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HomeMy WebLinkAboutReso 38-2001RESOLUTION NO. 38-2001 THE CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA A RESOLUTION APPROVING A PRECISE PLAN AND A VESTING TENTATIVE MAP FOR THE REMAINING PARCELS OF PHASE II AND PHASE flI OF THE TERRABAY DEVELOPMENT WHEREAS, the City Council of South San Francisco has approved the Final Terrabay Specific Plan and the first and second amendments thereto and approved the Restated and Amended Development Agreement for the Remaining Parcels of Phase II and Phase III of the Terrabay Development; and, WHEREAS, the Final Terrabay Specific Plan, Chapter 20.63 of the Municipal Code and the Restated and Amended Development Agreement for the Remaining Parcels of Phase II and Phase 1II of the Terrabay Development allow development of the Terrabay project (together the "existing entitlements"), subject to certain further approvals and entitlements; and, WHEREAS, the Terrabay Specific Plan District Zoning Ordinance has been revised to incorporate the land uses approved in the Final Terrabay Specific Plan and the development intensities therein; and, WHEREAS, the City Council adopted the amendment to the Terrabay Specific Plan District Zoning Ordinance on April 25,2001; and, WHEREAS, the 1998-99 Certified Terrabay Supplement Environmental Impact Report which includes the 1982 EIR, the 1996 SEIR and Addendum to the SEIR, and all findings, mitigation' s, and statements related thereto, are restated in their entirety as part of this recommendation; and, WHEREAS, the Applicant has filed copies of the proposed vesting tentative map and all those statements required under Municipal Code Chapters 19.40 and 19.50, including copies of the proposed Covenants, Conditions and Restrictions (CC&Rs); and, WHEREAS, pursuant to Municipal Code section 19.40.080, copies of the proposed Precise Plan and Vesting Tentative Map have been distributed to City staff and public agencies; and, WHEREAS, on May 3,2001, the Planning Commission held a properly noticed public hearing to consider the Precise Plan and Vesting Tentative Map for the development proposed in the Final Terrabay Specific Plan, as amended; and, WHEREAS, on May 3,2001, the Planning Commission recommended that the City Council approve the Precise Plan and Vesting Tentative Map and impose the conditions of approval. 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 Final Terrabay Specific Plan, as amended; 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; Addendum to the 1998-1999 Certified Terrabay Supplemental Environmental Impact Report and the Mitigation Monitoring and Reporting Program adopted for the project; 4) Testimony and materials submitted at the City Council study session on April 24, 2000; 5) Testimony and materials submitted at the Design Review Board meeting on June 20, 2000; 6) Testimony and materials submitted at the Historic Preservation Commission on June 8, 2000; 7) Testimony and materials, including the Restated and Amended Development Agreement for Remaining Parcels of Phase II and Phase III of the Terrabay Development, submitted at the City Council meeting on November 21, 2000; 8) Testimony and materials, including an amendment to the Terrabay Specific Plan District Zoning Ordinance submitted at the City Council meeting on April 11, 2001; 9) Testimony and materials submitted to the Design Review Board on March 20,2001; 10) 11) Testimony and materials submitted to the City Council at the public hearing on May 9, 2001 ho The proposed Precise Plan and Vesting Tentative Map for the remaining parcels of Phase II and Phase 1/I of the Terrabay Development are consistent with the General Plan. This finding is based upon all evidence in the record as a whole, including, but not limited to the following: the City Council's independent review of relevant sections of the 1982 EIR and the 1996 Supplemental EIR and the entire 1999 SEIR and the General Plan, as well as the Final Terrabay Specific Plan, as amended, Chapter 20.63 of the Municipal Code, the findings and supporting documents for the approval of the Final Terrabay Specific Plan submitted on November 16, 2000, and the proposed Precise Plan and Vesting Tentative Map, as further explained in the May 9, 2001 Staff Report to the City Council. 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. All future major housing projects will be evaluated according to the following factors: 1) Effects the proposed densities will have on the surrounding neighborhoods, streets, and the community as a whole; 2) Need for additional infrastructure improvements, including but not limited to sewers, water, storm drainage and parks; 3) Need for additional public services to accommodate the project including but not limited to police, fire, public works, libraries, recreation, planning, engineering, administration, finance, building and or other applicable services; and, 4) Cost/revenue impacts, especially of major projects. ii. iii. Analysis: The proposed development furthers this policy. The density of the project has not increased, it is however clustered with this land use designation. Sewer, water, storm drain and open space and a linear park are already in place and are proposed to be continued for in the development. The developer is required to contribute a total of 8.5 million dollar towards the construction of the infrastructure improvements identified in the Certified 1998-99 SEIR. Prior Precise Plan and design review of detailed architectural and landscape drawings (as required by the Terrabay Specific Plan District Zoning Ordinance) have ensured architectural compatibility. 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 proposed development in the Precise Plan and Vesting Tentative Map conforms to and implements this policy. There is a moderate-income component built into the residential component and a child care facility within the office building. The proposed residential component includes one, two and three bedroom units ranging in size from 1,000 to 1,500 square feet in area. The unit size would accommodate a small household. 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 Vesting Tentative Map and Precise Plan conforms 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. Housing Element Policy lC: Assure people a choice of locations by encouraging a variety of housing units in well-planned neighborhoods. Analrsis: The approved April Plan includes a TDM Program and a variety of housing units and types. The proposed units would include apartment and single family attached housing stock. The proposed project and the existing approved project that includes town homes and a variety of sizes of detached units would provide an overall variety of housing. Childcare and recreational land uses are also included within the Terrabay planning area. Vo 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 proposed development is in conformance with and implements this policy. The Precise Plan and Vesting Tentative Map propose pedestrian trails, shuttle service to major transit areas and bike paths. vi. Transportation Element Policy 4.3-G- 3: In partnership with the local employers, continue efforts to expand shuttle operations. Analysis: The proposed development includes a mandatory and comprehensive TDM Program that includes shuttle service to major transit areas and valet and/or assisted parking. The TDM Program serves both the residential and commercial areas of the project. vii. Parks, Public Facilities and Services Element Policy 5.1-G-5: Develop linear parks in conjunction with major infrastructure improvements and along existing utility and transportation rights-of-way. Analysis: The Precise Plan and Vesting Tentative Map conform to and implement this policy by including a linear park and pedestrian paths. ix. Open Space and Conservation Policy 7.1-G-2: Protect and, where reasonable and feasible, restore salt marshes and wetlands. Analysis: The proposed development in the Precise Plan and Vesting Tentative Map conforms to and implements this policy. The development proposes a 25.73 acre Preservation Parcel to preserve the archaeological site, wetlands and Viola Pedunculata. The Preservation Parcel (a required element by the Settlement Agreement between the City, Myers, San Bruno Mountain Watch and the Center for Biological Diversity) is located in the mid-to north-area of the commercial lands. The Preservation Parcel would preserve the shell mound, wetlands and viola. The development proposal also incorporates wetland mitigation on the Preservation Parcel for both the 1/10 acre wetland loss due to development of the project and .83 acre wetland loss due to the hook ramps project. The replacement is proposed at a 1.5:1 ratio. Xo 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 development proposed in the Precise Plan and Vesting Tentative Map conforms to and implements this policy. The Precise Plan and Vesting Tentative Map limit development to areas predominately disturbed by Phase I grading activities and propose clustering development and preservation of open space. xi. Habitat and Biological Resources Conservation: Chapter 7.1 Guiding Policy 7.1- G-l: Protect special status species and supporting habitats within South San Francisco, including species that are State or federally listed as endangered, threatened or rare. Analysis: The proposed development in the Precise Plan and Vesting Tentative Map restricts development on the Preservation Parcel and the Buffer Parcel. The Recreation Parcel consisting of 6.25 acres is proposed to be developed to include a YMCA use, which is compatible with an Open Space designation. A YMCA use would provide the opportunity to convey information to users of the site with respect to the Mountain's cultural, geographic and biological heritage and resources. xii. Habitat and Biological Resources Conservation Chapter 7.1: Implementing Policy 7.1-1-1:0: Cooperate with State and federal agencies to ensure that development does not substantially affect special status species appearing on any State or federal list for any rare, endangered or threatened species. Require assessments of biological resources prior to approval of any development on sites with ecologically sensitive habitat. Analysis: The development proposed in the Precise Plan and Vesting Tentative Map designates Preservation, Buffer and Recreation Parcels as Open Space and moves the HCP fence line to include additional Viola Pedunculata on the Recreation Parcel. xiii. Open Space and Conservation Chapter 7.5 Implementing Policies: Historic and Cultural Resources of the South San Francisco General Plan Guiding Policy 7.5-G-2 addresses historic resources. The policy states that the City should encourage municipal and community awareness, appreciation and support for South San Francisco's historic, cultural, and archaeological resources. Analysis: The Preservation Parcel and the Open Space land use identified in the Vesting Tentative Map and Precise Plan implements this policy in that the land would be preserved. The archaeological site was, and still is, subject of much discussion and public awareness as evidenced during the Terrabay public meetings, hearings and the news media. The community, City Council, Historic Preservation Commission and various other City Boards have indicated a desire to preserve the archaeological site and the project sponsor has incorporated preservation and protection of the site into the Precise Plan and Vesting Tentative Map. Bo The proposed Precise Plan and Vesting Tentative Map are consistent with the amended Final Terrabay Specific Plan. This finding is based upon all evidence in the record as a whole, including, but not limited to the following: the City Council's independent review of the Precise Plan and Vesting Tentative Map and the amended Final Terrabay Specific Plan; the proposed Precise Plan and Vesting Tentative Map would implement the following goals and objectives of the Final Terrabay Specific Plan: Provide economic growth and employment opportunities in northern San Mateo County and the City of South San Francisco. The proposed commercial base would provide construction and trades jobs as well as employment opportunities in project build-out through the office and associated land uses. ii) Preserve the archaeological site as set forth in the 1998-99 SEIR. CA-SMa- 40 would be offered for dedication and for preservation. iii) Minimize traffic impacts on roadways and through project sponsor construction or participation in the construction of roadway improvements, signalization and Transportation Demand Management Programs. The project includes a TDM Program with the design objective of reducing vehicular reliance up to 25 percent. The project sponsor, through the Amended and Restated Development Agreement (DA) will provide $8.5 million toward area- wide traffic circulation improvements. Minimize the impact of south slope development on San Bruno Mountain Park and Habitat Conservation Plan (HCP) area by providing an open space zone between the development and the park, and special buffer zone adjacent to the HCP area. Open space and HCP buffer areas, as well as fire buffer areas Co are provided between the development and the Park. The project would also avoid disturbance to the Viola Pedunculata (food plant to the endangered Callippe Silverspot butterfly) in the northern section of the project area by concentrating development further south of the habitat area. Assure sufficient revenues to the City of South San Francisco in a manner approved by the City to offset City service costs incurred by the development. The project, through the Amended and Restated Development Agreement, requires financial contribution toward the construction of area-wide transportation improvements. vi) Reduce environmental impacts and preserve open space through the use of compact development design. Reducing the development plan from the January 1998 Project (seven development pads) to the Mitigated Plan Development Alternative (three development pads) eliminates impacts to the archaeological site and species habitat (in the northern portion of the site) and reduces wetland and grading impacts. Proper environmental documentation has been prepared on the proposed Precise Plan and Vesting Tentative Map for Phase II and Phase lll of the Terrabay Development in accordance with the California Environmental Quality Act. This finding is based upon all evidence in the record as a whole, including, but not limited to the following: City Council's independent review of the proposed Precise Plan and Vesting Tentative Map; 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 threats to public health or safety from the proposed development have either been avoided or mitigated to a level of less than significance or are addressed in the proposed statement of overriding considerations; the proposed development will finance circulation improvements, provide commercial development, and further implement the long-term strategy for managing the environmental, aesthetic and recreational resources of San Bruno Mountain. D. The Phase II and 1II sites are 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 In sites identified in the 1982 EIR, 1996 SEIR and 1999 SEIR are incorporated into the mitigation monitoring program for Phase II and Phase llI. E. The design, improvements and constructions standards included within the Precise Plan and Vesting Tentative Map for Phase II and Phase 1II of the Terrabay development are not likely to cause serious health problems substantial 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 1I and Phase Ill 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. F. The design and type of improvements proposed in the Precise Plan and Vesting Tentative Map will 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 Precise Plan and Vesting Tentative Map and the reports of the city engineer and other appropriate department heads. G. Phase II and Phase m of the Terrabay development provide, to the extent feasible, future passive or natural heating or 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. - H. The proposed Precise Plan is 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: City Council's independent review of the Precise Plan and 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 Precise Plan and Vesting Tentative Map approval. Based on the foregoing, the City Council has determined that the Precise Plan implements the project as proposed in the Final Terrabay Specific Plan, including the incorporation of residential housing, office space development and preservation of open space as indicated on the Vesting Tentative Map. I. The proposed Precise Plan and Vesting Tentative Map are consistent with the Airport Land Use Plan. This finding is based upon all evidence in the record. Dave Carbone, staff administrator of the C/CAG San Mateo County Airport Land Use Committee (ALUC) reviewed the proposed October Final Terrabay Specific Plan and found the Plan to be in compliance with the ALUC requirements (see letter of October 25, 2000). The approved Final Terrabay Specific Plan and proposed Precise Plan and Vesting Tentative Map conform to the height limits evaluated and established in October of 2000. The Precise Plan for the project is subject to the following conditions: (i) 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. (ii) 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 a FAA airspace evaluation and 2) incorporate the findings of the FAA airspace evaluation into the final plans for the project, if applicable. J. The proposed Precise Plan and Vesting Tentative Map 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 III of the Terrabay Development and the attached Precise Plan and Vesting Tentative Map. The Amended and Restated Development Agreement for the Final Terrabay Specific Plan Lands was approved by Council on January 24, 2001. The Vesting Tentative Map, Precise Plan and April Plan conform to that agreement. NOW, THEREFORE, BE IT FURTHER RESOLVED by the City Council of the City of South San Francisco that the City Council does hereby approve: m. The Precise Plan, attached hereto as Exhibit 1, and incorporated herein by this reference. Bo The Vesting Tentative Map for the Remaining Parcels of Phase II and Phase I~ of the Terrabay Development, attached hereto as Exhibit 2, and incorporated herein by this reference and the conditions of approval submitted by staff. I hereby certify that the foregoing Resolution was regularly introduced and adopted by the City Council of the City of South San Francisco after a public hearing held on the 9th day of May, 2001, by the following vote: AYES: NOES: ABSTAIN: ABSENT: Councilmembers Pedro Gonzalez and Karyl Matsumoto, Mayor Pro Tem Eugene R. Mullin and Mayor Joseph A. Fernekes None. None. Councilmember John R. Penna ATTEST: //~,a~ /~.~~.-~ City Clerk ~ 10 EXHIBIT B 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 llI. 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. 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. 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. Conditions Of Approval Terrabay Phase 11I SA 01-020 & PP 01-020 Page 2 of 33 Incorporate the design requirements of the Charles Salter Supplemental Noise Assessment (19 March 2001) with respect to the placement and design of a fence 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. 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. 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. 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. Conditions Of Approval Terrabay Phase SA 01-020 & PP 01-020 Page 3 of 33 The 50-foot fire buffer shall remain free of omamental and combustible landscaping and shall be hydroseeded with native grasses in-keeping with the California Coastal Grassland habitat. 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. Conditions Of Approval Terrabay Phase 1II SA 01-020 & PP 01-020 Page 4 of 33 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. Habitat Conservation Plan (HCP) management fees shall be remitted to the HCP Plan Administrator in accordance with the HCP for San Bruno Mountain. 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. All proposed signage for the project shall be reviewed and approved by the Chief Planner. Prior to receiving a rough grading permit for Phase WIII, 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. 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. 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. Conditions Of Approval Terrabay Phase llI SA 01-020 & PP 01-020 Page 5 of 33 g. 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 California Fish and Game Code and the Endangered Species Act must be provided. 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. 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 11I. 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. Planning Department Contact: Allison Knapp 650 829-6633 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 Conditions Of Approval Terrabay Phase llI SA 01-020 & PP 01-020 Page 6 of 33 ao co do g 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 lock1 with minimum throw of one (1) inch. The outside ring should be free moving and case hardened. 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 lockI 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. 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. 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. 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. I 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. Conditions Of Approval Terrabay Phase III SA 01-020 & PP 01-020 Page 7 of 33 ho 2. Windows 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. o 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. Louvered windows shall not be used as they pose a significant security 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 windows that open. Roof Openings a. All glass skylights on the roof of any building shall be provided with: or: or: 1) 2) Rated burglary-resistant glass or glass-like acrylic material? 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. Conditions Of Approval Terrabay Phase llI SA 01-020 & PP 01-020 Page 8 of 33 o 3) A steel grill of at least 1/8" material or two inch mesh under skylight and securely fastened. bo 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. Co 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 fiat 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) Lighting 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. Conditions Of Approval Terrabay Phase 1II SA 01-020 & PP 01-020 Page 9 of 33 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. 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. 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 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. 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. 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. 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 Conditions Of Approval Terrabay Phase III SA 01-020 & PP 01-020 Page 10 of 33 o o The business shall be equipped with at least a central station silent intrusion alarm system. 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. 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. 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 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 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. Conditions Of Approval Terrabay Phase SA 01-020 & PP 01-020 Page 11 of 33 The perimeter of the site shall be fenced during construction, and security lighting and patrols shall be employed as necessary. 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 Conditions Of Approval Terrabay Phase III SA 01-020 & PP 01-020 Page 12 of 33 C. Engineering Division conditions shall be as follows: The following recommended conditions of approval have been prepared based upon the Terrabay Phase llI 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. 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: UTILITIES 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. 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. Conditions Of Approval Terrabay Phase m SA 01-020 & PP 01-020 Page 13 of 33 Water Facilities 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. 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. 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. Conditions Of Approval Terrabay Phase HI SA 01-020 & PP 01-020 Page 14 of 33 STORM DRAINAGE IMPROVEMENTS 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 1 O-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. 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 fight-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. Conditions Of Approval Terrabay Phase III SA 01-020 & PP 01-020 Page 15 of 33 Unless specifically approved by the City Engineer, all storm drain pipes within public or private streets, or public drainage easements, shall be manufactured of 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. 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. 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. 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. 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. 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. Conditions Of Approval Terrabay Phase m SA 01-020 & PP 01-020 Page 16 of 33 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. All projects within the Phase llI 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. SANITARY SEWERS 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-sim 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 1I[ 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. 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. Conditions Of Approval Terrabay Phase llI SA 01-020 & PP 01-020 Page 17 of 33 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. m. 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 provide for safe personnel access to intermediate clean outs, structures and other facilities that may need to be periodically maintained or accessed. Only sanitary sewer improvements located within a public street, or a public sanitary sewer easement, shall be owned and maintained by the City. 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. PLANS, SPECIFICATIONS AND IMPROVEMENTS 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. 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. Conditions Of Approval Terrabay Phase III SA 01-020 & PP 01-020 Page 18 of 33 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. 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. 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" 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. .... PRIVATE PROPERTY AND COMMON AREA IMPROVEMENTS Conditions Of Approval Terrabay Phase 1II SA 01-020 & PP 01-020 Page 19 of 33 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. 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. 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. 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. 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. 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. Conditions Of Approval Terrabay Phase III SA 01-020 & PP 01-020 Page 20 of 33 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. 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. 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. 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. 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, 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. Conditions Of Approval Terrabay Phase llI SA 01-020 & PP 01-020 Page 21 of 33 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 llI 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. SUBDWISION MAP OR PARCEL MAP Submit three copies of the traverse closures for lots and boundaries of each subdivision for review and approval. Submit three copies of a current title report for each property to be subdivided. 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. Conditions Of Approval Terrabay Phase 1II SA 01-020 & PP 01-020 Page 22 of 33 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. 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 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. The following easements and property are not required for dedication to the City of South San Francisco. Slope maintenance easements (S.M.E.). Conditions Of Approval Terrabay Phase III SA 01-020 & PP 01-020 Page 23 of 33 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 City maintained facilities or improvements, and shall be so noted on the final map. Any hiking trails and trailheads proposed by the developer within the City limits. GRADING 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 m 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. Grading Permit A grading permit for new grading within the boundaries of the TerraBay Phase Ill site shall not be issued by the City Engineer until after the City Council has approved the Phase llI 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 Conditions Of Approval Terrabay Phase 1II SA 01-020 & PP 01-020 Page 24 of 33 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 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. 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. 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. Grading Operations Conditions Of Approval Terrabay Phase llI SA 01-020 & PP 01-020 Page 25 of 33 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. 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. 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. 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. 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. 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. Conditions Of Approval Terrabay Phase 1I[ SA 01-020 & PP 01-020 Page 26 of 33 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. 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 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. 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. 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. Conditions Of Approval Terrabay Phase 1II SA 01-020 & PP 01-020 Page 27 of 33 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 1/I D.C.C. & R.'s. LOT PAD AND GRADING APPROVALS Prior to receiving a Building Permit for any structure within the Terrabay Phase Development, the project soils engineer shall verify in writing 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. 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. CONSTRUCTION MONITORING AND QUALITY CONTROL PROGRAM 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. Conditions Of Approval Terrabay Phase 1/I SA 01-020 & PP 01-020 Page 28 of 33 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. 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 I1/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 llI 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. 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. Conditions Of Approval Terrabay Phase I~ SA 01-020 & PP 01-020 Page 29 of 33 De 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. 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. 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. MITIGATION MEASURES AND OTHER AGENCIES The Terrabay developer shall comply with all applicable mitigation measures contained in the Terrabay Phase II and llI Supplemental Environmental Impact Report. 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. Conditions Of Approval Terrabay Phase l]I SA 01-020 & PP 01-020 Page 30 of 33 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. m. Prior to receiving a temporary certificate of occupancy for a model home within the subdivision, the developer shall submit for the City staffs 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. . All areas subject to public travel shall be paved and provided with adequate street and area lighting meeting the Police Department's requirements. 3. A parking and traffic safety plan shall be prepared and implemented. o Pavement, curb, gutter and sidewalks shall be provided within the model home complex area. g. Prior to receiving permanent occupancy permits for the homes within the subdivision, the developer shall submit for the City staffs review and approval a plan that will address, at a minimum, the following items: o 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. o 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. Conditions Of Approval Terrabay Phase llI SA 01-020 & PP 01-020 Page 31 of 33 De . 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 Fire Prevention Building Division requirements shall be as follows: Typical: 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 IIIA 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. 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 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: 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: 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. Conditions Of Approval Terrabay Phase 1II SA 01-020 & PP 01-020 Page 32 of 33 Single 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: 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. 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. 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. 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 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. 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 (21/2 coupling/reducer connected to a 100 foot of 13A 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 Conditions Of Approval Terrabay Phase l]I SA 01-020 & PP 01-020 Page 33 of 33 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. Additional comments and/or conditions at the building plan submittal stage. Contact Ray Honan, Environmental Compliance Coordinator: 877-8634 TERRABAY DEVELOPMENT FINAL PRECISE PLAN 04 / 11 / 01 CIVIL/LANDSCAPE COMMERCIAL OFFICE PARKING GARAG TERRABAY PRECISE PLAt SOUTH SAN FRANCISCO, SAN FRANCISCO LOCATION MAP SHEET INDEX C-lO0 TITLE SHEET C-101 LEGEND AND ABBREVIATIONS C-t02 GENERAL NOTES C-tOS RESIOENTIAL SITE PLAN C-104 COMMERCIAL SITE PLAN C-105 RECREATIONAL PARCEL SITE PLAN C-106 CONSTRUCTION DETAILS C-107 CONSTRUCTION DETAILS C-108 EROSION CONTROL pLAN C-109 EROSION CONTROL PLAN C-110 EROSION CONTROL NOTES AND DETAILS C-H1 DEBRIS BASIN DETAILS C-112 HCP FENCE EXHIBIT C-115 RETAINING WALL EXHIBIT C-II4 POINT GRADING SECTION PROJECT ''il ABBREVIATIONS ~ LEGEND TYP~ I. GENERAL hlOTE$ M' PE SKIE CO~ TERR/ CONE GENE sc&us; ,,/ il /// MYE PEN MYEI PENJ I \ CON1 PARC DETAIL A ~ELEVATED WALL '~OAD DETAIL A-A A2.5' 2.0' 2.5' A (~CONCRETE CUT-OFF WALl · 7:'. -~:..1';..'- .~.-~.. ~ SECTION B-B .' , ' L~. -- ~'. ' ". ! '~*~ % --~' (~ CONCRETE CHECK DAMS TABLE S-P~PE MY PE SKIDt MERF TEL4 FAX 4 540 Rtl SWA POBO 3.33 ay (~ TYPICAL PARKING AISLE DIMENSIONS PROJ£CI TERI COb, GTYPE I MANHOLE (PIPES 6' TO 21') GTYPE II MANHOLE (PIPES 24' TO 48') CASE A PIPE SIZE 8' AND SMALLER PLAN "-. Ir REQUIRED ISOMETRIC NOTES : TYPICAL SECTION 2. PRO~41~D ~11~ A LOCKING (~..^ o..~!~ ,.:-,NE BEhIC. H DE1 ICEPTOR DRAIN/SUBDRAIN DETAIL CASE A PIPE SIZE: 8' AND SMALLER CASE B PIPE SIZE: 12" AND 15" OAREA DRAIN AT END OF LINE M'~ PE SKID MER Or, el 333~ (/~TYPICAL SLOPE DETAIL O DEBRIS WALL TERR CON[ CON CONI MIDOl TEL 4 COl', P~ (s~) - ~ ~5) FLOW DIVERTER .... ~,/ ....... : STANDARD DETAIL ALTERNATE DETAL  SILT FENCE (STABIUZED CONSTRUCTION ENTRANCE EARTHEN DIKE tOLL DETAIL INLET SEDIMENT TRAp INLET ROC~BAG ~ BARR~R AT LOW POINT AND GUT1ER ROCKBAG SED~ BARRIER ON SLOPE DROP WLE'r FIBER ROLLS SEDIMENT BARRIER PROJE TEF CO ERC NO TERI "'"h PERSERVATION PARCEL / RRABAY PHASE 5 / Brian Kangas FouH< MY PEI ARCI g rD BE CONSTRUCTED FENCE ALIGNMENT I HAVE RECIEVED THIS PLAN AND APPROVETHE HCP FENCE LOCA~ON SHOWN. V~CTORIA HARRIS THOMAS REID ASSOCIATES / / WH PROPOSED WAII HEIGHT PROPERTY UNE RETAINING WALL(0'-4' HIGH) RETAINING WALL(4'-8' HIGH) RETAINING WALL(8'-12' HIGH) RETAINING WALL(12'-16' HIGH) RETAINING WALL (HIGHER THAN 16') SECTION TI-1RU CUL-DE-: AT EI~D OF CYPRESS PLACE 1 Loading Dock Conference & Performing Arts Center Skyline Identity Sign Conference & -') Pedorming Arts Center South Tower South Garage South Garage Loading Dock Only Trucks Must Back-in Light Deliveries North Garage / / Child Care Center / / SKIl / North Wing / / -- Peninsula at Terrabay / HWY 101 -- --) North / / / Peninsula atTerrabay South Tower North & South Garages Performing Arts Center North Wing Lobby Child Care Center Child Care Center .-) South Garage 4~ Ex~ (-- North Garage =) Visitor Parking 4~ South Tower Performing Arts Center South Garage --) North Garage Loading Dock +' Visitor Parking Terrabay Office Zone Site Signage Skyline - Project Identification (2 locations) Monument - Project Identification (@ entry) Building Identification Primary North Wing South Tower Secondar7 Child Care Confemnce and Pedorming Arts Center Garage Identification North Garage South Garage Loading Dock Site Directional Signs Surface Parking Identification O'BD) Vis~or/Rnserved (TBD) Child Care (Passenger Loading) Accessible Parking Regulations Accessible Parking Stall Identification NO Parking Zones (~O) Regulatory Signs (by Civil Engineer) Stop NOTES: THIS DRAWING IS FOR GENERAL SIGN LOCATIONS ONLY. REFER TO LANDSCAPE PLANS FOR LANDSCAPING. STOP SIGNS INCLUDED ON THIS DRAWING ARE FOR PRICING INFORMATION ONLY. REFER TO CIVIL ENGINEER'S PLANS FOR ACTUAL LOCATIONS. T~ C~ O~ O~ $1~ MYEI PENI kRCHm5 TERR COMI~ OFFK ELEVATI SKYLINE PENINSL AT TERRAB PENINSULA EXIT ONLY ENTER NORTH GARAGE TERRABAY '1~ Office Tower Performing Arts Center South Garage · -) North Garage (~ Loading Dock ~-- Visitor Parking Loading Dock Only ~ Must Back-in Ught Deliveries Office Enhance Identlly Slgs Fabricated custom aluminum sign panel ~nd fabricated a~uminum letter forms with painted face and returns, Rnish returns to match face. Face and returns Of letterforms to be welded together to form one piece with no Visible seams. Mount Istterforms to custom aluminum panel using spacers as rsquireU to Istterforms. Artwork of logotype to be provided by Graphic Designer. Site Directional Signs Freestanding monument signs with concrete base and custom aiuminuro panei top. Lefledorms th be reflective SOUTH GARAGE I II 2~ TECH DISC Skyline Sign / / / / / SHRUBS V1NES GROUND COVER / / COMMON NAk~E TEF II (2~)ELEVATION- COMMERCIAL OFFICE ENTRY DRIVE II It II II [I 1[ ]1 __LIII II Il ~T~ELEVATION- COMMERCIAL OFFICE PARKING T (~ELEVATION- PARKING GARAGE _~SECTION - COMMERCIAL OFFICE ENTRY DRIVE sot DEBRIS BASIN - I ~ PO~ NOIIVA3]3 79V~ ONIN QRETAINING WALL SECTION SC.~ ~/2'=r-o" QTYPICAL 30'-0" 50'-0" ( 30'_0' 30'_0~ /' / ~, / 'x ',.,/ / / '~ / NOTE: ALL COLUMNS SUPPORTING THE LEANING WALL ALONG THE CURVED PORTION OF THE F-GRID ARE TO BE LOCATED 2-1/2 INCHES FROM THE FACE OF COLUMN TO INNER FACE OF WALL. TEF col OF[ OFFI( FLOC o~ o "~ .-I F~o~ ~ rrll~ om ~ / /~× / ? 30'-0" 30'-0" J ~- I EL -9'-6"DOWN j TO EL -1 / / ~m~" mo~o o~ o / / / / / / / / · / ,' / / // / J TE C( O[ .......... 1 ......... 1 ......... 1 ......... 1-~ J I .0-,0~ I I .0-,0~ ,,0-,0~ I I I I t I t I I _, Li' ......... 1 ......... 1 ......... 1 ......... 1-'~ I I I I I I ~ I .0-,0~ .0-,0~ .0-,0~' ,,0-,0~ .0-,0[' I I 30'-0" 29'-6" 6~ ,® 30'-0' I I C) 27'-6" -0~~ 30'-0" ~(~]) 30'-0' (~ 30'-0" I I M'~ PE TEL FLAC 3435 TEL4 CMLE POBc TEL 41 TERR, COMI, OFFI£ OFFICE SOUTH E JJo I,LIAI laAeq punoJ~D '~ .~,~ ~61aaa] -~-,~ ~+ ~ O[ {eaeq ~ g~ lenel .~,~+ Og leAel Level 20 +239'-0" Level 1'9 Le~-efT~ +213'-0' LeVel 1"/ Level <-187'-0' Level 15 +174'-0" Level 14 Level 13 Level 12 +135'-0' Level ! 1 Level 10 +109'-0" Level 9 Level 8 Level 7 Level 6 +56-0" Level 5 Level 4 Level 2 I ] I I I I 1 ! / ,7-;; 1' i r l' I [' 1' ~' ! __~ ......... ! ......... .................. ~ ........ ~ ......... ! I I MATC.~L)NE MATC "~,HNE MATCH LINE MATCH LINE L 8 SECTION B2-W~ST 6 SECTION B2- EAST PORTION 14' x 5 Floors=70'-O" ,~_ MATCH LINE MATCH LINE Level 18 +200'-0' Level 18 +174'-0' Level 14 Level 13 Level 12 +13..5/-~ Leve~ 11 +122"-~ Level 10 +109'-0' Level 9 Level 8 Level 5 Level 4 '~----~ ..... 'm m m iii~. .... ;; ..... !mmm I-F. .... ~ .... lmmm ,Il-' .... ~ .... im mm }J-' .... ~'---im m rn ~I~. .... ~ .... ]m m m ,Ir:'----;~ .... lmm m immm r:. .... = .... mmm IF'---;- .... lmmm TI Cl O~ OF TR, HI( sc* 14' x 5 Floors=70'-O" 14' x 5 Floors=70'-O" 2O 27 ~^~- ~o'.ON 22 ':'^""""- ~,_~v^~-,o.-,.,o.~ 12 1 PAFCI~AL pLAN 19 18 LL SECTION PARTtAL ELEVATION - SOUTH LEGEND 1. Low-E Insulaf~ng Gb3ss 2, Monolithic Glass 3. Coated Aluminum Munioa 4. Coated Aluminum Panel 5. pm~st Corrcmte 6. Poured-in-place Concrete 7. po~land Cement Plaster 8. Coated Aluminum Louvers 9. Foam-c(xe Aluminum Plank :./ / / / / PARTIAL PLAN 6 5 4 3 2 II B1 B2 B3 I I 1 w,~ SECTION LEGEND 1. Low-E Insulating Glass 2. Monolithic Glass 3. Coated Aluminum Mullion 4. Coated Aluminum Panel 5. Precast Concrete 6. Poured-ln-piaoa Concrete 7. pedland Cement Piaster 6. Coated Aluminum Louvers 9. Foam-core Aluminum plank PAR~AL PLAN CC OF soLm £NL/ NOR GENERAL NOTES, CODE, UNIFORM BUILDING CODE lg97 EDITION DE$#3N LIVE LOADS, o, ROOF ..................... 20 PSF b. MECH. AREA ................. 75 PSF c, OFFICE FLOOR ................ BO PSI:' d. EXIT STAIRS, LOBBY & GROUND LEVEL . . .100 PSF e. LOADING DOCK & SIDEWALK ........ 250 PSF f. PARKING LEVELS ............... 50 PSF DESIGN WIND LOADS, FOR STRUCTURAL FRAMES BASIC WIND SPEED: ..............70 PSF WIND EXPOSURE: ............... C DESIGN SEISMIC LOADS, SCALED SITE SPECIFIC DYNAMIC SPECTRUM DESIGN RASED ON MINIMUM DESIGN BASE SHEAR BASED ON 1997 UBC Z=O.4 I= 1.0 SOIL = Sb No = 1.16 Nv = 1.53 R = 8.5 OFFICE TOWER AND LOWRISE OFFICE R = 5.5 PODIUM PARKING AND PARKING STRUCTURE FLOOR CONSTRUCTION, o. OFFICE FLOORS AND MNN ROOF: 2"-19 BECK PLUS 3¼" LIGHT WEIGHT GA. METAL CONCRETE FILL REINFORCED WITH FIBER MESH. FIREPROOFING IS NOT REQUIRED UNDER DECKING. b. MECHANICAL PENTHOUSE LEVEL: (LEVEL 21): 2"-16 GA. METAL DECK PLUS 5¼" NORMAL WEIGHT CONCRETE FILL REINFORCED WITH ~5012 EACH WAY. c. LEVELS UNDERNEATH TOWER ITO SEISMIC JOINT): 1O~" THICK RE~NFORCED CONCRETE SLAB WITH STUDRAILS AT COLUMNS. 11~ AT GROUND LEVEL d. LEVELS UNDERNFJ~,TH LOWR~SE OFFICE BUILDING: 8" THICK POST-TENSIONED SLAB WR'H STUDRAILS AT COLUMNS. 8{" AT GROUND LEVEL. e. PARKING STRUCTURE: 5½" THICK POST-TENSIONED SLAB. CONCRETE, METAL DECK FILL ..............4,000 PSI LIGHT WEIGHT (110pc0 SLAB ON GRADE ............... 4,000 PSI NORMAL WEIGHT ALL OTHER CONCRETE ............ 5,000 PSI NORMAL WEIGHT REINFORCING STEEL, ASTM A615, GR. 60 DEFORMED BARS. 1YPICAL. ASTMA615, GR. 40 DEFORMED BARS, FOR ~3 BARS. ABTMA706. FOR WELDED AND SHEARWALL REINFORCEMENT. ASTM185, WELDED WIRE FABRIC TYPICAL. STRUCTURAL STEEL, COLUMNS: .................. BEAMS: ................... STRUCTURAL TUBE BRACE .......... ALL OTHERS ............... BOLTS: MOMENT BEAMS: ............ NON-MOMENT BEAMS: ......... ANCHOR BOLTS: BRACED FRAME: ............ ALL OTHERS ............... IN LATERAL LOAD RESISTING FRAMES, ~/F C( SHAFT PLATE AND BRACE ELEMENTS lq" TH BE FINE GRAINED KILLED STEEL COMPLYING TOUGHNESS PROPERTY FOR LATERAL FRAME HAVE A CRARPY V-NOTCH VALUE OF 20 ET ACCORDANCE WITH AISC SUPPLEMENT NO. 2 WELDING ELECTRODE ............ MOMENT CONNECTION AND CONTINUITY PLATI HAVE A CHARPY V-NOTCH VALUE OF 20 ET 9. blETAL DECK, ASTM A-446, GR. A, GALVANIZED. 10.SHEAR CONNECTOR~. ASTM A108. ALL STEEL BEAMS A~I~D GIRDE TO BE CONNECTED TO SLAB V~A ~"~ SHEAi THE LENGTH OF SHEAR CONNECTORS SHOU A992, GR. 50 A992, GR. 50 A500, GR. B 46 KSI A572, GR. 50 SC -X BD FLANGES, COLUMN D THICKER SHALL STM A572 S91~ N MATERIAL SHALL ~ 7~F TESTED IN .D METAL SHOULD ,T O"F. IE~T. ORS. TYPICAL. SCHEMATIC QUANTITY ESTIMATE, A. COMMERCIAL BUILDIN(38, 1. STRUCTURAL STEEL WEIGHT, UNIT STEEL WEIGHT SHALL BE APPLIED TO GROSS FRAMED AREA ~NCLUDINC ROOF DECK, ROOF, PENTHOUSE LEVEL AND PENTHOUSE ROOF. o. OFFICE TOWER: 19.0 PSF, ADD ALLOWANCE OF 110 TONS FOR COLUMNS EXTENDED TO PARKING LEVEL AND FOUNDATION. b. LOWRISE OFFICE: 16.0 PSF, ADD ALLOWANCE OF 20 TONS FOR COLUMNS EXTENDEO TO PARKING LEVEL. 2. .~,Hrr-A R CONNECTOP~ ALLOW ONE (1) CONNECTOR PER SIX (6) SQ. FT. OF DECK AREA. REII~ORCING STEEL, o. METAL DECK FILL (OFFICE, ROOF & ROOF DECK) b. 10½" PARKING LEVEL SLAB c. 11" GROUND FLOOR SLAB d. 8" PT PARKING LEVEL SLAB e. 8½' PT GROUND LEVEL SLAB f. SLAB ON GRADE g. CONCRETE COLUMNS h. SHEARWALLS i. FOOTINGS j. TIE BEAMS k. STUDRAILS PARKIN~ STRUCTURE, 1.REINFORCING a. 5½" POST-TENSIONED SLAB: b. PT BEAM: c. SHEARWALLS d. FOOTINGS e. CONCRETE COLUMNS f. TIE BEAMS g. SLAB ON GRADE h. CHORD STEEL 0.25 LBS/SQ.FT. 6.0 PSF 7.0 PSF 0.9 PSF PT PLUS 5.0 PSF REBAR 1.0 PSF PT PLUS 5.5 PSF REBAR 2.0 PSF 80 LBS/LIN.FT. FOR 18'x18' 90 LBS/UN.FT. FOR 22"x22" 100 LBS/LIN.FT. FOR 26'x26" 150 LBS/LIN.F[ FOR 54"x54" 250LBS/CU.YD. 1YP. 280LBS/CU.YD. TOWER CORE WALLS 140LBS/CU.YD. ~fP. 200LBS/CU.YD. TOWER CORE MAT 550 LBS/CU.YD. ALLOW 9 STUDRAILS AT EACH INTERIOR CONCRETE COLUMN. 0.275 PSF PT PLUS 2.0 PSF REBAR 10.5 LBS/LIN.FT. PT PLUS 28 LBS/LIN.FT. REBAR 250 LBS/CU.YD. 100 LBS/CU.YD. 80 LBS/UN.FT. I~P. 100 LBS/LIN.FT. FOR 20"x26' ~20 LBS/CU.YD. 1.5 PSF ALLOW 40 TONS STRUCTURAL SYSTEM, A. GOMMERCIAL OFFIGE, LATERAL SYSTEM CONSISTS OF STEEL BRACED FRAMES IN COMBINATION WITH PERIMETER MOMENT FRAMES TO FORM A DUAL SYSTEM. THERE ARE REINFORCED CONCRETE SHEARWALLS BELOW OFFICE LEVELS. ALL LATERAL FORCES, WIND AND SIESMIC, ARE TRANSMITTED FROM STEEL FRAMES TO SHEARWALLS THEN TO FOUNDATION. FLOOR BEAMS CONSISTS OF STANDARD STEEL WIDE FLAGE BEAMS SPANNING FROM CORE TO PERIMETER AND CONNECTED TO FLOOR SLAB VIA WELDED STUDS, ACTING AS COMPOSITE BEAMS. B. COMMERCIAL PARKING. LATERAL SYSTEM CONSISTS OF REINFORCED CONCRETE SHEARWALLS. FLOOR SLAB CONSISTS OF MILD STEEL AND POST-TENSIONED REINFORCED CONCRETE SLAB. C. PARKING STRUCTURE, LATERAL SYSTEM CONSISTS OF SHEARWALLS. FLOOR SLAB CONSISTS OF PT SLAB AND BEAM. CC OF DESiGN/BUILT 18'x 18" CONCRETE COLUMN(~/ ~ ~ THICK CONCEDE SH~L ...... ~[' '~ ~=~ ~ - r~ ~ ~',', ',', ~ ~ - r~ ~ - ~ ~ ~ ' ~F ~ rI~ FI9 ~ m~ L~ ~I] ~] ~ .... L--~ -- L--~ Ln~ ,, m 34'x~4' C0N~[ C0LU~N . ~ m 5. TIE- ALt 4. SLA §. FO( 6. FO( 34' 26' 18' ;K BEARING CAPACITY = 50ksf, (3) HOLD--DOWN ANCHORS (160klps CAPACITY) ~ OF EACH SHEARWALL. ALLOW SIX (6) UNDER CORE BRACED COLUMN. NDERNEATH SHEARWALLS SHALL BE 3*--O#xS'-O' DEEP. SHALL BE 2'--0"x2'--0" DEEP. ~DE SHALL BE S' THICK. ERNEATH 24" WALLS: 7'-O"x7'-O"x4'--9" DEEP 12" WALLS: 5'-6"xS'-6'x4'-O' DEEP $ CORRESPONOING TO COLUMN SIZES: -6"x4'-6*xS'-6" DEEP -O'x4'-O"x.3'-O" DEEP TE CC OF 30'-0" 30'-0" / · m-- i ROCKED ANCHORED WALL SEE DETAIL ABOVE //.0'-0" ~, 30'-0" ,, /30'-0' ~, 30'-0"o / -- ~ TERR COM~ OFFI( 30'-0" 30'-0" / 30'-0" 17'-9" 12'-5" 50'-0" 50'-0" 50'-0" 50'-0" 50'-0" 50'-0" /, / ? \ \ Mt PE TYPICAL HIGHRISE PLAN TE,~ CO OFI LD4:L 21 W~4 ~ 9 w~ W24 W24 LL~E3_ 21 . W24 W24 L_rVEL t9 - W?4 W'~4 - W?4 - W24 ~ 17 - W24 W24 - W24 - W24 LEVEL 15 - W24 W24 - ~ W24 LFvEL 13 - W27 W27 - W24 - W27 W27 LEaL 5 - W33 W33 - W24 - W33 W33 W&5 W33 LEVEL 3 - W33 W33 - W24 - W33 ()MOMENT FRAME ELEVATION ON UNE C.8 AND ON UNE G.2 SIMILAR 96NTS (MOMENT FRAME ELEVATION ON L AND ON UNE 2 SIMILAR PE FAX W24 ~4 W'24 W24 TS QMOMENT FRAME ELEVATION ON UNE B TEl CC OF - _ L[VEI 11 (MOMENT FRAME ELEVATION ON UNE M P ( ( ¢ § ¢ LEVEL 5 LE~d. 5 LrYEL 21 ROOf/LEVEL 20 ~ LE'V~L_lg~ ..... ()MOMENT FRAME ELEVATION ON LINE 5 ~ -~ .~: :; .' BASEi4ENT B1 Q MOMENT FRAME E AND ON LINE 7 ~TION ON LINE 6 LD~L5 IdOMENT FRAME & BRACE FRAME ELEVATION ON LINE 10 96NFS ® ® ® ® W27 W27 W27 ROtC W27 W27 W27 - LEVEL5 MOMENT FRAME ELEVATION ON UNE 11 &: 23 ~ IdOMEN 96NTS RO(~ W27 W27 W27 W27 W27 W27 W27 W27 W27 W27 LEV[L 4 ~ W27 ~ W'27 ~. W27 · W27 W27 ~ W27 W27 ~: W27 ~: W27 ~ W27 ~ DIOMENT FRAME & BRACE FRAME ELFVATION ON UNE D 96NTS b~vlE &: BRACE FRAME ELEVATION ON UNE 16 & 18 96NTS LP, f.L 3 W27 ~ ~7 W27 W27 W27 W27 - GMOMENT FRAME ELEVATION ON UNE 24 96NTS W27 W27 W27 W27 W27 - W27 ~ W27 ~= W27 ~ (~ MOMENT FRAME &: BRACE FRAME ELEVATION ON UNE C ® ® ® ® QBP, ACE FRAME ELEVATION ON UN£ C 19'-0" / 1§'-0" / 19'-0" / 1§'-0' / 19'-0' / 1§'-0" 19'-0" / 217 4 CC OF pARI TERI COb OFFI L 225 4 TER, OFF \ \ \ I I I I 19' o" I I I ~ // /\ \ \\ \ ~ 19'-0" / 19'-0" / 19'-0" / 19'-0" .,.,, 19'-0" ~ 19'-0" - / I I I , \ ~~ L M PI i SECTION B2 / 19'-0'~ 19'-0' ~ 19'-0" / 19'-0" ~, 19'-0" ~, 19'-0" ~, 19'-0" / ONCR~TE C RIOR UX Heritage at Termbay ~, Garage Hillcrest Tower Hillcrest Tower (--- Entrance & Parking Hedtage Homes -~ Hillcrest Tower Deliveries ~S~ Q~E$ BOIJLEVARI -- Heritage at Terrabay --'--) Hillcrest Tower Hedtage Homes (-' The Woods Heritage at Terrabay (-' Hillcrest Tower Deliveries 'SNOIIV909 N915 9VR10V BOJ SN~la S,B33NIgN3 91AI30l B3J3B 'AgNO NOII¥~BOJNI 9NIglBd BOJ 3BV 9NI~VBO SIHI NO O30RgONI SNglS ABOIVqRg]B '~ 'gNIdVgSONV1 ~JOJ SN~qd ]dVDSONW Ol ~]J3a 'A~NO SNOIIVgO1 NglS 3¥a~N]9 ~0~ SI 9NI/~VaO SIHI :S~LON /fl/f/ HILLC AT TERI Hi LLCREST AT TERRABAY (-- Hillcrest Tower Entrance & Parking -) Heritage Homes Hillcmst Tower Deliveries ~ ~ ~'~ HiLLCREST TOWER --ST 3AY AT TER RABAY AT TERRABAY Fleslde~lal Enttance Identity Signs Fabricated custom eluminum sign panels and fabricated aluminum letter Site Dlrantlopal Signs Freestanding monument signs w~h concrete base and custom aluminum panel top, Letterforms to be reflective ! i AVGV~I ~l~l ~V LEGEND $~BOL BOTANICAL NAME ]RFFS COMMON NA~WE k FIXIURES UP HiLL UP HILL UNIT ~ STR~rT LK~T UP HILL LJ l// OSECTION- ENTRY DRIVE ~ ~/~'=~'-o' --{~ ELEV 205 (~)SECTION - TOWNHOUSE ACCESS DRIVEWAY/ CONDOMINIUM BUILDING CONDOMINIUM BUILDING LA~DSCAP£D SLOPE OSECTION- RESIDENTAIL STREETS ACCESS DRI~WAY TO CONDOI~NIUM TOI~R OELEVATION - LOWER RESIDENTIAL CUL-DE-SAC )TYPICAL SITE LIGHT FIXTURE TERRABAY PHASE 3 VESTING TENTATIVE MAP LOT SUMMARY RESE)ENTL~L PARCELS COMMERCIAL PARCELS RECREATIONAL AND/OR OPEN SPACE PARCELS 'H' 1 25.61PRIVAT[ LOT FOR OPEN SPACE "l" 1 8.07 PRIVATE LOT FOR R£OR[A~]0NAL AND OPEN SPACE PURPOSES StJBTOTAL 2 35.68 REMAINDER PARCEL ~TOTAL 1 2&18 TOTAL 81 * 92.71 · (S[E NO~ 7) GENERAL NOTES BENCHES. TERRAI VESTING SOUTH SAN FRANCISC( BERKELEY LOCATION LOCATION MAP Z -< rrl rrl 0 --. r- o TERRABAY PHASE III SYMBOL ~ D/W DRNEW^'~ POUNO(S II II II II II II II @ TERRABAY PHASE III m-.-,--u ..... r___,,_ o~ A'REA FI:I~ WIIH iNOTE SEE SHEET5FOR RESIDENTIAL PARCB..LOTS GRAPHIC SCALE TT T (m~) 'rr'o0 A r~ A V - j LANDS OF SAN MATEO COUNTY ,Ill~of~ z i',/ TIERRABAY PHASE III %II~'~'~"IKIP 'I'~KI'I' A "1"11,1~" · · · ~ IIHnn II'nnnn,, [.mdb 540 PRICE AYENUE TERRABAY PHASE III VESTING TENTATIVE MAP 540 PRICE AVENUE REDWOOD CITY, CA 94'065 // (]~) Brian Kan ? LUl I--I I GRAPHIC SCALE TERRABAY PHASE III lit,inn I~.~nnu-- F.m.lb 540 PRICE AV['NUF ,,% FUTIJI:IE BAYSt'IOI~ 60Lt. EVARD 9 WALL SECTION LEGEND 7 WALL SECTION 2 wu SECTION 4 UNIT UNIT LOBBY II II 1 SECTION D C 0 0 GENERAL NOTES. CODE. UNIFORM BUILDING CODE 1997 EDITION DESIGN UVE LOADS. a. ROOF ..................... 20 PSF b. MECH. AREA ................. 75 PSF c. RESIDENTIAL FLOOR .............. 40 PSF d.EXIT STAIRS, LOBBY & GROUND LEVEL . . .100 PSF e.DRIVEWAy & SIDEWALK ........... 250 PSF f.PARKING LEVELS ............... 50 PSF DIESK~N WIND LOAD~ FOR STRUCTURAL FRAMES BASIC WIND SPEED: ..............70 PSF WIND EXPOSURE: ............... C DESIGN ~EISMIC LOAD~, SCALED SITE SPECIFIC DYNAMIC SPECTRUM DESIGN BASED ON MINIMUM DESIGN BASE SHEAR BASED ON 1997 UBC Z=0.4 I= 1.0 SOiL = Sb Ne = 1.16 Nv = 1.53 R = 8.5 RESIDENTIAL TOWER R = 5.5 PODIUM PARKING FLOOR CONSTRUCTION, o. RESIDENTIAL FLOORS AND MAIN ROOF: (LEVEL 2-ROOF) 7½" THICK POST-TENSIONED SLAB. b. GROUND FLOOR AND PARKING FLOORS: 91~' THICK REINFORCED CONCRETE SLAB. lO · AT GROUND LEVEL ~P. 11" AT GROUND LEVEL DROP OFF AREA. CONCRETE, SLAB ON GRADE ............... 4,000 PSI NORMAL WEIGHT ALL OTHER CONCR~FE ............ 5.000 PSi NORMAL WEIGHT RE1NFORCIN(~ STEEL, ASTMA615, GR. 60 DEFORMED BARS, ]YPICAL. ASTMA615, GR. 40 DEFORMED BARS, FOR #3 BARS. ASTMA706, FORWELDED AND SHEARWALL REINFORCEMENT. ASTM185, WELDED WIRE FABRIC TYPICAL. 8. POST-TENSIONING, ASTM A416. 270 KSI. STRESS-RELIEVED. 2'-0' i BEYOND ,'-o'1 I,'-o' I-- co.c~ cotuM. CONCRI~E COLUMN- (~) CONCRETE COLUMN TO BEAM DETNL {~ CONCRETE COLUMN TO BEAM DETAIL 8 0 "r' I'll C:: Z -I m 12# THICK CONCRETE SHEARWALL 24'x24' CONCRETE CONCRETE I'KPE 3 · ................ n CONCRETE FRAME BEAM - ~ ............. ~--m' ................ oo ~! 6 LEVEL 214 TYPICAL FLOOR PLAN l/i RETAININ( f'c - 4000 psi DETAIL WALL AND FOOTING DIMENSIONS ABOVE WAIL 83'lEM Hl~TO~ FOO'~ ~ KEY T.O.F 8'-0= ro 10'-O' 4'-0' AND LESS 4'-O' AND LESS 6' TALLER IHAN 16'-O° USE BUITRESS RETAINING WALL PER DETAIL 4'-0' AND LESS10' 5'-9' 2'-O' 2'-0' 2 Ts :E SCHEDULE SLOPE T0~ C~ WALL PIPE ~ ~E)WESH ~PPING i ~ F '-~:~ ............... ~, ~" . . ~ .~ . . .~ ]"~ R~AINING WALL D~AIL (SLOPE BACK AND ~L FRO~) 16NTS 'I%' R~AINING WALL D~AIL (~EL BACK N ALL SCHEDULE - TYPE I - FOUNDED ON ROCK STEM REINFORCING FOOTING REINFORCING MYE PEN C~NS 4'- 6'~ PERFO~TED 'J° BARS CON~.' SEE SCH~DUI~E . ] .... 1 _sEC ~c~c~ )RL'"fAINING WALL DETAIL (SLOPE BACK AND FRONT) P~O~ TE CC RET [tN9 L SS31 ONV .0-,) SNOI~N::IIAIla !DNI.LO0=-I ONV =I'IVM zm Z~ !sd 0001~ - 3~ 19¥M E)NINIVI3bl RETAININ f'c - 4000 psi ,oB ,o WALL AND FOOTING DIMENSIONS §'-0' ro 10'-0° 16'-0° to AND LESS Ts ~ . _SEE ~HrDUL[ 5[[ SCHEDUL[ RgAINING W~ D~AIL (SLOPE BACK ~D L~L ~0~) Ts =CLR. ='CLR, MYI PEt ARCF TEL4 FAX 4 TEL4' TER PENII __ L L __ L L __ ~L L __ _ m __ _ m _ _ m LEC~.ND AROHm 333 e~r TER[ CON NORTI- EL~-'V~ I MYE PEN III IIII1~ ILL LEGEND ARCH[ MERRIL One Fn: Sulte 24 FAX 41 CON,St Suite 21 San Fra TEl. 41 FAX 41 TEL 41 540 Fl'k SWA TEL 41 FAX 41 FAX 41 TEF COl 3 BUILDING SECTION A 6 BUILDING SECTION C I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I ~k2'-O' HEIGHT LIMIT FROM F IN15~E~> ~DE T.O.5. ATTIC. Lc-VEL j~ ~.0.5. LO!,'"~R LEVEL ~j~ [-- A1 MYf PE~ TEl_ FAX FAX T.O.5. Al-rid, LEVEL T.O.5. UF'P~R LL=V~L T.O.5. LOGIER LEVEL ~j~ TYPICAL BUILDING MATERIALS ROOF FLAT 6ONC~Eq~ ~LE TERI SIN( PAIF UNIT A DOWN HI~IA PIA~I~ ~ PATIO SECTION 1-1 B1 lT.O.5. ATTIC.. t.O.5. UF'F'~R LEVEL i~T.O.5. HIPPIE LEVEL T.O.5. LOPIER LEVEL ELEVATION 2-2 -- 40'-.0" HEICaHT LIHIT FI~OH FINISHEP ~RAOE T.05. ATTIC Lb-VEL TX2.~. UPI~R LEVEL NIPPLE LEV~ M PI ELEVATION 1-1 B2 %0.5. All'lC LEVEL T.O.5. UPPER LEVEL T.O.S. NIPPLE LEVEL~ T.O.5. LOP~ER LEVEL i~ TE SI Pi UN ?J KITCHEN DININ~ LIVIN~ I I i~T.O-5 ~i~ T.O 5 SECTION 1-1 [iT.O.5 - ATTIC LEVEL [iT.O.$ - UPPER LE,/F_L (~ T.O.5 - HIDDLE LEVEL {DININ¢) ~j~ T.O.S - LOPER LEVEL Cl ELEVATION 2-2 / / / / / / / / / / ! / / / ! 5EC, TION 2-2 I T.O.5 - HIDD ~ ~ %0.5 - MIDO: SECTION 1-1 - UP'PER LEVEL (E~EDROOM) ~f,O.5 - MlPPI. Z LEVEL (L. IVIN~) ~T.O,.5 - MIDPLE LEVEL (FAMILY) i~ T.O.5 - LOI'~R LEVEL (HASTER BED) i~T.O.5 - GARAGE LEVEL D1 ELEVATION 2-2 II t / / / I I I I I I I I I I I I iII1~ I T~RRABAY CONDO PARK~5* PARKING AREA ~0,275 SF ~, TO / / / / DEVELOPE MYER~c PENIN~ TERRAI COND( / / / / / 189 // x t '?, fit, / / t / / '%.. t "'-.. ' ...... '~:'--. ," _ 3 LEVEL 15-17 FLOOR PLAN / / / 11 LEVEL 2-14 I'fPICJ~L FLOOR PLAN I 1 I I I I I I I / / / / / / / / / / / / 13 / / / / / / / / / / / / ~ / / / / / / I TERRA COND~ FLOOR Pi LEVEL 18 R~ SFFE PLAN ~MODEL HOME COMPLEX i T, S P, SECTION C sl~ P~ sou A-1 A-2 A-1 A-2 D-2 D-1 D-2 MYE PE~ UPHILL STREET ELEVATION A-2 A-1 A-2 A-1 DOWNHILL SI~EET ELEVATION B-1 B-2 B-1 B-2 DOWNHILL ELEVATION TERRAI SINGLE PAIREE UPPER LEVEL PLAN A2 A1 LOWER LEVEL PLAN L--J A1 2UPPER~ELPLAN ,Oa INn ~ C1 C2 UPPER LEVEL PLAN /% c r-~ ~C LOWER LEVEL PLAN TE SI~ PA UNr iMIDDLE LEVEL PLAN D1 )UPPER LEVEL PLAN D2 TI SI P/ UN UP DEVELOPER: MYERS PENINSUla, LLC ARCHITECT: SKIDMORE, OWINGS, & MERRILL, LLP CONSULTANTS: STRUCI1JRN. ENGINEER MIDDLEBROOK & LOLIIE 71 Stevenson Street Suite 21 (30 San Franctsco, CA 94105 TEL 415 546 4900 FAX 415 974 3680 MECHANICA~CTRICAt./PLUM BING FI. ACK & KURq-Z 343 Sansome Street Sure 450 ?£L 415 3~8 3833 FAX 41§4335311 SWA Sausallto CA 94966 TEL 4183325100 ' FAMILY RESIDENCES ESIDENTIAL SITE SIGNAGE LOCATION PLAN IGNAGE ELEVATIONS ERRABAY L~NDSCAPE OWNHOUSES - ~'PICAL SITE pLANS EC~ONS ECTIONS LEVATIONS/DETNLS fiE PLaN ITE SECTIONS fREET ELEVATIONS NIT PLAN A1 & A2 DOWNHILL LTERNATE PLANS UNIT PLAN A1 & A2. DOWNHILL NIT PLAN B1 & B2 DOWNHILL NIT PLAN B1 & B2 UPHILL NIT PLAN Cl & C2 UPHILL NIT PLAN DI & D2 UPHILL NIT PLANS [)1 & [32 UPHILL NIT A1 & ~ ELEVATION & SECTION DOWNHILL NIT B1 & B2 ELEVATION & SECTION DOWNHILL NIT C1 & C2 ELEVATION & SECTION DOWNHILL NIT D1 & D2 ELD/Al]ON & SECTION DOWNHILL CONDOMINIUMS RC-A2~O SOUTH ELEVA'~ON TERRABAY DEVELOPMENT FINAL PRECISE PLAN 04 / 11 / 01 ?.;, .-....-. CIVIL/LANDSCAPE C~lO0 ~ SHEET C-101 LEGEND AND ABBREVIATIONS C-1 O2 GENERAL NOTES C-103 RESIDEN31N- SITE PLAN C-104 COMMERCIAL S~TE pLaiN C~105 RECREATIONAL PARCEL SITE PLAN C-106 CONSTRUCTION DETNLS C-107 CONSTRUCTION DE'rAILS C-108 EROSION CONTROL PLAN C-10g EROSION CON3'~OL R.AN C-1 t0 EROSION CONTROL NOTES AND DERAILS C~111 DEBRIS BASIN DETAILS C~112 HCP FENCE EXHIBIT C~113 RETAINING WALL EXHIBIT C-114 TYPICAL GRADING SECTION L-100 TERRABAY LANDSCAPE COMMERCIAL OFFICE (~G100 OFFICE SITE SIGNAGE LOCATION pLAN (~G200 OFFICE SOUTH ELEVATION WiTH SKYLINE SIGNAGE O-G500 SIGNAGE ELEVATIONS O-G501 SKYUNE SIGNAGE ~L101 TF_RRABAY LANDSCAPE G~L201 ELSVATIONS O-L202 ELEVATIONS/SECTIONS O-L203 PODIUM ARRNAL PLAZA SECTIONS & ELEVATION (~L204 SEC33ONS (~A100 OFFICE LEVEL B3 FLOOR PLAN O-A101 OFFICE LL~/EL B2 FLOOR PLAN O~102 OFFICE LEVEL B1 FLOOR PLAN O-A103 OFFICE LEVEL 1 FLOOR PLAN (%A105 OFFICE ~S 3-4 FLOOR PLAN TYPICAL PODIUM O-A109 OFFICE LEVELS 9-20 FLOOR PLAN TYPtCAL HIGH RISE O-Al10 OFFICE !-E~ELS 21-23 MECHANICAL PENTHOUSE & MEZZANINE O-A201 OFFICE SOUTH EAST ELEVATION 0-A202 OFFICE soLrI~ ELEVA11ON O-A205 OFFICE LONG~IJDINAL SECTION B1 O-A206 OFFICE LONGD. IDINAL SECTION B2 (~A207 OFFICE HIGH RISE 33:{ANSVERSE SECTION A2 O-A208 OFFICE LOW RISE TRANSVERSE SECTIONS A3 & ~ O-AS00 ENIJ~IGED SECT/~-LEV/PLAN SOLr]~ TOWER O-A501 ENLARGED SECT/ELEV/PLAN NORTH WiNG ASK~I~O VIEW FROM 101 FREEWAY ASK-O-101 ENLARGED ELEVAtiONS O-S000 GENERAL NOTES AND SCHEMATIC QUANTI~Y ESTIMATE (~S100 OFFICE LEVEL B3 FLOOR PLAN O-S101 OFFICE LEVEL B2 FLOOR PLAN O*S105 OFFICE LEVEL 3 TO 4 O-S108 TYPICAL HIGH RISE PLAN LEVELS 9-19 (~S200 OFFICE FRAME ELEVA33ONS O-S201 OFFICE BRACE ELEVATIONS 0-S202 OFRCE BRACE ELEVATIONS 0-S203 OFFICE FRAME AND BRACE ELEVATIONS PARKING GARAG' P-A101 PARKING LEVEL PB2 FLOOR P-A102 PARKING LEVEL PB1 FLOOR P-A103 PARKING LEVEL P1 FLOOR PI P-A104 PARKING LEVEL P2 FLOOR Pi P-A105 pARKING LEVEL P3 FLOOR PI P-A106 PARKING LEVEL P4 FLOOR Pi P-A202 PARKING SECTIONS P-S100 PARKING LEVEL PB2 P-S102 PARKING LEVEL P1 PHASE III I SUBMITTAL tATEO COUNTY, CALIFORNIA VICINITY MAP OWNER'S APPROVAL u.c ~ /" ~/ ENGINEER'S STATEMENT M' PE AR( SKIl MEF One San TEL FAX COiX STRU MIDI 71 St Suite San I TEL FAX FLA[ 343.~ San F TEL , FAX , 540 P Rcd~ FAX [ SWA 220B POE DESIGI FISHE San Fi TEL4 FAX ~ ISSUEJ NO I O4 : 05 O6 i 07 I Englnee PRO JEt TEF COl SOUTH CAUFO SHEET SCALE: TERRABAY PRECISE PLAf SOUTH SAN FRANCISCO, SAN I LOCATION MAP SHEET INDEX C-100 TITLE SHEET C-101 LEGEND AND ABBREVIATIONS C-102 GENERAL NOTES C-105 RESIDENTIAL SITE PLAN C-104 COMIdERClAL SITE PLAN C-105 RECREATIONAL PARCEL SITE PLAN C-106 CONSTRUCTION DETAILS C-107 CONSTRUCTION DETAILS C-108 EROSION CONTROL PLAN C-109 EROSION CONTROL PLAN C-110 EROSION CONTROL NOTES AND DETAILS C-111 DEBRIS BASIN DETAILS C-112 HCP FENCE EXHIBIT C-$15 RETAINING WALL EXHIBIT C-114 POINT GRADING SECTION PROJECT APROX.SCAL[ ' MYER', PENIN EXISTING .... E×8'W .... CITY OF SOUTH SAN FRANCISCO (SSFS) STANDARD DETAIL REFERENCES (DA'lED JANUARY 19B4) '~lE DETAIL NUMBER FOLLOWED BY AN ASTERISK SHAM. APPMCA~LE TO THIS PROd[CT AND COPIES ARE INCLUDED IN APPENDIX "A' OF TH[ SPECIFICATIONS. STANDARDS FOR PUDUC IMPROVEMENTS ~.~ STARDARD CURB, GUTTER, SIOEWAU( ~g DRI'e'~WAY APPROACHES(INCLUDES '.~DEWALK GENERAL NOTES") CITY STANDARD trOR SIDEWALK REPAIR 3. * STANDARD PRECAST MANHOLE (MANHOLE FRAME & COVER ONLY) STANDARD SEWER LATERAL ?: ,~5 DE~EE CAST ,RON S[WR LATERAL Ca:AR-CUT 7?: STANDARD CATCH BA,.S ~. OTO .... ARCHITE( SKIDMORE MERRILL One Front ~c Suite 2400 San Franc~ TEL 415 9~ FAX 4153,c CONSULT MIDDLEBR San Franci~ 343 Sanso~ Suite 450 San Franci~ CML ENG~N TEL 650 4~ FAX 6504 LANDSCAPE sW^ 220 Bridge PO Box5' Sausalito 333 I~anl San Franc~ NOTES 1. STORM DRAIN INLETS AM) AREA DRAINS SHALL BE AS FOLLOWS: a.- CATCH BASIN - SEE b .- DROP INLET - SEE FOR CONCRETE DITCH d . - AREA [~AIN. IN-LINE - SEE · . - AREA DRAIN. ENO OF LINE - SEE ISSUED F( NO, DES 05 DO 07 pre DROP INLET MODEL. SANTA ROSA CAST PRODUCTS COMPANY · 2'~ 12.5' [ ESIDENTIAL STREET SECTION NTS PROJEC cO~ SHEET L S~7~ALE: DRAW~ PRDJE= SHEET SYMBOL ~/~ ~T ABBREVIATIONS D£SCR~PT1ON SYMBOL POUND(S) DESCRIPllON LOW POINT LEFT LEGENE PROPOSED PROPERTY UNE EASEMENT CENTERUNE CONTOUR UNE 105 12" SD STORM DRAIN LtNE HCP F~NCE --X X X- WATER UNE -- S" W -- .ESI ATOR iiZiZiZ CATCH BASiN (See note DROP INLET FOR DITCHES (See note lb) MANHOLE FIRE HYDRANT FIRE DEPARl~4ENT CONNECTION POST INDiCATO~ VALVE (PIV) TYPml GENERAL ~JOTES 1. CON)RAC'FOR S~ALL NO?IFY THE CIT~ £1~GIN££R'S ~FICE, CI~ 7)' · ";¢0UN7¥ OF SAN U/kTeO £iU~S 'CIT~ ~ ~UTR S~ FRANC~CO. {'~lS PENI i' ! ? TI C, c~ San 7'EL 71 $