HomeMy WebLinkAboutOrd 1244-1999ORDINANCE NO. 1244-99
AN ORDINANCE AMENDING MUNICIPAL CODE
CHAPTER 20.63 (TERRABAY SPECIFIC PLAN DISTRICT)
FOR PHASE II OF THE TERRABAY DEVELOPMENT
WHEREAS, the existing Terrabay Specific Plan, Chapter 20.63 and the Terrabay
Development Agreement allow development of the Terrabay project (together the "existing
entitlements"), subject to certain further approvals and entitlements; and
WHEREAS, the Terrabay project is divided into three separated phases, the first of
which, Phase I, is currently under construction and nearing completion; and
WHEREAS, the existing entitlements provide for development of 432 units of single
family dwelling and condminiums, an 18,000 sq ft health club, a 400 room hotel, 268,800
technology center, three restaurants and a 57,500 square foot condominium office building; and
WHEREAS, in July 1997 the owner of Phase 11 and m, SunChase G.A. California I, Inc.
("Applicant"), applied to the City to modify the Terrabay Specific Plan, amend the Chapter 20.63
of the Municipal Code to modify the Phase li development and approve a vesting tentative map
and a precise plan for Phase II (the "proposed entitlements"); and
WHEREAS, the proposed entitlements for Phase 11 would provide for development of a
total of 251 residential dwelling units, divided between three neighborhoods (Woods and Point),
consisting of 135 single family detached units, 154 duplex and triplex units; and
WHEREAS, a Supplemental Environmental Impact Report has been prepared, which
together with the Environmental Impact Report prepared in 1982 and the 1996 Supplemental
Environmental Impact Report, analyze the anticipated environmental effects of the proposed
Phase li development; and
WHEREAS, on March 18, 1999, following a properly noticed public hearing, the
Planning Commission recommended that the City Council adopt the proposed amendment to
Municipal Code Chapter 20.63; and
WHEREAS, on April 14, 1999, the City Council held a properly noticed public hearing to
consider the Planning Commission recommendation.
NOW, THEREFORE, the City Council of the City of South San Francisco does hereby
find as follows:
mo
The proposed amendment to Municipal Code Chapter 20.63 is consistent with the
goals, policies and implementing programs set forth in the General Plan,
Bo
specifically General Plan Planning Area #4, General Plan Policy 4-1, General Plan
Goal #1 and Policies lC and 3C.
This finding is based upon all evidence in the record as a whole, including,
but not limited to the following: the City Council's independent review of
relevant sections of the 1982 EIR and the 1996 Supplemental EIR and the
entire 1999 SEIR and the General Plan, and the proposed amendment to
Municipal Code Chapter 20.63, as further explained by the February 25,
1999 and March 18, 1999 Staff Reports to the Planning Commission.
The proposed amendment to Municipal Code Chapter 20.63 is consistent with the
amended Specific Plan for Phase II.
This finding is based upon all evidence in the record as a whole, including,
but not limited to the following: the proposed development is residential
and the Specific Plan prescribes residential development for Phase II. The
Specific Plan and the proposed development provide for open space to be
dedicated to San Bruno Mountain, for common areas and for residential
development and associated infrastructure. The proposed development
meets the density standards prescribed in the Specific Plan and other
development standards including but not limited to the quantity, size and
location of parking, building setbacks, design and height. The site is
suited for type, density and location of residential development in that all
the mitigation measures applicable to Phase II identified in the 1982 EIR,
1996 SEIR and 1999 SEIR are incorporated into the mitigation monitoring
program for Phase II as adopted by the City Council.
Proper environmental documentation has been prepared on the proposed the
proposed amendment to Municipal Code Chapter 20.63 in accord with the
California Environmental Quality Act.
This finding is based upon all evidence in the record as a whole, including,
but not limited to the following: the City Council's independent review of
the proposed amendment to Municipal Code Chapter 20.63, the SEIR and
relevant sections of the 1982 EIR and the 1996 Supplemental EIR and the
entire 1999 SEIR which demonstrate that any threats to public health or
safety from the proposed development have either been avoided or
mitigated to a level of less than significance; and that the proposed
development will finance circulation improvements, provide needed
housing stock, and further implement the long-term strategy for managing
the environmental, aesthetic and recreational resources of San Bruno
Mountain.
Publication and Effective Date.
[]
This Ordinance shall be published once, with the names of those City Councilmembers
voting for or against it, in the San Mateo 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.
NOW, THEREFORE, the City Council of the City of South San Francisco does hereby
ordain:
mo
The proposed amendment to Municipal Code Chapter 20.63 attached hereto as
Exhibit 1 and incorporated herein by reference is adopted.
Introduced at a regular meeting of the City Council of the City of South San Francisco, held the l~th
day of ltay ,1999.
Adopted as an Ordinance of the City of South Francisco at a regular meeting of the City Council held
the 26thday of }~ay ,1999 by the following vote:
AYES: Councilmembers Joseph A. Fernekes and Eugene R. Nullin, and
Nayor Ja~es L. Datzman
NOES: Nayor Pro Tern Karyl Natsumoto
ABSTAIN: Councilman John R. Penna
ABSENT:
~one
2 City Clerk
As Mayor of the City of South San Francisco, I do hereby approve the foregoing Ordinance this
26th day of Nay ,1999.
F:\WPD'LMNRSW~405\35\ORD\SP&ZON. 325 .doc
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CHAPTER 20.63
TERRABAY SPECIFIC PLAN DISTRICT
20.63.250
20.63.260
Permits From Other Agencies.
Permissible Types of
Construction.
Sections:
20.63.005
20.63.010
20.63.020
20.63.030
20.63.050
20.63.060
20.63.070
20.63.080
20.63.090
20.63.100
20.63.110
20.63.120
20.63.130
20.63.140
20.63.150
20.63.165
20.63.160
20.63.170
20.63.180
20.63.190
20.63.200
20.63.210
2O.63.22O
20.63.230
20.63-240
Terrabay Specific Plan
District Established.
Definitions.
Regulations Generally.
Uses Permitted.
Site Design And Grading.
Street Standards.
Transportation Systems
Management.
Parking.
Utilities.
Landscaping.
Parks & Recreation Facilities.
Environmental Quality.
Special Regulations Within The
Terrabay Residential District.
Special Regulations Applicable
Within The Terrabay
Commercial District.
Development Procedure
Generally.
Tentative Subdivision Map,
Vesting Tetative Map Or Parcel
Maps - Submittal - Processing
Precise Plan And Subdivision
Maps- --Generally
Precise Plan And Subdivisions
Maps---Submittal---Initial
Reviews.
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.
20.63.005 Terrabay Specific Plan District
Established.
A zoning district entitled "Terrabay Specific
Plan District" is established in all respects
consistent with, the regulations contained in the
Terrabay Specific Plan. The district boundaries
shall be 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. 1050
§ 29 (part), 1989)
20.63.010 Definitions.
The following definitions supplement those
contained in Chapters 1.04, 19.08 and 20.06.
(a) "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.
(b) "Development Agreement"
means any agreement(s) including amendments
and restatements thereto, 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.
(c) "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.
(d) "Habitat Conservation Plan
(HCP)" means a 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.
(e) "North of Point" refers to the
land in the Phase II neighborhood that extends
from the point of land at the intersection of
* Text indicated by an asterisk is draft text that rehtes to Terrabay Phase Ill only. Such text has not been adopted by the City as of May 26,
1999. Zoning regulations for Phase m of the Terrabay development are codified in Chapter 20.63 of the South San Francisco Municipal Code
adopted May 1999.
May 27, 1999 - S:\Terraba~ATerrabay Specific Plan Ordinance.doc
Page 1
I I II i
Sister Cities and Hillside Boulevard and the
land north of that point in Phase II.
(f) "Owner" means, at any
particular time or times, any person, partnership,
f'u'm, 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. "Precise plan"
means plans and drawings, which present
detailed site and building information for each
building phase of a project.
(g) "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. "Project sponsor" includes but is
not limited to W.W. Dean and Associates and
their successors in interest of any description.
(h) "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.
(i) "Recreational vehicle" means 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.
"Recreational vehicle" includes but is not
limited to a motor home, 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 quarters.
(j) "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.
(k) "SMa-40 or shell mound" is an
archaeological site studied and mapped by
Holman Associates, Archaeologists. SMa-40 is
located on Terrabay Phase llI property, consists
of approximately 2.0 acres and is referred to as
CA-SMa-40.
(1) "Terrabay Commercial District"
means all of the real property described in
Exhibit C to Ordinance 915-83, on file in the
office of the City Clerk and incorporated herein
by reference.
(m) "Terrabay Residential District"
means all of the real property described in
Exhibit D to Ordinance 915-83, on file in the
office of the City Clerk and incorporated herein
by reference.
(n) "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.
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 outlined 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 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.
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
* Text indicated by an asterisk is draft text that relates to Terrabay Phase llI only. Such text has not been adopted by the City as of May 26,
1999. Zoning regulations for Phase m of the Terrabay development are codified in Chapter 20.63 of the South San Francisco Municipal Code
adopted May 1999.
May 27, 1999 - S:\Terrabay\Terrabay Specific Plan Ordinance.doc
Page 2
i
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. (Ord. 915 § 4
(part), 1983)
20.63.030 Uses Permitted.
Uses permitted in the Terrabay Specific
Plan district subject to fu'st obtaining approval
of precise plans and, if applicable, 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,
(a) Terrabay Residential District:
(1) Public and private open space areas,
(2) Habitat conservation areas,
(3) Public and private parks, play-
grounds, tot lots, recreation/community
buildings, and fire stations,
(4) Child care centers,
(5) Public and private utilities, and
facilities,
(6) Single family detached dwellings
(Parks, Woods East and Woods West
neighborhoods only),
(7) Duplax and Triplex condominiums,
(Point neighborhood only),
(8) Townhome (Village Neighborhood
only)
(9) Home occupations,
(b) Torrabay Commarcial District:
(1) Public and private opon spac~ area,
(2) Habitat conservation areas,
(3) Public and private utilities and
facilities,
(t)
(5)
Hotels
IIealth clubs as an accessory use to
a hotel or offico use,
(6) Retail urns as describod in Section
20.23.020(b) of tha Municipal Coda excluding
howover convonienco eating and drinking
establishments,
(7) Sit down restaurants, but not
including fast food rostaurants with or without
drive through windows,
(8) Office buildings,
(9) Mooting and conferonca rooms as
accessory uses to hotols,
(10) Aceassory son,ica and rotail uses.
(Ord. 1051 § 6, 1989; Ord. 915 § 4 (part), 1983)
20.63.040 Uses Permitted Subject to a Use
Permit.
The following use types are permitted in
the Terrabay Specific Plan District subject to
obtaining a use permit:
(a) IIealth clubs not acc.~sory to a hotel or ~'
OffiCe USO,
(b) Cocktail lounges not accessory to a ?~
restaurant or hotol.
(c) Schools.
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 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 of the approved soils and
geotechnical studies relating to ground slippage
and landslides, erosion, earth movement 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 precise
plan or tentative 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 must be in
compliance with the Mitigation Monitoring
Program (MMP) adopted by the City Council
* Text indicated by an asterisk is draft text that relates to Terrabay Phase I11 only. Such text has not been adopted by the City as of May 26,
1999. Zoning regulations for Phase Ill of the Terrabay development are codified in Chapter 20.63 of the South San Francisco Municipal Code
adopted May 1999.
Page 3
May 27, 1999 - S:\Ten'abay~Terrabay Specific Plan Ordinance.doc
I
(Reso. ), included as an appendix in the
Terrabay Specific Plan.
Grading plans for Phase 1II Commercial
shall not bo issued for any grading activities
within 30 meters (100 feet) from the mapped
boundary of SMa 40 until a Native American
Monitor is assigned by the Native American
Commission. The Monitor and tho project
archeologist shall be on the project site for any
and all grading activities within 100 foot of the
boundary of SMa 40 and north of that area as
mapped by Holman Associates Archaeologists.
No grading permit 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 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
Section 401 Certification, respectively.
(f) Winterization programs acceptable to
the City Engineer and the Director of Parks,
Recreation and Maintenance Service and
consistent with the Terrabay Specific Plan, the
Habitat Conservation Plan and other applicable
provisions of this code shall be implemented for
all graded areas prior to October 15th of each
year. (Ord. 915 § 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 Terrabay 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 said 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. 915 § 4 (part), 1983)
20.63,070 Transportation Demand
Management.
Prior to approval of any precise plans or
tentative subdivision or parcel maps for
development within the Terrabay Commercial
District, the project sponsor shall obtain from
the Director of Economic and Community
Development and the City Engineer approval of
a Transportation Demand Management Plan.
The Transportation Demand Management Plan
shall be consistent with tho requirements of the
Terrahay Specific Plan. The Plan shall bo
updated as necessary to achieve the traffic
mitigation described in Environmental Impact
Reports and the Mitigation Monitoring
Progran~ thereto. The design of the Plan is to
achiex~ a 25% reduction in transportation
demand. (Ord. 915 § 4 (part), 1983)
20.63.080 Parking.
(a) Parking areas shall be constructed with
the number of spaces, location and phasing
indicated in the Terrabay Specific Plan and this
Ordinance.
(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) Off-street parking shall be required in
accordance with the minimum standards set
forth in subsection below and those standards
set forth in the Terrabay Specific Plan. (d) Size of spaces.
(1) The size of off-street parking spaces
shall be, at a minimum 8.5' wide; 18 feet in
depth with 25 foot wide aisles.
(2) Maximum angle of stall allowed is
ninety degrees. The parking plan and space
design shall be shown in the Terrabay Specific
Plan. (Ord. 915 § 4 (part), 1983)
20.63.090 Utilities.
(a) Sanitary Sewers.
(1) Sanitary sewerage services in the
Terrabay Specific Plan District in the district
* Text indicated by an asterisk is draft text that relates to Terrabay Phase IH only. Such text has not been adopted by the City as of May 26,
1999. Zoning regulations for Phase m of the Terrabay development are codified in Chapter 20.63 of the South San Francisco Municipal Code
adopted May 1999.
May 27, 1999 - S:\Terrabay\Terrabay Specific Plan Ordinance.doc Page 4
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 sewer system will be
designed in accordance with the requirements of
the City Engineer. The sewer trunk lines will,
wherever possible, be located within 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 tnmk 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.
(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.
(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.
(2) All natural gas, electricity, telephone
and cable television and similar facilities shall
be installed as underground systems. (Ord. 915
§ 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 Community 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. 915 § 4 (part), 1983)
20.63.110 Parks and Recreation Facilities.
All parks and recreation facilities in the
Terrabay Specific Plan District shall be
designed and constructed in accordance with the
standards set forth in the Terrabay Specific
Plan. (Ord. 915 § 4 (part), 1983)
20.63.120 Environmental Quality.
All measures necessary to protect
environmental quality shall be implemented as
set forth in the Terrabay Specific Plan, the
Environmental Impact Reports for the Terrabay
* Text indicated by an asterisk is draft text that relates to Terrabay Phase 11I only. Such text has not been adopted by the City as of May 26,
1999. Zoning regulations for Phase I~ of the Terrahay development are codified in Chapter 20.63 of the South San Francisco Municipal Code
adopted May 1999.
May 27, 1999 - S:\Terrabay\Terrabay Specific Plan Ordinance.doc
Page 5
Specific Plan(1982 EIR, 1996 SEIR and 1998-
99 SEIR) and the Habitat Conservation Plan
including any supplemental or subsequent
environmental impact reports. (Ord. 915§4
(part), 1983)
20.63.130 Special Regulations within the
Terrabay Residential District.
The following special regulations shall
apply to development within the Terrabay
Residential District:
(a) No single independent structure shall be
built within eight feet of any other single
independent structure.
(b) No part of permitted structure shall be
constructed within five feet of any projected
curbline for a private road.
(c) Accessory buildings are only permitted
when constructed at the time the residential
structure is constructed.
(d) 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 is permitted. (e) Permitted Height:
1. Phase I - Village and Park
Neighborhoods (Single-family detached
and Townhomes)
(a) Maximum permitted height shall not
exceed thirty (30) feet.
2. Phase II - Woods Neighborhood
(Single-family detached)
(a) Maximum permitted height
shall not exceed thirty-five (35) feet with sixty
(60) percent of the roof plate being at or below
thirty (30) feet.
3. Phase II Point Neighborhood (Duplex
(a) Tho maximum pormittod height
shall not excoed forty (40) f~et.
~l. Phase II Point N~ighborhood (Triplex
T T~-~'~
(a) The maximum permitted height
shall not exceed forty five (~15) feet.
(5) Height is 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, 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 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 Terrabay
Residential District shall be provided with bulbs
or turn-around areas to the satisfaction of the
City Engineer.
(h) 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
* Text indicated by an asterisk is draft text that relates to Terrabay Phase ll] only. Such text has not been adopted by the City as of May 26,
1999. Zoning regulations for Phase III of the Terrabay development are codified in Chapter 20.63 of the South San Francisco Municipal Code
adopted May 1999.
May 27, 1999 - S:\Terraba3ATerrabay Specific Plan Ordinance.doc
Page 6
! :II
provided in the Terrabay Woods West at a
minimum of 5.36 spaces per unit.
(3) Phase 11 Terrabay Point Neighborhood
(Duplex and Triplex condominiums)
a. Parking shall be provided at a minimum
5.00 spaces per unit
(4) Phase II - Parking Dimensions and
Locations
a. On-street guest parking shall be a
minimum of eighteen (18) feet in length and
eight (8) feet in width and one side of each
street in the residential areas shall provide
parking.
b. Two (2) car garages shall measure
twenty (20) feet in width by twenty (20) feet in
depth free and clear of any obstruction. Three
(3) car garages shall measure thirty (30) feet in
width by twenty (20) feet in depth free and clear
of any obstructions.
c. Residential units including twenty-five
hundred (2,500) square feet of floor area
(excluding the garage) or including five (5)
bedrooms shall provide a three (3) car garage
and three (3) car driveway apron. Three car
parking garages shall measure thirty (30) feet in
width and twenty (20) feet in depth free and
clear of obstructions. The Woods #3 floor plan
may provide one (1) of three (3) parking spaces
to a length of eighteen (18) feet and shall
provide a three (3) car parking apron.
d. The parking ratios calculated for
Terrabay Woods include the required garage
spaces, driveway aprons, on-street parking.
e. Driveway aprons in Woods
Neighborhood shall measure 18 feet in length
from the face of the garage to the back of the
sidewalk or back of the curb in absence of a
sidewalk.
(5) The approval of any tentative
subdivision, vesting tentative map or parcel map
for residential development of property in the
Terrabay Specific Plan District shall be
conditioned upon the project sponsor executing
and recording CC&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;
(i) Residential Density.
(1) Approximately ninety'..'~res may be
with not more than four htmdr~d and
residential units;
(2) The mix and location of residential units
shall be consistent with the standards contained
in the Terrabay Specific Plan;
(3) No development of Commons
Neighborhood or Neighborhoods is
permitted.
(4) Residential building densities shall, on a
neighborhood-by-neighborhood basis, be in
accordance with the Terrabay Specific Plan;
(5) The density in the Terrabay 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 a lesser number of
dwelling units should be permitted. (Ord. 915§4
(part), 1983)
(j) 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.
20.63.140 Special Regulations within thc
Terrabay Commercial District.
(a) ~uilding Height Limits.
(1) Development Pad North of the
archaeological site: maximum height for
structures on dex~lopment pad is 250 feet.
Maximum height for accessory structures is 125
foot. Accessory structure is defined as a parking
(2) Development Pad(s) South of the
archaeological site: If residential units are built
in the Phase II Point 'area "north of the Point"
along Bayshore Boulevard, the maximum height
for primary structures is 70 feet and accessory
structures is 35 feet. If residential units are not
built in the Phase II Point area "north of the
Point" along Bayshoro Boulevard, the
maximum height for primary structures is 150
feet and 75 feet for accessory structures.
Accessory structure is defined as a parking
(3) IIeight is measured form the highest
portion of the roof to finished grade directly
below that point
* Text indicated by an asterisk is draft text that relates to Terrabay Phase III only. Such text has not been adopted by the City as of May 26,
1999. Zoning regulations for Phase III of the Terrabay development are codified in Chapter 20.63 of the South San Francisco Municipal Code
adopted May 1999.
May 27, 1999 - S:\Terrabay\Terrabay Specific Plan Ordinance.doc
Page 7
I ! I fl
(b) Streets shall have a txventy five (25)
foot curb to curb width and shall provide a
travel lane in each direction and be posted No
Parking.
(c) In keeping with the requirements of the
Terrabay Specific Plan, 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. There shall be
an irrebuttable presumption that adjacent
roadways are not able to carry the traffic
generated by each phase of the development if
the public improvements identified in the
Terrabay Specific Plan as nece~ary 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 by the actual uso and shall meet City
Code requirements.
20.63.150 Development Procedure--
Generally.
(a) After the Terrabay Specific Plan
District has been annexed to the City, for all
land within the Terrabay Specific Plan District
all maps, plans and permits shall be submitted,
processed and approved in the following order:
i. Specific plan
ii. Tentative subdivision map, vesting
tentative map or parcel map
iii. Precise plan
iv. Final subdivision map (if applicable)
v. Grading permits
vi. Building or occupancy permits
The City shall not process or approve land use
entitlements or permits in any other order. For
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) The parcel map or final subdivision
maps and the final precise plans for
development of the Terrabay Specific Plan
District shall conform to the standards criteria
and requirements of the Terrabay Specific
Plan.
(c) 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.
(d) Building permits shall expire as
provided in the Uniform Building Code, as
approved and amended by the City. (Ord.
915§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 Terrabay Specific
Plan and of Title 19 of this Code. (Ord. 915§4
(part), 1983)
20.63.165 Tentative Subdivision Map,
Vesting Tentative Map or Parcel
Maps - Submittal - Processing
a. Tentative subdivision map, vesting
tentative map 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
the Terrabay Specific Plan.
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 map, 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
* Text indicated by an asterisk is draft text that relates to Terrabay Phase IR only. Such text has not been adopted by the City as of May 26,
1999. Zoning regulations for Phase IR of the Termbay development are codified in Chapter 20.63 of the South San Francisco Municipal Code
adopted May 1999.
May 27, 1999 - S:\Terrabay\Terrabay Specific Plan Ordinance.doc
Page 8
I I :[ [
procedure is not required for vesting tentative
maps. (Ord 915 § 4 (part), 1983)
20.63.170 Precise Plan and Subdivision
Maps---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, tentative
subdivision map or vesting tentative 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. (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, Recreation and
Community Services.
(f) Grading, drainage and grading/erosion
maintenance plans;
(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 1/4 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;
(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. 915'
4 (part), 1983)
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 Economic
and Community Development, Director of
Public Works, City Engineer, Chief Building
Inspector, Director of Parks, Recreation and
Cormnunity Services, Police Chief, Fire Chief,
and, if affected, the Superintendent of the South
San Francisco Unified School District, and each
* Text indicated by an asterisk is draft text that relates to Terrabay Phase Ill only. Such text has not been adopted by the City as of May 26,
1999. Zoning regulations for Phase III of the Terrabay development are codified in Chapter 20.63 of the South San Francisco Municipal Code
adopted May 1999.
May 27, 1999 - S:\Terrabay~Terrabay Speciftc Plan Ordinance.doc
Page 9
I i I[
serving utility company. (Ord. 915§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.
(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
map or parcel maps within the area covered by
the precise plan. (Ord. 915§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 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. 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 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. (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. 915§4 (part),
1983)
* Text indicated by an asterisk is draft text that relates to Terrabay Phase In only. Such text has not been adopted by the City as of May 26,
1999, Zoning regulations for Phase III of the Terrabay development are codified in Chapter 20.63 of the South San Francisco Municipal Code
adopted May 1999.
May 27, 1999 - S:\Te~raba3ATerrabay Specific Phn Ordinance.doc
Page 10
I ! II i
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.
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 Community Development. (Ord.
915§4 (part), 1983)
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. 915§4 (part), 1983).
* Text indicated by an asterisk is draft text that relates to Terrabay Phase Ill only. Such text has not been adopted by the City as of May 26,
1999. Zoning regulations for Phase m or the Terrabay development are codified in Chapter 20.63 of the South San Francisco Municipal Code
adopted May 1999.
May 27, 1999 - S:\Terrabay\Te~rabay Specific Plan Ordinance.doc
Page 11
I I iI1~