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Home My WebLink AboutReso 194-1996 RESOLUTION NO. 194-96 CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA A RESOLUTI°N ~%PPROVING AND ADOPTING A TEN YEAR EX%"ENSION OF TERM OF THE TERRABAY SPECIFIC PLAN WHEREAS, on December 2, 1982, the City of South San Francisco ("City") and the County of San Mateo adopted the Terrabay Specific Plan ("Specific Plan") for the Terrabay Project pursuant to the authority of Government Code § 65450 e__t. seq. The Terrabay Project encompasses an area of approximately 203 acres on the south slope of San Bruno Mountain ("Terrabay Project or Property"). The Specific Plan sets forth the development plan and standards for the Terrabay Project to be constructed in three phases (hereinafter, referred to as "Phase I, II or III"); and WHEREAS, on August 17, 1983, the Local Agency Formation Commission of the County of San Mateo approved the proposed annexation to the City of the Property to be developed as the Terrabay Project. On September 21, 1983, the City Council adopted Resolution No. 132-83 ordering the annexation of the Property to the city. on September 29, 1983, the Local Agency Formation Commission of the County of San Mateo certified the City's resolution and approved the annexation; and WHEREAS, on February 2, 1983, the City adopted Ordinance No. 915-83 establishing the Terrabay Specific Plan District; and WHEREAS, the term of the Specific Plan has been extended to February 14, 1997 pursuant to a provision requiring the extension of the expiration date of the Specific Plan approval for delays caused by litigation relating to the Terrabay Project; and WHEREAS, the City and Terrabay (a California general partnership), the prior owner of the Property, entered into a Development Agreement dated April 14, 1988 ("Development Agreement"); and WHEREAS, SunChase G.A. California, Inc., a California corporation ("SunChase"), is the owner and developer of the Terrabay Project and intends to develop the Terrabay Project. Construction on Phase I of the Project has already commenced; and WHEREAS, SunChase submitted an application for a ten year extension of the Specific Plan (SP-96-012) and Development Agreement (DA-96-012) in order to allow for the completion of the Terrabay Project ("Extension Project"); and WHEREAS, the extension of the Development Agreement is being processed concurrently with the extension to the Specific Plan under this Resolution. The extension of the Development Agreement will be adopted by ordinance; and WHEREAS, Government Code § 65450 et. seq. sets forth the procedure and authority for amending the Specific Plan; and WHEREAS, the City conducted an Initial Study to determine the appropriate environmental review under the California Environmental Quality Act ("CEQA") for the Extension Project. Since an environmental impact report was prepared and certified for the Terrabay Specific Plan in 1982, the Initial Study analyzed whether the Extension Project presented any potential new significant environmental effect or increase in the severity of previously identified significant environmental effects that would warrant the preparation of a supplemental environmental impact report pursuant to Public Resources Code § 21166 and CEQA Guidelines § 15163. The City determined that even though there was no change to the development standards under the Specific Plan proposed by the Extension Project, due to the passage of time, changes in circumstances under which the Project was undertaken and the possibility of new information on certain environmental impacts warranted the preparation of a Supplement EIR ("SEIR"). The SEIR is a project EIR for Phase I because there is detailed inforn%ation about the development under the approved Precise Plan and Subdivision Map for Phase I. The SEIR for Phases II and III is a program EIR because precise plans for the development of these Phases has not yet been submitted and approved and, therefore, the development for each of these phases is more conceptual; and WHEREAS, a Draft SEIR was prepared for the Extension Project and submitted to the State Clearinghouse and made available for public review on January 5, 1996; and WHEREAS, the Planning Commission held a duly noticed public hearing on February 1, 1996 to receive public comment on the Draft SEIR. All members of the public present at the meeting were given the opportunity to comment on the Draft SEIR; and WHEREAS, the City Council extended the 45 day public review period on the Draft SEIR for an additional 30 days to March 20, 1996. Therefore, the public review period for the Draft SEIR was a total of 75 days; and WHEREAS, a Final SEIR was prepared which included responses to comments received on the Draft SEIR and revisions to the Draft SEIR; and WHEREAS, the City determined that, because the Transportation Section in the Final SEIR identified the impact of the Extension Project on the 101 Freeway operation between Sierra Point and South Airport Boulevard interchanges as significant and unavoidable, the Final SEIR Transportation Section should be recirculated for public comment pursuant to CEQA. The Final SEIR Transportation Section was submitted to the State Clearinghouse and distributed for additional public review and comment on August 30, 1996 for a 45 day period; and WHEREAS, the Planning Commission held a duly noticed public hearing on September 19, 1996 to receive public comments on the recirculated Transportation Section of the Final SEIR. All members of the public present at the meeting were given an opportunity to comment on the recirculated Transportation Section; and WHEREAS, the City prepared responses to all comments received on the Transportation Section of the Final SEIR; and WHEREAS, the Planning Commission held duly noticed public hearings on October 17 and 29, 1996 to receive public comment on the Extension Project. All members of the public present at the meeting were given the opportunity to comment on the Extension Project; and WHEREAS, the Final SEIR was provided to the Planning Commission prior to its October 29, 1996 meeting. The Final SEIR consists of: the Draft SEIR; a Final SEIR, including responses to comments received during the 75 day public review period on the Draft SEIR and changes to the Draft SEIR incorporating all revisions made to the Draft SEIR in response to these comments; and a revised Final SEIR Transportation Section which includes responses to all comments received on the Transportation Section during the 45 day recirculation public review period and reflects all revisions made to the Transportation Section from the Draft SEIR. The Planning Commission reviewed and considered the Final SEIR 2 and all maps, drawings and all other documents relating to the Extension Project; and WHEREAS, on November 7, 1996, the Planning Commission unanimously recommended that the City Council certify the SEIR and approve the Extension Project, and adopted findings to support these recommendations as set forth in Planning Commission Resolution No. 2494; and WHEREAS, on November 13, 1996 and December 18, 1996, the City Council held duly noticed public hearings on the Extension Project. All members of the public present at those meetings were given the opportunity to comment on the Extension Project; and WHEREAS, prior to the November 13, 1996 meeting, the City Council was provided with copies of the Final SEIR and maps, drawings and all other documents relating to the Specific Plan, Development Agreement and Extension Project; and WHEREAS, on December 18, 1996, the City Council closed the public hearing on the Extension Project and considered approval of the Extension Project; and WHEREAS, the City Council reviewed and considered the Final SEIR and made all necessary findings supporting certification of the Final SEIR at the time it considered approval of the Extension Project as set forth in City Council Resolution No. 193-9~ and WHEREAS, the City Council has reviewed and considered all material presented to and concurs in and incorporates by reference the findings and determinations made by the Planning Commission relating to the Extension Project. NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of South San Francisco hereby resolves as follows: 1. All proceedings necessary for the valid adoption of the extension of the Specific Plan have taken place in accordance with Government Code Section 65450 et. seq. and the terms of the Specific Plan. 2. The extension of the Specific Plan is consistent and compatible with the City General Plan and the objectives, policies and general land uses and programs specified therein, and all other applicable City and regional plans for the reasons set forth in the Final SEIR, the City staff reports and other documents relating to the Extension Project. 3. The extension of the Specific Plan furthers the purposes and intent of the Specific Plan because it does not modify the development standards under the original Specific Plan. 4. The extension of the Specific Plan complies with the Section 10(A) Permit issued by U.S. Fish and Wildlife Service, pursuant to the Federal Endangered Species Act, on March 4, 1983 because the development standards under the extension of the Specific Plan are the same as the development standards and plans authorized under the original Specific Plan, which was approved under the Section 10(A) Permit. 5. The extension of the Specific Plan is in compliance with the Agreement With Respect to San Bruno Mountain Area Habitat Conservation Plan ("HCP Agreement"). The Terrabay Project is identified as Administrative Parcel 2-04 in the HCP Agreement. The extension of the Specific Plan is consistent with the HCP Agreement because the Terrabay Project is currently in compliance with all provisions of the HCP Agreement and the development standards under the extension of the Specific Plan is the same as the development standards under the original Specific Plan which was authorized under the HCP Agreement. BE IT FURTHER RESOLVED by the City Council of the City of South San Francisco, that it hereby approves a ten year extension of the Specific Plan, as set forth in Exhibit A (Terrabay Specific Plan - October 1996, as amended by the City Council, attached hereto and incorporated herein by this reference, from February 14, 1997 to February 14, 2007. BE IT FURTHER RESOLVED that the City Council hereby amends the second bullet from the bottom of the Page 5 of the Specific Plan related to archeology to read as follows: "As part of the Phase III Precise Plan Approval, preserve the archeological site through methods including but not limited to avoidance, incorporation into a planned park or open space, through deed or dedication into a conservation easement, or through preservation by capping." This Resolution shall become effective on the effective date of Development Agreement extension as set forth in South San Francisco Ordinance 1200~97 I hereby certify that the foregoing Resolution was regularly introduced and adopted by the City Council of the City of South San Francisco at a special meeting held on the 18th day of December , 1996 by the following vote: AYES: NOES: ABSTAIN: ABSENT: Councilmembers Eugene R. Mullin, Robert Yee and Mayor ,]o~eph A. Fernekes Councilman John R. Penna NnnP None C:\MODEM\TB10-YR.RES ATTEST: The following documents (exhibit A of Resolution 194-1996) are located in the accordion files. IIII TERRABAY SPECIFIC PLAN OCTOBER, 1996 SUNCHASE G.A. CALIFORNIA I CENTRAL RECORDS FILE AiO.: IH. IV. TABLE OF CONTENTS Introduction and Executive Summary .......................................................... 1 A. Purpose ........................................................................................... 1 B. Location .......................................................................................... 1 C. Plan Concept ................................................................................... 2 D. Plan Goals and Objectives ............................................................... 5 Development Plan Elements ........................................................................ 6 A. Land Use and Housing .................................................................... 6 B. Circulation and Transportation ........................................................ 8 C. Parks, Recreation and Open Space Element ..................................... 16 D. Conservation ................................................................................... 19 E. Public Service and Facilities ............................................................. 20 F. Utilities ........................................................................................... 21 G. Special Design Considerations ......................................................... 24 H. Building and Site Design ................................................................. 35 1. Residential Neighborhoods 2. Commercial Complex Plan Implementation (Ordinance) ................................................................ 37 A. Introduction .................................................................................... 37 B. Implementation Elements ................................................................. 40 C. Implementation Phasing ................................................................... 51 D. Definitions ....................................................................................... 55 Appendices ................................................................................................. 59 A. Legal Description ............................................................................ 59 B. Ordinance Establishing Terrabay Zoning District ............................. 61 C. Landscape Plant Palette ................................................................... 63 6018083.1 LIST OF EXHIBITS 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. Regional Location Map Site Location Map Overall Site Plan Land Use Distribution Plan Land Use Table Residential Unit Mix Commercial Land Use Plat Local Transportation System Roadway Condition Chart Circulation and Parking Plan Improvement Phasing Schedule List of Traffic and TSM Improvements Walkway, Path and Bikeway Standards Park and Open Space Plan Park and Open Space Dedication Phasing Landscape Plan Limits of Temporary and Permanent Disturbance __ 6018083.1 I. ~ODUCTION AND EXECUTIVE SUMMARY A) Purpose The purpose of the Terrabay Specific Plan is to provide the implementing guidelines necessary to initiate a limited development of the South Slope of San Bruno Mountain. The Specific Plan has boon prepared to conform with thc goneral requiroments of the momorandum of undorstanding dated March 1981 ex~uted botwc, en was approved in 1982 by the City Council of South San Francisco and Board of Supervisors of the County of San Marco and thc City of South San Francisco establishing a joint planning/approval process for development proposals fOr thc South Slope. This Specific Plan Extension, along with its companion accompanying Supplemental Environmental Impact Reporti spcsl storm drain, geotedmical, sanitary server and economic studies; and Habitat Conservation Plan, will comprise the documentation upon which the Planning Commissions and l~gislative bodies of thc County of 8an Matoo, City Commission and the City Council of South San Francisco and the Local Agency Formation Commission will approve or disapprove prczoning and annexation of thc South Slope proporty f~,r will approve or conditionally approve the time extension for the previously approved Specific Plan for the Terrabay development within the City of South San Francisco. The purpose of this amendment is to provide for a ten year extension of the Terrabay Specific Plan as requested by the owner, SunChase G.A. California I. The amendment also incorporates corrections, amendments of the Specific Plan previously approved by the City, and updates of the Plan's particulars. B) Location The Terrabay Specific Plan site is located within San Marco County and the City of South San Francisco on the south-southeasterly slope of San Bruno Mountain. It is bounded on the south by Hillside Boulevard and Randolph Avenue, and Sister Cities Boulevard, on the west by the Hillside school and Juncus Ravine and on the east by Bayshore Boulevard. The San Bruno Mountain state and county park lies to the north. Portions of the property owned by SunChase G.A. California I adjoining the site are within the County of San Mateo's jurisdiction. These lands are to be offered for dedication as open space under the Habitat Conservation Plan. The San Bruno Mountain Area has been the subject of extensive planning effort since the General Plan for San Bruno Mountain was adopted by the County in 1976. The majority of this planning area was dedicated to San Mateo County for open space in 1978. The Terrabay site, the subject of this Specific Plan, is one of the subareas designated for development in the County General Plan Amendment of San Bruno Mountain. The Regional Location Map shown in Exhibit 1 and the Site Location Map shown in Exhibit 2 show the project location in more detail. Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 1 SCALE § 0 REGIONAL LOCATION EXHIBIT: I 10 I MAP MILES N Revised Oct 1996 San Mateo State and County Park Juncus Ravine BRISBANE PROJECT SITE SOUTH 8AN FRANCISCO SCALE SITE SAN BRUNO ~' ~'~ ...... - -=-~----;=: FEET LOCATION MAP EXHIBIT' 2 Revised Oct 1996 While located in a presently unincorporated area, the Torrabay sitc has boon included in thc 8outh San Francisco sphorc ofintluoncc by thc Local Agency Formation Commission. According to ~urrent San Matoo County policy oncc urban dcvdopment is approved for thc Torrabay sitc, thc City of South San Francisco may annex thc site. C) Plan Concept The Terrabay Specific Plan primarily provides residential and commercial uses. The residential housing is to be located on the southerly slope of San Bruno Mountain adjacent to Hillside Boulevard and Randolph Avenuc Sister Cities Boulevard, and the commercial facilities are to be located on the southeast slope adjacent to Bayshore Boulevard. The Specific Plan is programmed in three phases, two residential phases and a commercial phase. Phase I is comprised of 29;3 residential units and certain public improvements including a fire station and a recreation center. A Precise Plan for Phase I was approved by the City in 1989 and Phase I is now under construction. The Supplemental Impact Report (SEIR) for the extension of the Specific Plan analyzes the effects of Phase I in detail and the SEIR is considered a "project" ErR (CEQA Guidelines section 15161) for this Phase. The preliminary graphics for Phase II and III have been deleted from the Specific Plan. The comment, text and other data contained in this Plan regarding Phase H and III is considered conceptual only. The SEIR only analyzes generally the off-site impacts of Phase H and III and did not consider the on-site impacts since the exact design of those Phases is conceptual; the SEIR is considered a "program" EIR (CEQA Guidelines section 15168) for these Phases. Subsequent environmental documents will assess the detailed impact of the future Phase II and HI projects. The residential housing mix is as follows: · single family detached 136 units 125 units~ · single family attached - townhomes 381 units 368 units2 · - terraced units 129 units 129 units · single-family condominiums 99 units 99 units TOTAL 745 units 721 units ~ Precise Plan approval for Terrabay Park in Phase I in 1989 allows up to 125 single family detached homes rather than the 136 approved under the 1982 Specific Plan. 2 Precise Plan approval for Terrabay Village in Phase I in 1989 allows up to 168 townhouses rather than the 181 approved under the 1982 Specific Plan. Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 2 IIII --. -.. m mm m m 0 0 0 0 I m mm ~mmmm To provide a reasonable margin in the case of unforeseen circumstances, the actual unit counts may vary slightly from the specified counts. Also included within the residential areas are the following community related facilities: a firehouse (constructed), kiddic park/child carc cent~, and a recreation center complex to include an indoor swimming pool gymnasium, a multi-use room and outdoor tonnis courts and baskctball court such other related indoor and outdoor facilities as determined by the City, as well as off-site playing fields (improvements constructed) at the adjacent Hillside School 8itc. Elementary School Site. The developer shall pay a one-time fee to the City in the amount of Seven Hundred Thousand Dollars ($700,000) to be used by the City to provide child care and/or library facilities to the residents of the Terrabay Project and City.3 The residential uses will be grouped into a series of five (5) neighborhoods. Each neighborhood will have common areas and common facilities characteristic to the neighborhood which will be owned, operated and maintained by homeowner's associations. A master association will own, operate and maintain facilities common to the entire residential housing area. The residential housing units will be ultimately held in private ownership by individual owners. The commercial developments includes: · An eighteen story 400 room hotel. · A 268,800 square foot high technology Trade Center. · A 57,500 square foot, four story condominium office building. · A 18,000 square foot health club. · Three restaurants, two of which are located in the Hotel/Seminar center. The satellite restaurant is a 150 seat, 5,000 square foot facility. The above commercial facilities represent a change from the approved concept plan for the site (South Slope Concept Plan approved by the County of San Mateo and the City of South San Francisco, on September 22, 1981) which included a 200 room hotel and a 210,000 square foot office building. The commercial uses have been modified in response to comments received during the review of the Concept Plan for the Terrabay Plan Area. The facilities have been sized and located to impact, as little as possible, the archeological site discussed in detail later in this plan; to better accommodate regional traffic problems, and to more closely tailor the uses to market demand. 3 Amended per City Council Resolution No. 139-96 dated September, 1996. Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 3 I Iii The commercial uses will ultimately be held in private ownership by arrangements which will be finalized prior to the construction of commercial facilities. The project improvements and facilities will be constructed in phases and generally according to the schedule shown in three phases. Phase I is in progress and Phases H and IH will commence after approval of a Precise Plan in accordance with the schedule shown in amended Exhibit 11. Grading operations will be separated into two phases which will span two to three construction seasons. Phase I of the grading operations 'MIl now completed (except for the completion of Area D which is underway) include grading in Terrabay Village, Terrabay Park, and a portion of Terrabay Woods on the west end of the project with a he, trow soil storage operation in portions of Terrabay Commons and Terrabay Point. Included in this grading phase is was the grading for the Hillside Boulevard Extension (Sister Cities Boulevard has been constructed) and rough grading of a haul road from the Point to the Village. This grading phase is expected to take onc construction season. A single grading permit ,,vill be pro~essed through thc City for all thc grading which permit will specify that thc grading will be completed in phases over three construction seasons. Such grading permit has been completed. Grading permits will include winterization and erosion control provisions to protect graded areas during the phased grading period. Phase II of the grading operation encompasses the grading in the remainder of the Terrabay Project neighborhoods and the commercial areas. This operation is cxpeoted to require approximately 11 months. The development of the project improvements and facilities will be phased as generally shown in amended Exhibit 11, and are presented from an operational build out concept, that is, though the sequencing of build out will generally follow the schedule presented, there may be some overlapping between construction activities in the residential and commercial areas. ~ "The Construction Phasing Schedule indicated as Exhibit 11 in the Specific Plan shall be considered informational only and shall not be binding on the City of South San Francisco. Prior to grading or building permits being issued by the City, the project sponsor shall obtain, from the City Council, approval of the precise grading and construction phasing which shall apply to this project. The City shall retain complete authority to determine the final build out schedule of the project to insure that environmental and/or service cost problems do not occur in the future. The project sponsor shall incorporate into the construction phasing proposal a list of needed traffic improvements as identified in the E.I.R. and the required timing for the installation of those improvements. If the required traffic improvements are not constructed, under construction, or reasonably guaranteed to be commenced at the time building permits are requested for each phase, said permits for Bold text marked with a double asterisk (**) at beginmng and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 4 I III that phase of construction shall not be issued or the phase of the project shall be reduced in scope?* The initial phase of development includes construction of the Hillside Boulevard extension already completed and building out the units in Terrabay Village;, and Terrabay Park Terrabay Woods as well as a majority of the public facilities identified elsewhere in this plan. Additional development phases will progress in the sequence shown in amended Exhibit 11. It is expected that each phase will require one or more construction seasons to complete. D. Plan Goals and Objectives The goals and objectives of the Terrabay Specific Plan are to: · Help reduce the general housing shortage in the Bay Area and in San Mateo County by providing a variety of new housing units. · Provide economic growth and employment opportunities in northern San Mateo County and the City of South San Francisco. · Provide a range of public and private services and facilities in the Specific Plan Areas. · Reduce environmental impacts and preserve open space through use of a compact development design. · Assure sufficient revenues to City of South San Francisco to offset development costs through early on development of the hotel and high technical center complex. · Blend the development into the undulating slopes of San Bruno Mountain by concentrating the development in the ravines and leaving the knolls largely intact. Minimize the impact of south slope development on the 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. · Preserve the archeological site through cover and seal measures as set forth in the SEIR · Minimize development traffic impacts on roadways through project sponsor construction or participation in the construction of roadway improvements, signalization and transportation system management projects (TSM). TSM elements will include combinations of improvements on the site and system management techniques which will encourage use of alternative transportation modes. Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 5 IIL Protect the HCP area and County park habitat and minimize water usage through a carefully planned landscape plan utilizing non invasive and drought resistant species common to San Mateo County. Reduce impact of development on South San Francisco neighborhoods by construction of a traffic buffer and providing a buffer zone park adjacent to Hillside Boulevard. · Provide water, sewer, storm, and energy utilities to service the project. · Conserve energy by constructing all units in compliance with the energy conservation standards set forth in Title 24 of the California Administration Code. Increase South San Francisco's access to the recreational opportunities of San Bruno Mountain park through the provision of trail heads and trails to the park properties. Provide community services and facilities, including: firehouse, recreation center, parks, tot lots, play field and a fee for child care een~ and/or library facilities; all of which will minimize impacts on existing community facilities and expand community services in South San Francisco.n H. DEVELOPMENT PLAN ELEMENTS A) Land Use and Housing The land use distribution for the Terrabay Plan Area is shown on the Specific Plan Map (Exhibit 4). The Plan calls for a combination of mixed residential, commercial, recreation, open space, transportation and public facility uses. The acreage devoted to each of these land uses is shown in Exhibit 5. Approximately 179 200 acres of the 332 acre site will be developed and 153 132 acres would be lef~ as open space. The Plan will provide 746 721 dwelling units~ and the Hotel Seminar Center, Tech Center and related commercial facilities will employ approximately 300 persons. The site is composed of a residential and commercial planning area. The residential development area lies next to Randolph Avenue Sister Cities Boulevard and forms an extension of the adjacent South San Francisco neighborhoods. Residential and supportive community facility land uses, such as a recreation center, tot lot, park and fire house are designated in the 4 Amended per City Council Resolution No. 139-96 dated September, 1996. 5 Dwelling units were changed in subsequent Phase I Precise Plan approval. Similar changes may occur with future approval of precise plan for subsequent project phases. Bold text marked with a double asterisk (**) at beginmng and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 6 m ITl 0 m 0 m ITl tn m -I 0 0 0 / ...... t=::===: III 0 0 // ,,,*. ),C O- 3> 00 Residential 1. Terrabay Village 181 Single Family Attached (Townhomes) 2. Terrabay Park 136 Single Family Detached 3. Terrabay Woods (200 Units) -Single Family Attached (Townhomes) Single Family Attached (Townhomes) 4. Terrabay Commons (129 Units) -Terraced Units -Terraced Units 5. Terrabay Point 99 Condominium Units Subtotal Public Facilities 6. Community Facilities Areas a. Recreation Center Complex & Linear Park b. Public Street [Sister Cities Blvd. And S. San Francisco Dr.] c. Linear Green Belt Subtotal Commercial 7. Commercial a. Phase I b. Phase II c. Phase III Open Spaces 8. Subtotal Open Space to be Dedicated to the Habitat Conservation Area TOTALS LAND USE TECHNICAL DATA Developed Number of Acreage (Acre) Dwelling Units REVISED OCTOBER, 1996 Dwelling Units per Acre 27.8 181' 168' 6.5 38.8 136~ 125' 3.5 32.2 57 57 5.1 143 143 6.8 9.3 58 58 6.2 7.0 71 71 10.1 11.4 9_~9 99 8,7 126.5 745 '721 5.9 4.5 20.1 5.0 29.6 11.3 17.3 15.2 43.8 Undisturbed Acreage 132.1 332 Note: Total Developed Acreage may vary by up to 10 acres as provided for in the Habitat Conservation Plan. The Precise Plan approval for Phase I allows up to 168 townhouses in Terrabay Village and 125 single-family units in Terrabay Park. EXHIBIT 5 residential area. The residential area is divided into 5 neighborhoods. Each neighborhood is nestled into a ravine and is physically separated fc,..-'m from other residential areas by a knoll. The only exception is the Terrabay Point residential area which is located on a knoll. The thirty three (33) forty four (44) acre commercial planning area lies to the east along Bayshore Boulevard. Planned uses include an office complex, private health club, hotel, and high technology trade center. Its location adjacent to Bayshore Boulevard, Highway 101, and close proximity to the airport (five minutes away), are supportive of hotel, high technology and commercial office uses in the plan area. The key features of the plan include: · Creation of a transition area between the urbanization in the City of South San Francisco and the San Bruno Mountain Park and critical habitat area. · Development of needed housing units. · Provision of employment and City revenue opportunities through commercial development. Housing Approximately I0~ 126.5 acres (go~y{forty seven[47] percent) of the total residential neighborhood land area of 225 acres will be used for the development of 74-5 721 housing units. The neighborhood land area includes both developed areas and areas to be dedicated to the HCP management area. Eighteen (18) percent will be single family detached homes, twenty-seven (27) percent will be single family attached (townhomes), seventeen (17) percent terraced units and thirteen (13) percents condominiums. The approximate size ranges of the units, by unit type are shown in Exhibit 6. The housing density will range from approximately -14 10 units per developed acre to approximately four units per developed acre, with the average density being approximately ~ 6 units per developed acre overall or 3.3 per gross acre.. "*The density of the residential portion of the project may be modified or reduced by the City if detailed geotechnicai data and/or implementation of City development requirements indicate that said modification or reduction is necessary, provided, however, that the overall density of the project is not exceeded.* * **The developer shall provide, within the Terrabay Commons Development, 40 residential units capable of being interior finished to meet the HUD Standards for adaptable dwellings. The units shall be designed in such a manner as to allow easy construction or retrofitting to serve the handicapped. A planned alternate design shall be made available at no additional cost for potential handicapped buyers. Handicapped Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018o47.1 7 REVISED OCTOBER, 1996 RESIDENTIAL UNIT MIX (LISTED BY NEIGHBORHOOD FROM WEST TO EAST) Neighborhood Terrabay Village Terrabay Park Terrabay Woods Terrabay Commons Terrabay Point Total Dwelling Units: Number and Type of Units 181: 1681 Townhome Units 136 125~ Single Family Units 200 200 Townhome Units 129 129 Terraced Units 99 99 Condominium Units 745 7211 Unit Size (Square Feet)3 1530 sfto 2046sf2 2316 sfto 2783 sf2 1200 sfto 1800 sf 550 sfto 1500 sf 1000 sfto 2200 sf The Precise Plan approved for Phase I allows up to 168 townhouses in Terrabay Village and 125 single-family units in Terrabay Park. The square footage was amended in Precise Plan approval for Phase I in 1989 and was further amended by Interim Director of Economic and Community Development in 1995 as per Municipal Code § 20.63.230(b). Garage square footage was not included in these figures. EXHIBIT 6 buyers shall be given preference in purchasing the 40 identified units. A model unit shall be prepared in accordance with the alternate design, and all marketing literature shall prominently identify the available units. The units shall be kept available for purchase for a period of sixty days from the completion of construction of the model for the exclusive purchase of handicapped buyers.** Land use development in the Specific Plan Area shall conform to the conditions, requirements and standards listed below: General Land Use Requirements The location of land uses shall be as shown in Exhibit 4, Composite Land Use Map and the developed acreage shall be as shown in Exhibit 5 and shall not exceed these amounts. Housing Requirements · The Plan shall provide a variety of housing types, providing for a range of family sizes and incomes. The total number of dwelling units, distribution by housing type and their location shall be as shown in Exhibit 4, 5, and 6, and shall not exceed those amounts by more than 10% Commercial Use Requirements The size, use, type and location of the commercial uses shall be as shown in the composite Land Use Map, Exhibit 4, and in Exhibit 7. B. Circulation and Transportation The Terrabay Specific Plan Area is located near regional highway and transit facilities as shown in Exhibit 8. The Area is adjacent to and has direct access to a major freeway, U.S. Route 101. Further, the site is located adjacent to arterial streets, Bayshore Boulevard on the east and Hillside Boulcvard/Randolph Avenue Boulevard/Sister Cities Boulevard on the south. Several Samtrans bus lines run adjacent with the site along Bayshore Boulevard and Hillside Boulevard. Additionally, the Southern Pacific commuter rail service has a station in South San Francisco one mile away from the Plan Area. Transportation Improvements Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 8 ',.,, ,:., ¢ ~_ oo O~ ,,.,,4-,4 O.j~ C. rn x 0 0 0 m ..... Traffic levels in the area of the Terrabay Specific Plan are expected to increase significantly by the time the plan is completed. This increase is due to growth in the existing high levels of traffic, planned development projects, and this Specific Plan itself. The proposed project's impact on future traffic levels along major roadways serving the site is shown in Exhibit 9 prepared in 1982. New traffic data is included in the SEIR. The Plan developer (project sponsor) will participate or has participated in the construction costs of a number of roadway and signalization projects as shown in Exhibit 12. Although the roadway improvements will greatly enhance traffic flow in the Plan Area, service levels in many areas will remain well below the design minimum of C/D/D service level fc, r San Marco County and C/D for thc for the City of South San Francisco. To further reduce traffic flow problem the Specific Plan has incorporated TSM (Transportation System Management) and transit enhancement projects to induce transit and other high occupancy vehicle use. These improvements are listed in Exhibit 12, and shown on the circulation and parking plan Exhibit 10. Transit and TSM improvements include bus shelters, bus pull-outs, preferential parking, extended transit service, limousine service to the Hotel/Seminar Center, and institution of car pool/van pool programs through the homeowners' associations. The major transportation projects which are an integral part of the Specific Plan development include the extension of Hillside Boulevard from Randolph Avenue to Bayshore Boulevard (see Exhibit 10) already constructed and renamed Sister Cities Boulevard; the improvements and widening of Bayshore Boulevard, (see exhibit in the supplement); and at ultimate plan development, the Oyster Point interchange with Highway 101 (see exhibit in the supplement). **Street lighting has been provided along Sister Cities Boulevard at the expense of the project sponsor and so designed as to not adversely affect residences located south of this roadway?~ Transportation improvement projects will be keyed to the traffic requirements of each phase of the development to assure the Terrabay traffic will be accommodated by the roadway system. Conditions and requirements regarding transportation improvements locations, phasing and scale are specifically addressed later in this element. The Hillside Boulevard improvement and extension wilt-be Sister Cities Boulevard has been built as part of the first phase of residential development by the Project Sponsor to provide for traffic generation by the residential area development. ** Sister Cities Boulevard shall be designed in accordance with City Council Resolution No. 141-78 adopted November 1, 1978. The developer and County shall attempt to accommodate the San Francisco Water Department Crystal Springs Pipeline No. 3 to be installed within the Sister Cities Boulevard right-of-way should such an alignment be approved by the City, and the installation of the pipeline will not unreasonably delay the construction of the Sister Cities Boulevard Project. The project sponsor shall be responsible for the cost of installing street Bold text marked with a double asterisk (**) at beginmng and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 9 ** REVISED TRAFFIC ANALYSIS AND DATA IN 1996 SEIR ** COMPARISON OF 1990 ROADWAY INTERSECTION CONDITIONS WITH AND WITHOUT PROJECT 1990 PEAK HOUR INTERSECTIONVOLIB~ES AND LEVELS OF SERVICE (Without Hillside Extension and Terrabay Project) 1990 P.M. Peak ttour Conditions Without tlillside Extension and Without Project* Intorsection Volume/Capacity Control Volume Ratio Hillside/Chesnut Signal3 Hillside/Kearny SS3 Hillside/Irving SS3 Hillside/Jefferson SS Hillside/Randolph SS Hillside/Linden Signal Linden/Airport 2 Signal Oyster Pt/Airport2 Signal Oyster Pt/Dubuque2 SS Scissor Ramp/ Airport SS 1,845 .53 1,725 --- 1,725 --- 1,715 --- 1,825 --- 2,435 1.37 3,850 1.21 4,365 1.71 4,110 1.89 1,640 1.26 F 1Traffic control devices: SS= stop sign; 355= 3-way stop sign; signal = traffic signal 2Assumes existing interchange is still in place. 3Recommended change in traffic control. * Project includes Terrabay Residential and South Slope Commercial Area Source: PRC V0orhees, EIR for Terrabay Project Level of Service A A/B A/B B F F F F 1990 btlTIGATED PEAK HOUR INTERSECTIONVOLUMES AND LEVELS OF SFRVICE (With Hillside Extension & -Project) * 1990 Mitigated PM Peak Hour Conditions 1990 Control Volume 1990 Service Level Hillside/Chesnut Signal3 1,670 Hillside/Kearny SS3 1,585 Hillside/Irving SS3 1,810 Hillside/Jefferson Signal3 1,855 Hillside/Randolph Signal3 1,830 Hillside/Linden Signal 1,565 Linden/Airport Signal 2,785 Oyster Pt/Airport2 2 3,700 Oyster Pt/Dubuque2 2 3,8402 Scissor Ramp/_ Airport 5 1,955 Hillside Ext/ Airport 3,480 A A A A A/B D/E E4 2 2 Signal3 A/B Signal 2 1Traffic control devices:SS=stop sign; 3SS=3-way stop sign; signal= traffic signal 2Depends on design of Oyster Point Interchange & Hillside connection 3Recommended change in traffic control 4Can be improved by two service levels if Oyster Pt. Interchange includes Southbound on-ramp 5Assumes development's main commercial driveway located opposite redesigned ramp terminus, as per Specific Plan Proposal Note: 1990 Volumes include the anticipated cumulative development levels in the area. EXHIBIT 9 Revised Oct 1996 iflO0 XYSY~31 lrIO'l'lfld t~rlB 8NYl:lliqYt3 ag~OdOt:id ~ em~va .ro'~ I~ E)NI)lblYd o06 mumu IDNI)ll:lYd 'l::rlqVl:lVd ,ua, (]::IHOV.I.:Ia A'IllalV.-I 3'I~NIg- )lUVd AVBYUI:F:al g:IflOHNMO.L- 3~)VlllA AVSV I:11:l:al 811Nrl Ilfl3Olg:lM , ~138flrlN :~IION ~ 8nlo H.I, 1Y3H "' ~ ,LN=llaldOlgA3a I ::lgVHd- OV:aH 'IlVI:I/ ~l' N011¥.1.8 3MI:I 'tJ31N=lO 91~ifllNIleiOONOO- INlOd AVSVt:iU:ll 811Nr1 a3ov.tl3.1.- gNOININO0 AYSYUU31 811Nh 31~IOHN AROI- $11Nn 3flOHNMOZ- 8aooM AVSYtJI:I31 a3HOVl:l(] A'IlI~IV4 31~NIS- )ll:lVd A¥SVUU31 ~3flOHNMOJ.- ::10 Y'I'IIA AVSV U I:1:::11 30NYHIQI:IO AIIO A8 .~;'l~lVJ.[' 101 ~)NI)ll:iVd 1:10 AY8 DNI)lt:lVd dO 1:138flrtN t't'lVZ~ ~)NI)ldVd 8'l'lVlg ~)NI)IUVd 8J. INn 133U.1.~ NO 3urI.Lonu18 :a~)¥u¥~) 'tYI.LFI3OI~3U dO U38'.~IflN 40 U:aSlalllN 40 U38flRN A t:l V IAI IN ri g ~NI)lblVd 01. :.LIEIlHX~g .L d XY8¥1:11:13.1.. NV'ld E)NI>lt:IVldO 9 NOIJ. V'inou 6~6[ ueid askance jo i~mcIdv l!ouno:) ~q paonpal:i s3!u/1 ~ ('IV': ~INV1 gj 1 V I.I. IL~ I / I lights, landscaping and irrigating the median islands, and conforming the Sister Cities Boulevard to normal City standards (in excess of County road standards).** Other improvements required by residential development by phase are shown in Exhibit 12. Improvements to Bayshore Boulevard and the Oyster Point interchange with Highway 101, including the hook ramps, are key to commercial development within the Specific Plan Area. Thev.,,,o,~'~ phasing of the Bayshore improvements is indicated in Exhibit 11 and shown in exhibits in the supplement. Signalization, transit, and TSM improvements associated with each commercial phase are shown in Exhibit 11. The commercial development will be phased to be consistent with the ability of adjacent roadways to carry the traffic generated by the particular development phase. Three phases are anticipated. The first phase will require construction of lei~ mm storage provision at a single entrance. The second phase will require interim widening of the existing freeway scissors off-ramp, as well as the addition of a second driveway access at the northerly end of the site. The third phase will require replacement of the existing freeway scissors off-ramp with a new on/off ramp consistent with the planned replacement of the existing Oyster Point Grade Separation. **The project sponsor shall be responsible for assuming the entire cost of all traffic signal and public improvement costs, unless otherwise provided by written agreement with the affected public agency.** Internal Roadway Systems and Standards Residential Area The internal roadway system for the residential portion of the Terrabay Plan area is primarily composed of private minor roadways and lanes serving small clusters of residential units. A single primary public minor road (thc proposed public road) South San Francisco Drive will be constructed parallel to Hillside Boulevard, with two main entrances onto Hillsidc so that Plan Area Traffic accessing Hillside Boulevard and Sister Cities Boulevard will be controlled. The public minor road will be dedicated to South San Francisco as a public street. The remaining roads will be privately maintained by the project sponsor during Plan development and subsequently taken over by the homeowner association. **Parallel parking shall not be permitted along the public collector road proposed within the residential portion of the project. This roadway shall have a curb to curb width of thirty-six (36) feet, consisting of two thirteen (13) foot travel lanes and two five (5) foot bicycle lanes.** The roadway standards for the residential roadways and lanes have been developed specifically for the Terrabay Site in order to accommodate the unique site and to minimize visual and grading impacts. The standards are based on volume and capacity ratios to assure that sufficient capacity exists to service the residential areas; and on the safety requirements for emergency vehicles. The residential roadway standards, right-of-way requirements and conditions are presented at the end of the Circulation Element.** All dead-end roadways within the Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 10 Terrabay Revised Grading and Construction Schedule Completed Items/Activitlee 1 Lot Improvements/Certifications 2 Street Improvements-Hillside 3 Street Improvements-S.S.F. Blvd. 4 Playground Improvements-School 5 Fire Station Punchlist 6 HCP Seed Collection 7 Storm Drain Trunk and Sanitary Sewer Trunk 8 Water Tank 9 Linear Green Belt 10 I-~ltside Blvd. Buffer Zone 11 Airport Boulevard/Oyster Point Interchange 12 Slope Repairs 13 Debris Basin Repair & Clean-Up & Dedication 14 V-Ditch Repair and Clean-Up 15 Storm Sewer Test, Clean-Up & Repair 16 Winterization is an ongoing operation (Annual) 17 Landscape Clean-Up 18 Landscape Maintenance Consistent w/Active Development 19 Construction of Water Pump 20 Construction of Park Models 21 Construction of Customer Homes 22 Construction of Village Models & Clean-Up of Village 23 Construction of Customer Townhomes ICompleted 1995 1996 1997 10 10 10 30 20 X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X ** Linear Park from Hillside Elementary School to Hillside Recreation Center has been completed. ** Linear Greenbelt not completed, from Rec. Center to past and easterly of S.F. Drive (2nd entry to project site). X X X X X X X X X X X X X X X X X X X X X X ~ X X X by Council Oct 1995 Exhibit 11 I of 2 Terrabay Revised Grading and Construction Schedule 24 Area "D" Grading and Construction 25 Ongoing Maintenance 26 Develop and Implement Habitat Design Memorandum 1995 1996 1997 Completed Aug Sep Oct Nov Dec lQ 2Q 3Q 4Q IQ x x x x x x x x x x x x x x x Note: The following items/activities are anticipated to begin upon the approval of the extension of the Specific Plan and Development Agr,ment or immediately prior to the Issuance of the 200th Building Perm, whichever occurs first. 27 Commence Constmction of Recreation Center I I/1 I I I I I. I I I Note: The following items/activttiec are anticipated to begin immediately alter the approval of the extension of the Specific Plan and Development Agreement anticipated to be in February. 1997 and alter a 3proval of the Precise Plans for Phase II and Phase III. 28 Buitdout of Terrabay Woods 29 Bulldout of Terrabay Commons 30 Bulldout of Terrabay Point 31 Bulldout of Terrabay Commercial 32 Hook Ramps 33 Hillside and Spruce Pedestrian Crossing 2Q 3Q 4Q 1998 1099 2000 2001 X X x x --~ x x ~ x x ~ x x ~ x x Revised Schedule Revk, w~ by Coundl Oct 1995 Exhibit 11 2 of 2 TERRABAY PROJECT TRAFFIC RELATED IMPRO~S AND TRANSPORTATION SYSTt~ MANAGEMBNT TECHNIQUES Roadway and Signalization Improvements 2. 3. 4. e Construction of Hillside Blvd. Extension 1 Signalization of the Intersection of Hillside Blvd. and Jefferson Avenue Signalization of the Intersection of Hillside Blvd. Extension and Bayshore Blvd. Signalization of the Intersection of Bayshore Blvd. and the project co~nercial area entrance Financial participation in the Proposed Oyster Point Interchange Improvements2 Construction of Scissors Ramp Modifications on Bayshore Blvd. as part of the Phase II Co~nercial Development Construction of residential buffer zone along existing Hillside Blvd. (See plan in Appendix) Transportation System~nagement Techniques 4. 5. 6. Limosine Service will be provided from the San Francisco International Airport to the Hotel/Seminar Center. Bus pullouts and bus shelters will be provided along Bayshore Blvd. and Hillside Blvd. Carpool preferential parking will be provided in the con~nercial area where appropriate. Staggered work hours will be encouraged in the office space . Vanpooling and carpooling will be encouraged through the homeowners' associations and the office space management. Expanded transit service will be sought through the appropriate agencies. 1) By Agreement between Sponsor and the County of San Mateo 2) Cost Participation ~i~bed~m~m~db~fonm~atobeadoptedb~C~Counc~. EXHIBIT 1 2 Revised Oct 1996 Terrabay Park and Terrabay Wood developments shall be provided with bulbs or turn around areas to the satisfaction of the City Engineer.** **"No Parking" signs shall be posted along all private and public roadways in the project at locations required by the City Engineer. The entrances to the project shall be posted pursuant to Section 22658a of the California Vehicle Code. The property owners association shall, in the C.C.&R's, be responsible for the removal of unauthorized parked vehicles along private roadways and, additionally, shall be responsible for ascertaining the registered and legal owner information, making all necessary and required notifications, and shall notify the City's Police Department subsequent to such removal.** Briefly, the public minor road would have a 60 foot dedicated right-of-way, and a traffic lane and bike lane in two directions, as shown on the circulation and parking plan, Exhibit 10. Parking will not be provided since there are not any structures fronting on the roadway. The private minor residential roads will be less traveled and have a 35 foot right-of-way with two travel lanes with emergency parking on one side only. The neighborhood lanes will also have a 35 foot right-of-way, providing a travel lane in each direction and parking bays on one side where the driveways are adjacent to residential units. Where the lane is not associated with a residence, an emergency pull-off area has been provided within the right -of-way. **The minimum curb to curb widths of all private roadways and lanes within the residential portion of the project shall be twenty-five (25) feet unless, after a review of detailed soil and geotechnical studies and/or HCP requirements, the City Engineer determines that said width is not feasible. In no case shall the City Engineer approve a curb to curb width of less than twenty-two (22) feet.** Residential roadway sections will not usually include a sidewalk immediately adjacent to the curb. Walkways which are separated from the roadway have been provided in order to reduce the overall roadway cross section and associated visual and grading impacts, and to provide a more pleasing pedestrian experience. **The minimum street grades for public and private streets in the project shall be one percent (1%). The maximum grades for public and private streets shall be ten percent (10%) and twelve percent (12%), respectively, unless steeper grades on limited segments of said streets are approved by the City Engineer. In no case shall the City Engineer approve street grades in excess of fifteen percent (15%) for any private streets.** **Sidewalks and/or walkways shall be provided at a minimum on at least one side of all private and public roadways to residential groupings within the project, provided adequate access is afforded all residential units.** Commercial Area Roadway Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 11 A privately maintained collector street will service the commercial area. The 40 foot curb to curb width will provide a travel lane and parking in each direction (see Exhibit 10, circulation and parking plan). The standards are based on minimum design widths for commercial streets which provide for the projected traffic volumes. The minimum design widths were chosen to reduce grading impacts on the surrounding terrain. Parking The parking area provided by the Plan is shown in Exhibit 10, Circulation and Parking Plan. The parking standards, and total parking required area shown on the plan for each neighborhood and the commercial area. Residential parking has been will be provided in the townhouse neighborhoods on a minimum ratio ofoae three visitor parking stalls for each four dwelling units through the use of parking bays adjacent to each cluster of units. Off-street parking will include garages with two spaces per unit, which are accessed through auto courts, ;;~.th which will provide additional parking. In the commons units, off-street parking will be provided in the garage structures at a minimum ratio of one space for studio unit and two spaces for units with one bedroom or more. Additional covered parking will be available upon request for the studio units. "With the exception of studio units, all dwelling units within the project area shall be provided with at least two (2) off-street parking spaces per unit, at least one of which shall be covered. Studio units shall be provided within one (1) covered off-street parking space per unit. In addition to off-street parking spaces required above, at least three (3) parallel and/or perpendicular visitor parking spaces for each four (4) dwelling units shall be provided along the private roadways and lanes in all residential neighborhoods. Said spaces shall be located within close proximity to the units which they are intended to serve. The approval of any Tentative Subdivision or Parcel Map for residential development of property in the Specific Plan area shall be conditioned upon the project sponsor executing and recording C.C&R's which shall include a provision prohibiting the parking or storage of recreational vehicles in such residential area.''~ Visitor parking will be provided in the parking areas located near each garage entrance at a minimum ratio of onc stall three (3) spaces per every four units. In the condominium units, two spaces per unit are provided in the garage structure. Off- street visitor parking in the condominiums is provided in parking areas adjacent to the garages at a minimum ratio of c, ne three spaces per every four units. In the single family detached area, parking garages for two vehicles will be provided for each unit. On-street visitor parking will be provided at a minimum ratio of one space per four units. Additional visitor parking of two spaces per unit will be provided in the driveway aprons. Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 12 At-grade parking lots and a terraced parking structure will be provided for the commercial development area. Parking provided for each phase of the commercial development is shown on Exhibit 10, Circulation and Parking Plan. The parking requirements for the commercial areas were calculated on an overlapping, common use basis for adjacent structures. The overlapping use of parking facilities was based on a time of day parking requirement study which is presented in detail in Section III-B-4. Based on this study, a total of 235 parking spaces will be provided at the office condominium/health club/restaurant complex and 1,019 parking spaces provided at the hotel/seminar center/tech center complex. Application of the City standard for parking required for the various uses results in the following parking requirements: Phase I Office 192 Restaurant (150 seats) 40 Health Club 30 262 Phase II Hotel (400 rooms) 544 Restaurant (300 seats) 75 Seminar Center (600) 180 Restaurant (200) 50 849 Phase IH Office 93 Show Room 241 Other 93 427 Totals 1538 A total of 1254 stalls will be provided at Plan build out. The parking structure will be designed to accommodate additional tiers of parking should land use requirements change. The City would review any augmentation of parking to assure that increased traffic impacts would not result. Pedestrian Access Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 13 Two types ofwalkways are planned throughout the site: (refer to Exhibit 10, Circulation and Parking Plan). · Public pathways linking adjacent South San Francisco neighborhoods to the linear park along Hillside Boulevard and to San Bruno Mountain Park. · Trails above the Terrabay Plan Area, and walkways, providing access to residential units and the commercial area. Pedestrian travel through the project will be via the pathways provided in the linear green' belt adjacent to Hillside Boulevard and along a designated internal pathway system. Access by pedestrians between the project and the adjacent existing neighborhoods will be provided through the project at the entrance opposite Jefferson Street which will be signalized, at the intersection of existing Hillside Boulevard with the Hillside Sister Cities Boulevard extension, and via a pedestrian crosswalk and pedestrian pathway near North Spruce Avenue. Residential walkways will be generally located as shown in Exhibit 10 and will link residential neighborhoods and private open space areas. Standards and Requirements The following standards, requirements, and conditions will be used in implementing the circulation element of the Terrabay Specific Plan. General TranspOrtation and Circulation Requirements The transportation and circulation network shall be as shown in Exhibit 10, Circulation and Parking Plan and shall provide the improvements listed and phased according to Exhibit 11. Off-Site Transportation Improvements · The off-site transportation improvements shall be constructed to serve logical units of development consistent with the phasing schedule in Exhibit 11. The project sponsor shall provide a performance bond for all transportation improvements required by each development phase at the time the City approves the precise plan and subdivision map for that phase. The amount of the performance bond will be determined by the City Engineer and it is the City's practice to require 100% of the performance bond for off-site improvements, based on the perGent of total traffic thc Terrabay 8pooifie Plan represents for roadway, transit, and signal improvements, ~vith thc cxoeption of thc Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 14 IIillside cxtonsion which shall be fundod 50% by thc proj~t sponsor and 50% by San Matoo County. Construction of the high technology Trade Center shall be deferred until the on/off ramp improvements at the Oyster Point overcrossing currently being proposed by the City of South San Francisco are approved and construction initiated. Internal Transportation System/Parking · The internal roadway and transit system shall be constructed by the project sponsor according to the Circulation and Parking Plan, Exhibit 10. · Roadways shall be built to the standards shown in the supplement, and as indicated in Exhibit 10. The public residential minor road in the residential portion of the Specific Plan shall be required to be constructed as part of the Precise Plan approval of Terrabay Park and Terrabay Woods and shall be dedicated to the City. The parking areas shall be constructed in the amounts, location and phasing indicated in the Circulation and Parking Plan, Exhibit 10. The standards for parking determination shall be as presented in the Parking Section, Circulation Element of the Terrabay Specific Plan. Wallcways. Public Paths and Bikeways · The walkways, public paths and bikeways shall be located in accordance with the Circulation Plan Exhibit 10; and be constructed to the standards in Exhibit 13. The linear park path and bikeway system shall be provided by the project sponsor as part of the first approval phase of residential development. The portion of the linear park between Hillside Elementary School and the Hillside Recreation Center has been completed. Maintenance In the residential area the project sponsor shall maintain all private roads, transportation improvements, walks, paths and bikeways within a specific neighborhood until the homeowner association is established for that neighborhood. A master homeowners association will be established and which will maintain all non- neighborhood specific improvements such as the public paths, bikeways, and greenbelt (common) areas. Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 15 (-3111 a I,i.I ~' Z a .~ "' _1 o o U. X I.!.1 --T- In the commercial areas the project sponsor shall maintain all private roads, transportation improvements, walks, paths and bikeways until suitable land sale and/or lease arrangements are entered into which specify maintenance responsibilities for the various improvements. At the time each precise plan is prepared Covenants, Conditions and Restrictions (CC&R's) shall be prepared to implement TSM actions encouraging participation of the ultimate user. C) Parks. Recreation and Open Space Element Open Space The Terrabay Specific Plan site lies to the south of the San Bruno Mountain State and County Park (see location map, Exhibit 2). The park currently includes 2,064 acres of undeveloped park land which is completely encompassed by urban development. However, much of the park, including the park area adjacent the Plan site, has limited recreation potential because of the steep terrain and biological constraints of the endangered butterfly habitat. (See Special design Consideration Element). The Terrabay Specific Plan designates approximately 46-% 40% of the site as open space, most of which is contiguous to the San Bruno Mountain Park. Much of this open space is located on the knolls separating development areas, and is approximately a 40% slope. The Plan sponsor has agreed to dedicate all undisturbed open space indicated in Exhibit 4 to the country as permanent open space and Habitat Conservation Area. Dedication of the open space areas will occur in two phases (see Exhibit 15, Park Dedication phasing). 1. Open space above the residential portion of the plan shall be dedicated upon completion of the residential development areas, and 2. Open space above the commercial area shall be dedicated upon completion of the commercial uses. Parks and Recreation The Terrabay Specific Plan parks are shown in Exhibit 14, Park Plan. Major park areas include the 2.9 acre linear park adjacent to Hillside Boulevard. The portion of the linear park between Hillside Elementary School and the Hillside Recreation Center has been completed. This park is was planned in accordance with the County General Plan for the San Bruno Mountain area which indicated that a linear park be located along Hillside Boulevard. The linear park will connect the improvements at Hillside elementary with the Recreation Center Facility and community park, and with the residential areas via paths and bikeways in the linear park and walkways to the residential area. Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 16 Ill ITl Z .-I ITl ITl -Ir i 0 -r 0 0 V .-I ITl Z -t- O 'r 0 0 0 o ./ "t :Z: rtl I11 m elam :3: m mae lame 0 rtl " Z -r 0 0 0 '13 ITl m 0 rtl Z 0 "0 m Z O~ ITl 0 rtl Z // '13 rn m mm mm 0 rn z -,-I C~ · 0 ~ uJ · Z uJ 0 III i T Common area will be provided in each neighborhood in accordance with the Park and Open Space Plan, Exhibit 14. In addition to a community park, usable open space and common areas, the Terrabay Plan will provide a number of developed recreational facilities. Thc 0.37 acre "common area" including a tot park adjaoent to a pre-school, day care site, will be located in the Terrabay Village neighborhood. The Hillside Recreation Center, a four acre community park with indoor and outdoor facilities, will be provided adjacent to the Park neighborhood. (Sec exhibits in thc supploment for thc Architoctural Plan). The recreation building will include a partially solar 25 yard indoor pool gymnasium, multipurpose room, activity room, weight room and dressing rooms. A tot lot would be located next to thc activity room. Outdoor facilities include a basketball court, par course system, children's playground apparatus, two illuminated tennis courts, and a picnic barbecue and lawn game area. Parking for 61 vehicles would be provided, and such other related indoor and outdoor facilities as determined by the City.6 **The City shall retain the authority to negotiate the extent of equipment and furnishings to be provided within the recreation center and fire station buildings. The project sponsor shall deposit, with the City Parks and Recreation Department, sufficient funds to allow the City to retain a qualified consultant to review the design for the proposed park and recreation facilities.** Additionally, the Terrabay Specific Plan provides for improvement of four acres of the Hillside Elementary School site. Improvomonts The completed improvements include an illuminated sot~ball field, soccer field, bleachers, and a restroom. These facilities would bc are connected to the Plan Area by the linear park. Thc Plan Sponsor will construct thc These improvements to the Hillside School playfields has been completed. The Hillside Recreation Center Facility and IIillsidc School Improvemonts. These improvements will be completed during the build out of Torrabay Park. will be completed upon the completion of construction of Phase I. **Prior to the installation of recreational improvements on the Hillside School site, wind studies were prepared at the expense of the project sponsor to verify that the site is suitable for the planned types of recreational activities. Improvements to the Hillside School site were approved by the Board of Trustees of the South San Francisco Unified School District.** The Hillside School Playfields and the Hillside Recreation Center and park have been were sized to meet the needs of the project as well as satisfying some of the existing recreational needs of South San Francisco. The City of South San Francisco Parks Department estimates that 50% of these public recreation facilities will be used by South San Francisco residents. A pedestrian pathway will be constructed running through the linear park in an east-west direction. The portion of the linear park between Hillside Elementary School and the 6 Amended per City Council Resolution No. 139-96 dated September 1996. Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 17 Hillside Recreation Center has been completed. This pathway will intertie with neighborhood walkways from each project unit, providing continuity to pedestrian travel within the project area. standards & Requirements The following standards, requirements and conditions shall be used in implementing the parks, recreation and open space element of the Terrabay Specific Plan. General Standards and Requirements Park, open space and recreational uses shall be located as shown on the park plan map (Exhibit 14), and in accordance with the Plan Map implementation table. Park Improvements Park and recreation improvements shall be provided by the project sponsor. The linear park, Hillsidc Recreation Center, and Hillside School facilities shall be constructed for the City of South San Francisco and school district as a condition of the Precise Plan and subdivision map approval of phase one of the residential area plan. The Hillside school facilities have been completed. The portion of the linear park between Hillside Elementary School and the Hillside Recreation Center has been completed. The dedication transfer shall take place upon completion of the units in Terrabay Village and Terrabay Park and upon acceptance of the public improvements in these units. The Hillside Recreation Center will be completed upon the completion of construction of Phase I. · Park, tot-lot and commons area in each neighborhood shall be constructed at the time the residential units are constructed. · The recreational facilities and parks shall be constructed in accordance with the facility description in the Parks Plan (Exhibit 14). The recreation and parks facility shall be constructed in accordance with design standards approved and the City of South San Francisco Parks Department. Landscaping in the recreational facilities shall be in accordance with the landscape requirements of the plan. Vegetative wind breaks shall be used where feasible to reduce wind intrusion into recreational facilities, commons, and park areas. Open Space Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 18 In accordance with the park plan map, Exhibit 14, a minimum of 153 132 acres of land shall be retained in open space and shall be dedicated to the County of San Mateo in phases as build out is reached for that phase of Open Space Dedication (see open space dedication diagram). The open space to ultimately be included within the Habitat Conservation area shall be maintained in accordance with the requirements of the Specific Plan and the HCP guidelines for habitat maintenance. · Six acres of open space land will be contained within the developed areas of the plan in accordance with the Park Plan Maps, Exhibit 14. Maintenance · Maintenance of the open space within the HCP shall be provided by the HCP operator. Maintenance of private open space areas and park and recreation facilities within each residential neighborhood and the linear park shall be maintained by the homeowners association for that neighborhood. · Maintenance of private open space, and public paths and trails within the commercial area shall be by the private owners of the subject property/properties. The linear park and Hillside Recreation Center shall be maintained by the City of South San Francisco upon dedication. Prior to dedication the project sponsor shall provide maintenance of the recreation areas during plan development. The Hillside School facilities shall be maintained by the project sponsor until dedication to the school district. The City Park and Recreation Department shall maintain the facilities upon dedication. D). Conservation The location of the Terrabay Development Site along the south slope of the San Bruno Mountain and the unique features and constraints of the site, require that substantial development standards and requirements be developed to assure the site's special features be retained and the site's constraints incorporated into the plans for Terrabay. Specific site constraint requirements and design standards relating to the sites special features are presented in Section II-C (Parks, Recreation, and Open Space) and Section II-G (Special Design Considerations: Site Design and Grading, Landscaping Concepts and Objectives, Geotechnical Impacts, Erosion and Sedimentation Control, Pedestrian Corridors and Links to the Mountain Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 19 Trail System and Habitat Conservation Plan). The issues presented in these sections shall be adhered to and implemented as part of this Plan. E) Public Services and Facilities **All public and private improvements required in connection with the project shall be paid for by the project sponsor unless, by prior agreement, San Mateo County and/or the City of South San Francisco has agreed to assume certain of these costs. With the exception of the recreation center complex, improvements to the Hillside School site and public roadways and utility systems which are accepted by the City, the City shall not be obligated to maintain any improvements contained within the Specific Plan area. All private utility systems, private streets, parking lots, open space, slope, and park areas, including the linear park along Hillside Boulevard, shall be maintained by the project sponsor and/or the property owners association.** Police Protection Service Presently, the unincorporated Terrabay Project area is provided police services from the San Mateo County Sheriff's Department City of South San Francisco. Coverage for the area is supplied by roving patrol cars dispatched from thc Redwood City headquarters. Upon annexation to thc City of 8outh San Francisco, thc City's police Department would asaumc responsibility for providing service to thc area. City police headquarters is located in the Municipal Services Building at 33 Arroyo Drive in South San Francisco. The communications center, which provides a combined dispatch service for both fire and police departments, is also located in the Municipal Services Building. Fire Protection Services The Terrabay project area, is served by the fire station at the entrance of Terrabay Village and Park. The fire station has been dedicated to and accepted by the City. as an incorporated area, is currently provided fire serviGc by thc California Department of Forestry's district offiGc in D~lmont. Response time to the project is estimated bctwc, en 15 and 20 minutes. First response is provided by thc City of 8outh San Francisco in order to protect existing homes along thc southerly boundary of the project area. Upon annexation to the City of 8outh San Francisco, the City's Fire Department would assume responsibility for providing services to thc area of annexation. South 8an Francisco's Fire Department operates four stations. Department headquarters is located in thc Municipal Services Building at 33 Arroyo Drive, near El Camino Real. Also located in thc Municipal Services Building is thc Communications Center which provides a combined dispatch service for both fire and police departments. Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 20 Thc project sponsor has offered to donatc thc land and build a firehousc as part of thc Terrabay dcvolopmont. Thc ncw station will bc adjacent to thc Hillside Recroation Center and will bc erc, cted in conjunction with the development of Terrabay Villagc. Dedication transfer will takc place upon complotion of 50°,4 of thc units in Terrabay Villagc. Public Schools The project area is served by three school districts: the South San Francisco Unified School District, the Brisbane Elementary School District and the Jefferson High School District. Present boundaries indicate Brisbane Elementary and Jefferson High School District have jurisdiction north of Randolph Avenue and east of the line made by extending Arden Avenue northward. Anncxation of thc sitc to 8outh 8an Francisco would not indicatc a mandatory changc in district jurisdiction boundafics. This plan docs not proposc to proocss a change in school district boundaries as part of the annexation proceedings. F) Utilities Water Water service is provided to the City of South San Francisco by the California Water Service. The portion of thc entire Terrabay Project area which is wcst of thc P.G.&E. easement (near thc intersection ofRamdolph Avenuc and Chapman Avonue), is within the present service area boundary of California Water Service. Thc portions of thc project sitc which arc east of the P.G.&E. easemont arc not presently within thc sorviec area and must bc anncxed to thc California Water Scrvicc Company's area. This anncxation requircs the approval of thc California Public Utilitics Commission, which proccss normally requires four months. Water service will be provided from the San Francisco Water Department water main in Bayshore Boulevard at a point located near the proposed intersection with Ilillsidc Sister Cities Boulevard extension. A series of booster pumps will lift water to the upper portions of the project where a one-million gallon storage tank vA!! be has been constructed to maintain adequate water supplies for fire protection and domestic use. The new system will be interconnected to the existing water systems to provide a continuous loop. A pressure booster system m~jqm is required to maintain fire flows above elevation 300' and is completed. The water system mains, storage reservoir and booster pump system will be constructed by the project sponsor as part of the project improvements. These improvements are shown in more detail in the exhibit in the supplement. The initial cost of the water system installation is the responsibility of the project sponsor. A public utility refund provision permits the developer to be reimbursed up to 40% of the initial Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 21 cash outlay over a 15 year period. Ongoing maintenance of the water lines from the meters to individual units will be the responsibility of the homeowner's association in the residential areas and the property owners in the commercial areas, while the California Water Service Company will assume maintenance of the water tank and service mains following their dedication. Sanitary Sewers Sanitary sewage service will be provided through a system of on-site gravity sewer mains and interceptors which will connect to the City of South San Francisco sewer system, in Airport Boulevard. The existing system in Airport Eoulevard is noar capacity from thc interseotion of Randolph Avenue to thc manhole in the intersection of Airport Boulevard and Armour Avenue. In this reach, a parallel interceptor will bc constructed to carry thc wastcwater flows from thc project. Thc remainder of thc cxisting City collection and transport system is adequate to handle thc projected flows with thc exception of a 627 foot section of interceptor near Village Way. There is, presently, adequate capacity at the South San Francisco Treatment Plant to treat the wastewater from the project. This plan proposed that the project sponsor will fund the cost of the on-site sewer system and the corrections and modifications to the existing off-site system, hated above. Upon acceptancc of thc facilitics, thc The off-site interceptor sewer between Terrabay residential subdivisions and the City's Colma Creek trunk sewer is complete and has been accepted by the City (subject to submittal of a guarantee/maintenance bond). The sewer collection system is now adequate to accommodate the sewage flows from the residential portion of the project. The City of South San Francisco will assume maintenance responsibilities for the portions of the sanitary sewer system dedicated to the public. The remainder of the system will be maintained by the homeowners association and the private owners in the commercial area. Sanitary sewers will be designed to handle wastewater flows of 200 gallons per day per residential unit with a peaking factor of 3.0. Infiltration/inflow will be calculated at 500 gallons per day per inch diameter per mile. Commercial wastewater flows will be calculated on a case-by- base basis. The on-site wastewater facilities are shown in more detail in the exhibit in the supplement. **The project sponsor has submitted a sanitary sewer study (including field measurements and T.V. inspections) of the existing City sewer mains to be utilized by this development for review and approval by the City Engineer. The results of this investigation shall determine the actual repairs and modifications to be made and new facilities required to be installed to accommodate the increased sewer flow from the Terrabay Development. Ali sanitary sewers, wherever possible, shall be located within the public or private streets to provide for equipment access to maintain the sanitary sewer facilities. The new sanitary sewer system shall be cross-connected to the existing sanitary sewer system, as required by the City Engineer, to provide a relief in case of blockage, maintenance, or repairs to the system. All costs to provide this system shall be borne by the Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 22 developer. The exact portions of the sanitary sewer system to be maintained by the City shall be determined by the City Council.** Storm Drainage An on-site storm drainage system will be provided for the project and a storm drain trunk line will be provided to intercept runoffffom the open space upstream of the project. This system will intercept runoff upstream of the project and transport it through the project in a trunk line system. This trunk system will collect in-tract runoff from the on-site collection system as shown in the utility schematic in the supplement. The storm runoff from a portion of the lower part of the project will discharge into the existing City of South San Francisco's storm drain system, since these lower reaches cannot be served by a gravity storm drain system without requiring deep excavations or tunneling. Siltation basins and trash/rock debris catchment basins will be provided at the inlet works for all major storm runoff channels. An example of such a catchment/siltation basin is shown in the exhibits in the supplement. The storm drain lateral collection system will be designed in accordance with sound engineering design procedures. The trunk storm system and the inlet works will be designed so as to pass runofffrom the worst storm of record utilizing the storm system and an overflow system. The existing storm drain system downstream of Hillside Boulevard and Randolph Avenue South San Francisco Boulevard is was undersized to handle the runofffrom the South slope in an undeveloped condition. The storm system which is proposed will intercept a majority of the existing runoff and transport it directly to San Francisco Bay. Upon acceptance of the facilities, the City of South San Francisco will assume maintenance responsibilities for the portion of the storm drainage system which is designated as public facilities. The remainder of the system will be maintained by the homeowners associations and the private owners in the commercial area. The off-site storm drainage facilities between Terrabay residential subdivisions and San Francisco Bay are complete and functioning (although they have not all been accepted by the City for maintenance). The on-site drainage systems within the unimproved portions of the project remain to be designed and constructed in accordance with the standards set forth in the Municipal Code. All capital costs for the system will be borne by the project sponsor. **The storm drain trunk system shall be designed so as to handle runoff of an intensity equal to the worst storm of record or a 100 year return period, whichever is worse. The inlet structures at the heads of the ravines shall be designed to pass the runoff from a 100 year return period storm without utilizing the overflow system. The overflow system at the inlet structure shall be designed to handle runoff from storms in excess of the 100 year return period utilizing the public street system and hydraulically designed overflow catchment structures within the public streets so as to protect residential or commercial structures from potential damage from storm runoff the planned storm period indicated above.** Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 23 Storm drain catch basins, manholes and storm drain pipes will be constructed to the City of South San Francisco standards. **The project sponsor shall be responsible for the design and construction of storm drainage system improvements in a manner mutually agreeable to the project sponsor and the School District for those facilities that will tie to the Hillside School site drainage system.** Natural Gas and Electricity Both natural gas and electrical power will be provided by Pacific Gas and Electric Company through connections to their existing systems which are adjacent to the project. The underground main service lines will be funded by the project sponsor and installed by the utility company in accordance with PUC regulations. Telephone Telephone and Cable T.V. service will be provided by the developer and installed and maintained by the utility company. Service hookups will be made at the request of individual owners who will be responsible for the normal monthly service rates. Solid Waste Refuse collection is mandatory for residents of the City of South San Francisco and is provided routinely by the South San Francisco Scavenger Company. The project will comply with all applicable provisions of the City's recycling program. Oncc thc projoct area is annexed to the City, refuse collection will bc provided under cxisting City Contracts for wamc collections. G) Special Design Considerations Site Design and Grading The terrain in the project area falls steadily fi.om north to south within the residential areas. In the commercial areas, the terrain rises fi.om east to west towards the ridge, which is generally 700 feet up slope of the northerly project property line. The highest point on the property is approximately 550 feet in elevation. The ridge above the property is near elevation of 1,040 feet. The project grading concept will be to grade stepped building pads up the swales, to leave the knolls intact or to maintain their distinct land form as much as possible. This concept 'vA!! be has been utilized in Terrabay Village, Terrabay Park, and will be continued in Terrabay Woods and Terrabay Commons. In Terrabay Point, the promontory condominium areas, stepped building pads will be constructed up the promontory. The top of the land form will be sculptured Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 24 to create access roads and building foundation pads. The structures and the approach roads have been designed so as to minimize, as much as possible, the grading required consistent with a balance of earthwork on the site. Grasslands within the graded areas will be temporarily disturbed, but the major part of the knolls will remain intact. Areas that are disturbed by grading and are not located in permanent development areas will be reseeded with a mix of indigenous grass and plants. In addition, a 25- foot border of permanently irrigated fire retardant vegetation will be provided between each structure and the adjacent natural grasslands. An additional 25-foot area will be planted with low water consumption plants and temporarily irrigated. Types of landscaping are discussed in subsequent sections of this report. Earth slopes within the project area will, generally, be graded at two horizontal to one vertical (2:1), except in such areas as soil conditions warrant steeper slopes in order to keep intact the existing land forms. These areas consist of the Hillsides Extension cut slope through the Terrabay Point Area and a limited number of small pockets where preliminary geotechnical reports indicate that the underlying material is competent sandstone and that slopes steeper than 2:1 are appropriate. These areas are adjacent to private roads, driveways, and/or buffer areas where structures are not proposed. Steeper slopes are proposed in these areas in order to preserve existing land forms. Horizontal terraces 8 feet wide will be constructed at vertical intervals of not more than 40 feet in order to control debris fall and surface drainage. Drainage ditches will be constructed on the terraces which will direct surface drainage to the storm drainage system. Grading plats for each of the neighborhoods are shown in exhibits in the supplement. Implementation of the grading plan will be consistent with the provisions of the Habitat Conservation Plan (HCP) for San Bruno Mountain. Grading will be performed in two phases to mitigate impacts on the habitat. The phases of grading, as well as the limits of grading, are shown in the exhibits in the supplement. Grading is proposed for approximately 159 acres of the 332-acre site, plus an the additional 20 acres tv, be graded for the completed Hillside extension and the proposed new public road South San Francisco Drive. The quantity of earthwork is as follows: Total cut: !,870,000 cy Total Fill: 1,920,000 cy Total Import: 50,000 cy The 50,000 cubic yards of imported material represents approximately 2,000 truck trips to the site, most of which will occur during the final stages of grading The corrective work on area "D" and certain off haul requirements from lots in Terrabay Park and Village will provide excess dirt which reduce the number of truck trips to the site. Bayshore Boulevard and Hillside Sister Cities Boulevard extension will be the main routes used to access the site fi.om Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 25 fill material sources which will be identified during the latter stages of grading. Removal of trees will not be a significant issue since there are not any significant trees on the site. Grading transitions will be carefully sculptured to minimize abrupt transitions between graded and natural slopes. Grading details are shown in the exhibits in the supplement. Landscaping Concepts and Objectives Design Concept In keeping with requirements established in the Habitat Conservation Plan, the landscaping design must satisfy the following general design criteria: - Visually blend the development and enhance the natural environmental. - Ecologically restore disturbed areas outside of the development's envelopes. - Visually harmonize the new development with the existing community. - Serve as a unifying element for the entire development. - Emphasize focal points within the development. - Serve as erosion control in all areas with drought tolerant, low maintenance, fire retardant plant material. The landscape treatment zones have been identified to address the above criteria: - Accent areas - Streetscape/interface - View slopes - Transition slopes - Habitat restoration areas Each treatment zone, by design, serves to satisfy one or more of the above general criteria (see Exhibit 16, Landscape Plan). Specific criteria relevant to each zone, individually, are identified and addressed in the following paragraphs. The locations of the several zones are shown in Exhibit 16. The landscape plan illustrates the location of each zone in relation to the plan. - Accent Areas Accent areas require a distinctive landscape approach. Entries to the development, prominent centers of activity and major intersections must make a statement, define the various parts of Terrabay. Accent areas will consist of largely more densely planted areas with colorful shrub material and specimen trees. Tree and shrub groupings will reflect the informal planting scheme but will appear somewhat less informal. - Streetscape/Interface Bold text marked with a double asterisk (**) at beginmng and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 26 m m m m m mm m m m m mm m m m m mm ,m m m imm~m mmmmm 0 0 0 ~ 0 mmlm 0 "r' m ~ :~ m ...! ~o'~ II1 '-I- Softening of the interface of the new development and the existing neighborhood must be accomplished almost entirely by landscape treatment of medians and buffer areas adjacent to the existing and new IIillsidc Sister Cities Boulevard cxtonsion. Extending the same landscape to the interior roadways will define the circulation pattern and reinforce the theme of the Terrabay. To produce an attractive year-round appearance, the streetscapedinterface will be permanently irrigated, hydroseeded with a low-growing meadow-grassland mix and planted with informal groupings of complimentary shrubs in 2" pots. One to five-gallon sized trees planted in a drifting pattern will allow selective screening of developed areas and provide open views of the natural ridges of San Bruno Mountain. Semi-drought tolerant plant material will be used so that low precipitation irrigation systems may be employed. - View Slopes View slopes are characteristic of grading operations for Hillside development. As exhibited in the landscape development plan, they are the interior manufactured slopes within each clustered development. Consideration for planting view slopes is two-fold: First, in direct relationship to the homeowner, there is an emphasis on enfi-amed views fi-om individual units to the surrounding area. · In addition, the view slope presents a visual impact to the adjacent structures and neighborhoods. Plant material (refer to plant UST in Appendix C) will be ornamental in appearance, semi-drought tolerant and planted with the above considerations. Because view slopes often serve as the community open space, they will be permanently irrigated with low precipitation systems, which will be maintained by individual neighborhood homeowner associations. - Transition Slopes Transition slopes along the perimeter of Terrabay provide a gradual progression fi-om view slopes to the native grassland, softening the visual impact of the urban landscape on San Bruno Mountain. Transition slopes up to fifty feet in width will serve as a buffer to protect the development fi-om range fires and restore the vegetation and control erosion of the soil temporarily disturbed during grading for construction. Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 27 The first twenty-five feet of'the transition slope will be permanently irrigated fire buffer, hydroseeded with plant species indigenous to the site and intermittently planted with deep- rooted, low combustible ground cover shrubs in 2" pots. Plantings of native shrubs and trees in 2" pots, temporarily irrigated for establishment, will extend from the fire buffer, grouped to simulate natural densities and reduce the likelihood of combustion. Planting small-container material will enable the plant to quickly develop a strong root system, while creating a minimal disturbance to the existing slopes. - Habitat Restoration Areas To further blend the transition slopes into the native grasslands, finger-like planting areas will be extended up into selected ravines. In cooperation with the San Bruno Mountain Area Habitat Conservation Plan, plant species will be carefully selected and located to preserve the existing wildlife habitat and to aid in restoring the population of endangered endemic species. Winterizing programs will be put into effect for all graded areas. Prior to winter rains, all manufactured slope area will be seeded with ground cover to assist in surface erosion control. Further control methods, such as the use of soil stabilent polymers will be investigated and employed for areas of particular susceptibility to erosion. Visual Ouality In order to mitigate the project's impacts on visual quality, the following concepts will be incorporated into the plan: · The development is generally restricted to the swales - the knolls will remain open and separate the neighborhoods into a series of clustered developments. Paved areas will be minimized by providing auto courts to serve four garages where feasible along with defined intermittent parking bays rather than continuous on-street parking lanes. · Landscaping will be provided to unify the project. · Open space will be preserved by clustering units. · The visual mass will be integrated into the hillside by stepping, offsetting and rotating buildings where feasible and by providing tree grove clustering in a naturalistic setting. Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 28 To unify the project with the adjacent existing neighborhoods, pedestrian access will be provided at the intersection of Hillside Boulevard and Jefferson Street, at Hillside Boulevard and FAllsid¢ Extension Sister Cities Boulevard, and near the intersection of Randolph Avenue and North Spruce Avenue. Pedestrian walkways will be provided to minimize street widths as shown on the walkway plan. · Rapidly growing trees will be planted around parking areas and on slopes between building rows to break up the visual mass. · Street lighting will be kept low, as shown on the hardscape plan, to reduce glare. · The construction period will be kept as brief as possible and phased as shown on the phasing plan to reduce visual impacts. The natural, vegetated appearance of graded areas which will not be permanently disturbed, will be hydro mulched just prior to the upcoming rainy season. The natural appearing, rounded knolls will be maintained by the grading concept. Vegetation and Wildlife In order to mitigate the project impacts on vegetation and wildlife, the following concepts will be incorporated in the plan: The development will be generally restricted to the natural swales and the natural appearing rounded knolls will be maintained as much as possible by the grading concept. The limits of temporary and permanent grading will be clearly delineated during construction to prevent encroachment into areas that are to remain undisturbed, as delineated in Exhibit 17, and as required by the Habitat Conservation Plan presently under review. · The grading schedule will be phased as shown in the phasing plan (Exhibit 11) in order to minimize vegetation removal during one season. · The development area and the temporarily disturbed areas will be limited to the boundaries shown in Exhibit 17. · Permanent open space area will be annexed to thc City and then dedicated to San Mateo County and included into San Mateo County's Habitat Conservation Plan.. **The City requested annexation of only that land within the Terrabay Specific Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 29 o # C~ Z LU ~ r'r' Z I.i.,I :~ n' ,~ 0 I- 0 n,' -~ Z LU >- LU uJ Z I-- Z LU Z Plan area which is not required to be added to San Mateo County pursuant to the requirements of the San Bruno Mountain Habitat Conservation Plan.** Geotechnical Impacts The development plan will implement the recommendations of the geotechnical studies which will be performed prior to the project design phase as the preliminary special studies prepared in connection with this specific plan. **Detailed soil and geotechnical studies shah be prepared and their recommendations implemented before building permits will be issued for each phase of the Specific Plan area. The project sponsor shall pay the cost of such supplemental soil and geology studies. The project sponsor shall provide the City Engineer with satisfactory evidence that aH elements of the project are designed and engineered to preclude potential problems relating to ground slippage and landslides, erosion, and storm drainage within the City limits.** Erosion and Sedimentation Control An erosion control plan incorporating erosion control concepts and siltation basins was included in the project plans. The project will take positive steps to control erosion within the development area and to prevent siltation in areas downstream of the project. Erosion control measures have already been implemented in Phase I. These measures will be maintained for all graded portions of Phase I not improved with structures. **In the event that siltation and catchment basin structures are required to be installed on the upper slopes of San Bruno Mountain as a result of detailed soils and geotechnical studies and at locations approved by the project soils engineer and designed in accordance with his requirements in order to protect the habitat area, minimize erosion, and protect developed property in the project from flooding and earth slides, no permits of any kind shall be issued for the project until the project sponsor obtains the necessary approval and agreement for the installation of said required improvements. Further, the project sponsor shall guarantee the City, in a form approved by the City, that said improvements will be regularly maintained and cleaned.** Pedestrian Corridors and Links to the Mountain Trail System As a means to enhance pedestrian access through the project and within the project, and access to the mountain trails, the following concepts will be incorporated in the plan: · A paved pedestrian/bicycle path will be constructed parallel to Hillside Boulevard as detailed on the pedestrian path plan shown in Exhibit 10. Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 30 Pedestrian paths with trail heads will be constructed in accordance with Exhibit 10 to tie the existing adjacent neighborhoods and the project neighborhoods to the Mountain Trail system at two locations. Energy Conservation The following energy consumption mitigation concepts will be incorporated in the plan: · Buildings will be designed in compliance with the energy conservation standards contained in Title 24 of the California Administrative code. · Buildings will utilize orientations which will favor solar absorption. · Units will utilize night setback thermostats and energy efficient lighting. Tho r~reation center swimming pool ,,viii utilizc solar heating boosters for pool water.* Archaeology The following measures are proposed to mitigate impacts on prehistoric site CA-Ma 40. SMa-40 as set forth in the SEIR. P4aee-Place an engineering fabric, such as polypropylene matting over site and fill with soil at a minimum of one foot of fill over sitc CA SMa 40 deeper than the maximum depth of construction activities above or near the site and seal the area under landscaping and/or parking areas. · Avoid disturbance of the site with trenching activities for underground utilities. Prehistoric CA-SMa-92 has been so disturbed by past construction activities so as to make mitigation on this site not necessary. Traffic and Noise The following measures are proposed to mitigate impacts from traffic, traffic related noise and construction noise. Additional studies and analysis of the general, off-site impacts of the Project on traffic have been done in the supplemental EIR and additional measures have been identified in the supplemental EIR. Noise 7 Amended per City Council Resolution No. 139-96 dated September, 1996. Bold text marked with a double asterisk (**) at beginmng and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 31 Units will be constructed to meet the standards of the California State Insulation Standards. All construction equipment will be muffled. Construction hours svill bc confined to normal construction working hours, shall conform to the requirements of the Municipal Code. **All property in the Specific Plan area shall have a covenant acceptable to the City Attorney recorded in its chain of title requiring that every buyer be furnished a copy of a Disclosure Statement warning the potential purchaser of the noise impacts associated with airport operations which may occur in the vicinity of the property to be purchased. The covenant referred to herein shall contain a requirement that the form and content of the Disclosure Statement shall be subject to the approval of the City and shall be signed by the buyer and notarized prior to or concurrent with the close of escrow of any sale or resale of the property. The aforementioned covenant shall also require said Disclosure Statement to be recorded with the deed transferring title in each sale or resale of the property.** **Residential structures within the Specific Plan area shall be designed to assure that interior noise levels do not exceed a Community Noise Equivalent Level (CNEL) of 40 dBA and maximum noise levels of 60 dBA. Said residential structures shall also be so designed and constructed as to mitigate or suppress structural vibrations that are harmonically responsive to low pitch noise emanating from aircraft climbing over San Bruno Mountain on a northeast to southwest heading and emanating from aircraft spooling up their engines for takeoff from Runways 10. In order to reasonably achieve the objectives outlined above, measures imposed as a result of this amendment shall be implemented in the first phase of residential construction. Those measures shall then be tested and evaluated from the standpoint of cost effectiveness. To the extent that the measures imposed above are found, by the City, to be unreasonably expensive when weighed against the results achieved, they shall be waived by the City in subsequent residential construction phases.** Traffic The project sponsor ~vill participatc in thc cost of constructing thc Hillside boulevard cxtension to thc cxtent of constructed the Hillside Boulevard extension to Sister Cities Boulevard in accordance with the existing roadway extension agreement executed by the project sponsor and San Mateo County. Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 32 The project sponsor will signaliZe signalized the existing intersection of Jefferson Avenue and Hillside boulevard in conjunction ,,vith the construction of thc proposed project entrance at Jefferson Avenue. Boulevard. The project sponsor ~:,qll participated in the finalization signalization of the intersection of IIillside Sister Cities Boulevard and Airport Boulevard which is completed. The project sponsor ,,viii construct constructed neighborhood traffic buffer zones shown in the supplement, along Hillside Boulevard between Lincoln Street and Randolph Avenue. Sister Cities Boulevard. **The design of the neighborhood traffic buffer zone shall be subject to the review and approval of the City Engineer and may not necessarily be of the width or design as shown on Exhibit S57. The project sponsor has installed additional streetlights within Hillside Boulevard or the traffic buffer zone as required by the City Engineer. The traffic buffer zone lane shall have a width of 28 feet or a lesser dimension as approved by the City Engineer. The Hillside Boulevard travel lanes are 12 feet wide.** Thc proj~t sponsor ,,viii participate in the cost of thc proposed Oyster Point Overcrossing Project to the extent that traffiG volumes arc project related, provided credits arc rc, eoivod for contributions made to Hillside Boulevard extension in excess of thc extent of the project related traffic volumes. **The project sponsor shall participate in the cost of the proposed Oyster Point Overcrossing Project in accordance with the formula to be adopted by the City Council. Credits shall not be allowed to the project sponsor for his costs to construct the Hillside Boulevard Extension unless specifically approved by the City Council. Credits toward his share of the overcrossing project may be allowed for the project sponsor for his land and improvement costs to construct the permanent freeway "hook ramp" improvements opposite the hotel and high technology center.** Construction of off-site traffic related improvements within the vicinity of the commercial area will be phased to limit impacts on peak-hour traffic using Oyster Point Overcrossing and Linden on-ramp. Construction will be phased as follows: During construction of hotel facilities, interim improvements consisting of widening of the existing freeway scissors off-ramp will be constructed by the project sponsor. - Construction of the high technology trade center or equivalent facilities will be deferred until construction begins on the on/off ramp improvements proposed for Airport Boulevard as part of the Oyster Point Overcrossing Project. Currently, the City is conducting a feasibility study on potential locations of the hook Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 33 ramps. **The project sponsor shall immediately, upon Specific Plan approval, initiate action on behalf of the City to expedite construction of the proposed Bayshore Highway/Airport Boulevard/Commercial Access "Hook Ramp" Improvements. The project sponsor, on behalf of the City, shall be responsible for the preparation of plans and for obtaining approvals from the State Department of Transportation and other affected agencies. The project sponsor shall participate in the cost of the proposed hook ramps and Oyster Point Overcrossing Project in accordance with a formula to be adopted by the City Council. In addition, the project sponsor shall contribute toward the construction of the hook ramps an amount equal to the amount estimated to make interim improvements to the existing scissors ramps if the construction of the hook ramps precedes the modifications to the existing scissors ramps which are required at the second commercial building phase. The nature and extent of total participation shall be determined prior to the approval of a Tentative Subdivision Map or Precise Plan for the Terrabay Project.** **The project sponsor shall be responsible for the preparation of plans for improvements similar to the existing Airport Boulevard in the City of South San Francisco for that portion of Airport Boulevard not affected by the proposed "Hook Ramp" Improvements. The project sponsor shall be required to pay the costs of roadway widening, street lights, traffic signals, landscaped and irrigated median islands, storm drainage system, etc.** The project sponsor will incorporate where feasible, Transportation Systems Management Concepts detailed in the project EIR into the operation of the commercial area facilities. **The developer shall submit a Transportation Systems Management plan for implementation within the Terrabay project. The plan shall be reviewed and approved by the City Engineer and Director of Community Development. The plan shall be submitted with the first phase of the commercial development.** Air Ouality Dust control during construction will be provided in accordance with City requirements through application of water or dust palatives. Public Services Impacts on public services -:~!! be were mitigated as proposed in the following steps: · The project sponsor ,,viii construct constructed a community firehouse below Terrabay Park in conjunction with Phase I of thc Operational Build out Development Bold tex~ marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 34 Phase I, as shown on Exhibit 11 in order to mitigate project impact on the fire protection. · The project sponsor ,,viii participate in providing provided the city/school district with additional athletic fields at the Hillside School. · The project sponsor will construct community recreational facilities on the project site as shown on Exhibit 4. The project sponsor ~vill construct constructed a one-million gallon water tank on site which wilt-be is shielded visually as much as feasible, from views both within and without the project area as shown on Exhibit S55 in the supplement. Habitat Conservation Plan Impacts on the Habitat Conservation Plan (HCP) are discussed throughout the Specific Plan. Key mitigation measures proposed are as follows: · The limits of grading, as shown on Exhibit 17, will conform to those limits identified in the HCP. · Grading will be phased, as shown on Exhibit 11, to conform with the HCP requirement for phased grading operations. · Revegetation of areas of temporary disturbance will be done in a manner consistent with HCP requirements to the satisfaction of the plan operator. Open space dedication will be made, as shown on Exhibit 15, to the plan operator in two phases -- upon completion of the residential development and upon completion of the commercial development. Operation of open space areas remaining within the jurisdiction of the City of South San Francisco and under the purview of the Terrabay Project Common Area Association will be done in accord with the HCP '~The Specific Plan shall be consistent with the provisions of the Habitat Conservation Plan for San Bruno Mountain?' H) Building and Site Design Elements There are four basic residential building types and two commercial development areas. The residential building types consist of: Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 35 · Townhomes · Single-family detached homes · Terraced townhomes · Condominiums The townhomes and single family detached homes will be limited to 30 feet in height and the terraced townhomes and condominiums will be limited to 45 feet in height. Height is measured from the top of the roof to the ground directly beneath it. Materials in the residential area will consist of light colored stucco exterior walls, earth or clay toned non-combustible roofing, such as asphalt shingles or cement tiles, painted wood, brick and file trim. The Terrabay site general affords excellent possible solar orientation. All residential units will meet or exceed applicable building and safety codes, including State required energy and handicap codes. Typical site plan and building elevations are shown in the supplement for residential Phase I. Graphics for Phase II will be provided in future submittals. Ail building design will be reviewed by the City of South San Francisco Design Review Board. Commercial area I consists of the office, restaurant and health club. Building height here will be restricted to 70 feet. Ail building designs will be reviewed by the City of South San Francisco Design Review Board. Commercial area II consists of the hotel and technical center complex. Building height here will be limited to 250 feet. Ail building designs will be reviewed by the City of South San Francisco Design Review Board. Ail commercial developments will meet or exceed building code and safety standards, including fire safety, sprinkling and protected exiting. State required handicap access and energy conservation standards will be followed. Typical site plan and building elevation arc shoxvn in thc have been omitted from this supplement, and will be provided in future submittals. **The applicant shall adhere to ali recommendations of the San Mateo County Environmental Health Department regarding vector control.** Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 36 III. IMPLEMENTATION A) Introduction 1) Thc adoption and implc, mentation of thc Terrabay 8pecific Plan by thc County of 8an Mateo (County) and the City of South 8an Francisco (City) is authorized by thc following: a. Title 7, Division 1, Chaptcr 3, Articlc 8 of thc California Government Codc (Sections 65450 through 65'153). Pursuant to these provision, thc County and thc City may prepare a specific plan based on thc County and City General Plans; and regulations, programs and legislation as may be required for thc systematic execution of the General Plan. thc specific plan shall include "detailed regulation, condition, program and proposed legislation which arc necessary or convenient for thc systematic implementation of each element of the General Plan." b. Titlc 7, Division 1, Chapter 3, Articles 9 of the California Government codc (8ections 6550 through 65507) which sets forth thc procedure for adoption of Specific Plans; c. Titlc 7, Division 1, Chapter 3, Article 10 of the California Government Codc (Sections 65550 through 65553) pursuant to which thc County Board of Supervisors and the City Council "may establish administrative talcs and procedures of the application and enfomement of specific plans; and pursuant to which thc City Council may detcgatc administrative functions, poxvers and duties to and create such administrative agencies or boards of review as may bc necessary or desirable to administer a specific plan." d. Division 24, Part 1, Chapter 3, Artictc 3 of thc California Health and 8afety Codc (Sc~tion 332220) which relates to thc authorized methods to bc used by public bodies to aid an cooperate with redevelopment projects located within the area in which they arc authorized to act. Purpose and Intent The Terrabay Specific Plan provides for the coordinated development of the south slope planning area of San Bruno Moumain as indicated in Exhibit 3. The concepts, regulations and condition established by the Terrabay Specific Plan are intended to guide and integrate the development of residential, recreational, office, hotel and technical center and other commercial uses. The Terrabay Specific Plan refines and implements the San Mateo county General Plan and City of South San Francisco General Plan. Further, the Specific Plan integrates the development concepts of the County and City General Plans, with the standards, regulations and procedures of an implementing Zoning Ordinance and portions of a Subdivision Ordinance. The 1982 Terrabay Specific Plan if adopted, would bc was adopted by the City and County in a joim session of thc 8outh San Francisco City Council and thc 8an Mateo County Board of supervisors. Thc Specific Plan, when adopted by ordinance will establish: of South San Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 37 Francisco and the Board of Supervisors of the County of San Mateo. The Specific Plan established: a. The type, location, intensity and character of development to take place in the Specific Plan area, and b. The off site improvement necessary to service the development and c. The procedures and responsibilities for plan implementation. The purpose of this amendment is to provide for a ten year extension of the Terrabay Specific Plan as requested by the owner, SunChase G.A. California I. The amendment also incorporates corrections, amendments of the Specific Plan previously approved by the City, and updates of the Plan's particulars. 3) Location The Specific Plan applies only to the property located within the Specific Plan area as described in the legal description attached in Appendix B, and shown on the specific plan map, Exhibit 3. Generally, the Specific Plan Area is located on the south slope of San Bruno Mountain, north of Hillside Boulevard/Sister Cities Boulevard and west of Bayshore Boulevard. 4) Notes and Conditions a. Approval of Development Under thc terms of the Memorandum of Understanding betweon thc County of San Matco and The 1982 Specific Plan and its EIR were approved by the City Council of the City of South San Francisco, thc follosving approval proGcso is detailed: Thc joint session of City and County Planning Commissions will approve the 8pcoific Plan and adopt thc Project EIR. Thc joint session of City and County legislative bodics will Gertify and the Board of Supervisors of San Mateo County. **No development proposal shown in the Specific Plan which requires a prior 10(a) Permit from the United States Fish and Wildlife Service shall be permitted until and unless the required permit is issued/approved by this Federal Agency.** A Section 10(a) permit for the project was issued by USF & WS on March 4, 1983. The permit expires on March 31, 2013. Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 38 The extension of the Specific Plan and its Supplemental EIR only requires approval of the City of South San Francisco because the project site was annexed into the City subsequent to the approval of the Specific Plan Project EIR and find project conformancc with the Ilabitat Conservation Plan. Upon annexation of thc project area to thc City, thc City ,,viii cxercisc sole approval authority. b. Tentative Map and Grading Permit Approval Tentative maps and grading plans will be submitted to the City of South San Francisco for review and approval. Upon approval, a single grading permit which specifics two separate phases of grading, will bc issued by thc City. c. Public Improvements The improvement shown in this Specific Plan and shown in Exhibit 12, shall be or have been constructed in accordance with the specifications and phasing required by this plan and shall be financed by the project sponsor, City and County as specified. d. Development Agreement The original Development Agreement was entered into between the project sponsor and the City of South San Francisco and was effective on April 14, 1988. The extension of the Development Agreement, will conform and include all conditions, terms restrictions and requirement for subsequent development of the Specific Plan Site, as specified in the extended Specific Plan. The extended development agreement will be executed between the City of South San Francisco and the project sponsor. e. Permissible Types of Construction All construction within the boundaries of the Specific Plan Area shall at a minimum comply with all provisions of the Uniform Building Code, the various Mechanical, Electrical and Plumbing Codes, the Uniform Fire Code and the Building Security Standards adopted by the City of South San Francisco, as amended. Specific Plan requirements will prevail where more restrictive. f. Environmental Impact Report (EIR) and Supplemental Environmental Impact Report (SEro) An EIR was certified An EIR which analyzcs thc cumulativc impact of thc proposed Terrabay Specific Plan has been prepared and adopted by the County of San Mateo ~oard of Bold text marked with a double asterisk (**) at beginmng and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 39 Suporvisors an thc and the City of South San Francisco City Council as part of the adoption of the Specific Plan. **All mitigation measures recommended by the project sponsor and the E.I.1L consultant in the certified E.I.1L, except those related to a central location for the fire station and looped private streets listed on page 132, shall be incorporated as conditions of approval for the Specific Plan and project.** A supplemental EIR which analyzes the impact of the proposed extension of the Terrabay Specific Plan and Development Agreement has been prepared by the City of South San Francisco. Mitigation measures proposed in the supplemental EIR to alleviate or reduce potential impacts, havc beon will be incorporated into the condition, standards and requiromont s requirements of this amended Specific Plan. g. Land Use Land uses shall be restricted to the land use designations, densities, and locations indicated in the Specific Plan. h. Severability If any regulation, condition, or portion of the Terrabay Specific Plan is, for any reason held invalid or unconstitutional by a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision, and the invalidity of such provision shall not affect the validity of the remaining provisions hereof. B. Implementation Elements 1) Land Use The only use categories, intensities, or locations permitted in the Terrabay Specific Plan Area shall be as indicated in Exhibit 4. Permitted land uses are: Residential · Single family detached residential unit · Single family attached residential unit (townhomes) · Terraced townhome units (multifamily) · Condominiums (multifamily Commercial · Office structure · Health club · Restaurants · Hotel/seminar center · High technology center Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 601g047.1 40 Community Facilities (Minimum Uses) · Childcare center · Tot-lot(s) Recreation center complex · Linear park · Public street Open Space · Dedicated public open space · Private open space maintained by homeowners association · Dedicated HCP habitat area · Juncus ravine Uses Permitted Used permitted and conditions required within each land use designated area are: Single Family Area Uses permitted are: · Single family dwellings. · One accessory building, only if constructed simultaneously with, the main building on the same lot. Accessory uses normally incidental to single family residence. This is not to be construed as permitting any commercial uses, including the storage of commercial vehicles. One sign, not over four (4) square feet in area and unlighted, pertaining only to the sale, lease, or rental of the property upon which the sign is to be located. **A sign program shall be submitted to, and approved by, the City with the submission of plans for each building phase.** 2. Uses permitted in a single family are with approval of a use permit are: · Schools · Parks, playgrounds · Public utilities, public and quasi-public uses. Bold text marked with a double asterisk (**) at beginmng and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 41 · Home occupations in accordance with the South San Francisco zoning ordinance as amended. 3. No Planned Unit Development Permit (PUD) shall be issued or a tentative subdivision map approved upon any single portion of the Specific Plan Area unless a Precise Plan has been prepared for the construction phase which adheres to the conditions, standards and requirements as set forth in the Specific Plan. 4. No part of any single family detached or other permitted structure shall be constructed with 8 feet of any single family detached building. 5. The minimum usable open space for a single family unit shall be as follows: Two Bedroom Units Three Bedroom or/Larger Units 250 Sq. Ft. 250 Sq. Ft. 6. usable open space shall not include the requisite side yard area. b) Multiple Family 1. Uses permitted are: · Multiple family dwellings. · Accessory buildings when constructed at the time the residential structure is constructed. · One sign not over four (4) square feet in area and unlighted, pertaining only to the sale, lease or rental of the property upon which the sign is to be located. 2. Building Height Limit · For main buildings: maximum forty-five (45) feet in height, measured from the roof line to the ground directly beneath it. c. Commercial 1. Uses permitted are: · Office Health clubs Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 42 · Restaurants · Hotels/seminar center · High technology center Buildings Height Limits · Office, restaurant, and heath club: maximum seventy (70) feet in height, measured from the roof line to the ground directly beneath it. · Hotel and tech center complex: maximum two-hundred and fifty (250) feet, measured from the roof line to the ground directly beneath it. 3) Transportation and Circulation a. On-Site Improvements Street Location - The street system within the Specific Plan Area shall be located as shown on Exhibit 10. Final precise alignment shall be established during the filing of precise plans and subdivision maps in conformance with the standards establish in the Specific Plan Street Standards - The streets within the Terrabay Specific Plan Area shall conform to the design standards set forth in the Specific Plan, in Section II-B. The minimum dimensions of streets located in the Terrabay Project area are: STREET TYPE RIGHT OF WAY Public Street 60 fi. 36 fi. Minor Private Street S-5 38 ft. Llg25 fi. Private Lane S-5 38 fi. 2~. 25 t~. Commercial Area Roads N/A 40 fl. The right of way along the public street will be dedicated to the City when the final subdivision improvement are accepted by the City. The private roadway rights of way are to be retained and not encroached upon by the Homeowners Association nor adjacent property owners with permanent structures or uses. 4) Parking Requirements Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 60 ~ 8047. ! 4 3 a. Off-Street Parking Requirements 1. General Requirements. All parking facilities for each residential neighborhood and for each commercial use in the Specific Plan Area shall be sufficient to serve the requirements in accordance with the minimum standards set forth below and those standards set forth in Section H-B of the Terrabay Specific Plan. Shared parking facilities may be utilized in the commercial area, as there is sufficient staggering of peak parking activity periods. Between adjacent or mixed uses off-street parking shall include a reasonable number of spaces to accommodate handicapped persons, and car pools, van pools, and commuter buses as specified in Section H-B, of the Specific Plan. 3. Compact Spaces The allowable number of compact car parking spaces shall be thirty percent (30%) of the total spaces required. Spaces may be grouped together in certain locations. 4. Size of Spaces The size of off-street parking spaces shall be at a minimum, as follows: DEPTH Standard Space 9 20 Compact Space 7-1/2 16 Van Space 9 20 Maximum angle of stall allowed is 90. This would require 25 feet for aisle width. The parking plan and space design shall be as shown in Exhibit 10, of the Specific Plan. **The width of parallel parking spaces shall be eight (8) rather than six (6) feet in width.** 5. Parking Lot Design All parking areas shall be interspersed with landscaped islands to break up the visual mass of the parking areas, except where areas are pan of or under parking structures. Landscape area shall be separated from parking areas by wheel stops. Parking areas shall be paved with asphalt concrete. The parking areas, lots and structures shall be located and designed in accordance with the standards set forth in Section H-B, Transportation and Circulation, of the Specific Plan. 6. Lighting and Maintenance Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 44 In the commercial area, the owner, and in the case of shared-use parking areas, the owners of the commercial facilities shall maintain the parking areas in a safe condition; and clean the parking areas twice per month with street cleaner to reduce contaminant runoff. Owners of single family detached residential units will be responsible for the maintenance of the parking areas on their property. Common parking areas in the townhome and condominiums, shall be maintained by the developer and subsequently the Homeowner Association. The parking areas shall be illuminated at a level which meets the safety standards of the City Public Safety Department, consistent with keeping lighting low to reduce glare. 7. Loading and Unloading Spaces Off-street loading and unloading spaces shall be provided on each commercial site, the Terrabay Point development area and the recreation center and child care center. The loading/unloading areas shall be designed in accordance with the standards in Section II-B of the Specific Plan. Adequate space for maneuvering freight and delivery vehicles and handling freight shall be provided. The minimal delivery and freight loading and unloading space requirements Under 5,000 sf None 5,000 to 30,000 sf 1 30,000 to 90,000 sf 2 90,000 to 150,000 sf 3 150,000 to 230,000 sf 4 8. Limousine and Bus Spaces and Bays Limousine and bus parking shall be provided as shown on the Circulation and parking Plan. 9. Off-Site Transportation Improvements a. Roadways and Signals The following off-site roadway intersection and signal improvements shall be or have been constructed or installed to service future Terrabay traffic: Roadway Improvements Hillside Boulevard Extension - Completed Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 45 · Proposed Public Road - Partial Completion · Phase I Commercial Area Improvement · Phase II Commercial Area Improvement · Phase m Commercial Area Improvement · Oyster Point Interchange (cost participation) · Residential Buffer Zone along existing Hillside Boulevard - Completed Signalization/Interchange Improvements · Signalization of the Intersection of Hillside Boulevard and Jefferson Avenue - Completed Signalization of the Intersection of Hillside Boulevard Extension and Bayshore Boulevard - Completed · Signalization of the Intersection of Bayshore Boulevard and the project commercial entrance (Phase III). Transportation Systems Management (TSM) Roadway Bus pullouts and bus shelters will be provided along Bayshore Boulevard and Hillside Boulevard. **In addition to the traffic signals required in the Specific Plan, traffic control signals shall also be installed by the project sponsor at the Hillside Boulevard/Hillside Boulevard Extension intersection, at the intersection of Hillside Boulevard and Jefferson Street, and at the project access intersections along Airport Boulevard as required by the City Engineer. The project sponsor shall also deposit, with the City, sufficient funds to offset costs attributable to project impacts on the Hillside Boulevard and Chestnut Avenue intersection.** **A pedestrian crossing signal shall be installed by the project sponsor at the intersection of the project's easterly public roadway and Sister Cities Boulevard near North Spruce Avenue. A lighted and paved public path or concrete stairway from Randolph Avenue to Sister Cities Boulevard, opposite North Spruce Avenue, shall be constructed by the project sponsor and/or San Mateo County concurrent with the construction of this roadway project.** Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 46 b. Transit Improvements The following transit related step shall be taken to service transit trips generated by the Terrabay Development: The required improvements listed above shall be constructed, financed, dedicated in accordance with the phasing and implementation Section IH-C and designed as specified in Section II-B of the Specific Plan. c. TSM (Non-Roadway) The following transportation system management techniques shall be pursued by the project sponsor: Limousine service will be provided from the San Francisco International Airport to the Hotel/Seminar Center. Car pool preferential parking will be provided in the commercial area where appropriate. · Staggered work hours will be encouraged in the office space. · Van pooling and car pooling will be encouraged through the homeowner's associations and the office space management. 5) Open Space and Recreation Areas shall be conserved, designed and developed to enhance the unique environmental quality of the site and its close proximity to the HCP Area and San Bruno Mountain Park. The parks shall be located as shown in Exhibit 14 of the Specific Plan and shall adhere to the following minimum size standards. a. Parks and Common Areas Linear Park - The Project sponsor shall improve the Linear Park to the standards in Section II-C of the Specific Plan and will dedicate it to the City of South San Francisco in accordance with the phasing and implementation schedule in Section III-C. The park shall be a minimum of 2.9 acres, adjacent to Hillside Boulevard. Tot Lots - The Project sponsor shall improve the Tot-Lots to the standards in the Specific Plan Section II-C and in accordance with the phasing plan in Section II-C of the plan. Bold text marked with a double asterisk (**) at beginmng and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 47 Common Areas - In Terrabay Commons and Terrabay Point commons areas private park development will be provided by the project sponsor and constructed in accordance with the standards in Section II-C of the Specific Plan. Minimum Area - Minimum area for the Commons area is 1.1 acres. The Commons area will be maintained by the project sponsor and subsequently, the Homeowners Association in accordance with Section II-C. b. Recreation Center The Recreation Center shall be constructed in accordance with the standards stated in Section H-C of the Specific Plan and shall be a minimum of 3,000 square feet in usable floor space. The construction of the Recreation Center shall be constructed by thc project sponsor, and dodieatod to completed upon completion of construction of Phase L **The project sponsor shall construct, as part of the presently designed Hillside Recreation Center Complex, an additional activity room having a minimum floor area of 800 square feet. Terrabay Association members shall be given priority use of this room with a thirty (30) day notice and upon payment of facility use fees as set forth in the Master Fee Schedule of the City of South San Francisco.** in accordance ~vith thc phasing schedulc, in Section III C of the Specific Area Plan. c) Athletic Fields The project sponsor shall providc provided athletic fields adjacent to the existing Hillside elementary school in accordance with standards in Section II-C and phasing in Section III-C. The fields shall minimally include included: · Soccer field · Baseball diamond · Restrooms · Lighting Small grandstands d) Open Space Open Space includes both public and private open space which should be located as shown in Exhibit 14 and designed in accordance with Section II-C of the Terrabay Specific Plan. e) Public Trails and Bikeways Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 48 The project sponsor shall construct public trails and bikeways in the locations and according to the standards set forth in Section II-C of the Specific Plan, the paths and bikeway shall connect the Terrabay development community areas; and Terrabay and the South San Francisco Neighborhoods to the San Bruno Mountain Trail System. The trails and bikeway shall be constructed to at least the standards below. **The public path/trail indicated on Exhibit 13 shall be not less than four (4) feet in width. Construction of the path/trail system shall be coordinated with San Mateo County Parks and Recreation Division.** Width Materials Class Trails 34 ft. Graded Dirt N/A Pedestrian Paths 4 ft. Asphalt Concrete N/A Bikelane 5 ft. Asphalt Concrete 2 Bikepath 8 ft. Asphalt Concrete 1 The trails shall be maintained in accordance with the regulations in Section III-C. 6) Conservation The location of the Terrabay Development Site along the south slope of San Bruno Mountain and the unique features and constraims of the site, require that substantial development standards and requiremems be developed to assure the site's special features be retained and the site's constraints incorporated imo the plans for Terrabay. Specific site constraint requirements and design standards presented in Section II of the Specific Plan shall be adhered to, and implememed in accordance with Section III-C. 7) Public Facilities. Services and Utilities a. Public Facilities The following public facilities shall be or have been provided by the project sponsor and maimained in accordance with the phasing and implementation requirements in Section III-C; and designed as specified in Section II-E The facilities are: Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 49 · Fire station (land and improvements) - Completed Child carc center a 2,000 square foot center shall be constructed in Terrabay Villagc to carc for '10 children.8 b) Public Utilities The following public utilities shall be constructed, phased and financed in accordance with Section III-C, and designed as specified in Terrabay Specific Area Plan. Water - The water supply for the Terrabay Specific Area shall be provided by the California Water Service or another water service company franchised by the City of South San Francisco. Thc portion of thc Torrabay Plan Area that is not within thc California water sorvicc area boundary and shall be annexed in aocordancc with thc phasing and implementation plan in Section m C. The water system shall be constructed by the project sponsor, and maintained to the standards and requirements in Sections II-D and III-C of the Specific Area Plan. The water mains shall be underground and located within public right of ways or public easements. Sanitary Sewers - Sanitary sewerage services will be provided through a system of on-site gravity sewer mains and interceptors which will connect to the City of South San Francisco sewer system. The Terrabay sewer system shall be designed in accordance with Section II-D and financed and phased as required in Section III-C. The sewer trunk lines shall be located within public rights of way and/or public easements. Storm Water Drainage System - An on-site and off-site storm drainage system shall be provided by the project sponsor for the Terrabay Specific Plan Area and the open space up stream of the project in accordance with the requirements in Sections II-D and III-C of the Specific Plan. The storm drain lines which are designated as public facilities will be maintained by the City of South San Francisco Department of Public Services. Solid Waste Disposal - Collection of solid waste generated within the Terrabay Specific Plan Area shall be mandatory, and service contracted for with the South San Francisco Scavenger Company or other company which is franchised to collect and dispose of solid waste within the city limits of South San Francisco. Solid waste storage and pick-up areas shall be designed in accordance with Section II-D and shall be phased as specified in Section III-C of the Specific Plan. Natural Gas and Electricity - Power shall be provided by the Pacific Gas & Electric Company through underground connections to existing Pacific Gas & Electric systems. 8 Amended per City Council Resolution No. 139-96 dated September, 1996. Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 50 The Pacific Gas & Electric service extensions shall be phased in accordance with Section 11143. Telephone and Cable T.V. - Telephone and cable T.V. service shall be provided by the project sponsor in accordance with Section IH-C phasing and implementation. The utilities shall be underground and installed in utility trenches with other utilities to reduce trenching and improve utility location in future. Individual service hook-ups shall be made by the utility at the request of individual owners who will pay the normal monthly service rates. C. Implementation and Phasing 1) Procedure for Implementation a. General Method Onoc thc Terrabay Specific Plan has been adoptod jointly by thc County of 8an Mateo and the City of 8outh 8an Frandseo, prczonod by 8outh 8an Francisco, and an annexation method approve, el by thc Local Agency Formation Commission (LAFCO), thc City can ac~opt Pre~isc Plans or Tentative Subdivision Maps for review. The final Precise Plans or Tentative Subdivision maps for development of the Terrabay Area shall conform to the Standards, criteria and requirements of the Specific Plan and shall be submitted in accordance with the phasing schedule. **The Specific Plan document shall expire ten (10) years after its adoption by the City Council and Board of Supervisors. Those development proposals for which building permits have not yet been issued may be eliminated or modified by the City after said expiration date. In the event that litigation, filed by a party other than the project sponsor or the City, should delay implementation of the Terrabay project, the expiration date of the Specific Plan shall be tolled from the time a summons and complaint is served on the defendant(s) until a final decision is rendered by the court.** **Unless otherwise stipulated in the Specific Plan documents, ali applicable provisions of Title 19 (Subdivision Ordinance) and Title 20 (Zoning Ordinance) of the City's Municipal Code shall be complied with. Building permits shall expire as provided in the Uniform Building Code, as amended by the City of South San Francisco.** **The "special storm drain," "sanitary sewer," and "economic" studies referred to within the Specific Plan shall be considered as a feasibility study used for the preparation of final designs and, as such, shall not be binding upon the City or the County.** b. Precise Plan or Tentative Maps No person shall commence any use or erect any structure or make exterior modifications to any existing use, and no building permit, variance permit or certificate of occupancy shall be issued for any new use or structure of modification thereof until a Precise Plan or Final Bold text marked with a double asterisk (**) at begimiing and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 51 Subdivision Map has been approved in accordance with the requirements of the Specific Plan and hereinafter set forth. c. Content of Application for Approval of Precise Plan and Subdivision Map When a Precise Plan is required by the Terrabay Specific Plan, the Precise Plan or Tentative Map shall be submitted to the Secretary of the Planning Commission. The Secretary shall check each application for completeness and conformance with the Terrabay Specific Plan. If the Precise Plan or Tentative Map is found incorrect, incomplete or not in conformance with the Specific Plan, the Secretary shall notify the Applicant of the deficiency within 35 days of submission of the Precise Plan or Tentative Subdivision Map. d. Content of the Precise Plan/Tentative Subdivision Map The following information and drawings shall be required for submittal to the Secretary of the Planning Commission of the City of South San Francisco, as part of the Precise Plan approval process: · All applicable tentative, final or parcel maps within the area covered by the Precise Plan. · A legal and physical description of the site including boundaries, easements, existing topography, natural features, existing buildings, structures and utilities. A plot or site plan, drawn to scale which depicts all proposed on-site improvements and utilities and the locations of same in accordance with the standards established in the Terrabay Specific Plan. · A landscape plan drawn to scale which sets forth detailed information in accordance with the landscape requirements of the Specific Plan and the HCP. · Final grading, drainage and grading/erosion maintenance plans. Architectural plans and detailed exterior elevations indicating profiles, glazing and materials drawn to scale. The applicant shall submit 10 black and white full size prim set(s) drawn to 1/4 scale and ten 81/2" x 11" reductions showing all land uses and buildings, for each precise plan. · Final scale drawings of all signs and light standards with details of height, area, color and materials, prepared in accordance with the specifications in the Specific Plan. · Final plans for off-site improvements associated with the precise plan prepared in association with the appropriate jurisdiction or agency, shall be submitted. Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 52 Any other drawing or additional information necessary to show the Precise Plans conformance with the Terrabay Specific Plan or required by the Planning Commission or a City Department for review. e. Copies of Precise Plan to be Submitted Ten (10) full-sized and twenty-five (25), 8-1/2 reduction copies of the Precise Plan or twenty five (25) copies of the Tentative Map and statements concerning the proposed subdivision shall be submitted to the Secretary of the Planning Commission at least thirty five (35) days prior to the Planning Commission meeting,. together with the current filing fees. f. Distribution of Precise Plan/Tentative Map Upon filing of the Precise Plan/Tentative Map with the Secretary of the Planning Commission, the Secretary shall transmit complete copies to the following departments or officers: Director of Community Development, City Engineer, Chief building Inspector, Director of Parks and Recreation, Police Chief, the District Engineer of the Division of Highways, Department of Public Works of the State of California, and, if affected, the Superintendent of the South San Francisco Unified School District, and each serving utility. The date of filing will be determined in accordance with Section 10.09 of the Subdivision Ordinance. g. Changes in Approved Precise Plan If non-minor changes to the Precise Plan are desired by the applicant, a revised Precise Plan shall be submitted and processed according to the procedures established herein for approval of the original Precise Plan. Revisions which are minor in nature, other than those applied as a condition of approval, shall be reviewed and approved by the Director of Community Development. h. Standards and Guidelines for Review In reviewing Precise Plans pursuant to the Terrabay Specific Plan, the Secretary of the Planning Commission and other departments, office, or agencies, consulted by the Department shall adhere to the standards set forth in the Terrabay Specific Plan. i. Procedure for Review and Approval To ensure the orderly development and marketing of the property in the Terrabay Specific Plan Area, the Planning Commission shall act on the Precise Plan within 30 days of receipt of a complete and adequate Precise Plan or Tentative Map by the Secretary of the Planning Commission. The review period may be extended upon the written consent of the City and the Applicant. Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 53 The Secretary of the Planning Commission shall assemble the City Departmental Reviews of the Precise Plan. Upon completion of the City review and consultations, the Secretary to the Planning Commission shall submit the Precise Plan to the Planning Commission and shall recommend that the Precise Plan be approved, conditionally approved, disapproved, or suggest modifications. The Planning Commission shall then submit to the City Council its written report advising approval, conditional approval, or disapproval of the Precise Plan/Tentative Map with 30 days after filing with its secretary. Such report shall set forth in detail reasons for the recommendation made and shall state all specific conditions recommended for a conditional approval. The report shall indicate that the Precise Plan is in conformance with the Specific Plan. At the next regular meeting of the City Council following the filing of the Planning Commission report with the Council, the Council shall fix a meeting date within 30 days. The City Council shall approve, conditionally approve, or disapprove the Tentative Map within such 30 day period. Any conditions shall be reasonable and designed to assure attainment of the standards established in the Terrabay Specific Plan. No approval shall be unreasonably withheld by the City Council if the Precise Plan is within the standards, conditions, and requirements of the Specific Plan. If the City Council disapproves the Precise Plan, it shall specify the standards or conditions which have not been met. j. Mandatory Findings for Approval of Precise Plan The City Council shall make the following findings before approving or conditionally approving any Precise Plan: · The project proposed in the Precise Plan is compatible with the intent and purpose of the Terrabay Specific Plan. The proposed development and/or construction standards of the Precise Plan are designed to achieve compliance with the development and/or construction standards of the Terrabay Specific Plan. · The project proposed in the Precise Plan is consistent with the City of South San Francisco General Plan and the Development Agreement. k. Expiration of Precise Plan Approval Any building permit for which a Precise Plan which has been approved, conditionally approved or modified shall lapse and shall be deemed void five (5) years aider the date thereof if a building permit has not been issued therefor and/or construction has not commenced or has not proceeded with due diligence thereat~er. Reasonable extensions of time may be granted by the City Council. 1. Amendment of the Terrabay Specific Plan Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 54 The procedure for amending the Terrabay Specific Plan shall be as specified in the California Government Code, Sections 65500 through 65507. Prior to approving any amendment to the Terrabay Specific Plan, the City Council shall find that: 1) The amendment is consistent with the development agreement, and 2) the amendment is consistent with the General Plan. **All amendments shall apply to the development of the property and shall be binding on the project sponsor/applicant, its successors or assigns.** m. Project Phasing and Implementation Commitments The phasing of project improvements and facilities shall be as shown on the Phasing Schedule, Exhibit 11, of the Specific Plan. D) Definitions For the purpose of the Terrabay Specific Plan the following words are defined as follows: Building. Shall mean the principal structure or structures on any Site, including all projections or extensions thereof, and all garages, outside platforms, out-buildings, docks and other similar structures. Board of Supervisors. Shall mean San Mateo County Board of Supervisors. City. Shall mean the City of South San Francisco. City Council. Shall mean the duly elected City Council of the City of South San Francisco. City General Plan. Shall mean the General Plan adopted on April 21, 1969 by the City Council of the City of South San Francisco by Resolution No. 5073, as amended, and such elements as may be adopted and amended from time to time in accordance with Title 7, Division 1, Chapter 3, Section 65300 et seq. of the California Government Code. County. Shall mean County of San Mateo. County General Plan. Shall mean the General Plan of the County Board of Supervisors as amended; and such elements as may be adopted and amended from time to time in accordance with Title 7, Division 1, Chapter 3, Section 65300 et seq. of the California Government Code. Development Agreement. Shall mean the agreement(s) entered by and among the City of South San Francisco and W. W. Dean and Associates, on ,1982 April 14, 1988, in accordance with Title 7, Division 1, Chapter 3, Article 2.5, Section 65864 et seq., of the California Government Code. Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 55 Habitat Conservation Plan (HCP). A method of conserving, managing and enhancing the natural resources necessary for the perpetuation of endangered species; as such plan is was adopted by the City of South San Francisco and the County of San Mateo. High Technology Center. Shall mean a land use classification which utilizes a combination of' showrooms and office space to promote the sale and distribution of' "high technology" electronic hardware. Owner. Shall mean at any particular time or times, any person, partnership, finn, corporation or other legal entity (including Sponsor) which owns fee title to one or more Sites, as shown by the Official Records of the County of San Mateo; provided, however, that a person or entity holding a security interest in any Site or Sites shall not be deemed an Owner so long as its interest in the particular Site or Sites is for purposes of security only. Final or Parcel Map. Shall mean any map designating the boundaries of one or more Sites prepared by or for any Owner and approved by the City pursuant to applicable ordinances and regulations. Precise Plan. Shall mean the approved Specific Plan as conditioned by the Legislative Bodies. Project Sponsor. Shall mean "W.W. Dc, an and Associates" (and his SunChase G.A. California I (and its successors and assigns). Property Line. Shall mean a line bounding a Site as shown on any Final or Parcel Map then in effect. The Property Line along a street shall be the respective rights of way line shown on the Final or Parcel Map. San Bruno Mountain General Plan Amendment. Shall mean the General Plan Amendment for San Bruno Mountain adopted by the San Mateo County Board of Supervisors on April 20, 1976. Site. Shall mean a contiguous area of land within the Specific Plan Area which is owned of record by the same owner, whether shown as one or more lots or parcels or portions of lots or parcels on any recorded Parcel Map affecting the Specific Plan Area. Specific Plan Area. Shall mean the property described in Appendix A, attached, and as shown on the Specific Plan Map, Exhibit 4. Subdivision Ordinance. Shall mean the Subdivision Ordinance of the City of South San Francisco, adopted by the City Council on May 21, 1981 as Ordinance No. 861-81, as amended (Title 19, South San Francisco Municipal Code). Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 56 Zoning Ordinance: Shall mean the Zoning Ordinance of the City of South San Francisco adopted by the City Council on August 10, 1954 as Ordinance No. 353, as amended (Title 20, South San Francisco Municipal Code). Bold text marked with a double asterisk (**) at beginning and end reflects amendments to Specific Plan adopted by City Council on December 2, 1982. 6018047.1 57 PROJECT STAFF AND ACKNOWLEDGMENTS The Terrabay Specific Plan was prepared by Rcsourccs Engineering & Management (REM) KLtI and REM Consulting Engineers in South San Francisco, California. Assisting P. EM KLM on certain phases of the work were the architectural firm of Doug Dahlin & Company, thc traffic engineering firm ofDK8 Associatcs and Geraldinc 8teerc, Planning Consultant.. We wish to acknowlodgc in particular tho contributions to thc Plan and advice given us during thc development of this Plan by the following reprcscmatives of thc City of South 8an Francisco and the County of 8an Mateo. 1. Louis Dell' Angeta, Director of Community Dcvetopment, City of South 8an Francisco. 2. Philip Gomy, Senior Planner, City of 8outh 8an Francisco. 3. Roman Gankin, Dc,~x>lopment and Rcview Manager, County of 8an Matoo. 4. Bill Rozar, Planner III, County of 8an Mateo APPENDIX A Legal Description The land fei'erred to in this reporc is situated in the S~ate of California, County of San M3,teo and i~ described ~ follows: BEGINNING at the most ~ortherly corner of the lands described in the Deed to South San Francisco Unified School District, recorded February 21, 1957, in Book 3177 of Official Records at page 720, records of San Mateo County and running thence from said point of BEGINNING North 33° 36' 20' East, 865.70 feet~ thence South 55" 00' 00' East, 567.209 feet: thence North 38° 00' 00' East, 970.00 feet; thence North 89" 00' 00' East, i680.00 feet: thence South 2~ 00' O0' West, 675.00 feet;thence South 62" 00' 00# East, 3460.00 feet: thence North 32" 00' 00' East, 900.00 feet; thence South 67" 00' 00# East, 530.00 feet; thence North 20" 00' 00' East, 1500.00 feet;thence South 74" 00' 00# East, 494.72 feet: thence North 00° 48' 28' East, 315.435 feet to an angle point in the City Limit Line of the City of Brisbane= thence along said Brisbane City Limit Line South 79" 40' 27" East° 1533.309 feet to a point in the westerly line of Bayshore Boulevard, formerly Bayshore highway: thence southwesterly along said westerly line of Bayshore Boulevard, also being the Brisbane City Limit Line. South 26" 26' 31' West, 582.043 feet to a point of curvature: thence along a tangent curve to the right having a radius of 4937.15 feet, through a central angle of 12° 07' 00# an arc length of 1044.09 feet: thence South 38" 33' 31' West, 903.17 feet to a point of curvature: thence along a tangent curve to the right having a radius of 7436.97 feet, through a central angle of 11Q 05' 22' an arc length of 1439.406 fe~t to the uoint of'intersection of said westerly line of Bayshore Soulevar~ with the northerly line of PECK'S SUBDIVISION NO. 1, as said subdivision is sh=~n upon the map recorded in Book 5 of Maps at page 11, records of San F~teo County, said point of intersection also be-ing the point of intersection of the Brisbane City Limit Line with the South San Francisco City Limit Line; thence leaving said westerly.line of Bayshore Boulevard and said Brisbane City Limit Line and running northwesterly along the existing City Limit Line of the City of South San Francisco the following courses and distances to the point of BEGINNING of the description contained herein: North 75° 21' 18" West, 1831.317 feet along said northerly line of PECK'S SUBDIVISION NO. 1; thence North 68" 46' 07" West 4315.647 feet along the northerly line of PARADISE VALLEY, as said subdivision is shown upon the map recorded in Book 22 of Maps at page 40, .records of San Mateo County, said northerly line is also the northerly line of Randolph Avenue (25 feet wide) as shown uuon said subdivision map of PARADISE VALLEY, and along the centerline ~f H~llside Boulevard · (35 foot half width) as said boulevard is shown upon the map of STERLING TERRACE NO. 4, recorded in Book 30 of Maes at page 48, records of San Marco County; thence South 70" 27"52" West, 920.95 feet along the centerline of Hillside Bouleuard (35 foot half width), as said boulevard is sh=wn upon the map of STERLI:~G TE.R/{ACE NO. 5, recorded in Book 31 of Maps at page 24, records of San ~ateo County: thence leaving said centerline of Hillside Boulevard and running North 19" 32' 08" West, 69.994 feet to the point of intersection of the northwesterly line of Hillside Boulevard, as described in the Deed from Crocker Land Comoany to the County of San M~teo, recorded April 7, 1960, in ~Volume 3776 of Official Records at page 141 through 147, records of San Mateo County, with the northeasterly line of said lands of the South San Francisco Unified School District: thence along said northeasterly line North !9° 32' 08" West, 308.026 feet: thence North 40" 16' 17' West, 282.82 feet; thence North 76" 24' 40" West, 374.97 feet to the point of BEGInninG, The California coordinate system, zone 3, has been used as the basis of bearings for this description. Ail bearings given are gr~d bearings. Ail distances given are grid distances. EXCEPTING from the above described lands, all that portion thereof lying within Hillside Boulevard and described as 'Parcel 2" in the Deed from Crocker Land Company to the County of San M~teo, recorded April 7, 1960, Book 3776, Official Records, Page 140, San Mateo 2ounty Records APPENDIX B Ordinance Establishing Terrabay Zoning District -- ORDINANCE NO. AN ORDINANCE OF THE CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA, ESTABLISHING A ZONING DISTRICT ENTITLED "THE TERRABAY SPECIFIC PLAN DISTRICT", AMENDING SECTIONS 2.1 AND 2.2 OF ORDINANCE NO. 353, AS AMENDED, ENTITLED "ZONING ORDINANCE OF THE CITY OF SOUTH SAN FRANCISCO," ADOPTED ON AUGUST 10, 195#, AND THE MAP ENTITLED "ZONING MAP OF THE CITY OF SOUTH SAN FRANCISCO, CALIFORNIA", DATED 3UNE lg, 1975. WHEREAS, the City of South San Francisco has entered into an Owner Participation Agreement dated as of with W. W. Dean & Associates ("Developer") the owner of certain property which is the subject of Terrabay Specific Plan (The "Property") to provide for development of the Property in accordance with the Specific Plan; and WHEREAS, the City desires to establish a Specific Plan zoning district for the Property in order to refine and to implement the General Plan with respect to the Property and in particular to implement the terms and conditions of the Owner Participation Agreement and otherwise to control development of the Property; and WHEREAS, the City desires to establish appropriate procedures to monitor the development of the Property in accordance with the Terrabay Specific Plan and the Owner Participation Agreement; NOW, THEREFORE, the City Council of the City of South San Francisco, pursuant to recommendations of the Planning Commission, does hereby ordain as follows: SECTION 010. That the Terrabay Specific Plan is hereby approved and adopted, as set forth in Exhibit 1 attached hereto, and incorporated herein by this reference. SECTION 020. That a zoning district entitled "The Terrabay Specific Plan District" is hereby established consisting of, and in all respects consistent with, the regulations contained in the Terrabay Specific Plan. SECTION 030. That Sections 2.1 and 2.2 of Ordinance 353, as amended, are hereby amended by adding to the districts listed in Section 2.1 the "Terrabay Specific Plan District" and by changing the district boundaries shown on the map incorporated by reference in Section 2.2 to rezone the Property described in Exhibit 2, attached hereto .¢ and incorporated herein by this reference, as the Terrabay Specific Plan District and to include the Property described in Exhibit 2 within the Terrabay Specific Plan District. SECTION 0#0. If any provision of this ordinance or the application thereof to any person or circumstance is held invalid, such invalidity shall not affect other provisions or applications of the ordinance which can be given effect with the invalid provision or application and to this end the provisions of this ordinance are declared to be severable. SECTION 050. The City Clerk shall certify to the passage of this ordinance and cause .the same to be published in the "Enterprise 3ournal", a newspaper of general circulation in the City of South San Francisco, as required by law, and the same shall take effect thirty (30) days from and after its adoption. Introduced at a meeting of the City Council of the City of South San Francisco held on ,1992 and passed and adopted at a meeting of the City Council of the City of South San Francisco held on , 1982, by the following vote: AYES: Council members: NOES: ABSENT: Council members: Council members: 'Attest City Clerk As Mayor of the City of South San Francisco, I do hereby approve the foregoing Ordinance this ~ day of , 1992. Mayor APPENDIX C Landscape Plant Palette ACCENT AREAS, STREETSCAPE/INTERFACE & VIEW SLOPES The following plant material is for use within the development areas and is subject to review by the City of South San Francisco Parks and Recreation Deparimmnt and the County of San Mateo Habitat Conservation Plan in accordance with the Terrabay Development Specific Plan Report. VIEW SLOPES/ACCENT AREAS TREES Umbellularia californica California Bay Populus fremontii 'Nevada' Male Fremont Cottonwood Fraxinus oxycarpa 'Raywood' Raywood Ash Aesculus californica California Buckeye :Metrostderos tomentosa New Zealand Christmas Tree SHRUBS Prunus ilicifolia Holly leaved cherry Garrya elliptica 'James Roof' Silk tassel bush Myrica californica California Wax Myrtle Acacia verticillata Spring Acacia Rhamnus californica 'Eve Case' California Cascaraberry Ribes sanguineum Flowering currant GROUND COVER Galvezia speciosa 'Bocarosa' Island Snapdragon Baccharis pilularis 'Twin Peaks' Dwarf Coyote Brush Cotoneaster 'Lowfast' HYDROSEEO Aurinia saxitilis Perennial Allysum Calendula officinolis Pot marigold Coreopsis lanceolata Lance-leaved Coreopsis Cosmos bipinnatus 'Oazzler' Cosmos Gaillardia grandiflora Blanket flower Lupinus variicolor Eschscholzia californica California Poppy STREETSCAPE INTERFACE/ACCENT AREAS TREES Cupressus macrocarpa Monterey Cypress Pinus canariensis Canary Island Pine Sequoia sempervirens cultivars Coast Redwood Pinus muricata Bishop Pine Metrosideros tomentosa New Zealand Christmas Tree Populus alba bo)lena Bolleana Poplar SHRUBS Melaleuca nesophylla Pink Melaleuca Arbutus unedo Strawberry Tree Acacia verticillata Spring Acacia Ceanothus 'Frosty Blue' Hakea sauveolens Sweet Hakea Escallonia fradesi Grevillea 'Canberra' Ceanothus 'Concha' Eleagnus pungens fruitlandii Echium fastuosum Pride of Madiera Heteromeles arbutifolia Toyon GROUND COVERS Arctostaphylos 'Emerald Carpet' Emerald Carpet Manzanita Baccharis pilularis 'Twin Peaks' Dwarf Coyote Brush HYDROSEED Aurinia saxitilis Perennial Allysmn Calendula officinolis Pot Marigold Coreopsis lanceolata Lance-leaved Coreopsis Cosmos bipinnatus 'Dazzler' Cosmos Gaillardia grandiflora Blanket flower Lupinus variicolor Eschscholzia californica California Poppy TRANSITION SLOPES & HABITAT RESTORATION AREAS Studies presently in progress will determine numerous seed mixes for use on Transition Slopes and Habitat Restoration Areas. The seed mixes will vary throughout the development based on the various plant co~inunities presently in existence. They will be comprised solely of native, indigenous species, selected according to the following criteria: - Host plant to endangered species - Good erosion control characteristics - Feasibility of collecting from the wild ~ Seed morphologically suitable for hydroseeding - Landscape attractiveness The following is a preliminary list from which the seed mixes and planted material for the Transition Slopes and Habitat Restoration Areas will be selected: Shrubs and Herbaceous Plants for Hydroseedin~: 2. 3. 4. 6. 7. B. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. 24. 25. Achillea millefolium var. californica Allium sp. Baccharis pilularius pilularius Brodeia laxa Brodeia pulchella Castilleja sp. Chlorogalum pomeridianum Chrysopsis villosa Clarkia purpurea Eriogonum latifolium Eriophyll~ confertiflorum Eriophyllum staechadifolium Eschscholzia californica Grindelia sp. Heuchera sp. Iris douglasiana Lasthenia chrysostoma Layia platyglossa Lotus scoparius Lupinus albifrons Lupinus formosus Lupinus nanus Lupinus variicolor Mimulus aurantiacus Monardella villosa 26. 27. 28. 29. 30. 31. Orthocarpus densiflorus Phacelia californica Salvia spathaceae Sedmn spathulifolium Viola pendunculata Wyethia angustifolia Trees and Shrubs for Landscape Planting: 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. Aesculus californica A~utus menziesii Arctostaphylos sp. Ceanothus sp. Comus californica Erigeron glaucus Eriogonum sp. Garrya elliptica Heteromeles arbutifolia Mahonia/Berberis sp. Myrica californica Prunus illicf~lia Quercus sp. Rhamnus californica Ribes malvaceum Umbellularia californica Zauchneria californica Ground Covers: 2. 3. 4. 5. 6. Baccharis pilularius Dudleya sp. 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