HomeMy WebLinkAboutOrd. 1379-2007ORDINANCE NO. 1379-2007
AN ORDINANCE AMENDING TITLE 20, CHAPTER 40 OF
THE SOUTH SAN FRANCISCO MUNICIPAL CODE TO
REVISE DEVELOPMENT STANDARDS, INCLUDING OFF-
STREET PARKING REQUIREMENTS, GROWTH AND
DEVELOPMENTC PROJECTIONS, AND OPEN SPACE AND
PUBLIC PARKING STANDARDS, AS WELL AS CLARIFY
IMPACT FEES TO BE PAID
WHEREAS, Genentech, Inc. has submitted a request to the City of South San Francisco
to approve the "Genentech Facilities Ten Year Master Plan Update" ("Master Plan Update")
including an implementation plan and transportation demand management plan, as well as
reclassify ten parcels, totaling approximately 36 acres in the Planned Industrial Zoning District to
the Genentech Research & Development Overlay District; and
WHEREAS, a Final Master Environmental Impact Report (FMEIR), which includes both
the Draft Master Environmental. Impact Report (DMEIR) and the recirculated, Partially Revised
Draft Master Environmental Impact Report (PRDMEIR), has been prepared for the project to
address the anticipated environmental effects of the project; and
WHEREAS, by resolution dated March 14, 2007, the City Council of the City of South
San Francisco certified the FMEIR, including required findings regarding impacts, mitigation
measures, and alternatives, as well as a statement of overriding considerations for those
significant and unavoidable impacts, and a Mitigation Monitoring and Reporting Program
(MMRP); and
WHEREAS, certain amendments to the Genentech Research and Development Overlay
District, contained in South San Francisco Municipal Code (SSFMC), Title 20, Chapter 40, are
necessary to provide for updated development standards and fees for the Genentech Master Plan
Update; and
WHEREAS, amendments as proposed to the Genentech Research and Development
Overlay District (SSFMC Chapter 20.40) will allow for development of the Master Plan Update,
revise development standard and requirements to better address off-street parking concerns,
growth and development projections, open space standards, public parking spaces and locations,
pedestrian connection standards, and shuttle stop standards, as well as transportation demand
management and impact fees; and
WHEREAS, on February 1, 2007, February 15, 2007, and March 1, 2007, the Planning
Commission held properly noticed public hearings to consider the Master Plan Update and
proposed amendments to the Genentech Research and Development Overlay District (SSFMC
Chapter 20.40); and
WHEREAS, by resolution, the Planning Commission recommended the City Council
approve the Master Plan Update and proposed amendments to the Genentech Research and
Development Overlay District (SSFMC Chapter 20.40); and
WHEREAS, the City Council desires to amend the Genentech Research and
Development Overlay District (SSFMC Chapter 20.40); and
WHEREAS, on March 14, 2007, the City Council held a properly noticed public hearing
to consider approval of the Master Plan Update and amendments to the Genentech Research and
Development Overlay District (SSFMC Chapter 20.40).
NOW THEREFORE, the City Council of the City of South San Francisco does ORDAIN
as follows:
SECTION 1. AMENDMENTS
The City Council hereby amends Chapter 40 of Title 20 of the South San Francisco
Municipal Code, as follows (deleted text in st~il~+~; added text in double underline):
Chapter 20.40
GENENTECH RESEARCH AND DEVELOPMENT OVERLAY DISTRICT
20.40.010 Short title.
This chapter may be referred to as the Genentech R and D Overlay District Regulations.
This district may be referred to as the Genentech R and D Overlay District. (Ord. 1163 § 2
(part), 1995)
20.40.020 Purpose.
This chapter establishes the Genentech Research and Development Overlay District
(Genentech R and D Overlay District) and prescribes planning and design principles for facility-
wide development in accordance with the Genentech Facilities Ten-Year Master Plan Update 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 R and D Overlay District are as
follows:
(a) To establish afacility-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 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 R and D Overlay District. (Ord. 1163 § 2 (part), 1995)
20.40.030 Definitions
As used in this chapter:
"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 R and D Overlay District apply.
"Genentech Facilities Ten-Year Master Plan Update" 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 R and D Overlay District. (Ord. 1163 § 2 (part), 1995)
20.40.040 Overlay district designation.
(a) Application. The Genentech R and 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 R and D Overlay District maybe considered pursuant to the provisions of Chapters
20.39 and 20.87. (Ord. 1163 § 2 (part), 1995)
20.40.050 Permit review.
Development review of projects within the Genentech R and D Overlay District shall be
in accordance with all applicable provisions of this title, including Chapter 20.39. (Ord. 1163 § 2
(part), 1995)
20.40.060 Design review.
Design review of projects within the Genentech R and 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 §
2 (part), 1995)
20.40.070 Development standards and requirements.
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;
(6) Growth and development projections;
(7) Facility-wide open space standards;
(8) Public parking spaces and locations;
(9) Pedestrian connection standards;
(10) Shuttle stop standards;
(11) Signs; and
(12) Displays.
(b) Lot Coverage. The maximum lot coverage is established as sixty percent of the
total area of the lots within the Genentech R and 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 R and D Overlay District.
(d) Off-Street Parking Requirements. Off-street parking requirements are established
within the Genentech R and D Overlay District at the ratio of the specific number of spaces
identified on the following table per 1,000 square feet of gross floor area for each building type.
Off Street Parking Building Type
Office Lab Mfg/Other Warehouse
Number of Required Spaces Per
1,000 sf of Gross Floor Area 2.75 1.40 0.90 0.50
For purposes of this determination, office buildings are defined as those for which fifty percent
or greater floor area is devoted to business, financial, or other administrative uses. For office
buildings meeting this definition, a rate of 2.75 parking spaces per 1,000 square feet shall apply.
The city shall review these ratios every year in the Annual Report, to determine whether they
continue to adequately reflect parking needs at the Genentech facility. The Planning Commission
may adjust the ratios to adequately reflect parking needs following the Annual Report review.
(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 R and 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 R and 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 R and D Overlay District.
(h) Growth and Development Projections. 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, development for the
Genentech Facility shall be limited to the following through the year 2016:
Neighborhood Acres Office Lab Manu Ancillary Total
Lower Campus 55.1 290,000 880,000 395,000 60,000 1,625,000
West Campus 36.9 430,000 0 200,000 107,000 737,000
Mid Campus 23.8 135,000 680,000 0 95,000 910,000
Upper Campus 46.4 1,327,000 0 0 60,000 1,387,000
Subtotal 162.2 2,182.000 1.560,000 595.000 322.000 44 65
Expansion 37.8 450,000 440,000 451,000 0 1,341,000
Master Plan
Total 2,632,000 2,000,000 1,046,000 322,000 6,000,000
Source: Genentech Facilities Ten-Year Master Plan Update, Table 2.3-3, Total Projected
2016 Distribution of Development by Neighborhood.
These figures represent the maximum allowable development for the Genentech Facility through
the year 2016, as identified in the Genentech Facilities Ten-Year Master Plan Update. Any such
development is subject to obtaining the required development permits and approvals and the
existence of adequate infrastructure capacity. Any greater level of development would require, at
a minimum, additional area-wide environmental review, an amendment to the South San
Francisco 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.
(j) 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 § 1 Exh. B, 2001; Ord. 1217 §§ 4, 5, 1998; Ord. 1163 § 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," identified in Figure 3.6-1.
(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," identified in Figure
(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," identified in Figure 3.4-1.
(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 § 2
(part), 1995)
20.40.090 Transportation demand management.
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 a
triennial report on the effectiveness of achieving the goal of alternative mode usage and, as part
of the Annual Report provided for in Section 20.39.080(b), an update on compliance with the
TDM ordinance. (Ord. 1163 § 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 § 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 101-2005, or as that Resolution maybe amended.
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 97-2002, or as that resolution maybe amended.
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 South San
Francisco Municipal Code Chapter 20.115. Such contributions maybe in the form of childcare
facility construction, fees, or a combination of both facility construction and fees, consistent with
Section 20.115.060. 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.
SECTION 2. 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 3. 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 regular meeting of the City Council of the City of South San Francisco,
held the 14`" day of March 2007.
Adopted as an Ordinance of the City of South San Francisco at a regular meeting of the
City Council held the 28`l' day of March 2007, by the following vote:
AYES: Councilmembers Mark Addiego, Joseph A. Fernekes, and Karvl Matsumoto,
Vice Mayor Pedro Gonzalez and Mayor Richard A. Garbarino
NOES: N
ABSTAIN: None
ABSENT: None
~~; .~
ATTEST: `~ ~ ~
City Clerk
As Mayor of the City of South San Francisco, I do hereby approve the foregoing
Ordinance this 28~' day of March 2007.
Mayor