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Home My WebLink AboutPC e-packet 09-21-06 Revised REVISED CITY OF SOUTH SAN FRANCISCO REGULAR MEETING OF THE PLANNING COMMISSION MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE September 21, 2006 7:30 PM WELCOME If this is the first time you have been to a Commission meeting, perhaps you'd like to know a little about our procedure. Under Oral Communications, at the beginning of the meeting, persons wishing to speak on any subject not on the Agenda will have 3 minutes to discuss their item. The Clerk will read the name and type of application to be heard in the order in which it appears on the Agenda. A staff person will then explain the proposal. The first person allowed to speak will be the applicant, followed by persons in favor of the application. Then persons who oppose the project or who wish to ask questions will have their turn. If you wish to speak, please fill out a card (which is available near the entrance door) and give it, as soon as possible, to the Clerk at the front of the room. When it is your turn, she will announce your name for the record. The Commission has adopted a policy that applicants and their representatives have a maximum time limit of 20 minutes to make a presentation on their project. Non-applicants may speak a maximum of 3 minutes on any case. Questions from Commissioners to applicants or non-applicants may be answered by using additional time. When the Commission is not in session, we'll be pleased to answer your questions if you will go to the Planning Division, City Hall, 315 Maple Avenue or telephone (650) 877-8535 or bye-mail at web- ecd@ssf.net. William Zemke Chairperson Mary Giusti Commissioner Eugene Sim Commissioner Susy Kalkin, Acting Chief Planner Secretary to the Planning Commission Steve Carlson Senior Planner John Prouty Commissioner Judith Honan Vice-Chairperson William Romero Commissioner Marc C. Teglia Commissioner Allison Knapp Consulting Planner Michael Lappen Senior Planner Gerry Beaudin Associate Planner Chadrick Smalley Associate Planner Bertha Aguilar Clerk Please Turn Cellular Phones And Paaers Off. Individuals with disabilities who require auxiliary aids or services to attend and participate in this meeting should contact the ADA Coordinator at (650) 829-3800, five working days before the meeting. REVISED PLANNING COMMISSION AGENDA MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE September 21, 2006 Time 7:30 P.M. CALL TO ORDER / PLEDGE OF ALLEGIANCE AGENDA REVIEW ROLL CALL / CHAIR COMMENTS ORAL COMMUNICATIONS CONSENT CALENDAR 1. Edna's Ichiban (Ben Ramos)/applicant American National Ins. Co./owner 2234 & 2236 Westborough Blvd. P02-0001: UPM05-0005 (Continue to October 5, 2006) Modification of a Use Permit allowing an expansion of the dining area of an existing restaurant at 2234-A and 2236 Westborough Boulevard, in the Retail Commercial (C-1) Zone District, in accordance with SSFMC Chapters 20.22 and 20.81. 2. Josephine Chetty/applicant SSF Grand Ave Baptist Church/owner 800 Grand Ave P05-0119: UP05-0024 One Year Review of Use Permit to allow a day-care facility for a maximum of thirty children in the Medium Density Residential (R-2-H) Zone District in accordance with SSFMC Chapters 20.18 & 20.81. 3. Malcolm Building Malcolm Properties/Owner The Hagman Group/Applicant 200 Oyster Point Blvd P06-0033: TDM06-0002, V AR06-0002, UP06-0011 & DR06-0032 Planned Unit Development allowing parking spaces and a trash enclosure in a portion of the minimum required 15 foot deep rear setback. Use Permit & Design Review allowing a 56,300 square foot 4-story office and building generating in excess of 100 average daily vehicle trips, open at-grade & garage parking for a minimum of 158 vehicles & landscaping at 200 Oyster Point Blvd in the Planned Commercial (P-C-L) Zone District in accordance with SSFMC Chapters 20.24, 20.81 & 20.85 Variance to reduce parking to a rate of 2.83 space per 1,000 square feet of floor area instead of the minimum required rate of 3.3 spaces per 1,000 square feet of floor area in accordance with SSFMC Chapter 20.82 Transportation Demand Management Plan to reduce traffic impacts and allow a reduction in the minimum required parking in accordance with SSFMC Chapter 20.120 (Accept withdrawal of application) REVlSEI Planning Commission Agenda - Cont'd September 21 , 2006 Page 3 of 4 4. Diana Barnard/applicant KSW PROPERTIES/owner 1333-1361 Lowrie Ave (015-115-290 & 015-115-460) P05-0139: UP05-0027, DR06-0027, VAR05-0002 & TDM05-0005 (Continue to October 5, 2006) Use Permit allowing re-establishment of warehouse and distribution uses generating in excess of 100 average daily vehicle trips, outdoor overnight truck storage and 24 hour operation and Design Review of landscaping upgrades; Cultural Arts Contribution allowing 16,590 square feet of on-site landscaping in- lieu of providing a minimum landscaping of 26,236 square feet; Variance allowing 95 parking spaces instead of the minimum requirement of 125 parking spaces and Transportation Demand Management Plan in association with a Variance reducing parking requirements located at 1331, 1341-1349 Lowrie Avenue in the Planned Industrial Zone District in accordance with SSFMC Chapters 20.30, 20.81, 20.84, 20.85, 20.101, & 20.120. 5. Genentech Master Plan EIR Genentech,/Owner Lisa Sullivan/Applicant 1 DNA Way P05-0141: MP05-0001 EIR05-0004 (Continue to October 5, 2006) Public Hearing to receive comments on the Genentech Master Plan Environmental Impact Report. PUBLIC HEARING 6. Michael Nilmeyer/applicant WELLS ENTERPRISES/owner 202,212 & 218 Littlefield Ave P06-0054: UP06-0016, DR06-0043 & TDM06-0004 Use Permit and Design Review allowing a two tenant building comprised of a 10,228 square foot industrial use and a 17,600 square foot commercial mail distribution center with a 32,000 square foot indoor garage for occupants of 202 and 222 Littlefield Avenue, outdoor parking for twenty-five (25) vehicles and indoor parking garage for up to eighty-two (82) vehicles, outdoor overnight storage of up to five (5) tractor trailers, and three (30 foot long loading docks, generating in excess of one hundred (100) average daily vehicle trips, and twenty-four (24) hour operation; Transportation Demand Management Plan to reduce traffic associated with the development in the Planned Industrial (P-I) Zone District in accordance with SSFMC Chapters 20.71,20.74,20.81 & 20.85 & 20.120. 7. Michael Nilmeyer/applicant A-M-J ASSOCIATES/owner 222 Littlefield Ave P06-0056: UP06-0017, DR06-0044 & TDM06-0005 Use Permit to legalize a commercial postal facility with 24 hour daily operations and generating in excess of 100 average daily vehicle trips, and off-site parking at 202 Littlefield Avenue; Design Review of a new open at-grade parking lot and landscaping upgrades; Transportation Demand Management Plan to reduce traffic associated with the development located in the Planned Industrial (P-I) Zone District in accordance with SSFMC Chapters 20.32, 20.74, 20.81, 20.85 & 20.120. S ;\AgeV\.,dCls,\PLCl V\., V\.,L v\"g ~OViAViALs,s,Lov\" \200G \03-21--0G RP~.doc' REVlSEI Planning Commission Agenda - Cont'd September 21 , 2006 Page 4 of 4 8. MANDALA Y TERRACE - Terrabay Phase III Mandalay Terrace (PH III/ Bayshore Blvd) Myers Development Co. LLC /Owner & Applicant San Bruno Mountain - Bayshore Blvd P06-0073: PP06-0002, SP06-0001, DR06-0060, ZA06-0001 & EIR04-0002 (Continued from September 7, 2006) Precise Plan, Specific Plan, Design Review, Zoning Text Amendment amending Chapter 20.63 of the SSFMC, Development Agreement Amendment and Final Environmental Impact Report with Addendum for a re-entitlement of an existing 665,000 square feet office building to allow the office square footage to be constructed in two towers and an increase in commercial uses. The project would consist of: 665,000 square foot office in two high rise towers (352,000 and 313,000 square feet), 25,000 square feet of commercial space, a 100-child day care center and a 150 seat performing arts center shared with office space. ADMINISTRATIVE BUSINESS 9. FedEx Distribution Center Bacon, John W. & Lynn J./Owner Michael Nilmeyer/Applicant 220 Shaw Rd. P05-0064: UP05-0014 Use Permit and Design Review allowing the conversion of a two-story 65,694 square foot industrial building into commercial postal facility with exterior building improvements, landscaping upgrades and open at-grade parking accommodating up to 66 parking spaces, loading spaces and 9 truck trailer parking spaces, generating in excess of 100 average daily ITEMS FROM STAFF ITEMS FROM COMMISSION ITEMS FROM THE PUBLIC ADJOURNMENT Susy Kalkin Acting Secretary to the Planning Commission City of South San Francisco NEXT MEETING: Regular Meeting October 5, 2006, Municipal Services Building, 33 Arroyo Drive, South San Francisco, CA. Staff Reports can now be accessed online at http://weblink.ssf.net SK/bla S ;\AgeV\.,dCls,\PLCl V\., V\.,L v\"g ~OViAViALs,s,Lov\" \200G \03-21--0G RP~.doc' ~'t\\ S:1,N g\ ~ . ,,~ (~ ~) <,) C C'. \~ 4lIFOp..~ Planning Commission Staff Report DA TE: September 21, 2006 TO: Planning Commission SUBJECT: Edna's Ichiban Restaurant - Use Permit Modification application to allow modifications to an existing Use Permit at 2234A & 2236 Westborough Boulevard in the Retail Commercial (C-l) Zone District in accordance with SSFMC Chapters 20.22 and 20.81 Owner: West borough Square Shopping Center Applicant: Ben Ramos Case Nos.: P02-0001: UPM05-0005 RECOMMENDATION: That the Planning Commission continue this matter to the meeting of October 5, 2006. BACKGROUND: Staff requires additional time to work with the applicant to draft appropriate Conditions of Approval for the proposed Use Permit Modification. /j?j- , Gerry Beaudin, Associate Planner TMS/ghb - ~'t\\ S:1,N S (c ('> >< .... ~ ~ <,) c C'4lIFOp..~'\~ Planning Commission Staff Report DATE: September 21, 2006 TO: Planning Commission SUBJECT: Higher Learning Christian Preschool- One Year review of Use Permit to allow a preschool facility for a maximum of thirty children within existing space at the Grand A venue Baptist Church, 800 Grand Avenue. Applicant: Josephine Chetty Case No.: P05-0 119 & UP05-0029 RECOMMENDATION: It is recommended that the Planning Commission accept this report in fulfillment of Use Permit Condition No. A.9. BACKGROUNDIDISCUSSION: In September 2005, the Planning Commission approved UP05-0029 to allow operation of a preschool serving a maximum of 30 children within existing class room space at the Grand A venue Baptist Church. The Use Permit included a condition requiring a one year review to ensure the conditions of approval adequately address any operational concerns. The Planning Commission also requested that the adjoining property owners be notified at the time of the annual review, which has been done. The applicant opened the center in October 2005 and currently has only nine children enrolled. No complaints or concerns have been raised during that time. Consequently, staff recommends the Planning Commission take no further action regarding annual reviews of this project. ~~6 Susy K in Acting Chief Planner A TT ACHMENTS: Conditions of Approval CONDITIONS OF APPROVAL UP05-0029 (As approved by the Planning Commission on September 15,2005) A. Planning Division requirements shall be as follow: 1. The project shall be operated substantially as indicated on the attached plans and materials dated July 26, 2005 submitted by Josephine Chetty. 2. Prior to commencement of operations the applicant shall provide evidence of an approved State license to operate a preschool at the site. 3. Enrollment shall be limited to a maximum of 30 children. 4. Hours of operation shall be from 7am to 6pm, Monday thru Friday. 5. No other church activities shall occur on the premises during times when the preschool is in session, as indicated in the attached letter dated July 18, 2005, submitted by Pastor Robert E."Bob" Foerster. 6. The parking lot/play lot shall be cleared of all play equipment and other material that would conflict with the parking spaces at the close of business each day. 7. Any signs shall require a separate permit. 8. The applicant shall comply with all Standard Conditions of Approval. 9. The project shall be subject to a one year review from the effective date of the approval by the Planning Commission. At the time of review the Planning Commission may modify, rescind or add conditions of approval. [Planning Division contact: Susy Kalkin, Principal Planner (650) 877-8535] B. Police Department requirements shall be as follow: A. Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. B. State Code Compliance Proposed Conditions of Approval Subject: Higher Learning Christian Preschool Date: September 15,2005 Page 2 of 5 The applicant shall comply with all provisions of California Law, and be licensed accordingly via Community Care Licensing. The applicant and all employees and volunteers shall comply with all state requirements, as to adequate space per child, restroom facilities, background investigations, etc. C. Adult Supervision There shall be NO LESS THAN TWO (2) approved adults to supervise the play yard whenever children are present. D. Building Security 1. Doors a. The jamb on all aluminum frame-swinging doors shall be so constructed or protected to withstand 1600 lbs. of pressure in both a vertical distance of three (3) inches and a horizontal distance of one (1) inch each side of the strike. b. Glass doors shall be secured with a deadbolt lockl with minimum throw of one (1) inch. The outside ring should be free moving and case hardened. c. Employee/pedestrian doors shall be of solid core wood or hollow sheet metal with a minimum thickness of 1-3/4 inches and shall be secured by a deadbolt lock 1 with minimum throw of one (1) inch. Locking hardware shall be installed so that both deadbolt and deadlocking latch can be retracted by a single action of the inside knob, handle, or turn piece. d. Outside hinges on all exterior doors shall be provided with non-removable pins when pin-type hinges are used or shall be provided with hinge studs, to prevent removal of the door. e. Doors with glass panels and doors with glass panels adjacent to the doorframe shaH be secured with burglary-resistant glazing2 or the 1 The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action of the inside door knob/lever/tumpiece. A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a tumpiece may be used in "Group B" occupancies as dclined by the Uniform Building Code. When used, there must be a readily visible durable sign on or adjaccnt to the door stating "This door to remain unlockcd during business hours", employing letters not less than one inch high on a contrasting background. The locking device must be of type that will be readily distinguishable as locked, and its use may bc rcvoked by the Building Ollicial for due cause. 25/16" security laminate, 1/4" polycarbonate, or approved security film treatment, minimum. Proposed Conditions of Approval Subject: Higher Learning Christian Preschool Date: September 15, 2005 Page 3 of5 equivalent, if double-cylinder deadbolt locks are not installed. f. Doors with panic bars will have vertical rod panic hardware with top and bottom latch bolts. No secondary locks should be installed on panic- equipped doors, and no exterior surface-mounted hardware should be used. A 2" wide and 6" long steel astragal shall be installed on the door exterior to protect the latch. No surface-mounted exterior hardware need be used on panic-equipped doors. g. On pairs of doors, the active leaf shall be secured with the type of lock required for single doors in this section. The inactive leaf shall be equipped with automatic flush extension bolts protected by hardened material with a minimum throw of three-fourths inch at head and foot and shall have no doorknob or surface-mounted hardware. Multiple point locks, cylinder activated from the active leaf and satisfying the requirements, may be used instead of flush bolts. h. Any single or pair of doors requiring locking at the bottom or top rail shall have locks with a minimum of one throw bolt at both the top and bottom rails. 2. Windows a. Louvered windows shall not be used as they pose a significant security problem. b. Accessible rear and side windows not viewable from the street shall consist of rated burglary resistant glazing or its equivalent. Such windows that are capable of being opened shall be secured on the inside with a locking device capable of withstanding a force of two hundred- (200) Ibs. applied in any direction. c. Secondary locking devices are recommended on all accessible windows that open. 4. Lighting a. All exterior doors shall be provided with their own light source and shall be adequately illuminated at all hours to make clearly visible the presence of any person on or about the premises and provide adequate illumination for persons exiting the building. b. The premises, while closed for business after dark, must be sufficiently Proposed Conditions of Approval Subject: Higher Learning Christian Preschool Date: September 15,2005 Page 4 of 5 lighted by use of interior night-lights. d. Exterior door, perimeter, parking area, and canopy lights shall be controlled by photocell and shall be left on during hours of darkness or diminished lighting. 5. Numbering of Buildings a. The address number of every commercial building shall be illuminated during the hours of darkness so that it shall be easily visible from the street. The numerals in these numbers shall be no less than four to six inches in height and of a color contrasting with the background. b . In addition, any business, which affords vehicular access to the rear through any driveway, alleyway, or parking lot, shall also display the same numbers on the rear of the building. 6. i\l arm s a. The business shall be equipped with at least a central station silent intrusion alarm system. NOTE: To avoid delays in occupancy, alarm installation steps should be taken well in advance of the final inspection. 7. Traffic, Parking, and Site Plan a. Handicapped parking spaces shall be clearly marked and properly sign posted. NOTE:For additional details, contact the Traffic Bureau at 829-3934. 8. Landscaping Defensible planting around the fence perimeter is encouraged. All shrubbery shall be trimmed down to a height of no more than three feet, to maximize natural surveillance. Trees shall be trimmed up to a height of no less than seven feet to preclude unauthorized climbing and roof access. 9. Misc. Security Measures Proposed Conditions of Approval Subject: Higher Learning Christian Preschool Date: September 15, 2005 Page 5 of 5 a. Commercial establishments having one hundred dollars or more in cash on the premises after closing hours shall lock such money in an approved type money safe with a minimum rating of TL-15. [Police Department contact: Sergeant E. Alan Normandy (650) 877-8927] C. Fire Prevention requirements shall be as follow: 1. Install smoke alarms. 2. A manual fire alarm system shall be provided that will alarm both audibly/visually. 3. Provide Knox Box for emergency access. 4. Provide exit signs. 5. Fire vehicle access gate to be provided as shown in fence. 6. Fire extinguishers to be provided. Location to be determined by Fire Department [Fire Prevention contact: Bryan Niswonger, Fire Marshall (650) 829-6671] DATE: TO: SUBJECT: Planning Commission Staff Report September 21,2006 Planning Commission 1. Planned Unit Development allowing parking spaces and a trash enclosure in a portion of the minimum required 15 foot deep rear setback. 2. Use Permit allowing a 4-story 56,300 SF office building over an at- grade garage and open at-grade parking accommodating 158 parking spaces, and generating in excess of 100 vehicle trip ends. 3. Variance to reduce the parking to a ratio of per 2.83 spaces per 1,000 square feet of floor area instead of the minimum required ratio of 3.3 per 1,000 square feet. 4. Transportation Demand Management Plan in conjunction with the Variance to reduce traffic impacts. 5. Design Review of a 4-story 56,300 SF office building over an at-grade garage and open at-grade parking accommodating 158 parking spaces with landscaping. Project Location: 1.76 acre site situated at 200 Oyster Point Boulevard (APN 015-023-380) in the Planned Commercial (P-C) Zone District. SSFMC Chapters: 20.78,20.81,20.82,20.85 and 20.120. Owner & Applicant: Malcolm Properties Case No.: P06-0033 (UP06-0011, V AR06-0002, PTDM06-0002 & DR06-0032) Previous Mitigated Negative Declaration adopted by the Planning Commission on January 3,2002. RECOMMENDATION: That the Planning Commission accept the withdrawal of the planning application. Staff Report To: Planning Commission Subject: P06-0033 200 Oyster Point Boulevard September 21, 2006 Page 2 of2 BACKGROUNDIDISCUSSION: The Planning Commission reviewed the proposed development at its meeting of August 3, 2006, offered design comments, and continued the matter to the Commission meeting of September 21. The applicant has sold the property and withdrawn the planning application. ATTACHMENTS: Applicant's Letter MALCOLM BUILDING, LLC 92 NATOMA STREET. SUITE 300 SAN FRANCISCO. CA 94105 (415) 901-4400 F(15) 543-3560 September 8, 2006 Mr. Steve Carlson City of South San Francisco Planning Department 315 Maple Avenue, PO Box 711 South San Francisco, CA 94083 Regarding: Dear Mr. Carlson: 200 Oyster Point South San Francisco, CA Application P06-0033 .RJj;F"t~-!1 " ll:~ t:r1 lit 7l:;' ""_f,! lY iCD SEP 1 1 2006 pn '_ - 'L.I1.1'\!l\li", . -IJ\f'D' '.1r ,~ iJi:.PJ'. ., Please.'be advised that on September 7,2006. Malcolm Building, LLC sold its interest in the above referenced property to Chamberlin Associates. Effective immediately we hereby withdraw our planning application for this property. C/J ali Malcolm Building, LLC Planning Commission Staff Report DATE: September 21,2006 TO: Planning Commission FROM: Steve Carlson SUBJECT: Use Permit allowing re-establishment of warehouse and distribution uses generating in excess of 100 average daily vehicle trips, outdoor overnight truck storage and 24 hour operation and Design Review of landscaping upgrades; Cultural Arts Contribution allowing 16,590 square feet of on-site landscaping in-lieu of providing a minimum landscaping of 26,236 square feet; Variance allowing 95 parking spaces instead of the minimum requirement of 125 parking spaces, Transportation Demand Management Plan in association with a Variance reducing parking requirements located SSFMC Chapters: 20.30,20.81,20.84,20.85,20.101, & 20.120. Address: Owner: Applicant: Case No.: 1333-1361 Lowrie Ave (015-115-290 & 015-115-460) KSW Properties Diana Barnard P05-0139: DR06-0083 UP05-0026, V AR05-0002 & TDM05-0005 RECOMMENDATION It is recommended that the Planning Commission continue the item to October 5,2006. By: ~'t\\ S:1,N S ~ . '-\t-.\ c ('> >< c;; \j g C'4.lIFOp..~'\~ Planning Commission Staff Report DATE: September 21, 2006 TO: Planning Commission SUBJECT: Master Environmental Impact Report for the Genentech Corporate Facilities Master Plan Owner: Genentech, Inc. Applicant: Genentech, Inc. Case Nos.: P05-0141 RECOMMENDA TION: That the Planning Commission continue the matter to the meeting of October 5, 2006. BACKGROUND/DISCUSSION: The City of South Francisco has prepared the Master Environmental Impact Report to analyze the potential impacts from the Genentech Research & Development Overlay District expansion and the Master Plan Update. Between October 2005 and August 2006, City staff and EIP Associates have reviewed the original Master Plan data (Genentech Master Plan dated October 2005) and have asked Genentech to provide additional information related to total buildout, neighborhood buildout, traffic projections, and water/sewer projections. The California State Clearinghouse received the Draft MEIR on August 25, 2006. Additionally, interested individuals and adjacent property owners/residents were notified that the Draft MEIR was available for public review and comment on August 28, 2006. The 45-day public review period began on August 28, 2006 and will end on October 11, 2006. Planning Division staff is requesting the Planning Commission continue the public hearing to the meeting of October 5,2006. Respectfully Submitted, Michael Lappen, Senior Planner ~'t\\ S:1,N g ~ . '-~\ (~ ~) <,) c GtlIFOp..~'\~ - Planning Commission Staff Report DATE: September 21, 2006 TO: Planning Commission SUBJECT: 1. Use Permit Use Permit allowing a two tenant building comprised of a 10,228 square foot industrial use and a 17,600 square foot commercial mail distribution center with a 32,000 square foot indoor garage for the occupants of 202 and 222 Littlefield A venue, outdoor parking for twenty- one (21) vehicles and an indoor parking garage for up to seventy-five (75) vehicles, outdoor overnight storage of up to five (5) tractor trailers, and 3 thirty (30) foot long loading docks, generating in excess of one hundred (l00) average daily vehicle trips, and twenty-four (24) hour operation. 2. Design Review of exterior building changes, new exterior open at-grade parking and landscaping upgrades. 3. Transportation Demand Management Plan reducing traffic associated with the development. Zoning: Planned Industrial (P-I) Zone District SSFMC Chapters: 20.32,20.74,20.81,20.85 & 20.120. Project Location: site situated at 202 Littlefield Avenue (APN 015-143-200) and a portion of neighboring property at 212-218 Littlefield Avenue (APN 015-143-150), in the Planned Industrial (P-I) Zone District. Owner: Wells Enterprises Applicant: Michael Nilmeyer Case No.: P06-0054 (UP06-0016, DR06-0043 & TDM06-0005) RECOMMENDATION: That the Planning Commission approve: 1) Use Permit allowing a two tenant building comprised of a 10,228 square foot industrial use and a 17,600 square foot commercial mail distribution center with a 32,000 square foot indoor garage for the occupants of 202 and 222 Littlefield Avenue, outdoor parking for twenty-one (21) vehicles and an indoor parking garage for up to seventy-five (75) vehicles, outdoor overnight storage of up to five (5) tractor trailers, and 3 thirty (30) foot long loading docks, generating in excess of one hundred (100) average daily vehicle trips, and twenty-four (24) hour operation; 2) Design Review of exterior building changes, new exterior open at-grade Staff Report To: Planning Commission Subject: P06-0054 FedEx 202 Littlefield Avenue September 21, 2006 Page 2 of7 parking and landscaping upgrades; and 3) Transportation Demand Management Plan reducing traffic impacts associated with the development, subject to making the required findings and adopting the conditions of approval. BACKGROUNDIDISCUSSION: The project includes the conversion of a portion of an existing two tenant industrial building into a FedEx Ground package distribution facility with exterior building and site improvements, including open at-grade parking for 21 parking spaces, indoor parking for 74 vehicles, 3 loading facilities and 5 tractor trailer parking spaces, and new and increased landscaping including enhancements to the Bay Trail between Littlefield A venue to the pedestrian bridge over Colma Creek. The existing tenant, IMPCO, an industrial business, will remain. The FedEx facility will function as an "annex" to the main facility situated at 222 Littlefield Avenue. Hours of operation for FedEx are projected to be between 5 AM to 9 PM. Portions of the business operation will run on extended hours and up to 24 hours during peak business periods. The FedEx portion of the building will provide capacity for 13 vans, and employ 22 persons consisting of 16 drivers, 3 sorters and 10 office workers. The existing industrial business, IMPCO, will continue with its weekday business hours of 8 AM to 6 PM and weekend hours of 9 AM to 3 PM. IMPCO is a small metal products fabricator and has 9 employees. Metal shipments are received twice a week during business hours. Materials to FedEx will be delivered daily to the facility during early morning hours and late evening hours by up to four tractor trailers. Packages will be unloaded from the trailers at the truck docks located at the west facing side of the building. The packages will be sorted and re-Ioaded onto small vans inside the building as depicted on the applicant's floor plans. All FedEx traffic will access the loading docks via the "shared driveway", between 202 Littlefield Avenue and 360 Harbor Way, on the west side of the project site. The small vans and indoor garage passenger vehicles will exit via the at-grade driveway on the east side of the building. Open parking area on the west side of the building, the tractor trailers and the other tenant will continue to exit using the "shared driveway". The existing industrial business will use the "shared driveway" and the outside parking area on the west side of the building. Due to the limited open parking area on the west side of the building, the City's Fire Marshall has determined that emergency vehicles cannot readily turnaround. An existing paved vehicle aisleway, capable of serving as a fire lane, exists behind the buildings at 202 Littlefield Avenue and 212-218 Littlefield Avenue and exits onto the street adjacent to 222 Littlefield A venue. The owner of both properties (Wells Enterprises) has agreed to a condition of approval requiring a dedicated emergency vehicle access circumnavigating both sites. Staff Report To: Planning Commission Subject: P06-0054 FedEx 202 Littlefield Avenue September 21, 2006 Page 3 of7 A condition of approval has been added restricting the number of trucks stored overnight outside and the demarcation of the fire lane to be kept clear of parked vehicles. GENERAL PLAN CONSISTENCY & ZONING COMPLIANCE The project site's General Plan land use designation of Mixed Industrial allows commercial postal uses. The site is situated in the Planned Industrial (P-I) Zone District, which allows commercial postal uses subject to an approved Use Permit (SSFMC Section 20.32.030(c)). Additionally, businesses having 24 hour operations, or that store vehicles outdoors, or generate in excess of 100 average daily vehicle trips require an approved Use Permit [SSFMC Sections 20.32.040(a), 20.32.040(b) and 20.32.040 (i), respectively]. The buildings generally comply with current City development standards as displayed in the following table: Site Area: Floor Area: Existing: Proposed: DEVELOPMENT STANDARDS 202 LITTLEFIELD AVENUE 2.558 acres [111,165 SF] 82,225 SF (also includes unwarranted construction) IMPCO: 10,228 SF FedEx: 53,448 SF Total: 63,964 SF Floor Area Ratio: Maximum: 0.5 to 1.0 Existing: 0.74 Proposed: 0.66 Lot Coverage Maximum: 60% Existing: 74% Proposed: 66% Landscaping Minimum: 10% Existing: 5% Proposed: 10% Automobile Parking Minimum: Existing: Proposed: Bldg Tenants: 34 25 34 Off-site: 62 0 62 Total: 96 25 96 Setbacks Minimum Existing: Proposed Front 20 FT 25 FT 25 FT Side (West) 6 FT 12 FT 12 FT Side (East) 6 FT 10FT 10FT Rear 15 FT 10 FT 10 FT Notes: 1). 6 foot landscaped setback reqzired of parking lots along property lines. 2). Parking based on a rate of Office: 1 stall/300 SF; Distribution: 1 stallll, 500 SF. 3). Lot coverage, FAR and rear setbacks are non-conforming with current Zoning requirements. Staff Report To: Planning Commission Subject: P06-0054 FedEx 202 Littlefield Avenue September 21, 2006 Page 4 of7 The proposed parking exceeds the minimum requirements set forth in SSFMC Chapter 20.74. The plans depict 79 garage parking spaces, however, the spaces near the garage entry have inadequate backup (18-19 FT vs. a minimum of 25 FT) and cannot be counted as designed. If the plan is revised to show diagonal spaces instead of perpendicular parking spaces, then the entry is estimated to accommodate as many as 3-5 more spaces bringing the garage total to 75 spaces, rather than the 79 spaces shown on the plans. The site will also provide 62 parking spaces for the FedEx facility at 222 Littlefield Avenue located 227 feet to the east of the site. A condition of approval has been added requiring the owner to establish a long-term parking agreement with the owner of 222 Littlefield Avenue, and acceptable to the City Attorney, assuring that parking will be available for the life of the use (SSFMC Section 20.74.120). Because no continuous public sidewalk exists on the southerly side of Littlefield Avenue, a condition of approval has been added to the Use Permit associated with 222 Littlefield Avenue (P06-0056) requiring the construction of a public sidewalk linking 202 and 222 Littlefield Avenue. This will provide better assurance that the garage at 202 Littlefield A venue will be used by the employees at 222 Littlefield A venue, rather than parking on the street. The proposed 12,972 SF oflandscaping will meet City minimum requirement of 10% of the total site area equaling an area of 11,117 SF. The owner will also improve the Bay Trail access from Littlefield A venue along the "shared driveway" by providing a 3 foot wide landscape strip between the roadway and a new 4 foot wide sidewalk. Cyclists will continue to share the road by using the "shared driveway". A 110 foot wide driveway will be established to provide access from the "shared driveway" to the project site. This should provide sufficient maneuvering room for the trucks. This improvement has been developed between the owner and the Bay Conservation and Development Commission staff. The "shared driveway" is actually a narrow, 20 foot wide, un-named public road that was constructed as a driveway. The road provides needed access to Colma Creek for maintenance activities and since 1977 a 12 foot wide pedestrian and bicycle access to the Bay Trail. By way of comparison, the minimum public right-of-way for a commercial street, including street, curb, gutter, sidewalk and landscape buffer, is 60 feet, and the minimum width of a two-way driveway is 25 feet. Part of a loading ramp associated with 360 Harbor Way intrudes into the road way. No apparent record of this structure was found in City records. This intrusion will need to be modified as it interferes with circulation and fire lane operation. Staff Report To: Planning Commission Subject: P06-0054 FedEx 202 Littlefield Avenue September 21, 2006 Page 5 of7 DESIGN REVIEW BOARD The project design was reviewed by the Design Review Board at its meetings of April 18 and July 25, 2006. At the April meeting, the Board offered the following comments: 1. Remove the cyclone fencing around the front parking area. Any new or replacement fencing is required to be open vertical metal picket. 2. Install a continuous sidewalk in the public right-of-way along Littlefield A venue connecting the two sites (202 Littlefield and 222 Littlefield Avenue). 3. Upgrade the front yard landscaping by including new trees and shrubs. The applicant revised and resubmitted the plans for review. At the July meeting, the Board recommended approval of the plans. The minutes of the Design Review Board are attached to this staff report. BAY CONSERVATION AND DEVELOPMENT COMMISSION The proposed development is situated adjacent to San Francisco Bay and is within the jurisdiction of the Bay Conservation and Development Commission (BCDC). The applicant has met with the BCDC staff to revise the plans, incorporating improvements to public access and landscaping upgrades. The City has a permit from BCDC dating back to 1977 allowing public access from Littlefield A venue to the existing Bay Trail. The City is responsible for maintaining the path and enforcing against vehicle parking within the path. The multiple use of the "shared driveway" has worked without apparent conflict in the past no doubt owing to the low activity on the two sites and the low usage of the Bay Trail. With a significant increase in site vehicle traffic due to FedEx, and increased use of the Bay Trail (due to recent trail improvements and the continuing increase in workforce in the area east of US Highway) this arrangement is no longer optimal. The applicant will improve Bay Trail access by constructing a 3 foot wide landscape buffer between the "shared driveway" and a new 4 foot wide sidewalk leading from Littlefield A venue to the Bay Trail. A few landscaped spaces adjacent to the Bay Trail will also be available for public use. City staff envisions further improvements to include removing the marked access path on the road and replacing it with City Bicycle Route signs. This action will allow the road to function more safely as a public road by separating pedestrian and vehicular traffic and redirecting the traffic flow. Because the City has a BCDC permit allowing the access path, this latter action will require a modification of the City's BCDC permit. Staff Report To: Planning Commission Subject: P06-0054 FedEx 202 Littlefield Avenue September 21, 2006 Page 6 of7 The applicant will need to obtain a separate permit from BCDC for the sidewalk, landscape buffer and parking. A condition of approval requires that the applicant obtain the BCDC permit prior to the issuance of any City building permit. PRELIMINARY TRANSPORTATION DEMAND MANAGEMENT PLAN The applicant, with the assistance ofFehr & Peers, a qualified Traffic Engineering firm, completed a PTDM Plan consisting of a table of the plan and a site plan showing general location of on-site facilities that are attached to this staff report [SSFMC Section 20.120.060 Submittal Requirements]. The Transportation Demand Management Ordinance, SSFMC Chapter 20.120, requires that developments that exceed the maximum allowed base Floor Area Ratio [FAR] of 0.50 [maximum FAR is 1.0] are required to include in the PTDM Plan 15 basic elements and additional elements delineated in SSFMC Sections Schedule 20.120.030-B Summary of Program Requirements and 20.120.060. The project FAR of 0.66 exceeds the base maximum FAR of 0.50. As a result, the applicant's PTDM Plan includes 15 basic elements plus a few additional elements. The location of the proposed on-site physical improvements are shown on the site plan. The TDM Ordinance also requires that prior to the issuance of the Building Permit, the applicant submit a Final TDM Plan to the Chief Planner for review and approval. This will consist of the final construction plans and possible additional TDM Plan measures to ensure the development meets the intended TDM reductions. The plan is also subject to a formal Annual Review and Triennial Review by the City [SSFMC 20.120.100]. The reviews are intended to monitor the success ofthe TDM Plan and make any adjustments [i.e. add/or substitute program elements] to achieve the intended TDM Plan objectives. The PTDM Plan meets all applicable requirements ofthe City's Zoning Ordinance. Therefore, it is recommended that the Planning Commission approve the PTDM Plan, based on the attached findings. ENVIRONMENTAL REVIEW The City staff has determined that the proposed development is Categorically Exempt from the provisions of the California Environmental Quality Act in accordance with Section 15332, Class 32 In-Fill Development Project. Because the project has been determined to be exempt, the Planning Commission need take no further action regarding the environmental review. Staff Report To: Planning Commission Subject: P06-0054 FedEx 202 Littlefield Avenue September 21, 2006 Page 7 of7 RECOMMENDATION: That the Planning Commission approve: 1) Use Permit allowing a two tenant building comprised of a 10,228 square foot industrial use and a 17,600 square foot commercial mail distribution center with a 32,000 square foot indoor garage for occupants of 202 and 222 Littlefield Avenue, outdoor parking for twenty-one (21) vehicles and an indoor parking garage for up to seventy-five (75) vehicles, outdoor overnight storage of up to five (5) tractor trailers, and 3 thirty (30) foot long loading docks, generating in excess of one hundred (100) average daily vehicle trips, and twenty-four (24) hour operation; 2) Design Review of exterior building changes, new exterior open at-grade parking and landscaping upgrades; and 3) Transportation Demand Management Plan reducing traffic associated with the development, subject to making the required findings and adopting the conditions of approval. /" / / l ATTACHMENTS: Draft Use Permit Findings of Approval Draft TOM Findings Draft Conditions of Approval Design Review Board Minutes April 18, 2006 July 25, 2006 Draft TDM Plan Plans FINDINGS OF APPROVAL P 06-0054 202 LITTLEFIELD AVENUE (As recommended by City Staff September 21, 2006) As required by the Use Permit Procedures [SSFMC Chapter 20.81], the following findings are made in approval of a Use Permit allowing a two tenant building comprised of a 10,228 square foot industrial use and a 17,600 square foot commercial mail distribution center with a 32,000 square foot indoor garage for occupants of202 and 222 Littlefield Avenue, outdoor parking for twenty-one (21) vehicles and indoor parking garage for up to seventy-five (75) vehicles, outdoor overnight storage of up to five (5) tractor trailers, and 3 thirty (30) foot long loading docks, generating in excess of one hundred (100) average daily vehicle trips, and twenty-four (24) hour operation based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Plans prepared by Nilmeyer and Nilmeyer Associates/Architects dated August 28, 2006; Design Review Board meeting of April 18, 2006; Design Review Board meeting of July 25, 2006; Design Review Board minutes of April 18, 2006; Design Review Board minutes of July 25, 2006; Planning Commission staff report, dated September 21, 2006; and Planning Commission meeting of September 21,2006: 1. The conversion of a portion of the two tenant industrial building into a commercial postal use building will not be adverse to the public health, safety or general welfare ofthe community, nor detrimental to surrounding properties or improvements. The building and site improvements design meet the City Design Guidelines and the East of 101 Area Plan Design Policies and have been recommended for approval by the Design Review Board. The plans include provision to reduce the potential for vehicle and pedestrian circulation conflicts. Conditions of approval are included to require conformance with the Planning Commission approved plans, obtaining a Bay Conservation and Development Commission Permit, providing an agreement for a dedicated Fire Lane and installation of storm drainage facilities. 2. The conversion of a portion of the two industrial building into a commercial postal use complies with the General Plan Land Use Element designation of the site of Mixed Industrial that allows such uses. The plans have also been revised to comply with the East of 101 Area Plan Design Policies. 3. The site, located in the Industrial Zone District, is adjacent to other similar industrial uses and will comply with all applicable standards and requirements of SSFMC Title 20. * * * FINDINGS OF APPROVAL PRELIMINARY TRANSPORTATION DEMAND MANAGEMENT PROGRAM P 06-0054 202 LITTLEFIELD AVENUE (As recommended by City Staff September 21,2006) As required by the Transportation Demand Management Procedures [SSFMC Section 20.120.070], the following findings are made in approval of the Preliminary Transportation Demand Management Plan in fulfillment ofP06-0054, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Plans prepared by Nilmeyer & Nilmeyer, dated August 28, 2006; PTDM Plan prepared by Fehr & Peers, dated September 2006; Planning Commission staff report, dated September 21,2006; and Planning Commission meeting of September 21, 2006: 1. The proposed Preliminary Transportation Demand Management Plan measures are feasible and appropriate for the commercial postal facility and an industrial use with a garage and open parking areas for 96 parking spaces with 24 hourl7day operation generating in excess of 100 vehicle trips and an existing Floor Area Ratio of 0.66. 2. The proposed performance guarantees, consisting of an Annual and Triennial Reviews, will ensure that the target alternative mode use established for the project of 35% based on a Floor Area Ratio of 0.66 [SSFMC 20.120.030 (C)] will be achieved and maintained. * * * CONDITIONS OF APPROVAL 202 LITTLEFIELD AVENUE P06-0054 (As recommended by City Staff on September 21,2006) A. PLANNING DIVISION 1. The applicant shall comply with the City's Standard Conditions and with all the requirements of all affected City Divisions and Departments as contained in the attached conditions, except as amended by the conditions of approval. 2. The construction drawings shall substantially comply with the Planning Commission approved plans, as amended by the conditions of approval, including the plans prepared by Nilmeyer and Nilmeyer Associates/Architects, dated August 28, 2006, submitted in association with P06-0054. 3. Prior to the issuance of the Building Permit, the landscape plan shall include mature shrubs, trees that have a minimum size of 24 inch box and 15% of the total number of proposed trees shall have a minimum size of 36 inch box. The landscape plan shall be subject to the review and approval by the City's Chief Planner. 4. Prior to the issuance of any permit the owner shall provide a long-term off-site parking agreement with the owner of 222 Littlefield A venue consistent with the requirements of SSFMC Section 20.74.120. The agreement shall be subject to the review and approval of the City Attorney. 5. Prior to the issuance of any Building Permit, the owner shall provide documentation of an approved BCDC permit. 6. The site shall be limited to outside overnight storage of five (5) trucks and/or trailers. Any increase in the number of outside stored vehicles or trailers shall require prior approval by the City's Planning Commission. 7. The parking plan shall be revised to comply with the SSFMC Chapter 20.74. The plans shall be subject to the review and approval of the City's Chief Planner. 8. Prior to the issuance of any Building Permit, the plans shall be revised to provide a painted vehicle aisleway at the back of the building. The intent of striping is to avoid the area being used for parking of loading and to facilitate circulation through the area. The aisleway shall be subject to the review and approval by the City Fire Marshall and the City's Chief Planner. 9. Prior to the final inspection the owner shall provide a Final TDM Plan. The TDM Plan shall be subject to the review and approval by the City's Chief Planner. (Planning Contact Person: Steve Carlson PH: 650/877-8535, Fax 650/829- 6639) B. ENGINEERING DIVISION A. STANDARD CONDITIONS 1. The applicant shall comply with all of the applicable conditions of approval detailed in the Engineering Division's "Standard Conditions for Commercial and Industrial Developments", contained in our "Standard Development Conditions" booklet dated January 1998. A copy of this booklet is available at our Engineering Division office at no charge to the applicant. B. SPECIAL CONDITIONS 1. The applicant shall provide a permit from BCDC for the existing access road and a continuous sidewalk along the frontage of the property. 2. The applicant shall provide a traffic study for the traffic circulation of both the interior and exterior parking ofthe project and shall be approved by the City's Traffic Engineer. 3. The applicant shall replace the proposed 12'xI2' roll-up door with either two new 15' wide roll-up doors or one 25' wide roll up door for 2-way traffic in and out of the interior parking. 4. The applicant shall provide a drainage plan for the project and install an additional catch basin for the site. C. FEES Prior to the issuance of a Building Permit for the project, the applicant shall pay the Oyster Point Overpass Contribution Fee, East of 101 Traffic Impact Fee, and Sewer System Capacity Study and Improvement Fee, which will be determined prior to issuance of a building permit. (Engineering Division: Sam Bautista PH: 650/ 829-6652) C. POLICE DEPARTMENT A. Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. B. Building Security 1. Doors a. The jamb on all aluminum frame-swinging doors shall be so constructed or protected to withstand 1600 lbs. of pressure in both a vertical distance of three (3) inches and a horizontal distance of one (1) inch each side of the strike. b. Glass doors shall be secured with a deadbolt lockl with minimum throw of one (1) inch. The outside ring should be free moving and case hardened. c. Employee/pedestrian doors shall be of solid core wood or hollow sheet metal with a minimum thickness of 1-3/4 inches and shall be secured by a deadbolt lock I with minimum throw of one (1) inch. Locking hardware shall be installed so that both deadbolt and deadlocking latch can be retracted by a single action of the inside knob, handle, or turn piece. d. Outside hinges on all exterior doors shall be provided with non-removable pins when pin-type hinges are used or shall be provided with hinge studs, to prevent removal of the door. e. Doors with glass panels and doors with glass panels 1 The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action of the inside door knob/lever/tumpiece. A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a tumpiece may be used in "Group B" occupancies as defined by the Uniform Building Code. When used, there must be a readily visible durable sign on or adjacent to the door stating "This door to remain unlocked during business hours", employing letters not less than one inch high on a contrasting background. The locking device must be of type that will be readily distinguishable as locked, and its use may be revoked by the Building Official for due cause. adjacent to the doorframe shall be secured with burglary- resistant glazing2 or the equivalent, if double-cylinder deadbolt locks are not installed. f. Doors with panic bars will have vertical rod panic hardware with top and bottom latch bolts. No secondary locks should be installed on panic-equipped doors, and no exterior surface-mounted hardware should be used. A 2" wide and 6" long steel astragal shall be installed on the door exterior to protect the latch. No surface-mounted exterior hardware need be used on panic-equipped doors. g. On pairs of doors, the active leaf shall be secured with the type of lock required for single doors in this section. The inactive leaf shall be equipped with automatic flush extension bolts protected by hardened material with a minimum throw ofthree-fourths inch at head and foot and shall have no doorknob or surface-mounted hardware. Multiple point locks, cylinder activated from the active leaf and satisfying the requirements, may be used instead of flush bolts. h. Any single or pair of doors requiring locking at the bottom or top rail shall have locks with a minimum of one throw bolt at both the top and bottom rails. 2. Windows a. Louvered windows shall not be used as they pose a significant security problem. b. Accessible rear and side windows not viewable from the street shall consist of rated burglary resistant glazing or its equivalent. Such windows that are capable of being opened shall be secured on the inside with a locking device capable of withstanding a force of two hundred- (200) lbs. applied in any direction. c. Secondary locking devices are recommended on all accessible windows that open. 3. Roof Openings a. All glass skylights on the roof of any building shall be 25/16" security laminate, 1/4" polycarbonate, or approved security film treatment, minimum. provided with: 1) Rated burglary-resistant glass or glass-like acrylic material. 2 or: 2) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material spaced no more than five inches apart under the skylight and securely fastened. or: 3) A steel grill of at least 1/8" material or two inch mesh under skylight and securely fastened. b. All hatchway openings on the roof of any building shall be secured as follows: 1) If the hatchway is of wooden material, it shall be covered on the outside with at least 16 gauge sheet steel or its equivalent attached with screws. 2) The hatchway shall be secured from the inside with a slide bar or slide bolts. The use of crossbar or padlock must be approved by the Fire Marshal. 3) Outside hinges on all hatchway openings shall be provided with non-removable pins when using pin-type hinges. c. All air duct or air vent openings exceeding 8" x 12" on the roof or exterior walls of any building shall be secured by covering the same with either of the following: 1) Iron bars of at least 1/2" round or one by one- fourth inch flat steel material, spaced no more than five inches apart and securely fastened. or: 2) A steel grill of at least 1/8" material or two inch mesh and securely fastened and 3) If the barrier is on the outside, it shall be secured with galvanized rounded head flush bolts of at least 3/8" diameter on the outside. 4. Lighting a. All exterior doors shall be provided with their own light source and shall be adequately illuminated at all hours to make clearly visible the presence of any person on or about the premises and provide adequate illumination for persons exiting the building. b. The premises, while closed for business after dark, must be sufficiently lighted by use of interior night-lights. c. Exterior door, perimeter, parking area, and canopy lights shall be controlled by photocell and shall be left on during hours of darkness or diminished lighting. d. Exterior parking lighting must be a minimum of 5 foot candles, using high-pressure sodium lighting on 10 foot masts. 5. Numbering of Buildings a. The address number of every commercial building shall be illuminated during the hours of darkness so that it shall be easily visible from the street. The numerals in these numbers shall be no less than four to six inches in height and of a color contrasting with the background. b. In addition, any business, which affords vehicular access to the rear through any driveway, alleyway, or parking lot, shall also display the same numbers on the rear of the building. 6. Alarms a. The business shall be equipped with at least a central station silent intrusion alarm system. NOTE: To avoid delays in occupancy, alarm installation steps should be taken well in advance of the final inspection. 7. Traffic, Parking, and Site Plan a. Handicapped parking spaces shall be clearly marked and properly sign posted. NOTE: For additional details, contact the Traffic Bureau Sergeant at (650) 829-3934. b. On-street parking is not allowed. All company and employee vehicles must be parked on-site, for a period not exceeding 72 hours. Failure to comply with this condition may result in the immediate revocation of the Use Permit. c. All trailers stored on-site must be maintained, in good repair, and free of graffiti. Graffiti must be removed or cleaned within 24 hours of the event. 8. Misc. Security Measures a. Commercial establishments having one hundred dollars or more in cash on the premises after closing hours shall lock such money in an approved type money safe with a minimum rating ofTL-15. b. All loading dock and parking areas must be monitored by a CCTV system. The system must be of sufficient lighting, color rendition and resolution as to aid in the ready identification of any subject committing a crime on the premises, as well as their vehicles and license plate numbers. CCTV recordings must be maintained for a period of no less than 30 days. 9. Revocation of Use Permit a. Failure to comply with this Use Permit may result in the immediate suspension of the Use Permit by the Chief Planner, pending a hearing by the Planning Commission. (Police Department contact, Sgt. E. Alan Normandy PH: 650/877-8927) D. FIRE DEPARTMENT 1. Provide 20 foot clearance fire access road from street to rear of property. Fire road to be marked as stated in SSF Municipal Code 15.24.090. Present access road allows fire vehicles to cross onto adjoining properties to exit from rear area of buildings, please maintain as same. 2. Provide 1500 gpm fire hydrant on site, Fire Department to determine location. 3. Project must meet all applicable Local and State Codes. (Fire Department: Bryan Niswonger PH: 650/829-6671) E. WATER QUALITY CONTROL PLANT 1. A plan showing the location of all storm drains and sanitary sewers must be submitted. 2. The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo. 3. Storm water pollution preventions devices are to be installed. A combination of landscape based controls (e.g., vegetated swales, bioretention areas, planter/tree boxes, and ponds) and manufactured controls (vault based separators, vault based media filters, and other removal devices) are preferred. Existing catch basins are to be retrofitted with catch basin inserts or equivalent. These devices must be shown on the plans prior to the issuance of a permit. If possible, incorporate the following: . vegetated/grass swale along perimeter . catch basin runoff directed to infiltration area . notched curb to direct runoff from parking area into swale 4. The applicant must submit a signed maintenance schedule for the storm water pollution prevention devices installed. 5. If air conditioning units are installed on the roof, the roof condensate must be routed to sanitary sewer. This must be shown on plans prior to issuance of a permit. 6. 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. 7. Loading dock area should be designed with a roof or over hang and any run on must be pumped or drain to the sanitary sewer system. This must be shown on plans prior to issuance of a permit. 8. Fire sprinkler system test/drainage valve must be plumbed into the sanitary sewer system. This must be shown on the plans prior to issuance of a permit. 9. Plans must show how existing catch basins will be protected during construction. 10. Prior to the issuance of any permit provide a drainage plan. (Water Quality: Cassie Prudhel PH: 650/829-3840) Draft DRB Minutes April 18, 2006 Page 2 of7 5. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME Are - San Francisco Are - San Francisco 249 East Grand Ave. P05-0019 & DR05-0043 249 East Grand (Case Planner: Susy Kalkin) DESCRIPTION Design Review to install a service yard enclosure at 249 E. Grand Avenue in the Planned Industrial (P-I) Zone District in accordance with SSFMC Chapters 20.32 & 20.85 The Board had the following comments: 1. Reduce the checkerboard effect of the color sheme by using one color on the base of the building. 6. OWNER Richard Elmo Haskins APPLICANT Alexandria Real Estate Equitie ADDRESS East Jamie Court PROJECT NUMBER P02-0042 & UPM06-0003 PROJECT NAME East Jamie Court & Haskins Way (Case Planner: Susy Kalkin) DESCRIPTION Use Permit Modification, Modified TDM Plan and Design Review of an approved two building officelR&D complex on a 6. 13-acre site at the southeast comer of East Jamie Court and Haskins Way, adjacent to the San Francisco Bay. The approved project consists of two buildings totaling 133,000 sq. ft. one two-story structure over a parking level (57,700 sq. ft.) and one three-story structure (75,300 sq. ft.), with a parking ratio of2.8 spaces per 1,000 square feet. The revised project consists of two three-story buildings of the same layout and design of the original plan, but totaling 162,000 sq. ft. (29,000 sq. ft. increase) over a depressed parking level extending beneath both buildings, and providing a parking ratio of2.8 spaces per 1,000 square feet, in the Planned Industrial (P-I) Zoning District in accordance with SSFMC Chapters 20.32, 20.74, 20.85, 20.91 and 20.120. The Board had no comment on the plans as submitted. 7. OWNER WELLS ENTERPRISES APPLICANT Federal Express ADDRESS 202 Littlefield Ave PROJECT NUMBER P06-0054, UP06-0016 & DR06-0043 PROJECT NAME Use Permit / Fed-X (Case Planner: Steve Carlson) DESCRIPTION Use Permit allowing a two tenant building comprised ofa 10,228 square foot industrial use and a 17,600 square foot mail distribution center and 32,000 square foot indoor garage, outdoor parking for twenty-five (25) vehicles and indoor parking garage for up to eighty-two (82) vehicles, outdoor vehicle storage of up to five (5) tractor trailers, and three (30 loading docks, generating in excess of one hundred (100) average daily vehicle trips, and twenty-four (24) hour operation. Design Review of exterior building changes, new exterior open at-grade parking and landscaping. Draft DRB Minutes April 18, 2006 Page 3 of7 The Board had the following comments: 1. Remove the cyclone fencing around the front parking area. Any new or replacement fencing is required to be vertical metal picket. 2. Install a sidewalk to connect the two sites (202 Littlefield and 222 Littlefield). 3. Upgrade the front yard landscaping by including new trees and shrubs. 8. OWNER A-M-l ASSOCIATES APPLICANT Federal Express ADDRESS 222 Littlefield Ave PROJECT NUMBER P06-0056, UP06-0017 & DR06-0044 PROJECT NAME Use Permit / Fed-X (Case Planner: Steve Carlson) DESCRIPTION Use Permit to legalize a commercial postal facility with 24 hr operations and generating in excess of 100 ADT, and which includes off-site parking on a nearby site, at 212-218 Littlefield in the Planned Industrial (P-I) Zone District in accordance with SSFMC Chapters 20.32, 20.74 & 20.81 Design Review of the parking lot and landscaping upgrades in accordance with SSFMC Chapter 20.85. The Board had the following comments: 1. Remove the cyclone fencing around the parking area. Any new or replacement fencing is required to be vertical metal picket. 2. Repaint the existing building. 3. Install a sidewalk to connect the two sites (202 Littlefield and 222 Littlefield). 4. Upgrade the front yard landscaping by including new trees and shrubs. 9. OWNER Malcolm Properties APPLICANT The Hagman Group ADDRESS 200 Oyster Point Blvd PROJECT NUMBER P06-0033, IDM06-0002, VAR06-0002, UP06-0011 & DR06-0032 PROJECT NAME Malcolm Building (Case Planner: Steve Carlson) DESCRIPTION Use Permit & Design Review allowing a 56,300 square foot 4-story office and/or R&D building generating in excess of 100 average daily vehicle trips with utility yard, open at-grade & garage parking for a minimum of 159 vehicles & landscaping at 200 Oyster Point Blvd in the Planned Commercial (P-C-L) Zone District in accordance with SSFMC Chapters 20.24, 20.81 & 20.85 Variance to reduce parking to a rate of2.83 space per 1,000 square feet of floor area instead of the minimum required rate of 3.3 spaces per 1,000 square feet of floor area in accordance with SSFMC Chapter 20.82 Transportation Demand Management Plan to reduce traffic impacts and allow a reduction in the minimum required parking in accordance with SSFMC Chapter 20.120 MINUTES SOUTH SAN FRANCISCO DESIGN REVIEW BOARD Special Meeting of July 25, 2006 TIME: 4:00 P.M. MEMBERS PRESENT: Nelson, Nilmeyer, Ruiz and Williams MEMBERS ABSENT: Harris STAFF PRESENT: Susy Kalkin, Acting Chief Planner Chad Smalley, Associate Planner Patti Cabano, Administrative Assistant 1. ADMINISTRATIVE BUSINESS 2. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME DESCRIPTION Hanna, Elias S Parking Comp of America 160 Produce Ave P06-0088, UP06-0020 & DR06-0072 Parking Comp of America - Use Permit (Case Planner: Steve Carlson) Use Permit and Design Review allowing a new landscaped entry and canopy at 160 Produce Avenue in the Planned Industrial (P- I) Zone District in accordance with SSFMC Chapters 20.81 & 20.85 The Board had the following comments: 1. Patch or otherwise repair the pavement throughout the lot. 2. Replace Crepe Myrtle with Raphiolepis (Majestic Beauty) trees (one in each planter island) Recommend Hemerocallis hybrids, Stella D'oro, Stella D'oro Daylily (evergreen and everblooming) for ground cover in front, with Arbutus Unedo 'Elfin King' Dwarf Strawberry Tree shrub in rear of landscaped areas. 3. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME DESCRIPTION Wells Enterprises Michael Nilmeyer 202 Littlefield Ave P06-0054, UP06-0016 & DR06-0043 Use Permit / Fed-X (Case Planner: Steve Carlson) "Resubmittal" - Use Permit allowing a two tenant building comprised of a 10,228 square foot industrial use and a 17,600 square foot mail distribution center with a 32,000 square foot indoor garage for both occupants of 202 and 222 Littlefield Avenue, outdoor parking for twenty-five (25) vehicles and indoor parking garage for up to eighty-two (82) vehicles, outdoor vehicle storage of up to five (5) tractor trailers, and three (30 foot long loading docks, generating in excess of one hundred (100) average daily vehicle trips, and twenty-four (24) hour operation in the Planned Industrial (P-I) Zone District in accordance with SSFMC Chapters 20.71,20.74,20.81 & 20.81 Design Review of exterior building changes, new exterior open at-grade parking and landscaping upgrades. The Board approved the plans as submitted. jlmeyer I meyer ASSOCIATES "ARCHITECTS August 28, 2006 Project: Fed Ex Ground 202 Littlefield Avenue South San Francisco, CA Project #: 00514.2 PROJECT NARRATIVE & DESCRIPTION The following project narrative and description is intended to explain the project with respect to the intended use of the existing building and surrounding landscaped and parking areas. In addition, included with this narrative is a response to each of the requests for information included in Boxes 4 thru 8 of the application form. EXISTING BUILDING & SITE Existing, Previous & Proposed Uses) The existing site is approximately 2.558 acres or 111,165 square feet. The site currently contains one existing building totaling 71,997 square feet. Landscaping is existing or proposed for 12,822 square feet of the site. The remainder (34,667 square feet) is paving for driveways, parking and fire lane areas. (Please note, that as a part of this project Federal Express is eliminating the mezzanines in the warehouse area rendering a total of 53,448 square feet for the Fed Ex portion of the building, therefore the total building area for the new project is 63,676 square feet,) EXISTING USE: Of the existing building, 10,228 square feet is currently occupied by Impco Metal Products. Impco Metal Products is a metal fabricator and currently has approximately 9 employees. They operate six days per week from 8:00 AM to 6:00 PM. (9 - 3 on Saturdays). They receive metal shipments approximately two times per week at hours that vary during the day. PREVIOUS USE: The remainder of the building (currently 61,673 square feet) is currently vacant and has been vacant since October of 2005. The previous tenant was Blue Cross I Blue Shield (a tenant since 1983) who operated a printing shop operation in approximately one half of the warehouse space and warehouse records storage for the balance of the warehouse space. Blue Cross also occupied the offices located both in front of and within the building (refer to drawing A-3) 128 Pepper Avenue ~ Burlingame, California 94010-5235 ~ (650) 347-0757 202 Littlefield Avenue South San Francisco, CA Project Narrative Page 2 Blue Cross ceased the print shop operations at the end of the year 2000 and the office personnel were relocated to another location at the end of 2004. At the peak operation (print shop and warehouse) there were approximately 60 personnel on site and there were approximately 10 pick-up and deliveries each day for their records operations. In addition, there were usually one to two semi trailer deliveries each day during the print shop operations with the number diminishing to three to four per week after the end of the print shop operation. When the print shop operation ceased and the building was records storage there were approximately 10 personnel on site. The Blue Cross operation was a Monday thru Friday 8 AM to 6 PM facility. PROPOSED OPERATION & USE: Federal Express Ground proposes installing as an "annex" to their existing facility located at 222 Littlefield Avenue a conveyor package sorting line that would serve 13 delivery vans at this site. In addition, as a part of the Use Permit approval for this site, FedEx will provide 79 indoor parking spaces for employee parking. Also, there will be exterior parking on site for 13 additional cars (located at the northeast corner of the site) and trailer parking for 5 trailers at the exterior of the building and 3 trailers in the existing recessed loading dock area. The delivery vans (13 vans) are kept within the building after shift hours and throughout the night (approximately 5 - 6 PM until 7-8 AM the next morning. The van drivers (for both facilities) arrive at the facility from the hours of 6 AM until approximately 8 AM. The drivers enter the facility through the roll-up door at the west side of the building, park their cars, and walk to their vans at either this facility or the adjacent facility at 222 Littlefield (as a part of the Use Permit, it is required to install a new 4' sidewalk between the two facilities at the street curb). The drivers then pack their vans and then leave the facility through a roll-up door located at the northeast end of the building. The delivery vans return to the facility anywhere from 3 PM until 5 PM to be parked and unloaded. The drivers then leave in their personal vehicles through the roll-up door at the southeast wall of the building, drive between the buildings to the existing parking lot at the northeast corner of the site and exit to the street. Please note, that the vehicle proposed circulation for the employee vehicles and vans in a "one way loop", entering through the west roll-up door and exiting either through the van door at the northeast corner or the roll-up car door at the southeast corner and to the front parking area. There will be approximately three to four semi truck trailer deliveries to the site per day. These occur mainly from 1 0 PM until approximately 5 AM as they are delivering packages either from cross country runs or the airport. There may be one semi truck pickup or delivery during the daytime hours (after 5 AM until 10 PM) dependent on schedules, however, the overall majority of the semi traffic is during non-peak hours. FedEx proposes occupying a portion of the exiting office space located at the north end of the building. The employees in the offices will total approximately 10 personnel and include 202 Littlefield Avenue South San Francisco, CA Project Narrative Page 3 shipping, general office staff and some sales employees. It is expected that these employees will utilize the northeast parking area. Fed Ex expects to operate at the site Monday through Friday from 6 AM until 6 PM and limited hours on Saturday. It should be noted that other than in the morning and afternoon hours when the delivery drivers are arriving, leaving in their vans and returning at the end of the day, the facility consists only of office and a few warehouse personnel. The roll'-up doors are typically kept in a closed position so as to eliminate unwanted intruders. PROPOSED MITIGATION MEASURES: As discussed, a new 30" wide planting strip with an adjacent 4' concrete sidewalk is proposed along the westerly property line. The will be an ingress / egress curb break for 110' of the 257' of property line. This curb break is necessary to allow the semi trailers (when they arrive at night) to have proper turning circulation to back up trailers into the loading dock area and the trailer parking spaces. The 4' concrete sidewalk will be on grade at this point. The sidewalk and planting then continue to the rear property line. In addition, we are increasing the area of the landscape planters at the rear of the building. This will allow a larger area for trees and vertical planting to aide in screening the building to the extent possible. Please note that we must leave a paved fire lane at the rear of the building in order for the fire department to navigate behind not only this building but also our neighbors to the east. We also added a "speed bump" at the backside of the proposed sidewalk. This "speed bump" is subject to Fire Department approval; however, there was no other location to place a traffic calming device. The fire department will not allow "speed bumps" or "speed tables" within the public right of way (access road). Please note that in documenting the Bay Trail we have now indicated the location two existing seating areas with trash containers. These items are noted on the Site Plan A-2 and A-1. BOX 4: RESPONSE TO RFIITEMS: Total Project and Site Information 1. The existing site is described under the Project Narrative information on Page 1 of this response. Please refer to this section. 2. The existing site areas in square feet are described under the Project Narrative information on Page 1 of this response. Please refer to this section. 3. This project will not involve the release of pollutants or have the potential for accidental pollution discharge into the bay. 4. To the best of my knowledge, there are no suspected or known sites of toxic contamination on or in proximity to the project site. 202 Littlefield Avenue South San Francisco, CA Project Narrative Page 4 BOX 5: RESPONSE TO RFIITEMS: Bay Fill Information 1. There is no bay fill associated or involved with this project. 2. There are no new structures to be built on this as a part of this project. 3. Photographs of the existing site and shoreline conditions are included with this submittal. BOX 6: RESPONSE TO RFIITEMS: Shoreline Band Information 1. Please refer to the Project Narrative on page 1 of this submittal for the information regarding the site area in square feet, structure area, landscape area etc. 2. The total number of parking spaces is as follows: 21 cars on two exterior lots, 79 carts within the building, 13 vans within the building, 5 trailer spaces at the west side of the building and 3 trailer spaces within the existing recessed loading dock area. Eight of the car parking spaces are within the shoreline band. Please note we are reconfiguring an existing parking area that already had vehicles parked within the shoreline band. 3. There are no new structures to be built within the shoreline band. Please note that a small portion of the existing building falls within the shoreline band. This portion of the building is one story in height (approx. 20' in height) and totals approximately 704 square feet and the walls total 1 00 feet in total length. Please refer to Drawing A-2 and A-6. BOX 7: RESPONSE TO RFIITEMS: Public Access Information The existing public access consists of an 8' wide painted striped area located with the existing public access road. This painted access area extends from the street to the Bay Trail, a length of approximately 265 feet. The existing public access parking is located as street parking on Littlefield Avenue. Our proposal (also refer to proposed mitigation on page 3 of this response) is to provide a 30" wide landscape buffer and a 48" wide sidewalk to be located on our client property (outside of the public right of way) extending from the street to the Bay Trail connection. There will, by necessity, be a 110' curb break to allow vehicles to enter and maneuver within the site. The sidewalk will be on grade and be essentially flat in nature allowing disable access. The public parking will remain on the street. The sidewalk and planter total approximately 1,440 square feet in area and extend along the westerly property line. 202 Littlefield Avenue South San Francisco, CA Project Narrative Page 5 Should there be a need for an access guarantee, we propose access to be guaranteed as a lease restriction that runs concurrently with the Federal Express lease. The building owner is reluctant to enter into a permanent dedication for a number of obvious reasons. BOX 8: RESPONSE TO RFIITEMS: Dredging Information 1. There is no dredging proposed for this site; therefore none of these items applies. End of Project Narrative Prepared by: Michael Nilmeyer AlA August 28, 2006 The Preliminary Transportation Demand Management Program Will Be Delivered Early Next Week. \ \ \ \ \ \ \ \ \ \ \ t III' il. , I 4 ., :i\ : j. ~)(' [' . il ...' i~X~ I 4 ~~ J.lI , ;\ ;f t o r I T , Ii ~ - 't.:. ,.. . "'t. \ I; \ \ '\ '\ l\ \ ., ~ ~ ~ 1" /.~....,~. t~;. ~I~ ::::'" i,' {c'J . )::. ~~~',I '; ,'~. '1~ :~ ~ ~ ..,.~!{t .~ . "- ,. "tJ ..~,.. _. '.." :..._-~ _ ~ _ . ;: ~..' , 4". ~ 'p' .-~ . . C ~.; '~~Y~.'. e. ~.~. ~ ~/ X:Jf~. :, ~'." 'J ::N-~. ~ . .1 )4 1:1 ,-1 ?':~t:. ~ r. - ~.. ,,~t! "):.J/ ~~.:. \,0 ~ ", ""~$..:' ~ ~ S': "1.< n :' l' t ...;;: .,. . j:i ;1' .,.. J ,r. <: /~~ ~ ;~. ~'~',,~.; ',. ~ "<i~.;q: ~., ..(;:: ,. r." ;.~4 If,. , JJ ~ ,;: Q ',T" . r. :~,., Po . . l.. ~.~ ::l 'fYl';",S'~ 'f r[, ~- St Ij.. .,.,.:: j i, "~,'.f1 '~~' ~.t ~~. ' ~:~ ~ ~ !) 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Project Location: the property is situated at 222 Littlefield Avenue (APN 015-143-120,015-143-130 & 015-143-190) in the Planned Industrial (P-I) Zone District. Owner: A-M-J Associates Applicant: Michael Nilmeyer Case No.: P06-0056 (UP06-0017, DR06-0044 & TDM06-0006) RECOMMENDATION: That the Planning Commission approve: 1) Use Permit legalizing a commercial postal facility with 24 hour operations, generating in excess of 100 average daily vehicle trips, with outdoor overnight truck and trailer storage and off-site parking at 202 Littlefield Avenue; 2) Design Review of a reconfigured parking lot and landscaping upgrades; and 3) Transportation Demand Management Plan to reduce traffic impacts associated with the development, subject to making the required findings and adopting the conditions of approval. BACKGROUNDIDISCUSSION: The project includes the legalization and expansion of an existing FedEx Ground package distribution facility with minor exterior building and site improvements, including new Staff Report To: Planning Commission Subject: P06-00056 FedEx 222 Littlefield Avenue September 21, 2006 Page 2 of 5 landscaping, open at-grade parking, loading facilities and overnight truck and trailer parking. A smaller "annex" complex for 13 vans is also proposed at 202 Littlefield Avenue (P06-0054). Hours of operation are projected to be from 5 AM to 7 PM. Portions ofthe business operation will run on extended hours of up to 24 hours during peak business periods and loading and sorting operations. The building will employ 54 persons consisting of 45 drivers, 4 sorters and 5 office workers. The complex is designed to accommodate up to 59 vans and up to14 line haul tractor trailers. All of the small cargo vans will be stored on-site inside the building. Tractor-trailers will access the west facing loading docks via the two-way driveway. Because of the limited site area, were larger tractor-trailers utilized in the business, they may interfere with emergency vehicle access. A condition of approval has been added requiring the demarcation of the aisleway and fire lane to be kept clear. To meet the City's minimum development requirements for parking and circulation, the proposed development also relies on a small adjoining former railroad spur on the south west property comer, also owned by the same property owner. Off-site parking for up to 6 tractors and/or trailers will be located on these adjoining land-locked parcels, as will approximately 5,367 SF of landscaping. Parking for 12 passenger vehicles can be accommodated on-site (222 Littlefield Avenue). Off-site parking for 62 passenger vehicles will be situated at the proposed FedEx facility at 202 Littlefield Avenue, approximately 227 feet west of the site. GENERAL PLAN CONSISTENCY & ZONING COMPLIANCE The project site's General Plan land use designation of Mixed Industrial, allows commercial postal uses. The site is situated in the Planned Industrial (P-I) Zone District, which allows commercial postal uses subject to an approved Use Permit (SSFMC Section 20.32.030(c)). In addition, businesses having a 24 hour operation, store vehicles or trailers outdoors overnight, generate in excess of 100 average daily vehicle trips, or provide off-site parking require an approved Use Permit [SSFMC Sections 20.32.040(a), 20.32.040(b), 20.32.040 (i) and 20.74.120 (b), respectively] . The building and site generally comply with current City development standards as displayed in the following table: Staff Report To: Planning Commission Subject: P06-00056 FedEx 222 Littlefield Avenue September 21, 2006 Page 3 of 5 DEVELOPMENT STANDARDS 222 LITTLEFIELD AVENUE Site Area: Building Site 2.29 acres [99,870 SF] Former Spur 0.32 acres [13,950 SF] Total: 2.618 acres [113,820 SF] Floor Area: Office: Distribution: 8,345 SF 39,818 SF Total: 48,163 SF Floor Area Ratio: Maximum: 0.5 to 1.0 Existing: 0.42 Proposed: Lot Coverage Maximum: 60% Existing: 42% Proposed: Landscaping Minimum: 10% Existing: 8% Proposed: Automobile Parking Minimum: Existing Proposed On: 32 On-site: Off-site: 0 Off-site: Total: 73 32 Truck/Trailer Storage Existing: Unk. Proposed: Setbacks 0.42 42% 10% 11 62 73 14 Minimum Existing Proposed Front 20 FT 25 FT 25 FT Side (West) 6 FT 12 FT 12 FT Side (East) 6 FT 10FT 10FT Rear 15 FT 15 FT 15 FT Notes: 1. 6 foot landscaped setback required of parking lots along property lines. 2. Parking based on - Office: 1/300 SF & IndustrialIDistribution: 1/1,500 SF. 3. Includes offsite parking from 202 Littlefield Avenue (P06-0056). The proposed parking will meet the minimum requirements set forth in SSFMC Chapter 20.74 only through the provision of parking at 202 Littlefield A venue. Off-site parking for 62 passenger vehicles will be situated at proposed FedEx facility at 202 Littlefield Avenue. To comply with accessibility requirements and to provide a safe and convenient pedestrian pathway, a condition of approval has been added requiring the owner to provide a new public sidewalk along Littlefield A venue linking the two sites. A condition of approval has also been added requiring a long-term agreement between the two property owners per the requirements ofSSFMC Section 20.74.120. Staff Report To: Planning Commission Subject: P06-00056 FedEx 222 Littlefield Avenue September 21, 2006 Page 4 of 5 The proposed on-site 10,391 SF of landscaping on the main parcel (APN 015-143-120) will meet the City's minimum requirement of 10% of the site area - equal to an area of9,987 SF (SSFMC Section 20.73.050). The off-site spur track landscaping of 5,367 SF on the adjacent parcels (APNs 015-143-130 & 015-143-190) will exceed the requirement for theses separate parcels. DESIGN REVIEW BOARD The project design was reviewed by the Design Review Board at its meetings of April 18, and July 25,2006. At the April meeting, the Board offered the following comments: 1. Remove the cyclone fencing around the front parking area. Any new or replacement fencing is required to be open vertical metal picket. Repaint the existing building 2. Install a continuous sidewalk in the public right-of-way along Littlefield Avenue connecting the two sites (202 Littlefield and 222 Littlefield Avenue). 3. Upgrade the front yard landscaping by including new mature trees and shrubs. The applicant revised the plans and resubmitted for review. At the July meeting, the Board recommended approval of the plans. The minutes of the Design Review Board are attached to this staff report. PRELIMINARY TRANSPORT A TION DEMAND MANAGEMENT PLAN The applicant, with the assistance ofFehr & Peers Associates, a qualified Traffic Engineering firm, completed a PTDM Plan consisting of a table of the plan and a site plan showing general location of on-site facilities that are attached to this staff report [SSFMC Section 20.120.060 Submittal Requirements] . The Transportation Demand Management Ordinance, SSFMC Chapter 20.120, requires that developments that are less than the maximum allowed base Floor Area Ratio [FAR] of 0.50 [maximum FAR is 1.0] are only required to include in the PTDM Plan 15 basic elements delineated in SSFMC Sections Schedule 20.120.030-B Summary of Program Requirements and 20.120.060. The project's FAR of 0.42 is less than the base maximum FAR of 0.50. The applicant's PTDM Plan includes 15 basic elements. The location of the proposed on-site physical improvements is shown on the site plan. The TDM Ordinance also requires that prior to the issuance of the Building Permit, the applicant submit a Final TDM Plan to the Chief Planner for review and approval. This will consist of the final construction plans and possible additional TDM Plan measures to ensure the development meets the intended TDM reductions. The plan is also subject to a formal Annual Review by City Staff Report To: Planning Commission Subject: P06-00056 FedEx 222 Littlefield Avenue September 21,2006 Page 5 of5 staff [SSFMC 20.120.100]. The Annual Review, consisting of a participant survey, conducted by the City staff or a consultant, is intended to monitor the success of the TDM Plan and make any adjustments [i.e. add/or substitute program elements] to achieve the intended TDM Plan objectives. The PTDM Plan meets all applicable requirements ofthe City's Zoning Ordinance. Therefore, it is recommended that the Planning Commission approve the PTDM Plan, based on the attached findings. ENVIRONMENTAL REVIEW The City staff has determined that the proposed development is Categorically Exempt from the provisions of the California Environmental Quality Act in accordance with Section 15332, Class 32 In-Fill Development Project. Because the project has been determined to be exempt, the Planning Commission need take no further action regarding the environmental review. RECOMMENDATION: That the Planning Commission approve: 1) Use Permit legalizing a commercial postal facility with 24 hour operations, generating in excess of 100 average daily vehicle trips, with outdoor overnight truck and trailer storage and off-site parking at 202 Littlefield Avenue; 2) Design Review of a reconfigured parking lot and landscaping upgrades; and 3) Transportation Demand Management Plan to reduce traffic impacts associated with the development. ATTACHMENTS: Draft Use Permit Findings of Approval Draft TDM Findings Draft Conditions of Approval Design Review Board Minutes April 18, 2006 July 25, 2006 Draft TDM Plan Applicant's Narrative Plans FINDINGS OF APPROVAL P 06-0056 222 LITTLEFIELD AVENUE (As recommended by City Staff September 21,2006) As required by the Use Permit Procedures [SSFMC Chapter 20.81], the following findings are made in approval of Use Permit legalizing a commercial postal facility with 24 hour operations, generating in excess of 100 average daily vehicle trips, with outdoor overnight truck and trailer storage and off-site parking at 202 Littlefield A venue based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Plans prepared by Nilmeyer and Nilmeyer Associates/Architects, dated August 28, 2006; Transportation Demand Management Plan prepared by Fehr & Peers, dated September 2006; Design Review Board meeting of April 18, 2006; Design Review Board meeting of July 25, 2006; Design Review Board minutes of April 18, 2006; Design Review Board minutes of July 25,2006; Planning Commission staff report, dated September 21,2006; and Planning Commission meeting of September 21,2006: 1. The legalizing of a commercial postal facility with 24 hour operations, generating in excess of 100 average daily vehicle trips, with outdoor overnight truck and trailer storage and off-site parking at 202 Littlefield A venue will not be adverse to the public health, safety or general welfare of the community, or detrimental to surrounding properties or improvements. The building and site improvements design meet the City Design Guidelines and the East of 101 Area Design Policies and have been recommended by the Design Review Board. Conditions of approval are included to require conformance with the Planning Commission approved plans, installation of a public sidewalk along Littlefield Avenue linking 202 and 222 Littlefield Avenue, a long term parking agreement with the owner of 202 Littlefield A venue allowing off-site parking and the installation of storm drainage facilities. A TDM Plan will help reduce traffic impacts associated with the development. 2. The commercial postal facility with 24 hour operations, generating in excess of 100 average daily vehicle trips, with outdoor overnight truck and trailer storage and off-site parking at 202 Littlefield A venue complies with the General Plan Land Use Element designation of the site of Mixed Industrial that allows such uses. 3. The site, located in the Industrial Zone District, is adjacent to other similar industrial uses and will comply all applicable standards and requirements of SSFMC Title 20. * * * FINDINGS OF APPROVAL PRELIMINARY TRANSPORTATION DEMAND MANAGEMENT PROGRAM P 06-0056 222 LITTLEFIELD AVENUE (As recommended by City Staff September 21, 2006) As required by the Transportation Demand Management Procedures [SSFMC Section 20.120.070], the following findings are made in approval of the Preliminary Transportation Demand Management Plan in fulfillment of P06-0054, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Plans prepared by Nilmeyer & Nilmeyer, dated August 28,2006; PTDM Plan prepared by Fehr & Peers, dated September 2006; Planning Commission staff report, dated September 21, 2006; and Planning Commission meeting of September 21, 2006: 1. The proposed Preliminary Transportation Demand Management Plan measures are feasible and appropriate for the commercial postal facility with on-site parking for eleven (11) spaces and off-site parking areas for sixty-two(62) parking spaces with 24 hourl7day operation generating in excess of 100 vehicle trips and an existing Floor Area Ratio of 0.42. 2. The proposed performance guarantees, consisting of an Annual Review, will ensure that the target alternative mode use established for the project of28% based on a Floor Area Ratio of 0.42 [SSFMC 20.120.030 (C)] will be achieved and maintained. * * * PROPOSED CONDITIONS OF APPROVAL 222 LITTLEFIELD AVENUE P06-0056 (As recommended by City Staff on September 21,2006) A. PLANNING DIVISION 1. The applicant shall comply with the City's Standard Conditions and with all the requirements of all affected City Divisions and Departments as contained in the attached conditions, except as amended by the conditions of approval. 2. The construction drawings shall substantially comply with the Planning Commission approved plans, as amended by the conditions of approval, including the plans prepared by Nilmeyer and Nilmeyer Associates/Architects, dated August 28, 2006, submitted in association with P06-0056. 3. Prior to the issuance of any permit the owner shall provide an exterior paint plan. The building shall be painted prior to the final inspection. The paint plan shall be subject to the review and approval by the City's Chief Planner. . 4. Prior to the issuance of the Building Permit, the landscape plan shall include mature shrubs, trees that have a minimum size of 24 inch box and 15% of the total number of proposed trees shall have a minimum size of 36 inch box. The landscape plan shall also include upgrades to the Bay Trail access consisting of a landscape buffer adjacent to the 20 foot wide un-named road ("shared driveway" between 202 Littlefield A venue and 360 Harbor Way) and a 4 foot wide continuous concrete sidewalk. The landscape plan shall be subject to the review and approval by the City's Chief Planner. The curb and sidewalk improvements along the un-named road shall also be subject to the review and approval by the City Engineer. 5. Prior to the issuance of any permit the owner shall provide a long-term off-site parking agreement with the owner of 202 Littlefield A venue consistent with the requirements ofSSFMC Section 20.74.120. The agreement shall be subject to the review and approval ofthe City Attorney. a. This use permit shall be subject to revocation if the off-site parking arrangement is terminated or substantively altered. b. The permittee shall be required to provide written notice to the city of termination or alteration of the subject off-site parking arrangement. 6. The site shall be limited to outside overnight storage of fourteen (14) trucks and! or trailers including the adjacent land-locked parcels comprising the site providing off-site parking for 6 vehicles. Any increase in the number of stored vehicles or trailers shall require prior approval by the City's Planning Commission. 7. Prior to the issuance of any Building Permit, the plans shall be revised to provide a painted vehicle aisleway for the two-way driveway. The intent of stripping is to avoid the area being used for parking or loading and to facilitate circulation through the area. The aisleway shall be subject to the review and approval by the City's Fire Marshall and the City's Chief Planner. 8. Prior to the final inspection, the owner shall install a continuous concrete public sidewalk along Littlefield Avenue between 240 and 360 Harbor Way within the public right of way adjacent to the curb. The plans shall meet City standards and shall be subject to the review and approval of the City Engineer. 9. Prior to the final inspection the owner shall provide a Final TDM Plan. The TDM Plan shall be subject to the review and approval by the City's Chief Planner. (Planning Contact Person: Steve Carlson PH: 650/877-8535, Fax 650/829- 6639) B. ENGINEERING DIVISION A. STANDARD CONDITIONS 1. The applicant shall comply with all of the applicable conditions of approval detailed in the Engineering Division's "Standard Conditions for Commercial and Industrial Developments", contained in our "Standard Development Conditions" booklet dated January 1998. A copy of this booklet is available at our Engineering Division office at no charge to the applicant. B. FEES Prior to the issuance of a Building Permit for the project, the applicant shall pay the Oyster Point Overpass Contribution Fee, East of 101 Traffic Impact Fee, and Sewer System Capacity Study and Improvement Fee, which will be determined prior to issuance of a building permit. (Engineering Division: Sam Bautista PH: 650/ 829-6652) C. POLICE DEPARTMENT A. Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. B. Building Security 1. Doors a. The jamb on all aluminum frame-swinging doors shall be so constructed or protected to withstand 1600 lbs. of pressure in both a vertical distance of three (3) inches and a horizontal distance of one (1) inch each side of the strike. b. Glass doors shall be secured with a deadbolt lock! with minimum throw of one (1) inch. The outside ring should be free moving and case hardened. c. Employee/pedestrian doors shall be of solid core wood or hollow sheet metal with a minimum thickness of 1-3/4 inches and shall be secured by a deadbolt lock! with minimum throw of one (1) inch. Locking hardware shall be installed so that both deadbolt and deadlocking latch can be retracted by a single action of the inside knob, handle, or turn piece. d. Outside hinges on all exterior doors shall be provided with non-removable pins when pin-type hinges are used or shall be provided with hinge studs, to prevent removal of the door. e. Doors with glass panels and doors with glass panels adjacent to the doorframe shall be secured with burglary- I The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action of the inside door knob/lever/tumpiece. A double-cylinder deadbolt lock or a single-cylinder dead bolt lock without a tumpiece may be used in "Group B" occupancies as defined by the Uniform Building Code. When used, there must be a readily visible durable sign on or adjacent to the door stating "This door to remain unlocked during business hours", employing letters not less than one inch high on a contrasting background. The locking device must be of type that will be readily distinguishable as locked, and its use may be revoked by the Building Official for due cause. resistant glazing2 or the equivalent, if double-cylinder deadbolt locks are not installed. f. Doors with panic bars will have vertical rod panic hardware with top and bottom latch bolts. No secondary locks should be installed on panic-equipped doors, and no exterior surface-mounted hardware should be used. A 2" wide and 6" long steel astragal shall be installed on the door exterior to protect the latch. No surface-mounted exterior hardware need be used on panic-equipped doors. g. On pairs of doors, the active leaf shall be secured with the type of lock required for single doors in this section. The inactive leaf shall be equipped with automatic flush extension bolts protected by hardened material with a minimum throw of three-fourths inch at head and foot and shall have no doorknob or surface-mounted hardware. Multiple point locks, cylinder activated from the active leaf and satisfying the requirements, may be used instead of flush bolts. h. Any single or pair of doors requiring locking at the bottom or top rail shall have locks with a minimum of one throw bolt at both the top and bottom rails. 2. Windows a. Louvered windows shall not be used as they pose a significant security problem. b. Accessible rear and side windows not viewable from the street shall consist of rated burglary resistant glazing or its equivalent. Such windows that are capable of being opened shall be secured on the inside with a locking device capable of withstanding a force of two hundred- (200) lbs. applied in any direction. c. Secondary locking devices are recommended on all accessible windows that open. 3. Roof Openings a. All glass skylights on the roof of any building shall be provided with: 25/16" security laminate, 1/4" polycarbonate, or approved security film treatment, minimum. 1) Rated burglary-resistant glass or glass-like acrylic material? or: 2) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material spaced no more than five inches apart under the skylight and securely fastened. or: 3) A steel grill of at least 1/8" material or two inch mesh under skylight and securely fastened. b. All hatchway openings on the roof of any building shall be secured as follows: 1) If the hatchway is of wooden material, it shall be covered on the outside with at least 16 gauge sheet steel or its equivalent attached with screws. 2) The hatchway shall be secured from the inside with a slide bar or slide bolts. The use of crossbar or padlock must be approved by the Fire Marshal. 3) Outside hinges on all hatchway openings shall be provided with non-removable pins when using pin-type hinges. c. All air duct or air vent openings exceeding 8" x 12" on the roof or exterior walls of any building shall be secured by covering the same with either of the following: 1) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material, spaced no more than five inches apart and securely fastened. or: 2) A steel grill of at least 1/8" material or two inch mesh and securely fastened and 3) If the barrier is on the outside, it shall be secured with galvanized rounded head flush bolts of at least 3/8" diameter on the outside. 4. Lighting a. All exterior doors shall be provided with their own light source and shall be adequately illuminated at all hours to make clearly visible the presence of any person on or about the premises and provide adequate illumination for persons exiting the building. b. The premises, while closed for business after dark, must be sufficiently lighted by use of interior night-lights. c. Exterior door, perimeter, parking area, and canopy lights shall be controlled by photocell and shall be left on during hours of darkness or diminished lighting. d. Exterior parking lighting must be a minimum of 5 foot candles, using high-pressure sodium lighting on 10 foot masts. 5. Numbering of Buildings 6. Alarms NOTE: a. The address number of every commercial building shall be illuminated during the hours of darkness so that it shall be easily visible from the street. The numerals in these numbers shall be no less than four to six inches in height and of a color contrasting with the background. b. In addition, any business, which affords vehicular access to the rear through any driveway, alleyway, or parking lot, shall also display the same numbers on the rear of the building. a. The business shall be equipped with at least a central station silent intrusion alarm system. To avoid delays in occupancy, alarm installation steps should be taken well in advance of the final inspection. 7. Traffic, Parking, and Site Plan NOTE: a. Handicapped parking spaces shall be clearly marked and properly sign posted. For additional details, contact the Traffic Bureau Sergeant at (650) 829-3934. b. On-street parking is not allowed. All company and employee vehicles must be parked on-site, for a period not exceeding 72 hours. Failure to comply with this condition may result in the immediate revocation of the Use Permit. c. All trailers stored on-site must be maintained, in good repair, and free of graffiti. Graffiti must be removed or cleaned within 24 hours of the event. 8. Misc. Security Measures a. Commercial establishments having one hundred dollars or more in cash on the premises after closing hours shall lock such money in an approved type money safe with a minimum rating ofTL-15. b. All loading dock and parking areas must be monitored by a CCTV system. The system must be of sufficient lighting, color rendition and resolution as to aid in the ready identification of any subject committing a crime on the premises, as well as their vehicles and license plate numbers. CCTV recordings must be maintained for a period of no less than 30 days. 9. Revocation of Use Permit a. Failure to comply with this Use Permit may result in the immediate suspension of the Use Permit by the Chief Planner, pending a hearing by the Planning Commission. (Police Department contact, Sgt. E. Alan Normandy PH: 650/877-8927) D. FIRE DEPARTMENT 1. Provide 20 foot clearance fire access road from street to rear of property. Fire road to be marked as stated in SSF Municipal Code 15.24.090. Present access road allows fire vehicles to cross onto adjoining properties to exit from rear area of buildings, please maintain as same. 2. Provide 1500 gpm fire hydrant on site, Fire Department to determine location. 3. Project must meet all applicable Local and State Codes. (Fire Department: Bryan Niswonger PH: 650/829-6671) E. WATER QUALITY CONTROL PLANT 1. A plan showing the location of all storm drains and sanitary sewers must be submitted. 2. The on site catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo. 3. Storm water pollution preventions devices are to be installed. A combination of landscape based controls (e.g., vegetated swales, bioretention areas, planter/tree boxes, and ponds) and manufactured controls (vault based separators, vault based media filters, and other removal devices) are preferred. Existing catch basins are to be retrofitted with catch basin inserts or equivalent. These devices must be shown on the plans prior to the issuance of a permit. If possible, incorporate the following: . vegetated/grass swale along perimeter . catch basin runoff directed to infiltration area . notched curb to direct runoff from parking area into swale 4. The applicant must submit a signed maintenance schedule for the stormwater pollution prevention devices installed. 5. Fire sprinkler system test/drainage valve must be plumbed into the sanitary sewer system. This must be shown on the plans prior to issuance of a permit. 6. Plans must show how existing catch basins will be protected during construction. 7. Prior to the issuance of any permit provide a drainage plan and show how the existing catch basins will be protected during construction. (Water Quality: Cassie Prudhel PH: 650/829-3840) F. BUILDING DIVISION 1. Provide allowable area calculations. 2. Additional comments at plan review. (Building: Jim Kirkman PH: 650/829-6670) Draft DRB Minutes April 18, 2006 Page 3 00 The Board had the following comments: I. Remove the cyclone fencing around the front parking area. Any new or replacement fencing is required to be vertical metal picket. 2. Install a sidewalk to connect the two sites (202 Littlefield and 222 Littlefield). 3. Upgrade the front yard landscaping by including new trees and shrubs. 8. OWNER A-M-J ASSOCIATES APPLICANT Federal Express ADDRESS 222 Littlefield Ave PROJECT NUMBER P06-0056, UP06-0017 & DR06-0044 PROJECT NAME Use Permit / Fed-X (Case Planner: Steve Carlson) DESCRIPTION Use Permit to legalize a commercial postal facility with 24 hr operations and generating in excess of 100 ADT, and which includes off-site parking on a nearby site, at 212-218 Littlefield in the Planned Industrial (P-I) Zone District in accordance with SSFMC Chapters 20.32, 20.74 & 20.81 Design Review of the parking lot and landscaping upgrades in accordance with SSFMC Chapter 20.85. The Board had the following comments: I. Remove the cyclone fencing around the parking area. Any new or replacement fencing is required to be vertical metal picket. 2. Repaint the existing building. 3. Install a sidewalk to connect the two sites (202 Littlefield and 222 Littlefield). 4. Upgrade the front yard landscaping by including new trees and shrubs. 9. OWNER Malcolm Properties APPLICANT The Hagman Group ADDRESS 200 Oyster Point Blvd PROJECT NUMBER P06-0033, TDM06-0002, V AR06-0002, UP06-0011 & DR06-0032 PROJECT NAME Malcolm Building (Case Planner: Steve Carlson) DESCRIPTION Use Permit & Design Review allowing a 56,300 square foot 4-story office and/or R&D building generating in excess of 100 average daily vehicle trips with utility yard, open at-grade & garage parking for a minimum of 159 vehicles & landscaping at 200 Oyster Point Blvd in the Planned Commercial (P-C-L) Zone District in accordance with SSFMC Chapters 20.24, 20.81 & 20.85 Variance to reduce parking to a rate of2.83 space per 1,000 square feet of floor area instead of the minimum required rate of 3.3 spaces per 1,000 square feet of floor area in accordance with SSFMC Chapter 20.82 Transportation Demand Management Plan to reduce traffic impacts and allow a reduction in the minimum required parking in accordance with SSFMC Chapter 20.120 Design Review Board Meeting July 25, 2006 Page 2 of5 4. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME DESCRIPTION A-M-J ASSOCIATES Michael Nilmeyer 222 Littlefield Ave P06-0056, UP06-0017 & DR06-0044 Use Permit I Fed-X (Case Planner: Steve Carlson) "Resubmittal" - Use Permit and Design Review to legalize a commercial postal facility and a new open at-grade parking lot and landscaping upgrades with 24 hour daily operations and generating in excess of 100 average daily vehicle trips, and off- site parking at 202 Littlefield Avenue in the Planned Industrial (P- I) Zone District in accordance with SSFMC Chapters 20.32, 20.74,20.81 & 20.85 5. The Board approved the plans as submitted. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME DESCRIPTION John L Ferrari Pete's Coffee & Tea 102 Grand Ave P06-0092, DR06-0075, UP06-0022 & PE06-0003 Use Permit - Peet's Coffee & Tea (Case Planner: Chad Smalley) Use Permit and Design Review to allow a 1,921 sq. ft. coffee shop in an existing building at 102 Grand Avenue in the Downtown Commercial (D-C-L) Zoning District in accordance with SSFMC Chapters 20.26, 20.85 & 20.81. 39-space Parking Exception to allow a 1,921 sq. ft. coffee shop at 102 Grand (20.74.080) The Board had the following comments: 1. Add mullions to the new windows to improve proportionality (and vertical form) to the existing second floor windows. 2. Introduce an arched top to the new windows to echo the shape of the existing second floor windows. 3. Coordinate color palate with colors on the existing building; suggest using base color from second floor as a trim color on proposed storefront. 4. Use several awnings over just the windows rather than one continuous awning. 5. Submit a full sign program for Design Review. Submit revised plans to the DRB for review. The Preliminary Transportation Demand Management Program Will Be Delivered Early Next Week. '0-' Ground 1000 FedEx Drive Moon Township, PA 15108 (412) 859-2644 FedEx Ground Package System, Inc. San Francisco, CA Terminal 222 Littlefield Avenue South San Francisco, CA 94080 Description of Operations February 21, 2005 FedEx Ground, Inc. is a small package delivery company that delivers packages from business to business. FedEx Ground Package System, Inc. (FedEx Ground) currently provides delivery service to the United States, Canada, Mexico, and Puerto Rico. The FedEx Ground operation at this facility will involve sorting packages two (2) times each business day. These sorts are detailed below. Inbound Sort During this operation, packages that have arrived from other tenninals are sorted and loaded onto package vans for delivery to customers in the San Francisco Bay Area, primarily on the westside of the bay within San Francisco and San Mateo Counties. The packages arrive in Iinehaul trailers that reach the facility primarily at night. The actual sortation of the packages begins at about 2:30 AM. This sort lasts between three (3) and five (5) hours, depending on the number of packages. The package vans leave the facility between 6:30 and 9:00 AM to deliver the packages. Most vans leave by 8:00 AM. This facility is designed for fifty-nine (59) FedEx Ground vans. Outbound Sort During this operation, packages that have been picked up during the day on the package vans are processed and loaded onto trailers for transport to either the Sacramento Hub or Los Angeles Hub. The outbound sort operation begins at about 5:30 PM, after the package vans return to the facility and lasts between three (3) and five (5) hours depending on the actual number of packages. The packages are sorted to the trailers, loaded, and dispatched to other facilities across the country for delivery via the Sacramento and Los Angeles Hubs. Tractor-trailers will enter and depart this facility primarily at night. All trailers will be logged in and out by a designated employee and checked to certify that the doors are properly sealed and secured. The designated employee also monitors the arrival and departure of personnel anct visitors to the facility to ensure site security. Typically there are six (6) to fourteen (14) line haul tractor-trailers. In general, ten (10) trailers maximum are stored on site. The trailers are unloaded, the packages sorted and then the trailers are reloaded during the outbound sort and sent on to the next destination. Some customers with a large number of inbound packages may require a trailer, rather than a package van, to be loaded to accommodate the delivery. At the request of a customer, an occasional trailer may be dispatched during the day to the customer for delivery. Weekend Ooerations The operations on Friday night are the same as any other weeknight. The outbound sort will begin at 5:30 PM and complete at about 10:30 PM. The only difference on Friday night will be the arrival of alllinehaul trailers needed for the Monday morning inbound sort. The trailers will arrive at various times completing by 9:00 AM Saturday morning. After 9;00 AM the facility will not generate any activity until midnight on Sunday night when the inbound sort begins. This sort begins earlier on Monday since alllinehaul trailers are already on site. The traffic generated from this sort will only involve the arrival of employees and a few switch moves on the south side of the building. No additionallinehaul trailers will arrive until midday on Monday. The package vans will be loaded during this sort and leave the facility between 6:30 AM and 8;00 AM on Monday morning. a '.'" ~ . ). >g~ '~~ {.' , "-~y .~. ,. ,~,. I . ;, J, 1,; .' ~. '..~";'~ '" -111 -1';:1< ,. I. ~ i D ! ., j 1 t:.... I I 1 j I I I '" i I i III a I r Ii. f a ,,', \,,(: "';:" ... -' a ~ -\ , ,~ \ IiII ~ o.J '-':' ~~ ,. - . ;'1.%:',"-',.' ,', -f ~ . \.;. . " - ' ~~ I'l ~ U: 'ill EI .. " ;:< ;'0 '- \ "', " it \~, " ''> Ii. -i> , '... ~&.., ~~~ \~'l~ ( j' " ~, \~~ \ .. '~, '\..." ,f~~~,". a '~f:~~" ,....., .1-\" <t,'- '/"..~ \ 0'", " ~'t\\ S:w ~ ~ . ~~\ (~ ~) v c ~llFOp..~\.~ Planning Commission Staff Report DATE: September 21,2006 TO: Planning Commission FROM: Allison Knapp, Terrabay Consulting Planner SUBJECT: Terrabay Phase III Only Addendum to the Supplemental Environmental Impact Report (2005 SEIR), Precise and Specific Plan Amendment and Zoning Text and TDM Program Owner: Applicant: Site Address: Case No. Myers Development Myers Development San Bruno Mountain P06-0073, PP06-0002, SP06-000l, DR06-0060, ZA06-0001, DAA06- 0001, EIR04-0002 RECOMMENDATION . Review and consider the modifications Myers Development proposes to address Planning Commission concerns; . Adopt the attached resolution recommending that the City Council approve the zoning text amendment and specific and precise plan amendments subject to the conditions and requirements identified in the conditions of approval. BACKGROUND The Planning Commission conducted a public hearing on the 2005 SEIR and Addendum and 2006 Project on September 7, 2006. The Planning Commission recommended that the City Council Certify the 2005 SEIR and consider the 2006 Addendum (5-2) and continued the entitlements, legislative actions and design issues to the September 21 sl public hearing. DISCUSSION Myers Development will present modifications to the site plan and architecture at the September 21 sl meeting. The changes include relocating the North Tower approximately 40 feet to the west to place it further from Airport Boulevard. Myers will also graphically demonstrate views of the garage and retaining walls that would result if the project were to be phased. The relocation of the North Tower is proposed by the Applicant to address site planning concerns identified by some members of the Planning Commission. Moving the tower back (west) from Airport Boulevard does provide an additional setback along the project frontage. The North Plaza would not be relocated due to site and circulation constraints. Therefore, the entrance to the North Tower and its view corridor would be off center from the North Plaza. The conceptual plan provided by the applicant also Staff Report Subject: Terrabay Phase III Only-2006 Project SEIR and Addendum, Specific Plan, Precise Plan and Zoning Text Amendment and TDM Program September 21, 2006 Page 2 of2 indicates that some retail space could be lost. The Applicant indicates that a plan showing that the site will accommodate the 24,000 square feet of commercial retail will be presented at the meeting on the 21 st. Staff has modified some conditions of approval to either clarify or address Planning Commission concerns and added two conditions of approval. The new planning condition of approval A. 23 stipulates that the emergency access road shall be turf crete or an integral color (stained) concrete to compliment the landscaping and earth color to be approved by the Chief Planner (p 5). An additional fire condition was added to insure that the access road to the debris basin would accommodate the weight of a battalion chief vehicle (10,000 pounds) (p 23). The modified conditions are General Condition 3 (p 1) addressing land restoration; Planning Condition 18 (p 4) addressing restoration of the point and Engineering Condition IV A. (p 9) which adds re-striping and/or lengthening Sister Cities Boulevard left turn lane lengthening as stated in the environmental document. The modifications and additions are underlined. CONCLUSION The 2006 Project conforms to the City's General Plan. Many conditions of approval have been recommended that address the various concerns of City officials. Staff recommends that the Planning Commission adopt the attached resolution recommending that the City Council: 1) approve the specific plan and zoning text amendments; and, 3) approve the precise plan amendment and the preliminary TDM Progr . ioned. Allison Knapp, Planning Consultant Attachments: I. Resolution Recommending Approval of the Terrabay 2006 Project Precise Plan, Specific Plan and Zoning Text Amendments with Exhibits: A Conditions of Project Approval B Proposed Specific Plan Amendments C Terrabay Specific Plan District Amendments (proposed) D Draft Transportation Demand Management Program. II. Planning Commission Staff Report September 7, 2006. RESOLUTION NO. PLANNING COMMISSION OF THE CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA A RESOLUTION RECOMMENDING APPROVAL OF AN AMENDMENT TO THE FINAL TERRABA Y SPECIFIC PLAN FOR PHASE III ONLY, TERRABAY PRECISE PLAN AND TDM PROGRAM AND ADOPTION OF A ZONING AMENDMENT TO THE TERRABA Y SPECIFIC PLAN DISTRICT WHEREAS, the Terrabay lands have an extensive planning history dating to the early 1980's; and, WHEREAS, the City Council of South San Francisco approved the Final Terrabay Specific Plan and the Restated and Amended Development Agreement for the Remaining Parcels of Phase II and Phase III of the Terrabay Development on December 13, 2000; and, WHEREAS, the City and Myers Peninsula Company, L.L.C. ('the Applicant"), have prepared a 2006 Terrabay Phase III-Only Precise Plan (2006 Project) amending the approved 2000 Specific and Precise Plans for the Phase III site, which addresses the 21 acres of land approved for a 665, 000 square foot office tower and roadways in the 2000 plan, which the 2006 Project would construct in two office towers along with 24,000 square feet of ground floor commercial retail, a 200 seat shared use performing arts facility, a 100 child day care center, a public art program to be constructed on approximately 10 acres of the 21 acre site and 32 moderate income units (120% of median) off site, and, WHEREAS, the Applicant's 2006 Terrabay Precise and Specific Plan amendment is proposed to modify Terrabay Phase III only to allow for the office to be constructed in two towers with approximately 24,000 square feet of retail commercial use on the Phase III Terrabay Commercial land in place of the originally planned and approved single office tower and 7,500 square feet of commercial retail; and WHEREAS, the Terrabay Pinal Specific Plan approved in 2000 shall be revised to incorporate the land uses and the development intensities approved by the 2006 Terrabay Precise Plan amendment and as conditioned in Exhibit A and as directed by City Council; and, WHEREAS, the Final Terrabay Specific Plan shall require minor text and exhibit amendments to reflect the 2006 Precise Plan approvals to allow for 1) two office towers totaling 665,000 gross square feet as opposed to the 2000 Plan approval allowing one 665,000 gross square foot office building, 2) 24,000 square feet of retail commercial use as opposed to the 2000 Plan approval of7,500 square feet of retail commercial use, 3) a 200 seat performing arts facility shared with the office use as opposed to a 150 seat performing arts center shared with the office allowed by the 2000 Plan, 4) a 100 child day care center which is the same as the 2000 Plan; and 5) a public arts program on site which is the same as the 2000 Plan and 6) 32 moderate income housing units off site at 120% of median which is the same as the 2000 Plan, as generally shown in Exhibit B attached hereto; and, 1 WHEREAS, certain amendments to the Terrabay Specific Plan District Zoning Ordinance, shown in Exhibit C attached hereto and incorporated herein by this reference, are necessary to allow for the revised 2006 Plan land uses; and, WHEREAS, the 2005 SEIR and its 2006 Addendum, which supplements and builds upon the environmental analyses contained in the 1998/99 Terrabay Phase II and III SEIR and Addendum, the 1996 Terrabay SEIR and the 1982 Terrabay Environmental Impact Report (EIR), is focused on traffic and circulation, air quality, noise, public services, utilities and aesthetics, and is being recommended for approval to the City Council via separate resolution, and is stated in its entirety as a part of the recommendation for certification in that entirety in that Resolution's recommendation; and, WHEREAS, should the City Council certify the 2005 SEIR and approve its 2006 Addendum and approve the Terrabay Phase III Only Precise and Specific Plan amendments and Zoning Ordinance amendments recommended herein, and should the City Council determine that a development agreement is necessary, the City Manager and City Attorney, at the direction of the City Council, will negotiate with the applicant the terms of a Restated and Amended Development Agreement (DA), to be followed by the action of the City Council; and, WHEREAS, the Design Review Board, Planning Commission subcommittee and Planning Commission have requested various refinements to the 2006 Project which amends the 2000 Final Terrabay Specific Plan and Precise Plans. City Council directs staff to incorporate these changes into the Final Terrabay Specific Plan document after City Council action on the2006 Project, should the City Council find in favor of approval. The refinements will reflect the revisions of the Design Review Board, sub-committee, Planning Commission and City Council as approved, and would include any necessary amendments to the Terrabay Specific Plan District that emerge as a result of final City Council action on this 2006 Precise and Specific Plan. WHEREAS, the Design Review Board reviewed the 2006 Project in May 16 and June 20,2006, on July 26,2006 a sub-committee of the Planning Commission conducted a study session on the 2006 Project, on August 1,2006 the Design Review Board and the Planning Commission conducted a joint properly noticed meeting on the 2006 Project, the Planning Commission conducted properly noticed public hearings on August 17, 2006, September 7, 2006 and September 21,2006 and modifications to the 2006 Project have been made by the Applicant in response to direction given; the August 17 and September 7, 2006 properly noticed Planning Commission meetings were also held to consider the proposed amendments to the Terrabay Precise Plan, Final Terrabay Specific Plan and the Terrabay Specific Plan District Zoning Ordinance; and, NOW THEREFORE, BE IT RESOLVED that the Planning Commission of the City of South San Francisco hereby adopts the following findings based upon the entire record for the Terrabay development. The record includes, but is not limited to, the following: 1) The South San Francisco General Plan, and General Plan Environmental Impact Report; 2) The 2000 approved and the 2006 proposed Final Terrabay Specific Plan; 3) the 2006 proposed Precise 2 Plan; 4) The 1998-99 Certified Terrabay Supplemental Environmental Impact Report, which includes the 1982 Certified Terrabay Environmental Impact Report, the Certified 1996 Terrabay Supplemental Environmental Impact Report and Addendum to the 1998-1999 Certified Terrabay Supplemental Environmental Impact Report and Addendum, 4) the 2005 Supplemental Environmental Impact Report and 2006 Addendum, 5)Testimony and materials submitted at the City Council study session on April 24, 2000; 6) Testimony and materials submitted at the Planning Commission study sessions of June 1,2000 and September 14, 2000; 7) Testimony and materials submitted at the Design Review Board meeting on June 20, 2000; 8) Testimony and materials submitted at the Historic Preservation Commission on June 8, 2000; 9) Testimony and materials submitted at the Planning Commission meeting on November 2,2000; and 10) Testimony and materials, including the Restated and Amended Development Agreement for Remaining Parcels of Phase II and Phase III of the Terrabay Development, submitted at the Planning Commission meeting on November 16, 2000; 11) Testimony and materials, including amendments to the Final Terrabay Specific Plan and Terrabay Specific Plan District Zoning Ordinance submitted at the Planning Commission meeting on March 14,2001, 12) Testimony and materials, including proposed amendments to the South San Francisco General Plan and an amendment to the Terrabay Specific Plan, submitted at the October, 2004 joint study session conducted by the City Council and Planning Commission, 13) Testimony and materials, including proposed amendments to the South San Francisco General Plan and an amendment to the Terrabay Specific Plan, submitted at the three City Council subcommittee meetings and one joint City Council! Planning Commission conducted between February of2004 and July of2005, 14) Testimony and materials, including proposed amendments to the South San Francisco General Plan and an amendment to the Terrabay Specific Plan, submitted to the joint City Council and Planning Commission subcommittee meetings of October 5th and 24th, 2005, 15) Testimony and materials, including proposed amendments to the South San Francisco General Plan and an amendment to the Terrabay Specific Plan, submitted to the Planning Commission at hearings dated November 17th, 2005, December 1 S\ 2005, and December 15th, 2005, 16) Testimony and Materials including the 2006 Project revision presented to the Design Review Board in May 16, June 20, 2006, the July 26,2006 sub-committee meeting of the Planning Commission on the 2006 Project, the August 1,2006 Design Review Board and the Planning Commission joint properly noticed meeting on the 2006 Project and the Planning Commission properly noticed public hearings on August 17, 2006, September 7, 2006 and September 21, 2006 1. Proposed 2006 Terrabay Specific Plan Conformance with the General Plan The proposed land uses identified in the 2006 Project that amend the 2000 Final Terrabay Specific Plan conform to the City's General Plan as identified in the following. Project Conformance with the General Plan The proposed land uses in the 2006 Amendment the Final Terrabay Specific Plan conforms with and implements the following General Plan policies. Chapter 2.6 Land Use Policies 3 Guiding and Implementing Policies 2-G-l: Preserve the scale and character of established neighborhoods, and protect residents from changes in non-residential areas. Analysis: The 2006 Project will be a part of South San Francisco but will not be in the middle of an established neighborhood or community with San Bruno Mountain as a backdrop, Sister Cities Boulevard and Terrabay Phase II to the west and south, and Airport Boulevard and Highway 101 to the east. The 2006 Proj ect will compliment the existing land uses in the area and the City. The proposed uses will not detract from the City's existing commercial base but compliment it by providing office uses, and office supporting and area- wide retail uses on the site. 2-G-2: Maintain a balanced land use program that provides opportunities for continued economic growth, and building intensities that reflect South San Francisco's prominent inner bay location and excellent regional access. The site has immediate access to Highway 101, San Francisco, the peninsula and the airport which will provide local and area-wide clientele for the 2006 Project which will add to the City's tax base and support the office use. The 2006 Project proposes office and retail land use with a 0.78 FAR under the 1.0 FAR maximum for Business Commercial land use designations with structured parking. 2-1-4: Require all new developments seeking an FAR bonus set forth in Table 2.2-2 to achieve a progressively higher alternative mode usage. Analysis: The TDM measures identified in Schedule 20.120.030-B: Summary of Program Requirements (Zoning) of the City's TDM Ordinance are incorporated into the TDM program for the project. 2-1-3: Undertake planned developmentfor unique projects or as a means to achieve high community design standards, not to circumvent development intensity standards. Analysis: The 2006 Project is unique and it is a planned development. The site is unique within the City of South San Francisco as well as the northern peninsula. The 21 acre (18 acres developable) site is undeveloped on the west of 101 and in the lee of San Bruno Mountain. The relatively large size ofthe site and its protection from the windy elements of the Mountain enable a successful office and commercial retail project to be developed. Outdoor cafes and plazas, the proposed walk to the sanctuary will all be sheltered from the elements and provide a setting for people to converge and interact. The 2006 Project will be developed on approximately 10 acres leaving the remainder of the site in open space, landscaping and land restoration. The 2006 Project includes a public art program. 2-1-4: Require all new developments seeking an FAR bonus set forth in Table 2.2-2 to achieve a progressively higher alternative mode useage. 4 Analysis: The TDM measures identified in Schedule 20.120.030-B: Summary of Program Requirements (Zoning) ofthe City's TDM Ordinance is incorporated into the TDM program for the 2006 Project. 2-1-13: As a part of development review in environmentally sensitive areas, require specific environmental studies and/or review as stipulated in Section 7.1: Habitat and Biological Resources Conservation. Analvsis: The 2006 Project has undergone extensive environmental review as discussed above in this report. Biological surveys are required annually prior to site development. The Preservation Parcel, containing critical species habitat, was conveyed to the County [or inclusion in San Bruno Mountain County/State Park. Remainder parcels are landscaped with seed mix approved by the HCP Administrator as appropriate for the butterfly. Three land restoration and preservation plans have been approved as part of the project and restoration work has occurred and is nearly complete. The plans include the Juncus Parcel, the Preservation Parcel and the Buffer Parcels along with the perimeter ofthe Mandalay (Heights and Pointe) and Phase III parcels. The lands have been restored and offered for dedication to the County of San Mateo for inclusion in San Bruno County/State Park. Chapter 3: Planning Sub-Areas Element: Paradise Valley/Terrabay Guiding Policy 3-8-G-2: Improve accessibility to neighborhood shopping opportunities. Analysis: The 2006 Project proposes office, restaurant and retail land uses and a performing arts center. Chapter 4: Transportation Guiding and Implementing Polices 4-2-G-7: Provide a fair and equitable means for payingfor future street improvements. Analvsis: ramps. The project sponsor contributed land and $8.5 million to construct the hook 4-2-1-6: Incorporate as part of the City's CIP needed intersection and roadway improvements including Bayshore Boulevard and US. 101 Hook Ramps Analysis: The project sponsor contributed to the construction of the hook ramps and Sister Cities Boulevard. The project sponsor will also contribute to additional roadway and pedestrian improvements as identified in the 2005 SEIR and the 2006 Addendum. The Oyster Point Flyover and Hook Ramp construction is complete. 4-3-G-2: Provide safe and direct pedestrian and bikeways between and through residential neighborhoods, and to transit center. 5 Analysis: The 2006 Project includes pedestrian walkways to Airport and Sister Cities Boulevard and to the bus stop on Airport Boulevard. 4-3-G-3: operations. In partnership with local employers, continue efforts to expand shuttle Analysis: The project implements a shuttle service for Peninsula Mandalay. The shuttle service will be expanded to cover the Phase ill 2006 Project. 4-3-1-4: Require provision of secure and covered bicycle parking. Analysis: The project includes several locations with covered and locked bicycle parking. Chapter 5: Parks, Public Facilities and Services Implementing Policy 5-I-G-5: Develop linear parks in conjunction with major infrastructure improvements and along existing utility and transportation rights-ofways. Analysis: Phase III site. overlook area. Terrabay Phase I and II include a linear park. The park terminates within the The 2006 Project includes a trail to the western portion of the site with an The project proposes walk ways throughout and around the site. Chapter 6: Economic Development Guiding and Implementing Policies 6-G-I: In partnership with business and community groups, proactively participate in the City's economic development. Analysis: Terrabay has had a long (25 year plus) history that has been controversial. Beginning in 1999 through to the present, much ofthe controversy has been abated largely as a result of the following actions: . The Planning Commission and City Council designated the Preservation Parcel as permanent open space. . Myers Development Company, City leaders and City staff worked with community groups to address the restoration and preservation ofland and habitat. As a result of this effort, the results ofthe restoration are being used as examples of success by U.S. Fish and Wildlife, San Mateo County and Thomas Reid and Associates. San Bruno 6 Mountain Watch, in a comment letter on the 2005 SEIR also lauded the restoration of the Preservation Parcel. . Myers and the City, in particular the City Council and Planning Commission sub committee worked to develop a land plan that in the words of one sub committee member, "makes economic and land use sense". . The Terrabay Project as a whole has constructed housing, water facilities, linear parks, a sound wall, storm drain and sanitary server infrastructure, landscaping, a recreation center, a fire station, outdoor recreation improvements to the Hillside School, public and private roadways and restored and dedicated open space. The 2006 Project proposes an office and retail land use that will bring tax revenues to the City, provide for police and fire personnel and equipment as identified in the 1998/99 SEIR and will pay for its own infrastructure. Chapter 7 Open Space and Conservation Guiding and Implementing Policies 7 -I-G-l: Protect special status species and supporting habitats within South San Francisco including species that are state or federally listed as Endangered, Threatened or Rare. The driving factor in clustering the 2006 Proj ect for Phase ill on the 18-acre parcel known as the "Development Parcel" (formerly the Office Parcel) is the protection of 26 acres (the Preservation Parcel) for species habitat preservation. Terrabay Phase ill was approximately 47 acres in area prior to the designation of the Preservation Parcel as open space and the Buffer Parcel as a buffer zone. The Preservation Parcel contains over 1,000 Viola Pendunculata which is the food plant for the endangered Callippee silverspot butterfly. The Preservation Parcel also preserves the archaeological site and wetlands in perpetuity. 7-I-G-l: Protect and where reasonable and feasible special status species and supporting habitats within South San Francisco including salt marshes and wetlands. The 2006 Project includes wetlands restoration on the Preservation Parcel. Phase ill Terrabay affects less than 1/10th of an acre of seasonal streams and has an approved u.s. Army Corp of Engineers Wetland Restoration Plan. The City is mitigating the 0.83 acre take of wetlands for the hook ramp project on the Preservation Parcel The Terrabay Project as an entirety has dedicated a 26 acre preserve and has restored or provided funding for restoration and offered for dedication over 400 acres of land for inclusion in San Bruno Mountain State and County Park and to the City of South San Francisco. Additionally a recreation was constructed in Phase I. Phase I, II and III and include passive recreation opportunities. The project has installed a water system and holding tank in Phase I, privately maintained streets in Phases I and II and proposes the same 7 in Phase Ill. Storm drain and sanitary sewer improvements were constructed by the developer in Phase I and II and maintained by the homeowner's associations of Phases I and II, and the same with the addition of a commercial property owners association is proposed for Phase III. NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission ofthe City of South San Francisco does hereby: A. Recommend approval of the 2006 Terrabay Modified Precise Plan as approved by Council and as conditioned attached hereto in Exhibit A. B. Recommend approval of the Terrabay 2006 Amendment to the Final Terrabay Specific Plan for the Phase III site only with the recommendation that City Council direct staff to incorporate the text and exhibit changes into the Final Terrabay Specific as shown in general form in Exhibit B. C. Recommend adoption ofthe amendments to the Terrabay Specific Plan District Zoning Ordinance, attached hereto as Exhibit C. D. Recommend approval of the Draft Transportation Demand Management Plan, attached hereto in Exhibit D. * * * * * * * I hereby certify that the foregoing resolution was adopted by the Planning Commission ofthe City of South San Francisco at the regular meeting held on the day of 2006, by the following vote: AYES: NOES: ABSTENTIONS: ABSENT: Attest: Susy Kalkin Acting Secretary to the Planning Commission 8 CONDITIONS OF APPROVAL MANDALA Y TERRACE TERRABA Y DEVELOPMENT - PHASE III COMMERCIAL OFFICE TOWERS, AIRPORT BOULEVARD) P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001 (As recommended by City Staff on September 21, 2006) General Conditions 1. The following conditions shall be Precise Plan for Terrabay Phase III. Should in the determination of the Chief Planner, implementation, or incorporation of any conditions require substantial revision to the design of the project, the project shall be referred back to the Planning Commission and City Council for review and action. 2. The applicant shall comply with the City of South San Francisco's Standard Conditions and Limitations for Commercial, Industrial, and Multi-Family Residential Projects and with all the requirements of the affected City Divisions and Departments as contained in the attached conditions. 3. Cost Recovery: The Applicant shall provide the City with a $75,000 cash deposit within 48 hours of City Council approval of the 2006 Project for on-going cost recovery. Prior to issuance of any grading permits, the City and the Applicant shall enter into a formal cost recovery agreement for City services. The "Development Account" and the agreement shall be maintained from the date of City Council approval and at all times until project construction is finalized and all the requirements of the Mitigation Monitoring and Reporting Program and Conditions of Project Approval are satisfied. Services to be billed shall include but are not limited to work efforts required in order to implement and monitor the Mitigation Monitoring and Reporting Program, Conditions of Project Approval, perform plan checks, site visits and field condition and final inspections, and any supplemental architectural, landscaping and land restoration or traffic consulting services. All costs associated with the City's geotechnical and civil engineering consulting services to review the development improvement plans, technical reports, specifications, plan revisions and related documents shall be billed to the account. All legal and support costs applicable to the 2006 Project shall be billed to the account. Any and all costs associated with finalizing the TDM Program audits of the TDM Program shall be billed to the Development Account. A Planning Division Conditions shall be as follows: 1. The applicant shall comply with the mitigation measures identified in the Mitigation and Monitoring and Reporting Program from the 2005 SEIR and Addendum, 1998/99 SEIR and Addendum, 1996 SEIR and the 1982 EIR adopted by City Council as a part of the Precise Plan action. 2. Prior to issuance of building permits, the applicant shall submit to the City final plans which substantially comply with the site and precise plans date stamped September l, 2006 except as modified herein, as approved by City Council. 3. Parking requirements, maximum building heights and required building set backs shall comply with the standards set forth in Chapter 20.63 (Terrabay Specific Plan District Zoning) of the Municipal Code adopted by City Council as a part of the Precise Plan entitlement action. Conditions of Approval P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001 Page 2 of 26 4. Project sponsor shall (1) submit FAA Form 7460-1, "Notice of Proposed Construction or Alteration" to the FAA Western-Pacific Regional Office in Los Angeles, for an FAA airspace evaluation, and (2) incorporate the findings of the FAA airspace evaluation into the final plans for the project, if applicable. 5. Retaining walls in common areas shall be maintained in good condition and kept free of graffiti and damage. The property owners association and/or management group shall be responsible for keeping the retaining walls in common areas and the sound wall/fence in good condition and kept free of graffiti and damage. 6. Covenants, Conditions and Restrictions (CC&R's) for the Phase III 2006 Project shall be required and shall be reviewed and approved by the Chief Planner and City Attorney prior to issuance of building permits for the project. The CC&R's shall address owner and occupant obligations such as the requirements of the Transportation Demand Management Program and all remaining obligations such as, but not limited to the use and access of the performing arts center and road, building, debris basin and building maintenance. The CC&R's will also contain a requirement of the association to notify and update the City on the prime contact for the association. 7. The surface treatment of the retaining walls shall be reviewed and approved by the Chief Planner prior to issuance of any building permits. The Chief Planner may require additional landscaping and surface treatment of the walls to insure that the walls are screened adequately and are compatible with the architecture of the buildings and transition appropriately to San Bruno Mountain and the native landscape. This review is in addition to any structural review required by the Department of Public Works and/or Engineering Division. 8. A licensed archaeologist and a geologist shall be on site during the rough grading of the Buffer and Office Parcels. Should Native American remains or artifacts be discovered all grading and site activity shall cease in the affected area. The Native American Heritage Commission (Commission) shall be contacted and an appropriate plan (Plan), agreeable to the City, the Commission and the Developer shall be implemented. Said Plan shall address the treatment and disposition of any artifacts and/or remains. 9. The remediation and clean-up program ("Exotics Control and Management Plan for the Recreation, Office, Buffer, Residential and Remainder Lands Parcels Phase 111 Terrabay Parcels", West Coast Wildlands December 2001) approved by the City to control the presence and spread of exotic plant material on and from the Terrabay lands shall be implemented and completed to the performance objectives stated in the Plan. 10. The Applicant shall remediate, repair and stabilize the historic slide area on the Phase III site in accordance with URS engineering recommendations and as modified and approved by the City Engineer. The majority of the slide area is off the Phase III site; however, the entire slide area shall be mitigated. The mitigation and repair shall occur prior to conveyance of the remainder lands to the County. The property owner/ management association shall monitor and maintain the repairs as stipulated by the Engineering Division. The procedure for monitoring and maintaining the mitigations shall be incorporated into the covenants running with the project Conditions of Approval P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001 Page 3 of 26 which shall be reviewed and approved by the Chief Planner, City Engineer and City Attorney prior to issuance of any grading permits for any phase of the 2006 Project.. 11. Habitat Conservation Plan (HCP) management fees shall be remitted to the HCP Plan Administrator in accordance with the HCP for San Bruno Mountain. 12. No grading or building permits shall be issued until the project applicant has satisfied the requirements of the Habitat Conservation Plan (HCP). No grading permit shall be issued until a grading plan and permit application is reviewed by the HCP Administrator and the Plan is found to be in conformance with the grading regulations contained in the "Agreement with Respect to San Bruno Mountain Habitat Conservation Plan" and as indicated in Figure 2-04 South Slope Project Grading Phases. No grading permit shall be issued by the City until the applicant provides the written documentation to the Chief Planner that all other County, state and federal regulations pertaining to wetlands and endangered or threatened species have been satisfied. Notice of satisfaction of U.S. Fish and Wildlife Service, U.S. Army Corp of Engineers, California Department of Fish and Game and Regional Water Quality Control Board subject to their authority under Section 404 of the Clean Water Act, Section 1603 of the California Fish and Game Code and the Endangered Species Act must be provided. A site meeting and HCP Permit shall be issued by the Plan Administrator prior to any grading or construction on the 2006 Project site. 13. All the requirements of the Transportation Demand Management Program (TDM Program) contained in the Final Terrabay Specific Plan and shown in Exhibit D of the resolution of approval shall be implemented into the project. Annual monitoring shall occur and updates (as needed) of the TDM Program shall occur in order to assure that the performance objectives are met. The 2006 Project, as noted in the TDM Program, shall incorporate shuttle bus service into the Project. The shuttle bus service can either be a stand alone serving the project, connect with the Alliance shuttle bus service serving the East of 101 areas, or another similar shuttle service such as the one serving the Peninsula Mandalay Tower. The Applicant shall cooperate with the City in the development and implementation of a regional shuttle service if such service is considered by the City. 14. All proposed signage for the project shall be reviewed and approved by the Chief Planner. 15. Any modifications to the plans required by either the Planning Commission and/or City Council during the public hearing process shall be reviewed and approved by the Chief Planner prior to issuance of building permits 16. An "operating agreement" between the City and the Developer and his successors and assigns for the use of the Performing Arts Facility shall be executed prior to issuance of any building or grading permits for any phase of the 2006 Project. The operating agreement at a minimum shall stipulate that the facility is for use of the City, civic groups and performing arts groups free of charge. Square footages of uses such as stage, seating and storage shall be stipulated in the agreement. The hours and days the facility shall be available to the aforementioned groups shall also be stipulated in the agreement. Conditions of Approval P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001 Page 4 of 26 17. A minimum of eight dedicated theatre lights and a dedicated theatre control booth as well as a theatre sound system shall be provided in the performing arts facility for exclusive use of the performing arts and civic groups as stipulated in the operating agreement. The performing arts facility shall be developed in consideration of acoustical performance. The seating shall be fixed seating and angled (as in stadium seating) to facilitate view of the stage. 18. A final landscape plan including revegetation and restoration of the Point of San Bruno Mountain shall be approved by the Chief Planner and City Engineer prior to issuance of any grading or building permits for any grading or construction on the Phase III site related to the office towers, garage or commercial development. Funds from the deposit required in General Condition 3 may as necessary be used to assure the performance of the landscaping and restoration. Any emergency grading or grading associated with geotechnical repair is exempt from this requirement. 19. No take of the Viola is anticipated nor shall any take occur. 20. The Applicant shall have completed construction of the 32 off-site moderate income housing units prior to a certificate of occupancy being issued for any phase of the Phase III 2006 Project. As an alternative, the Applicant shall provide a performance bond in favor of the City for construction costs to ensure completion of the 32 units within one year of occupancy of any Phase III building. A "Housing Agreement" required by City Ordinance shall be executed between the Developer and the City prior to issuance of any grading or building permits for the 2006 Project (Phase III). 21. The applicant shall submit evidence sufficient to the Chief Planner and Building Official that the space as designed or expanded is adequate to meet state licensing requirements for the Child Care Center. Space shall be designed to accommodate a minimum of 100 children. The evidence may require a letter from the state. A construction phasing plan that mitigates any impacts to the child care center is required as part of the condition identified below. The tenant improvements for the Child Care facility shall be included in the first phase building permit drawings and shall be in compliance with state licensing requirements to ensure a "turn-key" facility. 22. The 2006 Project shall be an essentially "complete project" should the project be constructed in two phases. Therefore, notwithstanding which office tower may be constructed first, the day care, performing arts, landscaping, Point of San Bruno Mountain land replanting and public art program shall be in place at the time a certificate of occupancy is issued for the first phase of construction. The remaining yet-to-be developed portion of the project shall be landscaped, include outdoor seating areas and outdoor art, such as sculpture. A plan that represents a "complete project" shall be submitted along with the building permits for the first phase of construction should the project be phased. The Plan shall be reviewed and approved by the Chief Planner and shall include at a minimum the requirements of this condition. A plan that mitigates any impacts to the outdoor area for the day care center shall also be included as a part of this plan. 23. The emergency access road shall be constructed of grass/turf crete or an integral color (stained) concrete to compliment the landscaping and color of the earth. Conditions of Approval P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001 Page 5 of26 (Planning Division contact: Allison Knapp 650-829-6633) B Engineering Division requirements shall be as follows: I. UTILITIES A. Electrical and Gas Facilities 1. All new and existing electrical power and gas mains, services, facilities and appurtenances shall be installed underground within the limits of the entire Terrabay development (except for the existing P.G.& E. Tower Line facilities that provide electricity to San Francisco). 2. All utilities for power and gas shall be located within appropriate easements, dedicated to the Pacific Gas and Electric Company, or their designated successor in interest and shall conform to their requirements. B. Water Facilities I. All water mains, services and appurtenances shall be installed underground and designed and installed to the standards and requirements of the California Water Service Company and the South San Francisco Fire Chief. They shall be located within appropriate easements, acceptable to the California Water Service Company and shall conform to their requirements. 2. The Developer shall install City standard fire hydrants at locations, and flowing sufficient water, as specified by the South San Francisco Fire Chief. The design of the water system shall be supported by appropriate calculations. 3. The design, phasing and construction staging of the water system shall be subject to the review and approval of the Fire Chief and the City Engineer. The new water system shall, where feasible, be interconnected to the existing California Water Service Company facilities to provide a continuous loop. C. Communication Facilities 1. All telephone, communication and cable TV lines, services, facilities and appurtenances shall be installed underground within the limits of the Terrabay Development. 2. All communication and cable TV facilities shall be located within appropriate easements dedicated to AT&T, RCN, Comcast, or other City franchised utilities and shall conform to their requirements. Conditions of Approval P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001 Page 6 of 26 II. STORM DRAINAGE IMPROVEMENTS A. Private (and public where accepted by the City) improvements intended to accommodate and convey storm water runoff from the Terrabay project and its drainage basin on San Bruno Mountain shall be designed by the applicant's civil engineering consultant, in accordance with City standards and the requirements of the Terrabay Specific Plan Ordinance, the State Department of Transportation and the County of San Mateo (as appropriate). Surface storm drains, excluding the trunk system carrying runoff from the San Bruno Mountain catchment basins, shall be designed to accommodate at least a 25-year storm without surcharging the pipes. At low points, where overflow would result in property damage, the drainage facilities shall be designed to accommodate a 100-year design storm. Inlets shall be placed and located so as to relieve private streets of all storm water generated by a 10-year design storm. The maximum width of gutter flow within the streets shall not exceed 8' from the face of the curb. The storm drainage system improvements, appurtenances and construction details shall be submitted to the City Engineer for review and approval. Storm drain pipes shall be designed to achieve a velocity of 3 fps when flowing half full under gravity flow conditions. All drainage facilities shall be constructed in accordance with City standards and the requirements of the City Engineer. The overflow system at the inlet structure shall be designed to handle runoff from storms in excess of the hundred year return period, utilizing the private street system and hydraulically designed overflow drainage facilities, as may be necessary to protect structures from potential damage from storm runoff and from the approved design storm. The storm system shall intercept all runoff from the improved portions of the site and transport it via the public storm drain system to the San Francisco Bay. B. The City will not accept any drainage facilities for ownership or maintenance within the Phase III project, except storm drainage facilities, if any, which accept flow from catchment basin(s) owned and maintained by a public entity. Only storm drainage improvements located within a public street, or a dedicated storm drainage easement, accepted by the City Council, shall be owned and maintained by the City. The minimum pipe size within the public right-of-way or City easements shall be 12" diameter. Where flow velocity within the pipe is anticipated to exceed 11 fps, when flowing half full under gravity flow conditions, at least two inches of cover over the reinforcing steel in the concrete pipes shall be specified, unless a lesser standard is approved in writing by the City Engineer. C. Unless specifically approved by the City Engineer, all storm drain pipes within public or private streets, or public drainage easements, shall be manufactured of reinforced Conditions of Approval P06-0073: DR06-0060, PP06-0002, SP06-000 1 & ZA06-000 1 Page 7 of 26 concrete with water tight, neoprene, gasketed joints. Corrugated plastic or metal pipes shall only be used for temporary winterization improvements and their associated downdrains. All storm drain manholes shall be spaced at intervals not exceeding 300 feet. D. Storm drains installed within earth slopes with a ratio of 2: 1 or greater, shall be provided with pressure treated wooden, concrete, or metal check dams installed at 20 foot intervals, of a design approved by the City Engineer. E. Storm drain laterals shall be connected to the main at a manhole, catch basin, junction box or other accessible structure. No "blind" connections are permitted to storm drains. Laterals shall be connected so that their inverts are no higher than the top of the main. F. Two copies of the storm drainage and catchment basin calculations and drainage basin key map, justifying the design of the storm drain trunk system improvements (conforming to the approved construction plans), shall be submitted to the City Engineer for review and approval and for City records. G. Adequate maintenance access to all storm drainage facilities, meeting the approval of the City Engineer, shall be provided by the developer. Drainage facilities maintained by the homeowners association or property owner (and all public storm drainage facilities, if any) shall be located so as to facilitate and accommodate equipment access to man holes or turning structures at each end of the main and shall provide for safe personnel access to intermediate inlets, structures and other facilities that may need to be periodically maintained. H. Catch basins up to 4' deep shall be a minimum of 24" square. Inlets over 4' deep shall have a minimum inside dimension of 36" square. All grates shall have a "bicycle proof' waffle pattern. Access structures shall not be placed more than 300 feet apart for conduits smaller than 48" in diameter or 400 feet apart on conduits larger than 48" in diameter. 1. Reinforced concrete lining, a minimum of 4" in thickness, shall be required for all drainage channels, other than pre-existing natural drainage swales. All lined channels shall include a cut-off-wall at the beginning and termination of the lining, unless it is contiguous with a lined channel. The cut-off-wall shall not be less than two and one- half (2.5) feet below the invert of the line channel, and shall extend to a minimum of two and one-half (2.5) feet outside of the side walls to the top of the lining. The freeboard of any lined channel shall not be less than 0.5 feet. The depth and width of lined channels shall be supported by engineering calculations, submitted for the review and approval of the City Engineer. J. All projects within the Phase III development shall be provided with a storm drainage system incorporating approved Best Management Practices and/or approved pollution control filters of a type that are centrally located, accessible and require cleaning and maintenance no more than once a year. The design and location of these filters shall be Conditions of Approval P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001 Page 8 of 26 submitted for the review and approval of the City Engineer and the City's Environmental Compliance Coordinator. III. SANITARY SEWERS A. All sanitary sewers shall be designed to function during peak wet weather flows without surcharging the sewer pipes. The design of both the on and off-site sewer systems shall conform to the requirements of the Municipal Code and shall be supported by appropriate pipe capacity calculations prepared by the applicant's civil engineer and submitted to the City Engineer for review and approval. Calculated pipe flows shall exceed 3 feet per second. B. In accordance with the Terrabay Specific Plan requirements: Sanitary sewer trunk lines shall, wherever possible, be located within parking lots, paved walks, or streets. Where sanitary sewers are located parallel or longitudinal to slopes, they shall be installed under a minimum 10 foot wide bench, service road, path or similar facility of the width and structural section acceptable to the City Engineer, as required to accommodate the type of vehicles and equipment needed to access these utilities. The sanitary sewer main, which serves only the Phase III commercial development, shall be installed within the commercial site as a private sewer line. It shall be installed by the developers at their cost and shall be maintained by the future owners of the commercial parcel and their successors-in- interest. C. All public sanitary sewers shall be constructed of vitrified clay, plastic, ductile iron or cast iron pipe with water tight joints conforming to City standards. Private sewer mains shall be constructed of materials approved by the Plumbing Code, as adopted by the City. All joints shall be watertight. Sewer lateral clean outs shall be installed at property lines and at other locations, as required by the Plumbing Code. D. Drop manholes shall not be installed, except where necessary due to unavoidable utility conflicts. Manholes shall be spaced a maximum of 300 feet apart. Manholes shall be provided at each change in direction, slope or pipe size. All dead end sewer mains shall terminate at a manhole structure. E. Adequate maintenance access to all sanitary sewer facilities, meeting the approval of the City Engineer, shall be provided by the developer. Sewer facilities maintained by the homeowner association shall be located so as to facilitate and accommodate equipment access to man holes at each end of the main and shall provide for safe personnel access to intermediate clean outs, structures and other facilities that may need to be periodically maintained or accessed. F. Only sanitary sewer improvements located within a public street, or a public sanitary sewer easement, shall be owned and maintained by the City. G. Sanitary sewers shall be designed and installed as required by the Uniform Plumbing Code, the South San Francisco Municipal Code and as approved by the City's civil engineering plan check consultant and the City's Building Division. Conditions of Approval P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001 Page 9 of 26 IV. TRAFFIC / TRANSPORTATION A. In order to mitigate the traffic impacts of the project, the Developer shall, at his expense and at no cost to the City, lengthen the eastbound Sister Cities' (at Airport Boulevard) left hand turn lane from 55 feet up to 325 feet, per "Analysis of Terrabay Phase 3 Revised Plan (June 2006) in Relation to Currently Proposed DSEIR Project) prepared by Crane Transportation Group dated July 31, 2006. The lane modification may require the Developer to dedicate additional public street right-of-way as may be necessary to construct the improvements. All right-of-way dedications shall be made without cost to the City and the easement document shall be approved by the City Attorney. Alternatively. pursuant to the findings stated in the memorandum. re-striping of eastbound Sister Cities Boulevard as an exclusive left turn lane. two exclusive through lanes and an exclusive right turn lane could serve as a mitigation. Additionally. a combination of these two approaches could be implemented. B. The Developer shall mitigate the traffic impacts at the Airport Boulevard/Project Access intersection to reduce the impact of queuing in the northbound left turn lane. C. The City shall independently monitor traffic flow through the first intersection internal to the site after full project completion and occupancy. The Developer shall fund the monitoring program. If driver confusion is observed, signalization shall be provided at this location, with timing coordinated to the signal at the project access intersection with Airport Boulevard. D. The Developer, at his expense, shall interconnect and time the Airport BoulevardlUS 101 Hookramp, Airport Boulevard/Project Access and Airport Boulevard/Sister Cities Boulevard traffic signals. The Developer shall contact all agencies and receive all appropriate permits to perform the work. V. PLANS, SPECIFICATIONS AND IMPROVEMENTS A. The developer shall submit to the City Engineer, for review and approval, complete improvement plans and specifications designed by a civil engineer registered in the State of California for all of the Terrabay project improvement work. The applicant's civil engineer shall sign, date and stamp each improvement, grading and construction plan prior to its approval by the City Engineer. All traffic, channelization, detour and signal plans shall also be designed, signed, dated and stamped by a traffic engineer, registered in the State of California. The design of roadway improvements shall be supported by soils test results, including R-values, lighting intensity analyses and drainage calculations. The City Standard Plans used for the subject project shall be those plans and specifications shown in the "Standards for Public Improvements" booklet, dated August 2005, and all approved revisions. Conditions of Approval P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001 Page 10 of26 B. Staging of improvements and utilities (placing portions of the improvements in service prior to the completion of the entire infrastructure) shall be approved by the City Engineer and other City staff, as appropriate. C. The developer shall furnish the City Engineer with two copies of all final documents, studies, reports, analysis, calculations and related material used by the developer's consultants to design the project infrastructure. D. At the time of requesting an occupancy permit for structures within each phase of the project, the developer shall submit a set of "as-built" plans of all public and private utility and improvement plans to the City Engineer. The "as-built" plans shall be the original tracings or permanent "Mylar" transparencies of a quality acceptable to the City Engineer and two paper copies of the plans. VI. PRIVATE PROPERTY AND COMMON AREA IMPROVEMENTS A. Surfaced areas within private property and any common areas, shall be designed for structures adequately based on soil tests for R-Values. The minimum traffic index shall be 6.0. Emergency vehicle access, dead-end turn-a-round areas, fire lanes, fire mains and hydrants shall meet the approval of the Fire Marshal. The proposed interior driveway configurations shall be designed to accommodate the Fire Department's maneuvering and turn-around requirements for their fire fighting equipment. Street intersection radii design shall be justified by turning movement analysis. B. Private roadway grades shall not exceed 12%. The City Engineer may approve a maximum street grade of 15% for service roads that do not need to accommodate emergency fire equipment and trucks. Storm water runoff shall not be discharged in a concentrated flow across, or over, street curbs and pavements, or pedestrian walks. Sidewalks, a minimum of 4 feet in width, clear, shall be provided on at least one side of each street, connecting the new sidewalk with the existing sidewalk located in the vicinity of Airport Boulevard and Sister Cities Boulevard. C. Lighting shall conform to Police Department requirements and light standards and equipment shall be selected for both performance and durability, to the satisfaction of the City Engineer, the Planning Division and the Police Department. D. Reflectorized barricades shall be provided at the end of stub streets. E. Each building structure shall be connected to a private sanitary sewer system discharging into the public sewer system. F. Traffic control signs shall be installed by the Developer in conformance with the approved plans. All streets shall be posted "No Parking at Any Time" (except in designated parking areas). Stop signs and crosswalks shall be installed at each street intersection where required for traffic and pedestrian safety. Intersection curb returns shall have a minimum radius of 30'. Adjacent property lines shall be concentric with the corresponding curb return. Conditions of Approval P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001 Page 11 of26 G. All roof leaders shall discharge directly into an approved drainage facility, or an underground rigid pipe, connected to the site's drainage system. The site drainage design shall be designed by the applicant's civil engineer and approved by the applicant's soils engineer and the City Engineer H. All storm drainage runoff shall be discharged into a pipe system or concrete gutter. Runoff shall not be surface drained into adjacent public or private property or streets. Area drains shall be provided with clean outs, inlets, manholes or other structures, as required to provide access for maintenance to all portions of the drainage system. I. Storm drains, surfaced areas, planted areas, sprinkler systems and their controls, area lighting, water lines and utility lines and facilities shall be shown on the project site improvement plans and submitted to the City for review and approval. J. All common and private property areas shall be landscaped and irrigated in accordance with plans approved by the City's Planning Division, or the City's Park and Recreation Department, as appropriate. K. The individual property owner, a property owners association, or similar entity, shall maintain all on-site improvements. Utility easements shall be dedicated and accepted by the utility company requiring said easements to maintain its facilities. L. Building and garage floors shall be protected from flooding caused by a 100-year design storm. M. All retaining walls shall be designed for the specific location where the wall is intended to be used. All retaining walls supporting private property shall be constructed on private property and not on City lands or rights-of-way. The project soils engineer shall approve wall locations and design parameters. The applicant shall submit structural computations for every retaining wall and for lined ditches (channels) with side slopes steeper than 1-1/2: 1. The applicant shall apply to the Building Division for a building permit for each wall to be constructed. N. Prior to receiving a Certificate of Occupancy for each individual structure within the Terrabay project from the Building Division, the developer shall require his civil engineer to inspect the finish grading surrounding each building and certify, in writing, that it conforms to the approved site plans, that there is positive drainage away from the exterior of each building and that all drainage facilities within the site have been installed, in accordance with their approved improvement plans. The developer shall make any modifications to the grading or drainage facilities required by the project civil engineer to conform to intent of his plans. All approved field revisions to the approved site plans shall be shown on a record drawing prepared by the applicant's design consultant and submitted to the Engineering Division for the City's records. O. At the time of making a request for occupancy of each phase of the development, the applicant shall submit to the City Engineer the project grading, drainage, improvement, Conditions of Approval P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001 Page 12 of26 irrigation and utility plans marked "record drawing" by the developer's civil engineer. The "record drawing" plans shall be permanent plastic film transparencies of a quality acceptable to the City Engineer. P. Building permits for habitable structures downstream of natural drainage channels shall not be issued until the catchment/debris basin above the site requiring permits, has been constructed and is functional, to the satisfaction of the City Engineer. Q. The developer shall landscape and irrigate the slope between the project improvements and along Airport Boulevard, between Sister Cities Boulevard and north toward the City limits, to the north property line of their property, in accordance with plans approved by the City Engineer, Chief Planner and the Director of Parks, Recreation and Community Services. These slopes shall be maintained by the adjacent property owner, property owner's association, or other appropriate entity, unless formally accepted for maintenance by the City Council. R. Catchment (or Debris) basins, protecting the private, improved, property within the Phase III development, shall be designed and constructed in accordance with the Terrabay Specific Plan Ordinance, the Terrabay Environmental Impact Report and the Joint Powers Authority (for the Maintenance of Catchment Basins on San Bruno Mountain) standards. VII. DEDICATIONS A. Airport Boulevard, within the boundary of the subject tentative map shall be dedicated by the Subdivider to the City of South San Francisco for public street and utility purposes, at no cost to the City. In accordance with the right-of-way and easement agreement between the subdivider and the City, as approved by the City Council on October 11, 2000 and any approved amendments. The extent of this dedication shall be determined by the City Engineer based upon the needs of the City of South San Francisco to accommodate vehicle, bike and pedestrian traffic along Airport Boulevard. VIII. GRADING A. Soils, Geologic and Geotechnical Reports The subdivider shall submit three copies of all final project soils, geologic and geotechnical reports and addenda prepared for the Terrabay Development, to be filed in the City's permanent records. These reports shall address all deviations from the latest, adopted, Uniform Building Code and the South San Francisco Municipal Code. At the Developer's expense, the final reports shall be subject to the review and approval of the City's geotechnical consultants. The URS Geotechnical Reports submitted for the subject site indicate that additional information needs to be gathered and analyzed within the Phase III area. This information must be submitted to the City's geotechnical consultants to be reviewed and approved. These additional reports and the subsequent review may result in the Conditions of Approval P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001 Page 13 of26 imposition of additional soils, geological or geotechnical studies or requirements for the project. B. Grading Permit A grading permit for new grading within the boundaries of the TerraBay Phase III site shall not be issued by the City Engineer until after the City Council has approved the Phase III Precise Plan for the subject project and the Developer has submitted a cash security deposit, as provided for by Section 19.44.110 of the Municipal Code, and pursuant to General Condition 3 of this document to guarantee the prompt payment of the City's inspection, construction monitoring, plan checking and administrative costs. C. Grading Plans 1. The developer's project Geotechnical Consultant shall either sign the project grading plans or submit a signed and stamped letter stating that they have reviewed the rough grading or final grading (as appropriate) plans and that they conform to the intent of their recommendations and are acceptable to be used for the grading of the site. 2. The reshaping/restoration of the "Point" above the proposed parking garage shall be completed along with the grading/restoration above the Residential Parcel. This will allow an integrated drainage divide, physically identify areas of maintenance responsibility and provide a head-start for the restoration of the existing scared slope on the Point. 3. Benches, walls and/or lined ditches shall be designed in to the lower portion of the major slopes to trap siltation and/or raveling of earth materials from the slope areas. These devices shall be placed along the sidewalks, roads and at the rear of the residential lots, that abut the base of the existing and new slopes. D. Grading Operations 1. The grading operations shall be accomplished in accordance with the terms of a grading permit, the requirements of the project soils reports, the approved plans and specifications and the direction of the project soils engineer in the field. The grading permit will not be approved until the applicant has obtained building permits, from the City's Building Division, for all retaining walls needed to complete the approved grading plans. 2. The entire project site shall be adequately sprinkled to prevent dust, covered with tarps, or equally effective dust palliative, to prevent dust from being blown into the air and carried into the adjacent developed areas of South San Francisco. Dust control shall be for seven days a week and 24 hours a day until the property is fully developed. Conditions of Approval P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001 Page 14 of26 3. Haul roads within the City of South San Francisco shall be cleaned daily as required by the City Engineer, of all dirt and debris spilled or tracked onto City streets. 4. The developer shall provide the City Engineer with a clear written statement that he understands the potential for increased costs and delays during the grading operations, due to potential geotechnical conditions identified in the project soils and geotechnical reports, and has made provisions for these potential costs and delays in his project budgeting and scheduling. 5. The developer shall provide a commitment to take maximum geotechnical care and attention in the field performance of the grading and that he will correct any geotechnical problems which develop during construction at his expense. Particular attention shall be given to compaction adjacent to utility structures, manholes, storm drain inlets, maintenance access areas, concrete gutters, etc. 6. An adequate performance bond to cover the dust and erosion impacts of grading operations, in a form satisfactory to the City Attorney and of an amount specified by the City Engineer, shall be provided to the City by the developer, prior to receiving a grading permit. 7. The Developer shall prepare, and submit to the City Engineer for review and approval, a construction grading schedule with specific dates for completion of grading milestones by which the progress of the work can be evaluated. 8. The developer shall have his civil engineer design and submit, for review and approval by the City staff and consultants, a Site Winterization Plan, Best Management Practices Plan and Storm Water Pollution Prevention Plan for the grading work and other construction activities, prior to receiving a grading permit for any phase of the project. The approved winterization plan shall be placed in effect and maintained to the satisfaction of the City's Environmental Compliance Coordinator, between October 15 and April 15 of each year that the finish grading and improvement work remains incomplete. 9. All work activities shall be limited to the hours of 7 AM and 6 PM, Monday through Friday (and excluding all City recognized holidays), unless other hours and days are specifically approved in writing by the City Engineer. C. INSPECTION 1. The Developer shall provide continuous on-site grading inspection services by his geotechnical consultant. At a minimum, inspection services shall be provided at a level that will permit the consultant to state that all grading work was performed in accordance with the requirements of the project soils and geotechnical reports and in accordance with their recommendations. Conditions of Approval P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001 Page 15 of26 2. The City shall provide construction compliance monitoring of the grading inspection services provided by the developer's consultants. The compliance monitoring requirements are set forth in another section of these recommendations. Funding for this service shall be provided by the developer. D. MAINTENANCE OF UNIMPROVED GRADED AREAS 1. The Developer shall provide 24 hours a day, 7 days a week maintenance of all graded, or otherwise disturbed areas, until these areas are fully developed. The maintenance work shall include the control of dust and erosion, the repair and cleaning of drainage and silt retention facilities, the irrigation of erosion control plantings, and the repair of slope failures, slumps and potentially hazardous conditions. 2. A regular maintenance program for unimproved graded areas shall be submitted to the City Engineer for review and approval. The maintenance program shall be implemented by the developer's contractor to the satisfaction of the City Engineer. E. MAINTENANCE OF IMPROVED SLOPE AREAS 1. The Developer, their successor's in interest, and the future owners of both any common areas and the improved development, shall be responsible for the repair and maintenance of all slope areas within their properties. The developer shall prepare a written maintenance plan, with specifications, schedules and illustrative exhibits for the maintenance and repair of slope areas, drainage facilities, benches, gutters and subdrains for the review and approval of the City Engineer. 2. The developer and future property owners shall be required to maintain their property in accordance with the approved maintenance plan. This requirement shall be incorporated into the Terrabay Phase III D.C.C. & R.'s. F. LOT PAD AND GRADING APPROVALS 1. Prior to receiving a Building Permit for any building or structure within the Terrabay Phase III Development, the project soils engineer shall verify in writing that the grading and earthwork within the building pad area is complete and in conformance with the approved soils report and his recommendations. The soils engineer's compaction and civil engineer's elevation, lot pad certifications, shall be submitted to the City Engineer and the City's geotechnical consultant for review and approval. 2. Each grading plan shall be signed and stamped by the project geotechnical consultant, prior to its approval by the City Engineer, in connection with the issuance of a grading permit. Conditions of Approval P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001 Page 16 of26 IX. CONSTRUCTION MONITORING AND QUALITY CONTROL PROGRAM A. In order to provide assurance to the City that the grading, drainage, improvements, landscaping and site construction work within the property on San Bruno Mountain have been properly constructed in accordance with the approved plans, specifications, project requirements and conditions of approval, the applicant shall develop a quality control program to inspect the work. The quality control program shall be submitted to the City Engineer for review and approval. The Developer's consultants shall inspect the project work and supply daily written documentation of all inspections and testing performed by the consultants to verify compliance with the approved plans. The consultants shall coordinate their activities with the City's representatives, the developer's contractors, and subcontractors, public utilities and the Habitat Plan Operator. The quality control program shall be funded entirely by the project sponsor. B. The City shall retain a contract employee and one or more assistants (if needed) to represent the City Engineer during the construction of the Terrabay Phase III development. This employee(s) shall inspect the public improvement construction work, as well as monitor the activities of the developer's quality assurance program, respond to citizen inquires, attend construction field meetings, organize, review and file project related correspondence, logs, test results and similar documents, coordinate with public utilities and perform other services for the City Engineer in connection with the development of the Terrabay Phase III projects. The City's representative(s) will be assisted by geotechnical and civil engineering consultants as necessary to perform the inspection and monitoring services. The project sponsor shall fund the City's costs for the City's inspection/monitoring program. The developer shall also provide a desk, telephone and access to a copy and fax machine in the contractor's field office to be used by the City staff while at the job site and either provide a vehicle for the inspector, or reimburse the inspector (or City) for the cost of a leased vehicle for the inspector's use. C. The Developer shall prepare a detailed geotechnical quality assurance program to provide an independent review and confirmation of all geotechnical decisions and reviews during construction, including, but not limited to, the installation and interpretation of instrumentation, field trials of excavation and fill materials, drainage installations, application of slope stabilization techniques and construction monitoring. This quality control program must be acceptable to the City and the developer must commit to its implementation, prior to receiving a grading permit. The quality control program will be monitored by the City Engineer through his field representative(s) and contract consultants. In the course of construction, differences of opinion may occur between the developer and the City as to the interpretation of the approved plans and specifications, geotechnical solutions to unexpected field conditions, the acceptability of particular methods of construction, safety related improvements, and similar matters. In the event of a dispute between the construction Conditions of Approval P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001 Page 17 of26 and field monitoring personnel, the City Engineer will make every effort to resolve the differences to all parties satisfaction. However, the City Engineer shall make the final decision regarding disputes, which shall be binding on the developer, his contractors and consultants. D. The Developer shall assign a project construction coordinator during both the design and construction phases of the project who will be the single point of contact with the City and its authorized agents. In the event that this person leaves, or is reassigned, these duties shall be assigned to a new person who shall continue to represent the developer and his engineers and contractors. E. The Developer shall demonstrate to the City's satisfaction that the potential for future slope maintenance and slope correction work has been fully considered, and that adequately funded procedures for the efficient maintenance of slopes and correction of failures after construction have been provided. F. The Developer shall install geotechnical instrumentation on the major cut slopes above the project. These instruments shall be monitored during grading and after grading, as required by the City's geotechnical consultant. G. Prior to performing any blasting within the site, the developer's blasting contractor shall obtain a blasting permit from the Fire Department and shall provide a minimum of 48 hours notice, in writing, to the City Engineer and all City departments and other government agencies that may be affected by the work, advising them of the date and time that such blasting will occur. H. Building permits for all retaining walls shall be obtained by the developer from the Building Division, prior to commencing foundation excavation and construction of the walls. XI. MITIGATION MEASURES AND OTHER AGENCIES A. The Terrabay developer shall comply with all applicable mitigation measures contained in the 2005 SEIR and the Mitigation Monitoring and Reporting Program.. B. The Terrabay developer(s) shall not commence work at the site until they have obtained all permits from any federal, state and county agencies required by law to perform the work needed to develop the subject projects. XII. TEMPORARY AND PERMANENT OCCUPANCY The Developer will likely request occupancy of one of the office towers before the remaining tower is complete. If this request is made, the following conditions shall apply: A. Prior to receiving permanent occupancy permits of one of the towers within the project, the developer shall submit for the City staffs review and approval a plan that will address, at a minimum, the following items: Conditions of Approval P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001 Page 18 of26 1. All construction areas shall be completely fenced off from the portion of the site occupied by the new residents. All streets and sidewalks accessible to the public shall be clear of all trailers, equipment, materials, debris, and other obstructions, and cleaned to the satisfaction of the City Engineer. 2. All street lights within the portion of the subdivision accessible to the public shall be fully operational. 3. All traffic signs and pavement markings within the portion of the site accessible by the public shall be installed in accordance with the approved plans. 4. All site improvements within areas subject to public access shall be complete in accordance with the approved subdivision improvement, grading, drainage and utility plans. 5. Hours of construction activities shall be limited to the hours of 8 a.m. to 6 p.m., Monday through Friday (excluding holidays). (Engineering Division contact: Sam Bautista 650-829-6652) C Police Department requirements shall be as follows: A. Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 ofthe 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. B. Landscaping Landscaping shall be of the type and situated in locations to maximize observation while providing the desired degree of aesthetics. Security planting materials are encouraged along fence and property lines and under vulnerable windows. C. Building Security 1. Doors a. The jamb on all aluminum frame-swinging doors shall be so constructed or protected to withstand 1600 lbs. of pressure in both a vertical distance of three (3) inches and a horizontal distance of one (1) inch each side of the strike. Conditions of Approval P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001 Page 19 of26 b. Glass doors shall be secured with a deadbolt lock! with minimum throw of one (1) inch. The outside ring should be free moving and case hardened. c. Employee/pedestrian doors shall be of solid core wood or hollow sheet metal with a minimum thickness of 1-3/4 inches and shall be secured by a deadbolt lock! with minimum throw of one (1) inch. Locking hardware shall be installed so that both deadbolt and deadlocking latch can be retracted by a single action of the inside knob, handle, or turn piece. d. Overhead roll-up doors shall be so secured on the inside that the lock cannot be defeated from the outside and shall also be secured with a cylinder lock or padlock from the inside. e. Outside hinges on all exterior doors shall be provided with non-removable pins when pin-type hinges are used or shall be provided with hinge studs, to prevent removal of the door. f. Doors with glass panels and doors with glass panels adjacent to the doorframe shall be secured with burglary-resistant glazing2 or the equivalent, if double- cylinder deadbolt locks are not installed. g. Doors with panic bars will have vertical rod panic hardware with top and bottom latch bolts. No secondary locks should be installed on panic-equipped doors, and no exterior surface-mounted hardware should be used. A 2" wide and 6" long steel astragal shall be installed on the door exterior to protect the latch. No surface-mounted exterior hardware need be used on panic-equipped doors. h. All entrance and exit doors for individual tenant spaces shall have a deadbolt lock. 1. On pairs of doors, the active leaf shall be secured with the type of lock required for single doors in this section. The inactive leaf shall be equipped with automatic flush extension bolts protected by hardened material with a minimum throw of three-fourths inch at head and foot and shall have no doorknob or surface-mounted hardware. Multiple point locks, cylinder activated from the active leaf and satisfying the requirements, may be used instead of flush bolts. 1 The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action of the inside door knob/lever/tumpiece. A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a tumpiece may be used in "Group B" occupancies as defined by the Uniform Building Code. When used, there must be a readily visible durable sign on or adjacent to the door stating "This door to remain unlocked during business hours", employing letters not less than one inch high on a contrasting background. The locking device must be of type that will be readily distinguishable as locked, and its use may be revoked by the Building Official for due cause. 25/16" security laminate, 1/4" polycarbonate, or approved security film treatment, minimum. Conditions of Approval P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001 Page 20 of 26 j . Any single or pair of doors requiring locking at the bottom or top rail shall have locks with a minimum of one throw bolt at both the top and bottom rails. 2. Windows a. Louvered windows shall not be used as they pose a significant security problem. b. Accessible rear and side windows not viewable from the street shall consist of rated burglary resistant glazing or its equivalent. Such windows that are capable of being opened shall be secured on the inside with a locking device capable of withstanding a force of two hundred- (200) Ibs. applied in any direction. c. Secondary locking devices are recommended on all accessible windows that open. 3. Roof Openings a. All glass skylights on the roof of any building shall be provided with: 1) Rated burglary-resistant glass or glass-like acrylic material? or: 2) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material spaced no more than five inches apart under the skylight and securely fastened. or: 3) A steel grill of at least 1/8" material or two inch mesh under skylight and securely fastened. b. All hatchway openings on the roof of any building shall be secured as follows: 1) If the hatchway is of wooden material, it shall be covered on the outside with at least 16 gauge sheet steel or its equivalent attached with screws. 2) The hatchway shall be secured from the inside with a slide bar or slide bolts. The use of crossbar or padlock must be approved by the Fire Marshal. 3) Outside hinges on all hatchway openings shall be provided with non- removable pins when using pin-type hinges. c. All air duct or air vent openings exceeding 8" x 12" on the roof or exterior walls of any building shall be secured by covering the same with either of the following: 1) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material, spaced no more than five inches apart and securely fastened. or: Conditions of Approval P06-0073: DR06-0060, PP06-0002, SP06-000 1 & ZA06-000 1 Page 21 of26 2) A steel grill of at least 1/8" material or two inch mesh and securely fastened and 3) If the barrier is on the outside, it shall be secured with galvanized rounded head flush bolts of at least 3/8" diameter on the outside. 4. Lighting a. Parking lots, (including parking lots with carports) driveways, circulation areas, aisles, passageways, recesses, and grounds contiguous to buildings shall be provided with high intensity discharge lighting with sufficient wattage to provide adequate illumination to make clearly visible the presence of any person on or about the premises during the hours of business darkness and provide a safe, secure environment for all persons, property, and vehicles on site. Such lighting shall be equipped with vandal-resistant covers. A lighting level of .50 to 1 foot-candles minimum, maintained at ground level is required. The lighting level for the parking garage shall be 5 foot candles in the drive areas and 10 foot candles in the stairway areas. b. All exterior doors shall be provided with their own light source and shall be adequately illuminated at all hours to make clearly visible the presence of any person on or about the premises and provide adequate illumination for persons exiting the building. c. The premises, while closed for business after dark, must be sufficiently lighted by use of interior night-lights. d. Exterior door, perimeter, parking area, and canopy lights shall be controlled by photocell and shall be left on during hours of darkness or diminished lighting. e. Parking lot lights shall remain on anytime there are employees in the building. f. Prior to issuance of a building permit, the applicant shall submit a lighting plan to be reviewed and approved by the Police Department. Lighting plans shall include photometric and distribution data attesting to the required illumination level. 5. Numbering of Buildings a. The address number of every commercial building shall be illuminated during the hours of darkness so that it shall be easily visible from the street. The numerals in these numbers shall be no less than four to six inches in height and of a color contrasting with the background. b. In addition, any business, which affords vehicular access to the rear through any driveway, alleyway, or parking lot, shall also display the same numbers on the Conditions of Approval P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001 Page 22 of 26 rear of the building. c. Posted at the main entrance to the building/complex shall be a monument sign (directory) showing the addresses and businesses within the complex. Said sign shall be illuminated during the hours of darkness and shall be protected by use of vandal-resistant covers or materials. d. Each different unit within the building shall have its particular address prominently displayed on its front and rear doors. (Rear door numbers only need to be one inch in height.) e. Fencing should be of an open design (e.g. bars and columns), to aid in natural surveillance. 6. Alarms and other security measures a. The business shall be equipped with at least a central station silent intrusion alarm system. b. The business shall be equipped with a central station monitored silent robbery alarm. c. All individual businesses within the complex will be/may be required to have an alarm system before occupancy. The type of alarm is dependent upon the nature of the individual business. Tenants should be advised to make contact with Crime Prevention Bureau well in advance of requested business occupancy for further details. d. The Garage area will be protected by CCTV applications that will be monitored by the security officers. There will also be interactive speaker systems on each floor that will enable persons to call for assistance without having to dial a telephone. e. The Garage area shall incorporate an open design to maximize natural surveillance. The interior walls shall be painted white to maximize light reflection. The lighting level for the parking garage shall be 5 foot candles in the drive areas and 10 foot candles in the stairway areas. Mirrors or walls with reflective surfaces may be utilized to aid in 350 degree visibility for pedestrians in the garage. f. The Police Department recommends that there be 24-hour security provided for the entire commercial complex. During the normal business hours these guards will staff an entry desk that will monitor the entry of persons into the complex. This station will also monitor the CCTV applications in the garage and the emergency call stations. NOTE: To avoid delays in occupancy, alarm installation steps should be taken Conditions of Approval P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001 Page 23 of 26 well in advance of the final inspection. 7. Traffic, Parking, and Site Plan a. All entrances to the parking area shall be posted with appropriate signs per 22658(a) CVC, to assist in removing vehicles at the property owner's/manager's request. b. Handicapped parking spaces shall be clearly marked and properly sign posted. NOTE: For additional details, contact the Traffic Bureau at 829-3934. 8. Misc. Security Measures a. Commercial establishments having one hundred dollars or more in cash on the premises after closing hours shall lock such money in an approved type money safe with a minimum rating ofTL-15. b. The perimeter of the site shall be fenced during construction, and security lighting and patrols shall be employed as necessary. c. The fence surrounding the storage yard should be topped with triple-strand barbed wire or razor ribbon. (Police Department contact: Sergeant E. Alan Normandy 650-877-8927) D Building Division requirements shall be as follows: 1. The Applicant shall comply with all applicable provisions of the Uniform Building Code. E Water Quality Control Department requirements shall be as follows: 1. A plan showing the location of all storm drains and sanitary sewers must be submitted. 2. The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo. 3. Storm water pollution preventions devices are to be installed. A combination of landscape based controls (e.g., vegetated swales, bioretention areas, planter/tree boxes, and ponds) and manufactured controls (vault based separators, vault based media filters, and other removal devices) are required. Existing catch basins are to be retrofitted with catch basin inserts or equivalent. These devices must be shown on the plans prior to the issuance of a permit. If possible, incorporate the following: . vegetated/grass swale along perimeter Conditions of Approval P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001 Page 24 of 26 . catch basin runoff directed to infiltration area . notched curb to direct runoff from parking area into swale . roof drainage directed to landscape . use of planter boxes instead of tree grates for stormwater treatment Manufactured drain inserts alone are not acceptable they must be part of a treatment train. One of the following must be used in series with each manufactured unit: swales, detention basins, media (sand) filters, bioretention areas, or vegetated buffer strips. 4. Encourage the use of pervious pavement where possible. 5. The applicant must submit a signed maintenance schedule for the stormwater pollution prevention devices installed. 6. Applicant must complete the Project Applicant Checklist for NPDES Permit Requirements prior to issuance of a permit and return to the Environmental Compliance Coordinator at the RWQCP. 7. Roof condensate must be routed to sanitary sewer. This must be shown on plans prior to issuance of a permit. 8. 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. 9. Loading dock area must be covered and any drain must be connected to the sanitary sewer system. This must be shown on plans prior to issuance of a permit. 10. Install separate water meters for the building and landscape. 11. Fire sprinkler system test/drainage valve should be plumbed into the sanitary sewer system. This must be shown on the plans prior to issuance of a permit. 12. A construction Storm Water Pollution Prevention Plan must be submitted and approved prior to the issuance of a permit. 13. Plans must include location of concrete wash out area and location of entrance/outlet of tire wash. 14. A grading and drainage plan must be submitted. 15. An erosion and sediment control plan must be submitted. Conditions of Approval P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001 Page 25 of 26 16. Applicant must pay sewer connection fee at a later time based on anticipated flow, BOD and TSS calculations. (Water Quality Control contact: Cassie Prudhel 650-829-3840) F Fire Prevention requirements shall he as follows: 1. Communications (external, internal) a. The developer shall provide a communications repeater and all related equipment to accommodate all communication channels used by South San Francisco Fire Department. Communication equipment shall be installed at a location to be determined by the City of South San Francisco communications representative. Funding shall take place for communications equipment on approval of development by the South San Francisco City Council. b. The developer shall provide a radio communications study to determine internal radio communication need based on individual building types in development. If study finds internal radio communications are deficient, developer shall provide for mitigation. Costs for internal communications wiring, signal booster, antennae and any other related equipment to mitigate deficiencies would be incurred by developer. Evaluation of the system performance will be to the City of South San Francisco communications representative specifications. Any and all continued maintenance costs will be incurred by the building owner. 2. Wildland Urban Interface a. The developer shall install and maintain a one hundred foot buffer in the urban interface area; this shall consist of a fifty-foot wide green belt area with fire resistive plantings and an additional fifty-foot clear area maintained clear of hazardous fire growth, Public Resources Code 4291. 3. Emergency response traffic signal (Optic om) a. The developer shall provide for a traffic release system (Opticom). The traffic release system shall be incorporated into the traffic signals in areas directly impacted by the development. 4. Specialized Equipment a. The developer shall provide for the purchase of a vehicle to be equipped with specialized heavy rescue equipment and anon board air compressor. Other specialized equipment will include air units that can allow for increased air supply so personnel can reach all areas of the limited access parking structure and high-rise. Developer will provide funding for vehicle and equipment on City Council approval of development (vehicle manufacture contract will determine payment schedule). Conditions of Approval P06-0073: DR06-0060, PP06-0002, SP06-0001 & ZA06-0001 Page 26 of 26 5. Fire Access Roads a. Fire department access roads, pullouts, staging areas and vehicle turning radii shall meet requirements as set forth in "Mandalay Terrace Fire Department Access Exhibit" dated July 31, 2006. 6. Development must meet all Federal, State and Local codes and ordinances. 7. The service/maintenance access road leading to the catchment basin shall accommodate a 10,000 pound vehicle. (Fire Prevention contact: Bryan Niswonger 650-829-6645) EXHIBIT B TERRABA Y SPECIFIC PLAN AMENDMENTS Planning Commission Draft September 7 and 21, 2006 The land uses, densities and intensities shown in the following table will upon modification by the Planning Commission and City Council and as directed by the City Council be incorporated by staff into the Final Terrabay Specific the following table. 2006 TERRABA Y SPECIFIC PLAN AMENDMENT Gross Square Feet Net Square Feet PHASE I - SOUTH TOWER Office 313,002 300,482 Commercial 11,544 11,083 Child Care 5,000* 5,000 Performing Arts 3,100 3,100 Sub Total Phase I 332,646 319,665 Parking Phase I 962 spaces PHASE II - NORTH TOWER Office 352,026 337,945 Commercial 12,465 11,958 Sub Total Phase II 364,482 349,903 Parking Phase II 990 spaces PHASE lAND II TOTALS Office 665,028** 638,427 Commercial 24,009 23,041 Child Care 5,000* 5,000 Performing Arts 3,100 3,100 Total Phase I and II 697,137 669,568 Total Parking Phase I and II 1,952spaces *The square footage may be increased pursuant to state licensing requirements to provide for 100 children. **One of the office towers may be replaced with a four star or better hotel as defined in the Terrabay Specific Plan Zoning District. EXHIBIT C TERRABA Y SPECIFIC PLAN DISTRICT AMENDMENT Planning Commission Draft September 7 and 21, 2006 The Terrabay Specific Plan Zoning District would be amended as follows pursuant to Planning Commission and City Council modification and direction by the City Council. Chapter 20.63 TERRABAY SPECIFIC PLAN DISTRICT 20.63.005 Terrabay specific plan district established. A zoning district entitled "Terrabay specific plan district" is established consisting of, and in all respects consistent with, the regulations contained in the Terrabay specific plan. The district boundaries shall l]e as described in Exhibit A to Ordinance 915-83 and as shown on the map which is Exhibit B to Ordinance 915-83, on file in the office of the city clerk and incorporated herein by reference. A copy of the specific plan map is reproduced at the end of this chapter. (Ord. 1288 ~ 1 (D) (part), 2001: Ord. 1263 Exh. A (part), 1999: Ord. 1244 (part), 1999: Ord. 1050 ~ 29 (part), 1989) 20.63.010 Definitions. The following definitions supplement those contained in Chapters 1.04, 19.08 and 20.06 of this code. (a) "Accessory structure" refers to structures such as landscape arbors, hot tub platforms, decks, and fences. (b) "Assisted parking" refers to incoming passenger vehicles that are parked by their own drivers until all or most of the striped spaces in the garage are utilized. From that point, until the garage empties out to avail adequate striped spaces, incoming/outgoing driver~/owners drop-off/pick-up their cars at a designated drop-off/pick-up point within the garage to/from valet parking personnel. (c )"Building" means the principal structure or structures on any site, including all projections or extensions thereof, and all garages, outside platforms, outbuildings, docks and other similar structures. (d)"Buffer parcel" refers to the 2.69 acre parcel located adjacent to and south of the preservation parcel. Permitted uses in the "buffer parcel" may include, for example, landscaping, roadway and limited surface parking. No structures are permitted on the parcel other than a small interpretative structure, i.e. a kiosk that informs persons of the resources at the site. (e) "CA-SMa-40" refers to approximately two acres which contain archaeological resources carbon dated back five thousand years plus before present as mapped and studied by Holman and Associates, archaeologists and David Chavez, archaeologist and as analyzed in the 1998-99 Terrabay supplemental environmental impact report (SEIR). (f)"Development agreement" means any agreement(s) including amendments and restatements thereto, entered into by and among the city of South San Francisco and a project sponsor, in accordance with Title 7, Division 1, Chapter 3, Article 2.5, Section 65864 et seq., of the California Government Code. Page 10f 19 (g) "General plan" means the general plan adopted on April 21, 1969 by the city council of the city of South San Francisco by Resolution No. 5073, as amended, and such elements as may be adopted and amended from time to time. (h) "Habitat conservation plan (HCP)" means a method of conserving, managing and enhancing the natural resources necessary for the perpetuation of endangered species as such plan was approved by the city on November 15, 1982, and as such plan is lawfully amended from time to time. (i) "Mutual release and settlement agreement" is that a document executed in March 2000 between Terrabay Partners. L.L.C., Myers/Sunchase I, L.L.C., The Center for Biological Diversity, San Bruno Mountain Watch and the city of South San Francisco which resolved a lawsuit provided the parties perform certain acts involving the site. It requires, at a minimum, the creation of the preservation and buffer parcels (referred to as preservation parcel and buffer zone, respectively, in the agreement). The document is available for review at the city clerk's office of the city of South San Francisco. (j) "Office Towers" refer to the North Office Tower and the South Office Tower on the Phase III site. (k)"Owner" means, at any particular time or times, any person, partnership, firm, corporation or other legal entity (including sponsor) which owns fee title to one or more sites, as shown by the official records ofthe county of San Mateo; provided, however, that a person or entity holding a security interest in any site or sites will not be deemed an owner so long as its interest in the particular site or sites is for purposes of security only. (l)"Precise plan" means plans and drawings, which present detailed site and building information for each building phase of a project. (m)"Preservation parcel" refers to a 25.73 acre parcel in the central and northern portion of the Terrabay area along Airport Bayshore Boulevard. The preservation parcel, created by the mutual release and settlement agreement includes CA-SMa-40, butterfly habitat and wetlands. The Preservation Parcel was conveyed into public ownership in 2004. (n) Project sponsor" means any person, partnership, firm, corporation or other legal entity attempting to subdivide or in any way develop any site with the Terrabay specific plan district. (0 )"Project sponsor" includes but is not limited to W. W. Dean and Associates and their successors in interest of any description. (p )"Property line" means a line bounding a site as shown on any final subdivision or parcel map then in effect. The property line along a street shall be the respective right-of- way line shown on the final subdivision or parcel map. (q)"Recreation parcel" refers to the 6.3 acre parcel (or less as modified by the habitat conservation plan). The parcel is historically referred to as the Commons West parcel. (r)"Recreational vehicle" means, for purposes of this chapter, a vehicular unit, regardless of size, primarily designed as temporary living quarters for recreational, camping or travel use; it either has its own motive power or is designed to be mounted on or drawn by a motorized vehicle. (s)"Recreational vehicles" include but are not limited to, motor homes, truck campers, travel trailers, camping trailers, and boats. For the purpose of this definition, a boat shall be a recreational vehicle regardless of whether or not its design includes temporary living quarters. (t) "Site" means a contiguous area of land within the Terrabay specific plan district which is owned of record by the same owner, whether shown as one or more lots or parcels or Page 20f 19 portions of lots or parcels on any recorded subdivision parcel map affecting the specific plan area. (u) "Terrabay commercial district" means all of the real property described in Exhibit A to Ordinance 1288-01, on file in the office of the city clerk and incorporated herein by reference. (v)"Terrabay open space district" means all the real property described in Exhibit A to Ordinance 1288-01, on file in the office of the city clerk and incorporated herein by reference. (w)"Terrabay open space/recreation district" means all the real property described in Exhibit A to Ordinance 1288-01, on file in the office of the city clerk and incorporated herein by reference. (x)"Terrabay residential district" means all of the real property described in Exhibit A to Ordinance 1288-01, on file in the office of the city clerk and incorporated herein by reference. (y) "Terrabay specific plan" refers to the original Terrabay specific plan adopted in 1982 by the South San Francisco city council, and amended in 1996. The Terrabay specific plan, until 1999, was the governing document for all the lands within the Terrabay plan area. The 1982/1996 Terrabay specific plan is the governing document for the Phase I Terrabay village and park neighborhoods. (z)"Terrabay Specific Plan - Woods Only" adopted by the South San Francisco city council in May, 1999 is the governing document for the "Woods Phase II" portion of Terrabay. (aa) "Final Terrabay Specific Plan" adopted by the South San Francisco city council in November, 2000, and amended from time to time, is the governing document for the Phase WIll Mandalay Point and Heritage residential neighborhoods; the commercial area identified as "The Peninsula;" "Mandalay Terrace" and the recreation and preservation parcels. (bb )"Trailer" means a vehicle without motive power, designed so that it can be drawn by a motor vehicle, to be used for the carrying of persons or property or as human habitation. (cc )"Transportation demand management program" (TDM program) refers to a plan approved by the city and required primarily for the performance of the office development designed in order to reduce traffic trips to and from the effiee site. The TDM program shall also serve the residential portions of all three phases of Terrabay. (dd)"Valet parking" refers to a process of parking cars whereby valet parking personnel meet incoming and outgoing passenger vehicles at a designated drop-off/pick-up point where they drop-off/pick-up their cars and keys at all times. (Ord. 1318 S 2 (part), 2003; Ord. 1288 S 1 (D) (part), 2001: Ord. 1263 Exh. A (part), 1999: Ord. 1244 (part), 1999: Ord. 915 S 4 (part), 1983) 20.63.020 Regulations generally. (a) The regulations contained in this chapter shall apply in the Terrabay specific plan district. (b) Whenever this chapter or the Terrabay specific plan do not provide specific standards and/or procedures for the approval and/or administration of development projects within the Terrabay specific plan district or for appeals concerning such approvals or administration of development projects, the standards and procedures Page 30f 19 outlined in Title 20 of the South San Francisco Municipal Code in effect as of the effective date of any applicable development agreement for the project shall apply. (c) Whenever a subdivision map or parcel map is required to be filed in connection with a project within the Terrabay specific plan district, the standards and procedures contained in Title 19 of the South San Francisco Municipal Code shall apply to the project unless those procedures and standards are inconsistent with specific standards or procedures set forth in this chapter or those contained in the applicable development agreement. (d) Whenever a subdivision map or parcel map is required to be filed in connection with a project within the Terrabay specific plan district, no building permit shall be issued for the project unless and until all of the requirements (including but not limited to recordation) related to final subdivision or parcel maps have been met, except as modified in Section 20.63.150 of this chapter for the development of the final Terrabay special plan lands. (Ord. 1288 ~ I (D) (part), 2001: Ord. 1263 Exh. A (part), 1999: Ord. 1244 (part), 1999: Ord. 915 ~ 4 (part), 1983) 20.63.030 Uses permitted. The following uses are permitted subject to the regulations contained in this chapter, the Terrabay specific plans and applicable sections of Titles 19 and 20 of this code as set forth in Section 20.63.020 and subject to further approvals as required. (a) Terrabay Residential District (Residential Parcels). (1) Public and private open space areas; (2) Habitat conservation areas; (3) Public and private parks, playgrounds, tot lots, recreation/community buildings, and fire stations; (4) Schools; (5) Child care centers; (6) Public and private utilities, and facilities; (7) Single-family detached dwellings consisting of one hundred twenty-five units in the Park and one hundred thirty-five units in Woods East and Woods West (collectively) neighborhoods only; (8) Townhomes consisting of one hundred sixty-five * units in the Village neighborhood in two, three and four unit clusters only; (9) One condominium/apartment tower consisting of one hundred twelve one, two and three bedroom units in the Peninsula Mandalay Tower Heritage neighborhood, only; (10) Single-family paired residential units consisting of seventy single-family units attached in thirty-five structures, paired in two side-by-side attached units (i.e., side by side duplex design) in the Mandalay Point neighborhood, only; (11) Home occupations; (12) Accessory buildings and uses. (b) Terrabay Commercial District (Offiee Development and Buffer Parcel). (1) (2) (3) (4) Public and private open space area; Habitat conservation areas; Public and private utilities and facilities; Reserved; Page 40f 19 (5) Health clubs associated with the office use as an office-worker support use and a TDM measure; (6) Reserved; (7) High quality commercial and restaurant uses recognized nationally by their name are permitted commercial retail uses on the Phase III Commercial site. Businesses such as Baia Fresh. Starbucks. Peets Coffee and Tea. The Cheescake Factory. Gordon Biersch. Jamba Juice. Pasta Pomodoro. Wolfgang Puck. Kulettos and 11 Fornaio are higher end well-performing businesses appropriate for the Phase III site. Specialty services such as computer stores. office supply. bookstore stores. retail dry cleaner outlets. shoe repair. florists. specialty high-end grocery and/or deli uses. sundry shops, boutiques and similar uses are permitted support uses. These types of retailers or their equivalent are permitted. Significant deviations from these types of retail uses. as determined by the Chief Planner. may not be permitted or may require a Conditional Use Permit. The applicant will be required to demonstrate how the proposed use is Foot note:_ * 161 units were built in Phase I. Pursuant to City Ordinance 1191-96 a subdivision may be appliedfor and, in accordance with the City's discretionary and environmental review procedures, may be approved to construct an additional four units in the Village Neighborhood on Lot 179 The City avproved an additional three lots on this site in 2006. substantially equivalent to the uses and retailers listed above. No fast food drive through restaurants are permitted on the Phase III site. Medical office and associated uses are not permitted on the ground floor. Retail oriented financial or business serving uses that support commercial retail such as Automatic Teller Machines (ATM's) are permitted with approval of a use permit on the ground floor and provided that these types of uses can be shown to be of benefit to the employees ofthe site and do not exceed 10 percent of the ground floor retail space. Sit do~'n restaurants, but riot including fast food restaurants with or without drive through '.vindows associated with the office use an office worker support use and a TDM measure; (8) Class A Office buildings for office gross square footage of 665.028 square feet; (9) Meeting and conference rooms within the office building; (10) Accessory service and retail uses associated with the office use as an office-worker support use and a TDM measure and retail commercial uses that serve the area as noted in 7 above; (11) Performing arts center (200 seat minimum) within the office building; (12) Child care center serving a minimum of 100 children with outdoor play area within the office tower or podium structure; (l1} Hotel. four star or better. Any hotel shall be developed. constructed and maintained to satisfy all requirements necessary to meet a four diamond rating as established by the Diamond Rating Guidelines published by the American Automobile Association in place as of the effective date. Page 50f 19 (Q) Buffer Zone Permitted Uses. Notwithstanding the permitted uses in the Terrabay commercial district generally, uses permitted in the buffer parcel are limited to the following: (1) Landscaping (limited to native San Bruno Mountain plant species), (2) Pedestrian seating areas, (3) Surface parking, emergency access road. turn around and maintenance lets to facilitate access to the adjacent preservation parcel and San Bruno Mountain State and County Park, (D) Playground for the child care facility, (4) A single small structure which provides interpretive information about the site (i.e., a kiosk), (5) Retaining walls. (D) Terrabay Open Space District (Preservation Parcel). Open space uses in conformance with the General Plan and mutual release and settlement agreement, including wetlands preservation and mitigation, habitat preservation and preservation of CA-SMa-40 and trailhead for hiking. (E) Terrabay Open SpacelRecreation District (Recreation Parcel). (1) Open space as defined in Section 20.63.030(c) of this chapter; (2) Community oriented recreation facility; (3) Child care facility. (Ord. 1288 ~ 1 (D)(part), 2001: Ord. 1263 Exh. A (part), 1999: Ord. 1244 (part), 1999: Ord. 1051 ~ 6,1989; Ord. 915 ~ 4 (part), 1983) 20.63.050 Site design and grading. (a) No building permits shall be issued by the city for any phase of construction within the Terrabay specific plan district until the project sponsor obtains detailed soil and geotechnical studies for each phase of construction and implements the recommendations contained in said studies for each phase of proposed construction. The project sponsor shall provide the city engineer with satisfactory evidence that all grading and drainage work was accomplished in accordance with approved soils and geotechnical studies. (b) Prior to approval of any precise plan or the issuance of any grading or building permit within the Terrabay specific plan district, the project sponsor shall provide the city engineer with satisfactory evidence that all elements of the project are designed in accordance with the recommendations ofthe approved soils and geotechnical studies relating to ground slippage, landslides, erosion, and storm drainage. (c) The project sponsor shall obtain the city engineer's approval of detailed grading and utility plans prior to approval of any grading or building permit. precise plan or tcntati'/e subdivision map. (d) All grading plans and operations shall be in compliance with the provisions of the habitat conservation plan. (e) All approved grading plans for all phases of Terrabay shall be in compliance with the Mitigation Monitoring and Reporting Program (MMRP) adopted by the city. No grading permit for any development on Terrabay lands shall be issued by the city until any required wetlands mitigation plan is reviewed and approved by the U.S. Army Corps of Engineers, California Department ofFish and Game and Regional Water Quality Control Board, subject to their authority under Section 404 of the Clean Water Page 60f 19 Act, Section 1603 of the California Fish and Game Code and Section 401 Certification, respecti vel y. (f) Winterization programs acceptable to the city engineer and the director of parks, recreation and maintenance services and consistent with the Terrabay specific plan, the habitat conservation plan and other applicable provisions ofthis code shall be implemented for all graded areas prior to October 15th of each year. (Ord. 1288 S 1 (D)(part), 2001: Ord. 1263 Exh. A (part), 1999: Ord. 1244 (part), 1999: Ord. 915 S 4 (part), 1983) 20.63.060 Street standards. The streets within the Terrabay specific plan district shall conform to the design standards set forth in the specific plan. The minimum dimensions authorized for streets located in the Terrabay specific plan district are: (a) The minimum street grades for public and private streets in the Terrabay specific plan district shall be one percent. The maximum grades for public and private streets shall be ten percent and twelve percent, respectively, unless steeper grades on limited segments of such streets are approved by the city engineer. In no case shall the city engineer approve street grades in excess of fifteen percent for any private streets. (b) The Hillside Boulevard extension shall be designed in accordance with city council Resolution No. 141-78 adopted November 1,1978. (Ord. 1288 S 1 (D)(part), 2001: Ord. 1263 Exh. A (part), 1999: Ord. 1244 (part), 1999: Ord. 915 S 4 (part), 1983) 20.63.070 Transportation demand management. Prior to issuance of a building permit the approval of any precise plans or tentative subdivision or parcel maps for development within the Terrubay commercial district, the project sponsor shall obtain from the director of community de','elopment and the city engineer approval of a transportation demand management plan. The transportation demand management plan shall be consistent '.vith the requirements of the Terrabay specific plan. Protect sponsors shall prepare and implement a Transportation Demand Management Plan (TDM Progarm) to reduce vehicle trips in accordance with the regulations of SSF MC 20.120. The TDM Program shall conatin 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 obtectives of the Plan. (Ord. 1288 S 1 (D)(part), 2001: Ord. 1263 Exh. A (part), 1999: Ord. 1244 (part), 1999: Ord. 915 S 4 (part), 1983) 20.63.080 Parking generally. (a) Parking areas shall be constructed with the number of spaces, location and phasing indicated in the Terrabay specific plan and this chapter. (b) On-street parking shall not be permitted along the public collector road proposed within the Terrabay residential district. Parallel parking spaces located along private roads shall be a minimum of eight feet in width. (c) The approval of any tentative subdivision or parcel map for residential development of property in the Terrabay specific plan district shall be conditioned upon the project sponsor executing and recording C.C.&R.'s which shall include a provision prohibiting the parking or storage of recreational vehicles and boats, whether stored on trailers or not, in such residential area. Said CC&R's shall be subject to review and Page 70f 19 approval by the city attorney prior to recordation. (Ord. 1288 S 1 (D)(part), 2001: Ord. 1263 Exh. A (part), 1999: Ord. 1244 (part), 1999: Ord. 915 S 4 (part), 1983) 20.63.090 Utilities. (a) Sanitary Sewers. (1) Sanitary sewerage services in the Terrabay specific plan district will be provided through a system of on-site gravity sewer mains, where possible, and interceptors which will connect to the city sewer system. The city sewer system will be designed in accordance with the requirements of the city engineer. The sewer trunk lines will, wherever possible, be located within the public or private streets. (2) Sanitary sewers will be designed to handle wastewater flows of two hundred gallons per day per residential unit, with a peaking factor of 3.0. Infiltration/inflow will be calculated at five hundred gallons per day, per inch diameter, per mile. Commercial wastewater flows will be calculated on a case-by-case basis. (b) Storm Drainage System. (1) A storm drainage system shall be provided in the Terrabay specific plan district and shall include a storm-drain trunk system to intercept runoff from the open space upstream of the project, and transport it through the project. The trunk system shall also collect in-tract runoff from the on-site collection system. (2) The storm-drain trunk system shall be designed to handle runoff of an intensity equal to the worst storm of record or a one-hundred-year return period, whichever is worse. The inlet structures at the heads of the ravines shall be designed to pass the runoff from a one-hundred-year return period storm without utilizing the overflow system. The overflow system at the inlet structure shall be designed to handle runoff from storms in excess of the one-hundred-year return period utilizing the public street system and hydraulically designed overflow catchment structures within the public streets so as to protect residential or commercial structures from potential damage from storm runoff and from the planned storm period indicated above. (3) The storm drainage system shall intercept a majority of the existing runoff and transport it via the approved storm drainage system to San Francisco Bay. (4) Storm-drain catch basins, manholes and storm-drain pipes shall be constructed in accordance with city standards and the requirements of the city engineer. (c) Water System. (l) A water system shall be designed and constructed by the project sponsor in accordance with the standards of the California Water Service Company or its successor in interest. The water mains shall be underground and located within public rights-of-way or public easements. (2) The new water system shall be designed with fire protection facilities installed at the locations, and flowing sufficient water, as required by the city of South San Francisco fire chief. (3) The new water system shall, where feasible, be interconnected to the existing city of South San Francisco water systems to provide a continuous loop. The design of the water system shall be approved by the fire chief. (d) Other Utilities. (1) Solid waste storage and pick-up areas shall be designed in accordance with the Terrabay specific plan. Page 80f 19 (2) All natural gas, electricity, telephone and cable television and similar facilities shall be installed as underground systems. (Ord. 1288 S 1 (D)(part), 2001: Ord. 1263 Exh. A (part), 1999: Ord. 1244 (part), 1999: Ord. 915 S 4 (part), 1983) 20.63.100 Landscaping. Prior to approval of any precise plan or tentative subdivision map, the project sponsor shall obtain from the director of parks, recreation and maintenance services, approval of a landscape plan which adopts the standards set forth in the Terrabay specific plan and is consistent with the habitat conservation plan. (Ord. 1288 S 1 (D)(part), 2001: Ord. 1263 Exh. A (part), 1999: Ord. 1244 (part), 1999: Ord. 915 S 4 (part), 1983) 20.63.110 Parks and recreation facilities. All parks and recreation facilities at the Terrabay specific plan district shall be designed and constructed in accordance with the standards set forth in the Terrabay specific plan. (Ord. 12889 1 (D)(part), 2001: Ord. 1263 Exh. A (part), 1999: Ord. 1244 (part), 1999: Ord. 91594 (part), 1983) 20.63.120 Environmental quality. All measures necessary to protect environmental quality shall be implemented as set forth in the Terrabay specific plans, the environmental impact reports for the Terrabay specific plans (1982 EIR, 1996 SEIR, aml1998-99 and 2005 SEIR) and the habitat conservation plan, including any amendments to the plans and any supplemental or subsequent environmental impact reports. (Ord. 1288 9 1 (D)(part), 2001: Ord. 1263 Exh. A (part), 1999: Ord. 1244 (part), 1999: Ord. 915 94 (part), 1983) 20.63.130 Special regulations applicable within the Terrabay residential district. The following special regulations shall apply to development within the Terrabay residential district: (a) Independent and accessory structures shall be governed by the following setbacks: (i) Mandalay Point may be designed with entry stairs and entry roofs that encroach into the side setback to the extent permitted by the Uniform Building Code. (ii) Side and rear yards shall maintain a minimum setback of not less than three feet, except as provided in (i) above. Stairs that follow the grade may be constructed along the side yard setback between a primary structure (house) and a fence. (iii) Paving shall be not closer than a minimum of one foot from the side and rear property lines. (iv) Hot tubs or spas shall maintain a minimum setback of five feet from any side or rear property line. (v) Gazebos, Arbors and Similar Structures. Gazebos and arbors shall not exceed twelve feet in height at the ridge. Gazebos, arbors and similar structures shall be set back from side and rear property lines a minimum of three feet. (vi) Fountains and similar water features shall be set back a minimum of one foot from side and rear property lines. (vii) Garden sheds and similar storage structures shall be set back from side and rear property lines a minimum of five feet. The maximum height of garden sheds and Page 90f 19 similar structures shall be six feet. No garden shed or similar structure shall exceed one hundred and twenty square feet in total area. (viii) Fences installed as a part of the project shall be replaced in kind as required for upkeep and repair. View fences shall be replaced with view fences as necessary. (ix) Any structure which in the opinion of the chief planner adds significant bulk and/or mass to the building shall not be permitted. Examples of such type of structures include fixed and solid patio covers. (x) If upon review of the applicable permit, modifications to a lot, including but not limited to landscaping, construction of accessory structures, retaining walls or paving the city determines the proposed project, based on standard engineering and hydrologic practices and the project plans, may adversely affect drainage or slope stability, the applicant shall be required to apply for a minor use permit which may, based on an initial study, necessitate further environmental review. (b) No part of permitted structure shall be constructed within five feet of any projected curbline for a private road. ( c) Accessory buildings, as defined in South San Francisco Municipal Code Section 20.05.050(b), are only permitted when constructed at the time the residential structure is constructed. (d) Accessory structures as defined in Section 20.63.010(a) of this chapter may be constructed upon obtaining city review and any required building permits. (e) One sign not over four square feet in area and unlighted, pertaining only to the sale, lease or rental of the property upon which the sign is to be located. (t) Permitted Height. (1) Phase I Village and Park Neighborhoods (Single-Family Detached and Townhomes). (A) Maximum permitted height shall not exceed thirty feet. (B) Height is measured from the roofline to the ground directly beneath it. (2) Phrase II Woods Neighborhood (Single-Family Detached). (A) Maximum permitted height shall not exceed thirty-five feet with sixty percent of the roof plate being at or below thirty feet. (B) Height is measured from the highest point of the roof structure to a point below or directly parallel to that point where the exterior facade of the building intersects the finished grade. (3) Phase IIMI Residential Heritage Peninsula Mandalay Neighborhood (Condominium/Apartment Tower). (A) The maximum height shall not exceed one hundred sixty-five feet. (B) Height is measured from the top of the uppermost parapet down to finished grade at the point below or directly parallel to that point where the exterior facade of the building intersects the finished grade. (C) Below finished grade parking structures are not included in the maximum height calculation. (4) Mandalay Point Neighborhood (Single-family Paired Units). (A) Maximum height shall not exceed forty feet. Page 100f 19 (B) Height is measured from the highest point of the roof structure to a point below or directly parallel to that point where the exterior facade of the building intersects finished grade. (g) Materials used in the Terrabay residential district shall be consistent with the requirements of the applicable Terrabay specific plan and the city's design review process. (h) Internal Roadway Systems Standards. (1) A public residential collector street shall be constructed in the Terrabay residential district as part of the subdivision improvements and shall be dedicated to the city. No parking shall be permitted along either side of said public collector street, per the previously approved plan. The street shall have a curb-to-curb width of thirty-six feet, consisting of two thirteen-foot travel lanes and two five-foot wide bicycle lanes. (2) The private minor roadways shall have a minimum thirty-five-foot right- of-way. The minimum curb-to-curb widths of all private roadways and lanes within the residential district shall be twenty-five feet unless, after a review of detailed soil and geotechnical studies and/or HCP requirements, the city engineer determines that said width is not feasible. In no case shall the city engineer approve a curb-to-curb width of less than twenty-two feet. (3) Sidewalks and/or walkways shall be provided at a minimum on at least one side of all private and public roadways to residential groupings within a project, provided adequate access is afforded all residential units. (4) All dead-end roadways within the Terrabay residential district shall be provided with bulbs or turn-around areas to the satisfaction ofthe city engineer. (i) Parking Standards. The parking standards for the residential neighborhoods shall be: (1) Phase I Village and Park Neighborhoods (Single-Family Detached and Townhomes). (A) Parking garages for two vehicles shall be provided for each unit. (B) On-street visitor parking shall be provided at a minimum ratio of three spaces for each four units. The additional on-street parking shall be provided through the use of parking bays adjacent to each cluster of units and/or parallel along the private roadways and lanes. (2) Phase II Woods Neighborhood (Single-Family Detached). (A) Residential parking shall be provided in the Terrabay Woods East at a minimum of 5.59 spaces per unit. Residential parking shall be provided in the Terrabay Woods West at a minimum of 5.36 spaces per unit. (B) On-street guest parking shall be a minimum of eighteen feet in length and eight and one-half feet in width and one side of each street in the residential areas shall provide parking. (C) Two car garages shall measure twenty feet in width by twenty feet in depth free and clear of any obstruction. Three car garages shall measure thirty feet in width by twenty feet in depth free and clear of any obstructions. (D) Residential units including two thousand five hundred square feet of floor area (excluding the garage) or including five bedrooms shall provide three car garages and three car driveway aprons. Three car parking garages shall measure thirty feet in width and twenty feet in depth free and clear of obstructions. The Woods No.3 floor plan Page I10f 19 may provide one of three parking spaces to a length of eighteen feet and shall provide a three car parking apron. No more than thirty-five units total in both Woods East and West shall be Woods No.3 floor plan. (E) The parking ratios calculated for Terrabay Woods include the required garage spaces, driveway aprons and on-street parking. (F) Driveway aprons in Woods Neighborhood shall measure eighteen feet in length from the face of the garage to the back of the sidewalk or face of the curb in absence of a sidewalk. (3) Phase WIll Residential Area Parking Standards. (A) Condominium/Apartment Tower Heritage Neighborhood Peninsula Mandalav Tower. (i) A total of two hundred thirty-eight parking spaces shall be provided. Parking shall be provided at a ratio of two spaces reserved for each residential unit and guest parking .13 spaces per unit. No four bedroom units are permitted. (ii) The guest parking may be provided in the parking garage and on-street within the condominium/apartment tower parcel, only. (iii) The CC&R's for the tower and the rental or sale agreements shall identify the parking spaces assigned to each unit. (iv) Parking in the garage shall measure a minimum of eight and one-half feet in width and eighteen feet in length with twenty-five-foot wide aisles. (v) On-street guest parking shall measure a minimum of eight and one-half feet in width and eighteen feet in length. Two feet of the required eighteen feet may overhang into a landscape area provided that the landscape area is a minimum of six feet in width and the overhang does not interfere with shrub or tree growth. Parallel parking shall measure a minimum of eight and one-half feet in width and twenty feet in length with a four foot separation between the spaces. (B) Paired Single-Family-Mandalay Point Neighborhood. (i) Two hundred ninety-eight parking spaces shall be provided in this neighborhood. The parking quantity includes the required garage spaces at two per unit driveway aprons at two per unit, and eighteen off street guest parking spaces. (ii) The parking requirement is based upon units that are two thousand four hundred ninety-nine square feet or less in area (excluding garage space); and four or less bedrooms. Five bedroom units and units consisting of two thousand five hundred square feet or more (excluding garage space) are not permitted in this neighborhood. (iii) All units shall include two car garages which shall measure twenty feet in width by twenty feet in depth free and clear of any obstruction. (iv) All units shall include a driveway apron measuring, at a minimum, sixteen feet in width and twenty feet in length, capable of parking two vehicles. (v) Driveway aprons shall measure twenty feet in length from the face of the garage to the back of the sidewalk or face of the curb in absence of a sidewalk. (vi) Off-street guest parking shall be a minimum of eight and one-half feet in width and eighteen feet in length. Eighteen guest parking spaces shall be provided off- street in landscape pockets, and within close proximity to the units they are intended to serve. (vii) No on-street parking shall be permitted in the Mandalay Point neighborhood. Page 120f 19 G) Residential Density. (1) Approximately one hundred fourteen acres (fifty-one percent of the residential land area of two hundred twenty-five acres) may be developed with not more than six hundred seven residential units. (2) The mix and location of residential units shall be consistent with the standards contained in the applicable Terrabay specific plan; (3) Residential building densities shall, on a neighborhood-by-neighborhood basis, be in accordance with the applicable Terrabay specific plan; ( 4) The density in the T errabay residential district may be reduced by the city, if detailed geological characteristics of each development site and/or implementation of city development requirements indicates that building to the existing permitted density would pose a threat to the public health, safety or welfare. (k) Drainage. No owner shall alter the slope or contour of any lot or construct or alter any drainage pattern or facility without the approval of the city engineer. (Ord. 1318 S 2 (part), 2003; Ord. 1310 S 2; Ord. 1288 S 1 (D)(part), 2001: Ord. 1263 Exh. A (part), 1999: Ord. 1244 (part), 1999: Ord. 915 S 4 (part), 1983) 20.63.140 Special regulations applicable within the Terrabay commercial district. The following special regulations shall apply to the development within the Terrabay commercial district. (a) Building Height Limits. (1) Office. The North Tower shall not exceed 360 feet above mean sea level and the South Tower shall not exceed 275 feet above mean sea level. The parking structure shall not exceed 160 feet above mean sea level (2) Height is measured from the top of the uppermost parapet down to finished grade at the point below or directly parallel to that point where the exterior facade of the building intersects the finished grade from mean sea level. (b) Entry / Exit Drive. A privately maintained entry drive shall be constructed to serve the Terrabay commercial district. The drive shall have an 88 foot right-of-way at the intersection of Airport Boulevard which will accommodate two inbound lanes. three outbound lanes and a median. The additional right of way will also accommodate an additional outbound lane if warranted by the circulation monitoring required by the 2005 SEIR and 2006 Addendum. fifty six foot curb to curb width and shall provide t\vo twelve foot '.vide travel lanes in and out ofthe project. No parking shall be permitted along the entry drive. (c) Internal Intersection: The first internal inbound driveway shall include a minimum of 52 feet of right-of-way to accommodate two inbound traffic lanes and the potential for an additional exclusive right turn and left turn lane pocket. The outbound portion of the driveway shall include a minimum of 48 feet of right-of-way to accommodate three outbound lanes of traffic and the potential for an additional lane should circulation monitoring warrant the addition of the lane. (d) Roadway Improvements. In keeping with the requirements of the Terrabay specific plans and development agreements, development in the Terrabay commercial district shall proceed only to the extent that the project sponsor improves the adjacent roadways in accordance with the Terrabay specific plan. Adjacent roadways are not able to carry the traffic generated by each phase of the development if the public Page 130f 19 improvements identified in the Terrabay specific plan as necessary for each phase are not constructed concurrently with that phase. (~) Parking Requirements - Office. (1) A parking capacity of onc thousand seven hundred eighty five 1,952 cars in striped stalls is required based upon the parking requirements of~ 2.81 spaces per one thousand gross square feet of floor area as set forth in the final Terrabay specific plan. Parking shall be provided as follows: (A) Valct and/or assisted parking shall bc used. (A) Valet and/or assistcd parking attendants shall bc on thc site during the pcak usc timcs of the day and thc wcck as spccified in the TDM program, which may be formally amcnded from time to time as specified in the final Terraba)' specific plan. (B) Valet and/or assisted parking shall not be used in the surface parking lot. (C) Valet and/or assisted parking shall be used to the maximum cxtent feasible during special events and or during peak seasons in the parking structures. (2) Striped stalls in the parking structures shall measure eight and one-half feet in width and eighteen feet in length and otherwise meet the requirements of SSF MC 20.74 Parking. Parking adiacent to columns shall be 9 feet in width. (3) Striped stalls in the surface lots shall measure a minimum of eight and one-half feet in width and eighteen feet in length. Two feet of the required eighteen feet may overhang in a landscape area provided that the area is a minimum of six feet in width and the overhang does not interfere with shrub or tree growth. Parallel parking shall measure eight and one-half feet in width and twenty feet in length with four feet of separation between the spaces. (4) Parking and parking services, including valet and/or assisted parking and the size of striped parking for van pool, car pool, shuttle bus and motorcycle parking shall conform to the requirements of the TDM program identified in the final Terrabay specific plan and Chapter 20.74 of the Municipal Code, "Off-Street Parking and Loading." (e) Parking Requirements Child Care (within the Terrabay Commercial Distriot). (1) TV/enty on or off street parking stalls shall be provided for the day care facility. (2) Striped stalls for surfacc parking shall measurc eight and onc half feet in width by eightccn fcet in length. Two fcet of thc rcquired eightcen fcet may overhang in a landscape area provided that the arca is a minimum of six feet in width and the overhang docs not interfere with shrub or trec growth. Parallel parking shall measure cight and one half feet in \vidth and twcnty feet in lcngth \vith four feet of separation betwecn the spaces. (J.)ill A childcare drop-off and pickup area shall be provided that is protected from the flow of traffic and does not impede the flow of traffic. (Ord. 1288 S 1 (D)(part), 2001: Ord. 1263 Exh. A (part), 1999: Ord. 1244 (part), 1999: Ord. 915 S 4 (part), 1983) 20.63.150 Development procedure--Generally. (a) After the Terrabay specific plan district has been annexed to the city, for all land within the 1982/1996 Terrabay specific plan area village and park, commencing after annexation, the Terrabay Phase II Woods specific plan area commencing May 1999; and the final Terrabay specific plan area commencing on January 1, 2005, all maps, plans and permits shall be submitted, processed and approved in the following order: Page 140f 19 (1) Specific plan; (2) Tentative subdivision map, vesting tentative map or parcel map; (3) Precise plan; (4) Final subdivision map (if applicable); (5) Grading (and any associated retaining wall permits) permits; (6) Building or occupancy permits. The city shall not process or approve land use entitlements or permits in any other order. F or example, the city shall not process or approve a precise plan for any land within the Terrabay specific plan district which does not have an approved tentative or parcel map. (b) for the Einal Terrabay ~pecific ~lan area only, and up to and ending on December 31, 2001 all maps plans and permits shall be submitted, processed and appro'.'ed in the following order: (1) Specific plan; (2) Tentative subdivision map, vesting tentative map or parcel map; (3) Precise plan; (1) Rough grading permit; (5) final subdivision map (if applicable); (6) final grading permit; (7) Building or occupancy permits. (c) The parcel map or final subdivision maps and the final precise plans for de'.'elopment of the Terrabay specific plan district shall conform to the standards, criteria and requirements of the applicable Terrabay specific plan. (d) Unless otherwise stipulated in the Terrabay specific plan, all applicable provisions of this code shall be followed including, but not limited to, the payment of all applicable fees as set forth in the master fee schedule of the city. (e) Building permits shall expire as provided in the Uniform Building Code, as approved and amended by the city. (Ord. 1288 S 1 (D)(part), 2001: Ord. 1263 Exh. A (part), 1999: Ord. 1244 (part), 1999: Ord. 915 S 4 (part), 1983) 20.63.160 Precise plan and subdivision maps-Generally. No person shall commence any use or erect any structure or make exterior modifications to any existing use, and no grading permit, building permit or certificate of occupancy shall be issued for any new use or structure or modification thereof until a final subdivision or parcel map and precise plan has been approved by the city council, and said final subdivision or parcel map has been recorded in accordance with the requirements of the T errabay specific plan and of Title 19 of this code except as provided for in South San Francisco Municipal Code Section 20.63.150(B). (Ord. 1288 S 1 (D)(part), 2001: Ord. 1263 Exh. A (part), 1999: Ord. 1244 (part), 1999: Ord. 915 S 4 (part), 1983) 20.63.165 Tentative subdivision maps, vesting tentative maps or parcel maps- Su bmittal-Processing. (a) Tentative subdivision maps, vesting tentative maps or parcel maps for development in the Terrabay specific plan district shall be submitted to the secretary of the planning commission. The secretary shall check each application for completeness and conformance with the Terrabay specific plan. Page 150f 19 (b) If the tentative subdivision map, vesting tentative map or parcel map is found incorrect, incomplete or not in conformance with the Terrabay specific plan, the secretary will notify the applicant of the deficiency within thirty days of submission of the tentative subdivision map or parcel map. (c) Tentative subdivision maps, vesting tentative maps, parcel maps and final subdivision maps shall otherwise be processed as set forth in Title 19 of this code and the Subdivision Map Act (Sections 66410, et seq., of the Government Code) except that a planned unit development procedure is not required for vesting tentative maps. (Ord. 1288 S 1 (D)(part),2001) 20.63.170 Precise plan-Submittal-Initial review. (a) Precise plans for development in the Terrabay specific plan district shall be submitted to the secretary of the planning commission. The secretary shall check each application for completeness and conformance with the Terrabay specific plan. (b) If the precise plan is found incorrect, incomplete or not in conformance with the Terrabay specific plan, the secretary will notify the applicant of the deficiency within thirty days of submission of the precise plan. (c) If the precise plan is found to be complete and correct, the secretary shall proceed as set forth in Sections 20.63.190 and 20.63.200 ofthis code. (d) Subdivision and parcel maps shall be processed as set forth in Title 19 of this code and the Subdivision Map Act (Sections 66410, et seq., of the Government Code) except that a planned unit development procedure is not required for a subdivision or vesting tentative map. (Ord. 1288 ~ 1 (D)(part), 2001: Ord. 1263 Exh. A (part), 1999: Ord. 1244 (part), 1999: Ord. 915 ~ 4 (part), 1983) 20.63.180 Precise plan-Contents. The following information and drawings related to precise plans shall be required for submittal to the secretary of the planning commission at least thirty-five days prior to the planning commission meeting at which the precise plan is to be considered, together with the required filing fees as set forth in the master fee schedule of the city adopted by resolution of the city council: (a) Ten full-sized and twenty-five, eight and one-half inches by eleven inches reduction copies of the precise plan; (b) All tentative subdivision, vesting tentative map or parcel maps within the area covered by the precise plan. The maps shall in every case already be approved as required by Title 19 of this code and the Subdivision Map Act; (c) A legal and physical description of the site, including boundaries, easements, existing topography, natural features, existing buildings, structures and utilities; (d) A plot or site plan, drawn to scale which depicts all proposed on-site improvements, and utilities and the locations of same, in accordance with the standard established in the Terrabay specific plan; (e) A landscape plan drawn to scale which sets forth detailed information in accordance with the landscape requirements of the Terrabay specific plan and the habitat conservation plan, and the director of parks and recreation and maintenance services; (f) Grading, drainage and grading/erosion maintenance plans; Page 160f 19 (g) Architectural plans and detailed exterior elevations indicating profiles, glazing and materials drawn to scale. The applicant shall submit ten black and white full- size print set(s) drawn to one-quarter scale and ten eight and one-half inches by eleven inches reductions showing all land use and buildings, for each precise plan; (h) Scale drawings of all signs and light standards, with details of height, area, color and materials; (i) Plans for off-site improvements associated with the precise plan; and (j) Any other drawings or additional information necessary to show that the precise plans are in conformance with the Terrabay specific plan, as required by the city. (Ord. 1288 S 1 (D)(part), 2001: Ord. 1263 Exh. A (part), 1999: Ord. 1244 (part), 1999: Ord. 915 S 4 (part), 1983) 20.63.190 Precise plan-Action by secretary of planning commission. Upon receipt of the complete precise plan, the secretary ofthe planning commission shall transmit complete copies to the following departments or officers: director of economic and community development, director of public works, city engineer, chief building inspector, director of parks, recreation and maintenance services, police chief, fire chief, and, if affected, the superintendent of the South San Francisco Unified School District, and each serving utility company. (Ord. 1288 S 1 (D)(part), 2001: Ord. 1263 Exh. A (part), 1999: Ord. 1244 (part), 1999: Ord. 915 S 4 (part), 1983) 20.63.200 Planning commission report on precise plan. (a) The date of the actual filing of the precise plan, for purposes of this chapter, shall be the date of the next succeeding closing of the agenda of the planning commission meeting following the presentation of the complete precise plan to the secretary of the planning commission. (b) The secretary of the planning commission shall assemble the various reviews of the precise plan. Upon completion of the city review and consultations, the secretary to the planning commission shall submit the precise plan to the planning commission and shall recommend that the precise plan be approved, conditionally approved or disapproved or suggest modifications. (c) The planning commission shall submit to the city council its written report advising approval, conditional approval or disapproval of the precise plan within thirty days after the actual date of filing, unless that time period is extended by written consent of both the project sponsor and the planning commission. Such report shall set forth in detail the reasons for the recommendations made and shall state all specific conditions recommended for a conditional approval. The report will indicate whether or not the precise plan is consistent with the specific plan and the tentative subdivision maps, vesting tentative maps or parcel maps within the area covered by the precise plan. (Ord. 1288 S 1 (D)(part), 2001: Ord. 1263 Exh. A (part), 1999: Ord. 1244 (part), 1999: Ord. 915 S 4 (part), 1983) 20.63.210 Precise plan-Action by city council. (a) At the next regular meeting of the city council following the filing of the planning commission report with the city council, the city council shall fix a meeting at which the precise plan will be considered, which meeting date shall be within thirty days Page 170f 19 thereafter. The city council shall approve, conditionally approve, or disapprove the precise plan within such thirty-day period. (b) Any conditions imposed will be reasonable and designed to assure attainment of the standards established in the Terrabay specific plan. No approval will be unreasonably withheld by the city council if the precise plan complies with the standards, conditions and requirements of the specific plan. If the city council disapproves the precise plan, it will specify the standards or conditions which have not been met. (Ord. 1288 ~ 1 (D) (part), 2001: Ord. 1263 Exh. A (part), 1999: Ord. 1244 (part), 1999: Ord. 915 ~ 4 (part), 1983) 20.63.220 Mandatory findings for approval of precise plan. The city council shall make the following findings before approving or conditionally approving any precise plan: (a) The project proposed in the precise plan is consistent with the city of South San Francisco general plan and the applicable Terrabay specific plan; and (b) The proposed development and/or construction standards of the precise plan are designed to achieve compliance with the development and/or construction standards of the applicable Terrabay specific plan; and (c) that the development proposed in the precise plan is consistent with the applicable development agreement should one be in effect. (Ord. 1288 ~ 1 (D)(part), 2001: Ord. 1263 Exh. A (part), 1999: Ord. 1244 (part), 1999: Ord. 915 ~ 4 (part), 1983) 20.63.230 Amendments to approved precise plan. (a) If major amendments to the precise plan are desired by the applicant, an application will be submitted to the secretary of the planning commission and processed in accordance with procedures established herein for approval of the original precise plan. (b) Revisions which are minor in nature, other than those imposed as specific condition of plan approval, shall be reviewed and approved by the director of economic and community development. (Ord. 1288 ~ 1 (D)(part), 2001: Ord. 1263 Exh. A (part), 1999: Ord. 1244 (part), 1999: Ord. 915 ~ 4 (part), 1983) 20.63.240 Expiration of precise plan approval. Any precise plan which has been approved, conditionally approved or modified will lapse and shall be deemed void two years after the date thereof if a building permit has not been issued therefor and/or construction has not commenced or has not proceeded with due diligence thereafter. Reasonable extensions of time may be granted by the city council. (Ord. 1288 ~ 1 (D)(part), 2001: Ord. 1263 Exh. A (part), 1999: Ord. 1244 (part), 1999: Ord. 915 ~ 4 (part), 1983) 20.63.250 Permits from other agencies. No development proposal which requires a permit or an approval of any sort to be issued by any local, state or federal agency, may be approved by the city until proof of such other permit, license or approval is on file in the department of economic and community development. (Ord. 1288 ~ 1 (D)(part), 2001: Ord. 1263 Exh. A (part), 1999: Ord. 1244 (part), 1999: Ord. 915 ~ 4 (part), 1983) Page 180f 19 20.63.260 Permissible types of construction. All construction within the boundaries of the Terrabay specific plan district shall at a minimum comply with all applicable provisions of state law and this code. Terrabay specific plan requirements will prevail where more restrictive. (Ord. 1288 S 1 (D)(part), 2001: Ord. 1263 Exh. A (part), 1999: Ord. 1244 (part), 1999: Ord. 915 S 4 (part), 1983) Page 190f 19 EXHIBIT D Transportation Demand Management (TDM) ProlZram for Terrabav Phase III (Mandalay Terrace) in South San Francisco The Transportation Demand Management (TDM) Program for Terrabay Phase III includes on-site transportation coordination, expanded transit, improved bicycling and pedestrian facilities, coordination with the Peninsula Traffic Congestion Relief Alliance programs, incorporation of City conditions of approval and mitigation measures and support services. Specifically there will be: 1. An on-site Transportation Coordinator who will oversee the TDM Program and perform audits, facilitate ride sharing matching, maintain and update bulletin board and kiosk for transit services, sponsor promotional programs; 2. Financial incentives for using transit that entail either expanded SamTrans services in combination with a Commuter Check Program or Private Shuttle with service to Caltrain, BART and adjacent Terrabay neighborhoods; 3. Integrated bicycle parking and support facilities to reduce trips within the Terrabay area; 4. Reduced supply of parking to discourage driving and preferential, designated and free parking for van pool and carpool parking spaces; 5. Guaranteed Ride Home program; 6. Promotion of flextime, telecommuting and similar options that allow employees to fulfill their work requirements, but reduce the amount of vehicle trips to the worksite; 7. Project design that promotes walking and pathway connections to nearby neighborhoods; and, 8. Annual City Monitoring and Program Update to assure program success and amendment as necessary to meet the needs of Terrabay Phase III. Planning Commission Draft Terrabay Phase III Only Specific Plan Appendix B - TDM Program Page B-1 September 2006 9. Traffic and circulation monitoring at full project buildout and occupancy as required by Traffic Mitigation 3.1-11 of the 2005 SEIR and installation of an internal traffic light if needed. The following is a detailed explanation of each of the strategies listed, including the projected trip reduction where a trip reduction will result from a particular strategy. 1. Transportation Coordinator A part-time on-site Transportation Coordinator will be provided in Terrabay Phase III project and will coordinate the transportation programs and provide information and marketing materials to employees at Terrabay Phase III. The Transportation Coordinator will have a small office in the project, and may be an employee of the building property management organization. The office will include area sufficient to display copies of transportation services and schedules, a bulletin board, a desk, a computer and a telephone. The use may be a shared facility such as in the lobby of a building, or a portion of the property management office. Multiple tenants occupy Terrabay Phase III. Lessee/tenant fees will offset the cost of the Transportation Coordinator service. Each lessee/tenant will be required to designate an employee to serve as a point of contact for the Transportation Coordinator. Each lessee / tenant will cooperate with the Transportation Coordinator to share information about their employees that will be useful to TDM programming (e.g. employee home zip codes and/or cross-streets). Compliance will be required through the lease agreements for office and commercial tenants. The Transportation Coordinator's marketing efforts will include at a minimum the following features: A. Coordination with the services of The Peninsula Traffic Congestion Relief Alliance ("Alliance"). The Transportation Coordinator will assure the availability of the following services of the Alliance (or equivalent services from successor or comparable organizations): Planning Commission Draft Terrabay Phase III Only Specific Plan Appendix B - TDM Program Page B-2 September 2006 1. A web portal with descriptions of all TDM programs, program forms, links to the regional rideshare agency's on- line ride matching system, transit/ shuttle schedule information, and links to transit providers. 11. "Stock" materials (Le. materials prepared by other agencies) that will be provided to the tenants of Terrabay Phase III. The Terrabay Transportation Coordinator will be responsible for distributing them to employees. 111. Customized materials that explain the TDM program at Terrabay Phase III. The Terrabay Transportation Coordinator will distribute the materials to Terrabay tenants who will in turn be responsible for distributing them to employees on an on-going basis as well as at new employee orientations. IV. An annual transportation event, such as a transportation information fair or piggy-back on a regional transportation event sponsored by the Regional Rideshare Program. v. A quarterly on-line newsletter which provides rideshare information. The Transportation Coordinator will assure that the newsletter is available to Phase III tenants and employees. B. The Transportation Coordinator will hold an annual carpool registration drive to get names into the rideshare matching database. C. The Transportation Coordinator will maintain a permanent information board or kiosk that displays information pertaining to transit and rideshare services, bicycle programs and facilities, and other relevant programs or services. D. The Transportation Coordinator will be responsible for and required to conduct annual audits of the tenants of Terrabay Phase III to insure that rideshare information and matching services are being provided to employees and tenants of Terrabay Phase III. Planning Commission Draft Terrabay Phase III Only Specific Plan Appendix B - TOM Program Page B-3 September 2006 E. The Transportation Coordinator will conduct annual transportation surveys (within a 95% confidence level) to identify the travel needs of the occupants of Terrabay Phase III. These surveys and reports shall be presented to the Planning Commission and City Council through a City Coordinator who will be a designated contact at the City of South San Francisco. F. The Transportation Coordinator will conduct transportation surveys addressing the opinions on the transit service. G. The Transportation Coordinator will orchestrate an annual transportation fair, which may be coordinated through the Alliance (or its successor organization). H. The Transportation Coordinator will submit all required audits to the City Coordinator. 2. Financial Incentives for Usine: Transit Employees of Terrabay Phase III will be provided convenient access to transit and may receive a significant transit subsidy. Leases will be structured so that tenants shall be required to implement the TDM measures necessary to meet the City's TDM goal. This could include tenant/ employer funded transit subsidies. The leases shall be reviewed by the City Attorney and approved as to form with respect to the requirements to the TDM Program. Transit and shuttle stops shall be secure and easily accessible to all tenants and employees. There will be a designated bus and/or shuttle stop. The expanded transit service and possible subsidy will begin with the "Primary Plan" identified below. An "Alternate Plan", described below, may be substituted for the Primary Plan. The Alternate Plan shall not be implemented without verification by the City Coordinator that parameters outlined below (or substantially equivalent parameters) are being met. ~ Primary Plan Required at Onset of Occupancy: A private shuttle, such as the one that serves the Peninsula Mandalay Condominium Tower, shall be provided. The shuttle program will be funded by tenant/ employer subscriptions. The shuttle would be available to employees and visitors of the Terrabay Phase III development (with no additional usage charge) and Planning Commission Draft Terrabay Phase III Only Specific Plan Appendix B - TDM Program Page B - 4 September 2006 would provide a direct connection to Caltrain and BART with frequent service (30-minute headways). ~ Alternate Plan Based Upon Sam Trans Bus Schedules and Services: The Alternate Plan would be for SamTrans to directly serve the site with its regular service and for the tenants of the Terrabay Phase III development to offer Commuter Checks to employees. Commuter Checks are vouchers that would be used to purchase transit passes from any transit agency. Such subsidy would provide employees at Terrabay Phase III with savings in the purchase of SamTrans monthly passes The site is served by regional buses traveling along Airport Boulevard between the Transbay Terminal in downtown San Francisco and points as far south as the Stanford Shopping Center. SamTrans Route 292 provides half-hourly service on Airport Boulevard connecting to downtown San Francisco, the South San Francisco Caltrain Station, and the San Francisco International Airport. SamTrans Route 297/397 provides one- hour headways connecting to downtown San Francisco, San Francisco International Airport and various Caltrain stations. SamTrans Routes 130 and 132 provide 10 to 15-minute headways (combination of both routes to the Airport Boulevard/Linden Avenue stop) local service within South San Francisco and connect to the South San Francisco BART Station. These routes could better serve the Terrabay Phase III development if one or both were re-routed to travel on Sister Cities Boulevard, rather than Linden Avenue. If possible, this service change should be negotiated with SamTrans upon project approval. The Transportation Coordinator will administer the expanded transit program. Funding for the Primary Plan would be an employer-funded monthly subsidy to employees who ride transit three or more days per week. The employer-based subsidy (as described above) will be required as a part of any sale or leasing agreement in the commercial portion of the project The transit subsidy would be provided as needed, to meet the City's TDM goal per the TDM ordinance. Planning Commission Draft Terrabay Phase III Only Specific Plan Appendix B - TOM Program Page B - 5 September 2006 The Transportation Coordinator will administer any private shuttle to the Terrabay Phase III development. The shuttle would be funded through the same employer fees described above, however, under this Plan, the collected fees would be used to fund a private shuttle and, thus, might reduce the funding to provide Commuter Checks. 3. Bicycle and Pedestrian Facilities To encourage bicycle commuting, Terrabay Phase III will offer the following bike services: A. Terrabay Phase III will be designed to foster a pedestrian- friendly environment, including generous sidewalk areas, attractive pedestrian plazas and urban streetscape environmen ts. B. The development will provide enough covered, enclosed bicycle parking to accommodate 1.5% of the employee population commuting by bicycle as shown in Exhibit A attached hereto. The development will also provide short-term bicycle rack spaces along the commercial streets as shown in Exhibit A. Bicycle parking will conform with the City's Transportation Demand Management Ordinance (Section 20.120 Municipal Code) and shall be located in a controlled, locked access room or area, monitored by security cameras and within the garage or within 100 feet of an attendant or security guard. C. The South Tower (Phase I) of the development will include two (2) showers, one (1) toilet, one (1) lavatory and an adjoining changing facility for men, as well as two (2) showers, one (1) toilet) and one (1) lavatory and an adjoining changing facility for women Showers and changing facilities shall be provided free of charge to the user. The entry doors to the changing facilities shall be located within 100 feet of an attendant or security guard station. D. The development will provide one (1) clothing locker per 25,000 square feet of commercial building space (at least 13 clothing lockers for Phase I and the balance of 14 lockers added for Phase II), all of which might be located in the South Tower Planning Commission Draft Terrabay Phase III Only Specific Plan Appendix B - TDM Program Page B - 6 September 2006 (Phase I). Lockers will be equally dispersed between the men's and woman's changing facilities.). Lockers will also be large enough to hold roller blades. 4. Parking Stratee;ies The ground floor components of the project will employ shared parking concepts to reduce the total supply of on-site parking. Preferential parking for carpools and vanpools shall be provided where applicable. Ten percent of parking spaces shall be reserved for rideshare vehicles (minimum of one space) and be located in close proximity to favorable and secure access points. Marketing efforts by the Transportation Coordinator will target all site employees, regardless of their origins. Marketing efforts alone can increase the number of employees using transportation alternatives about one percent (1%). They also enhance the effectiveness of other measures. This enhancement becomes apparent when the remaining strategies in this plan achieve their high-end trip reduction estimates. 5. Guaranteed Ride Home The Transportation Coordinator will work with the Alliance and tenant contacts to register all businesses for the Guaranteed Ride Home (GRH) program. 8. Site Plan Connectivity The Site plan promotes walking and pathway connections to public transit. The Terrabay Phase III site plan includes internal walkways and walkways around the perimeter of the project. The internal walkways lead pedestrians to open space amenities and retail services. The combination of internal and external walkways leads pedestrians to a SamTrans bus stop directly in front of Terrabay Phase III. The on site amenities, restaurants, and ATM machines will facilitate reductions in vehicle use. Planning Commission Draft Terrabay Phase III Only Specific Plan Appendix B - TDM Program Page B - 7 September 2006 9. Annual City Monitorin2 and Pro2ram Update The City will review the annual traffic data and surveys provided by the Transportation Coordinator. The TDM Program will be modified as necessary to become and remain effective in meeting the needs of the Terrabay Phase III project. This monitoring program shall be consistent with the methods and features that are described in Section 1 of this TDM program. The TDM Program shall be memorialized in all tenant lease or sale agreements. Planning Commission Draft Terrabay Phase III Only Specific Plan Appendix B - TDM Program Page B - 8 September 2006 EXHIBIT A -- TOM - BICYCLE AND PEDESTRIAN FACILITIES USE NSF 300,482 11,083 5,000 316,565 EMPLOYEES 1,054 25 11 1,090 NSF 337,945 11,958 o 349,903 EMPLOYEES 1,186 27 o 1,212 Office 1 Commercial2 Childcare Center3 TOTAL NUMBER OF SPACES REQUIRED AT 1.5% OF TOTAL POPULATION 16 18 Notes: 1. Office employee population assumes 285 square feet per person (per CBRE Economic Benefits Analysis dated 8/17/06). 2. Commercial employee population assumes 450 square feet per person (per CBRE Economic Benefits Analysis dated 8/17/06). 3. Childcare Center employee population assumes 450 square feet per person (per CBRE Economic Benefits Analysis dated 8/17/06). USE NSF 300,482 11,083 5,000 316,565 NSF 337,945 11 ,958 o 349,903 Office Commercial Childcare Center TOTAL NUMBER OF LOCKERS REQUIRED AT ONE LOCKER PER 25,000 NSF 13 14 Planning Commission Staff Report DATE: September 7, 2006 TO: Planning Commission FROM: Allison Knapp, Terrabay Consulting Planner SUBJECT: Terrabay Phase III Only Addendum to the Supplemental Environmental Impact Report (2005 SEIR), Precise and Specific Plan Amendment and Zoning Text and TDM Program Owner: Applicant: Site Address: Case No. Myers Development Myers Development San Bruno Mountain P06-0073: PP06-0002: SP06-000l: DR06-0060: ZA06-0001; DAA06- 0001: EIR04-0002 RECOMMENDATION . Conduct a public hearing on the proposed Terrabay Precise Plan, Specific Plan and Zoning Text Amendments and the draft Transportation Demand Management Program. . Consider the 2006 Addendum to the 2005 SEIR and the Mitigation Monitoring and Reporting Program (MMRP). . Recommend that the City Council certify the 2005 SEIR, consider the 2006 Addendum and adopt the MMRP and approve the entitlement and legislative actions subject to the conditions and requirements identified in the conditions of project approval. BACKGROUND The Planning Commission conducted a public hearing on the 2006 Project on August 17, 2006. The Planning Commission continued the item to the September 7th public hearing. The Commission did not express a clear consensus with respect to the 2006 Project. Some Commissioner's questioned the appropriateness of an office use of this magnitude west of US 101. Two of the Commissioners from the City Council/Planning Commission sub-committee both stated that the 2006 Project is preferable to the currently entitled 2000 Office Project. There was a consensus with respect to appreciation for the refinements made to the 2006 Project as a result of the direction from the Planning Commission and Design Review Board. Planning Commission discussion and concern was expressed with respect to: 1) The phasing of the project and what would occur if only one phase were built. 2) The reduced size of child care center from that in the approved 2000 Project. Staff Report Subject: Terrabay Phase III Only-2006 Project SEIR and Addendum, Specific Plan, Precise Plan and Zoning Text Amendment and TDM Program September 7, 2006 Page 2 of 13 3) The storage space, dressing area and size of the performing arts center and the potential for the allocated size to be inadequate. 4) The terms of an operating agreement for the performing arts center with respect to its availability and the responsibility for maintenance of the facility. 5) The type of seating in the performing arts center. 6) The dollar value of the public art program. 7) The screening of the garage and need to step the structures more into the hillside. 8) The types of retail uses that would occupy the retail commercial component of the 2006 Project and their potential quality and viability. 9) The potential for circulation impacts at the 2006 Project driveway onto Airport Boulevard. 10) The type of statement that the architecture should make with respect to the site and the community. 11) The desire to have a hotel on the Phase III site. Project Description: The parking for the 2006 Project has been changed by the Applicant since the August 17th meeting. The Applicant proposes to construct 1,952 parking spaces (as opposed to 2052) on the site. The parking ratio would be 2.81/1,000 gross square feet of floor area excluding the performing arts center. The parking ratio is still in excess of the 2.68/1,000 gross square feet of floor area currently entitled and appropriate for Transportation Demand Management measures. The Applicant will present the proposed modifications to the architecture at the September ih public hearing. DISCUSSION Environmental Documentation Staff prepared an addendum to the 2005 Supplemental Impact Report (2005 SEIR) which tiers from the 1998/99 SEIR, the 1996 SEIR and the 1982 EIR. The Addendum is attached to this report in a bound document (Attachment V). Crane Transportation Group conducted a traffic analysis for the 2006 Proj ect and compared it to the impacts and mitigations identified in the 2005 SEIR. The proposed project has similar impacts to the 1998/99 SEIR and in every case impacts that are substantially less than those identified in the 2005 SEIR. The following impacts and mitigation measures from the 2005 SEIR do not apply to the 2006 Project: Staff Report Subject: Terrabay Phase III Only-2006 Project SEIR and Addendum, Specific Plan, Precise Plan and Zoning Text Amendment and TDM Program September 7, 2006 Page 3 of 13 1. Aesthetics Impact and Mitigation Measure 3.5-2 which addresses night lighting mitigations to protect residential uses on the Phase III site. The 2006 Project does not propose residential land uses. 2. Noise Impact and Mitigation Measure 3.3-3 Increases in Traffic Noise in 2020. The expected increase in traffic noise due to the 2005 Project generated traffic was calculated based on the traffic projections for a larger mixed-use project that included residential uses. The 2006 Project does not include residential uses and is similar in scope to that of the 2000 Project. The 2006 Project would not increase noise above that identified in the 1998/99 SEIR due to the reductions size and the elimination of residential land uses in the 2006 Project. 3. Noise Impact and Mitigation 3.3.4 Project Generated Mechanical Equipment Noise The 2005 Project involved mixed use development which introduced the potential for stationary noise sources associated with the commercial uses to adversely affect noise sensitive residential uses. The most likely source of noise impact would be from outdoor mechanical equipment used for ventilation and air-conditioning. Noise mitigation is not required based upon the 2006 Project proposed land use. Additionally the City's Design Review Board required shielding of mechanical equipment. The City's Municipal Code requires 2006 Project conformance with the City's Noise Regulation (Chapter 8.32.030). These standards generally require continuously operating equipment to meet a noise level of 60 dBA during the day and 55 dBA during the night. 4. Public Services and Utilities Impact and Mitigation 3.10.1 Increased Demand for Police Services The 2005 Project was a larger more intense land use than the 2006 Project. The Police Department has determined that absence of both the movie theatre and the 24/7 lifestyle activities proposed in the 2005 Project reduces the impacts to police services and six new officers are not needed. Additionally, the 2006 Project applicant shall incorporate recommendations from the SSFPD into their site design and operations that affect crime prevention, security, traffic safety and other concerns as a condition of2006 Project approval. 5. Public Services and Utilities Impact and Mitigation 3.10.2 Increased Demand for Fire Services Development of the 2005 Project would have increased call volumes, including rescue and medical services, to the SSFFD as a result of the increase in new residents, employees and visitors to the site. The site location, construction type, occupancy type, and high concentration of occupants would have severely affected the first fire unit responding to fire, medical, hazardous material, or other emergency calls. SSFFD would require one additional position (three personnel) for fire control, evacuation, medical scene management, care of injured persons, and other emergencies. The 2006 Project is a less intense land use and the Fire Staff Report Subject: Terrabay Phase III Only-2006 Project SEIR and Addendum, Specific Plan, Precise Plan and Zoning Text Amendment and TDM Program September 7, 2006 Page 4 of 13 Department (Fire Marshall Niswonger) has stated that the mitigations from the 1982 EIR and the 1996 and 1998/99 SEIR's are adequate to mitigate project impacts. 6. Public Services and Utilities Impact and Mitigation 3.10.4 Potentially poor signal strength and reception sites within proposed buildings and parking structures Proposed high-rise buildings and multi-level parking structures in the 2005 Project would have dense building materials, including concrete and steel. These structures may have poor signal strength and reception sites. The Police and Fire Departments through conditions of 2006 Project approval have stated that similar conditions of approval required for the Peninsula Mandalay Project shall apply to the 2006 Project. Therefore, mitigation through the CEQA process is not necessary. 7. Public Services and Utilities Impact and Mitigation 3.10.5 Wildland Fire Potential There exists the potential for an urban wildland fire. The Applicant shall be required through conditions of project approval and by law (California Fire Code) to design the 2006 Project with a 100 foot fire buffer. The 2006 Project reflects the 100 foot buffer requirement. The Property Owners Association shall be required through CC&R's required by the City to maintain the fire buffer. (California Fire Code, 2001 Sec. 110.4). 8. Public Services and Utilities Impact and Mitigation 3.10.8 Increased demand on the wastewater collection system in Airport Boulevard The mitigation measure required televising the sanitary sewer lines serving the project to identify its capacity. The study was completed under the supervision of the Engineering Department. The sanitary sewer line was found to have adequate capacity for the 2006 Project and cumulative development (Ray Razavi, City Engineer, August 17,2006). 9. Traffic and Circulation Impact and Mitigation 3.1-11 On Site Parking applied to the 2005 Project. There is no parking impact associated with the 2006 Project as demonstrated in the 2006 Initial Study. 10. Traffic and Circulation Impacts and Mitigations 3.1-2, and 3.1-6 2006 Project impacts are less than significant and require no mitigation where mitigation was required for the 2005 Project Trip generation, Intersection Level of Service at Oyster Pointe/DubuquelUS 101 Northbound on- ramp for 2010 and 2020 was significant (and could be mitigated) with the 2005 Project and is less than significant with no mitigation required for the 2006 Project. Additionally, vehicle queuing impacts at Airport/Sister Cities/Oyster Point and Dubuque Boulevards for both the 2010 and 2020 years can be mitigated to less than significant with the 2006 Project. These same impacts for the 2005 Project could not be mitigated. The 2006 Project would have the same air quality and traffic impacts associated with the entitled 2000 Project. The City adopted Findings of Overriding Considerations for Changes in Regional Long-Term Staff Report Subject: Terrabay Phase III Only-2006 Project SEIR and Addendum, Specific Plan, Precise Plan and Zoning Text Amendment and TDM Program September 7, 2006 Page 5 of 13 Air Quality (Impact 4.5-3 998/99 SEIR), Traffic Impact Year 2000 Base Case Plus Phases II and III Freeway (Impact 4.4-1 1998/99 SEIR), 2010 Base Case Plus Phases II and III Freeway (Impact 4.4-4 1998/99 SEIR) and 2010 Base Case Plus Phases II and III Ramps (Impact 4.4-5 1998/99 SEIR) on November 21, 2000 by Resolution 147-2200 for these impacts. The environmental resolutions re-state the findings of overriding considerations for the 2006 Proj ect. The proposed Mitigation Monitoring and Reporting Program IS attached to the staff report as Attachment VI. EVALUATION Project Phasing Concerns were expressed that the project would lose its "impact" or be out of balance should it be constructed in phases. The following condition of approval is included for Planning Commission consideration with respect to project phasing. The 2006 Project shall be an essentially "complete project" should the project be constructed in two phases. Therefore, notwithstanding which office tower may be constructed first, the day care, performing arts, landscaping, Point of San Bruno Mountain land replanting and public art program shall be in place at the time a certificate of occupancy is issued for the first phase of construction. The remaining yet-to-be developed portion of the project shall be landscaped, include outdoor seating areas and outdoor art, such as sculpture. A plan that represents a "complete project" shall be submitted along with the building permits for the first phase of construction should the project be phased. The Plan shall be reviewed and approved by the Chief Planner and shall include at a minimum the requirements of this condition. A plan that mitigates any future construction impacts to the day care center shall also be included as a part of this plan. Child Care Center The 2006 Project plans for a 100-child care facility within 5,000 square feet of indoor space and 7,500 square feet of outdoor play area The 2000 Plan was sized for 9,000 square feet of interior space and 4,000 square feet of exterior space. Staff includes the following condition of approval to address this issue that the Planning Commission raised. The applicant shall submit evidence sufficient to the Chief Planner and Building Official that the space as designed or expanded is adequate to meet state licensing requirements for the Child Care Center. Space shall be designed to accommodate a minimum of 100 children. The evidence may require a letter from the state. A construction phasing plan that mitigates any impacts to the child care center is required as part of the condition identified below. The Staff Report Subject: Terrabay Phase III Only-2006 Project SEIR and Addendum, Specific Plan, Precise Plan and Zoning Text Amendment and TDM Program September 7, 2006 Page 6 of 13 tenant improvements for the Child Care facility shall be included in the first phase building permit drawings and shall be in compliance with state licensing requirements to ensure a "turn-key" facility. Additionally, the proposed language in the Specific Plan (see Exhibit B) would stipulate that 5,000 square feet is the minimum area for the child care facility, with the understanding that more area may be needed to comply with state licensing requirements. Performing Arts Facility The performing arts center has been increased from a 150-seat, 2,080 square foot shared facility to a 200-seat, 3,100 square foot shared facility, in response to Planning Commission and Steering Committee comments. The stage is proposed to be 720 square feet with an additional 300 square feet of storage. An additional shared use pre-function area (office lobby and performing arts pre-function) of 4,500 square feet is also proposed. The 2000 Project included a 5,000 square foot performing arts facility. The following conditions of approval are included for Planning Commission consideration with respect to performing arts facility. An "operating agreement" between the City and the Developer and his successors and assigns for the use of the Performing Arts Facility shall be executed prior to issuance of any building or grading permits for any phase of the 2006 Project. The operating agreement at a minimum shall stipulate that the facility is for the use of the City, civic groups and performing arts groups free of charge. Square footages of uses such as stage, seating and storage shall be stipulated in the agreement. The hours and days the facility shall be available to the aforementioned groups shall also be stipulated in the agreement. A minimum of eight dedicated theatre lights and a dedicated theatre control booth as well as a theatre sound system shall be provided in the performing arts facility for exclusive use of the performing arts and civic groups as stipulated in the operating agreement. The performing arts facility shall be developed in consideration of acoustical performance. The seating shall be fixed seating and angled (as in stadium seating) to facilitate view of the stage. Restaurant and Business Quality and the Option for a Hotel Use An important element of the project is the quality of the retail and the restaurant(s). Good quality restaurants and retail will bring consumers to the site nights and weekends as well as provide services for the office users during the week. Businesses such as Baja Fresh, Starbucks, Peets Coffee and Tea, The Cheescake Factory, Gordon Biersch, Jamba Juice, Pasta Pomodoro, Wolfgang Puck, Kulettos and 11 Fornaio are higher end well-performing businesses appropriate for the site. Specialty services such as computer stores or bookstores would also be appropriate support uses. Staff Report Subject: Terrabay Phase III Only-2006 Project SEIR and Addendum, Specific Plan, Precise Plan and Zoning Text Amendment and TDM Program September 7, 2006 Page 7 of 13 The Terrabay Specific Plan Zoning District proposed amendments include the types and quality of restaurant, office and potential hotel uses that are permitted. The proposed language shown in context of the Ordinance in Exhibit B is excerpted in the following: (7) High quality commercial and restaurant uses recognized nationally by their name are permitted commercial retail uses on the Phase III Commercial site. Businesses such as Baja Fresh, Starbucks, Peets Coffee and Tea, The Cheescake Factory, Gordon Biersch, Jamba Juice, Pasta Pomodoro, Wolfgang Puck, Kulettos and II Fomaio are higher end well-performing businesses appropriate for the Phase III site. Specialty services such as computer stores, office supply, bookstore stores, retail dry cleaner outlets, shoe repair, florists, specialty high-end grocery and/or deli uses, sundry shops, boutiques and similar uses are permitted support uses. These types of retailers or their equivalent are permitted. Significant deviations from these types of retail uses, as determined by the Chief Planner, may not be permitted or may require a Conditional Use Permit. The applicant will be required to demonstrate how the proposed use is substantially equivalent to the uses and retailers listed above. No fast food drive through restaurants are permitted on the Phase III site. Medical office and associated uses are not permitted on the ground floor. Retail oriented financial or business serving uses that support commercial retail such as Automatic Teller Machines (ATM's) are permitted with approval of a use permit on the ground floor and provided that these types of uses can be shown to be of benefit to the employees ofthe site and do not exceed 10 percent of the ground floor retail space. (8) Class A Office buildings for office gross square footage of 665,028 square feet; (11) Performing arts center (200 seat minimum) within the office building; (12) Child care center serving a minimum of 100 children with outdoor play area; (13) Hotel, four star or better. Any hotel shall be developed, constructed and maintained to satisfy all requirements necessary to meet a four diamond rating as established by the Diamond Rating Guidelines published by the American Automobile Association in place as of the effective date. Circulation Impacts onto Airport Boulevard The traffic and circulation analysis prepared for the 2006 Project (included in the 2006 Addendum and in Attachment V, herein) identified the potential for queuing impacts onto Airport Boulevard (Impact 3- 1-10 2005 SEIR and the 2006 Addendum). The proposed Terrabay Specific Plan District zoning text amendments and the Mitigation Monitoring and Reporting Program (MMRP) both address this concern. In particular, the MMRP requires monitoring of the performance of the intersection at build-out and occupancy to identify if queuing impacts occur. The mitigation measure requires that: Staff Report Subject: Terrabay Phase III Only-2006 Project SEIR and Addendum, Specific Plan, Precise Plan and Zoning Text Amendment and TDM Program September 7, 2006 Page 8 of 13 The first intersection on the site shall be monitored after full project completion and occupancy. The monitoring shall be funded through a developer pass-through account. Backups off the project site or driver confusion will result in signalizing the intersection with timing coordinated to the signal at the project access intersection with Airport Boulevard. Additionally, there will be adequate right-of-way area to provide either an exclusive right turn lane andlor an exclusive left turn lane on the inbound driveway approach to the first internal intersection should the results of the monitoring indicate the necessity to do so. Also, right-of-way will be provided on the outbound driveway approach to Airport Boulevard to provide a second exclusive right turn lane, should the results of the monitoring indicate the necessity to do so (Mitigation Measure 3.1-10 2005 SEIR as modified for the 2006 Project). The 2006 Project is designed to accommodate future widening in this area. Additionally the proposed text amendments to the Zoning Ordinance ensure compliance with the spatial requirements. The proposed text amendments state: (b) Entry / Exit Drive. A privately maintained entry drive shall be constructed to serve the Terrabay commercial district. The drive shall have an 88 foot right-of-way at the intersection of Airport Boulevard which will accommodate two inbound lanes, three outbound lanes and a median. The additional right of way will also accommodate an additional outbound lane if warranted by the circulation monitoring required by the 2005 SEIR and 2006 Addendum. (c) Internal Intersection: The first internal inbound driveway shall include a minimum of 52 feet of right-of-way to accommodate two inbound traffic lanes and the potential for an additional exclusive right turn and left turn lane pocket. The outbound portion of the driveway shall include a minimum of 48 feet of right-of-way to accommodate three outbound lanes of traffic and the potential for an additionallane should circulation monitoring warrant the addition of the lane. 32 Moderate Income Units The 2000 Project was approved with the requirement to provide 32 units of moderate income (120% of median) housing. The 2006 Project proposes 32 units of moderate income housing to be under construction at an off-site location within the City prior to issuance of a certificate of occupancy for the Phase I office tower. A "Housing Agreement" shall be entered into between the Applicant and the City pursuant to the City's Inclusionary Housing Ordinance. Staff has also included the following recommended condition of approval. The Applicant shall have completed construction of the 32 off-site moderate income housing units prior to a certificate of occupancy being issued for any phase of the Phase III 2006 Staff Report Subject: Terrabay Phase III Only-2006 Project SEIR and Addendum, Specific Plan, Precise Plan and Zoning Text Amendment and TDM Program September 7, 2006 Page 9 of 13 Project. As an alternative the Applicant shall provide a performance bond in favor ofthe City for constrUction costs to ensure completion of the 32 units within one year of occupancy of any Phase III building. A "Housing Agreement" required by City Ordinance shall be executed between the Developer and the City prior to issuance of any grading or building permits for the 2006 Project (Phase III). Garage Screening, Architectural Design and the Public Art Program The Applicant will address these concerns at the September 7th meeting. Development Agreement There have been some discussions that a development agreement may not be necessary for the Phase III 2006 Project. Therefore, the conditions of project approval, specific plan language and zoning text amendments have been crafted to cover the concerns that various City officials have raised as important, to date. However, the Planning Commission may desire to express an opinion as to the preference or lack thereof for a development agreement Fiscal Analysis Myers Development acquired the services of a consultant to quantify the economic and fiscal impacts of Phase III, Terrabay. The City's Finance Director reviewed their analysis and believes the revenue estimates are overstated due to the following assumptions that the consultant or Myers Development made: . The City will receive approximately 11.8% of property taxes that the finished development will generate, as the consultant projected. However, property taxes on new construction are not based on operating revenues, as the consultant assumed. In a phone conversation with the County of San Mateo's Deputy Assessor, the Finance Director confirmed that the County bases assessed value on new construction on solely the value of that construction. The consultant's estimate is therefore overstated. A more precise estimate would not be possible without knowing if Myers was intending to sell the land after the project is completed (after which, the land would be reassessed), or whether he would be leasing the buildings out (in which case the land would not be reassessed). . The consultant assumed the City's sales tax revenues from office workers based on a national average of office worker spending during the workday. However, it would not be reasonable to assume that all of the office worker's spending during the work week would occur in South San Francisco; some of it would spill over to surrounding communities with regional shopping centers, for example. Staff Report Subject: Terrabay Phase III Only-2006 Project SEIR and Addendum, Specific Plan, Precise Plan and Zoning Text Amendment and TDM Program September 7, 2006 Page 10 of 13 . The consultant also assumed a per capita allocation of franchise fee revenue. However, a large portion of the City's franchise fee revenue comes from cable television subscription revenue, which would not be much of a factor in office development. That portion of franchise fees would need to be backed out of the consultant's numbers for a more realistic estimate. . One-time revenues are assumed for construction sales taxes. The City has used a sales tax consultant that has not seen a city earn more than $50,000 or so from this type of arrangement, but Myers asked the consultant here to assume $644,000, which does not seem reasonable. Transportation Demand Management Program The draft TDM Program is included in Exhibit D. The TDM Program includes the following: . Transportation Coordinator who will oversee the TDM Program and perform audits, facilitate ridesharing matching, maintain and update bulletin board and kiosk for transit services, sponsor promotional programs; . Financial incentives for using transit that entail either expanded SarnTrans services in combination with a Commuter Check Program or Private Shuttle with service to Caltrain, BART and adjacent Terrabay neighborhoods; . Integrated bicycle parking and support facilities to reduce trips within the Terrabayarea; . Reduced supply of parking to discourage driving and take advantage of shared-parking opportunities generated by mixed use development, the use of valet parking and designated and free parking for vanpool and carpool parking spaces; . Paid parking; . Guaranteed Ride Home program; . Promotion of flextime, telecommuting and similar options that allow employees to fulfill their work requirements, but reduce the amount of vehicle trips to the worksite; . Project design that promotes walking and pathway connections to mixed use facilities that provides goods and services; and, . Annual City Monitoring and Program Update. In accordance with the City's TDM Ordinance, a final TDM plan shall be required prior to issuance of a building pennit which shall be reviewed for compliance with the City's Ordinance requirements, including shower and locker facilities, as shown in Exhibit D. .. Staff Report Subject: Terrabay Phase III Only-2006 Project SEIR and Addendum, Specific Plan, Precise Plan and Zoning Text Amendment and TDM Program September 7, 2006 Page 11 of 13 Zoning Text Amendments The proposed zoning text amendments include updating the Terrabay Specific Plan District to conform to the City's updated Municipal Code. Other revisions include minor corrections from typographical errors or names, sections that are out of date and not applicable and corrections on names of neighborhoods. Attachment H.C includes the proposed Terrabay Specific Plan District amendments in their context and entirety. Specific Plan Amendment State Law Requirements California Government Code Section 65451 governs the content of specific plans. The requirements include a text and diagram which specify all of the following in detail: 1. The distribution, location, and extent of the land uses of land, including open space, within the area covered by the plan. 2. The proposed distribution, location and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan. 3. Standards and criteria by which the development will proceed and standards for the conservation, development, and utilization of natural resources, where applicable. 4. A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out paragraphs (1), (2) and (3). 5. The specific plan shall contain a statement of the relationship of the specific plan to the general plan. The proposed precise plan contains this information along with the existing approved 2000 Final Terrabay Specific Plan. Should the Planning Commission and City Council approve the project, direction will be given to staff to make the modifications to the 2000 Final Terrabay Specific Plan (text and diagram) that reflect the 2006 precise plan as approved. 2006 Project Conformance with the City's General Plan The proposed 2006 Project conforms to the land uses identified in the approved and in-effect 2000 Final Terrabay Specific Plan. The proposed 2006 Project conforms to the City's General Plan as identified in Staff Report Subject: Terrabay Phase III Only-2006 Project SEIR and Addendum, Specific Plan, Precise Plan and Zoning Text Amendment and TDM Program September 7, 2006 Page 12 of 13 the August 17, 2006 staff report (Attachment III) and as shown in the resolution recommending approval of the Terrabay 2006 Project Precise Plan, Specific Plan and Zoning Text Amendments and draft TDM Program in Attachment II. CONCLUSION The 2006 Project conforms to the City's General Plan. Many conditions of approval have been recommended that address the various concerns of City officials. Staff recommends that the Planning Commission adopt the attached resolution recommending that the City Council: 1) certify the 2005 SEIR and consider th~-2006 Addendum; 2) approve the specific plan and zoning text amendments; and, 3) approve the precise plan amendment and the preliminary TDM Program, as conditioned. /' / , By: ~/// ' , // Allison Knapp, Planning Consultant Attachments: 1. Resolution Recommending Certification of the 2005 Supplemental Environmental Impact Report and Consideration of the 2006 Addendum with Exhibits: A Findings Concerning Significant Impacts and Mitigation Measures and Less Than Significant Impacts. B Statement of Overriding Considerations. C Findings on Impacts and Mitigation Measures From the 1982 EIR, 1996 SEIR, 1998/99 SEIR Not Further Analyzed in the 2005 SEIR II. Resolution Recommending Approval of the Terrabay 2006 Project Precise Plan, Specific Plan and Zoning Text Amendments with Exhibits: A Conditions of Project Approval B Proposed Specific Plan Amendments C Terrabay Specific Plan District amendments (proposed) D Draft Transportation Demand Management Program. III. Planning Commission Staff Report dated August 17,2006. IV. Minutes a. August 1,2006 Joint Planning Commission/Design Review Board Meeting b. Planning Commission Minutes from August 17, 2006 Public Hearing. c. Design Review Board of May 16, 2006 and June 20,2006 Staff Report Subject: Terrabay Phase III Only-2006 Project SEIR and Addendum, Specific Plan, Precise Plan and Zoning Text Amendment and TDM Program September 7, 2006 Page 13 of 13 V. 2005 Draft and Final Supplemental Environmental Impact Report and 2006 Addendum. VI. Mitigation Monitoring and Reporting Program. VII. Plans - ~'t\l SM" if ~ - ~~ (~ j) C4l1FO-p..~\~ - Planning Commission Staff Report DATE: September 21, 2006 TO: Planning Commission SUBJECT: 90 DAY REVIEW 1. Use Permit allowing the conversion of a two-story 65,694 square foot industrial building into commercial postal facility with exterior building improvements, landscaping upgrades and open at-grade parking accommodating up to 66 parking spaces, loading spaces and 9 truck trailer parking spaces, generating in excess of 100 average daily vehicle trips and 24 hour operation. 2. Design Review of a two-story 65,694 square foot industrial building into commercial postal facility with exterior building improvements, landscaping upgrades and open at-grade parking accommodating up to 66 parking spaces, loading spaces and 9 truck trailer parking spaces. Project Location: 3.19 acre site situated at 220 Shaw Road (APN 015- 164-010 and 015-164-220) in the Industrial (M-l) Zone District. SSFMC Chapters: 20.81 and 20.85. Owner: John Bacon Applicant: Michael Nilmeyer Case No.: P05-,0064 (UP05-0014 & DR05-0014) RECOMMENDATION: That the Planning Commission conduct the 90 Day Review. BACKGROUNDIDISCUSSION: The Planning Commission conducted a 1 Year Review at its June 15, 2006 meeting. At the meeting the Commissioners observed that most of the site improvements had been completed, the Parcel Map had been recorded, no complaints had been received from any businesses regarding the FedEx operations, nor had any complaints been received regarding drivers parking vans at their personal residences in South San Francisco. The Commissioners noted that FedEx had obtained a City Business License, but that none of the drivers (independent contractors) had obtained licenses. Staff Report To: Planning Commission Subject: 90 Day Review - P05-0064 FEDEX 220 Shaw Road September 21, 2006 Page 2 of2 The Commissioners expressed concern that the applicants had not attended the meeting, regarding the parking of FedEx vehicles on the street, and that the drivers had not applied for Business Licenses. The Commissioners directed that the matter be subject to a 90-Day Review and that City staff contact FedEx. City staff contacted FedEx and advised their representatives of the Commissioners' concerns. The original staff report and the conditions of approval are attached. RECOMMENDATION: That the Planning Commission conduct a review and determine if further review is warranted. ATTACHMENTS: Conditions of Approval Planning Commission Staff Report & Conditions of Approval- June 16,2005 Minutes - June 15,2006 ~'t\l ~ 'if (0 ~ >- - ~ ~ v 0 C'. ~lf-. 4l1FOtt~ - Planning Commission Staff Report DATE: June 15,2006 TO: Planning Commission SUBJECT: 1 YEAR REVIEW 1. Use Permit allowing the conversion of a two-story 65,694 square foot industrial building into commercial postal facility with exterior building improvements, landscaping upgrades and open at-grade parking accommodating up to 66 parking spaces, loading spaces and 9 truck trailer parking spaces, generating in excess of 100 average daily vehicle trips and 24 hour operation. 2. Design Review of a two-story 65,694 square foot industrial building into commercial postal facility with exterior building improvements, landscaping upgrades and open at-grade parking accommodating up to 66 parking spaces, loading spaces and 9 truck trailer parking spaces. Project Location: 3.19 acre site situated at 220 Shaw Road (APN 015- 164-010 and 015-164-220) in the Industrial (M-l) Zone District. SSFMC Chapters: 20.81 and 20.85. Owner: John Bacon Applicant: Michael Nilmeyer Case No.: P05-0064 (UP05-0014 & DR05-0014) RECOMMENDATION: That the Planning Commission conduct the 1 Year Review. BACKGROUNDIDISCUSSION: The project involved the conversion ofthe existing industrial building into a FEDEX Home Delivery package distribution facility with exterior building and site improvements, including new and more extensive landscaping, open at-grade parking for 66 parking spaces, loading facilities and 9 truck trailer parking spaces. The building employs 48 persons consisting of 30 drivers, 12 package handlers and 6 office workers. ....Inll .,c-;,nlll Staff Report To: Planning Commission Subject: 1 Year Review - P05-0064 FEDEX 220 Shaw Road June 15,2006 Page 2 of2 Materials are delivered to the facility by up to six trucks with 28 foot trailers each day during early morning hours and late evening hours. Package delivery drivers will arrive with their small cargo vans by 5:30 AM and depart by 7:30 AM. Drivers will not return to the project site until the next morning as they take their vans to their personal residences. Overnight parking for a total of nine of the 28 foot trailers is provided in addition to the loading dock that can accommodate another 6 tractor-trailer combinations. The Planning Commission required a 1 Year Review for several reasons including, but not limited to, the following: . To ensure the improvements were completed and the Parcel Map recorded. . To ensure that the operations were not causing adverse effects on adjacent businesses. . To determine ifthe drivers (independent contractors) parking their vans at their personal residences resulted in any aesthetic effects. . To determine if the drivers obtained the required City Business Licenses. With the exception of the replacement of a water line in the front of building, the improvements have been completed and the Parcel Map recorded. No complaints have been received from any businesses regarding the Home FedEx operations, nor have any complaints been received regarding drivers parking vans at their personal residences in South San Francisco. To date only Home PedEx has applied for and received a City Business License. . The original conditions of approval are attached. RECOMMENDATION: That the Planning Commission conduct a review and determine if further review is warranted. ----- ATTACHMENTS: Conditions of Approval Planning Commission Minutes - June 16, 2005 CONDITIONS OF APPROVAL P05-0064: UP05-0014 & DR05-0054 FedEx Distribution Center 220 Shaw Rd. (As approved by the Planning Commission on June 16, 2005) A. PLANNING DIVISION 1. The applicant shall comply with the City's Standard Conditions and with all the requirements of all affected City Divisions and Departments as contained in the attached conditions, except as amended by the conditions of approval. 2. The construction drawings shall substantially comply with the Planning Commission approved plans, as amended by the conditions of approval, including the plans prepared by Nilmeyer and Nilmeyer Associates/Architects, dated May 23, 2005, submitted in association with P05-0064. 3. Prior to the issuance of the Building Permit, the landscape plan shall be revised to incorporate the Design Review Board suggestions made at their May 17, 2005 meeting and shall also include mature shrubs, trees that have a minimum size of24 inch box and 15% of the total number of proposed trees shall have a minimum size of 36 inch box. To meet the minimum City site area landscape requirement, the plans shall also be revised to include landscaping of a portion ofthe former railroad spur in sufficient area to meet the City minimum requirement. The landscape plan shall be subject to the review and approval by the City's Chief Planner. 4. Prior to the issuance of any Building Permit, the plans shall be revised to provide a painted vehicle aisleway at the back of the building. The intent of stripping is to avoid the area being used for parking of loading and to facilitate circulation through the area. The aisleway shall be subject to the review and approval by the City Fire Marshall and the City's Chief Planner. 5. Prior to the final inspection the applicant shall record a Parcel Map merging the abutting parcels. The Parcel Map shall be subject to the review and approval of the City Engineer. 6. Prior to the issuance of any permit, all roll-up doors that are not functional or converted to mechanical ventilation facilities, shall be filled-in and finished to match the exterior building. Only one roll-up door facing Shaw Road shall be allowed to remain functional all other doors facing Shaw Road shall be filled in and finished to match the building exterior. Mechanical ventilation facilities shall not directly face Shaw Road. The plans shall be subject to the review and approval of the City's Chief Planner. 7. The plans shall be subject to an annual review by the Planning Commission. (Planning Contact Person: Steve Carlson 650/877-8353, Fax 650/829-6639) Conditions of Approval P05-0064 - 220 Shaw Road Page 2 of9 B. ENGINEERING DIVISION STANDARD CONDITIONS 1. The developer shall comply with the conditions of approval for commercial projects, as detailed in the Engineering Division's "Standard Conditions for Commercial and Industrial Developments", contained in our "Standard Development Conditions" booklet, dated January 1998. This booklet is available at no cost to the applicant from the Engineering Division. The building permit application plans shall conform to the standards of the Engineering Division's permit application plan submittal requirements, including the submittal of a grading, drainage and utility plan for the building. 2. The applicant shall obtain an encroachment permit for all work to be performed in the City right-of-way. All frontage and utility improvements, including sewer, gas & electric connections, shall be constructed by the applicant's contractor, in accordance with plans approved by the Engineering Division staff, at no cost to the City of South San Francisco. 3. The building permit application plans shall conform to the standards of the Engineering Division's permit application plan submittal requirements, including the submittal of a grading, drainage and utility plan for the building. 4. The applicant shall obtain an encroachment permit for all work to be performed in the City right-of-way. All frontage and utility improvements, including sewer, gas & electric connections, shall be constructed by the applicant's contractor, in accordance with plans approved by the Engineering Division staff, at no cost to the City of South San Francisco. SPECIAL CONDITIONS 1. The work shall be constructed to City Standards, pursuant to a secured encroachment permit, or off-site development improvement agreement, obtained prior to receiving a building permit for the subject project. The cost of all work and permits to mitigate the infrastructure impacts of the subject project shall be borne by the applicant and shall be performed at no cost to the City of South San Francisco. 2. Upon completion of the building alterations and site improvements, the applicant shall clean and reconstruct the existing curb, gutter, driveway approaches and handicap ramps (if necessary), along the entire frontage of the subject parcel to conform to current City public improvement safety and drainage standards, prior to receiving a "final", or occupancy permit, for the subject project. Conditions of Approval P05-0064 - 220 Shaw Road Page 3 of9 ON-SITE IMPROVEMENTS 1. A report including all calculations shall be prepared by the applicant's drainage consultant and submitted to the City Engineer for review and approval. The report shall describe the condition and adequacy of any existing storm drainage facilities that will be re-used and shall justify the design of all proposed new improvements to the site's drainage system. The applicant shall design and install the drainage improvements described in the approved report, to the satisfaction of the Engineering Division. 2. The applicant shall design, construct and install a drainage system capable of accommodating a 10-year design storm, within the site for required parking and vehicle or pedestrian access to or from the facility. Any existing drainage facilities that are proposed to be re-used shall be inspected by a competent consultant and cleaned, repaired, or improved by the applicant's contractor, in order to conform to City Engineering Division site drainage standards. Existing or proposed surface flow will not be sufficient for the subject project. Storm drain pipes, shall not connect to each other at a "blind" connection. All storm drains shall begin and end at a manhole, catch basin, inlet, or junction box, in order to provide access for maintenance. 3. New storm water pollution control devices and filters shall be installed within the existing and new site drainage facilities in the entire site, as required to prevent pollutants deposited on the impervious surfaces within the site from entering the public storm drains. Plans for these facilities shall be prepared by the applicant's consultant and submitted to the Engineering Division for review and approval. 4. The applicant shall show the loading dock procedures to verify adequate traffic circulation and provide existing asphalt calculations for the entire site to verify the capability of the road surface for the subject project. (Engineering Division: Michelle Bocalan (650) 829-6652) C. POLICE DEPARTMENT A. Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. B. Building Security 1. Doors a. The jamb on all aluminum frame-swinging doors shall be so constructed or protected to withstand 1600 lbs. of pressure in both a vertical distance Conditions of Approval P05-0064 - 220 Shaw Road Page 4 of9 of three (3) inches and a horizontal distance of one (1) inch each side of the strike. b. Glass doors shall be secured with a deadbolt lock! with minimum throw of one (1) inch. The outside ring should be free moving and case hardened. c. Employee/pedestrian doors shall be of solid core wood or hollow sheet metal with a minimum thickness of 1-3/4 inches and shall be secured by a deadbolt lock! with minimum throw of one (1) inch. Locking hardware shall be installed so that both deadbolt and deadlocking latch can be retracted by a single action of the inside knob, handle, or turn piece. d. Outside hinges on all exterior doors shall be provided with non-removable pins when pin-type hinges are used or shall be provided with hinge studs, to prevent removal of the door. e. Doors with glass panels and doors with glass panels adjacent to the doorframe shall be secured with burglary-resistant glazing2 or the equivalent, if double-cylinder deadbolt locks are not installed. f. Doors with panic bars will have vertical rod panic hardware with top and bottom latch bolts. No secondary locks should be installed on panic- equipped doors, and no exterior surface-mounted hardware should be used. A 2" wide and 6" long steel astragal shall be installed on the door exterior to protect the latch. No surface-mounted exterior hardware need be used on panic-equipped doors. g. On pairs of doors, the active leaf shall be secured with the type of lock required for single doors in this section. The inactive leaf shall be equipped with automatic flush extension bolts protected by hardened material with a minimum throw of three-fourths inch at head and foot and shall have no doorknob or surface-mounted hardware. Multiple point locks, cylinder activated from the active leaf and satisfying the requirements, may be used instead of flush bolts. h. Any single or pair of doors requiring locking at the bottom or top rail shall 1 The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action of the inside door knob/lever/turnpiece. A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a turnpiece may be used in "Group B" occupancies as defined by the Uniform Building Code. When used, there must be a readily visible durable sign on or adjacent to the door stating "This door to remain unlocked during business hours", employing letters not less than one inch high on a contrasting background. The locking device must be of type that will be readily distinguishable as locked, and its use may be revoked by the Building Official for due cause. 25/16" security laminate, 1/4" polycarbonate, or approved security film treatment, minimum. Conditions of Approval P05-0064 - 220 Shaw Road Page 5 of9 have locks with a minimum of one throw bolt at both the top and bottom rails. 2. Windows a. Louvered windows shall not be used as they pose a significant security problem. b. Accessible rear and side windows not viewable from the street shall consist of rated burglary resistant glazing or its equivalent. Such windows that are capable of being opened shall be secured on the inside with a locking device capable of withstanding a force of two hundred- (200) lbs. applied in any direction. c. Secondary locking devices are recommended on all accessible windows that open. 3. Roof Openings a. All glass skylights on the roof of any building shall be provided with: 1) Rated burglary-resistant glass or glass-like acrylic material.2 or: 2) Iron bars of at least 112" round or one by one-fourth inch flat steel material spaced no more than five inches apart under the skylight and securely fastened. or: 3) A steel grill of at least 1/8" material or two inch mesh under skylight and securely fastened. b. All hatchway openings on the roof of any building shall be secured as follows: 1) If the hatchway is of wooden material, it shall be covered on the outside with at least 16 gauge sheet steel or its equivalent attached with screws. 2) The hatchway shall be secured from the inside with a slide bar or slide bolts. The use of crossbar or padlock must be approved by the Fire Marshal. 3) Outside hinges on all hatchway openings shall be provided with non- removable pins when using pin-type hinges. Conditions of Approval P05-0064 - 220 Shaw Road Page 6 of9 c. All air duct or air vent openings exceeding 8" x 12" on the roof or exterior walls of any building shall be secured by covering the same with either of the following: 1) Iron bars of at least 112" round or one by one-fourth inch flat steel material, spaced no more than five inches apart and securely fastened. or: 2) A steel grill of at least 1/8" material or two inch mesh and securely fastened and 3) Ifthe barrier is on the outside, it shall be secured with galvanized rounded head flush bolts of at least 3/8" diameter on the outside. 4. Lighting a. All exterior doors shall be provided with their own light source and shall be adequately illuminated at all hours to make clearly visible the presence of any person on or about the premises and provide adequate illumination for persons exiting the building. b. The premises, while closed for business after dark, must be sufficiently lighted by use of interior night-lights. c. Exterior door, perimeter, parking area, and canopy lights shall be controlled by photocell and shall be left on during hours of darkness or diminished lighting. d. Exterior parking lighting must be a minimum of 5 foot candles, using high-pressure sodium lighting on 10 foot masts. 5. Numbering of Buildings a. The address number of every commercial building shall be illuminated during the hours of darkness so that it shall be easily visible from the street. The numerals in these numbers shall be no less than four to six inches in height and of a color contrasting with the background. b. In addition, any business, which affords vehicular access to the rear through any driveway, alleyway, or parking lot, shall also display the same numbers on the rear of the building. c. Individual tenant spaces will also be numbered at entryways and hallways, to provide direction for public safety. Monument signage at main entrance is required. Conditions of Approval P05-0064 - 220 Shaw Road Page 7 of9 6. Alarms a. The business shall be equipped with at least a central station silent intrusion alarm system. NOTE:To avoid delays in occupancy, alarm installation steps should be taken well in advance of the final inspection. 7. Traffic, Parking, and Site Plan a. Handicapped parking spaces shall be clearly marked and properly sign posted. NOTE: For additional details, contact the Traffic Bureau Sergeant at (650) 829-3934. 8. Misc. Security Measures a. Commercial establishments having one hundred dollars or more in cash on the premises after closing hours shall lock such money in an approved type money safe with a minimum rating ofTL-15. b. If there is to be a scheduled event on site (such as an open house, grand opening, etc.), where the attendees are 50 persons or more (to include staff personnel), the applicant must contact the Police Department to determine if a Dance Hall Permit and/or additional security concerns are necessary. (Police Department contact, Sgt. E. Alan Normandy (650) 877-8927) D. FIRE DEPARTMENT 1. Install fire sprinkler system per NFP A 13/SSFFD requirements under separate fire plan check and permit for overhead and underground. 2. Fire sprinkler system shall be central station monitored per California Fire Code section 1003.3. 3. Contact Fire Prevention Division about required turning radius for emergency vehicles. 4. Provide 20 foot wide clear emergency vehicle access road. Indicate as fire lane with no parking allowed. 5. Access road shall have all weather driving capabilities and support the imposed load of 68,000 pounds. Conditions of Approval P05-0064 - 220 Shaw Road Page 8 of9 6. Road gradient shall not exceed maximum allowed by engineering department. 7. Provide fire flow in accordance with California Fire Code Appendix III-A. 8. Provide fire hydrants; location and number to be determined. 9. All buildings shall provide premise identification in accordance with SSF municipal code section 15.24.100. 10. Provide Knox key box for each building with access keys to entry doors, electrical/mechanical rooms, elevators, and others to be determined. 11. Other requirements may be imposed based on proj ect evolution. (Fire Department: Bryan Niswonger PH: 650/829-6671) E. WATER QUALITY CONTROL PLANT 1. A plan showing the location of all storm drains and sanitary sewers must be submitted. 2. The on site catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo. 3. Storm water pollution preventions devices are to be installed. A combination of landscape based controls (e.g., vegetated swales, bioretention areas, planter/tree boxes, and ponds) and manufactured controls (vault based separators, vault based media filters, and other removal devices) are preferred. Existing catch basins are to be retrofitted with catch basin inserts or equivalent. These devices must be shown on the plans prior to the issuance of a permit. If possible, incorporate the following: . vegetated/grass swale along perimeter . catch basin runoff directed to infiltration area . notched curb to direct runoff from parking area into swale 4. The applicant must submit a signed maintenance schedule for the stormwater pollution prevention devices installed. 5. If air conditioning units are installed on the roof, the roof condensate must be routed to sanitary sewer. This must be shown on plans prior to issuance of a permit. 6. 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. Conditions of Approval P05-0064 - 220 Shaw Road Page 9 of9 7. Loading dock area should be designed with a roof or over hang and any run on must be pumped or drain to the sanitary sewer system. This must be shown on plans prior to issuance of a permit. 8. Fire sprinkler system test/drainage valve must be plumbed into the sanitary sewer system. This must be shown on the plans prior to issuance of a permit. 9. A grading and drainage plan must be submitted. 10. Plans must show how existing catch basins will be protected during construction. 11. Applicant may be required to submit an additional sewer connection fee at a later time based on anticipated flow, BOD and TSS calculations. Please provide the number of existing fixture units and the number of new fixture units. (Water Quality: Cassie Prudhel (650) 829-3840) Planning Commission Meeting of June 15, 2006 more landscaping. Senior Planner Carlson asked if the Commission wanted the applicant to follow a certain theme similar to what they had done with Home Depot. Commissioner Sim noted that the Commission wants to move away from the warehouse look and make it look professional. Commissioner Teglia noted that the Commission will be interested in the screening of the garden center, the side of the building, roof line, and nice aesthetics. Commissioner Prouty noted that a fake fac;ade could be created if this is the only location that is feasible for the project. Barra Marshall, Real Estate Department, spoke with regards to the orientation of the building and found that they did not have flexibility with the building. He noted that they can try to fit their prototypes so that they front the main roads but do not have the flexibility to change the prototypes to make them fit a curved site like this one. He pointed out that the parking filed would be too small with the building facing Dubuque. He felt that it is crucial to Lowe's that their customers have at grade parking and the ability to park in front of the store entrance. Commissioner Prouty noted his understanding for being able to park in front of the store but mentioned that a freight elevator would give the flexibility of taking the purchased material to the second level of the parking structure. He also suggested relocating the garden center. Mr. Marshall noted that there is some flexibility with the Garden Center but not with the lumber canopy. He felt that it would be better that the lumber canopy be located away from Dubuque because of the amount of activity. He noted that if the lumber canopy is on Dubuque there would be individuals queuing in that area. He added that they have made every effort to offset the back of the building to minimize visual effects. Commissioner Teglia suggested moving the receiving area towards Dubuque, with a deeper well in the back, put the truck loading in the back which will provide an area in the side of the building to put the lumber staging area. Mr. Marshall noted that there are different types of trucks and deliveries. He noted that the lumber canopy is at grade and the forklifts pick up the lumber from the side of the truck. He stated that the docks are below grade and go into the store. He added that these are two different functions of the building going to different areas of the building. Commissioner Teglia noted that a sidewall pocket could be installed and a truck could go into Dubuque and then back into a pocket. The Commission discussed when the item could be continued to and when the Lowe's team could return with response to all the comments. At the applicant's request the Commission decided to continue the item off calendar. Motion Teglia I Second Honan to continue the item off calendar. Approved by unanimous voice vote. ADMINISTRATIVE BUSINESS Recess called at 9:38 p.m. recalled to order at 9:45 p.m. s. FedEx Distribution Center Bacon, John W. & Lynn J./Owner Michael Nllmeyer/Appllcant 220 Shaw Rd. P05-0064: UPOS-G014 One year review of Use Permit and Design Review allowing the conversion of a two-story 65,694 square foot industrial building into commercial postal facility with exterior building improvements, landscaping upgrades and open at-grade parking accommodating up to 66 parking spaces, loading spaces and 9 truck trailer parking spaces, generating in excess of 100 average daily vehicle trips and 24 hour operation. Senior Planner Carlson presented the staff report. Mike Nilmeyer, representing the owner, noted that there is a new manager that may not have been informed of the Condition of Approval requiring business licenses for all independent contractors. He noted that the owner has S:\M,,,,,,,tes\F''''ill,zect M,,,,,,,teS\Ob-15-0b RPC M,,,,,,,tes.ctoc Pilge b of 2 Planning Commission Meeting of June 15, 2006 been in contact with the new manager and has written them a letter. He added that he has been in contact with the national real estate department in an effort to make them aware of the Conditions and the requirement for on- going compliance. Chairperson Zemke asked how long Fed Ex has been in operation at the site. Senior Planner Carlson and Mr. Nilmeyer noted that it has been approximately one year. Commissioner Prouty asked what type of hammer could be used to make the independent contractors submit applications to the City. Senior Planner Carlson noted that Code Enforcement could go out. Commissioner Prouty noted that there are trucks parked on the street and this is clearly a violation of their conditions of approval which required these trucks not be parked on the street if they were to be for independent contactors. Senior Planner Carlson stated that the Commission, rather than adding a Condition of Approval, opted to review the project and then decide the next step if there were issues with trucks parking all over the City. Mr. Nilmeyer and Senior Planner Carlson noted that there have not been any complaints from the neighborhood on this application. Commissioner Teglia noted that it is not necessarily the job of the owner to force the independent contractors to get a business license. He suggested that the City should send them a letter informing them of the enforcement action such as revocation hearings and Code Enforcement. Assistant City Attorney Spoerl noted that there may be more leverage in this because the independent contractors are ultimately responsible for paying the Code Enforcement fines. Senior Planner Carlson noted that if they don't comply they could inform them of rescinding the Use Permit Commissioner Romero noted that a 3 month review is better than a 6 six month review and questioned if anyone has reviewed the application to see if it is in compliance. Commissioner Teglia added that the independent contractors had to be given the option to park their vehicles in the Fed Ex facility or take them home. He pointed out that the Commission did add a condition speCifically requesting that all commercial vehicles be parked on site and kept off the street. Commissioner Giusti questioned if the semi trailers are waiting to be loaded or unloaded. Vice Chairperson Honan noted that if the company is not complying with the Conditions of Approval, then staff should send them a letter asking them to comply or they subject themselves to a revocation of the Use Permit. Commissioner Teglia noted that they could schedule a revocation hearing and Fed Ex could explain why they have not complied with the Conditions of Approval. Commissioner Romero suggested putting Fed Ex on notice and if they still do not comply they will be scheduled for a revocation hearing. Mr. Nilmeyer noted that he will write a letter to Fed Ex's project engineer informing them of the meeting discussion and clarified that his client is John Bacon and not Fed Ex. He added that the meeting and the Commission's comments on other projects helped him to realize that the Design Review Board needs to be tough on the applications that come forth to them. ITEMS FROM STAFF Assistant City Attorney Spoerl noted that he related the Commission's concerns to the City Council with regard to the Boards and Commission's attendance policy and that the Council approved the policy without any changes. He added that the attendance policy was made effective from the beginning of the year. Chairperson Zemke noted that he addressed the City Council and reiterated the Commission's concern and urged that they consider an exception for the Planning Commission due to the role of the Commission being very different than other Boards and Commissions. He asked that in the future the minutes clearly state the reason why a Commissioner was absent. He felt this was important for a Commissioner who has to go before the Council to justify their absence. S:\MLvc",-tes\FLvc~lLzect MLvc",-tes\Ob-15-0b RPC MLvc",-tes.ctoc p~ge7of " Planning Commission Meeting of June 15, 2006 Commissioner Prouty felt that missing three meetings in one year may be a lot for other Boards and Commissions but the Planning Commission has about 26 meetings a year and three may not warrant termination. Commissioner Teglia felt that the policy is much more restrictive to the Planning Commission although the Council has expressed that they want to be equal to all Commissions. Vice Chairperson Honan was concerned that a Commissioner's name would be published on an agenda and that all the public would see this. Assistant City Attorney Spoerl noted that the item will be an action item and the possible termination would be held in a public forum due to their being appointed officials. The Commission concluded that the Council was clear in the requirements and basis for termination of any Board or Commissioner. ITEMS FROM COMMISSION None ITEMS FROM THE PUBUC None ADJOURNMENT 10:10 P.M. Motion Honan I Second Giusti to adjourn the meeting. Approved by unanimous voice vote. Susy Kalkin Acting Secretary to the Planning Commission City of South San Francisco William Zemke, Chairperson Planning Commission City of South San Francisco SK/bla s:\Mlv\'lo{teS\Flv\'allzect MlV\,lo{teS\Ob-l.5-0b RPC Mlv\'lo{tes.ctoc page 1? of 1?