HomeMy WebLinkAboutOrd. 1482-2014ORDINANCE NO. 1482 -2014
CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA
AN ORDINANCE MAKING REVISIONS AND
CLARIFICATIONS TO CHAPTER 20.210 OF THE SOUTH
SAN FRANCISCO MUNICIPAL CODE, RELATED TO THE
BAY WEST COVE SPECIFIC PLAN DISTRICT
WHEREAS, HCP Oyster Point III, LLC owns property consisting of approximately
twenty and one -tenth (20.1) acres located in the Bay West Cove area of the City of South San
Francisco, San Mateo County, California, commonly known as Planning Area 1 of the Bay West
Cove Specific Plan, and located at the northern terminus of Gateway Boulevard ( "Project Site ");
and,
WHEREAS, Slough BTC, LLC owns property commonly known as Planning Areas 2
and 3 of the Bay West Cove Specific Plan, and located at 1100 -1170 Veterans Boulevard; and,
WHEREAS, HCP Oyster Point III, LLC and Slough BTC, LLC are collectively referred
to as Owner ( "Owner ") and are both subsidiaries of HCP, Inc. ( "Applicant "); and,
WHEREAS, Applicant desires to develop the Britannia Cove at Oyster Point Project
( "Project ") with an office /research and development (R &D) campus, commercial, hotel, and
recreational open space uses; and
WHEREAS, Applicant seeks approval of Specific Plan Amendments, a Zoning Text
Amendment, Precise Plan, Use Permit, Design Review, a Preliminary Transportation Demand
Management ( "TDM ") Plan, a Tentative Parcel Map, Design Guidelines, Master Sign Program
and a Development Agreement which would authorize the phased construction of an office/R &D
development at an FAR of 1.0 up to a total of 884,344 square feet on the western portion of
Planning Area 1, construction of an internal open -space area, grading and site preparation of the
future hotel parcel, subject to the terms of the Project entitlements including the proposed
Development Agreement ( "Project "); and,
WHEREAS, Applicant has proposed amendments to the South San Francisco Zoning
Ordinance to revise the Bay West Cove Specific Plan District, as further described in Section I.
Amendments; and
WHEREAS, in accordance with the California Environmental Quality Act (Pub.
Resources Code, §§ 21000 et seq. [ "CEQA "]), the City has prepared and certified a Subsequent
Environmental Impact Report ( "SEIR "), 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 November 7, 2013, the
Planning Commission recommended by resolution that the City Council approve the Zoning
Text Amendments; and
WHEREAS, the City Council conducted a properly noticed public hearing on December
11, 2013, which was continued to January 8, 2014 and to February 12, 2014, to consider
certification of the SEIR and approval of the Project, including the proposed Zoning
Amendments.
NOW, THEREFORE, the City Council of the City of South San Francisco does hereby
ORDAIN as follows:
SECTION I. AMENDMENTS.
The City Council hereby amends the following sections of Chapter 20.210 of the South San
Francisco Municipal Code to read as follows. Sections and subsections that are not amended by
this Ordinance are not included below, and shall remain in full force and effect.
A. Amend Chapter 20.210 "BAY WEST COVE SPECIFIC PLAN DISTRICT" Table of
Contents as follows:
Sections:
20.210.001
Purpose
20.210.002
Applicability
20.210.003
Land Uses Permitted
20.210.004
Development Standards
20.210.005
Architectural Guidelines
20.210.006
Landscaping
20.210.007
Open Space Standards
20.210.008
Parking and Loading
20.210.009
Transportation and Circulation
20.210.010
Transportation Demand Management
20.210.011
Public Improvements and Infrastructure
20.210.012
Public Services
20.210.013
Signs
20.210.014
Administration and Implementation
B. Amend Section 20.210.001 "Bay West Cove Specific Plan Zoning District Purpose" to
read as follows:
20.210.001 Purpose
The purpose of the Bay West Cove Specific Plan District is to:
A. Implement policies of the General Plan;
B. Implement the East of 101 Area Plan;
C. Provide for the efficient extension of services and infrastructure;
D. Provide for a comprehensively planned development;
E. Ensure coordination of planning efforts with other local, State and federal agencies;
F. Provide a mechanism for flexibility in the long -term development of land uses, within the
bounds established by the specific plan;
G. Provide a description of the project allowing for comprehensive environmental reviews
and inclusion of mitigations into the specific plan; and
H. Promote a modern mixed -use retail, lodging, office and professional service center.
C. Amend Section 20.210.002 "Applicability" to read as follows:
20.210.002 Applicability
The regulations contained in this chapter shall apply to the Bay West Cove Specific Plan
District.
A. The District is divided into six planning areas as follows and as shown on Figure
20.210.002, Bay West Cove Specific Plan District:
1. Planning Area la consists of 17.86 acres at the westerly corner of Oyster Point Boulevard
and Veterans Boulevard.
2. Planning Area lb consists of 2.21 acres in the center of the Bay West Cove Specific Plan
District.
3. Planning Area 2 consists of 19.2 acres at the southeast corner of the Bay West Cove
Specific Plan District.
4. Planning Area 3 consists of 4.6 acres in the center of the Bay West Cove Specific Plan
District.
5. Planning Area 4 consists of 8.5 acres on the northerly portion of the Bay West Cove
Specific Plan District; and
6. Planning Area 5 consists of 119 acres within the waters of San Francisco Bay.
B. Whenever this chapter, as adopted, does not provide specific standards and /or procedures
for the approval and /or administration of development projects within the Bay West Cove
Specific Plan District or for appeals concerning such approvals or the administration of
development projects, the standards and procedures outlined in this Ordinance shall be the
standards and procedures applicable to such development projects.
C. Whenever a subdivision map or parcel map is filed in connection with a project within
the Bay West Cove Specific Plan District, no building permit shall be issued for the project
unless and until all of the requirements (including but not limited to recordation) related to the
final subdivision or parcel maps have been met.
WHEREAS, HCP Oyster Point III, LLC owns property consisting of approximately
twenty and one -tenth (20.1) acres located in the Bay West Cove area of the City of South San
Francisco, San Mateo County, California, commonly known as Planning Area 1 of the Bay West
Cove Specific Plan, and located at the northern terminus of Gateway Boulevard ( "Project Site ");
and,
WHEREAS, Slough BTC, LLC owns property commonly known as Planning Areas 2
and 3 of the Bay West Cove Specific Plan, and located at 1100 -1170 Veterans Boulevard; and,
WHEREAS, HCP Oyster Point III, LLC and Slough BTC, LLC are collectively referred
to as Owner ( "Owner ") and are both subsidiaries of HCP, Inc. ( "Applicant "); and,
WHEREAS, Applicant desires to develop the Britannia Cove at Oyster Point Project
( "Project ") with an office /research and development (R &D) campus, commercial, hotel, and
recreational open space uses; and
WHEREAS, Applicant seeks approval of Specific Plan Amendments, a Zoning Text
Amendment, Precise Plan, Use Permit, Design Review, a Preliminary Transportation Demand
Management ( "TDM ") Plan, a Tentative Parcel Map, Design Guidelines, Master Sign Program
and a Development Agreement which would authorize the phased construction of an office /R &D
development at an FAR of 1.0 up to a total of 884,344 square feet on the western portion of
Planning Area 1, construction of an internal open -space area, grading and site preparation of the
future hotel parcel, subject to the terms of the Project entitlements including the proposed
Development Agreement ( "Project "); and,
WHEREAS, Applicant has proposed amendments to the South San Francisco Zoning
Ordinance to revise the Bay West Cove Specific Plan District, as further described in Section I.
Amendments; and
WHEREAS, in accordance with the California Environmental Quality Act (Pub.
Resources Code, §§ 21000 et seq. [ "CEQA "]), the City has prepared and certified a Subsequent
Environmental Impact Report ( "SEIR "), 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 November 7, 2013, the
Planning Commission recommended by resolution that the City Council approve the Zoning Text
Amendments; and
WHEREAS, the City Council conducted a properly noticed public hearing on December 11,
2013, which was continued to January 8, 2014 and to February 12, 2014, to consider certification of
the SEIR and approval of the Project, including the proposed Zoning Amendments.
NOW, THEREFORE, the City Council of the City of South San Francisco does hereby
ORDAIN as follows:
SECTION I. AMENDMENTS.
The City Council hereby amends the following sections of Chapter 20.210 of the South San
Francisco Municipal Code to read as follows. Sections and subsections that are not amended by this
Ordinance are not included below, and shall remain in full force and effect.
A. Amend Chapter 20.210 "BAY WEST COVE SPECIFIC PLAN DISTRICT" Table of
Contents as follows:
Sections:
20.210.001 Purpose
20.210.002 Applicability
20.210.003 Land Uses Permitted
20.210.004 Development Standards
20.210.005 Architectural Guidelines
20.210.006 Landscaping
20.210.007 Open Space Standards
20.210.008 Parking and Loading
20.210.009 Transportation and Circulation
20.210.010
Transportation Demand Management
20.210.011
Public Improvements and Infrastructure
20.210.012
Public Services
20.210.013
Signs
20.210.014
Administration and Implementation
B. Amend Section 20.210.001 "Bay West Cove Specific Plan Zoning District Purpose" to
read as follows:
20.210.001 Purpose
The purpose of the Bay West Cove Specific Plan District is to:
A. Implement policies of the General Plan;
B. Implement the East of 101 Area Plan;
C. Provide for the efficient extension of services and infrastructure;
D. Provide for a comprehensively planned development;
E. Ensure coordination of planning efforts with other local, State and federal agencies;
F. Provide a mechanism for flexibility in the long -term development of land uses, within the
bounds established by the specific plan;
G. Provide a description of the project allowing for comprehensive environmental reviews and
inclusion of mitigations into the specific plan; and
H. Promote a modern mixed -use retail, lodging, office and professional service center.
C. Amend Section 20.210.002 "Applicability" to read as follows:
20.210.002 Applicability
The regulations contained in this chapter shall apply to the Bay West Cove Specific Plan
District.
A. The District is divided into six planning areas as follows and as shown on Figure
20.210.002, Bay West Cove Specific Plan District:
1. Planning Area 1 a consists of 17.86 acres at the westerly corner of Oyster Point Boulevard
and Veterans Boulevard.
2. Planning Area lb consists of 2.21 acres in the center of the Bay West Cove Specific Plan
District.
3. Planning Area 2 consists of 19.2 acres at the southeast corner of the Bay West Cove
Specific Plan District.
4. Planning Area 3 consists of 4.6 acres in the center of the Bay West Cove Specific Plan
District.
5. Planning Area 4 consists of 8.5 acres on the northerly portion of the Bay West Cove
Specific Plan District; and
6. Planning Area 5 consists of 119 acres within the waters of San Francisco Bay.
B. Whenever this chapter, as adopted, does not provide specific standards and /or procedures
for the approval and /or administration of development projects within the Bay West Cove Specific
Plan District or for appeals concerning such approvals or the administration of development
projects, the standards and procedures outlined in this Ordinance shall be the standards and
procedures applicable to such development projects.
C. Whenever a subdivision map or parcel map is filed in connection with a project within the
Bay West Cove Specific Plan District, no building permit shall be issued for the project unless and
until all of the requirements (including but not limited to recordation) related to the final
subdivision or parcel maps have been met.
Figure 20.210.002
Bay West Cove Specific Plan District
A\ San Bruno Mountain /
County Park'
Sir i Fiandsco Bar
�P Panninng
Aarnnni Aran 65
/ Pianning }
j/ Araa 3 planning
Area 2
\ / yiI/
' R, % i +'!il' 4 Planning Planning y\
/QQO 1 11 Aron ih Aria la 11
J;
1a�
+�r
A7
in
D. Amend Section 20.210.003 "Land Uses Permitted" to read as follows:
20.210.003 Land Uses Permitted
Table 20.210.003 below prescribes the land use regulations for the Bay West Cove Specific
Plan District and the planning areas shown in Figure 20.210.002, Bay West Cove Specific Plan
District. The regulations for each planning area are established by letter designations as follows:
"P" designates permitted uses subject to the 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 shall assign the land use or activity
to a classification that is substantially similar in character. Use classifications and
subclassifications not listed in the table or not found to be substantially similar to the uses below
are prohibited. The table also notes additional use regulations that apply to various uses. Section
numbers in the right hand column refer to other sections of this Ordinance.
Table 20.210.003
Land Use Regulations —Bay West Cove Specific Plan District
Day Care Centers P
Park and Recreation Facilities, P
Public
Eating and
Establishments
Food and Beverage Sales
Convenience Market
Hotels and Motels
Maintenance and Re
Offices
Personal Services
Retail
Research and
- IP IP IP
M��19
Drinking
P
P
LP
P
See subclassif
ions below
P
-
P
See Section 20.350.013
See subclassi)
Convenience Market
Services
-
P
P
-
-
P
P
-
P
P
P
P
P
P
P
P
See Section 20.350.014 Day
Care Centers
P I IP IP +
E. Amend Section 20.210.004 "Development Standards" to read as follows:
20.210.004 Development Standards
A. Maximum Floor Area Ratio (FAR). The maximum floor area in Planning Areas la, lb,
2 and 3 is 1.2 for Hotels and Motels and .5 for all other uses unless the Planning Commission
grants an FAR bonus in accordance with the following:
1. 0.4 for Hotels and Motels and 0.2 for all other uses for the incorporation of
Transportation Demand Management (TDM) measures.
2. 0.2 for the provision of off -site improvements.
3. 0.2 for Hotels and Motels and 0.1 for all other uses for projects meeting specified design
standards.
See Section 20.350.028
P
P
Outdoor Seating
ions below
See Section 20.350.013
P
Convenience Market
ions below
-
P
P
P
P
See Section 20.350.030
P
P
Personal Services
P
P
P I IP IP +
E. Amend Section 20.210.004 "Development Standards" to read as follows:
20.210.004 Development Standards
A. Maximum Floor Area Ratio (FAR). The maximum floor area in Planning Areas la, lb,
2 and 3 is 1.2 for Hotels and Motels and .5 for all other uses unless the Planning Commission
grants an FAR bonus in accordance with the following:
1. 0.4 for Hotels and Motels and 0.2 for all other uses for the incorporation of
Transportation Demand Management (TDM) measures.
2. 0.2 for the provision of off -site improvements.
3. 0.2 for Hotels and Motels and 0.1 for all other uses for projects meeting specified design
standards.
4. FAR may be transferred from one Planning Area to another Planning Area within the Bay
West Cove Specific Plan District Planning Areas 1 a, 2 and 3 provided that the maximum
development potential allowed for the Bay West Cove specified in the Bay West Cove Specific
Plan for Planning Areas 1 a, 2 and 3 is not exceeded.
B. Building Height. Maximum building height, shall not exceed the maximum height limit
established by the San Mateo County airport land use commission based on Federal Aviation
Administration Regulation Part 77.
C. Setbacks. Setbacks shall be provided, in accordance with the following table:
Table 20.210.004
Required Setbacks —Bay West Cove
Specific Plan District
D. Planning Area 4 Development Intensity. Development allowed in Planning Area 4 is
limited to two hotels, consisting of between 350 and 450 total hotel rooms and approximately
370,260 square feet, or 222,156 square feet of commercial retail.
E. Planning Area 5 Limitation. No development is allowed in Planning Area 5.
F. Amend Section 20.210.006 "Landscaping" to read as follows:
20.210.006 Landscaping
A. General Standards.
1. A minimum of 25 percent of the area within property lines of the development site shall
be devoted to landscape materials, inclusive of required landscaped setbacks. This landscaping
shall be evenly distributed throughout the site.
2. Landscape plantings shall be selected from the plant materials list which are viable in
South San Francisco.
3. Landscape phasing, if any, shall be consistent with planning area phasing and indicated
on the landscape plans submitted to the City.
B. Landscaping Along the Street and within Required Landscaped Setbacks.
1. Transition from the streetscape to the site landscape areas shall be smooth, with grades
not exceeding five percent.
2. Landscape plantings shall be continuous across setback lines.
3. Surface parking areas along major arterials shall be screened by a berm or hedge
maintained at a continuous height, consistent with the plant list contained within the design
guidelines.
4. Landscape plantings shall be selected from the plant materials list under the setback zone
with the final selection of plant material to be approved by the City.
5. All landscaping, including public street trees, shall be shown on public improvement
plans and approved by the City.
6. Enhanced landscape plantings and major project identification shall be provided at parcel
and /or street corners within the landscape setback zone.
7. Perimeter landscape phasing, if any, shall be indicated on landscape plans submitted to
the City.
8. Building entrances shall be well articulated and project a formal entry statement through
a variation of building form, decorative pedestrian plazas and planted areas.
9. Complementary colors, materials and textures in conjunction with building forms are
encouraged.
10. Landscape design and plant material selection will be as appropriate for specific areas
within the landscape setback zone. These areas include the railroad right -of -way setback,
adjacent property setback and bay front setback.
C. Interior Landscaping.
1. Enriched, low- profile paving in parking areas, adjacent to main building entrances,
plazas, outdoor eating areas and pedestrian circulation areas through parking lots is encouraged.
2. Accent trees providing contrast in texture, color and form to surrounding buildings and
located in groups and masses are encouraged. The number of different species used shall be kept
to a minimum and repetition of species is encouraged to retain continuity and conform to the
harsh environmental conditions of the site. Accent shrub, vine and groundcover plantings
providing contrast in texture, color, and form, grouped in masses are encouraged.
3. Parking lot landscaping should facilitate easy and safe pedestrian circulation. A minimum
of one 15- gallon tree shall be installed for each five parking stalls, to be placed at the end of the
rows, within planting "fingers" and /or six -foot by six -foot tree wells aligned on striping between
double rows of parking. The minimum number of parking lot trees is determined by dividing 10
into the total number of parking stalls.
4. Planter areas within parking areas shall be a minimum of four feet clear in width,
measured from the inside of the curb. Tree wells and planter area curbs may be used in lieu of
wheel stops. Curbs for tree wells and other planter areas shall have a minimum of six inches in
height. Concrete curbs shall be constructed in accordance with City standard drawing No. 20, or
successor drawing.
5. A maximum slope of 2:1 may be allowed within the side or rear yard planting zone. A
two -foot minimum flat transition area shall be provided at the top and bottom of all slopes.
Sloping areas along the easterly and southeasterly portions of the property may require retaining
wall solutions.
6. At all side and rear yards, whenever development of a planted area adjacent to the
property line is proposed, the design plans for each adjoining parcel shall be coordinated for
consistency. Tree species shall be selected for continuity between projects, with the number of
different species kept to a minimum. Accent shrubs, vine and groundcover plantings providing
contrast in texture, color, grouped in masses, are encouraged.
D. Amenity Standards.
1. Pedestrian plazas, courtyards and pedestrian connectors shall be provided to promote the
proposed pedestrian aspect of the project. Centralized outdoor lunch patios /courtyards are
required at each development site. Seating, shade and other amenities are also required, as
determined by the Chief Planner. These areas will play an important part in establishing Bay
West Cove as a quality- working environment.
2. Textured (low- profile) pavement treatment in the form of brick/stone /tile pavers and /or
exposed aggregate concrete is encouraged to help define pedestrian from vehicular travel lanes.
3. Plazas and courtyards shall be separated from loading areas with the placement of plazas
and courtyards intended to further public access and use of these facilities.
4. Public access along the bay front is required. Site amenities shall include some or all of
the following amenities: bicycle path, seating and viewing area, landscape planting, and
interpretive signs. Bay trail improvements shall be installed by Bay West Cove LLC, or
successors, in conjunction with the development of a precise plan along the frontage of the bay
front adjacent to the precise plan area.
E. Irrigation.
1. All ground mounted utilities and irrigation equipment shall be screened from public view
by massing of trees, shrubs, or combination of same.
2. All landscape areas shall be completely irrigated by remote controlled, underground
irrigation systems. Irrigation plans shall be approved by the City.
F. Maintenance.
1. All planted and paved areas shall be maintained at all times in a well -kept, weed and litter
free condition. Plantings shall be kept in a healthy growing condition. Unimproved sites shall be
maintained at all times by the property owner.
2. The owner of each parcel will, at all times, keep and properly maintain the entire
premises in a safe, clean condition and in a good state of repair, complying in all respects with
governmental, health, fire, and police requirements and regulations. (Ord. 1432 § 2, 2010)
G. Amend Section 20.210.014 "Administration and Implementation" to read as follows:
20.210.014 Administration and Implementation
The Bay West Cove specific plan shall be implemented through the review of precise plans,
which sets forth in detail development details for proposed structures and related improvements
and their arrangements on individual parcels; parcel maps, design review and sign permits. The
Planning Commission shall review precise plans, parcel maps, and sign applications to determine
consistency with the Bay West Cove specific plan.
A. Precise Plans. Precise plans shall be governed by the following requirements:
1. No person shall commence any use, erect any structure or make exterior modifications to
any existing structure, parking area or structure, or shall any certificate of occupancy be issued
for any new use or structure or modification until a precise plan has been approved in accord
with this section. The following shall not require the approval of a precise plan:
a. Change in sign copy on existing sign, or on signs designed to allow a change of copy; or
b. Changes required in whole or part by a requirement of any governmental agency.
2. Application. When a precise plan is required by the Bay West Cove specific plan, the
precise plan shall be submitted to the Chief Planner. The Chief Planner shall check each
application for completeness and, if the precise plan is deemed incomplete, the Chief Planner
shall notify the applicant of any deficiency within 30 days of precise plan submittal.
3. Contents. The following information and drawings shall be required for precise plan
consideration, except that the Chief Planner may require either less or additional information,
depending on the nature of the application:
a. Applicable tentative or final parcel and /or subdivision maps for the area encompassed by a
precise plan;
b. All landscape, hardscape and amenity features with appropriate plant materials and sizes;
c. Grading and drainage plans, unless the South San Francisco City Engineer determines
such plans are not needed;
ns indicating profiles and exterior materials and
d. Architectural plans and exterior elevatio
colors, drawn to scale;
e. Scale drawing of all signs and light standards, with details of height, area, color, methods
of sign illumination;
f. Any other drawings or additional information necessary for the Planning Commission to
review and make its necessary determinations.
4. Guidelines for Review. In reviewing precise plans, the Planning Commission shall adhere
to the standards set forth within and shall further attempt to foster and promote the general
character and purposes of the specific plan.
5. Design Review. Each precise plan application shall be referred to the design review board,
which shall forward a recommendation to the Planning Commission prior to final action on the
precise plan.
6. Period of Review. To ensure orderly development of the site, the Planning Commission
shall act promptly on any request for approval.
7. Chief Planner's Review. The Chief Planner shall review the application in light of
guidelines and standards set forth herein and shall consult with the staff of the affected
departments in the review of each precise plan. Upon completion of his or her review, the Chief
Planner shall submit the precise plan to the Planning Commission and shall recommend that the
Planning Commission approve, conditionally approve, disapprove, or suggest modifications to
the precise plan.
8. Planning Commission Decision. The Planning Commission shall approve, conditionally
approve, disapprove or suggest modification to the precise plan. No approval shall be
unreasonably withheld by the Planning Commission if the precise plan complies with the
specific plan. The Planning Commission shall make the following findings in approving or
conditionally approving a precise plan:
a. The proposed precise plan is consistent with the Bay West Cove specific plan and the
development agreement.
b. The proposed precise plan is consistent with the City's General Plan.
c. The proposed precise plan is consistent with the East of 101 Area Plan.
9. Changes to Approved Plans. If significant changes 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, other than those applied as a conditional of approval, shall be reviewed and
approved by the Chief Planner.
10. Expiration of Approval. Any building permit or variance permit for which a precise plan
has been approved, conditionally approved or modified shall lapse and shall be deemed void two
years after its effective date if a building permit has not been issued and /or construction has not
commenced or has not proceeded with due diligence thereafter. Reasonable extensions of time
may be granted by the Chief Planner.
B. Variances. Where practical difficulties, unnecessary hardships and results inconsistent
with the general purpose of the Bay West Cove Specific Plan may result from the strict
application of certain provisions thereof, variance permits may be granted as provided in this
section.
1. Application. An owner may apply for a variance by submitting a written application on a
form prescribed by the Planning Division.
2. Investigation. When a variance application is filed, the Chief Planner shall make an
investigation and review of said application. Upon completion of the review, the Chief Planner
shall set a public hearing before the Planning Commission on the application.
3. Public Hearing. Variance applications shall be considered at a public hearing held before
the Planning Commission, with notice of said hearing provided as required by the South San
Francisco Municipal Code. the Planning
4. Planning Commission Decision. At the conclusion of the public hearing,
Commission shall make written findings of fact as to whether the variance sought will be in
harmony with the Bay West Cove specific plan. The Planning Commission may, by resolution,
grant or deny the variance as it deems necessary to fulfill the purpose of the Bay West Cove
specific plan and may grant the variance with conditions and require reasonable guarantees and
evidence that such conditions are being or will be met.
C. Parcel Maps. Applications for parcel maps within the specific plan areas shall be
governed by the following requirements:
1. Applications for parcel maps shall be prepared in accordance with the requirements of the
City's subdivision ordinance.
2. All lots shall either abut a dedicated and improved street or shall provide like access in the
form of an access easement, or other means acceptable to the City Engineer, to a dedicated and
improved street.
3. Parcel map applications shall be processed in accordance with the standards and
procedures identified in the City's subdivision ordinance with the Planning Commission.
D. Environmental Review. Environmental reviews for implementing projects for the Bay
West Cove specific plan shall be as follows:
1. All development within the specific plan area is subject to the mitigation measures
contained in the Bay West Cove Environmental Impact Report and Mitigation Monitoring Plan;
2. As provided in State law, certain projects may be exempt from further environmental
review when:
a. The project is consistent with the Bay West Cove specific plan and the Bay West Cove
Environmental Impact Report, as may be supplemented;
b. The Bay West Cove environmental impact report adequately identifies the project's
significant impacts and corresponding mitigation measures; and
c. The City has determined the type of environmental document needed in accord with the
California Environmental Quality Act, and has given notice of such fact as required by State law
and City implementing procedures.
3. All precise plans, subdivision and parcel maps within the Bay West Cove site have been
obtained through the adoption of the Bay West Cove environmental impact report and are in
conformance with the project description and impact analysis. Future amendments to the specific
plan may require additional environmental reviews and determinations.
SECTION IL 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 III. 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 (30) days from and
after its adoption.
Introduced and adopted at a regular meeting of the City Council of the City of South San
Francisco, held the 12th day of February, 2014.
Adopted as an Ordinance of the City of South San Francisco at a regular meeting of the
City Council held the 26th day of February, 2014 by the following vote:
AYES: Councilmembers Mark N Addiego Pradegp Gupta and Liza Normandy
Vice Mayor Richard A Garbarino and Mayor Karvl Matsumoto
NOES:
None
ABSTAIN:
None
ABSENT:
None
ATTEST: � �x��
Deputy City Clerk
As Mayor of the City of South San Francisco, I do hereby approve to foregoing
Ordinance this 26th day of February, 2014. � k\
Mayor