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HomeMy WebLinkAboutReso 58-2002RESOLUTION NO. 58-2002 CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA A RESOLUTION ADOPTING MITIGATED NEGATIVE DECLARATION NO. 01-054 AND APPROVING AN AFFORDABLE HOUSING AGREEMENT AND DESIGN REVIEW ON A 0.41 ACRE SITE LOCATED AT 90 OAK AVENUE WHEREAS, the South San Francisco Planning Commission held duly noticed study sessions on November 15 and December 6, 2001; and, WHEREAS, the South San Francisco Planning Commission held duly noticed public hearings on May 16, June 6 and June 20, 2002; and, WHEREAS, the South San Francisco Planning Commission voted to recommend approval of the Mitigated Negative Declaration, Affordable Housing Agreement, attached hereto as Exhibit A and Design Review, provided that a Condition of Approval be added to require further design review prior to the first building permit for the project; and, WHEREAS, the City Council of the City of South San Francisco held a duly noticed public hearing to consider the project on June 26, 2002; and, WHEREAS, as required by the Chapter 20.125, Inclusionary Housing Requirements, and Chapter 20.69, Density Regulations, the City Council, based on public testimony and the materials submitted at the public hearing which include, but are not limited to: an Affordable Housing Agreement prepared by the City of South San Francisco; Architectural and Landscape Plans, dated August 2001, prepared by Anthony M. Brandi, Architect; minutes of the Design Review Board meetings of June 19, and October 16, 2001; Planning Commission staff reports of November 15, December 6, 2001, May 16, June 6 and June 20, 2002; and staff reports and the Affordable Housing Agreement submitted at the June 26, 2002, public hearing of the City Council; makes the following findings in support of a density bonus of 25% and approval of the Affordable Housing Agreement: 1. A Mitigated Negative Declaration has been prepared for the project in accordance with the provisions of the California Environmental Quality Act (CEQA). Mitigated Negative Declaration No. 01-54 identifies several potential adverse impacts attributable to the development of the fifteen (15) new residences. Mitigation measures, including a mitigation monitoring program, have been incorporated into the project or have been made conditions of approval which will reduce identified impacts to a less than significant level. 2. The development will create a residential environment of sustained desirability and stability and will result in an intensity of land use similar to adjacent multi-family and single-family neighborhoods. The proposed density of 36.7 units per acre and the general style and quality of the new residences and site improvements is substantially similar to recently approved subdivisions in the City. 3. The project complies with the applicable community design guidelines established in the South San Francisco Municipal Code Sections 20.68 through 20.74. The design and improvements are not in conflict with any known existing public easements. Moreover, the project provides three units of affordable housing, with the 25% density bonus. The affordable units will be restricted to occupancy by families of low and moderate income and as such, the project meets the requirements of Chapter 20.125 and satisfies the criteria for granting a density bonus as permitted in Chapter 20.69. NOW, THEREFORE, BE IT RESOLVED that the City Council hereby adopts Mitigated Negative Declaration No. 01-054 and approves the Affordable Housing Agreement with a 25% density bonus and approves Design Review 01-054 subject to the Conditions of Approval contained in Exhibit B. BE IT FURTHER RESOLVED that the City Manager is authorized to execute the Affordable Housing Agreement. 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. Femekes, Raymond L. Green and Karyl Matsumoto, Mayor Pro Tem Pedro Gonzalez and Mayor Eugene R. Mullin NOES: None. ABSTAIN: None. ABSENT: None. ATTEST: --U ~City Clerk EXHIBIT A I'TENTION: THIS AGREEM]ENT IS A DRAFT AND IS BEING PRO¥1I)ED BY TI-[E CITY NLY FOR REVIEW AND COMMENT, IT IS NOT AN APPROVAL OR OFFICIAL DECLARATION OF THE CITY'S INTENTIONS REGARDING THE PROJECTS MENTIONED HEREIN; ANY NUMBERS AND CONDITIONS CONTAINED IN THIS AGREEMENT ARE SUBJECT TO CHANGE. RECORDING REQUESTED BY: [~S.ERT REQUESTING PAi~TY] WHEN RECORDED MAIL TO: Department 0f~Ec0nomic and Community Development [~S~RT ADD'SS] Documentary Transfer Tax $ EXEMPT County of San Ma!eo City of South San Francisco []. Right of Way Agent · · AFFORDABLE HOUSING AGREEMENT BETWEEN THE CITY OF SOUTH SAN FRANCISCO This Agreement is entered into this :~A~] day of ~~, 2002, by and between the City of South San Francisco ("City"), and ("Developer") as a condition of approval of the development of the real property described in Exhibit A attached hereto (the "Project Property"). RECITALS WHEREAS, Chapter 20.125 of the South San Francisco Municipal Code sets forth the requirements for Inclusionary Housing ("Inclusionary Housing Ordinance"); and WI-IEREAS, the Developer is planning to construct apartments on property located within South San Francisco and has an approved site development plan; and WH2EREAS, the Developer is required by the Inclusionary Housing Ordinance to set aside a percentage of new housing as median and low income level housing; and WHEREAS, the Developer proposes meeting this requirement by renting the required number of Below Market Rate Units; and 90 OAK - AFFORDABLE HOUSING AGREEMENT WHEREAS, the City has agreed that onsite rental of the Below Market Rate Units will be sufficient to meet the requirements of the Inclusionary Housing Ordinance; and WH2EREAS, the Inclusionary Housing Ordinance requires the Developer's plans and the City's conditions regarding inclusionary housing be set forth in an Affordable Housing Agreement; and WHEREAS, this Affordable Housing Agreement is required as a condition of future discretionary permits for development of the Project Property and shall be recorded against the Project Property; NOW THEREFORE, the City and the Developer agree as follows: A G REEMENT 1. As a condition of developing and constructing fifteen (15) apartments on real property located in South San Francisco, which property is more particularly described in Exhibit A, incorporatedherein, and attached hereto ("Project Property"), Developer shall designate three (3) apartments as Below Market Rate Units and shall make these units available for rental as. Below Markei Rate Units. The number of Below Market Rate Units shall.b~ ~ual!..to twenty percent (20%) of the total number of apartments to be built upon the Project Property. 2. The Below Market Rate Units shall be affordable to lower income households guaranteed by deed restrictions or other enforceable covenants running with the land. One (1) two-bedroom unit, with a total minimum size of~ square feet, will be affordable .t~5 households at seventy percent (70%) of median-income, one (1) two- bedroom unit, with a total minimum size of~ square feet, will be affordable to households at ninety percent (90%) of median-income, and one (1) one-bedroom unit, with a total minimum size of~ square feet, will be affordable to a household at one hundred percent (100% of median-income However, at no time will the rent for any Below Market Rate Unit exceed ninety percent (90%) of comparable Market Rate units. 3. Occupancy of the Below Market Rate Units shall be established concurrently with occupancy of the market rate units located on the Project Property. This requirement shall be effective as of the date the first unit is occupied on the Project Property. This requirement for the Below Market Rate Units shall remain in effect even in the event all market rate units on the Project Property become unoccupied. 4. Rent restrictions for Below Market Rate Units shall be recorded prior to the issuance of building permits for the Project. The Below Market Rate Units shall remain restricted and affordable to the designated income group(s) for a period of fifty- 90 OAK - AFFORDABLE HOUSING AGREEMENT five (55) years. The period shall begin the date the final Below Market Rate Unit is occupied. 5. The Below Market Rate Units shall meet minimum Below Market Rate and habitability standards. Said standards shall be determined by the City and set forth in Exhibit B, incorporated herein and attached hereto. 6. Developer shall maintain the three (3) Below Market Rate Units in conformance with the terms and conditions set forth in Exhibit C, incorporated herein and attached hereto. To the extent applicable, said conditions shall be reflected in all rental agreements for the three (3) rental units. 7. Developer shall indemnify, defend with counsel selected by the City, and hold harmless the City and its officials, officers, employees, agents, and volunteers from and against any and all losses, liability, claims, suits, actions, damages, and causes of action arising out of any personal injury, bodily injury, loss of life, or damage to property, or any violation of any federal, state, or municipal law or ordinance related to the implementation of this Agreement and/or the renting of the three (3) Below Market Rate Units. 8. Developer shall pay an administrative'fee to:reimburse the City for all administrative/processin g costs and fees .incurred.in processing the affordable housing plan, which may include attorney's fees find co~t, and implementing the requirements of th,~. I,.n,,c!usi?nary Housing Ordinance. (~gD TO DETERMINE DATE'i~"~T~ FoR 9. This Agreement shall run with the Project Property and shall be binding on the parties hereto and their successors and assigns in accordance with the time limit provide for in Section 4. This Agreement shall be recorded on the Project Property upon final map recordation or, if a map is not being processed, prior to the issuance of building permits for the Project Property. 10. Developer shall provide City, or its assigned, a one4ime first right of refusal to purchase the Project containing the Below Market Rate Units if it, Or the individual units, are offered for sale at any point during the fifty-five (55) year affordability period. The fight of first refusal to purchase the rental project shall be submitted in writing to the Director of the Department of Economic and Community Development. Within thirty (30) days of its receipt, the City shall indicate its intent to exercise the first fight of refusal for the purpose of providing affordable housing and close escrow within ninety (90) days. 11. If Developer sells any Below Market Rate Rental Unit to an owner- occupant before the fifty-five (55) year rental restriction period ends, said Unit(s) shall remain affordable to subsequent income eligible owner-occupant buyers pursuant to a resale restriction with a term of thirty (30) years. The thirty (30) year sale restriction shall be recorded upon close of escrow for said Unit(s). 90 OAK - AFFORDABLE HOUSING AGREEMENT 12. Any amendments to this Agreement shall be processed in the same manner as an original application for approval pursuant to Section 20.125.150 of the South San Francisco Municipal Code. Nothing, however, shall prevent the bOdy granting final approval of the project development, from modifying the location and phasing of inclusionary housing as a condition of approval for the project. 13. The laws of the State of California shall govern this Agreement. In the event that either party brings any action against the other under this Agreement, the parties agree that trial of such action shall be vested exclusively in the state courts of California in the County of San Mateo or in the United States District Court for the Northern District of California. 14. If a party to this Agreement brings any action, including an action for declaratory relief, to enforce or interpret the provision of this Agreement, the prevailing party shall be entitled to reasonable attorneys' fees in addition to any other relief to which that party may be entitled. The court may set such fees in the same action or in a separate action brought for that purpose. 15. If a court of competent Jurisdiction finds or rUles that any provision of this Agreement is invalid, void, or unenfOrceable, the prOvisions of this Agreement not so adjudged shall remain in full for~e andeffect. The invalidity in whole or in part of any provision of this Agreerri~ht shali not v~i'd or affect the validity of any other provision of this Agreement. 16. Any notice or demand shall be made by certified or registered mail, return receipt requested, or reliable overnight courier to the address of the respective parties set forth below: · .. Developer: City: City of South San Francisco - City Clerk 400 Grand Avenue South San Francisco, CA 94080 17. Notwithstanding any previous provision of this Agreement, the terms of this Agreement shall be interpreted in accordance with the provisions of Chapter 20.125 of the South San Francisco Municipal Code. 90 OAK - AFFORDABLE HOUSING AGREEMENT IN WITNESS THEREOF, the parties have executed this Agreement as of the date first written above. OWNER: CITY: CITY OF SOUTH SAN FRANCISO Michael A. Wilson, City Manager · . ,APPRO'vTED AS TO FORM: '.:i. Steven T. Mattas, City Attorney J:\wpchMnr~wX405\001kAGREE'O.002\90 Oak_Affordable Housing Agreement_040402.doc 90 OAK - AFFORDABLE HOUSING AGREEMENT EXHIBIT C The following conditions shall apply to the rental of all three (3) Below Market Rate Units and, to the extent applicable, the conditions shall be reflected in the rental agreements between the Developer and all Tenants of the three (3) Below Market Rate Units: 1. Tenants shall be annually certified as to income eligibility for the three (3) Below Market Rate Units and the annual certification shall be submitted to the office of Community Development. If Developer fails to perform an annual certification, City shall notify Developer in writing that Developer is in violation of the Affordable Housing Agreement and Developer shall be fined ONE THOUSAND DOLLARS ($1000.00) for each Below Market Unit whose tenants were not subject to an annual certification. Upon receiving written notice, Developer shall have thirty (30) days from the date of notification to perform the certification. In the event Developer fails to perform the certification within the thirty (30) day period, City shall have the right to fine the Developer an additional ONE THOUSAND DOLLARS ($1000.00) for each Below Market Unit whose tenants have not been subject to an annual certification. The City shall continue to have the right to fine Developer ONE THOUSAND DOLLARS ($ 1000.00) for every thirty (30) day period that passes, from the date Developer receives notice, for each Below Market Unit whose tenants have not been subject to an annual certification. City shall have the right to take steps to assess these fines as a lien against either the property where the Below Market Units are located or against the Project Property. 2. The Developer shall be allowed to raise the rental amount no more than five percent (5%), or the percentage rise in area median income, whichever is lower. Developer shall only raise rents once per year on the Tenant's anniversary. 3. Developer shall at all times maintain three (3) Below Market Rate Units in the Project. No units are specifically designated as Below Market Rate units so long as three (3) units in the Project are occupied by income eligible Tenants at all times. However, the three (3) units shall at all times be consistent with the size and space requirements set forth in the Affordable Housing Agreement. In the event any income eligible Tenants are subsequently determined to be ineligible (or over income tenants), Developer shall not evict a formerly income eligible Tenant on the basis the Tenant has become income ineligible for a period of six (6) months. If during the six (6) month period, it is determined that another Tenant is income eligible, and that the size and space requirements for the three (3) Below Market Rate units can be maintained in accordance with the Affordable Housing Agreement, the income ineligible Tenant subject to eviction shall be allowed to remain in the unit and Developer shall be allowed to raise the rent amount for said ineligible Tenant to an amount equivalent to the Market Rate for said Tenant's unit. Developer shall immediately lower the new income eligible Tenant's rent to the applicable Below Market Rate upon determining that the Tenant is income eligible EXHIBIT C - AFFORDABLE HOUSING AGREEMENT and that the Tenant occupies a unit that meets the size and space requirements set forth in the Affordable Housing Agreement. J:\wpd~Mnrsw\405\001'~GREE~002\90 Oak_AHA Exhibit C_040402.doc EXHIBIT C - AFFORDABLE HOUSING AGREEMENT EXHIBIT B Ae PROPOSED CONDITIONS OF APPROVAL 90 OAK AVENUE APARTMENTS MND, RZ & DR 01-054 (As recommended by Planning Commission on June 26, 2002) PLANNING DIVISION requirements shall be as follow: The applicant shall comply with the City's Standard Conditions and with all the requirements of all affected City Divisions and Departments as contained in the attached conditions, except as amended by the conditions of approval. The construction drawings shall substantially comply with the Planning Commission approved plans, as amended by the conditions of approval including the plans prepared Anthony M. Brandi Architect, dated August 2001 in association with Design Review 01-054. o The landscape plan shall be revised to include more mature shrubs, trees shall have a minimum size of 24 inch box and 15% of the total number of proposed trees shall be a minimum size of 36 inch box. The landscape plan shall be subject to the review and approval by the City's Chief Planner. Prior to the issuance of the building permit, the three lots comprising the site APNs 011-313-070, 011-313-080 & 011-313-090 shall be merged and the merger recorded with the San Mateo County Recorder's Office. The applicant shall provide a record of the merger with the City Engineer. o Prior to the issuance of the demolition permit, the applicant shall make available the existing dwelling at 90 Oak Avenue to anyone willing to move and restore the building. The building shall be made available for a minimum period of 60 days starting from the date no later than the submittal for a demolition permit. The applicant shall provide a public notice consisting of placing an advertisement of the availability of the dwelling in a newspaper of local circulation and on the City's web site. The applicant shall comply with all mitigation measures associated with Mitigated Negative Declaration 01-054. Prior to completion of the building or sale of the property, the applicant shall complete the Affordable Housing Agreement. o Prior to the issuance of the Building Permit, the applicant shall revise the plans to relocate the refuse enclosure closer to the street, orient the gates towards the street to facilitate access, relocate the manager's parking spaces to the garage area and relocate the visitor spaces adjacent to the refuse enclosure, to increase the landscape buffer from the play area, add landscaping along the parking area and driveway access to the refuse enclosure, to revise the upper deck design visible Be from Oak Avenue, to increase the size of the dormers and decrease the size of the chimneys. The design shall be subject to the review and approval of the Planning Commission prior to issuance of building permits. (Planning Contact Person: Steve Carlson, Senior Planner, 650/877-8353, Fax 650/829-6639) ENGINEERING DIVISION requirements shall be as follows: The developer shall comply with all of the applicable conditions of approval detailed in the Engineering Division's "Standard Subdivision and Use Permit Conditions for Townhouse, Condominium and Apartment Developments with Private Streets and Utilities", contained in our "Standard Conditions for Subdivisions and Private Developments" booklet dated January 1998. This booklet is available in our office at no cost to the applicant. The developer shall design, construct and install: new curb, gutter, sidewalk, driveway approach and pavement overlay/conform to the street centefline (if necessary) within Oak Avenue, in front of the subject property. Plans for these improvements shall be prepared by the developer's civil engineering consultant and submitted to the Engineering Division for review and approval. The frontage improvement work shall be constructed at no cost to the City and in accordance with the approved plans, to the satisfaction of the City's Engineering Construction Coordinator and pursuant to the terms of a secured encroachment permit, to be obtained prior to receiving a building permit for the project. The developer shall design a storm drainage system for the project that will drain the entire site, without flowing onto adjacent private property. The on-site drainage system shall connect directly to the existing public drainage facilities located within Oak Avenue. The drainage system shall incorporate storm water filters, meeting the requirements of the San Mateo County Best Management Practices for private developments. The plans for these improvements shall be prepared by the developer's civil engineering consultant and submitted to the Engineering and Water Quality Control Divisions for review and approval. The applicant is advised that the subject site is located within FEMA Flood Hazard Zone AH and will need to have the elevation of its floor raised above the 100-year flood elevation. The proposed underground garage may need special flood-proofing and drainage improvements to conform to FEMA's regulations. The developers shall show on their plans all utility connections proposed to service the building. The plans shall show all existing utilities that may be affected by the new services. All utility facilities and appurtenances shall be installed underground. The applicant shall submit the following plans for review: Site, Grading & Drainage, Landscaping and Utility Plans, in accordance with the Engineering Division's "Typical Plan Check Submittals" requirements hand-out sheet. There is an existing City 10" diameter sanitary sewer main, which crosses the subject property and must be relocated before the proposed apartment can be constructed. The applicant shall design, construct and install a new 10" sewer main, which will by-pass the subject property. The applicant has submitted a proposed Sewer Relocation plan, dated February 20, 2002, prepared by BKF Civil Engineers, showing a new sewer main installed within Oak Avenue and Commercial Avenue. The main would connect with an existing manhole in front of 90 Oak Avenue, flow North to Commercial Avenue, then East along Commercial, connecting to the existing sewer main at Commercial Avenue's intersection with Daly Court. This plan is acceptable, under the following conditions: a) The sewer shall be installed along the alignment of the existing sewer within Commercial Avenue. The existing old sewer shall be removed and replaced with the new 10" sewer main and any existing laterals reconnected to the new line. b) Because of the existing number of utility cuts in the street and the impact of the new sewer installation, the applicant shall also over-lay the portion of Commercial Avenue, between Oak Avenue and the East side of Daly Court with 1.5 inches of Class A asphaltic concrete. c) The applicants shall have their civil engineer prepare plans and specifications to perform this work. The plans and specifications shall be submitted to the City Engineer for review and approval. The applicant shall install the new sewer main, in accordance with the approved plans and to City standards. d) Prior to receiving a building permit for the apartment, the applicant shall obtain an encroachment permit or public improvement agreement, secured by cash, a letter of credit, or surety bond in the amount of the Engineer's Estimate to perform the work, as approved by the City Engineer. Alternately, the applicant may install a new 12" sewer main extending down Oak Avenue to the 18" City trunk main within Mission Road. However, this alternative will have to be evaluated by the applicant's civil engineer to verify, to the satisfaction of the City Engineer, that the portion of the 18" main, between Oak Avenue and Chestnut Avenue (where the main size increases to 24" diameter) can accommodate the additional sewage flow, along with the existing flow in the line, as well as the future flows from Daly City, the Town of Colma and from future development in South San Francisco within the drainage basin that discharges into the Mission Road main. Conditions 7c and 7d discussed above would apply to this solution to the sewer relocation requirement. (Engineering Contact Person: Richard Harmon, 650/829-6652) C. 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 1. Doors 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. bo Glass doors shall be secured with a deadbolt lockl with minimum throw of one (1) inch. The outside ring should be free moving and case hardened. Co 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. 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 glazing or the equivalent, if double-cylinder deadbolt locks are not installed. g. Doors with panic bars will have vertical rod panic hardware with top and 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/tumpiece. A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a tumpiece 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 contrasling background. The locking device must be of type that will be readily distinguishable as locked, and its use may be revoked by the Building Offidal for due cause. bottom latch bolts. No secondary locks should be installed on panic- equipped doors, and no exterior surface-mounted hardware should be used. A 2" wide and 6" long steel astragal shall be installed on the door exterior to protect the latch. No surface-mounted exterior hardware need be used on panic-equipped doors. 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. 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. An interviewer or peephole shall be provided in each individual unit entrance door and shall allow for one hundred and eighty (180) degree vision. Doors swinging out shall have shall have non-removable hinge pins or hinge studs to prevent removal of the door. Sliding patio-type doors opening to patios or balconies which are otherwise accessible from the outside (this includes accessibility from adjacent balconies) shall comply with the following: Single sliding glass doors shall be adjusted in a manner that the vertical play is taken up to prevent lifting with a pry tool to defeat the locking mechanism. Deadbolts shall be provided on all single sliding patio doors. Mounting screws for the lock cases shall be inaccessible from the outside. Lock or hook bolts shall be hardened steel or have hardened steel inserts and shall be capable of withstanding a force of eight hundred pounds applied in any horizontal direction. Oo In addition of the primary locking device, auxiliary or secondary locking devices shall be provided on all accessible sliding-glass doors. Windows a. Louvered windows shall not be used as they pose a significant security o problem. 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. Secondary locking devices are recommended on all accessible window that open. Roof Openings a. All glass skylights on the roof of any building shall be provided with: or: or: 1) 2) 3) Rated burglary-resistant glass or glass-like acrylic material.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. 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) 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. 2) 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. 3) 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: or: 1) 2) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material, spaced no more than five inches apart and securely fastened. A steel grill of at least 1/8" material or two inch mesh and securely fastened and 3) 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. 4. Lighting Parking Garage Requirements: A lighting level of 5-foot candles will be maintained in the interior of the garage, for the travel lanes and parking spaces. bo A lighting level of 10-foot candles will be maintained in the stairwells and areas adjacent to the elevators. c. A telephone(s) will be available in the garage area that will enable people to summon assistance. Parking Lot and Circulation Areas: 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. 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 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 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 Posted at the main entrance to the building/complex shall be a directory of the complex. Said sign shall be illuminated during the hours of darkness sign (directory) showing the addresses within the complex and shall be protected by use of vandal-resistant covers or materials. bo Each different unit within the building shall have its particular address prominently displayed on its front door. 6. Traffic, Parking, and Site Plan ao 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. 7. Misc. Security Measures Laundry Room ao The community laundry room shall be equipped with a window to allow visibility into the interior of the room. The laundry room shall remain locked and the lock shall be keyed so that unit keys can open the lock. bo Coin operated laundry equipment must be emptied of it coins on a regular basis. Elevator The elevators in the complex shall be equipped with convex mirrors to allow persons to view the interior of the car before entering. Elevator lighting shall be equipped with vandal-resistant lenses and shall remain on at all times. Lobby and Parking Garage Doors a° Lobby and parking garage must be accessible to emergency personnel. A security keypad shall be utilized to enable access into the lobby and the garage areas at any time of the day or night. Construction a. The perimeter of the site shall be fenced during construction, and security lighting and patrols shall be employed as necessary. c. The fence surrounding the storage yard should be topped with triple-strand barbed wire or razor ribbon. De (Police Department Contact Person: Sergeant Mike Newell 650/877-8927) WATER QUALITY DIVISION requirements shall be as follows: 1. Refuse station is to be covered and drain connected to sanitary sewer system. 2. Elevator Sump connected to sanitary sewer system. 3. That the applicant pays a Sewer Connection based on the number of units constructed. Current fee is $21,525.00 ($1,435.00 per dwelling unit). Fee is to be paid when Building Permit is issued. 4. More comments when Building Plans are submitted. (Water Quality Contact Person: Ray Honan, 650/877-8634)