South San Francisco aims to provide complete, livable neighborhoods that have convenient access to community amenities, public transit, and services.
The goals below are related to this topic. Select a goal to learn more about the policies and actions South San Francisco will implement to meet that goal.
Community Health and Environmental Justice
Environmental and Cultural Stewardship
Land Use and Community Design
Mobility and Access
A Prosperous Economy For All
Abundant and Accessible Parks and Recreation
All low-income residents in the city have access to healthy food options.
Intent:To expand access to affordable and high-quality fruits and vegetables, especially in disadvantaged communities.
Policy CHEJ-2.1: Ensure healthy food access.Ensure convenient access to affordable, fresh, and culturally relevant produce and healthy foods in all neighborhoods, including grocery stores, farmers’ markets, and community gardens, particularly in disadvantaged communities.
Action CHEJ-2.1.1: Explore economic incentives for food access.Utilize economic development incentives to encourage existing stores to sell fresh, healthy foods in disadvantaged communities. Pursue funding and partnerships and develop incentive programs to encourage the equitable availability of healthy food options.
Action CHEJ-2.1.2: Provide healthy food education.Work with other local non-profit organizations and public agencies, such as the San Mateo County Health, to create a Healthy Food Awareness campaign that educates the community about healthy and culturally relevant food options within the community.
Action CHEJ-2.1.3: Work with developers to provide a grocery store.Work with developers to bring a full-service grocery store to Downtown or East of 101.
Action CHEJ-2.1.4: Expand farmers’ markets.Partner with County agencies and non-profit organizations to expand farmers markets in South San Francisco, including in Downtown.
Policy CHEJ-2.2: Encourage urban agriculture.Encourage edible landscapes, fruit trees, and community gardens in the City’s parks and public spaces through implementation of the Urban Forest Management Plan and Parks Master Plan.
Policy CHEJ-2.3: Allow food microenterprises.Allow innovative food microenterprises, such as street vendors and home kitchen operations, in the municipal code to promote local food production and address food insecurity.
Policy CHEJ-2.4: Encourage acceptance of food affordability programs.Encourage grocery stores, farmers’ markets, and other healthy food retailers to accept CalFresh Electronic Benefit Transfer (EBT) cards; Women, Infants, and Children (WIC) benefits; and Senior Farmer’s Market Nutrition Program benefits.
Policy CHEJ-2.5: Promote good nutrition.Promote healthy eating habits and good nutrition among residents of South San Francisco.
Action CHEJ-2.5.1: Adopt an ordinance that requires City-funded events offer healthy food choices to participants.Adopt an ordinance that requires City-funded events offer healthy food choices to participants.
Action CHEJ-2.5.2: Partner with SSFUSD to implement school nutrition education programs.Partner with the South San Francisco Unified School District to create and implement educational programs for children on healthy eating, such as edible school yards and healthy cooking classes.
Policy CHEJ-2.6: Limit fast food and alcohol outlet concentration.Limit new limited service restaurants, convenience markets, and off-sale liquor establishments—as defined by the City’s Municipal Code—in areas with a significant concentration of these outlets (e.g., multiple stores on the same block or intersection) and in child-sensitive areas, such as schools, parks, and childcare facilities.
South San Francisco neighborhoods near highways and industrial uses have improved air quality.
To improve air quality and promote health for all residents, and especially residents living in disadvantaged communities.
Policy CHEJ-3.1: Support regional efforts to improve air quality and protect human health.
Support regional efforts to improve air quality and protect human health.
Action CHEJ-3.1.1: Monitor air quality in Lindenville, East of 101 and Downtown.
Work with the Bay Area Air Quality Management District to establish and identify funding for air quality monitoring and reduction strategies. This action may include purchasing fine particulate matter (PM2.5) monitors to track local air quality data in Lindenville, East of 101, and Downtown.
Policy CHEJ-3.2: Reduce mobile source pollution.
Reduce emissions from mobile sources of air pollution, such as diesel-based trucks and vehicles that travel to, from, or through South San Francisco.
Action CHEJ-3.2.1: Maintain Truck route maps to minimize exposure.
Maintain an up-to-date truck routes map that minimizes exposures to sensitive land uses. Prohibit the designation of new truck routes on local neighborhood streets in South San Francisco.
Action CHEJ-3.2.2: Adopt an ordinance establishing vehicle idling restrictions.
Establish a local ordinance that exceeds the state vehicle idling restrictions where appropriate, including restrictions for bus layovers, delivery vehicles, trucks at warehouses and distribution facilities and taxis, particularly when these activities take place near sensitive land uses (schools, healthcare facilities, affordable housing, and elder and childcare centers). Manage truck idling in new residential neighborhoods in Lindenville and East of 101.
Action CHEJ-3.2.3: Transition the City’s vehicle fleet to lower-emission fuel technologies.
Transition the City’s vehicle fleet to lower-emission fuel technologies, including electric, hybrid, and other alternative fuel vehicles.
Policy CHEJ-3.3: Support businesses in transitioning their operations to emit fewer air pollutants.
Support local business owners in transitioning their operations to emit fewer air pollutants through incentives and development standards.
Action CHEJ-3.3.1: Explore incentives for pollution reduction.
Explore opportunities for production, distribution, and warehousing uses in Lindenville and East of 101 to reduce pollution, such as greener trucks, energy efficient buildings, and other strategies.
Action CHEJ-3.3.2: Reduce indoor air pollution.
Explore opportunities to work with property owners to rehabilitate existing buildings and require that new buildings adjacent to production, distribution, and warehousing uses; highways; or rail to implement appropriate mitigation measures to reduce indoor air pollution such as air filtration/ventilation systems, landscaping, and other physical improvements as recommended by the California Air Resources Board and/or the Bay Area Air Quality Management District.
Policy CHEJ-3.4: Encourage participation in the Green Business Program.
Encourage existing businesses and industries to participate in the San Mateo County Green Business Program.
Policy CHEJ-3.5: Discourage development of sensitive uses near sources of pollution.
Discourage the development of sensitive land uses (schools, healthcare facilities, and elder and childcare centers) within 500 feet of highways and stationary sources of pollution. For sensitive land uses that cannot be sited at least 500 feet away, potential design mitigation actions include:
- Locate air intake systems for heating, ventilation, and air conditioning (HVAC) systems as far away from existing air pollution sources as possible.
- Use high-efficiency particulate air (HEPA) filters in the heating, ventilation, and air conditioning systems and develop a maintenance plan to ensure the filtering system is properly maintained.
- For non-residential buildings, consider utilizing only fixed windows next to any existing sources of pollution.
- Plant landscape barriers between highways and residential areas to reduce noise and air pollution for residents.
Policy CHEJ-3.6: Incentivize air filtration in multifamily residential buildings.
Connect property owners of existing multifamily residential buildings, especially those in disadvantaged communities, to incentives to install heating, ventilation, and air conditioning systems with high-efficiency particulate air filters for all units.
Policy CHEJ-3.7: Expand tree canopy.
Increase the tree canopy in residential neighborhoods, particularly in Downtown and El Camino, with native and low-maintenance street trees.
For related policies and implementation actions related to urban forestry, see Goal ES-4.
The City increases carbon sequestration in public lands, in open spaces, and in the urban forest through marsh enhancement and tree planting.
To sequester carbon through the enhancement of natural systems and provide many quality-of-life and resiliency benefits in addition to emissions reductions.
Policy CP-7.1: Protect and expand wetland habitat.
Protect and expand existing marsh and wetland habitat to improve water quality, adapt to climate change, and provide habitat for wildlife.
Policy CP-7.2: Expand tree canopy cover.
Expand the canopy cover to increase environmental benefits, prioritizing disadvantaged communities and connected wildlife corridors.
Policy CP-7.3: Enhance Colma Creek ecological corridor.
Enhance Colma Creek as an ecological corridor, restoring creek ecologies and creating transitional habitat zones to build resilience and ecosystem services.
Policy CP-7.4: Explore carbon farming.
Explore compost application on available acres of appropriate open space.
A transformed Colma Creek.
To improve Colma Creek through a comprehensive strategy that mitigates flooding and sea level rise, restores native ecologies, and increases access to and along the creek.
Policy CR-3.1: Develop Colma Creek adaptation solutions.
Continue to work with San Mateo County Flood and Sea Level Rise Resiliency District on developing and implementing adaptation options for Colma Creek. Restore creek ecologies and create transitional habitat zones to build resilience and ecosystem services.
Action CR-3.1.1: Implement Colma Creek adaptation pilot.
Develop a program to work with public and private landowners to decrease the risk of flooding by implementing engineered and nature-based shoreline protection projects in coordination with watershed management projects that reduce and/or store runoff during rainfall events and improve the condition of the flood plain.
- For related policies and implementation actions related to Colma Creek resilience, see Goal ES-3.
Colma Creek is an ecological corridor that supports community resilience and livability.
To meet a series of overlapping objectives that reduce flooding, protect against sea level rise, increase shoreline access and active mobility, improve water quality, and restore biodiversity in the city.
Policy ES-3.1: Enhance Colma Creek as an ecological corridor.
Enhance Colma Creek as an ecological corridor, restoring creek ecologies and creating transitional habitat zones to build resilience and ecosystem services.
Action ES-3.1.1: Implement Colma Creek interpretive signage.
In coordination with the Flood and Resiliency District and other partners, incorporate interpretive signage that educate community members and visitors about the history and the unique biological resources around Colma Creek.
Policy ES-3.2: Co-locate park and open space patches along Colma Creek.
Co-locate park and open space features along Colma Creek to create opportunities for green infrastructure and patches for natural habitat.
Policy ES-3.3: Maintain development standards along Colma Creek to support habitat.
Maintain development standards and guidelines for new construction within 80 feet that support urban ecology and ecosystem resilience. Provide project applicants with a process for exemptions and/or offsets under limited circumstances. Standards include:
- Requiring no net new impervious areas.
- Maintaining (or increasing) building setbacks to support habitat areas.
- Encouraging new construction to construct bioswales or similar features to treat runoff before it enters the creek:
- Using a planting palette consisting of native species and species that provide valuable resources for native wildlife.
Policy ES-3.4: Implement stormwater management throughout the Colma Creek watershed.
Continue to implement stormwater management practices across the Colma Creek watershed, such as the Orange Memorial Park Stormwater Capture Project to improve water quality and increase trash capture.
Policy ES-3.5: Maintain stormwater management partnerships.
Continue to develop public and private partnerships with agencies, developers, and non-profits to fund Colma Creek transformation.
For related policies and implementation actions related to Colma Creek ecology and resilience, see Goal CR-3.
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.
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.
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.
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.
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.
High-quality residential neighborhoods.
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.
A diverse economy and range of businesses by maintaining, beautifying, and expanding spaces for neighborhood commercial, including retail, restaurants, and small offices.
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.
A network of attractive, pedestrian-oriented, human-scale and well-landscaped streets and civic spaces throughout the city for all ages and abilities.
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.
South San Francisco prioritizes safety in all aspects of transportation planning and engineering.
To advance the Vision Zero goal of zero traffic deaths and serious injuries on city streets by 2025 (Resolution 40-2021).
Policy MOB-1.1: Use a systemic safety approach to proactively identify and address safety risks.
Action MOB 1.1.1: Develop a Vision Zero Action Plan.
Develop and implement a Vision Zero Action Plan that incorporates a prioritization approach for the Capital Improvement Program (CIP) and maintenance response process and identifies safety countermeasures to incorporate into all development projects and capital improvements.
Policy MOB-1.2: Strive to reduce vehicle speeds throughout the city to reduce the frequency and severity of collisions.
Action MOB 1.2.1: Incorporate traffic calming.
Incorporate traffic calming treatments into all street projects to support lower design speeds.
Action MOB 1.2.2: Evaluate reducing speed limits.
Evaluate reducing speed limits on the city’s high injury network, transit priority streets, school areas, and other streets with high concentrations of vulnerable street users.
South San Francisco provides a multimodal network with convenient choices for everyone.
To provide low-cost, low-impact travel options and to focus on moving people rather than cars (Resolution 86-2012).
Policy MOB-2.1: Incorporate complete streets improvements into all roadway and development projects.
Action MOB-2.1.1: Complete multimodal design and impact analysis.
Ensure that roadway and development projects are designed and evaluated to meet the needs of all street users, and that development projects contribute to multimodal improvements in proportion to their potential impacts on vehicle miles traveled.
Action MOB-2.1.2: Create multimodal prioritization processes.
Develop Capital Improvement Program (CIP) prioritization criteria to strategically advance multimodal complete streets projects.
Action MOB-2.1.3: Implement Active South City Pedestrian and Bicycle Plan.
All capital improvements and development projects incorporate bicycle and pedestrian improvements identified in the Active South City Plan, such as trails, bikeways, bicycle detection at traffic signals, high-visibility crosswalks, and pedestrian-oriented site plans.
Action MOB-2.1.4: Implement transit speed, reliability, and access improvements.
All capital improvements and development projects near regional transit stations or bus/shuttle routes incorporate improvements to advance speed, reliability, and access, such as in-lane far-side bus stops, bus-only lanes, queue jumps, and pedestrian/bicycle gap closures.
Action MOB-2.1.5: Address ADA accessibility.
Address ADA accessibility gaps in the City’s transportation infrastructure, including at sidewalks, curb ramps, crosswalks, and bus stops.
Action MOB-2.1.6: Pilot an open streets program.
Create and pilot a car-free, open streets program.
Policy MOB-2.2: Advance more equitable transportation within South San Francisco.
Action MOB-2.2.1: Implement Safe Routes to Schools program.
Collaborate with the South San Francisco Unified School District to implement Safe Routes to Schools programs and improvements, with an emphasis on schools serving equity priority communities.
Action MOB-2.2.2: Develop free bus and shuttle service for residents.
Develop a dedicated funding source or leverage private sector contributions to fund the South City shuttle and free bus service for South San Francisco residents.
Action MOB-2.2.3: Incorporate equitable prioritization processes.
Incorporate equity in identifying and prioritizing Capital Improvement Program (CIP) transportation projects.
Policy MOB-2.3: Interaction between truck routes and bicycle / pedestrian priority streets.
When streets are designated as a truck route and a priority street for bicyclists and pedestrian (either in the General Plan or Active South City Plan), complete a more detailed review and study to prioritize intersections and street design for active mobility and limit truck movements to the designated truck routes.
South San Francisco proactively manages traffic and parking demand.
To focus on access for people while ensuring that car travel is a reliable option.
Policy MOB-3.1: Promote mode shift among employers.
Manage the number of vehicle trips, with a focus on promoting mode shift among employers.
Action MOB-3.1.1: Update and implement TDM Ordinance.
Implement, monitor, and enforce compliance with the City’s TDM Ordinance. Maintain consistency with C/CAG’s requirements. Periodically update the TDM ordinance as transportation conditions change. Incorporate a fine structure for noncompliance.
Action MOB-3.1.2: Implement an East of 101Trip Cap.
Implement an East of 101 area trip cap with triennial monitoring and corrective actions if exceeded. Implement project-specific trip caps for large campus developments.
Policy MOB-3.2: Optimize traffic operations on City streets.
Optimize traffic operations on City streets while avoiding widening roadways or otherwise pursuing traffic operations changes at expense of multimodal safety, transit reliability, or bicycle and pedestrian comfort.
Action MOB-3.2.1: Update traffic operations metrics.
Use appropriate metrics (e.g. travel time, vehicle queues, vehicle delay/level of service, and/or person delay) to evaluate and advance projects that manage traffic flow in coordination with the implementation of complete streets.
Action MOB-3.2.2: Incorporate new street connections.
Incorporate new street connections to better distribute vehicle trips across South San Francisco’s street network, especially in the East of 101 Area.
Policy MOB-3.3: Right-size parking supply and maximize the efficiency of curb space.
Action MOB-3.3.1: Incorporate parking maximums.
Incorporate maximum parking requirements for new residential and office/R&D projects that align with TDM Ordinance trip reduction goals.
Action MOB-3.3.2: Evaluate curb management practices.
Evaluate the current and best use of curb space in the City’s activity centers and repurpose space to maximize people served (i.e. for loading, bikeways, bike parking, bus lanes, or parklets)
Policy MOB-3.4: Use parking management tools to manage limited street space in residential neighborhoods.
Action MOB-3.4.1: Create funding and staffing plan for a Residential Parking Permit Program.
Create a funding and staffing plan for a Residential Parking Permit (RPP) Program in higher density neighborhoods.
South San Francisco’s land use and transportation actions reduce vehicle miles traveled (VMT) and greenhouse gas emissions.
To curb greenhouse gas emissions and support mode shift to transit, active transportation, and carpooling.
Policy MOB-4.1: Increase substantially the proportion of travel using modes other than driving alone.
Action MOB-4.1.1: Use site plan review to improve connectivity.
Use the development review process to identify opportunities to enhance bicycle, pedestrian, and transit connectivity.
Action MOB-4.1.2: Expand transit service.
Continue collaboration with Caltrain, SamTrans, Water Emergency Transportation Authority (WETA), and shuttle providers to scale service levels in growing areas. Consider independently operated transit services to fill regional transit gaps.
Action MOB-4.1.3: Leverage employee transit subsidies.
Leverage private sector subsidies of transit fares to support BART, Caltrain, SamTrans, and Water Emergency Transportation Authority (WETA) ridership.
Action MOB-4.1.4: Incorporate first/last-mile connections.
Incorporate first/last mile bus, shuttle, and active transportation connections between employment hubs and regional transit stations.
Policy MOB-4.2: Embrace innovation.
Prepare the City for changes to transportation technology (such as autonomous vehicles and micromobility) and incorporate such innovations into projects when appropriate and where feasible.
South San Francisco residents have easy access to play, fitness, and active transportation networks.
To reduce barriers to physical activity and improve comfort with the city’s pedestrian and bicycle networks.
Policy MOB-5.1: Expand the low-stress bike and pedestrian network.
Capitalize on opportunities to expand the low-stress bike and pedestrian network throughout the city.
Action MOB-5.1.1: Complete rails to trails projects.
Leverage public-private partnerships to complete the conversion of the City’s freight rail lines to multi-use trails.
Action MOB-5.1.2: Develop Bikeways and slow streets.
Grow network of low stress bikeways and Slow Streets that prioritize direct access to recreation and active transportation within the city’s residential neighborhoods.
Action MOB-5.1.3: Expand bicycle parking at activity centers.
Expand bicycle parking at major activity centers throughout the city.
Policy MOB-5.2: Enhance access to the trail network.
Enhance access to Centennial Way Trail, Bay Trail, and other trail facilities through streetscape projects and new developments.
The city has vibrant and healthy commercial districts and shopping centers that include amenities serving residents and outside shoppers.
To ensure the long-term success of South San Francisco’s retail districts and shopping centers by facilitating reinvestment or redevelopment, enhancing the attractiveness of retail destinations, adapting to e-commerce, supporting the needs of small businesses, and ensuring businesses and districts reflect South San Francisco’s racial, ethnic, and socioeconomic diversity.
Policy PE-5.1: Provide functional retail space.
Encourage property owners to provide storefront spaces that meet the functional needs of modern tenants.
Action 5.1.1: Create design and building standards for ground-floor space.
Create design and building standards for ground-floor commercial space in new mixed-use development projects that promote spaces which are sufficiently flexible to meet the needs of multiple kinds of tenants, including consideration of restaurant needs.
Action 5.1.2: Identify reinvestment opportunities in retail properties.
Work with retail property owners to identify and encourage opportunities for reinvestment in and modernization of their properties.
Policy PE-5.2: Encourage retail concentration.
Require or encourage retail concentrations in prime retail locations while allowing a greater diversity of ground-floor uses outside these areas.
Action 5.2.1: Create ground floor requirements.
Create requirements to provide ground-floor retail in mixed-use development projects only in the strongest retail locations, including at street intersections, near existing high-performing shopping centers, and in areas with high visibility, vehicle or pedestrian traffic, and easy access.
Policy PE-5.3: Encourage redevelopment of underperforming centers.
Pursue the redevelopment of shopping centers and districts that experience disinvestment and are not well-positioned for future success.
Action 5.3.1: Ensure appropriate zoning.
Ensure that appropriate zoning and land use regulations are in place to allow for the redevelopment of shopping centers as mixed-use centers.
Action 5.3.2: Monitor sales tax performance.
Identify underperforming shopping centers and retail properties by monitoring reductions in sales tax revenue generated at each center.
Action 5.3.3: Conduct outreach and enforcement for underperforming shopping centers.
Encourage redevelopment of antiquated and underperforming shopping centers and retail locations through a combination of ongoing owner outreach and appropriate code enforcement actions.
Policy PE-5.4: Enhance retail district environment.
Enhance the public environment in retail districts such as Downtown South San Francisco and retail nodes along El Camino Real.
Action 5.4.1: Provide public investment for streetscapes and façades.
Enhance the public realm of retail districts through public investments in the streetscape and mobility, potential façade improvement loans or grants, and collaboration with merchants or business organizations to create wayfinding and branding signage.
Policy PE-5.5: Foster a vibrant Downtown South San Francisco.
Foster a vibrant Downtown with events, restaurants, retail, and arts amenities that serve the needs and reflect the culture of South San Francisco residents.
Action 5.5.1: Target growth of arts and culture uses to Downtown and Lindenville.
Target growth of arts and culture uses in Downtown and Lindenville, with particular focus on attracting uses that are culturally relevant to city residents.
Action 5.5.2: Collaborate with Downtown community to support events.
Collaborate with merchants and merchant organizations to support cultural festivals and events that draw customers to Downtown businesses.
Action 5.5.3: Ensure zoning accommodates arts and culture uses.
Ensure zoning and other city regulations accommodate arts and culture uses such as artist studios, performance spaces, and offices of related non-profit organizations to support local artists and arts organizations.
Action 5.5.4: Support retention and attraction of resident-serving businesses.
Provide services and outreach that support retention and attraction of businesses in Downtown that provide affordable goods and services and goods and services representing South San Francisco’s diverse population.
Action 5.5.5: Expand use of public properties.
Explore expanded use of public properties in Downtown for arts and culture event programming that highlights the city’s existing cultural diversity.
Policy PE-5.6: Support development of complete neighborhoods.
Support the development of complete neighborhoods—with day-to-day goods and services located within a 20 minute walk of residents—throughout South San Francisco.
Action 5.6.1: Maintain goods and services inventory.
Identify the goods and services missing in each city neighborhood that would contribute toward meeting a more complete set of needs in “20-minute neighborhoods.”
Action 5.6.2: Coordinate with real estate community on space needs of goods and services businesses.
Coordinate with real estate brokers to develop an understanding of what types of spaces are required by businesses providing goods and services needed in 20-minute neighborhoods.
Action 5.6.3: Identify existing shopping destinations and services
Identify existing shopping centers and retail nodes that are critical for supporting individual complete neighborhoods and prioritize retention of retail uses at these locations.
Action 5.6.4: Attract retail and services to emerging residential areas.
Work with developers, brokers, and site locators to attract retail and services to areas targeted for significant residential growth where little housing previously existed—including near the Caltrain Station, portions of East of 101, and the northern portion of Lindenville.
Policy PE-5.7: Support retail businesses and restaurants in adapting to e-commerce needs.
Action 5.7.1: Provide resources and training in online marketing.
Work with technical assistance partners to provide resources and training to assist retail and restaurant businesses in online marketing and integration of e-commerce operations.
Policy PE-5.8: Engage in business recruitment and retention.
Engage in retail business attraction targeted towards filling unmet needs and supporting small, local businesses.
Action 5.8.1: Develop a neighborhood retail business attraction and retention program.
Action 5.8.2: Prioritize recruitment and retention of anchor businesses.
As needed, prioritize recruitment and retention of “anchor” businesses in retail districts and shopping centers; anchors should draw visitors either from a larger geographic area or on a regular basis, and can potentially include large retail stores, gyms, entertainment and games, and even medical offices.
Policy PE-5.9: Encourage housing and job growth near shopping districts.
Encourage housing and job growth in and near Downtown and other shopping districts to create additional demand for retail, restaurants, and services. Refer to the Land Use Element of the General Plan for related actions.
Downtown has improved access to parks, gathering spaces, and public amenities.
To increase the availability and accessibility of public, open spaces in Downtown. To remedy the environmental burdens and lack of green/open space within Downtown.
Policy PR-5.1: Create downtown network of parks.
Building on the Cypress & Pine Playlot, City Hall Tot Lot, and City Hall open space, create a network of mini parks, green streets, plazas, and other public open spaces Downtown and develop a clearly marked system of walkways to connect these spaces.
Action PR-5.1.1: Fund Downtown pop-up parks.
Establish and fund a Downtown pop-up park program as a temporary measure until new parks are opened. Encourage local food and art vendors, e.g., “Off the Grid”.
Action PR-5.1.2: Designate new Downtown park site.
Designate a site for a new neighborhood park adjacent to Downtown on the block bounded by Railroad Avenue, Spruce Avenue, Colma Creek, and Linden Avenue and require parkland dedication.
Action PR-5.1.3: Study City Hall park space opportunities.
Study opportunities to expand active park space on the City Hall property.
Policy PR-5.2: Expand Downtown park acquisition opportunities.
Seek opportunities to acquire property, including former Redevelopment Agency sites, utility rights-of-way, and other vacant and underutilized properties to convert into parkland in Downtown.
Policy PR-5.3: Partner with private developers to facilitate community gathering spaces in Downtown.
Work with development projects in Downtown to provide community gathering spaces and/or publicly accessible private maintained open space as part of a development agreement, memorandum of understanding, or similar legally binding agreement with the City. Work with the property owner to provide arts and recreation services in community spaces. Ensure spaces match the needs of residents, as described in PR-1.7 and PR-1.8.
Policy PR-5.4: Develop Downtown pedestrian corridors.
Encourage property owners to beautify alleys, corridors, and passages between buildings to create a safe and distinct environment for pedestrians and to better connect people to Downtown’s gathering spaces, historic resources, public art, and public facilities.
Policy PR-5.5: Upgrade park amenities and playgrounds.
Continue to renovate existing playgrounds to update play features, add trees, and add new amenities where feasible.
The City supports existing neighborhood commerce and provides opportunities to expand commercial Downtown.
To ensure Downtown retains and attracts successful commercial businesses.
Policy SA-1.1: Reinforce Downtown dining and retail.
Reinforce Downtown as a dining and retail destination for all, maintaining the cultural diversity of businesses and allowing and encouraging outdoor dining in the public right of way.
Policy SA-1.2: Support small locally-owned businesses.
Continue to provide assistance to support small locally-owned businesses and develop a mechanism to support building upkeep and maintenance, signage, and façade improvements for Downtown businesses.
Policy SA-1.3: Support community-based organizations.
Support community-based organizations in Downtown South San Francisco and directly engage with these groups during planning and development processes.
Action SA-1.3.1: Create space for community-based organizations.
Study the potential to incentivize retention of commercial spaces affordable for community-based organizations through development requirements.
The City promotes new residential, mixed use, and employment uses to add business patrons and residents to create a sustainable and thriving Downtown, while maintaining a scale and character that is complementary to existing uses.
To diversify land uses to be mutually beneficial to residents and businesses.
Policy SA-3.1: Implement the Downtown Station Area Specific Plan.
Continue to implement the Downtown Station Area Specific Plan and update as necessary.
Action SA-3.1.1: Engage with community on Downtown growth.
Engage with the Downtown community to understand priorities and desired benefits resulting from Downtown growth.
Policy SA-3.2: Create mixed use neighborhood centered along Colma Creek.
Create a new mixed use residential neighborhood centered along Colma Creek within a short walk of Downtown amenities and services that provides a range of housing types for all income levels and household groups.
Policy SA-3.3: Balance parking needs and impacts Downtown.
Balance the need for parking to support a thriving Downtown with the need to minimize the impacts of parking upon a vibrant pedestrian, bicycle, and transit-oriented neighborhood.
Policy SA-3.4: Focus housing growth Downtown.
Focus housing growth Downtown around the Caltrain Station and along Airport Boulevard.
Policy SA-3.5: Encourage Downtown parcel aggregation.
Encourage flexibility in allowing developers to aggregate parcels.
Airport Boulevard is improved as a gateway to the city.
Policy SA-7.1: Encourage a mix of uses on Airport Boulevard.
Promote retail, housing opportunities, hotels, and amenities along Airport Boulevard.
Policy SA-7.2: Encourage active ground floor uses.
Encourage active ground floor uses along Airport Boulevard in order to foster pedestrian activity along the corridor.
Policy SA-7.3: Require context-sensitive design.
Require context-sensitive design for new buildings along Airport Boulevard, including height transitions, rear setbacks, and use of visual buffers (e.g., landscaping, fencing) to provide appropriate transitions between new buildings and existing residential uses.
Policy SA-7.4: Continue to recognize Gimbal’s/Berrata Foods as a legacy use.
Recognize Gimbal’s/Berrata Foods as a legacy use; permit it as a conforming use, allowing for expansion and contraction as necessary. If in the future Gimbal’s/Berrata Foods 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 uses to the north.
Policy SA-7.5: Improve Airport Boulevard streetscape
Improve the streetscape along Airport Boulevard by incorporating seating, lighting, street trees, and other street furniture through the adoption of design guidelines.
Mixed use development is encouraged along El Camino Real and business developed is supported along the corridor.
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.
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.
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.
Active pedestrian-oriented, mixed use centers are created at the El Camino Real/Chestnut Avenue area.
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.
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.
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.
A new transit-oriented community in East of 101 with a diverse mix of uses, places, and programming to inspire creativity and social interaction that welcome all South San Francisco residents and visitors
To create an inclusive neighborhood where people of all incomes can live, access transit, and services and amenities.
Policy SA-16.1: Require high-density development near the Caltrain station.
Promote density and a mix of transit-oriented uses adjacent to the Caltrain Station and along South Airport Boulevard, including residential, offices, personal services, retail, recreation, and healthcare.
Action SA-16.1.1: Introduce shared district parking.
Introduce shared, district parking facilities to support visitors and employees.
Policy SA-16.2: Implement public realm improvements near the Caltrain station.
Implement public realm improvements to improve accessibility to the Caltrain Station, including signage, street trees, landscaping, street furniture, and lighting.
Action SA-16.2.1: Develop retail, restaurants, and vendors strategy.
Develop a retail, restaurant, and mobile vendors strategy to support diverse populations, including residents and workers.
Policy SA-16.3: Create new parks and open spaces in East of 101.
Introduce a new, connected park and open space system that includes:
- A public park within a ten-minute walk to any new residential development East of 101.
- A Colma Creek linear park featuring walking and cycling paths.
- A recreational greenway between Airport Blvd and Littlefield Ave.
- A recreational greenway between Forbes Blvd and Oyster Point Blvd that extends into the Genentech Master Plan Area and connects to the San Francisco Bay Trail.
- Class I pedestrian routes that connect East of 101 with Downtown and Lindenville.
Policy SA-16.4: Adequate public services and utilities in East of 101.
Coordinate with the South San Francisco Unified School District, utilities, and public services, including the South San Francisco Fire Department and the South San Francisco Police Department, to ensure public services and utilities can accommodate growth impacts of new development in the East of 101 area.
Policy SA-16.5: Encourage development of hotels near the Caltrain Station.
Encourage development of hotels within walkable distance of the Caltrain Station.
A well-connected and accessible district with high-quality transit and walking and biking paths that seamlessly connect East of 101 with Downtown, Lindenville and the rest of the City.
To connect residents, employees, and visitors within East of 101, the rest of the city, and the region.
Policy SA-18.1: Require small block sizes for new residential neighborhoods.
Require that new residential neighborhoods near the Caltrain Station be developed with small block sizes to facilitate convenient vehicular and pedestrian connections through the neighborhood.
Policy SA-18.2: Improve sidewalk and related pedestrian amenities.
Require and finance sidewalk improvements to provide shade, street furniture, and other amenities for pedestrians to create an attractive public realm along corridors.
Policy SA-18.3: Improve pedestrian and bicycle infrastructure to the San Francisco Bay Ferry Terminal.
Improve pedestrian and bicycle infrastructure to provide convenient last mile connections to the San Francisco Bay Ferry Terminal.
Policy SA-18.4: Maintain roadway connections.
Maintain roadways within East of 101 and foster connectivity between East of 101 and the rest of South San Francisco.
Action SA-18.4.1: Create new connection between Lindenville and East of 101.
Study potential for creating a roadway connection from Utah Avenue to San Mateo Avenue over US-101 to connect Lindenville with East of 101.
Action SA-18.4.2: Study other potential roadway connections.
Study potential for creating the following roadway connections:
- Utah Avenue and San Mateo Avenue, across US-101.
- Haskins Bridge connecting Haskins Way in the north to N. Access Road to the south
- Oyster Point Bridge connecting Oyster Point Boulevard cul-de-sac to Sierra Point Connect Gateway Boulevard to Sylvester Road and Littlefield Avenue using railroad right-of-way
- Extend Littlefield Avenue from E. Grand Avenue to Cabot Road cul-de-sac, Forbes Boulevard, Carlton Court, and Eccles Avenue
- Eccles Avenue and Forbes Boulevard between Rozzi Place and 560 Eccles Avenue driveway
- Replace Poletti Way off-ramp with Grand Ramp flyover to provide direct access to Grand/Dubuque intersection for US 101/NB
- Point San Bruno Boulevard and E. Grand Avenue dead-end
- Connect W. Harris Avenue cul-de-sac with E. Harris Avenue and extend E. Harris Avenue to Littlefield Avenue
- Extend Roebling Road across E. Grand Avenue to connect to new connection using railroad right-of-way
Action SA-18.4.3: Create roadway maintenance schedule.
Prioritize roadway maintenance in the sub-area by developing a schedule in collaboration with Public Works. Where feasible, align this effort with new construction projects.
Policy SA-18.5: Encourage parcel assembly within Beacon Street corridor.
Encourage parcel assembly and master planning in areas designated Business Technology Park High along Beacon Street.
Vehicle trips are minimized through parking requirements, Transportation Demand Management, and alternative travel modes.
To reduce reliance on automobiles in East of 101.
Policy SA-19.1: Evaluate a Transportation Management Authority (TMA).
Evaluate development of a Transportation Management Authority (TMA) or other district governance.
Policy SA-19.2: Explore a vehicle trip cap for East of 101.
Explore a vehicle trip cap for East of 101.
Policy SA-19.3: Integrate emerging transit services into East of 101.
Explore opportunities to integrate emerging, high-quality transit services into East of 101.
Policy SA-19.4: Implement mobility hubs.
Evaluate implementation of “mobility hubs,” which are places where different travel networks (including walking, biking, transit, and shared mobility) meet and provide convenient connections to destinations at the Caltrain Station, South San Francisco BART Station, and the South San Francisco Ferry Terminal.
Policy SA-19.5: Study parking strategies.
Study potential parking strategies for East of 101, including parking maximums, parking fees, and shared parking.
Policy SA-19.6: Develop employee-serving amenities.
Encourage the development of employee-serving amenities with restaurants, cafes, support commercial establishments such as dry-cleaners, to meet the needs of the employees in the East of 101 area. Allow such amenities to be excluded from Floor Area Calculations.
A new residential neighborhood centered along Colma Creek within a short walk of Downtown amenities and services that provides a range of housing types for different income levels and housing types.
To provide opportunities for everyone to live and access services in Lindenville.
Policy SA-22.1: Introduce a mix of affordable and market rate housing in Lindenville.
Action SA-22.1.1: Develop Lindenville master or specific plan.
Develop a master plan or specific plan for new mixed use neighborhoods in Lindenville.
Action SA-22.1.2: Designate residential priority sites.
Designate residential priority sites, which require a specific amount of future development projects be dedicated to residential land uses.
Action SA-22.1.3: Require context-sensitive design.
Require context-sensitive design for new buildings developed along Colma Creek, such as height step backs and building setbacks.
Policy SA-22.2: Encourage lot assembly to facilitate housing and mixed use development in Lindenville.
Encourage the assemblage of adjacent parcels by providing greater development incentives for master planned redevelopment in areas of Lindenville transitioning to residential or mixed use development than would be available for development on a parcel-by-parcel basis.
Policy SA-22.3: Golden Gate Produce Terminal and Park ‘N Fly sites.
Encourage parcel assemblage of the Park ‘N Fly site (160 Produce Avenue) and the Golden Gate Produce Terminal site (131 Terminal Court) and encourage developers to create a master plan for development on the combined parcels.
Policy SA-22.4: Placemaking and infrastructure improvements in areas to be developed with residential uses.
Prioritize placemaking and infrastructure improvements in areas that currently have non-residential uses that have Medium Density Mixed Use or High Density Mixed Use designations.
Policy SA-22.5: Require buffering of residential uses in Lindenville.
Ensure residential land uses are buffered from heavy industrial uses and major roadways via landscaping, street trees, and attractive fences and walls.
Policy SA-22.6: Require small block sizes for new residential neighborhoods.
Where possible, ensure the new residential neighborhood near Colma Creek is developed with small block sizes to facilitate convenient vehicular and pedestrian connections through the neighborhood.
Policy SA-22.7: Adequate public services in Lindenville.
Coordinate with the South San Francisco Unified School District and City public services, including the Fire Department and the Police Department, to ensure public services can accommodate growth impacts of this new development in Lindenville.
Policy SA-22.8: Implement the Lindenville Specific Plan.
Implement the Lindenville Specific Plan and update as necessary.
Living, working, and shopping options are expanded in new mixed use neighborhoods in Lindenville.
To provide Lindenville residents and employees options to live, shop, dine, and work in the neighborhood.
Policy SA-23.1: Create active mixed use corridor along South Spruce Avenue.
Create an active mixed use corridor along South Spruce Avenue with retail, housing opportunities, gathering spaces, and amenities.
Policy SA-23.2: Encourage active ground floor uses.
Encourage active ground floor uses along South Spruce Avenue in order to foster pedestrian activity along the corridor.
Policy SA-23.3: Improve the South Spruce Avenue streetscape.
Improve the streetscape along South Spruce Avenue by incorporating seating, lighting, street trees, and other street furniture through the adoption of design guidelines.
Policy SA-23.4: Encourage South Spruce Avenue building continuity.
Encourage building continuity along the South Spruce corridor, with buildings oriented to the street, landscaping, and parking located behind buildings.
Policy SA-23.5: Support retail and dining opportunities in Lindenville.
Support retail and dining opportunities to serve employees and future residents in Lindenville.
Policy SA-23.6: Provide convenient connections to amenities and services.
Provide convenient connections to the node of amenities and services at El Camino Real and South Spruce Avenue.
Avalon is a walkable, attractive, and safe neighborhood with a variety of housing options, accessible recreational amenities, and quality infrastructure.
Policy SA-29.1: Provide connections to El Camino Real and South Spruce Avenue.
Provide convenient bicycle, pedestrian, and auto connections to the node of amenities and services at El Camino Real and South Spruce Avenue and within the sub-area.
Action SA-29.1.1: Minimize El Camino Real parking overflow.
Introduce clearer and more frequent signage along residential streets to prevent parking overflow from El Camino Real or major thoroughfares.
Action SA-29.1.2: Coordinate with the County of San Mateo on infrastructure.
Coordinate with the County of San Mateo to standardize infrastructure between the unincorporated area and the remainder of the city, including consistent sidewalks, roadways, and utility infrastructure.
Policy SA-29.2: Allow annexation on a case-by-case basis.
Allow annexation on a case-by-case basis for lots that are contiguous to South San Francisco City limits in the event owners request annexation into the City of South San Francisco.
Action SA-29.2.1: Conduct annexation planning study.
Conduct a study that considers long-term planning for the unincorporated Sphere of Influence.
Paradise Valley/Terrabay is a safe and walkable neighborhood with convenient access to amenities.
Policy SA-32.1: Expand parks and open space.
Expand parks and open space by evaluating opportunities along the PG&E corridor, the north face of Sign Hill, and the Terrabay Open Space.
Policy SA-32.2: Improve pedestrian connections to mixed use area.
Enhance pedestrian connections to the new mixed use commercial area near Linden Avenue and Airport Boulevard and to Downtown South San Francisco through strategies such as sidewalk bulb-outs, signage, lighting, and sidewalk improvements.
Policy SA-32.3: Regulate development on steep hillside areas.
Prohibit development on steep hillside areas in excess of 30% grade. Development of hillside sites should follow existing contours to the greatest extent possible. Grading should be kept to a minimum.
Policy SA-32.4: Improve pedestrian access to the San Bruno Mountains.
Improve pedestrian access to the San Bruno Mountains by identifying public access points.
Action SA-32.4.1: Coordinate with local and regional open space agencies.
Collaborate with County of San Mateo Parks Department regarding upkeep and expansion of pedestrian facilities to connect to the San Bruno Mountains.
Policy SA-32.5: Create buffering from US-101.
Create landscaping buffers and other buffers to reduce noise, visual, and air quality impacts from US-101.
Policy SA-32.6: Beautify Peck’s subdivision.
Beautify Peck’s subdivision with trees and provide convenient connections to amenities on Linden Avenue.
Policy SA-32.7: Preserve the north side of Sign Hill.
Preserve a substantial portion of the north side of Sign Hill as public or private open space.
Policy SA-32.8: Limit development and excessive grading on the north side of Sign Hill.
Limit the amount of development allowed on the north side of Sign Hill (discretionary at one unit per acre maximum). Do not permit excessive grading of this portion of the hill or clustering of development in the future.
Sign Hill is a walkable and attractive neighborhood that maintains a variety of housing options.
Policy SA-33.1: Preserve and protect open space on Sign Hill and protect from fire hazard risk.
Preserve and protect open space on Sign Hill and protect from fire hazard risk.
Action SA-33.1.1: Brush management.
Proactively manage brush and vegetation in the Sign Hill open space to reduce fire risk.
Policy SA-33.2: Improve pedestrian connections to Sign Hill.
Improve pedestrian connections from residential neighborhoods to Downtown South San Francisco and Sign Hill open space access points, including Poplar Avenue, Ridgeview Court, and Diamond Avenue, by maintaining unimpeded sidewalks and incorporating wayfinding signage.
Policy SA-33.3: Preserve the federally-designated Sign Hill historic site.
Preserve the federally-designated Sign Hill historic site.
Streetscapes are improved and connections are made to the wider South San Francisco community and create more public open spaces and gathering spaces for the benefit of the community.
Policy SA-35.1: Improve connections to Civic Center Campus.
Foster pedestrian and bicycle connections to the Civic Center Campus so Sunshine Gardens residents can conveniently access the Library, theater, community facilities, and open space to be developed on the site.
Policy SA-35.2: Identify streetscape improvement opportunities.
Identify streetscape improvement opportunities between Sunshine Gardens and regional hubs including BART and Kaiser medical campus.
Action SA-35.2.1: Implement designated bicycle lane on Mission Road.
Consider the feasibility of creating two designated bike lanes along Mission Road between McLellan Road and Chestnut Ave.
Policy SA-35.3: Improve crossings near the South San Francisco BART station.
Improve safety of bicycle and pedestrian crossings near the South San Francisco BART Station and El Camino High School by incorporating bulb-outs and improving the visibility of crossings.
Policy SA-35.4: Collaborate with SSFUSD to provide access to SSFUSD sites recreational facilities.
Collaborate more closely with the South San Francisco Unified School District to make recreational facilities at El Camino High and Sunshine Gardens Elementary School more accessible to the community.
Policy SA-35.5: Support commercial cbilding upkeep.
Develop a mechanism to support building upkeep and maintenance, signage, and façade improvements for businesses on Mission Road.
Policy SA-35.6: Monitor vacant and underutilized site conversion.
Monitor vacant and underutilized sites in Sunshine Gardens to consider for conversion into park facilities.
There is new residential infill development and recreational and childcare amenities in Westborough.
Policy SA-36.1: Allow mixed use shopping centers.
Create a complete neighborhood by allowing mixed use activity centers, introducing new housing at the Westborough Shopping Center and the shopping center at Gellert Boulevard and Westborough Blvd.
Policy SA-36.2: Provide childcare in Westborough.
Explore development of a new childcare center to serve Westborough residents in the Westborough shopping center.
Policy SA-36.3: Encourage infill housing development in Westborough.
Expand housing opportunity in Westborough by encouraging small-scale residential infill development (e.g., ADUs) in existing residential neighborhoods and working with the South San Francisco Unified School District to convert the Foxridge School site to park space and housing that offers affordable, teacher housing opportunities.
Policy SA-36.4: Expand parks and walking trails in Westborough.
Expand access to parks and active transportation opportunities in Westborough.
Action SA-36.4.1: Support the development of a new park and bicycle and pedestrian trails along Skyline Boulevard in collaboration with Caltrans.
Support the development of a new park and bicycle and pedestrian trails along Skyline Boulevard in collaboration with Caltrans.
Access to services, recreational opportunities, commercial development, and housing is improved in Westborough.
Policy SA-37.1: Create Gateway signage in Westborough.
Enhance gateway signage along Junipero Serra Boulevard into South San Francisco.
Policy SA-37.2: Improve connections to public services.
Improve connections to public services, including senior services and community centers, by developing a shuttle system or bringing “pop-up” services to the Westborough neighborhood.