This chapter establishes the Oyster Point Specific Plan District
and provides for coordinated planning and design principles for the
property within this district. The purposes of the Oyster Point Specific
Plan District are to:
A.
Implement
the policies of the General Plan, which designates the area of the
Oyster Point Specific Plan District in the East of 101 Planning Sub-Area
and Business Commercial, Coastal Commercial, and Park and Recreation
land use designations. The Specific Plan District implements the goals
and policies of the General Plan in the following ways:
1.
Implementing a comprehensive use and development plan for the Oyster
Point Marina area, and promoting compatibility among research and
development, commercial, open space, and recreational land uses;
2.
In areas designated for Business Commercial use, promoting development
of a state-of-the-art research and development life sciences campus
with substantial open space and public amenities;
3.
In areas designated for Coastal Commercial use, promoting development
of business/professional services, office, research and development,
hotel, retail/restaurant uses, public recreational facilities, and
marina-serving uses;
4.
In areas designated for Park and Recreation use, enhancing access
to and public enjoyment of the San Francisco Bay, marinas, Bay Trail,
and related uses; and
5.
Encouraging development to serve City residents, employees, and visitors
in close proximity to the Oyster Point Ferry Terminal.
B.
Implement
high-quality, integrated design standards in a comprehensively planned
development with District-wide architectural character, achieving
development superior to that which could be achieved under conventional
zoning classifications.
C.
Provide
for the efficient extension of utilities, infrastructure and services
into this district.
D.
Provide
a mechanism for flexibility in the long-term, phased development of
land uses within the boundaries of the Specific Plan District.
(Ord. 1646 § 2, 2022; Ord. 1656, 6/12/2024)
A.
As
used in this chapter, “Specific Plan” shall refer to the
contents of this chapter and the uncodified Specific Plan Appendix,
collectively.
B.
The
regulations contained in this chapter shall apply to the areas within
the Oyster Point Specific Plan District mapped on the Official Zoning
Map.
C.
The
Specific Plan District is divided into two planning areas as follows
and as shown on Figure 20.230.002.
(Ord. 1646 § 2, 2022)
Uses within the Oyster Point Specific Plan District are regulated
by Table 20.100.002: Use Regulations – Nonresidential Zoning
Districts.
(Ord. 1646 § 2, 2022)
A.
Summary of Standards. Table 20.230.004(1) prescribes the development
standards for the Oyster Point Specific Plan District. Additional
regulations are noted in the right-hand column. Section numbers in
this column refer to other sections of this Ordinance.
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Table 20.230.004(1): Development Standards
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|---|---|---|
|
Standard
|
Requirement
|
Additional Regulations
|
|
Lot and Density Standards
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|
Minimum Lot Size (sq. ft.)
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43,560 in Planning Area 1
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(1)
|
|
10,000 in Planning Area 2
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|
Maximum Floor Area Ratio (FAR) without Incentives Program
|
1.6 for hotel
|
See Chapter 20.040, Rules of Measurement
|
|
1.0 for office
| ||
|
0.5 for all other uses
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Maximum FAR with Incentives Program
|
1.25 in Planning Area 1
|
See Chapter 20.040, Rules of Measurement, and Section 20.230.004(B) below
|
|
2.2 for hotel in Planning Area 2
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1.6 for office in Planning Area 2
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1.0 for all other uses in Planning Area 2
| ||
|
Maximum Building Coverage (% of site)
|
60
|
See Chapter 20.040, Rules of Measurement, and Section 20.230.004(B) below
|
|
Building Form and Location
| ||
|
Maximum Height (ft)
|
Building heights allowed to maximum height limits permissible
under Federal Aviation Regulations Part 77
|
See Section 20.300.007, Heights and Height Exceptions, and Section 20.300.003, Airport Land Use Compatibility Plan Consistency
|
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Notes:
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|---|---|
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1.
|
Notwithstanding Section 19.12.020 of the South San Francisco Municipal Code, lots that do not meet these minimum lot size requirements may be created pursuant to an approved lot line adjustment, parcel map, or subdivision map; however, in no case shall lots that do not meet the minimum lot size standards be developed, nor shall building permits be issued for any construction or improvement of such lots. Notwithstanding Section 20.300.004 or 20.320.002(C) of this Title, lots created after the effective date of the ordinance codified in this Section that do not meet minimum lot size standards shall not be considered legal nonconforming lots.
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B.
Floor Area Ratio and Coverage.
1.
FAR and Building Coverage Determination. In Planning Area 1, compliance with FAR and maximum building coverage
requirements as set forth above shall be determined in aggregate rather
than on a lot-by-lot basis. Notwithstanding the delineation in Figure
20.230.002, the parcels to be included in calculating site area for
purposes of FAR determination shall be those listed in Table 20.230.004(2),
as further illustrated in Figure 20.230.004.
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Table 20.230.004(2): Parcels for Floor Area Ratio Determination
| |
|---|---|
|
Parcel
|
Estimated Area (acres)*
|
|
OPBP 1
|
20.2
|
|
OPBP 2
|
3.3
|
|
Parcel 1
|
10
|
|
Parcel 2
|
4.0
|
|
Parcel 3
|
3.9
|
|
41.4
| |
|
Notes:
| |
|---|---|
|
*
|
Based on proposed parcelization, as illustrated in Figure 20.230.004.
Actual and verified parcel areas, based on final parcelization, shall
be used for FAR calculation purposes.
|
|
Figure 20.230.004: Map of Proposed Parcels
 |
2.
Incentive-Based FAR. FAR may be permitted
in the Oyster Point Specific Plan District as follows:
a.
In Planning Area 1, FAR may be permitted up to a maximum of 1.25,
provided the following criteria are met:
i.
A Transportation Demand Management Plan has been approved, in accordance with Chapter 20.400 ("Transportation Demand Management");
ii.
The development complies substantially with the architectural and
urban design guidelines established in this chapter and in the Specific
Plan; and
iii.
The development complies substantially with the sustainable
building strategies established in this chapter and in the Specific
Plan.
b.
In Planning Area 2, FAR for a hotel may be permitted up to a maximum
of 2.2, office up to a maximum of 1.6, and FAR for all other uses
may be permitted up to a maximum of 1.0, provided the following criteria
are met:
(Ord. 1646 § 2, 2022; Ord. 1656, 6/12/2024)
A.
Street Location. The street system within the Oyster Point Specific Plan District shall be located, generally, as shown in Figure 20.230.005. Precise alignments shall be established during the process for review and filing of maps in conformance with the standards established in this chapter, and otherwise as established in the Subdivision Ordinance (Title 19 of the South San Francisco Municipal Code).
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Figure 20.230.005: Location of Public Streets
 |
B.
Street Standards.The streets within the Specific Plan District shall conform to the design standards set forth in the Specific Plan, and, as applicable, Chapter 19.20 (“Street Design”) of the South San Francisco Municipal Code.
C.
Off-Street Parking.
1.
In Planning Area 1, parking shall be provided at a ration supportive of the approved Transportation Demand Management Plan, but in no case shall exceed two and one-half spaces per 1,000 gross square feet of floor area, calculated across the entire Planning Area in the aggregate, rather than on a lot-by-lot basis. Required parking shall comply with the requirements included in Chapter 20.330 (“On-site Parking and Loading”) except that additional variations from the bicycle parking standards may be permitted in the Specific Plan District pursuant to an approved Precise Plan and Transportation Demand Management Plan.
D.
Service Entrances. Driveways to access service entrances shall
be a minimum of 30 feet from the intersection of any two dedicated
public rights-of-way.
(Ord. 1646 § 2, 2022; Ord. 1656, 6/12/2024)
A.
Infrastructure and Utilities. The location and extent of proposed
infrastructure and utility improvements in the district will be as
generally described and depicted in the Specific Plan.
B.
Stormwater Management. All development in the Specific Plan
shall comply with current best management practices to improve water
quality of site runoff and be subject to review and approval by the
Public Works Director.
(Ord. 1646 § 2, 2022)
A.
Design Guidelines. Development in the Oyster Point Specific
Plan District shall proceed in accordance with the architectural,
landscaping, signage, and urban design guidelines set forth in the
Specific Plan.
B.
Exterior Design. Building construction and design shall be
used to create a structure with substantially equally attractive sides
of high quality, rather than placing all emphasis on the front elevation
of the structure and neglecting or downgrading the aesthetic appeal
of the side elevations of the structure. Any accessory buildings and
enclosures, whether attached to or detached from the main building,
shall be of similar compatible design and materials. Buildings shall
employ varied setbacks, horizontal and vertical elements, fenestration
changes and other architectural devices to break their massing.
C.
Façades. Building façades in excess of 150 feet
in length along one side shall use modulation and articulation to
create a fine-grained street wall. Façades should be designed
to be harmonious with adjacent neighboring properties, yet be individualized
and not monotonous. Variation may be achieved through the following
architectural details: recesses, projections and step backs, changes
in height, floor level, roof form, window reveals, cornice treatments,
and parapets.
D.
Parking Structures. Parking structures should be designed
to downplay their presence on the site to the greatest extent possible.
Exterior elevations shall be simple, attractive and complementary
to the building design and surface relief elements and articulation
is strongly encouraged to reduce the apparent scale of the garage
elevation.
E.
Energy Conservation. All buildings shall be designed, insulated,
and lighted in accordance with applicable federal and state energy
conservation laws and regulations, including the Green Building Standards
Code codified in Title 24 of the California Code of Regulations.
(Ord. 1646 § 2, 2022)
In general, landscaping plans shall provide for the following:
A.
Plant
selections shall be appropriate to the scale of the proposed architecture
and character of the open space.
B.
All
landscape components shall be climatically suitable to the site.
C.
Soil
depths shall be provided to achieve reasonable success of the trees
within a paved environment.
(Ord. 1646 § 2, 2022)
A.
General Requirements. Each sign shall be in harmony with the texture and color of the building to which it is affixed and shall otherwise be governed by the provisions of Chapter 20.360 (“Signs”).
B.
Master Sign Program Required. A master sign program shall
be submitted as a part of the Precise Plan application for a site.
(Ord. 1646 § 2, 2022)
A.
Phasing. The development of the Oyster Point Specific Plan
District will occur in several phases, generally as set forth in the
Specific Plan. Individual phases of development will be implemented
through Precise Plans, as described in this chapter.
B.
Precise Plan Required. The Oyster Point Specific Plan shall
be implemented through the review and approval of Precise Plans by
the Planning Commission, which shall be the review authority for the
Oyster Point Specific Plan District.
1.
No person shall commence any use or erect any structure or make exterior
modifications to any existing use, parking area or structure, and
no building permit, variance, or certificate of occupancy shall be
issued for any new use or structure or modification thereof until
a Precise Plan has been approved in accordance with the requirements
hereinafter set forth. The following shall not require prior approval
of a Precise Plan:
a.
A permit for demolition of buildings existing in the Specific Plan
District prior to adoption of the Oyster Point Specific Plan enabling
ordinance and a general site grading permit for the Specific Plan
area;
b.
Permits for development of roads or other components of infrastructure
identified in the Specific Plan;
c.
Changes required in whole or part by a requirement of any governmental
agency;
d.
Interior modifications or buildings which do not alter the nature,
character or intensity of a use; or
C.
Precise Plan Procedures.
1.
Filing Fees. A Precise Plan application
fee shall be paid for all private development proposals pursuant to
the Master Fee Schedule of the City; provided, however, that said
application fees shall be waived for all Precise Plans which involve
only public buildings and uses.
2.
Application. When a Precise Plan is
required by the Oyster Point Specific Plan, the Precise Plan shall
be submitted to the Chief Planner. The Chief Planner shall check the
application for completeness consistent with the Permit Streamlining
Act.
3.
Contents. The following information
and drawings shall be required for Precise Plan consideration by the
City, expect that the Chief Planner may require either less or additional
information as necessary to meet the intent and purpose of this section:
a.
All applicable tentative, final, or parcel maps within the area covered
by the Precise Plan;
b.
A legal and physical description of the site including boundaries,
easements, existing topography, natural features, existing buildings,
structures and utilities;
c.
A plot or site plan, drawn to scale which depicts all proposed on-site
improvements and utilities and the locations of the same in accordance
with the standards established in the applicable Specific Plan and
the zoning ordinance;
d.
A landscape plan drawn to scale which sets forth information pertinent
to the landscape requirements of the applicable Specific Plan and
zoning ordinance;
e.
Grading and drainage plans;
f.
Architectural plans and exterior elevations indicating profiles,
glazing and materials drawn to scale;
g.
Scale drawings of all signs and light standards with details of height,
area, color and materials specified therein; and
h.
Any other drawings of additional information necessary for the review
authority to review and make its determination as required hereby.
4.
Guidelines for Review. In reviewing
Precise Plans, the City shall adhere to the standards set forth in
this chapter and shall further attempt to foster and promote the general
character and purposes of the Specific Plan.
5.
Review and Decision.
a.
Design Review. Each Precise Plan application shall
be referred to the Design Review Board, which shall forward the recommendation
to the Planning Commission.
b.
Chief Planner’s Review. The Chief Planner
shall review the application in light of the guidelines and standards
set forth in this chapter, and shall consult with the staff of affected
departments and offices of the City in connection with the review
of each Precise Plan. Upon completion of review and consultations,
the Chief Planner shall submit the Precise Plan to the Planning Commission
and shall recommend that the Planning Commission approve, conditionally
approve, deny or suggest modifications to the Precise Plan.
c.
Review by the Planning Commission. In reviewing
Precise Plans, the Planning Commission shall review to ensure consistency
with the approved Specific Plan for the site, or other applicable
zoning, and shall adhere to the standards set forth in this chapter
and shall further attempt to foster and promote the general character
and purposes of the Oyster Point Specific Plan District.
d.
Planning Commission Decision. The Planning Commission
shall approve, conditionally approve, deny, or suggest modifications
to the Precise Plan. Any conditions shall be designed to assure attainment
of the standards set forth in this chapter.
e.
Mandatory Findings of Approval. The Planning Commission
shall review Precise Plans submitted for approval to determine whether
they are consistent with the Oyster Point Specific Plan, any applicable
Redevelopment Plan, and any applicable owner participation agreement
or disposition and development agreement. The Planning Commission
shall make the following findings before approving or conditionally
approving any Precise Plan:
i.
The project proposed in the Precise Plan is consistent with the General
Plan;
ii.
The project proposed in the Precise Plan is compatible with the intent
and purpose of the applicable Oyster Point Specific Plan;
iii.
The proposed development and/or construction standards of the
Precise Plan are designed to achieve compliance with the development
and/or construction standards applicable to the Oyster Point Specific
Plan;
iv.
The project proposed in the Precise Plan is consistent with the Redevelopment
Plan and the owner participation agreement or disposition and development
agreement, if applicable; and
v.
The infrastructure improvements proposed in the Precise Plan are
consistent with the City’s approved Capital Improvement Program,
if applicable.
6.
Effect of Approval. Following approval
of a Precise Plan, no further permits or approval from the Planning
Commission shall be required for projects carried out in substantial
conformity with the Oyster Point Specific Plan, the approved Precise
Plan, and any conditions of approval, except that the Chief Planner
shall, in a ministerial capacity, review building permit applications
and perform final inspection to ensure substantial consistency with
the Specific Plan and Precise Plan.
7.
Changes after Approval. If major revisions
to an approved Precise Plan are desired by the applicant, a revised
Precise Plan shall be submitted and processed according to the procedures
established herein for approval of the original Precise Plan. Revisions
which are minor in nature shall be reviewed and approved by the Chief
Planner. Any significant changes to the phasing approved as part of
the Precise Plan shall be subject to approval by the Planning Commission.
Without limiting the generality of the foregoing, lot line adjustments,
reductions in density, intensity, scale or scope of the project, minor
alterations in vehicle circulation patterns or vehicle access points,
changes in trail alignments, substitutions of comparable landscaping
for any landscaping shown on any final development plan or landscape
plan, variations in the location of structures that do not substantially
alter the design concepts of the project, variations in the location
or installation of utilities and other infrastructure connections
or facilities that do not substantially alter the design concepts
of the project, and minor adjustments to the project site diagram
or project site legal description will generally be treated as minor
revisions, provided that they do not result in any new or more severe
significant impacts than those addressed in the applicable CEQA review
document, pursuant to the California Environmental Quality Act. Notwithstanding
the foregoing, the Chief Planner shall have sole discretion to determine
whether a requested revision constitutes a major or minor revision.
8.
Appeal Procedures. Appeals shall be processed in accordance with Chapter 20.570 ("Appeals and Calls for Review").
9.
Expiration of Approval. Any approved
Precise Plan shall lapse and shall be deemed void: (a) two years after
the date of its approval if a building permit has not been issued
and/or construction has not commenced or has not proceeded with due
diligence thereafter; or (b) after a longer duration as otherwise
provided in an approved development agreement. One-year extensions
of the time may be granted by the Planning Commission. Projects are
subject to the phasing, if any, established for the buildings within
the approved Precise Plan.
(Ord. 1646 § 2, 2022; Ord. 1656, 6/12/2024)
