HomeMy WebLinkAboutReso 57-2002 RESOLUTION NO. 57-2002
CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA
A RESOLUTION AMENDING THE FINAL TERRABAY
SPECIFIC PLAN AND PRECISE PLAN
WHEREAS, the City Council of South San Francisco approved the Final Terrabay Specific
Plan and the Restated and Amended Development Agreement for the Remaining Parcels of Phase
II and Phase llI of the Terrabay Development on November 21, 2000; and,
WHEREAS, the City Council of South San Francisco adopted an amendment to Chapter
20.63, Terrabay Specific Plan Zoning District, Precise Plan and Vesting Tentative Map on May 9,
2001; and,
WHEREAS, the City Council previously adopted an amendment to the Restated and
Development Agreement to incorporate changes in the approved Final Terrabay Specific Plan and
Chapter 20.63; and,
WHEREAS, Myers Peninsula Development Company has prepared changes to the previously
approved Precise Plan and Final Terrabay Specific Plan with respect to the condominium portion
only; and,
WHEREAS, the proposed modifications result in changes to the number of one bedroom
units, the guest parking ratio, reduction in grading on the site, reduction in the height of the building
and alters the configuration of the units within the structure; and,
WHEREAS, together, the amendments to the Final Terrabay Specific Plan and the Precise
Plan are referred to as the "Amendments" and do not result in an increase in land use or development
intensity over that analyzed in the 1982 EIR, the 1996 SEIR and the 1998-99 SEIR and Addendum
thereto; and,
WHEREAS, pursuant to the California Environmental Quality Act, projects which have been
previously analyzed and do not result in new significant impacts or mitigation measures do not
require further environmental analysis; and,
WHEREAS, the prior certified EIR's, SEIR and Addendum to the 1998-99 SEIR fully
analyzed all potentially significant impacts and proposed mitigation for said impacts; and,
WHEREAS, the City Council previously adopted a Mitigation Monitoring and Reporting
Program for the project and said program remains in full force and effect; and,
WHEREAS, based on the foregoing and CEQA Guidelines section 15162(a), no further
environmental review is required; and,
WHEREAS, on June 6, 2002, the Planning Commission held a properly noticed public
heating to consider the proposed text amendments to the Final Terrabay Specific Plan, the Terrabay
Specific Plan District Zoning Ordinance and the amendments to the Precise Plan and recommended
approval by a 7-0 vote.
NOW THEREFORE, BE IT RESOLVED that the City Council of the City of South San
Francisco hereby adopts the following findings based upon the entire record for the Terrabay
development. The record includes, but is not limited to, the following: 1) The South San Francisco
General Plan, and General Plan Environmental Impact Report; 2) The proposed Final Terrabay
Specific Plan; 3) The 1998-99 Certified Terrabay Supplemental Environmental Impact Report, which
includes the 1982 Certified Terrabay Environmental Impact Report, the Certified 1996 Terrabay
Supplemental Environmental Impact Report and Addendum to the 1998-1999 Certified Terrabay
Supplemental Environmental Impact Report; 4) Testimony and materials, including the Restated and
Amended Development Agreement for Remaining Parcels of Phase II and Phase 1II of the Terrabay
Development, submitted at the Planning Commission meeting on November 16, 2000; 5) Testimony
and materials, including amendments to the Final Terrabay Specific Plan and First Amendment to
the Restated and Amended Development Agreement for the Remaining Parcels of Phase II and Phase
In of the Terrabay Development; and 6) Testimony and Materials, including amendments to the
Final Terrabay Specific Plan, Terrabay Specific Plan District Zoning Ordinance, and Precise Plan
submitted at the Planning Commission meeting on June 6, 2002; and testimony and materials
submitted to the City Council at the duly noticed public hearing on June 26, 2002:
The Amendments do not alter the land use or result in an increased development intensity
of the property. The Amendments relate entirely to the condominium portion of the
approved project. Specifically, the Amendments replace the .25 parking ratio for guest
parking with a ratio of no less than .13 spaces per unit. The Amendments also reduce the
height and development footprint of the condominium tower, reduce grading on the site,
reduces the tower from 20 floors to 15 and alters the units configuration to 52 one bedroom
units from the previously approved 14 one-bedroom units. The total number of units, 112,
would remain unchanged.
The Amendments are consistent with the Airport Land Use Plan. Dave Carbone, Staff
Administrator of the C/CAG San Mateo County Airport Land Use Committee (ALUC)
previously reviewed the Final Terrabay Specific Plan and found it complied with the ALUC
requirements (letter of October 25, 2000). Because the Amendments result in a reduction
of the height of the condominium tower and will not result in increased development or
densities over that previously analyzed by Dave Carbone, the compliance letter of October
25, 2000 supports approval of the Amendments with the conditions imposed as part of the
Vesting Tentative Map and prior Precise Plan approvals.
o
The Amendments are consistent with the Habitat Conservation Plan (HCP). Victoria Harris,
biologist with Thomas Reid Associates (The Plan Administrator) reviewed the previously
approved Final Terrabay Specific Plan and found the Specific Plan complied with the HCP
boundary and grading limits (letter of October 25, 2000) certified by the City of South San
Francisco on May 12, 1999. The limits certified by the City on May 12, 1999, were used to
verify HCP Compliance for Terrabay Phase II and Phase 1II. Because the proposed
Amendments would result in less grading on the site and would remain well within the
previously approved grading limits, the Amendments are consistent with the HCP.
The Amendments are consistent with the South San Francisco General Plan. Amendments
proposed relate only to the condominium portion of the approved project. All findings and
analysis made in support of the 70 unit residential and commercial portions are unchanged.
Specific findings related to the condominium amendments are set forth below.
Housing Element Action 1C-3: Ensure that new development and rehabilitation
efforts promote quality design and harmonize with existing neighborhood
surroundings. Support excellence in design through the continued use of the
design review board and/or staff.
Analysis: The Amended Final Terrabay Specific Plan and Precise Plan further this
policy. The density of the project would not be increased, it would however be
situated on a smaller portion of the condominium parcel. Sewer, water, storm drain
and open space and a linear park are already in place and are continued in the
Amended Final Terrabay Specific Plan lands. Precise Plan and design review of
detailed architectural and landscape drawings (as required by the Terrabay Specific
Plan District Zoning Ordinance) ensure architectural compatibility.
ii. Housing Element Policy 3E: Foster amenities needed by female-headed households.
Action 3E-1 The City shall strongly encourage the inclusion of child-care and after-
school care facilities within or near affordable and higher density housing and mixed
use developments.
Analysis: The Amendments incorporate the previously approved project and permit
development of additional one bedroom units. The Amendments allow for 52 one
bedroom units, 54 two bedroom units and 6 three bedroom units ranging in size from
approximately 900 square feet to 1,500 square feet in area. The unit sizes and sales
prices are intended to accommodate small households.
111.
iv.
vi.
vii.
Transportation Element Policy 4.3-G-2: Provide safe and direct pedestrian routes
and bikeways between and through residential neighborhoods, and to transit centers.
Analysis: The Amendments conform with and implement this policy. The site
planning proposed includes pedestrian trails, shuttle service to major transit areas and
bike paths as previously approved in the Final Terrabay Specific Plan and the Precise
Plan.
Paradise Valley Terrabay Guiding Policy 3.8-G-1: Allow limited development that
is in keeping with the character of the Paradise Valley/Terrabay area and its natural
setting.
Analysis: The Amendments conform with and implement this policy. The Final
Terrabay Specific Plan, which includes the Recreation and Preservation parcels,
limits development to areas predominately disturbed by Phase I grading activities and
proposes clustering development and preserving open space. No changes to those
parcels are made as part of the Amendments. Additionally, architectural and design
changes in the Precise Plan have been incorporated to impart a more residential
appearance to the condominium tower.
The Amendments conform to the Open Space, Business Commercial and Medium
Density Residential land use designations reflected in the General Plan, Final
Terrabay Specific Plan, as amended, and the Vesting Tentative Map.
Housing Element Policy lB. Provide assistance from all divisions, departments, and
levels of the City Government, within the bounds of local ordinances and policies,
to stimulate private housing development consistent with local needs.
Action lB-1 Support Private Market Construction: The program is designed to
remove hurdles to constructing new market-rate housing units for above-moderate
and moderate-income households so that units can be built at a rate that will meet the
current and projected housing needs.
Analysis: The Amendments conform to the Medium Density Residential
Designation and (8.1-18.0 dwelling units per acre) provides for housing while
preserving habitat and open space. All three phases of Terrabay would provide 603
housing units. The Amendments do not authorize additional units nor result in a
reduction in the number of units previously approved. However, the number of one
bedroom units increases from 14 to 52 with a resulting reduction in the number of
two and three bedroom units. The change in unit distribution is based on market
considerations and is intended to meet the needs of working professionals in the East
of 101 area and nearby airport.
Housing Element Policy lC: Assure people a choice of locations by encouraging a
variety of housing units in well planned neighborhoods.
4
Analysis: The previously approved Final Terrabay Specific Plan and Precise Plan
include a variety of housing units and types. The Amendments add one-bedroom
units in a double loaded design within the condominium tower. The proposed project
and the existing approved project that includes townhomes and a variety of sizes of
detached units would provide an overall variety of housing. Recreational land uses
are also included within the Terrabay planning area.
o
Proper environmental documentation has been prepared on the Amendments in accordance
with CEQA Guidelines section 15162(a). This finding is based upon all evidence in the
record as a whole, including, but not limited to the following: City Council's independent
review of the proposed Amendments; the SEIR and relevant sections of the 1982 EIR and
the 1996 Supplemental EIR and the entire 1999 SEIR, and Addendum thereto, which
demonstrate that any significant impacts from the proposed development have either been
avoided or mitigated to a level of less than significance or were addressed in the Statement
of Overriding Considerations. No further environmental analysis is required when a prior
EIR has been prepared for a project unless new impacts or mitigation measures are identified.
The Amendments do not result in any new significant impacts or require changes to existing
mitigation measures. Therefore, in accordance with CEQA Guidelines section 15162(a), no
additional environmental review is required.
o
The condominium site is physically suitable for the proposed type and density of
development. This finding is based upon all evidence in the record as a whole, including,
but not limited to the following: The site is suited for the type, density and location of
commercial and residential development in that all the mitigation measures applicable to the
Phase II and Phase m sites identified in the 1982 EIR, 1996 SEIR and 1999 SEIR are
incorporated into the mitigation monitoring program for Phase II and Phase m. No changes
to the mitigation monitoring program are required as a result of the Amendments nor do the
Amendments result in a change in density or location over that previously analyzed and
approved in the Final Terrabay Specific Plan, Terrabay Specific Plan District, Precise Plan
or Vesting Tentative Map.
The design, improvements and constructions standards included within the Amendments are
not likely to cause environmental damage or substantially and unavoidably injure fish or
wildlife in their habitat and are designed to achieve compliance with the development and/or
construction standards of the Terrabay Specific Plan. This finding is based upon all evidence
in the record as a whole, including, but not limited to the following: the 1999 Supplemental
Environmental Impact Report, together with the Environmental Impact Report prepared in
1982, the 1996 Supplemental Environmental Impact Report, and Addendum to the 1999
SEIR analyze the anticipated environmental effects of the proposed Phase II and Phase llI
development and together with the adopted mitigation monitoring program demonstrate that
the project will either avoid or mitigate impacts of the project that are likely to cause serious
public health problems, to cause substantial environmental damage, or to cause substantial
and avoidable injuries to fish, wildlife or their habitat.
o
o
10.
11.
The design and type of improvements proposed in the Amendments do not conflict with
public easements for access through or use of the property within the Phase II and Phase m
areas of the Terrabay development and conform to the provisions of the Subdivision Map
Act and Chapter 19.48.080 of the South San Francisco Municipal Code as to design,
drainage, utilities, road improvements and offers of dedication or deed. This finding is based
upon all evidence in the record as a whole, including, but not limited to the following: City
Council's independent review of the proposed Amendments and the reports of the city
engineer and other appropriate department heads.
As previously determined by the City Council, Phase II and Phase m of the Terrabay
development provide, to the extent feasible, future passive or natural heating or cooling
opportunities. No changes are proposed in the Amendments that would alter passive or
natural heating and cooling opportunities. This finding is based upon all evidence in the
record as a whole, including, but not limited to the following: the 1999 Supplemental
Environmental Impact Report, together with the Environmental Impact Report proposed in
1982 and the 1996 Supplemental Environmental Impact Report, and Addendum related
thereto, analyze the energy impacts of the project and provide to the extent feasible future
passive or natural heating or cooling opportunities.
The proposed Amendments are consistent with the proposed Vesting Tentative Map. 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 Amendments and the previously
approved Vesting Tentative Map; City Council's review of the comments of the Design
Review Board; and, City Council's review of the staff report and supporting documents
submitted with the application for Amendments and the approved Vesting Tentative Map.
Based on the foregoing, the City Council finds that the Precise Plan implements the project
as proposed in the Amended Final Terrabay Specific Plan, including the incorporation of
residential housing and preservation of open space as indicated on the Vesting Tentative
Map.
The Amendments are consistent with the approved Development Agreement. This finding
is based upon the City Council's independent review of the Restated and Amended
Development Agreement for the Remaining Parcels of Phase II and Phase m of the Terrabay
Development, the First Amendment to the Restated and Amended Development Agreement,
and the attached Amendments. The Amended and Restated Development Agreement for the
Final Terrabay Specific Plan Lands was approved by Council on January 24, 2001. A First
Amendment to the Restated and Amended Development Agreement was approved in January
2001, which implemented the changes made to the Final Terrabay Specific Plan related to
the configuration of the 70 unit residential neighborhood and development approval process.
The Development Agreement vests rights to develop the property in accordance with the
previously approved Final Terrabay Specific Plan and its implementing ordinance, Chapter
20.63 of the South San Francisco Municipal Code, in effect as of January 11, 2001. The
Amendments are consistent with the land uses, development intensities and design standards
approved in the Development Agreement, as amended.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of
South San Francisco does hereby:
A. Approve an amendment to the Final Terrabay Specific Plan and authorize staff to
make changes to the plan consistent with the Council's approval of same.
B. Approve an amendment to the Precise Plan for the condominium project.
I hereby certify that the foregoing Resolution was regularly introduced and adopted by the
City Council of the City of South San Francisco at a regular meeting held on the 26th day of June
2002 by the following vote:
AYES: Councilmembers Joseph A. Fernekes, Raymond L. Green and Karyl Matsumoto,
Mayor Pro Tern Pedro Gonzalez and Mayor Eugene R. Mullin
NOES: None.
ABSTAIN: None.
ABSENT: None.
ATTEST:
City Clerk
CONDITIONS OF APPROVAL
TERRABAY PHASE III
Vesting Tentative Subdivision Map (SA 01-020) and Precise Plan (PP 01-020)
Consisting of the Open Space/Recreation Parcel/Office Parcel/Residential Parcels/Buffer
Parcel/Preservation Parcel
General Conditions
The following conditions shall be incorporated into the Vesting Tentative Map
and Precise Plan for Terrabay Phase III. Should in the determination of the Chief
Planner, implementation, or incorporation of any conditions require substantial
revision to the design of the project, the project shall be referred back to the
Planning Commission and City Council for review and action.
The applicant shall comply with the City of South San Francisco's Standard
Conditions and Limitations for Commercial, Industrial, and Multi-Family
Residential Projects and with all the requirements of the affected City Divisions
and Departments as contained in the attached conditions.
A. Planning Division Conditions shall be as follows:
The applicant shall comply with the mitigation measures identified in the
Mitigation and Monitoring and Reporting Program adopted by City Council on
November 21, 2000.
Prior to issuance of building permits, the applicant shall submit to the City final
plans which substantially comply with the site and precise plans date stamped
April 12, 2001, except as modified herein, as approved by City Council.
o
Parking requirements, maximum building heights and required building set backs
shall comply with the standards set forth in Chapter 20.63 (Terrabay Specific
Plan District Zoning) of the Municipal Code adopted by City Council on April
25, 2001 by Ordinance #1288-2001.
Incorporate noise insulation features into the design of the proposed residential
portion of the project to achieve an interior noise level of not more than 45dB,
based upon aircraft flyover.
o
Project sponsor shall (1) submit FAA Form 7460-1, "Notice of Proposed
Construction or Alteration" to the FAA Western-Pacific Regional Office in Los
Angeles, for an FAA airspace evaluation, and (2) incorporate the findings of the
FAA airspace evaluation into the final plans for the project, if applicable.
o
Incorporate the design requirements of the Charles Salter Supplemental Noise
Assessment (19 March 2001) with respect to the placement and design of a fence
Conditions Of Approval
Terrabay Phase III
SA 01-020 & PP 01-020
Page 2 of 31
which serves as a sound wall to protect the noise environment of outdoor space of
the Hillcrest (single-family paired units) neighborhood. The design of the sound
wall (fencing) shall be compatible with the architecture of the project and
integrate into the native landscape of the Mountain. The design of the sound wall
(fencing) shall be reviewed and approved by the Chief Planner.
Retaining walls in common areas and the sound wall/fence shall be maintained in
good condition and kept free of graffiti and damage. The master Homeowner's
Association and the owner of the commercial building shall be responsible for
keeping the retaining walls in common areas and the sound wall/fence in good
condition and kept free of graffiti and damage.
o
Fencing on side and rear yards shall not exceed six (6) feet in height from
finished grade measured from the highest elevation. Should a fence be placed on
top of a retaining wall, the overall height shall not exceed six feet in height
measured from highest grade. Fences exceeding six (6) feet in height measured
from lowest grade shall be reviewed by the Building Department and may require
a building permit.
o
The Developer shall coordinate with the City of South San Francisco Department
of Public Works and Planning Division and participate in the remediation of
noise along Sister Cities Boulevard (Terrabay/Paradise Valley - Supplemental
Noise Assessment, 19 March 2001). At a maximum the Developer would be
required to construct a noise barrier on the south side of Sister Cities Boulevard
from approximately 50 feet west of the Sister Cities Boulevard and Oyster Point
Intersection westward for 650 feet. Other solutions to the noise mitigation may
be approved by the Director of Public Works and the Chief Planner which could
include an in-lieu fee for a portion or all of the noise barrier costs to be used
toward a noise insulation program or other such measures to reduce noise in the
Paradise Valley neighborhood. This mitigation measure is identified in the 1982
Environmental Impact Report for Terrabay. At a minimum, the City may also
find that additional noise mitigation is not required.
10.
The Developer shall draft covenants to be reviewed and approved by the City
Attorney and the Chief Planner for the Peninsula Tower (commercial building).
The Covenants shall address owner and occupant obligations such as the
requirements of the Transportation Demand Management Program (approved in
the April Plan and the Amended and Restated Development Agreement) and all
remaining obligations such as, but not limited to the use and access of the
performing arts center and road, building, debris basin and building maintenance.
11.
The 50-foot fire buffer shall remain free of ornamental and combustible
landscaping and shall be hydroseeded with native grasses in-keeping with the
California Coastal Grassland habitat.
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Conditions Of Approval
Terrabay Phase III
SA 01-020 & PP 01-020
Page 3 of 31
12.
13.
14.
15.
16.
17.
18.
19.
The final landscape and irrigation plan shall be peer reviewed by a landscape
architect selected by the City and paid for by the applicant. The Chief Planner
shall review and approve the final landscape and irrigation plan prior to issuance
of any building permits.
The surface treatment of the retaining walls shall be reviewed and approved by
the Chief Planner prior to issuance of any building permits. The Chief Planner
may require additional landscaping and surface treatment of the walls to insure
that the walls are screened adequately and are compatible with the architecture of
the buildings and transition appropriately to San Bruno Mountain and the native
landscape. This review is in addition to any structural review required by the
Department of Public Works and/or Engineering Division.
Maximum square footage of the commercial building shall be 665,000 gross
square feet.
No four-or-more bedroom units shall be permitted in the residential tower.
No five-or-more bedroom units shall be permitted in the single-family paired
(duplex) units.
A licensed archaeologist and a geologist shall be on site during the rough grading
of the Buffer and Office Parcels. Should Native American remains or artifacts be
discovered all grading and site activity shall cease in the affected area. The
Native American Heritage Commission (Commission) shall be contacted and an
appropriate plan (Plan), agreeable to the City, the Commission and the Developer
shall be implemented. Said Plan shall address the treatment and disposition of
any artifacts and/or remains.
Any modifications to the plans requested by either the Planning Commission
and/or City Council during the public hearing process shall be reviewed and
approved by the Chief Planner prior to issuance of building permits.
A remediation and clean-up program to control the presence and spread of exotic
plant material on and from the Terrabay lands (including the Recreation/Open
Space, Buffer, Preservation, Residential and Office parcels) shall be developed
and implemented by the Developer. The Program, at a minimum, shall be similar
to that of Juncus Ravine which includes manual and chemical removal of
invasive exotic plant material and may include the use of fire. The Program shall
continue for a minimum of five years in order to assist in abating the presence
and spread of exotic plant material. The Program shall be reviewed and approved
by the Chief Planner.
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Conditions Of Approval
Terrabay Phase III
SA 01-020 & PP 01-020
Page 4 of 31
20.
Habitat Conservation Plan (HCP) management fees shall be remitted to the HCP
Plan Administrator in accordance with the HCP for San Bruno Mountain.
21.
The Covenants, Conditions and Restrictions for the residential development shall
be reviewed and approved by the City Attorney prior to issuance of building
permits for the project.
22.
All proposed signage for the project shall be reviewed and approved by the Chief
Planner.
23.
Prior to receiving a rough grading permit for Phase II/III, the Developer shall
deposit with the City the sum of $25,000 to establish a Planning Development
Account. The Planning Development Account of $25,000 shall be maintained
from the date of City Council approval and at all times until project construction
is finalized and all the requirements of the Mitigation Monitoring and Reporting
Program and Conditions of Project Approval are satisfied. The deposit provided
by the Developer shall be handled as a deposit account that is set aside. Staff and
contract services shall be billed directly to the Developer on a monthly basis and
not against the account. Services to be billed shall include but are not limited
work efforts required in order to implement and monitor the Mitigation
Monitoring and Reporting Program and Conditions of Project Approval and
perform plan checks, site visits and field condition and final inspections. This
account is in addition to and separate from any account required by the
Department of Public Works.
24.
All the requirements of the Transportation Demand Management Program (TDM
Program) contained in the Final Terrabay Specific Plan shall be implemented into
the project. Annual monitoring shall occur and updates (if needed) of the TDM
Program shall occur in order to assure that the performance objectives are met.
25.
No grading or building permits shall be issued until the project applicant has
satisfied the requirements of the Habitat Conservation Plan (HCP). The project
was found to be in conformance with the HCP by City Council, May 1999. No
grading permit shall be issued until a grading plan and permit application is
reviewed by the HCP Administrator and the Plan is found to be in conformance
with the grading regulations contained in the "Agreement with Respect to San
Bruno Mountain Habitat Conservation Plan" and as indicated in Figure 2-04
South Slope Project Grading Phases. No grading permit shall be issued by the
City until the applicant provides the written documentation to the Chief Planner
that all other County, state and federal regulations pertaining to wetlands and
endangered or threatened species have been satisfied. Notice of satisfaction of
U.S. Fish and Wildlife Service, U.S. Army Corp 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
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Conditions Of Approval
Terrabay Phase III
SA 01-020 & PP 01-020
Page 5 of 31
California Fish and Game Code and the Endangered Species Act must be
provided.
26.
The grading shall avoid the single Viola plant near the California Department of
Forestry (CDF) road in the Recreation Parcel. The Developer shall work with the
Habitat Conservation Plan Administrator, U.S. Department of Fish and Wildlife
and California Department of Fish and Game regarding avoiding take of the
Viola or the potential take of the one Viola in the event of the Incidental Take
Permit being amended. Offsets could include supplemental Viola planting,
restored habitat and preservation of existing Viola plants.
27.
A CDF access road shall be maintained in the project area. The access road can
be reached from either the Residential side or the Office Complex side of Phase
III. If it is connected only from the Residential side then the existing access road
on the east side of the point needs to be restored to its natural state.
28.
The condominium project shall incorporate shuttle bus service into the project.
The shuttle bus service can either be a stand alone serving the project, connect
with the Alliance shuttle bus service serving the East of 101 area, or another
similar shuttle service.
29.
Sight distance for the condominium driveways shall be a minimum of 160 feet
free and clear of any landscaping or obstructions greater than six inches in height
(Memorandum, Mark Crane May 20, 2002).
Planning Department Contact: Allison Knapp 650 829-6633
B. POLICE DEPARTMENT requirements shall be as follows:
A. Municipal Code Compliance
The applicant shall comply with the provisions of Chapter 15.48 of the Municipal
Code, "Minimum Building Security Standards" Ordinance revised May 1995.
The Police Department reserves the right to make additional security and safety
conditions, if necessary, upon receipt of detailed/revised building plans.
B. Landscaping
Landscaping shall be of the type and situated in locations to maximize
observation while providing the desired degree of aesthetics. Security planting
materials are encouraged along fence and property lines and under vulnerable
windows.
C. Building Security
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Conditions Of Approval
Terrabay Phase III
SA 01-020 & PP 01-020
Page 6 of 31
1. Doors
ao
The jamb on all aluminum frame-swinging doors shall be so
constructed or protected to withstand 1600 lbs. of pressure in both
a vertical distance of three (3) inches and a horizontal distance of
one (1) inch each side of the strike.
Glass doors shall be secured with a deadbolt lock~ with minimum
throw of one (1) inch. The outside ring should be free moving and
case hardened.
Co
Employee/pedestrian doors shall be of solid core wood or hollow
sheet metal with a minimum thickness of 1-3/4 inches and shall be
secured by a deadbolt lock~ with minimum throw of one (1) inch.
Locking hardware shall be installed so that both deadbolt and
deadlocking latch can be retracted by a single action of the inside
knob, handle, or turn piece.
do
Overhead roll-up doors shall be so secured on the inside that the
lock cannot be defeated from the outside and shall also be secured
with a cylinder lock or padlock from the inside.
eo
Outside hinges on all exterior doors shall be provided with non-
removable pins when pin-type hinges are used or shall be provided
with hinge studs, to prevent removal of the door.
fo
Doors with glass panels and doors with glass panels adjacent to the
doorframe shall be secured with burglary-resistant glazing2 or the
equivalent, if double-cylinder deadbolt locks are not installed.
go
Doors with panic bars will have vertical rod panic hardware with
top and bottom latch bolts. No secondary locks should be installed
on panic-equipped doors, and no exterior surface-mounted
hardware should be used. A 2" wide and 6" long steel astragal
1 The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action
of the inside door knob/lever/turnpiece.
A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a turnpiece may be used in "Group B"
occupancies as defined by the Uniform Building Code. When used, there must be a readily visible durable sign on
or adjacent to the door stating "This door to remain unlocked during business hours", employing letters not less than
one inch high on a contrasting background. The locking device must be of type that will be readily distinguishable
as locked, and its use may be revoked by the Building Official for due cause.
25/16" security laminate, 1/4" polycarbonate, or approved security film treatment, minimum.
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Conditions Of Approval
Terrabay Phase III
SA 01-020 & PP 01-020
Page 7 of 31
shall be installed on the door exterior to protect the latch. No
surface-mounted exterior hardware need be used on panic-
equipped doors.
All entrance and exit doors for individual tenant spaces shall have
a deadbolt lock.
On pairs of doors, the active leaf shall be secured with the type of
lock required for single doors in this section. The inactive leaf
shall be equipped with automatic flush extension bolts protected by
hardened material with a minimum throw of three-fourths inch at
head and foot and shall have no doorknob or surface-mounted
hardware. Multiple point locks, cylinder activated from the active
leaf and satisfying the requirements, may be used instead of flush
bolts.
jo
Any single or pair of doors requiring locking at the bottom or top
rail shall have locks with a minimum of one throw bolt at both the
top and bottom rails.
2. Windows
Louvered windows shall not be used as they pose a significant security
problem.
bo
Accessible rear and side windows not viewable from the street shall
consist of rated burglary resistant glazing or its equivalent. Such windows
that are capable of being opened shall be secured on the inside with a
locking device capable of withstanding a force of two hundred- (200) lbs.
applied in any direction.
Co
Secondary locking devices are recommended on all accessible windows
that open.
3. Roof Openings
ao
or:
or:
All glass skylights on the roof of any building shall be provided with:
1) Rated burglary-resistant glass or glass-like acrylic material.2
2)
Iron bars of at least 1/2" round or one by one-fourth inch fiat steel
material spaced no more than five inches apart under the skylight
and securely fastened.
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Conditions Of Approval
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SA 01-020 & PP 01-020
Page 8 of 31
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3)
A steel grill of at least 1/8" material or two inch mesh under
skylight and securely fastened.
All hatchway openings on the roof of any building shall be secured as
follows:
1)
2)
3)
If the hatchway is of wooden material, it shall be covered on the
outside with at least 16 gauge sheet steel or its equivalent attached
with screws.
The hatchway shall be secured from the inside with a slide bar or
slide bolts. The use of crossbar or padlock must be approved by
the Fire Marshal.
Outside hinges on all hatchway openings shall be provided with
non-removable pins when using pin-type hinges.
All air duct or air vent openings exceeding 8" x 12" on the roof or exterior
walls of any building shall be secured by covering the same with either of
the following:
1)
or:
2)
3)
4. Lighting
ao
Iron bars of at least 1/2" round or one by one-fourth inch fiat steel
material, spaced no more than five inches apart and securely
fastened.
A steel grill of at least I/8" material or two inch mesh and securely
fastened and
If the barrier is on the outside, it shall be secured with galvanized
rounded head flush bolts of at least 3/8" diameter on the outside.
Parking lots, (including parking lots with carports) driveways, circulation
areas, aisles, passageways, recesses, and grounds contiguous to buildings
shall be provided with high intensity discharge lighting with sufficient
wattage to provide adequate illumination to make clearly visible the
presence of any person on or about the premises during the hours of
business darkness and provide a safe, secure environment for all persons,
property, and vehicles on site. Such lighting shall be equipped with
vandal-resistant covers. A lighting level of .50 to 1 foot-candles
minimum, maintained at ground level is required. The lighting level for
the parking garage shall be 5 foot candles in the drive areas and 10 foot
candles in the stairway areas.
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Conditions Of Approval
Terrabay Phase III
SA 01-020 & PP 01-020
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bo
All exterior doors shall be provided with their own light source and shall
be adequately illuminated at all hours to make clearly visible the presence
of any person on or about the premises and provide adequate illumination
for persons exiting the building.
Co
The premises, while closed for business after dark, must be sufficiently
lighted by use of interior night-lights.
Exterior door, perimeter, parking area, and canopy lights shall be
controlled by photocell and shall be left on during hours of darkness or
diminished lighting.
eo
Parking lot lights shall remain on anytime there are employees in the
building.
Prior to issuance of a building permit, the applicant shall submit a lighting
plan to be reviewed and approved by the Police Department. Lighting
plans shall include photometric and distribution data attesting to the
required illumination level.
5. Numbering of Buildings
ao
The address number of every commercial building shall be illuminated
during the hours of darkness so that it shall be easily visible from the
street. The numerals in these numbers shall be no less than four to six
inches in height and of a color contrasting with the background.
bo
In addition, any business, which affords vehicular access to the rear
through any driveway, alleyway, or parking lot, shall also display the same
numbers on the rear of the building.
Co
Posted at the main entrance to the building/complex shall be a sign
(directory) showing the addresses and businesses within the complex.
Said sign shall be illuminated during the hours of darkness and shall be
protected by use of vandal-resistant covers or materials.
do
Each different unit within the building shall have its particular address
prominently displayed on its front and rear doors. (Rear door numbers
only need to be one inch in height.)
6. Alarms and other security measures
ao
The business shall be equipped with at least a central station silent
intrusion alarm system.
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Terrabay Phase III
SA 01-020 & PP 01-020
Page 10 of 31
o
bo
The business shall be equipped with a central station monitored silent
robbery alarm.
All individual businesses within the complex will be/may be required to
have an alarm system before occupancy. The type of alarm is dependent
upon the nature of the individual business. Tenants should be advised to
make contact with Crime Prevention Bureau well in advance of requested
business occupancy for further details.
do
The Garage area will be protected by CCTV applications that will be
monitored by the security officers. There will also be interactive speaker
systems on each floor that will enable persons to call for assistance
without having to dial a telephone.
eo
There shall be 24-hour security provided for the entire commercial
complex. During the normal business hours these guards will staff an
entry desk that will monitor the entry of persons into the complex. This
station will also monitor the CCTV applications in the garage and the
emergency call stations.
NOTE:
To avoid delays in occupancy, alarm installation steps should be
taken well in advance of the final inspection.
Traffic, Parking, and Site Plan
mo
All entrances to the parking area shall be posted with appropriate signs per
22658(a) CVC, to assist in removing vehicles at the property
owner's/manager's request.
bo
Handicapped parking spaces shall be clearly marked and properly sign
posted.
NOTE:
For additional details, contact the Traffic Bureau at 829-3934.
Misc. Security Measures
a°
Commercial establishments having one hundred dollars or more in cash on
the premises after closing hours shall lock such money in an approved
type money safe with a minimum rating of TL-15.
The perimeter of the site shall be fenced during construction, and security
lighting and patrols shall be employed as necessary.
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Terrabay Phase III
SA 01-020 & PP 01-020
Page 11 of 31
Co
The fence surrounding the storage yard should be topped with triple-strand
barbed wire or razor ribbon.
Police Department contact, Sergeant Mike Massoni (650) 877-8927
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Conditions Of Approval
Terrabay Phase III
SA 01-020 & PP 01-020
Page 12 of 31
C. Engineering Division conditions shall be as follows:
The following recommended conditions of approval have been prepared based upon the Terrabay
Phase III Vesting Tentative Map, dated April 11, 2001, Drawings 1 through 8, prepared by Brian
Kangas Foulk and the Precise Plan Submittal, dated April 11, 2001, submitted by the developer
and subdivider, Myers Peninsula, LLC, for the consideration of the Planning Division and the
City Council. The improvement, grading, drainage and utility information shown on these plans
are preliminary and illustrative in nature. The project will require detailed and comprehensive
civil engineering, grading, improvement, drainage, utility and landscaping plans to be prepared
and submitted for review and approval, before the Developer can commence the construction of
the finish improvements, however rough grading of the site is anticipated to occur prior to the
approval of the finish improvement plans and the recordation of the final map, in accordance
with the provisions of the Terrabay Specific Plan ordinance.
The subdivider and the applicant shall submit for review and approval of the City staff the
documents required by Section 19.36.040 of the South San Francisco Municipal Code, prior to
receiving approval to file the Terrabay Condominium Tower subdivision final map with the City
of South San Francisco.
Should the Planning Commission and the City Council approve the subject project, the
Engineering Division recommends that the following items be made conditions of approval for
Tentative Subdivision Map No. SA-01-020 and Precise Plan No. PP-01-020:
I. UTILITIES
A. Electrical and Gas Facilities
All new and existing electrical power and gas mains, services, facilities
and appurtenances shall be installed underground within the limits of the
entire Terrabay development (except for the existing P.G.& E. Tower Line
facilities that provide electricity to San Francisco).
All utilities for power and gas shall be located within appropriate
easements, dedicated to the Pacific Gas and Electric Company, or their
designated successor in interest and shall conform to their requirements.
o
Prior to filing a Final Map, the Developer shall submit to the City
Engineer a letter from the Pacific Gas and Electric Company, or their
designated successor in interest, stating that they have reviewed the
Subdivision Map and Utility Improvement Plans and that satisfactory
easements and utility services have been provided by the Developer.
B. Water Facilities
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Conditions Of Approval
Terrabay Phase III
SA 01-020 & PP 01-020
Page 13 of 31
II.
Co
All water mains, services and appurtenances shall be installed
underground and designed and installed to the standards and requirements
of the California Water Service Company and the South San Francisco
Fire Chief. They shall be located within appropriate easements,
acceptable to the California Water Service Company and shall conform to
their requirements.
Prior to filing the Final Map, the Developer shall submit to the City
Engineer a letter from the California Water Service Company stating that
they have reviewed the Subdivision Map and Improvement Plans and that
satisfactory easements and water supply facilities have been provided by
the Developer.
o
The Developer shall install City standard fire hydrants at locations, and
flowing sufficient water, as specified by the South San Francisco Fire
Chief. The design of the water system shall be supported by appropriate
calculations.
o
The design, phasing and construction staging of the water system shall be
subject to the review and approval of the Fire Chief and the City Engineer.
The new water system shall, where feasible, be interconnected to the
existing California Water Service Company facilities to provide a
continuous loop.
Communication Facilities
All telephone, communication and cable TV lines, services, facilities and
appurtenances shall be installed underground within the limits of the
Terrabay Development.
°
All communication and cable TV facilities shall be located within
appropriate easements dedicated to Pacific Bell, RCN, AT&T Broadband,
or other City franchised utilities and shall conform to their requirements.
o
Prior to filing the Final Map, the Developer shall submit to the City
Engineer a letter from Pacific Bell, RCN and TCI Cablevision stating that
they have reviewed the Subdivision Map and Utility Improvement Plans
and that satisfactory easements and utility services have been provided by
the Developer.
STORM DRAINAGE IMPROVEMENTS
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Terrabay Phase III
SA 01-020 & PP 01-020
Page 14 of 31
mo
Public and private improvements intended to accommodate and convey storm
water runoff from the Terrabay project and its drainage basin on San Bruno
Mountain shall be designed by the applicant's civil engineering consultant, in
accordance with City standards and the requirements of the Terrabay Specific
Plan Ordinance, the State Department of Transportation and the County of San
Mateo (as appropriate).
Surface storm drains, excluding the trunk system carrying runoff from the San
Bruno Mountain catchment basins, shall be designed to accommodate at least a
10-year storm without surcharging the pipes. At low points, where overflow
would result in property damage, the drainage facilities shall be designed to
accommodate a 100-year design storm.
Inlets shall be placed and located so as to relieve the street of all storm water
generated by a 10-year design storm. The maximum width of gutter flow within
the streets shall not exceed 8' from the face of the curb. The storm drainage
system improvements, appurtenances and construction details shall be submitted
to the City Engineer for review and approval. Storm drain pipes shall be designed
to achieve a velocity of 3 fps when flowing half full under gravity flow
conditions. All drainage facilities shall be constructed in accordance with City
standards and the requirements of the City Engineer.
The overflow system at the inlet structure shall be designed to handle runoff from
storms in excess of the hundred year return period, utilizing the private street
system and hydraulically designed overflow drainage facilities, as may be
necessary to protect residential or commercial structures from potential damage
from storm runoff and from the approved design storm.
The storm system shall intercept all runoff from the improved portions of the site
and transport it via the public storm drain system to the San Francisco Bay.
Bo
The City will not accept any drainage facilities for ownership or maintenance
within the Phase III project, except storm drainage facilities, if any, which accept
flow from catchment basin(s) owned and maintained by a public entity. Only
storm drainage improvements located within a public street, or a dedicated storm
drainage easement, accepted by the City Council, shall be owned and maintained
by the City. The minimum pipe size within the public right-of-way or City
easements shall be 12" diameter. Where flow velocity within the pipe is
anticipated to exceed 11 fps, when flowing half full under gravity flow conditions,
at least two inches of cover over the reinforcing steel in the concrete pipes shall
be specified, unless a lesser standard is approved in writing by the City Engineer.
Unless specifically approved by the City Engineer, all storm drain pipes within
public or private streets, or public drainage easements, shall be manufactured of
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Terrabay Phase III
SA 01-020 & PP 01-020
Page 15 of 31
reinforced concrete with water tight, neoprene, gasketed joints. Corrugated
plastic or metal pipes shall only be used for temporary winterization
improvements and their associated downdrains. All storm drain manholes shall
be spaced at intervals not exceeding 300 feet.
Do
Storm drains installed within earth slopes with a ratio of 2:1 or greater, shall be
provided with pressure treated wooden, concrete, or metal check dams installed at
20 foot intervals, of a design approved by the City Engineer.
mo
Storm drain laterals shall be connected to the main at a manhole, catch basin,
junction box or other accessible structure. No "blind" connections are permitted
to storm drains. Laterals shall be connected so that their inverts are no higher
than the top of the main.
Fo
Two copies of the storm drainage and catchment basin calculations and drainage
basin key map, justifying the design of the storm drain trunk system
improvements (conforming to the approved construction plans), shall be
submitted to the City Engineer for review and approval and for City records.
Go
Adequate maintenance access to all storm drainage facilities, meeting the
approval of the City Engineer, shall be provided by the developer. Drainage
facilities maintained by the homeowners association or property owner (and all
public storm drainage facilities, if any) shall be located so as to facilitate and
accommodate equipment access to man holes or turning structures at each end of
the main and shall provide for safe personnel access to intermediate inlets,
structures and other facilities that may need to be periodically maintained.
Ho
Catch basins up to 4' deep shall be a minimum of 24" square. Inlets over 4' deep
shall have a minimum inside dimension of 36" square. All grates shall have a
"bicycle proof" waffle pattern. Access structures shall not be placed more than
300 feet apart for conduits smaller than 48" in diameter or 400 feet apart on
conduits larger than 48" in diameter.
Reinforced concrete lining, a minimum of 4" in thickness, shall be required for all
drainage channels, other than pre-existing natural drainage swales. All lined
channels shall include a cut-off-wall at the beginning and termination of the
lining, unless it is contiguous with a lined channel. The cut-off-wall shall not be
less than two and one-half (2.5) feet below the invert of the line channel, and shall
extend to a minimum of two and one-half (2.5) feet outside of the side walls to the
top of the lining. The freeboard of any lined channel shall not be less than 0.5
feet. The depth and width of lined channels shall be supported by engineering
calculations, submitted for the review and approval of the City Engineer.
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SA 01-020 & PP 01-020
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Jo
All projects within the Phase III development shall be provided with a storm
drainage system incorporating pollution control filters of a type that are centrally
located, accessible and require cleaning and maintenance no more than once a
year. The design and location of these filters shall be submitted for the review
and approval of the City Engineer and the City's Environmental Compliance
Coordinator.
m. SANITARY SEWERS
mo
All sanitary sewers shall be designed to function during peak wet weather flows
without surcharging the sewer pipes. The design of both the on and off-site sewer
systems shall conform to the requirements of the Municipal Code and shall be
supported by appropriate pipe capacity calculations prepared by the applicant's
civil engineer and submitted to the City Engineer for review and approval.
Calculated pipe flows shall exceed 3 feet per second.
In accordance with the Terrabay Specific Plan requirements: Sanitary sewer
trunk lines shall, wherever possible, be located within parking lots, paved walks,
or streets. Where sanitary sewers are located parallel or longitudinal to slopes,
they shall be installed under a minimum 10 foot wide bench, service road, path or
similar facility of the width and structural section acceptable to the City Engineer,
as required to accommodate the type of vehicles and equipment needed to access
these utilities. The sanitary sewer main, which serves only the Phase III
commercial development, shall be installed within the commercial site as a
private sewer line. It shall be installed by the developers at their cost and shall be
maintained by the future owners of the commercial parcel and their successors-in-
interest.
Co
All public sanitary sewers shall be constructed of vitrified clay, plastic, ductile
iron or cast iron pipe with water tight joints conforming to City standards. Private
sewer mains shall be constructed of materials approved by the Plumbing Code, as
adopted by the City. All joints shall be watertight. Sewer lateral clean outs shall
be installed at property lines and at other locations, as required by the Plumbing
Code.
Do
Drop manholes shall not be installed, except where necessary due to unavoidable
utility conflicts. Manholes shall be spaced a maximum of 300 feet apart.
Manholes shall be provided at each change in direction, slope or pipe size. All
dead end sewer mains shall terminate at a manhole structure.
Uo
Adequate maintenance access to all sanitary sewer facilities, meeting the approval
of the City Engineer, shall be provided by the developer. Sewer facilities
maintained by the homeowner association shall be located so as to facilitate and
accommodate equipment access to man holes at each end of the main and shall
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Conditions Of Approval
Terrabay Phase III
SA 01-020 & PP 01-020
Page 17 of 31
provide for safe personnel access to intermediate clean outs, structures and other
facilities that may need to be periodically maintained or accessed.
Fo
Only sanitary sewer improvements located within a public street, or a public
sanitary sewer easement, shall be owned and maintained by the City.
Go
Sanitary sewers shall be designed and installed as required by the Uniform
Plumbing Code, the South San Francisco Municipal Code and as approved by the
City's civil engineering plan check consultant and the City's Building Division.
IV. PLANS, SPECIFICATIONS AND IMPROVEMENTS
mo
The developer shall submit to the City Engineer, for review and approval,
complete improvement plans and specifications designed by a civil engineer
registered in the State of California for all of the Terrabay project improvement
work.
The applicant's civil engineer shall sign, date and stamp each improvement,
grading and construction plan prior to its approval by the City Engineer. All
traffic, channelization, detour and signal plans shall also be designed, signed,
dated and stamped by a traffic engineer, registered in the State of California. The
design of roadway improvements shall be supported by soils test results, including
R-values, and drainage calculations. The City Standard Plans used for the subject
project shall be those plans and specifications shown in the "Standards for Public
Improvements" booklet, dated February 2001, and all approved revisions.
Bo
Staging of improvements and utilities (placing portions of the improvements in
service prior to the completion of the entire infrastructure) shall be approved by
the City Engineer and other City staff, as appropriate.
Co
In accordance with Section 66456.2 of the Government Code, the Developer shall
pay the entire cost of the City's geotechnical and civil engineering consulting
services to review the preliminary final map, the development improvement plans,
technical reports, specifications, plan revisions and related documents. Payment
of these consultant services shall be secured by the Developer's $100,000 cash
security deposit.
Do
The developer shall furnish the City Engineer with two copies of all final
documents, studies, reports, analysis, calculations and related material used by the
developer's consultants to design the project infrastructure.
Eo
At the time of requesting an occupancy permit for structures within each phase of
the subdivision, the developer shall submit a set of "as-built" plans of all public
and private utility and improvement plans to the City Engineer. The "as-built"
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Terrabay Phase III
SA 01-020 & PP 01-020
Page 18 of 31
plans shall be the original tracings or permanent "Mylar" transparencies of a
quality acceptable to the City Engineer and two paper copies of the plans.
V. PRIVATE PROPERTY AND COMMON AREA IMPROVEMENTS
mo
Surfaced areas within private property and any common areas, shall be designed
for structures adequately based on soil tests for R-Values. The minimum traffic
index shall be 4.5. Emergency vehicle access, dead-end turn-a-round areas, fire
lanes, fire mains and hydrants shall meet the approval of the Fire Marshal. The
proposed interior driveway configurations shall be designed to accommodate the
Fire Department's maneuvering and turn-around requirements for their fire
fighting equipment. Street intersection radii design shall be justified by turning
movement analysis.
Bo
Private roadway grades shall not exceed 12%. The City Engineer may approve a
maximum street grade of 15% for service roads that do not need to accommodate
emergency fire equipment and trucks. Storm water runoff shall not be discharged
in a concentrated flow across, or over, street curbs and pavements, or pedestrian
walks. Sidewalks, a minimum of 4 feet in width, clear, shall be provided on at
least one side of each street, connecting each residence with South San Francisco
Drive and Sister Cities Boulevard.
Co
Lighting shall conform to Police Department requirements and light standards and
equipment shall be selected for both performance and durability, to the
satisfaction of the City Engineer.
D. Reflectorized barricades shall be provided at the end of stub streets.
Each building structure shall be connected to a private sanitary sewer system
discharging into the public sewer system.
F0
Traffic control signs shall be installed by the Developer in conformance with the
approved plans. All streets shall be posted "No Parking at Any Time" (except in
designated parking areas). Stop signs and crosswalks shall be installed at each
street intersection where required for traffic and pedestrian safety. Intersection
curb returns shall have a minimum radius of 30'. Adjacent property lines shall be
concentric with the corresponding curb return.
All roof leaders shall discharge directly into an approved drainage facility, or an
underground rigid pipe, connected to the site's drainage system. The site drainage
design shall be designed by the applicant's civil engineer and approved by the
applicant's soils engineer and the City Engineer.
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Terrabay Phase III
SA 01-020 & PP 01-020
Page 19 of 31
Ho
All storm drainage runoff shall be discharged into a pipe system or concrete
gutter. Runoff shall not be surface drained into adjacent public or private
property or streets. Area drains shall be provided with clean outs, inlets,
manholes or other structures, as required to provide access for maintenance to all
portions of the drainage system.
Storm drains, surfaced areas, planted areas, sprinkler systems and their controls,
area lighting, water lines and utility lines and facilities shall be shown on the
project site improvement plans and submitted to the City for review and approval.
Jo
All common and private property areas shall be landscaped and irrigated in
accordance with plans approved by the City's Planning Division, or the City's
Park and Recreation Department, as appropriate.
Ko
The individual property owner, a property owners association, or similar entity,
shall maintain all on-site improvements. Utility easements shall be dedicated and
accepted by the utility company requiring said easements to maintain its facilities.
Lo
Building and garage floors shall be protected from flooding caused by a 100-year
design storm.
All retaining walls shall be designed for the specific location where the wall is
intended to be used. All retaining walls supporting private property shall be
constructed on private property and not on City lands or rights-of-way. The
project soils engineer shall approve wall locations and design parameters. The
applicant shall submit structural computations for every retaining wall and for
lined ditches (channels) with side slopes steeper than 1-1/2:1. The applicant shall
apply to the Building Division for a building permit for each wall to be
constructed.
Prior to receiving a Certificate of Occupancy for each individual structure, or
residence, within the Terrabay project from the Building Division, the developer
shall require his civil engineer to inspect the finish grading surrounding each
building and certify, in writing, that it conforms to the approved site plans, that
there is positive drainage away from the exterior of each building and that all
drainage facilities within the lot have been installed, in accordance with their
improvement plans. The developer shall make any modifications to the grading
or drainage facilities required by the project civil engineer to conform to intent of
his plans. All approved field revisions to the approved site plans shall be shown
on a record drawing prepared by the applicant's design consultant and submitted
to the Engineering Division for the City's records.
Oo
At the time of making a request for occupancy of each phase of the development,
the applicant shall submit to the City Engineer the project grading, drainage,
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Conditions Of Approval
Terrabay Phase III
SA 01-020 & PP 01-020
Page 20 of 31
improvement, irrigation and utility plans marked "record drawing" by the
developer's civil engineer. The "record drawing" plans shall be permanent plastic
film transparencies of a quality acceptable to the City Engineer.
Po
Building permits for habitable structures downstream of natural drainage channels
shall not be issued until the catchment/debris basin above the site requiring
permits, has been constructed and is functional, to the satisfaction of the City
Engineer.
The developer shall landscape and irrigate the slope between the project
improvements and the Sister Cities Boulevard street improvements and along
Bayshore Boulevard, between Sister Cities Boulevard and north toward the City
limits, to the north property line of Parcel G, in accordance with plans approved
by the City Engineer, Chief Planner and the Director of Parks, Recreation and
Community Services. These slopes shall be maintained by the adjacent property
owner, property owner's association, or other appropriate entity, unless formally
accepted for maintenance by the City Council.
Catchment (or Debris) basins, protecting the private, improved, property within
the Phase III development, shall be designed and constructed in accordance with
the Terrabay Specific Plan Ordinance, the Terrabay Environmental Impact Report
and the Joint Powers Authority (for the Maintenance of Catchment Basins on San
Bruno Mountain) standards.
VI. SUBDIVISION MAP OR PARCEL MAP
Submit three copies of the traverse closures for lots and boundaries of each
subdivision for review and approval.
B. Submit three copies of a current title report for each property to be subdivided.
Co
The developer shall comply with the requirements of the Subdivision Map Act
and local ordinance, with respect to preparing and filing subdivision final maps.
The location of all existing and proposed public and private easements shall be
shown on the final map.
Within 30 days of recording the map and prior to receiving a Building Permit for
the subject project, the developer shall file with the City Engineer a reproducible
"Mylar", or equal, copy of the recorded subdivision final map and two paper
prints for the City's permanent records.
The developer shall pay all engineering map and improvement plan checking and
filing fees, and any other applicable fees, prior to filing of the final map.
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Terrabay Phase III
SA 01-020 & PP 01-020
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VII.
Go
Any proposed deed restrictions and C.C. & R.'s shall be fully approved by the
Planning Division and the City Attorney, prior to submittal of the preliminary
subdivision maps for final checking. The approved deed restrictions and C.C. &
R.'s shall be recorded in the office of the County Recorder concurrently with the
final tract map. Three copies of the recorded documents shall be submitted to the
City for our files.
Ho
The proposed building pad, lot lines and infrastructure, including the roadway
alignments shown on the Tentative Map are subject to modification to
accommodate life safety and traffic considerations and grading and geological
impacts, that may become evident through the detailed improvement plan
preparation and review process and during the construction of the site
improvements and field observations.
All permanent monuments shown on the recorded final map shall be in place prior
to receiving an occupancy permit for each dwelling unit. Any survey monuments
destroyed, moved, displaced, or disturbed during the course of constructing the
project, shall be replaced in kind by the contractor or developer, to the satisfaction
of the project surveyor and the City Engineer, prior to receiving permission to
occupy the structure.
DEDICATIONS
mo
Bayshore Boulevard, within the boundary of the subject tentative map shall be
dedicated by the subdivider to the City of South San Francisco for public street
and utility purposes, at no cost to the City. In accordance with the right-of-way
and easement agreement between the subdivider and the City, as approved by the
City Council on October 11, 2000 and any approved amendments. The extent of
this dedication shall be determined by the Director of Public Works based upon
the needs of the City of South San Francisco to accommodate the construction of
the Bayshore Boulevard Realignment, Fly-Over and Hook-Ramp projects.
Bo
The following easements and property are not required for dedication to the City
of South San Francisco.
1. Slope maintenance easements (S.M.E.).
Blanket public utility easements over private property shall not be
dedicated to the City for maintenance. The private streets in the
residential area may be overlaid with public utility easements to
accommodate the installation and maintenance of water, power and
communications facilities however, these easements shall not contain any
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SA 01-020 & PP 01-020
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City maintained facilities or improvements, and shall be so noted on the
final map.
o
Any hiking trails and trailheads proposed by the developer within the City
limits.
VIII. GRADING
A. Soils, Geologic and Geotechnical Reports
The subdivider shall submit three copies of all final project soils, geologic and
geotechnical reports and addenda prepared for the Terrabay Development, to be
filed in the City's permanent records. These reports shall address all deviations
from the latest, adopted, Uniform Building Code and the South San Francisco
Municipal Code. The final reports shall be subject to the review and approval of
the City's geotechnical consultants.
The URS Geotechnical Reports submitted with the Precise Plan and Tentative
Map application indicate that additional information needs to be gathered and
analyzed within the Phase III area. This information must be submitted to the
City's consultants and reviewed and approved. These additional reports and the
subsequent review may result in the imposition of additional soils, geological or
geotechnical studies or requirements for the project.
B. Grading Permit
A grading permit for new grading within the boundaries of the TerraBay Phase III
site shall not be issued by the City Engineer until after the City Council has
approved the Phase III Vesting Tentative Map and Precise Plan for the subject
project and the Developer has submitted a $100,000 cash security deposit, as
provided for by Section 19.44.110 of the Municipal Code, to guarantee the
prompt payment of the City's inspection, construction monitoring, plan checking
and administrative costs.
C. Grading Plans
The developer's project Geotechnical Consultant shall either sign the
project grading plans or submit a signed and stamped letter stating that
they have reviewed the rough grading or final grading (as appropriate)
plans and that they conform to the intent of their recommendations and are
acceptable to be used for the grading of the site.
The reshaping/restoration of the "Point" above the proposed parking
garage shall be completed along with the grading/restoration above the
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Conditions Of Approval
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SA 01-020 & PP 01-020
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Residential Parcel. This will allow an integrated drainage divide,
physically identify areas of maintenance responsibility and provide a
head-start for the restoration of the existing scared slope on the Point.
o
Benches, walls and/or lined ditches shall be designed in to the lower
portion of the major slopes to trap siltation and/or raveling of earth
materials from the slope areas. These devices shall be placed along the
sidewalks, roads and at the rear of the residential lots, that abut the base of
the existing and new slopes.
o
The project grading plans shall include interim and winterization work
within the Recreation Parcel. This work shall include, at a minimum, the
scope of work listed in the Memorandum to Eric McHuron from M. S.
Townsend, Inc., dated April 13, 2001. In summary, the maintenance work
shall be conducted for a minimum of five to seven years and may be
extended if the performance objectives are not met. (A). Extend to the
north, support with engineered fill, and clear/repair if necessary the 12-
inch black line storm drain at the siltation basin. (B). Grout/repair the
void underneath the V" ditch, where seeps have undermined the
embankment. (C). Establish a proposed vehicular/pedestrian entry and
utility connection point at the peak elevation of South San Francisco
Driven and, (D). Enlist a restoration specialist to mitigate the Scotch
Broom and Fennel at the benched slope to the east of the parcel; place
sliver fill and re-vegetate the benches similar to the re-vegetation concept
approved for the Point.
C. Grading Operations
The grading operations shall be accomplished in accordance with the
terms of a grading permit, the requirements of the project soils reports, the
approved plans and specifications and the direction of the project soils
engineer in the field. The grading permit will not be approved until the
applicant has obtained building permits, from the City's Building Division,
for all retaining walls needed to complete the approved grading plans.
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The entire project site shall be adequately sprinkled to prevent dust,
covered with tarps, or sprayed with oil, or equally effective dust palliative,
to prevent dust from being blown into the air and carried into the adjacent
developed areas of South San Francisco. Dust control shall be for seven
days a week and 24 hours a day until the property is fully developed.
o
Haul roads within the City of South San Francisco shall be cleaned daily
as required by the City Engineer, of all dirt and debris spilled or tracked
onto City streets.
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SA 01-020 & PP 01-020
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The developer shall provide the City Engineer with a clear written
statement that he understands the potential for increased costs and delays
during the grading operations, due to potential geotechnical conditions
identified in the project soils and geotechnical reports, and has made
provisions for these potential costs and delays in his project budgeting and
scheduling.
o
The developer shall provide a commitment to take maximum geotechnical
care and attention in the field performance of the grading and that he will
correct any geotechnical problems which develop during construction at
his expense. Particular attention shall be given to compaction adjacent to
utility structures, manholes, storm drain inlets, maintenance access areas,
concrete gutters, etc.
o
An adequate performance bond to cover the dust and erosion impacts of
grading operations, in a form satisfactory to the City Attorney and of an
amount specified by the City Engineer, shall be provided to the City by the
developer, prior to receiving a grading permit.
The developer shall prepare, and submit to the City Engineer for review
and approval, a construction grading schedule with specific dates for
completion of grading milestones by which the progress of the work can
be evaluated.
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The developer shall have his civil engineer design and submit, for review
and approval by the City staff and consultants, a Site Winterization Plan,
Best Management Practices Plan and Storm Water Pollution Prevention
Plan for the grading work and other construction activities, prior to
receiving a grading permit for any phase of the project. The approved
winterization plan shall be placed in effect and maintained to the
satisfaction of the City's Environmental Compliance Coordinator, between
October 15 and April 15 of each year that the finish grading and
improvement work remains incomplete.
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All work activities shall be limited to the hours of 8 AM and 6 PM,
Monday through Friday (and excluding all City recognized holidays),
unless other hours and days are specifically approved in writing by the
City Engineer.
INSPECTION
The developer shall provide continuous on-site grading inspection services
by his geotechnical consultant. At a minimum, inspection services shall
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SA 01-020 & PP 01-020
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be provided at a level that will permit the consultant to state that all
grading work was performed in accordance with the requirements of the
project soils and geotechnical reports and in accordance with their
recommendations.
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The City shall provide construction compliance monitoring of the grading
inspection services provided by the developer's consultants. The
compliance monitoring requirements are set forth in another section of
these recommendations. Funding for this service shall be provided by the
developer.
E. MAINTENANCE OF UNIMPROVED GRADED AREAS
The developer shall provide 24 hours a day, 7 days a week maintenance of
all graded, or otherwise disturbed areas, until these areas are fully
developed. The maintenance work shall include the control of dust and
erosion, the repair and cleaning of drainage and silt retention facilities, the
irrigation of erosion control plantings, and the repair of slope failures,
slumps and potentially hazardous conditions.
A regular maintenance program for unimproved graded areas shall be
submitted to the City Engineer for review and approval. The maintenance
program shall be implemented by the developer's contractor to the
satisfaction of the City Engineer.
F. MAINTENANCE OF IMPROVED SLOPE AREAS
The developer, their successor's in interest, and the future owners of both
any common areas and the improved lots, shall be responsible for the
repair and maintenance of all slope areas within their properties. The
developer shall prepare a written maintenance plan, with specifications,
schedules and illustrative exhibits for the maintenance and repair of slope
areas, drainage facilities, benches, gutters and subdrains for the review and
approval of the City Engineer.
The developer and future property owners shall be required to maintain
their property in accordance with the approved maintenance plan. This
requirement shall be incorporated into the Terrabay Phase III D.C.C. &
R.'s.
G. LOT PAD AND GRADING APPROVALS
Prior to receiving a Building Permit for any structure within the Terrabay
Phase III Development, the project soils engineer shall verify in writing
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Conditions Of Approval
Terrabay Phase III
SA 01-020 & PP 01-020
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that the grading and earthwork within the building pad area is complete
and in conformance with the approved soils report and his
recommendations. The soils engineer's compaction and civil engineer's
elevation, lot pad certifications, shall be submitted to the City Engineer
and the City's geotechnical consultant for review and approval.
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Each grading plan shall be signed and stamped by the project geotechnical
consultant, prior to its approval by the City Engineer, in connection with
the issuance of a grading permit.
IX. CONSTRUCTION MONITORING AND QUALITY CONTROL PROGRAM
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In order to provide assurance to the City that the grading, drainage,
improvements, landscaping and site construction work within the property on San
Bruno Mountain have been properly constructed in accordance with the approved
plans, specifications, project requirements and conditions of approval, the
applicant shall develop a quality control program to inspect the work. The quality
control program shall be submitted to the City Engineer for review and approval.
The developer's consultants shall inspect the project work and supply daily
written documentation of all inspections and testing performed by the consultants
to verify compliance with the approved plans. The consultants shall coordinate
their activities with the City's representatives, the developer's contractors, and
subcontractors, public utilities and the Habitat Plan Operator. The quality control
program shall be funded entirely by the project sponsor.
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The City shall retain a contract employee and one or more assistants (if needed) to
represent the City Engineer during the construction of the Terrabay Phase III
development. This employee(s) shall inspect the public improvement
construction work, as well as monitor the activities of the developer's quality
assurance program, respond to citizen inquires, attend construction field meetings,
organize, review and file project related correspondence, logs, test results and
similar documents, coordinate with public utilities and perform other services for
the City Engineer in connection with the development of the Terrabay Phase III
projects. The City's representative(s) will be assisted by geotechnical and civil
engineering consultants as necessary to perform the inspection and monitoring
services.
The project sponsor shall fund the City's costs for the City's
inspection/monitoring program. The developer shall also provide a desk,
telephone and access to a copy and fax machine in the contractor's field office to
be used by the City staff while at the job site and either provide a vehicle for the
inspector, or reimburse the inspector (or City) for the cost of a leased vehicle for
the inspector's use.
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SA 01-020 & PP 01-020
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The developer shall prepare a detailed geotechnical quality assurance program to
provide an independent review and confirmation of all geotechnical decisions and
reviews during construction, including, but not limited to, the installation and
interpretation of instrumentation, field trials of excavation and fill materials,
drainage installations, application of slope stabilization techniques and
construction monitoring. This quality control program must be acceptable to the
City and the developer must commit to its implementation, prior to receiving a
grading permit.
The quality control program will be monitored by the City Engineer through his
field representative(s) and contract consultants. In the course of construction,
differences of opinion may occur between the developer and the City as to the
interpretation of the approved plans and specifications, geotechnical solutions to
unexpected field conditions, the acceptability of particular methods of
construction, safety related improvements, and similar matters. In the event of a
dispute between the construction and field monitoring personnel, the City
Engineer will make every effort to resolve the differences to all parties
satisfaction. However, the City Engineer shall make the final decision regarding
disputes, which shall be binding on the developer, his contractors and consultants.
The developer shall assign a project construction coordinator during both the
design and construction phases of the project who will be the single point of
contact with the City and its authorized agents. In the event that this person
leaves, or is reassigned, these duties shall be assigned to a new person who shall
continue to represent the developer and his engineers and contractors.
The developer shall demonstrate to the City's satisfaction that the potential for
future slope maintenance and slope correction work has been fully considered,
and that adequately funded procedures for the efficient maintenance of slopes and
correction of failures after construction have been provided.
Building permits for lots below earth cuts and landslide repair slopes shall be
withheld until the lots have experienced an average winter rainfall.
The developer shall install geotechnical instrumentation on the major cut slopes
above the project. These instruments shall be monitored during grading and after
grading, as required by the City's geotechnical consultant.
Habitable buildings below rock fall and debris flow retention structures shall not
receive building permits until the developer has provided the calculations and
performance standards for the proposed structures for the review and approval of
the City's consultants.
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Conditions Of Approval
Terrabay Phase III
SA 01-020 & PP 01-020
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Prior to performing any blasting within the site, the developer's blasting
contractor shall obtain a blasting permit from the Fire Department and shall
provide a minimum of 48 hours notice, in writing, to the City Engineer and all
City departments and other government agencies that may be affected by the
work, advising them of the date and time that such blasting will occur.
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Building permits for all retaining walls shall be obtained by the developer from
the Building Division, prior to commencing foundation excavation and
construction of the walls.
XI. MITIGATION MEASURES AND OTHER AGENCIES
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The Terrabay developer shall comply with all applicable mitigation measures
contained in the Terrabay Phase II and III Supplemental Environmental Impact
Report.
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The Terrabay developer(s) shall not commence work at the site until they have
obtained all permits from any federal, state and county agencies required by law
to perform the work needed to develop the subject projects.
XII.
TEMPORARY AND PERMANENT OCCUPANCY
The subdivider will likely request temporary occupancy of one or more homes to be used
as models. Also, the subdivision's permanent residents will probably want to move into
their homes before heavy construction within the project is complete. Either request
could result in the public and/or residents being impacted in various health and safety
ways by the construction activities.
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Prior to receiving a temporary certificate of occupancy for a model home within
the subdivision, the developer shall submit for the City staff's review and
approval a plan, that will address at a minimum, the following items:
All construction areas shall be completely fenced off from areas accessible
by the visiting public.
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All areas subject to public travel
adequate street and area lighting
requirements.
shall be paved and provided with
meeting the Police Department's
3. A parking and traffic safety plan shall be prepared and implemented.
Pavement, curb, gutter and sidewalks shall be provided within the model
home complex area.
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SA 01-020 & PP 01-020
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Bo
Prior to receiving permanent occupancy permits for the homes within the
subdivision, the developer shall submit for the City staff's review and approval a
plan that will address, at a minimum, the following items:
All construction areas shall be completely fenced off from the portion of
the site occupied by the new residents. All streets and sidewalks
accessible to the public shall be clear of all trailers, equipment, materials,
debris, and other obstructions, and cleaned to the satisfaction of the City
Engineer.
All street lights within the portion of the subdivision accessible to the
public shall be fully operational.
o
All traffic signs and pavement markings within the portion of the site
accessible by the public shall be installed in accordance with the approved
plans.
All site improvements within areas subject to public access shall be
complete in accordance with the approved subdivision improvement,
grading, drainage and utility plans.
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Hours of construction activities shall be limited to the hours of 8 a.m. to 6
p.m., Monday through Friday (excluding holidays).
Engineering Division contact, Richard Harmon, Development Specialist: 829-6654
D. Fire Prevention Building Division requirements shall be as follows:
Typical:
1. Fire hydrants shall be spaced no more than 300 feet from one another.
Fire flow and the number of fire hydrants shall be determined utilizing Appendix
IliA and IIIB of the 1998 California Building Code. Due to the nature of the
buildings in proximity to the San Bruno Mountain and the topography as it relates
to fire apparatus access; a 75% reduction in fire flow will not be given. A
reduction will have to be negotiated based upon inherent construction and other
passive types of fire protection. Hydrants may be shared among buildings.
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Fire apparatus access shall be required per Section 3.05, Title 19 California Code
of Regulations and Section 902 of the 1998 California Fire Code. The South San
Francisco Fire Department recognizes absolute conformance may be impossible
due to geography and topography. The SSFFD is willing to negotiate alternate
means of protection in lieu of strict conformance. Alternate means of protection
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Terrabay Phase III
SA 01-020 & PP 01-020
Page 30 of 31
for fire apparatus access shall be approved by the SSFFD prior to submission of
building plans for construction.
Fire Department Connections for the sprinkler/standpipe system shall be
accessible from the street level and placed with 100 feet of a fire hydrant.
Commercial Building:
1. Fire Control Room shall be located at the exterior of the building and have
separate access from the main entrance/exit. Such room shall have
communicating access to the main building lobby.
Exit stair enclosures shall be a rated two-hour fire resistive enclosure exiting
directly to the exterior of the building. Exception pertinent to lobbies when
associated with office buildings will be recognized.
Garage:
1. Because of the size of the structure, emergency response is difficult. The
elevators provided for patron convenience should be gurney accessible and
provided with stand-by power.
Single
1.
Family Residences:
Fire sprinklers shall be required for all structures three stories or more in height.
Single family dwellings may utilize NFPA 13D Standard For Fire Sprinklers In
One and Two Family Dwellings.
Condominiums:
1. Fire Control Room shall be located at the exterior of the building and have
separate access from the main entrance/exit. Such room shall have
communicating access to the main building lobby.
Exit stair enclosures shall be a rated two-hour fire resistive enclosure exiting
directly to the exterior of the building.
o
Fire department access as indicated does not provide access at street level.
Provide access from street level to both sides of the building.
Upgrade the current fire sprinkler system to a quick-response system throughout
the tower.
o
The driveway to the West of the building is considered a Dead-end Fire
Apparatus Access that exceeds a 12% slope. Reduce the slope to 12% or less.
o
Although the drawings indicate a new stair at the Eastside of the building, the
distance from the bottom of the building to the Westside of the podium around the
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Conditions Of Approval
Terrabay Phase III
SA 01-020 & PP 01-020
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parking garage is unacceptable. Provide an additional stairway from the street to
the podium level adjacent to the garage entrance at grids B/C and 6/6.7.
Provide 110 duplex outlets within the corridor every 20 feet on center (10 feet
from ends) within public corridors interconnected into the emergency generator.
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Provide a fire equipment cache on the 7th and 14th floors. Equipment to be
purchased by the developer and maintained by the South San Francisco Fire
Department. Equipment and specifications to be identified at a later date.
Example of equipment would be 100 foot of 2V2 inch hose, one hose pack
coupling/reducer connected to a 100 foot of 1% inch hose with a combination
nozzle), two smoke ejectors, four "Circle D". Two male to female twist lock
pigtails, and six 25 foot extension cords.
Contact Jim Kirkman, Fire Marshall / Chief Building Official: 829-6688
E. Water and Waste Water Conditions
During all on-site activities the contractor is to have onsite prior to grading all
supplies and materials that are listed Stormwater Management Plan that also
includes the Erosion Control Plan.
2. Additional comments and/or conditions at the building plan submittal stage.
Contact Ray Honan, Environmental Compliance Coordinator: 877-8634
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