El Camino Real

The El Camino Real sub-area is the central corridor of the city, extending more than two and a half miles from northwest to southeast. It has a mix of land uses, though retail is the most common use. It contains approximately one-tenth of the city’s entire population, and its residents are less likely to be children and more likely to be seniors.

The General Plan aims to create a dynamic and accessible boulevard for all. El Camino Real transforms from a regional thoroughfare to a “Grand Boulevard,” complete with comfortable accommodations to facilitate multiple modes of transportation and generous street furniture, signage, and landscaping that enhance the appearance of the corridor. Improved bicycle, pedestrian, and transit connectivity provide opportunities for non-auto travel along and to the corridor. A new street will connect El Camino Real to Sunshine Gardens, improving connectivity to and from the El Camino Real sub-area.

The General Plan pinpoints strategic locations to support increased housing density and mixed uses along El Camino Real. These activity centers are the South San Francisco BART station, the El Camino Real/Chestnut Avenue area, and the South Spruce Avenue area. The activity centers are imagined as complete neighborhoods, will include spaces for social gathering, shopping, and entertainment to enable residents, employees, and visitors to meet their daily needs. The three activity centers already have many of these complete neighborhood components, including anchored institutional uses, and the potential for intensification of office, retail, and residential uses.

The South San Francisco BART station area has potential for more housing production and increased daily services to serve new and existing residents. The General Plan imagines this area as a transit-oriented community, where residents have ample opportunity to use transit and active transportation to reach their destinations. To achieve this vision, improved connections are needed from the BART station to nearby destinations, including the Costco and other retail along El Camino Real, the Centennial Way Trail, and El Camino High School.

The El Camino Real/Chestnut Avenue area activity center will be anchored by the South San Francisco Community Civic Campus. The Kaiser Permanente Medical Center, Orange Memorial Park, the Centennial Way Trail, and retail along El Camino Real are other major attractions in this area. Maximum allowed building heights for new buildings in the El Camino Real/Chestnut Avenue area would be reduced from presently-allowed maximums under the El Camino Real/Chestnut Avenue Area Plan in order to create harmonious height transitions from adjacent residential uses.

The South Spruce Avenue area includes major auto-oriented commercial centers, including the Brentwood shopping center and the shopping center at the southeast corner of El Camino Real and South Spruce Avenue with the currently vacant anchor tenant space (formerly occupied by Safeway). It also includes the See’s Candy factory, a legacy industrial use in South San Francisco. Due to its proximity to the San Bruno BART station and the SamTrans bus corridor along El Camino Real, this area also has potential for more housing production in areas that comply with San Francisco International Airport land use compatibility regulations.

Vision Statement

A dynamic and re-envisioned boulevard that is a safe and healthy place for transit riders, pedestrians, and cyclists, with a diverse mix of commercial and residential, and open space uses.

Goal SA-8 Goal SA-9 Goal SA-10 Goal SA-11 Goal SA-12 Goal SA-13 Goal SA-14 Goal SA-15

Goal SA-8

Goal SA-8:

A range of housing types are produced for different income levels and household types along El Camino Real and throughout the corridor.

Intent:

To produce a diversity of housing types along El Camino Real.

Policy SA-8.1: Housing diversity on El Camino Real.

Ensure a mix of affordable and market rate housing on El Camino, targeting the creation of 5,000housing units.

Action SA-8.1.1: Remove ground floor retail requirement.
Update the Zoning Ordinance to remove ground floor retail requirement along the corridor to allow for residential-only buildings with a focus on active ground-floor uses and design.

Policy SA-8.2: Develop high-density housing.

Develop high-density housing on sites designated as Urban Residential, which emphasizes higher-density, multifamily residential development.

Policy SA-8.3: Encourage parcel aggregation along El Camino Real.

Encourage flexibility in allowing non-residential developers to aggregate parcels.

Policy SA-8.4: Inclusionary housing along El Camino Real.

Encourage developers along El Camino Real to use State and City inclusionary housing programs to develop housing for different income levels and household groups.

Policy SA-8.5: Leverage publicly-owned land along El Camino Real.

Leverage publicly-owned land for future affordable housing development.

Action SA-8.5.1: Facilitate affordable housing development on the Municipal Services Building site.
Facilitate development of affordable housing with community-serving amenities, such as open space or recreational facilities, on the Municipal Services Building site.

Goal SA-9

Goal SA-9:

Mixed use development is encouraged along El Camino Real and business developed is supported along the corridor.

Intent:

To provide opportunities to live, work, shop, and dine along El Camino Real.

Policy SA-9.1: Support implementation of the entitled residential development on the SFPUC site.

Continue developing the San Francisco Public Utilities Commission (SFPUC) site off Mission Road as high-density, mixed use housing and public recreation space that features community resources and attractive housing options.

Action SA-9.1.1: Allow mixed use development along Mission Road.

Update the Zoning Ordinance to allow mixed use development, including housing and non-residential uses, along portions of Mission Road.

Policy SA-9.2: Encourage redevelopment of Winston Manor Center as mixed use center.

Develop Winston Manor Center (southwest corner of El Camino Real and Hickey Boulevard) as a mixed use hub that balances both commercial and residential uses and retains its grocery store.

Goal SA-10

Goal SA-10:

The South San Francisco BART Station is developed as a mixed use hub; continue to work closely with BART to coordinate on land use changes and development near the Station.

Intent:

To create a variety of housing, gathering spaces, offices, retail, dining, and more to benefit all at the South San Francisco BART station.

Policy SA-10.1: Allow mix of uses at South San Francisco BART.

Encourage a mix of residential, personal services, restaurants, childcare, markets and grocery stores, small offices, retail, entertainment, and gathering places and facilitate convenient connections to the South San Francisco BART Station.

Action SA-10.1.1: Coordinate with BART on developing housing at SSF BART station.

Coordinate with BART to conduct studies to determine the feasibility of developing the surface parking lot on Mission Road into housing.
Action SA-10.1.2: Create station area access plan.

Prepare a station area access plan for the South San Francisco BART Station that includes street, sidewalk, biking, and infrastructure improvements.

Policy SA-10.2: Intensify residential uses.

Encourage development of higher intensity residential uses on current big box and shopping centers north of the BART Station.

Policy SA-10.3: Encourage active ground floor uses near South San Francisco BART.

Encourage active ground floor uses, such as retail, within a half mile of the South San Francisco BART station to promote pedestrian activity.

Goal SA-11

Goal SA-11:

Active pedestrian-oriented, mixed use centers are created at the El Camino Real/Chestnut Avenue area.

Intent:

To create a variety of housing, gathering spaces, offices, retail, dining, and more to benefit all residents and visitors at the El Camino Real/Chestnut Avenue area.

Policy SA-11.1: Develop mixed use hub at the El Camino Real/Chestnut Avenue area.

Develop a mixed use hub at the El Camino Real/Chestnut area with a mix of residential, personal services, restaurants, markets and grocery stores, small offices, retail, entertainment, and places for gathering, and childcare.

Action SA-11.1.1: Reduce building heights to be consistent with residential height allowances Downtown.

Update the El Camino Real/Chestnut Avenue Specific Plan to reduce maximum allowable building heights in the Chestnut Avenue corridor, but not the allowable residential densities.
Action SA-11.1.2: Continue to implement the El Camino Real/Chestnut Avenue Area Plan.

Continue to implement the El Camino Real/Chestnut Avenue Area Plan and update as necessary.

Policy SA-11.2: Develop retail center at El Camino Real/Chestnut Avenue area.

Develop the retail center located east of Chestnut Avenue and El Camino Real as an activity center with high-density mixed use development featuring affordable housing and retail options.

Goal SA-12

Goal SA-12:

A hub of activity is developed at the South Spruce Avenue Area with a mix of personal services, restaurants, markets and grocery stores, offices, retail, entertainment, and gathering places.

Intent:

To create a variety of gathering spaces, offices, retail, dining, and more to benefit all residents and visitors at the South Spruce area.

Policy SA-12.1: Allow mix of uses in the South Spruce Avenue area.

Preserve and enhance the South Spruce Avenue Area as a vibrant, neighborhood shopping destination while allowing office, life sciences, and biotech development.

Action SA-12.1.1: Increase residential densities in proximity to El Camino Real and South Spruce Avenue.

Update the Zoning Ordinance to increase maximum allowed densities near the intersection of South Spruce Avenue and El Camino Real to accommodate higher-density mixed use development at and around this intersection.

Policy SA-12.2: Encourage redevelopment of Brentwood Shopping Center.

Develop a commercial hub at Brentwood Center on the southwest side of El Camino Real and South Spruce.

Policy SA-12.3: Create new connections to the Centennial Way Trail in the South Spruce Avenue Area.

Create new pedestrian connections to the Centennial Way Trail from El Camino Real.

Policy SA-12.4: Continue to recognize Bimbo’s Bakery as legacy use.

Recognize Bimbo’s as a legacy use in the South Spruce corridor; permit it as a conforming use, allowing for expansion and contraction as necessary. If in the future Bimbo’s stops operation at this site, require any new uses or new development of the site to be in conformance with the Low Density Mixed Use Designation, and sensitive to the residential neighborhoods to the north.

Policy SA-12.5: Continue to recognize See’s Candies as a legacy use.

Recognize See’s Candies as a legacy use in the El Camino corridor; permit it as a conforming use, allowing for expansion and contraction as necessary. If in the future See’s Candies stops operation at this site, require any new uses or new development of the site to be in conformance with the Medium Density Mixed Use designation and sensitive to the residential uses to the north.

Policy SA-12.6: Encourage residential development within 65 db noise contour.

Encourage residential development in the South Spruce area that are within the 65 db CNEL contour, provided the interior of a structure meets the standard indoor 45 db CNEL noise requirement.

Action SA-12.6.1: Review consistency with San Francisco International Airport Land Use Compatibility Plan.

Review the San Francisco International Airport Land Use Compatibility Plan (ALUCP) and as needed, update the City of South San Francisco’s General Plan to be in conformance with land use compatibility standards in the ALUCP. In the event that updates to the ALUCP allow residential land uses on suitable sites on the El Camino Real corridor where residential is not currently permitted, update the General Plan to allow Urban Residential uses.

Goal SA-13

Goal SA-13:

A quality public realm along El Camino Real with appropriate transitions to nearby neighborhoods.

Intent:

To ensure El Camino Real has an inviting, memorable public realm.

Policy SA-13.1: Support small locally-owned businesses.

Continue to provide assistance to support small locally-owned businesses in the El Camino Real corridor.

Action SA-13.1.1: Business support for El Camino Real businesses

Develop a mechanism to support building upkeep and maintenance, signage, and façade improvements for El Camino Real businesses.

Policy SA-13.2: Implement El Camino Real streetscape enhancements.

Transform El Camino Real into a boulevard with streetscape enhancements, including street furniture, signage, consistent landscaping on medians, and public art that enhance the appearance of the corridor.

Policy SA-13.3: Require sidewalk widening along El Camino Real.

Where feasible, widen sidewalks in areas with active ground floor uses and institutional uses to encourage pedestrian activity and allow for more space for seating, trees, and landscaping.

Policy SA-13.4: Require context-sensitive design.

Require development projects along El Camino Real to use architectural transitions, such as setbacks, transitions in building height, and landscaping, to adjacent residential properties.

Goal SA-14

Goal SA-14:

Improved pedestrian, bicycle, and roadway connections between adjacent residential neighborhoods and El Camino Real.

Intent:

To ensure everyone can easily access El Camino Real and nearby neighborhoods.

Policy SA-14.1: Improve pedestrian and bicycle connections through SFPUC site.

Continue developing the SFPUC site with strong pedestrian and bicycle connections between the Sunshine Gardens sub-area and El Camino Real.

Policy SA-14.2: Improve Colma Creek connections from El Camino Real.

Improve existing and create new connections to Colma Creek from El Camino Real on public rights-of-way.

Policy SA-14.3: Improve safety of El Camino Real crossings.

Where feasible, employ median refuges, highly visible crosswalks, and flashing beacons to improve safety of El Camino Real crossings.

Action SA-14.3.1: Implement El Camino Real wayfinding signage

Add wayfinding signage to improve connections to the South San Francisco BART station, Kaiser Permanente Medical Center, Colma Creek, and the Centennial Way Trail.

Policy SA-14.4: Improve pedestrian and bicycle connections to the Centennial Way Trail.

Action SA-14.4.1: Chestnut Avenue and Antoinette Lane intersection improvement.

Provide and maintain safe and convenient pedestrian and bicycle connections, including via improved signage, lighting, and flashing beacons, along Antoinette Lane across Chestnut Avenue to link the two ends of the Centennial Way Trail.

Policy SA-14.5: Maintain roadway connectivity in El Camino Real.

Maintain roadways within El Camino Real and foster connectivity between El Camino Real and adjacent neighborhoods.

Action SA-14.5.1: New Roadway connection in El Camino Real in SFPUC / Kaiser area.

Study potential to connect Sequoia Avenue and Las Flores Avenue across El Camino Real.

Goal SA-15

Goal SA-15:

Opportunities for new recreational spaces that offer public services, entertainment options, and open space.

Intent:

To create opportunities for residents living near El Camino Real to gather, socialize, and play.

Policy SA-15.1: Continue the Community Civic Campus.

Continue developing the Community Civic Campus with institutional uses and public spaces.

Policy SA-15.2: Develop outdoor programming and cultural events.

Develop outdoor programming and cultural events at the public space in front of the Community Civic Campus.

Policy SA-15.3: Create art and gathering spaces along El Camino Real.

Encourage new development to incorporate public art, public plazas, seating, and gathering spaces along or near the El Camino Real corridor.

Other goals related to El Camino in other Elements include the following:

Policy PR-4.7: Publicly accessible, private open space.
Goal LU-1: Create complete neighborhoods, where residents can access most of their everyday needs within a short walk, bike, or transit trip.
Action LU-9.1.2: Form-based codes.

El Camino Real

El Camino Real

Vision Statement

Goal SA-8:

A range of housing types are produced for different income levels and household types along El Camino Real and throughout the corridor.

Intent:

Policy SA-8.1: Housing diversity on El Camino Real.

Action SA-8.1.1: Remove ground floor retail requirement.

Policy SA-8.2: Develop high-density housing.

Policy SA-8.3: Encourage parcel aggregation along El Camino Real.

Policy SA-8.4: Inclusionary housing along El Camino Real.

Policy SA-8.5: Leverage publicly-owned land along El Camino Real.

Action SA-8.5.1: Facilitate affordable housing development on the Municipal Services Building site.

Sitemap

Company Details

JOIN OUR EMAIL LIST TO STAY INVOLVED!