HomeMy WebLinkAboutReso 119-2020 (20-644)DRAFT CONDITIONS OF APPROVAL
P11-0101: UPM20-0001, DR20-0012 AND DAA20-0002
475 ECCLES AVE / GATEWAY OF PACIFIC – PHASE 5
(As recommended by Planning Commission on August 6, 2020, with revisions recommended by
Staff on September 23, 2020)
Staff recommends edits to the Planning Commission Recommended Draft Conditions of
Approval for the proposed project. The proposed edits are shown in strikeout/underline
format in Conditions of Approval A.1, A.3, A.7, A.8, A.12, B.13, B.14, B.16, B.20, B.2 2,
B.32, B.34, B.45, B.52, B.53, B.54, B.59, C.5, C.13, C.17, C.18, D.15, E.3 and E.11. The
applicant has reviewed and agreed to the modifications.
The Applicant/Project shall conform to all the conditions of approval identified in City Council
Resolution 94-2016 except as superseded herein, as well as the additional conditions contained
herein.
A. PLANNING DIVISION
1. The project shall be constructed and operated substantially as indicated on the plan set
prepared by Flad Architects dated June 8, 2020, and approved by the City Council in
association with DR20-0012 as amended by the conditions of approval. The final plans
shall be subject to the review and approval of the City’s Chief Planner. (Supersedes COA
A.2 attached to Resolution 94-2016)
2. Prior to the issuance of any building or construction permits for the project, the applicant
shall revise the development plans to address the Design Review Board comments,
subject to review and approval by the Chief Planner or designee.
3. The Applicant/Project shall comply with all applicable mitigation measures outlined in
the adopted Mitigation Monitoring and Reporting Program adopted by Resolution 93-
2016 and referenced infor the 2020 Addendum / 2012 Partial Recirculated EIR for the
475 Eccles Ave / Gateway of Pacific Phase 5 Revised Project.
4. The applicant shall comply with all terms and conditions specified in the First Amended
and Restated Development Agreement (DAA20-0002).
5. The applicant is responsible for maintaining site security prior to, and throughout the
construction process. This includes installation of appropriate fencing, lighting, remote
monitors, or on-site security personnel as needed.
6. The applicant is responsible for providing site signage during construction, which
contains contact information for questions regarding the construction.
7. During construction, the applicant shall provide parking for construction workers within a
Gateway Business Park Master Planthe project parking structure when the Chief Building
Official and Fire Marshal provide written approval.
8. Prior to issuance of certificate of occupancy, the applicant shall submit final landscaping
and irrigation plans demonstrating compliance with the State’s Model Water Efficiency
Landscaping Ordinance (MWELO), if applicable. (Supersedes COA A.8 attached to
Resolution 94-2016)
a. Projects with a new aggregate landscape of 501 – 2,499 sq. ft. may comply with the
prescriptive measures contained in Appendix D of the MWELO.
b. Projects with a new aggregate landscape of 2,500 sq. ft. or greater must comply with
the performance measures required by the MWELO.
c. For all projects subject to the provisions of the MWELO, the applicant shall submit a
Certificate of Completion to the City, upon completion of the installation of the
landscaping and irrigation system.
9. The applicant shall contact the South San Francisco Scavenger Company to properly size
any required trash enclosures and work with staff to locate and design the trash enclosure
in accordance with the SSFMC Section 20.300.014, Trash and Refuse Collection Areas.
Applicant shall submit an approval letter from South San Francisco Scavenger to the
Chief Planner prior to the issuance of building permits.
10. After the building permits are approved, but before beginning construction, the
owner/applicant shall hold a preconstruction conference with City Planning, Building,
and Engineering staff and other interested parties. The developer shall arrange for the
attendance of the construction manager, contractor, and all relevant subcontractors.
11. A Parking and Traffic Control Plan for the construction of the project shall be submitted
with the application for Building Permit, for review and approval by the Chief Planner
and City Engineer.
12. The Entitled Project included an approved draft Preliminary TDM Plan, which has been
revised by Fehr & Peers, dated April 24, 2020. In accordance with South San Francisco
Municipal Code Chapter 20.400, Transportation Demand Management, prior to issuance
of a building permit the applicant shall submit a Final TDM Plan that incorporates
revisionsbased on the Revised Preliminary TDM PlanProject for review and approval by
the Chief Planner.
13. Prior to commencement of demolition or construction, the developer shall provide the
City with a Health Risk Assessment (HRA) report, acceptable to the City, evaluating the
impact of toxic air contaminants resulting from demolition and construction of the Project
on nearby sensitive receptors, consistent with the methodologies set forth in the Bay Area
Air Quality Management District’s (BAAQMD) May 2012 CEQA Guidelines, or such
other BAAQMD Guidelines that may be applicable at the time of such demolition or
construction. The developer shall implement all mitigation measures determined in the
HRA to be necessary to reduce the potential impacts from demolition and construction on
such sensitive receptors to less than significant.
B. ENGINEERING DIVISION
Permits
1. At the time of each permit submittal, the Applicant shall submit a deposit for each of the
following permit reviews and processing:
a. Building Permit plan check and civil review. Provide cost of on-site improvements
for deposit amount calculation.
b. Hauling/Grading plan check and permit processing. Provide Cubic Yards for deposit
amount calculation.
c. Public Improvement plan check and permit processing. Provide cost of ROW
improvements for deposit amount calculation.
2. A Grading Permit is required for grading over 50 cubic yards and if 50 cubic yards or
more of soil is exported and/or imported. The Applicant shall pay all permit and
inspection fees, as well as any deposits and/or bonds required to obtain said permits. The
Grading Permit requires several documents to be submitted for the City’s review and
approval. The Grading Permit Application, Checklist and Requirements may be found on
the City website at http://www.ssf.net/departments/public-works/engineering-division.
3. A Hauling Permit shall be required for excavations and off-haul or on-haul, per
Engineering requirements; should hauling of earth occur prior to grading. Otherwise,
hauling conditions would be included with the grading permit. Hauling Permit may be
found on the City website at: http://www.ssf.net/departments/public-works/engineering-
division.
4. The Applicant shall obtain a Demolition Permit to demolish the existing concrete pad.
The demolition permit shall be obtained from the Building Division and the Applicant
shall pay all fees and deposits for the permit. The Applicant shall provide let ters from all
public utilities stating all said utilities have been properly disconnected from the existing
buildings.
5. The Applicant shall submit a copy of their General Construction Activity Storm Water
Permit Notice of Intent and Storm Water Pollution Prevention Plan (SWPPP), where
required by State or Federal regulations, to the Engineering Division for our information.
These documents shall be submitted prior to receiving a grading or building permit for
the subject project.
6. The City of South San Francisco is mandated by the State of California to divert sixty-
five percent (65%) of all solid waste from landfills either by reusing or recycling. To help
meet this goal, a city ordinance requires completion of a Waste Management Plan
(“WMP”) for covered building projects identifying how at least sixty-five percent (65%)
of non-inert project waste materials and one hundred percent (100%) of inert materials
(“65/100”) will be diverted from the landfill through recycling and salvage. The
Contractor shall submit a WMP application and fee prior to the issuance of a building or
grading permit.
7. A Public Improvement Permit is required for any work proposed within the public right-
of-way. The Applicant shall pay all permit, plan check, and inspection fees, as wel l as,
any deposits and/or bonds required to obtain said permits. Applicant shall submit
separate ROW improvement plans. An engineer’s cost estimate for only the scope of
work within the ROW is required to determine the bond.
Plan Submittal
8. Along with the building permit submittals, the Applicant shall submit detailed plans
printed to PDF and combined into a single electronic file, with each being stamped and
digitally signed by a Professional Engineer registered in the State of California.
Incorporated within the construction plans shall be applicable franchise utility installation
plans, stamped and signed and prepared by the proper authority. Plans shall include the
following sheets:
Cover, Separate Note Sheet, Existing Conditions, Demolition Plan, Grading Plan,
Horizontal Plan, Striping and Signage Plan, Utility Plan(s), Details, Erosion Control Plan,
and Landscape Plans, (grading, storm drain, erosion control, and landscape plans are for
reference only and shall not be reviewed during this submittal).
9. Prior to building permit issuance, the Applicant shall obtain a grading permit with the
Engineering Division and shall submit an application, all documentation, fees, deposits,
bonds and all necessary paperwork needed for the grading permit. The Applicant shall
submit a grading plan that clearly states the amount of cut and fill required to grade the
project. The Grading Plans shall include the following plans:
Cover, Notes, Existing Conditions, Grading Plans, Storm Drain Plans, Stormwater
Control Plan, and Erosion Control Plan.
10. Prior to building permit issuance, the Applicant shall obtain a Public Improvement Permit
for all proposed work within the City ROW and shall submit an application, all
documentation, fees, deposits, bonds and all necessary paperwork needed for the Public
Improvement Permit. The Public Improvement Plans shall include only the scope of work
within the City ROW (with reference to the on-site plans) consisting of the following
plans:
Civil Plans, Landscape Plans, and Joint Trench Plans.
11. The Applicant shall submit a copy of their General Construction Activity Storm Water
Permit Notice of Intent and Storm Water Pollution Prevention Plan (SWPPP), where
required by State or Federal regulations, to the Engineering Division for our information.
These documents shall be submitted prior to receiving a grading or building permit for
the subject project.
12. All improvements shall be designed by a registered civil engineer and approved by the
Engineering Division.
13. The Engineering Division reserves the right to include additional conditions during
review of the building permit, grading permit, or public improvement permit, as needed
to ensure compliance with applicable laws and regulations, or other conditions of
approval.
Mapping
14. Prior to Building Permit issuance, anyall applicable mapping shall be recorded with the
San Mateo County Clerk Recorder’s Office.
15. Applicant shall submit all documents required for review of any mapping application.
16. Prior to the approval of any Permits, the Applicant shall enter into an Improvement
Agreement and Encroachment and Maintenance Agreement with the City. These
agreements shall be approved by City Council prior to execution. The Improvement
Agreement shall require the Applicant to ensure the faithful performance of the design,
construction, installation and inspection of all public improvements as reviewed and
approved by the Engineering Division at no cost to the City and shall be secured by good
and sufficient payment, performance, and one (1) year warranty bonds or cash deposit
adequate to cover all of the costs, inspections and administrative expenses of completing
such improvements in the event of a default. The value of the bonds or cash deposit shall
include 110% of the cost of construction based on prevailing wage rates. The value of
the warranty bond or cash deposit shall be equivalent to 10% of the value of the
performance security. The Encroachment and Maintenance Agreement shall require the
Applicant to maintain any street furniture that serves the property and all landscape
within the project frontage at no cost to the City. The Encroachment and Maintenance
Agreement shall be recorded with the San Mateo County Recorder and may be
transferred to the property owner. This agreement is in addition to the agreement
regarding Operation and Maintenance for Stormwater Treatment measures required by
COA E.9 attached to Resolution 94-2016.
17. Applicant shall pay for all Engineering Division deposits and fees for any mapping
application prior to review.
18. The applicant shall clearly show all existing easements on the improvement plans.
Right-of-Way
19. All new public improvements required to accommodate the development shall be
installed at no cost to the City and shall be approved by the City Engineer and
constructed to City Standards. All new public improvements shall be completed prior to
Final Occupancy of the project or prior any Temporary Occupancy as approved by the
City Engineer.
20. Prior to Building Permit issuance, the Applicant shall enter into an Subdivision
Improvement Agreement and Encroachment and Maintenance Agreement with the City.
These agreements shall be approved by City Council prior to execution. The Subdivision
Improvement Agreement shall require the Applicant to install all proposed public
improvements as reviewed and approved by the Engineering Division at no cost to the
City. The Encroachment and Maintenance Agreement shall require the Applicant to
maintain any street furniture that serves the property and all landscape within the project
frontage at no cost to the City. The Encroachment and Maintenance Agreement shall be
recorded with the San Mateo County Recorder and may be transferred to the property
owner or Homeowner’s Association. This agreement is in addition to the agreement
regarding Operation and Maintenance for Stormwater Treatment measures required by
COA E.9 attached to Resolution 94-2016.
21. Prior to Building Permit issuance, the Applicant shall submit a video survey of the
adjacent streets (perimeter of proposed property location) to determine the pre-
construction condition of the streets at no cost to the City. The Applicant will be
responsible to ensure that the condition of the streets and striping is in at least existing
condition or better after construction is completed.
22. Applicant shall reconstruct all curb, gutter, sidewalks, curb ramps, and driveways, along
the western (project) side of Eccles Avenue for the length of the frontages of the subject
property. Unless separated by a planting strip, all sidewalks shall be monolithic to the
curb and gutter and shall be constructed to current City and Caltrans standards and
specifications to the satisfaction of the City Engineer at no cost to the City. (Supersedes
COA C.5 attached to Resolution 94-2016)
23. The Applicant shall rehabilitate the pavement on Eccles Avenue along the entire frontage
of the project site. Pavement rehabilitation shall include the repair of any failed pavement
areas as determined in the field by the City Inspector and a 2 inch grind and overlay of
the street from the lip of gutter to lip of gutter and restriping the lane lines and
crosswalks.
24. Applicant shall ensure that any pavement markings impacted during construction are
restored and upgraded to meet City standards current to the time of Encroachment Permit
approval.
25. Existing driveway approaches or portions of approaches along the property frontage that
will not serve the new development or do not serve any other access shall be removed
and replaced with new curb, gutter, and sidewalk. Where new work is required,
monolithic curbs, gutter, curb ramps, commercial driveway approaches and 4’ wide
(minimum) sidewalks are to be constructed to current City standards and to the
satisfaction of the City Engineer.
26. Upon completion of construction and landscape work at the site, the Applicant shall
clean, repair or reconstruct, at their expense, as required to conform to City Standards, all
public improvements including driveways, curbs, gutters, sidewalks and street pavements
along the street frontages of the proposed project along Eccles Avenue to the satisfaction
of the City Engineer. Damage to adjacent property caused by the Applicant, or their
contractors or subcontractors, shall be repaired to the satisfaction of the affected property
owner and the City Engineer, at no cost to the City or to the property owner.
27. Applicant shall ensure the proposed trees and planting locations do not interfere with
underground utilities or the joint trench. The Applicant will be required to install root
barrier measures to prevent the sidewalk from uplift at no cost to the City.
28. Prior to public improvement permit issuance, the Applicant shall provide an engineer’s
estimate for all work performed with in the public right-of-way and submit a bond equal
to 110% of the estimate.
29. Prior to the issuance of the Encroachment Permit, the Applicant shall submit Traffic and
Pedestrian Control Plans for proposed work on Eccles Avenue and/or any area of work
that will obstruct the existing pedestrian walkways.
30. For any work within the sidewalk and/or obstructing pedestrian routes shall provide
pedestrian routing plans along with traffic control plans. Temporary lane or sidewalk
closures shall be approved by the City Engineer and by the Construction Coordination
Committee (if within the CCC influence area). For any work affecting the sidewalks or
pedestrian routes greater than 2 days in duration, the adjacent parking lane or adjacent
travel lane shall be closed and temporary vehicle barriers placed to provide a protected
pedestrian corridor. Temporary ramps shall be constructed to connect the pedestrian route
from the sidewalk to the street if no ramp or driveway is available to serve that purpose.
31. No foundation or retaining wall support shall extend into the City Right-of-Way without
express approval from the Engineering Department. Applicant shall design any
bioretention area or flow-through planters adjacent to the property line such that the
facility and all foundations do not encroach within the City Right-of-Way or into an
adjacent parcel.
Stormwater
32. The Applicant shall submit to the City Engineer a storm drainage and hydraulic study for
the fully improved development analyzing existing conditions and post-development
conditions. The study shall evaluate the capacity of the existing public storm drain along
Eccles Avenue south of the project site and recommend any improvements necessary to
accommodate runoff from the project and upstream tributary areas. The study shall
evaluate the capacity of each storm drain main during a 25-year design storm. Initial time
of concentration shall be 10 minutes. Precipitation shall be based on NOAA data for the
site. The study shall be submitted to the City Engineer for review and approval.
33. The Applicant shall design and construct, any on-site and off-site storm drainage
improvements along said storm drain system as recommended by the approved storm
drainage and hydraulic study at no cost to the city.
34. The development shall not increase reduce peak runoff by 15% based on a 25-year design
storm. Initial time of concentration shall be 10 minutes. Precipitation shall be based on
NOAA data for the site. The proposed storm drain system and runoff reduction
information shall be included in the hydraulic study.
35. On-site storm drainage facilities shall be designed to accommodate runoff from a 10-year
design storm. Initial time of concentration shall be 10 minutes. Precipitation shall be
based on NOAA data for the site. On-site storm drain pipes shall be designed for open
channel flow conditions and not be surcharged.
36. Drainage runoff shall not be allowed to flow across lot lines or across subdivision
boundaries onto adjacent private property without an appropriate recorded easement
being provided for this purpose.
37. The private storm drain lines collecting stormwater from the bioretention areas in the
adjacent railroad spur property shall not be allowed without an appropriate recorded
easement for this purpose
38. All building downspouts shall be connected to rigid pipe roof leaders which shall
discharge into an approved drainage device or facility that meets the C3 stormwater
treatment requirements of Municipal Regional Permit.
39. The on-site private storm drainage system shall not be dedicated to the City for
ownership or maintenance. The private storm drainage system and any storm water
pollutions control devices within the subdivision shall be owned, repaired, and
maintained by the property owner or Homeowner’s Association.
Sanitary Sewer
40. The Applicant shall submit a sewer capacity study to determine how the project impacts
and capacity of the sanitary sewer system and recommend any improvements necessary
to accommodate the flows from the development project. The study shall include an
analysis of the sanitary sewer main on Eccles Avenue. Sanitary sewer mains shall not
flow more than 2/3 full at peak wet weather flow. Please be sure to include all supporting
calculations.
41. The Applicant shall design and construct, any on -site and off-site sanitary sewer
improvements as recommended by the approved sewer capacity study at no cost to the
city.
42. Applicant shall abandon all existing Sanitary Sewer Laterals serving the property to City
Standards.
43. The Applicant shall install the new sewer laterals to City Standards including a cleanout
in the sidewalk and a new wye connection or taptite connection at the main. Lateral sizes
of 8-inch or larger require a manhole connection at the City sewer main.
44. Each on-site sanitary sewer manhole and cleanout shall be accessible to maintenance
personnel and equipment via pathway or driveways as appropriate. Each maintenance
structure shall be surrounded by a level pad of sufficient size to provide a safe work area.
Utilities
45. All electrical and communication lines serving the property, shall be placed underground
within the property being developed and to the nearest overhead facility or underground
utility vault. Pull boxes, junction structures, vaults, valves, and similar devices shall not
be installed within public pedestrian walkway areas.
46. The Applicant shall coordinate with the California Water Service for all water-related
issues. All water mains and services shall be installed to the standards of the California
Water Service.
47. The Applicant shall install fire hydrants at the locations specified by the Fire Marshal.
Installation shall be in accordance with City Standards as administered by the Fire
Marshall.
On-site Improvements
48. The Applicant shall submit a construction access plan that clearly identifies all areas of
proposed access during the proposed development.
49. Prior to receiving a Certificate of Occupancy form the Building Division, the Applicant
shall require its Civil Engineer to inspect the finished grading surrounding the building
and to certify that it conforms to the approved site plan and that there is positive drainage
away from the exterior of the building. The Applicant shall make any modifications to
the grading, drainage, or other improvements required by the project engineer to conform
to intent of his plans.
50. All common areas are to be landscaped and irrigated and shall meet the requirements of
the City’s Water Efficiency Landscape Ordinance (WELO). Submit landscape, drainage
and grading plans for review and approval by the Engineering Division.
51. The Applicant shall submit a proposed workplan and intended methodologies to ensure
any existing structures on or along the development’s property line are protected during
proposed activities.
Grading
52. The Applicant shall provide documentation from a qualified environmental consultant of
compliance with all Environmental Measures Incorporated Into the Project regarding Site
Remediation for Asbestos, Lead-Based Paints and Recognized Environmental Conditions
as stated in the Final EIR for the 475 Eccles project Industrial Hygienist that the project
site is clear of all hazardous materials and groundwater to a level that is satisfactory to
State and County Regulators prior to the issuance of a grading permit.
53. The recommendations contained within the geotechnical report shall be included in the
Site Grading and Drainage Plan. The Site Grading and Drainage Plan shall be prepared
by the Applicant’s civil engineer and approved by the project geotechnical engineer.
(Supersedes COA C.6 attached to Resolution 94-2016)
54. The Applicant shall comply with all dust control measures that are set forth in the
Environmental Measures Incorporated Into the Project regarding “Air Quality and Green
House Gas – Emission Reduction Measures” as stated in the Final EIR for the 475 Eccles
project, or such equally protective dust control measures as are recommended pursuant to
the Health Risk Assessment required by condition E.13 aboveentire project site shall be
adequately sprinkled with water to prevent dust or sprayed with an effect dust palliative
to prevent dust from being blown into the air and carried onto adjacent private and public
property. Dust control shall be for seven days a week and 24 hours a day. Should any
problems arise from dust, the Applicant shall hire an environmental inspector at his/her
expense to ensure compliance with those measuresgrading permit.
55. Haul roads within the City of South San Francisco shall be cleaned daily, or more often,
as required by the City Engineer, of all dirt and debris spilled or tracked onto C ity streets
or private driveways.
56. The Applicant shall submit a winterization plan for all undeveloped areas within the site
to control silt and stormwater runoff from entering adjacent public or private property.
This plan shall be submitted to the City Engineer for review and approval prior to
September 1 of each year. The approved plan shall be implemented prior to November 1
of each year.
57. Prior to placing any foundation concrete, the Applicant shall hire a licensed land surveyor
or civil engineer authorized to practice land surveying to certify that the new foundation
forms conform with all setbacks from confirmed property lines as shown on the Plans. A
letter certifying the foundation forms shall be submitted to the Engineering Division for
approval.
58. The applicant is required by ordinance to provide for public safety and the protection of
public and private property in the vicinity of the land to be graded from the impacts of the
proposed grading work.
59. All hauling and grading operations are restricted to between the hours of 8:00 a.m. to
6:00 p.m. for residential areas and 7:00 a.m. to 6:00 p.m. for industrial/commercial areas,
Monday through Friday, excluding holidays, unless approved by the Chief Building
Official.
60. Unless approved in writing by the City Engineer, no grading in excess of 200 cubic yards
shall be accomplished between November 1 and May 1 of each year.
C. FIRE PREVENTION DIVISION
1. Install underground piping for water based fire protection systems per NFPA 24 and
SSFFD requirements under separate fire plan check and permit.
2. Private fire service mains and appurtenances shall be installed in accordance with NFPA
24 as amended in Chapter 80.
3. Install a fire pump per NFPA 20 and SSFFD requirements under separate fire plan check
and permit.
4. Fire department connections shall be installed in accordance with the NFPA standard
applicable to the system design and shall comply with Sections 912.2 through 912.7.
5. Provide fire extinguishers in accordance with CFC Section 906. (Supersedes COA B.1.h
attached to Resolution 94-2016)
6. Where required by the fire code official, approved signs or other approved notices or
markings that include the words NO PARKING—FIRE LANE shall be provided for fire
apparatus access roads to identify such roads or prohibit the obstruction thereof. The
means by which fire lanes are designated shall be maintained in a clean and legible
condition at all times and be replaced or repaired when necessary to provide adequate
visibility.
7. Exterior doors and openings required by this California Fire Code or the California
Building Code shall be maintained readily accessible for emergency access by the fire
department. An approved access walkway leading from fire apparatus access roads to
exterior openings shall be provided when required by the fire code official.
8. All buildings four or more stories in height and all buildings classified as high-rise
buildings by the California Building Code and Group I-2 occupancies having occupied
floors located more than 75 feet (22,860mm) above the lowest level of fire department
vehicle access, a fire command center for fire department operations shall be provided
and shall comply with Sections 508.1.1 through 508.1.7.
9. The location and accessibility of the fire command center shall be approved by the fire
code official. The fire command center shall be located adjacent to an approved fire
apparatus access road and be accessible directly from the exterior of the building.
10. The fire command center shall be not less than 200 square feet (19 m2) in area with a
minimum dimension of 10 feet (3048 mm).
11. Provide an independent study or proof that the Emergency Radio Responder coverage in
the building is adequate or install an Emergency Responder Radio Coverage system in
accordance with Section 510 of the California Fire Code under separate fire plan check
and permit.
12. Emergency power systems and standby power systems required by this code or the
California Building Code shall comply with Sections 604.1.1 through 604.1.8.
13. Provide fire flow in accordance with California Fire Code Appendix B. (Supersedes COA
B.1.l attached to Resolution 94-2016)
14. Fire hydrants located on a public or private street, or onsite, shall have an unobstructed
clearance of not less than 30 feet (15 feet either side of hydrant), in accordance with
California vehicle code 22514. Marking shall be per California vehicle code 22500.1.
15. A hydrant is required to be located within 100 feet of the Fire Department Connection
(FDC) and on the same side of the street.
16. A blue reflective dot shall be placed in the middle of the roadway directly in front of each
fire hydrant.
17. All buildings shall provide premise identification in accordance with CFC Section 505.1
and South San Francisco Municipal Code Section 15.48.050(h), 15.48.060 (e) and
15.48.070(h). (Supersedes COA B.1.n attached to Resolution 94-2016)
18. Provide Knox key boxes for each building/area with access keys to entry doors,
electrical/mechanical rooms, elevators, gates and others to be determined. L or H
occupancies will generally require a Knox vault instead of box. Provide Knox Key
Switch for any electronic gates. (Supersedes COA B.1.o attached to Resolution 94-2016)
19. Fire protection equipment shall be identified in an approved manner. Rooms containing
controls for air-conditioning systems, sprinkler risers and valves, or other fire detection,
suppression or control elements shall be identified for the use of the fire department.
Approved signs required to identify fire protection equipment and equipment location
shall be constructed of durable materials, permanently installed and readily visible.
D. WATER QUALITY CONTROL DIVISION
1. Storm drains must be protected during construction. Discharge of any
demolition/construction debris or water to the storm drain system is prohibited.
2. Do not use gravel bags for erosion control in the street or drive aisles. Drains in street must
have inlet and throat protection of a material that is not susceptible to breakage from
vehicular traffic.
3. No floatable bark shall be used in landscaping. Only fibrous mulch or pea gravel is
allowed.
4. As site falls in a Moderate Trash Generation area per South San Francisco’s Trash
Generation Map (http://www.flowstobay.org/content/municipal-trash-generation-maps),
determined by the Water Quality Control Division:
- Regional Water Quality Control Board-approved full trash capture devices must be
installed to treat the stormwater drainage from the site.
- At a minimum, a device must be installed before the onsite drainage enters the City’s
public stormwater system (i.e. trash capture must take place no farther downstream
than the last private stormwater drainage structure on the site).
- An Operation & Maintenance Agreement will be required to be recorded with San
Mateo County, ensuring the device(s) will be properly maintained.
- A full trash capture system is any single device or series of devices that traps all
particles retained by a 5 mm mesh screen and has a design treatment capacity of not
less than the peak flow rate resulting from a one-year, one-hour storm in the sub-
drainage area or designed to carry at least the same flow as the storm drain connected
to the inlet.
5. Roof leaders/gutters must NOT be plumbed directly to storm drains; they shall discharge
to stormwater treatment devices or landscaping first.
6. Fire sprinkler test drainage must be plumbed to sanitary sewer and be clearly shown on
plans.
7. Trash enclosure shall be covered, contained and the floor shall slope to a central drain that
discharges to a grease trap/interceptor and is connected to the sanitary sewer. Details of
trash enclosure shall be clearly provided on plans.
8. Install a condensate drain line connected to the sanitary sewer for rooftop equipment and
clearly show on plans.
9. If laboratories will be installed, a segregated non-pressurized lab waste line must collect all
laboratory waste. Install a sample port on the lab waste line outside the building, which will
be accessible at all times.
10. Submit specs on the sample port.
11. If a food service kitchen/ prep area is to be installed, it shall connect to a gravity grease
interceptor at least 750 gallons (liquid capacity) in size. Sizing of the grease removal
device must be in accordance with the uniform plumbing code.
12. Grease interceptor shall be connected to all non-domestic wastewater sources in the
kitchen (wash sinks, mop sinks, floor drains) and shown on plans.
13. A cut sheet of the Grease Interceptor/Trap must be shown on plans.
14. Garbage Disposals in Industrial/Commercial facilities are prohibited by City of South San
Francisco Municipal Code. Remove Garbage Disposal(s) from plans.
15. Applicant will be required to pay a Sewer Capacity Fee (connection fee) based on SSF City
Council-approved EDU calculation (involving anticipated flow, BOD and TSS calculations
and including credits for previous site use). Based on the information received, the
estimated Sewer Capacity Fee will be $372,212.782, payable with the Building Permit.
(Supersedes COA E.16 attached to Resolution 94-2016)
16. Elevator sump drainage (if applicable) shall be connected to an oil/water separator prior
to connection to the sanitary sewer.
17. Drains in parking garage (if applicable) must be plumbed through an oil/water separator
and then into the sanitary sewer system and clearly shown on plans.
18. Wherever feasible, install landscaping that minimizes irrigation runoff, promotes surface
infiltration, minimizes use of pesticides and fertilizers and incorporates appropriate
sustainable landscaping programs (such as Bay-Friendly Landscaping).
19. Site is subject to C.3 requirements of the Municipal Regional Stormwater Permit (please
see SMCWPPP C.3 Technical Guidance Manual at
https://www.flowstobay.org/sites/default/files/C3TG5/SMCWPPP_C3TG%20V.5.0.pdf
for guidance). The following items will be required;
20. Completed forms for Low Impact Development (C3-C6 Project Checklist). Forms must
be on 8.5in X 11in paper and signed and wet stamped by a professional engineer.
Calculations must be submitted with this package. Forms can be found at
http://www.flowstobay.org/newdevelopment. A completed copy must also be emailed
to andrew.wemmer @ssf.net.
21. Sign and have engineer wet stamp forms for Low Impact Development.
22. Submit flow calculations and related math for LID.
23. Complete Operation and Maintenance (O&M) agreements. Use attached forms for
completing documents, as old forms are no longer sufficient. Do not sign agreement, as
the city will need to review prior to signature. Prepare packet and submit
including a preferred return address for owner signature. Packet should also be
mailed or emailed to:
Andrew Wemmer
City of SSF WQCP
195 Belle Air Road
South San Francisco, CA 94080
[email protected]
Exhibit Templates can also be found within Chapter 6 the C.3 Technical Guidance at
http://www.flowstobay.org/newdevelopment.
24. The onsite catch basins are to be stenciled with the approved San Mateo Countywide
Stormwater Logo (No Dumping! Flows to Bay).
25. 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.
26. A SWPPP must be submitted (if > 1 acre). Drawings must note that erosion control shall be
in effect all year long.
27. A copy of the state approved NOI must be submitted (if > 1 acre).
E. POLICE DEPARTMENT
1. The applicant shall install and maintain a system allowing first responders to enter into
the building(s) by means of a code to be entered into a keypad or similar input device. A
permanent code shall be issued to the Police Department. Physical keys or electronic
access cards will not satisfy this requirement. Please note this is separate from the Fire
Department’s “Knoxbox” requirement. This access must be provided at two entry points,
each on a different sides of the building to allow first responders a tactical advantage
when entering.
2. The hardware design of any doorways shall prevent any doors from being secured in a
closed position to either another door or a fixed object within four feet of any door by
means of a rope, cable, chain, or similar item. This is to prevent malicious prevention of
egress and/or ingress by building occupants or first responders.
3. All exterior doorways shall be illuminated during darkness by a white light source that
has full cut-off and is of pedestrian scale. (Supersedes COA D.2.d.i attached to
Resolution 94-2016)
4. All interior common and service areas, such as the garage, bicycle storage area, fire
escapes, etc, shall be illuminated at all times with a white light source that is controlled
by a tamperproof switch or a switch located in an inaccessible location to passers-by.
5. The landing at the lowest level of service staircases, such as those in the garage area or
fire escapes, shall have some mechanism, such as fencing, to prevent access and prevent
people from loitering or concealing themselves in that area.
6. Any exterior bicycle racks installed shall be of an inverted “U” design, or other design
that allows two different locking points on each bicycle.
7. Any publicly accessible benches shall be of a design that prevents persons from lying on
them, such as a center railing.
8. Any publicly accessible power outlets shall be of a design that prevents their access or
use during those hours the business is normally closed.
9. Any publicly accessible raised edge surfaces, such as retaining walls, concrete benches,
handrails or railings, shall be of a design that prevents or discourages skateboard use on
those surfaces.
10. The mature height of all shrubbery shall be no higher than three feet, if so, it shall be
maintained at a maximum height of three feet, and tree canopies shall be no lower than
six feet above grade.
11. The applicant shall install and maintain a camera surveillance system that conforms to the
minimum technical specifications of South San Francisco Municipal Code Chapter
8.66.050 Minimum technological standards, (Ord. 1515, 2016). The video surveillance
cameras will be used as a crime deterrent and assist with the identification and
apprehension of criminals if a crime is committed on the property. Enough cameras shall
be installed to provide adequate coverage for the intended space. Cameras shall be placed
minimally in the following locations:
All exterior entrances/exits
Garage area (providing coverage to entire parking area)
Bicycle storage area
Main lobby of building
Lobby of sales/leasing office
Loading docks (Supersedes COA D.2.i.i attached to Resolution 94-2016)
12. Any leasing of sales offices within the building shall be alarmed with a central station
monitored silent intruder alarm system.
13. The Police Department requires acknowledgement of these comments to include specific
locations in the plans where the applicable change requests have been made.
FINAL CONDITIONS OF APPROVAL
P11-0101: UP11-0011, DR11-0039, TDM11-0001, DA13-0001, and EIR12-0001
475 ECCLES AVENUE
(As approved by City Council on July 27, 2016)
A) Planning Division requirements shall be as follows:
1. 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 “Life
Science Campus – 475 Eccles Planning Package” dated September 19, 2014 as prepared
by CAS Architects, Inc.
3. The developer shall comply with all applicable mitigation measures outlined in the
Mitigation Monitoring and Reporting Program and the 475 Eccles Avenue 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. Prior to issuance of any building or construction permits, the applicant shall submit final
phasing plans and minor modifications to final phasing plans, including parking for each
respective phase, for review and approval by the Chief Planner or designee.
6. 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.
7. 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
and Chief Planner.
8. Prior to issuance of any building or construction permits for landscaping improvements,
the applicant shall submit final landscaping and irrigation plans for review and approval
by the Chief Planner. The plans shall include documentation of compliance with SSFMC
§ 20.300.007 “Landscaping”, including Water Efficient Landscaping and Irrigation
calculations.
9. 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.
10. Any modification to the approved plans shall be subject to SSFMC Section 20.450.012
(“Modification”), whereby the Chief Planner may approve minor changes. All exterior
design modifications, including any and all utilities, shall be presented to the Chief
Planner for a determination.
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 (t he “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 repo rt 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
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 r eport, 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 SS FMC
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 o f 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) a nd 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 pe nalty 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 (subt racting 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.
12. Notwithstanding Standard Condition #1 of the Standard Conditions and Limitations for
Commercial, Industrial, Mixed-Use and Multi-Family Residential Projects, if a
Development Agreement is entered into for this Project, this use permit shall expire on
the expiration date indicated in the Development Agreement unless the use has
commenced or building permits have been issued.
13. The applicant shall comply with all terms and conditions specified in the Development
Agreement.
14. Per South San Francisco Municipal Code Section 13.28.060, the property owner shall be
responsible for the normal care, including watering, of trees, shrubs, and p lants in the
parkway strip abutting the property and upon any public tree easement across or through
the property.
15. Prior to the issuance of the first building permit for vertical construction, the applicant
shall provide proof satisfactory to the Director that the applicant is obligated to install art
of the applicant’s choosing on site, or in another location mutually agreeable to the
Director and the applicant. The art shall either be visible from the public right of way, or
it shall be located in an open, common area of the site such as the courtyard. The art
installation shall be substantially complete prior to is suance of the first Certificate of
Occupancy.
Planning Division contact: Billy Gross, Senior Planner, (650) 877-8353
B) Fire Department requirements shall be as follows:
1. 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 st ation 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) Plans are to conform to Building codes and the City of South San Francisco
Municipal Code Section 15.24.130.
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.
l) Provide fire flow in accordance with California Fire Code Appendix I II-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 3000
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
1. 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”. These conditions are contained in the Engineering Division’s
“Standard Conditions for Subdivisions and Private Developments” booklet, dated January
2009.
SPECIAL CONDITIONS
2. The developer’s traffic engineering consultant should analyze the ingress/egress of the
site to determine if any offsite improvements should be implemented to facilitate safe
vehicular movement into and out of the site.
3. In accordance with the Standard Development Conditions, new storm water pollution
control devices and filters shall be installed within the site drainage system. Prior to the
issuance of a building permit, all stormwater calculations, in compliance with C.3
requirements for the sizing of any stormwater facility, shall be submitted and approved
by the Engineering Division. All storm drains shall begin and end at a manhole, catch
basin, inlet, or junction box, in order to provide access for cleaning and maintenance.
Minor storm drains shall be designed to accommodate a 10-year storm. Initial time of
concentration shall be 5 minutes and pipes shall be designed for open channel flow
conditions.
4. The developer shall install a City Standard sewer cleanout at the front property line, so
that the building sewer lateral can be properly cleaned. All work shall be accomplished
at the applicant’s cost.
5. The developer shall remove and replace all sidewalk, curb and gutter fronting the
property at no cost to the City.
6. The developer shall submit a Geotechnical Report and place a $5,000 cash deposit with
the City for the peer review of the Geotechnical Report.
7. A grading permit will be required to perform the work. The developer will be
responsible for paying for all fees, bonds, plan checking and all associated fees fo r the
grading permit. The developer will also place a cash deposit of $30,000 to pay for all
onsite, SWPPP compliance, grading compliance and dust control inspections.
8. All driveways and aisles shall be a minimum o f 25 feet in width and shall be
appropriately signed and marked for traffic control.
9. The developer shall underground all overhead utilities fronting the subject property at no
cost to the City.
10. The developer shall install new East of 101 Light Standards along Eccles Avenue at no
cost to the City. The East of 101 Light Standard is a Holophane Pechina with a 20 -foot
high aluminum pole. The developer shall submit a photometric study showing the
lighting level along the sidewalk and the street.
11. All new improvements to be constructed within the street right -of-way shall be approved
by the Engineering Division and installed to City standards. An Encroachment Permit
shall be obtained from the Engineering Division for all public improvement work, prior
to receiving a Building Per mit. The cost of all work and repairs shall be borne by the
applicant. The developer shall be responsible to pay all fees and deposits to obtain the
Encroachment Permit.
12. Prior to the issuance of a Building Permit for the project, the applicant shall pay the
various East of 101 infrastructure impact fees detailed below.
IMPACT FEES
OYSTER POINT OVERPASS CONTRIBUTION FEE
Prior to receiving a Building Permit for the proposed new office/R&D development, the
applicant shall pay the Oyster Point Overpass fee, as determined by the City Engineer, in
accordance with City Council Resolutions 102-96 and 152-96. The fee will be calculated
upon reviewing the information shown on the applicant's construction plans and the latest
Engineering News Record San Francisco Construction Cost Index at the time of payment.
The estimated fee for the subject 262,287 SF R&D development is calculated below. (The
number in the calculation, "11,174.79", is the February 2016 Engineering News Record San
Francisco construction cost index, which is revised each month to reflect local inflation
changes in the construction industry.)
Trip Calculation
EXIST. USE SQ. FOOTAGE TRIP FACTOR/1,000 SF ADT
Office 47,412 12.30 583.2
Assembly 36,256 3.99 144.7
Warehouse 68,477 4.50 308.1
TOTAL 152,145 1,036.0
The following table calculates the proposed project’s trip generation.
USE SQ. FOOTAGE TRIP FACTOR/1,000 SF ADT
R&D 262,287 5.30 1,390.1
TOTAL 262,287 1,390.1
Proposed Project Trip Generation: 1,390.1 new vehicle trips
Less credit for existing trips: -1,036.0 existing vehicle trips
Total new trips: 354.1 new vehicle trips
Contribution Calculation
354.1 trips X $154 X (11,174.79/6552.16) = $ 93,003.98
EAST OF 101 TRAFFIC IMPACT FEES
Prior to the issuance of a Building Permit for any building within the proposed project, the
applicant shall pay the East of 101 Traffic Impact fee, in accordance with the resolution
adopted by the City Council at their meeting of September 26, 2001, or as the fee may be
amended in the future.
Fee Calculation (as of February 2016)
262,287 gsf Office/R&D x 0.90 trip/1000 sf x $6,078.47/trip = $1,434,873.29
Credit for existing trips:
47,412 gsf Office x 0.90 trip/1000 sf x $6,078.47/trip =<$259,373.18>
104,733 gsf warehouse x 0.54 trip/1000 sf x $6,078.47/trip =<$343,772.86>
Traffic Impact Fee = $791,727.25
The fee adopted in July 2007 was $4,950/trip. Fee is updated every subsequent April. For
February 2016, the adjusted fee is $6,078.47/trip.
SEWER SYSTEM CAPACITY STUDY AND IMPROVEMENT FEE
The applicant shall pay the East of 101 Sewer Facility Development Impact Fee of $4.57per
gallon. The sewer discharge is estimated to be 400 gal/day per 1000 sf x 262,287 = 104,915
gallons per day. 104,915 gpd @ $4.57 per gpd = $479,461.55. The sewer contribution shall
be due and payable prior to receiving a building permit for the proposed building. The fee
will be subject to any annual increases, as approved by the City Council.
Total estimated fees:
Oyster Point Overpass Fee $ 93,003.98
East of 101 Traffic Impact Fee $ 791,727.25
East of 101 Sewer Improvement Fee $ 479,461.55
Total $1,364,192.78
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.
2. Commercial Building Security
a. Doors
i. 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 thre e
(3) inches and a horizontal distance of one (1) inch each side of the strike.
ii. Glass doors shall be secured with a deadbolt lock1 with minimum throw of
one (1) inch. The outside ring should be free moving and case hardened.
iii. Employee/pedestrian doors sha ll 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
lock1 with minimum throw of one (1) inch. Locking hardware shall be
installed so that both deadbolt and deadlocking latch can be ret racted 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 glazing2 or the equivalent, if double-
cylinder deadbolt locks are not installed.
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 turnpiece may be used in “Group B”
occupancies as defined by the Uniform Building Code. When used, there must be a readily visible durable sign on
or adjacent to the door stating “This door to remain unlocked during business hours”, employing letters not less than
one inch high on a contrasting background. The locking device must be of type that will be readily distinguishable
as locked, and its use may be revoked by the Building Official for due cause.
25/16" security laminate, l/4" polycarbonate, or approved security film treatment, minimum.
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
activated from the active leaf and satisfying the requirements, ma y 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
i. 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
i. 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 l/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 l/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 l6 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 l/2" round o r 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 l/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
i. 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 d iminished
lighting.
e. Numbering of Buildings
i. 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
i. The business shall be equipped with at least a central station silent intrusion
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
i. 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
i. 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
i. 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.
j. Misc. Security Measures
i. 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 Mike Rudis, (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 su bmitted.
2. Samples ports must be installed for the sampling of lab wastes, these sample ports must
not be connected to sanitary waste lines.
3. Fires sprinkler test discharge line must be connected to the sanitary sewer.
4. If there is to be a food service facility on site then it must have a grease interceptor no
less than 1000 gallons in liquid capacity.
5. Trash area(s) shall have a drain(s) that is connected to the sanitary sewer.
6. The onsite catch basins are to be stenciled with the approved San Mateo Countyw ide
Stormwater Logo (No Dumping! Flows to Bay).
7. Install a separate water meter for landscaping.
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.) Use attached worksheets to determine rainwater harvesting and infiltration
feasibility.
Storm water pollution preventions devices are to be installed. Prefer clustering of
structures and pavement; directing roof runoff to vegetated areas; use of micro-detention,
including distributed landscape-based detention; and preservation of open space.
Treatment devices must be sized according Provision C.3.d Numeric Sizing Criteria for
Stormwater Treatment Systems of NPDES No. CAS612008.
9. The applicant must submit a signed Operation and Maintenance Information for
Stormwater Treatment Measures form for the stormwater pollution prevention devices
installed.
a. 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 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. Applicant must complete the C.3 and C.6 Development Review Checklist prior to
issuance of a permit and return to the Technical Services Supervisor at the WQCP.
a. Landscaping shall meet the following conditions related to reduction of pesticide
use on the project site:
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 sha ll 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 est ablishment.
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 pract icable. 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 condit ions 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.
11. Source control measures must include:
Landscaping that minimizes irrigation and runoff, promotes surface infiltration
where possible, minimizes the use of pesticides and fertilizers, and incorporates
appropriate sustainable landscaping practices and programs such as Bay-Friendly
Landscaping.
Appropriate covers, drains, and storage precautions for outdoor material storage
areas, loading docks, repair/maintenance bays, and fueling areas.
Covered trash, food waste, and compactor enclosures.
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/ho od filter wash racks or covered
outdoor wash racks for restaurants.
Dumpster drips from covered trash and food compactor enclosures.
Discharges from outdoor covered wash areas for vehicles, equipment, and
accessories.
12. A construction Storm Water Pollution Prevention Plan must be submitted and approved
prior to the issuance of a permit.
13. Plans must include location of concrete wash out area and location of entrance/outlet of tire
wash.
14. A grading and drainage plan must be submitted.
15. Must file a Notice of Termination with the WQCP when the project is completed.
16. Applicant must pay sewer connection fee at a later time based on anticipated flow, BOD and
TSS calculations.
Water Quality contact: Rob Lecel, (650) 829-3882
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Site Key Plan
Date
06/08/2020
DRAFT
July 21, 2020
Page 1
RECORDING REQUESTED BY
AND WHEN RECORDED MAIL TO:
City Clerk
City of South San Francisco
400 Grand Avenue
P. O. Box 711
South San Francisco, CA 94083
Exempt from recording fees per Government Code §§6103, 27383
______________________________________________________________________________
Space above this line reserved for recorder’s use
APNs: 015-023-290; 015-023-300
015-023-200; 015-023-320;
015-023-430; 015-023-190;
015-023-310
SECOND AMENDMENT TO
SECOND AMENDED AND RESTATED DEVELOPMENT AGREEMENT
BY AND BETWEEN
CITY OF SOUTH SAN FRANCISCO
AND
BMR-GATEWAY OF PACIFIC I LP, BMR-GATEWAY OF PACIFIC II LP,
BMR-GATEWAY OF PACIFIC III LP, AND BMR-GATEWAY OF PACIFIC IV LP
SOUTH SAN FRANCISCO, CALIFORNIA
Gateway Business Park Master Plan Project
DRAFT
July 21, 2020
SECOND AMENDMENT TO SECOND AMENDED AND RESTATED DEVELOPMENT AGREEMENT
Page 2
SECOND AMENDMENT TO
SECOND AMENDED AND RESTATED DEVELOPMENT AGREEMENT
Gateway Business Park Master Plan Project
This SECOND AMENDMENT TO SECOND AMENDED AND RESTATED
DEVELOPMENT AGREEMENT FOR THE GATEWAY BUSINESS PARK MASTER PLAN
PROJECT is dated __________ ___, 2020 (“Second Amendment”). This Second Amendment is
between BMR-Gateway of Pacific I LP, formerly known as BMR-700 Gateway LP (“BMR-
Gateway of Pacific I”); BMR-Gateway of Pacific II LP, formerly known as BMR-750, 800, 850
Gateway LP (“BMR-Gateway of Pacific II”); BMR-Gateway of Pacific III LP, formerly known
as BMR-900 Gateway LP (“BMR-Gateway of Pacific III”); and BMR-Gateway of Pacific IV
LP, formerly known as BMR-1000 Gateway LP (“BMR-Gateway of Pacific IV”); all of which
are Delaware limited partnerships (collectively “Owners” and individually “Owner”), on the one
hand, and the CITY OF SOUTH SAN FRANCISCO, a municipal corporation organized and
existing under the laws of the State of California (“City”), on the other hand. Each Owner and
the Cit y are individually referred to herein as a “Party” and collectively referred to herein as
“Parties.”
R E C I T A L S
A. WHEREAS, Owners and City are parties to that certain Second Amended and Restated
Development Agreement (Gateway Business Park Master Plan Project) by and between
the Owners and City, dated August 31, 2018, and recorded in the Official Records of San
Mateo County on September 7, 2018, as Document Number 2018-070317
(“Development Agreement ”);
B. WHEREAS, Owners and City entered into a First Amendment to the Development
Agreement, dated March 30, 2020, and recorded in the Official Records of San Mateo
County on April 10, 2020, as Document Number 2020-032850 (“First Amendment”);
C. WHEREAS, in connection with the City’s consideration of a Precise Plan for
development of Phase 4 of the Gateway Business Park Master Plan Project, Owners and
City again wish to amend the Development Agreement as set forth in this Second
Amendment ;
D. WHEREAS, all proceedings necessary for the valid adoption and execution of this
Second Amendment have taken place in accordance with California Government Code
sections 65864 through 65869.5, the California Environmental Quality Act, and Chapter
19.60 of the City’s Municipal Code;
E. WHEREAS, the City Council and the City Planning Commission have found that the
Development Agreement, as amended by the First Amendment and this Second
Amendment, is consistent with the objectives, policies, general land uses, and programs
specified in the South San Francisco General Plan; and
SECOND AMENDMENT TO SECOND AMENDED AND RESTATED DEVELOPMENT AGREEMENT
Page 3
F.WHEREAS, on __________ ___, 2020, the City adopted Ordinance Number ____-2020
approving and adopting this Second Amendment, and such ordinance took effect 30 days
later.
A G R E E M E N T
NOW, THEREFORE, the Parties, pursuant to the authority contained in Government
Code Sections 65864 through 65869.5 and Chapter 19.60 of the City’s Municipal Code, and in
consideration of the mutual covenants and agreements contained herein, agree as follows:
1.Extended Duration. Section 2 of the Development Agreement is amended and restated in
its entirety to read as follows:
This Agreement shall expire on December 31, 2030. Notwithstanding the
foregoing, if litigation against an Owner (or any of its officers, agents, employees,
contractors, representatives or consultants) to which the City also is a party should
delay implementation or construction on such Owner’s parcel of Property of the
“Project ” (as defined in Section 3 below), the expiration date of this Agreement as
applicable to that Owner’s parcel and obligations of such Owner shall be extended
for a period equal to the length of time from the time the summons and complaint
is served on the defendant(s) until the judgment entered by the court is final, and
not subject to appeal; provided, however, that the total amount of time for which
the expiration date shall be extended as a result of such litigation shall not exceed
five (5) years.
2.Updated Park Fee Requirement . Section 12(a)(2) of the Development Agreement and
Section 1.3.1 of Exhibit E-1 to the Development Agreement are each amended and restated in
their entirety to read as follows:
Parks and Recreation Impact Fee (SSFMC, Chapter 8.67; Ordinance 1520-
2016). The City has adopted a “Parks and Recreation Impact Fee” to maintain
park service levels and provide adequate parks and recreational services and
facilities to residents of the city. An Owner shall pay the Parks and Recreation
Impact Fee, as described in Chapter 8.67 of Title 8 of the Municipal Code, to the
extent applicable to the phase of the Project to be developed by such Owner .
3.Updated Fee Estimate. Exhibit E-2 to the Development Agreement is amended such that
the tenth row of the second table counting from the top is amended and restated to state “Parks
and Recreation Impact Fee (Section 12(a)(2) of DA)” in the Fee Category column, “$1.12 per
GSF” in the Rate column, [“$1,411,091”] in the All Phases Fee columns, and
[“$528,463.04”] in the Phase 1 Fee column.
4.Effective Date. Pursuant to Section 19.60.140 of the City’s Municipal Code,
notwithstanding the fact that the City Council adopted an ordinance approving this Second
Amendment, this Second Amendment shall be effective and shall only create obligations for the
Parties from and after the date that the ordinance approving this Second Amendment takes
effect.
SECOND AMENDMENT TO SECOND AMENDED AND RESTATED DEVELOPMENT AGREEMENT
Page 4
5.Full Force and Effect . As amended by the First Amendment and this Second
Amendment, the Development Agreement shall remain in full force and effect.
6.Counterparts. This Second Amendment may be executed in multiple originals, each of
which is deemed an original, and may be signed in counterparts.
IN WITNESS WHEREOF this Agreement has been executed by the Parties on the day and year
first above written.
(Signatures appear on the following pages)
SECOND AMENDMENT TO SECOND AMENDED AND RESTATED DEVELOPMENT AGREEMENT
Page 5
CITY:
CITY OF SOUTH SAN FRANCISCO
By: __________________________
Name: __________________________
Its: City Manager
ATTEST:
__________________________
City Clerk
APPROVED AS TO FORM:
__________________________
City Attorney
OWNERS:
BMR-GATEWAY OF PACIFIC I LP
By: ___________________________
Name: ___________________________
Its: ___________________________
BMR-GATEWAY OF PACIFIC II LP
By: ___________________________
Name: ___________________________
Its: ___________________________
BMR-GATEWAY OF PACIFIC III LP
By: ___________________________
Name: ___________________________
Its: ___________________________
BMR-GATEWAY OF PACIFIC IV LP
By: ___________________________
Name: ___________________________
Its: ___________________________
DRAFT
July 21, 2020
SECOND AMENDMENT TO SECOND AMENDED AND RESTATED DEVELOPMENT AGREEMENT
Page 6
A Notary Public or other officer completing this certificate verifies
only the identity of the individual who signed the document to
which this certificate is attached, and not the truthfulness, accuracy,
or validity of that document.
State of _______________________ )
)
County of _____________________ )
On ____________________, before me, ______________________________, a Notary Public,
personally appeared ______________________________________________________, who
proved to me on the basis of satisfactory evidence to be the per son(s) whose name(s) is/are
subscribed to the within instrument and acknowledged to me that he/she/they executed the same
in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument
the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws of the State of California that the
foregoing paragraph is true and correct.
WITNESS my hand and official seal.
Signature______________________________ (Seal)
148459296.4