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HomeMy WebLinkAboutOrd 1216-1997ORDINANCE NO. J. ? 16- 97 AN ORDINANCE APPROVING AN AMENDMENT TO CHAPTER 20.61 OF THE SOUTH SAN FRANCISCO MUNICIPAL CODE TO ESTABLISH THE BAY WEST COVE SPECIFIC PLAN DISTRICT AND APPROVING AN AMENDMENT TO THE ZONING MAP FOR THE CITY OF SOUTH SAN FRANCISCO REDESIGNATING THE PROPERTY IDENTIFIED AS ASSESSOR'S PARCEL MAP NOS. 015- 010-160, 015-010-340 AND 015-010-350 AS THE BAY WEST COVE SPECIFIC PI,AN DISTRICT The City of South San Francisco does hereby ordain as follows: Section 1: Title 20 of the South San Francisco Municipal Code (Zoning) is hereby mended in the following manner: The Zoning District map of the City of South San Francisco, which is incorporated by reference into the South San Francisco Municipal Code by Section 20.04.020 of the Code, is hereby amended to change the zoning of the parcel 015-010-160, 015-010-340 and 015-010-350 consisting of approximately 172 acres of land generally located on the north side of Oyster Point Boulevard, east of the Bayshore (101) Freeway, "Shearwater Specific Plan District" to "Bay West Cove Specific Plan District", as indicated in attached Exhibit 1. Section 2: Chapter 20.61 of the South San Francisco Municipal Code is hereby amended in its entirety to read as follows: Sections: 20.61.010 20.61.020 20.61.025 20.61.030 20.61.035 20.61.040 20.61.045 20.61.050 20.61.055 20.61.060 20.61.065 20.61.070 20.61.075 Zone district established Zoning map Project description and intent Regulations generally Uses permitted Maximum densities Site planing development standards Landscape design standards Architectural guidelines Signs Open space standards Transportation and circulation Infrastructure 20.61 ·080 20.61.085 20.61.010 Public Services Administration and Implementation Zone district established 20.61.010 Zone District Established A zoning district entitled "Bay West Cove Specific Plan Districff is established, consisting of all lands so designated on the zoning map of South San Francisco. All regulations herein shall apply to such district: 20.61.020 Zoning Map The district boundaries shall be as described in Exhibit 1 to Ordinance specific plan map are reproduced at the end of this chapter. · Copies of the 20.61.025 Project Description and Intent (a) The intent of the project is to: (1) Implement the East of 101 Area Plan. (2) Provide for the efficient extension of services and infrastructure. (3) Provide for a comprehensively planned development. (4) Ensure coordination of planning efforts with other local, state and federal agencies. (5) Provide a mechanism for flexibility in the long term development of land uses, within the bounds established by the specific plan. (6) Provide a description of the project allowing for comprehensive environmental reviews and inclusion of mitigations into the specific plan. (b) The intent of the plan is to promote a modern mixed-use retail, lodging, office and professional service center. The Bay West Cove site has been divided into five planning areas as follows and as shown on Exhibit 2. (1) Planning Area 1 consists of 20 acres at the southwest corner of the site. (2) Planning Area 2 consists of 19.2 acres at the southeast corner of the site. (3) Planning Area 3 consists of 4.6 acres in the center of the site. (4) Planing Area 4 consists of 8.5 acres on the northerly portion of the site (5) Planning Area 5 consists of 119 acres within the waters of San Francisco Bay. 20.61.030 Regulations Generally (a) The regulations contained in this chapter shall apply to the Bay West Cove Specific Plan district. (b) Whenever this chapter, as adopted, does not provide specific standards and/or procedures for the approval and/or administration of development projects within the Bay West Cove specific plan district of for appeals concerning such approvals or the administration of development projects, the standards and procedures outlines in Title 20 of the South San Francisco Municipal Code in effect at the time the issue arises shall be the standards and procedures applicable to such development projects. (c) Whenever a subdivision map or parcel map is filed in connection with a project within the Bay West Cove 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 the final subdivision or parcel maps have been met. (d) Any land use designation not specifically authorized herein shall be deemed prohibited. (e) The public improvements referenced to serve the uses set forth in this chapter may be funded, as practicable and legally and fiscally feasible, by one or more of the following measures. (i) Contributions and advances by the owner. (ii) Financing as authorized by the Community Redevelopment Law (commencing at California Health and Safety Code Section 33000). (iii) Assessment districts (including but not limited to public improvement districts, landscaping and lighting districts and other mechanisms) and bond issues authorized thereunder. The credit, assets and revenues of the city of South San Francisco redevelopment agency shall not be pledged, used, or relied upon in obtaining such financing. 20.61.035 Uses Permitted Uses permitted in the Bay West Cove Specific Plan District and Planning Areas, which must be consistent with the Specific Plan and which are subject to first obtaining approval of a precise plan and, as applicable, subdivision or parcel maps, are subject to the regulations contained in this chapter and applicable sections of Title 19 and 20 of this code. The following uses shall be permitted: (a) ancillary and accessory uses normally and customarily associated with any other permitted uses (b) automobile sales and service, new and used (c) commercial retail, including convenience retail (d) hotels and motels (e) offices: business, professional, administrative and financial (f) drive through restaurants, subject to a conditional use permit (g) personal services (h) repair services (i) restaurants O) shoreline-oriented recreation 20.61.040 Maximum Densities (a) The maximum amount of development intensity shall be in accord with the following table: Planning Area 1 3 4 5 Total Land Use and Maximum Square Footage Retail auto sales (90,000 sq. ft.) Commercial retail (244,372 sq. ft.) or hotel, (225 rooms, 184, 258 sq. ft.) and commercial retail (175,000 sq. ft.) Commercial retail (61,420 sq. ft) or hotel (150 to 250 rooms, 204,732 sq. ft.) Two hotels, 350 to 450 hotel rooms (370,260 sq. ft.) or commercial retail (222,156 sq. ft.) No development allowed 617,948 to 1,033,250 sq. ft. depending on the configuration (b) Open spaces shall be integrated into development with pedestrian walks and defined by landscaping and other elements to create a sense of place. Additionally, open spaces shall provide pedestrian linkages between on-site gathering places. Open spaces shall be accessible to the public, highly visible and well lit. Benches, light standards, kiosks, trash receptacles, and other street furniture shall be provide din open spaces and shall be designed in a coordinated fashion to enhance the appearance and function of the site and open space. 20.61.045 Site Planning Development Standards Development shall be regulated by the following standards: (a) Setbacks shall be provided for both buildings and parking, as follows: Setback feature Building Setback Landscape Setback Oyster Point Blvd. 20' 20' West property line 20' 10' East property line 20' 10' Bay West Cove Blvd. 15' 15' Bay shoreline and marsh see note 1 35' Other For buildings exceeding 2 stories or 35 '. as measured for highest finished grade, whichever is more restrictive, 4 an additional 1' of setback area shall be provided for each 1' of height above 35' Notes: (1) Bay Conservation and Development Commission (BCDC) jurisdictional area development will comply with requirements established by the BCDC pertaining to the BCDC jurisdictional area. The BCDC jurisdictional area is located within 100' of the mean high tide line. Commercial improvements located with the shoreline band are permitted by BCDC on a case-by-case basis. The City of South San Francisco may similarly permit improvements within the shoreline band and as permitted by the East of 101 Area Plan. (2) Activities permitted within building setback areas include landscaping, pedestrian walkways, gathering areas, driveways, utilities and parking. (3) Activities permitted within parking setback areas include landscaping, pedestrian walkways, gathering areas, driveways, and utilities. Co) Maximum building height, unless noted below, shall not exceed the maximum height limit established by the San Mateo County Airport Land Use Commission based on Federal Aviation Administration Regulation Part 77, as noted on Exhibit 2. Building height for single story "big box" retail buildings shall be 40 feet to the top of parapet or roof, plus 15 feet for architectural elements and roof screening. For other single story retail buildings, the maximum building height shall be 40 feet, including mechanical equipment screening, if utilized. (c) Parking shall be provided as follows: (1) All uses located in Bay West Cove shall provide on-site parking and loading facilities in accord with the city parking ordinance and Bay West Cove specific plan (2) Convenient pedestrian circulation shall be provided throughout all projects to connect parking areas and public transit facilities with buildings and pedestrian open spaces. (3) Parking stall requirements within Bay West Cove are subject to the guidelines established in the South San Francisco Municipal Code and the east of 101 Area Plan. Parking stall calculations shall be based on gross floor area (gfa). (4) Parking standard stalls shall be 8' 6" x 18' 0", unless larger sizes are desired by tenants. Aisle widths shall be as follows Stall angle One-way aisle Two-way aisle 90-degree 25' 0" 25' 0" 60-degree 21' 0" 25' 0" (5) a two foot overhang is permitted into adjacent landscape areas where landscaping width is six foot or greater. (6) Parking spaces required for public shoreline access shall b convenient to the shoreline and shall be properly and clearly marked and posted per the California Vehicle Code. (7) The minimum size of fire lanes shall be 20' 0". Where fire lanes are bordered by walls, (20 foot clearance, wall to wall), or to structure, an additional 5 to 10 feet shall be provided between fire lanes and structures to provide room for laddering buildings and other fire ground operators. (8) Designated "Accessible Parking" spaces and signs shall be provided to meet current California Administrative Code regulations, Title 24, Part 2. In addition, one in every eight handicap accessible stalls required must meet van access standards. (9) Designated bicycle parking areas should be considered for the convenience of employees using bicycles. To avoid clutter of bicycles parked in unplanned locations, bicycle parking areas shall be conveniently located next to employee entrances and be provided with racks having security locking capabilities. (10) Parking areas shall be screened from view from streets and adjacent property by landscaping, including berms where appropriate. (11) Dead end parking aisles shall be avoided. (d) Loading and service areas (1) All loading facilities and maneuvering areas shall be located on the same site as the use it serves. (2) Loading and unloading shall only be permitted in the rear or side yard areas and shall not face the Bay. (3) Aisle widths adjacent to loading docks shall have a minimum width of 30'. (4) Loading docks shall be set back a minimum distance of 60' from the northerly right-of-way line of Bay West Cove Boulevard. (5) Loading facilities shall be adequately screened from public view to the satisfaction of the Chief Planner of South San Francisco through the use of screen walls and landscaping. (6) Minimum aisle width adjacent to loading areas, without high dock doors, shall be 16' for one-way traffic and 28' for two-way traffic. (7) Provisions shall be made on each site for necessary vehicle leading. On-street vehicle loading is prohibited. (8) No street parking, staging or maneuvering of delivery trucks shall be permitted in order to access loading docks unless within designated truck maneuvering areas. (9) Truck dock and loading zones are subject to individual evaluation by the City of South San Francisco Public Works Department. (10) Truck docks or loading areas shall not face San Francisco Bay. (e) Screening area of auto sales An 8" 0" high masonry screen wall shall be located adjacent to the southwesterly edge of the main access road for purposes of screening the auto sales area in Planning Area 1. This screen wall shall be set back from the main access road approximately 15' 0" to incorporate a 10' 0" landscape interior zone and a 5' 0" concrete sidewalk for pedestrian access. See Exhibit 3. (f) Emergency vehicle and trash truck clearances. Parking lot layouts and service areas must be designed to accommodate emergency vehicles and appropriate service vehicles. (g) Minimum sight distance clearances. A clear sight area shall be established at all intersections of public or private streets within each planning area. This area shall be defined by a linear a horizontal plane, taken at a forty-five (45) degree angle, connecting the two points twenty-five (25) feet from the intersection of the property lines or the prolongation of such lines. The maximum height of visual barriers, including but not limited to signs, landscaping, fences, walls and other structures, shall not exceed thirty-six (36) inches above the top of the curb or forty-four (44) inches above the surface of the street. See Exhibit 4. (h) Lighting and illumination. Parking lots, driveways, circulation areas, aisles, passageways, rec~ses and ground contiguous 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 darkness and provide a safe secure environment for all persons, property and vehicles on the site. Such lighting shall be equipped with vandal-resistant covers. The following minimum levels of illumination shall be achieved: (i) Open parking lots: one (1) to two (2) foot-candles at ground level; (ii) Pedestrian path/bike path: One-half (0.5) to one (1) foot-candle at ground level; (iii) Covered parking: Five (5) foot-candles at ground level. (iv) Cart storage. Cart storage areas shall be conveniently located throughout the parking area. When cart storage areas are located along the facade of buildings, low decorative screening shall be utilized to screen carts. (j) Ali outdoor storage areas shall be visually screened with a durable six (6) foot or higher non-combustible enclosure, so as not to be visible from adjacent sites or streets. Refuse enclosures shall be designed and constructed of materials, finishes and colors so as to be compatible with primary buildings. 20.61.050 Landscape Zones and Design Standards Landscape areas for the Bay West Cove project are divided into three separate zones or areas: streetscape zone, landscape setback zone and landscape interior zone, as shown on Exhibit 5. (a) Overall landscape standards include: (1) A minimum of fifteen (15) percent of the area within property lines of the development site shall be devoted to landscape materials, inclusive f landscape setback zones. This landscaping shall be evenly distributed throughout the site. (2) Landscape plantings shall be selected from the plant materials list within the design guidelines. (3) Landscape phasing, if any, shall be consistent with Planing Area phasing and indicated on the landscape plans submitted to the City of South San Francisco. (b) Standards for the landscape setback zone. (1) Transition from the streetscape to the site landscape areas shall be smooth, with grades not exceeding 5 (five) percent. (2) Landscape plantings shall be continuous across setback lines. (3) Surface parking areas within the landscape setback zone along major arterials shall be screened by a berm maintained at a continuous three (3) feet, consistent with the plant list contained in this chapter. (4) Landscape plantings shall be selected from the plant materials list under the setback zone with the final selection of plant material to be approved by the City of South San Francisco. (5) All landscaping, including public street trees, shall be shown on public improvement plans and approved by the City of South San Francisco. (6) Enhanced landscape plantings and major project identification are encouraged at parcel and/or street corners within the landscape setback zone. (7) Perimeter landscape phasing, if any, shall be indicated on landscape plans submitted to the city. (8) Building entrances shall be well articulated and project a formal entry statement through a variation of building form, decorative pedestrian plazas and planted areas. (9) Complementary colors, materials and textures in conjunction with building forms are encouraged. (10) Landscape design and plant material selection will be as appropriate for specific areas within the landscape setback zone. These areas include the railroad right-of-way setback, adjacent property setback and bay front setback. (c) Standards for landscape interior zone. (1) Enriched, low-profile paving in paving area, adjacent to main building entrance, plazas, outdoor eating areas and pedestrian circulation areas through parking lots is encouraged. (2) Accent trees providing contrast in texture, color and form to surrounding buildings and located in groups and masses are encouraged. The number of different species used shall be kept to a minimum and repetition of species is encouraged to retain continuity and conform to the harsh environmental conditions of the site. Accent shrub, vine and ground cover plantings providing contrast in texture, color, and form, grouped in masses are encouraged. (3) Parking lot landscaping should facilitate easy and safe pedestrian circulation. A minimum of one (1) 15-gallon tree shall be installed for each ten (10) parking stalls, to be placed at the end of the rows, within planting "fingers" and/or 6' x 6' tree wells aligned on striping between double rows of parking. The minimum number of parking lot trees is dividing by ten (10) into the total number of parking stalls. (4) Planter areas within parking areas shall be a minimum of three (3) feet clear in width, measured from the inside of the curb. A three (3) foot wide concrete walk shall be constructed inside the planter area at the ends of rows of parking stalls, Tree wells and planter area curbs may be used in lieu of wheel stops. Curbs for tree wells and other planter areas shall have a minimum of six (6) feet in height. Concrete curbs shall be constructed in accord with City Standard Drawing No. 20, or successor drawing. (5) A maximum slope of 2:1 is allowed within the side or rear yard planting zone. A one (1) foot minimum flat transition area shall be provided at the top ad bottom of all slopes. Sloping areas along the easterly and southeasterly portions of the property may require retaining wall solutions. (6) At all side and rear yards, whenever development of a planted area adjacent to the property line is proposed, the design plans for each adjoining parcel shall be coordinated for consistency. Tree species shall be selected for continuity between projects, with the number of different species kept to a minimum. Accent shrubs, vine and ground cover plantings providing contrast in texture, color, grouped in masses, are encouraged. (d) Landscape amenity standards. (1) Pedestrian plazas or courtyards shall be provided to promote the proposed pedestrian aspect of the project. Centralized outdoor lunch patios/courtyards are required at each development site. Seating, shade and other amenities are also required, as determined by the Chief Planner. These areas will play an important in establishing Bay West Cove as a quality working and shopping environment. (2) Textured (low-profile) pavement treatment in the form of brick/stone/tile pavers and/or exposed aggregate concrete are encouraged to help define pedestrian from vehicular travel lanes. (3) Plazas and courtyards shall be separated from loading areas with the placement of plazas and courtyards intended to further public access and use of these facilities. (4) Public access along the Bayfront is required, site amenities shall include some or all of the following amenities: bicycle path, seating and viewing area, landscape planting, marsh/wetland establishment and interpretive signs. Bay trail improvements shall be installed by Bay West Cove LLC, or successors, in conjunction with the development of a precise plan along the frontage of the bay front adjacent to the precise plan area. (5) All ground mounted utilities and irrigation equipment shall be screened from public view by massing of trees, shrubs, or combination of same. (6) All landscape areas shall be completed irrigated by remote controlled, underground irrigation systems. Irrigation plans shall be approved by the City of South San Francisco. (7) All planted and paved area shall be maintained at all times in a well-kept, weed and litter free conditions. Unimproved sites shall be maintained at all times by the property owner. 20.61.055 Architectural guidelines (a) Building massing is to be pedestrian in scale and not excessively bulky, overbearing or monolithic. Primary building masses are to e setback from the street or accessway to avoid cramping the streetscape. Co) Balancing of sloping roof forms with horizontal and vertical roof elements, such as towers and parapets, is encouraged. Building forms of simple geometry with sensitive use of sculptural forms, to define and enhance, are encouraged. Building offsets to reduce mass, strengthen entry plazas and establish architectural interest is stressed. Projecting forms which break up long blank facades, overheads which add shade and shadow, emphasizing horizontal elements are also encouraged. (c) Low pedestrian scale is encouraged through the use of low profile building facades, stepping building masses and landscaping. Building signs and other elements constructed near pedestrian levels create a pleasant, human scale and shall be promoted as part of project development. Diversity of material within the lower zone of a project is encouraged to create both visual interest and convey a sense of quality. (d) Building proportions should achieve a strong building base and a diminishing appearance as the building is visualized against the skyline. (e) Design and materials of all elements within a development should be similar and compatible. (f) In addition to height requirements, consideration should be given to permitting additional height for accent features and focal elements, such as towers. (g) Colonnades, arches, plazas, arcades and courtyards should be used to create architectural and functional interest. Window designs should be used to accentuate the rhythm of building bays, and maximize pedestrian view of storefronts as appropriate. (h) Sensitive choice of building materials is essential to the character of buildings within the Bay West Cove project. Primary surfaces should be finished in materials which convey the character of natural materials and smaller modular scale, such as wood, stone, brick and plaster. Prefabricated materials of larger scale, such as metal panels, should be discouraged except in areas of limited visibility. Materials should be simple and easy to maintain. All structures erected within the project, with the exception of trim and minor architectural features, shall be constructed of masonry, concrete, glass, steel, or other materials of a similar high quality nature. (i) Building color schemes will be non-complex, light in shade and consist of simple accents. Ground floor glazing should be clear. Primary walls should be treated with a neutral color with a wider spectrum of complementary accents. O) All sides of a building visible from streets or a public area shall be detailed and treated with relief elements and variation in plane. Architectural elements used for providing relief should include awning projections, trellis, built-in planters, integrated plazas, expression of structural elements, changes in material and textures or use of other elements that create shale and shadow pattern. (k) Architectural style is intended to be complementary throughout the Bay West Cove project. Varying architectural styles may be proposed so long as no visual conflict is created. (1) Colonnades and arcades providing protection from sun, wind and rain should be used whenever possible (m) Roof mounted equipment shall be screened from view by parapets or other building forms. 20.61.060 Signs A separate master sign plan shall be approved by the Director of Community Development, identifying the maximum type, size, number and locations of temporary and permanent signs to be allowed. 20.61.065 Open space standards (a) The linkage of the regional Bay Trail along the northerly frontage of the project site adjacent to the bay shall be constructed in a meandering manner. Buildings developed near the open space area shall, to the fullest extent possible, orient activities toward the open space. Pedestrian circulation along building storefronts shall provide distinct and easily accessible connections to the shoreline path. The pedestrian path shall consist of an unobstructed 48-inch wide paved surface to and from all accessible routes. Elements such as signs, light standards, trash receptacles and benches shall not encroach into the 48-inch paved area. (b) A permanent "no build" easement shall be recorded on the northerly tip of Planning Area 4 to allow for potential future emergency access from Koll Center/Sierra Point to the north, however, there is not obligation on the part of Bay West Cove to actually construct any emergency access improvements. 20.61.070 Transportation and circulation (a) Access to the project from Oyster Point Boulevard shall be provided at three points: an intersection formed with the extension of gateway Boulevard, a new intersection with bay West Cove Boulevard and a secondary access near the easterly boundary of the site. (b) A two lane primary roadway, Bay West Cove Boulevard, will provide primary access 10 through the site. The intersection with Oyster Point Boulevard will be widened to accommodate four travel lanes. Landscaped medians shall be installed to provide an entry statement as well as to facilitate separation of left turning movements. (c) Access and transportation standards shall include: (1) Access drives shall be coordinated with other drives indicated on the approved Bay West Cove Specific Plan. (2) The development of common access drives is encouraged within the bay West Cove project to minimize the number of curb cuts. Access drives should be coordinated with adjacent parcels so as no to impede efficient traffic flow. Minimum two-way drive aisles shall be twenty-five (25) feet in width. (3) Access drive designs should incorporate provisions for efficient vehicle stacking during peak periods of use. (4) Major drive aisles from Oyster Point Boulevard or the primary roadway shall be a minimum of fifty-two (52) feet wide. The main access road is to accommodate two ingress and two egress lanes divided by a five (5) foot wide landscaped planter. Parking shall not be permitted on either side of Bay West Cove Boulevard. (5) Drive aisles at the entrance sides of proposed buildings shall be a minimum of twenty-eight (28) feet in width. These aisles are intended for travel lanes and exclude parking lot drive aisles. (6) Drive aisles at the rear (service) sides of buildings shall be a minimum of twenty- five (25) feet wide, or as approved by the South San Francisco Fire Department. Dead end drive aisles behind buildings shall be provided with a minimum 110-foot diameter turning radius. (d) A five (5) foot wide concrete walk shall be provided along the. southeast edge of Bay West Cove Boulevard for pedestrian access. Cross walks shall be provided at strategic locations along Bay West Cove to provide full pedestrian access throughout the project. (e) One bicycle parking rack shall be provided for every fifty (50) stalls. Bicycle parking racks shall be located in convenient locations, including adjacent to building entrances and along the Bay Trail linkage. 20.61.075 Infrastructure (a) General standards shall include: (1) All exterior utilities, including but not limited to drainage systems, sewers, natural gas lines, water lines, and electrical (except for transformers), shall be installed and maintained underground. (2) On-site underground utilities shall be designed and installed to minimize the disruption of off-site utilities, paving and landscaping during construction and maintenance. (3) No antenna or device for transmission or reception of any signals, including but not limited to telephone, television, and radio, shall be placed on any lot so hat it is visible from five (5) feet above the ground or ground floor level at a distance of 500 feet in any direction, unless specific written approvals granted by the Chief Planner of the City of South San Francisco. (b) Site grading shall include the importation of fill to raise the site adequate to allow positive drainage in a 10-year storm occurring at the 100-year flood elevation established by FEMA. Building floors shall be a minimum of three (3) feet above the 100-year FEMA flood elevation. Finished slopes shall not exceed a maximum of 2:1. (c) Drainage of the site is proposed via a combination of drainage swales and underground gravity pipelines. Planning Area 4 is proposed to drain directly into the Bay through a new drainage outfall near the large existing outfall north of the site. The remainder of the site will drain to a single outfall into the Bay near the existing site drainage outlet. 11 (d) Water service to the site is to be provided by the California Water Service Company from a 16-inch main within Oyster Point Boulevard. A distribution main will provide anticipated maximum on-site demand for domestic and fire flow water volumes and pressures. (e) Pacific gas and Electric Company will provide natural gas and electrical service to the site. (f) Telephone and telecommunication service will be provided by pacific bell (g) Wastewater flows from the site will floe by gravity from the site to be pumped into an existing collection system in Oyster Point Boulevard. Flows would then be conveyed to City pump station No. 2, which will pump wastewater to he City's water quality control plant. 20.61.080 Public Services (a) Law enforcement shall be provided by the South San Francisco Police Department (b) Fire and emergency services to the site will be provided by the South San Francisco Fire Department. Buildings on the site shall be fully sprinklered. On site fire hydrants shall be provided at the direction of the Fire Department (c) Solid waste disposal service shall be provided by South City Scavenger Company. 20.61.085 Administration and Implementation (a) The Bay West Cove Specific Plan shall be implemented through the review of Precise Plans, which sets forth in detail development details for proposed structures and related improvements and their arrangements on individual parcels; parcel maps, design review and sign permits. The South San Francisco Redevelopment Agency shall review precise plans to determine consistency with the Bay West Cove Specific Plan and the Redevelopment Plan. (b) Precise Plans shall be governed by the following requirements. (1) No person shall commence any use, erect any structure or make exterior modifications to any existing structure, parking area or structure, or shall any certificate of occupancy shall be issued for any new use or structure or modification until a Precise Plan has been approved in accord with this Section. The following shall not require the approval of a Precise Plan: (i) Change in sign copy on existing sign, or on signs designed to allow a change of copy; (ii) Changes required in whole or part by a requirement of a requirement of any governmental agency. (2) When a Precise Plan is required by the Bay West Cove Specific Plan, the Precise Plan shall be submitted to the executive director of the redevelopment agency. The executive director shall check each application for completeness and, if the Precise Plan is deemed incomplete, the executive director shall notify the applicant of any deficiency within thirty (30) days of Precise Plan submittal. (3) The following information and drawings shall be required for Precise Plan consideration, except that the executive director of the redevelopment agency may require either less or additional information, depending on the nature of the application. (i) Applicable tentative or final parcel and/or subdivision maps for the area encompassed by a Precise Plan; (ii) Aon of landscaping, sign locations and related features related to the project. The site plan shall also include a north arrow, vicinity map and name of applicant and plan preparer; (iv) A landscape plan, drawn to an engineering scale, identifying information pertinent to the landscape requirements, showing all landscape, hardscape and amenity features with 12 appropriate plant materials and sizes; (v) Grading and drainage plans, unless the South San Francisco City Engineer determines such plans are not needed; (vi) Architectural plans and exterior elevations indicating profiles and exterior materials and colors, drawn to scale; (vii) Scale drawings of all signs and light standards, with details of height, area, color, methods of sign illumination; (viii) Any other drawings or additional information necessary for the redevelopment agency to review and make its necessary determinations. (c) Each Precise Plan application shall be referred to the Design Review Board, which shall forward a recommendation to the redevelopment agency prior to final action on the Precise Plan. (d) In reviewing Precise Plans, the redevelopment agency shall adhere to the standards set forth within and shall further attempt to foster and promote the general character and purposes of the Specific Plan. (i) To ensure orderly development of the site, the redevelopment agency shall act promptly on any request for approval (ii) The executive director of the redevelopment agency shall review the application in light of guidelines and standards set forth herein and shall consult with the staff of the affected departments in the review of each Precise Plan. Upon completion oiii)The redevelopment agency shall approve, conditionally approve, disapprove or suggest modification to the Precise Plan. No approval shall be unreasonably withheld by the agenc been met. (e) If significant changes to an approved Precise Plan are desired by the applicant, a revised Precise Plan shall be submitted and reviewed in the same manner as the original Precise Plan. Minor revisions shall be reviewed and approved by the executive director of the redevelopment agency. (f) The redevelopment agency shall make the following findings in approving or conditionally approving a Precise Plan: (i) The proposed Precise Plan is consistent with the Bay West Cove Specific Plan; (ii) The proposed Precise Plan is designed to achieve compliance with the standards of the Bay West Cove Specific Plan; (iii)The proposed Precise Plan is consistent with the City's redevelopment plan and the owner participation agreement; (iv) The proposed Precise Plan is consistent with the East of 101 Area Plan. (g) A conditional use permit may be approved by the redevelopment agency for drive-up and drive-through restaurants within the Bay West Cove Specific Plan area, as follows: (i) Applications for conditional use permits shall be filed with the South San Francisco Planning Division, on forms specified by the Division with appropriate plans, drawings and necessary fees; (ii) Conditional use permit applications shall be considered at a public hearing held before the redevelopment agency, with notice of said hearing provided as required by the South San Francisco Municipal Code. (iii) Conditional use permits may be approved, conditionally approved or disapproved by the redevelopment agency. If approved or conditionally approved, findings shall be made by the agency as specified in the South San Francisco Municipal Code. (j) Applications may be requested for a variance from standards contained in the Bay West Cove specific plan on forms prescribed by the Planning Division. The following other requirements shall also apply to variance requests: (i) When a variance application is filed, the executive director of the redevelopment agency shall make an investigation and review of said application. Upon completion of the review, the executive director of the redevelopment agency shall set a public hearing before the redevelopment 13 agency on the application; (ii) Variance applications shall be considered at a public hearing held before the redevelopment agency, with notice of said hearing provided as required by the South San Francisco Municipal Code; (iii) At the conclusion of the public hearing, the redevelopment agency shall make written findings of fact as to whether the variance sought will be in harmony with the Bay West Cove Specific Plan. The redevelopment agency may, by resolution, grant to deny the variance as it deems necessary to fulfill the purpose of the Bay West Cove Specific Plan and may grant the variance with conditions and require reasonable guarantees and evidence that separtment. Parcel maps shall be reviewed and approved or conditionally approved by the Planning Commission in conformity with the State Subdivision Map Act and local subdivision requirements. (k) Sign permits within the Bay West Cove Specific Plan areas shall be governed by the following requirements: (1) All signs shall comply with the Bay West Cove Planned Sign Program. (2) No sign shall be constructed or installed without a permit from the South San Francisco Planning Division and written approval from the property owner and landlord. (3) Sign permits are required for all new signs and changes of sign face for existing signs. A sign permit application must be filed with the Planing Division and must be signed by both the business owner or authorized agent and the property owner or authorized agent. Sign permit applications and filing instructions are available at the Planning Division. (4) All pylon signs, project entry signs, and wall signs shall be approved as part of a Precise Plan by the redevelopment agency. (5) Minor signs, including new signs containing less than twenty-five (25_ square feet of copy area and change of copy for an existing sign shall require a Type A sign permit, to be issued by the Planning Division. In cases not covered by the Planned Sign Program, the City of South San Francisco Zoning Ordinance and East of 101 Area Plan shall apply. (l) Environmental reviews for implementing projects for the Bay West Cove Specific Plan shall be as follows: (1) All development within the specific plan area is subject to the mitigation measures contained in the Bay West Cove Environmental Impact Report and Mitigation Monitoring Plan. (2) As provided in State law, certain projects may be exempt from further environmental review when: (i) The project is consistent with the Bay West Cove Specific Plan and the Bay West Cove Environmental Impact Report; (ii) The Bay West Cove Environmental Impact Report adequacy identifies the project's significant impacts and corresponding mitigation measures; (iii) The City of South San Francisco has determined the type of environmental document needed in accord with the California Environmental Quality Act, and has given notice of such fact as required by State law and City of South San Francisco implementing procedures. (3) Ali Precise Plans, subdivision and parcel maps within the Bay West Cove site have been obtained through the adoption of the Bay West Cove Environmental Impact Report and are in conformance with the project description and impact analysis. Future amendments to the Specific Plan may require additional environmental reviews and determinations. (m) The Bay West Cove Specific Plan may be amended as set forth in California Government Code 65500 through 65507 SECTION 3: SEVERABII,ITY In the event any section or portion of this ordinance shall be determined invalid or 14 unconstitutional, such section or portion shall be deemed severable an all other section or portions hereof shall remain in full force and effect. PUB!.ICATION AND EFFECTIVE DATE. This ordinance shall be published once, with the names of those City Councilmembers voting for or against it, in the San Marco Times, a newspaper of general circulation in the City of South San Francisco, as required by law, and shall become effective thirty (30) days from and after its adoption. Introduced at a regular meeting of the City Council of the City of South San Francisco, held the 10th day of December ,1997. Adopted as an Ordinance of the City of South San Francisco at a special meeting of the City Council of the City of South San Francisco, held the 17th day of December , 1997 by the following vote: AYES: Councilmembers James L. Datzman, Joseph A, Fernekes. Karyl Matsumoto and Mayor Eugene R. Mullin NOES: None ABSTAIN: Councilmember John R. Penna ABSENT: None ATFEST: City Clerk As Mayor of the City of South San Francisco, I do hereby approve the foregoing Ordinance this 17th day of December ,1997. 15