HomeMy WebLinkAboutReso 24-2014RESOLUTION NO. 24 -2014
CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA
A RESOLUTION APPROVING SPECIFIC PLAN
AMENDMENTS, A TENTATIVE PARCEL MAP, A PRECISE
PLAN, USE PERMIT, DESIGN REVIEW, TRANSPORTATION
DEMAND MANAGEMENT PLAN, DESIGN GUIDELINES,
AND MASTER SIGN PROGRAM, FOR THE DEVELOPMENT
OF A 20.1 ACRE SITE FOR THE BRITANNIA COVE AT
OYSTER POINT PROJECT IN THE BAY WEST COVE
SPECIFIC PLAN DISTRICT.
WHEREAS, HCP Oyster Point III, LLC owns property commonly known as Planning
Area 1 of the Bay West Cove Specific Plan, and located at the northern terminus of Gateway
Boulevard; and,
WHEREAS, Slough BTC, LLC owns property commonly known as Planning Areas 2
and 3 of the Bay West Cove Specific Plan, and located at 1100 -1170 Veterans Boulevard; and,
WHEREAS, HCP Oyster Point III, LLC and Slough BTC, LLC are collectively referred
to as Owner ( "Owner ") and are both subsidiaries of HCP, Inc. ( "Applicant "); and,
WHEREAS, Applicant has proposed to develop the Britannia Cove at Oyster Point
Project with an office /research and development (R &D) campus, commercial, hotel, and
recreational open space uses ( "Project "); and,
WHEREAS, Applicant seeks approval of Specific Plan Amendments, a Zoning Text
Amendment, Precise Plan, Use Permit, Design Review, Transportation Demand Management
Plan, Tentative Parcel Map, Design Guidelines, and Master Sign Program; and,
WHEREAS, approval of the Applicant's proposal is considered a "project" for purposes
of the California Environmental Quality Act, Pub. Resources Code § 21000, et seq. ( "CEQA ");
and,
WHEREAS, on November 7, 2013 the Planning Commission for the City of South San
Francisco held a lawfully noticed public hearing to solicit public comment and consider the EIR
and the proposed entitlements, take public testimony, and make a recommendation to the City
Council on the Project; and,
WHEREAS, the City Council reviewed and carefully considered the information in the
Subsequent Environmental Impact Report ( "SEIR "), and by separate resolution, certifies the
SEIR, including a statement of overriding considerations and mitigation monitoring and
reporting program, as an objective and accurate document that reflects the independent judgment
and analysis of the City in the discussion of the Project's environmental impacts.
WHEREAS, the Planning Commission for the City of South San Francisco held a
lawfully noticed public hearing on November 7, 2013 to solicit public comment and consider the
SEIR and the proposed entitlements and take public testimony, at the conclusion of which, the
Planning Commission recommended that the City Council certify the SEIR and approve the
project; and,
WHEREAS, the City Council held a duly noticed public hearing on December 11, 2013
which was continued to January 8, 2014 and to February 12, 2014, to consider the SEIR, the
Specific Plan Amendments, Zoning Text Amendment, Precise Plan, Use Permit, Design Review,
Transportation Demand Management Plan, Tentative Parcel Map, Design Guidelines, Master
Sign Program and Development Agreement and take public testimony.
NOW, THEREFORE, BE IT RESOLVED that based on the entirety of the record before
it, which includes without limitation, the California Environmental Quality Act, Public
Resources Code §21000, et seq. ( "CEQA ") and the CEQA Guidelines, 14 California Code of
Regulations §15000, et seq.; the South San Francisco General Plan and General Plan EIR; the
South San Francisco Municipal Code; the Project applications; the Britannia Cove at Oyster
Point Phase I and II Precise Plan, as prepared by DES Architects + Engineers, dated February 5,
2014; the Design Guidelines, prepared by DES Architects + Engineers, dated June 27, 2013; the
Preliminary Transportation Demand Management Plan, as prepared by TDM Specialists, Inc,
dated May 31, 2013; the 1997 Bay West Cove Commercial Project EIR, including the Draft and
Final EIR and all appendices thereto; the 2000 Bay West Cove Commercial Project
Supplemental EIR, including the Draft and Final EIR and all appendices thereto; the Britannia
Cove at Oyster Point Precise Plan Subsequent EIR, including the Draft and Final SEIR and all
appendices thereto; all site plans, and all reports, minutes, and public testimony submitted as part
of the Planning Commission's meeting held on November 7, 2013, and Planning Commission
deliberations; all reports, minutes, and public testimony submitted as part of the City Council's
duly noticed public hearing on December 11, 2013 which was continued to January 8, 2014 and
to February 12, 2014, and City Council deliberations; and any other evidence (within the
meaning of Public Resources Code §21080(e) and §21082.2), the City of South San Francisco
City Council hereby finds as follows:
A. General Findings
1. The foregoing recitals are true and correct.
2. The Exhibits attached to this Resolution, including the Conditions of Project
Approval (Exhibit A), Bay West Cove, Planning Area 1 Specific Plan Amendment (attached as
Exhibit B), Britannia Tech Center, Planning Areas 2 and 3 Specific Plan Amendment (attached
as Exhibit C), the Precise Plan (attached as Exhibit D), the Design Guidelines (attached as
Exhibit E), the Preliminary Transportation Demand Management (TDM) Plan (attached as
Exhibit F), the Master Sign Program (attached as Exhibit G), and the Tentative Parcel Map
(attached as Exhibit H) are each incorporated by reference and made a part of this Resolution, as
if set forth fully herein.
3. The documents and other material constituting the record for these proceedings
are located at the Planning Division for the City of South San Francisco, 315 Maple Avenue,
South San Francisco, CA 94080, and in the custody of Chief Planner, Susy Kalkin.
4. By Resolution No. 24 -2014, the City Council, exercising its independent
judgment and analysis, finds that an SEIR was prepared for the Project in accordance with
CEQA, which SEIR adequately discloses and analyzes the proposed Project's potentially
significant environmental impacts, its growth inducing impacts, and its cumulative impacts, and
analyzed alternatives to the Project. For those impacts that could potentially exceed CEQA
thresholds of significance, where feasible the City has identified and imposed mitigation
measures that avoid or reduce the impact to a level of less - than - significant. The City Council
further finds that the benefits of approving the Project outweigh the Project's significant and
unavoidable impacts.
B. Bay West Cove, Planning Area 1 Specific Plan Amendment
1. The Specific Plan, as proposed for amendment, implements and is consistent with
the General Plan and the East of 101 Area Plan. The 1999 General Plan includes policies and
programs that are designed to encourage the development of high technology campuses in the
East of 101 Area, allow for employee - serving services, and requires the preparation of a Traffic
Demand Management plan to reduce congestion impacts. Consistent with these policies, the Bay
West Cove, Planning Area 1 Specific Plan Amendment and Britannia Cove at Oyster Point
Project provides for the phased construction of an office /R &D development at an FAR of 1.16
within Planning Area la, with an overall FAR of 0.86 within Planning Areas la, 2 and 3. The
Project includes employee - serving amenities in accordance with a preliminary Transportation
Demand Management Plan and meets specific design standards established for the Bay West
Cove area, while providing additional public amenities including construction of a multi -use path
connecting the Bay Trail to Oyster Point Boulevard, and grading and site preparation of the
future hotel parcel, subject to the terms of the Project entitlements including the proposed
Development Agreement. Further, approval of the Project, including the proposed Development
Agreement, will not impede achievement of, and is consistent with, applicable General Plan
policies.
2. The Specific Plan, as proposed for amendment, implements and is consistent with
the East of 101 Area Plan, which the General Plan identifies as the guide for detailed
implementation of General Plan policies. Policy LU -16 supports development of campus
settings and promotes facility wide development standards. In addition, the proposed project is
consistent with the Design Policies of the East of 101 Area Plan.
3. The Specific Plan will not be detrimental to the public interest, health, safety,
convenience, or welfare of the City, because the Project proposes redevelopment of an
underutilized Project Site, which will result in an office and research and development campus -
like facility, with additional public amenities, including improved access to the Bay Trail and an
enhanced bicycle trail system along Oyster Point Boulevard.
4. The Specific Plan area is physically suitable for the type and intensity of the land
use being proposed. The General Plan specifically contemplates the proposed type of project,
and the suitability of the site for the proposed development was analyzed thoroughly in the
environmental document prepared for the Project.
5. The proposed development will be superior to development otherwise allowed
under conventional zoning classifications. The Project proposes the blending of Floor Area
Ratio (FAR) between Planning Areas la, 2 and 3 of the Bay West Cove Specific Plan District
and will facilitate construction of public amenities at the Project Site, including improved access
to the Bay Trail and an enhanced bicycle trail system along Oyster Point Boulevard.
C. Amendment to Britannia Tech Center Specific Plan, Planning Areas 2 and 3
1. The Specific Plan, as proposed for amendment, implements and is consistent with
the General Plan and the East of 101 Area Plan. The 1999 General Plan includes policies and
programs that are designed to encourage the development of high technology campuses in the
East of 101 Area, allow for employee - serving services, and requires the preparation of a Traffic
Demand Management plan to reduce congestion impacts. Consistent with these policies, the
amendment to the Britannia Tech Center Specific Plan, Planning Areas 2 and 3, and Britannia
Cove at Oyster Point Project provides for the phased construction of an office /R &D development
at an overall FAR of 0.86 within Planning Areas 1 a, 2 and 3. Approval of the amendment to the
Specific Plan will not impede achievement of, and is consistent with, applicable General Plan
policies.
2. The Specific Plan will not be detrimental to the public interest, health, safety,
convenience, or welfare of the City, because the Project proposes redevelopment of an
underutilized Project Site, which will result in an office and research and development campus -
like facility, with additional public amenities, including improved access to the Bay Trail and an
enhanced bicycle trail system along Oyster Point Boulevard.
3. The Specific Plan area is physically suitable for the type and intensity of the land
use being proposed. The General Plan specifically contemplates the proposed type of project,
and the suitability of the site for the proposed development was analyzed thoroughly in the
environmental document prepared for the Project.
4. The proposed development will be superior to development otherwise allowed
under conventional zoning classifications. The Project proposes allowing the blending of Floor
Area Ratio (FAR) between Planning Areas la, 2 and 3 of the Bay West Cove Specific Plan
District and will facilitate construction of public amenities at the Project Site, including
improved access to the Bay Trail and an enhanced bicycle trail system along Oyster Point
Boulevard.
D. Britannia Cove at Oyster Point Precise Plan
1. The Phase I and Phase II Precise Plan is compatible with the intent and purpose of
the Bay West Cove Specific Plan because the Precise Plan will promote campus -style office and
research and development uses with employee- serving amenities, will develop infrastructure and
services that reinforce the City's competitive advantage, and enhance the quality of life for South
San Francisco employees by providing features such as outdoor recreation, site - serving retail and
child care.
2. The Phase I and Phase II Precise Plan is consistent with the City's General Plan
for the reasons stated in Finding B.1 above.
3. The Phase I and Phase II Precise Plan is consistent with the East of 101 Area Plan
for the reasons stated in Finding B.2 above.
E. Use Permit
1. The proposed Project is consistent with the standards and requirements of the
City's Zoning Ordinance and with the provisions of the Bay West Cove Specific Plan District.
The Project meets or exceeds all of the general development standards of the Bay West Cove
Specific Plan District, with the exception of parking. The exceptions for parking are permissible
and warranted by the City's Zoning Ordinance because the Project incorporates a robust
Transportation Demand Management Program designed to encourage future employees to rely
on alternatives forms of transportation, as well as provide opportunities for shared parking
between the office /R &D uses and the hotel parcel.
2. The proposed Project is consistent with the General Plan for the reasons stated in
Finding B.1 above and is consistent with the Bay West Coast Specific Plan for the reasons stated
in Finding D. 2 above.
3. The proposed use will not be adverse to the public health, safety, or general
welfare of the community, nor detrimental to surrounding properties or improvements, because
the proposed use is consistent with the existing uses in the vicinity of the site, including the
office /R &D uses and hotel uses. The project proposes Office /R &D uses and a hotel use on a site
located in the City's East of 101 area, which is intended for this type of use. The East of 101
Area Plan and General Plan have analyzed this type of use in the East of 101 area, and concluded
that office /R &D and hotel uses in the East of 101 area are not adverse to the public health,
safety, or welfare. As the proposed Project is consistent with surrounding office /R &D and hotel
land uses in the vicinity, approval of the Project will not be detrimental to the nearby properties.
4. The proposed Project complies with applicable standards and requirements of the
City's Zoning Ordinance, with the exception of parking requirements, which are permissible and
warranted by the Zoning Ordinance as discussed in Finding D.1, above. The proposed Project is
located in the Bay West Cove Specific Plan District and, subject to the proposed amendments,
meets the minimum standards and requirements for that district.
The exception for the number of parking spaces is allowable under the City's Municipal Code
Section 20.330.006(D), and warranted based on the following findings:
The parking reduction will serve to support and promote the Project's
TDM program.
ii. The Project provides 95% of the required parking spaces and is required,
through the TDM program, to achieve an alternative mode use of 35 %. The site is not
anticipated to result in a shortfall of on -site parking or create the need for overflow
parking off -site.
iii. The proposed parking standard of 2.83 spaces per 1,000 square feet will be
adequate for the proposed use because of the offered alternative solutions for providing
and managing parking. The Project is required to implement a TDM Program on an on-
going basis over the life of the Project with a required alternative mode shift of 35 %. The
TDM requirements applicable to the Project, the fact that similar reduced standards have
been accepted and /or successfully applied within several large developments in the City,
including the remainder of the Bay West Cove Specific Plan District, the Gateway
Specific Plan District, Britannia East Grand and the Genentech Campus, and the studies
from the Institute of Transportation Engineers (ITE) all support a reduced parking
standard.
iv. The reduced parking rate reinforces the overall efforts of the City's
General Plan and the TDM Ordinance, which encourage reduced parking standards as an
effective tool in encouraging use of alternative modes of transportation other than single
occupancy vehicles.
V. The number of parking spaces provided by the reduced standard will serve
all existing, proposed and potential uses as effectively and conveniently as would the
standard number of parking spaces required by Chapter 20.210 and Chapter 20.330. As
described above, there is ample evidence to support the proposed parking reduction, and
there is added concern that an overabundance of parking could have a deleterious effect
on the goals and objectives of the City's TDM efforts since such would serve as a
disincentive to use of alternative modes of transportation.
5. The design, location, size, and operating characteristics of the proposed Project
are compatible with the existing and reasonably foreseeable future land uses in the vicinity
because the Project proposes office /R &D and hotel uses in the East of 101 Area, which is
specifically intended for such uses.
6. The site is physically suitable for the type of development and density proposed,
as the office /R &D and hotel uses will benefit from being located in the East of 101 Area, and the
size and development is appropriate for the location and meets the City's land use and zoning
standards.
7. The Project complies with CEQA for the reasons stated in Finding A.4 above.
F. Design Review
1. The Project, including Design Review, is consistent with Title 20 of the South
San Francisco Municipal Code because the Project has been designed as a high quality, energy
efficient, contemporary, office /R &D campus which will provide open spaces and a pedestrian -
friendly environment with extensive landscaping and sustainability elements incorporated.
2. The Project, including Design Review, is consistent with the General Plan and the
Bay West Cove Specific Plan because the proposed office /R &D buildings and hotel are
consistent with the policies and design direction provided in the South San Francisco General
Plan for the Business Commercial land use designation by encouraging the development of high
technology campuses in the East of 101 Area.
3. The Project, including Design Review, is consistent with the applicable design
guidelines adopted by the City Council in that the proposed Project is consistent with the Bay
West Cove Specific Plan District Standards included in Chapter 20.210.
4. The Project is consistent with the Precise Plan, as proposed for modification, for
the reasons stated in Section C, above.
5. The Project is consistent with the applicable design review criteria in Section
20.480.006 ( "Design Review Criteria ") because the project has been evaluated against, and
found to be consistent with, each of the eight design review criteria included in the "Design
Review Criteria" section of the Ordinance.
G. Transportation Demand Management (TDM) Plan
1. The proposed trip reduction measures contained in the TDM (attached hereto as
Exhibit F) are feasible and appropriate for the Project, considering the proposed use or mix of
uses and the project's location, size, and hours of operation. Appropriate and feasible measures
have been included in the TDM plan to achieve a projected 35% alternative mode usage, as
required. The TDM provides incentives for employees to use modes of transportation other than
single- occupancy vehicle trips, such as secure bicycle storage, shower facilities, preferential
parking for carpools and vanpools, and an employee TDM contact, among others. The TDM
also uses a lower parking ratio to increase ridership on BART, Caltrain and other transit services.
Further, pedestrian walkways linking the Project to adjacent shuttle stops will help encourage
alternative forms of transportation.
2. The proposed performance guarantees will ensure that the target 35% alternative
mode use established for the Project by Chapter 20.210 will be achieved and maintained.
Conditions of approval have been included to require that the Final TDM Plan, which must be
submitted for review and approval prior to issuance of a building permit, shall outline the
required process for on -going monitoring including annual surveys and triennial reports.
H. Master Sign Program
1. The proposed signs are compatible in style and character with the buildings to
which the signs are to be attached, any surrounding structures and any adjoining signage on the
site because the proposed signs were designed to be in keeping with the architectural design of
the buildings, using similar materials and colors.
2. Future tenants will be provided with adequate opportunities to construct, erect or
maintain a sign for identification because the proposed Master Sign Program allows for
individual tenant signs and campus monument signs.
3. Directional signage and building addressing has been incorporated throughout the
development and is adequate for pedestrian and vehicular circulation and emergency vehicle
access.
NOW, THEREFORE, BE IT FURTHER RESOLVED that subject to the Conditions of
Approval, attached as Exhibit A to this resolution, the City Council of the City of South San
Francisco hereby makes the findings contained in this Resolution, and approves the Bay West
Cove, Planning Area 1 Specific Plan Amendment (attached as Exhibit B), Britannia Tech Center,
Planning Areas 2 and 3 Specific Plan Amendment (attached as Exhibit C), the Precise Plan
(attached as Exhibit D), the Use Permit, the Design Guidelines (attached as Exhibit E), the
Preliminary TDM Plan (attached as Exhibit F), the Master Sign Program (attached as Exhibit G),
Design Review, and the Tentative Parcel Map (attached as Exhibit H).
BE IT FURTHER RESOLVED that the approvals stated herein are conditioned upon the
approval of the Bay West Cove Specific Plan District Zoning Text Amendments and the
Development Agreement between the City of South San Francisco and HCP Oyster Point III,
LLC.
BE IT FURTHER RESOLVED that this Resolution shall become effective immediately
upon its passage and adoption.
I hereby certify that the foregoing Resolution was regularly introduced and adopted by
the City Council of the City of South San Francisco at a regular meeting held on the 12ffi day of
February, 2014 by the following vote:
AYES: Councilmembers Mark N. Addiego Pradeep Gupta, and Liza Normandy
Vice Mayor Richard A. Garbarino and Mayor Karyl Matsumoto
NOES:
None
ABSTAIN:
None
ABSENT:
None
ATTEST:
Anna Brown, Deputy City Clerk
Attachment 3
Draft Entitlements Resolution
Exhibit A: General Conditions of Approval
Exhibit B: Bay West Cove, Planning Area 1 Specific Plan Amendment (available online at
http:/ /www.ssf.net/media /council.aspx under "Upcoming Events - Agenda ")
Exhibit C: Bay West Cove, Planning Areas 2 and 3 Specific Plan Amendment (available
online at http:/ /www.ssf.net/media/council.aspx under "Upcoming Events -
Agenda ")
Exhibit D: Precise Plan
Exhibit E: Design Guidelines (and Project Rendering Package)
Exhibit F: Preliminary Transportation Demand Management Plan (available online at
http:/ /www.ssf.net/media /council.aspx under "Upcoming Events - Agenda ")
Exhibit G: Master Sign Program (available online at
http:/ /www.ssf.net/media /council.aspx under "Upcoming Events - Agenda ")
Exhibit H: Tentative Parcel Map (available online at
http:/ /www.ssf.net/media /council.aspx under "Upcoming Events - Agenda ")
50
Draft Entitlements Resolution - Exhibit A
General Conditions of Approval
•1
DRAFT CONDITIONS OF APPROVAL
P12 -0061: SPA13 -0001 & 0002, ZA12 -0005, UP12 -0004, PP12 -0001, DR12 -0029, TDM12-
0004, SIGNSI2 -0032, DA12 -0003, PM12 -0002 and EIR12 -0002
BRITANNIA COVE AT OYSTER POINT SPECIFIC PLAN AND PRECISE PLAN
(As recommended by Planning Commission on November 7, 2013)
A) Planning Division requirements shall be as follows:
The applicant shall comply with the Planning Divisions standard Conditions and
Limitations for Commercial, Industrial, Mixed -Use and Multi - Family Residential
Projects.
2. The project shall be constructed substantially as indicated on the plan set entitled
"Britannia Cove at Oyster Point Development Application and Precise Plan" dated June
27, 2013 as prepared by DES Architects + Engineers.
3. The developer shall comply with all applicable mitigation measures outlined in the
Mitigation Monitoring and Reporting Program and the Britannia Cove at Oyster Point
Subsequent Environmental Impact Report. Prior to issuance of a building permit the
applicant shall prepare a checklist outlining mitigation measures and status of
implementation, for review and approval by the Chief Planner or designee.
4. All equipment (either roof, building, or ground- mounted) shall be screened from view
through the use of integral architectural elements, such as enclosures or roof screens, and
landscape screening or shall be incorporated inside the exterior building wall. Equipment
enclosures and /or roof screens shall be painted to match the building. Prior to issuance of
a building permit the applicant shall submit plans showing utility locations, stand- pipes,
equipment enclosures, landscape screens, and /or roof screens for review and approval by
the Chief Planner or designee.
5. The applicant shall submit for review and approval by the City Engineer and Chief
Planner all applications for subdivision maps, parcel maps, or lot line adjustments,
consistent with the proposed Bay West Cove Specific Plan, Title 19 of the City of South
San Francisco Municipal Code and the Subdivision Map Act, to substantially achieve the
proposed parcelization illustrated in the "Vesting Tentative Map" dated November 2012.
6. Prior to issuance of any building or construction permits, the applicant shall submit
phasing plans and minor modifications to phasing plans, including parking for each
respective phase, for review and approval by the Chief Planner or designee.
7. Prior to issuance of any building or construction permits for the construction of public
improvements, the final design for all public improvements shall be reviewed and
approved by the Director of Public Works and Chief Planner.
8. Prior to issuance of any building or construction permits for grading improvements, the
applicant shall submit final grading plans for review and approval by the City Engineer
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and Chief Planner.
9. Prior to issuance of any building or construction permits, the developer shall revise the
development plans to show surface parking areas with a setback less than 20 feet from an
occupied building shall have enhanced landscaping installed to the extent feasible. The
revised plans shall be subject to review and approval by the Chief Planner or designee.
10. Prior to issuance of any building or construction permits, the applicant shall provide
evidence of compliance with FAA requirements regarding construction within the FAR
Part 77 conical zone.
11. Transportation Demand Management.
a) Final Transportation Demand Management Plan. Owner shall prepare and implement
a Transportation Demand Management (TDM) Plan in compliance with the
requirements of SSFMC Chapter 20.400 as in effect on the Effective Date (the "TDM
Ordinance'). As part of such compliance, Owner shall prepare (i) annual TDM
surveys and (ii) triennial TDM reports, each meeting the applicable requirements of
the TDM Ordinance, and shall submit same to the City, to document the effectiveness
of Owner's TDM Plan in achieving the goal of thirty -five percent (35 %) alternative
mode usage by employees within the Project. The annual surveys will be prepared by
a TDM consultant pre - qualified with or approved by the City and retained, directed
and paid for by Owner, and the triennial reports will be prepared by an independent
TDM consultant retained by the City and paid for by Owner. Both the annual surveys
and the triennial reports will include a determination of historical employee commute
methods, which information shall be obtained by survey of all employees working in
the buildings on the Property. If the response rate on which a triennial report is based
is below 51 percent, additional responses needed to reach a 51 percent response rate
will be counted as drive alone trips.
b) TDM Surveys and Reports. The initial TDM survey for each building on the
Property will be submitted two (2) years after the granting of a Certificate of
Occupancy with respect to such building. The initial triennial TDM report for each
building on the Property will be submitted three (3) years after the granting of a
Certificate of Occupancy with respect to such building. The second and all later
annual surveys and triennial reports (when applicable) with respect to each building
shall be included in an annual comprehensive TDM submission to the City covering
all of the buildings on the Property that are submitting their second or later TDM
surveys or reports.
(i) Triennial Report Requirements. The goal of the TDM program is to encourage
alternative mode usage, as defined in Chapter 20.400 of the Municipal Code. The
initial triennial TDM report shall either: (A) state that the applicable building or
buildings have achieved thirty -five percent (35 %) alternative mode usage,
providing supporting statistics and analysis to establish attainment of the goal; or
(B) state that the applicable building or buildings have not achieved thirty -five
62
percent (35 %) alternative mode usage, providing an explanation of how and why
the goal has not been reached, and a description of additional measures that will
be adopted in the coming year to try to ensure attaining the TDM goal of thirty-
five percent (35 %) alternative mode usage.
(ii) Penalty for Non - Compliance. If, after the initial triennial TDM report, subsequent
triennial reports indicate that, in spite of the changes in the TDM Plan, thirty-five
percent (35 %) alternative mode usage is still not being achieved, or if Owner fails
to submit such a triennial TDM report at the times required under SSFMC
Chapter 20.400, the City may assess Owner a penalty in the amount of up to
fifteen thousand dollars ($15,000.00) per year for each full percentage point by
which the Property falls below the minimum thirty-five percent (35 %) alternative
mode usage goal.
1. In determining whether a financial penalty is appropriate, the City may
consider whether Owner has made a good faith effort to meet the TDM goals.
2. If the City determines that Owner has made a good faith effort to meet the
TDM goals but a penalty is still imposed, and such penalty is imposed within
the first three (3) years in which a penalty could be imposed in connection
with the TDM Plan, the City in its sole discretion may agree to allow Owner
to apply such penalty sums toward the implementation of the TDM Plan
instead of requiring them to be paid to the City. If the penalty sums are used
to implement the TDM Plan, an Implementation Plan shall be prepared by
Owner and reviewed and approved by the City prior to Owner's expending
any penalty funds.
3. Notwithstanding the foregoing, the amount of any penalty shall bear the same
relationship to the maximum penalty as the completed construction to which
the penalty applies bears to the maximum amount of square feet of Office,
Commercial, Retail (if any) and Research and Development use permitted to
be constructed on the Property. For example, if there is 100,000 square feet of
completed construction on the Property included within the TDM report with
respect to which the penalty is imposed, the maximum penalty would be
determined by multiplying fifteen thousand dollars ($15,000.00) times a
fraction, the numerator of which is 100,000 square feet and the denominator
of which is the maximum amount of square feet of construction permitted on
the Property (subtracting the square footage of the parking facilities); this
amount would then be multiplied by the number of full percentage points by
which the Project has fallen below the thirty -five percent (35 %) alternative
mode usage goal for the applicable period.
c) Owner shall reimburse the City for costs incurred in maintaining and enforcing the
trip reduction program for the Project.
Planning Division contact: Billy Gross, Associate Planner, (650) 877 -8353
63
B) Fire Department requirements shall be as follows:
Prior to issuance of a building permit the applicant shall submit plans showing the
following improvements for review and approval by the Fire Marshal or designee:
a) Install fire sprinkler system per NFPA 13 /SSFFD requirements under separate fire
plan check and permit for overhead and underground.
b) Fire sprinkler system shall be central station monitored per California Fire Code
section 1003.3.
c) Install a standpipe system per NFPA 14 /SSFFD requirements under separate fire plan
check and permit.
d) Install exterior listed horn/strobe alarm device, not a bell.
e) Each building shall have at least one elevator sized for a gurney; the minimum size
shall be in accordance with the California Fire Code. Elevators shall not contain
shunt - trips.
f) Fire alarm plans shall be provided per NFPA 72 and the City of South San Francisco
Municipal Code.
g) Buildings 4 stories or more will require a modified smoke control system. A rational
analysis is required before building plans are approved.
h) Provide fire extinguishers throughout the building.
i) All Non parking space curbs to be painted red to local Fire Code Specifications.
j) Access roads shall have all weather driving capabilities and support the imposed load
of 75,000 pounds.
k) Road gradient and vehicle turning widths shall not exceed maximum allowed by
engineering department.
1) Provide fire flow in accordance with California Fire Code Appendix III -A.
m) Provide fire hydrants; location and number to be determined. Fire hydrants shall have
an average spacing of 400 feet between hydrants and a minimum fire flow of 4000
gpm at 20 psi residual pressure for duration of 4 hours.
n) All buildings shall provide premise identification in accordance with SSF municipal
code section 15.24.100.
.�
o) Provide Knox key box for each building with access keys to entry doors,
electrical /mechanical rooms, elevators, and others to be determined.
p) The minimum road width is 20 feet per the California Fire Code.
q) Project must meet all applicable Local (SSF Municipal Code, Chapter 15.24 Fire
Code), State and Federal Codes.
2. Prior to the issuance of a Certificate of Occupancy, the applicant shall submit the
following for review and approval by the Fire Marshal or designee:
a) Provide HMBP including what chemicals are present and to what quantities.
b) Provide on the plan the control areas, list of hazardous material and quantities that
will be present in the laboratories, include all flammable and combustible materials.
c) All buildings shall have Emergency Responder Radio Coverage throughout in
compliance with Section 510 of the California Fire Code.
Fire Prevention contact: Luis DaSilva, Fire Marshal, (650) 829 -6645
C) Engineering Division requirements shall be as follows:
STANDARD CONDITIONS
The Developer and Project Sponsor shall comply with the Engineering Division's
"Standard Conditions of Approval for Commercial or Residential Subdivisions Designed
in Accordance with Chapters 19.16, 19.20 and 19.24 of the South San Francisco
Municipal Code ", consisting of eight pages. These conditions are contained in the
Engineering Division's "Standard Conditions for Subdivisions and Private
Developments" booklet, dated January 2009.
SPECIAL CONDITIONS
2. All public improvements shall be designed in accordance with current engineering
standards, the public street design requirements of Title 19 of the Municipal Code and in
accordance with plans approved by the City Engineer.
In connection with the grading, development, building construction and occupancy of the
subject project, the developer shall prepare and submit for City approval, three copies of
a Storm Water Pollution Prevention Plan (SWPPP) for both construction and post -
construction activities, that will result in the filtering of storm water runoff from the site
so as to prevent silt, debris and toxic materials from being discharged, transported or
blown from the site and entering San Francisco Bay or the public storm drain system. In
addition, the Developer shall provide stringent dust mitigation measures during
construction of the project.
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4. The Developer shall submit soils, drainage, sanitary sewer, utility and traffic studies and
reports for review and approval. The Developer shall pay all costs to reimburse the City
for the peer review of all reports and studies by City consultants and staff. The developer
shall be fully responsible for the design, construction and implementation of all approved
traffic, utility and soils engineering mitigation requirements. All work shall be performed
at no cost to the City of South San Francisco.
5. The Developer's traffic engineering consultants shall coordinate with the City's Traffic
Modeling Consultant for any traffic modeling issues. Any offsite improvements, as
identified by the traffic modeling or the Environmental Impact Report to mitigate any
traffic impacts, will be designed and constructed by the Developer at no cost to the City
in a manner consistent with Mitigation Measures in the FSEIR. Developer shall identify
all traffic mitigations for all phases of the development.
6. The Developer shall design and construct any improvements (including "fair- share"
improvement) identified in their traffic study /analysis. For "fair- share" improvements,
the City will collect payments from future developers and reimburse HCP for building
the improvement. As an option, HCP can pay for their proportionate share of the
improvement and update the East of 101 Traffic Model and Fee to include the said
improvements.
7. All traffic signals adjacent or within the development area shall be upgraded with video
detection cameras, external battery backup and capability with the City's emergency
vehicle detection system at no cost to the City. The traffic signals at the intersections of
Oyster Point BoulevardNeterans Boulevard and Oyster Point Boulevard /Gateway
Boulevard shall also be coordinated at no cost to the City.
8. All crosswalks within the development area shall be high visibility crosswalks. All
uncontrolled pedestrian crossing shall have in- ground pavement lights. All controlled
pedestrian crossing shall have countdown pedestrian heads.
9. The Developer shall reimburse the City for all costs to plan check and inspect the subject
development in accordance with the City's Master Fee Schedule.
10. Prior to completing the last phase of the development, the developer shall repair,
reconstruct or replace any broken or damaged sidewalks, curbs, gutters, driveway
approaches, pavements, utilities and all other new or existing improvements that may
have been damaged during construction. This work shall be performed at no cost to the
City of South San Francisco, in accordance with City standards and to the satisfaction of
the City's Construction Manager.
11. In accordance with the Municipal Code, each private exit driveway from developments
within the project area shall be posted with an R1 "Stop" sign.
12. The Developer shall relocate and /or upsize any storm drainage or sewer lines that will be
..
affected by the proposed buildings or any permanent structures at no cost to the City.
The Developer shall ensure said lines are located within public utilities easements.
13. The existing City owned and maintained sanitary sewer pump station, located within the
project area, shall be upgraded in a manner consistent with Mitigation Measure IV.N -5.1
in the FSEIR to current engineering standards as required to accommodate the estimated
additional sewage flow from the maximum potential build -out of the subject proposed
development and other adjacent developments that drain into this facility.
14. Grading, Hauling and Encroachment Permits and a Public Improvement Agreement will
be required to construct this project. The work performed pursuant to these permits and
agreements shall be secured by a performance bond and a labor and materials payment
bond, both equal to 100% of the approved engineer's estimate of the cost of construction
of all public utilities and improvements. The Developer shall pay all permit and
inspection fees, as well as any deposits and /or bonds required to obtain said permits.
15. The Developer shall use the East of 101 lighting city standard for the entire development.
The Developer shall procure and install all light standards at no cost to the City.
16. Developer shall coordinate with the Engineering Division and BCDC regarding any
issues with the Bay Trail. Any modifications to the Bay Trail shall be designed and
constructed by the Developer at no cost to the City or BCDC.
17. The Developer shall comply with Title 19 of the South San Francisco Municipal Code
regarding Subdivisions and Tentative Maps. The Developer shall pay all associated fees
and deposit for the peer review of all documents and maps associated with the
Tentative/Final Map application. The Developer shall re -route public utilities easements
to avoid conflict with proposed buildings or permanent structures.
18. Developer shall pay the Oyster Point Grade Overpass Contribution Fee, the East of 101
Sewer Impact Fee and the East of 101 Traffic Impact Fee at the rates prescribed in the
resolution(s) or ordinance(s) adopting and implementing the fees. Each fee shall be
determined based on the application of the formula in effect at the time the City issues
each building permit, and shall be payable prior to issuance of such building permit.
Engineering Division contact: Sam Bautista, Principal Engineer, (650) 829 -6652
D) Police Department requirements shall be as follows:
1. Municipal Code Compliance
The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code,
"Minimum Building Security Standards" Ordinance revised May 1995. The Police
Department reserves the right to make additional security and safety conditions, if
necessary, upon receipt of detailed /revised building plans.
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2. Commercial Building Security
a. Doors
The jamb on all aluminum frame- swinging doors shall be so constructed or
protected to withstand 1600 lbs. of pressure in both a vertical distance of three
(3) inches and a horizontal distance of one (1) inch each side of the strike.
ii. Glass doors shall be secured with a deadbolt lock' with minimum throw of
one (1) inch. The outside ring should be free moving and case hardened.
iii. Employee /pedestrian doors shall be of solid core wood or hollow sheet metal
with a minimum thickness of 1 -3/4 inches and shall be secured by a deadbolt
lock' with minimum throw of one (1) inch. Locking hardware shall be
installed so that both deadbolt and deadlocking latch can be retracted by a
single action of the inside knob, handle, or turn piece.
iv. Outside hinges on all exterior doors shall be provided with non - removable
pins when pin -type hinges are used or shall be provided with hinge studs, to
prevent removal of the door.
V. Doors with glass panels and doors with glass panels adjacent to the doorframe
shall be secured with burglary- resistant glazing or the equivalent, if double -
cylinder deadbolt locks are not installed.
vi. Doors with panic bars will have vertical rod panic hardware with top and
bottom latch bolts. No secondary locks should be installed on panic- equipped
doors, and no exterior surface - mounted hardware should be used. A 2" wide
and 6" long steel astragal shall be installed on the door exterior to protect the
latch. No surface- mounted exterior hardware need be used on panic- equipped
doors.
vii. On pairs of doors, the active leaf shall be secured with the type of lock
required for single doors in this section. The inactive leaf shall be equipped
with automatic flush extension bolts protected by hardened material with a
minimum throw of three- fourths inch at head and foot and shall have no
doorknob or surface - mounted hardware. Multiple point locks, cylinder
1 The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action
of the inside door knob/lever /turnpiece.
A double - cylinder deadbolt lock or a single - cylinder deadbolt lock without a tumpiece may be used in "Group B"
occupancies as defined by the Uniform Building Code. When used, there must be a readily visible durable sign on
or adjacent to the door stating "This door to remain unlocked during business hours ", employing letters not less than
one inch high on a contrasting background. The locking device must be of type that will be readily distinguishable
as locked, and its use may be revoked by the Building Official for due cause.
25/16" security laminate, 1/4" polycarbonate, or approved security film treatment, minimum.
•:
activated from the active leaf and satisfying the requirements, may be used
instead of flush bolts.
viii. Any single or pair of doors requiring locking at the bottom or top rail shall
have locks with a minimum of one throw bolt at both the top and bottom rails.
b. Windows
Louvered windows shall not be used as they pose a significant security
problem.
ii. Accessible rear and side windows not viewable from the street shall consist of
rated burglary resistant glazing or its equivalent. Such windows that are
capable of being opened shall be secured on the inside with a locking device
capable of withstanding a force of two hundred- (200) lbs. applied in any
direction.
iii. Secondary locking devices are recommended on all accessible windows that
open.
c. Roof Openings
All glass skylights on the roof of any building shall be provided with:
1. Rated burglary- resistant glass or glass -like acrylic material . 2
or
2. Iron bars of at least 1/2" round or one by one - fourth inch flat steel material
spaced no more than five inches apart under the skylight and securely
fastened.
or
3. A steel grill of at least 1/8" material or two inch mesh under skylight and
securely fastened.
ii. All hatchway openings on the roof of any building shall be secured as follows:
1. If the hatchway is of wooden material, it shall be covered on the outside
with at least 16 gauge sheet steel or its equivalent attached with screws.
2. The hatchway shall be secured from the inside with a slide bar or slide
bolts. The use of crossbar or padlock must be approved by the Fire
Marshal.
.•
3. Outside hinges on all hatchway openings shall be provided with non -
removable pins when using pin -type hinges.
iii. All air duct or air vent openings exceeding 8" x 12" on the roof or exterior
walls of any building shall be secured by covering the same with either of the
following:
1. Iron bars of at least 1/2" round or one by one - fourth inch flat steel material,
spaced no more than five inches apart and securely fastened.
or
2. A steel grill of at least 1/8" material or two inch mesh and securely
fastened; and
3. If the barrier is on the outside, it shall be secured with galvanized rounded
head flush bolts of at least 3/8" diameter on the outside.
d. Lighting
All exterior doors shall be provided with their own light source and shall be
adequately illuminated at all hours to make clearly visible the presence of any
person on or about the premises and provide adequate illumination for persons
exiting the building.
ii. The premises, while closed for business after dark, must be sufficiently
lighted by use of interior night - lights.
iii. Exterior door, perimeter, parking area, and canopy lights shall be controlled
by photocell and shall be left on during hours of darkness or diminished
lighting.
e. Numbering of Buildings
The address number of every commercial building shall be illuminated during
the hours of darkness so that it shall be easily visible from the street. The
numerals in these numbers shall be no less than four to six inches in height
and of a color contrasting with the background.
ii. In addition, any business, which affords vehicular access to the rear through
any driveway, alleyway, or parking lot, shall also display the same numbers
on the rear of the building.
f. Alarms
The business shall be equipped with at least a central station silent intrusion
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alarm system.
NOTE: To avoid delays in occupancy, alarm installation steps
should be taken well in advance of the final inspection.
g. Traffic, Parking, and Site Plan
Handicapped parking spaces shall be clearly marked and properly sign posted.
NOTE: For additional details, contact the Traffic Bureau Sergeant
at (650) 829 -7235.
ii. Parking is limited to on -site and off - street only. All vehicles parked on -site
and overnight must be operational and maintained in good repair.
h. Parking Structure Requirements
Exterior Construction: The building should incorporate an open design to
maximize natural surveillance. Screens or metal picket fencing should be
utilized on the ground floor of the structure to inhibit unauthorized access.
ii. Lighting: Parking areas shall have a minimum of three foot candles, and
driveways and staircases shall have a minimum of 10 foot candles.
iii. Elevator: If an elevator is to be used, it should have clear windows and doors
to maximize natural surveillance.
iv. Wall Color: The interior walls of the parking structure shall be a light gray or
white color, to maximize light reflection.
V. Emergency Phones: A phone system shall be installed to allow citizens to
contact on -site emergency personnel.
i. Security Camera System
Building entrances, lobbies, loading docks and garage areas shall be
monitored by a closed circuit television camera system. Recordings must be
maintained for a period of no less than 30 days.
These cameras will be part of a digital surveillance system, which will be
monitored on -site and accessible on the World Wide Web.
This system must be of adequate resolution and color rendition to readily
identify any person or vehicle in the event a crime is committed, anywhere on
the premises.
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j. Misc. Security Measures
Commercial establishments having one hundred dollars or more in cash on the
premises after closing hours shall lock such money in an approved type
money safe with a minimum rating of TL -15.
ii. Special events with more than 75 persons in attendance require prior approval
from the Police Department. The Police Department will assess the need for
additional security and traffic issues at the time of application. Applications
must be submitted no less than 10 business days before the event. The
applicant is responsible for the conduct of all persons attending the event.
Police Department contact: Sergeant Scott Campbell, (650) 877 -8927
E) Water Quality Control Plant requirements shall be as follows:
The following items must be included in the plans or are requirements of the Stormwater
and /or Pretreatment programs and must be completed prior to the issuance of a permit.
1. A plan showing the location of all storm drains and sanitary sewers must be submitted.
2. Encourage the use of pervious pavement where possible.
3. The onsite catch basins are to be stenciled with the approved San Mateo Countywide
Stormwater Logo (No Dumping! Flows to Bay).
4. Any food service establishments must install a grease removal device. The grease
removal device must be connected to all wash sinks, mop sinks, and floor sinks and must
be upstream of the domestic waste stream. Sizing of the grease removal device must be in
accordance with the uniform plumbing code. The minimum size shall be no less than
750 gallons. This must be shown on the plans prior to the issuance of a permit.
5. A signed maintenance agreement for the grease removal device must be submitted prior
to the issuance of a permit.
6. Source Control Requirements. The project must implement source control measures
onsite that at a minimum shall include the following:
a. Minimization of stormwater pollutants of concern in urban runoff through
measures that may include plumbing of the following discharges to the sanitary
sewer, subject to the local sanitary sewer agency's authority and standards.
Discharges from indoor floor mat /equipment/hood filter wash racks or
covered outdoor wash racks for restaurants;
Dumpster drips from covered trash, food waste and compactor enclosures;
Discharges from covered outdoor wash areas for vehicles, equipment, and
accessories;
72
Fire sprinkler test water, if discharge to onsite vegetated areas is not a feasible
option.
b. Properly designed covers, drains, and storage precautions for outdoor material
storage areas, loading docks, repair /maintenance bays, and fueling areas;
c. Properly designed trash storage areas;
d. Landscaping that minimizes irrigation and runoff, promotes surface infiltration,
minimizes the use of pesticides and fertilizers, and incorporates other appropriate
sustainable landscaping practices and programs such as Bay - Friendly
Landscaping;
e. Efficient irrigation systems; and
f Storm drain system stenciling or signage.
7. Implement Site Design and Stormwater Treatment Requirements. The project must
implement at least the following design strategies onsite:
a. Limit disturbance of natural water bodies and drainage systems; minimize
compaction of highly permeable soils; protect slopes and channels; and minimize
impacts from stormwater and urban runoff on the biological integrity of natural
drainage systems and water bodies;
b. Conserve natural areas, including existing trees, other vegetation, and soils;
c. Minimize impervious surfaces;
d. Minimize disturbances to natural drainages; and
e. Minimize stormwater runoff by implementing one or more of the following site
design measures:
• Direct roof runoff into cisterns or rain barrels for reuse.
• Direct roof runoff onto vegetated areas.
• Direct runoff from sidewalks, walkways, and /or patios onto vegetated areas.
• Direct runoff from driveways and /or uncovered parking lots onto vegetated
areas.
• Construct sidewalks, walkways, and /or patios with permeable surfaces.3
• Construct driveways, bike lanes, and /or uncovered parking lots with permeable
surfaces.
8. Stormwater from the entire project must be included in the treatment system design.
( Stormwater treatment systems must be designed to treat stormwater runoff from the
entire project.) The project is required to treat 100% of the amount of runoff identified
in provision C.3.d for the Regulated Project's drainage area with LID treatment measures
73
onsite or with LID treatment measures at a joint stormwater treatment facility.
a. LID treatment measures are harvesting and re -use, infiltration, evapotranspiration,
or biotreatment.
b. A properly engineered and maintained biotreatment system may be considered
only if it is infeasible to implement harvesting and re -use, infiltration, or
evapotranspiration at a project site.
c. Infeasibility to implement harvesting and re -use, infiltration, or evapotranspiration
at a project site may result from conditions including the following:
Locations where seasonal high groundwater would be within 10 feet of the
base of the LID treatment measure.
Locations within 100 feet of a groundwater well used for drinking water.
Treatment devices must be sized according to the WEF Method or the Start at the Source
Dew Please state what method is used to calculate sizing.
The applicant must submit a signed Operation and Maintenance Information for Stormwater
Treatment Measures form for the stormwater pollution prevention devices installed.
9. The applicant must submit a signed maintenance agreement for the stormwater pollution
prevention devices installed. Each maintenance agreement will require the inclusion of the
following exhibits:
a. A letter -sized reduced -scale site plan that shows the locations of the treatment
measures that will be subject to the agreement.
b. A legal description of the property.
c. A maintenance plan, including specific long -term maintenance tasks and a schedule.
It is recommended that each property owner be required to develop its own
maintenance plan, subject to the municipality's approval. Resources that may assist
property owners in developing their maintenance plans include:
i. The operation manual for any proprietary system purchased by the property
owner.
10. The owner or his representative must file this agreement with the County of San Mateo and
documentation that the County received it must be sent to the Technical Services
Supervisor.
11. Applicant must complete all Stormwater Forms and return to the Technical Services
Supervisor at the WQCP before issuance of the building permit.
12. Condensate and /or blowdown from rooftop equipment must be routed to the sanitary sewer.
74
13. If there is underground parking, water from the groundwater infiltration/foundation drain
must be plumbed to the sanitary sewer.
14. Landscaping shall meet the following conditions related to reduction of pesticide use on
the project site:
a. Where feasible, landscaping shall be designed and operated to treat stormwater
runoff by incorporating elements that collect, detain, and infiltrate runoff. In
areas that provide detention of water, plants that are tolerant of saturated soil
conditions and prolonged exposure to water shall be specified.
b. Plant materials selected shall be appropriate to site specific characteristics such as
soil type, topography, climate, amount and timing of sunlight, prevailing winds,
rainfall, air movement, patterns of land use, ecological consistency and plant
interactions to ensure successful establishment.
c. Existing native trees, shrubs, and ground cover shall be retained and incorporated
into the landscape plan to the maximum extent practicable.
d. Proper maintenance of landscaping, with minimal pesticide use, shall be the
responsibility of the property owner.
e. Integrated pest management (IPM) principles and techniques shall be encouraged
as part of the landscaping design to the maximum extent practicable. Examples of
IPM principles and techniques include:
i. Select plants that are well adapted to soil conditions at the site.
ii. Select plants that are well adapted to sun and shade conditions at the site.
In making these selections, consider future conditions when plants reach
maturity, as well as seasonal changes.
iii. Provide irrigation appropriate to the water requirements of the selected
plants.
iv. Select pest - resistant and disease - resistant plants.
v. Plant a diversity of species to prevent a potential pest infestation from
affecting the entire landscaping plan.
vi. Use "insectary" plants in the landscaping to attract and keep beneficial
insects.
15. No decorative bark shall be used in landscaping.
16. Trash handling area must be covered, enclosed and must drain to sanitary sewer. This must
be shown on the plans prior to issuance of a permit.
17. Install a separate water meter for each commercial unit.
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18. Install a separate water meter for landscaping.
19. Install a separate non - pressurized process line for sample monitoring if necessary before
mixing with domestic waste in the sanitary sewer. This must be shown on the plans prior to
the issuance of a permit.
20. A construction Storm Water Pollution Prevention Plan must be submitted and approved
prior to the issuance of a permit.
21. Plans must include location of concrete wash out area and location of entrance /outlet of fire
wash.
22. A grading and drainage plan must be submitted.
23. An erosion and sediment control plan must be submitted.
24. Applicant must pay sewer connection fee at a later time based on anticipated flow, BOD
and TSS calculations.
25. Must file a Notice of Termination with the WQCP when the project is completed.
Water Quality contact: Rob Lecel, (650) 829 -3882
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Draft Entitlements Resolution - Exhibit B
Bay West Cove, Planning Area 1 Specific Plan Amendment
BAY WEST COVE, Planning Area 1
South San Francisco, California
AMENDED SPECIFIC PLAN
Adopted July 7, 2000
As amended 2013
INTRODUCTION
This Speeifie Plan is s4fnit4ed to the Settth San Ff:aneisee Redevelopment Ageney by
Mines Oyster- Peint, 1616C ("Spenser-"), a pai4ner-ship be�ween Mines and The Mer-gan
Stanley Real Estate F,,,, The 1997 Bay West Cove Specific Plan addresses the land
use and development standards for the 54 -acre Bay West Cove prope . comprised of
five planning areas. Subsequently, the City of South San Francisco approved in June
2000 and October 2000, the Bay West Cove Specific Plan for Planning Area 1 and the
Britannia Technology Center for Planning Areas 2 and 3.
HCP Life Science Estates (the "Sponsor ") is submitting this amendment to the Bay West
Cove, Planning Area 1 Specific Plan (2000) to reflect minor proposed revisions to the
overall development contemplated for Planning Area 1 as provided for in the underlying
1997 Bay West Cove Specific Plan.
This amended Bay West Cove Specific Plan covers e- approximately twenty acres *
of land, commonly referred to as Planning Area 1 of Bay West Cove. Planning Area 1 is
referred to throughout this Specific Plan as "the Site ".
As of this writing, the Site is vacant land, except for one sewer pump station building at
the north end of the property. Over the past twe yaafsdecade, in connection with the
remediation of hazardous materials on the Site, the soil has been graded to a flat
condition. Currently the lowest point on the site is 11 feet above sea level. The original
master developer of Bay West Cove (Bay West Cove, LLC) is iff the } -eeess of
eempleting completed Veterans Boulevard, segments of the Bay Trail, and other
infrastructure improvements. The Site is under the jurisdiction of the City o South San
Francisco, with review and input solicited from other agencies as required
HCP, Inc. is proposing to amend the Bay West Cove Specific Plan, Planning Area 1 to
(1) allow for density to be transferred from Planning Areas 2 and 3 to Planning Area la.
1. OBJECTIVES OF THE SPECIFIC PLAN
The Specific Plan is intended to outline detailed plans for the policies of the South San
Francisco General Plan (adopted October 1999) and the East of 101 Area Plan (adopted
1994). The General Plan outlines the framework that guides land use decision - making,
provides the land use classification system, and outlines citywide land use policies. The
East of 101 Area Plan is a guide for detailed implementation of General Plan policies.
Where the General Plan and East of 101 Area Plan disagree, the General Plan takes
precedence. The General Plan policies governing this Specific Plan are found in the
Land Use, Planning Sub - Areas, Transportation, Economic Development, Open Space and
Conservation, Health and Safety, and Noise elements. The General Plan objectives
include, but are not limited to the following:
• Maintain a balanced land use program that provides opportunities for continued
economic growth, and building intensities that reflect South San Francisco's
prominent inner bay location and excellent regional access.
• Provide incentives to maximize community orientation of new development, and to
promote alternative transportation modes.
• Direct and actively participate in shaping the design and urban character of the East
of 101 area.
• Promote campus -style biotechnology, high - technology and research and development
uses.
• Encourage employee - serving amenities to the growing employment base in the East
of 101 area.
• Develop infrastructure and services that reinforce the City's competitive advantage.
• Support project features that enhance the quality of life for employees of South San
Francisco companies, such as outdoor recreation, site - serving retail and child care.
In addition to the policies listed above, the East of 101 Area Plan, Design Element,
outlines specific policies that shape the visual character of the Site. These include:
Policies that are mandatory in nature ( "shall "):
• Install street trees and landscaping to meet the City's frontage specifications.
• Design loading areas to permit on -site vehicle maneuvering and so as not to disrupt
on -site circulation.
• Place utilities underground.
• Create an identity for the East of 101 Area through building materials, colors and
landscape materials.
• Create a unified signage program.
• Design signage so as not to create glare.
• Paint rooftop mechanical equipment to match the color of the roof.
• Plant shrubs in a minimum of five percent of the parking lot planting areas.
Policies that are advisory in nature ( "should "):
• Take advantage of bay exposure.
• Design the development to be visually pleasing viewed from US Highway 101.
• Mark the approach to the project with a landmark building.
• Include special paving, signage and landscape treatments to announce arrival to
buildings and to demarcate automobile entries.
• Separate parking into small areas to de- emphasize parking.
• Place loading areas at the rear or sides of buildings.
• Use durable all- weather surfaces for paths in parking lots.
• Arrange parking aisles perpendicular to building destinations, for easy pedestrian
access.
• Design projects to minimize driveways and vehicular circulation while maximizing
outdoor public spaces.
• Place landscape buffers along property lines.
• Protect pedestrians from sun exposure and provide for wind protection.
• Plant one tree for each 200 square feet of buffer area along property lines.
• Encourage berms along arterial streets.
• Shade parking lots with trees.
• Select plant species for low maintenance and extremes of climate in the area.
• Coordinate building lighting and landscape lighting.
• Screen all loading, service, storage and trash areas from public streets, trails, adjacent
properties and overhead views by planting, berms, or decorative walls.
• Design variety into all sides of buildings visible from a public street.
• Make building entries visible and protected from wind and rain.
• Use durable building materials and avoid reflective materials.
• Use more than one building color and avoid bright colors and primary colors, except
as accents.
• Design signage as an integral part of the architectural design; no sign should be taller
than the building it serves.
• Names on buildings should be comprised of individual letters.
• Design monument signs no more than 12 feet tall; discourage free - standing signs and
pole signs.
• Use consistent directional and informational signage throughout the project.
• Screen rooftop mechanical equipment from view.
• Plant street trees within at least 25 feet of one another.
• Allow for landscape buffers of at least 20 feet wide along Oyster Boulevard, with at
least 10 feet wide along other streets.
• Avoid blank building walls of any length greater than 30 feet.
• Include public plazas in new developments.
• Plant islands (including at least one tree) no less than twelve parking spaces apart.
The Specific Plan meets or exceeds all the mandatory East of 101 Area Plan policies
outlined above. The Specific Plan also meets, within reason, all of the advisory policies
listed above.
The Specific Plan creates goals and guidelines for future development on the Site. This
ensures a consistent standard of quality throughout the Site. The Specific Plan is being
prepared simultaneously with a Supplemental EIR, which provides technical analysis for
the potential impact of the proposed uses. The existence of these two documents will
reduce the possibility of time - consuming delays for future development of the Site,
because potential impacts and overarching guidelines will already be established.
The Specific Plan is conceptual in nature, and is meant to guide a phased development
over time. The actual master plans and landscape plans will be shown in the Precise Plan
for the Site, which will be submitted under separate cover.
2. LAND USE COMPONENT
The Site is designated Business Commercial in the South San Francisco General Plan.
Uses allowed under this category include administrative, financial, business, professional,
medical and public offices, regional commercial centers, restaurants, and hotels.
Ancillary uses normally associated with the above uses are also permitted, including
structured and /or surface parking. The Sponsor is applying for two different land use
proposals for Planning Area 1 as follows:
A. Planning Area l a: ltef a ,,, ^
• Office and/or-Research & Development with a capacity of up to 6000885,000
square feet
• Retail /~e�Restaurant with a capacity of up to 20,000 square feet (f:eEJUiFedi at.
least two food s es
Planning Area lb: ltefa tive4�
k-e4Select- Service or better Hotel with a capacity of 126,000 square feet (including a
restaurant) and 200 rooms
Retai!/FestattFant with a eapaeity of " to 20,000 s"ar-e feet (f:e"4ed: at least two
fee
Floor -to -Area Ratio
Office /R &D will not exceed a 1.0 FAR.
Hotel will not exceed a 2.0 FAR.
Retail/r°�Restaurant will not exceed 20,000 square feet for the full twenty -acre
site.
Under the Business Commercial designation, the maximum Floor Area Ratio is 0.5, but
increases may be permitted up to a total of 1.0 for uses such as research and development
with low employment intensity, or for development meeting specific transportation
demand management (TDM), off -site improvement, or specific design standards.
Maximum FAR for hotel development is 1.2, with increases to a maximum total FAR of
2.0 for developments meeting specified criteria.
FAR may be transferred from one Planning Area to another Planning Area within the Bay
West Cove Specific Plan District Planning Areas 1 a, 2 and 3 provided that the maximum
development potential allowed for the Bay West Cove specified in the Bay West Cove
Specific Plan for Planning Areas 1 a, 2 and 3 is not exceeded.
Business Commercial Standards for Office /R &D Density and Intensity
The Base Floor Area Ratio for the Site is 0.5 for Business Commercial uses. The
increase in FAR from the Base Floor Area Ratio of 0.5 to 1.0 is justified as follows:
• Transportation Demand Mmanagement Plan (TOM) Plan: The development will be
accompanied by a TDM Plan that provides for alternative commute modes including
BART, Caltrain, ferry service, bicycles, Guaranteed Ride Home programs, and
service to downtown South San Francisco. Each of the programs will be sustained
over the long -term through periodic monitoring. As such, the TDM Plan outlined in
Section 8 is the most comprehensive plan proposed to date in the City of South San
Francisco. The TDM Plan creates an allowed density increase of 0.2.
• Class A Architectural Standards: As outlined in Section 6 of this Specific Plan, the
development will feature Class A standards for building materials and facades,
landscape treatment, and open space. As the "grand entrance" to the City of South
San Francisco, the Site will create both the density and the design features to establish
a level of excellence for the entire East of 101 Area. Structured garages will be
designed to integrate visually with occupied buildings. This feature creates an
allowed density increase of 0.1.
• Off -Site Improvement: The Sponsor will contribute various fees te the Oyster- Peitit.
Overpass per the existing OPA Britannia Cove at Oyster Point Development
A- agreement and any subsequent amendments. The Spetisef: will also dedieate fees
The off -site improvements create an allowed density increase
of 0.2.
Business Commercial Standards for Hotel Density and Intensity
The Base Floor Area Ratio for hotel use is 1.2. The increase in FAR from the Base Floor
Area Ratio of 1.2 to 2.0 is justified as follows:
• Transportation Demand Management Pkqii -(TDM) Plan: The development will be
accompanied by a TDM Plan that provides for alternative commute modes including
BART, Caltrain, ferry service, shuttles, and service to downtown South San
Francisco. The TDM Plan outlined in Section 8 is the most comprehensive plan
implemented to date in the City of South San Francisco. The TDM Plan increases
allowed density by 0.4.
• Class A Architectural Standards: As outlined in Section 6 of this Specific Plan, the
development will feature Class A standards for building materials and facades,
landscape treatment, and open space. This is particularly important for the hotel site,
given that the majority of suburban hotel product has a pre - packaged look. In this
project, every effort will be made to establish site - specific design guidelines and
incorporate the hotel site into the overall campus quality of the Site. This feature
creates an allowed density increase of 0.2.
• Off -Site Improvements: The Sponsor will contribute various fees to the Oyster- Poin
Ovefpass per the &iis6fig OPABritannia Cove at Oyster Point Development
Aagreement and any subsequent amendments. The Sponsor will also dedieat€ fees
Ovefpass fee sehedule. The off -site improvements create an allowed density increase
of 0.2.
3. SITE PLANNING DEVELOPMENT STANDARDS
The Specific Plan combines the broad -based policies of the South San Francisco General
Plan with the detailed site - specific policies of the East of 101 Area Plan. As stated
earlier, the Specific Plan complies with all relevant policies of the East of 101 Area Plan
Design Element, both mandatory and advisory policies. This section provides specific
references to the policies outlined in Section 1 above. Also included are certain South
San Francisco zoning ordinances that apply to the Site.
South San Francisco General Plan
Building Height
The proposed maximum heights of office buildings and hotels is the maximum heights
established by the Airport Land Use Commission based on Federal Aviation Regulations
Part 77 Criteria. ra,. *imt ri, >,,,iehts fef: the Site r „ f e 261 feet above sea level to
maxinittai b,,,;l. ing heights of 24 4 to 297 feet.
East of 101 Area Plan Design Element
Building Height
Maximum heights of retail buildings (if free- standing) shall be 35 feet, in accordance
with the East of 101 Plan.
Setbacks
The proposed building setback for all property lines on public or private streets is 20 feet.
The proposed building setback for property lines not on a street (such as the west
property line that faces the Caltrain tracks, and the portion of the south property line
which faces the existing elevated flyover structure) is 10 feet from the property line. This
is consistent with Zoning Ordinance 20.110 for "front" and "side"
regula6ensminimum yards. Building setbacks will include landscaping, and pedestrian
and bike pathways. Building setbacks may include certain utility equipment with the
approval of the City.
Building setbacks from interior property lines shall be in conformance with the Uniform
Building Code.
The proposed setback between surface parking and occupied buildings is 20 feet. The
proposed exception is unoccupied buildings, such as structured parking garages, in which
case the setback is 10 feet. Please see Figure No. 4 for a visual depiction of the above -
described setbacks.
Service Areas
No loading facilities or truck docks shall directly face the San Francisco Bay or Oyster
Point Boulevard. Loading facilities shall be well screened from public view using screen
walls or landscaping.
On- street vehicle loading shall be prohibited. No public - street parking, staging or
maneuvering by delivery trucks shall be permitted in order to access loading docks.
Entrances to loading docks shall be long enough to provide for truck maneuvering.
Loading areas should be designed to provide safe, clear and convenient access for loading
vehicles of all applicable types.
Refuse collection areas shall be within loading facilities and shall be visually screened
using screen walls or landscaping. No refuse collection areas shall be permitted at the
front of a building.
Minimum Siaht Distance Clearances
A clear sight area shall be established at all intersections of public or private streets
within the Site. This area shall be defined by a line in a horizontal plane, taken at a forty -
five (45) degree angle, connecting two points twenty -five (25) feet from the intersection
of the property lines or the prolongation of such lines. The maximum height of visual
barriers, including but not limited to signs, vegetation, fences and walls, shall not exceed
thirty -six (36) inches above the top of the curb or forty -four (44) inches above the surface
of the street.
Lighting and Illumination
Outdoor Areas: Parking lots, driveways, pedestrian paths, aisles, and open spaces shall
be adequately illuminated to provide a safe, secure environment for all persons, property
and vehicles on the Site. Lighting shall be equipped with vandal - resistant covers and
shall be controlled by photocell to remain on during hours of diminished natural lighting.
Parking lot lighting shall be a minimum of F footcandle. Lighting fixtures shall be
coordinated between Planning Areas 1, 2 and 3 to provide a consistent, overall look. The
project should comply with SSFMC Chapter 20.300.008 ( "Lighting and Illumination").
Parking Structures: Entrances, elevator lobbies, and all floor area of parking structures
shall be adequately illuminated to provide a safe, secure environment for all persons,
property and vehicles.
South San Francisco Zoning Ordinance
Vehicular and Bicycle Parking
The parking ratios for the proposed land uses are as follows:
• 2.83 spaces per 1,000 gross square feet of Office or Research & Development space
(or, one space for every 354 gross square feet).
• The combination o£ one space for every three hotel rooms, one -half space for every
twenty rooms for employees, one space for every fifty square feet of meeting rooms
and one space for each two hundred square feet of lobby /office area.
• 1.0 space per 2-W300 gross square feet of retail
• 1.0 space per -5 -75 gross square feet of customer area in restaurants, and 1.0 spa
The parking ratios listed above are in accordance with the Zoning Ordinance 20.-74330,
with the exception of the Office /Research & Development ratio, which has been
approved previously by the City for The Gateway Lot 1 and Lot 9. The Sponsor's
parking exceptions to the Zoning Ordinance will be submitted in the Precise Plan under
separate cover, either as a zoning amendment or a variance.
It should be noted that the South San Francisco General Plan, Transportation Element,
allows parking ratio reductions for projects that create trip reduction methods, such as
paid parking and other Transportation Demand Management policies. Please see Section
8 for the proposed Transportation Demand Management Plan.
To the extent that efficient parking layouts can be achieved on the Site, parking areas
should be separated into small lots or arranged along internal circulation routes. To
further enhance the visual character of surface parking areas, landscape elements and
special paving shall be used within lot areas. Parking lot trees will also provide shade.
Landscape elements, such as berms and hedges, will also be used at the Site perimeters to
screen surface parking from public view. See Section 5 and Figure No. 7 for specific
conformance to East of 101 Area Plan, Design Element policies.
Parking stall sizes, aisle widths, fire lands, and accessible parking shall be in accordance
with the Zoning Ordinance.
In surface parking lots, a two foot (2') overhang is permitted into adjacent landscape
areas where landscaping width is six feet (6' -0 ") or greater.
Bicycle parking shall be conveniently located near building entrances. Where
appropriate, bicycle parking can be located within structured parking garages, in order to
provide shelter from wind and rain. Bicycle parking shall accommodate locking devices
for bicycles. The TDM Plan shall provide for bicycle parking in accordance with Zoning
Ordinance Chapter 20.330
paFl6ng
Dead end parking aisles shall be avoided.
Surface parking lots shall tie into pedestrian paths leading to building entrances, where
possible. Durable all- weather surfaces shall be utilized for pedestrian paths.
4. TRANSPORTATION AND CIRCULATION
Both Oyster Point Boulevard and Gateway Boulevard are defined in the South San
Francisco General Plan as Major Arterials, which are major streets that serve through -
traffic in addition to providing access to abutting properties. The East of 101 Area Plan,
Design Element, provides detailed policies that ensure smooth circulation patterns within
the Site in order to minimize impact on the Major Arterials.
Existing Conditions
Veterans Boulevard has been constructed with four lanes at the entrance, tapering to two
lanes (shown on Figure No. 3). The existing lane widths are twelve feet wide. No
parking is permitted along Veterans Boulevard. A pedestrian/bike lane (eight feet wide)
runs along the south end of Veterans Boulevard and crosses to the north side near the
pump station (shown on Figure No. 2, Key Plan). Curb cuts for the Gateway Boulevard
entrance to the Site have been constructed, allowing four lane widths (two of twelve feet
wide and two of fourteen feet wide).
Ingress and Egress from Oyster Point Boulevard
The Site will create flexibility for employees and visitors to use both access points along
Oyster Point Boulevard: the Oyster Point /Gateway Boulevard intersection and the Oyster
Point/Veterans Boulevard intersection. Multiple convenient access points will help to
avoid over - burdening of any one particular intersection. The Oyster Point/Gateway
Boulevard intersection will be better suited for northbound 101 commuters (who
and the Oyster Point/Veterans Boulevard
intersection will be better suited for southbound 101 commuters (who are prohibited from
taking a left from the to- be- constructed flyover).
Entrances to parking lots and parking structures will be distanced far enough from major
intersections to avoid queuing problems in peak traffic times. Further, to the extent
possible, more than one vehicular route will be provided to each major surface lot and
parking structure to avoid queuing problems in peak traffic hours.
Access drives along Veterans Boulevard will be coordinated with adjacent Planning
Areas 2 and 3 to minimize impediments to the efficient flow of peak period traffic.
Site circulation will be designed to foster easy pick -up /drop -off locations for shuttle
buses. To the extent possible, shuttle locations will be located near building entrances as
a means of providing shelter and enlivening major entrances on the Site.
Pedestrian Circulation
The development will create pedestrian links from the occupied buildings to the Bay
Trail to encourage recreational use of the waterfront. Any major open plazas or
recreational areas on the Site will also be linked to the Bay Trail by pedestrian paths.
Pedestrian links will be coordinated with the development of Planning Areas 2, 3 and 4 to
maximize pedestrian recreational opportunities.
The development will be designed to encourage a pedestrian link between Bay West
Cove and neighboring developments, such as The Gateway, in the form of grade -level
pedestrian walkways, and the pedestrian/bike paths along Oyster Point Boulevard.
5. LANDSCAPE DESIGN
The East of 101 Area Plan, Design Element, provides design policies for the selection
and installation of landscape elements at the Site. The East of 101 Area Plan, Open
Space and Recreation Element, encourages open space opportunities throughout the East
of 101 area, particularly along the bay front.
General Guidelines
A minimum of 25% of the area within the property lines of the development site shall be
devoted to landscape materials, inclusive of landscape setback zones. Landscape zones
shall be distributed throughout the site.
Landscape planting shall be selected from the plant materials list within this Specific
Plan.
The height of any landscape treatment within street medians shall not exceed three feet.
Landscape Zones
Landscape areas for the Site are divided into two separate zones: the streetscape /setback
zone, and the landscape interior zone. The division of landscape areas in this matter
enhances the organization of the Site and helps establish design uniformity. Descriptions
of the two general zones are given below:
Streetscape and Setback Zone
Any street trees and street landscaping will be selected and installed to meet the City's
frontage specifications. This zone is the transition between the street curb (for example,
Oyster Point Boulevard and Veterans Boulevard) and the project parking lot(s) or
buildings. Landscape planting in this zone will be designed not only to meet city
requirements, but also to uphold the uniform character of the entire Bay West Cove
development (including Planning Areas 2, 3 and 4). The type and spacing of trees,
combined with turf, ground cover and shrub areas, will be coordinated with adjacent
properties. The following will be provided:
• Transition from the streetscape to the site landscape areas shall be smooth with grades
not exceeding 5 %.
• Landscape plantings shall be continuous across setback lines, where applicable.
• Surface parking areas along major arterials shall be screened by either a 2' high berm
or a continuous 3' high hedge consistent with the plant list within this Specific Plan.
• Enhanced landscape plantings will provide major project identification at parcel /street
corners.
• Building entrances will be well articulated through a variation of building form,
decorative pedestrian plazas and planted areas.
• Complementary colors, materials and textures in conjunction with building forms will
be encouraged.
• Landscape design and plant material will be utilized as a screen in certain areas,
including along the Caltrain tracks, and along the existing Oyster Point Boulevard
grade separation.
Landscape Interior Zone
The interior zone encompasses all exterior elements within the Site excluding the
streetscape /setback zone.
• Paving areas: Enriched (low - profile) paving in parking areas, adjacent to main
building entrances, plazas, and pedestrian circulation areas through parking lots will
be encouraged.
• Building Perimeter Planting: Accent trees providing contrast in texture, color, and
form will surround buildings. The number of different species used shall be kept to a
minimum and repetition of species will be encouraged to retain continuity and
conform to the harsh environmental conditions of the site. Accent shrub, vine and
ground cover plantings providing contrast in texture, color, and form, grouped in
masses, will be encouraged.
• Parking Lot Landscape Planting: A minimum of one 15 gallon tree is required per
each ten parking stalls, to be placed at the end of rows, in planting "fingers" and /or
6'x6' tree wells aligned on striping between double rows of parking. The minimum
number of parking lot trees is determined by dividing ten (10) into the total number of
parking stalls. Please see Figure No. 7. A minimum of 5% of these parking lot
planting areas shall be shrubs.
• Side and Rear Yard Landscape Planting: A maximum slope of 2:1 is allowed within
the side or rear yard planting zone. A two -foot minimum flat transition will be
provided at the top and bottom of all slopes within this zone. This type of solution is
envisioned for the west boundary along the Caltrain tracks. See Figure No. 8.
AmPnitiPe
• Pedestrian plazas or courtyards will be provided to promote the proposed pedestrian
aspect of the project. Centralized outdoor lunch patios /courtyards will be required at
the Site. Seating and shade will also be necessary. These areas will play an
important part in establishing the Site as a quality working environment.
• Textured (low- profile) pavement in the form of brick/stone /tile pavers and /or exposed
aggregate concrete will be encouraged to help define pedestrian from vehicular areas.
• Plazas /courtyards will be separated from loading docks.
• All ground- mounted utilities (i.e. air conditioning, vaults, etc.) and irrigation
equipment (i.e. backflow prevention devices, controller enclosures, etc.) will be
screened with massing of shrubs, trees or some other form of screening. See Figure
No. 8.
Landscape Irrigation
• All irrigation systems will be fully automatic.
• Low - volume irrigation equipment is encouraged for all planted areas within the
individual sites and will be completely automatic.
• Sprinkler overflow onto walks, buildings, or plaza areas will not be allowed.
• Irrigation hardware will be placed out of sight and within the landscape areas.
• Irrigation controllers will be installed in locked, vandal resistant cabinets, placed out
of sight and within the landscape areas.
• Pop -up sprinkler heads will be used in all planting areas for safety and maintenance
concerns. Trees will receive a separate bubbler irrigation system.
Landscape Maintenance
• All planted and paved areas of each parcel will be maintained in a fully and well -kept
landscape condition. Plantings will be kept in a healthy growing condition free of
weeds and debris. Plants will be selected for the Site for their ability to withstand the
local wind and soil conditions.
• The owner of each parcel will, at all times, keep and properly maintain the entire
premises in a safe, clean, condition and in a good state of repair, complying in all
respects with governmental, health, fire, and police requirements and regulations.
Plant List
6. ARCHITECTURAL GUIDELINES
The East of 101 Area Plan, Design Element, includes a mandatory policy that all
structures "shall consider the overall context of the project and promote the development
of a sense of identity for the East of 101 Area." This is particularly true for this Site,
given its prominence as a "gateway" to the East of 101 Area and to the City of South San
Francisco on the whole.
Master Planning /Open Space
Given the unique orientation of the site, the buildings will be designed to avoid a singular
"front" or "back" orientation. All buildings will take advantage of the view corridors
from the three major vantage points: US Highway 101, Oyster Point Boulevard /Gateway
Boulevard, and the San Francisco Bay. Equal architectural emphasis should be applied to
each building elevation. Building design will be consistent with the urban character
established by The Gateway mid -rise and high -rise office developments and the Sierra
Point projects.
The buildings should be master planned to create functional open spaces for all uses of
the Site. Open space will provide amenities, such as benches or small hardscaped areas,
to allow lunch -time seating. Open spaces should be protected from the wind to the extent
feasible, and should be oriented for maximum sun exposure. Numerous linkages between
the buildings and the bay front will be established.
Massing
Building forms should be of simple geometry with sensitive use of sculptural gestures to
develop a strong design concept. Building offsets and changes in plane to reduce the
apparent mass and visually reduce the apparent bulk, strengthen entry plazas and create
architectural interest, will be encouraged.
Buildings should minimize the use of ground floor functions that protrude from the
overall building footprint. Any such protrusions should be designed in consistency with
the overall building aesthetic.
Scale
Development of a pedestrian scale is encouraged through the manipulation of building
mass, detailing of the facade, and landscape planting. Sensitivity to the human scale on
the overall site should be considered in the project design to promote a varied and
visually interesting environment, particularly in taller building on the Site. Entrances
should be visible as employees, hotel guests and visitors approach the buildings.
Architectural features which shelter from the wind and rain will be encouraged.
Buildings greater than three stories in height should develop a clear delineation of the
ground floor.
Architectural Stvle
Buildings should be designed in a contemporary architectural style to complement the
Class A developments at The Gateway (Lots 1 and 9) and Sierra Point.
Materials
The materials selected for all architectural elements on the Site should be appropriate for
the scale of the structure and expressive of the character of the development. Materials
should be of high quality and low maintenance, including glass, steel, concrete, metal,
and wood. The building elevations should incorporate more than one material and
texture. Building materials should convey quality and permanence. Highly reflective
materials shall be discouraged.
In accordance with the East of 101 Area Plan, Design Element, color palettes for the
development will require approval by the City of South San Francisco. Bright and
primary colors are discouraged except as used as accents to the overall material and color
scheme.
Parking Structures
Parking structures should be located on the site to downplay their presence as much as
possible, such as against existing flyover structures. The design of parking structure
exterior elevations should be simple, attractive and complementary of the building
design. Surface relief elements and articulation of the enclosure system will be
encouraged on those areas of the facade that are visible from the street in order to reduce
the apparent scale of the garage elevations. Blank walls are not allowed, unless they face
the existing flyover structure. Landscape planting should be used to screen the
appearance of cares from local streets.
Development of architectural elements as visual cues (such as stair towers) to promote
site orientation, and provide visual interest are recommended.
Mechanical Equipment
Roof - mounted mechanical equipment will be grouped into concentrated areas, when
achievable, and screened. Equipment will be painted to match the color of the roof
within reason. When not installed in a well, equipment will be screened within a
S structure /screen designed as an integral part of the building massing. Materials
used on equipment screens will be of the same general quality and compatible with the
building materials. Satellite dishes and other telecommunications devices will be
screened by a parapet or roof screen.
Service Equipment
Equipment required for building services, including but not limited to transformers,
emergency generators, gas meters and similar components should be carefully planned to
minimize visual impact from public open space and primary pedestrian and vehicular
routes. Screening by means of structured elements or effective use of plant materials is
encouraged when equipment exceeds three feet (3') in height. See Figure No. 8.
Surface Mounted Equipment
The location and finish of exterior surface mounted equipment should be carefully
planned and detailed to avoid the appearance of being simply installed on an available
surface. The location of elements including access ladders, mechanical equipment,
skylights, vents and similar components should be coordinated into the building design to
minimize detrimental visual impact.
Energy Conservation
All buildings will be designed to comply with applicable Federal and State energy
conservation regulations.
7. SIGNAGE
In general, the Signage Section of this Specific Plan is meant to support the South San
Francisco Municipal Code Chapter 20.360 "Signs" and to comply with East
of 101 Area Plan Design Element policies. New signs erected, whether freestanding or
attached to buildings, shall be designed and constructed to be harmonious,
complementary elements within the design of the whole Site. Each sign shall identify
only the user and /or use of the property on which it is located. (At Oyster Point
Boulevard and Veterans Boulevard, signage may include identification of other users).
Each sign shall be of a size, shape, color, material, type of construction, method and
intensity of lighting and location to be in scale with and harmonious to the buildings and
landscaping on the Site and on adjacent Planning Areas. It is intended that all
landowners of Planning Areas 1, 2, 3 and 4 collaborate to create an effective, harmonious
signage program.
Specifications and Standards
All signs shall consist of dimensional copy and logos either face illuminated, halo
illuminated, direct illuminated or non - illuminated. Face illuminated sign panels or
cabinets are not permitted. No flashing or intermittent illumination shall be permitted.
The letters and logos shall be constructed of metal, painted or maintained natural finish.
Seams and fasteners shall be concealed.
All fascia signs shall be located in a position that enhances the architectural elevation and
affords good sightlines.
Hecht
Monument signage shall be designed to be clearly visible for both vehicle and pedestrian
circulation, yet no greater than 12 feet in height. Building signage shall not be taller than
the building it serves.
Code Compliance
All signage shall meet the requirements of section 20.x6 360 of the South San Francisco
Municipal Code "Signs."
Sign Hierarchy
Freestanding Street Signs
• This sign type is considered to be the freestanding element that contains the project
logo and logotype.
• This sign type shall be located at every major arterial, and at the collector street
(located at the intersection with the major arterial street).
• Other elements of landscape or architecture would be submitted under separate
sections of the South San Francisco planning code, subject to height and size
limitations governing buildings. These elements would not include letters or numbers
but would accompany and enhance the freestanding street signs.
• It is intended that the signage at the corner of Oyster Point Boulevard and Veterans
Boulevard be designed so that the scale and materials are harmonious on both the site
and the property across Veterans Boulevard, subject to that project sign being
designed under similar guidelines.
Low Profile Signage
• This includes freestanding directional signage along Veterans Boulevard. These
signs are limited to project identity and directional information.
• Other directional signage follows the South San Francisco signage ordinance.
Specialty Restaurant /Retail Signage
• Specialty tenant directional signage (retail and restaurant only) shall be contained on
low profile signage of the same design as other site directional signage, with the
tenants listed in the same colors and typeface as other directional information.
8. TRANSPORATION DEMAND MANAGEMENT PROGRAM
Both the General Plan and the East of 101 Area Plan, Circulation Element, discuss the
inclusion of Transportation Demand Management Plans in new East of 101
developments.
The Sponsor has crafted the following preliminary TDM Program in conjunction with the
Peninsula Congestion Relief Alliance ( "the Alliance ") and The Hoyt Company. The
overarching goal of the TDM Program is to provide a wide array of commuter
alternatives to the Site, so that employees, hotel guests, and visitors can identify
alternative options that work for their particular needs. These programs are proposed to
be developed in accordance with a Phasing Plan to be submitted with the Precise Plan,
under separate cover. The Sponsor will coordinate the implementation of this program
with The Hoyt Company and with the owners of Planning Areas 2 and 3.
TDM Measure
Implementation
Discourage SOV usage by reducing
Reduce Office use parking ratio to 2.83 per
parking supply
1,000 gross square feet of office area
Shuttle Service to South San Francisco
47 -55 passenger shuttles
(or Tanforan) BART station
2 shuttles circulate for three hours (am and pm
peak)
Shuttle stop locations will be given
prominence in campus master planning
Shuttle Service to South San Francisco
25- passenger shuttles
Caltrain station
I shuttle circulates for three hours (am and pm
peak)
Secured parking garage with monthly
Minimum $20 per month per space
charge
Encourage vanpools
Provide 1 preferred - parking vanpool space per
building will remain open until 9:30am daily
RIDES to run vanpool coordination service
Encourage carpools
25 carpool preferred parking spaces will
remain open until 9:30am daily
RIDES to run carpool coordination service
Lunchtime on -call shuttle service to
Encourage "Downtown Dasher" service.
downtown South San Francisco
Voucher system supported by City of SSF,
East of 101 employers, and merchants
association. Improved lunchtime access to
shopping, restaurants, errands.
Bike racks, showers and lockers
Provide indoor /outdoor bike racks /lockers
(Class I and II) at various locations on the site.
Provide two showers and 20 non - assigned
lockers in each of the buildings for every 500
employees. Bike usage more likely to be in
connection with transit due to limited
backroads access to site.
On -site staff coverage for TDM
Combined role of transportation
program
coordinator /property staff person at on -site
Property Management office; allows daily
coverage.
On -site information/services will include:
transit pass sales, printed material, electronic
links to on -line transportation services, and
displays.
Encourage on -site amenities
Seek rental agreement for an ATM machine, to
be installed at a central location at one of the
buildings
Encourage the use of electric vehicles
Provide two charging stations in each
and /or hybrid vehicles
structured parking garage
Encourage Guaranteed Ride Home
Peninsula Congestion Relief Alliance to run
program usage
program
Disseminate information to tenants
Distribute an Employee Transportation
Information Packet to all new tenants of the
proj ect.
Arrange a commute alternative kick -off event
to familiarize tenants with available services
Facilitate telecommuting
Provide infrastructure to the building and
permit third -party services within the building
that allow "broad band" connectivity
Draft Entitlements Resolution - Exhibit C
Britannia Tech Center, Planning Areas 2 and 3 Specific Plan Amendment
SPECIFIC PLAN
FOR
BRITANNIA TECHNOLOGY CENTER
BAY WEST COVE, PLANNING AREAS 2 AND 3
SOUTH SAN FRANCISCO, CALIFORNIA
ADOPTED OCTOBER 2000
As amended , 2013
1.0 INTRODUCTION
The Britannia Technology Center is made up of approximately 22.2 acres and is the area
described as Planning Areas 2 and 3 in the Bay West Cove Specific Plan approved by the
city of South San Francisco in December, 1997. Planning Areas 2 & 3 are bounded by
Oyster Point Boulevard on the south, Veterans Boulevard on the west, the San Francisco
Bay on the north, and industrial development on the east.
The site is currently vacant land, formerly the site of the United States Steel Pipe and
Steel Fabrication Plant. The site lies within The Shearwater Redevelopment Project Area
under the jurisdiction of the South San Francisco Redevelopment Agency. The site also
lies within an area designated Business Commercial in the General Plan adopted October,
1999 and is also subject to the policies and guidelines of the city's East of 101 Area Plan
that was adopted in July, 1994.
I. I. OBJECTIVES OF THE SPECIFIC PLAN
The applicant desires to construct a campus -style biotechnology, high - technology, and
research and development business center. The Specific Plan will adhere to the policies
and goals of both the General Plan and the East of 101 Area Plan.
The Specific Plan is intended to outline detailed plans for the policies of the South San
Francisco General Plan (adopted October 1999) and the East of 101 Area Plan (adopted
1994). The General Plan outlines the framework that guides land use decision - making,
provides the land use classification system, and outlines citywide land use policies. The
East of 101 Area Plan is a guide for detailed implementation of General Plan policies.
Where the General Plan and East of 101 Area Plan disagree, the General Plan takes
precedence. The General Plan policies governing this Specific Plan are found in the
Land Use, Planning Sub - Areas, Transportation, Economic Development, Open Space and
Conservation, Health and Safety, and Noise elements. The General Plan objectives
include, but are not limited to the following:
• Maintain a balanced land use program that provides opportunities for continued
economic growth, and building intensities that reflect South San Francisco's
prominent inner bay location and excellent regional access.
• Provide incentives to maximize community orientation of new development, and
to promote alternative transportation modes.
• Direct and actively participate in shaping the design and urban character of the
East of 101 area.
• Promote campus -style biotechnology, high - technology and research and
development uses.
• Encourage employee - serving amenities to the growing employment base in the
East of 101 area.
• Develop infrastructure and services that reinforce the City's competitive
advantage.
• Support project features that enhance the quality of life for employees of South
San Francisco companies, such as outdoor recreation, site - serving retail and child
care.
In addition to the policies listed above, the East of 101 Area Plan, Design Element,
outlines specific policies that shape the visual character of the Site. These include:
Policies that are mandatory in nature ( "shall "):
• Install street trees and landscaping to meet the City's frontage specifications.
• Design loading areas to permit on -site vehicle maneuvering and so as not to
disrupt on -site circulation.
• Place utilities underground.
• Create an identity for the East of 101 Area through building materials, colors and
landscape materials.
• Create a unified signage program.
• Design signage so as not to create glare.
• Paint rooftop mechanical equipment to match the color of the roof.
• Plant shrubs in a minimum of five percent of the parking lot planting areas.
Policies that are advisory in nature ( "should "):
• Take advantage of bay exposure.
• Design the development to be visually pleasing viewed from US Highway 101.
• Mark the approach to the project with a landmark building.
• Include special paving, signage and landscape treatments to announce arrival to
building and to demarcate automobile entries.
• Separate parking into small areas to de- emphasize parking.
• Place loading areas at the rear or sides of buildings.
• Use durable all- weather surfaces for paths in parking lots.
• Design projects to minimize driveways and vehicular circulation while
maximizing outdoor public spaces.
• Place landscape buffers along property lines.
• Protect pedestrians from sun exposure and provide for wind protection.
• Plant one tree for each 200 square feet of buffer area along property lines.
• Encourage berms along arterial streets.
• Shade parking lots with trees.
• Select plant species for low maintenance and extremes of climate in the area.
• Coordinate building lighting and landscape lighting.
• Screen all loading, service, storage and trash areas from public streets, trails,
adjacent properties and overhead views by planting, berms, or decorative walls.
• Design variety into all sides of buildings visible from a public street.
• Make building entries visible and protected from wind and rain.
• Use durable building materials and avoid reflective materials.
• Use more than one building color and avoid bright colors and primary colors,
except as accents.
• Design signage as an integral part of the architectural design; no sign should be
taller than the building it serves.
• Names on buildings should be comprised of individual letters.
• Design monument signs no more than 12 feet tall; discourage free - standing signs
and pole signs.
• Use consistent directional and informational signage throughout the project.
• Screen rooftop mechanical equipment from view.
• Allow for landscape buffers of at least 20 feet wide along Oyster Boulevard, with
at least 10 feet wide along other streets.
• Avoid blank building walls of any length greater than 30 feet.
• Include public plazas in new developments.
• Plant islands (including at least one tree) no less than twelve parking spaces apart.
The Specific Plan creates goals and guidelines for future development of the site. This
ensures a consistent standard of quality throughout the site. The Specific Plan is being
prepared simultaneously with a supplemental EIR.
The Specific Plan is conceptual and is meant to be a guide for a phased development.
The actual master plans and landscape plans will be shown in one or more precise plan
(s) for the site which will be submitted subsequently.
2.0 LAND USE COMPONENT
The South San Francisco General Plan classifies the project site as "Business
Commercial ". The category is intended for business and professional offices and visitor
service establishments, restaurants and retail.
The East of 101 Area Plan development policies in the northern portion of the area
encourage the creation of campus -like environments for corporate headquarters, research
and development facilities, and other high quality multi -tenant offices development.
Each planned development within the northern portion of the East of 101 Plan is
encouraged to create an attractive and independently workable development while
relating with and respecting surrounding development.
The business commercial designation in the General Plan has a maximum floor area ratio
of 0.5, but increases may be permitted up to a total of 1.0 for uses such as research and
development with low employment intensity, or for developments meeting specific
transportation demand management (TDM), off -site improvements, and specific design
standards.
The Specific Plan envisions a total building area of 5Q572,000 square feet within
Planning Areas 2 and 3. Included in the total building area is 5,000
eta- rr-aat area, 5,000 s..ar-e feet of ancillar-y retail area, 8,000 square feet of child care,
105,000 square feet of office and 459,000 square feet of Research and Development. The
maximum floor area ratio (F.A.R.) is 0.6. Development potential may be transferred
from Planning Areas 2 and 3 to Planning Area 1 provided that the development capacity
for the Bay West Cove Plan Area established in the Bay West Cove Specific Plan is not
exceeded
The plan proposes parking multi -level parking structures. The area of the parking
structures is not included in the F.A.R. which is consistent with the General Plan and the
east of 101 plan.
3.0 SITE PLANNING DEVELOPENT STANDARDS
The Specific Plan combines the broad -based policies of the South San Francisco General
Plan with the detailed site - specific policies of the East of 101 Area Plan. The Specific
Plan complies with all relevant policies of the East of 01 Area Plan Design Element, both
mandatory and advisory policies.
3.1. BUILDING AND PARKING AREA SETBACKS
The minimum required setback dimensions from property lines to buildings and parking
areas, and the required depths of landscaping are summarized for all yard conditions in
figures 1 and 6 through 11.
3.1.1 Veterans Boulevard Building and Parking Setbacks
The minimum building setback on Veterans Boulevard shall be an average of 30
feet with a minimum dimension of 25 feet. The minimum parking area setbacks
from property line shall be 25 feet.
3.1.2 Oyster Point Boulevard Building and Parking Setback.
The minimum building setback on Oyster Point Boulevard shall be an average of
30 feet from the street curb. The minimum parking area setbacks from the
property line shall be 20 feet.
3.1.3 Eastern Property Line Building and Parking Setback.
The minimum building setback along the eastern property line shall be 30 feet.
The minimum parking structure setback shall be 15 feet. The minimum parking
area setbacks from the property line shall be six feet.
3.1.4 Northern Property Line Building and Parking Setback.
B.C.D.C. maintains jurisdiction of 100 feet along the northern waterfront. Any
buildings or parking areas within B.C.D.C.'s jurisdiction must be approved by
B.C.D.C.
3.2. BUILDING HEIGHT
3.2.1 The maximum heights of buildings in the East of 101 Area shall not exceed the
maximum height established by the Airport Land Use Commission based on
Federal Aviation Regulation Part 77 Criteria. Maximum heights for the site range
from 261 feet above sea level to 311 feet above sea level.
3.3. LANDSCAPE AREA SETBACKS
3.3.1 The setback between parking zones and buildings shall be 20 feet. In areas where
the parking zone and buildings are not parallel, the landscape setback will average
20 feet with a minimum dimension of 15 feet.
3.3.2 The landscape setback along the eastern property line will be 6 feet minimum
between the property line and any parking zone, and 15 feet between the property
line and any parking structure.
3.3.3 When a building is located with the minimum yard setback, all of the area
between the building and property line is to be landscaped.
3.3.4 Roof overhangs, and other architectural projections may encroach into a required
landscaping zone adjacent to a building fagade provided these obstructions do not
limit the site or density of allowable planting materials and do not project into the
setback areas more than 4 feet.
3.4. DRIVEWAYS
3.4.1 All driveways shall be constructed to city of South San Francisco Department of
Public Works standard specifications and details.
3.4.2 Double driveway shall have a minimum entry width of 16 feet and 14 feet
minimum exit width separated by a raised medium at least 6 feet clear in width.
3.4.3 A safe line of sight distance shall be maintained for intersections and driveway
egresses. A clear unobstructed view shall not be obscured by signs, trees, or
shrubbery.
3.5. PARKING AREA REQUIREMENTS
3.5.1 Parking Lot Drive Aisles
All parking areas shall provide adequate driveway space for the movement of
vehicles with a 25' -0" minimum width drive aisle as per SSFMC Section
20.74.160.
3.5.2 Circulation, Fire Lanes, and Special Access
No parking shall be allowed on Oyster Point Boulevard and Veterans Boulevard.
Parking lot circulation shall be contained on site. In no case shall the adjacent
street be used as a drive aisle for parking lot circulation.
Parking location and layout should facilitate convenient and safe pedestrian
circulation.
All Fire Lanes and other no parking or restricted parking zones, lanes or areas
shall be signed and curbs painted red in accordance with requirements of the
South San Francisco Fire Department, and as required by the California Vehicle
Code to permit citation or removal, or both, of vehicles parked in violation.
3.5.3 Paving and Striping
Parking areas shall be paved with Asphalt, Portland Cement, Concrete Unit
Pavers, or similar quality materials so as to provide all weather surfaces.
Parking areas should be striped and each space designated with white painted
lines or suitable markings on the paved surfaces.
3.5.4 Parking Stall Requirements
The proposed parking ratios for the proposed uses are as follows:
• 3.8 spaces per 1,000 gross square feet of office or research and development
space.
• Space per 250 gross square feet of retail.
• Space per 50 gross square feet of customer area in restaurants, and 1.0 space
per 250 gross square feet of all floor areas of a restaurant.
3.5.5 Parking Stall Sizes
Parking stall sizes shall be 8' -6" x 18' -0" in accordance with City of South San
Francisco standards. Parking stall lengths may be reduced to 16' -0" when
parking space abuts continuous landscaping and /or paved walkways that permit
such an overhang. Maintain minimum handicapped requirement of 36" sidewalks
plus vehicle overhang allowance.
Aisle widths shall be as follows:
Stall angle One way aisles Two way aisle
90 degrees 25' -0" 25' -0"
60 degrees 21' -0" 251-0"
3.5.6 Handicapped Parking Requirements
Parking spaces for the handicapped shall be located near building entrances in
conformance with the current federal, state and local codes in effect at the time of
construction for each building. One out of every eight handicapped stalls — a
minimum of one per site — must be designated as van accessible.
3.5.7 Parking Lot Tree Pockets
Between each group of six 90 degree opposing parking spaces there shall be at
least one 5' -0" x 5' -0" diamond (rotated at 45 degrees to the parking grid) tree
pocket well / wheel stop. Where there is more than one double row of parking,
other geometries may be used. Trees shall be provided within parking areas at a
ration of not less than 1/2 stalls in accordance with the East of 101 Area Plan
policy DE -59.
3.5.8 Public Shoreline Parking
Parking spaces required for public shoreline access shall be convenient to the
shoreline and shall be properly and clearly marked and sign posted.
3.5.9 Bicycle Parking
Designated bicycle parking areas including lockers and / or secured facilities shall
be conveniently located near building entrances or within the structured parking
garages.
3.5.10 Service Areas
No loading facilities or truck doors shall face San Francisco bay or any public
thoroughfare.
Loading facilities shall be well screened from public view using screen walls
and /or landscaping.
Loading and service areas shall be designed and located on the site so that service
vehicle activities and movements do not disrupt the efficient flow of on -site and
off -site traffic.
On- street vehicle loading shall be prohibited. No street parking, staging or
maneuvering by delivery trucks will be permitted in order to access loading
docks.
Refuse collection areas shall be visually screened using screen walls and
landscaping.
3.5.11 Lighting and Illumination
Parking lots, driveways, pedestrian paths, aisles, and open spaces shall be
adequately illuminated to provide a safe, secure environment for all persons,
property and vehicles on the Site. Lighting shall be equipped with vandal -
resistant covers and shall be controlled by photocell to remain on during hours of
diminished natural lighting. Parking lot lighting shall be a minimum of 1 foot -
candle. Lighting fixtures shall be coordinated between Planning Areas 1, 2 and 3
to provide a consistent, overall look.
Parking Structure entrances, elevator lobbies, and all floor areas shall be
adequately illuminated to provide a safe, secure environment for all persons,
property and vehicles. Parking structure lighting shall be a minimum of 5 foot -
candles at ground level.
4.0 TRANSPORTATION AND CIRCULATION
4.1. Existing Conditions
Veterans Boulevard has been constructed with four lanes at the entrance, tapering to two
lanes. No parking is permitted along Veterans Boulevard. A pedestrian/bike lane (eight
feet wide) runs along the westerly edge of Veterans Boulevard and crosses to the north
side near the pump station.
A secondary roadway has been constructed off of Veterans Boulevard to accommodate
the original retail plan for Bay West Cove.
4.1.1 Ingress and Egress
Access to the site is off Veterans Boulevard. Veterans Boulevard is a signaled
intersection of Oyster Point Boulevard. The Oyster Point Boulevard and Veterans
Boulevard will accommodate present northbound and southbound 101 commuters
as well as future southbound commuters from the future fly -over.
The existing secondary roadway off Veterans Boulevard will be removed and
replaced by driveway curb cuts. Entrances to parking lots and parking structures
will be far enough from major intersections to avoid queuing problems in peak
traffic times.
Access drives will be coordinated with adjacent parcels to minimize impediments
to the efficient flow of peak period traffic.
Site circulation will be designed to foster easy pick -up /drop -off locations for
shuttle buses.
A right turn in and out is planned from the parking signature at the south east
corner of the site onto Oyster Point Boulevard. Approval must be obtained from
the city Public Works Department.
4.1.2 Pedestrian Circulation
The development will create pedestrian links from the occupied buildings to the
Bay Trail to encourage recreational use of the waterfront. Major open areas will
also be linked to the Bay Trail. Pedestrian links will be coordinated with the
development of Planning area 1 to maximize pedestrian recreational
opportunities.
The development will be designed to encourage a pedestrian link between
Britannia Technology Center and neighboring developments, such as The
Gateway, in the form of grade -level pedestrian walkways, and the pedestrian/bike
paths along Oyster Point Boulevard.
5.0 LANDSCAPE GUIDELINES
5.1. OBJECTIVES
5.1.1 The Landscape Guidelines are designed to create a grand boulevard, which
connects the west and east project zones together in a unified manner. The
Britannia Technology Center site also adjoins the B.C.D.C. zone with its bay trail
connection around the existing bay slot on the north to the east. This proposed
parkway, with native plants, biking and hiking trail, benches and vista points will
also have path connection to the pedestrian plaza of Bay West Cove.
For the purpose of these guidelines, the Britannia Technology Center site consists
of the following major landscape zones:
• The main pedestrian spine
• The streetscape and entry features
• The B.C.D.C. shoreline park
• The screening of buildings and parking structures
5.1.2 In general the pedestrian spine and streetscape zones have been planned as
specific landscape areas to provide continuity within Britannia Technology Center
and to connect to Hines development to provide continuity for the entire area.
These zones will respond to wind, soil and ground water conditions typical for
this area.
5.1.3 It is recommended that special planting procedures, plant selections and wind
screening be specified to give a greater degree of flexibility and are subject to
those guidelines that will insure an overall quality for Britannia Technology
Center.
5.2. LANDSCAPE AREA DEFINED
The term landscape areas shall refer to all planted areas from the back of curbs to the
base of buildings and from the shoreline to the buildings. Landscape shall include all
walkways, plaza, courtyard and shoreline within the 100' B.C.D.C. zone.
5.3. COMMON AREAS
5.3.1 The common areas are all the areas outside the buildings to the back of curb along
Veteran drive and to the shoreline along Bay West Cove. The owners of Bay
West Cove shall maintain and repair or replace all necessary landscape elements
within the common area.
These on -site common areas include:
• All street tree planting and irrigation along the east side along Veteran drive
• All landscape areas within the BCDC 100' set back easement
• All plaza, walks, fountains, art work, including wall, lighting, signing hardscape
and softscape
• All monument signs and building identification signs
• All parking lot light standards
• All bus stops within the site
• Bay Trail and park furniture and exercise course stations
5.3.2 Major gateway entry at Oyster Point Blvd. and Veteran Drive
• Design a compatible major architectural entry sign which will denote this area as
a significant gateway into South San Francisco.
• Both sides of Veterans Drive shall be compatible with similar trees species, sizes,
so to provide distinctive landscape expression.
• The gateway feature shall be equal on both side of Veteran Drive. And shall be of
the same Height, Bulk and dimension so to be an appropriate gateway for both
sites.
5.4. AMENITIES
The Britannia Technology Center site shall provide pedestrian amenities for users
enjoyment of the courtyards, plaza, and bay trail.
• Pedestrian plazas or courtyards will be provided to encourage outdoor uses. Seating
areas, sun and shade areas should be considered. These areas should be of high
quality and complement the buildings and the central spine concept.
• Textured pavement will be encouraged to upgrade the pedestrian and vehicular areas
this may vary from sandblasted concrete, color concrete, seeded aggregate, and unit
paver.
• Pedestrian courtyards shall be screened from loading docks.
• All ground mounted utilities shall be screened with massing of shrubs, trees or some
other form of screening.
5.5. LANDSCAPE ZONE
5.5.1 The streetscape zone occurs along Oyster Point Blvd. and Veterans Drive. The
streetscape is also part of an existing gateway park Development and should be
compatible with existing plant material. All plantings shall conform to city
requirements. The plantings shall screen out truck parking and service
equipment. Parking garages shall be screened by tall trees and shrubs. The
following items will be provided:
• Parking areas shall be screened along Veteran Drive with combination of hedges
and /or mounding.
• Plant selection shall be continuous and balanced on both sides of Veteran Drive.
• Pedestrian Connection across Veteran Drive shall be articulated with bollards,
paving texture and color to provide a safe crosswalk.
5.5.2 LANDSCAPE INTERIOR ZONE
The landscape interior zone encompasses all the active pedestrian zones of the
campus site. The interior zone is dominated by the main pedestrian spine, which
include four linking plazas. Each plaza shall be embellished with a fountain,
sculpture, outdoor eating or other amenities. Each plaza should be wind protect in
such a way to allow for a comfortable gathering.
• Plaza paving should be pre -cast interlocker paving which blend with the
surrounding architecture.
• Major tree and shrub planting should define each plaza and assist in reducing the
wind pattern.
• Post lights and bollard lights should give good safety lighting spread at night.
• Pedestrian street furniture should be included such as benches, bollards, bike
racks, and trash receptacles.
• Accent flowering specimen trees should articulate each of the four plazas, in some
area's palm trees can be considered.
• Parking lot shall be covered with a canopy tree at one tree (min. 15 Gal.) for each
six stalls.
• Hedges should be used to screen transformers, Dumpster units, back flow devices
and loading docks.
• At the shoreline trail, benches and picnic tables should be located along the 100'
B.C.D.C. Zone.
5.6. LANDSCAPE IRRIGATION
• All planted areas shall be watered by an automatic irrigation system
• Walkways and plazas shall not receive any overspray.
• Low angle spray heads should be used to avoid overspray due to windy conditions at
the site
• All controllers should be secured, out of sight in a vandal resistant box.
• Bubblers are encouraged for all trees.
• Keep all equipment consistent with the same manufacturer.
5.7. LANDSCAPE MAINTENANCE
All planted areas shall be maintained in a clean and healthy environment. The owners
shall maintain a staff or sub - contract out to a landscape maintenance company for
professional services.
• Hedges shall be neatly cut and trimmed
• Trees shall be pruned and thinned
• The owner shall at all times keep and properly maintain the entire premises in a safe,
clean condition and in a good state of repair, complying in all respects with
governmental, health, fire and police requirements and regulations.
5.8. LANDSCAPE PLANT LIST
TREES: (minimum size 15 Gal)
Botanical name
Common name
Acacia baileyana
Bailey Acacia
Acacia melanoxylon
Black Acacia
Acer circinatum
Vine maple
Acer palmatum
Japanese maple
Albizia julibrissin
Silk tree
Alnus cordata
Italian alder
Alnus rhombifolia
White alder
Callistemon viminalis
Weeping Bottlebrush
Casuarina stricta
Drooping she -oak
Cedrus deodara
Deodar cedar
Ceratonia siliqua
Carob tree
Cercis Canadensis
Eastern red bud
Cercis occidentalis
Western red bud
Chamerops humilis
Mediterranean Fan palm
Cinnamonum camphora
Camphor tree
Corpus florida
Dogwood
Crataegus phaenopyrum
Washington thorn
Cupaniopsis anacardiodes
Carrotwood tree
Cupressus glabra `C. arizonica'
Arizona cypress
Cupressus macroappa
Monterey cypress
Cupressus sempervirens
Italian cypress
Eriobotrya deflexa
Bronze loquat
Eucalyptus camaldulensis
Red gum
Eucalyptus citriodora
Lemon scented gum
Eucalyptus ficifolia
Red flowering gum
Eucalyptus `rosea'
White Ironbark
Eucalyptus nicholii
Willow- leaved peppermint
Eucalyptus sideroxylon `Rosea'
Rediron bark
Ficus nitida
Indian laurel fig
Ficus retusa
Banyon tree
Ficus rubiginosa
Rusty leaf fig
Fraxinus oxycarpa ` Raywood'
Raywood ash
Fraxinus uhdei
Evergreen ash
Ginkgo bilboa `Autumn Gold'
Maidenhair tree
Ilex A. Wilsonii
Wilson holly
Koelreuteria paniculata
Goldenrain tree
Leptospermum laevigatum
Australian tea tree
Ligustrum lucidum
Glossy privet
Liquidambar styraciflua
Sweet gum
Magnolia grandiflora
Southern magnolia
Malus `Praerifire'
Crabapple
Maytenus bobria
Mayten tree
Melaleuca quinquenervia
Cajeput tree
Melaleuca linariifolia
Flaxleaf paperbark
Metrosideros excelsus
New Zealand Christmas Tree
Olea Europaea `Fruitless'
Fruitless Olive
Olea Europea `Swanhill'
Fruitless Olive
Pinus canariensis
Canary island pine
Pinus eldarica
Eldarica pine
Pinus halepensis
Aleppo pine
Pinus pinea
Italian stone pine
Pinus radiate
Monterey pine
Pistacia chinensis
Chinese pistache
Pittosporum undulatum
Victorian Box
Platanos acerifolia Bloodgood'
London plane tree
Platanus racemosa
California Sycamore
Podocarpus macrophyllus
Yew pine
Podcarpus gracilior
Fern Pine
Populus fremontii
Fremon popular
Populus nigra italica
Lombardy populan
Prunus blireiana
Pink flowering plum
Prunus caroliniana
Carolina laurel cherry
Prunus cerasifera `Var'
Purple leaf plum
Prunus serulata `var'
Flowering cherry
Pyrus calleryana `Aristocrat'
Aristocrat flowering pear
Pyrus calleryana` Var'
Flowering pear
Robinia ambigua
Pink flowering locust
Salix babylonica
Weeping Willow
Schinus molle
California Pepper
Schinus terebinthifolius
Brazilian pepper
Sequoia sempervirens
Coast redwood
Sophora japonica
Japanese pagoda tree
Tristania conferta
Brisbane box
Tristania laurina
Brisbane box
Ulmus parvifolia `Drake'
Drake elm
Umbellularia califorica
California laurel
Washingtonia robusta
Mexican fan palm
Washingtonia filifera
California fan palm
Zelkova serrata
Zelkova
SHRUBS
Botanical name
Common name
Abelia grandiflora
Glossy abelia
Agapanthos africanus
Lily of the Nile
Abbutus unedo
Strawberry tree
Arctostophylus var
Manzanita
Berberis darwinii
Darwin barberry
Buxus microphylla japonica
Japanese boxwood
Ceanothus var.
Blue ceanothus
Chaenomeles cultivars
Flowering Quince
Cistus purpureus `var'
Orchid spot rockrose
Cotoneaster var.
Cotoneaster
Echium fastuosum
Pride of Madeira
Elaeagnus pungens
Thorny Eleagnus
Eriogonum arborescens
Santa Cruz Island Buckwheat
Eriogonum `var'
Buckwheat
Escallonia `Fradesi'
Escallonia
Euryops pectinatus
Golden Shrub daisy
Feijoa sellowiana
Pineapple guava
Fremontodendron hybrids
Flannel bush
Genista iydia
Genista
Garrya elliptica
Coast Silktassel
Hakea suaveolens
Sweet Hakea
Heteromeles arbutifolia
Toyon
Juniperus chinensis `var'
Juniperus
Lavandula angustifolia
English Lavender
Lavandula dentata
French Lavender
Ligustrum japonicum
California privet
Mahonia pinnata
California holly grape
Myoporum laetrum
Myoporum
Myrica california
Pacific was myrtle
Nadina domestica
Heavenly bamboo
Nerium oleander
Oleander
Phormium tenax
New Zealand Flax
Photinia fraseri
Photinia
Pittosporum eugeniodes
Pittosporum
Pittosporum tennifolium
Pittosporum
Pittosporum toboria
Pittosporum
Prunus lyonii
Cataline cherry
Raphiolepis india `var'
India Hawthorn
Rhamnus californica
California coffeeberry
Syzigium Paniculatum
Australian busy cherry
Westringia remariniformis
Rosemary bush westringia
GROUND COVERS
Botanical name
Common name
Ajuga reptans var.
Bugleweed
Arctostaphylos var.
Manzanita
Arctotheca calendula
Cape Gold
Asparagus D. `Sprengeri'
Asparagus Fern
Baccaric pilularis var.
Dwarf Coyote Bush
Bergenia crassifolia
Bergenia
Carissa grandifolia
Natal Plum
Ceanothos gloriosus var.
California Lilac
Cistus salvifolius
Sageleaf Rockrose
Coprosma Kirkii
Creeping Coprosma
Cotoneaster horizontalis
Rock Contoneaster
Drosanthemum hispidum
Rosea Ice Plant
Erica carnea
Heather
Festuca ovina glauca
Blue Festuca
Fragaria chiloensis
Wild Strawberry
Gazania var.
Trailing Gazania
Hedera helix `var'
English Ivy
Hypericum calycinum
St. John's -Wort
Iberis sempervirens
Candytuft
Ilex cornuta `Carissa'
Holly
Juniperus chinensis var.
Prostrate Juniper
Lampranthus spectabilis
Trailing Ice Plant
Lantana montevidensis
Trailing Lantans
Laurentia fluiatillis
Blue Star Creeper
Liriope muscari
Lilyturf
Lobularia maritime
Sweet Alyssum
Lotus berthelotii
Parrot's Bear
Nandina domestica `Nana'
Dwarf Heavenly Bamboo
Ophiopogan japonicus
Mondo Grass
Osteospermum fruticosum
Trailing African Daisy
Pachysandra terminalis
Japanese Spurge
Pelargonium pelatum
Ivy Geranium
Polygonum capitatum
Knotwead
Rosa `var'
Ground Cover Roses
Rosemarinus officialis `var'
Rosemary
Sedum`var'
Stone Orop
Trachelospermum jasminoides
Star Jasmin
Verbena peruviana
Peruvian Verbena
Vinca minor /manor
Periwinkle
VINES
Bouganvillea `species'
Bouganvillea
Clematis armandii
Evergreen Clematis
Distictis buccinatoria
Blood Red Trumpet
Ficus pumila
Creeping Fig
Gesemium sempervirens
Carolina Jessamine
Jasminium grandiflora
Spanish Jasemine
Lonicera hildebrandiana
Honeysuckle
Parthenocissus tricuspidata
Boston Ivy
Rosa (varieties)
Rose
Solanum jasminoides
Potato Vine
Trachelospermum j asminoides
Star Jasmine
Wisteria sinensis
Wisteria
6.0 ARCHITECTURAL GUIDELINES
6.1. OBJECTIVES
Buildings shall be designed with a high quality visual image, with consistent architectural
features on all sides.
Create a campus type environment for biotechnology, high technology, research and
development and corporate users.
6.2. BUILDING MASSING
Building forms should be of simple geometric shapes with sensitive use of sculptural
forms to develop a strong design concept. Building offsets to reduce the apparent mass
will be encouraged.
6.3. SCALE
Development of a pedestrian scale is encouraged through the manipulation of building
mass, detailing of the fagade, and landscape planting. Entrances should be visible as
employees and visitors approach the buildings. Building lobby entrances should be
designed with a close relationship to the main site pedestrian circulation spine.
Architectural features to protect pedestrians from excessive wind are encouraged.
6.4. MATERIALS
The building materials should be appropriate for the scale of the structure and expressive
of the character of the development. Materials should be of high quality and low
maintenance. Building materials should convey quality and permanence. Highly
reflective materials should be discouraged.
Possible building materials include:
• Glass curtain wall
• Pre -cast concrete
• Stone
• G.F.R.C.
• E.F.I.S.
• Formed metal panels, i.e. "Aluco- bond"
Bright primary colors are discouraged except when used as accents to the overall material
and color scheme.
6.5. PARKING STRUCTURE
The design of the parking structure exterior elevations should be simple, attractive and
complementary of the building design. Surface relief elements and articulation will be
encouraged to reduce the apparent scale of the garage elevations. Landscape planting
should be used to screen the appearance of cars from local streets.
6.6. MECHANICAL EQUIPMENT
Roof mounted equipment shall be screened from view by utilizing parapets, mechanical
screens, or other building forms which are designed as an integral part of the building.
Materials used on equipment screens will be of the same quality and compatible with the
building materials. Satellite dishes and other telecommunication devices will be screened
as well.
6.7. SERVICE EQUIPMENT
Equipment required for building services such as transformers, emergency generators,
gas meter, and similar components should be carefully planned to minimize visual impact
from public open spaces and primary pedestrian and vehicular routes. Screening by
means of structured elements or effective use of landscape materials is encouraged when
equipment exceeds three feet in height.
7.0 SIGNAGE GUIDELINES
7.1. OBJECTIVES
To regulate the type, size, number, design and placement of sign in a manner that will
communicate and enhance the aesthetic appearance of the Bay West Cove.
7.2. SIGNAGE TYPES\
7.2.1 Site Identification Monument
The Bay West Cove site will be identified by a major architectural and /or
landscape - architectural monument feature which features one name for all the
various planning areas north of Oyster Point Blvd. This singular name should
give a site identity on a regional level in the Bay area. Height shall not exceed
12' high.
7.2.2 Project Identification Signage
• Both the Hines site and the Britannia Technology Center site can be identified
by low monument signs at their receptive entrances.
• These entrance signs shall identify the separate parcels and ownership.
• Each identification sign shall be a shape, size, color material which related to
its particular architecture.
• These entrance signs shall be simple and elegant.
7.2.3 Business Identification Signs
• Business identification signs shall be freestanding or attached to buildings and
shall
• Each sign shall identify only the user and /or use of the property or portion
thereof, on which it is located.
• Business identification signs shall not be taller than the building it serves.
• Business names on buildings shall be comprised of individual letters and
applied directly onto the building exterior material.
7.2.4 Pedestrian and vehicle signage
• Both pedestrian and vehicle signs shall be functional, cleat, and creates an
effective guide to all employees, visitors, guests and workers to all the
planning area sites north of Oyster Point Blvd.
• All signage shall be coordinated with all the other related planning areas.
7.2.5 Signage Illumination
• The site identification monument signage shall be illuminate to produce a
strong sense of place and identity.
• Project identification signs may be up- lighted.
• Business identification signs my be illuminated.
• No blinking or flashing or intermittent illumination shall be permitted.
• Neon lighting will be discouraged and only white lighting is permitted.
• No electronic signage boards shall be permitted.