HomeMy WebLinkAboutOrd. 1437-2011 ORDINANCE NO. 1437 -2011
CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA
AN ORDINANCE AMENDING CHAPTER 20.230 OF THE
SOUTH SAN FRANCISCO MUNICIPAL CODE TO REPEAL THE
EXISTING OYSTER POINT MARINA SPECIFIC PLAN
DISTRICT, AND ADOPT THE OYSTER POINT SPECIFIC PLAN
TO FACILITATE THE PUBLIC - PRIVATE REDEVELOPMENT
OF AN OFFICE /RESEARCH & DEVELOPMENT CAMPUS AND
SUBSTANTIAL PUBLIC AMENITIES AT THE OYSTER POINT
BUSINESS PARK AND OYSTER POINT MARINA PROPERTY
WHEREAS, Oyster Point Ventures, LLC ( "OPV "), a joint venture between Shorenstein
Properties and SKS Investments LLC, owns property commonly known as the Oyster Point Business
Park, and located at the terminus of Oyster Point Boulevard; and the City of South San Francisco
( "City ") owns property commonly known as the Oyster Point Marina Property, adjacent to the
Oyster Point Business Park; and
WHEREAS, OPV and the City (collectively, "the Parties ") desire to redevelop the Oyster
Point Business Park and the Oyster Point Marina Property (collectively, "Project Site ") with an
office /R &D life sciences campus, commercial, hotel, recreational, and public open space uses; and
WHEREAS, to this end, OPV has submitted an application seeking approval of a General
Plan Amendment, Zoning Text Amendment (to adopt the Oyster Point Specific Plan), Zoning Map
Amendment (to rezone), a Phase 1 Precise Plan, Design Review, a Preliminary Transportation
Demand Management ( "TDM ") Plan, a Development Agreement, and a Disposition and
Development Agreement which would adopt the "Oyster Point Specific Plan" and collectively
authorize the phased removal and replacement of certain existing buildings on the Project Site, and
phased construction of an office /R &D development at an FAR of 1.25 up to a total of 2,254,230
square feet on the western portion of the Project Site, including a "Phase P' development consisting
of grading and refuse relocation for the initial 508,000 square feet office /R &D in three buildings of
up to ten stories and a parking structure, and public amenities including creation of waterfront open
space, a promenade along the realigned Oyster Point and Marina Boulevards, construction of a
flexible -use recreation area, grading and site preparation of the future hotel parcel, as well as
realignment, reconfiguration, replacement, and improvement to existing roadways and infrastructure
to facilitate the development, subject to the terms of the Project entitlements including the proposed
Development Agreement ( "Project "); and,
WHEREAS, OPV has proposed amendments to the South San Francisco Zoning Ordinance
to repeal the existing Oyster Point Marina Specific Plan District and adopt the Oyster Point Specific
Plan, as further described in the "Zoning Text Amendments" attached as Exhibit A, and amendments
to the South San Francisco Zoning Map for the Project Site, as further illustrated in the "Zoning Map
Amendments" attached as Exhibit B (collectively, "Zoning Amendments "); and
WHEREAS, in accordance with the California Environmental Quality Act (Pub. Resources
Code, §§ 21000 et seq. [ "CEQA "]), the City has prepared and certified an Environmental Impact
Report ( "EIR "), which evaluates the significant and potentially significant impacts of the Project, the
growth inducing impacts of the Project, the cumulative impacts of the Project, and alternatives to the
proposed Project; and,
WHEREAS, following a properly noticed public hearing held on March 14, 2011, the
Planning Commission recommended by resolution that the City Council approve the Zoning Text
Amendments attached as Exhibit A, and the Zoning Map Amendments attached as Exhibit B; and,
WHEREAS, on March 16, 2011, the City Council and Redevelopment Agency conducted a
properly noticed joint public hearing to consider certification of the EIR and approval of the Project,
including the proposed Zoning Amendments.
NOW, THEREFORE, BE IT ORDAINED by the South San Francisco City Council as
follows:
SECTION 1 FINDINGS.
Based on the entirety of the record before it, which includes without limitation, CEQA and
the CEQA Guidelines, 14 California Code of Regulations § 15000, et seq.; the South San Francisco
General Plan and General Plan EIR; the South San Francisco General Plan Update and General Plan
Update EIR; the Redevelopment Plan for the Downtown/Central Redevelopment Project Area and
the related EIR; the South San Francisco Municipal Code; the Project applications; the Oyster Point
Specific Plan and Phase I Precise Plan, as prepared by Perkins + Will, dated February 23, 2011; the
Oyster Point Specific Plan Appendix & Design Guidelines, prepared by Perkins + Will, dated
February 23, 2011; the Preliminary Transportation Demand Management Plan, as prepared by HDR,
dated February 23, 2011; the Oyster Point Specific Plan and Phase I Project EIR, including the Draft
and Final EIR and all appendices thereto; all site plans, and all reports, minutes, and public testimony
submitted as part of the Planning Commission's duly noticed meetings on February 3, 2011, February
17, 2011, March 3, 2011, and March 14, 2011; all site plans, minutes, reports, and public testimony
submitted as part of the City Council and Redevelopment Agency's duly noticed, joint meeting of
March 16, 2011; all site plans, minutes, reports, and public testimony submitted as part of the City
Council's duly noticed meeting of March 23, 2011; and any other evidence (within the meaning of
Public Resources Code §21080(e) and §21082.2) ( "Record "), the City of South San Francisco City
Council hereby finds as follows:
1. The foregoing Recitals are true and correct and made a part of this Ordinance.
2. The exhibits and attachments, including the proposed Zoning Text Amendment (attached as
Exhibit A) and the proposed Zoning Map Amendment (attached as Exhibit B), are each incorporated
by reference and made a part of this Ordinance, as if set forth fully herein.
3. The documents and other material constituting the record for these proceedings are located at
the Planning Division for the City of South San Francisco, 315 Maple Avenue, South San Francisco,
CA 94080, and in the custody of Chief Planner, Susy Kalkin.
4. By Resolution No. 46 -2011, the City Council, exercising its independent judgment and
analysis, has found that an EIR was prepared for the Project in accordance with CEQA, which EIR
adequately discloses and analyzes the proposed Project's potentially significant environmental
impacts, its growth inducing impacts, and its cumulative impacts, and analyzed alternatives to the
Project. For those impacts that could potentially exceed CEQA thresholds of significance, where
feasible the City has identified and imposed mitigation measure that avoid or reduce the impact to a
level of less- than - significant. The City Council has further found that the benefits of approving the
Project outweigh the Project's significant and unavoidable impacts.
5. As required under State law, the South San Francisco General Plan, and the South San
Francisco Municipal Code, in support of the requested Zoning Amendments, including both the
Zoning Text Amendment (ZA11 -0001) and the Zoning Map Amendment (RZ11- 0001), the City
Council finds as follows:
a. The proposed Project is consistent and compatible with all elements in the City of
South San Francisco General Plan (as proposed for amendment). The 1999 General Plan includes
policies and programs that are designed to encourage the development of high technology campuses
in the East of 101 Area, allow for employee - serving services, preparation of a Traffic Demand
Management plan to reduce congestion impacts. Consistent with these policies, the Oyster Point
Specific Plan and Phase I Project provides for the phased removal and replacement of existing
buildings on the Project Site and phased construction of an office /R &D development at an FAR of
1.25 on the western portion of the Project Site, including a "Phase 1" development consisting of
grading and refuse relocation for the initial three buildings and a parking structure, as well as
employee - serving amenities pursuant to a preliminary Transportation Demand Management Plan,
and additional public amenities including creation of waterfront open space, a promenade along the
realigned Oyster Point and Marina Boulevards, construction of a flexible -use recreation area, grading
and site preparation of the future hotel parcel, as well as realignment, reconfiguration, replacement,
and improvement to existing roadways and infrastructure to facilitate the development, subject to the
terms of the Project entitlements including the proposed Development Agreement. Approval of the
Project, including the proposed Development Agreement, will not impede achievement of General
Plan policies.
b. The Project will not be detrimental to the public interest, health, safety, convenience,
or welfare of the City, because the Project proposes redevelopment of an underutilized Project Site,
which will result in an office and research and development campus -like facility, with substantial
public amenities, including enhanced and improved access to the bay front and public open space.
The Project will also facilitate repair of the landfill clay cap and upgrades to utilities and
infrastructure at the Project Site.
c. The subject site is physically suitable for the type and intensity of the land use being
proposed. The General Plan specifically contemplates the proposed type of project, and the
suitability of the site for the proposed development was analyzed thoroughly in the Environmental
Impact Report prepared for the Project.
d. The Project will be superior to development otherwise allowed under conventional
zoning classifications. The Project proposes increasing the allowable Floor Area Ratio (FAR) for the
site from 1.0 to 1.25 and will facilitate construction of substantial public amenities at the Project
Site, including enhanced and improved access to the Bay front.
SECTION 2 AMENDMENTS.
A. Repeal Existing Oyster Point Marina Specific Plan :District
The City Council hereby repeals the existing Chapter 20.230 ( "Oyster Point Marina Specific
Plan District ") of the South San Francisco Municipal Code.
B. Adopt Oyster Point Specific Plan
The City Council hereby adopts a new Chapter 20.230 ( "Oyster Point Specific Plan ") to the
South San Francisco Municipal Code, as set forth in Exhibit A.
C. Adopt Zoning Map Amendments
The City Council hereby adopts the amendments to the South San Francisco Zoning Map, as
illustrated in Exhibit B.
SECTION 3 SEVERABILITY.
If any provision of this Ordinance or the application thereof to any person or circumstance is
held invalid or unconstitutional, the remainder of this Ordinance, including the application of such
part or provision to other persons or circumstances shall not be affected thereby and shall continue in
full force and effect. To this end, provisions of this Ordinance are severable. The City Council of the
City of South San Francisco hereby declares that it would have passed each section, subsection,
subdivision, paragraph, sentence, clause, or phrase hereof irrespective of the fact that any one or
more sections, subsections, subdivisions, paragraphs, sentences, clauses, or phrases be held
unconstitutional, invalid, or unenforceable.
SECTION 4 PUBLICATION AND EFFECTIVE DATE.
Pursuant to the provisions of Government Code Section 36933, a summary of this Ordinance
shall be prepared by the City Attorney. At least five (5) days prior to the Council meeting at which
this Ordinance is scheduled to be adopted, the City Clerk shall (1) publish the Summary, and (2) post
in the City Clerk's Office a certified copy of this Ordinance. Within fifteen (15) days after the
adoption of this Ordinance, the City Clerk shall (1) publish the summary, and (2) post in the City
Clerk's Office a certified copy of the full text of this Ordinance along with the names of those City
Council members voting for and against this Ordinance or otherwise voting. This ordinance shall
become effective thirty days from and after its adoption.
Introduced at a special meeting of the City Council of the City of South San Francisco, held
the 16 day of March, 2011.
Adopted as an Ordinance of the City of South Francisco at a regular meeting of the City
Council held the 23 day of March, 2011 by the following vote:
AYES: Councilmembers Mark Addiego, Pedro Gonzalez, and Karyl Matsumoto,
Vice Mayor Richard Garbarino and Mayor Kevin Mullin
NOES: None
ABSTAIN: None
ABSENT: None
ATT
i Clerk
As Mayor of the City of South San Francisco, I do hereby approve the foregoing Ordinance
this 23 day of March, 2011.
/ Ail/4
Kevin Mullin, Mayor
Exhibit A
Zoning Text Amendment (Oyster Point Specific Plan)
Chapter 20.230 Oyster Point Specific Plan District
Sections:
TOC
[Section Reference Title]
20.230.001 Purpose
This chapter establishes the Oyster Point Specific Plan District and provides for
coordinated planning and design principles for the property within this district. The
purposes of the Oyster Point Specific Plan District are to:
A. Implement the policies of the General Plan, which designates the area of
the Oyster Point Specific Plan District in the East of 101 Planning Sub -Area and Business
Commercial, Coastal Commercial, and Park and Recreation land use designations. The
Specific Plan District implements the goals and policies of the General Plan in the
following ways:
1. Implementing a comprehensive use and development plan for the
Oyster Point Marina area, and promoting compatibility among research and development,
commercial, open space, and recreational land uses;
2. In areas designated for Business Commercial use, promoting
development of a state -of -the -art research and development life sciences campus with
substantial open space and public amenities;
3. In areas designated for Coastal Commercial use, promoting
development of business /professional services, office, research and development, hotel,
retail /restaurant uses, public recreational facilities, and marina- serving uses;
4. In areas designated for Park and Recreation use, enhancing access
to and public enjoyment of the San Francisco Bay, marinas, Bay Trail, and related uses;
5. Encouraging development to serve City residents, employees, and
visitors in close proximity to the Oyster Point Ferry Terminal;
B. Implement high - quality, integrated design standards in a comprehensively
planned development with District -wide architectural character, achieving development
superior to that which could be achieved under conventional zoning classifications;
C. Provide for the efficient extension of utilities, infrastructure and services
into this district; and
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D. Provide a mechanism for flexibility in the long -term, phased development
of land uses within the boundaries of the Specific Plan District.
20.230.002 Applicability
A. As used in this chapter, "Specific Plan" shall refer to the contents of this
Chapter and the uncodified Specific Plan Appendix, collectively.
B. The regulations contained in this chapter shall apply to the areas within the
Oyster Point Specific Plan District mapped on the Official Zoning Map.
C. The Specific Plan District is divided into two planning areas as follows
and as shown on Figure 1.
1. Planning Area 1 consists of largely the western portion of the
Oyster Point Specific Plan District
2. Planning Area 2 consists of largely the eastem portion of the
Oyster Point Specific Plan District
FIGURE 1: PLANNING AREAS
OYSTER POINT SPECIFIC PLAN DISTRICT
PLANNING AREA 1
PLANNING AREA 2
-
2
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•
20.230.003 Land Uses
Land Use Regulations Established. Table 1 below prescribes the land use regulations
for the Oyster Point Specific Plan District and its Planning Areas. The regulations for
each zone are established by letter designations as follows:
"P" designates permitted uses subject to approval of a Precise Plan.
."(#)" numbers in parentheses refer to specific limitations listed at the end of the
table.
"- "designates uses that are not permitted.
Use classifications are defined in Chapter 20.620 ( "Use Classifications "). In
cases where a specific land use or activity is not defined, the Chief Planner may assign
the land use or activity to a classification that is substantially similar in character. Use
classifications and sub- classifications not listed in the table or not found to be
substantially similar to the uses below are prohibited.
TABLE 1: LAND USE REGULATIONS
Use Classifications 1 Planning Area 1 Planning Area 2
Commercial Use Classifications
AutomobileNehicle Sales and See sub - classifications below
Services
- Automobile /Vehicle Rentals - P (1)
- Automobile /Vehicle Service - P (1)
and Repair, Minor
Business Services P p
•
Commercial Recreation See sub - classifications below
- Amusement Arcade - P (2)
- Indoor Entertainment - P
- Outdoor Entertainment P P
- Outdoor Sports and P p
Recreation
• 3
Use Classifications Planning Area 1 Planning Area 2
Eating and Drinking See sub - classifications below
Establishments
- Coffee Shops /Cafes P P (3)
- Restaurant, Full Service P P (3)
- Restaurant, Limited Service P P (3)
Food & Beverage Sales P P
- Convenience Market - -
Lodging See sub - classification below
- Hotels and Motels - P (4)
Offices See sub - classifications below
- Business & Professional P P
- Medical & Dental P P
- Walk In Clientele - P
Parking, Public or Private P P
Personal Services See sub - classification below
- General Personal Services P P
Retail Sales See sub - classification below
- General Sales P P (3) .
Employment Uses
Research and Development P P (5)
Public and Semi- Public Uses
Clubs and Lodges - P
Cultural Institutions - P
Day Care Centers P P
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Use Classifications Planning Area 1 Planning Area 2
Government Offices - p
Park and Recreation - P
Facilities, Public
Public Safety Facilities P p
•
Transportation, Communication, and Utilities Uses
Communication Facilities See sub - classifications below
- Antennae and Transmission P (6) P (6)
Towers
- Facilities Within Buildings P P
Transportation Passenger -
Terminals
Utilities, Major - p
Utilities, Minor p p
NOTES:
1. Limited to storage, repair and service of water craft, except that AutomobileNehicle Rentals
may be approved as ancillary to a hotel use.
2. Only within hotels.
3. Retail and eating and drinking establishment uses are limited to a total of 40,000 square feet
in Planning Area 2.
4. Hotel use is limited to no more than two hotels of up to a total of 350 rooms.
5. Use may be subject to limitations pursuant to terms of an approved Disposition and
Development Agreement.
6. Only permitted to be installed on building rooftops —all other equipment and facilities must
be inside the primary structure or an approved and established equipment yard —and subject to
Chapter 20.370 ( "Antenna and Wireless Communications Facilities ").
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20.230.004 Development Standards
A. Summary of Standards. Table 2 prescribes the development standards
for the Oyster Point Specific Plan District. Additional regulations are noted in the right
hand column. Section numbers in this column refer to other sections of this Ordinance.
TABLE 2: DEVELOPMENT STANDARDS
Standard 1 Requirement Additional Regulations
Lot and Density Standards
Minimum Lot Size 43,560 in Planning Area 1 (1)
(sq fi)
10,000 in Planning Area 2
Maximum Floor Area 1.6 for hotel See Chapter 20.040 Rules of
Ratio (FAR) without Measurement
Incentives Program 1.0 for office
0.5 for all other uses
Maximum FAR with 1.25 in Planning Area 1 See Chapter 20.040 Rules of
Incentives Program Measurement and Section
2.2 for hotel in Planning Area 20.230.004(B), below
2
1.6 for office in Planning Area
2
1.0 for all other uses in
Planning Area 2
Maximum Building 60 See Chapter 20.040 Rules of
Coverage (% of site) Measurement and Section
20.230.004(B) below, and Section
20.110.003(C) Increased FAR
Building Form and Location
Maximum Height (fi) Building heights allowed to See Section 20.300.006 Height and
maximum height limits Height Exceptions
permissible under Federal
Aviation Regulations Part 77
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Standard
1 Requirement Additional Regulations
NOTES:
1. Notwithstanding Section 19.12.020 of the South San Francisco Municipal Code, lots that do
not meet these minimum lot size requirements may be created pursuant to an approved lot line
adjustment, parcel map, or subdivision map; however, in no case shall lots that do not meet the
minimum lot size standards be developed, nor shall building permits be issued for any
construction or improvement of such lots. Notwithstanding Sections 20.300.004 or
20.320.002(C) of this Title, lots created after the effective date of this Section that do not meet
minimum lot size standards shall not be considered legal non - conforming lots.
B. Floor Area Ratio & Coverage.
1. FAR and Building Coverage Determination. In Planning Area
1, compliance with FAR and maximum building coverage requirements as set forth
above shall be determined in aggregate rather than on a lot -by -lot basis. Notwithstanding
the delineation in Figure 1, the parcels to be included in calculating site area for purposes
of FAR determination shall be those listed in Table 3, as further illustrated in Figure 2:
TABLE 3: PARCELS FOR FLOOR AREA RATIO DETERMINATION
OPBP 1
OPBP 2
Parcel 1
Parcel Estimated Area (acres)*
20.2
3.3
10
Parcel 2 4.0
Parcel 3 3.9
41.4
*Based on proposed parcelization, as illustrated in Figure 2. Actual and verified
parcel areas, based on fmal parcelization, shall be used for FAR calculation
purposes.
,,,,
Figure 2 - Map of Proposed Parcels
I \j JJGEND
I 1 ---
- - ____ PROPERY LIK
• APPROXIYATE E. a c• LIKE
1 p 1
j em, 1 I oT: 1
1:
._____.,,-- ---
i
------i2
....
_ -- --- - 1 -;:- - ---7 —
,.._2 - - ' • r — — s' ')I-1
I i
V ..
WM 4 I
' -- - I :-. --. - /
- — — --- - - --
2. Incentive-Based FAR. FAR may be permitted in the Oyster Point
Specific Plan District as follows. •
a. In Planning Area 1, FAR may be permitted up to a
maximum of 1.25, provided the following criteria are met:
W A Transportation Demand Management Plan has
been approved, in accordance with Chapter 20.400;
(ii) The development complies substantially with the
architectural and urban design guidelines established in this chapter and -in the Specific
Plan; and
(iii) The development complies substantially with the
. sustainable building strategies established in this Chapter and in the Specific Plan
b. In Planning Area 2, FAR for a hotel may be permitted up to
a maximum of 2.2, office up to a maximum of 1.6, and FAR for all other uses may be
permitted up to a maximum of 1.0, provided the following criteria are met:
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(i) A Transportation Demand Management Plan has
been approved, in accordance with Chapter 20.400; and
(ii) The development is consistent with the design
standards established in the General Plan, including the East of 101 Area Plan.
20.230.005 Circulation and Parking
A. Street Location. The street system within the Oyster Point Specific Plan
District shall be located, generally, as shown in Figure 3. Precise alignments shall be
established during the process for review and filing of maps in conformance with the
standards established in this chapter, and otherwise as established in the Subdivision
Ordinance (Title 19 of the South San Francisco Municipal Code).
FIGURE 3: LOCATION OF PUBLIC STREETS
c - - ---1—
r
I LEGEND — —
r -'- IRDPERIT IINE
I _ - RPPROXNXTE BCOC UNE
J I I
onri f cnP: I
E —
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I , , , —)
• -- — - --- — — —ti =, . _ /Y
\ rumor- / awca \ ,,f, 5
1`:. ; t , F , >aa:aa \cam _ . _•-� -/ % /
B. Street Standards. The streets within the Specific Plan District shall
conform to the design standards set forth in the Specific Plan, and, as applicable, Chapter
19.20 ( "Street Design ") of the South San Francisco Municipal Code.
C. Off - Street Parking.
1. In Planning Area 1, parking shall be provided at a ration supportive
of the approved Transportation Demand Management Plan, but in no case shall exceed
2.5 spaces per 1,000 gross square feet of floor area, calculated across the entire Planning
Area in the aggregate, rather than on a lot -by -lot basis. Required parking shall comply
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with the requirements included in Chapter 20.330 ( "On -site Parking and Loading ")
except that additional variations from the bicycle parking standards may be permitted in
the Specific Plan District pursuant to an approved Precise Plan and Transportation
Demand Management Plan.
2. Transportation Demand Management. Development in each
Planning Area of the Oyster Point Specific Plan District shall comply with Chapter
20.400 ( "Transportation Demand Management ").
D. Service Entrances. Driveways to access service entrances shall be a
minimum of 30 feet from the intersection of any two dedicated public rights -of -way.
E. Pedestrian Circulation. Sidewalks and pedestrian promenade widths
shall, at a minimum, comply with the standards in Chapter 19.20. Where appropriate to
accommodate active uses, greater widths should be provided.
20.230.006 Infrastructure and Utilities
A. Infrastructure and Utilities. The location and extent of proposed
infrastructure and utility improvements in the District will be as generally described and
depicted in the Specific Plan.
B. Stormwater management. All development in the Specific Plan shall
comply with current best management practices to improve water quality of site runoff
and be subject to review and approval by the Public Works Director.
20.230.007 Buildings and Improvements
A. Design Guidelines. Development in the Oyster Point Specific Plan
District shall proceed in accordance with the architectural, landscaping, signage, and
urban design guidelines set forth in the Specific Plan.
B. Exterior Design. Building construction and design shall be used to create
a structure with substantially equally attractive sides of high quality, rather than placing
all emphasis on the front elevation of the structure and neglecting or downgrading the
aesthetic appeal of the side elevations of the structure. Any accessory buildings and
enclosures, whether attached to or detached from the main building, shall be of similar
compatible design and materials. Buildings shall employ varied setbacks, horizontal and
vertical elements, fenestration changes and other architectural devices to break their
massing.
C. Facades. Building facades in excess of 150 feet in length along one side
shall use modulation and articulation to create a fine - grained street wall. Facades should
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be designed to be harmonious with adjacent neighboring properties, yet be individualized
and not monotonous. Variation may be achieved through the following architectural
details: recesses, projections and step backs, changes in height, floor level, roof form,
window reveals, cornice treatments, and parapets.
D. Parking Structures. Parking structures should be designed to downplay
their presence on the site to the greatest extent possible. Exterior elevations shall be
simple, attractive and complementary to the building design and surface relief elements
and articulation is strongly encouraged to reduce the apparent scale of the garage
elevation..
E. Energy Conservation. All buildings shall be designed, insulated, and
lighted in accordance with applicable federal and state energy conservation laws and
regulations, including the Green Building Standards Code codified in Title 24 of the
California Code of Regulations.
20.230.008 Landscaping
In general, landscaping plans shall provide for the following:
A. Plant selections shall be appropriate to the scale of the proposed architecture and
character of the open space.
B. All landscape components shall be climatically suitable to the site.
C. Soil depths shall be provided to achieve reasonable success of the trees
within a paved environment.
20.230.009 Signs
A. General Requirements. Each sign shall be in harmony with the texture
and color of the building to which it is affixed or in conjunction with which it is
employed, and shall otherwise be governed by the provisions of Chapter 20.360
( "Signs ").
B. Master Sign Program Required. A master sign program shall be
submitted as a part of the Precise Plan application for a site.
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20.230.010 Implementation and Administration
A. Phasing. The development of the Oyster Point Specific Plan District will
occur in several phases, generally as set forth in the Specific Plan. Individual phases of
development will be implemented through Precise Plans, as described in this Chapter.
B. Precise Plan Required. The Oyster Point Specific Plan shall be
implemented through the review and approval of Precise Plans by the Planning
Commission, which shall be the review authority for the Oyster Point Specific Plan
District.
1. No person shall commence any use or erect any structure or make
exterior modifications to any existing use, parking area or structure, and no building
permit, variance, or certificate of occupancy shall be issued for any new use or structure
or modification thereof until a Precise Plan has been approved in accordance with the
requirements hereinafter set forth. The following shall not require prior approval of a
Precise Plan:
a. A permit for demolition of buildings existing in the
Specific Plan District prior to adoption of the Oyster Point Specific Plan enabling
ordinance and a general site grading permit for the Specific Plan area;
b. Permits for development of roads or other components of
infrastructure identified in the Specific Plan;
c. Changes required in whole or part by a requirement of any
governmental agency;
d. Interior modifications or buildings which do not alter the
nature, character or intensity of a use; or
e. Signage within the Oyster Point Specific Plan District,
including any permitted change in sign copy, that is included as part of and consistent
with an approved Sign Program, in accordance with Section 20.360.
C. Precise Plan Procedures.
1. Filing Fees. A precise plan application fee shall be paid for all
private development proposals pursuant to the Master Fee Schedule of the City; provided,
however, that said application fees shall be waived for all precise plans which involve
only public buildings and uses.
2. Application. When a precise plan is required by the Oyster Point
Specific Plan , the precise plan shall be submitted to the Chief Planner. The Chief
Planner shall check the application for completeness consistent with the Permit
Streamlining Act.
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3. Contents. The following information and drawings shall be
required for precise plan consideration by the City, expect that the Chief Planner may
require either less or additional information as necessary to meet the intent and purpose
of this section:
a. All applicable tentative, final, or parcel maps within the
area covered by the precise plan;
b. A legal and physical description of the site including
boundaries, easements, existing topography, natural features, existing buildings,
structures and utilities;
c. A plot or site plan, drawn to scale which depicts all
proposed on -site improvements and utilities and the locations of the same in accordance
with the standards established in the applicable Specific Plan and the zoning ordinance;
d. A landscape plan drawn to scale which sets forth
information pertinent to the landscape requirements of the applicable Specific Plan and
zoning ordinance;
e. Grading and drainage plans;
f. Architectural plans and exterior elevations indicating
profiles, glazing and materials drawn to scale;
g. .Scale drawings of all signs and light standards with details
of height, area, color and materials specified therein; and
h. Any other drawings of additional information necessary for
the review authority to review and make its determination as required hereby.
4. Guidelines for Review. In reviewing precise plans, the City shall
adhere to the standards set forth in this chapter and shall further attempt to foster and
promote the general character and purposes of the Specific Plan.
5. Review and Decision.
a. Design Review. Each precise plan application shall be
referred to the design review board, which shall forward the recommendation to the
Planning Commission.
b. Chief Planner's Review. The Chief Planner shall review
the application in light of the guidelines and standards set forth in this chapter, and shall
consult with the staff of affected departments and offices of the City in connection with
the review of each Precise Plan. Upon completion of review and consultations, the Chief
Planner shall submit the Precise Plan to the Planning Commission and shall recommend
that the Planning Commission approve, conditionally approve, deny or suggest
modifications to the Precise Plan.
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c. Review by the Planning Commission. In reviewing
Precise Plans, the P]anning Commission shall review to ensure consistency with the
approved Specific Plan for the site, or other applicable zoning, and shall adhere to the
standards set forth in this chapter and shall further attempt to foster and promote the
general character and purposes of the Oyster Point Specific Plan District.
d. Planning Commission Decision. The Planning
Commission shall approve, conditionally approve, deny, or suggest modifications to the
Precise Plan. Any conditions shall be designed to assure attainment of the standards set
forth in this chapter.
e. Mandatory Findings of Approval. The Planning
Commission shall review Precise Plans submitted for approval to determine whether they
are consistent with the Oyster Point Specific Plan, any applicable Redevelopment Plan,
and any applicable owner participation agreement or disposition and development
agreement. The Planning Commission shall make the following findings before
approving or conditionally approving any Precise Plan:
(i) The project proposed in the Precise Plan is
consistent with the General Plan;
(ii) The project proposed in the Precise Plan is
compatible with the intent and purpose of the applicable Oyster Point Specific Plan;
(iii) The proposed development and /or construction
standards of the Precise Plan are designed to achieve compliance with the development
and /or construction standards applicable to the Oyster Point Specific Plan;
(iv) The project proposed in the Precise Plan is
consistent with the Redevelopment Plan and the owner participation agreement or
disposition and development agreement, if applicable; and,
(v) The infrastructure improvements proposed in the
Precise Plan are consistent with the City's approved Capital Improvement Program, if
applicable.
6. Effect of Approval. Following approval of a Precise Plan, no
further permits or approval from the Planning Commission shall be required for projects
carried out in substantial conformity with the Oyster Point Specific Plan, the approved
Precise Plan, and any conditions of approval, except that the Chief Planner shall, in a
ministerial capacity, review building permit applications and perform final inspection to
ensure substantial consistency with the Specific Plan and Precise Plan.
7. Changes after Approval. If major revisions to an approved
Precise Plan are desired by the applicant, a revised Precise Plan shall be submitted and
processed according to the procedures established herein for approval of the original
Precise Plan. Revisions which are minor in nature shall be reviewed and approved by the
Chief Planner. Any significant changes to the phasing approved as part of the Precise
14
-119-
Plan shall be subject to approval by the Planning Commission. Without limiting the
generality of the foregoing, lot line adjustments, reductions in density, intensity, scale or
scope of the project, minor alterations in vehicle circulation patterns or vehicle access
points, changes in trail alignments, substitutions of comparable landscaping for any
landscaping shown on any final development plan or landscape plan, variations in the
location of structures that do not substantially alter the design concepts of the project,
variations in the location or installation of utilities and other infrastructure connections or
facilities that do not substantially alter the design concepts of the project, and minor
adjustments to the project site diagram or project site legal description will generally be
treated as minor revisions, provided that they do not result in any new or more severe
significant impacts than those addressed in the applicable CEQA review document,
pursuant to the California Environmental Quality Act. Notwithstanding the foregoing,
the Chief Planner shall have sole discretion to determine whether a requested revision
constitutes a major or minor revision.
8. Appeal Procedures. Appeals shall be processed in accordance
with Chapter 20.570, Appeals and Calls for Review, of the South San Francisco
Municipal Code.
9. Expiration of Approval. Any approved Precise Plan shall lapse
and shall be deemed void (a) two years after the date of its approval if a building permit
has not been issued and /or construction has not commenced or has not proceeded with
due diligence thereafter, or (b) after a longer duration as otherwise provided in an
approved development agreement. One year extensions of the time may be granted by
the Planning Commission. Projects are subject to the phasing, if any, established for the
buildings within the approved Precise Plan.
D. Variance Procedure. Where practical difficulties, unnecessary hardships
or results inconsistent with the general purpose of the Specific Plan many result from the
strict application of certain provisions thereof, variances may be granted pursuant to
Chapter 20.500 of the municipal code.
E. Amendments. The Specific Plan may be amended as set forth in Chapter
20.530 ( "Specific Plans and Plan Amendments ").
15
All
OTHER --- Amendment to Chapter 20.630:
20.630.002 Definitions
Precise Plan. A plan that sets forth the design, location, and arrangement of proposed
buildings, structures and other improvements, including but not limited to elements such
as grading, utilities, architecture, and Landscaping, within the defined area of an approved
Specific Plan.
1595682.1
1582598.1
•
•
16
Exhibit B
Zoning Map Amendments (Rezone)
,
1
Oyster
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Oyster Point Marina
Oyster Point (Proposed E xpansion)
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