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2 Project Description
The project analyzed in this EIR is the proposed amendments to the City of South San
francisco's 1999 General Plan, hereafter referred to as the proposed Amendment. The
Amendment proposes a new land use designation to allow for mixed-use development for the
southern portion of El Camiuo Real within the city, and includes policies in several places in
the General Plan to support this change.
This project description provides the basis for the environmental analysis in Chapter 3. This
chapter provides background information regarding the regional location and boundaries of
the Planning Area, purpose and objectives of the proposed Amendment, and key components
of the Amendment including build out and proposed policies.
2.1 REGIONAL LOCATION AND LOCAL SETTING
REGIONAL LOCATION
The City of South San Francisco is located on the west shore of the San Francisco Bay, in
northern San Mateo County. The city is built upon the Bay Plain and the northern foothills of
the Coastal Range. The city is strategically located along major transportation corridors and
hubs, including U.S. 101, 1-280, 1-380, the Southern Pacific Railroad, and the San Francisco
International Airport. The regional location of the city is shown in Figure 2.1-1.
LOCAL SETTING
The Planning Area is located in the southern portion of El Camino Real. The proposed
Amendment Planning Area is located along El Camino Real between Chestnut Avenue and
Noor Avenue in central South San francisco. This segment of El Camino Real is approximately
1.25 miles west of downtown and U.S. 101, one mile east ofI-280, and approximately one mile
north of 1-380. The northern portion of El Camino Real (not in the Planning Area) includes
the South San francisco Bay Area Rapid Transit (BART) station along with newer high-density
development, major commercial establishments such as Costco, and Kaiser Hospital. To the
south of the Planning Area is the City of San Bruno. Uses immediately south of the Planning
Area in San Bruno include the Shops at Tanforan, the San Bruno BART Station, and newer
high-density residential development at The Crossing. figure 2.1-2 illustrates the location of
the Planning Area.
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Draft Environment Impact Report for South EI Camino Real General Plan Amendment
Chapter 2: Project Description
2.2 PURPOSE AND OBJECTIVES OF THE PROPOSED AMENDMENT
The Planning Area occupies a strategic location at the geographic center of South San
francisco. El Camino Real is a major transportation spine, providing tremendous visibility and
access to the area. While the area has some vibrant uses, much of the corridor is underutilized,
with single-story development or uses such as drive-through fast-food establishments, motels,
and auto body shops. Development along the corridor is typically set back from El Camino
Real, behind large surface parking lots, separating active uses from the pedestrian realm. In
addition, development is at low intensities and too spread out to sustain much pedestrian
activity or to develop a unifying identity. With its location at the center of the city, and
proximity to adjacent neighborhoods, the South San Francisco High School, and BART, the
area offers tremendous opportunity li)r reuse and revitalization with vibrant uses that capitalize
on the area's setting, visibility, and transit access.
The proposed Amendment aims to target higher intensities and mixed-use development in the
southern portion of El Camino Real in the City of South San Francisco, to stimulate
revitalization, and transition the corridor into a thriving, pedestrian-oriented area, with a mix
of uses.
The vision of El Camino Real as an urban, pedestrian-friendly, transit-oriented corridor for
residents to live, work, shop, and play reflects the City's support of the Grand Boulevard
Initiative which encourages compact mixed-use development and high-quality urban design
along El Camino Real. This vision will also allow the City to proactively address issues
identified in the State of California 2006 Global Warming Solutions Act (AB32) and the State's
greenhouse gas emission law (SB375).
2.3 PROPOSED AMENDMENT
The existing land use framework of the 1999 General Plan is shown in the General Plan Land
Use Diagram (Figure 2.3-1), which is a graphic representation of the themes and policies in the
General Plan. It designates the location, distribution, and extent of land uses through buildout,
which is anticipated to be by 2020. Descriptions of land use classifications are contained in the
Land Use Element of the General Plan.
The proposed Amendment would incorporate a new land use designation, El Camino Real
Mixed Use, into the General Plan.
EL CAMINO REAL MIXED USE
This designation is intended to accommodate high-intensity active uses and mixed-use
development in the South El Camino Real area. Retail and department stores; eating and
drinking establishments; hotels; commercial recreation; financial, business, and personal
services; residential; educational and social services; and office uses are permitted. A portion of
the frontage of a site along El Camino Real is required to be devoted to active uses-uses that
are accessible to the general public and generate walk-in pedestrian clientele and contribute to
a high level of pedestrian activity. Uses that generate pedestrian activity include retail shops,
restaurants, bars, theaters and the perfonning arts, cOllllnercial recreation and entertainnlent,
personal and convenience services, hotels, banks, travel agencies, child care services, libraries,
11l1lseUlllS and galleries.
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Draft Environment Impact Report for South EI Camino Real General Plan Amendment
Chapter 2: Project Description
For sites larger than three acres, the mmlmum FAR for all uses, exclusive of substantially
above-grade structured parking, shall be 0.6, of which a minimum 0.3 FAR shall be active uses.
The maximum FAR for all uses, inclusive of housing and substantially above-grade structured
parking shall be 2.5, with increases to a maximum total FAR of 3.5 for development meeting
specified criteria.
Residential density is limited to 60 units per acre, with increases to a maximum of 80 units per
acre for development meeting specified criteria. For parcels on the east side of El Camino Real,
between First Street and West Orange Drive, either a mix of uses as permitted under this
classification or residential use only (up to 40 units per acre) is permitted.
The El Camino Real Mixed Use land designation is proposed for most of the Planning Area
(Figure 2.3-2). The proposed land use designation also includes new corresponding
density/intensity standards and a change in height requirements for the Planning Area (Figure
2.3-3). The proposed Amendment also includes a policy that requires a minimum percentage
of the frontage of a site along El Camino Real to be devoted to active uses. Table 2.3-1 shows
existing uses and standards and the proposed changes.
Table 2.3-1: Proposed General Plan Amendment
Existing
Community Commercial
High Density Residential
Medium Density Residential
Mixed Use not allowed
Land Use
Designation
Uses
Proposed
EI Camino Real Mixed Use
Mixed use allowed
SO feet
80 feet
120 feet with discretionary approval
Height
Limitationsl
Minimum
Active Use
Requirement
Minimum
FAR
0.30 FAR for sites larger than 3 acres
Maximum
0.60 for sites larger than 3 acres.
FAR
Community Commercial: 0.5
1.0 permitted wi incentives & bonuses
EI Camino Real Mixed Use: 2.5
3.5 permitted wi incentives & bonuses2
60.0 du/ac3.4
80.0 permitted wi incentives & bonuses
High Density Residential: 18.1-30 du/ac
37.5 du/ac permitted wi incentives & bonuses
Medium Density Residential: 8.1-18.0 du/ac
22.5 du/ac permitted wi incentives & bonuses
I. For areas subject to airport-related height limitations, building heights must be in accordance with the limits indi-
cated in the most recently adopted Comprehensive Airport Land Use Plan.
2. 0.5 FAR Bonus with Transportation Demand Management Program, 0.5 Far Bonus with other specified design stan-
dards
Maximum
Density
3. Residential limit in addition to FAR limit.
For parcels on the east side of El Camino Real, between First Street and West Orange Avenue, maximum density is
40.0 du!ac if residential use only.
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Draft Environment Impact Report for South EI Camino Real General Plan Amendment
Chapter 2: Project Description
2.4 GENERAL PLAN BUILDOUT
full development under the General Plan is referred to as "buildout." Although the General
Plan horizon is to the year 2020, the Plan does not specify or anticipate when buildout will
actually occur, nor does the designation of a site for a certain use necessarily mean the site will
definitely be developed with that use by 2020. This section describes the implications of the
projected additional buildout with the proposed Amendment in terms of future population,
housing units, and jobs.
METHODOLOGY
In order to estimate additional build out, the proposed Amendment makes several
assumptions. Approximately 45% of the Planning Area is projected to be redeveloped at 75% of
maximum potential, as a reasonable estimate of redevelopment that can be expected under the
proposed Amendment. This analysis assumes a distribution of uses within El Camino Real
Mi.xed Use of roughly 65% residential and 35% commercial, offices, and hotels.
Residential Buildout
Buildout Population
Table 2.4-1 summarizes buildout with the General Plan Amendment by population and
housing units. With the proposed Amendment, the General Plan will accommodate a
population of approximately 69,810 people at buildout, an increase of about 4% over the
current General Plan buildout, and about 7% over existing conditions. This growth represents
a population increase of 2,410 and 840 additional housing units in the Planning Area, when
compared to the General Plan buildout assumptions.
Table 2.4-1: Population and Housing Units at Buildout
General Plan Buildout
wI Amendment
(2020)
67.400
22. 180
21,071
(2020)
69,810
23,020
21,861
Planning Area
(2020 increase from
existing General Plan)
+2.410
+840
+790
Population I, 2
Housing Units
Households'
Existing Conditions
(2009)
65,020
21,109
20,765
General Plan Buildout
I. Buildout population rounded to nearest hundred.
2. Buildout population was calculated assuming 3.04 persons per household.
3. Households are estimated as 95% of the total housing units, assuming a 5% vacancy rate.
Sources: Ory of South San Frandsco General Plan, /999; Dyett & Bhatia, 2009; California Department of Finance, 2009.
Residential Development
As shown in Table 2.4-1, the current General Plan, as of 1999, accommodates 22,180 housing
units at buildout. With the proposed Amendment, the General Plan is intended to
accommodate 23,020 housing units; the additional 840 housing units are anticipated to be infill
residential developed as part of mixed-use developments in the Planning Area.
2-9
Draft Environment Impact Report for South EI Camino Real General Plan Amendment
Chapter 2: Project Description
Non-Residential Buildout
NOIl-Residelltial Bllildollt
Table 2.4-2 shows that the General Plan accommodates 27.1 million square feet of non-
residential development. With the proposed Amendment, the General Plan is intended to
accommodate approximately 27.4 million square feet of non-residential development, as a
result of increase in non-residential development in the Planning Area. The additional non-
residential development is projected to generate approximately 700 jobs; thus, with the
proposed Amendment, the General Plan will result in 72,100 jobs in South San Francisco at
buildout.
Table 2.4-2: Non-Residential Development and Jobs at Buildout
General Plan Buildout
General Plan Buildout w/ Amendment
Planning Area
Non-Residential Development
(million s.f.)
Jobs.'
Employed Residents'
Ratio Uobs/Employed Resident)
I. Jobs at buildout rounded to the nearest hundred.
2. Employed residents at buildout for the proposed Amendment were calculated using the ratio of employed resi-
dents to total population as estimated for the current General Plan for 2020 (48% of total population).
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33,509
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+1,157
0.61
Sources: AMG Projections, 2007; Ory of South San Francisco General Plan, /999; Dyett & Bhatia, 2009.
2.5 KEY POLICIES
The Planning Sub-Areas Element of the General Plan contains policies specific to individual
planning sub-areas in the city. Policies in the element complement citywide policies included
in the Land Use and other elements. The proposed Amendment introduces new guiding and
implementing polices to Section 3.4: El Camino Real. New policies are also added in the Land
Use, Parks and Recreation, and Noise elements.
2: LAND USE
2-1-22 Require that all development conforms to the most recently adopted version of the San
Mateo County Comprehensive Airport Land Use Plan,
3.4: EL CAMINO REAL
Guiding Policies: EI Camino Real
3.4-G-5 Develop the South El Camino area as a vibrant corridor with a variety of residential
and non-residential uses to foster a walkable and pedestrian-scaled environment.
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Implementing Policies: EI Camino Real
South El CamillO Real Policies
Area Wide Policies
3.4-1-17 Require that any redevelopment of the low-intensity commercial uses in this area is in
the form of high intensity active use or mixed-use development, with active uses such as retail
shops, restaurants, bars, theaters and the performing arts, commercial recreation and
entertainment, personal and convenience services, hotels, banks, travel agencies, airline ticket
agencies, child care services, libraries, museums and galleries fronting El Camino Real at the
ground level, and a range of compatible uses such as residential, office, and hotels/motels at
upper levels and in portions not fronting El Camino Real. Retail only developments are
allowed, provided they meet minimum fAR requirements. for parcels on the east side of El
Camino Real, between first Street and West Orange Avenue, either a mix of uses is permitted
or residential use only is permitted.
3.4-1-18 Require any development/redevelopment on sites larger than three acres at an fAR of
no less than 0.6, exclusive of substantially above-grade structured parking, of which a
minimum 0.3 fAR shall be devoted to active uses.
3.4-1-19 In addition, for sites larger than three acres, requll'e a mllllmum fAR of 0.30 be
devoted to active cOllllllercialuses.
3.4-1-20 Maintain large lot sizes to accommodate high-intensity mixed-use development.
Discourage the subdivision of lots larger than two acres.
3.4-1-21 Encourage lot consolidation in the area, either through active redevelopment, or
through owner participation.
3.4-1-22 Promote visually intricate development, using horizontal and vertical building
articulation that engages pedestrians; and diversity in color, materials, scale, texture, and
building volumes.
3.4-1-23 Maintain an open, walkable environment throughout the area by providing space at
the ground level for enhanced pedestrian connections, either through open promenades or
internal semi-public pathways.
3.4-1-24 Limit curb cuts along pedestrian routes, so that pedestrian circulation and safety are
not compromised by vehicle access to parking.
3.4-1-25 Locate parking so that it is not a dominant visual feature of the pedestrian
environment. Encourage underground parking by including all areas of a building substantially
above-grade devoted to parking in fAR calculations.
3.4-1-26 Establish development standards in the Zoning Ordinance for South El Camino Real:
. Require a minimum percentage of the frontage of a site along El Camino Real to be de-
voted to active uses. Ensure that depth and height of the provided space is adequate to
accommodate a variety of tenants and provide flexibility for the future.
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. Allow buildings up to 80 feet by right, and up to 120 feet (along with a higher FAR as
specified in Chapter 2) based on discretionary design review and approval by the Plan-
ning COllllUissioIl.
. Maintain a consistent building base/streetwall along El Camino Real and side streets,
ranging in height between 25 and 35 feet.
. Maintain build-to lines, with step-backs for development exceeding 35 feet in height.
. Require buildings to be finely articulated and visually engaging.
SOl/th San Francisco High School/Baden
3.4-1-27 Require development be oriented to El Camino Real, with the ground 1100r of
buildings designed so that pedestrians can see shops, restaurants, and activities as they walk
along the sidewalk.
3.4-1-28 Undertake efforts to slow traffic near the High School, and provide an adequate
number of crossings across El Camino Real.
See's Candies/Sol/th Spruce
3.4-1-29 Require development be oriented to El Camino Real, with the ground floor of
buildings designed so that pedestrians can see shops, restaurants, and activities as they walk
along the sidewalk. The ground 1100r of buildings along Huntington, Noor, and South Spruce
avenues should also be designed to provide visual interest and promote pedestrian comfort.
3.4-1-30 Recognize See's Candies as a transitional use; permit it as a conforming use, allowing
for expansion or contraction as necessary. Require any redevelopment of the site to be in
conformance with the El Camino Real Mixed- Use District, non-industrial and sensitive to the
residential uses to the north.
5,1: PARKS, RECREATION AND OPEN SPACE
5. 1- I - 10 Explore methods to improve connectivity to open space and enhanced park and
recreation opportunities along South El Camino Real Corridor. This is an area identified for
mixed-use development, with potential addition of 2,300 residents. Possibilities to enhance
open space and recreational opportunities for new residents include:
. Increasing connectivity to the South San Francisco BART linear park by improving
Orange Avenue and Spruce Avenue to be more pedestrian friendly;
. Working with the South San Francisco Unified School District on potential shared
school/neighborhood park at the South San Francisco High School site;
. Continuing in-lieu fees to provide the ability to add to citywide parkland; and
. As part of Park, Recreation and Open Space Master Plan update, looking at focused
opportunities for a mini-park along South El Camino Real Corridor.
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9: NOISE
9-1-4 Ensure that project applications for all new noise-sens1l1ve land uses (plans and
specifications), including hospitals and residential units proposed within the CNEL 60 dB to
CNEL 69 dB aircraft noise contour include an acoustical study, prepared by a professional
acoustic engineer, that specifies the appropriate noise mitigation features to be included in the
design and construction of these uses, to achieve an interior noise level of not more than CNEL
45 dB in any habitable room, based on the latest official SflA noise contours and on-site
IlleaSllrelnent data.
9-1-5 Ensure that project applications for new noise-senSlllve land uses (plans and
specifications), including schools and places of assembly, proposed within the CNEL 60 dB to
CNEL 69 dB aircraft noise contour include an acoustical study, prepared by a professional
acoustic engineer, that specifies the appropriate noise mitigation features to be included in the
design and construction of these uses, to achieve an interior noise level of not more than Leq
45 dB for the noisiest hour of normal facility operation.
9-1-11 Do not allow new residential or noise sensitive development in the CNEL 70 dB+ areas
impacted by Sf 0 operations, as required by Airport Land Use Commission infill criteria.
9-1-12 Require new residential development in area between 65 and 70 db CNEL Sf 0 noise
contours to provide an avigation easelnent.
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