Conditions of Approval – 40 Airport Boulevard
July 15, 2022
CONDITIONS OF APPROVAL
P20-0082: GPA20-0003, SP21-0001, RZ20-0001, DR20-0037, TDM22-0005, ND20-0002, AHA22-0001
40 AIRPORT BOULEVARD
(As recommended by Planning Commission on July 15, 2022) PLANNING DIVISION REQUIREMENTS SHALL BE AS FOLLOWS:
GENERAL
1. The applicant shall comply with the Planning Division’s standard Conditions and Limitations for Commercial, Industrial, Mixed-Use and Multi-Family Residential Projects (attached to this document).
2. The project shall be constructed and operated substantially as indicated on the plan set prepared by Architecture Design Collaborative, dated April 2, 2021, and considered by the Planning Commission in association with P20-0082 as amended by the conditions of approval. The final plans shall be subject to the review and approval of the City’s Chief Planner.
3. The construction drawings shall comply with the Planning Commission approved plans, as amended by the conditions of approval, including the plans prepared by Architecture Design Collaborative, dated April 2, 2021.
4. Prior to issuance of building permits, the applicant shall execute and record an Affordable Housing Agreement consistent with SSFMC Chapter 20.380, Inclusionary Housing Regulations.
5. Prior to issuance of any building or construction permits for the construction of public improvements, the final design for all public improvements shall be reviewed and approved by the City Engineer and Chief Planner.
6. Prior to issuance of any building or construction permits for grading improvements, the applicant shall submit final grading plans for review and approval by the City Engineer and Chief Planner.
7. The proposed project has been reviewed by the Airport Land Use Commission on June 23, 2022, and by the Board of Directors of the City/County Association of Governments for San Mateo County on July 14, 2022. The proposed project was determined to be consistent with the applicable airport land use policies and criteria contained in the Comprehensive Conditions of Approval – 40 Airport Boulevard
July 15, 2022
Airport Land Use Compatibility Plan for the Environs of San Francisco International Airport, and are subject to the following conditions:
a. Prior to issuance of a building permit, the project sponsor shall file Form 7460-1 with the FAA and provide to the City of South San Francisco an FAA “Determination of No Hazard”.
b. The City of South San Francisco shall require that the project sponsor comply with the real estate disclosure requirements outlined in Policy IP-1 of the SFO ALUCP.
CONSTRUCTION
8. The applicant is responsible for maintaining site security prior to, and throughout the construction process. This includes installation of appropriate fencing, lighting, remote monitors, or on-site security personnel as needed.
9. The applicant is responsible for providing site signage during construction, which contains contact information for questions regarding the construction.
10. During construction, the applicant shall provide parking for construction workers within the project parking structure when the Chief Building Official and Fire Marshal provide written approval.
DESIGN REVIEW / SITE PLANNING
11. All equipment (either roof, building, or ground-mounted) shall be screened from view, from the City Street level only, through the use of integral architectural elements, such as enclosures or roof screens, and landscape screening or shall be incorporated inside the exterior building wall. Equipment enclosures and/or roof screens shall be painted to match the building. Prior to issuance of a building permit the applicant shall submit plans showing utility locations, stand-pipes, equipment enclosures, landscape screens, and/or roof screens for review and approval by the Chief Planner or designee.
12. Prior to issuance of any building or construction permits for landscaping improvements, the applicant shall submit final landscaping and irrigation plans for review and approval by the City’s Chief Planner. The plans shall include documentation of compliance with SSFMC Section 20.300.007, Landscaping.
13. Prior to issuance of certificate of occupancy, the applicant shall submit final landscaping and irrigation plans demonstrating compliance with the State’s Model Water Efficiency Landscaping Ordinance (MWELO), if applicable.
Conditions of Approval – 40 Airport Boulevard
July 15, 2022
a) Projects with a new aggregate landscape of 501 – 2,499 sq. ft. may comply with the prescriptive measures contained in Appendix D of the MWELO. b) Projects with a new aggregate landscape of 2,500 sq. ft. or greater must comply with the performance measures required by the MWELO.
c) For all projects subject to the provisions of the MWELO, the applicant shall submit a Certificate of Completion to the City, upon completion of the installation of the landscaping and irrigation system.
14. Prior to issuance of any building or construction permits, the applicant shall submit interim and final phasing plans and minor modifications to interim and final phasing plans for review and approval by the Chief Planner, City Engineer and Chief Building Official.
15. The applicant shall contact the South San Francisco Scavenger Company to properly size any required trash enclosures and work with staff to locate and design the trash enclosure in accordance with the SSFMC Section 20.300.014, Trash and Refuse Collection Areas.
Applicant shall submit an approval letter from South San Francisco Scavenger to the Chief Planner prior to the issuance of building permits.
16. The applicant shall incorporate the recommendations of the Design Review Board from their meeting of Design Review Board from their meeting of September 15, 2020 and conduct an acoustical study to address questions from the Board related to noise on the project site. Recommendations are as listed below:
a. The Board liked the design concept and the material finishes. b. The site needs a sense of arrival to the campus.
c. Consider adding some directional signage to direct visitors and deliveries to the site. d. The Board recommends using either all stucco or all lap siding along the side of the building to break up the massing (e.g. South Elevation, left side). e. Consider using more of the slat steel color along the elevations (e.g. along the skyline-plane). Ensure there are charging stations provided within the courtyard. f. On the North Elevation, within the dog park, add a cluster of trees to help soften the area.
g. Consider using Platanus acerifolia 'Columbia', Columbia London Plane Tree as the street trees along the Airport Blvd frontage, as Platanus racemosa, California Sycamore tree species on the landscaping plan will have issues with mildew and anthracnose.
h. On the civil plans, make sure to include the details of the bio-swales. i. The shrubs along the parking garage are too small, consider adding 3-4 wide planters along the wall.
Conditions of Approval – 40 Airport Boulevard
July 15, 2022
j. Consider adding some vertical vine green screen, trellis or vine cables along the parking garage wall of the East Elevation to add articulation and visual interest to the area. Create planting pits with topsoil that extends below the base rock for the driveway and curbs. Plant evergreen vines such as Evergreen Clematis, Trumpet Vine, Passionflower or Star Jasmine.
k. Consider enhancing the pedestrian tunnel and access with lighting improvements to match the enhancements on the other side of the tunnel. l. Include walkways and bike routes for the residents to access the downtown corridor. m. Provide some resting benches into the landscaping area along Airport Boulevard. n. Select a paint brand that will work with the SSF Microclimate, as the area is prone to salt in the air.
17. The applicant shall install three-inch diameter, PVC conduit along the project frontage, in the right-of-way, if any trenching is to take place, for the purpose of future fiber installation.
Conduit shall have a pull rope or tape. A #8 stranded trace wire will be installed in the conduit or other trace wire system approved by the City.
18. All landscaping installed within the public right-of-way shall be maintained by the property owner.
19. Prior to receiving certificate of occupancy, the applicant shall install, as proposed on Plans submitted during Building Permit process, street furniture, trash receptacles, and bicycle racks along the project sidewalk frontages. The Planning Division shall review and approve all street furniture, trash receptacles and bicycle rack options during the Building Permit process.
20. Demolition of any existing structures on site will require demolition permits.
21. Prior to proceeding with exterior construction, the applicant shall provide a “first in place” mockup of a section of exterior wall that shows the cladding materials and finishes, windows, trim, and any other architectural features of the building to fully illustrate building fenestration, subject to site inspection and approval by Planning Division staff.
22. After the building permits are approved, but before beginning construction, the owner/applicant shall hold a preconstruction conference with City Planning, Building, and Engineering staff and other interested parties. The developer shall arrange for the attendance of the construction manager, contractor, and all relevant subcontractors.
23. Permanent project signage is not included in project entitlements. Prior to installation of any project signage, the applicant shall submit an appropriate sign application per Chapter 20.360 of the Zoning Ordinance for review and approval.
Conditions of Approval – 40 Airport Boulevard
July 15, 2022
TRANSPORTATION / PARKING
24. A Parking and Traffic Control Plan for the construction of the project shall be submitted with the application for Building Permit, for review and approval by the Chief Planner and City Engineer.
25. The applicant has prepared and submitted a draft Preliminary TDM Plan. In accordance with South San Francisco Municipal Code Chapter 20.400, Transportation Demand Management, prior to issuance of a building permit the applicant shall submit a Final TDM Plan for review and approval by the Chief Planner.
d) The Final TDM Plan shall include all mandatory elements included in the Ordinance in place at the time of building permit application submittal and shall substantially reflect the Preliminary TDM Plan as prepared by TDM Specialists, Inc., dated April 29, 2021, modified as necessary to reflect the structure of the current Ordinance. The Plan shall be designed to ultimately achieve a goal of 20% alternative mode usage by the Project.
e) The Final TDM Plan shall outline the required process for on-going monitoring, including annual surveys. The initial annual survey will be submitted one (1) year after the granting of a certificate of occupancy. The initial annual survey shall either: (1) state that the applicable property has achieved 20% alternative mode usage, providing supporting statistics and analysis to establish attainment of the goal; or (2) state that the applicable property has not achieved the 20%alternative mode usage, providing an explanation of how and why the goal has not been reached, and a description of additional measures that will be adopted in the coming year to attain the TDM goal of 20% alternative mode usage. f) The applicant shall be required to reimburse the City for program costs associated with monitoring and enforcing the TDM Program on an annual basis. The annual monitoring fee is $1,760, and is updated by the City Council on an annual basis. g) The Final TDM plan shall be subject to review and approval by the San Mateo City/County Association of Governments. The property owner shall ensure compliance with the San Mateo County Congestion Management Program Land Use Implementation Policy (C/CAG TDM Policy). Specifically, the property owner shall ensure that the measures identified in the approved C/CAG TDM Checklist are implemented over the life of the project, and that the property owner and tenants acknowledge the requirement to participate in the periodic monitoring Conditions of Approval – 40 Airport Boulevard
July 15, 2022
and reporting requirements identified in the C/CAG TDM Policy. Accordingly, it is recommended that the property owner and/or developer clearly identify these TDM provisions and responsibilities in any sales and/or lease or sublease transactions.
26. Any tandem parking spaces shall be assigned to the same unit.
27. Residential parking areas shall be secure, with access provided via key card or fob.
28. Provide clear signage on site for residential, commercial, and visitor parking areas to help direct vehicle traffic.
29. Per SSFMC 20.280.006.G (Unbundling Parking from Residential Uses), parking in excess of one space per unit may be sold or rented separately from the residential unit. Per the applicant, all required parking shall be unbundled. All spaces shall be reserved for residential tenants and authorized guests within the development. Finally, parking for the proposed affordable housing units shall be provided at no additional cost. This condition shall be incorporated into the Affordable Housing Agreement.
30. Once construction of an associated parking structure is complete, construction-related parking should be prioritized within the structure.
ENVIRONMENTAL MITIGATION MEASURES / CEQA
31. The applicant shall implement and comply with all applicable mitigation measures outlined in the Mitigation Monitoring and Reporting Program (MMRP) for the Sustainable Communities Environmental Assessment – Initial Study (ND20-0002).
CLIMATE ACTION PLAN
32. Prior to issuance of any building or construction permits, the developer shall revise the development plans to include the following Climate Action Plan requirements, subject to review and approval by the Chief Planner or designee:
a) Install conduit to accommodate wiring for solar.
b) Use of high-albedo surfaces and technologies as appropriate, as identified in the voluntary CALGreen standards.
c) Implement the Water Efficient Landscape Ordinance, by undertaking the following:
(i) Establish a variable-speed pump exchange for water features Conditions of Approval – 40 Airport Boulevard
July 15, 2022
(ii) Restrict hours of irrigation to occur between 3:00 AM and two hours after sunrise (iii)Install irrigation controllers with rain sensors
(iv)Landscape with native, water-efficient plants
(v) Install drip irrigation systems
(vi)Reduce impervious surfaces to the maximum extent practical
IMPACT / DEVELOPMENT FEES
**Fees are subject to annual adjustment, and will be calculated based on the fee in effect at the time that the payment of the fee is due. The fees included in these Conditions of Approval are estimates, based on the fees in place at the time of project approval.**
1. CHILDCARE FEE: Prior final inspection for the residential development, the applicant shall pay any applicable childcare fees in accordance with South San Francisco Municipal Code Chapter 20.310. This fee is subject to annual adjustment. Based on the plans reviewed by the Planning Commission on June 16, 2022, the childcare impact fee estimate for the project is:
Residential Childcare Fee: $1,851/unit x 292 units = $540,492.00
2. PARK FEES: Prior to final inspection for the residential, the applicant shall pay the Parkland Acquisition Fee and Parkland Construction Fee in accordance with South San Francisco Municipal Code Chapter 8.67. The fee is subject to annual adjustment. Based on the plans Based on the plans reviewed by the Planning Commission on June 16, 2022, the park fee estimate for the project is:
Residential uses (50+ Units): $15,660.08/unit x 292 units = $4,572,743.36 Administration Fee (per Application): $700
3. CITYWIDE TRANSPORTATION FEE: Prior to final inspection for the residential development, the applicant shall pay applicable transportation impact fees in accordance with South San Francisco Municipal Code Chapter 8.73. The fee is subject to annual adjustment. Based on the plans reviewed by the Planning Commission on June 16, 2022, the citywide transportation fee estimate for the project is:
Residential Uses (Multi-Family): $170/unit x 292 units = $49,640.00
4. PUBLIC SAFEY IMPACT FEE: Prior to final inspection for the development, the Conditions of Approval – 40 Airport Boulevard
July 15, 2022
applicant shall pay applicable Public Safety Impact Fees in accordance with South San Francisco Municipal Code Chapter 8.75. Based on the plans reviewed by the Planning Commission on June 16, 2022, the Public Safety Impact Fee for the project is:
Residential Uses (18+ du/ac): $1,081.55/unit x 292 units = $315,812.60
5. LIBRARY IMPACT FEE: Prior to final inspection for the development, whichever is earlier, the applicant shall pay applicable Library Impact Fee in accordance with South San Francisco Municipal Code Chapter 8.74. Based on the plans reviewed by the Planning Commission on June 16, 2022, the Library Impact Fee for the project is:
Residential Uses (18+ du/ac): $540.71/unit x 292 units = $157,887.32
6. SCHOOL DISTRICT FEE: Prior to the issuance of a building permit for residential projects, the City shall require proof of payment of this fee to SSFUSD. Based on the plans reviewed by the Planning Commission on June 16, 2022, the school district fee estimate for the project is:
Residential Uses: $3.79/sq ft x 193,413 sq ft = $733,035.27
7. The Sewer Capacity Charge shall be imposed and paid prior to issuance of a building permit for the residential portion of the project. For the commercial portion of the project, the Sewer Capacity Charge shall be imposed and paid prior to issuance of a building permit, except that the Water Quality Control Plant Superintendent, or designee, may allow for payment at a later date, provided that in no case shall a final certificate of occupancy be issued prior to payment of the applicable Sewer Capacity Charge. Please refer to the conditions described below from the Water Quality Department and Staff contact regarding this fee.
Conditions of Approval – 40 Airport Boulevard
July 15, 2022
STANDARD CONDITIONS AND LIMITATIONS FOR COMMERCIAL,
INDUSTRIAL, MIXED USE, AND MULTI-FAMILY RESIDENTIAL PROJECTS Entitlement and Permit Status
1. Unless the use has commenced or related building permits have been issued within two (2) years of the date this permit is granted, this permit will automatically expire on that date. A one-year permit extension may be granted in accordance with provisions of the SSFMC Chapter 20.450 (Common Procedures).
2. The permit shall not be effective for any purpose until the property owner or a duly authorized representative files an affidavit, prior to the issuance of a building permit, stating that the property owner is aware of, and accepts, all of the conditions of the permit.
3. The permit shall be subject to revocation if the project is not operated in compliance with the conditions of approval.
4. Minor changes or deviations from the conditions of approval of the permit may be approved by the Chief Planner and major changes require approval of the Planning Commission, or final approval body of the City, per SSFMC Chapter 20.450 (Common Procedures).
5. Neither the granting of this permit nor any conditions attached thereto shall authorize, require or permit anything contrary to, or in conflict with any ordinances specifically named therein.
6. Prior to construction, all required building permits shall be obtained from the City’s Building Division.
7. All conditions of the permit shall be completely fulfilled to the satisfaction of the affected City Departments and Planning and Building Divisions prior to occupancy of any building. Any request for temporary power for testing equipment will be issued only upon substantial completion of the development.
Lighting, Signs, and Trash Areas
8. All exterior lights shall be installed in such a manner that is consistent with SSFMC Chapter 20.300 (Lot and Development Standards), and there shall be no illumination on adjacent properties or streets which might be considered either objectionable by adjacent property owners or hazardous to motorists.
Conditions of Approval – 40 Airport Boulevard
July 15, 2022
9. No additional signs, flags, pennants or banners shall be installed or erected on the site without prior approval, as required by SSFMC Chapter 20.360 (Signs).
10. Adequate trash areas shall be provided as required by SSFMC 20.300 (Lot and Development Standards).
11. Trash handling area must be covered, enclosed and must drain to sanitary sewer. This must be shown on the plans prior to issuance of a permit. If being installed in a food service facility the drain must be connected to a grease interceptor prior to the connection to the sanitary sewer.
Landscaping, Construction, & Utilities
12. The construction and permitted use on the property shall be so conducted as to reduce to a minimum any noise vibration or dust resulting from the operation.
13. A plan showing the location of all storm drains and sanitary sewers must be submitted.
14. All sewerage and waste disposal shall be only by means of an approved sanitary system.
15. Prior to any on-site grading, a grading permit shall be obtained from the City Engineer.
16. All existing utility lines, underground cable conduits and structures which are not proposed to be removed shall be shown on the improvement plans and their disposition noted.
17. All landscape areas shall be watered via an automatic irrigation system which shall be maintained in fully operable condition at all times, and which complies with SSFMC Chapter 20.300 (Lot and Development Standards).
18. All planting areas shall be maintained by a qualified professional; the landscape shall be kept on a regular fertilization and maintenance program and shall be maintained weed free.
19. Plant materials shall be selectively pruned by a qualified arborist; no topping or excessive cutting-back shall be permitted. Tree pruning shall allow the natural branching structure to develop.
20. Plant materials shall be replaced when necessary with the same species Conditions of Approval – 40 Airport Boulevard
July 15, 2022
originally specified unless otherwise approved by the Chief Planner.
Parking Areas, Screening, & Drainage
21. All ducting for air conditioning, heating, blower systems, accessory mechanisms and all other forms of mechanical or electrical equipment which are placed on or adjacent to the building shall be screened from public view, in accordance with SSFMC Chapter
20.300 (Lot and Development Standards).
22. All parking spaces, driveways, maneuvering aisles, turn-around areas and landscaping areas shall be kept free of debris, litter and weeds at all times. Site, structures, paving, landscaping, light standards, pavement markings and all other facilities shall be permanently maintained.
23. All parking spaces, driveways, maneuvering aisles, and turn-around areas must drain and be plumbed to the sanitary sewer.
24. The onsite stormwater catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo (No Dumping! Flows to Bay).
Public Safety
25. The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, “Minimum Building Security Standards” Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans.
26. The applicant shall comply with the provisions of Chapter 15.24 of the Municipal Code, “Fire Code” Ordinance. The Fire Department reserves the right to make additionalsafety conditions, if necessary, upon receipt of detailed/revised building plans.
27. All fire sprinkler test and/or drain lines shall be connected to the sanitary sewer.
Planning Division Staff Contact: Christopher Espiritu (650) 877-8535 or [email protected]
Conditions of Approval – 40 Airport Boulevard
July 15, 2022
ENGINEERING DIVISION
Below are the special conditions that may apply to the subject permit, which may overlap with any standard development conditions – these conditions are subject to change.
Permits
1. At the time of each permit submittal, the Applicant shall submit a deposit for each of the following permit reviews and processing:
a. Building Permit plan check and civil review. Provide an engineer’s estimate or opinion of probable cost of on-site improvements for deposit amount calculation. b. Hauling/Grading plan check and permit processing. Provide Cubic Yards for deposit amount calculation.
c. Public Improvement plan check and permit processing. Provide an engineer’s estimate or opinion of probable cost of ROW improvements for deposit amount calculation.
2. A Grading Permit is required for grading over 50 cubic yards and if 50 cubic yards or more of soil is exported and/or imported. The Applicant shall pay all permit and inspection fees, as well as any deposits and/or bonds required to obtain said permits. The Grading Permit requires several documents to be submitted for the City’s review and approval. The Grading Permit Application, Checklist and Requirements may be found on the City website at http://www.ssf.net/departments/public-works/engineering-division.
3. A Hauling Permit shall be required for excavations and off-haul or on-haul, per Engineering requirements; should hauling of earth occur prior to grading. Otherwise, hauling conditions would be included with the grading permit. Hauling Permit may be found on the City website at: http://www.ssf.net/departments/public-works/engineering-division.
4. The Applicant shall obtain a Demolition Permit to demolish the existing buildings. The demolition permit shall be obtained from the Building Division and the Applicant shall pay all fees and deposits for the permit. The Applicant shall provide letters from all public utilities stating all said utilities have been properly disconnected from the existing buildings.
5. The Applicant shall submit a copy of their General Construction Activity Storm Water Permit Notice of Intent and Storm Water Pollution Prevention Plan (SWPPP), where required by State or Federal regulations, to the Engineering Division for our information. These documents shall be submitted prior to receiving a grading or building permit for the subject project.
6. The City of South San Francisco is mandated by the State of California to divert sixty-five percent (65%) of all solid waste from landfills either by reusing or recycling. To help meet this goal, a city ordinance requires completion of a Waste Management Plan (“WMP”) for covered building projects identifying how at least sixty-five percent (65%) of non-inert project waste materials and one hundred percent (100%) of inert materials (“65/100”) will be diverted from the landfill through recycling and salvage. The Contractor shall submit a WMP application and fee payment prior to the issuance of a building or grading permit.
Conditions of Approval – 40 Airport Boulevard
July 15, 2022
7. A Public Improvement Permit is required for any work proposed within the public right-ofway. The Applicant shall pay all permit, plan check, and inspection fees, as well as, any deposits and/or bonds required to obtain said permits.
8. Prior to the issuance of a building permit, the Applicant shall submit written evidence from the County or State Regulators in charge, indicating that the site is cleared of hazardous materials and hazardous groundwater to a level that poses no impacts to human health.
Plan Submittal
9. The Applicant shall submit detailed plans printed to PDF and combined into a single electronic file, with each being stamped and digitally signed by a Professional Engineer registered in the State of California, along with three printed copies. Incorporated within the construction plans shall be applicable franchise utility installation plans, stamped and signed and prepared by the proper authority. Plans shall include the following sheets; Cover, Separate Note Sheet, Existing Conditions, Demolition Plan, Grading Plan, Horizontal Plan, Striping and Signage Plan, Utility Plan(s), Detail Sheet(s), Erosion Control Plan, and Landscape Plans, (grading, storm drain, erosion control, and landscape plans are for reference only and shall not be reviewed during this submittal).
10. Prior to building permit issuance, the Applicant shall obtain a grading permit with the Engineering Division and shall submit an application, all documentation, fees, deposits, bonds and all necessary paperwork needed for the grading permit. The Applicant shall submit a grading plan that clearly states the amount of cut and fill required to grade the project. The Grading Plans shall include the following plans:
Cover, Notes, Existing Conditions, Grading Plans, Storm Drain Plans, Stormwater Control Plan, and Erosion Control Plan.
11. Prior to building permit issuance, the Applicant shall obtain a Public Improvement Permit for all proposed work within the City ROW and shall submit an application, all documentation, fees, deposits, bonds and all necessary paperwork needed for the Public Improvement Permit.
The Public Improvement Plans shall include only the scope of work within the City ROW (with reference to the on-site plans) consisting of the following plans:
Civil Plans, Landscape Plans, and Joint Trench Plans.
12. Along with the building permit and grading permit submittals, Applicant shall submit separate Right-of-Way (ROW) improvement plans for the Public Improvement Permit Application. An engineer’s cost estimate for the scope of work shown on the approved ROW improvement plans is required to determine the performance and payment bond amount. The submittal of the bonds is required prior to the execution of the Improvement Agreement.
13. The Applicant shall submit a copy of their General Construction Activity Storm Water Permit Notice of Intent and Storm Water Pollution Prevention Plan (SWPPP), where required by State or Federal regulations, to the Engineering Division for our information. These documents shall be submitted prior to receiving a grading or building permit for the subject project.
Conditions of Approval – 40 Airport Boulevard
July 15, 2022
14. All improvements shall be designed by a registered civil engineer and approved by the Engineering Division.
15. The Engineering Division reserves the right to include additional conditions during review of the building permit, grading permit, or public improvement permit.
Mapping and Agreements
16. The Applicant shall provide the City with legal evidence that the Applicant can use the existing Ingress Egress Easement over Parcel 2 for the purposes of constructing and maintaining the proposed new private storm drain, and sanitary sewer lateral to serve the project site, as shown on the plans.
17. The Applicant shall provide the City with legal evidence that the Applicant can use the existing Ingress Egress Easement over the Shared Drive parcel, for the purposes of providing private parking spaces, sidewalk/frontage improvements, and private utilities for the project site.
18. The Applicant shall make an Irrevocable offer to Dedication to the City for a 26-foot wide Emergency Vehicle Access Easement on the Shared Access Parcel and on the Parcel 2 Ingress Egress Parcel.
19. Prior to Building Permit issuance, all applicable mapping shall be recorded with the San Mateo County Clerk Recorder’s Office
20. Applicant shall submit all documents required for review of any mapping application.
21. Applicant shall enter into an Encroachment Agreement with the City for the proposed private stairways on the public right-of-way on Airport Boulevard.
22. Prior to the approval of any Permits for work in the public right-of-way, the Applicant shall enter into an Improvement Agreement and Encroachment and Maintenance Agreement with the City. These agreements shall be approved by City Council prior to execution. The Improvement Agreement shall require the Applicant to ensure the faithful performance of the design, construction, installation and inspection of all public improvements as reviewed and approved by the Engineering Division at no cost to the City and shall be secured by good and sufficient payment, performance, and one (1) year warranty bonds or cash deposit adequate to cover all of the costs, inspections and administrative expenses of completing such improvements in the event of a default. The value of the bonds or cash deposit shall include 110% of the cost of construction based on prevailing wage rates. The value of the warranty bond or cash deposit shall be equivalent to 10% of the value of the performance security. The Encroachment and Maintenance Agreement shall require the Applicant to maintain any street furniture that serves the property and all landscape within the project frontage at no cost to the City. The Encroachment and Maintenance Agreement shall be recorded with the San Mateo County Recorder and may be transferred to the property owner.
23. Applicant shall pay for all Engineering Division deposits and fees required for any mapping application prior to review.
Right-of-Way
24. Prior to building permit issuance and prior to any work within the City Right-of-Way, the Applicant shall obtain a Public Improvement Permit from the Engineering Division. All new Conditions of Approval – 40 Airport Boulevard
July 15, 2022
public improvements required to accommodate the development shall be installed at no cost to the City and shall be approved by the City Engineer and constructed to City Standards. All new public improvements shall be completed prior to Final Occupancy of the project or prior any Temporary Occupancy as approved by the City Engineer.
25. Prior to Permit issuance for any work in the public right-of-way, the Applicant shall enter into an Improvement Agreement and Encroachment and Maintenance Agreement with the City.
These agreements shall be approved by City Council prior to execution. The Improvement Agreement shall require the Applicant to install all proposed public improvements as reviewed and approved by the Engineering Division at no cost to the City. The Encroachment and Maintenance Agreement shall require the Applicant to maintain any street furniture that serves the property and all landscape within the project frontage at no cost to the City. The Encroachment and Maintenance Agreement shall be recorded with the San Mateo County Recorder and may be transferred to the property owner or Homeowner’s Association.
26. Prior to Building Permit issuance, the Applicant shall submit a video survey of the adjacent streets (perimeter of proposed property location) to determine the pre-construction condition of the streets at no cost to the City. The Applicant will be responsible to ensure that the condition of the streets and striping is in at least existing condition or better after construction is completed.
27. The Applicant shall provide the following Mitigation Measures improvements per the Fehr & Peers’ Transportation Impact Analysis:
a. The Applicant shall contribute towards the installation of pedestrian scale lighting along both sidewalks of Airport Boulevard undercrossing directly to the north of the Project site.
b. The Applicant shall contribute towards the construction of new Class IV bicycle lanes on Airport Boulevard between Miller Avenue and San Mateo Avenue. c. The Applicant shall reconstruct and resize to be narrower matching the width of the access road that services the Shared Access Easement. The maximum driveway width shall be 26-feet.
d. The Applicant shall remove the northwestern lane at the intersection of Airport Boulevard/South Airport/San Mateo Avenue/Produce Avenue, as identified in the design concepts by the City of South San Francisco, to replace the slip lanes with tighter curb radii, add directional curb ramps, stripe high-visibility continental crosswalks, and stripe southbound and eastbound bicycle lane approaches at the intersection. The Applicant shall modify and adjust the traffic signals and signal timing as necessary.
28. Internal driveways shall be a minimum of 15’ wide for one-way travel and 25’ wide of for areas subject to two-way travel. One-way travel lanes within the site shall be clearly posted and marked appropriately.
29. Applicant shall ensure that any pavement markings impacted during construction are restored and upgraded to meet current City standards.
Conditions of Approval – 40 Airport Boulevard
July 15, 2022
30. The Applicant shall reconstruct existing sidewalk, improvements along the Airport Boulevard frontage of the subject property. All sidewalks shall be constructed to current City and Caltrans standards and specifications to the satisfaction of the City Engineer at no cost to the City.
31. The Applicant shall reconstruct the existing pedestrian guard rail along the Airport Boulevard sidewalk to comply with current building code standards.
32. The Applicant shall install pedestrian lighting along the project sidewalk frontage on Airport Boulevard. The light poles and fixtures shall match those installed along the frontage of the 150 Airport residential development.
33. Upon completion of construction and landscape work at the site, the Applicant shall clean, repair or reconstruct, at their expense, as required to conform to City Standards, all public improvements including driveways, curbs, gutters, sidewalks and street pavements along the street frontages of the property to the satisfaction of the City Engineer. Damage to adjacent property caused by the Applicant, or their contractors or subcontractors, shall be repaired to the satisfaction of the affected property owner and the City Engineer, at no cost to the City or to the property owner.
34. Applicant shall ensure the proposed trees and planting locations do not interfere with underground utilities or the joint trench. The Applicant will be required to install root barrier measures to prevent the sidewalk from uplift at no cost to the City.
35. Prior to Public Improvement Permit issuance, the Applicant shall provide an engineer’s estimate for all work performed with in the public right-of-way and submit a bond equal to 110% of the estimate.
36. Prior to the issuance of the Encroachment Permit, the Applicant shall submit Traffic and Pedestrian Control Plans for proposed work in Airport Boulevard and/or any area of work that will obstruct the existing pedestrian walkways.
37. No foundation or retaining wall support shall extend into the City Right-of-Way without express approval from the Engineering Department. Applicant shall design any bioretention area or flow-through planters adjacent to the property line such that the facility and all foundations do not encroach within the City Right-of-Way or into an adjacent parcel.
38. The project shall not include any permanent structural supports (retaining walls, tiebacks, etc.) within the ROW. City Engineer approval is required for any temporary structural supports within the ROW. Any temporary structural supports shall be removed after construction.
39. Any work within the public sidewalk and/or obstructing pedestrian routes shall require pedestrian routing plans along with traffic control plans. Temporary lane or sidewalk closures shall be approved by the City Engineer and by the Construction Coordination Committee (if within the CCC influence area). For any work affecting the sidewalks or pedestrian routes greater than 2 days in duration, the adjacent parking lane or adjacent travel lane shall be closed and temporary vehicle barriers placed to provide a protected pedestrian corridor. Temporary ramps shall be constructed to connect the pedestrian route from the sidewalk to the street if no ramp or driveway is available to serve that purpose.
Conditions of Approval – 40 Airport Boulevard
July 15, 2022
Stormwater
40. The Applicant shall submit a storm drainage memo/study that demonstrates the existing and proposed runoff peak flows and any on-site conveyance systems capacity. Altered or modified drainage patterns or subwatersheds over the site shall be included in the memo.
41. Post-development stormwater runoff peak flow and volume shall not exceed that of the predevelopment condition for each discharge point from the site. Precipitation used for the hydraulic analysis shall be a 10-year design storm based on NOAA Atlas 14 data for the project site. Storm duration shall be equal to the time of concentration with an initial minimum of 10 minutes.
42. On-site and off-site storm drainage conveyance systems shall be designed to accommodate the 10-year design storm. Precipitation used for the hydraulic analysis shall be based on NOAA Atlas 14 data for the project site. Storm duration shall be equal to the time of concentration with an initial minimum of 10 minutes.
43. Hydraulic Grade lines shall not be less than 1 foot from the ground surface.
44. Runoff Coefficients used for hydraulic calculations shall be as follows:
a. Parks and open areas—0.35
b. Residential areas—0.50
c. Multiple dwelling areas—0.65
d. Commercial and paved areas—0.95
45. Drainage runoff shall not be allowed to flow across lot lines onto adjacent private property without an appropriate recorded easement being provided for this purpose.
46. The Applicant shall be required to maintain the proposed new trench drain storm drain at the back of the proposed new sidewalk on the Airport Boulevard frontage. Said maintenance requirement shall be included in the projects Stormwater Maintenance Agreement.
47. All off-site drainage facilities required by the City Engineer to accommodate the runoff from the property shall be provided by the Applicant at no cost to the City.
48. All building downspouts shall be connected to rigid pipe roof leaders which shall discharge into an approved drainage device or facility that meets the C3 stormwater treatment requirements of Municipal Regional Permit.
49. All storm drainage runoff shall be discharged into a pipe system or concrete gutter. Runoff shall not be surface drained into surrounding private property or public streets.
50. Existing on-site drains that are not adequately sized to accommodate run-off from the fully developed property and upstream drainage basin shall be improved as required by the Applicant’s civil engineering consultant’s plans and specifications as approved by the City Engineer. These on-site improvements shall be installed at no cost to the City.
51. The on-site storm drainage system shall not be dedicated to the City for ownership or maintenance. The storm drainage system and any storm water pollutions control devices within the property shall be owned, repaired, and maintained by the property owner or Homeowner’s Association.
Conditions of Approval – 40 Airport Boulevard
July 15, 2022
Sanitary Sewer
52. The Applicant shall video inspect the entire private sanitary sewer main on the property southeast of the project site to the point of connection to the Public sanitary sewer main on Airport Boulevard. Video must be submitted to City Engineering for review. The video is to be used to confirm the number of existing sewer laterals serving the development site that must be abandoned and to confirm all active connections to the private sewer main.
53. The Applicant shall provide the City with a copy of a maintenance agreement between all property owners connecting to and responsible for the maintenance of the private sewer main on the Shared drive.
54. The Applicant shall reconstruct / upsize the existing private 6-inch sanitary sewer main to an 8-inch pipe on the Shared drive from the point of connection of the project’s sewer lateral to the City’s existing 6-inch sanitary sewer main on Airport Blvd.
55. The Applicant shall provide a sewer capacity study assessing the existing capacity of the existing 6-inch sanitary sewer main on Airport Blvd and San Mateo Avenue to confirm these mains have adequate capacity for the proposed development. This sewer capacity study shall be reviewed and approved by the Engineering Division prior to building or encroachment permit issuances.
a. If the existing City sanitary sewer main does not have adequate capacity, the applicant shall reconstruct/upsize any sanitary sewer main to provide adequate capacity to support the project. All work related to this shall be at no cost to the City.
b. If the 6-inch main has adequate capacity to support the project, the applicant shall reconstruct/upsize any existing 6-inch City sanitary sewer main to 8-inch from the site to nearest downstream 8-inch sanitary sewer main. The Applicant shall provide a 100% cost estimate for this work. The costs of this work can be reimbursed by credit toward the project’s Sewer Capacity Fee up to the full amount of the Sewer Capacity Fee. This reimbursement by credit shall be approved by the City Council, and the Applicant and the City shall enter a reimbursement agreement.
56. The Applicant shall abandon all existing private sewer laterals from the development site that connected to the private sanitary sewer main on the Shared Drive. The number of sewer laterals to be abandoned shall be shown on the plans and shall be confirmed by the review of the video inspection of the private sanitary sewer main.
57. The Applicant shall install the new sewer laterals to City Standards including a cleanout in the sidewalk and a new wye connection or taptite connection at the main. Lateral sizes of 8-inch or larger require a manhole connection at the City sewer main.
58. The on-site sanitary sewer system shall not be dedicated to the City for maintenance. The sanitary sewer facilities within the property shall be repaired and maintained by the property owner Homeowner’s Association.
59. Each on-site sanitary sewer manhole and cleanout shall be accessible to maintenance personnel and equipment via pathway or driveways as appropriate. Each maintenance structure shall be surrounded by a level pad of sufficient size to provide a safe work area.
Conditions of Approval – 40 Airport Boulevard
July 15, 2022
60. All utility crossings shall be potholed, verified and shown on the plans prior to the building permit submittal.
61. The on-site sanitary sewer system/plumbing shall be designed and installed in accordance with the Uniform Plumbing Code, as amended and adopted by the City, and in accordance with the requirements of the South San Francisco Building Division.
Utilities
62. All electrical and communication lines serving the property, shall be placed underground within the property being developed and to the nearest overhead facility or underground utility vault. Pull boxes, junction structures, vaults, valves, and similar devices shall not be installed within pedestrian walkway areas.
63. The Applicant shall coordinate with the California Water Service for all water-related issues.
All water mains and services shall be installed to the standards of the California Water Service, as appropriate.
64. The Applicant shall install fire hydrants at the locations specified by the Fire Marshal.
Installation shall be in accordance with City Standards as administered by the Fire Marshall.
65. Each dwelling unit shall be pre-wired for Cable T.V. and broadband communication services.
On-site Improvements
66. The Applicant shall submit a construction access plan that clearly identifies all areas of proposed access during the proposed development.
67. Prior to receiving a Certificate of Occupancy form the Building Division, the Applicant shall require his Civil Engineer to inspect the finished grading surrounding the building and to certify that it conforms to the approved site plan and that there is positive drainage away from the exterior of the building. The Applicant shall make any modifications to the grading, drainage, or other improvements required by the project engineer to conform to intent of his plans.
68. The Applicant shall submit a proposed workplan and intended methodologies to ensure any existing structures on or along the development’s property line are protected during proposed activities.
69. All common areas are to be landscaped and irrigated and shall meet the requirements of the City’s Water Efficiency Landscape Ordinance (WELO). Submit landscape, drainage and grading plans for review and approval by the Engineering Division.
70. Any monument signs to be installed for the project shall be located completely on private property and shall not encroach into the City’s right-of-way. The Developer shall ensure that placement of the monument signs do not obstruct clear lines of sight for vehicles entering or exiting the site.
Conditions of Approval – 40 Airport Boulevard
July 15, 2022
Grading
71. The recommendations contained within the geotechnical report shall be included in the Site Grading and Drainage Plan. The Site Grading and Drainage Plan shall be prepared by the developer’s civil engineer and approved by the project geotechnical engineer.
72. The entire project site shall be adequately sprinkled with water to prevent dust or sprayed with an effect dust palliative to prevent dust from being blown into the air and carried onto adjacent private and public property. Dust control shall be for seven days a week and 24 hours a day.
Should any problems arise from dust, the developer shall hire an environmental inspector at his/her expense to ensure compliance with the grading permit.
73. Haul roads within the City of South San Francisco shall be cleaned daily, or more often, as required by the City Engineer, of all dirt and debris spilled or tracked onto City streets or private driveways.
74. The Applicant shall submit a winterization plan for all undeveloped areas within the site to control silt and stormwater runoff from entering adjacent public or private property. This plan shall be submitted to the City Engineer for review and approval prior to September 1 of each year. The approved plan shall be implemented prior to November 1 of each year.
75. Prior to placing any foundation concrete, the Applicant shall hire a licensed land surveyor or civil engineer authorized to practice land surveying to certify that the new foundation forms conform with all setbacks from confirmed property lines as shown on the Plans. A letter certifying the foundation forms shall be submitted to the Engineering Division for approval.
76. The applicant is required by ordinance to provide for public safety and the protection of public and private property in the vicinity of the land to be graded from the impacts of the proposed grading work.
77. All hauling and grading operations are restricted to between the hours of 8:00 a.m. to 6:00 p.m. for residential areas and 7:00 a.m. to 6:00 p.m. for industrial/commercial areas, Monday through Friday, excluding holidays.
78. Unless approved in writing by the City Engineer, no grading in excess of 200 cubic yards shall be accomplished between November 1 and May 1 of each year.
79. The Applicant shall pay the following Fees prior to receiving a Building Permit for the subject project:
a. The Citywide Transportation Impact Fee per the formula established by Resolution 120- 2020.
b. Complete the Impact Fee Calculator and submit for verification and approval by the City:
https://www.ssf.net/home/showpublisheddocument/24768 also available on the City’s website or by requesting from staff.
Engineering Division Staff Contact: Jason Hallare at (650) 754-6353 or [email protected]
Conditions of Approval – 40 Airport Boulevard
July 15, 2022
FIRE DEPARTMENT CONDITIONS
Applicant is advised that the following Fire Department Standard Conditions apply to this project:
1. Projects shall be designed in compliance with established regulations adopted by the City of South San Francisco affecting or related to structures, processes, premises, and safeguards regarding the following:
a. The hazard of fire and explosion arising from the storage, handling or use of structures, materials, or devices.
b. Conditions hazardous to life, property, or public welfare in the occupancy of structures or premises.
c. Fire hazards in the structure(s) or on the premises from occupancy or operation. d. Matters related to the construction, extension, repair, alteration or removal of the fire suppression or alarm systems.
e. Conditions affecting the safety of fire fighters and emergency responders during emergency operations.
2. Fire service features for buildings, structures and premises shall comply with all City adopted building standards, California Code of Regulations Title 24 Building Standards and South San Francisco City Code.
3. Permit(s) shall be required as set forth in adopted California Building Code (CBC) Section 105, California Residential Code (CRC) Section R105 and California Fire Code (CFC) Sections 105.6 and 105.7. Submittal documents consisting of construction documents, statement of special inspections, geotechnical report and other data shall be submitted in two or more sets with each permit application. The construction documents shall be prepared by a registered design professional. Where special conditions exist, the code official is authorized to require additional construction documents to be prepared by a registered design professional.
a. Construction documents shall be dimensioned and drawn on suitable material.
Electronic media documents shall be submitted. Construction documents shall be of sufficient clarity to indicate the location, nature and extent of the work proposed and show in detail that it will conform to the provisions of adopted codes and relevant laws, ordinances, rules, and regulations, as determined by the code official. b. Shop drawings for the fire protection system(s) shall be submitted directly to the Fire Department to indicate conformance with adopted codes and the construction documents and shall be approved prior to the start of system installation. Shop drawings shall contain all information as required by the referenced installation standards in Chapter 9.
c. The construction documents shall show in sufficient detail the location, construction, size, and character of all portions of the means of egress including the path of the exit discharge to the public way in compliance with the provisions of adopted codes. In other than occupancies in Groups R-2, R-3, and R-2.1, the construction documents Conditions of Approval – 40 Airport Boulevard
July 15, 2022
shall designate the number of occupants to be accommodated on every floor, and in all rooms and spaces.
d. The construction documents submitted with the application for permit shall be accompanied by a site plan showing to scale the size and location of new construction and existing structures on the site, distances from lot lines, the established street grades and the proposed finished grades and it shall be drawn in accordance with an accurate boundary line survey. In the case of demolition, the site plan shall show construction to be demolished and the location and size of existing structures and construction that are to remain on the site or plot. The code official is authorized to waive or modify the requirement for a site plan where the application for permit is for alteration or repair or where otherwise warranted. e. Construction documents for proposed fire apparatus access, location of fire lanes, security gates across fire apparatus access roads and construction documents, hydraulic calculations and material specifications for fire hydrant, fire protection or detection systems shall be submitted to the fire department for review and approval prior to construction.
4. Where fire apparatus access roads or a water supply for fire protection are required to be installed, such protection shall be installed and made serviceable prior to and during the time of construction except where approved alternative methods of protection are provided.
5. For the purposes of prescribing minimum safeguards for construction, alteration, and demolition operations to provide reasonable safety to life and property from fire during such operations. building, facilities, and premises during construction, alteration, or demolition, including those in underground locations shall be in compliance with CFC Chapter 33 and NFPA 241.
Applicant is advised that the following Fire Department Specific Conditions apply to this project:
6. New and existing buildings shall be provided with approved illuminated or other approved means of address identification. The address identification shall be legible and placed in a position that is visible from the street or road fronting the property. Address identification characters shall contrast with their background. Address numbers shall be Arabic numerals or alphabetic letters. Numbers shall not be spelled out. Character size and stroke shall be in accordance with CFC Section 505.1.1 through 505.1.2. Where required by the fire code official, address identification shall be provided in additional approved locations to facilitate emergency response in accordance with this code and CFC Section 505.1.3. Where access is by means of a private road and the building cannot be viewed from the public way or when determined by the fire code official, a monument, pole, or other approved illuminated sign or other approved means shall be used to identify the structure(s). Address identification shall be maintained.
7. An approved water supply capable of supplying the required fire flow for fire protection shall be provided to premises on which facilities, buildings or portions of buildings are hereafter Conditions of Approval – 40 Airport Boulevard
July 15, 2022
constructed or moved into or within the jurisdiction, in accordance with CFC Section 507, Appendices B & C.
a. Fire-flow requirements for buildings or portions of buildings and facilities shall be determined by adopted CFC Appendix B.
b. Fire hydrant systems shall comply with adopted CFC Section 507.5.1 through 507.5.8 and Appendix C.
i. Proposed plan does not provide fire hydrants in accordance with CFC Appendix C, section C102.1. Add new fire hydrant near the Northwest corner of the building located directly accessible form Airport Blvd. (see redlined plans). Revise and resubmit.
8. Fire apparatus access roads shall be provided and maintained in accordance with CFC Section 503 and Appendix D.
a. Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction.
The fire apparatus access road shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. i. The northwest corner shall provide for a minimum of 5 feet of clear access width between the building and any obstructions to fire department access around the building.
ii. Traffic calming measures (bollards, speed bumps, humps, undulations, etc.) are not approved as a part of this review and require specific approval from the Fire Department.
iii. Should a security gate be planned to serve the facility, the gate shall be equipped with a Knox Company key operated electric gate release switch.
During a power failure, gate shall release for manual operation OR be equipped with standby power or connected to the building emergency panel. In addition to sending the request to exit signal to the gate operator, the magnetic detection loop (when activated) shall prohibit the gate from closing upon fire apparatus. b. Commercial and industrial developments with buildings or facilities exceeding 30 feet or three stories in height or 62,000 square feet shall have not fewer than two means of fire apparatus access for each structure. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses.
c. Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet, approved aerial fire apparatus access roads shall be provided in accordance with CFC D105. For purposes of this requirement, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. One or more of the required access routes meeting this condition shall be located not less than 15 feet and not greater than 30 feet from the building and shall Conditions of Approval – 40 Airport Boulevard
July 15, 2022
be positioned parallel to one entire long-side of the building or as approved by the fire code official. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. There shall be no architectural features, projections or obstructions that would limit the articulation of the aerial apparatus. d. Required Fire Department access roads shall be signed “No Parking – Fire Lane” per current Fire Department standards and California Vehicle Code (CVC) Section 22500.
e. A Fire Department key box shall be provided on the front of each structure for access to fire protection equipment within the building.
9. The provisions of the adopted CFC shall specify where fire protection and life safety systems are required and shall apply to the design, installation, inspection, operation, testing and maintenance of all fire protection systems.
a. Approved automatic fire sprinkler systems in new buildings and structures shall be provided in the locations described in adopted CFC Sections 903.2.1 through 903.2.20. Approved automatic fire sprinkler systems in existing buildings and structures shall be provided in locations described in adopted CFC Section 903.6. i. Structure will be required to be protected by an automatic fire sprinkler system.
1. Fire Department Connection (FDC) for the sprinkler and/or standpipe systems shall be located on the street side of the structure or facing approved fire apparatus access roadway fully visible and recognizable from the street, and within 100 feet an approved fire hydrant. (See redlined plans for approved location)
b. Structure will be required to install a standpipe system in the building. i. Not less than one standpipe shall be provided for use during construction. Such standpipes shall be installed prior to construction exceeding 40 feet in height above the lowest level of fire department vehicle access. Such standpipes shall be provided with fire department hose connections at floor-level locations adjacent to stairways as construction progresses, such standpipes shall be extended to within one floor of the highest point of construction having secured decking or flooring.
10. The project proposes to provide occupied floors greater than 75 feet above lowest level of fire department access (Airport Blvd) and shall comply with CBC 403 for high rise structures. (See redlined plans)
11. Building shall be provided with a 200 sqft Fire Command Center in accordance with high rise provisions.
12. NFPA 13 is not designed to protect vehicles with lithium-ion batteries (EV). Project shall have a Fire Protection Engineer propose a design to protect EV commodities for Conditions of Approval – 40 Airport Boulevard
July 15, 2022
review and approval by the Fire Code Official. Car stacker up to two levels shall be protected by Extra Hazard 2 design criteria.
13. The following are a list of, but not limited to, deferred plan submittal items that are required by the Fire Department and shall be submitted directly to the Fire Department, additional items may be called out based on subsequent permit reviews:
a. Automatic fire sprinkler and fire-extinguishing systems b. Energy storage systems
c. Emergency responder radio system (to be determined)
d. Fire alarm and detection systems and related equipment e. Fire pumps
f. Gas detection systems
g. Gates and barricades across fire apparatus access roads h. Private fire hydrants or underground fire mains
i. Smoke control and smoke exhaust systems
j. Solar photovoltaic power systems
k. Standpipe system
Fire Department Contact: Ian Hardage, Battalion Chief Fire Marshal, (650) 829-6645.
BUILDING DIVISION CONDITIONS
CA1. Garage Vertical Clearance: A 98” minimum vertical clearance is required from the garage entrance to the accessible parking space per CBC 11B-502.5.
CA2. Accessible Means of Egress: CBC 1009.2.1 requires elevators to be part of the accessible means of egress in buildings where a required accessible floor is four or more stories above the level of exit discharge. Further, CBC 1009.4 requires standby power for the elevators.
Provide compliance with these code sections or the exceptions to these code sections.
CA3. Gurney Size Elevator: Elevator shall be designed to accommodate an ambulance stretcher per CBC 3002.4
CA4. Stair Handrail Extension: Stair handrails at the top and bottom of the stairs shall extend the full dimensions described in CBC 1123A.6.2.3.
CA5. Sand Oil Separator: Sand oil separator shall be provided for the parking garage. CPC 1016.
CA6. Green Building: Building shall comply with the current California Green Building Standards Code Mandatory Measures.
CA7. Solar Ready Buildings: The scope of work at 40 Airport is identified to be as new construction. The building shall be solar ready per CEnergyC 110.10.
Building Division Staff Contact: Erik Rietdorf at (650) 829-6670 or at [email protected] Conditions of Approval – 40 Airport Boulevard
July 15, 2022
POLICE DEPARTMENT CONDITIONS
All construction must conform to South San Francisco Municipal Code Chapter 15.48.050 Minimum security standards for multiple-family dwellings, (Ord. 1477 § 1A, 2013; Ord. 1166 § 1, 1995)
15.48.85 Additional Security Measures May Be Required
Per South San Francisco Municipal Code 15.48.085 -Additional Security Measures, the following conditions will also be required:
1. The applicant shall install and maintain a system allowing first responders to enter into the building(s) by means of a code to be entered into a keypad or similar input device. The keypad/device should be located at the main entrance and an additional keypad/device located at an additional, but separate entrance, for a total of two different entrances for first responders. A permanent code shall be issued to the Police Department. Physical keys or electronic access cards will not satisfy this requirement. Please note this is separate from the Fire Department’s “Knoxbox” requirement.
2. Any exterior double door entrances shall only have one exterior handle, which should be on the right door (from a person’s perspective from the outside). This is to prevent the malicious locking/chaining of the doors from the outside. This requirement shall also apply to interior double doors to shared common areas. The interior opening mechanism for the aforementioned doors shall be of a design that prevents the same malicious locking/chaining.
3. All exterior doorways shall be illuminated during darkness by a white light source that has full cut-off and is of pedestrian scale.
4. All interior common and service areas, such as the garage, bicycle storage area, fire escapes, etc., shall be illuminated at all times with a white light source that is controlled by a tamperproof switch or a switch located in an inaccessible location to passers-by.
5. The landing at the lowest level of service staircases, such as those in the garage area or fire escapes, shall have some mechanism, such as fencing, to prevent access and prevent people from loitering or concealing themselves in that area.
Conditions of Approval – 40 Airport Boulevard
July 15, 2022
6. Any exterior bicycle racks installed shall be of an inverted “U” design, or other design that allows two different locking points on each bicycle.
7. The mature height of all shrubbery shall be no higher than three feet, if so, it shall be maintained at a maximum height of three feet, and tree canopies shall be no lower than six feet above grade.
8. The applicant shall install and maintain a camera surveillance system that conforms to the technical specifications of South San Francisco Municipal Code Chapter 8.66.050, Minimum technological standards, (Ord. 1515, 2016). The video surveillance cameras will be used as a crime deterrent and assist with the identification and apprehension of criminals if a crime is committed on the property. Enough cameras shall be installed to provide adequate coverage for the intended space. Cameras shall be placed minimally in the following locations:
a. All exterior entrances/exits
b. Garage area (to provide coverage for the entire parking area) c. Bicycle storage area
d. Main lobby of building
e. Lobby of sales/leasing office
f. Loading docks
9. Any leasing of sales offices within the building shall be alarmed with a central station monitored silent intruder alarm system
10. Any exterior benches accessible to the public shall have center armrests to prevent persons from lying down on them.
The Police Department reserves the right to review and comment upon the submission of revised and updated plans.
Police Department Staff Contact: Sergeant Michael Rudis at (650) 877-8927 or at [email protected].
Conditions of Approval – 40 Airport Boulevard
July 15, 2022
WATER QUALITY CONTROL DIVISION CONDITIONS
The following items must be included in the plans or are requirements of the Water Quality Control Stormwater and/or Pretreatment Programs and must be completed prior to the issuance of a building permit:
1. Storm drains must be protected during construction. Discharge of any demolition/construction debris or water to the storm drain system is prohibited.
2. Do not use gravel bags for erosion control in the street or drive aisles. Drains in street must have inlet and throat protection of a material that is not susceptible to breakage from vehicular traffic.
3. No floatable bark shall be used in landscaping. Only fibrous mulch or pea gravel is allowed.
4. After 7/1/19, Demolition Projects must complete a PCBs Screening Assessment Form (attached and available in Building Division). If screening determines the building is an applicable structure, the Protocol for Evaluating PCBs-Containing Materials before Building Demolition shall be followed.
5. Site falls Moderate Trash Generation area per South San Francisco’s ATTACHED Trash Generation Map (http://www.flowstobay.org/content/municipal-trash-generationmaps), determined by the Water Quality Control Division:
-Regional Water Quality Control Board-approved full trash capture devices must be installed to treat the stormwater drainage from the site. -At a minimum, a device must be installed before the onsite drainage enters the City’s public stormwater system (i.e. trash capture must take place no farther downstream than the last private stormwater drainage structure on the site). -An Operation & Maintenance Agreement will be required to be recorded with San Mateo County, ensuring the device(s) will be properly maintained. -A full trash capture system is any single device or series of devices that traps all particles retained by a 5 mm mesh screen and has a design treatment capacity of not less than the peak flow rate resulting from a one-year, one-hour storm in the sub-drainage area or designed to carry at least the same flow as the storm drain connected to the inlet.
6. Roof leaders/gutters must NOT be plumbed directly to storm drains; they shall discharge to stormwater treatment devices or landscaping first.
7. Fire sprinkler test drainage must be plumbed to sanitary sewer and be clearly shown on plans.
Conditions of Approval – 40 Airport Boulevard
July 15, 2022
8. Trash enclosure shall be covered, contained and the floor shall slope to a central drain that discharges to the sanitary sewer. Details of trash enclosure shall be clearly provided on plans.
9. Install a condensate drain line connected to the sanitary sewer for rooftop equipment and clearly show on plans.
10. Applicant will be required to pay a Sewer Capacity Fee (connection fee) based on SSF City Council-approved EDU calculation (involving anticipated flow, BOD and TSS calculations and including credits for previous site use). Based on the information received, the estimated Sewer Capacity Fee will be $1,050,765.36, payable with the Building Permit.
11. Elevator sump drainage (if applicable) shall be connected to an oil/water separator prior to connection to the sanitary sewer.
12. Drains in parking garage (if applicable) must be plumbed through an oil/water separator and then into the sanitary sewer system and clearly shown on plans.
13. Wherever feasible, install landscaping that minimizes irrigation runoff, promotes surface infiltration, minimizes use of pesticides and fertilizers and incorporates appropriate sustainable landscaping programs (such as Bay-Friendly Landscaping).
14. Site is subject to C.3 requirements of the Municipal Regional Stormwater Permit (please see SMCWPPP C.3 Regulated Projects Guide at
https://www.flowstobay.org/newdevelopment for guidance). The following items will be required;
15. Applicant shall provide 100% Low-Impact Development for C.3 stormwater treatment for all of the project’s impervious areas. In-lieu of on-site treatment, applicants seeking Special Project Status exemption to Low Impact Development for C.3 treatment may install LID treatment within the Right-of-Way. If Applicant chooses to treat any of their Project’s impervious areas within the ROW, Applicant shall size the treatment measures to treat both the Project’s impervious areas and the ROW. The ROW area to be treated shall be from the property line to the street centerline or crown whichever is a greater distance along the entire project frontage. Sizing and design shall conform to the San Mateo Countywide Water Pollution Prevention Program design templates and technical guidance and be approved by the Water Quality Control Plant and the Engineering Division. Applicant shall maintain all treatment measures required by the project and enter into a Stormwater Treatment Measure Maintenance Agreement with the City.
16. Completed attached forms for Low Impact Development (C3-C6 Project Checklist).
Forms must be on 8.5in X 11in paper and signed and wet stamped by a professional engineer. Calculations must be submitted with this package.
Use attached forms for completing documents, as old forms are no longer sufficient Conditions of Approval – 40 Airport Boulevard
July 15, 2022
Forms can also be found at http://www.flowstobay.org/newdevelopment A completed copy must also be emailed to andrew.wemmer @ssf.net
17. Sign and have engineer wet stamp forms for Low Impact Development.
18. Submit flow calculations and related math for LID.
19. Complete attached Operation and Maintenance (O&M) agreements.
Use attached forms for completing documents, as old forms are no longer sufficient Do not sign agreement, as the city will need to review prior to signature. Prepare packet and submit including a preferred return address for owner signature.
Packet should also be mailed or emailed to:
Andrew Wemmer
City of SSF WQCP
195 Belle Air Road
South San Francisco, CA 94080
[email protected]
Exhibit Templates can also be found within Chapter 6 the C.3 Technical Guidance at http://www.flowstobay.org/newdevelopment.
20. The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo (No Dumping! Flows to Bay).
21. Landscaping shall meet the following conditions related to reduction of pesticide use on the project site:
a. Where feasible, landscaping shall be designed and operated to treat stormwater runoff by incorporating elements that collect, detain, and infiltrate runoff. In areas that provide detention of water, plants that are tolerant of saturated soil conditions and prolonged exposure to water shall be specified. b. Plant materials selected shall be appropriate to site specific characteristics such as soil type, topography, climate, amount and timing of sunlight, prevailing winds, rainfall, air movement, patterns of land use, ecological consistency and plant interactions to ensure successful establishment.
c. Existing native trees, shrubs, and ground cover shall be retained and incorporated into the landscape plan to the maximum extent practicable. d. Proper maintenance of landscaping, with minimal pesticide use, shall be the responsibility of the property owner.
Conditions of Approval – 40 Airport Boulevard
July 15, 2022
e. Integrated pest management (IPM) principles and techniques shall be encouraged as part of the landscaping design to the maximum extent practicable. Examples of IPM principles and techniques include:
i. Select plants that are well adapted to soil conditions at the site. ii. Select plants that are well adapted to sun and shade conditions at the site.
In making these selections, consider future conditions when plants reach maturity, as well as seasonal changes.
iii. Provide irrigation appropriate to the water requirements of the selected plants.
iv. Select pest-resistant and disease-resistant plants. v. Plant a diversity of species to prevent a potential pest infestation from affecting the entire landscaping plan.
vi. Use “insectary” plants in the landscaping to attract and keep beneficial insects.
22. A SWPPP must be submitted (if > 1 acre). Drawings must note that erosion control shall be in effect all year long.
23. A copy of the state approved NOI must be submitted (if > 1 acre).
Water Quality Control Staff Contact: Andrew Wemmer, (650) 829-3840 or [email protected].
PARKS & RECREATION DEPARTMENT COMMENTS
1. Park acquisition and park construction fees shall apply to this project. To obtain fee estimates, please refer to Planning’s Development Fee schedule. “SOUTH SAN FRANCISCO SCAVANGER” COMMENTS (WASTE MANAGEMENT):
Contact Susan Kennedy at the South San Francisco Scavenger Co. at [email protected] or (650) 589-4020 to submit trash enclosure plans, and to obtain any additional requirements or service information.