HomeMy WebLinkAbout08-03-23 Planning Commission Meeting Agenda PacketThursday, August 3, 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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August 3, 2023Planning Commission Regular Meeting Agenda
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teleconference feed, the Commission will continue the meeting in public in the Council Chambers.
How to Submit written Public Comment before the meeting: Email: [email protected]
Members of the public are encouraged to submit public comments in writing in advance of the meeting. The
email will be monitored during the meeting.The City encourages the submission of comments by 6:00pm on the
date of the Public Hearing to facilitate inclusion in the meeting record.
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August 3, 2023Planning Commission Regular Meeting Agenda
CALL TO ORDER
ROLL CALL
PLEDGE OF ALLEGIANCE
AGENDA REVIEW
ANNOUNCEMENTS FROM STAFF
PUBLIC COMMENT
Under the Public Comment section of the agenda, members of the public may speak on any item not listed on
the Agenda and on items listed under the Consent Calendar. Individuals may not share or offer time to another
speaker. Pursuant to provisions of the Brown Act, no action may be taken on a matter unless it is listed on the
agenda, or unless certain emergency or special circumstances exist. The Planning Commission may direct staff
to investigate and/or schedule certain matters for consideration at a future Commission meeting. Written
comments on agenda items received prior to 5:00 p.m. on the day of the meeting will be included as part of the
meeting record but will not be read aloud.
If there appears to be a large number of speakers, the Clerk may reduce speaking time to limit the total amount
of time for public comments (Gov. Code sec. 54954.3(b)(1).). Speakers that are not in compliance with the
Planning Commission's rules of decorum will be muted.
08-03-23 Planning Commission Public CommentAttachments:
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 July 6, 2023 Planning Commission1.
07-06-23 PC Final MinutesAttachments:
ADMINISTRATIVE BUSINESS
Report regarding the release of the Draft Lindenville Specific Plan. (Billy Gross,
Principal Planner)
2.
Att 1 - Executive Summary
Att 2 - Previous Staff Presentation of 7.6.23
Att 3 - Staff Presentation
Attachments:
Page 3 City of South San Francisco Printed on 8/23/2023
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August 3, 2023Planning Commission Regular Meeting Agenda
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
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.
Additional meeting materials received or provided after initial publication of the Public Hearing Agenda
may be found here:
https://www.ssf.net/departments/economic-community-development/planning-division/planning-commission
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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 #:23-725 Agenda Date:8/3/2023
Version:1 Item #:
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Meeting Time: 08-03-23 19:00
eComments Report
Meetings Meeting
Time
Agenda
Items
Comments Support Oppose Neutral
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Sentiments for All Meetings
The following graphs display sentiments for comments that have location data. Only locations of users who have commented
will be shown.
Overall Sentiment
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Planning Commission on 2023-08-03 7:00 PM - HYBRID IN-PERSON/VIRTUAL MEETING NOTICE
08-03-23 19:00
Agenda Name Comments Support Oppose Neutral
How to Submit written Public Comment before the meeting: Email:
[email protected]
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Overall Sentiment
Agenda Item: eComments for How to Submit written Public Comment before the meeting: Email: [email protected]
Overall Sentiment
Guest User
Location:
Submitted At: 9:27am 08-03-23
Hello I live in SSF. I would like to know what will be done when RV start to post up on our streets? What is being
done with the homeless problems that are arising in our city? What is being done about the traffic on
Westborough? What is being done with people running red lights?
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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 #:23-590 Agenda Date:8/3/2023
Version:1 Item #:1.
Consideration of draft minutes from the July 6, 2023 Planning Commission
City of South San Francisco Printed on 7/28/2023Page 1 of 1
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July 06, 2023 Minutes Page 1 of 2
MINUTES
JULY 06, 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 June 15, 2023 Planning Commission
Motion to approve: Vice-Chair Faria,
Second – Commissioner Pamukcu, approved by roll call (5-0-0)
Commissioner Shihadeh was absent during roll call
Meeting Video: Planning Commission on 2023-07-06 7:00 PM - HYBRID IN-
PERSON/VIRTUAL MEETING NOTICE (granicus.com)
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
ROLL CALL / CHAIR COMMENTS PRESENT: Chair Tzang, Vice Chair Faria
Commissioners: Baker, Funes-Ozturk, Pamukcu,
Shihadeh - joined meeting at 7:24pm
ABSENT: Evans
STAFF PRESENT: Billy Gross - Principal Planner - Christopher Espiritu – Senior Planner –
Kelsey Evans – Clerk
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July 06, 2023 Minutes Page 2 of 2
Espiritu, Senior Planner)
Motion to approve: Vice-Chair Faria,
Second – Commissioner Pamukcu, approved by roll call (5-0-0)
Commissioner Shihadeh was absent during roll call
Meeting Video: Planning Commission on 2023-07-06 7:00 PM - HYBRID IN-
PERSON/VIRTUAL MEETING NOTICE (granicus.com)
ADMINISTRATIVE
3. Report regarding the release of the Draft Lindenville Specific Plan. (Billy Gross,
Principal Planner)
▪ Darryl Yip commented on Agenda item #3.
▪ Stephanie Martin commented on Agenda item #3.
Report was made, informational only. No other action taken.
Meeting Video: Planning Commission on 2023-07-06 7:00 PM - HYBRID IN-
PERSON/VIRTUAL MEETING NOTICE (granicus.com)
ITEMS FROM THE COMMISSION
None.
ADJOURNMENT
Chair Tzang adjourned the Planning Commission meeting at 8:41PM.
Billy Gross, Principal Planner for Tony
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 #:23-637 Agenda Date:8/3/2023
Version:1 Item #:2.
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 was 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, and to go over
comments received through the month of July.
BACKGROUND/DISCUSSION
2040 General Plan Update
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 a Vision for the
Lindenville sub-area as “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.” To
ensure that new development within the Lindenville sub-area 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.
Lindenville Specific Plan
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
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.
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·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.Overall,the Plan presents a unique opportunity to
balance priorities that have multiple benefits,including the City’s preparation for climate change impacts and
changing demands in the housing and industrial sectors.
Public Draft Lindenville Specific Plan
The policies set forth in the Lindenville Specific Plan are consistent with the General Plan goals,but the
Lindenville Specific Plan refines the land use pattern and creates specific development standards and
implementation policies that put those ideas into action.
The document is broken up into eight chapters that provide an Introduction (Ch.1)and the Vision for
Lindenville (Ch.2),and then provide more detail on how that vision will be realized in relation to Land Use
and Housing (Ch.3),Development Standards (Ch.4),Parks and Open Space (Ch.5),Mobility (Ch.6)and
Infrastructure (Ch.7).Finally,the Implementation Chapter (Ch.8)identifies capital improvement projects,
funding and financing strategies, and a list of implementation actions to realize the Specific Plan vision.
Chapter 2:Vision for Lindenville describes where we want to be in the future and how we get there.The Plan’s
major strategies to achieve this vision provide the framework for Lindenville’s evolution by laying out eight
strategies to guide future changes in Lindenville.
1.Establishing Character Areas.The Specific Plan establishes four distinct Character Areas;standards
and policies for each area are intended to guide the “look and feel”of each of these areas,specifying the
attributes that make each of these places distinct and unique:
a.Mixed Use Neighborhood.This area balances a mixture of housing,retail and services,open
spaces,civic uses,and legacy industrial uses.The neighborhood is centered around a transformed
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spaces,civic uses,and legacy industrial uses.The neighborhood is centered around a transformed
Colma Creek,surrounded by mixed use areas that allow for a diversity of uses that transition over
time.The area is characterized by both horizontal mixed use and vertical mixed use development.
New housing types,including townhomes,live-work units,and multi-family housing in mid-rise
and high-rise buildings provide new opportunities for rental and ownership housing.Residents can
access their everyday needs,like restaurants,personal services,and retail within a convenient walk
or bike ride to South Spruce Avenue and Downtown.
b.South Spruce Avenue Corridor.The South Spruce Avenue Corridor is an active,safe,and
inviting corridor for living,shopping,and working.Mixed use housing types described in the Mixed
Use Neighborhood are allowed on most sites along the corridor.Smaller-scale housing types buffer
existing residential uses in the Orange Park/Mayfair neighborhood from taller mixed-use
multifamily buildings on the South Spruce Avenue Corridor.A node of publicly-accessible active
ground floor uses,including uses like retail,restaurants,and clinics,are required in new
development in order to create pedestrian activity and opportunities for interaction near Colma
Creek.Along the entire corridor,engaging building frontage types like arcades and forecourts create
varied building facades.
c.Employment Area.A mixture of warehousing,manufacturing,processing,and storage and
distribution uses are allowed in Lindenville to continue the city’s industrial heritage.High floor area
ratio allowances in industrial zones create potential for property owners to increase industrial
building square footage and modernize Lindenville’s industrial building stock.Residential uses,
except where the South Linden Avenue Arts and Maker Overlay applies,and R&D uses will not be
allowed in industrial districts, limiting potential for loss of industrial uses.
d.South Linden Arts and Makers District.The South Linden Arts and Makers District is comprised
of a variety of uses to promote arts and cultural identity,including live-work housing,studios,
makers spaces,and supportive uses such as restaurants and bars.The portion of the corridor north of
Victory Avenue has a mix of housing,live-work,arts and makers spaces,and commercial uses,
while the southern portion introduces arts and makers uses into its existing industrial character.
Ground floors of buildings along the corridor are populated with arts and makers uses,contributing
to Lindenville’s vibrancy and an eclectic streetscape.Older industrial buildings are adapted and
newer structures are designed to suit the needs of artists and makers.
2.Creating a Complete Neighborhood.The Mixed Use Neighborhood and South Spruce Avenue
Corridor will help to provide more neighborhood choice,spur the creation of new housing opportunities
and community services,and help to create more complete and walkable neighborhoods.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.
3.Building on the Industrial Legacy.The Specific Plan encourages the creation of a second-generation
industrial neighborhood that retains the logistics,manufacturing and warehousing uses it is known for,
but encourages the adaptation of existing older industrial areas into new and modern industrial spaces
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but encourages the adaptation of existing older industrial areas into new and modern industrial spaces
that allow for more flexibility to support emerging industrial and creative uses.The Plan also includes
retention strategies to prevent the displacement of existing businesses and increase City outreach and
assistance to local businesses.
4.Cultivating Arts and Cultural Identity.Following the direction laid out in the General Plan and
Public Arts Master Plan,the Lindenville Specific Plan establishes an overlay district that facilitates the
retention and creation of new creative uses in the South Linden Avenue Arts and Makers District.This
district would require arts and maker uses on the ground floor of buildings and minimizes the regulatory
requirements for the adaptive reuse of existing buildings along South Linden Avenue.This district
would also serve as a transitional area between the traditional industrial areas in the eastern and
southern areas of Lindenville and the new,mixed-use residential uses in the northern portion of the
Specific Plan area.
5.Building Climate Resilience.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 the chapters of the Specific Plan and
have influenced the development of the policies, actions, and standards of the Specific Plan.
6.Enhancing Open Spaces.Lindenville currently has no publicly accessible open space.The proposed
open space network would create new public parks and open space typologies that could connect to
existing green spaces outside of the Plan Area.The open space framework is based on the following
strategies:
a.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.
b.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.
c.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.
d.Mini Parks and Plazas.Mini parks and plazas provide smaller-scale open space throughout
Lindenville that support community gathering spaces adjacent to new development.
7.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
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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.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.
8.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.
Ch.3:Land Use and Housing establishes land use and housing goals,policies,and standards to guide the City
as Lindenville changes.First it describes land use,open space and blue-green infrastructure,and mobility
frameworks for Lindenville character areas.Then,the Chapter establishes land use districts and associated
standards related to uses,densities and intensities,building height,and active ground floor uses.It also outlines
procedures related to transfer of development rights and dedication and easement requirements and defines
standards to enhance Lindenville’s arts and cultural identity.
Ch.4:Design and Development Standards contains the standards that apply to new development in
Lindenville.The development standards include Lindenville-wide design standards and development standards
based on the Character Area and Land Use District that a development project is located in.
Ch.5:Parks and Open Space prioritizes the creation of an interconnected network of parks and open spaces
that provides a wide range of uses to serve all ages and abilities and address ecological,social,equity,and
health issues.The Plan identifies Park and Open Space Types to meet the goal of 43.7 acres of open space
within the Plan Area.
Ch.6:Mobility aims to make travel within Lindenville a more stress-free activity and to better connect local
Lindenville streets to regional and active transportation facilities including BART,Caltrain,US-101,and
Centennial Way Trail.The goals,policies and streetscape plans in the Chapter provide a vision that invites
pedestrians,bicyclists,and transit users into the transportation network in a way that prioritizes their safety and
comfort above vehicle speed and creates space for all types of roadway users.
Ch.7:Infrastructure identifies the types of infrastructure improvements that are necessary to serve the new
mixed-use neighborhoods in the north,an increase in residential population,and utilization of green
infrastructure for stormwater management and public realm enhancement.
Finally,Ch.8:Implementation describes the implementation activities,funding approach,and plan
administration needed to execute the vision for Lindenville.It identifies a range of funding programs to
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administration needed to execute the vision for Lindenville.It identifies a range of funding programs to
implement the capital improvements needed to support existing and future development.
Public Engagement
As part of the release of the Public Draft Lindenville Specific Plan on June 30,a series of public meetings were
also scheduled to allow the public,City Council,the Planning Commission,and other City Boards and
Commissions to review the document and provide feedback.
·July 3 Youth Commission
·July 6 Planning Commission
·July 8 Pop-up at Orange Park Farmers Market
·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 21 Pop-up at Orange Park Movie Night
·July 26 City Council
A summary of the high-level feedback collected through this public engagement process will be included in the
staff presentation to the Planning Commission.
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.
Attachments
1.Executive Summary of the Draft Lindenville Specific Plan
2.Previous Staff Presentation from July 6, 2023 PC Meeting
3.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
21
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
22
EXECUTIVE SUMMARY 7
Land Use Districts
23
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.
24
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
25
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
26
EXECUTIVE SUMMARY 11
Parks and Open Space Framework Plan
27
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.
28
EXECUTIVE SUMMARY 13
Transit Priority Streets Bicycle Priority Streets
29
Public Draft Specific Plan
Planning Commission
July 6, 2023
30
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
31
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
32
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
33
Public Draft Specific Plan
Released June 29, 2023
Planning Commission / 5
34
Planning Commission / 6
35
Vision
Planning Commission / 7
36
Transforming Lindenville
Planning Commission / 8
From an employment area To a place for people, nature, arts,
opportunity, and resilience
Source: Hassell Studio
37
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
38
Establishing Character
Areas
•Complete neighborhoods
•Development and amenities near
transit, in residential areas, and in
walkable activity centers
•Unique design standards
Planning Commission / 10
39
Creating a Complete Neighborhood
•Diverse housing
•Neighborhood serving uses
•Arts and makers spaces
Planning Commission / 11
40
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
41
Cultivating Arts and
Cultural Identity
•New Lindenville Arts and Makers
Overlay
•Unique design standards
•Art in public spaces
Planning Commission / 14
42
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
43
Enhancing Open Spaces
Planning Commission / 16
Neighborhood Parks
Plazas
Colma Creek Greenbelt
Greenways and TrailsMini Parks and Plazas
Lindenville Linear Park
44
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
45
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
46
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
47
Connecting Communities
•Walkable block structure
•Integrated bike and pedestrian network
Planning Commission / 20Bicycle Priority Streets
48
Key Planning and Urban Design Standards
Planning Commission / 21
49
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
50
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
51
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 52
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
53
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
54
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
55
Transition from T4L to RL Districts
Planning Commission / 28
56
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
57
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
58
Design Standards
Planning Commission / 31
Intent: to create unique design
character for areas in Lindenville
•Building massing
•Materials and color
•Passive shading
•Entryways
59
Establishing Character Areas
Planning Commission / 32
Building Massing Color
ShadingMaterials
60
Colma Creek Greenbelt
Planning Commission / 33
61
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
62
Colma Creek Greenbelt
•16+ acres of open
space
•Active mobility
corridor
•Flood improvements
•Blue-green
infrastructure
Planning Commission / 35
63
Colma Creek Cross Sections
Planning Commission / 36
64
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
65
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
66
Next Steps
Planning Commission / 39
67
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
68
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
69
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
70
Executive Summaries
Available at:
https://shapessf.com/
•English
•Spanish
•Mandarin
•Tagalog
Planning Commission / 43
71
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
72
Thank You!
Planning Commission / 45
73
Public Draft Specific Plan
Planning Commission
August 3, 2023
74
Give an overview of
the Lindenville
Specific Plan
process
Review vision and
major strategies in
the Public Draft
Specific Plan
Review key policy
issues for your
direction
Hear your
comments on the
Public Draft
Specific Plan
The Purpose of
Today’s Meeting
is…
Planning Commission / 2
75
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
76
Summary of Engagement
Process
•3 online surveys and feedback forms
•4 community workshops (2 in person, 2 virtual)
•6 pop-up events
•3 rounds of stakeholder meetings
•6 Technical Working Group meetings
•14 Board and Commission meetings
•Colma Creek Citizen’s Advisory Committee x2
•Planning Commission x3
•Bicycle and Pedestrian Commission x2
•Parks and Recreation Commission
•Cultural Arts Commission x2
•Design Review Board
•Equity and Safety Commission
•Youth Commission
•City Council x2
Planning Commission / 4
77
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 Board: July 18
•Cultural Arts Commission: July 20
•City Council: July 26
•Planning Commission: August 3
Planning Commission / 5
78
Next Steps
•Compile public comments and recommend Specific Plan changes: August
•Presentations to Boards and Commissions
•SFO Airport Land Use Commission - August
•City/County Association of Governments of San Mateo County (CCAG) Board -
September
•Planning Commission (9/7)
•Release Environmental Impact Report Addendum: September
•City Council Consideration: 9/27
Planning Commission / 6
79
Public Draft Specific Plan
Released June 29, 2023
Planning Commission / 7
80
Planning Commission / 8
81
Vision 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.
82
Transforming Lindenville
Planning Commission / 10
From an employment area To a place for people, nature, arts,
opportunity, and resilience
Source: Hassell Studio
83
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 / 11
84
Open Space/Climate Needs
Discussion Topic #1
Planning Commission / 12
85
Open Space and Climate Needs
•Needs:
•43.7 acres of open space, based on new
residents/employees
•Flooding and stormwater management
solutions
•Major strategies
•Colma Creek Greenbelt
•Lindenville Linear Park
•Integration of blue-green infrastructure in
open spaces
Planning Commission / 13
Example blue-green infrastructure strategies
recommended for incorporation in Lindenville 86
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 / 14
Source: Hassell Studio
Source: Hassell Studio
87
Colma Creek Greenbelt
•16+ acres of open
space
•Active mobility
corridor
•Flood improvements
•Blue-green
infrastructure
Planning Commission / 15
88
Colma Creek Cross Sections
Planning Commission / 16
89
Flood
Scenarios
•Evaluated 100-year
storm events,
including future
climate change and
sea level rise
Planning Commission / 17
Future Climate 100-year Storm + 6’ SLR
Existing Climate 100-year Storm + 3’ SLR
Future Climate 100-year Storm + 3’ SLR
Existing Climate 100-year Storm
90
Modeling Analysis
•Investigating causes of flooding and
potential flood protection options
•Colma Creek
A.Remove Dissipator Teeth
B.Widen Colma Creek
C.Off-line Floodable Multi-use Park(s)
D.Channel Improvements
•Navigable Slough
E.Raise Future Development Sites
F.Increase Capacity of Culverts
G.Tide Gates
H.Detention
•Districtwide
•Reduced Inflow
A
B
C
B
E
G
F
Planning Commission / 18
D
H
91
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 / 19
Spruce AvenueLinden AvenueDissipator TeethWSE (Future 50-year + 3ft SLR )
2ft freeboard
1.8ft freeboard
Future 50-year Storm + 3ft SLR
92
Colma Creek Greenbelt TDR Program
Planning Commission / 20
•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
93
Lindenville Linear Park
•100’ wide
•Active mobility corridor connecting
Centennial Way Trail to Colma Creek
•Mini parks, small recreation spaces
envisioned along corridor
•Opportunity for blue-green infrastructure
•Provides emergency vehicle access
Planning Commission / 21
94
Lindenville Linear Park
•Parcels on the west shall contribute at least 26’ of open space, parcels on the
east shall contribute at least 74’
•Parcels still required to contribute open space per Chapter requirements
Planning Commission / 22
95
Related Feedback
•Planning Commission (7/6)
•Incentives may not be enough to make Colma Creek Greenbelt happen
•Flooding will be a big problem in the future
•The Greenbelt and other flood control projects would be expensive
•Colma Creek Citizens Advisory Committee (5/26)
•Likes idea of there being floodable open space for recreation
•It will be important for the City to communicate next steps for the Greenbelt with the public, business owners, and other agencies
•Putting together funding will be a big effort
•There's no silver bullet to fix flooding – it will be an iterative process that will layer a number of strategies
•City Council (7/26)
•Support vision for open space and climate strategies, but questions on implementation
•How do we incorporate open space/landscaping onto buildings (roofs, patios, etc.)
Planning Commission / 23
96
Discussion
•Do you have any feedback on the Colma
Creek Greenbelt and the Lindenville
Linear Park?
•What, if anything, would you change?
Planning Commission / 24
97
Design/Development Standards
Discussion Topic #2
Planning Commission / 25
98
Key Planning and Urban Design Standards
Intent:
•Create unique design character for areas in
Lindenville, tailored to each Character Area
•Provide thoughtful transitions to adjacent
residential neighborhoods
•Incentivize development of open spaces and
green buildings
Planning Commission / 26
99
South Linden Avenue Arts + Makers District
•Character
•An eclectic and artistic destination for living and working
•Zones
•Arts and Makers Overlay Zone
•T3ML (north of Victory) and MIH (south of Victory)
•Use
•Arts and makers uses: studios,live-work, makers spaces, etc.
•Light industrial
•Adaptive reuse
•Multifamily housing allowed north of Victory Avenue
•Density
•T3ML: Required 0.5 FAR commercial
•T3ML: Residential density: 20 - 60 du/ac
Planning Commission / 27
100
South Linden Avenue Arts + Makers District
Planning Commission / 28
101
Mixed Use Neighborhood
•Character
•A green, livable neighborhood with easy access to daily needs
•Colma Creek transformation and Lindenville Linear Park provide recreational opportunity
•Zones
•Primarily T4L and T5L
•Height Incentive Overlay and Colma Creek Greenbelt Overlay
•Use
•Horizontal and vertical mixed use
•Supportive uses like retail, restaurants, etc.
•Density
•Residential density: 80 - 120 du/ac (T4L);80 - 140 du/ac (T5L)
•Maximum 0.5 FAR commercial
Planning Commission / 29
102
Mixed Use Neighborhood
Planning Commission / 30
Source: Hassell Studio
103
South Spruce Avenue Corridor
•Character
•An active, safe, and inviting place for shopping and living, with convenient multimodal connections
•Zones
•T4L and T5L
•Active Ground Floor Use Overlay
•Use
•Horizontal and vertical mixed use
•Active ground floor uses required under Overlay
•Density
•Residential density: 80 - 120 du/ac (T4L);80 - 140 du/ac (T5L)
•Maximum 0.5 FAR commercial
Planning Commission / 31
104
South Spruce Avenue Corridor
Planning Commission / 32
105
Employment Area
•Character
•Employment uses, sometimes in campus settings
•Zones
•BPO, BTP-H, MIM, MIH (existing zones)
•Southline is regulated under its own specific plan
•Use
•Offices, industrial, supportive commercial uses
•Density
•Maximum FAR ranges from 0.4 - 1.0, depending on district
•Maximum FAR allowed to increase with community benefits
Planning Commission / 33
106
Employment Area
Planning Commission / 34
107
Design Standards
Planning Commission / 35
•Simple building massing
•Bold materials and color
•Expressive passive shading
•Identifiable entryways
Building Massing
Color
Shading
Materials
108
Unique Design Character | Differentiate from Downtown
Planning Commission / 36
109
Unique Design Character | Building Elements
Planning Commission / 37
Simple building massing Expressive passive shadingIdentifiable entryways
110
Planning Commission / 38
Unique Design Character | Building Form
111
Building Height
•Heights oriented towards the
Mixed Use Neighborhood, San
Bruno BART, and along US-101
•Heights in most parts of
Lindenville consistent with the
rest of the city
•Height Incentive Overlay is the
exception
•Regulated transitions to RL
Districts
Planning Commission / 39
112
Height Incentive Overlay
•Intent: Incentivize green buildings and open space creation
•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 / 40
Mass Timber High Rise; KTGY
113
High Rise Standards
Planning Commission / 41
114
Transition from T4L to RL Districts
Planning Commission / 42
115
Related Feedback
•Youth Commission (7/3)
•Design standards should make buildings look interesting and not just like cubes
•Planning Commission (7/6)
•Need to make sure we maintain transitions from T4L to RL and don't
give exceptions to height limits in this area
•Community Open House (7/13)
•Need strong setbacks for transitions to residential uses
•Design Review Board (7/18)
•Design standards are over-simplistic; revise to allow for more innovation
•City Council (7/26)
•Ensure adequate transitions from existing neighborhoods, look at allowing taller
heights closer to US-101
•Allow for more creativity in design standards
Planning Commission / 43
116
Discussion
•Do you have any comments on the
Design and Development Standards?
•What, if anything, would you change?
Planning Commission / 44
117
Mobility
Discussion Topic #3
Planning Commission / 45
118
Bicycle Network
BPAC / 46
•More access points to Centennial Trail
•New cycle-track on S. Spruce
•Extension of trail along Colma Creek
•New cross-town trail connecting Centennial and Bay Trail
•Many local access routes
Bicycle Priority Streets
119
Pedestrian Network
BPAC / 47
•Pedestrian improvements
in parts of Lindenville with
major land use change
•S. Spruce and Colma Creek
will see the biggest
overhaul
Pedestrian Priority Streets
120
Vehicle Network
BPAC / 48
•Vehicle flow improvements along Airport Blvd and San Mateo Ave
•New street extensions break up bigger blocks
•S. Canal removed as part of creek widening
•Parking maintained on local access routes
Auto Priority Streets
121
Transit Network
BPAC / 49
•SamTrans uses S. Spruce, Huntington, and Airport Blvd
•Private shuttles use Southline, S. Linden and Airport Blvd
•Less than a ¼ mile walk to a bus or shuttle stop for everyone in Lindenville
Transit Priority Streets
122
Planning Commission / 50
123
Planning Commission / 51
124
Feedback on the Mobility Network
•BPAC (6/7)
•Likes idea of alleys/laneways
•Cars block sidewalks, need to make sure pedestrians can move around
•Likes cross-town bike paths
•Community Open House (7/13)
•Prioritize pedestrian access
•City Council (7/26)
•Prioritize the implementation of sidewalks to close existing coverage gaps
•Show how Mobility network is connected to sustainability and livability in the Plan
•Comments about not prioritizing proposed Utah Ave Overpass over bicycle and
pedestrian improvement needs
Planning Commission / 52
125
Discussion
•Do you have any feedback on the
transportation network?
•What, if anything, would you change?
Planning Commission / 53
126
Environmental Justice
Discussion Topic #4
Planning Commission / 54
127
Planning For Healthy Communities Act
Planning Commission / 55
•SB 1000 recognizes that the planning profession has power to influence health and equity outcomes.
•Requires local governments to identify any "disadvantaged communities (DACs)" in its jurisdiction when a city or county adopts or updates two or more elements of its general plan concurrently on or after January 1, 2018.
If DACs are identified, then local
governments have two options:
An EJ Element: a
separate new
element in the
general plan
EJ Policies: a set of EJ-
related goals, policies, and
objectives integrated in other elements
128
General Plan EJ Screening
Planning Commission / 56
Method 1
CalEnviroScreen 4.0
CalEnviroScreen
composite score
Areas with top 25%
CalEnviroScreen score
Method 2
Low-income communities with
disproportionate pollution burden
PM2.5 percentile
Diesel percentile
Other pollution
factors
Median
Household
Income
Areas at or below 80%
of State and County AMI
Low Income
Communities
Disproportionately
Affected by
Environmental Pollution
Identified
Disadvantaged
Communities
129
Disadvantaged Communities Analysis
•Identified as a
“Disadvantaged Community”
in the General Plan
•Included in a Census tract
with East of 101 and Orange
Park
Planning Commission / 57
130
Lindenville Specific Plan EJ Screening
Planning Commission / 58
Method 3
Community-specific data
and groundtruthing
Review Community-
Specific Data
Method 1
CalEnviroScreen 4.0
CalEnviroScreen
composite score
Areas with top 25%
CalEnviroScreen score
Method 2
Low-income communities with
disproportionate pollution burden
PM2.5 percentile
Diesel percentile
Other pollution
factors
Median
Household
Income
Areas at or below 80%
of State and County AMI
Low Income
Communities
Disproportionately
Affected by
Environmental Pollution
Identified
Disadvantaged
Communities
Verification through
Community
Engagement
131
Transportation-Related
Planning Commission / 59
132
Lindenville Pollution Burden
Planning Commission / 60
Pollution Burden Indicator Tract 6023’s
Percentile Score Lindenville’s Estimated Pollution Burden
Diesel Particulate Matter 94.6 Disproportionately high pollution burden
Traffic Impacts 80.8 Disproportionately high pollution burden
Cleanup Sites 98.9 Disproportionately high pollution burden
Groundwater Threats 99.7 Disproportionately high pollution burden
Hazardous Waste Generators
And Facilities
99.9 Disproportionately high pollution burden
Impaired Water 87.0 Low; Not a disproportionate pollution burden
Toxic Releases From Facilities 37.7 Low; Not a disproportionate pollution burden
Drinking Water Contaminants 54.0 Low; Not a disproportionate pollution burden
PM2.5 32.9 Low; Not a disproportionate pollution burden
Ozone 7.5 Low; Not a disproportionate pollution burden
Solid Waste Sites And Facilities 97.2 Not applicable; Not a disproportionate pollution burden
Children’s Lead Risk From
Housing
79.7 Not applicable; Not a disproportionate pollution burden
Pesticide Use 0 Not applicable; Not a disproportionate pollution burden
133
Specific Plan Strategies
•Expands active transportation networks to promote healthy lifestyles and reduce emissions
•Plans for creation of open spaces and expansion of tree canopy
•Requires screening, air filtration, and sound abatement for new development to reduce impacts from nearby generators of noise, odor, and sound
•Requires developers to undertake an Environmental Site Assessment and remediate groundwater and soil contamination
Planning Commission / 61
134
Next Steps
Planning Commission / 62
135
Thank You!
Planning Commission / 63
136