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Home My WebLink AboutReso 129-2022 (22-584)ERRATA General Plan Amendment The current General Plan Land Use Designation for the project site parcel is Business Commercial (BC)Freeway Commercial (FC). The BC designation does not currently allow development at the intensity proposed by the project. This amendment designates the project site as Transit Office/R&D Core (TO/RD) under the General Plan. Given the proximity of the project site to the Downtown Area, the General Plan Preferred Land Use Scenario (PLUS) envisions the project site and the nearby vicinity as an area suitable for East of 101 Transit Core designation, and is described as: Transit-oriented community with a walkable street pattern and a vibrant mix of high-density multifamily and employment uses with supportive retail, services, and amenities (minimum FAR from 2.0 up to 8.0 with community benefits; maximum residential densities up to 120 du/ac to 200 du/ac). The project has been designed to implement this PLUS vision. The project proposes an employment use development with a maximum FAR of 3.19, with a community benefits proposal, that is located adjacent to high-quality and regional transit. At this point in the ShapeSSF General Plan Update process, no further zoning standards or details are available. Also, the project parcel is located within the study area boundaries of the Downtown Station Area Specific Plan, but no land use designation, zoning, or development standards were assigned. Thus, the project is largely being designed in the mold and expectation of nearby DSASP designations and zoning that havehas been proven successful for high density employment developments near transit. Specifically, to ensure land use compatibility, the proposed project will be consistent with the General Plan’s description of Transit Office/R&D Core and will would conform closely to the Transit Office/R&D Core (TO/RD) development standards as described in Section 20.080.002 of the South San Francisco Municipal Code. The TO/RD sub-district is intended to provide a location for the highest intensity office or R&D uses in immediate proximity to the Caltrain Station. In addition, with the relocation of the Caltrain Station and construction of a pedestrian and bicycle rail undercrossing, this sub-district will provide convenient access to Grand Avenue and the surrounding areas and will support commercial revitalization. In order to accommodate the proposed project, the applicant proposes a text and map amendment to the General Plan. The proposed text amendment would add new text to the General Plan, allowing the City to apply the Transit Office/R&D Core (TO/RD) land use designation to additional areas it deems appropriate for transit-oriented development. The proposed text revisions to pg. 2-20 through 2-21 of the General Plan, where the General Plan Commercial Transit Office/R&D Core land use designation is defined, are as follows: Chapter 2: Land Use COMMERCIAL Transit Office / R&D Core The Transit Office/R&D Core area is generally bounded on the north by East Grand Avenue and extends to the parcels directly north of the South San Francisco Caltrain Station along Dubuque Avenue, on the east by Gateway Boulevard, on the south by South Airport Boulevard, and on the west by Industrial Way and the US 101 right-of-way. It is currently a mix of parking lots and low scale service and light industrial uses. This urban employment district would be characterized by a walkable street pattern, more like Downtown than the suburban-style developments that dominate much of the East of 101 area. With the extension of the Caltrain Station and construction of the pedestrian bicycle underpass, this area will be well connected to the Downtown, providing an opportunity for a significant number of workers to easily access downtown amenities. Taller buildings are suitable here in conformance with the FAA height limitations. The area would lend itself to corporate office, hotels, and other major facilities due to its high visibility from US 101 and proximity to San Francisco International Airport, Downtown San Francisco, and the various employment centers on the Peninsula. Along the extension of Grand Avenue to the east beyond the rail tracks undercrossing, limited retail and services may be feasible in the long run and to provide amenities for nearby employees. The allowable development intensity in the area would be 1.5 to 2.5 floor area ratio (FAR). A FAR up to 3.5 may be allowed if specific criteria are met. Project Site Re-designate from Business Commercial (BC) to Transit Office / R&D Core (TO/RD) General Plan Amendment 580 Dubuque Avenue - Land Use Regulations Table 20.110.002 Current Proposed Use Classification Freeway Commercial (FC)Planned Development (PD) Residential Uses Caretaker Unit -- Residential Care Facilities See sub-classifications below See sub-classifications below General -- Limited -- Public & Semi-Public Use Classifications Colleges and Trade Schools -- Community Assembly, 2k sf or less -- Community Assembly, More than 2k sf -- Cultural Institutions -- Day Care Centers -- Emergency Shelter -- Government Offices -- Hospitals and Clinics See sub-classifications below See sub-classifications below Clinics -- Hospitals -- Park and Recreation Facilities, Public MUP MUP Public Safety Facilities P P Schools, Public or Private -- Social Service Facilities -- Commercial Uses Adult Oriented Businesses -- Animal Care, Sales and Services See sub-classifications below See sub-classifications below Kennels -- Pet Stores P P Pet Day Care -- Veterinary Services -- Automobile / Vehicle Sales and Services See sub-classifications below See sub-classifications below Automobile/Vehicle Rentals -- Automobile/Vehicle Sales and Services C C Automobile/Vehicle Repair, Major -- Automobile/Vehicle Service and Repair, Minor -- Automobile/Vehicle Washing -- Rental Car Storage -- Service Station C C Towing and Impound -- Banks and Financial Institutions See sub-classifications below See sub-classifications below Banks and Credit Unions -- Pawnbrokers -- Other Financial Services -- Alternative Loan Businesses -- Building Materials Sales and Services -- Business Services -- Commercial Cannabis Businesses See sub-classifications below See sub-classifications below Cannabis Delivery-Only Operations -- Cannabis Distribution -- Cannabis Indoor Cultivation -- Cannabis Manufacturing -- Cannabis Testing -- Commercial Entertainment and Recreation See sub-classifications below See sub-classifications below Amusement Arcade -- Indoor Entertainment C C Indoor Sports and Recreation C C Outdoor Entertainment -- Outdoor Sports and Recreation -- Crop Production, Limited -- Eating and Drinking Establishments See sub-classifications below See sub-classifications below Bars/Night Clubs/Lounges -- Coffee Shops/Cafes C C Restaurant, Full Service P P Restaurant, Limited Service C C Food and Beverage Retail Sales See sub-classifications below See sub-classifications below Convenience Market -- Grocery Store C (1)C (1) Supermarket C (1)C (1) Funeral Parlors and Mortuaries -- Lodging See sub-classifications below See sub-classifications below Hotels and Motels P P Maintenance and Repair Services -- Massage Businesses MUP MUP Offices See sub-classifications below See sub-classifications below Business and Professional C P Medical and Dental -- Parking Services See sub-classifications below See sub-classifications below Commercial Parking P (8)P (8) Public Parking P P Personal Services See sub-classifications below See sub-classifications below General Personal Services P P Tattoo or Body Modification Parlor C C Retail Sales See sub-classifications below See sub-classifications below General Sales P P Firearm Sales -- Large Format Retail P P Second Hand Store -- Swap Meet -- Shopping Center -- Neighborhood P P Community P P Regional P P Employment Uses Construction and Material Yard -- Food Preparation -- Handcraft/Custom Manufacturing -- Industry, General -- Industry, Limited -- Recycling Facility See sub-classifications below See sub-classifications below Collection Facility -- Intermediate Processing -- Research & Development -P Clean Technology -- Salvage and Wrecking -- Warehousing, Storage, and Distribution See sub-classifications below See sub-classifications below Chemical, Mineral, and Explosives Storage -- Freight/Truck Terminals and Warehouses -- Indoor Warehousing and Storage -- Outdoor Storage -- Personal Storage -- Wholesaling and Distribution -- Transportation and Utilities Uses Airports and Heliports Light Fleet-Based -- Tansportation Passenger Terminals -- Utilities, Major -- Utilities, Minor P P Waste Transfer Facility -- Other Applicable Use Regulations Accessory Uses See Section 20.300.002 Accessory Buildings and Structures See Section 20.300.002 Accessory Buildings and Structures Nonconforming Use See Chapter 20.320 Nonconforming Uses, Structures, and Lots See Chapter 20.320 Nonconforming Uses, Structures, and Lots Temporary Use See Chapter 20.340 Temporary Use See Chapter 20.340 Temporary Use Limitations: 1. Prohibited east of 101. 2. Subject to state licensing requirements. 3. Only in conjunction with research facility. 4. Limited to locations east of South Airport Boulevard and the Bayshore Freeway. 5. Must be located a minimum of 500 feet from any Residential district. 6. Only within hotels and motels. 7. Must be associated with a hotel or retail use when located within 1,000 feet of SFO. 8. Restricted to: (a) areas located underneath major utility lines or under elevated freeways; or (b) consistent with General Plan Policy 3.2-I-5, airport- oriented parking facilities on Produce Avenue that were legally approved prior to 1999. 9. Tasting rooms require Minor Use Permit approval. 10. In accordance with General Plan Policy 3.5-I-11 and Resolution 84-97, legally approved freight forwarding, customs brokering, wholesale, warehousing, and distribution uses that existing in 1997 (or were approved prior to July 10, 2000 with a Use Permit) are considered conforming uses and may convert to other industrial uses including wholesale, warehouse, and distribution uses, and may expand within parcel boundaries as they existed at the time Resolution 84-97 was adopted, subject to meeting the current development standards (Municipal Code); however, said uses may not expand, convert to, re- convert to, or establish a freight forwarding use. 11. Only within enclosed buildings and south of Grand Avenue. 580 Dubuque Avenue Lot, Density, and FAR Standards - DSASP/PD Applicable Zoning Existing Proposed Standard - Table 20.280.004-1 TO/RD FC Planned Development (PD) Min Lot Size (sf)10000 43,560 10000 Min Lot Width (sf)50 50 50 Min Lot Depth (sf)N/A n/a N/A FAR Min FAR 1.5 -1.5 Max FAR 2.5 0.50; 1.2 for Hotels and Motels 2.5 Max FAR w/ Incentive Program 3.5 1.0; 2.0 for Hotels and Motels 3.5 Residential Density (units per acre; included within FAR above) Min Density N/A N/A N/A Max Density N/A N/A N/A Max Density w/ Incentive Program N/A N/A N/A Standard - Table 20.280.004-2 DTC Height (ft) Max Bldg Height FAA allowed 50 FAA allowed Min Ground Floor Height for Nonresidential Uses 15; 12 min clearance -15; 12 min clearance Max Finished Floor Height (residential)N/A -N/A Yards (ft) Grand Ave. (east and west) frontage 0 -0 Pedestrian Priority Zone Street Frontage N/A -N/A Eastern Neighborhood Streets Except Grand Ave. Frontage 20 -20 Interior Side N/A 0; 10 along R district boundary N/A Rear 10 for the first two stories, 15 thereafter (C)0; 10 along R district boundary 10 for the first two stories, 15 thereafter (C) Max Lot Coverage (% of lot)85 50 85 Min Usable Open Space (sf per residential unit)Refer to Section 20.280.007(K)-Refer to Section 20.280.007(K) Min Amount of Landscaping (% of site)15 15 15 Exhibit A - Land Use Element Proposed Amendments 2 2-1 LAND USE This element of the General Plan outlines the framework that has guided land use decision-making, provides the General Plan land use classification system, and outlines citywide land use policies. Policies for each of the 14 individual sub-areas that comprise the General Plan Planning Area are in Chapter 3: Planning Sub- Areas. Looking towards the bay from the western hillside. A wide variety of uses cover the city, from single-family residential neighborhoods in the west side of the city to tall office buildings in the East of 101 area. 2: LAND USE 2-7 Table 2.2-1: Standards for Density and Development Intensity Land Use Designation Minimum Required FAR Residential Density (units/net acre)Maximum Permitted FAR1 Maximum Permitted with Incentives and Bonuses Units/Net Acre FAR (See Table 2.2-2) Residential2,3 Low Density -up to 8.0 0.5 10.0 - Medium Density -8.1-18.0 1.0 22.5 - High Density -18.1-30.0 -37.5 - Downtown Downtown Residential - Low Density -5.1-15.0 0.7 15.0 - Medium Density -15.1-25.0 1.25 31.3 - High Density -20.1-40.0 -50.03 - Downtown Transit Core 2.0 80.1-100.0 6.0 180.0 8.0 Grand Avenue Core 1.5 14.1-60.0 3.0 80.0/100.0 4.0 Linden Neighborhood Center 2.0 40.1-60.0 3.0 80.0 - Downtown Residential Core -40.1-80.0 3.0 100.0/125.04 3.254 Office --1.0 -2.55 Commercial Transit Office/R&D Core 1.5 -1.5-2.5 -3.5 Community Commercial --0.5 -- Business Commercial6 --0.5 -1.05 Hotel --1.2 -2.0 Coastal Commercial6 ----- Retail --0.5 -1.0 Office --1.0 -1.6 Hotel --1.6 -2.2 Mixed Use El Camino Real Mixed Use7 0.68 up to 60.09 2.510 up to 80.09 3.510 El Camino Real Mixed Use North, High Intensity 0.611 up to 80 2.0 up to 110 up to 3.0 El Camino Real Mixed Use North, Medium Intensity 0.611 up to 40 1.5 up to 60 up to 2.5 Industrial Business and Technology Park --0.5 -1.012 Mixed Industrial --0.4 -0.613 Business Commercial6 --0.5 -10.86 SOUTH SAN FRANCISCO GENERAL PLAN 2-8 2015; Resolution 31-2018, adopted February 28, 2018. 1 Including garages for residential development, but excluding parking structures for non-residential development, except for El Camino Real Mixed Use. 2 20 percent density bonus is available for development within ¼-mile of a fixed-guideway transit (CalTrain or BART station or City-designated ferry terminal). 3 25 percent bonus is available for projects with affordable housing, housing for elderly residents with specific amenities designed for residents, or housing that meets community design standards that may be specified in the Zoning Ordinance. 4 For qualifying affordable senior housing projects. 5 Required parking must be structured. 6 See Table 2.2-2. The Gateway Business Park Master Plan and the Oyster Point Specific Plan are permitted to develop up to a FAR of 1.25 with a TDM and the Gateway Business Park Master Plan is allowed to develop additional density to the extent such density would otherwise be available on immediately adjacent property that is (a) subject to a FAR limitation of 1.25 or less; (b) part of the same research and development campus; and (c) deed-restricted to preclude development of the transferred FAR.. 7 Frontage of a site along El Camino Real and other Arterial/Collector streets in the corridor is required to be devoted to active uses. Residential not permitted at ground level along El Camino Real except on the east side of El Camino Real between First Street and West Orange Avenue, subject to conditional use permit approval. 8 For sites larger than 20,000 square feet, the minimum 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 requirement for a minimum 0.3 FAR of active uses does not apply to projects where 30% of the units are restricted and affordable to low- or low-moderate-income households. 9 Included within FAR limit. 10 Includes residential and substantially above grade parking structures. Excludes surface parking. 11 A minimum 0.3 FAR of the required 0.6 shall be active uses. The requirement for a minimum 0.3 FAR of active uses does not apply to projects where 30% of the units are restricted and affordable to low- or low- moderate-income households. 12 Permitted for research and development uses with low employment intensity, or other uses providing structured parking. 13 Permitted for uses with low employment intensity, such as wholesaling, warehousing, and distribution. Amended by Resolution 19-2010, adopted February 10, 2010; Resolution 31, 2010, adopted March 24, 2010; Resolution 47-2011, adopted March 23, 2011; Resolutions */-2011 and 99-2011, adopted July 27, 2011; Resolution 15-2015, adopted January 11, 2: LAND USE 2-13 Table 2.2-2: Standards for Density and Development Intensity Land Use Designation Minimum Floor Area Ratio (FAR) Base Floor Area Ratio (FAR) Incentive-based FAR Bonuses Available Total Maximum FAR Maximum Attainable FAR with Transportation Demand Management (TDM) Program Other Specified Design Standards1 Downtown Transit Core 2.0 6.0 8.01 Grand Avenue Core 1.5 3.0 4.01 Linden Neighborhood Center 2.0 3.0 - Downtown Residential Core -3.0 3.258 Office -1.0 1.3 0.2 2.5 Transit Office/R&D Core 1.5 1.5-2.5 3.51 Business Commercial2 -0.5 0.4 0.1 1.0 El Camino Real Mixed Use3 0.64 2.55 0.5 0.5 3.55 El Camino Real Mixed Use North, High Intensity 0.66 2.0 0.5 0.5 3.0 El Camino Real Mixed Use North, Medium Intensity 0.66 1.5 0.5 0.5 2.5 Business & Technology Park -0.5 0.4 0.1 1.0 Hotels7 -1.2 0.6 0.2 2.0 Costal Commercial2 - Retail -0.5 0.4 0.1 1.0 Office -1.0 0.5 0.1 1.6 Hotel -1.6 0.4 0.2 2.21 Discretionary; based on criteria established in the Zoning Ordinance and upon conditional use permit approval. 2 The Gateway Business Park Master Plan and the Oyster Point Specific Plan are permitted to develop up to a FAR of 1.25 with a TDM, and the Gateway Business Park Master Plan is allowed to develop additional density to the extent such density would otherwise be available on immediately adjacent property that is (a) subject to a FAR limitation of 1.25 or less; (b) part of the same research and development campus; and (c) deed-restricted to preclude development of the transferred FAR. 3 Frontage of a site along El Camino Real and other Arterial/Collector streets in the corridor is required to be devoted to active uses. Residential not permitted at ground floor level along El Camino Real, except on the east side of El Camino Real between First Street and West Orange Avenue, subject to conditional use permit approval. 4 For sites larger than 20,000 square feet, the minimum 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 requirement for a minimum 0.3 FAR of active uses does not apply to projects where 30% of the units are restricted and affordable to low- or low-moderate-income households. 5 Includes residential and substantially above-grade parking structures. Excludes surface parking. 6 A minimum 0.3 FAR of the required 0.6 shall be active uses. The requirement for a minimum 0.3 FAR of active uses does not apply to projects where 30% of the units are restricted and affordable to low- or low-moderate-income households. 7 The Hotel FAR listed for Base, Maximum Attainable FAR with TDM, Other Specified Design Standards, and Total Maximum FAR is applicable for all hotels located in all General Plan designated areas that permit hotel uses.8 For qualifying affordable senior housing projects.Amended by Resolutions 19-2010, adopted February 10, 2010; Resolution 31, 2010, adopted March 24, 2010; Resolution 47-2011, adopted March 23, 2011; and Resolution 15-2015, adopted January 11, 2015. 2: LAND USE 2-21 bicycle underpass, this area will be well connected to the Downtown, providing an opportunity for a significant number of workers to easily access downtown amenities. Taller buildings are suitable here in conformance with the FAA height limitations. The area would lend itself to corporate office, hotels, and other major facilities due to its high visibility from US 101 and proximity to San Francisco International Airport, Downtown San Francisco and the various employment centers on the Peninsula. Along the extension of Grand Avenue to the east beyond the rail tracks undercrossing, limited retail and services may be feasible in the long run and to provide amenities for nearby employees. The allowable development intensity in the area would be 1.5 to 2.5 floor area ratio (FAR). A FAR up to 3.5 may be al- lowed if specific criteria are met. Community Commercial This category includes shopping centers, such as Westborough, and major com- mercial districts, such as El Camino Real, and regional centers along South Air- port Boulevard. Retail and department stores, eating and drinking establishments, commercial recreation, service stations, automobile sales and repair services, fi- nancial, business and personal services, motels, educational and social services are permitted. An “R” designation on the General Plan Diagram indicates that the site is reserved for region-serving commercial uses. The maximum Floor Area Ratio is 0.5. Office uses are encouraged on the second and upper floors. Business Commercial This category is intended for business and professional offices, and visitor service establishments, and retail. Permitted uses include for administrative, financial, business, professional, medical and public offices, research and development fa- cilites, and visitor-oriented and regional commercial activities. Regional commer- cial centers, restaurants and related services are permitted subject to appropriate standards. This category is intended for the emerging commercial and hotel district along South Airport, Gatewa y, and Oyster Point boulevards, and South Spruce corridor. The maximum Floor Area Ratio is 0.5, but increases may be permit- ted up to a total FAR of 1.0 for uses such as research and development facilities, or for development meeting specific transportation demand management (TDM), off-site improvement, or specific design standards. The Gateway Business Park Master Plan area, comprising several parcels on 22.6 acres at the southeast corner SOUTH SAN FRANCISCO GENERAL PLAN 2-22 of Gateway Boulevard and Oyster Point Boulevard, is permitted to develop up to a FAR of 1.25 and is allowed to develop additional density in limited circumstances as provided in Tables 2.2-1 and 2.2-2. Maximum FAR for hotel developments shall be 1.2, with increases to a maximum total FAR of 2.0 for development meeting specified criteria. The Oyster Point Specific Plan regulates uses and development intensities within the Specific Plan District. (Amended by Resolution 19, 2010 adopted February 10, 2010 and Resolution 47-2011, adopted March 23, 2011) Coastal Commercial Business/professional services, office, convenience sales, restaurants, public mar-ketplace, personal/repair services, limited retail, research and development facili-ties, hotel/motel with a coastal orientation, recreational facilities, and marinas. Max-imum FAR is 0.5 for retail, recreation facilities, research and development facilities, marinas, and eating and drinking establishments, 1.0 for offices, and 1.6 for hotels. All development will be subject to design review by the Planning Commission. Uses and development intensities at Oyster Point will be regulated by the Oyster Point Specific/Master Plan. (Amended by Resolution 47-2011, adopted March 23, 2011) MIXED USE 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, busi-ness, and personal services; residential; educational and social services; and office uses are permitted. The frontage of a site along El Camino Real and other Arterial/Collector streets in the corridor 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 performing arts, commercial recreation and entertainment, personal and convenience services, hotels, banks, travel agencies, child care services, libraries, museums and galleries. For sites larger than 20,000 square feet, the minimum 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 requirement for a minimum 0.3 FAR of active uses SOUTH SAN FRANCISCO GENERAL PLAN 2-6 Table 2.2-1: Standards for Density and Development Intensity Land Use Designation Minimum Required FAR Residential Density (units/net acre)Maximum Permitted FAR1 Maximum Permitted with Incentives and Bonuses Units/Net Acre FAR (See Table 2.2-2) Residential2,3 Low Density -up to 8.0 0.5 10.0 - Medium Density -8.1-18.0 1.0 22.5 - High Density -18.1-30.0 -37.5 - Downtown Downtown Residential - Low Density -5.1-15.0 0.7 15.0 - Medium Density -15.1-25.0 1.25 31.3 - High Density -20.1-40.0 -50.03 - Downtown Transit Core 2.0 80.1-100.0 6.0 180.0 8.0 Grand Avenue Core 1.5 14.1-60.0 3.0 80.0/100.0 4.0 Linden Neighborhood Center 2.0 40.1-60.0 3.0 80.0 - Downtown Residential Core -40.1-80.0 3.0 100.0/125.04 3.254 Office --1.0 -2.55 Commercial Transit Office/R&D Core 1.5 -1.5-2.5 -3.5 Community Commercial --0.5 -- Business Commercial6 --0.5 -1.05 Hotel --1.2 -2.0 Coastal Commercial6 ----- Retail --0.5 -1.0 Office --1.0 -1.6 Hotel --1.6 -2.2 Mixed Use El Camino Real Mixed Use7 0.68 up to 60.09 2.510 up to 80.09 3.510 El Camino Real Mixed Use North, High Intensity 0.611 up to 80 2.0 up to 110 up to 3.0 El Camino Real Mixed Use North, Medium Intensity 0.611 up to 40 1.5 up to 60 up to 2.5 Industrial Business and Technology Park --0.5 -1.012 Mixed Industrial --0.4 -0.613 Business Commercial6 --0.5 -10.861/4MileRadius1/4M ile R adius 1 /2 M i le R adius Encourage developmentsin this area to include employee-oriented ancillary orcentralized commercial services Interchange/Intersection Study AreaProposed Existi n g Low Density Residential Medium Density Residential High Density Residential Downtown Low Density Residential Downtown Medium Density Residential Downtown High Density Residential Downtown Commercial Community Commercial Business Commercial Coastal Commercial e Mixed Industrial Business and Technology Park Tr ansportation Center Public Park and Recreation Open Space Loft Overlay District Existing Regional/Arterial/Collector Proposed Street South SanFranciscoHigh School SpruceSchool ParkwayHeightsMiddleSchool MartinSchool HillsideSchool WestboroughMiddle School SerraVistaSchool(closed) El CaminoHigh School PonderosaSchool SouthwoodSchool SunshineGardens School Alta LomaMiddle School Fox RidgeSchool(closed) Buri BuriSchool City Hall Orange MemorialPark Oyster Point Marina/Park Marina Marina LosCerritosSchool Colma San Br uno Pa cica San Francisco In terna tional Airport San Bruno Mountain County Park San Fr ancisco Bay California Golf and Country Club Sign HillPark San Bruno Canal Hillsi d e B l v d Chesnut AveGrand Av e Spruce AveSister C ities Blvd BayshoreBlvdO yster P o i n t B l v d GatewayB lv d South Ai r por t Bl v dLinden AveSanMateoAveE l C a mi n o R e al OrangeAveElCamino Real H i c ke y Bl v d Ju nip er oSer ra Blvd S k y li n e B lv d S k y l in e B l vd GellertBlvdC alla n Blv d Airport BlvdMissio n R d W e s t b o r ough Blvd INTE R S T A T E 2 8 0 De l M o n t e A v e Felipe Ave Alt a Mesa Dr ArroyoDrCarter Dr G reendale Dr Gal wayDrSha n n o n Dr DonegalAve Appian Way Avalon DrAlta Vista DrNorthwo od DrRockwood DrW ildwood DrAlida Wa yWestOrangeAve Hunti ngt onAveVictory Ave Lowrie AveU.S.HIGHWAY 101U tah Av e Mitchell Ave East Grand Ave EastGrand Ave Harbor WayGran dview DrEccles AveFor bes AveL ittle fieldAveHills i d e B l v d School StAr m our Ave Lind e n A v e Maple AveMagnolia AvePark Way Miller A v e Baden Av e Commercial AveRailroad AveEucalyptus AveMill e r Av e Willow AveHollyAveEvergreen DrCrestw o o d D r Mo r n i n g s i d e Av e Mi s s i o n R d Clay A v e Newman Dr Lon gfo rd D rArlington DrDuva l Dr Ser r a D r Cam aritas Ave L o m a Dr C u e sta Dr Ponderosa RdFairw ayDrA S tB S tSouthwoodDr Hazelwo od DrRos ew oodVal ve r deDr RegionalCommer cial CalT rainStation San BrunoBAR TStation Noor A veShaw RdMaple AveStarlite StSo. L inden A v e No.Canal Ave Ryan WayK ing Dr 11/40 MILES 1/2 10 Acres 2.5 AcresWexford Ave SouthSan F ranciscoBAR T Figure 2-1 Land Use Diagram El Camino Real Mixed Use El Camino Real Mixed Use North, High Intensity El Camino Real Mixed Use North, Medium Intensity El Camino Real/Chestnut Avenue Area Plan Downtown Residential Core Downtown Transit Core Downtown Station Area Plan Transit Oce/R&D Core Linden Neighborhood Center Linden Commercial Corridor Grand Avenue Core 1/4 Mile R a d i u s StationCaltrain 2: LAND USE 2-11 Figure 2-3 Special Area Height Limitations 50 FT Hill s i d e B l v d Chesnut AveGrand Ave Spruce AveSister Cities B l v d BayshoreBlvdOyster Point Blvd GatewayB lvdS out hAi r por t B l v dLinden AveSanMateoAveE l Ca mi n o R e a lO rangeAveElCamino Real H i c ke y B l v d Jun ipe ro Se r ra Bl v dS k yl i n e B l v d GellertBlvdC alla n Blv d Airport BlvdMissi on R d W e s t b o r o ugh Blvd IN T E R S T A T E 2 8 0 De l M o nte Av e Felipe Ave AltaM es a Dr ArroyoDrCarter Dr G reendale Dr Ga l wayDrSha n n o n Dr DonegalAve Appian Way Avalon Dr A ltaVista Dr North w ood D rRockwood DrW ildw ood DrAlid a Wa yWes t Or angeAve Hunt i ng t onAveVictory A v e Lowrie AveU.S.HIGHWAY 101U ta h A v e Shaw Rd Mitchell AveEastGrand Ave East G rand Ave Harbor WayGrandv iew DrEccles AveForbes AveL ittle fieldAveHi l l s i d e B l v dSchool StAr m o u r Ave Lind e n Ave Maple AveMagnolia AvePark Way Miller A v e Baden A veCommercial AveRailroad A v eEucalyptus AveMi l l e r A v e Willow AveHollyAveEvergreen DrC r e s t w o o d D r Morni n g s i d e A v e Mi s s i o n R d Clay A v e Newman DrLong fo r d D rArlington DrDuval D r Se r r a Dr Cam a r i t a s Ave L o m a D r Cuesta D r Ponderosa RdFairway DrA S tB S t Ha zelwoo d D rRose woodVal v er deDr INTERSTATE 380 11/40 MILES 1/2 C olma San Br uno Pa cica Daly Ci ty San francisco International Airport San Bruno Mountain County Pa rk San Francisco Bay California Golf and Country Club Sign HillPark San Bruno Canal Colma Creek 2 00 100 100 100 100 100 200200 200 300 30 0 30 0 3 00 400 400 400300400 500 600 500 400 300 200 200 300400200200200400 200 200 200 300 400 500 500 600 600 500 400 40050 0 400500600600600 600 400 5 0 0 70070070020 0 100100 100 500 600 700 500 600 700 800 900 1000 5 0 0 600 700400 300300200 300400 400 500 400 300 600 400 500 600 700 700 600 500 400 300 600 500 400 300 20080 FT 50 FT 50 80 FT 50 FT 80/120 FT 80/120 FT Base Height Limit/ Height Limit with Discretionary Approval Height Limits Note: Building height limitations for areas shown on this map shall be as indicated here, regardless of the underlying use. For areas outside of the areas shown on this map, building heights shall be in accordance with the development regulations for the use in the City’s Zoning Ordinance. For areas subject to airport-related height limitations, building heights must be in accordance with the limits indicated in the most recently adopted Comprehensive Airport Land Use Plan. 50 FT 50 FT 50 FT El Camino Real/Chestnut Avenue Area Plan See Plan for Height Limitations Downtown Station Area Plan See Plan for Height Limitations 45 FT 50 FT 50 FT 65 FT 65 FT 85 FT 85 FT FAA 60 FT 2: LAND USE 2-37 Hillsi d e Blvd Chesnut AveGrand Ave Spruce AveSister Cities Blvd BayshoreBlvdOyster Po int Blvd GatewayB lvdSouth Ai rpo r t Bl vdLinden AveSanMateoAveE l Cam i n o Re a lO rangeAveElCamino Real Hi c k e y B l v d J unipe r o Ser r a Bl vd S k y l i n e B l v d GellertBl v dC alla n Blv d Airport BlvdMissio n R d W e s t b o r o ugh Blvd IN T E R S TATE 28 0 Del M on t e Ave Felipe Ave Alt a Mesa Dr Arroy oDrCarter DrGreendale Dr Ga l wayDrSha n n o n Dr DonegalAve Appian Way Avalon D rAlta Vista Dr N orthw ood Dr Rockwood DrW ildw ood D rAlid a Wa yWe s t Or a ng eAveHunt i ng t onAveVictory Ave Lowrie AveU.S .H IG HWAY 101U tah A ve Shaw Rd Mitchell AveE.Gr and Ave EastGrand Ave Harbor WayGrandv ie w DrEccles AveForbes AveL it t le fieldAveHills i d e Blvd School StAr m o u r Ave Lind e n Ave Maple AveMagnolia AvePark Way Miller Ave Baden AveCommer cial Ave Railroad AveEucalyptus AveMiller Av e Willow AveHollyAveEvergreen DrCr est w oo d Dr Morningside AveMission RdClay A ve Newman DrLong fo rd DrArlington DrDuval Dr Se r r a Dr Cam a r i t a s Ave L o m a D r C uesta Dr Ponderosa RdA S tB S t Hazel w ood D rRose woodVa l v er deDr INTERS TA TE 380I NTERSTATE280King Dr F u t u r e B A R T Li n e East of 101 Oyster Po int Te rra Bay 11/40 MILES 1/2 Source: Ci ty of South San Fr ancisco Specic Plan Area East of 101 Area Plan Re development Area Figure 2-7 Specific and Area Plans and Redevelopment Areas C olma San Br uno Pacica Daly Ci ty San Franc isco Internat ion al Airport San Br uno Mount ain County Pa rk San Fr ancisco Bay Califor nia Golf and Count ry Cl ub Sign HillPark San Bruno Canal Colma Creek 2 0 0 100 1 0 0 100 100 100 200200 200 300 300 300 3 0 0 400 4 0 0 400300400 500 600 500 400 300 200 200 300400200 200200 400 200 200 200 300 400 500 500 600 600 500 4 0 0 400500 400500600600600 600 400 5 0 0 7007007002 00 1 0 0100 1 0 0 500 6 0 0 700 500 600 700 800 900 1000 50 0 600 700400 300300200 300400 400 500 400 300 600 400 500 600 700 700 60 0 500 4 0 0 300 600 500 400 300 200Gateway Shearwater Downtown/ Central El Camino Downtown/ Central Downtown/ Central Downtown/ Central Gateway El Camino Real/Chestnut Avenue Area Plan Downtown Station Area Plan General Plan Amendment The current General Plan Land Use Designation for the project site is Business Commercial (BC). The Zoning Ordinance District designates the project site as Freeway Commercial (FC) Zoning. Neither the FC Zoning Ordinance District, nor the BC Land Use Designation, currently allow for residential uses within its respective boundaries. This amendment designates the project site as Downtown Transit Core (DTC) under the General Plan. Given the proximity of the project site to the Downtown Area, the General Plan Update Proposed Land Use and earlier Preferred Land Use Scenario (PLUS) envisions the project site and the nearby vicinity as an area suitable for Urban Residential, and is described as: A higher-density residential area with a variety of multifamily housing choices (maximum residential densities up to 180 du/ac). At this point in the ShapeSSF General Plan Update process, no further zoning standards or details are available, so the The project is largely being designed in the mold and expectation of the Downtown Station Area Specific Plan that has proven successful for high density residential development. Specifically, to ensure land use compatibility, the proposed project would be consistent with the Downtown Transit Core designation in the General Plan and would conform closely to Downtown Transit Core (DTC) development standards as described in Section 20.080.003 of the South San Francisco Municipal Code. In order to accommodate the proposed project, the applicant proposes a zoning map amendment and the new DTC General Plan designation as shown on the amended General Plan Land Use Map on the next page.to the General Plan – Zoning Ordinance Map to rezone the project site as Planned Development (PD). See Next Page. Project Site Re -designate from Business Commercial (BC) to Downtown Transit Core (DTC) General Plan Amendment 40 Airport Boulevard Land Use Regulations Table 20.280.003 Current Proposed Current Proposed Uses Permitted Downtown Transit Core (DTC)Planned Development (PD)Use Classification Freeway Commercial (FC)Planned Development (PD) Residential Use Classifications Residential Uses Single-Unit Dwelling See sub-classifications below Caretaker Unit -- Single-Unit Detached (1)Residential Care Facilities See sub-classifications below See sub-classifications below Accessory Dwelling Unit P General -- Single Unit Semi-Attached (1) Limited -- Single Unit Attached (1)Public & Semi-Public Use Classifications Multiple-Unit Residential See sub-classifications below Colleges and Trade Schools -- Duplex (1)Community Assembly, 2k sf or less -- Multi-Unit C P Community Assembly, More than 2k sf -- Senior Citizen Residential C Cultural Institutions -- Domestic Violence Residential -Day Care Centers -- Family Day Care Home See sub-classifications below Emergency Shelter -- Large -Government Offices -- Small P Hospitals and Clinics See sub-classifications below See sub-classifications below Group Residential - Clinics -- Residential Care Activities See sub-classifications below Hospitals -- General C (4)Park and Recreation Facilities, Public MUP MUP Limited C (4)Public Safety Facilities P P Senior MUP (4)Schools, Public or Private -- Single Room Occupancy (1)Social Service Facilities -- Public & Semi-Public Use Classifications Commercial Uses Colleges and Trade Schools, Public or Private C Adult Oriented Businesses -- Community Assembly, 2k sf or less -Animal Care, Sales and Services See sub-classifications below See sub-classifications below Community Assembly, More than 2k sf - Kennels -- Community Garden - Pet Stores P P Cultural Institutions C Pet Day Care -- Day Care Centers P Veterinary Services -- Government Offices P Automobile / Vehicle Sales and Services See sub-classifications below See sub-classifications below Hospitals & Clinics See sub-classifications below Automobile/Vehicle Rentals -- Clinics - Automobile/Vehicle Sales and Services C C Park and Recreation Facilities, Public P Automobile/Vehicle Repair, Major -- Public Safety Facilities P Automobile/Vehicle Service and Repair, Minor -- Social Service Facilities P (6) Automobile/Vehicle Washing -- Commercial Use Classifications Rental Car Storage Animal Care, Sales and Services See sub-classifications below Service Station C C Pet Stores P Towing and Impound -- Veterinary Services C Banks and Financial Institutions See sub-classifications below See sub-classifications below Artists Studios P Banks and Credit Unions -- Banks and Financial Institutions See sub-classifications below Pawnbrokers -- Banks and Credit Unions P Other Financial Services See sub-classifications below See sub-classifications below Pawnbrokers C Alternative Loan Businesses -- Business Services P Building Materials Sales and Services -- Commercial Entertainment and Recreation See sub-classifications below Business Services -- Indoor Entertainment MUP Commercial Cannabis Businesses See sub-classifications below See sub-classifications below Indoor Sports and Recreation MUP Cannabis Delivery-Only Operations -- Eating and Drinking Establishments See sub-classifications below Cannabis Distribution - - Coffee Shops / Cafes P Cannabis Indoor Cultivation -- Restaurants, Full Service P Cannabis Manufacturing -- Restaurants, Limited Service P Cannabis Testing -- Convenience Market P Commercial Entertainment and Recreation See sub-classifications below See sub-classifications below Grocery Store P Amusement Arcade -- Supermarket P Indoor Entertainment C C Funeral Parlors and Mortuaries - Indoor Sports and Recreation C C Lodging See sub-classifications below Outdoor Entertainment -- Bed & Breakfast - Outdoor Sports and Recreation -- Hotels and Motels C Crop Production, Limited -- Short-Term Vacation Rental P (8)Eating and Drinking Establishments See sub-classifications below See sub-classifications below Maintenance & Repair Services P Bars/Night Clubs/Lounges -- Massage Business C Coffee Shops/Cafes C C Offices See sub-classifications below Restaurant, Full Service P P Business and Professional P Restaurant, Limited Service C C Medical and Dental P Food and Beverage Retail Sales See sub-classifications below See sub-classifications below Walk-In Clientele P Convenience Market -- Parking, Public or Private P Grocery Store C (1)C (1) Personal Services See sub-classifications below Supermarket C (1)C (1) General Personal Services P Funeral Parlors and Mortuaries -- Retail Sales See sub-classifications below Lodging See sub-classifications below See sub-classifications below General Sales P Hotels and Motels P P Secondhand Sales C Maintenance and Repair Services -- Employment Use Classifications Massage Businesses MUP MUP Clean Technologies MUP Offices See sub-classifications below See sub-classifications below Handicraft/Custom Manufacturing MUP Business and Professional C C R&D MUP Medical and Dental -- Transportation, Communication, and Utilities Use Classifications Parking Services See sub-classifications below See sub-classifications below Utilities, Major - Commercial Parking P (8)P (8) Utilities, Minor P Public Parking P P Other Applicable Use Regulations Personal Services See sub-classifications below See sub-classifications below Accessory Uses [See Section 20.300.002 Accessory Buildings and Structures] General Personal Services P P Home Occupations P Tattoo or Body Modification Parlor C C Nonconforming Use See Chapter 20.320 Nonconforming Uses, Structures and Lots Retail Sales See sub-classifications below See sub-classifications below Temporary Use See Chapter 20.340 Temporary Uses General Sales P P Other Uses Requiring Use Permit See Section 20.490.002 Use Permit Applicability Firearm Sales -- Large Format Retail P P Limitations: Second Hand Store -- 1. Permitted if existing. New units not allowed. Swap Meet -- 2. Limited to facilities serving a maximum of 10 victims and may not be located within 300 feet of any other domestic violence shelter. Shopping Center See sub-classifications below See sub-classifications below 3. Prohibited on the ground floor except residential uses located south of Baden Avenue, banks and walk-in offices which are subject to approval of a Use Permit. Neighborhood P P 4. Subject to licensing requirements. Community P P 5. Limited to upper stories unless at least 50 percent of the ground floor street frontage is occupied by food service uses. Regional P P 6. Must be located at least 1,000 feet from any other social service facility.Employment Uses 7. Clinic uses may not occupy the ground floor along Grand Avenue, except on properties located west of Maple Avenue, which are subject to the approval of a Conditional Use Permit.Construction and Material Yard -- 8. Short-term vacation rental permit required (see Chapter 20.350, Short-Term Vacation Rental.)Food Preparation -- Handcraft/Custom Manufacturing -- Industry, General -- Industry, Limited -- Recycling Facility See sub-classifications below See sub-classifications below Collection Facility -- Intermediate Processing -- R&D -- Clean Technology -- Salvage and Wrecking -- Warehousing, Storage, and Distribution See sub-classifications below See sub-classifications below Chemical, Mineral, and Explosives Storage -- Freight/Truck Terminals and Warehouses -- Indoor Warehousing and Storage -- Outdoor Storage -- Personal Storage -- Wholesaling and Distribution -- Transportation and Utilities Uses Airports and Heliports -- Light Fleet-Based -- Tansportation Passenger Terminals -- Utilities, Major -- Utilities, Minor P P Waste Transfer Facility -- Other Applicable Use Regulations Accessory Uses See Section 20.300.002 Accessory Buildings and Structures See Section 20.300.002 Accessory Buildings and Structures Nonconforming Use See Chapter 20.320 Nonconforming Uses, Structures, and Lots See Chapter 20.320 Nonconforming Uses, Structures, and LotsTemporary Use See Chapter 20.340 Temporary Use See Chapter 20.340 Temporary Use Other Uses Requiring Use Permit See Section 20.490.002 Use Permit Applicability See Section 20.490.002 Use Permit Applicability Limitations: 1. Prohibited east of 101. 2. Subject to state licensing requirements. 3. Only in conjunction with research facility. 4. Limited to locations east of South Airport Boulevard and the Bayshore Freeway. 5. Must be located a minimum of 500 feet from any Residential district. 6. Only within hotels and motels. 7. Must be associated with a hotel or retail use when located within 1,000 feet of SFO. 8. Restricted to: (a) areas located underneath major utility lines or under elevated freeways; or (b) consistent with General Plan Policy 3.2-I-5, airport- oriented parking facilities on Produce Avenue that were legally approved prior to 1999. 9. Tasting rooms require Minor Use Permit approval. 10. In accordance with General Plan Policy 3.5-I-11 and Resolution 84-97, legally approved freight forwarding, customs brokering, wholesale, warehousing, and distribution uses that existing in 1997 (or were approved prior to July 10, 2000 with a Use Permit) are considered conforming uses and may convert to other industrial uses including wholesale, warehouse, and distribution uses, and may expand within parcel boundaries as they existed at the time Resolution 84-97 was adopted, subject to meeting the current development standards (Municipal Code); however, said uses may not expand, convert to, re- convert to, or establish a freight forwarding use. 11. Only within enclosed buildings and south of Grand Avenue. 40 Airport Boulevard Lot, Density, and FAR Standards - PD Zoning Proposed Current Existing Proposed Standard - Table 20.280.004-1 DTC FC Planned Development (PD) Min Lot Size (sf)5000 43,560 5000 for residential; 10,000 for non- residential Min Lot Width (sf)50 50 50 Min Lot Depth (sf)n/a n/a n/a FAR Min FAR 2.0 2.0 for residential; no Min FAR for non- residential Max FAR 6.0 0.50; 1.2 for Hotels and Motels 6.0 for residential; .50 for non residential; 1.6 for Hotels and Motels Max FAR w/ Incentive Program 8.0 1.0; 2.0 for Hotels and Motels 8.0 for residential; 1.0 for non-residential; 2.2 for Hotels and Motels Residential Density (units per acre; included within FAR above)- Min Density 80 -80 Max Density 100 -100 Max Density w/ Incentive Program 180 -180 Standard - Table 20.280.004-2 DTC Height (ft) Max Bldg Height 85 -85 for residential; 50 for non-residential Min Ground Floor Height for Nonresidential Uses 15; 12 min clearance -15; 12 min clearance Max Finished Floor Height (residential)5 -- Yards (ft) Grand Ave. (east and west) frontage n/a -n/a Pedestrian Priority Zone Street Frontage Greater of prop line or 10' from curb - Greater of prop line or 10' from curb for residential Eastern Neighborhood Streets Except Grand Ave. Frontage n/a -n/a Interior Side 0; 10 when abutting residential district 0; 10 along R district boundary 0; 10 when abutting residential district Rear 0; 10 when abutting an R district 0; 10 along R district boundary 0; 10 when abutting an R district Max Lot Coverage (% of lot)100 60 100 for residential; 50 for non-residential Min Usable Open Space (sf per residential unit)100 -100 sf for residential Min Amount of Landscaping (% of site)n/a 15 n/a for residential; 15% for non-residential Parking Residential Uses Reference SSFMC 20.330.007 Reference SSFMC 20.330.004 As proposed by project Non-residential Uses Reference SSFMC 20.330.007 Reference SSFMC 20.330.004 Reference SSFMC 20.330.004