Land Use and Community Design

Where We Want to Be

In the future

A strong local economy that offers a diversity of employment opportunities for current and future residents and enhances the fiscal sustainability of the City.
A diverse supply of housing types affordable to different income levels and household compositions that promote a high quality of life for all residents.
An attractive community with a public realm that fosters activity and social interaction and celebrates South San Francisco's history and culture.
Amenities available throughout the city that enhance the quality of life and enjoyment of residents, employees, and visitors.
Convenient and equitable access to services, jobs, public facilities, and transportation infrastructure throughout the city.
A sustainable and resilient built environment that promotes equity and positive health outcomes.

Performance

Metrics

01Performance Metric:

Housing near transit

Target:

Increase the number of housing units within a half-mile radius of BART and Caltrain stations and other high-quality public transit service

Data:

2021 Data: 1498 Dwelling units within 10 mins. (half mile) to high quality transit.

02Performance Metric:

Complete neighborhoods, where residents can reach community amenities (e.g., grocery stores and retail), public facilities (e.g., parks and community centers) and services (e.g., health care and affordable childcare) within a 20-minute walk

Target:

All residences are within a complete neighborhood

Data:

03Performance Metric:

Building square footage of industrial, research and development (R&D), and office uses.

Target:

Stable or increasing supply of building square footage for employment uses

Data:

2021 data: 27,003,540 square feet

04Performance Metric:

Increase the number of housing units by permitting housing at low, moderate, and above-moderate income levels

Target:

871 very low income units, 502 low income units, 720 moderate income units, 1863 above moderate income units for a total of 3,956 housing units.

Data:

2023-2031 target date progress: 0% completed

How Our Plan

Gets Us There

A woman walking down a path through a park

The Land Use and Community Design Element establishes the citywide pattern, scale, and character of residential, office, industrial, research and development (R&D), retail and services, recreation, public, and all other land uses throughout the City of South San Francisco through the 2040 General Plan horizon. It anticipates and aims to preserve and grow a range of housing types for different income levels throughout the city, to ensure that all people in all stages of life, present and future, have opportunities to live affordably in South San Francisco. The Land Use and Community Design Element simultaneously supports existing commercial, industrial, and R&D land uses and provides opportunities for new industries in a manner that is compatible with city character and minimizes impacts on residents. Finally, the Land Use and Community Design Element provides guidance to create a pedestrian-friendly public realm – including sidewalks, streets, and other public spaces – that simultaneously beautify the community and help improve pedestrian, bicycle, and transit connectivity throughout the city.

Key Issues and Opportunities

The City of San Francisco has a diverse mix of land uses that provide opportunities to live, shop, work, and play. Understanding how land is currently used in South San Francisco is important for understanding opportunities for preservation and future growth through the General Plan horizon year (2040). This section describes the existing pattern of land use and identifies issues and opportunities for future uses to encourage a vibrant community where everyone can thrive.

Residential Industrial and (R&D) Commercial Civic

Residential

South San Francisco’s most common land use is residential, with single-family homes covering about 34% of land, and multifamily housing covering about 6% of land. In fact, single-family residential is the dominant land use in all sub-areas except El Camino Real, Lindenville, and East of 101, meaning that there are distinct residential neighborhoods throughout most of the city.

While South San Francisco has historically been a place where people of all income levels can find a place to live, regional housing demand has driven up the prices of home ownership and rentals across the Bay Area in recent years, making it more challenging for people earning at or below the county’s median household income to establish and retain residency in South San Francisco. Residents in some areas of South San Francisco are particularly vulnerable to displacement.

The City of South San Francisco is committed to creating opportunities for everyone to live in South San Francisco, regardless of income. Per the draft 2023-2031 Regional Housing Needs Allocation (RHNA), the City of South San Francisco must permit a minimum of 3,950 housing units within this timeframe at varying levels of affordability to meet this requirement. In addition, the City must continue permitting new housing to comply with the 2023 - 2031 RHNA cycle as well as future RHNA cycles during the General Plan horizon year.

Opportunities and considerations related to growing South San Francisco’s housing stock include the following:

Community benefits: New development must create community benefits for both residents and employees.
Diverse housing types: A range of housing types for different income levels and household types must be produced to balance job and housing growth and distribute the potential impacts of future growth in the city.
Impacts of future growth: The City must consider the impacts of future growth, including potential displacement, on existing residents and be strategic about the amount and pace of growth.
Sustainability: The City must identify methods to make sure land use decisions and development promotes sustainability, such as creating complete neighborhoods and encouraging new development to incorporate energy-efficient design.

Industrial and (R&D)

Industrial and Research and Development (R&D)

Considering that South San Francisco is the “Industrial City” and the “Birthplace of Biotechnology,” it is perhaps not surprising that industrial and R&D land uses are the second-most common land use (29.5% of land) in the city, after residential. Most industrial and R&D uses, which power South San Francisco’s economy and position the city as a global leader and worldwide hub of life science uses, are concentrated in the Lindenville and East of 101 sub-areas.

Although industrial development is a traditional strength of South San Francisco, R&D’s recent expansion, specifically, the enormous growth of the life sciences cluster, has created pressure to convert existing industrial land into other uses. Redevelopment of industrial properties could likely result in declining business diversity due to the loss of businesses engaged in production, distribution, and service and repair (PDR) activities. These companies often provide jobs that pay above minimum wage for people without advanced degrees, so the loss of these businesses could decrease the amount of these types of employment opportunities for residents.

Additional opportunities and considerations for the General Plan, as related to industrial and R&D land uses, include but are not limited to the following:

Production, distribution, and service and repair businesses (PDR): Retain businesses engaged in production, distribution, and service and repair, while simultaneously continuing to expand R&D uses.
Emerging technologies: Apply flexible design and land use regulations that help incubate emerging technologies.
Business diversity: Maintain business diversity to remain a world class life sciences destination and an economic engine for the region.
Job opportunities for all: Provide opportunities to connect jobs in South San Francisco to residents of all educational backgrounds and skills.
Creative economy: Encourage creatives and creative industries, such as artists, publishers, digital technology companies, and designers, to thrive in South San Francisco by encouraging the use of industrial spaces for creatives and enhancing the vitality of arts and culture in South San Francisco.

Commercial

Commercial development, which includes hotels, office, retail, and personal services, is spread throughout the Planning Area and covers about 6% of land. El Camino Real, Airport Boulevard, Grand Avenue, and Linden Avenue have high concentrations of commercial land uses and are popular places to shop and dine. The city has a diverse mix of retail establishments and restaurants, and these include both chains and local businesses. Downtown in particular has a wide variety of culturally diverse small businesses, including businesses owned by local residents, that should be supported and preserved due to the valuable services and jobs they provide to the community.

Additional considerations to improve access to and promote commercial development in South San Francisco include:

Improved access to commercial centers: While South San Francisco has great business diversity, not all residents have convenient access to retail, restaurants, and services, meaning they must rely on cars to access daily necessities. It is important to find opportunities to ensure all residents have convenient access to commercial centers, either by allowing for diversity of land uses in some neighborhoods or by improving transportation connections to commercial centers.
E-commerce: The rise of e-commerce has created challenges for brick and mortar retail. In the future, the City may consider clustering retail in targeted areas, creating experiential opportunities in retail centers, and aligning retail growth with residential growth.

Civic

Parks, open spaces, and common greens (10% of land as of 2019) and civic/institutional land uses are distributed throughout South San Francisco for use of residents, employees, and visitors alike. Downtown has a high concentration of civic uses, including City government facilities at City Hall, the Annex and the Grand Avenue Public Library. Population and employment growth will create more demand for parks, recreational facilities, and public facilities, as well as improved infrastructure in areas expected to experience significant development through the General Plan horizon.

Opportunities and considerations for the General Plan, as related to civic land use, include but are not limited to the following:

The impact of growth on public facilities and services: The City will need to ensure future and existing residents are well-served by both new and existing public facilities, parks, and recreational facilities.
Park access in neighborhoods most in need: Seek new park and recreation funding opportunities for construction and maintenance that could help expand and improve access to parks and open spaces across the city, including in areas with lower park access, such as Downtown and Sunshine Gardens.
Infrastructure for development: The City will need to ensure areas that undergo residential development over the General Plan horizon are supported with adequate transportation and utility infrastructure as development occurs.

Community Design

Community design refers to what somebody sees and experiences when spending time in South San Francisco’s streets, commercial districts, and public spaces. Community design is impacted by a few factors, including landscaping and tree canopy; public art; the

location, scale, and architectural character of homes, stores, parks, offices, and other spaces; and how easily one can travel between destinations. Quality community design can enhance one’s quality of life. Beautiful, well-designed, pedestrian-scale buildings, streets, and public spaces can increase one’s pride in South San Francisco, improve community safety, strengthen connections to local arts and culture, and make South San Francisco a more attractive place to live, visit, and work.

Community design is impacted by the character and age of buildings, as well as their interaction with the surrounding environment. Building design and character in South San Francisco varies greatly by neighborhood. For instance, Downtown features two historic retail corridors, Grand Avenue and Linden Avenue, where a variety of historic structures and land uses contribute to the creation of memorable corridors with diverse architectural styles. In East of 101, on the other hand, building character is significantly different, as there is a high concentration of large office and R&D buildings built after 2000 that are set far back from the street.

Key components of quality building design include using sustainable, long-lasting building materials, orienting buildings towards streets to create inviting spaces, and designing buildings to reflect local history. The General Plan seeks to facilitate building design that creates walkable and inviting spaces, such as locating parking behind buildings, allowing for outdoor plazas and dining, and locating building frontages in close proximity to the sidewalk edge, where appropriate.

Accessibility, connectivity, and the quality of the pedestrian environment are important characteristics of community design. Walkable neighborhoods often enjoy economic benefits, including higher property values, increased private investment, and tourism. Residents in walkable neighborhoods typically engage in more physical activity than residents in neighborhoods with low walkability, which leads to improved public health outcomes. The General Plan seeks to improve pedestrian connections throughout the community, as well as bicycle and public transit connections, to ensure South San Francisco is an accessible, connected community for all.

General Plan Land Use

The General Plan Land Use map shows the location and the intended use of each parcel of land in South San Francisco. The land use map is a graphic representation of the land use policies contained within the General Plan Land Use and Community Design Element. Each parcel is given a land use designation, which provides a vision of a parcel’s intended use or uses.

Citywide Land Use Vision Land Use Designations Growth Projections

Citywide Land Use Vision

The General Plan land use map and policies identify opportunities to develop and preserve housing, employment, parks, and more across the city. Specifically, the General Plan Land Use and Community Design Element creates a land use scheme that aims to:

Maintain industrial uses in Lindenville and East of 101 to: a) Preserve the “Industrial City” heritage, b) Retain a base of above minimum wage paying jobs that match skillsets of residents and c) Maintain small and diverse businesses critical for a thriving economy.

Retain life science uses that will ensure South San Francisco will remain a world class life sciences destination and an economic engine for the region

Create new, vibrant residential neighborhoods in East of 101 and Lindenville, ensuring appropriate City services, amenities, and retail to support new residential growth

Produce a range of housing types for different income levels and household types across the city to balance job and housing growth and distribute the potential impacts of future growthCelebrate the history, culture, and diversity of the Downtown and its residents and maintain Downtown as the heart of the community by: a) Retaining small, culturally diverse businesses, b) Protecting existing Downtown residents from the impacts of neighborhood displacement, and c) Creating programming for arts and cultural resourcesTransform Colma Creek into a public amenity that manages flooding and sea level rise, restores ecology, increases public access, and improves public access to the San Francisco Bay and Bay Trail

Consider the impacts of future growth, including potential displacement and traffic impacts, on existing residents and businesses, being strategic about the amount and pace of growth Improve bike, pedestrian, and public transit connectivity throughout the city

Given the availability of vacant land, market conditions, and the community’s desire for change or preservation in respective parts of the city, most land-use changes in this General Plan update are focused on four sub-areas: Downtown, East of 101, El Camino Real, and Lindenville. For more details on policies relative to each planning sub-area, including the sub-areas not expected to undergo significant change, reference the Sub-Areas Element.

Land Use Designations

The General Plan includes over 30 land use designations and mapped in the General Plan Land Use Map. There are four broad categories of land use designations – 1) residential, 2) nonresidential uses (commercial and industrial uses), 3) mixed use and 4) civic. Residential designations define the predominantly residential areas of the city and range from single family homes to multifamily housing. Nonresidential designations provide locations for commercial, office, industrial, and R&D uses. Mixed use designations provide areas for a range of residential or commercial uses in vertical or horizontal patterns. Civic designations identify a range of public facilities such as schools, parks, and government facilities.

The Zoning Ordinance includes specific allowances and prohibitions of uses (including conditional uses), dimensional requirements such as building setbacks, parking standards, and building heights. Land use designations and zoning districts must be compatible but need not be identical. Zoning regulations must be within the range of the allowed intensity and uses found in the General Plan. Note that the maximum density of any land use designation may be exceeded to complement General Plan Housing Element policy (in accordance with the density bonus provisions of Section 65915 of the California Government Code).

Land Use Designation	Description	Example
Residential
Low Density Residential	Detached, single-family residential development (maximum residential densities up to 8 dwelling units per acre (du/ac)
Medium Density Residential	Attached or detached single-family housing, duplexes, triplexes, fourplexes, townhouses, condominiums (maximum residential densities up to 22 du/ac)
Medium-High Density Residential	A mix of medium density residential development, including townhouses, condominiums, and apartment buildings (maximum residential densities up to 37.5 du/ac)
High Density Residential	A mix of residential development, including townhouses, condominiums, and apartment buildings (maximum residential densities up to 50 du/ac)
Downtown Residential	A higher density mix of residential housing types, compatible in scale with adjacent Downtown residential districts (maximum residential densities up to 125 du/ac)
Urban Residential	A higher-density residential area with a variety of multifamily housing choices (maximum residential densities up to 180 du/ac)
San Mateo County Low Density Residential	Detached single-family housing on large parcels (maximum residential densities up to 2.2 du/ac)
Mixed Use
Low Density Mixed Use	Lower-scale, mixed use blending residential, commercial, and retail uses and public spaces serving both surrounding neighborhoods and visitors from nearby areas (minimum FAR from 1.5 up to 2.25 with community benefits; residential densities up to 60 du/ac)
Linden Neighborhood Center	Neighborhood center with retail and commercial uses along the ground floor (minimum FAR from 2.0 up to 3.0 with community benefits; maximum residential densities up to 80 du/ac)
Grand Avenue Core	The historic retail center of the city (minimum FAR from 1.5 up to 4.0 with community benefits; maximum residential densities up to 100 du/ac)
Medium Density Mixed Use	A broad range of commercial, office, and residential uses and public spaces serving both surrounding neighborhoods and visitors from nearby areas (FAR from 0.5 up to 3.5 with community benefits, of which up to 0.5 FAR can be non-residential; maximum residential densities up to 120 du/ac)
High Density Mixed Use	A walkable mixed-use area located in Lindenville and along the S El Camino corridor with a focus on mixed use (residential/commercial) and high-density multifamily development (FAR from 0.5 up to 4.5, of which up to 0.5 FAR can be non-residential if residential is provided onsite; maximum residential densities up to 180 du/ac)
East of 101 Mixed Use	A walkable mixed-use area located adjacent to the East of 101 Transit Core with a focus on mixed use (residential/commercial), hotel, and high-density multifamily development (FAR from 0.5 up to 5.0 with community benefits, of which up to 0.5 FAR can be non-residential; maximum residential densities up to 200 du/ac)
Downtown Transit Core	A vibrant, mixed-use area located adjacent to the Caltrain Station that allows the highest intensities in the Downtown area (minimum FAR from 2.0 up to 8.0 with community benefits; maximum residential densities up to 180 du/ac)
East of 101 Transit Core	Transit-oriented community with a walkable street pattern and a vibrant mix of high-density multifamily and employment uses with supportive retail, services, and amenities (minimum FAR from 1.0 up to 8.0 with community benefits; maximum residential densities up to 120 du/ac to 200 du/ac)
Non-Residential
Community Commercial	Shopping centers and major commercial districts provide retail, services, hotels, and other amenities (FAR up to 0.5)
Oyster Point Coastal Commercial	A mixed-use area that allows for office, hotel, and other commercial uses (FAR ranges from 0.5 up to 2.2 with community benefits). For additional information, refer to the Oyster Point Specific Plan report.
Business Technology Park	Campus-like environments for corporate headquarters, research and development facilities, and offices (FAR ranges from 0.5 up to 1.0 with community benefits)
Business Technology Park High	High-density corporate headquarters, research and development facilities, and offices (FAR ranges from 0.5 up to 2.0 with community benefits)
Business & Professional Office	Administrative, financial, business, professional, medical, and public offices in locations proximate to BART or Caltrain stations (FAR ranges from 1.0 up to 2.5 with community benefits)
Mixed Industrial	Industrial lands for a wide range of manufacturing, processing, general service, warehousing, storage and distribution, and service commercial uses (FAR ranges from 0.4 up to 1.0 with community benefits)
Mixed Industrial High	High-density industrial lands for a wide range of uses (FAR ranges from 0.4 up to 2.0 with community benefits)
Industrial Transition Zone	A transition between a mixed-use area and high industrial area with a mix of residential and industrial uses (FAR ranges from 0.4 up to 3.5 with community benefits; residential densities up to 120 du/ac)
Genentech Master Plan	Private campus with corporate headquarters, research and development facilities and offices. For additional information, refer to the Genentech Campus Master Plan report.
Civic/Other
Planned Development	Planned residential, mixed use, or non-residential development. Du/ac and FAR dependent on project.
Public	Land reserved for public facilities, including government offices, the library, and the sewer treatment plant
School	Land reserved for school sites and facilities
Transportation	Land for transportation uses, including regional rail lines like BART and Caltrain.
Parks & Recreation	Parks, recreation complexes, public golf courses, and greenways.
Open Space	Reserved land for natural and active open space uses, including sites slopes greater than 30%, sensitive habitats, wetlands, creeks, areas subject to flooding, and power transmission line corridors

Growth Projections

Growth projections refer to the amount of development likely to be in place in the General Plan horizon year of 2040. Growth projections consist of existing development that will remain in 2040, as well as new development expected to occur between the date of General Plan adoption (2022) and 2040. These growth projections are based on an understanding of historic, current, and projected demographic and economic conditions in the city. Actual growth of the city through the year 2040 will be dependent on a variety of factors, including economic and demographic trends, developer interest, and potential hazards.

Most employment and residential growth is anticipated in Lindenville and East of 101. Of the remaining sub-areas, Downtown and El Camino are projected to experience the most residential growth. All other sub-areas are expected to experience population growth attributable to residential infill, including accessory dwelling unit (ADU) development

policy

framework

Goal LU-1 Goal LU-2 Goal LU-3 Goal LU-4 Goal LU-5 Goal LU-6 Goal LU-7 Goal LU-8 Goal LU-9

Goal LU-1

Goal LU-1:

Create complete neighborhoods, where residents can access most of their everyday needs within a short walk, bike, or transit trip.

Intent:

To encourage residents to live healthy lifestyles, reduce dependence on automobiles, and bolster pedestrian activity and community vibrancy by providing walkable access to services and amenities.

Policy LU-1.1: Support mixed use activity centers.

Support a network of vibrant mixed use activity centers located throughout the city. Mixed use centers should include business and services, housing, healthy food, parks, and other gathering places.

Action LU-1.1.1: Maintain vacant building inventory.
Maintain an inventory of vacant buildings and encourage developers and potential business owners to locate their development/businesses in areas most in need of their resources.
Action LU-1.1.2: Implement mixed use rezoning.
Identify key activity areas that currently feature single-use commercial or residential zoning designations, and re-zone to allow for mixed use development that could provide more convenient access to local commercial.
Action LU-1.1.3: Complete neighborhoods study.
Initiate a study to determine appropriate locations for siting everyday needs, including services, healthy food, public facilities, and shopping within a short walk, bike, or transit trip of all residents.

Policy LU-1.2: Connectivity in complete neighborhoods.

Improve walk, bike, and accessibility in complete neighborhoods.

Action LU-1.2.1: Department coordination for complete neighborhoods planning.
Ensure coordination between the Economic & Community Development and Public Works Departments to align needed transportation improvement projects with land use planning in complete neighborhoods.
Action LU-1.2.2: Develop infrastructure improvement program for complete neighborhoods.
Develop a formal program and structure to evaluate and facilitate the repair, maintenance, and expansion of bicycle, pedestrian, and transit infrastructure in complete neighborhoods.

Policy LU-1.3: Improve access to healthy foods.

Encourage development of community gardens, allowing food “pop-ups” and mobile vendors throughout the city, encouraging siting of grocery stores and markets in areas where residents lack convenient access to healthy food, and supporting and expanding the South San Francisco Farmers’ Market.

Action LU-1.3.1: Rezoning and public easements for healthy foods.
Identify parcels and areas in public rights-of-way that can facilitate community gardens and re-zone to allow urban agriculture.

Policy LU-1.4: Maintain and expand public facilities and services.

Maintain and expand public facilities to better support the community, including schools, libraries, utilities, and recreational spaces, particularly in neighborhoods lacking these resources. Seek opportunities to co-locate new public projects near compatible civic uses such as schools and campuses to create nodes of activity and services.

Policy LU-1.5: Create places and opportunities for neighborhood events.

Create places and opportunities for neighborhood events that bring the South San Francisco community together.

Action LU-1.5.1: Funding for neighborhood events.
Seek funding, sponsors, and partnerships to provide community involvement programs such as Light Up the Night, Neighbors Night Out, and other similar activities and programs designed to strengthen neighborhoods.

Policy LU-1.6: Promote Childcare and pre-K facilities.

Promote childcare and pre-K facilities in South San Francisco.

Action LU-1.6.1: Zone for Childcare and pre-K.
Revise the Zoning Ordinance to allow childcare and pre-K facilities throughout the city.
Action LU-1.6.2: Fund and expand childcare and pre-K.
Coordinate with public institutions, including San Mateo County, and seek State, federal, and private funding sources to maximize resources to fund and expand childcare and pre-K in South San Francisco.

Policy LU-1.7: Create new Lindenville and East of 101 mixed use neighborhoods.

Facilitate the construction of new mixed-use neighborhoods in Lindenville and East of 101 that are well connected to services, transit, amenities, public buildings, and parks and recreational facilities.

Goal LU-2

Goal LU-2:

Equitable transit-oriented communities near transit centers, including SamTrans stops and Caltrain and BART stations, that mix high quality development, affordable housing, community services, and improved mobility options.

Intent:

To provide residents, employees, and visitors with convenient, safe, and efficient transportation options near housing, services, and employment.

Policy LU-2.1: Prioritize development near transit centers.

Collaborate with developers and property owners to locate new housing, mixed use, and employment uses near transit centers to minimize reliance on personal automobiles.

Action LU-2.1.1: Create affordable housing incentive area.

Evaluate a transit-oriented communities (TOC) affordable housing incentive area within ½ mile of BART or Caltrain stops or ¼ mile of high-frequency SamTrans stops (15-minute peak headways). Incentives to explore include height bonuses, parking reductions, and allowed lot coverage increases.
Action LU-2.1.2: Develop Specific Plans around transit centers.

Initiate a request for proposals (RFP) process to develop specific plans around key transit centers, including Caltrain and BART.
Action LU-2.1.4: Update existing Specific Plans.

Following adoption of the General Plan, review the existing Oyster Point Specific Plan (2011) and others and make changes to ensure consistency.
Action LU-2.1.5: Community engagement near transit centers.

Engage closely with residents, business owners, and other stakeholders to ensure the community receives desired benefits from new development at transit centers and to ensure the community is apprised of development.

Policy LU-2.2: Architectural transitions near transit centers.

Require development projects near transit centers to use architectural transitions, such as setbacks, transitions in building height, and landscaping, when adjacent to lower-density residential properties.

Policy LU-2.3: Develop connected transit-oriented communities.

Develop strong pedestrian, shuttle, and bicycle connections to and/from transit via pedestrian-oriented building design, creating safe and convenient road crossings, and providing street furniture and amenities.

Action LU-2.3.1: Coordination with local and regional transit agencies.

Ensure coordination between local agencies including Community Development Department, Transportation Department, and Public Works, along with regional transit agencies including Caltrain, BART, and AC Transit to align mobility and infrastructure improvements efforts.
Action LU-2.3.2: Incorporate wayfinding signage.

Incorporate wayfinding signage near transit to guide people to local destinations, including schools, Downtown, parks, shopping, healthcare, and public facilities.
Action LU-2.3.3: Incorporate gateway elements near transit centers.

Incorporate local art, gateway signage, and landscaping near major transit centers to welcome people to South San Francisco and imbue these areas with local identity.
Action LU-2.3.4: Upgrade pedestrian/bicycle scaled lighting.

Determine areas where pedestrian- and bicycle-scaled lighting could be installed to create safe and dynamic corridors and destinations

Policy LU-2.4: Implement mobility hubs at transit stations:

Evaluate implementation of “mobility hubs” at the Caltrain Station, South San Francisco BART Station, and the South San Francisco Ferry Terminal.

Action LU-2.4.1: Mobility hubs study.

Conduct study to determine financial costs, infrastructural needs, economic feasibility, and community desire for mobility hubs.

Policy LU-2.5: Encourage shared parking in neighborhoods.

Encourage shared parking and park once strategies to minimize parking demand and reduce vehicle trips. Locate parking behind commercial buildings.

Action LU-2.5.1: Study parking strategies near transit centers.

Study potential parking strategies near transit centers, including parking maximums, park-once strategies, parking fees, and shared parking.

Policy LU-2.6: Develop gathering spaces near mobility hubs.

Develop community gathering spaces, including plazas and pocket parks, near mobility hubs. Work with developers and property owners (including BART and Caltrain) near high-quality transit stops to provide community amenities, including privately-owned public open spaces, plazas, community gardens, recreational spaces, seating, lighting, public restrooms, water fountains, and other amenities for public use.

Goal LU-3

GOAL LU-3:

A diverse range of housing options that create equitable opportunity for people of all ages, races/ethnicities, abilities, socio-economic status, genders, and family types to live in South San Francisco.

INTENT:

To foster a diverse community of South San Francisco residents. To create housing opportunity for everyone, regardless of income level, to live in South San Francisco.

Policy LU-3.1: Create affordable and workforce housing.

Actively facilitate adding affordable and workforce housing in all South San Francisco neighborhoods equitably.

Action LU-3.1.1: Coordinate with SSFUSD regarding housing on closed school sites.

Work with the South San Francisco Unified School District (SSFUSD) to study the potential of developing housing and community services, such as childcare, on closed school sites, including the former Foxridge school site.
Action LU-3.1.2: Allow housing on sites with institutional uses.

Revise the Zoning Ordinance to allow housing development on sites used for institutional purposes, such as educational facilities and churches.
Action LU-3.1.3: Develop workforce housing program.

Partner employment growth with residential development through partnerships with large employers, density bonuses, height bonuses, transfer of development rights, and other similar incentives.

Policy LU-3.2: Update zoning to be in compliance with State housing law.

Continually update the Zoning Ordinance to be in compliance with State housing law.

Policy: LU-3.3 Encourage diversity of housing types and sizes.

Encourage a variety of housing types to be developed at a range of densities to equitably serve varying household types, including, but not limited to, single-family attached and detached, accessory dwelling units, studio and microunits, multifamily apartments, townhomes, duplexes, triplexes, quadplexes, and condominiums.

Policy LU-3.4: Facilitate multi-generational housing.

Encourage development of housing types that support multi-generational households and opportunities to age in place.

Policy LU-3.5: Facilitate live/work housing.

Provide opportunities for live/work options to support a creative economy and meet the changing needs of workspaces.

Policy LU-3.6: Facilitate housing for all needs.

Facilitate housing for seniors, special needs groups, including the developmentally disabled, and non-traditional family groups by requiring a diverse range of housing configurations that are Americans with Disabilities Act (ADA) compliant and flexible.

Policy LU-3.7: No net loss in housing.

Require no net loss in the number of residential units during reconstruction or renovation.

Policy LU-3.8: Implement Inclusionary Housing Ordinance and State Density Bonus.

Continue to implement the City’s Inclusionary Housing Ordinance and State Density Bonus to encourage development of housing affordable to low-income households.

Policy LU-3.9: Incentivize and preserve affordable housing and develop models to expand homeownership.

Develop regulatory mechanisms via the Zoning Ordinance, Inclusionary Housing Ordinance, and community benefits agreements to incentivize development of affordable housing, including workforce housing, and develop programming to preserve affordable housing and expand homeownership.

Action LU-3.9.1: Encourage preservation and upkeep of naturally-occurring affordable housing.

Study and implement programming and regulations to encourage preservation and upkeep of existing naturally-occurring affordable housing (NOAH), such as rental protections for residents in NOAH units.
Action LU-3.9.2: Explore equity homeownership models.

Explore expanded use of shared equity homeownership models, including a community land trust, to increase home ownership.

Policy LU-3.10: Existing home retrofit for age-friendly design.

Simplify the process to retrofit homes so people can stay in their homes safely and comfortably.

Policy LU-3.11: Affordable housing for older adults.

Support affordable housing opportunities for older adults and their caregivers.

Goal LU-4

Goal LU-4:

High-quality residential neighborhoods.

Intent:

To promote residential neighborhoods designed for a high quality of life for neighborhood residents and visitors.

Policy LU-4.1: Implement objective design standards.

Adopt and implement objective design standards to manage new low-density development.

Policy LU-4.2: Encourage small-scale residential infill development.

Encourage small-scale residential infill development in existing residential neighborhoods.

Action LU-4.2.1: Create preapproved accessory dwelling unit (ADU) plans.

Preapprove ADU plans from ADU vendors to expedite ADU permit processing.
Policy LU-4.3: Promote complete neighborhoods by allowing some commercial uses in residential neighborhoods.

Locate new commercial uses in existing residential neighborhoods on connector and boulevard street types and/or at key neighborhood street intersections to promote complete neighborhoods. Encourage and support home businesses.
Policy LU-4.4: Improve pedestrian and bicycle connectivity in residential neighborhoods.

Link existing residential neighborhoods by providing convenient pedestrian and bicycle connections to nearby destinations, such as parks, public facilities, and shopping centers.
Policy LU-4.5: Neighborhood compatibility.

Require new development to be compatible and well-integrated with existing residential neighborhoods.
Policy LU-4.6: Develop neighborhood design guidelines.

As appropriate, develop design guidelines for residential neighborhoods in South San Francisco to promote high-quality design.
Policy LU-4.7: Support neighborhood associations.

Support neighborhood associations throughout South San Francisco to facilitate community building and neighborhood identity.
Policy LU-4.8: Promote maintenance and improvement of property through code enforcement.

Promote maintenance and improvement of property through code enforcement to encourage investment and reinvestment in neighborhoods.
Policy LU-4.9: Encourage amenity space for physical activity / healthy living in multifamily development.

Encourage new multifamily development to provide amenity space (gyms, active spaces, outdoor open space, flex working spaces, etc.) which promote physical activity and healthy living options.
Policy LU-4.10: Encourage walkable connections in multifamily development.

Encourage new multifamily developers to provide convenient, walkable connections to nearby trails, transit, and open space to promote active lifestyles.
Policy LU-4.11: Encourage neighborhood compatible uses.

Encourage compatible uses like schools, parks, recreation and community centers, childcare facilities, and residential neighborhoods.

Goal LU-5

Goal LU-5:

South San Francisco remains a hub of R&D employment, operations, and innovation and is home to the largest worldwide cluster of life science uses.

Intent:

To ensure South San Francisco remains a worldwide hub of innovation.

Policy LU-5.1: Maintain a critical mass of land zoned for R&D.

Maintain a critical mass of land zoned for R&D to ensure South San Francisco remains a friendly place for R&D companies.

Policy LU-5.2: Maintain high-quality design and development standards.

Maintain high-quality design and development standards for R&D companies that support a mix of larger, higher-intensity campuses.

Policy LU-5.3: Require campus open space.

Require significant public and private open space and outdoor amenities. Work with development projects to provide publicly accessible, private open space as part of their site plans

Policy LU-5.4: Zone to attract emerging technology businesses.

Allow and attract innovative and emerging technology businesses to South San Francisco through flexible use and zoning requirements.

Policy LU-5.5: Improve connectivity for R&D workforces.

Maintain vehicular infrastructure and improve circulation to accommodate the travel demand of existing and future workplaces.

Policy LU-5.6: Community benefits framework.

Continue to update and refine the community benefits framework that requires R&D companies to contribute to community goals and amenities, including parks and public spaces, affordable housing, and transportation demand management.

Policy LU-5.7: Collaboration with property owners.

Collaboration with property owners and new private developer to define collective action to achieve plan goals.

Goal LU-6

Goal LU-6:

Opportunities for industrial uses to thrive in Lindenville and East of 101.

Intent:

To preserve industrial uses in South San Francisco and ensure they do not create negative environmental impacts.

Policy LU-6.1: Preserve industrial uses in areas designated Mixed Industrial High.

Prohibit the introduction of new residential, commercial, and other non-residential uses in areas designated as Mixed Industrial High to preserve land for industrial uses.

Policy LU-6.2: Prohibit incompatible use encroachment.

Prohibit additional encroachment of incompatible uses into industrial areas in Lindenville and East of 101, except where residential growth is planned.

Policy LU-6.3: Encourage redevelopment of older or marginal industrial areas.

Encourage the redevelopment of existing older or marginal industrial areas with new, Mixed Industrial High areas. Facilitate creative and innovative building and space design to support emerging industrial uses.

Action LU-6.3.1: Encourage property assemblage and master planning.

Encourage the assemblage of adjacent parcels by providing greater development incentives for master planned redevelopment of specific locations than would be available for development on a parcel-by-parcel basis.
Action LU-6.3.2: Provide density bonuses for assembled parcels.

Develop density bonus program for assembled parcels and/or master planned parcels of former industrial uses or commercial transitioning to residential uses.

Policy LU-6.4: Monitor Industrial land availability.

Monitor the availability of industrial land and building square footage.

Policy LU-6.5: Preserve production, distribution, service, and repair (PDR) businesses.

Preserve production, distribution, and repair (PDR) businesses in South San Francisco.

Action LU-6.5.1: Establish flexible development standards for industrial uses.

Establish flexible development standards (including FAR) that allow industrial uses to make building improvements and change with market conditions.

Policy LU-6.6: Encourage non-polluting industries.

Encourage development of non-polluting industries that are not major sources of air, water, or noise pollution.

Action LU-6.6.1: Cleanup of Hazardous sites.

Seek funding to finance cleanup and redevelopment of contaminated sites.

Policy LU-6.7: Provide efficient permitting of industrial uses.

Continue to provide efficient permitting and transparent development processes to ensure City government is friendly to industrial development.

Action LU-6.7.1: Online permitting.

Seek efficiencies to make development permitting as simple and efficient as possible, including incorporating online permitting.
Action LU-6.7.2: Streamline permitting for specific uses.

Identify industrial uses that benefit from proximity to the airport and life sciences cluster and create streamlined permitting to attract such uses.

Policy LU-6.8: Maintain industrial circulation in Lindenville and East of 101 while expanding active transportation and TDM.

As residential and mixed uses are added to Lindenville and East of 101, maintain vehicular infrastructure and improve circulation to accommodate complete street improvements along with vehicular transportation needs for industrial land uses, including logistics and warehousing land uses, supporting TDM and minimizing conflicts with new uses.

Policy LU-6.9: Goods movement in Lindenville and East of 101

Maintain an up-to-date truck routes map that minimizes exposures to sensitive land uses. Manage truck idling in new residential neighborhoods in Lindenville and East of 101.

Goal LU-7

Goal LU-7:

A diverse economy and range of businesses by maintaining, beautifying, and expanding spaces for neighborhood commercial, including retail, restaurants, and small offices.

Intent:

To nurture and provide opportunity for businesses to succeed in South San Francisco.

Policy LU-7.1: Promote complete neighborhoods.

Promote new commercial uses and revitalize existing commercial areas in locations that provide convenient access to a range of goods and services.

Policy: LU-7.2 Concentrate neighborhood-serving commercial.

Allow existing strip commercial corridors like El Camino Real to intensify with standalone residential uses and concentrate neighborhood-serving commercial uses into mixed use activity centers.

Policy LU-7.3: Determine incentives to create community facilities.

Determine development incentives to encourage the creation of additional community facilities, including early childhood education, community space, artist space, and workforce training centers. Potential incentives could include not counting such uses towards floor area ratio maximums, providing density bonuses, and similar provisions

Policy LU-7.4: Intensify low-density strip commercial and shopping centers.

Intensify low-density strip commercial and shopping centers into mixed use activity centers that are accessible to transit options.

Policy LU-7.5: Foster pedestrian and bicycle access in neighborhood commercial development.

Require new commercial development to foster pedestrian and bicycle access by minimizing building setbacks from the sidewalk, providing safe, accessible pedestrian connections, and creating secure and convenient bike storage.

Policy LU-7.6: Support business upkeep and maintenance.

Develop programs to support building upkeep and maintenance and formalized partnerships with business associations.

Action LU-7.6.1: Develop programs related to building upkeep and maintenance.

Develop programs to support building upkeep and maintenance, signage, and façade improvements for neighborhood commercial and small businesses.
Action LU-7.6.2: Formalize business associations.

Formalize several local business associations to better coordinate with SSF Chamber of Commerce in addressing neighborhood or district-specific challenges.

Policy LU-7.7: Affordable spaces for emerging businesses.

Support affordable and flexible commercial and industrial building space for new and emerging businesses.

Policy LU-7.8: Allow Mobile Vendors.

Encourage pop-up stores and cafes to be located in public and private spaces that are empty or underutilized to create an amenities-rich environment that attracts residents and visitors

Action LU-7.8.1: Create standards for mobile food markets.

Support greater street life by allowing food vendor markets at centrally located spots.

Goal LU-8

Goal LU-8:

A network of attractive, pedestrian-oriented, human-scale and well-landscaped streets and civic spaces throughout the city for all ages and abilities.

Intent:

To foster pedestrian connectivity and beautify the public realm to improve community health and safety and strengthen South San Francisco’s distinct community character.

Policy LU-8.1: Expand arts and cultural programming in public spaces.

Expand arts and cultural programming in South San Francisco’s public spaces.

Action LU-8.1.1: Identify arts and cultural districts.

Identify areas and cultural resources that make up distinct cultural districts.
Action LU-8.1.2: Create design policies for arts and cultural areas.

Identify actions that can bring the arts, culture, and significant natural features closer to the community. Implement small-scale public realm projects, such as identifying graphics, sidewalk and streetscape improvements, wayfinding, and public art.
Action LU-8.1.3: Identify financing for arts and cultural programming.

Study potential of financing public art and cultural programming in public spaces, along roadways, and along Colma Creek through the development of an Arts and Cultural Program.

Policy LU-8.2: Create an attractive pedestrian environment.

Facilitate a diverse and attractive pedestrian environment through the provision of street furniture, lighting, and other amenities.

Action LU-8.2.1: Consider a city-wide streetscape master plan.
Action LU-8.2.2: Street corridor design standards.

Identify corridors of visual significance in the city and develop a set of cohesive standards for landscaping, lighting, street furniture, sidewalk and crosswalk design, utility placement and treatment, and other elements for the respective corridors. This action is related to the street typology concept presented in the Mobility Element.

Policy LU-8.3: Improve pedestrian connections and sidewalks.

Improve pedestrian connections and sidewalk infrastructure across the city, especially between residential and commercial areas, keeping in mind mobility needs of children, families, seniors, and people with disabilities. Ensure sidewalks are free and clear of obstructions, including power poles, meters, and other utilities.

Policy LU-8.4: Require street trees.

Require new development to add street trees along streets and public spaces that provide shade, attractive landscaping, and contribute positively towards public health outcomes and climate mitigation and adaptation.

Policy LU-8.5: Provide plazas and gathering places.

Improve existing and create new plazas and public gathering places throughout the city.

Policy LU-8.6: Sustainable design in the public realm.

Encourage use of sustainable design features in the public realm, including sustainable building and construction materials, permeable paving, drought-tolerant landscaping, and green infrastructure.

Policy LU-8.7: Improve the Colma Creek public realm.

Improve the public realm along Colma Creek to beautify the city and enhance the creek as a recreational amenity.

Policy LU-8.8: Maintain and protect public views.

Maintain and protect unique public views of the city, the bay, and local landmarks from major thoroughfares and hillside open spaces.

Policy LU-8.9: Ensure ADA accessibility.

Ensure all new developments, public infrastructure and facilities, and transit infrastructure meet ADA accessibility standards.

Policy LU-8.10: Ensure adequate infrastructure and utilities.

Ensure adequate infrastructure and utility services (electricity, water, internet) for all future development and when feasible, underground utilities (new and existing) to enhance the public realm.

Policy LU-8.11: Transfer of development rights for non-active rail spurs.

Incentivize owners of properties with non-active rail spurs to transition land to open space or transportation uses by allowing owners to transfer development rights to parcels within the sub-area.

Policy LU-8.12: Ensure adequate lighting.

Ensure all neighborhoods, especially disadvantaged communities, have adequate lighting to support community safety.

Goal LU-9

Goal LU-9:

High level of quality in architecture and site design in all renovation and construction of buildings.

Intent:

To develop safe, attractive, and inviting buildings and sites.

Policy LU-9.1: Create new and update existing design guidelines and development standards.

Create new and update existing design guidelines and development standards, including form-based codes, aspirational design standards, and design guidelines.

Action LU-9.1.1: Aspirational design standards.

Consider creating aspirational design standards, rather than minimum standards, that lead to more successful developments.
Action LU-9.1.2: Form-based codes.

Develop form-based codes for the new mixed use and high-density residential areas proposed in the Lindenville, East of 101 and El Camino Real sub-areas.
Action LU-9.1.3: Create location-specific design guidelines.

Create location-specific design guidelines that help to reinforce the character of a neighborhood, such as the industrial history of Lindenville.
Action LU-9.1.4: Periodic review of development procedures.

Review the city’s design guidelines, development standards and development review procedures on a periodic basis to allow for new and innovative design techniques and evolving technologies.

Policy LU-9.2: Encourage architectural and visual interest in new development.

Encourage distinctive architecture and elements that add visual interest to buildings to enhance people’s perceptions of South San Francisco as an interesting and inviting place.

Policy LU-9.3: Require quality building materials.

Require high-quality, long-lasting building materials on all new development projects in the city.

Action LU-9.3.1: Create building materials list.

Establish a list of preferred and discouraged building materials for different building, walls, and fence types. Consider developing distinctive standards for different zoning classifications, emphasizing durability, aesthetics, and visual continuity in materials and design.

Policy LU-9.4: Require walkable and inviting buildings and spaces.

Require building design that creates walkable and inviting spaces, such as locating parking behind buildings, allowing for outdoor plazas and dining, and locating building frontages in close proximity to the sidewalk edge, where appropriate.

Action LU-9.4.1: Develop utility equipment design standards.

Develop and adopt new standards to minimize the detrimental appearance of accessory utility equipment (transformers, cable cabinets, utility meters, utility lines, etc.) by integrating them into less prominent areas of the site or by screening them with landscaping, artistic features, or architectural materials compatible with the primary structures. Ensure that such facilities are sited so as not to impede pedestrian access.

Policy LU-9.5: Orient buildings to public spaces.

When possible, orient buildings to face streets, public spaces, or shared private spaces.

Land Use and Community Design

Where We Want to Be

In the future

Performance

Metrics

01Performance Metric:

Target:

Data:

02Performance Metric:

Target:

Data:

03Performance Metric:

Target:

Data:

04Performance Metric:

Target:

Data:

How Our Plan

Gets Us There

Key Issues and Opportunities

Residential

Community Design

General Plan Land Use

Citywide Land Use Vision

policy

framework

Goal LU-1:

Create complete neighborhoods, where residents can access most of their everyday needs within a short walk, bike, or transit trip.

Intent:

Policy LU-1.1: Support mixed use activity centers.

Action LU-1.1.1: Maintain vacant building inventory.

Action LU-1.1.2: Implement mixed use rezoning.

Action LU-1.1.3: Complete neighborhoods study.

Policy LU-1.2: Connectivity in complete neighborhoods.

Action LU-1.2.1: Department coordination for complete neighborhoods planning.

Action LU-1.2.2: Develop infrastructure improvement program for complete neighborhoods.

Policy LU-1.3: Improve access to healthy foods.

Action LU-1.3.1: Rezoning and public easements for healthy foods.

Policy LU-1.4: Maintain and expand public facilities and services.

Policy LU-1.5: Create places and opportunities for neighborhood events.

Action LU-1.5.1: Funding for neighborhood events.

Policy LU-1.6: Promote Childcare and pre-K facilities.

Action LU-1.6.1: Zone for Childcare and pre-K.

Action LU-1.6.2: Fund and expand childcare and pre-K.

Policy LU-1.7: Create new Lindenville and East of 101 mixed use neighborhoods.