HomeMy WebLinkAboutReso 32-2002RESOLUTION NO. 32-2002
CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA
A RESOLUTION APPROVING PUD-01-006, UP-01-006 AND DR-01-006 TO ALLOW
DEVELOPMENT OF A 26.9 ACRE OFFICE/RESEARCH AND DEVELOPMENT
CAMPUS ON A SITE LOCATED AT THE EASTERLY TERMINUS OF EAST
GRAND AVENUE IN THE P-I PLANNED INDUSTRIAL ZONE DISTRICT.
WHEREAS, the South San Francisco Planning Commission held duly noticed public
hearings on March 7, 2002 and April 4, 2002, and after considering all testimony and written
materials constituting the record for the Project, recommended by a 7-0 vote that the City Council
approve PUD-01-006, UP-01-006, DR-01-006 and adopt an ordinance approving the Development
Agreement for the Project; and,
WHEREAS, the South San Francisco City Council held a duly noticed public hearing on
April 24, 2002; and,
WHEREAS, on April 24, 2002, the City Council made findings and certified EIR No. 01-006
for the Britannia East Grand Project, including a Statement of Overriding Considerations related
thereto; and,
WHEREAS, as required by the "Use Permit Procedure" (SSFMC Chapter 20.81), the
"Planned Unit Development Procedure" (SSFMC Chapter 20.84), and the "Design Review
Procedure" (SSFMC Chapter 20.85) the City Council makes the following findings in support of the
request to approve a Master Plan for a 758,533 square foot office/R&D campus with ancillary
childcare center, fitness center and retail/restaurant space on a 26.9 acre site located at the easterly
terminus of East Grand Avenue, and which includes requested exceptions for number of parking
spaces. These findings are based on public testimony and the materials submitted to the City of
South San Francisco Planning Commission and/or City Council which include, but are not limited
to: "Master Site Plan" and the "Site Plan, Phase 1 and Phase 2," Sheet No. Al.l, "Conceptual
Building Design Guidelines," "Schematic Landscape Plan," and preliminary grading and utility plans
dated May 4, 2001, prepared by DES Architects/Engineers; Floor plans and elevations for Buildings
1 & 2, and Parking Garage A dated 8-3-01, floor plans and elevations for Building 3 dated
September 7, 2001, and floor plans and elevations for Buildings 4, 5, 6, 7, 8, & 9 dated October 5,
2001, prepared by DES Architects/Engineers; "Preliminary Transportation Demand Management
Program," dated March 7, 2002, prepared by Sequoia Solutions Consulting; Britannia East Grand
Environmental Impact Report (Draft EIR, Recirculation Draft EIR and Final EIR Response to
Comments); minutes of the August 21, 2001, September 18, 2001 and October 16, 2001 Design
Review Board meetings; Planning Commission staff reports dated November 15, December 20,
2001, and January 17, March 7 and April 4, 2002; and testimony received at the November 15,
December 20, 2001, and January 17, March 7 and April 4, 2002 Planning Commission meetings;
materials and documents submitted to the City Council at its April 24, 2002, public hearing; and
testimony, staff reports and other evidence received at the duly noticed public hearing of the City
Council on April 24, 2002:
o
The subject site is physically suitable for the type and intensity of the land use being
proposed. The suitability of the site for development was analyzed thoroughly in the
environmental document prepared for the project.
o
Subject to approval of General Plan Amendment GP-01-006, the project is consistent
with the General Plan which designates the property for a mix of Business and
Technology Park and Coastal Commercial. Office/R&D use is considered an
appropriate use under this designation. Additionally, the category provides for a
floor area ratio (FAR) of .50, with permissible increases to a maximum FAR of 1.0
based on implementation of a Transportation Demand Management (TDM) program
as outlined in the City's TDM Ordinance. The proposed FAR of .67 requires that the
applicant prepare, implement and maintain a TDM Plan designed to achieve a 30%
shift to alternative modes of travel other than single occupant vehicles. The following
policies specifically support the proposed project:
Guiding Policy 3.5-G-3 - Promote campus-style biotechnology, high-
technology, and research and development uses.
bo
3.5-1-8 - Encourage the development of employee-serving amenities with
restaurants, cafes, support commercial establishments...
°
The proposed project is consistent with the East of 101 Area Plan which the General
Plan identifies as the guide for detailed implementation of General Plan policies.
Policy LU-16 supports development of campus settings and promotes the concept of
"Master Plans," including facility wide development standards, for sites of 20+ acres.
In addition, the proposed project is consistent with the Design Policies of the East
of 101 Area Plan, and specifically with Policy DE-22, which specifies that on-site
open space should serve as a unifying element, by connecting separate buildings and
providing usable employee spaces.
°
With the exception of parking, the proposed project meets or exceeds the minimum
standards and requirements of the City' s Zoning Ordinance which designates the site
P-I Planned Industrial. The exception for the number of parking spaces is warranted
based on the following:
a°
The planned unit development is of a superior quality which offsets any
potential adverse impacts of the requested parking space reduction. The
Design Review Board and the Planning Commission find the proposal of very
high quality in terms of architecture, building materials, site design and
provision of on-site amenities including a childcare facility, retail and
restaurant space and a health club.
bo
The parking exception will result in a project of superior design or will
otherwise be of general benefit to the community. The parking exception will
serve to support and promote the TDM program required of the project.
Co
The parking exception will not be unreasonably detrimental to the health,
safety, welfare, comfort or convenience of persons working in the vicinity of
the project. The proposed parking supply of 3.1 spaces per 1,000 sf for all
uses on the site is not anticipated to result in a shortfall of on-site parking or
create the need for overflow parking off-site. The parking ratio is identical
to standards in operation within the Gateway Specific Plan District where no
parking deficiencies have been identified. In addition, the parking ratio is
supported by studies from the Institute of Transportation Engineers which
identify an average need of 2.79 parking spaces per 1,000 square feet of
office space, and which support a lower ratio for research and development
use based on its lower employment densities.
d°
The parking standards proposed will be adequate for the proposed uses
because of the offered alternative solutions for providing and managing
parking. The project is required to implement a Transportation Demand
Management Program on an on-going basis over the life of the project with
a required alternative mode shift of 30%. The aggressive TDM requirements
required of the project, the fact that similar reduced standards have been
accepted and/or successfully applied within several large campus
developments in the city, including the Gateway Specific Plan District, Bay
West Cove Specific Plan District and the Genentech Campus, and the studies
from the Institute of Transportation Engineers (ITE) all support a reduced
parking standard.
e°
The reduced parking rate reinforces the overall efforts of the City's General
Plan and the Transportation Demand Management Ordinance which
encourage reduced parking standards as an effective tool in encouraging use
of alternative modes of transportation other than single occupancy vehicles.
The number of parking spaces provided by the reduced standard will serve all
existing, proposed and potential uses as effectively and conveniently as
would the standard number of parking spaces required by Chapter 20.74. As
described above, there is ample evidence to support the proposed parking
reduction, and there is added concern that an overabundance of parking could
have a deleterious effect on the goals and objectives of the City's TDM
efforts since such would serve as a disincentive to use of alternative modes
of transportation.
'- ' 5. Transportation Demand Management
o
°
o
°
The proposed TDM measures are feasible and appropriate for the project,
considering the proposed use or mix of uses and the project' s location, size
and hours of operation. Sufficient measures have been included in the plan
to achieve a projected 30% alternative mode usage, as required.
b°
The performance guarantees provided in the plan will ensure that the target
30% alternative mode use will be achieved and maintained. Conditions of
approval have been included to require that the Final TDM Plan, which must
be submitted for review and approval prior to issuance of a building permit,
shall outline the required process for on-going monitoring including annual
surveys and triennual reports. Additionally, the applicant shall be required
to reimburse the City for program costs associated with monitoring and
enforcing the TDM program.
The proposed project is consistent with the goals and objectives of the
Redevelopment Program for the Downtown/Central Redevelopment Project Area,
and specifically with the following:
ao
To create and develop local job opportunities and to preserve the area's
existing employment base.
b. To replan, redesign and develop areas which are stagnant or improperly used.
An Environmental Impact Report has been prepared for the project in accordance
with the provisions of CEQA. Mitigation measures have been incorporated into the
project which will reduce all but two identified impacts to a less than significant
level. The City Council must adopt the required findings of Section 15091 of the
State CEQA Guidelines for two of the Project's significant environmental effects,
which effects cannot be reduced to an acceptable level, with regard to air quality and
transportation impacts.
The proposal will not be adverse to the public health, safety, or general welfare of the
community, or unreasonably detrimental to surrounding properties or improvements.
Subject to minor modifications, included as conditions of approval, the proposal
complies with the City's Design Guidelines.
NOW, THEREFORE, BE IT RESOLVED that the City Council hereby approves PUD-01-
006, UP-01-006 and DR-01-006 subject to the Conditions of Approval contained in Exhibit A.
BE IT FURTHER RESOLVED that the resolution shall become effective immediately upon
its passage and adoption.
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 24th day of April
2002 by the following vote:
AYES'
Councilmembers Raymond L. Green and Karyl Matsumoto, and
Mayor Eugene R. Mullin
NOES' None.
ABSTAIN: None.
ABSENT: Councilmember Joseph A. Fernekes and Mayor Pro Tem Pedro Gonzalez
ATTEST:
· ~ City Clerk /
CONDITIONS OF APPROVAL
PUD/UP/DR-01-006
(April 4, 2002 as recommended by the Planning Commission on April 4, 2002 to City Council)
Planning Division requirements shall be as follow:
1. The project shall be constructed substantially as indicated On the attached "Master Site Plan'
and the "Site Plan, Phase 1 and Phase 2", Sheet No. A1.1, "Conceptual Building Design Guidel'nes",
"Schematic Landscape Plan", and preliminary grading and utility plans dated May 4, 2001, prepared
%y DES Architects/Engineers; floor plans and elevations for Buildings 1 & 2, and Parking Garage A
lated 8-3-01, floor plans and elevations for Building 3 dated September 7, 2001, and floor plans and
;levations for Buildings 4, 5, 6, 7, 8, & 9 dated October 5, 2001, prepared by DES
Architects/Engineers, except as otherwise modified by the following conditions:
2. The applicant shall comply with all applicable mitigation measures identified in Britannia Er=st
Grand Final EIR. - Prior to issuance of a building permit the applicant shall prepare a checklist
outlining mitigation measures and status of implementation.
3. Prior to issuance of any building permit, the applicant shall submit a Development plan for
review and approval by the City as indicated in the Development Agreement.
4. Master Plan - The Planned Unit Development and Use Permit applications for the project
outline the provisions of the Master Plan of development, including general site and building lay 3ut,
permitted uses, development standards, and design guidelines. Final designs of individual buildings
are to comply with the design guidelines and be approved through a series of Design Review
applications, subject to final approval by the Planning Commission.
.5. Child care- The Childcare facility shall be constructed according to the schedule outlined 'n the
Development Agreement.
6. Site development plans shall designate short term parking areas within the surface parkin.c lots
to accommodate visitors.
7. The design of the parking garages shall be modified, subject to review and approval by the
Chief Planner, to incorporate additional details including stronger variations in building colors, added
details at the pedestrian level (bus shelter, storefront design, etc.) and planters along upper levels of
the garage to allow plantings to spill down the face of the structure.
8. The applicant shall contribute a fair share contribution towards the expense of the proposed
bridge over the narrow channel between the MRF/TS site and the project site, including design,
construction and maintenance.
9. Prior to issuance of a building permit, the applicant shall provide evidence of compliance with
FAA requirements regarding construction within the FAR Part 77 conical zone.
!0. Prior to issuance of a building permit, the applicant shall provide appropriate evidence to e'~sure
that office, research and development, childcare facility and retail spaces are designed so that -.
calculated hourly average noise levels dudng the daytime does not exceed and Leq of 45dBA, and
instantaneous maximum noise levels do not exceed 60 dBA.
1 l. The applicant shall cooperate with the City in the development/implementation of a regional
shuttle service if such is considered by the City.
!2. TDM
a. In accordance with South San Francisco Municipal Code Section 20.120.070, prior to issu~_nce
of a building permit the applicant shall submit a Final TDM Plan for review and approval by the 3hief
Planner. The Final TDM Plan shall substantially reflect the Preliminary TDM plan prepared by
Sequoia Solutions. The Plan shall be designed to achieve a minimum 30% alternative mode use
over the life of the project.
b. The Final TDM Plan shall outline the required process for on-going monitoring including ar ~ual
surveys and triennual reports as outlined in the Development Agreement, and as specified below:
1) Transportation Demand Mana_clement: Owner shall prepare an annual Transportation Der-and
Management (TDM) report, and submit same to City, to document the effectiveness of the TDb plan
in achieving the goal of 30% alternative mode usage by employees within the Project. The TDI~
report will be prepared by an independent consultant, retained by City with the approval of Owner
(which approval shall not be unreasonably withheld or delayed) and paid for by Owner, which
consultant will work in concert with Owner's TDM coordinator. The TDM report will include a
determination of historical employee commute methods, which information shall be obtained by
survey of all employees working in the buildings on the Property. All nonresponses to the empl:~yee
commute survey will be counted as a drive alone trip.
a) TDM Reports: The initial TDM report for each building on the Property will be submitted two (2)
years after the granting of a certificate of occupancy with respect to the building, and this requirgment
will apply to all buildings on the Property except the parking facilities. The second and all later
reports with respect to each building shall be included in an annual comprehensive TDM report
submitted to City covering all of the buildings on the Property which are submitting their second or
later TDM reports.
b) Report Requirements: The goal of the TDM program is to encourage alternative mode uss, ge,
as defined in Chapter 20.120 of the South San Francisco Municipal Code. The initial TDM report
shall either: (1) state that the applicable property has achieved 30% altemative mode usage,
providing supporting statistics and analysis to establish attainment of the goal; or (2) state that --~e
applicable property has not achieved the 30% alternative mode usage, providing an explanatior of
how and why the goal has not been reached, and a description of additional measures that will be
adopted in the coming year to attain the TDM goal of 30% alternative mode usage.
c) Penalty for Non-Compliance: If after the initial TDM report, subsequent annual reports inc'Cate
that, in spite of the changes in the TDM plan, the 30% alternative mode usage is still not being
achieved, or if Owner fails to submit such a TDM report at the times described above, City may
assess Owner a penalty in the amount of Fifteen Thousand Dollars ($15,000.00) per year for e~.Ch
percentage point below the minimum 30% alternative mode usage goal.
(1) In determining whether a financial penalty is appropriate, City may consider whether Owner has
made a good faith effort to meet the TDM goals.
(?.) If City determines that Owner has made a good faith effort to meet the TDM goals but a penalty
is still imposed, and such penalty is imposed within the first three (3) years of the TDM plan '
(commencing with the first year in which a penalty could be imposed), such penalty sums, in the
City's sole discretion, may be used by Owner toward the implementation of the TDM plan instea;I ~of
being paid to City. If the penalty is used to implement the TDM Plan, an Implementation Plan si' all
:)e reviewed and approved by the City prior to expending any penalty funds.
(3) Notwithstanding the foregoing, the amount of any penalty shall bear the same relationship -.o the
maximum penalty as the completed construction to which the penalty applies bears to the maximum
amount of square feet of Office, Commercial, Retail and Research and Development use permi-.;ed
to be constructed on the Property. For example, if there is 200,000 square feet of completed
construction on the Property included within the TDM report with respect to which the penalty is
imposed, the penalty would be determined by multiplying Fifteen Thousand Dollars ($15,000.00)
times a fraction, the numerator of which is 200,000 square feet and the denominator of which is '.he
maximum amount of square feet of construction permitted on the Property, subtracting the squa 'e
footage of the parking facilities; this amount would then be multiplied by the number of percentage
points below the 30% alternative mode usage goal.
c. The applicant shall be required to reimburse the City for program costs associated with
monitoring and enforcing the TDM program.
! 3. No signs are included in the project approval.
!4. All roof-mounted equipment shall be contained in screened enclosures, subject to the review
and approval of the City's Chief Planner.
!.5. Detailed landscape and irrigation plans shall be submitted for Design Review Board review and
Planning Commission approval.
!6. The applicant shall comply with all standard conditions as outlined in the "Standard Conditions
and Limitations for Commercial Industrial and Multi-Family Residential Projects", dated Revised
February 1999. Accordingly, minor changes or deviations from the approved plans may be apprcved
by the Chief Planner; significant changes shall require approval of the Planning Commission.
!7. To the extent that the area is designated as bay trail and recreation the applicant shall con :i[ ct
further investigation to the satisfaction of the Planning Division in the area of known contaminate33 on
the portion of the subject property known as the slough and remediate any contamination to levgls
acceptable to DTSC and/or the Regional Water Quality Control Board."
(Planning Division contact: Susy Kalkin (650) 877-8535)
B. Engineering Division requirements shall be as follow:
1. IMPROVEMENT CONDITIONS
a. The developer shall comply with all applicable conditions of the Engineering Division's "St&'tdard
Conditions for Commercial and Industrial Developments", as contained in our "Standard Condit'o 3s
for Subdivisions and Private Developments" booklet, dated January 1998. This booklet is available
from the Engineering Division at no charge to the applicant.
The Frontage Improvement work required by the Standard Conditions shall include the construction of a Ci~
standard cul-de-sac, conform improvements and the dedication of public street right-of-way, within the i
applicant's property, at the east end of East Grand Avenue as required to accommodate the East Grand Avenue
cul-de-sac improvements. ~
b. As required by City Ordinance and the "Standard Conditions", storm water pollution contro
devices and filters (such as "StormcepteP units, CDS units, grassy swales, or other approved fi
devices, or combination of devices) shall be installed within the site drainage system to prevent
pollutants deposited within the site from entering the San Francisco Bay. Plans for these filters s 3all
be submitted to the Engineering and Water Quality Control Divisions for review and approval. --I-e
applicant shall submit a Storm Water Pollution Prevention Plan (SWPPP) for this site, prior to
receiving a grading or building permit.
c. As required by the Standard Conditions, the applicant shall underground all new and existi lg
pole-mounted overhead utility wires within the boundaries of the applicant's property and within the
East Grand Avenue cul-de-sac bulb.
d. In order to assure that the portion of East Grand Avenue, between Haskins Way and the e 3;ry
to the subject development, is structurally sound and will be able to accommodate the project's traffic
loading, the applicant shall retain a consultant to conduct deflection testing of this portion of East
Grand Avenue and submit this report to the City Engineer for review and approval. The deflect'o 3
testing will establish the condition of the existing structural section of the street and whether or 'tot it
needs repair, reconstruction or an asphalt overlay to bring up to current engineering standards. -his
improvement will help to mitigate the additional vehicle traffic resulting from the full build-out of the
I~ritannia East Grand development. The applicant shall submit plans for the improvement of the
street to the City Engineer for review and approval, in accordance with the results of the testing and
analysis of the approved report.
c. In order to facilitate bicycle and pedestrian access to the site, to further the goal of reducir g
vehicle trips and parking space requirements for the project, the applicant shall provide bike pa;'~ and
pedestrian walk improvements along the existing portion of East Grand Avenue, between Hask? 3s
Way and the project's interior streets. Plans for these improvements shall be prepared by the
applicant's consultants and submitted to the City Engineer for review and approval.
£. The applicant shall replace the existing 15" sanitary sewer main that serves this site, bet~'e
the boundary of the project site and the City's pump station at the intersection of Swift Avenue s,r d
Kimball Way, with a new sewer main sized to accommodate the Britannia East Grand project,
existing users and possible future connecting developments. The existing main is very old, has
experienced differential settlement and can no longer maintain proper sewage flow within the p'3e as
required to accommodate the projected sanitary flows from the project. The main will need to be!
replaced in conformance with City Standards and in accordance with plans prepared by the
applicant's civil engineer, as approved by the City Engineer. Replacement of the main shall be
accomplished by the applicant, who will be partially reimbursed by the City, as provided for in t~
applicant's Development Agreement. i '
g. All off-site public improvements, as described above, shall be constructed in accordance v/ith
plans approved by the City Engineer and to City Standards, at no cost to the City (except as provided
by the Development Agreement) and secured by a bond, letter of credit or cash deposit, pursu&nt to
a public improvement agreement with the City of South San Francisco.
h. The applicant shall comply with the requirements of the Britannia East Grand Project appro,;,ed
EIR mitigation measures, the approved property D.C.C. & R's and the project Development
Agreement between the City and the applicant. The applicant shall also pay the Oyster Point
Overpass Fee, the East of 101 Traffic Mitigation Fee and the sewer capacity study and infrastrL Cture
improvement contribution (these fees are discussed in more detail below), prior to receiving a
building permit for new or renovated buildings constructed within this parcel.
FEES
Oyster Point Overpass Fee
Prior to receiving a Building Permit for any new building or major renovation or change of use within the
proposed development, the applicant shall pay the Oyster Point Overpass fee, as determined by the City
Engineer, in accordance with City Council Resolutions ] 02-96 and 152-96. Based upon the information shown
on the above referenced plan and the March 2002 Engineering News Record San Francisco Construction Cost
Index (7685.68 in the calculation formula below), the fee (which will have to be updated upon review of ;h~
building permit application and will be adjusted in accordance with the latest Construction Cost Index a! the
time that the fee is paid), is estimated as follows:
Trio Calculation
783,533 gsf office/R&D buildings @ 12.3 trips per 1000 gsf = 9637 daily vehicle trips
5,000 gsf fitness center @ 11.7 trips per 1000 gsf = 59 new trips
3,000 gsf delicatessen (high turn-over restaurant) @ 164.4 trips per 1000 gsf -- 493 new trips
5,000 gsf retail use (general commercial) @ 48 trips per 1000 gsf = 240 new trips
Total new average daily vehicle trips at full build-out of the development = 10,429
Less credit for the existing 124,200 gsf Fuller O'Brien manufacturing building
@ 3.99 trips per 1000 gsf = 496 existing trips
Total estimated new trips if the project is built-out as per the Master Site Plan = 9933
Contribution Calculation
9933 trips X $154 X (7683.68/6552.16) = $1,793,849
b. East of 101 Traffic Impact Fee
Prior to the issuance of a Building Permit for an occupied structure within the project, the applicant shall pay the
East of 101 Traffic Impact fee, in accordance with the approved Development Agreement,' as adopted by -i_ae
City Council. In the event that the Development Agreement expires prior to issuance of any remaining bt. ilding
permits the applicant shall pay the East of 101 Traffic Impact fee in effect at the time of building permit
issuance.
c. Sewer Facilitv Iml~act Fee
The applicant shall pay a Sewer Facilities Fee in accordance with the approved Development Agreement, as
adopted by the City Council. In the event that the Development Agreement expires prior to issuance of ar y
remaining building permits the applicant shall pay the Sewer Facilities fee in effect at the time of building
permit issuance.
(Engineering Division contact: Richard Harmon (650) 829-6652)
C. Police Department requirements shall be as follow:
1. Municiloal Code Coml~liance
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 fight to make add'.tional
security and safety conditions, if necessary, upon receipt of detailed/revised building plans.
2. Landscapin.cl
Landscaping shah 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.
3. Buildin.cl Security
a. Doom
l) The jamb on all aluminum frame swinging doom 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.
. 2) Glass doors shall be secured with a deadbolt lock m with minimum throw of one (1) inch. The
3utside ring should be free moving and case hardened.
3) Employee/pedestrian doom shall be of solid core wood or hollow sheet metal with a minim .im
thickness of 1-3/4 inches and shall be secured by a deadbolt lock~ with minimum throw of one (')
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 tumpiece.
4) Overhead roll-up doors shall be so secured on the inside that the lock cannot be defeated 'rom
the outside and shall also be secured with a cylinder lock or padlock from the inside.
5) Outside hinges on all exterior doom shall be provided with non-removable pins when pin-t,,'3e
hinges are used or shall be provided with hinge studs, to prevent removal of the door.
6) Doom with glass panels and doom with glass panels adjacent to the doorframe shall be secured
with burglary-resistant glazing la or the equivalent, if double-cylinder deadbolt locks are not inst&lled.
.. 7) Doors with panic bars will have vertical rod panic hardware with top and bottom latch bolts. No
~econdary locks should be installed on panic-equipped doors, and no exterior surface-mounted
3ardware should be used. A 2" wide and 6" long steel astragal shall be installed on the door ex':~rior
To protect the latch. No surface-mounted exterior hardware need be used on panic-equipped dc, ors.
All entrance and exit doors for individual tenant spaces shall have a deadbolt lock.
~)) On pairs of doors, the active leaf shall be secursd with the type of lock required for single coors
in this section. The inactive leaf shall be equipped with automatic flush extension bolts protecte :1 by
hardened material with a minimum throw of three-fourths inch at head and foot and shall have r o
door knob or surface-mounted hardwars. Multiple point locks, cylinder activated from the active leaf
and satisfying the requirements, may be used instead of flush bolts.
!0) 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.
- ~. Windows
!) Louvered windows shall not be used as they pose a significant security problem.
:2) Accessible rear and side windows not viewable from the street shall consist of rated burgla 3/
resistant glazing or its equivalent. Such windows that are capable of being opened shall be sect red
on the inside with a locking device capable of withstanding a force of two hundred- (200) lbs. ap 3lied
in any direction.
3) Secondary locking devices are recommended on all accessible windows that open.
c. Roof Openings
All glass skylights on the roof of any building shall be provided with:
10
Rated burglary-resistant glass or glass-like acrylic material,2
01':
b) [ton bars of at least I/P" round or one by one-fourth inch fiat stee[ material spaced no more '.hah
five inches apart under the skylight and securely fastened,
c) A steel grill of at least I/8" material or two inch mesh under skylight and securely fastened.
2) All hatchway openings on the roof of any building shall be secured as follows:
a) If the hatchway is of wooden material, it shall be covered on the outside with at least 16 gal ge
sheet steel or its equivalent attached with screws.
b) 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.
c) Outside hinges on all hatchway openings shall be provided with non-removable pins when using
pin-type hinges.
3) All air duct or air vent openings exceeding 8" x 12" on the roof or exterior walls of any builc 'ng
shall be secured by covering the same with either of the following: I
a) Iron bars of at least I/2" round or one by one-fourth inch flat steel material, spaced no more than
five inches apart and securely fastened.
or:
b) A steel grill of at least I/8" material or two inch mesh and securely fastened and
c) 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.
11
d. Lighting
!) Parking lots, (including parking lots with carports) driveways, circulation areas, aisles,
passageways, recesses, and grounds contiguous to buildings shall be provided with hi_ah intens'tv
dischame 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 p 'ovide
a safe, secure environment for all persons, property, and vehicles on site. Such lighting shall b ~
equipped with vandal-resistant covers. A lighting level of .50 to 1 foot-candles minimum, main:ained
at ground level is required.
:Z) AI_.Jl 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 prerri
and provide adequate illumination for persons exiting the building.
ses
3) The premises, while closed for business after dark, must be sufficiently lighted by use of ir terior
night-lights.
4) Exterior door, perimeter, parking area, and canopy lights shall be controlled by photocell
shall'be left on during hours of darkness or diminished lighting.
Parking lot lights shall remain on anytime there are employees in the building.
{5) The parking garages for both applicants shall have a lighting level of, 5 foot-candles for ps. rking
areas. A level of 10 foot-candles for driveways and stairways is required in these areas.
?) Interactive speakers are required throughout the garage area to enable patrons to summ~,n
assistance without having to dial a telephone.
8) Prior to issuance of a buildinq permit, the applicant shall submit a lighting plan to be reviewed
and approved by the Police Department. Lighting plans shall include photometric and distribut'On
data attesting to the required illumination level.
Numbering of Buildings
12
_ 1) 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 3e no
less than four to six inches in height and of a color contrasting with the background.
:2) 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.
:3) 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.
4) 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.)
f. Alarms
The business shall be equipped with at least a central station silent intrusion alarm systen';
:2) 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.
NOTE: To avoid delays in occupancy, alarm installation steps should be taken well in advance of the final
inspection.
g. Traffic, Parking, and Site Plan
1) 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.
13
2) Handicapped parking spaces shall be clearly marked and properly sign posted.
3) The parking and circulation for these projects appears to be adequate.
4) An Emergency Access Only roadway connection shall be provided through the site to connect with the
Genentech Research and Development Campus.
NOTE: For additional details, contact the Traffic Bureau at 829-3934.
h. Misc. Security Measures
1) Commercial establishments having one hundred dollars or more in cash on the premises s.fter
closing hours shall lock such money in an approved type money safe with a minimum rating of-L-15.
This condition applies to the proposed restaurant pad.
2) Multiple tenant office and commercial buildings shall have floor to floor demising walls or
security barriers separating individual tenant areas to prevent entry of adjacent spaces over the top
of the divider.
3) Business machines visible from the exterior of the building should be equipped with desk pad
type locking devices.
4) Ali highly portable, easily resaleable property should be inventoried and marked with a
distinctive identification number. A commercial I.D. number can be assigned by calling the Crir'~e
Prevention Unit at 877-8926.
5) The perimeter of the site shall be fenced during construction, and security lighting and patrols
shall be employed as necessary.
6) The fence surrounding the storage yard should be topped with triple-strand barbed wire or razor
ribbon.
14
.... ~) The childcare facility will develop a procedure for sign-in and sign-out of children to a desic, nated
~]uardian. They will also develop a procedure for handling children who are not picked up at the
designated time and cases of suspected abuse or neglect. These procedures will be reviewed and
approved by the South San Francisco Police Department prior to occupancy of the facility.
8) Uniformed Security - The complex shall employ a uniformed security guard from at least 9:30
pm to 6:00 am, 365 days a year. This protection shall start upon occupancy of the first structure but
is encouraged at the start of construction of the first building.
(Police Department contact person: Sgt. Mike Newell, 877-8927)
D. Fire Prevention/Building Division requirements shall be as follow:
l. The design and construction of all site alterations shall comply with all applicable codes ar d
-egulations in effect at the time of plan submittal and building permit issuance.
2,. A separate building permit application shall be submitted for each independent structure
proposed on the site. Applications shall be accompanied by five (5) complete sets of construction
drawings to include:
a) Architectural plans
b) Structural plans
c) Electrical plans
d) Plumbing plans
c) Mechanical plans
f) Fire sprinkler plans
g) Landscape/irrigation plans
h) Site/civil plans
15
i) Structural Calculations
-'i) Truss Calculations E) Soils reports
1) Title-24 energy documentation
3. The occupancy classification, construction type and square footage of each building shall be
specified on the plans in addition to justification calculations for the allowable area of each build'ng.
4. Any demolition of existing structures will require a permit. Submittal shall include three (3)
copies of the site plan, asbestos certification and PG&E disconnect notices. Aisc, application rr ust
be made to the Bay Area Air Quality Management District prior to obtaining the permit and beginning
work.
5. If on-site streets are privately owned, certain on-site improvements such as retaining walls,
street light standards, and private sewer system will require plan review and permits from the Fi 'e
Prevention/Building Division.
6. A proposed list of street / court names should be submitted to the Fire Prevention / Building
Division for review and approval once the site plan has preliminary approval. List should include a
primary and alternate choice for each street or court. Final decision for street names will be made by
the City.
7. "No new construction, or substantial improvements of a structure which would require a building permit,
pursuant to the applicable provisions of the Uniform Building Code as adopted and modified in Chapter 15.08
of this code, shall take place in an area of special flood hazard without full compliance with the terms of this
chapter and other applicable flood control requirements".
Prior to submittal of plans to the Building Division for plan review, the applicant shall determine where the
actual flood fringe boundary lines occur on the property. The lines shall be incorporated onto a
site/topographical plan which shall be included as part of the required plan information noted above.
.
Building pads must be elevated to a point at least one foot above 100-year flood levels.
16
p. With regard to any grading or site remediation, soils export, import and placement; provide a
detailed soils report prepared by a qualified engineer to address these procedures. In particula, the
.... report should address the import and placement and compaction of soils at future building pad
locations and should be based on an assumed foundation design. This information should be
provided to Building and Engineering Division for review and comments prior to any such activit'es
taking place.
grading permit may be required for the above-mentioned work.
tO. Prior to building permit issuance for the construction of each building, geotechnical and civ'l pad
certifications are to be submitted.
1 t. There are no readily available public utilities adjacent to this site.
12. Because of the elevation of nearby public sewer lines, a sewage ejector may be necessar,, to
serve these buildings. Design for the ejectors must be reviewed and approved by the Engineer ng
Division and Water Quality Control. A double pump alarmed system is required on all commercial
-buildings. Additionally, the separator will require a plumbing permit and inspections by this Division.
13. Fire sprinklers will be required throughout both buildings. Separate application by a C-16
contractor is required.
!4. Fire sprinklers modifications may be needed. Separate application by a C-16 contractor is
required.
15. Water for landscape irrigation should be separately metered.
16. If fencing exceeds 6' in height, a building permit is required.
!?. Wooden retaining walls are not approved for use in SSF. Retaining wall must be concrete or
masonry, crib wall, "Keystone", or an equivalent system.
17
! $. All site signage as well as wall signs require a separate permit and application (excluding
address numbering).
!0. Monument sign(s) located at the driveway entrance(s) shall have address numbers posted
prominently on the monument sign.
?-0. Each building shall have address numbers posted in a conspicuous place. Numbers shou d be
minimum 10" in height and either internally or extemally illuminated.
21. In accordance with Uniform Building Code section 2902.3, separate men's and women's restrooms s-lall be
provided if the number of employees at each facility exceeds four.
22. In accordance with Uniform Building Code, the men's and women's restrooms must contain a minimum of
two water closets each (one urinal may be substituted for one of the water closets in the men's room).
?.3. In the parking structure, in areas where motor vehicles are stored, floor surfaces shall be cf
noncombustible, nonabsorbent materials. Floors shall drain to an approved oil separator or trap
discharging to sewers in accordance with the Plumbing Code and South San Francisco Municipal
ordinances.
24. The site development of such items as common sidewalks, parking areas, stairs, ramps,
common facilities, etc. are subject to compliance with the accessibility standards contained in Title-
24, California Code of Regulations. The civil, grading and landscape plans shall address these
requirements to the extent possible.
25. The proposed facility shall be designed to provide access to the physically disabled in accordance w~th the
requirements of Title-24, California Code of Regulations; i.e., accessible parking stalls, path of travel, primary
entrance, interior travel path and restrooms.
26. All areas within the site must be handicap accessible. All newly constructed buildings on & site
shall have, but are not limited to, the following accessible features:
a. Path of travel from public transportation point of arrival
18
b. Routes of travel between buildings
c. Accessible parking
cl. Ramps
c. Primary entrances
f. Sanitary facilities (restrooms)
g. Drinking fountains & Public telephones (when provided)
h. Accessible features per specific occupancy requirements
i. Accessible special features, ie., ATM's, exterior phone booths, point of sale machines, etc.
2,7. Pedestrian access provisions should provide a minimum 48" wide unobstructed paved sur'ace to
and along all accessible routes. Items such as signs, meter pedestals, light standards, trash
receptacles, etc., shall not encroach on this 4' minimum width. Also, note that sidewalk slopes and
side slopes shall not exceed published minimums per Califomia Title 24, Part 2.
2,8. All 3-story buildings will require elevators.
2,9. Minimum elevator car size (interior dimension) is 68" wide and 51" deep, with a clear door
of 36'.
30. Minimum elevator car size (interior dimension) is 68" wide and 51" deep, with a clear door
of 36". Also, at least one elevator car per building shall accommodate a stretcher, 80" wide an~
deep with a 42" wide door opening.
width
width
J 54"
31. Review and approval by the San Mateo County Health Department may be required prior to
submittal for building permit plan review.
3?.. School fees will be required for the project. School fees for commercial projects are computed
at $0.33 per square foot of interior space. Calculations are done by the SSFUSD and those fe~s are
paid directly to them prior to issuance of the building permit.
19
33. A minimum of two exits, with proper se~3aration, are required from the third floor of each building.
The exits must located a distance apart equal to not less than one half of the length of the maximum
overall diagonal dimension of the area served. :
34. If occupant load for any area exceeds 30, rated corridors may be required. ,
35. In the service areas, mechanical ventilation will be required capable of exhausting a minimum of
1.5 cubic feet per minute per square foot of gross floor area. Connecting offices, waiting rooms,
restrooms, and retail areas shall be supplied with conditioned air under positive pressure.
3{5. Maximum travel distance from any point within the building to an exit shall be 200' unless r.~ted
corridors are used.
37. Handicapped parking spaces must be provided according the following table and must be
uniformly distributed throughout the site.
- Total Number of Parking Spaces
Provided
Minimum Required Number of H/C Spaces
1 to 25
26 to 50
51 to75
76 to 100
20
I Ol to 150
5
151 to 200
6
201 to 300
7
301 to 400
8
401 to 500
9
501 to 1,000
Two percent of total
1,001 and over
Twenty, plus one for each 100 or fraction thereof over 1,001
38. At least one handicap parking space must be van accessible; 9 feet wide parking space ar~ d 8
feet wide off- load area. Additionally, one in every eight required handicap spaces must be vani
accessible.
39. Minimum shower size in the fully handicapped room is either 60" wide by 30" deep o.._[r 42" Wide
by 48" deep.
40. Adequate utility easements must be provided for all services to include water, sanitary sewer,
storm drain piping, as well as gas, electric and telephone.
41. Designated easements for ingress and egress must be provided to all new lots which do not
front on a dedicated street. For fire-fighting and emergency personnel, those access ways shal be a
minimum of 25' wide.
21
4~. This site may contain particularly caustic and/or corrosive soils. Mitigating design for any ir'-
;~ round piping systems or reinforcing elements which may be detrimentally affected will need to 3e
~ddressed during design.
43. Property lines shown through proposed buildings must be eliminated by consolidation or
buildings must be relocated, redesigned to fall within property line boundaries.
44. On site fire hydrants will be required.
45. Fire lanes must be designated; painted and signed.
46. Knox box keyed entry system is required at designated access doors.
47.
site.
An Opticom Traffic signal detection system will be required for roadways impacted to access the
(Contact: Jim Kirkman, Fire Marshal/Chief Building Official: 650 829-6670)
E. Water Quality Control Department requirements shall be as follow:
1. Once constructed, the onsite catch basins shall be stenciled with the approved San Mateo
Countywide Stormwater Logo. Contact Ray Honan at Water Quality Control for details, (650) 877-
8634.
2. In accordance with the Municipal Code and Federal law, new stormwater pollution control
devices CDS Units/Stormceptors are to be installed in any new drainage inlets. In addition, the
applicant is required to submit a maintenance schedule for these units to the Environmental
Coordinator.
22
3. The subject site is over 5 Acres. Consequently, a Stormwater Management Plan is required.
Plan shall be completed and submitted before the Building Permit is issued.
¢. The applicant shall pay a Sewer Connection Fee based on the type of tenant occupancy.
5. An Erosion and Control Plan with winterization is required before any grading can take place.
Plan shall be submitted to the Environmental Coordinator.
6. Separate water meters are required for buildings and landscape areas.
7. Additional comments will be provided when building plans are received.
(Contact Ray Honan, Environmental Coordinator: (650) 877-8634)
i]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 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 "Tiffs 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.
[215/16" security laminate, I/4" polycarbonate, or approved security film treatment, minimum.
23