ord.
1244 (part), 1999: Ord. 915 § 4 (part), 1983)
20.63.090 Utilities.
(a) Sanitary Sewers.
(1) Sanitary sewerage services in the
Terrabay Specific Plan District will be provided [
through a system of on-site gravity sewer mains,
I
where possible, and interceptors which will
connect to the City sewer system. The sewer
system will be designed in accordance with the
requirements of the City Engineer. The sewer I
trunk lines will, wherever possible, be located
within public or private streets. [
(2) Sanitary sewers will be designed to
handle wastewater flows of two hundred gallons
per day per residential unit, with a peaking [
factor of 3.0. Infiltration/inflow will be
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calculated at f'.ve hundred gallons per day, per
inch diameter, per mile. Commercial
wastewater flows will be calculated on a case-
by-case basis.
(b) Stormi Drainage System.
(1) A storm drainage system shall be
provided in th~ Terrabay Specific Plan District
and shall include a storm-drain trunk system to
intercept runoff from the open space upstream of
the project, and transport it through the project.
The trunk system shall also collect in-tract
runoff from the on-site collection system.
(2) The slorm-drain trunk system shall be
designed to handle runoff of an intensity equal
to the worst s :orm of record or a one-hundred-
year return period, whichever is worse. The
inlet structures at the heads of the ravines shall
be designed !o pass the runoff from a one-
hundred-year i retum period storm without
utilizing the Overflow system. The overflow
system at the inlet structure shall be designed to
handle runoff:rom storms in excess of the one-
hundred-year :etum period utilizing the public
street system and hydraulically designed
overflow catct.ment structures within the public
streets so as tc protect residential or commercial
structures fron potential damage from storm
runoff and from the planned storm period
indicated above.
(3) The ~storm drainage system shall
intercept a majority of the existing runoff and
transport it via the approved storm drainage
system to San Francisco Bay.
(4) Storm-drain catch basins, manholes and
storm-drain '~ipes shall be constructed in
accordance with City standards and the
requirements 6~f the City Engineer.
(c) Water System.
(1) A wa:er system shall be designed and
constructed by the project sponsor in accordance
with the standards of the California Water
Service Company or its successor in interest.
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April
27,
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The water mains shall be underground and
located within public rights-of-way or public
easements.
(2) The new water system shall be designed
with fire protection facilities installed at the
locations, and flowing sufficient water, as
required by the City of South San Francisco Fire
Chief.
(3) The new water system shall, where
feasible, be interconnected to the existing City
of South San Francisco water systems to provide
a continuous loop. The design of the water
system shall be approved by the Fire Chief.
(d) Other Utilities.
(1) Solid waste storage and pick-up areas
shall be designed in accordance with the
Terrabay Specific Plan.
(2) All natural gas, electricity, telephone
and cable television and similar facilities shall
be installed as underground systems. (.Ord.
1.263 Exh. A (part), 1999: Ord. 1244 (part),
1999: Ord. 915 § 4 (part), 1983)
20.63.100 Landscaping.
Prior to approval of any precise plan or
tentative subdivision map, the project sponsor
shall obtain from the Director of Parks,
Recreation and Community
ServicesMaintenance Services; approval of a
landscape plan which adopts the standards set
forth in the Terrabay Specific Plan and is
consistent with the Habitat Conservation Plan.
(Ord. 1263 Exh. A (part), 1999: Ord. 1244
(part), 1999: Ord. 915 § 4 (part), 1983)
20.63.110 Parks and Recreation
Facilities.
All parks and recreation facilities in the
Terrabay Specific Plan District shall be designed
and constructed in accordance with the standards
set forth in the Terrabay Specific Plan. (Ord.
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1263 Exh. A ](part), 1999: Ord. 1244 (part),
1999: Ord. 915 § 4 (part), 1983)
20.63.120 [ Environmental Quality.
All measures necessary to protect
environmental quality shall be implemented as
set forth in t~e Terrabay Specific Plan_s, the
Environmental Impact Reports for the Terrabay
Specific Plans(1982 EIR, 1996 SEIR and 1998-
99 SEIR) as may be amended or supplemented
and the Habitat Conservation Plan, including
any amendments to the Plans and any
supplemental or subsequent environmental
impact reports. (Ord. 1263 Exh. A (part), 1999:
Ord. 1244 (part), 1999: Ord. 915§4 (part),
1983)
20.63.130 S-~ecial Regulations Aplfficable
within the Terrabay Residential
District.
The following special regulations shall
apply to development within the Terrabay
Residential District:
(a) No single independent structure shall be
built within eight feet of any other single
independent ~tructure except that retaining
walls, fences and other similar accessory
structures as defined in Section 20.63.010 (a) of
this Ordinance may be setback no less than five
feet from an iadependent structure and that the
Single Fami y Paired Units (Hillcrest
Neighborhood) may be designed with entry
stairs and entry roofs that encroach into the side
setback to the extent permitted by the Uniform
Building Code.
(b) No part of permitted structure shall be
constructed within five feet of any projected
curbline for a -~rivate road.
(c) Multiple family uses permitted in the
Phase II Residual Residential are, a are:
(1) Multiple family dwellings,
(-2-) (c) Accessory buildings, as defined in South
San Francisco Municipal Code § 20.05.050(b),
are only permitted when constructed at the time
the residential structure is constructed.
(d) Accessory structures as defined in
Section 20.63.010 (a) of this Chapter Ordimmce
may be constructed upon obtaining City review
and any required building permits.
(de_) One sign not over four square feet in
area and unlighted, pertaining only to the sale,
lease or rental of the property upon which the
sign is to be located is permitted.
(-~)~)_Permitted Height:
~ Phase I - Village and Park
Neighborhoods (Single-family detached and
Townhomes)
a. Maximum permitted height shall not
exceed thirty (30) feet.
b. 0~ Height is measured from the
roofline to the ground directly beneath it.
(2) Phase II - Woods Neighborhood
(Single-family detached)
a. Maximum permitted height
shall not exceed thirty-five (35) feet with sixty
(60) percent of the roof plate being at or below
thirty (30) feet.
b. Height is measured from the
highest point of the roof structure to a point
below or directly parallel to that point where the
exterior facade of the building intersects the
finished ~rade.
(3) Phase II/II__! - Residential Residual
Residential Heritage Neighborhood
(Condominium/Apartment Tower) -
¢a-)a. The
height shall not exceed 200 feet.
maximum
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(-b-)b. Height is measured from the top
of the uppermost parapet down to finished grade
at the point below or directly parallel to that
point where tl'.e exterior facade of the building
intersects the fnished grade.
(c-C. i Below finished grade parking
structures are inot~ included in the maximum
height calculatlon_.
t~ ~-,/./'qa-~ Townhomcs and Duplex s
Hillcrest Neighborhood (Single-family Paired
Units)
(-a-)a. Maximum height shall not
exceed shall not exceed t~;.~y forty feet_.
(-b-)b. Height is measured from the
highest point of the roof structure to a point
below or direc:ly parallel to that point where the
exterior facade of the building intersects finished
grade.
(t:g) Materials used in the Terrabay
Residential District shall be consistent with the
requirements of the applicable Terrabay Specific
Plan and the C'ty's design review process.
(gh) Internal Roadway Systems
Standards.
(1) A pubfic residential collector street shall
be constructed in the Terrabay Residential
District as pail. of the subdivision improvements
and shall be dedicated to the City. No parking
shall be permitted along either side of said
public collec:or street, per the previously
approved plant The street shall have a curb-to-
curb width of thirty-six feet, consisting of two
thirteen-foot travel lanes and two five-foot wide
bicycle lanes:
(2) The private minor roadways shall have a
minimum 35-foot right-of-way. The minimum
curb-to-curb widths of all private roadways and
lanes within :he Residential District shall be
twenty-five (25) feet unless, after a review of
detailed soil and geotechnical studies and/or
HCP requirements, the City Engineer determines
that said width is not feasible. In no case shall
2001,~pril 12, 2001 April 6, 2001 April 5, 2001
April
27,
Page 10
the City Engineer approve a curb-to-curb width
of less than twenty-two (22) feet:
(3) Sidewalks and/or walkways shall be
provided at a minimum on at least one side of all
private and public roadways to residential
groupings within a project, provided adequate
access is afforded all residential units:
(4) All dead-end roadways within Terrabay
Residential District shall be provided with bulbs
or turn-around areas to the satisfaction of the
City Engineer.
(bi_) Parking Standards:
The parking standards for the residential
neighborhoods shall be:
(1) Phase I - Village and Park
Neighborhoods (Single-family detached and
Townhomes)
a. Parking garages for two
vehicles shall be provided for each unit.
b. On-street visitor parking shall
be provided at a minimum ratio of three spaces
for each four units. The additional on-street
parking shall be provided through the use of
parking bays adjacent to each cluster of units
and/or parallel along the private roadways and
lanes.
(2) Phase II - Woods Neighborhood
(Single-family detached)
a. Residential parking shall be
provided in the Terrabay Woods East at a
minimum of 5.59 spaces per unit. Residential
parking shall be provided in the Terrabay Woods
West at a minimum of 5.36 spaces per unit.
b. On-street guest parking shall be
a minimum of eighteen (18) feet in length and
eight and onea half (8.5_~) feet in width and one
side of each street in the residential areas shall
provide parking.
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c. Two (2) car garages shall
measure twenty (20) feet in width by twenty
(20) feet in depth free and clear of any
obstruction. Three (3) car garages shall measure
thirty (30) feet in width by twenty (20) feet in
depth free and clear of any obstructions.
d. I Residential units including
twenty-five hundred (2,500) square feet of floor
area (excluding the garage) or including five (5)
bedrooms shall provide three (3) -car garages
and three (3) -car driveway aprons. Three car-
parking garages shall measure thirty (30) feet in
width and twenty (20) feet in depth free and
clear of obstructions. The Woods No. 3 floor
plan may provide one (1) of three (3) parking
spaces to a len~h of eighteen (18) feet and shall
provide a three (3) car-parking apron. No more
than 35 units total in both Woods East and West
shall be Woods No. 3 floor plan.
e. The parking ratios calculated for
Terrabay Woods include the required garage
spaces, driveway aprons; and -on-street parking.
f. i Driveway aprons in Woods
Neighborhood l shall measure 18 feet in length
from the face of the garage to the back of the
sidewalk or face of the curb in absence of a
sidewalk. ,
(3) Phase II/III - Residual Residential Areas
Parking Standards
(aa)a, ] Condomlmum /Aoartment
Tower-Heritai, e NeiRhborhood
(1) A total of 238 parking spaces
shall be proviC~ed of which 210 shall be provided
in the parking garage of the Condominium
/Apartment Tower. Parking shall consist of one
space for each one bedroom unit; two spaces for
each of the remaining two and three bedroom
units; and 28 guest spaces. No four-bedroom
units are permitted. Guest parking shall be
provided at a parking ratio of 0.25 spaces per
unit.
April 27, 2001April 12, 2001April 6, 2001 April 5, 2001 -
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(2) The guest parking may be provided
in the parking garage and on-street within the
Condominium/Apartment Tower parcel, only.
(3) The CC&R's for the Tower and the
rental or sale agreements shall identify the
stipulate which parking spaces ar-e-assigned to
eacl~w~:.c~ unit.
(4) Parking in the garage shall measure
a minimum of 8.5 feet in width and 18 feet in
length with 25-foot wide aisles.
(5) On-street guest parking shall
measure a minimum of 8.5 feet in width and 18
feet in length. Two (2) feet of the required 18
feet may-- overhang into a landscape area
provided that the landscape area is a minimum
of six (6) feet in width and the overhang does
not interfere with shrub or tree growth. Parallel
parking shall measure a minimum of 8.5 feet in
width and twenty (20') feet in length with a
four-foot (4') separation between the spaces.
0~b. Paired
Hillcrest Nei~,hborhood
Sin~,le-Familv-
1LD 298 parking spaces shall be
provided in this neighborhood. The parking
quantity includes the required garage spaces at
two per ,unit, driveway aprons at two per unit,
and 18 off street guest parking spaces.
(2) The parking requirement is
based upon units that are 2,499 square feet or
less in area (excluding garage space), and four or
less bedrooms. Five bedroom units and units
consisting of 2,500 square feet or more
(excluding garage space) are not permitted in
this neighborhood.
(3) All units shall include two (2)
car garages which shall measure twenty (20) feet
in width by twenty (20) feet in depth free and
clear of any obstruction.
(4) All units shall include a
driveway apron measuring, at a minimum, 16
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feet in width and 20 feet in length, capable of
parking two vehiclesfor two cars.
(5) Driveway aprons shall measure
20 feet in leng:h from the face of the garage to
the back of the sidewalk or face of the curb in
absence of a sidewalk.
(6) Off-street guest parking shall be
a minimum of 8.5 feet in width and 18 feet in
length. 18 guest parking spaces shall be
provided off-street in landscape pockets, and
within close proximity to the units they are
intended to serve.
LT~No on-street parking shall be
permitted inth9 Hillcrest neighborhood.
a. With the exception of studio units, all
dwelling units within the Terrabay residential
district shall be provided with at least two off
street parking spaces per unit, at least one of
which shall be covered. Studio units shall be
provided withI one covered off street parking
space per unit. I
b. IA minimum of three visitor
parking spaces shall be provided for each four
dwelling units through the use of parking bays
adjacent to each cluster of units.
c. In addition to off street parking
spaces required by this chapter, at least three
parallel and/or perpendicular visitor parking
spaces for ~ch four dwelling units shall be
provided along the private roadways and lanes in
the Terrabay residential district. Tho spaces
shall be located within close proximity to the
units which tqey are intended to serve. The
approval of any tentative subdivision or parcel
map for residential development of property in
the Tm'rabay specific plan district shall be
conditioned upon the project sponsor executing
and recording C.C.&R.'s which shall include a
provision prol~ibiting the parking or storage of
recreational v~hicles and bots, whether stored on
trailers or not, lin such residential area:
c. In single family developments,
parldng garages for two vehicles will be
provided for each unit. On street visitor parking
will be provided at a minimum ratio of three
spaces fore ach four units. Additional visitor
parking for two spaces per unit will be provided
in the driveway aprons.
d. In townhouse improvements,
off strc, et parking shall be provided in tho garage
structures at a minimum ratio of one space for
each studio unit: units with one bedroom or
more shall bo assigned at least two off street
parking spaces per unit, at l~st one of which
shall be covered. Additional covered parking
shall be provided upon re, quest for studio units.
Visitor parking shall be provided in parking
areas located nearer ~ach garage entrance at a
minimum ratio of three spaces for ~ch four
e. In multifamily dwelling unit
developments, two spaces per unit shall be
provided in the garage structure. Off street
visitor parking shall be provided in
condominium parking areas adjacent to the
garages at a minimum ratio of three spaces for
each four units.
(4) The approval of any tentative
subdivision, vo~ing tentative map or parcel map
for residential development of property in tho
Terrabay Specific Plan District shall be
conditioned upon the project sponsor executing
and recording CC&R's which shall include a
provision prohibiting the parking or storage of
recreational vehicles and boats, whether stored
on trailers or not, in such residential area;
(i) Residential Density.
(1) Approximately one hundred fourteen
acres (51% of the residential land area of two
hundred twenty five acres) may be developed
with not more than seven hundred and forty five
(7'15) residential units six hundred seven (607)
residential units;
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(2) The nfx and location of residential units
shall be consis :ent with the standards contained
in the applicab e Terrabay Specific Plan;
(3) Res~dent~ai building densities shall, on a
neighborhood-by-neighborhood basis, be in
accordance with the applicable--:Terrabay
Specific Plan; i
(4) The density in the Terrabay Residential
District may be reduced by the City, if detailed
geological chzracteristics of each development
site and/or implementation of City development
requirements indicates that building to the
existing permilted density would pose a threat to
the public health, safety or welfare a lesser
number of d~velling units should be permitted.
(Ord. 1263 Ex ~. A (part), 1999: Ord. 1244 (part)
1999: Ord. 915§4 (part), 1983)
(j) Drainage.
No owner shall alter the slope or contour of
any lot or construct or alter any drainage pattern
or facility without the approval of the City
Engineer.
20.63.140 Special Regulations Al~olicable
w__.Within the Terrabay
Commercial District.
The following special regulations shall apply to
the development within the Terrabay
Commercial E istrict.
(a) Buildi}ag Height Limits.
(1) Offic~ The maximum permitted height
is 275 feet 'unless building to 290 feet is required
to accommodate an elevator shaft/facility in the
building.290 feet.
(2) Heigh~ is measured from the top of the
uppermost parapet down to finished grade at the
point below or directly parallel to that point
where the exterior facade of the building
intersects the finished grade,
(-g-) Hotel and tach center complex:
Maximum two hundred and fifty feet, measured
from the roofline to tho ground directly beneath
(b) Entry Drive
A privately maintained collector street entry
drive shall be constructed to serve the Terrabay
c--Commercial d_p_District. The slr-ee~ drive shall
have a forty foot 56-foot curb-to-curb width and
shall provide a-- two 12-foot wide travel lanes in
and out of the project. No parking shall be
permitted along the entry drive, travel lane and
parldng in each directions.
(c) Roadway Improvements
In keeping with the requirements of the Terrabay
Specific Plans and Development Agreements,
development in the Terrabay c-Commercial
iDdistrict shall proceed only to the extendt that
the project sponsor improves the adjacent
roadways in accordance with the Terrabay
Specific Plan. There shall be an irrefutable
presumption that aA_djacent roadways are not
able to carry the traffic generated by each phase
of the development if the public improvements
identified in the Terrabay Specific Plan as
necessary for each phase are not included as
improvements to be constructed concurrently
with i~ that phase.
(d) The parking requirements for the Terrabay
commercial district shall be calculated on an
overlappingJcommonuse basis for adjacent
structures. The overlapping use of parking
facilitios shall be based on a time of day parking
requirement study which is presented in detail in
the Terrabay specific plan. A total of two
hundr~l thirty five parking spaces shall be
provided at the office condominium/health
club/re.staurant complex, and one thousand and
nineteen parking spaces shall be provided at the
hotel/seminar center/tachnology center complex.
(g-)£e) Parking Requirements- Office
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I .
(1)4-:. A pgrk~ng capacity of 1,785 cars is
required based upon the parking requirements of
2.86 spaces per 1,000 gross square feet of floor
area as set foch in the Final Terrabay Specific
plan. Parking shall be provided as follows:
a. Not more than 300 striped parldng spaces
shall be providod on the surface lot, and not less
than a total of 1,000 striped stalls shall be
provided in the two parldng garages on the site.
size of striped parking for van pool, car pool,
shuttle bus and motorcycle parking shall
conform to the requirements of the TDM
Program identified in the Final Terrabay
Specific Plan and Chapter 20.74 of the
Municipal Code, "Off-Street Parking and
Loading.":
(f) Parking Requirements- Child CareDay
Care (within the Terrabay Commercial District)
c. Valet and/or Assisted Parking shall be
used to prov!de for the romaining required
parking capacky of 1,785 cars such that the total
of striped sar'ace and structured stalls, when
subtractod from 1.785. shall equal the number of
Valet and/or A~:;sisted Parked car capacity.
d. Valet and or Assisted Parking attendants
shall be on the site during the peak use times of
the day and tl-~e week as specified in the TDM
Program, which may be formally amended from
time to time as specified in the Final Terrabay
Specific Plan. i
e. Valet ~nd/or Assisted Parking shall not
be used in the ~Urface parking lot.
f. Valet and/or Assisted Parking shall be
used to the maximum extent feasible in the
parking stmctt_res.
(2)g:. Striped stalls in the parking structures
shall measure 8.5 feet in width and 18 feet in
length with 25bfoot wide aisles.
(3)5 Strived stalls in the surface lots shall
measure a mir.imum of 8.5 feet in width and 1.8
feet in length. Two (2) feet of the required 18
feet may ovef_aang in a landscape area provided
that the area is a minimum of six (6) feet in
width and the overhang does not interfere with
shrub or tree growth. Parallel parking shall
measure 8.5 feet in width and 20 feet in length
with four (4') feet of separation between the
spaces.
(4)4 ?arking and parking services,
including Valet and/or Assisted Parking and the
(1)!. Twenty on- or off-street parking
stalls shall be provided for the day care facility.
(2)g-:. Striped stalls for surface
parking shall measure 8.5 feet in width by 18
feet in length. Two (2) feet of the required 18
feet may overhang in a landscape area provided
that the area is a minimum of six (6) feet in
width and the overhang does not interfere with
shrub or tree growth. Parallel parking shall
measure 8.5 feet in width and 20 feet in length
with four (4') feet of separation between the
spaces.
(3).-g: A childcare drop-off and pick-
up area shall be provided that is protected from
the flow of traffic and that does not impede the
flow of traffic.
20.63.150 Development Procedure--
Generally.
(a) After the Terrabay Specific Plan District
has been annexed to the City, for all land within
the 1982/1996 Terrabay Specific Plan Area-
Village and Park, commencing after annexation;
the Terrabay Phase II Woods Specific Plan Area
commencing May 1999; and the Final Terrabay
Specific Plan Area commencing on January 1,
2005, District all maps all maps, plans and
permits shall be submitted, processed and
approved in the following order:
(1) Specific plan
(2) Tentative subdivision map, vesting
tentative map or parcel map
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(3) Precis~ plan
(4) Final s~bdivision
(5) Grading permits
map (if applicable)
(e) Building permits shall expire as
provided in the Uniform Building Code, as
approved and amended by the City. (oOrd. 1263
Exh. A )(part 1999:1999 Ord. 1244 (part) Ord.
915§4 (part), 1983)
(6) Building or occupancy permits
The City shall not process or approve
land use entif_ements or permits in any other
order. For example, the City shall not process or
approve a precise plan for any land within the
Terrabay Specific Plan District which does not
have an approved tentative or parcel map.
(b) For the Final Terrabay Specific Plan
Area, only, and up to and ending on December
31, 2004 all maps plans and permits shall be
and approved in the
submitted, processed
following orde¥
(1) Specific Plan
(2) Tentz
tentative map
tive subdivision map, vesting
~r parcel map
(3) Precise plan
(4) Rough'Grading .Permit
(5) Final s¢bdivision map (if applicable)
(6) Final ~rading Permit
(7) Buildi6g or occupancy permits
(c) The ~arcel map or final subdivision
maps and the final precise plans for development
of the Terrabay Specific Plan District shall
conform to the standards criteria and
requirements of the applicable Terrabay Specific
Plan.
(d) Unless otherwise stipulated in the
Terrabay Specific Plan, all applicable provisions
of this code shall be followed including, but not
limited to, tho payment of all applicable fees as
set forth in the master fee schedule of the City.
April 27, 2001Lpri112, 2001April 6, 2001April 5, 2001 -
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20.63.160 Precise Plan and Subdivision
Maps ---Generally.
No person shall commence any use or
erect any structure or make exterior
modifications to any existing use, and no
grading permit, building permit or certificate of
occupancy shall be issued for any new use or
structure or modification thereof until a final
subdivision or parcel map and precise plan has
been approved by the City Council, and said
final subdivision or parcel map has been
recorded in accordance with the requirements of
the Terrabay Specific Plan and of Title 19 of this
Code except as provided for in South San
Francisco Municipal Code § '8eefio~ 20.63.150
(B). (Ord. 1263 Exh. A (part), 1999: Ord. 1244
(part), 1999: Ord. 915§4 (part), 1983)
20.63.165
Tentative Subdivision Maps,
Vesting Tentative Maps or Parcel
Maps - Submittal - Processing
(a) Tentative subdivision maps, vesting
tentative maps or parcel maps for development
in the Terrabay Specific Plan District shall be
submitted to the Secretary of the Planning [
Commission. The Secretary shall check each
application for completeness and conformance
with the Terrabay Specific Plan.
(b) If the tentative subdivision map, vesting
tentative map or parcel map is found incorrect,
incomplete or not in conformance with the
Terrabay Specific Plan, the Secretary will notify
the applicant of the deficiency within thirty days
of submission of the tentative subdivision map
or parcel map.
(c) Tentative subdivision maps, vesting
tentative maps, parcel maps and final
subdivision maps shall otherwise be processed
as set forth in Title 19 of this Code and the
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Subdivision Map Act (Sections 66410, et seq.,
of the Government Code) except that a Planned
Unit Development procedure is not required for
vesting tentative maps. (. (Ord. 1263 Exh. A
(part), 1999: Ord. 1244 (part), 1999Ord 915 § 4
(part), 1983) i
20.63,1.70 20263.170 Precise Plan an~
Subdivision Maps---Submittal---
In'_fial Review.
(a) Precise plans for development in the
Terrabay Specific Plan District shall be
submitted to the Secretary of the Planning
Commission. [The Secretary shall check each
application fo~ completeness and conformance
with the Terral~ay Specific Plan.
(b) If the precise plan is found incorrect,
incomplete or not in conformance with the
Terrabay Spec:_fic Plan, the Secretary will notify
the applicant of the deficiency within thirty days
of submission~ of the precise plan_., tentative
subdivision map or vesting tentative map.
(c) If thei precise plan is found to be
complete and correct, the Secretary shall
proceed as se~ forth in Sections 20.63.190 and
20.63.200 of this code.
(d) Subd~¥~smn and parcel maps shall be
processed as s~t forth in Title 19 of this code and
the SubdivisiOn Map Act (Sections 66410,
et.seq., of the ]Government Code) except that a
planned unit i development procedure is not
required for a~ subdivision or vesting tentative
map. (Ord. 1263 Exh. A (part), 1999: Ord. 1244
(part), 1999: Crd. 915§4 (part), 1983~.)
20.63.180 ! Precise Plan ---Contents.
The fdllowing information and drawings
related to precise plans shall be required for
submittal to Ithe Secretary of the Planning
Commission aI least thirty-five days prior to the
Planning Commission meeting at which the
precise plan is to be considered, together with
the required fling fees as set forth in the Master
Fee Schedule of the City adopted by resolution
of the City Council:
(a) Ten full-sized and twenty-five, eight and
one-half inches by eleven inches reduction
copies of the precise plan;
(b) All tentative subdivision, vesting
tentative map or parcel maps within the area
covered by the precise plan. The maps shall in
every case already be approved as required by
Title 19 of this code and the Subdivision Map
Act;
(c) A legal and physical description of the
site, including boundaries, easements, existing
topography, natural features, existing buildings,
structures and utilities;
(d) A plot or site plan, drawn to scale which
depicts all proposed on-site improvements and
utilities and the locations of same, in accordance
with the standard established in the Terrabay
Specific Plan;
(e) A landscape plan drawn to scale which
sets forth detailed information in accordance
with the landscape requirements of the Terrabay
Specific Plan and the Habitat Conservation Plan,
and the Director of Parks, Recreation and
Community ServicesMaintenance Services;:
(f) Grading, drainage and grading/erosion
maintenance plans;
(g) Architectural plans and detailed exterior
elevations indicating profiles, glazing and
materials drawn to scale. The applicant shall
submit ten black and white full-size print set(s)
drawn to 1/4 scale and ten eight and one-half
inches by eleven inches reductions showing all
land use and buildings, for each precise plan;
(h) Scale drawings of all signs and light
standards, with details of height, area, color and
materials;
(i) Plans for off-site improvements
associated with the precise plan; and,
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(j) Any other drawings or additional
information necessary to show that the precise
plans are in conformance with the Terrabay
Specific Plan, as required by the City. (Ord.
1263 Exh. A (part), 1999: Ord. 1244 (part),
1999: Ord. 915§ 4 (part), 1983)
20.63.190 { Precise Plan --Action by
Secretary of Planning Commission.
Upon receipt of the complete precise
plan, the Secretary of the Planning Commission
shall transmit complete copies to the following
departments or officers: Director of Economic
and Commurfity Development, Director of
Public Works,i City Engineer, Chief Building
Inspector, Dirbctor of Parks, Recreation and
Maintenance Qommunity Services, Police Chief,
Fire Chief, and, if affected, the Superintendent
of the South lSan Francisco Unified School
District, and leach serving utility company.
(Ord. 1263 Egh. A (part), 1999: Ord. 1244
(part), 1999: Qrd. 915§4 (part), 1983)
20.63.200 Planning Commission Report on
Precise Plan.
(a) The dhte of the actual filing of the
precise plan, flor purposes of this chapter, shall
be the date of !he next succeeding closing of the
agenda of th~ Planning Commission meeting
following the! presentation of the complete
precise plan t~ the Secretary of the Planning
Commission.
(b) The i Secretary of the Planning
Commission shall assemble the various reviews
of the precise plan. Upon completion of the City
review and consultations, the Secretary to the
Planning Commission shall submit the precise
plan to the planning Commission and shall
recommend tl~at the precise plan be approved,
conditionally i approved or disapproved or
suggest modif'fications.
(c) The P_anning Commission shall submit
to the City Council its written report advising
approval, conc2itional approval or disapproval of
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the precise plan within thirty days after the
actual date of filing, unless that time period is
extended by written consent of both the project
sponsor and the Planning Commission. Such
report shall set forth in detail the reasons for the
recommendations made~ and shall state all
specific conditions recommended for a
conditional approval. The report will indicate
whether or not the precise plan is consistent with
the specific plant-and the tentative subdivision
maps, vesting tentative maps or parcel maps
within the area covered by the precise plan.
(Ord. 1263 Exh. A (part), 1999: Ord. 1244
(part), 1999: Ord. 915§4 (part), 1983)
20.63.210 Precise Plan---Action by City
Council.
(a) At the next regular meeting of the City
Council following the filing of the Planning
Commission report with the City Council, the
City Council shall fix a meeting at which the
precise plan will be considered, which meeting
date shall be within thirty days thereafter. The
City Council shall approve, conditionally
approve, or disapprove the precise plan within
such thirty-day period.
(b) Any conditions imposed will be
reasonable and designed to assure attainment of
the standards established in the Terrabay
Specific Plan. No approval will be unreasonably
withheld by the City Council if the precise plan
complies with the standards, conditions and
requirements of the specific plan. If the City
Council disapproves the precise plan, it will
specify the standards or conditions;--which have
not been met. (Ord. 1263 Exh. A (part), 1999:
Ord. 1244 (part). 1999: Ord. 915§4 (part),
1983)
20.63.220 Mandatory Findings for Approval
of Precise Plan.
The City Council shall make the
following findings before approving or
conditionally approving any precise plan:
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(a) The prgject proposed in the precise plan
is consistent i with the City of South San
Francisco Gefieral Plan and the applicable
Terrabay Specific Plan; and,
(b) The Proposed development and/or
construction s~andards of the precise plan are
designed to ~achieve compliance with the
development ~nd/or construction standards of
the applicable Terrabay Specific Plan; and,:
(c) That the development proposed in the
precise plan is consistent with the applicable
Development Agreement. (Ord. 1263 Exh. A
(part), 1999: Ord. 1244 (part), 1999: Ord.
915§4 (part), 1983)
20.63.230 I Amendments to Approved
Precise Plan.
(a) If majCr amendments to the precise plan
are desired by lthe applicant, an application will
be submitted lo the Secretary of the Planning
Commission and processed in accordance with
procedures est0blished herein for approval of the
original precis~ plan.
(b) Revisions which are minor in nature,
other than those imposed as specific condition of
plan approval, shall be reviewed and approved
by the Director of Economic and Community
Development. i (Ord. 1263 Exh. A (part), 1999:
Ord. 1244 (p~'t), 1999: Ord. 915§4 (part),
1983)
20.63.240 ESpiration of Precise Plan
Approval.
Any precise plan which has been
approved, cor_ditionally approved or modified
will lapse anc' shall be deemed void two years
after the date thereof if a building permit has not
been issued therefore and/or construction has not
commenced 0r has not proceeded with due
diligence therbafter. Reasonable extensions of
time may be granted by the City Council. (.Ord.
1263 Exh. A (part), 1999: Ord. 1244 (part),
1999: Ord. 915§4 (part), 1983~.~
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20.63.250 Permits from Other Agencies.
No development proposal which
requires a permit or an approval of any sort to be
issued by any local, state or federal agency, may
be approved by the City until proof of such other
permit, license or approval is on file in the
Department of Econonfic and Community
Development. (Ord. 1263 Exh. A (part), 1999:
Ord. 1244 (part), 1999: Ord. 915§4 (part), 1983)
20.63.260 Permissible Types of
Construction.
All construction within the boundaries
of the Terrabay Specific Plan District shall at a
minimum comply with all applicable provisions
of state law and this code. Terrabay Specific
Plan requirements will prevail where more
restrictive. (Ord. 1263 Exh. A (part), 1999:
Ord. 1244 (part), 1999: Ord. 915§4 (part),
1983-~.~
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