1 DRAFT CONDITIONS OF APPROVAL
P22-0117 (Master Plan) & P22-0138 (Precise Plan):
Master Plan MP23-0002, Precise Plan PP23-0001, Design Review DR22-0036, Use Permit UP22-0011, Transportation Demand Management Plan TDM22-0009, Vesting Tentative Map PM22-0002, Development Agreement DA22-0005 & Environmental Determination ND22-0002
420, 440, 460, 480 and 490 Forbes Boulevard
(As recommended by City Staff on December 13, 2023)
Introduction
The term “applicant”, “developer”, “project owner” or “project sponsor” used hereinafter shall have the same meaning- the applicant for the 420, 440, 460, 480 and 490 Forbes Boulevard or the property/project owner if different from applicant.
PLANNING DIVISION
GENERAL
1. The project shall be constructed and operated substantially as indicated on the Master Plan and Precise plan set prepared by Flad architects on July 14, 2023, and approved by the City Council in association with P22-0117 (Master Plan) and P22-0138 (Precise Plan) as amended by the conditions of approval. The final plans shall be subject to the review and approval of the City’s Chief Planner.
2. The construction drawings shall comply with the approved plans, as amended by the conditions of approval, including the Master Plan and Precise Plan project plans prepared by Flad architects on July 14, 2023.
3. Applicant shall submit a checklist showing compliance with Conditions of Approval with building permit plans.
4. 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, Fire Marshal, and Chief Planner.
5. 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.
2 6. The project shall incorporate requirements and criteria related to the Comprehensive Airport Land Use Compatibility Plan (ALUCP), per SSFMC Section 20.300.003.
7. The applicant shall comply with all terms and conditions specified in the Development Agreement (DA22-005).
8. Any modification to the approved plans shall be subject to SSFMC Section 20.450.012 (“Modification”), whereby the Chief Planner may approve minor changes. All exterior design modifications, including any and all utilities, shall be presented to the Chief Planner for a determination.
9. The Final Parcel Map shall comply with all applicable requirements of SSFMC Title 19 (Subdivisions) and Title 20 (Zoning Ordinance), to be reviewed and filed by the Engineering Division.
10. The permit shall not be effective for any purpose until the property owner or a duly authorized representative files a signed acceptance form, 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.
11. The permit shall be subject to revocation if the project is not operated in compliance with the conditions of approval.
12. 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.
13. Prior to construction, all required building permits shall be obtained from the City’s Building Division.
14. Demolition of any existing structures on site will require demolition permits.
CONSTRUCTION
15. 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.
16. The applicant is responsible for providing site signage during construction, which contains contact information for questions regarding the construction.
17. During construction, the applicant shall provide and manage parking for construction workers either on and/or off-site as approved by the Chief Planner.
18. Prior to proceeding with exterior construction, the applicant shall provide a full-scale mockup of a section of exterior wall that shows the cladding materials and finishes, 3 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.
19. After the building permits are approved, but before beginning construction, the owner/applicant shall hold a preconstruction conference with City Planning, Building, Fire and Engineering staff and other interested parties. The developer shall arrange for the attendance of the construction manager, contractor, and all relevant subcontractors.
DESIGN REVIEW / SITE PLANNING
1. All equipment (either roof, building, or ground-mounted) shall be screened from view 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 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.
2. 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.
3. Plant materials shall be replaced when necessary with the same species originally specified unless otherwise approved by the Chief Planner.
4. 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).
5. 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.
6. 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.
7. All landscaping installed within the public right-of-way by the property owner shall be maintained by the property owner.
8. 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 (See SSFMC Section 20.300.008, and the City’s WELO Document Verification package).
4 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.
9. 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.
10. 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.
11. The applicant shall incorporate the recommendations of the Design Review Board from their meeting of January 17, 2023 with the following recommendations: 1) continue to review your landscaping plant palette, as certain species will not survive the SSF elements out on the East of 101 and 2) consider adding additional street trees along Forbes Blvd.
12. Landscaped areas in the project area may contain trees defined as protected by the South San Francisco Tree Preservation Ordinance, Title 13, Chapter 13.30. Any removal or pruning of protected trees shall comply with the Tree Preservation Ordinance, and applicant shall obtain a permit for any tree removals or alterations of protected trees, and avoid tree roots during trenching for utilities.
13. 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.
14. Prior to receiving certificate of occupancy with each phase as determined by the Chief Planner, the applicant shall install 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. 5 15. 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.
TRANSPORTATION / PARKING
16. The applicant shall provide an additional fifty-seven (57) Electric Vehicle ready stalls in parking structure one (aka PS1).
17. 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.
18. The applicant has prepared and submitted a Preliminary Transportation Demand Management (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, or designee.
a) 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 prepared by Fehr and Peers modified as necessary to reflect the structure of the current Ordinance. The Final TDM Plan shall be designed to ultimately achieve the requirements of a Tier 4 project.
b) The Final TDM Plan shall outline the required process for on-going monitoring beginning one (1) year after the granting of a certificate of occupancy. c) 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 the targeted performance requirement (50 points for Tier 4 projects), providing supporting statistics and analysis to establish attainment of the goal; or (2) state that the applicable property has not achieved the targeted performance requirement (50 points for Tier 4 projects), 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 targeted performance requirement.
d) 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 $1,848.00 and is updated by the City Council on an annual basis. 6 The monitoring fee for the Project’s first year of operation is due to the City prior to the project receiving a Certificate of Occupancy.
e) The Final TDM plan shall be subject to review and approval by the San Mateo City/County Association of Governments.
f) The Applicant shall participate in Commute.org’s Certified Development Program as part of the Project’s TDM Plan.
g) Prior to approval of a permit for tenant improvements or a business license, tenants shall submit a letter demonstrating concurrence with the Final TDM Plan. The letter shall acknowledge how applicable TDM requirements are identified in their lease and summarize how the tenant is implementing applicable TDM measures.
19. Based on the Project’s Transportation Impact Analysis and Preliminary Transportation Demand Management Plan, the City requires that the following measures be implemented by the applicant:
A) Regulatory Requirement Transportation-1, Implementation of a TDM Plan: The Project shall be required to Implement a TDM Plan at a tier-level consistent with the size of the development.
a. Phase 1 of the Project is already approved and under construction. Based the square footage of Phase 1 development, Phase 1 qualifies for a Tier 3 TDM Plan, is required to achieve 40 points and must achieve a 40 percent reduction to home-to-work single-occupant vehicle trips. TDM measures included as part of the Tier 3 Plan include:
i. 50% transit pass subsidies
ii. Participation in Commute.org
iii. Carpool/Vanpool Programs and Parking
iv. Bicycle Storage, Showers, Lockers
v. Designated TDM Coordinator
vi. Bicycle and Pedestrian-Oriented Site Access
vii. Telecommuting & Flexible Work Schedules
viii. Enhanced Shuttle Commitment
ix. Active Transportation Gap Closure
x. On-Site Pedestrian-Oriented Amenities
xi. On-Site Carshare
xii. Bicycle Repair Station
b. At the initiation of Phase 2, additional measures will need to be incorporated into a Tier 4 TDM Plan to achieve the 50-point criteria and achieve a 50 percent reduction to home-to-work single occupant vehicle trips. The Project will leverage information concerning the most successful elements of the Phase 1 7 TDM Plan in order to determine which additional measures are most appropriate and effective for Phase 2 and 3. TDM measures to be considered for the Tier 4 Plan include:
i. Parking Cash-out incentive
ii. Transit Capital Improvements
iii. Bikeshare Program
iv. Cash Incentives
a) Annual monitoring must demonstrate that the Project achieves 50 percent of employees traveling by single occupancy vehicles and that the Project does not exceed its Project-specific Trip Cap.
i. Annual monitoring of a site-specific trip cap would be conducted by the Applicant/Developer via annual vehicle counts at the Project’s driveways.
Counts would be conducted by an independent vendor over a period of one week during which school is in session.
20. Once construction of an associated parking structure is complete, construction-related parking should be prioritized within the structure and/or managed elsewhere on or off-site to the satisfaction of the Chief Planner.
21. Prior to occupancy, provide clear signage on site for commercial and visitor parking areas to help direct vehicle traffic.
ENVIRONMENTAL MITIGATION MEASURES / CEQA
22. The applicant shall comply with all mitigation measures, regulatory requirements and project improvements as identified in the Vantage Master Plan Project's Mitigation Monitoring and Reporting Program (MMRP).
IMPACT / DEVELOPMENT FEES
**Project is subject to all impact fees, community benefits contributions, and payment schedules outlined in the Development Agreement. The following fees are estimates, are subject to change, based on final plans submitted for building permits. Credits for existing uses will be calculated and applied to applicable fees. **
23. CHILDCARE FEE: Prior to issuance of the first building permit non-residential, 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. The childcare impact fee estimate for the project is:
Office/R&D: $1.51/SF x 1,288,582 SF = $1,945,758.82
8 24. PARK FEES: Prior to issuance of the first building permit 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. The park fee estimate for the project is:
Office/R&D: $3.54/SF x 1,288,582 SF = $4,561,580.28
25. CITYWIDE TRANSPORTATION FEE: Prior to issuance of the first building permit, 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. The citywide transportation fee estimate for the project is:
Office/R&D: $34.85/SF x 1,288,582 SF = $44,907,082.70
26. COMMERCIAL LINKAGE FEE: Prior to issuance of the first building permit, the applicant shall pay the applicable commercial linkage fee in accordance with South San Francisco Municipal Code Chapter 8.69, based on the current fee for each applicable land use category. The fee shall be calculated based on the fee schedule in effect at the time the building permit is issued. The commercial linkage fee estimate for the project is:
Office/R&D: $17.38/SF x 1,288,582 SF = $22,395,555.20
27. PUBLIC SAFEY IMPACT FEE: Prior to issuance of the first building permit for the development, the applicant shall pay applicable Public Safety Impact Fees in accordance with South San Francisco Municipal Code Chapter 8.75. The Public Safety Impact Fee for the project is:
Office/R&D: $1.31/SF x 1,288,582 SF = $1,688,042.42
28. LIBRARY IMPACT FEE: Prior to issuance of the certificate of occupancy 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. The Library Impact Fee for the project is:
Office/R&D: $.14/SF x 1,288,582 SF = $180,401.48
29. PUBLIC ART REQUIREMENT: All non-residential development is subject to the Public Art Requirement, per South San Francisco Municipal Code Chapter 8.76. The public art requirement for this project shall be satisfied by providing qualifying public art, as defined in South San Francisco Municipal Code Chapter 8.76 and reviewed and approved by the Cultural Arts Commission or designee, with a value equal to not less than 1% of 9 construction costs for acquisition and installation of public art on the project site; or electing to make a public art contribution payment in an amount not less than 0.5% of construction costs into the public art fund. The in-lieu contribution payment shall be made prior to the issuance of a building permit.
For questions regarding Planning Division COAs, please contact Christy Usher at ([email protected]) or (650) 877-8535.
ENGINEERING DIVISION
Below are the conditions that 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. Encroachment for Public Improvements plan check and permit processing. Provide an engineer’s estimate or opinion of probable cost of ROW improvements for fees and deposits 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 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.
5. 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. 10 6. An Encroachment Permit is required for any work proposed within the public right-of-way.
The Applicant shall pay all permit, plan check, and inspection fees, as well as, any deposits and/or bonds required to obtain said permits.
7. 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. The Applicant shall also confirm that any existing groundwater monitoring wells on the project site have been properly closed and/or relocated as necessary as approved by the County or State Regulators in charge.
Plan Submittal
8. 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. 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).
9. 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.
10. Prior to building permit issuance, the Applicant shall obtain an Encroachment 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 Encroachment Permit. Applicant shall prepare and submit a separate Public Improvement Plan set that 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.
An engineer’s cost estimate for the scope of work shown on the approved Public 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 Subdivision Improvement Agreement.
11. 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. 11 12. All improvements shall be designed by a registered civil engineer and approved by the Engineering Division.
13. The Engineering Division reserves the right to include additional conditions during review of the building permit, grading permit, or encroachment permit.
Mapping and Agreements
.
1. The Applicant shall record a Final Map that creates the various Lots and easements approved with the Vesting Tentative Map. Said Final Map shall be recorded with the San Mateo County Recorder’s Office prior to the issuance of a Final Occupancy of the first Building Permit for the Phase 2 Precise Plan improvements.
2. The Applicant shall dedicate to the City, an Emergency Vehicle Access Easement as shown on the Tentative Map to the satisfaction of the Fire Marshal.
3. The Applicant shall dedicate to the City, a Public Sidewalk Easement along the Forbes Boulevard frontage of the subdivision for all portions of the sidewalk that encroaches onto private property.
4. Applicant shall submit all documents required for review of any mapping application as a separate application from the improvement plans. Prior to the approval of any Permits, 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.
a. 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.
b. 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
5. Applicant shall pay for all Engineering Division deposits and fees required for any mapping application prior to review.
Right-of-Way
6. Prior to building permit issuance and prior to any work within the City Right-of-Way, the Applicant shall obtain an Encroachment Permit from the Engineering Division. All new 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.
12 7. 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.
8. The Applicant shall design and construct a traffic signal at the intersection of Allerton Avenue and Forbes Boulevard and it shall include a new crosswalk on Forbes Boulevard at the west leg of the intersection. The design for said traffic signal shall be provided to the City for approval along with performance/payment bonds for 110% of the cost of said improvement, prior to the approval of the first Building Permit for the Phase 2 Precise Plan improvements.
Said traffic signal shall be completed within 1 (one) year after the approval of the first building permit for any of the Phase 2 Precise Plan Improvements.
9. The Applicant shall design and install one crosswalk at the north leg of the Forbes Blvd and Eccles Ave intersection. Said crosswalk shall be completed prior to the issuance of the first Final Occupancy for any of the Phase 2 Precise Plan Improvements.
10. The Applicant shall provide a fair share contribution for the signalization at Forbes Blvd and Corporate Dr. The fair share shall be proportionate to the project’s traffic volumes of the future signalized intersection. Said faire share contribution is in addition to the fees to be paid for the City-Wide Transportation Impact Fee and shall be paid prior to the issuance of the first Final Occupancy for any of the Phase 2 Precise Plan Improvements.
11. The Applicant shall provide a fair share contribution for the Rail-to-Trails gap closure segment along the existing railroad tracks from East Grand Avenue & Forbes Blvd to the existing Railsto-Trails segment at the end of Roebling Road. The fair share shall be based on the project’s proportion of cyclist volumes of the trail segment. Said faire share contribution is in addition to the fees to be paid for the City-Wide Transportation Impact Fee and shall be paid prior to the issuance of the first Final Occupancy for any of the Phase 2 Precise Plan Improvements.
12. 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 subdivision 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.
13. The Applicant shall be responsible for maintaining all street trees and landscaped irrigation systems installed within the Public right-of-way.
14. Prior to the issuance of an Encroachment Permit, 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.
15. Prior to the issuance of an Encroachment Permit, the Applicant shall submit Traffic and Pedestrian Control Plans for proposed work, and/or any area of work that will obstruct the existing pedestrian walkways.
16. No private foundation or private retaining wall support shall extend into the City Right-ofWay without express approval from the Engineering Department. Applicant shall design any 13 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.
17. Applicant shall ensure that any pavement markings impacted during construction are restored and upgraded to meet City standards current to the time of Encroachment Permit approval.
18. 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.
19. 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.
20. Prior to the issuance of a building permit, the Applicant shall coordinate with Scavenger and submit all garbage related plans.
Stormwater
21. Prior to the issuance of any Building Permit for the Phase 2 Precise Plan, the Applicant shall submit to the City Engineer a storm drainage and hydraulic study for the fully improved development analyzing pre-development conditions and post-development conditions of the campus wide subdivision area. The study shall confirm that the proposed development will meet the goal of reducing peak runoff by 15% based on a 25-year, 5-minute design storm for each drainage basin. Said reduction in peak runoff shall be met as the various parcels are developed with temporary or permanent improvements on the parcels. Methods for reducing stormwater flow shall include stormwater storage on-site if necessary. The study shall also evaluate the capacity of each new storm drain installed as part of the development.
Precipitation shall be based on NOAA Atlas 14 data for the site. The study shall be submitted to the City Engineer for review and approval.
22. On-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.
23. Hydraulic Grade lines shall not be less than 1 foot from the ground surface.
24. Runoff Coefficients used for hydraulic calculations shall be as follows:
a. Pervious areas—0.35
b. Impervious areas—0.95
25. Drainage runoff shall not be allowed to flow across lot lines or across subdivision boundaries onto adjacent private property without an appropriate recorded easement being provided for this purpose.
14 26. All off-site drainage facilities required by the City Engineer to accommodate the runoff from the subdivision shall be provided by the Applicant at no cost to the City.
27. 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 the Municipal Regional Permit.
28. All storm drainage runoff shall be discharged into a pipe system or concrete gutter. Runoff shall not be surface drained into public streets or surrounding private propertywithout a drainage easement to allow for said surface runoff.
29. 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.
30. 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 subdivision shall be owned, repaired, and maintained by the property owner’s association.
Sanitary Sewer
31. The Applicant shall abandon all existing private sewer laterals from the project site connected to the public sanitary sewer system. The number of sewer laterals to be abandoned shall be shown on the plans and shall be confirmed by the review of a video inspection of the private sanitary sewer main.
32. The Applicant shall perform a sewer capacity study using the City’s sanitary sewer modeling consultant, to determine how the full buildout of the Precise Plan impacts the existing public sanitary sewer system The study shall account for all upstream flow tributary to the existing sewer mains including future flows based on the maximum density of the zoning. Any required upgrades of the public sanitary sewer system on Allerton Avenue and/or on East Grand Avenue shall be the responsibility of the Applicant and is not subject to a credit of the Sewer Capacity Fee or East of 101 Sewer Impact Fee to be paid by the Applicant. Sanitary sewer mains shall not flow more than 2/3 full at peak wet weather flow. The sewer capacity study shall be submitted for review and approval to the Engineering Division prior to the issuance of any Building Permit for the Phase 2 Precise Plan.
33. Sanitary Sewer plan shall show all existing and proposed utilities. Be sure to provide minimum horizontal and vertical clearances for all existing and proposed utilities. Also include all existing and proposed manhole, catch basin and pipe invert elevations.
34. All utility crossings shall be potholed, verified and shown on the plans prior to the building permit submittal.
35. The on-site sanitary sewer system/plumbing shall be designed and installed to City Standards 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. The Applicant shall demonstrate that on-site private sewer mains will achieve a 2 feet per second peak dry weather flow velocity with a minimum slope of 0.5%
36. 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. 15 37. The on-site sanitary sewer system up to the public sanitary sewer manhole connection shall not be dedicated to the City for maintenance. The sanitary sewer facilities within the subdivision shall be repaired and maintained by the property owner Association.
Dry Utilities
38. The Applicant shall underground the existing overhead utilities along the Rails-to-Trails corridor from the east side of Allerton Avenue to the western limits of the proposed Lot 9 of the subdivision. At Applicant’s option, said undergrounding may be phased to occur along each lot fronting the Rails to Trails corridor as they are improved with the Phase 2 Precise Plan Improvements. Said requirement shall be met by the issuance of the Final Occupancy for building permits issued on said Lots for the Phase 2 Precise Plan.
39. 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.
Domestic Water
40. The Applicant shall coordinate with the California Water Service (Calwater) for all waterrelated issues. All water mains and services shall be installed to the standards of the Calwater.
41. 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 Marshal.
On-site Improvements
42. Internal driveways shall be a minimum of 15-feet wide for one-way travel and 25-feet wide of for areas subject to two-way travel. One-way travel lanes within the site shall be clearly posted and marked appropriately.
43. Staging or storing of trash bins shall not be permitted on Public right-of-way or on-site within the Emergency Vehicle Access Easement.
44. The Applicant shall submit a construction access plan that clearly identifies all areas of proposed access during the proposed development.
45. Prior to receiving a Certificate of Occupancy form the Building Division, the Applicant shall require its 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.
46. 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.
47. 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.
48. 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 16 placement of the monument signs do not obstruct clear lines of sight for vehicles entering or exiting the site.
Grading
49. 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.
50. During grading operations, 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.
51. 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.
52. 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.
53. 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.
54. 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.
55. 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.
56. 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.
Engineering Impact Fees
1. The Applicant shall pay the following Fees prior to receiving a Building Permit for the subject project:
a. The Oyster Point Interchange Impact Fee per the formula established by Resolution 71-84.
b. The Citywide Transportation Impact Fee per the formula established by Resolution 120-2020
c. The East of 101 Sewer Impact Fee per the formula established by Resolution 97-2002 For any questions concerning Engineering COAs, please contact Matthew Ruble at 17 [email protected] or (650) 829-6671.
FIRE DEPARTMENT
1. Prior to construction, all required construction permits shall be obtained from the City’s Building and Fire Departments.
2. 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, Fire Marshal, and Chief Planner
3. After the building permits are approved, but before beginning construction, the owner/applicant shall hold a preconstruction conference with City Planning, Building, Fire and Engineering staff and other interested parties. The developer shall arrange for the attendance of the construction manager, contractor, and all relevant subcontractors.
4. 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.
5. 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.
6. Permit(s) shall be required as set forth in adopted California Building Code (CBC) Section 105 California Fire Code (CFC) Sections 105. Submittal documents consisting of construction documents, statement of special inspections, geotechnical report and other data shall be submitted electronically 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.
18 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 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, water supply for firefighting, hydraulic calculations and material specifications for fire hydrant, fire protection, detection systems or hazardous operations shall be submitted separately to the fire department for review and approval prior to construction. f. For all freestanding structures a building height survey shall be performed by an approved third-party surveyor.
7. 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.
8. 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.
9. 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 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.
10. Fire apparatus access roads shall be provided and maintained in accordance with CFC Section 503 and Appendix D.
a. The development is required to submit each parcel fire apparatus access and water supply site development plan to the Fire Department for review and approval prior to submitting any building construction permits for the same parcel. b. 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 200 feet of all portions of the 19 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. 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.
ii. 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, the 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 the fire apparatus.
c. Commercial and industrial developments with buildings or facilities exceeding 30 feet or three stories in height or 124,000 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.
d. 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. If required, the side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. e. Required Fire Department access roads shall be signed “No Parking – Fire Lane” per current Fire Department standards and California Vehicle Code (CVC) Section 22500.
f. A Fire Department key box shall be provided on the front of each structure for access to fire protection equipment within the building as approved by the fire code official.
11. 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. b. Approved standpipe system in new buildings and structures shall be provided in the locations described in adopted CFC Section 905.
i. Not less than one standpipe shall be provided for use during construction. Such standpipes shall be installed under a separate fire construction permit 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 20 construction progresses, such standpipes shall be extended to within one floor of the highest point of construction having secured decking or flooring.
12. A change of occupancy shall not be made unless the use or occupancy is made to comply with the requirements of the City adopted California Fire Code and the California Existing Building Code. Where approved by the fire code official, a change of occupancy shall be permitted without complying with all requirements of this code and the California Existing Building Code, provided that the new or proposed use or occupancy is determined to be less hazardous, based on life and fire risk, than the existing use or occupancy.
13. Construction/shop drawings for Fire Protection Systems, General Safety Provisions, Building & Equipment Design Features, Special Occupancies & Operations, and Hazardous Materials identified in CFC Section 105.5. and 105.6 shall be separate submittals directly to the Fire Department. The following are a list of, but not limited to, plan submittal items that are required by the Fire Department and shall be submitted directly to the Fire Department prior to application of Building Permits, additional items may be called out based on subsequent permit reviews:
a. Fire apparatus access and water supply
For questions concerning Fire Department COAs, please contact Ian Hardage at [email protected] or (650) 829-6645.
POLICE DEPARMENT
All construction must conform to South San Francisco Municipal Code Chapter 15.48.070 Minimum security standards for non-residential buildings, (Ord. 1477 § 1C, 2013; Ord. 1166 § 1, 1995)
15.48.085 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) Any exterior bicycle racks installed shall be of an inverted “U” design, or other design that allows two different locking points on each bicycle. 2) Any publicly accessible benches shall be of a design that prevents persons from lying on them, such as a center railing.
3) Any publicly accessible power outlets shall be of a design that prevents their access or use during those hours the business is normally closed. If physical locking covers are used, they must be made of metal, not plastic, and locks must be installed prior to inspection.
4) Any publicly accessible raised edge surfaces, such as retaining walls, concrete benches, handrails, or railings, shall be of a design that prevents or discourages skateboard use on those surfaces.
21 5) 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.
6) The applicant shall install and maintain a camera surveillance system that conforms to the minimum 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 (providing coverage to entire parking area) c. Bicycle storage area
d. Main lobby of building
e. Loading docks
The Police Department requires acknowledgement of these comments to include specific locations in the plans where the applicable change requests have been made.
The Police Department reserves the right to review and comment upon the submission of revised and updated plans.
For questions concerning Police Department COAs, please contact the Planning Sergeant at [email protected] or (650) 877-8927.
WATER QUALITY CONTROL DIVISION
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.
22 Submit a PCB screening package for each address/building containing:
1.) PCBs Screening Form
2.) QAQC checklist
3.) Contractor’s Report
4.) Analytical Results (if applicable)
5. If site falls in a Very High, High or Moderate Trash Generation area per South San Francisco’s ATTACHED Trash Generation Map
(http://www.flowstobay.org/content/municipal-trash-generation-maps), 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.
8. Trash enclosure shall be covered (roof, canopy) and contained (wall/fence). Floor shall slope to a central drain that discharges to the sanitary sewer system. If food prep to be involved, the central drain shall first discharge to a grease trap/interceptor and then connect 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. If laboratories will be installed, a segregated non-pressurized lab waste line must collect all laboratory waste. Install a sample port on the lab waste line outside the building, which will be accessible at all times.
11. Submit specs on the sample port.
23 12. If a food service kitchen/ prep area is to be installed, it shall connect to a gravity grease interceptor at least 1000 gallons (liquid capacity) in size. Sizing of the grease removal device must be in accordance with the uniform plumbing code.
13. Grease interceptor shall be connected to all non-domestic wastewater sources in the kitchen (wash sinks, mop sinks, floor drains) and shown on plans.
14. A cut sheet of the Grease Interceptor/Trap must be shown on plans.
15. Garbage Disposals in Industrial/Commercial facilities are prohibited by City of South San Francisco Municipal Code. Do not include/Remove Garbage Disposal(s) from plans.
16. Submit facility square footage on plans, including square footage/use of any previous buildings on site and square footage/use of proposed buildings for site. Applicant will be required to pay a Sewer Capacity Fee (connection fee) based on SSF City Councilapproved EDU calculation (involving anticipated flow, BOD and TSS calculations and including credits for previous site use).
17. Elevator sump drainage (if applicable) shall be connected to an oil/water separator prior to connection to the sanitary sewer.
18. 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.
19. 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).
20. Given that Stormwater Treatment for the Phase 1 project area as required by Section C3 of the Municipal Regional Permit included treating tributary drainage areas of a parcel on an adjacent parcel, and given that those adjacent parcels may be revised with the subsequent phases of development, all future development (temporary or permanent) shall be required to demonstrate that all parcels within the boundary of the entire Vesting Tentative Map complies with the C3 stormwater treatment requirements including any updates to Stormwater Operations and Maintenance Agreements
24 21. 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;
Water Quality Control Item #s 22-25 are required to be submitted with the Building Permit application under the Building Permit review. Item # 26 is also required to be submitted during Building Permit review – at least in draft form. The final executed and recorded O&M Agreement (#26) is required prior to final project sign-off/TO from Water Quality Control.
22. Applicant shall provide 100% Low-Impact Development for C.3 stormwater treatment for all of the project’s impervious areas per MRP Section C.3.b. In-lieu of feasible on-site treatment, qualifying applicants may apply for the Special Project Status exemption per Provision C.3.e.ii to Low Impact Development for C.3 treatment. However, the applicant must provide a complete Infeasibility Narrative establishing all of the following (while still treating as much of the runoff via LID onsite as possible):
a. Infeasibility of treating 100% of the amount of runoff identified in Provision C.3.d for the project’s drainage area with LID treatment measures onsite; b. Infeasibility of treating 100% of the amount of runoff identified in Provision C.3.d for the project’s drainage area with LID treatment measures offsite within South San Francisco, providing LID treatment of an equivalent amount of runoff either at a:
i. Available Regional Stormwater Project in same watershed ; ii. Property owned by the project proponent in the same watershed; or iii. Planned South San Francisco Green Infrastructure (GI) Stormwater Project.
1. Project options to be made available by City Engineering staff upon request
c. Infeasibility of treating 100% of the amount of runoff identified in Provision C.3.d for the project’s drainage area with some combination of LID treatment measures onsite, offsite or at a Regional Project in the same watershed; d. Infeasibility of installing 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. 25 23. 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 Forms can also be found at http://www.flowstobay.org/newdevelopment A completed copy must also be emailed to andrew.wemmer @ssf.net
24. Sign and have engineer wet stamp forms for Low Impact Development.
25. Submit flow calculations and related math for LID.
26. 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.
27. The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo (No Dumping! Flows to Bay).
28. 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. 26 d. Proper maintenance of landscaping, with minimal pesticide use, shall be the responsibility of the property owner.
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.
29. A SWPPP must be submitted (if > 1 acre). Drawings must note that erosion control shall be in effect all year long.
30. A copy of the state approved NOI must be submitted (if > 1 acre).
For questions concerning Water Quality Control Division COAs, please contact Andrew Wemmer with any questions at [email protected] or (650) 829-3840.