New and Existing Buildings

Goal CP-3:

Green buildings are the standard in South San Francisco for new construction and major renovations.

Intent:

To create sustainable high-performance buildings that operate using carbon-free electricity and consume fewer resources.

Policy CP-3.1: Building code maintenance for new and major renovations (energy efficiency).

Regularly update South San Francisco’s building codes to improve the energy performance of new construction and major remodels and to phase in requirements in predicable ways.

• Action CP-3.1.1: Incentivize energy efficient new construction.

  Provide incentives to encourage new construction to exceed California’s Building Energy Efficiency Standards outlined in Title 24, Part 6.

• Action CP-3.1.2: Require non-residential all-electric new construction.

  Adopt an ordinance (reach code) requiring all new nonresidential buildings to be all-electric and prohibit new gas infrastructure for new buildings.  Exempt occupancies must install electric building systems (e.g., space and water heating equipment) where feasible.

• Action CP-3.1.3: Retrofit all-electric in existing buildings during major renovations.

  Require residential major renovations to retrofit to all-electric.

• Action CP-3.1.4: Require installation of photovoltaic panels.

  Require installation of photovoltaic panels on multifamily and nonresidential new construction.

Policy CP-3.2: Building code maintenance for new and major renovations (water efficiency).

Regularly update the City’s building codes to improve the water efficiency of new construction and major renovation.

• Action CP-3.2.1: Require high-efficiency indoor water fixture.

  Require high-efficiency fixtures in all new construction, like CALGreen Tier 1 or 2.

• Action CP-3.2.2: Update landscaping water requirements.

  Require all new landscaping to use low-water plants and efficient irrigation, planting native and non-native species that provide valuable resources for native wildlife.

Policy CP-3.3: Encourage the addition of battery storage.

Establish a streamlined approval process for battery storage systems and reduce or eliminate permitting fees to encourage the addition of battery storage.

Policy CP-3.4: Adopt Electric Vehicle charging reach code.

Adopt higher electric vehicle charging requirements than CALGreen for multifamily and nonresidential new construction.

For related policies and implementation actions related to landscape design standards, see Goal ES-5.

Goal CP-4:

The performance of existing buildings in South San Francisco is improved.

Intent:

To reduce energy and water use in existing buildings, which reduces greenhouse gas emissions and utility costs.

Policy CP-4.1: Establish efficiency upgrade programs.

Establish an energy and water efficiency upgrade program for existing buildings, focusing resources on the most disadvantaged communities.

• Action CP-4.1.1: Energy audits for homes and businesses.

  Work with Peninsula Clean Energy, San Mateo County Energy Upgrade to provide free to low-cost energy audits.

• Action CP-4.1.2: Adopt Commercial Benchmarking ordinance.

  Adopt energy and water benchmarking ordinance for commercial buildings over 10,000 square feet to empower owners to control utility costs.

• Action CP-4.1.3: Retrocommissioning partnership.

  Work with PG&E to expand deep retrofit and retrocommissioning programs in South San Francisco.

Policy CP-4.2: Prepare a Building Electrification Plan.

Develop a date certain, phased-in Existing Building Electrification Plan to retrofit existing homes and businesses to all electric.

• Action CP-4.2.1: Require electric panel upgrade at point of sale.

  Adopt an ordinance that requires electric panel upgrades upon sale and/or rental turnover.

• Action CP-4.2.2: Adopt Burnout Ordinance.

  Adopt a Burnout Ordinance that requires a gas appliance (e.g., stove or furnace) be replaced with an electric version when it stops working.

Goal CR-2:

A resilient community that protects existing and future development and people from sea level rise and flooding.

Intent:

Through a continuum of adaptation solutions, including constructing levees / seawalls, expanding green infrastructure, and elevating new development, the City collaborates with federal, State, and regional agencies to develop comprehensive solutions to sea level rise and flooding.

Policy CR-2.1: Use best available sea level rise projections.

Use the best available science for sea level rise projections from the State and regional efforts in accordance with the State of California Sea Level Rise Guidance. Define the lifespan of development for temporary structures, residential or commercial structures, and critical infrastructure. Identify the range of sea level rise projections for the site and evaluate the potential impacts based on the project type and risk tolerances.

Policy CR-2.2: Implement a variety of adaptation solutions.

Pursue a comprehensive shoreline management plan that uses a variety of adaptation solutions to protect the shoreline and enhance ecosystem resilience.

• Action CR-2.2.1: Pursue shoreline protection for existing and future development.

  Continue ongoing collaboration with the US Army Corps of Engineers to protect existing and future development by raising levees or seawalls in accordance with the Continuing Authorities Program Study. Implement any future City-prepared sea level rise adaptation plan for the Oyster Point Marina and landfill.

• Action CR-2.2.2: Use nature-based solutions for ecosystem resilience.

  Explore nature-based solutions appropriate for the South San Francisco shoreline, particularly at the mouth of Colma Creek, to provide protection for the built environment and ecosystems.

Policy CR-2.3: Use green infrastructure to reduce flooding.

Prioritize green infrastructure in the Colma Creek watershed to reduce flooding in developed areas through continually updated site-specific design guidelines, low impact development, and design standards for public infrastructure projects.

Policy CR-2.4: Site municipal buildings and facilities at higher elevations.

Site new municipal buildings, facilities, and critical infrastructure at higher elevations, consistent with the State of California Sea Level Rise Guidance.

• Action CR-2.4.1: Conduct Fire Station 61 and 62 relocation feasibility study.

  Evaluate the feasibility of relocating Fire Station 61 and 62 outside of the flood zone.

Policy CR-2.5: Require floodproofing for new development in sea level rise inundation zones.

Require new development to account for sea level rise in all project applications. This includes:

• Identifying areas of a parcel subject to flooding by type of flooding, including inundation, creek, and groundwater and by the potential depth of flooding. 
• Raising base floor elevation above the Federal Emergency Management Agency Base Flood Elevation to include sea level rise projections expected for the lifetime of the project. 
• Locating mechanical equipment, such as boilers, chillers, and air handlers for ventilation on the roof to ensure operation during flooding.
• As needed, implement additional adaptation measures or pathways based on the sea level rise projections, project type, and risk tolerance.

Policy CR-2.6: Require redevelopment in sea level rise inundation zones to adhere to sea level rise policies.

For redevelopment where demolition, renovation, or replacement is greater than 50% and the project is within a sea level rise inundation zone, allow additions and improvements if an entire structure is brought into conformance with the City’s current sea level policies.

Policy CR-2.7: Require rebuilding of flood-damaged properties to meet sea level rise policies.

Allow redevelopment of properties that have sustained damage and for which a flood insurance claim has been filed if brought into conformance with the current sea level rise policies.

Policy CR-2.8: Partner with public and quasi-public agencies to minimize the impacts of sea level rise.

Partner with regional agencies to evaluate and address sea level rise and flooding on critical infrastructure, including but not limited to:

• With Pacific Gas & Electric and Peninsula Clean Energy to assess vulnerability of electricity and natural gas infrastructure.
• With Caltrans and neighboring jurisdictions on measures to protect US-101.
• With Caltrain and BART on measures to protect the rail corridors.
• With the regional groundwater study to understand how and where groundwater change may impact future development and infrastructure.

Policy CR-2.9: Prioritize landward relocation of the Bay Trail realignment after flooding.

In the event of damage to the San Francisco Bay Trail, prioritize landward relocation of the trail’s alignment and avoid the installation of any types of hard shoreline protection structures.

Policy CR-2.10: Explore sea level rise adaptation financing options.

Explore financial incentives and fee programs to implement nature-based and conventional physical adaptation, including a Development Impact Fee Program, Community Facilities District, and repeat flooding buyout program.

Goal CR-4:

The City minimizes the risk to life and property from seismic activity and geologic hazards in South San Francisco.

Intent:

To lessen the impacts of earthquakes, geologic threats, and other natural disasters on residents, workers, and structures.

Policy CR-4.1: Protect buildings, infrastructure, and other assets from seismic hazards.

Protect existing and new buildings, infrastructure, and other assets from seismic hazards.

• Action CR-4.1.1: Conduct seismic assessments for municipal assets.

  Regularly complete seismic assessments of critical municipal buildings, facilities, and infrastructure. Develop locally specific seismic hazard maps to improve mapping resolution and support more informed and nuanced decision-making about development and hazard mitigation, particularly where other hazards like sea level rise compound the risk.

• Action CR-4.1.2: Continually update the Building Code for seismic and other hazard safety.

  Regularly update the City’s Building Code to incorporate current earthquake standards.

• Action CR-4.1.3: Maintain a soft-story buildings inventory.

  Maintain and regularly update a database of soft story / fragile housing.

• Action CR-4.1.4: Expand seismic retrofit incentive program expansion.

  Expand efforts to incentivize retrofits of buildings and other mitigation measures in seismic and geologic hazards zones. Explore developing a specific program to address seismic retrofit needs within South San Francisco’s affordable housing stock.

Policy CR-4.2: Maintain emergency response capabilities.

Maintain the capability to quickly respond to natural and human caused disasters and minimize damage and injury caused by these events.

Policy CR-4.3: Discourage hillside area development on slopes more than 30 percent.

Discourage development on steep hillside areas more than 30 percent grade. Development of hillside sites should follow existing contours to the greatest extent possible. Grading should be kept to a minimum.

Policy CR-4.4: Protect buildings, infrastructure, and other assets from other geologic hazards.

Protect existing and new buildings, infrastructure, and other assets from other geologic hazards, including landslides, slope instability, liquefaction, settlement, subsidence, unstable geologic units, unstable soils, and expansive soils.

• Action CR-4.4.1: Require site-specific soils and geologic reports for projects located in high-hazard areas.

  On a parcel-by-parcel basis, require that permit applications for projects located within areas susceptible to geologic hazards, as shown on Figure XX, prepare site-specific soils and geologic reports for review and approval by the City Engineer, and incorporation of the recommended actions during construction.

Goal CR-5:

The City minimizes the risk to life and property from wildfire in South San Francisco.

Intent:

To encourage planning and design strategies that mitigates wildfire risk.

Policy CR-5.1: Implement Sign Hill wildfire mitigation measures.

Continue to implement Sign Hill wildfire mitigation measures (i.e., restoration and maintenance of native grass and scrubland habitat, removal of non-native trees and trees killed in October 2020 fire, removal of dead trees due to drought and disease and maintenance of existing trails to function as fire breaks).

Policy CR-5.2: Maintain a comprehensive fire management program.

Maintain a comprehensive fire hazard management program to reduce fire hazards on other public lands.

Policy CR-5.3: Expand access to evacuation and early warning technology for wildfire.

Increase community participation and understanding of evacuation and early warning software programs to minimize threat to life and be better prepared in case of a wildfire event.

Policy CR-5.4: Maintain adequate emergency response resources.

Continue to train and coordinate emergency response to wildfire emergencies with neighboring fire agencies and State wildfire resources. Continue to acquire and maintain adequate vehicles and equipment to respond to wildfire incidents throughout the city.

Goal CR-6:

A City prepared for the combined impacts of extreme heat and poor air quality.

Intent:

To reduce the likelihood of harmful impacts from extreme heat and poor air quality.

Policy CR-6.1: Support resilient building design.

Support resilient building design by helping residents weatherize homes to keep them cooler and more energy efficient and to improve indoor air quality.

• Action CR-6.1.1: Review and update funding programs for resilient building design.

  Review and update existing funding programs, such as the Property-Assessed Clean Energy program to promote climate-resilient design and retrofits.

• Action CR-6.1.1: Create a community engagement for weatherization programs.

  Develop a targeted outreach regarding weatherization assistance program for low-income households.

Policy CR-6.2: Maintain clear and high-quality hazard communications.

Inform residents and businesses about hazards.

• Action CR-6.2.1: Develop an early warning systems for heat and air quality.

  Develop early warning systems for heat and air quality alerts, in multiple languages and through culturally relevant media.

• Action CR-6.2.2: Work with utilities to prevent shutoff during extreme events.

  Work with Pacific Gas & Electric and Peninsula Clean Energy to prevent utility shutoff during extreme heat events.

Policy CR-6.3: Reduce heat island impacts through adaption strategies.

Reduce the heat island effect by implementing a variety of adaptation solutions.

• Action CR-6.3.1: Identify heat island priority areas.

  Identify areas of greatest risk of urban heat island effect and target resources in these areas, including tree planting, cool roofs, and installation of cool pavement.

Policy CR-6.4: Maintain adequate cooling and warming centers.

Review, update, and maintain facilities that can be used as refuge during excessive heat and cold days.

• Action CR-6.4.1: Prepare a cooling and warming centers distribution plan.

  Maintain the capability to operated cooling and warming centers equitably throughout the city when needed.

Policy CR-6.5: Coordinate transportation system with air quality improvements.

Promote a transportation system coordinated with air quality improvements. For related policies and implementation actions related to environmental justice and air quality, see Goal CHEJ-3. For related policies and implementation actions related to urban forestry, see Goal ES-4.

Goal ES-2:

South San Francisco is a steward of the San Francisco Bay and its habitat. 

Intent:

To protect the San Francisco Bay and expand habitat through development standards and bird safe design.

Policy ES-2.1: Protect marsh and wetland habitat.

Protect and expand existing marsh and wetland habitat to improve water quality, adapt to climate change, and provide habitat for wildlife.

Policy ES-2.2: Maintain development standards adjacent to the San Francisco Bay to support habitat.

Maintain standards and guidelines for new construction within 150 feet of San Francisco Bay that support the health of the Bay. This policy includes: 

• Requiring no net new impervious areas.
• Maintaining (or increasing) building setbacks to support habitat areas and adaptation.
• Requiring new construction to construct bioswales or similar features to treat runoff before it enters the Bay.
• Requiring low intensity lighting to reduce the amount of light reaching sensitive habitat. 
• Using a planting palette consisting of native species and species that provide valuable resources for native wildlife; and 
• Requiring an assessment as part of the California Environmental Quality Act (CEQA) process to consider wildlife impacts before project approval to continue to protect special status of species.

• Action ES-2.2.1: Require bird safe design East of 101.

  Develop a bird safe design ordinance to minimize the adverse effects on native and migratory birds and require new development East of 101 to incorporate design measures.

Goal ES-3:

Colma Creek is an ecological corridor that supports community resilience and livability. 

Intent:

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.

Goal ES-5:

Landscape design standards for new development enhance habitat quality, reduce water use, and support a diverse ecosystem.

Intent:

To discourage the use of invasive, non-native plantings in landscape areas across the city, encourage waterwise planting, and encourage innovation and ecosystem resilience in landscape design.

Policy ES-5.1: Remove invasive species.

Prohibit invasive species identified on the California Invasive Plant Council list in new construction and landscape renovations.

Policy ES-5.2: Control and manage invasive plants found on site.

Use best management practices during construction and subsequent site maintenance to manage and control invasive species found on site, including clearing infested areas prior to construction, planting native seed from a local source, and avoiding seed dispersal through construction equipment use.

Policy ES-5.3: Use a waterwise planting palette during new construction

During new construction and landscape renovations, prioritize xeriscaping, low-water-use plants, and native plants, minimizing the total area of high-water-use plants (e.g., turf and water features). 

• Action ES-5.3.1: Update the planting guidelines.

  Evaluate and update existing guidelines for landscape design and planting to support native species and non-native species that provide valuable resources for native wildlife and reduce water use. 

Policy ES-5.4: Preserve native plants during construction.

During new construction or landscape renovations, preserve portions of a lot largely occupied by native species. Replace non-native vegetation with natives except when the non-native vegetation support habitat particularly useful to native wildlife.

Policy ES-5.5: Plant using a multi-layered cluster to support wildlife.

Design plantings in multi-layered clusters, placing groundcover, shrub, and tree canopy layers in the same area to support wildlife.

Policy ES-5.6: Create pollinator habitats in medians and landscapes.

Continue to create pollinator habitats in medians and landscapes to act as pollinator islands to give respite to wildlife going from the coastal range to San Bruno Mountain.

Policy ES-5.7: Discourage herbicide and pesticide use.

Discourage the use of herbicides and pesticides.

Policy ES-5.8: Design irrigation systems for water conservation.

Install weather- or soil moisture-based irrigation controllers in all new development. Cluster plants together with similar water requirements to conserve water. Use the Water Use Classification of Landscape Species (WUCOLS) ratings to establish watering needs. 

Policy ES-5.9: Encourage alternative irrigation water sources.

Encourage on-site rainwater harvesting and graywater systems for irrigation. Periodically study feasibility for delivering non-potable, recycled water from the South San Francisco – San Bruno Water Quality Control Plant, Orange Memorial Park Stormwater Capture Project, or similar. 

Goal ES-6:

Threatened and endangered wildlife and plant species thrive in South San Francisco.

Intent:

To maintain inventories of, assess the impacts of new development on, and build community collaborations that support endangered wildlife and plant species, as well as ecologically sensitive habitats.

Policy ES-6.1: Catalog wildlife and plant inventories.

Continue to catalog and update information on threatened and endangered species in the review of project proposals.

Policy ES-6.2: Conduct wildlife and plant assessments for new development.

Require assessments for new developments in areas that could impact threatened or endangered species.

Policy ES-6.3: Conduct site-specific assessments for new development in ecologically sensitive habitat areas.

On a parcel-by-parcel basis, require that permit applications for projects located within ecologically sensitive habitat areas, prepare site-specific biological assessments for review and approval by City Planning staff, and incorporation of the recommended measures during construction to protect ecologically sensitive habitat areas.

Policy ES-6.4: Manage and conserve natural areas at risk.

Actively manage natural areas and landscapes threatened by human intervention and invasive species.

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.

  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.

• 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.

• 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.

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

• 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.

• 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.

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-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:

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:

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:

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-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.

Goal MOB-3:

South San Francisco proactively manages traffic and parking demand.

Intent:

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.

Goal PE-2:

A resilient and diverse South San Francisco economy supports existing industries while accommodating emerging growth opportunities.

Intent:

To maintain economic diversity in South San Francisco by ensuring City actions and land use policies support existing major industries while positioning the City to capture growth in rapidly growing industries and business activities.

Policy PE-2.1: Reinvest in industrial property.

Within areas targeted for retention of industrial uses, support industrial property owners seeking to reinvest in and modernize their properties and come into compliance with environmental regulations, current building codes, and use/production of green energy.

• Action 2.1.1: Conduct outreach to industrial property owners.

  Conduct outreach to property owners seeking relevant permits to determine opportunities for the City to facilitate reinvestment.

• Action 2.1.2: Support infrastructure improvements.

  Pursue infrastructure and placemaking improvements that enhance the functionality of industrial districts.

Policy PE-2.2: Facilitate redevelopment of industrial property.

Facilitate redevelopment of industrial properties in portions of Lindenville and East of 101 targeted for redevelopment for other commercial or residential uses.

• Action 2.2.1: Identify obstacles to redevelopment.

  Conduct outreach to property owners to identify specific obstacles to redevelopment to inform strategies for supporting property owners through the redevelopment process.

• Action 2.2.2: Support infrastructure improvements.

  Pursue infrastructure and placemaking improvements in locations targeted for redevelopment of industrial properties for other commercial and residential uses.

Policy PE-2.3: Encourage multi-level logistics/distribution buildings.

As appropriate based on site and location conditions, encourage developers of new logistics/distribution projects to consider proposing multi-level buildings as a means of maximizing efficient use of remaining industrial land.

Policy PE-2.4: Encourage construction and occupancy of office space.

• Action 2.4.1: Attract small professional services to ground floor spaces.

  Explore opportunities, forecast demand, and identify barriers to attracting small professional services office-based businesses to ground floor spaces outside of the city’s best-located retail nodes (such as on blocks of Downtown away from Grand Avenue).

• Action 2.4.2: Reduce cost barriers.

  Impose lower community benefits contribution requirements for office development projects to receive density “bonuses” relative to life science projects in East of 101; revisit these requirements if office development activity accelerates significantly relative to life science development activity.

Policy PE-2.5: Target industry diversification opportunities.

Prioritize business attraction and retention activities for targeted industry sectors that represent significant growth and economic diversification opportunities.

• Action 2.5.1: Monitor regional business and employment trends.

  Monitor regional business and employment trends to explore emerging and/or growing economic development opportunities, with a focus on professional services, research and development, technology, biomedical and life sciences, and advanced manufacturing.

• Action 2.5.2: Focus efforts on emerging technology industries.

  Focus attraction and retention efforts on emerging technology businesses, such as those in artificial intelligence, “Big Data,” financial technology, health technology, and other software services.

• Action 2.5.3: Focus efforts on emerging industrial technologies.

  Focus attraction and retention efforts on emerging industrial technologies, such as those in industrial design services, transportation engineering, robotics, autonomous vehicles and drones, instrumentation, mechanical engineering, and related fields.

• Action 2.5.4: Focus efforts on advanced food industries.

  Focus attraction and retention efforts on advanced food production and food technology businesses, such as specialty food manufacturers, businesses developing new food products, and businesses implementing higher efficiency agricultural technologies.

Policy PE-2.6: Maintain a strong hotel Transient Occupancy Tax base by supporting the city’s hospitality industry.

• Action 2.6.1: Facilitate hotel investment and development.

  Provide supportive City services to facilitate hotel owner/developer efforts to expand and upgrade local hotels, with a focus on upper upscale brands with higher daily rates.

• Action 2.6.2: Promote the city as a hotel destination.

  Support hotel stays through promotion of South San Francisco as a lodging destination via the South San Francisco and partnerships with hotel operators and the San Mateo County/Silicon Valley Convention and Visitors Bureau.

• Action 2.6.3: Engage in marketing efforts to attract events to the South San Francisco Conference Center.

• Action 2.6.4: Implement public realm improvements along South Airport Blvd.

  Implement infrastructure, placemaking, and safety investments to improve the pedestrian experience along South Airport Boulevard for visitors traveling between the South San Francisco Conference Center, hotels, and nearby businesses in East of 101 and Downtown South San Francisco.

Goal PE-5:

The city has vibrant and healthy commercial districts and shopping centers that include amenities serving residents and outside shoppers.

Intent:

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.

Goal SA-2:

The history and culture of Downtown and its residents are celebrated through arts and cultural resources.

Intent:

To support arts and culture and create a distinct visual identity Downtown.

Policy SA-2.1: Strengthen Downtown identity.

Strengthen Downtown’s identity as a center for arts and culture in South San Francisco.

• Action SA-2.1.1: Establish arts and cultural district.

  Explore establishing an Arts and Cultural District in Downtown and Lindenville to support artists and creative businesses. 

• Action SA-2.1.2: Incentivize artist and makers spaces.

  Incentivize growth of commercial spaces suitable and affordable for makers and artists through development requirements and community benefits.

• Action SA-2.1.3: Downtown marketing and branding.

  Strengthen Downtown’s cultural identity by marketing and branding art, public spaces, wayfinding signage, community markers, and other informational signage in culturally-relevant ways.

• Action SA-2.1.4: Develop Downtown Gateways:

  Develop design elements and gateways that celebrate Downtown’s unique arts and cultural identity.

• Action SA-2.1.5: Encourage community events and programming.

  Encourage community events and programming Downtown, including youth activities and opportunities for cultural programming.

Policy SA-2.2: Protect historic buildings.

Protect historic buildings and the local building fabric in the Downtown through adaptive reuse and other strategies.

Goal SA-3:

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.

Intent:

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.

Goal SA-5:

New improvements are focused on Grand Avenue and Linden Avenue to restore these historic corridors to once again being the focus of the community.

Intent:

To strengthen and enhance  the public realm of Grand and Linden Avenues.

Policy SA-5.1: Improve Downtown pedestrian and bicycle network.

Construct safe, comfortable, and accessible pedestrian and bicycle facilities that invite people of all ages and abilities to access Downtown amenities and services, Caltrain, Colma Creek and employment in East of 101 and Lindenville through techniques such as sidewalk bulbing, lighting improvements, and signage.

Policy SA-5.2: Maintain Downtown properties and businesses.

Support property and business owners along Grand Avenue and Linden Avenue in efforts to maintain buildings and upkeep façades, respectively. 

• Action SA-5.2.1: Support Downtown business upkeep and maintenance.

  Develop a mechanism, such as a business improvement district or similar program, to support building upkeep and maintenance, signage, and façade improvements for Grand Avenue and Linden Avenue businesses.

Policy SA-5.3: Enhance Downtown streetscapes.

Improve the streetscape along Grand Avenue and Linden Avenue by incorporating outdoor seating, lighting, street trees, and other street furniture through the adoption of design guidelines.

Policy SA-5.4: Improve Downtown signage.

Improve connections from Downtown to East of 101, the Caltrain Station, and Colma Creek by adding directional signage and improving signage and other street amenities.

Goal SA-11:

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

Intent:

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

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

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

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

  Update the El Camino Real/Chestnut Avenue Specific Plan to reduce maximum allowable building heights in the Chestnut Avenue corridor, but not the allowable residential densities.

• Action SA-11.1.2: Continue to implement the El Camino Real/Chestnut Avenue Area Plan.

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

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

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

Goal SA-12:

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

Intent:

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Goal SA-13:

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

Intent:

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

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

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

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

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

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

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

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

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

Policy SA-13.4: Require context-sensitive design.

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

Goal SA-16:

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

Intent:

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.

Goal SA-21:

Continue to promote the expansion of an innovation district with R&D uses in the northern portion of the East of 101 area.

Intent:

To create a safe, connected, and resilient district.

Policy SA-21.1: Promote urban campus-style life science uses.

Promote campus-style R&D uses for life science and other innovative companies.

Policy SA-21.2: Restrict warehousing and distribution uses in Business Technology Park areas.

Do not permit any new warehousing and distribution north of East Grand Avenue or in areas designated Business Technology Park or Business Technology Park High.

• Action SA-21.2.1: Update Non-Conforming Regulations in Zoning Ordinance.

  Develop zoning regulations that encourage non-conforming warehousing and distribution uses north of East Grand Avenue or in areas designated as Business Technology Park or Business Technology Park High to transition to conforming uses.

Policy SA-21.3: Allow building heights in the East of 101 area to the maximum limits permitted under Federal Aviation regulations.

Allow building heights in the East of 101 area to the maximum limits permitted under Federal Aviation regulations.

Goal SA-22:

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.

Intent:

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 mixed use 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.

Goal SA-24:

Colma Creek is transformed and new open spaces are created to provide opportunities for social interaction, recreation, flood protection, and urban ecology.

Intent:

To create a vibrant, walkable Colma Creek that is usable by everyone in South San Francisco.

Policy SA-24.1: Transform Colma Creek into a walkable amenity.

Transform Colma Creek into a walkable amenity for all users by improving sidewalk conditions and incorporating lighting, public art, street furniture, street trees, and landscaping.

Policy SA-24.2: Create development standards for construction adjacent to Colma Creeks.

Maintain standards and guidelines for new construction within 150 feet of the inner edge of the Colma Creek canal. This includes: 

• 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 SA-24.3: Promote high-quality building design.

Promote high-quality building design along Colma Creek.

Goal SA-25:

A core area of light industrial and service uses that provide jobs for South San Francisco residents are preserved.

Intent:

Preserve South San Francisco’s “industrial city” heritage and provide employment opportunities that match skillsets of local residents.

Policy SA-25.1: Minimize land use compatibility conflicts.

Minimize land use compatibility conflicts that discourage attraction and retention of production, distribution, and service and repair businesses in areas zoned for industrial use.

Policy SA-25.2: Continue to recognize the Golden Gate Produce Terminal as a legacy use.

Recognize the Golden Gate Produce Terminal as a legacy use; permit it as a conforming use, allowing for expansion and contraction as necessary. If in the future the Golden Gate Produce Terminal stops operation at this site, require any new uses or new development of the site to be in conformance with the Mixed Industrial High Designation.

Policy SA-25.3: Buffer residential neighborhoods from industrial uses .

Buffer heavy industrial uses and light industrial uses, such as general services, light manufacturing, and storage uses from residential neighborhoods.

Policy SA-25.4: Preserve the existing “core” of industrial land uses.

Preserve the existing “core” of industrial land uses south of Victory Avenue.

Policy SA-25.5: Retain industrial uses.

Within the Mixed Industrial High area, ensure that a full range of industrial uses continue to be permitted as conforming uses and limit non-industrial uses.

Policy SA-25.6: Adjust parking requirements for industrial uses.

Adjust zoning and parking requirements as necessary to ensure reinvestment can occur in buildings while maintaining industrial uses.

Goal SA-26:

Industries, artists, institutions, and programs that spur the creative economy are supported.

Intent:

To spur creative industries and the creative economy. 

Policy SA-26.1: Create an arts and cultural district.

Explore an Arts and Cultural District in Downtown and Lindenville to support artists and creative businesses. 

Policy SA-26.2: Incentivize makers and artists.

Incentivize growth of commercial spaces suitable and affordable for makers and artists through development requirements and community benefits.

Policy SA-26.3: Encourage affordable art spaces.

Actively encourage affordable arts spaces through use classifications in the zoning code and streamlined permitting in the Industrial Transition Zone.

Policy SA-26.4: Encourage live/work industrial uses.

Encourage live/work industrial uses in a buffer area between the High Density Mixed Use neighborhood along Colma Creek and existing industrial uses to the south of Victory Avenue. 

Policy SA-26.5: Encourage lot assembly.

Encourage lot assembly to allow businesses to grow and expand in Lindenville.

Goal SA-27:

There are safe, comfortable, and accessible pedestrian and bicycle facilities that connect people to Downtown, El Camino, and East of 101. 

Intent:

To foster pedestrian and bicycle connectivity from Lindenville to Downtown, El Camino Real, and East of 101. 

Policy SA-27.1: Provide connections to and across Colma Creek.

Provide connections from the High Density Mixed Use Neighborhood to Colma Creek and across Colma Creek to Downtown South San Francisco.

• Action SA-27.1.1: Develop a park near Colma Creek.

  Develop a park to serve Lindenville and Downtown residents near Colma Creek.

Policy SA-27.2: Incorporate street trees, lighting, and landscaping.

Incorporate street trees, lighting, and landscaping along roadways, prioritizing South Spruce Avenue, Linden Avenue, and Victory Avenue.

Policy SA-27.3: Improve sidewalk conditions and amenities.

Improve sidewalk conditions, signage lighting, and street furniture along Tanforan Avenue, Colma Creek, San Mateo Avenue, and connections to Colma Creek and the Centennial Way Trail. 

• Action SA-27.3.1: Establish design and development standards for frontage.

  Establish design and development standards for frontage along Lindenville streets.

• Action SA-27.3.2: Prepare and implement streetscape improvement plan:

  Prepare and implement a streetscape improvement plan for South Linden and South Spruce Avenues that recognizes the streets’ role as a connector between the San Bruno BART station and Downtown. 

Policy SA-27.4: Develop new roadway connections to better connect people to and within Lindenville.

• Action SA-27.4.1: Study potential roadway connections.

  Study the following potential roadway connections in Lindenville:

  • Spruce Avenue, S. Maple Avenue, and S. Linden Avenue using the access road behind 245 South Spruce Avenue
  • Extension from South Airport Boulevard to San Mateo Avenue with connection to Produce Avenue

• Action SA-27.4.2: Support implementation of the new east-west roadway connection.

  Support implementation of the new east-west roadway connection between Sneath Lane and S. Linden Avenue, that is included and analyzed in the Southline Specific Plan. 

Goal SA-28:

High-quality, transit-oriented employment uses adjacent to the San Bruno BART Station.

Intent:

To implement the goals and development vision of the Southline Specific Plan, creating an integrated commercial campus with high-quality development and infrastructure improvements. 

Policy SA-28.1: Establish transit-oriented commercial campus.

Establish a commercial campus development with sophisticated, unified architectural and landscape design and site planning, resulting in a distinctive campus identity and strong sense of place.

• Action SA-28.1.1: Create publicly accessibly open spaces.

  Create new publicly accessible open spaces including plazas, courtyards, and green spaces within the Specific Plan area for the use of employees, residents, and visitors.  

Policy SA-28.2: Provide pedestrian network connecting campus to surrounding areas and San Bruno BART Station.

Provide pedestrian network connecting campus to surrounding areas and San Bruno BART Station.

• Action SA-28.2.1: Provide campus pedestrian network.

  Provide an extensive pedestrian network that links buildings and outdoor recreational spaces through paving, wayfinding signage, street furniture, and lighting

• Action SA-28.2.2: Create convenient and safe pedestrian and bike access.

Policy SA-28.3: Redevelop underutilized parcels.

Redevelop underutilized parcels within the Specific Plan area to realize the highest and best use of the land by increasing the intensity of the land uses. 

Policy SA-28.4: Require transition from adjacent residential neighborhood.

Incorporate setbacks, landscape buffers, and other site design features to create an effective transition from the Specific Plan area to the residential neighborhood south of Tanforan Avenue.

Policy SA-28.5: Require sustainable and environmentally sensitive design.

Incorporate sustainable and environmentally sensitive design and equipment, energy conservation features, water conservation measures and drought-tolerant or equivalent landscaping, and sustainable stormwater management features.

Goal SA-30:

There are context-sensitive transitions from El Camino Real and South Spruce Avenue to residential uses in Orange Park.

Policy SA-30.1: Require context-sensitive design.

Require context-sensitive design for new buildings along E l Camino Real and South Spruce Avenue, 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.

Goal SA-35:

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.