HomeMy WebLinkAboutReso 37-1989RESOLUTION NO. 37-89
CITYiCOUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA
A RESOLUTION APPROVING A GENERAL PLAN AMENDMENT
TO CONSOLIDATE AND UPDATE POLICIES CONCERNING
DOWNTOWN
WHEREAS, by Resolution No. 92-84 the City Council adopted the Land Use,
CirculatiOn and Transportation Elements of the General Plan, and by
Resolution No. 156-86 it adopted a General Plan Amendment revising certain
policies;~and
WHEREAS, the Land Use Element warrants further revision in order to update
the policies concerning Planning Area No. 2 and to combine the provisions of
Planning Area No. 2 with those of the Downtown Business District Special Study
Area;
WHEREAS, on February 9, 1989 the Planning Commission held a duly advertised
public hearing on General Plan Amendment GP-89-35, and subsequently recommended
adoption Of the amendment to the City Council; and
WHEREAS, March 8, 1989 at 7:30 p.m. in the Community Room, Municipal
Services Building, 33 Arroyo Drive, South San Francisco, CA. was fixed as
the date,!time, and place to hold a public hearing for which notice was
publishedlin the manner required by law and pursuant to which a hearing was
held; andl
WHEREAS, Negative Declaration No. 654 has been proposed and processed in
accordance with the California Environmental Quality Act, as amended; and
WHEREAS, the City Council has received and considered all material
presentediand concurs in the findings and determinations made by the Planning
Commission;
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of South
San Francisco that it hereby approves as an amendment to the General Plan the
deletion from the Land Use Element of the current Planning Area No. 2 and the
Downtown Business District Special Study Area in their entirety, and the
incorporation of the new Planning Area No. 2 as contained in GP-89-55,
attached as Exhibit "A".
BE ITiFURTHER RESOLVED that the City Council adopts the amendment based
upon the following findings:
1. The General Plan Amendment has been prepared in accordance with State
policy and zoning laws.
2. The amendment is necessary to consolidate and update various mandate
and policies pertaining to Planning Area No. 2 of the Land Use Element of the
General Plan.
3. The amendment is consistent with other portions of the Land Use
Element a~d other elements of the General Plan.
4. The amendment will not be adverse to the public health, safety or
general welfare of the community.
I hereby certify that the foregoing Resolution was regularly introduced
and adopted by the City Council of the City of South San Francisco at a
regularl meeting held on the 8th day of March , 1989, by the
followingivote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Councilmembers Jack Drago, Richard A. Haffey, Gus Nicolopulos,
and Mayor Roberta Cerri Teglia
Councilmember Mark N. Addiego
None
None
.~7.~ATTEST: ~ ~~
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EXHIBIT A TO RESOLUTION NO. 37-89
PLANNING AREA
DOWNTOWN
2
FIGURE NO, 15
EXHIBIT A TO RESOLUTION NO. 37-89
[ * Existing General Plan Policy
· * from Downtown Revitalization strategy]
PLANNINGi AREA NO. 2 - DOWNTOWN
GOAL
Revitali!zation of the entire Downtown into a Commercial,
Financial1, Residential, Civic, Cultural and Historic Center of
the Cityi through direct efforts which enhance and promote it as a
I .
highly dieslrable place to shop, live and work.
This study area contains the original subdivision of the City,
South Sain Francisco Plat No. 1, along with later subdivisions
including South San Francisco Plat No. 2, Peck's, South City
Village i(Village Way) and Hillside Terrace. The southerly half
of the ~rea contains approximately 260 acres and is bounded by
Airport iBoulevard on the east, Railroad Avenue on the south,
Chestnut Avenue on the west and Tamarack Lane on the north. The
northerliy half contains approximately 140 acres and is bounded by
Airport Boulevard on the east, Tamarack Lane on the south, Maple
Avenue and North Spruce Avenue on the west and Randolph Avenue on
the north.
The area has a variety of uses and a wide range of building
conditions. Although the Downtown Business District is
considered the "heart" of Study Area 2, there are various other
adjacen~ commercial areas and surrounding neighborhoods that have
quite different types of land use issues and solutions.
Therefore, for planning and discussion purposes this study area
has been broken down into smaller subareas or street corridors.
Existinq Uses
Over nearly two decades, the mix of land uses and the amount of
floor area has remained relatively constant. Residential
continues to remain the largest land use in the planning area
while commercial activities remain the second largest use.
Although many of the specific commercial uses have changed with
the times, the actual amount of residential, commercial and open
space uses have remained approximately the same acreage.
Many of ithe buildings in the area are continuing to deteriorate.
Approximately 50 percent of the buildings are in need of either
minor rehabilitation or major rehabilitation and about 4 per cent
are in need of extensive reconstruction or demolition.
Crime statistics for 1986 and 1987 indicate that a
disproportionate number of citywide crimes occur in the downtown
area. In 1987, 42 percent of the City's alcohol beverage
violations, 38 percent of the disorderly conduct incidents and 19
percent!of narcotic violation occurred in the area. Also, there
are increasing numbers of transients and panhandlers particularly
in the business district.
1
About 65 percent of the dwelling units in the proposed
Downtown/Central Redevelopment Project are renter-occupied. This
compares with a citywide standard of about 36 percent renter-
occupied.
The 1988 estimate for median household income in the area is
about $2i8,732, as compared $35,621 citywide and $38,070
countywide. As of 1988, approximately 22 percent of households
in the airea are very low income (50 percent or less of the County
median income); 38 percent fall within the low income (80
percent iof the County median income); and 20 percent are within
the modelrate income category (120 percent of County median
income).
A majority of the lots have less than the standard 50 feet of
frontage or less than 5000 square feet of lot area. About one-
third of all lots conform to these lot size standards. Less than
10% of all lots exceed these standards.
Downtown Business District
The Downtown Business District is generally bounded by Tamarack
Lane on !the north, Airport Boulevard on the east, Second Lane on
the sou~h and Spruce Avenue on the east. This area contains the
City's ~raditional downtown business district, the civic Center
and many of the historically significant buildings.
The City has provided public improvements in this area including
the reconstruction of Grand Avenue by installing decorative
paving, ireconstructing the traditional light standards, planting
street trees and constructing new street furniture, utilities and
other related improvements. Overhead utility lines are being
placed Underground along Airport Boulevard. The Parking Place
Commission continues to upgrade the public parking lots.
During ~ugust 1986 the Planning Division conducted a survey of
merchants in the wider downtown area. An attempt was made to
obtain ~esponses from all types of businesses (i.e., restaurants,
professional offices, retail, automotive and industrial) located
along ail of the major downtown commercial streets (i.e., Grand,
Baden, Miller, Linden Avenues and Airport Boulevard). The major
findings of this survey included:
Most of the customers come from neighborhoods
immediately adjacent to downtown or from outside of
South San Francisco.
A majority of the respondents indicated that business
has improved during the previous five years.
A majority of the respondents felt that the Grand
Avenue street improvements have benefitted their
business and agreed that such improvements should be
extended to adjoining streets.
Nearly half said that they had made some exterior
improvements to their storefronts and more than half
responded that additional storefront remodeling was
needed to attract more customers.
A majority stated that a redevelopment project should
be created for the area.
There was substantial support for creating new retail,
office and residential uses in the area.
- i There was interest in creating programs for more
~ parking, open space, rehabilitation and a shuttle bus.
Development Trends
During ~he past decade there has been a moderate amount of new
construction and rehabilitation in this area. About 25-30
commercial buildings have undergone minor to major improvements.
Most of ithese remodelings have occurred along the 300 and 400
blocks Of Grand Avenue and the 200 block of Linden Avenue.
Since 19!80 there have been three commercial structures built: a
three s~ory office/retail use on the southwest corner of Linden
and Grand Avenue; a liquor/deli store on the northwest corner of
Spruce and Baden Avenue; and a multi-tenant retail building on
the northwest corner of Grand and Spruce Avenue.
Planning Issues
Major issues in the Downtown Business District include inadequate
off-street parking, traffic congestion, lack of loading and
delivery zones, some adverse uses, a limited selection of stores
and products, facade and structural deterioration, excessive
numbers !of signs and a poor overall image.
Future Uses
The Downtown Business District is designated "Planned Commercial."
This designation is intended to attract additional commercial uses
with a goal of upgrading and improving the quality of uses in this
area.
It is expected that many of the existing commercial structures will
be rehabilitated, and certain "spot" demolition and reconstruction
will ta~e place.
OBJECTIVE
To expand Downtown,s
commercial center.
** Policy 2-1
economic base into a viable community
Retail uses should expanded throughout the
Downtown.
Policy 2-2
Pollicv 2-3
Pollicy 2-4
Pollicv 2-5
Policy 2-6
The Downtown should become the most
diversified, functional, attractive and unique
shopping district in the entire City.
incentives to encourage larger development
sites shall be created in portions of the area
to attract a wider range of commercial uses.
Additional retail sales establishments,
restaurants, social halls and personal services
shall be established.
Uses which adversely affect revitalization such
as bars, cardrooms, pool halls, adult
entertainment, second hand stores, stores
selling seconds, video amusement arcades,
manufacturing and warehousing shall be
prohibited. Any existing non-conforming
adverse uses shall not expand or intensify
unless they are being converted or changed into
a conforming use such as a bar being
incorporated into a restaurant.
Community-oriented uses such as financial
institutions, cultural centers, specialty
shops, motels and restaurants should be located
primarily along arterials such as Grand Avenue
and Airport Boulevard. Neighborhood-oriented
uses should be located primarily on minor cross
streets such as Cypress and Maple Avenues.
OBJECTIVE
To cont'!nue% to support various cultural and civic uses as the major
anchors!of Downtown.
** Policy 2-7 The Civic Center complex shall be maintained as
the major focus of City governmental, cultural
and social activities of the community.
** Policy 2-8
New and improved libraries, museums, parks,
recreational facilities, exhibition halls,
murals, fountains, plazas and other cultural,
entertainment and open space facilities should
be provided throughout the area.
** Policy 2-9
Special events such as festivals, parades and
fairs should be sponsored on a regular basis.
OBJECTIVE
To promote the area as a major financial hub of the community.
Policy 2-10
Poliicy 2-11
Efforts should be made to encourage existing
financial institutions to remain and expand.
New banks, savings and loans, credit unions,
mortgage bankers, insurance companies, stock
brokers, accountants and similar financial
institutions should be encouraged in the area.
OBJECTIVE
To eliminate blight and remove obstacles to
revitalilzation.
successful
Poliicy 2-12
** Poliic¥ 2-13
A redevelopment project should be established
to upgrade blighted downtown areas.
The City should assist developers in the
assembly of smaller deteriorated properties
into larger, more readily redevelopable sites
in order to attract specific quality uses.
** Poliicy 2-14
The City should develop a concentrated code
enforcement program for this area in order to
abate the major violations of zoning, building
and housing codes.
OBJECTIWE
To improve the infrastructure, traffic, parking, transportation and
services to accommodate future projected uses.
** Policy 2-15
The public streets and lanes located adjacent
to Grand Avenue (i.e., Miller, Cypress, Baden,
Tamarack, Second and Third) shall continue to
be upgraded to improve their visual, safety,
and functional aspects, including loading and
delivery zones.
** Policy 2-16
Storm drainage, sewer lines, street lighting,
and other utilities shall be upgraded as needed
to accommodate new developments.
** Policy 2-17
City services including police, fire and public
works should be increased or improved in the
area as needed to address projected needs.
* Policy 2-18
Additional public and private parking should be
provided to accommodate projected increased
demand. Public parking structures should
initially be constructed in the 100/200 blocks
of Grand Avenue or Cypress Avenue, the 300
blocks of Baden and Miller Avenue, the 400
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Policy 2-19
Policy 2-20
Pollicy 2-21
Pollicy 2-22
block of Grand Avenue and eventually along the
Airport Boulevard and Linden Avenue corridors.
Additional public transportation should be made
available as the Downtown continues to expand.
The City should consider such facilities as a
shuttle bus connecting the downtown to the
industrial area east of the Bayshore Freeway
and a multi-modal transportation center
incorporating the Caltrain station, the main
SamTrans routes, shuttle buses, and other forms
of public and private transportation including
connections to rapid water transit.
Excess public rights-of-way and surplus public
properties shall be made available where
appropriate to encourage new developments.
Overhead utilities shall be placed underground
wherever possible.
Transportation System Management (TSM) plans
for the area shall be coordinated with TSM's in
other areas of the community.
OBJECTIVE
To creat~ an attractive well-designed urban
pedestrian activities.
form more conducive to
Pollicy 2-23
Small parks/pedestrian plazas should be
provided to improve the appearance of the area
and thereby encourage new and rehabilitated
buildings.
** Poliicy 2-24
Interior malls, rear entries and walkways
connecting the lanes and parking areas to main
streets shall be provided wherever possible in
conjunction with new uses.
* Pollicy 2-25
**
Signs shall be primarily pedestrian-oriented
and designed to blend with and complement the
building and surrounding properties.
* Poliicy 2-26
**
Building facades shall be upgraded to make the
area more visually attractive.
OBJECTIVE
To retain and enhance much of the traditional scale and
of the area.
character
6
** Policy 2-27
In-fill development shall relate well with
existing structures and be consistent with the
scale, typical materials, colors and other
features present in the area.
Airport Boulevard (SPRR Overcrossing to Hillside Extension)
Airport Boulevard is characterized by small lots, deteriorated
buildingS, inadequate off-street parking and landscaping. Major
uses in ~he area include service stations, automobile sales, auto
service and repair, outdoor storage lots, auto parts stores,
industrial, restaurants, offices, motels, residential, and various
retail u!ses. The area has a very poor visual image from Highway
101 and ~eeds to be substantially upgraded.
OBJECTIV~
To upgrade the type of uses and the overall appearance of Airport
Boulevarid and to provide downtown with a better image as seen from
the Bays!bore Freeway and streets entering into the downtown.
* Poliicy 2-28
Outdoor equipment storage lots and independent
auto repair businesses, particularly along
Airport Boulevard, shall be phased out and more
retail-oriented uses provided in their place.
** Pollicy 2-29
Visitor-commercial uses such as restaurants and
motels shall be encouraged along Airport
Boulevard.
** Pollicy 2-30
Auto sales and related services should be
encouraged along Airport Boulevard between
Miller Avenue and Hillside Boulevard Extension
and along the northern portion of Linden Avenue
between Armour and Airport Boulevard.
* Policy 2-31
New construction, assembly of lots and
rehabilitation of significant buildings should
be emphasized along Airport Boulevard in order
to substantially upgrade the mix of commercial
uses and provide a more attractive entrance
into the business district.
* Policy 2-32
The operation of existing, non-conforming,
light manufacturing and sales facilities
located along the east side of Airport
Boulevard, south of Grand Avenue and north of
the railroad overpass may be continued in the
future. No expansion of these facilities
should, however, be permitted unless and until
a comprehensive development plan which
incorporates adjoining parcels to the east is
approved by the City. The plan should include
the exterior remodeling of existing buildings,
7
provisions for additional required off-street
parking and landscaping, an improved internal
vehicular circulation system, and an upgrading
of the sign program.
Linden A~enue (Railroad Avenue to Airport Boulevard)
Linden A2venue contains a wide assortment of uses from manufacturing
plants tO banks and auto repair shops. There are also a number of
residentlial dwellings especially in the northern portion between
Aspen and Armour Avenues. This corridor has never had much
attentioln with regard to design, rehabilitation or new
construcition. The only significant private development that has
occurred was during the early and mid-1970's when two banks were
established and in the mid 1980's when a mixed use project was
built o~ the northwest corner of Linden and California Avenues.
During ~he mid-1980's the City installed decorative street lights
similar ito those on Grand Avenue.
OBJECTIVE
To improve Linden Avenue as a more viable and attractive commercial
corridor as an appendage to Grand Avenue.
Poliicy 2-33
Policy 2-34
Additional beautification improvements such as
street trees, decorative sidewalks,
undergrounding of utilities and street
furniture should be provided along the Linden
Avenue corridor from Railroad Avenue to Airport
Boulevard in order to attract a better mix of
commercial uses.
More attention to rehabilitation of significant
buildings and in-fill new construction should
be encouraged along Linden Avenue.
Downtown Residential Neighborhoods
There are half a dozen residential neighborhoods located in close
proximity to the downtown business district and commercial
corridors. These areas have a wide range of densities, building
types and conditions. In general, the City is trying to upgrade
all of these neighborhoods while providing market support for the'
growth and enhancement of the downtown commercial areas.
OBJECTIVE
To encourage a wide range of housing types in close proximity to
the commercial core.
Policy 2-35
A more equal mix of lower, moderate and higher-
cost housing units should be encouraged to
bring more persons with various incomes into
the Downtown particularly during weekends and
evenings.
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Policy 2-36
PoLicy 2-37
Poliicy 2-38
Poliicy 2-39
Pollicy 2-40
More housing suitable for families shall be
encouraged throughout the area.
Mixed-uses shall be encouraged where
appropriate.
Additional low and moderate-cost housing
programs should be established to assist in the
financing, construction, site acquisition,
rehabilitation or rent.
Current boarding rooms may be converted to
apartments, offices or other appropriate uses.
No further boarding rooms shall be allowed in
the Downtown.
Historically significant dwellings should be
preserved and renovated.
Spruce ~venue - Orange Avenue - Miller Avenue - Railroad Avenue
This area contains a mix of single-family, duplex, and multiple-
family residential structures. During the 1970's, a number of
multi-family structures were built between Spruce Avenue and Orange
Avenue. iHowever, during the 1980's, primarily because of lower
density istandards and higher parking requirements there has been a
decrease in new construction. The major exception was the
construction of the 125-unit Magnolia Plaza Apartments project that
was completed in 1988. This major apartment project occurred
because iof the Redevelopment Agency's acquisition of the site and
its leaseback to Bridge Housing Corporation, a non-profit
developer. Approximately 60-70 other residential buildings have
been renovated during the past few years in scattered locations
throughout the area.
* Policy 2-43
Infill units consistent with the densities and
policies of the Land Use Element should be
encouraged in the High Density Residential area
located between Spruce Avenue, Orange Avenue,
Fourth Lane and Railroad Avenue.
Orange ~venue - Chestnut Avenue - Tamarack - Commercial Avenue
The area between Orange Avenue and Chestnut Avenue has been
developed predominately with single family and two-family
dwellings. Second units or duplex units should be permitted in
this area provided adequate setbacks, sufficient off-street
parking,! and attractive landscaping are provided.
Policy 2-44
Second dwellings, duplexes and additions or
remodelings should be encouraged in the Medium
Density area located between Orange Avenue,
Chestnut Avenue, Miller Avenue, and Commercial
Avenue.
Cypress - Linden Avenue - Armour - Tamarack ¢"Irlsh Town")
The interior portion of this area contains older residential
structures, many of which are significantly deteriorated. The 1976
"Community Profile and Housing Needs" survey indicated that nearly
40 percent of all structures in this portion of the downtown were
either in need of rehabilitation (26.2%) or were substandard
(13.6%) ~o the point where rehabilitation may not be feasible.
Very lit!tle new development or remodeling has occurred in recent
years. This is mainly due to the isolated location of the area,
the lack of maintenance and the small lots which predominate.
Cypress AVenue has only fifty feet of right-of-way, is a one-way
northbound street and has traffic congestion and parking problems.
There are very few off-street parking spaces; consequently, many
adjoining uses depend mainly on on-street parking.
Also, t~ere are significant land use incompatibility problems
mainly because auto repair businesses back onto Cypress Avenue
directly across from residential uses.
Many of ithe lots are only twenty-five feet wide. This condition
makes i~ very difficult to construct buildings having a sufficient
number Of parking spaces. The assembly of lots by private
developers is not expected without some public assistance.
Recent developments include the 1982 renovation of the Cypress and
Pine playlot and the construction of a new motel on the north side
of Pine iAvenue between Cypress Avenue and Airport Boulevard.
During the mid-1980's the Historic Old Town Homeowners Association
was formed to encourage and monitor the upgrading of this
neighborhood. It is particularly interested in nuisance abatement,
improving the streets and lanes, upgrading Cypress and Pine Playlot
and improving housing conditions.
In 1984 ithe neighborhood designation on the General Plan was
amended ifrom High Density Residential and Heavy Commercial to
Medium Density Residential. At that time this lower designation was
considered to be an interim category until a final designation was'
determined.
During I988, some minor residential developments were approved
including the construction of three single-family dwellings on the
northerly end of Cypress Avenue, south of Armour Avenue and the
remodeling of three dilapidated rental units on the southwest
corner of Cypress and Aspen Avenues. More residential development
appears!to be the key to the revitalization of this neighborhood.
Policy 2-45
The land use designation of Irish Town (the
residential area bounded by Cypress Avenue,
Tamarack Lane, Linden Avenue and Armour Avenue)
should be studied for consideration of possible
change from Medium Density Residential to High
Density Residential to encourage the
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construction of more residential dwellings
provided that standard parking would be
constructed. Direct input from the
neighborhood residents shall be obtained before
this could occur.
Poliicy 2-46
Concentrated rehabilitation, code enforcement
and housing assistance programs should be
developed for the Irish Town neighborhood to
ensure that all existing deteriorated buildings
are upgraded to meet current housing codes.
Poliicy 2-47
Irish Town streets, lanes, utilities, open
space and other related improvements should be
upgraded to meet the projected needs of new
residential development.
Miller ~venue - Hillside Boulevard - Maple Avenue - Linden Avenue
The structures in this area are generally in good condition.
Certain istructures are in need of rehabilitation. Access and
parking iare generally not a problem within the interior blocks.
There are, however, certain nonconforming commercial and
residential buildings with insufficient off-street parking,
particularly on the west side of Linden Avenue.
A small ineighborhood shopping center, a carwash and service station
are located southwest of Hillside Boulevard and Linden Avenue.
These uses are deteriorated and need renovation and site upgrading.
* PoLicy 2-48
The neighborhood shopping center, carwash and
service station located on the southwest corner
of Hillside Boulevard and Linden Avenue should
be upgraded with new landscaping, exterior
building remodeling and an improved parking
layout.
Peck's Subdivision
Peck's Subdivision is located in the northeast corner of this study
area. it contains approximately 325 dwelling units. One-third of
these a~e single-family dwellings and the remaining two-thirds
multiple-family and duplex units. While many of these structures
are in fairly good condition, there are increasing signs of
dilapidation and deferred maintenance. Many of the streets are
narrow and there is insufficient on-street parking.
In 1978 Peck's playlot was constructed, using Community Development
Block Grant funds. Although the area is eligible for the City's
housinglrehabilitation program, only a few homes have been
rehabilitated since 1976.
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Poliicy 2-49
Poliicy 2-50
Peck's Subdivision should be upgraded with
emphasis on housing rehabilitation, street
improvements, increased off-street parking, and
improved street lighting.
Peck's playlot on Gardiner Avenue should be
upgraded as necessary to accommodate open space
needs of the community.
Village ~av
The Villiage Way Subdivision located in the southeast portion of
this areia was constructed during the mid-1940's. This subdivision
is charaicterized by townhouse structures located on 25 foot wide
parcels.! Most of these dwelling units are small and many do not
have any side yard setbacks, and some lack regular maintenance.
The streiet system is substandard in width and there is lack of
adequate parking in the area.
* Pollicy 2-51
The Village Way Subdivision should be improved
by a comprehensive code enforcement and housing
rehabilitation program.
Pol!ic¥ 2-52
Public improvements should be made to Village
Way to upgrade the circulation, parking and
visual elements of this street.
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