SOUTH SAN FRANCISCO: SOUTH EL CAMINO REAL

Transcription

1 75º Up to 120 With Discrtionary Approval Blg. Lngth: 125 Max. 50% Stpback 50% of builing fac in mi zon stpp back Up to 80 By Right 75º Bas: 35 Max Mi Zon 60º 15 50% Stpback 75º Bas Zon Bik lan Paralll Parking Siwalk Avg: 16 Rar Proprty Lin Min 25 Stpback xcption SOUTH SAN FRANCISCO: SOUTH EL CAMINO REAL GENERAL PLAN AMENDMENTS ZONING DESIGN GUIDELINES April 2010

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3 Gnral Plan Amnmnts

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5 South El Camino Ral Gnral Plan Amnmnt aft for Rviw an Discussion Chaptr 2: Lan Us Chaptr 2: Lan Us This lmnt of th Gnral Plan outlins th framwork that has gui lan us cisionmaking, provis th Gnral Plan lan us classification systm, an outlins citywi lan us policis. Policis for ach of th 14 iniviual sub-aras that compris th Gnral Plan Planning Ara ar in Chaptr 3: Planning Sub-Aras). 2.1 CONSTANCY AND CHANGE South San Francisco has a istinctiv lan us pattrn that rflcts th cision to initially locat inustrial aras ast of supporting homs an businsss in orr to tak avantag of topography an wins on Point San Bruno. Anothr vlopmnt trn that shap th arrangmnt of uss was th xtnsiv rsintial vlopmnt that occurr uring th 1940s an 1950s, crating larg aras almost ntirly vlop with singl-family housing. As a rsult, South San Francisco is largly compris of singl-us aras, with inustry in th astrn an southastrn portions of th city, singl-family homs to th north an wst, commrcial uss along a fw transportation corriors, an multifamily housing clustr in thos sam corriors an on hillsis. MAGNITUDE AND DISTRIBUTION OF EXISTING USES As part of th Gnral Plan prparation procss, an xisting lan us atabas for th city was prpar an a lan us analysis was prform. South San Francisco s City limits ncompass 4,298 acrs. Singl-family rsincs ar th prominant lan us, occupying 33 prcnt of th lan (nt, that is, xclusiv of strts, watr, an othr rights-of-way) in th city. Inustrial uss, incluing warhouss, manufacturing aras an businss parks, compris ovr a quartr of South San Francisco s ara. Th lan us analysis also foun that: Parks an opn spac occupy ovr 10 prcnt of th Planning Ara, primarily concntrat in Sign Hill Park an th California Golf an Country Club; Many of South San Francisco s growing or highst priority lan uss currntly occupy rlativly littl lan. Businss parks for high-tchnology rsarch an vlopmnt (R&D) an manufacturing us occupy only 173 acrs, or 14 prcnt of th lan in th inustrial classification. Commrcial aras occupy approximatly ight prcnt. Hotls an motls can b foun on only 37 acrs, or tn prcnt of th lan in th commrcial us classification. Only a hanful of sits in South San Francisco totaling 167 acrs, or lss than four prcnt of lan within th Planning Ara ar vacant. About half of this acrag is in Bay Wst Cov (formrly Sharwatr) an Sirra Point - two larg sits at th northrnmost tip of th city, with substantial soil contamination an unr rmiation for th past 2-1

6 svral yars. Th majority of th rmaining vacant lan compriss sits, such as in Wstborough, that hav stp slops. Thus, virtually all growth in th city will rsult from rvlopmnt or intnsification; an Dvlopmnt that is approv or unr rviw inclus 1,150 housing units an 3.4 million squar ft of non-rsintial spac. CONSTANCY AND CHANGE With all lan in th ast of U.S. 101 ara (East of 101 ara) an som wstrn parts of th city unsuitabl for rsintial vlopmnt bcaus of aircraft oprations at th San Francisco Intrnational Airport (SFO) an stablish rsintial nighborhoos in much of th rst of th city, th Gnral Plan attmpts to balanc rgional growth objctivs with consrvation of rsintial an inustrial nighborhoos. Dvlopmnt is targt in cntrs an corriors to fulfill th City s objctivs of nhancing quality of lif an conomic vitality; nsur that stablish aras ar not unuly impact; an to support th xtraorinary rgional invstmnts in transit rprsnt by xtnsion of BART to th city. Nighborhoo-scal issus such as th charactr of nw vlopmnt an bttr linkags btwn an within nighborhoos ar also xplor in this an othr plan lmnts. 2.2 LAND USE FRAMEWORK Th lan us framwork of th Gnral Plan is gui by svral ky principls: Consrvation of th xisting lan us charactr of th city s rsintial nighborhoos. Promotion of Downtown as th focus of activity, incluing through incras rsintial opportunitis. Policis that promot vlopmnt stanars that buil on Downtown s traitional urban pattrn ar intifi. Intgration of lan us with plann BART xtnsion, by proviing a nw transitorint villag aroun th South San Francisco BART station, to tak avantag of rgional accss that will rsult from xtnsion of BART to th city. Provision of slct aras in th city whr inustrial uss, many of which fulfill a rgional objctiv an ar rlat to th SFO, can continu an xpan. Encouragmnt of mix-us rvlopmnt along principal corriors, such as El Camino Ral an South Spruc nu. Encouragmnt of a nw mix-us nighborhoo cntr at Linn nu/hillsi Boulvar to incras accssibility of Parais Vally/Trrabay rsints to convninc shopping. 2-2

7 South El Camino Ral Gnral Plan Amnmnt aft for Rviw an Discussion Chaptr 2: Lan Us Dsignation of nw Businss an Tchnology Park istrict to provi opportunitis for continu volution of th city s conomy, from manufacturing an warhousing/istribution to high tchnology an biotchnology. Encouragmnt of mploy srving amnitis to provi intity an catr to th lunchtim an quality of lif ns of th growing mploymnt bas in th East of 101 ara. Provisions of a nw liv/work ovrlay istrict ajacnt to owntown to provi a broar mix of housing opportunitis an promot small-businss an multimia incubation. Dsignation of a nw Businss Commrcial istrict, that will inclu hotls principally srving airport clintl, an rgional commrcial uss clustr along Dubuqu nu, Oystr Point, South Airport an Gatway boulvars. GENERAL PLAN DIAGRAM Th principls outlin on th prvious pag ar rprsnt in th Gnral Plan Diagram (Figur 2-1). Th Diagram signats th propos gnral location, istribution, an xtnt of lan uss. As rquir by Stat law, lan us classifications, shown as color/graphic pattrns, lttr signations, or labls th Diagram, spcify a rang for housing nsity an builing intnsity for ach typ of signat lan us. Ths nsity/intnsity stanars allow circulation an public facility ns to b trmin; thy also rflct th nvironmntal carrying-capacity limitations stablish by othr lmnts of th Gnral Plan. Th Diagram is a graphic rprsntation of policis contain in th Gnral Plan; it is to b us an intrprt only in conjunction with th txt an othr figurs contain in th Gnral Plan. Th lgn of th Gnral Plan Diagram abbrviats th lan us classifications scrib blow, which rprsnt an aopt part of th Gnral Plan. Uss on sits lss than two acrs in siz ar gnrally not pict on th Diagram. Th intrprtation of consistncy with th Gnral Plan on sits lss than two acrs in siz will b on through th Zoning Orinanc an th Zoning Map. (Tabl is currntly aftr DENSITY/INTENSITY STANDARDS) DENSITY/INTENSITY STANDARDS Th Gnral Plan stablishs nsity/intnsity stanars for ach us classification. Rsintial nsity is xprss as housing units pr nt acr. Maximum prmitt ratio of gross floor ara to sit ara (FAR) is spcifi for non-rsintial uss. FAR is a broa masur of builing bulk that controls both visual prominnc an traffic gnration. It can b clarly translat to a limit on builing bulk in th Zoning Orinanc an is inpnnt of th typ of us occupying th builing. FAR limitations ar also shown for som rsintial lan us classifications in orr to rlat housing siz to lot siz; both housing nsity an 2-3

8 FAR stanars shall apply in such instancs. Builing ara vot to structur or covr parking (if any) is not inclu in FAR calculations for non-rsintial vlopmnts. Howvr, parking garags ar inclu in th FAR limitations for rsintial uss. Th Zoning Orinanc coul provi spcific xcptions to th FAR limitations for uss with low mploymnt nsitis, such as rsarch facilitis, or low pak-hour traffic gnration, such as a hospital. In aition to nsity/intnsity stanars, som lan us classifications stipulat allowabl builing typs (such as singl-family rsintial) as wll. Th nsity/intnsity stanars o not imply that vlopmnt projcts will b approv at th maximum nsity or intnsity spcifi for ach us. Zoning rgulations consistnt with Gnral Plan policis an/or sit conitions may ruc vlopmnt potntial within th stat rangs. Airport-rlat hight limits also rstrict vlopmnt, as shown in Figur 2-2. In aition, Figur 2-3 stablishs hight limitations in spcific aras, incluing Downtown, th El Camino Ral Corrior, an nar BART stations; ths limitations shall apply to all uss, an lan us-bas hight limitations (in th Zoning Orinanc) shall not apply. For aras outsi th ons shown in Figur 2-3, hight limitations shall b in accoranc with th usbas limitations spcifi in th Zoning Orinanc. Ths hights ar partly bas on a viwsh analysis for th Planning Ara, which rval that th south fac of Sign Hill, th bas of San Bruno Mountain, an th ast fac of Point San Bruno Knoll, ar visibl from most aras of th city, as shown in Figur 2-4. Gross nsity stanars an assum avrags for rsintial catgoris ar list blow. CLASSIFICATION SYSTEM Th classifications in this sction rprsnt aopt City policy. Thy ar mant to b broa nough to giv th City flxibility in implmntation, but clar nough to provi sufficint irction to carry out th Gnral Plan. Th City s Zoning Orinanc contains mor tail provisions an stanars. Mor than on zoning istrict may b consistnt with a singl Gnral Plan lan us classification. Rsintial Thr rsintial lan us classifications ar stablish for aras outsi of Downtown to provi for vlopmnt of a full rang of housing typs (Downtown rsintial lan us classifications ar inclu latr in this sction). Dnsitis ar stat as numbr of housing units pr nt acr of vlopabl lan, xcluing aras subjct to physical, nvironmntal, or gological constraints, an aras icat for crksi grnways or wtlans protction, provi that at last on housing unit may b built on ach xisting lgal parcl signat for rsintial us. Dvlopmnt woul b rquir within th nsity rang (both maximum an minimum) stipulat in th classification. Dvlopmnt stanars stablish in th Zoning Orinanc may limit attainmnt of maximum nsitis. 2-4

9 South El Camino Ral Gnral Plan Amnmnt aft for Rviw an Discussion Chaptr 2: Lan Us Scon units prmitt by local rgulation, Stat-manat nsity bonuss for provision of afforabl housing, an a 20 prcnt nsity bonus for rsintial vlopmnts locat within a 1/4-mil of a fix-guiway transit (BART or Caltrain) station ar in aition to nsitis othrwis prmitt. Assum avrag nsitis list ar us to calculat probabl housing unit an population holing capacity. Nithr th avrags nor th totals constitut Gnral Plan policy. Housing typs (which ar inclu hr for illustrativ purposs only, an o not rprsnt aopt City policy) ar shown in Figur 2-5. Low Dnsity Rsintial Singl-family rsintial vlopmnt with nsitis up to 8.0 units pr nt acr. Typical lots woul b 6,000 squar ft, but th minimum woul b 5,000 squar ft, an smallr lots (4,500 squar ft or lss) may b prmitt in nighborhoos mting spcifi community sign stanars, subjct to spcific rviw rquirmnts. This classification is mainly intn for tach singl-family wllings, but attach singl-family units may b prmitt, provi ach unit has groun-floor living ara an privat outoor opn spac. Th Zoning Orinanc may inclu a sparat istrict for stat-typ or zro-lot-lin vlopmnts. Mium Dnsity Rsintial Housing at nsitis from 8.1 to 18.0 units pr nt acr, with a minimum of 2,250 squar ft of nt ara (i.. xclusiv of strts, parks an othr public rights-of-way) rquir pr unit, an a minimum lot ara of 6,750 squar ft. Dwlling typs may inclu attach or tach singl-family housing, uplxs, triplxs, fourplxs, townhouss, apartmnts, an conominiums. Multifamily housing typ is not prmitt. (Amn by City Council Rsolution , Aopt Novmbr 21, 2000) High Dnsity Rsintial Rsintial vlopmnt, with nsitis ranging from 18.1 to 30.0 units pr nt acr. This signation woul prmit th full rang of housing typs, incluing singl-family attach vlopmnt subjct to stanars in th Zoning Orinanc, an is intn for spcific aras whr highr nsity may b appropriat. DOWNTOWN Downtown Com m rcial This signation provis for a wi rang of uss in commrcial cor of owntown, incluing rtail stors, ating an rinking stablishmnts, commrcial rcration, ntrtainmnt stablishmnts an thatrs, financial, businss an prsonal srvics, hotls, ucational an social srvics, an govrnmnt offics. Rsintial uss may b prmitt on scon an uppr floors only, an subjct to a us prmit. Th maximum Floor Ara Ratio 2-5

10 for all uss an mixs (rsintial an non-rsintial) is 3.0; th Zoning Orinanc may or may not stablish maximum rsintial nsitis or minimum housing unit siz for mixus vlopmnts. Th Zoning Orinanc may also spcify spcific aras whr rtail or ating an rinking stablishmnts woul b rquir uss at th groun lvl. Downtown Rsintial In aition to housing typ an nsity stanars stipulat blow, th Zoning Orinanc may stablish vlopmnt stanars an parking an othr rquirmnts for owntown rsintial vlopmnt iffrnt from rsintial vlopmnt lswhr in th City. Thr catgoris ar inclu an ar shown on th Gnral Plan Diagram: Downtown Low Dnsity Rsintial. Singl-family (tach or attach) rsintial vlopmnt with nsitis ranging from 5.1 to 15.0 units pr nt acr. Multifamily vlopmnt is not prmitt. Downtown Mium Dnsity Rsintial. Rsintial vlopmnt at nsitis ranging from 15.1 to 25.0 units pr nt acr. A full rang of housing typs is prmitt. Downtown High Dnsity Rsintial. Rsintial vlopmnt at nsitis ranging from 25.1 to 40.0 units pr nt acr for lots qual to or gratr than H-acr (21,780 squar ft) in ara. For lots smallr than H acr, maximum nsity shall b 30.0 units pr acr. A maximum of 25 prcnt nsity bonus may b approv for projcts with afforabl housing, housing for lrly rsints with spcific amnitis sign for rsints, or housing that mts community sign stanars that may b spcifi in th Zoning Orinanc. Maximum nsity with all bonuss shall not xc 50 units pr nt acr. OFFICE This signation is intn to provi sits for aministrativ, financial, businss, profssional, mical an public offics in locations proximat to BART or CalTrain stations. Support commrcial uss ar prmitt, subjct to limitations stablish in th Zoning Orinanc. Sit planning an builing sign shall nsur pstrian comfort, an strts shall b front by activ uss. Th maximum Floor Ara Ratio is 1.0, but incrass may b prmitt up to a total FAR of 2.5 for vlopmnt mting spcific transportation man managmnt (TDM), structur parking, off-sit improvmnt, or spcific sign stanars critria. Ths bonus stanars ar shown in Tabl Th Planning Commission, at its iscrtion, may prmit incras of bas FAR in spcific instancs whr xisting builings ar rhabilitat for offic us an ar unabl mt th structur parking or spcifi sign stanar critria. Howvr, th maximums (with incntivs, is stipulat in Tabl 2.2-2) shall not b xc. 2-6

11 South El Camino Ral Gnral Plan Amnmnt aft for Rviw an Discussion Chaptr 2: Lan Us COMMERCIAL Com m unity Com m rcial This catgory inclus shopping cntrs, such as Wstborough, an major commrcial istricts, such as El Camino Ral, an rgional cntrs along South Airport Boulvar. Rtail an partmnt stors, ating an rinking stablishmnts, commrcial rcration, srvic stations, automobil sals an rpair srvics, financial, businss an prsonal srvics, motls, ucational an social srvics ar prmitt. An R signation on th Gnral Plan Diagram inicats that th sit is rsrv for rgion-srving commrcial uss. Th maximum Floor Ara Ratio is 0.5. Offic uss ar ncourag on th scon an uppr floors. Businss Com m rcial This catgory is intn for businss an profssional offics, an visitor srvic stablishmnts, an rtail. Prmitt uss inclu for aministrativ, financial, businss, profssional, mical an public offics, an visitor-orint an rgional commrcial activitis. Rgional commrcial cntrs, rstaurants an rlat srvics ar prmitt subjct to appropriat stanars. This catgory is intn for th mrging commrcial an hotl istrict along South Airport, Gatway, an Oystr Point boulvars, an South Spruc corrior. Th maximum Floor Ara Ratio is 0.5, but incrass may b prmitt up to a total FAR of 1.0 for uss such as rsarch an vlopmnt stablishmnts, or for vlopmnt mting spcific transportation man managmnt (TDM), off-sit improvmnt, or spcific sign stanars. Maximum FAR for hotl vlopmnts shall b 1.2, with incrass to a maximum total FAR of 2.0 for vlopmnt mting spcifi critria. Coastal Commrcial Businss/profssional srvics, offic, convninc sals, rstaurants, public marktplac, prsonal/rpair srvics, limit rtail, hotl/motl with a coastal orintation, rcrational facilitis, an marinas. Maximum FAR is 0.5 for rtail, rcration facilitis, marinas, an ating an rinking stablishmnts, 1.0 for offics, an 1.6 for hotls. All vlopmnt will b subjct to sign rviw by th Planning Commission. Uss an vlopmnt intnsitis at Oystr Point will b rgulat by th Oystr Point Spcific/Mastr Plan. MIXED USE El Cam ino Ral Mix Us This signation is intn to accommoat high-intnsity activ uss an mix-us vlopmnt in th South El Camino Ral ara. Rtail an partmnt stors; ating an rinking stablishmnts; hotls; commrcial rcration; financial, businss, an prsonal srvics; rsintial; ucational an social srvics; an offic uss ar prmitt. Th frontag of a sit along El Camino Ral an othr Artrial/Collctor strts in th corrior is rquir to b vot to activ uss uss that ar accssibl to th gnral public 2-7

12 an gnrat walk-in pstrian clintl an contribut to a high lvl of pstrian activity. Uss that gnrat pstrian activity inclu rtail shops, rstaurants, bars, thatrs an th prforming arts, commrcial rcration an ntrtainmnt, prsonal an convninc srvics, hotls, banks, travl agncis, chil car srvics, libraris, musums an gallris. For sits largr than 20,000 squar ft, th minimum FAR for all uss, xclusiv of substantially abov-gra structur parking, shall b 0.6, of which a minimum 0.3 FAR shall b activ uss. Th rquirmnt for a minimum 0.3 FAR of activ uss os not apply to projcts whr 30% of th units ar rstrict an afforabl to low- or low-morat-incom houshols. Th maximum FAR for all uss, inclusiv of housing an substantially abov-gra structur parking shall b 2.5, with incrass to a maximum total FAR of 3.5 for vlopmnt mting spcifi critria. Rsintial nsity is limit to 60 units pr acr, with incrass to a maximum of 80 units pr acr for vlopmnt mting spcifi critria. For parcls on th ast si of El Camino Ral, btwn First Strt an Wst Orang nu, ithr a mix of uss as prmitt unr this classification or rsintial us only (up to 40 units pr acr) is prmitt. INDUSTRIAL AND RESEARCH AND DEVELOPMENT Two catgoris ar propos: Businss an Tchnology Park, for th East of 101 aras north of East Gran nu, an Mix Inustrial, for th aras south of East Gran nu in East of 101 an Linnvill. Businss an Tchnology Park This signation accommoats campus-lik nvironmnts for corporat haquartrs, rsarch an vlopmnt facilitis, an offics. Prmitt uss inclu incubator-rsarch facilitis, tsting, rpairing, packaging, publishing an printing, marinas, shorlin-orint rcration, an offics, an rsarch an vlopmnt facilitis. Warhousing an istribution facilitis an rtail ar prmitt as ancillary uss only. All vlopmnt is subjct to high sign an lanscap stanars. Maximum Floor Ara Ratio is 0.5, but incrass may b prmitt, up to a total FAR of 1.0 for uss such as rsarch an vlopmnt stablishmnts, or for vlopmnt mting spcific transportation man managmnt (TDM), off-sit improvmnt, or spcific sign stanars. Mix Inustrial This signation is intn to provi an protct inustrial lans for a wi rang of manufacturing, inustrial procssing, gnral srvic, warhousing, storag an istribution, an srvic commrcial uss. Inustris proucing substantial amounts of hazarous wast or 2-8

13 South El Camino Ral Gnral Plan Amnmnt aft for Rviw an Discussion Chaptr 2: Lan Us oor an othr pollutants ar not prmitt. Unrlat rtail an srvic commrcial uss that coul b mor appropriatly locat lswhr in th city woul not b prmitt, xcpt for offics, subjct to appropriat stanars. Small rstaurants an convninc stors woul b allow as ancillary uss, subjct to appropriat stanars. Th maximum Floor Ara Ratio is 0.4, with an incras to a total FAR of 0.6 for vlopmnt sking an FAR bonus with TOMprogram as spcifi in th Zoning Orinanc. In aition to vlopmnt stanars, th Zoning Orinanc may inclu prformanc stanars to minimiz potntial nvironmntal impacts. PUBLIC/INSTITUTIONAL To provi for schools, govrnmnt offics, transit sits, airport, an othr facilitis that hav a uniqu public charactr. Rligious facilitis ar not call out sparatly on th Gnral Plan Diagram, but ar insta shown with signations on ajoining sits; ths facilitis may b spcifically linat on th Zoning Map. PARKS Parks, rcration complxs, public golf courss, an grnways. OPEN SPACE This signation inclus sits with nvironmntal an/or safty constraints. Inclu ar sits with slops gratr than 30 prcnt, snsitiv habitats, wtlans, crkways, aras subjct to flooing, an powr transmission lin corriors. Whr othrwis not xclu by nois, aircraft safty or othr nvironmntal stanars, rsintial vlopmnt is gnrally prmitt at a nsity not to xc on housing unit pr 20 acrs. 2-9

14 Tabl 2.2-1: Stanars for Dnsity an Dvlopmnt Intnsity Lan Us Dsignation Rsintial 2,3 Minimum Rquir FAR Rsintial Dnsity (units/nt acr) Maximum Prmitt Non-Rsintial FAR 1 Maximum Prmitt with Incntivs an Bonuss Units/Nt Acr FAR (S Tabl 2.2-2) Low Dnsity - up to Mium Dnsity High Dnsity Downtown Downtown Commrcial Downtown Rsintial - Low Dnsity Mium Dnsity High Dnsity Offic Commrcial - Community Commrcial Businss Commrcial Hotl Coastal Commrcial Rtail Offic Hotl Mix Us El Camino Ral Mix Us up to up to Inustrial Businss an Tchnology Park Mix Inustrial Incluing garags for rsintial vlopmnt, but xcluing parking structurs for non-rsintial vlopmnt, xcpt for El Camino Ral Mix Us prcnt nsity bonus is availabl for vlopmnt within ¼-mil of a fix-guiway transit (CalTrain or BART station or City-signat frry trminal) prcnt bonus isdnsity bonus in accoranc with stat law, is availabl for projcts with afforabl housing or, housing for lrly rsints. 25 prcnt bonus is availabl for with spcific amnitis sign for rsints, or housing that mts community sign stanars that may b spcifi in th Zoning Orinanc. 4 Rsintial uss may b prmitt on scon an uppr floors only an ar subjct to a us prmit. 5 Rquir parking must b structur. 6 Prmitt for rsarch an vlopmnt uss with low mploymnt intnsity, or othr uss proviing structur parking. 7 Prmitt for uss with low mploymnt intnsity, such as wholsaling, warhousing, an istribution. 6 Frontag of a sit along El Camino Ral an othr Artrial/Collctor strts in th corrior is rquir to b vot to activ uss. Rsintial not prmitt at groun lvl along El Camino Ral xcpt on th ast si of El Camino Ral btwn First Strt an Wst Orang nu, subjct to conitional us prmit approval. 7 For sits largr than 20,000 squar ft, th minimum FAR for all uss, xclusiv of substantially abov-gra structur parking, shall b 0.6, of which a minimum 0.3 FAR shall b activ uss. Th rquirmnt for a minimum 0.3 FAR of activ uss os not apply to projcts whr 30% of th units ar rstrict an afforabl to low- or low-morat-incom houshols. 2-10

15 South El Camino Ral Gnral Plan Amnmnt aft for Rviw an Discussion Chaptr 2: Lan Us 8 Inclu within FAR limit. 9 Inclus rsintial an substantially abov gra parking structurs. Exclus surfac parking. 10 Prmitt for rsarch an vlopmnt uss with low mploymnt intnsity, or othr uss proviing structur parking. 11 Prmitt for uss with low mploymnt intnsity, such as wholsaling, warhousing, an istribution. Tabl 2.2-2: Stanars for Dnsity an Dvlopmnt Intnsity Lan Us Incntiv-bas FAR Bonuss Availabl Dsignation Minimum Floor Ara Ratio (FAR) Bas Floor Ara Ratio (FAR) Maximum Attainabl FAR with Transportation Dman Managmnt (TDM) Program Othr Spcifi Dsign Stanars 12 Total Maximum FAR Offic Businss Commrcial El Camino Ral Mix Us 2 Businss & Tchnology Park Hotls Costal - Commrcial Rtail Offic Hotl Th Hotl FAR list for Bas, Maximum Attainabl FAR with TDM, Othr Spcifi Dsign Stanars, an Total Maximum FAR is applicabl for all hotls locat in all Gnral Plan signat aras that prmit hotl uss 2 1 Discrtionary; bas on critria stablish in th Zoning Orinanc an upon rviw by Planning Commissionconitional us prmit approval. 2 Frontag of a sit along El Camino Ral an othr Artrial/Collctor strts in th corrior is rquir to b vot to activ uss. Rsintial not prmitt at groun floor lvl along El Camino Ral, xcpt on th ast si of El Camino Ral btwn First Strt an Wst Orang nu, subjct to conitional us prmit approval. 3 For sits largr than 20,000 squar ft, th minimum FAR for all uss, xclusiv of substantially abov-gra structur parking, shall b 0.6, of which a minimum 0.3 FAR shall b activ uss. Th rquirmnt for a minimum 0.3 FAR of activ uss os not apply to projcts whr 30% of th units ar rstrict an afforabl to low- or lowmorat-incom houshols. 4 Inclus rsintial an substantially abov-gra parking structurs. Exclus surfac parking. 5 Th Hotl FAR list for Bas, Maximum Attainabl FAR with TDM, Othr Spcifi Dsign Stanars, an Total Maximum FAR is applicabl for all hotls locat in all Gnral Plan signat aras that prmit hotl uss. 2-11

16 2.3 PLANNING SUB-AREAS Lan us information prsnt in th sction that follows is prsnt by 14 subaras, which hav bn collctivly riv from analysis of lan us an urban sign pattrns an th n for focus planning fforts an activitis. Ths subaras ar shown in Figur 2-6. In som cass, th City s traitional nighborhoo planning aras that ar us for park an schools planning wr aggrgat whr ajacnt nighborhoos ar vry similar in trms of thir lan uss, ag of vlopmnt, an currnt activity lvl. Th East of 101 ara, which compriss a singl City nighborhoo planning ara bcaus thr ar no rsints, is ivi into four subaras for prsnting planning information. Th aras ar: 1. Avalon 2. Downtown 3. East of El Camino 5. Gatway 6. Linnvill 7. Orang Park 8. Oystr Point 9. Parais Vally/Trrabay 10. Sign Hill 11. South Airport 12. Sunshin Garns 13. Wstborough 14. Winston-Srra Dscriptions of ths aras an tail policis for ach sub-ara ar inclu in Chaptr

17 South El Camino Ral Gnral Plan Amnmnt aft for Rviw an Discussion Chaptr 2: Lan Us 2.4 GENERAL PLAN BUILDOUT BUILDOUT Dvlopmnt consistnt with th Gnral Plan rsulting from application of assum avrag nsitis an intnsitis for th iffrnt lan us classifications to vacant an sits with potntial rvlopmnt/intnsification opportunitis is scrib in Tabl Th tim at which full vlopmnt ( builout ) will occur is not spcifi in or anticipat by th Plan. Dsignation of a sit for a crtain us os not ncssarily man that th sit will b built/rvlop with th signat us ovr th nxt 20 yars, th horizon of th Plan. Tabl shows by ach of th 14 sub-aras scrib in Sction 2.3: Projcts with currnt vlopmnt approvals. This inclus about 1,150 housing units, mor than half hav bn propos in Trrabay, an about 3.4 million squar ft of nonrsintial floor spac. Hotls, with about 1.1 million squar ft of spac with approvals, an offics, with 0.9 million squar ft of approv spac, rprsnt th primary nonrsintial uss. Aitional vlopmnt unr th Gnral Plan. This rsults from application of avrag assum nsitis/intnsitis (shown on th tabl) to vacant sits an sits/aras with potntial rvlopmnt/intnsification opportunitis. Potntial rsintial incrass inclu 2,4701,630 housing units, concntrat mainly in El Camino Ral, Sunshin Garns, an Downtown. Potntial non-rsintial vlopmnt inclus million squar ft of nw spac; with an xpct cras of 3.3 million squar of inustrial spac, th nt incras will b million squar ft. About 3.1 million squar ft (56 prcnt) of this nt incras is xpct to b in th four East of 101 sub-aras (East of 101 ara, Gatway, Oystr Point, an South Airport). Combin approv vlopmnt an aitional vlopmnt. This rflcts th total of th two abov catgoris, an rprsnts th xpct Gnral Plan builout. Builout will rsult in an incras of 3,6202,780 housing units an million squar ft of non-rsintial spac to th city s currnt invntory of an stimat 19,4000 housing units an 18.1 million squar ft of non-rsintial spac. CHART Population an Employmnt; 1997 an Builout *Chart to b upat in Insign Fil 2-13

18 Tabl Lan Us Changs an Intnsification; Approv Dvlopmnt RESIDENTIAL (housing units) NON-RESIDENTIAL (floor ara in squar ft) Subara Low Dnsity M Dnsity High Dnsity Downtown El Camino Ral Mix Us Total Rsintial Businss Comm (Hotls) Businss Comm (Offics/ Commrcial) Coastal Commrcial Downtown Commrcial Offic Bus/Tch Park Inustrial Community Commrcial El Camino Ral Mix Us Total Nonrsintial Avalon Downtown , ,500 East of , , ,800 El Camino , ,000 North , ,000 South ,000-13,000 Gatway , , , ,000 Linnvill Orang Park Oystr Point , , , , ,200 Parais Vally/ Trra Bay , , ,000-18,000-1,001,000 Sign Hill South Airport , ,000 Sunshin Garns Wstborough Winston-Srra Total ,150 1,139, , , , ,000-3,384,

19 South El Camino Ral Gnral Plan Amnmnt aft for Rviw an Discussion Chaptr 2: Lan Us Tabl Lan Us Changs an Intnsification; Aitional Dvlopmnt Unr th Gnral Plan RESIDENTIAL (housing units) NON-RESIDENTIAL (floor ara in squar ft) Subara Low 7 units/acr (nt) M 15 units/acr High 28 units/ac r Downtown Rsintial (Intnsificati on) El Camino Ral Mix Us Total Rsi ntial Businss Comm 0.9 FAR Businss Comm (Offics/C 0.5 FAR Coastal 0.3 avg. FAR Downtown Commrcial (Intnsificati on) Offic@ 1.2 avg. FAR Bus/Tch 0.5 avg. FAR 0.55 FAR Communit y Commrci 0.3 FAR El Camino Ral Mix Us Total Nonrsintial Avalon Downtown , , ,000 East of ,000 59, ,869,000 (1,867,000) 104,500-1,411,500 El Camino , , ,000 North , , ,000 South , ,900 Gatway ,000 71, ,000 Linnvill , , ,307,000 - (1,519,000) 457,000-1,652,000 Orang Park , , , ,000 Oystr Point , , , (171,000) - - 1,171,000 Parais Vally/ Trra Bay Sign Hill South Airport , , , ,000 Sunshin Garns ,000-8,000 Wstborough ,000-71,000 Winston-Srra ,630 5,595,500 Total , , ,000 2,028, , ,000 2,441,000 2,869,000 (3,341,000) 816, ,900 5,884,

20 Tabl Combin Approv an Aitional Dvlopmnt Unr th Gnral Plan (Gnral Plan Builout) RESIDENTIAL (housing units) NON-RESIDENTIAL (floor ara in squar ft) Subara Low Dnsity M Dnsity High Dnsity Downtown El Camino Ral Mix Us Total Rsintial Businss Comm (Hotls) Businss Comm (Offics/ Commrcial) Coastal Commrcial Downtown Commrcial Offic Bus/Tch Park Inustrial Community Commrcial El Camino Ral Mix Us Total Non-rsintial Avalon Downtown ,500 10, , ,500 East of ,000 59, ,039,000 (1,664,200) 104,500-1,784,300 El Camino , , ,000 North , , ,000 South , , ,900 Gatway ,000 71, , , ,055,000 Linnvill , , ,307,000 - (1,519,000) 457,000-1,652,000 Orang Park , , , ,600 Oystr Point , , , ,000 (42,300) 150,000-1,987,200 Parais Vally/ Trra Bay , , ,000-18,000-1,001,000 Sign Hill South Airport , , , ,000 Sunshin Garns ,000-8,000 Wstborough ,000-71,000 Winston-Srra Total 1, , ,7803,620 1,636,000 2,028, , ,000 3,354,600 3,541,000 (3,009,500) 1,144, ,900 8,979,6009,268,

21 South El Camino Ral Gnral Plan Amnmnt aft for Rviw an Discussion Chaptr 2: Lan Us BUILDOUT POPULATION AND EMPLOYMENT Population South San Francisco, at builout, will accommoat a population of approximatly 67,40069,810, an incras of prcnt ovr th stimat 1998 population of 59,200. Tabl shows th currnt an projct populations for South San Francisco. If builout wr to occur ovr 20 yars, South San Francisco will moratly incras its shar of th San Mato County population from 8.3 prcnt to prcnt. Population growth rat ovr th plan horizon will b much slowr than growth xprinc by th city ovr th last tn yars. Th chart on th following pag shows a graphic piction of South San Francisco s historical an projct population growth as wll as its shar of th County population. Employmnt Whil non-rsintial builing spac in South San Francisco will incras from an stimat currnt 18.1 million squar ft to million squar ft at builout (an incras of prcnt), th Gnral Plan at builout will accommoat an mploymnt incras from 39,100 currntly to as much as 72,10071,400 at builout (an incras of 8483 prcnt; incluing construction an at-hom workrs), primarily as sits with low-intnsity warhousing an istribution uss (with an stimat avrag 960 squar ft pr mploy in South San Francisco) ar succ by highr intnsity offic, rtail, an othr similar uss. This lvl of mploymnt attainmnt will likly tak plac ovr a tim-prio that may xtn byon 20 yars. Tabl shows xisting an builout mploymnt by broa lan us catgoris. Tabl Builout Population Shar of Count y Builout Annual Growt h Rat Population Population Population South San Francisco 54,312 59, % 1.0% 67,40069,800 Shar of County Annual Growt h Rat % % San Mato County 649, , % 1.2% 798, % 0.5% 2-17

22 Tabl Existing an Builout Employmnt by Lan Us, 1997-Builout Lan Us Estimat 1997 Employmnt Incras to Builout Builout Employmnt Commrcial/ Rtail 10,400 3,100 13,500 Hotls/ Visitor Srvics 1,800 3,900 5,700 Offic + Bus. Park (inc. Mical) 5,700 23,500 29,200 El Camino Ral Mix Us Warhous/Mix Inustrial 13,400 (3,200) 10,200 Public an Schools 1,500-1,500 Construction an Miscllanious 2,500 1,800 4,300 Othrs (incluing at hom workrs) 3,800 3,200 7,000 Total 39,100 32,30033,000 71,40072,100 Tabl Jobs/Housing Balanc Estimat 1997 Employmnt Builout Jobs 39,100 71,40072,100 Employ Rsints 27,900 32,35233,000 Jobs/Employ Rsints

23 South El Camino Ral Gnral Plan Amnmnt aft for Rviw an Discussion Chaptr 2: Lan Us CHART South San Francisco Historic an Projct Population, CHART Jobs/Employ Rsints Balanc; 1997 an Builout *Chart will b upat in Insign Fil 2-19

24 REVISED BUILDOUT & GENERAL PLAN AMENDMENT (2001) In 2001, th City Council aopt th Gnral Plan Amnmnt an Transportation Dman Managmnt Orinanc, which incorporats a rvision to th approv lan us builout in th East of 101 ara. Th Amnmnt inclus th following conclusions: Total builout will narly oubl from xisting vlopmnt: million squar ft in 2001 to million squar ft in 2020, u mainly to th incras in Offic an Offic/R&D vlopmnt. Th rvis East of 101 ara builout assums a 0.9 FAR for nw Offic vlopmnt. Th Amnmnt anticipats that th East of 101 ara will support an aitional six million squar ft, ovr th builout that is projct in th South San Francisco Gnral Plan (1999). Th aitional vlopmnt was bas on th major projcts lists ( ), th Gatway an Gnntch vlopmnt plans, an trmining th likly proprtis that woul convrt from inustrial to Offic/R&D by Employmnt in th East of 101 ara will incras by 2.4 tims, from 21,654 to 52,880. This incras is u to both incrass in floor spac in th East of 101 ara an u to Offic an Offic/R&D uss having a much highr mploymnt intnsity that inustrial vlopmnt. Th projct mploymnt is bas on Commrcial at 400 squar ft/mploy, Offic/R&D at 450 squar ft/mploy, Offic at 375 squar ft/mploy, Hotl at 420 squar ft/mploy an Inustrial at 955 squar ft/mploy. JOBS/HOUSING BALANCE Whr onc th rsintial an commrcial portion of South San Francisco was a company town for th bf trust packrs on Point San Bruno, improv transportation accss an xtnsiv growth in th 1940s-1960s turn South San Francisco into a commutr suburb. Toay only 23 prcnt of mploy rsints work in th city, spit a surplus of jobs, inicating rgional jobs-housing intr-pnncis. As Tabl shows, th city has continu to a jobs at a fastr rat than population for th last 15 yars, an in 1995, thr wr 13,610 mor jobs than mploy rsints in th city. In contrast, San Mato County has a slight ovrall shortag of jobs; howvr, uring th last 15 yars, th ovrall jobs/mploy rsints ratio in San Mato County has crpt closr to balanc. Givn that much of th lan in th city incluing all of th East of 101 ara is not suit for rsintial vlopmnt, it is unlikly that a balanc btwn jobs an housing can b attain. Howvr, continu job growth in th city will promot a gratr rgional balanc btwn jobs an housing. As an innr Bay Ara community wll srv by all mos of transit incluing air an rail, an in th nar futur BART an frry srvic mploymnt growth in th city will support rgional transit as wll. Nonthlss, availability of housing in 2-20

25 South El Camino Ral Gnral Plan Amnmnt aft for Rviw an Discussion Chaptr 2: Lan Us South San Francisco srvs not only rgional intrst, but is imprativ to attracting hightchnology an biotchnology jobs that th city sks. Incras rsintial vlopmnt within th city will hlp partly allviat traffic impacts rsulting from job growth, an provi rsintial opportunitis to thos that work in th city but liv lswhr. Thus, th Gnral Plan sks to maximiz rsintial vlopmnt opportunitis on infill sits. 2.5 DETAILED PLANS AND COORDINATION WITH OTHER JURISDICTIONS AREA AND SPECIFIC PLANS In aition to policis articulat in th Gnral Plan, ara, spcific, an rvlopmnt plans irct planning in crtain parts of th city. Figur 2-6 shows ara, spcific, an rvlopmnt plan aras. Ths inclu: Th East of 101 Ara Plan, which applis to all parts of th city ast of U.S. 101 an inclus a Dsign Elmnt an policis; Spcific mastr plans for ky vlopmnt aras, incluing Gnntch, Oystr Point, Trrabay, Bay Wst Cov (formrly Sharwatr), Sirra Point; an Rvlopmnt plans for many of th aras with th gratst potntial for chang, incluing Gatway, Downtown/Cntral an th El Camino Ral Corrior. Ths plans will continu to play ky rols in shaping aras of thir gographic concrn. Crtain aspcts of som of ths plans may n to moifi to nsur consistncy with th 1999 Gnral Plan. PLANS AND PROGRAMS INOTHER JURISDICTIONS Extrnal impacts from lan uss an activitis in surrouning citis an jurisictions influnc vlopmnt in South San Francisco as wll. By an larg, non of th surrouning citis hav plann uss that ar likly to hav a irct physical impact on South San Francisco. In its Gnral Plan, th City of Brisban outlins a vlopmnt stratgy for its baysi parcls similar to South San Francisco s stratgis in th East of 101 ara, potntially affcting South San Francisco s futur vlopmnt potntial. If this vlopmnt occurs, Brisban coul compt with South San Francisco for offic spac or potntially incras traffic in th ara; howvr, Brisban still ns to ovrcom major infrastructur an nvironmntal constraints bfor this vlopmnt is likly to bgin. San Bruno is planning for a mix of offic an hotl uss for th Wst Division proprty, on-quartr mil south along El Camino Ral, that is currntly bing us by th U.S. Navy, but will b vacat soon. Impacts of this ar likly to b localiz. San Francisco Intrnational Airport has major irct an inirct influncs on South San Francisco s lan us an conomic prospcts. Airport-impos hight rstrictions an nois 2-21

26 limit lan us options in som parts of th city (s Figur 2-2). Howvr, a gratr impact coul stm from airport xpansion, fuling growth in airport-supportiv or -pnnt uss such as fright forwaring, an th rsulting man for housing an othr srvics in South San Francisco. Notworthy plans an programs of othr agncis that influnc or plac limitations on vlopmnt in South San Francisco inclu: Th 100-foot strip of bayshor, inlan of th man high ti lin, for which th Bay Consrvation an Dvlopmnt Commission (BCDC) stablishs policy; Th ara aroun an incluing th Trrabay projct, which is within th San Bruno Mountain Habitat Consrvation Plan Ara; an Th ara constrain by th Fral Aviation Aministration Part 77 hight limits, primarily East of 101 ara, in Linnvill, an in th Country Club Park ara. 2.6 LAND USE POLICIES Bcaus lan us policis for ach of th planning sub-aras ar spll out in Chaptr 3, policis hr focus on citywi issus an thos of a programmatic natur. GUIDING POLICIES 2-G-1 Prsrv th scal an charactr of stablish nighborhoos, an protct rsints from changs in non-rsintial aras. Protction of rsintial nighborhoos is a Gnral Plan thm. Whil som parts of th city ar xpct to unrgo chang ovr tim, th Gnral Plan sks to nsur that xisting rsintial nighborhoos ar fully protct from changs lswhr. 2-G-2 2-G-3 Maintain a balanc lan us program that provis opportunitis for continu conomic growth, an builing intnsitis that rflct South San Francisco s prominnt innr bay location an xcllnt rgional accss. Provi lan us signations that maximiz bnfits of incras accssibility that will rsult from BART xtnsion to th city an ajacnt locations. Locating uss that can support transit rirship an proviing high vlopmnt intnsitis aroun transit stations is not just in South San Francisco s bst intrst, but a rgional intrst as wll. 2-G-4 Provi for continu opration of olr inustrial an srvic commrcial businsss at spcific locations. 2-22

27 South El Camino Ral Gnral Plan Amnmnt aft for Rviw an Discussion Chaptr 2: Lan Us Th City rcognizs that many xisting manufacturing an warhousing an istribution uss prform a rgional function as wll, an sks to maintain ths as conforming uss in spcific locations. 2-G-5 2-G-6 2-G-7 2-G-8 2-G-9 Maintain Downtown as th City s physical an symbolic cntr, an a focus of rsintial, commrcial, an ntrtainmnt activitis. Maximiz opportunitis for rsintial vlopmnt, incluing through infill an rvlopmnt, without impacting xisting nighborhoos or crating conflicts with inustrial oprations. Encourag mix-us rsintial, rtail, an offic vlopmnt in cntrs whr thy woul support transit, in locations whr thy woul provi incras accss to nighborhoos that currntly lack such facilitis, an in corriors whr such vlopmnts can hlp to fostr intity an vitality. Provi incntivs to maximiz community orintation of nw vlopmnt, an to promot altrnativ transportation mos. Facilitat vlopmnt of chilcar cntrs an homs in all aras, an ncourag inclusion of chilcar cntrs in non-rsintial vlopmnts. IMPLEMENTING POLICIES 2-I-1 Upat th City s Zoning Orinanc an Subivision Rgulations contain in th Municipal Co for consistncy with th Gnral Plan. A complt rvamping of th Zoning Orinanc will b ncssary, incluing: stablishmnt of nw bas istricts; stablishmnt of nw ovrlay istricts, incluing for coastal zons, nvironmntal protction an rviw procsss, slct mix-us aras (such as th Loft Ovrlay District), an transit-orint vlopmnt cntrs; nw vlopmnt rgulations that rflct policy irction contain throughout th Plan; an Minimum an maximum vlopmnt intnsitis as stipulat in th Lan Us Classifications. This policy is spcially critical givn th limit lan availabl for rsintial vlopmnt. Approval of vlopmnts at lowr than stipulat nsitis shoul b accomplish by map amnmnt to th Gnral Plan, not by proviing xmptions from stipulat nsitis. 2-23

28 2-I-2 Establish hight limitations for spcific aras as linat on Figur 2-3. For ths spcific aras, o not rgulat hights sparatly by unrlying bas istrict uss. Ths ar aras that ar cntral from a community prspctiv or aras whr chang is xpct. Th intnt is to provi to achiv unifi vlopmnt rgarlss of unrlying uss. For builing hights East of 101 ara, also s Sction 3.5: East of 101 ara. 2-I-3 Unrtak plann vlopmnt for uniqu projcts or as a mans to achiv high community sign stanars, not to circumvnt vlopmnt intnsity stanars. Whil in rcnt yars stablish vlopmnt intnsitis hav bn constraints to achiving prvailing intnsitis in th rgion, an vn in th city, ncssitating th n for plann vlopmnts, intnsitis stablish in this Gnral Plan rflct vlopmnt that is appropriat givn both th local an th rgional contxt. This shoul obviat th n for plann vlopmnts mrly as a tool to achiv highr than othrwis attainabl stanars. 2-I-4 Rquir all nw vlopmnts sking an FAR bonus st forth in Tabl to achiv a progrssivly highr altrnativ mo usag. Th rquirmnts of th TDM Program ar tail in th Zoning Orinanc. (Amn by City Council Rsolution , Aopt Sptmbr 26, 2001) Th rquirmnts of th TDM program for projcts sking an FAR bonus ar bas on th prcntag trip ruction that is achiv. 2-I-4a Establish sign rquirmnts to achiv an FAR bonus as st forth in Tabl (Amn by City Council Rsolution , Aopt Sptmbr 26, 2001) 2-I-5 Examin th potntial for stablishing prformanc-bas stanars for inustrial vlopmnt to minimiz rsulting impacts. Ths woul arss issus such as nois, glar, oor, air quality, an scrning of parking an loaing aras. Establishmnt of ths is spcially critical whr inustrial uss com in contact with othr uss, such as th Mayfair, Orang Park, an owntown nighborhoos nar Linnvill. 2-I-6 Unrtak a comprhnsiv rviw of th parking stanars an stablish critria for ruc parking for mix-us vlopmnts, for vlopmnt that mts spcifi TDM critria, an Mium- an High-Dnsity Rsintial vlopmnt. Diffring stanars coul also b stablish for owntown an spcific transitcntr aras, such as within 1/4-mil of BART an CalTrain, an frry trminal. 2-I-7 Establish a comprhnsiv sign stanars an guilins stratgy. 2-24

29 South El Camino Ral Gnral Plan Amnmnt aft for Rviw an Discussion Chaptr 2: Lan Us Stanars ar itms that can b mapp or masur an ar manatory. Guilins ar suggstions an may also provi th basis for sign rviw by th Planning Commission an/or th basis for awaring sign bonuss, as stablish by policy 2-I-4. Currnt city fforts in this ara ar unvn. Whil th City has rsintial sign guilins in plac, ths o not arss issus such as garag omination of strts, or th introvrt or gat natur of som rcnt vlopmnts. Also, whil som othr ajacnt citis (such as Brisban) hav sign guilins in plac for warhousing an istribution uss, South San Francisco os not hav such guilins an stanars. Bcaus nw vlopmnt is xpct only in targt aras, insta of trying to prpar all ncompassing citywi guilins, fforts may probably b bttr irct at stanars/guilins focus on spcific gographic aras. Ths coul inclu: Linnvill. A simpl stratgy woul b to xtn guilins forinustrial vlopmnt that apply to th East of 101 ara to Linnvill as wll; Downtown; El Camino Ral Corrior; an Th two (South San Francisco an San Bruno) BART station aras. Policis outlin in Chaptr 3 for ach of ths aras woul provi a starting point. 2-I-8 As part of stablishmnt of sign guilins an stanars, an sign rviw, improv th community orintation of nw vlopmnt. A community orintation calls for gratr attntion to th rlationship btwn rsincs, strts an shar spacs, an os not rquir sacrific of privacy or amnitis. Spcific stps coul inclu: 2-I-9 Not prmitting gat vlopmnts; Allowing soun walls only along frway an artrial strts, as stablish in Chaptr 4: Transportation; an Rquiring parking in all non-inustrial an businss an tchnology park aras to b tuck bhin builings. Ensur that any sign an vlopmnt stanars an guilins that ar aopt rflct th uniqu pattrns an charactristics of iniviual nighborhoos. 2-25

30 Exampls of urban pattrns in South San Francisco that viat from contmporary practic that woul not b prmitt unr currnt stanars ar svral an inclu: Southwoo Cntr, on of th fw xampls of a shopping cntr outsi of owntown built to th strt g; rsintial vlopmnts in owntown built to th strt g which woul b proscrib unr currnt stanars; an small-lot subivisions such as in th Town of Ban subivision, built bfor th City was incorporat. Svral tools ar availabl to structur th Zoning Orinanc to b rsponsiv to th city s urban fabric rathr than imposing a unifi st of stanars, incluing: community charactr bas istricts; spcial istricts (bas or ovrlay) targt at aras with uniqu vlopmnt charactristics, as wll as prformanc-bas stanars that allow flxibility. Ths options will n to b xplor as part of th Zoning Orinanc upat (Policy 2-I-1). 2-I-10 Establish rgulations to prmit scon units in singl-family rsintial vlopmnts in accoranc with Stat law. Rquirmnts for this ar spll out in California Govrnmnt Co Sction I-11 Unrtak a comprhnsiv upat of th City s Sign Orinanc. Efforts n to b focus primarily in two aras: owntown an El Camino Ral Corrior. S also policis for signag for th businss aras East of 101 in Sction 3.5: East of 101 ara. Unifi sign programs shoul b rquir for multi-tnant projcts. 2-I-12 Unrtak comprhnsiv fforts to promot vlopmnt of chilcar facilitis. Efforts shoul inclu: Prmitting chilcar cntrs in all istricts; Dvloping critria for incntivs for chilcar facilitis, as part of bonuss for spcifi TDM programs (Policy 2-I-5); Exploring th fasibility of assisting chil car provirs an vloprs to intify an vlop potntial sits; an Prparing a chilcar start-up gui. Rgulations woul also n to b in accoranc with critria for family ay car homs stablish in Chaptr 3.4 an Chaptr 3.6, Division 2 of th California Halth an Safty Co. 2-26

31 South El Camino Ral Gnral Plan Amnmnt aft for Rviw an Discussion Chaptr 2: Lan Us 2-I-13 As part of vlopmnt rviw in nvironmntally snsitiv aras (s Figur 7-2 in Chaptr 7), rquir spcific nvironmntal stuis an/or rviw as stipulat in Sction 7.1: Habitat an Biological Rsourcs Consrvation. In aition to nsuring that vlopmnt is nvironmntally snsitiv, this woul facilitat vlopmnt rviw approval by allowing vlopmnt to tir off th Gnral Plan nvironmntal rviw, an not unrtak all ncompassing nvironmntal rviws, xcpt whr othrwis ncssary or appropriat. 2-I-14 Establish a Gographic Information Systm (GIS) bas lan us planning an information systm. In aition to th mor common vlopmnt tracking systm, this systm can b sign to provi clar irction rgaring plan implmntation. 2-I-15 As part of th Gnral Plan Annual Rport, monitor th rat an nsity/intnsity of rsintial, commrcial, an inustrial vlopmnt, an sit availability for futur vlopmnt. Th monitoring program shoul inclu a atabas link to th city s GIS. 2-I-16 Work with San Mato County to rsolv issus rlating to lan us conflicts in th unincorporat islans. Churchs an othr institutional lan uss in th unincorporat Country Club park subivision hav bn crating conflicts with surrouning rsintial aras. Parking, nois an traffic within City limits ar xacrbat by th concntration of churchs in this small ara. Policy 3.6-I-4 stipulats that if this ara wr to incorporat, it woul b as a whol, with infrastructur improvmnts fun by th County or by proprty ownrs. 2-I-17 Stp hillsi aras in xcss of a 30 prcnt gra shoul b rtain in thir natural stat. Dvlopmnt of hillsi sits shoul follow xisting contours to th gratst xtnt possibl. Graing shoul b kpt to a minimum. Most of th lvl proprtis in th City hav bn vlop. Many of th rmaining vacant proprtis contain stp slops which xc 30 prcnt gra. Many of ths stp slops ar visually prominnt an hav unstabl conitions. Such slops shoul, thrfor, b substantially prsrv in th natural stat. 2-I-18 Snior Citizn housing projcts may b allow to b construct to a maximum nsity of 50 units/acrs an off-strt parking may b provi at a ratio lowr than that which is othrwis rquir. 2-27

32 2-I-19 2-I-20 2-I-21 2-I-22 Th bnchmark nsity (units pr nt acr of lan) shall b th numbr of wlling units propos on a spcific sit for ach 43,560 squar ft of raw lan xclusiv of lan allocat for public strts an submrg lan. Whn th avrag slop of a sit is btwn 20 prcnt an 30 prcnt, th City may ruc th nt nsity of a rsintial projct up to fifty prcnt of th bnchmark nsity in orr to iscourag graing an struction of natural hillsi nvironmnt. Initiat a nxus analysis with th intnt of crating a rvnu sourc or improvmnts to b us to provi nw chil car facilitis an programs. Initiat a stuy to incras provision of public art throughout th community through imposition of ithr on-sit improvmnts or in-liu fs. Rquir that all futur vlopmnt conforms with th rlvant hight, aircraft nois, an safty policis an compatibility critria contain in th most rcntly aopt vrsion of th San Mato County Comprhnsiv Airport Lan Us Plan for th nvirons of San Francisco Intrnational Airport. 2-28

33 San Bruno Mountain County Park Av G Eas t Blv iw v Gr an Lin n Mapl Encourag vlopmnts in this ara to inclu mploy-orint ancillary or cntraliz commrcial srvics Lowri Utah Rgional Commrcial n Shaw R San Bruno Canal Littl fil San Francisco Bay San Bruno BART Station Mium Dnsit y Rsintial CalTrain Station Hi gh Dnsity Rsintial Downtown Low Dnsity Rsintial Av Forbs Airp o Way t Mitchll Ryan Ra 1 /4 M il Blv R Av Blv Ro s cl Ec Oystr Point Marina/Park rt 1/2 Mil Raius ra Caltrain n Station iu s Blv 101 o wo ck Oystr Point rt Magno lia Eas U.S.HIGHWAY r So. Lin or No ho Gra n Mapl St wo o ro yo Av ys Ba irpo th A So u n gto ntin Hu al R Alt oo hw o t r No zlwo Ha woo il W oo sw A Av v anal y Wa a Av Way Victory no mi Ca a Fox Rig or School (clos) lon ista av Ro Low Dnsity Rsintial Ali Way o sa r South San Francisco High School 28 0 n f x al W ng Do nno Los Crritos School El ian n Po r lv Va Sha TE RS TA TE Ap p Blv Blv v Bl Blv u stboro gh W No. C Starlit Ponrosa School n r Harbor St St So u th B A ay C IN Wstborough Mil School Pa cif ica st W y wa an R Lin ou 1/4 M il City Hall Ba n Com mrc ial Railro a O ra ng California Golf an Country Club Gllrt Ga l ll Ca n yli Sk ar t r Fair w St Ar m Spruc Ar Millr Gran Orang Mmorial Park Southwoo School Spruc School ut Blv King Grnal Way Blv w al sta Cu Sch Park an g p F li Alta Msa as Marina Martin School ool Parkway Hights Mil School Or lin Blv Buri Buri School R arit Marina Gat w ay Sign Hill Park Eucaly ptus Av Cam El Ca m D ino r Blv D Av Citi s ius a r R Av rra Sunshin Garns School Chsn t S ill on a a r Sr Sky Srra Vista School (clos) on Sist r r M iss i m Lo o an wm nipr N Ju lm D Willo gfor D Blv Lon Clay M South San Francisco BART Alta Loma Mil School El Camino High School Hillsi School i Av B lv Duval Blv Raius M il Hi lls i 4 1/ n R lls Hi lin Ar Ev r gr on r ssi n gto Hicky Cr s tw oo Ho lly Mi rn ing si ato Mo San M Colma S an Fran c is c o In tr n at i o n al S a n Br u n o Downtown Mium Dnsit y Rsintial Ai r p or t Downtown Hi gh Dnsity Rsintial Downtown Commrcial Communit y Commrcial 10 Acrs Businss Commrcial 0 Coastal Commrcial 1/4 1/2 MILES Acrs Existing Rgional/Artrial/Collctor Propos Strt Mi x Inustr ial Businss an Tchnology Park Tr ansportation Cntr Public Pr opos Park an Rcration Opn Spac Loft Ovrlay Distr ict El Camino Ral Mix Us Intrchang/Intrsction Stuy Ara E xi sti ng Figur 2-1 Lan Us Diagram

34 San Bruno Mountain County Park Hight Limits Blv Mapl Av 100 Gat w ay Forbs 10 0 Gra n v as Gr an t 100 E ort Eas Airp tg ran iw Utah Shaw R San Bruno Canal o Blv Lin n Lowri San M at Eucaly nut Willo w Chs ptus Spruc E Av fil Littl San Francisco Bay oo kw c Ro 0 20 S a n f r a nc isco INTERSTATE 380 San Br uno 50 FT 0 s l cc B lv 0 10 Blv Oystr Point Av 0 r rt irpo th A Sou U.S.HIGHWAY z Ha lwoo Wi oo sw Ro l ga 400 n Do ho ys Ba Mitchll 0 n on al Av on ngt nti Hu FT 80/120 50FT ista 80 FT V a Alt o o r w o D h 50 FT t r o No lw al R nno r lv Va Way Sha ry y Wa pia n 60 FT ino Ap /120 FT Victo m Ca Blv Blv Blv Blv 500 Lin n A ur v Av200 mo 50 FT 50 FTAv Crk El C Pa cifica n Po 300 rough stbo W osa r a 0 R Ali Gllrt y l wa Ga n lla Ca 700 n yli Sk California Golf an Country Club 200 Ar Way r Magno lia M s Alt a Cu st a ro yo St Harbor Ar S Ba n Com mrc ial Railro a 0 10 g way Colm a 200 St St ol cho Gran Blv 0 Way Millr B Fair 200 Blv A an Or st W 400 l 50 FT 0 s R a as no Par k 300 g a 700 art 400 Ho lly Cam D El C r am i arit Blv 28 0 Grnal 40 0 D r gr n 400 Av rra p ST AT E S Sign Hill Park 600 Or an F li TE 0 40R Av 0 r C iti 500 R IN a rr Ci t y Mo nt Mi ss io n a 500 D l m Lo an o S wm r N Junip Clay 400 Daly 30 Sist 200 for 300 Blv 80 FT g Lon 400 R 50 FT 400 Blv i lls Hi 200 Blv l Duva Hicky ion Ev r Mi ss n gto lin Ar 700 Mo rn 300 H ing si illsi Cr s tw Av oo D r M ill r Av Av Colma I n t r nat i o na l A i r p o rt Bas Hight Limit/ Hight Limit with Discrtionary Approval Not: Builing hight limitations for aras shown on this map shall b as inicat hr, rgarlss of th unrlying us. For aras outsi of th aras shown on this map, builing hights shall b in accoranc with th vlopmnt rgulations for th us in th City s Zoning Orinanc. For aras subjct to airport-rlat hight limitations, builing hights must b in accoranc with th limits inicat in th most rcntly aopt Comprhnsiv Airport Lan Us Plan. 0 1/4 1/2 1 MILES Figur 2-3 Spcial Ara Hight Limitations

35 South El Camino Ral Gnral Plan Amnmnt aft for Rviw an Discussion Chaptr 3: Planning Sub-Aras Chaptr 3: Planning Sub-Aras 3.4 EL CAMINO REAL El Camino Ral (Stat Rout 82) was th first highway an automobil rout through th Pninsula. It vlop paralll to th formr Southrn Pacific tracks (own by Union Pacific) that link th railroa suburbs of San Mato County to San Francisco. Th corrior continus to b an important movmnt rout through th Pninsula. Th owntowns of most of th County s citis incluing San Mato, Burlingam, Rwoo City, Blmont, Athrton, San Bruno an Millbra ar locat on or ajacnt to ithr El Camino Ral or th Union Pacific tracks. El Camino Ral, almost two mils long through its strtch in th city, is South San Francisco s most ivrs ara in trms of lan us. Rflcting th rgional hritag of th corrior, commrcial uss such as hotls, fast-foo rstaurants, an shopping cntrs slling hom furnishing an comparison goos- prominat. Rsintial uss, offics, an srvic commrcial uss ar locat in small pockts. El Camino Ral is also a major nighborhoo commrcial cntr; all but on of th city s nighborhoo shopping cntrs ar locat in th corrior. In aition, th ara contains th S s Canis manufacturing plant, th Kaisr Prmannt Mical Facility, th County Govrnmnt Cntr, an th plann South San Francisco BART station. Nw housing vlopmnts along El Camino Ral inclu th Promna an Grnrig. Policis for El Camino Ral in th Gnral Plan rfr to North El Camino Ral an South El Camino Ral. Th North El Camino Ral ara rfrs to portions of El Camino Ral north of First Strt an inclus th following subaras: South San Francisco BART Station Ara, Kaisr Hospital Ara an Buri Buri Cntr Ara. Th South El Camino Ral ara rfrs to portions of El Camino Ral south of First Strt on th wstrn si an up to Chstnut nu on th astrn si of El Camino Ral, an inclu th following subaras: South San Francisco High School/Ban Ara an S s Canis/South Spruc.th following fiv subaras: NORTH EL CAMINO REAL SUBAREAS 1. South San Francisco BART Station Ara. This is th northrnmost part of th corrior, an sit of thfor th plann South San Francisco BART station an ajacnt mix-us transit villag. Th mix-us transit villag compriss apartmnts with groun floor rtail incluing a grocry stor, café an bank. Also along El Camino Ral is Costco Shopping Cntr an Trasur Islan Trailr Court.Dvlopmnt is st-back from th strts an is xtrmly auto-orint; thr ar no siwalks or othr pstrian amnitis an no onstrt parking is allow. Dvlopmnt opportunitis ar in th astrn half of th corrior, an in aition to th BART station, inclu th formr Macy s Srvic Cntr. 3-1

36 2. Kaisr Hospital Ara. Kaisr Hospital is on of th city s principal mployrs. El Camino Ral in this ara is six travl lans wi, lanscap mian with lft turn lans, an paralll parking on both sis of th strt. On-strt parking is comptitiv. This ara is vry stabl, an unlikly to s many lan us changs as a rsult of BART xtnsion. 3. Buri Buri Cntr Ara. This ara, with th intrsction of El Camino/ Chstnut as its focus, has a highth highst concntration of activity along th El Camino Ral, an inclus th northrnmost point in th city whr El Camino can b cross. El Camino is front by non-rsintial uss throughout this strtch, incluing offic plazas, banks, a funral chapl, gas stations, motls, lis, an som fast-foo stablishmnts. Buri Buri Shopping Cntr, containing PacificBll Markt, as wll as th Municipal Srvics Builing, Fairway Plaza, an Chstnut Plaza ar also in th ara. Rvlopmnt opportunitis li in th ara btwn El Camino Ral an Antointt Lan. SOUTH EL CAMINO REAL SUBAREAS 41. South San Francisco High School/ Ban. Commrcial uss in this ara gnrally fall into thr catgoris rtail/markt, fast-foo an auto-rlat uss such as gas stations or auto-rpair shops. Also locat along this strtch of El Camino Ral ar a funral parlor, svral motls/hotls an Dominat by th High School, this strtch of El Camino inclus som of th olst, bungalow-styl houss in th city, part of th Ban nighborhoo. Commrcial uss in this ara gnrally fall in two catgoris comparison goos such as hom furnishings, an a larg numbr of fast-foo stors catring to stunt clintl. Southwoo Cntr, is also locat hr an is on of th fw xampls of a shopping cntr outsi of owntown built to th strt g. Any nw vlopmnt in this ara will rsult from rus. Non-commrcial vlopmnt along this strtch of El Camino Ral inclus South San Francisco High School an som of th olst, bungalow-styl houss in th City, part of th Ban nighborhoo. 52. S s Canis/ South SprucTanforan. This ara contains both som of th nwrst commrcial uss along El Camino Ral an NoorHuntington nu, as wll as on of th olst businss stablishmnts in th city S s Canis, which is a major mploymnt cntr. Also locat along this sction of th corrior ar hr is a Safway, Longs ug StorCVS ug Stor, an th acity s only multiplx movi thatr an th Brntwoo Shopping Cntr. Whil rvlopmnt opportunitis in this ara ar limit, Tth plann San Bruno BART station is within a walking istanc of much of this part of El Camino corrior. 3-2

37 South El Camino Ral Gnral Plan Amnmnt aft for Rviw an Discussion Chaptr 3: Planning Sub-Aras Tabl El Camino Ral: Dvlopmnt, Population, an Employmnt Unr th Gnral Plan Approv Aitional Total Population/Employmnt (Housing Units/Floor Ara in Squar Ft) Rsintial Low Dnsity Mium Dnsity High Dnsity ,530 El Camino Ral Mix Us ,410 Total 210 1, , ,5902,180 Non-rsintial Businss Commrcial (Hotls) Businss Commrcial (Offics/Commrcial) Coastal Commrcial Downtown Commrcial Offic 134, , Businss & Tchnology Park Inustrial Community Commrcial 160, , , El Camino Ral Mix Us - 288, , Total 160, , ,900 1,725 GUIDING POLICIES: EL CAMINO REAL 3.4-G G G G-4 Dvlop El Camino Ral as a boulvar, that accommoats its rol as a rgional corrior but with strtscap an vlopmnt that provi intity to th strt. Encourag vlopmnt of a mix of uss, with pockts of concntrat activity that provi focii an intity to th iffrnt parts of El Camino Ral. Dvlop th South San Francisco BART station ara as a vital pstrian-orint cntr, with intnsity an mix of uss that complmnt th ara s nw rol as a rgional cntr. Dvlop mor ast-wst crossings El Camino Ral that connct th city s nighborhoos, an a continuous paralll strt on th astsi to provi altrnativ travl routs. 3-3

38 3.4-G G-6 Encourag th implmntation of th Guiing Principls of th Gran Boulvar Initiativ as aopt by th Gran Boulvar Task Forc in April of Dvlop th South El Camino ara as a vibrant corrior with a varity of rsintial an non-rsintial uss to fostr a walkabl an pstrian-scal nvironmnt. Corrior Wi Policis Work with Caltrans an othr agncis to implmnt th El Camino Ral Lanscap Concptual Mastr Plan for th ntir strtch of El Camino Ral through South San Francisco Dvlop, an in coorination with CalTrans, implmnt a strtscap plan for El Camino Ral for its ntir strtch through South San Francisco which inclus: Siwalks, strt lights an othr pstrian amnitis in signat aras of pstrian activity; Consistnt oubl row of mian trs an trs on ithr si of th strt for th six-lan strtch of El Camino Ral (gnrally Kaisr Hospital ara an south); an Consistnt oubl row of trs for th two-lan northrn strtch (Kaisr Hospital to Colma). Sinc El Camino Ral is a Stat Rout (SR 82), implmntation of a will rquir CalTrans coopration. plan Prpar an implmnt an El Camino Ral ovrlay istrict in th City s Zoning Orinanc that provis vlopmnt stanars that furthr El Camino s vlopmnt as a mixus us boulvar, accommoating th n for both auto-orint uss as wll as signat pstrian-orint cntrs. Rgulations shoul inclu: Consistnt maximum hight of 50 ft rgarlss of th unrlying us, with a maximum hight of 80 ft in two aras: th BART station ara, an th Chstnut/El Camino Ral ara (s Figur 2-3); No minimum front stback rquirmnts, provi activ uss ar locat ajacnt to strts, an prformanc-orint builing transparncy an othr stanars spcifi in th Zoning Orinanc ar maintain; 3-4

39 South El Camino Ral Gnral Plan Amnmnt aft for Rviw an Discussion Chaptr 3: Planning Sub-Aras Rquirmnts for awnings, sha, builing transparncy for signat pstrian aras; an Lanscap rquirmnts. North El Camino Ral Policis BART Station Ara In partnrship with proprty ownrs, ara rsints, an BART an othr agncis, vlop th approximatly ight-acr McLllan Boulvar Extnsion ara (north of th BART station btwn El Camino Ral an Mission Boulvar; s Figur 3-4) as a pstrian-orint spin front by activ uss Prmit big-box or othr rgional commrcial activitis north of th pstrian-orint cntr, but not in th cntr Establish transit-supportiv vlopmnt rquirmnts for th approximatly ight-acr station ara that inclu: Dsignation of th ara as a transit-ovrlay zon, with spcific vlopmnt rquirmnts stablish in th Zoning Orinanc; Transit-orint sign an vlopmnt stanars that arss pstrian scal, comfort an safty, incluing maximum stbacks or buil-to lins, an builing transparncy rquirmnts; Inclusion of chil car facilitis; Prohibition on auto-orint an riv-through stablishmnts; an Minimum nsity an vlopmnt intnsity rquirmnts Prpar a focus plan for public improvmnts that inclus: Strts an othr infrastructur improvmnts; an Siwalk sign an construction within a 1/2-mil of th BART station to intgrat th station with th surrounings Work with BART an othr agncis to nsur that th propos plan for station ara improvmnts inclus: Dirct pstrian connctions an accss to th El Camino High School an irct pstrian connction at th trminus of Evrgrn iv to th trminal; 3-5

40 Ths connctions ar currntly not incorporat in th station-ara layout. As currntly sign, pstrian connctions will occur through a kiss-an-ri parking lot. Continuation of th two-mil long bikway (inclu in Sction 4-3: Altrnativ Transportation Systms an Parking) at th surfac of BART tracks irctly to th trminal builing/bicycl parking ara; an Concssions fronting th ntir northrn frontag (which facs th plaza) of th parking structur Rquir any nw vlopmnt/rvlopmnt within 1/2-mil of th BART station at a nsity of no lss than 30 units pr nt acr for rsintial uss, or an FAR of 1.5 for non-rsintial uss, or an appropriat combination of th two. Maintain highr intnsitis whr spcifi othrwis in th Gnral Plan Ensur that th vlopmnt program for th (approximatly 2.5 acr) northwst part of th block that inclus th BART station inclus: Mix of uss, with rtail an othr concssions at th groun floor, an a rquir minimum of 100 housing units at uppr floors; an Activ rtail uss/concssions along th north, ast, an south facs of th proprty Ensur that th vlopmnt program for th formr Macy s warhous sit inclus: Activ rtail/concssion uss along McLllan Boulvar Extnsion (fronting th northrn part of th strt); Intnsiv rsintial an/or offic uss at uppr floors within 400 ft of McLllan Boulvar; an A varity of commrcial uss in th portion of th sit that xtns byon 400 ft of McCllan Boulvar Work with BART on th potntial for joint vlopmnt of th proprty ast of th formr Macy s warhous sit, an north of McLllan Boulvar Extnsion an BART right-of-way ajacnt, with transit-orint uss. Explor th fasibility for joint vlopmnt othr aras Encourag rvlopmnt of th Trasur Islan Trailr Park as Mium Dnsity Rsintial vlopmnt; prmit no mor than 50,000 squar ft of commrcial uss at th sit, fronting th intrsction of McLllan Boulvar an El Camino Ral. 3-6

41 South El Camino Ral Gnral Plan Amnmnt aft for Rviw an Discussion Chaptr 3: Planning Sub-Aras Kaisr Hospital Ara In coopration with Kaisr Hospital, unrtak a program to allviat on-strt parking shortag. Many workrs an visitors to th hospitals park along El Camino Ral, som svral thousan ft north. Many park on th south si of th strt as wll; pstrians crossing th six-lan stat highway at non-signat crossings is also a safty hazar. Among th possibl solutions to allviat th parking shortag is to ruc th with of th mian crating two aitional parking lans along th mian (or at last on parking lan th north si of th mian). This woul also slow traffic nar th hospital Work with Kaisr Hospital to xplor th fasibility of a strt connction from th hospital to Mission Roa. With approximatly 1,200 mploys, Kaisr Hospital is th city s scon largst mployr an th largst in th ara wst of U.S As a full srvic halth car facility, th hospital also raws visitors, gnrating much traffic. Currntly, th only accss points to th hospital ar from El Camino Ral. A potntial connction to Mission Roa, spcially givn th plann xtnsion of Mission Roa southwar (s Chaptr 4: Transportation), woul both improv accssibility to th hospital an provi som rlif to traffic along El Camino Ral. This connction woul rquir travrsing th BART right-of-way. A larg sit north immiatly north of th BART right-of-way is currntly vacant; thus, a strt connction coul b provi without isrupting any xisting vlopmnt. Buri-Buri Cntr Ara Connct Arroyo iv to th wst of El Camino Ral with Oak nu to th ast. This will provi a nw ast-wst connction paralll to Chstnut nu. In aition to proviing traffic rlif, this connction will hlp link Buri Buri an Sunshin Garn nighborhoos Maintain a plurality of uss in th ara; prmit mix-us vlopmnt in th ara southast of Chstnut nu/el Camino Ral, provi no rsintial uss ar locat at th groun lvl, an El Camino Ral is front by activ uss. South El Camino Ral Policis Ara Wi Policis Rquir that any rvlopmnt of th low-intnsity commrcial uss in this ara is in th form of pstrian-orint high intnsity activ us or mix-us vlopmnt (with activ uss fronting El Camino Ral an othr Artrial/Collctor strts in th 3-7

42 corrior at th groun lvl an a rang of compatibl uss at uppr lvls an bhin activ uss.) Rtail or othr activ singl us vlopmnts ar allow, provi thy mt minimum FAR rquirmnts. For parcls on th ast si of El Camino Ral, btwn First Strt an Wst Orang iv, ithr a mix of uss is prmitt or rsintial us only is prmitt. Activ uss inclu rtail shops, rstaurants, bars, thatrs an th prforming arts, commrcial rcration an ntrtainmnt, prsonal an convninc srvics, hotls, banks, travl agncis, airlin tickt agncis, chil car srvics, libraris, musums an gallris fronting El Camino Ral at th groun lvl, an a rang of compatibl uss such as aitional rsintial, offic, an hotls/motls at uppr lvls an in portions not fronting El Camino Ral Rquir any vlopmnt/rvlopmnt on sits largr than 20,000 squar ft at an FAR of no lss than 0.6, xclusiv of substantially abov-gra structur parking, of which a minimum 0.3 FAR shall b vot to activ uss. Th rquirmnt for a minimum 0.3 FAR of activ uss os not apply to projcts whr 30% of th units ar rstrict an afforabl to low- or low-morat-incom houshols Allow for a ruction in th minimum 0.6 FAR rquirmnt through th zoning approval procss on sits that hav vrifi physical vlopmnt constraints (such as asmnts) that rsult in vlopabl ara bing 20,000 squar ft or lss Encourag concntrat highr-intnsity activity on highly visibl locations such as cornr sits aroun intrsctions, an ajacnt to th Cntnnial Way Linar Park to provi foci an intity to th South El Camino Ral ara as a vibrant walkabl an pstrian-scal nvironmnt. Dvlopmnt aroun intrsctions an th Linar Park shoul compris of builings that fin th public ralm an rlat to th strts, an not surfac parking lots or parking structurs Establish vlopmnt stanars in th Zoning Orinanc for South El Camino Ral: Rquir a minimum prcntag of th frontag of a sit to b vot to activ uss. Ensur that pth an hight of th provi spac is aquat to accommoat a varity of tnants an provi flxibility for th futur. Allow builings up to 80 ft by right, an up to 120 ft (along with a highr FAR as spcifi in Chaptr 2) bas on iscrtionary sign rviw an approval by th Planning Commission. 3-8

43 South El Camino Ral Gnral Plan Amnmnt aft for Rviw an Discussion Chaptr 3: Planning Sub-Aras Maintain a consistnt builing bas/strtwall along El Camino Ral an si strts. Maintain buil-to lins, with stp-backs to minimiz bulk. Rquir builings to b finly articulat an visually ngaging Maintain larg lot sizs to accommoat high-intnsity mix-us vlopmnt Encourag lot consoliation in th ara, ithr through activ rvlopmnt, or through ownr participation Promot visually intricat vlopmnt, using horizontal an vrtical builing articulation that ngags pstrians; an ivrsity in color, matrials, scal, txtur, an builing volums Maintain an opn, walkabl nvironmnt throughout th ara by proviing spac at th groun lvl for nhanc pstrian connctions, ithr through opn promnas or intrnal smi-public pathways Limit curb cuts along pstrian routs, so that pstrian circulation an safty ar not compromis by vhicl accss to parking Locat parking so that it is not a ominant visual fatur of th pstrian nvironmnt. Encourag unrgroun parking by incluing all aras of a builing substantially abov-gra vot to parking in maximum FAR calculations. South San Francisco High School/Ban Rquir vlopmnt b orint to El Camino Ral, with th groun floor of builings sign so that pstrians can s shops, rstaurants, an activitis as thy walk along th siwalk Encourag any rvlopmnt of th low-intnsity commrcial uss on th ast si of El Camino Ral in this ara in th form of mix-us vlopmnt, with rtail/offic uss at th groun lvl an rsintial uss at uppr lvls. Rquir vlopmnt b orint to El Camino Ral, an th strt front by activ uss Encourag lot consoliation in th ara, ithr through activ rvlopmnt, or through ownr participation. 3-9

44 As part of th strtscap mastr plan for El Camino Ral, uunrtak fforts to slow traffic nar th High School, an provi an aquat numbr of crossings across El Camino Ral. S s Canis/South SprucTanforan Rquir vlopmnt b orint to El Camino Ral, with th groun floor of builings sign so that pstrians can s shops, rstaurants, an activitis as thy walk along th siwalk. Th groun floor of builings along Huntington, Noor, an South Spruc avnus shoul also b sign to provi visual intrst an promot pstrian comfort Rcogniz S s Canis as a transitional us; prmit it as a conforming us, allowing for xpansion or contraction as ncssary. Rquir any rvlopmnt of th sit to b in conformanc with th El Camino Ral Mix-Us District, noninustrial an snsitiv to th rsintial uss to th north. 3-10

45 San Bruno Mountain County Park Daly City Cartr Skylin Blv Pacifica Callan Blv King Clay INTERSTATE 280 Grnal Nwman Junipro Srra Blv Longfor Wstborough Arlington Duval Hicky Galway Blv Shannon Blv Gllrt Blv Dl Mont Srra Dongal Mission R Flip Alta Msa Appian Colma North El Camino Ral Custa Arroyo Way Loma Mission El Camino Ral Camaritas Evrgrn Millr California Golf an Country Club Valvr Avalon Crstwoo Morningsi R Wst Holly Orang Hillsi Blv Fairway Willow Ponrosa R Roswoo B St A St Chsnut Alia Way Alta Vista El Camino Ral Northwoo Hazlwoo Wilwoo Eucalyptus Orang South El Camino Ral Rockwoo Park Magnolia Huntington Way Millr Gran Ban Commrcial Railroa Colma Crk Sign Hill Park Spruc Victory Sistr Citis Blv Hillsi Blv Mapl Lowri Linn School St San Mato Armour Airport Blv Shaw R Linn U.S.HIGHWAY 101 Mitchll Bayshor South Airport Blv Gatway Blv Utah Blv Oystr Point Blv East Gran Littlfil Harbor Way Eccls South Airport Forbs Granviw San Bruno Canal San Francisco Bay San Bruno INTERSTATE 380 San franc isco Int r nat ional Air p ort Planning Sub-Ara 0 1/4 1/2 MILES 1

46 Sa Mo rn ing si Av lia an g 1/4 uno San Br un o Map A Avv A Avv SStt M Maappl l LLin innn Spruc Lowri Ra S us i lm ir l oo 1c/k2w Ro or No r D MILES 2.5 Acrs A v So. Lin n A v 0 oooo sww RRoos o wo rth oo o w N zl Ha woo l Wi Dr AA Av vv l Ra th Sou amino El C l a Ar n gto ntin Hu al R Alt 10 Acrs W Waayy Ryan no ista av y Wa n Hi gh Dnsity Rsintial Downtown Low Dnsity Rsintial mi Ca alo Av A v No. C anal Victo ry 1/41M /4i ro yo El Way l f ga xn al W o ng Do or School (clos) South San Francisco High School 28 0 Fox Rig Mium Dnsit y Rsintial n Po r lv Va Sha n no n Low Dnsity Rsintial TE RS TA TE Ap pia n B lv R o sa r Ponrosa School City Hall A v Star lit a Ali u stb oro gh W St St Wstborough Mil School IN Blv Pa cifica r Intrchang/Intrsction Stuy Ara E xi sti n g yy wwaa BBllvv v BBllv CC opos Ga l California Golf an Country Club Gllrt n llllaan CCaa n ylliin SSkky Pr Ora ng Ar Ba n Com mr c ial Railro a Los Crritos School Existing Rgional/Artrial/Collctor Propos Strt Planning Subara art Pacifica r ay Loft Ovrlay District nal El Camino Ral Mix Us Gr Southwoo School st W King Fair w Park an Rcration Opn Spac So u th wo o a Magno Orang Mmorial Park A v B A st Cu Millr Gran BBllvv Transportation Cntr al Businss an Tchnology Park Public Spruc School Alta Msa Mix Inustrial R arit as Chs nut Av Buri Buri School Cam ay Way Or rra Park Eucaly ptus Coastal Commrcial El Ca D mino r Av S Blv lliinn SSkkyy Srra Vista School (clos) t F lip Businss Commrcial on Parkway Hights Mil School R Community Commrcial Sign Hill Park on ty Downtown Ci Commrcial lm a Downtown High Dnsity Rsintial D Sist r C r M iss i m Daly Sunshin Garns School r Av Lo Clay D r Downtown Mium Dnsity Rsintial a r Sr n maan ipprroo w wm N N JJuunni Downtown Low Dnsity Rsintial ill South San Francisco BART Alta Loma Mil School High Dnsity Rsintial M D Mium Dnsity Rsintial Blv ggffoorr LLoonn Low Dnsity Rsintial D 4 1/ r n l Duva Bllv El Camino High School Ev r g rth ino No Cam El a Ar Raius Mil Hillsi School BBllvv Hicky R l a R i Av i llllssi HHii n g to l in Ar on Hi lls r ssi Willo w Mi Cr s tw oo Ho lly r D A Avv Colma San 1 Bruno BART Station CalTrain Station

47 South El Camino Ral Gnral Plan Amnmnt aft for Rviw an Discussion Chaptr 5: Parks, Public Facilitis an Srvics Chaptr 5: Parks, Public Facilitis an Srvics 5.1 PARKS, RECREATION AND OPEN SPACE Parks an rcrational opn spacs provi opportunitis for both activ rcration, such as organiz or informal sports, an passiv rcration. Dspit th rlativly small quantity of parklan in South San Francisco, a broa rang of outoor rcration opportunitis xist, ach rflcting th varity of th city s lanscap an pattrn of vlopmnt. Ths rang from shorlin opn spac on San Francisco Bay, to Sign Hill Park, situat at an lvation of mor than 600 ft. In aition, th San Bruno Mountain County Park a major rgional opn spac rsourc an prominnt visual lanmark lis irctly north of th city. Th Gnral Plan provis for nw parklan in South San Francisco by maintaining th xisting parklan stanar for nw rsints an stting a nw stanar for nw mploys. This provision is ma with th rcognition that th City s ability to provi ths facilitis may b limit sinc th city is largly built out. Th Plan also sks to incras shorlin accssibility an fostr th cration of an intgrat ntwork of parks an opn spac. EXISTING FACILITIES, PLANS, AND PROGRAMS Park an Opn Spac Invntory South San Francisco currntly inclus acrs of parks an opn spac, or 5.4 acrs pr 1,000 rsints, for public us, as shown in Figur 5-1. This inclus 70 acrs of vlop parklan (community, nighborhoo, mini, an linar parks), acrs of opn spac, an 81.2 acrs of school lans. Whil th ovrall amount of parklan appars aquat to mt th community s ns, closr analysis rvals that only 1.2 acrs of vlop parklan, xcluing school parks an opn spac, is availabl pr 1,000 rsints. Tabl provis an invntory of th City s parks an opn spacs. Rcration Facilitis an Program s Community an rcration cntrs provi spac for many of th classs an srvics that ar cntral to South San Francisco s rcration programs. Th City has six community/rcration builings, som of which ar us for spcializ srvics such as snior programs at th Magnolia Cntr, public mtings at th Municipal Srvics Builing, an Boys an Girls Club programs at th Parais Vally Rcration Cntr. Th City also has an inoor public pool at Orang Park. Outoor pools at South San Francisco High School an El Camino High School supplmnt Orang Pool in th summr. A nw public gymnasium was construct in 5-1

48 1998 as part of th Trrabay projct. Th City offrs a varity of rcration an spcial programs, ranging from pr-school ay car to snior activitis. Both inoor an outoor rcrational programs occur in a combination of school an City facilitis. Th typs of programs offr rang from rcrational an comptitiv swimming to classs an prformancs in th cultural an prforming arts. Th City offrs programs gar towar spcific ag groups, such as tnagrs or sniors, an ay camp, prschool, an aftr-school programs for chilrn. Park Rcration an Opn Spac Mastr Plan Unr th irction of its 1990 an 1997 Park, Rcration, an Opn Spac (PROS) Mastr Plans, th City is arssing th spcific ficincis in park an rcrational opportunitis. Prsnt fforts ar focus on improving an xpaning th city s major community park, Orang Mmorial Park, as wll as vloping an improving two nwly acquir park sits. Th City also intns to improv bayfront accss at nw shorlin vlopmnt, nhanc bicycl an pstrian accss throughout th city in a systm of linar parks, an continu its ongoing safty an accssibility upgra program. PARK AND RECREATION DEFICIENCIES Dficincis in park an rcration facilitis stm from both th amount an th istribution of parks an community cntrs. Th 1990 an 1997 PROS Mastr Plans intifi major ficincis within nighborhoos: A lack of community an nighborhoo parks in owntown, hom to 20 prcnt of th city s population. Th PG&E asmnt btwn Armour an Linn, improv in 1997, is partly hlping to allviat this shortag; Inaquat Bayshor accss an public parking; Lack of traitional park facilitis in th Sign Hill/Parais Vally Ara. Dvlopmnt in Trrabay will hlp allviat this situation. Accss to Sign Hill is also limit; Th Sunshin Garns/Mission Roa ara is srv by schools but lacks parklan, with no apparnt opportunitis for park acquisition; Th Avalon/Brntwoo an Buri Buri/Winston Srra nighborhoos both hav nighborhoo parks at th g of th nighborhoos, rucing thir accssibility for many nighborhoo rsints. Acquisition of surplus school lan at Avalon an Alta Loma Schools has hlp arss this problm. Dvlopmnt an improvmnt of th park sits will b accomplish in 1999; an 5-2

49 South El Camino Ral Gnral Plan Amnmnt aft for Rviw an Discussion Chaptr 5: Parks, Public Facilitis an Srvics Park facilitis hav bn upgra ( ) to arss frr maintnanc an for complianc with th Amricans with Disabilitis Act (ADA) an th Consumr Proucts Safty Commission (CPSC) Hanbook for Public Playgroun Safty.1 Also, th n for parks an rcration opportunitis in mploymnt aras has rcntly mrg as a concrn. Th 1994 East of 101 Ara Plan calls for stablishmnt of spcific stanars for parklan in mploymnt aras. CLASSIFICATION AND STANDARDS Classification Systm Th Gnral Plan fins six classs of parks an rcrational opn spac aras: Community Parks. Community parks srv a citywi population an usually inclu sports facilitis, such as light fils, courts, swimming pools, rcration builings, an othr spcial us facilitis. Rstrooms an off-strt parking ar gnrally provi. Although community parks hav a much largr srvic ara than nighborhoo parks, thy oftn srv a nighborhoo function as wll. South San Francisco owns an maintains thr community parks. Nighborhoo Parks. Nighborhoo parks ar vot primarily to srving a small portion of th city, usually within asy walking an biking istanc from rsincs. Ths parks ar sign for unorganiz an unsuprvis rcration activitis. Play quipmnt, opn turf aras, an picnic tabls may b provi, although rstrooms an off-strt parking may not. Nighborhoo parks typically masur btwn thr an svn acrs in South San Francisco. Thr ar fiv xisting nighborhoo parks signat in th city. Mini Parks. Mini parks ar small play aras or grn spacs, usually lss than thr acrs in siz, sign for small chilrn or for visual purposs. In aition to play quipmnt, ths parks may provi activ rcration opportunitis, such as hanball or basktball. Thr ar 12 mini parks scattr throughout South San Francisco. Linar Parks. Linar gographic faturs, such as watrcourss an shorlins, public utility an transportation rights-of-way, provi uniqu opportunitis for parks. Ths corriors oftn provi formal accss to th faturs thy mirror, an provi th basis for a ntwork of formal trails that link othr parks an opn spac aras. Whil ths lans ar most oftn us for passiv rcrational pursuits, play quipmnt, opn turf aras, an picnic tabls may b provi, pning upon th with of th corrior. Thr is currntly on linar park in South San Francisco, locat 5-3

50 along th bayfront. A scon linar park is in vlopmnt along th Colma Crk btwn Orang an Spruc avnus. School Parks. School playgroun facilitis ar availabl for public us. Th City maintains a Joint Powrs Agrmnt with th School District for th us of 11 parks an playfils for school sports an City rcration programs. School playgrouns account for approximatly 25 prcnt of th park an opn spac ara in South San Francisco, masuring btwn 3 an 11 acrs in siz. Ths aras significantly nhanc th City s complmnt of nighborhoo parks an athltic fils. Rcrational Opn Spac. Ths lans ar most oftn us for passiv rcration activitis, such as walking or hiking. Improvmnts ar gnrally not provi. South San Francisco s unusual gographic faturs provi numrous opportunitis for uniqu opn spac aras, such as th Sign Hill Park. Ovr th yars, th City has takn avantag of ths opportunitis, an is continuing to put ffort into improving accss to th bayfront an th hills. Stanars Gnral Plan park stanars ar stablish in Tabl Ths inclu stanars for parks in rsintial aras (3.0 acrs of community an nighborhoo parks pr 1,000 nw rsints), support by rsintial vlopmnt, an in mploymnt aras, with nw parklan to b fun by rquirmnts bas on mploymnt gnrat (0.5 acrs pr 1,000 nw mploys). With th xpct aition of 8,200 rsints an 27,500 mploys ovr th plan horizon, approximatly 38 acrs of nw parklan will b n. Aitional opportunitis will rsult from cration of nw linar an mini-parks, for which no spcific stanars ar stablish in th Gnral Plan. Whil nw parklan shoul gnrally conform to siz an srvic ara stanars outlin in Tabl 5.1-2, bcaus opportunitis for nw parklan ar xtrmly limit, siz an srvic ara ahrnc is not rquir. Gnral Plan Park Proposals Th Gnral Plan proposs svral nw parks to mt th ns of nw rsints an mploys, as wll as linar parks along ol railroa spurs an abov th unrgroun BART tracks. Whil som of ths proposals rcogniz irction stablish in th City s PROS Mastr Plan, othrs ar locat to maximiz opportunitis rsulting from chang in rvlopmnt. Parklan proposals ar iscuss in tail in policis that follow: GUIDING POLICIES: PARKS AND RECREATION 5.1-G-1 Dvlop aitional parklan in th city, particularly in aras lacking ths facilitis, to mt th stanars of rquir park acrag for nw rsints an mploys. 5-4

51 South El Camino Ral Gnral Plan Amnmnt aft for Rviw an Discussion Chaptr 5: Parks, Public Facilitis an Srvics 5.1-G G G-4 Improv bayfront accss along its ntir lngth an nors th prominnc of this important natural asst. Provi a comprhnsiv an intgrat ntwork of parks an opn spac; improv accss to xisting facilitis whr fasibl. Dvlop linar parks in conjunction with major infrastructur improvmnts an along xisting public utility an transportation rights-of-way. IMPLEMENTING POLICIES: PARKS AND RECREATION 5.1-I-1 Maintain th PROS Mastr Plan as th implmnting tool for Gnral Plan park an rcration policis an proposals. Park proposals an stanars in th Gnral Plan shoul b rflct in th nxt upat of th PROS Mastr Plan. 5.1-I-2 Maintain parklan stanars of 3.0 acrs of community an nighborhoo parks pr 1,000 nw rsints, an of 0.5 acrs of parklan pr 1,000 nw mploys, to b locat in mploymnt aras. Th stanars st out in this policy will gnrat a n for 13.5 acrs of nw parklan in mploymnt aras, an 24.6 acrs of nw parklan in rsintial aras, as shown in Tabl Th rsintial stanar is in complianc with th Quimby Act. Whil park facilitis ar currntly rquir for nw rsintial vlopmnt, th City s implmnting rgulations will n to b amn to incorporat park stanars for mploymnt uss as wll. 5.1-I-3 Prfr in-liu fs to ication, unlss sits offr for ication provi faturs an accssibility similar in comparison to sits shown on Figur 5-1. Opportunitis for park ication with nw rsintial vlopmnt ar limit. In-liu fs ar intn to giv th City flxibility to purchas availabl parklan lswhr in th city. 5.1-I-4 Dvlop nw parks in locations an sizs shown on Figur 5-1. Th Gnral Plan proposs svral nw parks in xisting rsintial an mploymnt aras that woul mt this n, as inicat in Tabl Ths inclu: 5-5

52 Rsintial Aras Southwoo School (Ban Continuation High School). This sit, provis an ial opportunity for th City to jointly us all or a part of this proprty. Masuring four acrs, th sit is locat nar El Camino Ral an is ajacnt th California Golf an Country Club. This sit is in an ara with parklan ficincy an locat within a half-mil of svral nw rsintial vlopmnt sits in th El Camino Ral corrior. A Ha Start program facility coul b inclu on th sit. Colma Crk Linar Park. Th strtch of Colma Crk btwn Orang Mmorial Park an Spruc nu is currntly bing vlop as a linar park. Downtown Park. A two-acr park in th owntown ara woul provi important asthtic bnfits to th ara. Bnchs, paths, an an opn turf ara shoul b inclu. Although a spcific location for this park has not bn signat in th Gnral Plan Diagram, this shoul b stablish in th futur through th PROS Mastr Plan procss. Employmnt Aras Railroa nu Linar Park. This rail-to-trail convrsion, strtching from U.S. 101 to East Gran nu woul significantly improv accss to East of 101 ara an th bayfront. Masuring 7.5 acrs in siz, this park shoul b of ampl with to support th placmnt bnchs, pav pathways, an xrcis stations. This park is part of th Railroa nu Extnsion propos in Policy 4.2-I-2 of th Plan. Linnvill Linar Park. Anothr rail-to-trail convrsion, this park masurs 2.0 acrs in siz an is locat btwn South Mapl nu an Tanforan nu nar th City bounary with San Bruno. This park shoul provi picnic facilitis an bnchs for narby offic workrs. Ths provisions shoul allow th City to mor than oubl its vlop parklan acrag to acrs (s th chart to th right). Likwis, th 2.3 acrs of parklan provi for vry 1,000 rsints rprsnts an incras of mor than on acr for vry 1,000 rsints. Th currnt ratio is I-5 Us th PROS Mastr Plan procss to achiv aitional parklan acrag, as ncssary, to mt th rsintial parklan n at Gnral Plan builout. 5-6

53 South El Camino Ral Gnral Plan Amnmnt aft for Rviw an Discussion Chaptr 5: Parks, Public Facilitis an Srvics As inicat in Tabl 5.1-3, th 27,500 nw mploys an 8,200 nw rsints xpct at Plan builout crat th n for about 38 acrs of nw parklan. Park sits shown on th Gnral Plan Diagram mt th ntir n for parklan in mploymnt aras, proviing 13.5 acrs. Park sits on th Gnral Plan Diagram provi 14.0 acrs of th 24.6 acrs rquir in rsintial aras at builout. Th PROS Mastr Plan procss shoul b us to provi th rmaining 10.6 acrs rquir, as ncssary. Sits for ths ar not shown on th Gnral Plan Diagram. 5.1-I-6 Work with Bay Ara Rapi Transit (BART), Pacific Gas an Elctric (PG&E), an th SFPUC to las an vlop linar parks on xisting public utility an transportation rights-of-way in th city, whr appropriat an fasibl. Th proposals for potntial linar parks ar shown on th Gnral Plan Diagram; som of ths proposals ar not nw, an ar inclu in th 1997 PROS Mastr Plan as wll. Ths inclu: BART Linar Park. Th City will n to work closly with BART to mak th linar park on th surfac right-of-way for th BART xtnsion to San Francisco Intrnational Airport a rality. This two-mil long corrior woul provi about 30 acrs of passiv rcration spac, pav paths, a bikway, an opn turf aras. This linar park coul bcom a primary grnway linkag in th city s cntral ara. Pacific Gas an Elctric Corrior. Locat in th northast portion of th city, this 5.5 acr right-of-way woul link th nw Trrabay rsintial vlopmnt with a nw City park stablish at Linn nu an Airport Boulvar. Th vari trrain of this sit maks it ial as a passiv rcration ara. San Francisco Public Utilitis Commission Corrior. This right-of-way is locat in th Winston-Srra ara of th City. This corrior is alray unr vlopmnt as a linar park from th city s wstrn bounary to Hicky Boulvar. Th PROS Mastr Plan proposs th xtnsion of this park to th Alta Loma School sit. Opportunitis for this xtnsion may b limit by th fact that rsincs ar locat along this right-of-way. Nvrthlss, this proposal shoul b xplor. Bayfront Linar Park. Svral portions of th bayfront in South San Francisco hav alray bn vlop as linar parks, an inclu pav pathways, bnchs, parking aras, tc. As mor sits ar vlop, th provision of a continuous shorlin ban of opn spac will bcom a rality. Th ara of xisting parklan is 29 acrs, which woul oubl to

54 acrs upon compltion. Whil privatly own, it is unr th jurisiction of th San Francisco Bay Consrvation an Dvlopmnt Commission (BCDC), which must approv nw vlopmnt plans on lan 100 ft from th man high ti lvl. Existing parklan has bn stablish by rquiring opn spac ication along th shorlin. 5.1-I-7 Dvlop a ntwork of linkags, as shown in Figur 5-1, to connct xisting an propos parks an opn spac, school facilitis an othr significant faturs to th gratst xtnt possibl. Th parklan proposals of th Gnral Plan an th PROS Mastr Plan provi th basis for a continuous ntwork of linkags to connct xisting parklan an opn spac aras, school facilitis, th bayfront, an San Bruno Mountain. This ntwork woul facilitat movmnt btwn ths faturs, improv actual an prciv accss, an bttr incorporat mor istant lanmarks. Linkags woul compris lanscap faturs such as xisting an propos linar parks an opn spac an harscap faturs such as xisting an propos city strts an connctions. This ntwork of linkags woul also provi th basis for a bicycl an pstrian rout systm in South San Francisco. S Sction 4.3: Altrnativ Transportation Systms an Parking. 5.1-I-8 Improv th accssibility an visibility of Sign Hill Park an th bayfront. Appropriat partmnts in th City shoul stuy issus of accss, safty, an protction of surrouning nighborhoos in conjunction with nhanc accss programs to assur gratr us of Sign Hill Park os not crat unaccptabl impacts to surrouning aras. Sign Hill Park an th bayfront ar th City s most significant parklan rsourcs; howvr, accss to ths faturs is ifficult u to th location an th prcption that ths aras ar off limits. Sign Hill Whil Sign Hill is clarly visibl from most locations in th city, it is surroun by rsintial vlopmnt an accss is limit to on point at Poplar nu an Rocca nu. This accss shoul b nhanc to provi trailha facilitis, such as signag, a map boar, an intrprtiv isplay, wast rcptacls, tc. Opportunitis to formally stablish othr accss points shoul b xplor, an accss points shoul b inicat on approach roas an on bicycl an pstrian rout systm maps. Bayfront 5-8

55 South El Camino Ral Gnral Plan Amnmnt aft for Rviw an Discussion Chaptr 5: Parks, Public Facilitis an Srvics Th bayfront is South San Francisco s most significant natural fatur. Thr formal public accss points currntly xist, incluing Oystr Point Marina, Oystr Point Businss Park, an at SamTrans. Whil accss will improv ovr tim as shorlin sits ar rvlop, U.S. 101 significantly hinrs rsints to th wst from accssing th bayfront. Th Gnral Plan proposs thr solutions for incras bayfront accss: Th cration of two nw ast-wst strt crossings of U.S. 101 at Railroa nu an Victory nu (Policy 4.2-I-2). Th Railroa nu xtnsion will b furthr nhanc by a linar park along its lngth in East of 101 ara, an th propos xtnsion of th Colma Crk Linar Park (Policy 5.1-I-4) will provi a irct parklan linkag to th bayfront. Th location of activitis on th bayfront, such as a Campus Cntr an park that will raw popl to th shorlin (policis 3.5-I-8, 3.5-I-9); an A shorlin ovrlay zon for sign rviw of bayfront proposals to promot improv accss (Policy 3.5-I-13). 5.1-I-9 Rviw th currnt rgulations for th ication of parklan in subivisions to nsur that rquirmnts ar aquat to mt th stanars of th Gnral Plan at Plan builout. Th City s rgulations apply population nsity, trmin to b th avrag numbr of prsons pr houshol, to calculat th appropriat ication of parklan in subivisions. Th currnt rquirmnt is th ication of 3.0 acrs of parklan for vry 1,000 nw rsints. Accoring to Dpartmnt of Financ stimats, th currnt avrag numbr of prsons pr houshol in South San Francisco is Accoring to ABAG projctions, this numbr is xpct to incras slightly through 2005 to 3.12, an thn fall again to 3.07 by In aition, th trn towar highr nsity rsintial vlopmnt u to smallr houshols an th fact that South San Francisco is gnrally built out an most nw rsintial vlopmnt will b in th highr nsity rangs mans that mor parklan pr housing unit will b rquir to maintain th parklan stanar of 3.0 acrs pr 1,000 rsints. 5-9

56 5.1-I-10 Explor mthos to improv connctivity to opn spac an nhanc park an rcration opportunitis along South El Camino Ral Corrior. This is an ara intifi for mix-us vlopmnt, with potntial aition of 2,300 rsints. Possibilitis to nhanc opn spac an rcrational opportunitis for nw rsints inclu: Incrasing connctivity to th South San Francisco BART linar park by improving Orang nu an Spruc nu to b mor pstrian frinly; Working with th South San Francisco Unifi School District on potntial shar school/nighborhoo park at th South San Francisco High School sit; Continuing in-liu fs to provi th ability to a to parklan citywi; an As part of Park, Rcration an Opn Spac Mastr Plan upat, look at focus opportunitis for mini-parks along South El Camino Ral Corrior. 5-10

57 South El Camino Ral Gnral Plan Amnmnt aft for Rviw an Discussion Chaptr 9: Nois Chaptr 9: Nois Nois is an important an complx issu in South San Francisco. Almost vry part of th city is suscptibl to nois impacts, u mainly to th prsnc of major nois gnrators. Significant sourcs of nois in th city inclu San Francisco Intrnational Airport (SFO), major transportation corriors such as U.S. 101 an I-280, an xtnsiv inustrial uss. Th city s lan us pattrn gnrally accommoats ths conitions with inustrial uss clustr clos to th airport, sparat from rlativly nois-snsitiv uss by U.S This lmnt is intn to nsur complianc with Stat rquirmnts an promot a comprhnsiv, long-rang program of achiving accptabl nois lvls throughout South San Francisco. 9.1 NOISE MEASUREMENT AND REPORTING Nois can b fin as a soun or sris of souns that ar intrusiv, irritating, objctionabl an/or isruptiv to aily lif. Nois varis wily in its scop, sourc, an volum, ranging from iniviual occurrncs such as a barking og, to th intrmittnt isturbancs of ovrha aircraft, to th fairly constant nois gnrat by traffic on U.S Many uss ar nois snsitiv, such as rsincs, schools, churchs, an hospitals. Nois ns to b controll aroun othr uss as wll, although lvls rarly xc th rcommn maximum. Th known ffcts of nois on humans inclu haring loss, communication intrfrnc, slp intrfrnc, physiological rsponss, an annoyanc. Whn nois lvls ar rport, thy ar xprss as a masurmnt ovr tim in orr to account for variations in nois xposur. Lvls also account for varying grs of snsitivity to nois uring aytim an nighttim hours. Th Community Nois Equivalnt Lvl (CNEL) an Day-Night Nois Lvl (Ln) both rflct nois xposur ovr an avrag ay with wighting to rflct this snsitivity. Th CNEL is th rfrnc lvl for Stat nois law an is us to xprss major continuous nois sourcs, such as aircraft or traffic. 9.2 NOISE SOURCES AND PROJECTIONS For th purposs of this Plan, sourcs of nois ar catgoriz as bing ithr aircraft-gnrat or locally-gnrat. Existing an projct nois lvls ar pict on nois contour maps. Each contour rflcts linar bans subjct to similar avrag nois lvls. Figur 9-1 picts xisting an projct aircraft-gnrat nois lvls in South San Francisco. 9-1

58 NOISE SOURCE EXISTING CONDITIONS AND STANDARDS Aircraft-Gnrat Nois Aircraft ovrflight nois is a particularly important issu in South San Francisco u to th city s proximity to San Francisco Intrnational Airport (SFO). Aircraft nois continus to rciv consirabl attntion in th city, u in part to th massiv currnt trminal xpansion projct an to significant xpct incrass in avrag aily aircraft oprations. Existing Nois Lvls rag aircraft nois lvls masur in 1997 inicat that aras in th southwstrn part of th city xprinc nois lvls in xcss of 65 B CNEL. A smallr ara in th vicinity of El Camino Ral nar th San Bruno borr has nois lvls in xcss of 70 B CNEL. Existing an projct nois contours, as wll as th Nois Insulation Program ara, ar shown on Figur Assuming no chang in SFO s runway configuration, aircraft nois contours ar projct to shift graually astwar by As a rsult, aras ast of th currnt flight path may xprinc an incras in avrag nois lvls. At th sam tim, th 70 B CNEL contour ar xpct to shrink, no longr impacting South San Francisco. Singl Evnt Flyovr Nois Nois contours ar bas on avrag nois lvls. Singl vnt noiss such as aircraft flyovrs n to occur frquntly an at vry high volums in orr to bring avrag nois lvls to 65 B CNEL. Evn aras outsi th 65 B CNEL contours ar impact by flyovrs. Thus, vn th 65 B CNEL nois contour is xpct to shift astwar, flyovrs will still xpos aras throughout th southwstrn part of th city to high nois lvls. ALUC Nois Stanars an Rlat Rquirmnts ALUC s 1995 SFO Lan Us Plan stablishs th 65 B CNEL contour as th nois impact bounary for SFO, consistnt with nois rstrictions in th California Aministrativ Co, Titl 21, Subchaptr 6 Nois Stanars. Local plans, policy actions, or vlopmnt activitis that affct aras within that bounary must rciv ALUC approval or hav a fining of ovrriing consiration prior to local prmit issuanc. ALUC trmins th 65 B CNEL bounary by xamining both fral an Stat nois impact bounaris: Fral Impact Bounary. Th fral 65 B CNEL bounary is bas on th Nois Exposur Map (NEM),2 as accpt by th FAA unr th Fral Aviation Rgulations (FAR) Part 150 Nois Compatibility Program. This 65 B contour srvs as th basis for FAA trmination of local agncy ligibility for fral grant mony for nois insulation projcts. Stat Impact Bounary. Th Stat bounary is th 65 B CNEL bounary as fin 9-2

59 South El Camino Ral Gnral Plan Amnmnt aft for Rviw an Discussion Chaptr 9: Nois by th rquir airport nois monitoring systm. Th monitoring systm consists of 27 off-sit nois monitors, plus two aitional monitors nar th runway ns. Th nois contour is upat ach calnar quartr an submitt to San Mato County an th Stat Division of Aronautics. ALUC uss th latst SFO quartrly nois rport to trmin th compatibility of lan us plans. ALUC is now complting an upat lan us plan for th airport, which is xpct in arly Th upat plan will b bas on th 1995 Nois Exposur Maps (NEMs) that wr approv by th FAA. Th 1995 nois contours 65 B an 70 B ar shown in Figur 9-1. Larg portions of th city fall within th 1995 frally accpt 65 B CNEL nois contour. Th 70 B CNEL contour impacts a small portion of th City s astrn inustrial ara nar th San Bruno borr. Local plans, policy actions, or vlopmnt activitis within th 65 B CNEL bounary rquirs th approval of th San Mato County Airport Lan Us Commission (ALUC) prior to local prmit issuanc. To assist this procss, th ALUC has stablish nois/lan us compatibility stanars as th basis of plan rviw (s Tabl 9.2-1). Th City also applis ths stanars in its rviw of vlopmnt applications locat within th 65 B CNEL bounary. Th City s Gnral Plan will b subjct to ALUC rviw. All local lan us plans within th signat nois impact ara (NEM 65 B CNEL contour) must rciv xplicit ALUC approval, an all plans within th largr ALUC planning ara must b compatibl with th SFO Lan Us Plan. ALUC uss stablish nois/lan us compatibility stanars (Tabl 9.2-1) as th basis for plan rviw. Accoring to ths stanars, commrcial uss woul b accptabl within th 65 B CNEL FAA-approv contour, an rsintial uss woul b accptabl with nois insulation. In aition, accoring to th 1992 Mmoranum of Unrstaning btwn SFO an San Mato County jurisictions, rsincs construct aftr 1992 within th 65 B CNEL contour ar rquir to b insulat to mt th 45 B intrior nois stanar. 4 Rsintial nois insulation woul also b rquir pursuant to any sparat agrmnt btwn th City an SFO. Locally-gnrat nois Th primary sourcs of nois gnrat within South San Francisco itslf ar strts an highways, rail, an inustrial uss: Traffic Nois. On of South San Francisco s most important locational avantags is its xcllnt roa accss; howvr, this accss also rsults in fairly high nois impacts ovr much of th city. Traffic nois pns primarily on traffic sp high frquncy tir nois incrass with sp an th proportion truck traffic which gnrats ngin, xhaust, an win nois. Th proximity of frways an major strts, an th larg amount of truck traffic srving inustrial, warhousing, an fright for- 9-3

60 waring uss in th city, mak South San Francisco suscptibl to traffic nois. Figur 9xxx illustrats roaways in th city proucing nois lvls gratr than 65 B CNEL. Railroa Nois. Th Southrn Pacific Railroa lin is havily us an gnrats rlativly high avrag nois lvls in surrouning aras. Caltrain runs 68 commutr trains ach ay through South San Francisco, an Southrn Pacific fright trains also us th lin. Sinc th lin runs ajacnt U.S. 101 an is gnrally surroun by inustrial an commrcial lan uss, rail oprations hav a ngligibl impact on lan us in South San Francisco. Inustrial Nois. Inustrial uss in th city ar an important part of th nois nvironmnt in South San Francisco. Inustrial nois is gnrat from onsit activitis or from associat truck traffic offsit. Whil inustrial uss in East of 101 an south of Railroa nu o gnrat nois, impacts on nois-snsitiv uss is minimal. In any cas, ths inustrial aras ar largly locat within th 65 B CNEL contour for aircraft nois. This lmnt prohibits inustrial vlopmnt that will rsult in nois lvls of 60 B CNEL or gratr at nois-snsitiv uss, a situation that coul occur in th inustrial aras wst of U.S. 101, that borr on rsintial uss north of Railroa nu an within th Mayfair Villag subivision. 9.3 NOISE PROJECTIONS It is important that this lmnt arss not only th xisting nois conitions in South San Francisco, but also th projct conitions ovr th horizon of this Plan. It is possibl to projct futur lvls of both aircraft- an locally-gnrat nois. Aircraft-gnrat Nois Th 1989 SFO Mastr Plan outlin significant xpansion an improvmnts to airport capacity, incluing a nw intrnational trminal, moifi parking an circulation, an aitional maintnanc an support facilitis. Ths improvmnts ar unrway an will rsult in th annual aircraft oprations inicat in Tabl Tabl inicats that projct cras in th population impact by ovrflight nois is xpct to cras, vn though th ovrall numbr of flights to an from SFO will incras. This cras is a function of a smallr 65 B CNEL contour that will rsult from th limination of Stag 2 aircraft (s Figur 9-1). SFO is currntly prparing nw contours as part of th analysis of aircraft oprations xpansion. Ths stuis, which ar xpct to b formaliz soon, inicat that th currntly projct nois contours (s Figur 9-1) rprsnt a consrvativ stimat, an th contours ar likly to shrink, improving aircraft-rlat nois conitions in South San Francisco. 9-4

61 South El Camino Ral Gnral Plan Amnmnt aft for Rviw an Discussion Chaptr 9: Nois Although th limination of Stag 2 aircraft will rsult in a nt ruction in aircraft nois, much of this ruction has alray occurr. Ovrall nois lvls ar actually projct to incras by on-half B by 2006, with nighttim lvls xpct to incras by 1.2 B u to incras oprations. Ths incrass ar not consir prcptibl or significant. Whil ovrall avrag nois lvls will b ruc, singl-vnt flyovr nois will continu to b problmatic in South San Francisco. With th incras numbr of flights, singl-vnt flyovr nois is xpct to bcom mor frqunt. SFO will implmnt mitigation masurs to ruc flyovr nois, incluing th potntial rvision of partur routs ovr San Mato County an th potntial ruction in us of Runway 28, which points in th irction of South San Francisco. 5 Locally-gnrat nois It is possibl to projct futur lvls of locally-gnrat nois ovr th horizon of this Plan simply by consiring currnt an projct lan us trns.figur 9-2 picts futur locally-gnrat nois lvls in th city. Traffic Nois. Traffic nois pns primarily on traffic sp an th proportion truck traffic. Traffic volum os not hav a major influnc on traffic nois lvls; a oubling of traffic volum rsults in a 3 B to 5 B incras in nois lvls. As a rsult, projct traffic incrass on U.S. 101, Intrstat 280, an major artrials within South San Francisco shoul hav not hav an apprciabl impact on nois lvls in th city. An as traitional inustrial uss mak way for lss intnsiv rsarch an vlopmnt activitis, it is xpct that truck traffic will clin in South San Francisco, particularly in aras ast of U.S. 101 an south of Railroa nu. Railroa Nois. Th numbr of trains passing through South San Francisco on th Southrn Pacific Railroa lin is not xpct to chang significantly. Whil CaltTrain rirship is xpct to incras through 2010, it is unknown if this will rsult in any incras in th numbr of trains. In any cas, th impacts of railroa nois ar ngligibl u to th proximity of th lin to U.S. 101, an th fact th lin is gnrally surroun by inustrial an commrcial lan uss. Inustrial Nois. It is xpct that inustrial activity in South San Francisco will continu its shift away from traitional manufacturing an warhousing towar biotch an high-tch activity. This transition towar offic-bas uss will rsult in ruc lvls of inustrial nois in East of 101 an south of Railroa nu. Associat truck traffic an nois shoul also b ruc. Ths inustrial aras will also largly rmain within th 65 B CNEL contour for aircraft nois. BART Extnsion. Th BART xtnsion to SFO will pass through South San Francisco. Th rout will scn unrgroun from th South San Francisco station, an ascn to th surfac at th San Bruno station at th Tanforan Shopping Cntr. Sinc 9-5

62 BART will rmain unrgroun through South San Francisco, airborn nois impacts ar xpct to b minor, provi mitigation along surfac lngths is implmnt as plann. Groun-born nois an vibration impacts hav also bn trmin by BART to b minor, as svral mitigation masurs (floating trackbs, tc.) ar availabl. This assssmnt is bas on stanars st by BART for both airborn an groun-born nois. Guiing policis: Nois 9-G-1 Protct public halth an wlfar by liminating or minimizing th ffcts of xisting nois problms, an by prvnting incras nois lvls in th futur. 9-G-2 Continu fforts to incorporat nois consirations into lan us planning cisions, an gui th location an sign of transportation facilitis to minimiz th ffcts of nois on ajacnt lan uss. Im plm nting policis: Nois 9-I-1 Work to aopt a pass-by (singl vnt) nois stanar to supplmnt th currnt 65 B CNEL avrag nois lvl stanar as th basis for aircraft nois abatmnt programs. Th simultanous incras in aircraft oprations at SFO an cras in avrag nois lvls rsulting from improvmnts in jt ngin tchnology prsnts a challng for South San Francisco. Th currnt 65 B CNEL bounary rprsnts an avrag nois lvl an provis th basis for FAA nois abatmnt funing an lan us planning controls. As quitr jts caus this bounary to bcom smallr, FAA funing for rtrofitting homs within th 65 B CNEL bounary will also clin. At th sam tim, xpct incrass in air traffic will rsult in incras singl-vnt nois occurrncs in th city. As a rsult, rsints in som aras of South San Francisco not inclu in th 65 B CNEL nois contour will b incrasingly impact by th singl-vnt flyovr nois. Homs in ths aras woul not b ligibl for nois abatmnt funing unr th currnt stanar. Th City shoul consir aopting a singl-vnt nois stanar to complmnt th xisting 65 B CNEL stanar to mitigat th impacts of nois in ths aras through lan us planning an nois abatmnt programs. 9-I-2 Work to aopt a lowr avrag nois stanar for aircraft-bas mitigation an lan us controls. A lowr avrag nois stanar for aircraft-bas nois mitigation an lan us controls woul arss th impacts of aircraft flyovrs in aras outsi th xisting 65 B CNEL bounary. Th currnt 65 B CNEL bounary provis th basis for FAA nois abatmnt funing an lan us planning controls limiting 9-6

63 South El Camino Ral Gnral Plan Amnmnt aft for Rviw an Discussion Chaptr 9: Nois nois-snsitiv uss. Th City shoul work with th FAA an SFO to trmin if th currnt avrag nois stanar is aquatly mitigating th impacts of aircraft nois in South San Francisco. A lowr avrag nois stanar coul b us in conjunction with th singl-vnt nois stanar propos in Policy 9-I-1. 9-I-3 Pursu aitional funing sourcs an programs for th nois insulation rtrofit of homs not complt bfor th xpiration of th Mmoranum of Unrstaning in Th Mmoranum of Unrstaning btwn SFO an San Mato County jurisictions, an th spcific 1991 Agrmnt for Aircraft Nois Mitigation btwn th Airports Commission an South San Francisco stablishs th paramtrs for th City s rtrofit program. This agrmnt rquirs th City to sk fral grants (to b match by SFO) to rtrofit nois-impact homs construct prior to 1983 with nois insulation. Th Agrmnt runs out in 2000 an btwn 1,200 an 1,500 homs will still rquir rtrofitting. This program is bnficial an has significantly ruc nois-rlat impacts in rsintial aras. Th City shoul bgin to pursu th xtnsion of th currnt agrmnt an possibl bounary ajustmnts to inclu homs impact by aircraft nois byon th 65 B CNEL limit. 9-I-4 Ensur that projct applications for all nw nois-snsitiv lan uss (plans an spcifications), incluing hospitals an rsintial units propos within th CNEL 60 B to CNEL 69 B aircraft nois contour inclu an acoustical stuy, prpar by a profssional acoustic nginr, that spcifis th appropriat nois mitigation faturs to b inclu in th sign an construction of ths uss, to achiv an intrior nois lvl of not mor than CNEL 45 B in any habitabl room, bas on th latst official SFIA nois contours an on-sit masurmnt ata Ensur that projct applications for nw nois-snsitiv lan uss (plans an spcifications), incluing schools an placs of assmbly, propos within th CNEL 60 B to CNEL 69 B aircraft nois contour inclu an acoustical stuy, prpar by a profssional acoustic nginr, that spcifis th appropriat nois mitigation faturs to b inclu in th sign an construction of ths uss, to achiv an intrior nois lvl of not mor than Lq 45 B for th noisist hour of normal facility opration. Ensur that nw nois-snsitiv uss, incluing schools, hospitals, churchs, an homs, in aras nar roaways intifi as impacting snsitiv rcptors by proucing nois lvls gratr than 65 B CNEL (Figur 9-3), incorporat mitigation masurs to nsur that intrior nois lvls o not xc 45 B CNEL. 9-I-56 Rquir that applicants for nw nois-snsitiv vlopmnt in aras subjct to nois 9-7

64 gnrators proucing nois lvls gratr than 65 B CNEL, obtain th srvics of a profssional acoustical nginr to provi a tchnical analysis an sign of mitigation masurs. 9-I-67 9-I-78 9-I-89 9-I-10 Whr sit conitions prmit, rquir nois buffring for all nois-snsitiv vlopmnt subjct to nois gnrators proucing nois lvls gratr than 65 B CNEL. This nois attnuation mtho shoul avoi th us of visibl soun walls, whr practical. Rquir th control of nois at sourc through sit sign, builing sign, lanscaping, hours of opration, an othr tchniqus, for nw vlopmnts m to b nois gnrators. Work with BART to nsur that its xtnsion of th transit lin to SFO through th city rsults in minimal impact from nois an groun-born vibration. Do not allow nw rsintial or nois snsitiv vlopmnt in 70 B+ CNEL aras impact by SFO oprations, as rquir by Airport Lan Us Commission infill critria. 9-I-11: Rquir nw rsintial vlopmnt in ara btwn th most rcnt FAA-accpt 65 an 70 B CNEL aircraft nois contours for San Francisco Intrnational Airport (SFO) to grant an avigation asmnt to th City an County of San Francisco, as propritor of SFO. 9-8

65 San Bruno Mountain Ba lv Blv Ga t y wa s Av Av or t Airp n Eas tg ran 200 n Lin Lowri ato San M San Bruno Canal fil Littl t por Shaw R Utah Spruc P-I San Francisco Blv Bay 65 San f ranc isco INTERSTATE /4 w v i Forbs 100 A South Air Gra s Ea cl Ec FAA 20 S a n Br un o Gr an Mitchll U.S.HIGHWAY n gto ntin 400 P-C-L B Magno lia t Blv Oystr Point 100 FA Hu al R 0 Mapl ptus Eucaly g ta Al an Or no y Wa oo sw Ro Av 600 FAA h ys mi Ca lo Ava l 500 El a n a g n Do Ali 0 0 n Ba n Com mr Railro cial a Victo ry ista V a Alt oo w rth oo No azlw o H lwo o Wi wo ck Ro r lv Va nno Willo w 10 o St St n Po Blv Blv 500 Crk Millr Gran Ar Lin mo n ur 20 Av0 or Way Cu B A y wa an osa r 300 Way Colm a R Sha ay rw ll Ca Blv Ap500pian Blv 0 Pa c ifica a Or Gllrt 700 n rt Ca yli Sk rough stbo W ng A v California Golf an Country Club 200 A A FA 40 F ai st W 700 Ga l 100 ro Ar 500 sta F y A 0 as 300 St Harbor Blv Msa Grnal r R al arit Chs nut Av Cam m ino F lip rra 400 on ool Sch Blv 0 0 Av S t R IN TE RS TA TE on a Ci t y 500 lm C El a 600 ssi m Lo D ra r an ro S wm ip N Jun r D 400 Daly Mi 200 T ES YW BA Park 300 Clay 200 Blv 20 gfor Lon 300 Sign Hill Park r C itis Av Sist ill r 0 D r 40 0 M 30 Blv Ev r gr n Blv 500 Blv l Duva Hicky R Hi lls Av i tw oo i lls Hi lin Ar Cr s on ssi Mi n gto County Park nin 00 gsi Ho ll y 0 20 Mo r Co lm a I n t r nat ional 70 1/ 2 Ai r p ort 1 MILES 2001 FAA-Approv Nois Contours (in B CNEL) 2006 FAA-Approv Projct Nois Contours (in B CNEL) Rtrofit Projct Ara Sourc: San Mato County Airport Lan Us Plan; San Francisco Intrnational Airport San Francisco Intrnational Airport Mastr Plan aft EIR; Dav Ong, Aircraft Nois Abatmnt, San Francisco Intrnational Airport, Octobr 6, 2008 Figur 9-1 Aircraft Nois an Nois Insulation Program Ara

66 San Bruno Mountain 65 County Park Av n Gra Ba ay it n Mitchll Eas tg ran San Bruno Canal Utah Littl fil San R Francisco Blv Bay San Bruno BART Station 70 B San Mat Lowri o n A v Shaw B w vi Lin ls Lin CalTrain Station S a n Br u n o Ga tw Ea s rt Airp o Ar roy o Spruc Way Cu Mapl Magno lia Ryan So. Oystr Point Marina/Park Av Forbs Or or No c Ec Blv Gr an Blv Oystr Point rt irpo ta Vis a t Al o wo o h t r o No azlw o H lwo i o W wo ck Ro y t Caltrain Station Rgional Commrcial oo sw Av al Victor or 101 Fox Rig School Ro l a n g n Do nno vr Val n alo Av No. C an h ys th A Sou 28 0 Ba n Com mr Railro cial a U.S.HIGHWAY n Po al R TA TE Ap pian Blv Sha osa r n gto ntin Hu Blv Blv rough stbo W R Ponrosa School Blv Way California Golf an Country Club IN TE RS Marina St ool Sch L Ar inn mo ur Av City Hall Starl South San Francisco High School no mi Ca y El Wa a Ali lw Ga ay Blv Wstborough Mil School Marina Blv Harbor ran g Crk O Southwoo School (clos Colm a St St st W rway F ai Millr Gran Orang Mmorial Park s ta Gllr t n lla Ca n yli t rt Ca Sk r l as s Way an Al ta R a Cam arit r C iti Martin School Spruc School B A Blv Pa ci f i ca Park g Buri Buri School Msa Blv lin Grnal Parkway Hights Mil School Eucaly ptus Av F lip ra R Av on m ino iss i Chs nu Ev r M Sist Sign Hill Park a Sky Srra Vista School (clos) Blv r Av C El a Mo nt S r D Hillsi School Av r m Lo ra r an ro S wm ip N Jun r D Ci t y llsi Blv for Daly M ill Sunshin Garns School South San Francisco BART Station Alta Loma Mil School D l Hi i lls R g Lon Clay Hi l DuBvalv Hicky ion gr n l Ar si Willo w ing ing Ho lly Mi ss D r ton rn Cr s tw El Camino oo High School Mapl Blv Mo Col m a B 65 B Sa n fra nc i s c o In tr na ti ona l Air p or t 10 Acrs 0 1/4 1/2 MILES Acrs Potntial Infill Rsintial Dvlopmnt* 2001 FAA-Approv Nois Contours (in B CNEL) 2006 FAA-Approv Nois Contours (in B CNEL) *Dfin as aras whr th Gnral Plan upat woul rsult in incras rsintial nsity (allowing intnsification) or woul allow nw rsintial vlopmnt. Figur 9-3 Potntial Infill Rsintial Aras Rlativ to Nois Contours

67 Zoning Bik lan Paralll Parking Siwalk Min Avg: 16

68

69 El Camino Ral Mix-Us District aft for Rviw an Discussion El Camino Ral Mix-Us District PURPOSE Th purposs of th El Camino Ral Mix-Us istrict ar to: 1. Dvlop th South El Camino ara as a vibrant corrior with a varity of rsintial an nonrsintial uss to fostr a walkabl an pstrian-scal nvironmnt; 2. Ensur that activ uss ar locat along an orint towars El Camino Ral to provi an ngaging pstrian-scal nvironmnt; 3. Ensur that nw mix-us vlopmnt is sign to minimiz traffic an parking impacts on surrouning rsintial nighborhoos an is appropriat to th physical charactristics of th sit an th ara whr th projct is propos; 4. Offr aitional opportunitis for housing for rsints as wll as improv accss to a gratr rang of facilitis an srvics for surrouning rsintial nighborhoos; an 5. Encourag th vlopmnt of mix-us projcts that incorporat nvironmntally snsitiv faturs an amnitis to bnfit th public as wll as mt th ns of projct occupants. LAND USE REGULATIONS Tabl 1 blow prscribs th lan us rgulations for th El Camino Ral Mix-Us District. TABLE 1: EL CAMINO REAL MIXED-USE DISTRICT Us ECRMX Aitional Rgulations Prmit Ky: P-Prmitt, MUP-Minor Us Prmit, C-Conitional Us Prmit Numbrs in parnthss rfr to limitations list at th n of th tabl. Rsintial Us Typs Singl-Unit Dwlling S sub-classifications blow Singl- Unit Dtach (1) Scon Unit (1) S Scon Dwlling Units Singl- Unit Smi-Attach (1) Singl-Unit Attach P (2) Multi-Unit Rsintial S sub-classifications blow Duplx (1) Multi- Unit P (2) Snior Citizn Rsintial P (2) Elrly an Long-trm Car P (2) S Group Rsintial Facilitis Domstic Violnc Shltr MUP (2) (3) S Domstic Violnc Shltr Family Day Car Hom S sub-classification blow Small P (2) 1

70 TABLE 1: EL CAMINO REAL MIXED-USE DISTRICT Us ECRMX Aitional Rgulations Group Rsintial MUP (2) S Group Rsintial Facilitis Rsintial Car Facilitis S sub-classifications blow Gnral C (2) S Group Rsintial Facilitis Limit C (2) (4) Snior P (2) S Group Rsintial Facilitis Public an Smi-Public Uss Collgs an Tra Schools, Public or Privat Community Assmbly, 2000 Squar Ft or Lss Community Assmbly, Mor Than 2000 Squar Ft Community Garn Cultural Institutions MUP MUP C P(5) C S Community Assmbly Facilitis S Community Assmbly Facilitis Day Car Cntrs P S Day Car Cntrs Govrnmnt Offics P Hospitals an Clinics S sub-classification blow Clinics C Park an Rcration P Facilitis, Public Schools, Public or Privat C Social Srvic Facilitis MUP S Social Srvic Facilitis Commrcial Uss Animal Car, Sals an Srvics S sub-classifications blow Pt Stors P S Animal Car, Sals, an Srvics Vtrinary P S Animal Car, Sals, an Srvics Artists Stuios P Banks an Financial Institutions S sub-classifications blow Banks an Crit Unions P (6) Chck Cashing Businsss MUP S Chck Cashing Businsss Businss Srvics P Commrcial Entrtainmnt an Rcration C 2

71 El Camino Ral Mix-Us District aft for Rviw an Discussion TABLE 1: EL CAMINO REAL MIXED-USE DISTRICT Us ECRMX Aitional Rgulations Eating an inking Establishmnts Bars/Night Clubs/Loungs S sub-classifications blow Coff Shops/Cafs P (6) S Outoor Sating Rstaurants, Full Srvic P (6) S Outoor Sating Rstaurants, Limit Srvic P (6) S Outoor Sating Foo an Bvrag Rtail Sals P (6) Liv-Work Units P S Liv/Work Units Loging S sub-classifications blow C B an Brakfast MUP S B an Brakfast Loging Hotls an Motls Maintnanc an Rpair Srvics Nursris an Garn Cntrs Offics Businss an Profssional Mical an Dntal Walk-In Clintl Parking, Public or Privat Prsonal Srvics Rtail Sals C MUP S sub-classifications blow P P P P P P S sub-classifications blow Gnral Rtail Sals P (6) Larg Format Rtail Off-Pric Mrchanis Scon Han Stor Employmnt Uss Rcycling Facilitis C C C S sub-classifications blow Collction Facility C S Rcycling Facilitis Rsarch an Dvlopmnt P 3

72 TABLE 1: EL CAMINO REAL MIXED-USE DISTRICT Us ECRMX Aitional Rgulations Transportation, Communication an Utilitis Uss Communication Facilitis S sub-classifications blow Antnna an Transmission Towrs MUP (7) Facilitis within Builings Utilitis, Major Utilitis, Minor MUP C P S Antnnas an Wirlss Communications Facilitis S Antnnas an Wirlss Communications Facilitis Othr Applicabl Us Rgulations Accssory Uss S Chaptr Accssory Uss Hom Occupations P S Hom Occupations Nonconforming Us S Chaptr Nonconforming Uss Tmporary Us S Chaptr Tmporary Uss Limitations: 1. Prmitt if xisting. Nw units ar not allow. 2. Rsintial us typs not prmitt on th groun floor along El Camino Ral, xcpt on th ast si of El Camino Ral btwn First Strt an Wst Orang iv subjct to approval of Us Prmit. 3. Limit to facilitis srving a maximum of 10 victims an may not b locat within 300 ft of any othr omstic violnc shltr. 4. Subjct to Stat licnsing rquirmnts. 5. Subjct to sit valuation bas on prior us. 6. iv-through facilitis ar not allow. 7. Only builing-mount or compltly nclos in builing. Not prmitt on groun floor. DEVELOPMENT REGULATIONS Tabl 2 blow proposs th vlopmnt stanars for th El Camino Ral Mix-Us District. Iniviual lttrs in th tabl clls rfr to subsctions that irctly follow th tabl. Th Aitional Stanars column lists aitional stanars that apply in th istrict. Sctions list in this column rfr to othr sctions of th Zoning Orinanc, whil iniviual lttrs rfr to subsctions that irctly follow th tabl. Th Aitional Stanars ar list following th tabl. 4

73 El Camino Ral Mix-Us District aft for Rviw an Discussion TABLE 2: DEVELOPMENT STANDARDS EL CAMINO REAL MIXED-USE DISTRICT Stanar ECRMX Aitional Stanars Lot an Intnsity/Dnsity Stanars Minimum Lot Siz (sq ft) 20,000 Th consoliation of substanar parcls is ncourag vn if th consoliat parcl siz is lss than th minimum lot siz. Minimum Lot With (ft) 50 Floor Ara Ratio (FAR) Minimum Floor Ara Ratio, sits largr than 20,000 squar ft Maximum Floor Ara Ratio 0.6 xclusiv of aras vot to parking, of which a minimum 0.3 FAR shall b activ uss 2.5 (3.5 for mix-us builings with incntiv program (A)) For th purposs of this chaptr, sit is fin as a lot or group of lots on th sam block that is propos for concurrnt vlopmnt approval in accoranc with th provisions of this orinanc an is in a singl ownrship or unr unifi control. Th rquirmnt for a minimum 0.3 FAR of activ uss os not apply to projcts whr 30% of th units ar rstrict an afforabl to low- or low-moratincom houshols. S Sction Ruls of Masurmnt Maximum Dnsity (wlling units/nt acr) Mix-Us Builings 60 (80 with incntivs program (A)) S Afforabl Housing Rgulations Rsintial-only Builings 40 S Afforabl Housing Rgulations Builing Form an Location Hight (ft) Minimum Hight 25 (B) Maximum Hight 80 (B) (120 for mixus builings with incntivs program (A)) S Hights an Hight Excptions an Supplmntal Stanars Yars (ft) Front (El Camino Ral Frontag is Minimum 12; Builing always consir th front of th rag: 16 (C) lot; masur from curb) S Builing Projctions into Yars Minimum Intrior Si (masur 0, 10 whn abutting a from proprty lin) rsintial istrict S Builing Projctions into Yars Minimum Strt Si (masur from proprty lin) 10 S Builing Projctions into Yars Minimum Rar (masur from 15 (B)(D) proprty lin) S Builing Projctions into Yars Maximum Lot Covrag (% of lot) 90 S Ruls of Masurmnt 5

74 TABLE 2: DEVELOPMENT STANDARDS EL CAMINO REAL MIXED-USE DISTRICT Stanar ECRMX Aitional Stanars Aitional Stanars Minimum Usabl Opn Spac (sq ft pr rsintial unit) 150 Minimum Amount of Lanscaping 10 S Lanscaping Rquirmnts (% of sit) Aitional Dvlopmnt Stanars: A. Incras Dnsity, FAR an/or Hight for Mix-Us Builings. A maximum FAR of 3.5, nsity of 80 wlling units pr nt acr, an hight of 120 ft may b achiv for builings that contain a mix of rsintial an non-rsintial uss through a combination of th following, subjct to conitional us prmit approval: FAR, up to 10 units pr acr an/or 20 ft of hight for th incorporation of Transportation Dman Managmnt (TDM) masurs spcifi in Chaptr , Transportation Dman Managmnt FAR, up to 10 units pr acr an/or 20 ft of hight for th following subjct to Planning Commission approval: a. Projcts that inclu high quality, innovativ sign an prouct typ, an maximum provisions for pstrian an bicycl us. b. Provision of off-sit improvmnts. This may inclu off-sit amnitis an/or infrastructur (othr than stanars rquirmnts an improvmnts) such as funing for public safty facilitis, libraris, snior cntrs, community mting rooms, chil car or rcration, or nw or nhanc public spacs. c. Provision of grn builing masurs ovr an abov th applicabl grn builing complianc thrshol rquir pursuant to Titl 15 ( Builing an Construction ) of th South San Francisco Municipal Co. B. Hights an Builing Stpbacks. 1. Groun Floor Hight. Th minimum groun floor hight for builings along El Camino Ral with non-rsintial uss at groun lvl is 15 ft, masur from th avrag lvl of th highst an lowst point of th proprty along El Camino Ral to th finish floor lvation of th scon floor, with a minimum 12 foot claranc from floor to ciling Th minimum groun floor hight shall b 12 ft for builings containing groun floor rsintial uss. 2. Strt Wall Hight. Th minimum hight of th strt wall is 25 ft. Th maximum hight of th strt wall is 35 ft. 3. Builing Stpbacks: a. Front. A minimum of 50 prcnt of th strt facing builing frontag shall b stpp back within th ara fin by a 75 gr angl originating from th top of th bas zon/strt wall to a point 80 ft from th avrag lvl of th highst an lowst point of th proprty along El Camino Ral. Th Chif Plannr may approv a ruc stpback prcntag of 45 prcnt provi 6

75 C. Front Yars. El Camino Ral Mix-Us District aft for Rviw an Discussion that a public plaza with a minimum pth of 25 ft, lanscaping an sating amnitis is provi on th groun lvl at gra; or othr comparabl public amnitis ar provi. Excptions byon that ar subjct to Planning Commission approval. b. Rar. Structurs shall not intrcpt a 60 gr aylight plan inclin inwar from th rar proprty lin. 1. El Camino Ral Frontag an Front Yars Ajacnt to Non-Rsintial Districts. Builings shall b stback a minimum of 12 ft, masur from th curb, with an avrag stback of 16 ft, masur from curb. Th ara btwn th builing an curb along El Camino Ral shall b pav with til, ston, brick, concrt, or comparabl matrial. Th Chif Plannr may approv a ruc avrag stback of 14 ft to allow for fficint sit layout an configuration, provi that a tn-foot clar siwalk with is availabl (clar of lanscaping, outoor sating, plantr strips, tc.) Excptions byon that ar subjct to Planning Commission approval. 2. Front Yars ajacnt to a Rsintial District. Whr a sit abuts a rsintial istrict on a strt othr than El Camino Ral, th minimum front stback, masur from th proprty lin, shall b svn ft for th proprty strtch along th rsintial istrict. D. Rar Yar Lanscap Plantr. A lanscap plantr, a minimum of fiv ft in with, shall b provi along all rar yar proprty lins. SUPPLEMENTAL REGULATIONS A. Builing Lngth an Sparation. Th maximum imnsion of th portion of a builing abov 45 ft from finish gra shall not xc 125 ft an must b sparat from anothr builing by 30 ft. Excptions an moifications to imnsional stanars of up to tn prcnt may b grant by th Chif Plannr, bas on th fining that aquat sign faturs hav bn incorporat to crat visual varity an voi a larg-scal, bulky or monolithic apparanc. Excptions byon tn prcnt ar subjct to Planning Commission approval. B. Rquir Commrcial Frontag. A minimum of 65 prcnt of th frontag of a sit along El Camino Ral shall to b vot to activ uss (such as rtail shops, rstaurants, bars, thatrs an th prforming arts, commrcial rcration an ntrtainmnt, prsonal an convninc srvics, hotls, banks, travl agncis, airlin tickt agncis, chil car srvics, libraris, musums an gallris). Th Chif Plannr may approv a ruc frontag of 50 prcnt to allow for fir accss, rivways, an for fficint sit layout an sit configuration. Excptions byon that ar subjct to Planning Commission approval C. Dpth of Rquir Commrcial Frontag. Th minimum avrag pth of th rquir commrcial frontag shall b 75 ft. Th Chif Plannr may approv a ruc avrag pth of 65 ft to allow for fficint sit layout an sit configuration. Excptions byon that ar subjct to Planning Commission approval. D. Builing Articulation. Builings shall provi aquat architctural articulation an tail to avoi a bulky an box-lik apparanc. Builing facas shall inclu builing projctions or rcsss, oorway an winow trim, an othr tails that provi architctural articulation an sign intrst. 7

76 E. Builing Transparncy an Rquir Opnings. A minimum of 60 prcnt of strt facing builing facas containing non-rsintial uss an a minimum of 70 prcnt of strt facing builing facas containing rtail uss shall provi transparncy in accoranc with th following: 1. Compris of clar, non-rflctiv winows that allow viws of inoor spac btwn two an 12 ft abov th siwalk. 2. Winows or portions of winows, locat btwn th siwalk an two ft abov th siwalk may b glaz. F. Blank Walls. No strt frontag wall may run in a continuous plan for mor than 20 ft without an opning. Opnings fulfilling this rquirmnt shall hav transparnt glazing an provi viws into work aras, isplay aras, sals aras, lobbis, or similar activ spacs, or into winow isplays that ar at last thr ft p. 1. Excptions. a. Th maximum lngth of th wall may b 40 ft if it inclus approv artwork approv by th City through th sign rviw procss. b. Th maximum lngth of th blank wall may b 30 ft for rtail stablishmnts with a gross floor ara of 25,000 squar ft or gratr. G. Extrior Builing Matrials an Colors. 1. A unifi paltt of matrials shall b us on all sis of builings. 2. Extrior builing matrials shall b ston, brick, stucco, concrt block, paint woo clap-boar, paint mtal clapboar or othr quality, urabl matrials approv by th City as part of th projct rviw. H. Builing Orintation an Entrancs. 1. Builing frontags shall gnrally b paralll to El Camino Ral an th primary builing ntrancs shall b locat on El Camino Ral. Cornr ntrancs may b orint to within 45 grs of a lin rawn paralll to El Camino Ral. 2. Entris shall b sign so that thy ar clarly fin an istinguishabl from th strt. 3. Builing ntrancs shall b mphasiz with small ntry plazas, vrtical massing, an architctural lmnts such as awnings, arcas, or porticos. 4. In rsintial mix-us vlopmnts, ntrancs to rsintial units shall b physically sparat from th ntrancs to th prmitt commrcial uss an clarly mark with a physical fatur such as a rcss or projction incorporat into th builing or appropriatly scal lmnt appli to th faça. I. Limitations on Location of Parking. 1. Builings shall b plac as clos to th strt, or public plaza or opn spac provi along strt, as possibl in complianc with th rquir stback, with parking locat ithr unrgroun, bhin a builing, or on th intrior si or rar of th sit. 8

77 El Camino Ral Mix-Us District aft for Rviw an Discussion 2. Abov groun parking may not b locat within 40 ft of a strt facing proprty lin. Excptions may b grant with th approval of a conitional us prmit whn th following finings can b ma: a. Th sign incorporats habitabl spac built clos to th public siwalk to th maximum xtnt fasibl; an any parking within 40 ft of th strt facing proprty lin is wll scrn with a wall, hg, trllis, an/or lanscaping. b. Th sit is small an constrain such that unrgroun parking or surfac parking locat mor than 40 ft from th strt frontag is not fasibl. 3. Th maximum hight of a parking poium visibl from El Camino Ral is fiv ft from finish gra. J. Parking Lot Accss. Parking lot accss shall b provi accoring to th gnral stanars of Chaptr TBD, On-sit Parking an Loaing, as wll as th stanars of this subsction. Parking lot accss shall b provi from a si strt or ally whrvr possibl. Curb cuts shall b minimiz an locat in th location last likly to imp pstrian circulation. K. Pstrian Accss. On-sit pstrian circulation an accss must b provi accoring to th following stanars. 1. Intrnal Connctions. A systm of pstrian walkways shall connct all builings on a sit to ach othr, to on-sit automobil an bicycl parking aras, an to any on-sit opn spac aras or pstrian amnitis. 2. To Strt Ntwork. Rgular connctions btwn on-sit walkways an th public siwalk shall b provi. 3. To Nighbors. Dirct an convnint accss shall b provi from commrcial an mix-us projcts to ajoining rsintial an commrcial aras to th maximum xtnt fasibl whil still proviing for safty an scurity. 4. To Transit. Saf an convnint pstrian connctions shall b provi from transit stops to builing ntrancs. Siwalk bulb-outs or bus pull-outs may b rquir at potntial bus stops. 5. Pstrian Walkway Dsign. a. Walkways shall b a minimum of fiv ft wi, shall b har-surfac, an pav with prmabl matrials. b. Whr a rquir walkway crosss rivways, parking aras, or loaing aras, it must b clarly intifiabl through th us of a rais crosswalk, a iffrnt paving matrial, or similar mtho. c. Whr a rquir walkway is paralll an ajacnt to an auto travl lan, it must b rais or sparat from th auto travl lan by a rais curb at last four inchs high, bollars, or othr physical barrir. L. Stanars for Rsintial Uss. 1. Entrancs. All units locat along El Camino Ral shall hav th primary ntranc, ithr iniviual or shar, facing El Camino Ral an shall incorporat a projction 9

78 (.g. porch or stoop) or rcss at last 40 squar ft in ara, with a minimum pth of fiv ft. Altrnativ signs that crat a wlcoming ntry fatur facing th strt, such as a trllis or lanscap courtyar ntry, may b approv by th Chif Plannr or Dsign Rviw Boar. 2. Stbacks. In orr to provi light an air for rsintial units, th following minimum stbacks apply to any builing wall containing winows an facing an intrior si or rar yar. Th following stbacks shall b provi: a. For any wall containing winows, a stback of at last tn ft shall b provi. b. For any wall containing broom winows, a stback of at last 15 ft shall b provi. c. For any wall containing living room or othr primary room winows, a stback of at last 20 ft shall b provi.. Th rquir stbacks apply to that portion of th builing wall containing an xtning thr ft on ithr si of any winow. 3. Usabl Opn Spac. A minimum of 150 squar ft of usabl opn spac is rquir pr rsintial unit an may b provi as common or privat opn spac. Privat aras typically consist of balconis, cks, patios, fnc yars, an othr similar aras outsi th rsinc. Common aras typically consist of lanscap aras, patios, swimming pools, barbqu aras, playgrouns, turf, or othr such improvmnts as ar appropriat to nhanc th outoor nvironmnt of th vlopmnt; ths can b locat at th groun lvl, on parking poiums, or on rooftops, provi thy ar aquatly lanscap. a. Minimum Dimnsions. i. Privat Opn Spac. Privat opn spac locat on th groun lvl (.g., yars, cks, patios) shall hav no imnsion lss than 10 ft. Privat opn spac locat abov groun lvl (.g., balconis) shall hav no imnsion lss than 6 ft. ii. Common Opn Spac. Minimum imnsion of 20 ft. b. Usability. A surfac shall b provi that allows convnint us for outoor living an/or rcration. Such surfac may b any practicabl combination of lawn, garn, flagston, woo planking, concrt, or othr srvicabl, ustfr surfacing. Slop shall not xc 10 prcnt. c. Accssibility. i. Privat Opn Spac. Th spac shall b accssibl to only on living unit by a oorway to a habitabl room or hallway. ii. Common Opn Spac. Th spac shall b accssibl to th living units on th lot. It shall b srv by any stairway or othr accssway qualifying as an grss facility from a habitabl room. 10

79 El Camino Ral Mix-Us District aft for Rviw an Discussion M. Truck Docks, Loaing, an Srvic Aras. Truck ocks, loaing aras, an srvic aras must b locat at th rar or intrior si of builings an b scrn so as not to b visibl from public strts. N. Scrning of Mchanical an Elctrical Equipmnt. All xtrior mchanical an lctrical quipmnt an antnnas shall b scrn or incorporat into th sign of builings so as not to b visibl from th strt, highway, BART tracks, CalTrain tracks, or ajacnt R istricts. Equipmnt to b scrn inclus, but is not limit to, all roof-mount quipmnt, utility mtrs, cabl quipmnt, tlphon ntry boxs, backflow prvntions, irrigation control valvs, lctrical transformrs, pull boxs, an all ucting for air conitioning, hating, an blowr systms. Scrning matrials shall b consistnt with th xtrior colors an matrials of th builing. HEIGHT AND FAR RULES OF MEASUREMENT A. Masuring Hight 1. Masuring Builing Hight. Builing hight is masur from th avrag lvl of th highst an lowst point of th proprty along El Camino Ral to th highst point of th roof ri, or parapt wall. 2. Masuring Hight of Othr Structurs. Th hight of othr structurs such as fncs is th vrtical istanc from th groun lvl immiatly unr th structur to th top of th structur. Spcial masurmnt provisions ar also provi blow. a. Masuring th Hight of Fncs on Rtaining Walls. Th hight of a fnc that is on top of a rtaining wall is masur from th groun lvl on th highst si of th fnc an wall. b. Masuring th Hight of Dcks. Dck hight is trmin by masuring from th groun to th top of th floor of th ck. B. Dtrmining Floor Ara. Th floor ara of a builing is th sum of th gross horizontal aras of all floors of a builing or othr nclos structur. 1. Inclu in Floor Ara. Floor ara inclus, but is not limit to, usabl basmnts an cllars that ar blow th roof an within th outr surfac of th main walls of principal or accssory builings or th cntrlins of party walls sparating such builings or portions throf or within lins rawn paralll to an two ft within th roof lin of any builing without walls. In th cas of a multi-story builing that has covr or nclos stairways, stairwlls or lvator shafts, th horizontal ara of such faturs shall b count only onc at th floor lvl of thir gratst ara of horizontal xtnt. 2. Exclu from Floor Ara. Floor ara os not inclu mchanical, lctrical, an communication quipmnt rooms that o not xc 2 prcnt of th builing's gross floor ara; aras that qualify as usabl opn spac; an aras us for off-strt parking spacs or loaing spacs, an rivways, ramps btwn floors of a multilvl parking garag, an manuvring aisls that ar locat blow th finish gra of th proprty. 3. Non-Rsintial Uss. For non-rsintial uss, gross floor ara inclus pstrian accss intrior walkways or corriors, intrior courtyars, walkways, pasos, or corriors covr by a roof or skylight. Non-rsintial gross floor ara os not inclu arcas, porticos, an similar opn aras that ar locat at or nar strt 11

80 lvl an ar accssibl to th gnral public but ar not sign or us as sals, isplay, storag, srvic, or prouction aras. C. Dtrmining Floor Ara Ratio. Floor ara ratio (FAR) is th ratio of th floor ara, xcluing th aras scrib blow, of all principal an accssory builings on a sit to th sit ara. To calculat FAR, floor ara is ivi by sit ara, an typically xprss as a cimal. For xampl, if th floor ara of all builings on a sit totals 20,000 squar ft, an th sit ara is 10,000 squar ft, th FAR is xprss as Exclu from Floor Ara in Calculating FAR. a. Basmnts. Usabl basmnts an cllars blow finish gra. b. Parking. Parking aras locat blow finish gra or finish floor whr th vrtical istanc btwn finish gra an finish floor is fiv ft or lss. 12

81 Abov 45 Hight Blg. Lngth: 125 Max. Sparation: Min º 50% Stpback Dsign Guilins Min 25 Stpback xcption whr public plaza with min pth of 25 provi.

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83 75º Blg. Lngth: 125 Max. Up to 120 With iscrtionary Approval 50% Stpback 50% of builing fac in mi zon stpp back tr lvl of culation at un floor: wall plan sss 8-18 inchs Up to 80 By Right Bas: 35 Max 75º 75º Mi Zon 50% Stpback Minimum groun-floor builing transparncy for rtail uss: 70% of frontag Min 25 Bas Zon South El Camino REal Ara Dsign guilins April 2010

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85 INTRODUCTION Purpos Th Dsign Guilins highlight an illustrat som of th major vlopmnt stanars applicabl in th South El Camino Ral Ara an provi aitional sign guianc through picturs, illustrations an qualitativ guilins. Th Dsign Guilins ar intn to complmnt th manatory vlopmnt stanars contain in th Zoning Orinanc. Th Zoning Orinanc shoul always b consult first. Th Dsign Guilins will b a ky tool for cision makrs, City staff, projct applicants, an th community to unrstan th sign xpctations that will b appli uring sign rviw an for granting Floor Ara Ratio (FAR), nsity, an hight bonuss. Goals Th goals of th Dsign Guilins ar to vlop th South El Camino Ral ara as a vibrant corrior with a varity of rsintial an non-rsintial uss to fostr a walkabl an pstrian-scal nvironmnt. Rlationship to th gnral plan Th City s vision for th South El Camino Ral ara is stablish in Chaptr 3: Planning Sub-Aras Elmnt in th Gnral Plan, which provis a comprhnsiv st of policis arssing vlopmnt, incluing policis for builing intnsity, hight, an scal. Th guilins prsnt hr buil upon th irction stablish in th Gnral Plan. Whil th Gnral Plan fins th ovrall intnt an irction for th sign of South El Camino Ral, this ocumnt sts forth mor tail irction on builing sign that will hlp achiv this vision. Rlationship to th ZONING ORDINANCE Th Zoning Orinanc stablishs manatory vlopmnt stanars for th El Camino Ral Mix Us District, which is th major lan us signation in th South El Camino Ral ara. Inclu in th Zoning Orinanc ar stanars for builing massing, stbacks, opn spac, parking, an many othr lmnts of builing an sit planning. Th Dsign Guilins illustrat som of ths stanars whil also proviing a broar illustration an intrprtation of th iniviual stanars an guilins, an qualitativ guianc. South El Camino Ral Ara Dsign Guilins 1

86 2 South El Camino Ral Ara Dsign Guilins

87 Dvlopmnt STANDARDS - summary tabl LOT AND INTENSITY/DENSITY STANDARDS 0.6, of which a minimum 0.3 FAR shall b activ uss (Minimum 0.3 FAR of activ uss Minimum FAR, parcls largr than 20,000 squar ft os not apply to afforabl housing projcts) Maximum FAR 2.5 Maximum FAR for Mix-Us Builings with Incntivs Program Up to 3.5 bas on conitional us prmit approval whn th Planning Commission fins that th projct inclus high quality, innovativ sign an prouct typ, an maximum provisions for pstrian an bicycl us. Dsign critria inclus but is not limit to stbacks, opn spac, stpbacks, articulation an massing. S Zoning Co for aitional critria for Incntivs Program. Maximum Dnsity (wlling units/nt acr) Mix-Us Builings 60. Up to 80, corrsponing with an incras FAR Rsintial-only Builings (whr allow) 40 BUILDING FORM AND LOCATION Maximum Hight (ft) Up to 120 ft bas on conitional us prmit approval in concrt with incras FAR/ Uppr Zon, 120 ft from groun nsity. Mi Zon, 80 ft from groun Bas Zon/Strt Wall Yars (ft) Front (El Camino Ral Frontag is always consir th front of th lot; masur from curb) Minimum Intrior Si (masur from proprty lin) Up to 80 ft by right Minimum 25 ft, Maximum 35 ft Minimum 12; Builing rag 16 0, 10 whn abutting an R District Minimum Strt Si (masur from proprty lin) 10 Minimum Rar (masur from th proprty lin) Maximum Lot Covrag (% of Lot) ADDITIONAL STANDARDS Opn Spac Parking 15. Aitionally, structurs shall not intrcpt a 60 gr aylight plan inclin inwar from th rar proprty lin. 90% (may not b attainabl on all sits bcaus of rquir yars) S Zoning Orinanc S Zoning Orinanc South El Camino Ral Ara Dsign Guilins 3

88 BUILDING FORM AND LOCATION hight Stanars Up to 120 With Discrtionary Approval Up to 80 By Right Bas: 35 Max Blg. Lngth: 125 Max. Abov 45 Hight Sparation: Min º 50% Stpbac Uppr-Story Stpback. A minimum of 50 prcnt of th strt facing builing frontag shall b stpp back within th ara fin by a 75 gr angl originating from th top of th bas zon/strt wall to a point 80 ft from th avrag lvl of th highst an lowst point of th proprty along El Camino Ral. Th Chif Plannr may approv a ruc stpback prcntag of 45 prcnt provi that a public plaza with a minimum pth of 25 ft, lanscaping an sating amnitis is provi on th groun lvl at gra; or othr comparabl public amnitis ar provi. Excptions byon that ar subjct to Planning Commission approval. 50% of builing fac in mi zon stpp back 75º 50% Stpback Min 25 Mi Zon Stpback xcption whr public plaza with min pth of 25 provi. Bas Zon 75º 4 South El Camino Ral Ara Dsign Guilins

89 Builing Lngth an Sparation. Th maximum imnsion of th portion of a builing abov 45 ft from finish gra shall not xc 125 ft an must b sparat from anothr builing by 30 ft. Excptions an moifications to imnsional stanars of up to tn prcnt may b grant by th Chif Plannr, bas on th fining that aquat sign faturs hav bn incorporat to crat visual varity an voi a largscal, bulky or monolithic apparanc. Excptions byon tn prcnt ar subjct to Planning Commission approval. Groun Floor Hight. Th minimum groun floor hight for builings with non-rsintial uss at th groun lvl is 15 ft, with a minimum 12 foot claranc from floor to ciling. Th minimum groun floor hight for groun lvl rsintial uss is 12 ft. Dsirabl Unsirabl Dsirabl. Variation of massing a visual intrst to th strtscap an crat a mor visually accssibl nvironmnt. Unsirabl. Long, bulky builings tn to ominat th strtscap an ar out of scal with th pstrian ralm. South El Camino Ral Ara Dsign Guilins 5

90 builing form an location Front Rar 60º SETBACK/YARD Stanars Front Stback. Builings shall b stback a minimum of 12 ft, masur from th curb, with an avrag stback of 16 ft, masur from curb. Th ara btwn th builing an curb along El Camino Ral shall b pav with til, ston, brick, concrt, or comparabl matrial. Th Chif Plannr may approv a ruc avrag stback of 14 ft to allow for fficint sit layout an configuration, provi that a tn-foot clar siwalk with is availabl (clar of lanscaping, outoor sating, plantr strips, tc.) Excptions byon that ar subjct to Planning Commission approval. 15 Rar Proprty Lin Front Stback Ajacnt to R District. Whr a sit is ajacnt to an R District, th minimum front stback, masur from th proprty lin, shall b svn ft for th proprty strtch along th R District. Bik lan Paralll Parking Siwalk Avg: 16 Strt Si Stback. Minimum 10 ft. Intrior Si Stback. Zro ft; minimum 10 ft whn abutting an R District. Min Stback: Plaza rag Stback: Rar Stback. Minimum 15 ft. To protct privacy, structurs shall not intrcpt a 60 gr aylight plan inclin inwar from th rar proprty lin. Rar Yar Lanscap. A lanscap plantr, a minimum of fiv ft in with, shall b provi along all rar yar proprty lins. rag Stback = (25% x 12 ) + (25% x 20 ) + (50% x 16 ) = 16 6 South El Camino Ral Ara Dsign Guilins

91 Rquir Activ Commrcial. A minimum of 65 prcnt of th frontag of a sit along El Camino Ral shall to b vot to activ uss (such as rtail shops, rstaurants, bars, thatrs an th prforming arts, commrcial rcration an ntrtainmnt, prsonal an convninc srvics, hotls, banks, travl agncis, airlin tickt agncis, chil car srvics, libraris, musums an gallris). Th Chif Plannr may approv a ruc frontag of 50 prcnt to allow for fir accss, rivways, an for fficint sit layout an sit configuration. Excptions byon that ar subjct to Planning Commission Approval. Dpth of Groun Floor Commrcial. Th minimum avrag pth of th rquir commrcial frontag shall b 75 ft. Th Chif Plannr may approv a ruc avrag pth of 65 ft to allow for fficint sit layout an sit configuration. Excptions byon that ar subjct to Planning Commission Approval. DESIRabl Dsirabl. Strts shoul ngag pstrians intrst. Cafés, builing ntranc lmnts, lighting, an wayfining shoul rach out onto ampl siwalks. UNDESIRabl Unsirabl. Larg parking lots along El Camino Ral push th builing back from th strt, sparating activ uss from th pstrian ralm. Dsirabl. Larg stbacks from th curb, ampl strt shaing, an strt trss hlp maximiz pstrian comfort. Unsirabl. Parking within front an si stbacks crats a spacs for pstrians. Inactiv builing frontags offr no visual intrst. South El Camino Ral Ara Dsign Guilins 7

92 DESIRabl UNDESIRabl BUILDING FORM AND LOCATION Guilins Ajacnt builings an builings on th sam block shoul xhibit variation in hights an massing, whil maintaining a consistnt look. Intrior si walls visibl from th strt shoul xhibit som articulation, maintaining a consistnt look with th front of th builing. Builings shoul b wll-articulat by changs in roof hights an vrtical plans to ruc th apparanc of bulk an crat intrsting builing silhoutts. Dsirabl. Braking up th strt wall xpans th prciv siwalk with an hightns pstrian comfort. Unsirabl. This builing appars monolithic u to a lack of moulation an braks. Dsirabl. Builings can vary in hight an massing whil still maintaining a consistnt look. Unsirabl. Littl horizontal articulation crats a long flat faca, an tracts from th prciv accssibility of th builing. 8 South El Camino Ral Ara Dsign Guilins

93 Uppr storis of builings shoul b stpp back to allow light to filtr through multipl lvls. Th apparnt bulk of a builing shoul b ruc by braking it into smallr masss that corrspon to th intrnal function of th builing. Avoi rptitiv lmnts or monolithic tratmnts. DESIRabl UNDESIRabl Dsirabl. Stpbacks giv th builing a pstrian scal an allow mor sunlight to rach th siwalk. Unsirabl. A lack of stpbacks can mak vn builings of most hight appar to towr ovr th pstrian ralm. Dsirabl. A builing s massing lmnts shoul communicat its intrnal function an organization. Unsirabl. This builing os not communicat its intrnal function or organization. South El Camino Ral Ara Dsign Guilins 9

94 Builing sign Stanars Gratr lvl of articulation at groun floor: wall plan rcsss 8-18 inchs Minimum groun-floor builing transparncy for rtail uss: 70% of frontag Viws of Inoor Spac. Along El Camino Ral, a minimum of 60 prcnt of strt facing builing faças containing non-rsintial uss an a minimum of 70 prcnt of strt facing builing faças containing rtail uss shall provi transparncy in accoranc with th following: Transparncy shall b clar, non-rflctiv winows that allow viws of inoor spac btwn two an 12 ft abov th siwalk. Winows, or portions of winows, locat btwn th siwalk an two ft abov th siwalk may b glaz. 20 Blank Wall Limitations. Th maximum lngth of any continuous blank wall is 20 ft, or 40 ft if th blank wall inclus artwork approv by th City as part of th projct rviw. For rtail uss largr than 25,000 squar ft in siz, blank walls shall b no mor than 30 linar ft without bing intrrupt by a winow, primary ntry, or sign lmnt. Blank Walls: Maximum 20 ft; 40 ft with art South El Camino Ral Ara Dsign Guilins

95 DESIRabl UNDESIRabl Dsirabl. Ampl winows allow visibility in an out of builings, proviing facas with visual intrst an activity. Unsirabl. Blank walls at th groun lvl crat a a zon within th pstrian ralm. Dsirabl. Maximizing th transparncy of rtail frontag raws th attntion of passrbys, crating a vibrant an accssibl strtscap. Unsirabl. Blank walls o not communicat th function of a builing to th strt nvironmnt, an ar unsuitabl for pstrian-orint aras. South El Camino Ral Ara Dsign Guilins 11

96 Builing sign DESIRabl Dsirabl. A finly-articulat strt wall can a to th visual intrst an charactr of th public ralm. Variations in architctural tails, such as roof styls, hights, winows, an balconis brak up larg builings an crat mor ngaging architctur. Guilins Articulation. Builing mass an surfacs shoul b articulat with 3-imnsional lmnts that crat a visual play of light an shaow: Incorporat sign faturs, incluing but not limit to: balconis, rcsss, winows, winow frams, rvals, brackts, cornics at th roof an at th top of th groun floor, an pirs at cornrs an structural bays; Employ variations in floor lvl, faças (such as shallow rcsss at ntris, arcas, roof styls, architctural tails), an finishs that brak up th apparanc of larg builings; an Provi visual intrst for rsintial builings along strt-facing faças through th us of rcss winows, bay winows, an balconis. Avoi a flat wall plan along El Camino Ral an si strts. Utiliz architctural lmnts such as rcsss, awnings, signag, colonnas, an pronounc ntrancs. Encourag rcsss of 8 to 18 inchs for storfront winows, bulkhas, ntris, an othr surfacs from primary columns or walls. 12 South El Camino Ral Ara Dsign Guilins

97 Strt Cornrs. Strt cornrs shoul b mphasiz through builing sign: Expan th pstrian ralm at strt cornrs with incras groun lvl stbacks. Rinforc strt cornrs with changs in architctural massing an hight. DESIRabl UNDESIRabl Dsirabl. Entryways an architctural tratmnts hlp fin th strt cornr. Unsirabl. iv-thru fast foo stablishmnts an surfac parking o not stablish an appropriat builing-to-strt rlationship at cornrs. South El Camino Ral Ara Dsign Guilins 13

98 Groun Floor Rsintial DESIRabl Stanars Entrancs. All units locat along El Camino Ral or a si strt shall hav th primary ntranc, ithr iniviual or shar, facing th strt an shall incorporat a projction (.g. porch or stoop) or rcss at last 40 squar ft in ara, with a minimum pth of fiv ft. Guilins Dsirabl. Groun floor units provi an activ g to largr multi-family vlopmnts by aing gratr articulation at th strt lvl. Groun Floor Strt-Facing Articulation. Rsintial groun floor strt-facing facas shall b articulat so that iniviual rsintial units ar iffrntiat from ach othr an from th ovrall massing of th builing. Facas shall b sign as front facas an shall inclu stoops, porchs, rcss winows, an bay winows or balconis. Dsirabl. Stoops, porchs, trrac lanscaping an bay winows provi n privacy for groun floor rsintial uss, as wll as intrsting an vari sign. 14 South El Camino Ral Ara Dsign Guilins

99 MATERIALS Stanars Matrials. Extrior builing matrials shall b brick, stucco, concrt block, paint woo clapboar, paint mtal clapboar or othr quality, urabl matrials approv by th City as part of th projct rviw. A unifi paltt of matrials shall b us on all sis of builings. DESIRabl Guilins Accnts. Accnt matrials shoul b mploy at th groun lvl to a txtur, color, an visual intrst at th pstrian lvl. Dsirabl. Accnt matrials, whimsical sign, an public art shoul b ncourag in stratgic placs to a visual intrst at th pstrian lvl. Dsirabl. Mtal, woo, brick, tils, an othr urabl matrials can crat a mor istinctiv an lasting strtscap. South El Camino Ral Ara Dsign Guilins 15