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HomeMy WebLinkAbout10-22-20 Planning Commission AgendaThursday, October 22, 2020 7:00 PM City of South San Francisco P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA Virtual Meeting Planning Commission Regular Meeting Agenda 1 October 22, 2020Planning Commission Regular Meeting Agenda WELCOME If this is the first time you have been to a Commission meeting, perhaps you'd like to know a little about our procedure. Please note that due to the COVID-19 outbreak, this meeting is teleconference only, and will be conducted pursuant to the provisions of the Governor’s Executive Order N29-20 issued on March 17, 2020 allowing for deviation of teleconference rules required by the Brown Act and pursuant to the Order of the Health Officer of San Mateo County dated March 31, 2020. The public may view or comment during this meeting from a computer, laptop,tablet, or smartphone: https://us02web.zoom.us/j/81502530611?pwd=d1pBeCthTGdGcStwejVlb0VmRGNGdz09 You may need to also install the Zoom app on your device prior to joining the meeting: Planning Commission Meeting Time: October 22, 2020 07:00 PM Pacific Time (US and Canada) Join from a PC, Mac, iPad, iPhone or Android device: Please click this URL to join. https://ssf-net.zoom.us/j/86183409720?pwd=Y3RxWU1DVlNaRHdNd0g2bWVFQm5zQT09 Or enter the credentials manually on the Zoom app: Webinar ID: 861 8340 9720 Passcode: 987949 Or join by phone: Dial(for higher quality, dial a number based on your current location): US: +1 669 900 6833 or +1 253 215 8782 or +1 346 248 7799 or +1 301 715 8592 or +1 312 626 6799 or +1 929 205 6099 or 833 548 0276 (Toll Free) or 833 548 0282 (Toll Free) or 877 853 5257 (Toll Free) or 888 475 4499 (Toll Free) Webinar ID: 861 8340 9720 Page 2 City of South San Francisco Printed on 10/13/2022 2 October 22, 2020Planning Commission Regular Meeting Agenda Passcode: 987949 International numbers available: https://ssf-net.zoom.us/u/kbiIKIgRqs Please note that dialing in will only allow you to listen in on the meeting. To make a public comment during the Zoom Meeting session, join the meeting from your computer or mobile device, enter your name, and request to comment through the “Chat” function and a staff person will add you to the queue for comments and unmute your microphone during the comment period. In the alternative, you may also provide email comments received during the meeting will be read into the record. Under Oral Communications, at the beginning of the meeting, persons wishing to speak on any subject not on the Agenda will have 3 minutes to discuss their item. The Clerk will read the name and type of application to be heard in the order in which it appears on the Agenda. A staff person will then explain the proposal. The first person allowed to speak will be the applicant, followed by persons in favor of the application. Then persons who oppose the project or who wish to ask questions will have their turn. The Commission has adopted a policy that applicants and their representatives have a maximum time limit of 20 minutes to make a presentation on their project. Non-applicants may speak a maximum of 3 minutes on any case. Questions from Commissioners to applicants or non-applicants may be answered by using additional time. Remote Public Comments: Members of the public wishing to participate are encouraged to submit public comments in writing in advance of the meeting. The email and phone line below will be monitored during the meeting and public comments received will be read into the record. The City encourages the submission of comments by 6:00pm on Thursday, October 22, 2020, to facilitate inclusion in the meeting record. A maximum of 3 minutes per individual comment will be read into the record. Comments that are not in compliance the Planning Commission’s rules of decorum may be summarized for the record rather than read verbatim. Email: [email protected] Electronic Comments received by email will be monitored during the meeting and read into the record. We ask that you limit your electronic comments so that they comply with the 3 minute time limitation for public comment. Planning Division Hotline: (650) 829-4669 Voice messages will be monitored during the meeting, and read into the record. Your voicemail should be limited so that it complies with the 3 minute time limitation for public comment. Observing the Meeting: This teleconference meeting may be observed via livestream: https://www.ssf.net/government/city-council/video-streaming-city-and-council-meetings/planning-commission Page 3 City of South San Francisco Printed on 10/13/2022 3 October 22, 2020Planning Commission Regular Meeting Agenda Any interested party will have 15 calendar days from the date of an action or decision taken by the Planning Commission to appeal that action or decision to the City Council by filing a written appeal with the City Clerk as provided under Chapter 20.570 of the South San Francisco Municipal Code. In the event an appeal period ends on a Saturday, Sunday, or any other day the City is closed, the appeal period shall end at the close of business on the next consecutive business day. If any interested party, other than the applicant, wishes to obtain a copy of a Notice of Action for any Planning Commission action or decision at a hearing, the interested party must file a written request of such notification with the Planning Division in advance of that Planning Commission hearing. When the Commission is not in session, we'll be pleased to answer your questions if you will go to the Planning Division, City Hall, 315 Maple Avenue or telephone (650) 877-8535 or by e-mail at [email protected]. Alan Wong, Chairperson Michele Evans Vice Chairperson Norm Faria, Commissioner JulieAnn Murphy, Commissioner Alex Tzang, Commissioner Sam Shihadeh, Commissioner Robert Bernardo, Commissioner Sailesh Mehra, Secretary to the Planning Commission Tony Rozzi, Principal Planner Billy Gross, Senior Planner Adena Friedman, Senior Planner Christopher Espiritu, Senior Planner Stephanie Skangos, Associate Planner Gaspare Annibale, Associate Planner Michele Clary, Clerk PLEASE SILENCE CELL PHONES AND PAGERS Individuals with disabilities who require auxiliary aids or services to attend and participate in this meeting should contact the ADA Coordinator at (650) 877-8505, five working days before the meeting. In accordance with California Government Code Section 54957.5, any writing or document that is a public record, relates to an open session agenda item, and is distributed less than 72 hours prior to a regular meeting will be made available for public inspection in the City Clerk’s Office located at City Hall. If, however, the document or writing is not distributed until the regular meeting to which it relates, then the document or writing will be made available to the public at the location of the meeting, as listed on this agenda. The address of City Hall is 400 Grand Avenue, South San Francisco, California 94080. Page 4 City of South San Francisco Printed on 10/13/2022 4 October 22, 2020Planning Commission Regular Meeting Agenda CALL TO ORDER / PLEDGE OF ALLEGIANCE ROLL CALL / CHAIR COMMENTS AGENDA REVIEW ORAL COMMUNICATIONS ADMINISTRATIVE BUSINESS Report regarding the General Plan Update Preferred Land Use Alternative (Lisa Costa Sanders, Project Administrator and Billy Gross, Senior Planner) 1. Att 1 - 2040 General Plan Preferred AlternativeAttachments: ITEMS FROM STAFF ITEMS FROM THE PUBLIC ITEMS FROM THE COMMISSION ADJOURNMENT Page 5 City of South San Francisco Printed on 10/13/2022 5 City of South San Francisco Legislation Text P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA File #:20-791 Agenda Date:10/22/2020 Version:1 Item #:1. Report regarding the General Plan Update Preferred Land Use Alternative (Lisa Costa Sanders,Project Administrator and Billy Gross, Senior Planner) RECOMMENDATION Staff recommends that the Planning Commission receive a presentation and recommend the City Council accept the Preferred Land Use Alternative and authorize the preparation of required environmental analysis including an environmental impact report (EIR). BACKGROUND/DISCUSSION A General Plan is the local government’s long-term blueprint for the community’s vision of future growth.Each city is required by California law to have a General Plan to guide its future land use decisions.South San Francisco’s last comprehensive General Plan update occurred in 1999,with the last significant amendment in 2015 to incorporate the Downtown Station Area Specific Plan. The City is undertaking a comprehensive update to the General Plan which will serve as a forward-looking document providing the blueprint for the City’s vision through the year 2040.The General Plan will address future land use,growth,all modes of transportation,housing,safety,conservation,open space and parks,noise, public health and social equity, sustainability, sea level rise and economic development. The City Council and Planning Commission held a joint study session on August 19,2020 to review the General Plan Land Use Alternatives.Councilmembers and Commissioners provided direction to staff on the land use alternatives that informed the preparation of this Preferred Land Use Alternative. The General Plan Community Advisory Committee reviewed the Preferred Land Use Alternative at its October 13,2020 meeting,and the Plan was reviewed with the community at a Community Outreach meeting on October 20,2020.Staff will provide an update regarding those discussions at the Planning Commission meeting.The City Council is scheduled to consider the Preferred Land Use Alternative at a special meeting on November 18, 2020. The attached summary of the General Plan Preferred Alternative includes an overview of: ·Vision and Guiding Principles that the implemented preferred alternative will achieve over the General Plan horizon; ·Preferred Alternative that shows future land use, including allowable densities; and, ·Policies and Implementation Actions that will be studied in greater detail later in the process. The preferred plan includes an estimate increase of 18,500 housing units and 47,600 employment growth city- wide over the 20-year planning horizon.The majority of housing and commercial growth is planned to occur in the Lindenville and East of 101 sub-areas,with some growth in the Downtown and El Camino Real sub-areas and minimal growth (mostly ADUs) in the residential neighborhoods. City of South San Francisco Printed on 10/13/2022Page 1 of 2 powered by Legistar™6 File #:20-791 Agenda Date:10/22/2020 Version:1 Item #:1. The adoption and amendment of local General Plans or elements thereof is considered a “project”under CEQA and subject to environmental review.(CEQA Guidelines §15378 (a)(1)).Following acceptance of the Preferred Land Use Alternative,staff will initiate work on the policy elements of the General Plan,the Zoning Ordinance update, the Climate Action Plan update, and the CEQA review process for all of these plans. CONCLUSION Staff recommends the Planning Commission recommend the City Council accept the Preferred Land Use Plan and authorize the preparation of required Environmental Analysis including an environmental impact report (EIR). Attachments 1.2040 General Plan Preferred Alternative City of South San Francisco Printed on 10/13/2022Page 2 of 2 powered by Legistar™7 Preferred Alternative October 2020 8 Preferred Alternative 1 Table of Contents Downtown 12 Introduction 2 Citywide 4 Lindenville 16 El Camino Real 24 East of 101 20 DowntownDowntown East of 101East of 101 LindenvilleLindenville El C a m i n o R e a l El C a m i n o R e a l 9 Preferred Alternative 2Introduction Introduction What is a General Plan? The City of South San Francisco has embarked on a comprehensive update to the SSF General Plan, titled “Shape SSF 2040,” to create a forward-looking document that will serve as the blueprint for the City’s vision through the year 2040. The goals, policies, and actions in Shape SSF 2040 will serve as a compass for decision-makers and will shape future plans and actions of the City. This revised policy document will replace the 1999 General Plan and will inform updates to the City’s Zoning Ordinance. Shape SSF 2040 will address future land use, growth, all modes of transportation, housing, safety, conservation, open space and parks, noise, public health and social equity, sustainability, sea level rise, and economic development. Developing and Refining Alternatives During July and August 2020, the City of South San Francisco hosted a series of community meetings to evaluate Vision statements and three alternatives for four planning sub-areas in the City. The Vision statements, informed by existing conditions analysis and community engagement activities, establish a vision for South San Francisco in 2040. The purpose of the alternatives evaluation is for the community and the planning team to assess trade-offs (related to population growth, employment growth, mobility, social equity, community design and more) and identify which alternative (or combination of alternatives) best fulfills the community’s Vision. Following this stage of evaluating the three alternatives, the planning team finalized a preferred alternative in September 2020. Preferred Alternative This packet provides a city-wide and four sub-area overview of Vision and Guiding Principles, Preferred Alternatives, and Policies and Implementation Actions. • Vision and Guiding Principles that the implemented preferred alternative will achieve over the General Plan horizon • Preferred Alternative that shows future land use • Policies and Implementation Actions that will be studied in greater detail later in the process Other sub-areas are not presented in this packet because achieving the community’s Visions for these sub-areas may not require significant change from current conditions. Policies & Implementation Actions for Future Study This section identifies the general topics under which specific issues, policy ideas, or implementation action will be studied in greater detail during subsequent phases of the General Plan Update process. The following is a synopsis of each of the topic categories: Climate Change and Sustainability Topics such as sustainability, climate change, sea-level rise, disaster preparedness and resiliency. Economy and Education Topics such as business diversification, creation of an innovation district, local business retention, early childhood development, jobs training, and libraries. Health and Equity Topics such as celebrating the cultural diversity of South San Francisco, access to health care and food, social equity and environmental justice concerns, and social services. Housing Topics such as the provision of housing suitable for all income levels and family sizes, new housing development standards, and provision of services. Mobility Topics such as increased access to mobility services, including transit, bike and pedestrian networks, access between neighborhoods, and traffic safety. Land Use and Placemaking Topics such as parks and open space, creating access to the arts in all neighborhoods, historic preservation, vibrant neighborhoods, and community amenities. Public Services Topics such as the provision of public services and facilities, libraries, future infrastructure planning, and financial stability. 10 Preferred Alternative 3Introduction We Want to Hear From You! At this stage of the Alternatives process, we would like for you to provide feedback on the preferred land use alternative maps and vision and guiding policy, and future policy and implementation actions. These updated alternatives were shaped by what we heard from the community, Community Advisory Committee, Planning Commission, and City Council, and we look forward to receiving more input. Please provide feedback directly on this document by Friday November 6, 2020. We will review your feedback very carefully and use it to develop policy and zoning solutions on a range of topics from land use, transportation, parks, community design, health and more. Project Progress Learn More Shape SSF 2040 is an ongoing collaborative effort between the City and its residents. There are multiple opportunities to get involved with the General Plan Update process, including: • Visit the Shape SSF 2040 project website to find more information, watch videos of previous community meetings, access reports and studies, and keep up to date on the latest updates: https://shapessf.com/ • Share additional comments, feedback, and questions by sending the project team a message: https://shapessf.com/contact/ • Contact: Lisa Costa Sanders, General Plan Project Administrator City of South San Francisco [email protected] 11 Preferred Alternative 4Citywide Citywide What We Heard Vision and Guiding Principles • Maintain industrial in Lindenville and East of 101 to: a) Preserve the “Industrial City” heritage, b) Retain a base of higher-paying jobs that match skillsets of residents, and c) Maintain small and diverse businesses critical for South San Francisco to remain a world class life sciences destination and an economic engine for the region • Create new, vibrant residential neighborhoods in East of 101 and Lindenville, ensuring appropriate City services, amenities, and retail support new residential growth • Produce a range of housing types for different income levels and household types across the City to balance job and housing growth and distribute the potential impacts of future growth • Celebrate the history, culture, and diversity of the Downtown and its residents and maintain Downtown as the heart of the community by: a) Retaining small, culturally diverse businesses, b) Protecting existing Downtown and Old Town residents from the impacts of neighborhood displacement, and c) Creating programming and arts and cultural resources • Transform Colma Creek into a public amenity that manages flooding and sea level rise, restores ecology, increases public access, and improves public access to the San Francisco Bay and Bay Trail • Maintain existing and find creative opportunities to expand and improve access to parks and open spaces across the City, particularly in areas with lower park access, e.g. Downtown / Old Town and Sunshine Gardens • Consider the impacts of future growth, including potential displacement and traffic impacts, on existing residents and business, being strategic about the amount and pace of growth • Create a comprehensive sea level rise strategy that includes nature-based, grey infrastructure, regulatory, and financial measures. • Improve bike, pedestrian and public transit connectivity throughout the city Revised Citywide Vision Statement South San Francisco is a place where everyone can thrive. Its high quality of life, diverse and inclusive community, livable neighborhoods and excellent services, culture of innovation, and environmental leadership ensure all people have an equitable opportunity to reach their full potential. Guiding Principles • Affordable, safe, attractive, amenity-rich neighborhoods • High-quality and accessible services, facilities, and amenities for residents at all stages of their lives • A safe, convenient, and accessible transportation network that is well-connected to the region • A resilient community • A prosperous downtown + local economy 12 Preferred Alternative 5Citywide Policies & Implementation Actions for Future Study Climate Change and Sustainability • Policies and actions to reduce greenhouse gas emission to combat climate change, including building efficiency, electric vehicle, and zero waste • A sea-level rise strategy that includes nature-based, grey infrastructure, regulatory and financial measures • Green infrastructure to manage stormwater and reduce flooding • Improved quality and prevalence of street trees Economy and Education • Policies to grow a diverse commercial and industrial business base • Policies to stabilize and increase tax revenues • Policies to expand job opportunities that support a good standard of living and financial stability • New learning opportunities that start at early childhood and continue for adults, including Universal Pre-K • Job training programs to allow residents more job opportunities with local businesses • Policies to increase investment between schools and surrounding neighborhoods Health and Equity • Improved healthcare and healthy food options • Supportive services for disadvantaged and at-risk groups • A strategy to buffer new residential neighborhoods from industrial uses and sources of pollution, such as US-101 Housing • A broad range of housing for different income levels and family types, including multi-generational and non-traditional families and special needs groups • Affordable housing production requirements and incentives, including inclusionary zoning, subsidized loans, public/private partnerships, and no parking minimums • Policy options to reduce the impacts of growth on existing residents, including tenant and commercial protections Mobility • Complete, multi-modal corridors • New connections between neighborhoods • Public transportation improvements, including shuttle and bus service and new public-private partnerships • Transportation Demand Management policies and requirements Land Use and Placemaking • An Arts/Cultural District that supports artists and creative businesses • A cultural heritage and public art plan that increases access to arts and cultural programs and facilities • A citywide historic preservation plan update (last completed in 1986) • Placemaking efforts in activity centers and neighborhoods throughout the city • Colma Creek transformation • A network of neighborhood parks and gathering spaces, with new sites and facilities in underserved neighborhoods Public Services: • Universal Pre-K • Multi-generational community centers • New, or additional, services in Lindenville and East of 101 to support housing and higher-density industrial uses • Policies to increase efficiency of city services provision During community engagement events in the fall of 2019 and summer of 2020, community members, the Community Advisory Committee, Planning Commission, and City Council members raised policy questions and implementation ideas for the City of South San Francisco. The following is a preliminary list of specific issues, policy ideas, or implementation actions that will be studied in greater detail during subsequent phases of the General Plan Update process. 13 Preferred Alternative 6Citywide Preferred Alternative: Citywide 14 Preferred Alternative 7Citywide Preferred Alternative: Changes Only 15 Preferred Alternative 8Citywide Land Use Designations Residential Type Description Example Low Density Residential Detached, single-family residential development (maximum residential densities up to 8 dwelling units per acre (du/ac) Low-Medium Density Attached or detached single-family housing, duplexes, triplexes, fourplexes, townhouses, and condominiums (maximum residential densities range from 15 du/ac up to 18 du/ac with community benefits) Medium Density Residential Attached or detached single-family housing, duplexes, triplexes, fourplexes, townhouses, condominiums (maximum residential densities range from 18 du/ac up to 22 du/ac with community benefits) Medium- High Density Residential A mix of medium density residential development, including townhouses, condominiums, and apartment buildings (maximum residential densities range from 30 du/ac up to 37.5 du/ac with community benefits) High Density Residential A mix of residential development, including townhouses, condominiums, and apartment buildings (maximum residential densities range from 40 du/ac up to 50 du/ac with community benefits) Type Description Example Downtown Residential A higher-density mix of residential housing types, compatible in scale with adjacent Downtown residential districts (maximum residential densities range from 40 to 80 du/ac, up to 125 du/ ac with community benefits) Urban Residential A higher-density residential area with a variety of multifamily housing choices (maximum residential densities range from 80 du/ac up to 140 du/ac with community benefits) San Mateo County Low Density Residential Detached single-family housing on large parcels (maximum residential densities up to 2.2 du/ac) 16 Preferred Alternative 9Citywide Mixed Use Type Description Example Low Density Mixed Use Lower-scale, mixed use blending residential, commercial, and retail uses and public spaces serving both surrounding neighborhoods and visitors from nearby areas (minimum FAR from 1.5 up to 2.25 with community benefits; residential densities range from 40 du/ac to 60 du/ac with community benefits) Lindenville Neighborhood Center Neighborhood center with retail and commercial uses along the ground floor (minimum FAR from 2.0 up to 3.0 with community benefits; residential densities range from 40 du/ac to 80 du/ac with community benefits) Grand Avenue Core The historic retail center of the City (minimum FAR from 1.5 up to 4.0 with community benefits; residential densities range from 14 du/ac to 100 du/ac with community benefits) Medium Density Mixed Use A broad range of commercial, office, and residential uses and public spaces serving both surrounding neighborhoods and visitors from nearby areas (FAR from 0.5 up to 3.5 with community benefits, of which up to 0.5 FAR can be non-residential; residential densities range from 80 du/ac to 120 du/ac with community benefits) El Camino Mixed Use High High-intensity active uses and mixed-use development, including retail stores, restaurant, hotels, services, residential, educational, and office uses (minimum FAR from 0.6 up to 3.0 with community benefits; residential densities range from 80 du/ac to 110 du/ac with community benefits) Type Description Example High Density Mixed Use A walkable mixed-use area located in Lindenville and along the S El Camino corridor with a focus on mixed-use (residential/commercial) and high density multifamily development (FAR from 0.5 up to 4.5 with community benefits, of which up to 2.0 FAR can be non-residential if residential is provided onsite; residential densities range from 100 du/ac to 140 du/ac with community benefits) East of 101 Mixed Use A walkable mixed-use area located adjacent to the East of 101 Transit Core with a focus on mixed-use (residential/commercial), hotel, and high-density multifamily development (FAR from 0.5 up to 5.0 with community benefits, of which up to 0.5 FAR can be non-residential; residential densities range from 100 du/ac to 140 du/ac with community benefits) Downtown Transit Core A vibrant, mixed-use area located adjacent to the Caltrain Station that allows the highest intensities in the Downtown area (minimum FAR from 2.0 up to 8.0 with community benefits; residential densities range from 80 du/ac to 180 du/ac with community benefits) East of 101 Transit Core Transit-oriented community with a walkable street pattern and a vibrant mix of high-density multifamily and employment uses with supportive retail, services, and amenities (minimum FAR from 2.0 up to 8.0 with community benefits; residential densities range from 120 du/ac to 200 du/ac with community benefits) 17 Preferred Alternative 10 Type Description Image Community Commercial Shopping centers and major commercial districts provide retail, services, hotels, and other amenities (FAR up to 0.5) Oyster Point Coastal Commercial A mixed use area that allows for office, hotel, and other commercial uses (FAR ranges from 0.5 up to 2.2 with community benefits). For additional information, refer to the the Oyster Point Specific Plan report. Business Technology Park Campus-like environments for corporate headquarters, research and development facilities, and offices (FAR ranges from 0.5 up to 1.0 with community benefits) Business Technology Park High High-density corporate headquarters, research and development facilities, and offices (FAR ranges from 0.5 up to 2.0 with community benefits) Business & Professional Office Administrative, financial, business, professional, medical and public offices in locations proximate to BART or Caltrain stations (FAR ranges from 1.0 up to 2.5 with community benefits) Citywide Non-Residential Type Description Image Mixed Industrial Industrial lands for a wide range of manufacturing, processing, general service, warehousing, storage and distribution, and service commercial uses (FAR ranges from 0.4 up to 1.0 with community benefits) Mixed Industrial High High-density industrial lands for a wide range uses (FAR ranges from 0.4 up to 2.0 with community benefits) Industrial Transition Zone A transition between a mixed-use area and high industrial area with a mix of residential and industrial uses (FAR ranges from 0.4 up to 1.0 with community benefits; residential densities range from 80 du/ac to 120 du/ac if community benefits are provided) Genentech Master Plan Private campus with corporate headquarters, research and development facilities and offices. For additional information, refer to the Genentech Campus Master Plan (Public Review Draft September 2019) report. 18 Preferred Alternative 11Citywide Estimated Growth Projections Planning Sub Area Total Housing Growth (Annual Growth Rate*) Total Employment Growth (Annual Growth Rate*) Downtown 1,400 (1.6%)0 (0%) Lindenville 4,500 (63%)15,000 (4.6%) East of 101 7,500 (67%)32,500 (3.0%) El Camino Real 3,500 (5.7%)0 (0%) Residential Neighborhoods Total Housing Growth (Annual Growth Rate*) Total Employment Growth (Annual Growth Rate*) Avalon 200 (0.5%)N/A Orange Park 100 (0.4%)N/A Paradise Valley/Terra Bay 200 (0.5%)N/A Sign Hill 100 (0.5%)N/A Sunshine Gardens 200 (0.4%)N/A Westborough 400 (0.4%)100 (0.4%) Winston Serra 400 (0.4%)N/A * Compound Annual Growth Rate Civic Type Description Image Public Land reserved for public facilities, including government offices, the library, and the sewer treatment plant School Land reserved for school sites and facilities Transportation Land for transportation uses, including regional rail lines like BART and Caltrain. Parks & Recreation Parks, recreation complexes, public golf courses, and greenways. Open Space Reserved land for natural and active open space uses, including sites slopes greater than 30 percent, sensitive habitats, wetlands, creeks, areas subject to flooding, and power transmission line corridors 19 Preferred Alternative 12Sub-Area: Downtown What We Heard Vision and Guiding Policy Vision and Guiding Policy • Celebrate the history, culture, and diversity of the Downtown and its residents and maintain Downtown as the heart of the community • Maintain small, culturally diverse businesses along Grand Avenue, Linden Avenue, and Downtown • Protect existing Downtown and Old Town residents and businesses from the impacts of neighborhood displacement • Preserve existing affordable housing and increase affordable housing supply • Better connect Downtown to Colma Creek, Lindenville, and East of 101 with enhanced bicycle, pedestrian, and public transit networks • Be strategic about the amount and pace of growth in Downtown to minimize impacts on existing Old Town and Downtown residents • Create new places for recreation and gathering, including a community center Land Use Alternatives • Maintain existing and find creative opportunities to expand and improve access to parks and open spaces • Limit land use change in the Downtown area to address the impacts of neighborhood gentrification • Distribute high-density and mixed-use housing in other areas that have not experienced as much housing growth in recent years as Downtown, like El Camino Real, East of 101, and around BART stations Revised Vision Statement for the Downtown Planning Sub-Area Downtown is a home and gathering place to people of different income levels, races, and ethnicities. It is a center of art and culture, small and local business, housing, and transit that embrace the entire community. It celebrates the culture and history of the Downtown and of its residents. New growth is balanced with policy, action, and investment to protect vulnerable residents, homes, and businesses from displacement, allowing them to sustain roots in the community. New community gathering spaces provide opportunities for existing and new residents to connect and interact. Guiding Policy • Celebrate the history and culture of Downtown and its residents through arts and cultural resources • Encourage retention of existing and local businesses to the Downtown and protect the historic building fabric • Promote new residential, mixed use, and employment uses to add business patrons and residents in order to create a sustainable and thriving Downtown, while maintaining a scale and character that is complementary • Focus new improvements on Grand Avenue to return this historic corridor to once again being the focus of the community • Create new, accessible open space types and amenities, such as a community center that will accommodate the physical and social needs of users of all ages and abilities • Construct safe, comfortable, and accessible pedestrian and bicycle facilities that invite people of all ages and abilities to access Downtown amenities and services, Caltrain, Colma Creek and employment in East of 101 and Lindenville • Protect existing residents and local businesses from displacement, while working to preserve existing affordable housing and naturally-occurring affordable housing • Ensure the build out of the Plan advances the social, cultural, environmental, and physical goals of the community and results in a series of community benefits that address the needs of existing and future Downtown residents Sub-Area: Downtown 20 Preferred Alternative 13Sub-Area: Low-Medium Density Residential Medium Density Residential Low Density Residential Medium-High Density Residential Downtown Residential Core High Density Residential San mateo County Low Density Residential Urban Residential Lindenville Neighborhood Center Grand Avenue Core Low Density Mixed Use Medium Density Mixed Use High Density Mixed Use El Camino Mixed Use Business Technology Park Business Technology Park High Community Commercial Business and Professional Office Mixed Industrial High Mixed Industrial Genentech Master Plan Industrial Transition Zone School Transportation Public Parks and Recreation Open Space Downtown Transit Core East of 101 Mixed Use East of 101 Transit Core Residential Mixed Use Non-Residential Civic Sub-Area: Downtown What We Tested with July 2020 Land Use Alternatives • Maintaining Grand Avenue as a mixed-use corridor • Creating a mixed use, transit-oriented community adjacent to the Caltrain station • Allowing the Downtown mixed-use pattern to continue south to Colma Creek, creating a new residential neighborhood • Developing a mixed-use corridor along Airport Boulevard • Creating a mixed-use neighborhood center with residential and neighborhood-serving retail and services at Linden Avenue and Airport Boulevard • Improving bicycle and pedestrian connectivity to East of 101, Colma Creek, and Lindenville • Adding new neighborhood parks in Old Town and along Colma Creek Preferred Alternative Changes Only Bay TrailProposed Pedestrian & Bicycle Connection Potential StreetsPotential Canal ImprovementsExisting Pedestrian & Bicycle Connection Proposed Bridge or Elevated RoadwayProposed Park 21 Preferred Alternative 14Sub-Area: Downtown Why This Alternative? The preferred alternative maintains the overall community vision for Downtown as the heart of South San Francisco. It retains the core community land use vision articulated in the Downtown Station Area Specific Plan (DSASP) to create a vibrant and successful community center and a source of local pride. Like the DSASP, the preferred alternative retains historic activity-filled commercial corridors along Grand Avenue and Linden Avenue and compatible land use and density standards in surrounding residential neighborhoods. It promotes new residential, mixed use, and employment uses in order to support a sustainable and thriving Downtown. New housing supports City goals to add a broad range of new housing for different income levels to meet State requirements. At the same time, the City acknowledges the impacts recent growth has had on existing Old Town and Downtown residents. Therefore, the preferred alternative retains most existing General Plan land use designations in order to create predictable, incremental growth in Downtown. New policies to address the impacts of growth and gentrification on existing residents and businesses will be studied in greater depth in the next General Plan phase (see Policies and Implementation Actions for Study). Proposed land use changes include: • Creating a new residential neighborhood centered along Colma Creek within a short walk of Downtown amenities and services that provides a range of housing types for different income levels and household types. • Creating a neighborhood-serving center that would support small retail, offices, and more at Linden Ave and Airport Boulevard • Creating a mixed-used gateway to Downtown along Airport Boulevard Downtown Station Area Specific Plan 22 Preferred Alternative 15Sub-Area: Downtown Policies & Implementation Actions for Future Study During community engagement events in the fall of 2019 and summer of 2020, community members, the Community Advisory Committee, Planning Commission, and City Council members raised policy questions and implementation ideas for Downtown. This section details many of the specific issues, policy ideas, or implementation actions that will be studied in greater detail during subsequent phases of the General Plan Update process. Climate Change and Sustainability • Improved quality and prevalence of street treesEconomy and Education • Business growth and support, particularly for businesses along Grand AvenueHousing • Affordable housing production through inclusionary zoning, subsidized loans, public/private partnerships, and no parking minimums • Accessory dwelling unit production • A policy to preserve naturally-occurring affordable housing in Old TownMobility • Better bike and pedestrian connections to Lindenville, East of 101, and Colma Creek • Improved transit infrastructure, including connectivity, shelters, benches, and priority lanes • Improved bike infrastructure and network connectivity • Close pedestrian infrastructure gaps • Shared parking policy and ratiosLand Use and Placemaking • An Arts/Culture District that supports artists and creative businesses • Policy options to reduce the impacts of growth and gentrification on Old Town and Downtown residents, including tenant and commercial protections • A policy to moderate growth in Downtown • A policy to have East of 101 employers support housing • A policy to help Old Town and Downtown residents gain community benefits (such as funding for parks and other capital improvement projects) from new businesses in the area • A connected network of neighborhood parks, pop-up parks, and gathering spaces • Improved streetscape along Grand AvenuePublic Services • Additional childcare facilities • A community center 23 Preferred Alternative 16Sub-Area: Lindenville What We Heard Vision and Guiding Policy Vision and Guiding Policy • Maintain small and diverse businesses, including industrial and service uses • Preserve industrial uses to maintain a base of higher-paying jobs that match skill sets of residents • Incorporate housing and affordable housing into the vision for the area • Emphasize quality of life improvements to create a complete neighborhood, including pedestrian and bike improvements, new parks, and open space • Consider the impacts of future growth, including potential displacement and traffic impacts, on Downtown, Orange Park, and other surrounding areas Land Use Alternatives • Transform Colma Creek into a public amenity • Transform area around Colma Creek into a vibrant, mixed-use neighborhood • Maintain industrial uses in Lindenville and provide opportunities for these businesses to grow and change over time • Reduce the residential mixed-use area size along Colma Creek to maintain a larger area for businesses • Assess adding housing near Tanforan Avenue and the San Bruno BART station • Distribute high-density and mixed-use housing in other areas like El Camino, East of 101, and around the South San Francisco BART station Revised Vision Statement for the Lindenville Planning Sub-Area Lindenville is a vibrant and inclusive neighborhood that maintains a base of good paying jobs, promotes the creative economy, and creates a new residential neighborhood where all people can thrive. Guiding Policy • Create a new residential neighborhood centered along Colma Creek that provides a range of housing types for different income levels and household types and is within a short walk of Downtown amenities and services • Preserve a core area of light industrial and service uses that provide good paying jobs for South San Francisco residents • Proactively support the industries, artists, institutions, and programs that spur the creative economy • Construct safe, comfortable, and accessible pedestrian and bicycle facilities that invite people of all ages and abilities with improved connections to Downtown, El Camino, and East of 101 • Transform Colma Creek and create new open spaces to provide opportunities for social interaction, recreation, flood protection, and urban ecology • Sustain a diverse mix of uses with higher intensities close to Downtown, the San Bruno BART station, and along S Spruce Ave and Highway 101 • Proactively build long-term resilience to sea level rise and Colma Creek flooding Sub-Area: Lindenville Hassell ©Colma Creek Adaptation Planning DRAFT Design Report Prepared for Bay Area Regional Collaborative & San Mateo County 5352 45 degree sloped concrete channel, bordered by Sister Cities linear park on the south. North Canal Rd to the north is a wide street with a planted buffer and fence along the edge of the creek. There is no pedestrian access along the north edge of the creek. Smiliary to section 03 but with sides transitioning to vertical walls and expanded capacity due to the high tides reaching this point in the creek. A narrow buffer run along the north edge of the creek. KEY SECTION 03 KEY SECTION 04 Section 5 - Site Analysis & Opportunities Sister Cities ParkSister Cities Park Sister Cities ParkSister Cities ParkNorth Canal RoadNorth Canal RoadFenceFence SidewalkSidewalk North Canal StreetNorth Canal Street FenceFence Creek CreekPublic LandCarriageway CarriagewayPublic Land Section Section Axonometric Axonometric Edge Condition Edge Condition Colma Creek Adaptation Plan 24 Preferred Alternative 17Sub-Area: Lindenville Preferred Alternative Changes Only What We Tested with July 2020 Land Use Alternatives • Allowing the Downtown mixed-used pattern to continue south to Colma Creek, creating a new residential neighborhood • Transforming Colma Creek into a citywide amenity that provides flood protection, improves urban ecology, and creates new open space and recreation opportunities • Determining an ideal mix of industrial, commercial, and residential land uses • Developing a mixed-use corridor along S Spruce Ave • Improving connectivity to East of 101, Colma Creek, and Downtown Bay TrailProposed Pedestrian & Bicycle Connection Potential StreetsPotential Canal ImprovementsExisting Pedestrian & Bicycle Connection Proposed Bridge or Elevated RoadwayProposed Park Low-Medium Density Residential Medium Density Residential Low Density Residential Medium-High Density Residential Downtown Residential Core High Density Residential San mateo County Low Density Residential Urban Residential Lindenville Neighborhood Center Grand Avenue Core Low Density Mixed Use Medium Density Mixed Use High Density Mixed Use El Camino Mixed Use Business Technology Park Business Technology Park High Community Commercial Business and Professional Office Mixed Industrial High Mixed Industrial Genentech Master Plan Industrial Transition Zone School Transportation Public Parks and Recreation Open Space Downtown Transit Core East of 101 Mixed Use East of 101 Transit Core Residential Mixed Use Non-Residential Civic 25 Preferred Alternative 18Sub-Area: Lindenville Why This Alternative? The preferred land use alternative maintains the community vision of preserving small businesses and industrial uses while also creating a vibrant and inclusive neighborhood where all people can thrive. The preferred land use alternative allows Lindenville to strengthen its economic base, which includes a large number of small businesses and a high share of jobs in industry sectors, by retaining a large portion of its land area for service, transportation, and industrial uses. These non-residential areas may also provide opportunities for arts and the creative economy to continue growing and expanding in South San Francisco. The preferred alternative transforms Colma Creek into a public amenity. In addition, the preferred alternative advances on-going Colma Creek adaptation planning by coordinating efforts with those of regional agencies to manage flooding and sea level rise, restore ecology, increase public access, and improve public access to the San Francisco Bay and Bay Trail. Building on the transformation of Colma Creek, the preferred alternative creates a new residential neighborhood. Providing opportunities for living in Lindenville will support a sustainable and thriving Downtown and advance City goals to add a broad range of new housing for different income levels to meet State requirements. Accommodating new residential growth outside of existing residential neighborhoods will minimize visual, noise, and transportation impacts on existing residents. The preferred alternative supports the well-being of new Lindenville residents by providing convenient access to new parks and gathering spaces, neighborhood- serving retail and amenities, and public services. Edge conditions are particularly important in Lindenville. This area is adjacent to the Downtown and Orange Park sub-areas. The preferred alternative transitions from medium densities south of Railroad Avenue to higher densities adjacent to Colma Creek. New policies to address the impacts of growth and gentrification on existing residents and businesses will be studied in greater depth in the next General Plan phase (see Policies and Implementation Actions for Study). Proposed land use changes include: • Creating a new residential neighborhood centered along Colma Creek within a short walk of Downtown amenities and services that provides a range of housing types for different income levels and household types • Providing a buffer of lower intensity industrial uses between higher intensity industrial uses and adjacent residential neighborhoods • Maintaining the existing industrial core 26 Preferred Alternative 19Sub-Area: Lindenville Policies & Implementation Actions for Future Study During community engagement events in the fall of 2019 and summer of 2020, community members, the Community Advisory Committee, Planning Commission, and City Council members raised policy questions and implementation ideas for Lindenville. This section details many of the specific issues, policy ideas, or implementation actions that will be studied in greater detail during subsequent phases of the General Plan Update process. Climate Change and Sustainability • Green infrastructure to manage stormwater and reduce floodingEconomy and Education • A policy to incentivize neighborhood-servicing stores and restaurants • A policy to retain and grow small businesses (fewer than 50 employees) • A policy to retain the Produce Mart by allowing transfer of development rightsHealth and Equity • A strategy to buffer housing from industrial uses and sources of pollution, such as US-101Housing • A policy to catalyze housing along Colma Creek • Affordable housing production through inclusionary zoning, subsidized loans, public/private partnerships, and no parking minimumsMobility • Complete streets for pedestrians and bicyclists • New connections to Colma Creek and East of 101 • Shared parking and parking ratios Land Use and Placemaking • An Arts/Culture District that supports artists and creative businesses • Opportunities to catalyze Colma Creek transformation • New neighborhood parks and gathering spaces • Connections to Colma Creek open space • New zoning standards for residential and high-intensity industrial usesPublic Services • Additional public or City services needed in Lindenville to support housing and higher-intensity industrial uses 27 Preferred Alternative 20Sub-Area: East of 101 What We Heard Vision and Guiding Policy Vision and Guiding Policy • Create residential and mixed-use neighborhood near the Caltrain station • Develop housing affordable to people earning a variety of income levels • Ensure appropriate services and amenities to support new residential and employment growth • Continue to encourage a mix of life science, biotech, technology, and industrial businesses • Emphasize sustainability and resilience, particularly in relation to climate change and sea level rise • Improve connections to the East of 101 areas, including new streets, public transportation, and pedestrian and bike networks • Ensure benefits of growth are broadly shared Land Use Alternatives • Add new parks and open spaces • Retain industrial land uses to support business diversity • Support high-density mixed-use development near the South San Francisco Caltrain station and along US 101, adding residential, community amenities, and services • Ensure intensified commercial and industrial uses do not overburden transportation system and infrastructure Revised Vision Statement for the East of 101 Planning Sub-Area East of 101 is a well-connected innovation district with a diverse mix of uses that serves as a model of sustainability, resilience, multimodal mobility, and economic opportunity. Sub-Area: East of 101 What is an innovation district? An area where leading-edge institutions and companies cluster and connect. Innovation districts mix housing, office, and complementary services and amenities in compact, transit-rich locations. Guiding Policy • Create a new transit-oriented community that provides a range of housing types for different income levels and household types and that sustains services and amenities to support residents and businesses • Preserve the cluster of life sciences as an economic engine for the City and an international hub while blending new emerging industries into the district • Preserve a cluster of industrial businesses as a hub for the region • Maintain a well-connected and accessible district with high-quality transit and walking and biking paths that seamlessly connect East of 101 with Downtown, Lindenville, and the rest of the City • Create places and programming to inspire creativity and social interaction in hubs of activity that invite and welcome all South San Francisco residents • Diversify the mix of uses in the district, concentrating the highest-intensities adjacent to Caltrain and along transit corridors (South Airport, Gateway, Oyster Point, E Grand) • Build in flexibility for East of 101, the San Francisco Bay shoreline, and Colma Creek to evolve over time, responding and adapting to climate disruption • Connect people to nature and the Bay and Colma Creek through a continuous network of new and improved bicycle and pedestrian pathways • Harness the creativity of the district to create collaborative solutions to complex district challenges, such as sea level rise and traffic congestion 28 Preferred Alternative 21Sub-Area: East of 101 What We Tested with July 2020 Land Use Alternatives • Creating a mixed-use, transit-oriented community adjacent to the Caltrain station with residential and supportive amenities and services • Determining an ideal mix of industrial, commercial/business park, and residential land uses • Developing a mixed-use corridor along S Airport Boulevard • Improving connectivity to Lindenville, Colma Creek, and Downtown • Transforming Colma Creek into a citywide amenity that provides flood protection, improves urban ecology, and creates a new open space and recreation opportunities • Addressing sea level rise Preferred Alternative Changes Only Bay TrailProposed Pedestrian & Bicycle Connection Potential StreetsPotential Canal ImprovementsExisting Pedestrian & Bicycle Connection Proposed Bridge or Elevated RoadwayProposed Park Low-Medium Density Residential Medium Density Residential Low Density Residential Medium-High Density Residential Downtown Residential Core High Density Residential San mateo County Low Density Residential Urban Residential Lindenville Neighborhood Center Grand Avenue Core Low Density Mixed Use Medium Density Mixed Use High Density Mixed Use El Camino Mixed Use Business Technology Park Business Technology Park High Community Commercial Business and Professional Office Mixed Industrial High Mixed Industrial Genentech Master Plan Industrial Transition Zone School Transportation Public Parks and Recreation Open Space Downtown Transit Core East of 101 Mixed Use East of 101 Transit Core Residential Mixed Use Non-Residential Civic Low-Medium Density Residential Medium Density Residential Low Density Residential Medium-High Density Residential Downtown Residential Core High Density Residential San mateo County Low Density Residential Urban Residential Lindenville Neighborhood Center Grand Avenue Core Low Density Mixed Use Medium Density Mixed Use High Density Mixed Use El Camino Mixed Use Business Technology Park Business Technology Park High Community Commercial Business and Professional Office Mixed Industrial High Mixed Industrial Genentech Master Plan Industrial Transition Zone School Transportation Public Parks and Recreation Open Space Downtown Transit Core East of 101 Mixed Use East of 101 Transit Core Residential Mixed Use Non-Residential Civic Oyster Point Coastal Commercial 29 Preferred Alternative 22Sub-Area: East of 101 Why This Alternative? The preferred alternative advances the community vision of maintaining districts for life sciences and industrial growth, while creating a new neighborhood that allows residential and supportive amenities and services. This alternative allows for the growth and continued success of the life sciences as an economic engine for the city. Biotech companies may intensify development north of East Grand Avenue, closer to key transportation corridors, in exchange for community benefits and district improvements. By allowing the biotech area to grow through intensification rather than expanding its geographic area, the preferred land use alternative enables transportation, trade, and industrial uses to retain land area and continue to thrive in East of 101. These businesses are supported by the City in efforts to adjust to emerging economic conditions and build long-term resilience to sea level rise and flooding. The preferred alternative transforms Colma Creek into a public amenity. In addition, the preferred alternative advances on-going Colma Creek adaptation planning by coordinating efforts with those of regional agencies to manage flooding and sea level rise, restore ecology, increase public access, and improve public access to the San Francisco Bay and Bay Trail. The preferred alternative creates a new mixed-use neighborhood at the Caltrain station and along S Airport Boulevard. Providing opportunities for living in East of 101 supports a long-term vision for an innovation district, places more housing near jobs and high-quality transit, and advances City goals to add a broad range of new housing for different income levels to meet State requirements. Accommodating new residential growth outside of existing residential neighborhoods will minimize visual, noise, and transportation impacts on existing residents. The preferred alternative supports the well-being of new East of 101 residents by providing convenient access to new parks and gathering spaces, neighborhood-serving retail and amenities, and public services. These much-needed amenities also serve Downtown and adjacent neighborhoods. Proposed land use changes include: • Creating a mixed-use transit-oriented community near the Caltrain station • Creating a mixed-use corridor on S Airport Boulevard • Allowing a higher intensity business/ technology park north of East Grand Avenue • Maintaining existing industrial uses 30 Preferred Alternative 23Sub-Area: East of 101 Policies & Implementation Actions for Future Study During community engagement events in the fall of 2019 and summer of 2020, community members, the Community Advisory Committee, Planning Commission, and City Council members raised policy questions and implementation ideas for East of 101. This section details many of the specific issues, policy ideas, or implementation actions that will be studied in greater detail during subsequent phases of the General Plan Update process. Climate Change and Sustainability • A sea level rise strategy that includes nature-based, grey infrastructure, regulatory, and financial measuresHealth & Equity • A strategy to buffer housing from industrial uses and sources of pollution, such as US-101Housing • Policies to catalyze residential development adjacent to the Caltrain station • Affordable housing production through inclusionary zoning, subsidized loans, public/private partnerships, and no parking minimumsMobility • New roadway connections leveraged by external funding • Increased public transportation like shuttle and bus service with public-private partnerships • Transportation Demand Management policy and requirements • Shared parking policies and reduced or maximum parking requirementsLand Use and Placemaking • A community benefits framework for non-residential development • Placemaking strategies adjacent to the Caltrain station • Hotel expansion and improvement along S Airport Boulevard • Opportunities to catalyze Colma Creek transformation • New neighborhood parks and gathering spaces • Connections to Colma Creek open space • Trail network connecting Bay Trail to the Caltrain station and DowntownPublic Services • Additional public or City services needed in East of 101 to support housing and higher-intensity industrial uses 31 Preferred Alternative 24Sub-Area: El Camino Real What We Heard Vision and Guiding Policy Vision and Guiding Policy • Transform into a destination for people and not just a thoroughfare for cars • Develop more housing, particularly for families earning low- and moderate- incomes relative to area median income • Improve pedestrian, bike, and transit infrastructure along El Camino and to/from the corridor • Better connect El Camino to Colma Creek, Downtown, Lindenville, and East of 101 with enhanced bicycle, pedestrian, and public transit networks • Create more public parks and open spaces • Develop high density affordable and middle-income housing • Strong desire to see the vision become a reality Land Use Alternatives • Maintain existing General Plan land use designations for Country Club Park and the sites of the former Fox Ridge and Serra Vista schools • Create three distinct mixed-use centers along El Camino to create distinct activity centers • Allow higher density residential and mixed use around the South San Francisco BART station compared to what is allowed now • Create opportunities for more housing, including housing available to people earning low- and moderate-incomes relative to area median income Revised Vision Statement for the El Camino Real Planning Sub-Area A dynamic and re-envisioned boulevard that is a safe and healthy place for transit riders, pedestrians, and cyclists, with a diverse mix of commercial and residential, and open space uses. Guiding Policy • Improve travel along and across El Camino Real for all modes of transportation: a. Improved sidewalks, street trees, and crosswalks for pedestrians b. Improved access to city and regional destinations for cyclists c. Well-managed parking and traffic flow d. Accessible BART and bus service • Produce a range of housing types for different income levels and household types • Create pedestrian-oriented, mixed-use centers with pockets of concentrated activity at the South San Francisco BART station, the El Camino Real/Chestnut Avenue area, and the South Spruce Avenue area • Create visual transitions and improve transportation connections to adjacent neighborhoods • Transform Colma Creek into a public amenity with access to open space for residents Sub-Area: El Camino Real 18 El Camino Real/Chestnut Avenue Area Plan figure 1-9: Illustrative Vision – Perspective from the West E L C A M I N O R E A LO A K A V E M I S S I O N R DG R A N D A V E CHESTNUT AVE 19VISION AND CONTEXTE L C A M I N O R E A LO A K A V E M I S S I O N R DG R A N D A V E CHESTNUT AVE El Camino Real/Chestnut Avenue Area Plan 32 Preferred Alternative 25Sub-Area: El Camino Real What We Tested with July 2020 Land Use Alternatives • Creating 3 mixed-use neighborhoods, including transit-oriented communities at the South San Francisco and San Bruno BART stations • Reducing heights along El Camino in the Chestnut Avenue area • Improving connectivity • Reconnecting the Colma Creek Preferred Alternative Changes Only Bay TrailProposed Pedestrian & Bicycle Connection Potential StreetsPotential Canal ImprovementsExisting Pedestrian & Bicycle Connection Proposed Bridge or Elevated RoadwayProposed Park Low-Medium Density Residential Medium Density Residential Low Density Residential Medium-High Density Residential Downtown Residential Core High Density Residential San mateo County Low Density Residential Urban Residential Lindenville Neighborhood Center Grand Avenue Core Low Density Mixed Use Medium Density Mixed Use High Density Mixed Use El Camino Mixed Use Business Technology Park Business Technology Park High Community Commercial Business and Professional Office Mixed Industrial High Mixed Industrial Genentech Master Plan Industrial Transition Zone School Transportation Public Parks and Recreation Open Space Downtown Transit Core East of 101 Mixed Use East of 101 Transit Core Residential Mixed Use Non-Residential Civic 33 Preferred Alternative 26 30 El Camino Real/Chestnut Avenue Area Plan figure 1-15: View D – Chestnut Avenue from El Camino Real D MISSION RD EL CAMIN O R E A L CHESTNU T 31VISION AND CONTEXT 28 El Camino Real/Chestnut Avenue Area Plan figure 1-14: View C – Centennial Way looking North from Chestnut Avenue C MISSION RD EL CAMIN O R E A L CHESTNU T 29VISION AND CONTEXT 24 El Camino Real/Chestnut Avenue Area Plan figure 1-12: View A – Colma Creek looking South along Centennial Way AA Conceptual illustration of potential naturalization of Colma Creek to provide greater visual and physical access to the creek while maintain-ing drainage and flood utility of the channel. 25VISION AND CONTEXT Sub-Area: El Camino Real Why This Alternative? This land use alternative follows the community vision for a dynamic and accessible boulevard for all. El Camino transforms from a regional thoroughfare to a “Grand Boulevard,” complete with comfortable accommodations to facilitate multiple modes of transportation and generous street furniture, signage, and landscaping that enhance the appearance of the corridor. Improved bicycle, pedestrian, and transit connectivity provide opportunities for non-auto travel along and to the corridor. A new street connects El Camino to Sunshine Gardens. The preferred alternative pinpoints strategic locations to support increased housing density and mixed uses along El Camino. These activity centers, at the South San Francisco BART station, the El Camino Real/Chestnut Avenue area, and the South Spruce Avenue area will experience more housing production to support a variety of income levels and household types. These centers include spaces for social gathering, shopping, and entertainment to enable residents, employees, and visitors to meet their daily needs. New residential areas are identified along the corridor to support City goals to add a broad range of new housing affordable to different income levels to meet State requirements. Maximum allowed building heights for new buildings in the Chestnut area would be reduced from presently-allowed maximums. Proposed land use changes include: • Creating three mixed use centers at South San Francisco BART station, the El Camino Real/Chestnut Avenue area, and the South Spruce Area • Creating a mixed-use corridor with a focus on residential uses between the mixed-use centers • Reducing maximum allowable building heights in the Chestnut area El Camino Real/Chestnut Avenue Area Plan 34 Preferred Alternative 27Sub-Area: El Camino Real Policies & Implementation Actions for Future Study During community engagement events in the fall of 2019 and summer of 2020, community members, the Community Advisory Committee, Planning Commission, and City Council members raised policy questions and implementation ideas for El Camino Real. This section details many of the specific issues, policy ideas, or implementation actions that will be studied in greater detail during subsequent phases of the General Plan Update process. Climate Change and Sustainability • Green infrastructure to manage stormwater and reduce flooding • Tree canopy to beautify the city and improve health outcomesHousing • New housing incentives within a half mile of South San Francisco and San Bruno BART stations • New missing-middle housing types, such as courtyard apartments, duplexes, triplexes, quadplexes, and accessory dwelling units • Production of affordable housing • Workforce housing for teachers and other people employed in public service professionsMobility • Wider sidewalks in front of active ground floor uses for public amenities, including patios, trees, seating, and walking space • A traffic study to understand if existing transportation systems can support future growth • Bike lanes and pedestrian crossings • Shared parking policies and reduced or maximum parking requirementsLand Use and Placemaking • Visual transitions between new development and existing residential neighborhoods, including scale and height step downs, landscaping, and setbacks • More retail and restaurants along El Camino Real • Removing ground floor retail requirement along the corridor to allow for residential- only buildings • Developer fees to improve Colma Creek, Centennial Trail and the El Camino Real corridorPublic Services • New neighborhood gathering spaces • Additional childcare facilities 32El Camino Real/Chestnut Avenue Area Plan figure 1-16: View E – Mission Road at Grand Avenue looking South Conceptual illustration of new residential townhomes and street improvements that facilitate bike and pedestrian movement along Mis- sion Road. MISSION RD EOAK AV E ARROYO DREL CAMINO REAL 33AREA PLANVISION AND CONTEXT El Camino Real/Chestnut Avenue Area Plan 35 36