CONDITIONS OF APPROVAL
P23-0061: EIR24-0002; PUD24-0001; RZ25-0002; PM25-0001; DR23-0024 and TDM23-0007
500 Railroad Avenue
(As recommended by Planning Commission on July 9, 2025)
PLANNING DIVISION CONDITIONS
Introduction
The term “applicant”, “developer”, “project owner” or “project sponsor” used hereinafter shall have the same meaning – the applicant for the 500 Railroad Avenue Project or the property/project owner if different from applicant.
GENERAL
The Project shall be constructed and operated substantially as indicated on the plan set prepared by SIM Architects, dated September 10, 2024, and considered by the Planning Commission in association with P24-0065, as amended by the conditions of approval. The final plans shall be subject to the review and approval of the City’s Chief Planner.
The construction drawings shall comply with the Planning Commission approved plans, as amended by these conditions of approval, including the plans prepared by SIM Architects, dated September 10, 2024.
The permit shall be subject to revocation if the project is not operated in compliance with the conditions of approval.
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.
Prior to construction, all required building permits shall be obtained from the City’s Building Division.
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.
Applicant shall submit a checklist showing compliance with Conditions of Approval and any required mitigation measures with building permit submittal.
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.
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.
Prior to the recordation of the Covenants Conditions & Restrictions (CC&Rs) with the San Mateo County Recorder, the applicant shall submit the final CC&Rs to the Chief Planner for review and approval.
The CC&Rs shall require the inclusion of a residential disclosure statement. All residential unit owners shall be required to sign a disclosure of acknowledgement that they agree to reside within an existing industrial area and may be subject to inconvenience or discomfort arising from industrial operations. Such inconvenience and discomfort may include, but is not limited to, noise, odors, fumes, dust smoke, vibrations, visual impact, truck traffic and the operation of machinery during any 24 hour period. The City of South San Francisco has adopted policies to preserve industrial uses within the Lindenville Specific Plan Area and residents or occupants of this property should be prepared to accept such inconveniences or discomfort as a normal and necessary aspect of living within proximity to an active industrial area.
The CC&Rs shall include the requirement for continued maintenance of the public open space on the property for the lifetime of the residential uses on the property. Such maintenance shall include keeping the public open space clean and free of litter and keeping all landscaping / plant material in a healthy state.
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.
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.
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, subject to any extensions provided under the Subdivision Map Act or other applicable law. A one-year permit extension may be granted in accordance with provisions of the SSFMC Chapter 20.450 (Common Procedures).
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.
Prior to scheduling a Final Inspection with the Planning Division, the applicant must submit a Planning Final Inspection Request form, which states that the project has been built according to approved plans, and any revisions have been approved by the Planning Division.
CONSTRUCTION
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.
The applicant is responsible for providing site signage during construction, which contains contact information for questions regarding the construction.
During construction, the applicant shall provide parking on-site, or shall arrange for off-site parking, for construction workers when the Chief Building Official and Fire Marshal provide written approval.
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, 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.
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
DESIGN REVIEW / SITE PLANNING
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 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.
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 20.300.008, Landscaping.
Plant materials shall be replaced when necessary with the same species originally specified unless otherwise approved by the Chief Planner.
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).
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.
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.
All landscaping installed within the public right-of-way shall be maintained by the property owner.
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).
Projects with a new aggregate landscape of 2,500 sq. ft. or greater must comply with the performance measures required by the MWELO.
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.
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.
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.
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.
The applicant shall incorporate the following recommendations of the Design Review Board from their meeting of September 25, 2024.
Replace the proposed clumping grass species (Festuca californica) which will grow poorly in the SSF elements, with another species such as Muhlenbergia capillaris, Pink Muhly Grass, which does very well in the SSF elements.
Consider not including the Achillea millifolium species that are high in allergens.
If using Arbutus unedo, Strawberry Tree (Marina’) place the species within the proposed planters to slippery berries dropping into the walking area.
Provide a range of landscape species that will give a sense of seasons.
Preserve existing large Eucupluyus trees at the southern property boundary to the maximum extent feasible.
Add vine pockets on the retaining wall at the common open space area between Buildings 1 and 2. Plant evergreen vines such as Ficus pumila ‘Minima’, Miniature Creeping Fig, which will cover the walls a soften the limited pedestrian experience.
Consider species which will grow tall and narrow such as the Ginkgo biloba ‘Autumn Gold’ shown on L5 or the evergreen Tristania conferta (Lophostemon), Brisbane box that will grow in a vertical pattern along Railroad Avenue.
Prior to the removal or pruning of any trees that are partially located on an adjacent parcel, the applicant shall notify the affected parcel owner.
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.
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.
Permanent project signage is not included in the project entitlements. Prior to installation of any project signage, the applicant shall submit an appropriate sign application per SSFMC Chapter 20.360, Signs, for review and approval.
Windows for multi-family residential development must meet the requirements of SSFMC 20.310.004 (D): Windows: Trim at least two inches in width and one inch in depth must be provided around all windows, or windows must be recessed at least three inches from the plane of the surrounding exterior wall.
Prior to issuance of any building or construction permits for the residential buildings, the applicant shall submit final plans showing the public open space moved from between Building 2 and Building 3 to the eastern end of Building 1, adjacent to the intersection of Railroad Avenue and South Linden Avenue. The location of the public open space may be modified if the project sponsor submits information providing evidence to the satisfaction of the Chief Planner and Parks and Recreation Director that the preferred location is infeasible due to engineering, excessive cost, or other related factors. The public open space design is subject to review and approval by the Chief Planner and Parks and Recreation Director.
The public open space shall have a minimum area of 2,450 square feet. The open space will include a minimum 35 percent landscaped area (including bioretention), with the remainder hardscape. Any changes to these area requirements are subject to review and approval by the Chief Planner and Parks and Recreation Director.
The open space shall incorporate the following general standards:
Open and inviting at the sidewalk
Located at the same elevation as the sidewalk on South Linden Avenue.
Oriented and visually connected to the street.
Provide seating and amenities adjacent to the public sidewalk.
Informational signage visible from the public sidewalk identifying the space as open to the general public.
Provide a mixture of trees, shrubs and groundcovers.
In accordance with South San Francisco Municipal Code Section 19.24.090, the applicant is eligible to receive a credit against Park and Recreation Fees for the above-described public open space on the project site.
Prior to issuance of any building or construction permits for the residential buildings, the applicant shall submit final plans for the private open space, paseos, and the railroad spur implementing the maximum feasible amount of landscaping. In accordance with South San Francisco Municipal Code Section 19.24.105, the applicant may be eligible for a credit against Parkland Acquisition Fees for private open space within the development that is usable for recreational uses; such credit is subject to City Council approval.
Prior to issuance of any building or construction permits, all private balconies will be designed to have a minimum area of 80 square feet, pursuant to South San Francico Municipal Code Section 20.135.030.F (Rowhouse). The minimum dimension of private open space for units within Building 2A and 2B is allowed to be reduced to no less than 4 feet.
Per South San Francisco Municipal Code Section 20.300.015 Underground Utilities, all exterior utilities, including electrical transformers, shall be installed and maintained underground within the site. Prior to the issuance of any building or construction permits for the residential buildings, the applicant shall submit final plans for the undergrounding of utilities. If it is determined by any utility provider that underground installation is infeasible, the applicant shall provide such documentation from the utility provider and updated plans showing how the utility is screened from view from the public right of way.
TRANSPORTATION / PARKING
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, or designee, and City Engineer, or designee.
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.
The Final TDM Plan shall include all mandatory elements included in the Ordinance in place at the time of entitlement approval and be in substantial conformance to the Preliminary TDM Plan prepared by Hexagon Transportation Consultants. The Final TDM Plan shall be designed to ultimately achieve the requirements of a Tier 1 project.
The Final TDM Plan shall outline the required process for annual monitoring beginning one (1) year after the granting of a certificate of occupancy for the first five years.
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 $3,725 and is updated by the City Council on an annual basis. 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.
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 appended to this application are implemented over the life of the project, and that the property owner and tenants acknowledge the requirement to participate in the periodic monitoring 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.
ENVIRONMENTAL MITIGATION MEASURES / CEQA
The applicant shall comply with all applicable mitigation measures outlined in the 500 Railroad Environmental Checklist (Associated CEQA Resolution, Exhibit 2).
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.** PARK LAND ACQUISITION AND CONSTRUCTION FEES: Prior to the date of final inspection or the date the certificate of occupancy is issued, whichever occurs first, the applicant shall pay the Parkland Acquisition Fee in accordance with South San Francisco Municipal Code Chapter 8.67 and 19.24, and Parkland Construction Fee in accordance with South San Francisco Municipal Code Chapter 8.67. The fees are subject to annual adjustment. Credits to the Parkland Acquisition Fee may be obtained for dedicated public open space and private open space that is usable. Based on the plans reviewed by the Planning Commission on May 15, 2025, the parkland acquisition and construction fee estimates for the Project (prior to the application of any eligible credits for private open space) are:
Parkland Acquisition Fee (SSFMC 19.24):
Public Parkland Acres Required: 70 units x 0.01035 parkland acres/unit = 0.7245 acres Public Parkland Acres Provided: 0.0562 acres (7.76% of total required) Parkland Acquisition In-Lieu Fee Adjustment: $3,124.80/unit x 92.24% = $2,882.32/unit Parkland Fee Acquisition Calculation: $2,882.32/unit x 70 units = $201,762.40 Parkland Construction Fee (SSFMC 8.67):
70 units x $31,254.78/unit = $2,187,834.60
Administration Fee: $700
CHILDCARE FEE: Prior to final inspection, the applicant shall pay any applicable childcare fees in accordance with South San Francisco Municipal Code Chapter 8.77. This fee is subject to annual adjustment. Based on the plans reviewed by the Planning Commission on May 15, 2025, the childcare impact fee estimate for the Project is:
Proposed Residential Buildings: 70du / 2ac = 35 du/ac
18+ du/ac: 35 du/ac x $3,105.46 = $108,691.10
LIBRARY IMPACT FEE: Prior to the date of final inspection or the date of certificate of occupancy is issued, whichever occurs first, the applicant shall pay applicable library impact fees in accordance with South San Francisco Municipal Code Chapter 8.74. Based on the plans reviewed by the Planning Commission on May 15, 2025, the library impact fee estimate for the Project is:
Proposed Residential Buildings: 70du / 2ac = 35 du/ac
18+ du/ac: 35 du/ac x $621.09 = $21,739.15
PUBLIC SAFETY IMPACT FEE: Prior to the date of final inspection or the date of certificate of occupancy is issued, whichever occurs first, the 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 April 20, 2025, the public safety impact fee estimate for the Project is:
Proposed Residential Buildings: 70 du/2ac = 35 du/ac
18+ du/ac: 35 du/ac x $1,242.33 = $43,481.55
CITYWIDE TRANSPORATION FEE: Prior to the date of final inspection or the date of certificate of occupancy is issued, whichever occurs first, the applicant shall pay applicable citywide transportation fees in accordance with South San Francisco Municipal Code Chapter 8.73. Based on the plans reviewed by the Planning Commission on May 15, 2025, the citywide transportation fee estimate for the Project is:
Proposed Residential Buildings: 70 Units
Single-Family: 70 Units x $8,084.00 = $565,880
INCLUSIONARY HOUSING IN-LIEU FEE: Prior to the date of final inspection or the date of certificate of occupancy is issued, whichever occurs first, the applicant shall pay applicable inclusionary housing in-lieu fees in accordance with South San Francisco Municipal Code Chapter 20.380. Based on the plans reviewed by the Planning Commission on May 15, 2025, the inclusionary housing in-lieu fee estimate for the Project is:
Required number of Inclusionary Units: 70 Units x 15% = 10.5 (rounded up to 11 units) $424,840.11 / unit
11 Units x $424,840.11 / unit = $4,673,241.20
SEWER CAPACITY CHARGE FEE: Prior to the date of final inspection or the date of certificate of occupancy is issued, whichever occurs first, the applicant shall pay applicable sewer capacity charge fees in accordance with South San Francisco Municipal Code Section 14.08.300. Based on the plans reviewed by the Planning Commission on April 20, 2025, this fee requires specialized calculations per project:
The estimated Sewer Capacity Fee will be $532,561.
Please contact the Water Quality Control Plant for information on calculating the Sewer Capacity Fee: (650) 877-8555.
SCHOOL DISTRICT FEE: Prior to issuance of the first building permit, the applicant shall pay applicable school district fees in accordance with South San Francisco Unified School District (SSFUSD). Based on the plans reviewed by the Planning Commission on April 20, 2025, the school district estimate for the Project is:
Proposed Residential Buildings: 155,104 SF
Residential: $3.79/SF x 155,104 SF = $587,844.16
For questions regarding Planning Division COAs, please contact Victoria Kim at [email protected] or (650) 877-8535.
BUILDING DIVISION CONDITIONS
GENERAL
The 2022 California Building and Fire Codes (i.e., 2021 IBC and IFC as amended by the State of California and adopted by the City), as well as adopted NFPA Standards, were used as the basis of our review.
There may be other comments generated by the Building Division and/or other City departments that will also require your attention and response. This attached list of comments, then, is only a portion of the plan review. Contact the City for other items.
Please include the architect and engineer's stamp and signature on all sheets of the drawings and on the coversheets of specifications and calculations per CBPC 5536.1 and CBPC 6735. This item will be verified prior to plan approval.
CONDITIONS OF APPROVAL
Upon building permit submittal, staff may have additional comments.
For questions regarding Building Division COAs, please contact Erik Rietdorf at [email protected] or (650) 754-6353.
ENGINEERING DIVISION CONDITIONS
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
At the time of each permit submittal, the Applicant shall submit a deposit for each of the following permit reviews and processing:
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.
Hauling/Grading plan check and permit processing. Provide Cubic Yards for deposit amount calculation.
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.
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.
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.
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.
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.
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
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).
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.
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.
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.
All improvements shall be designed by a registered civil engineer and approved by the Engineering Division.
The design for all proposed gravity line utilities or for utility vaults or pole foundations shall include the potholing of existing utilities where there may be vertical grade or horizontal clearance conflicts. Said potholing information shall be shown on the plans. If potholing work is required within the public right-of-way, a separate Encroachment Permit is required for said work.
The Engineering Division reserves the right to include additional conditions during review of the building permit, grading permit, or encroachment permit.
Mapping and Agreements
The grant deed for the project site from the Union Pacific Railroad (UPRR) restricts the use of the property for residential purposes due to potential hazardous waste/ environmental issues. The Applicant shall obtain a Release of Restriction of Use from the UPRR prior to the issuance of a Building Permit.
The proposed sanitary sewer on private property that serves the site shall be a private utility maintained by the property owners HOA and in a Private Sanitary Sewer Easement.
The Applicant shall grant to the City a public traffic signal easement for the traffic signal at the intersection of Railroad Avenue and South Linden Avenue to accommodate the installation of traffic signal poles (by others).
All required public easement dedications to the City on the project site shall be accepted by the City and recorded with the San Mateo County Recorder’s Office prior to the issuance of a Building Permit.
The Applicant shall dedicate to the City of South San Francisco a public access easement along the Railroad Avenue frontage of the project site as necessary to enable a 5’ wide ADA compliant accessible pedestrian path of travel along the public sidewalk. It is understood that the longitudinal profile of Railroad Avenue may require the sidewalk to exceed the 5 percent maximum requirement for meeting ADA compliance. The maximum longitudinal slope of the sidewalk/pedestrian path of travel shall be no greater than the adjacent longitudinal slope of the street.
Applicant shall submit all documents required for review of any mapping or agreement 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 the City Attorney and City Engineer 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.
The Applicant shall enter into a Maintenance Agreement with the City to require the property owner/ HOA to maintain the proposed retaining wall that will support the Public Right-of-Way on Railroad Avenue.
Applicant shall pay for all Engineering Division deposits and fees required for any mapping application prior to review.
Right-of-Way
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 to any Temporary Occupancy as approved by the City Engineer.
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.
The Applicant shall reconstruct the curb, gutter and sidewalk along the Railroad Avenue and South Linden Avenue frontages of the project site.
The Applicant shall construct a new ADA accessible pedestrian curb ramp at the corner of the project frontage along Railroad Avenue and South Linden Avenue.
The Applicant shall maintain a 5-foot minimum sidewalk and match the existing street profile at the project frontages along Railroad Avenue and South Linden Avenue.
The Applicant shall meet MMRP 3.0 stormwater treatment requirements for all new sidewalks along the project frontages.
The Applicant shall install street trees on Railroad Avenue frontages of the project site as shown on the entitlement plans. Said street trees shall include an irrigation system with water service provided by the Applicant.
The Applicant shall install street lighting on the Railroad Avenue frontage of the project site. The light poles and fixtures shall match City Standards or as otherwise directed by the City Engineer.
The Applicant shall perform a 2” grind and asphalt concrete overlay (curb to curb) on Railroad Avenue along the project frontage. Depending on the condition of the street at the time of preparing the street improvement plans, and as approved by the City Engineer, the City may allow for only performing conform grinds as needed to install the asphalt concrete overlay above the existing street surface.
The Applicant shall replace the existing bike lane along Railroad Avenue frontage with sharrows per the City Standard detail and City Bike Master Plan.
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.
The Applicant shall be responsible for maintaining all street trees and landscaped irrigation systems installed within the Public right-of-way.
Prior to the issuance of an Encroachment Permit, the Applicant shall provide an engineer’s estimate for all work performed within the public right-of-way and submit a bond equal to 110% of the estimate.
Prior to the issuance of an Encroachment Permit, the Applicant shall submit Traffic and Pedestrian Control Plans for proposed work on Railroad Avenue, South Linden Avenue, and/or any area of work that will obstruct the existing pedestrian walkways. The Developer shall have full-time flaggers to assist with traffic and pedestrian control measures, contractor parking, material delivery and drop-off, and any other activities that impact the public right-of-way.
No private foundation or private 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.
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.
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.
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.
Prior to the issuance of a building permit, the Applicant shall coordinate with Scavenger and submit all garbage related plans.
Stormwater
The Applicant shall submit to the City Engineer a storm drainage and hydraulic study for the fully improved development analyzing existing conditions and post-development conditions. The study shall confirm that the proposed development will meet the goal of reducing peak runoff by 15% based on a 25-year, 10-minute design storm for each drainage basin or sub-watershed within the project site that drains to the public storm drain on South Linden Avenue. 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.
The Applicant shall submit a Stormwater Study analyzing the impacts to the existing off-site public stormdrain on North Canal Street resulting from the proposed development. The limits of the study shall be from the proposed private development’s connection to the outfall at Colma Creek. If the study concludes that capacity upgrades to the existing off-site public stormdrain are needed to accommodate the flows from the development site, then the Applicant shall be responsible to design and construct the required capacity upgrades. If the study reveals that the existing public storm drain is adequately sized, then the study shall include a CCTV condition assessment of the existing pipes to the outfall at Colma Creek. The Applicant shall be responsible for any off-site public stormdrain improvements needed to address deficiencies identified with the Condition Assessment of the existing pipes.
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 Hydraulic Grade lines shall not be less than 1 foot from the ground surface.
Runoff Coefficients used for hydraulic calculations shall be as follows:
Pervious areas—0.35
Impervious areas—0.95
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.
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.
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.
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.
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 or Homeowner’s Association.
Sanitary Sewer
Applicant shall video inspect the sanitary sewer mains along the project frontage to the nearest manholes upstream and downstream of the project point of connection both prior to construction and post construction. The video must be submitted to City Engineering for review as part of the improvement plans submittal and shall confirm the number of existing sewer laterals serving the site that must be abandoned.
The Applicant shall abandon all existing private sewer laterals from the project site connected to the 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.
The Applicant shall install a new sewer lateral to City Standards.
The Applicant shall install a limit of one building sanitary sewer lateral per lot unless specifically waived by a Subdivision Improvement per the requirements of the City’s Municipal Code section 14.14.040 (b).
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.
All utility crossings shall be potholed, verified and shown on the plans prior to the building permit submittal.
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.
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.
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 Homeowner’s Association.
Dry Utilities
All new 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
The Applicant shall be responsible to coordinate with California Water Service (Calwater) to determine if their existing public water distribution system has the capacity to serve the development. Any off-site water system improvements that may be needed, as determined by Calwater, will be the responsibility of the Applicant at the Applicant’s expense.
The Applicant shall coordinate with the California Water Service (Calwater) for all water-related issues. All on-site private water mains and services shall be installed to the standards of Calwater at the expense of the applicant.
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
Staging or storing of trash bins shall not be permitted on the Public right-of-way.
The Applicant shall submit a construction access plan, for review and approval, that clearly identifies all areas of proposed access during the proposed development to the satisfaction of the City Engineer. Staging or storage of all construction materials and equipment shall not be located on the Public right-of-way.
Prior to receiving a Certificate of Occupancy from 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.
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.
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.
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.
Grading
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.
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.
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.
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.
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.
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.
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.
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
The Applicant shall pay the following Fees prior to the date of final inspection or the date the certificate of occupancy is issued, whichever occurs first, receiving a Building Permit for the subject project:
The Citywide Transportation Impact Fee per the formula established by Resolution 120-2020.
For questions regarding Engineering Division COAs, please contact Matthew Ruble at [email protected] or (650) 754-6353.
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:
Storm drains must be protected during construction. Discharge of any demolition/construction debris or water to the storm drain system is prohibited.
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.
No floatable bark shall be used in landscaping. Only fibrous mulch or pea gravel is allowed.
As the project site falls in a High Trash Generation area per South San Francisco’s 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.
Fire sprinkler test drainage must be plumbed to sanitary sewer and be clearly shown on plans.
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.
Install a condensate drain line connected to the sanitary sewer for rooftop equipment and clearly show on plans.
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 $532,561, payable with the Building Permit.
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).
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; 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):
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; 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:
Available Regional Stormwater Project in same watershed ; Property owned by the project proponent in the same watershed; or Planned South San Francisco Green Infrastructure (GI) Stormwater Project.
Project options to be made available by City Engineering staff upon request 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; 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.
Completed 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.
Forms can be found at http://www.flowstobay.org/newdevelopment A completed copy must also be emailed to andrew.wemmer @ssf.net Sign and have engineer wet stamp forms for Low Impact Development.
Submit flow calculations and related math for LID.
Complete 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.
The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo (No Dumping! Flows to Bay).
Landscaping shall meet the following conditions related to reduction of pesticide use on the project site:
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.
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.
Existing native trees, shrubs, and ground cover shall be retained and incorporated into the landscape plan to the maximum extent practicable.
Proper maintenance of landscaping, with minimal pesticide use, shall be the responsibility of the property owner.
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:
Select plants that are well adapted to soil conditions at the site.
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.
Provide irrigation appropriate to the water requirements of the selected plants.
Select pest-resistant and disease-resistant plants.
Plant a diversity of species to prevent a potential pest infestation from affecting the entire landscaping plan.
Use “insectary” plants in the landscaping to attract and keep beneficial insects.
A SWPPP must be submitted (if > 1 acre). Drawings must note that erosion control shall be in effect all year long.
A copy of the state approved NOI must be submitted (if > 1 acre).
For questions regarding Water Quality Control Division COAs, please contact Andrew Wemmer at [email protected] or (650) 829-3840.
FIRE DEPARTMENT CONDITIONS
After reviewing the proposed application and plans provided for this project, the Fire Department has the following comments. This plan is being returned APPROVED WITH CONDITIONS NOTED BELOW.
Projects shall be designed and constructed in compliance with established regulations as adopted by the City of South San Francisco affecting or related to structures, processes, premises, and safeguards in effect at time of building permit application.
Fire service features for buildings, structures and premises shall comply with all City adopted building standards in effect at the time of building permit application.
Permit(s) shall be required as set forth in adopted California Building Code (CBC) Section 105 and California Fire Code (CFC) Sections 105.5 and 105.6. Submittal documents consisting of construction documents, statement of special inspection, geotechnical report, referenced documents, 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.
Construction documents shall be to scale (graphic scale required on all plan sheets), dimensioned and drawn on suitable electronic media. 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 fire code official.
Shop drawings for the fire protection system(s) and other hazardous operations regulated by the fire department shall be submitted directly to the Fire Department to indicate conformance with adopted codes and standards. The construction documents shall be approved prior to the start of system installation.
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 structure and construction that are to remain on the site or plot.
Prior to submittal of building permits, design documents for proposed fire service features, such as fire apparatus access road(s), access to building opening(s) and roof(s), premise identification, key boxes, fire protection water supplies, fire department connection location(s), and fire command center location(s) shall be submitted to the fire department for review and approval.
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. Temporary street signs shall be installed at each street intersection where construction of new roadways allows passage by vehicles.
Construction documents for proposed fire apparatus access, location of fire lanes, security gates across fire apparatus access roads and construction documents and hydraulic calculations for fire hydrant systems shall be submitted to the fire department for review and approval prior to construction.
Prior to issuance of building permits, the owner or owner’s authorized agent shall be responsible for the development, implementation, and maintenance of an approved written site safety plan approved by the fire code official in accordance with Section 3303.
Prior to issuance of building permits, the fire code official shall have the authority to require construction documents and calculations for all fire protection and life safety systems and to require permits be issued for the installation, rehabilitation or modification of any fire protection and life safety systems. Construction documents for fire protection and life safety systems shall be submitted for review and approval prior to system installation.
Fire apparatus access roads shall be approved by the fire code official, installed and maintained in accordance with CFC Section 503 and Appendix D.
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 in accordance with adopted codes and standards at time of building permit application.
Traffic calming measures (bollards, speed cushions, humps, undulations, etc.) are required to be approved by the fire code official prior to installation.
Should a security gate(s) be planned to serve the facility, they shall be approved by the fire code official prior to installation.
Required Fire Department access roads shall be signed “No Parking – Fire Lane” per current Fire Department standards and California Vehicle Code (CVC) Section 22500.
The following are a list of 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 reviews:
Fire apparatus access site plan
For questions regarding Fire Department COAs, please contact Ian Hardage at [email protected] or (650) 829-6645.
POLICE DEPARTMENT CONDITIONS
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.
All construction must conform to South San Francisco Municipal Code Chapter 15.48.060 Minimum security standards for single-fan1ily dwellings. §15.48.060 Minimum security standards for single-family dwellings.
Doors.
Exterior doors shall comply with the following:
Exterior doors and doors leading from garage areas into single-family dwellings shall be of solid core with a minimum thickness of one and three-fourths inches.
Exterior doors for single-family dwellings and garages shall have deadbolt locks with a one-inch minimum throw in addition to dead latches. Strike plates shall be secured to wooden jambs with at least two and one-half inch wood screws. (Refer to subsection (a)(1)(H) of this section.).
Doors leading from enclosed garage areas into single-family dwellings shall have deadbolts in addition to dead latches and shall meet the requirements of subsection (a)(1)(B) of this section.
Vision panels in exterior doors or within reach of the inside activating device must be of burglary resistant glazing or equivalent as approved by the police department.\ Openings for delivery of mail will be allowed and those openings shall be no larger than twenty-four square inches. Openings located within three feet of any locking device shall be constructed to prohibit access to the interior doorknob.
Exterior doors swinging out shall have nonremovable hinge pins or hinges with studs.
Exterior doors swinging in shall have rabbited jambs.
Door frames shall be installed or protected to prevent violation of the function of the strike.
Door jambs shall be installed with solid backing in such a manner that no voids exist between the strike side of the jamb and the frame opening for a vertical distance of six inches each side of the strike.
In wood framing, horizontal blocking shall be placed between studs at door lock height for three stud spaces each side of the door openings. Trimmers shall be full length from the header to the floor with solid backing against sole plates.
The strike plate for deadbolts on all wood-framed doors shall be constructed of minimum sixteen U.S. gauge steel, bronze or brass and secured to the jamb by a minimum of two screws, which must penetrate at least two and one-half inches into solid backing beyond the surface to which the strike is attached.
On pairs of doors, the active leaf shall be secured with the type lock required for single doors in subsection (a)(1)(B) of this section. The inactive leaf shall be equipped with lever flush extension bolts or equivalent, protected by hardened material with a throw of three-fourths inch at head and foot. Multiple point locks, cylinder-activated from the active leaf and satisfying the requirements above may be used in lieu of flushbolts.
An interviewer or peephole shall be provided in each main entry door and shall allow for one hundred eighty degree vision.
Sliding patio type doors opening onto patios or balconies which are otherwise accessible from the outside (this includes accessibility from adjacent balconies) shall comply with the following:
Single sliding patio doors shall be adjusted in such a manner that the vertical play is taken up to prevent lifting with a pry tool to defeat the locking mechanism.
Deadlocks shall be provided on all single sliding patio doors. Mounting screws for the lock cases shall be inaccessible from the outside. Lock or hook bolts shall be hardened steel or have hardened steel inserts and shall be capable of withstanding a force of eight hundred pounds applied in any horizontal direction. The lock or hook bolt shall engage the strike sufficiently to prevent its being disengaged by any possible movement of the door within the space or clearances necessary for installation and operation. The strike area shall be reinforced to maintain effectiveness of bolt strength.
In addition to the primary locking device, auxiliary or secondary locking devices shall be provided on all accessible sliding-glass doors.
Double sliding patio doors shall be locked at the meeting rail and meet the locking requirements of subsection (a)(2)(B) of this section.
Windows.
A window, skylight or other natural light source forming a part of the enclosure of a dwelling unit shall be constructed, installed, and secured as set forth in subsection (b)(2) of this section when such window, skylight or light source is not more than twelve feet above the ground of a street, roadway, yard, court, passageway, corridor, balcony, patio, breezeway or any portion of the building which is available for use by the public or otherwise tenants, or similar area. A window enclosing a private garage, with an interior opening leading directly to a dwelling unit, shall also comply with subsection (b)(2) of this section.
Window Protection.
Windows shall be constructed so that when the window is locked it cannot be lifted from the frame, and the sliding portion of a window shall be on the inside track. The vertical play shall be taken up to prevent lifting of the movable section to defeat the locking mechanism.
Window locking devices shall be capable of withstanding a force of two hundred pounds applied in any direction.
Louvered glass windows shall not be used.
Accessible windows that open should be equipped with secondary locking devices.
Garages. Overhead garage doors shall be provided with a locking device or automatic door opener and shall not have bottom vents except those doors having double louvered or shielded vents or approved alternate devices to protect the locking mechanism.
Keying Requirements. Upon occupancy by the owner each single unit in a tract constructed under the same general plan shall have locks using combinations which are interchange free from locks used in all other separate dwellings.
Numbering. All residential dwellings shall display a street number in a prominent location on the street side of the residence in such a position that the number is easily visible to approaching emergency vehicles. The numerals shall be no less than three inches in height and shall be of a contrasting color to the background to which they are attached. The numerals shall be lighted at night.
For questions regarding Police Department COAs, please contact Sean Curmi at [email protected] or (650) 877-8927
500 Railroad Avenue
Conditions of Approval