HomeMy WebLinkAboutOrd 1263-1999ORDINANCE NO. 1263-99
AN ORDINANCE AMENDING MUNICIPAL CODE
CHAPTER 20.63 (TERRABAY SPECIFIC PLAN DISTRICT) FOR
THE PHASE II WOODS DEVE1.OPMF. NT OF THE TERRAl~AY PROJECT
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 condominiums, an 18,000 square foot health club, a 400 room hotel,
268,800 square foot technology center, three restaurants and a 57,500 square foot condominium
office building; and
WHEREAS, in July, 1997, the owner of Phase II and III, SunChase G.A. California I,
Inc. ("Applicant"), applied to the City to modify the Terrabay Specific Plan, amend Chapter
20.63 of the Municipal Code to modify the Phase II development and approve a vesting tentative
map and a precise plan for Phase II (the "proposed entitlements"); and
WHEREAS, the proposed entitlements for Phase II would provide for development of a
total of 251 residential dwelling units, divided between two neighborhoods (Woods and Point),
consisting of 135 single family detached units, and 154 duplex and triplex units; and
WHEREAS, a Supplemental Environmental Impact Report (1999 SEIR) has been
prepared, which together with the Environmental Impact Report prepared in 1982 (1982 EIR)
and the 1996 Supplemental Environmental Impact Report (1996 SEIR), analyze the anticipated
environmental effects of the proposed Phase II development; and
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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; and
WHEREAS, on May 12, 1999, the City Council adopted a resolution and environmental
findings to approve a Specific Plan Amendment, Vesting Tentative Tract Map and Precise Plan
for the development of 135 single family detached units in the Woods neighborhood ("Woods
Project"). The City Council denied the proposed development for the Commons and Point areas
of Phase II; and
WHEREAS, on May 12, 1999, the City Council introduced an Ordinance Amending
Municipal Code Chapter 20.63 (Terrabay Specific Plan District) for Phase II of the Terrabay
Development (Ordinance No. 1244-99). On May 26, 1999, the City Council adopted Ordinance
No. 1244-99. Ordinance No. 1244-99 amended the provisions of Chapter 20.63 relating to Phase
II and indicated that the provisions of Ordinance No. 1244-99 relating to Phase III were not
adopted and the provisions of Chapter 20.63 in effect prior to May 12, 1999 controlled for Phase
III; and
WHEREAS, the City Council desires to clarify its May, 1999 actions relating to Chapter
20.63, amend the existing Chapter 20.63, and create one Chapter 20.63 which applies to the
entire Terrabay Project and reflects the standards for the 135 single family dwelling Woods
Project approved in May, 1999. Under this new Chapter 20.63, the provisions relating to the
entire Terrabay Project (except Woods) will be the provisions in effect prior to the adoption of
Ordinance No. 1244-99; and
WHEREAS, on December 8, 1999, the City Council held a properly noticed public
hearing to consider the proposed amendment to Chapter 20.63.
NOW, THEREFORE, THE City Council of the City of South San Francisco does hereby
find as follows:
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Section 1. Chapter 20.63 Terrabay Woods Rezone
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,
specifically the policies for the Paradise Valley/Terrabay area under Chapter 3.8
of the Planning Sub-Areas Element and the Low Density Residential land use
designation for the Woods area.
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 SEIR and the entire 1999
SEIR and the General Plan, and the proposed amendment to Municipal
Code Chapter 20.63, as further explained by the Planning Commission and
City Council staff reports relating to the Woods Project.
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The proposed amendment to Municipal Code Chapter 20.63 is consistent with the
Specific Plan Amendment for Woods ("Amended Specific Plan").
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 Amended Specific Plan prescribes residential development for the
Woods area. The Amended 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 Amended 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 the Woods Project identified in the 1982 EIR, 1996 SEIR
and 1999 SEIR are incorporated into the mitigation monitoring program
for the Woods Project as adopted by the City Council.
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Proper environmental documentation has been prepared on 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 SEIR 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 except for those impacts which are identified as
significant and unavoidable for which a statement of overriding
considerations was adopted by the City Council; 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.
The amendment to Chapter 20.63 of the South San Francisco Municipal Code
attached hereto as Exhibit A is hereby adopted.
Section 2: Severability
In the event any section or portion of this ordinance shall be determined invalid or
unconstitutional, such section or portion shall be deemed severable and all other sections or
portions hereof shall remain in full force and effect.
Section 3. 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 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 on the 8th day of December, 1999.
Adopted as an Ordinance of the City of South San Francisco at a special meeting of the
City Council held on 15th day of December, 1999 by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Councilmembers James L. Datzman, Eugene R. Mullin, and John R. Penna,
and Mayor Pro Tern Joseph A. Fernekes
Mayor Karyl Matsumoto
None
None
ATTEST:
ity Clerk
As Mayor of the City of South San Francisco, I do hereby approve the f, xoregoing
Ordinance this 15th day of December, 1999. ~i~/,~~~
Mayor
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CHAPTER 20.63
TERRABAY SPECIFIC PLAN DISTRICT
Sections:
20.63.005
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
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
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.
Precise plan and subdivision
maps---Generally.
Precise plan and subdivisions
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.
20.63.250
20.63.270
Permits from other agencies.
Permissible types of
construction.
20.63.005 Terrabay specific plan district
established.
A zoning district entitled "Terrabay specific
plan district" is established consisting of, and in
all respects consistent with, the regulations
contained in the Terrabay specific plan. The
district boundaries shall 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 shall be
supplementary to those contained in Chapter
20.06 of this code.
(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) "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) "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.
(e) "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).
(f) "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
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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.
(g) "Habitat conservation plan (HCP)"
means a method of conserving, managing and
enhancing the natural resources necessary for
the perpetuation of endangered species as such
plan was approved by the city on November 15,
1982, and as such plan is lawfully amended
from time to time.
(h) "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.
(i) "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.
(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 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.
(1) "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, primarily
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 or
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drawn by an automotive vehicle. "Recreational
vehicle" includes but is not limited to motor
homes, track 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.
(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 described in Exhibit C to
Ordinance 915-83, on file in the office of the
city clerk and incorporated herein by reference.
(p) "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.
(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 human habitation.
(Ord. 1050 § 29 (part), 1989; Ord. 915 § 4
(pan), 1983)
20.63.020 Regulations generally.
A. The regulations contained in this
chapter shall apply in the Terrabay specific plan
district.
B. Whenever this chapter or the Terrabay
specific plan do not provide specific standards
and/or procedures for the approval and/or
administration of development projects within
the Terrabay specific plan district or for appeals
concerning such approvals or administration of
development projects, the standards and
procedures 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
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 first 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,
are:
(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) Schools,
(5) Child care centers,
(6) Public and private utilities, and
facilities,
(7) Single family detached dwellings,
(8) Townhouses/single family attached
dwellings,
(9) Multifamily dwellings, terraced
townhouses,
(10) Home occupations,
(11) Accessory buildings and uses;
(12) Public Recreation Centers
(b) Terrabay commercial district:
(1) Public and private open space area,
(2) Habitat conservation areas,
(3) Public and private utilities and facilities,
(4) Hotels,
(5) Health clubs,
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(6) High technology center, sales and
distribution of high technology arid electronic
equipment,
(7) Sit-down restaurants, but not including
fast-food restaurants with or without drive-
through windows,
(8) Office buildings,
(9) Meeting and conference rooms,
(10) Accessory service and retail uses. (Ord.
1051 6, 1989; Ord. 915 4(part), 1983)
20.63.040 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 geoteehnical
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, 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 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 and
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
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for all graded areas prior to October 15th of
each year. (Ord. 915 4 (part), 1983)
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. 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)
20.63.060 Transportation systems
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 community development and the city
engineer approval of a transportation systems
management plan. The transportation systems
management plan shall be consistent with the
requirements of the Terrabay specific plan.
(Ord. 915 4 (part), 1983)
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 feet in width.'
(c) Off-street parking shall be required in
accordance with the minimum standards set
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forth in subsection D 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, as follows:
Width Depth Aisles
Standard Space 9' 20' 25'
Compact Space 71/2' 16' 25'
(2) The size of off-street parking spaces for
the Woods Project of Phase II shall be, at a
minimum, as follows:
Width Depth Aisles
Standard Space 8 1/2' 18' 25'
(3) 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)
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20.63.080 Utilities.
A. Sanitary Sewers.
1. Sanitary sewerage services 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 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 two hundred gallons
per day per residential unit, with a peaking
factor of 3.0. Infiltration/inflow will be
calculated at five hundred gallons per day, per
inch diameter, per mile. Commercial
wastewater flows will be calculated on a case-
by-case basis.
B. Storm Drainage System.
1. A storm drainage system shall be
provided in the Terrabay specific plan district
and shall include a storm-drain trunk system to
intercept runoff from the open space upstream
of the project, and transport it through the
project. The trunk system shall also collect in-
tract runoff from the on-site collection system.
2. The storm-drain trunk system shall be
designed to handle runoff of an intensity equal
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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 fights-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 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 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)
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20.63.090 Landscaping.
Prior to approval of any precise plan or
tentative subdivision map, the project sponsor
shall obtain from the director of parks and
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. (Ord. 915 4 (part), 1983)
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.
(Ord. 915 4 (part), 1983)
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.
(Ord. 915 4 (part), 1983)
20.63.120 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 any single family or other
permitted structure shall be constructed within
five feet of any projected curbline 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
constructed:
3. 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.
D. Multiple family dwelling structures
shall not exceed forty-five feet in height,
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measured from the roof line to the ground
directly beneath it.
E. Townhomes and single-family detached
homes in Phase I Village and Park shall not
exceed thirty feet in height. Single family
detached homes in Phase II Woods East and
West shall not exceed thirty-five (35) feet with
sixty (60) percent of the roof plate being at or
below thirty (30) feet. 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. 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 mm-around areas to the satisfaction of the
city engineer.
H. Parking Standards.
1. For Phase I 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
spaces for each four units. Additional visitor
405/035/ord/rezoneaRach
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parking of two spaces per unit will be provided
in the driveway aprons;
2. For Phase I 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
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 spaces for
each four units;
3. In multifamily 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 spaces for
each four units.
4. For Phase II Woods East single family
detached homes, residential parking shall be
provided at a minimum of 5.59 spaces per unit.
For Phase II Woods West single family
detached homes, residential parking shall be
provided at a minimum of 5.36 spaces per unit.
5. Phase II Woods East and West 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 and 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 a 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 the three (3) parking
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spaces to a length of eighteen (18) feet and a
width of ten (10) feet and shall provide a three
(3) car parking apron.
d. The parking ratios calculated for the
Woods East and West neighborhoods include
the required garage spaces, driveway aprons and
on-street parking.
e. Driveway aprons in the Woods East and
West neighborhoods shall measure 18 feet in
length from the face of the garage to the back of
the sidewalk or face of the curb in absence of a
sidewalk.
6. The approval of any tentative
subdivision or parcel map for residential
development of property in the Terrabay
specific plan district shall be conditioned upon
the project sponsor executing and recording
C.C.&R's which shall include a provision
prohibiting the parking or storage of
recreational vehicles and boats, whether stored
on trailers or not, in such residential area.
I. Residential Density.
1. Approximately one hundred fourteen
acres (fifty-one percent of the residential land
are of two hundred twenty-five acres) may be
developed with not more than seven hundred
forty-five 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-neighborhood basis, be in
accordance with the Terrabay specific plan;
4. The density in the 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)
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 feet
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in height, measured from the roof line to the
ground directly beneath it;
2. Hotel and tech center complex:
Maximum two-hundred and fifty 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-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, 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 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 overlapping use of the
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 two hundred thirty-five parking
spaces shall be provided at the office
condominium/health club/restaurant complex,
and one thousand and nineteen parking spaces
shall be provided at the hotel/seminar
center/technology center complex.
E. A total of one thousand two hundred
fifty-four 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. (Ord. 915 4
(part), 1983)
20.63.150 Development procedure
generally.
A. After the Terrabay specific plan district
has been annexed to the city, 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 froth
in the master fee schedule of the city.
B After the Terrabay specific plan district
has been annexed to the city, for all lands within
the Woods area of Phase II, 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 Woods area
of Phase II which does not have a tentative or
parcel map approved or processed concurrently
therewith.
B. 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.
C. Building permits shall expire as
provided in the Uniform Building Code, as
approved and amended by the city. (Ord. 915
4 (part), 1983)
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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 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
sub-division 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. (Ord. 915 § 4
(part), 1983)
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
completeness 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 thirty days
of submission 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) except that for
the Woods Project of Phase II, a Planned Unit
Development procedure is not required for a
vesting tentative map. (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
I I 11
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 applicable tentative subdivision or
parcel maps within the area covered by the
precise plan. The maps shall in every case be
complete, as required by Title 19 of this code
and the Subdivision Map Act;
C. A legal and physical description of the
site, including boundaries, easements, existing
topography, natural features, existing buildings,
structures and utilities;
D. A plot or site plan, drawn to scale which
depicts all proposed on-site improvements and
utilities and the locations of same, in accordance
with the standard established in the Terrabay
specific plan;
E. A landscape plan drawn to scale which
sets forth detailed information in accordance
with the landscape requirements of the Terrabay
specific plan and the habitat conservation plan,
and the director of parks and recreation.
F. Final 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. 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 Terrahay
specific plan, as required by the city. (Ord. 915{}
4 (part), 1983)
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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 and recreati°n,
police chief, fire chief, and, if affected, the
superintendent of the South San Francisco
Unified School District, and each 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. (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
! II1
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 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)
20.63.240 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)
20.63.270 Permissible types of construction.
All construction within the boundaries of
the Tcrrabay 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).
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 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 community
development. (Ord. 915 § 4 (part), 1983)
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