HomeMy WebLinkAboutAppendix 2, Draft Southline Specific PlanAppendix 2:
Draft Southline Specific Plan
syatt
SPECIFIC PLAN
Prepared by:
Lane Partners
Kimley-Horn & Associates
DES Architects + Engineers
BKF Engineers
SOUTHLINE
SPECIFIC PLAN
The vision of the Southline Specific Plan is to
develop a cutting-edge office/R&D campus for
innovation and inspiration with unmatched
access to eco-friendly transportation options, in
furtherance of the City’s General Plan and vision
for the Specific Plan area. The Southline Specific
Plan will allow for development of a thriving
transit-oriented commercial campus
development adjacent to the San Bruno BART
station.
Conceptual Southline Site Plan
EXECUTIVE SUMMARY
SOUTHLINE SPECIFIC PLAN | ES-1
EXECUTIVE SUMMARY
The Southline project ("Southline" or the "Project") is planned
as a state-of-the-art transit-oriented commercial campus
located within the City of South San Francisco, adjacent to the
San Bruno BART station and proximate to two Caltrain stations
(San Bruno and South San Francisco).
Implementation of the Southline project through this Specific
Plan would transform the Specific Plan area – comprised of
approximately 26.5 acres of functionally obsolete, aging and
underutilized light industrial and warehouse buildings – into
an integrated commercial campus environment of high-quality
design providing for Class-A office and R&D uses (including life
science uses) as well as limited supporting uses available to
the public such as professional services and dining, in addition
to tenant-only amenity space including a fitness center, and
related ancillary uses.
This Specific Plan establishes development regulations for the
Specific Plan area and allows for development of commercial
buildings totaling up to approximately 2,800,000 square feet
(sf) based on the development standards defined in this
Specific Plan.
EXECUTIVE SUMMARY
ES-2 | SOUTHLINE SPECIFIC PLAN
A major circulation feature to be implemented within the
Specific Plan area is development of a new Southline Avenue
roadway (provisionally named for the purpose of this Specific
Plan and referred to as such throughout this Specific Plan) that
is envisioned to be constructed west to east through the
Specific Plan area between Huntington and South Linden
Avenues. The construction of Southline Avenue is consistent
with and furthers the General Plan policies calling for the
extension of South Linden Avenue to the San Bruno BART
station.
As part of the integrated campus design, the Specific Plan
envisions the development of a central green space of
approximately 1.5 acres—referred to as the Southline
Commons—that offers outdoor amenities that would be
accessible to both tenants and the public. It is envisioned to
include pedestrian paths, outdoor meeting and gathering
spaces, casual dining areas, and space for recreation and
events.
The Project envisions a four-story supportive Amenities
Building of approximately 88,000 sf, which is anticipated to be
located on the southwest corner of the Specific Plan area
(referred to as Building 2 on the included conceptual site
plans). Planned uses of this Amenities Building may include
publicly-accessible ground floor retail and dining, a community
center, and other amenity uses that front onto the Southline
Retail Plaza. It is anticipated that the upper floors of this
Amenities Building will include other uses available only to the
Southline campus tenants such as a fitness center and
meeting spaces. The Southline Retail Plaza is envisioned to
include features such as outdoor dining areas, terraced
EXECUTIVE SUMMARY
SOUTHLINE SPECIFIC PLAN | ES-3
seating and landscaping to serve as both a buffer and
transition to the adjacent street edge.
The Project also proposes development of the Tanforan
Avenue Community Parklet, envisioned within an
approximately 40-foot wide buffer setback on the north side
of Tanforan Avenue that will be accessible by the surrounding
community, including residents along Tanforan Avenue. It
should incorporate a walking pathway surrounded by
significant BART, Caltrain, and SamTrans bus routes.
Given the Specific Plan area’s unique proximity to multi-modal
public transit, implementation of the Specific Plan is
envisioned to include public transit linkages, including certain
improvements to pedestrian and bicycle facilities intended to
promote the use of public transit and alternatives to
automobile transportation, consistent with the transportation
and circulation policies as described in the South San Francisco
General Plan.
These improvements are anticipated to include new public
and private streets; enhanced pedestrian and bicycle facilities;
improved pedestrian access to the nearby San Bruno BART
station and SamTrans Transit Center; neighborhood traffic
calming features; and improved compatibility with a future
potential grade separation of the Caltrain tracks. Certain
improvements located outside of the Specific Plan area would
require review and/or approvals or actions by other agencies
or entities for off-site improvements within its jurisdiction,
including the City of San Bruno and BART. Future development
within the Specific Plan area should utilize the existing
adjacent public utility infrastructure to the extent feasible. It is
anticipated that certain existing utility connections may be
relocated and/or abandoned, and new utility connections will
be required for implementation of the Specific Plan to
accommodate increased capacity demand.
The development standards included in Chapter 2: Land Use
Plan & Development Standards and the supporting design
guidelines described in Chapter 5: Design Guidelines
implement and refine the policies and vision of the City of
South San Francisco General Plan and associated Lindenville
Planning Sub-Area for the Specific Plan area. The development
standards establish rules for the physical development within
the Specific Plan area, including building placement, scale and
form, and lot design.
The design guidelines describe and illustrate the designs,
concepts and features intended to promote the high-quality
development that is envisioned for the Specific Plan area, in
addition to sustainability guidelines intended to reduce energy
and greenhouse gas emissions, promote water conservation,
minimize waste and encourage recycling, and promote
employee wellness.
The Specific Plan shall be implemented through the approval
of Precise Plans, which set forth in detail development criteria
for proposed structures and related improvements and their
arrangements on individual parcels, in addition to other
approvals as may be required.
EXECUTIVE SUMMARY
ES-4 | SOUTHLINE SPECIFIC PLAN
Conceptual Rendering of Southline Commons
TABLE OF CONTENTS
SOUTHLINE SPECIFIC PLAN |-i
Table of Contents
1 Introduction .............................................................. 1-1
1.1. Specific Plan Organization ........................................ 1-1
1.1. Specific Plan Setting and Existing Conditions .......... 1-3
1.2. Specific Plan Authority ............................................. 1-4
1.3. Purpose and Intent .................................................. 1-4
1.4. Specific Plan Objectives ........................................... 1-7
1.5. Relationship to Existing Plans and Policies .............. 1-9
1.6. Interpretation ......................................................... 1-13
1.7. Environmental Review ........................................... 1-13
1.8. Project Approvals ................................................... 1-13
2 Land Use Plan & Development Standards ................. 2-1
2.1. Introduction ............................................................. 2-1
2.2. Southline Campus Land Use Plan ............................. 2-2
2.3. Southline Campus (S-C) District ............................. 2-18
2.4. Development Standards ........................................ 2-20
2.5. Land Use Regulations ............................................. 2-25
2.6. Phasing ................................................................... 2-28
3 Circulation & Mobility .............................................. 3-1
3.1. Introduction ............................................................. 3-1
3.2. Circulation & Mobility Improvements ..................... 3-4
3.3. Vehicle Parking ....................................................... 3-25
3.4. Transit Connectivity ............................................... 3-28
3.5. Transportation Demand Management .................. 3-29
4 Infrastructure & Public Services ................................ 4-1
4.1. Introduction ............................................................. 4-1
4.2. Water Supply ............................................................ 4-2
4.3. Wastewater .............................................................. 4-5
4.4. Stormwater .............................................................. 4-8
4.5. Dry Utilities ............................................................. 4-11
4.6. Public Services ........................................................ 4-11
5 Design Guidelines ................................................... 5-13
5.1. Introduction ............................................................. 5-1
5.2. Sustainability Guidelines .......................................... 5-3
5.3. Architectural Design Guidelines ............................... 5-7
5.4. Landscape and the Public Realm ........................... 5-14
6 Implementation ....................................................... 6-1
6.1. Policy ........................................................................ 6-1
6.2. Administration ......................................................... 6-1
6.3. Subsequent Approvals – City of South San
Francisco .................................................................. 6-3
6.4. Severability ............................................................. 6-10
6.5. Financing Construction and Maintenance of
Public Improvements ............................................. 6-10
TABLE OF CONTENTS
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Appendices
Appendix A: Conceptual Site Plan – Office Build Out
Appendix B: Conceptual Site Plan — Life Science Buildout
Appendix C: Conceptual Site Plan — Office / Life Science
Hybrid Buildout
List of Figures
Figure 1-1: Project Location ................................................... 1-5
Figure 1-2: Specific Plan Area ................................................ 1-5
Figure 2-1: Conceptual Site Plan ............................................ 2-4
Figure 2-2: View East from Huntington Avenue / Southline
Avenue Intersection ......................................................... 2-5
Figure 2-3: View North of Building 3 from Southline
Avenue ............................................................................. 2-6
Figure 2-4: View South of Amenities Building (Building 2) .... 2-7
Figure 2-5: View Southwest of Buildings 7 and 1 .................. 2-8
Figure 2-6: Conceptual Illustration of Southline Commons 2-15
Figure 2-7: Southline Campus (S-C) District ......................... 2-19
Figure 2-8: Conceptual Building Heights .............................. 2-22
Figure 2-9: Conceptual Phasing Plan ................................... 2-32
Figure 3-1: Conceptual Specific Plan Area Vehicular
Circulation Improvements ............................................... 3-5
Figure 3-2a: Southline Avenue Roadway – Cross-Section A .. 3-6
Figure 3-2b: Southline Avenue Roadway – Cross-Section B .. 3-7
Figure 3-3: Conceptual Specific Plan Area Pedestrian
Connectivity Plan ........................................................... 3-10
Figure 3-4: Conceptual Specific Plan Area Bicycle
Connectivity Plan ........................................................... 3-12
Figure 3-5: Conceptual Off-Site Signal and Pedestrian
Crosswalk Improvements ............................................... 3-14
Figure 3-6a: Conceptual Improvements – Huntington
Avenue (Site Plan) .......................................................... 3-16
Figure 3-6b: Conceptual Improvements – Huntington
Avenue (Rendering – Site Plan) ..................................... 3-17
Figure 3-6c: Conceptual Improvements – Huntington
Avenue (Rendering – Viewing Northwest) .................... 3-18
Figure 3-6d: Conceptual Improvements – Huntington
Avenue (Rendering – Viewing Southeast) ..................... 3-19
Figure 3-6e: Conceptual Improvements – Huntington
Avenue (Rendering – Viewing Southwest) .................... 3-20
Figure 3-7 Tanforan Avenue Improvements ........................ 3-22
Figure 3-8: Parking Structure C – Construction Phasing ...... 3-27
Figure 4-1: Conceptual Water Supply Improvements ........... 4-4
Figure 4-2: Conceptual Wastewater Improvement Plan ....... 4-7
Figure 4-3: Conceptual Storm Drainage Improvement
Plan................................................................................. 4-10
Figure 5-1: Conceptual Landscape & Open Space
Program .......................................................................... 5-15
TABLE OF CONTENTS
SOUTHLINE SPECIFIC PLAN |-iii
Figure 5- 2: Conceptual Tanforan Avenue Community
Parklet Site Plan ............................................................. 5-23
Figure 5-3a: Conceptual Planting Plan ................................ 5-33
Figure 5-3b: Conceptual Planting Plan ................................ 5-34
Figure 5-4: Conceptual Lighting Plan .................................. 5-37
List of Tables
Table 2-1: Southline Campus (S-C) Development
Standards ....................................................................... 2-23
Table 2-2: Land Use Regulations .......................................... 2-26
Table 2-3: Conceptual Development Plan by Phase ............ 2-31
Table 4-1: Service Providers ................................................... 4-2
1 INTRODUCTION
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1.1. Specific Plan Organization
This Specific Plan is organized per the following chapters:
Chapter 1 – Introduction
This chapter describes the Specific Plan’s organization,
regional setting, authority, purpose and intent, and the
objectives that should be used to guide future development of
the Specific Plan area.
Chapter 2 – Land Use Plan & Development Standards
This chapter illustrates the land use plan for the Specific Plan
area and defines the Southline Campus (S-C) land use district
unique to the Specific Plan. This chapter also describes the
development standards applicable to the Specific Plan area,
including the permitted, conditionally permitted, and
prohibited land uses.
Chapter 3 – Circulation & Mobility
This chapter describes the conceptual circulation and mobility
plan for all users including bicyclists, pedestrians, and vehicles.
It includes the conceptual roadway network and cross-
sections for selected roadways. It also describes off-site
roadway improvements that are proposed as part of this
Specific Plan.
Chapter 4 – Infrastructure & Public Services
This chapter provides a description of the existing major utility
infrastructure and the related improvements needed at build-
out of the Specific Plan and the public services required to
serve users of the Specific Plan area.
Chapter 5 – Design Guidelines
This chapter explains the design principles and establishes a
set of design guidelines for development within the Specific
Plan area, including site design, building architecture,
sustainability, lighting, landscaping, and signage.
Chapter 6 —Implementation
This chapter addresses the actions that are necessary to
implement the Specific Plan by the City of South San
Francisco, other agencies, and future Project Applicant(s) to
achieve the goals and objectives outlined in this Specific Plan.
This chapter describes the Specific Plan’s organization, setting, authority, purpose and intent, relationship to
other plans and policies, and the objectives that should be used to guide future development of the Specific
Plan area.
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The figures included in this Specific Plan,
including site plans, illustrations, renderings, and
photos, are illustrative only. This includes the
specific location and orientation of buildings;
alignment and design of streets; and placement
and size of open space areas and public facilities.
All conceptual site plans in the main body of the
Specific Plan show the Office Buildout. Site plans
of the Life Science Buildout are shown in
Appendix B: Conceptual Site Plan — Life Science
Buildout.
Photos of existing conditions are labeled as such.
Unless otherwise specified, all other photos and
graphic illustrations shall be interpreted as
conceptual, as one possible design, and shall not
be considered definitive. Specific details
regarding development plans for the Project will
be evaluated by the City through review and
approval of Precise Plans, as further described
herein.
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1.1. Specific Plan Setting and Existing Conditions
As shown in Figure 1-1: Project Location, the approximately
26.5 acre Specific Plan area is in the Lindenville sub-area of the
City of South San Francisco, and is adjacent to the City of San
Bruno.
The Specific Plan area is surrounded by commercial and
industrial uses to the north and east, residential uses to the
south, and the San Bruno BART station and other commercial
uses to the west. It is also within the vicinity of the Shops at
Tanforan Mall and San Bruno Towne Center, both of which
offer a range of dining, entertainment, retail activities, and
commercial services, and are accessible within approximately
.25 miles (or a five-minute walk).
From a transportation perspective, the Specific Plan area is
uniquely located close to the San Bruno BART station (located
immediately across Huntington Avenue to the west,
approximately 0.25 miles from the Specific Plan area); the San
Bruno Caltrain station (approximately 0.75 mile to the south);
the South San Francisco Caltrain station (approximately 1.5
miles to the north); six regional freeway interchanges within a
radius of 1.5 miles, including Interstates 280 and 380, Highway
101; and the San Francisco International Airport
(approximately two miles to the south). The Centennial Way
Trail, a two-mile Class-I multi-use path, is adjacent to and
northwest of the Specific Plan area. The Specific Plan area is
also served by various SamTrans bus routes, including the
SamTrans Transit Center also located at the San Bruno BART
station, which provides bus service to a range of destinations
in San Mateo County.
Existing vehicular circulation surrounding the Specific Plan
area includes South Maple Avenue, Huntington Avenue,
Tanforan Avenue, Dollar Avenue, and South Linden Avenue.
The Specific Plan area is located in the City’s Lindenville
Planning Sub-Area as described in the City’s General Plan. The
Lindenville name is derived from a government-built housing
project for military personnel and shipyard workers during
World War II, located on the former marshland between
Railroad Avenue, South Spruce Avenue, and San Mateo
Avenue. The Lindenville Planning Sub-Area largely consists of
warehousing and distribution, manufacturing, and light
industrial uses.
With respect to the Specific Plan area, existing uses currently
include a variety of office, industrial, warehouse, and storage
facilities that were largely constructed in the 1940s and 1950s.
The existing structures total nearly 344,000 square feet and
include approximately 380 surface parking spaces.
View southeast from South Maple Ave.
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1.2. Specific Plan Authority
This Specific Plan is authorized by California Government Code
sections 65450 through 65457, which authorizes adoption of a
specific plan for an area covered by a local general plan, as
well as Chapter 20.530 of the South San Francisco Municipal
Code (Specific Plans and Plan Amendments). When
subsequent project-level proposals for the Specific Plan area
are presented to the City of South San Francisco, City staff will
use this Specific Plan as a policy and regulatory guide for
subsequent project review and approval, subject to the
procedures as described in Chapter 6: Implementation.
1.3. Purpose and Intent
The purpose of this Specific Plan is to permit and regulate the
orderly development of the area shown in Figure 1-2: Specific
Plan area and related exhibits in furtherance of the City of
South San Francisco General Plan (“General Plan”), as
amended for implementation of this Specific Plan.
The Specific Plan defines the Southline Campus (S-C) land use
district unique to the Specific Plan area and describes the
following: development standards and permitted uses that
shall be applied to the land use district; circulation and
mobility guidelines; design guidelines; conceptual
infrastructure improvements; and implementation procedures
for future development within the Specific Plan area.
While the General Plan is the primary guide for growth and
development in South San Francisco, the Specific Plan focuses
on the unique characteristics of the Specific Plan area and sets
forth land use regulations and policies that reflect the vision
for redevelopment of the Specific Plan area.
View West from Dollar Ave.
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Figure 1-1: Project Location
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Figure 1-2: Specific Plan Area
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1.4. Specific Plan Objectives
This Specific Plan is intended to create a transit-oriented
commercial campus. The following objectives form the basis
for guiding development within the Specific Plan area:
Land Use & Urban Design
Create a state-of-the-art transit-oriented commercial
campus development consistent with the General Plan
designation of the Specific Plan area.
Promote the City’s ongoing development of its transit-
accessible corridors with high-quality development.
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.
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.
Provide an extensive pedestrian network that links
buildings and outdoor recreational spaces through
paving, wayfinding signage, street furniture, and lighting.
Provide well-designed retail and publicly available open
spaces to increase local participation and usage of the
Specific Plan area.
Allow for well-designed, flexible buildings and floor
plates that can accommodate a variety of commercial
building uses over time to ensure that the Specific Plan is
responsive to market conditions and demands.
Establish flexibility to build the Specific Plan in phases
that respond to market conditions.
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.
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.
Mobility & Access
Create convenient and safe pedestrian and bike access
to the San Bruno BART station and the Centennial Way
Trail.
Promote alternatives to automobile transportation to
further the City’s transportation objectives by
emphasizing public transit linkages, Transportation
Demand Management (TDM) strategies, and pedestrian
access and ease of movement between buildings.
Enhance vehicular, bicycle, and pedestrian circulation
and access in the area surrounding the Specific Plan.
Construct a new public street through the Specific Plan
area to improve site access and regional roadway
circulation.
Design roadways within and adjacent to the Specific Plan
area to ensure that all police, fire, and emergency
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1-8 | SOUTHLINE SPECIFIC PLAN
medical service vehicles can safely and efficiently
navigate.
Work cooperatively with relevant agencies to implement
planned regional circulation and safety improvements.
Sustainability & Quality of Life
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.
Provide a positive fiscal impact on the City of South San
Francisco and surrounding communities through the
creation of jobs, enhancement of property values, and
generation of property tax and other development fees.
Northeast View of Building 7
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1.5. Relationship to Existing Plans and Policies
City of South San Francisco
General Plan 1999
The City’s current General Plan, adopted in 1999, and
subsequently amended, outlines a vision for South San
Francisco’s long-range physical and economic development
and resource conservation that reflects the aspirations of the
community, and provides strategies and specific implementing
actions that will allow this vision to be accomplished.
A new 2040 General Plan, “ShapeSSF” is currently being
prepared by the City but has not yet been adopted. Based on
the City’s planning efforts to-date, it is anticipated that the
Specific Plan will be consistent with the City’s vision for the
Specific Plan area under the 2040 General Plan. The land use
alternative selected by the City Council in November 2020
would retain a consistent Business & Professional Office
General Plan land use designation for the Specific Plan area,
consistent with the current designation.
This Specific Plan builds upon the policy framework and
direction set forth in the General Plan, which designated
virtually all of the Specific Plan area as “Office.” This
designation is intended to provide sites for administrative,
financial, business, professional, medical and public offices in
locations proximate to BART or Caltrain stations. (General
Plan, Land Use Element, p. 2-20.) The General Plan states that
“[s]upport commercial uses are permitted, subject to
limitations established in the Zoning Ordinance. Site planning
and building design within the Office designation must ensure
pedestrian comfort, and streets must be fronted by active
uses.” (Id.) The base maximum Floor Area Ratio (“FAR”)
applicable in the Office designation is 1.0, but increases may
be permitted up to a total FAR of 2.5 for development
meeting specific transportation demand management,
structured parking, off-site improvement, or design criteria.
In connection with its adoption of the Southline Specific Plan,
the City adopted amendments to the General Plan, which
included; an amendment to amend General Plan Figure 2-3:
Special Area Height Limitations to increase the building height
in the Specific Plan area to approximately 120 feet in
accordance with Federal Aviation Administration
requirements, and designation of a small, approximately 0.3-
acre parcel within the Specific Plan area from “Park and
Recreation” to “Office” to be consistent with the General Plan
designation of the remainder of the Specific Plan area. As
amended, the General Plan designates the entire Specific Plan
area as Office.
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The Planning Sub-Areas Element of the General Plan includes
the Specific Plan area within the Lindenville Planning Sub-
Area, which, according to the General Plan, is the only large-
scale industrial area in the City located west of U.S. 101, and is
comprised of a range of commercial uses including small
business parks. The Planning Sub-Areas Element does not
impose density or height standards separate from those
standards found in the General Plan’s Land Use element. The
Lindenville Planning Sub-Area is an area that the City has
identified as needing “upgrading and rehabilitation.” (General
Plan, Planning Sub-Areas Element, P. 3-14). Access to the area
is constrained, and trucks often have to negotiate downtown
streets to access U.S. 101 at the Grand Avenue intersection,
creating bottlenecks at major entryways to the City of San
Bruno. The General Plan indicates that the Lindenville
Planning Sub-Area’s proximity to the San Bruno BART station
will provide opportunities for redevelopment.
To that end, the General Plan includes a number of policies
that encourage redevelopment and infrastructure
improvements in the Lindenville Planning Sub-Area, which
include:
Providing better connectivity to San Bruno BART station,
including via extension of South Linden Avenue through
the Specific Plan area.
Enhancing the appearance of the area by undertaking
streetscape and other improvements.
Improving the buffering between industrial areas in the
Lindenville Planning Sub-Area and surrounding
residential neighborhoods.
Encouraging new office development in areas designated
for that use.
Lindenville Planning Sub-Area. Black dashed lines indicate
interchange/intersection study areas. (SSF General Plan, p. 3-12)
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South San Francisco Zoning Ordinance
The South San Francisco Zoning Ordinance (“Zoning
Ordinance”), Title 20 of the South San Francisco Municipal
Code, is the primary document that implements the General
Plan. The Zoning Ordinance provides regulations regarding
permitted land uses, development regulations, and
development processes for land within the City.
The Business & Professional Office (BPO) zoning designation,
applicable to the Specific Plan area prior to adoption of the
Specific Plan, implemented the General Plan Office
Designation and allowed for a range of
commercial uses including professional
office, research and development, and
supportive amenity uses. In connection
with adoption of this Specific Plan, the
Specific Plan area was rezoned to the
Southline Campus (S-C) district, a
zoning district specific to the Specific
Plan area. This Specific Plan establishes
development standards for the Specific
Plan area and is intended to be the
primary regulatory document for
development within the Specific Plan
area. Implementation of the Specific
Plan is further discussed in Chapter 6:
Implementation.
Parks, Trails, and Recreation Master Plan (2015)
The Parks and Recreation Master Plan is a strategic document
that studies the existing park system, facilities, and recreation
programming, and identifies a planning blueprint to improve,
protect and expand the city’s network of parks, facilities, and
recreational services for the future.
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Pedestrian Master Plan (2014) and Bicycle Master Plan
(2011)
The City’s Pedestrian Master Plan includes eight concept plans
that provide site-specific recommendations based on
assessments of pedestrian facilities and walking audits.
Concept plans include corridors, large intersections, sections
of neighborhoods and areas around activity nodes. The
Pedestrian Master Plan identifies and prioritizes street
improvements to enhance pedestrian access. The plan
analyzes pedestrian demand and gaps in pedestrian facilities,
and recommends improvements and programs for
implementation.
The City’s Bicycle Master Plan identifies and prioritizes street
improvements to promote bicycle riding for transportation
and recreation. The plan analyzes bicycle demand and gaps in
bicycle facilities, and recommends improvements and
programs for implementation. The recommendations are
intended to provide safer, more direct bicycle routes through
residential neighborhoods, employment and shopping areas,
and to transit stops.
As shown in Bicycle Master Plan Figure 6-2: Existing and
Proposed Bicycle Facilities, the Bicycle Master Plan identifies
the Centennial Way Trail as a Class I Multi-Use Path, and Class
III Bicycle Routes on South Spruce Avenue, Victory Avenue,
South Linden Avenue, and Dollar Avenue. The Bicycle Master
Plan also identifies bicycle parking at the South Maple Avenue
/ Tanforan Avenue intersection, which is proximate to the
Specific Plan area.
Both the Pedestrian Master Plan and the Bicycle Master Plan
are currently being updated in the Active South City: Bicycle
and Pedestrian Master Plan in connection with the City’s 2040
General Plan update, which has not yet been adopted. The
current Bicycle Master Plan and Pedestrian Master Plan
remain active until completion and adoption of the new Active
South City: Bicycle and Pedestrian Master Plan.
The bicycle and pedestrian improvements contemplated in
this Specific Plan are consistent with the goals and
improvements envisioned in the Draft Active South City Plan.
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1.6. Interpretation
The terms “shall”, “should”, “may”, and “could” are used
within the Specific Plan. The term “shall” is used to denote a
standard where compliance is required. The term “should” is
used to denote a guideline that is recommended, but not
required in all circumstances. The terms “may” and “could”
are used to denote something that is allowed or optional, but
not required.
1.7. Environmental Review
Adoption of a Specific Plan is a “Project” for purposes of the
California Environmental Quality Act (CEQA), subject to
environmental review. The Southline Specific Plan
Environmental Impact Report (“Southline EIR”) (State
Clearinghouse # 2020050452) analyzes the potential
environmental impacts of the development as described in
this Specific Plan, in addition to the impacts of the proposed
off-site improvements and related infrastructure, and
evaluates mitigation measures intended to reduce or avoid
significant environmental impacts to the extent feasible.
The Southline EIR is intended to provide CEQA clearance for
adoption and implementation of the Specific Plan and the
other approvals described in Section 1.8 below, in addition to
the proposed off-site improvements and related
infrastructure, and shall be relied on by the City of South San
Francisco and other agencies for processing of related
concurrent or subsequent approvals that are consistent with
this Specific Plan, subject to the requirements of CEQA.
1.8. Project Approvals
Implementation of the Specific Plan requires approval of
certain entitlements and approvals from the City of South San
Francisco. The following list is limited to the entitlements and
approvals subject to the City of South San Francisco's review
and approval that are anticipated for implementation of the
Specific Plan.
Certification of the EIR and adoption of CEQA findings
and a Mitigation, Monitoring, and Reporting Program;
Adoption of the Southline Specific Plan, which will
operate as the zoning for the Specific Plan area;
General Plan amendments to reflect adoption of the
Specific Plan;
Zoning map and zoning text amendments to reflect
adoption of the Specific Plan;
Subdivision Map approval for reconfiguration of the
parcels and dedicating public roadways and easements;
Use Permit approval;
Transportation Demand Management Plan approval;
Precise Plan(s) approval subject to the terms and policies
of the Specific Plan;
Design Review approval;
Signage approval;
Development Agreement; and
Any additional actions or permits deemed necessary to
implement this Specific Plan, including demolition,
1 | INTRODUCTION
1-14 | SOUTHLINE SPECIFIC PLAN
grading, foundation, and building permits, public
encroachment permits, any permits or approvals
required for construction activity, tree removal permits,
and other additional ministerial actions, permits, or
approvals from the City that may be required.
As further described in Chapter 6: Implementation, in addition
to the approvals by the City of South San Francisco, review
and/or approvals or actions by other agencies or entities may
be required, including but not limited to approvals by the City
of San Bruno for off-site improvements within its jurisdiction;
BART for off-site improvements within its jurisdiction; and the
Airport Land Use Commission for determination of consistency
with the SFO Airport Land Use Compatibility Plan.
2
LAND USE PLAN & DEVELOPMENT
STANDARDS
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SOUTHLINE SPECIFIC PLAN | 2-1
2.1. Introduction
This chapter describes the Southline Specific Plan land use
plan and provides for coordinated planning and design
principles within the Specific Plan area. It also defines the
development standards, allowed uses, and proposed Project
phasing. The Southline Campus (S-C) land use district, which is
unique to the Specific Plan and is further discussed in Section
2.3: Southline Campus (S-C) District below, establishes the
requirements for implementation of the Specific Plan’s vision
and goals.
The Southline Specific Plan is intended as the primary
regulatory document for development within the Specific Plan
area. Properties in the Specific Plan area shall comply with the
policies, development standards and design guidelines as set
forth in this Specific Plan. Properties within the Specific Plan
area are subject to applicable regulations of the City of South
San Francisco Municipal Code (the “Municipal Code”) unless
those regulations are otherwise addressed in this Specific
Plan. All terms included in this Chapter shall have the same
meaning as in the Municipal Code unless otherwise defined in
this Specific Plan. To the extent any regulation in this Specific
Plan conflicts with the Municipal Code, the regulation set forth
in the Specific Plan shall prevail.
The final mix of uses developed within the Specific Plan area
will depend on market conditions, tenant needs, and other
factors. Appendix A: Conceptual Site Plan – Office Build Out
provides conceptual site plans and renderings that represent
one possible design for the development of the Specific Plan
area with office uses. Appendix B: Conceptual Site Plan – R&D
Build Out provides conceptual site plans and renderings that
represent another possible design for the development of the
Specific Plan area with R&D uses. Appendix C: Conceptual
Office / Life Sciences Hybrid Buildout provides a conceptual
site plan that represents a possible design for the
development of the Specific Plan area with a blend of office
and R&D uses.
Appendix A, Appendix B, and Appendix C are intended to
demonstrate illustrative examples of the potential location
and orientation of buildings; alignment and design of streets;
and placement and size of open space areas and public
facilities based on the development standards provided in
Table 2-1: Southline Campus (S-C) Development Standards
and design guidelines in described in Chapter 5: Design
Guidelines. The conceptual site plans and renderings provided
in Appendix A, Appendix B and Appendix C shall not be
considered definitive. Both office and R&D uses are permitted
within the Specific Plan area, and it is likely that Specific Plan
buildout would contain a mixture of these uses. As further
discussed in Chapter 6: Implementation, proposals for
development within the Specific Plan area will be evaluated by
the City through review and approval of project-level Precise
Plans.
This chapter illustrates the land use plan for the Specific Plan area and defines the land use district unique to
the Specific Plan. This chapter also describes the development standards applicable to the Specific Plan area,
including the permitted, conditionally permitted, and prohibited land uses.
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2.2. Southline Campus Land Use Plan
Southline is envisioned as a state-of-the-art transit-oriented
commercial campus within the City of South San Francisco,
adjacent to the San Bruno BART station and proximate to two
Caltrain stations (San Bruno and South San Francisco).
Southline will transform the existing low-density, aging and
underutilized light industrial and warehouse buildings into an
integrated transit-oriented commercial campus environment
of high-quality design providing for Class-A office and/or R&D
uses (including life science uses), as well as supporting uses
such as professional services, dining, fitness, and related
ancillary uses.
Ground floor spaces in the commercial buildings developed in
the Specific Plan area may include tenant amenities, office,
R&D, and/or other permitted uses. Where feasible, the public
lobbies of new commercial buildings should front onto a
newly constructed Southline Avenue (provisionally named for
the purposes of this Specific Plan), which provides connectivity
to the Specific Plan area, to create a unified campus
environment.
View South of Building 2 (Amenities Building)
LAND USE PLAN & DEVELOPMENT STANDARDS | 2
SOUTHLINE SPECIFIC PLAN | 2-3
Land Use Program
The Specific Plan allows for development of commercial
buildings totaling up to approximately 2,800,000 square feet
(sf). Based on the development standards applicable to the
Specific Plan area, as detailed in Table 2-1: Southline Campus
(S-C) Development Standards, the commercial buildings
generally are anticipated to range in height from four to seven
stories. These buildings are envisioned to accommodate office
and R&D tenants but may include limited office-supporting
uses dedicated solely to tenant use, such as professional
services, dining, fitness, and related amenity and ancillary
uses.
The Specific Plan does not define or limit the specific number
of commercial buildings that may be developed within the
Specific Plan area, subject to the requirement that all
development must be consistent with the development
standards and design guidelines established in the Specific
Plan.
The total commercial square footage allowed under the
Specific Plan includes a four-story supportive Amenities
Building (Building 2) of approximately 88,000 sf, which is
anticipated to be located on the southwest corner of the
Specific Plan area as shown in Figure 2-1: Conceptual Site Plan.
Planned uses within this Amenities Building may include
publicly-accessible ground floor retail and amenity uses that
front onto a public open space area adjacent to Huntington
and Southline Avenues – an area referred to in this Specific
Plan as the Southline Retail Plaza. The ground floor may also
contain other publicly accessible spaces, such as a community
center of approximately 1,000 sf.
It is anticipated that the upper floors of the Amenities Building
will include other uses available only to the Southline campus
tenants such as a fitness center and meeting spaces and a
terrace overlooking Southline Avenue.
As part of the integrated campus design, the Specific Plan
envisions the development of an approximately 1.5 acre
central green space—referred to as the Southline Commons—
that offers outdoor amenities that would be fully accessible to
both tenants and the public. It is envisioned to include
pedestrian paths, outdoor meeting and gathering spaces,
casual dining areas, and space for recreation and events.
Figure 2-1: Conceptual Site Plan illustrates one possible land
use development plan for the Specific Plan area. Conceptual
renderings of the planned development are shown in Figures
2-2 through 2-4.
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Figure 2-1: Conceptual Site Plan
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Figure 2-2: View East from Huntington Avenue / Southline Avenue Intersection
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Figure 2-3: View North of Building 3 from Southline Avenue
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Figure 2-4: View South of Amenities Building (Building 2)
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Figure 2-5: View Southwest of Buildings 7 and 1
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SOUTHLINE SPECIFIC PLAN | 2-9
Parking and Transit Demand Management
The Specific Plan area is in close proximity to major public
transit services, including BART, Caltrain, and SamTrans bus
routes. As further discussed in Chapter 3: Circulation &
Mobility, implementation of the Specific Plan is envisioned to
include public transit linkages, including pedestrian and
bicycle facilities improvements intended to promote the use
of public transit and alternatives to automobile
transportation.
Development within the Specific Plan area will require
implementation of a Transportation Demand Management
(“TDM”) plan(s) pursuant to the City’s Municipal Code Chapter
20.400 (Transportation Demand Management). The City’s
TDM requirements apply to all nonresidential development
expected to generate 100 or more average daily trips, or
projects seeking a FAR bonus. As further discussed in Section
3.7 Transportation Demand Management, the TDM Plan
identifies strategies, measures, and incentives to encourage
future campus employees and visitors to walk, bicycle, ride
transit, or carpool when commuting to and from the Specific
Plan area.
It is anticipated that the Specific Plan area would also include
several mobility hubs designed to accommodate shuttles
and/or ride-share pickup and drop off zones, along with other
features that may be included in any applicable TDM
program(s) within the Specific Plan area.
The Specific Plan also anticipates provision of sufficient onsite
parking to accommodate the employees or visitors who drive
to the site, in conjunction with other modes of transportation.
As further described in Table 2-1: Southline Campus (S-C)
Development Standards and Section 3.5 Vehicle Parking,
parking will be provided at a maximum of 2.2 spaces per 1,000
square feet of commercial use, with an option to incorporate
valet parking within this range. Parking in the Specific Plan
area may be provided through subterranean parking under
several buildings, above-grade parking within the Amenities
Building (Building 2), a stand-alone campus parking structure
(Parking Structure C), and/or limited off-street surface
parking.
The intent of this Specific Plan is to establish a flexible range of
parking options based on tenancy needs and market
conditions and to encourage the use of alternate
transportation modes and reduce the reliance on single-
occupancy vehicles. The specific parking strategy will be
implemented through the Precise Plan process for each phase,
with parking provided within the permitted range. As
described in Chapter 6: Implementation of this Specific Plan,
each Precise Plan application will include parking demand
information to help evaluate the anticipated parking demand
based on the proposed land use mix. The parking demand
information for future phases will also include parking data
from previous phases, to ensure that the proposed parking is
adequate to serve the proposed development, while
maintaining the characteristics of a transit-oriented
development and encouraging alternative transportation
modes.
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Architectural Character & Design
Speaking to the industrial history of the Lindenville Planning
Sub-Area, it is anticipated that the Specific Plan area will
embrace a contemporary interpretation of the existing
industrial motif using glass, metal and “brick-like” materials in
a rich color palette. The composition of each building massing
and design should vary, making each building unique rather
than utilizing repetitive forms throughout the Specific Plan
area.
Building features are encouraged to create visual interest that
will help to break down the overall scale and massing. Wall
planes should vary in depth and direction to create an
interesting streetscape. Building scale should be further
articulated by fenestration that offers additional depth and
texture. A combination of parapets, eaves, projecting roof
forms should be used to create interest at the roof line.
Massing hierarchy may be further emphasized by the
integrated penthouse forms above each or some of the
building main entries.
The proposed Parking Structure C is envisioned to have simple
and straightforward volumetric geometry. Stairs and elevator
towers should utilize distinctive mass that is different from but
complementary to the overall building form.
Chapter 5: Design Guidelines provides further guidance
regarding the architectural, landscape and other design
guidelines that should be considered during implementation
of the Specific Plan area. Specific design review of project-
level proposals will be evaluated for consistency with the
Specific Plan by the City in conjunction with the Precise Plan
and Design Review processes as further described in Chapter
6: Implementation.
View Northeast of Building 7
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SOUTHLINE SPECIFIC PLAN | 2-11
Circulation and Mobility
As further described in Chapter 3: Circulation & Mobility, the
Southline development proposes several key circulation and
mobility improvements in the surrounding transportation
network to accommodate increased development capacity of
the Specific Plan area; to create improved connectivity and
circulation for the surrounding community; to improve
pedestrian and bicyclist safety; and to carry out transportation
and circulation policies under the South San Francisco General
Plan. These circulation and mobility improvements include
new public and private streets; enhanced pedestrian and
bicycle facilities; improved pedestrian access to the San Bruno
BART station; neighborhood traffic calming features; and
improved compatibility with a future grade separation of the
Caltrain tracks. The proposed circulation and mobility
improvements are more specifically described in Chapter 3:
Circulation & Mobility.
A major circulation feature to be implemented within the
Specific Plan area is development of the new Southline
Avenue roadway that is envisioned to be constructed east to
west through the Specific Plan area between Huntington and
South Linden Avenues, consistent with the City’s General Plan
policies calling for extension of South Linden to the San Bruno
BART station. Southline Avenue is envisioned to have two
travel lanes in each direction, a center median, a Class II bike
lane on both sides, and a sidewalk on both sides that would be
separated from the roadway by landscaped planting areas.
Several off-site circulation and mobility improvements are
proposed outside of the Specific Plan area. These include new
signalized intersections and pedestrian crosswalks, and
enhanced pedestrian and bike access to the San Bruno BART
station and Centennial Way Trail, as further described in
Chapter 3: Circulation and Mobility.
To the extent that these improvements require work on
property outside of the City of South San Francisco’s
jurisdiction, additional approvals from other agencies, such as
the City of San Bruno, BART, etc. may be required as further
described in Chapter 6: Implementation.
San Bruno BART Station
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Infrastructure Improvements
As further described in Chapter 4: Infrastructure & Public
Services, future development within the Specific Plan area will
utilize the existing public utility infrastructure adjacent to the
Project site to the extent feasible. It is anticipated that certain
existing utility connections may be relocated and/or
abandoned, and new utility connections shall be required for
implementation of the Specific Plan to accommodate
increased capacity demand.
New utility laterals and connections will connect to the public
system as required by the City. It is anticipated that proposed
onsite utilities will provide separate metered water and sewer
service to each building.
As part of future development, it is anticipated that new
underground utilities will be constructed on Southline Avenue
and upgraded connections will be constructed to existing
utilities on surrounding streets as needed to accommodate
additional capacity demand. Additionally, existing overhead
utility poles would be relocated underground along the
immediate street frontages, as required by the City or
otherwise required by the respective utility provider.
The City will determine required utility connections and
improvements during project-level Precise Plan review for
each development phase.
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Landscape and the Public Realm
As further described in Chapter 5: Design Guidelines,
landscaping and open space within the Specific Plan area is
envisioned as a useful, safe, and sustainable outdoor
experience, creating a sense of a cohesive “campus-like”
community, while being sensitive to the adjacent residential
neighborhood to the south. The Specific Plan area is
anticipated to include several open space features including
the Southline Commons, the Southline Retail Plaza, and the
Tanforan Avenue Community Parklet, each of which are
described below. These open space areas are anticipated to
be privately owned and maintained, but publicly accessible.
Each of these areas are shown in Figure 5-1: Conceptual
Landscape & Open Space Program.
Chapter 5: Design Guidelines provides further guidance
regarding the landscaping characteristics to be incorporated in
the Specific Plan area. Project-level development proposals
will be evaluated for consistency with the Specific Plan by the
City through the Precise Plan review process as further
described in Chapter 6: Implementation.
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Southline Commons
The Southline Commons refers to an open-space area of
approximately 1.5 acres that is anticipated to be developed
north of Southline Avenue and is intended to serve as a
publicly-accessible focal point and the social outdoor
gathering space within the Specific Plan area. It would also
provide passive open space that serves as an outdoor amenity
for the Southline campus tenants. The specific location, size
and programming of the Southline Commons will be
determined through the Precise Plan review process as further
described in Chapter 6: Implementation. A conceptual
rendering is shown in Figure 2-6: Conceptual Illustration of
Southline Commons.
It is anticipated that Southline Commons may include the
following program features:
Flexible space that can be used for informal gatherings
as well as programed events;
Outdoor dining area;
Seating areas with benches, tables, chairs, etc.;
Shade structures and/or landscaping that provides
shade;
Space for passive recreation activities such as ping pong,
bocce ball, cornhole, etc.;
Electrical power outlets to support campus events and
programs; and/or
Multi-purpose vehicle turnout space for a shuttle stop,
ride-share pick-up/drop off, food trucks, etc.
The Southline Commons is intended to function largely as a
pedestrian-only area, capable of hosting events and
community gatherings or serve as exterior dining or social
space. Outdoor programming within the Southline Commons
may include corporate and cultural events and food markets,
subject to issuance of appropriate permits. Periodically, some
of the circulation around Southline Commons may be closed
to host special events. Utilization of the Southline Commons
for events is anticipated to generally occur during normal
business hours, with some evening and weekend events.
Southline Commons would include a variety of pavers and
hardscape elements to create a contemporary and durable
outdoor space. Southline Commons would include a varied
landscape texture, including shade trees and landscaped
berms to create usable edges for sitting that also serve as
green space.
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SOUTHLINE SPECIFIC PLAN | 2-15
Figure 2-6: Conceptual Illustration of Southline Commons
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Southline Retail Plaza
The Southline Retail Plaza outdoor area will front Building 2 on
Southline and Huntington Avenues. The Southline Retail Plaza
would be designed to complement and support the adjacent
ground floor retail, dining and other amenity uses, and is
envisioned to include features such as outdoor dining areas,
terraced seating and landscaping to serve as both a both
buffer and transition to adjacent street edge.
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Tanforan Avenue Community Parklet
Development of the Tanforan Avenue Community Parklet is
envisioned within an approximately 40-foot buffer setback
from Tanforan Avenue on the north side of Tanforan Avenue.
This open space amenity will be designed to be an amenity for
the surrounding community, including residents along
Tanforan Avenue. The Tanforan Avenue Community Parklet is
intended to create a transition between the Specific Plan area
and the residential neighborhood to the south, and to provide
an open space buffer between the new development areas,
and neighboring homes.
The Tanforan Community Parklet is proposed to incorporate a
walking pathway surrounded by significant landscaping.
Passive and active amenity features may include a picnic area,
a children’s play area, a fruit and vegetable garden, a
stormwater demonstration garden, and special plant areas
such as a fragrant planting bed. The Tanforan Community
Parklet is anticipated to be constructed as part of Phase 1
development.
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2-18 | SOUTHLINE SPECIFIC PLAN
2.3. Southline Campus (S-C) District
The Specific Plan area is zoned utilizing one zoning district, the
Southline Campus (S-C) District. The S-C District establishes
the development standards and requirements for
implementation of the Specific Plan, as set forth in this
Specific Plan. As shown in Figure 2-7: Southline Campus (S-C)
District, this district covers the entire Specific Plan area.
The Southline Campus (S-C) district is intended to allow for
development of a state-of-the-art transit-oriented commercial
campus, including administrative, financial, business, and
professional offices, R&D (including life sciences), supporting
commercial services (e.g. retail, fitness, restaurants, etc.) and
ancillary uses in an area that is proximate to BART and Caltrain
stations.
Allowed uses in the Southline Campus (S-C) district are
provided in Table 2-2: Land Use Regulations. The development
standards applicable to development in the Southline Campus
(S-C) district are provided in Table 2-1: Southline Campus (S-C)
Development Standards.
Example of a state-of-the-art commercial campus (Samsung North America
Headquarters, San Jose, CA)
LAND USE PLAN & DEVELOPMENT STANDARDS | 2
SOUTHLINE SPECIFIC PLAN | 2-19
Figure 2-7: Southline Campus (S-C) District
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2.4. Development Standards
This section provides the land use development standards that
shall apply to the Southline Campus (S-C) land use district, as
further described in Table 2-1: Southline Campus (S-C)
Development Standards. These development standards, in
combination with the supporting design guidelines described
in Chapter 5: Design Guidelines, implement and refine the
policies and vision of the General Plan for this Specific Plan
area and the Lindenville Planning Sub-Area.
Except as otherwise noted, development in the Southline
Campus (S-C) district shall be consistent with the development
regulations as described in Table 2-1: Southline Campus (S-C)
Development Standards and Table 2-2: Land Use Regulations,
subject to minor deviations as further described in Chapter 6:
Implementation.
These standards establish rules for development within the
Specific Plan area, including building placement, scale and
form, and lot design. No lot should be created with size or
dimensions rendering it incapable of meeting the land use,
public utilities, or development standards of this Specific Plan.
In certain instances, Tables 2-1 and 2-2 reference the South
San Francisco Municipal Code for development standards that
apply on a generally applicable City-wide basis and are
applicable to the Specific Plan. In any instances where both
the Specific Plan and Municipal Code (or other City rule /
regulation / guideline) provide a development standard for
some aspect of site or building design, the Specific Plan shall
prevail and control. Specific provisions of the Municipal Code
not addressed in this Specific Plan that would otherwise apply
to development in the Specific Plan area shall apply to the
extent those provisions are consistent with the Specific Plan.
Unless otherwise established herein, all definitions and land
use terms shall be interpreted consistent with the South San
Francisco Municipal Code.
Height
As the Specific Plan area is approximately two miles northwest
of the San Francisco International Airport, development within
the Specific Plan area shall comply with the height restrictions
and related policies under federal, state and local law. These
policies include those established by both the Federal Aviation
Administration (“FAA”) Part 77 Regulation and the San
Francisco International Airport Land Use Compatibility Plan
(“ALUCP”).
As set forth in Table 2-1: Southline Campus (S-C) Development
Standards, building heights within the Specific Plan area are
governed by those requirements, resulting in a maximum
height of approximately 120 feet depending on the specific
elevation of the relevant portion of the Specific Plan area and
the applicable height contours under the above applicable
regulations. Building heights are measured as defined in South
San Francisco Municipal Code Section 20.040.005 Measuring
Height; South San Francisco Municipal Code Section
20.300.006 Height and Height Exceptions, applies to
development within the Specific Plan area. No other height
restrictions apply to development within the Specific Plan
area.
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Figure 2-8: Conceptual Building Heights is intended to provide
an illustrative example as to how building heights could be
tapered throughout the Specific Plan area. Project-level
development proposals will be evaluated for consistency with
maximum height allowances through the Precise Plan review
process as further described in Chapter 6: Implementation.
A shadow study was prepared for the Specific Plan to evaluate
the shadows that would be cast at buildout of the Specific
Plan area. The shadow study concluded that shadows would
be cast on commercial and industrial properties, roadways,
and rail tracks to the northwest, north, and northeast of the
Specific Plan area at various times of the year between the
hours of 10:00 a.m. and 3:00 p.m. However, at no time would
the Specific Plan buildout cast shadows on the residential uses
south of Tanforan Avenue in the City of San Bruno.
Modifications
Modifications to the development standards included in this
Specific Plan may be necessary to respond to unique site
characteristics, regulatory permitting requirements, changes
in development requirements to respond to market trends, or
other factors, as described in Chapter 6: Implementation.
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Figure 2-8: Conceptual Building Heights
See Section 2.4 and Table 2-1: Southline Campus (S-C) Development Standards for additional information regarding height regulations within the Specific Plan area.
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Table 2-1: Southline Campus (S-C) Development Standards
Standard Requirement Comments / Additional Regulations
Lot and Density Standard
Maximum Floor Area Ratio 2.4 1
See Chapter 20.040 Rules of Measurement, including SSFMC
20.040.008 Determining Floor Area and SSFMC 20.040.009
Determining Floor Area Ratio.
Maximum Lot Coverage 70 % Refer to SSFMC 20.040.010 Determining Lot Coverage.
Minimum Open Space Coverage 15 % 2
Maximum Parking (spaces per 1,000 sf.) 2.20 With option of valet parking within this ratio.
Minimum Bicycle Parking 3 1 bicycle space
per 3,000 SF
Approximately 90% of bicycle spaces will be provided for long-
term use and the remaining 10% will be for short-term use. The
specific allocation and location of short-term and long-term
spaces will be established under each Precise Plan.
Setbacks (feet) 4
Front 10
Side, interior 10
Side, street 10
Tanforan Avenue 25
Setback to be 25 feet as measured from property line per SSFMC
20.040.012 and approximately 40 feet as measured from the
Tanforan Avenue right of way.
Southline Avenue 0
Landscape buffers should be used to visually screen and soften the
perimeter of the Specific Plan area, including along Southline
Avenue. See Section 5.4.6 and Figures 3-2a and 3-2b Conceptual
Southline Avenue Cross-Sections.
Rear, interior 10
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Standard Requirement Comments / Additional Regulations
Building Form and Location
Maximum Building Height (ft.)
Building
heights shall
be governed
by maximum
height
allowances
under FAA Part
77 regulations
and San
Francisco
International
Airport ALUCP.
See SSFMC Section 20.040.005 Measuring Height; see also Section
20.300.006 Height and Height Exceptions and Figure 2-8:
Conceptual Building Height.
Loading Area 1 / building
Minimum size shall not be less than 12 feet wide, 45 feet long, and
14 feet high, exclusive of driveways for ingress and egress,
maneuvering areas and setbacks.
Notes:
1. Total allowable floor area and floor area ratio (FAR) shall be calculated based on entire Specific Plan area (inclusive of Southline Avenue and other
dedicated improvements) rather than on a lot-by-lot basis. The total allowable floor area shall be 2,800,000 square feet across the entire Specific Plan
area, which equates to approximately 2.4 FAR, exclusive of underground parking and the campus Parking Structure C, and any other applicable
exceptions provided under SSFMC Chapter 20.040 Rules of Measurement.
2. Total allowable open space area shall be calculated based on entire Specific Plan area (inclusive of Southline Avenue and other dedicated
improvements) rather than on a lot-by-lot basis. Open space includes all landscaped areas, sidewalks and pathways, decorative paving and passive and
active areas.
3. Table 2-1 and the Chapter 5 Design Guidelines establish the bicycle parking requirements for the Specific Plan area; SSFMC 20.330.008 (Bicycle
Parking) does not apply.
4. Setbacks are measured from the property line. Refer to SSFMC 20.040.012 Determining Setbacks (Yards) and SSFMC 20.300.011 Projections into
Required Yards. Subterranean garages within the Specific Plan area are not subject to setback requirements.
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2.5. Land Use Regulations
Table 2-2: Land Use Regulations, establishes the permitted,
conditionally permitted, and prohibited uses within the
Specific Plan area. The uses listed in Table 2-2: Land Use
Regulations have the same meaning as those use
classifications as defined under Chapter 20.620 of the City’s
Zoning Ordinance, unless otherwise defined in this Specific
Plan.
Within the Specific Plan area, all land area and
structures/facilities therein are intended to be developed,
divided, and/or used for those activities listed in Table 2-2:
Land Use Regulations. Table 2-2 also includes references to
generally applicable Municipal Code sections and other
ordinances that the City uses to regulate development, where
relevant.
Land uses in the table are grouped into general categories
based on common function, product, or compatibility
characteristics. These allowed use categories are called “use
classifications.” Use classifications describe one or more uses
having similar characteristics but do not list every use or
activity that may appropriately be within the classification.
The following rules apply to use classifications:
Similar Uses. In cases where a specific land use or activity is
not specifically listed in Table 2-2: Land Use Regulations, the
Chief Planner may assign the land use or activity to a
classification that is substantially similar in character. Certain
prohibited uses are listed for clarity in Table 2-2: Allowed
Uses, but this list is not comprehensive; use classifications and
sub-classifications not listed in Table 2-2: Allowed Use, or not
found to be substantially similar to the uses below are
prohibited.
Illegal Uses. No use that is illegal under local, state, or federal
law shall be allowed in any land use sub-designation within
the Specific Plan area.
Use regulations in Table 2-2: Land Use Regulations are shown
using the following symbols:
P Land use permitted by right.
C Land use allowed with the approval of a conditional
use permit per generally applicable provisions of
Chapter 20.490 of the SSFMC
MUP Land use allowed with the approval of a minor use
permit per generally applicable provisions of Chapter
20.490 of the SSFMC.
- Land use not allowed / not permitted.
TUP Temporary use permit per generally applicable
provisions of Chapter 20.520 of the South San
Francisco Municipal Code.
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Table 2-2: Land Use Regulations
Use 1, 2 Southline Campus (S-C)
Offices
Business & Professional P
Medical / Dental P
Walk-In Clientele P
Employment and Commercial Uses
Research and Development (R&D) P
Clean Technology P
Business Services P
Commercial Recreation 3 P
Lodging – Hotels and Motels C
Parking Services P
General Personal Services P
Retail Sales – General Sales P
Indoor Sports and Recreation P
Cannabis Indoor Cultivation or Testing -
Eating and Drinking Establishments 3
Coffee Shops / Cafés P
Restaurants, Full Service P
Restaurants, Limited Service P
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SOUTHLINE SPECIFIC PLAN | 2-27
Use 1, 2 Southline Campus (S-C)
Residential NP
Public and Semi-Public Uses
Community Assembly C
Cultural Institutions C
Government Offices C
Park and Recreation Facilities P
Public Safety Facilities P
Transportation, Communications, and Utilities
Antennae and Transmission Towers C
Transportation Hub 4 P
Utilities – Minor P
Other
Temporary and interim uses including produce market, flea market, craft and art fairs,
auction gallery and other similar uses TUP
Other uses determined by the Chief Planner to be similar to and compatible with described
permitted and conditionally permitted uses P
Notes:
1 Unless otherwise indicated, uses listed in this Table 2-2 have the same meaning as those use classifications as defined under Chapter 20.620 of the City’s Zoning Ordinance. 2 Certain uses permitted or conditionally permitted within the Specific Plan area are subject to confirmation that no subsequent CEQA analysis is required, or completion of subsequent CEQA analysis. See Southline Specific Plan EIR for further information regarding scope of CEQA analysis.
3 Includes food trucks/mobile food facilities, outdoor food kiosks as authorized by Specific Plan operator, Owner’s Association, or similar entity.
4 Use includes facilities for accommodation of shuttles and ride-share pickup and drop off zones, along with other features that may be included in any applicable Transportation Demand Management (“TDM”) programs within the Specific Plan area. Excludes light-fleet based services or freight forwarding uses.
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2.6. Phasing
This Specific Plan is anticipated to be implemented over time
and in a phased approach, although phasing is not required.
Generally, the Specific Plan envisions sequencing envisions
two or more phases developed over approximately 10 years.
Table 2-3: Conceptual Development Plan by Phase describes
the square footages of development proposed for Phase 1 and
the square footages of development for future phases and
Project buildout, and the anticipated sequence of Specific Plan
area construction is shown in Figure 2-9: Conceptual Phasing
Plan.
The exact boundaries of each phase, sequencing, and
development timing, including the exact boundaries within
the Specific Plan area of these phases and the square footage
developed within each phase may change due to market
trends, availability of financing, and other factors. Moreover,
while a phased approach is anticipated to occur, the Specific
Plan does not restrict or otherwise limit concurrent
development of overlapping phases or buildout of the Specific
Plan area, subject to review and approval of Precise Plans and
any other necessary approval(s) as described in Chapter 6:
Implementation.
As described in Chapter 6: Implementation, any future
development shall be responsible for the construction of the
required private and public infrastructure necessary to
support each phase of development within the Specific Plan
area (e.g., water, sewer, stormwater) and, in relevant
circumstances, in adjacent off-site areas as determined by the
City, and unless otherwise modified by a Development
Agreement. It is anticipated that constructed public
infrastructure associated with development of the Specific
Plan will be dedicated to and accepted by various relevant
public agencies (i.e., City of South San Francisco, City of San
Bruno, California Water, PG&E, etc.).
Furthermore, improvements along Huntington Avenue south
of Southline Avenue are subject to ongoing coordination
between BART and the City of San Bruno to complete a right-
of-way transaction that is separate from entitlements
associated with this Specific Plan.
Phase 1 Improvements
As shown in Figure 2-9: Conceptual Phasing Plan, Phase 1
development proposes the construction of Building 1, Building
2 (Amenities Building), and Building 7. Phase 1 development
will also include development of the Tanforan Avenue
Community Parklet, which will allow for a dense landscape
buffer between the proposed development and the residential
neighborhood to the south.
Depending on tenancy requirements, Phase 1 may also
include the construction of the eastern portion of Parking
Structure C to provide sufficient parking for that phase, with
access provided from South Linden Avenue. If no portion of
Parking Structure C is constructed in Phase 1, the area could
be used for surface-level parking.
Portions of the Specific Plan area outside of the Phase 1 area
as shown on Figure 2-9: Conceptual Phasing Plan are
anticipated to generally remain unchanged. However, building
demolition, ground disturbances to accommodate
infrastructure improvements, construction activities and
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staging, surface parking, and site preparation activities may
occur as further described in Chapter 6: Implementation.
Phase 1 Utilities and Circulation and Transportation
Improvements
It is anticipated that Phase 1 will involve the construction of
the utilities infrastructure required to service the Phase 1
development, in addition to the majority of the proposed
offsite circulation and transportation improvements.
Specifically, Phase 1 circulation and transportation
improvements are proposed to include the below list. The
location of these of these improvements are shown in Figure
3-3: Off-Site Roadway Improvements.
1. Development of the new Southline Avenue connection
west to east through the Specific Plan area between
Huntington Avenue and South Linden Avenue.
2. Realignment of Dollar Avenue and South Linden Avenue.
3. Reconfiguration of the existing at-grade rail crossing at
South Linden Avenue.
4. Roadway and pedestrian improvements along Tanforan
Avenue.
5. Roadway and pedestrian improvements along Huntington
Avenue from Southline Avenue southward to the San
Bruno BART garage intersection.
6. Upgrade to the existing signalized intersection at
Huntington Avenue / BART garage entry.
7. Synchronizing signals at the rail crossing and the signals
along Southline Avenue (Huntington Avenue, project
entrance, South Linden Avenue) to support safe vehicular
circulation.
8. Construction of new signalized intersections at:
a) Huntington Avenue / Southline Avenue
b) Sneath Lane / Huntington Avenue
c) Southline Avenue /Main Campus Entry
d) South Linden Avenue / Dollar Avenue/ Southline
Avenue.
As shown in Figure 2-9: Conceptual Phasing Plan, some of
these improvements are outside of the Specific Plan area and
will require review and/or approvals or actions by other
agencies or entities, including the City of San Bruno and/or
BART for off-site improvements within its jurisdiction, further
described in Chapter 6: Implementation.
Future Phase Improvements
If phased development occurs, development of the future
phases could occur in one phase, or could be in multiple
future phases. Development of the future phases would
include construction of the remaining square footage of
development as allowed under this Specific Plan, in addition
to any associated infrastructure, parking, and landscaping and
open space, subject to subsequent Precise Plan approval and
adherence to Specific Plan development standards and design
guidelines.
Anticipated off-site improvements in future phases include:
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Widening of and street frontage improvements along
portions of South Maple Avenue.
Upgrades to public utility backbone infrastructure
needed to serve future phases, as needed. However,
private utility laterals serving future phase development
that would be located within Phase 1 roadways will be
installed during Phase 1 and stubbed for use in future
phases to avoid future disruption to those roadway
areas.
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Table 2-3: Conceptual Development Plan by Phase
Use Phase 1 (sf) 1 Future Phases (sf) Buildout (sf)
Office / R&D 2 612,715 2,099,085 2,711,800
Public Amenity Areas 3 16,400 - 16,400
Tenant Amenity Areas 4 71,800 - 71,800
Total 5 700,915 2,099,085 2,800,000
Notes:
1. Specific development square footage allocated to Phase 1 or any other phase is subject to project-level Precise Plan review and approval by City, as further
discussed in Chapter 6: Implementation. Any square footage allocated to Phase 1 that is not constructed during Phase 1 may be developed in subsequent
phases within the Specific Plan area, subject to subsequent Precise Plan approval and adherence to Specific Plan development standards and design
guidelines.
2. The Southline EIR provides a programmatic analysis of two separate development buildout scenarios: an Office Buildout Scenario and a Life Sciences
Buildout Scenario.
3. Square footage anticipated to be available for use by Southline campus tenants and public.
4. Square footage anticipated to be reserved for exclusive use of Southline campus tenants; not available for public use.
5. The total square footage allocations in this Table 2-3 are intended to provide information regarding one conceptual buildout of the Specific Plan area. With
exception for the total buildout square footage of 2,800,000 sf, the square footages provided in this Table 2-3 are not intended as caps on development of
specific uses or phases. As further discussed in Chapter 6: Implementation, development within the Specific Plan area requires approval of project-level
Precise Plan approval by the City, which is a discretionary approval requiring compliance with CEQA. This process that will include analysis of the Southline
EIR to confirm whether subsequent CEQA analysis is required.
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Figure 2-9: Conceptual Phasing Plan
Note: Areas shown outside of the Specific Plan area may be subject to separate review by other agencies.
3
CIRCULATION & MOBILITY
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SOUTHLINE SPECIFIC PLAN | 3-1
3.1. Introduction
Southline is planned as a transit-oriented commercial campus,
taking advantage of its unique proximity to robust public
transit options. Circulation and mobility planning is a key
element of the Specific Plan given the unique proximity of the
Specific Plan area to the San Bruno BART station, the San
Bruno Caltrain station, adjacent SamTrans bus routes, the
Centennial Way Trail, regional freeway connections to
Interstates 280 and 380, and Highway 101, and regional and
local serving retail and entertainment opportunities. As
discussed in Section 1.4 Specific Plan Objectives, a number of
the Specific Plan objectives relate to circulation and mobility,
including:
Promote alternatives to automobile transportation to
further the City’s transportation objectives by
emphasizing public transit linkages, Transportation
Demand Management (TDM) strategies, and pedestrian
access and ease of movement between buildings.
Create convenient and safe pedestrian and bike access
to the San Bruno BART station and the Centennial Way
Trail.
Construct a new public street through the Specific Plan
area to improve site access and regional roadway
circulation.
Enhance vehicular, bicycle, and pedestrian circulation
and access in the area surrounding the Specific Plan.
To accomplish these objectives, this Specific Plan incorporates
a “complete streets” approach that prioritizes creation of a
truly multi-modal transportation system. This is consistent
with the City’s General Plan goals and policies that encourage
providing infrastructure and design features into street design,
enhanced capacity and new linkages to provide “complete
streets” that are safe, comfortable, and convenient routes for
walking, bicycling and public transportation to increase use of
these modes of transportation,” among other benefits.
Utilizing this approach, driving to and from the Specific Plan
area is an option but not a necessity, and multi-modal mobility
options are provided for employees, guests, and the general
public. The circulation and mobility improvements proposed in
connection with the Specific Plan are intended to improve
access to the Specific Plan area, and also to improve
circulation in the surrounding area for all users, including to
the San Bruno BART station.
This chapter includes guidelines intended to prioritize the
pedestrian and bicyclist experience within the Specific Plan
area and the surrounding transportation network to ensure
safe connections within and surrounding the Specific Plan
area.
This chapter describes the conceptual circulation and mobility plan for all users including bicyclists,
pedestrians, and vehicles. It includes the conceptual roadway network and cross-sections for selected
roadways. It also describes off-site roadway improvements that are proposed as part of this Specific Plan.
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Mobility Guidelines
The following circulation and mobility guidelines are intended
to facilitate the implementation of this Specific Plan.
Multimodal Circulation
Promote circulation infrastructure and design that allows
for alternative transportation modes including public
transit, pedestrian travel, bicycle, and shuttles.
Encourage use of alternative modes of transportation
and reduce single-occupancy vehicle trips through
implementation of a robust TDM program achieving 45-
percent mode shift consistent with City requirements for
projects proposing FAR of up to 2.5.
Create a circulation network that integrates the built
environment and open space, both within and adjacent
to the Specific Plan area.
Synchronize signals at the rail crossing and the signals
along Southline Avenue (Huntington Avenue, project
entrance, South Linden Avenue) to support safe
vehicular circulation.
Pedestrian and Bicycle
Facilitate pedestrian circulation within and adjacent to
the Specific Plan area to minimize automobile trip
generation.
Use pedestrian-only walkways (sidewalks and
promenades) to provide (ADA-compliant) safe and
convenient connections within the Specific Plan area.
In appropriate areas, define walkways with distinctive
paving materials and lighting.
In appropriate areas, provide places for seating along
pedestrian walkways.
Where feasible, inset walkways from roadways with a
landscape buffer to promote safe, pedestrian-friendly
circulation.
Provide short-term bicycle parking at grade level that is
conveniently located to serve shoppers, customers,
messengers, guests and other Campus visitors.
Provide long-term bicycle parking in above- and below-
grade parking structures that serve employees and
others who generally stay for longer periods of time.
Promote the use of walking and bicycling by Campus
tenants by providing convenient long-term bicycle
parking, showers, and changing facilities.
Provide designated Class II bike lanes on both sides of
Southline Avenue. In other Specific Plan areas, bicycle
circulation would be accommodated by Class III bicycle
routes (e.g. internal roadways).
Clearly delineate bicycle access and parking by lane
markings, soft hit posts, bollards, wayfinding signage,
and other appropriate measures.
Utilize green-painted “bike boxes” at key intersections
within the Specific Plan area to help facilitate safe and
convenient bicycle circulation.
Bike repair station in the Amenities Building (Building 2).
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SOUTHLINE SPECIFIC PLAN | 3-3
Transit Demand Management
As further discussed in Section 3.7 Transportation Demand
Management below, development of the Specific Plan will
include implementation of a robust TDM program. The
following guidelines apply:
Prepare and implement a transportation demand
management plan (TDM plan), in compliance with South
San Francisco Municipal Code Section 20.400
(Transportation Demand Management).
Promote the use of existing transportation facilities (e.g.
BART, Caltrain, SamTrans) to maximize the potential for
alternative transportation usage.
Incorporate monitoring and enforcement as part of a
TDM plan to help sustain a long-term reduction in
vehicle trips.
Provide preferred parking for carpools, vanpools and low
emission and fuel-efficient vehicles.
Provide information kiosks in building lobbies to inform
employees regarding alternative transportation services
and facilities.
Transit Access
Encourage connections to public transit, particularly safe
and convenient pedestrian and bicycle access to the San
Bruno BART station.
Incorporate one or more “mobility hubs” within the
Specific Plan area to support a conveniently accessible
use by shuttles, ride share hires (e.g., Uber, Lyft), and/or
private vehicle drop-off / pickup use. Anticipated
locations include an area adjacent to Parking Structure
north of Southline Avenue and on the south side of
Southline Avenue, in locations that does not impede the
primary flow of traffic
On-Site Parking and Loading
To improve pedestrian circulation, off-street parking
should be consolidated either in below-grade or
architecturally-integrated above-grade parking
structures.
Locate loading and delivery zones away from pedestrian
circulation areas and adjacent residential neighborhoods
to the greatest extent practicable.
Design the internal roadway network to support
accessible loading and delivery zones that do not impede
the primary flow of traffic.
Parking access should be clearly delineated by lane
markings, signals, and wayfinding signage to reduce
conflicts and improve safety.
Provide adequate queuing space at parking garage
entrances.
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3.2. Circulation & Mobility Improvements
Proposed circulation and mobility within and around the
Specific Plan area includes upgrades to existing, and
construction of new, roadways, pedestrian pathways and bike
lanes and routes. Consistent with the mobility guidelines
above, these improvements will be designed to provide a
variety of travel options (vehicle, pedestrian, bike, transit,
shuttle service) and provide safe and seamless pedestrian
access to the nearby San Bruno BART station.
Specific Plan Area
Roadway Circulation
Southline Avenue
As shown in Figure 3-1: Conceptual Specific Plan Area
Vehicular Circulation Improvements, a major circulation and
mobility feature of Specific Plan is the creation of the new
Southline Avenue, which would serve as the primary gateway
to the Specific Plan area. In addition to providing connectivity
to the surrounding community, it will also serve as the primary
access to internal private roadways, parking, and loading areas
within the Specific Plan area.
As envisioned in the South San Francisco General Plan,
Southline Avenue will be a new west-east arterial that will
bisect the Specific Plan area and create a connection between
Huntington Avenue and South Linden Avenue. In addition to
providing access to the Specific Plan area, Southline Avenue
would also provide an important connection between the San
Bruno BART station and Downtown South San Francisco, and
enable a future connection to US-101 and the East of 101 area
via the City of South San Francisco’s proposed Utah Avenue
Interchange project.
As shown in Figures 3-2a and 3-2b: Southline Avenue Roadway
Cross-Sections, Southline Avenue is envisioned to consist of
two travel lanes in each direction separated by a turning lane,
or median. A Class II bike lane, landscape planting, and wide
sidewalk will be provided on both sides of Southline Avenue.
Southline Avenue is envisioned to connect to a new signalized
intersection at Huntington Avenue (described in Section 3.2.2,
Off-Site Circulation Improvements) and would also include a
new signalized mid-block intersection at the internal roadway
intersection within the Specific Plan area. Upon completion of
Southline Avenue, it is anticipated that Southline Avenue and
associated improvements within South San Francisco will be
dedicated to the City of South San Francisco.
Internal Roadway Improvements
Within the Specific Plan area, various privately owned and
maintained internal roadways will provide access to above-
and below-ground parking, loading and service areas, and
building lobbies.
The configuration of these roadways may vary depending on
their specific location and function as build out of the Specific
Plan progresses. This specific design and configuration of
internal roadways will be reviewed through the Precise Plan
process described in Chapter 6: Implementation.
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SOUTHLINE SPECIFIC PLAN | 3-5
Figure 3-1: Conceptual Specific Plan Area Vehicular Circulation Improvements
Note: Areas shown outside of the Specific Plan area may be subject to separate review by other agencies.
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Figure 3-2a: Southline Avenue Roadway – Cross-Section A
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Figure 3-2b: Southline Avenue Roadway – Cross-Section B
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SOUTHLINE SPECIFIC PLAN | 3-9
Pedestrian Circulation
Figure 3-3: Conceptual Specific Plan Area Pedestrian
Connectivity Plan provides one conceptual layout of potential
pedestrian facilities located in the Specific Plan area in a
manner that reflects the goals and policies of the Specific Plan.
As set forth in Section 3.1.1: Mobility Guidelines, the
arrangement of on-site pedestrian facilities will be ADA
accessible and provide on-site walkable connectivity between
buildings, on-site vehicle and bicycle parking areas, Southline
Commons, mobility hubs, and connectivity across Southline
Avenue. In appropriate areas, pedestrian walkways may
include distinctive formal and informal hardscape features
such as concrete unit pavers, ceramic wood tile, and
decomposed granite. Areas for seating and benches may be
located and integrated with these walkways. Where
appropriate, landscaping should be used to provide safe,
pedestrian-friendly separation from adjacent roadways. See
also Chapter 5: Design Guidelines Section 5.4.8 Streetscape.
As described in Section 3.2.2: Off-site Circulation
Improvements, improvements are envisioned to also include
improved off-site pedestrian and bicycle facilities to enhance
access to the Centennial Way Trail and the San Bruno BART
station.
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Figure 3-3: Conceptual Specific Plan Area Pedestrian Connectivity Plan
Note: Areas shown outside of the Specific Plan area may be subject to separate review by other agencies.
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SOUTHLINE SPECIFIC PLAN | 3-11
Bicycle Circulation
Bicycle circulation within the Specific Plan area is envisioned
to include Class II bike lanes on both sides of Southline
Avenue, and Class III bike routes on internal roadways within
the Specific Plan area where bicyclists and slower-moving
vehicles can share the road.
As shown in Figure 3-4: Conceptual Specific Plan Area Bicycle
Connectivity Plan, the Class II bike lanes on Southline Avenue
will connect to the existing Centennial Trail (Class I) to the
west, and the existing Class II bike lanes on Dollar and South
Linden Avenues. Green-painted “bike boxes” will be added at
key intersections within the Specific Plan area to help facilitate
safe and convenient bicycle circulation.
Bicycle parking requirements within the Specific Plan area are
further described in Table 2-1: Southline Campus (S-C)
Development Standards. Because development of Southline is
intended to encourage transit-oriented development, bicycle
parking within the Specific Plan area should allocate more
spaces to long-term uses in order to facilitate bicycle
commuting to the Southline campus by tenants and
employees, as described in Table 2-1. Precise Plan applications
shall include information regarding the anticipated bicycle
parking demand and usage in order to evaluate the specific
bicycle parking requirements for that phase.
Short-term bicycle parking will be provided throughout the
Specific Plan area. Final locations of short-term bicycle parking
will be determined during Precise Plan review, but generally
will be provided on surface-level bike racks, conveniently
located adjacent to the Southline Retail Plaza and proximate
to building entries throughout the Specific Plan area. Long-
term bicycle parking will be provided in below- and above-
grade parking structures. Where appropriate, buildings will
include showers on the first level, and lockers and showers
will be provided in the Amenities Building.
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Figure 3-4: Conceptual Specific Plan Area Bicycle Connectivity Plan
Note: Areas shown outside of the Specific Plan area may be subject to separate review by other agencies.
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SOUTHLINE SPECIFIC PLAN | 3-13
Off-Site Circulation & Mobility Improvements
A number of off-site circulation improvements, including new
signalizations of certain intersections, located outside of the
Specific Plan area, are planned in connection with
development of the Specific Plan area. Unless otherwise
noted, these improvements are envisioned to occur in
connection with Phase 1 development.
Figure 3-5: Conceptual Off-Site Signal and Pedestrian
Crosswalk Improvements illustrates the high-level significant
pedestrian and bicycle circulation improvements in an around
the Specific Plan area. More detailed descriptions and
supporting figures and diagrams are provided below for four
off-site sub-areas. These improvements may require
additional review and approvals or actions by the City of South
San Francisco, and/or other review and approval by other
agencies or entities, including approvals by the City of San
Bruno, BART, Peninsula Corridor Joint Powers Board (Caltrain),
SamTrans and/or California Public Utilities Commission
(CPUC).
San Bruno BART Station
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Figure 3-5: Conceptual Off-Site Signal and Pedestrian Crosswalk Improvements
Note: Areas shown outside of the Specific Plan area may be subject to separate review by other agencies.
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Huntington Avenue
As shown in Figures 3-6 (a)-(d): Conceptual Improvements –
Huntington Avenue, it is envisioned that portions of
Huntington Avenue will be improved from the proposed
Southline Avenue, south to the existing BART station garage
and pedestrian entrance.
Anticipated improvements include the following:
New pedestrian / ADA-compliant ramps at intersections,
wider ramps and crosswalks on the Centennial Way Trail
adjacent to South Maple Avenue.
A pedestrian path on the east side of Huntington
Avenue.
A new dedicated, signalized northbound left turn lane on
Huntington providing a new entrance into the transit
center for SamTrans buses.
Transit signal priority devices on the signal mast(s) at the
Huntington / Southline Avenues intersection for
SamTrans and shuttle buses.
A new multi-use pedestrian/bike pathway on the west
side of Huntington Avenue from Southline Avenue to the
BART station and SamTrans transit center.
Bulb-outs and high-visibility crosswalks at the BART
station garage intersection to facilitate safe pedestrian
crossing.
Reconfiguration of the west end of Tanforan Avenue to
create a new cul-de-sac allowing for residential access
only (i.e., no through-access to Huntington Avenue).
San Bruno BART Station
San Bruno BART Station
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Figure 3-6a: Conceptual Improvements – Huntington Avenue (Site Plan)
Note: Areas shown outside of the Specific Plan area may be subject to separate review by other agencies.
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Figure 3-6b: Conceptual Improvements – Huntington Avenue (Rendering – Site Plan)
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Figure 3-6c: Conceptual Improvements – Huntington Avenue (Rendering – Viewing Northwest)
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Figure 3-6d: Conceptual Improvements – Huntington Avenue (Rendering – Viewing Southeast)
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Figure 3-6e: Conceptual Improvements – Huntington Avenue (Rendering – Viewing Southwest)
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Tanforan Avenue Improvements
As shown in Figure 3-7 Tanforan Avenue Improvements,
Tanforan Avenue would be converted to a cul-de-sac adjacent
to Huntington Avenue allowing for residential access only. This
reconfiguration would prohibit through-traffic and is intended
to create a safer, slower-traffic environment for the existing
Tanforan Avenue residents directly to the south of the Specific
Plan area. With the exception of required emergency vehicle
access, there would be no vehicular access from Tanforan
Avenue into the Specific Plan area.
The existing residential community located on Tanforan
Avenue to the south of the Specific Plan area would continue
to have access from the existing one-way northbound
Huntington Avenue east to Tanforan Avenue, via the existing
one-way northbound roadway. Images of the existing
conditions on Tanforan Avenue prior to implementation of the
Specific Plan are shown here for context.
Tanforan Avenue residences; View West of Tanforan Avenue
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Figure 3-7 Tanforan Avenue Improvements
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South Linden and Dollar Avenues
Anticipated improvements include re-alignment of roadways
to accommodate the new Southline Avenue and to provide
pedestrian access improvements. These include:
Realignment of Dollar Avenue and South Linden Avenue.
Reconfiguration of the existing at-grade rail crossing at
South Linden Avenue.
Construction of a new signalized intersection at South
Linden Avenue / Dollar Avenue/ Southline Avenue.
Design and right-of-way dedications that incorporate
future roadway and infrastructure features that can
accommodate the potential future grade separation,
which would be completed by others and is not part of
the Specific Plan project.
Images of the existing conditions of this area prior to
implementation of the Specific Plan are shown here for
context.
View West on South Linden Avenue
View North on Dollar Avenue
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South Maple Avenue Improvements (Future Phase)
South Maple Avenue currently includes one travel lane north
and one travel lane south. On-street parking is available on
one or both sides at various locations.
Anticipated roadway improvements include reconfiguration of
the roadway and revisions to parking at various locations. A
sidewalk on the east side and existing Centennial Way Trail on
the west side should be separated by a landscaped planting
area. Widening of and street front improvements along a
portion of South Maple Avenue are anticipated to occur
during future phases of development within the Specific Plan
area.
Images of the existing conditions of this area prior to
implementation of the Specific Plan are shown here for
context.
View North on South Maple Avenue
View South on South Maple Avenue
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SOUTHLINE SPECIFIC PLAN | 3-25
3.3. Vehicle Parking
Vehicle parking in the Specific Plan area will consist of below-
and above-grade parking structures, including a dedicated
campus parking structure (Parking Structure C), below-grade
parking at Buildings 1, 2 and 7, and limited surface parking
areas. As described in Table 2-1: Southline Campus (S-C)
Development Standards, parking may be provided at a
maximum ratio of 2.2 spaces per 1,000 square feet of
commercial use. The vehicle parking strategy may also
incorporate a valet-assist managed parking program. Under
this option, parking attendants would be staffed to park
excess vehicles in drive aisles and related areas, providing
greater vehicle capacity as needed, particularly during peak
parking periods.
The maximum parking ratio established under this Specific
Plan is consistent with the City’s existing policies to allow for
and support reductions in onsite parking requirements for
areas, such as the Specific Plan area, located within 0.25 miles
of BART or Caltrain stations. This Specific Plan establishes
flexible parking option based on tenancy needs and market
conditions through subterranean garages, Parking Structure C,
and limited surface parking through the Specific Plan area; the
specific parking strategy as to allocation and location of
parking will be determined through the Precise Plan review
process for each phase. The City encourages reduced parking,
below the maximum parking ratio with the incorporation of
TDM strategies at this site to encourage transit use and
reduction of single-occupancy vehicle commuting.
Phase 1 Parking
Phase 1 parking is anticipated to include below-grade parking
in Buildings 1, 2 and 7, above-grade parking located within the
Amenities Building (Building 2 as shown in Figure 2-1:
Conceptual Site Plan), and surface parking within the Phase 1
area. Additionally, a portion of Parking Structure C may also
be developed during Phase 1 to serve that development based
on tenancy needs and market conditions, as shown on Figure
3-8: Parking Structure C – Construction Phasing. The Precise
Plan application for Phase 1 will include a parking demand
information to help evaluate the anticipated parking demand
based on the proposed land use mix.
Future Phases Parking
Building construction in future phases will include
development of below-grade parking and limited surface
parking for those structures, in addition to expansion of the
Parking Structure C.
In coordination with the City of South San Francisco, the
Project Applicant(s) shall monitor parking during Phase 1 to
determine how much parking is needed and constructed for
future phases. Precise Plan applications for subsequent phases
following Phase 1 operation shall include information
regarding existing parking demand and usage in order to
evaluate additional on-site parking required and to ensure
that onsite parking remains within the maximum parking ratio
of 2.2 per 1,000 square feet.
Future phases of development should utilize any excess
parking spaces that exists in Parking Structure C, based on the
results of parking demand and usage analysis for Phase 1. If
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3-26 | SOUTHLINE SPECIFIC PLAN
additional parking is required to serve future phases, Parking
Structure C may be expanded as demand requires.
At buildout of the Specific Plan, the Parking Structure C is
envisioned to be up to nine stories in height with both
subterranean and roof level parking providing a maximum of
approximately 3,350 spaces. Primary access to Parking
Structure C would be from South Linden Avenue.
CIRCULATION & MOBILITY | 3
SOUTHLINE SPECIFIC PLAN | 3-27
Figure 3-8: Parking Structure C – Construction Phasing
Parking Structure C – Phase 1 Parking Structure C – Project Buildout
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3.4. Transit Connectivity
The Specific Plan area is uniquely located in close proximity to
public transit, including adjacent to the San Bruno BART
station and the SamTrans Transit Center, which are across
Huntington Avenue to the west of the Plan area. As discussed
in Section 3.2.2 Off-Site Circulation Improvements, proposed
off-site improvements include pedestrian crossings at the new
Southline Avenue / Huntington Avenue intersection, and
pedestrian improvements south on Huntington Avenue
providing enhanced and safer pedestrian and bicycle access to
the San Bruno BART station.
Public bus transit is provided by SamTrans via the SamTrans
Transit Center located at the San Bruno BART station,
approximately 0.5 miles from the Specific Plan area, which
provides bus service throughout San Mateo County and to
Peninsula BART stations, Caltrain stations, the San Francisco
Airport, and downtown San Francisco. Routes include express
buses to the Daly City BART station and Palo Alto Transit
Center, and ECR routes, 140, 141, and 398.
As shown in Figure 3-1: Conceptual On-site Vehicular
Circulation Improvements, mobility hubs will be incorporated
throughout the Specific Plan area to be used for shuttle buses,
ride-share hires (e.g., Uber, Lyft), and/or private vehicle drop-
off / pickup use. Anticipated locations include an area within
the Amenities Building parking area, the Parking Structure
north of Southline Avenue adjacent to Southline Commons,
and on the south side of Southline Avenue, in locations that
do not impede the primary flow of traffic.
It is envisioned that the shuttle buses will be managed by the
campus tenants, similar to other transit demand management
programs throughout the City. Separately, a shuttle service
will be provided for service between Southline and the South
San Francisco and/or San Bruno Caltrain stations.
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SOUTHLINE SPECIFIC PLAN | 3-29
3.5. Transportation Demand Management
Development within the Specific Plan area will require
preparation and implementation of a transportation demand
management plan (TDM plan), in compliance with South San
Francisco Municipal Code Section 20.400 (Transportation
Demand Management). The City’s TDM requirements apply to
all nonresidential development expected to generate 100 or
more average daily trips, based on the Institute of Traffic
Engineers (ITE) trip generation rates or a project seeking a
floor area ratio (FAR) bonus.
As further described in Section 20.400, the purpose of the
TDM plan is to:
Reduce the amount of traffic generated by new
nonresidential development, and the expansion of
existing nonresidential development;
Ensure that expected increases in traffic resulting from
growth in employment opportunities in the City of South
San Francisco are adequately mitigated;
Reduce drive-alone commute trips during peak traffic
periods by using a combination of services, incentives,
and facilities;
Promote the more efficient utilization of existing
transportation facilities and ensure that new
developments are designed in ways to maximize the
potential for alternative transportation usage; and
Establish an ongoing monitoring and enforcement
program to ensure that the desired alternative mode use
percentages are achieved.
The Southline TDM Plan has been prepared in connection with
this Specific Plan. The Southline TDM Plan includes both a
Preliminary TDM Plan (as defined under SSFMC Chapter
20.400) for the Phase 1 Precise Plan, the first Precise Plan to
be processed under the Southline, along with conceptual TDM
measures anticipated to be utilized for the buildout of the
Southline Specific Plan area. The Southline TDM Plan,
inclusive of both Phase 1 and full buildout, has been designed
to achieve a 45-percent alternative mode-shift consistent with
City requirements for comparable projects proposing a floor
area ratio (FAR) up to 2.5 per Chapter 20.400 of the City’s
Zoning Ordinance.
The Southline TDM Plan identifies a number of program
measures to improve mobility efficiency. These may include
but are not limited to:
Mobility Hubs – Providing designated areas to accommodate
shuttles, ride-share pickup and drop off zones and/or other
alternative-mobility options for use by tenants and the
general public that promote shared-transit options such as
shuttles, car share, rideshare (e.g., Uber, Lyft, etc.).
Active Transportation – Providing direct, high-quality
pedestrian and bicycle connections between building
entrances, the Centennial Way Trail, and Sneath Lane; and
providing ample bicycle parking spaces in several locations
throughout the Specific Plan area, as well as a bike repair
station in the Amenities Building.
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Carpooling & Vanpooling Services – Providing ride-matching
services for carpools and vanpools users thorough 511.org
and/or other programs; and providing approximately 10% of
vehicle spaces reserved parking spaces for such vehicles.
Caltrain Shuttle Service – Shuttle service to the South San
Francisco and/or San Bruno Caltrain stations may be provided.
Transit Services – Constructing pedestrian improvement along
Huntington Avenue to improve access to the BART station and
SamTrans transit station including wider sidewalks and
crosswalks; installing transit signal priority hardware at the
new Huntington Avenue / Sneath Lane to maintain or improve
transit and shuttle operations.
Reduced Parking and Employee Surveys – Conducting semi-
annual employee commute surveys and reduce on-site
parking by 25% or more, as compared to the typical City of
South San Francisco requirements for comparable projects.
Various TDM Amenities – Providing computer app-based
commute monitoring system, carshare program, flex-time and
telecommuting, guaranteed ride home program, showers and
changing rooms, information boards and kiosks, and TDM
coordinator(s).
Monitoring. As required by the City of South San Francisco’s
Transportation Demand Management Ordinance, a Final TDM
Plan(s) for development within the Specific Plan area will
include requirements for monitoring and auditing the
performance of the measures within the TDM program, which
may be revised or amended as needed to meet the TDM
performance objectives. Implementation of the Final TDM
Plan(s) will be monitored annually and adjusted accordingly.
Leases for all tenants will include provisions regarding the
mandatory TDM measures and appointment of a TDM
coordinator (which may be shared among multiple tenants).
Additional TDM program measures may be implemented as
needed to achieve the required 45 percent alternative mode
shift for the Specific Plan area. These measures may include
TDM amenities as carshare or bikeshare programs, app-based
commute monitoring system, flex-time and telecommuting, or
employer-sponsored mode shift incentives and/or subsidies.
Additional information regarding timing and strategy for
implementation of the Southline TDM across phases of
development within the Specific Plan area is further discussed
in Chapter 6: Implementation.
The Final TDM Plan(s) shall contain the requirements for
monitoring and auditing the performance of the measures
within the TDM program and shall be amended as needed to
meet the performance objectives of the plan.
4
INFRASTRUCTURE & PUBLIC SERVICES
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SOUTHLINE SPECIFIC | 4-1
4.1. Introduction
Implementation of the Specific Plan will require the
construction of infrastructure and provision of public services
and utilities to serve the Specific Plan area in accordance with
the development program described in Chapter 2: Land Use
Plan & Development Standards. In connection with
development within the Specific Plan area, infrastructure,
services and utilities should be designed to meet the
standards of the City of South San Francisco and other utility
agencies with oversight authority. (See Chapter 6:
Implementation for further discussion.) Infrastructure and
public services addressed in this chapter include water, sewer,
storm drainage, solid waste disposal, and dry utilities.
Table 4-1: Service Providers lists the various service providers
for the Specific Plan area, which are those known to operate
services at the time this Specific Plan was prepared and may
be subject to change.
As shown in Table 4-1: Service Providers, the Specific Plan area
is served by existing storm drainage, sanitary sewer
conveyance systems, and wastewater treatment
infrastructure that are owned, operated, and maintained by
the City of South San Francisco. Potable water infrastructure is
owned, operated, and maintained by the California Water
Service Company (Cal Water). Electric and gas service is
provided by Pacific Gas & Electric.
The Specific Plan area is not in an area supplied with recycled
water, as the City of South San Francisco does not have an
existing or planned recycled water distribution system in
place.
Existing water, sewer, storm drainage, electrical, gas, and
communications utilities are located in public utility
easements throughout and adjacent to the Specific Plan area.
Demolition and rerouting of certain existing infrastructure will
be required as part of implementation of the Specific Plan,
including rerouting/realignment of portions of existing water
and wastewater lines, and undergrounding a portion of the
existing overhead utilities along the immediate street
frontages, as may be conditioned by the City or otherwise
required by the respective utility provider.
This chapter provides a description of the existing major utility infrastructure and the related improvements
needed at build-out of the Specific Plan and the public services required to serve users of the Specific Plan
area.
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4-2 | SOUTHLINE SPECIFIC PLAN
Table 4-1: Service Providers
Service Current Provider
Water California Water Service
Company
Wastewater City of South San Francisco
Storm Drainage City of South San Francisco
Electric Service Pacific Gas & Electric
Gas Service Pacific Gas & Electric
Police Protection City of South San Francisco
Fire Protection City of South San Francisco
Emergency Medical City of South San Francisco
Sequencing of Infrastructure
Specific requirements regarding timing and sizing of
infrastructure will be determined by the City for each phase
during the Precise Plan approval process (see Chapter 6:
Implementation). As each phase of infrastructure is built, it is
anticipated that the constructed public infrastructure will be
dedicated to and accepted by the City of South San Francisco.
4.2. Water Supply
Existing & Future Water Supply
Cal Water owns and operates the existing domestic water
facilities within and around the Specific Plan area. The area is
entirely contained within Cal Water’s South San Francisco
District, which serves the communities of South San Francisco,
Colma, a small portion of Daly City, and an unincorporated
area of San Mateo County known as Broadmoor, which lies
between Colma and Daly City. A significant portion of the
City’s water supply is purchased under contract from the San
Francisco Public Utilities Commission (SFPUC). The remaining
is groundwater derived from wells owned by Cal Water.
The Specific Plan area has Cal Water distribution mains
located in each of the public street frontages. A six-inch cast-
iron (CI) main, installed in 1943, provides water service to the
current parcels fronting Tanforan Avenue, Dollar Avenue, and
S. Linden Avenue. A twelve-inch asbestos-cement (AC) main,
installed in 1964, provides water service to the current parcels
fronting Maple Avenue. The twelve-inch AC main is also
located within Tanforan Avenue, and supplies the twelve-inch
main, but does not provide water service to those parcels.
There is no public recycled water infrastructure, and no
current plans for it to be provided in the future.
An assessment of the water supply available to serve the
Specific Plan area is described in the Water Supply Assessment
(WSA) for the Southline Specific Plan (EKI Environment &
Water, Inc.).
Specific Plan Water Infrastructure Improvements
At full buildout, development of the Specific Plan area is
conservatively estimated to use approximately 460,000
gallons per day (515 acre-feet / year [AFY]) for indoor demand
and approximately 18,000 gallons per day (20 AFY) for
irrigation demand for a total water demand of approximately
478,000 gallons per day (533 AFY) (Water Infrastructure
Technical Study, BKF, December 2020).
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SOUTHLINE SPECIFIC | 4-3
In general, existing water facilities are anticipated to be
sufficient to support project buildout. Development within the
Specific Plan area would include construction of certain
limited potable water infrastructure to serve the Specific Plan
area, as shown in Figure 4-1: Conceptual Water Supply
Improvements.
Based on design requirements from Cal Water, it is anticipated
that implementation of the Specific Plan will include
installation of certain new infrastructure to serve the Specific
Plan area, including a new public 12-inch water main from
South Maple Avenue along the entirety of Southline Avenue
to the existing six-inch water line on South Linden Avenue.
This improvement is anticipated to occur as part of Phase 1
development. New service connections from new buildings
within the Specific Plan area to existing water lines are
anticipated to be constructed along Tanforan Avenue, South
Maple Avenue, and South Linden Avenue concurrent with the
construction of each building.
Additionally, a segment of the existing six-inch water main
along South Linden and Dollar Avenues would be relocated to
conform with the proposed realignment of that intersection
and the proposed reconfiguration of the existing at-grade rail
crossing at South Linden Avenue. Other limited infrastructure
improvements may be required based on final design in
coordination with the City and Cal Water.
Currently, the Specific Plan area is not supplied with recycled
water as the City of South San Francisco does not have an
existing or planned recycled water distribution system in
place.
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4-4 | SOUTHLINE SPECIFIC PLAN
Figure 4-1: Conceptual Water Supply Improvements
Note: Areas shown outside of the Specific Plan area may be subject to separate review by other agencies.
INFRASTRUCTURE & PUBLIC SERVICES | 4
SOUTHLINE SPECIFIC | 4-5
4.3. Wastewater
Existing Wastewater
Regulatory Setting
The City of South San Francisco owns and maintains all of its
sanitary sewer systems and infrastructures within the public
rights-of-way. Collected wastewater is conveyed to the South
San Francisco Water Quality Control Plant (WQCP), adjacent to
San Francisco Bay on Colma Creek. The WQCP is jointly owned
by the cities of South San Francisco and San Bruno. The WQCP
provides secondary wastewater treatment for the cities of
South San Francisco, San Bruno, and Colma. It also provides
the dichlorination treatment of chlorinated effluent for the
cities of Burlingame, Millbrae, and the San Francisco
International Airport, prior to discharging the treated
wastewater into San Francisco Bay.
The average dry weather flow through the WQCP is nine
million gallons per day (MGD). Peak wet weather flows can
exceed 60 MGD. The State Water Resources Control Board
(SWRCB) has adopted a Waste Discharge Requirements (WDR)
Order which requires the City of South San Francisco to
develop and implement a Sanitary Sewer Management Plan
(SSMP).
The latest City of South San Francisco SSMP, prepared by Batis
Training and Consulting and adopted in June 2014, identifies
ongoing maintenance and system improvements necessary to
maintain the sewer system. The City issued an updated
Preliminary Draft Sanitary Sewer Master Plan in February 2020
(Akel Engineering Group, February 2020) (2020 Draft SSMP).
The City anticipates that the final updated SSMP will be
substantially consistent with the 2020 Draft SSMP. As such,
the 2020 Draft SSMP was used as the basis for wastewater
infrastructure capacity design for this Specific Plan.
Existing Conditions
As identified in the 2020 Draft SSMP, the Specific Plan area is
in Tributary Basin B-9 within the South San Francisco West
Sanitary Sewer System. As shown in Figure 4-2: Conceptual
Wastewater Improvement Plan, wastewater from the Specific
Plan area discharges to existing public sanitary sewer mains in
the adjacent public roadways. These public mains are part of
the Lowrie Trunk system, and drain to the FLS-11 lift station
on Shaw Road, which pumps the wastewater to the WQCP.
The southern portion of the Specific Plan area drains to a 24-
inch vitrified clay pipe (VCP) main in Tanforan Avenue,
identified as LO-P14 in the 2020 Draft SSMP. The northwest
portion of the Specific Plan area drains to an eight-inch VCP in
South Maple Avenue. This main in turn drains to an 18-inch
VCP identified as LO-P12 and LO-P13, which then drains east
to an 18-inch main identified as LO-P14 and then to a 27-inch
main in Lowrie Avenue. The eastern portion of the Specific
Plan area drains north to LO-P14 and then to the 27-inch main
in Lowrie Avenue.
The 2020 Draft SSMP identifies LO-P15 located within
Tanforan Avenue as a segment needing capacity
improvements, and is indicated to be upsized to a 27-inch
main. The next segment downstream, LO-P16, is also
identified to be upsized in the list of 2020 Draft SSMP
recommended capital improvements. Additionally, pump
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4-6 | SOUTHLINE SPECIFIC PLAN
station LS-11 is indicated to be deficient and requiring a
capacity upgrades as part of the recommended capital
improvements.
Specific Plan Wastewater Improvements
Buildout of the Specific Plan area will increase
wastewater/sanitary sewer flows to the public sanity sewer
system. There is sufficient capacity at the WQCP to provide
wastewater treatment for the proposed flows from buildout
of the Southline Project. (Sanitary Sewer Technical Study, BKF,
December 2020).
It is anticipated that each building will include at least one
new lateral to connect to existing mains. Wastewater will be
conveyed via both on-site pump stations and gravity flow. All
improvements will be designed and constructed consistent
with City of South San Francisco requirements.
In conformance with the 2020 Draft SSMP, it is anticipated
that several public sewer mains that directly serve the Specific
Plan area will be upsized to account for the additional sanitary
sewer flow generation associated with regional development,
including buildout of the Specific Plan area. These anticipated
improvements are shown in Figure 4-2: Conceptual
Wastewater Improvement Plan.
Phase 1 Usage and Improvements
At full occupancy of Phase 1, sanitary sewer flow generation
during maximum day wet weather flow (MDWWF, worst case)
will be approximately 112,987 gallons per day (GPD) of
sanitary sewer flow, an increase of approximately 83,813 GPD
as compared to existing flows (29,175 GPD) for the Phase 1
area. Anticipated upgrades to be completed in connection
with Phase 1 include:
Relocation of the existing main associated with the
realignment of Huntington Avenue.
Relocation of a segment of the existing eight-inch
sanitary sewer along South Linden and Dollar Avenues to
conform with the proposed realignment of the
intersection and proposed reconfiguration of the existing
at-grade rail crossing at South Linden Avenue.
Future Phases Usage and Improvements
It is estimated that upon full occupancy at buildout of the
Specific Plan, sanitary sewer flow generation during MDWWF
will be approximately 451,360 GPD. This is an increase of
approximately 369,346 GPD over existing generation of 82,014
GPD at buildout.
Anticipated upgrades to be completed in connection with
future phases include:
Public main upgrades to the northerly portion of South
Maple Avenue (LO-P12) and the public main that runs
from South Maple through an easement to Lowrie
Avenue (LO-P13).
No further improvements, including any modifications to
existing pump stations, are anticipated to be required to serve
the Specific Plan area (Sanitary Sewer Technical Study, BKF,
January 2021). Specific requirements regarding timing and
sizing of this sanity sewer infrastructure will be determined by
the City for each development phase during the Precise Plan
review and approval process (see Chapter 6: Implementation).
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SOUTHLINE SPECIFIC | 4-7
Figure 4-2: Conceptual Wastewater Improvement Plan
Note: Areas shown outside of the Specific Plan area may be subject to separate review by other agencies.
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4-8 | SOUTHLINE SPECIFIC PLAN
4.4. Stormwater
Existing Stormwater
Regulatory Setting
The existing storm drainage infrastructure within the Specific
Plan area is owned, operated, and maintained by the City of
South San Francisco. South San Francisco is part of the Colma
Creek watershed within the County of San Mateo’s Colma
Creek Flood Control Zone. The City of South San Francisco
owns and maintains storm drainage infrastructure within the
public rights-of-way, which then discharge to County flood
control facilities. The Specific Plan area is on the boundary
between two South San Francisco drainage watersheds: South
Region (Sub Watershed B) and Lower Region (Sub Watershed
A).
The State of California regulates water quality in the region
through the San Francisco Bay Regional Water Quality Control
Board (RWQCB). The City of South San Francisco is a permittee
of the Municipal Regional NPDES Permit (MRP) administered
by the RWQCB. As a permittee, the City is responsible for
requiring that all qualifying development projects, including
development within the Specific Plan area, comply with the
City’s MRP requirements and other applicable state and local
stormwater and water quality requirements.
The 2016 Storm Drain Master Plan, prepared by Michael Baker
International, identifies existing storm drain facilities within
the City of South San Francisco and provides a comprehensive
long-range plan for implementation and development of
drainage facility improvements.
Existing Conditions
Existing onsite storm drainage systems within the Specific Plan
area convey storm runoff to the adjacent public roadways.
Under existing conditions, the southern portion of the Specific
Plan area drains to a reinforced concrete pipe (RCP) in
Tanforan Avenue. The northwest portion of the Specific Plan
area drains to a culvert in South Maple Avenue. The
northeastern portion of the Specific Plan area drains north via
the roadway gutter in both Dollar Avenue and South Linden
Avenue, as there is no public storm drain infrastructure in
these two roadways. The roadway drains to a culvert that
crosses South Linden Avenue north of the Specific Plan area.
The 2016 Storm Drain Master Plan identifies an existing 42”
RCP within Tanforan Avenue as a storm drain segment to be
improved by installing a parallel 66” RCP. Additional
downstream segments are also identified for capacity
improvements. The 2016 Storm Drain Master Plan does not
note any other deficiencies within the system serving the
Specific Plan area.
Specific Plan Stormwater Improvements
Development within the Specific Plan area shall be required to
comply with the City’s standard development conditions
regarding both stormwater conveyance and water quality, in
addition to any other applicable federal, state and local
requirements regarding stormwater discharge.
As described in the Stormwater Drainage Study Technical
Study (BKF, January 2021), implementation of the Specific Plan
anticipates providing a reduction in the overall peak runoff
from the Specific Plan area by increasing the pervious area
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SOUTHLINE SPECIFIC | 4-9
through new landscaping and permeable areas compared to
existing conditions.
Onsite Stormwater Facilities
As shown in Figure 4-3: Conceptual Storm Drainage
Improvement Plan, site grading and drainage improvements
within the Specific Plan area is anticipated to maintain the
existing drainage basins by creating two drainage areas:
Drainage Area A, which drains to the south, and Drainage Area
B, which drains to the north.
New stormwater facilities associated with Phase 1
development within the Specific Plan will be constructed along
a portion of Southline Avenue and Dollar Avenue and connect
to the existing 42-inch storm drain that extends along
Tanforan Avenue. Other on-site stormwater facilities will be
constructed concurrent with project buildout.
Offsite Stormwater Facilities
Implementation of the Specific Plan is anticipated to include
certain offsite storm drainage infrastructure improvements
including new storm drain mains constructed within South
Linden and Dollar Avenue that will connect to the existing 42”
main within Tanforan Avenue. Subject to approval by other
public agencies, offsite storm drainage infrastructure
improvements are also anticipated to include the realignment
of the existing 42” main within Huntington Avenue to conform
to the proposed intersection improvements at Huntington
Avenue / Southline Avenue. Both of these improvements are
planned as part of Phase 1.
As further described in Chapter 6: Implementation, in addition
to the approvals by the City of South San Francisco,
coordination, review, and/or approvals or actions by other
agencies or entities may be required for installation of any
improvements within its jurisdiction.
Stormwater Treatment
Consistent with C.3 requirements in the MRP and the City of
South San Francisco requirements, stormwater runoff from
the Specific Plan area will be treated through low impact
development (LID) methods, which may consist of
bioretention basins, flow through planters, pervious
permeable pavements, and other site design features
intended to manage stormwater runoff flows from the Specific
Plan area and to reduce stormwater pollution.
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Figure 4-3: Conceptual Storm Drainage Improvement Plan
Note: Areas shown outside of the Specific Plan area may be subject to separate review by other agencies.
INFRASTRUCTURE & PUBLIC FACILITIES | 5
17620.001 4822-6580-2216.2 SOUTHLINE SPECIFIC PLAN | 4-11
4.5. Dry Utilities
Existing Dry Utilities
The Pacific Gas and Electric Company (PG&E) currently
provides both electric and gas services to the Specific Plan
area. Electrical infrastructure in the Specific Plan area is
provided overhead on joint poles as well as underground in
joint trench. Natural gas pipelines are below ground in
adjacent public rights-of-way.
Specific Plan Dry Utilities Improvements
Cable, phone, gas and electric infrastructure improvements
will be required to adequately serve development within the
Specific Plan area. These dry utility infrastructure
improvements are anticipated to include undergrounding a
portion of the existing overhead utilities along the immediate
street frontages, as conditioned by the City or otherwise
required by the respective utility provider.
Where feasible and required by the City, new dry utilities
improvements should be located underground and in building
service areas. Above-ground facilities should be screened from
view utilizing landscaping and/or other appropriate screening
methods. The extent and timing of dry utility improvements
will be determined for each development phase as part of the
Precise Plan review (see Chapter 6: Implementation).
4.6. Public Services
Relevant public services include police, fire protection, and
emergency medical services, all of which are provided by the
City of South San Francisco within the Specific Plan area. Any
increased demand on public services associated with
implementation of the Specific Plan will be financed through
development fees and the payment of annual property taxes
associated with new development within the Specific Plan
area.
5
DESIGN GUIDELINES
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SOUTHLINE SPECIFIC PLAN | 5-1
5.1. Introduction
The following design guidelines describe and illustrate the
designs, concepts and features intended to promote the high-
quality development that is envisioned for the Specific Plan
area. These design guidelines should be used in conjunction
with the development standards described in Chapter 2: Land
Use Plan & Development Standards, and should be used to
guide the review and approval of subsequent Precise Plans for
development within the Specific Plan area, as described in
Chapter 6: Implementation.
As discussed in Chapter 1: Introduction, a number of the
Specific Plan objectives relate to ensuring high-quality
development including:
Create 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.
Create well-designed, flexible buildings and floor plates
that can accommodate a variety of commercial uses over
time to ensure that the Specific Plan is responsive to
market conditions and demands.
Provide well-designed retail and publicly available open
spaces to increase community access to and usage of the
Specific Plan area.
Create new publicly accessible open spaces including
plazas, courtyards, and green spaces within the Specific
Plan area.
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.
This chapter explains the design principles and establishes a set of design guidelines for development within the Specific Plan
area, including site design, building architecture, sustainability, lighting, landscaping, and signage.
Rendering of Building 7
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Specifically, these design guidelines serve the following
functions:
Promote cohesive design and identify for the Southline
campus that respects the Specific Plan area’s industrial
past and reflects the overall character of Lindenville.
Create simple building designs that result in efficient use
of space, materials, and resources while maintaining a
high level of design integrity and authentic architectural
style.
Provide guidelines and recommendations for
development to maintain a high level of community
cohesiveness and unity, while still allowing for flexibility
and phased implementation over time.
Encourage sustainable design solutions that reduce
energy consumption, use water efficiently, and minimize
waste.
Promote walkability and provide opportunities for social
interaction.
These design guidelines are intended to implement the overall
vision of the Specific Plan and relevant Specific Plan
objectives. The design guidelines do not intend to prescribe
one specific design or promote a particular style, rather they
provide guidance for future designers as to the degree of
excellence, innovation, and creative execution expected by
the City of South San Francisco for the design of the Specific
Plan area.
The graphics and images shown are intended to convey the
general concept and possible implementation of the
guidelines, and should not be interpreted as the only design
option. It is not anticipated that each guideline should apply
equally to every component within the Specific Plan area, and
will be interpreted during implementation. When
implementing these design guidelines, the overall objective is
to ensure that development follows the intent and spirit of
the guidelines that it is consistent with the overall vision of the
Specific Plan.
Graphics and photographic images shown herein
are included as a visual reference and should not
be interpreted as the only design solution.
Creative approaches consistent with the design
guidelines of this Specific Plan are encouraged.
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5.2. Sustainability Guidelines
The Southline Campus will incorporate a range sustainability
features intended to reduce energy and greenhouse gas
emissions, promote water conservation, minimize waste and
encourage recycling, and promote employee wellness. These
features are consistent with goals, policies, and programs as
described in the City of South San Francisco’s Climate Action
Plan (2014).
Unless noted otherwise, the following sustainability guidelines
should apply to all phases of Specific Plan implementation:
Transportation
Promote a safe and inviting pedestrian environment,
taking advantage of the Specific Plan areas proximity to
the San Bruno BART station and San Bruno Caltrain
station.
Achieve an alternative mode-shift reduction of 45
percent through the implementation of a TDM program.
See also Section 3.7 Transportation Demand
Management for additional discussion.
Provide mobility hubs designed to accommodate
shuttles and ride-share pickup and drop off zones that
promote shared-transit options such as shuttles, car
share, rideshare, and/or other alternative-mobility
options.
Provide Class II and III bike lanes and routes within the
Specific Plan area that are also connected to existing and
planned off-site bicycle networks. See also Section 3.4
Bicycle Circulation for additional discussion.
Provide electric vehicle charging infrastructure in parking
structures and surface parking for at minimum ten
percent of the parking spaces.
Provide parking in below- and above-ground structures
in lieu of surface parking, thereby minimizing heat island
impacts associated with surface asphalt parking.
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Energy / Greenhouse Gas Emissions
Achieve at minimum LEED Silver (version 4, or
equivalent) performance and CalGreen compliance.
Prioritize and integrate responsive design strategies that
compliment a climate-responsive design.
Achieve at least 10% reduction over American Society of
Heating Refrigerating and Air Conditioning Engineers
(ASHRAE) 90.1-2010 requirements to reduce energy-
related GHG emissions for each building by
implementing energy-efficient measures. Examples
include:
Low energy systems
Displacement ventilation
Heat recovery systems
Efficient mechanical systems and information
technology and equipment such as load scheduling
Energy efficient windows
Additional insulation and external and internal
shade structures
LED lighting and daylighting and occupancy
controls
Efficient space heating and cooling systems
Natural ventilation
Onsite renewable energy use and storage
Require 100% carbon-free electricity be purchased for all
electricity consumption.
Evaluate options to reduce on-site emissions from
construction equipment during the construction phase.
Options include using Tier 4 engines where commercially
available, using grid electric power instead of diesel
generators, and enforcing idling time restrictions for
vehicles on the project site.
As part of ongoing tenant operations, utilize exterior
electrical power infrastructure that support reduced
emissions from maintenance equipment.
Waste Reduction
Maximize diversion of construction and demolition
waste, targeting a 75% diversion rate, consistent with
2025 targets as required by SB 1383.
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As part of ongoing tenant operations, incorporate
extensive recycling and composting facilities to divert
organic materials away from landfills and incorporate
dedicated space and waste collection infrastructure for
batteries, mercury-containing lighting fixtures, and
electronic waste.
Water Conservation
Comply with state and local requirements regarding
efficient water usage for landscaping, including the City’s
adopted Water Efficient Landscape Ordinance.
Utilize native/adaptive and drought-tolerant landscaping
to reduce overall exterior water needs.
Install weather-based irrigation controls, drip irrigation,
rotary spray, targeted hydrozoning, and other efficient
methods for delivering landscape water to reduce
potable water use. See also Section 5.4.9 Landscape
Planting Plan.
Install high-efficiency water fixtures for toilets, urinals,
showerheads and lavatories.
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Design for Employee and Community Wellness
Prioritize wellness as part of the design, development,
and operations of Southline.
Improve the health of tenants, visitors, and the
surrounding community.
Integrate the best management design and operations
strategies that optimize health.
Provide passive open space and public spaces that
provide opportunities for tenant and community
recreation and gatherings.
Provide on-site health and fitness and recreation
amenities for use by building tenants.
Utilize the Southline Commons as a place for employee
and public entertainment, events and programs.
Create flexible and intimate outdoor spaces that provide
personal and small group gatherings for eating and
socializing (e.g. Southline Commons, Southline Retail
Plaza).
Provide a fruit and vegetable garden as part of the
Tanforan Avenue Community Parklet.
Strive to achieve employee wellness Fitwel certification,
or equivalent.
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5.3. Architectural Design Guidelines
These architectural design guidelines describe and illustrate
building designs, concepts, and features meant to promote
the high-quality development that is envisioned for the
Specific Plan area. These design guidelines are to be used in
conjunction with the development standards described in
Chapter 2: Land Use Plan & Development Standards.
Architectural design guidelines apply to commercial buildings,
as described below. This chapter also provides specific
guidelines for the campus parking structure.
Tenanted Buildings
Design considerations for commercial buildings include the
following:
Building Facades
Building design and materials should evoke an Industrial
Modern aesthetic that is sensitive and well suited to the
surrounding architectural vernacular.
Building skin aesthetics should have a variety of exterior
wall and fenestration expression, such as glazed curtain
walls, individual window openings with metal surround,
pilaster aesthetics, articulated mullions and variation of
mullion patterns, metal spandrel and expressed metal
profiles, and parapet caps, etc.
Building Form & Massing
Building massing should have a simple volumetric
geometry that should be broken up via stepping,
indentations, bending and carving out negative spaces to
promote sensitivity to scale, bulk and proportion.
Building forms across the Specific Plan area should have
differences in volumes and shapes to create
architectural variety.
Building forms should create an interesting street edge
by utilizing a variety of fenestration patterns, entries,
and portals.
Building forms should incorporate architectural elements
to create pronounced building entry points such as wall
offsets, bay windows and terraces to create visual cues
and interest.
Where appropriate, building corners should be
articulated via inclusion of terraces and variety of skin
treatment.
Roof penthouses and mechanical and/or electrical
equipment screening should complement the rest of the
building form.
Roofing should be of light color or reflective materials,
reducing heat island effect.
Solar roof tiles and/or panels are encouraged, where
feasible.
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Building Materials & Colors
Exterior materials and finishes should be complementary
throughout the Southline campus.
Utilize a variety of high-quality materials to create
architectural interest.
Exterior material cladding should be of high quality,
sophisticated and durable.
Building cladding and glazing colors may differ between
buildings to create variety and identity.
Materials to be considered for use throughout the
Southline campus include but are not limited to:
Cementitious / terracotta tile or glass fiber
reinforced concrete;
High performance glazing (vision and spandrel)
with aluminum mullion system;
Metal panel and metal profiles for canopies, accent
spandrel, accent trims, sunshades, parapet caps
and accent screens; and
Ribbed metal panel and louvers for roof screening.
Rendering of Building 1 - Southeast View
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Roof Articulation
Mechanical penthouses and roof equipment should be
screened using unified materials throughout the Specific
Plan area. Screening materials should be visually
appealing and well-integrated into the building
architecture.
Building Entrances
Building entries should be located so they have
prominence, visibility and easy access from walkways,
driveways, and/or common areas.
Building entries should utilize an architectural statement
that is different from the rest of the building aesthetics
to enhance importance, wayfinding to the "front door"
and to heighten aesthetic appeal and arrival experience.
Entry canopies should be designed to provide weather
protection. Entry design should be well integrated into
the building architecture.
Transparent materials should be utilized on areas around
entry doors to enhance visual connectivity from exterior
to interior and to promote a welcoming character.
Building 7 - Northwest View
Amenities Building
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Loading / Service Areas and Mechanical Equipment
Service/loading areas, storage areas, trash enclosures,
and mechanical equipment should be screened from
views through a combination of wall, fences and/or
landscaping.
Trash enclosures and mechanical equipment housing
should be compatible with building architecture.
All exterior ground-mounted equipment – including, but
not limited to, mechanical equipment, electrical
equipment, emergency generators, boilers, storage
tanks, risers, electrical conduit, gas lines, and cellular
telephone facilities – should be screened from view.
Wall-mounted equipment is discouraged.
Building 7 - Service Yard
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Campus Parking Structure
The campus parking structure is a common use facility that is
anticipated to include up to two levels underground and up to
nine levels above ground at full parking structure buildout.
Design considerations for the campus parking structure
include the following:
Form & Massing
The campus parking structure massing should have a
simple and straightforward volumetric geometry.
The campus parking structure massing should
incorporate a pronounced entry form expression for
pedestrians, bicyclists, and vehicles.
Stairs and elevator towers should have a distinctive mass
that is distinct from but complementary to the overall
building form.
Facade
The campus parking structure exterior aesthetics should
focus on simple lines and fenestration expressions.
The design character should be compatible with that of
the tenanted buildings across the Southline campus.
Where appropriate, stairs and elevator towers should
have an exterior design aesthetic that is articulated to
create a distinctive visual accent.
The exterior appearance of guard walls and rails should
complement the overall campus parking structure form.
Guard rails for the topmost parking tier should have a
slight design variation from that of the lower tiers to
create aesthetic interest in the facade treatment and
help with visual proportion and scale.
Incorporate building materials and/or landscaping to
screen vehicle headlights onto adjacent buildings, where
applicable.
Ground floor openings between pilasters, when required
for security and/or safety, should incorporate screening
that is visually interesting and compatible with the
overall campus parking structure aesthetics.
Roof penthouses and mechanical and/or electrical
equipment walls or screening should complement the
rest of the building form of the campus parking
structure.
Materials & Colors
Exterior materials and finishes should be complementary
throughout the Southline campus.
Utilize a variety of high-quality materials to create
architectural interest.
Exterior material cladding should be of high quality,
sophisticated and durable.
Building cladding and glazing colors may differ to create
variety and identity.
Materials to be considered for use in the campus parking
structure include but are not limited to:
Painted structural concrete/cement plaster
columns, guard walls, beams and underside of
slabs.
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Glass fiber reinforced concrete metal panels or
cementitious/terracotta tile accent clad.
Glazing (vision and spandrel) with aluminum
mullion system.
Metal profiles for canopies and accent trims.
Perforated, special pattern metal, ribbed and metal
green screen.
Metal rails or cables.
Parking Garage Structure Building 2 – Amenities Building
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Vehicular, Bicycle and Pedestrian Entries
The following design guidelines apply to both the tenanted
buildings and the campus parking structure.
Vehicular, bicycle and pedestrian access should be
designed with safety of all users in mind.
Entries to the buildings and campus parking structure
should be located so they have prominence, visibility and
convenient access from campus driveways or common
areas.
Vehicular entries should be articulated with visual
architectural identifiers for ease of way finding.
Pedestrian and bicycle entries should utilize architectural
features that differ from the surrounding aesthetics to
assist with way finding and to heighten aesthetic appeal
and pedestrian/vehicular arrival experience.
Entry canopies at all buildings should be designed to
provide weather protection and should be well
integrated into the building architecture.
Building entry points should utilize transparent glazing
on areas around entry doors to enhance visual
connectivity from outside to inside and promote a
welcoming character.
Wayfinding signage should be provided to direct vehicles
to on-site parking, including Parking Structure C.
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5.4. Landscape and the Public Realm
The public realm within the Specific Plan area includes all
exterior places, linkages and built forms that are physically or
visually accessible to the public. The design guidelines in this
section apply to development components within the public
realm, including streetscapes, pedestrian paths, plazas, and
open space. All publicly accessible open space within the
Specific Plan area will be owned and maintained privately.
Landscape Concept
The landscape elements (including planting, lighting,
hardscape, etc.) within the Specific Plan area should be
designed to reflect a contemporary campus setting that is
compatible with the Industrial Modern building architecture
and aesthetic described above. Figure 5-1: Conceptual
Landscape & Open Space Program illustrates a conceptual
layout for landscape and open space components within the
Specific Plan area.
Opportunities for internal open space within buildings will
include outdoor balconies for all office/life science buildings
and an outdoor terrace for the Amenities Building.
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Figure 5-1: Conceptual Landscape & Open Space Program
Note: Areas shown outside of the Specific Plan area may be subject to separate review by other agencies.
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Landscaping and open space should be designed to create a
distinct visual identity that should be accomplished through
cohesive landscape design of streetscapes, street and outdoor
common area furniture, walls, entry features, plant selection,
distinctive street lighting and directional signage, and other
similar elements.
The landscape design within the Specific Plan area should
create and promote useful, safe, sustainable and unique
outdoor amenities which promote a sense of community and
are integrated with and accessible to the surrounding
community.
The following design guidelines should be considered.
Design useful spaces that have a purpose, such as
outdoor amenity spaces that provide recreation
opportunities, or sustainable plant materials that
provide added functionality within bioretention areas.
Promote safe landscapes that are open, transparent, and
promote pedestrian and bicycle accessibility.
Utilize sustainable hardscape materials which are rich in
color, variation, and texture.
Create a sense of place through integrating visually
appealing materials that are compatible with the
surrounding urban fabric.
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Southline Commons
Southline Commons, an approximately 1.5 acre open space in
the northwestern portion of the Specific Plan area, envisioned
to serve as the publicly-accessible focal point and the social
outdoor gathering space within the Specific Plan area. It will
also provide passive open space that serves as an exterior
amenity for the campus tenants. Anticipated programming for
the Southline Commons is described in Chapter 2: Land Use &
Development Standards.
Design of the Southline Commons should include a variety of
pavers and hardscape elements to create a contemporary and
durable outdoor space; a varied landscape texture, including
shade trees and landscaped berms to create usable edges for
sitting that also serve as green space; and the use of flexible
seating should create gathering spaces for all users and for
different purposes.
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Southline Retail Plaza
The Amenities Building (Building 2 as shown on Figure 2-1:
Conceptual Site Plan) should be set back from the sidewalk
along both Huntington Avenue and Southline Avenue to
create a wide sidewalk and linear plaza that is fully accessible
to the public and is anticipated to be utilized by Campus
tenants and patrons of the ground floor public amenity and
retail area. This setback area is referred to as the Southline
Retail Plaza.
The Southline Retail Plaza is envisioned to incorporate design
amenities that may include but are not limited to:
Moveable seating and tables.
Informal, flexible gathering areas.
Outdoor dining areas.
Awnings and shade coverings.
Planting to soften facades and accent entries.
Unique hardscape materials (e.g. pavers, surface texture
treated concrete) providing interest and a sense of
place.
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Tanforan Avenue Community Parklet
Buildings on the north side of Tanforan Avenue will be set
back by approximately 40 feet from Tanforan Avenue to allow
for the Tanforan Avenue Community Parklet – a publicly
accessible landscaped area. The Tanforan Avenue Community
Parklet is intended to provide a publicly accessible outdoor
amenity area for Southline employees and the community,
and to create a transition between the Specific Plan area and
the residential neighborhood to the south. The Tanforan
Avenue Community Parklet is anticipated to be constructed as
part of Phase 1 development.
The Tanforan Avenue Community Parklet is envisioned to
include a number of passive and active amenities, such as a
walking path, a children’s play area, a picnic area, a
stormwater demonstration garden, and a fruit and vegetable
garden. Landscaping should include a row of tall trees
adjacent to the tenant building façade to provide a visual
screen between the Specific Plan area and the adjacent
residential neighborhood to the south. Additional landscaping
may include mid-height trees, shrubs, grasses, and ground
covers. The walking path is envisioned as a four- to eight-foot
wide decomposed granite pathway to visually differentiate it
from the sidewalk adjacent to Tanforan Avenue.
Figure 5- 2: Conceptual Tanforan Avenue Community Parklet
Site Plan illustrates one possible layout and programming for
this component of the Specific Plan area.
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Figure 5- 2: Conceptual Tanforan Avenue Community Parklet Site Plan
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Landscape Gateways
As shown in Figure 5-1: Conceptual Landscape Design, primary
and secondary “gateway” entry points will be incorporated
into the public realm to visually indicate a transition into the
Specific Plan area from the surrounding community.
Gateway landscaping should provide an entry point for way
finding and include complementary signage and lighting for a
cohesive experience. All entries shall be designed to be
accessible, as required by the American Disabilities Act (ADA).
Primary Landscape Gateway
As shown in Figure 5-1: Conceptual Landscape Design, the
primary gateway entry point will be on the west side of the
Specific Plan area, at the new intersection of Southline Avenue
at Huntington Avenue.
Primary gateway features should include “Southline”
monument signage and ornamental plant material that is
visually distinct and enduring. Other primary gateway features
may include accent lighting and special hardscape features
such as pavers or surface texture-treated concrete. Design
parameters for the monument sign will be further refined in
the signage application(s) under Chapter 20.360 (Signs) of the
City’s Zoning Ordinance that will be submitted to the City in
connection with development within the Specific Plan area, as
further described in Chapter 6: Implementation.
The southeast corner of the primary gateway area is
anticipated to include a small terraced area for seating and
planting that will integrate with and complement the
Southline Retail Plaza.
Secondary Landscape Gateway
As shown in Figure 5-1: Conceptual Landscape Design,
secondary gateways into the campus should be located along
various points on the north and south of Southline Avenue.
Secondary gateway features include distinctive landscaping,
accent lighting, and low-profile directional signage to assist
with wayfinding and pedestrian access.
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Landscape Edge
Landscape edges should be generally located along the
perimeter of the Specific Plan area and internally to provide
visual screening. Where feasible, landscape buffers should
also serve a biofiltration function for stormwater runoff.
Landscape buffers are envisioned to include the following
design features:
Landscape buffers should be used to visually screen and
soften the perimeter of the Specific Plan area, including
along Southline Avenue.
Landscape buffers should include a combination of
native and/or adaptive trees. They should be
complemented by layered ground plant materials that
are site and microclimate appropriate, including shrubs,
ornamental grasses and groundcovers.
Landscape buffers should include, where feasible,
stormwater treatment areas that are compliant with low
impact development policies, incorporating native
and/or adaptive landscaping that is drought tolerant and
able to handle periods of inundation.
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Lobby Plazas
As shown in Figure 3-3: Conceptual Pedestrian Connectivity
Plan, primary entries and building lobbies should be located at
key main building entries within the Specific Plan area. The
following design guidelines should be considered:
Lobby plazas should face public streets, internal
roadways, or public realm open spaces and provide a
seamless entry sequence into the building.
Lobby plazas should be designed to be in scale with the
building lobby and incorporate an integrated landscape
edge and signage identifying the entries.
When space program allows, entry plazas may include:
Seating areas;
Planting to soften facades and accent entry into
the buildings; and
Unique materials providing interest and a sense of
place.
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Streetscape
The streetscape includes common area elements such as
landscaping, sidewalks and pathways, and transit shuttle
shelters. It also includes exterior lighting and signage. These
features should be considered in context with vehicular,
pedestrian, bicycle, and transit circulation as described in
Chapter 3: Circulation & Mobility.
The following design guidelines should be considered for all
streetscape features including furnishings, exterior lighting
and signage. Specific design parameters for Southline campus
signage will be further refined in the signage application(s)s in
connection with Chapter 20.360 (Signs) of the City’s Zoning
Ordinance that will be submitted to the City, as further
described in Chapter 6: Implementation.
General
Architectural features and building articulation should be
aesthetically and functionally integrated with the
streetscape design where feasible and practical.
The incorporation of awnings, canopies, and
architectural elements over doorways and windows can
project into the building, sidewalk, and planting zones.
These elements provide protection from the weather
and assist in way-finding for pedestrians.
Adequate soil volume should be provided in all tree
planting spaces to foster healthy root growth for street
trees. Innovative use of subgrade structural elements
and suspended paving is encouraged to provide
sufficient soil volume while accommodating pedestrian
traffic.
The planting spaces around trees can either be entirely
planted, grated, or paved. The planting design strategy
should be consistent within the overall design of the
Specific Plan area.
Incorporate creative stormwater remediation and other
Low Impact Development (LID) techniques into the
streetscape where feasible.
Consider both sides of the road, including alignment and
spacing of street trees and parking in all streetscape
designs.
Utilize color concrete, stamped concrete, pavers, or
other materials to visually identify pedestrian cross-
walks.
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Streetscape Furnishings
Streetscape furnishings are an important element of the
streetscape that serve an aesthetic and practical purpose in
establishing the quality and character of a place, and help
contribute to the bike and pedestrian-friendly goals of this
Specific Plan. Amenities may include benches, tables and
chairs, litter and recycling receptacles, fencing, bicycle
parking, and shuttle shelters.
The following design guidelines should be considered for
streetscape furnishings, such as benches, tables and chairs,
litter and recycling receptacles, bicycle parking, and shuttle
shelters. These guidelines also address amenities associated
with outdoor dining. Images shown are for illustrative
purposes only and do not represent one preferred type of
street furnishing.
Locate furnishings outside of pedestrian areas of travel
so as not to impede pedestrian movement.
Removable outdoor dining furnishings should be
coordinated in their design and made of durable high-
quality materials that can withstand constant use and
exposure to the elements.
Umbrellas and outdoor heating devices are permitted in
appropriate areas that accommodate outdoor dining and
gathering.
Use of high-quality free-standing planters that can
withstand harsh weather is encouraged in hardscape
areas.
Bicycle parking should be easily accessible and
identifiable but carefully located to minimize conflicts
with safe pedestrian and vehicle flow.
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Provide innovative, efficient, and attractive designs for
bike parking areas such as stacked racks or architectural
bike stations that are integrated into the surrounding
environment.
Design of shuttle shelters should be contemporary in
character and incorporate the use of transparent
materials and lighting to make shelters open and safe.
As part of signage approvals(s), wayfinding signage
should be incorporated throughout the Campus to help
direct users to various Campus amenities, including to
mobility hubs and/or shuttle shelters.
Shelters should incorporate informational signage
regarding transit routes and other transportation
options.
Shuttle shelters may be integrated into a building
structure where practical.
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Landscape Planting Guidelines and Plan
As shown in Figure 5-3: Conceptual Planting Plan, the plant
plan for trees, shrubs, and ground covers envisioned for use
within the Specific Plan area is based on the natural and
cultural landscape of the broader San Francisco Peninsula.
Special attention is paid to the distinct microclimates specific
to South San Francisco to create a cohesive, site specific, and
balanced landscape.
Tree Plantings
Implementation of the Specific Plan would result in a
substantial increase in tree plantings in the Specific Plan area
and adjacent off-site improvement areas. In Phase 1, it is
envisioned that 88 existing trees will be removed and 311 new
trees planted. In later phases, an additional 74 existing trees
will be removed and 270 new trees planted. As a result, at full
Project buildout, a total of 162 existing trees will be removed
and 581 new trees will be added for a net gain of
approximately 419 trees.
Street Trees
As shown in Figure 5-3: Conceptual Planting Plan, along both
sides of Southline Avenue and the west side of Maple Avenue
and Huntington Avenue, a mix of Red maple (Acer rubrum)
and Chinese pistache (Pistacia chinensis) should provide
seasonal color and create a distinctive visual boundary to the
campus setting. Interior trees should include a variety of
accent and canopy trees, as well as screen/evergreen trees.
Sustainable Plantings
Plant materials utilized within the Specific Plan area should
conform to the Department of Water Resources (DWR)
“Water Use Classification of Landscape Species” (WUCOLS)
guide, emphasizing use of both native and adaptive species of
trees, shrubs, and ground cover. Figure 5-3: Conceptual
Planting Plan includes plant materials that are characterized as
“low” to “very low” water demand, and were chosen for
hardiness, functionality, and aesthetics.
Landscaping within the Specific Plan area should be consistent
with the City’s Water Efficient Landscape Ordinance, Section
20.300.007 of the South San Francisco Municipal Code, to
ensure landscape water conservation.
Parking lots and other potential hardscape “heat islands”
should be mitigated by trees, vegetation, and other landscape
screening/shading devices in order to reduce heating and
cooling energy use; filter air pollution and greenhouse gas
emissions; sequester and store carbon; and help lower the risk
of heat-related illnesses. Likewise, appropriately selected
street trees for local streetscapes should be incorporated to
create shade and accomplish similar energy-saving results
within the Specific Plan area.
Landscape Planting Guidelines
The following design guidelines apply to landscape planting
plan:
Create a design and low maintenance planting plan that
visually enhances the community image that is appealing
and function for both tenants and visitors.
Utilize local, low-water native and/or adaptive plant
materials.
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Employ water conservation measures though use of
drought-tolerant plant material and water conserving
irrigation systems and practices, such as low-flow, water-
efficient spray heads and emitters.
Where practical, drought resistant trees and large shrubs
should be irrigated with a drip system during active
growth periods between November and March when
normal rains are insufficient.
Reinforce the principles of Low Impact Development
(LID) for storm drainage, water infiltration and
groundwater recharge.
The plant palette should incorporate drought tolerant
and aesthetically pleasing bioretention plantings
consistent with the City of South San Francisco’s Water
Efficient Landscape Ordinance and Municipal Regional
NPDES Permit C.3 Stormwater guidelines.
Utilize landscaping to screen parking lots, trash
enclosures, delivery areas, equipment buildings, and
other similar elements from public views.
Create a landscape that fosters appropriate public use of
recreation/opens space areas and the streetscape.
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SOUTHLINE SPECIFIC PLAN | 5-33
Figure 5-3a: Conceptual Planting Plan
5 | DESIGN GUIDELINES
5-34 | SOUTHLINE SPECIFIC PLAN
Figure 5-3b: Conceptual Planting Plan
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SOUTHLINE SPECIFIC PLAN | 5-35
Exterior Lighting
Exterior lighting in the Specific Plan area should be designed
to help create a safe environment for pedestrians, bicyclists
and vehicles, while avoiding spillover into adjacent areas as
feasible. A conceptual lighting plan for the Specific Plan area is
shown in Figure 5-4: Conceptual Lighting Plan.
Exterior lighting should include building mounted and accent
lighting for signage and lighting in and around buildings.
Lighting sources may also include pathway lighting and
mounted lighted on wayfinding signage. The quality of light
from all fixtures should create a pleasant and safe
environment that encourages pedestrian activity at night.
The following guidelines should be considered for all exterior
lighting:
Lighting fixtures should direct illumination downward to
minimize light impacts on surrounding areas. Up-lighting,
spot-lighting, and decorative color lighting may be
appropriate for prominent buildings, signage,
landscaping, and other features.
Exterior lighting should be unobtrusive and should not
cause excessive glare or spillover into adjacent areas. In
certain areas, it may be appropriate to limit the
luminosity of certain lighting or signage, and/or provide
structural or vegetative screening from sensitive uses.
Wall-mounted lighting fixtures should be compatible
with the architectural style and character of the building.
The color, size, placement, and number of fixtures
should enhance the overall design and character of the
Specific Plan area.
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5-36 | SOUTHLINE SPECIFIC PLAN
Pole mounted lights in the streetscape should illuminate
wayfinding signage and vehicle, bicycle and pedestrian
rights of way.
Scale, materials, colors, and design detail of light posts
and fixtures should reflect the desired character of the
Specific Plan area and the architectural style of the
surrounding buildings. Light posts should be
appropriately scaled to pedestrians near sidewalks and
pedestrian pathways.
Bollard lighting is encouraged to illuminate walkways
and gathering spaces, while avoiding spillover into
adjacent areas.
Incorporate site lighting into hardscape elements such as
steps, railings and paving to illuminate the pedestrian
realm.
Exterior building lights should be incorporated into the
overall Southline Campus design and site lighting.
Building entry and security light fixtures selection should
be compatible with the overall Southline Campus
architecture and placement should be coordinated with
building elements.
Energy efficient, low voltage lighting is encouraged.
Decorative and landscape lighting should be low
intensity.
Seasonal (e.g. holidays) lighting strategy should be
considered for prominent pedestrian activity zones, such
as Southline Commons.
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SOUTHLINE SPECIFIC PLAN | 5-37
Figure 5-4: Conceptual Lighting Plan
5 | DESIGN GUIDELINES
5-38 | SOUTHLINE SPECIFIC PLAN
Signage
All signage should be designed to complement the innovative
and dynamic architectural design of the Southline Campus.
Signage should be graphically complementary to the
architectural aesthetic and contribute towards a cohesive
Southline Campus environment.
As further discussed in Chapter 6: Implementation, signage
within the Specific Plan area would be implemented through
compliance with Chapter 20.360 (Signs) of the City’s Zoning
Ordinance, which includes a Master Sign Program under
Municipal Code Section 20.360.010.
The purpose of a Master Sign Program is to provide a method
for an applicant to integrate the design and placement of signs
with the overall development design to achieve a unified
appearance.
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SOUTHLINE SPECIFIC PLAN | 5-39
6
IMPLEMENTATION
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SOUTHLINE SPECIFIC PLAN | 6-1
6.1. Policy
This Specific Plan establishes controlling legislative policies
regarding the development of the Specific Plan area. This
chapter describes the Specific Plan’s administration,
subsequent approvals, amendments, severability and funding
and financing strategy of those legislative policies.
6.2. Administration
This Specific Plan has been prepared in accordance with both
California Government Code Section 65451, which sets forth
the basic content of specific plans, and the City of South San
Francisco Municipal Code (“Municipal Code”) Chapter 20.530,
Specific Plans and Plan Amendments.
Development within the Specific Plan area shall be subject to
this Chapter 6: Implementation. The City of South San
Francisco Department of Economic and Community
Development, Planning Division, is primarily responsible for
the administration, implementation, and enforcement of this
Specific Plan. The primary administrator of the Specific Plan is
the Chief Planner of the City of South San Francisco. As used
herein, Chief Planner shall include his/her authorized
designee.
General Plan
This Specific Plan is in conformance with, and implements, the
South San Francisco General Plan (“General Plan”). In
connection with its adoption of the Southline Specific Plan,
the City adopted amendments to the General Plan to reflect
adoption of the Specific Plan, which included an amendment
to General Plan Figure 2-3: Special Area Height Limitations to
increase the building height in the Specific Plan area from 80
feet to 120 feet, consistent with the maximum height
allowances under FAA Part 77 regulations and the San
Francisco International Airport ALUCP, and redesignation of a
small, approximately 0.3-acre parcel within the Specific Plan
area from “Park and Recreation” to “Office” to be consistent
with the General Plan designation of the remainder of the
Specific Plan area.
Municipal Code
In connection with adoption of this Specific Plan, the City
adopted South San Francisco Municipal Code Chapter 20.XXX,
Southline Campus District, to codify the land use standards of
this Specific Plan, and made conforming edits to the Zoning
Map to reflect adoption of the Specific Plan. No other changes
to the Municipal Code are proposed. If there are any
inconsistencies or conflicts between the requirements of the
Specific Plan and the requirements of the Municipal Code or
other applicable City rule, regulation, or policy (collectively,
and exclusive of the General Plan, the “City Zoning
Regulations”), the provisions of the Specific Plan take
precedence, control, and govern in the Specific Plan area.
This chapter addresses the actions that are necessary to implement the Specific Plan by the City of South San
Francisco, other agencies, and future Project Applicant(s) to achieve the goals and objectives outlined in this
Specific Plan.
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6-2 | SOUTHLINE SPECIFIC PLAN
Any activities regulated by the Municipal Code but not
addressed in the Specific Plan shall be subject to the City
regulations, unless application of those regulations would
frustrate the policy, purpose, or objectives of the Specific Plan.
To the extent any City regulation(s) would frustrate the policy,
purpose, or objectives of the Specific Plan, such regulations
shall not apply.
All references to the Zoning Ordinance in this Specific Plan
shall be to Title 20 of the South San Francisco Municipal Code.
Development within the Specific Plan area shall comply with
all federal, State, and local building codes in force at the time
of building permit for that portion of development, unless
otherwise provided in a Development Agreement to the
extent permitted by law.
Interpretation
The Chief Planner shall have the responsibility to interpret the
provisions of the Specific Plan. If an issue or situation arises
that is not sufficiently provided for in the Specific Plan or is
outside its scope, the Chief Planner shall be guided by the
purpose and intent and the interpretation provisions under
Chapter 20.030 of the City’s Zoning Ordinance.
If ambiguity arises concerning the appropriate use
classification of a particular land use, the Chief Planner shall
have the authority to interpret whether the use is
substantially similar to one or more other uses permitted by
the Specific Plan. If the Chief Planner interprets that the use is
substantially similar to a permitted use, then the use shall be
permitted.
Where the use is not identified in the Specific Plan and there is
no similar use permitted by the Specific Plan, the Chief
Planner shall have the authority to interpret whether the use
is consistent with the purpose and intent of the Specific Plan,
in which case the Chief Planner shall have authority to permit
or conditionally permit the use as appropriate.
Substantial Conformance Review
To attain the highest quality development consistent with the
site plan, design, conditions, and commitments associated
with this Specific Plan, all subsequent development plans shall
be in substantial conformance with the Specific Plan. Prior to
the issuance of permits for development within the Specific
Plan area, the Chief Planner shall review applications for
consistency with the General Plan, substantial conformance
with the Specific Plan, and conformance with other applicable
regulations.
Substantial Conformance Criteria
A proposal for development within the Specific Plan area
“substantially conforms” to the Specific Plan if it substantially
conforms with the requirements in Chapter 2: Land Use Plan &
Development Standards and does not materially conflict with
the guidance in Chapter 3: Circulation & Mobility, Chapter 4:
Infrastructure & Public Services and Chapter 5: Design
Guidelines, evaluated in the context of the overall objectives
and vision of this Specific Plan.
Minor Modifications
Without limiting the foregoing provisions regarding
substantial conformance, upon written request by an
applicant, the Chief Planner may approve minor modifications
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SOUTHLINE SPECIFIC PLAN | 6-3
from the Specific Plan. Minor modifications are those that do
not materially affect the objectives of the Specific Plan and
shall not require an amendment to the Specific Plan. Examples
of minor modifications include the following:
Modifications to the specific location and distribution of
open space, including Southline Commons, throughout
the Specific Plan area as long as equivalent or superior
open space is provided as calculated across the Specific
Plan.
Deviations required to meet applicable health and safety
regulations.
Deviations necessary to respond to unanticipated site
conditions or requirements imposed by other agencies.
This non-exhaustive list is intended by way of example and
shall not preclude the Chief Planner from determining that
other deviations requested by an applicant constitute minor
deviations that do not materially affect the objectives of this
Specific Plan.
Amendments
The Specific Plan may be amended as governed by State Law,
and Chapter 20.530 (“Specific Plans and Plan Amendments”),
of the South San Francisco Municipal Code as applicable.
CEQA Review
In compliance with the California Environmental Quality Act
(CEQA), the City has prepared an environmental impact report
(Southline EIR) (SCH No. 2020050452) analyzing the potential
environmental impacts of the development as described in
this Specific Plan, including the proposed off-site
improvements and related infrastructure. The City also
adopted a Mitigation Monitoring and Reporting Program to
require all reasonably feasible mitigation measures be
implemented by means of conditions, agreements, or other
measures in connection with implementation of the Specific
Plan.
The Southline EIR is intended to provide CEQA clearance for
adoption and implementation of the Specific Plan and the
other approvals described in Section 1.8: Project Approvals,
including the proposed off-site improvements and related
infrastructure. The EIR may be relied on by other agencies,
including the City of San Bruno, BART, and other applicable
agencies, for purposes of approving off-site improvements
and related infrastructure development related to and
consistent with the Specific Plan within those agencies’
respective jurisdictions.
Consistent with State law, future discretionary actions
required for development within the Specific Plan area,
including issuance of Precise Plans as described below, are
subject to environmental review in compliance with CEQA. It is
intended that the City, and other relevant agencies, will utilize
and rely on the Southline EIR and the Mitigation Monitoring
and Reporting Program in conducting CEQA review for
development within the Specific Plan area.
6.3. Subsequent Approvals – City of South San Francisco
Precise Plans
As set forth in Section 20.530.014 of the City’s Municipal
Code, a specific plan may be implemented through Precise
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6-4 | SOUTHLINE SPECIFIC PLAN
Plans, which set forth in detail development criteria for
proposed structures and related improvements and their
arrangements on individual parcels; parcel maps, design
review, and sign permits. This section provides the criteria for
issuance of Precise Plans for development within the Specific
Plan area.
Phasing
Implementation of the Southline Specific Plan is anticipated to
occur in several phases, generally as set forth in Section 2.6:
Phasing, above. Individual phases of development will be
implemented through Precise Plans, as described in this
Chapter. While a phased approach is anticipated to occur, the
Specific Plan does not restrict or otherwise limit concurrent
buildout of the Specific Plan area, subject to review and
approval of Precise Plans and any other necessary approval(s)
as described in this chapter.
Land Use Improvements Prior to Precise Plan Approval
Except as provided here, prior to approval of a Precise Plan(s),
no new development, including any building permit, variance,
or certificate of occupancy shall be issued for any new
structure within the Specific Plan area.
Continued operation of existing uses within the Specific Plan
area shall not require approval of a Precise Plan; regulation of
existing uses within the Specific Plan area should be read in
harmony with Chapter 20.320 of the City’s Municipal Code
regarding non-conforming structures, uses and lots, as
applicable. Additionally, the following activities and City
approvals shall not require prior approval of a Precise Plan as
long as the activities and approvals are in substantial
conformance with the Specific Plan as described in Section
6.2: Phasing, above:
Permits for site preparation within the Specific Plan area,
including but not limited to demolition, grading,
excavation and shoring, and utilities infrastructure
activities.
Permits for development of roadways, circulation
improvements, or other components of infrastructure
identified in the Specific Plan or required to serve the
Specific Plan area (Note that these improvements may
be subject to certain review and approval by other
agencies.).
Actions required in whole or part by a requirement of
any applicable governmental agency.
Interior or minor exterior modifications of existing
buildings which do not alter the nature, character or
intensity of a use.
Modifications to existing landscaping.
Signage within the Southline Campus (S-C) District,
including any permitted change in sign copy, that is
included as part of and consistent with an approved Sign
Program, in accordance with Chapter 20.360 of the
Municipal Code.
Temporary uses that are intended to be of limited
duration and that will not permanently alter the
character or physical facilities of the Specific Plan area, in
accordance with Chapter 20.520 of the Municipal Code.
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SOUTHLINE SPECIFIC PLAN | 6-5
Precise Plan Procedures
Submittal of a Precise Plan shall be subject to the following
review procedures:
Filing Fees
A Precise Plan application fee shall be paid for all private
development proposals pursuant to the current Master Fee
Schedule of the City at the time of application or as otherwise
specified in a Development Agreement.
Application
When a Precise Plan is required by the Southline Specific Plan,
the Precise Plan shall be submitted to the Chief Planner. The
Chief Planner shall check the application for completeness and
substantial conformance with the Specific Plan.
Precise Plan Application Contents
The following information and drawings shall be required for
Precise Plan consideration by the City. The Chief Planner may
require either less or additional information as necessary to
meet the intent and purpose of this chapter.
All applicable tentative, final, or parcel maps within the
area covered by the Precise Plan;
A legal and physical description of the development site
within the Specific Plan area including boundaries,
easements, existing topography, natural features,
existing buildings, structures and utilities;
A plot or site plan, drawn to scale which depicts all
proposed on-site improvements and utilities and the
locations of the same in accordance with the standards
established in the Specific Plan and the Zoning
Ordinance, as applicable;
Anticipated vehicle and bicycle parking demand and
usage in order to evaluate the specific parking
requirements for that phase;
A landscape plan drawn to scale which sets forth
information pertinent to the landscape requirements of
the Specific Plan and Zoning Ordinance, as applicable;
Grading, drainage, and erosion maintenance plans;
Architectural plans and exterior elevations indicating
profiles, glazing and materials drawn to scale;
Scale drawings of all signs and light standards with
details of height, area, color and materials specified
therein;
Plans for off-site improvements associated with the
Precise Plan application; and
Any other drawings of additional information necessary
for the review authority to review and make its
determination.
Guidelines for Review
In reviewing Precise Plans, the City shall adhere to the
standards set forth in this chapter and shall further attempt to
foster and promote the general character and purposes of the
Specific Plan.
In conducting its design review of Precise Plans, the City shall
apply the design guidelines established in Chapter 5: Design
Guidelines and the development standards established in
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6-6 | SOUTHLINE SPECIFIC PLAN
Chapter 2: Land Use Plan & Development Standards as the
design guidelines and development standards applicable to
development within the Specific Plan area. In instances where
the Specific Plan is silent, design review shall be subject to the
South San Francisco Municipal Code Chapter 20.480 Design
Review, per Section 6.2.3: Interpretation, described above.
Review and Decision
Chief Planner’s Review. The Chief Planner, or his/her
designee, shall review the Precise Plan application, and shall
consult with the staff of affected departments and offices of
the City. Upon completion of review and consultations, the
Chief Planner shall submit the Precise Plan to the Planning
Commission and shall recommend that the Planning
Commission approve, conditionally approve, deny or suggest
modifications to the Precise Plan.
Review by the Planning Commission. The Planning
Commission shall review the Precise Plan to ensure
consistency with the approved Specific Plan and shall adhere
to the standards set forth in this chapter, in furtherance of the
general character and purposes of the Specific Plan and the
implementing Southline Campus (S-C) District.
Planning Commission Decision. The Planning Commission
shall approve, conditionally approve, deny, or suggest
modifications to the Precise Plan. Any conditions shall be
designed to ensure attainment of the standards set forth in
this chapter.
Mandatory Findings of Approval. The Planning Commission
shall make the following findings before approving or
conditionally approving any Precise Plan:
a) The project proposed in the Precise Plan is consistent
with the General Plan.
b) The project proposed in the Precise Plan is compatible
with the intent and purpose of the Southline Specific
Plan.
c) The proposed Precise Plan is in substantial
conformance with Chapter 2: Land Use Plan &
Development Standards and does not materially
conflict with the guidance in Chapter 3: Circulation &
Mobility, Chapter 4: Infrastructure & Public Services
and Chapter 5: Design Guidelines.
d) The development proposed in the Precise Plan is
consistent with any applicable Development
Agreement.
Effect of Approval. Following approval of a Precise Plan, no
further permits or approval from the Planning Commission
shall be required for development carried out in substantial
conformity with the Southline Specific Plan, the approved
Precise Plan, any approved Conditional Use Permit (as
applicable) or other approval specified herein (e.g., Design
Review, Sign Approval), and any conditions of approval, except
that the Chief Planner shall, in a ministerial capacity, review
building permit applications and perform final inspection to
ensure substantial conformance with the Specific Plan and
Precise Plan.
Changes After Approval. If major revisions to an approved
Precise Plan are desired by the applicant, a revised Precise
Plan shall be submitted and processed according to the
procedures established herein for approval of the original
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SOUTHLINE SPECIFIC PLAN | 6-7
Precise Plan. Any significant changes to the phasing approved
as part of the Precise Plan shall be subject to approval by the
Planning Commission.
Minor revisions to an approved Precise Plan shall be subject to
approval by the Chief Planner. Without limitation, minor
revisions may include deviations that do not result in any new
or more severe significant impacts than those addressed in
the EIR or related CEQA clearance document prepared for the
Precise Plan, pursuant to the California Environmental Quality
Act. Minor revisions may include, but are not limited to:
Lot line adjustments.
Changes in uses, subject to conformance with Table 2-2:
Land Use Regulations.
Reductions in density, intensity, scale or scope of the
approved development.
Minor additions to density, intensity, scale or scope of
the approved development, assuming those changes to
total square footage of construction are less than 5
percent.
Minor alterations in vehicle circulation patterns or
vehicle access points, and/or parking configuration or
amount.
Minor changes in pedestrian or bicycle facility
alignments or provision of bicycle parking.
Substitutions of comparable open space, landscaping,
lighting, or signage for any such designs shown on any
Precise Plan materials.
Minor variations in the location of structures that do not
substantially alter the design concepts of the project.
Minor variations in the location or installation of utilities
and other infrastructure connections or facilities that do
not substantially alter the design concepts of the project
or conflict with any applicable regulations.
Minor adjustments to the project site diagram.
Notwithstanding the foregoing, the Chief Planner shall have
sole discretion to determine whether a requested revision
constitutes a major or minor revision.
Appeal Procedures. Appeals shall be processed in accordance
with Government Code Sections 65453 - 65454 and Chapter
20.570, Appeals and Calls for Review, of the South San
Francisco Municipal Code.
Expiration of Approval. Unless a time extension is approved,
any approved Precise Plan shall lapse and shall be deemed
void: (a) two years after its effective date if a building permit
has not been issued; or (b) after a longer duration as
otherwise provided in an approved Development Agreement,
as applicable. One-year extensions of the time may be granted
by the Chief Planner upon request made prior to the
expiration date of the permit; multiple successive extensions
may be provided as determined by the Chief Planner. Projects
are subject to the phasing, if any, established for the buildings
within the approved Precise Plan.
Use Permits
Use Permits shall be required for the uses as indicated in Table
2-2: Land Use Regulations. Any such use permits shall be
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6-8 | SOUTHLINE SPECIFIC PLAN
subject to the requirements as described in Chapter 20.490
Use Permits of the Zoning Ordinance, and require separate
findings, as described therein.
The Use Permit process applies to uses that are generally
consistent with the purposes of the S-C district but require
special consideration to ensure that they can be designed,
located, and operated in a manner that will not interfere with
the use and enjoyment of surrounding properties.
Other City Approvals
In addition to issuance of Precise Plans as discussed above,
development within the Specific Plan area may require
approvals or permits from the City of South San Francisco,
including:
Preliminary and/or Final Transportation Demand
Management Plan approval.
Design Review Approval.
Signage Approval.
Subdivision Map approval for reconfiguration of the
parcels and dedicating public roadways and easements.
Any additional actions or permits deemed necessary to
implement this Specific Plan, including demolition,
grading, foundation, and building permits, public
encroachment permits, any permits or approvals
required for extended construction hours, tree removal
permits, and other additional ministerial actions,
permits, or approvals from the City that may be
required.
Transportation Demand Management Plan Approval
Development within the Specific Plan must be consistent with
Chapter 20.400 of the Zoning Ordinance (the “TDM
Ordinance”).
As discussed in Section 3.5: Transportation Demand, the
Southline TDM Plan has been prepared and approved in
connection with preparation of this Specific Plan, which
establishes a 45 percent alternative mode requirement. The
Southline TDM Plan serves as the Preliminary TDM Plan (as
defined under SSFMC Chapter 20.400) for the Phase 1 Precise
Plan, the first Precise Plan to be prepared under the Specific
Plan, establishing the required TDM components for Phase 1,
and also includes conceptual TDM measures for the entire
Southline Campus that may be further refined under
subsequent Preliminary TDM Plan(s) established for future
phases. The Southline TDM Plan identifies a number of
program measures intended to achieve this alternative
mode requirement.
As discussed in Section 2.6: Phasing, the Specific Plan may
be implemented in phases over time and the Campus may
be tenanted by multiple commercial tenants. As such, it is
anticipated that multiple Preliminary and Final TDM Plans
will be submitted in connection with implementation of the
Specific Plan. The Final TDM Plan(s) will establish the
specific TDM measures for that phase of development and
will provide for monitoring and compliance with the
alternative mode requirement. Any TDM Plan submitted in
connection with development within the Specific Plan will
be required to achieve the 45 percent alternative mode
requirement. As set forth in Section 20.400.006 of the
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SOUTHLINE SPECIFIC PLAN | 6-9
Zoning Ordinance, a Final TDM Plan shall be submitted in
prior to the approval of building permits for each phase of
development.
Design Review Approval
Development within the Specific Plan area is subject to design
review under Chapter 20.480 (Design Review) of the City’s
Zoning Ordinance.
Signage Approval
Development within the Specific Plan area is subject to
Chapter 20.360 (Signs) of the City’s Zoning Ordinance. It is
anticipated that implementation of signage within the Specific
Plan area will occur through preparation of a Master Sign
Program, which allows for an integrated design and placement
of signs within a project with the overall development design
to achieve a more unified appearance. At the discretion of the
applicant, Master Sign Program applications may be processed
concurrently with a Precise Plan application or may follow
subsequent to Precise Plan approval.
Subdivision Map Approval
A Vesting Tentative Map has been prepared and approved in
connection with preparation of this Specific Plan. Prior to
issuance of any building permits for new construction within
the Specific Plan area, a Final Map shall be approved, together
with a Subdivision Improvement Agreement, Encroachment
and Maintenance Agreement and/or dedications as
appropriate, and recorded. Subsequent subdivision approvals
may be processed concurrent with or subsequent to Precise
Plan approval in accordance with state law and Title 19
(Subdivisions) of the City’s Municipal Code.
Other Relevant Agencies
In addition to the City of South San Francisco approvals and
permits listed above, it is anticipated that approvals by other
agencies and jurisdictions will be required for off-site
improvements and infrastructure outside of the Specific Plan
area.
City of San Bruno
As shown in Figure 1-1: Project Location, the Specific Plan area
is adjacent to the City of San Bruno. Any off-site
improvements within the City of San Bruno, including the
proposed intersection improvements at Huntington Avenue,
will require coordination with, and review and permit
approval by the City of San Bruno.
Bay Area Rapid Transit (BART)
The Specific Plan area is adjacent to the San Bruno BART
station, which includes the station, and associated parking
structure and pedestrian circulation facilities. Proposed
improvements related to implementation of the Specific Plan
include various pedestrian, vehicular and transit
improvements as described in Section 3.2.2 Off-Site
Circulation Improvements, which may affect area within
BART’s jurisdiction. BART review and approval will be required
for implementation of those improvements within its
jurisdiction.
Peninsula Corridor Joint Powers Board
Off-site improvements will include improvements to the
railroad road grade crossing at South Linden Avenue, which
will require design review and permits from Peninsula
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6-10 | SOUTHLINE SPECIFIC PLAN
Corridor Joint Powers Board for implementation of those
improvements within its jurisdiction.
SamTrans
Off-site improvements may require relocation or modification
to existing SamTrans bus facilities, including a relocated bus
stop, which may require review and approval by SamTrans for
implementation of those improvements within its jurisdiction.
Federal Aviation Administration and ALUC Review
Preparation and approval of this Specific Plan and related
approvals included review and determination by the ALUC
regarding compatibility of the development proposed under
the Specific Plan with the SFO Airport Land Use Compatibility
Plan. Further compatibility review by the ALUC would be
required for amendments to this Specific Plan resulting in a
qualifying land use change subject to its jurisdiction.
Compliance with FAA Part 77 Regulations (Notification of
Proposed Construction) is required for development within
the Specific Plan area.
Additional review by either agency may be required for
development within the Specific Plan area, as required by law.
6.4. Severability
If any section, sub-section, sentence, clause, phrase, part or
portion of this Specific Plan is held to be invalid or
unconstitutional by a final judgment of a court of competent
jurisdiction, such decision does not affect the validity of the
remaining portions of this Specific Plan. This Specific Plan, and
each section, sub-section, sentence, clause, phrase, part or
portion thereof, would have been adopted or passed
irrespective of the fact that any one or more sections, sub-
sections, sentences, clauses, phrases, part, or portion is found
to be invalid. If any provision of this Specific Plan is held
invalid as applied to any person or circumstance, such
invalidity does not affect any application of this Specific Plan
that can be given effect without the invalid application.
6.5. Financing Construction and Maintenance of Public
Improvements
In accordance with California Government Code Section
65451, this section provides information regarding the
financing measures necessary to carry out the Specific Plan.
Implementation of the Specific Plan requires the applicants or
their designee(s) of development within the Specific Plan area
ensure that all on- and off-site infrastructure, facilities, and
improvements necessitated by this Specific Plan are installed,
constructed, and completed prior to or concurrent with
demand for the same, unless otherwise provided in a
Development Agreement or as otherwise required by law.
The improvements contemplated for the Specific Plan area
may consist of facilities for use by the public, as well as for
exclusive use of the property owners and their tenants. Once
constructed, long-term maintenance of improvements will be
required, and the party responsible for maintaining those
improvements may vary depending on whether they are
dedicated for public use or privately owned within the Specific
Plan area and other factors. The Specific Plan's
implementation will be complemented by these
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SOUTHLINE SPECIFIC PLAN | 6-11
improvements and directly serve and benefit not only the
Specific Plan area, but also the greater community.
This section identifies potential financing methods that may
be used individually, collectively, or in combination to fund
implementation and maintenance of various improvements
identified in this Specific Plan.
These financing mechanisms are important to ensure the
timely financing of new improvements concurrent with
Specific Plan development. The conceptual Specific Plan
financing mechanisms may include but are not limited to:
Development Impact Fees, Taxes, and Processing Fees;
Community Facilities Districts (CFDs);
Commercial Owners Association; and/or
Other Private Financing
Specific Plan financing mechanisms may also include offers of
dedication, fee dedications, and/or easements; state or
federal block grants, exactions; and/or reimbursement
agreements. In addition, the Specific Plan contemplates the
possible use of emerging financing mechanisms, such as
payment in lieu of tax (“PILOT”) assessments or Property
Assessed Clean Energy (“PACE”) programs.
The financing mechanisms for implementation of this Specific
Plan may be more fully set forth in any Development
Agreements associated with this Specific Plan.
This summary of allowable financing mechanisms is provided
as a guideline; actual implementation of specific financing
mechanisms will be accomplished pursuant to established
procedures, laws, and regulations applicable to such financing
mechanism.
Appendix A
Conceptual Site Plan – Office Buildout
CONCEPTUAL SPECIFIC PLAN — OFFICE BUILDOUT | A
SOUTHLINE SPECIFIC PLAN
Conceptual Site Plan Office Buildout
Appendix B
Conceptual Site Plan — Life Sciences Buildout
CONCEPTUAL SPECIFIC PLAN — LIFE SCIENCES BUILDOUT | B
SOUTHLINE SPECIFIC PLAN
Conceptual Site Plan – Life Sciences Buildout
Appendix C
Conceptual Site Plan — Office / Life Sciences Hybrid Buildout
CONCEPTUAL SPECIFIC PLAN — OFFICE /LIFE SCIENCES HYBRID BUILDOUT | C
SOUTHLINE SPECIFIC PLAN
Conceptual Site Plan – Office / Life Sciences Hybrid Buildout