City Council
February 22, 2023
Give an overview of
the Lindenville
Specific Plan
Review the toolkit
and alternatives
and describe what
we heard
Review the draft
Preferred Land Use
Map
Discuss key
questions about the
Preferred Land Use
Map
The Purpose of
Today’s Meeting
is…
City Council /2
Lindenville Specific Plan
FAQ
City Council / 3
What is a Specific Plan?
What it is?
• A comprehensive planning and zoning
tool for a small area
• Refines the vision and guiding principles
• Defines policy and development
standards
• Strong focus on implementation
What’s Required?
• Distribution, location, and extent of the
uses of land, including open space
• Proposed distribution, location, and
extent and intensity of major
components of transportation and
infrastructure
• Development standards
• A program of implementation measures
• A statement of the relationship of the
specific plan to the general plan
City Council / 4
What Existing Plans and Studies Will We
Build Off of?
• 2022 General Plan, Zoning Code, Climate Action Plan, and EIR • Resilient South City
• Public Arts Master Plan (in progress)
• Urban Forest Master Plan
• Active South City
• Airport Land Use Compatibility Plan
• Sewer System Management Plan
• Urban Water Management Plan
• San Mateo County Green Infrastructure Plan
City Council / 5
What Technical Studies are Being Completed?
Infrastructure
Water Supply Assessment
Utility Master Plan Update
Transportation
Bike and Pedestrian Circulation/Complete Streets
Plan
Traffic Impact Analysis
Parking Demand/Transportation Demand
Management
Level of Service (LOS) Analysis
Equity
Equity, Health, + Environmental Justice Analysis
Economics
Market Analysis + Affordable Housing Strategy
Economic Impact Analysis
Climate Change
Sea Level Rise + Adaptation Study
Climate Adaptation Analysis
Evaluation of Community Assets and Analysis of
Colma Creek
Environmental
Air Quality + Greenhouse Gas Assessment
Evaluation of Airport Land Use Compatibility Plan
City Council / 6
When will the Specific Plan be Done?
Existing
Conditions
Summer
2022
Alternatives
Fall 2022
Preferred
Plan
Winter
2023
Technical
Analysis
Winter
2023
Specific
Plan
Winter –
Summer
2023
Adoption
August
2023
We are
here!
City Council / 7
General Plan Direction
Vision and Key Policies
City Council / 8
Lindenville is a vibrant and inclusive neighborhood
that maintains a base of job opportunities, promotes
the creative economy, and creates a new residential
neighborhood where all people can thrive.
Vision Statement
City Council / 9
Land Use Policy
• Creates new complete mixed use
residential neighborhood along
Colma Creek
• Retains a large portion of its land area
for service, transportation, and
industrial uses
• Provides buffer of lower intensity
industrial uses between higher
intensity industrial uses and adjacent
residential neighborhoods
• Facilitates creation of a mixed use
corridor on South Spruce Avenue
• Mixed-Use Residential
• Mix of housing types, unit types
• Best practices for pollution mitigation
• Arts & Makers
• Arts and cultural district
• Incentive space creation / preservation
• Open Space and Blue-Green Infrastructure
• System of community, neighborhood, mini, linear, and special use parks that achieves a standard of 3.0 acres of improved parkland per 1,000 residents
• Plan for new parks in Lindenville; co-locate park and open space patches along Colma Creek
• Use green infrastructure to reduce flooding
• Mobility
• Smaller block sizes to facilitate active transportation • Add trail and bicycle connections identified in the Active South City Plan
• Transit-oriented, connected network
City Council / 11
Other Related
General Plan
Policy
Kit of Parts & Alternatives
Lindenville Specific Plan
City Council / 12
• Mixed-use residential
• Open space and blue-green infrastructure
• Life sciences, office, and retail/services
• Industrial
• Arts and makers
• Mobility
Kit of Parts
City Council / 13
Example Alternatives
City Council / 14
Alternative 1 Alternative 2 Alternative 3
Engagement
Opportunities • Online survey (12/12 to 2/5) • Community workshop @ SSF Emergency Operations Center (12/12)
• Colma Creek CAC (12/13) • Pop-up event @ 47 Hills Brewery (12/13) • Virtual stakeholder meeting (12/14) • Planning Commission (12/15) • Parks and Recreation Commission (1/17) • Cultural Arts Commission (1/19) • Technical Working Group Meeting (1/23) • Bicycle and Pedestrian Commission (2/1) • Planning Commission (2/2) • City Council (2/22) City Council / 15
What We Heard about the Toolkit?
Mixed Use Residential
• Mix of housing types supported
• Be mindful of adjacencies with existing residential uses • Ensure housing is affordable to all income levels
Industrial
• Preserve and support businesses with industrial and light industrial uses that continue to provide essential services
• Allow for maximum flexibility (zoning & use)
Life Sciences, Offices, Commercial
• Preserve uses that support daily needs
• Allow continued use of existing life science
• Be careful about allowing additional life sciences
City Council / 16
What We Heard about the Toolkit?
Open Space and Blue-Green Infrastructure
• Prioritize blue-green infrastructure strategies such as water-efficient landscaping, stormwater management, and planting more street trees
• Connect new Lindenville residents via trails and active transportation routes to other parks and destinations in the city
• Facilitate the transfer of development away from Colma Creek to encourage active recreation, flood management, and naturalization
Arts and Makers
• Support for arts and cultural experiences in Lindenville, including public art, spaces for artists and makers, and an Arts & Makers area
• Don't make regulations too restrictive within Arts & Makers area for non-arts uses City Council / 17
What We Heard about the Physical Design
Alternatives?
High-level takeaways
• People gravitated towards either Alternative 1 or 3.
• Reasons for choosing Alternative 1:
• Retains more land for industrial uses and creates
limited space for mixed use
• Reasons for choosing Alternative 3:
• More flexibility in land uses and building types
• Lower building heights
• More opportunities for green and open spaces
• Arts & Makers area connects to Downtown
City Council / 18
What We Heard about the Physical Design
Alternatives?
• Linden Avenue is the preferred location for the Arts & Makers area • Spruce Avenue may be an ideal place to emphasize mixed use due to greater land use compatibility with nearby residential use and less risk of industrial conversion
• Commercial condos north of Colma Creek will make it very difficult for mixed use and Colma Creek transformation to happen
• Need to closely consider industrial/residential land use compatibility • Open space and park area shown is desired but ambitious. Use creative strategies, like green roofs, private open spaces, and transfer of development rights to achieve open space and park goals
City Council / 19
Preferred Land
Use
City Council / 20
City Council / 21
Preferred Land Use
• Mixed Use Residential
• Concentrated in three primary areas:
• Along both sides of Colma Creek between Railroad Ave and Victory Ave
• Along South Spruce
• Adjacent to Centennial Way Trail
• Variable mixed use residential intensities
• Industrial and PDR
• Retain existing industrial between US-101 and Caltrain tracks • Retain industrial core between Victory Ave, Myrtle Ave, and the South Linden
• Arts & Makers
• Arts & Makers along S Linden Ave
• Maintain some existing industrial uses
• Life Sciences and Office
• Located along US-101 and adjacent to San Bruno BART / Southline project
LOW-DENSITY MIXED USE
MED. DENSITY MIXED USE
HIGH-DENSITY MIXED USE
MED. DENSITY RESIDENTIAL
BUSINESS TECHNOLOGY PARK HIGH
BUSINESS & PROFESSIONAL OFFICE
MIXED INDUSTRIAL
MIXED INDUSTRIAL HIGH
PUBLIC & INSTITUTIONAL
PROPOSED TRAIL
PROPOSED STREET
ARTS + MAKERS
OVERLAY
City Council / 22
Medium-Density
Mixed Use
High-Density
Mixed Use
Mixed Industrial Business
Technology
Park High
Life Sciences
Business &
Professional
Office
Arts & Makers
Overlay
Medium Density
Residential
Mixed Industrial
High
LOW-DENSITY MIXED USE
MED. DENSITY MIXED USE
HIGH-DENSITY MIXED USE
MED. DENSITY RESIDENTIAL
BUSINESS TECHNOLOGY PARK HIGH
BUSINESS & PROFESSIONAL OFFICE
MIXED INDUSTRIAL
MIXED INDUSTRIAL HIGH
PUBLIC & INSTITUTIONAL
PROPOSED TRAIL
PROPOSED STREET
ARTS + MAKERS
OVERLAY
How Does the
Preferred Land Use
Map Differ from the
General Plan?
City Council / 23
LOW-DENSITY MIXED USE
MED. DENSITY MIXED USE
HIGH-DENSITY MIXED USE
MED. DENSITY RESIDENTIAL
BUSINESS TECHNOLOGY PARK HIGH
BUSINESS & PROFESSIONAL OFFICE
MIXED INDUSTRIAL
MIXED INDUSTRIAL HIGH
PUBLIC & INSTITUTIONAL
Changed from Industrial Transition to
Mixed Use
Established a lower-density
residential transition
Changed from Mixed Industrial High
to Mixed Industrial
Changed from Mixed Use to Business
& Professional Office
Changed from Business &
Professional Office to Mixed Industrial
High
Changed from Mixed Use
to Mixed Industrial High
Changed from Mixed Use
to Business Technology
Park
Changed from Mixed
Industrial to Business
Technology Park
• Mix of housing types at varying heights and
densities
• Provide rental and ownership opportunities
• Meet housing target of 5,600 units
City Council / 24
Mixed-Use
Residential
Townhomes Live/Work Mid-Rise Podium
Example Housing Types
LOW-DENSITY MIXED USE
MED. DENSITY MIXED USE
HIGH-DENSITY MIXED USE
MED. DENSITY RESIDENTIAL
PUBLIC & INSTITUTIONAL
City Council / 25
Mixed-Use
Residential
Wrap
Mass Timber Tower
Neighborhood Mixed Use Vertical Mixed Use
LOW-DENSITY MIXED USE
MED. DENSITY MIXED USE
HIGH-DENSITY MIXED USE
MED. DENSITY RESIDENTIAL
PUBLIC & INSTITUTIONAL
City Council / 26
Mixed-Use
Residential
Wrap
Mass Timber Tower
West Berkeley Example
LOW-DENSITY MIXED USE
MED. DENSITY MIXED USE
HIGH-DENSITY MIXED USE
MED. DENSITY RESIDENTIAL
PUBLIC & INSTITUTIONAL
City Council / 27
Mixed-Use
Residential
Mass Timber Tower
Area (Acres) Housing Units
Existing 0 0
Existing + Pipeline 10 1,330
General Plan 125 4,700 – 9,700*
Preferred Land Use 126 4,400 – 8,700*
Area devoted to Mixed Use and Residential types
Medium Density Residential and Medium
Density Mixed Use area
High Density Residential Mixed Use area
Lower maximum amount of housing likely but still
within range (5,600 units) studied in GP EIR
*Ranges calculated as follows:
Lower Range = (Minimum density defined in Housing Element × Area × Redevelopment Percentage) Upper Range = (Maximum density defined in General Plan × Area × Redevelopment Percentage) Preferred Land Use Compared to General Plan
=
<
>
<
LOW-DENSITY MIXED USE
MED. DENSITY MIXED USE
HIGH-DENSITY MIXED USE
MED. DENSITY RESIDENTIAL
PUBLIC & INSTITUTIONAL
City Council / 28
Mixed-Use
Residential
Mass Timber Tower
• Demand for a variety of housing products in
Lindenville if supportive amenities and
infrastructure are added
• Housing demand driven by:
• Local biotech job access
• Transportation connections to job centers /
regional destinations
• Nearby retail and other amenities
• Relative value compared to southern San Mateo
County, San Francisco
Drivers of Housing Demand
LOW-DENSITY MIXED USE
MED. DENSITY MIXED USE
HIGH-DENSITY MIXED USE
MED. DENSITY RESIDENTIAL
PUBLIC & INSTITUTIONAL
City Council / 29
Mixed-Use
Residential
Mass Timber Tower
• Anticipate piecemeal housing development due
to varying site sizes, conditions, development
opportunities
• Midrise housing development (up to 8 stories)
most likely on 2+ acre sites with single ownership
• Parcel assembly required for most housing
development
• Townhomes potentially feasible at peripheral
locations
• Maintain flexibility in envisioned housing product
types
• Life science development outcompetes housing
development if allowed on the same site
Housing Development Considerations
LOW-DENSITY MIXED USE
MED. DENSITY MIXED USE
HIGH-DENSITY MIXED USE
MED. DENSITY RESIDENTIAL
PUBLIC & INSTITUTIONAL
City Council / 30
Industrial
Logistics and Storage Industrial Spaces
• Industrial building types that support the
"Industrial City 2.0"
• Emphasis on preserving regionallyimportantindustrial uses and local jobs, while providing modern industrial spaces
Example Industrial Types
Industrial Spaces
MIXED INDUSTRIAL
MIXED INDUSTRIAL HIGH
City Council / 31
Industrial
Mixed Industrial High
PDR logistics facility @ 900 7th Street, San
Francisco
Prologis Georgetown Crossroads @ 6050 E
Marginal Way, Seattle
• Examples being developed in urban areas
• Projects may be for built-to-suit tenants
• FARs range from 1 to 4
MIXED INDUSTRIAL
MIXED INDUSTRIAL HIGH
City Council / 32
Industrial
Area (Acres) Building Inventory
Existing 328 (77% of Lindenville) ~6 million sf
General Plan 202 acres, 169 solely
industrial
3.5m to 18.2m sf*
Preferred Land Use 172 acres, 172 solely
industrial
3m to 14.2m sf*
Area devoted to industrial types
Area devoted to solely industrial types
Lower maximum amount of industrial square
footage possible but capacity more than 2x
existing building inventory
*Ranges calculated as follows:
Lower Range = (Minimum density defined in General Plan × Area) Upper Range = (Maximum density defined in General Plan × Area) Preferred Land Use Compared to General Plan
<
<
>
MIXED INDUSTRIAL
MIXED INDUSTRIAL HIGH
Professional Office Food and Beverage
• Strategic amount of transit-adjacent life science
and office uses
• Daily amenities, such as food and commercial
sports, that will support residents
City Council / 33
Life Sciences,
Office, and
Commercial
Business Technology
Park
BUSINESS TECHNOLOGY PARK HIGH
BUSINESS & PROFESSIONAL OFFICE
City Council / 34
Life Sciences,
Office, and
Commercial
Area (Acres) Building Inventory
Existing 37 acres 30,000 sf
Existing + Pipeline 37 acres 2.73m sf*
General Plan 48 acres Up to 5m sf**
Preferred Land Use 74 acres Up to 7.3m sf**
Area devoted to Office and Business
Technology Park
Allows up to 2.3m sf more building area
*Includes SouthLine
** Upper range calculated as follows: Maximum density defined in General Plan ×Area Preferred Land Use Compared to General Plan
>
>
BUSINESS TECHNOLOGY PARK HIGH
BUSINESS & PROFESSIONAL OFFICE
• Public art and creative
uses to enhance the
identity of Lindenville
• Activation of ground floor
creative uses
• Complements live/work
uses for artists from
mixed use residential kit
City Council / 35
Arts & Makers
Arts and Makers
Public Art
• Spaces that enhance the
quality of life, improve
ecology, and support
resilience
• Builds on existing City
typologies
• Landscapes contribute to
stormwater management
as an overlay
City Council / 36
Open Space and
Blue-Green
Infrastructure
Neighborhood Parks Mini Park Linear Parks
Plazas Trails & Paths Green Streets
Open Space
Context
Centennial Way
Trail
Orange Memorial Park
San Francisco Bay
Trail
Colma Creek
to Bay Trail
City Council / 38
Mini Parks
Colma Creek Linear
Park & Open Space
Green Streets
Centennial Way
Trail
Linear Park
through the
mixed-use area
SouthLine Open
Space
Trail Connection
Next Steps &
Discussion
City Council / 39
Next Steps
• Complete a series of technical analysis on the Preferred Alternative, including:
• Level of Service Analysis
• Fiscal Impact Analysis
• Utilities Analysis
• Begin drafting the Specific Plan – tentative public release in Q2 2023 City Council / 40
Areas Where Further
Analysis and
Discussion is Needed
City Council / 41
LOW-DENSITY MIXED USE
MED. DENSITY MIXED USE
HIGH-DENSITY MIXED USE
MED. DENSITY RESIDENTIAL
BUSINESS TECHNOLOGY PARK HIGH
BUSINESS & PROFESSIONAL OFFICE
MIXED INDUSTRIAL
MIXED INDUSTRIAL HIGH
PUBLIC & INSTITUTIONAL
Prologis site
Residential transitions to
existing homes
Caltrain Grade Separation
Project
Discussion
• Does the City Council have any additional
comments on the draft Preferred Land
Use Map? Including:
• Shifting residential east of Caltrain and
south of Colma Creek to the area west of
Caltrain and north of Victory?
• Allowing Business Technology Park on
the Produce Terminal site north to
Colma Creek?
• Developing an Arts & Makers overlay on S
Linden Ave?
• Other comments or ideas
City Council / 42
Recommendation for Tonight
• City Council receive a presentation, accept the Lindenville Specific Plan Preferred Land Use Alternative and authorize the preparation of the associated technical studies and environmental analysis.
City Council / 43