Download TO: - City of Brisbane

3240, 3260 & 3280 Bayshore Boulevard
Brisbane Technology Park
SP-1-98, PD-1-98, PDP-1-98 (approved by the City Council 9/15/98)
& PD-1-98-A (approved by the Zoning Administrator 8/21/03)
Conditions of Approval
A.
Prior to the City’s filing of a Notice of Determination, the applicant shall provide a check
made to the San Mateo County Clerk/Recorder in the amount of $1,250 for payment of
fees if and as required by the California Department of Fish and Game.
B.
The following uses are permitted:
(1.)
Offices;
(2.)
Research and Development,
(a.)
as allowed under Type B Occupancy per California Code of Regulations,
Title 24, Part 2, Section 304.1, for Type III N construction,
(b.)
as allowed under Type B Occupancy with not more than 4 Control Areas
per building consistent with CCR, Title 24, Part 2, Tables 3-D & 3-E,
(c.)
as allowed under Type B Occupancy with H7 Rooms limited to no more
than 10% of the area per floor as provided by CCR, Title 24, Part 2,
Sections 307.1.1 (Division 7) and 504.3 (Exceptions 1 & 2)—in the event
of multiple tenants per floor, each tenant shall be allowed its proportionate
share of the 10% (unused shares may be reallocated with the approval of
the property owner),
(d.)
including biotechnology research using Biosafety Level 1 or 2 organisms
(excluding live HIV), in conformance with the US Department of Health
and Human Services’ “Biosafety in Microbiological and Biomedical
Laboratories” Guidelines, as they currently exist or may hereafter be
revised, with BSL2 laboratory environments specifically required to be
constructed for any research with BSL2 organisms (excluding live HIV),
(e.)
including biotechnology research using Biosafety Level 3 organisms or
live HIV, incorporating construction design features and operating
procedures in conformance with the US Department of Health and Human
Services’ “Biosafety in Microbiological and Biomedical Laboratories”
Guidelines, as they currently exist or may hereafter be revised, with BSL3
laboratory environments specifically required to be constructed for any
research with BSL3 organisms,
(f.)
including animal research restricted to rats and mice, in compliance with
the Institute of Laboratory Animal Resources’ “Guide for the Care and Use
of Laboratory Animals,” as it currently exists or may hereafter be revised;
(3.)
Media Studios;
(4.)
Restaurants,
(a.)
including delicatessens and cafeterias (retail food sales),
(b.)
the combined total floor area of which shall not exceed 10% of the total
floor area of the site,
(c.)
open no sooner than 7:00 a.m. and no later than 6:00 p.m.;
(5.) Light fabrication,
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(a.)
(6.)
limited to manufacturing ancillary to a primary office and/or research and
development use;
(b.)
not, in the aggregate for all occupants, to exceed 10% of the total floor
area in the Brisbane Technology Park;
(c.)
truck deliveries and pick-ups related to the light fabrication use limited to
the hours from 7 a.m. to 6 p.m.;
(d.)
excluding any light manufacturing that would generate sound or odors
generally or distinctly detectable from any off-site location;
Printing,
(a.)
limited to the production of technical publications using equipment such
as Xerox’s “Docutech” system, ancillary to a primary office and/or
research and development use,
(b.)
not to exceed 10% of the floor area of the primary use.
C.
The following uses are expressly prohibited:
(1.)
Any H1 through H6 Occupancies;
(2.)
Any research with Biosafety Level 4 organisms.
D.
Prior to occupancy, each potential tenant shall provide:
(1.)
an inventory of hazardous materials and a Hazardous Materials Management Plan
for Brisbane Fire Department review;
(2.)
a completed “Criteria for Life Sciences Industry Applicants” form to be provided
by the City based upon the format proposed in the risk analysis;
(3.)
proof of compliance (such as San Francisco Public Utilities Commission
wastewater discharge permits, Radiologic Health Licenses and Bay Area Air
Quality Management District exhaust emission permits) with the requirements of
all applicable regulatory agencies, including the Environmental Protection
Agency, Cal EPA Department of Toxic Substances Control, the Department of
Transportation, and the Food and Drug Administration;
(4.)
plans and permit applications required to construct required Control Areas and H7
Rooms as allowed for Type B Occupancy;
(5.)
signed agreements to comply with the US Department of Health and Human
Services’ “Biosafety in Microbiological and Biomedical Laboratories” Guidelines,
and the Institute of Laboratory Animal Resources’ “Guide for the Care and Use of
Laboratory Animals,” as they currently exist or may hereafter be revised, as
applicable;
(6.)
signed reimbursement agreements, deposits and/or fees as approved by the City
Council to cover the costs of reviewing proposals and monitoring compliance.
E.
Regarding hazardous materials:
(1.)
No outdoor storage of hazardous materials shall be permitted.
(2.)
Standard lease provisions concerning use or restriction of hazardous materials
shall be furnished to the City Attorney for review and approval.
F.
The building owner and/or tenants shall post hazardous materials placards to the
satisfaction of the Brisbane Fire Department on each building and room containing
hazardous materials.
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G.
The property owner shall abide by the provisions of the Operating Program for
Administrative Parcel 1-06, the Habitat Conservation Plan, Habitat Conservation Plan
Agreement and Section 10(a) Permit.
H.
Consistent with the San Bruno Mountain Area Habitat Conservation Plan’s
Administrative Program for Administrative Parcel 1-06:
(1.)
the area to be dedicated to the County shall exclude the northwest corner of the
property, which was planned under the HCP as access to the property to the north
(Administrative Parcel 1-05-01);
(2.)
the project’s contribution to the San Bruno Mountain Conservation Fund, as a
nonresidential project, will be $10.00 per 1,000 sq. ft. in 1982 dollars adjusted for
inflation;
(3.)
the relocated drainage swale/wetland mitigation area shall be revegetated and
adjoining habitat shall be enhanced as stated in the letters from Singer & Hodges,
Inc., dated July 30 and August 10, 1998, and accompanying Preliminary Site Plan
annotated to show 10,519 sq. ft. of Vegetated Swale Area and 12,588 sq. ft. of
Habitat Enhancement Area;
(4.)
the landowner shall covenant in favor of the City and County to maintain the
northern parking lot as a 30 ft. buffer between the buildings and the wildland areas
to the north to the satisfaction of the Fire Department.
I.
Prior to the issuance of a grading/building permit and to the satisfaction of the County of
San Mateo (as Plan Operator), the property owner shall become a signatory to the San
Bruno Mountain Area Habitat Conservation Plan Agreement by signing an “Agreement
to Comply with Terms and Conditions of the Agreement with Respect to the San Bruno
Mountain Area Habitat Conservation Plan and Section 10(a) Permit” and shall record a
Declaration of Covenants and Restrictions per Exhibit G of the Agreement with Respect
to the San Bruno Mountain Area Habitat Conservation Plan.
J.
Prior to the issuance of a grading/building permit, the property owner shall prepare a
Reclamation Plan for the area to be graded and thereafter dedicated as Conserved Habitat
for approval by the City and the County and shall comply with the requirements of
Section 2.d. of the HCP Operating Program.
K.
A San Bruno Mountain Habitat Conservation Plan Site Activity Permit shall be obtained
from the County of San Mateo prior to any site work on the property. The applicant shall
contact Roman Gankin, San Mateo County Parks and Recreation, 590 Hamilton,
Redwood City, CA 94063, for further information regarding this requirement.
L.
Grading, paving and drainage plans shall be submitted for approval by the City Engineer
prior to the issuance of a building permit. Details on driveway/street connections, water,
sewer and other utility services shall be included. All storm water concentrated and
collected on the site shall be brought to the City’s storm drain system in a piped
underground system. An encroachment permit shall be obtained prior to any work within
the public right-of-way.
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M.
The grading, paving and drainage plans shall address compliance with the National
Pollution Discharge Elimination System Program, not only in terms of grading and
construction impacts on stormwater quality, but also to address the impact of any
pollutants washed by stormwater from the parking lot. Additional requirements for
NPDES compliance, such as accidental-spill kits at loading docks, shall apply to any
delivery and removal of hazardous materials to and from the site.
N.
Prior to issuance of grading permits, any required approvals from the U.S. Army Corps of
Engineers, the Regional Water Quality Control Board and the State Department of Fish
and Game shall be obtained to fill the existing 0.07 acres of wetlands and to relocate the
existing 450 linear feet of drainage swale (“other waters of the U.S.”).
O.
The grading permit shall be subject to the requirement that existing vegetation, including
plant species used as nectar sources for the Mission blue and callippe silverspot
butterflies, shall only be removed outside the adult flight season (May 1st-August 15th) to
avoid potential take of individual callippe silverspot butterflies.
P.
All grading shall be contained on the site and shall comply with the provisions of
Brisbane Municipal Code Chapter 15.01.
Q.
Compliance with the Bay Area Air Quality Management District’s standard dust control
measures shall be required during grading and construction.
R.
Prior to issuance of a building permit, the building permit plans shall be approved by a
geotechnical engineer consistent with the geotechnical investigation and shall be subject
to the recommendations of the investigation.
S.
Prior to issuance of the Building Permit, the final site plan shall provide the following:
(1.)
the proposed Bayshore Boulevard improvements, including acceleration and
deceleration lanes, left turn lanes and a bike lane, all designed in accordance with
professional traffic engineering standards to the satisfaction of the City Engineer,
(2.)
a 5 ft. wide sidewalk (including curb) along the Guadalupe Canyon Parkway
frontage connecting the farthest-most crosswalks at Bayshore Boulevard and
North Hill Drive, as required by the City Engineer,
(3.)
installation of flume and telemetry in the sanitary sewer lateral connection, to the
satisfaction of the City Engineer,
(4.)
installation of the standard sanitary sewer lateral industrial facility test monitoring
station(s),
(5.)
extension of the City water main, as required by the City Engineer,
(6.)
a fire apparatus access roadway around the entire building, to be marked in an
approved manner by the Fire Prevention Bureau,
(7.)
a private hydrant system along the apparatus access roadway in an approved
manner, with fire flow and hydrant location as determined by the Fire Prevention
Bureau,
(8.)
specification that all compact parking spaces shall be identified on the pavement
as "compact",
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(9.)
specifications for the curbs designed to accommodate 2 ft. bumper overhangs
(where striped standard-size spaces are up to 2 ft. less than 18 ft. long).
T.
Prior to issuance of the Building Permit, detailed roof plans for all buildings showing
satisfactory screening of all exterior mechanical equipment shall be submitted for the
Planning Director’s approval. Rooftop screening shall include screening by metal panels
over metal stud framing, of at least the same height as the rooftop mechanical units,
texture-painted to match the concrete wall panels. All roof mounted mechanical units
shall be painted to match the roof screen color. Ground-mounted equipment shall be
screened with architectural materials compatible with the project site such as textured
painted masonry block, textured painted cement plaster or textured painted metal panels
in a color to match or complement the building color. Subsequent repairs shall maintain
the matching color of the roofing material and equipment.
U.
Plans submitted for the building permit shall include details as to how sound insulation,
housing, baffles or other reasonable measures shall be installed in conjunction with any
exterior equipment to effectively mitigate sound emissions distinctly detectable from any
off-site location to the satisfaction of the Planning Director, with periodic monitoring, if
deemed necessary by the Planning Director.
V.
Prior to issuance of the building permit, the applicant shall consult with the South San
Francisco Scavenger Company to assure that the trash enclosure shall be of sufficient size
to accommodate recycling receptacles, as well as trash dumpsters.
W.
Plans submitted for the building permit shall include details as to how all exterior
equipment, including receptacles for trash collection and recycling, shall be screened,
fenced, painted or landscaped to mitigate off-site visibility to the satisfaction of the
Planning Director per Brisbane Municipal Code Sections 17.19.040.G.2 and 17.19.050.B.
X.
Plans submitted for the building permit shall include the provision of bicycle parking
facilities as approved by the Planning Director.
Y.
Prior to issuance of a building permit, an exterior lighting plan shall be submitted to
include security lighting of the site to the satisfaction of the Police Chief and Planning
Director. Such lighting shall be designed so as not to directly cast glare off site.
Z.
Prior to issuance of the building permit, the final landscape and irrigation plans shall be
submitted for approval. To the satisfaction of the Planning Director, the following shall
be included:
(1.)
specifications for planting preparation and maintenance of the Italian stone pines
to avoid top-heavy conditions, or substitution of the Italian stone pines with
Canary Island pines,
(2.)
provisions for replacement of the Raywood ash with Brisbane box trees, if it is
determined that susceptibility to lilac tip borer or other pests/diseases is a serious
concern,
(3.)
specification that shrubs are to be planted from parking curbs to assure no conflict
with the 2 ft. bumper overhang areas.
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AA.
Prior to the issuance of a building permit, the property owner shall enter into the City's
standard Landscape Maintenance Agreement, which shall be amended to include specific
provisions regarding:
(1.)
maintaining any Italian stone pines so that they do not become top heavy,
(2.)
replacing any Raywood ash trees that become seriously threatened by pests or
disease with Brisbane box trees,
(3.)
specification that shrubs along parking curbs shall be maintained so as to assure
no conflict with the 2 ft. bumper overhang areas,
(4.)
maintenance of the landscaping within the northern parking lot so that it shall
serve as a 30 ft. buffer between the buildings and the wildland areas to the north
to the satisfaction of the Fire Department,
(5.)
maintainence of the vegetated swale for a 2-year establishment period.
BB.
Prior to the issuance of a building permit, the property owner shall enter into the City's
standard agreement to participate in the Transportation Systems Management Program,
which shall be amended to specify the property owner’s and tenants’ participation in the
Multi-City TSM Agency’s transit shuttle program, as agreed to by the applicant as part of
the mitigated Negative Declaration and as required by Brisbane Municipal Code Chapter
10.52.
CC.
The property owner will agree in a form as approved by the City Attorney to provide for
the project’s proportional fair share of improvements determined necessary to maintain
minimum adopted Levels of Service at intersections designated by the General Plan
impacted by the project, at such time as required by the City.
DD.
The property owner shall agree in a form as approved by the City Attorney to provide for
a traffic signal at the intersection of the project’s eastern driveway on Bayshore
Boulevard when the City Engineer determines that traffic volumes so warrant.
EE.
At time of final inspection, the San Mateo County Parks and Recreation Division (Ms.
Dale Ball) shall be notified of the issuance of the Certificate of Occupancy in order to
begin the annual assessment of San Bruno Mountain Area Habitat Conservation Plan
fees.
FF.
Prior to open of business, all tenants shall obtain City business licenses.
GG.
No signage is approved as part of this permit. A Sign Permit shall be obtained prior to
the installation of any signs not otherwise exempt.
HH.
The required parking spaces shall not be used or converted to any other use that would
impair their basic use as parking for motor vehicles per Brisbane Municipal Code Section
17.34.020.A.
II.
Minor modifications may be approved by the Planning Director in conformance will all
requirements of the Brisbane Municipal Code.
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JJ.
This approval shall expire one year from its effective date (upon adoption by the City
Council of the Specific Plan and Planned Development Plan), if a building permit
application has not yet been submitted for the approved project, subject to approval of an
extension by the Planning Commission per Brisbane Municipal Code Section
17.28.090.C.
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