Provide flexibility by allowing diversification in regulations such as building relationships, setbacks, height limitations, lot sizes, types of structures, parking and the amount and location of open space;

Insure substantial compliance with and implement the land use and density policies of the General Plan and any applicable Specific Plan;

Provide for efficient and cost-effective public facilities and services;

Allow for creative development projects that incorporate design features that are more sensitive to site conditions and provide greater amenities than would likely result from conventionally planned development; and

Protect public health, safety, and general welfare without unduly inhibiting developers attempting to secure the advantages of modern large scale site planning for residential, commercial, or industrial purposes.

Minimum Area. The minimum area of a PD district shall be four contiguous acres; however, the City Council may approve a district smaller than four acres if it finds that rezoning to PD would provide greater benefits to the general welfare of South San Francisco’s residents and property owners than development under conventional zoning because of unique characteristics of the site or the proposed use.

Residential Unit Density. Except where a density bonus is granted in compliance with the City’s density bonus regulations for affordable housing and childcare (Chapter 20.390 (“Bonus Residential Density”)), the total number of dwelling units in a PD Plan shall not exceed the maximum number permitted by the General Plan density for the total area of the planned development designated for residential use, excluding areas devoted to public and private streets.

Performance Standards. The Performance Standards prescribed by Section 20.300.010 (“Performance Standards”) apply.

Other Development Regulations. Minimum lot area, yard requirements, building heights, and other physical development standards shall be as prescribed by the PD Plan.

Decision-Making Body. A PD district must be adopted by the City Council. A public hearing before the Planning Commission is required prior to City Council review; and the Planning Commission shall make a recommendation to the City Council.

Initiation. An amendment to reclassify property to PD shall be initiated by a property owner or authorized agent, Planning Commission or the City Council. If the property is not under a single ownership, all owners must join the application, and a map showing the extent of ownership shall be submitted with the application.

Pre-Application Procedure. Prior to submitting an application for approval of a PD, the applicant shall schedule a pre-application review conference with the Chief Planner pursuant to Section 20.450.003 (“Pre-application Review”) to discuss the general acceptability of the proposal, possible problems that may be encountered, and the need for any interagency coordination. Such preliminary consultations shall be relative to a conceptual development plan submitted by the applicant. At the Chief Planner’s option, the conceptual plan may be referred to the Planning Commission for preliminary comments. Such comments shall be considered advisory in nature and shall not constitute a recommendation of approval.

Application Content. An application for a PD shall be made on the prescribed form, shall be filed with the Planning Division, and shall be accompanied by a non-refundable processing fee as set forth in the Master Fee Schedule of the City of South San Francisco adopted by Resolution of the City Council. Applications for a PD shall contain all of the following:

The proposed development is consistent with the General Plan and any applicable specific plan, including the density and intensity limitations that apply;

The subject site is physically suitable for the type and intensity of the land use being proposed;

Adequate transportation facilities and public services exist or will be provided in accord with the conditions of development plan approval, to serve the proposed development; and the approval of the proposed development will not result in a reduction of traffic levels of service or public services so as to be a detriment to public health, safety, or welfare;

The proposed development will not have a substantial adverse effect on surrounding land uses and will be compatible with the existing and planned land use character of the surrounding area;

The development generally complies with applicable adopted design guidelines; and

The proposed development is demonstratively superior to the development that could occur under the standards applicable to the underlying base district, and will achieve superior community design, environmental preservation and/or substantial public benefit. In making this determination, the following factors shall be considered:

Ensure that the proposal conforms in all significant respects with the General Plan and with any other applicable plans or policies that the City has adopted;

Achieve the general purposes of this Ordinance or the specific purpose of the zoning district in which the project is located;

Achieve the findings listed above; or

Mitigate any potentially significant impacts identified as a result of review conducted in compliance with the requirements of the California Environmental Quality Act.

Renewal. An approved PD Plan that has not been exercised may be renewed for a two-year period approved by the City Council after a duly-noticed public hearing. Application for renewal shall be made in writing between 30 and 120 days prior to expiration of the original approval. The City Council may renew a PD Plan if it finds the renewal consistent with the purposes of this chapter.

Changed Plans. Amendments to a PD district or PD Plan or Specific Plan may be requested by the applicant or its successors. Amendments to the approved Plan shall be classified as major or minor amendments. Upon receipt of an amendment application, the Chief Planner shall determine if the proposed amendment constitutes a major or minor amendment.

Major Amendments. Major Amendments to an approved PD district or PD Plan or Specific Plan shall be considered by the City Council at a duly noticed public hearing. An amendment will be deemed major if it involves one or more of the following changes:

Minor Amendments. Amendments not meeting one or more of the criteria listed in subsection B above shall be considered minor if they are consistent with and would not change any original condition of approval. Minor Amendments may be approved by the Chief Planner.

The Lindenville Specific Plan districts are established to implement the Lindenville Specific Plan, which is incorporated herein by reference. The Lindenville Specific Plan is a comprehensive, long-term planning document for the Lindenville Specific Plan area. It includes land use districts and programs; design and development standards; open space standards, and guidelines; complete street standards; and infrastructure and utility enhancement; among other components.

Consistent with the vision established in the General Plan, the Lindenville Specific Plan implements the goals and policies through the following cross-cutting strategies:

The regulations contained in this chapter shall apply in the Lindenville Specific Plan district, in conjunction with the standards, guidelines, and plans contained in the Lindenville Specific Plan document.

The standards, guidelines, and plans contained in this chapter and in the Lindenville Specific Plan document do not apply to areas within the Southline Campus Specific Plan District, see Chapter 20.290 ("Southline Campus Specific Plan District").

Whenever this chapter or the Lindenville Specific Plan document does not provide specific standards and/or procedures for the review, approval, and/or administration of development projects within the Lindenville Specific Plan district or for appeals concerning approvals or administration of development projects, the provisions of the South San Francisco Municipal Code shall apply.

In the event of inconsistencies or conflict between the Lindenville Specific Plan and this chapter or any other provision of the South San Francisco Municipal Code, the provisions of the Lindenville Specific Plan take precedence, control and govern in the Lindenville Specific Plan Area.

The owner or occupant of land or buildings used for any purpose in the Lindenville Specific Plan district shall provide the facilities as required by and which conform with the regulations set forth in this chapter; provided, however, that buildings, structures, or uses lawfully constructed or established prior to the effective date of this chapter that do not comply with the provisions hereof shall be deemed legally nonconforming in accordance with the provisions of Chapter 20.320.

Zoning Districts. The Lindenville Specific Plan establishes the following zoning districts. See Chapter 20.135.020 ("Transect Zones") for standards for zones.

Overlay Zones. The Lindenville Specific Plan establishes the following overlay zones. See Chapter 20, Division IV ("Overlays and Plan Districts") for standards for zones.

Conventional Zoning Districts. For conventional zoning districts in the Lindenville Specific Plan District, uses are regulated by Table 20.100.002: Use Regulations — Nonresidential Zoning Districts.

Form-Based Zoning Districts. For Form-Based Zoning Districts in the Lindenville Specific Plan, uses are regulated by Table 20.135.060(B)(1): Uses in the Transect Zoning Districts.

Arts and Makers Uses. For parcels within the A&M Overlay in the Lindenville Specific Plan, uses are regulated by Table 20.200.003.

Active Ground Floor Uses. For parcels within the AGFU Overlay in the Lindenville Specific Plan, uses are regulated by Table 20.210.003.

Airport Land Use Compatibility Plan Consistency. All development shall adhere to land use compatibility requirements established in Zoning Code Chapter 20.300.003 ("Airport Land Use Compatibility Plan Consistency"), related to consistency with the Comprehensive Airport Land Use Compatibility Plan for the Environs of San Francisco International Airport (ALUCP).

Density and Floor Area Ratio. Residential Density and Nonresidential Floor Area Ratio (FAR) is regulated by Table 20.150.005: Density and Intensity.

Nonresidential Development. Floor area ratio (FAR) is used to regulate nonresidential developments and/or the nonresidential component of a mixed-use development.

Residential Development. Residential and mixed-use residential development is allowed in the RM-22, RH-180, T3ML, T4L, and T5L zoning districts.

Height. Allowed maximum height is regulated by Figure 20.150.005 or the maximum height limits permissible under Federal Aviation Administration (FAA) regulations and the ALUCP Critical Aeronautical Surfaces requirements. For avoidance of doubt, the lower of the two heights identified by the ALUCP and the FAA shall be the controlling maximum height.

Additional Standards and Requirements. Additional standards, requirements, and details for all development, Base and Bonus FAR for nonresidential development, and residential development are set forth in the Lindenville Specific Plan Sections 3.3, 3.4, and 3.5.

Transfer of Development Rights (TDR). The Lindenville Specific Plan allows transfer of development rights to incentivize the Specific Plan priorities related to open space, blue-green infrastructure, Colma Creek naturalization, affordable housing, and public facilities. Maximum Floor Area Ratio with Community Benefits may not be exceeded through the transfer of development rights from one parcel to another parcel within Lindenville. The details, requirements, and process for obtaining additional TDR square footage are set forth in the Lindenville Specific Plan Section 3.4.

Conventional Residential Districts. For conventional residential zoning districts, see Chapter 20.070 ("Residential Zoning Districts") for development standards.

Conventional Nonresidential Districts. For conventional nonresidential zoning districts, see Chapter 20.100 ("Nonresidential Districts") for development standards.

Form-Based Zones. For form-based zoning districts, see Chapter 20.135 ("Form-Based Zoning Districts") for standards for zones.

Design Standards for Form-Based Zones. The Lindenville Specific Plan established design standards which regulate various aspects of building design for the T3ML, T4L, and T5L zones. The following details and requirements for the building design are set forth in the Lindenville Specific Plan:

Exemptions. Development projects in the T3ML, T4L, and T5L zones are exempt from Section 20.310.004 ("Multi-Family Residential and Mixed Use Design").

Conflicts. If a general development standard conflicts with the Lindenville Specific Plan district design and development standards, the standards in Lindenville Specific Plan prevail.

Street Location. The street system within Lindenville Specific Plan shall be located, generally, as shown in Lindenvile Specific Plan Chapter 6: Mobility. 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)

Street Standards. The streets within the Lindenville Specific Plan 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.

Utilities. All new streets shall be designed and constructed per City standards to include storm, sewer, water, and dry utilities.

Infrastructure and Utilities Location. The location and extent of proposed infrastructure and utility improvements in the Lindenville Specific Plan will be as generally described and depicted in the Specific Plan, Chapter 7: Infrastructure.

GreenPoint Checklist. Achieve a minimum of 120 points on the GreenPoint Rated checklist or equivalent;

Submetering. Submeter or use other appropriate technology that can track individual energy use, for each residential unit;

Whole Building Life Cycle Assessment. Conduct a whole-building life-cycle assessment per the Leadership in Energy and Environmental Design (LEED) Building Life-Cycle Impact Reduction Credit;

Affordable housing. Provide an additional five percent affordable housing beyond requirements in Chapter 20.380 ("Inclusionary Housing Requirements").

Open Space. Provide at least 20% of the project site as publicly assessable open space.

Additional Standards and Requirements. Additional details on the requirements for the HI Overlay are set forth in the LSP Section 3.5.

Building Height. Within the overlay, the maximum primary building height is allowed up to the maximum height allowances based on the San Francisco International Airport Land Use Compatibility Plan and FAA regulations. Height limits shall not exceed FAA regulations and the ALUCP Critical Aeronautical Surfaces requirements. See Chapter 20.300.003 ("Airport Land Use Compatibility Plan Consistency") for height allowances and airspace protection evaluation requirements based on the ALUCP.

Density Bonus. Within the overlay, the development project maximum density allowed is 180 du/ac.

Flex High-Rise. Within the overlay, the Flex High-Rise building type is allowed, see Section 20.135.030 ("Building Types").

Building Spacing. The portion of a building greater than ninety feet in height shall be located a minimum of sixty feet from all other buildings greater than ninety feet in height regardless of whether the adjacent building is on the same parcel or different parcel. Where two adjacent parcels are under different ownership, portions of a building greater than ninety feet in height shall be located a minimum thirty feet from adjoining property line. Residential building façades greater than one hundred feet in length shall be located a minimum of one hundred twenty feet from all other buildings façades greater than 100 feet in length and greater than ninety feet in height.

Building Dimensions. For residential buildings the portion of the building above ninety feet in height shall not have a continuous façade building dimension that exceeds one hundred sixty feet in length.

Reduction in Mass. Building floor plates greater than ninety feet in height shall not exceed 16,000 square feet.

Require assessments of biological resources with development proposals in areas with sensitive habitats.

Mitigate impacts to wetland habitat or special status species through project development.

Require soils and geologic review of development proposals to assess potential seismic hazards related to slope stability, earthquake ground shaking, fault ground rupture, and liquefaction potential.

Require all geologic hazards be adequately addressed and mitigated through project development.

Site Design. Sensitive habitat areas shall be protected in the following order: (1) avoidance; (2) onsite mitigation; (3) offsite mitigation; and (4) purchase of mitigation credits.

Biological Report. A development application for a project on a site located within an area identified as ecologically sensitive habitat shall also include a report by a biologist or other qualified professional that contains the following:

Required Findings. Approval of a development permit for a project on a site located within an area identified as ecologically sensitive habitat shall not occur unless the applicable review body first finds that:

Soil Report. A soil report, based upon adequate test borings or excavations, shall be prepared by a civil engineer licensed with the State of California, subject to the following requirements.

Geologic Report. A geologic report shall be prepared by a certified engineering geologist, subject to the following requirements:

Waiver of Reports. No report is required for an application located in an area for which the City Engineer determines that sufficient information exists because of previous geology or soils reports.

Limit the potential impact of coastal flooding and erosion patterns on coastal development so as to minimize damage to and destruction of life and property and to reduce the necessity of public expenditure to protect future development from such hazards;

Adapt to a changing climate by requiring resilient design and upgrades in areas impacted by sea level rise;

Require adaptation strategies and best practices for long-term resilience;

Establish standards consistent with the objectives of the San Mateo County Flood and Sea Level Rise Resiliency District (Resiliency District), which include substantial sea level rise and flood protection, and environmental and recreational enhancements;

Introduce flood-proof construction techniques and shoreline protection measures;

Steward the San Francisco Bay, Colma Creek, San Bruno Creek, and the natural habitat they provide; and

Enhance South San Francisco waterways as ecological corridors, restoring creek ecologies and creating transitional habitat zones to build resilience and ecosystem services.

The area within the Federal Emergency Management Agency (FEMA) flood zone map;

The area identified in the State of California Sea-Level Rise Guidance as the 100-year flood plus the 2100 mid-level scenario of 36 inches sea level rise; and

The San Francisco Bay Shoreline area, defined by California Code of Regulations Section 10121 as the jurisdiction of the Bay Conservation and Development Commission (BCDC) within a 100-foot “Shoreline Band.”

Site Clearance Required. Prior to issuance of a Building Permit, all new construction, repairs, or alterations must receive a Site Clearance pursuant to Chapter 20.470 (“Site Clearance”), to ensure that the proposed project is consistent with the applicable requirements of this section, except that the Chief Planner may grant an exception for normal maintenance or for required emergency projects to ensure the health and safety of the community.

Site Clearance Review Application Submittal. Application for Site Clearance must be accompanied by the following for review by the Chief Planner:

Determination of Compliance. Prior to issuance of a Building Permit, a registered professional engineer retained by the applicant shall certify that the design, specifications, and plans for the construction of shoreline Infrastructure are in accordance with the requirements of this chapter, FEMA guidance, and the Code of Federal Regulations (CFR) related to the mapping of areas protected by levee systems in place as of the application date. An applicant’s proposal that meets the requirements of this chapter and the CFR, but is not consistent with the planned infrastructure project of the City and District, shall be permitted if the proposal is demonstrated to be a less or equally environmentally impactful practical alternative (including environmentally-beneficial features such as listed species habitat, marsh, open space, etc.).

Construction Requirements. New construction or replacement of existing construction must be in conformance with Chapter 15.56 (“Flood Damage Prevention”) except where this chapter establishes a different requirement.

Shoreline Infrastructure. For properties with frontage on San Francisco Bay, Colma Creek, and Navigable Slough, new and/or substantial construction must include shoreline infrastructure with an elevation sufficient to protect against the FEMA 100-year event with three feet of sea level rise. All required elevations shall be approved by the City and OneShoreline, and certified by a professional land surveyor. In-lieu of this requirement, the applicant can meet an alternative set of requirements, which includes paying in-lieu fees and providing an easement to the City so that the City or OneShoreline is able to build this shoreline infrastructure.

Building Height. Building height within the Flood Plain/Sea Level Rise Overlay District will be measured from the Sea Level Rise Base Flood Elevation (SLR-BFE). The SLR-BFE is defined as three feet above the project site's Base Flood Elevation on the FEMA FIRM in place at the time the project application is deemed complete, or 77 inches above sea level.

Bay Access Buffer. A Bay Access Buffer extending 100 feet inland from the San Francisco Bay Shoreline is intended to provide an area to accommodate and maintain built and natural shoreline infrastructure for sea level rise protection, environmental enhancement, and public access trails. For the purposes of this chapter, the San Francisco Bay Shoreline is defined by California Code of Regulations Section 10121, which describes the jurisdiction of the Bay Conservation and Development Commission (BCDC) within a 100-foot "Shoreline Band."

Creek Access Buffers. Creek Access Buffers are intended to provide an area to accommodate and maintain flood protection and public access trail infrastructure. For properties with frontage on Colma Creek or San Bruno Creek, a minimum buffer zone of 35 feet from the top of creek bank is required to accommodate and maintain future infrastructure and a public access trail.

Elevation of Lowest Floor. For structures not wholly within a levee or seawall system, the lowest building finished floor elevation shall be the SLR-BFE (defined in Section 20.180.005(C) ("Building Height")). Spaces below the SLR-BFE are limited to access or vertical circulation structures; flood prevention measures; storage; and parking. Habitable spaces are prohibited below the SLR-BFE unless wholly protected by a levee or seawall system.

Utilities. New or replacement water supply systems and/or sanitary sewer systems must be designed to minimize or eliminate infiltration of flood waters into the systems and discharges from the systems into flood waters. On-site waste disposal systems must be located to avoid impairment of water supply systems and/or sanitary sewer systems or contamination from them during flooding.

Landscape Species. Planting palettes must:

Lighting. All lighting within the Flood Plain/Sea Level Rise Overlay District must be low intensity to reduce the amount of light reaching sensitive habitat. Also see Section 20.300.009 ("Lighting and Illumination").

Impervious Areas. No net new impervious areas are permitted in designated parks and open spaces within the Flood Plain/Sea Level Rise Overlay District.

Connectivity. All on-site open spaces are to be connected with open spaces on adjacent parcels or rights-of-way, shoreline protection, or watershed management projects.

Riparian Area Protection. To minimize disturbance to the creek and vegetation, on the edge of the creek setback the project applicant shall erect a minimum four foot high construction fence prior to the issuance of a grading permit. The fence shall stay in place until a certificate of occupancy is issued.

Real Estate Disclosure of Hazards. In any contract for the sale of real estate located in the Floodplain/Sea Level Rise Overlay District indicated on the Overlays map adopted on file with the City of South San Francisco, the seller shall include in the contract a real estate disclosure of all hazards associated with anticipated sea level rise, geologic hazards, groundwater inundation, or coastal and fluvial flooding. Any site-specific analyses related to sea level rise must also be disclosed in real estate transactions.

Limit the potential impact of flooding on Lindenville development so as to minimize damage to and destruction of life and property.

Adapt to a changing climate by requiring resilient design and upgrades in areas impacted by storms and sea level rise.

Create new publicly accessible open spaces that encourage active and passive recreation.

Create a new active mobility corridor to support improved connectivity.

Enhance South San Francisco waterways as ecological corridors, restoring creek ecologies and creating transitional habitat zones to build resilience and ecosystem services.

Southern Creek Edge: West of South Spruce Avenue. Measured from the existing Colma Creek right-of-way, the southern edge of the Colma Creek Greenbelt shall setback a minimum of fifty feet.

Southern Creek Edge: Between South Spruce Avenue and South Linden Avenue. Measured from the existing Colma Creek right-of-way, the southern edge of the Colma Creek Greenbelt shall setback a minimum of one hundred forty feet. The setback width of this segment of the Colma Creek Greenbelt includes an approximate fifty-six foot Creek enhancement (blue-green infrastructure) and an eighty-four foot active mobility linear Greenway. This segment of the Colma Creek Greenbelt must be coordinated with the relocation of South Canal Street.

Southern Creek Edge: East of South Linden Avenue. Measured from the existing Colma Creek right-of-way, the southern edge of the Colma Creek Greenbelt shall setback at least one hundred forty feet. The setback width of this segment of the Colma Creek Greenbelt includes an approximate 56 foot Creek enhancement (blue-green infrastructure) and an eighty-four foot active mobility linear Greenway.

Northern Creek Edge: East of South Linden Avenue. Measured from the existing Colma Creek right-of-way, the northern edge of the Colma Creek Greenbelt shall setback a minimum of 94 feet. The total setback is a ninety-four foot expanded Creek (blue-green infrastructure) and should be coordinated with any larger projects in the Colma Creek Watershed.

Additional Standards and Requirements. Additional standards, requirements, and details for all development and open space are set forth in the Lindenville Specific Plan.

Facilitate the retention and creation of new creative uses in the South Linden Avenue Corridor.

Mix of land uses to promote pedestrian activity, thriving businesses, and creativity.

Serve as a transitional area between the existing, traditional industrial spaces in Lindenville and the new, mixed use residential uses.

Ground Floor Area. At least 50 percent of ground floor building area of parcels in the Arts and Makers Overlay District must be devoted to arts and makers uses listed in Table 20.200.003.

Arts and Makers Uses. For parcels within the Arts and Makers Overlay District in the Lindenville Specific Plan, uses in Table 20.200.003 may fulfill the Arts and Makers ground floor use requirement. These uses are permitted in addition to uses allowed in underlying MIH and T3ML zones.

New Buildings. There are no minimum parking requirements for development projects in the Arts and Makers Overlay District.

Adaptive Use Changes. If the use of the existing building is considered nonconforming in the Arts and Makers Overlay District as established prior to adoption of the Specific Plan, the use may be changed ministerially if it complies with Table 20.200.003. Those buildings may be eligible for development incentives for arts and makers uses.

On-Site Sales of Goods. Showrooms and ancillary sales of arts and makers goods produced on site are permitted.

Create a place that represents a unique, attractive destination for residents and visitors.

Enable residents and employees to meet their daily needs within a short walk or bike ride.

Maintain a diverse mix of uses in Lindenville to support the local economy.

Enhance the Lindenvilles's character through the promotion of high-quality design.

Ground Floor Building Area. At least 50 percent of ground floor building frontage along South Spruce Avenue shown in Figure 20.210.002 must be devoted to active ground floor uses allowed in Table 20.210.003.

Ground Floor Depth. Retail and commercial shopfronts shall have a minimum depth of twenty-five feet.

Floor-to-Floor Height. Active ground floor uses shall have a minimum floor-to-floor height of fifteen feet and minimum twelve feet clear floor-to-ceiling dimension.

Building Frontage Types. The following frontage types are required on the ground floor facing South Spruce Avenue for buildings: arcades, forecourts; shopfronts; and terraces, or similar. See Chapter 20.135.040 ("Frontage Types") for standards for all building frontages types allowable within the form-based, or transect, zoning districts.

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:

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.

Provide for the efficient extension of utilities, infrastructure and services into this district.

Provide a mechanism for flexibility in the long-term, phased development of land uses within the boundaries of the Specific Plan District.

As used in this chapter, “Specific Plan” shall refer to the contents of this chapter and the uncodified Specific Plan Appendix, collectively.

The regulations contained in this chapter shall apply to the areas within the Oyster Point Specific Plan District mapped on the Official Zoning Map.

The Specific Plan District is divided into two planning areas as follows and as shown on Figure 20.230.002.

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.

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).

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.

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.

Pedestrian Circulation. Sidewalks and pedestrian promenade widths shall, at a minimum, comply with the standards in Chapter 19.20 ("Street Design"). Where appropriate to accommodate active uses, greater widths should be provided.

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.

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.

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.

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.

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.

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.

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.

Plant selections shall be appropriate to the scale of the proposed architecture and character of the open space.

All landscape components shall be climatically suitable to the site.

Soil depths shall be provided to achieve reasonable success of the trees within a paved environment.

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”).

Master Sign Program Required. A master sign program shall be submitted as a part of the Precise Plan application for a site.

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.

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.

Variance Procedure. Where practical difficulties, unnecessary hardships or results inconsistent with the general purpose of the Specific Plan may result from the strict application of certain provisions thereof, Variances may be granted pursuant to Chapter 20.500 ("Variances").

Amendments. The Specific Plan may be amended as set forth in Chapter 20.530 ("Specific Plans and Plan Amendments").

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;

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;

To establish facility-wide development standards and design guidelines consistent with the City’s General Plan and the East of 101 Area Plan; and

To define a baseline of existing conditions for each lot reclassified to the Genentech Master Plan District.

Site Design Principles. New buildings shall address the following design principles pertaining to each building site and its surroundings, as applicable:

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.

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.

Off-Street Parking Requirements. Off-street parking requirements are established in Table 20.260.003(D): Genentech Off-Street Parking Requirements.

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.

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.

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.

Wheel Stops. Wheel stops are not required in the Genentech Master Plan District.

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.

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.

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.

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.

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.

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:

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.

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.

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.

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.

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.

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.

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.

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.

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”).

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:

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.

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.

As used in this chapter, “specific plan” shall refer to the contents of the Southline Specific Plan.

The regulations contained in this chapter are intended to implement the Southline Specific Plan and shall apply to the areas within the Southline Campus Specific Plan District (S-C) mapped on the official zoning map.