HomeMy WebLinkAboutReso 47-2011RESOLUTION NO. 47 -2011
CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA
A RESOLUTION APPROVING A GENERAL PLAN
AMENDMENT FOR 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 I" 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 a General Plan Amendment to establish a 1.25 FAR for the
Project and clarify permitted uses in the Coastal Commercial area, as set forth in Exhibit A; 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 General Plan
Amendment; 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 General Plan Amendment.
NOW, THEREFORE, BE IT RESOLVED 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:
I. Findings
1. The foregoing Recitals are true and correct and made a part of this Resolution.
2. The proposed General Plan Amendment (attached as Exhibit A), is incorporated by reference
and made a part of this Resolution, 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, including the General Plan Amendment'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. 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 I" 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.
6. 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.
7. The Project proposes increasing the allowable Floor Area Ratio (FAR) for the site from 1.0 to
1.25 and to the text description of Coastal Commercial uses, and related revisions and clarifications,
as set forth in Exhibit A.
8. As required under State law, the South San Francisco General Plan, and the South San
Francisco Municipal Code, in support of the requested General Plan Amendment (GPA11- 0001), the
City Council finds that the proposed General Plan Amendment, adjusting the permitted maximum
FAR for the site and clarifying permitted uses in the Coastal Commercial, is otherwise consistent
with the South San Francisco General Plan, and furthers a number of important Guiding and
Implementing Policies currently in the General Plan, including:
Guiding Policy 2 -G -2: "Maintain a balanced land use program that provides opportunities for
continued economic growth, and building intensities that reflect South San Francisco's
prominent inner bay location and excellent regional access."
Implementing Policy 2 -1 -4: Require all new developments seeking an FAR bonus set forth in
Table 2.2 -2 to achieve a progressively higher alternative mode usage. The requirements of
the TDM Program are detailed in the Zoning Ordinance. (Amended by City Council
Resolution 98 -2001, adopted September 26, 2001) The requirements of the TDM Program
for project seeking an FAR bonus are based on the percentage trip reduction that is
achieved."
Guiding Policy Guiding Policy 3.5 -G -3: "Promote campus -style biotechnology, high -
technology, and research and development uses."
Guiding Policy 5.1 -G -2 Improve bayfront access along its entire length and endorse the
prominence of this important natural asset
Increasing the maximum permitted FAR for the site would facilitate the development of a quality
campus - style, high - technology, research and design project on Oyster Point. The proposed Project
will promote the City's economic growth by better utilizing the site, and generating highly trained
individuals in the community. The Project will also maintain building intensities consistent with
development in the City's East of 101 Area. The Project will also facilitate redevelopment of public
open space on Oyster Point, preserving and substantially increasing access to the bay front, and other
improved open and recreation areas on the Project Site. Accordingly, the proposed Amendment is
consistent with City's planning strategies for the site, including the General Plan.
SECTION 2 APPROVALS
BE IT FURTHER RESOLVED that the South San Francisco City Council hereby approves
the General Plan Amendment in substantially the form as attached in Exhibit A.
BE IT FURTHER RESOLVED that the Resolution shall become effective immediately upon
its passage and adoption.
*
I hereby certify that the foregoing Resolution was regularly introduced and adopted by the
City Council of the City of South San Francisco at a regular meeting held on the 23 day of March,
2011 by the following vote:
AYES: Councilmembers Mark Addiego, Pedro Gonzalez, and Karyl Matsumoto,
NOES: None
ABSTAIN: None
ABSENT: None
Vice Mayor Richard A. Garbarino and Mayor Kevin Mullin
AT \ TEST Ad gaik
Exhibit A
General Plan Amendment
Oyster Point Specific Plan General Plan Amendment
Draft for Review and Discussion
Chapter 2: Land Use
Chapter 2: Land Use
This element of the General Plan outlines the framework that
has guided land use decision - making, provides the General Plan
land use classification system, and outlines citywide land use
policies. Policies for each of the 14 individual sub -areas
that comprise the General Plan Planning Area are in Chapter 3:
Planning Sub - Areas).
2.1 CONSTANCY AND CHANGE
South San Francisco has a distinctive land use pattern that
reflects the decision to initially locate industrial areas
east of supporting homes and businesses in order to take
advantage of topography and winds on Point San Bruno. Another
development trend that shaped the arrangement of uses was the
extensive residential development that occurred during the
1940s and 1950s, creating large areas almost entirely
developed with single- family housing. As a result, South San
Francisco is largely comprised of single -use areas, with
industry in the eastern and southeastern portions of the city,
single- family homes to the north and west, commercial uses
along a few transportation corridors, and multifamily housing
clustered in those same corridors and on hillsides.
MAGNITUDE AND DISTRIBUTION OF EXISTING USES
As part of the General Plan preparation process, an existing
land use database for the city was prepared and a land use
analysis was performed.
South San Francisco's City limits encompass 4,298 acres.
Single- family residences are the predominant land use,
occupying 33 percent of the land (net, that is, exclusive of
streets, water, and other rights -of -way) in the city.
Industrial uses, including warehouses, manufacturing areas and
business parks, comprise over a quarter of South San
Francisco's area. The land use analysis also found that:
• Parks and open space occupy over 10 percent of the Planning
Area, primarily concentrated in Sign Hill Park and the
California Golf and Country Club;
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• Many of South San Francisco's growing or highest priority
land uses currently occupy relatively little land. Business
parks for high- technology research and development (R &D)
and manufacturing use occupy only 173 acres, or 14 percent
of the land in the industrial classification. Commercial
areas occupy approximately eight percent. Hotels and motels
can be found on only 37 acres, or ten percent of the land
in the commercial use classification.
• Only a handful of sites in South San Francisco — totaling 167
acres, or less than four percent of land within the
Planning Area —are vacant. About half of this acreage is in
Bay West Cove (formerly Shearwater) and Sierra Point - two
large sites at the northernmost tip of the city, with
substantial soil contamination and under remediation for
the past several years. The majority of the remaining
vacant land comprises sites, such as in Westborough, that
have steep slopes. Thus, virtually all growth in the city
will result from redevelopment or intensification; and
• Development that is approved or under review includes 1,150
housing units and 3.4 million square feet of non-
residential space.
CONSTANCY AND CHANGE
With all land in the east of U.S. 101 area (East of 101 area)
and some western parts of the city unsuitable for residential
development because of aircraft operations at the San
Francisco International Airport (SFO) and established
residential neighborhoods in much of the rest of the city, the
General Plan attempts to balance regional growth objectives
with conservation of residential and industrial neighborhoods.
Development is targeted in centers and corridors to fulfill
the City's objectives of enhancing quality of life and
economic vitality; ensure that established areas are not
unduly impacted; and to support the extraordinary regional
investments in transit represented by extension of BART to the
city. Neighborhood -scale issues such as the character of new
development and better linkages between and within
neighborhoods are also explored in this and other plan
elements.
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Oyster Point Specific Plan General Plan Amendment
Draft for Review and Discussion
Chapter 2: Land Use
2.2 LAND USE FRAMEWORK
The land use framework of the General Plan is guided by
several key principles:
• Conservation of the existing land use character of the
city's residential neighborhoods.
• Promotion of Downtown as the focus of activity, including
through increased residential opportunities. Policies that
promote development standards that build on Downtown's
traditional urban pattern are identified.
• Integration of land use with planned BART extension, by
providing a new transit - oriented village around the South
San Francisco BART station, to take advantage of regional
access that will result from extension of BART to the city.
• Provision of selected areas in the city where industrial
uses, many of which fulfill a regional objective and are
related to the SFO, can continue and expand.
• Encouragement of mixed -use redevelopment along principal
corridors, such as El Camino Real and South Spruce Avenue.
• Encouragement of a new mixed -use neighborhood center at
Linden Avenue /Hillside Boulevard to increase accessibility
of Paradise Valley /Terrabay residents to convenience
shopping.
• Designation of new Business and Technology Park district to
provide opportunities for continued evolution of the city's
economy, from manufacturing and warehousing/ distribution to
high technology and biotechnology.
• Encouragement of employee serving amenities to provide
identity and cater to the lunchtime and quality of life
needs of the growing employment base in the East of 101
area.
• Provisions of a new live /work overlay district adjacent to
downtown to provide a broader mix of housing opportunities
and promote small - business and multimedia incubation.
• Designation of a new Business Commercial district, that
will include hotels principally serving airport clientele,
and regional commercial uses clustered along Dubuque
Avenue, Oyster Point, South Airport and Gateway boulevards.
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GENERAL PLAN DIAGRAM
The principles outlined on the previous page are represented
in the General Plan Diagram (Figure 2 -1) . The Diagram
designates the proposed general location, distribution, and
extent of land uses. As required by State law, land use
classifications, shown as color /graphic patterns, letter
designations, or labels the Diagram, specify a range for
housing density and building intensity for each type of
designated land use. These density/ intensity standards allow
circulation and public facility needs to be determined; they
also reflect the environmental carrying- capacity limitations
established by other elements of the General Plan. The Diagram
is a graphic representation of policies contained in the
General Plan; it is to be used and interpreted only in
conjunction with the text and other figures contained in the
General Plan. The legend of the General Plan Diagram
abbreviates the land use classifications described below,
which represent an adopted part of the General Plan.
Uses on sites less than two acres in size are generally not
depicted on the Diagram. The interpretation of consistency
with the General Plan on sites less than two acres in size
will be done through the Zoning Ordinance and the Zoning Map.
(Table 2.2 -1 is currently after DENSITY /INTENSITY STANDARDS)
DENSITY /INTENSITY STANDARDS
The General Plan establishes density/ intensity standards for
each use classification. Residential density is expressed as
housing units per net acre. Maximum permitted ratio of gross
floor area to site area (FAR) is specified for non - residential
uses. FAR is a broad measure of building bulk that controls
both visual prominence and traffic generation. It can be
clearly translated to a limit on building bulk in the Zoning
Ordinance and is independent of the type of use occupying the
building. FAR limitations are also shown for some residential
land use classifications in order to relate housing size to
lot size; both housing density and FAR standards shall apply
in such instances. Building area devoted to structured or
covered parking (if any) is not included in FAR calculations
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Oyster Point Specific Plan General Plan Amendment
Draft for Review and Discussion
Chapter 2: Land Use
for non - residential developments. However, parking garages are
included in the FAR limitations for residential uses.
The Zoning Ordinance could provide specific exceptions to the
FAR limitations for uses with low employment densities, such
as research facilities, or low peak -hour traffic generation,
such as a hospital. In addition to density /intensity
standards, some land use classifications stipulate allowable
building types (such as single- family residential) as well.
The density/ intensity standards do not imply that development
projects will be approved at the maximum density or intensity
specified for each use. Zoning regulations consistent with
General Plan policies and /or site conditions may reduce
development potential within the stated ranges. Airport -
related height limits also restrict development, as shown in
Figure 2 -2. In addition, Figure 2 -3 establishes height
limitations in specific areas, including Downtown, the El
Camino Real Corridor, and near BART stations; these
limitations shall apply to all uses, and land use -based height
limitations (in the Zoning Ordinance) shall not apply. For
areas outside the ones shown in Figure 2 -3, height limitations
shall be in accordance with the use -based limitations
specified in the Zoning Ordinance. These heights are partly
based on a viewshed analysis for the Planning Area, which
revealed that the south face of Sign Hill, the base of San
Bruno Mountain, and the east face of Point San Bruno Knoll,
are visible from most areas of the city, as shown in Figure 2-
4. Gross density standards and assumed averages for
residential categories are listed below.
CLASSIFICATION SYSTEM
The classifications in this section represent adopted City
policy. They are meant to be broad enough to give the City
flexibility in implementation, but clear enough to provide
sufficient direction to carry out the General Plan. The City's
Zoning Ordinance contains more detailed provisions and
standards. More than one zoning district may be consistent
with a single General Plan land use classification.
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Residential
Three residential land use classifications are established for
areas outside of Downtown to provide for development of a full
range of housing types (Downtown residential land use
classifications are included later in this section). Densities
are stated as number of housing units per net acre of
developable land, excluding areas subject to physical,
environmental, or geological constraints, and areas dedicated
for creekside greenways or wetlands protection, provided that
at least one housing unit may be built on each existing legal
parcel designated for residential use. Development would be
required within the density range (both maximum and minimum)
stipulated in the classification. Development standards
established in the Zoning Ordinance may limit attainment of
maximum densities.
Second units permitted by
density bonuses for provisi
percent density bonus for
within a 1/4 -mile of a
Caltrain) station are in
permitted.
local regulation, State - mandated
on of affordable housing, and a 20
residential developments located
fixed - guideway transit (BART or
addition to densities otherwise
Assumed average densities listed are used to calculate
probable housing unit and population holding capacity.
Neither the averages nor the totals constitute General Plan
policy. Housing types (which are included here for
illustrative purposes only, and do not represent adopted City
policy) are shown in Figure 2 -5.
Low Density Residential
Single- family residential development with densities up to 8.0
units per net acre. Typical lots would be 6,000 square feet,
but the minimum would be 5,000 square feet, and smaller lots
(4,500 square feet or less) may be permitted in neighborhoods
meeting specified community design standards, subject to
specific review requirements. This classification is mainly
intended for detached single- family dwellings, but attached
single- family units may be permitted, provided each unit has
ground -floor living area and private outdoor open space. The
Zoning Ordinance may include a separate district for estate -
type or zero - lot -line developments.
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Oyster Point Specific Plan General Plan Amendment
Draft for Review and Discussion
Chapter 2: Land Use
Medium Density Residential
Housing at densities from 8.1 to 18.0 units per net acre, with
a minimum of 2,250 square feet of net area (i.e. exclusive of
streets, parks and other public rights -of -way) required per
unit, and a minimum lot area of 6,750 square feet. Dwelling
types may include attached or detached single- family housing,
duplexes, triplexes, fourplexes, townhouses, apartments, and
condominiums. Multifamily housing type is not permitted.
(Amended by City Council Resolution 148 -2000, Adopted November
21, 2000)
High Density Residential
Residential development, with densities ranging from 18.1 to
30.0 units per net acre. This designation would permit the
full range of housing types, including single- family attached
development subject to standards in the Zoning Ordinance, and
is intended for specific areas where higher density may be
appropriate.
DOWNTOWN
Downtown Commercial
This designation provides for a wide range of uses in
commercial core of downtown, including retail stores, eating
and drinking establishments, commercial recreation,
entertainment establishments and theaters, financial, business
and personal services, hotels, educational and social
services, and government offices. Residential uses may be
permitted on second and upper floors only, and subject to a
use permit. The maximum Floor Area Ratio for all uses and
mixes (residential and non - residential) is 3.0; the Zoning
Ordinance may or may not establish maximum residential
densities or minimum housing unit size for mixed -use
developments. The Zoning Ordinance may also specify specific
areas where retail or eating and drinking establishments would
be required uses at the ground level.
Downtown Residential
In addition to housing type and density standards stipulated
below, the Zoning Ordinance may establish development
standards and parking and other requirements for downtown
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residential development different from residential development
elsewhere in the City.
Three categories are included and are shown on the General
Plan Diagram:
• Downtown Low Density Residential. Single- family (detached
or attached) residential development with densities ranging
from 5.1 to 15.0 units per net acre. Multifamily
development is not permitted.
• Downtown Medium Density Residential. Residential
development at densities ranging from 15.1 to 25.0 units
per net acre. A full range of housing types is permitted.
• Downtown High Density Residential. Residential development
at densities ranging from 25.1 to 40.0 units per net acre
for lots equal to or greater than H -acre (21,780 square
feet) in area. For lots smaller than H acre, maximum
density shall be 30.0 units per acre.
A maximum of 25 percent density bonus may be approved for
projects with affordable housing, housing for elderly
residents with specific amenities designed for residents, or
housing that meets community design standards that may be
specified in the Zoning Ordinance. Maximum density with all
bonuses shall not exceed 50 units per net acre.
OFFICE
This designation is intended to provide sites for
administrative, financial, business, professional, medical and
public offices in locations proximate to BART or CalTrain
stations. Support commercial uses are permitted, subject to
limitations established in the Zoning Ordinance. Site planning
and building design shall ensure pedestrian comfort, and
streets shall be fronted by active uses. The maximum Floor
Area Ratio is 1. 0, but increases may be permitted up to a
total FAR of 2.5 for development meeting specific
transportation demand management (TDM), structured parking,
off -site improvement, or specific design standards criteria.
These bonus standards are shown in Table 2.2 -2. The Planning
Commission, at its discretion, may permit increase of base FAR
in specific instances where existing buildings are
rehabilitated for office use and are unable meet the
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Oyster Point Specific Plan General Plan Amendment
Draft for Review and Discussion
Chapter 2: Land Use
structured parking or specified design standard criteria.
However, the maximums (with incentives, is stipulated in Table
2.2 -2) shall not be exceeded.
COMMERCIAL
Community Commercial
This category includes shopping centers, such as Westborough,
and major commercial districts, such as El Camino Real, and
regional centers along South Airport Boulevard. Retail and
department stores, eating and drinking establishments,
commercial recreation, service stations, automobile sales and
repair services, financial, business and personal services,
motels, educational and social services are permitted. An "R"
designation on the General Plan Diagram indicates that the
site is reserved for region- serving commercial uses. The
maximum Floor Area Ratio is 0.5. Office uses are encouraged on
the second and upper floors.
Business Commercial
This category is intended for business and professional
offices, and visitor service establishments, and retail.
Permitted uses include for administrative, financial,
business, professional, medical and public offices, research
and development facilities, and visitor - oriented and regional
commercial activities. Regional commercial centers,
restaurants and related services are permitted subject to
appropriate standards. This category is intended for the
emerging commercial and hotel district along South Airport,
Gateway, and Oyster Point boulevards, and South Spruce
corridor. The maximum Floor Area Ratio is 0.5, but increases
may be permitted up to a total FAR of 1.0 for uses such as
research and development } enr sfacilities or for
development meeting specific transportation demand management
(TDM), off -site improvement, or specific design standards.
Maximum FAR for hotel developments shall be 1.2, with
increases to a maximum total FAR of 2.0 for development
meeting specified criteria. The Oyster Point Specific Plan
regulates uses and development intensities within the Specific
Plan District.
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Coastal Commercial
Business /professional services, office, convenience sales,
restaurants, public marketplace, personal /repair services,
limited retail, research and development facilities,
hotel /motel with a coastal orientation, recreational
facilities, and marinas. Maximum FAR is 0.5 for retail,
recreation facilities, research and development facilities,
marinas, and eating and drinking establishments, 1.0 for
offices, and 1.6 for hotels. All development will be subject
to design review by the Planning Commission. Uses and
development intensities at Oyster Point will be regulated by
the Oyster Point Specific /Master Plan.
MIXED USE
E1 Camino Real Mixed Use
This designation is intended to accommodate high- intensity
active uses and mixed -use development in the South El Camino
Real area. Retail and department stores; eating and drinking
establishments; hotels; commercial recreation; financial,
business, and personal services; residential; educational and
social services; and office uses are permitted.
The frontage of a site along El Camino Real and other
Arterial /Collector streets in the corridor is required to be
devoted to active uses —uses that are accessible to the general
public and generate walk -in pedestrian clientele and
contribute to a high level of pedestrian activity. Uses that
generate pedestrian activity include retail shops,
restaurants, bars, theaters and the performing arts,
commercial recreation and entertainment, personal and
convenience services, hotels, banks, travel agencies, child
care services, libraries, museums and galleries.
For sites larger than 20,000 square feet, the minimum FAR for
all uses, exclusive of substantially above -grade structured
parking, shall be 0.6, of which a minimum 0.3 FAR shall be
active uses. The requirement for a minimum 0.3 FAR of active
uses does not apply to projects where 300 of the units are
restricted and affordable to low- or low - moderate - income
households.
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Oyster Point Specific Plan General Plan Amendment
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Chapter 2: Land Use
The maximum FAR for all uses, inclusive of housing and
substantially above -grade structured parking shall be 2.5,
with increases to a maximum total FAR of 3.5 for development
meeting specified criteria.
Residential density is limited to 60 units per acre, with
increases to a maximum of 80 units per acre for development
meeting specified criteria. For parcels on the east side of El
Camino Real, between First Street and West Orange Avenue,
either a mix of uses as permitted under this classification or
residential use only (up to 40 units per acre) is permitted.
INDUSTRIAL AND RESEARCH AND DEVELOPMENT
Two categories are proposed: Business and Technology Park, for
the East of 101 areas north of East Grand Avenue, and Mixed
Industrial, for the areas south of East Grand Avenue in East
of 101 and Lindenville.
Business and Technology Park
This designation accommodates campus -like environments for
corporate headquarters, research and development facilities,
and offices. Permitted uses include incubator - research
facilities, testing, repairing, packaging, publishing and
printing, marinas, shoreline - oriented recreation, and offices,
and research and development facilities. Warehousing and
distribution facilities and retail are permitted as ancillary
uses only. All development is subject to high design and
landscape standards. Maximum Floor Area Ratio is 0.5, but
increases may be permitted, up to a total FAR of 1.0 for uses
such as research and development establishments, or for
development meeting specific transportation demand management
(TDM), off -site improvement, or specific design standards.
Mixed Industrial
This designation is intended to provide and protect industrial
lands for a wide range of manufacturing, industrial
processing, general service, warehousing, storage and
distribution, and service commercial uses. Industries
producing substantial amounts of hazardous waste or odor and
other pollutants are not permitted. Unrelated retail and
service commercial uses that could be more appropriately
located elsewhere in the city would not be permitted, except
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for offices, subject to appropriate standards. Small
restaurants and convenience stores would be allowed as
ancillary uses, subject to appropriate standards. The maximum
Floor Area Ratio is 0.4, with an increase to a total FAR of
0.6 for development seeking an FAR bonus with TDM
program as specified in the Zoning Ordinance. In addition to
development standards, the Zoning Ordinance may include
performance standards to minimize potential environmental
impacts.
PUBLIC /INSTITUTIONAL
To provide for schools, government offices, transit sites,
airport, and other facilities that have a unique public
character. Religious facilities are not called out separately
on the General Plan Diagram, but are instead shown with
designations on adjoining sites; these facilities may be
specifically delineated on the Zoning Map.
PARKS
Parks, recreation complexes, public golf courses, and
greenways.
OPEN SPACE
This designation includes sites with environmental and /or
safety constraints. Included are sites with slopes greater
than 30 percent, sensitive habitats, wetlands, creekways,
areas subject to flooding, and power transmission line
corridors. Where otherwise not excluded by noise, aircraft
safety or other environmental standards, residential
development is generally permitted at a density not to exceed
one housing unit per 20 acres.
2 -12
Oyster Point Specific Plan General Plan Amendment
Draft for Review and Discussion
Chapter 2: Land Use
Table 2.2 -1: Standards for Density and Development Intensity
Land Use Designation Minimum
Residential
Maximum
Maximum Permitted with
Required
Density
Permitted Non-
Incentives and Bonuses
FAR
(units /net
Residential
acre)
FAR
Units /Net FAR (See
Acre Table 2.2 -2)
Residentia1
Low Density - up to 8.0 0.5 10.0 -
Medium Density - 8.1 -18.0 1.0 22.5 -
High Density - 18.1 -30.0 - 37.5 -
Downtown
Downtown Commercial' - - 3.0 - -
Downtown Residential -
Low Density - 5.1 -15.0 0.7 15.0 -
Medium Density - 15.1 -25.0 1.25 31.3 -
High Density - 25.1 -40.0 - 50.0 -
Office - - 1.0 - 2.5
Commercial -
Community Commercial - - 0.5 - -
Business Commercial' - - 0.5 - 1.0
Hotel - - 1.2 - 2.0
Coastal Commercial' - - - - -
Retail - - 0.5 - -1.0
Office - - 1.0 - -1.6
Hotel - - 1.6 - -2.2
Mixed Use
El Camino Real Mixed 0.{' up to 2.4 up to 3.3
8se 60.9 80.8
Industrial
Business and - - 0.5 - 1.9
Technology Park
Mixed Industrial - - 0.4 - 0.6
1 Including garages for residential development, but excluding parking structures for non - residential
development, except for E1 Camino Real Mixed Use.
2 20 percent density bonus is available for development within 1 4 -mile of a fixed - guideway transit
(CalTrain or BART station or City- designated ferry terminal).
3 ^-_�y 25 percent bonus - l state �-aw, is available for projects with affordable
housing ar-housing for elderly residents with specific amenities designed for residents, orbs
- _ ___ ___ housing that meets community design standards that may be specified in
the Zoning Ordinance.
' Residential uses may be permitted on second and upper floors only and are subject to a use permit.
5 Required parking must be structured.
6 See Table 2.2 -2. The Gateway Business Park Master Plan and the Oyster Point Specific Plan are
permitted to develop up to a FAR of 1.25 with a TDM.
6- Frontage of a site along E1 Camino Real and other Arterial /Collector streets in the corridor is
required to be devoted to active uses. Residential not permitted at ground level along E1 Camino Real
except on the east side of E1 Camino Real between First Street and West Orange Avenue, subject to
conditional use permit approval.
4 - 8 For sites larger than 20,000 square feet, the minimum FAR for all uses, exclusive of substantially
2 -13
above -grade structured parking, shall be 0.6, of which a minimum 0.3 FAR shall be active uses. The
requirement for a minimum 0.3 FAR of active uses does not apply to projects where 300 of the units are
restricted and affordable to low- or low - moderate - income households.
S9 Included within FAR limit.
4 Includes residential and substantially above grade parking structures. Excludes surface parking.
_" Permitted for research and development uses with low employment intensity, or other uses providing
structured parking.
4� Permitted for uses with low employment intensity, such as wholesaling, warehousing, and
distribution.
Table 2.2 -2: Standards for Density and Development Intensity
Land Use
Minimu
Base
Incentive -based
FAR Bonuses
Total Maximum
Designation
m
Floor
Available
FAR
Floor
Area
Maximum
Other
Area
Ratio
Attainable FAR
Specified
Ratio
(FAR)
with
Design
(FAR)
Transportation
Standards'
Demand
Management
(TDM) Program
Office
-
1.0
1.3
0.2
2.5
Business
-
0.5
0.4
0.1
1.0
Commercia1
El Camino
0.49 6
2. &
0.5
0.5
3.-r �'
Real Mixed
4"r2 ' USe 3
Business &
-
0.5
0.4
0.1
1.0
Technology
Park
Het-el _ _ - �totels 6
-
1.2
0.6
0.2
2.0
Costal
Commercial?
Retail - 0.5 0.4 0.1 1.0
Office - 1.0 0.5 0.1 1.6
Hotel - 1.6 0.4 0.2 2.2
' Discretionary; based on criteria established in the Zoning Ordinance and upon
conditional use permit approval.
2 The Gateway Business Park Master Plan and the Oyster Point Specific Plan are permitted
to develop up to a FAR of 1.25 with a TDM.
. 3 Frontage of a site along El Camino Real and other Arterial /Collector streets in the
corridor is required to be devoted to active uses. Residential not permitted at ground
floor level along El Camino Real, except on the east side of El Camino Real between
First Street and West Orange Avenue, subject to conditional use permit approval.
-3 - For sites larger than 20,000 square feet, the minimum FAR for all uses, exclusive of
substantially above -grade structured parking, shall be 0.6, of which a minimum 0.3 FAR
shall be active uses. The requirement for a minimum 0.3 FAR of active uses does not
apply to projects where 300 of the units are restricted and affordable to low- or low -
moderate- income households.
45 Includes residential and substantially above -grade parking structures. Excludes
6 f ce parking.
The Hotel FAR listed for Base, Maximum Attainable FAR with TDM, Other Specified
Design Standards, and Total Maximum FAR is applicable for all hotels located in all
General Plan designated areas that permit hotel uses.
Oyster Point Specific Plan General Plan Amendment
Draft for Review and Discussion
Chapter 2: Land Use
2.3 PLANNING SUB -AREAS
Land use information presented in the section that follows is
presented by 14 subareas, which have been collectively derived
from analysis of land use and urban design patterns and the
need for focused planning efforts and activities. These
subareas are shown in Figure 2 -6. In some cases, the City's
traditional neighborhood planning areas that are used for park
and schools planning were aggregated where adjacent
neighborhoods are very similar in terms of their land uses,
age of development, and current activity level. The East of
101 area, which comprises a single City neighborhood planning
area because there are no residents, is divided into four
subareas for presenting planning information. The areas are:
1. Avalon
2. Downtown
3. East of 101
4. El Camino
5. Gateway
6. Lindenville
7. Orange Park
8. Oyster Point
9. Paradise Valley /Terrabay
10.Sign Hill
ll.South Airport
12.Sunshine Gardens
13.Westborough
14.Winston -Serra
Descriptions of these areas and detailed policies for each
sub -area are included in Chapter 3.
2 -15
2.4 GENERAL PLAN BUILDOUT
BUILDOUT
Development consistent with the General Plan resulting from
application of assumed average densities and intensities for
the different land use classifications to vacant and sites
with potential redevelopment /intensification opportunities is
described in Table 2.4 -1. The time at which full development
( "buildout ") will occur is not specified in or anticipated by
the Plan. Designation of a site for a certain use does not
necessarily mean that the site will be built/ redeveloped with
the designated use over the next 20 years, the horizon of the
Plan.
Table 2.4 -1 shows by each of the 14 sub -areas described in
Section 2.3:
• Projects with current development approvals. This includes
about 1,150 housing units, more than half have been
proposed in Terrabay, and about 3.4 million square feet of
non - residential floor space. Hotels, with about 1.1 million
square feet of space with approvals, and offices, with 0.9
million square feet of approved space, represent the
primary non - residential uses.
• Additional development under the General Plan. This results
from application of average assumed densities/ intensities
(shown on the table) to vacant sites and sites /areas with
potential redevelopment /intensification opportunities.
Potential residential increases include 2,470 housing
units, concentrated mainly in El Camino Real, Sunshine
Gardens, and Downtown. Potential non - residential
development includes 4-.-2-12 million square feet of new
space; with an expected decrease of 3.3 million square of
industrial space, the net increase will be X8.7 million
square feet. About X5.9 million square feet (6-
percent) of this net increase is expected to be in the four
2 -16
Oyster Point Specific Plan General Plan Amendment
Draft for Review and Discussion
Chapter 2: Land Use
East of 101 sub -areas (East of 101 area, Gateway, Oyster
Point, and South Airport).
• Combined approved development and additional development.
This reflects the total of the two above categories, and
represents the expected General Plan buildout. Buildout
will result in an increase of 3,620 housing units and
15.912 million square feet of non - residential space to the
city's current inventory of an estimated 19,4000 housing
units and 18.1 million square feet of non - residential
space.
CHART
Population and Employment; 1997 and Buildout
Population and Employment; 1997 and Buildout
80,000
67,400
70,0 00
57,600
60,000-
50,000 39,100 ❑ 1997
40,000
■ Buildout
30,000-Z
20, 000
10, 000
0
Population Employment
2 -17
Table 2.4 -1
ti
ti
ro
M '
N N U R) U
O U N
Land Use Changes and
Intensification;
Approved
Development
\ co
� ro
'BOG
RESIDENTIAL
(housing units)
Subarea
u
ro
ti
m
q
)
O m
q
ti m
m
C N
N
N
3
O q
, C
b b� C
C
3
U ti
R7 N
'ti
ro 'ti U u
E- Q� U .
Avalon
-
- -
- -
- -
Downtown
East of 101
-
-
- -
- -
- -
- -
- 22,500
- -
El Camino
North
South
Gateway
Lindenville
Orange Park
Oyster Point
Paradise Valley/ Terra Bay
Sign Hill
South Airport
Sunshine Gardens
Westborough
Winston -Serra
Total
NON - RESIDENTIAL (floor area in square feet)
ti ti
ti
ti
ro
M '
N N U R) U
O U N
N
u
W O U 0
41
O 0 O
\ co
� ro
'BOG
W
- 170,000 202,800
ti
� ro
ti U
z N
o m
q .
U ti
N N
W a �
i ro
2 �
H �
N 'H
u Q)
F
22,500
372,800
180 30 - - - 210 - - - - - - - 147,000 - 147,000
- - - - - - - - - - - - - 13,000 - 13,000
- - - - - - 246,000 - - - 516,000 176,000 - - - 938,000
150 - - - - 150 - - - - 600 - - - - 600
- - - - - - 497,500 - - - - 40,000 128,700 150,000 - 816,200
600 - - - - 600 300,000 - - - 397,000 286,000 - 18,000 - 1,001,000
- - - - - - - - - - - - - - - -
- - - - - - 73,000 - - - - - - - - 73,000
- 130 - - - 130 - - - - - - - - - -
60 - - - - 60 - - - - - - - - - -
990 160 - - - 1,150 1,139,000 - - - 913,600 672,000 331,500 328,000 - 3,384,100
2 -18
Oyster Point Specific Plan General Plan Amendment
Draft for Review and Discussion
Chapter 2: Land Use
Table 2.4 -1
Land Use Changes and Intensification; Additional Development Under the General Plan
2 -19
RESIDENTIAL
(housing
units)
NON - RESIDENTIAL (floor area in
square feet)
Subarea
U
U
U
mu
ro
0
0
C
u
N C
u
�
ro
ro
>r
ro
ro
m ro
rY U
o
fZ
'"O
0
0
w
o ro
U
N
ro w
W
^I
m
rY
^I
.
.ti u
'ti
Vl
m l
'H
q W
'ti
O m
'H
�
m
U RC
m\ w
O
U b,
'H
q W
�-,
.0 b,
�tl
'ti
H
'� ro
o I
N
q 'ti
m u
q q
o q
O�
q h
ti b
N
a
h
I m
m I
U �n
ti ro
o m
�,
o ro
H
a
�,
ti U a
�+ RC
ti b
2 q
m q
q z -.
m❑
q
q❑
+, q
I N
N `O
H
q ti
'H I
q
'H 'H
ro
u M
+, q
I
m
U
h
m
z
G
z N
o
`O
3� o
'"O�
bN
3
U o
'x
ro
u
m I
a oo
m W o
a W
m
q u
3 ci
.ti
W bi
\
�o
'o u)
rt
U I
ro 'ti
u
o q
N
ti
q
O H
C
ti ti
o
W '�
W Ov
roo
o
O H
W '�
❑
qua
H
o o
x
ti ti
O N
W
EE,
O ro
U U o
W
EE N
Avalon
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
Downtown
-
-
-
290
-
290
-
10,000
-
121,000
-
-
-
-
-
131,000
East of 101
-
-
-
-
-
-
-
246,000
59,000
-
-
2,869,000
(1,867,000)
104,500
-
1,411,500
El Camino
North
-
10
520
-
-
530
-
-
-
-
134,000
-
-
145,000
-
279,000
South
-
-
-
-
840
840
-
-
-
-
-
-
-
-
288,900
288,900
Gateway
-
-
-
-
-
-
46,000
=r3, 999
-
-
-
-
-
-
-
1,018,000
1,064,000
Lindenville
-
-
70
-
-
70
126,000
281,000
-
-
2,307,000
-
(1,519,000)
457,000
-
1,652,000
Orange Park
-
50
80
-
-
130
64,000
230,000
-
-
-
-
-
31,000
-
325,000
Oyster Point
-
-
-
-
-
-
2 49, 999
988 -999
19 9 9 9
-
-
-
(171,000)
-
-
-
2,095,000
1,026,500
2,955,000
Paradise Valley/
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
Terra Bay
Sign Hill
30
-
-
-
-
30
-
-
-
-
-
-
-
-
-
-
South Airport
-
-
-
-
-
-
12,000
202,000
-
-
-
-
216,000
-
-
430,000
Sunshine Gardens
20
-
380
-
-
400
-
-
-
-
-
-
-
8,000
-
8,000
Westborough
-
40
-
-
-
40
-
-
-
-
-
-
-
71,000
-
71,000
Winston -Serra
140
-
-
-
-
140
-
-
-
-
-
-
-
-
-
-
Total
190
100
1,050
290
840
2,470
-
121,000
2,441,000
2,869,000
(3,341,000)
816,500
288,900
248,000
4,082,000
1,085,500
8,610,900
2 -19
Table 2.4 -1
Combined Approved and Additional Development Under the General Plan (General Plan Buildout)
2 -20
RESIDENTIAL (housing
units)
NON - RESIDENTIAL (floor
area in square feet)
Subarea
u
o
o\
o
ro
m o
ro
ti
° m
OH
ro
N
N
1
r " b
ro
u
U1
O
N
^�
3
�
u
❑�
r " 'O
N
Q
Q
O
3
j
H
O.
O
I
O. W N
+�
w
I
h
N
O a
.
O a
U
�
x
U
O
U
O
a
~
U
EI
W
W
W
O
W
W
Avalon
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
Downtown
-
-
-
290
-
290
22,500
10,000
-
121,000
-
-
-
-
-
153,500
East of 101
-
-
-
-
-
-
-
246,000
59,000
-
-
3,039,000
(1,664,200)
104,500
-
1,784,300
El Camino
North
180
40
520
-
-
740
-
-
-
-
134, 000
-
-
292,000
-
426,000
South
-
-
-
-
840
840
-
-
-
-
-
-
-
13,000
288,900
301,900
Gateway
-
-
-
-
-
-
292,000
1 999
-
-
516,000
176,000
-
-
-
1,018,000
2,002,000
Lindenville
-
-
70
-
-
70
126,000
281,000
-
-
2,307,000
-
(1.,519,000)
457,000
-
1,652,000
Orange Park
150
50
80
-
-
280
64,000
230,000
-
-
600
-
-
31,000
-
325,600
Oyster Point
-
-
-
-
-
-
4 -
-999
19 9 9 9
-
-
40,000
(42, 300)
150,000
-
497,500
2,095,000
1,026,500
3,766,700
Paradise
600
-
-
-
-
600
300,000
-
-
-
397,000
286,000
-
18,000
-
1,001,000
Valley/
Terra Bay
Sign Hill
30
-
-
-
-
30
-
-
-
-
-
-
-
-
-
-
South Airport
-
-
-
-
-
-
85,000
202,000
-
-
-
-
216,000
-
-
503,000
Sunshine
20
-
380
-
-
400
-
-
-
-
-
-
-
8,000
-
8,000
Gardens
Westborough
-
170
-
-
-
170
-
-
-
-
-
-
-
71,000
-
71,000
Winston -Serra
200
-
-
-
-
200
-
-
-
-
-
-
-
-
-
-
Total
1,180
260
1,050
290
3,620
121,000
3,354,600
3,541,000
(3,009,500)
1,144,500
9- r 26P,g -99
840
1,387,000
4,082,000
1,085,500
288,900
11,995,000
2 -20
Oyster Point Specific Plan General Plan Amendment
Draft for Review and Discussion
Chapter 2: Land Use
BUILDOUT POPULATION AND EMPLOYMENT
Population
South San Francisco, at buildout, will accommodate a
population of approximately 69,810, an increase of 18 percent
over the estimated 1998 population of 59,200. Table 2.4 -2
shows the current and projected populations for South San
Francisco. If buildout were to occur over 20 years, South San
Francisco will moderately increase its share of the San Mateo
County population from 8.3 percent to 8.7 percent. Population
growth rate over the plan horizon will be much slower than
growth experienced by the city over the last ten years. The
chart on the following page shows a graphic depiction of South
San Francisco's historical and projected population growth as
well as its share of the County population.
Employment
While non - residential building space in South San Francisco
will increase from an estimated current 18.1 million square
feet to 24.930.1 million square feet at buildout (an increase
of 37 66 percent), the General Plan at buildout will
accommodate an employment increase from 39,100 currently to as
much as 7''977, 900 at buildout (an increase of X4-99
percent; including construction and at -home workers),
primarily as sites with low - intensity warehousing and
distribution uses (with an estimated average 960 square feet
per employee in South San Francisco) are succeeded by higher
intensity office, retail, and other similar uses. This level
of employment attainment will likely take place over a time -
period that may extend beyond 20 years. Table 2.4 -3 shows
existing and buildout employment by broad land use categories.
Table 2.4 -2
Buildout Population
1990 1998
Population Population Share of
County
South San
Francisco 54,312 59,208
San Mateo
County 649,623 715,382
8.30
1990-
Buildout
1990-
1998
2020
Annual
Population
Share
Annual
Growth
of
Growth
Rate
County
Rate
1.0%
8.70
0.80
69,800
1000 1.20
798,600
1000
0.50
2 -21
Table 2.4 -3
Existing and Buildout Employment by Land Use, 1997 - Buildout
Land Use
Estimated
1997
Employment
Increase
to
Buildout
Buildout
Employment
�3 1GG
1�3, 58G
Commercial/ Retail
10,400
3,200
13,600
Hotels/ Visitor
Services
1,800
3,900
5,700
Office + Bus. Park
zZ3,59 9
-299-
(inc. Medical)
5,700
29,600
35,300
El Camino Real
Mixed Use
-
700
700
Warehouse /Mixed
Industrial
13,400
(3,200)
10,200
Public and Schools
1,500
-
1,500
Construction and
Miscellaneious
2,500
1,800
4,300
Others (including
at home workers)
3,800
3,200
7,000
Total
39,100
nnn
7T 0'VQ
38,800
�2
T' nn
77,900
Table 2.4 -4
Jobs /Housing Balance
Estimated
1997
Employment Buildout
2 -22
Oyster Point Specific Plan General Plan Amendment
Draft for Review and Discussion
Chapter 2: Land Use
�- 199
T�
Jobs 39,100 77,900
Z3 Z3 -=�()
Employed Residents 27,900 35,400
Jobs /Employed
Residents 1.4 2.2
CHART
South San Francisco Historic and Projected Population, 1940 -2020
South San Francisco Historic and Projected Population, 1940 -2020
70,000
65,000
60,000
55,000
50,000
45,000
40,000
cL 35,000
0
a 30,000
25,000
20,000
15,000
10,000
5,000
1940 1950 1960 1970 1980 1990 2000 2010 2020
CHARTJobs /Employed Residents Balance; 1997 and Buildout
2 -23
Jobs /Employed Residents Balance; 1997 and Buildout
77 900
80,000-
60, 000 39,100 35,400
27, 900
4V
40, 000
1.4 2.2
20, 000
0 `
1997 Buildout
■ Employed Residents ■ Jobs ❑ Jobs /Employed Residents
REVISED BUILDOUT & GENERAL PLAN AMENDMENT (2001)
In 2001, the City Council adopted the General Plan Amendment
and Transportation Demand Management Ordinance, which
incorporates a revision to the approved land use buildout in
the East of 101 area. The Amendment includes the following
conclusions:
• Total buildout will nearly double from existing
development: 12.82 million square feet in 2001 to 23.32
million square feet in 2020, due mainly to the increase in
Office and Office /R &D development. The revised East of 101
area buildout assumes a 0.9 FAR for new Office development.
• The Amendment anticipates that the East of 101 area will
support an additional six million square feet, over the
buildout that is projected in the South San Francisco
General Plan (1999) . The additional development was based
on the major projects lists (2000 - 2001), the Gateway and
Genentech development plans, and determining the likely
properties that would convert from industrial to Office /R &D
by 2020.
• Employment in the East of 101 area will increase by 2.4
times, from 21,654 to 52,880. This increase is due to both
increases in floor space in the East of 101 area and due to
Office and Office /R &D uses having a much higher employment
intensity that industrial development. The projected
employment is based on Commercial at 400 square
2 -24
Oyster Point Specific Plan General Plan Amendment
Draft for Review and Discussion
Chapter 2: Land Use
feet /employee, Office /R &D at 450 square feet /employee,
Office at 375 square feet /employee, Hotel at 420 square
feet /employee and Industrial at 955 square feet /employee.
JOBS /HOUSING BALANCE
Where once the residential and commercial portion of South San
Francisco was a company town for the "beef trust" packers on
Point San Bruno, improved transportation access and extensive
growth in the 1940s -1960s turned South San Francisco into a
commuter suburb. Today only 23 percent of employed residents
work in the city, despite a surplus of jobs, indicating
regional jobs- housing inter - dependencies. As Table 2.4 -4
shows, the city has continued to add jobs at a faster rate
than population for the last 15 years, and in 1995, there were
13,610 more jobs than employed residents in the city. In
contrast, San Mateo County has a slight overall shortage of
jobs; however, during the last 15 years, the overall
jobs /employed residents ratio in San Mateo County has crept
closer to balance.
Given that much of the land in the city— including all of the
East of 101 area— is not suited for residential development,
it is unlikely that a balance between jobs and housing can be
attained. However, continued job growth in the city will
promote a greater regional balance between jobs and housing.
As an inner Bay Area community well served by all modes of
transit — including air and rail, and in the near future BART
and ferry service — employment growth in the city will support
regional transit as well. Nonetheless, availability of housing
in South San Francisco serves not only regional interest, but
is imperative to attracting high- technology and biotechnology
jobs that the city seeks. Increased residential development
within the city will help partly alleviate traffic impacts
resulting from job growth, and provide residential
opportunities to those that work in the city but live
elsewhere. Thus, the General Plan seeks to maximize
residential development opportunities on infill sites.
Figure 2.7a Specific Plan
Fiaure 2.7b e-ft4 East of 101 Area Pla
2 -25
Fiaure 2.7c Redevelopment Areas
2 -26
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South San Francisco Specific Plan Areas
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Specific Plan Areas \.>'
Bay West Cove
Gateway
Oyster Point M. .
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_ Genentech Master Plan
Oyster Point(Propoesd Expansion)
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Figure 2 -7b
Specific Plan Areas
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Table 3.5 -1
East of 101: Development, Population, and Employment Under the General Plan
Approved Additional Total Population /
Employment
(Housing Units/ Floor Area in Square Feet)
Residential - - - -
Low Density - - - -
Medium Density - - - -
High Density - - - -
Total
Non Residential
-
-
-
-
Business Commercial (Hotels)
817,000
308 099 59,000
1 , 1 2x- X999876,000
2 2,086
Business Commercial
- X507
867,000 X507 ; 909 3,867,000
2366 10,312
(Offices /Commercial)
Coastal Commercial
-
x64
x64
4a- 9 1,680
Downtown Commercial
-
-
-
-
Office
516,000
-
516,000
1,588
Business & Technology Park
386,000
2,869,000
3,255,000
7,233
Industrial
332,000
(1,822,000)
(1,490,000)
(1,560)
Community Commercial
150,000
105,000
255,000
510
Total
2,201,000 3,130,9G9
762,000 5,33299 7,963,000
34;826 21,849
Table 3.5 -2
East of 101: Existing and Projected Building Area and Employment
Buildout
Existing
Change Contemplated Under General
Plan (including approved
development
Total General Plan
Estimated floor
Estimated floor area
Estimated floor area
Land Use Category
area (square Employment
(square feet) Employment
(square feet) Employment
feet)
Commercial /Retail
(including Service
795,600 2,340
420,0091,091 000 4- X99 3,100
1,214 ,886,600 4,-54G 440
Commercial)
Hotels /Visitor
Services
689,600 1,660
1,124,000 2,250
1,813,100 3,910
Office and R &D
3,064,100 10,390
A90 7,332,000 47,a00 24,440
9 ,396,100 X034,830