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HomeMy WebLinkAbout13_Sec4.8_LandUsePlanning_web.p (2) 4.8 Land Use and Planning 4.8LAND USE AND PLANNING This section of the MEIR describes existing land uses in the project area and the surrounding area and evaluates the potential for land use impacts associated with implementation of the proposed project. Preparation of this section used data from various sources. These sources include the 2006 FMPU, City of South San Francisco General Plan (1999), the City of South San Francisco General Plan EIR Amendment (2001), the City of South San Francisco East of 101 Area Plan(1994), Chapters 20.39 (R&D Overlay District Regulations), 20.40 (Genentech R&D Overlay District) and 20.32 (Planned Industrial Zoning District) of the SSFMC, San Francisco International Airport Master Plan, and photographs of the MEIR Study Area. Full bibliographic entries for all reference materials are provided in Section 4.8.4 (References) of this section. No comment letters related to land use and planning were received in response to the December 9, 2005 Revised Notice of Preparation (NOP) circulated for the project. In addition, no comments were received at the public scoping meeting held January 17, 2006. The NOP and comment letters are included in Appendix A of this MEIR. 4.8.1Existing Conditions Project Location The existing Genentech Campus is located within the East of 101 Area. The Genentech Campus is bounded by the San Francisco Bay in the north and east, connected by Oyster Point/Forbes Boulevard and Grand Avenue to US 101. It is bordered by rail lines on the west and northwest, connected to the Caltrain station to the west of the Genentech Campus, and is roughly one mile south of the San Francisco International Airport (SFIA). The Genentech Campus is built on and around the San Bruno Hill, which is the highest point in the East of 101 Area. The Genentech Campus is visible from downtown South San Francisco and has many views overlooking the Bay and landmarks in the Bay Area. The MEIR Study Area is within the regulatory jurisdiction of other agencies, in addition to the City of South San Francisco. Along the Genentech Campus shoreline, the Bay Trail which connects the Genentech Campus to the San Francisco Bay regional park system is located within the Bay Conservation and Development Commission (BCDC) jurisdiction. In addition, the entire MEIR Study Area is subject to the Federal Aviation Administration (FAA) height limits for the SFIA. No natural community plan, applicable habitat conservation plan or significant biological resources are located within the MEIR Study Area (see Section 4.1, Biological Resources, for a discussion.) Permitted land uses, policies, standards and regulations that are applicable to the proposed project are contained within the South San Francisco General Plan (General Plan), East of 101 Area Plan, and the South San Francisco Municipal Code (SSFMC). The General Plan currently designates two land use categories within the MEIR Study Area: (1) Business and Technology Park and (2) Park and Recreation. The majority of the MEIR Study Area is designated as Business Technology Park, with a narrow strip of 4.8-1 Genentech Corporate Facilities Master EIR Chapter 4 Environmental Analysis land in the Southern Campus that extends south along the coastline is designated as Park and Recreation. This small area includes the Bay Trail and coastal beach areas. The South Campus which is within the MEIR Study Area but not part of the proposed project, but includes buildings leased by Genentech, is designated Coastal Commercial/Business and Technology (Figure 4.8-1). The Land Use Concept Plan contained within the East of 101 Area Plan designates the majority of the Genentech MEIR Study Area as Planned Industrial. Existing uses within the East of 101 Area generally consist of warehouse, industrial and research and development activities. An Open Space land use is also designated. This designation rims the MEIR Study Area along the coast and hilltop areas. A portion of the South Campus is designated Light Industrial/Coastal Commercial. However, land use policies within the General Plan supersede the East of 101 Plan land use designations. At present time, and as a separate action from the proposed project, the 101 Area Plan will need to be updated to become internally consistent with the General Plan (Figure 4.8-2). Under the City?s existing zoning regulations, the MEIR Study Area is contained within Chapter 20.39 (R&D Overlay District Regulations), Chapter 20.40 (Genentech R&D Overlay District) and within Chapter 20.32 (Planned Industrial District), of the SSFMC, as illustrated in Figure 4.8-3. Additionally, SSFMC Chapter 20.120 (Transportation Demand Management) also applies to the MEIR Study Area. Genentech is the largest employer in South San Francisco. Currently, it has approximately 6,658 employees in its Genentech Campus on Point San Bruno. A fully integrated biotechnology company, Genentech employs a wide range of functions at its Campus, which include research and development, manufacturing and distribution, marketing and administration. These activities are consistent with other surrounding land uses within the East of 101 Plan. In 1995, the City of South San Francisco adopted the Genentech Corporate Facilities Master Plan (1995 Master Plan) to provide an integrated framework for development of Genentech-owned properties into a corporate campus, at the City?s eastern bayshore. The 1995 Master Plan provided a framework for Genentech Campus building and ensured/assured that Genentech?s growth would fit within a city-wide development context, adopted in the South San Francisco General Plan to minimize future impacts and conflicts or policy inconsistencies. The Genentech R&D Overlay District, Chapter 20.40 of the SSFMC was established at the same time as the 1995 Master Plan. The Genentech R&D Overlay District specifies Floor Area Ratio (FAR), parking and other standards, and review and approval procedures for development within the district. Currently, Genentech owns a greater area than it did in 1995 (124 acres as compared to approximately 72 acres). In addition, the larger context has also evolved: the City adopted the General Plan Update in 1999 and the General Plan Amendment in 2001. The East of 101 Area transformed rapidly from manufacturing and warehousing into a business and biotechnology center; and the SFIA developed a new master plan, and made changes in allowable heights in the aircraft approach zones. In addition, the transportation context of this region has changed. To facilitate new pedestrian and shuttle access, South San Francisco and San Bruno have new BART stations and the relocation of South San Francisco Caltrain Station is underway. Also, in 2001, the City adopted an East of 101 Area Transportation Improvement Plan and Transportation Improvement Strategy, to ensure that roadway and transit improvements kept pace with development. 4.8-2 Genentech Corporate Facilities Master EIR 4.8 Land Use and Planning Description of the Master Plan The ?2006 Genentech Facility Master Plan Update? (2006 FMPU) is the long-range plan for the growth and development of the Genentech facility which will be submitted to and reviewed by the Planning Commission and City Council in accordance with Section 20.39.040(b)(4) of the SSFMC as part of the application for reclassification of additional properties to the Genentech R&D Overlay District. The 2006 FMPU growth strategy aims for expansion and redevelopment throughout the Genentech Campus, concentrating on more intense administrative and office development in the Upper Campus and West Campus. Research and development will continue to expand in the Mid and Lower Campuses. The Lower Campus will also support product development and related functions. In addition the amenities will continue to be distributed throughout the Genentech Campus. The expected growth of the Genentech Campus to 6 million sf of building space on 160acres will result in an overall Genentech R&D Overlay District FAR of 0.69. Within the Genentech Campus, development intensity will vary in each neighborhood in response to available land. Maximum FARs of each neighborhood will not exceed 2.0 with a Genentech R&D Overlay District overall FAR maximum of 1.0. Building typology will further dictate the development intensities throughout the Genentech Campus. The 2006 FMPU is organized into five chapters and covers concepts regarding overall land use and development intensity, urban design issues of massing, scale and views; utilities; transportation and parking. Land Use and Structure Concepts The 2006 FMPU focuses on five design and development concepts: 1. Foster development of distinct yet interconnecting neighborhoods, to ensure a sense of community 2. Maintain and create balance between open space and built environment 3. Maximize use of views by careful siting and massing of buildings 4. Create a network of pedestrian and campus shuttle connections to facilitate movement between buildings and neighborhoods 5. Foster neighborhood spines concept to connect employee amenities and activity centers Urban Design Sections within the urban design chapter of the 2006 FMPU will be organized by urban design elements including connections, views, open space, central spines and building massing and scale. 1. Maximize waterfront and hilltop setting of the Genentech Campus by emphasizing connectivity through circulation and view corridors 2. Facilitate pedestrian connections and accessibility along major Genentech Campus corridors 3. Foster vital and active pedestrian-oriented central spines within each neighborhood 4. Build upon emblematic site elements to create a distinct Genentech Campus identity 5. Ensure that development relates to preserved view corridors and human scale of the Genentech Campus 4.8-9 Genentech Corporate Facilities Master EIR Chapter 4 Environmental Analysis 6. Promote a flexible environment for development to achieve desired facility needs and intensities within the Genentech Campus 7. Provide the basis for specific architectural, open space, and site design guidelines Transportation and Parking The Transportation and Parking chapter within the 2006 FMPU will outline several initiatives to promote alternatives to automobile use, an efficient use of parking, expand transit and shuttle services, and integrate the Genentech Campus using various modes of transportation. 1. Develop a comprehensive transportation demand management (TDM) program to minimize single-occupancy vehicles traveling to Genentech Campus 2. Streamline Genentech Campus circulation and connectivity of all neighborhoods in the East of 101 Area for shuttle bus, service and goods movement 3. Minimize intercampus traffic by strategically locating parking areas 4. Create a flexible parking supply infrastructure and implementation plan that responds to development and parking demand needs 5. Accommodate multiple modes of transportation on the existing Genentech Campus street network Utilities Genentech Campus growth will necessitate expansion of utilities. Strategies in the 2006 FMPU will be structured as follows; 1. Ensure infrastructure availability to serve Genentech Campus growth and expansion needs 2. Emphasize conservation and recycling to the extent feasible and practical Design Guidelines The purpose of the design guidelines 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 reinforce its identity; 1. Ensure that development relates to preserved view corridors and preserve the human scale 2. Design built and open spaces with consistent building systems, site elements in order to convey a singular and unified corporate Genentech Campus 3. Utilize materials, colors, and composition to create a cohesive, distinctive Genentech Campus that is sensitive to the natural environment of the site 4. Focus on ease of access and visibility along roadways and major pathways 5. Enhance employee safety and security using appropriate building systems and site design 6. Provide a physical environment that supports employee creativity and innovation, and fosters productivity 4.8-10 Genentech Corporate Facilities Master EIR 4.8 Land Use and Planning 4.8.2Regulatory Framework Federal There are no federal land use regulations applicable to the proposed project. State There are no state land use regulations applicable to the proposed project. Local The South San Francisco General Plan The City of South San Francisco General Plan (1999) provides long-term guidance and policies for maintaining and improving the quality of life in, and the resources of, the community, both man-made and natural. The General Plan provides direction for the City?s growth and development. As a policy document, the General Plan serves as a guide to the adoption of laws necessary to execute its intent. The South San Francisco General Plan contains the following chapters: Land Use Planning Sub-Areas Transportation Parks, Public Facilities, and Services Economic Development Open Space and Conservation Health and Safety Noise These chapters include six of the seven elements required by state law and other optional elements that address local concerns and regional requirements. The seventh required element is the Housing Element, which is published under a separate volume. The General Plan currently designates two land uses within the MEIR Study Area: 1) Business and Technology Park and 2) Park and Recreation. The majority of the MEIR Study Area is designated as Business and Technology Park, with a narrow strip of land in the Mid Campus that extends south along the coastline is designated as Park and Recreation. This small area includes the Bay Trail and coastal beach areas. The South Campus which is not part of the proposed project, but includes buildings leased by Genentech, is designated Coastal Commercial/Business and Technology. The Business and Technology Park land use category is designated for campus-style development 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. All development is subject to high design and landscape standards. The maximum Floor Area Ratio is 0.5, but increases may be permitted, up to a total 4.8-11 Genentech Corporate Facilities Master EIR Chapter 4 Environmental Analysis 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. Uses permitted under the Park and Recreation land use category are parks, recreation complexes, public golf courses, and greenways (Figure 4.8-1) The General Plan governs the amount and intensity of development within the East of 101 sub-areas and establishes specific policies and goals for the area, including the Genentech Facilities. City of South San Francisco General Plan Amendment, East of 101 Area Transportation Improvement Plan and Transportation Demand Management Ordinance (2001) The 1999 General Plan identified the need to study the traffic in the East of 101 Area and to implement a Transportation Demand Management Ordinance (TDM) Ordinance. In April of 2001, a traffic study of the East of 101 Area was completed. The results concluded that both physical improvements and a TDM program would need to be implemented to reduce congestion during peak periods and improve mobility in the East of 101 Area. The results were consolidated in a 2001 General Plan Amendment which contains policies that implement the East of 101 Area traffic study and TDM Ordinance. The TDM Ordinance is incorporated into the SSFMC. East of 101 Area Plan The East 101 Area Plan is one level below the General Plan in the South San Francisco land use hierarchy and sets forth additional and more specific land use policies for the East 101 Area, in addition to those in the General Plan, which continue to govern. The East 101 Area Plan was adopted five years before the 1999 adoption of the General Plan and the City continues to rely on the East 101 Area Plan to the extent that it does not conflict with the General Plan. If there is a conflict between the East of 101 Area Plan and the General Plan, the General Plan controls. The Land Use Concept Plan contained within the East of 101 Area Plan designates the majority of the MEIR Study Area as Planned Industrial. An Open Space land use is also designated. This designation rims the MEIR Study Area along the coast (Figure 4.8-2). A portion of the Mid Campus is designated Light Industrial/Coastal Commercial. City of South San Francisco Redevelopment Plan A southern portion of the MEIR Study Area is within the Downtown Central Redevelopment project boundary. The Downtown Central Redevelopment Area is an older redevelopment project boundary established in 1989, and as such has not had recent redevelopment activity within the existing Genentech properties. City of South San Francisco Municipal Code Policies set forth with the General Plan and East of 101 Area Plan are implemented through enforcement of the City?s zoning regulations. Zoning regulations prescribe the allowable uses within specified zoning districts and impose standards on those uses. Under the City?s existing zoning 4.8-12 Genentech Corporate Facilities Master EIR 4.8 Land Use and Planning regulations, the MEIR Study Area is subject to the provisions of the SSFMC, Chapter 20.39 (R&D Overlay District Regulations), Chapter 20.40 (Genentech R&D Overlay District), and Chapter 20.32 (Planned Industrial District) of the SSFMC. Currently, approximately 124 acres of the Genentech property is within the Genentech R&D Overlay District. Genentech does not propose to include Bay West Cove South Campus, and Gateway Campus properties into the overlay district. This District was adopted by the City of South San Francisco in 1995 concurrently with the 1995 Genentech Master Plan, to provide greater flexibility for campus-style development for research and development activities, support implementation of the 1995 Master Plan and create a more streamlined permitting process by establishing development standards on a Genentech Campus-wide basis rather than on a parcel specific basis. All of the Genentech property is within the boundaries of the Planned Industrial District (P-I District). One of these properties includes a triangular-shaped parcel encompassing 36 acres owned by Genentech, located north of East Grand Avenue, east of Allerton Avenue and west of Forbes Boulevard. This parcel is identified in the 2006 FMPU as the planned West Campus. An additional 2 acres, part of the ?Keeco? site is located south of Forbes Boulevard. This property is also owned by Genentech and is identified as part of the Lower Campus in the 2006 FMPU. Genentech Research and Development Overlay District (Genentech R&D Overlay District) SSFMC, Chapter 20.40 The Genentech R&D Overlay District prescribes planning and design principles for facility-wide development in accordance with the 1995 Master Plan. The establishment of the Genentech R&D Overlay District was intended to achieve the following outcomes: Establish a facility-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 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 Establish facility-wide development standards and design guidelines consistent with the City?s General Plan and the East of 101 Area Plan Define a baseline of existing conditions for each lot reclassified to the Genentech R&D Overlay District Specific development standards and requirements for development within Genentech R&D Overlay District must comply with standards set forth in the underlying zoning District. However the following standards must be applied on a facility-wide basis: Lot coverage Floor area ratio Off-street parking and loading requirements Building height Landscape buffering Growth and development projections. 4.8-13 Genentech Corporate Facilities Master EIR Chapter 4 Environmental Analysis Lot Coverage: The maximum lot coverage is established as 60 percent of the total area of the lots within the District. Floor Area Ratio: The maximum floor area ratio (FAR) is established as 1.0 of the total area of the lots within the District. Off-Street Parking Requirements: Off-street parking requirements are established at a rate of 1.6 parking spaces per 1000 sf of gross floor area for all buildings. For short-term parking operations in construction areas for up to two years, a .095 factor could be applied to the 1.6 ratio. Off-Street Loading Requirements: Off-street loading requirements are established at a rate of one loading space per 100,000 sf of gross floor area for all buildings. 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. Parking Lot Landscape Buffering: A landscaped parking lot buffer strip not less than 6 feet wide shall be required only for properties within the Genentech R&D Overlay District that are located along a public street frontage or adjacent to properties outside the Genentech R&D Overlay District. Growth and Development Projections: Consistent with the projections analyzed in the Environmental Impact Report for the South San Francisco General Plan and the East of 101 Area Traffic Improvement Plan Supplemental Environmental Impact Report, development of the Genentech Campus shall be consistent with the General Plan development standards and floor area ratio in the Business and Technology Park land use classification, the East of 101 Area Plan Design Element, and the growth and development projections analyzed in General Plan Environmental Impact Report. Any significantly greater level of development within the Genentech Research and Development Overlay District would require additional area-wide environmental review and possibly reclassification and zoning map and text changes in SSFMC. Handicap Parking Requirement: Handicapped 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. The remainder of the Genentech property lies in the Planned Industrial District (P-I). This includes 36 acres of the future West Campus property located north of East Grand Avenue, east of Allerton Avenue and west of Forbes Boulevard and the 2 acre parcel located south of Forbes Boulevard. This property is also owned by Genentech and is identified as part of the Lower Campus in the 2006 FMPU (Figure 4.8-3). Planned Industrial (P-I District) The P-I District implements policies prescribed by the General Plan Planned Industrial land use category. Specific development standards and requirements for development within the P-I District are contained within the District and within other regulatory Chapters of the SSFMC. Uses permitted in the P-I 4.8-14 Genentech Corporate Facilities Master EIR 4.8 Land Use and Planning District include various civic uses, commercial and industrial uses such as administrative, community education, safety, libraries, financial, eating and drinking establishments, personal services, repair services, and research and development activities, light manufacturing, and general industrial activities. Specific development standards and requirements for development within P-I District include: Building Height: Maximum building heights for main structures are 65 feet, with 20 feet maximum for accessory structures. Additional height may be permitted if a use permit is first procured. Mid- and high- rise office buildings are permitted east of the Bayshore Freeway and along the east slope of the San Bruno Mountains. Lot Coverage: The maximum lot coverage is established as 60 percent of the total area. The minimum lot size is 5,000 sf. Floor Area Ratio: According to Table 20.66.in Chapter 20.66 of the SSFMC there is no FAR maximum for the P-I District. Off-Street Parking Requirement: Industrial uses in the P-I District: one space for each 1,500 sf of gross floor area, plus one for 300 sf of office uses. Research and Development Manufacturing Industrial uses: one space for every 300 gross sf floor area up to 50,000 sf, plus one space for every 400 gross sf of floor area over 50,000 sf. A reduction from this standard may be granted in certain circumstances, subject to approval of a use permit and with a parking demand analysis approved by the City Engineer. 4.8.3Project Impacts and Mitigation Analytic Method The analysis in this section focuses on the compatibility of land uses identified in the proposed project with existing and planned land uses adjacent to the MEIR Study Area, as well as consistency with any applicable land use plans, policies, or regulations. ThresholdsofSignificance The following thresholds of significance are based on Appendix G of the 2006 CEQA Guidelines. For purposes of this MEIR, implementation of the proposed project could result in potentially significant impacts from land use and planning if the project would result in any of the following: Physically divide an established community? Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to, the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? Conflict with any applicable habitat conservation plan or natural community conservation plan? 4.8-15 Genentech Corporate Facilities Master EIR Chapter 4 Environmental Analysis Impacts and Mitigation Measures Threshold Physically divide an established community Impact 4.8-1 The proposed project would not physically divide an established no impact community. There would be . Existing and future uses within the MEIR Study Area include commercial, manufacturing and research and development activities. These uses are consistent with existing land uses in the surrounding area which include industrial, warehouse, commercial and research and development activities. No residential structures currently occupy the existing project site, and are not permitted in the East of 101 Area. No existing business or residential community would be displaced by the proposed project. Therefore there no impact would be . No mitigation required. Threshold Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect Impact 4.8-2 The proposed project would not conflict with an applicable land use plan, policy, or regulation of an agency with jurisdiction over the proposed project (including, but not limited to, the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect. Therefore, this impact is considered less than significant. Although the majority of the Genentech Campus is located within the Genentech R&D Overlay District, a portion of the Campus is located within the P-I zoning district, and within the area for which R&D Overlay Zones are authorized. Thus that portion will be covered by the expanded Genentech R&D Overlay District concurrently with implementation of the proposed project. Implementation of the portions of the proposed project not currently within the Genentech R&D Overlay District would conflict with development standards within the SSFMC Chapter 20.32: Planned Industrial District. Development standards relating to building height, Floor Area Ratio and parking regulations within the proposed project are not consistent with the Planned Industrial District (P-I District) standards. Development standards such as building height and FAR contained within 2006 FMPU are consistent with the Genentech R&D Overlay District regulations and standards. The parking standard for the 2006 FMPU is 1.8 and the existing Genentech R&D Overlay District standard is 1.6., and thus, is not consistent. However, it is anticipated that the Genentech R&D Overlay District will be expanded and amended as part of approval of the proposed project to include the Genentech property not currently within the boundaries of the Genentech R&D Overlay District. Therefore, impacts of the proposed less than significant project would be . As required by Section 15125(d) of the CEQA Guidelines, this MEIR discusses any inconsistencies between the proposed project and applicable regional and local plans. A hierarchical scheme of City 4.8-16 Genentech Corporate Facilities Master EIR 4.8 Land Use and Planning plans and ordinances determine what development is permitted in the Project Area. The local plans relevant to the proposed project, and for which a consistency analysis is also provided, include the City of South San Francisco General Plan (City of San Francisco 1999), the East of 101 Area Plan (City of South San Francisco 1994) and the City of South San Francisco Municipal Code (City of South San Francisco 1986). Specifically, the proposed project would include reclassification and zoning map changes of Genentech owned land from the P-I Zone to the Genentech R&D Overlay District, zoning text changes, adoption of the TDM plan; therefore, the proposed project must meet the requirements of the City of SSFMC Chapter 20.39, which governs procedures for all projects in the R&D Overlay District including design review and administrative review procedures. Consistency of the proposed project with applicable regional and local plans is provided in the following sections below. Consistency with Applicable General and Local Plan Policies Local Plans City of South San Francisco General Plan Land Use Chapter 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. Consistency Analysis: The proposed project would provide an expansion of the existing Genentech Campus facility that could provide an additional 6,661 professional bio-technology, research and development, administrative, and construction-related jobs to the community and help to stimulate new development, economic growth, and contribute revenue to the City. The 2006 FMPU identifies a variety of measures within the Land Use and Structure, Urban Design, and Transportation and Parking Chapters to integrate the Genentech Campus with the surrounding regional transportation system using a variety of transit modes. In addition, overall building intensity will remain similar to current (2005) densities and would not exceed the building intensities for the East of 101 Area set forth in the Genentech R&D Overlay District of the SSFMC Chapter 20.40. The proposed project is consistent with General Plan Policy 2-G-2. Policy 2-G-3 Provide land use designations that maximize benefits of increased accessibility that will result from BART extension to the City and adjacent locations. Consistency Analysis: The proposed project identifies the future growth and development of the Genentech Campus. Genentech manufactures and commercializes biotechnology products and employs a wide range of functions at its existing Genentech Campus including research and development, manufacturing, and distribution, and marketing and administration. As of the December 2005 baseline, Genentech employs 6,658 people. Up to 13,319 employees are projected to be located on the Genentech Campus by 2016. The creation of an expanded Genentech Campus will provide a large employment center near transit routes including the existing and future BART Caltrain, SamTrans service routes as 4.8-17 Genentech Corporate Facilities Master EIR Chapter 4 Environmental Analysis well as the proposed San Francisco Bay Area Water Transit Authority (WTA) ferry terminal. This would help improve mobility access, bridge the geographic distance between housing and jobs, and supports compatible land uses within the East of 101 Area. The proposed project is consistent with Policy 2-G-3. East of 101 Sub-Area Chapter In addition to overarching citywide polices articulated in the Land Use Chapter of the General Plan, the General Plan contains specific goals and policies that direct planning and development decisions within several sub-areas of the City. Policies for sub-areas are designed to complement citywide policies included in the Land Use Element. The following guiding and implementing policies pertaining to land use for the proposed project are articulated in South San Francisco General Plan Sub-Area Chapter for the East of 101 Area: Policy 3.5-G-1 Provide appropriate settings for a diverse range of non-residential uses. Consistency Analysis: The proposed project guides development for proposed office, laboratory, manufacturing, amenities, and research uses within a campus style environment and does not include a residential land use component. The proposed project is consistent with Policy 3.5-G-1. Policy 3.5-G-3 Promote campus-style biotechnology, high-technology, and research and development uses. Consistency Analysis: Founded in 1976, Genentech is one of the leading biotechnology companies in the world. Headquartered in South San Francisco, Genentech employs a wide range of functions at its existing Genentech Campus including research and development, manufacturing, and distribution, and marketing and administration. Future growth of the Genentech Campus outlined in the 2006 FMPU will continue to emphasize office and biotechnology research and development uses. The proposed project is consistent with Policy 3.5-G-3. Policy 3.5-I-4 Unless otherwise stated in a specific plan, allow building heights in the East of 101 Area to the maximum limits permissible under the Federal Aviation Regulations Part 77. Consistency Analysis: The development within the proposed project is consistent with Policy 3.5-I-4. The 2006 FMPU requires that new and existing building in the West Campus have a maximum height limit of 150 feet above ground, complying with Federal Aviation Regulations Part 77. The San Mateo County Airport Land Use Commission height contours for structures located in the East of 101 Area range from 160.9 to 360.9 feet above sea level within the proposed project area. Building heights within the proposed project area would be within these maximum height limits. Do not vary permitted maximum development intensities based on lot size. Policy 3.5-I-5 Consistency Analysis: As described in the Land Use and Structure Chapter of the 2006 FMPU, the maximum FAR of each neighborhood will not exceed 1.0, with an overall campus FAR of 0.69. The 4.8-18 Genentech Corporate Facilities Master EIR 4.8 Land Use and Planning FAR is calculated as part of the total area of the Genentech Campus buildout, not on a parcel-by-parcel basis. The proposed project is therefore consistent with Policy 3.5-I-5. Encourage the development of employee-serving amenities with restaurants, cafes, Policy 3.5-I-8 support commercial establishments such as dry cleaners, to meet the need of the employees in the East of 101 Area. Such uses could be located in independent centers or integrated into office parks or technology campuses. Consistency Analysis: The proposed project is structured to provide guidance for future growth while providing flexibility for long-term planning. The 2006 FMPU builds upon the concept of planned neighborhoods that were a major guiding theme of the 1995 Master Plan. Each neighborhood is designed to have distinct characteristics, but will be connected to the Genentech Campus through a network of open spaces and circulation. Existing neighborhoods include the Lower, Mid and Upper Campuses. The 2006 FMPU identifies opportunities for development/ redevelopment within these existing Campuses as well as provides a framework for the new West Campus as a future addition to the Genentech Campus. Various existing and proposed employee serving amenities such as full-service cafeterias, child care centers, health-club facilities, banking centers, dry cleaner pick-up service, stores, and concierge services are identified within the 2006 FMPU. These amenities are located centrally and within each neighborhood to minimize the need to go off-campus or out of the East of 101 Area. The proposed project is consistent with General Plan Policy 3.5-I-8. Parks and Recreation Chapter Policy 5.I-G-3 Provide a comprehensive and integrated network of parks and open space; improve access to existing facilities where feasible. Consistency Analysis: Park and open space areas are located within the MEIR Study Area. Existing facilities within the project site include the Bay Trail and the Wind Harp Park. The Genentech open space network as identified in the 2006 FMPU, consists of multiple open space designations including public spaces (Bay Trail), passive (non-developable bluffs), connective spaces (landscaped pedestrian connections between major open spaces), and neighborhood-oriented spaces (plazas, courtyards). The main public open space area is adjacent to the Central Campus that includes the Genentech waterfront areas, the Bay Trail and the Wind Harp Sculpture and Park. Internal connections will be provided to the public open space areas, views will be preserved, and public access will be preserved and enhanced. No facilities would be built on the existing Bay Trail or public open park areas. Physical and visual access to the Bay Trail or public parks would not be hindered or altered by the proposed project. Passive and connective open space areas are proposed to be integrated throughout the Genentech Campus, including bluffs and ridges along San Bruno Hill within the Lower, Mid and Upper neighborhoods. The 2006 FMPU identifies pathways and connections to these areas. Additional connective open space linkages include the Lower Campus to the Upper Campus hillside stair and landscaped pathway and the open space promenade from the Lower Campus Spine to the Bay. In addition, a series of neighborhood-oriented open spaces would be created throughout the Genentech Campus including various outdoor courtyards, plazas, central greens, promenades. 4.8-19 Genentech Corporate Facilities Master EIR Chapter 4 Environmental Analysis The proposed project would not impede or block access to the proposed network of park or trail linkages proposed in the General Plan. In addition, Genentech recently purchased the abandoned UP Rail right of way parcel near Allerton Avenue which offers the opportunity to connect the Genentech Campus with the Caltrain Station and Downtown South San Francisco. The proposed project is therefore consistent with Policy 5.I-G-3. Transit Chapter Policy 4.2-G-5 Make efficient uses of existing transportation facilities and, through the arrangement of land uses, improved, alternative modes, and enhanced integration of various transportation systems serving South San Francisco, strive to reduce the total vehicle- miles traveled. Consistency Analysis: The 2006 FMPU identifies a variety of measures within the Land Use and Structure, Urban Design, and Transportation and Parking Chapters to create a pedestrian-oriented campus, promote alternatives to automobile uses, expand the shuttle program, and integrate the Genentech Campus with the surrounding transportation systems using a variety of modes. As discussed in Section 4.7 (Transportation and Circulation), approximately 5 percent of all trips currently generated by Genentech use transit and the associated shuttles to travel to and from work. Based on the amount of development proposed as part of the proposed project, there would be an .. peak hour and 125 transit trips during the .. peak increase of about 135 transit trips during the AMPM hour. These new transit trips would be spread throughout the various local and regional transit operators within the area, including SamTrans, Caltrain, BART, and the proposed new WTA ferry service to Oyster Point. It is anticipated that the majority of these transit riders would use the Genentech shuttle or one of the other shuttle systems to travel between the Genentech Campus and the nearby transit stations. In addition, Genentech is currently undergoing a review, reorganization, and expansion of their shuttle system. As part of this effort, new shuttle vehicles and increased service levels are being proposed. Future bike paths area also planned throughout the Genentech Central Campus. The proposed future bike lanes, routes, and paths are designated in the City of South San Francisco General Plan Transportation Element. Therefore, the proposed project is consistent with Policy 4.2-G-5. In partnership with employers, continue efforts to expand shuttle operations. Policy 4.3-G-3 Consistency Analysis: Genentech Campus and East of 101 Area shuttle services are presently provided by Genentech and the Congestion Relief Alliance through several contractors. Off-Campus shuttles provide service to the South San Francisco BART station, South San Francisco Caltrain Station, as well as Genentech Campuses in Vacaville and Redwood City. The shuttle system also provides high frequency intra-Campus service connecting the Central Campus neighborhoods with the Gateway Campus. The Genentech Transit and Shuttle Plan within the 2006 FMPU outlines several programs and strategies to improve and enhance existing intra-Campus and off-Campus operations. Identified improvements for the intra-Campus shuttle system include the provision of service to future leased or owned properties, 4.8-20 Genentech Corporate Facilities Master EIR 4.8 Land Use and Planning combined shuttle routes, revised stop locations, expanded service to the South Campus, rerouted service to avoid conflicts with pedestrians and cars, and improved shuttle amenities and ADA access. Identified off-Campus improvements include shuttles to the Glen Park BART station, the future Oyster Point Ferry Terminal and new service to areas with high employment densities such as San Francisco. The proposed project is therefore consistent with Policy 4.3-G-3. Require provision of secure covered bicycle parking at all existing and future multi- Policy 4.3-I-3 family residential, commercial, industrial, and office/institutional uses. Consistency Analysis: Existing facilities serving bicyclists at the Genentech Campus include bicycle racks and lockers which are distributed throughout the Genentech Campus. The proposed project includes a bicycle movement strategy that will provide secure bicycle facilities such as racks and secure lockers in all new development areas. In addition, the Bicycle Movement Chapter within the 2006 FMPU identifies several existing and potential future bike vehicle lanes and paths that transverse Genentech Campus and provide connections between the Genentech Campus, transit stations, the Bay Trail and the rest of the City. The proposed project is consistent with General Plan Policy 4.3-I-3. Promote local and regional public transit serving South San Francisco. Policy 4.4-G-1 Consistency Analysis: Existing transit service in the East of 101 Area includes Caltrain, BART and SamTrans services. In addition, the San Francisco Bay Area Water Transit Authority (WTA) has a proposed new ferry dock and services that will be constructed on the Oyster Point Marina Park area. This service will commence in 2008 and will provide connections to Downtown San Francisco and the East Bay. Existing public and private transit service would be connected to the new ferry terminal. Genentech also provide supplementary shuttle services to connect employees with transit stops or stations and provides subsidized transit passes to employees and various other transit promotional programs (new employee orientation packets, flyers, posters, trip planning assistance). As detailed in MEIR Section 4.7 (Transportation and Circulation), the 2006 FMPU provides an outline of strategies to reduce private automobile transportation and maximize transit access. Genentech currently exceeds the City of South San Francisco Transportation Demand Management (TDM) requirements. The 2006 FMPU outlines several strategies to continue compliance with TDM requirements to promote and encourage alternative modes of transportation other than single occupancy vehicles. Transit improvements within the MEIR Study Area include providing faster, more frequent and more reliable shuttle services that are accessible within a three minute walk of all buildings and parking spaces on Genentech Campus, providing demand-response shuttles for after hours, increased shuttle service to transit stations, and potential implementation of a dedicated shuttle service to off-campus destinations of high employee populations such as San Francisco. Other improvements include improved promotions, shuttle signage, route branding, improved pedestrian crossings, and ADA accessibility upgrades. The proposed project is consistent with Policy 4.4-G-1. Policy 4.4-G-2 Explore mechanisms to integrate various forms of transit. 4.8-21 Genentech Corporate Facilities Master EIR Chapter 4 Environmental Analysis Consistency Analysis: The East of 101 Area is well served by regional rail and bus transit services. Caltrain, BART and SamTrans provide transit services that serve a variety of regional communities such as San Francisco, Oakland, San Jose, and Downtown South San Francisco. Currently, Genentech provides supplementary shuttle services to connect employees on Genentech Campus with transit stops or stations off-campus. Genentech also provides inter-Campus shuttle service to different neighborhoods within the Genentech Campus. The 2006 FMPU provides an outline of strategies to reduce private automobile transportation, maximize transit access and integrate various forms of alternative modes of transportation. The proposed project will comply with the City of South San Francisco?s Transportation Demand Management requirements to promote and integrate alternative modes of transportation. Various forms of transit such as rail, bus, shuttle, ferry, bicycling and pedestrian access would be integrated throughout the MEIR Study Area. Therefore, the proposed project is consistent with Policy 4.4-G-2. East of 101 Area Plan Goals Land Use Policy 1.1 Promote planned industrial, office, and commercial uses in the East 101 Area, and discourage other uses that would be inconsistent with these uses. Consistency Analysis: The proposed project would complement existing industrial, office and commercial uses in the East of 101 Area. The 2006 FMPU projects the addition of 3,167,200 sf of office uses, laboratory uses, manufacturing/warehouse, research and amenities uses within a campus style environment. The proposed project does not include a residential land use component which is discouraged in the East of 101 Area. The proposed project is consistent with East of 101 Area Policy 1.1. Policy 1.2 Encourage development that enhances net revenues to the City. Consistency Analysis: The proposed project is consistent with this Policy. Genentech stimulates the local economy as one of the largest employers in South San Francisco. Genentech?s existing South San Francisco Campus is the corporate headquarters and the research and development center employing approximately 6,658 persons. Genentech employees are engaged in pharmaceutical research, manufacturing, analytical, chemistry and quality control, marketing and sales and general corporate and administrative functions. More than 80 percent of Genentech employees have college degrees, and more 17 At 2006 FMPU buildout it is than 20 percent hold advanced degrees, including Ph.D.s and M.D.s. estimated that approximately 6,661 new jobs will be created. As of 2005, approximately 2,200 Genentech employees live in San Mateo County who were in turn 18 provided $211 million in salaries. These Genentech employees pay property taxes within the County and purchase goods and services within South San Francisco, providing a customer base for commercial, retail and other services within the community. In addition, Genentech provides private donations to 17 Gen.com. Company Fast Facts. November 2005. 18 Annual Report 2005 Presented to the City of South San Francisco. Genentech, Inc. July 2005. 4.8-22 Genentech Corporate Facilities Master EIR 4.8 Land Use and Planning local charitable organizations and provide care to uninsured and underinsured patients through the Genentech Access to Care Foundation. The proposed project is consistent with this Policy. Policy 1.3 Promote development that creates quality jobs for South San Francisco. Consistency Analysis: As described earlier under Policy 1.2, approximately 6,658 persons are presently employed by Genentech within the City of South San Francisco, expanding to approximately 13,319 persons at 2006 FMPU buildout. These positions are a mixture of high quality scientific, research administrative, marketing or executive jobs that pay upper or moderate income salaries with benefits. The proposed project is consistent with this Policy. Circulation Policy 2.4 Provide for adequate amounts of parking in the East of 101 Area. Consistency Analysis: As discussed in greater detail in Section 4.7 (Transportation and Circulation), the number of parking spaces serving Genentech will increase from 5,525 to 10,874. Genentech is expected to create a daily parking demand of approximately 10,204 spaces by 2015, which represents approximately 94 percent of the total available parking supply. Thus, the number of parking spaces made available as part of the buildout of the proposed project would accommodate the expected increase in peak hour parking demand. At specific locations, such as Mid Campus and Upper Campus, the projected parking demand would exceed capacity. As a result, the excess vehicles would be expected to either park in less utilized lots, or park in the Gateway Campus lot and access the Genentech Campus via one of the Genentech Campus shuttles. Therefore, the proposed project is consistent with Circulation Policy 2.4. Policy 2.5 Encourage and support transportation modes other than single-occupancy automobiles including ridesharing, bicycling, walking and transit. Consistency Analysis: The proposed project will provide a variety of provisions, connections, and services to support alternative modes of transportation such as transit, bicycling and walking. The proposed project will comply with the City of South San Francisco?s Transportation Demand Management requirements to promote and encourage alternative modes of transportation other than single occupancy vehicles. The proposed project is consistent with Circulation Policy 2.5. Transit and Shuttle Services: Genentech is well served by regional rail and bus transit services. Caltrain and BART provide rail transportation services and SamTrans provides bus transit services that serve a variety of regional destinations such as San Francisco, Oakland, San Jose, and Downtown South San Francisco. However, the nearest stations or stops are several miles from the Genentech Campus. Therefore, Genentech provides supplementary shuttle services to connect employees on Genentech Campus with transit stops or stations off-campus. In addition, the San Francisco Bay Area Water Transit Authority (WTA) has a proposed new ferry dock and service that will be constructed less than a mile from the center of the Genentech Campus on the Oyster Point Marina Park area. This service will provide connections to Downtown San Francisco and the East Bay. When constructed sometime around 2008, the ferry terminal will be connected to the Genentech Shuttle system. 4.8-23 Genentech Corporate Facilities Master EIR Chapter 4 Environmental Analysis The Genentech Transit and Shuttle Implementation Plan (GTSIP) for 2006?2016 addresses the need for a streamlined shuttle system that improves rider productivity. The GTSIP provides changes to the existing system that includes combined routes, revised stop locations to improve travel time, and expanded service to the future South Campus. The GTSIP allows for faster, more frequent and more reliable shuttle services that are accessible within a three minute walk of all buildings and parking spaces on Genentech Campus. In addition to local shuttle service, the Plan includes potential implementation of a dedicated shuttle service to off-campus destinations of high employee populations such as San Francisco. In conjunction with these shuttle changes, upgraded shuttle signage, route branding, pedestrian crossings, and ADA accessibility upgrades will improve the quality and accessibility of shuttle services. Bicycle and Pedestrian Access: The proposed project identifies a pedestrian and bicycle network that provides intra-Campus and off-Campus circulation connections to open spaces, amenities, Campus Neighborhoods, and regional paths, roadways and trails such as the Bay Trail. Presently Genentech has over 100 private bike lockers that can be reserved by employees and additional secured storage facilities would be provided for future buildings. Transportation Demand Management Program (SSFMC, Chapter 20.120) Transportation Demand Management Ordinance: The City of South San Francisco?s Transportation Demand Management Ordinance (SSFMC Chapter 20.120) has a schedule of alternative mode use requirements based on Floor Area Ratio (FAR) for various land uses based on their General Plan classifications. The General Plan land use classifications are (1) office, (2) business commercial/coastal commercial (3) business technology park, and (4) hotel. Genentech fits within the third classification as a business technology park. The alternative mode use requirements for FAR ranges for this land use category are 0.51?0.69: 30 percent mode shift; 0.70?0.80: 32 percent mode shift and 0.81?0.90: 35 percent mode shift. Genentech?s current TDM program provides for an alternative mode use of 36 percent mode shift. At a current FAR of 0.61, Genentech presently exceeds the required 30 percent mode shift. According to a 2005 cordon count conducted by Genentech, 23 percent of South San Francisco employees use alternative transportation modes other than driving alone. The proposed project identifies an expanded TDM program to boost the proportion of Genentech employees that participate in alternative transportation. The TDM goal of the 2006 FMPU is to achieve an enhanced reduction of single occupancy vehicles (SOV) uses by Genentech employees of up to 70 percent of commute trips. Policy 2.6 Promote the use of public transit to and within the East of 101 Area. Consistency Analysis: As described earlier, the proposed project would promote and provide transit service within the East of 101 Area. Presently, Genentech provides supplementary shuttle services that travels within the Genentech Campus and also to existing transit stops or stations off-campus. The proposed project would expand the existing shuttle program by providing increased stop locations, expanded services to the future South Campus, shuttle rerouting, upgraded shuttle stop amenities, pedestrian crosswalks, ADA accessibility improvements and a potential implementation of dedicated shuttle services to off-campus destinations of high employee concentrations such as San Francisco. This offers the opportunity to promote transit ridership from commuters that currently drive to and from the East of 4.8-24 Genentech Corporate Facilities Master EIR 4.8 Land Use and Planning 101 Area. Furthermore, when the proposed WTA ferry dock at Oyster Point commences service in 2008, the proposed ferry terminal would be connected to existing ground transit and bicycle routes offering the opportunity to increase ridership on all transit systems through expanded transportation access within the East of 101 Area and the region. Therefore the proposed project is consistent with Policy 2.6 of Chapter 20.120 of the SSFMC. Table 4.8-1 Genentech?s Transportation Demand Management Program (Current and Proposed) Current TDM Measures Proposed TDM Additions and Improvements Bicycle racks and lockers, showers and Additional bike racks and lockers throughout the Genentech Campus, shower changing rooms facilities and changing rooms at new buildings Shuttles to Glen Park BART, South San Francisco, Caltrain, rerouting of intra- Shuttles to South San Francisco BART, campus shuttle, demand-response shuttles for after hours, Genentech extension Caltrain to areas with high employee densities. Routes and frequency improvements. Shelters, schedules, maps, NextBus boards Campus shuttle program and stops at all shuttle stops Reduced parking Consider monthly incentives Passenger loading zones Same Dedicates carpool/vanpool parking, Guaranteed Ride Home Program, increasing Carpool/Vanpool services carpool/vanpool matching services. Promotional Programs (new employee Increased marketing, installation of TDM information boards at each building and orientation packets, flyers, posters, trip kiosks at key locations. planning assistance) Stop signage, location maps, shelters, automated bus arrival information, and Information and signage route branding on shuttles. Subsidized transit passes Ecopass and subsidized transit passes TDM Coordinator Transportation Manager Position Flex-time and telecommuting Increase promotion TMA membership Same On-site amenities (including ATM, video Same rentals, film developing, etc) Policy 5.1 Promote high quality site, architectural and landscape design that increases a sense of identity in the East of 101 Area. Consistency Analysis: The 2006 FMPU provides an Urban Design Chapter and guidelines that provides a framework for future development and redevelopment within the Genentech Campus. The Urban Design Chapter provides a framework for the following components: Streetscape, Campus Entries, Views, Open Space, Campus Neighborhoods, Building Scale and Massing. Therefore, the proposed project is consistent with Policy 5.1. Policy 5.2 Improve the streetscape quality of the East of 101 Area through planting of street trees and provision of entry monuments. Consistency Analysis: The proposed project is consistent with Policy 5.2. The two main entrances to the Genentech Campus are located at the intersection of Forbes Boulevard and Gull Drive in the Lower 4.8-25 Genentech Corporate Facilities Master EIR Chapter 4 Environmental Analysis Campus and at East Grand Avenue in the West Campus. Currently, these entryways are devoid of entry monuments or gateway identifiers. The 2006 FMPU indicates several strategies to enhance the main Genentech entry points including the provision of landscaping, signage, and other design elements, as well as the establishment of Visitor Stations and way-finding tools and signs. The proposed project identifies a landscaping and open space program and palette that would be implemented throughout the Genentech Campus along Campus streets, pedestrian walkways, passive and active open spaces and on public streets outside the Genentech Campus at main entryways. Proposed landscaping is a mixture of California native and Mediterranean plants. Additional landscaping along public areas is proposed along Grandview Drive, along Forbes Avenue, at Genentech Campus entry points, and at various Genentech Campus connections that front along the Bay Trail and bayfront. Policy 5.3 Protect visually significant features of the East of 101 Area, including views of the Bay and San Bruno Mountain. Consistency Analysis: As described in greater detail in Section 4.9 (Aesthetics and Visual Resources), views of significant visual features will be preserved. The 2006 FMPU identifies numerous view corridors along the Campus Loop that are oriented to San Bruno Mountain, San Francisco, Mt. Diablo, San Francisco Bay and the Bay Trail and sets forth appropriate development standards within these areas. Strong consideration of views would be given in the size and location of new/redeveloped buildings and any new/redeveloped outdoor spaces would be aligned and oriented to preserve views. In addition, bridges and obstructive landscaping are discouraged in view corridors. Therefore, as development of the proposed project would not significantly obstruct access to visually significant features, the proposed project is consistent with Policy 5.3. City of South San Francisco Municipal Code Research and Development Overlay District (R&D Overlay District, Chapter 20.39) Section 20.39 of the SSFMC prescribes regulations for reclassifying properties to and from the R&D Overlay District and establishes development standards and requirements within the R&D Overlay District, including but not limited to the development of a facility master plan that must be consistent with the City?s General Plan and any applicable Area Plan. The R&D Overlay District is intended to enhance planning and design principles for research and development facilities. Minimum Lot Size Consistency Analysis: Chapter 20.39 requires a minimum area of one or more lot totaling 20-acres or more may be considered for reclassification. The proposed project would reclassify approximately 36-acres of Genentech owned land that is currently classified as P-I land use into the Genentech R&D Overlay District classification. The proposed project is consistent with Minimum Lot Size Requirements. Facility Master Plan Consistency Analysis: Applications for reclassification to an R&D Overlay District shall be accompanied by a facility master plan. The facility master plan shall be reviewed by the Planning Commission to determine, among other things, that sufficient roadway, intersection and infrastructure capacity exists to 4.8-26 Genentech Corporate Facilities Master EIR 4.8 Land Use and Planning accommodate facility development proposed by such Facility Master Plan. Any proposed modifications to the standards and regulations of the underlying zoning proposed by any reclassification to the R&D Overlay District are supported by information contained in the Facility Master Plan or other documents. As part of its review, the Planning Commission must find that the Facility Master Plan is consistent with the General Plan and any applicable area plan, and fulfills the purposes of the R&D Overlay District. The 2006 FMPU will be submitted with the application to reclassify approximately 36-acres of Genentech owned land that is currently classified as P-I land use into the Genentech R&D Overlay District classification. Further, the 2006 FMPU will include, but is not limited to, a description of the facilities; growth and development projections; transportation and parking program; and design guidelines. The 2006 FMPU is consistent with the requirements as put forth in SSFMC Chapter 20.39. Genentech Research and Development Overlay District (Genentech R&D Overlay District, Chapter 20.40) One of the main purposes of the Genentech R&D Overlay District is to prescribe principles, standards and design criteria for facility-wide development. The main standards contained within the Genentech R&D Overlay District such as lot coverage, floor area ratio, off-street parking, building height and growth and development projections must applied and calculated on a facility-wide basis rather than on a parcel specific basis. As identified in the 2006 FMPU, the Genentech Campus development standards are designed to reflect the current Genentech R&D Overlay standards. Floor Area Ratio Consistency Analysis: The floor area ratio (FAR) maximum within the Genentech R&D Overlay District is 1.0 which is to be calculated on facility-wide basis. According to the 2006 FMPU, development intensity would vary within each Neighborhood, but the maximum FAR of each proposed Neighborhood would not exceed 2.0. The overall Genentech Campus FAR would be 0.69. The FAR is calculated as part of the total area of the Genentech Campus buildout, not on a parcel-by-parcel basis. The development intensity is consistent with the Genentech R&D Overlay District standards. Building Heights Consistency Analysis: The maximum building height limit with the Genentech R&D Overlay District is 150 feet above the average finished grade of the subject building. The 2006 FMPU requires that new and existing buildings in the Genentech Campus have a maximum height limit of 150 feet above ground. This height limit complies with Federal Aviation Regulations Part 77 and the standards set forth within the Genentech R&D Overlay District. Lot Coverage Consistency Analysis: The maximum lot coverage for facility wide development within the Genentech R&D Overlay District is 60 percent of the total area of the lots within the District. According to the 2006 FMPU, the maximum lot coverage within the Genentech Campus would be 60 percent. This standard is consistent with the Genentech R&D Overlay District. 4.8-27 Genentech Corporate Facilities Master EIR Chapter 4 Environmental Analysis Parking Standards Consistency Analysis: According to the Genentech R&D Overlay District, the standard for street parking is established as 1.6 spaces/1,000 of gross floor area for all buildings. For short-term parking operations in construction areas for up to two years, a .095 factor could be applied to the 1.6 ratio. This ratio was established based on the mixture of land uses identified within the 1995 Genentech Master Plan. The 2006 FMPU provides for a ratio of 1.8 spaces/1,000 gross floor area for all buildings. This standard exceeds the minimum Genentech R&D Overlay District standards. The basis for the higher parking ratio is due to the higher percentage of office uses projected in the 2006 FMPU. While this standard exceeds the Genentech R&D Overlay District standards and would be considered inconsistent with the Genentech R&D Overlay District standards the proposed project includes an amendment to the District provisions to permit the 1.8/1,000 ratio. However, the ratio is still below the average for other R&D parks in the East of 101 Area, which range from 2.8 to 3.2. GrowthProjections Consistency Analysis: As discussed in Section 4.11 (Population and Housing), the net increase of approximately 6,661 employees resulting from Genentech?s growth would exceed the City?s projected population growth between 2005 and 2015 at approximately 107 percent, and approximately 10 percent of the County?s during this time (per ABAG projections in Table 4.11-1). Although Genentech is presently the largest employer in the City, because the anticipated employment growth exceeds the existing forecasts for the City, Genentech?s anticipated employment growth is considered substantial. Therefore the proposed project is not consistent with the Genentech R&D Overlay District standards, and would require, at a minimum, additional area-wide environmental review, an amendment to the 19 . General Plan, and an amendment to the zoning ordinance (all of which are the subject of this EIR) Planned Industrial (P-I District) The main purpose of the P-I District is to implement standards and regulations for development prescribed by the General Plan Business and Technology Park land use category. Specific development standards and requirements for development within the P-I District are contained within the District and within other regulatory Chapters of the SSFMC. Standards relating to uses within the P-I District include permitted uses, lot coverage, floor area ratio, off-street parking, and building height. Building Height: Consistency Analysis: Maximum building heights for main structures are 65 feet, with 20 feet maximum for accessory structures (85 feet total). Additional height may be permitted if a use permit is first procured. Mid- and high-rise office buildings are permitted east of the Bayshore Freeway and along the east slope of the San Bruno Mountains. The maximum building height limit with the Genentech R&D Overlay District is 150 feet above the average finished grade of the subject building and is not consistent with the height limits within the P-I District. 19 Lappen, Mike. City of South San Francisco Senior Planner. Application Review. August 2006. 4.8-28 Genentech Corporate Facilities Master EIR 4.8 Land Use and Planning Lot Coverage: Consistency Analysis: The maximum lot coverage is established as 60 percent of the total area with a minimum lot size is 5,000 sf. According to the 2006 FMPU, the maximum lot coverage within the Genentech Campus would be 60 percent applied on a facility-wide basis. Although the lot coverage maximum is consistent, the P-I District does not specify that the lot coverage standard can applied on a facility or campus-wide basis and not on a parcel-by-parcel basis. This standard is therefore not consistent with the P-I District and would become consistent with the Genentech R&D Overlay District approval. Floor Area Ratio: Consistency Analysis: According to Table 20.66.030 within Chapter 20.66 of the SSFMC there is no FAR maximum for the P-I District. The proposed project is therefore consistent with the P-I Zone. Off-Street Parking Requirement: Consistency Analysis: Industrial uses in the P-I District: one space for each 1,500 sf of gross floor area, plus one for 300 sf of office uses. Research and Development Manufacturing Industrial uses: one space for every 300 gross sf floor area up to 50,000 sf, plus one space for every 400 gross sf of floor area over 50,000 sf. A reduction from this standard may be granted in certain circumstances, subject to approval of a use permit and with a parking demand analysis approved by the City Engineer. According to the Genentech R&D Overlay District, the standard for street parking is established as 1.6 spaces/1,000 of gross floor area for all buildings. For short-term parking operations in construction areas for up to two years, a .095 factor could be applied to the 1.6 ratio. This standard is not consistent with P-I District standards. Overall Consistency: Development standards relating to building height, Floor Area Ratio and parking within the 2006 FMPU are not consistent with the Planned Industrial District regulations. However, as identified in the 2006 FMPU, the Genentech Campus development standards have been designed to reflect the current Genentech R&D Overlay standards. It is anticipated that the Genentech R&D Overlay District will be expanded to include the Genentech property currently within the boundaries of the Planned Industrial District. As such, any future development in the existing Planned Industrial District would be subject to the expanded Genentech R&D Overlay District standards. As the proposed project is consistent with the Genentech R&D Overlay District, the fact that potential impacts associated less than with the proposed projects are not consistent with the P-I District standards would be significant . 4.8-29 Genentech Corporate Facilities Master EIR Chapter 4 Environmental Analysis Threshold Conflict with any applicable habitat conservation plan or natural community conservation plan Impact 4.8-3 The proposed project would not conflict with any applicable habitat conservation plan or natural community conservation plan. There would be no impact . No natural community plan or applicable habitat conservation plan are located within the MEIR Study Area and the MEIR Study Area does not contain any critical or sensitive habitat. Impacts to potential no biological resources are addressed in Section 4.1 (Biological Resources). Therefore there would be impact . No mitigation required. 4.8.4References Dyett & Bhatia, 1999. City of South San Francisco General Plan, 13 October. ???. 2005. Genentech Central Campus Ten-Year Master Plan. ???. 2005. Genentech Corporate Facilities Master Plan. Genentech. 2005. Annual Report 2005 Presented to the City of South San Francisco. Prepared by Genentech, Inc. Lappen, Mike, 2006, City of South San Francisco Senior Planner, Application Review, August 13. MuniFinanical A Willdan Company. 2005. Traffic Impact Fee Study Update East of 101 Area. South San Francisco, City of. 1986 and amended periodically. South San Francisco Municipal Code. ???. 1994. East of 101 Area Plan, July. Prepared by Brady and Associates. ???. 2001. City of South San Francisco General Plan Amendment and Transportation Demand Management Ordinance. 4.8-30 Genentech Corporate Facilities Master EIR