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SPECIFIC PLAN
Prepared by:
Lane Partners
Kimley-Horn & Associates
DES Architects + Engineers
BKF Engineers
SPECIFIC PLAN
The vision of the Southline Specific Plan is to
develop a cutting-edge office/R&D campus for
innovation and inspiration with unmatched
access to eco-friendly transportation options, in
furtherance of the City’s General Plan and vision
for the Specific Plan area. The Southline Specific
Plan will allow for development of a thriving
transit-oriented commercial campus located
adjacent to the San Bruno BART station.
Conceptual Southline Site Plan
EXECUTIVE SUMMARY
SOUTHLINE SPECIFIC PLAN | ES-1
EXECUTIVE SUMMARY
The Southline project (“Southline” or the “Project”) is planned
as a state-of-the-art transit-oriented commercial campus
located within the City of South San Francisco, adjacent to the
San Bruno BART station and proximate to two Caltrain stations
(San Bruno and South San Francisco).
Implementation of the Southline project through this Specific
Plan would transform the Specific Plan area – comprised of
approximately 28.5 acres of functionally obsolete, aging and
underutilized light industrial and warehouse buildings – into
an integrated commercial campus environment of high-quality
design providing for Class-A office and R&D uses (including life
science uses) as well as limited supporting uses available to
the public such as professional services and dining, in addition
to tenant-only amenity space including a fitness center, and
related ancillary uses.
This Specific Plan establishes development regulations for the
Specific Plan area and allows for development of commercial
buildings totaling up to approximately 2,800,000 square feet
(sf) based on the development standards defined in this
Specific Plan.
EXECUTIVE SUMMARY
ES-2 | SOUTHLINE SPECIFIC PLAN
A major circulation feature to be implemented within the
Specific Plan area is development of a new Southline Avenue
roadway (provisionally named for the purpose of this Specific
Plan and referred to as such throughout this Specific Plan) that
is envisioned to be constructed west to east through the
Specific Plan area between Huntington and South Linden
Avenues. The construction of Southline Avenue is consistent
with and furthers the General Plan policies calling for the
extension of South Linden Avenue to the San Bruno BART
station.
As part of the integrated campus design, the Specific Plan
envisions the development of a central green space of
approximately 1.5 acres—referred to as the Southline
Commons—that offers outdoor amenities that would be
accessible to both tenants and the public. It is envisioned to
include pedestrian paths, outdoor meeting and gathering
spaces, casual dining areas, and space for recreation and
events.
The Project envisions a supportive Amenities Building, which is
anticipated to be located on the southwest corner of the
Specific Plan area (referred to as Building 2 on the included
conceptual site plans). Planned uses of this Amenities Building
may include publicly-accessible ground floor retail and dining,
a community center, and other amenity uses that front onto
the Southline Retail Plaza. It is anticipated that the upper
floors of this Amenities Building will include other uses
available only to the Southline campus tenants such as a
fitness center and meeting spaces. The Southline Retail Plaza
is envisioned to include features such as outdoor dining areas,
EXECUTIVE SUMMARY
SOUTHLINE SPECIFIC PLAN | ES-3
terraced seating and landscaping to serve as both a buffer and
transition to the adjacent street edge.
The Project also proposes development of the Tanforan
Avenue Community Parklet, envisioned within an
approximately 40-foot wide buffer setback on the north side
of Tanforan Avenue that will be accessible by the surrounding
community, including residents along Tanforan Avenue. It
should incorporate a walking pathway surrounded by
significant BART, Caltrain, and SamTrans bus routes.
Given the Specific Plan area’s unique proximity to multi-modal
public transit, implementation of the Specific Plan is
envisioned to include public transit linkages, including certain
improvements to pedestrian and bicycle facilities intended to
promote the use of public transit and alternatives to
automobile transportation, consistent with the transportation
and circulation policies as described in the South San Francisco
General Plan.
These improvements are anticipated to include new public
and private streets; enhanced pedestrian and bicycle facilities;
improved pedestrian access to the nearby San Bruno BART
station and SamTrans Transit Center; neighborhood traffic
calming features; and improved compatibility with a future
potential grade separation of the Caltrain tracks. Certain
improvements located outside of the Specific Plan area would
require review and/or approvals or actions by other agencies
or entities for off-site improvements within its jurisdiction,
including the City of San Bruno and BART. Future development
within the Specific Plan area should utilize the existing
adjacent public utility infrastructure to the extent feasible. It is
anticipated that certain existing utility connections may be
relocated and/or abandoned, and new utility connections will
be required for implementation of the Specific Plan to
accommodate increased capacity demand.
The development standards included in Chapter 2: Land Use
Plan & Development Standards and the supporting design
guidelines described in Chapter 5: Design Guidelines
implement and refine the policies and vision of the City of
South San Francisco General Plan and associated Lindenville
Planning Sub-Area for the Specific Plan area. The development
standards establish rules for the physical development within
the Specific Plan area, including building placement, scale and
form, and lot design.
The design guidelines describe and illustrate the designs,
concepts and features intended to promote the high-quality
development that is envisioned for the Specific Plan area, in
addition to sustainability guidelines intended to reduce energy
and greenhouse gas emissions, promote water conservation,
minimize waste and encourage recycling, and promote
employee wellness.
The Specific Plan shall be implemented through the approval
of Precise Plans, which set forth in detail development criteria
for proposed structures and related improvements and their
arrangements on individual parcels, in addition to other
approvals as may be required.
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ES-4 | SOUTHLINE SPECIFIC PLAN
Conceptual Rendering of Southline Commons
TABLE OF CONTENTS
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Table of Contents
1 Introduction .............................................................. 1-1
1.1. Specific Plan Organization ........................................ 1-1
1.1. Specific Plan Setting and Existing Conditions .......... 1-3
1.2. Specific Plan Authority ............................................. 1-4
1.3. Purpose and Intent .................................................. 1-4
1.4. Specific Plan Objectives ........................................... 1-7
1.5. Relationship to Existing Plans and Policies .............. 1-9
1.6. Interpretation ......................................................... 1-13
1.7. Environmental Review ........................................... 1-13
1.8. Project Approvals ................................................... 1-13
2 Land Use Plan & Development Standards ................. 2-1
2.1. Introduction ............................................................. 2-1
2.2. Southline Campus Land Use Plan ............................. 2-2
2.3. Southline Campus (S-C) District ............................. 2-19
2.4. Development Standards ........................................ 2-21
2.5. Land Use Regulations ............................................. 2-27
2.6. Phasing ................................................................... 2-31
3 Circulation & Mobility .............................................. 3-1
3.1. Introduction ............................................................. 3-1
3.2. Circulation & Mobility Improvements ..................... 3-4
3.3. Vehicle Parking ....................................................... 3-25
3.4. Transit Connectivity ............................................... 3-28
3.5. Transportation Demand Management .................. 3-29
4 Infrastructure & Public Services ................................ 4-1
4.1. Introduction ............................................................. 4-1
4.2. Water Supply ............................................................ 4-2
4.3. Wastewater .............................................................. 4-5
4.4. Stormwater .............................................................. 4-8
4.5. Dry Utilities ............................................................. 4-11
4.6. Public Services ........................................................ 4-11
5 Design Guidelines ................................................... 5-13
5.1. Introduction ............................................................. 5-1
5.2. Sustainability Guidelines .......................................... 5-3
5.3. Architectural Design Guidelines ............................... 5-7
5.4. Landscape and the Public Realm ........................... 5-14
6 Implementation ....................................................... 6-1
6.1. Policy ........................................................................ 6-1
6.2. Administration ......................................................... 6-1
6.3. Subsequent Approvals – City of South San
Francisco .................................................................. 6-4
6.4. Severability ............................................................. 6-11
6.5. Financing Construction and Maintenance of
Public Improvements ............................................. 6-11
TABLE OF CONTENTS
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Appendices
Appendix A: Conceptual Site Plan – Office Build Out
Appendix B: Conceptual Site Plan — Life Science Buildout
Appendix C: Conceptual Site Plan — Office / Life Science
Hybrid Buildout
Appendix D: Municipal Code Section 20.480.006 — Design
Review Criteria
List of Figures
Figure 1-1: Project Location ................................................... 1-5
Figure 1-2: Specific Plan Area ................................................ 1-5
Figure 2-1: Conceptual Site Plan ............................................ 2-4
Figure 2-2: View East from Huntington Avenue / Southline
Avenue Intersection ......................................................... 2-5
Figure 2-3: View North of Building 3 from Southline
Avenue ............................................................................. 2-6
Figure 2-4: View South of Amenities Building (Building 2) .... 2-7
Figure 2-5: View Southwest of Buildings 7 and 1 .................. 2-8
Figure 2-6: Conceptual Illustration of Southline
Commons ....................................................................... 2-16
Figure 2-7: Southline Campus (S-C) District ......................... 2-20
Figure 2-8: Conceptual Building Heights .............................. 2-23
Figure 2-9: Conceptual Phasing Plan ................................... 2-35
Figure 3-1: Conceptual Specific Plan Area Vehicular
Circulation Improvements ............................................... 3-5
Figure 3-2a: Southline Avenue Roadway –
Cross-Section A ................................................................ 3-6
Figure 3-2b: Southline Avenue Roadway – Cross-Section B .. 3-7
Figure 3-3: Conceptual Specific Plan Area Pedestrian
Connectivity Plan ........................................................... 3-10
Figure 3-4: Conceptual Specific Plan Area Bicycle
Connectivity Plan ........................................................... 3-12
Figure 3-5: Conceptual Off-Site Signal and Pedestrian
Crosswalk Improvements ............................................... 3-14
Figure 3-6a: Conceptual Improvements – Huntington
Avenue (Site Plan) .......................................................... 3-16
Figure 3-6b: Conceptual Improvements – Huntington
Avenue (Rendering – Site Plan) ..................................... 3-17
Figure 3-6c: Conceptual Improvements – Huntington
Avenue (Rendering – Viewing Northwest) .................... 3-18
Figure 3-6d: Conceptual Improvements – Huntington
Avenue (Rendering – Viewing Southeast) ..................... 3-19
Figure 3-6e: Conceptual Improvements – Huntington
Avenue (Rendering – Viewing Southwest) .................... 3-20
Figure 3-7: Tanforan Avenue Improvements ....................... 3-22
Figure 3-8: Parking Structure C – Conceptual Construction
Phasing ........................................................................... 3-27
Figure 4-1: Conceptual Water Supply Improvements ........... 4-4
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Figure 4-2: Conceptual Wastewater Improvement Plan ....... 4-7
Figure 4-3: Conceptual Storm Drainage Improvement
Plan................................................................................. 4-10
Figure 5-1: Conceptual Landscape & Open Space
Program .......................................................................... 5-15
Figure 5-2: Conceptual Tanforan Avenue Community
Parklet Site Plan ............................................................. 5-23
Figure 5-3a: Conceptual Planting Plan ................................ 5-33
Figure 5-3b: Conceptual Planting Plan ................................ 5-34
Figure 5-4: Conceptual Lighting Plan .................................. 5-37
List of Tables
Table 2-1: Southline Campus (S-C) Development
Standards ....................................................................... 2-24
Table 2-2: Land Use Regulations .......................................... 2-28
Table 2-3: Conceptual Development Plan by Phase ............ 2-34
Table 4-1: Service Providers ................................................... 4-2
1 INTRODUCTION
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1.1. Specific Plan Organization
This Specific Plan is organized per the following chapters:
Chapter 1 – Introduction
This chapter describes the Specific Plan’s organization,
regional setting, authority, purpose and intent, and the
objectives that should be used to guide future development of
the Specific Plan area.
Chapter 2 – Land Use Plan & Development Standards
This chapter illustrates the land use plan for the Specific Plan
area and defines the Southline Campus (S-C) land use district
unique to the Specific Plan. This chapter also describes the
development standards applicable to the Specific Plan area,
including the permitted, conditionally permitted, and
prohibited land uses.
Chapter 3 – Circulation & Mobility
This chapter describes the conceptual circulation and mobility
plan for all users including bicyclists, pedestrians, and vehicles.
It includes the conceptual roadway network and cross-
sections for selected roadways. It also describes off-site
roadway improvements that are proposed as part of this
Specific Plan.
Chapter 4 – Infrastructure & Public Services
This chapter provides a description of the existing major utility
infrastructure and the related improvements needed at build-
out of the Specific Plan and the public services required to
serve users of the Specific Plan area.
Chapter 5 – Design Guidelines
This chapter explains the design principles and establishes a
set of design guidelines for development within the Specific
Plan area, including site design, building architecture,
sustainability, lighting, landscaping, and signage.
Chapter 6 —Implementation
This chapter addresses the actions that are necessary to
implement the Specific Plan by the City of South San
Francisco, other agencies, and future Project Applicant(s) to
achieve the goals and objectives outlined in this Specific Plan.
This chapter describes the Specific Plan’s organization, setting, authority, purpose and intent, relationship to
other plans and policies, and the objectives that should be used to guide future development of the Specific
Plan area.
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The figures included in this Specific Plan,
including site plans, illustrations, renderings, and
photos, are illustrative only. This includes the
specific location and orientation of buildings;
alignment and design of streets; and placement
and size of open space areas and public facilities.
All conceptual site plans in the main body of the
Specific Plan show the Office Buildout. Site plans
of the Life Science Buildout are shown in
Appendix B: Conceptual Site Plan — Life Science
Buildout. Site plans of the Hybrid Buildout are
shown in Appendix C: Conceptual Site Plan —
Office / Life Science Hybrid Buildout.
Photos of existing conditions are labeled as such.
Unless otherwise specified, all other photos and
graphic illustrations shall be interpreted as
conceptual, as one possible design, and shall not
be considered definitive. Specific details
regarding development plans for the Project will
be evaluated by the City through review and
approval of Precise Plans, as further described
herein.
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1.1.Specific Plan Setting and Existing Conditions
As shown in Figure 1-1: Project Location, the approximately
28.5-acre Specific Plan area is in the Lindenville sub-area of
the City of South San Francisco, and is adjacent to the City of
San Bruno.
The Specific Plan area is surrounded by commercial and
industrial uses to the north and east, residential uses to the
south, and the San Bruno BART station and other commercial
uses to the west. It is also within the vicinity of the Shops at
Tanforan Mall and San Bruno Towne Center, both of which
offer a range of dining, entertainment, retail activities, and
commercial services, and are accessible within approximately
0.25 miles (or a five-minute walk).
From a transportation perspective, the Specific Plan area is
uniquely located close to the San Bruno BART station (located
immediately across Huntington Avenue to the west,
approximately 0.25 miles from the Specific Plan area); the San
Bruno Caltrain station (approximately 0.75 mile to the south);
the South San Francisco Caltrain station (approximately 1.5
miles to the north); six regional freeway interchanges within a
radius of 1.5 miles, including Interstates 280 and 380, Highway
101; and the San Francisco International Airport
(approximately two miles to the south). The Centennial Way
Trail, a two-mile Class-I multi-use path, is adjacent to and
northwest of the Specific Plan area. The Specific Plan area is
also served by various SamTrans bus routes, including the
SamTrans Transit Center also located at the San Bruno BART
station,which provides bus service to a range of destinations
in San Mateo County.
Existing vehicular circulation surrounding the Specific Plan
area includes South Maple Avenue, Huntington Avenue,
Tanforan Avenue, Dollar Avenue, and South Linden Avenue.
The Specific Plan area is located in the City’s Lindenville
Planning Sub-Area as described in the City’s General Plan. The
Lindenville name is derived from a government-built housing
project for military personnel and shipyard workers during
World War II, located on the former marshland between
Railroad Avenue, South Spruce Avenue, and San Mateo
Avenue. The Lindenville Planning Sub-Area largely consists of
warehousing and distribution, manufacturing, and light
industrial uses.
With respect to the Specific Plan area,existing uses currently
include a variety of office, industrial, warehouse, and storage
facilities that were largely constructed in the 1940s and 1950s.
The existing structures total nearly 386,000 square feet and
include approximately 448 surface parking spaces.
View southeast from South Maple Ave.
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1.2.Specific Plan Authority
This Specific Plan is authorized by California Government Code
sections 65450 through 65457, which authorizes adoption of a
specific plan for an area covered by a local general plan, as
well as South San Francisco Municipal Code (“Municipal
Code”) Chapter 20.530: Specific Plans and Plan Amendments.
When subsequent project-level proposals for the Specific Plan
area are presented to the City of South San Francisco, City
staff will use this Specific Plan as a policy and regulatory guide
for subsequent project review and approval, subject to the
procedures as described in Chapter 6: Implementation.
1.3.Purpose and Intent
The purpose of this Specific Plan is to permit and regulate the
orderly development of the area shown in Figure 1-2: Specific
Plan area and related exhibits in furtherance of the City of
South San Francisco General Plan (“General Plan”), as
amended for implementation of this Specific Plan.
The Specific Plan defines the Southline Campus (S-C) land use
district unique to the Specific Plan area and describes the
following: development standards and permitted uses that
shall be applied to the land use district;circulation and
mobility guidelines; design guidelines; conceptual
infrastructure improvements; and implementation procedures
for future development within the Specific Plan area.
While the General Plan is the primary guide for growth and
development in South San Francisco, the Specific Plan focuses
on the unique characteristics of the Specific Plan area and sets
forth land use regulations and policies that reflect the vision
for redevelopment of the Specific Plan area.
View West from Dollar Ave.
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Figure 1-1: Project Location
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Figure 1-2: Specific Plan Area
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1.4.Specific Plan Objectives
This Specific Plan is intended to create a transit-oriented
commercial campus. The following objectives form the basis
for guiding development within the Specific Plan area:
Land Use & Urban Design
Create a state-of-the-art transit-oriented commercial
campus development consistent with the General Plan
designation of the Specific Plan area.
Promote the City’s ongoing development of its transit-
accessible corridors with high-quality development.
Establish a commercial campus development with
sophisticated, unified architectural and landscape design
and site planning, resulting in a distinctive campus
identity and strong sense of place.
Create new publicly accessible open spaces including
plazas, courtyards, and green spaces within the Specific
Plan area for the use of employees, residents, and
visitors.
Provide an extensive pedestrian network that links
buildings and outdoor recreational spaces through
paving, wayfinding signage, street furniture, and lighting.
Provide well-designed retail and publicly available open
spaces to increase local participation and usage of the
Specific Plan area.
Allow for well-designed, flexible buildings and floor
plates that can accommodate a variety of commercial
building uses over time to ensure that the Specific Plan is
responsive to market conditions and demands.
Establish flexibility to build the Specific Plan in phases
that respond to market conditions.
Redevelop underutilized parcels within the Specific Plan
area to realize the highest and best use of the land by
increasing the intensity of the land uses.
Incorporate setbacks, landscape buffers, and other site
design features to create an effective transition from the
Specific Plan area to the residential neighborhood south
of Tanforan Avenue.
Mobility & Access
Create convenient and safe pedestrian and bike access
to the San Bruno BART station and the Centennial Way
Trail.
Promote alternatives to automobile transportation to
further the City’s transportation objectives by
emphasizing public transit linkages, Transportation
Demand Management (TDM)strategies, and pedestrian
access and ease of movement between buildings.
Enhance vehicular, bicycle, and pedestrian circulation
and access in the area surrounding the Specific Plan.
Construct a new public street through the Specific Plan
area to improve site access and regional roadway
circulation.
Design roadways within and adjacent to the Specific Plan
area to ensure that all police, fire, and emergency
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medical service vehicles can safely and efficiently
navigate.
Work cooperatively with relevant agencies to implement
planned regional circulation and safety improvements.
Sustainability & Quality of Life
Incorporate sustainable and environmentally sensitive
design and equipment, energy conservation features,
water conservation measures and drought-tolerant or
equivalent landscaping, and sustainable stormwater
management features.
Provide a positive fiscal impact on the City of South San
Francisco and surrounding communities through the
creation of jobs, enhancement of property values, and
generation of property tax and other development fees.
Northeast View of Building 7
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1.5.Relationship to Existing Plans and Policies
City of South San Francisco
General Plan (1999)
The City’s current General Plan, adopted in 1999 “”and
subsequently amended (“General Plan”), outlines a vision for
South San Francisco’s long-range physical and economic
development and resource conservation that reflects the
aspirations of the community, and provides strategies and
specific implementing actions that will allow this vision to be
accomplished.
A new 2040 General Plan, “Shape SSF” is currently being
prepared by the City but has not yet been adopted.Based on
the City’s planning efforts to-date, it is anticipated that the
Specific Plan will be consistent with the City’s vision for the
Specific Plan area under the 2040 General Plan. The public
review draft of the 2040 General Plan, dated February 2022,
would retain a Business & Professional Office General Plan
land use designation for the Specific Plan area, consistent with
the current designation.
This Specific Plan builds upon the policy framework and
direction set forth in the General Plan, which designated
virtually all of the Specific Plan area as “Office.” This
designation is intended to provide sites for administrative,
financial, business, professional, medical and public offices in
locations proximate to BART or Caltrain stations. (General
Plan, Land Use Element, p. 2-20.) The General Plan states that
“[s]upport commercial uses are permitted, subject to
limitations established in the Zoning Ordinance. Site planning
and building design within the Office designation must ensure
pedestrian comfort, and streets must be fronted by active
uses.” (Id.) The base maximum Floor Area Ratio (“FAR”)
applicable in the Office designation is 1.0, but increases may
be permitted up to a total FAR of 2.5 for development
meeting specific transportation demand management,
structured parking, off-site improvement, or design criteria.
In connection with its adoption of the Southline Specific Plan,
the City adopted amendments to the General Plan, which
included an amendment to General Plan Figure 2-3: Special
Area Height Limitations to increase the building height in the
Specific Plan area to approximately 120 feet in accordance
with Federal Aviation Administration requirements, and re-
designation of a small, approximately 0.3-acre parcel within
the Specific Plan area from “Park and Recreation” to “Office”
to be consistent with the General Plan designation of the
remainder of the Specific Plan area. As amended, the General
Plan designates the entire Specific Plan area as Office.
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The Planning Sub-Areas Element of the General Plan includes
the Specific Plan area within the Lindenville Planning Sub-
Area, which, according to the General Plan, is the only large-
scale industrial area in the City located west of U.S. 101, and is
comprised of a range of commercial uses including small
business parks. The Planning Sub-Areas Element does not
impose density or height standards separate from those
standards found in the General Plan’s Land Use element. The
Lindenville Planning Sub-Area is an area that the City has
identified as needing “upgrading and rehabilitation.” (General
Plan, Planning Sub-Areas Element, P. 3-14). Access to the area
is constrained, and trucks often have to negotiate downtown
streets to access U.S. 101 at the Grand Avenue intersection,
creating bottlenecks at major entryways to the City of San
Bruno. The General Plan indicates that the Lindenville
Planning Sub-Area’s proximity to the San Bruno BART station
will provide opportunities for redevelopment.
To that end, the General Plan includes a number of policies
that encourage redevelopment and infrastructure
improvements in the Lindenville Planning Sub-Area, including
the following, which apply to the Specific Plan Area:
Providing better connectivity to San Bruno BART station,
including via extension of South Linden Avenue through
the Specific Plan area.
Enhancing the appearance of the area by undertaking
streetscape and other improvements.
Improving the buffering between industrial areas in the
Lindenville Planning Sub-Area and surrounding
residential neighborhoods.
Encouraging new office development in areas designated
for that use.
No other Planning Sub-Area policies apply to the Specific
Plan area.
Lindenville Planning Sub-Area shown in light purple perforated lines.
Black circular dashed lines indicate interchange/intersection study
areas. (SSF General Plan, p. 3-12)
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South San Francisco Municipal Code Title 20: Zoning
South San Francisco Municipal Code Title 20: Zoning (referred
to also as the “Zoning Ordinance”), is the primary document
that implements the General Plan. Municipal Code Title 20:
Zoning provides regulations regarding permitted land uses,
development regulations, and development processes for land
within the City.
The Business & Professional Office (BPO)
zoning designation, applicable to the Specific
Plan area prior to adoption of the Specific
Plan, implemented the General Plan Office
designation and allowed for a range of
commercial uses including professional
office, research and development, and
supportive amenity uses. In connection with
adoption of this Specific Plan, the Specific
Plan area was rezoned to the Southline
Campus (S-C) district, a zoning district
specific to the Specific Plan area. This
Specific Plan establishes development
standards for the Specific Plan area and is
intended to be the primary regulatory
document for development within the
Specific Plan area. Implementation of the
Specific Plan is further discussed in Chapter 6:
Implementation.
Parks, Trails, and Recreation Master Plan (2015)
The Parks and Recreation Master Plan is a strategic document
that studies the existing park system, facilities, and recreation
programming, and identifies a planning blueprint to improve,
protect and expand the city’s network of parks, facilities, and
recreational services for the future.
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Pedestrian Master Plan (2014) and
Bicycle Master Plan (2011)
The City’s Pedestrian Master Plan includes eight concept plans
that provide site-specific recommendations based on
assessments of pedestrian facilities and walking audits.
Concept plans include corridors, large intersections, sections
of neighborhoods and areas around activity nodes. The
Pedestrian Master Plan identifies and prioritizes street
improvements to enhance pedestrian access. The plan
analyzes pedestrian demand and gaps in pedestrian facilities,
and recommends improvements and programs for
implementation.
The City’s Bicycle Master Plan identifies and prioritizes street
improvements to promote bicycle riding for transportation
and recreation. The plan analyzes bicycle demand and gaps in
bicycle facilities, and recommends improvements and
programs for implementation. The recommendations are
intended to provide safer, more direct bicycle routes through
residential neighborhoods, employment and shopping areas,
and to transit stops.
As shown in Bicycle Master Plan Figure 6-2: Existing and
Proposed Bicycle Facilities, the Bicycle Master Plan identifies
the Centennial Way Trail as a Class I Multi-Use Path, and
Class III Bicycle Routes on South Spruce Avenue, Victory
Avenue, South Linden Avenue, and Dollar Avenue. The Bicycle
Master Plan also identifies bicycle parking at the South Maple
Avenue / Tanforan Avenue intersection, which is proximate to
the Specific Plan area.
Both the Pedestrian Master Plan and the Bicycle Master Plan
are currently being updated in the Active South City: Bicycle
and Pedestrian Master Plan in connection with the City’s 2040
General Plan update, which has not yet been adopted. The
current Bicycle Master Plan and Pedestrian Master Plan
remain active until completion and adoption of the new Active
South City: Bicycle and Pedestrian Master Plan.
The bicycle and pedestrian improvements contemplated in
this Specific Plan are consistent with the goals and
improvements envisioned in the Draft Active South City Plan.
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1.6. Interpretation
The terms “shall”, “should”, “may”, and “could” are used
within the Specific Plan. The term “shall” is used to denote a
standard where compliance is required. The term “should” is
used to denote a guideline that is recommended, but not
required in all circumstances. The terms “may” and “could”
are used to denote something that is allowed or optional, but
not required.
1.7. Environmental Review
Adoption of a Specific Plan is a “Project” for purposes of the
California Environmental Quality Act (CEQA), subject to
environmental review. The Southline Specific Plan
Environmental Impact Report (“Southline EIR”; State
Clearinghouse # 2020050452) analyzes the potential
environmental impacts of the development as described in
this Specific Plan, in addition to the impacts of the proposed
off-site improvements and related infrastructure, and
evaluates mitigation measures intended to reduce or avoid
significant environmental impacts to the extent feasible.
The Southline EIR is intended to provide CEQA clearance for
adoption and implementation of the Specific Plan and the
other approvals described in Section 1.8 below, in addition to
the proposed off-site improvements and related
infrastructure, and shall be relied on by the City of South San
Francisco and other agencies for processing of related
concurrent or subsequent approvals that are consistent with
this Specific Plan, subject to the requirements of CEQA.
1.8. Project Approvals
Implementation of the Specific Plan requires approval of
certain entitlements and approvals from the City of South San
Francisco. The following list is limited to the entitlements and
approvals subject to the City of South San Francisco’s review
and approval that are anticipated for implementation of the
Specific Plan.
Certification of the EIR and adoption of CEQA findings
and a Mitigation, Monitoring, and Reporting Program;
Adoption of the Southline Specific Plan, which will
operate as the zoning for the Specific Plan area;
General Plan amendments to reflect adoption of the
Specific Plan;
Zoning map and zoning text amendments to reflect
adoption of the Specific Plan;
Subdivision Map approval for reconfiguration of the
parcels and dedicating public roadways and easements;
Use Permit approval;
Transportation Demand Management Plan approval;
Precise Plan(s) approval subject to the terms and policies
of the Specific Plan;
Design Review approval;
Signage approval;
Development Agreement; and
Any additional actions or permits deemed necessary to
implement this Specific Plan, including demolition,
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grading, foundation, and building permits, public
encroachment permits, any permits or approvals
required for construction activity, tree removal permits,
and other additional ministerial actions, permits, or
approvals from the City that may be required.
As further described in Chapter 6: Implementation, in addition
to the approvals by the City of South San Francisco, review
and/or approvals or actions by other agencies or entities may
be required, including but not limited to approvals by the City
of San Bruno for off-site improvements within its jurisdiction;
BART for off-site improvements within its jurisdiction; and the
San Mateo County Airport Land Use Commission for
determination of consistency with the SFO Airport Land Use
Compatibility Plan.
2
LAND USE PLAN & DEVELOPMENT
STANDARDS
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SOUTHLINE SPECIFIC PLAN | 2-1
2.1. Introduction
This chapter describes the Southline Specific Plan land use
plan and provides for coordinated planning and design
principles within the Specific Plan area. It also defines the
development standards, allowed uses, and proposed Project
phasing. The Southline Campus (S-C) land use district, which is
unique to the Specific Plan area and is further discussed in
Section 2.3 Southline Campus (S-C) District below, establishes
the requirements for implementation of the Specific Plan’s
vision and goals.
The Southline Specific Plan is intended as the primary
regulatory document for development within the Specific Plan
area. Properties in the Specific Plan area shall comply with the
policies, development standards and design guidelines as set
forth in this Specific Plan. Properties within the Specific Plan
area are subject to applicable regulations of the City of South
San Francisco Municipal Code (the “Municipal Code”) unless
those regulations are otherwise addressed in this Specific
Plan. All terms included in this Chapter shall have the same
meaning as in the Municipal Code unless otherwise defined in
this Specific Plan. To the extent any regulation in this Specific
Plan conflicts with the Municipal Code, the regulation set forth
in the Specific Plan shall prevail.
The final mix of uses developed within the Specific Plan area
will depend on market conditions, tenant needs, and other
factors. Appendix A: Conceptual Site Plan – Office Build Out
provides conceptual site plans and renderings that represent
one possible design for the development of the Specific Plan
area with office uses. Appendix B: Conceptual Site Plan – R&D
Build Out provides conceptual site plans and renderings that
represent another possible design for the development of the
Specific Plan area with R&D uses. Appendix C: Conceptual
Office / Life Sciences Hybrid Buildout provides a conceptual
site plan that represents a possible design for the
development of the Specific Plan area with a blend of office
and R&D uses.
Appendix A, Appendix B, and Appendix C are intended to
demonstrate illustrative examples of the potential location
and orientation of buildings; alignment and design of streets;
and placement and size of open space areas and public
facilities based on the development standards provided in
Table 2-1: Southline Campus (S-C) Development Standards
and design guidelines in described in Chapter 5: Design
Guidelines. The conceptual site plans and renderings provided
in Appendix A, Appendix B and Appendix C shall not be
considered definitive. Both office and R&D uses are permitted
within the Specific Plan area, and it is likely that Specific Plan
buildout would contain a mixture of these uses. As further
discussed in Chapter 6: Implementation, proposals for
development within the Specific Plan area will be evaluated by
the City through review and approval of project-level Precise
Plans.
This chapter illustrates the land use plan for the Specific Plan area and defines the land use district unique to
the Specific Plan. This chapter also describes the development standards applicable to the Specific Plan area,
including the permitted, conditionally permitted, and prohibited land uses.
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2.2.Southline Campus Land Use Plan
Southline is envisioned as a state-of-the-art transit-oriented
commercial campus within the City of South San Francisco,
adjacent to the San Bruno BART station and proximate to two
Caltrain stations (San Bruno and South San Francisco).
Southline will transform the existing low-density, aging and
underutilized light industrial and warehouse buildings into an
integrated transit-oriented commercialcampus environment
of high-quality design providing for Class-A office and/or R&D
uses (including life science uses), as well as supporting uses
such as professional services, dining, fitness, and related
ancillary uses.
Ground floor spaces in the commercial buildings developed in
the Specific Plan area may include tenant amenities, office,
R&D, and/or other permitted uses. Where feasible, the public
lobbies of new commercial buildings should front onto the
newly constructed Southline Avenue (provisionally named for
the purposes of this Specific Plan), which provides connectivity
through the Specific Plan area, to create a unified campus
environment.
View South of Building 2 (Amenities Building)
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Land Use Program
The Specific Plan allows for development of commercial
buildings totaling up to approximately 2,800,000 square
feet (sf). Based on the development standards applicable to
the Specific Plan area, as detailed in Table 2-1: Southline
Campus (S-C) Development Standards, the commercial
buildings generally are anticipated to range in height from
four to seven stories. These buildings are envisioned to
accommodate office and R&D tenants but may include limited
office-supporting uses dedicated solely to tenant use, such as
professional services, dining, fitness, and related amenity and
ancillary uses.
The Specific Plan does not define or limit the specific number
of commercial buildings that may be developed within the
Specific Plan area, subject to the requirement that all
development must be consistent with the development
standards and design guidelines established in the Specific
Plan.
The total commercial square footage allowed under the
Specific Plan includes a supportive Amenities Building
(Building 2), which is anticipated to be located on the
southwest corner of the Specific Plan area as shown in Figure
2-1: Conceptual Site Plan. Planned uses within this Amenities
Building may include publicly-accessible ground floor retail
and amenity uses that front onto a public open space area
adjacent to Huntington and Southline Avenues – an area
referred to in this Specific Plan as the Southline Retail Plaza.
The ground floor may also contain other publicly accessible
spaces, such as a community center of approximately 1,000 sf.
It is anticipated that the upper floors of the Amenities Building
will include other uses available only to the Southline campus
tenants such as a fitness center and meeting spaces and one
or more terraces overlooking Southline Avenue.
As part of the integrated campus design, the Specific Plan
envisions the development of an approximately 1.5 acre
central green space—referred to as the Southline Commons—
that offers outdoor amenities that would be accessible to both
tenants and the public. It is envisioned to include pedestrian
paths, outdoor meeting and gathering spaces, casual dining
areas, and space for recreation and events.
Figure 2-1: Conceptual Site Plan illustrates one possible land
use development plan for the Specific Plan area. Conceptual
renderings of the planned development are shown in Figures
2-2 through 2-4.
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Figure 2-1: Conceptual Site Plan
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Figure 2-2: View East from Huntington Avenue / Southline Avenue Intersection
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Figure 2-3: View North of Building 3 from Southline Avenue
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Figure 2-4: View South of Amenities Building (Building 2)
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Figure 2-5: View Southwest of Buildings 7 and 1
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Parking and Transit Demand Management
The Specific Plan area is in close proximity to major public
transit services, including BART, Caltrain, and SamTrans bus
routes. As further discussed in Chapter 3: Circulation &
Mobility, implementation of the Specific Plan is envisioned to
include public transit linkages, including pedestrian and
bicycle facilities improvements intended to promote the use
of public transit and alternatives to automobile
transportation.
Development within the Specific Plan area will require
implementation of a Transportation Demand Management
(“TDM”) plan(s) pursuant to Municipal Code Chapter 20.400:
Transportation Demand Management. The City’s TDM
requirements apply to all nonresidential development
expected to generate 100 or more average daily trips, or
projects seeking an FAR bonus. As further discussed in
Section 3.7 Transportation Demand Management, the TDM
Plan identifies strategies, measures, and incentives to
encourage future campus employees and visitors to walk,
bicycle, ride transit, or carpool when commuting to and from
the Specific Plan area.
It is anticipated that the Specific Plan area would also include
several mobility hubs designed to accommodate shuttles
and/or ride-share pickup and drop off zones, along with other
features that may be included in any applicable TDM
program(s) within the Specific Plan area.
The Specific Plan also anticipates provision of sufficient onsite
parking to accommodate the employees or visitors who drive
to the site, in conjunction with other modes of transportation.
As further described in Table 2-1: Southline Campus (S-C)
Development Standards and Section 3.5 Vehicle Parking,
parking will be provided at a maximum of 1.65 striped spaces
per 1,000 square feet of commercial use as calculated across
the entire Specific Plan area, with an option to incorporate
valet parking program(s)up to 2.0 spaces per 1,000 square
feet of commercial use, subject to City review and approval as
described below in this Section 2.2.2. Parking in the Specific
Plan area may be provided through subterranean parking
under buildings, above-grade parking within the Amenities
Building (Building 2), stand-alone campus parking structures
(e.g., Parking Structures C and D), and/or limited off-street
surface parking within the Specific Plan area.
The intent of this Specific Plan is to establish a flexible range of
parking options based on tenancy needs and market
conditions and to encourage the use of alternate
transportation modes and reduce the reliance on single-
occupancy vehicles. The specific parking strategy will be
implemented through the Precise Plan process for each phase,
with parking provided within the permitted range.
As described in Chapter 6: Implementation of this Specific
Plan, each Precise Plan application will include parking
demand information to help evaluate the anticipated parking
demand based on the proposed land use mix. The parking
demand information for future phases will also include
parking data from previous phases, to ensure that the
proposed parking is adequate to serve the proposed
development, while maintaining the characteristics of a
transit-oriented development and encouraging alternative
transportation modes.
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Prior to implementing one or more valet parking program(s)
within the Specific Plan area, the tenant or owner applicant
shall submit a valet operations plan to the City for review. The
valet operations plan may be submitted concurrent with or
separate from a Precise Plan application. Each valet
operations plan shall describe the proposed use and employee
density; summarize the proposed valet parking capacity; the
location of valet stalls within the existing Specific Plan area
parking facilities; and the number of striped stalls and total
parking spaces available for tenant use, as well as the
proposed hours of operation. The City shall review and
approve the operations plan based on the policies set forth in
this Specific Plan prior to the commencement of a valet
program.
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Architectural Character & Design
Speaking to the industrial history of the Lindenville Planning
Sub-Area, it is anticipated that the Specific Plan area will
embrace a contemporary interpretation of the existing
industrial motif using glass, metal and “brick-like” materials in
a rich color palette. The composition of each building massing
and design should vary, making each building unique rather
than utilizing repetitive forms throughout the Specific Plan
area.
Building features are encouraged to create visual interest that
will help to break down the overall scale and massing. Wall
planes should vary in depth and direction to create an
interesting streetscape. Building scale should be further
articulated by fenestration that offers additional depth and
texture. A combination of parapets, eaves, projecting roof
forms should be used to create interest at the roof line.
Massing hierarchy may be further emphasized by the
integrated penthouse forms above each or some of the
building main entries.
The proposed Parking Structures C and D are envisioned to
have simple and straightforward volumetric geometry. Stairs
and elevator towers should utilize distinctive mass that is
different from but complementary to the overall building
form.
Chapter 5: Design Guidelines provides further guidance
regarding the architectural, landscape and other design
guidelines that should be considered during implementation
of the Specific Plan area. Specific design review of project-
level proposals will be evaluated for consistency with the
Specific Plan by the City in conjunction with the Precise Plan
and Design Review processes as further described in
Chapter 6: Implementation.
View Northeast of Building 7
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Circulation and Mobility
As further described in Chapter 3: Circulation &Mobility, the
Southline development proposes several key circulation and
mobility improvements in the surrounding transportation
network to accommodate increased development capacity of
the Specific Plan area; to create improved connectivity and
circulation for the surrounding community; to improve
pedestrian and bicyclist safety; and to carry out transportation
and circulation policies under the South San Francisco General
Plan. These circulation and mobility improvements include
new public and private streets; enhanced pedestrian and
bicycle facilities; improved pedestrian access to the San Bruno
BART station;neighborhood traffic calming features;and
improved compatibility with a future grade separation of the
Caltrain tracks. The proposed circulation and mobility
improvements are more specifically described in Chapter 3:
Circulation & Mobility.
A major circulation feature to be implemented within the
Specific Plan area is development of the new Southline
Avenue roadway (provisionally named for purposes of this
Specific Plan) that is envisioned to be constructed east to west
through the Specific Plan area between Huntington and South
Linden Avenues, consistent with the City’s General Plan
policies calling for extension of South Linden to the San Bruno
BART station. Southline Avenue is envisioned to have two
travel lanes in each direction, a center median, a Class II bike
lane on both sides, and a sidewalk on both sides that would be
separated from the roadway by landscaped planting areas.
Several off-site circulation and mobility improvements are
proposed outside of the Specific Plan area. These include new
signalized intersections and pedestrian crosswalks, and
enhanced pedestrian and bike access to the San Bruno BART
station and Centennial Way Trail, as further described in
Chapter 3: Circulation and Mobility.
To the extent that these improvements require work on
property outside of the City of South San Francisco’s
jurisdiction, additional approvals from other agencies, such as
the City of San Bruno, BART, etc. may be required as further
described in Chapter 6: Implementation.
San Bruno BART Station
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Infrastructure Improvements
As further described in Chapter 4: Infrastructure & Public
Services, future development within the Specific Plan area will
utilize the existing public utility infrastructure adjacent to the
Project site to the extent feasible. It is anticipated that certain
existing utility connections may be relocated and/or
abandoned, and new utility connections shall be required for
implementation of the Specific Plan to accommodate
increased capacity demand.
New utility laterals and connections will connect to the public
system as required by the City. It is anticipated that proposed
onsite utilities will provide separate metered water and sewer
service to each building.
As part of future development, it is anticipated that new
underground utilities will be constructed on Southline Avenue
and upgraded connections will be constructed to existing
utilities on surrounding streets as needed to accommodate
additional capacity demand. Additionally, existing overhead
utility poles would be relocated underground along the
immediate street frontages, as required by the City or
otherwise required by the respective utility provider.
The City will determine required utility connections and
improvements during project-level Precise Plan review for
each development phase, or as otherwise set forth in a
Development Agreement.
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Landscape and the Public Realm
As further described in Chapter 5: Design Guidelines,
landscaping and open space within the Specific Plan area is
envisioned as a useful, safe, and sustainable outdoor
experience, creating a sense of a cohesive “campus-like”
community, while being sensitive to the adjacent residential
neighborhood to the south. The Specific Plan area is
anticipated to include several open space features including
the Southline Commons, the Southline Retail Plaza, and the
Tanforan Avenue Community Parklet, each of which are
described below.These open space areas are anticipated to
be privately owned and maintained, but publicly accessible.
Each of these areas are shown in Figure 5-1: Conceptual
Landscape & Open Space Program.
Chapter 5: Design Guidelines provides further guidance
regarding the landscaping characteristics to be incorporated in
the Specific Plan area. Project-level development proposals
will be evaluated for consistency with the Specific Plan by the
City through the Precise Plan review process as further
described in Chapter 6: Implementation.
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Southline Commons
The Southline Commons refers to an open-space area of
approximately 1.5 acres that is anticipated to be developed
north of Southline Avenue and is intended to serve as a
publicly-accessible focal point and the social outdoor
gathering space within the Specific Plan area. It would also
provide passive open space that serves as an outdoor amenity
for the Southline campus tenants. The specific location, size
and programming of the Southline Commons will be
determined through the Precise Plan review process as further
described in Chapter 6: Implementation. A conceptual
rendering is shown in Figure 2-6: Conceptual Illustration of
Southline Commons.
It is anticipated that Southline Commons may include the
following program features:
Flexible space that can be used for informal gatherings
as well as programed events;
Outdoor dining area;
Seating areas with benches, tables, chairs, etc.;
Shade structures and/or landscaping that provides
shade;
Space for passive recreation activities such as ping pong,
bocce ball, cornhole, etc.;
Electrical power outlets to support campus events and
programs; and/or
Multi-purpose vehicle turnout space for a shuttle stop,
ride-share pick-up/drop off, food trucks, etc.
The Southline Commons is intended to function largely as a
pedestrian-only area, capable of hosting events and
community gatherings or serve as exterior dining or social
space. Outdoor programming within the Southline Commons
may include corporate and cultural events and food markets,
subject to issuance of appropriate permits. Periodically, some
of the circulation around Southline Commons may be closed
to host special events. Utilization of the Southline Commons
for events is anticipated to generally occur during normal
business hours, with some evening and weekend events.
Property owners and their tenants may develop appropriate
rules and regulations related to security, use, hours of
operation and conduct within the Specific Plan area open
space areas including Southline Commons.
Southline Commons would include a variety of pavers and
hardscape elements to create a contemporary and durable
outdoor space. Southline Commons would include a varied
landscape texture, including shade trees and landscaped
berms to create usable edges for sitting that also serve as
green space.
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Figure 2-6: Conceptual Illustration of Southline Commons
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Southline Retail Plaza
The Southline Retail Plaza outdoor area will front the
Amenities Building (Building 2) on Southline and Huntington
Avenues. The Southline Retail Plaza would be designed to
complement and support the adjacent ground floor retail,
dining and other amenity uses, and is envisioned to include
features such as outdoor dining areas, terraced seating and
landscaping to serve as both a both buffer and transition to
adjacent street edge.
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Tanforan Avenue Community Parklet
Development of the Tanforan Avenue Community Parklet is
envisioned within an approximately 40-foot buffer setback
from Tanforan Avenue on the north side of Tanforan Avenue.
This open space amenity will be designed to be an amenity for
the surrounding community, including residents along
Tanforan Avenue. The Tanforan Avenue Community Parklet is
intended to create a transition between the Specific Plan area
and the residential neighborhood to the south, and to provide
an open space buffer between the new development areas,
and neighboring homes along Tanforan Avenue.
The Tanforan Community Parklet is proposed to incorporate a
walking pathway surrounded by significant landscaping.
Passive and active amenity features may include a picnic area,
a children’s play area, a fruit and vegetable garden, a
stormwater demonstration garden, and special plant areas
such as a fragrant planting bed. The Tanforan Community
Parklet is anticipated to be constructed as part of Phase 1
development.
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2.3.Southline Campus (S-C) District
The Specific Plan area is zoned utilizing one zoning district, the
Southline Campus (S-C) District. The S-C District establishes
the development standards and requirements for
implementation of the Specific Plan, as set forth in this
Specific Plan. As shown in Figure 2-7: Southline Campus (S-C)
District, this district covers the entire Specific Plan area.
The Southline Campus (S-C) district is intended to allow for
development of a state-of-the-art transit-oriented commercial
campus, including administrative, financial, business, and
professional offices, R&D (including life sciences), supporting
commercial services (e.g. retail, fitness, restaurants, etc.) and
ancillary uses in an area that is proximate to BART and Caltrain
stations.
Allowed uses in the Southline Campus (S-C) district are
provided in Table 2-2: Land Use Regulations.The development
standards applicable to development in the Southline Campus
(S-C)district are provided in Table 2-1: Southline Campus (S-C)
Development Standards.
Example of a state-of-the-art commercial campus (Samsung North America
Headquarters, San Jose, CA)
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Figure 2-7: Southline Campus (S-C) District
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2.4.Development Standards
This section provides the land use development standards that
shall apply to the Southline Campus (S-C) land use district, as
further described in Table 2-1: Southline Campus (S-C)
Development Standards. These development standards, in
combination with the supporting design guidelines described
in Chapter 5: Design Guidelines, implement and refine the
policies and vision of the General Plan, including the
Lindenville Planning Sub-Area, for this Specific Plan area.
Except as otherwise noted, development in the Southline
Campus (S-C) district shall be consistent with the development
regulations as described in Table 2-1: Southline Campus (S-C)
Development Standards and Table 2-2: Land Use Regulations,
subject to minor deviations as further described in Chapter 6:
Implementation.
These standards establish rules for development within the
Specific Plan area, including building placement, scale and
form, and lot design. No lot should be created with size or
dimensions rendering it incapable of meeting the land use,
public utilities, or development standards of this Specific Plan.
In certain instances, Tables 2-1 and 2-2 reference the
Municipal Code for development standards that apply on a
generally applicable City-wide basis and are applicable to the
Specific Plan. In any instances where both the Specific Plan
and Municipal Code (or other City rule / regulation / guideline)
provide a development standard for some aspect of site or
building design, the Specific Plan shall prevail and control.
Specific provisions of the Municipal Code not addressed in this
Specific Plan that would otherwise apply to development in
the Specific Plan area shall apply to the extent those
provisions are consistent with the Specific Plan. Unless
otherwise established herein, all definitions and land use
terms shall be interpreted consistent with the Municipal Code.
Height
As the Specific Plan area is approximately two miles northwest
of the San Francisco International Airport, development within
the Specific Plan area shall comply with the height restrictions
and related policies under federal, state and local law. These
policies include those established by both the Federal Aviation
Administration (“FAA”) Part 77 regulations and the
Comprehensive Airport Land Use Compatibility Plan for the
Environs of San Francisco International Airport (“ALUCP”;
most recently updated November 2012).
As set forth in Table 2-1: Southline Campus (S-C) Development
Standards, maximum building heights within the Specific Plan
area are governed by those requirements, as set forth in the
Critical Aeronautical Surfaces provisions of the ALUCP (see
Exhibit IV-17) and FAA Part 77 regulations, resulting in a
maximum height of approximately 120 feet depending on the
specific elevation of the relevant portion of the Specific Plan
area and the applicable height contours under the above
applicable regulations. No other height restrictions apply to
development within the Specific Plan area.
Figure 2-8: Conceptual Building Heights is intended to provide
an illustrative example as to how building heights could be
tapered throughout the Specific Plan area. Project-level
development proposals will be evaluated for consistency with
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maximum height allowances through the Precise Plan review
process as further described in Chapter 6: Implementation.
A shadow study was prepared for the Specific Plan to evaluate
the shadows that would be cast at buildout of the Specific
Plan area. The shadow study concluded that shadows would
be cast on commercial and industrial properties, roadways,
and rail tracks to the northwest, north, and northeast of the
Specific Plan area at various times of the year between the
hours of 10:00 a.m. and 3:00 p.m. However, at no time would
the Specific Plan buildout cast shadows on the residential uses
south of Tanforan Avenue in the City of San Bruno.
Modifications
Modifications to the development standards included in this
Specific Plan may be necessary to respond to unique site
characteristics, regulatory permitting requirements, changes
in development requirements to respond to market trends, or
other factors, as described in Chapter 6: Implementation.
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Figure 2-8: Conceptual Building Heights
See Section 2.4.1 and Table 2-1: Southline Campus (S-C) Development Standards for additional information regarding height regulations within the Specific Plan area.
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Table 2-1: Southline Campus (S-C) Development Standards
Standard Southline Campus
(S-C)
Comments / Additional Regulations
Lot and Density Standards
Maximum Floor Area Ratio 2.4
See Municipal Code Chapter 20.040: Rules of Measurement, including Municipal Code
§20.040.008: Determining Floor Area and Municipal Code § 20.040.009: Determining Floor
Area Ratio.
Total allowable floor area and floor area ratio (FAR) shall be calculated based on entire
Specific Plan area (inclusive of Southline Avenue and other dedicated improvements) rather
than on a lot-by-lot basis. The total allowable floor area shall be 2,800,000 square feet across
the entire Specific Plan area, which equates to approximately 2.4 FAR, exclusive of parking
structures, and any other applicable exceptions provided under Municipal Code Chapter
20.040: Rules of Measurement.
Maximum Lot Coverage 70 % Refer to Municipal Code § 20.040.010: Determining Lot Coverage.
Minimum Open Space Coverage 15 %
Total allowable open space area shall be calculated based on entire Specific Plan area
(inclusive of Southline Avenue and other dedicated improvements) rather than on a lot-by-lot
basis. Open space includes all landscaped areas, sidewalks and pathways, decorative paving
and passive and active areas.
Building Form and Location
Maximum Building Height (ft.)
Maximum height
allowances under
FAA Part 77
regulations and San
Francisco
International
Airport ALUCP
Critical Aeronautical
Surfaces provisions
Subject to FAA Part 77 notification and determination requirements. See Figure 2-8:
Conceptual Building Height.
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Standard Southline Campus
(S-C)
Comments / Additional Regulations
Setbacks (feet) See below
Setbacks are measured from property line to the exterior wall of the primary building, with
the exception that setbacks from Tanforan Avenue shall be measured from that public right of
way to the exterior wall of the primary building. Subterranean garages within the Specific Plan
area are not subject to setback requirements. Setbacks within the Specific Plan area are not
subject to Municipal Code § 20.040.012: Determining Setbacks (Yards) or § 20.300.011:
Projections into Required Yards. Accessory buildings and structures within the Specific Plan
area are not subject to Municipal Code § 20.300.002: Accessory Buildings and Structures,
including setback requirements included therein; see Chapter 5: Design Guidelines regarding
accessory buildings and structures.
Front 10
Side, Interior 10
Side, Street 10
Tanforan Avenue 40
Setbacks are 40 feet as measured from Tanforan Avenue right of way, with the exception of
the cul-de-sac at the western end of Tanforan Avenue, where buildings may be sited within 20
feet from the Tanforan Avenue right of way.
Southline Avenue
(Sneath Avenue Extension)0
Landscape buffers should be used to visually screen and soften the perimeter of the Specific
Plan area, including along Southline Avenue. See Section 5.4.6 (Landscape Edge) and Figures
3-2a and 3-2b Conceptual Southline Avenue Cross-Sections.
Rear, Interior 10
Parking and Loading
Maximum Parking (spaces per
1,000 sf) 1.65
Maximum ratio of 1.65 striped stalls with option of valet parking up to 2.0 ratio. See Section
2.2.2 Parking and Transportation Demand Management for information regarding valet
parking requirements.
Maximum parking ratio shall be calculated based on entire Specific Plan area (inclusive of
Southline Avenue and other dedicated improvements) rather than on a lot-by-lot basis.
Parking incorporated within Building 2 (Amenities Building) shall not count towards the
maximum 1.65 parking ratio; parking within Building 2 (Amenities Building) shall be utilized for
Specific Plan area visitors and Amenities Building customers, staff, and affiliates.
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Standard Southline Campus
(S-C)
Comments / Additional Regulations
Minimum Bicycle Parking 1 bicycle space per
3,000 sf
Approximately 90% of bicycle spaces will be provided for long-term use and the remaining
10% will be for short-term use. The specific allocation and location of short-term and long-
term spaces will be established under each Precise Plan.
Table 2-1 and the Chapter 5: Design Guidelines of this Specific Plan establish the bicycle
parking requirements for the Specific Plan area; Municipal Code § 20.330.008: Bicycle Parking
does not apply.
Loading Space 1 space / building Minimum size shall not be less than 12 feet wide, 45 feet long, and 14 feet high, exclusive of
driveways for ingress and egress, maneuvering areas and setbacks.
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SOUTHLINE SPECIFIC PLAN | 2-27
2.5. Land Use Regulations
Table 2-2: Land Use Regulations, establishes the permitted,
conditionally permitted, and prohibited uses within the
Specific Plan area. The uses listed in Table 2-2: Land Use
Regulations have the same meaning as those use
classifications as defined under Municipal Code Chapter
20.620: Use Classifications, unless otherwise defined in this
Specific Plan.
Within the Specific Plan area, all land area and
structures/facilities therein are intended to be developed,
divided, and/or used for those activities listed in Table 2-2:
Land Use Regulations. Table 2-2 also includes references to
generally applicable Municipal Code sections and other
ordinances that the City uses to regulate development, where
relevant.
Land uses in the table are grouped into general categories
based on common function, product, or compatibility
characteristics. These allowed use categories are called “use
classifications.” Use classifications describe one or more uses
having similar characteristics but do not list every use or
activity that may appropriately be within the classification.
The following rules apply to use classifications:
Similar Uses. In cases where a specific land use or activity is
not specifically listed in Table 2-2: Land Use Regulations, the
Chief Planner may assign the land use or activity to a
classification that is substantially similar in character. Certain
prohibited uses are listed for clarity in Table 2-2: Land Use
Regulations, but this list is not comprehensive; use
classifications and sub-classifications not listed in Table 2-2:
Land Use Regulations, or not found to be substantially similar
to the uses below are prohibited.
Illegal Uses. No use that is illegal under local, state, or federal
law shall be allowed in any land use sub-designation within
the Specific Plan area.
Use regulations in Table 2-2: Land Use Regulations are shown
using the following symbols:
P Land use permitted by right.
C Land use allowed with the approval of a conditional
use permit per generally applicable provisions of
Municipal Code Chapter 20.490: Use Permits.
MUP Land use allowed with the approval of a minor use
permit per generally applicable provisions of Municipal
Code Chapter 20.490: Use Permits.
- Land use not allowed / not permitted.
TUP Temporary use permit per generally applicable
provisions of Municipal Code Chapter 20.520:
Temporary Use Permits.
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Table 2-2: Land Use Regulations
Use 1, 2
Southline Campus
(S-C)
Additional Regulations3
Public and Semi-Public Uses
Community Assembly, small, 2,000 sq. ft. or less P
Cultural Institutions P
Government Offices P
Park and Recreation Facilities P
Public Safety Facilities P
Commercial Uses
Business Services P
Commercial Entertainment and Recreation 4 See sub-classifications below
Indoor Entertainment C
Indoor Sports and Recreation C
Outdoor Entertainment C
Outdoor Sports and Recreation P
Eating and Drinking Establishments 4 See sub-classifications below
Coffee Shops / Cafes P
Restaurants, Full Service P
Restaurant, Limited Service P
Lodging See sub-classifications below
Hotels and Motels C
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SOUTHLINE SPECIFIC PLAN | 2-29
Use 1, 2
Southline Campus
(S-C) Additional Regulations3
Maker Space P
Offices See sub-classifications below
Business and Professional P
Medical and Dental P
Walk-In Clientele P
Personal Services See sub-classifications below
General Personal Services P See Personal Services in Municipal Code
Chapter 20.350: Standards and Requirements for
Specific Uses and Activities
Retail Sales See sub-classifications below
General Retail Sales P
Parking Services -
Employment Uses
Clean Technology P
Handicraft / Custom Manufacturing P
Research and Development (R&D) P
Residential Uses NP
Transportation and Utilities Uses
Communications Facilities See sub-classifications below
Antennae and Transmission Towers C See Municipal Code Chapter 20.370: Wireless
Communications Facilities
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Use 1, 2
Southline Campus
(S-C)
Additional Regulations3
Facilities within Buildings P
Transportation Hub 5 P
Utilities – Major C
Utilities – Minor P
Other Applicable Use Regulations
Nonconforming Uses See Additional
Regulations
See Municipal Code
Chapter 20.320: Nonconforming Uses, Structures,
and Lots
Temporary Uses 6 TUP See Municipal Code
Chapter 20.340: Temporary Uses
Other uses determined by the Chief Planner to be
similar to and compatible with described
permitted and conditionally permitted uses
P
See Chapter 6: Implementation; see also
Municipal Code § 20.490.002: Use Permit
Applicability
Notes:
1 Unless otherwise indicated, uses listed in this Table 2-2 have the same meaning as those use classifications as defined under Municipal Code Chapter 20.620: Use Classifications
2 Certain uses permitted or conditionally permitted within the Specific Plan area are subject to confirmation that no subsequent CEQA analysis is required, or completion of subsequent CEQA
analysis. See Southline Specific Plan EIR for further information regarding scope of CEQA analysis.
3 Uses are subject to ALUCP Policy NP-2 and Table IV-1 Noise/Land Use Compatibility Criteria, as applicable.
4 Includes food trucks/mobile food facilities, outdoor food kiosks as authorized by Specific Plan operator, Owner’s Association, or similar entity.
5 Use includes facilities for accommodation of shuttles and ride-share pickup and drop off zones, along with other features that may be included in any applicable Transportation Demand
Management (“TDM”) programs within the Specific Plan area. Excludes light-fleet based services or freight forwarding uses.
6 Temporary uses include, for example, produce markets, flea markets, craft and art fairs, auction gallery and other similar uses.
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SOUTHLINE SPECIFIC PLAN | 2-31
2.6. Phasing
This Specific Plan is anticipated to be implemented over time
and in a phased approach, although phasing is not required.
Generally, the Specific Plan envisions sequencing envisions
two or more phases developed over approximately 10 years.
Table 2-3: Conceptual Development Plan by Phase describes
the square footages of development proposed for Phase 1 and
the square footages of development for future phases and
Project buildout, and the anticipated sequence of Specific Plan
area construction is shown in Figure 2-9: Conceptual Phasing
Plan.While a phased approach is anticipated to occur, the
Specific Plan does not restrict or otherwise limit concurrent
development of overlapping phases or buildout of the Specific
Plan area, subject to review and approval of Precise Plans and
any other necessary approval(s) as described in Chapter 6:
Implementation.
The exact boundaries of each phase, sequencing, and
development timing, including the exact boundaries within
the Specific Plan area of these phases and the square footage
developed within each phase may change due to market
trends, availability of financing, and other factors.
As described in Chapter 6: Implementation, any future
development shall be responsible for the construction of the
required private and public infrastructure necessary to
support each phase of development within the Specific Plan
area (e.g., water, sewer, stormwater) and, in relevant
circumstances, in adjacent off-site areas as determined by the
City, and unless otherwise modified by separate agreement,
such as a Development Agreement. It is anticipated that
constructed public infrastructure associated with
development of the Specific Plan will be dedicated to and
accepted by various relevant public agencies (i.e., City of
South San Francisco, City of San Bruno, California Water,
PG&E, etc.).
Furthermore, improvements along Huntington Avenue south
of Southline Avenue are subject to ongoing coordination
between BART and/or the City of San Bruno to complete a
right-of-way transaction that is separate from entitlements
associated with this Specific Plan.
Phase 1 Improvements
As shown in Figure 2-9: Conceptual Phasing Plan, Phase 1
development proposes the construction of Building 1, Building
2 (Amenities Building), and Building 7. Phase 1 also includes
construction of Parking Structure D, as well as limited surface
parking to provide sufficient parking for that phase. Phase 1
development includes development of the Tanforan Avenue
Community Parklet, which will allow for a dense landscape
buffer between the proposed development and the residential
neighborhood to the south.
During Phase 1, the remaining portions of the Specific Plan
area outside of the Phase 1 area as shown on Figure 2-9:
Conceptual Phasing Plan are anticipated to remain generally
unchanged. However,building demolition, ground
disturbances to accommodate infrastructure improvements,
construction activities and staging, surface parking, and site
preparation activities may occur as further described in
Chapter 6: Implementation.
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Phase 1 Utilities and Circulation and Transportation
Improvements
It is anticipated that Phase 1 will involve the construction of
the utilities infrastructure required to service the Phase 1
development, in addition to the majority of the proposed
offsite circulation and transportation improvements.
Specifically, Phase 1 circulation and transportation
improvements are proposed to include the below list.The
location of these of these improvements are shown in
Figure 3-3: Off-Site Roadway Improvements.
1.Development of the new Southline Avenue connection
west to east through the Specific Plan area between
Huntington Avenue and South Linden Avenue.
2.Realignment of Dollar Avenue and South Linden Avenue.
3.Reconfiguration of the existing at-grade rail crossing at
South Linden Avenue.
4.Roadway and pedestrian improvements along Tanforan
Avenue.
5.Roadway and pedestrian improvements along Huntington
Avenue from Southline Avenue southward to the San
Bruno BART garage intersection.
6.Upgrade to the existing signalized intersection at
Huntington Avenue / BART garage entry.
7.Synchronizing signals at the rail crossing and the signals
along Southline Avenue (Huntington Avenue, project
entrance,South Linden Avenue)to support safe vehicular
circulation.
8.Construction of new signalized intersections at:
a)Huntington Avenue / Southline Avenue
b)Sneath Lane / Huntington Avenue
c)Southline Avenue /Main Campus Entry
d)South Linden Avenue / Dollar Avenue/ Southline
Avenue
As shown in Figure 2-9: Conceptual Phasing Plan, some of
these improvements are outside of the Specific Plan area and
will require review and/or approvals or actions by other
agencies or entities, including the City of San Bruno and/or
BART for off-site improvements within its jurisdiction, further
described in Chapter 6: Implementation.
Future Phase Improvements
If phased development occurs, development of the future
phases could occur in one phase, or could be in multiple
future phases. Development of the future phases would
include construction of the remaining square footage of
development as allowed under this Specific Plan, in addition
to any associated infrastructure, parking, and landscaping and
open space, subject to subsequent Precise Plan approval and
adherence to Specific Plan development standards and design
guidelines.
Anticipated off-site improvements in future phases include:
Widening of and street frontage improvements along
portions of South Maple Avenue.
Upgrades to public utility backbone infrastructure
needed to serve future phases, as needed. However,
private utility laterals serving future phase development
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SOUTHLINE SPECIFIC PLAN | 2-33
that would be located within Phase 1 roadways will be
installed during Phase 1 and stubbed for use in future
phases to avoid future disruption to those roadway
areas.
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Table 2-3: Conceptual Development Plan by Phase
Use Phase 1 (sf) 1 Future Phases (sf) Buildout (sf)
Office / R&D 2 615,000 2,115,290 2,730,290
Public Amenity Areas 3 13,500 - 13,500
Tenant Amenity Areas 4 56,210 - 56,210
Total 5 684,710 2,120,330 2,800,000
Notes:
1. Specific development square footage allocated to Phase 1, or any other phase is subject to project-level Precise Plan review and approval by City, as further
discussed in Chapter 6: Implementation. Any square footage allocated to Phase 1 that is not constructed during Phase 1 may be developed in subsequent
phases within the Specific Plan area.
2. The Southline EIR provides a programmatic analysis of an Office Buildout Scenario and a Life Sciences Buildout Scenario, to evaluate and disclose the greatest
potential impacts that could result from Specific Plan buildout under either scenario. Because both office and life science uses are permitted within the
Specific Plan area, it is likely that the Specific Plan buildout would contain a mixture of these uses. See the Southline EIR for additional information regarding
Specific Plan CEQA review.
3. Square footage anticipated to be available for use by Southline campus tenants and public.
4. Square footage anticipated to be reserved for exclusive use of Southline campus tenants; not available for public use.
5. The total square footage allocations in this Table 2-3 are intended to provide information regarding one conceptual buildout of the Specific Plan area. With
exception for the total buildout square footage of 2,800,000 sf, the square footages provided in this Table 2-3 are not intended as caps on development of
specific uses or phases.
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SOUTHLINE SPECIFIC PLAN | 2-35
Figure 2-9: Conceptual Phasing Plan
Note: Areas shown outside of the Specific Plan area may be subject to separate review by other agencies.
3
CIRCULATION & MOBILITY
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SOUTHLINE SPECIFIC PLAN | 3-1
3.1. Introduction
Southline is planned as a transit-oriented commercial campus,
taking advantage of its unique proximity to robust public
transit options. Circulation and mobility planning is a key
element of the Specific Plan given the unique proximity of the
Specific Plan area to the San Bruno BART station, the San
Bruno Caltrain station, adjacent SamTrans bus routes, the
Centennial Way Trail, regional freeway connections to
Interstates 280 and 380, and Highway 101, and regional and
local serving retail and entertainment opportunities. As
discussed in Section 1.4 Specific Plan Objectives, a number of
the Specific Plan objectives relate to circulation and mobility,
including:
Promote alternatives to automobile transportation to
further the City’s transportation objectives by
emphasizing public transit linkages, Transportation
Demand Management (TDM) strategies, and pedestrian
access and ease of movement between buildings.
Create convenient and safe pedestrian and bike access
to the San Bruno BART station and the Centennial Way
Trail.
Construct a new public street through the Specific Plan
area to improve site access and regional roadway
circulation.
Enhance vehicular, bicycle, and pedestrian circulation
and access in the area surrounding the Specific Plan.
To accomplish these objectives, this Specific Plan incorporates
a “complete streets” approach that prioritizes creation of a
truly multi-modal transportation system. This is consistent
with the City’s General Plan goals and policies that encourage
providing infrastructure and design features into street design,
enhanced capacity and new linkages to provide “complete
streets” that are safe, comfortable, and convenient routes for
walking, bicycling and public transportation to increase use of
these modes of transportation,” among other benefits.
Utilizing this approach, driving to and from the Specific Plan
area is an option but not a necessity, and multi-modal mobility
options are provided for employees, guests, and the general
public. The circulation and mobility improvements proposed in
connection with the Specific Plan are intended to improve
access to the Specific Plan area, and also to improve
circulation in the surrounding area for all users, including to
the San Bruno BART station.
This chapter includes guidelines intended to prioritize the
pedestrian and bicyclist experience within the Specific Plan
area and the surrounding transportation network to ensure
safe connections within and surrounding the Specific Plan
area.
This chapter describes the conceptual circulation and mobility plan for all users including bicyclists,
pedestrians, and vehicles. It includes the conceptual roadway network and cross-sections for selected
roadways. It also describes off-site roadway improvements that are proposed as part of this Specific Plan.
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3-2 | SOUTHLINE SPECIFIC PLAN
Mobility Guidelines
The following circulation and mobility guidelines are intended
to facilitate the implementation of this Specific Plan.
Multimodal Circulation
Promote circulation infrastructure and design that allows
for alternative transportation modes including public
transit, pedestrian travel, bicycle, and shuttles.
Encourage use of alternative modes of transportation
and reduce single-occupancy vehicle trips through
implementation of a robust TDM program achieving
45percent mode shift consistent with City requirements
for projects proposing FAR of up to 2.5.
Create a circulation network that integrates the built
environment and open space, both within and adjacent
to the Specific Plan area.
Synchronize signals at the rail crossing and the signals
along Southline Avenue (Huntington Avenue, project
entrance, South Linden Avenue) to support safe
vehicular circulation.
Pedestrian and Bicycle
Facilitate pedestrian circulation within and adjacent to
the Specific Plan area to minimize automobile trip
generation.
Use pedestrian-only walkways (sidewalks and
promenades) to provide (Americans with Disabilities Act
[ADA]-compliant) safe and convenient connections
within the Specific Plan area.
In appropriate areas, define walkways with distinctive
paving materials and lighting.
In appropriate areas, provide places for seating along
pedestrian walkways.
Where feasible, inset walkways from roadways with a
landscape buffer to promote safe, pedestrian-friendly
circulation.
Provide short-term bicycle parking at grade level that is
conveniently located to serve shoppers, customers,
messengers, guests and other Campus visitors.
Provide long-term bicycle parking in above- and below-
grade parking structures that serve employees and
others who generally stay for longer periods of time.
Promote the use of walking and bicycling by Campus
tenants by providing convenient long-term bicycle
parking, showers, and changing facilities.
Provide designated Class II bike lanes on both sides of
Southline Avenue. In other Specific Plan areas, bicycle
circulation would be accommodated by Class III bicycle
routes (e.g. internal roadways).
Clearly delineate bicycle access and parking by lane
markings, soft hit posts, bollards,wayfinding signage,
and other appropriate measures.
Utilize green-painted “bike boxes” at key intersections
within the Specific Plan area to help facilitate safe and
convenient bicycle circulation.
Bike repair station in the Amenities Building (Building 2).
CIRCULATION & MOBILITY | 3
SOUTHLINE SPECIFIC PLAN | 3-3
Transit Demand Management
As further discussed in Section 3.7 Transportation Demand
Management below, development of the Specific Plan will
include implementation of a robust TDM program. The
following guidelines apply:
Prepare and implement a transportation demand
management plan (TDM plan), in compliance with
Municipal Code Section 20.400: Transportation Demand
Management.
Promote the use of existing transportation facilities (e.g.
BART, Caltrain, SamTrans) to maximize the potential for
alternative transportation usage.
Incorporate monitoring and enforcement as part of a
TDM plan to help sustain a long-term reduction in
vehicle trips.
Provide preferred parking for carpools, vanpools and low
emission and fuel-efficient vehicles.
Provide information kiosks in building lobbies to inform
employees regarding alternative transportation services
and facilities.
Transit Access
Encourage connections to public transit, particularly safe
and convenient pedestrian and bicycle access to the San
Bruno BART station.
Incorporate one or more “mobility hubs” within the
Specific Plan area to support a conveniently accessible
use by shuttles, ride share hires (e.g., Uber, Lyft), and/or
private vehicle drop-off / pickup use. Anticipated
locations include an area adjacent to Parking Structure
north of Southline Avenue and on the south side of
Southline Avenue, in locations that do not impede the
primary flow of traffic.
On-Site Parking and Loading
To improve pedestrian circulation, off-street parking
should be consolidated either in below-grade or
architecturally-integrated above-grade parking
structures.
Locate loading and delivery zones away from pedestrian
circulation areas and adjacent residential neighborhoods
to the greatest extent practicable.
Design the internal roadway network to support
accessible loading and delivery zones that do not impede
the primary flow of traffic.
Parking access should be clearly delineated by lane
markings, signals, and wayfinding signage to reduce
conflicts and improve safety.
Provide adequate queuing space at parking garage
entrances.
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3-4 | SOUTHLINE SPECIFIC PLAN
3.2.Circulation & Mobility Improvements
Proposed circulation and mobility within and around the
Specific Plan area includes upgrades to existing, and
construction of new, roadways, pedestrian pathways and bike
lanes and routes.Consistent with the mobility guidelines
above, these improvements will be designed to provide a
variety of travel options (vehicle, pedestrian, bike, transit,
shuttle service) and provide safe and seamless pedestrian
access to the nearby San Bruno BART station.Figure 3-1:
Conceptual Specific Plan Area Vehicular Circulation
Improvements depicts the vehicular circulation components
anticipated within the Specific Plan area.
Specific Plan Area
Roadway Circulation
Southline Avenue
As shown in Figure 3-1: Conceptual Specific Plan Area
Vehicular Circulation Improvements, a major circulation and
mobility feature of Specific Plan is the creation of the new
Southline Avenue (provisionally named for purposes of this
Specific Plan), which would serve as the primary gateway to
the Specific Plan area. In addition to providing connectivity to
the surrounding community, it will also serve as the primary
access to internal private roadways, parking, and loading areas
within the Specific Plan area.
As envisioned in the South San Francisco General Plan,
Southline Avenue will be a new west-east arterial that will
bisect the Specific Plan area and create a connection between
Huntington Avenue and South Linden Avenue.In addition to
providing access to the Specific Plan area, Southline Avenue
would also provide an important connection between the San
Bruno BART station and Downtown South San Francisco, and
enable a future connection to US-101 and the East of 101 area
via the City of South San Francisco’s proposed Utah Avenue
Interchange project.
As shown in Figures 3-2a and 3-2b: Southline Avenue Roadway
Cross-Sections, Southline Avenue is envisioned to consist of
two travel lanes in each direction separated by a turning lane,
or median. A Class II bike lane, landscape planting, and wide
sidewalk will be provided on both sides of Southline Avenue.
Southline Avenue is envisioned to connect to a new signalized
intersection at Huntington Avenue (described in Section 3.2.2
Off-Site Circulation Improvements) and would also include a
new signalized mid-block intersection at the internal roadway
intersection within the Specific Plan area.Upon completion of
Southline Avenue, it is anticipated that Southline Avenue and
associated improvements within South San Francisco will be
dedicated to the City of South San Francisco.
Internal Roadway Improvements
Within the Specific Plan area, various privately owned and
maintained internal roadways will provide access to above-
and below-ground parking, loading and service areas, and
building lobbies.
The configuration of these roadways may vary depending on
their specific location and function as build out of the Specific
Plan progresses. This specific design and configuration of
internal roadways will be reviewed through the Precise Plan
process described in Chapter 6: Implementation.
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SOUTHLINE SPECIFIC PLAN | 3-5
Figure 3-1: Conceptual Specific Plan Area Vehicular Circulation Improvements
Note: Areas shown outside of the Specific Plan area may be subject to separate review by other agencies.
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3-6 | SOUTHLINE SPECIFIC PLAN
Figure 3-2a: Southline Avenue Roadway – Cross-Section A
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SOUTHLINE SPECIFIC PLAN | 3-7
Figure 3-2b: Southline Avenue Roadway – Cross-Section B
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SOUTHLINE SPECIFIC PLAN | 3-9
Pedestrian Circulation
Figure 3-3: Conceptual Specific Plan Area Pedestrian
Connectivity Plan provides one conceptual layout of potential
pedestrian facilities located in the Specific Plan area in a
manner that reflects the goals and policies of the Specific Plan.
As set forth in Section 3.1.1 Mobility Guidelines, the
arrangement of on-site pedestrian facilities will be ADA-
accessible and provide on-site walkable connectivity between
buildings, on-site vehicle and bicycle parking areas, Southline
Commons, mobility hubs, and connectivity across Southline
Avenue. In appropriate areas, pedestrian walkways may
include distinctive formal and informal hardscape features
such as concrete unit pavers, ceramic wood tile, and
decomposed granite. Areas for seating and benches may be
located and integrated with these walkways. Where
appropriate, landscaping should be used to provide safe,
pedestrian-friendly separation from adjacent roadways. See
also Section 5.4.8 Streetscape.
As described in Section 3.2.2 Off-site Circulation
Improvements, improvements are envisioned to also include
improved off-site pedestrian and bicycle facilities to enhance
access to the Centennial Way Trail and the San Bruno BART
station.
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Figure 3-3: Conceptual Specific Plan Area Pedestrian Connectivity Plan
Note: Areas shown outside of the Specific Plan area may be subject to separate review by other agencies.
CIRCULATION & MOBILITY | 3
SOUTHLINE SPECIFIC PLAN | 3-11
Bicycle Circulation
Bicycle circulation within the Specific Plan area is envisioned
to include Class II bike lanes on both sides of Southline
Avenue, and Class III bike routes on internal roadways within
the Specific Plan area where bicyclists and slower-moving
vehicles can share the road.
As shown in Figure 3-4: Conceptual Specific Plan Area Bicycle
Connectivity Plan, the Class II bike lanes on Southline Avenue
will connect to the existing Centennial Trail (Class I) to the
west, and the existing Class II bike lanes on Dollar and South
Linden Avenues. Green-painted “bike boxes” will be added at
key intersections within the Specific Plan area to help facilitate
safe and convenient bicycle circulation.
Bicycle parking requirements within the Specific Plan area are
further described in Table 2-1: Southline Campus (S-C)
Development Standards. Because development of Southline is
intended to encourage transit-oriented development, bicycle
parking within the Specific Plan area should allocate more
spaces to long-term uses in order to facilitate bicycle
commuting to the Southline campus by tenants and
employees, as described in Table 2-1. Precise Plan applications
shall include information regarding the anticipated bicycle
parking demand and usage in order to evaluate the specific
bicycle parking requirements for that phase.
Short-term bicycle parking will be provided throughout the
Specific Plan area. Final locations of short-term bicycle parking
will be determined during Precise Plan review, but generally
will be provided on surface-level bike racks, conveniently
located adjacent to the Southline Retail Plaza and proximate
to building entries throughout the Specific Plan area. Long-
term bicycle parking (referred to as “Bike Lockers” in Figure 3-
4) will be provided in below- and above-grade parking
structures, in addition to other buildings as feasible. Where
appropriate, buildings will include showers on the first level,
and lockers and showers will be provided in the Amenities
Building.
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3-12 | SOUTHLINE SPECIFIC PLAN
Figure 3-4: Conceptual Specific Plan Area Bicycle Connectivity Plan
Note: Areas shown outside of the Specific Plan area may be subject to separate review by other agencies.
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SOUTHLINE SPECIFIC PLAN | 3-13
Off-Site Circulation & Mobility Improvements
A number of off-site circulation improvements, including new
signalizations of certain intersections, located outside of the
Specific Plan area, are planned in connection with
development of the Specific Plan area. Unless otherwise
noted, these improvements are envisioned to occur in
connection with Phase 1 development.
Figure 3-5: Conceptual Off-Site Signal and Pedestrian
Crosswalk Improvements illustrates the key vehicular and
pedestrian/bicycle circulation improvements within and
adjacent to the Specific Plan area.Additionally,Figures 3-6(a)
through (e): Conceptual Improvements – Huntington Avenue
provide more detailed descriptions and supporting figures
regarding four off-site sub-areas where off-site improvements
are anticipated in connection with development of the
Specific Plan. Improvements outside of the Specific Plan area
may require additional review and approvals or actions by the
City of South San Francisco, and/or other review and approval
by other agencies or entities, including approvals by the City
of San Bruno, BART, Peninsula Corridor Joint Powers Board
(Caltrain), SamTrans and/or California Public Utilities
Commission.San Bruno BART Station
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Figure 3-5: Conceptual Off-Site Signal and Pedestrian Crosswalk Improvements
Note: Areas shown outside of the Specific Plan area may be subject to separate review by other agencies.
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SOUTHLINE SPECIFIC PLAN | 3-15
Huntington Avenue
As shown in Figures 3-6 (a) through (e): Conceptual
Improvements – Huntington Avenue, it is envisioned that
portions of Huntington Avenue will be improved from the
proposed Southline Avenue, south to the existing BART station
garage and pedestrian entrance.
Anticipated improvements include the following:
New pedestrian / ADA-compliant ramps at intersections,
wider ramps and crosswalks on the Centennial Way Trail
adjacent to South Maple Avenue.
A pedestrian path on the east side of Huntington
Avenue.
A new dedicated, signalized northbound left turn lane on
Huntington providing a new entrance into the transit
center for SamTrans buses.
Transit signal priority devices on the signal mast(s) at the
Huntington / Southline Avenues intersection for
SamTrans and shuttle buses.
A new multi-use pedestrian/bike pathway on the west
side of Huntington Avenue from Southline Avenue to the
BART station and SamTrans transit center.
Bulb-outs and high-visibility crosswalks at the BART
station garage intersection to facilitate safe pedestrian
crossing.
Reconfiguration of the west end of Tanforan Avenue to
create a new cul-de-sac allowing for residential access
only (i.e., no through-access to Huntington Avenue).
San Bruno BART Station
San Bruno BART Station
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Figure 3-6a: Conceptual Improvements – Huntington Avenue (Site Plan)
Note: Areas shown outside of the Specific Plan area may be subject to separate review by other agencies.
CIRCULATION & MOBILITY | 3
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Figure 3-6b: Conceptual Improvements – Huntington Avenue (Rendering – Site Plan)
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Figure 3-6c: Conceptual Improvements – Huntington Avenue (Rendering – Viewing Northwest)
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Figure 3-6d: Conceptual Improvements – Huntington Avenue (Rendering – Viewing Southeast)
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Figure 3-6e: Conceptual Improvements – Huntington Avenue (Rendering – Viewing Southwest)
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SOUTHLINE SPECIFIC PLAN | 3-21
Tanforan Avenue Improvements
As shown in Figure 3-7: Tanforan Avenue Improvements,
Tanforan Avenue would be converted to a cul-de-sac adjacent
to Huntington Avenue allowing for residential access only. This
reconfiguration would prohibit through-traffic and is intended
to create a safer, slower-traffic environment for the existing
Tanforan Avenue residents directly to the south of the Specific
Plan area. With the exception of required emergency vehicle
access, there would be no vehicular access from Tanforan
Avenue into the Specific Plan area.
The existing residential community located on Tanforan
Avenue to the south of the Specific Plan area would continue
to have access from the existing one-way northbound
Huntington Avenue east to Tanforan Avenue, via the existing
one-way northbound roadway. Images of the existing
conditions on Tanforan Avenue prior to implementation of the
Specific Plan are shown here for context.
Tanforan Avenue residences; View West of Tanforan Avenue
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Figure 3-7: Tanforan Avenue Improvements
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SOUTHLINE SPECIFIC PLAN | 3-23
South Linden and Dollar Avenues
Anticipated improvements include re-alignment of roadways
to accommodate the new Southline Avenue and to provide
pedestrian access improvements. These include:
Realignment of Dollar Avenue and South Linden Avenue.
Reconfiguration of the existing at-grade rail crossing at
South Linden Avenue.
Construction of a new signalized intersection at South
Linden Avenue / Dollar Avenue/ Southline Avenue.
Design and right-of-way dedications that incorporate
future roadway and infrastructure features that can
accommodate the potential future grade separation,
which would be completed by others and is not part of
the Specific Plan project.
Images of the existing conditions of this area prior to
implementation of the Specific Plan are shown here for
context.
View West on South Linden Avenue
View North on Dollar Avenue
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South Maple Avenue Improvements (Future Phase)
South Maple Avenue currently includes one travel lane north
and one travel lane south. On-street parking is available on
one or both sides at various locations.
Anticipated roadway improvements include reconfiguration of
the roadway and revisions to parking at various locations. A
sidewalk on the east side and existing Centennial Way Trail on
the west side should be separated by a landscaped planting
area.Widening of and street front improvements along a
portion of South Maple Avenue are anticipated to occur
during future phases of development within the Specific Plan
area.
Images of the existing conditions of this area prior to
implementation of the Specific Plan are shown here for
context.
View North on South Maple Avenue
View South on South Maple Avenue
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SOUTHLINE SPECIFIC PLAN | 3-25
3.3. Vehicle Parking
Vehicle parking in the Specific Plan area will consist of below-
and above-grade parking structures and limited surface
parking areas. As described in Table 2-1: Southline Campus (S-
C) Development Standards, parking may be provided at a
maximum ratio of 1.65 striped spaces per 1,000 square feet
of commercial use, with an option to incorporate valet parking
up to 2.0 spaces per 1,000 square feet of commercial use,
upon City review and approval, based on demand, type of use,
employee density and operational characteristics. Under a
valet operations program(s), parking attendants would be
staffed to park excess vehicles in drive aisles and related
areas, providing greater vehicle capacity as needed,
particularly during peak parking periods.
The maximum parking ratio established under this Specific
Plan is consistent with the City’s existing policies to allow for
and support reductions in onsite parking requirements for
areas, such as the Specific Plan area, located within 0.25 miles
of BART or Caltrain stations. This Specific Plan establishes
flexible parking option based on tenancy needs and market
conditions through subterranean and above-grade garages,
and limited surface parking throughout the Specific Plan area.
The specific parking strategy as to allocation and location of
parking will be determined through the Precise Plan review
process for each phase. The City encourages reduced parking,
below the maximum parking ratio with the incorporation of
TDM strategies at this site to encourage transit use and
reduction of single-occupancy vehicle commuting.
Phase 1 Parking
Phase 1 parking is anticipated to include structured parking in
Parking Structure D, above-grade parking located within the
Amenities Building (Building 2 as shown in Figure 2-1:
Conceptual Site Plan), and surface parking within the Phase 1
area.
Future Phases Parking
Building construction in future phases will include
development of below-grade and above-grade structured
parking and limited surface parking.
In coordination with the City of South San Francisco, the
Project Applicant(s) shall monitor parking during Phase 1 to
determine how much parking is needed and constructed for
future phases. Precise Plan applications for subsequent phases
following Phase 1 operation shall include information
regarding existing parking demand and usage in order to
evaluate additional on-site parking required and to ensure
that onsite parking remains within the maximum parking ratio
of 1.65 striped spaces per 1,000 square feet and up to 2.0
spaces per 1,000 square feet with incorporation of valet, upon
City review and approval.
Future phases of development should utilize any excess
parking spaces available within the Specific Plan area based on
the results of parking demand and usage analysis for Phase 1.
At buildout of the Specific Plan, Parking Structure C is
envisioned to be up to nine stories in height with both
subterranean and roof level parking providing a maximum of
approximately 3,350 spaces. It is anticipated that Parking
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Structure C may be developed in phases to provide additional
parking within the Specific Plan area; Figure 3-8: Parking
Structure C – Conceptual Construction Phasing depicts
potential phasing. Primary access to Parking Structure C would
be from South Linden Avenue.
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SOUTHLINE SPECIFIC PLAN | 3-27
Figure 3-8: Parking Structure C – Conceptual Construction Phasing
Parking Structure C – Project Buildout
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3.4. Transit Connectivity
The Specific Plan area is uniquely located in close proximity to
public transit, including adjacent to the San Bruno BART
station and the SamTrans Transit Center, which are across
Huntington Avenue to the west of the Plan area. As discussed
in Section 3.2.2 Off-Site Circulation Improvements, proposed
off-site improvements include pedestrian crossings at the new
Southline Avenue / Huntington Avenue intersection, and
pedestrian improvements south on Huntington Avenue
providing enhanced and safer pedestrian and bicycle access to
the San Bruno BART station.
Public bus transit is provided by SamTrans via the SamTrans
Transit Center located at the San Bruno BART station,
approximately 0.5 miles from the Specific Plan area, which
provides bus service throughout San Mateo County and to
Peninsula BART stations, Caltrain stations, the San Francisco
Airport, and downtown San Francisco. Routes include express
buses to the Daly City BART station and Palo Alto Transit
Center, and ECR routes, 140, 141, and 398.
As shown in Figure 3-1: Conceptual On-site Vehicular
Circulation Improvements, mobility hubs will be incorporated
throughout the Specific Plan area to be used for shuttle buses,
ride-share hires (e.g., Uber, Lyft), and/or private vehicle drop-
off / pickup use. Anticipated locations include an area within
the Amenities Building parking area, the Parking Structure
north of Southline Avenue adjacent to Southline Commons,
and on the south side of Southline Avenue, in locations that
do not impede the primary flow of traffic.
It is envisioned that shuttle buses will be managed by the
campus tenants, similar to other transit demand management
programs throughout the City. Separately, a shuttle service
will be provided for service between Southline and the South
San Francisco and/or San Bruno Caltrain stations.
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3.5. Transportation Demand Management
Development within the Specific Plan area will require
preparation and implementation of a transportation demand
management plan (TDM plan), in compliance with Municipal
Code Section 20.400: Transportation Demand Management.
The City’s TDM requirements apply to all nonresidential
development expected to generate 100 or more average daily
trips, based on the Institute of Traffic Engineers (ITE) trip
generation rates or a project seeking a floor area ratio (FAR)
bonus.
As further described in Section 20.400, the purpose of the
TDM plan is to:
Reduce the amount of traffic generated by new
nonresidential development, and the expansion of
existing nonresidential development;
Ensure that expected increases in traffic resulting from
growth in employment opportunities in the City of South
San Francisco are adequately mitigated;
Reduce drive-alone commute trips during peak traffic
periods by using a combination of services, incentives,
and facilities;
Promote the more efficient utilization of existing
transportation facilities and ensure that new
developments are designed in ways to maximize the
potential for alternative transportation usage; and
Establish an ongoing monitoring and enforcement
program to ensure that the desired alternative mode use
percentages are achieved.
The Southline TDM Plan has been prepared in connection with
this Specific Plan. The Southline TDM Plan includes both a
Preliminary TDM Plan (as defined under Municipal Code
Chapter 20.400: Transportation Demand Management) for the
Phase 1 Precise Plan, the first Precise Plan to be processed
under the Southline, along with conceptual TDM measures
anticipated to be utilized for the buildout of the Southline
Specific Plan area. The Southline TDM Plan, inclusive of both
Phase 1 and full buildout, has been designed to achieve a 45-
percent alternative mode-shift consistent with City
requirements for comparable projects proposing a floor area
ratio (FAR) up to 2.5 per Municipal Code Chapter 20.400:
Transportation Demand Management.
The Southline TDM Plan identifies a number of program
measures to improve mobility efficiency. These may include
but are not limited to:
Mobility Hubs – Providing designated areas to accommodate
shuttles, ride-share pickup and drop off zones and/or other
alternative-mobility options for use by tenants and the
general public that promote shared-transit options such as
shuttles, car share, rideshare (e.g., Uber, Lyft, etc.).
Active Transportation – Providing direct, high-quality
pedestrian and bicycle connections between building
entrances, the Centennial Way Trail, and Sneath Lane; and
providing ample bicycle parking spaces in several locations
throughout the Specific Plan area, as well as a bike repair
station in the Amenities Building.
Carpooling & Vanpooling Services – Providing ride-matching
services for carpools and vanpools users thorough 511.org
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and/or other programs; and providing approximately 10% of
vehicle spaces reserved parking spaces for such vehicles.
Caltrain Shuttle Service – Shuttle service to the South San
Francisco and/or San Bruno Caltrain stations may be provided.
Transit Services – Constructing pedestrian improvement along
Huntington Avenue to improve access to the BART station and
SamTrans transit station including wider sidewalks and
crosswalks; installing transit signal priority hardware at the
new Huntington Avenue / Sneath Lane to maintain or improve
transit and shuttle operations.
Reduced Parking and Employee Surveys – Conducting semi-
annual employee commute surveys and reduce on-site
parking by 25% or more, as compared to the typical City of
South San Francisco requirements for comparable projects.
Various TDM Amenities – Providing computer app-based
commute monitoring system, carshare program, flex-time and
telecommuting, guaranteed ride home program, showers and
changing rooms, information boards and kiosks, and TDM
coordinator(s).
Monitoring. As required by the City of South San Francisco’s
Transportation Demand Management Ordinance, a Final TDM
Plan(s) for development within the Specific Plan area will
include requirements for monitoring and auditing the
performance of the measures within the TDM program, which
may be revised or amended as needed to meet the TDM
performance objectives. Implementation of the Final TDM
Plan(s) will be monitored annually and adjusted accordingly.
Leases for all tenants will include provisions regarding the
mandatory TDM measures and appointment of a TDM
coordinator (which may be shared among multiple tenants).
Additional TDM program measures may be implemented as
needed to achieve the required 45 percent alternative mode
shift for the Specific Plan area. These measures may include
TDM amenities as carshare or bikeshare programs, app-based
commute monitoring system, flex-time and telecommuting, or
employer-sponsored mode shift incentives and/or subsidies.
Additional information regarding timing and strategy for
implementation of the Southline TDM across phases of
development within the Specific Plan area is further discussed
in Chapter 6: Implementation.
The Final TDM Plan(s) shall contain the requirements for
monitoring and auditing the performance of the measures
within the TDM program and shall be amended as needed to
meet the performance objectives of the plan.
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SOUTHLINE SPECIFIC | 4-1
4.1. Introduction
Implementation of the Specific Plan will require the
construction of infrastructure and provision of public services
and utilities to serve the Specific Plan area in accordance with
the development program described in Chapter 2: Land Use
Plan & Development Standards. In connection with
development within the Specific Plan area, infrastructure,
services and utilities should be designed to meet the
standards of the City of South San Francisco and other utility
agencies with oversight authority. (See Chapter 6:
Implementation for further discussion.) Infrastructure and
public services addressed in this chapter include water, sewer,
storm drainage, solid waste disposal, and dry utilities.
Table 4-1: Service Providers lists the various service providers
for the Specific Plan area, which are those known to operate
services at the time this Specific Plan was prepared and may
be subject to change.
As shown in Table 4-1: Service Providers, the Specific Plan area
is served by existing storm drainage, sanitary sewer
conveyance systems, and wastewater treatment
infrastructure that are owned, operated, and maintained by
the City of South San Francisco. Potable water infrastructure is
owned, operated, and maintained by the California Water
Service Company (Cal Water). Electric and gas service is
provided by Pacific Gas & Electric.
The Specific Plan area is not in an area supplied with recycled
water, as the City of South San Francisco does not have an
existing or planned recycled water distribution system in
place.
Existing water, sewer, storm drainage, electrical, gas, and
communications utilities are located in public utility
easements throughout and adjacent to the Specific Plan area.
Demolition and rerouting of certain existing infrastructure will
be required as part of implementation of the Specific Plan,
including rerouting/realignment of portions of existing water
and wastewater lines, and undergrounding a portion of the
existing overhead utilities along the immediate street
frontages, as may be conditioned by the City or otherwise
required by the respective utility provider.
This chapter provides a description of the existing major utility infrastructure and the related improvements
needed at build-out of the Specific Plan and the public services required to serve users of the Specific Plan
area.
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Table 4-1: Service Providers
Service Current Provider
Water California Water Service
Company (Cal Water)
Wastewater City of South San Francisco
Storm Drainage City of South San Francisco
Electric Service Pacific Gas & Electric
Gas Service Pacific Gas & Electric
Police Protection City of South San Francisco
Fire Protection City of South San Francisco
Emergency Medical City of South San Francisco
Sequencing of Infrastructure
Specific requirements regarding timing and sizing of
infrastructure will be determined by the City for each phase
during the Precise Plan approval process (see Chapter 6:
Implementation). As each phase of infrastructure is built, it is
anticipated that the constructed public infrastructure will be
dedicated to and accepted by the City of South San Francisco.
4.2.Water Supply
Existing & Future Water Supply
Cal Water owns and operates the existing domestic water
facilities within and around the Specific Plan area. The area is
entirely contained within Cal Water’s South San Francisco
District, which serves the communities of South San Francisco,
Colma, a small portion of Daly City, and an unincorporated
area of San Mateo County known as Broadmoor, which lies
between Colma and Daly City. A significant portion of the
City’s water supply is purchased under contract from the San
Francisco Public Utilities Commission. The remaining is
groundwater derived from wells owned by Cal Water.
The Specific Plan area has Cal Water distribution mains
located in each of the public street frontages. A six-inch cast-
iron main, installed in 1943, provides water service to the
current parcels fronting Tanforan Avenue, Dollar Avenue, and
S. Linden Avenue. A twelve-inch asbestos-cement main,
installed in 1964, provides water service to the current parcels
fronting Maple Avenue. The twelve-inch AC main is also
located within Tanforan Avenue, and supplies the twelve-inch
main, but does not provide water service to those parcels.
There is no public recycled water infrastructure, and no
current plans for it to be provided in the future.
An assessment of the water supply available to serve the
Specific Plan area is described in the Water Supply Assessment
for the Southline Specific Plan (EKI Environment & Water,
Inc.).
Specific Plan Water Infrastructure Improvements
At full buildout, development of the Specific Plan area is
conservatively estimated to use approximately 460,000
gallons per day (515 acre-feet / year [AFY]) for indoor demand
and approximately 18,000 gallons per day (20 AFY) for
irrigation demand for a total water demand of approximately
478,000 gallons per day (533 AFY) (Water Infrastructure
Technical Study, BKF, December 2020).
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In general, existing water facilities are anticipated to be
sufficient to support project buildout. Development within the
Specific Plan area would include construction of certain
limited potable water infrastructure to serve the Specific Plan
area, as shown in Figure 4-1: Conceptual Water Supply
Improvements.
Based on design requirements from Cal Water, it is anticipated
that implementation of the Specific Plan will include
installation of certain new infrastructure to serve the Specific
Plan area, including a new public 12-inch water main from
South Maple Avenue along the entirety of Southline Avenue
to the existing six-inch water line on South Linden Avenue.
This improvement is anticipated to occur as part of Phase 1
development. New service connections from new buildings
within the Specific Plan area to existing water lines are
anticipated to be constructed along Tanforan Avenue, South
Maple Avenue, and South Linden Avenue concurrent with the
construction of each building.
Additionally, a segment of the existing six-inch water main
along South Linden and Dollar Avenues would be relocated to
conform with the proposed realignment of that intersection
and the proposed reconfiguration of the existing at-grade rail
crossing at South Linden Avenue. Other limited infrastructure
improvements may be required based on final design in
coordination with the City and Cal Water.
Currently, the Specific Plan area is not supplied with recycled
water as the City of South San Francisco does not have an
existing or planned recycled water distribution system in
place.
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Figure 4-1: Conceptual Water Supply Improvements
Note: Areas shown outside of the Specific Plan area may be subject to separate review by other agencies.
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4.3.Wastewater
Existing Wastewater
Regulatory Setting
The City of South San Francisco owns and maintains all of its
sanitary sewer systems and infrastructures within the public
rights-of-way. Collected wastewater is conveyed to the South
San Francisco Water Quality Control Plant (WQCP), adjacent to
San Francisco Bay on Colma Creek. The WQCP is jointly owned
by the cities of South San Francisco and San Bruno. The WQCP
provides secondary wastewater treatment for the cities of
South San Francisco, San Bruno, and Colma. It also provides
the dichlorination treatment of chlorinated effluent for the
cities of Burlingame, Millbrae, and the San Francisco
International Airport, prior to discharging the treated
wastewater into San Francisco Bay.
The average dry weather flow through the WQCP is nine
million gallons per day (MGD). Peak wet weather flows can
exceed 60 MGD. The State Water Resources Control Board has
adopted a Waste Discharge Requirements Order which
requires the City of South San Francisco to develop and
implement a Sanitary Sewer Management Plan (SSMP).
The latest City of South San Francisco SSMP, prepared by Batis
Training and Consulting and adopted in June 2014, identifies
ongoing maintenance and system improvements necessary to
maintain the sewer system. The City issued an updated
Preliminary Draft SSMP in February 2020 (Akel Engineering
Group, February 2020) (2020 Draft SSMP). The City anticipates
that the final updated SSMP will be substantially consistent
with the 2020 Draft SSMP. As such, the 2020 Draft SSMP was
used as the basis for wastewater infrastructure capacity
design for this Specific Plan.
Existing Conditions
As identified in the 2020 Draft SSMP, the Specific Plan area is
in Tributary Basin B-9 within the South San Francisco West
Sanitary Sewer System. As shown in Figure 4-2: Conceptual
Wastewater Improvement Plan, wastewater from the Specific
Plan area discharges to existing public sanitary sewer mains in
the adjacent public roadways. These public mains are part of
the Lowrie Trunk system, and drain to the FLS-11 lift station
on Shaw Road, which pumps the wastewater to the WQCP.
The southern portion of the Specific Plan area drains to a 24-
inch vitrified clay pipe (VCP) main in Tanforan Avenue,
identified as LO-P14 in the 2020 Draft SSMP. The northwest
portion of the Specific Plan area drains to an eight-inch VCP in
South Maple Avenue. This main in turn drains to an 18-inch
VCP identified as LO-P12 and LO-P13, which then drains east
to an 18-inch main identified as LO-P14 and then to a 27-inch
main in Lowrie Avenue. The eastern portion of the Specific
Plan area drains north to LO-P14 and then to the 27-inch main
in Lowrie Avenue.
The 2020 Draft SSMP identifies LO-P15 located within
Tanforan Avenue as a segment needing capacity
improvements, and is indicated to be upsized to a 27-inch
main. The next segment downstream, LO-P16, is also
identified to be upsized in the list of 2020 Draft SSMP
recommended capital improvements. Additionally, pump
station LS-11 is indicated to be deficient and requiring a
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capacity upgrades as part of the recommended capital
improvements.
Specific Plan Wastewater Improvements
Buildout of the Specific Plan area will increase
wastewater/sanitary sewer flows to the public sanity sewer
system. There is sufficient capacity at the WQCP to provide
wastewater treatment for the proposed flows from buildout
of the Southline Project. (Sanitary Sewer Technical Study, BKF,
December 2020).
It is anticipated that each building will include at least one
new lateral to connect to existing mains. Wastewater will be
conveyed via both on-site pump stations and gravity flow. All
improvements will be designed and constructed consistent
with City of South San Francisco requirements.
In conformance with the 2020 Draft SSMP, it is anticipated
that several public sewer mains that directly serve the Specific
Plan area will be upsized to account for the additional sanitary
sewer flow generation associated with regional development,
including buildout of the Specific Plan area. These anticipated
improvements are shown in Figure 4-2: Conceptual
Wastewater Improvement Plan.
Phase 1 Usage and Improvements
At full occupancy of Phase 1, sanitary sewer flow generation
during maximum day wet weather flow (worst case) will be
approximately 112,987 gallons per day (GPD) of sanitary
sewer flow, an increase of approximately 83,813 GPD as
compared to existing flows (29,175 GPD) for the Phase 1 area.
Anticipated upgrades to be completed in connection with
Phase 1 include:
Relocation of the existing main associated with the
realignment of Huntington Avenue.
Relocation of a segment of the existing eight-inch
sanitary sewer along South Linden and Dollar Avenues to
conform with the proposed realignment of the
intersection and proposed reconfiguration of the existing
at-grade rail crossing at South Linden Avenue.
Future Phases Usage and Improvements
It is estimated that upon full occupancy at buildout of the
Specific Plan, sanitary sewer flow generation during maximum
day wet weather flow will be approximately 451,360 GPD. This
is an increase of approximately 369,346 GPD over existing
generation of 82,014 GPD at buildout.
Anticipated upgrades to be completed in connection with
future phases include:
Public main upgrades to the northerly portion of South
Maple Avenue (LO-P12) and the public main that runs
from South Maple through an easement to Lowrie
Avenue (LO-P13).
No further improvements, including any modifications to
existing pump stations, are anticipated to be required to serve
the Specific Plan area (Sanitary Sewer Technical Study, BKF,
January 2021). Specific requirements regarding timing and
sizing of this sanity sewer infrastructure will be determined by
the City for each development phase during the Precise Plan
review and approval process (see Chapter 6: Implementation).
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Figure 4-2: Conceptual Wastewater Improvement Plan
Note: Areas shown outside of the Specific Plan area may be subject to separate review by other agencies.
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4.4.Stormwater
Existing Stormwater
Regulatory Setting
The existing storm drainage infrastructure within the Specific
Plan area is owned, operated, and maintained by the City of
South San Francisco. South San Francisco is part of the Colma
Creek watershed within the County of San Mateo’s Colma
Creek Flood Control Zone. The City of South San Francisco
owns and maintains storm drainage infrastructure within the
public rights-of-way, which then discharge to County flood
control facilities. The Specific Plan area is on the boundary
between two South San Francisco drainage watersheds: South
Region (Sub Watershed B) and Lower Region (Sub Watershed
A).
The State of California regulates water quality in the region
through the San Francisco Bay Regional Water Quality Control
Board (RWQCB). The City of South San Francisco is a permittee
of the Municipal Regional NPDES Permit (MRP) administered
by the RWQCB. As a permittee, the City is responsible for
requiring that all qualifying development projects, including
development within the Specific Plan area, comply with the
City’s MRP requirements and other applicable state and local
stormwater and water quality requirements.
The 2016 Storm Drain Master Plan, prepared by Michael Baker
International, identifies existing storm drain facilities within
the City of South San Francisco and provides a comprehensive
long-range plan for implementation and development of
drainage facility improvements.
Existing Conditions
Existing onsite storm drainage systems within the Specific Plan
area convey storm runoff to the adjacent public roadways.
Under existing conditions, the southern portion of the Specific
Plan area drains to a reinforced concrete pipe (RCP) in
Tanforan Avenue. The northwest portion of the Specific Plan
area drains to a culvert in South Maple Avenue. The
northeastern portion of the Specific Plan area drains north via
the roadway gutter in both Dollar Avenue and South Linden
Avenue, as there is no public storm drain infrastructure in
these two roadways. The roadway drains to a culvert that
crosses South Linden Avenue north of the Specific Plan area.
The 2016 Storm Drain Master Plan identifies an existing 42”
RCP within Tanforan Avenue as a storm drain segment to be
improved by installing a parallel 66” RCP. Additional
downstream segments are also identified for capacity
improvements. The 2016 Storm Drain Master Plan does not
note any other deficiencies within the system serving the
Specific Plan area.
Specific Plan Stormwater Improvements
Development within the Specific Plan area shall be required to
comply with the City’s standard development conditions
regarding both stormwater conveyance and water quality, in
addition to any other applicable federal, state and local
requirements regarding stormwater discharge.
As described in the Stormwater Drainage Study Technical
Study (BKF, January 2021), implementation of the Specific Plan
anticipates providing a reduction in the overall peak runoff
from the Specific Plan area by increasing the pervious area
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SOUTHLINE SPECIFIC | 4-9
through new landscaping and permeable areas compared to
existing conditions.
Onsite Stormwater Facilities
As shown in Figure 4-3: Conceptual Storm Drainage
Improvement Plan, site grading and drainage improvements
within the Specific Plan area is anticipated to maintain the
existing drainage basins by creating two drainage areas:
Drainage Area A, which drains to the south, and Drainage Area
B, which drains to the north.
New stormwater facilities associated with Phase 1
development within the Specific Plan will be constructed along
a portion of the new Southline Avenue, and will connect to
the existing 42-inch storm drain that extends along Tanforan
Avenue through a new storm drain line to be installed onsite
and anticipated to be dedicated to the City. Other on-site
stormwater facilities will be constructed concurrent with
project buildout.
Offsite Stormwater Facilities
Implementation of the Specific Plan is anticipated to include
certain offsite storm drainage infrastructure improvements
including new storm drain mains constructed within South
Linden and Dollar Avenue that will connect to the existing box
culvert crossing S. Linden Avenue and the 42” main within
Tanforan Avenue. Subject to approval by other public
agencies, offsite storm drainage infrastructure improvements
are also anticipated to include the realignment of the existing
42” main within Huntington Avenue to conform to the
proposed intersection improvements at Huntington Avenue /
Southline Avenue. Both of these improvements are planned as
part of Phase 1.
As further described in Chapter 6: Implementation, in addition
to the approvals by the City of South San Francisco,
coordination, review, and/or approvals or actions by other
agencies or entities may be required for installation of any
improvements within its jurisdiction.
Stormwater Treatment
Consistent with C.3 requirements in the MRP and the City of
South San Francisco requirements, stormwater runoff from
the Specific Plan area will be treated through Low Impact
Development methods, which may consist of bioretention
basins, flow through planters, pervious permeable pavements,
and other site design features intended to manage
stormwater runoff flows from the Specific Plan area and to
reduce stormwater pollution.
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Figure 4-3: Conceptual Storm Drainage Improvement Plan
Note: Areas shown outside of the Specific Plan area may be subject to separate review by other agencies.
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4.5.Dry Utilities
Existing Dry Utilities
The Pacific Gas and Electric Company (PG&E) currently
provides both electric and gas services to the Specific Plan
area. Electrical infrastructure in the Specific Plan area is
provided overhead on joint poles as well as underground in
joint trench. Natural gas pipelines are below ground in
adjacent public rights-of-way.
Specific Plan Dry Utilities Improvements
Cable, phone, gas and electric infrastructure improvements
will be required to adequately serve development within the
Specific Plan area. These dry utility infrastructure
improvements are anticipated to include undergrounding a
portion of the existing overhead utilities along the immediate
street frontages, as conditioned by the City or otherwise
required by the respective utility provider.
Where feasible and required by the City, new dry utilities
improvements should be located underground and in building
service areas. Above-ground facilities should be screened from
view utilizing landscaping and/or other appropriate screening
methods. The extent and timing of dry utility improvements
will be determined for each development phase as part of the
Precise Plan review (see Chapter 6: Implementation).
4.6. Public Services
Relevant public services include police, fire protection, and
emergency medical services, all of which are provided by the
City of South San Francisco within the Specific Plan area. Any
increased demand on public services associated with
implementation of the Specific Plan will be financed through
development fees and the payment of annual property taxes
associated with new development within the Specific Plan
area.
5
DESIGN GUIDELINES
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5.1. Introduction
The following design guidelines describe and illustrate the
designs, concepts and features intended to promote the high-
quality development that is envisioned for the Specific Plan
area. These design guidelines should be used in conjunction
with the development standards described in Chapter 2: Land
Use Plan & Development Standards, and should be used to
guide the review and approval of subsequent Precise Plans for
development within the Specific Plan area, as described in
Chapter 6: Implementation.
As discussed in Chapter 1: Introduction, a number of the
Specific Plan objectives relate to ensuring high-quality
development including:
Create a commercial campus development with
sophisticated, unified architectural and landscape design
and site planning, resulting in a distinctive campus
identity and strong sense of place.
Create well-designed, flexible buildings and floor plates
that can accommodate a variety of commercial uses over
time to ensure that the Specific Plan is responsive to
market conditions and demands.
Provide well-designed retail and publicly available open
spaces to increase community access to and usage of the
Specific Plan area.
Create new publicly accessible open spaces including
plazas, courtyards, and green spaces within the Specific
Plan area.
Incorporate sustainable and environmentally sensitive
design and equipment, energy conservation features,
water conservation measures and drought-tolerant or
equivalent landscaping, and sustainable stormwater
management features.
This chapter explains the design principles and establishes a set of design guidelines for development within the Specific Plan
area, including site design, building architecture, sustainability, lighting, landscaping, and signage.
Rendering of Building 7
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Specifically, these design guidelines serve the following
functions:
Promote cohesive design and identify for the Southline
campus that respects the Specific Plan area’s industrial
past and reflects the overall character of Lindenville.
Create simple building designs that result in efficient use
of space, materials, and resources while maintaining a
high level of design integrity and authentic architectural
style.
Provide guidelines and recommendations for
development to maintain a high level of community
cohesiveness and unity, while still allowing for flexibility
and phased implementation over time.
Encourage sustainable design solutions that reduce
energy consumption, use water efficiently, and minimize
waste.
Promote walkability and provide opportunities for social
interaction.
These design guidelines are intended to implement the overall
vision of the Specific Plan and relevant Specific Plan
objectives. The design guidelines do not intend to prescribe
one specific design or promote a particular style, rather they
provide guidance for future designers as to the degree of
excellence, innovation, and creative execution expected by
the City of South San Francisco for the design of the Specific
Plan area.
The graphics and images shown are intended to convey the
general concept and possible implementation of the
guidelines, and should not be interpreted as the only design
option. It is not anticipated that each guideline should apply
equally to every component within the Specific Plan area, and
will be interpreted during implementation. When
implementing these design guidelines, the overall objective is
to ensure that development follows the intent and spirit of
the guidelines that it is consistent with the overall vision of the
Specific Plan.
Graphics and photographic images shown herein
are included as a visual reference and should not
be interpreted as the only design solution.
Creative approaches consistent with the design
guidelines of this Specific Plan are encouraged.
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5.2. Sustainability Guidelines
The Southline Campus will incorporate a range sustainability
features intended to reduce energy and greenhouse gas
emissions, promote water conservation, minimize waste and
encourage recycling, and promote employee wellness. These
features are consistent with goals, policies, and programs as
described in the City of South San Francisco’s Climate Action
Plan (2014).
Unless noted otherwise, the following sustainability guidelines
should apply to all phases of Specific Plan implementation:
Transportation
Promote a safe and inviting pedestrian environment,
taking advantage of the Specific Plan areas proximity to
the San Bruno BART station and San Bruno Caltrain
station.
Achieve an alternative mode-shift reduction of 45
percent through the implementation of a TDM program.
See also Section 3.7 Transportation Demand
Management for additional discussion.
Provide mobility hubs designed to accommodate
shuttles and ride-share pickup and drop off zones that
promote shared-transit options such as shuttles, car
share, rideshare, and/or other alternative-mobility
options.
Provide Class II and III bike lanes and routes within the
Specific Plan area that are also connected to existing and
planned off-site bicycle networks. See also Section 3.4
Bicycle Circulation for additional discussion.
Provide electric vehicle charging infrastructure in parking
structures and surface parking for at minimum ten
percent of the parking spaces.
Provide parking in below- and above-ground structures
in lieu of surface parking, thereby minimizing heat island
impacts associated with surface asphalt parking.
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Energy / Greenhouse Gas Emissions
Achieve at minimum LEED Silver (version 4) or equivalent
performance, and CalGreen compliance.
Prioritize and integrate responsive design strategies that
compliment a climate-responsive design.
Achieve at least 10% reduction over American Society of
Heating Refrigerating and Air Conditioning Engineers
(ASHRAE) 90.1-2010 requirements to reduce energy-
related GHG emissions for each building by
implementing energy-efficient measures. Examples
include:
Low energy systems
Displacement ventilation
Heat recovery systems
Efficient mechanical systems and information
technology and equipment such as load scheduling
Energy efficient windows
Additional insulation and external and internal
shade structures
LED lighting and daylighting and occupancy
controls
Efficient space heating and cooling systems
Natural ventilation
Onsite renewable energy use and storage
Require 100% carbon-free electricity be purchased for all
electricity consumption.
Evaluate options to reduce on-site emissions from
construction equipment during the construction phase.
Options include using Tier 4 engines where commercially
available, using grid electric power instead of diesel
generators, and enforcing idling time restrictions for
vehicles on the project site.
As part of ongoing tenant operations, utilize exterior
electrical power infrastructure that support reduced
emissions from maintenance equipment.
Waste Reduction
Maximize diversion of construction and demolition
waste, targeting a 75% diversion rate, consistent with
2025 targets as required by SB 1383.
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As part of ongoing tenant operations, incorporate
extensive recycling and composting facilities to divert
organic materials away from landfills and incorporate
dedicated space and waste collection infrastructure for
batteries, mercury-containing lighting fixtures, and
electronic waste.
Water Conservation
Comply with state and local requirements regarding
efficient water usage for landscaping, including the City’s
adopted Water Efficient Landscape Ordinance.
Utilize native/adaptive and drought-tolerant landscaping
to reduce overall exterior water needs.
Install weather-based irrigation controls, drip irrigation,
rotary spray, targeted hydrozoning, and other efficient
methods for delivering landscape water to reduce
potable water use. See also Section 5.4.9 Landscape
Planting Plan.
Install high-efficiency water fixtures for toilets, urinals,
showerheads and lavatories.
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Design for Employee and Community Wellness
Prioritize wellness as part of the design, development,
and operations of Southline.
Improve the health of tenants, visitors, and the
surrounding community.
Integrate the best management design and operations
strategies that optimize health.
Provide passive open space and public spaces that
provide opportunities for tenant and community
recreation and gatherings.
Provide on-site health and fitness and recreation
amenities for use by building tenants.
Utilize the Southline Commons as a place for employee
and public entertainment, events and programs.
Create flexible and intimate outdoor spaces that provide
personal and small group gatherings for eating and
socializing (e.g. Southline Commons, Southline Retail
Plaza).
Provide a fruit and vegetable garden as part of the
Tanforan Avenue Community Parklet.
Strive to achieve employee wellness Fitwel certification,
or equivalent.
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5.3.Architectural Design Guidelines
These architectural design guidelines describe and illustrate
building designs, concepts, and features meant to promote
the high-quality development that is envisioned for the
Specific Plan area. These design guidelines are to be used in
conjunction with the development standards described in
Chapter 2: Land Use Plan & Development Standards.
Architectural design guidelines apply to commercial buildings,
as described below. This chapter also provides specific
guidelines for the campus parking structure.
Tenanted Buildings
Design considerations for commercial buildings include the
following:
Building Facades
Building design and materials should evoke an Industrial
Modern aesthetic that is sensitive and well suited to the
surrounding architectural vernacular.
Building skin aesthetics should have a variety of exterior
wall and fenestration expression, such as glazed curtain
walls, individual window openings with metal surround,
pilaster aesthetics, articulated mullions and variation of
mullion patterns, metal spandrel and expressed metal
profiles, and parapet caps, etc.
Building Form & Massing
Building massing should have a simple volumetric
geometry that should be broken up via stepping,
indentations, bending and carving out negative spaces to
promote sensitivity to scale, bulk and proportion.
Building forms across the Specific Plan area should have
differences in volumes and shapes to create
architectural variety.
Building forms should create an interesting street edge
by utilizing a variety of fenestration patterns, entries,
and portals.
Building forms should incorporate architectural elements
and building articulation to create pronounced building
entry points such as wall offsets, bay windows, terraces
and awnings, canopies and sunshades, to create visual
cues and interest.
Where appropriate, building corners should be
articulated via inclusion of terraces and variety of skin
treatment.
Roof penthouses and mechanical and/or electrical
equipment screening should complement the rest of the
building form.
Roofing should be of light color or reflective materials,
reducing heat island effect.
Solar roof tiles and/or panels are encouraged,where
feasible.
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Building Materials & Colors
Exterior materials and finishes should be complementary
throughout the Southline campus.
Utilize a variety of high-quality materials to create
architectural interest.
Exterior material cladding should be of high quality,
sophisticated and durable.
Building cladding and glazing colors may differ between
buildings to create variety and identity.
Materials to be considered for use throughout the
Southline campus include but are not limited to:
Cementitious / terracotta tile or glass fiber
reinforced concrete;
High performance glazing (vision and spandrel)
with aluminum mullion system;
Metal panel and metal profiles for canopies, accent
spandrel, accent trims, sunshades, parapet caps
and accent screens; and
Ribbed metal panel and louvers for roof screening.
Building 1 - Southeast View
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Roof Articulation
Mechanical penthouses and roof equipment should be
screened using unified materials throughout the Specific
Plan area. Screening materials should be visually
appealing and well-integrated into the building
architecture.
Building Entrances
Building entries should be located so they have
prominence, visibility and easy access from walkways,
driveways, and/or common areas.
Building entries should utilize an architectural statement
that is different from the rest of the building aesthetics
to enhance importance, wayfinding to the “front door”
and to heighten aesthetic appeal and arrival experience.
Entry canopies should be designed to provide weather
protection. Entry design should be well integrated into
the building architecture.
Transparent materials should be utilized on areas around
entry doors to enhance visual connectivity from exterior
to interior and to promote a welcoming character.
Building 7 - Northwest View
Amenities Building
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Loading / Service Areas and Mechanical Equipment
Service/loading areas, storage areas, trash enclosures,
and mechanical equipment should be screened from
views through a combination of wall, fences and/or
landscaping.
Trash enclosures and mechanical equipment housing
should be compatible with building architecture of the
primary structures, consistent with these Chapter 5
Design Guidelines.
All exterior ground-mounted
equipment – including, but not
limited to, mechanical
equipment, electrical
equipment, emergency
generators, boilers, storage
tanks, risers, electrical conduit,
gas lines, and cellular telephone
facilities – should be screened
from view; wall-mounted
equipment is discouraged.
Building 7 - Service Yard
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Campus Parking Structures
The Specific Plan parking structures – Parking Structure C and
D – are common use facilities anticipated to be shared by
users across the Specific Plan campus, subject to shared
parking agreements as needed. Parking Structure C – located
north of Southline Avenue – is anticipated to include up to
two levels underground and up to nine levels above ground at
full parking structure buildout.Parking Structure D – located
south of Southline Avenue and adjacent to Tanforan Avenue –
is anticipated to include up to six levels above ground. Design
considerations for the campus parking structures include the
following:
Form & Massing
The campus parking structures’ massing should have a
simple and straightforward volumetric geometry.
The campus parking structures’ massing should
incorporate a pronounced entry form expression for
pedestrians, bicyclists, and vehicles.
Stairs and elevator towers should have a distinctive mass
that is distinct from but complementary to the overall
building form.
Facade
The exterior aesthetics of parking structures should
focus on simple lines and fenestration expressions.
The design character should be compatible with that of
the tenanted buildings across the Southline campus.
Where appropriate, stairs and elevator towers should
have an exterior design aesthetic that is articulated to
create a distinctive visual accent.
The exterior appearance of guard walls and rails should
complement the overall campus parking structure form.
Guard rails for the topmost parking tier should have a
slight design variation from that of the lower tiers to
create aesthetic interest in the facade treatment and
help with visual proportion and scale.
Incorporate building materials and/or landscaping to
screen vehicle headlights onto adjacent buildings, where
applicable.
Ground floor openings between pilasters, when required
for security and/or safety, should incorporate screening
that is visually interesting and compatible with the
overall campus parking structure aesthetics.
Roof penthouses and mechanical and/or electrical
equipment walls or screening should complement the
rest of the building form of the campus parking
structures.
Materials &Colors
Exterior materials and finishes should be complementary
throughout the Southline campus.
Utilize a variety of high-quality materials to create
architectural interest.
Exterior material cladding should be of high quality,
sophisticated and durable.
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Building cladding and glazing colors may differ to create
variety and identity.
Materials to be considered for use in the campus parking
structures include but are not limited to:
Painted structural concrete/cement plaster
columns, guard walls, beams and underside of
slabs.
Glass fiber reinforced concrete, metal panels or
cementitious panels, terracotta or stone tile accent
and concrete masonry blocks.
Glazing (vision and spandrel) with aluminum
mullion system.
Metal profiles for canopies and accent trims.
Perforated, special pattern metal, ribbed metal,
accent panel, green screen.
Metal rails or cables.
Parking Structure C
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Vehicular, Bicycle and Pedestrian Entries
The following design guidelines apply to both the tenanted
buildings and the campus parking structures.
Vehicular, bicycle and pedestrian access should be
designed with safety of all users in mind.
Entries to the buildings and campus parking structures
should be located so they have prominence, visibility and
convenient access from campus driveways or common
areas.
Vehicular entries should be articulated with visual
architectural identifiers for ease of way finding.
Pedestrian and bicycle entries should utilize architectural
features or graphics signage that differ from the
surrounding aesthetics to assist with way finding and to
heighten aesthetic appeal and pedestrian/vehicular
arrival experience.
Entry canopies at all buildings should be designed to
provide weather protection and should be well
integrated into the building architecture.
Building entry points should utilize transparent glazing
on areas around entry doors to enhance visual
connectivity from outside to inside and promote a
welcoming character.
Wayfinding signage should be provided to direct vehicles
to on-site parking, including Parking Structures C and D.
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5.4.Landscape and the Public Realm
The public realm within the Specific Plan area includes all
exterior places, linkages and built forms that are physically or
visually accessible to the public. The design guidelines in this
section apply to development components within the public
realm, including streetscapes, pedestrian paths, plazas, and
open space.All publicly accessible open space within the
Specific Plan area will be owned and maintained privately.
Landscape Concept
The landscape elements (including planting, lighting,
hardscape, etc.) within the Specific Plan area should be
designed to reflect a contemporary campus setting that is
compatible with the Industrial Modern building architecture
and aesthetic described above.Figure 5-1: Conceptual
Landscape & Open Space Program illustrates a conceptual
layout for landscape and open space components within the
Specific Plan area.
Opportunities for internal open space within buildings will
include outdoor balconies for all office/life science buildings
and an outdoor terrace for the Amenities Building.
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Figure 5-1: Conceptual Landscape & Open Space Program
Note: Areas shown outside of the Specific Plan area may be subject to separate review by other agencies.
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Landscaping and open space should be designed to create a
distinct visual identity that should be accomplished through
cohesive landscape design of streetscapes, street and outdoor
common area furniture, walls, entry features, plant selection,
distinctive street lighting and directional signage, and other
similar elements.
The landscape design within the Specific Plan area should
create and promote useful, safe, sustainable and unique
outdoor amenities which promote a sense of community and
are integrated with and accessible to the surrounding
community.
The following design guidelines should be considered.
Design useful spaces that have a purpose, such as
outdoor amenity spaces that provide recreation
opportunities, or sustainable plant materials that
provide added functionality within bioretention areas.
Promote safe landscapes that are open, transparent, and
promote pedestrian and bicycle accessibility.
Utilize sustainable hardscape materials which are rich in
color, variation, and texture.
Create a sense of place through integrating visually
appealing materials that are compatible with the
surrounding urban fabric.
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Southline Commons
Southline Commons, an approximately 1.5-acre open space in
the northwestern portion of the Specific Plan area, envisioned
to serve as the publicly-accessible focal point and the social
outdoor gathering space within the Specific Plan area. It will
also provide passive open space that serves as an exterior
amenity for the campus tenants. Anticipated programming for
the Southline Commons is described in Chapter 2: Land Use &
Development Standards.
Design of the Southline Commons should include a variety of
pavers and hardscape elements to create a contemporary and
durable outdoor space; a varied landscape texture, including
shade trees and landscaped berms to create usable edges for
sitting that also serve as green space; and the use of flexible
seating should create gathering spaces for all users and for
different purposes.
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Southline Retail Plaza
The Amenities Building (Building 2 as shown on Figure 2-1:
Conceptual Site Plan) should be set back from the sidewalk
along both Huntington Avenue and Southline Avenue to
create a wide sidewalk and linear plaza that is fully accessible
to the public and is anticipated to be utilized by Campus
tenants and patrons of the ground floor public amenity and
retail area. This setback area is referred to as the Southline
Retail Plaza.
The Southline Retail Plaza is envisioned to incorporate design
amenities that may include but are not limited to:
Moveable seating and tables.
Informal, flexible gathering areas.
Outdoor dining areas.
Awnings and shade coverings.
Planting to soften facades and accent entries.
Unique hardscape materials (e.g. pavers, surface texture
treated concrete) providing interest and a sense of
place.
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Tanforan Avenue Community Parklet
Buildings on the north side of Tanforan Avenue will be set
back by approximately 40 feet from the Tanforan Avenue right
of way to allow for the Tanforan Avenue Community Parklet –
a publicly accessible landscaped area. The Tanforan Avenue
Community Parklet is intended to provide a publicly accessible
outdoor amenity area for Southline employees and the
community, and to create a transition between the Specific
Plan area and the residential neighborhood to the south. The
Tanforan Avenue Community Parklet is anticipated to be
constructed as part of Phase 1 development.
The Tanforan Avenue Community Parklet is envisioned to
include a number of passive and active amenities, such as a
walking path, a children’s play area, a picnic area, a
stormwater demonstration garden, and a fruit and vegetable
garden. Landscaping should include a row of tall trees
adjacent to the tenant building façade to provide a visual
screen between the Specific Plan area and the adjacent
residential neighborhood to the south. Additional landscaping
may include mid-height trees, shrubs, grasses, and ground
covers. The walking path is envisioned as a four- to eight-foot
wide decomposed granite pathway to visually differentiate it
from the sidewalk adjacent to Tanforan Avenue.
Figure 5-2: Conceptual Tanforan Avenue Community Parklet
Site Plan illustrates one possible layout and programming for
this component of the Specific Plan area.
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Figure 5-2: Conceptual Tanforan Avenue Community Parklet Site Plan
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Landscape Gateways
As shown in Figure 5-1: Conceptual Landscape Design, primary
and secondary “gateway” entry points will be incorporated
into the public realm to visually indicate a transition into the
Specific Plan area from the surrounding community.
Gateway landscaping should provide an entry point for way
finding and include complementary signage and lighting for a
cohesive experience. All entries shall be designed to be
accessible, as required by the Americans with Disabilities Act .
Primary Landscape Gateway
As shown in Figure 5-1: Conceptual Landscape Design, the
primary gateway entry point will be on the west side of the
Specific Plan area, at the new intersection of Southline Avenue
at Huntington Avenue.
Primary gateway features should include “Southline”
monument signage and ornamental plant material that is
visually distinct and enduring. Other primary gateway features
may include accent lighting and special hardscape features
such as pavers or surface texture-treated concrete. Design
parameters for the monument sign will be further refined in
the signage application(s)under Municipal Code Chapter
20.360: Signs that will be submitted to the City in connection
with development within the Specific Plan area, as further
described in Chapter 6: Implementation.
The southeast corner of the primary gateway area is
anticipated to include a small terraced area for seating and
planting that will integrate with and complement the
Southline Retail Plaza.
Secondary Landscape Gateway
As shown in Figure 5-1: Conceptual Landscape Design,
secondary gateways into the campus should be located along
various points on the north and south of Southline Avenue.
Secondary gateway features include distinctive landscaping,
accent lighting, and low-profile directional signage to assist
with wayfinding and pedestrian access.
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Landscape Edge
Landscape edges should be generally located along the
perimeter of the Specific Plan area and internally to provide
visual screening, including along Southline Avenue. Where
feasible, landscape buffers should also serve a biofiltration
function for stormwater runoff.
Landscape buffers are envisioned to include the following
design features:
Landscape buffers should be used to visually screen and
soften the perimeter of the Specific Plan area, including
along Southline Avenue.
Landscape buffers should include a combination of
native and/or adaptive trees. They should be
complemented by layered ground plant materials that
are site and microclimate appropriate, including shrubs,
ornamental grasses and groundcovers.
Landscape buffers should include, where feasible,
stormwater treatment areas that are compliant with low
impact development policies, incorporating native
and/or adaptive landscaping that is drought tolerant and
able to handle periods of inundation.
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Lobby Plazas
As shown in Figure 3-3: Conceptual Pedestrian Connectivity
Plan, primary entries and building lobbies should be located at
key main building entries within the Specific Plan area. The
following design guidelines should be considered:
Lobby plazas should face public streets, internal
roadways, or public realm open spaces and provide a
seamless entry sequence into the building.
Lobby plazas should be designed to be in scale with the
building lobby and incorporate an integrated landscape
edge and signage identifying the entries.
When space program allows, entry plazas may include:
Seating areas;
Planting to soften facades and accent entry into
the buildings; and
Unique materials providing interest and a sense of
place.
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Streetscape
The streetscape includes common area elements such as
landscaping, sidewalks and pathways, and transit shuttle
shelters. It also includes exterior lighting and signage. These
features should be considered in context with vehicular,
pedestrian, bicycle, and transit circulation as described in
Chapter 3: Circulation & Mobility.
The following design guidelines should be considered for all
streetscape features including furnishings, exterior lighting
and signage. Specific design parameters for Southline campus
signage will be further refined in the signage application(s)s in
connection with Municipal Code Chapter 20.360: Signs that
will be submitted to the City, as further described in Chapter
6: Implementation.
General
Architectural features and building articulation should be
aesthetically and functionally integrated with the
streetscape design where feasible and practical.
The incorporation of awnings, canopies, and
architectural elements over doorways and windows can
project into the building, sidewalk, and planting zones.
These elements provide protection from the weather
and assist in way-finding for pedestrians.
Adequate soil volume should be provided in all tree
planting spaces to foster healthy root growth for street
trees. Innovative use of subgrade structural elements
and suspended paving is encouraged to provide
sufficient soil volume while accommodating pedestrian
traffic.
The planting spaces around trees can either be entirely
planted, grated, or paved. The planting design strategy
should be consistent within the overall design of the
Specific Plan area.
Incorporate creative stormwater remediation and other
Low Impact Development techniques into the
streetscape where feasible.
Consider both sides of the road, including alignment and
spacing of street trees and parking in all streetscape
designs.
Utilize color concrete, stamped concrete, pavers, or
other materials to visually identify pedestrian cross-
walks.
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Streetscape Furnishings
Streetscape furnishings are an important element of the
streetscape that serve an aesthetic and practical purpose in
establishing the quality and character of a place, and help
contribute to the bike and pedestrian-friendly goals of this
Specific Plan. Amenities may include benches, tables and
chairs, litter and recycling receptacles, fencing, bicycle
parking, and shuttle shelters.
The following design guidelines should be considered for
streetscape furnishings, such as benches, tables and chairs,
litter and recycling receptacles, bicycle parking, and shuttle
shelters. These guidelines also address amenities associated
with outdoor dining. Images shown are for illustrative
purposes only and do not represent one preferred type of
street furnishing.
Locate furnishings outside of pedestrian areas of travel
so as not to impede pedestrian movement.
Removable outdoor dining furnishings should be
coordinated in their design and made of durable high-
quality materials that can withstand constant use and
exposure to the elements.
Umbrellas and outdoor heating devices are permitted in
appropriate areas that accommodate outdoor dining and
gathering.
Use of high-quality free-standing planters that can
withstand harsh weather is encouraged in hardscape
areas.
Bicycle parking should be easily accessible and
identifiable but carefully located to minimize conflicts
with safe pedestrian and vehicle flow.
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SOUTHLINE SPECIFIC PLAN | 5-29
Provide innovative, efficient, and attractive designs for
bike parking areas such as stacked racks or architectural
bike stations that are integrated into the surrounding
environment.
Design of shuttle shelters should be contemporary in
character and incorporate the use of transparent
materials and lighting to make shelters open and safe.
As part of signage approvals(s), wayfinding signage
should be incorporated throughout the Campus to help
direct users to various Campus amenities, including to
mobility hubs and/or shuttle shelters.
Shelters should incorporate informational signage
regarding transit routes and other transportation
options.
Shuttle shelters may be integrated into a building
structure where practical.
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5-30 | SOUTHLINE SPECIFIC PLAN
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SOUTHLINE SPECIFIC PLAN | 5-31
Landscape Planting Guidelines and Plan
As shown in Figure 5-3: Conceptual Planting Plan, the plant
plan for trees, shrubs, and ground covers envisioned for use
within the Specific Plan area is based on the natural and
cultural landscape of the broader San Francisco Peninsula.
Special attention is paid to the distinct microclimates specific
to South San Francisco to create a cohesive, site specific, and
balanced landscape.
Tree Plantings
Implementation of the Specific Plan would result in a
substantial increase in tree plantings in the Specific Plan area
and adjacent off-site improvement areas. In Phase 1, it is
envisioned that 98 existing trees will be removed and 312 new
trees planted. In later phases, an additional 78 existing trees
will be removed and 319 new trees planted. As a result, at full
Project buildout, a total of 176 existing trees will be removed
and 631 new trees will be added for a net gain of
approximately 455 trees.
Street Trees
As shown in Figure 5-3: Conceptual Planting Plan, along both
sides of Southline Avenue and the west side of Maple Avenue
and Huntington Avenue, a mix of Red maple (Acer rubrum)
and Chinese pistache (Pistacia chinensis) should provide
seasonal color and create a distinctive visual boundary to the
campus setting. Interior trees should include a variety of
accent and canopy trees, as well as screen/evergreen trees.
Sustainable Plantings
Plant materials utilized within the Specific Plan area should
conform to the Department of Water Resources “Water Use
Classification of Landscape Species” guide, emphasizing use of
both native and adaptive species of trees, shrubs, and ground
cover. Figure 5-3: Conceptual Planting Plan includes plant
materials that are characterized as “low” to “very low” water
demand, and were chosen for hardiness, functionality, and
aesthetics.
Landscaping within the Specific Plan area should be consistent
with the City’s Water Efficient Landscape Ordinance, Section
20.300.007 of the Municipal Code, to ensure landscape water
conservation.
Parking lots and other potential hardscape “heat islands”
should be mitigated by trees, vegetation, and other landscape
screening/shading devices in order to reduce heating and
cooling energy use; filter air pollution and greenhouse gas
emissions; sequester and store carbon; and help lower the risk
of heat-related illnesses. Likewise, appropriately selected
street trees for local streetscapes should be incorporated to
create shade and accomplish similar energy-saving results
within the Specific Plan area.
Landscape Planting Guidelines
The following design guidelines apply to landscape planting
plan:
Create a design and low maintenance planting plan that
visually enhances the community image that is appealing
and function for both tenants and visitors.
Utilize local, low-water native and/or adaptive plant
materials.
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Employ water conservation measures though use of
drought-tolerant plant material and water conserving
irrigation systems and practices, such as low-flow, water-
efficient spray heads and emitters.
Where practical, drought resistant trees and large shrubs
should be irrigated with a drip system during active
growth periods between November and March when
normal rains are insufficient.
Reinforce the principles of Low Impact Development for
storm drainage, water infiltration and groundwater
recharge.
The plant palette should incorporate drought tolerant
and aesthetically pleasing bioretention plantings
consistent with the City of South San Francisco’s Water
Efficient Landscape Ordinance and Municipal Regional
NPDES Permit C.3 Stormwater guidelines.
Utilize landscaping to screen parking lots, trash
enclosures, delivery areas, equipment buildings, and
other similar elements from public views.
Create a landscape that fosters appropriate public use of
recreation/opens space areas and the streetscape.
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SOUTHLINE SPECIFIC PLAN | 5-33
Figure 5-3a: Conceptual Planting Plan
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Figure 5-3b: Conceptual Planting Plan
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SOUTHLINE SPECIFIC PLAN | 5-35
Exterior Lighting
Exterior lighting in the Specific Plan area should be designed
to help create a safe environment for pedestrians, bicyclists
and vehicles, while avoiding spillover into adjacent areas as
feasible.A conceptual lighting plan for the Specific Plan area is
shown in Figure 5-4: Conceptual Lighting Plan.
Exterior lighting should include building mounted and accent
lighting for signage and lighting in and around buildings.
Lighting sources may also include pathway lighting and
mounted lighted on wayfinding signage. The quality of light
from all fixtures should create a pleasant and safe
environment that encourages pedestrian activity at night.
The following guidelines should be considered for all exterior
lighting:
Lighting fixtures should direct illumination downward to
minimize light impacts on surrounding areas. Up-lighting,
spot-lighting, and decorative color lighting may be
appropriate for prominent buildings, signage,
landscaping, and other features.
Exterior lighting should be unobtrusive and should not
cause excessive glare or spillover into adjacent areas. In
certain areas, it may be appropriate to limit the
luminosity of certain lighting or signage, and/or provide
structural or vegetative screening from sensitive uses.
Wall-mounted lighting fixtures should be compatible
with the architectural style and character of the building.
The color, size, placement, and number of fixtures
should enhance the overall design and character of the
Specific Plan area.
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Pole mounted lights in the streetscape should illuminate
wayfinding signage and vehicle, bicycle and pedestrian
rights of way.
Scale, materials, colors, and design detail of light posts
and fixtures should reflect the desired character of the
Specific Plan area and the architectural style of the
surrounding buildings. Light posts should be
appropriately scaled to pedestrians near sidewalks and
pedestrian pathways.
Bollard lighting is encouraged to illuminate walkways
and gathering spaces, while avoiding spillover into
adjacent areas.
Incorporate site lighting into hardscape elements such as
steps, railings and paving to illuminate the pedestrian
realm.
Exterior building lights should be incorporated into the
overall Southline Campus design and site lighting.
Building entry and security light fixtures selection should
be compatible with the overall Southline Campus
architecture and placement should be coordinated with
building elements.
Energy efficient, low voltage lighting is encouraged.
Decorative and landscape lighting should be low
intensity.
Seasonal (e.g. holidays) lighting strategy should be
considered for prominent pedestrian activity zones, such
as Southline Commons.
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SOUTHLINE SPECIFIC PLAN | 5-37
Figure 5-4: Conceptual Lighting Plan
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Signage
All signage should be designed to complement the innovative
and dynamic architectural design of the Southline Campus.
Signage should be graphically complementary to the
architectural aesthetic and contribute towards a cohesive
Southline Campus environment.
As further discussed in Chapter 6: Implementation,signage
within the Specific Plan area would be implemented through
compliance with Municipal Code Chapter 20.360: Signs, which
includes a Master Sign Program under Section 20.360.010:
Master Sign Program.
The purpose of a Master Sign Program is to provide a method
for an applicant to integrate the design and placement of signs
with the overall development design to achieve a unified
appearance.
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SOUTHLINE SPECIFIC PLAN | 5-39
6
IMPLEMENTATION
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SOUTHLINE SPECIFIC PLAN | 6-1
6.1.Policy
This Specific Plan establishes controlling legislative policies
regarding the development of the Specific Plan area. This
chapter describes the Specific Plan’s administration,
subsequent approvals, amendments, severability and funding
and financing strategy of those legislative policies.
6.2.Administration
This Specific Plan has been prepared in accordance with both
California Government Code Section 65451, which sets forth
the basic content of specific plans, and the Municipal Code
Chapter 20.530: Specific Plans and Plan Amendments.
Development within the Specific Plan area shall be subject to
this Chapter 6: Implementation. The City of South San
Francisco Department of Economic and Community
Development, Planning Division,is primarily responsible for
the administration, implementation, and enforcement of this
Specific Plan. The primary administrator of the Specific Plan is
the Chief Planner of the City of South San Francisco. As used
herein, Chief Planner shall include his/her authorized
designee.
General Plan
This Specific Plan is in conformance with, and implements, the
1999 South San Francisco General Plan (“General Plan”). In
connection with its adoption of the Southline Specific Plan,
the City adopted amendments to the General Plan to reflect
adoption of the Specific Plan, which included an amendment
to General Plan Figure 2-3: Special Area Height Limitations to
increase the building height in the Specific Plan area from 80
feet to 120 feet, consistent with the maximum height
allowances under FAA Part 77 regulations and the San
Francisco International Airport ALUCP’s Critical Aeronautical
Surfaces provisions, and re-designation of a small,
approximately 0.3-acre parcel within the Specific Plan area
from “Park and Recreation” to “Office” to be consistent with
the General Plan designation of the remainder of the Specific
Plan area.
A new 2040 General Plan, “Shape SSF” is currently being
prepared by the City but has not yet been adopted. Based on
the City’s planning efforts to-date, it is anticipated that the
Specific Plan will be consistent with the City’s vision for the
Specific Plan area under the 2040 General Plan. The land use
alternative selected by the City Council in November 2020
would retain a consistent Business & Professional Office
General Plan land use designation for the entire Specific Plan
area, consistent with the current designation.
Municipal Code
In connection with adoption of this Specific Plan, the City
adopted Municipal Code Chapter 20.290: Southline Campus
District, to codify the land use standards of this Specific Plan,
and made conforming edits to the Zoning Map to reflect
This chapter addresses the actions that are necessary to implement the Specific Plan by the City of South San
Francisco, other agencies, and future Project Applicant(s) to achieve the goals and objectives outlined in this
Specific Plan.
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6-2 | SOUTHLINE SPECIFIC PLAN
adoption of the Specific Plan. No other changes to the
Municipal Code are proposed. If there are any inconsistencies
or conflicts between the requirements of the Specific Plan and
the requirements of the Municipal Code or other applicable
City rule, regulation, or policy, the provisions of the Specific
Plan take precedence, control, and govern in the Specific Plan
area.
Any activities regulated by the Municipal Code but not
addressed in the Specific Plan shall be subject to the City
regulations, unless application of those regulations would
frustrate the policy, purpose, or objectives of the Specific Plan.
To the extent any City regulation(s) would frustrate the policy,
purpose, or objectives of the Specific Plan, such regulations
shall not apply.
All references to the Municipal Code in this Specific Plan shall
be to the South San Francisco Municipal Code.
Development within the Specific Plan area shall comply with
all federal, State, and local building codes in force at the time
of building permit for that portion of development, unless
otherwise provided in a Development Agreement to the
extent permitted by law.
Interpretation
The Chief Planner shall have the responsibility to interpret the
provisions of the Specific Plan. If an issue or situation arises
that is not sufficiently provided for in the Specific Plan or is
outside its scope, the Chief Planner shall be guided by the
purpose and intent and the interpretation provisions under
Municipal Code Chapter 20.030: Rules for Construction of
Language.
If ambiguity arises concerning the appropriate use
classification of a particular land use, the Chief Planner shall
have the authority to interpret whether the use is
substantially similar to one or more other uses permitted by
the Specific Plan. If the Chief Planner interprets that the use is
substantially similar to a permitted use, then the use shall be
permitted.
Where the use is not identified in the Specific Plan and there is
no similar use permitted by the Specific Plan, the Chief
Planner shall have the authority to interpret whether the use
is consistent with the purpose and intent of the Specific Plan,
in which case the Chief Planner shall have authority to permit
or conditionally permit the use as appropriate.
Substantial Conformance Review
To attain the highest quality development consistent with the
site plan, design, conditions, and commitments associated
with this Specific Plan, all subsequent development plans shall
be in substantial conformance with the Specific Plan. Prior to
the issuance of permits for development within the Specific
Plan area, the Chief Planner shall review applications for
consistency with the General Plan, substantial conformance
with the Specific Plan, and conformance with other applicable
regulations.
Substantial Conformance Criteria
A proposal for development within the Specific Plan area
“substantially conforms” to the Specific Plan if it substantially
conforms with the requirements in Chapter 2: Land Use Plan &
Development Standards and does not materially conflict with
the guidance in Chapter 3: Circulation & Mobility, Chapter 4:
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SOUTHLINE SPECIFIC PLAN | 6-3
Infrastructure & Public Services and Chapter 5: Design
Guidelines, evaluated in the context of the overall objectives
and vision of this Specific Plan.
Minor Modifications
Without limiting the foregoing provisions regarding
substantial conformance, upon written request by an
applicant, the Chief Planner may approve minor modifications
from the Specific Plan. Minor modifications are those that do
not materially affect the objectives of the Specific Plan and
shall not require an amendment to the Specific Plan. Examples
of minor modifications include the following:
Modifications to the specific location and distribution of
open space, including Southline Commons, throughout
the Specific Plan area as long as equivalent or superior
open space is provided as calculated across the Specific
Plan.
Deviations required to meet applicable health and safety
regulations.
Deviations necessary to respond to unanticipated site
conditions or requirements imposed by other agencies.
This non-exhaustive list is intended by way of example and
shall not preclude the Chief Planner from determining that
other deviations requested by an applicant constitute minor
deviations that do not materially affect the objectives of this
Specific Plan.
Amendments
The Specific Plan may be amended as governed by State Law,
and Chapter 20.530 Specific Plans and Plan Amendments of
the South San Francisco Municipal Code as applicable.
CEQA Review
In compliance with the California Environmental Quality Act
(CEQA), the City has prepared an environmental impact report
(Southline EIR) (SCH No. 2020050452) analyzing the potential
environmental impacts of the development as described in
this Specific Plan, including the proposed off-site
improvements and related infrastructure. The City also
adopted a Mitigation Monitoring and Reporting Program to
require all reasonably feasible mitigation measures be
implemented by means of conditions, agreements, or other
measures in connection with implementation of the Specific
Plan.
The Southline EIR is intended to provide CEQA clearance for
adoption and implementation of the Specific Plan and the
other approvals described in Section 1.8: Project Approvals,
including the proposed off-site improvements and related
infrastructure. The Southline EIR may be relied on by other
agencies, including the City of San Bruno, BART, and other
applicable agencies, for purposes of approving off-site
improvements and related infrastructure development related
to and consistent with the Specific Plan within those agencies’
respective jurisdictions.
Consistent with State law, future discretionary actions
required for development within the Specific Plan area,
including issuance of Precise Plans as described below, are
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6-4 | SOUTHLINE SPECIFIC PLAN
subject to environmental review in compliance with CEQA. It is
intended that the City, and other relevant agencies, will utilize
and rely on the Southline EIR and the Mitigation Monitoring
and Reporting Program in conducting CEQA review for
development within the Specific Plan area.
6.3.Subsequent Approvals – City of South San Francisco
Precise Plans
As set forth in Section 20.530.014 of the City’s Municipal
Code, a specific plan may be implemented through Precise
Plans, which set forth in detail development criteria for
proposed structures and related improvements and their
arrangements on individual parcels; parcel maps, design
review, and sign permits. This section provides the criteria for
issuance of Precise Plans for development within the
Southline Specific Plan area.
Phasing
Implementation of the Southline Specific Plan is anticipated to
occur in several phases, generally as set forth in Section
2.6: Phasing,above. Individual phases of development will be
implemented through Precise Plans, as described in this
Chapter 6. While a phased approach is anticipated to occur,
the Specific Plan does not restrict or otherwise limit
concurrent buildout of the Specific Plan area, subject to
review and approval of Precise Plans and any other necessary
approval(s) as described in this chapter.
Land Use Improvements Prior to Precise Plan Approval
Except as provided here, following the adoption of this
Specific Plan and prior to approval of a Precise Plan(s), no new
development, including any building permit, variance, or
certificate of occupancy shall be issued for any new structure
within the Specific Plan area.
Continued operation of existing uses within the Specific Plan
area shall not require approval of a Precise Plan; regulation of
existing uses within the Specific Plan area should be read in
harmony with the City’s Municipal Code Chapter 20.320:
Nonconforming Uses, Structures and Lots, regarding non-
conforming structures, uses and lots, as applicable.
Additionally, the following activities and City approvals shall
not require prior approval of a Precise Plan as long as the
activities and approvals are in substantial conformance with
the Specific Plan as described in Section 6.2: Phasing, above:
Permits for site preparation within the Specific Plan area,
including but not limited to demolition, grading,
excavation and shoring, and utilities infrastructure
activities.
Permits for development of roadways, circulation
improvements,or other components of infrastructure
identified in the Specific Plan or required to serve the
Specific Plan area (Note that these improvements may
be subject to certain review and approval by other
agencies.).
Actions required in whole or part by a requirement of
any applicable governmental agency.
Interior or minor exterior modifications of existing
buildings which do not alter the nature, character or
intensity of a use.
Modifications to existing landscaping.
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SOUTHLINE SPECIFIC PLAN | 6-5
Signage within the Southline Campus (S-C) District,
including any permitted change in sign copy, that is
included as part of and consistent with an approved Sign
Program, in accordance with Municipal Code Chapter
20.360: Signs.
Temporary uses that are intended to be of limited
duration and that will not permanently alter the
character or physical facilities of the Specific Plan area, in
accordance with Municipal Code Chapter 20.520:
Temporary Use Permits.
Precise Plan Procedures
Submittal of a Precise Plan shall be subject to the following
review procedures:
Filing Fees
A Precise Plan application fee shall be paid for all private
development proposals pursuant to the current Master Fee
Schedule of the City at the time of application or as otherwise
specified in a Development Agreement.
Application
When a Precise Plan is required by the Southline Specific Plan,
the Precise Plan shall be submitted to the Chief Planner. The
Chief Planner shall check the application for completeness and
substantial conformance with the Specific Plan. The Precise
Plan application shall also constitute the Design Review
application as required under Municipal Code Chapter 20.480:
Design Review.
Precise Plan Application Contents
The following information and drawings shall be required for
Precise Plan consideration by the City, which includes all
materials required for Design Review. The Chief Planner may
require either less or additional information as necessary to
meet the intent and purpose of this chapter.
All applicable tentative, final, or parcel maps within the
area covered by the Precise Plan;
A legal and physical description of the development site
within the Specific Plan area including boundaries,
easements, existing topography, natural features,
existing buildings, structures and utilities;
A plot or site plan, drawn to scale which depicts all
proposed on-site improvements and utilities and the
locations of the same in accordance with the standards
established in the Specific Plan and the Municipal Code,
as applicable;
Anticipated vehicle and bicycle parking demand and
usage in order to evaluate the specific parking
requirements for that phase;
A landscape plan drawn to scale which sets forth
information pertinent to the landscape requirements of
the Specific Plan and Municipal Code, Title 20: Zoning, as
applicable;
Grading, drainage, and erosion maintenance plans;
Architectural plans and exterior elevations indicating
profiles, glazing and materials drawn to scale;
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6-6 | SOUTHLINE SPECIFIC PLAN
Scaled drawings of all signs and light standards with
details of height, area, color and materials specific
therein;
Plans for off-site improvements associated with the
Precise Plan application; and
Any other drawings of additional information necessary
for the review authority to review and make its
determination.
Guidelines for Review
In reviewing Precise Plans, the City shall adhere to the
standards set forth in this chapter and shall further attempt to
foster and promote the general character and purposes of the
Specific Plan.
Development within the Specific Plan area is also subject to
Design Review under Municipal Code Chapter 20.480: Design
Review. In conducting its Design Review, the City shall apply
the design guidelines established in Chapter 5: Design
Guidelines and the development standards established in
Chapter 2: Land Use Plan & Development Standards as the
design guidelines and development standards applicable to
development within the Specific Plan area, as well as the
applicable design review criteria in Municipal Code
Section 20.480.006: Design Review Criteria. Design review,
including application of the design review criteria set forth in
Municipal Code Section 20.480.006, shall be conducted in
accordance with Section 6.2.2: Municipal Code and Section
6.2.3: Interpretation, as described above.
Review and Decision
Chief Planner’s Review. The Chief Planner, or his/her
designee, shall review the Precise Plan application, and shall
consult with the staff of affected departments and offices of
the City. Upon completion of review and any necessary
consultations, the Chief Planner shall submit the Precise Plan
application to the Design Review Board for review as
described below. The Chief Planner shall then submit the
Precise Plan application to the Planning Commission and shall
recommend that the Planning Commission approve,
conditionally approve, deny or suggest modifications to the
Precise Plan application.
Review by Design Review Board. Each Precise Plan
application shall be referred to the Design Review Board for
design review as set forth in Municipal Code Chapter 20.480:
Design Review, and as described in this Chapter 6:
Implementation. It is anticipated that the Design Review
process will be concurrent with Precise Plan review as
described herein. The Design Review Board shall forward its
recommendations to the Chief Planner and Planning
Commission.
Review by the Planning Commission. The Planning
Commission shall review the Precise Plan to ensure
consistency with the approved Specific Plan and shall adhere
to the standards set forth in this chapter, in furtherance of the
general character and purposes of the Specific Plan and the
implementing Southline Campus (S-C) District.
Planning Commission Decision. The Planning Commission
shall approve, conditionally approve, deny, or suggest
modifications to the Precise Plan, and any approved
Conditional Use Permit (as applicable) or other approval
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SOUTHLINE SPECIFIC PLAN | 6-7
specified herein (e.g., Design Review, Sign Approval). Any
conditions shall be designed to ensure attainment of the
standards set forth in this chapter.
Mandatory Findings of Approval. The Planning Commission
shall make the following findings before approving or
conditionally approving Design Review:
a) The project proposed in the Precise Plan is consistent
with applicable standards and requirements of
Municipal Code Chapter 20.480: Design Review;
b) The project proposed in the Precise Plan is consistent
with General Plan and any applicable specific plans the
City Council has adopted;
c) The project proposed in the Precise Plan is consistent
with any applicable design guidelines adopted by the
City Council;
d) The project proposed in the Precise Plan is consistent
with any approved tentative map, Use Permit,
variance, or other planning or zoning approval that the
project required; and
e) The project proposed in the Precise Plan is consistent
with applicable design review criteria in Municipal
Code Section 20.480.006: Design Review Criteria,
which are set forth in full in Appendix D: Municipal
Code Section 20.480.006 — Design Review Criteria.
The Planning Commission shall make the following additional
findings before approving or conditionally approving any
Precise Plan:
a) The project proposed in the Precise Plan is consistent
with the General Plan.
b) The project proposed in the Precise Plan is compatible
with the intent and purpose of the Southline Specific
Plan.
c) The proposed Precise Plan is in substantial
conformance with Chapter 2: Land Use Plan &
Development Standards and does not materially
conflict with the guidance in Chapter 3: Circulation &
Mobility, Chapter 4: Infrastructure & Public Services
and Chapter 5: Design Guidelines.
d) The development proposed in the Precise Plan is
consistent with any applicable Development
Agreement.
Effect of Approval. Following approval of Design Review and
the Precise Plan, and any Use Permits (as applicable), no
further permits or approval from the Planning Commission
shall be required for development carried out in substantial
conformity with the Southline Specific Plan, the approved
Precise Plan, any approved Use Permit (as applicable) or other
approval specified herein (e.g., Design Review, Sign Approval),
and any conditions of approval, except that the Chief Planner
shall, in a ministerial capacity, review building permit
applications and perform final inspection to ensure substantial
conformance with the Specific Plan and Precise Plan.
Changes After Approval. If major revisions to an approved
Precise Plan are desired by the applicant, a revised Precise
Plan shall be submitted and processed according to the
procedures established herein for approval of the original
Precise Plan. Any major changes to the phasing approved as
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6-8 | SOUTHLINE SPECIFIC PLAN
part of the Precise Plan shall be subject to approval by the
Planning Commission.
Minor revisions to an approved Precise Plan shall be subject to
approval by the Chief Planner. Without limitation, minor
revisions may include deviations that do not result in any new
or more severe significant impacts than those addressed in
the EIR or related CEQA clearance document prepared for the
Precise Plan, pursuant to the California Environmental Quality
Act. Minor revisions may include, but are not limited to:
Lot line adjustments.
Changes in uses, subject to conformance with Table 2-2:
Land Use Regulations.
Reductions in density, intensity, scale or scope of the
approved development.
Minor additions to density, intensity, scale or scope of
the approved development, assuming those changes to
total square footage of construction are less than 5
percent.
Minor alterations in vehicle circulation patterns or
vehicle access points, and/or parking configuration or
amount.
Minor changes in pedestrian or bicycle facility
alignments or provision of bicycle parking.
Substitutions of comparable open space, landscaping,
architectural materials, lighting, or signage for any such
designs shown on any Precise Plan materials.
Minor variations in the location of structures that do not
substantially alter the design concepts of the project.
Minor variations in the location or installation of utilities
and other infrastructure connections or facilities that do
not substantially alter the design concepts of the project
or conflict with any applicable regulations.
Minor adjustments to the project site diagram.
Notwithstanding the foregoing, the Chief Planner shall have
sole discretion to determine whether a requested revision
constitutes a major or minor revision.
Appeal Procedures. Appeals shall be processed in accordance
with Government Code Sections 65453 - 65454 and Municipal
Code Chapter 20.570: Appeals and Calls for Review.
Expiration of Approval. Unless a time extension is approved,
any approved Precise Plan shall lapse and shall be deemed
void: (a) two years after its effective date if a building permit
has not been issued; or (b) after a longer duration as
otherwise provided in an approved Development Agreement,
as applicable. One-year extensions of the time may be granted
by the Chief Planner upon request made prior to the
expiration date of the permit; multiple successive extensions
may be provided as determined by the Chief Planner. Projects
are subject to the phasing, if any, established for the buildings
within the approved Precise Plan.
Use Permits
Use Permits shall be required for the uses as indicated in Table
2-2: Land Use Regulations. Any such use permits shall be
subject to the requirements as described in Municipal Code
Chapter 20.490: Use Permits, and require separate findings, as
described therein.
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SOUTHLINE SPECIFIC PLAN | 6-9
The Use Permit process applies to uses that are generally
consistent with the purposes of the S-C district but require
special consideration to ensure that they can be designed,
located, and operated in a manner that will not interfere with
the use and enjoyment of surrounding properties.
Other City Approvals
In addition to issuance of Design Review, Precise Plan
approval, and any Conditional Use Permits (as applicable)as
discussed above, development within the Specific Plan area
may require approvals or permits from the City of South San
Francisco, including, but not limited to:
Preliminary and/or Final Transportation Demand
Management Plan approval.
Signage Approval (if not concurrent with Precise Plan
Approval).
Subdivision Map approval for reconfiguration of the
parcels and dedicating public roadways and easements.
Any additional actions or permits deemed necessary to
implement this Specific Plan, including demolition,
grading, foundation, and building permits, public
encroachment permits, any permits or approvals
required for extended construction hours, tree removal
permits, and other additional ministerial actions,
permits, or approvals from the City that may be
required.
Transportation Demand Management Plan Approval
Development within the Specific Plan must be consistent with
Municipal Code Chapter 20.400: Transportation Demand
Management.
As discussed in Section 3.5: Transportation Demand,the
Southline TDM Plan has been prepared and approved in
connection with preparation of this Specific Plan, which
establishes a 45 percent alternative mode requirement. The
Southline TDM Plan serves as the Preliminary TDM Plan (as
defined under Municipal Code Chapter 20.400: Transportation
Demand Management) for the Phase 1 Precise Plan, the first
Precise Plan to be prepared under the Specific Plan,
establishing the required TDM components for Phase 1, and
also includes conceptual TDM measures for the entire
Southline Campus that may be further refined under
subsequent Preliminary TDM Plan(s) established for future
phases. The Southline TDM Plan identifies a number of
program measures intended to achieve this alternative
mode requirement.
As discussed in Section 2.6: Phasing, the Specific Plan may
be implemented in phases over time and the Campus may
be tenanted by multiple commercial tenants. As such, it is
anticipated that multiple Preliminary and Final TDM Plans
will be submitted in connection with implementation of the
Specific Plan.The Final TDM Plan(s) will establish the
specific TDM measures for that phase of development and
will provide for monitoring and compliance with the
alternative mode requirement.Any TDM Plan submitted in
connection with development within the Specific Plan will
be required to achieve the 45 percent alternative mode
6 | IMPLEMENTATION
6-10 | SOUTHLINE SPECIFIC PLAN
requirement. As set forth in Municipal Code Section
20.400.006, a Final TDM Plan shall be submitted in prior to
the approval of building permits for each phase of
development.
Signage Approval
Development within the Specific Plan area is subject to
Municipal Code Chapter 20.360: Signs. It is anticipated that
implementation of signage within the Specific Plan area will
occur through preparation of a Master Sign Program, which
allows for an integrated design and placement of signs within
a project with the overall development design to achieve a
more unified appearance. At the discretion of the applicant,
Master Sign Program applications may be processed
concurrently with a Precise Plan application or may follow
subsequent to Precise Plan approval.
Subdivision Map Approval
A Vesting Tentative Map for a phased development has been
prepared and approved in connection with preparation of this
Specific Plan. Unless otherwise provided in a separate
agreement such as a Development Agreement, prior to
issuance of any building permits for new construction within
the Specific Plan area, a Final Map (or Phased Final Map(s) for
the applicable area) shall be approved, together with a
Subdivision Improvement Agreement, Encroachment and
Maintenance Agreement and/or dedications as appropriate,
and recorded. Subsequent subdivision approvals may be
processed concurrent with or subsequent to Precise Plan
approval in accordance with state law and Title 19
(Subdivisions) of the City’s Municipal Code.
Other Relevant Agencies
In addition to the City of South San Francisco approvals and
permits listed above, it is anticipated that approvals by other
agencies and jurisdictions will be required for off-site
improvements and infrastructure outside of the Specific Plan
area.
City of San Bruno
As shown in Figure 1-1: Project Location, the Specific Plan area
is adjacent to the City of San Bruno. Any off-site
improvements within the City of San Bruno, including the
proposed intersection improvements at Huntington Avenue,
will require coordination with, and review and permit
approval by the City of San Bruno.
Bay Area Rapid Transit (BART)
The Specific Plan area is adjacent to the San Bruno BART
station, which includes the station, and associated parking
structure and pedestrian circulation facilities.Proposed
improvements related to implementation of the Specific Plan
include various pedestrian, vehicular and transit
improvements as described in Section 3.2.2 Off-Site
Circulation Improvements, which may affect area within
BART’s jurisdiction. BART review and approval will be required
for implementation of those improvements within its
jurisdiction.
Peninsula Corridor Joint Powers Board
Off-site improvements will include improvements to the
railroad road grade crossing at South Linden Avenue,which
will require design review and permits from Peninsula
IMPLEMENTATION| 6
SOUTHLINE SPECIFIC PLAN | 6-11
Corridor Joint Powers Board for implementation of those
improvements within its jurisdiction.
SamTrans
Off-site improvements may require relocation or modification
to existing SamTrans bus facilities, including a relocated bus
stop, which may require review and approval by SamTrans for
implementation of those improvements within its jurisdiction.
Federal Aviation Administration and ALUC Review
Preparation and approval of this Specific Plan and related
approvals included review and determination by the ALUC
regarding compatibility of the development proposed under
the Specific Plan with the SFO Airport Land Use Compatibility
Plan. Further compatibility review by the ALUC would be
required for amendments to this Specific Plan resulting in a
qualifying land use change subject to its jurisdiction.
Compliance with FAA Part 77 Regulations (Notification of
Proposed Construction) and ALUCP Critical Aeronautical
Surfaces provisions is required for development within the
Specific Plan area.
Additional review by either agency may be required for
development within the Specific Plan area, as required by law.
Pursuant to Section 11010 of the Business and Professions
Code and ALUCP Policy IP-1, disposition of land within the
Specific Plan area requires real estate disclosures providing
notification of the presence of all existing and planned
airports within two miles of the property.
6.4. Severability
If any section, sub-section, sentence, clause, phrase, part or
portion of this Specific Plan is held to be invalid or
unconstitutional by a final judgment of a court of competent
jurisdiction, such decision does not affect the validity of the
remaining portions of this Specific Plan. This Specific Plan, and
each section, sub-section, sentence, clause, phrase, part or
portion thereof, would have been adopted or passed
irrespective of the fact that any one or more sections, sub-
sections, sentences, clauses, phrases, part, or portion is found
to be invalid. If any provision of this Specific Plan is held
invalid as applied to any person or circumstance, such
invalidity does not affect any application of this Specific Plan
that can be given effect without the invalid application.
6.5. Financing Construction and Maintenance of Public
Improvements
In accordance with California Government Code Section
65451, this section provides information regarding the
financing measures necessary to carry out the Specific Plan.
Implementation of the Specific Plan requires the applicants or
their designee(s) of development within the Specific Plan area
ensure that all on- and off-site infrastructure, facilities, and
improvements necessitated by this Specific Plan are installed,
constructed, and completed prior to or concurrent with
demand for the same, unless otherwise provided in a
Development Agreement or as otherwise required by law.
The improvements contemplated for the Specific Plan area
may consist of facilities for use by the public, as well as for
6 | IMPLEMENTATION
6-12 | SOUTHLINE SPECIFIC PLAN
exclusive use of the property owners and their tenants. Once
constructed, long-term maintenance of improvements will be
required, and the party responsible for maintaining those
improvements may vary depending on whether they are
dedicated for public use or privately owned within the Specific
Plan area and other factors. The Specific Plan’s
implementation will be complemented by these
improvements and directly serve and benefit not only the
Specific Plan area, but also the greater community.
This section identifies potential financing methods that may
be used individually, collectively, or in combination to fund
implementation and maintenance of various improvements
identified in this Specific Plan.
These financing mechanisms are important to ensure the
timely financing of new improvements concurrent with
Specific Plan development. The conceptual Specific Plan
financing mechanisms may include but are not limited to:
Development Impact Fees, Taxes, and Processing Fees;
Community Facilities Districts (CFDs);
Commercial Owners Association; and/or
Other Private Financing
Specific Plan financing mechanisms may also include offers of
dedication, fee dedications, and/or easements; state or
federal block grants, exactions; and/or reimbursement
agreements. In addition, the Specific Plan contemplates the
possible use of emerging financing mechanisms, such as
payment in lieu of tax (“PILOT”) assessments or Property
Assessed Clean Energy (“PACE”) programs.
The financing mechanisms for implementation of this Specific
Plan may be more fully set forth in any Development
Agreements associated with this Specific Plan.
This summary of allowable financing mechanisms is provided
as a guideline; actual implementation of specific financing
mechanisms will be accomplished pursuant to established
procedures, laws, and regulations applicable to such financing
mechanism.
SOUTHLINE SPECIFIC PLAN
Appendix A
Conceptual Site Plan – Office Buildout
CONCEPTUAL SPECIFIC PLAN —OFFICE BUILDOUT | A
SOUTHLINE SPECIFIC PLAN
Conceptual Site Plan Office Buildout
SOUTHLINE SPECIFIC PLAN
Appendix B
Conceptual Site Plan — Life Sciences Buildout
CONCEPTUAL SPECIFIC PLAN — LIFE SCIENCES BUILDOUT | B
SOUTHLINE SPECIFIC PLAN
Conceptual Site Plan – Life Sciences Buildout
SOUTHLINE SPECIFIC PLAN
Appendix C
Conceptual Site Plan — Office / Life Sciences Hybrid Buildout
CONCEPTUAL SPECIFIC PLAN — OFFICE/LIFE SCIENCES HYBRID BUILDOUT | C
SOUTHLINE SPECIFIC PLAN
Conceptual Site Plan – Office / Life Sciences Hybrid Buildout
SOUTHLINE SPECIFIC PLAN
Appendix D
Municipal Code Section 20.480.006 — Design Review Criteria
MUNICIPAL CODE SECTION 20.480.006 – DESIGN REVIEW CRITERIA | D
SOUTHLINE SPECIFIC PLAN
Criteria. When conducting design review, the Design Review Board, Chief Planner, Planning Commission, or City Council shall evaluate applications to ensure
that they satisfy the following criteria, conform to the policies of the General Plan and any applicable specific plan, and are consistent with any other policies or
guidelines the City Council may adopt for this purpose. In contrast to guidelines, which are intentionally generalized to encourage individual creativity, to obtain
design review approval, projects must satisfy these criteria to the extent they apply.
1. The site subject to design review shall be graded and developed with due regard for the natural terrain, aesthetic quality, and landscaping so as not to
impair the environmental quality, value, or stability of the site or the environmental quality or value of improved or unimproved property in the area.
2. A building, structure, or sign shall:
a. Reasonably relate to its site and property in the immediate and adjacent areas;
b. Not be of such poor quality of design as to adversely affect the environmental quality or desirability of the immediate areas or neighboring
areas; and
c. Not unreasonably interfere with the occupancy, environmental quality, or the stability and value of improved or unimproved real property or
have an unreasonable detrimental effect on the health, safety, and general welfare of the community.
3. New additions to existing residential dwellings shall be architecturally compatible with the primary residential unit, with respect to style, massing, roof
pitch, color and materials.
4. A site shall be developed to achieve a harmonious relationship with the area in which it is located and adjacent areas, allowing a reasonable similarity
of style or originality, which does not impair the environmental quality or value of improved or unimproved property or prevent appropriate
development and use of such areas or produce degeneration of properties in such areas with attendant deterioration of conditions affecting the health,
safety, and general welfare of the City.
5. Parking areas shall be designed and developed to buffer surrounding land uses; compliment pedestrian-oriented development; enhance the
environmental quality of the site, including minimizing stormwater run-off and the heat-island effect; and achieve a safe, efficient, and harmonious
development.
6. Open space, pedestrian walks, signs, illumination, and landscaping (including irrigation) shall be designed and developed to enhance the environmental
quality of the site, achieve a safe, efficient, and harmonious development, and accomplish the objectives set forth in the precise plan of design and
design criteria.
7. Electrical and mechanical equipment or works and fixtures and trash storage areas shall be designed and constructed so as not to detract from the
environmental quality of the site. Electrical and mechanical equipment or works and fixtures and trash storage areas shall be concealed by an
appropriate architectural structure which uses colors and materials harmonious with the principal structure, unless a reasonable alternative is identified.
8. Components considered in design review shall include but not be limited to exterior design, materials, textures, colors, means of illumination,
landscaping, irrigation, height, shadow patterns, parking, access, security, safety, and other usual on-site development elements.
SOUTH SAN FRANCISCO GENERAL PLAN
2-6
Table 2.2-1: Standards for Density and Development Intensity
Land Use Designation Minimum Required FAR Residential Density (units/net acre)Maximum Permitted FAR1 Maximum Permitted with Incentives and Bonuses
Units/Net Acre FAR (See Table 2.2-2)
Residential2,3
Low Density -up to 8.0 0.5 10.0 -
Medium Density -8.1-18.0 1.0 22.5 -
High Density -18.1-30.0 -37.5 -
Downtown
Downtown Residential -
Low Density -5.1-15.0 0.7 15.0 -
Medium Density -15.1-25.0 1.25 31.3 -
High Density -20.1-40.0 -50.03 -
Downtown Transit Core 2.0 80.1-100.0 6.0 180.0 8.0
Grand Avenue Core 1.5 14.1-60.0 3.0 80.0/100.0 4.0
Linden Neighborhood Center 2.0 40.1-60.0 3.0 80.0 -
Downtown Residential Core -40.1-80.0 3.0 100.0/125.04 3.254
Office --1.0 -2.55
Commercial
Transit Office/R&D Core 1.5 -1.5-2.5 -3.5
Community Commercial --0.5 --
Business Commercial6 --0.5 -1.05
Hotel --1.2 -2.0
Coastal Commercial6 -----
Retail --0.5 -1.0
Office --1.0 -1.6
Hotel --1.6 -2.2
Mixed Use
El Camino Real Mixed Use7 0.68 up to 60.09 2.510 up to 80.09 3.510
El Camino Real Mixed Use North,
High Intensity
0.611 up to 80 2.0 up to 110 up to 3.0
El Camino Real Mixed Use North,
Medium Intensity
0.611 up to 40 1.5 up to 60 up to 2.5
Industrial
Business and Technology Park --0.5 -1.012
Mixed Industrial --0.4 -0.613
Business Commercial6 --0.5 -10.861/4MileRadius1/4M ile R adius
1 /2 M i le R adius
Encourage developmentsin this area to include
employee-oriented ancillary orcentralized commercial services
Interchange/Intersection Study AreaProposed
Existi n g
Low Density Residential
Medium Density Residential
High Density Residential
Downtown Low Density Residential
Downtown Medium Density Residential
Downtown High Density Residential
Downtown Commercial
Community Commercial
Business Commercial
Coastal Commercial
e
Mixed Industrial
Business and Technology Park
Tr ansportation Center
Public
Park and Recreation
Open Space
Loft Overlay District
Existing Regional/Arterial/Collector
Proposed Street
South SanFranciscoHigh School
SpruceSchool
ParkwayHeightsMiddleSchool
MartinSchool
HillsideSchool
WestboroughMiddle School
SerraVistaSchool(closed)
El CaminoHigh School
PonderosaSchool
SouthwoodSchool
SunshineGardens School
Alta LomaMiddle School
Fox RidgeSchool(closed)
Buri BuriSchool City Hall
Orange MemorialPark
Oyster Point Marina/Park
Marina
Marina
LosCerritosSchool
Colma
San Br uno
Pa cica
San Francisco
In terna tional
Airport
San Bruno Mountain
County Park
San
Fr ancisco
Bay
California Golf
and Country Club
Sign HillPark
San Bruno Canal
Hillsi
d
e
B
l
v
d
Chesnut AveGrand Av
e
Spruce AveSister
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ities
Blvd
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INTE
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Ave
Lowrie AveU.S.HIGHWAY 101U tah Av e
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Grand Ave
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Harbor WayGran dview DrEccles AveFor bes AveL ittle fieldAveHills
i
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11/40
MILES
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10 Acres
2.5 AcresWexford
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SouthSan F ranciscoBAR T
Figure 2-1
Land Use Diagram
El Camino Real Mixed Use
El Camino Real Mixed Use North, High Intensity
El Camino Real Mixed Use North, Medium Intensity
El Camino Real/Chestnut Avenue Area Plan
Downtown Residential Core
Downtown Transit Core
Downtown Station Area Plan
Transit Oce/R&D Core
Linden Neighborhood Center
Linden Commercial Corridor
Grand Avenue Core
1/4 Mile
R
a
d
i
u
s
StationCaltrain
2: LAND USE
2-11
Figure 2-3
Special Area Height Limitations
50 FT
Hill
s
i
d
e
B
l
v
d
Chesnut AveGrand
Ave
Spruce AveSister
Cities
B
l
v
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BayshoreBlvdOyster Point Blvd
GatewayB lvdS
out
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l
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Pa cica
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Ci ty
San francisco
International
Airport
San Bruno Mountain
County Pa rk
San
Francisco
Bay
California Golf
and Country Club
Sign HillPark
San Bruno Canal
Colma Creek
2 00
100
100
100
100
100
200200 200
300
30
0
30
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3 00
400
400
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500
600
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400
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400
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20080 FT
50 FT
50 80 FT
50 FT
80/120
FT
80/120 FT Base Height Limit/
Height Limit with Discretionary Approval
Height Limits
Note: Building height limitations for areas shown on this map shall be as
indicated here, regardless of the underlying use. For areas outside of the areas
shown on this map, building heights shall be in accordance with the
development regulations for the use in the City’s Zoning Ordinance.
For areas subject to airport-related height limitations, building heights
must be in accordance with the limits indicated in the most recently
adopted Comprehensive Airport Land Use Plan.
50 FT
50 FT
50 FT
El Camino Real/Chestnut Avenue Area Plan
See Plan for Height Limitations
Downtown Station Area Plan
See Plan for Height Limitations
45 FT
50 FT
50 FT
65 FT
65 FT 85 FT
85 FT
FAA
60 FT
2: LAND USE
2-37
Hillsi
d
e
Blvd
Chesnut AveGrand
Ave
Spruce AveSister Cities
Blvd
BayshoreBlvdOyster Po int Blvd
GatewayB lvdSouth
Ai
rpo
r
t
Bl
vdLinden AveSanMateoAveE
l
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m
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A
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Li
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East of 101
Oyster Po int
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11/40
MILES
1/2
Source: Ci ty of South San Fr ancisco
Specic Plan Area
East of 101 Area Plan
Re development Area
Figure 2-7
Specific and Area Plans
and Redevelopment Areas
C olma
San Br uno
Pacica
Daly
Ci ty
San Franc isco
Internat ion al
Airport
San Br uno Mount ain
County Pa rk
San
Fr ancisco
Bay
Califor nia Golf
and Count ry Cl ub
Sign HillPark
San Bruno Canal
Colma Creek
2 0 0
100
1 0 0
100
100
100
200200 200
300
300
300
3 0 0
400
4 0 0
400300400
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300300200
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600
700
700
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4 0 0 300
600
500
400
300
200Gateway
Shearwater
Downtown/
Central
El Camino
Downtown/
Central
Downtown/
Central
Downtown/
Central
Gateway
El Camino Real/Chestnut Avenue Area Plan
Downtown Station Area Plan
PHASE 1 PRECISE PLAN PACKAGE -ALTERNATIVE D PUBLIC REVIEW DRAFTC 2022RE- SUBMITTAL DATE 05.06.22
SOUTHLINEC 2022Project Number: 10154.001Phase 1 Precise PlanSubmittal #1 11.01.2019Re-Submittal #2 05.18.2020 Re-Submittal #3 02.08.2021Re-Submittal #4 03.01.2022Re-Submittal #5 05.06.2022SHEET INDEXVICINITY MAPSPROJECTSITEHIGHWAY 101INTERSTATE 380INTERSTATE 280DOLLAR AVEPROJECTSITETANFORAN AVEMAPLE AVEHIGHWAY 101INTERSTATE 380Vicinity Maps & Sheet IndexA1PHASE 1 - PROJECT DATA– – –
TANFORAN AVENUEDOL
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LINDEN AVENUE
MAPLE AVENUEExistingBuilding
ExistingBuildingExistingBuildingExistingBuildingExistingBuildingExistingBuildingExistingBuildingExistingBuildingExistingBuildingExistingBuildingExistingBuildingExistingBuildingSOUTHLINEC 2022Project Number: 10154.001Phase 1 Precise PlanSubmittal #1 11.01.2019Re-Submittal #2 05.18.2020 Re-Submittal #3 02.08.2021Re-Submittal #4 03.01.2022Re-Submittal #5 05.06.2022Existing Site PlanA2
UPBldg 1318,380 sf6 stories+26 FFBldg 7296,620 sf6 stories+24 FFBldg 2 - Amenities69,710 sf1 story above 2 level parking+28 FFMOBILITY HUBRIDE SHAREPSDS+5 levels+23.5 FFFUTUREIMPROVEMENTSNEW ROAD
MAPLE AVE
LINDEN AVETANFORAN AVEDOL
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ECOMMUNITYCENTERFOOD ANDBEVERAGELNEW ROADLLGEN.PARKING29'-4"41'-4"47'-3"71'-1"26'-0"26'-0"62'-2"60'-10"54'-0
"24'-2"`25'-8"30'-0"30'-0"30'-0
"
99'-5"
39'-5"SERVICE YARDSCREEN WALLENTRY PLAZATERRACEDPLAZATANFORAN PARKLETFIRE ACCESS LANEBIKE KIOSKNEW SIDEWALKFIREPUMPGEN.FUTUREEQPT.FUTURESTOR.B1 TRASHB2 TRASHB7 TRASHFIREPUMPFUTURESTOR.FUTUREEQPT.TANFORAN PARKLET4 RIDE SHARE STALLS47'-3"
47'-5"
30'-6"28'-6"FIREACCESSLANEEXISTING PROPERTY LINEAREA OF WORKPROPOSED PARCEL LINESProposed Site Plan (Phase 1 Site Plan)A3SOUTHLINEC 2022Project Number: 10154.001Phase 1 Precise PlanSubmittal #1 11.01.2019Re-Submittal #2 05.18.2020 Re-Submittal #3 02.08.2021Re-Submittal #4 03.01.2022Re-Submittal #5 05.06.2022
PRIMARY ACCESSIBLE FACADE(15'-0" to 30'-0")SECONDARY ACCESSIBLE FACADEFIRE TRUCK LANDING ZONE(26' WIDE MINIMUM)SOUTHLINE SITE PLANFIRE COMMAND ROOMBldg 1:6 storiesBldg 7:6 storiesBldg 2 -Amenities1 Story above 2 level parkingFUTUREIMPROVEMENTSNEW ROADTANFORAN AVEDO
L
L
A
R
A
V
E
LINDEN AVE
MAPLE AVEHUNTINGTON AVENEW ROADPSD:Surface + 5 LevelsUP26'-11"30'-0"47'-6"47'-3"41'-4"8'-3"29'-4"28'-6"24'-2"30'-0"47'-3"47'-5"25'-8"SOUTHLINEC 2022Project Number: 10154.001Phase 1 Precise PlanSubmittal #1 11.01.2019Re-Submittal #2 05.18.2020 Re-Submittal #3 02.08.2021Re-Submittal #4 03.01.2022Re-Submittal #5 05.06.2022Fire Access Site PlanA4
+28.0B1B2B7PS-D+26.0+26.0+24.0+26.0+28.0+23.5SOUTHLINEC 2022Project Number: 10154.001Phase 1 Precise PlanSubmittal #1 11.01.2019Re-Submittal #2 05.18.2020 Re-Submittal #3 02.08.2021Re-Submittal #4 03.01.2022Re-Submittal #5 05.06.2022Conceptual Site SectionsA5North to South Section: Building 1AKey PlanNorth to South Section: Amenities BuildingBWest to East Section: Buildings 1 and 7CWest to East Section: Amenities Building, Building 1, and Parking Structure DD
1617181920KNPRTX16X17X17.8X19X20XDXBXFXGXHJU19.217.219.416.618.317.9X16.3X18.7XB.2X19.7X18LXG.2XF.628'-0"5'-0"14'-8"18'-4"33'-0"31'-0"2'-0"FIRECOMMAND21'-0"27'-1"15'-0"23'-0"7'-0"30'-0"30'-0"8'-0"161'-1"132'-0"33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"16'-6"
214'-6"26'-0"12'-0"5'-0 1/2"30'-0"1'-11 1/2"13'-0 1/2"24'-11 1/2"5'-0 1/2"17'-0 1/2"26'-0"161'-1"STAIR 1VEST.ELECIDFWOMENMENJANSTAIR 2VEST.VEST.STAIR 3IDFELECELECTRICALSUBSTATIONAHUPGEEMERGENCYELECTRICALMPOEDW PUMPROOMLOADINGDOCKLOBBYTENANT SPACEELEV.CONTROLFIRE WATERPUMPGENERATORENCLOSUREENTRY CANOPYABOVECANOPY ABOVEFIRE TANKBELOWSERVICE ELEV.1617181920KNPRTX16X17X17.8X19X20XDXBXFXGXHJU19.217.219.416.618.317.9X16.3X18.7XB.2X19.7X18LXG.2XF.6TENANT SPACESTAIR 1VEST.ELECIDFWOMENMENSTAIR 2VEST.VEST.STAIR 3IDFELECSERVICEELEV.SERVICEELEV. VEST.JAN28'-0"5'-0"14'-8"18'-4"33'-0"31'-0"2'-0"21'-0"27'-1"15'-0"23'-0"7'-0"30'-0"30'-0"8'-0"161'-1"132'-0"33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"16'-6"
214'-6"ENTRY CANOPYBELOWLINE OF FLOOR ABOVE26'-0"12'-0"5'-0 1/2"30'-0"1'-11 1/2"13'-0 1/2"24'-11 1/2"5'-0 1/2"17'-0 1/2"26'-0"161'-1"B1B2B7PSDA6Building 1 Floor Plans - Levels 1 and 212SOUTHLINEC 2022Project Number: 10154.001Phase 1 Precise PlanSubmittal #1 11.01.2019Re-Submittal #2 05.18.2020 Re-Submittal #3 02.08.2021Re-Submittal #4 03.01.2022Re-Submittal #5 05.06.20221" = 20'-0"Building 1: Floor Plan Level 21" = 20'-0"Building 1: Floor Plan Level 1
1617181920KNPRTX16X17X17.8X19X20XDXBXFXGXHJU19.217.219.416.618.317.9X16.3X18.7XB.2X19.7X18LXG.2XF.6TENANT SPACESTAIR 1VEST.ELECIDFWOMENMENSTAIR 2VEST.VEST.STAIR 3IDFELECSERVICEELEV.SERVICEELEV. VEST.JAN28'-0"5'-0"14'-8"18'-4"33'-0"31'-0"2'-0"21'-0"27'-1"15'-0"23'-0"7'-0"30'-0"30'-0"8'-0"161'-1"132'-0"33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"16'-6"
214'-6"BALCONYBALCONY26'-0"12'-0"5'-0 1/2"30'-0"1'-11 1/2"13'-0 1/2"24'-11 1/2"5'-0 1/2"17'-0 1/2"26'-0"161'-1"BALCONY1617181920KNPRTX16X17X17.8X19X20XDXBXFXGXHJU19.217.219.416.618.317.9X16.3X18.7XB.2X19.7X18LXG.2XF.6TENANT SPACESTAIR 1VEST.ELECIDFWOMENMENSTAIR 2VEST.VEST.STAIR 3IDFELECSERVICEELEV.SERVICEELEV. VEST.JAN28'-0"5'-0"14'-8"18'-4"33'-0"31'-0"2'-0"21'-0"27'-1"15'-0"23'-0"7'-0"30'-0"30'-0"8'-0"161'-1"132'-0"33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"16'-6"
214'-6"26'-0"12'-0"5'-0 1/2"30'-0"1'-11 1/2"13'-0 1/2"24'-11 1/2"5'-0 1/2"17'-0 1/2"26'-0"161'-1"B1B2B7PSD12SOUTHLINEC 2022Project Number: 10154.001Phase 1 Precise PlanSubmittal #1 11.01.2019Re-Submittal #2 05.18.2020 Re-Submittal #3 02.08.2021Re-Submittal #4 03.01.2022Re-Submittal #5 05.06.2022A6.1Building 1 Floor Plans - Levels 3 and 41" = 20'-0"Building 1: Floor Plan Level 41" = 20'-0"Building 1: Floor Plan Level 3
1617181920KNPRTX16X17X17.8X19X20XDXBXFXGXHJU19.217.219.416.618.317.9X16.3X18.7XB.2X19.7X18LXG.2XF.6TENANT SPACESTAIR 1VEST.ELECIDFWOMENMENSTAIR 2VEST.VEST.STAIR 3IDFELECSERVICEELEV.SERVICEELEV. VEST.JAN28'-0"5'-0"14'-8"18'-4"33'-0"31'-0"2'-0"21'-0"27'-1"15'-0"23'-0"7'-0"30'-0"30'-0"8'-0"161'-1"132'-0"33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"16'-6"
214'-6"26'-0"12'-0"5'-0 1/2"30'-0"1'-11 1/2"13'-0 1/2"24'-11 1/2"5'-0 1/2"17'-0 1/2"26'-0"161'-1"1617181920KNPRTX16X17X17.8X19X20XDXBXFXGXHJU19.217.219.416.618.317.9X16.3X18.7XB.2X19.7X18LXG.2XF.6TENANT SPACESTAIR 1VEST.ELECIDFWOMENMENSTAIR 2VEST.VEST.STAIR 3IDFELECSERVICEELEV.SERVICEELEV. VEST.JAN28'-0"5'-0"14'-8"18'-4"33'-0"31'-0"2'-0"21'-0"27'-1"15'-0"23'-0"7'-0"30'-0"30'-0"8'-0"161'-1"132'-0"33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"16'-6"
214'-6"26'-0"12'-0"5'-0 1/2"30'-0"1'-11 1/2"13'-0 1/2"24'-11 1/2"5'-0 1/2"17'-0 1/2"26'-0"161'-1"B1B2B7PSDA6.2Building 1 Floor Plans - Levels 5 and 612SOUTHLINEC 2022Project Number: 10154.001Phase 1 Precise PlanSubmittal #1 11.01.2019Re-Submittal #2 05.18.2020 Re-Submittal #3 02.08.2021Re-Submittal #4 03.01.2022Re-Submittal #5 05.06.20221" = 20'-0"Building 1: Floor Plan Level 61" = 20'-0"Building 1: Floor Plan Level 5
1617181920KNPRTX16X17X17.8X19X20XDXBXFXGXHJU19.217.219.416.618.317.9X16.3X18.7XB.2X19.7X18LXG.2XF.628'-0"5'-0"14'-8"18'-4"33'-0"31'-0"2'-0"21'-0"27'-1"15'-0"23'-0"7'-0"30'-0"30'-0"8'-0"161'-1"132'-0"33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"16'-6"
214'-6"MECHANICALPENTHOUSEMECHANICALPENTHOUSEMECHANICALEQUIPMENT AREAMECHANICALEQUIPMENT AREAROOF AREA26'-0"12'-0"5'-0 1/2"30'-0"1'-11 1/2"13'-0 1/2"24'-11 1/2"5'-0 1/2"17'-0 1/2"26'-0"161'-1"EXHUAST STACKS -4' DIAMETER, 3'-8"ABOVE MECH. SCREENB1B2B7PSDA6.3Building 1 Roof Plan1SOUTHLINEC 2022Project Number: 10154.001Phase 1 Precise PlanSubmittal #1 11.01.2019Re-Submittal #2 05.18.2020 Re-Submittal #3 02.08.2021Re-Submittal #4 03.01.2022Re-Submittal #5 05.06.20221" = 20'-0"Building 1:Roof Plan
LNPRTHIGH PERFORMANCE VISION GLASSW/ ALUM. MULLION SYSTEMHIGH PERFORMANCE SPANDREL GLASSW/ ALUM. MULLION SYSTEMXGXFXDXBXB.2METAL PANEL SUNSHADESTYPE 2 - BRONZE COLORTERRA COTTA TILE(RANDOM PATTERN OF3 TEXTURES)TEXTURED ACCENTTERRA COTTA BANDMETAL PANELBRONZE COLORVERTICAL METAL PANEL TRIMBRONZE COLORRIBBED METAL PANELTYPE 1 - BRONZE COLORRIBBED METAL PANELTYPE 2 - BRONZE COLORFLAT BAR RAILINGAT BALCONIESMETAL LOUVERSTYPE 1 - BRONZE COLOREXHAUSTSTACKSUSCREEN FORCOOLING TOWERSPANDREL GLASS W/ ALUM.MULLION SYSTEMTERRA COTTA TILE(RANDOM PATTERN OF 3 TEXTURES)VERTICAL METAL PANEL TRIMBRONZE COLORMETAL PANEL CANOPYBRONZE COLORHIGH PERFORMANCE VISION GLASS TYPE 1W/ ALUM. MULLION SYSTEMHIGH PERFORMANCE SPANDREL GLASSW/ ALUM. MULLION SYSTEMX17X16X16.3X18X18.7X19X20HIGH PERFORMANCE VISION GLASS TYPE 2W/ ALUM. MULLION SYSTEMMETAL SUNSHADESTYPE 1 - BRONZE COLORMETAL PANELBRONZE COLORRIBBED METAL PANELTYPE 1 - BRONZE COLORRIBBED METAL PANELTYPE 2 - BRONZE COLORTEXTURED ACCENTTERRA COTTA BANDX19.7X17.8EXHAUSTSTACKS1" = 20'-0"North Elevation11" = 20'-0"West Elevation212Building 1 Exterior ElevationsA7SOUTHLINEC 2022Project Number: 10154.001Phase 1 Precise PlanSubmittal #1 11.01.2019Re-Submittal #2 05.18.2020 Re-Submittal #3 02.08.2021Re-Submittal #4 03.01.2022Re-Submittal #5 05.06.2022
HIGH PERFORMANCE VISION GLASSW/ ALUM. MULLION SYSTEMHIGH PERFORMANCE SPANDREL GLASSW/ ALUM. MULLION SYSTEM1618192017METAL PANEL SUNSHADESTYPE 2 - BRONZE COLOR19.419.218.317.216.6TERRA COTTA TILE(RANDOM PATTERN OF 3 TEXTURES)TEXTURED ACCENTTERRA COTTA BANDMETAL LOUVERSTYPE 1 - BRONZE COLORRIBBED METAL PANELTYPE 1 - BRONZE COLORRIBBED METAL PANELTYPE 2 - BRONZE COLOR17.9SPANDREL GLASS W/ ALUM.MULLION SYSTEMHIGH PERFORMANCE VISION GLASSW/ ALUM. MULLION SYSTEMHIGH PERFORMANCE SPANDREL GLASSW/ ALUM. MULLION SYSTEMMETAL PANEL SUNSHADESTYPE 2 - BRONZE COLORXDXBJKLNPRTXB.2XFXGXHRIBBED METAL PANELTYPE 1 - BRONZE COLORMETAL LOUVERSTYPE 2 - BRONZE COLORTERRA COTTA TILE(RANDOM PATTERN OF 3 TEXTURES)TEXTURED ACCENTTERRA COTTA BANDMETAL PANELBRONZE COLORVERTICAL METAL PANEL TRIMBRONZE COLORMETAL PANEL CANOPY BRONZE COLORMETAL LOUVERSTYPE 1 - BRONZE COLORRIBBED METAL PANELTYPE 2 - BRONZE COLORROLL-UP DOOR FORTRUCK LOADINGXG.2XF.6U1" = 20'-0"South Elevation11" = 20'-0"East Elevation221Building 1 Exterior ElevationsA7.1SOUTHLINEC 2022Project Number: 10154.001Phase 1 Precise PlanSubmittal #1 11.01.2019Re-Submittal #2 05.18.2020 Re-Submittal #3 02.08.2021Re-Submittal #4 03.01.2022Re-Submittal #5 05.06.2022
S12345678101011111212MQXCXEX1.4X2X3X4X5X6X7X8X9X10UX19N3'-0"COMMUNITYCENTERAGRELEC. ROOMAGRBIKE KIOSKCONFERENCEDININGA.V. /STORAGEVEST.STAGINGTRASH &WASH32'-3"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"12'-4"7'-10"262'-5"
38'-0"48'-6"30'-0"45'-6"
162'-0"16'-8"30'-0"30'-0"30'-0"32'-6"32'-6"32'-6"32'-6"32'-6"32'-6"30'-0"331'-8"32'-6"30'-0"62'-6"44'-0"ENTRY CANOPY ABOVEENTRY CANOPY ABOVEMENWOMENSTAIR 2MPOEENTRY CANOPY ABOVEFOOD AND BEVERAGEPARKING LEVEL 125'-0"30'-6"UPSTAIR 1STAIR 4STAIR 3EMERGENCYPOWERBIKEENCLOSUREDOMESTICWATER PUMPLOBBYB1B7PSDB2A81SOUTHLINEC 2022Project Number: 10154.001Phase 1 Precise PlanSubmittal #1 11.01.2019Re-Submittal #2 05.18.2020 Re-Submittal #3 02.08.2021Re-Submittal #4 03.01.2022Re-Submittal #5 05.06.20221" = 20'-0"Building 2: Floor Plan Level 1Building 2 Floor Plans - Level 1
S12345678101011111212MQXCXEX1.4X2X3X4X5X6X7X8X9X10UX19NSTAIR 1STORAGESTORAGELOBBY38'-0"48'-6"30'-0"45'-6"
162'-0"32'-3"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"12'-4"7'-10"262'-5"16'-8"30'-0"30'-0"30'-0"32'-6"65'-0"32'-6"32'-6"32'-6"30'-0"331'-8"ENTRY CANOPY BELOWOPEN TO BELOWOPEN TO BELOWPARKING LEVEL 2DN.25'-0"
25'-0"30'-2"STAIR 4STAIR 3STAIR 2B1B7PSDB2A8.1Building 2 Floor Plans - Level 21SOUTHLINEC 2022Project Number: 10154.001Phase 1 Precise PlanSubmittal #1 11.01.2019Re-Submittal #2 05.18.2020 Re-Submittal #3 02.08.2021Re-Submittal #4 03.01.2022Re-Submittal #5 05.06.20221" = 20'-0"Building 2: Floor Plan Level 2
UPS12345678101011111212MQXCXEX1.4X2X3X4X5X6X7X8X9UX19NMULTI-SPORTSIMULATORBAR/LOUNGELOBBYSTAIR 1OFF 1OFF 2AGRSTAIR 2BREAKMENSLOCKERSSTEAMLAUNDRYJAN.STEAMBAR LOUNGEBOHMENWOMENMANAGEMENTCONFBREAKWOMENSLOCKERSGROUPEXERCISEYOGASTORAGEYOGAFITNESSTERRACEBAR/LOUNGETERRACE162'-0"
38'-0"48'-6"30'-0"45'-6"16'-8"30'-0"30'-0"30'-0"32'-6"32'-6"32'-6"32'-6"32'-6"32'-6"30'-0"331'-8"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"12'-4"7'-10"230'-2"44'-0"YOGATERRACETURFFUNCTIONALZONESEATINGTRELLIS/CANOPY ABOVEFITNESS AREAEQUIP/COPYMNGROFFICEASSTMNGRTESTINGJAN/STORSTORCOPYSTAIR 5BI-FOLD OPERABLE DOORSTAIR 4STAIR 3YOGAFOYERIDF/ELECB1B7PSDB2A8.2Building 2 Floor Plans - Level 31SOUTHLINEC 2022Project Number: 10154.001Phase 1 Precise PlanSubmittal #1 11.01.2019Re-Submittal #2 05.18.2020 Re-Submittal #3 02.08.2021Re-Submittal #4 03.01.2022Re-Submittal #5 05.06.20221" = 20'-0"Building 2: Floor Plan Level 3
DNS345678101011111212MQXEX2X3X4X5X6X7X8X9X10U9NNORMALPOWERELEC. RMELEVATORMECHMECHANICALEQUIPMENTAREAROOF AREAEXHAUST STACKEMERGENCYPOWERMECHANICALPENTHOUSE242'-3"32'-3"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"32'-6"32'-6"32'-6"32'-6"32'-6"32'-6"30'-0"285'-0"45'-6"30'-0"48'-6"38'-0"
162'-0"STAIR 5LINE OF TERRACE BELOWWATERHEATERB1B7PSDB2A8.3Building 2 Floor Plans - Roof Plan1SOUTHLINEC 2022Project Number: 10154.001Phase 1 Precise PlanSubmittal #1 11.01.2019Re-Submittal #2 05.18.2020 Re-Submittal #3 02.08.2021Re-Submittal #4 03.01.2022Re-Submittal #5 05.06.20221" = 20'-0"Building 2: Roof Plan
USQTEXTURED ACCENTTERRA COTTA BANDRIBBED METAL PANEL(RANDOM PATTERN OF 2 COLORS)HIGH PERFORMANCE VISION GLASS TYPE 1W/ ALUM. MULLION SYSTEMRIBBED METAL PANELTYPE 2 - BRONZE COLORMETAL PANELTYPE 2 - GRAY COLORTERRA COTTA TILE(RANDOM PATTERNOF 3 TEXTURES)PAINTED STEEL CANOPYWITH STANDING SEAM ROOFHIGH PERFORMANCE VISION GLASS TYPE 1W/ ALUM. MULLION SYSTEMTERRA COTTA TILE(RANDOM PATTERNOF 3 TEXTURES)X1X1.4METAL LOUVERSTYPE 2 - BRONZE COLORRIBBED METAL PANELTYPE 2 - BRONZE COLORPAINTED STEELTRELLISHIGH PERFORMANCE SPANDREL GLASSW/ ALUM. MULLION SYSTEMPAINTED STEEL CANOPY WITHSTANDING SEAM ROOFRIBBED METAL PANELTYPE 1 - BRONZE COLORSTEEL STRUCTURE WITHRETRACTIBLE FABRIC CANOPYTEXTURED ACCENTTERRA COTTA BANDMETAL PANELTYPE 2 - GRAY COLORPAINTED STEEL CANOPYW/ STANDING SEAM ROOFHIGH PERFORMANCE VISION GLASS TYPE 2W/ ALUM. MULLION SYSTEMX2X3X4X5X6X7X8X9X10123456789101112TERRA COTTA TILE(RANDOM PATTERNOF 3 TEXTURES)METAL PANEL SUNSHADESTYPE 2 - BRONZE COLORHIGH PERFORMANCE SPANDREL GLASSW/ ALUM. MULLION SYSTEMHIGH PERFORMANCE VISION GLASS TYPE 1W/ ALUM. MULLION SYSTEMRIBBED METAL PANELTYPE 2 - BRONZE COLORPERFORATED METAL PANEL(2 COLORS)TEXTURED ACCENTTERRA COTTA BANDRIBBED METAL PANEL(RANDOM PATTERN OF 2 COLORS)METAL PANELTYPE 2 - GRAY COLORMETAL PANEL CANOPYTYPE 2 - BRONZE COLORRIBBED METAL PANELTYPE 1 - BRONZE COLORUSQMPERFORATED METAL PANEL(2 COLORS)TEXTURED ACCENTTERRA COTTA BANDRIBBED METAL PANELTYPE 1 - BRONZE COLORHIGH PERFORMANCE SPANDREL GLASSW/ ALUM. MULLION SYSTEMHIGH PERFORMANCE VISION GLASS TYPE 1W/ ALUM. MULLION SYSTEMTERRA COTTA TILE(RANDOM PATTERNOF 3 TEXTURES)RIBBED METAL PANELTYPE 2 - BRONZE COLORRIBBED METAL PANEL(RANDOM PATTERN OF 2 COLORS)SOUTHLINEC 2022Project Number: 10154.001Phase 1 Precise PlanSubmittal #1 11.01.2019Re-Submittal #2 05.18.2020 Re-Submittal #3 02.08.2021Re-Submittal #4 03.01.2022Re-Submittal #5 05.06.20221" = 20'-0"North Elevation11" = 20'-0"West Elevation31" = 20'-0"South Elevation21" = 20'-0"East Elevation44231Building 2 Amenities Exterior ElevationsA9
FEACDEFY1Y2Y2.9Y423456789CBCDCECFB1CB.7CAB.3E.7C.2C.8C.7CA.11.1Y335'-4"30'-4"6"24'-2"33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"12'-0"30'-0"30'-0"9'-0"
6'-0"
21'-0"9'-0"30'-0"12'-0"2'-9"2'-0"31'-0"19'-9 1/2"30'-0"15'-0"30'-8"41'-10"2'-0"LOBBYFIRECOMMANDSTAIR 2VEST.ELECWOMENMENIDFSTAIR 1VESTELECMPOESTAIR 3VESTIDFELEC GENSWITCHBOARD RMLOADING DOCKELEV.CONTROLWATERPUMP RMPG&EELECTRANSFORMER RMAHUTRASHENCLOSUREGENERATORFIRE WATERPUMPTENANT SPACE90'-4"198'-0"139'-3 1/2"161'-9"SERVICEELEV.ENTRY CANOPY ABOVEJANFIRE TANKBELOWB1B2B7PSDA10Building 7 Floor Plans - Level 11SOUTHLINEC 2022Project Number: 10154.001Phase 1 Precise PlanSubmittal #1 11.01.2019Re-Submittal #2 05.18.2020 Re-Submittal #3 02.08.2021Re-Submittal #4 03.01.2022Re-Submittal #5 05.06.20221" = 20'-0"Building 7: Floor Plan Level 1
FE
A
C
D
E
F
Y1
Y2
Y2.9
Y4
2
3 4 5 6 7 8 9
CB
CD
CE
CF
B
1
CB.7
CA
B.3
E.7
C.2
C.8
C.7
CA.1
1.1
Y3
30'-4"
6"24'-2"
33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"12'-0"30'-0"30'-0"9'-0"6'-0"21'-0"9'-0"30'-0"12'-0"2'-9"2'-0"
31'-0"19'-9 1/2"30'-0"15'-0"30'-8"41'-10"2'-0"90'-4"
198'-0"139'-3 1/2"161'-9"VEST.
ELEC
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MENIDF
STAIR 1 VEST
ELEC
VESTIDF
TENANT SPACE SERVICE
ELEV.
BALCONY
BALCONY
STAIR 3
35'-4"
JAN
SERVICE
ELEV. VEST.
STAIR 2
A
C
D
E
F
Y1
Y2
Y2.9
Y4
2
3 4 5 6 7 8 9
CB
CD
CE
CF
B
1
CB.7
CA
B.3
E.7
C.2
C.8
C.7
CA.1
1.1
Y3
35'-4"
30'-4"
6"24'-2"
33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"12'-0"30'-0"30'-0"9'-0"6'-0"21'-0"9'-0"30'-0"12'-0"2'-9"2'-0"
31'-0"19'-9 1/2"30'-0"15'-0"30'-8"41'-10"2'-0"90'-4"
198'-0"139'-3 1/2"161'-9"VEST.
ELEC
WOMEN
MENIDF
STAIR 1 VEST
ELEC
VESTIDF
TENANT SPACE
ENTRY CANOPY BELOW
STAIR 3
JAN
SERVICE
ELEV.
SERVICE
ELEV. VEST.
STAIR 2
B1
B2 PSD
B7
A10.1Building 7 Floor Plans - Levels 2 and 3
2
1
SOUTHLINE
C 2022
Project Number: 10154.001
Phase 1 Precise Plan
Submittal #1 11.01.2019
Re-Submittal #2 05.18.2020
Re-Submittal #3 02.08.2021
Re-Submittal #4 03.01.2022
Re-Submittal #5 05.06.2022
1" = 20'-0"
Building 7: Floor Plan Level 3
1" = 20'-0"
Building 7: Floor Plan Level 2
A
C
D
E
F
Y1
Y2
Y2.9
Y4
2
3 4 5 6 7 8 9
CB
CD
CE
CF
B
1
CB.7
CA
B.3
E.7
C.2
C.8
C.7
CA.1
1.1
Y3
30'-4"
6"24'-2"
33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"12'-0"30'-0"30'-0"9'-0"6'-0"21'-0"9'-0"30'-0"12'-0"2'-9"2'-0"31'-0"19'-9 1/2"30'-0"15'-0"30'-8"41'-10"2'-0"90'-4"
198'-0"139'-3 1/2"161'-9"VEST.
ELEC
WOMEN
MENIDF
STAIR 1 VEST
ELEC
VESTIDF
TENANT SPACE
35'-4"
STAIR 3
JAN
SERVICE
ELEV.
SERVICE
ELEV. VEST.
STAIR 2
A
C
D
E
F
Y1
Y2
Y2.9
Y4
2
3 4 5 6 7 8 9
CB
CD
CE
CF
B
1
CB.7
CA
B.3
E.7
C.2
C.8
C.7
CA.1
1.1
Y3
30'-4"
6"24'-2"
33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"12'-0"30'-0"30'-0"9'-0"6'-0"21'-0"9'-0"30'-0"12'-0"2'-9"2'-0"31'-0"19'-9 1/2"30'-0"15'-0"30'-8"41'-10"2'-0"90'-4"
198'-0"139'-3 1/2"161'-9"VEST.
ELEC
WOMEN
MENIDF
STAIR 1 VEST
ELEC
VESTIDF
TENANT SPACE
ELEV.
35'-4"
STAIR 3
SERVICE
ELEV.
SERVICE
ELEV. VEST.
STAIR 2
B1
B2
B7
PSD
A10.2Building 7 Floor Plans - Levels 4 and 5
2
1
SOUTHLINE
C 2022
Project Number: 10154.001
Phase 1 Precise Plan
Submittal #1 11.01.2019
Re-Submittal #2 05.18.2020
Re-Submittal #3 02.08.2021
Re-Submittal #4 03.01.2022
Re-Submittal #5 05.06.2022
1" = 20'-0"
Building 7: Floor Plan Level 5
1" = 20'-0"
Building 7: Floor Plan Level 4
ACDEFY1Y2Y2.9Y423456789CBCDCECFB1CB.7CAB.3E.7C.2C.8C.7CA.11.1Y330'-4"6"24'-2"33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"12'-0"30'-0"30'-0"9'-0"
6'-0"
21'-0"9'-0"30'-0"12'-0"2'-9"2'-0"31'-0"19'-9 1/2"30'-0"15'-0"30'-8"41'-10"2'-0"90'-4"198'-0"139'-3 1/2"161'-9"VEST.ELECWOMENMENIDFSTAIR 1VESTELECVESTIDFTENANT SPACE35'-4"STAIR 3SERVICEELEV.SERVICEELEV. VEST.STAIR 2ACDEFY1Y2Y2.9Y423456789CBCDCECFB1CB.7CAB.3E.7C.2C.8C.7CA.11.1Y330'-4"6"24'-2"33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"12'-0"30'-0"30'-0"9'-0"
6'-0"
21'-0"9'-0"30'-0"12'-0"2'-9"2'-0"31'-0"19'-9 1/2"30'-0"15'-0"30'-8"41'-10"2'-0"90'-4"198'-0"139'-3 1/2"161'-9"35'-4"EXHAUST STACKS -4' DIAMETER, 3'-8"ABOVE MECH. SCREENMECHANICAL PENTHOUSEMECHANICALEQUIPMENT AREAB1B2B7PSDA10.3Building 7 Floor Plans - Level 6 and Roof Level12SOUTHLINEC 2022Project Number: 10154.001Phase 1 Precise PlanSubmittal #1 11.01.2019Re-Submittal #2 05.18.2020 Re-Submittal #3 02.08.2021Re-Submittal #4 03.01.2022Re-Submittal #5 05.06.20221" = 20'-0"Building 7: Roof Plan1" = 20'-0"Building 7: Floor Plan Level 6
SPANDREL GLASS W/ ALUM.MULLION SYSTEMCFCECDCB.7CBCA.1METAL PANEL SUNSHADESTYPE 2 - BRONZE COLORCAHIGH PERFORMANCE VISION GLASS TYPE 1W/ ALUM. MULLION SYSTEMTERRA COTTA TILE(RANDOM PATTERN OF 3 TEXTURES)METAL LOUVERSTYPE 1 - BRONZE COLORTEXTURED ACCENTTERRA COTTA BANDMETAL PANEL CANOPYBRONZE COLORMETAL LOUVERSTYPE 2 - BRONZE COLORSPANDREL GLASS W/ ALUM.MULLION SYSTEM9METAL PANELBRONZE COLORVERTICAL METAL PANEL TRIMBRONZE COLORMETAL PANEL CANOPYBRONZE COLORTERRA COTTA TILE(RANDOM PATTERNOF 3 TEXTURES)TEXTURED ACCENTTERRA COTTA BANDMETAL LOUVERSTYPE 1 - BRONZE COLORMETAL SUNSHADESTYPE 1 - BRONZE COLORRIBBED METAL PANELTYPE 1 - BRONZE COLORRIBBED METAL PANELTYPE 2 - BRONZE COLORHIGH PERFORMANCE VISION GLASS TYPE 1W/ ALUM. MULLION SYSTEMHIGH PERFORMANCE SPANDREL GLASSW/ ALUM. MULLION SYSTEMHIGH PERFORMANCE VISION GLASS TYPE 2W/ ALUM. MULLION SYSTEMFLAT BAR RAILINGAT BALCONY876543Y4Y3Y2.9Y2Y1SOUTHLINEC 2022Project Number: 10154.001Phase 1 Precise PlanSubmittal #1 11.01.2019Re-Submittal #2 05.18.2020 Re-Submittal #3 02.08.2021Re-Submittal #4 03.01.2022Re-Submittal #5 05.06.20221" = 20'-0"North Elevation21" = 20'-0"West Elevation121Building 7 Exterior ElevationsA11
ABB.3DCEFC.2C.8E.7HIGH PERFORMANCE VISION GLASS TYPE 1W/ ALUM. MULLION SYSTEMHIGH PERFORMANCE SPANDREL GLASSW/ ALUM. MULLION SYSTEMRIBBED METAL PANELTYPE 1 - BRONZE COLORTERRA COTTA TILE(RANDOM PATTERN OF 3 TEXTURES)TEXTURED ACCENTTERRA COTTA BANDMETAL LOUVERSTYPE 1 - BRONZE COLORRIBBED METAL PANELTYPE 2 - BRONZE COLORMETAL PANEL SUNSHADESTYPE 2 - BRONZE COLOREXHAUST STACKSC.7METAL PANEL SUNSHADESTYPE 2 - BRONZE COLORSPANDREL GLASS W/ ALUM.MULLION SYSTEMHIGH PERFORMANCE VISION GLASS TYPE 1W/ ALUM. MULLION SYSTEMHIGH PERFORMANCE SPANDRELGLASS W/ ALUM. MULLION SYSTEM8769RIBBED METAL PANELTYPE 1 - BRONZE COLORRIBBED METAL PANELTYPE 2 - BRONZE COLORMETAL PANELBRONZE COLORTERRA COTTA TILE(PATTERN OF 3 TEXTURES)METAL LOUVERSTYPE 1 - BRONZE COLORVERTICAL METAL PANEL TRIMBRONZE COLORMETAL ROLL-UP DOORBRONZE COLORTEXTURED ACCENTTERRA COTTA BANDEXHAUST STACKS54321.11SCREEN FORCOOLING TOWERSOUTHLINEC 2022Project Number: 10154.001Phase 1 Precise PlanSubmittal #1 11.01.2019Re-Submittal #2 05.18.2020 Re-Submittal #3 02.08.2021Re-Submittal #4 03.01.2022Re-Submittal #5 05.06.20221" = 20'-0"South Elevation21" = 20'-0"East Elevation1Building 7 Exterior ElevationsA11.121
PS-DB1B2B7ELECSTAIR 1ELEV.STAIR 2BIKEENCLOSUREMPOEFIRE PUMPRM.STORAGETRANSFORMER63'-0"63'-0"67'-0"193'-0"18'-0"29'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"29'-0"18'-0"328'-0"27'-0"18'-0"45'-0"ELEC. RM.UPSLOPE 5.5%18'
-
0
"
18'
-
0
"
18'
-
0
"
18'
-
0
"
18'
-
0
"
18'
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18'
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0
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18'
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0
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18'
-
0
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162'
-
0
"2 STORYVOLUMELINE OFLEVEL 2ABOVE25'-0"27'-0"25'-0"25'-0"25'-0"B1 TRASHENCLOSUREGAG1GBGCGDG2G3G4G5G6G7G8G9G10G11G12G13G15G16G17X2X3G18XJXIXHXGXFXEXDXCXBXAG14X1FIRE COMMANDRM.ELEV. CTRL.RM.SCREEN WALL18'-0"29'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"29'-0"18'-0"328'-0"18'-0"29'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"29'-0"18'-0"328'-0"18'
-
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162'
-
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"ELECSTAIR 1ELEV.STAIR 2UPDOWNSLOPE 5.5%SLOPE 5.51%OPENTOBELOW25'-0"25'-0"
25'-0"
25'-0"25'-0"15'-0"ONEWAY63'-0"63'-0"67'-0"
193'-0"LINE OFLEVEL 2ABOVE27'-0"18'-0"45'-0"GAG1GBGCGDG2G3G4G5G6G7G8G9G10G11G12G13G15G16G17X2X3G18XJXIXHXGXFXEXDXCXBXAG14X1LOCATION FORGRAPHICS(LEVELS 2-6)LOCATION FORGRAPHICS(LEVELS 2-6)18'-0"29'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"29'-0"18'-0"328'-0"18'-0"29'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"29'-0"18'-0"328'-0"18'
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162'
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"STAIR 1ELEV.STAIR 2UPDOWNSLOPE 5.5%SLOPE 5.5%63'-0"63'-0"67'-0"193'-0"25'-0"25'-0"25'-0"25'-0"25'-0"27'-0"18'-0"45'-0"GAG1GBGCGDG2G3G4G5G6G7G8G9G10G11G12G13G15G16G17X2X3G18XJXIXHXGXFXEXDXCXBXAG14X1ELECLINE OFLEVEL BELOWLOCATION FORGRAPHICS(LEVELS 2-6)LOCATION FORGRAPHICS(LEVELS 2-6)18'-0"29'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"29'-0"18'-0"328'-0"18'-0"29'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"29'-0"18'-0"328'-0"18'
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162'
-
0
"STAIR 1ELEV.STAIR 2UPDOWNSLOPE 5.5%SLOPE 5.5%63'-0"63'-0"67'-0"
193'-0"25'-0"25'-0"
25'-0"
25'-0"25'-0"27'-0"18'-0"45'-0"GAG1GBGCGDG2G3G4G5G6G7G8G9G10G11G12G13G15G16G17X2X3G18XJXIXHXGXFXEXDXCXBXAG14X1ELECLOCATION FORGRAPHICS(LEVELS 2-6)LOCATION FORGRAPHICS(LEVELS 2-6)SOUTHLINEC 2022Project Number: 10154.001Phase 1 Precise PlanSubmittal #1 11.01.2019Re-Submittal #2 05.18.2020 Re-Submittal #3 02.08.2021Re-Submittal #4 03.01.2022Re-Submittal #5 05.06.20223Parking Structure D Floor Plans - Levels 1 to 4A12PS-D: Surface Level1PS-D: Level 22PS-D: Level 3PS-D: Level 44
PS-DB1B2B718'-0"29'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"29'-0"18'-0"328'-0"18'-0"29'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"29'-0"18'-0"328'-0"18'
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162'
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"STAIR 1ELEV.STAIR 2UPDOWNSLOPE 5.5%SLOPE 5.5%63'-0"63'-0"67'-0"193'-0"25'-0"25'-0"25'-0"25'-0"25'-0"27'-0"18'-0"45'-0"GAG1GBGCGDG2G3G4G5G6G7G8G9G10G11G12G13G15G16G17X2X3G18XJXIXHXGXFXEXDXCXBXAG14X1ELECLOCATION FORGRAPHICS(LEVELS 2-6)LOCATION FORGRAPHICS(LEVELS 2-6)18'-0"29'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"18'-0"29'-0"18'-0"328'-0"18'
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"STAIR 263'-0"63'-0"67'-0"
193'-0"
25'-0"
25'-0"
25'-0"25'-0"26'-0"27'-0"18'-0"45'-0"GAG1GBGCGDG2G3G4G5G6G7G8G9G10G11G12G13G15G16G17X2X3G18XJXIXHXGXFXEXDXCXBXAG14X1DOWNSLOPE 5.5%LOCATION FORGRAPHICS(LEVELS 2-6)LOCATION FORGRAPHICS(LEVELS 2-6)STAIR 1ELEV.PS-D: Level 51SOUTHLINEC 2022Project Number: 10154.001Phase 1 Precise PlanSubmittal #1 11.01.2019Re-Submittal #2 05.18.2020 Re-Submittal #3 02.08.2021Re-Submittal #4 03.01.2022Re-Submittal #5 05.06.2022Parking Structure D Floor Plans - Levels 5 and 6A12.1PS-D: Level 62
G2G3G4G5G6G7G8G9G10G11G12G13G14G15G16G17G18VISION AND SPANDREL GLASSIN CURTAIN WALL SYSTEMMETAL ACCENT FINSTERRA COTTA TILE,(RANDOM PATTERN OF 3 TEXTURES)ACCENT TEXTURED PAINTED CONCRETETO MATCH TERRA COTTAPANELS AT OFFICE BUILDINGSGARAGEENTRANCE/ EXITGARAGEENTRANCE/ EXITLIGHT GRAY TEXTUREDPAINTED CONCRETEDARK GRAY TEXTUREDPAINTED CONCRETEGREEN SCREENGRAY TEXTUREDPAINTED CONCRETEG1TERRA COTTA TILE,(RANDOM PATTERN OF 3 TEXTURES)XAXBXCXDXEXFXGXHXIXJACCENT TEXTURED PAINTED CONCRETETO MATCH TERRA COTTAPANELS AT OFFICE BUILDINGSPERFORATED METAL PANELS(COLOR TO MATCH PERFORATEDPANELS AT AMENITIES BUILDING)CABLERAILRIBBED PERFORATED METAL PANEL(RANDOM PATTERN OF 2 COLORS)LIGHT GRAY TEXTUREDPAINTED CONCRETEGREEN SCREENGDGCGBGATERRA COTTA TILE(RANDOM PATTERN OF3 TEXTURES)ACCENT TEXTURED PAINTED CONCRETETO MATCH TERRA COTTAPANELS AT OFFICE BUILDINGSLIGHT GRAY TEXTUREDPAINTED CONCRETEDARK GRAY TEXTUREDPAINTED CONCRETERIBBED PERFORATED METAL PANEL(RANDOM PATTERN OF 2 COLORS)CABLERAILPERFORATED METAL PANELS(COLOR TO MATCH PERFORATEDPANELS AT AMENITIES BUILDING)CMU WALL(RANDOM PATTERNOF 3 TEXTURES)2 STORY VOLUME FORBUILDING 1 LOADINGTRUCK TURNINGGRAY TEXTUREDPAINTED CONCRETEG15G14G13G12G11G10G9G8G7G6G5G4G3G1GRAY TEXTUREDPAINTED CONCRETEACCENT TEXTURED PAINTED CONCRETETO MATCH TERRA COTTAPANELS AT OFFICE BUILDINGSCABLERAILRIBBED PERFORATED METAL PANEL(RANDOM PATTERN OF 2 COLORS)LIGHT GRAY TEXTUREDPAINTED CONCRETEPERFORATED METAL PANELS(COLOR TO MATCH PERFORATED PANELS ATAMENITIES BUILDING)GREEN SCREENCMU WALL(RANDOM PATTERNOF 3 TEXTURES)LOCATION FORGRAPHICSDARK GRAY TEXTUREDPAINTED CONCRETEG2SERVICE SCREENWALLSOUTHLINEC 2022Project Number: 10154.001Phase 1 Precise PlanSubmittal #1 11.01.2019Re-Submittal #2 05.18.2020 Re-Submittal #3 02.08.2021Re-Submittal #4 03.01.2022Re-Submittal #5 05.06.20221" = 20'-0"North Elevation11" = 20'-0"East Elevation31Parking Structure D Exterior ElevationsA1341" = 20'-0"South Elevation21" = 20'-0"West Elevation432
TYP.TYP.TYP.TYP.AA1ST FLOOR2ND FLOOR3RD FLOOR4TH FLOOR5TH FLOOR6TH FLOORROOFMETAL TRIMAROUND WINDOWMETAL PANEL SUNSHADESTYPE 2 - BRONZE COLOR13' CEILING11' CEILING, TYP.TERRA COTTA TILE(RANDOM PATTERN OF3 TEXTURES)BBLOBBYMETAL PANEL CANOPYBRONZE COLOR1ST FLOOR3RD FLOOR4TH FLOOR5TH FLOOR6TH FLOORROOF11' CEILING, TYP.CCTYP.METAL PANEL HORIZONTAL TRIMTYPE 1 - BRONZE METALMETAL PANEL SUNSHADESTYPE 2 - BRONZE METALTYP.TYP.TYP.1ST FLOOR2ND FLOOR3RD FLOOR4TH FLOOR5TH FLOOR6TH FLOORROOF13' CEILING11' CEILING, TYP.TYP.TERRA COTTA TILE(RANDOM PATTERN OF3 TEXTURES)RIBBED METAL PANELTYPE 2 - BRONZE COLORSOUTHLINEC 2022Project Number: 10154.001Phase 1 Precise PlanSubmittal #1 11.01.2019Re-Submittal #2 05.18.2020 Re-Submittal #3 02.08.2021Re-Submittal #4 03.01.2022Re-Submittal #5 05.06.2022Typical wall section A-A1Typical wall section B-B2Typical wall section C-C3Typical Wall Sections Buildings 1 and 7A14AACBBCB1B7AABBCC
AA2ND LEVEL3RD LEVELROOF1ST LEVELMETAL PANELTYPE 2 - GRAY COLORSTEEL STRUCTURE W/RETRACTIBLE FABRI CANOPYPAINTED STEEL CANOPY W/STANDING SEAM ROOF2ND LEVEL3RD LEVELROOF1ST LEVELBBPAINTED STEEL CANOPY W/STANDING SEAM ROOFMETAL LOUVERSTYPE 2 - BRONZE COLORTERRA COTTA TILE(RANDOM PATTERN OF3 TEXTURES)CC2ND LEVEL3RD LEVELROOF1ST LEVELTERRA COTTA TILE(RANDOM PATTERN OF3 TEXTURES)RIBBED METAL PANEL(RANDOM PATTERN OF 2 COLORS)RIBBED METAL PANELTYPE 1 - BRONZE COLORRIBBED METAL PANELTYPE 2 - BRONZE COLORPERFORATED METAL PANEL(2 COLORS)SOUTHLINEC 2022Project Number: 10154.001Phase 1 Precise PlanSubmittal #1 11.01.2019Re-Submittal #2 05.18.2020 Re-Submittal #3 02.08.2021Re-Submittal #4 03.01.2022Re-Submittal #5 05.06.2022Typical wall section A-A1Typical wall section B-B2Typical wall section C-C3Typical Wall Sections Building 2A14.1AACCBB
METAL PARAPET CAPCMU (RANDOM PATTERNOF 3 TEXTURES)PS-DB1B2B7METAL PARAPET CAPGREENSCREENPANELCMU (RANDOM PATTERNOF 3 TEXTURES)2x METAL TUBE(BRONZE COLOR TOMATCH BLDG)BUILDING 1FIRE PUMPGENERATORENCLOSUREBUILDING 1METAL PARAPET CAPCMU (RANDOM PATTERNOF 3 TEXTURES)METAL LOUVERSCMU (RANDOM PATTERNOF 3 TEXTURES)GREENSCREEN PANELMETAL PARAPET CAP2x METAL TUBE(BRONZE COLOR TOMATCH BLDG)METAL PARAPET CAPCMU (RANDOM PATTERNOF 3 TEXTURES)GREENSCREENPANEL2x METAL TUBE(BRONZE COLOR TOMATCH BLDG)BUILDING 1TRASHENCLOSUREPARKING STRUCTURE DSOUTHLINEC 2022Project Number: 10154.001Phase 1 Precise PlanSubmittal #1 11.01.2019Re-Submittal #2 05.18.2020 Re-Submittal #3 02.08.2021Re-Submittal #4 03.01.2022Re-Submittal #5 05.06.2022Building 1: Service Yard Enlarged Plan1Building 1 Service Yard Plan and ElevationsA1536Building 1: Service Yard East Elevation4Building 1: Service Yard West Elevation3Building 1: Service Yard North Elevation554Building 1: Service Yard South Elevation6Building 1: Service Yard Section AA7AABuilding 1: Trash Enclosure Enlarged Plan2
PS-DB1B2B7CMU (RANDOMPATTERN OF 3TEXTURES)METALPARAPETCAPMETAL PARAPET CAP2x METAL TUBE(BRONZE COLOR TO MATCH BLDG)GREENSCREEN PANELLOUVERED GATECMU (RANDOM PATTERN OF3 TEXTURES)TRASHENCLOSUREGENERATORENCLOSUREBUILDING 7FIRE PUMPMETAL PARAPET CAPMETAL LOUVERSCMU (RANDOM PATTERN OF3 TEXTURES)METAL PARAPET CAPGREENSCREEN PANELCMU (RANDOM PATTERN OF3 TEXTURES)BUILDING 7GREENSCREEN PANELCMU (RANDOM PATTERN OF3 TEXTURES)2x METAL TUBE(BRONZE COLOR TO MATCH BLDG)METALPARAPET CAPSOUTHLINEC 2022Project Number: 10154.001Phase 1 Precise PlanSubmittal #1 11.01.2019Re-Submittal #2 05.18.2020 Re-Submittal #3 02.08.2021Re-Submittal #4 03.01.2022Re-Submittal #5 05.06.2022Building 7: Service Yard Enlarged Plan1Building 7 Service Yard Plan and ElevationsA16Building 7: Service Yard East Elevation3Building 7: Service Yard North Elevation65346ABuilding 7: Service Yard West Elevation4Building 7: Section AA2ABuilding 7: Service Yard South Elevation5
BALEDCARDBOARDBALEDCARDBOARD2 CYCOMPOSTBINLOOSERECYCLE4 CY BINRECYCLEPAPER4 CYBINWASTE4 CYBINWASTECOMPACTORCOMPOSTCOMPACTORCARDBOARDBALERRECYCLE PAPERCOMPACTORPS-DB1B2B7BALEDCARDBOARDRECYCLE3 CY BINRECYCLECOMPACTORCOMPOST2 CY BINCARDBOARD BALERWASTE4 CY BINRECYCLEPAPER4 CY BINRECYCLECOMPACTORWASTECOMPACTORBALEDCARDBOARDRECYCLEPAPER4 CYBINWASTE4 CYBIN1/2 CY CART1/2 CY CARTCARDBOARDBALERCOMPOST3 CYBINRECYCLE3 CY BINRECYCLECOMPACTORBALEDCARDBOARDBALEDCARDBOARDSOUTHLINEC 2022Project Number: 10154.001Phase 1 Precise PlanSubmittal #1 11.01.2019Re-Submittal #2 05.18.2020 Re-Submittal #3 02.08.2021Re-Submittal #4 03.01.2022Re-Submittal #5 05.06.2022Building 1: Trash Enclosure Plan1Enlarged Trash Enclosure PlansA17Building 2: Trash Enclosure Plan2Building 7: Trash Enclosure Plan3312
MATCHLINESEESHEETC2.2
MATCHLINESEESHEETC2.1MATCH LINE SEE SHEET C2.3
MATCH LINE SEE SHEET C2.2
MATCHLINESEESHEETC4.2
MATCHLINESEESHEETC4.1
MATCHLINESEESHEETC5.2
MATCHLINESEESHEETC5.1
TYPE 2 BIORETENTION AREATYPE 1 BIORETENTION AREA
DRAINAGE AREA
DESIGNATION
PROPOSED IMPERVIOUS
DRAINAGE AREA
(SF)
TREATMENT
METHOD
PONDING
DEPTH
(INCHES)
REQUIRED
TREATMENT AREA
(SF)
PROVIDED
TREATMENT AREA
(SF)
EXCESS TREATMENT
AREA
(SF)
TREATMENT AREA
DESIGNATION
R-1 55,126 Bioretention Area 6 1,654 1,877 223 T2
P-1 8,352 Bioretention Area 6 251 687 436 T1
P-2 3,355 Bioretention Area 6 101 436 336 T1
R-2 27,020 Bioretention Area 6 811 918 107 T8
P-3 11,722 Bioretention Area 6 352 382 31 T3
R-3 33,775 Bioretention Area 6 1,013 1,071 58 T5
R-4 10,544 Bioretention Area 6 316 937 621 T10
P-4 4,858 Self-Retaining 6 2,429 ---
R-5 15,831 Bioretention Area 6 475 621 146 T10
P-5 1,884 Self-Retaining 6 942 ---
R-6 21,108 Bioretention Area 6 633 642 8 T11
P-6 1,813 Self-Retaining 6 906 ---
R-7 13,576 Bioretention Area 6 407 438 31 T12
P-7 4,102 Self-Retaining N/A 2,051 ---
R-8 6,788 Bioretention Area 6 204 239 35 T14
P-8 5,669 Self-Retaining N/A 2,835 ---
R-9 40,730 Bioretention Area 6 1,222 1,803 581 T13
P-9 11,757 Bioretention Area 6 353 1,290 937 T10
P-10 10,956 Bioretention Area 6 329 330 1 T7
P-11 4,848 Self-Retaining N/A 2,424 ---
P-12 346 Self-Retaining N/A 173 ---
P-13 1,025 Self-Retaining N/A 513 ---
R-14 5,531 Bioretention Area 6 166 262 96 T4
P-14 20,282 Bioretention Area 6 608 1,250 642 T11
P-15 8,026 Bioretention Area 6 241 679 438 T12
RW-1 29,691 Bioretention Area 6 1,188 1,347 159 T16
RW-2 115,656 Bioretention Area 6 4,626 4,668 42 T11
RW-3 21,223 In-lieu by RW-3 N/A 849 1,347 498 T16
STORMWATER TREATMENT TABLE
LLDNLBldg 1318,380 sf6 stories+26 FFBldg 7296,620 sf6 stories+24 FFBldg 2 - Amenities69,710 sf1 story above 2 level parking+28 FFMOBILITY HUBRIDE SHAREPSDS+5 levels+23.5 FFSOUTHLINEC 2022Project Number: 10154.001Phase 1 Precise PlanSubmittal #1 11.01.2019Re-Submittal #2 05.18.2020 Re-Submittal #3 02.08.2021Re-Submittal #4 03.01.2022Re-Submittal #5 05.06.2022KEY NOTES:SOUTHLINE PLAZALOBBY PLAZAGRAND STAIRSGENERAL NOTES:FIRE LANESERVICE AREACOMMUNITY PICNIC AREACOMMUNITY KIDS PLAY AREAL1CONCEPTUAL LANDSCAPE PLANPROPOSED TREE LISTREFER TO GRAPHIC PACKAGE FOR ADDITIONAL IMAGERY AND ALL STREET SECTIONS.SHEET NOTES:DOL
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A
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A
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E
N
U
E
N. LINDEN AVENUETANFORAN AVENUEMAPLE AVENUE
STORMWATER DEMONSTRATION GARDENBIORETENTION AREABIORETENTION AREANEW ROADTANFORAN AVENUEGAMING AREA W/ SHADE SAIL STRUCTUREN. LINDEN AVENUENEW ROADHUNTINGTON AVE.HUNTINGTON AVE.
UPSOUTHLINEC 2022Project Number: 10154.001Phase 1 Precise PlanSubmittal #1 11.01.2019Re-Submittal #2 05.18.2020 Re-Submittal #3 02.08.2021Re-Submittal #4 03.01.2022Re-Submittal #5 05.06.2022SOUTHLINE PLAZA AND PROJECT FRONTAGE ENLARGEMENT PLANL2.2KEY NOTES:GRAND STAIRS W/ BANDING EXTEND INTO LANDSCAPESOUTHLINE PLAZAPUBLIC SIDEWALKBIKE LANEPUBLIC CROSSWALKOUTDOOR DINING, TYP.LANDSCAPE STRIPENEW ROADCONCRETE SEAT WALL W/ WOOD BENCHSHRUB & GROUNDCOVERSHEET NOTES:BLDG 2 - AmenitiesSERVICE AREABIORETENTION AREAFUTURE MONUMENT SIGNAGE W/ ENHANCED LANDSCAPE PALETTETREE GRATE, TYP.REFER TO GRAPHIC PACKAGE FOR ADDITIONAL IMAGERY AND ALL STREET SECTIONS.BIORETENTION AREATANFORAN AVEHUNTINGTON AVE.MAPLE AVE.
ACER BUERGERIANUM
SUMMER
MAGNOLIA SOULANGEANA
ACCENT - SUMMER
MAGNOLIA SOULANGEANA
ACCENT - SPRING
CERCIS OCCIDENTALIS
ACCENT
ARBUTUS ‘MARINA’
EVERGREEN | ACCENT GINKGO BILOBA ‘PRINCETON SENTRY’
SUMMER
GINKGO BILOBA ‘PRINCETON SENTRY’
FALL
LOPHOSTEMON CONFERTUS
STREET TREE | EVERGREEN | SCREEN PINUS CANARIENSIS
EVERGREEN | SCREEN ULMUS PARVIFOLIA
CANOPY | SEMI-EVERGREEN
POPULUS FREMONTII
CANOPY
EUCALYPTUS CITRIODORA
SCREEN
PHORMIUM ‘JUBILEE’ RHAMNUS CALIFORNICA RHAMNUS ALATERNUS
ACHILLEA MILLEFOLIUM CEANOTHUS G. H. ‘DIAMOND HEIGHT’CEANOTHUS G. H. ‘YANKEE POINT’ROSA ‘FLOWER CARPET’
COLEONEMA PULCHRUM CORREA SPECIES DIETES BICOLOR HEMEROCALLIS SPECIES PHORMIUM ‘DARK DELIGHT’
CALAMAGROSTIS A. ‘KARL FOERSTER’CALAMAGROSTIS BRACHYTRICHA CAREX TUMULICOLA CHONDROPETALUM TECTORUM
JUNCUS PATENS LEYMUS C. ‘CANYON PRINCE’BIORETENTION PLANTING
TREE PALETTE
SHRUB AND GROUNDCOVER PALETTE
MISCANTHUS S. ‘ADAGIO’ MUHLENBERGIA CAPILLARIS PENNISETUM RUBRUM DISTICTIS BUCCINATORIA TRACHELOSPERMUM JASMINOIDES
OLEA EUROPAEA ‘SWAN HILL’
EVERGREEN | ACCENT
ACER BUERGERIANUM
FALL
CONCRETE PAVING
MOVABLE TABLES & CHAIRS OPTION
BENCH
BIKE RACKSMOVABLE TABLES & CHAIRS OPTION
PICNIC TABLE
CONCRETE UNIT PAVERS
DG PAVING
PAVING PALETTE
RETAIL AND LOBBY PLAZA FURNITURE
VEGGIE GARDEN COMMUNITY GARDEN FURNITURE
CONCRETE SEAT WALL W/ WOOD BENCH CONCRETE WALL W/ STAGGERED
BOARD FORM FINISH PRE-FAB TRANSIT HUB SHELTER
RAISED PLANTER WIRE MESH FENCE
UPFOOD SERVICESTAIR 1102STAIR 1VEST.101241 SFFC ROOM123WOMEN105MEN106STAIR 3111DW PUMPROOM116OPENOFFICE124STAIR 2108IDF113IDF104ELEC. RM103STAIR 3VEST.110JANITOR107GENERATORENCLOSURE1S102ELEV.BELEV.ALOBBY100ELEV.EELEV.CELEV.DELECTRICALSUBSTATION120PGE119EMERGENCYELECTRICAL118MPOE117FIRE WATERPUMP1S103STAIR 2VEST.109ELEC. RM112ELEVATORCONTROLROOM114LOADINGDOCK115AHU126LOADINGDOCK125ELECTRANSFORMERRM123PG&E ELECRM104WATERPUMP RM108ELEC GENSWITCHBOARD RM124ELEC.117MPOE112ELEVCTR RM.126IDF116STAIR 3VEST114STAIR 3113STAIR 1VEST103STAIR 1102LOBBY100ELEC109MEN'SRESTROOM140WOMEN'SRESTROOM135WOMEN'SSHOWER131MEN'SSHOWER141FIRECOMMANDRM107STAIR 2110ELEV AELEV BELEV DELEV CELEV AELEV BELEV DELEV CELEV AELEV BELEV DELEV CGENERATORENCLOSURE120FIRE PUMPROOM118OPENOFFICE101STAIR 2VEST.111AHU ROOM150TRASHENCLOSURE121FIRE TANK ROOMBELOWIDF105FUTUREGENERATORENCLOSURE706EBldg 1318,380 sf6 stories+26 FFBldg 7296,620 sf6 stories+24 FFBldg 2 - Amenities69,710 sf1 story above 2 level parking+28 FFMOBILITY HUBRIDE SHAREPSDS+5 levels+23.5 FFTANFORAN AVE.TANFORAN AVE.DOL
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.
DOLLAR AVE.NEW ROADNEW ROAD
N. LINDEN AVE.N. LINDEN AVE.S. MAPLE AVE.HUNTINGTON AVE.HUNTINGTON AVE.HUNTINGTON AVE.UPFOOD SERVICESTAIR 1102STAIR 1VEST.101241 SFFC ROOM123WOMEN105MEN106STAIR 3111DW PUMPROOM116OPENOFFICE124STAIR 2108IDF113IDF104ELEC. RM103STAIR 3VEST.110JANITOR107GENERATORENCLOSURE1S102ELEV.BELEV.ALOBBY100ELEV.EELEV.CELEV.DELECTRICALSUBSTATION120PGE119EMERGENCYELECTRICAL118MPOE117FIRE WATERPUMP1S103STAIR 2VEST.109ELEC. RM112ELEVATORCONTROLROOM114LOADINGDOCK115AHU126LOADINGDOCK125ELECTRANSFORMERRM123PG&E ELECRM104WATERPUMP RM108ELEC GENSWITCHBOARD RM124ELEC.117MPOE112ELEVCTR RM.126IDF116STAIR 3VEST114STAIR 3113STAIR 1VEST103STAIR 1102LOBBY100ELEC109MEN'SRESTROOM140WOMEN'SRESTROOM135WOMEN'SSHOWER131MEN'SSHOWER141FIRECOMMANDRM107STAIR 2110ELEV AELEV BELEV DELEV CELEV AELEV BELEV DELEV CELEV AELEV BELEV DELEV CGENERATORENCLOSURE120FIRE PUMPROOM118OPENOFFICE101STAIR 2VEST.111AHU ROOM150TRASHENCLOSURE121FIRE TANK ROOMBELOWIDF105FUTUREGENERATORENCLOSURE706EBldg 1318,380 sf6 stories+26 FFBldg 7296,620 sf6 stories+24 FFBldg 2 - Amenities69,710 sf1 story above 2 level parking+28 FFMOBILITY HUBRIDE SHAREPSDS+5 levels+23.5 FFTANFORAN AVE.TANFORAN AVE.DOL
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DOLLAR AVE.NEW ROADNEW ROAD
N. LINDEN AVE.N. LINDEN AVE.S. MAPLE AVE.HUNTINGTON AVE.HUNTINGTON AVE.HUNTINGTON AVE.C 2022Project Number: 10154.001LIGHTING SHEETTILING PLANE1.0E1.1/ AREA 1E1.2/ AREA 2E1.3/ AREA 3SOUTHLINEPhase 1 Precise PlanSubmittal #1 11.01.2019Re-Submittal #2 05.18.2020 Re-Submittal #3 02.08.2021Re-Submittal #4 03.01.2022Re-Submittal #5 05.06.2022
UPFOOD SERVICEGENERATORENCLOSURE1S102FIRE WATERPUMP1S103Bldg 2 - Amenities69,710 sf1 story above 2 level parking+28 FFTANFORAN AVE.NEW ROAD
S. MAPL
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.HUNTINGTON AVE.UPFOOD SERVICEGENERATORENCLOSURE1S102FIRE WATERPUMP1S103Bldg 2 - Amenities69,710 sf1 story above 2 level parking+28 FFTANFORAN AVE.NEW ROAD
S. MAPL
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.HUNTINGTON AVE.E13E3E3E1E1E1E1E1E1E1E1E1E1E1E1E1E1E4 (x3)E13E13E13E13E1E1E8E8E8E8E3E3E1E1R1R1R1R1R1R1R1R1R1R1R1E1E1E3E3E15E15E15E15E15E15E15E15E15E15E15E15E2E11 (x10)E11(x4)E11(x4)E11 (x16)E2E2E2E2E2E2E2E2E2E10E10E10E10E10E10E10E10E10E10E10E10E10E10E10E10E10E10E10E10E10E10E2E2E2E2E2E2E10E10E10E10E10E10E10E10E10E10E10E10E9E9E10E10E2E2E2E2E2E2E2E2E2E2E2E2E2E2E9E9E9E9E13E14E14E14E14E3E8E8E8E8C 2022Project Number: 10154.001SITE LIGHTING PLANAREA 1E1.1SEE SHEET E1.2SOUTHLINEPhase 1 Precise PlanSubmittal #1 11.01.2019Re-Submittal #2 05.18.2020 Re-Submittal #3 02.08.2021Re-Submittal #4 03.01.2022Re-Submittal #5 05.06.2022
ERIC A. GIROD
PRINCIPAL
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VESTING TENTATIVE TRACT MAP
SOUTHLINE
A PHASED SUBDIVISION PROJECT
CITY OF SOUTH SAN FRANCISCO, SAN MATEO COUNTY, CALIFORNIA
05/13/22
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SOUTHLINE
Transportation Demand
Management Plan
May 2022
1
TABLE OF CONTENTS
1. Introduction .............................................................................. 2
2. Project Description .................................................................... 4
2.1 Southline Mobility and Circulation Improvements .......... 4
2.2 Phase 1 Precise Plan ......................................................... 5
3. Project Setting........................................................................... 2
3.1 Existing Transit Connections ............................................ 2
3.2 Existing Bicycle and Pedestrian Connections ................... 5
3.3 Existing Auto Connections ................................................ 6
4. Transportation Demand Management Program.......................... 8
4.1 Project Trip Generation .................................................... 8
4.2 List of Southline TDM Measures for Phase 1 .................10
4.3 Potential Additional Measures .......................................11
4.4 Estimated C/CAG Trip Credit Calculations......................11
5. Monitoring and Enforcement ...................................................15
Appendix: C/CAG Checklist ..........................................................16
Rendering of Southline amenities building and adjacent
pedestrian environment
2
1. INTRODUCTION
This report presents a Transportation Demand Management
(“TDM”) Plan for the Southline Specific Plan project (also referred
to herein as the “Project”), a transit-oriented commercial campus
located in the City of South San Francisco (“City”), California,
further described in Part 2 below.
The Project would incorporate a TDM plan pursuant to the City’s
Municipal Code Chapter 20.400, Transportation Demand
Management, (“TDM Ordinance”) which contains the City’s TDM
requirements, as well as City/County Association of Government of
San Mateo (“C/CAG”) Land Use Guide Policy. The TDM
requirements apply to all non-residential development expected
to generate 100 or more average daily trips.
The City of South San Francisco TDM Ordinance strives to
accomplish the following goals:
Reduce the amount of traffic generated by new
nonresidential development.
Ensure that expected increases in traffic resulting from
growth in employment opportunities in the City of South
San Francisco will be adequately mitigated.
Reduce drive-alone commute trips during peak traffic
periods by using a combination of services, incentives, and
facilities.
Promote the more efficient utilization of existing
transportation facilities and ensure that new
developments are designed in ways to maximize the
potential for alternative transportation usage.
Establish an ongoing monitoring and enforcement
program to ensure that the desired alternative mode use
percentages are achieved.
This Southline TDM Plan identifies TDM measures that will achieve
a 45 percent alternative mode use as specified by the City of South
San Francisco’s TDM Ordinance, as required for comparable
projects requesting a floor area ratio up to 2.5. Given the Project’s
optimal access to public transit options and the robust TDM
program proposed, it is anticipated that the Project will meet this
TDM goal.
As further described in Section 4, this Southline TDM Plan is
intended to serve as the TDM Plan for the Phase 1 development
as set forth under the Phase 1 Precise Plan, the first Precise Plan
to be processed under the Southline Specific Plan. This Southline
TDM Plan also includes conceptual TDM measures anticipated to
be utilized for the buildout of the Southline Specific Plan area. For
both Phase 1 and any future phases of development within the
Southline Specific Plan area, the list of TDM measures included in
this Southline TDM Plan will be further refined and finalized in
3
connection with the building permit process as further described
in Part 4 below.
This Southline TDM Plan identifies a set of strategies, measures,
and incentives to encourage future Southline campus employees
and visitors to walk, bicycle, ride transit, or carpool when
commuting to and from work. In order to accomplish this goal,
this plan presents a range of proven strategies and measures used
across the Bay Area under a flexible implementation plan that can
meet the needs of the future Southline tenants and visitors.
This Southline TDM Plan also satisfies TDM guidelines by the
City/County Association of Governments of San Mateo County
(“C/CAG”), the Congestion Management Agency for San Mateo
County. C/CAG guidelines require developments that generate
100 or more peak hour trips to implement feasible mitigation for
the new peak hour trips generated by the project by selecting one
or more of the options listed in the attached C/CAG TDM checklist
appendix.
Train platform at the San Bruno BART Station
4
2. PROJECT DESCRIPTION
The Southline project, as set forth in the Southline Specific Plan, is a
proposed transit-oriented office/R&D development (“TOD”) located
on approximately 28.5 acres located in South San Francisco adjacent
to the San Bruno BART Station. The Southline Specific Plan allows for
development of up to 2.8 million square feet (approximately 2.4 FAR),
and would include development of various commercial office/R&D
buildings and one amenity building featuring ground-floor amenity
uses accessible to the public, in addition to tenant-only amenity
facilities such as a fitness center and meeting rooms, all of which
contribute towards creating an integrated TOD commercial campus.
The Southline project is anticipated to be developed in phases over
time. Development within the Southline Specific Plan area will be
implemented through review and approval of Precise Plans.
2.1 Southline Mobility and Circulation Improvements
The Project proposes several improvements in the surrounding
transportation network to accommodate increased development
capacity of the Project site, create improved connectivity and
circulation for the surrounding community, improve access to public
transportation and pedestrian and bicyclist safety, and to carry out
transportation and circulation policies under the South San Francisco
General Plan. These proposed improvements include new streets
connection and circulation improvements; modifications to
pedestrian and bicycle facilities, as well as SamTrans bus circulation to
improve BART station access; neighborhood traffic calming; and
compatibility with a future grade separation of Caltrain. Notably, a
major circulation feature to be implemented within the Southline
Specific Plan area is development of a new roadway (provisionally
named Southline Avenue for the purpose of the Southline Specific
Plan) that is envisioned to be constructed west to east through the
Specific Plan area between Huntington and South Linden Avenues. A
full description of the proposed on-site and off-site mobility and
circulation improvements is provided in the Southline Specific Plan. It
is anticipated that these improvements would complement the TDM
plan implemented for the Project and would further contribute to
alternative mode usage.
Due to the Project’s proximity to BART and Caltrain and based on the
robust TDM measures proposed in this plan, the Project proposes a
parking supply of up to approximately 4,305 total parking spaces for a
parking ratio range of up to 1.65 striped spaces per 1,000 square feet
of commercial use, with an option to incorporate valet parking
programs permitted up to 2.0 spaces per 1,000 square feet of
commercial use within that range upon staff review and approval,
based on type of use and employee density as set forth in the
Southline Specific Plan. These on-site parking ratios represent a
reduction of over35 percent from the on-site parking requirements
5
under the South San Francisco Municipal Code for comparable
projects. Vehicle access to the campus is provided via driveways on
Southline Avenue, South Maple Avenue, South Linden Avenue, and
Dollar Avenue.
The Project is consistent with the City’s policies of promoting
alternatives to automobile transportation to further the City’s
transportation objectives by emphasizing linkages, TDM, and bicycle
and pedestrian access and ease of movement between buildings, and
providing connection to transit.
2.2 Phase 1 Precise Plan
Phase 1, the first Precise Plan to be processed under the Southline
Specific Plan, includes construction of the new Southline Avenue east–
west connection road and the following development, generally
located south of the new road: two new office buildings (Buildings 1
and 7 as shown on Figure 1 below), with a total building area of up to
615,000 square feet; the three-story, 69,710-square foot amenities
building (Building 2); approximately 1,095 parking spaces in a
combination of structured parking in Parking Structure D (PsD), above-
grade parking located within the Amenities Building, and surface
parking within the Phase 1 area; and landscaping and open space
amenities. Phase 1 also includes most of the proposed on-site and off-
site infrastructure, roadway, and pedestrian improvements within the
off-site improvement areas.
Table 1: Southline Project Description
Land Use(s) Phase 1 Building Area (Square Feet)
Total Buildout Building Area (Square Feet)
Office/R&D 615,000 2,730,290
Amenities 69,710 69,710
Total 684,710 2,800,000
NOTE: The Specific Plan allows for development of the commercial campus with a range of office and R&D uses; however, to provide for a conservative analysis, this Preliminary TDM Plan assumes 100% office build-out scenario given that this use generates a higher development intensity and resulting higher employee density as compared to an R&D buildout scenario.
0
Figure 1: Conceptual Southline Site Plan (Office Buildout)
NOTE: Areas shown outside of the Specific Plan area may be subject to separate review by other agencies.
1
Figure 2: Southline and Surrounding Context,Including Nearby BART and Caltrain Stations and Freeways, and Land Uses
2
3.PROJECT SETTING
Southline is located in South San Francisco’s Lindenville district near
the City’s border with San Bruno. The campus is directly served by
commuter rail and bus service, a Class I multi-use trail, and three
freeways.San Francisco International Airport is approximately two
miles from the campus.
3.1 Existing Transit Connections
Southline is located across Huntington Avenue from the San Bruno
BART Station. BART’s Red and Yellow Lines connect the station with
San Francisco, Millbrae, San Francisco Airport (SFO),and the East Bay,
while five SamTrans bus lines serve destinations in San Mateo County.
During peak periods, before disruption caused by the novel
coronavirus (COVID-19)pandemic, the station was served by eight
BART trains per hour, per direction and 12 SamTrans buses per hour,
per direction. On a typical weekday, approximately 3,700 BART
passengers and 900 SamTrans passengers use the San Bruno BART
Station as well as SamTrans bus stops along Sneath Lane near
Huntington Avenue. Additional transit connection information is
summarized in Table 2. It should be noted that Table 2 includes peak
period frequency based on typical schedules in effect prior to the
reduced scheduled trigged by COVID-19.
Southline is also located approximately ¾ mile from the San Bruno
Caltrain Station and one mile from the South San Francisco Caltrain
Station. Caltrain connects San Francisco, the Peninsula, and the South
Bay. Combined, the South San Francisco and San Bruno Caltrain
stations serve about 1,200 passengers on a typical weekday. Both
stations are expected to see increased service by 2024 upon
completion of the Peninsula Corridor Electrification Project, which will
increase Caltrain service to six trains per hour per direction during the
peak periods.
The San Bruno BART Station is within 0.25 miles of a significant
portion of the Southline Specific Plan area and within 0.5 miles of
the entire Southline Specific Plan area.
3
Table 2: Southline Transit Connections
Transit Line Destinations Peak Period Frequency1
BART Red Line Richmond to Millbrae 15 Minutes
BART Yellow Line Antioch to SFO International Airport 15 Minutes
Caltrain San Francisco to San Jose/Gilroy via South San Francisco and/or San Bruno Stations
Varies by station and direction
SamTrans ECR Bus Palo Alto Transit Center to Daly City BART via El Camino Real 12 minutes
SamTrans ECR Rapid Bus Redwood City Transit Center to Daly City BART via El Camino Real 20 minutes
SamTrans 140 Bus West Manor/Palmetto to SFO International Airport via San Bruno BART 60 Minutes
SamTrans 141 Bus Shelter Creek to Downtown SSF via San Bruno BART 30 minutes
SamTrans 398 Bus Redwood City Transit Center to San
Francisco via US Highway 101 60 minutes
1Frequency based on pre-COVID schedule
Table 3: Sample Travel Times to San Bruno BART Station
BART Station Travel Time
24th Street Mission 19 Minutes
Montgomery 26 Minutes
19th Street Oakland 41 Minutes
Caltrain’s modernization is expected to increase service levels at
South San Francisco and San Bruno Stations. Southline would
include shuttle service connecting to Caltrain.
4
Increasing BART Ridership at San Bruno Station
Southline’s proximity to the San Bruno BART Station presents an opportunity to increase reverse-commute ridership along the Peninsula, as well as
fulfill BART’s Transit Oriented Development (TOD) policy by emphasizing increasing ridership at locations where the system has capacity to grow
including San Bruno Station. In 2019, a total of 3.5 million (over 75%) of Peninsula BART trips traveled northbound to San Francisco and other locations
during the morning commute period, while a total of 1.1 million (25%) traveled in the southbound direction. During the evening the reverse
distribution is observed with a total of 3.5 million (70%) of Peninsula BART trips traveling in the southbound direction and a total of 1.5 million
(30%) in the northbound direction. As shown in Figure 3, San Bruno Station experiences a similar tend whereby 77% trips are entering the station in
the mornings and 70% trips are exiting the station in the evenings. Compared with other BART stations, San Bruno has an approximate average daily
ridership of 3,700 which is less than the average systemwide station ridership of 8,800.
Figure 3: BART Entries and Exits at San Bruno Station (2019)
0
200
400
600
800
5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23Passengers per HourTime of Day
Entries Exits
5
3.2 Existing Bicycle and Pedestrian Connections
Southline is located along the Centennial Way Trail, a two-mile multi-
use path in South San Francisco. The cities of Colma and San Bruno are
studying extensions of the Centennial Way Trail to connect to Daly City
to the north and downtown San Bruno to the south, respectively. Bike
lanes along Sneath Lane intersect with Southline and provide access
to San Bruno to the west.
Pedestrian activity near Southline is concentrated along the
Centennial Way Trail and around the San Bruno BART Station. The
Tanforan Mall and San Bruno Towne Center offer a range of dining,
entertainment, and retail activities within a five-minute walk of
Southline.
Pedestrian and bicycle access around the San Bruno BART Station
exhibits room for improvement; as described in Section 2 above, the
Southline Specific Plan proposes such access improvements. The San
Bruno BART Station is currently surrounded by an auto-oriented
environment characterized by narrow sidewalks, missing crosswalks,
high-speed auto traffic, and gaps in bicycle facilities. The Centennial
Way Trail does not directly connect to the station; bicyclists typically
ride along the sidewalk.
The Centennial Way Trail runs above the BART tunnel inSouth San
Francisco, but does not presently connect to San Bruno Station.
6
3.3 Existing Auto Connections
Southline is situated near the US-101, I-280, and I-380 freeways, as
well as El Camino Real (State Route 82). The Southline Specific Plan
area is served by six freeway interchanges within 1.5 miles of the
Project site, including: I-380/El Camino Real, US-101/Grand Avenue,
US-101/Produce Avenue/South Airport Boulevard, US-101/San Bruno
Avenue, I-280/Sneath Lane, and I-280/San Bruno Avenue. Existing site
access is provided via Sneath Lane, Huntington Avenue, Maple
Avenue, Dollar Avenue, and South Linden Avenue.
There are three major auto infrastructure projects planned near the
Southline Specific Plan area that are unrelated to the Southline
Specific Plan:
The US-101 Express Lanes project will add high occupancy toll
lanes (carpool lanes with an option for single occupancy
vehicles to pay a toll) along US-101 between Redwood City
and I-380. Extensions are planned into San Francisco and
Santa Clara Counties.
The US-101/Produce Avenue Interchange Project would
extend Utah Avenue across US-101 and reconfigure
southbound ramps at Produce Avenue.
The South Linden Grade Separation Project would replace the
existing at-grade rail crossing of Caltrain with grade separated
crossing
While there is presently no street connection between the Southline
Specific Plan area and Sneath Lane, the South San Francisco General
Plan identifies a street extension through the site to South Linden
Avenue, connecting to the extension of Utah Avenue, as shown in
Figure 4.As discussed in Part 2 above, the Southline Specific Plan
proposes development of Southline Avenue, which would establish
this west-east connection as contemplated under the South San
Francisco General Plan.
Figure 4: Excerpt of SSF General Plan Figure 4-2 Street
Improvement showing Southline Avenue Proposed Extension
Southline Avenue
Proposed Extension
7
Employee Commute Mode Shares near Transit
Figure 5 illustrates average employee commute mode share for San Mateo County and the cities of South San Francisco and San
Bruno. As shown, approximately 70% of employees commute by single occupant automobile. However, Southline is expected to
have a lower number of employees driving alone due to its proximity to transit and robust TDM plan. This assumption is based on
mode share for downtown areas such as Redwood City, Palo Alto, and Berkeley, which have comparable employment centers close
to transit. In these areas, approximately 45-55% of employees drive alone, which are lower than the number of employees that
drive alone in South San Francisco and San Bruno. Data showing that employment centers in close proximity to transit generate
reduced rates of single-occupancy vehicle trips is also supported by studies from the California Air Pollution Control Officers
Association, UC Davis, the Environmental Protection Agency, and the Federal Transit Administration.
Figure 5: Employee Commute Mode Shares near Transit
Citations:
Redwood City Moves Plan, 2018; Palo Alto TMA Annual Report, City of Palo Alto, 2019; US Census Transportation Planning Products, 2012-2016 American Community Survey; Quantifying Greenhouse Gas Mitigation Measures, California Air Pollution Control
Officers Association, 2010; Traffic Generated by Mixed-Use Developments – A Six-Region Study Using Consistent Built Environmental Measures, Ewing et al., ASCE Journal of Urban Planning and Development, 2011; Smart Growth Trip Generation Rates Study,
Handy et. al., 2013, University of California, Davis for the California Department of Transportation.; TCRP Report 128 - Effects of TOD on Housing, Parking, and Travel, Cervero et. al., 2008, Transportation Research Board.
0%10%20%30%40%50%60%70%80%90%100%
Downtown Berkeley
Downtown Redwood City
Downtown Palo Alto
South San Francisco/San Bruno Average
San Mateo County Average
Drive Alone Transit Carpool Walk/Bike Other
8
4. TRANSPORTATION DEMAND MANAGEMENT
PROGRAM
This Southline TDM Plan includes a combination of new on-site
services and programming, mobility and circulation infrastructure
improvements, and related on-site amenities to highlight and build
upon the Project site’s proximity to transit, active transportation, and
carpooling facilities. This Southline TDM program includes all required
measures as set forth under the City’s TDM Ordinance, as well as
additional measures. The Project applicant will submit a Draft TDM
Plan as part of the Precise Plan package for each phase of development
within the Specific Plan Area, and a Final TDM plan during the building
permit process accordance with the City’s TDM Ordinance. The TDM
plans for phases of development will be consistent with the guidelines
established in this TDM program for the Southline Specific Plan Area,
and will include project-specific trip reduction measures that are
appropriate to the development being proposed. As described in
Section 4.2, this document will serve as the Draft TDM Plan for
Phase 1; a Final TDM plan will be submitted during the building permit
process for that phase.
1 Southline Transportation Impact Analysis, Fehr & Peers, dated June 2021 and
upated February 2022; and Southline Traffic Operation Analysis Technical
Memorandum, Fehr & Peers, dated December 2020 and updated February 2022
4.1 Project Trip Generation
In connection with preparation of the Southline Specific Plan and
related approvals, the City prepared the Southline Specific Plan
Environmental Impact Report (“Southline EIR”) (State Clearinghouse
#2020050452), which analyzes the potential environmental impacts of
the development as described in the Specific Plan. Preparation of the
Southline EIR included completion of traffic studies 1, which evaluated
the potential transportation and circulation impacts of the Project.
Table 4 and Table 5 present the daily person trip and vehicle trips
from these traffic studies, respectively.
It should be noted that values presented in Table 4 & 5 are estimates
used to help determine preliminary TDM program measures and are
based on the preliminary traffic studies prepared in connection with
the Southline EIR. Since preparation of those studies, the Southline
Specific Plan parking ratio was decreased from 2.2 per 1,000 square
feet to 1.65 striped spaces per 1,000 square feet of commercial uses
(with allowance for additional valet spaces up to a maximum of 2.0 per
1,000 square feet, upon City review and approval, based on type of
use and employee density). Additionally, the values presented in
Table 4 & 5 reflect a prior iteration of the Phase 1 Precise Plan
9
proposal; the current Phase 1 Precise Plan includes a 2,300 square foot
increase in office space, and 18,490 square footage descrease in the
total Amenity Building area. As a result, these changes result in a net
decrease in trip generation under Phase 1 and Buildout conditions
compared to the values shown in Table 4 & 5. Accordingly, Table 4 &
5 represent conservative trip generation data and likely overestimate
the actual trip generation associated with Phase 1 and Buildout
conditions. These estimates remain useful for establishing preliminary
TDM program measures and are provided here for informational
purposes. See Southline Transportation Impact Analysis, Fehr & Peers,
dated June 2021, updated February 2022, for additional information.
The Southline Specific Plan allows for development of the commercial
campus with a range of office and R&D uses; however, to provide for
a conservative analysis, this Southline TDM Plan assumes a 100% office
build-out scenario given that this use generates a higher development
intensity and resulting higher employee density as compared to an
R&D buildout scenario. As shown in Table 4, the project will generate
7,930 daily person trips and 28,461 daily trips for Phase 1 and Specific
Plan buildout, respectively. Table 5 presents the vehicle trips for Phase
1 and Specific Plan buildout after accounting for trips made by other
modes as shown in Table 4. During the AM peak hour, it is estimated
that the Project would generate 656 vehicle trips in Phase 1 and 2,321
vehicle trips for Specific Plan buildout, respectively. During the PM
peak hour, it is estimated that the Project would generate 605 vehicle
trips in Phase 1 and 2,102 vehicle trips for Specific Plan buildout. As
further explained in the Southline EIR, vehicle trip generation rates
were based on trip generation surveys from downtown Redwood City
developments near the Redwood City Caltrain Station and not
Institute of Engineering (ITE) rates due to the unique nature and
characteristics of this development.
As further described in Section 5 below, since there will be variability
in the number of person or vehicle trips, TDM compliance with the 45
percent mode-shift requirements will be based on actual employee
data.
Table 4: Person Trip Generation
Mode Mode Share Phase 1 Full Build-Out
Drive Alone 55% 3,837 15,984
Carpool 8% 550 2,317
BART 23% 1,281 5,394
Caltrain1 10% 557 2,345
SamTrans 2% 111 469
Bike2 2% 111 469
Total Person Trips 100% 6,448 26,978
Public Amenity Visitors - 1,482 1,483
Total Person Trips - 7,930 28,461
Source: Southline Transportation Impact Analysis, Fehr & Peers, 2020
10
Table 5: Vehicle Trip Generation
Land Use Phase 1 Full Build-Out
AM Peak PM Peak AM Peak PM Peak
Office 499 445 2,208 1,969
Private Amenities 16 15 16 15
Public Amenities 159 156 159 156
Internal Capture -18 -11 -62 -38
Total Vehicle Trips 656 605 2,321 2,102
Source: Southline Transportation Impact Analysis, Fehr & Peers, 2020
4.2 List of Southline TDM Measures
As noted above, this document is intended to serve as the TDM Plan
for the Phase 1 development as set forth under the Phase 1 Precise
Plan. This Southline TDM Plan also includes conceptual TDM measures
anticipated to be utilized for the buildout of the Southline Specific Plan
area.
Table 6 summarizes both the proposed TDM measures for Phase 1
development, and also indicates the conceptual TDM program for
Specific Plan buildout. The TDM measures set forth in Table 6 would
achieve the 45 percent mode-shift requirement as well as provide
additional trip reduction measures as described in South San Francisco
Municipal Code Section 20.400.004.
The list of Phase 1 TDM measures included in Table 6 will be further
refined and finalized in connection with preparation of a Final TDM
Plan prior to issuance of building permits for Phase 1 development
consistent with South San Francisco Municipal Code Section
20.400.006. The conceptual TDM measures indicated for future
phase(s) of the Specific Plan buildout will be further refined during
subsequent Precise Plan submittals for development within the
Specific Plan area to achieve the 45 percent mode-shift requirement.
The Project applicant will submit subsequent Draft TDM Plan(s) as part
of the Precise Plan package for each phase of development within the
Specific Plan Area, and Final TDM Plan(s) as part of the building permit
process for each phase of development within the Specific Plan area
in accordance with the City’s TDM Ordinance.
Certain TDM measures proposed in Table 6 may impact property
located within the jurisdiction(s) of other agencies (e.g., proposed
pedestrian-transit connections to the San Bruno BART station), and as
such, could be subject to separate review and approval by those
agencies prior to implementation.
Over time, the design and programming of specific TDM measures that
are implemented within the Southline campus may change as new
services and technologies emerge, as new commuter patterns and
preferences arise, and depending on tenant needs and market
conditions at the time of implementation. Therefore, this TDM Plan
should be utilized as a “living document” that can be revised as needed
11
to refine the specific TDM measures proposed to achieve the required
45 percent mode-shift requirement per the City’s requirements.
4.3 Potential Additional Measures
Additional TDM program measures may be implemented as needed to
achieve the goal of 45 percent alternative mode shift for the Southline
campus. These measures may include TDM amenities such as carshare
or bikeshare programs, app-based commute monitoring system, flex-
time and telecommuting or employer-sponsored mode shift
incentives and/or subsidies.
4.4 Estimated C/CAG Trip Credit Calculations
As part of C/CAG requirements, TDM programs must have the capacity
to fully reduce the demand for new peak hour trips. This capacity is
determined by giving “trip credits” for acceptable programs elements
listed in the C/CAG Land Use Guide Policy; the total number of trip
credits should be equal or greater than the new peak hour trips
generated by the project. Table 7, located in the Appendix, provides
an approximate calculation of the C/CAG trip credit based on this
Southline TDM Plan, and assumes a 100% office buildout of the
Southline Specific Plan. It is anticipated that specific trip credits may
be adjusted during the Final TDM Plan approval process for each phase
of development within the Southline Specific Plan area.
12
Table 6: Preliminary Southline TDM Program Measures, Phase 1 and Future Phases/Specific Plan Buildout
Category TDM Measure Description Phase 1 Future Phases/Specific Plan Buildout
Active Transportation
Bicycle and Pedestrian Connections
The project will provide direct, high quality pedestrian and bicycle connections between building entrances, the Centennial Way Trail, Sneath Lane, and San Bruno BART Station. See Southline Specific Plan for a complete discussion of the proposed bicycle and pedestrian connections.
Bicycle Parking
Project buildout will provide short-term and long-term bicycle parking spaces distributed in several locations across the Project site at a ratio of 1 bicycle space per 3,000 SF as set forth in the Southline Specific Plan. Approximately 90% of bicycle spaces will be provided for long-term use and the remaining 10% will be for short-term use. The specific allocation and location of short-
term and long-term spaces will be established under each Precise Plan.
Approximately 191 long-term;
27 short-term
Approximately 598 long-term (789 total at buildout); 66 short-term (93 total at buildout)
Bicycle Repair Station Amenities Building (Building 2) to incorporate bicycle repair station.
Carpooling & Vanpooling Services
Carpool/Vanpool Matching Services The TDM coordinator will provide ride-matching services for carpools and vanpools users thorough 511.org and/or other programs.
Carpool/Vanpool Parking
Approximately ten percent of vehicle spaces will be reserved for carpools or
vanpools and will be provided in premium and convenient locations on the
Project site.
Transit Services Caltrain Shuttle Service Shuttle service connections may be provided between the Project site and the South San Francisco and/or the San Bruno Caltrain Stations.
Potential stop at Bldg. 7; to be confirmed during Phase 1
Precise Plan
review and
approval.
Potential stops at Bldg. 7 & Parking Garage
C.
13
Table 6: Preliminary Southline TDM Program Measures (continued)
Category TDM Measure Description Phase 1 Future Phases/Specific Plan Buildout
Transit Services Transit Connections & Direct Path to Transit
The project is located within ¼ mile of the San Bruno BART Station, which includes two BART lines and five SamTrans lines. The Project proposes improvements to pedestrian access to BART station and bus stops through features such as an improved crosswalks and a lighting plan. See Southline Specific Plan for a complete discussion of the proposed bicycle and pedestrian connections.
Transit Services Transit Signal
Priority
The Project proposes certain improvements to transit signal priority at the new
intersection of Huntington Avenue/Sneath Lane in order to maintain or
improve bus and shuttle operations.
Mode Shift Incentives
Semiannual Employee Commute Survey
Employee commute survey will be administered twice a year to evaluate current mode choice use and best practices
Reduced Parking
The project will supply on-site parking at a range up to 1.65 striped spaces per 1,000 square feet of commercial uses (with allowance for up to 2.0 spaces per 1,000 square feet with valet parking program(s)), upon City approval based on
type of use and employee density as set forth in the Southline Specific Plan.
Parking ratios represent a reduction of approximately 35 percent or greater from the typical city on-site parking requirements for comparable developments.
Up to approximately
1,095 parking
stalls
Up to approximately
4,305 parking
stalls
TDM Amenities
Guaranteed Ride Home Program
Carpool, vanpool, transit, and active transportation users will be provided with free guaranteed rides home in emergency situations by taxis or transportation network companies.
Information Boards and Kiosks Building lobbies will include a display of transportation options available for all employees.
14
Table 6: Preliminary Southline TDM Program Measures (continued)
Category TDM Measure Description Phase 1 Future Phases/Specific Plan Buildout
TDM Amenities
Onsite Amenities
The project will include onsite amenities including a restaurant, retail, gym, and conference facility. Ground-floor amenities located within the proposed amenities building (Building 2) will be accessible for the public. Fitness, conference, and/or cafeteria space located in upper floors of the proposed amenities building will be accessible to tenants only.
Mobility Hub(s) One or more mobility hubs will be located throughout the Project Site. These mobility hubs will provide area for shuttle and other passenger loading.
Potential locations at
Bldgs. 2 and 7
and Parking Structure D; to be confirmed during Phase 1 Precise Plan review and
approval.
Potential locations at
Bldgs. 2, 7 & Parking Structure C and adjacent to Southline Commons Open
Space area
Passenger Loading
Zones
As feasible, passenger loading zone will be provided near the entrance of
each building. Loading zone will be for shuttle or ride-share.
Showers and Changing Rooms Shower facilities and lockers will be provided on-site to encourage active transportation use.
TDM Coordinator The tenants of the building will designate a TDM coordinator(s) to promote transportation alternatives available to employees.
15
5. MONITORING AND ENFORCEMENT
The efficacy of Southline’s Final TDM Plans will be monitored
based on the requirements in the South San Francisco TDM
Ordinance. Alternative mode share will be monitored annually
with statistically valid employee surveys, beginning one year
after tenant occupancy. The TDM Coordinator(s) may use
information from the employee surveys to work with the City to
adjust existing or implement new TDM program measures. The
TDM Coordinator(s) will submit a summary report presenting the
findings of the annual survey to the City’s Planning Division.
The TDM Coordinator(s) will also work with the City’s Planning
Division to document the effectiveness of the TDM program
through triennial reporting. Independent consultants, retained
by the city and paid for by the tenants, will measure, through
observation, the commute mode use at Southline every three
years, beginning three years after tenant occupancy for each
phase. If the alternative mode use goals are not achieved, the
TDM Coordinator(s) will provide an explanation of how and why
the goal has not been reached and a detailed description of
additional measures that will be adopted to attain the required
mode use. The independent consultants will submit the findings
of the triennial survey to the City’s Planning Division. The triennial
report will be submitted to the City every three years on the
anniversary date of the granting of the certificate of occupancy
for the Project or another date agreed to by the City.
Leases for all tenants within the Southline Campus will include
provisions regarding the mandatory TDM measures required of
all tenants. Leases will also include the specific appointment of a
TDM Coordinator(s) and the requirement for ongoing
communications and cooperation between property managers
and the TDM Coordinator(s). It is anticipated that multiple
tenants may share one TDM Coordinator. Leases will also identify
the City’s potential penalties for noncompliance of the TDM
program through failure to submit reports or inability to achieve
the 45 percent alternative mode use. It will be the tenants’
responsibility to make sure these requirements are met and to
communicate proactively with property managers and the TDM
Coordinator(s).
16
APPENDIX: C/CAG CHECKLIST
Table 7: Compliance with C/CAG Guidelines and TDM Program Effectiveness
TDM Measure
City of South
San Francisco
Municipal Code
Amount1
C/CAG
Credit
Rate2
C/CAG
Trip
Credits3
Preliminary/Required Measures
Carpool and Vanpool Ride Matching Service 20.400.004 (A.1) TBD 7 TBD
Additional Credit for Guarantee Ride Home Program 20.400.004 (A.4) TBD 3 TBD
Designated Employer Contact 20.400.004 (A.2) 1 5 5
Semiannual Employee Commute Survey 20.400.004 (A.2) 1 3 3
Transit Connection & Direct Path to Transit 20.400.004 (A.3) 1 n/a n/a
Guaranteed Ride Home Program 20.400.004 (A.4) TBD 2 TBD
Information Boards/Kiosks 20.400.004 (A.5) 7 5 35
Passenger Loading Zones 20.400.004 (A.6) 6 n/a n/a
Improve Bicycle and Pedestrian Connections 20.400.004 (A.7, B.2) 4 5 20
New Employee Orientation Packets 20.400.004 (A.8) 1 n/a n/a
Commute Alternatives Brochure Rack (Maps and Schedules) 20.400.004 (A.8) 1 n/a n/a
Transportation Options for Visitors (Maps and Schedules) 20.400.004 (A.8) 1 n/a n/a
Showers/Clothes Lockers 20.400.004 (A.9) 10 10 100
Additional Credit for Combination with Bicycle Lockers 20.400.004 (A.9, A.12) 1 5 5
Caltrain Shuttle4 20.400.004 (A.10) 383 1 383
Additional Caltrain Shuttle Credit for Guaranteed Ride Home Program 20.400.004 (A.10, A.4) 383 1 383
17
TDM Measure
City of South
San Francisco
Municipal Code
Amount1
C/CAG
Credit
Rate2
C/CAG
Trip
Credits3
Participate in Transportation Management Association (TMA) 20.400.004 (A.11) 1 10 10
Total Secure Bicycle Storage 20.400.004 (A.12, A.13) 615 0.33 203
Preferential Carpool and Vanpool Parking5 20.400.004 (A.14) 577 2 1,154
Onsite Amenities (Restaurant, Gym, and Conference Facility) 20.400.004 (B.6) 3 5 15
SamTrans Bus Stops 20.400.004 (B.5) 1 n/a n/a
Transit Signal Priority 20.400.004 (B.10) 1 n/a n/a
Additional Credit for Providing Ten or More TDM Program Measures N/A 1 5 5
Subtotal of Required Measures 2,321
Source: City/County Association of Governments of San Mateo County, 2020 and City of South San Francisco, 2019. NOTE: As indicated above, the list of TDM measures included in the Preliminary TDM Plan will be further refined and finalized prior to approval of Final TDM Plan(s); C/CAG credit estimations provided in Table 6 are provided for informational purposes only.
1 Number of units for each TDM Measure (e.g. number of employees, bicycle space, loading zone, etc.) that is eligible for trip credit
2 Number of trip credit that could be given per unit for each TDM measure
3 Trip Credit that could be assumed for each TDM measure
4 Project Build Out AM Caltrain person trip assumed in Southline Specific Plan Traffic Impact Analysis
5 Assumed 10% of standard parking spaces are dedicated as preferential carpool and vanpool parking
Draft Conditions of Approval – Southline Phase 1
July 13, 2022
1
DRAFT CONDITIONS OF APPROVAL
P19-0087: GPA22-0002, RZ22-0001, ZA22-0002, SP19-0001, TDM19-0009, SA19-0004,
PP19-0002, EIR19-0006, DR19-0045 & DA19-0003
Southline Phase 1
(As recommended by the Planning Commission on July 13, 2022)
PLANNING DIVISION REQUIREMENTS SHALL BE AS FOLLOWS:
GENERAL
1. The applicant shall comply with the Planning Division’s standard Conditions and
Limitations for Commercial, Industrial, Mixed-Use and Multi-Family Residential Projects,
as amended (attached to this document).
2. The project shall be constructed and operated substantially as indicated on the plan set
prepared by DES Architects, dated May 6, 2022, as approved by City Council in
association with P19-0087 as amended by the conditions of approval. The final plans shall
be subject to the review and approval of the City’s Chief Planner.
3. The construction drawings shall comply with the City Council approved plans, as amended
by the conditions of approval, including the plans prepared by DES Architects, dated May
6, 2022.
4. 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 City Engineer and Chief Planner.
5. 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.
6. Applicant shall comply with all permitting requirements of applicable agencies related to
the project, including the City of San Bruno and BART, and provide proof of permits
and/or approval prior to work commences for these project elements.
7. The proposed project has been reviewed by the Airport Land Use Commission on 28, 2022,
and by the Board of Directors of the City/County Association of Governments for San
Mateo County on May 12, 2022. The proposed project was determined to be consistent
with the applicable airport land use policies and criteria contained in the Comprehensive
Airport Land Use Compatibility Plan for the Environs of San Francisco International
Airport, and the project is subject to the following conditions, which are summarized below
and are set forth in full in ALUC Resolution 22-31:
Draft Conditions of Approval – Southline Phase 1
July 13, 2022
2
a. Prior to issuance of a building permit, the project sponsor shall file Form 7460-1
with the FAA and provide to the City of South San Francisco an FAA
“Determination of No Hazard”.
b. Prior to issuance of building permits, the applicant must demonstrate that the
project heights are consistent with SFO ALUCP Exhibit IV-17 (SFO Critical
Aeronautical Surfaces map) and SFO ALUCP Policy AP-3, Maximum Compatible
Building Height).
c. The project sponsor shall comply with the real estate disclosure requirements
outlined in Policy IP-1 of the SFO ALUCP.
8. The applicant shall comply with all of the terms and conditions stated in the Development
Agreement.
CONSTRUCTION
9. 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.
10. The applicant is responsible for providing site signage during construction, which contains
contact information for questions regarding the construction.
11. During construction, the applicant shall provide parking on-site, or shall arrange for off-
site parking, for construction workers.
DESIGN REVIEW / SITE PLANNING
12. 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 designed to complement the building, as set forth
in the Southline Specific Plan. 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.
13. 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 City’s Chief Planner. The plans shall include documentation of compli ance with
SSFMC Section 20.300.007, Landscaping.
Draft Conditions of Approval – Southline Phase 1
July 13, 2022
3
14. 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).
a. Projects with a new aggregate landscape of 2,500 sq. ft. or greater must comply
with the performance measures required by the MWELO.
b. 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.
15. Prior to issuance of any building or construction permits, if the project is phased, the
applicant shall submit interim and final phasing plans and minor modifications to int erim
and final phasing plans for review and approval by the Chief Planner, City Engineer and
Chief Building Official.
16. 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.
17. Landscaped areas in the project area may contain trees defined as protected by the South
San Francisco Tree Preservation Ordinance, Title 13, Chapter 13.30. Any removal or
pruning of protected trees shall comply with the Tree Preservation Ordinance, and
applicant shall obtain a permit for any tree removals or alterations of protected trees, and
avoid tree roots during trenching for utilities.
18. The applicant shall install three-inch diameter, PVC conduit along the project frontage, in
the right-of-way, if any trenching is to take place, for the purpose of future fiber installation.
Conduit shall have a pull rope or tape. A #8 stranded trace wire will be installed in the
conduit or other trace wire system approved by the City.
19. All landscaping installed within the public right-of-way shall be maintained by the property
owner.
20. Demolition of any existing structures on site will require demolition permits.
21. Prior to proceeding with exterior cladding construction, the applicant shall provide a full-
scale mockup of a section of exterior wall that shows the cladding materials and finishes,
windows, trim, and any other architectural features of the building to fully illustrate
building fenestration, subject to site inspection and approval by Planning Division staff.
Draft Conditions of Approval – Southline Phase 1
July 13, 2022
4
22. 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.
23. Permanent project signage is not included in project entitlements. Prior to installation of
any project signage, the applicant shall submit an appropriate sign application per Chapter
20.360 of the Zoning Ordinance for review and approval.
TRANSPORTATION / PARKING
24. 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.
25. The applicant has prepared and submitted a Preliminary Transportation Demand
Management (TDM) Plan. In accordance with South San Francisco Municipal Code
Chapter 20.400, Transportation Demand Management, prior to issuance of a building
permit for any tenant improvements the applicant shall submit a Final TDM Plan for review
and approval by the Chief Planner.
a. The Final TDM Plan shall include all mandatory elements included in the
Ordinance at the time of building permit submittal and shall substantially reflect
the Preliminary TDM Plan prepared by Kimley Horn., dated May, 2022, modified
as necessary to reflect the structure of the current ordinance.
b. The Final TDM Plan shall outline the required process for on-going monitoring,
including annual surveys. The initial annual survey will be submitted one (1) year
after the granting of a certificate of occupancy. The initial annual survey shall
either: (1) state that the applicable property has achieved a minimum of 45%
alternative mode usage, providing supporting statistics and analysis to establish
attainment of the goal; or (2) state that the applicable property has not achieved the
minimum 45% 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 attain the TDM goal of 45% alternative mode usage.
c. The applicant shall be required to reimburse the City for program costs associated
with monitoring and enforcing the TDM Program on an annual basis. The annual
monitoring fee is $1,760, and is updated by the City Council on an annual basis.
d. The Final TDM plan shall be subject to review and approval by the San Mateo
City/County Association of Governments. Specifically, the property owner shall
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ensure that the measures identified in the approved C/CAG TDM Checklist are
implemented over the life of the project, and that the property owner and tenants
acknowledge the requirement to participate in the periodic monitoring and
reporting requirements identified in the C/CAG TDM Policy. Accordingly, it is
recommended that the property owner and/or developer clearly identify these TDM
provisions and responsibilities in any sales and/or lease or sublease transactions.
26. Prior to occupancy, provide clear signage on site for commercial and visitor parking areas
to help direct vehicle traffic on-site.
27. Once construction of the parking structure is complete, construction-related parking should
be prioritized within the structure.
28. As set forth in the Southline Specific Plan, physical parking spaces shall be provided at a
maximum rate of 1.65 spaces / 1,000 sq. ft. of office / R&D space. Parking incorporated
within Building 2 (Amenities Building) shall not count towards the maximum 1.65 parking
ratio; parking within Building 2 (Amenities Building) shall be utilized for Southline
Specific Plan area visitors and Amenities Building customers, staff, and affiliates.
Additional valet spaces (up to a rate of 2.0 spaces / 1,000 sq. ft.) may be provided, upon
submittal and approval by City staff of a valet parking management plan, which describes
the use type, operational characteristics, and employment density to be served by the valet
parking.
ENVIRONMENTAL MITIGATION MEASURES / CEQA
1. The applicant shall implement and comply with all applicable mitigation measures outlined
in the Mitigation Monitoring and Reporting Program (MMRP) for the Southline
Environmental Impact Report (State Clearinghouse #2020050452)
2. Applicant shall provide 100% Low-Impact Development for C.3 stormwater treatment on-
site wherever feasible. Where LID treatment is not feasible, stormwater runoff will be
treated using approved filter vaults, as permitted under the C.3 Special Projects provision.
All stormwater runoff shall be treated prior to discharge to the City Right-of-Way or City
storm drain system. Sizing and design shall conform to the San Mateo Countywide Water
Pollution Prevention Program design templates and technical guidance and be approved by
the Water Quality Control Plant. Exemptions from C.3 requirements must be demonstrated
based on the exemptions and exclusions allowed by the San Mateo Countywide Water
Pollution Prevention Program C.3 Stormwater Technical Guidance. Applicant shall
maintain all treatment measures required by the project and enter into a Stormwater
Treatment Measure Maintenance Agreement with the City.
Draft Conditions of Approval – Southline Phase 1
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CLIMATE ACTION PLAN
1. Prior to issuance of any building or construction permits, the developer shall revise the
construction documents to include the following Climate Action Plan requirements, subject
to review and approval by the Chief Planner or designee:
a. Electric Vehicle Charging Installations Measure 2.1, Action 5: Require new large-
scale nonresidential developments to provide conduit for future electric vehicle
charging installations for a minimum of ten percent of total spaces provided as set
forth in the Southline Specific Plan, and encourage the installation of conduits or
electric vehicle charging stations for all new development.
b. Heat Island Reductions Measure 3.4, Action 1: Encourage the use of high-albedo
surfaces and technologies as appropriate, as identified in the voluntary CALGreen
standards.
c. Alternative Energy Facilities Measure 4.1, Action 2: Require the const ruction of
any new nonresidential conditioned space of 5,000 square feet or more, or the
conversion of unconditioned space 5,000 square feet or more, to comply with one
of the following standards:
i. Meet a minimum of 50% of modeled building electricity needs with on-site
renewable energy sources. To calculate 50% of building electricity needs
for the new conditioned space, the applicant shall calculate building
electricity use as part of the Title 24 compliance process. Total electricity
use shall include total use for the new conditioned space excluding process
energy.
ii. Participate in a power purchase agreement to offset a minimum of 50% of
modeled building electricity use, including through the purchase of carbon-
free electricity from programs such as Peninsula Clean Energy or PG&E
Solar Choice. Building electricity use shall be calculated using the method
identified above.
iii. Comply with CALGreen Tier 2 energy efficiency requirements to exceed
mandatory energy efficiency requirements by 20% or more. For additions
to existing development of 5,000 square feet or more, CALGreen Tier 2
shall be calculated as part of the Title 24 compliance process. Existing
building space already permitted shall not be subject to CALGreen Tier 2
requirements.
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d. Solar Wiring Installation Measure 4.1, Action 3: Require all new development to
install conduit to accommodate wiring for solar.
e. Water Demand Reduction Measure 6.1, Action 2: Revitalize implementation and
enforcement of the Water Efficient Landscape Ordinance by undertaking the
following:
i. Establishing a variable-speed pump exchange for water features.
ii. Restricting hours of irrigation to occur between 3:00 a.m. and two hours
after sunrise.
iii. Installing irrigation controllers with rain sensors.
iv. Landscaping with native, water-efficient plants.
v. Installing drip irrigation systems.
vi. Reducing impervious surfaces.
IMPACT / DEVELOPMENT FEES
**Project is subject to all impact fees, community benefits contributions, and payment
schedules outlined in the Development Agreement. The following fees are estimates, based
on development fees as had been adopted by City as of the date the Project’s Vesting
Tentative Map application was determined to be complete (i.e., July 13, 2020). Estimates are
subject to change, based on final plans submitted for building permits. Credits for existing
uses will be calculated and applied to applicable fees. **
1. PARKS AND RECREATION IMPACT FEE: The applicant shall pay the Parkland
Acquisition Fee and Parkland Construction Fee in accordance with South San Francisco
Municipal Code Chapter 8.67. Based on the plans reviewed by the Planning Commission
and approved by the City Council, the park fee estimate for the project is:
• Commercial/Retail: $1.26/SF x 11,786 = $14,850.36
• Office / R&D: $1.12/SF x 672,924 = $753,674.88
• Administration Fee: $700
2. CHILDCARE FEE: The applicant shall pay any applicable childcare fees in accordance
with South San Francisco Municipal Code Chapter 20.310. Based on the plans reviewed
by the Planning Commission and approved by the City Council, the childcare impact fee
estimate for the project is:
Draft Conditions of Approval – Southline Phase 1
July 13, 2022
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• Commercial/Retail: $.68/SF x 11,786 = $8,014.48
• Office / R&D: $.57/SF x 672,924 = $383,566.68
3. BICYCLE AND PEDESTRIAN IMPACT FEE: the applicant shall pay applicable Library
Impact Fee in accordance with South San Francisco Municipal Code Chapter 8.68. Based
on the plans reviewed by the Planning Commission and approved by the City Council, the
Bicycle and Pedestrian Impact Fee estimate for the project is:
• Commercial/Retail: $.36/SF x 11,786 = $4,242.96
• Office / R&D: $.09/SF x 672,924 = $60,563.16
4. COMMERCIAL LINKAGE FEE: The applicant shall pay the applicable commercial
linkage fee in accordance with South San Francisco Municipal Code Chapter 8.69. Based
on the plans reviewed by the Planning Commission and approved by the City Council, the
Commercial Linkage Fee estimate for the project is:
• Commercial/Retail: $2.50/SF x 11,786 = $29,465
• Office / R&D: $15/SF x 672,924 = $10,093,860
5. PUBLIC SAFETY IMPACT FEE: The applicant shall pay applicable Public Safety Impact
Fee in accordance with South San Francisco Municipal Code Chapter 8.75. Based on the
plans reviewed by the Planning Commission and approved by the City Council, the Public
Safety Impact Fee estimate for the project is:
• Commercial/Retail: $.44/SF x 11,786 = $5,185.84
• Office / R&D: $.44/SF x 672,924 = $296,086.56
6. SCHOOL DISTRICT FEE: Prior to the issuance of a building permit for
commercial/industrial projects, the City shall require proof of payment of this fee to
SSFUSD. Based on the plans reviewed by the Planning Commission and approved by the
City Council, the school district fee estimate for the project is:
• Commercial / Industrial Uses: $0.61/SF x 684,710 = $417,673.10
Draft Conditions of Approval – Southline Phase 1
July 13, 2022
9
STANDARD CONDITIONS AND LIMITATIONS FOR COMMERCIAL, INDUSTRIAL,
MIXED USE, AND MULTI-FAMILY RESIDENTIAL PROJECTS
Entitlement and Permit Status
1. Unless a time extension is approved, the approved Precise Plan permit shall lapse and shall
be deemed void: (a) two years after its effective date if a buil ding permit has not been
issued; or (b) after a longer duration as otherwise provided in an approved Development
Agreement, as applicable. One-year extensions of the time may be granted by the Chief
Planner upon request to made prior to the permit expiration date.
2. The permit shall not be effective for any purpose until the property owner or a duly
authorized representative files an affidavit, prior to the issuance of a building permit,
stating that the property owner is aware of, and accepts, all of the conditions of the permit.
3. The permit shall be subject to revocation if the project is not operated in compliance with
the conditions of approval.
4. Minor changes or deviations from the conditions of approval of the permit may be
approved by the Chief Planner and major changes require approval of the Planning
Commission, or final approval body of the City, per SSFMC Chapter 20.450 (Common
Procedures).
5. Neither the granting of this permit nor any conditions attached thereto shall authorize,
require or permit anything contrary to, or in conflict with any ordinances specifically
named therein.
6. Prior to construction, all required building permits shall be obtained from the City’s
Building Division.
7. All conditions of the permit shall be completely fulfilled to the satisfaction of the affected
City Departments and Planning and Building Divisions prior to occupancy of any building.
Any request for temporary power for testing equipment will be issued only upon substantial
completion of the development.
Lighting, Signs, and Trash Areas
8. All exterior lights shall be installed in such a manner that is consistent with SSFMC
Chapter 20.300 (Lot and Development Standards), and there shall be no illumination on
adjacent properties or streets which might be considered either objectionable by adjacent
property owners or hazardous to motorists.
Draft Conditions of Approval – Southline Phase 1
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9. No additional signs, flags, pennants or banners shall be installed or erected on the site
without prior approval, as required by SSFMC Chapter 20.360 (Signs).
10. Adequate trash areas shall be provided as required by SSFMC 20.300 (Lot and
Development Standards), and as set forth in the Southline Specific Plan.
11. 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. If being installed in a food service
facility the drain must be connected to a grease interceptor prior to the connection to the
sanitary sewer.
Landscaping, Construction, & Utilities
12. The construction and permitted use on the property shall be so conducted as to reduce to a
minimum any noise vibration or dust resulting from the operation.
13. A plan showing the location of all storm drains and sanitary sewers must be submitted.
14. All sewerage and waste disposal shall be only by means of an approved sanitary system.
15. Prior to any on-site grading, a grading permit shall be obtained from the City Engineer.
16. All existing utility lines, underground cable conduits and structures which are not proposed
to be removed shall be shown on the improvement plans and their disposition noted.
17. All landscape areas shall be watered via an automatic irrigation system which shall be
maintained in fully operable condition at all times, and which complies with SSFMC
Chapter 20.300 (Lot and Development Standards).
18. All planting areas shall be maintained by a qualified professional; the landscape shall be
kept on a regular fertilization and maintenance program and shall be maintained weed free.
19. Plant materials shall be selectively pruned by a qualified arborist; no topping or excessive
cutting-back shall be permitted. Tree pruning shall allow the natural branching structure
to develop.
20. Plant materials shall be replaced when necessary, with the same species originally specified
unless otherwise approved by the Chief Planner.
Parking Areas, Screening, & Drainage
21. All ducting for air conditioning, heating, blower systems, accessory mechanisms and all
other forms of mechanical or electrical equipment which are placed on or adjacent to the
Draft Conditions of Approval – Southline Phase 1
July 13, 2022
11
building shall be screened from public view, in accordance with SSFMC Chapter 20.300
(Lot and Development Standards), and as set forth in the Southline Specific Plan.
22. All parking spaces, driveways, maneuvering aisles, turn-around areas and landscaping
areas shall be kept free of debris, litter and weeds at all times. Site, structures, paving,
landscaping, light standards, pavement markings and all other facilities shall be
permanently maintained.
23. All covered parking spaces, driveways, maneuvering aisles, and turn-around areas must
drain and be plumbed to the sanitary sewer.
24. The onsite stormwater catch basins are to be stenciled with the approved San Mateo
Countywide Stormwater Logo (No Dumping! Flows to Bay).
Public Safety
25. 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.
26. The applicant shall comply with the provisions of Chapter 15.24 of the Municipal Code,
“Fire Code” Ordinance. The Fire Department reserves the right to make additional safety
conditions, if necessary, upon receipt of detailed/revised building plans.
27. All fire sprinkler test and/or drain lines shall be connected to the sanitary sewer.
Draft Conditions of Approval – Southline Phase 1
July 13, 2022
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WATER QUALITY CONDITIONS OF APPROVAL
APPROVED WITH CONDITIONS - the following items must be included in the plans or are
requirements of the Water Quality Control Stormwater and/or Pretreatment Programs and
must be completed prior to the issuance of a building permit:
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. After 7/1/19, Demolition Projects must complete a PCBs Screening Assessment Form
(attached and available in Building Division). If screening determines the building is an
applicable structure, the Protocol for Evaluating PCBs-Containing Materials before
Building Demolition shall be followed.
5. As site falls in a Very High, High or 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 all 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.
6. Roof leaders/gutters must NOT be plumbed directly to storm drains; they shall discharge
to stormwater treatment devices or landscaping first.
7. Fire sprinkler test drainage must be plumbed to sanitary sewer and be clearly shown on
plans.
Draft Conditions of Approval – Southline Phase 1
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8. Trash enclosures shall be covered, contained and the floor shall slope to a central drain that
discharges to the sanitary sewer. Details of trash enclosures shall be clearly provided on
plans.
9. Install a condensate drain line connected to the sanitary sewer for rooftop equipment and
clearly show on plans.
10. 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.
11. Submit specs on the sample port(s).
12. If a food service kitchen/ prep areas are to be installed, they 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.
13. Grease interceptor(s) shall be connected to all non-domestic wastewater sources in the
kitchens (wash sinks, mop sinks, floor drains) and shown on plans.
14. A cut sheet of the Grease Interceptor(s) must be shown on plans.
15. Garbage Disposals in Industrial/Commercial facilities are prohibited by City of South San
Francisco Municipal Code. Do not include/install Garbage Disposal(s).
16. 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 $1,760,817.88, payable with the
Building Permit. This estimate is subject to change according to final plans presented
for Building Permit.
17. Elevator sump drainage (if applicable) shall be connected to an oil/water separator prior to
connection to the sanitary sewer.
18. Drains in parking garage must be plumbed through an oil/water separator and then into the
sanitary sewer system and clearly shown on plans.
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/SMCWPPPC3TG%20V.5.0.p
df for guidance). The following items will be required;
Draft Conditions of Approval – Southline Phase 1
July 13, 2022
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20. Completed required 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 also be found at http://www.flowstobay.org/newdevelopment
A completed copy must also be emailed to andrew.wemmer@ssf.net
21. Submit flow calculations and related math for LID.
22. Complete required Operation and Maintenance (O&M) agreements (prior to Building
Permit final sign-off/project completion).
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
Andrew.wemmer@ssf.net
Exhibit Templates can also be found within Chapter 6 the C.3 Technical Guidance at
http://www.flowstobay.org/newdevelopment.
23. The onsite catch basins are to be stenciled with the approved San Mateo Countywide
Stormwater Logo (No Dumping! Flows to Bay).
24. 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.
Draft Conditions of Approval – Southline Phase 1
July 13, 2022
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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.
25. A SWPPP must be submitted (if > 1 acre). Drawings must note that erosion control shall
be in effect all year long.
26. A copy of the state approved NOI must be submitted (if > 1 acre).
Please have applicant contact Andrew Wemmer at Water Quality Control with any questions at
(650) 829-3840 or Andrew.wemmer@ssf.net.
Draft Conditions of Approval – Southline Phase 1
July 13, 2022
16
FIRE PREVENTIONCONDITIONS OF APPROVAL
After review of application and plans provided for this project, the Fire Department has the
following comments. Applicant is advised that the following Fire Department Standard
Conditions apply to this project:
1. Projects shall be designed in compliance with established regulations adopted by the City
of South San Francisco affecting or related to structures, processes, premises and
safeguards regarding the following:
a. The hazard of fire and explosion arising from the storage, handling or use of
structures, materials or devices.
b. Conditions hazardous to life, property or public welfare in the occupancy of
structures or premises.
c. Fire hazards in the structure(s) or on the premises from occupancy or operation.
d. Matters related to the construction, extension, repair, alteration or removal of the
fire suppression or alarm systems.
e. Conditions affecting the safety of fire fighters and emergency responders during
emergency operations.
2. Fire service features for buildings, structures and premises shall comply with all City
adopted building standards, California Code of Regulations Title 24 Building Standards
and South San Francisco City Code.
3. Permit(s) shall be required as set forth in adopted California Building Code (CBC) Section
105, California Residential Code (CRC) Section R105 and California Fire Code (CFC)
Sections 105.6 and 105.7. Submittal documents consisting of construction documents,
statement of special inspections, geotechnical report and other data shall be submitted in
two or more sets with each permit application. The construction documents shall be
prepared by a registered design professional. Where special conditions exist, the code
official is authorized to require additional construction documents to be prepared by a
registered design professional.
a. Construction documents shall be dimensioned and drawn on suitable material.
Electronic media documents shall be submitted. Construction documents shall be
of sufficient clarity to indicate the location, nature and extent of the work proposed
and show in detail that it will conform to the provisions of adopted codes and
relevant laws, ordinances, rules and regulations, as determined by the code official.
Draft Conditions of Approval – Southline Phase 1
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b. Shop drawings for the fire protection system(s) shall be submitted directly to the
Fire Department to indicate conformance with adopted codes and the construction
documents and shall be approved prior to the start of system installation. Shop
drawings shall contain all information as required by the referenced installation
standards in Chapter 9.
c. The construction documents shall show in sufficient detail the location,
construction, size, and character of all portions of the means of egress including the
path of the exit discharge to the public way in compliance with the provisions of
adopted codes. In other than occupancies in Groups R-2, R-3, and R-2.1, the
construction documents shall designate the number of occupants to be
accommodated on every floor, and in all rooms and spaces.
d. The construction documents submitted with the application for permit shall be
accompanied by a site plan showing to scale the size and location of new
construction and existing structures on the site, distances from lot lines, the
established street grades and the proposed finished grades and it shall be drawn in
accordance with an accurate boundary line survey. In the case of demolition, the
site plan shall show construction to be demolished and the location and size of
existing structures and construction that are to remain on the site or plot. The code
official is authorized to waive or modify the requirement for a site plan where the
application for permit is for alteration or repair or where otherwise warranted.
e. Construction documents for proposed fire apparatus access, location of fire lanes,
security gates across fire apparatus access roads and construction documents,
hydraulic calculations and material specifications for fire hydrant, fire protection
or detection systems shall be submitted to the fire department for review and
approval prior to construction.
4. Where fire apparatus access roads or a water supply for fire protection are required to be
installed, such protection shall be installed and made serviceable prior to and during the
time of construction except where approved alternative methods of protection are provided.
5. For the purposes of prescribing minimum safeguards for construction, alteration, and
demolition operations to provide reasonable safety to life and property from fire during
such operations. building, facilities, and premises in the course of construction, alteration
or demolition, including those in underground locations shall be in compliance with CFC
Chapter 33 and NFPA 241.
Applicant is advised that the following Fire Department Specific Conditions apply to this project:
Draft Conditions of Approval – Southline Phase 1
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6. New and existing buildings shall be provided with approved illuminated or other approved
means of address identification. The address identification shall be legible and placed in a
position that is visible from the street or road fronting the property. Address identification
characters shall contrast with their background. Address numbers shall be Arabic numerals
or alphabetic letters. Numbers shall not be spelled out. Character size and stroke shall be
in accordance with CFC Section 505.1.1 through 505.1.2. Where required by the fire code
official, address identification shall be provided in additional approved locations to
facilitate emergency response in accordance with this code and CFC Section 505.1.3.
Where access is by means of a private road and the building cannot be viewed from the
public way or when determined by the fire code official, a monument, pole, or other
approved illuminated sign or other approved means shall be used to identify the
structure(s). Address identification shall be maintained.
7. An approved water supply capable of supplying the required fire flow for fire protection
shall be provided to premises on which facilities, buildings or portions of buildings are
hereafter constructed or moved into or within the jurisdiction, in accordance with CFC
Section 507, Appendices B & C.
a. Fire-flow requirements for buildings or portions of buildings and facilities shall be
determined by adopted CFC Appendix B. With a maximum of 50% reduction.
b. Fire hydrant systems shall comply with adopted CFC Section 507.5.1 through
507.5.8 and Appendix C.
8. Fire apparatus access roads shall be provided and maintained in accordance with CFC
Section 503 and Appendix D.
a. Approved fire apparatus access roads shall be provided for every facility, building
or portion of a building hereafter constructed or moved into or within the
jurisdiction. The fire apparatus access road shall extend to within 150 feet of all
portions of the facility and all portions of the exterior walls of the first story of the
building as measured by an approved route around the exterior of the building or
facility.
i. Traffic calming measures (bollards, speed bumps, humps, undulations, etc.)
are not approved as a part of this review and require specific approval from
the Fire Department.
ii. Should a security gate be planned to serve the facility, the gate shall be
equipped with a Knox Company key operated electric gate release switch.
During a power failure, gate shall release for manual operation OR be
equipped with standby power or connected to the building emergency panel.
Draft Conditions of Approval – Southline Phase 1
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In addition to sending the request to exit signal to the gate operator, the
magnetic detection loop (when activated) shall prohibit the gate from
closing upon fire apparatus.
b. Commercial and industrial developments with buildings or facilities exceeding 30
feet or three stories in height or 62,000 square feet shall have not fewer than two
means of fire apparatus access for each structure. Where two fire apparatus access
roads are required, they shall be placed a distance apart equal to not less than one
half of the length of the maximum overall diagonal dimension of the lot or area to
be served, measured in a straight line between accesses.
c. Where the vertical distance between the grade plane and the highest roof surface
exceeds 30 feet, approved aerial fire apparatus access roads shall be provided in
accordance with CFC D105. For purposes of this requirement, the highest roof
surface shall be determined by measurement to the eave of a pitched roof, the
intersection of the roof to the exterior wall, or the top of parapet walls, whichever
is greater. Aerial fire apparatus access roads shall have a minimum unobstructed
width of 26 feet, exclusive of shoulders, in the immediate vicinity of the building
or portion thereof. One or more of the required access routes meeting this condition
shall be located not less than 15 feet and not greater than 30 feet from the building
and shall be positioned parallel to one entire long-side of the building or as
approved by the fire code official. The side of the building on which the aerial fire
apparatus access road is positioned shall be approved by the fire code official.
Overhead utility and power lines shall not be located over the aerial fire apparatus
access road or between the aerial fire apparatus road and the building. There shall
be no architectural features, projections or obstructions that would limit the
articulation of the aerial apparatus.
d. Required Fire Department access roads shall be signed “No Parking – Fire Lane”
per current Fire Department standards and California Vehicle Code (CVC) Section
22500.
e. A Fire Department key box shall be provided on the front of each structure for
access to fire protection equipment within the building.
9. The provisions of the adopted CFC shall specify where fire protection and life safety
systems are required and shall apply to the design, installation, inspection, operation,
testing and maintenance of all fire protection systems.
a. Approved automatic fire sprinkler systems in new buildings and structures shall be
provided in the locations described in adopted CFC Sections 903.2.1 through
Draft Conditions of Approval – Southline Phase 1
July 13, 2022
20
903.2.20. Approved automatic fire sprinkler systems in existing buildings and
structures shall be provided in locations described in adopted CFC Section 903.6.
i. Structure will be required to be protected by an automatic fire sprinkler
system.
1. Fire Department Connection (FDC) for the sprinkler and/or
standpipe systems shall be located on the street side of the structure
or facing approved fire apparatus access roadway fully visible and
recognizable from the street, and within 100 feet an approved fire
hydrant.
b. Structure will be required to install a standpipe system in the building.
i. Not less than one standpipe shall be provided for use during construction.
Such standpipes shall be installed prior to construction exceeding 40 feet in
height above the lowest level of fire department vehicle access. Such
standpipes shall be provided with fire department hose connections at floor-
level locations adjacent to stairways as construction progresses, such
standpipes shall be extended to within one floor of the highest point of
construction having secured decking or flooring.
10. A change of occupancy shall not be made unless the use or occupancy is made to comply
with the requirements of the City adopted California Fire Code and the California Existing
Building Code. Where approved by the fire code official, a change of occupancy shall be
permitted without complying with the all requirements of this code and the California
Existing Building Code, provided that the new or proposed use or occupancy is determined
to be less hazardous, based on life and fire risk, than the existing use or occupancy.
11. The following are a list of deferred plan submittal items that are required by the Fire
Department - additional items may be called out based on subsequent permit reviews:
a. Private Underground Fire Main
b. Standpipe System
c. Fire Sprinkler System
d. Fire Alarm/Fire Sprinkler Monitoring System
e. Fire Pump (to be determined)
f. Emergency Responder Radio System (to be determined)
Draft Conditions of Approval – Southline Phase 1
July 13, 2022
21
g. Gates and barricades across fire apparatus access roads (to be determined)
For any questions, please contact Ian Hardage, Fire Marshal South San Francisco Fire Department
(650) 829-6645.
Draft Conditions of Approval – Southline Phase 1
July 13, 2022
22
POLICE DEPARTMENT CONDITIONS OF APPROVAL
All construction must conform to South San Francisco Municipal Code Chapter 15.48.070
Minimum security standards for non-residential buildings, (Ord. 1477 § 1C, 2013; Ord. 1166 § 1,
1995)
15.48.085 Additional Security Measures May Be Required
Per South San Francisco Municipal Code 15.48.085 -Additional Security Measures, the following
conditions will also be required:
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. See possible samples
below.
Draft Conditions of Approval – Southline Phase 1
July 13, 2022
23
3) All exterior doorways and walkways shall be illuminated during darkness by a white light
source that has full cut-off and is of pedestrian scale.
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
Draft Conditions of Approval – Southline Phase 1
July 13, 2022
24
• Garage area (providing coverage to entire parking areas)
• Bicycle storage area
• Main lobby of building
• Loading docks
12) Any leasing of sales offices within the building shall be alarmed with a central station
monitored silent intruder alarm system.
The Police Department requires acknowledgement of these comments to include specific locations
in the plans where the applicable change requests have been made.
The Police Department reserves the right to review and comment upon the submission of revised
and updated plans.
For questions concerning this project, please contact Sergeant Michael Rudis at (650) or At
mike.rudis@ssf.net.
Draft Conditions of Approval – Southline Phase 1
July 13, 2022
25
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 an engineer’s estimate or
opinion of probable 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 an engineer’s
estimate or opinion of probable cost of Right-of-Way (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 for hauling of
earth occurring prior to grading. Otherwise, hauling conditions shall 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. Any proposed haul route
through the City of San Bruno jurisdictional limits shall require approval from the City of
San Bruno City Engineer. Refer to San Bruno Conditions.
4. 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.
5. 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 payment prior to the issuance of a building and grading permit.
Draft Conditions of Approval – Southline Phase 1
July 13, 2022
26
6. A Public Improvement Permit is required for any work proposed within the public ROW that
modifies or alters the existing public infrastructure including but not limited to a new road or
new curb alignment. An Encroachment Permit is required for any other work within the
public ROW or affecting public infrastructure. The Applicant shall pay all permit, plan
check, inspection fees and for any public outreach that may be needed during construction, as
well as any deposits and/or bonds required to obtain said permits.
7. Prior to the issuance of a building permit and grading permit for development on any
properties with open environmental cases subject to regulation by County or State regulators
within Lots 1 through 4 as shown on the Vesting Tentative Map, the Applicant shall submit
written evidence from the County or State Regulators in charge, which may include
information obtained from the State Water Resources Control Board GeoTracker database,
indicating that the site is cleared of hazardous materials and hazardous groundwater to a level
that poses no impacts to human health, to the extent required by law. The Applicant shall
also confirm that any existing groundwater monitoring wells on the project site have been
properly closed and/or relocated as necessary as approved by the County or State Regulators
in charge prior to ground disturbing activities on the affected parcel(s).
8. Prior to work in any other jurisdiction, the applicant shall obtain copies of the approved
permits from other jurisdictions, including City of San Bruno and BART, for proposed work
outside the jurisdiction of the City of South San Francisco. The Applicant shall be
responsible to pay for all permit fees needed to obtain any such permits.
Plan Submittal
9. 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, along with three printed copies. 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), Detail Sheet(s), 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).
10. 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.
Draft Conditions of Approval – Southline Phase 1
July 13, 2022
27
11. Prior to core & shell building permit issuance and any work commencing within the City
ROW, 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.
12. Along with the building permit submittals, Applicant shall submit separate Public
Improvement Plans for the Public Improvement Permit Application. An engineer’s cost
estimate for the scope of work shown on the approved Public Improvement Plans is required
to determine the performance and payment bond amount. The submittal of the bonds is
required prior to the execution of the Improvement Agreement as further described in
Condition 32 below.
13. 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.
14. Prior to the issuance of an Encroachment Permit, the Applicant shall provide Construction
Staging Plans for all off-site construction. Among other items, the Construction Staging
Plans shall address the proposed scheme for maintaining traffic along the South Linden
Avenue corridor, and the Huntington Avenue corridor during construction off-site
improvements in those areas.
15. All improvements shall be designed by a registered civil engineer and approved by the
Engineering Division.
16. The Engineering Division reserves the right to include additional conditions during review of
the building permit, grading permit, or public improvement permit, to the extent permitted by
law and as consistent with the Vesting Tentative Map and Development Agreement approved
in connection with the Project.
Mapping, Dedications, and Agreements
17. The Applicant shall process a Final Map to reconfigure the existing parcels into five parcels
in substantial compliance with the approved Vesting Tentative Map. Said Final Map shall
be recorded with the San Mateo County Recorder’s Office prior to the issuance of a core &
shell Building Permit.
18. The applicant shall process a Subdivision Map for any proposed future subdivision of Lot 5
of the approved Vesting Tentative Map. Said Subdivision Map shall be recorded with the
Draft Conditions of Approval – Southline Phase 1
July 13, 2022
28
San Mateo County Recorder’s Office prior to the issuance of a Building Permit for
improvements within that Lot 5.
19. The Applicant shall dedicate to the City, an approximately 96-foot-wide public right-of-way
along the proposed new Southline Avenue public street (provisionally named for purposes of
these Conditions of Approval and related Project materials) between South Maple Avenue
and South Linden Avenue, as shown on the approved Vesting Tentative Map.
20. The Applicant shall dedicate a public right-of-way for the area indicated as “Area of R/W
Dedication” on the southwest corner of Lot 1 as shown on the approved Vesting Tentative
Map.
21. The Applicant shall dedicate a public right-of-way for the area indicated as “Area of R/W
Dedication” on easterly side of Lot 3 and Lot 5, and the westerly side of Lot 5 as shown on
the approved Vesting Tentative Map.
22. The Applicant may reserve an approximately 5-foot-wide private utility easement crossing
the 96’ wide Southline Avenue public right-of-way between Lot 3 and Lot 5 as shown on
sheet TM-11 of the Vesting Tentative Map. The Applicant shall be responsible for
providing on-going utility locating services as needed for future Underground Service Alerts
to mark any future private utilities installed within the easement on the public right-of-way.
23. The Applicant shall dedicate to the City, an approximately 10-foot-wide public stormdrain
easement located along the northeastern side of Lot 2 and Western side of Lot 4 as shown on
the approved Vesting Tentative Map.
24. The Applicant shall dedicate to the City, an approximately 20-foot-wide Emergency Vehicle
Access Easement on the various Lots as approved to the satisfaction of the Fire Marshall.
25. The Applicant shall create one or more Reciprocal Access Easements or an alternative legal
instrument(s) between the various Lots for use of the internal drives and the various private
utilities as necessary to provide utility services to each Lot.
26. The Applicant shall create one or more Parking Access Agreements or an alternative legal
instrument(s) between all Lots utilizing the proposed Parking Structure on Lot 4.
27. The Applicant shall be responsible for obtaining all approvals necessary from the City of San
Bruno and BART for the realignment of Huntington Avenue within the City of San Bruno or
BART lands, respectively, as shown on the approved Vesting Tentative Map.
28. The Applicant shall be responsible for obtaining any approvals as may be required from the
California Public Utilities Commission (CPUC) for the modifications to the existing railroad
preemption for the existing at-grade crossing on South Linden, as needed to accommodate
the new traffic signal and intersection layout at the new Southline Avenue/Dollar Avenue,
South Linden Avenue intersection.
Draft Conditions of Approval – Southline Phase 1
July 13, 2022
29
29. The Applicant shall be responsible for obtaining a License Agreement or other approval with
the railroad as may be required for the undergrounding of the overhead utilities over the at-
grade crossing on South Linden Avenue.
30. Prior to Building Permit issuance, the applicant shall provide documentation for all existing
easements to be quitclaimed as shown on sheet TM-10 of the Vesting Tentative Map.
31. All required public right-of-way and easement dedications to the City, the reservation of
private easements, and the requirement for the abandonment of existing easements to be
accomplished through the Final Map and not via quitclaim shall be established via the
recording of the Final Map for the property. For Property not owned or controlled by the
Applicant, public right-of-way dedications and easements shall be established via recording
separate instruments.
32. Prior to the issuance of Public Improvement Permits, the Applicant shall enter into an
Improvement Agreement and Encroachment and Maintenance Agreement with the City.
These agreements shall be approved in substantially similar form by City Council prior to
execution.
a. 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.
b. The Encroachment and Maintenance Agreement shall require the Applicant to
maintain any street furniture that serves the property, and all stormwater treatment
measures and the landscaping/street trees in the Public right-of-way 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.
33. Applicant shall pay for all applicable Engineering Division deposits and fees required for any
mapping application prior to review.
Right-of-Way
34. Prior to Final Signoff of the Public Improvement Permit, Applicant shall coordinate with the
City for the final configuration of the following intersections. The final approved
Draft Conditions of Approval – Southline Phase 1
July 13, 2022
30
configuration shall be shown on the improvement plans and constructed prior to final signoff
of the public improvement permit.
a. Dollar Avenue /S. Linden Avenue Intersection: The design for the new Dollar /
Linden intersection shall be consistent with the City’s intent to reduce potential
pedestrian conflicts by avoiding the creation of “pork chop” islands and a
vehicular slip-lane. The final design shall be determined following completion of
a traffic analysis to verify design consistency with the applicable City standards,
including adequate truck-turning capacity, as well as consistency with the
Southline EIR impact determinations, as directed by the City Engineer.
b. S. Maple Avenue/Huntington Avenue: The required turn pocket length for the S.
Maple Avenue southbound right-turn pocket shall be confirmed based on traffic
analysis of the anticipated Phase 1 traffic volumes for the intersection, or as
approved by the City Engineer. This intersection requires the Applicant to
coordinate final configuration with the City of San Bruno in addition to the City
of South San Francisco.
35. 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 any Temporary
Occupancy as approved by the City Engineer.
36. 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.
37. The Applicant shall construct the new Southline Avenue from South Maple Avenue to Dollar
Avenue to a Traffic Index of 9.5 as shown on the approved Vesting Tentative Map. The
street shall include a raised median island with landscaping as shown in the approved Precise
Plan dated 03/01/22.
38. The Applicant shall reconstruct the following streets (curb to curb) to a Traffic Index of 9.5:
a. Dollar Avenue from Tanforan Avenue to Southline Avenue
b. South Linden Avenue along the Lot 5 property frontage
c. South Linden Avenue from the at-grade railroad crossing to Dollar Avenue.
d. Huntington Avenue from Tanforan Avenue to Sneath Avenue along the realigned
Huntington Avenue right-of-way.
e. South Maple Avenue approximately 125 feet north of Southline Avenue
Draft Conditions of Approval – Southline Phase 1
July 13, 2022
31
39. The Applicant shall perform base repairs, and perform a 2-inch grind and AC overlay of the
following streets (curb to curb):
a. Tanforan Avenue from Huntington Avenue to Dollar Avenue.
b. Huntington Avenue from the southern driveway of the BART parking lot to
Tanforan Avenue.
c. South Linden Avenue from the at-grade crossing to the eastern limits of the new
concrete median island
40. The Applicant shall install a concrete median island at the approaches to the existing at-
grade railroad crossing on South Linden Avenue as shown on sheet TM-15 of the Vesting
Tentative Map.
41. The Applicant shall construct new curb, gutter, sidewalk, and ADA curb ramps in all
locations as shown on the approved Vesting Tentative Map.
42. The Applicant shall install a concrete median island on the realigned portion of Huntington
Avenue and along the segment south of Tanforan Avenue.
43. The Applicant shall be responsible for obtaining all approvals necessary from City of San
Bruno and the Bay Area Rapid Transit (BART) District for any bicycle and pedestrian
improvements on the west side of South Maple Avenue south of the new intersection of
Huntington Avenue/South Linden Avenue/Southline Avenue along the west side of
Huntington Avenue adjacent to the BART Parking Lot property frontage.
44. The Applicant shall install new pedestrian crosswalks shown on sheets TM-12 through TM-
15 of the Vesting Tentative Map at the following locations; the crosswalks shall include new
ADA accessible pedestrian curb ramps on each end of the crosswalks at:
a. The intersection of Huntington Avenue, South Maple Avenue and Southline
Avenue,
b. The intersection of Southline Avenue and the Phase 1 Parking Garage Entrance
between Buildings 1 and 7; and
c. The intersection of South Linden Avenue, Dollar Avenue, and Southline Avenue .
.
45. The Applicant shall construct new ADA Accessible driveway entrances on Southline Avenue
and Dollar Avenue frontages of the project site.
46. Applicant shall ensure that any pavement markings impacted during construction are restored
and upgraded to meet current City standards current to the time of Encroachment Permit
approval.
47. The Applicant shall install new City Standard streetlights on the following streets:
Draft Conditions of Approval – Southline Phase 1
July 13, 2022
32
a. On both sides of the realigned Huntington Avenue from Southline Avenue to
Tanforan Avenue
b. On the new Southline Avenue
c. On both sides of South Maple to 125 feet north of Southline Avenue
d. On the north side of Tanforan Avenue
e. On the west side of Dollar Avenue from Tanforan Avenue to Southline Avenue
f. On the South Linden Avenue frontage of Lot 5.
48. The Applicant shall install new traffic signals at the following intersections:
a. At the intersection of Southline Avenue/South Maple Avenue/Huntington Avenue
b. At the intersection of Southline Avenue / Phase 1 Parking Garage Entrance
between Buildings 1 and 7
c. At the intersection of Southline Avenue/Dollar Avenue/South Linden Avenue
49. The Applicant shall modify the existing traffic signal on Huntington Avenue/BART Parking
Entrance to accommodate the new pedestrian crosswalk on Huntington Avenue on the south
leg of the intersection and as necessary to provide for safe/ ADA accessible crossing for the
new mixed-use bike/pedestrian trail along the BART property frontage.
50. The Applicant shall install conduit with a 144-strand fiber optic interconnect cable between
the traffic signals at the following intersections:
a. Huntington Ave/Sneath to Southline Avenue/South Maple Avenue/Huntington
Avenue
b. Southline Avenue/South Maple Avenue/Huntington Avenue to Huntington
Avenue/BART parking
c. Southline Avenue/South Maple Avenue/Huntington Avenue to Southline Avenue
/ Driveway Entrance.
d. Southline Avenue / Driveway Entrance to Southline Avenue/Dollar Avenue/South
Linden Avenue
e. Southline Avenue/Dollar Avenue/South Linden Avenue to San Mateo
Avenue/South Linden Avenue
Existing signal interconnect conduit may be reutilized provided existing pull boxes are updated
to accommodate fiber optic cable per current Caltrans Standards. All the above referenced
traffic signals (including those within the City of San Bruno) shall be equipped with new
2070LX traffic controllers with D4 software, Atcelis switches for KITS communication, and
one Cradlepoint 5G Router, or comparable technological specifications as approved by the
Draft Conditions of Approval – Southline Phase 1
July 13, 2022
33
Public Works Electrical Division, for wireless communication to City computer server to
provide a functioning adaptive traffic control signal system.
51. The Applicant shall perform a traffic signal timing study for the new Southline Avenue
segment between South Linden Avenue and the Huntington Avenue/Sneath Lane intersection
and prepare traffic signal timing/coordination plans and timing sheets to be used at the initial
start-up of the new traffic signals installed with the development. The Applicant shall also
perform an update to said traffic signal-timing study within one year after final occupancy of
all the building structures in Phase 1 of the Vesting Tentative Map and update the traffic
signal timing/coordination plans as needed based on the results of the traffic signal-timing
study.
52. 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 subdivision 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 City Engineer, at no cost to the City or to the property
owner. Repairs within the City of San Bruno shall be to the satisfaction of the San Bruno
City Engineer.
53. The Applicant shall install street trees, landscaping, and irrigation system on the public right-
of-way consistent with the policies of the approved Southline Specific Plan. Applicant shall
ensure the proposed trees and planting locations do not interfere with existing Public Utility
Easements and new underground utilities. The Applicant shall include root barrier measures
to prevent the sidewalk from uplift.
54. Prior to the issuance of the Public Improvement Permit or any Encroachment Permit, the
Applicant shall submit Traffic and Pedestrian Control Plans for proposed work within
Tanforan Avenue, Huntington Avenue, South Maple Avenue, South Linden Avenue, and
Dollar Avenue and/or any area of work that will obstruct the existing pedestrian walkways.
55. 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.
56. The project shall not include any permanent structural supports (retaining walls, tiebacks,
etc.) within the ROW. City Engineer approval is required for any temporary structural
supports within the ROW. Any temporary structural supports shall be removed after
construction.
57. Any work within the public sidewalk and/or obstructing pedestrian routes shall require
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
Draft Conditions of Approval – Southline Phase 1
July 13, 2022
34
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.
58. The Engineering Division reserves the right to include new off-site conditions of approval for
future phases of the project for the development on Lot 5 shown the approved Vesting
Tentative Map, to the extent permitted by law and as consistent with the Vesting Tentative
Map and Development Agreement approved in connection with the Project.
Stormwater
59. 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 confirm that the proposed development will meet the goal of reducing peak
runoff by 10% based on a 25-year, 5-minute design storm for each drainage basin. Methods
for reducing stormwater flow shall include stormwater storage on-site if necessary. The
study shall also evaluate the capacity of each new storm drain installed as part of the
development. Precipitation shall be based on NOAA Atlas 14 data for the site. The study
shall be submitted to the City Engineer for review and approval.
60. Runoff Coefficients used for hydraulic calculations shall be as follows:
a. Parks and open areas—0.35
b. Residential areas—0.50
c. Multiple dwelling areas—0.65
d. Commercial and paved areas—0.95
61. Hydraulic grade lines shall not be less than 1 foot from the ground surface.
62. The Applicant shall design and construct any on-site and off-site storm drainage
improvements along said storm drain system to be sized as recommended by the approved
storm drainage and hydraulic study at no cost to the city.
63. The Applicant shall construct all new public and private storm drains and stormwater
treatment measures shown on the approved Vesting Tentative Map and as may be modified
to accommodate stormwater storage if necessary.
64. Drainage runoff shall not be allowed to flow across lot lines or across subdivision boundaries
onto adjacent private property without an appropriate recorded easement or an alternative
legal instrument being provided for this purpose.
65. All off-site drainage facilities required by the City Engineer to accommodate the runoff from
the subdivision shall be provided by the Applicant at no cost to the City.
Draft Conditions of Approval – Southline Phase 1
July 13, 2022
35
66. 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.
67. All storm drainage runoff shall be discharged into a pipe system or concrete gutter. Runoff
shall not be surface drained into surrounding private property outside of project site area or
public streets.
68. The proposed on-site storm drainage system shall not be dedicated to the City for ownership
or maintenance. The storm drainage system and any storm water pollutions control devices
within the subdivision shall be owned, repaired, and maintained by the property owner or
owner’s association.
69. Applicant shall video inspect the storm drain mains along the project frontage in Tanforan
Avenue to the nearest manholes upstream and downstream of the project point of connection
both prior to construction and post construction. Video must be submitted to City
Engineering for review as part of the improvement plans submittal; the Applicant will be
responsible to ensure that the condition of the storm drain is in at least existing condition or
better after construction is completed.
Sanitary Sewer
70. As part of the future development on Lot 5 of the approved Vesting Tentative Map, the
Applicant shall upgrade the existing public sanitary sewer mains indicated as current
deficiencies within Table 7.1 Schedule of Improvements (West of 101) within the City of
South San Francisco, City-Wide Sewer System Master Plan, dated February 2021, and as
follows:
a. Upgrade the existing 18-inch LO-P13 line to a 21-inch for 175 feet from 605 feet
north of Browning Way to 765’ north of Browning Way.
b. Upgrade the existing 18-inch LO-P14 line to a 24-inch line for 1,450 feet from
Maple Avenue to Lowrie Avenue.
Said public sanitary sewer upgrades as part of the future development of Lot 5 and
will not be necessary to design or to provide performance bonding for as part of the
Phase 1 Final Map.
71. The Applicant shall construct a new 8-inch public sanitary sewer main on Dollar Avenue
from Tanforan Avenue to Lot 3 of the approved Vesting Tentative Map. Said new public
sanitary sewer shall provide sewer service for Building 7 and the Parking Structure, to drain
towards the sanitary sewer main on Tanforan Avenue.
72. The Applicant shall abandon in place as needed the existing public sanitary sewer main on
Dollar Avenue that drains to the sewer main on South Linden. Abandonment shall conform
to City Standards.
Draft Conditions of Approval – Southline Phase 1
July 13, 2022
36
73. Applicant shall video inspect the sanitary sewer mains along the project frontage to the
nearest manholes upstream and downstream of the project point of connection both prior to
construction and post construction. Video must be submitted to City Engineering for review
as part of the improvement plans submittal and shall confirm the number of existing sewer
laterals serving the site that must be abandoned.
74. The Applicant shall abandon all existing private sewer laterals from the project site
connected to the public sanitary sewer system. The number of sewer laterals to be
abandoned shall be shown on the demolition plans and shall be confirmed by the review of a
video inspection of the private sanitary sewer main.
75. The Applicant shall install the new sewer laterals to City Standards including a cleanout in
the sidewalk and a new wye connection at the main. Lateral sizes of 8-inch or larger require
a manhole connection at the City sewer main. Only one sewer lateral shall be allowed per
parcel.
76. Sanitary Sewer plan shall show all existing and proposed utilities. Be sure to provide
minimum horizontal and vertical clearances for all existing and proposed utilities. Also
include all existing and proposed manhole, catch basin and pipe invert elevations.
77. All utility crossings shall be potholed, verified and shown on the plans prior to the building
permit submittal.
78. The on-site sanitary sewer system/plumbing shall be designed and installed in accordance
with the Uniform Plumbing Code, as amended and adopted by the City, and in accordance
with the requirements of the South San Francisco Building Division.
79. 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.
80. The on-site sanitary sewer system shall not be dedicated to the City for maintenance. The
sanitary sewer facilities within the subdivision shall be repaired and maintained by the
property owner Homeowner’s Association.
Domestic Water
81. The Applicant shall construct new 12-inch diameter water mains along Southline Avenue and
relocate the existing 12-inch and 6-inch watermains on South Maple Avenue and South
Linden Avenue as shown on the Vesting Tentative Map. The required water main sizes shall
be verified as part of the water main design and approval process with California Water
Service.
Draft Conditions of Approval – Southline Phase 1
July 13, 2022
37
82. The Applicant shall relocate the existing 12-inch water main on Huntington Avenue as
shown on the Vesting Tentative Map, subject to approval by the City of San Bruno and, as
needed, California Water Service.
83. The Applicant shall install new fire hydrants as shown on the Vesting Tentative Map and as
may be modified by the Fire Marshal. Installation and locations shall be in accordance with
City Standards as approved by the Fire Marshal.
84. City of San Bruno requires a reservation of space in Tanforan Avenue for a future San Bruno
water line. Refer to the City of San Bruno Conditions.
Dry Utilities
85. 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 pedestrian walkway areas.
86. The applicant shall underground all the existing overhead utilities along the following streets:
a. Tanforan Avenue from Huntington Avenue to Dollar Avenue, including the panel
conversions of residences on the southern side of the street served by the
undergrounded utilities.
b. Huntington/South Maple Avenue from the south side of Tanforan Avenue to
approximately 250 feet north of Southline Avenue.
c. Dollar Avenue from the south side of Tanforan Avenue to Southline Avenue
d. South Linden Avenue from Southline Avenue to the northern limits of the
existing overhead line on the Lot 5 frontage.
e. South Linden from Dollar Avenue to the easterly side of the at-grade railroad
crossing to eliminate the need for an overhead utility pole and guy wire along the
project frontage.
87. During the design and review process with Pacific Gas & Electric for the undergrounding
design review, the Applicant shall submit the design to City of San Bruno for review and
comments.
On-site Improvements
88. Internal driveways shall be a minimum of 15’ wide for one-way travel and 25’ wide of for
areas subject to two-way travel. One-way travel lanes within the site shall be clearly posted
and marked appropriately.
Draft Conditions of Approval – Southline Phase 1
July 13, 2022
38
89. The Applicant shall submit a construction access plan that clearly identifies all areas of
proposed access during the proposed development.
90. Prior to receiving a Certificate of Occupancy from 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.
91. 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.
92. All landscaped 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.
93. Any monument signs to be installed for the project shall be located completely on private
property and shall not encroach into the City’s right-of-way. The Developer shall ensure that
placement of the monument signs do not obstruct clear lines of sight for vehicles entering or
exiting the site.
Grading
94. The Applicant shall provide documentation from a qualified 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.
95. 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
developer’s civil engineer and approved by the project geotechnical engineer.
96. During grading operations, the entire 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 developer shall
hire an environmental inspector at his/her expense to ensure compliance with the grading
permit.
97. 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 City streets or
private driveways.
98. 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 Vesting Tentative
Draft Conditions of Approval – Southline Phase 1
July 13, 2022
39
Map. A letter certifying the foundation forms shall be submitted to the Engineering Division
for approval.
99. 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.
100. 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 otherwise authorized by the City.
101. 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. Applicant shall submit
a request letter to the Engineering Division to request the City Engineer’s approval.
SSF Engineering Division Contact:
Jason Hallare at Jason.Hallare@ssf.net or Maurice Kaufman, WC3, at (650)-754-6353
CITY OF SAN BRUNO
102. The City of South San Francisco has received the following requirements from the City
of San Bruno. These requirements are provided for informational purposes only and will be
coordinated with the City of San Bruno and the Applicant as conditions for City of San
Bruno approvals, permits, and agreements.
a. Applicant will be responsible to coordinate and obtain necessary approvals and
permits prior to the start of any work within the jurisdictional limits of the City of San
Bruno. Applicant will be required to comply with all of the City of San Bruno’s
permit requirements.
b. For any haul route or truck route within the limits of the City of San Bruno, Applicant
will be required to submit proposed haul route and truck route to the City of San
Bruno City Engineer for approval. An Encroachment Permit will be issued by the
City of San Bruno for haul route access over the city streets.
c. Prior to SSF core & shell building permit issuance and prior to any work within the
City of San Bruno, the applicant will be required to obtain an encroachment permit
from the City of San Bruno for all proposed work within the City of San Bruno right-
of-way. The Applicant will be required to submit an encroachment permit
application, will be required to submit all required documentation, and will be
required to pay all permit, plan check, inspection fees that may be needed during
construction, as well as any deposits and/or bonds required to obtain said permits.
Draft Conditions of Approval – Southline Phase 1
July 13, 2022
40
i. Encroachment Permit application for work in City of San Bruno may be found
on the City of San Bruno website at https://www.sanbruno.ca.gov/383/Permits.
ii. Applicant will be required to obtain copies of approved permits from other
utilities and agencies, including BART and PG&E, prior to issuance of San
Bruno encroachment permit.
iii. All improvements within the City of San Bruno public right-of-way will be
required to comply with City of San Bruno Standard Plans and Standard
Specifications unless specifically approved by City of San Bruno City Engineer.
iv. Maintenance Agreements for improvements within the city limits of the City of
San Bruno as required for traffic signals, green infrastructure stormwater quality
treatment facilities, and other improvements shall be executed prior to issuance
of encroachment permits. Applicant will be required to be responsible for
coordination with City of San Bruno and for cost of preparation of such
agreements
d. Prior to Building Permit issuance, the Applicant will be required to submit to the City
of San Bruno a video survey of the streets located within the City of San Bruno
adjacent to the Project limits of work to determine the pre-construction condition of
the streets at the sole cost of the Applicant. 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.
e. Applicant will be required to submit design for stormwater maintenance facilities to
the City of San Bruno for approval and will be required to enter into maintenance
agreement with the City of San Bruno for offsite stormwater treatment areas/green
infrastructure that is located within City of San Bruno right-of-way.
f. The City of San Bruno Water System Master Plan has identified a new water line
within street section of Tanforan Avenue to replace the existing water line located on
the south side of Tanforan Avenue that serves the residential properties on south side
of Tanforan Avenue. The reservation area will be required to comply with all public
health and safety code requirements for clearances between sewer, storm drain, and
potable water mains.
DRAFT – FOR CITY COUNCIL REVIEW
4867-9363-4824.10
RECORDING REQUESTED BY
AND WHEN RECORDED MAIL TO:
City Clerk
City of South San Francisco
P.O. Box 711
South San Francisco, CA 94083
______________________________________________________________________________
(Space Above This Line Reserved For Recorder’s Use)
This instrument is exempt from recording fees pursuant to Government Code section 27383.
Documentary Transfer Tax is $0.00 (exempt per Revenue & Taxation Code section 11922, Transfer to
Municipality).
DEVELOPMENT AGREEMENT
BY AND BETWEEN
CITY OF SOUTH SAN FRANCISCO
AND
LPGS (TANFORAN) LLC
Southline Specific Plan Area
SOUTH SAN FRANCISCO, CALIFORNIA
ADOPTED BY ORDINANCE NO. ______________
OF THE CITY OF SOUTH SAN FRANCISCO CITY COUNCIL
Effective Date: __________________, 2022
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[TABLE OF CONTENTS]
1
DEVELOPMENT AGREEMENT
THIS DEVELOPMENT AGREEMENT (“Agreement”) is entered into as of
[________________], 2022 (“Effective Date”) by and between LPGS (Tanforan) LLC, a
Delaware limited liability company (“Developer”), and the City of South San Francisco, a
municipal corporation (“City”), pursuant to California Government Code (“Government Code”)
sections 65864 et seq. Developer and City are sometimes collectively referred to herein as
“Parties.”
RECITALS
A. To strengthen the public planning process, encourage private participation in
comprehensive planning and reduce the economic risk of development, the Legislature of the State
of California enacted California Government Code sections 65864 et seq., which authorizes City
to enter into an agreement with any person having a legal or equitable interest in real property for
the development of such property.
B. Pursuant to Government Code section 65865, City has adopted procedures and
requirements for the consideration of development agreements (South San Francisco Municipal
Code (“SSFMC”) Chapter 19.60). This Agreement has been processed, considered, and executed
in accordance with such procedures and requirements.
C. Developer has a legal and/or equitable interest in certain real property located in
the City on the approximately 28.5-acre site commonly known as the “Southline Specific Plan
Area,” as more particularly described and depicted in Exhibit A (“Project Site”). Developer has
requested City to enter into a development agreement and proceedings have been taken in
accordance with the rules and regulations of the City with regard to Developer’s proposed Project
(as defined below).
D. The terms and conditions of this Agreement have undergone extensive review by
Developer, City, and the City of South San Francisco City Council (“City Council”) members and
have been found to be fair, just, and reasonable.
E. The City Council believes that the best interests of the citizens of the City of South
San Francisco and the public health, safety, and welfare will be served by entering into this
Agreement.
F. This Agreement and the Project (as defined in Section 1.1 of this Agreement) will
be consistent with the City of South San Francisco General Plan (“General Plan”), the Southline
Specific Plan (as defined in Recital [L]), and the SSFMC.
G. Development (as defined in Section 1.15 of this Agreement) of the Project Site with
the Project in accordance with this Agreement will provide substantial benefits to and will further
important policies and goals of City. This Agreement will, among other things, benefit the City
by (1) advancing the City’s economic development goals of enhancing the competitiveness of the
local economy and maintaining a strong and diverse revenue and job base, (2) creating a state-of-
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the art transit-oriented commercial campus development to advance long-standing General Plan
objectives for the Lindenville area, (3) making significant investments in expanding and upgrading
access to transit and multimodal circulation, (4) supporting the City’s achievement of its Climate
Action Plan goals through incorporation of environmentally sensitive design and equipment,
energy conservation features, water conservation measures, and other sustainability features,
(5) generating construction-related benefits, including employment, economic and fiscal benefits
related to new construction, and (6) generating fiscal benefits to the City and San Mateo County
due to community benefits payments, taxes and other revenue sources from operations.
H. In exchange of the benefits to City described in the preceding Recital, together with
the other public benefits that will result from the Development of the Project, Developer will
receive by this Agreement assurance that it may proceed with the Project in accordance with
Applicable Law (as defined in Section 1.6 of this Agreement), and therefore desires to enter into
this Agreement.
I. This agreement will eliminate uncertainty in planning and provide for the orderly
Development of the Project on the Project Site, facilitate progressive installation of necessary
improvements, provide for public services appropriate to the Development of the Project on the
Project Site, and generally serve the purposes for which development agreements under section
65864, et seq. of the California Government Code are intended.
J. On June 2, 2022, following a duly noticed public hearing, the City of South San
Francisco Planning Commission (“Planning Commission”) recommended that the City Council
approve this Agreement and adopt the Resolutions and Ordinances described in Recitals [K]
through [L].
K. On [__________], 2022, after a duly noticed public hearing, by Resolution No. [_],
the City Council certified the Southline Specific Plan Environmental Impact Report (SCH#
2020050452) (“EIR”) in accordance with the California Environmental Quality Act (Public
Resources Code §§ 2100 et seq. (“CEQA”)) and the CEQA Guidelines (California Code of
Regulations, Title 14, §§ 15000 et seq). The EIR analyzed the potential environmental impacts of
Development of the Project on the Project Site. Concurrent with its certification of the EIR, and
by the same resolution, the City Council duly adopted CEQA findings of fact, a Statement of
Overriding Considerations, and a Mitigation Monitoring and Reporting Program (“MMRP”) for
the Project. The Statement of Overriding Considerations carefully considered each of the Project’s
significant and unavoidable impacts identified in the EIR and determined that each such impact is
acceptable in light of the Project’s economic, legal, social, technological and other benefits. The
MMRP identifies all mitigation measures identified in the EIR that are applicable to the Project
and sets forth a program for monitoring or reporting on the implementation of such mitigation
measures.
L. Also on [__________], 2022, after a duly noticed public hearing, the City Council
duly adopted the following resolutions and introduced the following ordinances granting certain
land use entitlements for Development of the Project on the Project Site:
1. Resolution No. [_], amending the General Plan to reflect adoption of the
Specific Plan;
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2. Resolution No. [_], adopting the Southline Specific Plan (“Specific Plan”);
3. Ordinance No. [_] (introduced), adopting Chapter 20.290 of the City of
South San Francisco Municipal Code to add the Southline Campus Specific Plan (S-C) District
zoning regulations, consistent with the Specific Plan, and amending the zoning map to reflect
adoption of the S-C District (“Zoning Amendment”);
4. Ordinance No. [_] (introduced), approving and authorizing the execution of
this Agreement;
5. Resolution No. [_], approving the Vesting Tentative Tract Map for the
Project Site (the “VTM”);
6. Resolution No. [_], approving the Preliminary Transportation Demand
Management Plan for the Southline Specific Plan (“TDM Plan”); and
7. Resolution No. [_], approving the Phase 1 Precise Plan for development
within the Project Site (the “Phase 1 Precise Plan”).
8. Resolution No. [_], approving the Design Review for development
within the Project Site (“Phase 1 Design Review”)
The entitlements described in this Recital [L] and listed on Exhibit B, are collectively referred to
herein as the “Project Approvals.”
M. On [__________], 2022, the City Council, at a duly noticed public meeting,
conducted a second reading of and adopted the following ordinances:
1. Ordinance No. [_], adopting the Zoning Amendment.
2. Ordinance No. [_], approving and authorizing the execution of this
Agreement.
N. The Project has been designed to fulfill the Development vision of the Project
Approvals consistent with the City’s land use policies and regulations, and to secure Developer’s
ability to achieve the Development potential of the Project Site at an appropriate level of growth.
O. In adopting Ordinance No. [_], the City Council found that this Agreement is
consistent with the General Plan and Title 20 of the SSFMC and has followed all necessary
proceedings in accordance with the City’s rules and regulations for the approval of this Agreement.
AGREEMENT
NOW, THEREFORE, the Parties, pursuant to the authority contained in Government Code
sections 65864 through 65869.5 and Chapter 19.60 of the South San Francisco Municipal Code in
effect on the Effective Date and in consideration of the mutual covenants and agreements contained
herein, agree as follows:
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ARTICLE 1
DEFINITIONS
1.1 Project Description. As used herein, “Project” shall mean the Development on
the Project Site as contemplated by the Project Approvals and, as and when they are issued, the
Subsequent Approvals, including, without limitation, the permitted uses, density and intensity of
uses, and maximum size and height of buildings specified in the Specific Plan and in Chapter
20.260 of Title 20 of the SSFMC, and as such Project Approvals and Subsequent Approvals may
be further defined or modified pursuant to the provisions of this Agreement. Without limitation,
the Project shall consist of buildings that may be used for office, R&D, accessory retail, and/or
amenity uses of up to two million eight hundred thousand (2,800,000) total gross square feet across
the Specific Plan area; vehicle parking at a ratio of up to 1.65 striped stalls per 1,000 square feet
of commercial use area as calculated across the Specific Plan area; approximately 2.3 acres of
publicly accessible open space; on-site and off-site circulation improvements for motor vehicles,
bicycles, and pedestrians; and infrastructure, utility, signage, and landscaping improvements, all
as set forth in the Project Approvals.
1.2 “Administrative Agreement Amendment” shall have that meaning set forth in
Section [7.2] of this Agreement.
1.3 “Administrative Project Amendment” shall have that meaning set forth in
Section [7.1] of this Agreement.
1.4 “Affiliate” shall have that meaning set forth in Section [8.1] of this Agreement.
1.5 “Agreement” shall mean this Development Agreement.
1.6 “Applicable Law” shall have that meaning set forth in Section [6.3] of this
Agreement.
1.7 “CEQA” shall have that meaning set forth in Recital [K] of this Agreement.
1.8 “City” shall mean the City of South San Francisco.
1.9 “City Council” shall mean the City of South San Francisco City Council.
1.10 “City Law” shall have that meaning set forth in Section 6.5 of this Agreement.
1.11 “Community Benefits Payments” shall have that meaning set forth in Section
[3.3] of this Agreement.
1.12 “Control,” “controlled,” and “controlling” shall have that meaning set forth in
Section [8.1] of this Agreement.
1.13 “Deficiencies” shall have that meaning set forth in Section 9.2 of this Agreement.
1.14 “Developer” shall mean LPGS (Tanforan) LLC and any successors or assignees
pursuant to Article 8 of this Agreement.
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1.15 “Development” or “Develop” shall mean the division or subdivision of land into
one or more parcels; the construction, reconstruction, conversion, structural alteration, relocation,
improvement, maintenance, or enlargement of any structure; any excavation, fill, grading, landfill,
or land disturbance; the construction of specified road, path, trail, transportation, water, sewer,
electric, communications, and wastewater infrastructure directly related to the Project whether
located within or outside the Project Site; the installation of landscaping and other facilities and
improvements necessary or appropriate for the Project; and any use or extension of the use of land.
1.16 “Development Fees” shall have that meaning set forth in Section 3.2 of this
Agreement.
1.17 “District” shall mean any assessment or financing district(s) established by City
pursuant to the Community Facilities District Act of 1982 (Mello-Roos), Government Code
Sections 53311 et seq., the Streets and Highways Code, Division 10 and 12, the Landscape and
Lighting Act of 1972, or other similar law to finance all or part of the public improvements through
the issuance of bonds and the imposition of assessments, fees, or taxes on the benefiting land,
including, but not limited to, the Property.
1.18 “Effective Date” shall have that meaning set forth in the introductory paragraph to
this Agreement.
1.19 “EIR” shall have that meaning set forth in Recital K of this Agreement.
1.20 “Force Majeure Delay” shall have that meaning set forth in Section 10.3 of this
Agreement.
1.21 “GDP” shall have that meaning set forth in Section 10.3 of this Agreement.
1.22 “General Plan” shall have that meaning set forth in Recital F of this Agreement.
1.23 “Judgment” shall have that meaning set forth in Section 9.2 of this Agreement.
1.24 “Mortgage” shall have that meaning set forth in Section 11.10 of this Agreement.
1.25 “Mortgagee” shall mean the beneficiary of any Mortgage.
1.26 “MMRP” shall have that meaning set forth in Recital K of this Agreement.
1.27 “Parties” shall mean the Developer and City, collectively.
1.28 “Periodic Review” shall have that meaning set forth in Section 10.5 of this
Agreement.
1.29 “Phase 1 Precise Plan” shall have that meaning set forth in Recital L of this
Agreement. Without limitation, the Phase 1 Precise Plan allows for development of approximately
[six hundred eighty-four thousand seven hundred and ten (684,710)] gross square feet of building
area and one thousand ninety-five (1,095) vehicle parking stalls across approximately 12.38 acres
of the Project Site.
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1.30 “Planning Commission” shall have that meaning set forth in Recital J of this
Agreement.
1.31 “Project Approvals” shall have that meaning set forth in Recital L of this
Agreement.
1.32 “Project Site” shall have that meaning set forth in Recital C of this Agreement.
1.33 “Severe Economic Recession” shall have that meaning set forth in Section 10.3
of this Agreement.
1.34 “SOV” shall have that meaning set forth in Section 3.4 of this Agreement.
1.35 “Specific Plan” shall have that meaning set forth in Recital L of this Agreement.
1.36 “SSFMC” shall have the meaning set forth in Recital B of this Agreement.
1.37 “Subsequent Approvals” shall mean those certain other land use approvals,
entitlements, and permits other than the Project Approvals that are necessary or desirable for the
Project. In particular, for example and without limitation, the parties contemplate that Developer
may, at its election, seek approvals for the following: amendments of the Project Approvals;
Precise Plans; improvement agreements; grading permits; demolition permits; building permits;
lot line adjustments; sewer, water, and utility connection permits; certificates of occupancy;
subdivision map approvals; parcel map approvals; resubdivisions; zoning and rezoning approvals;
conditional use permits; minor use permits; sign permits; any subsequent approvals required by
other state or federal entities for Development and implementation of the project that are sought
or agreed to in writing by Developer; and any amendments to, or repealing of, any of the foregoing.
1.38 “Tax” and “Taxes” shall not include any generally applicable City Business
License Tax or locally imposed Sales Tax.
1.39 “TDM Plan” shall have that meaning set forth in Recital L of this Agreement.
1.40 “Term” shall have that meaning set forth in Section 2.2 of this Agreement.
1.41 “VTM” shall have that meaning set forth in Recital L of this Agreement.
1.42 “Zoning Amendment” shall have that meaning set forth in Recital L of this
Agreement.
To the extent that any defined terms contained in this Agreement are not defined above, then such
terms shall have the meaning otherwise ascribed to them elsewhere in this Agreement, or if not in
this Agreement, then by controlling law, including the SSFMC.
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ARTICLE 2
EFFECTIVE DATE AND TERM
2.1 Effective Date. This Agreement is effective as of the Effective Date first set forth
above.
2.2 Term. The term of this Agreement shall commence upon the Effective Date and
continue (unless this Agreement is otherwise terminated or extended as provided in this
Agreement) until twelve (12) years plus one (1) day after the Effective Date (“Term”).
2.3 Administrative Extension. If within five (5) years of the Effective Date, as may
be extended due to any Litigation Tolling Period and/or Force Majeure Delay, Developer has
obtained temporary certificates of occupancy for each of the buildings approved in connection
with the Phase 1 Precise Plan, then Developer shall have the right to request an extension to the
Term of up to five (5) additional years. City shall process such requested extension as a request
for an Administrative Agreement Amendment pursuant to Section 7.2.
ARTICLE 3
OBLIGATIONS OF DEVELOPER
3.1 Obligations of Developer Generally. The Parties acknowledge and agree that
City’s agreement to perform and abide by the covenants and obligations of City set forth in this
Agreement is a material consideration for Developer’s agreement to perform and abide by its long
term covenants and obligations, as set forth herein. The Parties acknowledge that many of
Developer’s long term obligations set forth in this Agreement are in addition to Developer’s
agreement to perform all the applicable mitigation measures identified in the MMRP. Failure by
Developer to make any of the payments called for in this Article 3 at the times and in the amounts
specified shall constitute a default by Developer subject to the provisions of Article 10 of this
Agreement.
3.2 City Development Fees.
(a) Developer shall pay those processing, building permit, inspection and plan
checking fees and charges required by City for processing applications and requests for Subsequent
Approvals under the applicable regulations in effect at the time such applications and requests are
submitted to City.
(b) Consistent with the terms of the Agreement, City shall have the right to
impose only such development fees (“Development Fees”) as had been adopted by City as of the
date the Project’s VTM application was determined to be complete (i.e., July 13, 2020), as set forth
in Exhibit C, and except as set forth in Section 3.2(c), only at those rates of such Development
Fees in effect at the time of payment of the Development Fees. The Development Fees shall be
paid at the time set forth in Exhibit C except as otherwise provided in Article 3 of this Agreement.
This Section 3.2(b) shall not prohibit City from imposing on Developer any fee or obligation that
is imposed by a regional agency or the State of California in accordance with state or federal
obligations and required to be implemented by City.
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(c) Developer and City acknowledge that certain Development Fees applicable
to the Project are no longer in effect on a City-wide basis as of the Effective Date of this
Agreement, as set forth in Exhibit C. For any such Development Fees, Developer shall pay the
rate in effect as of July 13, 2020 plus an increase of five percent (5%) annually, which shall be
applied as of July 1 each year. Notwithstanding any City ordinance or regulation regarding
allocation of Development Fees, City shall allocate Developer’s payments for such Development
Fees to the then-existing impact fee fund that most closely corresponds to the purpose for which
each fee has been paid, in City’s reasonable discretion.
3.3 Community Benefit Payments. In connection with construction of the Project,
Developer shall pay phased “Community Benefits Payments” totaling Twenty-Five Million
Dollars ($25,000,000.00), as set forth in this Section 3.3.
(a) Phased Fee Payments. Developer shall pay to City Community Benefits
Payments in the following amounts and at the following times, which payments City, in its sole
discretion, may allocate and spend for any authorized governmental purpose:
(i) Nine Million Dollars ($9,000,000.00) upon issuance of the first
building permit issued for vertical construction in the Project;
(ii) Nine Million Dollars ($9,000,000.00) upon issuance of the first
building permit issued for vertical construction that will result in a cumulative total of more than
seven hundred thousand (700,000) gross square feet of development in the Project, exclusive of
structured parking; and
(iii) Seven Million Dollars ($7,000,000.00) upon issuance of the first
building permit issued for vertical construction that will result in a cumulative total of more than
one million eight hundred thousand (1,800,000) gross square feet of development in the Project,
exclusive of structured parking.
Developer’s obligation to provide any Community Benefits Payment shall accrue and become
effective only at the time such Community Benefits Payment is triggered by Developer’s request
for issuance of building permits during the Term of this Agreement as set forth herein. By way of
example, if within the Term of this Agreement Developer has duly made the first and second
phased payments and the total building area is one million seven hundred thousand (1,700,000)
square feet at the end of the Term (as such Term may be extended), then Developer shall have no
obligation to provide the third Community Benefits Payment. For the avoidance of doubt, in the
event that City issues a building permit for vertical construction of a second phase of development
of the Project that includes more than one million eight hundred thousand (1,800,000) gross square
feet of development, then Developer shall pay to City the Community Benefits Payments in
subsections (ii) and (iii) above.
3.4 Other Developer Commitments.
(a) Transportation and Circulation Improvements. Developer shall complete
construction and (as applicable) dedication to City of the on-site and off-site pedestrian, bicycle,
transit accessibility, and vehicular circulation improvements within the City, and shall use
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commercially reasonable efforts to complete construction and (as applicable) dedication of the off-
site pedestrian, bicycle, transit accessibility, and vehicular circulation improvements located
outside of the City, all as identified in, and substantially in accordance with the phasing set forth
in, the VTM and other Project Approvals. For ease of reference only, a list of these pedestrian,
bicycle, transit accessibility, and vehicular circulation improvements is attached as Exhibit D.
Except as set forth in the Project Approvals, Developer shall have no obligation to fund, construct,
or dedicate off-site circulation improvements.
(b) Transportation Demand Management Plan. Developer shall implement the
TDM Plan approved by the City as described in Recital [L] to reduce the Project-related single
occupancy vehicle (“SOV”) trips and to encourage the use of public transit and alternate modes of
transportation. The TDM Plan is designed to ensure that at least forty-five percent (45%) of Project
employee trips to the Project Site occur using non-SOV transportation modes, and shall be
implemented through one or more individual TDM plans corresponding to individual Precise Plans
(“Phased TDM Plans”). City agrees that the Phased TDM Plans shall allow Developer to count
“remote working” arrangements (e.g., working from home) as contributing to Developer’s SOV
trip reduction obligation.
(c) Public Open Space. Developer shall provide publicly accessible open space
on the Project Site, substantially in the size and in the locations provided in the Specific Plan, and
improved with active and passive recreation amenities, as provided in the Specific Plan and any
applicable Precise Plan. Nothing in this Agreement shall prohibit Developer from enacting
reasonable rules and regulations for the usage of such open space, including regulations related to
hours of operation, security, and conduct within such open space.
(d) Centennial Way Trail Funding. Developer shall provide funding toward
maintenance of the Centennial Way Trail over a period of fifteen (15) years as set forth below:
(i) One Hundred Fifty Thousand Dollars ($150,000.00) upon issuance
of the first Certificate of Occupancy for tenant improvements in any office/R&D building
identified in the Phase 1 Precise Plan; and
(ii) One Hundred Fifty Thousand Dollars ($150,000.00) plus an
increase of five percent (5%) annually for fourteen years, prior to the anniversary of the initial
payment described in Section [3.4(d)(i)], or such other date as may be agreed to in writing by the
parties.
City agrees to separately account for and allocate such funds solely toward improvements,
maintenance, and repair of the Centennial Way Trail, which may include without limitation
improvements to and services affecting the trail surface, benches, recreational facilities, waste
receptacles, signage, lighting, and/or landscaping. Subject to the foregoing, City shall have sole
discretion to manage and prioritize the use of such Centennial Way Trail funding.
(e) Community Center. Developer shall provide within the “Amenities
Building” in the first phase of the Project approximately one thousand five hundred (1,500) square
feet of space for the benefit of the community, including offices for non-profit organizations, after
school/youth oriented programming, public meeting space, or similar uses free of charge (the
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“Community Center”). Developer or a property manager reporting to Developer or owner of the
first phase of the Project shall be responsible for managing the Community Center for the Term of
this Agreement.
(f) Sustainability Commitments. Developer shall implement the sustainability
features identified in the Specific Plan and other Project Approvals. For ease of reference only, a
list of these sustainability features is attached as Exhibit E.
(g) Mitigation Measures. Developer shall comply with the Mitigation Measures
identified and approved in the EIR for the Project, in accordance with CEQA or other law as
identified and as set forth on the MMRP.
(h) Utility Relocation and Replacement. Developer, at is sole cost, shall be
responsible for all on-site work to relocate and upgrade required utilities and infrastructure on the
Property. As each phase of utilities infrastructure is built, it is anticipated that the constructed
public infrastructure will be dedicated to and accepted by the City, as set forth in the Project
Approvals.
ARTICLE 4
OBLIGATIONS OF CITY
4.1 Obligations of City Generally. The Parties acknowledge and agree that
Developer’s agreement to perform and abide by its covenants and obligations set forth in this
Agreement, including Developer’s decision to site the Project in the City, is a material
consideration for City’s agreement to perform and abide by the long term covenants and
obligations of City, as set forth herein.
4.2 Protection of Vested Rights. City acknowledges that the vested rights provided
to Developer by this Agreement might prevent some City Law from applying to the Project Site
or prevailing over all or any part of this Agreement. City further acknowledges that Developer’s
vested rights to Develop the Project Site include the rights provided by the Project Approvals or
the Subsequent Approvals, which may not be diminished by the enactment or adoption of City
Law. City shall cooperate with Developer and shall consider undertaking actions mutually agreed
by the Parties as necessary to ensure that this Agreement remains in full force and effect.
4.3 Availability of Public Services. To the maximum extent permitted by law and
consistent with its authority, City shall assist Developer in reserving such capacity for sewer and
water services as may be necessary to serve the Project.
4.4 Developer’s Right to Rebuild. City agrees that, during the Term of this
Agreement, Developer may renovate or rebuild all or any part of the Project should it become
necessary due to damage or destruction, or if any buildings become functionally outdated, within
Developer’s sole discretion. Any such renovation or rebuilding shall be subject to the square
footage and height limitations vested by this Agreement, and shall comply with the Project
Approvals, the building codes existing at the time of such rebuilding or reconstruction, and the
requirements of CEQA.
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4.5 Expedited Plan Check Process. City agrees to provide an expedited plan check
process for the approval of Project drawings consistent with its existing practices for expedited
plan checks. Developer agrees to pay City’s established fees for expedited plan check services.
City shall use reasonable efforts to provide such plan checks within three (3) weeks of a submittal
that meets the requirements of Section 5.2. City acknowledges that City’s timely processing of
Subsequent Approvals and plan checks is essential to the successful and complete Development
of the Project.
4.6 Project Coordination. City shall perform those obligations of City set forth in this
Agreement, which the City acknowledges are essential for the Developer to perform its obligations
in Article 3. City and Developer shall use good faith and diligent efforts to communicate,
cooperate and coordinate with each other during Development of the Project.
4.7 Estoppel Certificates. Developer may at any time, and from time to time, deliver
to City notice requesting that City certify to Developer, a potential transferee pursuant to Article
8, a potential lender to Developer, or a Mortgagee in writing: (i) that this Agreement is in full force
and effect and creates binding obligations on the Parties; (ii) that this Agreement has not been
amended or modified, or if so amended or modified, identifying such amendments or
modifications; (iii) that Developer is not in Default in the performance of its obligations under this
Agreement, or if in Default, identifying the nature, extent and status of any such Default; and
(iv) the findings of the City with respect to the most recent Periodic Review performed pursuant
to Section [10.5] of this Agreement. The City Manager or his or her designee, acting on behalf of
City, shall execute and return such certificate within thirty (30) calendar days after receipt of the
request.
ARTICLE 5
COOPERATION – IMPLEMENTATION
5.1 Processing Application for Subsequent Approvals. By approving the Project
Approvals, City has made a final policy decision that the Project is in the best interests of the
public health, safety and general welfare of the City. Accordingly, in considering any application
for a Subsequent Approval, to the maximum extent permitted by law, City shall not use its
discretionary authority to revisit, frustrate, or change the policy decisions or material terms
reflected by the Project Approvals, or otherwise to prevent or delay Development of the Project.
Instead, the Subsequent Approvals shall be deemed to be tools to implement those final policy
decisions.
5.2 Timely Submittals By Developer. Developer acknowledges that City cannot
expedite processing Subsequent Approvals until Developer submits complete applications on a
timely basis. Developer shall use its best efforts to (i) provide to City in a timely manner any and
all documents, applications, plans, and other information necessary for City to carry out its
obligations hereunder; and (ii) cause Developer’s planners, engineers, and all other consultants to
provide to City in a timely manner all such documents, applications, plans and other necessary
required materials as set forth in the Applicable Law. It is the express intent of Developer and City
to cooperate and diligently work to obtain any and all Subsequent Approvals.
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5.3 Timely Processing By City. Upon submission by Developer of all appropriate
applications and processing fees for any Subsequent Approval, City shall, to the maximum extent
permitted by law, promptly and diligently commence and complete all steps necessary to act on
the Subsequent Approval application including, without limitation: (i) providing at Developer’s
expense and subject to Developer’s request and prior approval, reasonable overtime staff
assistance and/or staff consultants for planning and processing of each Subsequent Approval
application; (ii) if legally required, providing notice and holding public hearings; and (iii) acting
on any such Subsequent Approval application. City shall ensure that adequate staff is available,
and shall authorize overtime staff assistance as may be necessary, to timely process any such
Subsequent Approval application.
5.4 Denial of Subsequent Approval Application. City may deny an application for a
Subsequent Approval only if such application does not comply with this Agreement or Applicable
Law or with any state or federal law, regulations, plans, or policies as set forth in Section 6.10.
5.5 Other Government Permits. At Developer’s sole discretion and in accordance
with Developer’s construction schedule, Developer shall apply for such other permits and
approvals as may be required by other governmental or quasi-governmental entities in connection
with the Development of, or the provision of services to, the Project. City, at Developer’s expense,
shall cooperate with Developer in its efforts to obtain such permits and approvals and shall, from
time to time, at the request of Developer, use its reasonable efforts to assist Developer to ensure
the timely availability of such permits and approvals.
5.6 Assessment Districts or Other Funding Mechanisms.
(a) Existing Fees. As set forth in Section 3.2, above, the Parties understand and
agree that as of the Effective Date the fees, exactions, and payments listed in Exhibit C are the
only City fees and exactions that apply to the Project, subject to the credits and exemptions set
forth in Article 3 of this Agreement or identified on Exhibit C. Except as otherwise listed in
Exhibit C, City is unaware of any pending efforts to initiate, or consider applications for new or
increased fees, exactions, or assessments covering the Project Site, or any portion thereof that
would apply to the Project prior to the Effective Date.
(b) Potential Southline Specific Plan Area CFD. Developer shall have the right,
but not the obligation, to seek establishment of one or more Community Facilities Districts
(“CFD”) to levy special taxes within the Project Site to fund construction and/or maintenance of
on-site and off-site public facilities and/or services, and upon the filing of a petition by Developer
pursuant to Government Code Section 53318(c), City shall cooperate with Developer in its efforts
to form such CFD(s). Without limitation, City Council shall consider adoption of a resolution of
intention to establish the CFD(s), and following adoption, City shall use good faith and diligent
efforts, in compliance with Government Code Section 53318 et seq., to establish and implement
the CFD(s) pursuant to the terms of this Agreement, including noticing and conducting necessary
public hearings, adoption of resolutions, and, as appropriate, levying special taxes and providing
for issuance of CFD bonds. Developer shall advance to City the estimated out-of-pocket costs
associated with CFD formation, to be reimbursed from proceeds of the sale of CFD bonds.
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(c) Future Taxes and Assessments. City understands that long term assurances
by City concerning fees, taxes and assessments are a material consideration for Developer agreeing
to enter this Agreement and to pay long term fees, taxes and assessments described in this
Agreement. City shall retain the ability to initiate or process applications for the formation of new
assessment districts or tax districts or citywide assessments or taxes covering all or any portion of
the Project Site. In the event an assessment district or tax district is lawfully formed to provide
funding for services, improvements, maintenance, or facilities which are substantially the same as
those services, improvements, maintenance, or facilities being funding by the fees or assessments
to be paid by Developer under the Project Approvals or this Agreement, such fees or assessments
to be paid by Developer shall be subject to reduction/credit in an amount equal to Developer’s new
or increased assessment under the assessment district. Alternatively, the new assessment district
shall reduce/credit Developer’s new assessment in an amount equal to such fees or assessments to
be paid by Developer under the Project Approvals or this Agreement. Except as provided for in
Section [5.6(b)], Developer retains, and this Agreement shall not restrict or limit, its right to oppose
or challenge the formation or proposed adoption of any new assessment district or tax district
increased assessment.
(d) Application of Fees Imposed by Outside Agencies. City agrees to exempt
Developer from any and all fees, including but not limited to, development impact fees, which
other public agencies request City to impose at City’s discretion on the Project or Project Site after
the Effective Date through the expiration of the Term. Notwithstanding the previous sentence, in
the event that another public agency requests that City impose a fee, including a development
impact fee on all new development and land use projects on a citywide basis, then any such fee
duly adopted by City shall apply to the Project. This Section 5.6(d) shall not prohibit City from
imposing on Developer any fee or obligation that is imposed by a regional agency in accordance
with state or federal obligations implemented by City in cooperation with such regional agency,
or that is imposed by the State of California.
ARTICLE 6
STANDARDS, LAWS AND PROCEDURES GOVERNING THE PROJECT
6.1 Vested Right to Develop. Developer shall have a vested right to Develop the
Project on the Project Site in accordance with the terms and conditions of this Agreement, the
Project Approvals, the Subsequent Approvals (as and when they are issued), and Applicable Law,
provided, however, that this Agreement shall not supersede, diminish, or impinge upon vested
rights secured pursuant to other Applicable Laws, including without limitation, vested rights
secured in connection with a vesting tentative subdivision map pursuant to the California
Subdivision Map Act (Gov’t. Code §§ 66410 et seq.). Nothing in this section shall be deemed to
eliminate or diminish the requirement of Developer to obtain any required Subsequent Approvals,
or to eliminate or diminish Developer’s right to have its applications for any Subsequent Approval
timely processed by City in accordance with this Agreement and Applicable Law.
6.2 Permitted Uses Vested by This Agreement. The vested permitted uses of the
Project Site; the vested density and intensity of use of the Project Site; the vested maximum height,
bulk, and size of proposed buildings; vested provisions for reservation or dedication of land for
public purposes and the location of public improvements; the general location of public utilities;
and other vested terms and conditions of Development applicable to the Project, shall be as set
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forth in the vested Project Approvals and, as and when they are issued (but not in limitation of any
right to Development as set forth in the Project Approvals) the vested Subsequent Approvals. The
vested permitted uses for the Project shall include those uses listed as “permitted” in the Project
Approvals, as they may be amended from time to time in accordance with this Agreement.
6.3 Applicable Law. The rules, regulations, official policies, standards and
specifications applicable to the Project (the “Applicable Law”) shall be those set forth in this
Agreement and the Project Approvals, and, with respect to matters not addressed by this
Agreement or the Project Approvals, those rules, regulations, official policies, standards and
specifications (including City ordinances and resolutions) governing permitted uses, building
locations, timing of construction, densities, design, heights, fees, exactions, and taxes in force and
effect on the Effective Date of this Agreement. A list of Applicable Law is provided in Exhibit F.
6.4 Uniform Codes. City may apply to the Project Site, at any time during the Term,
then current Uniform Building Code and other uniform construction codes, and City’s then current
design and construction standards for road and storm drain facilities, provided any such uniform
code or standard has been adopted and uniformly applied by City on a citywide basis and provided
that no such code or standard is adopted for the purpose of preventing or otherwise limiting
Development of all or any part of the Project. Notwithstanding the foregoing, with respect to any
local “reach codes” adopted by City after the Effective Date (including, without limitation, any
local measures to restrict use of natural gas or require on-site renewable energy generation, or to
require energy efficiency measures beyond Title 24 requirements), (i) Developer shall be excused
from compliance with such reach codes for the first phase of the Project as set forth in the Phase 1
Precise Plan and (ii) regardless of whether Developer has submitted a complete Precise Plan
application for a phase of the Project prior to the effective date of any reach codes, City may, at
any time, excuse Developer from compliance with such reach codes on the basis of a written good
faith assessment by Developer that compliance will not be feasible, including for technological or
financial reasons, or that compliance would frustrate the goals of the Project Approvals or this
Agreement. Prior to submitting a written good faith assessment of reach code feasibility to City,
Developer shall confer in good faith with Peninsula Clean Energy, or a qualified third-party
consultant with subject matter expertise as reasonably identified by City, regarding feasibility of
both full and partial compliance with the reach code, including technological and financial
feasibility, and shall include the feasibility assessment of Peninsula Clean Energy or the other
consultant identified by City.
6.5 No Conflicting Enactments. Developer’s vested right to Develop the Project shall
not be diminished by City approval (whether by action of the City Council or by initiative,
referendum or other means) of any ordinance, resolution, rule, regulation, standard, directive,
condition or other measure (each individually, a “City Law”) that is in conflict with Applicable
Law or this Agreement or that reduces the rights or assurances provided by this Agreement.
Without limiting the generality of the foregoing, any City Law shall be deemed to conflict with
Applicable Law or this Agreement or reduce the Development rights provided hereby if it would
accomplish any of the following results, either by specific reference to the Project or as part of a
general enactment which applies to or affects the Project:
(a) Change any land use designation or permitted use of the Project Site;
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(b) Limit or control the availability of public utilities, services, or facilities, or
any privileges or rights to public utilities, services, or facilities (for example, water rights, water
connections or sewage capacity rights, sewer connections, etc.) for the Project, provided that
Developer has complied with all applicable requirements for receiving or using public utilities,
services, or facilities;
(c) Limit or control the location of buildings, structures, grading, or other
improvements of the Project in a manner that is inconsistent with or more restrictive than the
limitations included in the Project Approvals or the Subsequent Approvals (as and when they are
issued);
(d) Limit or control the rate, timing, phasing, or sequencing of the Development
of all or any part of the Project in any manner;
(e) Result in Developer having to substantially delay Development of the
Project or require the issuance of additional permits or approvals by City other than those required
by Applicable Law;
(f) Establish, enact, increase, or impose against the Project or Project Site any
fees, taxes (including without limitation general, special and excise taxes but excluding any
increased local (city or county) sales tax or increases city business license tax), assessments, liens
or other monetary obligations (including generating demolition permit fees, encroachment permit
and grading permit fees) other than those specifically permitted by this Agreement or other
connection fees imposed by third party utilities;
(g) Impose against the Project any condition, dedication or other exaction not
specifically authorized by Applicable Law; or
(h) Limit the processing or procuring of applications and approvals of
Subsequent Approvals.
6.6 Initiatives and Referenda; Other City Actions Related to Project.
(a) If any City Law is enacted or imposed by initiative or referendum, or by the
City Council directly or indirectly in connection with any proposed initiative or referendum, which
City Law would conflict with Applicable Law or this Agreement or reduce the Development rights
provided by this Agreement, such Law shall only apply to the Project to the extent it would not
diminish Developer’s vested rights to Develop the Project.
(b) Except as authorized in Section 6.10, without limiting the generality of any
of the foregoing, no moratorium or other limitation (whether relating to the rate, timing, phasing
or sequencing of Development) affecting subdivision maps, building permits or other entitlements
to use that are approved or to be approved, issued or granted within the City, or portions of the
City, shall diminish Developer’s vested rights to Develop the Project.
(c) To the maximum extent permitted by law, City shall cooperate with
Developer and shall undertake such actions as may be necessary to ensure this Agreement remains
in full force and effect.
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(d) Developer reserves the right to challenge in court any City Law that would
reduce the Development rights provided by this Agreement.
6.7 Environmental Review and Mitigation. The Parties understand that the EIR and
MMRP were intended to be used in connection with each of the Project Approvals and Subsequent
Approvals needed for the Project. Consistent with the CEQA policies and requirements applicable
to the EIR, City agrees to use the EIR and MMRP in connection with the processing of any
Subsequent Approval to the maximum extent allowed by law and not to impose on the Project any
mitigation measures other than those specifically imposed by the Project Approvals, EIR, and
MMRP, or specifically required by CEQA or other Applicable Law, except as provided for in this
Section 6.7. Without limitation of the foregoing, the Parties acknowledge that Subsequent
Approvals may be eligible for one or more statutory or categorical exemptions under CEQA,
including the exemption established by Public Resources Code section 21155.4. The Parties agree
that this Agreement shall not limit or expand the operation or scope of CEQA, including Public
Resources Code section 21166 and California Code of Regulations, title 14, section 15162, with
respect to City’s consideration of any Subsequent Approval. Consistent with CEQA, a future,
additional CEQA document may be prepared for any Subsequent Approval only to the extent
required by Public Resources Code section 21166 and California Code of Regulations, title 14,
section 15162, unless otherwise requested in writing by Developer. Developer specifically
acknowledges and agrees that, under Public Resources Code section 21166 and California Code
of Regulations, title 14, section 15162, City as lead agency is responsible and retains sole discretion
to determine whether an additional CEQA document must be prepared, which discretion City
agrees it shall not exercise unreasonably or delay.
6.8 Future Legislative Actions.
(a) The Parties acknowledge that, as of the Effective Date, City is in the process
of preparing a comprehensive update (the “General Plan Update”) to the General Plan that is in
effect on the Effective Date (the “Vested General Plan”). In the event that, following the
Effective Date, City adopts a General Plan Update that is consistent with the Project Approvals,
then notwithstanding the Developer’s rights pursuant to the Vested General Plan and this
Agreement, Developer and City may mutually elect for the Project to be governed by the General
Plan Update following its adoption, which election shall not require an amendment to this
Agreement and which may be memorialized by City and Developer in a letter. For the purpose of
this subsection (a), “for the project to be governed by the General Plan Update” means that the
General Plan Update’s processes and standards shall apply to applications for Subsequent
Approvals, to the extent that the General Plan Update prescribes a process or standard that applies
to a Subsequent Approval.
(b) In the event that, following the Effective Date, City amends or otherwise
updates the Vested General Plan in a manner that would increase or expand the permitted uses, the
maximum floor area ratio (or any other land use density or intensity metric), or the maximum
height, bulk, and size of proposed buildings applicable to any land area that the land use element
or land use map of the Vested General Plan designates as “Office,” City shall also consider making
conforming General Plan amendments and updates applicable to that land area that comprises the
Project Site and which is designated as “Office” under the Vested General Plan.
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(c) In the event that, following the Effective Date, City revises, modifies,
updates, or amends the land use designation(s) of the Vested General Plan, that are applicable to
the Project Site, or the zoning designation(s) applicable to the Project Site and in effect on the
Effective Date, such updates or amendments shall not diminish Developer’s vested rights to
Develop the Project or the Project Site, but no provision of this Agreement shall limit Developer’s
right to apply for any land use entitlement(s) for the Project Site that are consistent with, or
authorized by, such update(s) or amendment(s). Developer acknowledges, however, that the
amended or updated policies identified in the immediately preceding sentence might include
requirements for permitted development that would be in addition to any obligations of Developer
under this Agreement, and that those additional requirements would apply to Developer if
Developer applies for any land use entitlement(s) for the Project Site that are consistent with, or
authorized by, any revision, modification, update, or amendment contemplated by this subsection
(b) of Section 6.8 of this Agreement. No provision of this Agreement shall limit or restrain in any
way Developer’s full participation in any and all public processes undertaken by City that are in
any way related to revisions, modifications, amendments, or updates to the General Plan or the
City of South San Francisco Municipal Code.
(d) Developer acknowledges that, if it applies for any land use entitlement(s)
for the Project Site that are consistent with, or authorized by, any revision, modification, update,
or amendment contemplated by subsection (c) of this Section 6.8 of this Agreement, and that would
allow development of the subject parcel(s) in a manner that is inconsistent with, or not authorized
by, the Project Approvals, then City may be required to conduct additional CEQA review with
respect to such application in accordance with Section 6.7 of this Agreement, and, if such
application is finally approved by City and becomes effective, such approval shall automatically
be vested under this Agreement only to the extent such approval is consistent with, or authorized
by, the Project Approvals. By way of example, if (following any required CEQA compliance) such
effective approval were to authorize Development of a structure with a floor area ratio of 2.0, but
the Project Approvals would only authorize Development of a structure with a floor area ratio of
1.0, then Developer would automatically have the vested right to Develop said structure with a
floor area ratio of 1.0, and would automatically have the non-vested right to Develop that same
structure with a floor area ratio of 2.0 (unless, following such approval, this Agreement is amended
to vest Developer’s right to Develop such structure with a floor area ratio of 2.0).
(e) City agrees that, if Developer applies for any land use entitlement(s) for the
Project Site that are inconsistent with, or not authorized by, the Project Approvals, then:
(i) such event shall not be a basis for amending or revisiting the terms
of the Agreement, unless Developer also applies for an amendment of this Agreement pursuant to
subsection (b) of Section 7.2 of this Agreement (i.e., a non-Administrative Agreement
Amendment), and shall not be a basis for imposing new exactions, mitigation requirements,
conditions of approval, or any other requirement of, or precondition to, Developer’s exercise of its
Development rights vested under this Agreement; and
(ii) the only exactions, mitigation requirements, or conditions of
approval City may impose on such land use entitlement shall be limited to those exactions,
mitigation requirements, or conditions of approval authorized under federal, state, or local laws in
effect at the time such application is deemed complete, and shall only be imposed with respect to
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those uses, densities, intensities, and other Development standards applicable to the subject
parcel(s) that are inconsistent with, or not authorized by, the Project Approvals.
6.9 Life of Subdivision Maps, Development Approvals, and Permits. The term of
any subdivision map or any other map, permit, rezoning, or other land use entitlement approved
as a Project Approval or Subsequent Approval shall automatically be extended for the longer of
the Term (including any extensions) or the term otherwise applicable to such Project Approval or
Subsequent Approval if this Agreement is no longer in effect. The Term of this Agreement and
the term of any subdivision map or other Project Approval or Subsequent Approval shall not
include any period of time during which a Development moratorium (including, but not limited to,
a water or sewer moratorium or water and sewer moratorium) or the actions of other public
agencies that regulate land use, Development or the provision of services to the land, prevents,
prohibits or delays the construction of the Project or a lawsuit involving any such Development
approvals or permits is pending.
6.10 State and Federal Law. As provided in Government Code section 65869.5, this
Agreement shall not preclude the application to the Project of changes in laws, regulations, plans
or policies, to the extent that such changes are specifically mandated and required by changes in
state or federal laws or regulations. Not in limitation of the foregoing, nothing in this Agreement
shall preclude City from imposing on Developer any fee specifically mandated and required by
state or federal laws and regulations. In the event of any changes required by state or federal laws
or regulations, the Developer and City shall meet and confer in good faith to determine what, if
any, modifications to this Agreement and/or the Project Approvals would allow the Project and
City to comply with such state or federal law or regulation while preserving to the maximum extent
feasible the spirit and intent of the Parties in this Agreement and the Project Approvals.
6.11 Timing and Review of Project Construction and Completion. Except as
expressly provided in the Project Approvals, Developer shall have the vested right to Develop the
Project in such order, at such rate and at such times as the Developer deems appropriate in the
exercise of its sole business judgment. In particular, and not in any limitation of any of the
foregoing, since the California Supreme Court held in Pardee Construction Co. v. City of
Camarillo, 37 Cal.3d 465 (1984), that the failure of the parties therein to consider, and expressly
provide for, the timing of Development resulted in a later-adopted initiative restricting the timing
of Development to prevail over such Parties’ agreement, it is the desire of the Parties hereto to
avoid that result. The Parties acknowledge that, except as otherwise provided for in the Project
Approvals, Developer shall have the vested right to Develop the Project on the Project Site in such
order and at such rate and at such times as the Developer deems appropriate in the exercise of its
business judgment. Nothing in this Agreement shall create any obligation for Developer to
complete development of the Project, or any portion thereof, except and to the extent set forth in
the Project Approvals.
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ARTICLE 7
AMENDMENT
7.1 Project Amendments. To the extent permitted by state and federal law, any Project
Approval or Subsequent Approval may, from time to time, be amended or modified in the
following manner:
(a) Administrative Project Amendments. Upon the written request of
Developer for an amendment or modification to a Project Approval or Subsequent Approval,
City’s Chief Planner or his/her designee shall determine: (i) whether the requested amendment or
modification is minor when considered in light of the Project as a whole; and (ii) whether the
requested amendment or modification is consistent with this Agreement and Applicable Law. If
the Chief Planner or his/her designee finds that the proposed amendment or modification is minor,
consistent with this Agreement and Applicable Law, and will result in no new significant impacts
not addressed and mitigated in the EIR, the amendment shall be determined to be an
“Administrative Project Amendment” and the Chief Planner or his/her designee may, except to
the extent otherwise required by law, approve the Administrative Project Amendment without
notice and public hearing. Without limiting the generality of the foregoing, lot line adjustments,
minor alterations in vehicle circulation patterns or vehicle access points, location of parking stalls
on the site, number of required parking stalls if City development standards allow, substitutions of
comparable landscaping for any landscaping shown on any final development plan or landscape
plan, variations in the location of structures that do not substantially alter the design concepts of
the Project, location or installation of utilities and other infrastructure connections or facilities that
do not substantially alter the design concepts of the Project, and minor adjustments to the Project
Site diagram or Project Site legal description shall be treated as Administrative Project
Amendments. Any requested amendment seeking modification of or deviation from the
performance or development standards contained in the Municipal Code and which would
otherwise require a discretionary approval by the City Council, Planning Commission, or other
formal approval body shall not be treated as an Administrative Project Amendment.
(b) Non-Administrative Project Amendments. Any request by Developer for an
amendment or modification to a Project Approval or Subsequent Approval which is determined
not to be an Administrative Project Amendment as set forth above shall be subject to review,
consideration and action pursuant to the Applicable Law and this Agreement.
7.2 Amendment of this Agreement. This Agreement may be amended from time to
time, in whole or in part, by mutual written consent of the Parties hereto or their successors in
interest, as follows:
(a) Administrative Agreement Amendments. Any amendment to this
Agreement which does not substantially affect (i) the Term, (ii) permitted uses of the Project Site,
(iii) provisions for the reservation or dedication of land, (iv) conditions, terms, restrictions, or
requirements for subsequent discretionary actions, (v) the density or intensity of use of the Project
Site or the maximum height or size of proposed buildings or (vi) monetary contributions by
Developer, shall be considered an “Administrative Agreement Amendment” and shall not,
except to the extent otherwise required by law, require notice or public hearing before the parties
may execute an amendment hereto. Without limitation of the foregoing, in the event that City
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approves any amendment to the Specific Plan to incorporate one or more additional properties
contiguous to the Project Site, in a manner consistent with Specific Plan policies, and which does
not result in additional development capacity beyond two million eight hundred thousand
(2,800,000) gross square feet, City may grant an Administrative Agreement Amendment to apply
the vested rights provided by this Agreement to such Specific Plan amendment. Administrative
Agreement Amendments may be approved by the City Manager or, in the sole discretion of the
City Manager, the City Manager may refer any proposed Administrative Agreement Amendment
to the City Council for consideration and approval or denial.
(b) Other Agreement Amendments. Any amendment to this Agreement other
than an Administrative Agreement Amendment shall be subject to recommendation by the
Planning Commission (by advisory resolution) and approval by the City Council (by ordinance)
following a duly noticed public hearing before the Planning Commission and City Council,
consistent with Government Code sections 65867 and 65867.5.
(c) Amendment Exemptions. No amendment of a Project Approval or
Subsequent Approval, or a Subsequent Approval shall require an amendment to this Agreement.
Instead, any such matter automatically shall be deemed to be incorporated into the Project and
vested under this Agreement.
ARTICLE 8
ASSIGNMENT AND TRANSFER
8.1 Assignment and Transfer.
(a) Developer may transfer or assign all or any portion of its interests, rights,
or obligations under the Agreement and the Project approvals to third parties acquiring an interest
or estate in the Project or the Project Site or any portions thereof including, without limitation,
purchasers or lessees of lots, parcels, or facilities. Prior to any such transfer or assignment,
Developer will seek City’s prior written consent thereof, which consent will not be unreasonably
withheld or delayed. City may refuse to give consent only if, in light of the proposed transferee’s
reputation and financial resources, such transferee would not, in City’s reasonable opinion, be able
to perform the obligations proposed to be assumed by such transferee. To assist the City Manager
in determining whether to provide consent to a transfer or assignment, the City Manager may
request from the transferee (directly or through Developer) reasonable documentation of
transferee’s understanding of and ability and plan to perform the obligations proposed to be
assumed by transferee, including without limitation obligations specifically identified in this
Agreement, the Project Approvals, the EIR and MMRP, the General Plan, and the TDM Plan. To
assist the City Manager in determining whether to consent to a transfer or assignment, the City
Manager may also require one or more representatives of the transferee to meet in person to
demonstrate to the City Manager’s reasonable satisfaction that the transferee understands and
intends and has the ability to perform the obligations intended to be assumed, including without
limitation the obligations identified in the immediately preceding sentence. Such determination
will be made by the City Manager and will be appealable by Developer to the City Council. For
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any transfer of all or any portion of the Property, the Developer and assignee shall enter into an
assignment and assumption agreement in substantially the form set forth in Exhibit G.
(b) Notwithstanding any other provision of this Agreement to the contrary, each
of following Transfers are permitted and shall not require City consent under this Section 8.1:
(i) Any transfer for financing purposes to secure the funds necessary
for construction and/or permanent financing of the Project;
(ii) An assignment of this Agreement to an Affiliate;
(iii) Transfers of common area to a property owners association;
(iv) Dedications and grants of easements and rights of way required in
accordance with the Project Approvals; or
(v) Any leasing activity.
(c) For the purposes of this Section 8.1, “Affiliate” means an entity or person
that is directly or indirectly controlling, controlled by, or under common control or management
of or with Developer. For the purposes of this definition, “control” means the possession, direct
or indirect, of the power to direct or cause the direction of the management and policies of an entity
or a person, whether through the ownership of voting securities, by contract, or otherwise, and the
terms “controlling” and “controlled” have the meanings correlative to the foregoing.
ARTICLE 9
COOPERATION IN THE EVENT OF LEGAL CHALLENGE
9.1 Cooperation. In the event of any administrative, legal, or equitable action or other
proceeding instituted by any person not a party to the Agreement challenging the validity of any
provision of the Agreement, or any Project Approval or Subsequent Approval (“Legal
Challenge”), the Parties will cooperate in defending such action or proceeding. City shall promptly
(within five business days) notify Developer of any such Legal Challenge against City. If City fails
promptly to notify Developer of any Legal Challenge against City or if City fails to cooperate in
the defense, Developer will not thereafter be responsible for City’s defense. The Parties will use
best efforts to select mutually agreeable legal counsel to defend such Legal Challenge, and
Developer will pay compensation for such legal counsel (including City Attorney time and
overhead for the defense of such action), but will exclude other City staff overhead costs and
normal day-to-day business expenses incurred by City. Developer’s obligation to pay for legal
counsel will extend to attorneys’ fees incurred on appeal. In the event City and Developer are
unable to select mutually agreeable legal counsel to defend such Legal Challenge, each party may
select its own legal counsel and Developer will pay its and City’s attorneys’ fees and costs.
Developer shall reimburse City for all reasonable court costs and attorneys’ fees expended by City
in defense of any such Legal Challenge or payable to any prevailing plaintiff/petitioner.
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9.2 Reapproval.
(a) If, as a result of any Legal Challenge, all or any portion of the Agreement
or the Project Approvals are set aside or otherwise made ineffective by any judgment in such action
or proceeding (“Judgment”), based on procedural, substantive or other deficiencies
(“Deficiencies”), the Parties will use their respective best efforts to sustain and reenact or readopt
the Agreement, and/or the Project approvals, that the Deficiencies related to, as follows, unless the
Parties mutually agree in writing to act otherwise:
(i) If any Judgment requires reconsideration or consideration by City
of the Agreement or any Project approval, then City will consider or reconsider that matter in a
manner consistent with the intent of the Agreement and with Applicable Law. If any such
Judgment invalidates or otherwise makes ineffective all or any portion of the Agreement or Project
approval, then the Parties will cooperate and will cure any Deficiencies identified in the Judgment
or upon which the Judgment is based in a manner consistent with the intent of the Agreement and
with Applicable Law. City will then consider readopting or reenacting the Agreement, or the
Project approval, or any portion thereof, to which the Deficiencies related.
(ii) Acting in a manner consistent with the intent of the Agreement
includes, but is not limited to, recognizing that the Parties intend that Developer may undertake
and complete Development of the Project as described in the Agreement, and adopting such
ordinances, resolutions, and other enactments as are necessary to readopt or reenact all or any
portion of the Agreement or Project approvals without contravening the Judgment.
(b) The Parties agree that this Section 9.2 shall constitute a separate agreement
entered into concurrently, and that if any other provision of this Agreement, or the Agreement as
a whole, is invalidated, rendered null, or set aside by a court of competent jurisdiction, the Parties
agree to be bound by the terms of this Section 9.2, which shall survive invalidation, nullification,
or setting aside.
9.3 Extension Due to Legal Challenge. In the event that any Legal Challenge has the
direct or indirect effect of setting aside or modifying the Project Approvals, or preventing or
delaying development of the Project as set forth herein, the Term of this Agreement shall be
automatically extended for a period equal to the number of days from the commencement of
litigation to its conclusion (“Litigation Tolling Period”); provided, however, that the total
Litigation Tolling Period shall not exceed five (5) years.
ARTICLE 10
DEFAULT; REMEDIES; TERMINATION
10.1 Defaults. Any failure by either Party to perform any term or provision of the
Agreement, which failure continues uncured for a period of thirty (30) days following written
notice of such failure from the other Party (unless such period is extended by mutual written
consent), will constitute a default under the Agreement. Any notice given will specify the nature
of the alleged failure and, where appropriate, the manner in which said failure satisfactorily may
be cured. If the nature of the alleged failure is such that it cannot reasonably be cured within such
30-day period, then the commencement of the cure within such time period, and the diligent
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prosecution to completion of the cure thereafter, will be deemed to be a cure within such 30-day
period. Upon the occurrence of a default under the Agreement, the non-defaulting party may
institute legal proceedings to enforce the terms of the Agreement or, in the event of a material
default, terminate the Agreement. If the default is cured, then no default will exist and the noticing
party shall take no further action.
10.2 Termination. If City elects to consider terminating the Agreement due to a material
default of Developer, then City will give a notice of intent to terminate the Agreement and the
matter will be scheduled for consideration and review by the City Council at a duly noticed and
conducted public hearing. Developer will have the right to offer written and oral evidence prior to
or at the time of said public hearings. If the City Council determines that a material default has
occurred and is continuing, and elects to terminate the Agreement, City will give written notice of
termination of the Agreement to Developer by certified mail and the Agreement will thereby be
terminated sixty (60) days thereafter.
10.3 Enforced Delay; Extension of Time of Performance. Subject to the limitations
set forth below, performance by either party hereunder shall not be deemed to be in default, and
all performance and other dates specified in this Agreement shall be extended, where delays are
due to: war; insurrection; strikes and labor disputes; lockouts; riots; floods; earthquakes; fires;
casualties; acts of God; acts of the public enemy; terrorism; epidemics or pandemics; quarantine
or shelter-in-place restrictions; freight embargoes; governmental restrictions or priority; litigation
and arbitration, including court delays; legal challenges to this Agreement, the Project Approvals,
Subsequent Approvals, or any other approval required for the Project or any initiatives or referenda
regarding the same; environmental conditions that have not been previously disclosed or
discovered or that could not have been discovered with reasonable diligence that delays the
construction or Development of the Property or any portion thereof; unusually severe weather but
only to the extent that such weather or its effects (including, without limitation, dry out time) result
in delays that cumulatively exceed thirty (30) days for every winter season occurring after
commencement of construction of the Project; acts or omissions of the other party; or acts or
failures to act of any public or governmental agency or entity (except that acts or failures to act of
City shall not excuse performance by City); moratorium; or a Severe Economic Recession (each a
“Force Majeure Delay”). An extension of time for any such cause shall be for the period of the
enforced delay and shall commence to run from the time of the commencement of the cause, if
Notice by the party claiming such extension is sent to the other party within sixty (60) days of the
commencement of the cause. If Notice is sent after such sixty (60) day period, then the extension
shall commence to run no sooner than sixty (60) days prior to the giving of such Notice. Times of
performance under this Agreement may also be extended in writing by the mutual agreement of
City and Developer. Developer’s inability or failure to obtain financing or otherwise timely satisfy
shall not be deemed to be a cause outside the reasonable control of the Developer and shall not be
the basis for an excused delay unless such inability, failure or delay is a direct result of a Severe
Economic Recession. “Severe Economic Recession” means a decline in the monetary value of all
finished goods and services produced in the United States, as measured by initial quarterly
estimates of United States Gross Domestic Product (“GDP”) published by the United States
Department of Commerce Bureau of Economic Analysis (and not subsequent monthly revisions),
lasting more than four (4) consecutive calendar quarters. Any quarter of flat or positive GDP
growth shall end the period of such Severe Economic Recession.
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10.4 Legal Action. Either Party may institute legal action to cure, correct, or remedy
any default, enforce any covenant or agreement in the Agreement, enjoin any threatened or
attempted violation thereof, and enforce by specific performance or declaratory relief the
obligations and rights of the Parties thereto. Except as provided in Section 10.1, the sole and
exclusive remedies for any default or violation of the Agreement will be specific performance or
declaratory relief. In any proceeding brought to enforce the Agreement, the prevailing Party will
be entitled to recover from the unsuccessful Party all costs, expenses and reasonable attorneys’
fees incurred by the prevailing party in the enforcement proceeding.
10.5 Periodic Review.
(a) Conducting the Periodic Review. Throughout the Term, at least once every
twelve (12) months following the Effective Date of this Agreement, City shall review the extent
of good-faith compliance by Developer with the terms of this Agreement. This review (“Periodic
Review”) shall be conducted by the Chief Planner or his/her designee and shall be limited in scope
to compliance with the terms of this Agreement pursuant to Government Code section 65865.1.
At least ten (10) days prior to the Periodic Review, and in the manner prescribed in Section 11.9
of this Agreement, City shall deposit in the mail or transmit electronically to Developer a copy of
any staff report and documents to be relied upon in conducting the Periodic Review and, to the
extent practical, related exhibits concerning Developer’s performance hereunder.
(b) Developer Submission of Periodic Review Report. Annually commencing
one year from the Effective Date and continuing through termination of this Agreement, Developer
shall submit a report to the Chief Planner stating the Developer’s good faith compliance with terms
of the Agreement.
(c) Good Faith Compliance Review. During the Periodic Review, the Chief
Planner shall set a meeting to consider the Developer’s good-faith compliance with the terms of
this Agreement. Developer shall be permitted an opportunity to respond to City’s evaluation of
Developer’s performance, either orally at the meeting or in a supplemental written statement, at
Developer’s election. Such response shall be made to the Chief Planner. At the conclusion of the
Periodic Review, the Chief Planner shall make written findings and determinations, on the basis
of substantial evidence, as to whether or not Developer has complied in good faith with the terms
and conditions of this Agreement. The decision of the Chief Planner shall be appealable to the City
Council. If the Chief Planner finds and determines that Developer has not complied with such
terms and conditions, the Chief Planner may recommend to the City Council that it terminate or
modify this Agreement by giving notice of its intention to do so, in the manner set forth in
Government Code sections 65867 and 65868. The costs incurred by City in connection with the
Periodic Review process described herein shall be borne by Developer.
(d) Failure to Properly Conduct Periodic Review. If City fails, during any
calendar year, to either: (i) conduct the Periodic Review or (ii) notify Developer in writing of
City’s determination, pursuant to a Periodic Review, as to Developer’s compliance with the terms
of this Agreement and such failure remains uncured as of December 31 of any year during the
Term, such failure shall be conclusively deemed an approval by City of Developer’s compliance
with the terms of this Agreement for the period of time since the last Periodic Review.
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(e) Written Notice of Compliance. With respect to any year for which
Developer has been determined or deemed to have complied with this Agreement, City shall,
within thirty (30) days following request by Developer, execute and deliver to Developer (or to
any party requested by Developer) a written “Notice of Compliance,” in recordable form, duly
executed and acknowledged by City, that certifies:
(i) The Agreement is unmodified and in full force and effect, or if there
have been modifications hereto, that this Agreement is in full force and effect as modified and
stating the date and nature of such modifications;
(ii) That there are no current uncured defaults under this Agreement or
specifying the dates and nature of any such default;
(iii) Any other information reasonably requested by Developer. City’s
failure to deliver to Developer such a Notice of Compliance within such time shall constitute a
conclusive presumption against City that this Agreement is in full force and effect without
modification, except as may be represented by Developer, and that there are no uncured defaults
in the performance of Developer, except as may be represented by Developer. Developer shall
have the right, in Developer’s sole discretion, to record such Notice of Compliance.
10.6 California Law. This Agreement shall be construed and enforced in accordance
with the laws of the State of California. Any action to enforce or interpret this Agreement shall be
filed and heard in the Superior Court of San Mateo County, California.
10.7 Resolution of Disputes. With regard to any dispute involving Development of the
Project, the resolution of which is not provided for by this Agreement or Applicable Law,
Developer shall, at City’s request, meet with City. The parties to any such meetings shall attempt
in good faith to resolve any such disputes. Nothing in this Section 10.7 shall in any way be
interpreted as requiring that Developer and City and/or City’s designee reach agreement with
regard to those matters being addressed, nor shall the outcome of these meetings be binding in any
way on City or Developer unless expressly agreed to by the parties to such meetings.
10.8 Attorneys’ Fees. In any legal action or other proceeding brought by either Party to
enforce or interpret a provision of this Agreement, the prevailing party is entitled to reasonable
attorneys’ fees and any other costs incurred in that proceeding in addition to any other relief to
which it is entitled.
10.9 Hold Harmless. Developer shall hold City and its elected and appointed officers,
agents, employees, and representatives harmless from claims, costs, and liabilities for any personal
injury, death, or property damage which is a result of, or alleged to be the result of, the construction
of the Project, or of operations performed under this Agreement by Developer or by Developer’s
contractors, subcontractors, agents or employees, whether such operations were performed by
Developer or any of Developer’s contractors, subcontractors, agents or employees. Nothing in this
Section 10.9 shall be construed to mean that Developer shall hold City harmless from any claims
of personal injury, death or property damage arising from, or alleged to arise from, any gross
negligence or willful misconduct on the part of City, its elected and appointed representatives,
offices, agents and employees.
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ARTICLE 11
MISCELLANEOUS
11.1 Incorporation of Recitals and Introductory Paragraph. The Recitals contained
in this Agreement, and the introductory paragraph preceding the Recitals, are hereby incorporated
into this Agreement as if fully set forth herein.
11.2 No Agency. It is specifically understood and agreed to by and between the Parties
hereto that: (i) the subject Project is a private development; (ii) City has no interest or
responsibilities for, or duty to, third parties concerning any improvements until such time, and only
until such time, that City accepts the same pursuant to the provisions of this Agreement or in
connection with the various Project Approvals or Subsequent Approvals; (iii) Developer shall have
full power over and exclusive control of the Project herein described, subject only to the limitations
and obligations of Developer under this Agreement, the Project Approvals, Subsequent Approvals,
and Applicable Law; and (iv) City and Developer hereby renounce the existence of any form of
agency relationship, joint venture or partnership between City and Developer and agree that
nothing contained herein or in any document executed in connection herewith shall be construed
as creating any such relationship between City and Developer.
11.3 Enforceability. City and Developer agree that unless this Agreement is amended
or terminated pursuant to the provisions of this Agreement, this Agreement shall be enforceable
by any party hereto notwithstanding any change hereafter enacted or adopted (whether by
ordinance, resolution, initiative, or any other means) in any applicable general plan, specific plan,
zoning ordinance, subdivision ordinance, or any other land use ordinance or building ordinance,
resolution or other rule, regulation or policy adopted by City that changes, alters or amends the
rules, regulations, and policies applicable to the Development of the Project Site at the time of the
approval of this Agreement as provided by Government Code section 65866.
11.4 Severability. If any term or provision of this Agreement, or the application of any
term or provision of this Agreement to a particular situation, is held by a court of competent
jurisdiction to be invalid, void, or unenforceable, the remaining terms and provisions of this
Agreement, or the application of this Agreement to other situations, shall continue in full force and
effect unless amended or modified by mutual consent of the parties. Notwithstanding the
foregoing, if any material provision of this Agreement, or the application of such provision to a
particular situation, is held to be invalid, void or unenforceable, either City or Developer may (in
their sole and absolute discretion) terminate this Agreement by providing written notice of such
termination to the other party.
11.5 Other Necessary Acts and City Approvals. Each party shall execute and deliver
to the other all such other further instruments and documents as may be reasonably necessary to
carry out the Project Approvals, Subsequent Approvals and this Agreement and to provide and
secure to the other party the full and complete enjoyment of its rights and privileges hereunder.
Whenever a reference is made herein to an action or approval to be undertaken by City, the City
Manager or his or her designee is authorized to act on behalf of City, unless specifically provided
otherwise by this Agreement or Applicable Law.
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11.6 Construction. Each reference in this Agreement or any of the Project Approvals
or Subsequent Approvals shall be deemed to refer to the Agreement, Project Approval, or
Subsequent Approval as it may be amended from time to time, whether or not the particular
reference refers to such possible amendment. This Agreement has been reviewed and revised by
legal counsel for both City and Developer, and no presumption or rule that ambiguities shall be
construed against the drafting party shall apply to the interpretation or enforcement of this
Agreement.
11.7 Other Miscellaneous Terms. The singular shall include the plural; the masculine
gender shall include the feminine; “shall” is mandatory; “may” is permissive. If there is more than
one signer of this Agreement, the signer obligations are joint and several.
11.8 Covenants Running with the Land. All of the provisions contained in this
Agreement shall be binding upon the Parties and their respective heirs, successors and assigns,
representatives, lessees, and all other persons acquiring all or a portion of the Project, or any
interest therein, whether by operation of law or in any manner whatsoever. All of the provisions
contained in this Agreement shall be enforceable as equitable servitudes and shall constitute
covenants running with the land pursuant to California law including, without limitation, Civil
Code section 1468. Each covenant herein to act or refrain from acting is for the benefit of or a
burden upon the Project, as appropriate, runs with the Project Site, and is binding upon the owner
of all or a portion of the Project Site and each successive owner during its ownership of such
property.
11.9 Notices. Any notice or communication required hereunder between City or
Developer must be in writing, and may be given either personally, by email (with original
forwarded by regular U.S. Mail), by registered or certified mail (return receipt requested), or by
Federal Express or other similar courier promising overnight delivery. If personally delivered, a
notice shall be deemed to have been given when delivered to the party to whom it is addressed. If
delivered by email, a notice shall be deemed given upon verification of receipt if received before
5:00 p.m. on a regular business day, or else on the next business day. If given by registered or
certified mail, such notice or communication shall be deemed to have been given and received on
the first to occur of: (i) actual receipt by any of the addressees designated below as the party to
whom notices are to be sent, or (ii) five (5) days after a registered or certified letter containing
such notice, properly addressed, with postage prepaid, is deposited in the United States mail. If
given by Federal Express or similar courier, a notice or communication shall be deemed to have
been given and received on the date delivered as shown on a receipt issued by the courier. Such
notices or communications shall be given to the parties at their addresses set forth below:
If to City, to: City of South San Francisco
Attn: City Manager
400 Grand Avenue
South San Francisco, CA 94080
Phone: (650) 877-8500
Email: mike.futrell@ssf.net
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With a Copy to: Meyers Nave
Attn: Sky Woodruff
1999 Harrison Street, 9th Floor
Oakland, CA 94612
Phone: (510) 808-2000
Email: sky@meyersnave.com
If to Developer, to: LPGS (Tanforan) LLC
Attn: Marcus Gilmour
644 Menlo Avenue, 2nd Floor
Menlo Park, CA 94025
Phone: (650) 838-0100
Email: marcus@lane-partners.com
With Copies to: Coblentz Patch Duffy & Bass LLP
Attn: Megan Jennings
One Montgomery Street, Suite 3000
San Francisco, CA 94104
Phone: (415) 391-4800
Email: mjennings@coblentzlaw.com
Any party hereto may at any time, by giving ten (10) days written notice to the other party
hereto, designate any other address in substitution of the address to which such notice or
communication shall be given.
11.10 Mortgagee Protection. The Parties agree that this Agreement shall not prevent or
limit Developer, in any manner, at Developer’s sole discretion, from encumbering the Project Site
or any portion thereof or any improvement thereon by any lien of mortgage, deed of trust, or other
security device securing financing with respect to the Project or the Project Site (“Mortgage”).
City acknowledges that the lenders providing such financing may require, in addition to estoppel
certificates as set forth in Section 4.7, certain Agreement interpretations and modifications and
agrees upon request, from time to time, to meet with Developer and representatives of such lenders
to negotiate in good faith any such request for interpretation or modification provided such
interpretation or modification is consistent with the intent and purpose of this Agreement. Any
Mortgagee of the Project Site shall be entitled to the following rights and privileges:
(a) Neither entering into this Agreement nor a breach of this Agreement shall
defeat, render invalid, diminish, or impair the lien of any Mortgage on the Project Site made in
good faith and for value, unless otherwise required by law.
(b) If City timely receives a request from a Mortgagee requesting a copy of any
notice of default given to Developer under this Agreement, City shall provide a copy of that notice
to the Mortgagee within ten (10) days of sending the notice of default to Developer or within ten
(10) days of receiving a request, if a Mortgagee has not provided a request prior to the City sending
a notice of default to Developer. The Mortgagee shall have the right, but not the obligation, to cure
the default during the remaining cure period allowed such Party under this Agreement.
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(c) Any Mortgagee who comes into possession of the Project Site, or any
portion thereof, pursuant to foreclosure of the Mortgage or deed in lieu of such foreclosure, shall
take the Project Site, or portion thereof, subject to the terms of this Agreement. Notwithstanding
any provision of this Agreement to the contrary, no Mortgagee shall have an obligation or duty
under this Agreement to perform any of Developer’s obligations or other affirmative covenants of
Developer hereunder, or to guarantee such performance; provided, however, that to the extent that
any covenant to be performed by Developer is a condition precedent to the performance of a
covenant by City, the performance thereof shall continue to be condition precedent to City’s
performance hereunder, and further provided that any sales, transfer, or assignment by any
Mortgagee in possession shall be subject to the provisions of Section 8.1 of this Agreement.
11.12 Entire Agreement, Counterparts And Exhibits. This Agreement is executed in
two (2) duplicate counterparts, each of which is deemed to be an original. This Agreement consists
of [35] pages, exclusive of signature pages, and seven (7) exhibits which constitute in full, the final
and exclusive understanding and agreement of the parties and supersedes all negotiations or
previous agreements of the parties with respect to all or any part of the subject matter hereof. All
waivers of the provisions of this Agreement shall be in writing and signed by the appropriate
authorities of City and the Developer. The following exhibits are attached to this Agreement and
incorporated herein for all purposes:
Exhibit A: Description and Diagram of Project Site
Exhibit B: List of Project Approvals
Exhibit C: City Development Fees and Exactions
Exhibit D: Circulation and Transportation Improvements
Exhibit E: Sustainability Features
Exhibit F: Applicable Laws
Exhibit G: Form of Assignment and Assumption Agreement
11.13 No Third Party Beneficiaries. This Agreement is intended for the benefit of the
Parties hereto and their respective permitted successors and assigns, and is not for the benefit of,
nor may any express or implied provision hereof be enforced by, any other person, except as
otherwise set forth in Section 11.10.
11.14 Recordation Of Development Agreement. Pursuant to Government Code
section 65868.5, no later than ten (10) days after City enters into this Agreement, the City Clerk
shall record an executed copy of this Agreement in the Official Records of the County of San
Mateo.
IN WITNESS WHEREOF, this Agreement has been entered into by and between
Developer and City as of the day and year first above written.
[Signatures to follow on subsequent pages.]
30
31
SIGNATURE PAGE FOR DEVELOPMENT AGREEMENT BY AND BETWEEN
CITY OF SOUTH SAN FRANCISCO LPGS (TANFORAN) LLC
CITY:
CITY OF SOUTH SAN FRANCISCO,
a California municipal corporation
By:________________________________
Date: ______________________________
Name: Charles Michael Futrell
Its: City Manager
ATTEST:
By:________________________________
City Clerk
APPROVED AS TO FORM:
By:_________________________________
City Attorney
[Insert Notary Acknowledgment]
32
SIGNATURE PAGE FOR DEVELOPMENT AGREEMENT BY AND BETWEEN
CITY OF SOUTH SAN FRANCISCO AND LPGS (TANFORAN) LLC
DEVELOPER:
LPGS (TANFORAN) LLC,
a Delaware limited liability company
By:________________________________
Date: ______________________________
Name:
Its:
By:________________________________
Date: ______________________________
Name:
Its:
[Insert Notary Acknowledgment]
A-1
DEVELOPMENT AGREEMENT BY AND BETWEEN
CITY OF SOUTH SAN FRANCISCO AND
LPGS (TANFORAN) LLC
Exhibit A
Description and Diagram of Project Site
(Starts on Next Page)
A-2
EXHIBIT A1 – LEGAL DESCRIPTION
PARCEL 1
PARCEL 2
PARCEL 3
EXHIBIT A1
LEGAL DESCRIPTION OF PROJECT SITE
Real property in the City of South San Francisco, County of San Mateo, State of California,described
as follows:
A-3
PARCEL 4
PARCEL 5
PARCEL 6
6A:
6B:
A-4
6C:
6D:
PARCEL 7
PARCEL 8
PARCEL 9
PARCEL 1, AS SHOWN ON MAP RECORDED IN VOLUME 56 OF PARCEL MAPS AT PAGES 66-67, OFFICIAL RECORDS
OF SAN MATEO COUNTY, CALIFORNIA, FILED IN THE OFFICE OF THE RECORDER OF THE COUNTY OF SAN MATEO,
STATE OF CALIFORNIA ON NOVEMBER 7, 1986 IN BOOK 115 OF MAPS AT PAGES 59 AND 60.
A-5
A-6
EXHIBIT A2 – DIAGRAM OF PROJECT SITE – EXISTING PARCELS
1 2
3
8
4
5
6A
6B
6C
6D
7
9
EXHIBIT A2
DIAGRAM OF PROJECT SITE(;,67,1*3$5&(/6
A-7
A-8
EXHIBIT A3 – DIAGRAM OF PROJECT SITE – PROPOSED PARCELS
1
2
3
4
5
EXHIBIT A3
DIAGRAM OF PROJECT SITE - PROPOSED PARCELS
A-9
B-1
DEVELOPMENT AGREEMENT BY AND BETWEEN
CITY OF SOUTH SAN FRANCISCO AND
LPGS (TANFORAN) LLC
Exhibit B:
List of Project Approvals as of Effective Date
1. Resolution to Certify the Draft and Final Environmental Impact Report and Adopt the
Mitigation Monitoring and Reporting Program and Statement of Overriding
Considerations and associated CEQA Findings, approved by the City Council on
_____________, 2022 by Resolution No. _______;
2. Resolution to Adopt the General Plan Amendment, approved by the City Council on
_____________, 2022 by Resolution No. _______;
3. Resolution to Adopt the Southline Specific Plan, approved by the City Council on
_____________, 2022 by Resolution No. _______;
4. Ordinance No. ___________ to add Chapter 20.___ (“Southline Campus (S-C) Zoning
District”) of the South San Francisco Municipal Code and amending the zoning map to
reflect adoption of the S-C District, introduced by the City Council on ___________,
2022 and adopted by the City Council on ___________, 2022;
5.Ordinance No. _______ adopting Development Agreement by and between the City of
South San Francisco and LPGS (Tanforan) LLC, introduced by the City Council on
___________, 2022 and adopted by the City Council on ___________, 2022;
6. Resolution to Approve Design Review approved by the City Council on_____________,
2022 by Resolution No. _______;
7. Resolution to Approve Vesting Tentative Map approved by the City Council on
_____________, 2022 by Resolution No. _______;
8. Resolution to approve Preliminary TDM Plan approved by the City Council on
_____________, 2022 by Resolution No. _______;
9. Resolution to Approve Phase 1 Precise Plan approved by the City Council on
_____________, 2022 by Resolution No. _______.
C-1
DEVELOPMENT AGREEMENT BY AND BETWEEN
CITY OF SOUTH SAN FRANCISCO AND
LPGS (TANFORAN) LLC
Exhibit C
City Fees, Exactions, and Payments
Subject to the terms of Sections 3.2 and 5.6 of this Agreement, Developer agrees that
Developer shall be responsible for the payment of the following fees, charges, exactions, and
assessments (collectively, “City Fees”). Nothing herein shall be construed to relieve the Property
from common benefit assessments or district taxes levied against it and similarly situated
properties by the City pursuant to and in accordance with any statutory procedure for the
assessment of property to pay for infrastructure and/or services that benefit the Property. As
authorized by this Agreement, the amount paid for a particular City Fee shall be as specified below.
1. Administrative/Processing Fees. The Developer shall pay the applicable application,
processing, administrative, legal and inspection fees and charges, as then currently adopted
pursuant to City’s Master Fee Schedule and required by City for processing of land use
entitlements, including without limitation, General Plan amendments, zoning changes,
Precise Plans, development agreements, conditional use permits, variances, transportation
demand management plans, tentative subdivision maps, parcel maps, lot line adjustments,
general plan maintenance fee, demolition permits, and building permits.
2. Vested Development Fees. Except as set forth in Section 3.2(c) of this Agreement, only
the Development Fees in effect as of July 13, 2020 (the “Vesting Date”), as set forth in
Table 1 below, shall be paid for net new square footage (after consideration of any credits
for replacement of existing square footage) at the earlier of (i) issuance of certificate of
occupancy or (ii) the times prescribed in the resolution(s) or ordinance(s) adopting and
implementing the fees. For any Development Fees no longer in effect as of the date such
Development Fees are due and payable, Developer shall pay the rate in effect as of the
Vesting Date, as set forth in the table below, plus an increase of five percent (5%) annually,
which shall be applied as of July 1 each year. City shall allocate Developer’s payments for
such Development Fees to the then-existing impact fee fund that most closely corresponds
to the purpose for which each fee has been paid, in City’s reasonable discretion.
Table 1 identifies each applicable Development Fee. For reference purposes only, Table 1
also identifies whether each such Development Fee remains in effect as of the Effective
Date of this Agreement, and the rate of each such Development Fee as of the Vesting Date.
C-2
Table 1: Vested Development Fees*
Applicable
Development Fee
In Effect
as of
Effective
Date?
Timing for
Payment
Rate as of
July 13, 2020 –
Office/R&D
Cost per
Square Foot
Rate as of
July 13, 2020
– Retail Cost
per Square
Foot
Park and Recreation
Impact Fee
(SSFMC Ch. 8.67)
Yes Issuance of
Building
Permit per
building
$1.12 $1.26
Childcare Impact
Fee
(SSFMC Ch.
20.310)
Yes Issuance of
Building
Permit per
building
$0.57 $0.68
Public Safety Impact
Fee
(Reso. 97-2012)
No –
Superseded
by Reso.
123-2020
Issuance of
Building
Permit per
building
$0.44 $0.44
Bicycle and
Pedestrian Impact
Fee
(SSFMC Ch. 8.68)
No –
Superseded
by Reso.
120-2020
First of Final
Inspection or
Certificate of
Occupancy
per building
$0.09 $0.36
Commercial Linkage
Fee
(SSFMC Ch. 8.69)
Yes Issuance of
Building
Permit per
building
$15.00 $2.50
Sewer Capacity Fee
(Reso. 56-2017)
Yes Issuance of
Building
Permit per
building
Calculated per
Reso. 56-2017
Calculated per
Reso. 56-2017
* South San Francisco Unified School District Fees are not vested by this Agreement.
For reference purposes only, as of the Effective Date of the Agreement, this fee is $0.61
per square foot of Commercial/Industrial space.
D-1
DEVELOPMENT AGREEMENT BY AND BETWEEN
CITY OF SOUTH SAN FRANCISCO AND
LPGS (TANFORAN) LLC
Exhibit D
Circulation and Transportation Improvements
The Southline Specific Plan, Chapter 3, describes the Project’s proposed transportation and
circulation improvements in detail. Such improvements are summarized as follows for ease of
reference only. As described in the Southline Specific Plan, some of these improvements are
outside of the Specific Plan area and will require review and/or approvals or actions by other
agencies or entities.
Phase 1 Improvements
• Development of the new Southline Avenue connection west to east through the Specific Plan
area between Huntington Avenue and South Linden Avenue.
• Realignment of Dollar Avenue and South Linden Avenue.
• Reconfiguration of the existing at-grade rail crossing at South Linden Avenue.
• Roadway and pedestrian improvements along Tanforan Avenue.
• Roadway and pedestrian improvements along Huntington Avenue from Southline Avenue
southward to the San Bruno BART garage intersection.
• Upgrade to the existing signalized intersection at Huntington Avenue / BART garage entry.
• Synchronizing signals at the rail crossing and the signals along Southline Avenue
(Huntington Avenue, project entrance, South Linden Avenue) to support safe vehicular
circulation.
• Construction of new signalized intersections at:
o Huntington Avenue / Southline Avenue
o Sneath Lane / Huntington Avenue
o Southline Avenue /Main Campus Entry
o South Linden Avenue / Dollar Avenue/ Southline Avenue
Future Phase Improvements
• Widening of and street frontage improvements along portions of South Maple Avenue.
Figures
The following figures, among others, in the Southline Specific Plan depict the conceptual locations
of these proposed improvements.
• Figure 3-1: Conceptual Specific Plan Area Vehicular Circulation Improvements
D-2
• Figure 3-3: Conceptual Specific Plan Area Pedestrian Connectivity Plan
• Figure 3-4: Conceptual Specific Plan Area Bicycle Connectivity Plan
• Figure 3-5: Conceptual Off-Site Signal and Pedestrian Crosswalk Improvements
• Figure 3-6a: Conceptual Improvements – Huntington Avenue (Site Plan)
• Figure 3-7: Tanforan Avenue Improvements
E-1
DEVELOPMENT AGREEMENT BY AND BETWEEN
CITY OF SOUTH SAN FRANCISCO AND
LPGS (TANFORAN) LLC
Exhibit E
Sustainability Features
The Southline Specific Plan, Chapter 5, describes the Project’s proposed sustainability features in
detail. Such improvements are summarized as follows for ease of reference only.
Transportation
• Promote a safe and inviting pedestrian environment, taking advantage of the Specific Plan
area’s proximity to the San Bruno BART station and San Bruno Caltrain station.
• Achieve an alternative mode-shift reduction of 45 percent through the implementation of a
TDM program.
• Provide mobility hubs designed to accommodate shuttles and ride-share pickup and drop
off zones that promote shared-transit options such as shuttles, car share, rideshare, and/or
other alternative-mobility options.
• Provide Class II and III bike lanes and routes within the Specific Plan area that are also
connected to existing and planned off-site bicycle networks.
• Provide electric vehicle charging infrastructure in parking structures and surface parking
for at minimum ten percent of the parking spaces.
• Provide parking in below- and above-ground structures in lieu of surface parking, thereby
minimizing heat island impacts associated with surface asphalt parking.
Energy / Greenhouse Gas Emissions
• Achieve at minimum LEED Silver (version 4) or equivalent performance, and CalGreen
compliance.
• Prioritize and integrate responsive design strategies that compliment a climate-responsive
design.
• Achieve at least 10% reduction over American Society of Heating Refrigerating and Air
Conditioning Engineers (ASHRAE) 90.1-2010 requirements to reduce energy-related GHG
emissions for each building by implementing energy-efficient measures.
• Require 100% carbon-free electricity be purchased for all electricity consumption.
• Evaluate options to reduce on-site emissions from construction equipment during the
construction phase. Options include using Tier 4 engines where commercially available,
using grid electric power instead of diesel generators, and enforcing idling time restrictions
for vehicles on the project site.
E-2
• As part of ongoing tenant operations, utilize exterior electrical power infrastructure that
support reduced emissions from maintenance equipment.
Waste Reduction
• Maximize diversion of construction and demolition waste, targeting a 75% diversion rate,
consistent with 2025 targets as required by SB 1383.
• As part of ongoing tenant operations, incorporate extensive recycling and composting
facilities to divert organic materials away from landfills and incorporate dedicated space
and waste collection infrastructure for batteries, mercury-containing lighting fixtures, and
electronic waste.
Water Conservation
• Comply with state and local requirements regarding efficient water usage for landscaping,
including the City’s adopted Water Efficient Landscape Ordinance.
• Utilize native/adaptive and drought-tolerant landscaping to reduce overall exterior water
needs.
• Install weather-based irrigation controls, drip irrigation, rotary spray, targeted hydrozoning,
and other efficient methods for delivering landscape water to reduce potable water use.
• Install high-efficiency water fixtures for toilets, urinals, showerheads and lavatories.
Design for Employee and Community Wellness
• Prioritize wellness as part of the design, development, and operations of Southline.
• Improve the health of tenants, visitors, and the surrounding community.
• Integrate the best management design and operations strategies that optimize health.
• Provide passive open space and public spaces that provide opportunities for tenant and
community recreation and gatherings.
• Provide on-site health and fitness and recreation amenities for use by building tenants.
• Utilize the Southline Commons as a place for employee and public entertainment, events
and programs.
• Create flexible and intimate outdoor spaces that provide personal and small group
gatherings for eating and socializing (e.g. Southline Commons, Southline Retail Plaza).
• Provide a fruit and vegetable garden as part of the Tanforan Avenue Community Parklet.
• Strive to achieve employee wellness Fitwel certification, or equivalent.
F-1
DEVELOPMENT AGREEMENT BY AND BETWEEN
CITY OF SOUTH SAN FRANCISCO AND
LPGS (TANFORAN) LLC
Exhibit F
Applicable Laws
Developer shall comply with the following City regulations and provisions applicable to
the Property as of the Effective Date of this Agreement (except as modified by this Agreement and
the Project Approvals).
1. South San Francisco General Plan, as adopted on October 13, 1999 and as amended from
time to time prior to the Effective Date.
2. Southline Specific Plan, as adopted prior to the Effective Date.
3. City of South San Francisco Municipal Code, as amended from time to time prior to the
Effective Date, including Chapter 20.290, Southline Campus (S-C) Zoning District.
4. South San Francisco Zoning Map, as amended from time to time prior to the Effective
Date.
5. City Fees as set forth in Exhibit C.
G-1
DEVELOPMENT AGREEMENT BY AND BETWEEN
CITY OF SOUTH SAN FRANCISCO AND
LPGS (TANFORAN) LLC
Exhibit G
Form of Assignment and Assumption Agreement
(Starts on Next Page)
G-2
WHEN RECORDED MAIL TO:
City of South San Francisco
Attn: City Clerk
400 Grand Avenue
South San Francisco, CA 94080
______________________________________________________________________________
Space Above for Recorder’s Use
Exempt from Recording Fees per Cal. Gov. Code § 6103
ASSIGNMENT AND ASSUMPTION AGREEMENT
This Assignment and Assumption Agreement (“Assignment Agreement”) is entered into to be
effective on ______, 202_, by and between LPGS (Tanforan) LLC, a Delaware limited liability
company (“Assignor”), and ___________________, a _______________ (“Assignee”), and the
City of South San Francisco, a municipal corporation (“City”). Assignor and Assignee are
sometimes referred to herein as a “Party” and collectively as the “Parties.”
RECITALS
A. Assignor and City have previously entered into that certain Development
Agreement between City and Assignor dated ________, 2022, approved by the City of South
San Francisco City Council by Ordinance No. ________ on _________, 2022, to be effective on
________________, 2022, and recorded on ______________, 2022 as Document No.
______________, San Mateo County Official Records (“Development Agreement”) to facilitate
the development and redevelopment of that certain real property consisting of approximately
____ acres with the City of South San Francisco, California, which is legally described in
Exhibit A of the Development Agreement (“Property”). A true and complete copy of the
Development Agreement is attached hereto as Exhibit 1.
B. Assignor is the fee owner of the Property, and Assignor desires to convey its
interest in the developable, approximately [_] acre portion of the Property and more particularly
described on Exhibit 2 attached hereto (“Assigned Property”) to Assignee concurrently with
execution of this Assignment Agreement; and Assignee desires to so acquire such interest in the
Assigned Property from the Assignor.
C. Section 8.1 of the Development Agreement (“Agreement and Transfer” therein)
refers to Assignor as “Developer” and provides in part that:
Developer may transfer or assign all or any portion of its interests, rights, or
obligations under the Agreement and the Project approvals to third parties acquiring
an interest or estate in the Project or any portion thereof including, without
limitation, purchasers or lessees of lots, parcels, or facilities. Prior to the issuance
of the first certificate of occupancy for the Project Site, Developer will seek City’s
prior written consent to any transfer, which consent will not be unreasonably
G-3
withheld or delayed. City may refuse to give consent only if, in light of the proposed
transferee’s reputation and financial resources, such transferee would not, in City’s
reasonable opinion, be able to perform the obligations proposed to be assumed by
such transferee. Such determination will be made by the City Manager and will be
appealable by Developer to the City Council. For any transfer of all or any portion
of the Property, the Developer and assignee shall enter into an assignment and
assumption agreement in substantially the form set forth in Exhibit G.
D. The Parties desire to enter into this Assignment Agreement in order to satisfy and
fulfill their respective obligations under Section 8.1 of the Development Agreement.
AGREEMENT
NOW, THEREFORE, in consideration of the above recitals and the mutual covenants
hereinafter contained and for other good and valuable consideration, the receipt and sufficiency
of which is hereby acknowledged, the Parties agree as follows:
1. Assignment by Assignor. Assignor hereby assigns, transfers and grants to
Assignee, and its successors and assigns, all of Assignor’s rights, title and interest and
obligations, duties, responsibilities, conditions and restrictions under the Development
Agreement with respect to the Assigned Property and only to the extent accruing or arising on
and after the Effective Date (collectively, the “Assigned Rights and Obligations”).
2. Acknowledgement and Assumption of Obligations by Assignee. Assignee, for
itself and its successor and assigns, hereby acknowledges that it has reviewed, is aware of and
intends to honor its Assigned Rights and Obligations with respect to its Development of the
Assigned Property pursuant to the terms of the Development Agreement, and additionally
expressly and unconditionally assumes all of the Assigned Rights and Obligations. Assignee
agrees, expressly for the benefit of Assignor and City, to comply with, perform, and execute all
of the Assigned Rights and Obligations.
3. Release of Assignor. Assignee and City hereby fully release Assignor from all
Assigned Rights and Obligations. Both Assignor and Assignee acknowledge that this
Assignment Agreement is intended to fully assign all of the Assigned Rights and Obligations to
Assignee, and it is expressly understood that Assignor shall continue to be obligated under the
Development Agreement only with respect to those portions of the Project Site retained by
Assignor.
4. Substitution of Assignor. Assignee hereinafter shall be substituted for and replace
Assignor in the Development Agreement with respect to the Assigned Property. Whenever the
term “Developer” appears in the Development Agreement, it shall hereinafter include Assignee
with respect to the Assigned Property.
5. Development Agreement in Full Force and Effect. Except as specifically
provided herein with respect to the assignment and assumption, all the terms, covenants,
conditions and provisions of the Development Agreement are hereby ratified and shall remain
in full force and effect.
G-4
6. Recording. Assignor shall cause this Assignment Agreement to be recorded in
the Official Records of San Mateo County, California, and shall promptly provide conformed
copies of the recorded Assignment Agreement to Assignee and City.
7. Successors and Assigns. All of the terms, covenants, conditions and provisions
of this Assignment Agreement shall be binding upon and shall inure to the benefit of the
parties hereto and their respective heirs, successors and assigns.
8. Applicable Law/Venue. This Assignment Agreement shall be construed and
enforced in accordance with the laws of the State of California, without reference to choice of
law provisions. Any legal actions under this Assignment Agreement shall be brought only in
the Superior Court of the County of San Mateo, State of California.
9. Applicable Law/Venue. This Assignment Agreement shall be construed and
enforced in accordance with the laws of the State of California, without reference to choice of
law provisions. Any legal actions under this Assignment Agreement shall be brought only in
the Superior Court of the County of San Mateo, State of California.
10. Interpretation. All parties have been represented by counsel in the preparation
and negotiation of this Assignment Agreement, and this Assignment Agreement shall be
construed according to the fair meaning of its language. The rule of construction to the effect
that ambiguities are to be resolved against the drafting party shall not be employed in
interpreting this Assignment Agreement. Unless the context clearly requires otherwise: (a) the
plural and singular numbers shall each be deemed to include the other; (b) the masculine,
feminine, and neuter genders shall each be deemed to include the others; (c) “shall,”
“will,” or “agrees” are mandatory, and “may” is permissive; (d) “or” is not exclusive; and (e)
“includes” and “including” are not limiting.
11. Severability. Except as otherwise provided herein, if any provision(s) of this
Assignment Agreement is (are) held invalid, the remainder of this Assignment Agreement shall
not be affected, except as necessarily required by the invalid provisions, and shall remain in
full force and effect unless amended or modified by mutual consent of the parties.
12. Counterparts. This Assignment Agreement may be executed in one or more
counterparts, each of which shall be deemed to constitute an original, but all of which, when
taken together, shall constitute one and the same instrument, with the same effect as if all
of the parties to this Assignment Agreement had executed the same counterpart.
13. City Consent. City is executing this Assignment Agreement for the limited
purpose of consenting to the assignment and assumption and clarifying that there is privity
of contract between City and Assignee with respect to the Development Agreement.
14. Effective Date. The Effective Date of this Assignment Agreement shall be the
date upon which Assignee obtains fee title to the Assigned Property by duly recorded deed
(“Effective Date”).
IN WITNESS WHEREOF, Assignor, Assignee and City have entered into this Assignment
Agreement as of the date first written above.
G-5
ASSIGNOR:
LPGS (TANFORAN) LLC,
a Delaware limited liability company
By:
Signature of Person executing the Agreement on
behalf of Assignor
Name:
Title:
ASSIGNEE:
[INSERT NAME OF ASSIGNEE]
By:
Signature of Person executing the Agreement on
behalf of Assignee
Name:
Title:
CITY:
CITY OF SOUTH SAN FRANCISCO,
a Municipal Corporation
By:
Signature of Person executing the Agreement on
behalf of City
Name:
Title: City Manager
Approved as to form by:
By:
Signature of Person approving form of the
Agreement on behalf of City
Name:
Title: City Attorney