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HomeMy WebLinkAboutOrd 915-1983 ORDINANCE NO. 915,83 AN ORDINANCE AMENDING SECTIONS 2,1 and 2.2 OF ORDINANCE NO. 353, AS AMENDED, ENTITLED "ZONING ORDINANCE OF THE CITY OF SOUTH SAN FRANCISCO", SECTIONS 20.12.010 AND 20.12.020 OF THE SOUTH SAN FRANCISCO MUNICIPAL CODE, AND THE MAP ENTITLED "ZONING MAP OF THE CITY OF SOUTH SAN FRANCISCO" DATED JUNE 18, 1975, AS AMENDED AND ADDING TO THE SOUTH SAN FRANCISCO MUNICIPAL CODE, CHAPTER 20.63 ENTITLED "TERRABAY SPECIFIC PLAN DISTRICT". THE CITY COUNCIL OF THE CITY OF SOUTH SAN FRANCISCO DOES ORDAIN AS FOLLOWS: SECTION 1. FINDINGS. A. The Terrabay Specific Plan was prepared in accordance with the require- ments of Government Code Section 65450, et seq. and of Title 14 of the California Administrative Code and was adopted by City Council Resolution No. 159-82 on December 2, 1982; and B. The Environmental Impact Report prepared for this project is adequate and has been considered by the Council; and C. The Terrabay Specific Plan is based upon the General Plan of the City of South San Francisco as amended on October 27, 1982; and D. The City desires to establish a Specific Plan Zoning District for the South Slope of San Bruno Mountain in order to refine and to implement the General Plan with respect to said property and otherwise to control development in that area if and when such area or portions of it are annexed to the City; and E. The City desires to establish appropriate procedures to monitor the development of the South Slope of San Bruno Mountain in accordance with the Terrabay Specific Plan; and F. The City Council has previously held hearings, heard evidence and made findings related to the Environmental Impact Report for the Terrabay Specific Plan as required by Sections 15088 and 15089 of Title 14 of the California Administrative Code. SECTION 2. SECTIONS 2.1 OF ORDINANCE NO. 353 AND 20.12.010 OF THE SOUTH SAN FRANCISCO MUNICIPAL CODE AMENDED SeCtions 2.1 of Ordinance No. 353, as amended, and 20.12.010 of the South San francisco Municipal Code are hereby amended by adding to the districts listed therein, the "TERRABAY SPECIFIC PLAN DISTRICT". SECTION 3. SECTIONS 2.2 OF ORDINANCE NO. 353 AND 20.12.020 OF THE SOUTH SAN FRANCISCO MUNICIPAL CODE AND THE ZONING MAP OF THE CITY OF SOUTH SAN FRANCISCO AMENDED Sections 2.2 of Ordinance No. 353, as amended, and 20.12.020 of the South San Francisco Municipal Code and the map entitled "Zoning Map of the City of South San Francisco" dated June 18, 1975, as amended are hereby amended by changing the district boundaries shown on said map incorporated by reference in the aforementioned sections to prezone the real property, described in Exhibits "A" and "B" attached hereto and by this reference incorporated herein as though set forth verbatim (hereinafter the "Real Property"), as the "Terrabay Specific Plan District" and to include said Real Property within the Terrabay Specific Plan District. SECTION 4. CHAPTER 20.63 ADDED. There is hereby added to the South San Francisco Municipal Code, Chapter 20.63 entitled "TERRABAY SPECIFIC PLAN DISTRICT" which shall read as follows: Sections: 20.63.010 20.63.020 20.63.030 20.63.040 20.63.050 20.63.060 20.63.070 20.63.080 20.63.090 20.63.100 20.63.110 "CHAPTER 20.63 TERRABAY SPECIFIC PLAN DISTRICT Definitions Regulations, Generally Uses Permitted Site Design and Grading Street Standards Transportation Systems Management Parking Utilities Landscaping Parks and Recreation Facilities Environmental Quality -2- 20.63.120 20.63.140 20.63.150 20.63.160 20.63.170 20.63.180 20.63.190 20.63.200 20.63.210 20.63.220 20.63.230 20.63.240 20.63.250 20.63.270 Special Regulations within the Terrabay Residential District Special Regulations applicable within the Terrabay Commercial District Development Procedure, Generally Precise Plan and Subdivision Maps Precise Plans and Subdivision Maps; Submittal, Initial Review Precise Plan, Contents Precise Plan, Action by Secretary of Planning Commission Planning Commission, Report on Precise Plan Precise Plan, Action by City Council Mandatory Findings for Approval of Precise Plan Amendments to Approved Precise Plan Expiration of Precise Plan Approval Permits from other Agencies Permissible Types of Construction 20.63.010 Definitions The following definitions shall be supplementary to those contained in Chapter 20.08 of this Code. A. "Building" means the principal structure or structures on any Site, including all projections or extensions thereof, and all garages, outside plat- forms, out-buildings, docks and other similar structures. B. "City" means the City of South San Francisco. C. "City Council" means the duly elected City Council of the City of South San Francisco. D. "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 in accordance with Title 7, Division 1, Chapter 3, Section 65300 et seq. of the Government Code. E. "Development Agreement" means any agreement(s) entered 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. -3- F. "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 of South San Francisco on November 15, 1982, and as such plan is lawfully amended from time to time. G. "High Technology Center" means a land use classification which utilizes a combination of showrooms and office space for the sale and distribution of "high technology" and electronic equipment. H. "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 of the 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. I. "Final or Parcel Map" means any Final Subdivision Map or Parcel Map as defined in the Subdivision Map Act (Section 66410 et seq., Government Code). J. "Precise Plan" means plans and drawings which present detailed site and building information for each building phase of a project. K. "Project Sponsor" means any person, partnership, firm, corporation or other legal entity attempting to subdivide or in any way develop any site within the Terrabay Specific Plan District. "Project Sponsor" includes but is not limited to W. W. Dean and Associates and their successors in interest of any description. L. "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. M. "Recreational Vehicle" means a vehicular unit, regardless of size, pri- marily designed as a temporary living quarters for recreational, camping, or travel use; it either has its own motive power or is designed to be mounted on -4- or drawn by an automotive vehicle. Recreational vehicle includes but is not limited to motor homes, truck campers, travel trailer, camping trailer, 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 quar- ters. N. "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 portions of lots or parcels on any recorded Subdivision Parcel Map affecting the Specific Plan Area. O. "Terrabay Commercial District" means all of the real property located within the boundaries described in Exhibits "B" and "C" attached hereto and by this reference incorporated herein as though set forth verbatim. P. "Terrabay Residential District" means all of the Real Property located within the boundaries described in Exhibits "B" and "D" attached hereto and by this reference incorporated herein as though set forth verbatim. Q. "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 a human habitation. However, a structure which meets the requirements of the Building Code of the City of South San Francisco in all ways, including foundation, is not a trailer, whether or not it was once a vehicle. 20.63.020 Regulations, Generally A. The regulations contained in this Chapter shall apply in the Terrabay Specific Plan District. B. Wherever this Chapter or the Terrabay Specific Plan do not provide spe- cific 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 stan- dards and procedures outlined in Title 20 of the South San Francisco Municipal -5= Code in effect at the time the issue arises shall be the standards and proce- dures applicable to such development projects. C. Whenever a Subdivision Map or Parcel Map is required to be filed in con- nection 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 said project unless those procedures and standards are incon- sistent with specific standards or procedures set forth in this Chapter. 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 said project unless and until all of the requirements (including but not limited to recordation) related to final Subdivision or Parcel Maps have been met. 20.63.030 Uses Permitted. Uses permitted in the Terrabay Specific Plan District subject to first obtaining approval of precise plans and, if appli- cable, Subdivision or Parcel Maps, and subject to the regulations contained in this Chapter, the Terrabay Specific Plan and applicable sections of Title 19 and 20 of this Code as set forth in Section 20.63.020, are: A. Terrabay Residential District: (2) (3) (4) (5) (6) (7) (8) (9) (11) Public and Private Open Space Areas. Habitat Conservation Areas. Public and Private Parks, Playgrounds, Tot Lots, recreation/community buildings, and fire stations. Schools Child care centers Public and private utilities, and facilities Single family detached dwellings Townhouses/single family attached dwellings Multi-family dwellings, terraced townhouses Home Occupations Accessory Buildings and Uses -6- Be 1. 2. 3. 4. 5. 6. Terrabay Commercial District Public and private open space area. Habitat Conservation areas. Public and private utilities and facilities. Hotels Health Clubs High Technology Center, sales and distribution of High Technology and electronic equipment. 7. Sit-down restaurants, but not including fast food restaurants with or without drive through windows. Office buildings. Meeting and conference rooms. Accessory Service and retail uses. 9. 10. 20.63.040 Site Design and Grading A. No building permits shall be issued by the City for any phase of construc- tion within the Terrabay Specific Plan District until the project sponsor obtains detailed soil and geotechnical studies for each phase of construction and imple- ments the recommendations contained in said studies for each phase of proposed construction. The project sponsor shall provide the City Engineer with satis- factory evidence that all grading and drainage work was accomplished in accor- dance with the approved soils and geotechnical studies. B. Prior to approval of any precise plan or the issuance of any building per- mit 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 of the approved soils and geotechnical studies relating to ground slippage and landslides, erosion, and storm drainage. =7= I[ ! 1[[I C. The project sponsor shall obtain the City Engineer's approval of detailed grading and utility plans prior to approval of any precise plan or ten- tative Subdivision Map. D. All grading plans and operations in the Terrabay Specific Plan District shall be in compliance with the provisions of the San Bruno Mountain Habitat Conservation Plan. E. Winterization programs acceptable to the City Engineer and the Director of Parks & Recreation and consistent with the Terrabay Specific Plan, the San Bruno Mountain Habitat Conservation Plan and other applicable provisions of this Code shall be put into effect for all graded areas prior to October 15th of each year. 20.63.050 Street Standards. The streets within the Terrabay Specific Plan District shall conform to the design standards set forth in 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 (1%). The maximum grades for public and private streets shall be ten percent (10%) and twelve percent (12%), respectively, unless steeper grades on limited segments of said streets are approved by the City Engineer. In no case shall the City Engineer approve street grades in excess of fifteen percent (15%) for any private streets. B. The Hillside Boulevard Extension shall be designed in accordance with City Council Resolution No. 141-78 adopted November 1, 1978. 20.63.060 Transportati'on Systems Management. Prior to approval of any precise plans or tentative subdivision or parcel maps for development within the Terrabay Commercial District, the project spon- sor shall obtain from the Director of Community Development and the City Engineer approval of a Transportation Systems Management Plan. The Transportation -8- Systems Management Plan shall be consistent with the requirements of the Terrabay Specific Plan. 20.63.070 Parking. A. Parking areas shall be constructed in the amounts, location and phasing indicated in the Terrabay Specific Plan. 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 (8) feet in width. C. Off street parking shall be required in accordance with the minimum standards set forth in Subsection D below and those standards set forth in the Terrabay Specific Plan. D. Size of Spaces The size of off street parking spaces shall be, at a minimum, as.follows: WIDTH DEPTH AISLES Standard Space 9' 20' 25' Compact Space 7-1/2' 16' 25' The parking plan and Maximum angle of stall allowed is 90 degrees. space design shall be as shown in the Terrabay Specific Plan. 20.63.080 Utilities. A. Sanitary Sewers 1. Sanitary sewerage services will be provided through a system of on- site gravity sewer mains and interceptors which will connect to the City of South San Francisco sewer system. The Terrabay 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 200 gallons per day per residential unit with a peaking factor of 3.0. Infiltration/inflow will be calculated at 500 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 pro- ject. 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 100 year return period, whichever is worse. The inlet structures at the heads of the ravines shall be designed to pass the runoff from a 100 year return period storm without uti- lizing the overflow system. The overflow system at the inlet structure shall be designed to handle runoff from storms in excess of the 100 year return period utilizing the public street system and hydraulically designed overflow catchment structures within the public streets so as to protect residential or commercial structures from potential damage from storm runoff and from the planned storm period indicated above. 3. The storm drainage system shall intercept a majority of the existing runoff and transport it directly to San Francisco Bay, bypassing existing storm drainage systems, in accordance with a design approved by the City Engineer. 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 1. 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. -10- 2. The new water system shall be designed with fire protection facili- ties installed at the locations, and flowing sufficient water, as required by the South San Francisco Fire Chief. 3. The new water system shall where feasible be interconnected to the existing 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 accor- dance with the Terrabay Specific Plan. 2. All natural gas, electricity, telephone and cable television and similar facilities shall be installed as underground systems. 20.63.090 Landscaping. Prior to approval of any precise plan or ten- tative Subdivision Map the project sponsor shall obtain from the Director of Parks & Recreation, approval of a Landscape Plan which adopts the standards set forth in the Terrabay Specific Plan and is consistent with the Habitat Conservation Plan. 20.63.100 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. 20.63.110 Environmental Quality. All measures necessary to protect environmental quality shall be implemented as set forth in the Terrabay Specific Plan, the Environmental Impact Report for the Terrabay Specific Plan and the Habitat Conservation Plan. 20.63.120 Special Regulations within the Terrabay Residential District. The following Special Regulations shall apply to development within the Terrabay Residential District: -11- A. No single independent structure shall be built within eight (8) feet of any other single independent structure. B. No part of any single family or other permitted structure shall be constructed within 5 feet of any projected curb line for a private road. C. Multiple Family uses permitted are: (1) Multiple family dwellings. (2) Accessory buildings when constructed at the time the residential structure is constructd. (3) One sign not over four (4) square feet in area and unlighted, per- taining only to the sale, lease or rental of the property upon which the sign is to be located. D. Multiple family dwelling structures shall not exceed forty-five (45) feet in height, measured from the roof line to the ground directly beneath it. E. Townhomes and single family detached homes shall not exceed thirty (30) feet in height, measured from the roof line to the ground directly beneath it. F. Materials used in the Terrabay Residential District shall be consistent with the requirements of the Terrabay Specific Plan. G. 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. The street shall have a curb to curb width of thirty-six (36) feet, consisting of two thirteen (13) foot travel lanes and two five (5) foot wide bicycle lanes. -12- 2. The private minor roadways shall have a minimum 35 foot right-of- way. The minimum curb to curb widths of all private roadways and lanes within the Residential District shall be twenty-five (25) feet unless, after a review of detailed soil and geotechnical studies and/or HCP requirements, the City Engineer determines that said width is not feasible. In no case shall the City Engineer approve a curb to curb width of less than twenty-two (22) 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 of the City Engineer. H. Parking Standards 1. With the exception of studio units, all dwelling units within the Terrabay Residential District shall be provided with at least two (2) off-street parking spaces per unit, at least one of which shall be covered. Studio units shall be provided with one (1) covered off-street parking space per unit. 2. A minimum of three (3) visitor parking spaces shall be provided for each four dwelling units through the use of parking bays adjacent to each cluster of units. 3. In addition to off-street parking spaces required by this chapter, at least three (3) parallel and/or perpendicular visitor parking spaces for each four (4) dwelling units shall be provided along the private roadways and lanes in the Terrabay Residential District. Said spaces shall be located within close proximity to the units which they are intended to serve. The approval of any Tentative Subdivision or Parcel Map for residential development of property in -13- the Terrabay Specific Plan District shall be conditioned upon the project spon- sor executing and recording C.C.& R's which shall include a provision prohi- biting the parking or storage of recreational vehicles and boats (whether stored on trailers or not) in such residential area. 4. In single family developments, parking garages for two vehicles will be provided for each unit. On-street visitor parking will be provided at a minimum ratio of three (3) space for each four units. Additional visitor parking of two spaces per unit will be provided in the driveway aprons. 5. In Townhouse developments, off-street parking shall be provided in the garage structures at a minimum ratio of one space for each studio unit; units with one bedroom or more shall be assigned at least two (2) off-street parking spaces per unit, at least one of which shall be covered. Additional covered parking shall be provided upon request for studio units. Visitor parking shall be provided in parking areas located near each garage entrance at a minimum ratio of three (3) spaces for each four units. 6. In multi-family dwelling unit developments, two spaces per unit shall be provided in the garage structure. Off-street visitor parking shall be provided in condominium parking areas adjacent to the garages at a minimum ratio of three (3) spaces for each four units. I. Residential Density 1. Approximately 114 acres (Fifty-one percent of the residential land area of 225 acres) may be developed with not more than 745 residential units. 2. The mix and location of residential units shall be consistent with the standards contained in the Terrabay Specific Plan as adopted by the City Council and as amended from time to time. 3. Residential building densities shall, on a neighborhood by neigh- borhood basis, be in accordance with the Terrabay Specific Plan. -14- 4. The density in the Residential District may be reduced by the City if detailed geological characteristics of each development site and/or implemen- tation of City development requirements indicates that a lesser number of dwelling units should be permitted. 20.63.140 Special Regulations applicable within the Terrabay Commercial District A. Building Height Limits (1) Office, restaurant, health club and accessory service uses: Maximum seventy (70) feet in height, measured from the roof line to the ground directly beneath it. (2) Hotel and tech center complex: Maximum two-hundred and fifty (250) feet, measured from the roof line to the ground directly beneath it. B. A privately maintained collector street shall be constructed to serve the Terrabay Commercial District. The street shall have a forty (40) foot curb-to-curb width and shall provide a travel lane and parking in each direction. C. In keeping with the requirements of the Terrabay Specific Plan, deve- lopment in the Terrrabay Commercial District shall proceed only to the extent that the Project Spopsor improves the adjacent roadways in accordance with the Terrabay Specific Plan. There shall be an irrebutable presumption that adjacent roadways are not able to carry the traffic generated by each phase of the deve- lopment if the public improvements identified in the Terrabay Specific Plan as necessary for each phase are not included as improvements to be constructed in that phase. D. The parking requirements for the Terrabay Commercial District shall be calculated on an overlapping/common use basis for adjacent structures. The -15- overlapping use of parking facilities shall be based on a time of day parking requirement study which is presented in detail in the Terrabay Specific Plan. A total of 235 Parking spaces shall be provided at the office condominium/health club/restaurant complex, and 1,019 parking spaces shall be provided at the hotel/seminar center/technology center complex. E. A total of 1254 parking spaces shall be provided in the Terrabay Commercial District at Plan build-out. The parking structure shall be designed to accommodate additional tiers of parking should land use requirements change. 20.63.150 Development Procedure, Generally. A. After the Terrabay Specific Plan District has been annexed to the City of South San Francisco, the project sponsor may submit precise plans, grading plans and Subdivision Maps for approval by the City. The final precise plans or Subdivision Maps for development of the Terrabay Specific Plan District shall conform to the standards, criteria and requirements of the Terrabay Specific Plan. 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 of South San Francisco. B. Building permits shall expire as provided in the Uniform Building Code, as approved and amended by the City of South San Francisco. 20.63.160 Precise Plan and Subdivision Maps. No person shall commence any use or erect any structure or make exterior modifications to any existing use, and no building permit or certificate of occupancy shall be issued for any new use or structure or modification thereof until a precise plan and, when applicable, a Final Subdivision or Parcel Map, has been approved by the City Council and said Final Subdivision or Parcel Map has been recorded in accordance with the requirements of the Terrabay Specific Plan and of Title 19 of this Code. -16- 20.63.170 Precise Plan and Subdivision Maps; Submittal, Initial Review A. Precise Plans and tentative Subdivision 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 comple- teness and conformance with the Terrabay Specific Plan. B. If the precise plan or tentative Subdivision 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 30 days of sub- mission of the precise plan or tentative Subdivision Map. 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 of this 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.) 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 (35) days prior to the Planning Commission meeting at which the pre- cise plan is to be considered together with the required filing fees as set forth in the Master Fee Schedule of the City of South San Francisco adopted by Resolution of the City Council: A. Ten (10) full-sized and twenty-five (25), 8½" x 11" reduction copies of the precise plan. B. All applicable tentative Subdivision or Parcel Maps within the area covered by the precise plan. Said maps shall in every case be complete as required by Title 19 of this Code and the Subdivision Map Act. -17- C. A legal and physical description of the site including boundaries, ease- ments, 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 standards 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. F. Final grading, drainage and grading/erosion maintenance plans. G. Architectural plans and detailed exterior elevations indicating profi- les, glazing and materials drawn to scale. The applicant shall submit 10 black and white full size print set(s) drawn to 1/4 scale and ten 8-1/2" x 11" reduc- tions showing all land use and buildings, for each precise plan. H. Final scale drawings of all signs and light standards with details of height, area, color and materials. I. Final plans for off-site improvements associated with the precise plan. 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. 20.63.190 Precise Plan, Action by Secretary of Planning Commission. Upon receipt of the complete precise plan the Secretary of the Planning Commission shall transmit complete copies to the following departments or officers: Director of Community Development, City Engineer, Chief Building Inspector, Director of Parks & Recreation, Police Chief, Fire Chief, and, if affected, the Superintendent of the South San Franciso Unified School District, and each serving utility company. -18- 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 said 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 con- sultations, 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. 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 (30) 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. 20.63.210 Action by City Council. A. At the next regular meeting of the City Council following the filing of the Planning Commission report with the Council, the Council shall fix a meeting, at which the precise plan will be considered which meeting date shall be within thirty (30) days thereafter. The City Council shall approve, con- ditionally approve, or disapprove the precise plan within such 30 day period. B. Any conditions imposed will be reasonable and designed to assure attain- ment of the standards established in the Terrabay Specific Plan. No approval will be unreasonably withheld by the City Council if the precise plan complies -19- with the standards, conditions, and requirements of the Specific Plan. If the City Council disapproves the precise plan, it will specify the standards or con- ditions which have not been met. 20.63.220 Mandatory Findings for Approval of Precise Plan The City Council shall make the following findings before approving or con- ditionally 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 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 Terrabay Specific Plan. 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 Planning Commission and processed in accor- dance with procedures established herein for approval of the original precise plan. B. Revisions which are minor in nature, other than those imposed as a spe- cific condition of plan approval, shall be reviewed and approved by the Director of Community Development. 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 (2) years after the date thereof if a building permit has not been issued therefor and/or construction has not com- menced or has not proceeded with due diligence thereafter. Reasonable exten- sions of time may be granted by the City Council. -20- 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 Community Development. 20.63.270 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 Terrabay Specific Plan requirements will prevail where more and this Code. restrictive." SECTION 5 SEVERABILITY If any section, subsection, sentence, clause or phrase of this Ordinance is for any reason held to be invalid or unconstitutional, such decision shall not affect the validity or constitutionality of the remaining portions of this Ordinance. The City Council hereby declares that it would have adopted this Ordinance and each section, subsection, sentence, clause or phrase hereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses or phrases be declared invalid or unconstitutional. SECTION 6. PUBLICATION Pursuant to the provisions of Government Code Section 36933, a Summary of this Ordinance shall be prepared by the City Attorney. At least five (5) days prior to the Council meeting at which this Ordinance is scheduled to be adopted, the City Clerk shall (1) publish the Summary, and (2) post in the City Clerk's Office a certified copy of this Ordinance. Within fifteen (15) days after adop- tion of this Ordinance, the City Clerk shall (1) publish the Summary, and (2) post in the City Clerk's Office a certified copy of the full text of this Ordinance along with the names of those City Council members voting for and against this Ordinance or otherwise voting. -21- SECTION 7. EFFECTIVE DATE This Ordinance shall become effective thirty (30) days from and after its adoption. Introduced this 19th day of January , 1983. Passed and adopted as an Ordinance of the City of South San Francisco at a regular meeting of the City Council of the City of South San Francisco this 2nd day of February , 1983, by the following vote: AYES: Councilmembers Ronald G. Acosta, Emanuele N. Damonte, Gus Nicolopulos; and Roberta Cerri Teglia NOES: Councilmember Mark N. Addiego ABSENT: None ATTEST:~rk~~ As Mayor of the City of South San Francisco, I do hereby approve the foregoing Ordinance this 2nd day of February , 1983. ~// Mayor · -22- TERRABAy DEVELOPMENT AGREEMENT EXHIBIT "B" TERRABAY SPECIFIC PLAN DISTRICT BOUNDARIES Parcels of land situated in the Rancho Canada De Guadalupe :La Visitacion Y Rodeo Viejo as shown upon the maps recorded in Volume 37 of Parcel maps at page 32, 33, 34, 35, 37 and 38 and bounded by the following lines: BEGINNING AT THE ANGLE POINT OF THE CORPORATE LIMIT LINE OF THE CITY OF SOUTH SAN FRANCISCO AS ESTABLISHED BY THE BOARD OF SUPERVISORS OF SAN MATEO COUNTY, CALIFORNIA, ON FEBRUARY 15, 1960, BY RESOLUTION NO. 13614 DULY PASSED AND ADOPTED, SAID POINT ALSO BEING AT THE CENTERLINE OF HILLSIDE BOULEVARD (35 FOOT HALF WIDTH); THENCE ON AND ALONG SAID CITY CORPOR- ATE LIMIT LINE OF THE CITY OF SOUTH SAN FRANCISCO NORTH 19o32'08" WEST 69.99 FEET TO THE POINT OF INTERSECTION OF THE NORTHWESTERLY LINE OF HILLSIDE BOULEVARD, AS DESCRIBED IN THE ~EED FROM CROCKER LAND COMPANY TO THE COUNTY OF SAN MATEO, RECORDED APRIL 7, 1960, IN VOLUME 3776 OF OFFICIAL RECORDS AT PAGE 141 THROUGH 147, RECORDS OF SAN MATEO COUNTY, WITH THE SOUTHWESTERLY CORNER OF PARCEL 2 AS SHOWN UPON THE PARCEL MAP RECORDED IN VOLUME 37 OF MAPS AT PAGE 34, RECORDS OF SAN MATEO COUNTY; THENCE CONTINUING ALONG SAID CORPORATE LIMIT LINE NORTH 19o32'08'' WEST 307.99 FEET; THENCE NORTH 40°16'17"WEST 282.82 FEET; THENCE NORTH 76o24'40'' WEST 374.97 FEET TO A POINT ON THE EASTERLY LINE OF PARCEL 1; THENCE LEAVING SAID CORPORATE LIMIT LINE NORTH 33o36'20'' WEST 640.00 FEET; THENCE SOUTH 71°46'18'' EAST 527.96 FEET; THENCE NORTH 84o33'35'' EAST 316.43 FEET; THENCE SOUTH 84o29'59'' EAST 271.25 FEET; THENCE NORTH 18010'27'' EAST 416.79 FEET; THENCE NORTH EXHIBIT "A" TO ORD. NO. 915-83 45°43'31" EAST 279.33 FEET; THENCE SOUTH 46O28'53" EAST 164.10 FEET; THENCE NORTH 68o57'45'' EAST 27.86 FEET; THENCE NORTH 14°30'01'' EAST 59.91 FEET; THENCE SOUTH 68°41'15'' EAST 239.37 FEET; THENCE NORTH 74o55'09'' EAST 172.96 FEET; THENCE SOUTH 61~00'22" EAST 274.39 FEET; THENCE NORTH 81U28'09'' EAS~, 303.36 FEET; THENCE SOUTH 4o47'56'' WEST 406.42 FEET; THENCE SOUTH 39°47'16" EAST 412.53 FEET; THENCE SOUTH 87°36'51'' EAST 120.10 FEET; THENCE NORTH 15o06'20'' EAST 404.64 FEET; THENCE SOUTH 62o00'00" EAST 255.90 FEET; THENCE SOUTH 21048'00'' WEST 407.67 FEET; THENCE SOUTH 19017'24'' EAST 296.65 FEET; THENCE SOUTH 73o06'34'' EAST 258.14 FEET; THENCE SOUTH 19°35'09'' EAST 283.40 FEET; THENCE NORTH 68°01'43'' EAST 312.71 FEET; THENCE NORTH 7°~4'29'' EAST 379.31 FEET; THENCE NORTH 51~53'00'' EAST 167.33 FEET; THENCE SOUTH 62o00'00'' EAST 495.23 FEET; THENCE SOUTH 30°43'00" EAST 354.53 FEET; THENCE SOUTH l°41'05" EAST 272.12 FEET; THENCE SOUTH 12o04'04'' WEST 296.55 FEET; THENCE SOUTH 35°38'59'' EAST 178.44 FEET; THENCE SOUTH 71o33'54'' EAST 268.79 FEET; THENCE NORTH 28°48'39'' EAST 342.38 FEET; THENCE NORTH 73o18'03'' EAST 208.81 FEET; THENCE SOUTH l°28'08'' EAST 78.03 FEET; THENCE SOUTH 88°23'52" EAST 143.06 .FEET; THENCE S~UTH 52°31'13'' EAST 432.22 FEET; THENCE SOUTH 26 50'26" WEST 372.09 FEET; THENCE NORTH 76~47'47" EAST 267.06 FEET; THENCE NORTH ~43~19'54" EAST 145.73 FEET; THENCE NORTH 64u53'37" EAST 193.26 FEET; THENCE SOUTH 80o49'53'' EAST 288.69 FEET; THENCE NORTH 44o09'49'' EAST 193.77 FEET; THENCE SOUTH 71o55'00" EAST 257.73 FEET; THENCE NQRTH 8°49'35" EAST 325.86 FEET; THENCE SO~TH 80v04'26'' EAST 243.65 FEET; THENCE SQUTH 52 51'12" EAST 372.60 FEET; THENCE N~RTH 79u00'41'' EAST 104.92 FEET; THENCE NORTH 4 12'19" EAST 340.92 FEET; THENCE NORTH 80°18'57'' EAST 297.24 FEET; THENCE NORTH 25°29'51'' EAST 288.06 FEET; THENCE NORTH 34o06'52'' WEST 449.32 FEET; THENCE NORTH 35°58'57" EAST 374.44 FEET; THENCE NORTH 51o34'55'' EAST 185.07 FEET; THENCE SOUTH 85°31'16" EAST 384.17 FEET; THENCE NORTH 19o12'04'' EAST 425.68 FEET; THENCE DUE EAST 92.00 FEET; THENCE SOUTH 53°21'21'' EAST 355.20 FEET; THENCE NORTH 86o28'36'' EAST 219.69 FEET TO A POINT OF CURVATURE ON 'THE WESTERLY LINE OF BAYSHORE BOULEVARD, FORMERLY BAYSHORE HIGHWAY, ALSO BEING THE CORPORATE LIMIT OF THE CITY OF BRISBANE AS DESCRIBED IN ORDINANCE NUMBER 62 OF THE CITY OF BRISBANE APPROVING ANNEXATION TO SAID CITY OF UNINHABITED CONTIGUOUS PROPERTY DESIGNATED AS SOUTH ANNEXATION NUMBER 1; THENCE SOUTHWESTERLY ALONG SAID CORPORATE LIMIT LINE AND THE WESTERLY LINE OF BAYSHORE BOULEVARD TO THE POINT OF INTERSECTION OF THE CORPORATE LIMIT LINE OF THE CITIES OF BRISBANE AND SOUTH SAN FRANCISCO; THENCE LEAVING SAID WESTERLY LINE OF BAYSHORE BOULEVARD AND SAID CORPORATE LIMIT LINE OF THE CITY OF BRISBANE AND RUNNING NORTHWESTERLY ALONG THE ORIGINAL CORPORATE LIMIT LINE OF THE CITY OF SOUTH SAN FRANCISCO AS DESCRIBED IN THE RESOLUTION AND ORDER DECLARING THE CITY OF SOUTH SAN FRANCISCO TO HAVE BEEN DULY INCORPORATED AS A MUNICIPAL CORPORATION OF THE SIXTH CLASS DATED SEPTEMBER 19, 1908, TO THE POINT OF BEGINNING. 0000000000000000000000000000000000000 o :a m m ~ z ,.4 0 m m m 0 0 o IT! Z I' IIII II : ' BOUNDARY ~ERRABAY ZONE COMMERCIAL DESCRIPTION SPECIFIC PLAN DISTRICT ZONE ParcelS of ,land situated in the Rancho Cordova De Guadalupe :La Visitacion Y Rodeo Viejo as shown upon the maps recorded in Volume 37 of Parcel maps at page 37 and 38 and bounded by the following lines: BEGINNING AT A POINT OF CURVATURE ON THE WESTERLY LINE OF BAYSHORE BOULEVARD, FORMERLY BAYSHORE HIGHWAY, ALSO BEING THE CORPORATE LIMIT OF THE CITY OF BRISBANE AS DESCRIBED'IN ORDINANCE NUMBER 62 OF THE CITY OF BRISBANE APPROVING ANNEXATIAON TO SAID CITY OF UNINHABITED CONTIGUOUS PROPERTY DESIGNATED.AS SOUTH ANNEXATION NUMBER 1; THENCE ALONG A TANGENT CURVE TO THE RIGHT HAVING A RADIUS OF 4,~37.15 FEET, THROUGH A CENTRAL ANGLE OF 12~07'00'' AN ARQ LENGTH OF 1,044.09 FEET; THENCE SOUTH 38~33'31" WEST 903.17 FEET; THENCE ALONG A TANGENT CURVE TO THE RIGHT HAVING A RADIUS OF 7,436.97 FEET, THROUGH A CENTRAL ANGLE OF 8°50'21'' AN ARC LENGTH OF 1,147.3204 FEET; THENCE LEAVING SAID WESTERLY LINE OF BAYSHORE BOULEVARD AND SAID CORPORATE LI~IT LINE OF THE CITY OF BRISBANE NORTH 17 03'35" WEST 596.49 FEET; THENCE NORTH O , ,, , 5~ 55 53 WEST 329.32 .EE~; THENCE NORTH 8v~9'35'' EAST 325.86 FEET; THENCE SOUTH 80~04'26" EAST 243.65 FEET; THENCE SOUTH 52°51'12'' EAST 372.60 FEET; THENCE NORTH 79°00'41'' EAST 104.92 FEET; THENCE NORTH 4°12'19" EAST 340.92 FEET; THENCE NORTH 80018'57'' EAST 297.24 FEET; THENCE NORTH 25029 51" EAST 288.06 FEET; THENCE NORTH 34°06 52" WEST 449.32 FEET; THENCE NORTH 35058 57" EAST 374.44 FEET; THENCE NORTH 51034 55" EAST 185.07 FEET; THENCE SOUTH 85°31 16" EAST 384.17 FEET; THENCE NORTH 19o12 04', EAST 425.68 FEET; THENCE DUE EAST 92.00 FEET; -THENCE SOUTH 53°21'21" EAST 355.20 FEET; THENCE NORTH 86o28'36'' EAST 219.69 FEET, TO THE POINT OF BEGINNING. mm ~ i EXHIBIT "C" TO ORD,.NO. 915-83 BOUNDARY TERR'ABAY SPECIFIC PLAN DISTRICT RESIDENTIAL ZONE DESCRIPTION. ZONE Parcels of land situated in the Rancho canada De Guadalupe :La Visitacion Y Rodeo Viejo as shown upon the maps recorded in Volume 37 of Parcel maps at page 32, 33, 34, 35, 37 and 38 and bounded by the following lines: BEGINNING AT THE ANGLE POINT OF THE CORPORATE LIMIT LINE OF THE CITY OF SOUTH SAN FRANCISCO AS ESTABLISHED BY THE BOARD OF SUPERVISORS OF SAN MATEO COUNTY, CALIFORNIA, ON FEBRUARY 15, 1960, BY RESOLUTION NO. 13614 DULY PASSED AND ADOPTED, SAID POINT ALSO BEING AT THE CENTERLINE OF HILLSIDE BOULEVARD (35 FOOT HALF WIDTH); THENCE ON AND ALONG SAID CITY CORPOR- ATE LIMIT LINE OF THE CITY OF SOUTH SAN FRANCISCO NORTH 19o32'08'' WEST 69.99 FEET TO THE POINT OF INTERSECTION OF THE NORTHWESTERLY LINE OF HILLSIDE BOULEVARD, AS DESCRIBED IN THE DEED FROM CROCKER LAND COMPANY TO THE COUNTY OF SAN MATEO, RECORDED APRIL 7, 1960, IN VOLUME 3776 OF OFFICIAL RECORDS AT PAGE 141 THROUGH 147, RECORDS OF SAN MATEO COUNTY, WITH THE SOUTHWESTERLY CORNER OF PARCEL 2 AS SHOWN UPON THE PARCEL MAP RECORDED IN VOLUME 37 OF MAPS AT PAGE 34, RECORDS OF SAN MATEO COUNTY; THENCE CONTINUING ALONG SAID CORPORATE LIMIT LINE NORTH 19o32'08'' WEST 307.99 FEET; THENCE NORTH 40°16'17"WEST 282.82 FEET; THENCE NORTH 76o24'40', WEST 374.97 FEET TO A POINT ON THE EASTERLY LINE OF PARCEL 1; THENCE LEAVING SAID CORPORATE LIMIT LINE NORTH 33o36'20" WEST 640.00 FEET; THENCE SO~TH 71°46'18'' EAST 527.96 FEET; THENCE NORTH 84v33'35" EAST 316.43 FEET; THENCE SOUTH 84o29'59'' EAST 271.25 FEET; THENCE NORTH 18°10'27" EAST 416.79 FEET; THENCE NORTH 45°43'31'' EAST 279.33 FEET; THENCE SOUTH 46o28'53" EAST 164.10 FEET; THENCE NORTH 915-83 EXHIBIT "D" TO ORD.NO. 68o57'45'' EAST 27.86 FEET; THENCE NORTH 14°30'01'' EAST 59.91 FEET; THENCE SOUTH 68°41,'15,, EAST 239.37 FEET; THENCE NORTH 74055'09" EAST 172.96 FEET; THENCE SOUTH 61~00'22" EAST 274.39 FEET; THENCE NORTH 81u28'09" EAST 303.36 FEET; THENCE SOUTH 4o47'56" WEST 406.42 FEET; THENCE SOUTH 30°47'16'' EAST 412.53 FEET; THENCE SOUTH 87°36'51'' EAST 120.10 FEET; THENCE NORTH 15°06'20'' EAST 404.64 FEET; THENCE SOUTH 62°00'00"'EAST 255.90 FEET; THENCE SOUTH 21°48'00'' WEST 407.67 FEET; THENCE SOUTH 19~17'24" EAST 296.65 FEET; THENCE SOUTH 73o06'34'' EAST 258.14 FEET; THENCE SOUTH 19o35'09', EAST 283.40 FEET; THENCE NORTH 68o01'43'' EAST 312.71 FEET; THENCE NORTH 7°~4'29'' EAST 379.31 FEET; THENCE NORTH 51~53'00" EAST 167.33 FEET; THENCE SOUTH 62o00'00'' EAST 495.23 FEET; THENCE SOUTH 30°43'0~'' EAST 354.53 FEET; THENCE SO~TH 1~41'05" EAST 272.12 FEET; THENCE SOUTH 12v04'04'' WEST 296.55 FEET; THENCE SOUTH 35°38'59'' EAST 178.44 FEET; THENCE SOUTH 71°33'54'' EAST 268.79 FEET; THENCE NORTH EAST 342.38 FEET; THENCE NORTH 73018'03'' 208.81 FEET; THENCE S~UTH lV28'08'' EAST FEET; THENCE SO~TH 88v23'52" EAST 143.06 THENCE S~UTH 52~31'13". EAST 432.22 FEET; SO~TH 26 50'26" WEST 372.09 FEET; THENCE 76~47'47" EAST 267.06 FEET; THENCE NORTH 43019'54" EAST 145.73 FEET; THENCE NORTH 64 53'37" EAST 193.26 ~ET; THENCE SOUTH 28048,39'' EAST 78.03 FEET; THENCE NORTH 80049'53'' EAST 288.69 FEET; THENCE NORTH 44009'49'' EAST 193.77 FEET; THENCE SOUTH 71o55'00'' EAST 257.73 FEET; THENCE SOUTH 59o55'53'' EAST 329.23 FEE~; THENCE SOUTH 17003'35'" EAST 596.49 FEET TO A POINT ON THE WESTERLY LINE OF BAYSHORE BOULEVARD, FORMERLY BAYSHORE HIGHWAY ALSO BEING THE CORPORATE LIMIT OF THE CITY OF BRISBANE; THENCE ALONG A NON-TANGENT CURVE CONCAVE TO THE NORTHWEST HAVING A RADIUS OF 7,436.97 FEET, A RADIAL LINE OF SAID CURVE THROUGH SAID POINT BEARING SOUTH 42036'08'' EAST, THROUGH A CENTRAL ANGLE OF 2°13'00" AN ARC LENGTH OF 287.72 FEET TO THE POINT OF INTERSECTION OF SAID WESTERLY LINE OF BAYSHORE BOULEVARD WIT~ THE NORTHERLY LINE OF PECK'S SUB- DIVISION NO. 1, AS SAID SUBDIVISION IS SHOWN UPON THE MAP RECORDED IN BOOK 5 OF MAPS AT PAGE 11, RECORDS OF SAN MATEO COUNTY, SAID POINT OF INTER- SECTION ALSO BEING THE POINT OF INTERSECTION OF EXHIBIT "D" ;! -2- THE CORPORATE LIMIT LINE OF THE CITIES OF BRISBANE AND SOUTH SAN FRANCISCO; THENCE LEAVING SAID '~ WESTERLY LINE OF BAYSHORE BOULEVARD AND SAID CORPORATE LIMIT LINE OF THE CITY OF BRISBANE AND RUNNING NORTHWESTERLY ALONG THE ORIGINAL CORPORATE LIMIT LINE OF THE CITY OF SOUTH SAN FRANCISCO AS DESCRIBED IN THE RESOLUTION AND ORDER DECLARING THE CITY OF SOUTH SAN FRANCISCO TO HAVE BEEN DULY INCORPORATED AS A MUNICIPAL CORPORATION OF THE SIXTH CLASS DATED AUGUST 17, 1908 THE FOLLOWING COURSES AND DISTANCES: THENCE NORTH 75°21'18'' WEST 1,850.95 FEET ALONG SAID NORTHERLY LINE ~F PECK'S SUBDIVISION NO. 1; THENCE NORTH 68~46'07'' WEST 4,315.647 FEET ALONG THE NORTHERLY LINE OF PARADISE VALLEY, AS SAID SUBDIVISION IS SHOWN UPON THE MAP RECORDED IN BOOK 22 OF MAPS AT PAGE 40, RECORDS OF SAN MATEO COUNTY, SAID NORTHERLY LINE IS ALSO THE NORTHERLY LINE OF RANDOLPH AVENUE (25 FEET WIDE) AS SHOWN UPON SAID SUBDIVISION MAP OF PARADISE VALLEY, AND ALONG THE CENTERLINE OF HILLSIDE BOULEVARD (35 FOOT HALF WIDTH) AS SAID BOULEVARD IS SHOWN UPON THE MAP OF STERLING TERRACE NO. 4, RECORDED IN BOOK 30 OF MAPS AT PAGE 48, RECORDS OF SAN MATEO COUNTY; THENCE CONTINUING ALONG THE CENTERLINE OF HILLSIDE BOULEVARD (35 FOOT HALF WIDTH) SOUTH 70O27'52,, WEST 920.95 FEET, AS SAID BOULEVARD IS SHOWN UPON THE MAP OF STERLING TERRACE NO. 5, RECORDED IN BOOK 31 OF MAPS AT PAGE 24, RECORDS OF SAN MATEO COUNTY, TO THE POINT OF BEGINNING. EXHIBIT "D" -3-