HomeMy WebLinkAbout07-06-23 Planning Commission Meeting Agenda REVISEDThursday, July 6, 2023
7:00 PM
City of South San Francisco
P.O. Box 711 (City Hall, 400 Grand Avenue)
South San Francisco, CA
Municipal Services Building, Council Chambers
33 Arroyo Drive, South San Francisco, CA
Planning Commission
ALEX TZANG, Chairperson
NORMAN FARIA, Vice Chairperson
SAM SHIHADEH, Commissioner
MICHELE EVANS, Commissioner
SARAH FUNES, Commissioner
AYSHA PAMUKCU, Commissioner
JOHN BAKER, Commissioner
Regular Meeting Agenda
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July 6, 2023Planning Commission Regular Meeting Agenda
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July 6, 2023Planning Commission Regular Meeting Agenda
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July 6, 2023Planning Commission Regular Meeting Agenda
CALL TO ORDER
ROLL CALL
PLEDGE OF ALLEGIANCE
AGENDA REVIEW
ANNOUNCEMENTS FROM STAFF
PUBLIC COMMENT
DISCLOSURE OF EX-PARTE COMMUNICATIONS
This portion of the meeting is reserved for Planning Commissioners to disclose any communications, including
site visits, they have had on current agenda items, or any conflict of interest regarding current agenda items.
CONSENT CALENDAR
Consideration of draft minutes from the June 15, 2023 Planning Commission1.
06-15-23 PC Final MinutesAttachments:
Master Sign Program and Design Review for a previously approved office/R&D
project at 580 Dubuque Avenue in the East of 101 Transit Core (ETC) Zoning
District in accordance with Title 20 of the South San Francisco Municipal Code and
determination that the project is categorically exempt from CEQA. (Christopher
Espiritu, Senior Planner)
2.
Attachment 1_DRB Comment Letter
Attachment 2_Master Sign Program Plans
Attachment 3_Draft Findings and Conditions of Approval
Attachments:
ADMINISTRATIVE BUSINESS
Report regarding the release of the Draft Lindenville Specific Plan. (Billy Gross,
Principal Planner)
3.
Executive Summary of the Draft LSP
Staff Presentation
Attachments:
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
agenda item. Questions from Commissioners to applicants or non-applicants may be answered by using
additional time.
ITEMS FROM THE COMMISSION
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July 6, 2023Planning Commission Regular Meeting Agenda
ADJOURNMENT
**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. The cost to appeal for applicants, residents, and all others
is $1,848.
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City of South San Francisco
Legislation Text
P.O. Box 711 (City Hall, 400
Grand Avenue)
South San Francisco, CA
File #:23-528 Agenda Date:7/6/2023
Version:1 Item #:1.
Consideration of draft minutes from the June 15, 2023 Planning Commission
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June 15, 2023 Minutes Page 1 of 3
MINUTES
June 15, 2023
CITY OF SOUTH SAN FRANCISCO
REGULAR PLANNING COMMISSION
CALL TO ORDER / PLEDGE OF ALLEGIANCE TIME: 7:00 PM
AGENDA REVIEW
No changes.
ANNOUNCEMENTS FROM STAFF
None.
PUBLIC COMMENTS
None.
CONSENT CALENDAR
1. Consideration of draft minutes from the May 18, 2023 Planning Commission
Motion to approve: Commissioner Baker,
Second – Commissioner Shihadeh, approved by roll call (5-0-0)
Meeting Video: https://ci-ssf-
ca.granicus.com/player/clip/1713?view_id=2&redirect=true&h=6475c40fd78e36befffe6
63c8a3638fd
2. Report regarding a resolution finding that the proposed fiscal year 2023-24 Capital
Improvement Program is consistent with the City’s General Plan in accordance with
Government Code Section 65401. (Matthew Ruble, Principal Engineer and Eunejune
Kim, Public Works Director/City Engineer)
ROLL CALL / CHAIR COMMENTS PRESENT: Vice Chair Faria
Commissioners: Baker, Funes-Ozturk, Pamukcu, Shihadeh
ABSENT: Chair Tzang, Evans
STAFF PRESENT: Tony Rozzi - Chief Planner – Christopher Espiritu – Senior Planner – Kelsey
Evans – Clerk – Matt Ruble – Principal Engineer
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June 15, 2023 Minutes Page 2 of 3
2a. Resolution finding that the proposed fiscal year 2023-24 Capital Improvement
Program is consistent with the South San Francisco General Plan in accordance with
Government Code Section 65401.
• Olga Perez – Public comment via email submission.
Motion to approve: Commissioner Baker,
Second – Commissioner Shihadeh, approved by roll call (5-0-0)
Meeting Video: https://ci-ssf-
ca.granicus.com/player/clip/1713?view_id=2&redirect=true&h=6475c40fd78e36befffe6
63c8a3638fd
PUBLIC HEARING
3. Report regarding consideration of applications for a Design Review Permit,
Transportation Demand Management Plan, and Community Benefits Program to
allow a new Office/R&D development on 800 Dubuque Avenue, and consideration of
associated California Environmental Quality Act Analysis. (Christopher Espiritu,
Senior Planner)
Public Hearing opened 7:05 pm
Public Hearing closed 7:47 pm
3a. Resolution making findings and recommending that the City Council approve a Design
Review Permit and Transportation Demand Management Plan to allow a new
Office/R&D Development on 800 Dubuque Avenue
Motion to approve: Commissioner Baker,
Second – Vice Chair Faria, approved by roll call (5-0-0)
Meeting Video: https://ci-ssf-
ca.granicus.com/player/clip/1713?view_id=2&redirect=true&h=6475c40fd78e36befffe6
63c8a3638fd
3b. Resolution making findings and recommending that the City Council adopt the Initial
Study/Mitigated Negative Declaration (ND22-0004) in accordance with Section 21080
of the California Public Resources Code and CEQA Guidelines Section 15070 et seq.
Motion to approve: Commissioner Shihadeh,
Second – Commissioner Baker, approved by roll call (5-0-0)
Meeting Video: https://ci-ssf-
ca.granicus.com/player/clip/1713?view_id=2&redirect=true&h=6475c40fd78e36befffe6
63c8a3638fd
ADMINISTRATIVE
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June 15, 2023 Minutes Page 3 of 3
None.
ITEMS FROM THE COMMISSION
None.
ADJOURNMENT
Vice Chair Faria adjourned the Planning Commission meeting at 7:55PM.
Tony Rozzi, Chief Planner, AICP Alex Tzang, Chairperson or
Norm Faria, Vice Chairperson
Secretary to the Planning Commission Planning Commission
City of South San Francisco City of South San Francisco
TR/tr
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City of South San Francisco
Legislation Text
P.O. Box 711 (City Hall, 400
Grand Avenue)
South San Francisco, CA
File #:23-541 Agenda Date:7/6/2023
Version:1 Item #:2.
Master Sign Program and Design Review for a previously approved office/R&D project at 580 Dubuque
Avenue in the East of 101 Transit Core (ETC)Zoning District in accordance with Title 20 of the South San
Francisco Municipal Code and determination that the project is categorically exempt from CEQA.(Christopher
Espiritu, Senior Planner)
RECOMMENDATION
Staff recommends that the Planning Commission determine that the Master Sign Program (SIGNS23-0014)for
the 580 Dubuque Avenue project is categorically exempt from CEQA per Section 15311,Class 11 and approve
the project based on the proposed findings and subject to the proposed conditions of approval.
MOTION TO ADOPT STAFF RECOMMENDATION
(1)Move to determine the project is exempt from CEQA and approve the Master Sign Program subject
to the attached findings and conditions of approval.
BACKGROUND
The Planning Commission and City Council previously approved the entitlements for a new office/R&D
building located at 580 Dubuque Avenue.The project is currently under construction.As part of the project’s
entitlements,the Conditions of Approval for the project required that any future signage for these projects was
subject to a separate review and approval.
DISCUSSION/ZONING CONSISTENCY ANALYSIS
South San Francisco Municipal Code (SSFMC)Section 20.360.010 (Master Sign Program)states that the
purpose of a Master Sign Program is to provide a method for an applicant to integrate the design and placement
of signs within a project with the overall development design to achieve a more unified appearance.
The proposed Master Sign Program is consistent with the high-quality materials,design,and character of the
building.The proposed signs would be constructed of a variety of architectural grade glass,acrylic,and metals
such as stainless steel,aluminum,and others.The proposed signage would be well-integrated into the project
components and would provide clear wayfinding to and within the site for multiple modes of transportation.
The proposed signage in the Master Sign Program would be of an appropriate scale and location,and would be
consistent with the character and quality of the proposed building.
Attachment 2 to this staff report is the Master Sign Program Project Plans for the 580 Dubuque Avenue
development. In summary, the proposed signage program includes:
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File #:23-541 Agenda Date:7/6/2023
Version:1 Item #:2.
Monument Signage
The applicant is proposing one primary monument sign located at the entrance to the project site and others
located along paths of travel to direct visitors to building entrances and service areas.Approximate dimensions
of the largest monument sign are 14’-2½”tall by 3’-5”wide and would not exceed 68.5 square feet in area.
Other monument signs are relatively smaller with varying heights between 5’-10’tall and between 9.25-38
square feet in area.Two of the proposed monument signs are existing Caltrain directional signs that would be
slightly relocated in the same general area for public visibility.
High Rise Signage
High rise identification signage is also proposed at the building roofline to identify the major building
occupants from a greater viewing distance.Fabricated aluminum steel individual internally illuminated channel
letters are proposed to be installed on the north and south elevations of the building.The proposed high rise
identification signages are approximately 8 feet tall and would be 166 square feet (North)and 112 square feet
(South) in areas, respectively.
Various other signage types are also proposed such as:
·Exterior Wayfinding Signage to direct visitors to major campus destinations and visitor parking.
·Marquee Signage located on the entrance/exit frames outside of the building.
·Regulatory Signage (Wall Signs) to direct visitors to major campus designations and visitor parking
·Window Signs noting building operations near entrances/exits.
DESIGN REVIEW BOARD
The Design Review Board (DRB)considered the master sign program on May 16,2023.The DRB
recommended the application for approval by the Planning Commission as the proposed sign program was
widely supported by the Board.The DRB offered recommendations for minor changes to the proposed
monument signage,and those recommendations are included in the Draft Findings and Conditions of Approval
(Attachment 3).
GENERAL PLAN CONFORMANCE
The Project site is part of the East of 101 Planning Sub-Area as defined by the City of South San Francisco’s
General Plan. The site’s General Plan designation is East of 101 Transit Core (ETC).
The Project is consistent with the guiding and implementing policies in the General Plan as it has been designed
to promote campus-style uses,such as biotechnology,high-technology and research and development uses.The
signage material,color,style,and placement would be functional,informational and compatible with the
intended character of the East of 101 Area and the approved building design.The Master Sign Program would
not result in any substantial changes to the approved building,and the overall project would remain consistent
with the intent and purpose of the General Plan.
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File #:23-541 Agenda Date:7/6/2023
Version:1 Item #:2.
ENVIRONMENTAL REVIEW
The project proposes signage for an existing approved and CEQA cleared project.A categorical exemption for
onsite signage per CEQA Section 15311, Class 11 applies to this Master Sign Program.
CONCLUSION
The applicant has worked with staff and the DRB to create a thoughtful,balanced and high-quality Master Sign
Program for the Office/R&D development at 580 Dubuque Avenue that is in scale with the building,compatible
with the urban setting and functional for those visiting and utilizing the campus.Staff recommends that the
Planning Commission approve the Master Sign Program application,per the draft Findings and Conditions of
Approval.
Attachments
1.Design Review Board Comment Letter
2.Master Sign Program Plan Set
3.Draft Findings and Conditions of Approval
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DRAFT FINDINGS OF APPROVAL
P21-0037: SIGNS23-0014
MASTER SIGN PROGRAM FOR
580 Dubuque Avenue
(As recommended by City Staff on July 6, 2023)
As required by the Master Sign Permit Application Procedures (SSFMC Section 20.360.010) and
the Design Review Procedures (SSFMC Section 20.480), the following findings are made in
support of a Master Sign Program at 580 Dubuque Avenue in the East of 101 Transit Core (ETC)
Zoning District in accordance with Title 20 of the South San Francisco Municipal Code (SSFMC),
based on public testimony and materials submitted to the South San Francisco Planning
Commission which include, but are not limited to: project plans prepared by RSM Design dated
April 2023; and Planning Commission hearing of July 6, 2023.
Master Sign Program
1. The proposed signs are compatible in style and character with the buildings to which the
signs are to be attached, any surrounding structures and any adjoining signage on the site
because the proposed signs were designed to be in keeping with the architectural design of
the buildings, using similar materials and colors;
2. The Master Sign Program contains standards for all wayfinding and identification signage
for the site. Any future tenants will be provided with adequate opportunities to construct,
erect, or maintain a sign for identification; and
3. The Master Sign Program includes the installation of wayfinding and identification signage
that will improve both pedestrian and vehicular circulation and emergency vehicle access.
Design Review
1. The Master Sign Program complies with the applicable standards and requirements of this
Ordinance because as submitted and modified through the Design Review Process, this
sign program meets or complies with the applicable standards included in Chapter 20.090
(Downtown/Caltrain Station Area Zoning Districts);
2. The Master Sign Program complies with the General Plan the City Council has adopted
because the proposed sign program is consistent with the policies and design direction
provided in the South San Francisco General Plan for the Business Commercial land use
designation;
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3. The Master Sign Program complies with any applicable design guidelines adopted by the
City Council in that the proposed sign program is consistent with the Design Principles in
Section 20.360.003; and
4. The Master Sign Program complies with the applicable design review criteria in Section
20.480.006 (“Design Review Criteria”) because the project has been evaluated against, and
found to be consistent with, each of the eight design review criteria included in the “Design
Review Criteria” section of the Ordinance.
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DRAFT FINDINGS OF APPROVAL
P21-0037: SIGNS23-0014
MASTER SIGN PROGRAM FOR
580 Dubuque Avenue
(As recommended by City Staff on July 6, 2023)
A) Planning Division requirements shall be as follows:
1. The applicant shall incorporate the recommendations of the Design Review Board from
their meeting of May 16, 2023, and as listed below:
a) The proposed “Spur” monument sign is too tall and has multiple fonts that makes the
sign distracting to read.
b) Monument sign colors that were intended to match the corten steel look do not work as
well as presented. Applicant should ensure materials selected work together so that the
contrasting colors do not look incompatible.
c) Confirm that the monument sign will not block the sightlines as cars are
entering/existing the campus.
2. The applicant is responsible for providing site signage during construction, which
contains contact information for questions regarding the construction.
3. Provide clear signage on site for commercial and visitor parking areas to help direct
vehicle traffic.
4. The construction drawings shall substantially comply with the approved plans prepared
by RSM Design, dated April 2023, as approved by the Planning Commission in
association with SIGNS22-0019, and as amended by the conditions of approval. The
final plans shall be subject to the review and approval of the Chief Planner.
5. The total sign area for all signs included in the Master Sign Program shall not exceed
the square footage as indicated in the Planning Commission approved plans. Sign area
shall be calculated by blocking or boxing around the outside edge of the proposed
signage, including the logo.
6. Any modification to the approved use, plans or conditions of approval shall be subject
to SSFMC Section 20.450.012 (“Modification”), whereby the Chief Planner may
approve minor changes.
For questions regarding Planning Division COAs, please contact:
Christopher Espiritu (650) 877-8535 or [email protected]
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City of South San Francisco
Legislation Text
P.O. Box 711 (City Hall, 400
Grand Avenue)
South San Francisco, CA
File #:23-544 Agenda Date:7/6/2023
Version:1 Item #:3.
Report regarding the release of the Draft Lindenville Specific Plan. (Billy Gross, Principal Planner)
RECOMMENDATION
Staff recommends that the Planning Commission receive a presentation on the release of the Draft Lindenville
Specific Plan.
INTRODUCTION
The Draft Lindenville Specific Plan is now available for public review and comment. The Draft Plan is being
presented to the City Council, various Boards and Commissions, and to the general public throughout the
month of July. In addition, the digital Specific Plan is available on the project website at
<https://shapessf.com/plan-lindenville/> and executive summary documents have been prepared and posted.
The executive summary documents have been translated into Spanish, Tagalog and Mandarin, and all the
documents will be translated upon adoption. This Planning Commission study session is intended to provide an
overview of the format and contents of the Lindenville Specific Plan.
BACKGROUND/DISCUSSION
In October 2022,the City adopted a comprehensive update of the General Plan,Zoning Code and Climate
Action Plan,providing an updated vision for the city.The new General Plan identifies the Lindenville sub-area
as an important opportunity to add housing adjacent to the downtown transit-rich core,to support a creative arts
and maker community,and to continue the city’s industrial heritage.To ensure that new development proceeds
in an organized and well-planned manner and includes new housing opportunities,the City Council authorized
the preparation of a Lindenville Specific Plan and associated environmental analysis.
While the General Plan is a required document for each city in California,a specific plan is an optional
planning and zoning tool that implements the goals and policies of the General Plan in a particular geographic
area.It takes the community’s vision developed during the General Plan process and defines the detailed
policies,City programs,and development standards to implement that vision for the area.Typically,the plan
addresses areas of change that need special attention and integrated/holistic planning.
The development of the Lindenville Specific Plan occurred in four stages that began in 2022.
·Project Initiation.In this initial phase,the planning team analyzed the existing conditions of
Lindenville to understand the key issues,opportunities,and emerging trends of the Plan Area.This
phase included a series of community outreach events where the team shared background information
and gathered feedback on community priorities related to Lindenville.
·Land Use Alternatives.To compare distinct approaches for accommodating new residential and mixed
uses while still supporting Lindenville’s current uses,different land use,mobility,open space,and urban
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File #:23-544 Agenda Date:7/6/2023
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uses while still supporting Lindenville’s current uses,different land use,mobility,open space,and urban
design alternatives were prepared.Public feedback on the alternatives was gathered through workshops
and a series of City Council,committee,and commission meetings,and this led to the development of a
preferred land use plan in Winter 2023.
·Development of Preferred Plan,Technical Analysis,and Policies.The technical analysis of the
preferred plan covered a range of study areas,such as sea level rise,traffic,health,and economic
impacts in Lindenville.Likewise,the goals,policies,and development standards in the Draft Specific
Plan built off of the community input heard throughout the planning process and the technical analysis.
·Plan Release and Adoption.The last phase of the planning process includes the release of the Public
Review Draft of the Specific Plan for City Council,Planning Commission,and community review.The
Plan will be presented at hearings and community workshops before the final plan goes before City
Council for adoption.
Building off these efforts,the Lindenville Specific Plan will be the guiding document to help realize the
General Plan's vision for the area as a mixed-use neighborhood,employment hub,and cultural center of South
San Francisco.Walkable,connected districts,including the South Spruce corridor,are envisioned as lively
destinations where people have easy access to retail,parks,and other community resources.The Plan will
preserve the city's industrial heritage but will also provide new opportunities for people to live in the district.A
revitalized Colma Creek has the potential to become a community-serving linear park with restored ecology
that benefits the health and wellbeing of people and wildlife.
Following the release of the Public Draft Lindenville Specific Plan on June 30,staff and the consultant team
will continue to review the key elements of the plan with the City Council,Planning Commission,and other
City Boards and Commissions per the following planned meetings:
·July 3 Youth Commission
·July 6 Planning Commission
·July 12 Virtual Community Open House
·July 13 Community Open House (in person at Emergency Operations Center)
·July 17 Equity and Public Safety Commission
·July 18 Design Review Board
·July 20 Cultural Arts Commission
·July 26 City Council
It is anticipated that the Lindenville Specific Plan adoption hearings will occur in September 2023.
CONCLUSION
It is recommended that the Planning Commission receive a presentation on the release of the Draft Lindenville
Specific Plan and provide any preliminary feedback.
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File #:23-544 Agenda Date:7/6/2023
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Attachments
1.Executive Summary of the Draft Lindenville Specific Plan
2.Staff Presentation
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1 CHAPTER 2
EXECUTIVE SUMMARY
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2 CHAPTER 2
Community Engagement
Throughout the Specific Plan process, the planning team conducted a variety of engagement
activities that included public workshops, pop-up events, stakeholder interviews, and Council,
committee, and commission meetings. In order to hear from community members, stakeholders,
and businesses of different backgrounds, the planning team used a variety of engagement
platforms throughout the planning process. Both in-person and virtual events and meetings were
organized, and interactive surveys and features of the project website were used. Whenever
possible, meetings and materials were available in a bilingual (Spanish/ English) format.
Introduction
The Lindenville Specific Plan will be the guiding document
to help realize the General Plan's vision for the area as a
mixed-use neighborhood, employment hub, and cultural
center of South San Francisco. Walkable, connected
districts, including the South Spruce corridor, are
envisioned as lively destinations where people have easy
access to retail, parks, and other community resources.
The Plan will preserve the city's industrial heritage but will
also provide new opportunities for people to live in the
district. A revitalized Colma Creek has the potential to
become a community-serving linear park with restored
ecology that benefits the health and wellbeing of people
and wildlife.
Pop-up at the South San Francisco Concert in the Park
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EXECUTIVE SUMMARY 3
Vision for Lindenville
The Vision established by the General Plan was developed through extensive community input from City Council, Planning Commission, and local stakeholders. The Specific
Plan sets out to continue the city’s industrial legacy, but also create a Colma Creek Mixed Use Neighborhood, and allow for the enhancement of existing features, such as the
revitalization of Colma Creek into a community-serving linear park with restored ecology, and the development of new spaces for housing, creative and artistic uses, and
improved pedestrian and bicyclist paths.
The policy set forth in the Lindenville Specific Plan is consistent with the goals of the General Plan, but it refines the land use pattern and creates specific development
standards and implementation policies that put those ideas into action.
Lindenville is a vibrant and inclusive neighborhood that
maintains a base of job opportunities, promotes the creative economy,
and creates a new residential neighborhood where all people can thrive.
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4 LINDENVILLE SPECIFIC PLAN
Major Strategies to Achieve This Vision
As South San Francisco begins to prepare for climate change impacts and as demands change in the housing and industrial sectors, Lindenville presents a unique
opportunity to balance multiple priorities through development and land use changes, infrastructure improvements, and implementation actions that can have multiple
benefits.
The following cross-cutting strategies will be used to guide the future changes in Lindenville, create the Colma Creek Mixed Use Neighborhood the community has
envisioned, retain an industrial core while allowing some higher-density employment, and reach the goals the Specific Plan sets for Lindenville. These strategies support the
Vision and are implemented by the more detailed standards, guidelines, and actions found in following chapters.
WHAT DO WE MEAN WHEN WE SAY MIXED
USE?
Mixed use can be defined in two ways: neighborhood and vertical mixed
use. Neighborhood, or horizontal mixed use, describes an area with
housing adjacent to retail, commercial, and other uses. While an
individual parcel might have only one use, the area of proximate parcels
may have a diversity of uses. Vertical mixed use describes parcels with
buildings that have homes on the upper floors and a distinct use on the
ground floor. The Colma Creek Mixed Use Neighborhood of Lindenville is
expected to have both types of mixed-use development patterns.
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EXECUTIVE SUMMARY 5
Establishing Character Areas
The Specific Plan establishes four distinct Character Areas, the Colma Creek Mixed Use
Neighborhood, the South Spruce Avenue Corridor, the Employment Areas, and the
South Linden Avenue Arts and Makers District. Standards and policies for each area are
intended to guide the “look and feel” of each of these places, specifying the attributes
that make each of these places distinct and unique.
Each area contains standards to implement the Vision for Lindenville, and to create a
unified sense of place and address land use compatibility. Guidance for the areas covers
land uses, mobility, open space and blue-green infrastructure, and urban design, as
these are some of the building blocks for a complete neighborhood.
Likewise, building design standards aim to create character, distinction, and visual
interest within Lindenville. Materials and craft maintain a strong link to Lindenville’s
industrial past. New developments are encouraged to use colors and materials that
reference the former industrial uses of buildings.
Lindenville Character Areas
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6 LINDENVILLE SPECIFIC PLAN
Creating A Complete Neighborhood
The Colma Creek Mixed Use Neighborhood in Lindenville will help the City achieve its
sustainability goals and provide more neighborhood choice in South San Francisco.
Allowing mixed use land uses will spur the creation of new housing opportunities and
community services, which when paired with local job centers and mobility and open
space improvements, creates a complete and walkable neighborhood, where people can
easily reach destinations within a short walk or bike ride. The introduction of housing in
Lindenville also creates opportunities for people to live closer to work, help reduce
traffic congestion by internalizing trips, and increase housing production to enable the
City to meet its housing goals.
PROMOTING HOUSING AFFORDABILITY
The Colma Creek Mixed Use Neighborhood and South Spruce Avenue Corridor allow
for the construction of a variety of housing types with distinct height and density
standards. Townhomes and less intensive building types may be located in areas
adjacent to existing residential, while mid-rise apartment buildings can be placed
along transit corridors or adjacent to commercial uses. Live/work types are allowed
throughout Lindenville, including along South Linden Avenue in the South Linden
Avenue Arts and Makers District. Allowing these distinct housing options can create
rental and ownership opportunities within Lindenville, in turn creating a community
with people of different income levels and family types. The Plan sets a goal of 20% of
housing units built within Lindenville to consist of deed-restricted affordable housing
for households at or below moderate-income levels. The affordable housing
strategies incorporated into the Plan to meet this goal include targeting the use of
citywide affordable housing production tools and funding sources, assisting
affordable housing developers in overcoming development constraints, and
incentivizing commercial and market-rate housing developers to produce affordable
units. Policies and actions related to affordable housing are included in the Land Use
and Housing chapter.
PROVIDING SUPPORTIVE SERVICES AND USES
Residents of a complete neighborhood should be able to dine, shop, socialize, and
fulfill daily needs all within a short walk or bike ride. Allowing mixed use
development creates opportunities for non-residential uses and services to set up
shop alongside residential uses or at a walkable or bikeable distance from residential
areas. These supportive uses will generally be located along the South Spruce
Avenue Corridor, in the South Linden Avenue Arts and Makers District, and within the
Colma Creek Mixed Use Neighborhood. People are more incentivized to live in the
Colma Creek Mixed Use Neighborhood when there is supportive infrastructure, like
public transit, expanded bike lanes, and improved sidewalks, that can connect them
to neighborhood-serving uses and job centers. This Plan supports the creation of
complete neighborhoods by requiring active ground floor uses in strategic locations
and allowing a diversity of resident-supporting land uses in Lindenville.
Complete Neighborhood Diagram
67
EXECUTIVE SUMMARY 7
Land Use Districts
68
8 LINDENVILLE SPECIFIC PLAN
Building on the Industrial
Legacy
The changing economy has led to a decline in small
businesses, light industrial, and other flex employment uses
across the region. There is a strong demand for industrial
space throughout San Mateo County and South San
Francisco, but businesses are competing for a shrinking
supply of space as industrial properties are redeveloped.
Building on Lindenville’s industrial legacy, the Specific Plan
continues the locally and regionally important industrial uses
and jobs while also encouraging the adaptation of existing
older industrial areas into new and modern industrial spaces,
crafting a second-generation Lindenville, “The Industrial City
2.0.” Lindenville retains the logistics, manufacturing, and
warehousing uses it is known for, but the policies and
standards of the Specific Plan allow for more flexibility that
can support emerging industrial and creative uses. This can
maintain the diversity of business types operating in
Lindenville and keep South San Francisco at the forefront of
innovation. The Specific Plan retains the same capacity for
industrial uses as set by the City’s General Plan and includes
strategies to prevent the displacement of existing Lindenville
businesses. Some of the business retention strategies include
increasing City outreach and assistance to local businesses
and supporting renovations and new construction needed to
meet the evolving needs of industrial businesses.
Cultivating Arts and Cultural
Identity
Lindenville contains a burgeoning group of artists, makers,
and creative businesses that enhance the identity of the Plan
Area, in particular South Linden Avenue. Following the
direction laid out in the General Plan and the Public Arts
Master Plan, this Specific Plan establishes an overlay that
facilitates the retention and creation of new creative uses in
the South Linden Avenue Arts and Makers District.
Accompanying guidelines to the overlay seek to create a lively
and flexible District that has active ground floor uses and a
variety of building types that support a range of creative
industries. The Arts and Makers District requires arts and
marker uses on the ground floor of buildings and minimizes
the regulatory requirements for the adaptive reuse of existing
buildings along South Linden Avenue. The Arts and Makers
District additionally serves as a transitional area between the
existing, traditional industrial spaces in Lindenville and the
new, mixed use residential uses in the northern portion of the
Plan Area. When paired with mobility and infrastructure
improvements, the enhanced South Linden Avenue corridor
better connects Downtown South San Francisco to the San
Bruno BART Station south of the District.
69
EXECUTIVE SUMMARY 9
Building Climate Resilience
Human-induced climate change has begun to affect climate systems and created
extreme weather events in cities throughout the world. South San Francisco has
witnessed changes in sea level rise, precipitation, and heatwaves. Lindenville
faces flood risk that is likely to be exacerbated by rising sea levels and increased
intensity of precipitation and extreme storm events. There are multiple potential
sources of flood risk surrounding Lindenville, with the San Francisco Bay to the
west, Colma Creek running through the north section of the Plan Area, and
Navigable Slough in the southeast Plan Area.
Climate change will increase pressure on the existing infrastructure systems
managed by various agencies, particularly the stormwater system. Opportunities
to increase system resilience throughout Lindenville include reducing impervious
coverage with new development, increasing detention capacity, and using green
infrastructure in parks and streets to remove pollutants and reduce runoff
volumes entering the stormwater system. While green stormwater infrastructure
can lessen impacts from increased rainfall and sea level rise, interventions within
Lindenville alone will not fully mitigate these potential impacts. Watershed wide
improvements, both up and downstream from Lindenville, will be required to
minimize the potential extent of future flooding. This will require proactive
initiatives with OneShoreline, surrounding communities, and State and federal
agencies.
Lindenville is also susceptible to urban heat island effects due to the extensive
impervious and low albedo surface areas and its lack of tree canopy. These
conditions can exacerbate heat stress within the Plan Area during extreme heat
events. The widespread commercial and industrial land uses (which require large
expanses of asphalt and concrete) and building typologies (which require more
roof space than typical residential neighborhoods) in Lindenville contribute to the
substantially high percentage of impervious coverage.
The Specific Plan’s blue-green infrastructure network works with the open space
network in creating new parks and green spaces in Lindenville that are
regenerative, enhanced with stormwater management strategies, and designed
to increase Lindenville’s urban forest canopy. Strategies to build climate
resilience are woven into all of the chapters of the Specific Plan and have
influenced the development of the policies, actions, and standards of the Specific
Plan.
Source: Hassell Studio
Source: SERA Architects
70
10 LINDENVILLE SPECIFIC PLAN
Enhancing Open Spaces
Open space and blue-green infrastructure enhance the quality of life, improve ecology, and
support resilience in Lindenville. While blue-green infrastructure improvements could solely
mitigate flood risk, pairing the infrastructure with open space improvements provides
multiple benefits. The open space network contains existing green spaces and new public
park and open space typologies that can be used by residents and workers of all ages and
abilities. New mini and linear parks located throughout the mixed-use residential
neighborhoods create places for residents to gather, engage in recreation, and foster health.
Additionally, the open space network connects to the Centennial Way Trail and other active
transportation features that connect to Orange Memorial Park and to the Bay Trail. These
active mobility connections provide opportunities for physical and passive recreation and
reduce greenhouse gas emissions from motorized vehicles. Other open space improvements,
such as the naturalization of creek and flood channels, help to restore the ecology of
waterways and habitats, increase the biodiversity and resiliency of the area, and create new
recreation opportunities.
The open space framework is based on the following strategies:
• Colma Creek Greenbelt. Colma Creek Greenbelt is a nature-based enhancement to
the Colma Creek flood channel that provides an active transportation connection
through multi-use trails, facilitates passive recreation and gathering opportunities,
and provides plant and animal habitat while addressing the area’s stormwater and
floodwater management needs.
• Railroad Neighborhood Park. A new neighborhood park north of Colma Creek that
is a local destination, providing publicly-accessible spaces and facilities for
community gatherings, cultural events, recreation, and the social needs of both
locals and visitors.
• Lindenville Linear Park. The Lindenville Linear Park runs north to south, connecting
the Colma Creek Greenbelt and the Centennial Way Trail via green-lined pedestrian
and bike path.
• Mini Parks and Plazas. Mini parks and plazas provide smaller-scale open space
throughout Lindenville that support community gathering spaces adjacent to new
development.
Source: SERA Architects
Source: SERA Architects
71
EXECUTIVE SUMMARY 11
Parks and Open Space Framework Plan
72
12 LINDENVILLE SPECIFIC PLAN
Promoting Health and Environmental
Justice
Lindenville has historically supported light industrial, manufacturing, and service
and repair businesses, which all contribute to the City’s legacy as the “Industrial
City.” This legacy, plus its location adjacent to regional transportation
infrastructure, has created environmental conditions that need to be mitigated to
ensure the health and wellbeing of current and future residents and workers, and
to create a healthier community overall. Lindenville has a disproportionately high
pollution burden from diesel particulate matter and traffic, two pollution sources
that stem from the area’s industrial and logistics uses and its proximity to high-
volume roadways. The high proportion of freight truck traffic traveling to, from,
and through the area disperse diesel particulate matter, and exhaust from non-
diesel vehicles contains many toxic chemicals that may pose health risks to
Lindenville’s residents and workers. The area’s industrial legacy also means that
there are sites contaminated with hazardous chemicals that require remediation.
These historically contaminated sites, and the storage and disposal of hazardous
substances, pose threats to soil health, groundwater quality, and human health.
South San Francisco faces sea level rise from multiple sources, but the low-lying
areas in Lindenville also risk exposure to runoff containing toxic chemicals from
rising groundwater.
Healthy communities are places that foster positive health outcomes for all who
live, work, and play in them. Good nutrition, physical activity, and access to
healthcare all influence health. However, health is also influenced by many other
factors, including safe and sanitary housing and low exposure to pollution. A
neighborhood’s physical, social, and economic environments combine to make
residents healthier and more resilient to long-term changes and short-term
shocks.
Considering the overall pollution burden of Lindenville, the Plan includes policies
and design standards meant to protect residents and building occupants from air
pollution and industrial pollutants present in the soil. The policies, actions, and
standards of the Specific Plan have been developed through an environmental
justice lens and with the intent to make Lindenville a healthy, livable community.
Connecting Communities
The mobility network of Lindenville is designed to be multimodal, safe, and
connected while advancing sustainability and livability goals. Street space is
limited throughout Lindenville, with each street presenting an opportunity to
prioritize walking, biking, transit, truck, and regional auto access. In the layered
network presented in the Specific Plan, each mobility mode is prioritized within a
subset of streets to offer high quality infrastructure for that mode, it is tied
directly to the anticipated future land uses and local and regional mobility
improvements.
Street design standards call for bike and pedestrian improvements throughout
many street types, but they also allow for flexible curbside zones that can better
serve the transit agencies, businesses, and people who use those streets. Bike,
pedestrian, and transit improvements in particular help to create a walkable and
bikeable environment that is safe and comfortable for people of all ages and
abilities. These improvements are focused in and around the Colma Creek Mixed
Use Neighborhood. By having safer mobility options, more residents and workers
can be incentivized to use them over single occupancy vehicles, which furthers
the Plan’s climate and sustainability goals and promotes reduction in greenhouse
gas emissions. Likewise, due to the industrial and auto-oriented nature of the
Plan Area, many streets in Lindenville continue to accommodate auto and truck
travel to US-101 and I-380. The layered network approach ensures all Lindenville
residents, workers, and visitors can travel throughout the Plan Area and are
connected to the rest of the city and region.
73
EXECUTIVE SUMMARY 13
Transit Priority Streets Bicycle Priority Streets
74
Public Draft Specific Plan
Planning Commission
July 6, 2023
75
Give an overview of
the Lindenville
Specific Plan
process
Review vision and
major strategies in
the Public Draft
Specific Plan
Review key land use
and development
standards
Hear your
comments on the
Public Draft
Specific Plan
The Purpose of
Today’s Meeting
is…
Planning Commission / 2
76
Specific Plan Process
Existing
Conditions
Summer
2022
Alternatives
Fall 2022
Preferred
Plan
Winter
2023
Technical
Analysis
Winter
2023
Specific
Plan
Winter –
Summer
2023
Adoption
September
2023
We are
here!
Planning Commission / 3
77
Summary of Engagement
Process
•2 online surveys
•3 community workshops (2 in person, 1 virtual)
•4 pop-up events
•3 rounds of stakeholder meetings
•6 Technical Working Group meetings
•9 Board and Commission meetings
•Colma Creek Citizen’s Advisory Committee x2
•Planning Commission x2
•Bicycle and Pedestrian Commission x2
•Parks and Recreation Commission
•Cultural Arts Commission
•City Council
Planning Commission / 4
78
Public Draft Specific Plan
Released June 29, 2023
Planning Commission / 5
79
Planning Commission / 6
80
Vision
Planning Commission / 7
81
Transforming Lindenville
Planning Commission / 8
From an employment area To a place for people, nature, arts,
opportunity, and resilience
Source: Hassell Studio
82
Major Strategies to Achieve the Vision
1.Establishing Character Areas
2.Creating a Complete Neighborhood
3.Building on the Industrial Legacy
4.Cultivating Arts and Cultural Identity
5.Building Climate Resilience
6.Enhancing Open Spaces
7.Promoting Health and Environmental Justice
8.Connecting Communities
Planning Commission / 9
83
Establishing Character
Areas
•Complete neighborhoods
•Development and amenities near
transit, in residential areas, and in
walkable activity centers
•Unique design standards
Planning Commission / 10
84
Creating a Complete Neighborhood
•Diverse housing
•Neighborhood serving uses
•Arts and makers spaces
Planning Commission / 11
85
Building on the Industrial Legacy
•Industrial building types that support
the "Industrial City 2.0"
•Emphasis on preserving regionally-
important industrial uses and local jobs,
while providing modern industrial
spaces
•Enable reinvestment to provide modern
industrial space in MIH, MIM districts
Planning Commission / 13
86
Cultivating Arts and
Cultural Identity
•New Lindenville Arts and Makers
Overlay
•Unique design standards
•Art in public spaces
Planning Commission / 14
87
Building Climate
Resilience
Integrated design strategies
•Flooding: Colma Creek,
Navigable Slough
adaptation strategies
•Stormwater management:
blue-green infrastructure
•Heat island: urban forest
canopy cover
Planning Commission / 15
88
Enhancing Open Spaces
Planning Commission / 16
Neighborhood Parks
Plazas
Colma Creek Greenbelt
Greenways and TrailsMini Parks and Plazas
Lindenville Linear Park
89
Enhancing Open Spaces
Planning Commission / 17
Type of Open Space Required Open Space
(acres)
Colma Creek Greenbelt 16.3
Neighborhood Park 3.0
Lindenville Linear Park 7.5
Mini Parks and Plazas 12.4
Centennial Way Trail 4.5
Total 43.7
90
Promoting Health and Environmental Justice
•SFO Airport: Noise and safety
capability requirements
•Industrial and highway adjacency:
Window, screening, and open space
requirements
•Air quality: Indoor air pollutant
filtering
•Environmental effects: Site and soil
assessment
•Regional access routes: Away from
mixed use areas
Planning Commission / 18
91
Connecting Communities
•Welcoming and accessible for people using
all modes of transportation
•Layered network approach
•Accounts for existing uses and right of
way constraints
•Complete street guidance
Planning Commission / 19Transit Priority Streets
92
Connecting Communities
•Walkable block structure
•Integrated bike and pedestrian network
Planning Commission / 20Bicycle Priority Streets
93
Key Planning and Urban Design Standards
Planning Commission / 21
94
Key Planning and Urban Design Standards
1.Land Use Districts
2.Building Height
3.Active Ground Floor Uses
4.Arts and Makers District
5.Design Standards
Planning Commission / 22
95
Land Use Districts
•Land use districts regulate use, density /
intensity, and height
•3 form-based districts
•6 use-based districts
•Overlay zones incentivize district priorities
•Open space
•Green building
•Arts and makers
•Active ground floor uses
Planning Commission / 23
96
Land Use Districts
Planning Commission / 24
District Minimum Residential
Density (DU/AC)
Maximum Residential
Density (DU/AC)
Base Non-Residential
Floor Area Ratio
Maximum Floor Area
Ratio with Community
Benefits2
RM-22 15 or existing density,
whichever is greater
221 NA -
T3CM 20 60 0.5 minimum for non-
residential, 1.0 maximum
for non-residential uses
2.5
T4L 80 120 0.5 maximum for non-
residential uses
3.75
T5L 80 140 0.5 maximum for non-
residential uses
4
BPO NA NA 1 2.5
BTP-H NA NA 0.5 2.5 for Clean Technology,
Office, and R&D
MIM NA NA 0.42 1.0 for all permitted uses
except Office and R&D
MIH NA NA 0.4 2.5 for all permitted uses
except Office and R&D
PQP NA NA NA NA 97
How Does the
Specific Plan Map
Differ from the
General Plan?
Planning Commission / 25
Changed from Industrial Transition to
Mixed Use
Established a lower-density
residential transition
Changed from Mixed Industrial High
to Mixed Industrial
Changed from Mixed Use to Business
& Professional Office
Changed from Business &
Professional Office to Mixed Industrial
High
Changed from Mixed Use
to Mixed Industrial High
Changed from Mixed Use
to Mixed Industrial High
98
Building Height
•Heights oriented towards the Mixed Use
Neighborhood, San Bruno BART, and
along Highway 101
•Height Incentive Overlay
•Transition to RL Districts
Planning Commission / 26
99
Height Incentive Overlay
•Green building standards
•Greenpoint Rated
•Whole building lifecycle assessment
• Open space standards
•At least 20%
•Development Incentives
•Up to 160’ in height; may not exceed FAA
regulations
•High rise building requirements apply
Planning Commission / 27
100
Transition from T4L to RL Districts
Planning Commission / 28
101
Active Ground Floor Uses
Overlay
•Spaces for retail sales, personal services,
restaurants
•Required ground floor retail space that
yields ~ 10,000 to 15,000 square feet of
active uses
•Building design requirements
•Temporary uses allowed to reserve space
for future uses
Planning Commission / 29
102
Arts and Makers Overlay
•Development incentives for provision of arts
and makers space – 50% of ground floor
use
•Development Incentives
•All Parcels
•Sale of goods on-site is permitted
•Relaxing requirements for temporary uses
like events and performances
•Converted Buildings
•No new parking, loading, landscape, or open
space required
•New Buildings
•No minimum parking
Planning Commission / 30
103
Design Standards
Planning Commission / 31
Intent: to create unique design
character for areas in Lindenville
•Building massing
•Materials and color
•Passive shading
•Entryways
104
Establishing Character Areas
Planning Commission / 32
Building Massing Color
ShadingMaterials
105
Colma Creek Greenbelt
Planning Commission / 33
106
Colma Creek Vision
GENERAL PLAN GOAL SA-24:
Colma Creek is transformed and new open spaces are created to provide opportunities for social
interaction, recreation, flood protection, and urban
ecology.
Policy CR-3.1:
Develop Colma Creek adaptation solutions.
Continue to work with San Mateo County Flood and Sea Level Rise Resiliency District on developing and
implementing adaptation options for Colma Creek.
Planning Commission / 34
Source: Hassell Studio
Source: Hassell Studio
107
Colma Creek Greenbelt
•16+ acres of open
space
•Active mobility
corridor
•Flood improvements
•Blue-green
infrastructure
Planning Commission / 35
108
Colma Creek Cross Sections
Planning Commission / 36
109
Colma Creek
Flood Analysis
•Modeled existing and future
flood scenarios with sea
level rise
•Combination of channel
capacity improvements
(raising floodwalls 1’ and
widening the creek to the
south) result in the creek
meeting it’s intended level
of service
Planning Commission / 37
Spruce AvenueLinden AvenueDissipator TeethWSE (Future 50-year + 3ft SLR )
2ft freeboard
1.8ft freeboard
Future 50-year Storm + 3ft SLR
110
Colma Creek Greenbelt TDR Program
Planning Commission / 38
•Properties in Colma Creek
Greenbelt Overlay
eligible to transfer floor
area / units
•Receiving site may also:
•Receive up to a 50%
parkland credit
•Waive linkage /
community benefit
fees
111
Next Steps
Planning Commission / 39
112
Public Draft Specific Plan
Engagement Activities
•Community Open House Events
•Virtual event: July 12, 11:30am - 1:30pm
•In person event: July 13, 5:30pm - 7:30pm
•Pop-Up Events
•Orange Memorial Park Farmers’ Market: July 8, 10am - 1pm
•Orange Memorial Park Movie Night: July 21, 6pm
•Boards and Commissions
•Youth Commission: July 3
•Planning Commission: July 6
•Equity and Public Safety Commission: July 17
•Design Review: July 18
•Parks and Recreation Commission: July 18
•Cultural Arts Commission: July 20
•City Council: July 26
Planning Commission / 40
113
Specific Plan Feedback
•Written comments
concerning the Specific Plan
should be sent to:
•Lisa Costa Sanders, Project
Administrator
•City of South San Francisco
•[email protected]
•All public comments must be
submitted by July 31, 2023
Planning Commission / 41
114
Specific Plan Feedback Form
•Visit the Plan Feedback
website at:
https://shapessf.com/plan-
feedback/
•Add comments one at a time
through the Feedback Form
•Comments can be general or
chapter specific
Planning Commission / 42
115
Executive Summaries
Available at:
https://shapessf.com/
•English
•Spanish
•Mandarin
•Tagalog
Planning Commission / 43
116
Next Steps after the Comment Period
•Compile public comments and recommend Specific Plan changes: August
•Presentations to Boards and Commissions: August and September
•SFO Airport Land Use Commission
•City/County Association of Governments of San Mateo County (CCAG) Board
•Planning Commission
•Release Environmental Impact Report Addendum: September
•City Council Consideration: September
Planning Commission / 44
117
Thank You!
Planning Commission / 45
118