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Home My WebLink About02-01-07 PC e-packet CITY OF SOUTH SAN FRANCISCO REGULAR MEETING OF THE PLANNING COMMISSION MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE February 1, 2007 7:30 PM WELCOME If this is the first time you have been to a Commission meeting, perhaps you'd like to know a little about our procedure. Under Oral Communications, at the beginning of the meeting, persons wishing to speak on any subject not on the Agenda will have 3 minutes to discuss their item. The Clerk will read the name and type of application to be heard in the order in which it appears on the Agenda. A staff person will then explain the proposal. The first person allowed to speak will be the applicant, followed by persons in favor of the application. Then persons who oppose the project or who wish to ask questions will have their turn. If you wish to speak, please fill out a card (which is available near the entrance door) and give it, as soon as possible, to the Clerk at the front of the room. When it is your turn, she will announce your name for the record. The Commission has adopted a policy that applicants and their representatives have a maximum time limit of 20 minutes to make a presentation on their project. Non-applicants may speak a maximum of 3 minutes on any case. Questions from Commissioners to applicants or non-applicants may be answered by using additional time. When the Commission is not in session, we'll be pleased to answer your questions if you will go to the Planning Division, City Hall, 315 Maple Avenue or telephone (650) 877-8535 or bye-mail at web- ecd@ssf.net. William Zemke Chairperson Mary Giusti Commissioner Eugene Sim Commissioner Wallace M. Moore Commissioner Judith Honan Vice-Chairperson John Prouty Commissioner Marc C. Teglia Commissioner Susy Kalkin, Chief Planner Secretary to the Planning Commission Steve Carlson Michael Lappen Senior Planner Senior Planner Gerry Beaudin Associate Planner Chad rick Smalley Associate Planner Bertha Aguilar Clerk Please Turn Cellular Phones And PaQers Off. Individuals with disabilities who require auxiliary aids or services to attend and participate in this meeting should contact the ADA Coordinator at (650) 829-3800, five working days before the meeting. PLANNING COMMISSION AGENDA MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE February 1, 2007 Time 7:30 P.M. CALL TO ORDER / PLEDGE OF ALLEGIANCE ROLL CALL / CHAIR COMMENTS REORGANIZATION - Election of 2007 Planning Commission Chair and Vice Chair. Resolution Commending Marty Romero for Planning Commission Service AGENDA REVIEW ORAL COMMUNICATIONS CONSENT CALENDAR 1. Approval of minutes for the regular meeting of September 7'h, special meeting of September 21st, regular meeting of September 21st and October StI\ 2007. 2. T -Mobile USA/applicant SSC Property Holdings/owner 2679 Meath Dr P06-0041: UP06-0012 (Continue to February 15,2007) Use Permit and Design Review allowing a wireless communication facility consisting of two (2) antennas mounted inside a 40 foot tall flagpole and four (4) indoor equipment cabinets at 2679 Meath Drive in accordance with SSFMC Chapters 20.81,20.85 & 20.105 3. Thomas H. Perkins/applicant Chan, Raymond/owner 333 Corey Way SIGNS06-003S - Parent Project: POS-010S Type "C" Sign Permit allowing a sign program comprised of seven (7) new building facade signs with a combined area of 164 square feet, situated at 333 Corey Way in the Planned Industrial (P-I) Zone District in accordance with SSFMC Chapters 20.32,20.76 & 20.86 4. Samuel Bowley/applicant Arturo Ramirez/owner 309 Baden Ave P06-013S: PE06-0006 & UP06-0031 Use Permit application to allow the conversion of a vacant ground floor retail space into an office space within 200 feet of a residential district, located at 309 Baden Avenue, in the Downtown Commercial (D-C-L) Zoning District in accordance with SSFMC Chapters 20.26 & 20.81 Planning Commission Agenda - Cont'd February 1, 2007 Page 3 PUBLIC HEARING 5. Karen Lin/applicant Chamberlin Associates/owner 180 Oyster Point Blvd P06-0098: DR06-0080, UP06-0023, VAR06-0007 & TDM06-0008 MNDOO-0074 Previously Certified Use Permit and Design Review allowing a 3-story, 101, 868 square foot Research & Development building with a 262 on-site parking spaces and 35 off-site parking spaces, generating in excess of 100 vehicle trips, with 24 hour daily operation, and an open service yard, situated at 180 Oyster Point Boulevard in the Planned Commercial (P-C) and Gateway Specific Plan Zone Districts, in accordance with SSFMC Chapters 20.24,20.74,20.81,20.82 and Chapter 20.120. Variance allowing a parking rate of 2.83 spaces per 1,000 square feet instead of the minimum required rate. Transportation Demand Management Plan in association with a Parking Variance reducing traffic impacts. Previously Adopted Mitigated Negative Declaration assessing the development impacts. 6. 415 Grand - Master Use Permit Dalal Metwally/Owner Sanjiv Bhandari/Applicant 415 Grand Ave P06-0077: UP06-0018, PM06-0002 Master Use Permit to update the building facade and allow a conversion of an existing commercial building to mixed Office and Retail Commercial condominium at 415 & 417 Grand Avenue in the Downtown Commercial (D-C-L) Zone District in accordance with SSFMC Chapters 20.26 & 20.81 and approval of a "Tentative Parcel Map for Condominium Purposes" to combine two existing parcels, APN 012-305-230 and APN 012-305-220, into one parcel and create air space condominiums within the building 7. Lisa Sullivan/applicant Genentech,/owner 1 DNA Way P05-0141: MP05-0001, TDM05-0006, RZ05-0003, ZA05-0001 and MPEIR05-0004 Rezoning request to reclassify ten (10) parcels totaling 38 acres from P-I Planned Industrial Zone District to Genentech Research and Development Overlay District; Zoning Text Amendments to SSFMC Chapters 20.39 (Research and Development Overlay District) and 20.40 (Genentech Research and Development Overlay District); Master Plan update to address the long-range plan for growth and development in the expanded overlay district covering 200+acres; Transportation Demand Management Program to reduce drive alone vehicle trips; and review of Draft Master Environmental Impact Report; in accordance with SSFMC Chapters 20.39, 20.40, 20.87 and 20.120. ADMINISTRATIVE BUSINESS ITEMS FROM STAFF s:'Age",c;jl'ls\Pll'l"''''"'''g c.O"^,,,^,"SS"o"'\2007\02-0:t-07 RPC..c;joe Planning Commission Agenda - Cont'd February 1, 2007 Page 4 ITEMS FROM COMMISSION ITEMS FROM THE PUBLIC ADJOURNMENT /~.h ~ su~ Secretary to the Planning Commission City of South San Francisco NEXT MEETING: Regular Meeting February 15, 2007, Municipal Services Building, 33 Arroyo Drive, South San Francisco, CA. Staff Reports can now be accessed online at: http://www.ssf.netldepts/comms/plannina/aaenda minutes.asp or via http://weblink.ssf.net SK/bla s:\Agev\'oI~s\PL~v\'v\'Lv\'g C.oV\A.V\A.LssLov\'\:200]"\O::<-Oi-O]" RPc..oIoc Planning Commission Staff Report DATE: February 1, 2007 TO: Planning Commission SUBJECT: Use Permit to allow at 40-foot flag pole as a means of masking a cellular phone tower site in the C-1 Retail Commercial Zone District in accordance with SSFMC Chapters 20.76, 20.81, 20.85, and 20.105. Subproject: Owner: Applicant: Case Nos.: P06-0041 & UP06-00 12 SSC Property Holdings William Stephens (T-Mobile USA) P06-0041:UP06-0012 RECOMMENDATION: That the Planning Commission continue this matter to the meeting of February 1 st, 2007. BACKGROUND: The applicant has requested a continuance to a future meeting. r Gerry Beaudin, Assoc. Attachment Continuance request TMS/ghb Page 1 of 1 Aguilar, Bertha From: William Stephens [william.stephens@nsawireless.com] Sent: Thursday, January 25,20071 :18 PM To: Aguilar, Bertha Subject: 2679 Meath Drive, CUP agenda change request; T-Mobile SF13040 Hi Bertha, Per my request today by phone, please reschedule our item from the Planning Comm hearing of Feb. 15t to the hearing of Feb 15th. We appreciate the City's cooperation in this matter. Item: T-Mobile USA, SF13040 CUP for 2679 Meath Drive, "Shurgard". Thanks, Bill Stephens William Stephens, 510-612-2511 Wireless Telecomm Consultant 1/2612007 Planning Commission Staff Report DATE: February 1, 2007 TO: Planning Commission SUBJECT: Type C Sign Permit allowing a sign program comprised of seven (7) new building fa<;ade signs with a combined area of 164 square feet, situated at 333 Corey Way in the Planned Commercial Zoning District (P-C-L). Owner: Applicant: SSFMC: Case Nos.: Thomas H. Perkins 3 DeSign Company Chapters 20.32, 20.76 & 20.86. P05-0105 (Signs 06-0035) RECOMMENDATION: That the Planning Commission approve a Type C Sign Permit allowing a sign program comprised of seven (7) new building fa~ade signs with a combined area of 164 square feet, subject to making the fmdings and adopting the conditions of approval. BACKGROUND/DISCUSSION: The proposed sign program is comprised of seven (7) new building fa<;ade signs with a combined area of 164 square feet. The signs are proposed to be constructed of a variety of materials including molded plastic (Signs A, C & D), brushed aluminum (Sign F), and acrylic (Sign G). None ofthe signs will be illuminated. Sign programs exceeding 100 square feet in area are allowed subject to the approval of a Type C Sign Permit by the Planning Commission (SSFMC Section 20.76.130). The proposed signs are compatible with the City Design Guidelines and the City Sign Regulations (SSFMC Chapter 20.76), and the sign design, finish and color area are compatible with the building architecture. DESIGN REVIEW BOARD The proposed sign program was reviewed by the Design Review Board (DRB) at their meeting of November 21,2006. At the meeting the Board recommended approval of the sign program contingent on the plans being revised to address the following comments. 1. Remove the two "logo" signs from the west elevation. 2. Either delete or use individual letters for the "Buell" sign. Staff Report To: Planning Commission Subject: P06-0105 333 Corey Way February 1,2007 Page 2 The applicant revised the plans incorporating the comments. The two logo signs were removed and the "Buell" cabinet sign is now comprised of individual letters. The resultant combined sign area has decreased from the original 213 square feet to the current proposal of 164 square feet. The D RB minutes are attached to the staff report. ENVIRONMENTAL REVIEW City staffhas determined that the proposed project is categorically exempt pursuant to the provisions of Class 11, Accessory Structures, Section 15311 of the California Environmental Quality Act (CEQA). Because the project has been determined to be exempt, the Planning Commission is not required to take any action on the environmental document. CONCLUSION The signs proposed by the applicant comply with the City's development standards. Therefore, it is recommended that the Planning Commission approve the Type C Sign Permit allowing a sign program comprised of seven (7) new building fa9ade signs with a combined area of 164 square feet. ATTACHMENTS: Draft Findings of Approval Draft Conditions of Approval Design Review Board Minutes November 21,2006 Plans FINDINGS OF APPROVAL POS-OIOS TYPE C SIGN PROGRAM 333 COREY WAY (As recommended by City Staff February 1, 2007) As required by the "Sign Permit Procedures" (SSFMC Chapter 20.86), the following findings are made in approval P06-0105 Type C Sign Permit allowing a sign program comprised of seven (7) new building fayade signs with a combined area of 164 square feet, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Plans prepared by 3 DeSign Company, in association with P05-0105; Design Review Board meeting of November 21,2006; Design Review Board minutes of November 21,2006; Planning Commission staff report dated February 1,2007; and Planning Commission meeting of February 1,2007: 1. The sign program comprised of seven (7) new non-illuminated building fayade signs with a combined area of 164 square feet is consistent with the requirements set forth in SSFMC Chapters 20.76 and 20.86. 2. The sign program comprised of seven (7) new non-illuminated building fayade signs with a combined area of 164 square feet will result in a consistent level of sign quality, which reflects and complements the simple architecture of the existing building. The sign size, materials, colors, graphic style, and indirect illumination are in keeping with the visual character of the surrounding industrial area. 3. The sign program comprised of seven (7) new non-illuminated building fayade signs with a combined area of 164 square feet are of an appropriate size to be visible from the street, and the primary signs elements are proportionate to other subordinate sign elements. 4. The sign program comprised of seven (7) new non-illuminated building fayade signs with a combined area of 164 square feet are integrated with the building architectural design scheme in terms of scale, proportion, color, materials and graphic style 5. The sign program comprised of seven (7) new non-illuminated building fayade signs with a combined area of 164 square feet as recommended by the Design Review Board at their meeting of November 21,2006. * * * PROPOSED CONDITIONS OF APPROVAL P05-0 1 05 333 COREY WAY (As recommended by City Staff on February 1, 2007) A. PLANNING DIVISION requirements shall be as follow: 1. The applicant shall comply with the City's Standard Conditions and with all the requirements of all affected City Divisions and Departments as contained in the attached conditions, except as amended by the conditions of approval. 2. The construction drawings shall substantially comply with the Planning Commission approved plans, as amended by the conditions of approval including the sign plan prepared by 3 DeSign Company in association with P05-0105. 3. The sign program comprised of seven (7) new non-illuminated building fayade signs with a combined area of 164 square feet, as shown on the plans approved by the SSF Planning Commission. On-site advertising signs are not permitted. No additional signs or revisions shall be placed on the site without prior approval from the Planning Commission. 4. The signs shall not block access to any fire hydrant or appurtenant device or facility. (Planning Contact: Steve Carlson, Senior Planner, 650/877-8353, Fax 650/829-6639) MINUTES SOUTH SAN FRANCISCO DESIGN REVIEW BOARD Meeting of November 21,2006 TIME: MEMBERS PRESENT: MEMBERS ABSENT: STAFF PRESENT: 4:00 P.M. Harris, Nelson, Nilmeyer, Ruiz and Williams none Susy Kalkin, Chief Planner Steve Carlson, Senior Planner Gerry Beaudin, Associate Planner Chad Smalley, Associate Planner Patti Cabano, Administrative Assistant Patricia Cotla, Office Specialist 1. ADMINISTRATIVE BUSINESS None 2. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME Bayside Area Development Slough Estates USA, Inc 1170-1180 Veterans Blvd P06-0013 & PP06-0001 BOPI Retail Amenities Bldg (Case Planner: Susy Kalkin) DESCRIPTION Resubmitted - of a Precise Plan application for a one story, 9,980 sf retail amenities building with associated plaza and landscaping at 1170-1180 Veterans Blvd, within Planning Area 2 of the Bay West Cove Specific Plan District, in accordance with SSFMC Section 20.61.085 The Board had the following comments: 1. Install curbs around the trees in front of the building.. 2. PI 0 u s nclosu 3 DeSign 1595 Fairfax Ave Suite B San Francisco, CA 94124 Perm it for: Dudley Perkins Company 333 Corey Way S. San Francisco, CA Signage Detail Legend: A. 12" Molded Plastic Letters - Gold QTY: 1 set Total Sq.Ft. = 14 C. 10" Molded PLastic Letters - Gold Qty: 2 sets Total Sq.Ft. = 40 D. 20" Molded Plastic Letters - Gold QTY: 1 set Total Sq.Ft. = 73.5 E. 36" x 72" Dimensional Logo Sign Qty: 1 set Total Sq.Ft. = 18 F. 52" x 48" x 1/4" Brushed Aluminum Individual Letters / Logo QTY: 1 set Total Sq.Ft. = 17 G. 12" Acrylic Numbers - Gold Qty: 1 set Total Sq.Ft. = 2 Signage Total Sq.Ft. = 164 >.; = = ~ a Q u rIl ~ ~ ~ rIJ ~ ~ D = J. 00 u t<J = (j) .- .... ....... ~ t<J = W t<J ~ tL ~ - = z QJ = (n ~ ~ rIl ....-- - (j) ~ lL .- 0 ~ \- ~ lL = \- <C ---- C5 ~ lL W QJ (j) G ~ <C t \.0 I (j) . a 00 .-0 t<J ~ t"'- N (j) D II U ~ II = ~ z w <( W J. <( 0 tL w tL W - ~ oL ~ oL (j) Z -< <( w Z in Z . 2 ~ j ~ t:'- - - - . D (j) b (j) Q C\I CROSS SECTION OF SIGN TYPES A, C & D . FORM FORGED PLASTIC LETTER METAL S1 ..... ii'"I.-..,- .. , --- '.::" BI fJ II i I I III """ "'.-"--' . ".' ':.. .~./~~;. "," ~'~i~';jf i~ 5':"." ~ ,,, " 't:.;h~~:li,~liiil!~, 1 j ::',:,_ ~;;",ijl, t.;i;1f ,ifl~l*"""" f' . >" "':&:"-"">'!f'I'll!.t., '1\ ' :' .' ":"' .:: /;1f~.$,K~ ,?;~t '.;~ ... . ","'"",',IJI '~, If.k ! ,'ii~)!F~.: ~;~~' <? '; I t .';. ',; i,',~,~,~,'b~~~1,1J;. " ~ ",P_ '-> ~': S'~~~~iS~~~; -~-.t/ ,'1"11 .,'. ,""'1:;, ,:.. >;.-.ft ~!.Ii< ~'/" .~. :~ ~':':~L\i~t::((;cj,:,ji,_, :_~'-" '1'" >, "'~!~~3(~ 11' 'II i '::~fZI~I~~~:' J " I ~~ ..,{', i.;t, J~~,}Jii1 ,,;V'~ ',:;; ~ ~r"" ~.., T' . \" i.~' .h:~IRlij:i'-~' in , " , .' '" '. ';: \ ~~~R.'1~7~ ~ . , : ,. ,,!i: '" ih''''I~I\llij a' , ':"j;~:;~,',~; ;;, '~;II~IIl" '-f.,: ':"~;'i'" !:~J~ al,p.li' , .':. ;':\, , :'~t. '~iillil~ ' ";. ':i; ~ ~r :~Jll.lill,!t n ~ L~ '.' -~~!: :- D .~--: " a . I ./ .. l , . " 1 / / I / ,I I f i I / I I \ \ J - ~'t\l S:M ~s (0 n >-0 .... t1 ifi t,) Q C' ~~ :4l1FOp..~ - Planning Commission Staff Report DATE: February 1, 2007 TO: Planning Commission SUBJECT: Use Permit to allow the conversion of a vacant ground floor retail space, located at 309 Baden Avenue, into a loans and properties office within 200 feet of a residential district in the Downtown Commercial (D-C- L) Zoning District in accordance with SSFMC Chapters 20.26 & 20.81 Subproject: Owner: Applicant: Case Nos.: P06-0135 & UP06-0031 Arturo Ramirez Samual Bowley P06-0135: UP06-0030 RECOMMENDATION: It is recommended that the Planning Commission approve Use Permit application UP06- 0135 based on the attached draft Findings and subject to the attached draft Conditions of Approval. BACKGROUNDIDISCUSSION: A use permit is required for this project because: . The site is located within 200 feet of the residential district and the use is changing (SSFMC Section 20.26.025); and . General Plan Land Use Policies require a use permit to allow non-residential service- oriented establishments on the first floor of downtown tenant spaces. The project site is improved with two buildings: a residential building fronting Second Lane, which is not part of this application, and a commercial/office building fronting Baden Avenue. The 309 Baden Avenue commercial/office building is two stories and is approximately 3,300 square feet. City records indicate that the commercial/office building was constructed new in 2000-01 and the owner was issued a certificate of occupancy in April of 2001. No changes are proposed for the exterior of the building with this application - after approximately six years of use, the building is in a state of good repair. The owner has submitted the subject application to allow an office use on the ground floor of 309 Baden Avenue. A letter from the applicant has been attached to the staff report outlining why the application was made. In summary, retail tenants at this location have not been successful. The owner experiences bi-annual tenant turnover and regularly sees the ground floor space vacant for extended periods oftime. The office tenants on the second floor have been stable during this P06-0135: UP06-0030 Use Permit 309 Baden Avenue same time. Therefore, the owner has applied for permission to allow an office use on the first floor. The General Plan Land Use designation for the site is Downtown Commercial. The proposed office use for the first floor tenant space conforms to the General Plan policies. Specifically, allowing an office use at this location will provide more activity than the vacant tenant space. The Downtown Plan Area Land Use Policies allow ground floor offices, subject to an approved Use Permit by the Planning Commission (General Plan Table 3.1.2). Parking Parking for the proposed office is required at a rate of one parking space for every three hundred gross square feet of floor area (SSFMC Sections 20.74.060 (c) and (d)). Parking for the former retail use was required at a rate of one parking space per each five hundred square feet of gross floor area (SSFMC Section 20.74.060 (a)). Because the parking requirement is greater for the office use than for a retail establishment, the applicant applied for and obtained an exception for the two (2) additional parking spaces required for the change in use (Parking Place Commission, January 9, 2007). CEQA: The proposed development is Categorically Exempt from the provisions of the California Environmental Quality Act in accordance with Section 15301 - Class 1: Leasing of existing commercial spaces with negligible changes. CONCLUSION: Staff recommends that the Planning Commission approve application P06-0135 for Use Permit application number UP06-0030 based on the attached draft Findings and subject to the attached draft Conditions of Approval. The proposed office use meets the intent of the General Plan and complies with all the development standards outlined in the Municipal Code. TMS/ ghb 2 P06-0135: UP06-0030 Use Permit 309 Baden Avenue Attachments: Draft Findings of Approval Draft Conditions of Approval Applicant Letter, dated November 29,2006 Plans, dated, November 30, 2006 3 DRAFT FINDINGS OF APPROVAL P06-0135: UP06-0030 USE PERMIT 309 BADEN AVENUE (As recommended by City Staff February 1,2007) As required by the "Use Permit Procedures" (SSFMC Chapter 20.81) the following findings are made in support of allowing an office use on the ground floor in the D-C Downtown Commerical District in accordance with SSFMC Chapter 20.81 subject to making the findings of approval and, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to the Site Plan prepared by the applicant with a date of November 30,2006; Planning Commission staff report, dated February 1,2007; and Planning Commission meeting of February 1,2007: 1. An office use at 309 Baden Avenue will not be adverse to the public health, safety or general welfare of the community, or detrimental to surrounding properties or improvements. An office use will fill a currently vacant tenant space at this location. 2. The proposed project complies with the General Plan Land Use Element designation of "Downtown Commercial" by introducing an office use to a currently vacant ground floor tenant space in the downtown. 3. The proposed project complies with the standards and requirements of the D-C Zone District. The office use will occupy an existing tenant space within an existing building. * * * DRAFT CONDITIONS OF APPROVAL P06-0135: UP06-0030 USE PERMIT 309 BADEN AVENUE (As recommended by City Staff February 1,2007) A. Planning Division requirements shall be as follows: 1. The applicant shall comply with the Planning Division's standard Conditions and Limitations for Commercial Industrial and Multi-family Residential Projects. 2. The project shall be completed and operated substantially as indicated in the plans prepared by the applicant, dated October, 2006. 3. The applicant shall apply for a sign permit with the City prior to erecting any new signage for the project. Planning Division contact Gerry Beaudin, Associate Planner, (650) 877-8353 B. Police Department conditions of approval are as follows: 1. Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. 2. Building Security A. Doors a. The jamb on all aluminum frame-swinging doors shall be so constructed or protected to withstand 1600 lbs. of pressure in both a vertical distance of three (3) inches and a horizontal distance of one (1) inch each side of the strike. b. Glass doors shall be secured with a deadbolt lock! with minimum throw of one (1) inch. The outside ring should be free moving and case hardened. I The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action of the inside door knob/lever/tumpiece. A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a tumpiece may be used in "Group B" occupancies as defined by the Unifonn Building Code. When used, there must be a readily visible durable sign on or adjacent to the door stating "This door to remain unlocked during business hours", employing letters not less than one inch high on a contrasting background, The locking device must be of type that will re readily distinguishable as locked, and its use may be revoked by the Building Official for due cause. P06-0135: UP06-0030 Use Permit 309 Baden Avenue c. Employee/pedestrian doors shall be of solid core wood or hollow sheet metal with a minimum thickness of 1-3/4 inches and shall be secured by a deadbolt lock! with minimum throw of one (1) inch. Locking hardware shall be installed so that both deadbolt and deadlocking latch can be retracted by a single action of the inside knob, handle, or turn piece. d. Outside hinges on all exterior doors shall be provided with non-removable pins when pin-type hinges are used or shall be provided with hinge studs, to prevent removal of the door. e. Doors with glass panels and doors with glass panels adjacent to the doorframe shall be secured with burglary-resistant glazing2 or the equivalent, if double-cylinder deadbolt locks are not installed, f. Doors with panic bars will have vertical rod panic hardware with top and bottom latch bolts. No secondary locks should be installed on panic- equipped doors, and no exterior surface-mounted hardware should be used. A 2" wide and 6" long steel astragal shall be installed on the door exterior to protect the latch. No surface-mounted exterior hardware need be used on panic-equipped doors. g. On pairs of doors, the active leaf shall be secured with the type of lock required for single doors in this section. The inactive leaf shall be equipped with automatic flush extension bolts protected by hardened material with a minimum throw of three-fourths inch at head and foot and shall have no doorknob or surface-mounted hardware. Multiple point locks, cylinder activated from the active leaf and satisfying the requirements, may be used instead of flush bolts. h. Any single or pair of doors requiring locking at the bottom or top rail shall have locks with a minimum of one throw bolt at both the top and bottom rails. B. Windows a . Louvered windows shall not be used as they pose a significant security problem. 25/16" security laminate, J!4" polycarbonate, or approved security film treatment, minimum. 2 P06-0135: UP06-0030 Use Permit 309 Baden Avenue b . Accessible rear and side windows not viewable from the street shall consist of rated burglary resistant glazing or its equivalent. Such windows that are capable of being opened shall be secured on the inside with a locking device capable of withstanding a force of two hundred- (200) lbs. applied in any direction. c . Secondary locking devices are recommended on all accessible windows that open. C. Roof Openings a. All glass skylights on the roof of any building shall be provided with: 1) Rated burglary-resistant glass or glass-like acrylic material? or: 2) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material spaced no more than five inches apart under the skylight and securely fastened. or: 3) A steel grill of at least 118" material or two inch mesh under skylight and securely fastened. b. All hatchway openings on the roof of any building shall be secured as follows: 1) If the hatchway is of wooden material, it shall be covered on the outside with at least 16 gauge sheet steel or its equivalent attached with screws. 2) The hatchway shall be secured from the inside with a slide bar or slide bolts. The use of crossbar or padlock must be approved by the Fire Marshal. 3) Outside hinges on all hatchway openings shall be provided with non-removable pins when using pin-type hinges. c. All air duct or air vent openings exceeding 8" x 12" on the roof or exterior walls of any building shall be secured by covering the same with either of the following: 1) Iron bars of at least 1/2" round or one by one- fourth inch flat steel 3 P06-0135: UP06-0030 Use Permit 309 Baden Avenue material, spaced no more than five inches apart and securely fastened. or: 2) A steel grill of at least 1/8" material or two inch mesh and securely fastened and 3) Ifthe barrier is on the outside, it shall be secured with galvanized rounded head flush bolts of at least 3/8" diameter on the outside. D. Lighting a. All exterior doors shall be provided with their own light source and shall be adequately illuminated at all hours to make clearly visible the presence of any person on or about the premises and provide adequate illumination for persons exiting the building. b. The premises, while closed for business after dark, must be sufficiently lighted by use of interior night-lights. c. Exterior door, perimeter, parking area, and canopy lights shall be controlled by photocell and shall be left on during hours of darkness or diminished lighting. E. Numbering of Buildings a. The address number of every commercial building shall be illuminated during the hours of darkness so that it shall be easily visible from the street. The numerals in these numbers shall be no less than four to six inches in height and of a color contrasting with the background. b . In addition, any business, which affords vehicular access to the rear through any driveway, alleyway, or parking lot, shall also display the same numbers on the rear of the building. F. Alarms a . The business shall be equipped with at least a central station silent intrusion alarm system. NOTE: To avoid delays in occupancy, alarm installation steps should be taken well in advance of the final inspection. 4 P06-0135: UP06-0030 Use Permit 309 Baden Avenue G. Traffic, Parking, and Site Plan a. Handicapped parking spaces shall be clearly marked and properly sign posted. NOTE: For additional details, contact the Traffic Bureau Sergeant at (650) 829-934. H. Security Camera System Building entrance, lobby and garage areas must be monitored by a closed circuit television camera system. Recordings must be maintained for a period of no less than 30 days. These cameras will be part of a digital surveillance system, which will be monitored on-site and accessible on the World Wide Web. This system must be of adequate resolution and color rendition to readily identify any person or vehicle in the event a crime is committed, anywhere on the premises. 1. Misc. Security Measures Commercial establishments having one hundred dollars or more in cash on the premises after closing hours shall lock such money in an approved type money safe with a minimum rating ofTL-15. Police Department contact, Sergeant E. Alan Normandy (650) 877-8927 C. Engineering Division conditions of approval are as follows: I. The owner shall, at his/her expense, repair any broken sidewalk, curb and gutter fronting the property. Any work performed in the City's right-of-way shall require an encroachment from the Engineering Division and shall be constructed to City Standards. The owner shall apply and pay all fees and deposits for the encroachment permit. Engineering Division contact, Sam Bautista, 650/829-6652 5 Arturo Ramirez 10 Rowan Tree Lane Hillsborough, CA 94010 (650) 333-7677 November 29, 2006 City of South San Francisco Attn: Planning Division 400 Grand Avenue South San Francisco, CA 94080 Re: 309 Baden Avenue I am requesting a change to the commercial use for the downstairs unit at 309 Baden Avenue from retail use to office use. The last tenant of this unit was retail. At the present time this unit is vacant and the tenants from the upstairs unit, Abacus Loans & Properties, Inc., are ready to move to the downstairs unit. I already have tenants in line for the upstairs unit once the move is approved. The reason I want to change the commercial use on the downstairs unit is because I have had a very hard time leasing for retail use. We previously had the unit vacant for six months and we finally leased it to a retail tenant. This tenant went out of business after only 7 months in business. The tenant claimed that there wasn't sufficient foot traffic to support a retail store. We have advertised and tried finding a tenant to lease for retail but we have been unsuccessful. We are proposing that the City allow us to change the use from retail space to office space. Abacus Loans & Properties, Inc. (our tenant from the upstairs unit) is ready to lease the downstairs unit as soon as it is approved. As stated above, we have also found tenants to lease the upstairs once the move is approved. I greatly appreciate your consideration for approval of this request. \ \ \ , -- , I r . - \ ~ J' (QUF.RIA ' ~KJ L_fIJ f'lf1, \'\ ---.. lk":~ _:~. . II - '!!fI'! ,....- -~_...... Subjcct Propc'"ty: 309 Badcn Avcnuc #101, So. San Francisco, CA 94080 Photo: Front View of the Building 4 .~ ; -. -." -, · T: -"""'- 1 . _...- I 11 fI!::'......_I~ -, ~~~~-: \Z.,~:I.. ., ~~,,-, , ~~~.",:. '. ... Sub,ject Prope.oty: 309 Baden Avenue #101, So. San Francisco, CA 94080 Photo: View Across the Buildin - 11 -- ~ - ...,. ,...-- ri.lll'-'. . r;~~ ~I - ... --r .~ llL. ~I ,~__L. ) - .. . Subject Prope..ty: 309 Baden Avenue #101, So. San Francisco, CA 94080 Photo: Left Side of the Buildin , "..-.- .......-"""""', . I . - . 1/ (Irr/II'/ po u' ~l,Qum\. . 'II... ~ II 1.M 1~ I' .. i; ~ JI II llll1 ~ - ~.~ .. .. - I - Subjcct Propcloty: 309 Badcn Avcnuc #101, So. San Francisco, CA 94080 Photo: Right Side of the Building "'":~ ~:-.~.-=-- ... .----- ......... _--........ ~~ ... " ~..... " -. -- - - - "'''I,. .J::-'IIII;_~=- ;;;;;;~ _. -. -- ~ :::: ~ .......!;..- .;;;::::I~ .....:'~ ~:- .~ .r - '. '. .... . --. , . Subject Property: 309 Baden Avenue #101, So. San Francisco, CA 94080 Photo: Street View Towards Linden Avenue .. ~ '..... Subject Property: 309 Baden Avenue #101, So. San Francisco, CA 94080 Photo: Street View Towards Ma Ie Avenue ,/ I \ . ! ~ ~l~' ;so - "2 - ~ - \ j 'V'J '08SpUeJ~ ueS 'OS anUaA'V uapeg 608 900l '08 JaqwaAoN _~_~",<,__,,",",r ._ :.,)"L~ '.~ .:..._..,~";>"~.",,,~,:-,~h'Y",:,:'''_'~_'~__.:;:''''"' I . I f'~~'t ~ ~'-7 ~ r ~ ~~ 1\ ,'r- ~' . /. <=J I 0-01 I' , J ~ "''''q''';>(q-!1 ~../...:><,h ~..~;><,.jr ,- ''--, ... -\ I I "'- Ja~. ! ~ ~/ w "5" ~ 0 m r~ ::. u.; -. u.. 0 ~ }1. ~,~ I, . c I' J-.w1>SCAf lIJN~ Lt,1lR.T b~ fe,"QlIN4 ~I t l~ t Ip (. -"",. / t I~r v. ~$IVeIJ1I~ ~'c" l-a I~ ~ -::. /1P(ts s~~~ . r L- .1: ~tJl> 5'irzsE.r . '1MWr.>'I~1 ~.~ .rEo> :;=lJ~ '5~D C:;Tl'L~ r ,r:: b fl"j 9 SITE PLAN SCALE 1/8" = l' - 0" _....liL ~~ ~ .;t. 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Use Permit allowing a new 3 story R&D building containing 101,868 square feet with a 262 parking spaces in an on-site parking garage and 35 off-site parking spaces, generating in excess of one hundred (100) average daily vehicle trips, with twenty-four (24) hour operation, and an outdoor service yard. 2. Design Review of new building, landscaping and Design Guidelines for the adjacent property at 200 Oyster Point Boulevard. 3. Variance allowing a parking rate of2.83 parking spaces per 1,000 square feet of floor area in lieu of the minimum requirement. 4. Transportation Demand Management Plan reducing traffic associated with the development. Zoning: Planned Commercial (P-C) Zone District SSFMC Chapters: 20.24, 20.74, 20.81, 20.85 & 20.120. Project Location: site situated at 180 Oyster Point Boulevard (APN 015-023- 090) and 200 Oyster Point Boulevard (APN 015-023-380) in the Planned Industrial (P-C) Zone District and 1000 Gateway Boulevard in the Gateway Specific Plan Zone District. Owner: Chamberlin Associates Applicant: DGA Case No.: P06-0098 (MNDOO-0074, UP06-0023, V AR06-0007, TDM06-008 & DR06-0080) RECOMMENDATION: That the Planning Commission approve 1) Use Permit allowing a new 3 story R&D building containing 101,868 square feet with a 262 parking spaces in an on-site parking garage and 35 off-site parking spaces, generating in excess of one hundred (100) average daily vehicle trips, with twenty-four (24) hour operation, and an outdoor service yard, 2) Design Review of new Staff Report To: Planning Commission Subject: P06-0098 180 Oyster Point Boulevard February 1, 2007 Page 2 of 5 building, landscaping and Design Guidelines for the adjacent property at 200 Oyster Point Boulevard, 3) Variance allowing a parking rate of 2.83 parking spaces per 1,000 square feet of floor area in lieu of the minimum requirement, 4) Transportation Demand Management Plan reducing traffic associated with the development, subject to making the required fmdings and adopting the conditions of approval. BACKGROUNDIDISCUSSION: The project includes the construction of a new 3-story R&D building over a garage on the vacant 2.36 acre site. The building will contain 101,868 square feet of floor area and provide 262 garage parking spaces in an on-site garage and 35 off-site spaces on an abutting lot. Similar to other R&D uses, the business will operate on a 24 hour daily basis and have an outdoor utility yard The property will utilize a shared main driveway with 200 Oyster Point Boulevard, also owned by Chamberlin Associates. The applicant intends to develop plans for 200 Oyster Point Boulevard early this year. At this time the applicant is submitting Design Guidelines for the 200 Oyster Point Boulevard site establishing development parameters for the future project. Development ofthe 200 Oyster Point Boulevard site will require review and approval by the Planning Commission. GENERAL PLAN CONSISTENCY & ZONING COMPLIANCE The General Plan Land Use designation of the site is Business Commercial and the site is situated in the Planned Commercial (P-C) Zoning District. The project site's General Plan land use designation of Business Commercial and the P-C Zone District allow R&D uses (SSFMC Section 20.24.020(b)). Businesses with off-site parking, generating in excess of 100 average daily vehicle trips, having 24 hour operations, or that have outdoor storage yards, or that include off-site parking require an approved Use Permit by the South San Francisco Planning Commission [SSFMC Sections 20.70,120,20.24.060, 20.24.070(a), 20.24.070(a), and 20.74.120, respectively]. A Variance is required to reduce parking and a Transportation Demand Management Plan (TDM) is required to reduce traffic impacts in association with the Variance [SSFMC Chapters 20.82 and 20.120, respectively]. The proposed project appears to be in compliance with the East of 101 Area Plan Design Guidelines especially the following policies: . DE-4 Developments should incorporate the natural site topography rather than creating flat development pads. . DE-15 Developments should de-emphasize the visual prominence of parking areas by placing parking areas away from views from the public streets. Staff Report To: Planning Commission Subject: P06-0098 180 Oyster Point Boulevard February 1, 2007 Page 3 of 5 . DE-20 Developments should minimize circulation spaces by using shared driveway access between adjacent properties. The proposed development provides a sloped surface and reflects the general topography. Parking is placed behind and under the building, where it is not generally visible from the public right-of-way and on an adjoining developed lot in an existing open at-grade parking lot. The development relies on a landscaped shared entry. The proposed project generally meets all of the pertinent design criteria. DEVELOPMENT STANDARDS The building generally complies with current City development standards as displayed in the table in Appendix A. The SSFMC Section 20.74.060(e), requires commercial R&D businesses to provide parking at a rate of 1 space/250 square feet plus for the first 50,000 SF, plus 3 spaces /1,000 SF for any floor area over 50,000 SF. Applying this rate to the development would result in a parking requirement of359 parking spaces. Similar to all other R&D uses recently approved by the Planning Commission, the applicant proposes to reduce the parking rate to 2.83 spaces/1,OOO SF, resulting in a total of291 required parking spaces. The applicant is proposing to provide a total of 297 parking spaces - 262 spaces on-site and 35 off-site on an adjoining lot. A condition of approval requires that the owner develop a parking agreement memorializing the parking arrangement subject to the City's review and approval. As required by South San Francisco General Plan and Zoning Regulations, a Transportation Demand Management Plan (TDM) is required to assist in reducing employee parking demand and project associated traffic. The proposed landscaping of 10,280 square feet exceeds the City's minimum requirement of 10% of the total site area (SSFMC Section 20.73.040). With approval of the proposed Lot Line adjustment, the development complies with the minimum setbacks required for commercial developments. LOT LINE ADJUSTMENT A Lot Line Adjustment is being requested to increase the westerly side yard setback by a few feet. The property boundary change will not result in any non-conformities for the abutting property at 1000 Gateway Boulevard (also owned by Chamberlin Group). The boundary change will slightly increase the project lot area. While the Lot Line adjustment is under review, City Staffs preliminary conclusion is that it appears adequate. In accordance with SSFMC title 19 the Lot Line Adjustment is Staff Report To: Planning Commission Subject: P06-0098 180 Oyster Point Boulevard February 1, 2007 Page 4 of 5 subject to the review and approval by the SSF City Engineer subject to compliance with SSFMC development requirements. VARIANCE A Variance is being requested in association with the TDM Plan to reduce the amount of parking from the minimum required rate to 2.83 spaces per 1,000 square feet. Reduced parking is regarded as an effective tool to reduce traffic and to facilitate alternative modes of travel by employees who would otherwise travel by automobile during peak commute hours. The reduced rate is the same rate that has been approved by the Planning Commission for other R&D developments. PRELIMINARY TRANSPORTATION DEMAND MANAGEMENT PLAN The applicant, with the assistance ofFehr & Peers, a qualified Traffic Engineering firm, completed a Preliminary Transportation Demand Management (PTDM) Plan consisting of a table of the plan and a site plan showing general location of on-site facilities that are attached to this staff report [SSFMC Section 20.120.060 Submittal Requirements]. The Transportation Demand Management Ordinance, SSFMC Chapter 20.120, requires that developments that exceed the maximum allowed base Floor Area Ratio [FAR] of 0.50 [maximum FAR is 1.0] are required to include in the PTDM Plan 15 basic elements and additional elements delineated in SSFMC Sections Schedule 20.120.030-B Summary of Program Requirements and 20.120.060. The project FAR of 1.0 exceeds the base maximum FAR of 0.50. As a result, the applicant's PTDM Plan includes 15 basic elements plus a few additional elements and is designed to achieve a target mode shift of35% as required by the SSFMC Chapter 20.120. The TDM Ordinance also requires that prior to the issuance of the Building Permit, the applicant submit a Final TDM Plan to the Chief Planner for review and approval. This will consist of the final construction plans and possible additional TDM Plan measures to ensure the development meets the intended TDM reductions. The plan is also subject to a formal Annual Review and Triennial Review by the City [SSFMC 20.120.100]. The reviews are intended to monitor the success ofthe TDM Plan and make any adjustments [i.e. add/or substitute program elements] to achieve the intended TDM Plan objectives. The PTDM Plan meets all applicable requirements ofthe City's Zoning Ordinance. The TDM Plan shall also be subject to the review and approval by the San Mateo City/County Association of Government because the project generates in excess of 100 peak hour vehicle trips in the peak commute hours. Staff Report To: Planning Commission Subject: P06-0098 180 Oyster Point Boulevard February 1, 2007 Page 5 of 5 ENVIRONMENTAL DOCUMENT A previous Mitigated Negative Declaration (MND) was adopted by the Planning Commission for the original development - a larger development covering both 180 and 200 Oyster Point Boulevard. In accordance with the California Environmental Quality Act (CEQA), no new environmental documents need be prepared if a previous environmental document adequately addresses the impacts associated with the proposed development. The MND has been judged by City Staff to adequately address the environmental impacts associated with the proposed development. Environmental Impact Reports (EIR) for other developments in the East of 101Area, both approved and under current review, have incorporated the impacts, including traffic, associated with the previous MND in their base traffic conditions. Mitigation measures associated with the previous development will be required to be implemented to reduce the project associated impacts. CONCLUSION: The proposed project is compatible with and will enhance the surrounding area and meets the City's Design and development standards. Therefore, it is recommended that the Planning Commission approve 1) Use Permit allowing a new 3 story R&D building containing 101,868 square feet with a 262 parking spaces in an on-site parking garage and 35 off-site parking spaces, generating in excess of one hundred (100) average daily vehicle trips, with twenty-four (24) hour operation, and an outdoor service yard, 2) Design Review of new building, landscaping and Design Guidelines for the adjacent property at 200 Oyster Point Boulevard, 3) Variance allowing a parking rate of2.83 parking spaces per 1,000 square feet of floor area in lieu of the minimum requirement, and 4) Transportation Demand Management Plan reducing traffic associated with the development. qN~~ Steve Carlson, Senior Planner ~~ ATTACHMENTS: Draft Findings of Approval Use Permit Variance TDM Plan Draft Conditions of Approval Planning Commission Staff Reports November 16, 2006 December 7, 2006 January 4,2007 Design Review Board Minutes August 15,2006 Transportation Demand Management Plan Master Plan Guidelines Plans FINDINGS OF APPROVAL P06-0098 USE PERMIT 180 OYSTER POINT BOULEVARD (As recommended by City Staff February 1, 2007) As required by the Use Permit Procedures [SSFMC Chapter 20.81], the following findings are made in approval of Use Permit allowing a new 3 story research and development building containing 101,868 square feet with a 262 parking spaces in an on- site parking garage and 35 off-site parking spaces, generating in excess of one hundred (100) average daily vehicle trips, with twenty-four (24) hour operation, and an outdoor service yard, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Plans prepared by DGA, dated December 18, 2006; Transportation Demand Management Plan prepared by Fehr & Peers, dated October 2006; Design Review Board meeting of August 15,2006; Design Review Board minutes of August 15, 2006; Planning Commission staff report, dated February 1, 2007; and Planning Commission meeting of February 1,2007: 1. The development of a research and development facility with off-site parking, generating in excess of 100 average daily vehicle trips, with an outdoor utility yard and 24 hour operation, will not be adverse to the public health, safety or general welfare of the community, or detrimental to surrounding properties or improvements. The building and site improvements design meet the City Design Guidelines, the East of 101 Area Design Policies and have been recommended by the Design Review Board. Conditions of approval are included to require conformance with the Planning Commission approved plans and City development requirements. A TDM Plan will help reduce traffic and parking impacts associated with the development. 2. The development of a research and development facility with off-site parking, generating in excess of 100 average daily vehicle trips, with an outdoor utility yard and 24 hour operation complies with the General Plan Land Use Element designation of the site of Business Commercial that allows research and development uses. 3. The site, located in the Planned Commercial Zone District (P-C), is adjacent to other similar uses and the development complies all applicable standards and requirements of SSFMC Title 20. * * * FINDINGS OF APPROVAL P06-0098 VARIANCE 180 OYSTER POINT BOULEVARD (As recommended by City Staff February 1, 2007) As required by the Variance Procedures [SSFMC Chapter 20.82], the following findings are made in approval of Variance allowing a parking rate of2.83 spaces per 1,000 square feet of floor area in lieu of the minimum requirement, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Plans prepared by DG Architects, dated December 18, 2006; Transportation Demand Management Plan prepared by Fehr & Peers, dated October 2006; Design Review Board meeting of August 15 , 2006; Design Review Board minutes of August 15 ,2006; Planning Commission staff report, dated February 1, 2007; and Planning Commission meeting of February 1, 2007: 1. Granting ofthe Variance allowing a parking rate of2.83 spaces per 1,000 square feet of floor area in lieu of the minimum requirement is necessary to allow the development ofthe site for research and development use and to reduce traffic impacts associated with the development. Strict application of the Zoning regulations would not only result in greater traffic impacts, but would also require additional traffic impact assessment and possible mitigation measures. Similar variances reducing parking and traffic have been granted to other research and development facilities within the immediate project vicinity. Conditions of approval are included to require implementation of a TDM Plan to help reduce any parking and traffic impacts associated with the research and development use. 2. Granting ofthe Variance allowing a parking rate of2.83 spaces per 1,000 square feet of floor area in lieu of the minimum requirement will not constitute a special privilege granted to the recipient inconsistent with the limitations on other properties in the vicinity and Zoning District in that the existing development complies with the City adopted General Plan and Zoning Regulations that requires research and development uses to reduce traffic impacts in part through reduced parking requirements. 3. Granting of the Variance allowing a parking rate of2.83 spaces per 1,000 square feet of floor area in lieu of the minimum requirement will be an incentive to, and a benefit for the research and development use, in that it will allow the development and foster continued conversion of the area east ofD.S. Highway 101 from warehousing to research and development. 4. Granting of the Variance allowing a parking rate of2.83 spaces per 1,000 square feet of floor area in lieu of the minimum requirement of3.3 spaces per 1,000 square feet of floor area in association with the implementation of a TDM Plan will facilitate use of alternative means of transportation during peak commute hours, such as public transit, and carpooling, rather than the use of single occupant vehicles. * * * FINDINGS OF APPROVAL PRELIMINARY TRANSPORTATION DEMAND MANAGEMENT PROGRAM P06-0098 180 OYSTER POINT BOULEVARD (As recommended by City Staff February 1, 2007) As required by the Transportation Demand Management Procedures [SSFMC Section 20.120.070], the following findings are made in approval ofthe Preliminary Transportation Demand Management Plan in fulfillment ofP06-0098, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Plans prepared by DGA, dated December 18, 2006; PTDM Plan prepared by Fehr & Peers, dated October 2006; Planning Commission staff report, dated February 1,2007; and Planning Commission meeting of February 1,2007: 1. The proposed Preliminary Transportation Demand Management Plan measures are feasible and appropriate for the research and development facility with on-site parking for 262 vehicle spaces and off-site parking for 35 parking spaces, with 24 hour daily operation and generating in excess of 100 vehicle trips and a Floor Area Ratio' of 1.0. 2. The proposed performance guarantees, consisting of an Annual Review, will ensure that the target alternative mode use established for the project of 35% based on a Floor Area Ratio of 1.0 [SSFMC 20.120.030 (C)] will be achieved and maintained. * * * PROPOSED CONDITIONS OF APPROVAL 180 OYSTER POINT BOULEVARD P06-0098 (As recommended by City Staff on February 1, 2007) A. PLANNING DIVISION 1. The applicant shall comply with the City's Standard Conditions and with all the requirements of all affected City Divisions and Departments as contained in the attached conditions, except as amended by the conditions of approval. 2. The construction drawings shall substantially comply with the Planning Commission approved plans, as amended by the conditions of approval, including the plans prepared by DGA, dated December 18, 2006, submitted in association with P06-0098. 3. Prior to the issuance ofthe Building Permit, the landscape plan shall include mature shrubs, trees that have a minimum size of 24 inch box and 15% of the total number of proposed trees shall have a minimum size of 36 inch box. The landscape plan shall also include upgrades to the landscape area adjacent to the sidewalk. The landscape plan shall be subject to the review and approval by the SSF City Planner. 4. All equipment and material stored in the utility yard shall be fully enclosed by a screen wall equal to or greater than the height of the equipment and material. Any increase in the size of the utility yard or the height ofthe screen wall shall require prior approval by the City's Planning Commission. 5. Prior to the issuance of the building permit the applicant shall pay the Child Care Impact Fees estimated to be $50,934.00 based on the following calculation [101,868 SQ. FT. X $0.57/SQ. FT. = $50,934.00]. 6. Prior to the issuance of the Building Permit the applicant shall submit the results of the soils tests in association with the tank removal and the final site remediation plan. The final site remediation plan shall be subject to the review and approval by the City's Chief Planner. 7. Prior to the issuance of the Building Permit, the owner shall provide a parking agreement allowing 35 parking spaces to be located at 1000 Gateway Boulevard for the benefit and use of the future occupants of 180 Oyster Point Boulevard. The agreement shall comply with the requirements ofthe South San Francisco Municipal Code Section 20.120 and be subject to the review and approval of the City Attorney and Planning Commission. 8. Prior to the final inspection the owner shall record a Lot Line adjustment with San Mateo County. The Lot Line Adjustment shall be subject to the review and approval by the City Engineer. 9. The applicant shall comply with all mitigation measures associated with Mitigated Negative Declaration 00-014. 10. In accordance with South San Francisco Municipal Code Section 20.120.070, 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 substantially reflect the Preliminary TDM Plan", prepared by Fehr and Peer Transportation Consultants, dated October 2006. The Plan shall be designed to achieve a minimum 35% alternative mode use over the life ofthe project. a. The Final TDM Plan shall outline the required process for on- going monitoring including annual surveys and triennial reports as outlined in the Development Agreement, and as specified below: 1) Transportation Demand Management The property owner shall prepare and submit an annual Transportation Demand Management (TDM) report to City, documenting the effectiveness ofthe TDM plan in achieving the goal of35% alternative mode usage by the building occupants. The TDM report shall be prepared by an independent consultant, retained by City with the approval ofthe owner (which approval shall not be unreasonably withheld or delayed) and paid for by the owner, which consultant will work in concert with the owner's TDM Coordinator. The TDM report will include a determination of historical employee commute methods, which information shall be obtained by survey of all employees working in the buildings on the property. All no responses to the employee commute survey shall be counted as a drive alone trip. 2) TDM Reports: The initial TDM report for the building on the property shall be submitted two (2) years after the granting of a Certificate of Occupancy with respect to the building, and this requirement shall apply to the buildings on the property except the parking structure. The second and all later reports with respect to each building shall be included in an annual comprehensive TDM report submitted to City covering the building on the property submitting the second or later TDM reports. 3) Report Requirements The goal of the TDM program is to encourage alternative mode usage, as defined in Chapter 20.120 ofthe South San Francisco Municipal Code. The initial TDM report shall either: (1) state that the property has achieved 35% alternative mode usage, providing supporting statistics and analysis to establish attainment of the goal; or (2) state that the applicable property has not achieved the 35% alternative mode usage, providing an explanation of how and why the goal has not been reached, and a description of additional measures that will be adopted in the coming year to attain the TDM goal of35% alternative mode usage. 4) Penalty for Non-Compliance If after the initial TDM report, subsequent annual reports indicate that, in spite ofthe changes in the TDM plan, the 35% alternative mode usage is still not being achieved, or if the owner fails to submit such a TDM report at the times described above, the City may assess the owner a penalty in the amount of fifteen thousand dollars ($15,000.00) per year for each percentage point below the minimum 35% alternative mode usage goal. 1. In determining whether a finanCial penalty is appropriate, the City may consider whether the owner has made a good faith effort to meet the TDM goals. 11. If City determines that the owner has made a good faith effort to meet the TDM goals, but a penalty is still imposed, and such penalty is imposed within the first three (3) years of the TDM plan (commencing with the first year in which a penalty could be imposed), such penalty sums, in the City's sole discretion, may be used by the owner toward the implementation of the TDM plan instead of being paid to City. If the penalty is used to implement the TDM Plan, an implementation plan shall be reviewed and approved by the City prior to expending any penalty funds. 111. Notwithstanding the foregoing, the amount of any penalty shall bear the same relationship to the maximum penalty as the completed construction to which the penalty applies bears to the maximum amount of square feet of research and development use permitted to be constructed on the property. For example, ifthere is 200,000 square feet of completed construction on the property included within the TDM report with respect to which the penalty is imposed, the penalty would be determined by multiplying fifteen thousand dollars ($15,000.00) times a fraction, the numerator of which is 200,000 square feet and the denominator of which is the maximum amount of square feet of construction permitted on the property, subtracting the square footage of the parking facilities; this amount would then be multiplied by the number of percentage points below the 35% alternative mode usage goal. b. The applicant shall be required to reimburse the City for program costs associated with monitoring and enforcing the TDM program. (Planning Contact Person: Steve Carlson PH: 650/877-8535, Fax 650/829- 6639) B. ENGINEERING DIVISION A. STANDARD CONDITIONS The applicant shall comply with all of the applicable conditions of approval detailed in the Engineering Division's "Standard Conditions for Commercial and Industrial Developments", contained in our "Standard Development Conditions" booklet dated January 1998. A copy ofthis booklet is available at our Engineering Division office at no charge to the applicant. B. FEES 1. In accordance with the Standard Conditions, new storm water pollution control devices and filters shall be installed within the site drainage system, as required to prevent pollutants deposited on the impervious surfaces within the site from entering the street. Plans for these facilities shall be prepared by the applicant's consultant to conform to the County of San Mateo pollution control requirements and submitted to the Engineering Division and to the City's Environmental Compliance Coordinator, for review and approval. The applicant shall pay their fair share contribution for the City Sewer System Study, including a waste flow collection model and any needed improvements, in accordance with a schedule established by the City Council. The fees shall be due and payable prior to receiving a Building Permit. 2. The City of South San Francisco has identified the need to investigate the condition and capacity of the sewer system within the East of 101 area, downstream of the proposed Office/R&D development. The existing sewer collection system was originally designed many years ago to accommodate warehouse and industrial use and is now proposed to accommodate uses, such as offices and biotech facilities, with a much greater sewage flow. These additional flows, plus groundwater infiltration into the existing sewers, due to ground settlement and the age of the system, have resulted in pumping and collection capacity constraints. A study and flow model is proposed to analyze the problem and recommend solutions and improvements. The owner shall pay the East of 101 Sewer Facility Development Impact Fee, as adopted by the City Council at their meeting of October 22, 2002. The adopted fee is $3.19 per gallon of discharge per day. The owner shall meet with the Director of Public Works to determine the projected discharge from the project. The Director of Public Works shall determine the amount of capacity required in accordance with the criteria established in the Resolution adopted by the City Council on October 22, 2002. The Carollo Study, which forms the basis for the system upgrades, calculated Office/R&D uses to require a capacity of 400 gallons per day per 1000 square feet of development. Based upon this calculation, the potential fee would be, if paid this year: 0.4 gallons per square foot (400 gpd/l000 sq. ft.) x $3.19 per gallon x 101,838 sq. ft. = $129,945.29 The sewer contribution shall be due and payable prior to receiving a building permit for each phase of the development. 3. Prior to the issuance of a Building Permit for any building within the proposed project, the applicant shall pay the East of 101 Traffic Impact fee, In accordance with the resolution adopted by the City Council at their meeting of September 26, 2001, or as the fee may be amended in the future. Fee Calculation (as of August 2006) 101,868 GSF Office@ $2.11 per each square foot = $ 214,941.48 4. Prior to the issuance of the Building Permit, the owner shall pay the Oyster Point Overpass fee for the new office building, in accordance with the Standard Conditions of Approval referenced above. The subject proposal for a 101,868 SF office building would result in a fee of $221 ,842.1 0, which is calculated as follows: 101,868 SF office @ 12.3 trips per 1000 SF = 1,253 new trips Less existing 25,000 SF General Industrial Facility @ 5.46 trips per 1000 SF = -137 existing trips Net new vehicle trips = 1,116 1,116 trips x $154 x (8457.53/6552.16) = $221,842.10 This fee will be adjusted and recalculated at the time of payment, based upon the latest Engineering News Record San Francisco Construction Cost Index inflation factor, the applicant's actual building permit application and any changes in the proposed building areas or uses. C. SPECIAL CONDITIONS 1. The owner shall demonstrate, to the satisfaction of the City Engineer, that the design of the one-way entrance to the site, at its northwest corner, will accommodate the range of vehicles that will be using this entry, without swinging into the adjacent Oyster Point Boulevard, eastbound through lane. 2. Prior to receiving a Grading or Building Permit, the owner shall submit written and recorded documentation of a permanent access easement across the adjacent property to the East, which will accommodate the proposed access driveway to the Veterans Boulevard/Oyster Point Boulevard intersection. 3. The main entry roadway into the site from Oyster Point Boulevard shall have four lanes with two lanes into and two lanes out of the site. The owner shall be responsible for the cost of the construction of this entry way and all modifications to the Veterans Boulevard/Oyster Point Boulevard intersection and existing traffic signal improvements necessary to accommodate this development, in accordance with plans approved by the City Engineer. The design of the access driveways shall conform to City Standard Drawing No. 1. 4. Prior to the issuance of any permits, the final plans shall include design the south end of the entry drive as a full intersection accommodating entry of vehicles from the adjacent parcel. The plans shall be designed by a professional engineer and shall be subject to the review and approval by the SSF City Engineer. 5. In accordance with current City Ordinances and the Standard Conditions, storm water pollution control devices and filters shall be installed within the site drainage outfall system to prevent pollutants deposited within the subject site from entering the San Francisco Bay. Plans for these facilities shall be submitted to the Engineering Division and the City's Environmental Compliance Coordinator for review and approval. The owner shall be responsible for the ownership and maintenance of these devices. 6. The owner shall dedicate to the City of South San Francisco, at no cost to the City and prior to receiving a Building Permit for the project, public street and highway and/or sidewalk and public utility easements, as may be required by the City Engineer to accommodate the proposed new sidewalk and other improvements to be constructed by either the owner or by the City, along the property's Oyster Point Boulevard frontage. The easement legal description and plat shall be prepared by the applicant's surveying consultant and the form of the easement deed shall meet with the approval of the City Attorney and the City Engineer. (Engineering Division: Sam Bautista PH: 650/ 829-6652) C. POLICE DEPARTMENT A. Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. B. Building Security 1. Doors a. The jamb on all aluminum frame-swinging doors shall be so constructed or protected to withstand 1600 lbs. of pressure in both a vertical distance of three (3) inches and a horizontal distance of one (1) inch each side of the strike. b. Glass doors shall be secured with a deadbolt lock1 with minimum throw of one (1) inch. The outside ring should be free moving and case hardened. c. Employee/pedestrian doors shall be of solid core wood or hollow sheet metal with a minimum thickness of 1-3/4 1 The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action of the inside door knob/lever/turnpiece. A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a turnpiece may be used in "Group B" occupancies as defined by the Uniform Building Code. When used, there must be a readily visible durable sign on or adjacent to the door stating "This door to remain unlocked during business hours", employing letters not less than one inch high on a contrasting background. The locking device must be of type that will be readily distinguishable as locked, and its use may be revoked by the Building Official for due cause. inches and shall be secured by a deadbolt lock1 with minimum throw of one (1) inch. Locking hardware shall be installed so that both deadbolt and deadlocking latch can be retracted by a single action of the inside knob, handle, or turn piece. d. Outside hinges on all exterior doors shall be provided with non-removable pins when pin-type hinges are used or shall be provided with hinge studs, to prevent removal of the door. e. Doors with glass panels and doors with glass panels adjacent to the doorframe shall be secured with burglary- resistant glazing2 or the equivalent, if double-cylinder deadbolt locks are not installed. f. Doors with panic bars will have vertical rod panic hardware with top and bottom latch bolts. No secondary locks should be installed on panic-equipped doors, and no exterior surface-mounted hardware should be used. A 2" wide and 6" long steel astragal shall be installed on the door exterior to protect the latch. No surface-mounted exterior hardware need be used on panic-equipped doors. g. On pairs of doors, the active leaf shall be secured with the type of lock required for single doors in this section. The inactive leaf shall be equipped with automatic flush extension bolts protected by hardened material with a minimum throw of three-fourths inch at head and foot and shall have no doorknob or surface-mounted hardware. Multiple point locks, cylinder activated from the active leaf and satisfying the requirements, may be used instead of flush bolts. h. Any single or pair of doors requiring locking at the bottom or top rail shall have locks with a minimum of one throw bolt at both the top and bottom rails. 2. Windows a. Louvered windows shall not be used as they pose a significant security problem. b. Accessible rear and side windows not viewable from the street shall consist of rated burglary resistant glazing or its 25/16" security laminate, 1/4" polycarbonate, or approved security film treatment, minimum. equivalent. Such windows that are capable of being opened shall be secured on the inside with a locking device capable of withstanding a force of two hundred- (200) lbs. applied in any direction. c. Secondary locking devices are recommended on all accessible windows that open. 3. Roof Openings a. All glass skylights on the roof of any building shall be provided with: 1) Rated burglary-resistant glass or glass-like acrylic material. 2 or: 2) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material spaced no more than five inches apart under the skylight and securely fastened. or: 3) A steel grill of at least 1/8" material or two inch mesh under skylight and securely fastened. b. All hatchway openings on the roof of any building shall be secured as follows: 1) If the hatchway is of wooden material, it shall be covered on the outside with at least 16 gauge sheet steel or its equivalent attached with screws. 2) The hatchway shall be secured from the inside with a slide bar or slide bolts. The use of crossbar or padlock must be approved by the Fire Marshal. 3) Outside hinges on all hatchway openings shall be provided with non-removable pins when using pin-type hinges. c. All air duct or air vent openings exceeding 8" x 12" on the roof or exterior walls of any building shall be secured by covering the same with either of the following: 1) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material, spaced no more than five inches apart and securely fastened. or: 2) A steel grill of at least 1/8" material or two inch mesh and securely fastened and 3) If the barrier is on the outside, it shall be secured with galvanized rounded head flush bolts of at least 3/8" diameter on the outside. 4. Lighting a. All exterior doors shall be provided with their own light source and shall be adequately illuminated at all hours to make clearly visible the presence of any person on or about the premises and provide adequate illumination for persons exiting the building. b. The premises, while closed for business after dark, must be sufficiently lighted by use of interior night-lights. c. Exterior door, perimeter, parking area, and canopy lights shall be controlled by photocell and shall be left on during hours of darkness or diminished lighting. 5. Numbering of Buildings a. The address number of every commercial building shall be illuminated during the hours of darkness so that it shall be easily visible from the street. The numerals in these numbers shall be no less than four to six inches in height and of a color contrasting with the background. b. In addition, any business, which affords vehicular access to the rear through any driveway, alleyway, or parking lot, shall also display the same numbers on the rear ofthe building. 6. Alarms a. The business shall be equipped with at least a central station silent intrusion alarm system. NOTE: To avoid delays in occupancy, alarm installation steps should be taken well in advance of the final inspection. 7. Traffic, Parking, and Site Plan a. Handicapped parking spaces shall be clearly marked and properly sign posted. NOTE: For additional details, contact the Traffic Bureau Sergeant at (650) 829-3934. 8. Parking Structure Requirements a. Exterior Construction: The building should incorporate an open design to maximize natural surveillance. Screens or metal picket fencing should be utilized on the ground floor of the structure to inhibit unauthorized access. b. Lighting: Parking areas shall have a minimum of three foot candles, and driveways and staircases shall have a minimum of 10 foot candles. c. Elevator: If an elevator is to be used, it shall have clear windows and doors to maximize natural surveillance. d. Wall Color: The interior walls of the parking structure shall be a light gray or white color, to maximize light reflection. e. Emergency Phones: A phone system shall be installed to allow citizens to contact on-site emergency personnel. 9. Security Camera System Building entrance, lobby and garage areas must be monitored by a closed circuit television camera system. Recordings must be maintained for a period of no less than 30 days. These cameras will be part of a digital surveillance system, which will be monitored on-site and accessible on the World Wide Web. This system must be of adequate resolution and color rendition to readily identify any person or vehicle in the event a crime is committed, anywhere on the premises. 10. Miscellaneous Security Measures a. Commercial establishments having one hundred dollars or more in cash on the premises after closing hours shall lock such money in an approved type money safe with a minimum rating ofTL-15. b. Special events with more than 75 persons in attendance require prior approval form the Police Department. The Police Department will assess the need for additional security and traffic issues at the time of application. Applications must be submitted no less than 10 business days before the event. The applicant is responsible for the conduct of all persons attending the event. (Police Department contact, Sgt. E. Alan Normandy PH: 650/877-8927) D. FIRE DEPARTMENT 1. The owner is required to comply with all Federal, State and Local Fire Codes. 2. Problem Statement: Proposed high-rise buildings and multi level parking structure have dense building materials consisting of concrete and steel. Existing similar buildings within the City have been found to have poor signal strength / reception sites within the structure. Both portable radio to portable radio (simplex) as well as portable radio to SM County Communications Center have reception problems. During an emergency (medical, hazardous material or fire) it is required that all communications systems be operational for the safety of occupants as well as firefighters. Mitigation: Developer to provide for radio communications study to determine internal radio communication need based on individual building types in development. If study finds internal radio communications are deficient, developer will provide for mitigation. Costs for internal communications wiring, signal booster, antennae and any other related equipment to mitigate deficiencies would be incurred by developer. Evaluation of system performance will be to City of South San Francisco communications representative specifications. Any and all continued maintenance costs will be incurred by the building owner. (Fire Department: Bryan Niswonger PH: 650/829-6671) E. WATER QUALITY CONTROL PLANT 1. A plan showing the location of all storm drains and sanitary sewers must be submitted. 2. The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo. 3. Storm water pollution preventions devices are to be installed. A combination of landscape based controls (e.g., vegetated swales, bioretention areas, planter/tree boxes, and ponds) and manufactured controls (vault based separators, vault based media filters, and other removal devices) are preferred. Existing catch basins are to be retrofitted with catch basin inserts or equivalent. These devices must be shown on the plans prior to the issuance of a permit. If possible, incorporate the following: . vegetated/grass swale along perimeter . catch basin runoff directed to infiltration area . notched curb to direct runoff from parking areas into a swale . roof drainage directed to landscape . use of planter boxes instead of tree grates for storm water treatment Manufactured drain inserts alone are not acceptable they must be part of a treatment train. One of the following must be used in series with each manufactured unit: swales, detention basins, media (sand) filters, bioretention areas, or vegetated buffer strips. Treatment devices must be sized according to the WEF Method or the Start at the Source Design. Please state what method is used to calculate sizing. 4. Encourage the use of pervious pavement where possible. 5. The applicant must submit a signed maintenance schedule for the stormwater pollution prevention devices installed. Each maintenance agreement will require the inclusion of the following exhibits: a. A letter-sized reduced-scale site plan that shows the locations of the treatment measures that will be subject to the agreement. b. A legal description of the property. c. A maintenance plan, including specific long-term maintenance tasks and a schedule. It is recommended that each property owner be required to develop its own maintenance plan, subject to the municipality's approval. Resources that may assist property owners in developing their maintenance plans include the operation manual for any proprietary system purchased by the property owner. 6. Applicant must complete the Project Applicant Checklist for NPDES Permit Requirements prior to issuance of a permit and return to the Environmental Compliance Coordinator at the WQCP. 7. 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 runoffby incorporating elements that collect, detain, and infiltrate runoff. In areas that provide detention of water, plants that are tolerant of saturated soil conditions and prolonged exposure to water shall be specified. b. Plant materials selected shall be appropriate to site specific characteristics such as soil type, topography, climate, amount and timing of sunlight, prevailing winds, rainfall, air movement, patterns of land use, ecological consistency and plant interactions to ensure successful establishment. c. Existing native trees, shrubs, and ground cover shall be retained and incorporated into the landscape plan to the maximum extent practicable. d. Proper maintenance oflandscaping, 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: 1. Select plants that are well adapted to soil conditions at the site. 11. 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. 111. 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. Vl. Use "insectary" plants in the landscaping to attract and keep beneficial insects. 8. Roof condensate must be routed to sanitary sewer. This must be shown on plans prior to issuance of a permit. 9. Trash handling area must be covered, enclosed and must drain to sanitary sewer. This must be shown on the plans prior to issuance of a permit. 10. Loading dock area must be covered and any drain must be connected to the sanitary sewer system. This must be shown on plans prior to issuance of a permit. 11. Install separate water meters for the building and landscape. 12. Fire sprinkler system test/drainage valve should be plumbed into the sanitary sewer system. This must be shown on the plans prior to issuance of a permit. 13. A construction Storm Water Pollution Prevention Plan must be submitted and approved prior to the issuance of a permit. 14. Plans must include location of concrete wash out area and location of entrance/outlet of tire wash. 15. A grading and drainage plan must be submitted. 16. An erosion and sediment control plan must be submitted. 17. Applicant must pay sewer connection fee at a later time based on anticipated flow, BOD and TSS calculations. (Water Quality: Cassie Prudhel PH: 650/ 829-3840) F. BUILDING DIVISION 1. Provide allowable area calculations to reflect a maximum of 50% increase for two sides open. 2. Based on the building construction type and the Group S-3 Occupancy the structure may not have any H Occupancy related labs. This may affect future tenant's use of the building. 3. Additional comments at plan review. (Building: Jim Kirkman PH: 650/ 829-6670) DATE: TO: SUBJECT: Planning Commission Staff Report November 16, 2006 Planning Commission Study Session of: 1. Use Permit allowing a new 3 story R&D building containing 101,868 square feet with a 297 space parking garage, generating in excess of one hundred (100) average daily vehicle trips, with twenty-four (24) hour operation, and an outdoor service yard. 2. Lot Line Adjustment allowing the westerly property boundary to be relocated several feet to west on the abutting property. 3. Design Review of new building, landscaping and Design Guidelines for the adjacent property at 200 Oyster Point Boulevard. 4. Variance allowing a parking rate of2.83 parking spaces per 1,000 square feet of floor area instead of 3.3 spaces per 1,000 square feet. 5. Transportation Demand Management Plan reducing traffic associated with the development. Zoning: Planned Commercial (P-C) Zone District SSFMC Chapters: 20.24,20.74,20.81,20.85 & 20.120. Project Location: site situated at 180 Oyster Point Boulevard (APN 015-023- 090) and 200 Oyster Point Boulevard (APN 015-023-380), in the Planned Industrial (P -C) Zone District. Owner: Chamberlin Associates Applicant: DGA Case No.: P06-0098 (MND00-0074, UP06-0023, V AR06-0007, TDM06-008, LL06-00 & DR06-0080) RECOMMENDATION: That the Planning Commission review the proposed development and offer comments. Staff Report To: Planning Commission Subject: P06-0098 180 Oyster Point Boulevard November 16, 2006 Page 2 of6 BACKGROUND/DISCDSSION: The project includes the construction of a new 3-story R&D building over a garage on the vacant 2.36 acre site. The building will contain 1 0 1 ,868 square feet of floor area and provide 297 garage parking spaces. Similar to other R&D uses, the business will operate on a 24 hour daily basis. The property will utilize a shared main driveway with 200 Oyster Point Boulevard that was recently purchased by Chamberlin Associates. The applicant intends to develop plans for 200 Oyster Point Boulevard early next year. At this time the applicant is submitting Design Guidelines for the 200 Oyster Point Boulevard site establishing development parameters for the future project. Development of the 200 Oyster Point Boulevard site will require review and approval by the Planning Commission. GENERAL PLAN CONSISTENCY & ZONING COMPLIANCE The General Plan Land Use designation of Business Commercial and the site is situated in the Planned Commercial (P-C) Zoning District. The project site's General Plan land use designation of Business Commercial and the P-C Zone District allow R&D uses (SSFMC Section 20.24.020(b )). Businesses generating in excess of 100 average daily vehicle trips, having 24 hour operations, or that have outdoor storage yards require an approved Use Permit by the South San Francisco Planning Commission [SSFMC Sections 20.24.060, 20.24.070(a), and 20.24.070(a), respectively]. A Variance is required to reduce parking and a Transportation Demand Management Plan (TDM) is required to reduce traffic impacts in association with the Variance [SSFMC Chapters 20.82 and 20.120, respectively]. The proposed proj ect appears to be in compliance with the East of 101 Area Plan Design Guidelines especially the following policies: . DE-4 Developments should incorporate the natural site topography rather than creating flat development pads. . DE-IS Developments should de-emphasize the visual prominence of parking areas by placing parking areas away from views from the public streets. . DE-20 Developments should minimize circulation spaces by using shared driveway access between adjacent properties. The proposed development includes some retaining walls, but overall provides a sloped surface that reflects the general topography. Parking is placed behind and under the building where it is not generally visible form the public right-of-way. The development relies on a landscaped shared entry. The proposed project generally meets all of the criteria. Staff Report To: Planning Commission Subject: P06-0098 180 Oyster Point Boulevard November 16,2006 Page 3 of6 DEVELOPMENT STANDARDS The building generally complies with current City development standards as displayed in the table in Appendix A. The SSFMC Section 20.74.060(e), requires commercial R&D businesses to provide parking at a rate of 1 space/250 square feet plus for the first 50,000 SF, plus 3 spaces /1,000 SF for any floor area over 50,000 SF. Applying this rate to the development would result in a parking requirement of359 parking spaces. Similar to all other R&D uses, the applicant proposes to reduce the parking rate to 2.83 spaces/l,OOO SF resulting in a total of291 parking spaces. The applicant is proposing 297 parking spaces. As required by South San Francisco General Plan and Zoning Regulations, a Transportation Demand Management Plan (TDM) is required to assist in reducing employee parking demand and proj ect associated traffic. With approval of the proposed Lot Line adjustment, the development complies with the minimum setbacks required for commercial developments. In response to the Planning Commissioners' past recommendations for previous development proposals for the site, the applicant has provided a pedestrian entry facing Oyster Point Boulevard and a pedestrian walkway. The proposed landscaping of 10,280 square feet complies with the City's minimum requirement of 10% of the total site area (SSFMC Section 20.73.040). DESIGN REVlEW BOARD The proposed development was reviewed by the Design Review Board (DRB) at their meeting of August 15,2006 and the Board offered the following comments: 1. Create a clear path from the first floor of the parking garage to the lobby. 2. Move the sidewalk back from the curb and provide a planting strip between the curb and the sidewalk. 3. Use a larger canopied tree on the employee entry side. 4. Create a more useable space for the pedestrian area on the backside of the building. 5. Re-evaluate the landscape choices such as 'White Cedar', 'Mesquite' and 'Cercis Canadensis' to make ensure that they will survive in South San Francisco. The applicant has revised the plans incorporating many of the Board's suggestions. Staff Report To: Planning Commission Subject: P06-0098 180 Oyster Point Boulevard November 16, 2006 Page 4 of6 The Planning Commission should review the plans and determine if the proj ect design principles established for the previous development remain appropriate. Key shared standards for the previous developments for 180 and 200/230 Oyster Point Boulevard were as follows: . Building setback .Public street entry .Landscape plan .Common shared landscaped vehicle entry . Master Plan Guidelines The previous approved development was a little smaller with open and garage parking. LOT LINE ADJUSTMENT A Lot Line Adjustment is being requested to increase the westerly side yard setback. The property boundary change will not result in creating any non-conformities for the abutting property at 1000 Gateway Boulevard (also owned by Chamberlin Group). The boundary change will slightly increase the project lot area. While the Lot Line adjustment is under review, City Staffs preliminarily conclusion is that it appears adequate. VARIANCE A Variance is being requested in association with the TDM Plan to reduce the amount of parking from the minimum required rate of3.3 per 1,000 square feet of floor area to 2.83 spaces per 1,000 square feet. Reduced parking is regarded as an effective tool to reduce traffic and to facilitate alternative modes of travel by employees who would otherwise travel by automobile during peak commute hours. The reduced rate is the same rate that has been approved by the Planning Commission for other R&D developments. The TDM Plan shall also be subject to the review and approval by the San Mateo City/County Association of Government because the proj ect generates in excess of 100 peak hour vehicle trips in the peak commute hours. PRELTh1INARY TRANSPORTATION DEMAND MANAGEMENT PLAN The applicant, with the assistance ofFehr & Peers, a qualified Traffic Engineering firm, completed a Preliminary Transportation Demand Management (PTDM) Plan consisting of a table of the plan and a site plan showing general location of on-site facilities that are attached to this staff report [SSFMC Section 20.120.060 Submittal Requirements]. The Transportation Demand Management Ordinance, SSFMC Chapter 20.120, requires that Staff Report To: Planning Commission Subject: P06-0098 180 Oyster Point Boulevard November 16, 2006 Page 5 of 6 developments that exceed the maximum allowed base Floor Area Ratio [FAR] of 0.50 [maximum FAR is 1.0] are required to include in the PTDM Plan 15 basic elements and additional elements delineated in SSFMC Sections Schedule 20.120.030-B Summary of Program Requirements and 20.120.060. The project FAR of 1.0 exceeds the base maximum FAR of 0.50. As a result, the applicant's PTDM Plan includes 15 basic elements plus a few additional elements. The TDM Ordinance also requires that prior to the issuance of the Building Permit, the applicant submit a Final TDM Plan to the Chief Planner for review and approval. This will consist of the final construction plans and possible additional TDM Plan measures to ensure the development meets the intended TDM reductions. The plan is also subject to a formal Annual Review and Triennial Review by the City [SSFMC 20.120.100). The reviews are intended to monitor the success of the TDM Plan and make any adjustments [i.e. add/or substitute program elements] to achieve the intended TDM Plan objectives. The PTDM Plan meets all applicable requirements of the City's Zoning Ordinance. ENVIRONMENTAL DOCUMENT A previous Mitigated Negative Declaration (MND) was adopted by the Planning Commission for the original development - a larger development covering both 180 and 200 Oyster Point Boulevard. In accordance with the California Environmental Quality Act (CEQA), no new environmental documents need be prepared, if a previous environmental document adequately addresses the impacts associated with the proposed development. The:MND has been judged by City Staff to adequately address the environmental impacts associated with the proposed development. Environmental Impact Reports (EIR) for other developments in the East of 1 o I Area, both approved and under current review, have incorporated the impacts, including traffic, associated with the previous :MND in their base traffic conditions. Mitigation measures associated with the previous development will be required to be implemented to reduce the project associated impacts. CONCLUSION: The Planning Commission should review the proposed development and offer comments. ~~--- Steve Carlson, Senior Planner ATTACHMENTS: Design Review Board Staff Report To: Planning Commission Subject: P06-0098 180 Oyster Point Boulevard November 16, 2006 Page 6 of6 Minutes August 15, 2006 Master Plan Guidelines Plans ~'t~ ~ s (0 C"). >< - ~ ~ t.'l c C'.4.l1FOp..~'\~ - DATE: TO: SUBJECT: Planning Commission Staff Report December 7, 2006 Planning Commission Study Session of: 1. Use Permit allowing a new 3 story R&D building with a 297 space parking garage, generating in excess of one hundred (100) average daily vehicle trips, with twenty-four (24) hour operation, and an outdoor service yard. 2. Lot Line Adjustment allowing the westerly property boundary to be relocated several feet to west on the abutting property. 3. Design Review of new building, landscaping and Design Guidelines for the adjacentproperty at 200 Oyster Point Boulevard. 4. Variance allowing a parking rate of2.83 parking spaces per 1,000 square feet of floor area instead of3.3 spaces per 1,000 square feet. 5. Transportation Demand Management Plan reducing traffic associated with the development. Zoning: Planned Commercial (P-C) Zone District SSFMC Chapters: 20.24, 20.74, 20.81, 20.85 & 20.120. Project Location: site situated at 180 Oyster Point Boulevard (APN 015-023- 090) and 200 Oyster Point Boulevard (APN 015-023-380), in the Planned Industrial (P-C) Zone District. Owner: Chamberlin Associates Applicant: DGA Case No.: P06-0098 (MND00-0074, UP06-0023, V AR06-0007, TDM06-008, LL06-00 & DR06-0080) RECOMMENDATION: That the Planning Commission review the proposed development and offer comments. Staff Report To: Planning Commission Subject: P06-0098 180 Oyster Point Boulevard December 7, 2006 Page 2 of 3 BACKGROUND/DISCUSSION: The Planning Commission conducted a Study Session at their meeting of November 16, 2006. At the meeting the Commissioners offered a range of comments including, but not limited to, increase the building articulation to reduce the massing, greatly reduce the amount of glass fiber reinforced concrete panels (GFRC), provide a better transition between the building materials (i.e. glazing and GFRC) especially on the west facing elevation, redesign the shared entry drive to provide more visual interest and consider including a water feature such as a fountain or stream course, provide better facing material on the retaining walls along the street, place the sidewalk back from the street to provide a more comfortable walking environment, provide a more graceful connection between the public sidewalk and the building entry facing Oyster Point Boulevard, increase the landscaping on or adjacent to the parking deck, and provide a greater level of detail in the Master Plan Guidelines to guide future development of 200 Oyster Point Boulevard. The applicant has revised the plans in response to the Commissioners' comments as detailed in the attachment. The Planning Commissioners should review the plans and determine if the revisions meet expectations. The applicant is revising the Master Plan but was not complete as of the preparation of this staff report. The document will be distributed next week. More project related information is contained in the November 16, 2006 Staff Report. City staff does not support the proposed 75 degree parking configuration and in the past has only supported the parking layout illustrated in the Zoning Ordinance (Chapter 20.74). The applicant is unnecessarily pitting two issues against one another. The proposed proj ect site is vacant and the owner controls all the abutting lands. They can easily adjust property boundaries to increase the site area and provide 90 degree parking, or they can slightly reduce the number of parking spaces to achieve a parking ratio of2.8+/1,000 SF and provide 45 degree or 60 degree parking, or they can slightly reduce the building floor area and provide 45 degree or 60 degree parking, or some combination of these three options. The project should meet the City's parking requirements and provide the increased landscaped set back. The Commissioners also asked that City Staff review the traffic circulation plan for vehicles exiting the project site via the intersection of the shared driveway at Oyster Point Boulevard. The shared driveway was designed by civil and traffic engineers to function as the main entry and exit point for both 180 and 200 Oyster Point Boulevard. The driveway provides lanes in and dual exiting lanes and it is aligned with the driveway across the Boulevard. Because ofthe traffic volumes the intersection was required to be (and is) signalized. New signals will be installed to accommodate the shared driveway and the intersection signal phasing and timing will be adjusted to accommodate the future left turn movements from the project site. Phasing and timing priority will be given to through traffic traveling along Oyster Point Boulevard. Should Oyster Point Boulevard traffic congestion result in Staff Report To: Planning Commission Subject: P06-0098 180 Oyster Point Boulevard December 7, 2006 Page 3 of 3 backups along Oyster Point Boulevard at the project shared driveway, vehicles will be stacked on- site until the congestion clears. With the installation of the traffic signals and modification of the signal timing and phasing, no significant traffic effects are projected to occur as a result of the proposed developments at 180 and 200 Oyster Point Boulevard. CONCLUSION: The Planning Commission should review the proposed development and offer comments. Isl Steve Carlson Steve Carlson, Senior Planner ATTACHMENTS: Planning Commission Staff Report November 16, 2006 Applicant Responses ' Master Plan Guidelines (Not available until next week. The document will be distributed to the Planning Commission prior to the meeting.) Plans ! ~,\:\1~ ......:...1:)...._" _\~_'._.. __ .p.~....\........... I~ . .:..~ ~~ ~l v c ~llFOF.~'\.~ .~ Planning Commission Staff Report DATE: January 4,2007 TO: Planning Commission SUBJECT: Study Session of: 1. Use Permit allowing a new 3 story R&D building with a 262 space parking garage, off-site parking for 35 spaces, a use generating in excess of one hundred (100) average daily vehicle trips, with twenty-four (24) hour operation, and an outdoor service yard. 2. Lot Line Adjustment allowing the westerly property boundary to be relocated several feet to west on the abutting property. 3. Design Review of new building, landscaping and Design Guidelines for the adjacent property at 200 Oyster Point Boulevard. 4. Variance allowing a parking rate of2.83 parking spaces per 1,000 square feet of floor area instead of3.3 spaces per 1,000 square feet. 5. Transportation Demand Management Plan reducing traffic associated. with the development. Zoning: Planned Commercial (P-C) Zone District SSFMC Chapters: 20.24, 20.74, 20.81, 20.85 & 20.120. Project Location: site situated at 180 Oyster Point Boulevard (APN 015-023- 090) and 200 Oyster Point Boulevard (APN 015-023-380), in the Planned Industrial (P-C) Zone District. Owner: Chamberlin Associates Applicant: DGA Case No.: P06-0098 (MNDOO-0074, UP06-0023, V AR06-0007, TDM06-008, LL06-00 & DR06-0080) RECOMMENDATION: That the Planning Commission review the revised plans and offer comments. Staff Report To: Planning Commission Subject: P06-0098 180 Oyster Point Boulevard January 4, 2007 Page 2 of 3 BACKGROUND/DISCUSSION: The Planning Commission conducted a second Study Session of the proposed development at their meeting of December 7,2006. At the meeting the Commissioners commended the applicant's revised plans and also offered a range of comments including, but not limited to, consider possible additional design measures to improve the building massing, consider increasing special paving for the shared entry drive to provide more visual interest, include a water feature, increase the landscaping on or adjacent to the parking deck, and provide some more detail in the Master Plan Guidelines to guide future development of 200 Oyster Point Boulevard. The applicant has revised the plans in response to the Commissioners 'comments as detailed in the attachment. The Planning Commissioners should review the plans and determine if the revisions meet expectations. The applicant has revised the Master Plan as well. More project related information is contained in the November 16, 2006 Staff Report. The applicant has revised the parking plan to conform with City standards by revising the parking spaces that were proposed to be 75 degrees to be a 60 degree angle to the aisle way. In so doing, the number of on-site parking spaces has been reduced by 35 parking spaces for a total of262 parking spaces. In order to maintain a parking ratio of2.83 parking spaces per 1,000 square feet, the owner proposes to provide 35 off-site parking spaces at an abutting property at 1000 Gateway Boulevard that is also owned by the Chamberlain Group and is also occupied by Elan. Off-site parking is allowed subject to a Use Permit approved by the Planning Commission (SSFMC Section 20.74. 120). The property at 1000 Gateway Boulevard can easily accommodate the proposed 35 parking spaces as is illustrated in the following table: 1 000 GATEWAY BOULEVARD Parking Provided: 187 Minimum Required: 124 Excess: 63 City staff supports the proposed parking plan as it conforms to the parking requirements and standards set forth in SSFMC Chapter 20.74 and provides convenient parking access to the off-site parking spaces. A diagram of the location of 1000 gateway Boulevard with respect to the project site at 180 Oyster Point Boulevard is attached as part of the plans. Staff Report To: Planning Commission Subject: P06-0098 180 Oyster Point Boulevard January 4,2007 Page 3 of 3 CONCLUSION: The Planning Commission should review the proposed development and offer comments. ,~~~k- Ste}ie Carlson, Senior Planner ATTACHMENTS: Planning Commission Staff Report November 16, 2006 December 7, 2006 Applicant Responses Master Plan Guidelines Plans MINUTES SOUTH SAN FRANCISCO DESIGN REVIEW BOARD Meeting of August 15, 2006 TIME: 4:00 P.M. MEMBERS PRESENT: Harris, Nilmeyer, Ruiz and Williams MEMBERS ABSENT: Nelson STAFF PRESENT: Steve Carlson, Senior Planner Gerry Beaudin, Associate Planner Chad Smalley, Associate Planner Patti Cabano, Administrative Assistant 1. ADMINISTRATIVE BUSINESS 2. OWNER: Park N Fly APPLICANT: Park N Fly ADDRESS: 101 Terminal Ct PROJECT NUMBER: P06-0064: DR06-0050 & UPM06-0004 PROJECT NAME: Park & Fly - Use Permit Mod. (Case Planner: Steve Carlson) DESCRIPTION: Use Permit Modification and Design Review ofa new landscaped entry and office at 101 Termnina1 Court in the Planned Industrial (P-I) Zone District in accordance with SSFMC Chapters 20.32, 20.81 & 20.85 The Board had the following comments: 1. Add a standard irrigation system to the plans. 2. 'Hebe Coed' not recommended as a shrub - choose an alternate shrub m ec. trees to ch end 0 the drive les/parkl 3. OWNER: Chamberlin Associates APPLICANT: Karen Lin ADDRESS: 180 Oyster Point Blvd PROJECT NUMBER: P06-0098: UP06-0023 & DR06-0080 PROJECT NAME: Use Permit - Malcolm Building (Case Planner: Steve Carlson) DESCRIPTION: Use Permit and Design Review allowing a 3-story, 101, 868 sq ft Office & Research / Development building with a 2-story open garage & surface parking generating in excess of 100 vehicle trips at 180 Oyster Point Blvd in the Planned Commercial (P-C) Zone District in accordance with SSFMC Chapters 20.24, 20.81, 20.82 and Chapter 20.120. , --- - - - - - . TABLE OF CONTENTS 1 . J ntrod uction........................................................................................................................................................ 1 Executive Summary....................... ................................. ..................................... .............................. ......1 Background................................ ...................................... ........................... ............................... ..... 1 Purpose ....................... ............................... ...................................... ....... .................................................. .....1 Project Description.... .................... ..................................... ........................... ............................. .............. 1 Regulatory Setting ............ ................................. .................................. .............................. .................... 3 2. Existing Transportation System ......................................................................................................................6 Transit Service ................................... ......................... ..................................... ............................... ........ 6 Bicycle Facilities ................................... .................. ................ ................................... .............................. .....10 Pedestrian Facilities .................. ............................. ..................................... ..................... .....10 3. Transportation Demand Management Program ........................................................................................... 11 Required Measures .............................. ................. ............................................. .................................. ......... 12 Additional Measures ............. ................................. ........................... ........................................................14 Monitoring ......... ....................... ....................... .............. ............... ....................... .............14 Enforcement and Financing .................................... ..................... .................... .........................14 4. Compliance with Guidelines and Effectiveness...........................................................................................16 City of South San Francisco Guidelines....................................................... .............. ............. 16 City/County Association of Governments of San Mateo County Guidelines............. .................................. 16 APPENDICES Appendix A: Project Trip Generation and Employee Estimates Appendix B: City of South San Francisco Travel Demand Management Requirements Appendix C: City/County Association of Governments of San Mateo County Transportation Demand Management Measures LIST OF FIGURES Figure 1 Figure 2 Figure 3 Figure 4 Project Location................. ............2 Project Site Plan ........................... ...................... ..5 Existing Transit SeNice............. ........................7 Existing Bicycle Facilities ........... ....................................9 LIST OF TABLES Table 1180 Oyster Point Boulevard Transportation Demand Management Program Measures........................... 11 Table 2 Compliance with Guidelines and TOM Program Effectiveness ................................. Table 2 (Continued) Compliance with Guidelines and TOM Program Effectiveness ..................17 ..............18 Table A1 Project Trip Generation Estimates....................... Table A1 Project Employee Estimates.... ....................20 .....20 Table C1 City/County Association of Governments of San Mateo County Transportation Demand Management Measures .................................... ......................... ..................................... ......................... ................ 26 Table C1 (Continued) City/County Association of Governments of San Mateo County Transportation Demand Management Measures... ................................. ................................ ...........................27 Table C1 (Continued) City/County Association of Governments of San Mateo County Transportation Demand Management Measures ............................................................... ............. .............. ................................. .....28 Table C1 (Continued) City/County Association of Governments of San Mateo County Transportation Demand Management Measures ...................... ................................. ............................. ............................... .............29 Table C1 (Continued) City/County Association of Governments of San Mateo County Transportation Demand Management Measures ................................... .............................. ...................... ...... 30 180 Oyster Pomt Boulevard Transportation Demand Management Program October 2006 -.... 1. INTRODUCTION EXECUTIVE SUMMARY This report presents a Transportation Demand Management (TOM) program for the proposed research and development and office project located at 180 Oyster Point Boulevard in South San Francisco, California. The report identifies TOM measures that will exceed the amount needed to receive a 35 percent alternative mode use credit according to the City of South San Francisco (SSF) guidelines. The TOM program also satisfies the City/County Association of Governments of San Mateo County (C/CAG) guidelines that require developments to implement TOM measures with the capacity to mitigate all new peak-hour trips. BACKGROUND Chamberlin Associates recently purchased a site on which a 70,000 SF building was approved for construction at 180 Oyster Point Boulevard in South San Francisco, California. The site was previously owned by Stuhmuller Property Company. Chamberlin Associates would like to develop the site into an approximately 102,000 sq. ft. building for research and development and general office tenants. This report presents a TOM program to identify measures to reduce the number of single-occupant automobile trips and the total traffic impact generated by the proposed project. PURPOSE The purpose of this TOM program is to develop a set of strategies, measures and incentives to encourage future employees of 180 Oyster Point Boulevard to walk, bicycle, use public transportation, carpool or use other alternatives to driving alone when traveling to and from work. In general, TOM measures support more mobility using existing transportation systems, boost economic efficiency of the current transportation infrastructure, improve air quality, save energy, and reduce traffic congestion. Convenience and cost are the primary factors that affect a person's choice of transportation mode. Measures that work well for some people or types of businesses do not work as well for others. Therefore, an effective TOM program needs to provide multiple options and incentives that are flexible enough to allow customization to meet the varied needs of individual employees and employers. This program presents an array of proven strategies and measures used in the Bay Area under a flexible implementation plan that can meet the needs of the future tenants of 180 Oyster Point Boulevard. PROJECT DESCRIPTION The project site is located at 180 Oyster Point Boulevard in South San Francisco, CA, as shown on Figure 1 and would consist of an approximately 102,000 sq. ft. building, half of which may be occupied by a research and development tenant and half of which would be occupied by general office tenants. fp 1 11111t &. 1\11 R... -0 m > " "5 o "' C .0 0.. 0; ~U D.!!!.. oe ~e:. ..,. LU ~ '" o <I) 20 >- S 2 c ~ " o " >- 0: '" "' " I ! :0 0 ;g ~ o u ., .u " '" It ;>, '" ~ ~ e '" o . 2 LU C> LU ~ 0- 00 .~ a... .....- 5 ~ '0 e- ..... E:<t 01< 00 ~-+ ~. ~ ~ J<\V.iJJII'/'Sl/iJ "'~ .~ "" E ~ c, e 0.. ~ z o ~ u o ..J I- U W ...., o n: Q. LU '" ::> Cl u: o ~ E ~ C> ~ o ~ :0 -0 C ~ E ~ c c ~ ~ " o c. ~ c ~ >- c .0 0.. .!i ~ ,.. o o " V)~ a:~ t..:...J: I-:-J:;: C-.e o o B ~ ~ ~ ~ ~~ t!? ~~ 8:t ce- 0~ a:~ o I~ "-'z < u..~ 180 Oyster Pomt Boulevard Transportation Demand Management Program October 2006 -- Additionally, the proposed project will provide 297 total parking spaces at a ratio of 2.83 spaces per 1,000 sq. ft, which is less than the SSF minimum requirement of 3.49 spaces per 1,000 sq. ft'. While not a formal TOM program measure, reduced parking levels limit the number of available parking spaces to further encourage carpool and vanpool or transit use. The floor area ratio (FAR) of the proposed project will be 1.0. A site plan for the proposed project is shown on Figure 2. The proposed project will be designed to maximize alternative transportation modes by including 4 Class I bicycle storage lockers, 6 Class II bicycle racks, 2 showers, 10 clothing storage lockers, 26 carpool parking spaces, and 3 vanpool parking spaces. The proposed project is estimated to generate 142 AM peak hour trips, 131 PM peak hour trips, and 976 daily trips from an estimate of 318 employees'. REGULATORY SETTING The TOM program is based on guidelines provided by SSFJ and C/CAG4, the local Congestion Management Agency for San Mateo County. City of South San Francisco Guidelines The SSF guidelines for TOM programs require that all projects that generate greater than 100 daily trips obtain a required alternative mode use goal of 28 percent, based on a list of 15 required TOM program measures. This alternative mode use goal is required to be monitored and reported to SSF through annual surveys of employee travel habits. More stringent alternative mode use goals are required for projects that seek a TOM program FAR bonus above the maximum permitted FAR, based on land use, from a list of ten additional TOM program measures. The proposed project is seeking an FAR bonus up to the maximum allowable FAR of 0.9 with a TOM program, under the Business and Technology Park land use category as designated in the General Plan. The maximum allowable FAR for the Business and Technology Park General Plan designation, which includes research and development, is less than the maximum allowable FAR for the Office General Plan designation. To be conservative, the maximum allowable FAR for Business and Technology Park, and the corresponding alternative mode use requirements for an FAR bonus, were used in this TOM program. The proposed project is also seeking an additional design FAR bonus up to the maximum allowable FAR of 1.0, in combination with the TOM program FAR bonus. These additional FAR bonuses would require an alternative mode use goal of 35 percent. This alternative mode use goal is required to be monitored through triennial annual reports of employee travel habits. 1 Parking requirement for 102,000 sq. ft. of Research and Development, which is greater than the parking requirement for 102,000 sq. ft. of Office; City of South San Francisco, Municipal Code, Sections 20.74.060 (e) and 20.74.080 (c), 2006. 2 See Appendix A for proposed project trip generation and employee estimates. J City of South San Francisco, Municipal Code, Chapter 20.120,2006. 4 City/County Association of Governments of San Mateo County, Revised C/CAG Guidelines for the Implementation of the Land Use Component of the Congestion Management Program, 2004. fp 3 II IIR &. III lIt' 180 Oyster Pomt Boulevard TransportatIOn Demand Management Program October 2006 ~ City/County Association of Governments of San Mateo County Guidelines C/CAG guidelines require developments that generate 100 or more peak hour trips to implement TDM measures that have the capacity to mitigate all new peak hour trips, based on C/CAG programmatic trip credits. fp 4 IIIII~ & 11111" ( ',. \) ,'. ~O \ \ .' \ , t \ r .- ',.' .... - "'''-,-\- '. ~ .t.~ - .". \-,-' - ~-."-'." .. .. ,,-, \ \ I, \ \ \ \ . ,\, . I ......, , \ +_~_ I.- \. , \" '-,' "" ) j J...: .1 .:.;J;;' ~'M _J ! l,~ '" .. 'N __.Z - ..":7"7~;J7'" , :J. . Ii I , , , . o I '1 i"~'~ h.'J'" : ~~ '1~ ~-k; I r Ii l r . ~ ... ~ 'rft'J f 1'/ 'I'; L n ~ :) il , . . ., ~:~: v' , ',..~- ., ,. "i" < ~ ~ .. ..,":-.... -'- . :t--<;:: L...._ . ."t.- :". ~ . . ',' ',,_ 0:"'"' ":,. "<_ ""'. .:', '. . , , I ! r' j , ~ . i I J · ,I -) IJ~,.l--.. .- - :~t,"",l-<,-:;;o-:L.-J' '= ~ i. ~ (-'~ -I r----r~ .,. E Z N E <( w C> II: 0 ..J ~ D:. Q. " C W u: ~ E I- ~ en C> ~ l- e I I ~ u ::;; 'C W e .., I ~ 0 E ~ [k: 0 e Q. .e .. 1:: 0 c. . e ~ C '0 "- " J! . >. 0 0 ., ~ I .;~ ~l . I j F' -1. . V'>^ c c<:~ . < .. u..J: . UP 0; c....~ N ~ e- N 0~ ~ j; ~~ d I~ N~ u..J~ ~~ u..~ B~ 180 Oyster Pomt Boulevard Transportation Demand Management Program October 2006 ~ 2. EXISTING TRANSPORTATION SYSTEM This chapter describes the existing transportation system in the proposed project vicinity, including the transit services and facilities, bicycle facilities, and pedestrian facilities. These facilities are described in detail below. TRANSIT SERVICE The project site is not directly served by rail or bus transit services; however, three transit agencies (Caltrain, BART, and SamTrans) provide commuter rail and bus service in the vicinity of the project site. Pedestrian accessibility to BART and Caltrain stations is poor and inconvenient, and no SamTrans bus service exists east of US-101 in South San Francisco. The project site must rely on supplementary shuttle services to connect employees on campus with BART and Caltrain stations. Because no direct connection exists to serve employees who use SamTrans, these employees must connect with existing Caltrain or BART stations to ride shuttles to and from work. The existing transit services are shown on Figure 3 and described in detail below. Rail Service Caltrain and BART provide rail transportation services to a variety of regional destinations such as San Francisco, Oakland, and San Jose. BART service frequencies average about once every 15 minutes during the AM (6:00 - 9:00 AM) and PM (4:00 - 7:00 PM) commute periods and about once every 20 minutes during off-peak periods. Caltrain frequencies vary between 20, 35, and 40 minutes in the northbound direction during the AM commute period (6:00 - 9:00 AM). During the PM commute period (4:00 - 7:00 PM), southbound frequencies vary between 20 and 40 minutes. Less frequent service, about once every hour, is provided during off-peak periods. Caltrain The current Caltrain Station is located underneath the interchange of East Grand Avenue and US-101 approximately 0.9 miles from the project site. Only local and some limited (skip-stop) trains stop at this station, approximately every hour to half hour. There are no plans to have express (Baby Bullet) service stops at this station now or in the future. In the near future, Caltrain and the City of South San Francisco plan on moving the South San Francisco Caltrain station several hundred feet to the south to greatly improve pedestrian, bike, transiUshuttle accessibility, as well as passenger waiting area and platform amenities. BART In addition to Caltrain, South San Francisco employees have access to BART, a regional, rail rapid transit service provided by the Bay Area Rapid Transit District (BART). The South San Francisco BART Station is located approximately 2.8 miles from the project site. In 2003, BART completed its San Francisco International Airport (SFO) extension and opened a new station in South San Francisco near EI Camino Real and the Kaiser Permanente Medical Facility on the west side of the City of South San Francisco. Shuttle Service Shuttle services are provided between the east of US 101 and the local Caltrain and BART stations throu9h several private contractors. Shuttles connecting the project site with the Caltrain and BART stations in South San Francisco are provided by the Bay Area Air Management District, San Mateo County Transit Authority (SamTrans), and the CC/CAG. Employer membership in the Peninsula Traffic Congestion Relief Alliance (Alliance) is required for employee use. The specific shuttles are described below. fp 6 11111{ & 1\lllt' u G ~ G ~ ~ '0 iil '" ~ "- ~ '" ~ ~ ~ ~ >- ~ ~ ~ rn ~ "5 'I> "5 > - ~ c ~ "5 'I> .~ ~ " ~ c '" ~ 0. '" ~ rn c '" >- l) ,9 C cr ;;; rn ~ '0 <t l) ~ "- '" rn .< 0. .5 ~ ~ ~ .< c "- ;;; 0. '0 0. ~ "- ~ "- u; 0 ~ rn 3 ~ ~ 0 ;;; 2 - "' ~ rn ;;; "5 0 '" ~ ~ 0 '" i:i " " " z i . w . . '" . . . w . . ~ . ~ -g-- a; 0. !' '"4.. ~ '. 0", <~ J.' -.~~ .."', ,~~ ~r ~ ~'~. :G (::..". " ~ ~ L:;;;....).,.- o ~7.<.. ' -, f ti1~'~{ '., ci;~fdfir}'\!t; G'> 'A'~--' Y, _'I ~_'~ " F:=:'~<'~--"" ."..-{ ,g:~,,:~fj,'}>t ' t:::. _~/_, -~i1\...lr J' i~ !f77' ~r Jfki 1 8 10:' ~ ~ h ~ i ~~w ~. j~ r " ....... ~o ~ / ...., . 0 h~ ~.x ! Q 5 .. f " ~ E 00 <") ~ C> W w ~ U a: "- ~ :J E Cl ~ ii: ~ E W <t ~ "r l) C> 00 z'l> rn c W 0 rn >- :; ...J I- '0 I- 0 c I- z rn E ::::l ~ J: c 00 c ,2 Cl 1; t: Z 0. i= "- 0 00 c rn R ~ E W '5 "- " ~ ;; tJ 0 "' ~ ~- -, ~ " V) - ~~ ""- ",,; c..~ o . , I< M '" ~ ~ . ~~ ~~ ~S 8iJ; ce- 0~ a::; I~ ",,' < u... ~ , 180 Oyster Pomt Boulevard TransportatIOn Demand Management Program October 2006 --- Ovster Point BART Shuttle The Oyster Point BART Shuttle provides service between the South San Francisco BART station and the Oyster Point area office buildings with eight shuttles, approximately every 22 minutes in the morning (6:29 AM - 9:39 AM) and nine shuttles, approximately every 25 minutes in the evening (3:12 PM - 7:12 PM). The closest shuttle stop locations are at 1120 Veterans Boulevard, approximately 0.1 miles from the project site. and at the intersection of Oyster Point Boulevard and Eccles Avenue, approximately 0.2 miles from the project site. There are limited sidewalks from the project site to both shuttle stops. Gatewav Area Caltrain Shuttle The Gateway Area Caltrain Shuttle provides service between the South San Francisco Caltrain station and the Gateway area office buildings with nine shuttles, approximately every 25 minutes in the morning (5:44 AM - 9:29 AM) and eight shuttles, approximately every 27 minutes in the evening (2:40 PM - 6:23 PM). The closest shuttle stop location is at 1000 Gateway Boulevard, approximately 0.2 miles from the project site. There are sidewalks from the project site to the shuttle stop. Ovster Point Caltrain Shuttle The Oyster Point Caltrain Shuttle provides service between the South San Francisco Caltrain station and the Oyster Point area office buildings every 30 minutes in the morning (6:00 AM - 9:00 AM) and every hour in the evening (4:00 PM - 7:00 PM). The closest shuttle stop locations are at 1120 Veterans Boulevard, approximately 0.1 miles from the project site, and at the intersection of Oyster Point Boulevard and Eccles Avenue, approximately 0.2 miles from the project site. There are limited sidewalks from the project site to both shuttle stops. Bus Service SamTrans is the transit authority for San Mateo County that provides both local and regional bus service, primarily to San Mateo County locations. SamTrans does not provide direct service to the project site or areas east of Highway 101. The closest bus stop is located at the intersection of Airport Boulevard/Baden Avenue, approximately 1.1 miles from the project site. SamTrans Route 292 provides bus service between the Hillsdale Shopping Center, in San Mateo, and the Transbay Terminal, in downtown San Francisco. This bus route operates along Airport Boulevard, within South San Francisco, and stops at Airport Boulevard/Baden Avenue in the vicinity of the project site. The hours of operation are 5:00 AM to 2:00 AM on weekdays and weekends. Commute and midday headways are 30 minutes apart on weekdays and weekends. Headways are 60 minutes during the evenings. Taxi Service The Downtown Dasher Taxi Service provides free taxi vouchers between South San Francisco job sites east of Highway 101 and the downtown area of South San Francisco in the middle of the day (11 :00 AM - 2:00 PM). The Downtown Dasher is operated by Peninsula Yellow Cab of South San Francisco and managed by the Alliance. Employer membership in the Alliance is required for employee use. Employees who wish to use the service need only employer provided vouchers and trip reservations before 10:00 AM. f'p 8 1111lt & I'III{\ ...... . . . . . . . . . . . . . . . . . . . . . . . . . . . . ........If . . . . . . . . . . . . .... 13 -~ 'g"e ~ "~ "-eo. ~ t::: ~ ~ "5 ~'E " c 0 .~ ." ro ~ ,:: ~~ ~ "- ~ 0: '"'> .. ~ '"' O.s< ~ ~ ~ ~ ~ ~ o~ ~ i:ii CO ",0 ~ i:ii i:ii " -CO u " " " i:ii . i:i 0> I I I . c . Z . j;; . w C> 'x w w ~ ... . ...... ... . . . . . . . . . . .. o '. ~ 0> C .~ ~ o O>~ cu "0, >- c ~ ~ . = ~ ~ ~ " ~ u.. " ~ ~ / g , ! " g , " ,. ~ . t Ill, ~ --' <( Vl Zo .... b Z ~ ~"'IJ'1...... .." . . . . f.......... . /I ./ " , ;/ \\ ,~ " if " ~ ~. 'II '"" \1 -' '" t -.ii o ~ , IN" 01Nllun :': , ., ~"'~J""""'~ , ~ r '--.. Q.,lvlto;..... o u ~ii~ ~ . ~ . ,ll.. o 5 o .. ~ ~~~ 0::; I~ U,J~ u..= E E 0> o Ii. c ~ E ~ 0> ~ C ~ ::;; '0 C ~ E ~ c c ~ ~ 1:: o c. ~ c E .... C/l : w '" I- 15 ...J u: () <( u. W ...J () >- () aJ Cl Z I- C/l X W c '0 "- ~ ~ ;; '"' C o "' - V1~ O::z UJ: U,J~ c..~ u . " .' ~ , ~ ~ " & ~~ ~, U lill; 180 Oyster POint Boulevard Transportation Demand Management Program October 2006 ~ BICYCLE FACILITIES Bicycle facilities include bike paths (Class I), bike lanes (Class II), and bike routes (Class III). Bike paths are paved trails that are separated from roadways. Bike lanes are lanes on roadways designated for use by bicycles by striping, pavement legends, and signs. Bike routes are roadways that are designated for bicycle use by signs only and mayor may not include additional pavement width for cyclists. In the vicinity of the project site, bike lanes are provided on East Grand Avenue, Sister Cities Boulevard, and Oyster Point Boulevard, as shown on Figure 4. Gateway Avenue and Airport Boulevard are also designated as bicycle routes. The San Francisco Bay Trail, part of a planned 400-mile system of trails encircling the Bay, is located close to the project site and provides access to the Oyster Point Marina. PEDESTRIAN FACILITIES Pedestrian facilities includes sidewalks, crosswalks, trails, and pedestrian signals. Near the project site, sidewalks are located on both sides of Oyster Point Boulevard. Limited crosswalks are provided at nearby signalized intersections. A segment of the San Francisco Bay Trail is located to the north of the project site, approximately 0.2 miles away, and hugs the Bay shoreline, as shown on Figure 4. The Bay Trail is a public pedestrian and bicycle trail that is planned to extend around the entire San Francisco Bay. Currently, there are gaps in the trail to the north, above Brisbane, and just south of South San Francisco. fj> 10 IIIIR &. 1"11'-' 180 Oyster Pomt Boulevard TransportatIOn Demand Management Program October 2006 -- 3. TRANSPORTATION DEMAND MANAGEMENT PROGRAM The TOM program elements for 180 Oyster Point Boulevard include on-site amenities that encourage the use of alternative modes of travel, require participation in associations that promote commute alternatives to the single- occupant vehicle, and include parking measures. It includes appropriate TOM measures that will satisfy SSF and C/CAG guidelines. Table 1 summarizes the TOM measures, which are described in detail below. TABLE 1 180 OYSTER POINT BOULEVARD TRANSPORTATION DEMAND MANAGEMENT PROGRAM MEASURES City of South TOM Measure Description San Francisco Municipal Code Required Measures Bicycle Racks and Lockers A bicycle rack for 10 bicycles will be provided on-site. 20.120.040 (A, B) CarpoolNanpool Matching The TOM coordinator will provide ride~matching services for carpools 20.120.040 (C) Services and vanpools users thorough 511.org and an internal program. TOM Coordinators The tenants of the building will designate a TOM coordinator. 20.120.040 (0) Pedestrian Connections Lighted paths and sidewalks will be provided between the building, 20.120.040 (E, J) parking area, and Oyster Point Boulevard. Free CarpoolNanpool Parking Free, preferential spaces will be designated for carpools and 20120.040 (F, K) vanpools. Guaranteed Ride Home Employees will be able to utilize the Alliance's free guaranteed ride 20.120.040 (G) Program home program for emergencies via taxicabs or rental cars. Information Boards and Kiosks The building lobby will include a permanent display of commute 20.120040 (H) alternative information. Passenger Loading Zones A loading zone for vanpooJ and carpool rides will be provided near 20.120040 (I) the building entrances. Promotional Programs The TOM coordinator will provide new employee orientation packets, 20120040 (L) flyers, posters, email, and educational programs. Showers and Changing Rooms Two shower facilities with ten lockers will be provided on-site. 20.120040 (M) Shuttle Bus Service The tenants will be able to use the Oyster Point BART, Gateway Area 20 120040 (N) Caltrain, and the Oyster Point Caltrain Shuttles. TMA Membership The tenants will join the Peninsula Traffic Congestion Relief Alliance. 20.120.040 (0) Additional Measures Subsidized Transit Tickets The tenants will subsidize transit tickets with Commuter Checks. 20.120.050 (A) Flex~ Time Ten percent of all employees will be allowed fleXible work hours. 20.120050 (0) On-Site Vanpool Program The TOM coordinator will provide an on-site ride~matching service for 20.120.050 (J) carpools and vanpools. Pay for Park and Ride Lots The tenants will subsidize park and ride costs at transit stations. 20120050 (J) Downtown Dasher The tenants will be able to use the Downtown Dasher service. 20.120.050 (J) Source: City of South San Francisco, 2006 and Fehr & Peers, 2006. fp 11 1IIIlt &. 1)11 R' " 180 Oyster Pomt Boulevard TransportatJon Demand Management Program October 2006 -- REQUIRED MEASURES Site Design Features Bicycle Parkinq The project sponsor will provide a bicycle rack to accommodate ten bicycles to help promote cycling as an alternative commute option. The bicycle rack may be located outside near the building entrance or within the covered parking structure, depending on the final site designS Shower and Locker Facilities The project sponsor will provide one men's and one women's shower facility within the building. The shower facilities will include ten lockers, available on a first come first served basis. Free Parkinq for Carpools and Vanpools Free parking will be provided for all carpools and vanpools. Preferential Carpool and Vanpool Parkinq Ten percent of vehicle spaces will be reserved for carpools and vanpools and will be located in premium and convenient locations. There will be 26 carpool spaces and 3 vanpool spaces provided on the project site. These preferential spaces will discourage single-occupant vehicle trips and improve accessibility for those sharing vehicles. Passenqer Loadinq Zones The project sponsor will provide a passenger loading zone for carpool and vanpool drop-off near the main building entrance. One designated parking stall near the entrance will be time-restricted to allow vehicles to drop-off/pick- up passengers. Pedestrian Connections On-site pedestrian facilities will be provided, including on-street sidewalks and lighted paths between the building, parking area, and the south side of Oyster Point Boulevard. 5 The SSF TDM guidelines require permanent bicycle lockers. While the proposed bicycle rack is not considered a permanent facility, it would be secure, some or all of the rack would be covered from the elements, and would meet the intent of the TOM guidelines. fp 12 IIII R &. I' III~' 180 Oyster Pomt Boulevard Transportation Demand Management Program October 2006 --- TDM Programs TOM Coordinators The lease agreement between the owner and tenants will state that the tenants will designate a TOM coordinator for the site. The TOM coordinator will promote the TOM program, activities, and features to all employees, and will conduct the monitoring/reporting process. The TOM coordinator will develop an on-site transportation information center with SamTrans, BART, and CalTrain schedules and maps. The TOM coordinator will provide information via new employee orientation packets, flyers, posters, email, and educational programs. The TOM coordinator's role will also include actively marketing alternative mode use, administering the carpool and vanpool matching program, promoting special programs such as Bike-to-Work Oay or Carpool Week, and overseeing the guaranteed ride home program (working with a local taxi service or rental car agencies). The TOM coordinator will also conduct biannual employee commute surveys to identify the need for mode specific promotional material and educational programs. CarpoolNanpool Matchinq Services Carpools in the Bay Area consist of two or more people riding in one vehicle for commute purposes. Vanpools provide similar commuting benefits as carpools, though a vanpool consists of seven to 15 passengers, including the driver, and the vehicle is either owned by one of the vanpoolers or leased from a vanpool rental company. The TOM Coordinator will provide an internet link to the 511.org Rideshare website to access ride matching services. The TOM coordinator will also administer an on-site carpool and van pool matching service for employees and maintain a list of available van pools that provide service between the Oyster Point offices and various points in the Bay Area. Guaranteed Ride Home Proqram A common reason that employees do not use alternative modes (i.e. carpool, van pool, or transit) is the inability to leave work unexpectedly for a family emergency or the fear of being stranded if they need to work late. One TOM element that allays these fears is the Alliance's Guaranteed Ride Home program. With this program, employees can use a taxi service, rental car or another means to get home and the employer pays for the service. The lease agreement will state that the tenants must participate in the Alliance's Guaranteed Ride Home program, which will be managed by the TOM Coordinator. Employees who wish to use the service will contact the TOM Coordinator, to make the travel arrangements. Information Boards and Kiosks The TOM Coordinator will be responsible for maintaining an up-to-date display for the TOM Program located within the lobby of the building. The display will include shuttle maps and schedules, transit maps and schedules, bicycle facility maps, information regarding carpool and van pool matching services, and information regarding alternative commute subsidies. Flyers for special programs, such as "Ride Your Bike to Work Week" and "Spare the Air" programs will also be posted. Promotional Proqrams The TOM Coordinator will manage promotional programs that include new employee orientation packets, flyers, posters, email,educationalprograms, and the Guaranteed Ride Home program. This will include an orientation program to new employees to explain the importance of trip reduction methods and their benefits to the community. The new employee orientation will address alternative commute options, describes on-site amenities, provides transit schedules, maps, and offer free ride matching services. f'p 13 J IIIR &. 11111t\ 180 Oyster Pomt Boulevard Transportation Demand Management Program October 2006 ...... Shuttle Bus Service Caltrain and BART shuttles provide service from the South San Francisco Caltrain and BART stations to the Oyster Point and Gateway areas. The TOM Coordinator will coordinate with the Alliance to help fund their shuttle program and to identify on-site shuttle stops, if possible. The TOM Coordinator will also manage participation in the Alliance's mid-day service on the Dasher Shuttle to downtown South San Francisco. TMA Membership The 180 Oyster Point Boulevard lease agreements will require tenants to participate with the Peninsula Traffic Congestion Relief Alliance, which provides ongoing support for alternative commute programs. The TOM Coordinator will work with the Alliance to create a Transportation Action Plan. ADDITIONAL MEASURES TDM Programs Subsidized Transit Passes The TOM Coordinator will facilitate tenant participation in the Commuter Check program, which provides vouchers that are redeemed for transit passes and tickets, van pool fares, or park and ride lot costs at BART stations. The Commuter Checks will be provided tax-free to employees that ride transit to work in amounts up to $105 per month. Flex-Time The 180 Oyster Point Boulevard lease agreements will require tenants to offer the option of flextime to ten percent of employees as alternatives to traveling during peak periods. As such, the building shall be open during early morning and late evening hours. MONITORING The TOM program will be performance based and the alternative mode use will be monitored annually, beginning one year after tenant occupancy. The alternative mode use and general perceptions of the TOM program will come from statistically valid employee surveys. The TOM Coordinator may use information from the employee surveys to adjust existing or implement new TOM program measures. The TOM Coordinator will submit a summary report presenting the findings of the annual survey to the SSF Economic Development Director. The TOM Coordinator will also work with SSF Economic Development staff to document the effectiveness of the TOM program through triennial reporting. Independent consultants, retained and by the city and paid for by the tenants, will measure, through observation, the alternative mode use achieved at 180 Oyster Point Boulevard every three years, beginning three years after tenant occupancy. If the alternative mode use goals are not achieved, the TOM Coordinator will provide an explanation of how and why the goal has not been reached and a detailed description of additional measures that will be adopted to attain the required mode use. The independent consultants will submit the findings of the triennial survey to the SSF Economic Development Director. ENFORCEMENT AND FINANCING Chamberlin Associates will prepare lease language for all tenants that requires the designation of a TOM Coordinator for the building (multiple tenants may share one TOM Coordinator), membership in the Alliance, and fp 14 Illlft &. f'IIIZ\ 180 Oyster Pomt Boulevard TransportatIon Demand Management Program October 2006 -- compliance with and implementation of the TOM program. Tenants may implement the TOM program with different additional measures, so long as the programmatic credits from the replacement measures meets or exceeds the programmatic credits of the measures identified in this plan, as described in Appendix C. The lease language will also identify potential penalties for noncompliance of the TOM program through failure to submit reports or inability to achieve the 35 percent alternative mode use credit. The 180 Oyster Point Boulevard TOM program will be funded through tenant payments and Alliance grants, which pay up to 50 percent of bicycle facility and Guaranteed Ride Home Program costs. fp 15 r I lilt & I'll R ~ 180 Oyster Pomt Boulevard TransportatIOn Demand Management Program October 2006 -- 4. COMPLIANCE WITH GUIDELINES AND EFFECTIVENESS As noted in the Regulatory Setting section of Chapter 1, the TOM program must comply with SSF and C/CAG guidelines. These guidelines and effectiveness standards are described below. CITY OF SOUTH SAN FRANCISCO GUIDELINES The SSF guidelines require the 180 Oyster Point Boulevard TOM program to achieve a 35 percent alternative mode use credit. According to the SSF guidelines, the TMO plan will implement al115 required and six additional TOM measures. Based on calculations of C/CAG trip credits, as shown in Table 2, the TOM program will provide for 349 alternative mode use credit trips, which represents 35.8 percent of the estimated 976 total daily project trips. The TOM program will therefore exceed SSF TOM requirements by providing all required measures and exceeding the required 35 percent alternative mode use credit. CITY/COUNTY ASSOCIATION OF GOVERNMENTS OF SAN MATEO COUNTY GUIDELINES C/CAG guidelines require the 180 Oyster Point Boulevard TOM program to have the capacity to fully reduce the demand for new peak hour trips. According to C/CAG guidelines, the amount of "new" peak hour trips is calculated based on standard rates developed by the Institute of Transportation Engineers (ITE). Applying ITE rates, the proposed project is estimated to generate 142 AM peak hour trips, 131 PM peak hour trips, and 976 daily trips from an estimate of 318 employees.. According to C/CAG trip credits, the 180 Oyster Point Boulevard TOM program will have the capacity to reduce the demand for peak hour trips by 349 trips, as shown in Table 2. This is in excess of the maximum number of AM or PM peak hour trips calculated using ITE estimates. The 180 Oyster Point Boulevard TOM program therefore exceeds C/CAG requirements. 6 See Appendix A for proposed project trip generation and employee estimates. fp 16 I III I~ & III 1 J~' 180 Oyster Pomt Boulevard Transportation Demand Management Program October 2006 --- TABLE 2 COMPLIANCE WITH GUIDELINES AND TOM PROGRAM EFFECTIVENESS City of South C/CAG C/CAG TOM Measure San Francisco Amount Credit Trip Municipal Code Rate Credits Required Measures Bicycle Parking - Long Term (Class I) 20.120.040 (A) 0 n/a n/a Bicycle Parking - Short Term (Class II) 20.120.040 (B) 10 n/a n/a Total Secure Bicycle Storage 20.120.040 (A, B) 10 033 3 Carpool and Vanpool Rldematching Service 20.120.040 (C) 1 0 0 Designated Employer Contact - ETC 20.120.040 (D) 1 5 5 Direct Route to Transit 20.120.040 (E) 1 0 0 Free Parking for Carpool and Vanpools 20.120.040 (F) 100% 0 0 Guaranteed Ride Home Program 20.120.040 (G) 10 1 10 Information Boards/Kiosks 20.120.040 (H) 1 5 5 Passenger Loading Zones 20.120.040 (I) 1 5 5 Pedestrian Connections 20.120040 (J) 1 5 5 Preferential Carpool Parking 20.120040 (K) 26 2 52 Preferential Vanpool Parking 20.120.040 (K) 3 7 21 New Employee Orientation Packets 20 120040 (L) 1 n/a n/a Commute Alternatives Brochure Rack (Maps and Schedules) 20.120.040 (L) 1 n/a n/a Educational Programs 20.120.040 (L) 1 n/a n/a Transportation Options for Visitors (Maps and Schedules) 20.120.040 (L) 1 n/a n/a Total Promotional Programs 20.120.040 (L) 4 1 4 Showers/Clothes Lockers 20.120.040 (M) 2 10 20 Additional Credit for Combination with Bicycle Lockers 20.120.040 (A, B, M) 1 5 5 Shuttle Program (Assumes 10% Employee Use or 32 Peak- Hour Round Trip Seats) 20120040 (N) 32 1 32 Additional Credit for Guaranteed Ride Home Program 20.120.040 (G, N) 32 1 32 Transportation Management Association Participation 20.120.040 (0) 1 5 5 Biannual Employee Commute Survey 20.120.040 (0) 1 3 3 Subtotal of Required Measures 207 Source: City/County Association of Governments of San Mateo County, 2004; City of South San Francisco, 2006; and Fehr & Peers, 2006. 11> 17 11111t & Plllt\ 180 Oyster Pomt Boulevard Transporlatlon Demand Management Program October 2006 -..... TABLE 2 (CONTINUED) COMPLIANCE WITH GUIDELINES AND TOM PROGRAM EFFECTIVENESS City of South CtCAG CtCAG TOM Measure San Francisco Amount Credit Trip Municipal Code Rate Credits Additional Measures Subsidized Transit Tickets (Assumes 10% Employee Use or 32 Employees) 20.120.050 (A) 32 1 32 Flextime (Offered to 10% of Employee Use or 32 Employees) 20.120.050 (D) 32 1 32 On-Site Vanpool Program 20.120.050 (J) 3 7 21 Additional Credit for Guaranteed Ride Home Program 20.120050 (J) 3 3 9 Develop Transportation Action Plan with the Transportation Management Association 20.120050 (J) 1 10 10 Pay for parking at Park and Ride Lots (Assumes 10% Employee Use or 32 Employees) 20.120.050 (J) 32 1 32 Downtown Dasher (Free Midday Service) 20.120.050 (J) 1 1 1 Additional Credit for Providing Ten or More TOM Program Measures 20.120050 (J) 1 5 5 Subtotal of Additional Measures 142 Total TOM Program Measures 349 35% Daily Alternative Mode Use Trip Credit Target 342 Source: City/County Association of Governments of San Mateo County, 2004; City of South San Francisco, 2006; and Fehr & Peers. 2006. fI> 18 flIIR& PIII~' APPENDIX A: PROJECT TRIP GENERATION AND EMPLOYEE ESTIMATES 19 The project trip generation and employee estimates, shown in Tables A 1 and A2, are based on information from Trip Generation 7" Edition (Institute of Transportation Engineers, 2003). TABLE A1 PROJECT TRIP GENERATION ESTIMATES Vehicle Trip Generation Rates Land Use ITE Code AM Peak Hour PM Peak Hour Daily Unit Total In Out Total In Out Total General Office Building 710 ksf 1.55 88% 12% 1.49 17% 83% 11.01 Research and Development 760 ksf 1.24 83% 17% 1.08 15% 85% 8.11 Vehicle Trip Generation Estimates Land Use AM Peak Hour PM Peak Hour Daily Amount Unit Total In Out Total In Out Total General Office Building 51 ks! 79 70 9 76 13 63 562 Research and Development 51 ksf 63 52 11 55 8 47 414 Total 102 ksf 142 122 20 131 21 110 976 .::>ource: Institute of Transportation Engineers, 2003 and Fehr & Peers, 2006. TABLE A1 PROJECT EMPLOYEE ESTIMATES Land Use ITE Code Amount Unit Employees Per Unit Employees General Office Building 710 51 ksf 3.31 169 Research and Development 760 51 ks! 2.93 149 Total nfa 102 ks! nfa 318 Source: Institute of Transportation Engineers, 2003 and Fehr & Peers, 2006. 20 APPENDIX B: CITY OF SOUTH SAN FRANCISCO TRAVEL DEMAND MANAGEMENT REQUIREMENTS 21 The City of South San Francisco list of required and additional TOM measures, presented below, were taken from the Revised Guidelines for the Implementation of the Land Use Component of the 1999 Congestion Management Program (City/County Association of Governments of San Mateo County, 2004). Required Measures All non-residential developments shall implement the following measures: A. Bicycle Parking, Long-Term. The applicant shall determine the appropriate number of bicycle spaces based on the required alternative mode use and subject to review and approval by the Chief Planner. Bicycle parking shall be located within 75 feet of a main entrance to the building and all long-term spaces must be covered. Long-term bicycle parking shall be achieved by providing one or more of the following measures: 1. Parking in a locked, controlled access room or area enclosed by a fence with a locked gate. 2. Lockers. 3. Parking within view or within 100 feet of an attendant or security guard. 4. Parking in an area that is monitored by a security camera 5. Providing fixed stationary objects that allow the bicycle frame and both wheels to be locked with a bicycle-locking device or a bicyclist supplying only a lock and six-foot cable. B. Bicycle Parking, Short-Term. The applicant shall determine the appropriate number of bicycle spaces based on the required alternative mode use and subject to review and approval by the Chief Planner. If more than 10 short-term spaces are required at least 50 percent must be covered. Bicycle parking shall be located within 100 feet of a main entrance to the building. Security shall be achieved by using one or more of the same methods used for securing long-term bicycle parking. C. Carpool and Van pool Ridematching Services. The Designated Employer Contact shall be responsible for matching potential carpoolers and vanpoolers by administering a carpool/van pool matching application. The application shall match employees who may be able to carpool or vanpool. D. Designated Employer Contact. Each applicant shall designate or require tenants to designate an employee as the official contact for the TOM program. The City shall be provided with a current name and phone number of the Designated Employer Contact. The Designated Employer Contact shall administer carpool and vanpool ridematching services, the promotional programs, update information on the information boards/kiosks, and be the official contact for the administration of the annual survey and Triennial report. E. Direct Route to Transit. A well-lighted path or sidewalk shall be provided utilizing the most direct route to the nearest transit or shuttle stop from the building. F. Free parking for Carpools and Vanpools. The preferential parking spaces shall be provided free of charge. G. Guaranteed Ride Home. Carpool, vanpool and transit riders shall be provided with a guaranteed rides home in emergency situations. Rides shall be provided either by a transportation service provider (taxi or rental car) or an informal policy using company vehicles and/or designated employees. H. Information Boards/Kiosks. The Designated Employer Contact shall display in a permanent location the following information: transit routes and schedules; carpooling and vanpooling information; bicycle lanes, routes and paths and facility information; and alternative commute subsidy information. I. Passenger Loading Zones. Passenger loading zones for carpool and vanpool drop-off shall be located near the main building entrance. 22 J. Pedestrian Connections. Safe convenient pedestrian connections shall be provided from the project to surrounding external streets and, if applicable, trails. Lighting, landscaping and building orientation should be designed to enhance pedestrian safety. K. Preferential Carpool and Vanpool Parking. Ten percent of vehicle spaces shall be reserved for carpools or van pools, with a minimum of one space required. Such spaces shall be provided in premium and convenient locations. L. Promotional Programs. The following promotional programs shall be promoted and organized by the Designated Employer Contact: new tenant and employee orientation packets on transportation alternatives; flyers, posters, brochures, and emails on commute alternatives; transportation fairs; Spare the Air (June - October); Rideshare Week (October); trip planning assistance-routes and maps. M. Showers/Clothes Lockers. Shower and clothes locker facilities shall be provided free of charge. N. Shuttle Program. Establish a Shuttle Program or participate in an existing program, approved by the Chief Planner, and subject to any fees for the existing program. O. Transportation Management Association (TMA). The applicant shall participate or require tenant to participate in a local TMA. The Peninsula Congestion Relief Alliance (Alliance) or a similar organization approved by the Chief Planner, that provides ongoing support for alternative commute programs. Additional Measures The Chief Planner and the Planning Commission shall determine the appropriateness of each Additional Measure chosen by the applicant. A. Alternative Commute Subsides/Parking Cash Out. Employees shall be provided with a subsidy, determined by the applicant and subject to review by the Chief Planner if they use transit or commute by other alternative modes. B. Bicycle Connections. If a site is abutting a bicycle path, lane or route, a bicycle connection shall be provided close to an entrance to the building on the site. C. Compressed Work Week. The applicant shall allow employees or require their tenants to allow employees to adjust their work schedule in order to complete the basic work requirement of five eight- hour workdays by adjusting their schedule to reduce vehicle trips to the worksite. D. Flextime. The applicant shall provide or require their tenants to provide employees with staggered work hours involving a shift in the set work hours of all employees at the workplace or flexible work hours involving individually determined work hours. E. Land Dedication for Transit/Bus Shelter. Where appropriate, land shall be dedicated for transit or a bus shelter shall be provided based on the proximity to a transit route. F. Onsite Amenities. One or more of the following amenities shall be implemented: A TM, day care, cafeteria, limited food service establishment, dry cleaners, exercise facilities, convenience retail, post office, on-site transit pass sales. G. Paid Parking at Prevalent Market Rates. Parking shall be provided at a cost equal to the prevalent market rate, as determined by the City based on a surveyor parking in North San Mateo County. 23 H. Telecommuting, The applicant shall provide or require tenants to provide opportunities and the ability to work off-site. I. Reduced Parking. In accordance with General Plan Policy 4.3-1-8, reduced parking, consistent with projected trip reduction identified in the preliminary TDM plan., may be permitted subject to approval by the Planning Commission. J. Other Measures. Additional measures not listed in this Chapter, such as an in-lieu fee that would be negotiated in a Development Agreement with the City, may be implemented as determined by the Chief Planner and approved by the Planning Commission. Once the Planning Commission approves the Preliminary TDM Plan, the Chief Planner may recommend additional measures either as part of the Final TDM Plan or as part of the Triennial Review process. 24 APPENDIX C: CITY/COUNTY ASSOCIATION OF GOVERNMENTS OF SAN MATEO COUNTY TRANSPORTATION DEMAND MANAGEMENT MEASURES 25 The CitylCounty Association of Governments of San Mateo County list of approved TOM measures, the number of mitigated peak-hour trips associated with each, and the rationale used to determine the number of mitigated trips, presented in Table C, were taken from the Revised Guidelines for the Implementation of the Land Use Component of the 1999 Congestion Management Program (City/County Association of Governments of San Mateo County, 2004). TABLE C1 CITYICOUNTY ASSOCIATION OF GOVERNMENTS OF SAN MATEO COUNTY TRANSPORTATION DEMAND MANAGEMENT MEASURES Yields a two~to-one ratio (One pedestrian/bicycle equals one auto trip reduced). Yields a two-la-one ratio (one reserved parking spot equals a minimum of two auto trips reduced). Source: City/County Association of Governments of San Mateo County, 2004 and Fehr & Peers, 2006. Transportation Demand Management Measure Secure bicycle storage. Number of Trips Credited One peak-houf trip will be credited for every 3 new bike lockers/racks installed and maintained. Lockers/racks must be installed within 100 feet of the building. Showers and changing rooms. Ten peak-hour trips will be credited for each new combination shower and changing room installed. An additional 5 peak hour trips will be credited when installed in combination with at least 5 bike tackers. One peak-hour trip will be credited for each peak-hour round trip seat on the shuttle. Increases to two trips if a Guaranteed Ride Home Program is also in place. Operation of a dedicated shuttle service during the peak period to a rail station or an urban residential area. Alternatively the development could buy into a shuttle consortium. Charging employees for parking. Five additional trips will be credited if the shuttle stops at a child care facility enroute to/from the worksite Two peak-hour trip will be credited for each parking spot charged out at $20 per month for one year. Money shall be used for TOM measures such as shuttles or subsidized transit tickets. One peak-hour trip will be credited for each transit pass that is subsidized at least $20 per month for one year. Subsidizing transit tickets for employees. Subsidizing pedestrians/bicyclists commute to work. One additional trip will be credited if the subsidy is increased to $75 for parents using transit to take a child to childcare enroute. who One peak hour trip will be credited for each employee that is subsidized at least $20 per month for one year. for Two peak-hour trips will be credited for each parking spot reserved. Creation of preferential parking carpoolers. Rationale Experience has shown that bicycle commuters will on average use this mode one- third of the time, especially during warmer summer months. 10 to 1 ratio based on cost to build and the likelihood that bicycle utilization will increase. Yields a one-to-one ratio (one seat in a shuttle equals one auto trip reduced); utilization increases when a guaranteed ride home program is also made available. Yields a two-to.one ratio. Yields a one-to-one ratio (one transit pass equals one auto trip reduced). 26 TABLE C1 (CONTINUED) CITY/COUNTY ASSOCIATION OF GOVERNMENTS OF SAN MATEO COUNTY TRANSPORTATION DEMAND MANAGEMENT MEASURES One peak-hour trip will be credited for each parking spot where the employee is offered a cash payment in return for not using parking at the employment site. Three hundred peak-hour trips will be credited if the local jurisdiction in cooperation with Caltrans, installs and turns on ramp metering lights during the peak hours at the highway entrance ramp closest to the development. Source: City/County Association of Governments of San Mateo County, 2004 and Fehr & Peers. 2006. Transportation Demand Management Measure Creation of preferential parking for vanpoolers. Implementation of a vanpool program. Operation of a commute assistance center, offering on site, one stop shopping for transit and commute alternatives information, preferably staffed with a live person to assist building tenants with trip planning. Survey employees to examine use and best practices. Implementation of a parking cash out program. Implementation of ramp metering. Number of Trips Credited Seven peak-hour trips will be credited for each parking spot reserved. Seven peak-hour trips will be credited for each vanpool arranged by a specific program operated at the site of the development. Increases to ten trips if a Guaranteed Ride Home Program is also in place. One peak-hour trip will be credited for each feature added to the information center; and an additional one peak-hour trip will be credited for each hour the center is staffed with a live person, up to 20 trips per each 200 tenants. Possible features may include: Transit information brochure rack Computer kiosk connected to the Internet Telephone (with commute and transit information numbers) Desk and chairs (for personalized trip planning) On-site transit ticket sales Implementation of flexible work hour schedules that allow transit riders to be 15- 30 minutes late or early (due to problems with transit or van pool). Three peak hour trips will be credited for a survey developed to be administered twice yearly. Rationale Yields a seven-to-one ratio (one reselVed parking spot equals a minimum of seven auto trips reduced). The average van capacity is seven. This is based on staffs best estimate. Short of there being major disincentives to driving, having an on-site TOM program offering commute assistance is fundamental to an effective TOM program. This is based on staffs best estimate with the goal of finding best practices to achieve the mode shift goal. Yields a one-to-one ratio (one cashed out parking spot equals one auto trip reduces). This is a very difficult and costly measure to implement and the reward must be significant. 27 TABLE C1 (CONTINUED) CITY/COUNTY ASSOCIATION OF GOVERNMENTS OF SAN MATEO COUNTY TRANSPORTATION DEMAND MANAGEMENT MEASURES Transportation Demand Management Measure Installation of high bandwidth connections in employees' homes to the Internet to facilitate home.telecommuting. Installation of video conferencing centers that are available for use by the tenants of facility. Implementation of a compressed work week program. Flextime: Implementation of an alternative hours workweek program. Provision of assistance to employees so they can live close to work. Implementation of a program that gives preference to hiring local residents at the new development site. Provision of on-site amenities! accommodations that encourage people to stay on site during the work day, making it easier for workers to leave their automobiles at home. Number of Trips Credited One peak-hour trip will be credited for every three connections installed. This measure is not available as credit for a residential development. Five peak-hour trips will be credited for a center installed at the facility. One peak-hour trip will be credited for every 5 employees that are offered the opportunity to work four compressed days per week. One peak hour trip will be credited for each employee that is offered the opportunity to work staggered work hours. Those hours can be a set shift set by the employer or can be individually determined by the employee. If an employer develops and offers a program to help employees find acceptable residences within five miles of the employment site, a credit of one trip will be given for each slot in the program. One peak~hour trip will be credited for each employment opportunity reserved for employees recruited and hired from within five miles of the employment site. One peak-hour trip will be credited for each feature added to the job site. Possible features may include: banking grocery shopping clothes cleaning exercise facilities child care center Five peak hour trips will be credited for each vehicle provided. Rationale Yields a one-to~three ratio. This is based on staffs best estimate. The work week wil1 be compressed into 4 days; therefore the individual will not be commuting on the 5th day. This is based on staffs best estimate. This assumes that a five mile trip will generally not involve travel on the freeways. This assumes that a five mile trip will generally not involve travel on the freeways. This is based on staffs best estimate. Provide use of motor vehicles to employees who use alternate commute methods so they can have access to vehicles during breaks for personal use. Source: City/County Association of Governments of San Mateo County. 2004 and Fehr & Peers. 2006. This is based on staffs best estimate. 28 TABLE C1 (CONTINUED) CITY/COUNTY ASSOCIATION OF GOVERNMENTS OF SAN MATEO COUNTY TRANSPORTATION DEMAND MANAGEMENT MEASURES Transportation Demand Management Measure Provide use of bicycles to employees who use alternate commute methods so they can have access to bicycles during breaks for personal use. Provision of child care services as a part of the development. Developer/Property owner may join an employer group to expand available child care within 5 miles of the job site or may provide this service independently. Join the Alliance's guaranteed nde home program. Combine any ten of these elements and receive an additional credit for five peak hour trips. Number of Trips Credited One peak hour trip will be credited for every four bicycles provided. One trip will be credited for every two child care slots at the job site. This amount increases to one trip for each slot if the child care service accepts multiple age groups (infants = 0-2 yrs, preschool = 3&4 yrs, school-age = 5 to 13 yrs). One trip will be credited for each new child care center slot created either directly by an employer group, by the developer/property owner, or by an outside provider if an agreement has been developed with the developer/property owner that makes the child care accessible to the workers at the development Two peak hour trips will be credited for every 2 slots purchased in the program. Five peak-hour trips will credited, Rationale This is based on staffs best estimate. This is based on staffs best estimate. This is based on staffs best estimate. Experience has shown that when a guaranteed Ride Home Program is added to an over-all TDM program, the average rider ship increases by about 50%. Experience has shown that offering multiple and complementary TDM components can magnify the impact of the overall program. This is based on staffs best estimate. Work with the Alliance to develop/implement a Transportation Action Plan. The developer can provide a cash legacy after the development is complete and designate an entity to implement any (or more than one) of the previous measures before day one of occupancy. Source: City/County Association of Governments of San Maleo County, 2004 and Fehr & Peers, 2006. Ten peak-hour trips will be credited. Peak-hour trip reduction credits will accrue as if the items were being directly implemented by the developer. Credits accrue depending on what the funds are used for. 29 TABLE C1 (CONTINUED) CITY/COUNTY ASSOCIATION OF GOVERNMENTS OF SAN MATEO COUNTY TRANSPORTATION DEMAND MANAGEMENT MEASURES Transportation Demand Management Measure Number of Trips Credited Rationale Encourage intill development. Two percent of all peak-hour trips will be Generally acceptable TOM credited for each infill development practices (based on research of TOM practices around the nation and reported on the Internet). Encourage shared parking Five peak-hour trips will be credited for an Generally acceptable TOM agreement with an existing development to practices (based on research of share existing parking. TOM practices around the nation and reported on the Internet). Participate in/create/sponsor a Five peak~hour trips will be credited. Generally acceptable TOM Transportation Management Association. practices (based on research of TOM practices around the nation and reported on the Internet). Coordinate Transportation Demand Five peak-hour trips will be credited. This is based on staffs best Management programs with existi n9 estimate, developments/employers. For employers with multiple job sites, One peak-hour trip will be credited for each Yields a one~to one ratio. institute a proximate commuting program opportunity created. that allows employees at one location to transfer/trade with employees in another location that is closer to their home. Pay for parking at park and ride lots or One peak.hour trip will be credited for each Yields a one~to-one ratio. transit stations. spot purchased. Source: City/County Association of Governments of San Mateo County. 2004 and Fehr & Peers, 2006. 30 I ~..' .. ~ .'. .' .. o z " z o ii I: ~ o ~ Ow z~ z"" o~s ~~o ~~~ x~u ~~z <<z~ ~~a ~~~ ZCl-. ~H ~~w t:i ~ ~ ~ ~ ~ ~~99 1..7 VI w....w Z ~<~~ ~ 8~~0 o 8"1"1 ~ z " o 5 <:J 3 ~ ~ w .... ~ o ~ >0 ~~>-z :;)>.... 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O- N> -Ji C1J - "" . '" <:: a.. ~ ~ 00 C '':; CII CII 1: c I o I'iij r .!!.! E E W o > U f: OOu .: W C a.. C '" .!l! cr: a.. W , a.. C o '':; III .!::! c.. c.. <t 00 c c c .!l! a.. ~ ~'t\\ S;:w ~m (0 0 >0 .... ~ ~ v 0 f:4I.1FO-p..~\.~ ---- Planning Commission Staff Report DATE: February 1,2007 TO: Planning Commission FROM: Michael Lappen, Senior Planner SUBJECT: 415-417 Grand Avenue: Master Use Permit to update the building fayade and allow the conversion of two existing commercial buildings to mixed office and commercial condominiums at 415 and 417 Grand Avenue in the Downtown Commercial (D-C-L) Zone District in accordance with SSFMC Chapters 20.26 and 20.81 and approval of a "Tentative Parcel Map for Condominium Purposes" to combine two existing parcels, APN 012-305-230 and APN 012-305-220 into one parcel in accordance with SSFMC Chapters 19.36 and 19.48. Case Numbers: P06-0077, UP06-0018 and PM06-0002 Owner: Dalal Metwally Applicant: Sanjiv Bhandari RECOMMENDATION: That the Planning Commission approve Use Permit UP06-0018 and Parcel Map PM06-0002, based on the attached findings and subject to the attached conditions of approval. BACKGROUND: The applicant is requesting approval of a Use Permit and a Tentative Parcel Map for Condominium purposes to update the fayade and convert two multi-tenant office and commercial buildings located at 415 Grand Avenue and 417 Grand Avenue into a single condominium office and commercial building. Use Permit History The two buildings have been subject to Planning Commission approvals on several occasions. On May 9, 1978, the Planning Commission approved Use Permit UP-78-436 to allow the remodeling of 415 Grand Avenue for a social club, restaurant, and commercial shops. The Use Permit identified the allowable uses in the building, which includes: . Basement Floor: Restaurant, open to the public, containing kitchen, dinning, bar, open 2 story garden and restrooms. STAFF REPORT TO: Planning Commission SUBJECT: 415-417 Grand Avenue: Master Use Permit DATE: February 1, 2007 Page 2 of5 . First Floor: Commercial shops, restrooms and a pedestrian bridge over the 2 story open garden elevations. . Second Floor: Private club area including banquet hall, office, conference room, kitchen, bar and lounge. . Third Floor: Future expansion area for banquet, office club facilities. Subsequent Planning Commission approvals include: 1) UP-83-647 (1983) to construct the 417 Grand Avenue building; 2) UP-88-837 (1988) to permit the expansion of a social hall (Croation Hall) in 415 and 417 Grand Avenue; 3) UP-93-934 (1993) to establish religious services within the existing meeting hall; 4) UP-88-837/MOD 1 (1997) to permit a modification of the Use Permit and allow a ballroom dance studio; and 5) UP-88-837/MOD 2 (1997) to open a health club in an open space with no structural modifications and permit the additional of a juice bar on the first floor. Unified Sign Program In addition to approval of an approval of the use permits, the applicant applied for a sign permit to undertake a unified sign program on the building's fayade. In 2006, the Design Review Board approved the program with specific conditions, including that the unified signage be installed (with high quality materials) for the ground floor retail uses. Other businesses, located on the upper floors, would be listed on a building directory but would not be permitted exterior wall signs. Since DRB approval, the applicant has not implemented the sign program. DISCUSSION: The applicant is requesting approval of a Use Permit and a Tentative Parcel Map to convert two commercial buildings into a single mixed-use office and commercial condominium building. The site comprises two attached buildings (415 and 417 Grand Avenue), which currently contain a meeting hall (formerly called the Croatian Hall) on the third floor and approximately 20 office and commercial spaces on two floors and in the basement. The applicant proposes to remodel the building as follows: 1) convert the meeting hall on the third floor (formerly the Croatian Hall) into five office condominiums; 2) reconfigure the office space on the first and second floors into nine office condominiums; 3) restore the atrium space in the basement (recently used as a retail space); 4) divide the restaurant space in the basement into a new retail and restaurant space; 5) reconstruct internal hallways and construct new handicap ramps in order to comply with City building and fire codes and; 6) remodel the building exterior. The applicant also proposes to merge the two parcels (415 and 417 Grand Avenue) into a single parcel. In total, the new project would result in a combined 30,879 square feet mixed-use condominium project. STAFF REPORT TO: Planning Commission SUBJECT: 415-417 Grand Avenue: Master Use Permit DATE: February 1, 2007 Page 3 of5 Suite Proposed Leasable Area Common Total Area Number Uses (square feet) Area (square (square feet) feet) Basement 001 Atrium, 2,666 002 Restaurant 3,053 1,545 8,118 003 and Retail 854 Uses First Floor 101 Mix Office 2,623 102 and Retail 1,744 1,323 7,265 103 Uses 285 104 1,290 Second Floor 201 Office 1,246 1,311 7,748 202 Uses 1,374 203 1,246 204 758 205 1,813 Third Floor 301 Office 1,246 302 Uses 1,374 303 1,246 1,311 7,748 304 758 305 1,813 Total 25,389 5,490 30,879 Purpose ofthe Master Use Permit and Tentative Parcel Map The subject site comprises two three-story (with a basement) multi-tenant structures that currently contain several different types of office, retail, and commercial uses. In October 2005, the City's Fire Department and Planning Division staff investigated the property for potential code violations and found that there were several uses that did not have a business license or a use permit. City staff also discovered that the building had been modified over the years without approval of the appropriate building permits. For example, the atrium space on the basement floor was converted into retail space, the meeting hall on the third floor was converted into office spaces, a barber shop was constructed on the first floor, and a gym was operating in an office space on the second floor. The proposed project would correct the building code and use inconsistencies in the building. The Use Permit would allow the applicant to remode1415 and 417 Grand Avenue for office, restaurant, and commercial shops use. Similar to the purpose ofthe original 1978 Master Use Permit, the new Use Permit outlines the allowable uses that can operate without impacting the STAFF REPORT TO: Planning Commission SUBJECT: 415-417 Grand Avenue: Master Use Permit DATE: February 1, 2007 Page 4 of5 Downtown parking requirements, the number and location of office spaces, and the number and location of commercial units in the buildings. Design Review Board The applicant proposes to update the design of the Grand Avenue fayade and allow the conversion of the building to mixed retail/commercial uses. As shown in the attached elevation drawings, the applicant proposes to add "classical" style elements to the fayade, by building a stone base on the first floor to help identify the retail portions of the building and adding new window trim to unite the upper floor windows with the first floor. The Design Review Board reviewed the project on October 17, 2006 and supported the exterior modifications. Parking The site currently holds seven parking spaces facing 3rd Lane. The applicant proposes to reconfigure the rear parking lot in order to retain the same number of parking spaces and add a trash enclosure. The proposed project, which eliminates the meeting hall and reduces the size of the restaurant, would actually reduce the required number of parking spaces on the site, established in SSFMC Chapter 20.74, from 240 parking spaces to 119 parking spaces. Therefore, the proposed proj ect does not require a parking exception from the Downtown Parking District. Conformance to Existing General Plan and Zoning The site is zoned in the D-C- L Downtown Commercial District and designated Downtown Commercial in the General Plan. The remodeling and operation of the mixed-use office and commercial building would not alter the present or planned land use of the area and, therefore, is consistent with the City's General Plan policies. The proposed project is consistent with the setback requirements, site planning, landscaping, building design standards and uses outlined in SSFMC Chapters 20.26,20.68,20.69,20.71, and 20.72. Environmental Determination Section 21084 of the Public Resources Code requires the State to include a list of classes of projects which have been determined not to have a significant effect on the environment and which shall be exempt from the provisions of the California Environmental Quality Act (CEQA). The proposed project is categorically exempt from the provisions of CEQA, under Class 1, Section 15301 (e), "Existing Facilities." STAFF REPORT TO: Planning Commission SUBJECT: 415-417 Grand Avenue: Master Use Permit DATE: February 1, 2007 Page 5 of5 RECOMMENDATION: Staff recommends that the Planning Commission approve Use Permit UP06-0018 and Parcel Map PM06-0002 to update the building fayade and allow the conversion of two existing commercial buildings to mixed office and commercial condominiums at 415 and 417 Grand Avenue in the Downtown Commercial (D-C-L) Zone District in accordance with SSFMC Chapters 20.26, 19.36 and 19.48, subject to the attached Findings and Conditions of Approval. RD~:;~c/tfullY~SUbmitted' fY/ ' , r---'.. Michael Lappe Senior Planne Attachments: 1. Location 2. Findings of Approval 3. Conditions of Approval 4. Design Review Board Minutes 5. Elevation Drawings 6. Site Plans Attachment 1 Location Map 415 & 417 Grand Avenue Railroad Avenue PROPOSED FINDINGS OF APPROVAL P06-0077 and UP06-0018 (As recommended by the Planning Division staff, February 1, 2007) As required by the "South San Francisco Municipal Code" (SSFMC Section 20.81.050), the following findings are made in support of a Use Permit for the remodel and operation ofthe mixed-use office and commercial building, located at 415 and 417 Grand Avenue, in accordance with SSFMC Section 20.26.050, based the materials submitted to the City of South San Francisco Planning Division which include, but are not limited to: "Commercial Building Renovation" dated October 09,2006 and including site plan, floor plans, and subject to the Conditions of Approval. 1. The proposed project is consistent with the South San Francisco General Plan, which designates this site for Downtown Commercial use. The proposed mixed-use office and commercial building is consistent with this designation and is specifically listed as a use, which is appropriate in this area. 2. The proposed project meets all standards of the City's Zoning Ordinance for the D-C Downtown Commercial District, as the subject site is physically suitable for the type and intensity of the land use being proposed. 3. The proposed project is categorically exempt from the provisions of CEQA, under Class 1, Section 15301 (e), "Existing Facilities." 4. The proposed development will not be unreasonably adverse to the public health, safety, or general welfare of the community, nor unreasonably detrimental to the surrounding properties or improvements. PROPOSED CONDITIONS OF APPROVAL PM06-0002 (As recommended by the Planning Division Staff, February 1, 2007) The Engineering Division has reviewed all Sheets Ss-15a through Ss-15h dated October 9,2006, prepared by BKBC Architects Inc. to be constructed at 415/417 Grand Avenue for the consideration of the Design Review Board. We request that the following items be made conditions of approval for the subject development: 2. The building permit application plans shall conform to the standards of the Engineering Division's "Building Permit Typical Plan Check Submittals" requirements, copies of which are available from the Engineering Division. 3. Prior to the issuance of a building permit, the developer shall, at hislher expense, prepare construction plans prepared by a California licensed structural engineer to address the deficiencies or comments presented in the Final Assessment Report prepared by Hohbach- Lewin. The construction plans shall be reviewed and approved by the Building Department and the developer shall pay all fees and deposits associated to the plan check and permits. 4. A maintenance and upkeep plan shall be submitted including a proposed budget and reserve account for long-term maintenance. 5. The developer shall adhere to Chapter 19.80, Condominium Conversions Regulated, to the City of South San Francisco Municipal Code. In order to process the tentative map, the developer/owner shall provide the information listed in Chapter 19.80.160. PROPOSED CONDITIONS OF APPROVAL P06-0077 and UP06-0018 (As recommended by the Planning Division staff, February 1, 2007) A. Planning Division requirements shall be as follows: The project shall be constructed substantially as indicated on the attached materials submitted to the City of South San Francisco Planning Division which include, but are not limited the minutes of the Planning Commission public hearing and to: Use Permit for the remodel and operation of the mixed-use office and commercial building, located at 415 and 417 Grand Avenue, in accordance with SSFMC Section 20.26.050, based the materials submitted to the City of South San Francisco Planning Division which include, but are not limited to: "Commercial Building Renovation" dated October 09, 2006 and including site plan, floor plans, and subject to the Conditions of Approval. 1. The applicant shall follow the City of South San Francisco, Department of Economic and Community Development, Planning Division, Standard Conditions and Limitations for Commercial. Industrial and Multi-Family Residential Proiects. 2. Fayade Remodel: The exterior of the building shall comply with the plans submitted and approved by the Design Review Board. The applicant shall provide a color scheme for the entire building that is subject to Planning Division approval. Building color shall be indicated on the plans submitted for a building permit and color and material samples shall be submitted to the Planning Division for review and approval prior to issuance of a building permit. Any changes in the approved plans shall be subject to review and approval by the Design Review Board. 3. Prior to any occupancy of the building herein all the requirements of the Building Division and Fire Department must be completed in accordance with the Uniform Building and Uniform Fire Codes. 4. Approved Uses: The applicant shall not be permitted to operate a dance hall, indoor entertainment, or an athletic club on the third floor of the building. The number of units and approved uses in the building shall be limited to the following: Third Floor: Five Office units shall be permitted. The uses that are permitted shall be limited to civic use types, commercial use types, according to SSFMC Chapter 20.26.010. All other uses shall be subject to a use permit, according to SSFMC Chapter 20.26.030. Second Floor: Five Office units shall be permitted. The uses that are permitted shall be limited to civic use types, commercial use types, according to SSFMC Chapter 20.26.010. All other uses shall be subject to a use permit, according to SSFMC Chapter 20.26.030. First Floor: Four Offices or Retail units shall be permitted. The uses that are permitted shall be limited to civic use types, commercial use types, according to SSFMC Chapter 20.26.010. All other uses shall be subject to a use permit, according to SSFMC Chapter 20.26.030. Basement: One restaurant or up to three Retail units shall be permitted. The atrium shall remain an open space. The uses that are permitted shall be limited to civic use types, commercial use types, according to SSFMC Chapter 20.26.010. All other uses shall be subject to a use permit, according to SSFMC Chapter 20.26.030. 5. Sign Program: The applicant shall show the approved sign program into the final construction plans. If the applicant intends to change the approved sign program, the revised sign program shall be submitted to the Design Review Board for review and approval. 6. Parking Lot: Final landscape and irrigation plans showing the renovated parking lot with trash enclosure shall be submitted to the Planning Division for approval prior to issuance of a building permit. 7. There shall be no outside storage of materials and equipment. All outside storage shall be within building structures or other enclosed areas approved by the Chief Planner. 8. If the applicant intends to install new roof equipment, which are not shown on the design plans. Prior to issuance of the building permit, the construction plans shall show the correct dimensions of the new equipment on the construction drawings and the plans shall show the height of the equipment in relation to the building parapet. Based on the construction plans, the Planning Division shall determine if roof screening will be required. If roof screening is required, the applicant shall include the roof screen plan into the construction plans. The roof screen shall be installed prior to issuance of the Certificate of Occupancy. (Planning Division Contact Person: Michael Lappen, Senior Planner (650) 877-8535) B. Engineering Division requirements shall be as follows: The Engineering Division has reviewed all Sheets Ss-15a through Ss-15h dated October 9,2006, prepared by BKBC Architects Inc. to be constructed at 415/417 Grand Avenue for the consideration of the Design Review Board. We request that the following items be made conditions of approval for the subject development: 1. The building permit application plans shall conform to the standards of the Engineering Division's "Building Permit Typical Plan Check Submittals" requirements, copies of which are available from the Engineering Division. (Engineering Division Contact Person: Sam Bautista, Senior Engineer (650) 829-6660) C. Water Quality requirements shall be as follows: 1. A plan showing the location of all storm drains and sanitary sewers must be submitted. 2. The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo. 4. Roof condensate must be routed to sanitary sewer. This must be shown on plans prior to issuance of a permit. 5. Trash handling area must be covered, enclosed and any run-on must drain to the sanitary sewer. This must be shown on the plans prior to issuance of a permit. 6. Fire sprinkler system test/drainage valve must be plumbed into the sanitary sewer system. This must be shown on the plans prior to issuance of a permit. 7. The applicant must install a grease interceptor in the restaurant. The interceptor must be connected to all wash sinks, mop sinks, and floor sinks and must be upstream ofthe domestic waste stream. Sizing of the interceptor must be in accordance with the uniform plumbing code. This must be shown on the plans prior to the issuance of a permit. 8. A signed maintenance agreement for the grease interceptor must be submitted prior to occupancy. 9. Applicant will be required to obtain a food facility permit. Contact Craig Lustenberger at Water Quality Control (650) 829-3882 prior to the beginning of operation. 10. Applicant must pay sewer connection fee at a later time based on the number of units and retail space. (Water Quality Contact Person: Cassie Prudhel (650) 829-3840) D. Police Department requirements shall be as follows: A. Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. A. Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code; "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. B. Residential Requirements: 1. Doors: a. Vision panels in exterior doors or within reach ofthe inside activating device must be of burglary resistant glazing or equivalent as approved by the police department. b. 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. c. Door frames shall be installed or protected to prevent violation of the function of the strike. 1. 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. 11. 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. 111. 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. IV. On pairs of doors, the active leaf shall be secured with the type lock required for single doors in subsection (a)(l)(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. v. An interviewer or peephole shall be provided in each main entry door and shall allow for one hundred eighty degree vision. 2. Sliding Patio Doors. 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: a. 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. b. 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. c. In addition to the primary locking device, auxiliary or secondary locking devices shall be provided on all accessible sliding-glass doors. d. Double sliding patio doors shall be locked at the meeting rail and meet the locking requirements of subsection (a)(2)(B) ofthis section. 3. Windows a. 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 ofthe 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. 4. Window Protection. a. 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. b. Window locking devices shall be capable of withstanding a force of two hundred pounds applied in any direction. c. Louvered glass windows shall not be used. d. Accessible windows that open should be equipped with secondary locking devices. 5. 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. Garages shall be used for the normal parking of vehicles and the storing oflimited automotive supplies only. Garages shall not be used for human inhabitation at any time. 6. 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. 7. 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. 8. Landscaping: All shrubbery shall be trimmed down to no greater than 36 inches, so as not to obscure natural surveillance. All trees adjacent to the home shall be trimmed up to no less than seven feet, so as not to provide a natural ladder for unauthorized roof access. C. Commercial Building Security 1. Doors a. The jamb on all aluminum frame-swinging doors shall be so constructed or protected to withstand 1600 lbs. of pressure in both a vertical distance of three (3) inches and a horizontal distance of one (1) inch each side of the strike. b. Glass doors shall be secured with a deadbolt lockl with minimum throw of 1 The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action of the inside door knob/lever/turnpiece, one (1) inch. The outside ring should be free moving and case hardened. c. Employee/pedestrian doors shall be of solid core wood or hollow sheet metal with a minimum thickness of 1-3/4 inches and shall be secured by a deadbolt 10ckl with minimum throw of one (1) inch. Locking hardware shall be installed so that both deadbolt and deadlocking latch can be retracted by a single action of the inside knob, handle, or turn piece. d. Outside hinges on all exterior doors shall be provided with non-removable pins when pin-type hinges are used or shall be provided with hinge studs, to prevent removal of the door. e. Doors with glass panels and doors with glass panels adjacent to the doorframe shall be secured with burglary-resistant glazing2 or the equivalent, if double-cylinder deadbolt locks are not installed. f. Doors with panic bars will have vertical rod panic hardware with top and bottom latch bolts. No secondary locks should be installed on panic- equipped doors, and no exterior surface-mounted hardware should be used. A 2" wide and 6" long steel astragal shall be installed on the door exterior to protect the latch. No surface-mounted exterior hardware need be used on panic-equipped doors. g. On pairs of doors, the active leaf shall be secured with the type of lock required for single doors in this section. The inactive leaf shall be equipped with automatic flush extension bolts protected by hardened material with a minimum throw ofthree-fourths inch at head and foot and shall have no doorknob or surface-mounted hardware. Multiple point locks, cylinder activated from the active leaf and satisfying the requirements, may be used instead of flush bolts. h. Any single or pair of doors requiring locking at the bottom or top rail shall have locks with a minimum of one throw bolt at both the top and bottom rails. 2. Windows A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a turnpiece may be used in "Group B" occupancies as defined by the Uniform Building Code. When used, there must be a readily visible durable sign on or adjacent to the door stating "This door to remain unlocked during business hours", employing letters not less than one inch high on a contrasting background. The locking device must be of type that will be readily distinguishable as locked, and its use may be revoked by the Building Official for due cause. 25/16" security laminate, 1/4" polycarbonate, or approved security film treatment, minimum. a . Louvered windows shall not be used as they pose a significant security problem. b . Accessible rear and side windows not viewable from the street shall consist of rated burglary resistant glazing or its equivalent. Such windows that are capable of being opened shall be secured on the inside with a locking device capable of withstanding a force of two hundred- (200) lbs. applied in any direction. c . Secondary locking devices are recommended on all accessible windows that open. 3. Roof Openings a. All glass skylights on the roof of any building shall be provided with: 1) Rated burglary-resistant glass or glass-like acrylic material.2 or: 2) Iron bars of at least l/2" round or one by one-fourth inch flat steel material spaced no more than five inches apart under the skylight and securely fastened. or: 3) A steel grill of at least l/8" material or two inch mesh under skylight and securely fastened. b. All hatchway openings on the roof of any building shall be secured as follows: 1) If the hatchway is of wooden material, it shall be covered on the outside with at least 16 gauge sheet steel or its equivalent attached with screws. 2) The hatchway shall be secured from the inside with a slide bar or slide bolts. The use of crossbar or padlock must be approved by the Fire Marshal. 3) Outside hinges on all hatchway openings shall be provided with non-removable pins when using pin-type hinges. c. All air duct or air vent openings exceeding 8" x 12" on the roof or exterior walls of any building shall be secured by covering the same with either of the following: 1) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material, spaced no more than five inches apart and securely fastened. or: 2) A steel grill of at least 1/8" material or two inch mesh and securely fastened and 3) If the barrier is on the outside, it shall be secured with galvanized rounded head flush bolts of at least 3/8" diameter on the outside. 4. Lighting a. All exterior doors shall be provided with their own light source and shall be adequately illuminated at all hours to make clearly visible the presence of any person on or about the premises and provide adequate illumination for persons exiting the building. b. The premises, while closed for business after dark, must be sufficiently lighted by use of interior night-lights. c , Exterior door, perimeter, parking area, and canopy lights shall be controlled by photocell and shall be left on during hours of darkness or diminished lighting. 5. Numbering of Buildings a. The address number of every commercial building shall be illuminated during the hours of darkness so that it shall be easily visible from the street. The numerals in these numbers shall be no less than four to six inches in height and of a color contrasting with the background. b . In addition, any business, which affords vehicular access to the rear through any driveway, alleyway, or parking lot, shall also display the same numbers on the rear of the building. 6. Alarms a. The business shall be equipped with at least a central station silent intrusion alarm system. NOTE: To avoid delays in occupancy, alarm installation steps should be taken well in advance of the final inspection. 7. Traffic, Parking, and Site Plan a. Handicapped parking spaces shall be clearly marked and properly sign posted. NOTE: For additional details, contact the Traffic Bureau Sergeant at (650) 829-934. b. Parking is limited to on-site and off-street only. All vehicles parked on-site and overnight must be operational and maintained in good repair. 8. Parking Structure Requirements a. Exterior Construction: The building should incorporate an open design to maximize natural surveillance. Screens or metal picket fencing should be utilized on the ground floor of the structure to inhibit unauthorized access. b. Lighting: Parking areas shall have a minimum ofthree foot candles, and driveways and staircases shall have a minimum of 10 foot candles. c. Elevator: If an elevator is to be used, it shall have clear windows and doors to maximize natural surveillance. d. Wall Color: The interior walls of the parking structure shall be a light gray or white color, to maximize light reflection. e. Emergency Phones: A phone system shall be installed to allow citizens to contact on-site emergency personnel. 9. Security Camera System Building entrance, lobby, loading docks and garage areas must be monitored by a closed circuit television camera system. Recordings must be maintained for a period of no less than 30 days. These cameras will be part of a digital surveillance system, which will be monitored on-site and accessible on the World Wide Web. This system must be of adequate resolution and color rendition to readily identify any person or vehicle in the event a crime is committed, anywhere on the premises. 10. Misc. Security Measures Commercial establishments having one hundred dollars or more in cash on the premises after closing hours shall lock such money in an approved type money safe with a minimum rating ofTL-15. Special events with more than 75 persons in attendance require prior approval from the Police Department. The Police Department will assess the need for additional security and traffic issues at the time of application. Applications must be submitted no less than 10 business days before the event. The applicant is responsible for the conduct of all persons attending the event. NOTE: For additional details, contact the Community Relations Sergeant at (650) 877-8922. 11. 6, 12 and 18-month Review This Use Permit is subject to 6, 12 and 18-month review by the Planning Commission. 12. Suspension and Revocation of Use Permit The Chief Planner, upon request from the Chief of Police, may immediately suspend this Use Permit based upon any singular major incident at this site, or for any violations of the Use Permit, pending revocation by the Planning Commission. (Police Department contact, Sergeant E. Alan Normandy (650) 877-892) E. Fire Department requirements shall be as follows: The following Conditions of Approval are submitted from Fire Prevention/Code Enforcement from an active case, CE05-0277, regarding several violations of the Municipal Code of South San Francisco. For reference to specific conditions, please see Attachment 1. 1) All items noted in Attachment 1 with regard to un-permitted construction shall be restored to the original building layout as indicated in the property file on record at the Building Division. All work shall be in compliance with the California Building Code, 2001 Edition and the Uniform Administrative Code, 1997 Edition. 2) All items noted in Attachment 1 with regard to un-permitted electrical work are restored to original layout as indicated in the Property file on record at the Building Division. All work shall be in compliance with the California Electrical Code, 1998 Edition. 3) All items noted in Attachment 1 with regard to fire and life safety conditions shall be in compliance with the California Fire Code, 2001 Edition, as well as the Uniform Code for the Abatement of Dangerous Buildings Code, 1997 Edition. 4) All items in Attachment 1 with regard to plumbing work shall be in compliance with the California Plumbing Code, 2001 Edition. 5) All items indicated in Attachment with regard to signage shall be in compliance with the South San Francisco Municipal Code. 6) All items in Attachment 1 with regard to business license violations shall be in compliance with the South San Francisco Municipal Code. These conditions are to remain in effect until the Code Enforcement case is resolved at this property. If the use application is accepted, then Code Enforcement shall allow 30 days from the application approval for work to be approved by Community Development and in process. Ifthe use application is rejected, Code Enforcement shall allow 60 days for all items identified in Attachment 1 to be in compliance from demolition permits from the Building Division. (Fire Department contact, Bryan Niswonger, Fire Marshal (650) 829-6671) 4. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME Chan, Raymond Thomas H. Perkins 333 Corey Way P05-0105 & Signs06-0035 Type "C" Sign - Harley Davidson (Case Planner: Steve Carlson) DESCRIPTION Type "C" Sign Permit at 333 Corey Way (Harley Davidson) in the Planned Industrial (P-1) Zone District in accordance with SSFMC Chapters 20.32, 20.85 & 20.86 The Board had the following comments: 1. The application should be augmented with plans including more sign details. 2, The internally illuminated "canned" signs should be replaced with a sign comprised of individual letters and figures. 3. Decrease the amount of signage in the application - the amount of proposed signage is out of scael with the building and unnecessary. Resubmittal required. 5. OWNER APPLICANT PROJECT NUMBER PROJECT NAME Dalal Metwally Sanjiv Bhandari P06-0077, UP06-0018 & PM06-0002 Master Use Permit - 415/417 Grand Avenue (Case Planner: Mike Lappen) DESCRIPTION "Resubmittal" - Master Use Permit to update the building fa<;ade and allow a conversation of an existing commercial building to mixed Office and Retail Commercial condominium at 415 & 417 Grand Avenue in the Downtown Commercial (D-C- L) Zone District in accordance with SSFMC Chapters 20.26 & 20.81 and approval ofa "Tentative Parcel Map for Condominium Purposes" to combine two existing parcels, APN 012-305-230 and APN 012-305-220, into one parcel. Design approved as submitted - The Board liked the proposed the fa<;ade colors, trim, and overall continuity. 6. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME DESCRIPTION Dorsch Sr., Gloria E Heinrich Dorsch 21 Bradford Dr P06-0117 & DR06-0091 Dorsch Residence - Reconstruct New SFD (Case Planner: Chad Smalley) Design Review to re-construct a fire damaged dwelling at 21 Bradford Street in the Single Family Residential (R-1-E) Zone District in accordance with SSFMC Chapters 20.16 & 20.85. -n AJ o Z -l m r- m < )> -l o Z , ....t: , , I '.(He, nr.,,()t-'''ow-,o. V> , ~ " , ; , 0 In ! ~ , CITY CENTER METWALL YTRUST BKBC ARCHITECTS INC, , 6 (Xl j RfNOVATION ~'OO~""OtllDN.Vl:. '~1I 0,0.01""0" ~l) Wilt 1(11 0 ~ i , , W^'NUTC.H.C.....OO.....,.~ ,.,....I..UTC.,,,..C....',9~ . .'5C~^NOA"""'Uf . . ~~....I......ANCISCOC".~ '(..9"Jlola9lJX> '.....a".l/~ III ';>5'DWOO ,....lll.930..M ;;0 m r- m < > :::! o Z I ~I - I I j , )1 I I I I )1 .~. ) I ! m ;lCZ ^ I , <>0"'0 ".-,,,,,,,,..,,.,,,,,,, V> I m ~- , ; OJ> < ~ CITY CENTER METWALL Y TRUST BKBC ARCHITECTS INC. , , > , - ~ (Xl I RENOVATION ~'OO<i~. 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All'tfMJ.3W NOI!'tf AON3H ~ i'; <( Vl z \? g > (/) ti ~ ~ w , ~ ~ g < ~ w.....l ~ ~IH:)~V l:l3NMO l~clO13f13a Q3f~d 3 ~ ~ ~w I I . , I I . ~ o . ------ ----.-.-------, -i.~ t?- 'r: :~J -'t- <(.t~ z o ~ ~ r Z o R: ~'t\\ ~ s (0 0 >0 .... ~ ~ v 0 f:4I.1FO-p..~\.~ - DATE: TO: SUBJECT: Planning Commission Staff Report February 1, 2007 Planning Commission Genentech Research & Development Overlay District Expansion - Rezoning request to reclassify ten parcels totaling 39 acres from P-I Planned Industrial Zone District to Genentech Research and Development Overlay District; Zoning Text Amendments to SSFMC Chapters 20.39 (Research and Development Overlay District Regulations) and 20.40 (Genentech Research and Development Overlay District); Master Plan update to address the long-range plan for growth and development in the existing and expanded overlay district covering 200 acres; Transportation Demand Management Program to reduce drive alone trips; and review of the Draft Master Environmental Impact Report, in accordance with SSFMC Chapters 20.39, 20.40, 20.87 and 20.120. Applicant: Genentech, Inc. Case Numbers: P05-0141: MEIR05-0004, ZA05-0001, RZ05-0003, MP05-0001, & TDM05-0006 RECOMMENDATION: It is recommended that the Planning Commission hear the staff report and the applicant's presentation, provide comments on the project and continue the public hearing to February 15,2007. BACKGROUND: Between September and November 2006, the Planning Commission held four study sessions to review the draft Genentech Facilities Ten Year Master Plan Update. During the four study sessions, Genentech's representatives presented a model and illustrations to help clarify each topic presented in the Master Plan. The Planning Commission commented on the campus structure, public open space, pedestrian connections, the Bay Trail improvements, density, streetscape improvements, and the design guidelines. The staff reports and minutes from the study sessions are attached. DISCUSSION: Purpose of the Public Hearing The purpose of this meeting is to open the public hearing and present the proposed project to the Staff Report RE: Genentech Corporate Facilities Master Plan Date: February 1, 2007 Page 2 Planning Commission. Staff is requesting that the Planning Commission hear the staff report and the applicant's presentation, provide comments on the project, and continue the public hearing to February 15, 2007 when the Final MEIR is expected to be available. Purpose of the Project The Municipal Code (Chapter 20.39) establishes guidelines that permit Genentech to expand the Overlay District from time to time. Since the approval of the original Master Plan in 1995, the Genentech campus has grown from 72 acres to 124 acres. The existing campus comprises approximately 2.8 million square feet of research and development, office, employee amenities, and manufacturing space on 124 acres. Over the past few years, Genentech has purchased new properties and leased several other R&D facilities in order to accommodate growth. The 1995 Master Plan is nearing its 2010 planning horizon. The Master Plan Update outlines the potential expansion that would allow the campus to grow to approximately six million square feet on 163-acres during a ten-year planning period. Both the Master Plan and the Master Environmental Impact Report (MEIR) address the potential to expand the Overlay District by another 37-acres within the 200-acre study area. The Master Plan Update outlines development and design guidelines in order to promote a sense of place that capitalizes on the topography, views and the waterfront, fosters close relationships between the campus neighborhoods, and promotes pedestrian circulation. It includes mapping of key characteristics such as view sheds, pedestrian corridors, open spaces, connections between neighborhoods, and building heights permitted under the updated San Francisco Airport Land Use Plan. Project Description The applicant is proposing initially to reclassify ten parcels (as shown on Attachment 2) located in the Planned Industrial (P-I) zone district to Genentech Research & Development Overlay District. The potential expansion area is comprised of parcels located at the northern and western edges of the existing Genentech campus. The majority of the reclassified parcels would be incorporated into a new West Campus that would lie north of East Grand Avenue and east of Allerton Avenue. The new parcels would increase the Overlay District from 124 acres to approximately 163 acres. Genentech does not propose to reclassify any property that is currently leased to Genentech (Gateway and Britannia East Grand) nor the vacant Bay West Cove property, which they own. In addition to the proposed campus expansion, the project would update the 1995 Master Plan as the key framework and long-range plan for growth and development on campus. The proposed project includes text amendments to Chapters 20.39 and 20.40 in the South San Francisco Municipal Code. The project would also revise the Transportation Demand Management (TDM) Staff Report RE: Genentech Corporate Facilities Master Plan Date: February 1, 2007 Page 3 Program for all parcels within the Overlay District area. Growth and Development Projections The Master Plan analyzes the proposed campus expansion, which encompasses 163 acres, and the 200-acre study area during the ten-year planning period which ends in 2016. The following table shows the existing build-out and outlines the anticipated build-out on the 163-acre campus. The Growth and Development projections are consistent with the projections analyzed in the Master Environmental Impact Report. Existing Genentech New Genentech R&D Net Increase (sf) R&D Overlay District Overlay District (sf) (sf) Land Area (acres) 124 163 36 Office 1,008,801 2,629,395 1,620,594 Laboratory 970,173 2,002,482 1,032,309 Manufacturing 779,892 1,041,668 261,776 Amenity 69,500 322,000 252,000 Total Building Area 2,828,366 5,995,545 3,167,179 Source: Table 3-1, Master Environmental Impact Report for Genentech Corporate Facilities Research and Development Overlay District Expansion and Master Plan Update Genentech Corporate Facilities Master Plan Adopted in 1995, the Genentech Corporate Facilities Master Plan established a campus-wide design and site plan standard for a 72-acre campus with an estimated build-out horizon of2010. The Master Plan divides the Overlay District into three sub-campuses: 1) Lower Facility (facing Forbes Avenue), 2) Middle Facility (along the San Francisco Bay, DNA Way and Point San Bruno Boulevard), and 3) Upper Facility (along Grandview Drive and near San Bruno Knoll). Each facility housed a different company product or corporate function. For example, the Lower Facility contained a concentration of manufacturing uses, the Middle Facility was developed as the R&D center and the Upper Facility contained the majority of administrative support uses. The Master Plan provided detailed standards for campus architecture, pedestrian connections, the central spine, and bay views in order to create a campus theme and link each facility area. The City has adopted two amendments to the Research & Development Regulations (Chapter 20.39) and the Genentech Research and Development Overlay District (Chapter 20.40), once in 1998 and again in 2001. On April 19, 2001, the City Council approved Genentech's request to rezone five parcels into the Genentech Research and Development Overlay District. The project increased the size ofthe Genentech R&D Overlay District from 82.6 to approximately 98 acres. The City Council also approved a Zoning Amendment to remove the development limitations and change the parking ratio to 1.6 spaces per 1,000 square feet oflab, office, manufacturing, and amenity uses. Staff Report RE: Genentech Corporate Facilities Master Plan Date: February 1, 2007 Page 4 Master Plan Update Features The Master Plan Update has a ten-year horizon (2016) and addresses a comprehensive range of topics including land use, urban design, design standards, transportation (including demand management, transit, parking, and bicycle and pedestrian circulation), and infrastructure (water and sewer capacity). The key features include: . The Master Plan allows for growth of up to six million square feet on 163 acres, with the potential to grow to 200 acres. . Growth in South San Francisco will emphasize office and research and development. . The Master Plan estimates that the campus-wide density will be approximately 0.69 FAR. . Genentech proposed to change the campus-wide parking at a ratio from 1.6 spaces to 1.8 spaces per 1,000 square feet. . Genentech will provide additional open space amenities on campus and along the San Francisco Bay front (restaurant). The applicant will allow expanded public parking in the lots along the shoreline on weekdays after 5 :00 P.M. and on weekends. . The Master Plan will provide a consistent architectural character and design palette for the campus. . The Master Plan creates four distinct neighborhoods. The Master Plan also identifies how to strengthen linkages to transit locations, such as Caltrain and BART stations, and to other non-main campus sites in the East of 101 Area, including Gateway, Britannia East Grand and Bay West Cove, which Genentech owns or leases. Proposed Street Improvement Plan and Traffic Calming Measures The Master Plan Update includes several proposals to reconfigure Grandview Drive, DNA Way and Forbes Boulevard; including new crosswalks, bike lanes, traffic calming measures, and on- street Shuttle Stops. During the four study sessions, the Planning Commission made the following comments: . Bike lanes would be acceptable on Grandview Drive. . The medians on Forbes Boulevard should be improved. . Shuttle buses should pull off all streets and shuttle stops should be located on "turn-in" areas that do not block traffic. . Genentech should retain shuttle drop-off areas internal to the sites and adjacent to buildings. . The City should not permit on-street parking. In response to the Planning Commission comments, the City's Traffic Advisory Committee (TAC) met in October and November 2006 to review the Genentech Proposal. The memorandum Staff Report RE: Genentech Corporate Facilities Master Plan Date: February 1,2007 Page 5 from the T AC responding to the Genentech proposal is attached to this staff report. In brief, the T AC recommended: 1) a cut out for the shuttle stops on DNA Way due to the narrow road width; 2) a minimum travel width of 12 feet on DNA Way and Forbes Boulevard and a four foot wide bike lane in each direction at several sections along the roadway; 3) retain and re-landscape the median islands on Forbes Boulevard at a minimum width of four feet; 4) no bike path on DNA Way; and 5) no crosswalk just west of the westbound shuttle stop on DNA Way. The street improvements and T AC recommendations are incorporated into the draft hnplementation Plan. (see Attachment 3) Implementation Plan The Genentech campus is organized into neighborhoods to provide a sense of scale and support Genentech's diverse functional requirements. These neighborhoods are geographically defined as Lower, Mid, Upper & West campuses in the Master Plan. The Master Plan requires that Genentech construct specific improvements and facilities - such a traffic calming measures, utilities, public facilities or open space amenities - that would support growth within each campus neighborhood. The hnplementation Plan lists the appropriate construction phasing, by neighborhood, for the improvements under the Master Plan (Attachment 3), including the following: . San Francisco Bay Trail facilities . Campus entries . Streetscape improvements, including new shuttle stops and shelters . Bike path on Forbes Boulevard . Sign program, including banners and flags Planning Staffwill introduce the improvements and proposed actions listed in the hnplementation Plan at the February 1, 2007 public meeting. The hnplementation Plan does not include improvements identified in the Master Environmental hnpact Report (MEIR) as those will be outlined separately in the Final MEIR Mitigation Monitoring and Reporting Program. Summary of Planning Commission Comments During the four study sessions, the Planning Commissioners asked several comments regarding the proj ect and topics outlined in the Master Plan. The bullets below summarize the key points made during the study sessions. . Modernize the shuttle stops. . hnprove the pedestrian and open space environment. . Setbacks and landscaping should be used to soften the impact of the buildings along the streets. Staff Report RE: Genentech Corporate Facilities Master Plan Date: February 1, 2007 Page 6 . The Planning Commission requested further detail regarding the building orientation, site planning and massing for each neighborhood. (The Commission was concerned that the lower campus would become too dense.) . Expand public amenities and public open space (Several commissioners noted that Genentech should provide better access to both the Bay Trail and the Wind Harp Park.) . Provide public art throughout campus. . Define the use and appearance of the central spines. . Address congestion on Oyster Point Boulevard (Several Commissioners noted that the City should investigate adding another overpass connecting Oyster Point Boulevard and US 101 Southbound.) . The campus entry points, with water features, should be designed to identify the campus. . Address the problems in the proposed Parking Management Plan, including the proposed parking ratio of 1.8 per 1,000 square feet. (Genentech should develop an "exit strategy" for parcels within the Overlay District.) . Bay Trail signage is inadequate. . On-street parking should not be allowed. The applicant will respond to the Planning Commission comments and provide additional information, illustrations and explanations at the February 1, 2007 public hearing. Genentech Research & Development Overlay District Consistency (Zoning Ordinance) The project also requires that the City Council adopt amendments to the South San Francisco Municipal Code, Research and Development Overlay District Regulations (Chapter 20.39) and Genentech R&D Overlay District (Chapter 20.40). Genentech is proposing to modify the two chapters in order to ensure consistency with the Master Plan. This will encompass the following topics: 1. Implementation Plan. The City would require Genentech to prepare a program that lists the appropriate phasing, development and construction of public open space, parking, pedestrian, bikeway, and infrastructure improvements identified in the Master Plan. The draft Implementation Plan is attached to the staff report. 2. Removal from the District. Responding to Planning Commission comments, City staff has prepared a new section in Chapter 20.39 that addresses how a project can be removed from the Overlay District without reverting to a nonconforming use. 3. Permit Review. Genentech is proposing to amend Section 20.39.060 as follows: Amend regulations to add new buildings ofless than 50,000 s.f. and increase the size of building additions to less than 50,000 s.f. subject to administrative review. Amend Staff Report RE: Genentech Corporate Facilities Master Plan Date: February 1, 2007 Page 7 regulations to add buildings of 50,000 to 100,000 s.f. and increase the size of building additions to 50,000 to 100,000 s.f. subject to issuance of a minor use permit. Staff Comment: Planning Staff does not support the proposed amendment to the permit review section. The current regulation permits an administrative review for building additions up to 10,000 square feet (or 20 percent of the existing floor area) and a minor use permit for an addition to an existing building between 10,000 s.f. and 30,000 s.f. (but not to exceed thirty percent of the existing gross floor area). The Municipal Code requires that all new buildings are subject to approval of a Use Permit. Staff recommends retention of the existing requirements. 4. Annual Report. The annual report is currently required in Chapter 20.39. Planning staff is proposing to expand the report requirements to include the status of facility- wide improvements, progress in completing the Implementation Plan, anticipated new construction, update on transportation and parking needs, an update on the security plan, an update on vendor services, projected changes in the facility usage and requirements, advance notice of any proposed changes to the facility-wide development standards and design guidelines, and notice the City of any proposed changes to the Master Plan. 5. Development Standards. The development standards and build-out will be updated to include the total allowable square footage of development on campus and items such as lot coverage, FAR, open space, setbacks, buildings heights, and parking ratios, as well as sign standards. 6. Development Fees. Genentech will be required to pay a fair share contribution for all infrastructure improvements in the East of 101 area and the appropriate childcare fees. The Fees will be updated to reflect South San Francisco's current practices as well as conclusions ofthe MEIR. Transportation Demand Management (TDM) Program Based on a campus-wide floor are ratio of no more than 0.69, Genentech is required to implement sufficient programs to achieve a target mode shift of 30 percent. In an effort to minimize the traffic associated with this new development as well as the costs of building new parking structures, Genentech is currently exploring the following new TDM strategies as integral to its Master Plan: · Shuttle Service Improvements. Genentech plans to improve the efficiency of its existing intra-campus shuttle, and is exploring expansion of its connections to BART, Caltrain and potentially Muni. Staff Report RE: Genentech Corporate Facilities Master Plan Date: February 1, 2007 Page 8 · Shuttle Facility Improvements. Genentech is exploring improvements to shuttle stops, including new shelters and signs, and improved pedestrian connections to its buildings. · Parking Cash-Out. As Genentech puts buildings on its existing parking lots, it must build costly parking structures. It is now exploring whether it would be more cost effective to pay its employees not to drive, rather than provide them with ever-more-expensive structured parking. Similar strategies have worked for a variety of other employers, and they have produced significant traffic reductions. . Bicycle and Pedestrian Improvements. As its shifts from being more of an industrial facility to more of a pedestrian-oriented campus, Genentech is developing significant improvement to its overall bicycle and pedestrian networks. General Plan Consistency The proposed expansion of the Genentech Research and Development Overlay District is consistent with the South San Francisco General Plan Land Use and Economic Development Elements that promote the expansion of high-technology campuses in the East of 101 area. In 1999 and 2001, the City analyzed and approved the continued expansion of the research and development, ancillary manufacturing, and office functions on high-technology campuses in the East of 101 area, supported by the necessary service and administrative staff. The 1999 General Plan EIR and the South San Francisco General Plan Amendment and Transportation Demand Management SEIR (2001) evaluated all properties located in the "Business and Technology Park" land use classification for research and development uses similar to the Genentech campus (up to a 1.0 FAR). The Master Plan has identified several R&D buildings that will be constructed within the next few years, including the following: . Building 31 near the intersection of Grandview Drive and DNA Way (Genentech submitted the application for approval of a Use Permit in 2005). . Childcare Center on Allerton Avenue (Genentech submitted the application for approval of a Use Permit in 2006). . Building B50 on Forbes Boulevard (the draft plan was submitted to the City's Design Review Board for a preliminary review in December 2006). . Four buildings, initiating the West Campus development, near the intersection of East Grand Avenue and Grandview Drive (Genentech has recently submitted a draft site plan and planning documents to the City for a preliminary review by the DRB in February 2007). The conversion of former industrial properties to R&D uses would be consistent with the land uses analyzed in the 1999 General Plan. Staff Report RE: Genentech Corporate Facilities Master Plan Date: February 1,2007 Page 9 Master Environmental Impact Report The City of South San Francisco has prepared a Draft Master Environmental Impact Report for the proposed project. This DMEIR was circulated on August 28, 2006, for a forty-five day review period, and closed on October 11,2006 (SCH #2005042121). In September 2006, the Planning Commission held a public meeting to allow the public and the Commission an opportunity to present oral comments on the draft report. As a result of discussions with the California Department of Transportation ("Caltrans"), as well as a comment letter from Caltrans dated October 6, 2006, the City determined that a clarification ofthe traffic-related impacts was necessary to be consistent with other regional projects. To this end, the City has re-analyzed traffic impacts, incorporating new data that reflects impacts generated by other recently approved projects in the City. Additionally, the City has conducted a Synchrony Analysis ("Synchro") that was not included in the DMEIR. On December 11, 2006, the City prepared a Recirculation Draft Master Environmental Impact Report (RDMEIR) for public review and comment for 45 days, from December 11, 2006 to January 25,2007. The RDMEIR identifies the following potentially significant impacts to traffic and circulation. It is anticipated that the Final MEIR (FMEIR) Response to Comments document will be available for consideration at the February 15, 2007 Planning Commission public meeting. CONCLUSION: It is recommended that the Planning Commission hear the staff report and the applicant's presentation, provide comments on the project, and continue the public hearing to February 15, 2007. Respectfully Submitted, -""",..-....,,"'.....,. ATTACHMENTS: 1. Location Map 2. Proposed New Parcels And Existing Building Conditions 3. Planning Commission Staff Reports Staff Report RE: Genentech Corporate Facilities Master Plan Date: February 1, 2007 Page 10 4. Planning Commission Minutes 5. TACMemorandum 6. Draft Implementation Plan 7. Draft Text Amendments to SSFMC Chapters 20.39 and 20.40 8. Recirculation Draft Master Environmental Impact Report 9. Draft Genentech Facilities Ten Year Master Plan, August 2006 (in folder) Attachment 1 Location - Existing & Proposed Genentech R&D Overlay Disrtrict ~"......- L/"V , , , lEGEND t.-_-~ EIRStudyArea r::=J 2005 Genentech R&D Overlay District r::=J Proposed Genentech R&D Overlay District Expansion o FIGURE 4.8-3 Genentech Project Area Existing and Proposed Zoning 11117.00 Source: Genentech Central Campus Master Plan Not to Scale EIP, ATTACHMENT 2 Genentech Research & Development Overlay District Proposed Reclassification of Ten Parcels RZ05-0003 ... ...... ...... ...... ....... ---- P d N P 1 And E .. B 'ld' C d" ropose ew arce s xlstmg U1 mg on ItlOns Parcel Address Site Acres Building Square Number of Number Feet Loading Docks 015-053-020 342 Allerton Avenue 4.82 69,312 square 46 feet 015-052-010 410 Allerton Avenue 2.06 46,000 square 7 feet 015-250-380 448 Allerton Avenue 9,56 107,004 square 39 feet 015-052-090 425 Grandview Drive 6.19 102,697 square 13 feet 015-053-010 301 East Grand 2.91 56,846 square 10 Avenue feet 015-051-170 345 East Grand 5.79 126,977 square 20 015-051-160 Avenue feet 015-210-160 560 Forbes Boulevard 2.013 42,000 square 8 feet 015-210-090 444 Allerton Avenue 4.59 104,619 square 21 feet SBE#872-4l- No Address (Former 1.28 Vacant 0 34J Union Pacific ROW) ATTACHMENT 3 Planning Commission Staff Reports - ~'\:\\ sM S (0 0 >0 .... ~ ~ v 0 f:4I.IFO-p..~\.~ Planning Commission Staff Report DATE: September 7,2006 TO: Planning Commission SUBJECT: Study Session: Proposed Expansion of the Genentech Research & Development Overlay District and Genentech Facilities Ten Year Master Plan Update. Applicant: Genentech, Inc. Case No. P05-014l RECOMMENDATION: Planning Staff recommends that the Planning Commission conduct a Study Session to review the proposed Genentech Research and Development Overlay District expansion and Genentech Facilities Ten Year Master Plan update, Chapters 1 - 3. BACKGROUND: Genentech is proposing to expand the Genentech Research & Development Overlay District from 124 acres to approximately 160. The existing campus comprises approximately 2.8 million square feet of research and development, office, employee amenities, and manufacturing space on 124 acres. The proposed project includes a proposed update of the 1995 Master Plan, text amendments to Chapters 20.06, 20.39 and 20.40 in the South San Francisco Municipal Code, and the reclassification of ten parcels, owned by Genentech, located in the Planned Industrial (P- I) zone district to Genentech Research & Development Overlay District. Genentech does not propose to reclassify any property that is currently leased to Genentech (Gateway and Britannia East Grand) nor the vacant Bay West Cove property which they own. Purpose of the Genentech Facilities Master Plan and the Genentech Research and Development Overlay District In 1995, the City Council adopted the Genentech Corporate Facilities Master Plan to guide the continued expansion of the research and development, manufacturing, and office functions on campus, supported by the necessary service and administrative staff. At that time, Genentech's growth was expected to occur incrementally as required, emphasizing the need for a flexible Master Plan that would accommodate new employment efficiently. The 1995 Master Plan established a campus-wide design and site plan standard for a 72-acre campus, assuming a Floor Area Ratio (FAR) of 1.0 and 4,500 employees. STAFF REPORT TO: Planning Commission SUBJECT: Study Session: Genentech Facilities Ten Year Master Plan Update DATE: September 7, 2006 Page 2 of6 The Genentech R&D Overlay District is established as Chapters 20.39 and 20.40 of the South San Francisco Municipal Code and was adopted concurrently with the 1995 Master Plan. The Zoning Ordinance specifies floor area ratio (FAR), parking ratio, building height, and architectural design standards, and approval procedures for development within the district. The campus-wide parking standard, permitting a 1.6 spaces to 1000 square feet building area parking ratio, was established in 1999. Most importantly, the 1995 Master Plan created an "Implementation Plan" that linked development with other on-site improvements. Genentech amended the Overlay District boundaries twice since 1995. In 1999, the City Council approved the expansion of the Overlay District from 72 acres to 98 acres. In 2005, the City Council approved the expansion of the Overlay District from 98 acres to124 acres. City Council and Planning Commission Study Session On March 15,2006, the City Council and the Planning Commission held a Joint Study Session to introduce the Master Plan Update project and summarize the proposed project's key points and potential impacts. Following staff and applicant presentations, Council members and Planning Commissions asked several questions regarding the proj ect and provided general comment for future meetings. Both City, Council members and Planning Commissioners complimented Genentech's effort to create a comprehensive plan and they made the following main points: . Genentech should address the parking issue on and off campus. . Potential traffic and infrastructure impacts resulting from campus growth needs to be thoroughly analyzed. . Genentech should focus attention on open space, the bay trail and pedestrian connections. . The City officials would like to see how Genentech's expansion compares to other high technology campuses in the Bay Area. Responding to the Joint Study Session, Genentech has revised the draft Genentech Facility Ten Year Master Plan (see Attachment 2). The Master Plan revisions include several new maps and tables, which refine the development buildout within each neighborhood. The revised text is highlighted in yellow. Genentech has also submitted a memorandum that identifies several high technology campuses, including the Chiron Headquarters in Emeryville, the Pixar Headquarters in Emeryville, and the University of California Berkeley Long Range Plan (see Attachment 3). DISCUSSION: The Genentech Facilities Ten Year Master Plan update must address a comprehensive range of topics, including land use, urban design standards, transportation (including demand management, transit, parking, and both vehicular and pedestrian circulation), and infrastructure STAFF REPORT TO: Planning Commission SUBJECT: Study Session: Genentech Facilities Ten Year Master Plan Update DATE: September 7, 2006 Page 3 of6 (water and sewer capacity) and a comprehensive Implementation Plan that establishes benchmarks for the payment of fees, the construction of open space and/or other amenities, installation of street improvements and construction of infrastructure facilities. Since October 2005, City staff has been meeting with Genentech's representatives and consultants to make sure that the applicant addresses all issues prior to the study sessions. Planning Commission Review The Planning Commission Master Plan review will take place over two study (or more, if necessary) sessions. Planning staff will prepare a PowerPoint presentation that will help the Planning Commission focus on the key issues identified each chapter. A representative from Genentech's Strategic Facilities Planning department will provide a model of the campus area and answer questions from the Planning Commission. Focus of the Study Sessions As noted above, the proposed project is comprehensive and must address a range of issues. In order to adequately review each issue, the study sessions are divided into the following topics: Study Session 1 (Chapters 1-3) . Survey of other high technology campuses. . Land Use and Structure Concepts o Building Massing and Materials. o Interconnection of neighborhoods to promote a unified campus feel. o Maintain a balance between open space and the built environment. o Maximize the views from the campus to the Bay. o Create new "Central Spines" within each neighborhood. . Urban Design o Maximize pedestrian connections along campus corridors. o Foster an active pedestrian connections and accessibility along major campus corridors. o Build upon emblematic site elements to create a distinct campus identity. o Ensure that new development relates to and promotes existing view corridors. o Provide specific architectural, open space, and site design guidelines. · Campus Design Features (including campus entries) · Street Lighting Plan (signature lighting system within the Overlay District) STAFF REPORT TO: Planning Commission SUBJECT: Study Session: Genentech Facilities Ten Year Master Plan Update DATE: September 7, 2006 Page 4 of6 · Bike Lanes · Public Art · Sign Standards · Landscape design, plant palettes, and common area design standards . Campus Security Plan Study Session 2 (Chapters 4 and 5) . Transportation and Parking o Develop a comprehensive TDM program to minimize single-occupancy vehicles traveling to campus. o Streamline Genentech Campus circulation and connectivity of all neighborhoods in the East of 101 area for shuttle bus, service and goods movement. o Create a flexible parking supply infrastructure and implementation plan that responds effectively and efficiently to campuswide development and parking demand needs. . Utilities o Ensure that water & sewer capacity is available to service growth and expansion needs. · Implementation Plan Summary of Land Uses and Neighborhoods Functions Within the Genentech Campus Chapter 2 in the attached Master Plan describes the land use structure on the Genentech campus. The current Genentech campus consists of 3.5 million square feet of building area, of which 2.8 million square feet are within the existing 124-acre Genentech Research & Development Overlay District. The existing Overlay District comprises three sub-campus, or neighborhood, areas, which are the "Lower Campus" facing Forbes Boulevard, the "Middle Campus" located adjacent to the San Francisco Bay, and the "Upper Campus" facing Grandview Drive (see page Chapterl, page 11). Genentech proposes to expand the Overlay District to the west, along Allerton Avenue, and create a new neighborhood called the "West Neighborhood." The campus population is anticipated to grow from approximately 7,000 employees in 2006 to nearly 15,000 employees in 2016. The following table shows the existing size, proposed expansion, and the development buildout (by square feet) for each land use. The Master Plan includes a table that shows the proposed buildout (by square feet) within each neighborhood (see Attachment 2, Chapter 1, page 19). STAFF REPORT TO: Planning Commission SUBJECT: Study Session: Genentech Facilities Ten Year Master Plan Update DATE: September 7, 2006 Page 5 of6 E' , dP dG hD l BOld b L d U: Xlstln!! an ropose enentec eve opment Ul out JY an ses Existing Genentech Proposed Genentech Net Increase (sf) R&D Overlay District R&D Overlay District (sf) (sf) Land Area (acres) 124 160 36 Office 1,008,801 2,629,395 1,620,594 Laboratory 970,173 2,002,482 1,032,309 Manufacturing 779,892 1,041,668 261,776 Amenity 69,500 322,000 252,000 Total Building Area 2,828,366 5,995,545 3,167,179 Genentech also proposes to maintain a diverse range of functions on campus from initial product development to marketing and production. The range of uses or functions include: · Office. Administrative and business support services. . Lab. Research and development laboratories and supporting offices. · Manufacturing/Warehouse. Manufacturing, filllfinish, warehousing, and distribution. . Amenities. Genentech provides amenities for employees to support overall campus functions, including parking, cafeteria and food service, fitness facility, childcare, event facilities, and vendor services. Vendor services include prescription drug deliveries, laundry service, and other concierge services. Recently, Genentech expanded vendor services to include oil changes and car wash service in the parking lots. Campus-wide Design Guidelines Chapter 3 contains the campus-wide design standards, The purpose of the design standards is to create a comprehensive set of regulations through which development will follow. Genentech has identified specific set of design concepts consistent with the East Of 101 Area Plan, that permeates the design standards and that reinforces its campus identity. The design standards will incorporate a sign program (including a proposal for corporate banners), materials, building colors, landscaping, open spaces and courtyards, and the hierarchy of pedestrian paths (see Attachment 2, Chapter 3 and Appendix A). STAFF REPORT TO: Planning Commission SUBJECT: Study Session: Genentech Facilities Ten Year Master Plan Update DATE: September 7, 2006 Page 6 of6 RECOMMENDATION: Planning Staff recommends that the Planning Commission conduct a Study Session to review the proposed Genentech Research and Development Overlay District expansion and Master Plan Update, Chapters 1 - 3. 1. Vicinity Map 2. Chapters 1-3, Genentech Facilities Ten Year Master Plan update, revised August 2006. 3. Memorandum summarizing high technology campuses with the following exhibits: a. Chiron Headquarters b. Pixar Headquarters c. UC Berkeley Long Range Plan 4. Genentech Sign Program Planning Commission Staff Report DATE: September 21,2006 TO: Planning Commission SUBJECT: Study Session 2: Proposed Expansion of the Genentech Research & Development Overlay District and Genentech Facilities Ten Year Master Plan Update. Applicant: Genentech, Inc. Case No. P05-0141 RECOMMENDATION: Planning Staff recommends that the Planning Commission conduct a second Study Session to review the proposed Genentech Research and Development Overlay District expansion and Genentech Facili~ies Ten Year Master Plan update, Chapters 1 - 3. BACKGROUND: Genentech is proposing to expand the Genentech Research & Development Overlay District from 124 acres to approximately 160 acres. The existing campus comprises approximately 2.8 million square feet of research and development, office, employee amenities, and manufacturing space on 124 acres. The proposed project includes a proposed update ofthe 1995 Master Plan, text amendments to Chapters 20.06, 20.39 and 20.40 in the South San Francisco Municipal Code, and the reclassification of ten parcels, owned by Genentech, located in the Planned Industrial (P-I) zone district to Genentech Research & Development Overlay District. Genentech does not propose to reclassify any property that is currently leased to Genentech (Gateway and Britannia East Grand) nor the vacant Bay West Cove property, which they own. DISCUSSION: Planning Commission Study Session On September 7, 2006, the Planning Commission held the first Study Session to review the revised draft Master Plan Update project and summarize the proposed project's key points and potential impacts. Lisa Sullivan from Genentech introduced a model of the campus and discussed the following points: . The Master Plan promotes views to the San Francisco Bay and San Bruno Mountain. STAFF REPORT TO: Planning Commission SUBJECT: Study Session 2: Genentech Facilities Ten Year Master Plan Update DATE: September 21,2006 Page 2 of 4 . The Plan promotes the village concept. . The model identifies several proj ected new buildings, including: o 15 - 20 new buildings on campus. o Five new projects over the next few years, including the Childcare Center, FRC III, Building B31, and the west Campus office buildings and parking structures. . Building designs would comply with existing design guidelines (1995 Master Plan). . The model shows several outdoor areas, called "rooms," that would foster connectivity between neighborhoods and promote interaction among staff. Following the presentations, the Planning Commissioners asked several questions regarding the project and provided general comment, summarized as follows: Planning Commission Comments in Support o/the Project: . The Planning Commission supports the proposed project and Genentech's continued growth in South San Francisco. . Genentech is a great company. . The Bay Trail is a great community amenity. . Genentech has done a good job promoting pedestrian traffic. Comments on Public Access: . Public Access seems to be a "sidenote" for the campus that you are creating. . Public activity on the perimeters of the campus should be acknowledged and improved. o The public experience would be enhanced with the use of public amenities, such as retail, restrooms, or a restaurant use, for the general public. . While aware of security concerns, the Commission noted that Genentech needs maximize to the extent possible public connections to and through the campus. . Genentech has the best views ofthe Bay. It needs to embrace its role as a "steward" of the land along the Bay. . Genentech should make pedestrian paths accessible to non-Genentech people. Comments on Public Parking: . The number of public parking spaces for Bay Trail use is not adequate. . Off peak hour public parking should be encouraged. STAFF REPORT TO: Planning Commission SUBJECT: Study Session 2: Genentech Facilities Ten Year Master Plan Update DATE: September 21,2006 Page 3 of 4 Comments on Traffic: . Minimize the traffic impact on Oyster Point Boulevard. . The location of shuttle stops need to be studied. . Grandview Drive may not be wide enough to accommodate a on-street shuttle stop. Comments on Land Use Structure: . The building next to the fill facility looks congested and the building looks large. The Planning Commission would like to see different "artistic" views of the project. . The Plan should encourage the "rooms" to also be linear connections (not just plazas) between neighborhoods. . Architectural elements (including landscaping and plazas and the building) should help define the street frontage. o Buildings should not be just fragmented structures that line along the streets, fronted by a row oflandscaping. o The landscaping along the street frontages should be integrated with plazas, linear paths, and the building site. o Incorporate landscaping into building design. . Central spines need to be articulated in the plan and should not be passive. The spines need to promote the links between the neighborhoods as described as "room." , . Neighborhoods need to be merged and oriented so that there are clear links that tie them together. Comments on Public Art: . The Planning Commission encourages Genentech to provide public art on campus. . Water features were strongly recommended. Focus of the Study Session 2 The Planning Commission did not complete the review of Chapter 1 -3 in the revised draft Master Plan. The second study session will focus on the following topics that are discussed in Chapter 3 and Appendix A: . Street network (page 32) o Streetscape and Character . Campus Entries (page 38) . Pedestrian Connections (page 40) STAFF REPORT TO: Planning Commission SUBJECT: Study Session 2: Genentech Facilities Ten Year Master Plan Update DATE: September 21,2006 Page 4 of 4 o Primary and Secondary walkways . Open Space (pages 46 and 95) o Public Open Space o Passive or Connective Open Space . Central Spines (page 48) o Defme central spines . Sign Program (page 110) o Discuss in detail, including the types of signage and the use of banners. RECOMMENDATION: Planning Staff recommends that the Planning Commission conduct a second Study Session to review the proposed Genentech Research and Development Overlay District expansion and Master Plan Update, Chapters 1 - 3. Respectfully submitted, By: Michael Lappe Attachments: 1. Vicinity Map 2. Chapters 1-3 and Appendix A, Genentech Facilities Ten Year Master Plan update, revised August 2006. 3. Genentech Sign Program , ~'t\\ 5:14' (G' b g f:4I.1FO-p..~\~ Planning Commission Staff Report DATE: October 5, 2006 TO: Planning Commission SUBJECT: Genentech Research & Development Overlay District: Study Session 3 and Public Comments on the Draft Master Environmental Impact Report. Applicant: Genentech, Inc. Case No. P05-0141 RECOMMENDATION: It is recommended that the Planning Commission conduct the third Study Session, review the Draft Master Environmental Impact Report (MEIR) for the proposed project, take public testimony on the Draft MEIR and provide any additional comments to staff regarding the Draft MEIR. BACKGROUND: Purpose of the Public Meeting The public meeting is divided into two parts. During the first part, the Planning Commission will take public comments on the Draft Master Environmental Impact Report (MEIR). EIP Associates, the City's environmental consultant, will present the key focus areas and summarize the impacts and mitigation measures identified in the Draft MEIR. During the second part, the Planning Commission will hold the third Study Session to review the Draft Genentech Ten Year Facilities Master Plan. This Study Session will focus on the following topics that are discussed in Chapters 3 & 4: . Genentech will present the Draft TDM Program (Attachment 3). . Genentech will summarize the proposed streetscape plans and shuttle stops (Chapters 3 & 4 in Attachment 2). . Genentech will summarizes the proposed pedestrian connections and identify primary and secondary walkways (Chapter 3 in Attachment 2). Staff Report RE: Study Session 3 - Genentech Corporate Facilities Master Plan Date: October 5, 2006 Page 2 DISCUSSION: Draft Master Environmental Impact Report A Draft Master Environmental Impact Report (MEIR) has been prepared by the firm of EIP Associates to analyze the potential environmental impacts of the proposed project. The Draft MEIR was circulated on August 28,2006 for a forty-five day review period. This hearing is intended to allow the public and the Commission an opportunity to present oral comments on the draft report. Written comments will be accepted until October 11,2006. Significant Impacts The Draft MEIR identifies 31 significant or potentially significant impacts. With the exception of three impacts, one related to traffic, one related to noise, and one related to air quality, mitigation measures are identified to reduce all other impacts to a less than significant level. The three impacts identified as "Significant and Unavoidable" relate to cumulative traffic impacts on the US 101 segment north of Oyster Point Boulevard during the A.M. and P.M. peak hours, a permanent increase in ambient noise levels in the project vicinity due to increased traffic volumes, and to regional air quality impacts. Approval ofthis project will require that the City adopt a Statement of Overriding Considerations, which balances the benefits of the proposed Project against its unavoidable air quality, noise and transportation impacts. The next step in the environmental review process is for staff and the environmental consultant to prepare responses to all comments received during the review process. Summary of the Planning Commission Study Sessions In September 2006, the Planning Commission held two study sessions to review the draft Master Plan Update and comment on the proposed project's key features, including open space, land use structure, campus neighborhood designs, and public art. Responding to comments made during the first Study Session, Lisa Sullivan from Genentech presented detailed information on improved public access to the San Francisco Bay Trail, additional public parking, new shuttle stops, and the proposed sign program. The Planning Commissioners also asked several questions regarding the project and provided general comment, summarized as follows: Comments on Open Space Amenities: . Genentech should clarify the location and types of directional signage that would be used to direct non-Genentech users to the public areas. . The Bay Trail needs to be properly marked. Staff Report RE: Study Session 3 - Genentech Corporate Facilities Master Plan Date: October 5, 2006 Page 3 . Genentech should consider adding amenities at San Bruno Point, behind Buildings 1 and 4. . Genentech has the opportunity to create an edge on campus by capturing more landscaping along the Bay Trail. . Genentech should consider adding some "park" amenities on the Bay Trail and the Wind Harp Park. . Genentech should take advantage of the views from Wind Harp Park. Comments on Streets and Shuttle Stops: . Bike lanes would be acceptable on Grandview Drive. . The medians on Forbes Boulevard should be improved. . Shuttle buses should pull off all streets and shuttle stops should be located on "turn-in" areas that do not block traffic. . Genentech should retain shuttle drop-off areas adjacent to buildings. Comments on Streetscape Design: . Genentech should consider softening the appearance of sidewalks along the streets to include a wider landscape "parkway" along the edge of the street, similar to Oyster Point Boulevard. Comments on the Sign Program: . The City should evaluate each banner on a "case by case" basis. . Genentech should consider varying the size of the banners, with smaller banners facing the rights of way and larger banners facing the interior areas of the campus. . Genentech could redesign the banners to be more artistic or designed to compliment the building design. . The electronic sign on Forbes is unnecessary and the electronic signs should be limited to the parking garage locations. Comments on Traffic Congestion: . There is congestion on Oyster Point Boulevard. CONCLUSION: Staff requests that the Planning Commission take public comments on the Draft MEIR and offer any other comments regarding the proposed Genentech Research & Development Overlay Staff Report RE: Study Session 3 - Genentech Corporate Facilities Master Plan Date: October 5,2006 Page 4 District Expansion and the Genentech Facilities Ten Year Master Plan Update. Respectfully Submitted, ~:7 // /<'" I ,- ~' At4:Q--- Senior Planner ATTACHMENTS: 1. Location Map 2. Draft Genentech Facilities Ten Year Master Plan Update, Chapters 3 & 4 and Appendix A 3. Draft TDM Program 4. DEIR (previously distributed) Planning Commission Staff Report DATE: October 19, 2006 TO: Planning Commission SUBJECT: Study Session: Genentech Research & Development Overlay District Applicant: Genentech, Inc. Case No. P05-0141 RECOMMENDATION: It is recommended that the Planning Commission conduct the fourth Study Session to review the draft Genentech Facilities Ten Year Master Plan. BACKGROUND: Genentech is proposing to expand the Genentech Research & Development Overlay District from 124 acres to approximately 160 acres. The existing campus comprises approximately 2.8 million square feet of research and development, office, employee amenities, and manufacturing space on 124 acres. The proposed project includes a proposed update of the 1995 Master Plan, text amendments to Chapters 20.06, 20.39 and 20.40 in the South San Francisco Municipal Code, and the reclassification often parcels, owned by Genentech, located in the Planned Industrial (P-I) zone district to Genentech Research & Development Overlay District. Genentech does not propose to reclassify any property that is currently leased to Genentech (Gateway and Britannia East Grand) nor the vacant Bay West Cove property, which they own. DISCUSSION: Summary of the Planning Commission Study Sessions On October 5, 2006, the Planning Commission held the third study session to review the draft Master Plan Update and discuss the following topics: . The City's environmental consultant summarized the impacts and mitigation measures identified in the Draft MEIR; . Lisa Sullivan, from Genentech, discussed possible traffic congestion relief measures, such as a new road over the existing Union Pacific right-of-way identified in the 1999 General Plan; . The Hoyt Company, Genentech's consultant, introduced the draft TDM Program; and Staff Report RE: Study Session 4 - Genentech Corporate Facilities Master Plan Date: October 19,2006 Page 2 · Lisa Sullivan introduced the proposed campus-wide Parking Management Plan. The Planning Commissioners also asked several questions regarding the project and provided general comment, summarized as follows: Comments on Traffic Congestion Relief: . There is increasing congestion on Oyster Point Boulevard. o What are the options to getting people off the street? o The City should investigate adding another overpass connecting Oyster Point Boulevard and US 101 Southbound. . How would Genentech employees use the proposed new road over the existing Union Pacific ROW? o The proposal needs further study. . How would the proposed parking structures near East Grand Avenue and Grandview Drive impact traffic on East Grand Avenue? . The map shown in the PowerPoint presentation is unclear and the graphics need to show better detail. . Campus entry points should be designed to identify the campus. Comments on the TDM Plan: . How many people actually use the buses? . What is the current percentage of mode use? . Genentech should investigate adding a "Genenbus" route from the South Bay. . In addition to the annual survey, Genentech should encourage employees to use a daily computer-based survey that could document alternative modes of travel. . Genentech should install more bike lockers. Comments on the Parking Management Plan: . The Planning Commission does not recommend using the "blended ratio." . The Parking Management Plan should disaggregate the parking ratio by each use. . Genentech should develop an "exit strategy" for parcels within the Overlay District. . Genentech would be required to restore the appropriate level of parking spaces on each parcel that is removed from the Overlay District. . Some parking lots seem to be over utilized and the parking space striping does not appear to comply with City codes. . Bay Trail signage is inadequate. . No on-street parking. Staff Report RE: Study Session 4 - Genentech Corporate Facilities Master Plan Date: October 19, 2006 Page 3 . No on-street parking. Proposed Street Improvement Plan and Traffic Calming Measures The Master Plan includes several proposals to reconfigure Grandview Drive, DNA Way and Forbes Boulevard, which include new crosswalks, bike lanes, traffic calming measures, and on- street Shuttle Stops. During the first three study sessions, the Planning Commission made the following comments: . Bike lanes would be acceptable on Grandview Drive. . The medians on Forbes Boulevard should be improved. . Shuttle buses should pull off all streets and shuttle stops should be located on "turn-in" areas that do not block traffic. . Genentech should retain shuttle drop-off areas adj acent to buildings. . The City should not permit on-street parking. In response to the Planning Commission comments, City staffheld a meeting ofthe Traffic Advisory Committee (TAC) on October 11,2006 to review the Genentech Proposal. City staff will discuss the results of the TAC meeting during the study session. CONCLUSION: Staff requests that the Planning Commission conduct the fourth Study Session to review the draft Genentech Facilities Ten Year Master Plan update. Respectfully Submitted, '>-:";;{' , '. L ;,-~,-~ .y' J)~0/ ' /<-1 ' k..d.- /' ,~ pr',L //!/;;;1'7'-- /Michael LappeIf/' Senior Planner ,; ATTACHMENTS: 1. Location Map 2. Planning Commission Staff Report, October 5,2006 3. Planning Commission Staff Report, September 21,2006 4. Planning Commission Staff Report, September 7,2006 ATTACHMENT 4 Planning Commission Study Session Minutes ~'t\\ SAN ^ eoO ,.,~ ~~ S- ~',~;" i,j~t. '.rk ~r-"_m C t:,. - - .--:::: ~ u~"~:o W~~~ ~ C4l;~~~ SPECIAL MEETING PLANNING COMMISSION MINUTES September 7, 2006 CITY OF SOUTH SAN FRANCISCO REGULAR PLANNING COMMISSION 1. CALL TO ORDER 6:00 p.m. TAPE 1 2. ROLL CALL: Planning Commissioners Present: Commissioner Giusti, Commissioner Prouty, Commissioner Sim, Commissioner Romero*, Commissioner Teglia*, Vice Chairperson Honan and Chairperson Zemke Planning Commissioners Absent: None Staff Present: Acting Chief Planner Kalkin, Senior Planner Lappen, Admin. Asst. II Aguilar, Planning Liaison - Sergeant Normandy, Senior Civil Engineer Bautista and Assistant City Manager Van Duyn 3. ORAL COMMUNICATIONS None 4. Study Session - Study Session on the Genentech Master Plan P05-0141: MP05-0001, DA05-0003, RZ05-0003, ZA05-0001 Senior Planner Lappen gave a PowerPoint presentation. * Commissioner Teglia arrived at 6:16 p.m. Commissioner Romero arrived at 6:18 p,m. Lisa Sullivan, Director of Strategic Planning, introduced Executive Vice President Steve Juelsgaard. Steve Juelsgaard noted that he has been with Genentech for 21 years and has seen South San Francisco become the center for biotechnology in the world. He pointed out that Genentech finds new medical products for unmet medical needs. He noted that Genentech promotes their goal of getting a better chance to a better life through medicine. He pointed out that 5% of their workforce lives in South San Francisco. He added that they work with local organizations in the City to provide financing and funding and are working on completing the Bay Trail along their properties for public and employee use. Ms, Sullivan pointed out the different campuses on a model of the Genentech area. She pointed out where the future building 7, FRC-3 site, Building 31 and the upgrades for the Bay Trial are proposed, as well as public access to the trail. Commissioner Teglia commented on the building (building 7) which would be located in the existing parking area next to Kaufman Court and noted that it appears to be getting congested. He wanted to see artistic representation from the different views of the building. Commissioner Romero noted that public access is not embraced in the current plan and felt that the public is being excluded from the opportunity to enjoy the campus environment that Genentech is creating. He Planning Commission Meeting of September 7, 2006 noted that the Bay Trail and the Wind Harp are public areas and there is no retail available for public enjoyment. He added that he was aware of Genentech's security concerns but the public should have an ability to enjoy the area by having a restaurant to enjoy the view of the bay. Commissioner Giusti pointed out that there are barbeque areas. Vice Chairperson Honan was concerned that there was not adequate parking for the public along the Bay Trail, especially if they were to have a barbeque there, Ms. Sullivan noted that there are over 30 dedicated parking spaces and they have more parking provided per linear foot of Bay Trail than anyone else, Commissioner Teglia pointed out that the Bay Trail was a requirement which at certain times Genentech seemed to be trying to minimize their investment in. He encouraged Genentech to embrace the Bay Trail as a major amenity to the public. He reiterated Commissioner Romero's comments on a restaurant site because it is one of the best sites on the bay with a spectacular view, He pointed out that Genentech had promised to make additional parking areas near the Bay Trail after hours to encourage use of the Bay Trail. Commissioner Sim would like to see strengthening of each neighborhood and clusters. He added that there could be linear paths with strong architectural elements that provide strong definition for the area. He pointed out that the building elements need to be fragmented and should incorporate landscaping, He also encouraged merging of neighborhoods and clusters to give the campus an interconnectivity. Commissioner Prouty requested that every effort be made to reduce traffic impacts on Oyster Point Boulevard because it will be a category "F" soon. Chairperson Zemke noted his support for promoting pedestrian traffic and suggested that the pedestrian trails need to be accessible for the public as well as the bicycle lanes, Commissioner Sim noted that the comparisons made with other campuses were data oriented and asked that the comparative analysis include the character, look and central spines of the neighborhoods. Senior Planner Lappen noted that staff would return with these details at the next study session, Commissioner Prouty noted that the long term plan will take several meetings to go through and wanted staff to take sufficient time to allow the Commission to review it. Commissioner Teglia noted that he was looking for artistic public art, specifically water features, in the master plan, There being no further comments, the discussion was concluded, 5. Adjournment Consensus of the Commission to adiourn the meeting at 7:03 p.m. Oriqinal siqned bv Susy Kalkin Acting Secretary to the Planning Commission City of South San Francisco Oriqinal siqned by William Zemker Chairperson Planning Commission City of South San Francisco SK/bla s:\MLv\.L{te$\FLII\.~lLzec! MLlI\.lAtes\200G\03-0rOG S'pe~L~l Pc.,c!o~ p~ge ~ of ~ ~'t~ S~N p. CoCi~.~ -', ~ ~. ., "'1;."1~ O:"'~' ~, () ...~ ,,... ..., 111' (JJ to .I,l-.~~ ,-~",==~8 ~:'~- w~ --.-e----=-~ Q.~~ 4.lIFO,,""''- 1. CALL TO ORDER 2. ROLL CALL: Planning Commissioners Present: Planning Commissioners Absent: Staff Present: SPECIAL MEETING PLANNING COMMISSION MINUTES September 21, 2006 CITY OF SOUTH SAN FRANCISCO REGULAR PLANNING COMMISSION 6:00 p,m. TAPE 1 Commissioner Giusti, Commissioner Prouty, Commissioner Sim, Commissioner Romero, Commissioner Teglia*, Vice Chairperson Honan and Chairperson Zemke None Acting Chief Planner Kalkin, Senior Planner Lappen, Admin. Asst. II Aguilar, Planning Liaison - Sergeant Normandy, Senior Civil Engineer Bautista and Assistant City Manager Van Duyn 3. ORAL COMMUNICATIONS- comments are limited to items on the Special Meeting Agenda 4. Study Session on the Genentech Master Plan P05-0141: MP05-0001, DA05-0003, RZ05-0003, ZA05-0001 Senior Planner Lappen gave a PowerPoint presentation, Lisa Sullivan, Director of Strategic Facilities Planning, began by noting changes in the signs and parking for the Bay Trail and added that they will be providing a public amenities building with restrooms, Bav Trail comments Commissioner Prouty noted the importance of properly identifying the Bay Trail parking to avoid confusion and security will now that those individuals are allowed to be there. Ms. Sullivan noted that they will be properly identified. * Commissioner Teglia arrived at 6:31 p.m. Commissioner Prouty asked where the signs would begin to direct the public to the bay trail access points and parking. Ms, Sullivan noted that bay trail users would access the area via the public streets through the campus and see the signs for Bay Trail access, Commissioner Prouty suggested that the signs be consistent from the freeway to the Genentech site. Acting Chief Planner Kalkin noted that there are standard Bay Trail signs that BCDC uses and they can conform to those. Commissioner Teglia noted that at the fishing point on Forbes the road curves and goes up the street towards a parking lot, and pointed out that the entrance to the Bay Trail at that point need to be more inviting because it appears to be a Genentech Parking lot. He suggested increasing the park amenities because currently only the Wind Harp and the Bay Trail are the only public areas on the Genentech campus. He noted that one of the parking lots could be converted to a park. Ms, Sullivan replied by Planning Commission Meeting of September 21, 2006 pointing out the amenities building that will be included as part of the Master Plan. Commissioner Teglia was concerned with site lines for Wind Harp Park and suggested that Genentech be sensitive to maintaining views around the Wind Harp by minimizing the height of the buildings surrounding it. Shuttle sto" comments Ms. Sullivan stated that at Grandview and East Grand they have the opportunity of including a more inviting campus entry with a combination of hardscape, landscape and a water feature. She noted that at the end of Forbes, adjacent to the Bay Trail, they have the opportunity to define a plaza and have a plan for a Genentech History Hall. She noted that they propose to rework Grandview to allow a three lane street; one would be dedicated to the shuttle and on the other side of the street where there is another shuttle stop the curb would be recessed to allow the shuttle to get off the road, They also propose to enhance Forbes by creating a bicycle lane, Commissioner Teglia noted that the bike lanes are a good idea, but will require working with the medians on Forbes. He pointed out that the wide lanes are needed because large vehicles travel on Forbes. He stated that the extra lane in the direction of the shuttle is a good idea but does not want it used as a parking lane, He noted that curb cutouts are encouraged for the shuttles to pull off the road. Commissioner Romero stated that the drop-offs should be retained as close to the buildings as possible rather than on the street to make it more convenient for their employees. He pointed out that the circulation needs to be improved within the site including shuttles. Ms. Sullivan noted that the shuttle stops shown are only the on street stops. Landsca"inQ comments Commissioner Sim suggested creating a buffer of trees on the edge of the sidewalk with a curb cut for the shuttle stop. He questioned if there was a plan to create parking structures as Genentech continues to grow. Commissioner Romero encouraged elevating or pushing back the buildings to maintain the open space on their campus particularly along the bayfront. Commissioner Teglia noted that he was envisioning a bolder green space where the amenities building will be going and a large green impact for the entryway of the campus. Circulation comments Commissioner Prouty noted that most of the employee traffic goes through Gull Road which is very busy. He suggested that a flyover could take the traffic off of Oyster Point Boulevard. Acting Chief Planner Kalkin noted that this will be looked at with the East of 101 area plan with the rest of the mitigations in the area. Commissioner Prouty was concerned with traffic increasing due to Genentech's employee numbers doubling. Banner comments Ms. Sullivan noted that Genentech has banners in key areas of the campuses as a motivational program for their employees. Genentech and proposes grandfathering the existing banners and allowing planning staff to administratively approve any new banner locations with a limit of 3 for each of the 4 neighborhoods. Acting Chief Planner Kalkin noted that staff does not have issue with the content of the banners but is concerned with having them directed towards the public right-of way and would prefer them to be appropriately located on interior areas of the campus. Commissioner Prouty noted that the motivational messages are not an issue for him but is concerned with the banners facing onto the public street and agreed with staff by having them put inside the campus. Commissioner Teglia also agreed with staff and noted that the approvals could be on a case by case basis. He pointed out that the banners should be changed out every four to five months. Acting Chief Planner Kalkin noted that another concern is that some can be seen from Oyster Point Marina, so any siting criteria needs to minimize the impact on the view corridors, Commissioner Romero noted that the size is too large and suggested that Genentech find a better alternative without impacting the public view corridor. Jim Harnish, Genentech Consultant, suggested smaller signs for the public right- S:\ML,^,L<tes\0-::U-OG SpecL{;!L Pc..cJ.oc p{;!ge 2 of :3 Planning Commission Meeting of September 21, 2006 of-way. Commissioner Romero noted that it would mitigate this a little but believed there is a better way to make it work for Genentech and the City. Commissioner Sim questioned if there was a way of continuing the integrity of Genentech's message on a case by case basis by showing the Commission the buildings they are proposing to put the banners on, He suggested making the banners an artistic endeavor rather than a sheet of paper on the skin of the building. Commissioner Romero noted that he would like to see internal and external drop-ofts for the bus routes, He also suggested that an inter-campus drop off can have a shelter with a motivational sign incorporated into the structure, Commissioner Teglia noted that the stops on the public street should be elegant looking and pointed out that the bus stop on South San Francisco Drive and Hillside as an example, Commissioner Sim noted that the motivational sign could be designed behind the building skin and still allow for light to go into the building. LED sian comments Ms. Sullivan noted that the purpose of the LED signs was to notify their employees of when the parking structure is full to prevent anyone from going into an already full garage. Commissioner Teglia noted that there is an LED sign on Forbes which is out of place. Senior Planner Lappen stated that the ordinance and design guidelines will have specific locations designated for the LED sign and added that the Forbes sign is not acceptable to City standards. Senior Planner Lappen noted that although the discussion on architectural, primary and secondary pedestrian details is still pending, the Commission has covered land use, open space, pedestrian details, and streetscapes. Engineering will cover the feasibility of the shuttle stops on the street, as well as the street lighting system. He added that the TOM plan will be discussed in detail at a future study session. Mr. Harnish noted that the connectivity issues were not addressed at the meeting and encouraged the Commission to review the handout that was given to them that shows the Commission's concerns. There being no further comments, the discussion was concluded. 5, Adjournment Consensus ofthe Commission to adiourn the meetina at 7:16p.m. Susy Kalkin Acting Secretary to the Planning Commission City of South San Francisco William Zemke, Chairperson Planning Commission City of South San Francisco SKjbla S:\Ml"""tes\03-::a.-Ob S'pecl~L PC.vlDC p~ge3 of 3 ociate Planner Smalley gave a PowerPoint presentation and presented the staff report. Com issioner Teglia asked why staff was recommending a 1.9 foot buffer on the side. Associate Planner Smalley noted at this satisfies the Police Department's safety concerns and the applicant's requirements of play space per child. Chairperso emke asked what type of landscaping will be proposed between the fence and the sidewalk. Associate Pia er Smalley noted that staff will have to work with the applicant in selecting plant materials such as shrubs or vines. Commissioner Giusti noted that the playground across the street is run down and asked if there were upgrades p ned for that. Associate Planner Smalley noted that they will need to meet City standards when they upgrade it. Commissioner Prouty q tioned if the garden area is to remain or be removed. Associate Planner Smalley noted that staff recommends co erting this area to playground space and it is up to the applicant if they want to keep it landscaped. ptist Church, noted that staff included the walkway as part of the measurements for the playground d they therefore are incorrect. He pointed out that by removing the garden from the front the City is removing 0 of the best gardens on the street. He added that under staff's plan the playground is being moved closer to th ' tersection, will not be secure, and he believes that the applicant's plan is the best for the area. He pointed out tha e many of the homes on Grand are encroaching into the easement and distributed photographs of some of the operties that are encroaching. He noted that the playground / parking lot will continue its current use. Public Hearing closed. Commissioner Romero questioned if they were plannin n cleaning up the parking lot area. Associate Planner Smalley noted that a Condition of Approval has been ad that the playground area cannot be converted to parking spaces. Commissioner Teglia noted that the lot has en reconfigured in the past and asked if the applicant can improve the aesthetics of the lot. Pastor Smith ted that at the moment they have not reconfigured the parking lot but are looking at doing so in the near future. ointed out that plans have been prepared for the site and are under review by the church, but that funding the oject was a concern. Commissioner Prouty asked if there was a way of stealthing or landsca . g the parking lot because it is not aesthetically pleasing in its current state. Associate Planner Smalley not that something can be done that could be cost effective for the church. Mr. Corey noted that the Church is willing do this. Commissioner Sim noted that a site surveyor needs to make sure that the dime 'ons and square footage is exact because there could be potential ramifications. Commissioner Teglia stated that he is in support of staff's recommendation. He sugge be of stucco and pilaster rather than a picket fence. Chairperson Zemke noted that a st guardrail may not be pleasing to the eye. Commissioner Sim noted that the fence could return for review to the to the Commission. Motion Teglia I Second Prouty to approve P06-0022: UP06-0007 &DR06-0019 with staff's recommendation as the approved approach and an additional condition that the fence design be reviewed by the Design Review Board and the Planning Commission. Approved by unanimous voice vote, Genentech Master Plan EIR Genentech,/Owner Lisa Sullivan/Applicant 1 DNA Way P05-0141: MP05-0001 & EIR05-0004 s:\MLv\'Vltes\iO-05-0G RPC..c!oc Pllge 3 of T " f . . Planning Commission Meeting of October 5, 2006 i "',.' . t. . " Senior Planner Lappen note~ that there will be a Public Hearing on'the Genentech Master EIR followed by a Study s~ssion on the Genentech Master Plan focused on TDM Program and infrastructure improvements. a. Public Hearing to receive comments on the Genentech Master Plan Environmental Impact Report. (Continued from October 5,2006) Public Hearing opened. Kim Avila, EIP Consultants, gave an overview of the CEQA process and added that the Master EIR is different because it looks at a project made up of smaller projects that will occur in phases. She pointed out that they looked at water supply, utilities and traffic sections. She noted that there were impacts that could not be mitigated. Traffic was one of those impacts because the City cannot make changes to Highway 101 without the participation and approval by Caltrain and CalTrans. Commissioner Teglia questioned if an additional f1yover from Oyster Point to southbound 101 was considered in the MEIR. Ms. Avila noted that this was not a considered alternative. Commissioner Prouty and Chairperson Zemke concurred that traffic is an issue in the East of 101 area. Chief Planner Kalkin noted that staff can look at how a new f1yover relates to the project at hand and mitigating the impacts. She added that the engineering division would be looking at updating the entire East of 101 Area Plan and this could be reviewed then. Jackie Williams noted that the ferry site has been moved to another area. She questioned if Genentech is participating with the WTA (Water Transit Authority) with regards to the location of the ferry terminal. Chief Planner Kalkin noted that the City is aware that WTA is considering alternative locations and decisions have not been made as to the location of the Ferry terminal at this time. Public Hearing closed. Commissioner Teglia asked if additional publiC amenities should be studied more in the document. Senior Planner Lappen noted that the consultant will be asked to look at how the open space in the Genentech campus complies with the General Plan. Senior Planner Lappen noted that the Final MEIR will incorporate all the comments that were made at the meeting and letters that were mailed to the Planning Division. b. Genentech Master Plan Study Session Senior Planner Lappen noted that this study session is going to cover traffic, TDM Program, shuttles service and crosswalks. Lisa Sullivan, Director of Strategic Facilities Planning, noted that they currently have 50% of Genentech employees living on the Peninsula. She proceeded with a presentation on road infrastructure and plans for traffic reduction by educating their employees on alternatives. Circulation Comments: Commissioner Zemke was concerned with the alternate access to the site via South Airport Boulevard and increasing traffic to this area. Senior Planner Lappen noted that the traffic consultant looked at the local impacts on the streets which is analyzed in the EIR, and could return with an answer to the Commission. Commissioner Prouty noted that the roads need to be widened and stop signs need to be increased. He added that the all the impacts need to be minimized. Commissioner Prouty asked if there will be an entrance that reflects the style of Genentech rather than having it look like someone just stumbled onto the campus. Ms. Sullivan replied affirmatively. TransDortation Demand Manaaement Proaram comments: Elizabeth Hughes, Hoyt Company, gave a review of the Draft Transportation Demand Management (TDM) Plan. She noted that the TDM Plan is not only meeting but exceeding the City's requirement. They are adding G-Ride, s:\MLV\outes\io-05-0G'R.PC,v1oc Pl'lge4 of T Planning Commission Meeting of October 5, 2006 the Genen-bus, and are going to promote van and car pools. Genen-bus oroaram comments: Vice Chairperson Honan asked when and where the Genen-bus is used. Ms. Hughes noted that they are commuter peak morning and evening buses that carry 55 or more employees. She added that three provide service from Market and Mission in San Francisco and two from Vacaville that provide pickup along 1-80. Commissioner Romero questioned the effectiveness of the buses. Ms. Hughes noted that there has been an overwhelming response and the Vacaville commuter program has added another bus. Commissioner Romero questioned how many cars were taken off the road. Ms. Hughes noted that she would have to get these numbers for the Commission at a later date. Commissioner Prouty asked for an explanation of what "commuter choice" means. Ms. Hughes noted that the Commuter Choice Program is a Federal program that allows employees to use pretax income to pay for transit and van pool costs. Vice Chairperson Honan asked for a clarification on the process used to implement the Genen-bus. Ms. Hughes noted that they look for a density of employees that live within a 1 mile radius, identifying work schedules and family lifestyles. Vice Chairperson Honan asked if the Genen-buses have been considered to stop at park and ride locations. Ms. Hughes noted that this has been explored and is currently being done with the Vacaville Genen- buses that stop along the 1-80 corridor. Vice Chairperson Honan asked if this was considered for the Peninsula. Ms. Hughes noted that there was a Genen-bus from the Half Moon Bay area due to the road closure. Vice Chairperson Honan questioned if a Genen-bus was considered for commuters from San Jose. Ms. Hughes noted that the program is new and that it is being marketed. She added that they do not want to duplicate services and want to promote public transportation from that area. Commissioner Teglia asked what the percentage for alternative mode use is currently. Ms. Hughes noted that it is 21 %-23%. Commissioner Prouty questioned how the participation is being counted. Ms. Hughes pointed out that the transit ridership is easier to get because there is a ridership count on all the shuttles. She stated that the most recent number of shuttle commuters was 900. Commissioner Prouty questioned how this would be monitored. Chief Planner Kalkin noted that the annual surveys are prepared by a consultant. Senior Planner Lappen noted that as part of the annual report Genentech will be required to include the annual survey for the TDM Program. Ms. Hughes noted that the G-ride program requires that employees keep track of their information and are audited internally. Bike locker comments Vice Chairperson Honan asked if the number of bike locker users were being tracked. Ms. Hughes noted that all the bike locker users have their information on file and a list could be generated showing where they live. She added that bike riders normally live within a 5-10 mile range. She pointed out that there are 100 bike lockers that are already assigned to employees, with 30 employees on the waiting list. Commissioner Teglia noted that some employees can take the bus, Caltrain and BART with their bike and ride to work. He asked what is being done to respond to the demand for more bike lockers and if Genentech was waiting for the Alliance to supply these lockers. Ms. Hughes pointed out that the Alliance provides a subsidy for employers to add more lockers and are working with them to identify the location for the lockers. Telecommutina comments Commissioner Prouty asked if there was a big or small percentage of telecommuters in the area. Ms. Hughes noted that the biotech industry does not lend itself to telecommuting but as a corporate employer Genentech's .. office component lends itself to telecommuting on various days. Parkina Manaaement Proaram comments: Ms. Sullivan noted that they will compensate employees for taking alternative modes of transportation. Commissioner Teglia asked when Genentech expects to meet the 30% alternative mode usage. Ms. Sullivan replied s:\MLl/\,utes\10-05-0G R'Pc,cloc 'PClge 5 of T Planning Commission Meeting of October 5, 2006 that they expect to do so in 24 months. She proceeded to explain Genentech's parking management program. Commissioner Prouty asked if there would be special parking spaces for carpoolers on campus. Ms. Sullivan stated that this is including in the plan and the spaces near the building would be reserved. She noted that they should be at a parking ratio of 1.75. and further noted that the parking ratio will increase as the campus grows. She explained that they are looking at the TDM Plan as an opportunity to lower the ratio by increasing the percentage of alternative mode usage and they would include these numbers in their annual report to the Commission. Commissioner Teglia noted that lab space does not need a lot of parking and stated that the ratio should have an increase automatically included with the approval of a new building. Senior Planner Lappen pointed out that the original Master Plan did include this. He noted that Genentech still has a lower parking required for office use than Britannia and other R&D companies. Commissioner Teglia suggested that with a 100% office building the parking requirement should automatically increase. Commissioner Sim noted that this way the use and density is isolated to the particular type of building that is being generated. Senior Planner Lappen noted that the annual report will require that the parking be reviewed at that time also. Commissioner Prouty wanted the Master Plan to reflect that any change in use will increase the parking ratio according to the future use of the building. Senior Planner Lappen replied that the zoning regulations require Genentech to restore the buildings to the pre-existing conditions of warehouse buildings. He pointed out that if a building reverts to another use they will have to adhere to the parking standards of that particular use. Commissioner Romero also felt that the parking ratio needs to be increased to at least 1.85. He stated that the surface parking areas in the campus seem to be over utilized which causes the Bay Trail parking spots to be used by Genentech employees. He questioned when street parking was allowed on DNA Way. Senior Planner Lappen replied that this was a temporary parking solution for Genentech approved by the City's Traffic Advisory Committee (TAC) about 4 years ago. Ms. Sullivan added that the additional parking was put in until the mid-campus parking structure went up. Commissioner Romero noted that there is more foot traffic and pedestrian areas need to be clearly designated rather than having Genentech employees try to cross the street without having a conflict with the traffic on DNA Way. He also requested speCific data on the turnouts for shuttle buses, parking plan for surface parking, and available spaces for Bay Trail access. Ms. Sullivan stated that they will return with more information at a later meeting. Commissioner Prouty asked if the street parking would be eliminated to allow traffic to flow better. Ms. Sullivan noted that the on street parking spaces are not needed to meet the parking requirements and they are trying to see if it is best to keep the parking spaces to slow down the traffic to improve pedestrian safety. Commissioner Prouty suggested eliminating the temporary on street parking and working with staff to create pedestrian crosswalks to ensure the safety of those crossing the street. Commissioner Teglia asked that the EIR include site lines to and from Wind Harp Park. Senior Planner Lappen noted that it will be included in the Master EIR. There being no further comments, the study session was concluded. ADMINISTRATIVE BUSINESS . Tandem Parkina Chief Planner Kalkin suggested forming a subcommittee to identify the Commission's issues on Tandem Parking. Commissioner Teglia preferred staff to analyze where and under what circumstances tandem parking was allowed. Vice Chairperson Honan and Commissioner Prouty concurred. . CasteD aueuina Chief Planner Kalkin informed the Commission that Fire Marshall Niswonger is looking into the Costco queuing problems on the exit line and will report back to the Commission at a later time. s:\MlVl.utes\:l.o-o5-0G RPC.cl.oc p~ge G of T Planning Commission Meeting of October 5, 2006 . Assistant City Attorney Spoerl congratulated Susy Kalkin on her appointment to the Planning Division's Chief Planner. ITEMS FROM STAFF None ITEMS FROM COMMISSION None Chairperson Zemke asked that staff look at canceling the second meeting in November. Commissioner Sim asked what the Council's decision was on the Kaiser appeal. Chief Planner Kalkin noted that the item was continued to allow the applicant to work on their presentation. Commissioner Romero noted that there is more dumping on the Callan property on Juniperro Serra. Chief Planner Kalkin noted that Code Enforcement would take a look at this. ITEMS FROM THE PUBLIC None ADJOURNMENT Motion Prouty I Second Honan to adjourn the meeting. Approved by unanimous voice vote. 10:03 P.M. Susy Kalkin Secretary to the Planning Commission City of South San Francisco William Zemke, Chairperson Planning Commission City of South San Francisco SK/bla S:\M.lV\,vttes\:10-05-0b R"PC.,c;(oc "PClge TofT ATTACHMENT 5 Traffic Advisory Committee Memorandum CITY OF SOUTH SAN FRANCISCO INTEROFFICE MEMORANDUM DATE: November 1, 2006 TO: Mike Lappen, Senior Planner FROM: Sam Bautista, Senior Civil Engineer Traffic Advisory Committee Traffic Files Tracy Scramaglia, Associate Civil Engineer ~ CC: SUBJECT: T AC Item #53-8 - Review of Genentech Master Plan Study Traffic Calming Improvements As requested, the Traffic Advisory Committee (TAC) reviewed the materials provided by Genentech regarding the proposed traffic calming improvements as part of the Genentech Master Plan Study. T AC met in the field on Monday, October 30th to review each site. Several concerns were raised during the field visit. Given the current materials, T AC could not comment on the proposed requirements. T AC is requesting an overall site plan, indicating each location, as well as large scale individual improvement plans. All plans should include a date, as there is some confusion as to old and new designs. However, TAC was able to complete a review of the DNA Way/Forbes Boulevard location. The following is a summary of comments: 1. T AC recommends a cut out for the shuttle stops on DNA Way at the intersection of Forbes Boulevard due to the narrow road width. Striping pull outs on the pavement narrows the road width further and would cause vehicles to go into opposing lanes. 2. TAC does not recommend bike lanes on DNA Way. The road width is too narrow to accommodate a 12 foot travel lane in each direction and a 4 foot bike lane in each direction at several sections along the roadway. 3. T AC recommends a minimum travel width of 12 feet on DNA Way and Forbes Boulevard given the large trucks and high vehicular volume. 4. T AC does not recommend removing the median islands on Forbes Boulevard. However, they could be reduced in conjunction with moving back the sidewalk in order to accommodate bike lanes. Bike lanes can be a minimum of 4 feet. The median island should be a minimum of 4 feet. November 1, 2006 Interoffice Memorandum - Genentech Master Plan Traffic Calming Page 2 of 2 5. T AC does not recommend a crosswalk just west of the westbound shuttle stop on DNA way. There is poor sight distance at this location due to existing vegetation and roadway geometries. T AC recommends that the existing mid-block crosswalk remain and be upgraded to include in-ground lights. Short bulb-outs at this crosswalk are also recommended in order to shorten the distance between sidewalks for pedestrians. However, the design would need to accommodate large trucks. 6. T AC does not recommend street pavers or surface treatments between crosswalks on DNA Way. The Police Department was concerned that this may encourage jaywalking and provide pedestrians with a false sense of security. Pedestrian education should be implemented to notify employees to use the existing crosswalks only. Signage could be erected to direct pedestrians to the crosswalks. The Fire Department representative was not present at the October 30th field visit and therefore, the above comments do not take into account their concerns. TAC requests that a group field visit be conducted to go over the remaining proposed improvements after the new plans are completed. If you have any questions, please contact me at ext. 6651. Thank you. ATTACHMENT 6 Draft Implementation Plan DRAFT February 2007 GENENTEClI MASTEl{ F ACILI1TEs PLAN 2007 ~20 17 The Genentech clUnpus is or!?anized into neighborho d . Genenteeh,s diverse functional TCquimn,ents Th 0 s ~bPrr;,VJde a Sense of scale IUJd suPPOrt as Lower, Mid, UPper & West campUses in Secr es~ ~'''~ Or ClOds are geograPhiCally delined PllUJ sets forth the iIllprovements reqllired b th 10n , 0 the Master PllUJ. This fJnplementation proposed as COnditions of ApprOVal by the h.;:,ro~sed Master PllUJ, IUJd those that have been each neighborhood, but <k>es not inclUde ;~p IT ng o:nmd 1SSlon, and Clty Planning Staff in ~~ ro,ell1ents 1 enlJlied by the !WEIR. in the 1I1MR.P lMPL.E1\1E;NTATION PROGRAM DRAFT February 2007 GENENTECH MASTER FACILITIES PLAN LOWER CAMPUS 2007-2017 IMPLEMENTATION PROGRAM This Implementation Plan sets forth the improvements required by the proposed Master Plan, and proposed as Conditions of Approval by the Planning Commission and City Planning Staff, but does not include improvements identified by the MEIR in the MMRP IMPROVEMENT IMPLEMENTATION TRIGGER Land Use And Structure Complete Bay Trail designation of public parking in Lower Within 3 month following the Campus shoreline lots for evening and weekend use, as effective date of adoption of the required by a proposed Condition of Approval (suggested by Genentech Facilities Ten Year the Planning Commission) Master Plan & enactment of to changes to the zoning ordinance. ~ g Install Bay Trail directional signage from intersection of Within 6 month following the Forbes & Allerton to the Bay Trail access points at terminus effective date of adoption of the R=> of Forbes Blvd., and from intersection of East Grand & Genentech Facilities Ten Year "'C g. Grandview Dr. to the access points at the terminus of Forbes Master Plan & enactment of - Blvd., as required by a proposed Condition of Approval changes to the zoning ordinance. ....' (l 0 (suggested by the Planning Commission) "0 g ell Construct Bay Trail improvements, food concession/public Prior to issuance of the C of 0 for "0 !:o:> restrooms (3000 SF) and open space for public use. A total Bldg. 50 a new laboratory building (l (1) ...... of 0.8 acres Along Forbes Blvd., as required by a proposed in Lower Campus ,g Condition of Approval (suggested by the Planning >-; 0 Commission) -< S (1) Enhance landscaping at the Bay Trail Fishing pier, as In conjunction with issuance of C a en required by a proposed Condition of Approval (suggested by of 0 for redevelopment of the B4 City Planning Staft) building in Lower Campus n Enhance existing cross walk on DNA Way at B3 from type December 31, 2007 ->-; one (stripe only) to type two (controlled) as identified in :;0;'0 en en R=>~ Section 3.1 of the Master Plan !:o:> Add cross walk type one (stripe only) on DNA Way at B5 December 31, 2007 entry in proximity to the shuttle stops as identified in Section 3.1 of the Master Plan Urban Design Add class II Bike lane along Forbes Blvd, by striping a 4' Complete prior to issuance of a C Bike path on both sides of the street from intersection of of 0 for Building 50 (a new Forbes and Allterton to DNA Way, as identified in Section laboratory building in Lower 3.1 & figure 4.6-1 of the Master Plan Campus); subject to City's prior "1:1 completion of all related and (1) 0.. necessary elements (1) OJ> ..... ::I, ~ Enhance landscape and pedestrian connectivity along the Re Prior to issuance of a C of 0 for to Lower Campus central spine from the parking structure to redevelopment of Building 9 in ..... Building 6, as required by a proposed Condition of Approval ~ Lower Campus. "0 (suggested by City Planning Staff) a ~ OJ> Connect the Lower and West Campuses by developing a Complete prior to issuance of a C pedestrian path! service road from the Lower Campus of 0 for redevelopment of West Central Spine to B29 at Allerton as identified in Section 3.4 Campus parcels at 301 East Grand of the Master Plan and 342 Allerton. tI:ln Create Campus entry at Forbes Boulevard and DNA Way, Prior to issuance of a C of 0 for a S including public art ($1.00/Sf of net new development) as redevelopment of B4 ::I. "0 identified in Section 3,2 of the Master Plan &IJ g Transportation And Parking Enhance street lighting along DNA Way (on both sides of Complete installation prior to the street) from terminus of Forbes to Point San Bruno. issuance of C of 0 for B4 Light fixtures to be consistent with campus lighting, as redevelopment. Street light fixture required by a proposed Condition of Approval (suggested by types and their schedule of City Engineering Staff). installment shall be approved by the City of SSF Engineering Department prior to installation Remove on-street parking, install shuttle shelters (up to 2), Complete with installation of & enhance landscaping along DNA Way from terminus of shuttle stops and shelters Forbes to Point San Bruno as identified in Section 3.1 ofthe Master Plan, and required by a Condition of Approval (suggested by the Planning Commission) Replace existing shuttle shelter at terminus of Forbes Blvd Complete prior to issuance of a C as identified in Section 3.1 and figure 4.2-3 of the Master Plan of 0 for Building 50 DRAFT February 2007 GENENTECH MASTER FACILITIES PLAN MID CAMPUS 2007-2017 IMPLEMENTATION PROGRAM This Implementation Plan sets forth the improvements required by the proposed Master Plan, and proposed as Conditions of Approval by the Planning Commission and City Planning Staff, but does not include improvements identified by the MEIR in the MMRP, IMPROVEMENT IMPLEMENT A TION TRIGGER Land Use And Structure t::J::j Complete Bay Trail Phase II improvements, as !:>' '< required by a proposed Condition of Approval Complete by March 2007 >---3 ""l (suggested by the Planning commission) !:>' ...... - Urban Design ~"'d Create secondary pedestrian connection from Prior to issuance of C of 0 for B 16 !:>' (1l Upper Campus to the Mid and South Campuses as (the fIrst new research building on _0- ~~ identified in section 3.4 of the Master Plan Mid Campus) !:>' ::I. ~ ~ Transportation And Parking Install shuttle shelters (up to 2) as identifIed in Complete prior to issuance of C of 0 Section 3.1 and fIgure 4.2-3 of the Master Plan for B 16 (the fIrst new research IZl building on Mid Campus) ...... ""l (1l Enhance street lighting on both sides of San Bruno Lighting installation shall be complete $:a. - Blvd. to be consistent with campus site light prior to issuance of a C of 0 for B 16 ,g fIxtures, as required by a proposed Condition of (the fIrst new research building on ""l 0 Approval (suggested by City Planning Staff) Mid Campus). Street light fIxture -< S types and schedule of installment a shall be approved by the City of SSF Engineering Department pnor to installation DRAFT February 2007 GENENTECH MASTER FACILITIES PLAN UPPER CAMPUS 2007-2017 IMPLEMENTATION PROGRAM This Implementation Plan sets forth the improvements required by the proposed Master Plan, and proposed as Conditions of Approval by the Planning Commission and City Planning Staff, but does not include improvements identified by the MEIR in the MMRP IMPROVEMENT IMPLEMENT A TION TRIGGER Land Use And Structure Add type-one (striping only) cross walk on Grand Prior to issuance of a C of 0 for B31 (a n View Dr. at B31 (one location), as identified in CI)'"'l new office building on Upper Campus) ..... 0 section 3.1 of the Master Plan 0.."" ('t) "" ~ ~ p:> e. Add type-two (controlled) cross walk at B2l/Hilltop ......~ 12"" Ro Parking lot (one location), as identified in section 3.1 December 31, 2007 of the Master Plan Urban Design Add sidewalk on north side of Grandview Dr. from B2 to B39 to enhance Upper Campus pedestrian December 31, 2007 connectivity, as identified in Section 3.4 of the Master Plan Connect Upper Campus to West Campus by Completion prior to issuance of a C of completing the sidewalk on Grandview Dr. from B39 o for redevelopment of Building 27 to Cabot Road (north side of the street), as identified in section 3.4 of the Master Plan Transportation And Parking Enhance street lighting along Grandview Dr. from Lighting installation shall be complete intersection of Point San Bruno to the traffic light at prior to issuance of a C of 0 for B31 (a B31 (both sides of the street) to be consistent with new office building on Upper campus site light fixtures, as required by a proposed Campus). Street light fixture type, and Condition of Approval (suggested by City Planning schedule of installment, shall be Staff) approved by the City of SSF Engineering Department pnor to installation. Enhance street lighting along Grandview Dr. from the Lighting installation shall be complete traffic light at B31 to Cabot Road (both sides of the prior to issuance of a C of 0 for any street) to be consistent with campus site light fixtures, new Upper Campus development at as required by a proposed Condition of Approval Hill Top parcel exceeding 350,000 SF. (suggested by City Planning Staff) Street light fixture type, and schedule of installment, shall be approved by the City of SSF Engineering Department prior to installation. Remove on-street parking and install shuttle shelter on With installation of the shuttle shelter Grandview Dr. at B24 (one location), and enhance at B24. landscaping along south side of the street as identified in Section 3.1 and figure 4.2-3 of the Master Plan, and as required by a proposed Condition of Approval (suggested by the Planning Commission) Remove on-street parking and install shuttle shelter on With installation of the shuttle shelter Grandview Dr. at B21 (one location), and enhance at B21. landscaping along Grandview Drive as identified in Section 3.1 and figure 4.2-3 of the Master Plan, and as required by a proposed Condition of Approval (suggested by the Planning Commission) DRAFT February 2007 GENENTECH MASTER FACILITIES PLAN WEST CAMPUS 2007-2017 IMPLEMENTATION PROGRAM This Implementation Plan sets forth the improvements required by the proposed Master Plan, and proposed as Conditions of Approval by the Planning Commission and City Planning Staff, but does not include improvements identified by the MEIR in the MMRP. IMPROVEMENT IMPLEMENT A TION TRIGGER Land Use And Structure .. Add sidewalk along south side of Allerton at new Prior to issuance of a C of 0 for the GNE Childcare Facility at 444 Allerton, as identified new Childcare Facility in Section 3.4 of the Master Plan Add sidewalk along south side of Allerton at B29 Prior to issuance of a C of 0 for the from new childcare facility to Cabot Road, as new Childcare Facility identified in Section 3.4 of the Master Plan Install a new type-one cross walk at intersection of Prior to issuance of a C of 0 for the Allerton & Cabot Road (south side of intersection), as West Campus Parking Structure identified in Section 3.1 of the Master Plan Add sidewalk along south side of Cabot Rd. from With the installation of the shuttle intersection of Allerton to intersection of Grandview shelters on Cabot road Drive, as identified in Section 3.1 of the Master Plan Urban Design Construct a Campus entry at East Grand A venue and The Campus Entry shall be completed trJC1 Grandview Dr., including public art ($l.OO/Sf of net prior to issuance of a C of 0 for the a S new development) as identified in Section 3.2 of the West Campus third office building ::!."'O ~ ~ Master Plan (located at the corner of East Grand and Grandview Dr). Transportation and Parking Install shuttle shelters (up to 2) on Grandview Dr. at Shall be completed prior to issuance of West Campus & enhance landscaping along south side C of 0 for first new office building on of the street, as identified in Section 3.1 and figure West Campus (Bldg 61) 4.2-3 of the Master Plan CI:l ::r 0 Install shuttle shelters (up to 2) on Cabot Road, as Install prior to issuance of C of 0 for 0 ....... >-< identified in Section 3.1 and figure 4.2-3 of the first new office building on West .g ..... Master Plan Campus (Bldg 61) 0 ~ Enhance street lighting along Grandview Dr. from Installation to be completed prior to S Cabot Road to East Grand Ave. on both sides of the issuance of C of 0 for the first West g street. Light fixtures to be consistent with campus site Campus office building (Bldg 61). ....... <n light fixtures as required by a proposed Condition of Street light fixture types and schedule Approval (suggested by City Planning Staff) of installment shall be approved by the City Engineering Department prior to installation t:l:I Add class II bike lane along Allerton A venue by Complete prior to issuance of a C of 0 ....' striping a 4' Bike path on both sides of the street as for Building 50 (new laboratory "" 0 identified in Section 3.1 and figure 4.6-1 of the Master building in Lower Campus); Subject to '0 ~ Plan City's prior completion of all related ::r <n and necessary elements ATTACHMENT 7 Draft Text Amendments to SSFMC Chapters 20.39 and 20.40 Chapter 20.39 RESEARCH AND DEVELOPMENT OVERLAY DISTRICT REGULATIONS Sections: 20.39,010 20.39.020 20.39.030 20.39.040 20.39.050 20.39.060 20.39.070 20.39.080 Short title. Purpose. Definitions. Overlay district designation. Development standards and requirements. Permit review. Effect of pre-existing approvals. Annual Report, 20.39.010 Short title. This chapter may be referred to as the R and D Overlay District Regulations. This district may be referred to as the Rand D Overlay District (Ord. 1162 ~ 1 (part), 1995) 20.39.020 Purpose. This chapter establishes the Research and Development Overlay District (R and D Overlay District), prescribes regulations for reclassifying properties to and from this district and establishes development standards and requirements within the district. The R and D Overlay District is intended to enhance planning and design principles for research and development facilities. In addition to the general provisions described in Chapter 20.04 and the purposes of the underlying zoning district, the specific purposes of the Rand D Overlay District include the following: (a) To create a framework defining a facility-wide architectural character, a system of open space elements and a pedestrian and vehicular circulation plan linking buildings and uses together in a flexible, logical and orderly manner for each Rand D Overlay District; (b) To increase the flexibility of the city's land use regulations and the speed of its review procedures to reflect the quickly changing needs of research and development focused corporations; (c) To establish facility-wide design guidelines and development standards to produce an attractive, coherent and efficient environment; (d) To establish facility-wide development capacities consistent with the city's general plan, including any area plans, existing conditions, and growth and development projections submitted as part of a reclassification for a particular property; ( e) To establish procedures to define a baseline of existing conditions for each lot to be reclassified to an R and D Overlay District with regard to those items and obligations identified in Section 20.39.040(b)(3) at the time the lot is reclassified so that the city may use this data to reestablish the baseline in the event that the lot is removed from the Rand D Overlay District classification. (Ord. 1162 ~ 1 (part), 1995) 20.39,030 Definitions. The following definitions shall be supplementary to those contained in Chapter 0"_ ")")")()7()O 20.06 of this code: (a) "Facility" means all lots of record and their structures owned or leased by a single entity and engaged in research and development and associated activities, which are reclassified such that the uniform regulations and requirements covered by the R and D Overlay District apply. (b) "Facility master plan" means a long-range plan which provides guidance for the growth and development of a public or private facility. (Ord. 1162 ~ 1 (part), 1995) 20.39.040 Overlay district designation. (a) Application. Rand D Overlay Districts are established consisting of all lands so reclassified on the Zoning Map of the city. All regulations, development standards and requirements shall be those set forth in the underlying zoning district, and other rules and regulations of this code, except as provided by this chapter. (b) Reclassification. Reclassification to and! or removal of lots from an Rand D Overlay District may be considered pursuant to the provisions of Chapter 20.87 and the following: (1) Minimum Area. Reclassification to the Rand D Overlay District may be considered only for one or more lot(s) totaling twenty acres or more. (2) Required Signatures. The petition for reclassification to or removal from the R and D Overlay District must be signed by the sponsor of the facility master plan and the property owner(s). (3) Documentation of Existing Conditions. Applications for reclassification to an Rand D Overlay District shall be accompanied by documentation that establishes the condition of each individual lot to be reclassified. The documentation shall include, but is not limited to: (A) Lot area; (B) Building height; (C) Building setbacks; (D) Building floor area; (F) Landscaping area; (G) Parking spaces; (H) Off-street loading areas and their dimensions; (I) Land uses; and (1) Conditions in any preexisting discretionary permits or approvals issued for such lot by the city that would be superseded by the reclassification. All the information shall be provided in a form acceptable to the city's chief planner. The chief planner may waive the submittal of certain information does not relate to the standards to be modified in the particular reclassification. ( 4) Facility Master Plan. (A) Application Requirements. Applications for reclassification to an Rand D Overlay District shall be accompanied by a facility master plan. (B) Procedure for the Review of the Facility Master Plan. Facility master plans shall be reviewed by the planning commission to determine: (i) That sufficient roadway, intersection and infrastructure capacity exists to accommodate facility development proposed by such facility master plan; 0+_ ,},},}()'7()O (ii) That any proposed modifications to the standards and regulations of the underlying zoning proposed by an reclassification to the Rand D Overlay District are supported by information contained in the facility master plan or other documents; and (iii) As part of its review, the panning commission must find that the facility master plan is consistent with the city's general plan and any application area plan, and fulfills the purposes of the Rand D Overlay District as set forth in Section 20.39.020. (C) Use of the Facility Master Plan. If, after review of the facility master plan, the planning commission has made the determinations in subsection (b)( 4)(B) of this section, the city may establish facility wide development standards. Such facility- wide development standards shall be incorporated in the reclassification of the facility to an Rand D Overlay District. (D) Contents. The facility master plan shall include, but is not limited to, the following components: (i.) A description of the facility including the physical setting and the proposed activities; (ii) Growth and development projections with estimates of the facility's building areas, employment, vehicular trip generation, public infrastructure and utility needs; (iii) Transportation and parking programs to support any facility-wide parking standards; (iv) Design Guidelines. Design guidelines shall be prepared and submitted to the city both as part of the facility master plan and for use by the city to evaluate facility development proposals. The guidelines shall promote quality design of the facility's buildings and grounds, promote a functional, safe and attractive environment and preserve and enhance the valuable natural and historic character of each facility. The design guidelines shall contain, but are not limited to, the following components: a. An inventory of the existing physical setting of the facility's site including: site access and entries, landforms, adjoining properties, views to and from the facility, micro-climates, vegetation, historical structures and other unique physical features and visual landmarks, b. A conceptual framework and overarching goals for the facility and sub- facility designs. These should include the establishment of guidelines for creating senses of entry into a facility and orientation within the facility in response to the components of the site inventory, c. Plans, standards and character statements of the facility's circulation systems for pedestrians and vehicles, d. Plans, standards and character statements for a hierarchical system of open spaces, activity nodes and interconnections, e. Guidelines for site planning, including guiding principles for the location and massing of buildings, opens spaces with special consideration of the relationships to the architectural context of building sites, local micro-climates (wind) and useable outdoor spaces within building sites, f. Guidelines for the architectural character of structures, walls, signage, utilities and other components of the built environment, g. Guidelines for the landscaping of the facility including plant pallets, street furniture, lighting standards and street tree planting programs, 0-1'_ ')')'){)7{)O h. Guidelines for the location and design of parking and loading facilities. (v.) Implementation Plan. A program that lists the appropriate phasing of development, construction of public open space, parking, pedestrian and bikeway improvements, and infrastructure improvements under the Master Plan. The Implementation Plan is important to ensure the adequacy of services and facilities to meet increased demand created by new development. (5) Removal from a District. (A) If a lot no longer qualifies to be included in the Rand D Overlay District under the requirements contained in this Chapter, from and after the time that such lot no longer so qualifies, any new use, construction or demolition on that lot shall conform with the provisions of the underlying zoning district and related provisions of the Code as they existed at the time of the initial reclassification of that lot to be included in the Rand D Overlay District. However, any use or structure that is existing or under construction at the time that a lot no longer qualifies to be included within the District shall be considered a nonconforming use or structure, such that the lawful existing uses of those buildings or structures at the time of removal may be continued, although such uses do not conform to the underlying regulations specified for the district in which such buildings or structures are located, so long as continued use is not hazardous or dangerous to public health or safety, and, in the event of damage or destruction, such structures and uses may be reconstructed and restored to the same extent that they existed before the damage or destruction, provided that there may be no expansion of the non- conformity with the applicable Code sections beyond that which existed prior to the damage or destruction. (B) Any property removed from a facility master plan may be removed from its Rand D Overlay District upon receipt of a petition from the sponsor of the facility master plan and the property owner(s). Any such petition shall be processed in accordance with Chapter 20.87. (6) Reclassification Ordinance. The ordinance reclassifying a property to the Rand D Overlay District shall also create a chapter of this title establishing a statement of purpose of the district and listing any revised zoning standards and regulations applicable to a reclassified facility. These revised standards may include: (i) Changes from the standards of the underlying zoning district regulations; and (ii) Maximum facility development capacities, including total floor area, employee count, average daily traffic generation or peak hour traffic volumes and utility usages. (c) Design Guidelines. (1) The facility design guidelines are subject to the review and approval of the planning commission. The planning commission may approve the facility design guidelines if it finds that such guidelines are consistent with the applicable reclassification ordinances for purposes of this chapter (as set forth in Section 20.39.020) and the criteria set forth at Section 20.39.040(b)(4)(D). (2) The city shall use these facility design guidelines to evaluate projects within the applicable R and D Overlay District. The facility design guidelines shall supersede any other design guidelines of more general application that have been or may be adopted by planning commission resolution that would otherwise apply to the 0-1'_ ,),),)fI'7f10 reclassified properties. The facility design guidelines shall not supersede any design guidelines contained in the general plan or any applicable area plan. (Ord. 1162 S 1 (part), 1995) 20.39.050 Development standards and requirements. Except as follows, whenever a structure is enlarged or newly constructed or a new use is inaugurated in a structure, it shall comply with the development standards and requirements set forth in the underlying zoning district, and conditions of any prior city approvals. (a) Changes to Standards and Regulations. The city council may approve changes from the underlying zoning district's standards and requirements for each Rand D Overlay District. Any such changes shall be set forth in a chapter of this zoning ordinance. (b) Facility-Wide Compliance. The ordinance adopting such changes may identify certain standards that may be met for a facility in its entirety rather than on a lot- by-lot basis. When standards and/or regulations are to be satisfied on a facility-wide basis, it shall be the responsibility of the property owner or facility operator to maintain tables demonstrating how the facility complies with the facility-wide standards, and how each individual lot contributes to such compliance. Said tables shall be in a form acceptable to the chief planner and shall be submitted for review and approval by the planning commission each time a project is submitted for its discretionary approval or at least once a year as part of the annual report discussed in Section 20.39.080 below. (c) Standards and Requirements That May be Changed. Development standards and requirements of the underlying zoning district including, but not limited to, building setbacks, lot coverage and floor area ratios may be amended for the properties to be reclassified. (1) Off-Street Parking Requirements. Off-street parking and loading requirements may be established based on a parking demand study, consistent with general plan and any applicable area plan policies. (2) Floor Area Ratio. The maximum floor area ratio (FAR) may be exceeded, consistent with general plan and any applicable area plan policies. (Ord. 1162 S 1 (part), 1995) 20.39.060 Permit review. Amend rcgulati6ns to add ne~~' huildings 6f less than 50,000 square feet and increase the siz-c of huilding additions to less than 50,000 suhject to administreth-e revic~}: Amend regulations to add huildings of 50,000 to 100,000 square fcct and incrcasc the siz-c of building additions to 50,000 to 100,000 square fcct subject to the issuance of a minor use permit. Steve and Brian: The Planning Division prefers to retain the existing review procedures. Genentech proposed similar changes in 1999. They changes were not accepted by the Planning Commission or the City Council. Development review of projects within Rand D Overlay Districts shall be in accordance with all provisions of this title. (a) Design Review Procedure. The following procedures shall apply to design review for projects subject to subsections (b) and (c) of this section. Except where of'_ ')')')()7(\O the chief planner finds that a proposed project does not require design review, the procedures contained in Chapter 20.85 are not limited or changed by this chapter. The standards and guidelines to be used during the design review procedure for R and D Overlay District projects are: (1) Those contained in the general plan and any applicable area plan; and (2) Those contained in any relevant planning commission resolution, except where superseding facility design guidelines have been adopted pursuant to Section 20.39.040(c). (b) Administrative Review. The following projects are not subject to discretionary review under this title except those projects determined by the chief planner to have a significant adverse environmental impact or which are not consistent with the Facility Master Plan, design guidelines or the purposes of the Rand D Overlay District. The chief planner's decision to approve or disapprove a project under this subsection may be appealed to the planning commission pursuant to Chapter 20.90. (I) Ne':i buildings lcss than fifty thousand squarc fcct in arca or additions to existing buildings of less than fifty thousand square fcet in area Projccts requiring a minor use pcrmit are subject to design rcview in accordance with the provisions of Chaptcr 20.85. (1) Additions to existing buildings where only one such addition to such building occurs within a twelve-month period, and where the addition is limited to the lesser of: (a) ten thousand square feet in area; or (b) twenty percent of the existing gross floor area of the building, measured as of the date the specific project application is submitted; (2) Accessory structures and above grade utility systems equal to or less than five hundred square feet in area; (3) Interior building modifications which involve changing the use of less than thirty percent of a building's gross floor area; (4) Changes in the use of existing buildings where both the prior and proposed use are defined in the underlying zoning district as permitted uses; (5) Minor site improvements, including, but not limited to: landscape amenities, small at-grade open parking lots of less than fifty parking spaces and minor above grade utility systems to service existing buildings. Minor site improvements under this section shall also be subject to the square footage limitations contained in subsection (b)(1) of this section; and (6) Replacement, relocation or reconstruction of parking lots or spaces which does not result in a parking capacity increase. (c) Minor Use Permits. The following projects are subject to the review and approval of a minor use permit by the city's chief planer. The chief planner may approve, approve with conditions or deny approval of such projects. (1) Procedure. The chief planner's review of minor use permits shall comply with the procedures established in Chapter 20.81. (2) Appeal. The chief planer's actions may be appealed to the planning commission by direction of the planning commission or pursuant to procedures set forth in Chapter 20.90. (3). Project Subject to Minor Use Permits. (A) New buildings bet'vVcen fifty thousand and one hundred thousand squarc feet and addition(s) to an existing building where the addition is limited to bet\veen fifty of'_ ')')')(\7(\0 thousand and one hundrcd thousand square feet in arca (A) Addition(s) to an existing building where only one such addition to such building occurs within a twelve-month period, and where the addition is limited to between ten thousand and thirty thousand square feet (but not to exceed thirty percent of the existing gross floor area of the building, measured as of the date the specific project application is submitted). In the event that the total of such additions exceeds thirty percent of the floor area existing at the time of the first request for expansion, the chief planner shall notify the Planning Commission of the project approval within four days of the approval. (B) Accessory structures and above grade utility systems of between five hundred one and five thousand feet. (C) Small, at-grade parking lots of fifty-one to one hundred fifty parking spaces. (D) Temporary uses, such as trailers, parking facilities, storage of construction materials. (4) Required Findings. The chief planner's decision to issue a minor use permit shall be based on all of the following findings: (A) The proposed use will not be adverse to the public health, safety or general welfare of the community, nor be detrimental to surrounding properties or improvements. (B) The use is consistent with the city's general plan and any applicable area plan. (C) The proposed use complies with all applicable standards and requirements of this title. (D) The use complies with the Rand D Overlay District's facility design guidelines (Ord. 1217 SS 1,2, 1998; Ord. 1162 S 1 (part), 1995) 20.39.070 Effect of per-existing approvals. Notwithstanding any other provisions of this chapter, all pre-existing zoning requirements and conditions of approval for any building or use within a facility master plan area shall continue in effect except where modified by the reclassification ordinance or facility design guidelines adopted hereunder. (Ord. 1162 S 1 (part), 1995) 20.39.080 Annual report. (a) Upon approval of a reclassification ordinance, the sponsor of the applicable facility master plan shall thereafter submit an annual status report ("annual report") for review by the planning commission. The annual report shall include, as appropriate, the status of facility-wide improvements, progress in completing the required tasks and benchmarks described in the Implementation Plan, anticipated new construction or renovation projects, an update on transportation (TDM Program) and parking needs, an update on vendor (employee amenity) activities on the Genentech campus, an update on the security program, projected changes in the facility usage and requirements, advance notice of any proposed changes to the facility-wide development standards or design guidelines, and notice of any changes that have been made to the facility master plan since the most recent annual report. (Ord. 1162 S 1 (part), 1995) (b) Upon approval of a reclassification ordinance, the sponsor of the applicable of'_ ')')')(\7(\0 Facility Master Plan shall submit an annual Transportation Demand Management summary report ("TDM report") for review by the planning commission. The TDM report shall include documentation of the effectiveness of achieving the goal of the alternative mode usage and trip reduction by facility employees." Chapter 20.40 GENENTECH RESEARCH AND DEVELOPMENT OVERLAY DISTRICT Sections: 20.40.010 20.40.020 20.40.030 20.40.040 20.40.050 20.40.060 20.40.070 20.40.080 20.40.090 20.40.100 Short title. Purpose. Definitions. Overlay district designation. Permit review. Design review. Development standards and requirements Annual development review. Transportation system management. Fees. 20.40.010 Short title. This chapter may be referred to as the Genentech Rand D Overlay District Regulations. This district may be referred to as the Genentech Rand D Overlay District. (Ord. 1163 S 2 (part), 1995) 20.40.020 Purpose. This chapter establishes the Genentech Research and Development Overlay District (Genentech Rand D Overlay District) and prescribes planning and design principles for facility-wide development in accordance with the Genentech facility master plan as defined in Section 20.40.030. In addition to the general provisions described in Sections 20.40.030 and 20.39.020, the specific purposes of the Genentech Rand D Overlay District are as follows: (a) To establish a facility-wide architectural character, a system of open space elements and a pedestrian and vehicular circulation plan linking buildings and uses together in flexible, logical and orderly manner for the Genentech facility; (b) To increase the flexibility of the city's land use regulations and the speed of its review procedures to reflect the quickly changing needs of a research and development focused corporation; (c) To establish facility-wide development standards and design guidelines consistent with the city's general plan and the East of 101 Area plan; (d) To define a baseline of existing conditions for each lot reclassified to the Genentech Rand D Overlay District. (Ord. 1163 S 2 (part), 1995) 20.40.030 Definitions As used in this chapter: of'_ ')')')(\7(\0 "Genentech facility" means all lots of record and their structures owned or leased by Genentech and reclassified such that the uniform regulations and requirements covered by the Genentech Rand D Overlay District apply. "Genentcch facility master plan" "Genentech Facility Ten Year Plan, Master Plan" means the long-range plan for guidance for the growth and development of the Genentech facility which was submitted to and reviewed by the Planning Commission and city council in accordance with Section 20.39.040(b)(4) as part of the application for reclassification of the Genentech properties to the Genentech RanD Overlay District. (Ord. 1163 S 2 (part), 1995) 20.40.040 Overlay district designation. (a) Application. The Genentech Rand D Overlay District is established consisting of all lands so reclassified on the Zoning Map of the city to P-I/GR & D. (b) Reclassification. Additional reclassification to and/or removal of lots from the Genentech Rand D Overlay District may be considered pursuant to the provisions of Chapters 20.39 and 20.87. (Ord. 1163 S 2 (part), 1995) 20.40.050 Permit review. Development review of projects within the Genentech Rand D Overlay District shall be in accordance with all applicable provisions of this title, including Chapter 20.39. (Ord. 1163 S 2 (part), 1995) 20.40.060 Design review. Design review of projects within the Genentech Rand D Overlay District shall be in accordance with the provisions of this title, including Chapter 20.39 and any facility design guidelines adopted by the planning commission pursuant to Chapter 20.39.040(c). (Ord. 1163 S 2 (part), 1995) 20.40.070 Development standards and requirements. Amend regulations to modify off-street parking requirements and growth and development projections and add new development standards for facility-wide open space, public parking spaces and locations, pedestrian connections, shuttle standards, and signs. Development standards and requirements are established in accordance with Chapter 20.39. Projects shall comply with the development standards and requirements set forth in the underlying zoning district, and conditions of prior city approvals as provided in Chapter 20.39, except for the following: (a) Application of Development Standards and Requirements. Development standards to be applied on a facility-wide basis to the Genentech R and D Overlay District include the following: (1) Lot coverage; (2) Floor area ratio; (3) Off-street parking and loading requirements; (4) Building height; (5) Landscape buffering; of'_ ')')')(\7(\0 (6) Growth and development projections; (7) Facility-wide open space standards; (8) Public parking spaces and locations; (9) Pedestrian connection standards; and (10) Shuttle stop standards. (b) Lot Coverage. The maximum lot coverage is established as sixty percent of the total area of the lots within the Genentech Rand D Overlay District. (c) Floor Area Ratio. The maximum floor area ratio (FAR) is established as 1.0 of the total area of the lots within the Genentech Rand D Overlay District. (d) Off-Street Parking Requirements. Off-street parking requirements are established within the Genentech Rand D Overlay District at a rate of 1.8 parking spaces per one thousand square feet of gross floor area for all buildings. For short term parking operations in construction areas for up to n\'o years, a .095 factor could be applied to the 1.8 ratio. The city shall review these ratios every five years to determine whether they continue to adequately reflect parking needs at the Genentech facility. ( e) Off-Street Loading Requirements. Off-street loading requirements are established at a rate of one loading space per one hundred thousand square feet of gross floor area for all buildings within the Genentech Rand D Overlay District. (f) Building Height. The maximum building height is established at one hundred fifty feet above the average finished grade as measured on the perimeter of the subject building within the Genentech Rand D Overlay District. The maximum building height shall also be restricted to maximum limits permissible under Federal Aviation Regulations Part 77. (g) Parking Lot Landscape Buffering. A landscaped parking lot buffer strip not less than six feet wide shall be required only for properties within the Genentech R and D Overlay District that are located along a public street frontage or adjacent to properties not within the Genentech Rand D Overlay District. (h) Growth and Development Projections. (h) Growth and Development Projections. The campus encompasses 163 acres. Consistent with the projections analyzed in the Master Environmental Impact Report for Genentech Corporate Facilities Research and Development Overlay District Expansion and Master Plan Update, as follows: Existing Genentech New Genentech R&D Net Increase (sf) R&D Overlay Overlay District (sf) District (sf) Land Area (acres) l24 160 36 Office 1,008,80l 2,629,395 l,620,594 Laboratorv 970,173 2,002,482 1,032,309 Manufacturing 779,892 l,04l,668 26l,776 Amenitv 69,500 322,000 252,000 Total Building Area 2,828,366 5,995,545 3,l67,l79 Source: Table 3-1, Master Environmental Impact Report for Genentech Corporate Facilities Research and Development Overlay District Expansion and Master Plan Update The Genentech campus encompasses 160 acres. The Genentech campus properties are of'_ ')')')(\7(\0 organized into sub-area neighborboods: Lower Campus, Mid Campus, Upper Campus, and West Campus. The following table provides and overview of the land uses and new construction by neighborhood. Neighborhood Office Lab Manufacturing Amenities Total Lower 6l,994 639,l08 -l4,613 56,000 742,489 Campus Total West Campus 780,000 200,000 399,l59 l07,000 1,486,l59 Total Mid Campus -25,900 344,50l 0 95,000 413,60l Total Upper 804,500 -l5l,300 122,770 -5,500 524,930 Campus Total Total 1,620,594 l,032,309 261,776 252,500 3,167,179 Source: Table 3-2, Master Environmental Impact Report for Genentech Corporate Facilities All future development on the Genentech Facility shall be consistent with the General Plan development standards, floor area ratio, in the Business and Technology Park land useclassification, the East of 1 0 1 Area Plan Design Element, and the growth and development projections analyzed in General Plan Environmental Impact Report. Any greater level of development would require, at a minimum, additional area-wide environmental review, an amendment to the General Plan, and an amendment to the zoning ordinance. (i) Handicap Parking Requirement. Handicap parking requirements consistent with the California Accessibility Regulation and the Federal "Americans with Disabilities Act" (ADA) standards, must be incorporated as a facility-wide standard. CD Wheel Stops. The requirement to install wheel stops set forth in Section 20.74.110(b) shall not apply in the Genentech Research and Development Overlay District. (Ord. 1291 S 1 Exh. B, 2001; Ord. 1217 SS 4, 5, 1998; Ord. 1163 S 2 (part), 1995) (k) Facility-Wide Open Space Standards. The facility-wide open space standards are those established by the 2006 Genentech Facilities Ten-Year Master Plan Update, Section 3.6 "Open Space." (1) Public Parking Spaces and Locations. The public parking spaces and locations standards are established by the 2006 Genentech Facilities Ten-Year Master Plan Update, Chapter 4, "Transportation and Parking." (m) Pedestrian Connection Standards. The pedestrian connection standards are established by the 2006 Genentech Facilities Ten-Year Master Plan Update, Section 3.4, "Pedestrian Connections." (n) Shuttle Stop Standards. The shuttle stop standards are established by the 2006 Genentech Facilities Ten-Year Master Plan Update, Section 3.1, "Shuttle Stops." 20.40.080 Annual development review. Development activity shall be reviewed at least once a year by the planning commission. Genentech shall submit an annual report as provided by Section 20.39.080. (Ord. 1163 S 2 (part), 1995) 20.40.090 Transportation demand management. of'_ ')')')(\7(\0 Genentech shall continue to comply with the city transportation demand management (TDM) ordinance, Chapter 18.04 of this code, and any revisions thereto, and will provide an annual report on the effectiveness of achieving the goal of alternative mode usage and compliance with the TDM ordinance as part of the annual TDM report provided for in Section 20.39.080 (b). (Ord. 1163 S 2 (part), 1995) 20.40.100 Fees. (a) Contributions to the Oyster Point Interchange. Genentech shall continue to contribute to the Oyster Point Interchange, in accordance with the existing requirements of the Oyster Point Contribution Formula, established by Resolution 71-84. These requirements shall apply to all discretionary land use approvals, including minor use permits and use permits issued pursuant to Chapter 20.39, and approvals pursuant to administrative review under Section 20.39.060(b) where additional vehicle trips will be generated. (b) Contributions to the Capital Improvement Program. Genentech shall continue to contribute its fair share toward the costs of capital improvement projects that support Genentech's development activity, in accordance with the financing policies established in the East of 101 Area Plan. (Ord. 1163 S 2 (part), 1995) (c) East of 101 Traffic Fee. Genentech shall contribute to East of 101 traffic improvements in accordance with the existing requirements of the East of 101 Traffic Fee contribution formula established by Resolution _-_' This requirement shall apply to all discretionary land use approvals, including administrative approvals, minor use permits and use permits issues pursuant to Section 20.39.060. (d) East of 101 Sewer Fee. Genentech shall contribute to East of 101 sewer improvements in accordance with the existing requirements of the East of 101 Sewer Fee contribution formula established by Resolution _- _' This requirement shall apply to all discretionary land use approvals, including administrative approvals, minor use permits and use permits issues pursuant to Section 20.39.060. (e) Childcare Fee. Genentech shall contribute to childcare in accordance with the existing requirements of the Childcare Fee contribution formula established by Resolution Such contributions may be in the form of childcare facility construction, fees, or a combination of both facility construction and fees, consistent with Section 20.115.060. Specifically, the entire amount spent by Genentech for planning, development, construction, and outfitting a childcare center will be credited against this fee. Further, Genentech will receive additional credit toward this fee if the childcare center it constructs has a capacity that is greater than the expected number of children that will use it. (The City has not agreed to this approach. The approach should be consistent with the wording in the Ordinance and should mirror the credit we have given to other projects - generally the student capacity - Mike Lappen) This requirement shall apply to all discretionary land use approvals, including administrative approvals minor use permits and use permits issues pursuant to Section 20.39.060. (f) Oyster Point Fee should be included. (g) Genentech shall contribute its fair share toward the costs of capital improvement projects that support Genentech's and East of lOl Area development activity, in accordance with the financing policies established in the South San Francisco General Plan, all amendments to the general plan, and future infrastructure fee studies. of'_ ')')')(\7(\0 Genentech Facilities Ten-Year Master Plan South San Francisco Draft January 2007 (Updated from November 2005) DYETT & BHATIA Urban and Regional Planners with assistance from AEI Fehr 8: Peers Mintier 8: Associates MPA Design Nelson\Nygaard r.y.un/ess Wilsey Ham TABLE OF CONTENTS Executive Summary.... ... ...... ..... .......... .... ........ ......... ..... 1 1 Introduction........................................................................................ 3 1.1 Scope and Purpose.......................................................................3 Project Background 3 1.2 location and Context ....... .......... ............. ......... .................. ..... ......4 Regional Location 4 Project Location and Planning Area 4 Development Context 6 1.3 Plan Organization and Relationship to Other Documents ..........................6 Plan Organization 6 Relationship to Other Documents 7 1.4 Plan Implementation ............ ........ ......... ........................... ....... .....8 Monitoring and Reporting 8 Subsequent Project Review Process 8 2 Land Use and Structure ................................................. 9 2.1 Campus Structure ...................................................................... 10 Neighborhoods 10 Campus Connectivity 12 2.2 Existing land Use and Development................................................. 14 Planning Area and R8:D Overlay 14 Genentech-Owned Properties Outside the Planning Area 14 Existing Development and Opportunity Sites 14 Genentech FacilitiesTen-Year Master Planl i ii I Genentech Facilities Ten-Year Master Plan 2.3 Land Use Development Program .....................................................18 Development Projections 18 Growth Strategy and Development Intensities 18 2.4 Neighborhood Character and Use.................................................... 22 Lower Campus 22 Mid Campus 24 Upper Campus 26 West Campus 28 3 Urban Design .. .. .. . .... . . ..... .. ... ... .... . .. ..... . ...... . . .. .. . . ....... 31 3.1 Streets................................................................................... 32 Street Network 32 Streetscape and Character 34 Shuttle Stops 37 Crosswalks 38 3.2 Campus Entries......................................................................... 40 3.3 Security and Public Access............................................................ 41 3.4 Pedestrian Connections. ................ ...................... ............ ............42 Primary Walkways 42 Secondary Walkways 44 3.5 Views..................................................................................... 46 3.6 Open Space.................................................... .......................... 48 Open Space Network 48 Public Open Space 50 Passive and Connective Open Space 51 Neighborhood-Oriented Open Space 51 Landscape Design 51 3.7 Central Spines........................................................................... 52 3.8 Building Orientation, Massing and Scale ............................................ 54 Orientation and Relationship to Street 54 Articulation 54 Building Scale and Setbacks 54 VVind 56 Seasonal Variability 56 3.9 Sustainable Design..................................................................... 57 4 Transportation and Parking ........................................... 59 4.1 Automobile Circulation................................................................ 62 Regional Access 62 Local Street System 62 Implementation of Street Improvements 62 4.2 Transit and Shuttle Services.......................................................... 64 Caltrain and BART 64 Bus (SamTrans) 66 Off-Campus Shuttle 66 Intracampus Shuttle 66 Ferry 68 4.3 Transportation Demand Management............................................... 70 City of South San Frandsco Transportation Demand Management 70 Genentech TOM Plan 70 TOM Programs 70 4.4 Parking.............................................................. ..................... 73 Parking Demand 73 Parking Provision 74 Genentech Facilities Ten-Year Master Plan I ill iv I Genentech Facilities Ten-Year Master Plan 4.5 Service, Goods, and Freight Movement............................................. 76 Future Changes 76 4.6 Bicycle Movement ...... ........... .............. ........ ........................... ....78 Regional/Local Context 78 5 Uti lities .................................................................... 81 5.1 Domestic Water......................................................................... 82 5.2 Fire Protection.......................................................................... 82 5.3 Wastewater...... ........... ....... .... .................. ... .............. .... ....... ....84 5.4 Storm Drainage. ...... ...... ..... .......... ....... .... ............................ ...... 86 5.5 Natural Gas.............................................................................. 88 5.6 Electricity............................................................................... 88 5.7 Site Communications ...................... ......... ........... ................ ........ 90 Telephone 90 Data Communications 90 Emergency Systems 90 5.8 Campus Stand-alone and Centralized Utilities..................................... 90 5.9 Co-generation Facility................................................................. 91 5.10 Hazardous Materials and Related Waste ........................................... 91 Appendix A: Design Guidelines ..........................................93 Design Guidelines Concepts ................................................................ 93 Genentech Corporate Principles...... ........... ................................. ......... 93 A.1 Site Planning 8: Building Placement................................................. 94 A.1-1 Functional Neighborhoods as Building Clusters 94 A.1-2 Environmental Context 94 A.1-3 Wind and Sun 94 A.2 Vehicle and Pedestrian Accessibility ................................................ 95 A.2-1 Service Vehicle Access and Routes 95 A.2-2 Fire Lanes 95 A.2-3 Pedestrian Accessibility 95 A.2-4 Campus Shuttle Shelters 96 A.3 Open Space Network...... ....... ........ ....... ........... ..................... .......97 A.3-1 Site Scale, Mass, and Proportion 97 A.3-2 Pedestrian Scale 97 A.3-3 Courtyards and Gathering Spaces 97 A.3-4 Recreational Network 98 A.4 Building Exterior Design and Composition.......................................... 99 A.4-1 Building Design Massing 99 A.4-2 Building Heights and Setbacks 99 A.4-3 Building Articulation and Composition 100 A.4-4 Building Material and Surface Textures 101 A.4-5 Building Base 101 A.4-6 Building Color Use 102 A.4-7 Windows and Natural Light 102 A.4-8 Building Entries 102 A.4-9 Stairs 103 A.4-10 Bridges 103 Genentech Facilities Ten-Year Master Planl v AA-11 Retrofit Strategies for Existing Structures A.4-12 Design Palette 103 104 A.5 Rooftop Equipment and Utility Yards ..............................................105 A.5-1 Rooftop Equipment 105 A.5-2 Service Enclosures 105 A.5-3 Utility Racks and Yards 106 A.5-4 Utility Buildings 106 A.5-5 Screening and Fendng 106 A.6 Parking....... .......... ............... ... ......,............ ....... ............. ........107 A.6-1 General Parking Guidelines 107 A.6-2 Parking Structures 107 A.6-3 Surface Parking Lots 107 A.7 Landscape Design ............................,........................................108 A.7-1 Landscape Design Concepts and Guidelines 108 A.7-2 Bluffs and Hillsides 108 A.7-3 Hardscape Materials, Colors, Textures 109 A.7-4 Grading and Drainage Design 109 A.7-5 Irrigation and Control Systems 109 A.8 Site Furnishing, Lighting, Signage, and Banners.................................. 110 A.8-1 Site Furnishings 110 A.8-2 Lighting 111 A.8-3 Signage 112 A.8-4 Displays 112 Appendix B: Genentech Campus Planting Palettes................ 113 vi I Genentech Facilities Ten-Year Master Plan List of Figures: Figure 1.2-1: Regional Context ................. ...................... ............ ....... ...4 Figure 1.2-2: Genentech R8:D Overlay Area ..............................................5 Figure 2.1-1: Neighborhoods Concept ...... ................. ............................ 11 Figure 2.1-2: Campus Loop Primary Walkway................. .......................... 13 Figure 2.2-1: 2005 Existing Development ...............................................15 Figure 2.2-2: Opportunity Sites ........................................................... 17 Figure 2.4-1: Lower Campus Concept .................................................... 23 Figure 2.4-2: Mid Campus Concept ....................................................... 25 Figure 2.4-3: Upper Campus Concept .................................................... 27 Figure 2.4-4: West Campus Concept ..................................................... 29 Figure 3.1-1: Street Network .............................................................. 33 Figure 3.1-2: Streetscape Character at Grandview Drive.............................. 34 Figure 3.1-3: Existing and Proposed Sections of Forbes Boulevard ..................... 35 Figure 3.1-4: Existing and Proposed Sections at Grandview Drive......................36 Figure 3.1-5: Relationships of Shuttle Shelter and Stop to Street .....................37 Figure 3.1-6: Proposed Crosswalk Locations at Genentech Campus ...................39 Figure 3.4-1: Pedestrian Network............................... .............................45 Figure 3.5-1: Views .......... ................................................................. .47 Figure 3.6-1: Open Space Network .........................................................49 Figure 3.6-2: Bay Trail and Shoreline Amenities ..........................................50 Genentech Facilities Ten-Year Master Planl vii Figure 3.7-1: Upper Campus Central Spine Concept .....................................53 Figure 3.8-1: FAA Height and Noise Contours .............................................55 Figure 3.8-2: Westerly Winds................................................................ .56 Figure 3.8-3: Seasonal Wind Variability .................................................. 56 Figure 4-1: Regional Transportation and East of 101 Area............................ 60 Figure 4-2: Genentech South San Francisco Employee Residence Locations ....... 61 Figure 4.1-1: Master Plan Area Street Classifications .................................. 63 Figure 4.2-1: Regional Caltrain Service .................................................. 65 Figure 4.2-2: Genenbus and Glen Park BART Service .................................. 67 Figure 4.2-3: Future Ferry Routes......................................................... 68 Figure 4.2-4: Proposed Genentech Shuttle Routes ..................................... 69 Figure 4.5-1: Service and Goods Movement ............................................. 77 Figure 4.6-1: Existing and Planned Bicycle Network ................................... 79 Figure 5.1-1: Water System ................................................................ 83 Figure 5.3-1: Sanitary Sewer System ..................................................... 85 Figure 5.4-1: Storm Drain System ......................................................... 87 Figure 5.5-1: Natural Gas................................................................... 89 viii I Genentech FacilitiesTen-Year Master Plan Genenteclis South San Francisco's Central Campus is the birthplace of biotechnolo- gy. Since the company's start in 1976, it has found its South San Francisco location able to meet and respond to support the rapid chang- es and growth of the biotech industry. In 1995 Genentech worked with the City of South San Francisco to prepare a Master Plan to guide the company's growth. The Master Plan is up- dated to guide the growth and development of the Central Campus anticipated in the next ten years. The Central Campus is in addition to and separate from property that Genentech leases Ot will lease in South San Francisco and to devdopment of other Genentech-owned properties that are not adjacent to the Central Campus. The Master Plan outlines a potential expansion that would allow the Central Campus to grow to approximatdy six million square feet dur- ing the ten-year planning period. This expan- sion represents a 100 percent increase in space compared with the current Central Campus development. The Master Plan indicates that Genentech will meet its potential space require- ments by both the redevelopment of buildings that Genentech currently owns and occupies and by the redevdopment of expansion prop- erty that Genentech has recently acquired or . may acquire in the ten-year planning period. Master Plan Key Features . Genentech is proud to maintain and expand its headquaners in South San Francisco while creating a safe and inspiring work en- vironment. . The Master Plan allows for growth of up to six million square feet, and a total Campus area growth of up to 200 acres. . Growth at the South San Francisco Central Campus will emphasize office and research and devdopment uses. . Overall building intensity will remain simi- lar to current (2005) densities. . Genentech will conrinue to rdy on leased facilities, such as the Gateway and Britannia East Grand Campuses. . Future growth will be consistent with goals and policies of the East of 101 Plan and the South San Francisco General Plan, which encourage devdopment and expansion of biotechnology research and development in the East of 101 Area. Genentech will assure that adequate parking for employees, contraCtors, and visitors will be provided, understanding the balance be- tween encouraging non-auto travd and ac- commodation of known parking demand. · Genentech will fund its ptoportionate share of infrastructure improvements necessary to accommodate the Central Campus growth and devdopment. Genentech looks forward to a conrinued pan- nership with the City as Genentech expands to meet its growing demand for new research and product devdopment. Summary of Goals and Strategies Land Use and Structure The goals and strategies for organization and distribution of uses in the campus focuS on maintaining a high level of accessibility and connectivity betWeen neighborhoods and specific campus functions. . Neighborhoods are emphasized.as the key organizing dement of various functions,. open space, ..and pedestrian connections... Additionally; the.. campus pedes- trian network and overall structUre. maintains keypublic and employee access to the BayTrail and public parks. This pedestrian accessibility is supported by reduced traffic within the. cam- pus, with enhanced pedestrian and shuttle con- nections,and an .overall parking strategy that distributes parking throughout . the campus andintensifies parking at campus entries. Urban Design Urban Design goals and strategies focus upon establishing. a consistent. character. and design palette for the campus. Specific architectUr- al, . landscape, and site design guidelines ensure flexibility fordevelopmenr needs over a Iong- term .horizon as well. as. responsiveness to the campus environment and setting. As such,pe- destrian connectivity; open spaces, and a hu- man scale are emphasized as key design. tools. likewise, views to the San Francisco Bay; San Bruno Mountain, and other scenic features are maintained as integral dements of the campus setting and design aesthetic. Attention to qual- ity design and a unified, cohesive campus is also emphasized through consistency in build- ing and site materials, as well as site dements such as lighring, busshdters, and furnishings. Genentech Facilities Ten-Year Master Plan 11 Transportation and Parking Just as design and development goals for the campus focus on flexibility and responsive- ness to change, transportation goals and strat- egies emphasize strengthening and expand- ing Genentech's programs to assist employ- ees in transit to and from work. The result- ing flexible structure is designed to meet or ex- ceed the standards of the South San Francisco Congestion Management Plan and the City's Transportation Demand Management (TDM) Ordinance. Genentech will continue to be a re- gionalleader and committed to a comprehen- sive TOM program to promote employees us- ing modes of transportation other than single- occupant vehicles. Working in tandem with the TDM program, the parking supply and implementation plan is also a key strategy within the Master Plan, al- lowing Genentech to respond to development and parking demand needs as they evolve. The Master Plan fOcuses on minimizing intracam- pus traffic with a parking strategy that distrib- utes parking throughout the campus and inten- sHies parking at campus entries. This is also ac- complished through the streamlining of cam- pus circulation and connectivity for shuttles, service vehicles, and goods movement. 2 I Genentech Facilities Ten-Year Master Plan utilitil!S The Master Plan goals for urilities and support infrastructure focus on two key development concepts. Utilities will meet required perfor- mance standards and necessary service require- ments as the campus expands; and Genentech will coordinate with the City and utility pro- viders to maintain and improve infrastructure. Specific improvements to existing infrastruc- ture will be implemented as demand from new development and service requirements arise. View looking south ot Genentech's Hilltop compus on Son Bruno Hili from Gull Road ond Forbes Boulevord. The 1995 Plarlhasprovideda framework for Promotes alternatives to automobile trans- campus building; however, the Plan is near- ponation to further the City's transponation ingits horizon and us~ life; Additionally, objectives by emphasizing shuttles, linkages, Gene~te~ i~oW owns. .~. Sizably. greater ..area rransponation demand management, and than It d~d Ill. 1995. ThiS, greater size,necessi- pedestrian access and ease of movement be- tatesa undiedcampus environment, With dear tween buildings. ,;ayfinding,. pede~ri;1.ll connections, and estab- lished. relanonships berweenuses and. neigh- . Establishes the basis for the zoning provi- borhoods. sions to be contained in an amended Genen- tech R&D Overlay District. Like ~y o~er~-techindustries,the bio- tech mdustrylSmovmgtowarda more diver- sified and effident environment where manu- facturing and related functions, research and development, and office space. are located on the same. campus. This configuration allows greater efficiencies by bringing technical and professional environments .and staff together. Likewise, the .mixed-use campus environment allows corporations to accommodare growth in a flexible manner,while providing an attractive setring for the work force. Emphasis is placed upon. flexibility in . space and. occupation, as well as the employee experience-from the provision.. of amenities to a secure, well-land- scaped, andwalkable campus. 1.1 Scope and Purpose Genentech-the world's first biotechnology . company-was founded in 1976 and is head- quartered in South San Francisco. A fully inte- grated biotechnology company, Genentech em- ploys a wide range of functions at its campus, including research and development, manu- . facturing and distribution, and marketing and administration. In recent years, Genentech's activity in the biotherapeutic industry has in- creased exponentially with multiple new dis- coveries and products. The Genentech Facilities Ten-Year Masrer Plan primarily focuses on the properties within the Genentech Research and Development Overlay District (Central Campus) in South San Francisco. The Master Plan also addresses oth- · er Genentech locations in South San Francisco as it relates to transportation and parking. The Master Plan, once adopted by the South San Francisco City Council, serves several purposes. The Master Plan: . Articulates vision and policies that will serve as a general guide for the placement and de- sign of individual buildings and other cam- pus elements, as well as an overall develop- ment program to provide the basis for future approvals. Fosters development of a campus befitting its setting on the ciry's eastern bayshore, that capitalizes on views and access to the water- front. Provides design guidelines that are proposed to be enacted after adoption of this plan and that will serve as a basis for design review and approval for development in the Master Plan area. Because of the long-range nature of the Master Plan, flexibility during implementation is es- sential. Therefore, the Master Plan does nor establish the location, size, or design of indi- vidual buildings, which will follow over the course of the next ten years. The emphasis in the Master Plan is on policies that will achieve the purposes described above. INTRODUCT N Project Background In 1995, the City of South San Francisco ad- opted the Genentech Corporate Facilities Master Plan (1995 Plan) to provide an integrat- ed framework for development of Genentech- owned properties at the city's eastern bayshore into a corporate campus. Adopted concurrent- ly with the 1995 Plan, the South San Francisco Municipal Code Chapters 20.39 and 20.40 im- plement the. Master Plan and the. . Genentech Research & Development . Overlay .. District. The Overlay District specifies Floor Area Ratio (FAR), parking ratio, and other standards, and review and approval procedures for develop- ment within the district. GenentechFacilitiesTen-Year Master Plan 13 Figure 1.2-1: Regional Context This ten-year Master Plan responds rothe lleeds . of a more diversified corporate catnpUS environment as well as to Genentech's project- ed growth needs, creating an overall framework for campus devdopment through the year 2016. 1.2 Location and Context Regional Location The City of South San Francisco is located on the west shore of the San Francisco Bay, in nonhem San Mateo County. Built upon the Bay plain and the nonhem foothills of the Coastal Range, South San Francisco is strategically located along major rransponation corridors and hubs, includ- ing US 101, Interstates 1-280 and 1-380, BART and Caltrain, the Union Pacific Railroad (for- merly owned by the Southern Pacific Railroad) main line, and the San Francisco International Airport. The regional location of the City and the existing (2005) Overlay District is shown in Figure 1.2-1. 4 I Genentech facilities Ten-Year Master Plan Project Location and Planning Area The Genentech Campus, built on and around San Bruno Hill-the.highest point in the East of 101 Area-is visible from downtown South San. Francisco... and has views.. overlooking San Francisco Bay and many major landmarks in the Bay Area. Advantageously located along the San .Francisco Bay shoreline and. between two major interchanges along US 101, the campus is easily accessible via Oyster Point Boulevard and Grand Avenue. Multiple public transitser- vices access the site as well, including Caltrain, BART,.and the future Oyster Point Ferry. The .. Master Plan Planning Area encompass- es approximatdy 200 acres in the South San Francisco EastoflOlArea. In 1995, the Master Plan and Genentech R&DOverlay District included 72 acres, which has since been ex- panded to 124 acres. Figure 1.2-2 shows the Genentech R&D Overlay, proposed expan- sion of the Genentech R&D Overlay, and Genentech-owned..properties . included as part of. the. Master Plan. Planning Area. This . fig- ure also identifies Genentech ownership of 16 acres referred to as the Bay West Cove prop- eny. Although Genentech owns this site, the Bay West Cove.. has its own approveddevel~ opment under a separate Owner's Participation Agreement and will not be included in . this Master Plan. In addition to the City of South San Francisco, the Planning Area is within the jurisdiction of other agencies. Along the campus shoreline, the Bay Trail, which connects the Genentech Campus to the San Francisco Bay regional park system, is located within the Bay Conservation and Devdopment Commission (BCDq juris- diction. The entire Planning Area is subject to Federal Aviation Administration (FAA) height limits for the San Francisco International Airport. (See Chapter 3: Urban Design for de- tails) . C) tv Ad Genentech R&D Overlay, approximately 124 acres Iff/fl Proposed Expansion of Genentech R&D Overlay, approximately 37 acres Genentech Owned Figure 1.2-2: Genentech R8:D Overlay Area Genentech Facilities Ten-Year Master P1anIS 1.3 Development Context Overthe past30years, the. Genentech.Campus has continued to evolve through the replace- men~ and conversion of existing buildings and extenor spaces formerly designed for individ- ual industrial and business park facilities. Like the rest of the East of 101 Area, the original ownership and land use pattern of the campus inclu~ed steel production and other heavy in- dustrles.The resulting physical environment comprised wide roadways, limited sidewalks, and minimal. site improvemenrs. Additionally, the area lacked both amenities and connec- tions to the shoreline. Since 1995, the Master Plan has focused upon providing. connections to the Bay and betWeen facilities, as well as dis- tributing amenities .throughout the campus for the employees. The Master Plan has also>facili- tared greater pedestrian accessibility and access to tranSit, both within the campus and to Ill3.- jor public tranSit alternatives. Plan Organization and Relationship to Other Documents Plan Organization The Master Plan is consistent with the Guiding Policies of the General Plan, which call for "campus style biotechnology, research, and re- . search and development uses" in the East oflOl Area. Specific implementing provisions con- sistent with the General Plan and this Master Plan are established in the South San Francisco Municipal Code Chapter 20.39, which estab- l~es. the Research and Development Overlay DIStrict (R&D Overlay District) Regulations, and Chapter 20040, which establishes the Genentech Research and Development Overlay District. This overlay district was originally ad- . opted pursuant to the 1995 Plan, and will be amended and expanded by this new proposed Master Plan. Addressing facility-wide design ... and .. develop- ment standards,.the MasterPlan is divided · ~nto fivechapters.and covers concepts regard- mg overall land use and development intensi~ ty; urban design issues of massing, scale, and views; ttansponation and parking; and utilities. Design guidelines and other supporting data are included in the appendix. Following the in- ttoduction, the Master Plan concepts are pre- sented in four chapters: . Chapter 2: Land Use and Structure. Land use and overall campus concepts are followed by ~ more detailed discussion of growth projec- nons and strategies including parking, secu- rity, and public access. Neighborhood spe- cific land use policies for Lower, Upper, Mid, and West Campuses follow. 6 I Genentech Facilities Ten-Year Master Plan . Chapter 3: Urban Design. Concepts address specific urban design issues that relate to all development and improvements within the Genentech Campus. Guidelines outline de- velopment, as well as urban design conceprs for connections, views, open space, and building massing. Chapter 4: Transportation and Parking. Transportation and circulation strategies focus on Transponation Demand Manage- ment (TDM) programs, improved shuttle, vehicle, and freight access, and parking re- quirements. Parking requirements and rec- ommendations are discussed and presented, and include cost-benefit analyses of alterna- tive TDM programs. Chapter 5: Utilities. Assessments of required infrastructure, such as water usage and wastewater trearment needs, are discussed in terms of future impacts of Genentech growth on the broader East of 101 Area. Design Guidelines. In addition to policies contained in the Master Plan, develop- ment at the campus will be guided by De- sign Guidelines, included as an Appendix to the Master Plan document. The guidelines convey intent on how architectural design and development can help shape the built e~~onment and contribute to the campus's VItality and sense of place, and will serve as a basis for design review. Each chapter begins with a summary of major concepts, followed by more detailed discussion. Sections requiring specific design or implemen- tation strategies are followed by a two-tier sys- tem of goals and strategies where: . Goals express intent or establish broad direc- tion, and . Strategies describe specific programs or stan- dards that could be used to reach the goals. Relationship To Other Documents General Plan (adopted 1999) The City of South San Francisco General Plan describes goals and policies for future growth and. development. throughout. the.. City. The General Plan governs the arnount and intensi- ty of development within the East of 101 Area, including the Genentechfacilities.The General Plan's projected FAR for the East of 101 Area at buildout is .1.0, which reflects an increase in building area of 50 percent and doubling. of employment in the East of 101 Area between 1997 and 2020. The Master Plan is .consistenr with this provision. The General Plan also es- tablishes policies for research and develop- ment uses and employee arnenities as well as a requirementfora Transponation Demand Management (TDM) Plan. The new Master Plan is consistent with the General Plan, East of 101 Area Plan (adopted 1994) In addition, the ... Genentech Research. & Development Overlay District is governed by Chapters 20.39, 20.40, and the Transportation Demand Management Ordinance. The current Master Plan.update includes proposedarnend- ments to the Municipal Code. Zoning Ordinance: Genentech Research and Development Overlay District The City of South San Francisco Municipal Code also provides that the Genentech Carnpus is governed by the Genentech Research and Development Overlay District (Chapter 20.40). This designation is in addition to the P-I designation. The purpose of the Genentech Research and Development Overlay District is to implement the Master Plan by: · Establishing a facility-wide architectural character, a system of open space elements, and a pedestrian and vehicular circulation plan; The East of 101 Area Plan provides direction for the area for aspects not otherwise covered in the General Plan or other City plans, and the Master Plan is consistent with the East of 101 Area Plan to the extent it applies. When the sarne topic-such as Urban Design and . Establishing facility-wide development sran- Design Guidelines-is covered in both the danls and design guidelines; and East of 101 Area Plan and this Master Plan, the more localized goals and strategies outlined . in this Master Plan shall apply. Zoning Ordinance The City of South San Francisco Municipal Code designates the areas in which the Genentech Carnpus and facilities are locat- ed as Planned Industrial (P-I). The P-I zoning district (Chapter 20.32) establishes permitted uses, height, bulk, and space standards for all land designated P-L The P-I zone is applied to land intended for research and development uses. The provisions of the Master Plan are de- signed to be consistent with the P-I zoning dis- trict. . Increasing the flexibility of the City's land use regulations and speed of review proce- dures to reflect the rapidly changing needs of Genentech growth and development; Defining a baseline of existing conditions for all land classified in the Genentech Research and Development Overlay District. The Genentech R&D Overlay District must be consistent with the General Plan and the Master Plan. Environmental Impact Report In accordance with the California Environ- mental Quality Aa (CEQA), a Master Environmenral Impact Report (EIR) has been prepared to assess the potential environmental impacts of Master Plan implementation. The Draft Master Plan may be modified at the time of adoption by the City Council to reduce or mitigate impacts identified in the EIR. The EIR will then serve as the environmental im- pact analysis for future Genentech buildings and development consistent with the Master Plan, for such time and to the extent permit- ted by state law. Genentech Facilities Ten-Year Master Plan 17 1.4 Plan Implementation As the dominant employer in the area, · Genentech has a vital stake in helping achieve the City's objectives of development of the East of 101 Area into an attractive hub of industry and research and development, As a corporate citizen, Genentech will contribute its fair share of improvements to ensure that traffic in the area flows smoothly, that streets and buildings are well designed, infrastructure is upgraded, and that impacts on the environment are min- imized. These factors will guide Master Plan implementation, which will occur through a variety of tools and processes: . Buildings: Redevelopment will comply with the standards of the South San Francisco Municipal Code chapters 20.39 and 20.40, which specify the types and sizes of projects subject to Design Review, Minor Use Per- mits, and Use Permit processes. . Transportation and TDM:Genentechwill comply with the provisions of South San Francisco Municipal Code Chapter 20.120 Transportation Demand Management, which specifies performance objectives and mitigation measures that will reduce. Single Occupancy Vehicles (SOY) trips during peak hours. Genentech will submit aTDM plan to the City for review and approval. The EIR includes specific mitigation measures to re- duce traffic impacts, including payment of East of 101 traffic impact fees, installation of new traffic signals, road widening, lane re- striping, and signal timing modification. . Utilities: Genentech will comply with City ordinances regarding sewer, water, and other utility infrastructure. Genentech will also cooperate with. the City to develop best practices for future recycling programs. The EIR includes specific mitigation measures to reduce utility impacts,. including water con- servation measures, srormwater pollution prevention, and yerificationofadequate fire protection water flows. 8 I Genentech Facilities Ten-Year Master Plan Environmental Review: In accordance with the California Environmental Quality Act, an Environmental Impact Report (EIR). will be prepared for the MasterPlan .and the fa- cilities and improvements contemplated by it, and certified before approval of the Mas- ter Plan. Consistent withCEQA, it is an- ticipated rhat for at least a five-year period after certification of an the EIR for the Mas~ ter Plan and the facilities and improvements contemplated by it, no additional environ- mental review will be necessary for projects that are fully consistent with the Master Plan. Subsequently,.additional. environmental re- view may.be required to supplement or up- date. the analysis in .the EIR;the necessity and nature of any such subsequent review will depend on the nature of the proposed project or amendment to the Master Plan, and the applicable requirementsofCEQA Monitoring and Reporting On a yearly basis, Generitechwillreport on both development and TDMprogress,.3.5 de- scribed below. . As required in the South San FranciscoMu- nicipal Code Chapter 20.39, Genentech will prepare an Annual Report on Master Plan implementation progress. This will detail progress of Master Plan implementation in the previous year,. and impending projects and campus-wide improvements for .the up- coming year. · As required in South San Francisco Munici- pal Code Chapter 20.120 and the Genen- techTDM Plan, Genentech will conduct an annual TDM survey. This survey will moni- tor compliance with the City's TDM perfor- mance objectives. Supplemental to . these .. annual acoVloes, Genentechwill continue to host campus walk- throughs with the City Planning Commission. These. walkthroughswillhighlightnew devel- opment on the campus, acquaintingcommis- sioners .with new buUdings and infrastructure and.their . relationship to the. overall. campus environment. Subsequent Project Review Process One of the principal benefits of the Master Plan .and the Design Guidelines (included as an Appendix to the MasterPlan) is to estab- lish a clear agreed-upon vision for the campus, with expedited development approval. for. ac- tions and projects. consistent with the Master Plan and the Design Guidelines. Furthermore, the EIRfullyaddressenhe potential significant environmental impacts of all projects included in the Master Plan. No additional environmen- tal review will be requited for projects submit- ted to the City for approval that are consistent with the Master Plan. In concert .with > the updated Master . Plan and EIR, provisions ... of the Research .and Development Overlay District (South San Francisco Municipal Code section 20.39) are revised to reflect > the expedited review pro- cess. All projects, including new buildings and buUding additions, will continue to be subject to design review by the Design Review Board (DRB) . unless. the Chief Planner determines that a project does not involve significant de- sign issues: projects less than 50,000 square feet in area will be subject to administrative review by the Chief Planner; projectsberween50,000 and 100,000 square feet. in area. will. require. a Minor Use Permit; ..and projects in excess of 100,000 square feet in area will require a Use Permit approved. by the Planning Commission. LAND USE AND STRUC The Genentech calIlpusoccupies an. area that was designed and built to IndUStrial Park stan- dards. As such, the ioriginalstrucrure.of the campus comprised tilt-up buildings,. surface parking lots, wide roadways,. and limited side- walks. Genentech.has replaced many of these industrial buildings, and has begun to establish a corporate identity throughout . the campus, However, the existing site configuration and challenging topography limit opporrunities for potential build-out andconnectivity.The street grid. is especially limited by the steep changes in topography-resulting. inanly one main street that bisects the campus. In addition, the campus.. area.. includes . lands. within . the Bay Conservation . and Development Commission (BCDC) jurisdiction along the. Bay . shore- line-including a Priority Park designation at San Bruno Point under the BCDC Plan, both of which require public access and parking on Genentech-owned property. Further testrictions.ontheextent .and timing of development . in the Genentech .Campus in- clude the FAA Pan 77 Height Limits due to the proximity. of the San Francisco International AirpOrt, and City and State requirements for project review. . These requirements directly affect the overall intensity and heights. within thecampus,.aswell as. Genentech's .flexibil- ityand responsiveness to. industry needs and fluctuations. The goal of rhis Master Plan is to create a struc- ture that can guide growth, while providing the necessary flexibility for a long-term plan- ning horizon. Thus, the Master Plan focuses on specific organizing themes that lay a founda- tion for built form, connections, and locations of open spaces and amenities, rather than defining precise building locations, shapes, or forms. The Land Use and Srructure chapter of the Master Plan presents these themes through campus-wide concepts and neighborhood-spe- cific goals and strategies. The 2016 Master Plan focuses upon several key design and development concepts: Fostering development of distinct yet Inter-connected "neighborhoods," to ensure a sense of community, and to support RaD, manufacturing, and of- fice activities; Maintaining and creating balance be- tween open and built environments; Maximizing use of views by careful sit- ing and massing of buildings; Fostering a safe, secure pedestrian environment by carefully distributing parking throughout the campus while emphasizing greater concentrations of g at campus entries; Creating a network of pedestrian and campus shuttle connections to fa- cilitate movement between buildings and neighborhoods, and to reduce In- tracampus traffic; Establishing a hierarchy of pedestrian walkways and connections that com- prise "Central Spines" and secondary walkways; Fostering the Campus Spines concept to connect employee amenities and activity centers, such as cafeterias and meeting spaces; and Ensuring public access to the Bay Trail and public parks. Genentech Facilities Ten-Year Master Plan I 9 2.1 Campus Structure The Genentech. campus structure is comprised .of three basic elements: built space,.open space, and circulati.on.. elements. Campus buUdings andautd.o.or spaces-including plazas, land- scaped. courtyards, and the .bay sh.oreline-are organized inta. campus neighbarh.oads. .These neighb.orhaads, buildings, and .open spaces are further. .organized. and cannected bya. multi- tiered, multi-madal circulatiansystem. Streets, pedestrian walkways, and the crosswalks that c.onnect them, camprise this connective struc- ture. This sectian describes the basic structure and · arganizatian ..of the campUS thr.ough the intraductian .of campus neighb.orh.o.ods and the campus connective netwarks. Funher descrip- tian .of the design .of these elements is included in Chapter 3:. .Urban Design. Neighborhoods The cancept. .of neighbarhoads was a majar guiding theme .of the. 1995 Plan, and is an .established feature .of Genentech Campus planning, ... The farmatian .of neighbarhaads pravides a sense .of scale ta the campus, b.oth in terms .of walkability andnavigati.on .of the variaus functi.ons and uses within the campus. The resulting siZe .of each neighbarhaad reflecrs this emphasis up.on scale and place, with. each neighbarhaad generally no mare than a five- to ten-minute walk fram end t.oend (as Ulustrated in Figure 2.1-2). Although geographically defined, each neigh- borhoad serves a specific role, with emphasis . upan. research. and develapment,. manufac- turing, .or administratian. This averarching organizatian .of the campus isreflecredwithin each neighb.orhaad,. where functianal. adjacen- . cies. between buildings-and at a larger scale, between neighbarhaads-streamline. commu- nicatian and circulatian. 10 I Genentech fucilities Ten-Year Master Plan The neighbarhaadstructurealsa provides a ba- sis far thelacatian anddistributi.onaf emplayee amenities, ensuring proximity and . access ta parking, cafeterias, .open space, . and atherame- nities far aiL emplayees. These amenities are .organized. .off .of pedesrrian-orientedCentral Spines withineachneighbarhaad,which ta- gether farm the.primary intemalpedestrian walkway thraughautthe< campus, called the Campus Laap. Neighborhood Organization The Master Plan adds an additianal neigh-bar- haad ta the .original Genentech Campus, which was camprised .of the Lawer Campus, Upper Campus, and Mid Campus. These three .origi- nal campuses, and the new West Campus, are addressed under this plan. Each neighbarhaad plays a distinct role in the .overall functian .of the Genentech Campus: . Lower Campus wilLcontinue taact as the primaty product develapmentand manufac- turing/warehausing center, but wUl expand uses ta accommadate grawth .of research labaratary buUdings. · Mid Campushauses the Faunder's Research Center (FRC),. which pravides space for research and develapment facilities. These functians wUl be expanded upan, with em- phasis remaining primarilywith R&D uses. upper Campus will cantinueta grow. as the Campus' main administrative and .office center. Finally, the new West Campus wilL provide the Genentech. Campus with a flexible space for .... expansiall.. Althaugh tapagraphically separared,.. this.. neighbarhaad .. will link · ta bath the Upper and Lower campuses, . set- ting the stagefarthedevelapment.of uses that . are functianally campatible. with .office and R&Duses. The Master Plan alsa incarparates access ta emplayee amenities and parking as a majar arganizatianal element within each neighbar- haad. Based an convenience and accessibil- ity, amenities and .open spaces are distributed thraughaut each neighbarhaad and the entire campus within a three- ta five-minute walking distance .of all emplayees. Amenities such as cafeterias and majar employee gathering spaces are shown as they relate ta the majar campus cannectians in Figure 2.1-1. Likewise, parking facilities will be similarly dis- tributed, with emphasis maintaining a safe and pedestrian-ariented campus environment. This strategy is .outlined in the follawing sectian. Neighborhood Structure Neighbarhaad uses,activities,and amenities are structured around Central Spines,the primary .organizing element .of each neighbar- haad. Building upan. the .original Campus Spine cancept fram the 1995 Plan, which was designed as asinglecannective. element that ran between Lawer Campus and Mid Campus, the. Central Spine cancept .of this Master Plan redefines the Spine as aneighbarhaad-specific circulatian and activity hub.. As the primary circulatian.path .thraugh each neighbarhaad, the spines act as a pedestrian street. Building entrances, caunyards,. plazas, and amenities are all.lacated. .off .of the central spine,. thus de- fining it as the main activity hub within each neighbarhaad. C) Central Spine Element .. .. · Proposed Connection t"'t. Amenity or Open Space '1':li1.1ii'"' B Elevation Above Sea-level Bay Trail Proposed Pedestrian Connection Figure2.1-1: Neighborhoods Concept Genentech Facilities Ten-Year Master Planlll Designed to access primary uses and activity flows, each Central Spine is distinctive and re- flects specific neighborhood characters and uses. For instance, the multi-func- tional Central Spine in Lower Campus facilitates both pedestrian and service ve- hicle circulation, responding to the joint need for functional interactions of staff as well as service access and delivery needs of production and manufacturing. .Consequently, the combined walkway and driveway of the Lower Campus Central Spine is currently designed to accommodate safe pedestrian flow along the vehicular path with specific material changes, crosswalk delineation, and landscape boundaries. As the Lower Campus evolves in use and character, the Central Spine will be- come more pedestrian-oriented, with service areas and access minimized to allow for greater pedestrian amenities and comfort. Central Spines in other neighborhoods will be created in tandem with new development, and will be designed with a pedestrian orienta- tion in response to the synergistic relationship between R&D labs and administrative uses. Pedestrian walkways and open spaces will cater to the specific needs that arise in these neigh- borhoods, such as the intimate courtyards and gathering spaces along the Mid-C~pus Central Spine that complement the sharmg of ideas and meetings that occur in the research- oriented FRC environment. 121 Genentech Facilities Ten-Year Master Plan Campus Connectivity The connective network of the campus is com- prised of streets, pathways, and open space. Together, these elements provide a multi-lay- ered circulation netwOrk that accommodates automobile, shuttle, bicycle, and pedestrian traffic within and around the campus. Street Network As the primary dement of circulation, the campus street network provides an overarch- ing structure for the boundaries and extent of campus neighborhoods. However, this netwOrk is limited by the steep slopes, bluffs, and hill- sides of the campus area-with only the DNA Way/Grandview Drive alignment traversing the full extent of the campus. Forbes Boulevard, Allerton Avenue, and East Grand Avenue pro- vide access to the campus along the periphety. A second tier of street circulation exists along private rights-of..way-however, access is re- stricted to only service and emergency vehicles. As such, the overall street network, including public and private roads, has limited ability to facilitate an extended pedestrian network within the campus. Thus, alternative connec- tions between neighborhoods, buildings, and open space rely primarily on a layer of pedes- trian pathways and connections throughout the campus. Pedestrian Network The second la.yer of campus circulation is there- fore. . comprised of amulti~tieredpedestrian network. . This network is. defined bya. distinct hierarchy. of connection . typologies that. are based upon use and location. The extent of traffic .. along these connections defines. theit role. within the campus--those walkways that are used with the greatest frequency are identi- fied as primary walkways and those that are used less often are secondary walkways. The major primary walkway of the campus is the Campus Loop. The Loop isa continuous,high- ly-frequented network of connections between campus neighborhoods, and is thus comprised of Central Spines and the. pathways and cross- walks . that connect · them. A diagram of the Campus Loop is shown in Figure2.1-2, show- ing the..relationship of neighborhood Central Spines to the primary walkway network. Secondary walkways . are more informal, less- traveled circulation paths between. .and .within buildings and neighborhoods. They include walkways berween neighborhoods outside . of the. Campus Loop orconnecdons .tothe cam- pus street network. . They onen pass between or within open spaces and building clustets .or traverse. challenging. topography.. The second- ary walkway network also . incllldes. ..connec- tions berweenneighborhoods and major nodes or public. open spaces including the shoreline and existing parks, .... campus . amenities, . and major parking garages. Both the primary and secondary walkway networks. .are illustrated and discussed in greater detail in 3: Urban. Design; Open Space Network The. final element of the campus framework is the open space network. Comprised of large landscaped gathering spaces, connective court- yards and plazasberweenbuildings, as well as public open space such as the Bay Trail along the Genentech shoreline, this network provides a physical organization. to the campus and each of its neighborhoods. Connective: Open. space that connects major nodes and circulation elements to natural or public open space elements; Genentech'sdiscinct nattualsetting is a major . definingJeature of the campus. Withthe San Francisco Bay shoreline and Wind Harp Park within the Master Plan area,. the campus houses multiple opportunities .for recreation. and open space. connections. Views . and . access to the dramatic physical environment are important tools in organizing. and guiding. new develop- ment, and will be discussed in further detail in Chapter 3: Urban Design. As campus facilities are added, open space will be a key element of design, especially along neighborhood Central Spines. . Public: The Bay. Shoreline. and Wind Harp Park. · Neighborhood-oriented: Open space located along neighborhood CentraLSpines in the form of plazas,. greens, or courtyards; · Passive: Non-programmed. open space and non~developable bluffs. and hillsides. occupi- able only along man-made pathways; and Four open space typologies exist within the Genentech Campus, providing the opportunity to create a second-tiered pedestrian network with pathways and destinations along hillsides, bluffs, and the shoreline: Genentech Facilities Ten-Year Master Plan 113 2.2 Existing Land Use and Development Genentech's South San Francisco campus is ex- panding, both in terms of population and building space. New property acquisitions have created a foundation for redevelopment and additions to existing facilities. Company-wide Genentech has approximately 9,900 employees as of September 2005, of which approximately 6,500 are located in South San Francisco. Growing demand for further research and pro- ducts in the biotechnology field sets the stage for continued growth in Genentech's future. AI; a company that is expanding and adjusting to new demands, the Campus is continually in a state of change, with multiple development projects underway or planned for the near fu- ture. This Master Plan follows the goals and objectives of the 1995 Plan to help guide the expansion of the Campus as well as strengrhen the character of existing neighborhoods. Planning Area and R&D Overlay The Master Plan addresses an area of approxi- mately 200 acres as the planning area. This includes the Genentech Central Campus and future properties as yet unidentified. As shown in Figure 2.2-1 and described in Table 2.2-1, the Genentech Central Campus (in 2005) ex- tends over 160 acres; of which, approximately 124 acres are currently in the Genentech R&D Overlay of the.South San Francisco Municipal Code, and approximately 36 acres that comprise the proposed expansion of the overlay .This Master Plan focuses on the Central Campus within the Planning Area. 141 Genentech Facilities Ten-Year Mastet Plan Genentech-owned Properties Outside the Planning Area In addition to the Planning Area, Genentech currently has significant leased space at the Gateway Business Park and Britannia East Grand development which is currently under construction. Also shown in Figure 2.2-1, Genentech owns 16 acres referred to as the Bay West Cove property. This property already had approval for develop- ment of 623,000 square feet when Genentech purchased the property. Like the Bay West Cove, the Gateway and South campuses are not included in the Planning Area. However, they are addressed as they relate to transportation and connectivity issues. Existing Development and Opportunity Sites Existing Development The current Genentech Central Campus consists of 3.5 million square feet of build- ing area, of which roughly 2.8 million square feet are within the 2005 R&D Overlay. The remaining properties have tenants with varying lease terms. Table 2.2-2 shows existing (2005) building area by neighborhood-Lower, Mid, Upper, and West; and Tables 2.2-3 and 2.2-4 show the distribution of building uses within each neighborhood. Genentech-owned Properties (2005) RftD Overlay Proposed RftD Overlay Genentech Central Campus Area EXpansion TOTAL PLANNING AREA Source: Glmentech, October, 2005. 125.3 36.9 162.2 37.8 200.0 Neighborhood Lower Mid Upper Subtotal West RftD Overlay 1,353,000 600,000 862,000 2,815,000 o 2,815,000 Total Building Area (Square Feet) Genentech Central Campus 1,395,000 600,000 862,000 2,857,000 660,000 3,517,000 Source: Genentech, October, 2005. C!) Development Genentech-owned Building Genentech-leased Building Property Genentech-owned Property Genentech-leased Property Other Genentech-owned Property t::J Existing R&D Overlay ~::::= Proposed Expansion of R&D Overlay Figure 2.2-1: 2005 Existing Development Genentech Facilities Ten-Year Master Planl15 As shown in the tables, uses within the Genentech campus are divetse and include a range of functions from initial product devel- opment to marketing and production. These uses include: . Office. Administrative and business support services. Employee amemnes not included in the square footage in Table 2.3-3 include park- ing,bike lockers, and vendor services. While these arnenities---such as.employee car wash, oil changes, dental serviceS, and others-are provided outside of Genentech campus buildings, they are subject to City adminis- trative review. . Lab. Research and development laboratories Land Constraints with supporting functions and offices. · Manufacturing/Warehouse. Manufacturing, fill/finish, warehousing, and distribution. . Amenities. . Consistent . with the South San Francisco General Plan, Genentech provides amenities for employees to support overall campus function. These include: cafeteria aIld . food services; · fitness,. . childcare, . .and meeting! event facilities;.. and other .rniscel- laneous . employee support spaces. In addi- . tion, adjacenuo the Bay Trail along Forbes Boulevard, . Genentech. will provide a food concession .and public restroom facility with an eating area and activity space for public use; Neighborhood Land Area (acres) Genentech maintains a detailed inventory of ex- isting land use and development. OpportUnity sites for redevelopment and new facilities are defined according to forecasted needs and site availability. Aside from existing and newly- developed properties that are targeted to be redeveloped, many natural and regulatory constraints help guide Genentech in its rede- velopment efforts: Geological limitations, including San Bruno Hill ridges, the shoreline and bluffs, and shoreline land fill; . Height limitations, as regulated by the Fed- eral Aviation Agency, or FAA (see Chapter 3: Urban Design, Building Massing and Scale); . City of South San Francisco General Plan requirement for public access to San Fran- cisco Bay and public parks; and . Views to the shoreline and across San Fran- cisco Bay, Mt. Diablo, .San. BrunoMountain, and the .Wind Harp Park. Opportunity Sites Of the approximately 160 acres currently owned by Genentech in the Planning Area (R&D Overlay District), roughly 40 percent are developed and assumed to remain, and 60 percent are planned for redevelopment. Figure 2.2-2 shows the opportUnity sites on campus. The majority of opportunity sites are newly- acquired properties along the western edge of the campus. However, several properties are located in the Lower and Upper campuses with buildings that may no longer be useful or ef- ficient within the planning petiod. Existing Building Area (Square Feet) Lab Manufacturing/ Amenity Total Building FAR Warehouse Area 415,000 601 ,000 9,000 1,353,000 0.56 441,000 0 0 600,000 0.58 151,000 123,000 66,000 862,000 0.43 1,007,000 724,000 75,000 2,815,000 0.52 lower Mid Upper Total R&D Overlay Source: Genentech, October, 2005. 55.1 Office 46.4 125.3 328,000 159,000 522,000 1,009,000 Neighborhood Office Distribution of Building Use Lab Manufacturing/ Warehouse Amenity lower Mid Upper 16 I Genentech Facilities Ten-Year Master Plan 1% 0% C) Development Genentech-owned Building Genentech-leased Building Property Genentech-owned Property Genentech-leased Property Other Genentech-owned Property Genentech-owned Potential Opportunity Site Figure 2.2-2: Opportunity Sites Genentech Facilities Ten-Year Master Planl17 2.3 land Use Development Program Development Projections At buildout, Genentech expects to almost double its 2006 building area from 3.5 mil- lion to approximately six million square feet of building space. This development will occur on the Master Plan planning area of up to 200 acres. All these projections are subject to many factors that will affect whether the potential development is in fact realized, and, if so, when various aspects of such development may be constructed. As the distribution of uses evolves towards a greater percentage of office and laboratory buildings, the campus will incorporate greater population densities. Table 2.3-1 compares the expected 2016 distribution of uses with the existing 2005 distribution. Growth Strategy and Development Intensities The expected growth of the campus to 6 million square feet of building space on 200 acres would result in an overall R&D Overlay District FAR of 0.69. Within the campus, development inten- sity will vaty in each neighborhood in response to availability of developable land, turnover of existing development, the Master Plan growth strategy, and natural constraints. Maximum FARs of each neighborhood will not exceed 1.0, with an overall R&D Overlay maximum FAR of 1.0. Building heights and typology within each neighborhood will further dictate the de- velopment intensities throughout the campus. Tables 2.3-2 and 2.3-3 describe the projected 2016 distribution of uses and building area within each neighborhood and the remaining expansion area of the Master Plan. Office Distribution of Building Use Lab Manufacturing! Warehouse Amenity Existing 2005 Projected 2016 Neighborhood Lower Mid Upper West Campus-wide Office 18% 15% 96% 58% 47% 181 Genentech Facilities Ten-Year Mastet Plan Distribution of Building Use Lab Manufacturing! Warehouse 54% 24% 75% 0% 0% 0% 0% 27% 33% 13% Amenity 4% 10% 4% 15% 7% Neighborhood Growth Strategy The Master Plan growth strategy calls for new expansion and redevdopment throughout the campus, concentrating more intense admin- istrative and office development in the Upper and West campuses. Research will continue to expand in the Mid and Lower campuses, Lower Campus will also support product de- velopment, laboratory buildings, and related functions. Amenities will continue to be dis- tributed throughout the neighborhoods and satellire campuses. The overall distribution of development by neighborhood is shown in Table 2.3-3. These numbers reflect the net new growth discussed in the following strategies for each neighborhood. The strategies described below are based upon existing uses and development as of (December 2005) and proposed future redevelopment. The net new square footage is set forth below; however, the summaries also describe existing building square footage that may be removed as part of the redevelopment. The projects de- scribed are those that currently are anticipated; changes in the precise mix of project types and uses may occur in response to changing business conditions and corporate strategies adopted by Genentech. Building Area (Square Feet) Neighborhood Land Area (acres) Office Lab Manufacturing! Amenity Total Building FAR Warehouse Area Lower 55.1 290,000 880,000 395,000 60,000 1,625,000 0.68 Mid 23.8 135,000 680,000 0 95,000 910,000 0.88 Upper 46.4 1,327,000 0 0 60,000 1,387,000 0.69 West 36.9 430,000 0 200,000 107,000 737,000 0.46 Subtotal 162.2 2,182,000 1,560,000 595,000 322,000 4,659,000 Expansion 37.8 450,000 440,000 451,000 0 1,341,000 Master Plan Total 200.0 2,632,000 2,000,000 1,046,000 322,000 6,000,000 0.69 1. Expansion space is distributed in different neighborhoods. GenentechFacilitiesTen-Year Master Plan 119 Lower Campus Mid Campus Upper Campus The Lower Campus, which vvasparrofthe 1995 Plan, is . located. on the nonhem edge of the Planning Area adjacent. to the San Francisco Bay. lhe exisring(December2005). develop- ment.. . within the.. Lower Campus includes 415,000 square feetoflaboratoryspa.ce,601,000 square . feet of. manufacturing/warehouse space, 328,000 square feer of office space, and 9,000 square feet of amenities. Up to 145,000 square feer of office space, 70,000 square feet of laboratory.. space, 310,000 squarefeet.of manufacturing/warehouse .space, and. 4,000 square feet. of amenity space may be redevel- oped. Developments in 2006 include Building 51, a 35,700 square foot manufacturing build- . ing, and a 20,000 square foot manufacturing expansion of Building 3. Future developments that currently are anticipated within the Lower Campus include: The Upper Campus, which was part of the 1995 Plan as well, is located along the top of the ridge at the center of the Planning Area, dropping sharply to the north and west. The existing (December 2005) development within the Upper Campus includes 522,000 square feer of office space, 151,000 square feet of laboratory space, 123,000 square feet of manu- facturing/warehouse space, and 66,000 square feet of amenities. It is anticipated that up to 120,000 square feet of office space, 150,000 . Approximately 300,000 square feet of labo- square feet oflaboratory space, 125,000 square ratory space; and feet of manufacturing/warehouse space, and 25,000 square feet of amenity space may be Approximately 95,000 square feet of ameni- redeveloped. Future Upper Campus projects ties. that currently are anticipated include: The Mid Campus, which was also pare of the 1995 Plan, is located south of the Lowet Campus, adjacent to the San Francisco Bay. The existing (December 2005) development within the Mid Campus includes 159,000 square feet of office space and 441,000 square feet of laboratory space. Approximately 26,000 square feet of office space may be redeveloped. Future Mid Campus projects that currently are anticipated include: . Anew laboratory building adjacent to Build- ing 7 of approximately 165,000 square feet, with 140,000 square feet of laboratory space and 25,000 squarefeerof office uses; · BuUding 31, an approximately 151,000 square foot office building adjacent to Build- ings 32 and 33; . Approximately 775,000 square feet of addi- tional office space; . Approximately 180,000 square feet of addi- tional office space, . Approximately 20,000 square feet of ame- nity space; and . Approximately 570,000 square feet of addi- tionallaboratory space; · Structured parking. . Approximately 215,000 square feet of addi- tional manufacturing/warehouse space; . Approximately 60,000 square feet of ameni- tics; and . Structured parking. 20 I Genentech Facilities Ten-Year Master Plan West Campus The West Campus, thenewestadditiorl to the Genentech Campus, is west of the Upper Campus and is bordered by EastGcand Avenue, Allerton Street, and San Bruno HiU,TheWest Campus serves as a major poin1:of entry to the Project. Although pot currendy a pan oCthe existing GenentechR&D Overlay District, the campus is proposed to>beadded to the district as a part. of the MasterPlan,Theexist- ing (December 2005) development within the West Campus includes 660,000 square feet of manufacturing/watehousespace.i Genentech anticipates that up to 510,000 square feet. of this space may be redeveloped. FurureWest Campus projectsthatcurrendyare anticipated include: . A new child care facility of approximately 52,000 square feet for approximately 500 children at 444 Allerton; . Three new office buildings (BGI, B62, and B63) totaling approximately 450,000 square feet of office space; . A new parking strUCtUre to support approxi- mately 1,200 cars; . Approximately 330,000 square feet of addi- tional office space; . Approximately 200,000 square feet of labo- ratoty space; . Approximately 250,000 square feet of manu- facturing/warehouse space; · Approximately 55,000 square feet tional amenities space; and · Additional structured parking. Parking Strategy Complementing the neighborhood growth strategy, parking will be distributed within each neighborhood with emphasis on parking at campus entries. This strategy will reduce the need for vehicular trips within the campus, and will enhance walkability and pedestrian and bicycle safety. For a more detailed description of the campus Parking Strategy, including dis- cussion of overall demand and supply, refer to Section 4.4 in Chapter 4: Transporrationand Parking. Genentech Facilities Ten-Year Master Plan 121 2.4 Neighborhood Character and Use Lower Campus The Lower Campus neighborhood has direct access to the Bay Trail and views across the bay. One of two major gateways into the campus, the Lower Campus neighborhood comprises the northern edge of the Genentech Campus along Forbes Boulevard, from west of Gull Road to the northeastern shoreline. To the south, the neighborhood is bordered by the San Bruno Hill ridge and the Upper Campus above. The Lower Campus Central Spine runs through the middle of the neighborhood, parallel to Forbes Boulevard, and serves as a pedestrian pathway and the service vehicle route for manufucturing and distribution uses. Character and Use Lower Campus houses offices, laboratory; manufacturing, and warehouse buildings, and has direct access to natural amenities such as the BayTrail and San Bruno Point. As the land use structure of the entire Genentech Campus evolves with changing needs and activity fo- cuses, the more industrial nawre of the Lower Campus will change in emphasis and form. Redevelopment of multiple opportunity sites within this neighborhood, both along the Central Spine and along the Bay shoreline, will redefine the neighborhood as a multi-use research, development, and manufacturing core of the campus. With its key location off of Gull Road and Forbes Boulevard, the Lower Campus will command a strong role within the overall campus and mark the main enrry node to the Central Spine and Campus Loop. These functions and related design elements of the Central Spine and Lower Campus are desctibed in Chapter 3: Urban Design and in Appendix A:. Design Guidelines. 22 I Genentech Facilities Ten-Year Master Plan Develop the Lower Campus as the northern gateway to the Genentech Campus, in concert with its strategic location off of Gull Road and Forbes Boulevard. Create a strong neighborhood center at the Central Spine that provides a focus for building entries, pedestrian circulation, and employee gatherings, as shown in Figure 2..4-1. Promote streamlined movement within the Lower Campus, emphasiz- ing efficiency of pedestrian circula- tion and connections and allowing direct service and delivery access to manufacturing, utility, and distribu- tion uses. . Maintain hill and Bay views and ac- cess to the Bay Trail. Maximize ease of access and priori- tize pedestrian movement within the neighborhood. ..:,.'v' . '1". .~ .fo..O ~. .:j ~ C) 1<=::::'1 Existing Building to Remain Proposed Building Existing Open Space Hillside Central Spine Element Genentech Opportunity Site () Major Campus Entry Primary View ~ Primary On-street Pedestrian Path ~>.>.,..~ Secondary Pedestrian Paths Primary Off-street Pedestrian Path (Campus Loop) Open Space Connection Future Open Space or Activity Node BayTrail & Public Open Space . . . Central Utility Plant Figure 2.4-1: Lower Campus Concept Genentech Facilities Ten-Year Master PIanJ23 Mid Campus Advantageously located along the San Francisco Bay shoreline and bluffs, Mid Campus has unobstructed views across the bay. The Bay Trail continues through the neighborhood and provides views and open space at San Bruno Knoll. The Mid Campus is somewhat isolated geographically from the rest of the campus. Like the Upper Campus, the area is separated topographically from the neighboring Lower and South campuses. Character and Use Housing primarily research lab facilities, Mid Campus buUdings are grouped into multiple building clusters. The dose-knit, interactive environment, fostered by the existing con-figu- ration of buUdings, sets the foundation for a more integrated Central Spine Elemenr within the center of the neighborhood. Refocusing the Spine in to the center, new development will reinfOrce existing connections and create small- er, informal gathering and open spaces. The neighborhood will capitalize upon its unique setting by siting new buUdings and amenities to connect to existing connections and open spaces. 24 t Genentech Facilities Ten-Year Master Plan Foster research and development environment with opportunities for small, informal employee gatherings, Create open spaces, small plazas, and landscaped pathways that wlll serve existing and new development. Integrate the Mid Campus into the overall campus pedestrian network through connections to the campus loop and Bay Trail, Maintain connectivity to Lower, South, and Upper campuses. (!) I' 'I Existing Building to Remain !;;;;;;;;;;-J Proposed Building Existing Open Space Hillside Central Spine Element Genentech Opportunity Site Primary View ~ Primary On-street Pedestrian Path ~>...>.>> Secondary Pedestrian Paths Primary Off-street Pedestrian Path (Campus Loop) BayTrail & Public Open Space .'" ..., Central Utility Plant .... Figure 2.4-2: Mid Campus Concept Genentech Facilities Ten-Year Master PlanJ25 Upper Campus The Upper Campus has emerged as the geo- graphic center of the Genentech Campus. The Upper Campus neighborhood occupies the highest point of development on San Bruno Hill and is visible from US 101 and much of the East of 101 Area. The campus' high vantage point provides expansive views to the San Francisco Bay and beyond, including San Francisco and Mt. Diablo on clear days, as well as San Bruno Mountain and Sign Hill to the west. Of the neighborhoods directly abutting the Upper Campus, the Mid and West campuses are most accessible while the Lower and South campuses are separated by steep topography. Although the Upper Campus is land-locked, there are tremendous bay views to the north and south along the hillside. The neighbor- hood also possesses a significant connection to the Wmd Harp Park. Located ar the top of San Bruno Hill, the Wmd Harp Park are connected to the Upper Campus by a pedestrian pathway off of Grandview Drive. Character and Use The Upper Campus will serve as center of the campus with primarily administrative offices. Redevelopment will focus upon external place- making, views, and internal campus amenities, providing the foundation for an active Central Spine in Upper Campus. In addition, the Upper Campus will serve as the primary popu- lation center for the campus, with the greatest amount of intensity focused along the hillside to both capture views and define the Genentech Campus with a strong identity and skyline. 26/ Genentech Facilities Ten-Year Master Plan Expand upon research and develop- ment lab uses within the Lower Cam- pus, focusing on adjacencies to exIst- ing facilities and the Mid Campus. Establish a strong Genentech Identity and skyline with new development along San Bruno Hill. Create neighborhood and campus- wide amenities as anchors to the Up- per Campus Central Spine, as shown In Figure 2.4-3. Promote pedestrian movement within the Upper Campus through continu- ous pathways, well-marked crossings along Grandvlew Drive, and view cor- ridors to nearby amenities. Improve accessibility to adjoining campuses by expanding primary and secondary pedestrian connections (see Figure 2.4-3). Provide for shared pedestrian and service circulation along the Upper Campus Central Spine, . Continue development of office and administrative uses as the main Up- per Campus function. Distribute structured parking In Up- per Campus as it relates to the cam- pus-wide parking strategy. Transition interim surface parking on future building sites into consolidated cam- pus parking structures. See AppendiX A for design guidelines for parking structures and interim parking lots. C) Primary View ~ Primary On-street Pedestrian Path v"',,,,) Secondary Pedestrian Paths Primary Off-street Pedestrian Path (Campus Loop) Open Space Connection Future Open Space or Activity Node BayTrail & Public Open Space Figure 2.4-3: Upper Campus Concept I' 'I Existing Building to Remain he:':';:;;;] Proposed Building Existing Open Space Hillside Genentech Opportunity Site C:) Major Campus Entry Genentech FacilitiesTen-YearMaster Plan127 West Campus The West Campus is a new addition to the Genentech Campus, with much of the property acquired in 2004 and 2005. Bordered by East Grand Avenue to the south, Allerton Street to the west, and by San Bruno Hill to the east, this neighborhood's only direct adjacency to other parts of the campus is to the Upper Campus along a relatively steep ascent on GrandVlew Drive. The Campus Loop on the western base of San Bruno Hill connects the West Campus to Lower campus. As a result ofits limited con- nectivity, West Campus is relatively isolated from the rest of the neighborhoods, though it will serve as a major gateway to the campus from East Grand Avenue. Character and Use This separation from the rest of the Genentech Campus necessitates a more independent role for West Campus in terms of use and campus activities. Connections to the rest of campus will be along Grandview Drive and the Campus Loop (Figure 2.4-4). With its strategic location at the busy intersection of Grandview and East Grand, West Campus will serve as a major point of entry. Landscape, open space, signage, and building alignments along Grandview will emphasize this enny point. The West Campus geography and location define the intensity of development possible within the neighborhood. Greater FARs and building heights are possible along the west- ern edge of the neighborhood, where lower el:evations are substantially below those of the adjacent Upper Campus. The higher elevations within the neighborhood are both limired by Federal Aviation Administration regulations and the need to maintain a view corridor to the Wmd Harp Park. 281 Genentech Facilities Ten-Year Master Plan Develop West Campus as the major southern and western gateway into the Genentech Campus. Emphasize connections to the Upper Campus loop extension at the base of San Bruno Hili, and along Grandview Drive to Upper Campus. Intensify development and maintain views where available. Ensure that views from adjoining campuses are not compromised by higher development intensities and heights In West Campus. Develop administrative and office uses as the main West Campus function. Reinforce Genentech's parking strat- egy by concentrating parking at the campus entry (East Grand Avenue! Grandvlew Drive). See Appendix A for design guidelines for parking structures and interim parking lots. ~ IL.'- ~~ _.11 L.~:=ic:] Existing Building to Remain Proposed Building Existing Open Space Hillside Central Spine Element Genentech Opportunity Site Major Campus Entry <<-'. ,-,*-f Primary View ~ Primary On-street Pedestrian Path ~,......) Secondary Pedestrian Paths Primary Off-street Pedestrian Path (Campus Loop) Open Space Connection Future Open Space or Activity Node BayTrail & Public Open Space Figure 2.4-4: West Campus Concept Genentech Facilities Ten-Year Master Planl29 7his page intentionally left blank. 30 I Genentech Facilities Ten-Year Master Plan Courtyard at Faunders Research Center (FRC) with views ta San Bruna Mauntain. Genentech's unique setting and spectacular views of the San Francisco Bay and the re- gion define the campus as a major focal point within the East of 101 Area. The Master Plan capitalizes on natural and recreational assets of the site, using topography and views to create distinctive connections, gathering spaces, and campus identity. However, campus continuity and accessibility are challenged by steep terrain and high winds that accompany its hilltop and bayshore location. In response to this unique setting, the overall design objective is to create a walkable, pe- destrian-oriented campus within the context of a clear, cohesive campus identity. Thus, urban design themes in this chapter focus on connectivity, views, character, and pedes- trian experience, These themes are expressed in terms of materiality, signage, lighting, and site furnishings; as well as the provision and defini- tion of walkways and open space throughout the campus. In turn, the overall organization and hierarchy of these elements define campus neighborhoods, primary circulation paths, and areas for recreation and contemplation throughout the campus. This chapter presents urban design concepts as they relate to specific elements of the campus, and. ineludesdiscussion of. public streets, side- walks, and shuttle stops;. campus entries;. secu- rity and public access; pedestrian walkways; open space and views; and buUding massing and scale. Each. section provides goals and strar- egies that will guidefururedevelopment within the campus, which are. further . augmented by campus-wide. design guidelines in Appendix A. URBAN DES The following provide direction for developing the overall campus structure described in the previous chapter: Maximizing the waterfront and hilltop setting of the Genentech Campus; Facilitating pedestrian connections and accessibility along major campus corridors; Fostering vital and active pedestrian- oriented Central Spines within each neighborhood; Ensuring that development capitalizes on view corridors and fosters a human campus scale; Promoting flexibility to respond to long-term horizon and ensuring that the campus' development potential is realized; and Genentech Facilities Ten-Year Master Plan 131 3.1 Streets Street Network The Genentech Campus is comprised of two major streer nerworks: The primary streer network includes major connections to the East of 101 Asea and through streets within the campus; and the secondary, more informal street netWork that includes access and private roads that serve employee, shuttle, and service vehicles. These networks, along with changes to streets in the broader East of 101 Asea, are shown in Figure 3.1-1. Like the rest of the East of 101 Asea, the Genentech Campus street pattern evolved from natural topography and landfill development. Characterized by circuitous, irregular connec- tions, the resulting system of streets provides limited connectiviry both within and to the Genentech Campus. Within the campus, circulation is focused along four major streets-Forbes Boulevard, DNA Way, East Grand Avenue, and Grandview . Drive. Both Forbes Boulevard and East Grand Avenue serve as the main conduits to the Master Plan Asea from US-101 and other parts of the city, while DNA Way and Grandview Drive provides the only through connection within the main campus. Planned and implemented traffic improvements to the Oyster Point Boulevard and East Grand Avenue interchanges with US-101 funher underscore the primacy of Forbes Boulevard and East Grand Avenue as 32 I Genentech Facilities Ten-Year Master Plan major connections to campus. A potential fu- ture extension of Railroad Avenue by the City of South San Francisco would create a direct connection to the Genentech Campus at East Grand Avenue and Allenon Avenue. In addition to the major streets within the cam- pus, a secondary street network including in- ternal private streets plays an important role for service and freight movement. Some of these streers--like Point San Bruno Boulevard-are informal in nature and are shared by pedes- trians, service and delivery vehicles, shuttles, and automobiles. The Master Plan addresses new connections between neighborhoods and provides direction for design of additional pe- destrian crosswalks. These changes include: . Designating the Lower Campus Spine as a pedestrian-oriented street with limited al- lowance for service, delivery, and emergency vehicles; Connecting Point San Bruno Boulevard to South Campus via a proposed private road connection for service, shuttle, and emer- gency vehicles; and Providing pedestrian crossings to improve safety as the campus grows. C) Genentech-owned Property Other Genentech-owned Property Existing Building Planned 2005 Construction Projects Existing Connections Major Approach Primary Network _ Secondary Network Utility Road I Fire Lane o Interchange , Future Street Connection per South San Francisco (SSF) General Plan Future Caltrain Station Figure 3.1-1: Street Network ,", , , , , \ l ......-, Proposed Campus Entry Genentech Facilities Ten-Year Master Planl33 Streetscape and Charader Streets are. essential to. ca.m.pus.identity, move- ment,and pedestrian safety and comfort. Street design includes a wide variety of elements, such as sidewalks, mediaris,landscaping,site furnishings, lighting, andpavement.1hemes to considerin creating an effective street design include enclosure, .continuity, character,.. rda- tionship between pedestrians and traffic, shade, wind, and light. Streets in the East of 101 Area are largdy de- signed to facilitate automobile andrruckmove- ment. As Forbes. Boulevard. and Grandview Drive. transition into the Genentech. Campus, the higher speeds and limited visabilitycounter pedestrian and bicycle accessibility. By 2016, the Genentech Campus is projected to double. in size, substantially. increasing the number of employees and visitors to campus. Geographic expansion,. increased devdopment intensity and increase in the number of people using the campus will necessitate neighborhood connectivity by bicycles, pedestrian paths, and shuttles. Easy mOVe1llent between neighbor- hoods and buildings is key in fostering efficient collaboration and productivity for employees. Streetscape design and character will need to reflect the desired multi-modal campus circula- tion system, with greater accessibility for pedes- trians between campuses as well as neighboting businesses. Public streets will accommodate rraffic,bicyclisrs, . and shutdestops, as shown in Figure 3.1-2 and the potential cross-section of Forbes Boulevard in Figure 3.1-3. Likewise, along GrandviewDrive and DNAWay,hicy- dists and campus shuttles will be accommo- dated with bike lanes and pull outs (Figure 3.1- 4)..Wider sidewalks and pedestrian crossings along Grandview Drive and DNA Way are recommended to foster pedestrian comfort and safety~as illustrated in Figure 3.1-4-while. maps and signagewill help orientation. 341 Genentech Facilities Ten-Year Master Plan BUILDING 31 BUILDING 24 .......c.. c............... ,tfr... .~..,. ~L~ Figure 3.1-2: Streetscape Character at Grandview Drive Landscape dements and .. responsiveness. to setting are also key issues. in street design and character. Aunified landscape palette will knit the. campus together: consistent unified tree planting and street .treatments. along. public streets will promote continuity, distinction, and identity for the Genentech Campus. Continuity along Grandview Drive is especially important, as the. street is the. main connection through the campus. As such, approximatdy 25 percent of the landscape along Grandview Drive. will be improved to foster and enhance.. campus identity. Landscape elements along Grandview and throughout the campus will be consistent with East of 101 Area Plan Guidelines for street trees and landscapehuffers. In addition, a unified lighting concept through- out the campus. will also enforce. Genentech's identity thus, . improvernentsto lighting along public streets .. will. be . consistent with lighting within the campus at pedestrian walkways and parkingJot areas. These will provide adequate lighting and will be reviewed and approved by the City. 4ft Sidewalk 12ft T.- lone 12ft T",,,,, lane Medisn 12ft T~ lone 12ft r,.."" lane .ft -"' Existing I .ft 4ft 12ft 12ft 4ft 12ft Sidewalk Bike Travel Lane Travel Lane Median Travel Lane I 12ft 4ft 4ft Travei Lane Bike Sidewalk Proposed Figure 3. t-3: Existing and Proposed Sections Of Forbes Boulevard Existing streetscape alang Forbes Boulevard near Gull Drive. Genentech Facilities Ten-Year Master Plan 135 Similar ta Grandview Drive, wide travel lanes, street parking, and narrow sidewalks characterize the northern end of DNA Way. Existing I 4ft Sidewalk 1611 Travel lane 1611 TnweI lane 811 411 PaI1dng SideWalk '4ft lOll SicleW6llr Shutt'''' Stop 12ft TI(Jve/ lane \' \l4ft SideweJk 411 Landscape lwffer Proposed 12ft TI>Jve/ lane Figure 3.1-4: Existing and Proposed Sections at Grandview Drive 36 I Genentech Facilities Ten-Year Master Plan Shuttle Stops Street landscape will also play an important role in shuttle stop design. Landscape buffers be- tween the sidewalk and street edge will control and define opportunities for pedestrian cross- ings. Likewise, plantings adjacent to shuttle stops will create a distinct, identifiable setting and boundary for the shuttle stop areas, as well as sun and weather protection. Landscape and site design strategies will include: Shuttle circulation is an integral element of the Genentech Campus,-:thus,the design and location of shuttle stops play an important role in the campus streetscape.The relationship of shuttle stops to public streets .isdemonstrated in a future plan and DNA Wayin Figure 3.1- 5. Utilizing the existing width of the street, shuttle stops. will be located along the edge of the right-of-.way.Pedestrian. crossings adjacent . to the shuttle stops will be improved .by shorter curb-to-curb distances..through the.. use of- sidewalk bulb-outs on DNA Way and typically along Grandview Drive. Bus bays will. be.. uti- lized at campus stops on Cabot Road and the GrandviewDrive stop near the East Grandview Avenue intersection. Site appropriate landscaping for weather and sun protection, and to define shuttle estop area;. · Exterior waiting area adjacent to shelter and sidewalk; . Sidewalk access meeting ADA accessibility standards; and · Concrete platform. Landscaped buffers along the sidewalk edge define shuttle stop and crosswalk locations. For Shuttle Shelter design guidelines, see Appendix A. ..,,-----.~'.. '"" '''-', :__-t /~'~~l-..i- : >.. Figu;e 3.1-5: Relationship of Shuttle Shelter and Stop to Street GenentechFacilitiesTen-Year Master Plan 137 Crosswalks Complementing srreetScape. and shuttle stop design and location, . campus crosswalk design focuses on safe and efficient circulation between campus. buildings, alternative transit modes, and parking areas. Campus crosswalks are comprised of two differ- enttypologies,thedesign of which arerdated to location and traffidlow along public streets. Type I crosswalks..are used at locations where vehicles are brollghttoa contro!ledand uncon- tro!ledstop, and thus comprise painted striping. Type Il crosswalks are used at crossings where vehicles are not brollghnoacontrolled stop and where there is potential for high pedestrian traffic (e.g. mid-block crossings).Thus,these crosswalks are designed to be conspicuous for drivers: The crosswalk is identified<bya more visible striping pattern as well asflashersandl orpedestrian-acrivated signalization. Retain streetscape experience with consistent planting approach, provid- ing sense of enclosure, and protec- tion from wind, sun, and vehicles. Create sense of campus entry at East Grand Avenue and Grandview Drive as well as the Forbes Boulevard entry to campus. Retain Forbes Boulevard and Grand- view Drive corridors as key access routes through the Genented1 Campus. Foster a pedestrian-friendly envi- ronment with special emphasis on pedestrian crossings and continuous sidewalks. View of Typical Type (Crosswalk at controlled stop. View of Typical Type I Crosswalk at uncontrolled stop. Typical Type /I Crosswalks will have similar striping with in-groundflashersc 381 Genentech Facilities Ten-Year Master Plan Support the City's efforts for any necessary modifications to the cam- pus public streets. Implement traffic calming measures on Forbes Boulevard, DNA Way, and Grandview Drive. Develop cohesive facility streetscape with consistent site elements includ- ing lighting, signage, site furnishing, and bus shelters. Use landscape to create a distinct campus identity, including landscape strips, consistent street tree spacing, and repetitive planting elements. landscape elements should be con- sistent with East of 101 Area plan Policy DE-56. Enhance sidewalks by separating pe- destrian and vehicular movements. in C!) o o @ Standard Striping Special Pavement with Flashers or Signals Pedestrian Zone with Special Paving c::J Existing Crosswalk li2$2l Future Crosswalk Proposed Route Stops . CaltrainlBART/GenenBus Shuttle Stops X Main Building Entrance - Gateway Express Shuttle DNA Shuttle (Bi-directional) South Campus Shuttle (Bi-directional) Future Extension to BayWest Cove Figure 3.1-6: Proposed Crosswalk Locations at Genentech Campus Genentech Facilities Ten-Year Master Plan139 3.2 Campus Entries Campus entries provide a significant visual and physical demarcation of campus identity and perimeter. Designed to welcome both employ- ees and visitors, campus entries are not intended to limit access on public streets or hinder public access to the Bay Trail.. Rather, emphasized by a. combination...of streetscape, landscape, .and signage elements, these entdesserve as wayfind- ing tools for campus visitors and.thepublic. The . Genentech Campus has two major en- trances into thecampus-rhe intersection of Grandview Drive at East Grand Avenue in West Campus and Forbes Boulevard at DNA Way in Lower Campus (as identified in Figure. 3.1-1). With Genentech-owned parcels on. both sides of Grandview Drive at East Grand Avenue, .the West Campus entry will become the primary entrance for employees and visitors. This entry will be further emphasized once the Railroad Avenue/East.. Grand Avenue road.. extension. is fully realized. (See SectionA,l for future road improvements in the East ofl01Area.) As redevdopmentoccurs in sites adjacent to these campus. gateways, . distinctively-designed srreetscape,.landscape, andsignage elements will. establish these areas as important transi- tions into the campus environment. Campus entry design may incorporate several elements: 40 I Genentech Facilities Ten-Year Master Plan · Landscape elements such as trees, colorful foliage and Howers, eanh berms, and low walls; . Changes in hardscape materials, through dif- ferences in tenure and color; . Special lighting elements, with emphasis upon design and placement; · Monument signage, incorporated into land- scape and hardscape design; and . ~~=~ public artwork such as sculpture Public Art As used in this Master Plan, "PublicAn" means works of art conceived and executed in any discipline or medium, including visual, me- ilia, and temporary works. These works of art will be located at campus entries and strategic locations on campus where they will be visu- ally accessible to the public from public streets or public parks. The installation, movement, or replacement of Public An required in this Master Plan shall be subject to approval by the Community Development Director with respect to the quality of artwork, but not the subject marrer, media, or discipline. Enhance the Genentech Campus' unique identity by emphasizing entry points. Establish dear wayfinding tools and directions for visitors to follow. Provide Visitor Stations at campus entries to assist visitors and public. Enhance the sense of arrival at key entry points to the campus through landscape, signage, and other design elements (shown in Figure 3.1-1). Provide for visitor assistance areas at campus entry points, Maintain and enhance the campus signage program for wayfinding. 3.3 Security and Public. Access Public access, safety, and security areiIIlportant issues to address in an open campus environ- ment like the Genentech Campus. With the Bay Trail and Wmd Harp Park located within the campus Planning Area, incorpotating both employee andpublicac:cesstotheseareas is es- sentialto maintaining an open, well-integrated campus environment and experience.. As such, in support of an. open, accessible envitonment, the campus perimeter will.. only be defined by landscaping and earth berms. In addition toaccessibili~ the security and safety of Genentech employees and visitors also affect the campus quality of life. As such, the Mastel' Plan focuses on methods to ensure ease ofaccess and parking for visitors, as well as on- campus employee safety. Assistance to visitors and employees will be available at campus "visi" tor stations," where visitors will be greeted by Genelltech staff and.receivebadges, maps, and directional assistance. Building lobby reception areas will also provide. assistance. to visitors as needed. Specific goals and measures to ensure campus access and security are listed in the fol~ lowing goals. and strategies. Genentech FacilitiesTen-Year Master Plan 141 3.4 Pedestrian Connections A strong pedestrian network is essential to. en... sure an integrated andwalkablecampus.The coordination... of . pedestrian .IDovement. . with shuttle bus stops will .enhance neighborhood and campus connectivity. Likewise, clear and well-designed pathways,signage,. and design of buildings can increase the coherence of the campus. Site elements such as trees, paving, and seating/benches can further define the character and role of pathways. While campus-wide . and neighborhood con- nectionsare more efficient and direct in nature, pathways can also be designed to be contempla- tive or to enable jogging/running, and can help promote connections tothebayfront and the Point San Bruno Park.. These different typolo- gies forma rich, multi-layered circulation net- work, offering multiple choices for movement and experiencing the campus. As described in Section 2.1: Campus Structure, campus circulation occurs at several levels. Like the varied street network on campus, the pe- destrian environment is a system of pedestrian walkways (illustrated in Figure 3.4-1). In the Master Plan, the primary layer comprises the Central Spine elements within each neigh- borhood and the major connective elements between them. The neighborhoods are further connected to each other and the rest of the campus by a secondary network of walkways. 421 Genentech Facilities Ten-Year Master Plan Primary Walkways The primary pedestrian network helps facili- tate the movement of people throughout the campus and connect transit stops and parking facilities with other campus destinations. These walkways include campus Central Spines and the major crosswalks and walkways that con- nect them. This overall high-traffic pedesttian system comprises the Campus Loop. Shown in Figure 3.4-1, the Campus Loop walkways will be identified through distinctive design of pav- ing, landscaping, site furnishings, and lighting. These elements will be consistent within each neighborhood. However, variations in design will occur to accommodate specific uses and character of dif- ferent neighborhoods. For instance, the Lower Campus Central Spine has limited vehicular access, thus creating a shared use condition between pedestrians and vehicles. As a result, specific design measures that facilitate vehicular movement while ensuring pedestrian safety will create a unique Central Spine environment for the Lower Campus. Design guidelines that per- tain to this Central Spine condition are listed in Appendix A.2: Vehicular and Pedestrian Accessibility. Further discussion of Central Spine design and development is included in Section 3.7 Central Spines. The remaining Campus Loop walkways and Central Spines are designated as primarily pedestrian circulation paths. These paths will be demarcated by the use of specific paving and landscape materials, and will incorporate site furnishings for seating areas that access views, building entries, and quiet areas for contemplation. Varied plant material and use of natural topography adds visual variety to the Mid Campus. Create a safe and accessible pedestri- an environment for high-pedestrian traffic connections. Create a continuous, cohesive off- street pedestrian connection that links the lower, Upper, Mid, and West Campuses. Minimize future conflicts between service and goods movement and pedestrian walkways. Support pedestrian movement with frequent circuits of the shuttle bus and well-placed and designed shuttle shelters and crosswalks. (Refer to Section 3,1 for shelter placement and design.) Use consistent lighting design and light levels along campus pedestrian walkways, using appropriately-spaced 15-foot high fixtures. See Appendix A: lighting, for design guidelines. . Design walkways with a minimum width of five feet, with higher-use walkways as 6-8 feet wide, depend- ing on volume of traffic. Use materials outlined in Appendix A: Hardscape Materials and Textures. Provide site furnishing along Central Spines, including seating elements for views, next to entries, and areas for quiet contemplation. Use site elements such as landscap- ing, site furnishings, and changes in paving materials to accommodate both pedestrian and vehicular traffic where access is shared. Genentech Facilities Ten-Year Master Plan 143 Secondary Walkways These off-street walkways traverse hillsides or streets to make direct connections betWeen neighborhoods and to major site dements such as the Bay Trail and the Wind Harp Sculpture Park (see Figure 3.4-3). This second tier also includes walkways that are more recreational in nature, connecting to the Campus Loop, neighborhoods, and natural assets via a net- work of less-direct pathways along hillsides and bluffs. This recreational element of the pe- destrian network offers an additional realm of experience to the campus, serving as an asset for employees and accentuating the natural setting and environment. New connections in the Master Plan provide a combination of physical and visual linkages to help pedestrians navigate betWeen neigh- borhoods. They include stairs and ramps to travetse often formidable elevation changes; enhanced site and pavement dements for connections along the Campus Loop, Forbes Boulevard, and Grandview Drive; and Central Spine or walkways within each neighborhood. With incteased connectivity and accessibility, employees will be able to cross to neighboring campuses and amenities easily and efficiently. 44/ Genentech Facilities Ten-Year Master Plan Top: Potential connection from Campus Loop between Lower and West campuses. The quality of design could be similar to that of the secondary pathway in Mid Campus shown at bottom. Create an alternative campus trail network that emphasizes the natural environment. Foster physical and visual linkages between neighborhoods and site amenities, using landscaping to en- hance campus walkability. Use landscaping to enhance pedestri- an pathways, providing visual interest and variety, as well as moderate wind protection. Enhance pedestrian accessibility through the use of ramps and stairs as vertical circulation options between neighborhoods. Use view corridors and sight lines along walkways to visually connect neighborhoods, open spaces, and amenities. Align paths and stairs to views of the mountains, the bay, and distant open spaces, when possible. Create an informal landscape design aesthetic for secondary walkways throughout the campus, incorporat- ing site furnishings and signage where appropriate. \ \ \~>\: \ "\ ! 'I I' , I ~ 02 Cl i-J w o .eI ; \ \ \ C) Primary Walkway -- On-Street Campus Loop Non-Genentech-owned Campus Loop Connection Secondary Walkway Neighborhood Connector Informal Path ............ Public Space and BayTrail l.........;..J Genentech Owned Building - Existing to Remain Genentech-owned Building with Potential for Redevelopment 2006 Proposed Building Figure 3.4-1: Pedestrian Network Genentech FacilitiesTen-Year Master Plan I 45 3.5 Views Views of San Bruno Mountain, San Francisco, the San Francisco Bay, and Mt. Diablo are significant assets to the Genenrech Campus. Disrant views and a sense of expansiveness are critical to balance the circuitousness of pedes- trian and vehicular circulation, as well as the varied topography and limited sight lines within the campus. The Master Plan supports preserv- ing and reinforcing existing views through the development of view corridors along the Campus Loop. View of the Bay os seen from Founders Research Center. 46 I Genentech Facilities Ten-Year Master Plan Maintain views of San Francisco, the San Francisco Bay, San Bruno Mountain, and Mt. Diablo with ap- propriate development standards. Capture views of San Bruno Moun- tain and the Bay as Upper Campus sites are redeveloped. Maintain view corridors to the Bay, San Francisco, Mt. Diablo, and San Bruno Mountain. Discourage construction of bridges in view corridors. Ensure that streetscape design in the designated corridors has appro- priate planting for preservation of views. Align buildings and orient outdoor spaces to view opportunities (as shown in Figure 3.5-1). (!) View Opportunity ~. Genentech Owned Building - Existing to Remain Genentech Owned Building with Potential for Redevelopment 2006 Proposed Building Figure 3.5-1: Views Genentech Facilities Ten-Year Master Planj47 3.6 Open Space Campus landscape designprovidesafrarnework for an overa.llGenentech identity. Within this framework, .. each. neighborhood is.. developed with its own unique. character, utilizing varia- tionsin plant type,variety,and design. Open Space Network The Genentech Campus open space network, as first defined in Chapter 2: Land Use and Structure, consists of multiple open space des- ignations: public (such as the Bay Trail), passive (non-developable bluffs), connective (land- scaped pedestrian connections betWeen major open spaces), and neighborhood-oriented (pla- zas, courtyards, lawns, etc.). These spaces are interwoven throughout the campus and play an important role in how neighborhoods and the overall campus are structured. Whether they are formal lawns, informal courtyards or plazas, or shoreline bluffs and park areas, open space and views throughout the campus provide a basic organizing element for buildings, streets, and walkways. 48 I Genentech Facilities Ten-Year Master Plan Figure 3.6-1 shows the overall extent of open space throughout the campus. As current surface parking areas are filled in with devel. opment-both built and landscaped-the campus built environment will intensify. New development will be focused around key open spaces that either are structUred along a neighborhood Cenrra.l Spine, or focused on connectivity betWeen major natural. elements like the Bay shoreline, views, or hillside bluffs. These open spaces which are comprised of courtyards, lawns, walkways, and p.lazas-are shown in relation to the built environment and major connective spaces, as well as hillside and shoreline areas in Figure 3.6.1. The following sections describe the campus open space network in greater derail, and in. clude discussion of public open space such as the Bay Trail and Wmd Harp park; passive and connective spaces such as the bluffs and walkways through the campus; and neighbor. hood-oriented space that directly relates to the built environment. Landscape design is also discussed, in relation to the concept of formal and informal landscapes and their relationship to the natural environment and architecture of the campus. C9 Passive Open Space Connective Open Space BIll Genentech Courtyards and Plazas Public Open Space Neighborhood Oriented Open Space 3.6-1: Open Space Network Genentech Facilities Ten-Yeat Master Plan I 49 Public Open Space Public open space adjacent to the Genentech Central Campus is part of a regional network of parks and trails including the BCDC Bay Trail. This waterfront area is the "front porch" of the campus, with vistas across the Bay to Mt. Diablo, San Francisco, and the San Francisco International Airpon. With a dramatic land- scape of bluffs and points, the waterfront is an area for sitting, walking, jogging, and bicycling along the water's edge. These activities will be enhanced bypublicam.enities provided by Genentech, including a Jood . concession and public restroom facility and recreational. space along Forbes Boulevard.. In addition,. expanded parking availability in parking lots adjacent to the Bay Trail along Forbes. Boulevard on weekends. and evenings will also.. suppon . use and access. to public open space. Figure 3.6-2 provides an overview of these. open space public facilities. The Wind Harp Sculpture Park is located in the center of the Genentech campus, at the top of San Bruno Hill, more of a visual icon within the campus. Like the waterfront area, providing public access to the park will also be essential in creating a varied and well-connected open space netwOrk within the campus. View of San Bruno Point along Bay Trail. 50 I Genentech Facilities Ten-Year Master Plan Figure 3.6-2: Bay Trail and Shoreline Amenities Passive and Connective Open Space Additional passive spaces within the campus include the bluffs and ridges along San Bruno Hill. Part of the network of shoreline bluffs that extends through the campus, these steep slopes act as both dramatic backdrops and foregrounds for the Lower, Mid, and Upper campuses. Although these spaces are limited in terms of occupation, the Master Plan establishes key pathways and connections between neigh- borhoods that allow employees and visitors to experience the open space through circulation and pathways. More defined connective open spaces link ma- jor open spaces to public amenities and primary circulation paths through visual and physical means. (See Figure 3.6-3) Planned new green connections include: . Lower Campus to Upper Campus hillside stair and landscaped pathway; and . Open space promenade from the Lower Campus Spine to the Bay. Neighborhood-Oriented Open Space Within the campus, a series of outdoor spaces, including counyards, plazas, and central greens, define the Central Spines of each campus neigh- borhood. Located in the hean of each neigh- borhood and forming the nodes of the Campus Loop, they are the most visible elements of the open space network within the campus. (See Figure 3.6-2) A series of open space transitions, courtyards, and promenades, these spaces will be active and open in response to their settings, capitalizing on vistas and view corridors, as well as proximity to amenities. Landscape Design Campus landscape design starts at the edge of the San Francisco Bay and the Bay Conservation and Development Commission's (BCDq Bay Trail. The planting palette is a carefully de- signed balance between California native and Mediterranean plants, creating a California coastal aesthetic. When planted in natural Rowing patterns, an informal design character for the perimeter surrounds the neighborhoods and extends to meet many of the pedestrian spines. Moreformalized landscape design exists within the neighborhoods and along major pedestrian and open space connections. Keyopponunities for . distinctive design. features ... in . the Master Plan . include neighborhood Central Spines, campus enrries, and open spa.ces.The campus open space network also includes 4,200 linear feet of naturalbluffs and steep slopes that pro- vide opponunities forviews, pedestriancircula- tion,. and passive recreation. Design guidelines for how both fonnal and informaL landscape design is integrated into natural. and built environments of the campus are.. included in Appendix A Create a rich landscape palette combining formal and Informal open spaces and plantings. Provide open space within each neighborhood. Develop a network of connective open spaces between neighborhoods and campus amenities. . Maintain accessibility to recreational opportunities along the shoreline and at the Wind Harp Sculpture Park. . Maintain a California coastal aes- thetic along the shoreline, combining California native and Mediterranean species. Balance informal planting groups throughout the campus, with for- mal trees and hedging demarcating Important pedestrian walkways and open spaces. Use physical or visual connec- tions to link open spaces between neighborhoods. Provide well-defined, landscaped open space and pedestrian connec- tions to waterfront and Wind Harp Sculpture Park. Provide more formal planting along Grandview Drive and at campus entries. Create pathways along hillsides and bluffs to increase and diversify open space access and experiences within the campus. Genentech Facilities Ten-Year Master Plan 151 3.7 Central Spines Developed as asingularelem.entthatwould connect. the Lower Campus and Mid Campus facilities in the original 1995 Plan, the Central Spine concept.was.envisioned as a linear com- posite . of circulation routes and open spaces that. would accommodate. employees, . material movement, and service and emergencyvehicles. The spine would also "encourage interaction between Genentech employees by providing gathering places and amenity spaces. along the spine.". .This . concept of the.. Central. Spine as a neighborhood. asset. and . circulation. path has been . refined and expanded on. in the Master PIa.n. Centtal Spines, as. defined. within this .. Master PIa.n,esrablishthe primary structUre. of each campus neighborhood. Rather than a single el- ement through the entire campus, each Central Spine respondsro the specific character, set- ting, and topography of each neighborhood. The Central Spines function as the primary circulation. and organizational element of each campus neighborhood: Spaces for. employee gatherings, services, and amenities. are . located off of the Central. Spine. Pedestrian circulation and activities are the primary functi.ons of each spine, with vehicular traffic restricted toemer- gency .access. 521 Genentech Facilities Ten-Year Master Plan Neighborhood open spaces will complement and connect to the Central Spines. These open spaces (courtyards, lawns, plazas, etc.) will be oriented to views and access to the waterfront and the surrounding areas. The existing Central Spine within the Lower Campus will transform as the development character of the neighborhood changes. As the neighborhood transitions into more office and laboratoty uses, the internal function of the neighborhood will change, allowing for a more pedestrian-oriented Central Spine. Design of this spihe will focus on pedestrian-specific site elements such as special paving and la.ndscape buffering that place priority on pedestrian movement and safety. Open space and pedes- trian amenities will be developed in tandem with new infill development within the campus and the replacement of existing building func- tions and typologies. Ukewise, the development of the other neigh- borhood Central Spines will occur as each neighborhood is developed. Special emphasis will be placed upon designing buildings and open space that are oriented along the Central Spines, providing entries and connections to internal building functions and amenities. Mid Campus Central Spine. Lower Campus Central Spine. =- I i . -~ I...i.._ FIgure 3.7-1: Upper Campus Central Spine Concept . Establish distinct Central Spines as the major organizing element within each campus neighborhood. . Promote walkability by locating amenities and open spaces along the Spine. Emphasize pedestrian environment by restricting vehicular access within Central Spines. ~ K##d'1. . Develop Central Spines in tandem with neighborhood redevelopment. . Locate buildings fadng the Central Spines where possible. . Ensure that Central Spines are attrac- tive destinations, offering pedestrian comfort, maximizing sun access and views, and creating wind barriers for large open spaces through a va- riety of Implementing mechanisms including: ' - Site landscape and design elements; - Strategic height limitations and building massing; - Locate building entrances and amenities with direct access to Central Spine; - Maximized window openings at pedestrian level. Genentech Facilities Ten-Year Master Plan I 53 3.8 Building Orientation, Massing, and Scale For discussion of Floor Area Ratio, see Section 2.3: Articulation Land Use and Development Program. This section addresses the overall scale and form of devdapment within the Genentech Campus in terms of arientatian, building heights, articulatian, and develapment scale. These dements af design directly affect the averall campus enviranment and identity, and will vary acrass the campus. Accommadating differences in topagraphy, lacatian, intensity, and land uses, the averall massing structure af the campus addresses two. majar devdapment cancepts: 1. Develapment scale throughaut the campus will suppart pedestrian-ariented enviran- ment alang majar circulatian routes; and 2. Devdapment will follaw the principle af "stepping dawn" to. the waterfrant to allaw buildings an the bluffs to. maintain view cartidars. This develapment structure is expressed in terms of specific building and massing can- cepts, including building heights, articulatian, and develapment scale. Orientation and Relationship to Street Orienting campus buildings indentriestama- jar public streets will cantinue to. be a guiding design principle for new campus. develapment. This direct relatianship af building activity to. the. street is accamplished by the placement af building entries and fenesnatianalang the street edge. Building massing and design will also. suppart thisarientatiallthraugharticula- tian af entries and the street walL Likewise, building placement withinthe>site will focus an establishing a clearanddistincr edge and identity alang the street:. 541 GenentechFacilitiesTen-Year Master Plan Variatians in building massing, height, and streetwall are essential factars af a pedestrian- ariented campus enviranment. An intimate scale af develapment can be achieved thraugh harizantal and vertical articulatian-varied building heights within neighbarhaads ar building clusters, recesses and prajectians, windaw articulatian and treatments, and raaf forms contribute to. averall campus textUre and character. Building articulatian and visual interest are especially impartant far large flaar- plate structures such as thase needed far R&D and manufacturing facilities with significant massing alang the street ar Central Spine level. Pedestrian scale can be achieved with street- level entrances and fenestratian, canapies, contrastS in wall treatment, harizantal articula- tian, and varied landscaping. Articulating and stepping back higher flaars af taller buildings allaws greater sun expasure and views and minimizes averall building mass at the ground levd. Detailed standards far massing are given in the Urban Design Guidelines in Chapter 6. Ensure that building heights and massing maintain key views to. the Bay and San Bruna Mauntain. . Maximize Genentech skyline (within FAA height regulatians) alang San Brune Hill to. establish a strang visual identity far the campus fram US-101 and the East af 101 Area. . Take advantage af building massing to. pravide sun access and articulatian to. wind-sheltered pedestrian spaces, caurtyards, and entrances. Building Scale and Setbacks In additian to. FAA standards, the Master Plan keeps a maximum building height limitatian af 150 feet abave graund level an buildings within the campus. (Figure 3.8-1 shaws FAA height and naise standards, as well as the 60db naise cantaur.) Strang consideratian af views and access to. natural light will be given in the size and lacat- ing af new buildings. Additianally, building placement and site canfiguratian will maximize and consalidate accupiable apen space with a maximum lat caverage af 60 percent. Likewise, cansistent building setbacks will strengthen the identifiable . street edge, establishing.a rhythm and repetitianwith adjacent buildings. Hawever, . > madulatian af...the . building edge with >courtyardsand building> articulatian will be key in. praviding visual interest. A mare detaileddiscussian af building scale and place- mentis. provided in architectural guidelines in Appendix A and theSauth San Francisco Municipal.Cade,> Chapter 20.39 and 20.40. . Articulate larger-f1aarplate structures to. break dawn the scale and massing af the building and to. allow visual and physical parosity af the campus. Require harizantal building articula- tien alang Central Spines and majar pathways to. create Human Scale. . Maximize sunlight on pathways and open spaces in Central Spines and caurtyards thraugh building stepbacks. __n_ Height Contours I..... Noise Contour -200.00- Feet Above Sea-level EB Note: Height contours represent a sloped conical surface above sea level from 160.9 to 360,90 feet. Source: San Mateo County Airport Land Use Commission. 2000. Figure 3.8-1: FAA Height and Noise Contours Genenteclt Facilities Ten-Year Master Planl SS Wind The windy and often cool San Francisco Bay climate plays an important role in defining the character and design of the Genentech Campus. Situated at the eastern end of the San Bruno Gap between the San Bruno Mountain range and the Coastal Range, the East of 101 Area experiences strong winds during the spring and summer months, as illustrated in Figure 3.8-2. Afternoon winds can typically reach 25 knots, and combined with the cool bay air, often create harsh and uncomfortable walk- ing conditions within the Genentech Campus. While imracampus shuttles offer pedestrians alternatives to walking, shorter and more di- rect pedestrian paths could expand the overall walkabiliry of the campus. To foster this pe- destrian movement, wind breaks and sheltered areas will be key elements of landscape, build- ing, and site design. Building design will also consider entry conditions to buildings using landscape, revolving doors, or any other archi- tectural solutions. Winter Spring Seasonal Variability Winds are strongest during the late spring, summer, and early fall. Fall, wimer and spring mornings are usually calm, with light bay breezes from the east and northeast. By early afternoon, the wind fills in from the west and increases in speed, decreasing again by early evening. Summer winds are almost always from the west, and can regularly gust to 30 knots. Figure 3.8-3 shows the general direction of wind throughout the year. Figure 3.8-2: Westerly winds funnel through the San Bruno Gap, bringing cool ocean air to the Genentech Campus. 5 kts, variable < 10 kts, variable PMspoed,dkedidn 5-10 kts, West 10-20 kts, West Figure 3.8-3: Seasonal Wind Variability 561 Genentech Facilities Ten-Year MasterPlan Summer 5-10 kts, West 15-25 kts, West Gusts to 30 kts Fall <10 kts, variable 10-20 kts, West 3.9 Sustainable Design The creation. of a campus environment that embodies. a. committnent to physicaL and. .so- cial well-being is an imponantdement.ofthe Master Plan.. Several strategies are direcred to- ward sustainable growth and design, including land use that emphasizes in/ill development and structured parking, as well as transPOrtatiOIl programs that encouragerhe use: of alternative transit to and from the campUS. These strategies directly or indirectly promote sustainable devel- opment patterns for future growth. They. also contribute to the City of South San Francisco's goals of protecting, conserving, and enhancing the city and regional environmental resources. Sustainable site planning pracrices, such as those that decrease run-off or the need for wa- . ter. for . irrigation, are especially critical for the Genentech campus because of the area's prox- imity to the bay shoreline. and habitat. Design strategies . that... .enhance. . the . environmental qualiry of the Genentech campus. incluclehabi- tat-appropriate. landscape design with low..wa- ter consumption planting, as well as increased permeable stlrfacesrhrough infiUdevelopment and green space over existing surface parking areas. Working in tandem with resource conservation, campus... building. ..and.. infrastructure design is Jocused on minimizing energy and water . consumption, .. while .maximizing the. use .of renewable. resources. > Genentech. has. identi- fiedspecific goals anclstrategiesro promote sustainable and environmentally.appropriare site. planningpracrices and facility. design for future development. Utilize a comprehensive approach to design that relates site plan building design, and Ian to the natural campus respecting the versityof natural s the campus. Incorporate the anal s of sus- tainable design development process, considering sustainable principles that minimize resource consumption and maximize on-site conservation. Employ architectural design methods that include such aspects as the use of solar shading devices and white roofing materials control solar gain. Utilize high.. recycle-content. building materials, when appropriate. and GenentechFacilitiesTen-YearMasterPIan 157 This page intentionally left blank. 58 I Genentech Facilities Ten-Year Moster Plan TRANSPORTATION AND PARKI The growth of the Genentech Campus will in- crease the volume of people that come to cam- pus. The Master Plan includes projects to sup- port the projected traffic volumes and ptO- grams to encourage the use of alternative modes of transportation. The Master Plan includes guidelines to ensure adequate parking fot visi- tors and employees, as well as convenient and efficient movement between different campuses and neighborhoods. A key element of accom- modating these transportation needs will be an effective combination of transit connectiv- ity, Transportation and Demand Management (TDM) Programs, and parking efficiency. This chapter outlines several initiatives that: promote traffic reduction and alternatives to automobile use; expand and improve the shuttle program; improve parking; streamline goods and service movement; and integrate the Genentech Campus with the surrounding area using a variety of modes. Each transportation and parking issue presents existing conditions and issues and develops goals and strategies for future change. Located near the San Francisco International Airport (SFO), Genentech is connected to regional transportation facilities primarily through surf.u:e arterial streets and shuttle ve- hicles. Figure 4-1 illustrates the campus loca- tion in the context of the San Francisco re- gional transit system. US-10 1, located less than one mile west of the Central Campus, provides a crucial linkage. The South San Francisco Caltrain station is located less than one mile away from the campus as well, and is currently proposed to be relocated to enable shuttle pick- ups directly from the East of 101 Area. The South San Francisco BART station-also con- nected to the campus by shuttles--is located at Mission Road and McLellan Drive. A vast majority of Genentech South San Francisco employees live on the San Francisco Peninsula, as shown in Figure 4-2. The proposed expansion of current transit focuses upon these key areas ofhigh employee concentration. The following concepts are further refined in goals and policies for each transportation and parking issue: Strengthening and expanding Genen- tech's comprehensive transportation demand management (TOM) program to minimize single-occupancy vehi- cles traveling to campus throughout the day, and to meet or exceed the South San Francisco Congestion Man- agement Plan, the City's TOM Ordi- nance, which targets for a 30 percent employeepartldpatlon (see Section 4.3); Streamlining campus circulation and connectivity of all neighborhoods In the East of 101 Area for shuttles, ser- vice vehicles, and goods movement; Minimizing intracampus auto traffic by strategically concentrating parking areas within each neighborhood; Creating a flexible parking supply In- frastructure and implementation plan that responds to development and parking demand needs (see Section 4.4); Accommodating multiple modes of transportation on the existing campus street network; and Complying with the city's transporta- tion objectives for the entire East of 101 Area as well as the regional ob- jectives. Genentech Facilities Ten-Year Master Plan 159 (!) Figure 4-1: Regional Transportation and East of 101 Area Genentech-owned Property Genentech-leased Property 60 I Genentech Farilities Ten-Year Master Plan Iffi Caltrain Stations . BART statiolts . Park & Ride Lots wittlCapacity Residential Location of Employee Figure 4-2: Genentech South San Francisco Employee Residence Locations Genentech FacilitiesTen-Year MastuPlanJ61 4.1 Automobile Circulation Given the Genentech Campus' regionalloca- tion, automobiles will likely remain as the pri- mary form of access to the campus in the fore- seeable future. As part of the Master Plan prep- aration, a comprehensive analysis of traffic op- erations in the East of 101 Area was conduct- ed. Subsequently, an ... additional traffic... analy- sis was conducted as a part of the Master Environmental Impact Report (MEIR) pre- pared for the Master P/an. Potential automo- bile traffic impacts and streetimprovements.are detailed in that document. 1his section describes the streer and highway system serving the Genentech Master Plan area. Regional Access The South San Francisco Genentech Campus is connected to the surrounding community and greater Bay Area through several arterial streets. East Grand Avenue is a primary, east-west ar- terial street that accesses Downtown South San Francisco and US-1 0 1. Gateway Boulevard is a major north-south arterial street that connects Oyster Point Boulevard to Grand Avenue. Oyster Point Boulevard is another east-west arterial street that accesses the north end of South San Francisco, Bayshore Boulevard, and the freeway. The freeway sysrem is made up of US-lO 1 (Bayshore Freeway), a primary roadway that connects San Francisco with 1-80 and the East Bay to the north, and San Jose and the Peninsula to the south. This freeway is accessible through the Oyster Point interchange and the Grand Avenue and South Airport Boulevard inter- changes to the west of Genentech's main cam- pus. Freeway speeds and capacities are ofren slower during commute or peak periods due to traffic congestion. 62\ Genentech Facilities Ten-Year Master Plan Local Street System Figure 4.1-1 illustrates the street system serving the Genentech Campus and identifies roadway classifications. This classification system in- cludes: . Major and Minor Arterials. Arterials are ma- jor streets that primarily serve through traffic and provide access to abutting properties as a secondary function. Arterials are generally designed with four to six travel lanes and major intersections are signalized. In South San Francisco, there are two types of arteri- als: major arterials and minor arterials. Ma- jor arterials are typically divided (have raised medians), have more travel lanes, and carry more traffic than minor arterials. . Collectors. Collectors connect arterials with local streets, and provide access and circula- tion within neighborhoods. Collectors are typically designed with two travel lanes, parking lanes, planter strips, and sidewalks. . Local Streets. Local streets provide direct ac- cess to abutting properties as their primary functions. Local streets have no more than two travel lanes. Automobiles on the Genentech Campus shore the street space with shuttle vehicles, bicycles, and pedestrians. Implementation of Street Improvements The Master Plan Implementation Program and MEIR Mitigation Monitoring and Reporting Programs describe specific street improvements necessary to support projected campus growth. These programs also detail the schedule for street improvements. " I' 1/ I , !{-_-:'-_-:'-:'-:'-:'-:'<'<:l .::J C) - Major Arterial Minor Arterial Collector Local Street Private Road Right of Way Future Street . __.._I South Campus t Classifications Plan Area Stree 4 1-1: Master Figure . Master PlanJ63 Facilities Ten-Year Genentech 4.2 Transit and Shuttle Services Genentech is not served directly by rail or bus transit services. The nearest stations or stops are several miles from the campus and East of 101 Area. Pedestrian accessibility to these stops or stations, especially across US-lOl, is poor and inconvenient. Therefore, Genentech must rely on supplementary shuttle services to con- nect employees on campus with transit stops or stations off-campus. This section presents existing and proposed ser- vices that access key regional and local transit systems, including Caltrain, BART, Sam Trans, the Genentech shuttle system, and the future Ferry system. In combination with Genentech Transportation and Demand (TDM) programs and parking strategies, these services will pro- vide incentive for alternative modes of transit to the Genentech Campus. Caltrain and BART Caltrain and BART provide rail transportation services to a variety of regional destinations such as San Francisco, Oakland, and San Jose. Service frequencies average abOUt once every 15 minutes for BART and every hour for Caltrain in each direction during the AM and PM com- mute hours. Off-peak service is less frequent. Shuttle service to off-campus locations is di- rected towards serving these rail stations. The current Caltrain Station is located under- neath the intersection of East Grand Avenue and US-I01. Only local and some limited (skip- stop) trains stop at this sration, approximately every hour to half hour. There are no plans to have express (Baby Bullet) service stops at this station now or in the future. It is most ptoba- ble that Caltrain will continue to decrease the number of local trains and increase the num- ber of limited and express trains. This strate- gy could result in less service to the South San 64 I Genentech Facilities Ten-Year Master Plan Francisco station, though it would produce higher ridership overall. Genentech will part- ner with the City of South San Francisco to ensure that service to the South San Francisco station is not significantly decreased over time and that express service is added. Meanwhile, shuttle services to the closest Caltrain Baby Bullet stop at the Millbrae Station should be explored to encourage more employees to use Caltrain, as illustrated in Figure 4.2-1. In the near future, the Joint Powers Authority that tuns Caltrain and the City of South San Francisco are planning to move the South San Francisco Caltrain station several hundred feet to the south to greatly improve pedestrian, bike, transit/shuttle accessibility, as well as passenger waiting area and platform amenities. In addition to Caltrain, Genentech employees have access to BART, a regional rail rapid tran- sit service. In 2003, BART completed the San Francisco International Airport (SFO) exten- sion and opened its new station in South San Francisco near El Camino Real and the Kaiser Permanente Medical Facility on the west side of the City. The San Bruno station, also near Genentech, is located between South San Francisco and SFO at the intersection ofI-380 and near El Camino Real. Direct service to the Caltrain station at Millbrae, San Francisco, and many East Bay locations is provided through- out the day. BART has reduced service on the MiIlbraelSFO extension and tuns trains only from the Dublin/Pleasanton line. AI; a result, Genentech has shifted some of its shuttle ser- vice back to the Glen Park station, which offers a faster, cheaper trip for commuters and pro- vides service to all BART trains. Limited con- nections from the South San Francisco Station and the Gateway area will continue to be pro- vided. (See Figure 4.2-2 for BART shuttle routes). The existing Caltrain station will be relocated to the sauth side of Grand Avenue and will provide better con. nections to local destinations. C) -- Caltrain - South San Francisco Caltrain Shuttle Potential Millbrae Caltrain Shuttle Caltrain Stations Residential Location of Employees . " 0.5 2 Miles I ~) \:" , ~.. ..:; " M,,:~.1!!J. , Caltrain Station' ^"o'oo, Broa~/o ';;0' '0 Caltrain Station B~~ , Caltrain Station , Figure 4.2-1: Regional Caltrain Service Genentech FacilitiesTen-Year Master Plan\65 Bus (SamTrans) The San Mateo County/Transit ...... DistriCt (SamTrans) provides bus and paratransitser- vice within San MateoCounty.SamTranspro- vides local and regional bus. service. in South San. Francisco-however the.. only. bus service in the Eastofl0l area is along South Airport Boulevard south of Mitchell Avenue (approxi- matelyone and ahalfmiles from the Genentech campus). .SamTrans . also operates several.ex- press buses to downtown San Francisco along US.I0LHowever, these buses do notcurrencly stop in South San Francisco.andthus do Ilot benefit Genentech employees, Off-Campus Shuttle Adding private bus service in areas of high em- ployee residential concentrations could encour- age transit ridership to Genemech. These po- tential regional shuttle routes are discussed in the following section. Genentech provides several campus shuttle ser- vices. Off-campus shuttles access South San Francisco BART station, Glen Park BART Station, South San Francisco Caltrain Station, as well as Genentech Campuses in Vacaville and Redwood City. Shuttles connecting Genentech's campus with the Caltrain and BART stations in South San Francisco are pro- vided by Genentech. In addition to local shuttle service, the Genentech Transit and Shuttle Implementation Plan includes potential implementation of ded- icated shuttle services to off-campus destina- tions of high employee population such as San Francisco. Genentech will investigate demand for dedicated regional shuttle services. The fol- lowing TDM section (Section 4.3) describes the essential components of the Genentech Shuttle and Transit Implementation Plan. Intracampus Shuttle The shuttle system also provides high frequen- cy service between Central Campus neigh- borhoods and the Gateway Campus. This in- tracampus shuttle service will expand to oth- er significant leased or owned properties once they are developed. The Genentech Transit and Shuttle Plan for 2006-2016 addresses the need for a stream- lined shuttle system that improves rider pro- duCtivity. Illustrated in Figure 4.2-4, the plan shows changes to the existing system that in- clude combined routes, revised stop locations to improve travel time, and expanded service to the future South Campus (Britannia East Grand). Existing shuttle services are rerouted along the main roadway where they can travel most rapidly and avoid conflicts with autos, pe- destrians, and trucks. The Transit and Shuttle Plan therefore allows for faster, more frequent, and more reliable shuttle services that are easy to understand and access within a three min- ute walk of all buildings and parking spaces on campus. In conjunction with these shuttle changes, up- graded shuttle stop amenities such as infor- mation, signage, route branding, pedestrian crosswalks, and ADA accessibility will improve the quality and accessibility of shuttle services. Caltrain Shuttle Redwood City Shuttle Vacaville Shuttles 66 I Genentech Facilities Ten-Year Master Plan Tues/Wed/Thurs only C) BART Une South San Francisco BART Shuttle Glen Park & San Francisco BART Shuttle II BART Stations Residential Location of Employees Figure 4.2-2: Genenbus and Glen Park BART Service Genentech Facilities Ten-Year Master Plan167 The San Francisco Bay Area Water Transit Au- thority (WI'A) has proposed a new ferry dock and service for the City of South San Francisco. This consists of new ferry service that accesses Downtown San Francisco (Ferry Building) and the East Bay (Alameda). According to the WTA, the service will be provided every 30 minutes during peak periods and travel times to San Francisco and the East Bay destinations will also be 30 minutes. It is anticipated that the service would commence sometime around January 2008. (See Figure 4.2-3). The ferry ter- minal is more than a half mile from the center of the Genentech Campus, and will be con- nected to campuses through shuttle service. Enhance participation In alternative transportation modes to minimize commuter traffic and parking re- quirements through expanded transit and TOM programs. Ferry Improve the quality of shuttle ser- vices, connections, and amenities to enhance transportation efficiency and campus environment. Improve information, accessibility and branding of shuttle vehicles and stops. Figure 4.2-3: Future Ferry Routes Expand Genenbus program to serve areas with large employee residential concentrations as may be warranted by sufficient potential ridership, Expand the Intracampus shuttle sys- tem to other South San Francisco campus locations as they are devel- oped to reduce local traffic. 681 Genentech Facilities Ten-Year Master Plan 800 Genentech Shuttle Stops 2006 - 20 I 5 @ On-Street Bus Bays (pull-outs) @J Off-Street Stop 4) Existing Stop with Enhancements o Relocated Stop Proposed Route Stops A CaltrainlBART/GenenBus Stops X Main Building Entrance - Gateway Express Shuttle DNA Shuttle (Bi-directional) Three-minute walking radius South Campus Shuttle (Bi-directional) Future Extension to BayWest Cove ,....."" { I , , '--" Figure 4.2-4: Proposed Genentech Shuttle Routes Genentech Facilities Ten-Year Master Planl69 Named as one of EPA's award-winning "Best Workplaces for Commuters," Genentech of- fers employees several programs as alternatives to commuting by private automobile. In 2005, Genentech conducted a detailed cordon count that found that approximately 24 percent of South San Francisco Genentech employees commuting during peak hours arrived via car- pool, vanpool, transit, bicycle, or means other than driving alone. Genentech estimates that at least an additional 10 percent of employees do not commute during peak hours. · Mitigate expected increases in traffic. result- ingfrom employment growth. ... . ....... There is potential to boost the proportion of Genentech employees who participate in high . Reduce <lrlve-alone commute trips during occupancy modes through coordination, mar- peak traffic periods. .' . . ... .' '. keting, and subsidies for dedicated shuttle, van- pool and carpool programs, in conjunction . Promote efficient use of existingxransporta- with altered parking operations. Marketing of tion facilities. carpool/vanpool programs can be particular- ly targered toward neighborhoods with a high concentration of Genentech employees. Table 4.3'-1 describes the current Genentech TDM Program and proposed additions and improve- ments. 4.3 Transportation Demand Management City of South San Francisco Transportation Demand Management The City of South San Francisco adopt- ed Chapter 20.120 Transportation Demand Management (TDM) of the Municipal Code to maximize use of the City's existing transporta- tion resources and roadway infrastructure. The ordinance requires that all nonresidential de- velopment projects .expected to generate more than 100 average daily auto trips, or projects seeking a FAR bonus, implement TDM mea- sures to reduce vehicle traffic. The specific pur- poses of the roM ordinance are to: . Implement a program designed to reduce the amount of traffic generated by new non- residential development, or the expansion of existing nonresidential development. . Ensure that new developments are designed to maximize the potential for. alternative transporration use. · Establish minimum roM requirements for all new non-residential development. . Allow reduced parking requirements for projects implementing the requirements of the TDM ordinance. · Establish an ongoing monitoring and en- forcement program to ensure that the mea- sures are implemented. 70 I GenentechFacilitiesTen-Year Master Plan The Genentech Transportation Demand Management (TDM) Plan describes the major programs and implementation strategies that will meet the City's TDM goals. This section provides a summary of this plan. Genentech TDM Plan These TDM programs will be audited through conducting employee commute surveys on an annual basis to check participation. Audits can be completed using cordon counts, which would count entering auto traffic, shuttle riders, bicyclists and pedestrians, ot parking occupan- cy surveys. If participation rates are less than the target for the year, Genentech will consid- er reassessing its strategies to increase involve- ment. Geri.entechwillalso submit a triennialreporror audit that..Willstate whether the development has. achieved the .required percent of alternative mode-use, These reports will be subjecno the City's Municipal Code and described ingreater detail in the TDM Plan. TDM Programs Genentech currently markers its TDM through promotional programs and a comprehensive transportation intranet site. To encourage and assist employees in using alternative transpor- tation, employees utilizing alternative modes are qualified for the Guaranteed Ride Home Program and pre-tax commuter benefits. Carpool and Van pool Services Carpools in the Bay Area consist of three or more people riding in one vehicle for commute purposes. Vanpools provide similar commut- ing benefits as carpools, although a vanpool consists of seven to 15 passengers, including the driver, and the vehicle is typically leased by a vanpool rental company such as VPSI or Enterprise. Guaranteed Ride Home Program Genentech offers a guaranteed ride home to all participants of alternative commute programs. The Guaranteed Ride Home Program provides a ride home in the event of an emergency. Bicycle Facilities Genentech provides free bicycle storage lockers and racks at most Genentech buildings, with over 100 private bike lockers that can be re- served by employees. Locker requests can be submitted on the intranet site and are assigned on a first-come, first-served basis. In addition, Genenrech provides Bicycle Buddy matching and bicycle maps and resources. Shower facili- ties and locker rooms will be clustered among the campus neighborhoods to assure maximum availability of facilities. 2001 City Ordinance Required Measures A. Bicycle lockers and racks yes B. Bicycle parking (long and short tenn) yes C. Car and vanpool ridematching assistance yes D. Designated employer/tenant point of contact/ErC yes E. Direct route to transit (well-lit path or sidewalk to shuttles) yes F. Free parking for car and vanpools yes G. Guaranteed/Emergency Ride Home program yes H. Infonnation boards/Web site yes I. Passenger drop-off and loading zone yes J. Pedestrian connections yes K. 10% preferential car and vanpool phased parking ('see note 1) yes L. Promotional programs yes M. Showers and clothes lockers yes N. Shuttle Program yes - Central Campus Caltrain - South San Francisco Station yes - Gateway Caltrain - South San Francisco Station (Gateway) yes . Glen Park BART Station (Central Campus and Gateway) yes - South San Francisco BART Station (Central Campus and Gateway) yes - Utah. Grand BART yes - Utah-Grand Caltrain yes - Commuter San Francisco Dedicated Shuttle (GenenBus) yes - Commuter Vacaville Corridor 1-80 Dedicated Shuttle (GenenBus) yes - Dedicated Genentech Main Campus/DNA Site Shuttle yes - Dedicated Genentech South Campus Shuttle yes - Dedicated Genentech Gateway Site Shuttle yes O. Transportation Management Association participation yes Annual Employee Survey (100%) - non response = SOY ('see note 2) yes Annual TDM Report presentation to City Councilli Planning Commission and yes Triennial Report Note 1: Genentech expects to stripe 5% of preferential parking spaces during the first three years of program implementation. Ongoing stripping will continue, in phases, to meet the needs of car and vanpools as ridership increases. Note 2: Employee survey response methodolOgy may be subject to change pending a consistency review by the City of South San Francisco. Current methodology requirements are inconsistent with methodologies used by the Peninsula Traffic Congestion Relief Alliance and the Metropolitan Transportation Commission (RIDES Survey). "~l1tInuedon page 72 Genentech Facilities Ten-Year Master Plan I 71 Additional Measures in TDM Plan A. Altemative Commute Subsidies/transportation allowance program B. Bicycle connections C. Compressed work week D. Flextime E. Land dedication for transit facilities/bus shelter F. On-site/nearby amenities . On.site food and drink vending on every other floor - Employee sundry kiosk - Campus Automated Teller Machine (ATM) - On-site coffee bar on every floor - Cafeteria (6:30 am - 2:00 pm) . "Grab and Go" Cafe (multiple) . On-site occupational health clinic . On-site childcare - On-site hair cutting, dental, auto services, recreational paths - Nearby recreational (Bay Trails) - Nearby Fitness Center w/free shuttle (435 Forbes Ave) G. Paid parking at market rates H. Telecommuting I. Reduced parking Other Measures - Deemed Consistent by. Chief Planner - Commuter Choice/WageWorks program - Pre-tax payroll deductions - Employee Transportation Coordinator (ETe) and staff - Contribute funding for Alliance Bike to Work promotion - Motorcycle parking - Downtown Dasher - free midday services . Spare the Air Program participation - Include transportation link for future Bay Ferry Service - Designated US EPA Best Workplaces for Commuter employer . Charter buses for group activities and off-site meetings yes yes yes yes yes yes yes yes yes yes yes yes yes yes yes yes yes n/a yes n/a yes yes yes yes yes yes yes yes yes yes 721 GenentechFacilitiesTen-Year Master Plan Achieve an enhanced reduction of single occupancy vehicles (SOV) used by Genentech employees of up to 70 percent of peak hour commute trips. Increase TOM staff to maintain, co- ordinate, and Implement the Genen- tech TDM program. Expand existing programs such as ex- isting car and vanpool programs, See the Genentech TDM Plan for greater detail. Monitor results through an annual survey of employees and triennial program audits, periodically updat- Ing the program as necessary. 4.4 Parking Availability of parking for employees and visi- tors is vital to Genentech's operations. However, Genentech needs to balance parking availabU- ity at the campus with the need to promote use of alternative transportation modes by employ- ees. Just as critical as the amount of overall park- ing provided is how it is distributed across the campus. Larger parking structures are easier to design, bulld, and operate. However, if parking is too far from place of work, shuttling may be necessary, adding to inconvenience and opera- tional costs and complexity. Working in combination with an effective cam- pus parking strategy, programs that encourage employees to use alternative modes of transit can reduce overall demands for new spaces. .As discussed in Section 4.3: Transportation and Demand Management, Genentech currently has an outstanding TDM program resulting in approximately 24 percent of its peak hour com- muters using alternate transportation. During the next decade Genentech has a goal to in- ctease this percentage to at least 30 percent, al- though it is conceivable to meet or exceed this goal in the next two years. Parking Demand Under the Master Plan, the actual parking demand on campus is measured by planned changes in growth and multimodal transporta- tion services. The parking demand response is quantified through standard demand elastici- ties that are derived from research studies and empirical observations. The parking requirement established in the current Genentech R&D Overlay District is 1.6 spaces per 1,000 gross square feet (gsf) of building area. This ratio was established based on the 2001 Amendment to the 1995 Plan ra- tios of 2.5 spaces/l,OOO gsf for office uses, 1.2 spaces/1,000 for laboratory uses, and 0.9 spac- es/1,000 gsf for manufacturing and warehouse uses, and an assumed distribution of building uses of 27 percent office, 40 percent lab, 25 percent manufacturing and warehousing, and eight percent amenities. This ratio includes an additional 10 percent contingency to allow for minor variations in uses and parking demand distribution. The zoning ordinance also allows parking provision to be below the amount typi- cally required by a factor of 0.95 for short term periods of less than two years to allow for con- struction and other short term uses. This blend- ed ratio served Genentech well until the per- centage of office space began to increase. Genentech evaluated actual parking need based on the existing and projected develop- ment within the Campus, and proposes uti- lizing parking ratios .for each type of buUding function. ..These functionally-based parking ra- tios are: 2.75spacesll,000gsf for offices uses; 1.4. spaces/1,000 gsf for laboratory uses; 0.9 spaces/1,000gsf for manufacturing; . and OS spaces/l,OOOgsf for warehouse uses. These . ra- tiosare based on. actual parking demand and current TDM participation...As. TDM partici- pation increases, the demand for parking will decrease proportionately. After the first trien- nial report is issued, Genentechwill review its TDM and parking programs with the city to establish adjustments · to the functional ra- tios accordingly, and then perform subsequent reviews and. adjusrments . on an annual basis. Table 4.4-1 demonstrates the ratioadjusrments that could.be. expected from increased TDM participation. 0.50 0.47 0.83 GenentechFacilitiesTen-Year Master Plan 173 Parking Provision Future parking supply at 30percentTDMra- nos will exceed the. parking demand. at full build-out as delinc:atedin theMEIR. Table 4.4- 2 shows the projected distribution of parking by neighborhood. Parking will be reclistributed with greater concentration at campus entries to minimize on-campus traffic and promote a safe internal pedestrian environment. Neighborhood Distribution of Parking Existing 2006 Projected 2016 Lower Mid Upper West Parking structures will be accessible from ma- Sources: Existing- Genentech (September 2006) and jor entries and streets to provide direct and easy Future- Draft Master Plan MEIR (September 2006) access to campus buUdings through clearly de- lineated pedestrian pathways. This will im- prove not only the visual appearance of the Central Campus but also largely reduce the need for vehicle circulation on and through the campus itself. To maximize economic efficiency, the devel- opment process will include locating tempo- rary surface parking on future building sites. As these parking lots are converted to buUd- ings, parking will be consolidated into parking structures. Parking in surface lots will be re- duced significantly but not eliminated. 741 Genentech Facilities Ten-Year Master Plan Provide adequate parking supply to accommodate growing employment needs while avoiding excessive sup- plies that will undermine TDM strate- gies, Meet parking demand with sufficient off-street parking facilities. Foster a safe and pedestrian-oriented campus environment by concentrat- ing parking structures to reduce ve- hicle traffic on the site, avoid pedes- trian-vehicle conflicts, and minimize traffic noise. Retain the parking spaces reserved for general public shoreline access in accordance with prior agreements with the Bay Conservation and Devel- opment Commission. I Genenteeh Survey. Coordinate TDM programs with park- ing supply and demand by developing new transit services that access re- gional shuttle transit hubs, improved carpool and vanpool programs, and buses that access neighborhoods with high employee concentrations. (See Section 4.3). Incorporate parking requirements re- flective of the effects of TDM strate- gies on parking demand at Genentech as part of the Genentech RftD Over- lay District. Locate parking structures adjacent to major streets for easy and direct access. GenentechFacilitiesTen-Year Master Plan 175 4.5 Service, Goods, and Freight Movement Service, goods, and freight mobility is a vital factor in Genentech's daily operations. It can be especially critical to Genentech's research and manufacturing activities. Using a diverse fleet of vehicles with varying sizes and cargos, service and freight vehicles typically access Genentech's South San Francisco campus from nearby freeway interchanges and local arteri- al streets such as Oyster Point Boulevard and East Grand Avenue. Items such as hazardous or fragile materials, perishable food products, and office supplies have unique destination points throughout the Genentech Campus. Freight vehicles generally require special load- ing docks and are commonly associated with manufacturing buildings. In the 1995 Plan, a freight activity survey indicated that there were approximately two truck trips generated daily for every loading dock. Currently, there are 46 active loading docks on Genentech's Central Campus, corresponding to approximately 90 daily truck trips. 1 The majority of service, goods, and freight ac- tivity takes place at Lower, Upper, and West campus hubs. Table 4.5-1 describes the distri- bution of these activities at each main hub. The remaining service vehicle activities are gener- ally spread throughout campus neighborhoods. These service vehicles include Genentech vehi- cles as well as outside contractors who often use light trucks or vans. 761 Genentech Facilities Ten-Year Master Plan Table 4.5-1 and Figure 4.5-1 illustrate service and goods movements at Genentech. The fig- ure highlights existing and future warehouse! . distribution facilities and outlines paths of principal service and fteight goods movements. Minor and major arterial routes serve as prima- ty access to Genentech for trucks. Service al- leys provide access to loading docks. Future Changes Master Plan buildout projections estimate the amount of employment and gross floor space at Genentech will double, although manufactur- ing uses will decrease from approximately 32 percent to 11 percent of Genentech's gross floor area. The change in freight trips to Genentech is expected to be roughly proportional to the change in manufacturing floor space, while the number of service and goods trips is expected to be proportional to the overall building area. Therefore, total freight vehicle trips to and from Genentech will not increase .substantially,. and will be. primarily Jocused in the . Lower . and West. campuses along . Forbes. Boulevard, ..East Grand Avenue, and Allerton Avenue. .Onthe other hand, service and goods trips may experi- ence an increase proportional to overall build- ing areainLoWer,w-est,. and Upper campus hubs. Maintain efficient freight mobility to serve Genentech's manufacturing and service needs. locate access driveways to loading docks, wherever applicable, along the perimeter or rear of buildings where interference with building en- trances, pedestrian flows, and park- ing maneuvers is minimized. Where needed, re-orient or relocate loading docks to match revised truck access pattern and minimize conflicts with vehicles, pedestrians, and bicy- clists. Maintain reliable access to service and goods hubs so that vehicles can load and unload in a timely and ef- ficient manner. Bui/ding Lower Campus West Campus Upper Campus Source: Genentech (September 2005) Number of Loading Percent of Total Service Docks 12 85% 19 1% 15 <1% Percent of Total Freight 25% 35% 40% C) _ Primary Service Route - Primary Freight Route Secondary Freight Route Figure 4.5-1: Service and Goods Movement Genentech Facilities Ten-Year Master Planl n 4.6 Bicycle Movement Although TDM measures encourage the use of bicycles on campus, the number of bicycle commuters is relatively low compared to transit riders and automobile commuters. Challenging topography, weather conditions, and difncult access across US-10l and the Caltrain tracks are impediments to bicycle travel to and from the Genentech Campus. RegionallLocal Context Existing facilities serving bicyclists at the Genentech . Campus include bicycle racks and lockers which are distributed throughout the campus. Several new bicycle facilities have been iden- tified in the City of South San Francisco's General Plan (1999) and other studies. Planned regional and local improvements to the region- al bicycle netWOrk in South San Francisco in- clude: . Continuous bike lanes at the Oyster Point Boulevard freeway interchange/crossing; . Bike path or lanes along Railroad Avenue to downtown South San Francisco; . East Grand Avenue bicycle lanes; and . Caltrain trail extension along east side of tracks from Gateway to Bay Cove West (Caltrain Multi-Use Trail Feasibility Study, 1996). 781 Genentech Facilities Ten-Year Master Plan These plans are illustrated in Figure 4.6-1 and are included in plans and sections for Forbes Boulevard and Grandview Drive in Chapter 3, . Urban Design. In the future, the City of South San Francisco should investigate bicycle route connections between the Genentech Campus and the regional bicycle network. Connections to the Bay Trail from regional networks, as well as transit centers, will play an imponant role in promoting access to and use of amenities along . the Bay. Work with the City and Caltraln to Im- prove bicycle connections between the campus and the rest of the city, including to transit stations. Add shared bicycle vehicle lanes where possible (see Figure 4.6-1). Provide bicycle facilities such as racks and bicycle lockers In new develop- ment areas. ;R"'ir:ZI~,%;;;iS;ii ,W ,",'. Source: 1999 South San Frandsco General Plan. C) Existing Bicycle Facilities Bike PathlTrail Bike Lane Bike Route - - Potential Future Bike Facilities Bike PathlTrail Bike Lane Bike Route Genentech Contribution I III Figure 4.6-1: Existing and Planned Bicycle Network Genentech Facilities Ten-Year Master Planl79 This page intentionally left blank. 80 I Genentech Facilities Ten-Year Master Plan UTIL Additional utility usage will be required as growth occurs at Genentech's South San Francisco Campus. All current site utilities will experience increased demand. Utility services have been reviewed for expandability in the context of this Master Plan. A summary of each major category is found in this section for the following services or items: . Domestic Water · Fire Protection . Wastewater . Storm Drainage . Natural Gas · Electricity . Site Communications Tdephone Data Communications Emergency Systems . Campus Stand-Alone and Centralized Utilities . Co-Generation Facility . Hazardous Materials and Related Waste The 2016 Master Plan focuses upon two key development concepts: Meeting required PE~rformance standards and necessary service requirements as the c,ampus ex- pands;and Coordinating with the City and utility providers to maintain and improve infrastructure. Genentech Facilities Ten-Year Master Plan 181 5.1 Domestic Water 5.2 Fire Protection California Water Service Company (CWSC) supplies water to the Genentech South San Francisco Campus. The mains entering the Genentech Campus include a 12-inch line in Forbes Boulevard, a 12-inch line in East Grand Avenue, and the new 10-inch high-pressure line in Grandview Drive. These piping systems are fed from the Cal Water IS-inch main supply line located along Highway 101. The water system at Genentech in the Upper Campus is augmented by a 1.5 million gallon storage reservoir on the top of the hill. The pipe and flow capacity for these pipes in their present condition generally meet the current domestic water flow requirements. The average use fac- tors of water consumptions per square foot of occupied buildings are shown in Table C-l in Appendix C: Utilities. Domestic water use will increase as Genentech expands its campus. Based on Genentech's po- tential growth, domestic water usage may in- crease by as much as 30 to 40 percent over the next ten years. CWSC has indicated that it has the capacity to supply Genentech's projected de- mand. 821 Genentech Facilities Ten-Year Master Plan The delivery of water for fire protection to Ge- nentech buildings uses the same network of pipes as the domestic water system. CWSC recently installed a new lO-inch ductile iron high-pres- sure line in Grandview Drive to improve pressure to the buildings and fire systems for the Upper and Lower campuses. There are several buildings within the Genentech Campus that have water storage tanks and! or fire pumps installed for local pressure control. Tanks and/or pumps are being added for some locations. A new fire main con- nection will be added. Fire hydrants in the Genentech area have been tested by the Fire Department for flow and pres- sure requirements. Based on that fire flow test data, the Fire Department has concluded that all hydrants in the Genentech area meet the fire flow requirements. (Table C2 in Appendix C describes existing and projected flows.) Fire requirements will be analyzed for each addi- tional proposed building based on the size, type of construction and fire sprinkler system associated with the building. The fire flow system require- ments will be analyzed specific to each building to determine if the local system can adequately handle the fire flow needs. If the local system is fOund to be undersized or deteriorating, then the pipelines will be modified by upsizing, new con- nections, and/or by installing of pumps and tanks to supply the new requirements. C) Existing water pipe Existing high pressure water pipe Map by: Wilsey Ham _ Upgrade pipe size Add new pipe Genentech Facilities Ten-Year Master Planl 83 5.3 Wastewater The City of South San Francisco provides waste- water collection and treatment for the Genen- rech Campus. The City owns and maintains the sewer piping system consisting of approxi- mately 13 miles of six inch to 30 inch diameter gravity sewer mains, nine pump stations and as- sociated force mains, and the South San Fran- cisco Water Quality Control Plant (WQCP). The Genentech Campus sewer system is shown in Figure 5.3-1. All of the flows from South San Francisco, including Genentech, and sev- eral other cities are collected and treated at the WQCP. Once the flows have been treated, the flows are pumped through a 54 inch force main located along Genentech's Lower Campus and then discharged to the Bay at the end of Forbes Boulevard and DNA Way. The quanrity of sewer discharge is directly re- lated to domestic water use. This analysis as- sumes that 95 percent of domestic water used is convened to sewage, excluding direct irrigation flows. The exceptions are the boiler plants at the manufacturing buildings which discharge 10 percent of the water to blow-down and the re- mainder to evaporation. Based on Genentech's potential growth, sewer flows are expected to increase by as much as 45 percent over the next ten years. The wastewater collection system will be upgraded as necessary to accommodate this growth. The potential increase in water us- age, and thus sewer flow rates, may also cause several gravity sewer pipes, existing pump sta- tions, and force mains to reach capacity in fu- ture years. As a result, new development would be required to provide upgrades to the existing systems to meet the new demands. 841 Genentech Facilities Ten-Year Master Plan Based on the 2002 Carollo Sewer Master Plan for the City's wastewater system, Pump Station #S (located in the heart of the Genentech man- ufacturing area in the Lower Campus), with an existing firm capacity of 990 gallons per min- ute (GPM), currently does not meet the exist- ing peak sewer discharge of 1100 GPM (refer toTable C-3 in Appendix C). The City is in the process of updating the Sewer Master Plan for current conditions. based on planned de- velopment for the East of 101 Area including future Genentech Expansion. An addendum to the 2002 Sewer Master Plan (2006 Sewer Master Plan Addendum) analyzed the sewer system.based on. projected land use and flows. Although. the revised flow estimates . were less than previously calculated, necessary system improvements identified in rhe2002Sewer Master Plan. are still applicable. Further development in the East oflOlArea may require that the City undertake extensive improvements to the existing sewer treatment fucilitiesabove and beyond those sewer system improvements already budgeted in the Capital Improvement Plan. Although required by in- creased development in.the East of 101 Area, most of the sewer treatment improvements will result in cicywide benefits. For this reason, the City has determined that. it is appropriate that most of these improvements be financed through the issuance of sewer. revenue bonds. The WQCP capacity has been increased re- cently to 13 million gallons per day (MGD). The. City of South San Francisco currently does nodimittheamountof flow or the peak pol- lutantconcentrations that industries can dis. charge.However, the . East of 101 Area Plan requires projects in the East of 101 Area that are \ikelyto generate large quantities of waste- water to lower. their treatment needs through recycling, on-site treatment, graywater.. irriga- tion,and other programs where feasible. Man- ufacturing,processing,.andresearchactiviries in the Genentech Central Campus generate wastewater contaminated with pollutants that the WQCPwasnordesigned to treat. Thus, for such wastewater flows, Genentech will con- tinuetooperate its own on-site waste treatment and neutralizations systems in accordance with appropriate permits and regulations.Addition- ally, Genentech operates its own water purifi- cation systems to produce high quality water for use in its manufacturing processes. Onsite utilities are primatiIy located within buildings and underground. Genentechwill also suppon andpanicipate in recycled .water program utilizing water gener- ated.outside the campus (e.g. provided through a City recycle program). Existing Gravity Pipe Existing Force Main _ Over-capacity Pipe F;gure 5.3-1: San;tary Sewer System Map by: Wilsey Ham Genentech Facilities Ten-Year Master Planl85 5.4 Storm Drainage The Genentech storm drainage system consists of underground pipes and outf.ills emptying into the San Francisco Bay at various locations. The pipes are reinforced concrete pipe (RCP) or high-density polyethylene (HDPE). The outfalls to the San Francisco Bay are both above and below the mean high tide water elevation of 3.1 0 feet. Outfalls below the mean high tide water elevation are likely to experience flooding when a heavy storm event happens during high tide water elevations. As illustrated in Figure 5-4.1, Genentech's storm drainage sysrem is gravity flow and does not require pumps to transport the flows. The majority of the Genentech Campus consists of developed land, with most of the area covered with impervious surfaces including buildings, and parking lots or structUres-all have rela- tively high run-off coefficients. The expansion of the Genentech Campus will require new drainage structures and localized on-site storm drain systems. Although it is possible that the overall storm water discharge may increase, this increase would be minimal and could in fact be reduced in many areas due to new storm water regulations. The general trend at the Genentech Campus is the replace- ment of existing buildings with taller buildings and parking lots replaced with parking garages. Therefore, it has been conservatively assumed that the redevelopment of an existing building with a future building will have a net result of zero new drainage being produced. The devel- opment of such additional storm drainage and discharges to the Bay are subject to regulation by the Regional Water Quality Control Board. 861 Genentech Facilities Ten-Year Master Plan C) Figure 5.4-1: Storm Drain System Existing Storm Drain Pipe _ Upgrade Pipe Size Map by: Wilsey Ham Genentech Facilities Ten-Year Master Planl87 5.5 Natural Gas 5.6 Electricity Pacific Gas & Electric (PG&E) provides natu- ral gas to the Genentech Campus. The high pressure gas distribution system is metered at each building and is configured in a loop sys- tem that is served from three interconnected underground pipelines: . 3 foot Pipeline at Grandview . 4 foot Pipeline at Forbes Avenue . S foot Pipeline at East Grand Avenue The East Grand Avenue line was installed re- cently to serve the South Campus. This new enhanced service connects to the existing loop through the Point San Bruno Boulevard line that ties into the Grandview Drive line. PG&E has recently proposed a change to the gas service on this site by the installation of a new six inch dedicated high pressure gas line (15 PSI) from the north side of the property, called the Gull Drive service, that will serve the high pressure steam boUets. Existing steam boilers that serve the Lower Campus will be de- commissioned in 2006. This new service will unload the existing Grandview Drive/Forbes Boulevard loop and frees-up capacity to serve future proposed buildings. Pacific Gas and Electric (PG&E) has confirmed thar it has suf- ficient capacity to accommodate the potential 50 percent increase in natural gas loads that may occur due to Genentech growth through the year 2016. Refer to Figure 5-5.1 for the natural gas distribution site plan. 881 Genentech Facilities Ten-Year Master Plan Pacific Gas & Electric (PG&E) also provides electrical power to the Genentech South San Francisco site. The underground 12.47 kV dis- tribution system that serves the area is config- ured in a looped network from the East Grand Avenue substation. This enables PG&E some flexibility to continue to provide service to buildings through switching if problems are encountered with cabling. Each building (or cluster of buildings) is me- tered at either the primary or secondary rates. Most buildings are metered at the secondary 4S0 or 20S volt rates. PG&E has confirmed its ability to provide suf- ficient capacity to accommodate the potential S3 percent increase in electrical loads that may result from Genentech growth through the year 2016 (refer to Table C3 in Appendix C). C) Existing Natural Gas Main Figure 5.5-1: Natural Gas Map by: Affiliated Engineers Genentech Facilities Ten-Year Master Plan I 89 5.7 Site Communications Telephone SBC Communications Ine. (SBC) provides telephone service to Genentech. Telephone lines are provided by SBC to each building via SBC telephone network serving the area. Fu- ture additional telephone service requirements have been reviewed with SBC. The company has indicated that it will provide sufficient ca- pacity to accommodate Genentech's potential expansion. Data Communications The Genentech facility data nerwork consists of a computer network, security system, and fire alarm system. Each building is connected to the data nerwork by an underground duct bank system. Mainframe computers are located in various facilities. Security systems alarms and fire alarms are reported to a central security op- erations center. Emergency Systems All Genentech personnel receive trammg in relevant emetgency workplace procedures and practices. Genentech's EHS team and designat- ed production and research personnel also have additional training in emergency preparedness and response, and serve as first responders for the entire campus. Genentech currendy has an Alternate Command Post (ACP) located in the Upper Campus. This ACP is equipped with all necessary emergency gear and equipment to al- Iowa focus of emetgency activities in the event of a natural disaster such as a major earthquake. Communications systems at the ACP include appropriate special telephone lines as well as HAM radio systems. 90 I Genentech Facilities Ten-Year Master Plan 5.8 Campus Stand-alone and Centralized Utilities The Genentech Campus is designed with cen- tralized distribution of several primary utilities between buildings for optimization of capital investment as well as efficient operation of equipment and related systems. Most areas of the site allow for either underground or "in building" distribution. However, operations within the Lower Campus portion of the site have required, and will continue to require, the need for some above-ground linkage for some primary utilities. This approach reflects the more industrial nature of Genentech's opera- tions within that portion of the Lower Cam- pus. The Mid Campus portion of the site may centralize utilities at a central utility plant. In Upper and West Campuses, all building util- ity systems are expected to be directly associ- ated with those buildings served by these utili- ties. These related utilities will be housed either within the facilities themselves, or in adjacent screened utility yards. Any utilities shared be- tween facilities will be either underground, in secure utility yards, or routed through the fa- cilities themselves. Utilities used on-site include the following: . Steam boilers and related systems . Hot and chilled water systems and related systems . Refrigeration systems · Purified water systems . Liquefied and compressed gas systems . Waste treatment or neutralization systems . Emergency Power Central Utility Plants serve the Lower Cam- pus buildings. The plants provide chilled wa- ter, steam, and compressed air to the buildings via a combination of underground and above- ground pipe rack. systems. The Mid Campus buildings are currently served by utility systems located within the buildings. With the growth anticipated at the Mid Cam- pus, the current Master Plan anticipates a new central utility plant to be added at the south end of the Mid Campus. Centralized utilities are planned to be chilled water, stream, com- pressed air, and purified warer. Centralizing utilities provides greater energy efficiency, and reduces the number of installed systems while achieving some degree of peak load sharing be- tween interconnected buildings. 5.9 Co-generation Facility Based on potential facility growth, Genentech is investigating the feasibility of Co-Generation (Co-Gen). The Co-Gen plant would combine primary power and secondary utility generation to support the Mid Campus expansion and conversion of other existing utilities throughout the campus to the new system. Co-Gen could generate power independent of the PG&E during power outages. The facility could also generate power when the cost is lower than PG&E costs and would use waste heat from power generation to produce steam for process and heating loads. 5.10 Hazardous Materials and Related Waste Genentech's research, development and pro- duction activities involve the use of a broad array of equipment, processes, and materials. These activities are also regulated by workplace safety, quality assurance, and environmental laws, and Genentech is subject to inspections and oversight by numerous federal, state and local agencies. In general, biotechnology companies - like pharmaceutical companies, research universi- ties and many leading hospitals - use chemical, radioactive, biohazardous, and other materials. Wastes generated by these research, develop- ment and production processes are also subject to stringent legal requirements, and are man- aged by Genentech's Environmental Health and Safety (EHS) Deparrrnent. Usage and storage of appropriate hazardous materials and related waste will continue into the furure with the procurement, use, storage and disposal of these materials carefully con- trolled. Although further usage is expected to increase, the increase in usage would be roughly proportional to Genentech's growth. Identify and plan for future Genen- tech utility needs to assure uninter- rupted campus growth and expan- sion. . Maintain and expand all essential util- ities to meet required performance standards and necessary service re- quirements. . Maintain and continue to expand the existing domestic water and fire pro- tection systems to meet fire safety and insurance standards. Upgrade and expand the wastewater collection and treatment system to assure long term operational capac- ity and quality standards. . Assist the city of South San Francisco in updating the City's Sewer Master Plan for the area East of 101. . Work with utility service providers to identify long term service needs. Plan and maintain effective, compre- hensive data and emergency com- munications systems between all Ge- nentech operations. . Continue to investigate and evaluate the potential for centralized utilities on campus. . Comply with all State and Federal standards and practices with the storage, use, and disposal of hazard- ous materials and wastes. GenentechFacilitiesTen-Year Master Plan 191 This page intentionalfy left blank. 921 Genentech Facilities Ten-Year Master Plan Design Guidelines Concepts Purpose of Building Exterior, Site, and Landscape Design Guidelines The purpose of the Design Guidelines is to cre- ate a comprehensive set of guidelines that will create a sense of identity and a unified cam- pus. In 1995, Genentech established a set of guidelines and principles that permeate the following design guidelines. 1his Master Plan remains consistent with these concepts while enhancing the quality and character of future campus design. Key Design Prindples Campus Unification A strong and clear visual order is important to foster a coherent campus. Building systems, sire elements, and wayfinding tools will be applied consistendy throughout the Campus in order to convey a singular and unified cor- porate campus. New design will reinforce the conrinuity of Genentech's recendy built facili- ties while optimizing creativity and fostering a high level of efficacy and responsiveness [0 the market. Natural Environment Materials, colors, and composition will be used to create a cohesive, disrinctive, and harmoni- ous campus that is sensitive to the natural en- vironment of the site, including topography, landscape, waterscape, sky and distant views of water, hills, and cities. Formal and infor- mal landscape design will continue existing concepts by use of native and drought tolerant plant materials. Corporate Identity Materials and design for the campus will fOster a built environment that is well-grounded, con- veys a sense of solidity, and reflects rhe diver- sity of Genentech and its employees. Building systems and site design will enhance employee safety and security within the campus. Genentech Corporate Prindples Genentech has established a fundamenral set of values which are reflected in the campus as a whole and furthermore within the process of design. The following principles are the back- bone of Genentech's corporate philosophy, and subsequendy drive the guidelines and standards entailed in the Master Plan: . Commitment to research as a "science based The Genentech Campus is also more than a company" . collection of buildings. The physical environ- ment serves an imponant role in the process of . Maintain ties to major research universities. recruiring and retaining key ralent. Campus de- sign will provide a motivational physical envi- . Suppon a corporate atmosphere that is con- ronment that supports employee creativity and ducive to creativity and fosters innovation. innovation, fostets productivity, and attracts and retains exceptional people. Functional Expressionism Building elements (such as stairs and lab spaces) and composition will communicate the honest expression of building function, where interior function meets the exterior envelope in order to provide articulation on exterior fu.cades (with the exception that mechanical equipment and service elements are primarily concealed). . Maintain a high level of efficiency and responsiveness to changes in research and markets. Genentech Facilities Ten-Year Master Plan 193 A.1 Site Planning ft Building Placement A.1-1 Functional Neighborhoods as Building Clusters . Develop building clusters according to de- sired functional adjacencies of operation groups. . Develop buildings with common architec- . rural fearures and materials, grouped around protected courtyards, and site fearures. . Configure site location, grouping, and build- ing form in response to building function and technical requirements. . Design buildings and building clusters to al- low flexibility for furore modifications, addi- tions, and use. Building cluster with central autdoor space and cannec- tlvlty ta campus. 941 GenentechFacilitiesTen-Year Master Plan A.1-2 Environmental Context . Position building entry, orientation, and . footprint in response to immediate environ- ment, other strucrures, circulation require- ments, and the Central Spine elements. Utilize site hardscape, landscaping, and site elements (benches, lights, signage) to create smooth transition between adjacent struc- tures and provide continuity. Posltlan buildings ta capitalize an views. Open space Incorporated Into existing topography at FRC in Mid Campus. A.1-3 Wind and Sun Place buildings to maximize wind protec- tion and to avoid wind tunnel effects. (Refer to Section 3.7 Building Massing, Site, and Scale for campus wide wind variability and direction.) . Provide windbreaks through srrucrural ele- ments and landscaping (see A.S-3: Wind- breaks). Consider solar orientation to optimize light and warmth in both indoor and outdoor spaces where possible. A.2 Vehicle and Pedestrian Accessibility A.2-1 Service Vehicle Access and Routes . Facilitate the movement of service vehicles to loading, service and storage areas safely and efficiently. . Screen views of service and delivery areas from major pedestrian gathering areas and public spaces. A.2-2 Fire Lanes A.2-3 Pedestrian Accessibflfty · Provide fire lanes designed to meet all City . Design pedestrian pathways, sidewalks and regulations and Fire Officials requirements. trails to follow all applicable codes. . Where fire lane and pedestrian walkways are . combined, emphasize pedestrian use with a blend of surface materials to break up the scale of the fire lane, as shown in the image below. . Establish uniform treatment of loading . Use materials> as defined in docks. Harclscape Materials and Textures. . Separate service access from Central Spine pe- destrian routes and open spaces through grade separation or landscaping, where possible to secure employee safety. . When multi-use for vehicles and pedestrians, protect those areas designated exclusively for pedestrian use with bollards or other land- scape or physical barriers. . Delineate vehicular routes with proper pave- ment treatments, bollards, and other site- unifying elements. Effident access far service and freight movements. Shared fire access and pedestrian pathway behind 832 in Upper Campus. Derail pedestrian connections at road cross- ings and sidewalks at accessible stalls, with ramps sloped per applicable codes to avoid truncated dome panels whenever possible. . Where sidewalks are required to be ramped due to steeper sloped connections, provide concrete curbed edges integral to sidewalk paving. Genentech Facilities Ten-Year Master Plan 195 A.2-4 Campus Shuttle Shelters . Provide for wind and rain protection, secu- rity, and visibility, with rransparent walls and appropriate lighting at both shuttle stops and pedestrian crossings. . Maximize ease of use and information access: Incorporate appropriate and visible signage, shuttle route map, and timetable service in- formation at every stop. Use the. "Next Bus" Notiflcationsystem within shelters, . Maximize comfon and convenience by in- cluding a sheltered seating bench and litter unit, interiorJighting,and . additional. Seat- ing (for higher ridership sites). Provide paved space for exterior waiting area. . Comply with accessibility requirements for curb cuts at crossings and a stable, firm, and clear landing area. . Design shuttle shelters to be consistent in style, size, and color throughout the campus, and to be consistent with campus design ele- ments. - Use a neutral background color to com- plement the site furnishings and recede as a part of the overall campus visual. - Use materials maintain. · Provide security phones at every shelter per Genentech security standards. 96 I Genentech Facilities Ten-Year Master Plan A.3 Open Space Network . Create progression of open spaces through . variety of large and small-scale courtyards connected by pedestrian pathways (see A3.3: Courtyards and Gathering Spaces). A.3-1 Site Scale, Mass, and Proportion A.3-2 Pedestrian Scale Emphasize pedestrian scale design through site elements and plantings. . Moderate scale of open spaces between buildings with pedestrian scale (see A.3-2: Pedestrian Scale): Proportion courtyards to spaces between buildings and utilize trees, plantings, and berrning to soften the spaces created between buildings. . Use berms and curving natural landscape grading to enhance man-made earth cuts and express coastal image. Landscape berms and varied planting heights mitigate ad. jacent building massing and scale. . Use pedestrian-sized light fixtures (15' max.) and light bollards. Use of boulders varied planting heights, and mix of paving materials add pedestrian scale to 87 courtyard in Lower Campus. A.3-3 Courtyards and Gathering Spaces . Create outdoor settings for Genentech em- ployees to interact, hold informal meetings, or eat lunch. · UnifY courtyards with common site elements such as site furnishings and materials. . Integrate courtyards with adjacent build- ing spaces such as entryways, cafeterias, and meeting rooms. . Use building forms to define outdoor gath- ering spaces that are protected from wind and oriented toward the sun. . Orient views to expand the visual experience of the courtyard where possible. . Provide cluster seating in protected microcli- mate. . Permit access by emergency vehicles where necessary. Open space with seating areas for small groups. Genentech Facilities Ten-Year Master Plan 197 A.3-4 Recreational Network . Allow the campus recreational network to in- clude bluffs, shoreline area, informal coun- yards and lawns--moving from natural ele- ments to formalized spaces for recreation. . Curve and lengthen trails wherever pos- sible to soften the pedestrian experience and to ease grade changes through berms and sloped landscapes. . Orient stairs and pathways to views of hills, the Bay; distant open space views, and away from buildings, hardscape, and parking lots. . Design recreational trails with benches spaced periodically for resting, at top and botrom of slopes and where distant views or landscape elements of interest occur. . Maintain pedestrian access paths to BCDC trail and associated public parking. . Promote use of shoreline for walking, jog- ging, and other recreational activities. 98 I Genentech Facilities Ten-Year Master Plan The Bay Trail and sharellne within Lower Campus offers multiple recreational opportunities. Open space in Mid Campus accesses views to the Bay. A.4 Building Exterior Design and Composition A.4-1 Building Design Massing A.4.2 Building Heights and Setbacks . Reflect building program and interior func-' Maintain a maximum building height of 150 tion in building floorplate and form. For ex- feet, to be consistent with Chapter 20-40 of ample: the South San Francisco Municipal Code. - Distinguish between lab and office build- . ings by emphasizing unique building functions like lab spaces and meeting rooms. - Modular configuration with repetitive window and structural framing systems, . For manufacturing buildings; derive build- ing forms from the technical processes, and the mechanical and utility services required for specific production activities. . Incorporate human-scale references in build- ing forms through expressions of balconies, overhangs, roof terraces, hand rails, and oth- er design features. Comply with heightlirnits set by FAA Height Regulations (See Section 3.7, Figure 3.7-1). . Design building heights with strong consid- eration to views from other campus build- ings and access to natural light. . Moderate perception of building height with railings, recessed wall planes, balconies, building srep-backs of upper floors, and ar- ticulation of other architectural elements. . Accommodate lobbies, cafeteria, and other large assembly functions with appropriate floor-ro-floor heights. Building 32 in Upper Campus reflects interiorofficespac- esthrough building massing and surface materials. . Relate the building's shape and mass to the parcel size and shape, as well as topography. . Use setbacks to create rhythm and repetition with adjacent buildings. Varied setbacks, project/eIllS, .and heights create bath vi- sual Interestemd pedestrian scale. . Strengthen identifiable street edge. .. Integrate natural setting, design, andtopogra- . Provide a minimum setback of 20 feet along phywith building massing and siting. street edge and 10 feet along secondary streets. Parapet with apen rail edge to reduce perception of building height and mass. Genentech Facilities Ten-Year Master Plan 1 99 A.4-3 Building Articulation and Com- position . Convey depth of material through fa~de composition. Incorporate a hierarchy of . framing members within window system. . Balance the percentage of glass and solid sur- face. . Differentiate key functions in interior areas, . such as meeting rooms, lobbies, or stairs from general building functional areas. . In keeping with the existing Campus vo- cabulary; emphasize a generally horizontal composition of window and solid. Vertical emphasis may be used to accentuate key building fearures. Design buildings with visual variety and complexity, avoiding: required, . an open rail edge may be consid- ered to reduce apparent building height and increase sky visibility. Production spaces are generally equipment intensive: Ensure solid wall enclosure sys- tems meet equipment and security require- ments. Where appropriate, use glass to dis- play internal functions. Enclose rooftop mechanical equipment with metal screen. Articulate the panel system with seams or reveals to mitigate the over- all scale of the surface. Rooftop penthouses should follow similar guidelines. Continuous, undifferentiated or singu- lar treatment of windows across entire Building with differentiated heights and balconies. lengrh of facades; Repetitive punched openings over full lengrh of fac;ades; Vertically oriented window openings should generally be avoided except for special emphasis of unique elements such as lobbies and stairs; - Superficial facade treatments such as flat panels ser flush with a glazing system. . Consistent with Policy DE-56 in the East of 101 Area Plan, blank building walls should be no more than 30 feet long. . Provide parapets or protective railing at roof tops and balconies per building code require- ments.Where full height parapets are 100 I Genentech Facilities Ten-Year Master Plan Architectural screen element breaks up the scale of a blank wallin Mid Campus. Avoid: Flat, Inorticulated walls are discouraged. Recommended: Skin should incorporate patterns, reveals, or textures. Avoid vertical aspect ratio Panels should have a for pone Is. generally horizontal aspect ratio. Avoid small, grid-like panel patterns. A.4-4 Building Material and Surface Textures . Select building textures, finishes, and colors to create a consistent and cohesive campus in harmony with the narural environment. . Refer to Table AA-12 for specific materials and textures. . Reinforce the relationship between interior and exterior spaces where appropriate, such as in lobbies, by extending materials between spaces (e.g. flooring, lighting, etc.). . Express a reference to narural material varia- tions, including a transition from rougher textures or larger panel sizes to more refined textures or panels. Use of rougly-textured material anchors the building to the surrounding environmental context. A.4-5 Building Base . Incorporate rough or deeply textured sur- faces at building base, as a transition from natural topography. . Emphasize horizontal orientation of base walls with formwork ribs in concrete. . Differentiate base walls from the wall mate- rials above by an offset in plane, a change in texture or pattern, a significant visual reveal, or a combination of the above. . Maintain a consistent building base height (30 to 36 inch min.) except at lobbies, stairs, and other unique interior functions. . For sites with varying terrain, follow the gen- eral topography of the grade line along the building. Building base steps down with topography. .-......-,. Building base Interrupted where glass wall systems are extended to grade. Use of landscaping and formwork ribs III concrete walls to emphoslze horizontal orientation of base walls. Genentech Facilities Ten-Year Master Plan 1101 A.4-6 Building Color Use Utilize color range detailed in the Design Palette in Table A.5-13. . Emphasize colors related to narural materi- als, including subtle variations within neu- tral and earth-tone color ranges. . Express roof screens/penthouse as a variation . of the overall building wall color (see Table A.5-13) . . Use metal architectural trims (such as mul- lions, railings, etc.): A.4-7 Windows and Natural Light A.4-8 Building Entries Encourage the use of glass systems on Cam- . pus that are as transparent and as non-reflec- tive as possible while achieving the requisite performance for energy conservation, inter- nal comfon and glare control. (See Table A.5-13) . Maintain proper light levels at building en- tries. Clearly indicate building main entry and reception areas by a change of facade treat- ments, form, and scale, such as an appropri- ately scaled entry canopy or recess. Ensure that sill heights are a minimum of 34" high where offices occur to cover desk- . top or bench-top functions, using solid or translucent materials below, but that are low enough to allow views from a seated posi- . tion. Encourage transparency and daylight pen- etration into the building at these locations. Open lobbies to more than one story or accommodate lobbies with high first floor height. - subtle recessive definition of walls (using . Orient work areas to maximize access to nat- darker earth tones, bronze or warm grey), ural light. or - crisp, contrasting definition of edges (us- ing white or light earth tones). 1021 Genentech Facilities Ten-Year Master Plan . Provide protection from prevailing wind and weather conditions at primary building en- tries. Consider the use skylights to bring natural light to the interior spaces oflarge floor plate srructures, where applicable. . Visually integrate egress/secondary doors into wall systems. Transparent windows provide light, Internal comfort, and connections between the Indoors and outdoors. A.4-9 Stairs A.4-10 Bridges . Visually relate building circulation pathways . Allow utilization of bridges and arcades be- to exterior environments for orientation and tween buildings to facilitate pedestrian and visual relief. material movement. . Arrange vertical circulation and elevator lob-. Design bridges with a vocabulary of trans- bies within buildings to incorporate views of parency andlighmess of structure in sim-ple, the site and natural light where possible. linear forms. . Express perimeter stairs through use of de-' Maintain adequate height clearance for Fire sign elements and building articulation. Access and other service vehicles as required. Circulation between buildings in the FRC uses transpar- ency ta maintain visibility to sky and campus. AA-11 Retrofit Strategies for Existing Structures . Remodel existing buildings and sites within the context of the Master Plan design vo- cabulary to maintain continuity throughout campus. . Retrofit buildings adjacent to or in coordi- nation with new development to complete building cluster or neighborhood design aesthetic. Use exterior colors consistent with the campus color paletre (see A.4-13: Design Paletre). GenentechFacilitiesTen-YearMasterPlan 1103 A.4-12:. Design Palette Building Element Building Base, see A.4-6 Color Natural concrete tones and hues. Building Skin and Solid Walls, A.4-4 Materials Board form concrete, concrete masonry units (CMU) or other similar materials to match existing building bases on campus. Pre cast concrete, curtain wall systems, GFRC, metal cladding systems, stone, and other similar materials may be considered. Avoid: Concrete Masonry Units, Brick, EIFS, Raw Concrete, or Wood Siding. Metal framing or curtain wall systems. Aluminum may be clear anodized or coated with Durnar, Kynar or equal. Double-glazed and non-reflective vision glass. Specs should meet or exceed all applicable codes. Aluminum or other approved metal systems. Windows, Mullions 8: Trim, A.4-7 Glass Rooftop Equipment Screens, A.5-1 Building Entries, A.4-8 Double-glazed and non-reflective vision glass. Specs should meet or exceed all applicable codes. Projecting canopies should utilize metal trim or other materials that are visually compatible with the building window mullions and other building materials. Metal and glass, or concrete treated with base elements consistent with building bases. Painted metal and glass. Concrete, CMUs, metal fencing, or other suitable materials. Concrete, CMUs, metal, or other suitable materials. Canopies or Framing Members Bridges, A.4-10 Secondary Doors, A.4-10 Building Service Enclosures, A.5-2 Parking Structures, A.6-2 1041 Genentech FacilitiesTen-Year Master Plan Warm, earth tones, and natural hues to maintain consistency with existing campus buildings. White, silver metallic or similar neutral coloration, to match existing context. Vision glass to match existing context (Green or blue tones.) Gray-green, or warm earth tones, or to match existing context. Clear glass or match existing context: tinted (Solex), or to match existing context. White silver metallic or accent color. Coordinate with adjacent buildings and context. Warm, earth tones and natural hues to maintain consistency with existing campus buildings. Warm, earth tones and natural hues to maintain consistency with existing campus buildings. A.5 Rooftop Equipment and Utility Yards A.S-1 Rooftop Equipment · Avoid exposure of mechanical equipment to view. . Screen or provide mechanical penthouse for rooftop equipment such as HVAC supply. Cluster and screen multiple pieces of smaller mechanical equipment. . Set back rooftop screens and enclosures from the edge of facades unless contributing to the emphasis of special fearures. . Appropriately size SCreens and enclosures to house equipment, with design emphasis to- wards gently curving or vaulted forms that suggest a reference to the natural sutround- ings. A.S-2 Service Enclosures . Integrate building service areas into building and site for convenient deposit and collec- tion of refuse. . Isolate trash disposal and service areas away from building entries, prominent pedestrian pathways, and open spaces. . Provide appropriate visual screening of trash disposal areas located outside the building envelope where possible. Utilize landforms and landscape to blend screening walls into the natural setting. l.J:JOOscape Planting< provide pedestrian scale and soften the ecJgeofthe service enclosure walls. Genentech Facilities Ten-Y""" Master Plan 1105 A.S-3 Utility Racks and Yards . Screen utility yards and utility structures · from public view. . Consolidate tanks in utility yards, as clusters of cylindrical forms. . Uniformly color and finish utility elements in public view to blend visually with the ad- jacent buildings. . Consolidate utility supply lines into racks. . Express racks as architectUral linkage be- tween structUres. . Where appropriate screen from public with trellis, walls, or planting. 1061 Genentech Facilities Ten-Year Master Plan A.S-4 Utility Buildings Design facades with materials, colors, and composition to match existing context and meet design guidelines. . Refer to A.5-2: Service Enclosures and guidelines regarding siting, equipment and window placement, and design. Existing utility enclosure using materials that blend with surrounding architecture. A.S-S Screening and Fencing Screening and fencing will be provided at util- ity yards and service/loading areas. . Design with screen elements appropriate for each neighborhood, in keeping with estab- lished Genentech vernacular and East of 101 Plan requirements. . Sofren screen walls and fencing with plant- ing paletre. . Create 'green' walls integrating planting where appropriate. . Minimize the height of screen walls and fencing by utilizing narural setting (berms) and planting material. · Limit use of chainlink fences to areas out of public view. . Provide screen fencing, and walls with mate- rials visually compatible with existing cam- pus screen elements and adjacent architec- tural detailing. Screened service area In Lower Campus continues pedes- trian scale of open space. A.6 Parking A.6-1 General Parking Guidelines A.6-2 Parking Structures · Provide disabled/ADA parking near build-' Use materials, design, and landscape ele- ings as required. ments to achieve visual compatibility with buildings on campus. A.6-3 Surface Parking Lots . Provide clear and safe pedestrian entrances adjacent to or separate from vehicular en~ trances. . Express structUral systems and connections when possible. Facade treatments and step- ping of upper. floor that break undifferenti- . ated horizontal.panels are encouraged. Surface parking lots will be distributed through- out the campus to provide convenient parking adjacent to buildings. Interim surface lotswlll be located adjacenuobuildings to. provide flex- ibility for poteritial expansion when needed. . Design circulation at entraIlces to vehicular. conflicts.. and. disruption to street system. Screen lot perimeter with landscape ele- ments. . Provide access control with use of badge and card keys, and arm gates orsimiIar methods. . Consider night viewing in the design of ceil- . Provide parking areas with .. elI1ergency ings and lighting systems. phones. . Use landscape and materials to further sofren · visual impacr. of structures utilizing topogra- phy as a. visual buffer where possible. Provide a planting island with at least one tree so that cars are not parked more than 12 in a row without a planting island. Plant a minimum of five percent of the total parking lot area with shrubs. . Design facade treatments to allow visibility' For interim parking lots, install fast growing, into the garage. expendable tree planting within lot. . Design stairwell enclosures with materials . Use construction methodology appropriate that provide visibility into the structure. for a temporary parking lot; for example, paving sections. · Identify entries from street clearly by use of trellises, signage, or other design features. . Maintain appropriate levels of lighting throughout the parking lot. For lighting types see A. 7 for lighting design guidelines. Provide .. shuttle sheltc:r5 per Genentech' s Transit and Shuttle Plan. ~ :,.~ e~c; Existing Lower Campus parking structure with landscape Temporary parking lots with fast-growing landscape ele. buffer along fa~ade. ments for shade and screening. Genentech FacilitiesTen-Year Master Plan 1107 A.7 landscape Design A.7-1 Landscape Design Concepts and Guidelines . Provide dense shrub and ground cover plant- A.7-2 Bluffs and Hillsides ings to reduce wind-blown soils and protect D' .th I b'lizi lan . micro-climate. . eslgn WI. .s o~e sta 1. .n~ p ts usmg low output lrngaoon to mmuruze sur-charge on slope. . Use plant types that are consistent with the existing campus landscape and East of 101 . Area Plan Design Element. For plant types, see Appendix B: Genentech Facility Plant Paletre. . Utilize drought-resistant plantings adapted to the South San Francisco micro-climate throughout the campus. Design with seasonal color to reflect the dy- namic character of Genentech and to pro- vide changing experience for pedestrians and usets. . Design with "clean" plant species to mini- mize leaf drop, flower and fruit drop, and organic matter contamination at air intake vents and other sensitive areas in response to Genentech's pest control policy. . Integrate plant barriets with architecrural barriers to minimize wind forces at court- yards, building entrances, and where wind tunnels occur. 1081 Genentech Facilities Ten-Year Master Plan Soften building massings, extensive parking lots, and utility yards and structures through planting. Lombardy poplars and Afghan Pines planted around tall buildings will moderate their height. . Respond to site micro-climatic conditions with appropriate plant selection and place- ment for intended use. Avoid the following plant types: - Avoid plants that attract pests in accor- dance with Genentech's Pest Control Policy. Avoid dense low ground covers at perimeter of manufacturing buildings. - Avoid trees with brirrle growth that may be subject to breakage. - Avoid plants which are known to cause allergic reactions, such as Acacia trees. . Stabilize cut slopes and embankments and minimize erosion. . Plant slopes and bluffs with drought resistant, low-maintenance plantings that enhance vis- tas and pedestrian experience. . For non-irrigated slopes, use native wild- flower hydroseed for erosion control and aesthetic quality. A.7-3 Hardscape Materials, Colors, Textures . Design with consistent texture for use of board form concrete surfacing and integral pour "V" -shaped horizontal detail-cham- fer edges. Utilize paving to enhance courtyards, en- trances, and pedestrian crosswalks. Design consistent paving colors, textures, and patterns to identifY and enhance pe-destrian pathways and spines in each neighborhood. . Coordinate exterior paving patterns and ma- terials with interior patrerns where adjacency allows. . Match guardrails and planters to the site context in regard to color, texture, and ma- terial. . Design site elements with the following rna- A. 7-4 Grading and Drainage Design terials: Sidewalks: concrete - Firelanes/Service Roads: asphalt, crushed gravel, or similar materials - Primary Crosswalk: concrete or similar material - Secondary Crosswalk: painted stripes - Primary Walkways: concrete, special pav- ing (tiles, stone, or colored concrete), or . similar material - Secondary Walkways: concrete or similar material at highly-trafficked paths, open spaces, or landscaped areas; and asphalt, crushed gravel or similar material at mi- . nor connections betWeen buildings and along recreational paths. - Courtyards and Plazas: concrete, special paving, or similar material Variegated hardscape materials at pedestrian plaza. . Design grading to be curving with berms and longitudinal pathway runs to move through the landscape. Design earthwork to be softly sculptural. . Design bioswales where space allows, en- couraging recharging of the ground water and providing filtration of sediments out of surface flows to minimize particulates flow- ing to the Bay. Create berms in the landscape to soften the spaces between buildings, to screen utility areas and parking lots, and to tilt the plant- ing to highlight the landscape over the hard- scape. Provide surface drains where paving is below the adjacent landscape to minimize run-off over paved surfaces. . Provide sub-surface drainlines where trees are located in impervious soil and where ground water reaches the surface, such as at the visitor parking lot at FRC II. A.7-5 Irrigation and Control Systems . Design irrigation systems with state-of-the -art controllers with capability to be con- nected to central control computer. . Locate controllers out of view of public right of way where possible. . Provide 40 - 60 percent of landscaping on low volume irrigation systems. Areas of Ceanothus require emitrer type ittigation for health of the plants. . Where plants spread by rooting from branch- es such as ice plant and Beach Straw-berry, spray irrigation is required. Genentech Facilities Ten-Year Master Plan 1109 A.8 Site Furnishing, Lighting, Signage, and Banners A.8-1 Site Furnishings . Provide design continuity and create identity throughout the Genentech Campus through use and placement of site furnishings. . Provide outdoor seating adjacent to cafete- rias and other amenities. . Provide consistent vocabulary of furnishings and color throughout the campus. . Urilize furnishings finished to be resistant to salt-spray and compatible with the micro- climatic conditions. · Provide perforated metal benches and chairs, . appropriately finished in black, or approved equal. . Provide round metal tables appropriately fin-' Litter units should be responsive to pest con- ished with granite-textured top, black base trol. and post, or approved equal. Litter Units and Ash Urns: Use consistent models throughout the campus-for exam- ple, 24-gallon with side opening and ash lid, appropriately finished in black, or approved equal. 110 I Genentech Facilities Ten-Year Master Plan . Bicycle Storage Units: Use lockable and con- sistent units throughout the campus. . Bicycle Racks: Provide where needed, with consistent design and appropriately finished in black. A.S-2 Lighting Site and building lighting help to reinforce and highlight the overall character of the campUS while. enhancing pedestrian orientation,. safety, and security. This intent is supported by the following guidelines. · Maintain appropriate levels of light at build- ing entries and all pedestrian paths and corri- dors throughout the campus. · Enhance campus character with consistent use oflighdixtures,finishes, and colors. . Minimize glare and night-time . light pollu- tion. · Parking lots: - Provide Guardco Form 10 Round fixtures on 22' poles on raised concrete footings (25' final height), appropriately finished in black, or approved equal. - Provide a lighting level of 1 foot-candle for parking lot areas. . Shuttle stops: - Provide interior lighting in shuttle stop shelter for night-time visibility (see A.2-4 Shuttle Shelters). - Provide 15' high fixtures, appropriately finished in black, or approved equal, with an x-candle light level. Lighting fixture at parking lat. Lighting at pedestrian walkway. . Pedestrian walkways and plazas: . Accent pedestrian lighting: - Provide Guardco Form 10 Round hard- top on Post top fixtures on 15' poles, appro-priately finished in black, or ap- proved equal. - Provide a lighting level of 1 foot-candle for pedestrian walkways. - Provide Guardco School Bollard, 42" high, appropriately finished in black, or ap-proved equal. . Incorporate other. fixture . types .. whereap- propriate, such as special lighting at campus elltry features, pedestrian plazas and service areas. Genentech Facilities Ten-Year Master Plan 1111 A.8"3 Signage Signage is an importantelement,contributillg to the overall identity of the campus, as well as providing a means of identifYing individual buildings. Sign design reinforces Genentech's image within the South San Franciscocommu- nity and a commitment to a quality environ- ment. In addition, signageserves as.a key way- finding tool for employees and visitors.asthey move through the campus. Within Genentech, there are two types of signage: Monument signage and wayfinding signage.Thesetypolo- gies .are deflnedand discussed in the following guidelines. . Monument signage: Highlight building identity with site signage as well as signage on buildings. Signage information should include building numbers and street addresses. - Provide monument signage at main ve- hicle and pedestrian entry to each build- ing. - Locate signage in landscaped areas, where possible. - Maintain appropriate levels of lighting on all building identification signage. · Wayfinding signage - Indicate direction and!or location of im- portant campus services, access points, and amenities, such as loading docks, lobbies, and ADA access and entries. . Use signage as an integral part of the campus fabric to highlight campus entries, pedes- trian walkways, building numbers and ad- dresses, and special open spaces. 1121 Genentech Facilities Ten-Year Master Plan . Design both monument and wayfinding signage to be uniform in style, font, and col- or, to lend corporate identity and aestheti- cally unify the campus. · See Genentech Signage Standards for further detail. Example of campus monument slgnage. Wayfinding signage at site entry. A.8-4 .Displays Genentech established the patient successsrory program to. support. the .connection . between employees and patient success stories. The pro- gram is intended to support the sense. of mis- sionto make a difference in the lives ofpatienrs and provide a conStant reminder of why em- ployeescome to work every day. The siting and sizeof displays will be approved by the Plan- ning Commission. Key Trees ACESKA ARB MAR CAR BET CUP MAC FICMIC MAG GRA MET EXC PIN ELD PIN MUR PIN THU PLA COl POP NIGRA PRU KRA PYR CHA QUE AGR SEQ SEM TRI CON Shrubs ARB UNE BUX WIN CAM WOO CAM YUl CEA ABA CER OCC lUP ARB GroUndcovelS and Perennials Botanical Name Acer Palmatum 'Sango Kaku' Arbutus Marina Carpinus Betulas 'Fastigiata' Cupressus Macrocarpa Ficus Microcarpa Magnolia Grandiflora Metrosideros Excelsus Pinus Elderica Pinus Muricata Pinus Thunbergii Platanus Acerifolia 'Columbia' Populas Nigra 'Italica' Prunus 'Krauter Vesuvious' Pyrus Calleryana 'Chanticleer' Quercus Agrifolia Sequoia Sempervuirens Tristania Conferta Arbutus Unedo Buxus Microphylla Japonica 'Winter Gem' Camellia Sasanqua 'White Doves' Camellia Sasanqua 'Yuletide' Ceanothus Gloriosus Horizontalis 'Anchor Bay' Ceras Ocddentalis lupinus Arboreus AGA AME AlO ARB ALO SAP AIM BEL ARM MAR DIEBIC DRO FLO LAM SPE ECH FAS Agave Americana Aloe Arborescens Aloe Saponaria Amaryllis Belladonna Armeria Maritima Dietes Bicolor 30% Drosmanthemum Floribundum 70% Lampranthus Spectabilis Echium Fastuosum Genentech Central Campus Master Plan 1113 EUR VIR FRA CHI HET ARB HEM VIC IRI DOU KNIUVA LAU FLU L1M PER L1R MUS MAH COM NAR KAL PHO WM. ROS HUN RUM ADI TRA JAS YUC FIL Euryops Pectinatus 'Viridis' Fragaria Chiloensis Heteromeles Arbutifol ia Hemerocallis Hybrids 'Miss Victoria' Iris Douglasiana-hybrids Kniphofta Uvaria Laurentia Ruviatius Limonium Perezii Liriope Muscari Mahonia Aquifolium 'Compacta' Narcissus 'King Alfred' Phormium "Maori Maiden' Rosmarinus Offtcinalis 'Huntington Carpet' Rumohra Adiantiformis Trachelospermum Jasminoides Yucca Filamentoja Grosses And WilcJf10wers CAL KFO ESC CAL SES AUT 100% TALL FESCUE Calamagrostis 'Karl Foerster' Eschscholzia Califomica Sesleria Autumnalis Vines DIS BUC FrCMIN HAR VIO PAR TRI PASLAV WISSIN Distictus Buccinatoria Ficus Pumila 'Minima' Hardenbergia Violacea Parthenocissus Tricuspidata Passiflora 'Lavendar Lady' Wistringia Sinensis 1141 Genentech Central Campus Master Plan Key Botanical Name Common Name Trees CUP MAC Cupressus Macrocarpa Monterey Cypress PIN CON Pinus Contorta Shore Pine PIN ELD Pinus Elderica Afghan Pine PIN MUR Pinus Muricata Bishop Pine MEL QUI Melaleuca Leucadendra 'Quinquenervia' Cajeput Tree ShlUbs ARB UNE Arbutus Unedo Strawberry Tree ERI GLA Erigeron Glaucus 'Arthur Menzies' Aeabane GRI STR Grindelia Stricta Coastal Gum Plant LUP ARB Lupinus Arboreus Bush Lupine KNIUVA Kniphofia Uvaria Red Hot Poker L1M PER Limonium Perezii Sea Lavendar Groundcovers And Perennil1ls AM Armeria Maritima Sea Thrift ARC MON Arctostaphylos Hookeri 'Monterey Carpet' Monterey Manzanita CEA ABA Ceanothus Gloriosus Horizontalis 'Anchor Bay' FC Fragreria Chiloensis Sand Strawberry Grasses And Wildflawers CALNUT Calamagrostis Nutkaensis Pacific Reed Grass ESC CAL Eschscholzia Californica California Poppy Salt Tolerant ATR CAL Atriplex Californica Saltbush BAC DOU Baccharis Douglasii Salt Marsh Baccharis DIS SPI Distichlis Spicata Salt Grass JAU CAR Jaumeacamosa Aeshy Jaumea JUN EFF Juncus Effusus Rush L1M CAL Limonium Califomicum Marsh Rosemary MON LIT Monathochloe Littoralis Bushy Shoregrass SAL VIR Salicomia Virginica Pickleweed SPA FOL Spartina Foliosa Pacific Cord grass Turf 100% Tall Fescue Genentech CentnU Campus Master Plan 1115 8otoniaJI Name Common Name Lbs.lacre Perennial Mix 75 petCent of !he following Perennials: Eriophyllum Confertiflorum Golden Yarrow 1 Eschscholzia Californica California Poppy 3 Gilia Capita Globe Gilia 2 Gilia Tricolor Bird's Eyes 2 Iris Douglasiana Douglas Iris 3 Linum Lewisii Blue Flax 5 Lotus Scoparius Deerweed 12 Lupinus Formosus Summer Lupine 4 Mimulus Aurantiacus Sticky Monkey Flower 0.5 Nemophila Menziesii Baby Blue Eyes 3 Penstemon Cheiranthifolia Penstemon 3 Sisyrinchium Bellum Blue-eyed Grass 3 25 percent of the Following Grasses: Nassella Pulchra Purple Needle Grass 16 Nassella Lepida Foothill Needle Grass 9 Shrub Mix 50 percent The FoHowing Shrubs: Eriogonum Arborescens Island Buckwheat 8 Eriogonum Fasdculatum California Buckwheat 6 Salvia Leucophylla Purple Sage 4 Salvia Mellifera Black Sage 4 25 percent of !he Following Perennials: Achillea Millefolium White Yarrow 1 Collinsia Heterophylla Chinese Houses 2 Clarkia Amoena Farewell-to-spring 3 Gilia Tricolor Bird's Eyes 2 Lupinus Formosus Summer Lupine 4 25 percent of!he Following Grasses: Elymus Multsetus Big Squirreltail 12 Festuca Rubra Malate Red Fescue Molate 24 Grass Mix 50 petCent of !he Following Grasses: Melka Imperfecta Coast Range Melic 6 Vulpia Microstachys Small Fescue 16 1161 Genentech Central Campus Master Plan Botanical Name Common Name lbs.lacre Grass Mix SO percent of the following Grasses: Melica Imperfecta Coast Range Melic 6 Vulpia Microstachys Small Fescue 16 Grass Mix 25 percent of the following Perennials: Eschscholzia Californica California Poppy 3 Iris Douglasiana Douglas Iris 3 Layia Platyglossa Tidy Tips 1.5 lotus Scoparius Deerweed 12 Mimulus Aurantiacus Sticky Monkey Rower 0.5 Nemophila Menziesii Baby Blue Eyes 3 Penstemon Cheiranthifolia Penstemon 3 SO percent of the following Shrubs: Baccharis Pilularis Chaparral Broom 0.5 Ceanothus Cuneatus Buckbrush 8 Vegetated Swole Mix 100 percent of the Following Grasses: Melica Imperfecta Coast Range Melic 6 Vulpia Microstachys Small Fescue 16 Genentech Central Campus Master Plan 1117 This page intentionally left blank. 118 I Genentech Central Campus Master Plan DYETT & BHATIA Urban and Planners 755 Sansome 5t, Suite -400 I T -415 956 -4300 San Francisco. 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