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Home My WebLink AboutPC e-packet 09-07-06 Special ~'t\\ SAN p. ~ Co~. ~..~ ~'.-k 0:.:... ....~""<<6')t. ~",,#' . () ~ I ~"j ~ ~ I ".I "" "., I ~!.!!!.!.. (') u ~ c;J!ib..:J 0 .~ ~ 04i;~~\.~ ~: SPECIAL MEETING PLANNING COMMISSION AGENDA Municipal Services Building 33 Arroyo Drive South San Francisco, California 94083 September 7, 2006 6:00 P.M. I :i NOTICE IS HEREBY GIVEN, pursuant to Section 54956 of the Government Code of the State of California, the Planning Commission and the Design Review Board of the City of South San Francisco will hold a Special Meeting on Thursday the ih day of September 2006, at 6:00 p.m. in the Municipal Services Building, Community Room, 33 Arroyo Drive, South San Francisco, California. Purpose of the meeting: 1. CALL TO ORDER 2. ROLL CALL 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 5. Adjournment Su Y K In, Acting Chief Planner Acting Secretary to the Planning Commission 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. P05-0141 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 project 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 I 24-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 Chapter1, 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 Existing and Proposed Genentech Development Buildout by Land Uses Existing Genentech Proposed Genentech R&D Overlay District R&D Overlay District (sf) (sf) 124 160 1,008,801 2,629,395 970,173 2,002,482 779,892 1,041,668 69,500 322,000 2,828,366 5,995,545 Net Increase (sf) Land Area (acres) Office Laboratory Manufacturing Amenity Total Building Area 36 1,620,594 1,032,309 261,776 252,000 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. . ManufacturinglWarehouse. Manufacturing, fill/finish, 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. Respectfully submitted, ,;lJ / ;/ />;/,. ~/~;' ~;...~-':::~: / /' i B . ' ,/ "4/' /..~<] "'1::.' // ..,/ ~~.';: -'-- -- ..' ' Michael Lappen, S~1l1or Planner ,. ,,/ Attachments: 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 ~o J C .- t · " ..! m r--,_ ." ., ~ , '~. 0 8 ;; " \ II) Q "T1 " '^ '" z G5 II COl 2' C> 0 CD Q. c:: C .. .. '< ~ Q. ::I ~ .. )> CD ;0 COl ::I i !1! ~ rn It if ::I " G') .... .so. It n CD ::I ::I' l1> (') 00 if ,. :::J =r I n .. l1> W ::I' C> :::J ""D ,. 0 CD .. < g. .2. C> 1 0 " (") CD < '< l1> It C> ;:!. ~ '" i " ~ '< > C> !l. (") ... i '" CD !l. 3 III m "0 m )( <:: " '" ~. " s: ::I !!. !!!. '" 0 !!t ~. ::I ~ CQ -0 III or :::J ~ Q. ""D <3 "0 0 UI CD Q. N 0 :!. ~ CQ >- ::+: $l:l ~ ~ a - t"T1 ~ ~ z ~ a {Jl o ll> CD ,.~ S'~ "'Jp.. ! I I ~ -()V> ~ ~ g C13S- -~ ~ ()C\ ~ ~ ~~ \ ~ ' ~g. ::-~"'~a .1 0~ ::I ~ ~ " ~ ~ ~'< GUlt PJJ ()O> 3~ '0 :;. ~ ~ n ~ o ~; ~ -< ~ ~ \ (l",'-'-l",.,, J' : ( , I I . f " I ~ I I Attachment 4 SIGNAGE STANDARDS X-1 X-2 X-3 X-4 Small Monument - Vehicular Medium Monument - Vehicular large Monument - V~hicular large Monument - Vehicular Building ID/Address pgl.2 Building ID/Address pgl.3 Two Building ID/Address pg1.4 Multi-Building ID/Address pgl.S X-5 X-6 X-7 X-8 ~ ~ ~ ~ ' ' Directional Monument - Small Monument - Pedestrian Medium Monument - Pedestrian Directional Monument - Vehicular pgl.6 Building IDlAddr~ss pgl.8 Building IDlAddress pgl.9 Pedestrian pgl.l0 EX-1 EX-2 E-1 E-2 .'... . . . . Electronic Monument - Campus Entry Electronic Monument - pgl.11 Parking Structure E-3 a Door Number pg2.3 Accessibility Symbol at Entry E-7 e-- r-------" ~~ ,~_c_c;,c.- r:~---_,_.:~_-_~_~!~~~ J;i=='::'=-::'_-':"'_~::_:::-_::'___:--__-.-=:_:: ,-:--::::;:::; J f-- .. '.C._' -- ~~.~ .-"-'''':'''::-=---==-== >.---- :~~~~~~~::--.:_~~ ,~ Loading Dock Door 10 pg2.7 No Smoking at Entry Genentech I I 1541 pgl.12 Building Address E-4 STAIR 2 DOWN TO EXIT pg2.4 Room Entry Id Exterior E-8 pg2.B Signage Standards - Sign Types Overview, Exterior (Rev. 3) I I pg2.1 Building Number E-5 pg2.2 E-6 pg2.S Building Entry pg2.6 O.2b P.4 -- "'- 'Jv- Private Parking & Towing Motorcycle Parking Only . JJ== Restricted Parking I ill Accessible Parking Parking Structure Entry - Medium Monument I I I III 7-11' IWlUCEO a..fAAANCE T.f1' III Parking Structure Entry Clearance Bar Genentech P.1 B32 Service & Delivery Parking ONLY Jl= pg3.1 Service & Delivery Parking P-5 II - ~.= pg3.5 Accessible Path P-9 pg3.9 Emergency Assembly Area PS-1 . Parking Structure Entry - pg3.13 Wall Sign PS-4 -+ EXIT I Parkmg +- ElevQtor t Parking t EXIT 1" Parklflg "SrGln if- Parkmg l' Parking Structure pg3.17 Vehicular Directional P-2 FRC Receiving pg3.2 loading Dock/Receiving pg3.3 P-6 P-7 W:\RNING: This .\rt';l Contains <:ht'micOIls Known To Tht' Statt' of California To Caust.' Cann't and Birth Deft'fl!ii Or Otht'r Kt'produrthe lIarm pg3.6 Prop 65 Warning pg3.7 P-10 P-11 ~ HighVoltage KEEP OUT! pg3.10 Electrical Warning P-3 II loading Dock Door Number WARNING U""J!hO'.'2ed .eh"le, pil'k'ngin de"gn'led hand'o"Pped \pJce' not d"pl'~I"& d"""gu",""'& pIH"rdOl'I""r\\eplate, ,,,,,,,d lor phy"olly d,..bledpeno",,,,;oybe tOWEd ~w~y ~t o.....ner.' e~pe"'e Towed .eh1el", IlI?ybece(I,,",ed>f Gen""le~h 5"n""y by nll,ngI4ISI22S.8900 rJJ JJ- Accessible Parking Warning pg3.11 Temporary Parking PS-3 PS-2 II; :':411 'I e Do Not Enter e Entrance Parking Structure Entry - pg3.14 Suspended Directional 5ign PS-5 e Do Not Enter e Ent! ~nce Parking Structure Entry - pg3.15 Wall Directional Sign PS-6 pg3.18 level Graphics - Elevator pg3.19 level Graphics - Stairs Signage Standards - Sign Types Overview, Exterior (Rev. 3) pg3.4 P-8 pg3.8 P-12 pg3.12 PS-3 pg3.16 PS-7 pg3.20 O.2c