This chapter establishes the Genentech Master Plan District,
and prescribes planning and design principles for facility-wide development
in accordance with the Genentech Campus Master Plan Update. The specific
purposes of the Genentech Master Plan District are as follows:
A. To
establish a facility-wide urban design character that accommodates
a diversity of architectural styles, 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. These
elements apply to all Genentech lots of record and their structures,
owned or leased by Genentech, and reclassified such that the uniform
regulations and requirements covered by the Genentech Master Plan
District apply;
B. To
increase the flexibility of the City’s land use regulations
and the speed of its review procedures to reflect the quickly changing
needs of a research and development focused corporation;
C. To
establish facility-wide development standards and design guidelines
consistent with the City’s General Plan and the East of 101
Area Plan; and
D. To
define a baseline of existing conditions for each lot reclassified
to the Genentech Master Plan District.
(Ord. 1646 § 2, 2022)
The provisions of this chapter shall apply to all areas of the City within the Genentech Master Plan District as mapped on the Official Zoning Map. Additional reclassification to and/or removal of lots from the Genentech Master Plan District may be considered pursuant to the provisions of Division
VI ("Administration and Procedures").
(Ord. 1646 § 2, 2022; Ord. 1656, 6/12/2024)
Projects shall comply with the development standards and requirements
set forth in the Business Technology Park zoning district, and conditions
of prior City approvals, except for the following:
A. Site Design Principles. New buildings shall address the following
design principles pertaining to each building site and its surroundings,
as applicable:
1. Building heights and massing shall maintain and/or create new views
to the Bay and San Bruno Mountains.
2. New buildings within the Upper Campus should contribute to a prominent
skyline that establishes a strong visual identity for the Campus from
US-101 and the East of 101 Area.
3. New building designs shall include designs and programming for surrounding
outdoor spaces.
4. New building designs shall seek to orient buildings and to locate
outdoor pedestrian spaces, courtyards and entrances to provide shelter
from strong winds.
5. New buildings shall seek to maximize sunlight on associated pedestrian
pathways, open spaces and courtyards, through building step backs
and/or articulation.
B. Floor Area Ratio. The maximum floor area ratio (FAR) is established
as 1.0 of the total area of the lots within the Genentech Master Plan
District.
C. Building Height. The maximum building height shall be the
lower of the height shown on the SFO Critical Aeronautical Surfaces
Map, or the maximum height determined by the FAA as being “not
a hazard to air navigation” based on an aeronautical study for
any buildings, and construction thereof (e.g. tall cranes) exceeding
the height of FAA Part 77 air surfaces. Buildings and/or construction
activities thereof that do not exceed the height of FAA Part 77 air
surfaces are deemed not a hazard to air navigation.
D. Off-Street Parking Requirements. Off-street parking requirements
are established in Table 20.260.003(D): Genentech Off-Street Parking
Requirements.
Table 20.260.003(D): Genentech Off-Street Parking Requirements
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Required Parking Spaces (per 1,000 square feet gross floor area)
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Office
|
Lab
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Mfg.
|
Whse.
|
Amenity
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Based on 24% TDM
|
2.75
|
1.40
|
0.90
|
0.50
|
|
Based on 28% TDM
|
2.64
|
1.34
|
0.86
|
0-48
|
|
Based on 30% TDM
|
2.59
|
1.32
|
0.85
|
0-47
|
|
Based on 32% TDM
|
2.53
|
1.29
|
0.83
|
0-46
|
|
Based on 35% TDM
|
2.45
|
1.25
|
0.80
|
|
1.25
|
Based on 40% TDM
|
2.31
|
1.18
|
0.76
|
|
1.18
|
Based on 42% TDM
|
2.26
|
1.15
|
0.74
|
|
1.15
|
Based on 44% TDM
|
2.20
|
1.12
|
0.72
|
|
1.12
|
Based on 46% TDM
|
2.15
|
1.09
|
0.70
|
|
1.09
|
Based on 48% TDM
|
2.09
|
1.06
|
0.68
|
|
1.06
|
Based on 50% TDM
|
2.04
|
1.04
|
0.67
|
|
1.04
|
Note:
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For purposes of this determination, office buildings are defined
as those for which 50 percent or greater floor area is devoted to
business, financial, or other administrative uses. The City and Genentech
shall review these ratios every year in the Annual Report, to determine
whether they continue to reflect parking needs at the Genentech facility.
The Planning Commission may adjust the ratios to reflect parking needs
following the Annual Report review.
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E. Off-Street Loading Requirements. Off-street loading requirements
are established at a rate of one loading space per 100,000 square
feet of gross floor area for all buildings within the Genentech Master
Plan District.
F. Parking Lot Landscape Buffering. A landscaped buffer-strip
not less than six feet wide shall be required only for parking lots
on properties within the Genentech Master Plan District that are located
along a public street frontage, or adjacent to properties not within
the Genentech Master Plan District.
G. Handicap Parking Requirement. All new development within the
Campus will be required to comply with current California Building
Code requirements, including handicapped parking requirements consistent
with the California Accessibility Regulation and the Federal “Americans
with Disabilities Act” (ADA) standards.
H. Wheel Stops. Wheel stops are not required in the Genentech
Master Plan District.
I. Uses.
1. Allowed Uses. Uses within the Oyster
Point Specific Plan District are regulated by Table 20.100.002: Use
Regulations – Nonresidential Zoning Districts.
2. Additional Restrictions. Proposed land
uses with characteristics that may cause visual, electronic, or wildlife
hazards to aircraft taking off or landing at the SFO Airport or in
flight shall not be permitted. Specific characteristics that may create
hazards to aircraft in flight and which are incompatible include:
a. Sources of glare, such as highly reflective buildings or building
features, or bright lights, including search lights or laser displays,
which would interfere with the vision of pilots making approaches
to the San Francisco International Airport ("Airport").
b. Distracting lights that could be mistaken by pilots on approach to
the Airport for airport identification lighting, runway edge lighting,
runway end identification lighting, or runway approach lighting.
c. Sources of dust, smoke, or water vapor that may impair the vision
of pilots making approaches to the Airport.
d. Sources of electrical interference with aircraft or air traffic control
communications or navigation equipment, including radar.
e. Land uses that, as a regular by-product of their operations, produce
thermal plumes with the potential to rise high enough and at sufficient
velocities to interfere with the control of aircraft inflight. Upward
velocities of 4.3 meters (14.1 feet) per second at altitudes above
200 feet above the ground shall be considered as potentially interfering
with the control of aircraft in flight.
f. Any use that creates an increased attraction for wildlife, particularly
large flocks of birds, that is inconsistent with FAA rules and regulations.
Exceptions to this regulation are acceptable for wetlands or other
environmental mitigation projects required by ordinance, statute,
court order, or Record of Decision issued by a federal agency under
the National Environmental Policy Act.
J. Growth and Development Projections. Consistent with the projections
analyzed in the Environmental Impact Report for Genentech Campus Master
Plan Update, development within the approximately 207-acre Campus
shall be limited to 9,008,000 square feet (an FAR of 1.0), and shall
be further regulated by a Trip Cap equivalent to a maximum of 5,216
total drive-alone trips arriving at the Campus during the a.m. peak
hour. This Trip Cap applies irrespective of the amount of net new
development, the mix and types of land uses that occur within the
Campus over time, or the effectiveness of TDM and other trip reduction
efforts. The Trip Cap is a maximum, not-to-exceed number of potential
drive-alone vehicle trips, and will be counted annually via cordon
count records along the main ingress and access points to the Campus.
K. Facility-Wide Open Space. The Urban Design Chapter of the
Master Plan Update provides conceptual graphics of anticipated Campus-wide
open space areas and examples of acceptably designed existing open
space areas on the Campus. However, these conceptual graphics and
examples are not intended as "standards" but rather as guidelines
of acceptable variations in individual design applications. New open
space areas shall meet the objectives of the Master Plan and reflect
best practices in landscaping and sustainable design, but may vary
based on their intended use, physical conditions, and location on
the Campus.
L. Public Parking Spaces and Locations. The required parking
space ratios are as established in amended Table 20.260.003(D). These
parking requirements apply to the Campus as a whole, based on the
aggregate mix of Campus land uses and are not required to be supplied
specifically within or adjacent to an individual development project.
The general locations of anticipated future parking facilities are
conceptually illustrated in the Urban Design chapter of the Master
Plan Update. However, these conceptual graphics are not intended as
"standards," but rather as guidelines of generally acceptable parking
facility locations.
M. Pedestrian Connections. The Urban Design chapter of the Master
Plan Update provides conceptual graphics and examples of pedestrian
connections that are acceptably designed. However, these conceptual
graphics and examples are not intended as "standards," but rather
as guidelines of acceptable variations in individual design applications.
New pedestrian connections shall meet accessibility requirements.
N. Shuttle Stops. The Urban Design chapter of the Master Plan
Update provides conceptual graphics and examples of shuttle stop designs
that are acceptably designed. However, these conceptual graphics and
examples are not intended as "standards," but rather as guidelines
of acceptable variations in individual design applications. Shuttle
stops shall be designed to be compatible with their surrounding environment
and safely and aesthetically meet the demands of projected ridership
at the given location.
O. Signs. Proposed signage shall comply with Chapter 20.360 (“Signs”). Displays, including light fixtures, banners and murals that are part of Genentech’s Patient Success Story program and that are intended for the direct benefit of Genentech employees may be allowed subject to Planning Commission approval of a Master Sign program pursuant to Section
20.360.003(B) ("Master Sign Program"). The Master Sign Program recognizes the unique nature and location of the Genentech campus facilities. Displays that do not meet the general sign standards set forth in Chapter
20.360 ("Signs"), but that are consistent with the Master Sign Program may nonetheless be approved or conditionally approved at the discretion of the Chief Planner, provided that:
1. The proposed display(s) are consistent with the objectives described
in the Genentech Master Sign Program, as it may be amended from time
to time;
2. To the extent reasonably possible under the circumstances, the proposed
display(s) have been architecturally integrated with the buildings
to which they are attached, based on characteristics such as scale
relationships, color, materials, and graphic style, or otherwise enhance
the façade of the buildings to which they are attached;
3. To the extent reasonably possible under the circumstances, any separate
structure or apparatus required to attach the display(s) to buildings
has been disguised or hidden;
4. Display(s) should be generally inward-oriented toward the campus,
but may face toward a public area, including public rights-of-way
and public open space if certain performance criteria of the Master
Sign Program are met;
5. Temporary banners consistent in style and size with the provisions
of the Master Sign Program are permitted along public streets, if
related to a Genentech campaign or event; and
6. No more than 20 such displays (not including temporary banners) may
be erected within the Genentech Campus pursuant to this section at
any one time.
(Ord. 1646 § 2, 2022; Ord. 1656, 6/12/2024)
Genentech shall continue to comply with Chapter
20.400 (“Transportation Demand Management”) and will provide a status update on its compliance with the trip reduction requirements as part of the annual report provided for in Section
20.400.006 (“Monitoring and Enforcement”).
(Ord. 1646 § 2, 2022)
A. If
a lot no longer qualifies to be included in the Genentech Master Plan
District under the requirements contained in this chapter, from and
after the time that such lot no longer qualifies, any new use, construction,
or demolition on that lot, shall conform with the provisions of the
underlying zoning district-related provisions of the Code as they
existed at the time of the initial reclassification of that lot to
be included in the Genentech Master Plan District. However, any use,
building, or structure that: (1) is existing or under construction
at the time that a lot no longer qualifies to be included within the
district; and (2) is not hazardous or dangerous to public health or
safety, shall be considered a nonconforming use, building, or structure,
such that the lawful existing uses of those buildings or structures
at the time of removal may be continued, despite that such uses may
not conform to the underlying regulations specified for the district
in which such buildings or structures are located. In the event of
damage or destruction, such uses, buildings, or structures may be
reconstructed and restored to the same extent that they existed before
the damage or destruction, provided that there may be no expansion
of the nonconformity beyond that which existed prior to the damage
or destruction.
B. Any
property removed from the Genentech Campus Master Plan Update may
be removed from the Genentech Master Plan District upon receipt of
a petition from Genentech and the property owner(s). Any such petition
shall be processed in accordance with Division V. In addition to the
requirements of Division V, the petition for removal shall include
an acknowledgement that the properties remaining in the Genentech
Master Plan District will be required to comply with the Genentech
Master Plan District development standards then in effect, including,
but not limited to, development standards related to vehicular and
pedestrian access, parking or access to utility connections.
C. If
any property proposed to be removed from the Genentech Master Plan
District would not comply with the existing development standards
related to vehicular and pedestrian access, parking, or access to
utility connections requirements for the district to which the property
is proposed to be rezoned, as a condition of the rezoning, the property
owner(s) of properties remaining in the Genentech Master Plan District
shall grant easements or other legally enforceable property rights,
to the extent required so that the property removed from the Genentech
Master Plan District would comply with all then existing development
standards related to vehicular and pedestrian access, parking, or
utility connections requirements for the district to which the property
is proposed to be rezoned. Such agreements shall be enforceable against
other adjacent properties within the Genentech Master Plan District
as appropriate, shall be approved as to form and content by the City
Attorney, and shall be properly recorded in the office of the San
Mateo County Clerk. As a further condition of removal, it shall be
demonstrated that the property proposed to be removed would comply
with the existing development standards related to TDM for the district
to which it is proposed to be rezoned. Such compliance may be demonstrated
by a TDM program proposed solely for such property, or by an agreement
or agreements with other property owners or service providers. Any
such TDM-related agreements shall be approved as to form and content
by the City Attorney, and if applicable shall be properly recorded
in the office of the San Mateo County Clerk. The property owner(s)
of property proposed to be removed from the District may, as part
of the rezoning application, apply to the City for a waiver in whole
or in part of these requirements and the waiver may only be approved
upon a finding by the City that under the then-existing circumstances
the property proposed to be removed has TDM programs, vehicular and
pedestrian access, parking, and access to utility connections adequate
to serve the property.
D. If any property removed from the Genentech Master Plan District has been developed after approval of the 2020 Genentech Campus Master Plan Update ("2020 Approval"), the net new square feet of development (by use category as set forth in Section
20.100.002 ("Use Regulations")) developed on that site after the 2020 Approval shall be deducted from the total new development capacity that was approved as part of the 2020 Approval.
E. Upon
removal of any property from the Genentech Master Plan District, the
properties remaining in the Genentech Master Plan District shall comply
with the Genentech Master Plan District development standards then
in effect, including, but not limited to, development standards related
to vehicular and pedestrian access, parking, or access to utility
connection or shall be subject to a plan to bring the properties into
compliance within a time period specified by the Planning Commission.
F. If
any property is removed from the Genentech Master Plan District as
a result of a real estate transaction (i.e., through an offer sale
or lease), the seller shall file a real estate disclosure (pursuant
to California
Business and Professions Code, Division 4: Real Estate,
Part 2: Regulation of Transactions, Chapter 1: Subdivided Lands, Article
2: Investigation, Regulation and Report) indicating that the property
is within an Airport Influence Area in which current or future airport-related
noise, overflight, safety or airspace protection factors may significantly
affect land uses or necessitate restrictions on those uses as determined
by the Airport Land Use Commission.
(Ord. 1646 § 2, 2022; Ord. 1656, 6/12/2024)
Development review of projects within the Genentech Master Plan
District shall be in accordance with all applicable provisions of
this Ordinance.
A. Administrative Review. The following projects are not subject
to discretionary review under this Ordinance, except those projects
determined by the Chief Planner to have a potentially significant
adverse environmental impact or which are not consistent with the
purposes of the Genentech Master Plan District.
1. Additions to existing buildings, where only one such addition to
such building occurs within a 12-month period, and where the addition
is limited to the lesser of: (a) 10,000 square feet in area, or (b)
20 percent of the existing gross floor area of the building, measured
as of the date the specific project application is submitted;
2. Accessory structures and above grade utility systems equal to or
less than 1,000 square feet in area;
3. Interior building modifications that involve changing the use of
less than 30 percent of a building’s gross floor area;
4. Changes in the use of existing buildings where both the prior and
proposed use are defined in the Business Technology Park zoning district
as permitted uses;
5. Minor site improvements, including, but not limited to, landscape
amenities, small at-grade open parking lots of less than 50 parking
spaces, and minor above grade utility systems to service existing
buildings. Minor site improvements under this section shall also be
subject to the square footage limitations contained in subsection
(A)(1);
6. Replacement, relocation or reconstruction of parking lots or parking
spaces that do not result in an increase of parking capacity;
7. Temporary uses, such as trailers, parking facilities, storage of
construction materials; and
8. Corporate events (as defined in Section
6.48.010 ("Definitions") in Title
6 of the South San Francisco Municipal Code), including those corporate events to be located in an area that includes Genentech’s private parking lots and circulation areas.
B. Minor Use Permits. The following projects are subject to the
review and approval of a Minor Use Permit by the Chief Planner. The
Chief Planner may approve, approve with conditions or deny approval
of such projects.
1. Projects Subject to Minor Use Permits.
a. Addition(s) to an existing building where only one such addition
to such building occurs within a 12-month period, and where the addition
is limited to between 10,000 and 30,000 square feet (but not to exceed
30 percent of the existing gross floor area of the building, measured
as of the date the specific project application is submitted). In
the event that the total of such additions exceeds 30 percent of the
floor area existing at the time of the first request for expansion,
the Chief Planner shall notify the Planning Commission of the project’s
approval within four days of the approval;
b. Accessory structures and above grade utility systems of between 1,001
and 5,000 square feet; and
c. At-grade parking lots of 50 parking spaces or greater.
2. Required Findings. The Chief Planner’s
decision to issue a Minor Use Permit shall be based on all of the
following findings:
a. The proposed use will not be adverse to the public health, safety
or general welfare of the community, nor be detrimental to surrounding
properties or improvements;
b. The use is consistent with the City’s General Plan and any
applicable area plan;
c. The proposed use complies with all applicable standards and requirements
of this title; and
d. The use complies with the Genentech Master Plan District’s
facility design guidelines.
C. Conditional Use Permits. All other projects shall be subject
to Conditional Use Permit approval. Required findings shall be those
required for Minor Use Permit approval in subsection (B)(2) (“Required
Findings”).
D. Design Review. The following procedures shall apply to design review for projects not subject to subsections
A and
B above. Except where the Chief Planner finds that a proposed project does not involve significant design issues and therefore does not require design review, the procedures contained in Chapter
20.480 ("Design Review") are not limited or changed by this chapter. The standards and guidelines to be used during the design review procedure for Genentech Master Plan District projects are:
1. Those contained in the General Plan and any applicable area plan;
2. Those contained in the Design Review Checklist of Implementation
chapter of the Genentech Campus Master Plan Update; and
3. Those contained in any relevant Planning Commission resolution, except
where superseding facility design guidelines have been adopted.
E. Annual Development Review. Development activity shall be reviewed
at least once a year by the Planning Commission. Genentech shall submit
an annual report which includes, as appropriate, the status of facility-wide
improvements, progress in completing the required tasks and benchmarks
described in the implementation plan, and/or Development Agreement
anticipated new construction or renovation projects, an update on
transportation and parking needs, an update on mobile vendor (employee
amenity) activities on the Genentech campus, an update of the facility-wide
transportation demand management (TDM) program, projected changes
in the facility usage and requirements, advance notice of any proposed
changes to the facility-wide development standards or design guidelines,
and notice of any changes that have been made to the facility master
plan since the most recent annual report.
F. Fees. Genentech shall continue to contribute its fair share
towards the costs of capital improvement projects, public facilities
and public services in accordance with all City development impact
fees. Fees shall be paid at the time as indicated in each fee program’s
Ordinance or Resolution. These requirements shall apply to all discretionary
land use approvals, including Administrative Review, Minor Use Permits
and Conditional Use Permits issued pursuant to this section.
1. Childcare Fee. Genentech’s contribution to childcare (in accordance with the fee contribution formula for childcare established by Chapter
8.77, "Childcare Fee") may be in the form of childcare facility construction, fees, or a combination of both facility construction and fees, consistent with Section
8.77.020 ("Childcare fee established").
(Ord. 1646 § 2, 2022; Ord. 1656, 6/12/2024)