HomeMy WebLinkAboutReso 137-1997 RESOLUTION NO. 137-97
CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA
A RESOLUTION APPROVING A SPECIFIC PLAN FOR THE
BAY WEST COVE DEVELOPMENT
WHEREAS, Bay West Cove, LLC has submitted a proposed Specific Plan for the Bay West
Cove development site; and,
WHEREAS, an Environmental Impact Report has been prepared which analyzes the anticipated
environmental effects of the proposed Specific Plan; and,
WHEREAS, the Planning Commission held a public hearing on the proposed Specific Plan on
November 20, 1997 and, with minor amendments, recommended approval to the City Council; and,
WHEREAS, the Planning Commission did hear and use their independent judgment and
considered all said reports, recommendations and testimony hereinabove set forth; and,
WHEREAS, the City Council held a public hearing on the proposed Specific Plan on December
10, 1997; and,
WHEREAS, the City Council did hear and use their independent judgment and considered all
said reports, recommendations and testimony hereinabove set forth; and,
WHEREAS, proper notice of all said hearings were given in all respects as required by law;
and
WHEREAS, the proposed Specific Plan, as amended, is consistent with the East of 101 Area
Plan (General Plan) as amended.
NOW, THEREFORE, BE IT RESOLVED that the South San Francisco City Council does
hereby find that:
Proper environmental documentation has been prepared on the proposed General Plan
Amendment in accord with the California Environmental Quality Act.
The proposed Specific Plan is consistent with all other goals, policies and implementing
programs set forth in the East of 10! Plan.
Co
The proposed Specific Plan will not have a substantial adverse affect on health or safety
or be substantially detrimental to the public welfare or be injurious to property or public
improvement.
BE IT FURTHER RESOLVED that theSouth San Francisco City Council does hereby approve
the Bay West Cove Specific Plan, as set forth in Attachment 1 and as amended by Attachment 2, both of
which are incorporated herein by reference.
ATTACHMENT I TO RESOLUTION NO.
137-97
SPECIFIC PLAN
for
Bay West Cove
South San Francisco, California
NOVEMBER 7, 1997
Prepared by
ARCHITECTS
785 Market Sfreet
San Francisco, California
Bay West Cove Specific Plan
South San Francisco, California
TABLE OF CONTENTS
1. INTRODUCTION
1.1 Project Location
1.2 Objectives of the Project
1.3 Objectives of the Specific Plan
1.4 Organization of the Specific Plan
1.5 Relationship of the Specific Plan to the East of 101 Area Plan
1.6 Environmental Review
1.7 Existing Site Conditions
2. LAND USE COMPONENT
2.1 Land Use Program
3. SITE PLANNING DEVELOPMENT STANDARDS
3.1 Site Planning
3.1.1
3.1.2
3.1.3
3.1.4
3.1.5
3.1.6
3.1.7
3.1.8
3.1.9
3.1.10
3.1.11
3.1.12
Permitted Uses
Development Intensity
Open Space
Setbacks
Building Height
Parking and Circulation
Service Parking and on-site Circulation
Service Area at Auto Sales
Emergency Vehicle and Trash Truck Clearances
Minimum Sight Distance Clearances
Lighting and Illumination
Cart Storage
3.2 Landscape Design
3.2.1
3.2.2
3.2.3
3.2.4
3.2.5
3.2.6
3.2.7
Objectives
Standards
Landscape Zones
Plant Material List
Amenities
Landscape Irrigation
Landscape Maintenance
4. ARCHITECTURE GUIDELINES
4.1 Objectives
4.2 Standards
4.3 Material Palette
4.4 Graphics, Signage
4.5 Screening of Exterior Electrical Equipment and Transformers
4.6 Retaining Walls
November 7, 1997
Page 1 .'
Bay West Cove Specific Plan
South San Francisco, California
TABLE OF CONTENTS (continued)
5. OPEN SPACE AREA
5,1 Pedestrian Access
5.2 Shoreline / Marsh
5.3 Wetlands Mitigation Area
6. TRANSPORTATION AND CIRCULATION
6.1 Existing Conditions
6,2 On-Site Circulation System
6.2.1
6.2.2
6.2.3
6.2.4
6.2.5
6.2.6
6.2,7
6.2.8
6.2,9
6.2.10
Objective
Ingress and Egress from Oyster Point Boulevard
Primary Thoroughfares
Standards
Pedestrian Access
Transportation Access
Accessibility Guidelines
Service and Loading Area
Refuse Collection Areas
Bicycle Parking
7. INFRASTRUCTURE
7,1 Communication Devices
7.2 Grading and Drainage
7,3 Water
7.4 Gas and Electric Service
7.5 Telephone
7.6 Sanitary Sewer
8. PUBLIC SERVICES
8.1 Police Services
8.2 Fire Prevention and Protection
8.3 Solid Waste Disposal
9. ADMINISTRATION/IMPLEMENTATION
9.1 General Methods to implement
9.2 Precise Plans
9.3 Conditional Use Permits
9.4 Parcel Maps
9.5 Sign Permits
9,6 Environmental Review
9.7 Amendments to the Specific Plan
November 7, 1997
Page 2
Bay West Cove Specific Plan
South San Francisco, California
1. INTRODUCTION
The Bay West Cove development is seen as a gateway into the Oyster
Point area of South San Francisco. The specific plan area is made up of
approximately §2 acres, bounded by Oyster Point Boulevard on the
south, U.S. Highway 101 on the west, the San Francisco Bay on the north
and adjacent industrial development on the east.
As of this writing, the specific plan area is currently vacant land, formerly
the site of the United States Steel Pipe and Steel Fabrication Plant, active
until 1978. The site lies within a Redevelopment Project Area under the
jurisdiction of the South San Francisco Redevelopment Agency.
1.1 Project location
Regional: The Bay West Cove area is located in the city of South San
Francisco, approximately 3 miles south of the San Francisco city limits.
Primary vehicular regional access is provided via U.S. Highway 101.
See Figure 1.
City_: The site is located on the north side of Oyster Point Boulevard,
directly east of U.S. Highway 101. The prominence of its location is of
particular importance. The visual access from highway 101, and the
site's development reflects a quality project consistent with the
objectives of the East of 101 Area Plan. Direct access is from Oyster
Point Boulevard, via a freeway off-ramp from northbound 101.
See figure 2.
Site Context: The Bay West Cove project site is bounded by Oyster
Point Boulevard on the south, U.S. Highway 101 and Southern Pacific
railroad right-of-way on the west, the San Francisco Bay on the north
and adjacent industrial development on the east. The geographic
area lying east of U.S. 101 in the city of South San Francisco is envisioned
as a major employment and commerce center in the community.
Major users in the area consist of Genentech, a biotechnology firm and
many other leading industries. Other significant uses include the Oyster
Cove Marina (private) and the Oyster Point Marina (public).
November 7, 1997
Page 3
Bay West Cove Specific Plan
South San Francisco, California
) NAPA
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SAN RAFAEL
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RICHMOND
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CREEK
NORTH
~ A~~
PROJECT LOCATION [, H
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i '
~ $~n ~ Co.
FREJVlONT
FIGURE NO. 1
NOT TO SCALE
REGIONAL MAP
~) I..I~ER~ORE
SAN .lOSE
November 7, 1997
Page 4
Bay West Cove Specific Plan
Sauth San Francisco, California
~TEWAy
S~ arum,
NORTH
! ~. SRAPROPERTY.
FIGURE NO. 2
NOT TO SCALE
EAST 101 PLANNING AREA
4ET-FUEL
November 7, 1997
Page
r
Bay West Cove Specific Plan
South San Francisco, California
· I
I
SAN FRANCISCO BAY
NORTH
APPROIMATELY 52 ACRES (EXCLUDING STREET EXPANSION)
FIGURE NO. 3
NOT TO SCALE
CONCEPTUAL SITE PLAN
November 7, 1997
Page 6
Bay West Cove Specific Plan
South San Francisco, California
1.2 Objectives of the Project:
The applicant has identified the following objectives for the Project:
Convert the site from its current status as a stagnant former
industrial property to an economically-feasible, quality
development.
Make the site esthetically more pleasing.
Generate net tax revenue from the development project.
Balance the payment of development fees with the benefits to
the site of public works projects and off-site improvements
desired by the City of South San Francisco.
Build a project that has the quality of design that is called for in
the Design Policies and Guidelines of the East of 101 Area Plan.
Build a project that creates quality jobs for South San Francisco.
Provide for the development of more retail services to serve the
employees of the East of 101 Area.
Mitigate circulation system impacts of the project by
maintaining acceptable levels of service for streets and
intersections.
Encourage the enjoyment of the San Francisco Bay shoreline
and views of the Bay by completing the segment of the Bay Trail
through the property, in cooperation with Bay Conservation
and Development Commission.
November 7, 1997
Page 7
Bay West Cove Specific Plan
South San Francisco, California
1.3 Objectives of the Specific Plan:
Implement the East of 101 Area Plan.
The East of 101 Area Plan, adopted in 1994, establishes comprehensive
land uses, circulation patterns and policies on a wide range of
development and conservation issues. The Specific Plan is a tool
used to promote compliance with the requirements and general
policies for the East of 101 Area Plan. The intent of the Specific Plan is
not to reexamine the East of 101 Plan's policy direction, but rather to
create a document that will add detail and implementation programs
for the Bay West Cove site. Section 1.4 below describes in greater detail
the relationship of the Specific Plan to the East of 101 Area Plan.
Provide for Efficient Extension of Services and Infrastructure.
One aspect of achieving the two purposes listed above is to provide for
efficient extension of services to those properties in the Plan area that
are designated for urban development and to ensure that the intensity
of site development does not overtax utility, transportation systems, or
on-site parking areas.
Provide for a Comprehensively Planned Development.
A primary reason for preparing the Specific Plan is to facilitate
subsequent review and approval of applications for development
consistent with Specific Plan policies. The technical analyses
conducted as background for this document investigated the factors
relevant to planning for future development. By addressing land use
regulation, circulation, utilities and environmental factors, the Specific
Plan and accompanying environmental impact report (EIR) remove
the need for each applicant to independently conduct such studies.
Resolving in advance potentially controversial issues related to these
topics, also reduces the possibility of time-consuming delays because
of disagreement about project impacts.
Ensure Coordination of Planning Efforts with Other Local, State and
Federal Agencies.
Through the course of site plan design, remedial action plan
implementation and preparation of the grading plan, all relevant local
state and federal agencies have been kept apprised of the project.
The project will continue to coordinate the lawful requirements of all
necessary permits from the relevant agencies.
Provide a Mechanism for Flexibility in the Long Term Development of
Land Uses, Within the Bounds Established in the Specific Plan.
Refer to Figure No. 4
November 7, 1997
Page 8
Bay West Cove Specific Plan
South San Francisco, California
1.3 Objectives of the Specific Plan - continued:
Provide a Description of the Project Allowing for Comprehensive
Environmental Reviews and Inclusion of Mitigations into the Plan.
Adoption of a Specific Plan is defined as a project under the California
Environmental Quality Act (CEQA). An initial study prepared by the
City determined that the project required the preparation of an
Environmental Impact Report to access potential project impacts and
identify mitigation measures. The E.I.R. will allow for the review of
impacts of the entire project as well as Individual projects completed
over time. Further environmental documentation may not be
necessary or abbreviated for individual projects which have been
evaluated as part of the overall project.
1.4 Organization of the Specific Plan:
This document is intended to be easily understood and useful to
readers, while satisfying the requirements of State law pertaining to the
content of Specific Plans.
The table of contents lists the Specific Plan's major sections.
The Specific Plan includes background text, policy statements, and
information presented in tables, figures, maps and diagrams. As
described below, the requirements contained herein are required to be
consistent with the East of 101 Area Plan. Equally important is
the requirement that city actions on development projects and off-site
improvements be consistent with this Specific Plan and the East of 101
Area Plan.
The words used in this document convey the weight given to each, as
follows:
"Shall, "musf' and "will" signify requirement to be met without
exception under all relevant circumstances.
"Should" signified the city's desire and expectation that the
requirement will be met in most cases but recognizes that some
circumstances may make implementation impossible or unwise.
The applicant may be required to demonstrate to the city the
reason for not implementing principles.
'"May" signifies guidance for actions that are at the discretion of
the applicant or city.
November 7, 1997
Page 9
Bay West Cove Specific Plan
South San Francisco, California
1.5 Relationship of the Specific Plan to the East of 101 Area Plan:
1.5.1 Consistency with the East of 101 Area Plan
The Specific Plan must be consistent with the East of 101 Area
Plan, as required by State law. The meaning and types of
consistency are discussed in the East of 101 Area Plan.
1.5.2 Need to Refer to the General Plan
One East of 101 Area Plan requirement that does not apply to
the Specific Plan is comprehensiveness. The East of 101 Area
Plan addresses all geographic areas as described in the
document, as well as issues relevant to development and
conservation in the East of 101 Area. This Specific Plan provides
detailed requirements and programs on the topics of greatest
importance to the future of the Bay West Cove development,
and does not cover all topics addressed in the East of 101 Area
Plan. Users of the Specific Plan must therefore refer to the East of
101 Area Plan to identify the city's policies relevant to activities
in the Specific Plan area.
1.5.3 Amendments to the East of 101 Area Plan
Concurrent with Specific Plan adoption will be adoption of
amendments to the East of 101 Area Plan, as recommended in
the E.I.R. to mitigate impacts of the project.
November 7, 1997
Page 10
Bay West Cove Specific Plan
South San Francisco, California
1.6 Environmental Review:
An Environmental Impact Report (EIR) has been prepared to assess
the potential environmental impacts associated with the Bay West
Cove project. The EIR has been prepared in accordance with the
standards and procedures set forth in the California Environmental
Quality Act (CEQA).~
~ Morehouse Associates
November 7, 1997
Page 11
Bay West Cove Specific Plan
South San Francisco, California
1.7. Existing Site Conditions:
1.7.1 Topography
The site is generally level except where demolition debris has
been placed, creating mounds of varying size or where
excavations have created depressions of varying depth and
lateral extent. The south east corner of the site slopes gently
upwards to the south, rising from approximately six feet above
mean high water to approximately 40 feet above mean high
water in the southeast corner. Elevations in the southwest
corner range from approximately 8 feet above mean high
water to 12 feet above mean high water. The northern portion
of the site ranges from approximately 6 to 7 feet above mean
high water, with rubble piles up to approximately 18 feet above
mean high water?
1.7.2 Existing Site Uses
From 1938 to 1978 the site was operated by U.S. Steel
Corporation, now a subsidiary of USX Corporation, and used for
steel and pipe fabrication and assembly. Liberty ships were
repaired there during World War II. Toxic chemicals used during
these operations contaminated soils over the site and near
shore baylands?
The site is currently empty, as all buildings were demolished in
the mid-1980s.'
1.7.3
Wetlands: A number of small, scattered wetlands are found
on the site. A proposed wetlands determination has been
prepared for approval by the U.S. Army Corps of Engineers.
Approximately 0.4 acres of tidal wetlands below High Tide Line
(5.0 feet) were identified. Tidal wetlands occur in a few
scattered areas along the property's shoreline.
Approximately 0.6 acres of non-tidal wetlands were found in
depressions in 1986. An additional 2.0 acres were identified that
are defined as "non-tidal exempt," because they were created
by construction activity. Site remediation will result in the
removal of these wetlands.5 However, replacement wetland
areas will be provided on or immediately adjacent to the
project site, as described in Sec. 1.6.6.
2 Morehouse Associates
~ Morehouse Associates
' Morehouse Associates
~ Morehouse Associates
November 7, 1997
Page 12
Bay West Cove Specific Plan
South San Francisco, California
1.7. Existing
1.7.4
1.7.5
1.7 Existing Site
e Tre~ldwell & Fiollo
Site Conditions - continued:
Site Remediation
Previous studies have identified soil and sediment
contamination at the site. The principal contaminants are
petroleum hydrocarbons and metals in the soil, and
polychlorinated blphenols (PCBs) in the off-shore sediment.
The site has been issued Order No. 96-102 by the California
Regional Water Quality Control Board (RWQCB), San Francisco
Bay Region, requiring spot removal and immobilization of
petroleum hydrocarbon and lead contaminated soil, and spot
dredging and encapsulation of contaminated sediment.
Sediments placed in the slot (area designated as marsh -
Figure No. 3) will be capped with bay mud, sand and gravel
or combination thereof to isolate the contaminated
sediments from marine organisms and to prevent the
migration of contaminants into the bay, Wetlands
sufficient to replace the onshore and tidal wetlands to be
filled dudng site mitigation and development will be
constructed in the launch basin and in the vicinity of the
storm water ouffall, resulting in a net gain of wetlands at the
site.
The Army Corps of Engineers, San Francisco District, has granted
the project authorization to dredge and fill the slot and areas
outside the slot under 33 CFR 330 Appendix A, Department of
the Army Nationwide Permit 38, Cleanup of Hazardous and
Toxic Waste. Section 401 Water Quality Certification has been
granted by the RWQCB?
Hazardous Material Remediation
Approximately two feet of soil within 100 feet of the slot will be
excavated and used as fill material away from the shoreline.
Portions of the removed shoreline contain contaminates that
will be encapsulated away from the shoreline. Pockets of high
concentration of hydrocarbons and lead elsewhere on the site
also will be excavated and stabilized. Clean fill will be placed
across the entire site to accomplish the encapsulation,
consistent with the final grading plan.
Remediation of off-shore toxins will consist of dredging
contaminated sediment from the area of the former acid
waste and storm drain ouffall and former ship channel, and
placement in the back of the channel where it will be covered
with approximately 1 to 3 feet of clean sand and gravel. The
Conditions - continued:
November 7, 1997
Page 13
Bay West Cove Specific Plan
South San Francisco, California
1.7.6
dredged areas will also be covered with 2 to 3 feet of clean
sand and gravel7
Wetlands Replacement
Wetlands and tidal waters of the United States are protected
by the U.S. Army Corps of Engineers, through provisions of Section
404 of the Clean Water Act. If wetlands under the jurisdiction of
the Corps of Engineers are filled, they normally must be
recreated on the same site, if feasible. The applicant has
proposed to provide compensatory mitigation for all wetlands
which would be filled in the by the Project, totaling about 3
acres, including the non-tidal wetlands.
The Corps has approved and been a party to the Water
Board's final order to clean up the site, which includes the
replacement of approximately 3 acres of filled wetland with
a net gain of recreated tidal wetlands.
Mitigation will occur in two areas: within the slot and along the
shoreline just east of the mouth of the slot. Both mitigation
measures will involve containment of contaminated soils
through either removal of soils or capping them with several feet
of engineered fill.
A new emergent marsh wetland will be created in the slot, in
tidal waters, which will be filled with about 30,000 cubic yards of
sediments which includes the toxic material dredged from the
ouffall area and capped with clean imported sand and
gravel. The fill will descend in elevation from the back of the slot
to where it meets the Bay, allowing for tidal action within the
slot.
The shoreline mitigation area at the former storm drain ouffall will
create a net gain of tidal marsh. At least two feet of soil within
100 feet from the existing shoreline will be removed. Dredged
backfill material that meet standards set by the Regional Water
Quality Control Board for placement for the purposes of
creating tidal wetlands will be placed within a band along the
shoreline and 50 to 300 feet offshore. Clean material over the
capping material will be placed to a depth of 3.5 to 8 feet in
order to provide a substrate for marsh plant development.8
2. LAND USE COMPONENT
' Treadwell & Rollo
8 Treadwell & Rollo
November 7, 1997
Page 14
Bay West Cove Specific Plan
South San Francisco, California
2. LAND USE COMPONENT
2.1 Land Use Program
The 52 acre Bay West Cove project is located at one of the primary
entrances to the Oyster Point Boulevard portion of South San Francisco
as well as being immediately adjacent to San Francisco Bay.
Recognizing this prime location, the development offers a high quality
setting for a variety of retail, lodging, restaurant, entertainment and
similar users taking advantage of the natural setting.
Bay West Cove offers a combination of building types ranging in size,
location and function. The project incorporates vehicular, service,
pedestrian into the plan as well as various site amenities including
public access to the Bay, pedestrian pathways and landscaped
plazas and gathering places.
Land uses proposed within the project include fall under the category
of Planned Commercial as identified in the East of 101 Area Plan. Uses
allowed under this category include hotels and motels, sales and
service of new and used automobiles, offices, business and professional
services.
To assist in the more detailed planing of the Bay West project, the site
has been divided into various Planning Areas, with more specific uses
anticipated in each of these Areas. Figure No. 4 delineates the
location and extent of each of the Planning Areas. The Bay West Cove
Specific Plan anticipates the following uses within the Planning Areas as
follows:
· Planning Area 1:20 acre site
Commercial and Auto Sales use with a capacity of 90,000
square feet of building area.
· Planning Area 2:19.2 acre site
Alternate No. 1
Commercial Retail use with a capacity of 244,372 square
feet of building area (33% coverage).
Alternate No. 2
Commercial Retail use with a capacity of 175,000 square
feet of building area with the addition of Hotel use with a
capacity of 184,258 square feet.
November 7, 1997
Page 15 . -
Bay West Cove Specific Plan
South San Francisco, California
Planning Area 3:4.6 acre site
Alternate No. 1
Commercial Retail use with a capacity of 61,420 square
feet of building area (33% coverage).
Alternate No. 2
Hotel use with a capacity of 204,732 square feet
(100% coverage).
Planning Area 4:8.5 acre site
Alternate No. 1
Commercial Retail use with a capacity of 222,156 square
feet of building area (60% coverage).
Alternate No. 3
Hotel use with a capacity of 370,260 square feet
(100% coverage).
Planning Area 5:
No Development Proposed
November 7, 1997
Page 16
Bay West Cove Specific Plan
South San Francisco, California
ALT. 3 - HOTEL - ~0,2~0 SF
(100'/* COVERAGE)
NOTE
THE ~OVE I..N~D. USE DESCRIP/1ON !NCI.UOES UP TO I~OO 8F. O~ FREESTNdDING
I~OROSED FOOO SERVlCE.
o!
/'
PLANNING AREA 5
NO DEVELOPMENT
SAN FRANCISCO BAY
°°
/° %, % ./ . ~ I
.*' , '~.': ./ ,
.,' -
PLANNING AREA 1
+/-20.0 ACRES t
I
I
PLANNING AREA
+/-19.2 ACRES
STREET EXPANSION +/' 3.1 ACRES
OYSTER POINT BLVD.
NORTH
APPROXIMATELY 52 ACRES (EXCLUDING STREET EXPANSION)
FIGURE NO. 4
NOT TO SCALE
LAND USE CONCEPT
November 7, 1997
Page 17
Bay West Cove Specific Plan
South San Francisco, California
3. SITE PLANNING DEVELOPMENT STANDARDS
3.1 Site Planning:
8.1.1 Permitl'ed Uses:
Planned Commercial: Uses allowed in the Bay West Cove
Planned Commercial category shall typically include hotels
and motels, retail uses including new and used automobile
sales and services, office development, restaurants,
administrative services, business and professional services,
convenience sales, financial services personal and repair
services, and shoreline oriented recreation.°
Ancillary and accessory uses normally and customarily
associated with any of the above uses shall also be permitted,
as well as parking facilities to serve any of the uses.
Drive through facilities will require a Conditional Use permit.
Refer to Figure No. 4
3.1.2 Development Intensity
Planned Commercial Category Uses: The maximum allowed
Floor Area Ratio in the Planned Commercial category is 0.60.
Additional floor area, up to a maximum Floor Area Ratio of 1.0,
may be permitted for hotels and motels meeting the city's
development requirements. Such additional floor area shall be
subject to an approved conditional use permit.'°
Planned Industrial Category Uses: The maximum allowed Floor
Area Ratio in the Planned Industrial category is 0.55. Structured
parking areas ancillary to the main use(s) on a site are
excluded from the Floor Area Ratio calculations."
Consistency with Environmental Impact Report: The maximum
development intensity of individual land uses, or combinations
of land uses, shall be consistent with the Bay West Cove
Environmental Impact Report in terms of maximum traffic
generation, air quality emissions, use of water services,
generation of waste water and off-site flow of storm water run-
off.
3.1.3 Open Space
East of 101 Area Plan
East of 101 Area Plan
East of 101 Area Plan
Open spaces shall be integrated with pedestrian walks
and defined by landscaping and other elements to
create a sense of place. Additionally, they will provide
pedestrian linkage between on-site gathering areas.
November 7, 1997
Page 18
Bay West Cove Specific Plan
South San Francisco, California
$.1 Site Planning - continued:
3.1.3 Open Space - continued:
Open spaces shall be accessible to the public, be highly
visible and well lit.
Benches, light standards, kiosks, drinking fountains, trash
receptacles, and other street furniture in on-site open
spaces shall be designed in a coordinated fashion to
enhance the appearance and function of the site and
open space.
3.1.4 Setbacks
Building Setbacks
Oyster Point Boulevard: Twenty feet (20') from property line.
West Property Une:
Twenty feet (20') from property line.
East Property Line:
Twenty feet (20') from property line.
Main Through Road:
Ten feet (10') from back of curb.
Southwest edge of main through
road will incorporate a 5'-0"
concrete sidewalk (15'-0" overall
dimension).
Other:
For buildings exceeding 2 stories or
thirty-five feet (35') as measured from
the highest finish grade, whichever is
more restrictive, an additional one
foot (1') of setback as measured from
the face of curb shall be required for
each additional one foot (1 ') in
height above thirty-five feet (35').
Activities that can occur within the building setbacks identified
above are landscaping, pedestrian walkways, gathering areas,
utility equipment and parking.
Bay Conservation and Development Commission (BCDC)
jurisdictional area development will comply with requirement
established by BCDC pertaining to the BCDC jurisdictional area.
The BCDC jurisdictional area is located within 100"-0" of the
mean high tide line. Commercial improvements located within
the shoreline band are permitted by BCDC on a case-by-case
basis. The City of South San Francisco may similarly permit
improvements within the shoreline band and as permitted by
the amended East 101 Plan.
November 7, 1997
Page 19
Bay West Cove Specific Plan
South San Francisco, California
$.1 Site Planning - continued:
3.1.4 Setbacks - continued:
Landscape Setbacks
Oyster Point Boulevard: Twenty feet (20') from property line.
West Property Line:
Ten feet (10') from property line.
East Property Line:
Ten feet (10') from property line.
Bay Shoreline and Marsh: Thirty-five feet (35').
Main Through Road:
Ten feet (10') from back of curb.
Southwest edge of main through
road will incorporate a 5"-0"
concrete sidewalk (15'-0" overall
dimension).
Activities allowed within landscape setbacks identified
above are landscaping, pedestrian walkways, driveways,
gathering areas and utility equipment.
Interior Property Line Setbacks
Interior property lines shall be as required by the Uniform Building
Code, as enforced by the city of South San Francisco. When
possible, buildings should be continuous structures with four 60
foot minimum side yards.
November 7, 1997
Page 20
X
SETBACKS
Oyster Point Blvd.
West Property Line
East Property Line
Main Through Road
Bay Shoreline & Marsh
BUILDING LANDSCAPING
20' 20'
20' 10'
20' 10'
15' 15'
See Note Below 35'
COMMENTS
Refer to Figure No. 5
cQ
Note:
Bay Conservation and Development Commission (BCDC) jurisdictional area
development will comply with requirement established by BCDC pertaining
to the BCDC jurisdictional area. The BCDC jurisdictional area is located within
100'-0" of the mean high tide line. Commercial Improvements located
within the shoreline band are permitted by BCDC on a case-by-case basis.
The City of South San Francisco may similarly permit improvements within the
shoreline band and as permitted by the ammended East 101 plan.
7
Bay West Cove Specific Plan
South San Francisco, California
PARKING LOT \
CANOPY TREE ~
· .~,
MOUNDED' BUFFEJ ~_~,~
BUILDING EDGE "-~}~~
< LANOSC. A_P.E_.SETBACK ~ PUBLI(3 R.O.W.
20' MIN. STREETSCAPE ZONE
PUBLIC WALK
OYSTER POINT BOULEVARD
FIGURE NO. 5A
BUILDING SETBACK
PARKING LOT \
CANOPY TREE ,
'.A'¢, ,.V .
~ 2'~ CAR OVERHANG
STANDARD LUMINARE W/
SHARP CUT OFF LAMP
PUBLIC WALK
LANDSCAPE SETBACK
~o' ~iFL
PUBLI~ R.O.W.
STREETSCAPE ZONE
OYSTER POINT BOULEVARD
FIGURE NO. 5B
-- >
LANDSCAPE SETBACK
November 7, 1997
Page 22
Bay West Cove Specific Plan
South San Francisco, California
3.1 Site Planning - continued:
3.1.5 Building Height
Objective
To maintain a reasonably consistent and compatible height
profile throughout Bay West Cove.
Standards
Maximum heights of buildings in the East of 101 Area shall not
exceed the maximum heights established by the Airport Land
Use Commission based on Federal Aviation Regulations Part 77
Criteria?
Maximum Building Heights (including mechanical equipment
screen, if utilized):
Single Story Big Box Retail: 40 feet top of parapet or roof,
plus 15 feet architectural elements.
Single Story Retail: 40 feet.
Hotel: Per Federal Aviation Regulations noted above.
'3~1 FEET
', r "i -- ...- ."
'"-5 .....
.<'.~ . ~/ ,:..'., .- .' . .~. ',. ,
~... ~' 1.:. . '~... ..?
FIGURE NO. 5D
FAA HEIGHT RESTRICTION MAP
East of 101 Area Plan, Policy LU-23, p.65.
November 7, 1997
Page 23
Bay West Cove Specific Plan
South San Francisco, California
3.1 Site Planning - continued:
3.1.6 Parking and Circulation
Objectives
To provide sufficient on-site parking to accommodate all
vehicles associated with the use of each lot at any one
time.
b. To provide a layout to facilitate easy and safe pedestrian
circulation.
c. To provide even distribution throughout, based on the
specific tenant requirements.
To minimize vehicle noise, lights, and glare onto adjacent
properties.
To comply with the City of South San Francisco Zoning
Ordinance.
Standards
All uses located in Bay West Cove shall provide on-site
parking and loading facilities in accordance with required
city parking ordinance and the Bay West Cove Specific
Plan.
Convenient pedestrian circulation shall be provided
throughout all projects to connect parking areas and
public transit facilities with buildings and pedestrian open
spaces.
Parking stall requirements within the Bay West Cove
development are subject to the guidelines established in
the South San Francisco Municipal Code and the East
101 Area Plan. Parking stall calculations will be based on
gross leasable area (GLA).
Parking standard stalls shall be 8'-6" x 18'-0", unless tenant
specific criteria dictates larger stall sizes. Aisle widths shall
be as follows:
Stall Angle One Way Aisle Two Way Aisle
90° 25"-0" 25'-0"
60° 21'-0" 25'-0"
Verify with the City of South San Francisco Zoning
Ordinance.
November 7, 1997
Page 24
Bay West Cove Specific Plan
South San Francisco, California
3.1 Site Planning - continued:
3.1.6 Parking and Circulation - continued:
Standards - continued:
A two foot (2') overhang is permitted into adjacent
landscape areas where landscaping width is six foot (6'-0")
or greater.
Parking spaces required for public shoreline access shall
be convenient to the shoreline and shall be properly and
clearly marked and sign posted per Section 21113(a) CVC.
The minimum size of fire lanes shall be 20'-0". Where fire
lanes are bordered by walls, (20 feet clearance, wall to
wall), or to structure, an additional 5-10 feet shall be
provided between fire lanes and structures to provide
room for laddering buildings and other fire ground
operations.
Designated "Accessible Parking" spaces and signage shall
be provided to meet current California State Code of
regulations Title 24, Part 2. In addition to the above
referenced requirement one in every eight accessible
stalls required must meet van access standards.
Total No. of Parking Stalls in Lot
Min. Req, No. of Accessible Spaces
1-25 1
26-50 2
51-75 3
76-100 4
101-150 5
151-200 6
201-300 7
301-4130 8
401-500 9
501-1,000 2% of total
1,001 and over Twenty plus one for
each 100, or fraction
thereof over 1,001.
The above standards have been taken from the 1994 Uniform Building Code -
Section 1129B (Accessible Parking Required) - Table 11B-7
Designated '"Bicycle Parking" areas should be considered
for the convenience of employees using bicycles. In order
to avoid the clutter of bicycles parked in unplanned
locations, bicycle parking areas shall be conveniently
located next to employee entrances and be provided
with racks having security locking capabilities.
November 7, 1997
Page 25
Bay West Cove Specific Plan
South San Francisco, California
3.1 Site Planning - continued:
3.1.6 Parking and Circulation - continued:
Standards - continued:
Parking areas shall be screened from view from streets and
adjacent property by landscaping including berms where
appropriate.
k. Avoid dead end parking aisles.
3.1.7. ~;ervice Parking and on-site Circulation
Objectives
To ensure that service and loading areas are not visible
from streets, entry drives, common area spaces and
recreational areas, etc.
To ensure that service and loading areas are located
within a site so as to minimize the visibility of loading and
service vehicles from primary view areas.
To ensure that the service and loading areas are designed
and located on the site so that service vehicle activities
and movement do not disrupt the efficient flow of-on-site
and off-site traffic.
Orient loading to the rear or side of the project whenever
possible. Where it is necessary for loading areas to face a
street and/or bay, screen them with walls and decorative
gates or landscaping.
Refer to Figure No. 6.
Standards
a. All loading facilities and maneuvering areas must be on
site.
b0
All loading facilities shall be permitted only in the rear or
side yard areas, refer to section 3.1.7.
Aisle width to loading docks shall be a minimum of 30'
(verify.) wide.
Loading docks shall be set back a minimum of 60' (verify)
from the northerly right of way line of Bay West Cove
Boulevard.
November 7, 1997
Page 26
Bay West Cove Specific Plan
South San Francisco, California
3.1 Site Planning - continued:
3.1.7. Service Parking and on-site Circulation - continued:
Standards - continued:
Loading facilities shall be adequately screened from the
public view through the use of screen walls and
landscaping.
Minimum aisle width adjacent to loading areas, without
dock high doors, shall be 16' one way and 28' for two way.
Provisions shall be made on each site for any necessary
vehicle loading. On-street vehicle loading shall be
prohibited.
No street parking, staging and maneuvering by delivery
trucks will be permitted in order to access loading docks
unless within designated truck maneuvering areas.
Truck dock and loading zones are subject to individual
evaluation by the City of South San Francisco Traffic
Department.
j. No truck docks or loading areas will face the Bay.
DASHED UNE REPRESENTS TRUCK
_ RECESSED TRUCK WELL (4'-0")
EANDSCAPE SCREENING
SERV1CE ROAD
FIGURE NO. 6
LOADING FACING STREET
(LANDSCAPE SCREENING)
November 7, 1997
Page 27
Bay West Cove Specific Plan
South San Francisco, California
$.1 Site Planning - continued:
3.1.8. Service Area at Auto Sales
An 8'-0" high masonry screen wall will be located adjacent to
the south~,esterly edge of the main access road for purposes of
screening the auto sales service areas. This wall will be
setback from the main access road approximately 15'-0" to
incorporate a 10'-0" landscape interior zone and a 5'-0"
concrete sidewalk for pedestrian access.
MOUNDED BUFFERW/ ,
LANDSCAPING
CONCRETE MASONRY .
SCREEN WALL
AUTO SALES AND SERVICE AREA
CANOPY TREE
CONCRETE SIDEWALK
LANDSCAPE SETBACK
(10'~.15')
5'-0" MAIN ACCESS DRIVE
FIGURE NO. 7
SCREENING OF AUTO SALES SERVICE AREA
November 7, 1997
Page 28
Bay West Cove Specific Plan
South San Francisco, California
3.1 Site Planning - continued:
3.1.9. Emergency Vehicle and Trash Truck Clearances
Parking lot layouts and service areas must be designed to
accommodate emergency vehicles and the appropriate
service vehicles. Confirm required clearances and turning radii
with the City of South San Francisco.
3.1.10. Minimum Sight Distance Clearances
A clear sight area shall be established at all intersections of
public or private streets within the each planning area. This
area shall be defined by a line in a horizontal plane, taken at a
forty-five (45) degree angle, connecting two points twenty-five
(25) feet from the intersection of the property lines or the
prolongation of such lines. The maximum height of visual
barriers, including but not limited to signs, vegetation, fences
and walls, shall not exceed thirty-six (36) inches above the top
of the curb or forty-four (44) inches above the surface of the
street.
PJGHT-OF'-I~AY'
FIGURE NO. 7B
SETBACK FOR CLEAR SIGHT TRIANGLE
November 7, 1997
Page 29
Bay West Cove Specific Plan
South San Francisco, California
3.1 Site Planning - continued:
3.1.11 Lighting and Illumination
Parking lots, driveways, circulation areas, aisles, passageways,
recesses and ground contiguous to buildings shall be provided
with high intensity discharge lighting with sufficient wattage to
provide adequate illumination to make clearly visible the
presence of any person on or about the premises during the
hours of darkness and provide safe, secure environment for all
persons, property and vehicles on site. Such lighting shall be
equipped with vandal-resistant covers. The following minimum
illumination levels shall be achieved.
Open Parking Lot:
One (1) to two (2) foot-candles minimum maintained at ground
level.
Pedestrian Pathways/Bay Path:
One-half (.5) to one (1) foot-candle minimum maintained at
ground level.
Covered Parking:
Five (5) foot-candles minimum maintained at ground level.
Proposed lighting design shall be sensitive to reducing glare
and negative light intrusion on adjacent properties.
3.1.12 Cart Storage
Cart storage areas shall be located conveniently throughout
the parking area (Refer to Figure No. 22B). When cart storage
areas are located in sidewalk along front facade of buildings,
Iow decorative screening walls shall be utilized to screen carts.
ELEVATION.
CONCRETE CURB
FINISH TO MATCH
ADJACENT BUILDING
-I'
!
SHOPPING
CART I
I
SECTION
· ~,UILDING EDGE
FIGURE NO. 7C
CART STORAGE SCREENING WALL
November 7, 1997
Page 30
Bay West Cove Specific Plan
South San Francisco, California
3.2 Landscape Design
The landscape at Bay West Cove is an important element in
coordinating architectural massing, varied land uses and city design
criteria into a unified, pleasing development with its own character.
Landscape and open spaces are designed as an integral part
of the overall site plan design, and will create visual interest and variety
to the streetscape, enhance building architecture, screen utilities and
buffer views of automobiles, pavement and service areas, and to
define and to distinguish the public environment from vehicular spaces.
Consideration should be given to wind protection of building and site
activities by the buffer planting of wind tolerant trees and shrubs.
The project architecture and building sites of Bay West Cove will most
likely be varied. Landscape design will play a role in creating and
conveying the overall character of an inviting public environment.
The landscape serves to organize circulation patterns and define areas
of differing uses and open space for public interaction.
Trees, shrubs, ground covers and vines shall be used to define
outdoor spaces, compliment the architecture and soften building
massing. Plant materials shall be selected for their aesthetic quality,
suitability for the site environmental conditions, as well as Iow
maintenance and water requirements.
3.2.1 Objectives
To meet or exceed the city's minimum landscape
requirements for the site, including the City Water
Conservation Ordinance and best management practices
(BMP's) for storm water management.
To provide a landscape design that creates the
perception of Bay West Cove as a public environment,
integrating appropriate design elements.
To provide a landscape design that ensures a high visual
quality of the streetscape and to provide an attractive
and pleasant shopping environment.
To promote a definite physical landscape link between
adjoining parcels but also allowing retailers the flexibility to
have individual identity.
To promote the development of a landscape that has a
strong aesthetic quality while at the same time remaining
sensitive to Iow maintenance, Iow water requirements, and
the functional uses of plants and other landscape
elements.
November 7, 1997
Page 31
Bay West Cove Specific Plan
South San Francisco, California
3.2 Landscape Design - continued:
3.2.2 Standards
A minimum of 15% of the area within the property lines of
the development site shall be devoted to landscape
materials, inclusive of landscape setback zones. This
landscaping shall be evenly distributed throughout the
site.
Landscape plantings shall be selected from the plant
materials list within these design guidelines.
Landscape phasing, if any, shall be consistent with
Planning Area phasing and indicated on the landscape
plans for the City of South San Francisco.
3.2.3 Landscape Zones
Landscape areas for this project site are divided into three
general separate zones: streetscape zone, landscape setback
zone, and landscape interior zone. Each of the three general
zones is broken down further into more specific categories
(refer to the Plant Materials List in section 3.2.4). The division of
landscape areas in this manner enhances the organization
and function of site uses, and helps establish design uniformity.
Descriptions of the three general zones are given below:
Streetscape Zone
The streetscape zone includes the transition between the
Oyster Point Boulevard curb (including the public right of way)
and the property line (See Figure No. 5.). It also includes the
transition between interior driveways and the sidewalk or
landscape setback zone. Landscape planting in this zone will
be designed not only to meet City requirements, but also to
uphold the character of surrounding properties and existing
streetscape. The type and spacing of trees, combined with
careful design of tuff, ground cover and shrub areas, will reflect
the existing design character of adjacent properties.
Landscape Setback Zone
The landscape setback zone is the transition between the
streetscape zone and the project parking lot(s) or building.
Each parcel owner shall be required to provide the following:
a. Transition from the streetscape to the site landscape areas
shall be smooth with grades not exceeding .
b. Landscape plantings shall be continuous across setback
lines.
November 7, 1997
Page 32
Bay West Cove Specific Plan
South San Francisco, California
3.2 Landscape Design - continued:
3.2.3 Landscape Zones - continued:
Landscape Setback Zone - continued
Surface parking areas within the landscape setback zone
along major arterials shall be screened by a berm
maintained a continuous 3' high, consistent with the plant
list within these design guidelines.
Landscape plantings shall be selected from the plant
materials list under landscape setback zone. The plant
materials ultimately selected shall comply with the current
city of South San Francisco streetscape planting list.
eo
All landscaping, including street trees within the public right
of way, shall be shown on the approved public
improvement plans prepared by the project landscape
architect.
Enhanced landscape plantings and major project
identification are encouraged at parcel/street corners
within the landscape setback zone.
Perimeter landscape phasing, if any, shall be indicated on
the landscape plans.
Building entrances shall be well articulated and project a
formal entry statement through a variation of building form,
decorative pedestrian plazas and planted areas.
Complementary colors, materials and textures in
conjunction with building forms is encouraged.
Landscape design and plant material selection will be as
appropriate for specific areas within the landscape
setback zone. These areas include the railroad right-of-
way setback, adjacent property setback and bay front
setback.
November 7, 1997
Page 33
Bay West Cove Specific Plan
South San Francisco, California
SAN FRANCISCO BAY
NORTH
STREETSCAPE ZONE
LANDSCAPE SETBACK ZONE
LANDSCAPEINTERIORZONE
FIGURE NO. 8
NOT TO SCALE
LANDSCAPE ZONES
November 7, 1997
-- Page 34
Bay West Cove Specific Plan
South San Francisco, California
./c^NoP¥ TREE /
, / /--sH'r~U'E~ i--iE'DGE ~.l'. ,/ i-- M, OUNDED PLANTING BUFFER
I ' '
PLAN ~ ' - · ..
i ' SIDEWALK --
F'l-T-ifil
ELEVATION
MOUNDED BUFFEr~'-,, '~,~'~. ,/~ PUBLIC WALI~
''
PARKING AR~ ~
'~ 2'~' CAR O~RHANG
/
( ~NDSCAPE S~SACK ~ PUBLI~ R.O.W.
20' ~lh~ . STREETSCAPE ZONE ....
OYSTER ~ BOI.,ILEVARD
FIGURE NO. 9
STREET ZONE & LANDSCAPE SETBACK ZONE
FIGURE NO. 10
HEDGE SCREENING IN PARKING AREAS WITHIN
LANDSCAPE SETBACK ZONE
November 7, 1997
Page 35
Bay West Cove Specific Plan
South San Francisco, California
3.2 Landscape Design - continued
3.2.3 Landscape Zones - continued
Landscape Interior Zone
The interior zone encompasses all exterior elements within an
individual parcel excluding the streetscape zone, the
landscape setback zone and the building area. This zone is
subject to the needs of each individual tenant and thus is
meant to have a greater degree of flexibility than the
streetscape or landscape setback zones. Common concerns
within this zone include: landscape amenities, parking lot
arrangements and planting design, site lighting, regulatory and
directional signage, service area screening, and side rear
property line treatment.
Paving Areas:
Enriched (Iow-profile) paving in parking areas, adjacent to
main building entrances, plazas, outdoor eating areas
and pedestrian circulation areas through parking lots is
encouraged.
b. Building Perimeter Planting
Accent trees providing contrast in texture, color, and form
to surrounding buildings and located in groups and masses
are encouraged. The number of different species used
shall be kept to a minimum and repetition of species is
encouraged to retain continuity and conform to the harsh
environmental conditions of the site.
Accent shrub, vine and ground cover plantings providing
contrast in texture, color, and form, grouped in masses are
encouraged.
November 7, 1997
Page 36
Bay West Cove Specific Plan
South San Francisco, California
CANOPY TREE
IN TREE WELL
VINE ON. TRELLIS SUPPORT
; FLOWERING SHRUBS'
'1 ~, BUILDING PERIMETER ~
FIGURE NO. 1 lA
LANDSCAPING AT BUILDING PERIMETER (BUILDINGS UNDER 32'-0" IN HEIGHT)
CANOPY TREE
IN TREE WELL
VINE O~. TRELLIS SUPPORT
; FLOWERING SHRUBS'
BUILDING PERIMETER
FIGURE NO. 1 lB
LANDSCAPING AT BUILDING PERIMETER (BUILDINGS OVER 32'-0" IN HEIGHT)
November 7, 1997
Page 37
Bay West Cove Specific Plan
South San Francisco, California
3.2 Landscape Design - continued
3.2.3 Landscape Zones - continued
Landscape Interior Zone
c. Parking Lot Landscape Planting
Parking lot landscaping should facilitate easy and safe
pedestrian circulation.
A minimum of one 15 gallon tree is required per each
ten parking stalls, to be placed at the end of rows,
in planting '¥ingers" and/or 6'x6' tree wells aligned on
striping between double rows of parking. The minimum
number of parking lot trees is determined by dividing
ten (10) into the total number of parking stalls.
6" CURB PLANTER "/
FOR TREES, TYP.
MAX. I0 SPACES
,///,~-0" SQUARE
FIGURE NO. 12
PARKING LOT TREE LAYOUT
November 7, 1997
Page 38
Bay West Cove Specific Plan
South San Francisco, California
3.2 Landscape Design - continued
3.2.3 Landscape Zones - continued
Landscape Interior Zone
c. Parking Lot Landscape Planting
Planter areas within parking areas shall be a minimum of
three feet (3') clear in width, measured from the inside of
curb. A three foot (8') wide concrete walk shall be
constructed inside the within planter areas at the sides of
parking stalls.
G ~*SQUARE
FIGURE NO. 13
CONCRETE ~ ~ WIDTH PER
CI1¥ STANDARD
WALK ~/ ~
PLANTING AREA WIDTHS
Tree wells and planter area curbs shall be used in lieu of
wheel stops. Curbs for tree wells and other planter areas
shall have a 6" minimum height. Concrete curbs shall be
constructed in accordance with City Standard Drawing
No. 20.
6' TYP.
PARKING
>(PLANTER PARKING
6",-0' MIN, ~<
FIGURE NO. 14
PARKING LOT PLANTING AREA CURB
November 7, 1997
Page 39
Bay West Cove Specific Plan
South San Francisco, California
3.2 Landscape Design - continued
3.2,3 Landscape Zones - continued
Landscape Interior Zone
d. Side and Rear Yard Landscape Planting
A maximum slope of 2:1 is allowed within the side or rear
yard planting zone. A one foot minimum fiat transition shall
be provided at the top and bottom of all slopes within this
zone. Areas along the easterly and south easterly portions
of the property may require alternate retaining solutions.
GROUNDCOVER
SHRUB & TREE
TO STABILIZE SLOPE
1'-0' MIN. FLAT ~
TOP 8( BOI'~OM ~/
SERVICE ROAD MAX.~:i SLOPE
/l /!
FIGURE NO. 15
SIDE &.REAR YARD PLANTING ZONE SLOPES
PUBLIC ACCESS AREA '~J PARKING .. _\
PER BCDC REQUiREME="~r~-~"*~' AREA
PICKLEWEED
MARSH
WETLAND
- NATIVE
UPLAND
~t~DDfllON,~I~¢ PATH ~/TU RF ~
,~ BUFFER ~'-~' '~; STRIP'
FIGURE NO. 16
SIDE & REAR YARD PLANTING ZONE ALONG BAY EDGE
November 7, 1997
Page 40
Bay West Cove Specific Plan
South San Francisco, California
3.2 Landscape Design - continued
3.2.3 Landscape Zones - continued
Landscape Interior Zone
d. Conceptual - Side and Rear Yard Landscape Planting
At all side and rear yards, whenever development of a
planted area adjacent to the property line is proposed,
the design plans for each adjoining parcel shall be
coordinated for consistency. Tree species shall be selected
for continuity. The number of different species shall be kept
to a minimum.
Accent shrub, vine and ground cover plantings providing
contrast in texture, color and form, grouped in masses are
encouraged.
FACE OF BLDG. ~
LARGER SHRUBS
CLOSE TO BLDG.
SMALLER SHRUBS
FIGURE NO. 17
CONCEPTUAL PLANT MATERIAL MASSING ADJACENT TO BUILDINGS
(ALONG PUBLIC RIGHT-OF-WAY OR MAIN THOROUGH FARES)
November 7, 1997
Page 41
Bay West Cove Specific Plan
South San Francisco, California
$.2 Landscape Design
3.2.4 Plant Material List
Botanical Name
Trees
Affoutus unedo
Archontophoenix cunninghamiana
Eucalyptus ficifolia
Eucalyptus rudis
Eucalyptus camaldulensis
Frn.xinus oxyclupa 'Raywood'
Fraxinus uhdei
Met~osideros cxcelsus
M¢lnleuca leucadendron
Myoporum laetum
Prunus bleriana
Schinus terebinthifolus
Schinus molie
=Trachycarpus fortunei
Tristania conferta
Washingtonia filifera
Shrubs
Ceanothus 'Condra'
Heteromeles arbutifolia
£scallonia laevis
Escallonia exoniensis 'Compacta'
Limonium perezeii
Myrica califomica
Phormium tenax 'Dazzler'
Rhaphiolepis indica 'Springtime'
Groundcover
Aretostaphylos uva-ursi 'Carmel Sur'
Ceanothus gloriosus ~mily Brown'
Ceanothus gloriosu$ 'Anchor Bay'
Coprosma kirkii
Gazania 'Moonglow'
Scaevola
Tudgrass
Vines
Hardenbergia violacea
Type
E=Evergreen D=Deciduous P=Palm
S=Shrub GC=Groundcover T=Turfgrass
Common Name
Sueetscape Landscape
Zone Setback Zone
- - 5 ~
Landscape
Interior Zone
S~'awberry Tree 15 gal. E 30725'
King Palm 24" box P 50'/15'
Red Flowering Gum 15 gal. E 35'/25'
SwampGum 15gal. E 40'/30'
Red River Gum 15 gal. E 80'/40'
Raywood Ash 15 gal. D 25'/20'
Evergreen Ash 15 gal. E 35./30'
New Zealand Christmas Tree 15 gal. E 30'/25'
Cajeput Tree 15 gal. E 30'/25'
NCN 15 gal. E 30'/20'
BirdseyePlum 15gal. D 25715'
Brazilian Pepper Tree 15 gal. E 30'/30'
California Pepper Tree 15 gal. E 35'/35'
Windmill Palm 24" box P 25'/20'
Brisbane Box 15 gal. E 35'125'
California Fan Palm 24" box P 50'/20'
NCN
Toyon
Pink Escallonia
NCN
Sea Lavender
Wax Myrtle
New Zealand Flax
India Hawthorne
5 gal. S 5'/7' · · · ·
5 gal. S 15./15' * ·
5gal. S 10'/8' * ....
5 gal. S 4'/4' · ....
5 gal. S 2'/2' · · · ·
5 gal. S 10'/8' * ·
5 gal. S Y/Y * · * *
5 gal. S 4./4' ·
Bearberry
Carmel Creeper
Point Reyes Ceanothus
NCN
Gazania
Mauve Clusters
Tall Fescue
1 gal. GC 6"/12' * ·
l gal. GC 3'/10' * * *
l gal. GC 12"/Y * ·
flats GC 6"18' * * · *
flats GC 6"/2' · ....
flats GC 4"/Y * ·
sod T .... * * · * * *
{Lilac Vine
I Igal. lv l .... I I I - I I · I
C=Conifer
V=Vines/Climbing
t: Callander Associates
November 7, 1997
Page 42
Bay West Cove Specific Plan
South San Francisco, California
3.2 Landscape Design
3.2.5 Amenities
Pedestrian plazas or courtyards are provided to promote
the proposed pedestrian aspect of the project.
Centralized outdoor lunch patios/courtyards are
required at each development site. Seating, shade and
other amenities are also necessary. These areas will play
an important part in establishing Bay West Cove as a
quality working and shopping environment.
Textured (Iow-profile) pavement in the form brick/stone/tile
pavers and/or exposed aggregate concrete are
encouraged to help define pedestrian from vehicular
areas.
Plazas/courtyards shall be separated from loading docks.
Placement shall occur to encourage employee and public
use.
POTS WITH R.OWERING SHFlUBS
AND ANNI. I~,J. COLOR
BUILDING ENTRANCES
BUILDING
VARIES
MAX.
I[~'=~-~-' "~' BENCH, 1YP.
It~ TRASH RECEPTACLE.
I
PEDESTRIAN WALKWAYS
FIGURE NO. 18
SITE AMENITIES & ACCENT PAVING
November 7, 1997
Page 43
Bay West Cove Specific Plan
South San Francisco, California
3.2 Landscape Design - continued
3.2.5 Amenities -continued
Public access along the bay front is required. Site
amenities may include a bicycle path, seating/viewing
areas, landscape planting, marsh/wetland establishment,
and interpretive signage. Bay Trail Improvements will be
installed by Bay West Cove L.ToD. in conjunction with the
approval of the Development Plan.
VIEW PLAZAS (2 LOCATIONS)
REFER TO FIGURE NO. 20
FIGURE NO. 19
PLAZA/BAY PATH
November 7, 1997
Page 44
Bay West Cove Specific Plan
South San Francisco, California
3.2 Landscape Design - continued
3.2.5 Amenities -continued
COMPOSED MOUNDED
GRANITE PATH P~NTING AREA
WETLAND
SLOPE (~.: 1 ) WITH
~I~H'~-I.~N:I'iNGS .
fz~/' INTERPRETIVE SIGN. TYP
'_~"~. BOLLARDi TYP.
.SALT MARSH AND V1EW PLAZA ORNAMENTAL
' NATIVE PLANTINGS J J PLANTING
PATH ,~'TURF~, .PARKING
' .STRIP ~
,~LT MARSH AND NATIVE PLANTINGS
,PATH~STRII~'IURF . P,~.~NG.
FIGURE NO. 20
BAY PATH/PLAN/ENLARGED SECTIONS
November 7, 1997
Page 45
Bay West Cove Specific Plan
South San Francisco, California
3.2 Landscape Design - continued
3.2.5 Amenities -continued
REFERTO FIGURE NO. 20 ~ =
FOR ENLARGED SECTIONS ~ · ,,o,%~=,..' ,,~.,~,?_;~ ,,,~
SECTION BB: LANDSCAPE BUFFER ADIACE,~.'T TO SHORELINE
!EFER TO FIGURE NO. 20
-~R ENLARGED SECTIONS
q~"~EL. *10 PROPOSED
SECTION AA: VIEWING PLAZA / LANDSCAPE BUFFER AROUND SLOT
FIGURE NO. 21
BAY PATH/SECTIONS
November 7, 1997
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Bay West Cove Specific Plan
South San Francisco, California
3.2 Landscape Design - continued
3.2.5 Amenities - continued
e0
All ground-mounted utilities (i.e. air conditioning, vaults,
etc.) and irrigation equipment (i.e. backflow prevention
devices, controller enclosures, etc.) will be screened with
massing of shrubs, trees or some other form of screening
(i.e. Iow wall, etc.).
FIGURE NO. 22A
PLANT MATERIAL SCREENING
November 7, 1997
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Bay West Cove Specific Plan
South San Francisco, California
3.2 Landscape Design - continued
3.2.5 Amenities- continued
Cart storage areas shall be located conveniently
throughout the parking area.
~ LANDSCAPE ISLAND IN
PARKING FIELD
~CONCR~ERAMP
SHOPPING CART I SLOPE
I 4
PLAN
LANDSCA~NG
LANDSCAPI~
SCREENING
! 'T
FIGURE NO. 22B
SHOPPING CART SCREENING
November 7, 1997
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Bay West Cove Specific Plan
South San Francisco, California
3.2 Landscape Design - continued
52' 25'
SIGNAGE
MAIN DRIVE
OYSTER POINT (HOTEL/RETAIL ENTRANCE)
NOTE: THIS DESIGN IS TYPICAL OF THE GATEWAY ENTRANCE
FIGURE NO. 23
MAIN ENTRANCE
November 7, 1997
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Bay West Cove Specific Plan
South San Francisco, California
3.2 Landscape Design - continued
3.2.6 Landscape Irrigation
a. All irrigation systems shall be fully automatic.
Low-volume irrigation equipment is encouraged for all
planted areas within the individual sites and shall be
completely automatic.
Sprinkler overthrow onto walks, buildings, windows, plaza
areas, etc. will not be allowed.
Irrigation hardware shall be placed out of sight and within
the landscape areas.
e0
Irrigation controllers shall be located within the buildings
wherever possible. Irrigation controllers which cannot be
located within the building interior shall be installed in
locking, vandal resistant cabinets, placed out of sight and
within the landscape areas.
Pop-up sprinkler heads shall be used in all planting areas
for safety and maintenance concerns. Trees shall
receive a separate bubbler irrigation system.
3.2.7 Landscape Maintenance
All planted and paved areas of each parcel shall be at all
times maintained in a fully and well-kept landscape
condition. Plantings shall be kept in a healthy growing
condition free of weeds and debris.
The owner of each parcel shall, at all times, keep and
properly maintain the entire premises in a safe, clean,
condition and in a good state of repair, complying in a!l
respects with governmental, health,fire, and police
requirements and regulations.
Sites that are not improved or built upon, shall be
maintained at all times in a clean and neat condition by
the property owner, by removal of weeds, grasses, brush,
and debris. Bay West Cove Management has the right to
perform the necessary maintenance and charge the
individual tenant or property owner as required should the
necessary maintenance not be performed within thirty (30)
days of written notification by management.
November 7, 1997
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Bay West Cove Specific Plan
South San Francisco, California
4. ARCHITECTURE GUIDELINES
These guidelines are to be used in conjunction with the East of 101 Area
Plan. They do not supersede, but complement, said Guidelines. However,
to the extent these Guidelines are more restrictive than the East of 101 Area
Plan, they shall prevail.
4.1 Objectives
To promote commercial development while enhancing the physical
environment of the community.
To ensure land use compatibility between parcels within the project.
To ensure land use compatibility of the project with land uses on
adjacent property.
To set the tone for the entry way into the East 101 area in terms of
quality and appearance.
4.2 Standards
4.2.1
Minimization of apparent building mass is important to the
preservation of the development, and should be
encouraged through these guidelines. These guidelines
encourage modulation of facades, addition of recessed or
protruding balconies, provision of layered facade
elements, effective use of color, landscape and other
means.
As a general rule, building massing is to be pedestrian in scale and
not excessively awesome, bulky, overbearing or monolithic.
Primary masses should be set back on the site to avoid cramping
the streetscape.
FIGURE NO. 24A
MASSING
November 7, 1997
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Bay West Cove Specific Plan
South San Francisco, California
4.2 Standards - continued:
4.2.2 Form
Balancing of sloping roof forms with horizontal and vertical roof
elements, such as towers and parapets, will be encouraged.
Building forms of simple geometry with sensitive use of sculptural forms,
to define and enhance, will be encouraged. Planned offsets to
reduce building mass, strengthen entry plazas and establish
architectural interest will be stressed. Projecting forms which break up
long blank facades, overhangs which add shades and shadows,
emphasized horizontal elements will also be encouraged.
Hip roof
Hip roof without corner
Intersecting form
Clerestory windows
between roof lines
LO~ PROFILE, HOR[ZO£1TAL
ROOF FOR~'IS ARE
RECO~4ENDE D.
FIGURE NO. 24B
FORM
November 7, 1997
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Bay West Cove Specific Plan
South San Francisco, California
4.2 Standards - continued:
4.2.3 Scale
Low pedestrian scale is encouraged through the use of Iow profile
building facades, stepping building masses and landscaping. Building
signage and other elements which are constructed near pedestrian
level will create a pleasant, human scale. Diversity of material within
the lower zone of a project is encouraged not only to convey quality
but to create visual interest for the pedestrian.
- ':..
Scale can ct.otc a moo&
3:2 RaHo affords a cornfor~ble sense of enclosure
FIGURE NO. 24C
SCALE
November 7, 1997
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Bay West Cove Specific Plan
South San Francisco, California
4.2 Standards - continued:
4.2.4 Proportion
Building proportions should achieve strong building base and a
diminishing appearance as the building is visualized against the
skyline.
4.2.5 Uniformity
Design and materials of all elements within a development should be
similar and compatible.
4.2.6 Height
The height of a structure is measured as the vertical distance from the
highest point of the structure to either the natural grade or the finished
grade of the adjacent surfaces, which ever is greater.
Additional height for architectural extensions should be allowed within
specific height and area limitations, and subject to specific findings
through public review. The intent is to allow punctuating accent and
focal elements, such as towers.
4.2.7 Facade Elements
Colonnades, arches, plazas, arcades and courtyards will be used to
create architectural and functional interest.
Windows play a critical role in the visual effects of buildings. Guidelines
will encourage window design which accentuates the rhythm of the
building bays, maximizes pedestrian view of storefronts where
appropriate, and provides detail.
FIGURE NO. 24D
FACADE ELEMENTS
November 7, 1997
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Bay West Cove Specific Plan
South San Francisco, California
4.2 Standards - continued:
4.2.8 Materials
Sensitive choice of building materials is essential to the character
of the buildings within the center area. Primary surfaces
should be finished in materials which convey the character of
natural materials and small modular scale, such as wood, stone,
brick and plaster. Prefabricated materials of larger scale, such
as metal panels, should be discouraged except in areas of
limited visibility. Materials should be simple and easy to
maintain.
All structures erected within the project, with the exception of
trim and minor architectural features, shall be constructed of
masonry, concrete, stucco, glass, steel, or other materials of a
similar high quality nature.
4.2.9 Color
Building color schemes will be non-complex, light in shades and consist
of simple accents.
An effective and reasonable approach to regulating color should
guard against clearly disruptive effects, rather than try to arrange a
particular effect. Appropriate strategies would include:
require most ground floor glazing to be clear.
encourage neutral colors for primary walls.
allow a wider spectrum of accent colors.
4.2.10
All sides of buildings that are visible from a streets or public area
shall be detailed and treated with relief elements and variation
in plane. Architectural elements used for providing relief may
include awning projections, trellises, built in planters, integrated
plazas, expression of structural elements (i.e. beams, columns,
etc.), changes in material and textures or elements/treatments
that create patterns of shade shadow.
4.2.11 Exterior walls shall be painted or treated in a manner that is
suitable for the exterior construction material.
4.2.12
Building placement shall be designed in such a way to create
opportunities for plazas (outdoor gathering areas) or other
landscaped open spaces and encourage defined spaciously
enclosed open space on the same site or adjoining sites.
Building orientation should include consideration of wind
protection for site activities.
4.2.13
Architectural style is intended to be complimentary throughout
the overall Bay West Cove project. Varying architectural styles
maybe proposed as long as they do not create visual conflict.
November 7, 1997
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Bay West Cove Specific Plan
South San Francisco, California
4.2 Standards o continued
4.2.14
Colonnades or arcades and other covered walkways or
structures that provide protection to pedestrian spaces from
wind and rain shall be utilized whenever possible.
COV~EI~D WAL~'WA¥
FIGURE NO. 25A
TYPICAL CANOPY SECTION
FIGURE NO. 251)
TYPICAL CANOPY SECTION
November 7, 1997
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Bay West Cove Specific Plan
South San Francisco, California
4.2 Standards - continued
4.2.15
Apparent building mass should be reduced through sensitive
articulation and surface treatment of exterior walls. Long,
inarticulate, walls should be avoided. Staggered or layered
vertical articulation reduces the visual impact and helps to
provide an interesting architectural impression.
4.2.16 Building entries shall provide protection from Wind and rain.
4.2.17
Sensitive arrangement and proportion of exterior window
openings, exterior fascia treatment, and building accent areas
will help to relieve the appearance of large expansive exterior
walls.
4.2.18 At street level, pedestrian scale building materials, and
building details shall be required where appropriate.
4.2.19 All roof-mounted equipment shall be screened from view by
parapets or other building forms.
ROOF MOUNTED EQUIPMENT
PARAPET SCREENING
!
!
BLDG. A.
UNE OF SIGHT
BLDG. B
FIGURE NO. 26
ROOF MOUNTED EQUIPMENT SCREENING
November 7, 1997
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Bay West Cove Specific Plan
South San Francisco, California
4.2 Standards - continued
4.2.20
The use of reflective glass shall be subject to approval by the
city Design Review Committee. Any reflective glass approved
will be soft and non-mirrored glass.
4.2.21 Design consideration should be given to:
a. Solar orientation and climate.
b. Orientation toward major streets and thoroughfares.
c. Vehicular and pedestrian flows.
d. Expressions of the individual character of each business.
e. Energy conservation through building design.
Building entrances shall be well articulated and project a
formal entry statement through a variation of building form,
decorative pedestrian plazas and landscape areas.
Complementary colors, materials and textures in
conjunction with dynamic building forms are encouraged.
4.2.22
Service areas and loading facilities shall be orientated to
obscure lines of sight from Oyster Point Boulevard. Screening
walls and landscaping shall be utilized to further conceal these
areas,
4.2.23
Outdoor sales and storage areas shall be located in a manor as
to reduce visual impact from Oyster Point Boulevard, maintain
required fire access clearances, away from building entrances,
out of main drive aisles and minimize impact to parking
circulation patterns. When possible outdoor sales and storage
areas should be located to the sides or rears of buildings
4.2.24 Style
The architectural theme of the Center will integrate, to the
greatest extent possible, the character of the surrounding areas.
The use of traditional/historic materials, textures and colors will
be combined with more contemporary motifs and detailing.
The various buildings of the Center should relate to one another
and to the larger community of the area.
4.3 Material Palette
Building material and color palettes shall be as approved by the
applicable city body. Building colors may include earth tones and
appropriate pastels. Bright colors and simple primary colors should be
November 7, 1997
Page 58
Bay West Cove Specific Plan
South San Francisco, California
avoided, except as accents. Within a limited range, building surfaces
should incorporate more than one color.
4.4 Graphics, Signage
A Master Sign Program shall be submitted to the applicable city body
for review and approval, prior to issuance of a building permit. The
sign program will include temporary signage, permanent signage,
review and approval process.
Refer to the following Master Sign Program for Bay West Cove.
November 7, 1997
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Bay West Cove Specific Plan
South San Francisco, California
SIGN CRITERIA
FOR
BAY WEST COVE
SOUTH SAN FRANCISCO, CALIFORNIA
PREPARED FOR:
BAY WEST COVE, LTD.
600 TOWNSEND STREET
SAN FRANCISCO, CALIFORNIA
(415)552-7700
PREPARED BY
ARCHITECTS
November 7, 1997
SIGN PROGRAM 94375.04
November 7, 1997
Page 60
Bay West Cove Specific Plan
South San Francisco, California
BAY WEST COVE Planned Sign Program
A. Introduction:
These guidelines have been established for the purpose of assuring a functional,
coordinated and visually attractive sign program for the mutual benefit of all
tenants. Conformance will be stdctly enforced. Upon demand by the landlord,
or the City, any installed non-conforming or unapproved sign must be brought
into conformance or removed at the non-conforming tenant's expense.
Exceptions to these standards shall be reviewed by the Landlord. Landlord will
retain full rights of approval of any sign used in the center.
The project sign consultant is to interpret these guidelines, but he is not
empowered to authorize any departure from them without written approval of
the City and the Landlord.
B. Scope:
The Bay West Cove Sign Program sets forth requirements for all signs attached to
a tenant frontage or building, Including Tenant Identification signs, Secondary
Identification signs, entry signs, window signs, under canopy signs, standards for
freestanding signs and center identification signs.
C. Definitions:
1. Tenant Identification Sign:
' A tenant name, logotype and/or logo, displayed on a sign fascia,
storefront or building wall.
Tenant Identification Signs may also include an ancillary graphic
element where necessary to reinforce the tenant's identification.
Such an ancillary graphic element shall be no more than 80% of the
length and no more than 50% of the height of the primary logotype
or logo. An ancillary graphic element shall be included in the
calculation of sign area and sign height.
Sign copy shall not include the product sold, except for logo types
or Iogos which include a product name, or as allowed at Sections
D. 1 .b and D.4.
Logotype: A standardized representation of a company or business,
comprised of a particular typeface, graphic layout and color(s), which is
consistently used on signs, letterhead, business cards et al.
November 7, 1997
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Bay West Cove Specific Plan
South San Francisco, California
C. Definitions - continued:
Logo: A distinctive trademark recognizable to the public as a symbol of
an established company or business. A logo is usually displayed in
conjunction with a logotype.
Secondary Identification Sign: A sign identifying a generic type of
merchandise or service, such as a pharmacy, garden center or bakery.
Food Sales anchor tenants, General Merchandise, Hotel/Motel and
Entertainment anchor tenants only are allowed secondary identification
signs as set forth under Sign Allowances below.
Fascia Sign: A sign shall be considered to be a fascia sign if the sign
would fall without support from the building or improvement.
Additionally, these signs shall be mounted flush against or parallel to the
surface of the building facade. These signs typically consist of either
signage enclosed within a cabinet box or individual letters.
Under Canopy Sign/Blade Sign: A pedestrian-scale sign mounted
perpendicular to the storefront at the main entry to a major tenant or
shop tenant space. An under canopy sign/blade sign is not included as
part of the maximum number of signs or maximum allowable square
feet of sign area permitted for a tenant space.
Awning Sign: A tenant name, logotype or logo which is displayed on an
awning attached to a tenant space.
Total Sign Area: Total area of the sign shall be all of the area
encompassed within a single continuous rectilinear-perimeter of not
more than ten (10) straight lines, enclosing the extreme limits of the
message surface (and in no case passing through or between any
segments of the message surface) and including any color, material, or
graphic which is integrated therein which differentiates the message
from the background against which it is placed, and the face of any
frame.
Anchor Tenant: A tenant occupying a tenant space of 50,000 square
feet or more.
Food Sales anchor tenants sell primarily food goods, as well as non
food items commonly found in "warehouse" style grocery stores.
General Merchandise anchor tenants sell a variety of goods such
as furniture, furnishings, household appliances, automotive
accessories, sporting goods, apparel, computers and office
equipment, and garden supplies.
November 7, 1997
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Bay West Cove Specific Plan
South San Francisco, California
C. Definitions - continued:
Entertainment anchor tenants - tenant providing movie theaters
and concession stands.
Hotel/Motel anchor tenants - tenant providing overnight
accommodations.
Auto sales anchor tenants - tenant providing new and used auto
sales and servicing.
10. Major Tenant: A tenant (except a pad tenant) occupying a tenant
space at least 15,000 square feet but less than 49,999 square feet.
11. Specialty Tenant: A tenant occupying a tenant space at least 5,000
square feet but less than 14,999 square feet.
12. Shop Tenant: A tenant occupying a tenant space, within a shops
building, of 5,000 square feet or less.
13. Pad Tenant: A tenant occupying a freestanding building.
14.
Maximum Fascia Sign Horizontal Dimension: The maximum allowable
horizontal dimension for a fascia sign shall be 80% of the length of the
tenant frontage or the fascia. See Exhibit A-1 and A-2.
15.
Maximum Fascia Sign Vertical Dimension: The maximum allowable
vertical dimension for a sign varies depending on the tenant category
as set forth under the sign allowances below.
16.
Maximum Logo Size: When a logo and logotype are displayed on the
same tenant frontage, the overall height of the logo shall be no more
than 150% of the overall height of the logotype, and the total sign area
of the logo shall be no more than 33% of the total sign area of the
logotype.
17.
Window Signs: A sign applied directly onto a window or internal to the
window within twelve (12) inches of the window and visible from the
public right-of-way.
18. Building Frontage: The length of any given side of building in which a
sign is proposed.
D. General Requirements:
Each tenant shall submit or cause to be submitted, scaled drawings
to the Landlord for approval, before fabrication, at least five (5)
copies of detailed drawings including all lettering and/or graphics,
November 7, 1997
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Bay West Cove Specific Plan
South San Francisco, California
D. General Requirements - continued:
one (1) in full color, Send to:
a. Address of sign location.
b. Name and phone number of tenant.
c. Name, address and phone number of contractor or erector.
d. Site plan showing location of signs.
e. Elevation showing location on building or other structure
including heights of signs and any projection from building.
f. Elevation of sign showing dimensions and materials.
g. Construction details of typical sections for all applicable signs.
In some cases, the Building Inspector will require that the
details are accompanied by the signature of a California
licensed engineer or architect.
h. Sign valuation and, for electric signs, the number of
transformers.
Tenant shall submit a sign drawing approved by the Landlord to the
appropriate City and County authority for approval pdor to the
start of any sign construction or fabrication.
All permits for signs and their installations shall be obtained by the
tenant or its representative at its expense.
Tenant shall be responsible for the fulfillment of all requirements and
specifications.
The location of the signs shall be per the accompanying design
criteria.
The Tenant shall verify its sign location and size with the Landlord
and Architect in writing prior to fabrication.
The Tenant shall pay for all signs, their installation (including final
connection, transformers and all other labor and materials) and
maintenance.
The maximum allocated sign area for the aggregate of all
permanent signs (except as exempted pursuant to the City Code)
shall be as noted.
It is the responsibility of the Tenant's sign company to verify all
conduit and transformer locations and service prior to fabrication.
10.
Except as permitted herein any illuminated sign or lighting device
shall employ only lights emitting a light of constant intensity, and no
sign shall be illuminated by or contain flashing, intermittent, rotating
November 7. 1997
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Bay West Cove Specific Plan
South San Francisco, California
D. General Requirements - continued:
or moving lighting or lights. In no event shall an illuminated sign or
light device be placed or so directed upon a public street,
highway, sidewalk or adjacent premises so as to cause glare or
reflection that may constitute a traffic hazard or nuisance.
11.
No sign shall be constructed until approved permits from the City of
South San Francisco Planning and Building and Safety Departments
are received.
Specifications and Quality Standards:
All tenant identification signs and secondary identification signs shall
consist of face-illuminated, individual dimensional letter forms
and/or symbols (or an assembly of dimensional letter forms if the
tenant's logotype is script-style letters). All letter/symbol faces shall
be translucent acrylic with integral color; all returns shall be coated
aluminum with a 'trim cap" type retainer detail or back lit style
individual letters.
If the tenant's logotype and/or symbol is a single color, the returns
shall match the letter faces unless the tenant has an established
corporate sign program which specifies a different return color. If
the tenant's logotype and/or symbol is more than one color, all
returns shall be a single color. Logos are only allowed on the
building elevations that contain a permitted sign.
The channel letters shall be constructed of metal or aluminum and
fastened to the wall or fascia in an approved manner. All metal
shall receive a minimum of two (2) coats of primer and one (1) coat
of finish. Metal sheet seam joints shall be by electric weld only.
No painted wall signs or awning signs are allowed. Cabinet signs
are only allowed for ancillary graphic elements approved under
Section D. 1 .b.
Signs shall have a maximum of two rows of copy.
All fascia signs shall be centered left to right on the fascia or tenant
frontage, and generally centered top to bottom between fascia
reveals. (The vertical position will vary depending on the
configuration of the sign and the locations of the reveals on the
sign fascia; Exhibit 'A'. Proposed sign locations for tenant logo types
and/or symbols with unusual configurations shall be submitted to
the Landlord for review prior to the filing of an application with the
city.
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Bay West Cove Specific Plan
South San Francisco, California
Specifications and Quality Standards: - continued:
Power will be provided from the tenant's electrical panel to a
junction box at all sign locations. Power hookup shall be by tenant.
Time clock shall be provided by tenant to turn signage on and off.
All electrical signs shall bear the UL label (not visible to public), and
their installation shall comply with all local building and electrical
codes. Electrical service to sign shall be paid for by tenant.
All penetrations of the building structure required for sign installation
shall be neatly sealed in a water-tight condition.
Tenant's sign contractor shall repair any damage to Landlord's
building caused by his work. Damage to structure that is not
repaired by the sign contractor shall become the tenant's
responsibility to correct.
Tenant shall be fully responsible for the work of tenant's sign
contractor and shall indemnify, defend and hold the Owner
harmless from damages or liabilities.
All lettering shall be restricted to the "net sign area". No projection
above or below the "net sign area" will be permitted (except as
otherwise approved in writing). See accompanying design criteria
for specific information.
All bolts, fastenings, clips, etc., shall be painted out to match the
adjacent surface.
10.
No signmaker's label or other identification shall be permitted on
the exposed surface of the sign, except for those required by local
ordinance, and these shall be placed in an inconspicuous location.
11. No exposed conduit, tubing light source, or raceways shall be
permitted.
12. All conductors, transformers, and other equipment shall be
concealed.
13. No flashing, moving, or audible signs shall be permitted.
14. No signs of any sort shall be permitted on building roofs.
15.
When any sign is removed, either for replacement or on
termination of the lease, the tenant shall leave the building exterior
in good condition, normal wear and tear excepted. Any holes
caused by the removal of said sign shall be filled and
November 7, 1997
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Bay West Cove Specific Plan
South San Francisco, California
Specifications and Quality Standards: - continued:
painted to match.
16.
It shall be the responsibility of the tenant to ensure that all signs are
removed from a tenant space within ten (10) days of its being
vacated.
17.
Banners or theme flags are permitted for special events only and
shall be subject to Landlord approval and the approval of the City
of South San Francisco.
18.
Temporary window signage for special or seasonal sales shall be
subject to Landlord approval and shall be limited to a maximum of
twenty-five percent (25%) of the window area per elevation. All
such signs shall be professionally prepared.
19. Tenant shall verify their sign location and size with Landlord prior to
fabrication.
20. Signs which vary from this sign criteria must first be approved by
Landlord and the respective City and County authorities.
21. Tenant is required to maintain their signs in a first class condition and
replace defective lights, components, etc., as necessary.
22. Tenant shall display only its' established trade name of their basic
product name, e.g. 'Uohn's Jeans", or combination thereof.
23.
Halo lighting shall be 60 milli-amp neon lamps installed and labeled
in accordance with the "National Board of Fire Underwriters
Specification".
24. All letters to have service access to lamps, ballasts and wiring.
Sign Allowances for Anchor Tenants:
Anchor tenants occupying a tenant space of 50,000 square feet or
more:
The below outlined specifications should be considered design
parameters for the commercial center and do not necessarily
conform to the City of South San Francisco Zoning Ordinance.
Applicant will require written approval from landlord prior to
submittal of signage proposal to the City.
The total sign area shall not exceed 1.5 square foot of sign per
lineal foot of the principal tenant frontage (not to exceed 50%
November 7, 1997
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Bay West Cove Specific Plan
South San Francisco, California
Sign Allowances for Anchor Tenants - continued:
of building frontage). Corner tenants are also allowed 1.0
square foot of sign per lineal foot on the second tenant
frontage (not to exceed 50% of building frontage).
bJ
Signs identifying a generic type of merchandise or service,
such as a pharmacy, auto maintenance, garden center or
bakery. Food Sales anchor tenants, General Merchandise,
Auto Sales, Hotel/Motel and Entertainment anchor tenants only
are allowed secondary identification signs.
c. The maximum allowable letter height for any sign shall be 8'0".
dj
A ground level occupancy with more than (1) occupancy
frontage may have one (1) attached sign on each
occupancy frontage, not to exceed three (3) frontages.
G. Sign Allowances for Major Tenants:
Major tenants occupying a tenant space greater than 15,000
square feet but less than 50,000 square feet.
The above outlined specifications should be considered design
parameters for the commercial center and do not necessarily
conform to the City of South San Francisco Zoning Ordinance.
Applicant will require written approval from landlord prior to
-submittal of signage proposal to the City.
The total sign area shall not exceed 1.5 square foot of sign per
lineal foot of the principal tenant frontage (not to exceed 50%
of building frontage). Corner tenants are also allowed 1.0
square foot of sign per lineal foot on the second tenant
frontage (not to exceed 50% of building frontage).
The total number of signs allowed shall be one logotype and
one Iago on the principal building elevation, and, for corner
tenants only, one logotype and one Iago on the second
elevation.
c. The maximum allowable letter height shall be 6'0".
H. Sign Allowances for Specialty Tenants:
The total sign area shall not exceed 1.5 square foot of sign per lineal
foot of storefront except that the minimum total area allowed shall be
16 square feet (not to exceed 80% of building frontage).
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Bay West Cove Specific Plan
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H. Sign Allowances for Specialty Tenants - continued:
The total number of signs allowed shall be one logotype and one logo
unless Landlord has identified tenant as a multi occupancy frontage
tenant.
The maximum allowable letter height shall be 3'0", except that letters
starting words may have a maximum height of 4'0".
The above outlined specifications should be considered design
parameters for the commercial center and do not necessarily conform
to the City of South San Francisco Zoning Ordinance. Applicant will
require written approval from landlord prior to submittal of signage
proposal to the City.
Sign Allowances for Shop Tenants:
The total sign area shall not exceed 1.5 square foot of sign per lineal
foot of storefront except that the minimum total area allowed shall be
16 square feet (not to exceed 80% of building frontage).
The total number of signs allowed shall be one logotype and one logo
unless Landlord has identified tenant as a multi occupancy frontage
tenant.
The maximum allowable letter height shall be 3'0", except that letters
starting words may have a maximum height of 4'0".
Sign Allowances for Single Tenant Pad Buildings:
The total sign area shall not exceed 1.5 square foot of sign per lineal
foot of storefront except that the minimum total area allowed shall be
16 square feet (not to exceed 80% of building frontage). This shall not
preclude a tenant from submitting a sign of less than 16 square feet if
the tenant feels this smaller sign is appropriate.
e
A ground level occupancy with more than (1) occupancy frontage
may have one (1) attached sign on each occupancy frontage, not to
exceed three (3) frontages.
The maximum allowable letter height shall be 3'0", except that letters
starting words may have a maximum height of 4'0".
K. Sign Allowances for Multi-tenant Pad Buildings:
The total sign area shall not exceed 1.5 square foot of sign per lineal
foot on one building elevation, and 1.5 square foot of sign per lineal foot
on a second elevation, except that the minimum total area allowed on
November 7, 1997
Page 69
Bay West Cove Specific Plan
South San Francisco, California
K. Sign Allowances for Multi-tenant Pad Buildings - continued:
either of these elevations shall be 16 square feet (not to exceed 80% of
building frontage). This shall not preclude a tenant from submitting a sign
of less than 16 square feet if the tenant feels this smaller sign is
appropriate.
A ground level occupancy with more than (1) occupancy frontage
may have one (1) attached sign on each occupancy frontage, not to
exceed three (3) frontages.
The maximum allowable letter height shall be 3'0", except that one letter
may have a maximum height of 4'0".
Sign Allowances for Auto Sales Tenant:
Main Building Identification - 6' channel letters and 8'-9" logo, internally
illuminated (337 square feet) and mounted on two building facades.
See exhibit AN-1 and AN-3.
Secondary Building Identification - 5' channel letters and 7'-3" logo,
internally illuminated (233 square feet) and mounted on one building
facade. See exhibit AN-1 and AN-3.
Service Area Building Identification - 4'-7 1/2" x 22' S/F cabinet and four
15"x 48" aluminum panels, internally illuminated (122 square feet) and
mounted on one building facade.
Internal directional signage will be reviewed by the City on an individual
tenant basis.
M. Building Address Signs:
1. Each building shall have address numbers posted in a conspicuous
place. Numbers should be 12" in height and either internally or externally
illuminated.
Requirements for Entry Signs:
Storefront Entry: Each tenant is permitted to display business hours, an
emergency telephone number or similar information at each public
entry as shown and specified in Exhibit B.
Service/Receiving Entry: Each tenant shall display the tenant name,
address and emergency telephone number on the service door as
shown and specified at Exhibit B.
Letter Height: The maximum letter height for entry signs shall be six
inches.
November 7, 1997
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Bay West Cove Specific Plan
South San Francisco, California
O. Requirements for Window Signs:
All window signs shall be restricted to a maximum of twenty-five (25)
percent of the window area on the frontage for the proposed sign(s),
subject to the approval of the Planning Department. Window signs
include internal displays of stock-in-trade if the display is located within
twelve (12) Inches of a window and is visible from the public right-of-
way.
Requirements for Under Canopy Signs:
One under canopy sign/blade sign is allowed at the main entry to a
tenant space. An under canopy sign shall be provided and installed by
the tenant, using a standardized mounting bracket. Contact Landlord's
sign contractor for mounting bracket specifications.
The under canopy sign shall be a single rectangular shape which
displays the tenant name only; the maximum allowable size shall be 6.0
square feet.
3. The minimum clearance beneath the sign shall be 8'6".
4. All signs shall be non-illuminated.
The sign is to be fabricated from a durable material such as MDO
plywood, high density foam or aluminum sheet and finished with a
waterproof and/or corrosion-resistant coating as required. All signs are
to have flat surfaces (i.e. no sandblasting or raised letter forms).
The tenant shall submit a graphic layout to scale, shop drawings, and
specifications for materials, finish and color to the sign consultant for
approval prior to fabrication and installation.
7. A sign permit is required for a under canopy sign.
Freestanding Restaurant Signs:
This provision includes menu signs for drive-through restaurants. Such
signs are intended to be viewed by patrons, and shall not be designed
to advertise the restaurant along street right-of-way. Such signs shall be
a maximum of six feet (6') in height, and Sign Copy Area shall be a
maximum of sixteen (16) square feet.
Restaurant menus located at main entry to the restaurant, not
exceeding three (3) square feet of Sign Area, placed at a maximum
height of six feet (6'). Such signs shall be self illuminated, and may only
be lit by external lighting, and shall be designed for view by
pedestrians only.
November 7, 1997
Page 71
Bay West Cove Specific Plan
South San Francisco, California
Se
No freestanding sign shall cause a visual obstruction within a driveway
corner cut-off.
Center Identification Signs for Hotel and Commercial Tenants:
1. Subject to City and County regulations.
Center Identification Signs shall be located on each side of the main
entry intersection located at the arterial road of the commercial center
and Oyster Point Boulevard.
Monument signs at entrances shall include the range of site addresses
typically accessed by that driveway entrance and shall be illuminated.
4. Refer to Exhibit C.
Center Identification Signs to Auto Sales:
1. Subject to City and County regulations.
Center Identification Signs shall be located on each side of the main
entry intersection located at the auto sales entrance (westerly entrance
off Oyster Point Boulevard) and Oyster Point Boulevard.
Monument signs at entrances shall include the range of site addresses
typically accessed by that driveway entrance and shall be illuminated.
4. Refer to Exhibit D.
Freestanding Monument Signs:
Subject to City and County regulations, for street tenant and single
tenant buildings, such tenants may be allowed signage on two (2) sided
monument sign not to exceed a hundred (100) square feet per sign
face and dimensions of twelve (12) feet high and ten (10) feet long.
The attached Planned Signage Program provides accommodation for
one freestanding monument sign for each freestanding tenant pad
building (i.e. Hotel/Motel, Restaurant, etc.).
These signs would be located at strategic locations along the hotel /
commercial center arterial road.
Monument signs at entrances shall include the range of site addresses
typically accessed by that driveway entrance and shall be illuminated.
5. Refer to Exhibit E.
November 7, 1997
Page 72 -.
Bay West Cove Specific Plan
South San Francisco, California
U. Freestanding Pylon Signs:
Subject to City and County regulations, for street tenant and single
tenant buildings, such tenants may be allowed signage on two (2) sided
pylon sign not to exceed a thousand (1000) square feet per sign face
and dimensions of seventy five (75'-0'~) feet high and thirty two (32'-0'~
feet wide.
The attached Planned Signage Program provides accommodation for
one freestanding pylon sign for the purpose of identifying the
commercial center and seven (7) of the centePs tenants.
The dimensional parameters of the proposed pylon sign are subject to
modification upon completion of a sight-line study. City will be provided
information outlining existing grades, pylon sign location and future
freeway overpass to evaluate appropriate sizing of sign. Study will be
prepared prior to any construction of the proposed pylon sign.
4. Refer to Exhibit F..
V. Prohibited Signs:
Signs Constituting a Traffic Hazard: No person shall install, maintain, or
cause to be installed or maintained any sign which simulates or imitates
in size, color, lettering or design any traffic sign or signal, or which makes
use of the words "STOP". "LOOt~', "DANGER", or any other words,
phrases, symbols, or characters in such a manner to interfere with,
mislead or confuse traffic.
Immoral or Unlawful Advertising: It shall be unlawful for any person to
exhibit, post or display cause to be exhibited, posted or displayed upon
any sign, anything of an obscene, indecent, or immoral nature or
unlawful activity.
Signs on Doors, Windows or Fire Escapes: No window signs will be
permitted except as noted herein. No sign shall be installed, relocated,
or maintained so as to prevent free ingress to or egress from any door.
No sign of any kind shall be attached to a stand pipe except those
signs as required by code or ordinance.
Animated, Audible or Moving Signs: Signs consisting of any moving,
swinging, rotating, flashing, blinking, scintillating, fluctuating or otherwise
animated lights, are prohibited.
Off-Premise Signs: Any signs, other than a directional sign, installed for
the purpose of advertising a project, event, person or subject not
November 7, 1997
Page 73
Bay West Cove Specific Plan
South San Francisco, California
V. Prohibited Signs - continued:
related to the premises upon which said sign is located, is prohibited.
e
Vehicle Signs: Signs on or affixed to trucks, automobiles, trailers, or other
vehicles which advertise, identify, or provide direction to a use or
activity not related to its lawful making of deliveries of sales or
merchandise or rendering of services from such vehicles, is prohibited.
Ught Bulb Strings and Exposed Tubing: External displays, other than
temporary decorative holiday lighting, which consist of unshielded light
bulbs, and open, exposed neon or gaseous light tubing, are prohibited.
An exception hereto may be granted by the Landlord when the display
is an integral part of the design character of the activity to which it
relates.
Banners, Pennants, and Balloons Used for Advertising Purposes: Flags,
banners, or pennants, or a combination of same, constituting an
architectural feature which is an integral part of the design character of
a project may be permitted subject to Landlord and City approval.
Signs in Proximity to Utility Lines: Signs which have less horizontal or
vertical clearance from authorized communication or energized
electrical power lines than that prescribed by the laws of the State of
California are prohibited.
10. "Can" Type Signs: All signs on the faces of buildings are to be of
individual channel letters. "Can" type signs will be prohibited.
W. Special Event Signage/Exempted Signs:
The following signs, if not illuminated, are allowed with permit
required:
Signage which does not meet the criteria established in the guidelines,
may be approved for a period not to exceed thirty (30) days per
calendar year as a means of publicizing special events such as "grand
opening" or "inventory sale". This signage must be approved by the
Landlord and City prior to installation. The City Building Department shall
approve the method and support and attachment of such sign.
Temporary signs such as "construction" or "for lease" signs shall be
permitted, subject to Landlord and City review. Construction signs shall
not exceed four hundred (400) sq.fl.; be not more than twenty-five
(25) feet high; and cannot stay up longer than duration of construction.
November 7, 1997
Page 74
Bay West Cove Specific Plan
South San Francisco, California
X. Internal Signage:
Internal signage and directional signage will be reviewed at the Precise
Plan level.
Multi-story Tenants
Multi-story tenants will incorporate building identification signs towards
upper portion of building,
Administration:
In the event any conflict of interpretation (between any tenant and the
Landlord) regarding these guidelines cannot be satisfactorily resolved,
the Landlord decision shall be final and binding upon the tenant.
November 7, 1997
Page 75
Bay West Cove Specific Plan
South San Francisco, California
BAY WEST COVE Planned Sian Program
EXHIBIT A- 1
EQ.
MAX ALLOWABLE LENGTH
(80% LEASEHOLD WIDTH
PRINCIPLE FRONTAGE)
MAX ALLOWABLE LENGTH
(50% LEASEHOLD WIDTH
SECONDARY FRONTAGE)
· ! Il
EQ.
LEASEHOLD WIDTH
TYPICAL TENANT FRONTAGE ELEVATION
~TAL SIGN AREA NOT TO EXCEED 1 .§ SQUARE FEET
)R EACH 1'-0" OF LINEAL BLDG, FRONTAGE),.
November 7, 1997
Page 76
Bay West Cove Specific Plan
South San Francisco, California
BAY WEST COVE Planned Sign Program
EXHIBIT A-2
FI.AT CUT-OUT LE'I-rERS
WI HALO ILLUMINATION
DIMENSIONAL LE'I-rERS
PINNED OFF WALL
REVERSE CHANNEL LETTERS
W/HALO ILLUMINATION
SPECIFICATIONS
Fabricated sheet aluminum or.paint-loc steel letter channels,
finished in acrylic automotive enamel over primer undercoat.
Exterior color is tenants option (subject to approval). Interior
shall have white reflective finish.
2. 3/16" clear lexan back, GE S300.
o
°
60 milli-amp neon Interior Illumination system. Transformers
shall be high power factor.
All wiring secondary and primary shall be housed in conduit.
All sign letters are to be secured to wall via concealed
fasteners. Fasteners are to be stainless steel, or nickel or
cadnium plated steel. Letters shall be spaced 1-1/2"
from wall.
60 milli-amp high power factor transformer in each letter, all
neon electrodes, shall terminate all in transformers or other
U.L. approved electrode housings.
November 7, 1997
Page 77
Bay West Cove Specific Plan
South San Francisco, California
BAY WEST COVE Planned Sign Proaram
EXHIBIT B
123
IIIIIIIIIIIIIIII ~ '
IIIIIIIIIIIIIIIII
!
IIIIIIIIIIIIIIII
IIIIIIIIIIIIIIIII
I
I
I I
TENANT ADDRESS NUMBER (CENTERED) SHALL BE
QUICK--ALIGN-3 HELVETICA MEDIUM REVERSE
DIECUT AS DISTRIBUTED BY BRADY SlGNMARK
DIVISION OR EQUIVALENT, 'REFLECTIVE WHITE",
NUMBER, SIZE AND HEIGHT AS REQUIRED BY
GOVERNING AGENCIES.
STOREFRONT DOOR
FIXED GLASS (IN STOREFRONT)
LOCATION OF TENANT INFORMATION NOT TO EXCEED
144 SQ. IN.
TYPICAL TENANT ADDRESS SIGNAGE
November 7, 1997
Page 78
Bay West Cove Specific Plan
South San Francisco, California
BAY WEST COVE Planned Sign Program
EXHIBIT B
TENANT
NAME
.TENANT ADRESS NUMBER
DOOR SHOWN IS TYPICAL FOR NON-CUSTOMER TYPE
DOOR FOR RECEIVING MERCHANDISE. ETC. OccuRs
GENERALLY AT REAR OF CENTER. (VERIFY WITH LEASE
PLAN EXACT LOCATIONS FOR INDIVIDUAL TENANTS)
TYPICAL TENANT NAME ONLY. (TWO LINES PERMil-~ED, IF
REQUIRED.) 6" HIGH WITH 1/2" SPACING BETWEEN LINES.
NOTE: ALL LETTERING AND NAUMERALS SHALL BE
PAINTED OR ADHESIVE VINYL AS SHOWN IN ELEVATION
ABOVE. TYPICAL COLOR SHALL BE WHITE ON DARK
DOORS - BLACK ON LIGHT DOORS.
TYPICAL LOADING DOOR SlGNAGE
November 7, 1997
Page 79
z
o
OYSTER POINT
MAIN DRIVE
(HOTEL/RETAIL ENTRANCE)'
0
0 ~
m
X
I'll
o
MAIN DRIVE
OYSTER POINT ~AUTONATION
ENTRANCE~).
13'- 8'
\
Itl
0
<
ri-!
Bay West Cove Specific Plan
South San Francisco, California
BAY WEST COVE Planned Si_an Proaram
EXHIBIT E
14'-0"
EQ. EQ.
L
1= 011
\
1"-0"
1 '-0"
1 '-0'
2qP
.\
November 7, 1997
Page 82
Bay West Cove Specific Plan
South San Francisco, California
BAY WEST COVE Planned Sign Program
EXHIBIT F
32'-0"
24'-0"
A~EA
Note:
The dimensional parameters of the proposed pylon sign are
subject to modification upon completion of a sight-line study. City
will be provided information outlining existing grades, pylon sign
location and future freeway overpass to evaluate appropriate
sizing of sign. Study will be prepared prior to any construction of
the proposed pylon sign.
November 7, 1997
Page 83
Bay West Cove Specific Plan
South San Francisco, California
BAY WEST COVE Planned Sign Program
EXHIBIT G
CONCEPTUAL SIGNAGE LOCATIONS
November 7, 1997
Page 84
Bay West Cove Specific Plan
South San Francisco, California
BAY WEST COVE Planned Sign Proaram
EXHIBIT AN- 1
22'-0"
I I
8' RADIUS --~
CORNERS
S/F ELEVATION - WALL MOUNT s/~e"=~'-o"
SMALL A/FLEX FRAME ABC EXTRUDED ALUMINUM S/F CABINET - PAINT WHITE
INTERNALLY ILLUMINATED WITH 800 M.A. LAMPS
SM PANAFLEX GPS FACE - V1'2S22 BLUE BACKGROUND WITH WHITE COPY AND BORDER
CLIP - MOUNT TO BUILDING - CENTER ABOVE SERVICE BAYS
ELEVATION - SERVICE ENTRY
5/64"= 1'-0"
November 7, 1997
Page 85
Bay West Cove Specific Plan
South San Francisco, California
BAY WEST COVE Planned Sign Program
EXHIBIT AN-2
CHANNEL LETTERS - ANCL
INTERNALLY ILLUMINATED LETTERS AND LOGO
I
34'-4"
45'-0"
3/16"= 1'-0"
172 SQ. FT. ~ 61 SQ. FT.
AND" USA" COPY
CHANNEL LETTERS - ANCL 3/16"=1'-0"
INTERNALLY ILLUMINATED LE'Fi'ERS AND LOGO
November 7, 1997
Page 86
Bay West Cove Specific Plan
South San Francisco, California
BAY WEST COVE Planned Sign Program
EXHIBIT AN-3
ELEVATION ( 6' CHANNEL LETTERS )
1 "=25'-0"
ELEVATION ( 6' CHANNEL LETTERS )
"1 "=25'-0"
ELEVATION ( 5' CHANNEL LETTERS )
1 "=25'-0'
November 7, 1997
Page 87
Bay West Cove Specific Plan
South San Francisco, California
4.5 Screening of Exterior Electrical Equipment and Transformers
4.5.1 Objective
To eliminate the visibility of exterior electrical/mechanical
equipment and transformers from view of streets, primary entry
drives, floors of image buildings, and common visual and
recreational areas, etc.
Refer to Figure No. 22A and 26
4.5.2 Standards
Transformers that may be visible shall be screened with
planting and/or berms or a durable noncombustible
enclosure (of a design configuration acceptable to Pacific
Gas and Electric Company).
bo
Transformer enclosures should be designed of durable
materials with finishes and colors which are compatible
with the adjacent building architecture.
Electrical/mechanical equipment shall be located in the
interior of a building wherever possible. When interior
mounting is not practical, electrical/mechanical
equipment shall be located where it is substantially
screened from public view. In no case shall exterior
equipment be located on the street side of any building.
Exterior mounted electrical/mechanical equipment and
conduit shall be kept to a minimum. Visible equipment
shall be installed in a neat and orderly fashion, and
painted to blend with the adjacent building walls.
4.6 Retaining Walls
To date it is currently unknown to which extent retaining walls will be
incorporated into the development. If retaining walls are to be
employed, a design criteria will be established for both structural and
esthetic concerns.
In most circumstances the City of South San Francisco will require a
separate building permit for retaining walls.
November 7, 1997
Page 88
Bay West Cove Specific Plan
South San Francisco, California
5. OPEN SPACE AREA
The Open Space area of the Bay West Cove development is specifically
described as the public amenity and wetlands buffer area surrounding the
existing slot.
5.1 Pedestrian access
A landscaped pedestrian path currently exists within developed
projects to the east of the site. This pedestrian path shall continue
in a meandering manner along the current boundaries of the present
slot, and shall remain in place subsequent to the slot's conversion to a
permanent marsh area. See also section 3.2 above.
Buildings developed along the open space area shall, if possible, orient
tenant activities toward the open space. Pedestrian circulation along
building storefronts shall provide distinct and easily accessible
connections to the shoreline pedestrian path.
Pedestrian access requires a minimum of 48" wide unobstructed paved
surface to and along all accessible routes. Items such as signs, meter
pedestals, light standards, trash receptacles, etc., shall not encroach
on this 48" minimum width.
Accessible routes of travel shall conform with the guidelines per
California Title 24, Part 2.
5.2 Shoreline / Marsh
The existing bulkhead is in a state of disrepair. It shall not be
refurbished, but instead covered in the grading operations of creating
the new marsh. See section 1.6.6 above.
5.3 Wetlands Mitigation Area
A portion of the dedicated open space will be utilized for wetlands
mitigation. See section 1.6.6 above.
November 7, 1997
Page 89
Bay West Cove Specific Plan
South San Francisco, California
6. TRANSPORTATION AND CIRCULATION
6.1 Existing Conditions
6.1.1 Oyster Point Boulevard Improvements
Oyster Point Boulevard is under consideration for the addition of
lanes in both the east and west direction, requiring dedication
of a portion of the existing Bay West Cove site to facilitate
realignment north of its present location. Such improvements will
accommodate additional vehicular traffic generated by the
completed Bay West Cove project. A portion of such
improvements shall take place concurrent with the planned
Highway 101 / Oyster Point Interchange project.
6.2 On Site Circulation System
6.2.1 Objective
To provide access drives located such that vehicular traffic
arriving and exiting the site as well as traffic passing continuously
on streets, flows at a reasonable level of efficiency.
6.2.2 Ingress and Egress from Oyster Point Boulevard
The proposed project will be accessed at three points from
Oyster Point Boulevard, adjacent to the south side of the site.
The two westerly (main points of access) will be provided with
traffic control signals. The easterly entrance will accommodate
a right-in and right-out traffic movement.
Gateway Access
Two ingress and two egress lanes approximately 11 '-9" in width
each, with a 5"-0" wide landscape median. A total dive entry
width is approximately 52"-0". Refer to Figure No. 23 (similar)
Bay West Cove Access
Two ingress and two egress lanes approximately 11 "-9" in width
each, with a 5'-0" wide landscape median. A total dive entry
width is approximately 52"-0". Refer to Figure No. 23
Secondary Access
One ingress and one egress lane approximately 15'-0" in width
each. A total drive entry width of 30'-0".
November 7, 1997
Page 90
Bay West Cove Specific Plan
South San Francisco, California
6.2 On Site Circulation System - continued:
6.2.3 Primary Thoroughfares
A four lane primary entrance tapering down to a two lane
roadway will be provided from the access point at the
intersection of Oyster Point Boulevard and the main
thoroughfare, continuing northward to provide access to that
parcel located on the north side of the proposed marsh area.
Landscaped medians shall be provided to provide an entry
statement as well as facilitate separation of left turning
movements.
6.2.4
Standards
a. Access drives shall be coordinated with other drives
indicated on the approved Bay West Cove Specific Plan.
The development of common access drives is encouraged
within Bay West Cove to minimize the number of curb cuts.
Access drives should be coordinated with adjacent
parcels so as not to impede the efficient flow of peak
period traffic. Minimum two-way drive aisle width to be
twenty five feet (25'-0") wide.
d. Access drive designs should incorporate provisions for
efficient vehicle stacking during peak periods of use.
Major drive aisles from Oyster Point Boulevard or the primary
roadway shall be a minimum of fifty-two feet (52') wide.
The main access road will accommodate two ingress and
two egress lanes which will be divided by a 5'-0"
landscape planter. This four lane entry will reduce
in width to two lanes as indicated in Figure No. 3. No
parking will be permitted along either side of the main
access road.
Drive aisles provided at the entrance sides of proposed
buildings shall be a minimum of twenty eight feet (28')
wide. These aisles are intended for travel lanes and
exclude parking field drive aisles.
Drive aisles at the rear (service) sides of buildings shall be a
minimum of twenty five feet (25') wide, pending the
approval of the fire department. Dead-end drive aisles
behind buildings shall be provided with a minimum 110
feet diameter turning area.
h. All other drive aisles shall be per section 3.1.6.
Dead end aisles shall be avoided within all driveway aisles
designated for public access.
November 7, 1997
Page 91
Bay West Cove Specific Plan
South San Francisco, California
6.2
On Site
6.2.5
6.2.6
6.2.7
Circulation System - continued:
Pedestrian Access
A five foot (5'-0"') concrete walk shall be constructed along the
southwest edge of the primary access road for pedestrian
access, Crosswalks shall be located at strategic locations
along this primary road to provide pedestrian access to the
various developments.
Bay West Cove shall be designed as a public environment,
Pedestrian access into and throughout Bay West Cove shall
comply with current ADA requirements - four foot (4'-0") minimum
clearances along access ways.
Transportation Access
Refer to environmental impact report for transportation
mitigation measures.
No vehicle roadway connection will be made to the Sierra Point
Site.
Accessibility Guidelines
Newly constructed multiple buildings on site shall have but are
not limited to, the following features:
f.
g.
h.
i.
j. Accessible
machines,
Refer to section
Path of travel from public transportation point of arrival.
Accessible routes of travel between buildings,
Accessible parking.
Ramps.
Primary entrances.
Accessible path of travel within buildings.
Accessible sanitary facilities (restrooms).
Accessible drinking fountains/telephones (when provided).
Accessible features per specific occupancy requirements.
special features (i.e. ATM's point of sales
etc.).
5.1 for additional guidelines.
November 7, 1997
Page 92
Bay West Cove Specific Plan
South San Francisco, California
6.2 On Site Circulation System - continued
6.2.8. Service and Loading Areas
a. Objectives
To ensure that service and loading areas are not visible
from streets, entry drives, common area spaces and
recreational areas, etc.
To ensure that service and loading areas are located
within a site so as to minimize the visibility of loading and
service vehicles from primary view areas.
To ensure that the service and loading areas are designed
and located on the site so that service vehicle activities
and movement do not disrupt the efficient flow of-on-site
and off-site traffic.
b. Standards
All loading facilities and maneuvering areas must be on
site.
All loading facilities shall be permitted only in the rear or
side yard areas, refer to section 3.1.7.
Aisle width to loading docks shall be a minimum of 30'
(vedfy) wide.
Loading docks shall be set back a minimum of 60' (verify)
from the northerly right of way line of Bay West Cove
Boulevard.
Loading facilities shall be adequately screened from the
public view through the use of screen walls and
landscaping.
Minimum aisle width adjacent to loading areas, without
dock high doors, shall be 16' one way and 28' for two way.
Provisions shall be made on each site for any necessary
vehicle loading. On-street vehicle loading shall be
prohibited.
No street parking, staging and maneuvering by delivery
trucks will be permitted in order to access loading docks
unless within designated truck maneuvering areas.
Truck dock and loading zones are subject to individual
evaluation by the City of South San Francisco Traffic
Department.
November 7, 1997
Page 93
Bay West Cove Specific Plan
South San Francisco, California
6.2 On Site Circulation System - continued
6.2.9 Refuse Collection Areas
a. Objectives
To ensure that refuse, refuse containers, trash compactors
and recycling centers are not visible from primary visual
exposure areas (streets, primary image entry drives, floors of
image buildings, common visual and recreational amenity
areas, etc.).
To ensure that refuse enclosures are effectively designed to
receive and contain generated refuse until collected, and
enclose refuse containers after refuse is collected.
To ensure that refuse collection vehicles have clear and
convenient access to refuse collection areas thereby
contributing to the long term maintenance and safety of
this development.
b. Standards
All outdoor refuse containers shall be visually screened
within a durable 6' - 0" or higher non-combustible
enclosure, so as not to be visible from adjacent lots or sites,
neighboring properties or streets. No refuse collection areas
shall be permitted at the front of an in-line building.
Refuse collection areas should be designed to contain all
refuse generated on-site and deposited between
collections.' Deposited refuse should not be visible from
outside the refuse container.
Refuse/recyclable collection enclosures should be
designed of durable materials with finishes and colors
which are compatible with the overall architectural theme.
Refuse/recyclable enclosure shall be constructed per the
city of South San Francisco and local solid waste collection
company requirements.
Refuse collection areas should be so located upon the site
as to provide safe, clear and convenient access for refuse
collection vehicles.
Refuse collection areas should be designed and located
to be convenient for the deposition of refuse generated
on-site.
November 7, 1997
Page 94
Bay West Cove Specific Plan
South San Francisco, California
6.2 On Site Circulation System - continued
6.2.9 Bicycle Parking
One bicycle parking area for every 50 parking stalls shall be
provided in each tenant development. These bicycle parking
areas shall be located convenient to the entrances of buildings
to promote use.
7. INFRASTRUCTURE
7.1 Communication Devices
7.1.1 Objectives
To have the entire Bay West Cove visually free of unsightly
overhead power telephone lines, utility poles, and other
utility and communication equipment and components.
b. To protect off-site utility systems from becoming
overburdened by individual site utility systems.
To achieve minimum disruption of off-site utilities, paving,
and landscaping during construction and maintenance of
on-site utility systems.
d. To eliminate the visibility of exterior electrical equipment
and transformers from primary visual exposure areas.
7.1.2 Standards
All exterior on-site utilities including, but not limited to,
drainage systems, sewers, gas lines, water lines, and
electrical (except transformers as addressed under Section
4.6), telephone and communications wires and equipment
shall be installed and maintained underground.
On-site underground utilities shall be designed and
installed to minimize disruption of off-site utilities, paving
and landscaping during construction maintenance and
shall be designed not to place excessive burdens upon off-
site utility systems during the course of use.
No antenna or device for transmission or reception of any
signals, including, but not limited to, telephone, television,
and radio, shall be placed on any lot so that it is visible
from 5' - 0" above the ground or ground floor level at a
distance of 500 feet in any direction, unless specific written
approval is granted by the city of South San Francisco.
Transmitters and antennas shall be screened from view by
walls, berms, and planting or a combination.
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7.1 Communication Devices - continued:
7.1.2 Standards - continued
Temporary overhead power and telephone facilities are
permitted during construction.
7.2 Grading and Drainage
7.2.1 Objectives
To encourage site design which protects buildings and
business activities from damage or disruption that might
otherwise occur during extreme storm conditions.
To allow rain water falling on site and surface water
flowing from adjacent sites to be effectively absorbed or to
drain off the site without causing excessive water
concentrations on adjacent sites or streets.
c. To have site grading compliment and reinforce the overall
architectural and landscape design character.
7.2.2 Existing Conditions~_
ae
The Bay West Cove site is relatively flat east to west rising
gently from elevation 1,5 to about elevation 40 in the
southeast corner. The site is higher (elevation 12 to 13)
along Oyster Point Boulevard sloping down to the north to
elevation 5 around the water slot, with an average
elevation of approximately elevation 8. The site is
substantially lower than the neighboring property to the
east.
Previous use of the site has resulted in contaminated soils
conditions in various areas, primarily around the water slot
and in the southwest corner of the site. Numerous building
foundations and foundation walls also remain from the
previous industrial use of the site.
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7.2 Grading and Drainage - continued:
7.2.3 Proposed Grading Concept~
Two primary requirements establish the grading concept
that is to be implemented for the site: drainage and
encapsulation of contaminated soils.
The site should be filled to elevations adequate to allow
positive drainage in a 10-year storm occurring at the 100-
year flood elevation established by FEMA (elevation 7.0).
The city of South San Francisco requires that building floors
be a minimum of 3 feet above the 100-year FEMA flood
elevation.
Encapsulation of the contaminated soils will be done by
mixing the soils with dry cement or by such methods
approved by the water board (RWQCB), spreading the
fixated soils over controlled areas of the site and covering
them with fill material (imported fill, pavement base and
pavement) per remedial action plan. Where possible,
utility corridors should be identified and isolated from the
areas over which fixated soils are spread.
7.2.4 Proposed Drainage Concept~
Urbanization of the site will result in increased runoff.
Drainage of the proposed development area would be by
a combination of drainage swales and underground
gravity pipelines.
Planning Area 4 northwest of the slot would drain directly
to the Bay through a new outfall near the large existing
outfall north of the site. The remainder of the site would
drain to a single ouffall into the bay near the existing site
drainage outlet.
7.2.5 Grading and Drainage Guidelines~
Plan Area grading and drainage should be conducted to the
following guidelines:
Grading should be done in a manner as to preserve and
enhance topographic features and provide positive
drainage.
b. Finished slopes should be a maximum of 2:1.
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7.2 Grading and Drainage - continued:
7.3
7.2.5 Grading and Drainage Guidelines - continued:~
Berms, channels and swales should be graded in such a
way as to be an integral part of the finished landscape or
paved surface, and should be designed with smooth
transitions between changes in slopes.
Grading and drainage should take into consideration the
control of drainage from off-site facilities and adjacent
property.
During construction the procedures outlined in the E.I.R.
should be considered in order to minimize soil erosion by
water and wind and to protect wetlands.
Water~*
7.3.1 Background
The site is provided water service by the California
Water Service Company (CWSC). CWSC has recently
installed a new 16-inch distribution line along Oyster Point
Boulevard which will supply water to the site.
The East of 101 Area Plan estimates that waste water
generation within the Bay West Cove project could be
expected to be at a rate of 80 percent of water demand.
Therefore, with an estimated project waste water
generation of 90,000 gallons per day, water demand is
anticipated to be 113,000 gallons per day. Refer to E.I.R.
for additional criteria.
CWSC estimates that they have more than adequate
water supply and system pressure to serve this demand
from the Bay West Cove project.
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7.3 Water - continued:'"
7.3.2 Water Distribution
Water to the site will be provided from the existing 16-inch
diameter water main in Oyster Point Boulevard. A new
distribution main would be installed in a designated utility
corridor following the planned main access road within the
site. Service to individual building sites would be off this new
distribution main.
The new distribution main would be sized to convey the
anticipated water demand and required fire flow. Sizing of
the main would also depend on its final layout. CWSC has
advised that the main could be sized based on either of
two optional layouts:
connection of the new main to the existing Oyster Point line
and extension of the new main through the site to connect
to an existing CWSC main north of the site resulting in a
looped system, or
increasing the size of the new main to avoid the need for
the additional length to the north connection.
Final selection would be based on a cost/benefit analysis
of the two optional layouts.
7.3.3 Water Conservation
Water conservation features should be incorporated into the
Bay West Cove development including draught resistant
landscaping and Iow flow plumbing fixtures.
7.4 Gas and Electric Service2'
7.4.1
The Plan Area is provided gas and electric service by Pacific
Gas and Electric (PG&E).
7.4.2
PG&E has advised that area gas and electric generation and
distribution facilities to the site are adequate to handle the
development proposed. Gas and electric distribution facilities
are available in Oyster Point Boulevard.
7.4.3
Gas, and electric service will be brought into the site from
existing underground facilities in Oyster Point Boulevard. New
facilities on site would be underground in a utility corridor
following the main access road within the site. Individual
services to building sites would be run underground from this
utility corridor.
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Bay West Cove Specific Plan
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7.5 Telephone=
7.5.1
The site is provided telephone service by Pacific Bell. Pacific Bell
has advised that their existing service facilities in Oyster Point
Boulevard are of sufficient capacity to serve the proposed
development.
7.5.2
New development will only be required to install copper cabling
unless individual service needs demand the use of fiber optic
cables for full motion video or high speed telecommunication
lines. These lines, if required, are typically installed by individual
users.
7.5.3
Telephone service will be brought into the site from existing
underground facilities in Oyster Point Boulevard. New facilities
on site would be underground in a utility corridor following the
main access road within the site. Individual services to building
sites would be run underground from this utility corridor.
7.6 Sanitary SeweF~
7.6.1 Background
The site is provided waste water collection service by the
city of South San Francisco. Waste water treatment is
provided at the city's Waste water Treatment Plant which
also serves San Bruno and parts of Daly City. The city
conducts an ongoing capital improvement program for
the upgrade and maintenance of the collection and
treatment facilities.
Waste water generated within the site will be collected
on site and discharged to the existing collection system in
Oyster Point Boulevard. An on site pump station will be
required to convey waste water off the site to the existing
collections system. Final grading elevations will determine
whether or not any of the site will be able to be served by
gravity sewer to the existing system in Oyster Point
Boulevard.
7.6.2 Waste water Collection
The East of 101 Area Plan concludes that" ...sanitary
sewer lines in the East of 101 Area have capacity to handle
expected increases in flows form the allowed
development...". The development plan for the site is
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7.6
Sanitary Sewer - continued:~
7.6.2 Waste water Collection - continued:
anticipated to generate substantially lower waste water
flows than had been estimated for previous development
proposals for the area, thus impacting the existing
collection system to a much lesser degree.
Waste water flows generated in the development will flow
by gravity or be pumped to the existing collection system in
Oyster Point Boulevard. Flows are then conveyed through
an existing sewer to the city's pump station No. 2 located
on Gateway Boulevard. Waste water pumped from Pump
Station No. 2 is conveyed through a force main in
Gateway Boulevard and gravity sewers in Gateway
Boulevard, Grand Avenue and Harbor Way to the city's
Pump Station No. 4, from where it is pumped to the city's
waste water treatment facility.
A study was conducted by the city of South San Francisco
in 1984 to evaluate the impact of a previous development
proposal for the site. That study itemized existing collection
system capacities and anticipated flows from tributary
areas within the East of 101 Plan Area including the
Gateway and the Oyster Point Business Park.
7.6.3 Waste water Treatment
The East of 101 Area Plan conservatively sets the city's
treatment plant capacity at 8.0 million gallons per day
(mgd). The treatment plant currently receives an average
daily flow of 7.34 million gallons.
Anticipated flow from the Bay West Cove development
is estimated at 0.09 mgd. This will bring the treatment plant
inflow to 7.43 mgd, below its stated capacity.
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Bay West Cove Specific Plan
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8. PUBLIC SERVICES
8.1 Police Services
The city of South San Francisco will provide full municipal law
enforcement services to the proposed project.
8.2 Fire Prevention and Protection
The project buildings shall be c~nstructed as fully sprinklered, per the
requirements of the Uniform Building Code and comply with NFPA 13,
current addition. On site fire hydrants shall be provided per the
requirements of the fire deparh'nent. The city of South San Francisco will
provide general fire fighting and emergency rescue services to the
proposed project.
Fire hydrants will be provided and maintained per the requirements of
California Water Service and the Uniform Fire Code Appendix III-B &
Ill-BB.
8.3 Solid Waste Disposal
Solid waste disposal will be provided by South City Scavengers and will
comply with their established requirements.
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Bay West Cove Specific Plan
South San Francisco, California
9. ADMINISTRATION/IMPLEMENTATION
9.1 General methods to implement
The Bay West Cove Specific Plan shall be implemented through the
review of precise plans, which shall set forth in detail development
guidelines for proposed structures and improvements and their
arrangements within the specific plan area; parcel maps; design
review; and sign permits. The Redevelopment Agency shall review
precise plans submitted for approval to determine whether they are
consistent with the a Bay West Cove Specific Plan, the redevelopment
plan, and the owner participation agreement.
9.2 Precise Plans
9.2.1 When required
No person shall commence any use or erect any structure or
make exterior modifications to any existing use, parking area or
structure, and no building permit, or certificate of occupancy
shall be issued for any new use or structure or modifications
thereof until a Precise Plan therefore has been approved in
accordance with the requirements set forth in sections 9.2.2
through 9.6. The following shall not require prior approval of a
Precise Plan:
Change in sign copy on existing changeable signs or on
signs designed to allow a change of copy;
Changes required in whole or in part by a requirement of
any governmental agency;
9.2.2 Application for review
Preapplication Meeting: Schedule at your convenience a pre-
application meeting with a South San Francisco City Planner to
review proposed development and determine submittal
requirements.
Application Submittal: Applications may be submitted to the
City Of South San Francisco at any time, however the deadline
for the planning cycle is the first Friday of each month.
9.2.3 Contents
The following information and drawings shall be required for
consideration by the Redevelopment Agency, except that the
executive director of the Redevelopment Agency may require
lesser information or fewer drawings if in his opinion the
information and drawings submitted meet the intent and
purpose of this section; or, the executive director of the
Redevelopment Agency may require additional information if
November 7, 1997
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Bay West Cove Specific Plan
South San Francisco, California
9.2.4
9.2.5
such additional information is necessary to meet the intent and
purpose of this section.
All applicable tentative, final or parcel maps within the
area covered by the proposed Precise Plan;
A legal and physical description of the site including
boundaries, easements, existing topography, natural
features, existing buildings, structures and utilities;
A plot or site plan, drawn to scale which depicts all
proposed on-site improvements and utilities and the
locations of same in accordance with the standards
established in the Bay West Cove Specific Plan;
A landscape plan drawn to scale which sets forth
information pertinent to the landscape requirements of
the Bay West Cove Specific Plan and the zoning
ordinance and shows all existing trees and shrubs on the
site;
Eo
Grading and drainage plans unless the city engineer
determines they are unnecessary for the review process;
Fo
Architectural plans and exterior elevations indicating
profiles, glazing and materials drawn to scale. The
applicant shall submit one colored full-size print showing
elevations drawn to scale and ten 8-1/2" x 11" reductions
showing all land uses and buildings;
G. Scale drawings of all signs and light standards with details
of height, area, color and materials specified therein;
Any other drawings or additional information necessary for
the Redevelopment Agency to review and make its
determinations required hereby.
Design Review
Each application for a Precise Plan shall be referred to the
Design Review Board, which shall formulate a
recommendation to the Agency.
Redevelopment Agency action
Guidelines for review: In reviewing Precise Plans pursuant
to the Bay West Cove Specific Plan, the Redevelopment
Agency shall adhere to the standards set forth herein and
shall further attempt to foster and promote the general
character and purposes of the Specific Plan area set
forth in the redevelopment plan and the owner
participation agreement.
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Bay West Cove Specific Plan
South San Francisco, California
9.2.6
9.2.7
Period of review: To ensure the orderly development and
marketing of property in the specific plan area, the
Redevelopment Agency shall act promptly on any
request for its approval.
The executive director of the Redevelopment Agency shall
review the application in light of the guidelines and
standards set forth herein and shall consult with the staff of
affected departments and offices of the city in
connection with the review of each Precise Plan. Upon
completion of his review and consultations, the executive
director shall submit the Precise Plan to the board of the
Redevelopment Agency and shall recommend that the
board of the Redevelopment Agency approve,
conditionally approve, disapprove or suggest
modifications to the Precise Plan.
The Redevelopment Agency shall approve, conditionally
approve, disapprove or suggest modifications to the
Precise Plan. Any conditions shall be reasonable, and
designed to assure attainment of the standards
established in Section 9.2.4. No approval shall be
unreasonably withheld by the board if the Precise Plan
shall be within the standards set for in Section 9.2.4. If the
board disapproves the Precise Plan, it shall specify the
standards or conditions which have not been met.
Changes after approval
If significant changes to an approved Precise Plan are desired
by the applicant, a revised Precise Plan shall be submitted and
processed according to the procedures established herein for
approval of the original Precise Plan. Revisions which are minor
in nature, other than those applied as a condition of approval,
shall be reviewed and approved by the executive director of
the Redevelopment Agency.
Mandatory findings
The board of the Redevelopment Agency shall make the
following findings before approving or conditionally approving
any Precise Plan.
The project proposed in the Precise Plan is compatible
with the intent and purpose of the Bay West Cove Specific
Plan.
The proposed development and/or construction
standards of the Precise Plan are designed to achieve
compliance with the development and/or construction
standards of the Bay West Cove Specific Plan.
November 7, 1997
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Bay West Cove Specific Plan
South San Francisco, California
The project proposed in the Precise Plan is consistent with
the redevelopment plan and the owner participation
agreement.
The project proposed in the Precise Plan is consistent with
the East of 101 Plan.
9.3 Conditional Use Permits
9.3.1 Applicability
A Conditional Use Permit shall be approved by the
Redevelopment Agency for drive-up and drive-through
restaurants within the Bay West Cove Specific Plan area.
9.3.2 Applications
Applications for Conditional Use Permits shall be filed with the
South San Francisco Planning Division, on forms specified by the
Division.
Applications shall be accompanied by required fees, plans
and other material as determined by the Planning Division.
9.3.3 Notice, Hearing, Findings and Approval
Applications for Conditional Use Permits shall be considered at
a public hearing held before the Redevelopment Agency.
Notice of said hearing shall be given in a manner as specified in
the South San Francisco Municipal Code.
Conditional Use Permits may be approved, conditionally
approved or denied by the Agency. If approved or
conditionally approved, findings shall be made by the Agency
as specified in the South San Francisco Municipal Code.
9.4 Parcel Maps
9.4.1
Parcel maps may be filed for the purpose of sale, lease or
finance of property.
9.4.2
Contents of parcel map shall be identified by the City of South
San Francisco Planning and Engineering Departments
9.4.3
Parcel maps shall be reviewed and approved by the Planning
Commission in conformity with the State Subdivision Map Act
and local subdivision map requirements.
9.5 Sign Permits
9.5.1 All signage shall comply with the standards of the Bay West
November 7, 1997
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Bay West Cove Specific Plan
South San Francisco, California
Cove Planned Sign Program.
9.5.2
No sign shall be constructed or installed without a permit from
the City Planning Department and written approval from the
landlord.
9.5.3
Sign permits are required for all new signs and change of face
for existing signs. A sign permit application must be filed with the
City Planning Department and must be signed by both the
business owner and property owner. Sign permit applications
and instructions concerning required exhibits are available from
the Planning Department.
9.5.4
All pylon signs and wall signs shall be approved as part of a
precise plan by the Redevelopment Agency.
9.5.5
Minor signs, including new signs containing less than 25 sq.ft, of
copy area and change of copy for any existing sign shall
require a Type A permit, to be issued by the Planning
Department. In cases not covered by this sign program, the
City of South San Francisco Zoning Ordinance and the East 101
Area Plan shall apply.
9.6 Environmental Review ,
9.6.1
9.6.2
All development within the Plan Area is subject to the mitigation
measures identified in the Bay West Cove Environmental Impact
Report.
·
As provided for in State Law, certain projects may be exempt
from further environmental review when:
The project is consistent with the Specific Plan, and the
Environmental Impact Report.
The EIR adequately identified the project's significant
environmental effects and corresponding mitigation
measures.
The City has determined the type of environmental
document needed in accordance with the requirements
of the California Environmental Quality Act, and has given
notice of such fact as required by State Law, and the City
of South San Francisco Implementing Procedures.
9.6.3
All future Precise Plans, parcel maps and sign permits within the
Bay West Cove site have been obtained through the
adoption of the Bay West Cove EIR. However, future
amendments to the Specific Plan may require additional
environmental determinations.
November 7, 1997
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Bay West Cove Specific Plan
South San Francisco, California
9.7 Amendments to the Specific Plan
9.7.1
The procedure for amending the Bay West Cove specific plan
shall be as specified in the California Government Code,
Sections 65500 through 65507. Prior to approving any
amendment to the Bay West Cove Specific Plan, the City
Council shall find that:
The amendment is consistent with the redevelopment
plan and the owner participation agreement.
2. The amendment is consistent with the general plan.
November 7, 1997
Page 108
RESOLUTION NO. 137-97
ATTACHlV[ENT 2 TO BAY WEST COVE SPECIFIC PLAN RESOLUTION
Bay West Cove Specific Plan
December 10, 1997
1)
2)
3)
4)
s)
6)
7)
Approval is hereby granted for the Bay West Cove Specific Plan, dated November 7, 1997,
prepared by MCG Architects. Any development in excess of the amount square footage
and/or number of lodging rooms may require an amendment to the Specific Plan.
All environmental mitigations contained in the Draft and Final Environmental Impact Reports
shall be adhered to, as specified in the Mitigation Monitoring and Reporting Program for the
Bay West Cove project.
The applicant shall deposit sufficient funds with the City of South San Francisco to retain the
services of a qualified consultant to administer and implement the Mitigation Monitoring and
Reporting Program approved as part of the project.
Figure 11 within the Plan shall be modified to provide for a minimum dimension of
landscaping of 15 feet for buildings greater than fifty (50) feet in height. Pedestrian pathways,
driveways and porte cocheres may be allowed within this landscaped area as part of the
Design Review process.
The primary entry drive (Bay West Cove Boulevard) at the intersection of Oyster Point
Boulevard, shall be a minimum of 58 feet in width, curb-to-curb. This width shall include two
13-foot wide travel lanes in each direction and a six-foot wide raised median island in the
center of the roadway.
Section 4.2 (Design Standards) shall be modified to address the relationship between buildings,
service areas/loading faciBties, outdoor sales and service area and the bay front.
Section 7 (Administration/Implementation) shall be modkfied to include information as to
submittal and approval requirements for "Discretionary Permits" which are required by the
East of 101 Plan under certain specified conditions.
8) The Sign program should be amended to include special signs for visitors at the Bay Trail
viewing plazas. The design of the sign shall be approved by the Police department and
Planning Division.
9) All site lighting shall be controlled by photocell and shall remain on during the hours of
OOGO
!
lo)
12)
14)
diminished natural lighting.
The Bay Trail linkage shall accommodate emergency vehicles as determined by the Police
and Fire Departments. This shall include providing a minimum 12-foot wide pathway,
sufficiently large to accommodate emergency vehicles, ffthe pathway is less than 12 feet,
emergency access points shall be provided every 500 feet along the pathway and
appropriately marked.
Section 4.2.2 shall be amended to note that no wing walls or other design elements that
would provide lighting dead space or hiding spaces shall be installed.
The following language shall be added to the sign program: "No sign shall be erected along
any street or parking aisle in such a manner that portions of the sign support or mounting
base obstructs'or interferes with the sight distance of any vehicle traveling on a street, an
intersecting street, parking aisle, intersecting parking aisle or driveway access to any street
or parking aisle. No sign shall be posted so close to an intersection that a motorist must
move the fxont of the vehicle past the prolongation of the intersecting curb line in order to
view any cross traffic which may be approaching from the right or left on the intersecting
street or parking aisle or driveway which enters any street or paring aisle."
The height of any landscaping within street medians shall not exceed three feet.
A standard shall be added to the transportation section noting that pedestrian sidewalks shall
be provided on at least one side of every major roadway and that mid-block pedestrian
crossings shall be avoided.
The applicant shall submit fifty (50) final bound copies of the Bay West Cove Specific Plan
document, incorporating all of the above changes and modifications, to the Planning
Division within sixty days following final approval by the City Council, or prior to submittal
of the first Precise Plan, whichever comes first. In addition to the fifty copies, one unbound
copy and one electronic copy shall be provided to the Planning Division.
Prior to the issuance of grading permits or recordation of a parcel map on the rite,
whichever occurs first, the applicant shall submit information to the Engineering Department
identifying specific project vehicular trip generation at surrounding intersections. This is for
the purpose of determining traffic impact fee calculation.
The applicant shall pay a fair share cost of extending the Bay Trail to the most northerly
portion of the Bay West Cove site.
00 1