HomeMy WebLinkAbout09-03-09 PC Packet
CITY OF SOUTH SAN FRANCISCO
REGULAR MEETING OF THE PLANNING COMMISSION
MUNICIPAL SERVICES BUILDING
33 ARROYO DRIVE
September 3, 2009
7:30 PM
WELCOME
If this is the first time you have been to a Commission meeting, perhaps you'd like to know a little about
our procedure.
Under Oral Communications, at the beginning of the meeting, persons wishing to speak on any subject
not on the Agenda will have 3 minutes to discuss their item. The Clerk will read the name and type of
application to be heard in the order in which it appears on the Agenda. A staff person will then explain
the proposal. The first person allowed to speak will be the applicant, followed by persons in favor of the
application. Then persons who oppose the project or who wish to ask questions will have their turn.
:.If you wish to speak, please fill out a card (which is available near the entrance door) and give it, as soon.
as possible, to the Clerk at the front of the room. When it is your turn, she will announce your name for
the record.
The Commission has adopted a policy that applicants and their representatives have a maximum time
limit of 20 minutes to make a presentation on their project. Non-applicants may speak a maximum of 3
minutes on any case. Questions from Commissioners to applicants or non-applicants may be answered
by using additional time.
When the Commission is not in session, we'll be pleased to answer your questions if you will go to the
Planning Division, City Hall, 315 Maple Avenue or telephone (650) 877-8535 or bye-mail at web-
ecd@ssf.net.
Wallace M. Moore
Chairperson
Roberto Bernardo
Commissioner
Mary Giusti
Commissioner
John Prouty
Vice Chairperson
Pradeep C. Gupta
Commissioner
Rick Ochsenhirt
Commissioner
William Zemke
Commissioner
Susy Kalkin, Chief Planner
Secretary to the Planning Commission
Steve Carlson Gerry Beaudin
Senior Planner Senior Planner
Linda Ajello
Associate Planner
Billy Gross
Associate Planner
Bertha Aguilar
Clerk
Please Turn Cellular Phones And Paaers Off.
Individuals with disabilities who require auxiliary aids or services to attend and participate in this meeting should contact
the ADA Coordinator at (650) 829-3800, five working days before the meeting.
In accordance with California Government Code Section 54957.5, any writing or document that is a public record, relates to an
open session agenda item, and is distributed less than 72 hours prior to a regular meeting will be made available for public
inspection at the Planning Division counter in the City Hall Annex. If, however, the document or writing is not distributed until the
regular meeting to which it relates, then the document or writing will be made available to the public at the location of the
meeting, as listed on this agenda. The address of the City Hall Annex is 315 Maple Avenue, South San Francisco, California
94080.
PLANNING COMMISSION AGENDA
MUNICIPAL SERVICES BUILDING
33 ARROYO DRIVE
September 3,2009
Time 7:30 P.M.
CALL TO ORDER I PLEDGE OF ALLEGIANCE
ROLL CALL I CHAIR COMMENTS
AGENDA REVIEW
ORAL COMMUNICATIONS
1. Approval of regular meeting minutes of August 6, 2009 and August 20, 2009.
CONSENT CALENDAR
2. LEE, ALFRED TR ET ALlapplicant
LEE, ALFRED TR ET ALlowner
465 GRAND AVE
P08-0065: SA08-0001, UP08-0010, DR08-0031 & AHA08-0001
(Continue to October 1, 2009)
Subdivision Map establishing a 7 unit mixed-use commercial and residential condominium and common
area, Use Permit and Design Review allowing a 24,927 square feet 3-story mixed-use development
comprised of 5,442 square feet of ground floor retail and 6 dwelling units on the upper two floors, with on-
site garage parking for 12 vehicles, an Affordable Housing Agreement allowing 20% of the 6 dwellings to
be restricted to moderate income households, and a Parking Exception for 13 parking spaces in the
Downtown Parking District, at 465-467 Grand Avenue, in the Downtown Commercial (D-C-L) Zone District
in accordance with SSFMC Title 19 and Chapters 20.26,20.74,20.81 & 20.85
PUBLIC HEARING
3. William R. Strom/Applicant
Oyster, Point Lie/Owner
385 Oyster Point Blvd
P09-0066: Up09-0017
Use Permit to allow a gymnastics school (indoor sports & recreation use) within the Oyster Point Business
Park, 389 Oyster Point Blvd, in the Planned Industrial Zone (P-I) District in accordance with SSFMC
20.32.030 & 20.81
Planning Commission Agenda - Cont'd
September 3, 2009
Page 3
4. Lba Realty/Applicant
Lba Realty/Owner
800 Dubuque Ave
P09-0047: Up09-0011 & Dr09-0028
Use Permit allowing office uses in two vacant tenant spaces (800 and 874 Dubuque Avenue) at an existing
multi-tenant building, generating in excess of 100 ADT, and Design Review of utility yard design
guidelines, on a site situated at 800-890 Dubuque Avenue (APN 015-021-030), in the Planned Commercial
(P-C-L) Zone District, in accordance with SSFMC Sections 20.24.060 and Chapters 20.81 & 20.85.
5. Environmental Impact Report - South EI Camino Real General Plan Amendment
City of South San Francisco/applicant
EI Camino Real from Chestnut Avenue to Noor Avenue
P08-0076: GPA08-0001 & EIR08-0004
Public Hearing to hear comments on the Draft Environmental Impact Report analyzing potential impacts for
the South EI Camino Real General Plan Amendment, Zoning Amendment & Design Guidelines.
ADMINISTRATIVE BUSINESS
6. South San Francisco Green Initiatives Status update.
ITEMS FROM STAFF
ITEMS FROM COMMISSION
ITEMS FROM THE PUBLIC
ADJOURNMENT
Sus Kalki
Secretary 0 the Planning Commission
City of South San Francisco
NEXT MEETING: September 17,2009
Staff Reports can now be accessed online at: http://www.ssf.netJdeptslcomms/planninalaaenda minutes.asp or via
http://weblink.ssf.net
SKlbla
Planning Commission
Staff Report
DATE: September 3, 2009
TO: Planning Commission
SUBJECT: Tentative Subdivision Map establishing a mixed use condominium development
comprised of six residential dwellings, a commercial unit and common area, Use
Permit and Design Review allowing the construction of a three-story 24,927
square foot mixed use development comprised of ground floor commercial unit
and six dwellings on the second and third floors, and an underground residential
parking garage, and an Affordable Housing Agreement restricting twenty
percent of the six units as affordable dwellings, situated at 465 Grand Avenue
(APN 012-305-050) in the Downtown Commercial (D-C) Zone District, in
accordance with SSFMC Title 19 and Chapters 2.58, 20.26, 20.8120.85& 20.125.
Owner: Alfred Lee
Applicant: Antonio M. Brandi
Case Numbers: P08-0065 (SA08-0001, UP08-0010, DR08-0031 & AHA08-
0001)
RECOMMENDATION:
That the Planning Commission continue P08-0065 to their meeting of October 1, 2009.
BACKGROUND/DISCUSSION:
The applicant's civil engineer needs additional time to revise the proposed Tentative Subdivision
Map incorporating city requirements.
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Planning Commission
Staff Report
DATE: September 3,2009
TO: Planning Commission
SUBJECT: Use Permit to allow a gymnastics use (indoor sports and recreation use) within the Oyster
Point Business Park, 389 Oyster Point Blvd, in the P-I Planned Industrial Zone District in
accordance with SSFMC Chapters 20.32.030 & 20.81.
Owner:
Applicant:
Case Nos.:
Oyster Point LLC
William R Strom
P09-0066, UP09-0017
RECOMMENDATION
It is recommended that the Planning Commission approve Use Permit UP09-0017 based on the
attached Findings and subject to the attached Conditions of Approval.
BACKGROUND 1 DISCUSSION
The applicants propose to establish a gymnastics use within a vacant 13,420 SF tenant space in the Oyster
Point Business Park at 389 Oyster Point Blvd. Other than the installation of partition walls, no new
construction is proposed for the use. The use would train boys and girls from preschool to college aged in
recreational and competitive gymnastics programs. During weekday morning hours (9:30am - 12 Noon),
the maximum enrollment would be 18 preschool aged students. During weekday after school hours
(2:30pm - 9pm) and Saturday mornings (9:30am - 12 Noon), the maximum enrollment would be 12
preschool aged students and 48 school aged students. The gym would have 1 teacher for every 8 school
aged students, and 1 teacher for every 6 preschool aged students. Therefore, the maximum capacity at any
one time would be 60 students and 8 teachers.
On March 5, 2009, the Planning Commission approved a use permit for a similar business, Rebels Elite,
within the same building. At the same meeting, the Planning Commission also approved a Transportation
Demand Management Plan (TDM) for the entire Oyster Point Business Park. The TDM requires all
businesses to comply with provisions that are designed to promote alternative modes of transportation
other than single occupancy vehicles.
ZONING CONSISTENCY
The site is located in the Oyster Point Business Park in the P-I Planned Industrial Zone District. Pursuant
to SSFMC Section 20.32.030, indoor sports and recreation uses are allowed in the zone subject to approval
of a Use Permit.
STAFF REPORT
SUBJECT: Gymtowne - 389 Oyster Point Blvd
DATE: September 3, 2009
Page 2
PARKING
The Zoning Ordinance does not provide a specific parking requirement for the proposed use. For the
Rebel's Elite Use Permit, the parking requirement was based on the most comparable use, which was
determined to be a school. Schools require a parking ratio of 1 . space per 5 students. The Commission
also required one parking space for each instructor. Based on this ratio, the parking requirement for a
school with a maximum class size of 60 students with 8 coaches would be 20 parking spaces.
As part of the approval of the Rebels Elite application, it was determined that parking would not be a
concern due to the predominately off-hours nature of the proposed use. The majority of uses within the
existing Oyster Point Business Park are warehousing and research and development uses, with standard
daytime business hours of operation. Gymtowne is proposing similar hours of operation, although the
applicant is proposing some daytime hours of operation, with a maximum of 18 preschool aged students
and 3 teachers present from 9:30am - 12 noon. After school hours would begin at 2:30pm, with the arrival
of students interspersed throughout the afternoon.
Staff completed additional parking surveys in the immediate vicinity of 389 Oyster Point Blvd. The
surveys have shown a substantial surplus of parking at this building, including during the similar hours of
operation of Rebels Elite. Therefore, staff is of the opinion that parking will not be a concern due to the
availability of parking throughout the Oyster Point Business Park and the predominately off-hours nature
of the proposed use. In addition, all employees will be advised of the available TDM programs, including
the availability of nearby shuttle service to local transit, bicycling facilities (including on site showers and
bicycle lockers) and carpool and vanpool ridematching and preferential parking.
GENERAL PLAN CONSISTENCY
The proposed project is consistent with the City's General Plan, which designates the site as Business
Commercial. This land use designation promotes a broad range of business and commercial uses,
including regional commercial activities.
CEQA
The proposed project has been determined to be categorically exempt under the provisions of CEQA,
Class 1, Section 15301, Existing Facilities.
CONCLUSION
The proposed establishment of the indoor sports and recreation use is consistent with the City's General
Plan and Zoning Ordinance, both of which encourage the location of commercial recreation uses in this
location. The project site is part of a business park with an existing TDM program, adequate parking and
the proposed hours of operation will be predominately off-hours in comparison with other uses in the
business park. Consequently, staff recommends that the Planning Commission approve Use Permit UP09-
0017 based on the attached Findings and subject to the attached Conditions of Approval.
STAFF REPORT
SUBJECT: Gymtowne - 389 Oyster Point Blvd
DATE: September 3,2009
Page 3
. 1] Gt0-
By. ~
Bill'y) Gross, Associate Planner
Attachments:
Draft Findings of Approva1- Use Permit
Draft Conditions of Approval
Applicant Narrative
Plans
FINDINGS OF APPROVAL
P09-00661 UP09-0017
389 OYSTER POINT BLVD
(As recommended by City Staff on September 3, 2009)
As required by the "Use Permit Procedures" (SSFMC Section 20.81), the following findings are made in
support of a Use Permit to allow a gymnastics use (indoor sports and recreation use) in a 13,420 square
foot tenant space within the Oyster Point Business Park, 389 Oyster Point Blvd, in the P-I Planned
Industrial Zoning District in accordance with SSFMC 20.32 & 20.81, based on public testimony and
materials submitted to the South San Francisco Planning Commission which include, but are not limited
to: Application materials prepared by applicant, dated August 7, 2009; Planning Commission staff report
dated September 3,2009; and Planning Commission meeting of September 3,2009.
1. The proposed project is consistent with the City's General Plan which designates the site
Business Commercial. This land use designation promotes administrative, financial, business,
professional, medical and public offices, and visitor-oriented and regional commercial
activities. Regional commercial uses are permitted subject to appropriate standards. The
proposed use is well suited to the existing building, requiring high-ceilinged open spaces that
are generally not found in commercially designated areas. The use also involves no structural
changes to the building which would preclude it from other business commercial uses in the
future.
2. The proposed project is consistent with the City's Ordinance which designates the site Planned
Industrial. Indoor sports and recreation uses, such as a gymnastics use, are permitted in the
zone district subject to approval of a Use Permit. Based on the following the proposed use will
meet or exceed all development standards of the P-I Zone District:
a. The Zoning Ordinance does not provide a specific parking requirement for the proposed
use. Consequently, pursuant to SSFMC Section 20.74.100, the requirement is based on
the most comparable use which has been determined to be a school, since team classes are
scheduled, limited in size and targeted to school age children. Schools require a parking
ratio of 1 space per 5 students. An additional requirement of one space for each instructor
is recommended. Based on this ratio, the parking requirement for a school with a
maximum class size of 60 with eight coaches would be 20 parking spaces. The tenant
space will have access to a minimum of 20 parking spaces and the ability to utilize
surplus spaces within the business park.
3. The project is categorically exempt under the provisions ofthe California Environmental
Quality Act (Class 1, Section 15301 - existing facility).
4. The proposed use will not be adverse to the public health, safety or general welfare of the
community nor detrimental to surrounding properties or improvements. The proposal involves
reuse of an existing warehouse tenant space during off peak hours for a commercial recreation
use with no physical changes to the building. The site is surrounded by other business park
type uses and there is no likelihood that the use would produce any adverse effects on the
surrounding area.
CONDITIONS OF APPROVAL
UP09-0017
(As recommended by City Staff on September 3, 2009)
A) Planning Division requirements shall be as follows:
1. The applicant shall comply with the Planning Divisions standard Conditions and Limitations
for Commercial Industrial and Multi-Family Residential Projects.
2. Hours of operation shall be limited to 9:30 AM to 9 PM.
3. The business shall be operated substantially as outlined in the project description provided by
the applicants dated July 20,2009.
(Planning Division contact: Billy Gross, 650/877-8535)
B) Building Division requirements shall be as follows:
1. Emergency lighting will be required for exiting the space.
2. Show accessible parking and accessible path to the space.
3. Additional comments at plan review.
(Building Division contact: Jim Kirkman, 650/877-8535)
C) Police Department requirements shall be as follows:
1. Municipal Code Compliance
The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code,
"Minimum Building Security Standards" Ordinance revised May 1995. The Police Department
reserves the right to make additional security and safety conditions, if necessary, upon receipt
of detailed/revised building plans.
(Police Department contact: Sgt. Jon Kallas, 650/877-8900)
EXHIBIT A
July 20, 2009
To Whom It May Concern:
Gymtowne Gymnastics is a gymnastics school that offers classes to children of all ages,
from walking to college, and experience, from novice through all levels of competitive
gymnastics. We offer several programs at our school: a program for preschool age
children that stresses motor development, a recreational gymnastics program for school-
aged children who want to get exercise and learn some basic skills without large time
commitments, and a competitive program for the children who wish to dedicate
themselves to the sport. On weekends we offer birthday parties for children. In addition
to our programs for the public, we also sponsor several high school teams in our
facilities.
Our clientele comes from allover San Mateo County and parts of San Francisco. Most
people travel 15 minutes or less to get to our facility. Our staff members are very
qualified and talented with many holding undergraduate and graduate degrees and having
had national and international experience. We have more USA Gymnastics Safety
Certified staff than any other gymnastics school in Northern California. This Safety
Certification is the main certification of the national governing body for gymnastics, and
we are one of the few schools that require this of all staff.
Most of our students come once per week for 45 minutes tol Yz hours. The competitive
gymnasts come from 6 to 20 hours per week. Our operating hours are from 9:30 AM to
noon and from 2:30 PM to 8:00 PM or 9:00 PM depending on the day. On the weekends
we have classes Saturday mornings and then hold birthday parties in the afternoons.
Most of the parents of the school aged recreational and competitive children drop the
children off before class and pick them up when class ends. The parents of the preschool
aged children stay during the class time. During the weekday morning hours our
maximum enrollment is 18 preschool aged students at any given time. During the
weekday after school hours and Saturday mornings our maximum enrollment is 48 school
aged students (who are typically dropped off at the beginning of class and picked up at
the end of class) and 12 preschool aged students at any given time. We currently do not
have any time where we are approaching those numbers. Typical enrollment is about
half of those numbers. We have one teacher to every eight school aged children and one
teacher for every six preschool aged children. During the weekend afternoons we hold
birthday parties with up to 3 teachers with 30 children. We also have one or two office
staff from 9:00 AM to 8:00 PM weekdays. The facility is usually empty from 11 :30 AM
until 2:30 PM or 3:30 PM weekdays.
Sincerely,
~~
William Strom
Owner, Gymtowne Gymnastics
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Exhibit B
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Planning Commission
Staff Report
DATE:
September 3,2009
TO:
Planning Commission
SUBJECT:
Use Permit and Design Review allowing office and research and
development uses in two vacant tenant spaces (800 & 874 Dubuque
Avenue) generating in excess of 100 ADT, and design guidelines for
future utility yard enclosures, at a multi-tenant complex situated at 800-
890 Dubuque Avenue (APN 015-021-030), in the Planned Commercial (P-
C) Zone District, in accordance with SSFMC Sections 20.24.070(b) and
Chapters 20.81 & 20.85.
Owner & Applicant: LBA Realty
Case No.: P09-0047 [UP 09-0011 & DR09-0028]
Env. Doc.: Categorical Exemption Section 15061(b)(3)
RECOMMENDATION:
That the Planning Commission approve P09-0047, subject to making the imdings of
approval and adopting the conditions of approval.
BACKGROUND/DISCUSSION:
The 5.883 acre site is developed with three one-story multi-tenant buildings containing an
aggregate floor area of 111,325 square feet and was constructed in 1985 (UP85-713). The
complex has long been used for a range of industrial and commercial uses and in recent years has
been converting more space to office and research and development uses.
The original development was approved for a mix of office and industrial, but today the building
complex is approximately 64% office, 20% warehouse and 16% other resulting in an ADT in
excess of 2,200-2400 vehicle trips (ITE 7th Edition) well above the 911 ADT envisioned at the
time. The current proposal to occupy two units - 800 Dubuque (5,509 SF) and 874 Dubuque
(4,069 SF) - would increase ADT by an additional 105+ trips. The intensification and conversion
of the site also created a parking deficiency.
Rather than disallow occupancy of the vacant units, to provide an adequate number of parking
spaces for the entire complex, and to reduce vehicle trips, at their meeting on November 20,
2008, the Planning Commission approved a parking Variance and a Transportation Demand
Management Plan (TDM) (P08-0057). The parking requirement was reduced to 262 spaces-
Staff Report
To: Planning Commission
Subject: P09-0047
September 3, 2009
Page 2 of 3
well below the existing 293 parking spaces. The parking was calculated based on full occupancy
ofthe building, including two vacant tenant spaces (800 and 874 Dubuque Avenue).
The project site's General Plan land use designation, Business Commercial, allows research and
development uses. The site's zoning of Planned Commercial (P-C) Zone District, allows research
and development and office uses. Because the proposed uses will generate more vehicle trips
than the original Use Permit, approved by the City's Planning Commission, is required [SSFMC
Section 20.24.070 (b)].
The multi-tenant complex complies with the General Plan goals and policies of encouraging
reinvestment and maintenance of improved sites. The existing improvements comply with the
City's development standards, as displayed in the table in Exhibit #A. Parking is adequate for the
occupancy of the two units. The previously approved TDM plan and conditions of approval
apply to all of the current and future tenants.
Impact Fees
The use intensity of the site and the demand for parking and traffic have increased well beyond
that approved by the Planning Commission in 1985. In association with P08-0057, the Planning
Commission required that the owner be obligated to pay the impact fees (i.e. Oyster Point
Interchange & Grade Separation, Sewer Impact Fees, Child Care Impact Fees and the East of 101
Area Impact Fees) associated with future intensification of the site and the use of the current
vacant tenant spaces. To reduce potential future uncertainty, the applicant has completed an
agreement with the city documenting the uses, parking supply and demand, and the impact fees.
A condition of approval has been added that requires the payment of the impact fees for the two
remaining vacant tenant spaces.
DESIGN REVIEW BOARD
Utility Yard & Generator Design Guidelines
The applicant does not anticipate the need for any more outdoor emergency generators or utility
yards other than the two that currently exist at the site. However, should the need arise, and as
requested by the Planning Commission, the applicant has submitted design and location
guidelines. In brief, any new generator or utility yard would be sited to abut the tenant space, and
the enclosure walls would be finished to match the building, and the height of the enclosure meet
or exceed the height of the generator and equipment in the utility yard.
The Design Review Board reviewed the guidelines at their meeting on June 16, 2009 and
recommended approval with one comment that a landscape screen be added as a requirement.
Staff Report
To: Planning Commission
Subject: P09-0047
September 3, 2009
Page 3 of 3
The Board's comment has been included as a condition of approval.
ENVIRONMENTAL REVIEW
The proposed outdoor generator was determined by City staff to be Categorically Exempt from
the provisions of the California Environmental Quality Act [CEQA] pursuant to Section 15061
(b )(3). Pursuant to these provisions the project was judged not to have the potential for causing a
significant effect on the environment. Because the project is exempt, in accordance with the
CEQA, the Planning Commission need take no further action.
RECOMMENDATION:
The proposed project complies with the General Plan and Zoning Code development
requirements. Conditions of approval are recommended to meet City development standards, to
reduce potential parking impacts, and require a one-year review. The Utility yard Design
Guidelines will help to ensure that future exterior utility yards are appropriately sited and
complement the building architecture. Therefore, it is recommended that the Planning
Commission approve P09-0047.
~..~.'
0t .
Ste e Carlson, Senior Planner
Attachments:
Exhibit #A - Development Data
Draft Use Findings of Approval
Draft Conditions of Approval
Planning Commission
Minutes - November 20, 2008
Staff Report (including original conditions of approval) - November 20, 2008
Design Review Board
Minutes - June 16, 2009
Utility Yard Design Guidelines
Plans
EXHIBIT #A
DEVELOPMENT STANDARDS
Address: 800 - 890 Dubuque Avenue
Site Area: 5.883 acres [256,263 SF]
Floor Area: 111,325 SF [Three Buildings]
Floor Area Ratio :
Maximum: 0.4 to 0.6 Existing: 0.43 Proposed: 0.43
Lot Coverage
Maximum: 50% Existing: 43% Proposed: 43%
Floor Area Ratio
Maximum: 0.50 - 1.0 Existing: 43% Proposed: 43%
Landscaping
Minimum: 10% Existing: 15% Proposed: 15%
Automobile Parking
Minimum: 325 Existing: 293 Proposed: 293
Setbacks
Minimum Existing Proposed
Front 20FT 25FT 25FT
Right Side 6FT 6FT 6FT
Left Side 6FT 6FT 6FT
Rear 15 FT 6FT 6FT
Note: 1. F ARs above 0.50 require structured parking.
2. Variance and TDM Plan to reduce parking requirements.
2. Existing rear setback is pre-existing.
3. Parking requires a 6 foot landscape setback.
DRAFT
FINDINGS OF APPROVAL
USE PERMIT
P09-0047 [UP09-0011]
810 DUBUQUE AVENUE
(As recommended by City Staff September 3, 2009)
As required by the Use Permit Procedures [SSFMC Chapter 20.81], the following findings are
made in approval ofP09-0047 [UP09-0011] Use Permit allowing office and research and
development uses generating in excess of lOO ADT, situated at 810 Dubuque Avenue, based on
public testimony and the materials submitted to the City of South San Francisco Planning
Commission which include, but are not limited to: revised Landscape, Site and Building Plans
prepared by The Charles Doerr Group, dated May l, 2009; Planning Commission staff report,
dated September 3, 2009; and Planning Commission meeting of September 3, 2009:
1. The proposed increase in traffic associated with the occupancy of two vacant tenant
spaces will not be adverse to the public health, safety or general welfare of the
community, or detrimental to surrounding properties or improvements. The project
has been maintained in accordance with the City of South San Francisco standards
and is of a high quality of fit with the existing development and the surrounding
commercial buildings. Conditions of approval are required which will ensure that the
development complies with local development standards and the approved plans and
will limit its use. A Transportation Demand Management Plan is being implemented
to minimize traffic and parking impacts to other neighboring businesses resulting
from the intensification of the site since the original construction in 1986.
2. The proposed occupancy ofthe two vacant tenant spaces with offices and/or research
and development uses complies with the General Plan Land Use Element designation
of the site of Business Commercial which allows both uses, and encourages the active
use of existing buildings.
3. The proposed occupancy ofthe two vacant tenant spaces with offices and/or research
and development uses is adjacent to other commercial uses, and complies all
applicable standards and requirements of SSFMC Title 20.
*
*
*
PROPOSED CONDITIONS OF APPROVAL
800-890 DUBUQUE AVENUE
P09-0047
(As recommended by City Staff on September 3, 2009)
A. PLANNING DIVISION
1. The applicant shall comply with the City's Standard Conditions and with all the
requirements of all affected City Divisions and Departments as contained in the
attached conditions, except as amended by the conditions of approval.
2. Any new or modified exterior utility yard shall include a landscape screen around
the perimeter of the enclosure to screen and soften views of the enclosure walls
and shall comply with the Utility Yard Screening Guidelines, prepared by LBA
Realty, dated May 11, 2009 as approved and amended by the Planning
Commission in associated with P09-0047. Prior to construction or modification,
utility yards shall require a Use Permit approved by the Planning Commission.
3. The project shall be subject to a one-year review from the effective date ofthe
Planning Commission decision. At the time of the review the Planning
Commission may modify, add or delete conditions of approval, take other action
or extend the review.
4. Prior to start of operation tenants shall obtain and thereafter maintain a Business
License from the City of South San Francisco.
5. Prior to the occupancy of the vacant tenant spaces 800 and 874 Dubuque Avenue
or any increase in the intensification of the use of the site, the owner shall pay the
Oyster Point Impact Fees, the East of 101 Traffic Impact Fees, Sanitary Sewer
Impact Fees and the Child Care Impact Fees associated only with the use of800
and 874 Dubuque Avenue. The fees are estimated to be as follows:
1. Oyster Point Interchange Impact Fee (Per Resolution #71-84)
(12.3 Vehicles/1000 SF) x 9,578 SF x $154 x (9724.67/6552.16) =
$26,927 .l9.
2. East of 101 Sewer Impact Fee (Per Resolution #97-2002)
(400 GALS/1,OOO SF) x 9,578 SF x $3.99 = $15,286.49
3. East of 101 Traffic Impact Fee (Per Resolution #101-2005 & #84-2007)
Area of Building x Land Use Fee =9,578 SF x $4.90 = $46,932.20
4. Child Care Fees: (Per Resolution #77-2006)
9,578 SF Office/R&D x 0.57/SF = $5,459.46
The payment of City impact fees shall be an on-going obligation of the owner for
. any and all future intensification of uses at all of the tenant spaces at 800-890
Dubuque Avenue, as determined by the City Engineer in consultation with the
City's Chief Planner, and in accordance with the adopted South San Francisco Fee
Schedule.
6. All previous conditions of approval associated with P08-0057 shall remain in full
force effect. Any conflict between the previous conditions of approval and those
associated with P09-0047, shall be resolved by the City's Chief Planner in favor
of the city.
(Planning Division: Steve Carlson 650/877-8353 Fax 650/829-6639)
B. POLICE DEPARTMENT
Municipal Code Compliance
The applicant shall comply with the provisions of Chapter 15.48 of the Municipal
Code, "Minimum Building Security Standards" Ordinance revised May 1995. The
Police Department reserves the right to make additional security and safety conditions,
if necessary, upon receipt of detailed/revised building plans.
(Police Department: Sergeant Ron Carlino 650/877-8927)
C. FIRE DEPARTMENT
1. This tenant improvement may require modification of the fire sprinkler system.
After a building permit is issued a separate fire permit is required.
2. Plans shall conform to NFP A 13 and City of South San Francisco Municipal
Code, Section 15.24.110.
3. A fire alarm monitoring system is required. After a building permit is issued a
separate fire permit is required.
4. Provide a horn/strobe at the front of the building, which will activate upon fIre
sprinkler or alarm notification. Plans shall conform to NFP A 72 and City of
South San Francisco Municipal Code, Section 15.24.150.
5. Provide adequate premise identification (address) on the building per the City of
South San Francisco Municipal Code, Section 15.24.100
(Fire Department: Luis Da Silva, Fire Marshal 650/829-6645)
Vice Chairperson Teglia questioned when the applic plans to work with staff on the project modifications.
Mr. Orlick noted that he is moving forward with th eases and will have Mr. Kikuchi work on the Terminal
Court vision. He added that they will provide ecific details and dimensions if staff needs them.
Commissioner Prouty clarified that the need to be some trees in the parking lot t does not want to either
over landscape or under landscap e site. He pointed out that there seems be enough space on Terminal
Court to use as an entrance. H dded that entering the site from Produc . causing the problems and exiting
from the site is not.
Commissioner Sim q stion what comments the Design Review oard (ORB) had on the project. Senior
Planner Carlson r ied that staff took the item to the ORB for omments on the landscaping plan and not on
layout because' was not an agendised item. He suggeste 0 have one tree for every 12 cars on the lot and
asked the C mission to clarify if they want the applic to meet the 10% landscaping or if going below that
requirem t is supported by the Commission.
Vice hairperson Teglia noted that the Co ssion is open minded and the density of plan A can be reduced
b can also increase the density on the mer of Terminal and Produce or in areas that need to be screened,
Ike behind the Shell station and othe nenjoyable areas. Commissioner Sim pointed out that he will be
ment) and micro scale (freeway) treatments.
Senior Planner Carlson su ested that the Commission could phase the landscaping requirements so that a
variance would not be [ uired.
Motion--Commissioner Sim /Second--Commissioner Moore to continue P06-0088: PUD 07- 0003, UP06-
0020 & DR06-0072 to December 18, 2008. Approved by unanimous voice vote.
5. Kais Broadway/applicant
LBA, REALTY FUND III - WB/owner
800 DUBUQUE AVE
P08-0057: UP08-0008, DR08-0026, VAR08-0006 & TDM08-00004
Use Permit and Design Review allowing an outdoor emergency generator at an existing multi-tenant building,
Transportation Demand Management Plan to reduce vehicle trips and parking, and a Variance to reduce
parking to atotal of 293 spaces instead of the minimum requirement of 325 spaces, situated at 810 Dubuque
Avenue (APN 015-021-030), in the Planned Commercial (P-C) Zone District, in accordance with SSFMC
Sections 20.24.070(b) and Chapters 20.81, 20.85 & 20.120.
Senior Planner Carlson presented the staff report.
Public Hearing opened.
Vice Chairperson Teglia expressed his dislike for the current generator on the site.
Paul Thometz, site manager, noted he had only recently been made aware of the intensification issue. He
was concerned that adding traffic impact and other fees would be an issue because they do not have tenants
at the moment for two vacant spaces. He pointed out that they are committed to the TOM plan.
There being no speakers the Public hearing was closed.
Commissioner Prouty concurred with Vice Chairperson Teglia with regards to the generator and its being
visible from Lowe's. He suggested moving the generator to a different location and added that picture 6
shows a beautiful fence with landscaping while picture 7 shows a generator box which is not fair to Lowe's.
Senior Planner Carlson clarified that the new generator is going to be adjacent to the building but will still be
visible from the Lowe's site. Mr. Thometz added that the enclosure will fully stealth the generator.
Commissioner Prouty questioned the possibility of putting the generators together. Mr. Thometz noted that
they will address screening the existing generator with additional landscaping.
November 20, 2008 Minutes
Page 6 of 10
Senior Planner Carlson noted that when the owner fills the vacant spaces they will need a Use Permit and
suggested that at that time the plans include the utility yards.
Vice Chairperson Teglia stated that multiple generators do not seem to be workable and suggested having
one generator for the entire building. He also suggest storing the generator within the building in the vacant
space to support entire building and is open to a short term solution. Mr. Thometz Mr. noted that the property
owners cannot provide generators because of liability issues and added that they could have an architectural
concept to screen them with future tenants.
Vice Chairperson Teglia noted that he does not have any issues with approving the application before the
Commission but also pointed out that the current owner needs to be put on notice that any future applications
will require moving the generator on page 8.
Motion--Vice Chairperson Tealia/Second--Commissioner Prouty to approve P08-005?: UP08-0008,
DR08-0026, VAR08-0006 & TDM08-0004. Approved by unanimous voice vote.
On the auestion:
Commissioner Sim noted that some of the parking spaces were lost and noted that there needs to be
landscaping there. Senior Planner Carlson noted that this could be added.
Motion--Vice Chairperson Tealia/Second--Commissioner Prouty to amend the previous motion to include
possible landscape strip directly adjacent to the new generator enclosure. Approved by unanimous voice vote.
Type "C" Master Sign Pro
Planned Commercial Zo
9.
Susy Kalki ,Chief Planner requested that item #9 be continu to the December 4 meeting due to the full
agenda this meeting and no agenda on the 4th.
Ch . person Giusti noted that the Commission was in
Type "C" - Master Sign Program
S&W Signs/applicant
Citi Garden Hotel/owner
245 S AIRPORT BLVD
P08-0039: DR08-0018 & Signs
m for the CitiGarden Hotel and Beijing Buffet at 245 So. Airpo Ivd. in the
(P-C-L) District in accordance with SSFMC Chapters 20.24, .85 & 20.86
Senior Planner Bea tiin presented staff report.
David King, SF Goodnite Inn counsel, stated that they have made a good e rt to upgrade the facility and
are committe to correct remaining issues identified by Code Enforcement e was concerned with the sign
on the bric ascia being classified as redundant because it is visible fro the freeway exit and added that the
westerly cing banner cannot be seen due to the PG&E electrical to rs. He stated that staff is requesting
that th onument sign be removed but added that there was a si there at one time and understood that
the c ner, which is blighted, needs to be addressed which is wh hey have proposed a monument sign. He
ad d that the signs being recommended for approval do not ovide adequate visibility. He concluded that
t code calls for the property owner to show that there are ecial circumstances for an abandoned sign.
There being no speakers the Public Hearing was c10s
November 20, 2008 Minutes
Page 7 of 10
Planning Commission
Staff Report
DATE:
November 20, 2008
TO:
Planning Commission
SUBJECT:
Use Permit and Design Review allowing an outdoor emergency generator
at an existing multi-tenant building, Transportation Demand Plan to
reduce parking and vehicle trips in association with a Variance to reduce
parking to a total of 293 spaces instead of the minimum requirement of
325 spaces, situated at 800-890 Dubuque Avenue (APN 015-021-030), in
the Planned Commercial (P-C) Zone District, in accordance with SSFMC
Sections 20.24.070(b) and Chapters 20.81, 20.85 & 20.120.
Owner: LBA Realty
Applicant: Coviden by Kris Broadway
Case No.: P08-0057 [UP 08-0008, DR08-0026, V AR08-0006 & TDM08-
0004]
Env. Doc.: Categorical Exemption Section 15061(b)(3)
RECOMMENDATION:
That the Planning Commission approve P08-0057 subject to making the findings of
approval and adopting the conditions of approval.
BACKGROUND/DISCUSSION:
The 5.883 acre site is developed with three one-story multi-tenant buildings containing an
aggregate floor area of 111,325 square feet and was constructed in 1985 (UP85-713). The
complex has long been used for a range of industrial and commercial uses and in recent years has
been converting more space to office and research and development uses.
The original development was approved for a mix of office and industrial, but at the time of
approval no breakdown of floor space was provided to the Planning Commission. During the
subsequent construction plan check, the City Engineer authorized the building to be comprised of
50% office and 50% manufacturing (based on traffic impact fees paid to the City for the Oyster
Point Interchange) and the availability of on-site parking. The traffic impact fees were based on
911 average daily vehicle trips (ADT).
Today the building complex is approximately 64% office, 20% warehouse and 16% other
Staff Report
To: Planning Commission
Subject: P08-0057
November 20, 2008
Page 2 of 4
resulting in an ADT in excess of 2,200-2400 vehicle trips (ITE 7th Edition). The current proposal
would increase ADT by an additional 70+ trips and increase the parking requirements.
Similar to other research uses the applicant is proposing to install an outdoor emergency
generator to provide sustained power during electrical outages anticipated to last more than
several hours. The generator enclosure is proposed to be located at south side of the building,
adjacent to the tenant space, and will be visible from adjacent properties, but not the street.
Views of the generator will be screened by walls that will be finished to match the building and
will match or exceed the height of the generator and foundation. An existing emergency
generator enclosure, adjacent to the southerly property boundary, was previously approved by
staff in association with 830 Dubuque Avenue and constructed in 2007.
The project site's General Plan land use designation, Business Commercial, allows research and
development uses. The site's zoning of Planned Commercial (P-C) Zone District, allows research
uses, and outdoor utility yards, subject to an approved Use Permit by the City's Planning
Commission [SSFMC Section 20.24.070 (b)].
The multi-tenant complex complies with the General Plan goals and policies of encouraging
reinvestment and maintenance of improved sites. The proposed improvements comply with most
aspects of the City's development standards, as displayed in the table in Exhibit #A.
The site has a parking deficiency, due to the conversion of former industrial space to research and
development and office, which have greater parking requirements due to the increased intensity
of use (SSFMC Chapter 20.74). Full occupancy of the building, including two vacant tenant
spaces (800 and 874 Dubuque Avenue), will require as many as 325 parking spaces - exceeding
the existing supply of 294 parking spaces and the proposed supply of 293 spaces (a parking
spaces will be lost due to the location of the emergency generator in the parking lot).
Rather than disallow occupancy of the vacant units, to provide an adequate number of parking
spaces for the entire complex, and to reduce vehicle trips, a parking Variance and a
Transportation Demand Management Plan (TDM) are required, subject to the review and
approval by the Planning Commission (SSFMC Chapters 20.82 & 20.120, respectively).
Following previous parking demand studies for research and development uses and offices,
parking requirements can be reduced by as much as 14% (reducing the parking requirement to
262 spaces - well within the proposed 293 parking spaces).
A Transportation System Management Plan (similar to a TDM, but aimed exclusively at vehicle
trip reduction and not parking) was originally required by the City to attempt to reduce vehicle
Staff Report
To: Planning Commission
Subject: P08-0057
November 20, 2008
Page 3 of 4
trips (up85-713 Engineering Division CO,ndition of Approval #6 - but the TSM effectiveness has
not been reviewed since 1985).
Because the site's floor area ratio (FAR) of 0.43 is less than the base FAR of 0.5 allowed for
Business Commercial by the South San Francisco General Plan, the TDM Plan is only required
to target a 28% trip diversion during the peak commute hours (SSFMC Chapter 120). The TDM
pIan will apply to all of the current and future tenants. The plan includes all 15 basic elements set
forth in SSFMC Chapter 20.120. Conditions of approval have been added requiring the
implementation of the TDM Plan, and that any conversion of any tenant space to a greater
intensity, will require prior review and approval by the Planning Commission. The applicant is
preparing a TDM Plan and will present the plan to the Planning Commission at the November 20
meeting. The conditions of approval require that the Final TDM Plan be implemented within 90
days and that the project be subject to a one-year review by the Planning Commission.
Impact Fees
The use intensity of the site and the demand for parking and traffic, have increased well beyond
that approved by the Planning Commission in 1985. The intensity changes over 911 ADT
arguably should have required a modification to the Use Permit and payment of additional Oyster
Point Interchange & Grade Separation impact fees (and for more recent improvements, the
payment of Sewer Impact Fees, Child Care Impact Fees and the East of 101 Area Impact Fees).
This is an unusual situation that has occurred over the course of many years and through no fault
of the current owner. City staff has reviewed and approved business licenses and Building
Permits for all of the past and present uses resulting in the increase in site activity.
City staff recommends that the Planning Commission require that the owner be obligated to pay
the impact fees associated with future intensification of the site and the use of the current vacant
tenant spaces. A condition of approval has been added that requires that the payment of the
impact fees.
ENVIRONMENTAL REVIEW
The proposed outdoor generator was determined by City staff to be Categorically Exempt from
the provisions of the California Environmental Quality Act [CEQA] pursuant to Section 15061
(b)(3). Pursuant to these provisions the project was judged not to have the potential for causing a
significant effect on the environment. Because the project is exempt, in accordance with the
CEQA, the Planning Commission need take no further action.
Staff Report
To: Planning Commission
Subject: P08-0057
November 20, 2008
Page 4 of 4
CONCLUSION/RECOMMENDATION:
The proposed project complies with the General Plan and Zoning Code development
requirements. Conditions of approval are recommended to meet City development standards, to
reduce potential parking impacts, and require a one-year review. Therefore, it is recommended
that the Planning Commission approve P08-0057.
~~~
St e Carlson, S . or Planner
-
Attachments:
Exhibit # A - Development Data
Draft Findings of Approval
Use Permit
Variance
Transportation Demand Management Plan
Draft Conditions of Approval
Photographs
Plans
EXHIBIT #A
DEVELOPMENT STANDARDS
Address: 800 - 890 Dubuque Avenue
Site Area: 5.883 acres [256,263 SF]
Floor Area: 111,325 SF [Three Buildings]
Floor Area Ratio :
Maximum: 0.4 to 0.6 Existing: 0.43 Proposed: 0.43
Lot Coverage
Maximum: 50% Existing: 43% Proposed: 43%
Floor Area Ratio
Maximum: 0.50 - 1.0 Existing: 43% Proposed: 43%
Landscaping
Minimum: 10% Existing: 15% Proposed: 15%
Automobile Parking
Minimum: 325 Existing: 294 Proposed: 293
Setbacks
Minimum Existing Proposed
Front 20FT 25FT 25FT
Right Side 6FT 6FT 6FT
Left Side 6FT 6FT 6FT
Rear 15FT 6FT 6FT
Note: 1. F ARs above 0.50 require structured parking.
2. Variance and TDM Plan to reduce parking requirements.
2. Existing rear setback is pre-existing.
3. Parking requires a 6 foot landscape setback.
DRAFT
FINDINGS OF APPROVAL
USE PERMIT
P08-0057 [up08-0008]
810 DUBUQUE AVENUE
(As recommended by City Staff November 20, 2008)
As required by the Use Permit Procedures [SSFMC Chapter 20.81], the following findings are
made in approval ofP08-0057 [UP08-0008] Use Permit allowing an outdoor emergency
generator, situated at 810 Dubuque A venue, based on public testimony and the materials
submitted to the City of South San Francisco Planning Commission which include, but are not
limited to: revised Landscape, Site and Building Plans prepared by The Charles Doerr Group,
dated June 30, 2008; Planning Commission staff report, dated November 20, 2008; and Planning
Commission meeting of November 20, 2008:
1. The proposed outdoor emergency generator will not be adverse to the public health,
safety or general welfare of the community, or detrimental to surrounding properties
or improvements. The project has been designed in accordance with the City of South
San Francisco Design Guidelines to provide an adequate quality of fit with the
existing development and the surrounding commercial buildings. Conditions of
approval are required which will ensure that the development complies with local
development standards and the approved plans and will limit its use. A Transportation
Demand Management Plan be prepared and implemented to minimize traffic and
parking impacts to other neighboring businesses resulting from the intensification of
the site since the original construction in 1986.
2. The proposed outdoor emergency generator complies with the General Plan Land Use
Element designation of the site of Business Commercial which allows research and
development uses, including outdoor utility yards, and encourages the maintenance
and improvements of existing buildings.
3. The proposed outdoor emergency generator is adjacent to other commercial and
transportation uses, and complies all applicable standards and requirements of
SSFMC Title 20.
*
*
*
FINDINGS OF APPROVAL
VARIANCE
P08-0057 [V AR08-0006]
810-890 DUBUQUE AVENUE
(As recommended by City Staff November 20, 2008)
As required by the Variance Procedures [SSFMC Chapter 20.82], the following findings are made in
approval of P08-0057 [V AR08-0006] a Variance allowing a parking reduction in lieu of the
minimum requirement, based on public testimony and the materials submitted to the City of South
San Francisco Planning Commission which include, but are not limited to: Plans prepared by The
Charles Doerr Group, dated June 2008; Transportation Demand Management PIan submitted by the
applicant dated November 2008; Planning Commission staff report, dated November 20, 2008; and
Planning Commission meeting of November 20,2008:
1. Granting of the Variance allowing a parking reduction in lieu of the minimum
requirement is necessary to allow the conversion of the site from industrial to
commercial uses and to reduce traffic impacts associated with the development. Strict
application of the Zoning regulations would result in greater traffic and parking
demand impacts. Similar Variances reducing parking and traffic have been granted to
other multi-tenant facilities within the immediate projectvicinity. Conditions of
approval are included to require implementation of a TDM Plan to help reduce any
parking and traffic impacts associated with the commercial use.
2. Granting of the Variance allowing a parking reduction in lieu of the minimum
requirement will not constitute a special privilege granted to the recipient inconsistent
with the limitations on other properties in the vicinity and Zoning District in that the
existing development complies with the City adopted General Plan and Zoning
Regulations that requires commercial uses to reduce traffic impacts in part through
reduced parking requirements.
3. Granting of the Variance allowing a parking reduction in lieu of the minimum
requirement will be an incentive to, and a benefit for the commercial use, in that it
will allow the development and foster continued conversion of the area east of U.S.
Highway 101 from industrial to, commercial uses.
4. Granting of the Variance allowing a parking reduction in lieu of the minimum
requirement in association with the implementation of a TDM Plan will facilitate use
of alternative means of transportation during peak commute hours, such as public
transit, and carpooling, rather than the use of single occupant vehicles.
*
*
*
FINDINGS OF APPROVAL
PRELIMINARY TRANSPORTATION DEMAND MANAGEMENT PROGRAM
P08-0051 [TDM08-0004]
800-890 DUBUQUE AVENUE
(As recommended by City Staff November 20, 2008)
As required by the Transportation Demand Management Procedures [SSFMC Section 20.120.070],
the following findings are made in approval of the Preliminary Transportation Demand Management
PIan in fulfillment ofP08-0057 [TDM08-0004], based on public testimony and the materials
submitted to the City of South San Francisco Planning Commission which include, but are not
limited to: Plans prepared by The Charles Doerr Group, dated June 2008; PTDM Plan submitted by
the applicant, dated November 2008; Planning Commission staff report, dated November 20,2008;
and Planning Commission meeting of November 20, 2008:
1. The proposed Preliminary Transportation Demand Management Plan measures are
feasible and appropriate for the multi-tenant commercial complex with on-site
parking for 293 vehicle spaces and a Floor Area Ratio of 0.43.
2. The proposed performance guarantees, consisting of an Annual Review, will ensure
that the target alternative mode use established for the project of 28% based on a
Floor Area Ratio of 0.43 [SSFMC 20.120.030 (c)] will be achieved and maintained.
*
*
*
PROPOSED CONDITIONS OF APPROVAL
800-890 DUBUQUE AVENUE
P08-0057
(As recommended by City Staff on November 20, 2008)
A. PLANNING DIVISION
1. The applicant shall comply with the City's Standard Conditions and with all the
requirements of all affected City Divisions and Departments as contained in the
attached conditions, except as amended by the conditions of approval.
2. The construction drawings shall substantially comply with the Planning
Commission approved plans, as amended by the conditions of approval including
the revised plans prepared by The Charles Doerr Group, dated June 302008,
submitted in association with P08-0057 [Use Permit 08-0008 & Design Review
08-0026, V AR08-0006 & TDM08-0004].
3. Prior to the final inspection, any and all dead landscaping and missing plants shall
be replaced in kind.
4. The project shall be subject to a one-year review from the effective date of the
Planning Commission decision. At the time of the review the Planning
Commission may modify, add or delete conditions of approval, take other action
or extend the review.
5. The emergency generator shall only be utilized to provide power during electrical
outages estimated to last longer than 4 hours. Testing ofthe generator shall be
only allowed once every 30 days and for 30 minutes during each test. Any change
in the testing or operation of the generator, such as sustained power other than
during electrical power outages, shall require a modification of the Use Permit to
be first approved by the Planning Commission.
6. Prior to issuance of any Building Permit the applicant shall have a qualified
acoustical consultant review the proposed generator plans and make
recommendations to ensure that the generator will conform to the SSFMC
Chapter 8.32 Noise Regulations. Prior to the final inspection the acoustical
consultant shall measure the acoustic levels created by the generator and shall
submit a final report to the City. The final report shall be subject to the review and
approval by the City's Chief Planner.
7. Prior to issuance of any Building Permit the applicant shall have a qualified
consultant review the proposed generator plans and make recommendations to
ensure that the generator will minimize the generation of car bon soot and maintain
the appearance of the exhaust stack and the adjacent buildings from carbon soot.
Prior to the fmal inspection the consultant shall evaluate the generator and shall
submit a final report to the City. The fmal report shall be subject to the review and
approval by the City's Chief Planner.
8. Prior to start of operation the owner shall obtain and thereafter maintain a
Business License from the City of South San Francisco.
9. Prior to the final inspection, the property owner shall provide a Final
Transportation Demand Management Plan (TDM), including an implementation
schedule, to reduce traffic impacts and to alleviate potential parking impacts to
adjacent properties. The TDM Plan shall be prepared by a qualified transportation
planner acceptable to the city and shall comply with the minimum requirements
contained in SSFMC Chapter 20.120 and shall be subject to the review and
approval of the City's Chief Planner. The TDM plan shall supersede the TSM
Plan in association with UP85-713, be implemented within 90 days from the
effective date of the Planning Commission's decision.
10. Prior to the issuance of any future Building Permits for 800-890 Dubuque Avenue
resulting in an intensification of the use of the site, the owner shall pay the Oyster
Point Impact Fees, the East of 101 Traffic Impact Fees, Sewer Fees and the Child
Care Impact Fees associated only with the improvements. The payment of City
impact fees shall be an on-going obligation of the owner for any and all future
intensification of uses at all of the tenant spaces at 800-890 Dubuque Avenue, as
determined by the City Engineer in consultation with the City's Chief Planner.
(planning Division: Steve Carlson 650/877-8353 Fax 650/829-6639)
B. POLICE DEPARTMENT
Municipal Code Compliance
The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code,
"Minimum Building Security Standards" Ordinance revised May 1995. The Police
Department reserves the right to make additional security and safety conditions, if
necessary, upon receipt of detailed/revised building plans.
(police Department: Sergeant Jon Kallas 650/877-8927)
C. FIRE DEPARTMENT
1. Project must meet all applicable Local (SSF Municipal Code, Chapter 15.24
Fire Code), State and Federal Codes.
(Fire Department: Luis Da Silva, Fire Marshal 650/829-6645)
D. WATER QUALITY
1. A plan showing the location of the nearest storm drains must be submitted.
2. The generator must have secondary containment and a system to convey any
collected rainwater to the sanitary sewer.
3. The applicant must have storm drain protectors on site to mitigate any problems
that might arise from a spill.
(Water Quality Division: Cassie Prudhel, Coordinator, 650/829-3840)
DUBUQUE
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PLAN & ELEVATIONS
COVlDIEN/MAWNCKRODT
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SOUTH SAN FRANCISCO. CA
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SOUTH SAN FRANCISCO DESIGN REVIEW BOARD
Meeting of June 16,2009
TIME:
4:00 P.M.
MEMBERS PRESENT: Nilmeyer, Harris, Nelson, Ruiz and Williams
MEMBERS ABSENT: None
STAFF PRESENT: Gerry Beaudin, Senior Planner
Billy Gross, Associate Planner
Linda Ajello, Associate Planner
Pam' ing Technician
Luis Da Silva, Fire s al
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APPLICANT
ADDRESS
PROJECT NUMBER
PROJECT NAME
. den ti LLC
Centrix Builders
160 S. Linden Avenue
P09-0045 & DR09-0027
Site Plan and Building Modifications
Administrative Business: 800 Dubuque - Proposed Design Guidelines
. The Board recommends that the applicant add a requirement for a
landscape screen to the Design Guidelines.
(Case Planner: Steve Carlson)
DESCRIPTION
Design Review of new windows, doors and parking areas,
situated at 160 South Linden Avenue, in the (M-l)
Industrial Zoning District, in accordance with SSFMC
Chapter 20.85.
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17901 Von Karman Avenue, Suite 950 I Irvine, California 92614
949.833.0400 I Fax: 949.955-9352 I www.LBArealty.com
May 11, 2009
South San Francisco Business Center
800 - 890 Dubuque Avenue
City of South San Francisco
Utilitv Yard ScreeninQ Guidelines
The following guidelines shall be utilized for any future installation of outdoor equipment or
generators at the property referenced above.
o All equipment will be placed within a walled enclosure adjacent to the building in close
proximity to the suite of the tenant who is using the equipment.
o They shall be placed at the side or rear of the project and not in the front or main
courtyard area.
o The enclosure will be constructed to match the finish of the walls of the main. building
and will be as tall or taller than the equipment it is screening. (Other than vent or
exhaust stacks which will be allowed to project above the enclosure)
o Any access doors shall be placed so as to not be visible to the right of way.
o ,Any louvers or venting through the enclosure shall be done in such a manner that
visibility into the enclosure is blocked.
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Planning Commission
Staff Report
DATE:
September 3, 2009
TO:
Planning Commission
SUBJECT:
Public Comment - Draft Environmental Impact Report (DEIR) for the South EI
Camino Real General Plan Amendment.
RECOMMENDATION:
That the Commission take public comment on the Draft Environmental Impact Report
(DEIR) completed for the South EI Camino Real General Plan Amendment
BACKGROUND:
Following up on Council and Planning Commission direction, Planning Division staff executed a
contract with Dyett & Bhatia to draft a General Plan Amendment (GP A), Zoning Regulations
(Zoning) and Design Guidelines (Guidelines) to allow for high quality, mixed-use development
for the southern portion ofEI Camino Real between Chestnut Avenue and the City's southern
boundary. In October of2008, Planning staff and the City's consultant conducted a study session
with the Commission to discuss the use, intensity and character of development in the corridor.
On June 4, 2009, the Planning Commission conducted a study session on the proposed South EI
Camino Real General Plan Amendment (So. ECR GPA). At that meeting, staff and the City's
consultant responded to comments and questions from the Commission and the public on the
substantive pieces of the So. ECR GP A. [The Study Session Staff Report and Meeting Minutes are
attached for reference].
In accordance with the requirements of CEQA a draft EIR (DEIR) has been prepared which analyzes
the potential environmental impacts of the proposed amendments. The program level EIR for the
South EI Camino Real corridor provides the City with a document that will allow future projects to
tier their environmental review, resulting in less time and cost to redevelop the corridor.
On August 6, 2009, the Notice of Completion and DEIR was sent to the State Clearinghouse for
review by state agencies. At this time, staff is seeking comments from the Planning Commission and
the public on the DEIR. The public review period extends until September 21, 2009.
Planning Commission Staff Report
Comments on So. ECR GP A DEIR
September 3, 2009
Page 2 of 3
DISCUSSION:
The Draft Environmental Impact Report (DEIR) was completed to provide the City with
information to help inform decision-makers and the public about any significant environmental
effect(s) that might result due to the project.
Proposed Project
The City is proposing an amendment to the General Plan for the South EI Camino Real corridor.
The corridor is located roughly between Chestnut A venue and Noor A venue. This is a strategic
location in the City because it is centrally located, well served by schools and the transportation
and transit network (US380, USIOI, US280, BART), and because the area is currently
underdeveloped. The proposed General Plan Amendment (GP A) aims to target higher intensities
and mixed-use development in the corridor for residents to live, work, shop, and play. This
effort is:
. Consistent with the Grand Boulevard Initiative which encourages compact mixed-use
development and high quality urban design along EI Camino Real; and
. Allows the City to proactively address issues identified in the State of California 2006
Global Warming Solutions Act (AB32) and the State's greenhouse gas emission law
(SB375).
The General Plan uses a 2020 time horizon. At that time, full "buildout" or full development is
contemplated. Buildout of the proposed Amendment anticipates an increase of up to 2,300
people, 800 housing units, 300,000 square feet of new non-residential development, 760 new
households, and 800 new jobs.
Environmental Impacts
Table ES-3 on page E-7 of the Executive Summary of the DEIR contains a summary of impacts
based on the proposed Amendment policies. The Table summarizes the proposed change, the
environmental significance and the necessary mitigation. All but three of the chapter topic areas
have "less than significant impact" or "no impact. The three areas that have "cumulatively
significant impacts" are Traffic, Air Quality, and Energy and Greenhouse Gases. The analysis
indicates that the project's contribution to the cumulative impact is less than considerable.
Further, many of the proposed amendment policies are designed to avoid or minimize impacts;
consequently, the proposed GPA is self-mitigating with respect to all of the impacts identified in
the DEIR.
Planning Commission Staff Report
Comments on So. ECR GP A DEIR
September 3, 2009
Page 3 of3
CONCLUSION:
Staff is looking for comments on the DEIR from the Commission and the public as we move
toward a Final EIR for the So. EI Camino Real General Plan Amendment (So. ECR GPA). The
Final EIR will be considered by the Planning Commission and City Council as part of the public
hearing process for the So. ECR GP A and certification of the EIR.
)
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Attachments:
. Planning Commission Staff Report - So. ECR GP A Study Session - June 4, 2009
. Planning Commission Meeting Minutes - June 4, 2009
. Draft Environmental Impact Report - August 2009
Planning Commission
Staff Report
DATE: June 4,2009
TO: Planning Commission
SUBJECT: Study Session - South EI Camino Real General Plan Amendment, Zoning
Regulations, and Design Guidelines.
RECOMMENDATION:
That the Commission conduct a study session to provide comment on the draft South El
Camino Real General Plan Amendment, Zoning Regulations, and Design Guidelines.
BACKGROVND/DISCDSSION:
Following up on Council and Planning Commission direction, Planning Division staff executed a
contract with Dyett & Bhatia to complete a General Plan Amendment (GP A), Zoning
Regulations (Zoning) and Design Guidelines (Guidelines) to allow for high quality, mixed-use
development for the southern portion of El Camino Real between Chestnut A venue and the
City's southern boundary. In October of2008, Planning staff and the City's consultant initially
conducted a study session with the Commission to discuss the use, intensity and character of
development in the corridor.
Since that time, a General Plan Amendment, EI Camino Real Mixed Use Zoning, and Design
Guidelines have been drafted. A draft has been presented to the Airport Land Use Committee/
C/CAG. In addition to the ALUC meeting, staff and the City's consultant have also reviewed the
materials with the City Council and Planning Commission sub-committees. The subcommittees
agree that the draft materials are consistent with the direction provided by Council and the
Commission during previous meetings.
General Plan Amendment Highlights
Four General Plan chapters have been modified to accommodate the proposed changes: Chapter
2 - Land Use, Chapter 3 - Planning Sub-Areas, Chapter 5 - Parks, Public Facilities and Services,
and Chapter 9 - Noise.
Chapter 2 - Land Use is modified to include the EI Camino Real Mixed Use land use
designation. The maximum Floor Area Ratio (FAR) is proposed to be 2.5, with increases up to
3.5 for development meeting specific criteria. Residential densities are proposed to be 60 units
per acre, with increases up to 80 units per acre permitted for development meeting specific
criteria. Finally, the minimum FAR for all uses, excluding a substantially above grade parking
Staff Report
So. ECR OP A, Zoning, and Design Guidelines
June 4, 2009
Page 2
structure, on sites larger than 3 acres is proposed to be 0.6. Setting the minimum FAR at 0.6 will
ensure more intense development for larger sites in the corridor.
Chapter 3 - Planning Sub-Areas is modified to include specific policies for South EI Camino
Real. South EI Camino Real is further sub-divided into two sub-areas: South San Francisco High
School/Baden, and See's Candy/South Spruce. The implementing policies included in Chapter 3
clarify the intent and direction for the South El Camino Real area.
Chapter 5 - Parks, Public Facilities and Services is modified to ensure that as more residents
inhabit the South El Camino Real Corridor, the City is exploring options to add parks, public
facilities, services, and connectivity in this area of the community.
Chapter 9 - Noise is modified to include policies that acknowledge the South El Camino Real
sub-area's proximity to San Francisco International Airport. The General Plan Amendment has
been reviewed by the Airport Land Use Committee and approved by C/CAO.
The draft modified General Plan chapters are attached for your review and comment.
Zoning Highlights
The El Camino Real Mixed Use (ECRMX) Zoning District is designed to implement the policies
outlined in the General Plan for South El Camino Real. Consistent with the goals of the General
Plan Amendment, the stated purposes of the ECRMX Zoning District are:
1. Develop the South EI Camino Real area as a vibrant corridor with a variety of residential
and non-residential uses to foster a walkable and pedestrian-scale environment;
2. Ensure that active uses are located along and oriented towards EI Camino Real to provide
an engaging pedestrian-scaled environment;
3. Ensure that new mixed-use development is designed to minimize traffic and parking
impacts on surrounding residential neighborhoods and is appropriate to the physical
characteristics ofthe site and the area where the project is proposed;
4. Offer additional opportunities for housing for residents as well as improve access to a
greater range of facilities and services surrounding residential neighborhoods; and
5. Encourage the development of mixed-use projects that incorporate environmentally
sensitive features and amenities to benefit the public as well as meet the needs of project
occupants.
In addition to the standard zoning regulations (identified in Table 2: Development Standards - EI
Camino Real Mixed-Use District), the zoning ordinance contains "Additional Development
Standards" and "Supplemental Regulations". The Additional Development Standards provide
specific direction on the amount of development permitted on a site and building massing. There
is flexibility in the language so staff can evaluate and make recommendations to the Commission
on the appropriateness of projects proposed with less than the minimum standards.
Staff Report
So. ECR GPA, Zoning, and Design Guidelines
June 4, 2009
Page 3
The Supplemental Regulations primarily address the design of a project. Specific regulations are
included for: building length and separation, required commercial use, building articulation,
building transparency and required openings, blank walls, exterior building materials and colors,
building orientation and entrances, the location of parking, etc. Supplemental Regulations have
also been included for residential uses to ensure that potential conflicts in a mixed-use district are
minimized.
The draft ECRMX zoning regulations are attached for your review and comment.
Design Guideline Highlights
The purpose of the design guidelines is to highlight and illustrate the development standards
identified for the South El Camino Real area. The guidelines essentially support the standards
included in the ECRMX Zoning. Massing, height, step-backs, setbacks, building design, and
materials are all discussed and illustrated to improve understanding of the zoning regulations.
The draft Design Guidelines are attached for your review and comment.
Comments from the Affected Property Owners
Staff has met with members of the development community to discuss the proposed GPA,
Zoning, and Design Guidelines. The central concern is a lack of flexibility in the allow~d land
uses in the corridor and a desire to develop the land in a less dense fashion, similar to more
traditional single story, single use commercial development.
Interim Zoning
While the proposed General Plan policies, zoning regulations and design guidelines provide a
solid framework, many of the supplemental zoning standards are still in draft form, as part of the
Zoning Ordinance Update. Staff would like to highlight this reality for the Commission to be
sure that it is understood that until the Zoning Ordinance update is complete; there will be some
interpretation necessary during the project review and approval process. The Zoning Ordinance
is expected to be complete in late 2009.
CONCLUSION:
Amending the General Plan and Zoning Ordinance to allow for 'mixed-use' development along the
EI Camino Real corridor, south of Chestnut Avenue is consistent with the intent of the "Grand
Boulevard Initiative" and "Smart Growth" principles, which include but are not limited to creating:
mixed land uses, a range of housing opportunities and choices, walkable neighborhoods, compact
urban form, opportunities for transportation/transit alternatives, and an effective use of available
infrastructure. Further, the City believes that thoughtful land-use planning is an effective way to
progressively address issues identified in the State of California 2006 Global Warming Solutions Act
(AB32) and the State's greenhouse gas emissions law (SB375).
Staff Report
So. ECR GP A, Zoning, and Design Guidelines
June 4, 2009
Page 4
The purpose of this meeting is to provide the Commission and the community an opportunity to
comment and provide direction to staff and the City's consultant on the 'mixed-use' land use
designation that is being considered for El Camino Real, south of Chestnut Avenue. The input will
be used to finalize the General Plan Amendment, including the ECRMX Zoning and Design
Guidelines.
'\
Gerry B audin, AICP, MCIP, LEED AP
Senior Planner
SKJghb
Attachments:
. DRAFT South EI Camino Real General Plan Amendment, Zoning Regulations, and Design
Guidelines
Senior Planner Beaudin presented the staff report.
Kevin Norman, DES Architects, presented the project to the Planning Commission.
Public Hearing opened.
There being no speakers, the Public Hearing was closed.
Commissioner Giusti questioned if the facility would be open to the public for recreational use other than
training. Mr. Norman noted that there are no spectator accommodations. Commissioner Ochsenhirt
questioned if the current landscape area is dilapidated. Senior Planner Beaudin noted that the existing
landscaping will be upgraded and is included in the 10% landscape requirement."
Commissioner Zemke questioned if the Design Review Board recommended landscaping along the front
of the building. Senior Planner Beaudin noted that the DRB questioned if the same level of upgrade
should be performed throughout the buildings and staff is recommending that the existing landscape
planting areas on the entire site all be upgraded.
Motion--Commissioner.OchsenhirtlSecond--Commissioner Bernardo to approve P09-0027: UP09-
0007, DR09-0015 & SIGNS09-0014. Approved by unanimous voice vote.
ADMINISTRATIVE BUSINESS
4. Study Session
So EI Camino Real General Plan Amendment
EI Camino Real between Chestnut and Noor Avenues
P08-0076: GPA08-0001, ZA08-0007 & ND08-0004
General Plan Amendment to change the land use designation in the South EI Camino Real
Corridor to promote commercial/ residential mixed-use. In support of the new General Plan
policies, new zoning and design guidelines are being proposed for the corridor. The study
area includes properties on or near EI Camino Real, between Chestnut Avenue and Noor
Avenue.
Recess called at 7:45 p.m.
Meeting recalled to order at 7:50 p.m.
Senior Planner Beaudin presented the staff report.
Rajeev Bhatia, Dyett & Bhatia, gave a PowerPoint presentation of the proposed General Plan
Amendment, Zoning Amendment and Design Guidelines,
Public comments:
Bill Mitchell, representative for 180 EI Camino Real, noted concern with the City setting Floor Area Ratio
minimums because this could force developers to build space that cannot be leased. He wanted to show
plans of a project he has been working on with staff for the past several months to illustrate how the
General Plan Amendment could impact his development. However, Assistant City Attorney Crossman
advised that it would not be the appropriate time for the Commission to be looking at the proposed plan
and further advised that the Commission not discuss the details of a pending project application in
conjunction with the proposed General Plan amendment.
Mr. Mitchell noted that the 75 foot depth requirement for commercial frontage stores was too deep based
on his experience. He believed
that a better depth would be 50-60 feet He also commented that 75% store frontage would not allow any
openings along the street except for a driveway and noted that it would be difficult to attract larger tenants
to a site with such a requirement. He concluded by noting that it would be difficult to create the street
frontage that the Plan proposes in areas where there isa significant grade change between EI Camino
Minutes - 06-04-2009
Page 2 of3
Real and a property. He noted that his property has a 13% grade differential between the property line
and EI Camino Real.
A member of the public questioned what would occur with existing properties that do not meet the
guidelines and if there was a plan for eminent domain. Senior Planner Beaudin clarified that existing uses
would continue and as new development is proposed those new projects would be required to conform to
the new policies and standards. He added that there are no plans for eminent domain.
Jesus Armas, representing Syufy/SyWest, commended the City on the proposed changes to EI Camino
Real and added that he would continue to work with staff to resolve any issues his clients might have with
the proposed plan amendment.
Jadish Dayal questioned how the plan addresses parking requirements on smaller 50 foot lots. Senior
Planner Beaudin stated that the Commission has discussed parking requirements within the Zoning Code
update, which will be proceeding through public hearings in the coming months.
Cheryl Herrera questioned how this would impact the existing neighborhoods adjacent to the area. Senior
Planner Beaudin stated that staff and the consultant team have been mindful of shading impacts and the
importance of building articulation in assembling the guidelines and particularly conscious of the existing
neighborhoods when defining the project area. He added that in addition to staff review, many of the
proposed projects will be subject to environmental review and Planning Commission review, so the public
will have opportunities to comment.
Commissioner Prouty questioned if the 120 foot height limit was only for specific parcels within the study
area. Senior Planner Beaudin clarified that the height limit is 80 feet with a maximum of 120 feet with
additional design criteria and articulation. Mr. Bhatia added that the additional height is discretionary and
not automatic,
The Commission felt that the plan was moving in the right direction and that implementation of the plan
would create a better look and feel along the EI Camino Corridor in South San Francisco.
ITEMS FROM STAFF
Chief Planner Kalkin suggested that the Commission cancel the July 2, 2009 meeting due to the long
holiday weekend. The Planning Commission concurred.
Motion--Commissioner Prouty /Second--Commissioner Giusti to cancel the July 2nd meeting.
Approved by unanimous voice vote.
ITEMS FROM COMMISSION
5. Appointment of a 2009 Planning Commission Vice Chairperson
Motion Commissioner Bernardo / Second Commissioner Giusti to nominate Commissioner Prouty as
2009 Vice Chairperson.
ITEMS FROM THE PUBLIC
None
ADJOURNMENT
Chairperson Moore adjourned the meeting at 8:44 p.m.
Minutes - 06-04-2009
Page 3 of3
CITY OF SOUTH SAN FRANCISCO
MEMORANDUM
DATE:
August 28, 2009
TO:
Planning Commission /7
Gerry Beaudin, Seuior Plaooert) ')
Status Update - South San Francisco Planning Division 'Green' Initiatives
FROM:
SUBJECT:
Staff is pleased to take this opportunity to respond to the Commission's request for a status update on
'green' or sustainability initiatives at the City. The City of South San Francisco has taken many
proactive steps to improve the environment while continuing to improve the quality of life and
economic vitality of our community. Since the purview and review authority of the Planning
Commission is primarily associated with land use, the focus of this response is on planning policies and
regulations.
For a City-wide perspective, staff has attached the "South San Francisco Green Status Report" which
was presented to the City Council on October 22,2008. Council has made sustainability and "green" a
priority for the entire City, and staff in all Departments continue to advance the "green" agenda. Please
note from the October 22,2008 City Council Staff Report, and from the planning initiatives outlined
below, the City of South San Francisco has been a leader in the area of sustainability and Smart Growth.
Staff continues to diligently and aggressively pursue "green" initiatives that are practical for our
community.
Plannin2 Policies & Re2ulations
The Planning Division promotes integrated land use planning and development based on sustainability
principles and practices. This means that ongoing efforts in the Planning Division are having positive
impacts in the areas of Climate Protection, Recycling, Economic Development and Green Jobs,
Sustainable City Government, Energy Efficiency, and Green Building. The Planning Division is
implementing, creating or updating a number of policies and regulations that directly pertain to
maintaining and/or enhancing the quality of the environment in South San Francisco, the region, and the
globe.
The current list of achievements and initiatives includes:
. General Plan - Adopted 1999;
. Transit Oriented Development (TOD) and the South San Francisco BART Transit Village Plan
(Zoning and Design Guidelines) - Adopted 2001;
. Existing Zoning Ordinance - Ex. Transportation Demand Management, Second Living Unit
Ordinance - Adopted 2003;
. South San Francisco Ferry Terminal- Approved 2007;
. Housing Element Update - Adopted 2009;
Status Update - South San Francisco Planning Division 'Green' Initiatives
. Downtown Redevelopment Strategy - Approved 2009;
. Downtown Priority Development Area (PDA) - Application submitted 2009;
. City- Wide Zoning Ordinance Update (landscaping, coverage, building orientation, etc.) -
Ongoing;
. South EI Camino Real General Plan Amendment - Ongoing;
. ChestnutlEl Camino Real Specific Plan - Ongoing;
. Green Surface Parking Lot Guidelines - Ongoing;
. Green Food Packaging Regulations - Adopted 2008; and
. Greenhouse Gas Inventory of City Emissions - Ongoing.
Most of the initiatives identified above can be directly linked to "Smart Growth". For the purpose of
this discussion, "Smart Growth" is development, regulations, and/or policies that promote the following
principles:
. Mix land uses
. Take advantage of compact building design
. Create a range of housing opportunities and choices
. Create walkable neighborhoods
. Preserve open space and critical environmental areas
. Direct development toward existing communities
. Provide a variety of transportation choices
. Encourage community and stakeholder collaboration in development decisions
Creating and implementing policies, programs, and regulations that promote "Smart Growth" principles
emphasizes the City's commitment to the environment; but also the City's commitment to the
community and the economy. This balanced approach represents the City's responsibility to ensure
economic development, strong neighborhoods and healthy communities.
The "healthy communities" approach to "green" is all encompassing and intentionally goes beyond
important, but one-off programs such as solar panels. Staff recognizes that there is no "one-size-fits-all"
solution to environmental issues. As the City's vision and goals continue to evolve in this area, staff
and the community will continue to develop the policies, programs, and regulations to meet our needs.
The general descriptions outlined below touch on the Planning related efforts that are being
implemented, created or updated at this time.
General Plan (J 999)
The City adopted an award winning General Plan (Plan) in 1999. The Plan is the City's most important
planning and land use tool. Elements included in Plan are: Land Use; Transportation; Park Public
Facilities and Services; Economic Development; Open Space and Conservation; Health and Safety;
Noise; and Housing. The goals, policies and programs outlined in the plan are consistent with the
2
Status Update - South San Francisco Planning Division 'Green' Initiatives
"Smart Growth" principles identified above. The City's Plan is a solid foundation for environmentally,
socially and economically aware decision-making. Staff is currently keeping up-to-date on different
ways to incorporate "green" policies into the Plan. When the comprehensive Plan Update occurs (likely
in 2010 or 2011), staff will be prepared to incorporate sustainability policies throughout the document
or include a 'Sustainability Element' in the Plan. In the meantime, General Plan Amendments such as
the one proposed for South EI Camino Real is being used to address sustainable redevelopment in key
areas of the community.
The regulations, guidelines, studies, specific plans, and general plan amendments discussed below
implement or enhance the environmental goals and policies that are already included in the General
Plan.
Transit Oriented Development and the Transit Village Plan (2001)
South San Francisco is fortunate to be well-served by fixed rail transit including the South San
Francisco and San Bruno BART stations as well as the South San Francisco Caltrain Station. In order
to capitalize on these assets the City has adopted transit oriented development (TOD) policies and
guidelines designed to encourage high density mixed-use residential and/or intensive office
development within If4 mile of these stations. City policies provide for residential densities of up to 50
units per acre, and also establish a minimum and maximum commercial floor area ratio (FAR), 1.5 and
2.5, respectively for any new development in these areas. The policies also stress the importance of
pedestrian-friendly connections and reduced parking in all designs to promote a safe, convenient and
walkable environment for residents, employees and visitors.
In 2001, the City of South San Francisco was one of the first communities in the Bay Area to adopt a
Transit Oriented Development (TOD) Plan. The South San Francisco BART Transit Village Plan was
done for the South San Francisco BART station area. The stated purpose ofthe Transit Village Plan is
to create a "vital pedestrian-oriented center, with intensity and a mix of uses that complement the area's
role as a regional center". The Transit Village Plan includes zoning regulations and design standards
which promote: fewer cars/reduced parking, higher densities (50 units per acre), open space, pedestrian
connectivity, and mixed-use development. Since 2001 the City has approved over 460 housing units
and significant retail in the Transit Village. Implementation of the Transit Village Plan is consistent
with "Smart Growth". Specifically, improved air quality, water quality, and urban health are all
expected results in TOD areas.
Zoning Ordinance Amendments (2003) - TDM, Second Living Units
In an effort to reduce air quality impacts associated with increased traffic generated by new development
the City of South San Francisco implemented an aggressive Transportation Demand Management
Ordinance (TDM) for all nonresidential development that would generate in excess of 1 00 average daily
vehicle trips (ADT). The TDM Ordinance proscribes a wide variety of mandatory measures which must
be implemented by the project developers and tenants to promote alternative modes of travel including
shuttles to transit stations, bicycle lockers, carpool/vanpool preferential parking, showers/clothes
lockers, transit information kiosks and promotional programs. Additionally, larger projects must
3
Status Update - South San Francisco Planning Division 'Green' Initiatives
implement supplemental measures such as transit pass subsidies, parking cash out, inclusions of on-site
amenities (ex. A TMs, childcare, electric vehicle charging), reduced parking standards, and parking
charges. Depending on the size and density of development there are alternative mode shift targets that
must be maintained over the life of the project, ranging from 28-35%, with mandated annual monitoring
procedures and potential financial penalties for noncompliance. The TDM Ordinance has direct links to
urban health, air quality, quality of life, and a number of other environmental, social and economic
benefits.
In 2003, South San Francisco was one of the first communities on the Peninsula to pro actively address
State law with a Second Living Unit Ordinance. The Second Living Unit Ordinance allows for the
creation of additional housing units on properties that would otherwise be considered "built-out". The
Second Living Unit ordinance is an example of compact urban form, creating walkable communities,
strategic use of existing infrastructure, increasing density while still preserving neighborhood character,
and the creation of a variety of housing types.
South San Francisco Ferry Terminal Project
The City's Redevelopment Agency, along with the Metropolitan Transportation Commission and the
Water Emergency Transit Agency are working toward adding another mode of transportation to South
San Francisco's diverse transportation and transit network. Many of the City's biotech employees live
in the East Bay and commute to and from South San Francisco daily. The proposed Ferry route is from
Jack London Square to Oyster Point. Ridership is estimated to be upwards of700 people per day to and
from Oyster Point starting in 2011. This new form of public transit will have urban health, air quality,
quality of life, and a number of other environmental, social and economic benefits.
Housing Element Update (2009)
In June of2009 the City was one of just a few cities in San Mateo County to adopt an updated Housing
Element. State law requires the City to plan for the Association of Bay Area Governments (ABAG)
Regional Housing Needs Allocation (RHNA) of 1631 units. The City has focused on planning for and
providing the RHNA units in a responsible and environmentally sustainable fashion. Specifically, the
City has focused on opportunity sites that are well served by public transit and infrastructure.
Continued focus on Transit Oriented Development, including pedestrian friendly, mixed-use
development will ensure that South San Francisco continues to be leaders in sustainable development.
The Housing Element policies and other similar General Plan policies will ensure that the City is well
positioned to respond to evolving environmental regulation, as well as the locally driven environmental
priorities.
Downtown Redevelopment Strategy (2009) and Downtown Priority Development Area (2009)
The City's Redevelopment Agency owns a number of properties in the Downtown Area. The
Downtown Strategy was created to provide Council and the community with a better sense for what
Downtown could look like with higher density mixed-use development. Through ownership, the City
has significant influence over the type of new development in the Downtown area. With that in mind,
"Smart Growth" principles are the foundation of the redevelopment strategy: pedestrian-oriented
4
Status Update - South San Francisco Planning Division 'Green' Initiatives
development with reduced parking, more access to transit, increased green space, and mixed land use
are all priorities.
Staff is now pursing implementation opportunities including alliances with other government agencies
such as ABAG and the MTC. Earlier this year, staff completed an application to make Downtown a
Priority Development Area. This status would make the City eligible for funding to plan or install
infrastructure to support the redevelopment of the Downtown, which is proximate to the CalTrain
Station and has several SamTrans bus lines running through it.
City-wide Comprehensive Zoning Ordinance Update - Ongoing
The City is over half way through its review of the draft Zoning Ordinance update. The Zoning
Ordinance implements the policies of the General Plan and is by-and-Iarge the tool used by the Planning
Division to regulate development and redevelopment in the City. The primary goal of the Zoning
Ordinance Update is to make the zoning regulations consistent with the General Plan policies and
programs. Beyond consistency with the General Plan, the Zoning Ordinance Update provides the City
an opportunity to discuss Transportation Demand Management, landscape requirements, second living
unit regulations, parking requirements, green building requirements, etc. All of these regulations have a
direct impact on the development that occurs in the City. Staff will continue to work with the
community, the Commission and the Council to ensure that sustainability goals are adequately
addressed in the City's zoning regulations.
South EI Camino General Plan Amendment (So. ECR GP A) - Ongoing
The So. ECR GP A is another example of South San Francisco leading by doing. The City Council
adopted the Grand Boulevard Initiative, which has a goal of focusing development within transit
corridors. The City's current General Plan policies do not support mixed-use, intense development that
takes full advantage ofthe land use potential for the EI Camino corridor. The purpose of the So. ECR
GP A is to allow higher density mixed-use development within the EI Camino Real corridor south of
Chestnut Avenue. The policies and associated regulations are another iteration of "Smart Growth" in
South San Francisco. The draft policies and regulation have been vetted with the Planning
Commission. At this time the EIR is being reviewed. Staff expects to take the So. ECR GP A forward
for hearing in October of2009.
Chestnut/EI Camino Real Specific Plan (Chestnut Specific Plan) - Ongoing
The Chestnut Specific Plan encompasses the area between the Transit Village and Chestnut Avenue.
The Chestnut Specific Plan will be provide for site or neighborhood specific levels of development that
are more intense than what is currently permitted in the area. The purpose of the plan is to include
mixed-use intense development at a critical intersection (ECR/Westborough) in the City. Similar to the
So. ECR GP A, the land use decisions associated with this project are strongly linked to "Smart Growth"
principles.
Green Surface Parking Lot Guidelines - Ongoing
Staff has drafted 'Green' Surface Parking Lot Guidelines (Guidelines). The purpose ofthe Guidelines is
5
Status Update - South San Francisco Planning Division 'Green' Initiatives
to improve the public realm, enhance pedestrian safety and comfort, increase shade, enhance the quality
oflandscaping, encourage on-site stormwater management, and promote the use of sustainable materials
and technologies. The draft Guidelines were reviewed by the DRB and are currently being revised to
address the DRB's comments and for consistency with the County's recently released surface parking
lot standards. Staff plans to bring forward a version of this document for Planning Commission and
City Council review in the coming months.
Green Food Packaging Ordinance
On October 1,2008, the City of South San Francisco's Green Food Packaging Ordinance went into
effect. It requires all sales outlets and vendors that sell food directly for consumption by the consumer
to use only green food service ward items. All food packaging must be biodegradable and/or
compostable.
Greenhouse Gas Inventory - Ongoing
The City of South San Francisco is part of a County-wide initiative to complete a Greenhouse Gas
(GHG) Inventory. The GHG inventory project is now underway for the City and will be the benchmark
used to monitor and reduce the City's GHG emissions in the future. When the Greenhouse Gas
Inventory is complete for City operations, our next opportunity will be to conduct a baseline inventory
for the entire community. When the baseline data has been collected, the City will be well positioned to
draft and adopt a Climate Action Plan. There are five milestones associated with the Cities for Climate
Protection (CCP) efforts:
Milestone 1 - Conduct a baseline emissions inventory and forecast
Milestone 2 - Adopt an emissions reduction target
Milestone 3 - Develop a local Climate Action Plan
Milestone 4 - Implement policies and measures
Milestone 5 - Monitor and verify results
As budget and staff time become available, staff from all Departments plan to move forward with the
remaining CCP milestones.
Follow-uplNext Steps
If the Commission has any questions or comments on the topic of "green" or sustainability, please
contact Gerry Beaudin at 650-877-8535 or gerry.beaudin@ssf.net.
SK\ghb
Attachment - City Council Staff Report - "Green" Status Update - October 22, 2008
6
StaffRe
ort
DATE: October 22,2008
TO: . Honorable Mayor and City Council
FROM: Marty Van Duyn, Assistant City Manager
SUBJECT: CITY COUNCIL UPDATE - GREEN INITIATIVES IN THE
CITY OF SOUTH SAN FRANCISCO
RECOMMENDATION
It is recommended that the City Council accept this report as a status update on the
'Green' and Sustainability Initiatives in South San Francisco and provide direction.
to staff in regard to moving forward with possible goals, objectives and policies.
BACKGROUND
The City Council has requested a status update on greenJsustainability initiatives the City
is currently involved with or is working toward achieving. This report is not designed to
compare South San Francisco to other cities, although policies and programs underway or
being contemplated by other cities have often been considered or used.for reference
and/or guidance.
DISCUSSION
OVe",iew
I!.is generally understood that the City Council supports the idea of environmental
sustainability; however, like many cities, South San Francisco has yet to formally adopt a
goal statement related to our commitment to environmental best practices or
sustainability. Even with no formal goal statement, each department within the City has
policies and practices in place that support' green' or environmental sustainability. After
a comprehensive survey, staff uncovered nearly 100 current 'green' or sustainable
initiatives that have been undertaken. There are initiatives that over:lapbetween
. departments, like office recycling, which results in some double-counting, but there are
also many others that are specific to a particular department. For example, the Police
Department has a cell phone recycling program where they accept unwanted functioning
cell phones and donate them to domestic violence victims.
Four examples of major steps taken are: a greenhouse gas inventory for City operations,
'designing a water recycling facility to meet irrigation needs for large water users,
Staff Report '
Subject: Status Update - Green/Sustainability Initiatives
Page 2 of 12
participating in "Energy Watch" (a PG&E program designed to reduce energy
consumption in the Bay Area) for City owned and operated buildings, and operating a co-
generation facility to reduce electricity consumption and eliminate methane gas
emissions. In ~ome instances, we are working with other communities in an effort to
address regional issues and global issues (i.e. Greenhouse Gas Emission Inventory
project); in other instances, the City is leading the way with a newer opportunity to
reduce our impact on the natural environment (water recycling facility and the City's.
wind study, considering energy creation through turbines). There are also examples of
environmental initiatives that the City has been involved with for decades, like the co-
generation plant at the Water Treatment Plant.
In this report, the sustainability initiatives have been grouped into five categories: water
quality/conservation, energy requction/conservation, recycling/waste reduction, climate
change, and miscellaneous/multiple. Each section below will identify or giv~ a general
overview of the City's current and future aspirations for each of the categories outlined
above. .
Water Quality/Conservation ,
. Zoning.Ordinance & General Plan - The City's Zoning Ordinance is a good place
to start when looking at the topic of water quality and conservation since the
Ordinance, in conjunction with the General Plan, are the legal tools the City uses
to make land use decisions. The Zoning Ordinance has development regulations
regarding the amount of building coverage, setbacks, and landscaping. Site
planning, in conjunction with stonnwater best management practices (BMPs), can
and does make a significant difference in the City's water quality. The Zoning
Ordinance la.tid use regulations are currently under review as part of the
comprehensive Zoning Ordinance Update. Staff and the City's consultant are
looking for opportunities to include regulations that support sustainability ill
general, including water quality and conservation. (See Web Link A, referenced
in the Attachments at the end of the report)
. Water Quality Control Plant/Recycling PlantJPump station -Beyond land use
decisions, the City's Water Quality Division is also regulating new development
during plan check review and construction. This review ensures that the Bay
Area Water Quality Control District Best Practices are being adhered to. The
Wastewater Treatment Plant has embarked on a state-of-the-art water recycling
project, which will conserve millions of gallons of potable water each year. The
City is also completing major stormwater management infrastructure upgrades
such as the pump station on South Linden Avenue. Project review and forward
thinking ideas, such as water recycling plans and stormwater management
infrastructure, are all ways that the City's water quality is improved and water is
conserved.
Staff Report .
Subject: Status Update - Green/SustainabilitY Initiatives
Page 3 of 12
Other Water Quality/Conservation measures include:
· Drought Tolerant Landscaping - City staff is quite cognizant of conservation
practices and achieve conservation of water through. proper landscape design,
utilizing native plants and plants that are drought resistant when creating new
landscaping plans and replacing existing plants. Staff works closely with
architectural contractors to ensure selection of plant species is optimal for water
conservation in new designs.
· Recycled Water - 'Purple pipe' is being incorporated into several new City
operated irrigation systems such as our new "Centennial Way" linear park to
ensure that the infrastructure is in place to use recycled water when our facility is
operating. . .
. Regular Infrastructure Maintenance -Through regular maintenance and irrigation
system checks which help identify problems that could go wmoticed as most
watering occurs at night. These checks identify broken or misadjusted heads and
mainline or lateral breaks in sprinkler lines. .
. Irrigation Scheduling - Another conservation method involves turning off water
in the park system from November to February. During this time the landscape
irrigation is operating at aminimwn, to keep valves operational and new
landscaping in Orange Memorial Park utilizes drip irrigation for conservation year
round. Utilization of the "Cal Sense" irrigation clocks sends moisture data to city
computers allowing staff to remotely adjust irrigation clocks to compensate for
wet weather conditions allowing for additional conservation options.
· Plant Selection and Recycling - Taking advantage of new varieties of turf such as
"Tall Fescue" which has a higher tolerance to drought conditions is also helpful as
well as the recycling of tree trimming chips which are put back into the landscape
to reduce water evaporation and suppress weeds.
. Source Control Inspectors - South San Francisco promotes conservation and
reduced water uses from businesses and residents by having our Source Control
Inspectors work closely with businesses to monitor their water consumptions and
its relationship to their annual sewer charges. Since that cost can be high, we then
work with them to lower those costs through conservation. We also work closely
with Cal Water and Westborough Water in identifying unusual water patterns and
excessive use from various meters allowing for investigation and follow up
repairs.
. Water Efficient Fixtures for City Operated Rental Housing - As necessary, the
Cityis replacing and installing faucets, shower heads, toilets and sprinklers on
timers that are designed to conserve water.
· Draft Green Building Ordinance - The City draft Ordinance seeks to apply
Leadership in Energy and Environmental Design (LEED) standards to new non-
residential projects and the Build It Green point system to new and residential
remodel projects. (See Attachment #1)
. Draft Guidelines to 'Green' Surface Parking Lots - The draft Guidelines will
provide standards and direction to parking lot designers to help them decrease
Staff Report
Subject: Status Update ~ GreenlSustainability Initiatives
Page 4 of12
impervious surfaces, improve water quality, reduce stormwater runoff, and
improve the overall aesthetic where surface parking is proposed. (See Attachment
#2)
Energy Use Reduction/Conservation
. Photovoltaic (PV) System on the Grand Oak Apartment project & Miller Ave.
Parking Garage - A PV system was installed on the City sponsored apartment
housing project mown as the Grand Oak Apartments and is planned for
installation on the Miller Avenue Parking Garage. The electricity generated by
the PV system at the Grand Oak Apartments is used to help power the garage
doors, elevators, and site lighting. '
· Reduced Permit Fee for Solar Panel InstaJlation - In addition to installing PV
. systems on City sponsored projects, the City recognized the value ofPV systems
to the broader community. In 2007, the City reduced permit fees. for solar panel
installation as a way to further reduce the cost barriers to installing solar panels.
Other Energy U se ReductionfConservatio~ measures include:
. Computer Monitor Conversion' - The City converted all standard computer
monitors to LCD monitors, which are more efficient than standard monitors.
· Computer Monitor Timers - Computer monitors go into 'sleep' mode to conserve
energy when not in use. To further reduce energy consumption, employees are
encouraged to turn off computers or monitors when not in use.
. Energy Efficient Light Bulbs for City Owned Rental Housing - offer energy
efficient light bulbs to tenants of City-owned properties.
. Employee Desk Task Lighting - Task lighting has been installed in various City
offices to reduce the need for overhead (less efficient) lighting
. Incandescent iights replaced with low energy fluorescent lights - City buildings
are being retrofitted with high efficiency lighting and timers.
· Computer Network Consolidation - Servers have been combined to reduce the
amount of electricity consumed an~ cooling required.
. Natural Light - Natural light is being used instead oflights powered by electricity
where possible.
· Replace Obsolete Equipment - Obsolete equipment is being replaced with energy
efficient equipment where feasible (ex. Replaced Orange Park Memorial
Swimming Po<?l re..;circulating pump with a new more efficient model).
· Insulated Blankets. at Pool - Insulated blankets are placed on top of Orange Park
Memorial Swimming Pool each day at closing to prevent heat loss from occurring
(approximately 15% energy savings is achieved).
Future
· Energy Efficient Appliances in City Owned Rental Housing - Replace older
appliances with energy efficient appliances as necessary.
Staff Report
Subject: Status Update - GreenJSustainability Initiatives
Page 5 of 12
. Environmentally Sensitive Construction Materials - Encourage or require
Housing Rehabilitation and Storefront Improvement Program participants to
choose environmentally sensitive construction materials, such as reflective
roofing, and retractable awnings.
RecyclingIWaste Reduction
As an organization, the City has taken a number of steps to reduce waste and recycle:
. .Green Food Packaging- On October 1, 2008, a City Ordinance banning the use
of solid and foamed polystyrene and other non-recyclable, non-biodegradable
food ware by all sales outlets and vendors that sell food directly for consumption
by the consumer went into effect. (See Attachment #3)
. COnstruction materials recycling and separation - Demolition pennits require
applicants to sep~te and recycle. (See Attachment #4)
· Used battery collection"..,... Used batteries are collected at various City offices and
disposed of properly. "
. Water coolers - Are found throughout the City to reduce the use of individual
plastic bottles.
. Reusable Cups, Dishes and Utensils - Staff are encouraged to bring cups, bottles,
dishes and utensils that are re-usable to reduce the amount of waste that is '
produced in the office.
. Use rechargeable batteries - Rechargeable batteries are available in many
departments for use in electronics (i.e. cameras, flashlights).
. Use Recycle Paper - Recycled paper is used for copying in a number of offices in
the City.
. Reusing Binders, and Recycling Used Printer Cartridges, and other Electronic'
Waste - Reusing and recycling all possible office products.
. Computer Software Upgrades - New software is being installed with programs
that reduce the need for paper (i.e. asset management, work organization and
prioritization software).
. Lead Recycling - The City's Firearms Range recycles lead collected from the
indoor range.
. Refurbishing and Reusing Street Signs, Street Lights and Traffic Signal Heads -
Where possible, the City refurbishes and reuses street signs; and traffic lights
instead of buying new.
. Recycling Aggregate in Roadway and Sidew8Ik Construction - City sponsored
projects routinely recycle roadway and sidewalk aggregate. " .
. Recycling Cell Phones - Police Department accepts used cell phones, which are
then distributed to victims of domestic violence.
Future
. Paperless Plan Check, Staff Reports and Timesheets - The City is considering
plaris to move away from paper intensive activities such as plan checking, staff
Staff Report
Subject: Status Update - GreenlSustainability Initiatives
Page 60f12
reports and timesheets. The goal is to maintain the same or better quality review
and product, and at the same time, reduce the useoflarge amounts of paper.
· Fly Ash Ordinance - A fly ash ordinance is currently being contemplated by the
City to reduce the impact of concrete mixing on the environment.
Climate Change
. ICLEI 'Greenhouse Gas Inventory - The City of South San Francisco is part of a
County wide initiative to complete 'a Greenhouse Gas (GHG) Inventory. The
GHG inventory project is now underway for the City and will be the benchmark
used to monitor and reduce the City's GHG emissions in the future. (See Web
Link B)
. Transportation Demand Management (TDM) Plan - The City of South San
Francisco continues to be a leader in TDM. The City has an aggressive TDM
ordinance and many of the large biotechnology and life sciences companies
operating in the City participate in a TDM program that currently sees 25-30%
mode shift. This means that 25-30% of the employees are regularly not using a
'sing1e~occupant vehicle to get to and from work. (See Web Link C) Companies
such as the Alliance partner with employers in the City to address the challenges
involved in getting to and from work in San Mateo County. Their goal is to help
people find ways to get to work that are faster, cheaper, and/or easier through
commuter information, employer programs, and city transportation demand
management partnerships/shuttles. The City continues to work with the Alliance
to ensure the success of the Transportation Demand Management program.
Other Climate Change mitigation measures include:
. Alternative Fuel'yehicles - The City purchased several alternative fueled vehicles
I
in 2007 in an effort to conserve fuel as well as funds. The vehicles purchased
included: four (4) Hybrid vehicles, three (3) Electric Carts, one (1) Propane
'operated sweeper and four (4) Patrol units capable of running on Ethanol bringing
us into compliance with the California Emissions Law before,the 2020 deadline.
. Biodiesel V ehicles -The City of South San Francisco continues to convert
existing City owned vehicles to bio-diesel fuel in an effort to reduce carbon
emissions. We reached our goal of retrofitting 20 percent of our fleet in 2007,
with a goal of 60 percent by 2009 and 100 percent by 2011. Currently we are
rwming a fire engine, 'an ambulance, a new Fire Command vehicle and along with
a Senior Services van. Staff continues to monitor the mileage and emissions
performance of these vehicles for any changes and advantages. The City has two
dedicated above groundbio-diesel tanks with a total of 1500 gallons of capacity
and is in the process of negotiating with a bio-diesel provider for on site facilities
which can also reduce our use of diesel fuel.
. Commuter Checks - Commuter checks let employees pay for commuting by
public transit using pre-tax. dollars. This allows employees to save money on
transit to and from work and reduce overall taxes on salary. (See Attachment #5)
Staff Report
Subject: Status Update - GreenJSustainability Initiatives
Page 7 of 12
. Trip Consolidation - Staff plans site visits with City vehicles to reduce the
number of trips and the number of vehicle miles traveled.
. Remote Location Computer Access - Under certain circumstances, the City
allows staff to work from home or access email from home reducing vehicle trips.
. State Diesel Particulate Matter Control Measures and Regulations - The City
adheres to the Air Resources Board Regulations for diesel fuel.
Future
. Climate Protection Efforts - When the Greenhouse Gas Inventory is' complete for
City operations, our next opportunity will be to conduct a baseline inventory for.
the entire community. When the baseline data has been collected, the City will be
well positioned to draft and adopt a Climate Action Plan. There are five
milestone associated with the Cities for Climate Protection (CCP) efforts. (See
W ebLink D) CCP has . five milestones:
Milestone I - Conduct a baseline emissions inventory and forecast
Milestone 2 - Adopt an emissions reduction target
Milestone 3 ~ Develop a local CI~ate Action Plan
. Milestone 4 - hnplement policies and measures
Milestone 5 - Monitor and verify results
At this time, the City is working on Milestone 1.
Miscellaneous
In addition to the sustainability initiatives that are easily categorized, there are several
that fall into the miscellaneous category.
. 'Green X-Ray House' 109 Longford Drive - The City of South San Francisco has
partnered with Frito-Lay, Quaker Foods, Gatorade and Pepsi-Cola North
America, business units of PepsiCo, and The Green Building Exchange (GBE) to
remodel a house into a "green" model home.' This innovative project is the first
time a municipality on the Peninsula has partnered with outside entities to bring
all of the advantages and affordable options of green housing to a local
community.
. Land Use Policies - The City has a number of land use policies and plans that
have a significant impact on the environment. Examples of the environinentally
aware policies and regulations include: the City's Transit Village Plan, which is
responsible for reducing vehicle trips through mixed use development in the
vicinity of the BART Station; the Grand Boulevard Policies, including higher
density housing and affordable housing within a transit corridor; and the ongoing
General Plan Amendment for South EI Camino Real, which is considering a
mixed use land use designation for the southern corridor. .
Staff Report
. Subject: Status Update - Green/Sustainability Initiatives
Page 8 of 12
. Linear Park - Centennial Way, South San Francisco's newest park is three miles
long and provides community members with a non-motorized transportation route
alternative. Several hundred trees and other landscape is included in the park
design as well.
. Green Building Exchange - In an effort to increase the visibility of green products
and technologies in San Mateo County, the City has ent<?fed into a partnership
with the Green Building Exchange.
. Environmental Organizations and Policy Assistance - the City is affiliated with a
number of environmental organizations and groups (i.e. Joint Venture Silicone
Valley, ICLEI, and the Green Building Exchange) that provide policy assistance,
funding assistance and general info:pnation in the area of sustainability and
'green' .
. Recreation Building - The new Recreation Building at Orange Park replaced two
obsolete buildings with one building that ~s energy efficient.
Future
All City departments havejUture 'miscellaneous' environmental initiatives that they are
currently planning to launch or implement. These initiatives, plans, policies, affiliations,
training programs, etc. will continue to move the City toward a 'greener' future. As we
complete projects like the GHG inventory and move toward creating a Climate Action
Plan for the City, we'll continue to gather the information needed to make good
. environmental decisions for South San Francisco.
First Things First - Goals, Objectives, and Policies
To articulate the City's strong comniitment to sustainability and to help promote an
action plan, staff recommends that the City Council consider adoption of goals, policies.
and objectives. The following is suggested as a broad base starting point:
Goal:
It ~s the intent of the City of South San Francisco to be a sustainable community- one
which meets its current needs without compromising the ability of future generations to
meet their own needs.
Objectives:
Economy - Maintain a healthy; thriving and well-balanced economy which focuses on
South San Francisco's strengths in life sciences (biotechnology), but that also is
comprised of a blend of large and small business, which encourages the development of
independent businesses and is resilient to. the economic changes common to California's
economy.
Social Equity - Continuously improve the quality of life for all South San Francisco
community members without adversely affecting others.
Staff Report
Subject: Status Update - GreerilSustainability Initiatives
Page 9 of 12
Environment - Enhance the quality of the air, water, land and other natural resources by
minimizing human impacts on local, regional and global ecosystems through greater
conservancy, reduced pollution, increased efficiency, and protection of native vegetation,
fish, wildlife habitat and other ecosystems.
In working toward these goals and objectives, the City will, when appropriate, align and
partner with community groups, businesses, non-profits, and neighboring communities to .
create policies. The goal statement and objectives would provide a general rule for
action, to guide City Council, City Commissions, Boards, Departments, and collaborating
organizations toward attainment of the specific goals and objectives.
Next Steps
Staff has identified a number of suggestions, which can move concurrently with ongoing
'green' initiatives, and quickly help organize and improve the existing process: .
, 1. It is recommended that Council consider appointing or hiring an Environmental
Coordinator to ensure that a comprehensive approach is taken to meet the City's
goals. While there are projects that involve individuals from various City
departments (i.e. Greenhouse Gas Inventory), there are many projects that are
moving forward or are 'in-the-works' that are not coordinated city~wide. . The
Environmental Coordinator might be responsible for a regular update to Council
in the fonn ofa 'Sustainability Report' or 'Annual Green Report', and for
initiating and supporting public involvement that supports the City's stated
goal(s).
2. Cost associated with 'green' should be considered, but not be the central factor in
decision-making. Cost is often cit~ by the development community as the
reason that 'green' is not feasible. If the City makes a commitment to,
Recommendation #1 above, then we have made a conscious decision to make
slistainability a priority.
3. A green building ordinance should be adopted by the City. Staff is currently
creating a green building ordinance which will mandate that commercial,
residential, and municipal buildings be constructed using green techniques and
materials. The ordinance will codify green building requirements and put the City
at the forefront of green building in San Mateo County. Investigate the feasibility
of requiring third-party verification for all green-building projects. .
4. During the next General Plan Update, or sooner, include 'additional sustainability
policies such as:' .
Stewardship of the Natural Environment: Encourage and promote the
s.tewardship of South San Francisco's natural environment, including water
Staff Report
Subject: Status Update - GreenlSustainability Initiatives
Page 10 of12
conservation, clean air, natural open space protection, and recycling.
Encourage the use of native, water conserving, and regionally appropriate
landscaping. .
5. Reach out to the broader community for interested parties or stakeholders. These
groups or individuals could form a "Green. CommitteelTask Force". Stakeholders
might include developers, local contractors/builders, architects, materials
suppliers, energy and construction related consultants, business owners,
environmental advocates, and community groups. Earlier collaboration generates
better results. With City support, these stakeholders can develop a program that
addresses a specific issue (i.e. solid waste management or energy conservation) or
can tackle larger'more pervasive issues (i.e. climate change).
CONCLUSION:
The City of South San Francisco has taken, and will continue to take a proactive
approach to addressing climate change and environmental issues. As referenced above,
City departments have already implemented a number of 'green' practices, policies, and
programs. Staffis requesting Council's direction on moving forward with the adoption
of goal statements, objectives, and policies that will help ensure that the City continues to
make sustainability a priority in South San Francisco.
Ij)- (J'd
By. V- ~~~7 ."-
Marty VanDuyn
, Assistant City Manager
B~J '~~
1
BarryM. Nagel
City Manager
BMN/MVD/SKlgb
Staff Report
Subject: Status Update - Green/Sustainability Initiatives
Pl:\ge 11 of12
Attachments:
Very few hard copy attachments accompany this report. fustead of adding paper copies,
staff has included a number of web links to information sources that were explored.
Additional resources can be made available if there is a particular topic or area of interest
that is not attached. .
Attachments:
1. Draft Green Building Ordinance
2. Draft 'Greening' Surface Parking Lot Guidelines
3. Green Food Packaging Ordinance
4. Construction and Demolition Waste Management fuformation
5. Employee Commuter Check Program
Web Links:
A. South San Francisco Municipal Code - Zoning:
. http://www.acode.us/codes/southsanfrancisco/view.ph1J?to.Oic=20&frames=on
B. ICtEI Website - Greenhouse Gas Inventory:
htto://www.iclei.orglindex.'Ohp?id=1120
C. Transportation Demand Management Ordinance:
http://www.acode.us/codes/southsanfrancisco/view .l'hp?topic=20~
20 120&frames=on
D. Cities for Climate Protection - ICLEI Web site:
http://www:iclei.orw'index.l'hp?id;'''gOO
Other Web Links that may be of interest:
. Green Building Exchange -leaders in promoting the 'green' economy, showing
off environmentally friendly products. The Green Building Exchange are now
tenants on Chestnut Avenue in South San Francisco:
htqJ:/ /www.greenbuildingexchange.com/
. United States Green Building Council- USGBC promotes environmentally
friendly construction and development projects. USGBC sponsors Leadership In
Energy and Environmental Design (LEED) standards and the City is considering
using their rating system to evaluate non-residential projects as part of our green
building ordinance: .
htto://www.usgbc.orgl
. Build It Green - Build It Green is a non-profit membership organization that
promotes healthy, energy and resource efficient construction building practices in
Staff Report
Subject: Status Update - Green/Sustairiability Initiatives
Page 12 ofl2
California. The organization focuses on residential development and the City is
considering using their rating system to evaluate .residential projects as part of our
green building ordinance:
http://www.builditgreen.orfll
. Alliance - The ALLIANCE is dedicated to addressing the challenges iIivolved in
getting to and from work in San Mateo County. Their goal is to help people find
ways to get to work that are faster, cheaper, and/or easier through commuter
information, employer programs, and city transportation demand management
partnerships. '
http://www.commute.orglaboutus.htm
"
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Attachment 1
DRAFT Green
Building Ordinance
,.
15.80.010 Purpose.
The purpose of this chapter is to enhance the public welfare and assure that further
commercial, residential and civic development is consistent with the city's desire to
create a more sustainable community by incorporating green building measures into
the design, construction and maintenance of buildings. The green building practices
referenced in this chapter are designed to achieve the following goals:
A. To conserve natural resources;
B. To reduce the waste generated by construction projects;
C. To increase energy efficiency; .
D. To promote the health and productivity of residents, workers, and visitors to the
city; and
E. To implement the green building policy and programs set forth in the
conservation element of the city's general plan. (Ord. 524 ~ l(part), 2007)
15.80.020 Findings.
The city of South San Francisco finds that:
A. Green building practices recognize the relationship between natural and built
environments. Green building design, siting, construction, and operation can have a
significant positive effect on energy and resource efficiency, reduction of waste and
pollution generation, and the health and productivity of a building's' occupants over
the life of the building. This is a critical component of sustainable development that
meets the needs of the present without compromising the ability of future
generations to meet their own needs.
B. Green building benefits are spread throughout the systems and features of the
building. Green buildings may use recycled content building materials, consume less
energy and water, have better indoor air quality, and use less wood fiber than
conventional buildings. Construction waste is often recycled and remanufactured
into other building products, resulting in reduced landfill unpacts.
C. Design, siting, and construction decisions made by the citY in the construction
and remodeling of city buildings can result in significant energy cost savings to the
city over the life of the buildings.
D. Green building design, siting, construction, and operational techniques have
become increasingly widespread in. commercial and residential building
construction. National and regional systems have been established to serve as guides
and objective standards for green building practices. At the national level, the U.S.
Green Building Council has established the Leadership in Energy and
Environmental Design (LEED) Green Building Rating System for new construction
and major renovation of commercial projects. At the regional level, Build It Green, a
nonprofit organization headquartered in the Bay Area, has developed New Home
Construction Green Building Guidelines and a Green Points Rating System for
single-family residences. Build It Green has also developed a Multi-family Green
-1-
Point Checklist, based upon the Multi-family Green Building Guidelines established
by the Alameda COlUlty Waste Management Authority.
E. The conservation element of the city's general plan requires certain commercial,
residential, and city-sponsored projects to comply with green building standards and
encourages voluntary implementation of green building measures for all other
projects. The provisions of this chapter are intended to achieve the goals of green
building design, construction and operation as prescribed by the city's general plan.
(Ord. 524 ~ l(part), 2007).
15.80.030 Definitions.
As used in this chapter, certain words and terms shall be defined as follows:
"ACWMA" means the Alameda County Waste Management Authority.
"Applicant" means any individual, partnership, association, limited liability
company, public or p~vate corporation, political subdivision, or any other entity that
applies to the city for the applicable permits or approvals to undertake any covered
project within the city.
"Build It Green" means the nonprofit organization that publishes the New Home
Construction Green Building Guidelines, the New Home.Green Points Checklist,
and the Multifamily GreenPoint Checklist, and any successor nonprofit entity that
assumes responsibility for the programs and operations of Build It Green.
"Building" means any structure used or intended for support or shelter of any use or
occupancy, as defined in the California Building Code.
"City" means the city of South San Francisco and includes the South San Francisco
Redevelopment Agency.
"City-:-sponsored project~' means any new construction of a building for which
substantial funding is provided by the city, as detennined by the city council, or is
located on land owned or intended to be acquired by the city.
"Commercial core and shell project" means a commercial project constructed with
energy using building systems (such as mechanical, electrical and plumbing
systems), but without interior finish work.
"Commercial interior project" means new construction within the interior of a
commercial structure for which the core and shell of the structure has been
completed, including interior walls and partitions, drop ceilings, electrical and
plumbing connections and fixtures and HV AC systems (commonly referred to as
tenant improvements). A commercial interior project also includes the construction
of mechanical, electrical, plumbing, or other energy using building systems (other
than any fire or life safety systems required by the city or the fire department) within
a commercial shell project.
"Commercial project" means. any new construction of a retail, office, industrial,
warehouse, or service building, or portion of a building, which is not a residential
project or a city-sponsored project.
"Commercial shell project," also known as a commercial cold and dark project,
means a commercial project having no energy using building systems, including no
mechanical, electrical or plumbing systems (other than any fire or life safety systems
-2-
required by the city or the fire department), and no interior build-outs or finishes.
"Conditioned space" means any area within a bUilding thatis heated or cooled by
any equipment.
"Covered project" means any of the following, subject to Section 15.80.100:
1. City-Sponsored Projects. A city-sponsored nomesidential project having a gross
flooi' area offive thousand (5,000) square feet or more of conditioned space.
2. Commercial Projects.
a. A commercial project having a gross floor area often thousand (10,000) square
feet or more of conditioned space.
b. A commercial core and shell project or a commercial shell project involving a
structure havinga gross floor area often thousand (10,000) square feet or more of
unfinished space.
c. A commercial interior project involving a gross floor area often thousand
(10,000) square feet or more of interior space; provided, however, where the
commercial interior project involves only a portion of a covered core and shell
project or a covered shell project, such portion shall be a covered commercial
interior project even though the interior space of that portion is less than ten
thousand (10,000) square feet.
d. Any addition or modification to an existing commercial project that increases the
gross floor area by ten thousand (10,000) square feet or more of conditioned space:
Except as otherwise provided in subsection (2)(e) of this definition, the requirements
of this chapter shall be applied only to the additional floor area of conditioned space
being added to the existing commercial project. '
e. Any addition or modification to an existing commercial project that increases the
gross floor area of conditioned space by fifty percent (50%) or more and, when
added to the gross floor area of the existing conditioned space, will result in ten .
thousand (10,000) square feet or more of conditioned space in the entire project. The
requirements of this chapter shall be applied to both the existing floor area and the
additional floor area of conditioned space. .
3. Residential Projects~
a. New residential single fami~y or duplex projects constructed pursuant to the same
development permit or approval.
b. Any addition or modification to an existing residential structure that adds five
hundred (500) or more square feet or alters one thousand (1000) or more square feet
of habitable space to the existing structure.
c. Any residential multi-family project of three (3) or more units constructed
pursuant to the same dev.elopment permit or approval, whether composed of single
family or multi-family units or any combination thereof.
4. Mixed Use Projects. A mixed use project where the commercial portion of the
development includes a gross tIoor area of ten thousand (10,000) square feet or more
of conditioned space, or the residential portion of the development includes twenty
(20) or more dwelling units. If only the commercial portion or the residential portion
of a development qualifies as a covered project, as defined herein, the requirements
of this chapter shall be applied only to that qualified portion.
"Credits" means points assigned under the applicable rating system using the
appropriate checklist for a covered project.
-3-
"Dwelling unit" means a room or group of rooms including living, sleeping, eating,
cooking and sanitation facilities, constituting a separate and independent .
housekeeping unit, designed, occupied, or intended for occupancy by one family on
a permanent basis.
"Green building" means a whole system approach to the design., siting, construction,
and operation of buildings that helps mitigate the enviromnental impacts of
buildings by seeking to minimize the use of energy, water, and other natural
resources and by providing a healthy, productive indoor environment. The term
applies to those measures, techniques, materials and technologies that implement the
green building approach, as well as to development projects that properly utilize
them.
"Green building accredited professional" means an .individual who satisfies either of
the following requirements, as may be applicable:
1. Where the covered project involves application of any LEED rating system., the
individual must be a LEED Accredited Professional (LEED AP) who has taken and
passed an exam administered by the U.S. Green Building Council to recognize the
knowledge and skills necessary to support integrated design and streamline the
LEED application and certification process.
2. Where the covered project involves application of any GreenPoint Rating System,
the individual must be a Certified GreenPoint Rater who has completed the training
and been certified as such by Build It Green. .
"Green building compliance official" means the city's director of community
development or his or her authorized representative.
"Green Building Project Checklist" means a checklist or scorecard developed for the
purPose of calculating a score on the LEED Commercial Green Building Rating
System, the LEED Commercial Core and Shell Rating System, the LEED
Commercial Interior Rating System, the Build It Green New Home Green Points
Checklist, or the Build It Green Multifamily GreenPoirit Checklist. Covered projects
shall utilize the green building project checklist.that corresponds with the green
building rating system approved for use.
"Green Building Worksheet" means a form provided by the city to be used by
applicants to explain how their project qualifies for credits listed on the submitted
green building project checklist. .
"Gross floor area" means the sum of the gross horizontal areas of all floors of a
building measured from the interior face of the exterior walls or columns.
"LEED" means Leadership in Energy and Environmental Design.
"LEED Commercial Core and Shell Rating System" means the most recent version
of the LEED core and shell rating system approved by the U.S. Green Building
Council.
"LEED Commercial Interior Rating System." means the most recent version of the
LEED commercial interior rating system approved by the U.S. Green Building
Council.
"LEED New Commercial Construction Rating System" means the most recent
version of the LEED New Commercial Construction Rating System, also referred to
as "LEED-NC (New Construction)," approved by the U.S. Green Building Council.
As new rati:D.g systems are developed by the U.S. Green Building Council, the'.green
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building compliance official shall have the authority to specify the applicable LEED
commercial green building rating system for a covered project.
"Mixed use project" means one or more buildings that combine the uses of a
commercial project and a residential project.
. "Multifamily GreenPoint Checklist" means the most recent version of the checklist
developed by Build It Green for use in determining rating points under the Multi-
family Green Building Guidelines.
"Multi-family Green Building Guidelines" means the most recent version of
ACWMA's green building rating system for multi-family residential projects that
provides detailed information, resources, and standards for the multi-family green
building rating system, including information regarding the documentation required
for certification. As new rating systems are developed by ACWMA, the green
building compliance official shall have the authority to specify the applicable multi-:
family green building rating system for a covered project.
''New Home Construction Green Buildjng Guidelines" means the most recent
version of the single-family green building guidelines published by Build It Green
that provides detailed information, resources, and standards for the single-family
green building rating system, including information regarding the documentation
required for certification. As new rating systems are developed by Build It Green,
the green building compliance official shall have the authority to specify the
applicable single-family green building rating system for a covered project.
"New Home Green Points Checklist" means the most recent version of the checklist
developed by Build It Green for use in determining rating points under the New
. Home Construction Green Building Guidelines.
"Residential project" means a residential development containing twenty (20) or
more dwelling units constructed pursuant to the same development approval or
permit, including single-family residences, apartments, condominiums and
townhouses. Facilities wherein rooms or suites are rented for transient occupancy,
such as hotels, motels or similar accommodations, shall be considered commercial
projects. (Ord. 524 ~ l(part), 2007).
15.80.040 Standards for compliance.
A. Covered Projects. Except as otherwise provided in this chapter, all covered
projects shall comply with the following requirements:
1. All covered commercial projects, commercial core and shell projects, and
commercial interior projects shall meet a minimum LEED "silver" rating on the
Green Building Project Checklist. All covered commercial shell projects, when
reviewed in conjunction with the commercial interior project to be built within the
commercial shell project, shall comply with the "silver" rating on the Green
Building Project Checklist for LEED new commercial construction projects as of the
time plans are submitted for installation of interior mechanical, electrical, plumbing,
or other energy using building systems within the commercial shell project or any
portion thereof. .
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2. All covered city-sponsored projects that are neither residential projects nor mixed
use projects shall achieve a minimum LEED "silver" rating on the Green Building
Project Che.cklist, unless the city council determines that special circumstances or
constraints justify a modification of this requirement, in which case an alternative
standard shall be set by the council as close to the LEED "silver" rating as the
council determines is reasonable under the circwnstances.
3. All covered residential projects consisting of single-family dwelling units,
including any such city-sponsored project, shall achieve a "green home" rating on
the New Home Green Points Checklist by earning the minimum number o~ total
points .allocated between categories in accordance with the most recent version of
such checklist. As of the date of initial adoption of the ordinance codified in this
chapter, the single-family "green home" rating requires at least fifty (50) points, of
which a minimum of eleven (11) points shall be in the category of Energy; a
minimum of five (5) points shall be in the category of Indoor Air Quality~Health; a
minimum of six (6) points shall be in the category of Resources; a minimum of three
(3) points in the category of Water; and additional points can be earned from any
category to achieve a total of fifty (50).
(4) All covered residential projects consisting ofmulti;..familybuildiIigs, including
any such city-sponsored project, shall achieve a "green home" rating on the
Multifamily GreenPoint Checklist by earning the minimum number of total points
allocated between categories in accordance with the most recent version of such
checklist, unless the green building compliance official determines that the single-
family New Home Green Points Checklist is more appropriate for the building. As
of the date of initial adoption of the ordinance codified in this chapter, a green home
rating on the Multifamily GreenPoint Checklist is achieved by earning at least fifty
(50) total points, of which a minimum of six (6) points shall be in the category of
Community; a minimuin of eleven (11) points shall be in the category of Energy; a
minimum of five (5) points shall be in the category of Indoor Air Quality/Hea1th; a
minimum of six (6) points shall be in the category of Resources; a minimum of three
(3) points shall be in the category of Water; and additional points can be earned from
any category to achieve a total of fifty (50). The project shall also comply with the
requirements of A.3.a (fifty percent (50%) construction waste diversion), A.I O.a (no
shingle roofing), and N.l (incorporate GreenPoint Checklist in blueprints), as set
forth in the Multifamily Green Building Guidelines.
B. Additional Standards. In the event new guidelines or standards are adopted by the
U.S. Green Building Council, or the Alameda County Waste Management
Authority, .or Build It Green, pertaining to types of projects that are not specifically
desCribed or defined in this chapter, the green building compliance official shall
have authority to apply such guidelines or standards to the type of project to which
they relate, as long as the same do not conflict with any of the provisions of this
chapter.
C. Covered Project Determination. The green building compliance official shall
make the determination as to: (1) whether a project qualifies as a covered project; (2)
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the classification ofa covered project; and (3) whether a covered project has
achieved the minimum rating required by this chapter. Any decision or
determination by the green building compliance official may be appealed to the
planning commission pursuant to Section 15.80.090 of this chapter. (Ord. 524
9 1 (part), 2007).
15.80.050 Voluntary actions.
A. LEED Certification. Applicants are encouraged to register covered commercial
projects with the U.S. Green Building Council, but LEED certification by the U.S.
Green Building Council is not required under this chapter.
B. Post Occupancy Implementation. Applicants are encouraged to take such actions
as may be necessary to insure that green building measures which have been
incorporated into the structure are operating as intended. Such actions include
proper calibration and monitoring of building systems, regular maintenance and
repair of equipment as needed, appropriate training of personnel responsible for
operation of the building systems, and education of employees, tenants, and other
regular ocClipants of the structure on practices that can be followed to promote
energy conservation and other gre~ building objectives.
c. Non-Covered Projects. Developers of non-covered projects are encouraged to
incorporate green building measures, but are not required ~o submit any .
documentation pursuant to this chapter, nor is there any required verification of
compliance. However, any developer of a non-covered project may voluntarily
submit documentation showing compliance with the applicable green building
guideline and request the green building compliance official to make a
determination as to whether the project qualifies as a green builditig development
under the applicable green building project checklist. (Ord. 524 ~ I (part), 2007).
15.80.060 Submittal and review of green building documentation.
A. Submittal of Documents. In conjunction with any application for approval of a.
planned development permit, use permit, design review approval, building permit,
or other land development entitlement for a covered commercial, residential or
mixed use project, the applicant sluill submit to the green building compliance
official. documentation indicating the measures that will be taken to achieve the
applicable green building rating required by this chapter ("green building
documentation"). The green building documentation shall be prepared by a green
building accredited professional or other, qualified person approved by the green
building compliance official. The green building documentation shall include:
1. The applicable Green Building Project Checklist;
2. The applicable Green Building Worksheet with an analysis of each credit
claimed; and .
3. For a covered commercial shell project, the applicant shall submit documentation
showing the extent to which the shell project will qualify for points under the
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.applicable Green Building Project Checklist, along with a preliminary description
of the additional measures that will be incorporated.into the commercial interior
project to achieve the required "silver" rating for the entire commercial project. The
plans submitted for the commercial interior project may modify the items listed in
the preliminary description for the commercial shell project as long as such
modified plans show compliance with the required "silver" rating for the entire
commercial project.
. 4. Any other documentation that may be necessary to show compliance with this
chapter, as submitted by the applicant or requested by the green building
compliance official.
The application for approval of the covered project shall not be deemed complete
until all green building documentation required by this subsection has been
submitted to the green building compliance official and has been found by the green
building compliance ,official to be complete in accordance with subsection B of this
section.
B. Review of Green Building Documentation. For the green building
documentation submittal to be complete, the green building compliance official
must determine that the documentation is sufficient to support a finding that the
covered project can achieve the applicable green building rating, as set forth in
Section l5.80.040(A) of this chapter. The applicant, the planning and building
sections of the community development department, and the public works
department shall be notified of the green building compliance official's
determination. The green building compliance official may retain the services of a
consultant having expertise in green building techniques to review and evaluate the
material and provide recommendations as to methods for compliance with the
requirements of this chapter. The cost of such consultant shall be paid by the
applicant. .
C. Approval of Green Building Documentation. The green building compliance
official shall only approve the green building docUmentation if such documentation
indicates that the covered project can achieve the applicable green building rating,
as set forth in Section 15.80.040(A) oftbis chapter. If the green building
compliance official determines that these conditions have been met, the green
building documentation shall be marked "approved," and returned to the applicant.
The green building compliance official shall provide a copy of the approved green
building documentation at the hearing on the development application and shall
notify the city's department of public works and building department that the green
building documentation has been approved.
D; Non-Approval of Green Building Documentation. If the green building
compliance official determines that the green building documentation is incomplete
or fails to indicate that the covered project will meet the required green building
rating for the covered project as set forth in Section 15.80.040(A) of this chapter,
the green building compliance official shall either:
1. Return the .green building documentation to the applicant marked ~'denied,"
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including a statement of reasons; or
2. Return the green building documentation to the applicant marked "further
explanation required," and detail the additional information needed.
E. Resubmission of Green Building Documentation. If the green building
documentation is returned to the applicant, the applicant may resubmit the green
building documentation with such additional information as may be required or may
apply for an exemption under Section 15.80.070 of this chapter.
F. Compliance as a Condition of Approval.
1. Compliance with the green building compliance official's determinations
regarding the provisions of this chapter shall be listed as a condition of approval on
any planned development permit, use permit, design review approval, building
permit, or other land development entitlement granted by the city for a covered
commercial, residential, or mixed use project. No building permit shall be issued for
a covered project until the green building documentation has been approved under
this section or an exemption has been granted under Section 15.80.070 of this
chapter.
2. Any approval of a covered commercial shell project shall include a condition that
no building permit shall be issued for installation of interior mechanical, electrical,
plumbing, or other energy using building systems within that project until green
building documentation has been submitted by the applicant and approved by the
green building compliance official showing that the interior improvements, when
reviewed in conjunction with the commercial shell project, will achieve the LEED
"silver" rating on the Green Building Project Checklist for LEED new commercial
construction projects. Ord. 524 ~ l(part), 2007).
15.80.070 Hardship or infeasibility exemption.
A. Exemption. If an applicant for a covered project believes that circumstances
exist that make it a hardship or infeasible to meet the requirements of this chapter,
the applicant may apply for an exemption as set forth below. In applying for an .
exemption, the burden is on the applicant to show hardship or infeasibility.
1. "Hardship," as used in this section, means some verifiable level of difficulty or
adversity, beyond the control of the applicant, by which the applicant cannot
reasonably comply with the requirements of this chapter, as determined by green
building compliance official.
2. "Infeasible," as used in this section, means the existence of verifiable obstacles,
beyond the control of the applicant, which render the applicant incapable of
complying with the requirements of this chapter, as determined by green building
compliance official.
B. Application for Exemption. If an applicant for a covered project believes that
justifiable grounds exist for granting an exemption, the applicant may apply for
such exemption at the time the green building documentation is submitted in
accordance with Section 15:80.060(A) of this chapter, or upon the non-approval of
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the submitted green building documentation by the green building compliance
official under Section 15.80.060(D) of this chapter. The applicant shall indicate in
the green building documentation the maximum number of credits the applicant
believes is practical or feasible for the covered project and the circumstances that
applicant believes make it a hardship or infeasible to comply fully with this chapter.
Such circumstances may include, but are not limited to, availability of markets for
. materials to be recycled, availability of green building materials and technologies,
and incompatibility of green building requirements with existing building standards.
C. Review by Green Building Compliance Official. The green building compliance
official shall review the application for exemption and may request additional
information from the applicant and meet with the applicant and the applicant's
green building consultant to discuss the request. The green building compliance
official may also retain the services of a consultant having expertise in green
building tecluiiques to review and evaluate the application for exemption. The cost
of such consultant shall be paid by the applicant.
D. Granting or Denial of Exemption. If the green building compliance official
determines th,at it would be a hardship or infeasible for the applicant to fully comply
with the requirements of this chapter, the green building compliance official shall
determine the maximum feasible number of credits reasonably achievable for the
covered project and whether the documentation provided indicates that this number
will be met. The applicant, the planning and building sections of the community .
development department, and the public works department shall be notified of the
green building compliance official~s determination. The determination may be
appealed in accordance with Section 15.80.090 of this chapter. If the exemption is
denied, and unless the denial of an exemption has been reversed on appeal, the
green building documentation shall be deemed incomplete. If an exemption is
granted, the applicant shall be required to comply with this chapter in all respects
and shall be required to achieve the number of credits determined by the green
building compliance official or by the planning commission or city cOlmcil on
appeal. (Ord. 524 ~ l(part), 2007).
15.80.080 Compliance review.
A. Building Permit Documentation. As part of the application for a building permit
for any covered project, the.applicant shall furnish a completed Green Building
Project Checklist. All construction plans and specifications shall indicate in the
general notes or individual detail drawings the green building measures to be used
to attain the applicable green building rating. Notwithstanding any other provision
of this code, no building permit shall be issued for any covered project until the
green building compliance official has approved the green building documentation
for the covered project, in accordance with Section 15.80.060 of this chapter, and
the building department has detemrined that the plans and specifications submitted
for the building permit are consistent with the approved. green building .
-10-
documentation.
B. Compliance Review. The city shall verify that the green building measures and
provisions indicated in the green building documentation are being implemented at
foundation, framing, electrical, plumbing, mechanical, and any other required
inspections, and prior to issuance of a,finalcertificate of occupancy. Additional
, inspections may be conducted as needed to ensure compliance with this chapter.
During the course of construction and following completion of the project, the city
may require the applicant to provide information and documents showing use of
products, equipment, and materials specified in the green building documentation.
The compliance inspections may be conducted by the green building compliance
official, the city's building department staff, or a consultant retained by the city at
. the expense of the applicant. If, as a result of any such inspection, the city
determines that the project is not being constructed in accordance with the green
building documentation, a stop work order may be issued. At the discretion of the
green building ~ompliance official, the stop work order may apply to the portion of
the project impacted by noncompliance or to the entire project. The stop work order
shall remain in effect until the green building compliance official determines that
the project will be brought into compliance with the green building documentation
and this chapter.
C. Substitution of Credits. During compliance review for covered projects,
flexibility may be exercised by the green building compliance official to substitute
the approved credits with other credits in the approved, applicable green building
rating system. Substitution shall occur only at the request of the applicant and when
it is. determined that the originally approved credits are no longer feasible, or that
the substitute credit will achieve a more favorable result, and provided the project
still attains the green building rating required by this chapter.
D. Final Determination of Compliance. Prior to final building approval or issuance
of a final certificate of occupancy, the green building compliance official shall
review the information submitted by the applicant and determine whether the
applicant has constructed the project in accordance with the green building
documentation approved by the city. If the green building compliance official
determines that the applicant has failed to construct the project in ~ccordance with
the approved green building dOcu1nentation, then the final building approval and
final certificate of occupancy may be withheld. (Ord. 524 S l(part), 2007).
15.80.090 Appeal.
A. Any decision or determination by the green building compliance official under
this chapter, including any decisions pursuant to Section 15.80.060 relating to the
approval or denial of the green building documentation, may be appealed by the
applicant or any interested person to the planning commission. Notice of such
appeal must be filed with the secretary of the planning commission not more than
ten (10) days after the date on which the final decision or determination by the
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green building compliance official is rendered. The notice shall identify the
decision or determination that is the subject of the appeal and shall state the alleged
error or reason for the appeal. The planning commission may uphold, reverse or
modify the decision or determination which is the subject of the appeal, and may
refer the matter back to the green building compliance official for such further
action as may be directed by the commission.
B. The decision by the planning commission may be further appealed by the
applicant or any interested person to the city council by filing a notice of appeal
within ten (10) days after the date on which the final decision is rendered by the
planning commission. The matters raised on an appeal to the city council shall be
limited to those issues and grounds that were the subject of the appeal to- the
planning commission. Any two members of the city council may also initiate an
appeal from the decision of the planning commission in accordance with the same
procedure as set forth in Section l5.52.020(B) of this title. The city council may
uphold, reverse or modify the decision of the planning commission and may refer
the matter back to the planning commission or to the green building compliance
official for such further action as may be directed by the city council. (Ord. 524
S 1 (part), 2007).
15.80.100 Application of chapter.
The provisions of this chapter shall "fiot be applied to any project that would
otherwise be defined as a covered project under Section 15.80.030, where the
application for approval or modification of such project was filed with the city and
accepted as complete prior to January 16, 2008 (the effective date of the ordinance
codified in this chapter), nor shall the provisions of this chapter apply to any
extension of a permit or approval where the permit or approval was granted by the
city prior to the effective date of the ordinance codified in this chapter.
Notwithstanding the foregoing, this chapter shall be applicable to any project where
compliance is required under the terms of a development agreement between the
city and the owner or developer of the land, regardless of date on which the
application for development approval was deemed to be complete. (Ord. 524
S l(part), 2007).
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81
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Attachment 2
DRAFT Surface Parking
Lot Guidelines
'- ,.
1.0 INTRODUCTION
Typically, the emphasis is parking lot
design is on accommodating vehicle
movements, maximizing the number of
parking spaces, and ensuring ease of
maintenance and servicing. Once these
functional criteria are satisfied, "left-
over" spaces mayor may not be
landscaped or dedicated for pedestrian
use.
As a result, there are often few
landscaped areas within a parking lot
and those that are provided ten to be
insufficient in size and design to support
healthy trees and vegetation. .
Pedestrians area also given low priority
and may be left to navigate between
par:'<ed cars and across wide driveways;
whIch presents safety concerns.
When functional require.~nts.7arethe
onl~ objectives cbnsil!l"~fed irf~~f-king lot
desIgn, the design,outeome is 9lf,oerally
undesirable, with poor'cfi1~ity Zj;,_
landscaping, unattractivlf!$tre:efsdapE!$:~{;>;
and a lack ofpedestrian safety; comfort .
and amenity.
ConventJonal surface paf~i'ng lots"~j~o
representab>environment;~I:.challenge.
Large expanses.,of asphalfdontribute to
the urban heat islamd effect~which
raises local air tefrl.~t~.!~f,~: elevates
smog, and in turn, in;er~ases energy
demand for summer cooling. Vehicles
left to "bake in the sun" can be
significant polluters as well, emitting
smog-forming contaminants when
parked and requiring additional energy
for cooling when travel resumes.
Traditional Parking lot surfaces prevent
rainwater from being absorbed into the
soil to replenish groundwater. During
storms, impermeable pavement can
produce rapid run-off which poses
flooding hazards and the risk of carrying
pollutants directly into creeks, rivers and
the Bay. Dark surfaces can also
increase the temperature of stormwater
run-off, disrupting water quality in
receiving areas.
The Design Gu.jcl~i1iles for 'Greening"
Surface Par!<itfg Lots respond to both
the urban,' ... . and environmental
challeng~ a d with a surface
parkll\tgi&, The lines are .
in,ie.WdeeLt6' create .:.....96 parking lots
,.~hat are not only efficien~~put also safe
</~~;;~activea.rd environmenleijiY'; ,
rS,$ppnsit>le>: '. ;~
'Greeriing' the surface parking lot
involves pl~nting trees. providing good
"quality soila'rTd,generous landscaped
';~~~~s, enhancfhg pedestrian and cycling
.fmfraS}p~~H.re', managing stormwater on-
~ljf;;:" site, r' g the urban heat island
:j,; effect, d using sustainable materials
. i'i;, and technologies.
or....
Urban Design and Environmental
Challenges
:: ;.!)....
1. "Left-over" space with poor quality
landscaping
2. Unsightly parking lot dominating the
street edge
3. Large expanse of unshaded asphalt
contributing to urban heat and polluted
stormwater run-off
-13-
. :~-~!~~;2~>!. ;;;:.~,
""~~_ . ".~,~;":F?ij-:;:..-,-".. \-.i"::-
:i{:~i1rrG9rporate sustainable materials
arn'.f'technologies
2.0 PURPOSE AND
OBJECTIVES
The Design Guidelines for 'Greening'
Surface Parking Lots implement Built
Environment and Natural Environmental
policies of the General Plan
The Guidelines also provide design
options and strategies to implement
many environmental erformance
tar ets of the
-^',:';';.'::'
;::~;:,':!/W.t;.;'::
Sections in the Design Guid:elines for
'Greening' Surface Parking Lots;iwhich
correspond to the environmental:
categories identified bYtf:1~ follq~trg
symbols: ,,;;i;>1:::-;!1W,;~'4*"1', ""'<~:;rri;<;;iii~~ts"W;\i~:"
Air qu~rjI,y (including utfp~hean~r~!Jd;
effect) '..-:'0: .,.);'~'~Y ,.
._..,~':.:. ',~1f~~~
Energy efficiency and greery~ouse gas
emissions' ,
";:=-''"
Water quality and efficiency
Solid waste reduction
Urban ecology
Before planning and building surface
parking lots, the feasibility of
alternatives, such as underground or
structured parking, should be
considered. When these preferred
alternatives are not feasible, surface
parking lots should be carefully
designed to enhance the urban design
and environmental conditions.
Surface parking lot design should reflect
the following objectives:
· Respect the existing planned context
. Enhance the safety and alternatives
of the public. 1m (adjacent streets,
parks, an~~; paces)
. Createi;airedt;comfortable and safe
pedestrian roufes
.. " .
. '-- ..
.>~i Provide shade anct:;~igh-quality
'landscaping , ''i'~i,;;"".,~"
\~jSr"
&>~'.J.;.;.;;,; -:.:i~
~etne urban heaf'island effect
stormwater quality and
, ',,..site
",-
Landscaped street edge
Dedicated pedestrian route
Shade within the lot
Bic-retention area
Permeable surface
1
-14-
DRAFT
DRAFT
DRAFT
CITY OF
SOUTH SAN FRANCISCO
GUIDELINES FOR GREENING SURFACE
PARKING LOTS
-15-
CONTENTS
1.0 INTRODUCTION....................................... ..... ................................... ...... ................. 1
2.0 PURPOSE AND OBJECTIVES... ....... ............................ ................... .............. .........2
3.0 HOW AND WHERE THE GUIDELINES APPLy....................................................... 3
4.0 DESIGN GUJDELINES......... .......... ............................... ............ ... ............................4
4.1 Location and Layout........................... ................. .................................................. 5
4.1.1 General Requirements............... ......................................... ........ .................... 5
4.1.2 Site Grading..... ................. ........ .......................................... ......... .................. 5
4.1.3 Lighting........................................... .................................................. .............. 7
4.1.4 Other Site Elements ...................... .................................................................8
4.2 Vehicle Access and Circulation .............................................................................9
4.3 Pedestrian Access and Circulation ......................................................................10
4.4 Landscaping........................................ ........... ................................ ..................... 11
4.4.1 General Requirements..... .............. ....... .............. ................... .......... ............. 11
4.4.2 Streets cape and Perimeter Landscaping ......................................................13
4.4.3 Internal Landscaping ........... ...... ........................... ..... ......... .... .......... ............ 14
4.4.4 Surfaces............... ............... ...... ................................................................... 16
4.5 Stormwater Management .............. ................................. .............. ..... ...... ...... ...... 17
4.5.1 General Requirements... .............................. .......... ......... ......... ............... ...... 17
5.0 DIAGRAMS.................... ...................... ..... ............................................................. 19
5.1 Site Plan Diagrams.... ........................... ....... ............................................. ........... 19
5.1.1 Small Corner Site........................ ....... ..... ........................................... .......... 19
5.1.2 Long Narrow Site..................................... ..................................................... 20
5.1.3 Large Site with Multiple Buildings ...................................,.............................21
5.2 Additional Diagrams............................................................................................ 22
APPENDIX A - General Plan POlicies Relevant to Surface Parking Lots ...................... 23
APPENDIX B - Planting Guide .......... .......... ............... ........ ...................... ......... ..... ...... 24
B 1. General Plant Specifications ........ ............................... ........................ ............... 24
B2. Soil Quality Specifications. ......... ...................... ...... ....... ......... ........... .................24
B3. Native Species Plant List ...................................... ................ ......... .......... .......... 24
APPENDIX C - References .................. ................................ ........................ ..... ...........25
-16-
1.0 INTRODUCTION
Typically, the emphasis is parking lot
design is on accommodating vehicle
movements, maximizing the number of
parking spaces, and ensuring ease of
maintenance and servicing. Once these
functional criteria are satisfied, "Ieft~
over" spaces mayor may not be
landscaped or dedicated for pedestrian
use.
As a result, there are often few
landscaped areas within a parking lot
and those that are provided ten to be
insufficient in size and design to support
healthy trees and vegetation.
Pedestrians area also given low priority
and may be left to navigate between
parked cars and across wide driveways
which presents safety concerns. '
When functional requirements are the
onl~ objectives considered in parking lot
design, the design outcome is generally
undesirable, with poor quality
landscaping, unattractive streetscapes
and a lack of pedestrian safety, comfort
and amenity.
Conventional surface parking lots also
represent an environmental challenge.
Large expanses of asphalt contribute to
the urban heat island effect, which
raises local air temperature. elevates
smog, and in turn, increases energy
demand for summer cooling. Vehicles
left to "bake in the sun" can be
significant polluters as well, emitting
smog~forming contaminants when
parked and requiring additional energy
for cooling when travel resumes.
Traditional Parking lot surfaces prevent
rainwater from being absorbed into the
soil to replenish groundwater. During
storms, impermeable pavement can
produce rapid run-off which poses
flooding hazards and the risk of carrying
pollutants directly into creeks, rivers and
the Bay. Dark surfaces can also
increase the temperature of stormwater
run-off. disrupting water quality in
receiving areas.
The Design Guidelines for 'Greening"
Surface Parking Lots respond to both
the urban design and environmental
challenges associated with a surface
parking lot. The Guidelines are
intended to create surface parking lots
that are not only efficient, but also safe,
attractive and environmentally
responsible.
'Greening' the surface parking lot
involves planting trees, providing good
quality soil and generous landscaped
areas, enhancing pedestrian and cycling
infrastructure, managing stormwater on-
site, reducing the urban heat island
effect, and using sustainable materials
and technologies.
-
Urban Design and Environmental
Challenges
1. "Left-over" space with poor quality
landscaping
2. Unsightly parking lot dominating the
street edge
3. Large expanse of unshaded asphalt
contributing to urban heat and polluted
stormwater run-off
-17-
1
2.0 PURPOSE AND
OBJECTIVES
The Design Guidelines for 'Greening'
Surface Parking Lots implement Built
Environment and Natural Environmental
policies of the General Plan [SECTION
REFERENCE REQUIRED]. This
includes policies related to improving
the public realm, enhancing pedestrian
safety and comfort, increasing shade,
enhancing quality of landscaping,
encouraging on-site stormwater
management, and promoting the use of
sustainable materials and technologies.
The Guidelines also provide design
options and strategies to implement
many environmental performance
targets of the WATER QUALITY
STANDARDS???
Sections in the Design Guidelines for
'Greening' Surface Parking Lots which
correspond to the environmental
categories identified by the following
symbols:
Air quality (including urban heat island
effect)
Energy efficiency and greenhouse gas
emissions
Water quality and efficiency
Solid waste reduction
Urban ecology
Before planning and building surface
parking lots, the feasibility of
alternatives, such as underground or
structured parking, should be
considered. When these preferred
alternatives are not feasible, surface
parking lots should be carefully
designed to enhance the urban design
and environmental conditions.
Surface parking lot design should reflect
the following objectives:
. Respect the existing planned context
. Enhance the safety and altematives
of the public realm (adjacent streets,
parks, and open spaces)
. Create direct, comfortable and safe
pedestrian routes
. Provide shade and high-quality
landscaping
. Mitigate the urban heat island effect
. Manage stormwater quality and
quantity on-site
. Incorporate sustainable materials
and technologies
-
Landscaped street edge
Dedicated pedestrian route
Shade within the lot
Bio-retention area
Permeable surface
-18-
2
3.0 HOW AND WHERE
THE GUIDELINES APPLY
The Design Guidelines for 'Greening'
Surface Parking Lots apply to the
design, review and approval of all
developments containing surface
parking.
The Guidelines have city-wide
applicability and will normally apply to
the evaluation of design alternatives in
rezoning, general plan amendment,
design review, site planning, and use
permit applications. Owners of existing
parking lots are not required, but are
encouraged, to make alterations and
improvements consistent with the
Guidelines at the time of resurfacing or
other appropriate phase in the
development life-cycle.
The Guidelines will also apply to the
development of surface parking lots
owned and or operated by the City of
South San Francisco or any Agency,
Board or Commission of the City of
South San Francisco. The Guidelines
should be considered when
opportunities arise to retrofit or enhance
existing City parking lots.
The Guidelines are intended to be read
together with the General Plan, Specific
Plans, applicable Zoning, and other
applicable City standards, policies and
guidelines.
In some areas of South San Francisco,
parking is required to be underground,
allowing for intensification, mixed-use,
open space, etc. at-grade. Adhering to
the Design Guidelines for 'Greening
Surface Parking Lots does not constitute
approval for surface parking where it is
otherwise discouraged or prohibited by
the Zoning Code.
-19-
3
4.0 DESIGN GUIDELINES
The previous three sections of the
Design Guidelines for 'Greening'
Surface Parking Lots provide
background, policy rationale and design
objectives for improving the quality of
surface parking lots in the City of South
San Francisco. This section provides
the necessary direction and strategies to
implement and achieve a higher
standard of surface parking lot design.
The Design Guidelines section is
organized into five sub-sections:
4.1 Location and Layout
4.2 Vehicle Access and Circulation
4.3 Pedestrian Access and Circulation
4.4 Landscaping
4.5 Stormwater Management
Each sub-section provides a range of
strategies and specific measures
intended to improve the urban design
and environmental conditions of the
surface parking lot.
Designers of surface parking lots are
encouraged to generate site-specific
solutions that meet the intent of the
Guidelines.
[Photo]
Commercial parking lot with internal tree
planting
-20-
4
4.1 Location and Layout
4.1.1 General Requirements
a. Locate surface parking behind or
beside buildings, away from
primary street frontages and
street corners
b. Parking spaces should not be
located between the front fa~de
line of buildings and a street
edge.
c. Divide larger parking areas both
visually and functionally into
smaller parking counts.
d. Organize parking spaces and
rows to provide consolidated soft
landscaped areas and
opportunity for on-site
stormwater management. (also
see 4.4 Landscaping and 4.5
Stormwater Management)
e. Position parking rows
perpendicular to the main
building entrance(s) to assist
safe pedestrian movement
toward the building.
f. Limit the length of parking rows
to a maximum of 200 feet (20-23
contiguous spaces typical).
Longer rows should include
landscaped breaks, such as
islands, with shade trees. (see
4.4.3 Internal Landscaping)
g. To reduce potential vehicle and
pedestrian conflicts related to
vehicles moving in and out of
parking spaces, where possible,
avoid locating parking along
major drive aisles, street access
driveways or in front of building
entrances and service areas.
Use landscaped islands and
medians for separation. (see
4.4.3 Internal Landscape)
Note: Exceptions might include
parking lots or small/narrow sites
or disabled parking and short-
term loadings spaces where
proximity to building entrances is
important; however, no parking
spaces shall be located within
the clear-throat area of street
access driveways as per
applicable City Standards.
h. Locate and provide accessible
. parking spaces in accordance
with applicable disabled parking
by-laws, using the Americans
with Disabilities Act (ADA)
standards.
i. For development with multiple
phases, submit a phasing plan to
identify all current and future
parking lot requirements.
Parking areas should be
constructed incrementally to
match land use build-out
schedules. Areas not required
for parking and interim parking
lots should be landscaped.
[Diagram inset]
Concept parking lot layout - Note:
Letters correspond to guidelines in sub-
section 4.1.1
4.1.2 Site Grading
a. Ensure that any grade changes
at the edge of surface parking
lots provide a subtle transition to
surrounding areas.
-21-
5
b. Avoid significant changes in
grade (greater than 4% slope)
between public sidewalk and
pedestrian access and
circulation routes. Ensure
universally accessible routes are
provided across any grade
changes.
c. Limit the maximum grades on
landscaped areas to 33% (3:1)
or less to ensure that grassed
slopes can be maintained.
d. Limit the use of retaining walls,
particularly along street
frontages, parks, ravines and
other areas of the public realm.
Note: Where retaining walls
cannot be avoided, minimize the
overall height or provide low
terraces, use durable, attractive
materials, and incorporate
intensive soft landscaping.
e. When appropriate, use the
existing site grading to enhance
the screening of parking lots.
f. . Provide a site grading plan
compatible with the stormwater
management approach selected
for the site:
. apply a cross-grade for
paved surfaces as low as
1.5% to encourage slower
stormwater flow
. use manufacturer
recommended grading
parameters for permeable
pavement installations to
enable water infiltration
. slope surfaces to direct
stormwater toward
landscaping, bio-retention
areas or other water
collection/treatment areas as
identified on the site (also
see 4.5 Stormwater
Management) .-
~_ \.I
[Photo] \/:~
A subtle change in grate at the edge of
the parking lot screens parked cars
-22-
6
4.1.3 Lighting
a. Provide a comprehensive
Lighting Plan for the parking lot
site. Lighting should create an
identity for the parking lot,
enhance adjacent streets and
pedestrian environments and be
appropriate to the location,
context and scale of the areas
being lit.
b. Select different luminaries with a
coordinated appearance to light
pedestrian pathways, parking
spaces, drive aisles, building and
site entrances and other relevant
parking lot features.
c. Balance the need for safety and
security with the reduction of
energy consumption and light
pOllution:
· ensure all parking
spaces and
circulation routes are
well-lit
· install lighting that is
appropriately scaled
to its purpose, i.e.
avoid "over-lighting"
· direct light downward
and avoid light
overspill on adjacent
properties, streets
and open spaces
· use energy-efficient
fixtures and bulbs
· incorporate
opportunities for off-
grid power
generation, e.g. solar,
wind, etc.
d. Provide pedestrian-scaled
lighting, such as bollards or
lower-scale pole fixtures along
pedestrian routes.
e. Consider lighting elements for
their aesthetic and design value,
not simply their lighting function
or ease of maintenance.
f. Coordinate the location of
lighting with pedestrian
c1earways, tree planting and
other landscaping.
[Photo set]
A coordinated lighting scheme
Pedestrian light
Parking lot light
Building entrance light
Pedestrian pathway defined and lit with
appropriately-scaled fixtures
-23-
7
4.1.4 Other Site Elements
a. Integrate bicycle parking,
shopping cart corrals, ticket or
payment kiosks, signage, public
art, and other applicable site
elements into the design and
layout of the parking lot. Indicate
the location of these elements on
the Site Plan.
b. Structures related to site
elements, such as bicycle
parking or shopping carts,
should incorporate sustainable
materials and technologies
whenever possible.
c. locate short- and long-term
bicycle parking in highly visible,
well-lit, accessible and weather
protected areas. Incorporate
way-finding signage as
appropriate.
d. Provide at least two feet
clearance between parked
bicycles and adjacent walls,
poles, landscaping, street
furniture, drive aisles and
pedestrian clearways and at
least five feet from vehicle
parking spaces.
e. Where shopping carts are
associated with parking lot use,
position cart corrals so that each
row of parking has access to a
cart return area.
Note: Shopping cart corrals are
encouraged to extend the width
of two parking rows and
incorporate landscaping buffer
adjacent to parking spaces (see
5.2 Additional Diagrams)
f. Explore opportunities for public
art early in the planning process.
Examples of publiC are
opportunities in parking lots
might include enhancement to
the street edge, screening, a
marker of the entrance or exit, or
a focal point sculpture.
[Photo set]
Bicycle parking with a protective canopy
creates a unique parking lot edge and
integrates well with streetscape design
This parking lot entry provides an
opportunity for bold public art (Artwork
credit: "Between Heaven and Earth" by
John McEwen)
-24-
8
4.2 Vehicle Access and
Circulation
a. Limit the number and width of
curb cuts for street access
driveways to minimize
interruption to the public
sidewalk, streetscape and
perimeter landscaping.
b. Provide access to surface
parking lots from secondary
streets or laneways whenever
possible.
c. Share driveway access between
adjacent sites where feasible.
d. Define street access driveways
and internal vehicle routes with
curbed landscaped areas, tree
planting and lighting. Explore
opportunities to include public
art.
e. Size vehicle circulation routes
according to use. Avoid using
over-sized driveways, drive
aisles and turning radii.
Note: Limiting the width of
driveways and drive aisles
reduces the expanse of parking
areas and provides more
opportunities for soft
landscaping. Minimizing turning
radii reduces the length of
pedestrian crossings and
encroachment into landscaped
areas.
f. Where circulation routes require
wider driveways and turning radii
(I.e. fire lanes, service areas),
coordinate the location of these
routes with major drive aisles.
g. Provide continuous circulation
throughout the site. Avoid dead
end driveways and turn around
spaces.
h. Ensure unobstructed motorist
and pedestrian sight distance
and provide clearly marked
crossings at all intersections
between vehicle routes and
pedestrian pathways.
[Photoset]
Driveway well defined with landscaping
and decorative lighting
Shared street access driveway to mid-
block and rear parking lots
-25-
9
4.3 Pedestrian Access and
Circulation
a. Establish a direct and continuous
pedestrian network within and
adjacent to parking lots to
connect building entrances,
parking spaces, public
sidewalks, transit stops and
other pedestrian destinations.
b. Provide at least one pedestrian
route between the main building
entrance and the public sidewalk
that is uninterrupted by surface
parking and driveways.
c. In larger parking lots or where
parking lots serve more than one
building or destination, provide
designated pedestrian pathways
or safe travel through the parking
lot.
d. The width, number and
orientation of pedestrian routes
should match the anticipated
flow of pedestrian traffic through
the site. Consider the space
requirements for equipment
related to parking lot use, such
as shopping carts, strollers and
mobility aids, when planning the
width and location of pedestrian
routes.
e. All pedestrian routes within a
parking lot should include:
. a barrier-free pathway, a
minimum clear width of five
feet (wider pathways are
encouraged and may be
required depending on
parking lot use);
. shade trees (or a shade
structure) along one or both
sides of the pathway;
. pedestrian-scaled lighting to
illuminate and define the
route; and
. a clear division from
vehicular areas, with a
change in grade, soft
landscaping and a change in
surface material
f. Consider installing "tables"
(rolled curbs bordering slightly
elevated crossings) at major
internal intersections to serve as
a traffic calming feature and
provide pedestrian priority.
g. Provide enhanced pedestrian
pathways along street access
driveways.
h. Where pedestrian routes cross
street access driveways and
other major drive aisles, clearly
mark crossings and provide
unobstructed sight distance for
both pedestrians and vehicles.
[Photoset]
Landscaped pedestrian route provides a
safe, direct and pleasant connection
between the building entrance,
surrounding parking spaces and other
buildings
Design concept for pedestrian pathway
with single row of shade trees. Note:
See 5.2 Additional Diagrams for further
design options
Conceptual pedestrian access and
circulation scheme (Note: Letters
corresponding to guidelines in sub-
section 4.3)
-26-
10
4.4 Landscaping
4.4.1 General Requirements
a. Retain and protect existing trees,
vegetation, natural slopes and
native soils and integrate these
features into the overall
landscape plan.
b. Distribute landscaping
throughout the site to soften and
screen parking lot edges,
reinforce circulation routes, and
create pleasant pedestrian
conditions and maximize shade
and stormwater benefits. (see
sections 4.3, 4.2.2, 4.4.3, and
4.5 for details)
c. Consolidate soft landscaped
areas, particularly in larger
parking lots, to enhance tree and
plant material growing
conditions.
d. Landscaped areas should be
designed to accommodate the
following:
. trees planted with access to
at least 100 square feet (at
three feet depth) of good
quality soil (see Appendix B)
. trees planted at least 5 feet
from curbs, sidewalks,
driveways and other hard
surfaces to buffer from stress
caused by vehicle overhang
and compact soils
. all other plant material,
except sod or groundcover,
set back a minimum of two
feet from any curb edge to
-27-
protect the vehicle overhang
and mechanical damage
. high-branching, deciduous
shade trees planted evenly at
15 to 20 foot intervals (or as
appropriate to the selected
species) to quickly establish
continuous canopy coverage
e. Expand rooting zones of
landscaped areas under
adjacent hard surfaces.
Note: Techniques may include
the use of structural soils or
cells, continuous planting
trenches and/or permeable
paving
f. Select plant material that is
suitable to the growing
environment of the parking lot:
. use species (native and non-
native) that are hardy,
drought- and salt-tolerant
(where necessary) and
resistant to the stresses of
compacted soils and weather
exposure
. include suitable native
species where possible and
appropriate (see Appendix
B)
. avoid planting invasive
species near ravines and
other natural areas
. avoid monocultures which
can be susceptible to
disease
. consider sun, shade and
irrigation requirements
. incorporate a variety of
deciduous and coniferous
trees and shrubs for year-
round interest, texture, shape
and seasonal color
g. Install a permanent irrigation
system in all landscaped areas.
11
Where possible, collect rainwater
from rooftops and other surfaces
for plant irrigation.
h. Identify hose bibs, sprinkler
outlets, storage reservoirs, and
other applicable irrigation
elements on the Landscape
Plan. Locate valves and other
maintenance controls in discrete,
yet accessible areas.
i. Where landscaping might impact
motorist/pedestrian sight
distance, keep shrubs below two
feet in height and prune trees so
that the lowest branches will be
at least six feet above ground
level. Limit any other landscape
features that might cause
obstructions to a maximum
height of three feet
j. Ensure overhanging branches of
trees or shrubs adjacent to
pedestrian pathways maintain a
clear headscape of at least six
feet.
k. Coordinate tree planting with the
location of light standards and
other utilities.
[Photoset]
Existing mature trees protected and
incorporated into the parking lot
landscape
Design concept for pedestrian pathway
with single row of shade trees. Note:
See 5.2 Additional Diagrams for further
design options
Seasonal variety with shade trees and
understory planting
-28-
12
4.4.2 Streetscape and Perimeter
Landscaping
a. Provide a landscaped area at
least 10 feet in width between
surface parking and all property
lines. Consult the applicable
Zoning Code section for
additional setback requirements.
b. Edge treatments along streets
and other public spaces should
visually screen parked vehicles,
but not completely obstruct
views into and out of the parking
lot for the purpose of supporting
pedestrians safety and security.
c. For parking lot edges adjacent to
streets, parkS or other public
open space, provide the
following:
. at least one row of shade
trees, spaced evenly at 15 to
20 foot intervals (or as
appropriate to the selected
species) for the length of the
parking lot edge
. screening, consisting of
continuous planting, alone or
in combination with a low
decorative fence/wall or
landscaped berm. Typically,
keep shrubs, fences or walks
to a maximum height of three
feet
Note: The location, design
and character of the
screening should fit in with
and enhance the existing
landscaping and built form
character of the street or
public open space.
. A coordinated appearance
with the existing or planned
streetscape treatment
d. Set back screening at least three
feet from the edge of public
sidewalks and two feet from
parking lot curbs. Screen should
not encroach into the public
street right-of-way.
e. For parking lot edges not
adjacent to the public realm,
provide soft landscaping with a
variety of deciduous and
evergreen trees and plantings.
Include bio-retention or other
stormwater management
systems as appropriate (see 4.5
Stormwater Management)
f. Install high-quality privacy
fencing with landscaped
screening between parking lots
and neighboring, less compatible
uses.
g. Where possible, include
landscaping and a pedestrian
walkway between parking lots
and building edges.
[Photoset]
A low hedge and shade trees enhance
the publiC sidewalk and parking lot edge
A decorative wall, fencing and shade
trees screen views into the parking lot
A soft landscape berm lessens the
appearance of parked vehicles from the
street
High quality privacy fencing, softened
with shrubs and shade trees, screens
parking lot from neighboring property
Design concept for street facing parking
lot edge
-29-
13
4.4.3 Internal Landscaping
a. Incorporate soft landscaped
areas and trees within the
parking lot to define major
vehicle and pedestrian routes,
provide shade and break-up the
expanse of paved areas.
Note: Soft landscaped areas
include islands, medians, bio-
retention areas and other
consolidated planting areas.
b. All soft landscaped areas should
contain suitable growing medium
and be sized and designed to
support healthy trees and plants
(refer to section 4.4.1 and
Appendix B). Consolidated
smaller landscaped areas to
provide better quality growing
conditions and support for a
broader range of tree and plant
species.\
c. Define internal landscaped areas
with a continuous six inch curb to
prevent damage from vehicles,
to separate planting areas from
pedestrian pathways, and to
prevent soil and other landscape
material from spreading over
adjacent surfaces.
Note: Taller or shorter curbs are
permitted where vehicle
overhang and door clearances
are not an issue. Curb cuts are
permitted to support accessibility
and stormwater initiatives.
d. Plant high-branching deciduous
trees throughout the parking lot
interior to provide shade to
pedestrians, vehicles and
surfaces.
-30-
· provide internal shade trees
at a minimum ratio of one
tree planted for every five
parking spaces
. distribute internal shade tree
planting such that no parking
space is more than 100 feet
from a tree
Note: One small or narrow
sites, shade trees provide in
non-street facing perimeter
planting areas can be
counted toward the internal
tree requirement, provided
that the maximum distance
from a parking space (100
feet) is met.
e. Include landscaped islands at
the beginning and end of each
parking row and to break up
longer rows of highlight special
features:
. provide a minimum growing
environment of 100 sq uare
feet (at 3 foot depth) of good
quality soil (see Appendix B)
Note: This typically results in
a landscaped area at least
18 feet wide for end-of-row
islands and 15 feet wide for
mid-row islands
. plant at least 1 high-
branching deciduous shade
tree(2 preferred) in each
island
. include understory planting,
such as shrubs, perennials,
ornamental grasses and
groundcover
f. Provide continuous landscaped
medians every three (or fewer)
banks of parking.
14
Note: A "bank" of parking
consists of two parking rows and
a drive aisle.
g. Medians should have a
landscaped area at least 15 feet
in width and combine with shade
tree planting requirements,
pedestrian pathways and/or
stormwater management as
appropriate. (see also 4.3
Pedestrian Access and
Circulation and 4.5 Stormwater
Management)
Note: Shade structures may
replace shade tree planting, only
after the minimum interior tree
requirement is satisfied or with
sufficient soil volume and
planting conditions cannot be
achieved for proper tree growth
(see 5.2 Additional Diagrams)
[Photoset]
Generous sized islands provide space
for shade trees, lighting and understory
planting
Street access driveway by a curbed
median with tree planting, shrubs,
colorful flowers and lighting
Design concept for end-of-row island
with shad trees and understory planting
-31-
15
4.4.4 Surfaces
a. Install decorative paving or a
change in paving materials/color
to emphasize edges, pedestrian
routes and crossings, entrances,
loading areas and other special
features within the parking lot
b. Where possible, install surfaces
containing recycled or
sustainable material.
c. Limit the use of dark, impervious
surfaces within the parking lot:
. use light-colored materials,
such as concrete, white
asphalt or light-colored
pavers, in the hardscape to
reduce surface temperatures
and contribution to the urban
heat island effect
. install permeable/porous
pavement, such as open
jointed pavers, porous
concrete/asphalt, or
turf/gravel grids, as
appropriate to parking lot use
and conditions
Note: Permeable paving
should be installed in all
overflow parking areas and is
encouraged for hardscapes
surrounding trees. Consider
turf grids/grassy pavers for
areas of low traffic or
infrequent use.
d. When installing
porous/permeable paving
material, follow manufacturer
specifications for minimum and
maximum slopes.
e. Construct the subgrade of any
porous pavement to allow
adequate drainage.
f. Install perforated subdrains
below permeable paving, as
required, to store, filter or convey
water to additional storwater
facilities.
g. If permeable pavement or pavers
are planned for use along
driveways leading to public
streets or other heavily traveled
routes, the surface material and
base course must be selected,
designed and certified to
withstand the anticipated traffic
loading stresses and
maintenance impacts.
h. Permeable pavements shall be
subject to an ongoing
maintenance program by the
owner (e.g. sweeping, annual
vacuuming). Sand should not be
used for winter maintenance,
unless otherwise specified by the
product manufacturer.
[Photoset]
Examples of permeable paving: open
joint pavers, porous asphalt, pervious
concrete, turf grid
Open joint pavers provide the
opportunity to retain rainwater
-32-
16
4.5 Stormwater Management
4.5.1 General Requirements
a. Refer to the Stormwater
Management Guidelines for
water balance targets and
recommended stormwater
management strategies.
b. Minimize the extent of
impermeable surfaces within the
parking lot.
Note: This may be achieved in
may ways, including; limiting the
size and number of parking
spaces to the required
minimums stated in the Zoning
Code; limiting the width of drive
aisles and looking for opportunity
to share access routes as per
applicable Zoning and City
Standards; and/or using
permeable paving where hard
surfaces are required.
c. Manage rainwater on-site with
designs and encourage
infiltration evapotranspiration
and water re-use:
· apply a "treatment train"
approach
· use permeable paving for
parking spaces, drive aisles,
overflow parking and other
hard surfaces in the parking
lot (refer to 4.4.4 Surfaces)
· plant trees, shrubs and other
absorbent landscaping
throughout the parking lot to
provide shade and places for
water uptake (refer to 4.4
Landscaping)
· create bio-retention areas,
such as swales, vegetated
islands and overflow ponds
-33-
· include catch basin restrictors
and oil/grit separators as
appropriate
· incorporate opportunities to
harvest rainwater (active or
passive) from rooftops and
other hard surfaces for
landscape irrigation
d. Where installed, bio-retention
areas should be appropriately
designed and located to filter,
store and/or convey the
expected stormwater flows from
surrounding paved areas.
e. Although the design of each bio-
retention area should be site
specific, considered the
following:
· select plant species that are
tolerant of extreme
conditions, such as flooding,
drought, and other
contaminants (refer to
Appendix B)
· provide a planting medium,
composed of good quality
soil, with minimum depth of
two feet and at least three
feet deep if trees are planted
(refer to Appendix B)
. plant trees (if applicable)
above grad from ponding
areas and clear stormwater
flow
· ensure that any surface
water is fully drained within
48 hours or less
· use poured in place curbs
with cuts for water inlets
. include a perforated
subdrain, check dams and
overflow catch basins as
required to manage excess
water
17
f. Ensure overland flow routes and
stormwater inlets and outlets are
clear of debris.
[Photoset}
A bio-retention area adjacent to a
parking lot drive aisle
Design concept for bio-retention swale
with tree planting
-34-
18
5.0 DIAGRAMS
5.1 Site Plan Diagrams
The following concept diagrams
summarize and apply various guidelines
contained in section 4.0.
The diagrams are for illustration and
discussion purposes only. Designers of
surface parking lots should meet the
intent of the gUidelines with site-specific
design solutions.
5.1.1 Small Corner Site
[Diagram inset)
Legend
a. parking behind/beside building,
away from street corner
b. parking spaces behind fac;ade line of
building
c. parking lot access from secondary
street
d. clearly marked pedestrian crossing
e. direct/connected pedestrian route
f. minimum 10 foot wide landscaped
area with shade trees and low
planting (screening)
g. minimum 10 foot wide landscaped
area with shade trees (bio-retention
opportunity)
h. high-quality privacy fencing and
planting buffer less compatible use
i. bio-retention area
j. rolled curb and change in pavement
mark "no parking" zone
k. permeable surface (when feasible)
-35-
19
5.1.2 Long Narrow Site
[Diagram Inset]
Legend
a. parking beside building, away from
street comer
b. parking lot access with minimum
disruption to streetscape
c. main drive aisle clear of parking
spaces
d. clearly marked pedestrian crossing
e. direct/connected pedestrian route
f. minimum 10 foot wide landscaped
area (shade trees, plantings,
decorative screening) coordinated
with streetscape
g. minimum 10 foot wide landscaped
area with shade trees (bio-retention
opportunity)
h. designated intemal pedestrian
pathway with shade trees
i. sheltered bicycle parking near main
entrance
j. parking row (20-23 continuous
spaces maximum) with landscape
breaks
k. bio-retention area
I. consolidated landscape area (bio-
retention area)
m. coordinated lighting scheme
n. permeable surface (when feasible)
-36-
20
5.1.3 Large Site with Multiple
Buildings
[Diagram Inset]
Legend
a. parking concealed behind street-
fronting building and landscaped
open space
b. parking lot access driveway shared
between multiple destination
c. main drive aisle clear of parking
spaces
d. large parking area divided into
smaller parking courts
e. direct and continuous pedestrian
network
f. clearly marked pedestrian crossing
g. designed internal pedestrian
pathway with shade trees
h. minimum 10 foot wide landscaped
area with shade trees (bio-retention
opportunity)
i. minimum 10 foot wide landscaped
area with shade trees and low
plantings for screening
j. parking row (20-23 continuous
spaces maximum) with landscape
breaks
k. end of row island with shade trees
(minimum 100 square feet soil
volume)
I. consolidated landscape area (bio-
retention opportunity)
m. coordinated lighting scheme
n. bio-retention area/rain garden
o. permeable surface (where feasible
-37-
21
5.2 Additional Diagrams
The following diagrams represent further
options to consider when designing
various parking lot features.
The diagrams are for illustrative and
discussion purposes only. Design
variations and site-specific solution that
meet the intent of the Guidelines are
strongly encouraged.
[Design insets]
Design concept for mid-row landscaped
islands and shopping cart corral (see
4.4.4 Other Site Elements and 4.4.3
Internal Landscaping)
Design concept for pedestrian pathway
with shade structure (see 4.3 Pedestrian
Access and Circulation)
Design concept for pedestrian pathway
with double row of shade trees (see 4.3
Pedestrian Access and Circulation)
Design concept for bio-retention swale
with double row of trees (see 4.5.
Stormwater Management
-38-
22
APPENDIX A - General
Plan Policies Relevant to
Surface Parking Lots
-39-
23
APPENDIX B - Planting
Guide
The reference material provided in
Appendix B is intended to assist with the
planting and selection of tree and plant
species within and adjacent to surface
parking lots. The Planting Guide
provides general recommendations
only. Applicants are encouraged to
generate site-specific solutions that
enhance the site conditions and are
consistent with the surrounding context.
81. General Plant
Specifications
Install plant material that meets or
exceeds the following minimum sizes:
. deciduous street tree 3 inch
caliper
. deciduous tree 2.5 inch caliper
. small deciduous trees 2 inch
caliper
. coniferous trees 5 feet tall
. deciduous shrubs 1 foot 6-inches
tall
. coniferous shrubs 1 foot 6-
inches tall or spread
. perennials two years container
grown
82. Soil Quality
Specifications
Good quality soil shall consist of
minimum three foot* depth, over and
above any required drainage system
and/or granular material, of sandy loam
soli with the following composition:
Sand (50%-60%)
Silt (20%-40%)
Clay (6%-10%)
Organic (2%-5%)
pH = 7.5 or less
"'Note: In landscaped areas without tree
planting, the minimum depth for good
quality soil can be reduced to two feet.
83. Native Species Plant List
The Native Species Planting List
provides an index of species native to
the South San Francisco area that
should be considered for use in a
parking lot environment. The List
includes Native Trees and Shrubs.
[Attach the list]
-40-
24
APPENDIX C -
References
Listed below is the selection of City of
South San Francisco policy, standard or
guideline documents referenced with the
Design Guidelines for 'Greening'
Surface Parking Lots.
· South San Francisco General Plan
. South San Francisco Zoning
Ordinance
.
-41-
25
r .. l
r
;'. . ~ ~
'~
curb inlet slope 10 swam
water filtration/storage area {depth VARIES}
perfo13t8d subdrain las required)
VARIES
. tree (planted claar of stoonwatet flow
, , and ponding areal
poured ill place CUl'b
, . 0Cl'. ..-curti inlet ISlofmWaterflowl
perfOllltlld subdrain {as reqllimdl
~
(]~T))
Design concept for bio-retention swafe with double row of trees
-42-
two rki ical
(less vehicle turning space as required)
O,5m MIN turning radius adjacent to parking space
poured in pl!lce curb
shade tree
planting area (30m' MIN soil volume at O,9m MIN depthl
VARIES
1 parking space
typical
shopping cart corral (opportunity for solar power generation
and minwater harvesting)
O.5m MIN mdius adjacent to shopping cart corml
understory planting lsee Appendix 81
lighting {clear of tree plantingl
',. '''IJ...
(0'.0 t
o
o
'-mi
Oesign concept for mid-row landscaped islands and shoppi~q cart corral
-43-
D/lportwlily for solar power generation
and rainwater harvesting
i:?
VARIES
L
'/~[J
Cd 0 ;.
..w
rtr""o ..'
.w-.".":....
ClflD
pedesllian pallmay lcovllf8ll and well-liIl
shade canopy
poured in place clllb
f?esign concept for pedestrian pathway with shade structure
VARIES
pedestrian-scale lighting
shade tle8(speced evenlv 5.01ll-6.Om on centrel
continuous planting area
(O.9m MIN soil deplhl
pedaSlTian pathway
poured in place t:\JI'b
. . crr~[J1
....... '. ~ ., . :';" .
Design concept for pedestrian pathway with double row of shade trees
. - '. - 44-
Small Corner Site
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Attachment 3
Green Food Packaging
Staff Report
DATE:
TO:
FROM:
July 23, 2008
Honorable Mayor and City Council
Cynthia Wang, Assistant City Attorney
Susy Kalkin, Chief Planner
Susan Kennedy, Assistant to the City Manager
SUBJECT:
AN ORDINANCE ADDING CHAPTER 8.60 TO THE SOUTH SAN FRANCISCO
MUNICIPAL CODE TO REQUIRE THE USE OF GREEN FOOD PACKAGING BY
FOOD VENDORS AND CITY FACILITIES
RECOMMENDATION
It is recommended that the City Council waive reading and introduce an ordinance adding
Chapter 8.60 to the South San Francisco Municipal Code to require the use of Green Food
Packaging by food vendors and City facilities.
BACKGROUNDIDISCUSSION
On July 25, 2007, the City Council adopted a resolution accomplishing the following: (1)
establishing green policy goals; (2) encouraging voluntary elimination of the use of polystyrene
products by members of the food service industry; and (3) directing staff to work with the local
Chamber of Commerce to discuss and prepare a Green Food Packaging Ordinance for future
consideration by the Council.
The attached Ordinance furthers the goal of the City Council to develop a sustainable and
environmentally responsible City. Staff developed the Ordinance in collaboration with the South San
Francisco Scavenger Company.
Similar ordinances prohibiting the use of non-biodegradable and/or non-recyclable disposable food
ware have been adopted by local agencies throughout California, including Millbrae, San Francisco,
Oakland, Berkeley, Alameda County, Calabasas, Carmel, and Fairfax.
In terms of outreach, staff published articles describing the ordinance in the City's newsletter and the
Chamber of Commerce newsletter. Staff also mailed a letter to all South San Francisco businesses.
The letter (1) summarized the resolution previously adopted by the City Council and the proposed
Ordinance, (2) provided a copy of the Ordinance, (3) provided a list of distributors and suppliers of
alternative food packaging, and (4) provided notice of two public meetings where the business
owners could ask questions and provide input to staff regarding the Ordinance. Staff also held
informational meetings on February 25,2008 and March 10,2008 to explain the proposed Ordinance
and to receive input from business owners. Duri _ 4'8 _se meetings, business owners were shown
Staff Report
Subject: Green Food Packaging Ordinance
Page 2
examples of alternative materials and given information about locations where alternative materials
are available for purchase.
If the proposed Ordinance is adopted, staff will continue outreach efforts to affected business
owners. This outreach will include a mailing to affected businesses and publishing articles in the City
and Chamber newsletters.
A. Prohibited Food Packaging
The Ordinance prohibits non-recyclable and non-biodegradable food ware. Both solid and foamed
polystyrene are not accepted for recycling by the South San Francisco Scavenger Company or any
other transfer station in San Mateo County. Foamed polystyrene (also known as Styrofoam@) and
clear or solid polystyrene food packaging can be distinguished by the symbol #6 imprinted on each
item.
This ban applies to single-use disposable containers intended for serving or transporting prepared,
ready-to-eat food or beverages. Examples include clear clamshell containers, and clear or colored
straws, lids, bowls, plates, trays, cartons, cups, lids, straws, utensils, and other items employed by
food vendors for non-durable uses.
B. Affected Businesses
If adopted, the Ordinance would apply to all sales outlets and vendors that sell food directly for
consumption by the consumer, including restaurants, supermarkets, food trucks, caterers, cafes, and
other entities as defmed in the Ordinance. This defmition excludes warehouse owners, factories,
wholesalers or companies that package food for other retailers and not directly for the consumer.
C. Exemptions
The Ordinance authorizes businesses to charge consumers a "take out fee" to recover the added
expense of using alternative packaging. Business owners may apply for an exemption from the
Ordinance upon a showing, by supporting documentation, that compliance would cause them
undue hardship and/or that a suitable compostable or recyclable alternative does not exist for a
particular use.
D. Enforcement
Enforcement will initially be on a complaint-basis with warnings being issued for the first offense.
Subsequent complaints/violations will result in a $100 fme for the first citation and $200 for every
subsequent violation.
E. Green Disposable Food Packaging
Staff already mailed a list of companies and distr_ ~ ~.~ _-J that sell green food service ware items
Staff Report
SubjecF Green Food Packaging Ordinance
Page 3
to affected businesses. Green food packaging includes recyclable items such as paper, aluminum,
and plastic with resin identification numbers 1, 2, 4, 5 and 7. They also include biodegradable or
compostable products made from agriculturally based crops such as corn, potatoes, and sugar cane
waste.
FUNDING
Funding for enforcement will come out of the General Fund as it does for all other code enforcement
activities. Ongoing outreach will take place through the Chamber of Commerce newsletter, the City
Newsletter, the City's website, and in business license renewals at minimal or no cost.
CONCLUSION
Adoption of this Ordinance will prohibit food vendors from using foam or solid polystyrene
disposable food service ware. It will further require all food service ware to be biodegradable,
compostable, reusable or recyclable unless there is no available alternative for a specific
application or compliance with the Ordinance which will cause a vendor undue hardship.
Approved:
By:
Cynthia H. Wang
Assistant City Attorney
Barry M. Nagel
City Manager
Attachments: Ordinance
1118968.1
-50-
ORDINANCE NO. 1398-2008
CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA
AN ORDINANCE ADDING CHAPTER 8.60 TO THE SOUTH
SAN FRANCISCO MUNICIPAL CODE TO REQUIRE THE
USE OF GREEN FOOD PACKAGING BY FOOD VENDORS
AND CITY FACILITIES
WHEREAS, the City has a duty to protect public health and the natural environment; and
WHEREAS, many food vendors in the City use disposable food containers made from
expan~ed polystyrene ~d other non-recyclable and/or non-compostable materials; and
WHEREAS, polystyrene is not biodegradable, recyclable, reusable, or compostable, and as
a result persists in the environment for thousands of years; and
WHEREAS, polystyrene debris represents a significant and growing portion of the City's
waste stream and the manufacture and use of polystyrene is responsible for considerable levels of
air pollution, liquid and solid waste, hann to birds and marine wildlife, and degradation of the
natural enviromnent at large; and
WHEREAS, affordable compostable and/or recyclable products and environmentally sound
alternatives to polystyrene food service containers are becoming increasingly available for most
food service applications; and
WHEREAS, due to the physical properties of polystyrene, the United States Enviromnental
Protection Agency has provided "that such materials Can also have serious impacts on human
health, wildlife, the aquatic environment and the economy"; and
WHEREAS, styrene, a component of polystyrene, is a known hazardous substance that
medical evidence and the Food and Drug Administration suggests leaches from polystyrene
. containers into food and drink and is a suspected carcinogen and neurotoxin which potentially
threatens human health; and
WHEREAS, in the manufacturing process as well as the use and disposal of products, the
energy consumption, greenhouse gas effect, and other environmental effects, polystyrene's
environmental impacts are rated second highest, according to the California Integrated Waste
Management.Board; and
WHEREAS, due to these concerns, many other California Cities began successfully
banning polystyrene food service ware. including Berkeley, Santa Monica. Oakhmd, Millbrae, and
San Francisco; and .
WHEREAS, the City Council believes the ability of a substance to biodegrade and the
impact of a substance on the natural environment are meaningful criteria to use when developing
1
-51-
public policy to reduce litter and blight and improve the management and disposal of solid waste;
and .
WHEREAS, it is an important goal of the Green Food Packaging Policy to promote the use
of sustainable products and establish an environmentally and financially responsible program of
solid waste management; and
WHEREAS, residents can get discounted compo sting bins from the County of San Mateo
Recycle Works Program, which can be used to compost food scraps and biodegradable,
compostable, or food soiled paper take out food service ware; and
WHEREAS, it is the City Council's desire to reduce the amount of litter and pollution,
manage the City's waste in a sustainable manner, and protect local wildlife, all of which increase
the quality of life for South San Francisco's residents and visitors.
NOW, THEREFORE, the City Council of the City of South San Francisco does ORDAIN
as follows: .
SECTION 1. CHAPTER 8.60: GREEN FOOD PACKAGING ORDINANCE.
The South San Francisco Municipal Code is hereby amended to add Chapter 8.60 to read. as
follows: .
8.60.010 Definitions
a) "ASTM Specification" means meeting the American Society for Testing and Materials
(ASTM) International Standards D6400 or D6868 for biodegradable and compostable plastics, as
those standards may be amended. D6400 is the specification for plastics designed for
compostability in municipal or industrial aerobic composting facilities. D6868 is the specification
for aerobic compostability of plastics used as coatings on a compostable substrate.
b) "Biodegradable" refers to the ability of a material to decompose into elements normally
found in nature within a reasonably short period of time after disposal.
c) "City facilities" means any building, structure or vehicle owned or operated by the City of
South San Francisco.
d) "Compostable" means all materials in the product or package will degrade into, or
otherwise become part of, usable compost (e.g., soil-conditioning material, mulch) in a safe and
timely manner. Compostable disposable food service ware includes products made of plant
materials and ASTM-Specification Bio-Plastics (plastic-like products) that are clearly labeled,
preferably with a color symbol, such that any customer or processor can easily distinguish the
ASTM Specification compostable plastic from non-ASTM Specification compostable plastic. .
e) "Customer" means any person obtaining prepared food from a restaurant or retail food
vendor.
2
-52-
t) "Disposable food service ware" means single or non-durable use disposable products used
by food vendors in the restaurant or food serving industry for serving or transporting prepared,
ready-to-consume food or beverages. This includes, but is not limited to, plates, cups, bowls,
utensils, cartons, trays, and hinged or lidded containers for takeout foods andlor leftovers from
partially consumed meals prepared at food vendors.
g). "Food vendor" means any establishment, located or providing food within the City, which
provides prepared food for public consumption on or off its premises and includes without
limitation any sales outlet, store, shop, restaurant, grocery store, supermarket, vehicle or other
places of business operating primarily to sell or convey foods or beverages directly to the ultimate
consumer, which foods or beverages are predominantly contained, wrapped or held in or on
packaging, including both restaurants and retail food vendors.
h) "Polystyrene" means and includes blown polystyrene and expanded and extruded foams
(sometimes referred to as "Styrofoam@," a Dow Chemical Co. trademarked form of expanded
polystyrene (EPS), processed by any number of techniques including, but not limited to, fusion of
polymer spheres, injection molding, foam molding, and extrusion-blow molding. The term
"polystyrene" also means clear or solid polystyrene that is generally used to make clear clamshell
containers, clear or colored straws, lids and utensils.
i), "Prepared food" means food or beverages, which are served, packaged, cpoked, chopped,
sliced, mixed, brewed, frozen, squeezed or otherwise prepared for consumption on the food
vendor's premises or within the city. Prepared food may be eaten either on or off the premises, also
known as "takeout food".
. j) "Recyclable" means material that can be sorted, cleansed and reconstituted using South San
Francisco's available recycling collection programs for the purpose of using the altered form in the
manufacture of a new products. Recycling does not include burning, incinerating~ converting, or
otherwise thermally destroying solid waste. Recyclable .plastics comprise those plastics with the
recycling symbols #] through #5 including polyetbylene terepbthalate (pET or PETE), high density
polyethylene (HDPE), low density polyethylene (LOPE), and polypropylene (PP).
k) "Restaurant" means any establishment located Within the city that sells prepared food for
consumption on, near, or off its premises by customers. For the purposes of this chapter the tenn
includes arestaurant operating from a temporary facility., cart, vehicle or mobile unit.
l) "Reusable" means all materials in the produGt or package will be used more than once in its
same fonn by the customer, retail food vendor or other reuse programs. Reusable food service ware
includes: food or beverage containers, packages or trays, such as, but not limited to, soft drink
bottles and milk containers that are designed to be returned to the distributor and customer provided
take-out containers. Also includes durable containers, packages or trays used on-premises or.
returnable containers brought back to the food vendor.
8.60.020 Prohibited Use of Disposable Food Service Ware
(a) Food vendors are prohibited from dispensing prepared food to customers in disposable food
service ware made from polystyrene.
3
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(b) All city facilities, city-sponsored events, and city pennitted events are prohibited from using
disposable food service ware made from polystyrene. All city departments and agencies shall not
purchase or acquire disposable food service ware made from polystyrene for use at city faCilities.
(c) City franchises, contractors and vendors doing business with the City shall be prohibited
from using food service ware made from polystyrene in city facilities or on city projects within the
City.
(d) Organizations using city offices or property shall comply with this ordinance (e.g., street
closure penn its, events at city facilities, etc.) and while on city premises, shall not willfully possess,
give, receive, lend, offer or expose for sale, use, deliver, furnish, transfer or dispose of any
disposable food service ware made from polystyrene.
8.60.030 - Required Biodegradable, Compostable, Reusable or Recyclable Food Service Ware
(a) All food vendors using any disposable food service ware will use biodegradable,
compostable, reusable or recyclable food service ware. All food vendors are strongly encouraged to
use reusable food service ware in place of using disposable food service ware for all food served
on-premises. All food vendors will allow customers to bring their own returnable food service
ware to be filled on-premises. Food vendors may price products or services to customers in a
manner that covers the cost differential.
(b) All city facilities will use biodegradable, compostable, reusable or recyclable food service
ware unless it can be shown there is not an alternative for a specific application.
(c) City franchises, contractors and vendors doing. business with the City will use
biodegradable, compostable, reusable or recyclable food service ware unless they can show an
alternative product is not available for a specific application.
8.60.040 Exemptions
(a) Prepared foods prepared or packaged outside the City are exempt from the provisions of
this chapter. Purveyors of food prepared or packaged outside the city are encouraged to follow the
provisions of this chapter.
(b) A food vendor will be exempted from the requirements of this chapter for specific items or
types of food service ware if the City Manager or hislher designee finds that the requirements of
this chapter would cause undue hardship. An "undue hardship" shall be found in:
(1) Situations unique to the food \(endor where a suitable, biodegradable, compostable,
reusable or recyclable alternative does not exist for a specific application; and/or
(2) Situations where compliance with this chapter would cause significant economic
hardship to that food vendor.
(c) Any food vendor may seek an exemption from the requirements of this chapter by filing a
request in writing with the City Manager. A written exemption request shall include all
4
-54-
information necessary for the City Manager to make a decision, including, but not limited to,
documentation that factually supports the claimed exemption. The City Manager may require the
applicant to provide additional information to pennit him or her to make a determination regarding
the exemption application. The City Manager or his!her designee may waive any specific
requirement of this chapter for a period of not more than one year if the food vendor seeking the
exemption has demonstrated that strict application of the specific requirement would cause undue
hardship. Exemption decisions are effective immediately and final, and are not subject to appeal.
A food vendor granted an exemption by. the City must re-apply prior to the expiration of the one-
year exemption period and demonstrate continued undue hardship, the continued absence of a
suitable biodegradable, compostable, reusable or recyclable alternative, if it wishes to have the
exemption extended. Extensions may be granted for intervals not to exceed one year. .
(d) Polystyrene coolers and ice chests intended for reuse are exempt from the provisions ofthis
chapter.
8.60.050 Enforcement and Notice of Violations
(a) The City Manager or hislher designee will have primary responsibility for enforcement of
this chapter. The City Manager or hislher designee is authorized to promulgate regulations and to
take any and all other actions reasonable and necessary to enforce this chapter, including, but not
limited to, entering the premises of any food vendor to verify compliance. The City Manager or
his/her designee is authorized to take any and all actions reasonable and necessary to further the
purposes of this chapter or to obtain compliance with this chapter.
(b) Any person violating any of the provisions of this chapter is guilty of an infraction
punishable as provided in Chapter 1.24.
(c) The City Attorney may seek legal, injunctive, or other equitable relief to enforce this
chapter and any regulation or administrative procedure authorized by it.
(d) The remedies and penalties provided in this section are cwnulative and not exclusive of
one another.
8.60.060 Penalties and Fines for Violations .
Violations of this Ordinance shall be enforced as follows:
(a) For the first violation, the City Manager or hislher designee, upon determination that a
violation of this chapter has occurred. shall issue a written warning notice to the food
vendor specifying the violation and the appropriate penalties in the event of future
violations.
(b) Thereafter, the following penalties shall apply:
(1) A fine of one hundred dollars ($100.00) for the first violation following the issuance
of a warning notice.
(2) A fine of two hundred dollars ($200.00) for the second and any other violation that
5
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occurs following the issuance of a warning notice.
(3) Fines are cumulative and each day that a violation occurs shall constitute a separate
violation.
(c) Food vendors may request an administrative hearing to adjudicate any penalties issued
under this chapter by filing a written request with the City Manager or hislher designee.
The hearing procedures set forth in Chapter 1.~5 of this code shall be followed. Any
detennination from the administrative hearing on penalties issued under this chapter will be
final and conclusive.
SECTION 2. CEQA EXEMPTION
Pursuant to Title 14 of the California Administrative- Code, the City Council finds that this
Ordinance is exempt from the requirements of the California Environmental Quality Act (CEQA)
for the following reasons: (1) under Section 15061(b)(3), it is not a project which has the potential
for causing a significant effect on the environment; (2) under Section 15308, it is an authorized
action by an agency with regulatory authority for the purpose of assuring the maintenance,
restoration enhancement, or protection of the environment; (3) under Section 15378(a), it is not a
project which has a potential for resulting in either a direct physical change in the environment or a
reasonably foreseeable indirect physical change in the environment; and (4) under Section
15378(b)(3), it is an action that consists of continuing administrative or maintenance activities in
the form of general policy and procedure making.
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 Mateo Times, a newspaper of general circulation in the City of South San
Francisco, as required by law, and shall become effective on October I, 2008, more than thirty (30)
days from and after its adoption.
SECTION 4. 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 hereofshaJl remain. in full force and effect.
*
*
*
*
*
6
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Introduced at a regular meeting of the City Council of the City of South San Francisco, held
the 23rd day of July 2008.
Adopted as an Ordinance of the City of South San Francisco at a regular meeting ofthe City
Council held the 27th day of August 2008 by the following vote:
AYES:
Councilmembers Mark N. Addiego. Richard A. Garbarino and Kevin Mullin.
Mavor Pro Tern Karyl Matsumoto and Mayor Pedro Gonzalez
NOES: None
ABSTAIN: None
ABSENT:
None
.~~
AfI'EST '8ta Marti i-Larson XA-
~ City(Clerk
7
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1Il
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Attachment 4
SSF Const & Demo
Waste Mgmt Plan
'- '
~lJFOp..~~ City of South San Francisco
Construction and Demolition Waste Management Plan
I~formation ~for the Applicants
General
The City of South San Francisco is mandated by the State of California. to divert 50 percent of all
solid waste from landfills either by reusing or recycling. To help meet this goal, a city ordinance
requires completion of a Waste Management Plan (WMP) for covered building projects identifying
how at least 50 percent of non inert ptoject waste materials and 100% of inert materials (50/100)
will be diverted from the landfill tlu:ough recycling and salvage. A covered project is defined as:
. A residential or commercial remodeling-~t new construction project valued at $50,000 or
more,
. A residential or commercial remodeling or new construction project equal to or greater than
2,000 squa:te feet OJ: mote, and
. .AJl residential and conunercial demolition and roofing projects which exceeds $5,000.
Separate WMPs must be completed for demolition and construction at the same site, if separate
permits are requited.
C&D Management Options
There are several management options to choose from that will aid in recycling or salvaging 50/100
percent of material generated at a jobsite. .
1. Deconstruct all or part of a demolition and reuse the materials (see list of salvaging services
and facilities attached).
2. Use one bin for all materials and take it to a mixed waste facility that diverts 50/100 percent
or mOre of mixed C&D loads (see list of mixed C&D sorting facilities attached).
3. Put each type of material in a separate bin and take it to a facility that diverts each material
(see list of facilities for other C&D materials and inert reuse and recycling facilities attached).
4. Disposal, which does not provide any divetsion credit and may be the same cost as the
diversion altematives listed.
Many facilities that process mixed waste are also disposal facilities so be sure to tell them you want it
diverted. Often the price is the same. If you choose to use a debris box company to haul your
material, you will have to tell the debris box company where you want the material taken or they
may take it for disposal. Be sure to get receipts for all materials diverted and disposed. They are
needed for the final report that is needed for yow: deposit to be refunded.
Information for Applicants
2006
10f2
September
Page 1
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Procedure
Before issuance of a building, grading, or demolition permit for a covered project, a WMP must be
approved by the city.
1. The applicant must complete, sign and submit to the City the attached WJ.v.(P application.
2. A deposit must be submitted with the WIMP. The amount of the deposit is calculated as $50
pet estimated ton of debris but not less than $100 nOI mOIe than $50,000 pet pem1it.
3. The city's staff will review the submitted WMP. If the official determines that the WMP is
complete and indicates that at least 50/100 percent of the C&D debris will be diverte~ the
WIMP will be approved and a copy returned to the applicant.
4. Prior to the final building inspection for the project, a Diversion Assessment Fonn must be
filled out and submitted to the building department. The report must include the approved
WIMP for the project,. actual receipts and weight tags (snmmlJnes or invoices are not
acceptable) from all disposal and recycling facilities and/or vendors that received each type.
of material showing if the material was landfilled or diverted. Receipts should contain the
date, job address or permit nwnber, material type, disposition of material (reused, recycled,
or landfilled), and the weight of the material.
5. A city official will review the Diversion Assessment Fonn and detennine whether the
applicant has complied with the diversion requirement. If it is determined that the applicant
has complied with the diversion requirement, the deposit will be returned in full to the
applicant without interest. If it is determined that the applicant has not complied with the
diversion requirement, a portion of the deposit that is proportional to the diversion that was
done will be retumed.
Infonnation for Applicants
2006
20f2
September
Page 2
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City of South San Francisco
Construction and Demolition
Waste Management Plan
Application
South San Francisco's Construction and Demolition Debris Ordinance requires atleast 50/100% of
jobsite waste materials be diverted from the landfilL Please complete the first two pages and submit
them to the Building Department. Keep the snmmll1;y report fonn (pag-e 3) to complete at the end
of the p.toject.
Project Information
Applicant Name:
Phone:
Applicant Affiliation: OOwne.t O.A.tchitect OBuilde.t Othe.t
Applicant's Address:
Project Type: ONew Construction DRemodd DDemolition ORoofing
Project Location:
Parcel No.
Hauling or Debris Box Co. Name:
Total Estimated Project Wa~te:
Tons
Amount of Deposit Requited ($50/ton or $100 min. $50,000 max.): $
Application
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July 2006
Diversion Information
1. Use the following to estimate total generated C&D debris expected from this project
Type of Project Approximate Waste Generated
New Construction 4 Pounds per square foot
Remodeling 40 Pounds per square foot
Demolition, excl. Foundation 70 Pounds per square foot
Demolition, meL Foundation 100 Pounds per square foot
Roofing (Composition Shingles) 3 Pounds per square foot
Roofing (Wood/Shake Shingles) 2 Pounds per square foot
Roofing (Concrete/Clay Tiles) 10 Pounds per square foot
Total Estimated C&D Debris:
Tons (2000 Ibs per ton).
2. The table below lists debris materials that axe routinely generated a.t construction or demolition
jobsites. Identify the materials that you estimate will be recycled, reused, or landfilled from yow:
project site and the handling procedw:e, hauler and/or destination of each material type. The
amount of material is not necess~ in this section.
Identify Materials (X)
1Y:I:a.teria1 Type Recycle Reuse Landfill Final Destination of Material
Example- Concrete X ABC RecvclimT
Asphalt
Brick
Building Materials (doors, windows,
fixtw:es, cabinets, etc)
Cardboard
Concrete
Dirt/Oean Fill
Drvwall
Carpet Padding/Foam
Glass
Masomv
Metals (steel, brass, aluminum., cOPPel:, etc)
Rock/Stone
Roofine: Material
rUe
Vegetative Debris (clearine:/ lm1bbin2:)
Wood/Lumber
Other
Garbll2e - -
Please sign and date attesting that the a.bove infotmation is true and correct to the best of yow:
knowledge, tha.t you a.cknowledge all or a portion of yow: deposit may be forfeited to the city for
failw:e to divert yow: waste, and that you axe responsible for the actions of your conttactors or other
agents with regard to complying with the diversion requirement
Signature:
Date:
Print Name:
Application.
2of4
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July 2006
Final Waste Management Plan Approval
Diversion Assessment Form
Complete the Diversion Assessment Fonn below by n:w:king what was actually done with all the
C&D project materials and quantities (by weight) that were recycled, reused, or landfilled. All C&D
materials must be accounted for whether di:verted or l.a.n.dfilled. Yau must attach receipts and w~ht
tags from all recyclers and landfill locations that identi.{v the date. jobsite address or permit number.
materiali;ype. if materials were reCycled. salvaged or landfilled.. and weight of loads.
Actual Weight
Material Type Recycle Reuse Landfill Fi.o.al Destination of Material
Example-Concrete 0.5 tons .4 tons ABC RecycliDj;f / Ioe's Landfill
Mixed C&D
Asphalt
Brick
Building Materials (doors,
windows, fixtures, cabinets, etc)
Cardboard
Concrete
Dirt/ Clean Fill
Drywall .
Carpet Padding/Foam
Glass
Masonrv
Metals (steel, brass, a.lu:tninuttl.,
copper, etc)
Rock/Stone
Roofing Material
Tile
Vegetative Debris
W ood/Lumbet
Other
Garbage -
;.:.:.~.~. :. ..e~.. '"
Please sign and date attesting that the above information is true and c()ttect to the best of your
knowledge, that you acknowledge all of yow: deposit may be forfeited to the city for failw:e to divert
any of yow: waste (and part:ia11y withheld if you do not meet the 50/100 percent diversion
requirement).
Signature:
Date:
Print Name:
Applicatioo
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July 2006
Construction and Demolition Debris (C&D) Recycling and Salvage Information
Salvage Services and Facilities
Rebuilding Together 650-366-6597 Accepts bathroom lUld electrical fixtures for reuse
TNT Demolition: 650-341-9423 Soft demo contractor (deconstructs buildings to save materials
for reuse.)
Whole House Building Supply 650-328-8731 Retail warehouse, salvage sales at individual homes
Inert Reuse and Recycling Facilities (drop off locations for clean loads in San Mateo County). Use of these facilities
for all sorted debris will satisfy the ordinance requirements.
Blue Line Transfer Station 650-589-5511. (brick, concrete, rock, dirt, sand)
500 East Jamie Court, South San Francisco
Brisbane Recycling Co. 415-468-8822 (asphalt, concrete)
5 Beatty Road, Brisbane
Gr.lcite Rock 650-482-3840 (asphalt, concrete)
195 Seaport, Redwood City
Harbor Sand and Gravel* 650-367-7124 (asphll1t, concrete, rock, dirt, sand)
775 Seaport, Redwood City
Ox Mountain Landfill* 650-726-1819 (asphalt, brick, concrete, soil, cfu:t)
12310 San Mateo Road, Half Moon Bay
Ryan Engineering 650-877-8088 (dirt, sand)
5 Beatty Road, Brisbane
San Carlos Transfer Station 650-592-0255 (brick, conaete, dirt, sand)
225 Shoreway Road, San Carlos
SRDC* 650-367-7324 (all inerts)
199 Seaport, Redwood City . .
* Mixed inen materials can be taken to these facilities for diversion. Call for details. Arlditional fees wiD. aplllY'.
Mixed C&D Sorting Facilities (Certified facilities) These facilities will accept mixed loads of C&D and will sort them
for diversion. Use of these facilities for all unsorted debris will satisfy the ordinance requirements.
Blue Line Transfer Station* 650-589-5511 500 East Jamie Court, South San Francisco
Coastside/Seacoast (11iramar to Pacifica)*650-355-8400 1046 Palmetto Avenue, Pacifica (no inerts)
Green Waste Recovery'" 408-283-4819 can first San Jose
Guadalupe Land:fill* 408-268-1670 15999 Guadalupe Mines Road, San Jose
Newby Island* 408-262-1401 1601 Dixon Landing Road, Milpitas
San Carlos Transfer Station* 650-592-2411 225 Shoreway Rd, San Carlos
Zanker Material Processing Facility 408-263-2384 675 Esteros Road, San Jose
*These facilities also accept waste for diflPosal. Please make sure your receipt indicates the material is
destined for their C&D sort:iug line.
Facilities for Other C&D (Loads must contain only one material type [e.g. a debris box that contains only wood]
. unless facility is also a Mixed C&D Somng Facility mentioned above)
Blue Line Transfer Station . . 650-589-5511 (wood, metals, roo~, drywall)
500 EastJamie Court, South San Francisco
Coastside/Seacoast (11iramar to Pacifica.) 650-355-8400
1046 Palmetto Avenue, Pacifica
Ox Mountain Landfill 650-726-1819
12310 San Mateo Road, Half Moon Bay
Pescadero Transfer Station 650-879-0729
Bean Hollow R.oad at Attichoke, Pesca.dero
San Carlos Transfct Station 650-592-0255
225 Shoreway Road, San Carlos
Simsmetal
699 Seaport Place, Redwood City
(wood, metals)
(woo~ metals, inerts)
(wood, metals)
(carpet, wood, metl11, roofing)
650-369-4161
(ferrous metals)
Debris Box Companies
In the City of South San Francisco debris box services are provided solely by South San Francisco Scavengct Company.
South San Francisco Scavenger
650-589-4020
Application
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July 2006
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Attachment 5
Commuter Check
Program
I
3
Commuter Check Program
Do you ever use public transit to get to work? Consider enrolling in the Commuter Check
Program to get pre-tax savings on the money spent for these costs!
Who is Eligible for this benefit?
All full and part-time employees.
What is Commuter Check and why should I sign up?
Commuter Check lets you pay for your commuting public transit pre-taX which saves you money by
reducing taxes on your salary. Using Commuter Check, you can save up to $480 in personal income tax
a year if you purchase the maximum $100 per month, regardless of your income.
How does it work?
If you sign up for the program, you need to decide how much you want to set aside to pay your transit
costs. You will purchase Commuter Check vouchers for face value once a month directly from the City
through the Finance Department. Vouchers come in denominations of $20.00. You can purchase up to
$IOO/month. Once you receive your vouchers from Finance, you are done. Once you choose an
amount, your paycheck will reflect this change. There are no forms to fill out or submit and tax savings
continue to add up every month. It's simple and over 150,000 employees nationwide use it. The
vouchers are easy to redeem at sales outlets throughout the Bay Area.
How much should I purchase?
First, you will need to figure out your monthly transit costs. If you buy a monthly transit pass, then it's
easy--simply ask to deduct the cost of the pass. Keep in mind that change cannot be provided when you
redeem the vouchers. Total up your monthly fares and find out whether you can take advantage of any
transit pass or discount programs.
If using public transit doesn't work for you every day, you can still benefit from Commuter Check. For
occasional use, simply calculate your daily cost and multiply by the number of days per month you take
transit. Then purchase the vouchers in that amount.
How do I use the Commuter Check vouchers?
You cannot use Commuter Checks to pay your fare when boarding a bus or train or ferry; you m.ust
use them to purchase monthly passes in advance. Commuter checks are accepted at many stOres that
sell transit ticketS including all Safeway supermarkets, and many Longs Drugs, and also can be used
directly when purchasing CaJTrain passes either at staffed stations or through the mail. For a list of
Commuter Check redemption locations see http://www.accorservicesusa.com/employees/Home.aspx.
You may redeem up to ten Commuter Checks at one time. Fill in the information on the back of your
Commuter Check before you redeem it.
Do Commuter Checks expire?
Yes. Each Commuter Check has an expiration date printed on it. You must use your Commuter
Check before it expires. Expired Commuter Checks cannot be accepted or replaced.
Who do I contact if I am interested in participating in the program?
Contact Sylvia Portillo in Human Resources at x669 I or via email atsylvia.portillo@ssf.net.
1212007
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