Residential Sub-Areas

The following residential sub-areas are not expected to undergo major changes over the General Plan horizon. These sub-areas include: Avalon-Brentwood, Orange Park, Paradise Valley / Terrabay, Sign Hill, Sunshine Gardens, Westborough, and Winston Serra.

Avalon-Brentwood Orange Park Paradise Valley/Terrabay Sign Hill Sunshine Gardens Westborough Winston Serra

Avalon-Brentwood

The Avalon-Brentwood sub-area is located at the southwestern edge of the city, between I-280 and El Camino Real. It is primarily single-family residential uses with several large institutional uses. Major public uses include Avalon Park, Baden High School, Brentwood Park, Ponderosa Elementary School, Zamora Park, and the City’s Main Library. The sub-area also surrounds Country Club Park, an unincorporated area. It contains just under 10% of the city’s entire population.

Vision Statement

Avalon is a walkable, attractive, and safe neighborhood with a variety of housing options, accessible recreational amenities, and quality infrastructure.

Goal SA-29

Goal SA-29:

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.

Other goals related to Avalon-Brentwood in other Elements include the following: Goal LU-4: High-quality residential neighborhoods.

Orange Park

The Orange Park Sub-Area is located in the center of the city, adjacent to Downtown, Lindenville, Avalon, and El Camino Real. The Orange Park sub-area is split between single-family residential, public, and park land uses and contains its eponymous park. As of 2021 it contains just around 5% of the City’s entire population.

Vision Statement

Orange Park is a high-quality place to live, learn, work, and play, and residents have ample opportunities to enjoy South San Francisco’s recreational amenities, including Orange Park, Colma Creek, and the Centennial Way Trail.

Goal SA-30 Goal SA-31

Goal SA-30

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-31

Goal SA-31:

Pedestrian connections, recreational amenities, and streetscapes are improved in Orange Park.

Policy SA-31.1: Implement Orange Memorial Park Master Plan.

Continue efforts to implement the Orange Memorial Park Master Plan. Continue to implement stormwater capture projects like the Orange Memorial Park updates to improve water quality and increase trash capture in the Colma Creek watershed.

Action SA-31.1.1: Coordinate with Cal Water to purchase or lease land.

Coordinate with Cal Water to purchase or lease land along Chestnut Avenue and Colma Creek to expand Orange Park.

Policy SA-31.2: Improve Centennial Way Trail Connections to Orange Park.

Improve pedestrian and bicycle connections to the Centennial Way Trail, and to the El Camino Real and Downtown sub-areas.

Policy SA-31.3: Improve South San Francisco High School connections.

Ensure pedestrian and bicycle crossings to South San Francisco High School are safe and well-marked.

Policy SA-31.4: Provide connections to El Camino Real and South Spruce Avenue.

Provide convenient connections to the node of amenities and services at El Camino Real and South Spruce Avenue.

Other goals related to Orange Park in other Elements include the following:

Action PR-2.1.2: Orange Memorial Park Master Plan completion.
Goal LU-4: High-quality residential neighborhoods.

Paradise Valley/Terrabay

The Paradise Valley/Terrabay sub-area is located at the far northeastern edge of the city, located between Highway 101 and Sign Hill. It is primarily composed of single-family residential uses, parks and open space. This sub-area has several smaller subdivisions and neighborhoods, including Peck’s lot and the Terrabay subdivision. The area includes a large PG&E-owned open space and the north face of Sign Hill. It contains just over 5% of the city’s entire population. Residents are less likely to identify as White alone and more likely to identify as Asian or Pacific Islander compared to the citywide average.

Vision Statement

Paradise Valley/Terrabay is a scenic, safe, and livable neighborhood with convenient access to Downtown, retail and personal services, and open spaces.

Goal SA-32

Goal SA-32:

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.

Other goals related to Paradise Valley/Terrabay in other Elements include the following:

Goal LU-4: High-quality residential neighborhoods.
Policy CR-4.3: Hillside area development standards.
Policy PR-2.5: Community garden development.
Goal LU-4: High-quality residential neighborhoods.

Sign Hill

The Sign Hill sub-area is located in the center of the city, just north of the Downtown sub-area. It is mostly single-family residential and its signature park. It contains less than 5% of the city’s entire population, and its residents are generally representative of the city’s overall age and race/ethnicity profile.

Vision Statement

Buildings, streetscapes, open spaces, and the famous South San Francisco Hilltop sign imbue Sign Hill with character, and residents are easily able to access Downtown, open spaces, and amenities throughout the city.

Goal SA-33

Goal SA-33:

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.

Other goals related to Sign Hill in other Elements include the following:

Policy CR-4.3: Hillside area development standards.
Policy CR-5.1: Sign Hill wildfire mitigation.
Policy PR-2.5: Community garden development.
Policy PR-3.3: Public access points to open spaces.
Goal LU-4: High-quality residential neighborhoods.

Sunshine Gardens

The Sunshine Gardens sub-area is located in the northwestern side of the city, north of El Camino Real and east of the Downtown and Sign Hill sub-areas. Approximately three-quarters of total land area is residential, including middle-density and multifamily residential. Major public uses include El Camino High School and Sunshine Gardens Elementary School. It contains just over 15% of the city’s total population, and its residents are generally representative of the city’s overall age profile.

Vision Statement

Sunshine Gardens is an attractive neighborhood that offers quality housing options, greenery and access to parks and recreational amenities, and convenient transportation connections to the wider South San Francisco community and region.

Goal SA-34 Goal SA-35

Goal SA-34

Goal SA-34:

There is new residential infill development in proximity to the South San Francisco BART Station, Mission Road, and El Camino Real.

Policy SA-34.1: Expand housing opportunity.

Expand housing opportunity in Sunshine Gardens by working with the County of San Mateo to evaluate multifamily housing on the County-owned site along Mission Road.

Goal SA-35

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.

Other goals related to Sunshine Gardens in other Elements include the following:

Policy PR-2.5: Community garden development.
Action PR-4.2.1: Sunshine Gardens Shared use agreement.
PGoal LU-4: High-quality residential neighborhoods.

Westborough

The Westborough sub-area is located at the far western edge of the city, west of Interstate 280. It is characterized mostly by residential uses, parks and open space, and commercial uses. It is home to the Westborough Shopping Center, and a small shopping center located at Keller and Westborough Blvd. It also contains Westborough Middle School, Westborough Park and Recreation Center, Cal West Park, Sellick Park, Fire Station #64, and a small portion of Monte Verde Elementary. Westborough contains one-fifth of the city’s entire population, and its residents are generally older. This area has the largest population of Asian or Pacific Islanders in the city (73%).

Vision Statement

Westborough is a comfortable environment for residents who benefit from excellent access to services, recreational opportunities, and diverse commercial spaces.

Goal SA-36 Goal SA-37

Goal SA-36

Goal SA-36:

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.

Goal SA-37

Goal SA-37:

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.

Other goals related to Westborough in other Elements include the following:

PPolicy PR-2.5: Community garden development.
Policy PR-4.3: Former school sites.
Policy PR-9.3 Expand childcare options.
Goal LU-1: Create complete neighborhoods, where residents can access most of their everyday needs within a short walk, bike, or transit trip.
Goal LU-4: High-quality residential neighborhoods.

Winston Serra

The Winston Serra sub-area is located at the far northwestern edge of the city between I-280 and El Camino Real. It contains primarily single-family residential uses with several large public uses, including: Alta Loma Middle School, Alta Loma Park, Buri Buri Elementary School, Buri Buri Park, Clay Park, Unitek Nursing College, and three Winston Manor parks. The sub-area contains just over 15% of the city’s entire population. Its residents are generally representative of the City’s overall age profile.

Vision Statement

Winston Serra is a livable, safe, and healthy neighborhood, where residents have convenient access to local and city-wide services, quality housing opportunities, and excellent parks and public spaces.

Goal SA-38 Goal SA-39

Goal SA-38

Goal SA-38:

New residential infill development is encouraged in Winston Serra.

Policy SA-38.1: Explore housing development and open space on Serra Vista school site.

Work with the South San Francisco Unified School District to evaluate a medium-density housing development and a publicly accessible open space on the former Serra Vista school site. If the site redevelops, maintain a buffer between new development and existing homes to protect health and safety, preserve open space, and foster urban ecology.

Goal SA-39

Goal SA-39:

Access to local and city-wide services and park spaces in Winston Serra is improved.

Policy SA-39.1: Develop new parks in Winston Serra.

Develop new parks in Winston Serra.

Action SA-39.1.1: Implement linear parks in Winston Serra.

Develop a new linear park as outlined in the Parks and Recreation Master Plan.
Action SA-39.1.2: Develop new park at SFPUC site.

Develop a new park on the existing SFPUC site that provides pedestrian connections to Alta Loma Middle School.
Action SA-39.1.3: Maintain “Button Property” as Open Space.

Continue the previous General Plan policy to maintain the open space designation of the County of San Mateo’s “Button Property”, located on the northeast corner of Westborough Boulevard and Junipero Serra Boulevard.

Policy SA-39.2: Collaborate with SSFUSD to provide access to Buri Buri Elementary recreational facilities.

Collaborate more closely with the South San Francisco Unified School District to make recreational facilities at Buri Buri Elementary School more accessible to the community.

Other goals related to Winston Serra in other Elements include the following:

Policy PR-2.5: Community garden development.
Policy PR-4.3: Former school sites.
Policy PR-9.3 Expand childcare options.
Goal LU-4: High-quality residential neighborhoods.

Residential Sub-Areas