Loading...
HomeMy WebLinkAboutReso 159-1982 RESOLUTION NO. 159-82 CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA A RESOLUTION ADOPTING THE TERRABAY SPECIFIC PLAN WHEREAS, the City Council, in joint cooperation with the County of San Mateo, held public hearings regarding the Terrabay Specific Plan, the Environ- mental Impact Report related to that specific plan, and other regulations necessary to the implementation of the Specific Plan; and WHEREAS, said public hearings were properly noticed and held on Novmeber 1 5, 1982 and December 2, 1982 ; and W~)EREAS, the City Council has reviewed and considered the Terrabay Environ~ mental Impact Report, its findings, impacts, and mitigation measures; and WHEREAS, the Terrabay Specific Plan was properly prepared in accordance with Sections 65450 and following of the Government Code; and WHEREAS, the Terrabay Specific Plan is a natural extension of the urban development of the City of South San Francisco and the County of San Mateo and is consistent with the sphere of influence delineated by the Local Agency Form- ation Commission; and WHEREAS, the Terrabay Specifi'c Plan is consistent with South San Francisco's General Plan as amended on October 27, 1982; and WHEREAS, the Terrabay Specific Plan is compatible with properties in its immedi ate area. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of South San Francisco that: 1. Plan Approved. The Terrabay Specific Plan, which plan is attached hereto as Exhibit "A" and is hereby incorporated by reference herein, is approved and adopted. ADOPTED 1 2/.2/82 AMENDMENTS TO TERRABAY SPECIFIC PLAN (EXHIBIT A) ADOPTED BY SOUTH SAN FRANCISCO CITY COUNCIL ON DECEMBER 2, 1982 TERRABAY SPECIFIC PLAN AMENDMENTS 1. The City shall request annexation of only that land within the Terrabay Specific Plan area which is not required to be deeded to San Mateo County pursuant to the requirements of the San Bruno Mountain Habitat Conservation Plan. 2. 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. ~ 3. All mitigation measures recommended by the project sponsor and the E.I.R. consult- ant in the certified E.I.R., 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. 4. The Construction Phasing Schedule indicated as Exhibit ll 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 re- quired 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 that phase of construction shall not be issued or that phase of the project shall be reduced in scope. 5. 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 deci- cion is rendered by the court. ADOPTED 12/2/82 .Terrab. ay Specific Plan Amendments Page 2 6. 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. 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 .~chnnl site drainage system. 7. 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 with- in 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. 8. Detailed soil and geotechnical studies shall 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 satis- factory evidence that all 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. 9. 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 flood- ing 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 installa- . -- tion 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' 10. 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 with' one (1) covered off-street parking space per unit. ll. In addition to off-street parking spaces required in Amendment 10 (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 Subdivi- sion or Parcel Map for residential development of property in the Specific Plan area shall be conditioned upon the project sponsor executinq and recordina C.C.& R's which shall include a provision prohibiting the parking or storage of recreational vehiCles in such residential are~. · ~ . ADOPTED 12/2/82 T.erraba~v Specific Plan Amendments Page 3 12. The density of the residential portion of the project may be modified or reduced by the City if'detailed geotechnical data and/or implementation of City develop- ment requirements indicate that said modification or reduction is necessary, pro- vided, however, that the overall density of the project is not exceeded. 13. Street lighting shall be provided along the Hillside Boulevard Extension at the expense of the project sponsor and so designed as to not adversely affect resi- dences located south of this roadway. 14. 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 Boule- vard 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. 15. A pedestrian crossing signal shall be installed by the project sponsor at the intersection of the project's easterly public roadway and the Hillside Extension near North Spruce Avenue. A lighted and paved public path or concrete stairway from Randolph Avenue to the Hillside Boulevard Extension, opposite North Spruce Avenue, shall be constructed by the project sponsor and/or San Mateo County con- current with the construction of this roadway project. 16. 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. I'n no case shall the City Engineer approve a curb to curb width of less than twenty-two (22) feet. 17. The minimum street grades for public and private streets in the project shall be one percent (1%). The raaximura 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. 18. 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, pro- vided adequate access is afforded all residential units. 19. A sign program shall be submitted to, and approved by, the City with the submis- sion of plans for each building phaSe. 20. 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 the project sponsor for his land and improvement costs to construct the permanent freeway "hook ramp" improvements opposite the hotel and high technology center. Terrabay Specific Plan Amendments ® Page 4 ADOPTED 1 2/2/82 21. 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 pro- ject 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. 22. The project sponsor shall be responsible for assuming the entire cost of all traf- fic signal and public improvement costs, unless otherwise provided by written agreement with the affected public agency. 23. Grading and utility system proposals presented in the Specific Plan shall be con- sidered informational only. Detailed grading and utility plans shall be submitted to, and approved by, the City during the subdivision approval process. 24. The Hillside Boulevard Extension 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 Pipe- line No. 3 to be installed within the Hillside Boulevard Extension right-of-way should such an alignment be approved by the City, and the installation of the pipe- line will not unreasonably delay the construction of the Hillside Extension Project. The project sponsor shall be responsible for the cost of installing street lights, landscaping and irrigating the median islands, and conforming the Hillside Boule- vard Extension to normal City standards (in excess of County road standards). 25. "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 De- partment subsequent to such removal. 26. Prior to the installation of recreational improvements on the Hillside School ~site, 'wind studies shall be 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 shall be subject to prior approval by the Board of Trustees of the South San Francisco Unified School District. 27. 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. Terrabay Specific Plan Amendments Page 5 ADOPTED 12/2/82 28. All dead-end roadways within the Terrabay Park and Terrabay Wood developments shall be provided with bulbs or turn around areas to the' satisfaction of the City Engineer. 29. 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. 30. 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 de- sign as shown on Exhibit S57. The project sponsor shall install additional street lights 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 shall be 12 feet wide. 31. The width of parallel parking spaces shall be eight (8) rather than six (6) feet in width. 32. The City shall retain the authority to negotiate the extent of equipment and fur- nishings 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 of the proposed park and recreation facilities. 33. Unless otherwise stipulated in the Specific Plan documents, all applicable provi- sions 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 Fran- cisco. 34. All amendments shall apply to the development of the property and shall be binding on the project sponsor/applicant, its successors or assigns. 35. The Specific Plan shall be consistent with the provisions of the Habitat Conserva- tion Plan for San Bruno Mountain. 36. The applicant shall adhere to all recommendations of the San Mateo County Environ- mental Health Department regarding vector control. 37. Should any of the amendments adopted by the approving bodies of the City and County differ from the Specific Plan text or map exhibits, the amendments enumer- ated herein shall take precedence. 38. 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. Terrabay Specific Plan Amendments Page 6 ADOPTED 1 2/2/82 39. The developer shall submit a TransportatiOn Systems Management plan for implemen- tion 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. 40. The project sponsor shall be responsible for the preparation of plans for improve- ments 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" Im- provements. 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. 41. The project sponsor shall submit a sanitary sewer study (including field measure- ments 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. All 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 developer. The exact portions of the sanitary sewer system to be maintained by the City shall be determined by the City Council. 42. The p~°ject..~sponsor shall construct, as part of the presently designed Hillside Recreation Center.~Complex, an additional ~activ_ity 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. 43. The developer shall provide, within the Terrabay Commons Development, 40 residen- tial units capable of being interior finished to meet the HUD Standards for adapt- able 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. Handi'capped 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. 44. The storm drain trunk system shall be designed so as to handle runoff of an inten- sity 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 sys- tem. The overflow system at the inlet structure shall be designed to handle run- off 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 and from the planned storm period indicated above. ADOPTED 1 2/2/82 T~enr,ab.ay Specific Plan Amendments Page 7 45. 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 fur- nished 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 nota- rized 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. 46. 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 residen- tial 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 con- struction phases.