LINDENVILLE SPECIFIC PLAN FINAL
DRAFT FREQUENTLY ASKED QUESTIONS
For project information and to view the Plan visit:
SHAPESSF.COM/plan-lindenville
Between June and August 2023, the City received over 200 comments and questions on the Public Review Draft of the Lindenville Specific Plan. A summary of responses to the most frequently asked comments and questions are provided below, organized by theme. When comments resulted in policy changes, the word “added” or “revised” is included to indicate the amendment.
GENERAL
What is the Lindenville Specific Plan?
A comprehensive planning and zoning tool for a small area that refines the vision and guiding principles laid out in the City’s General Plan. The Specific Plan defines policy and development standards and has a strong focus on implementation.
What is the time frame of the Specific Plan?
The Specific Plan follows the horizon year of 2040 established in the General Plan. Changes outlined in the Specific Plan are expected to happen incrementally.
What are the project goals?
• Center the voices of people who will live, work, own property, and recreate in Lindenville. • Prepare a shared plan for achieving a successful, equitable, and resilient district through design standards, community benefits, and the provision of public amenities and services. • Retain existing industrial uses, while ensuring new neighborhoods are livable, healthy, quiet, and green.
What is a Transfer of Development Rights program?
Property owners in Lindenville are eligible to use the Transfer of Development Rights program. This program provides property owners an opportunity to capture value from their existing building square footage and/ or potential development rights if they choose to sell their property. Through the program property owners can transfer or sell square footage rights to a receiving site for the provision of parks and open spaces, public facilities, or affordable housing on the original property. The Transfer of Development Rights program is included in the Specific Plan as a mechanism to incentivize the development of the Colma Creek Greenbelt.
Can we partner with other agencies to help build the district? Yes, the Specific Plan includes a number of partnership opportunities as defined in the implementation actions.
These include continued work with the County, OneShoreline, the arts community, BART, Caltrain, neighboring communities, and more.
DESIGN STANDARDS
Why are we using objective design standards?
California State laws, including Senate Bill No. 35 and Senate Bill No. 330, require housing development projects to be reviewed against objective design standards. Certain development projects may only be denied approval by the City if they do not adhere to these objective standards. Objective design standards must be verifiable and measurable.
LINDENVILLE SPECIFIC PLAN FINAL
DRAFT FREQUENTLY ASKED QUESTIONS
For project information and to view the Plan visit:
SHAPESSF.COM/plan-lindenville
What policies guide district character?
• Policy DD-2.3 (revised): Façade composition. Shape building massing and/or architectural fenestration to provide visual interest, scale, and rhythm through building and/or building façade design. Use material, color, and solar shading to create a shared vocabulary unique to Lindenville. • Policy DD-2.4 (revised): High-quality and sustainable architecture. Facilitate high-quality and sustainable architecture to create a coherent place, while allowing individual buildings to be unique.
What policies guide ecological, sustainable, and future-oriented design? • Policy DD-3.4 (added): Ecological design. Design new development to support a healthy and biodiverse environment through landscape and planting design, reduction in impervious coverage, green roof, and other site and building design strategies. Support design strategies at grade, on the podium, and on the roof.
• Policy DD-4.5 (added): Sustainable development. Decarbonize new developments with low embodied carbon materials, renewable energy generation, and resource efficient design (energy, water, and waste) through development standards and incentives for higher performing new developments. • Policy DD-4.6 (added): Future conditions. Ensure that new and/or substantial construction is planned and designed to accommodate future conditions for the life of the project through implementation of the Flood Plain/Sea Level Rise Overlay (see Chapter 20.180)
Why is there a 15’ setback required in the front and rear of residential development? The purpose of the setbacks is to create a gradual transition between the public and private realms, provide opportunities for canopy, landscaping, and other greening, and to soften the edges. The intent was to create a unique look and feel to Lindenville, distinguished from other areas. Development projects with unique site conditions may be granted exceptions per the following:
• Table 6 Form-Based Zone Development Standards, footnote 5 (revision): Development projects with unique site conditions, including a narrow parcel depth, may apply for a Planned Development District Permit.
OPEN SPACE & THE ENVIRONMENT
How is contamination remediation addressed in the Plan? The Specific Plan development process included background analysis on environmental pollution in Lindenville.
The Specific Plan requires additional soil and groundwater analysis for development projects in order to implement mitigation measures at the project level. There are also standards for noise and air pollution.
How will the Plan’s open space framework build on and connect to existing open space networks in SSF? Lindenville’s planned linear park, trails, and greenways will connect to the Centennial Way Trail and Sister Cities Park, two parks that extend from Lindenville into other parts of the South San Francisco. Lindenville does not have any existing residential neighborhoods so the Lindenville Linear Park would, over time, connect to future mixed use neighborhoods via trails and greenways.
How will the Plan mitigate the flooding of businesses in Lindenville? The Implementation Chapter of the Plan outlines next steps for studying and securing funding for the capital improvement projects that would increase resilience and improve stormwater management. Any project will require engagement with property owners.
LINDENVILLE SPECIFIC PLAN FINAL
DRAFT FREQUENTLY ASKED QUESTIONS
For project information and to view the Plan visit:
SHAPESSF.COM/plan-lindenville
How is Sea Level Rise (SLR) addressed in the potential plans for the Colma Creek Greenbelt? All development projects within the Flood Plain/Sea Level Rise District must adhere to Chapter 20.180 (“Flood Plain/Sea Level Rise Overlay”). The Flood Plain/Sea Level Rise District applies to all areas of South San Francisco that are within a FEMA flood zone map, identified as being in the 100-year flood plus 36 inches of sea level rise, or within Bay Conservation and Development Commission’s 100-foot shoreline band. Standards in the Lindenville Specific Plan are intended to protect areas projected to be impacted by sea level rise, mitigate the impacts of sea level rise, and protect the health, safety, and welfare of residents of the city.
Can the Plan include a provision to continue studying flood control options for Colma Creek? • Implementation Item - Colma Creek Flood Control Feasibility Study Description (added): Conduct a feasibility study to identify the most impactful and cost-effective strategies to reduce flooding from Colma Creek in order to better enable decision-makers to make informed decisions on flood control options.
How will Colma Creek improvements be financed?
The City has been in close coordination with OneShoreline in looking at the soft infrastructure and naturalization improvement options for Colma Creek. The northern portion owned by the City has been part of a study by Hassell to introduce flood mitigation pilot projects. This visioning process and implementation actions in the Plan can help the City acquire grant funding and do more detailed studies.
How does the Plan address the potential loss of property values when an area gets rezoned for greenspace? The Specific Plan sets a long-term vision for Lindenville’s parks and open space. Landowners are not forced to redevelop their properties, and the Specific Plan does not use eminent domain to create open space. The Specific Plan relies on market-based incentives, development standards, and partnerships. As redevelopment along Colma Creek starts to occur, there may be greater incentive to transition properties to greenspace.
MIXED USE DISTRICT
How will the Plan protect existing businesses, especially industrial uses? The Specific Plan maintains a core industrial area within Lindenville. Property owners within any area, including the mixed use residential area, will not be required to sell their properties, and industrial nonconforming uses will be allowed to continue for the structural life of the building. The plan contains strategies to retain existing businesses in the city under Goal LU-3.
Will current landowners and business owners be forced to redevelop? Landowners are not going to be forced to redevelop their properties and eminent domain is not a part of the Specific Plan. Existing uses are allowed to continue into the future, consistent with the City’s Zoning Ordinance on non-conforming uses. If they choose to, property owners are eligible to participate in the Transfer of Development Rights program in which they can transfer or sell square footage rights to a receiving site for the provision of a park or open space, affordable housing, or public facility.
Does the Plan favor Biotech uses?
The Plan does not expand land available for biotech uses from what was established in the General Plan, which includes the Southline Campus adjacent to the San Bruno BART station and an area adjacent to US Highway 101.
LINDENVILLE SPECIFIC PLAN FINAL
DRAFT FREQUENTLY ASKED QUESTIONS
For project information and to view the Plan visit:
SHAPESSF.COM/plan-lindenville
We’ve seen areas designated for retail that don’t succeed. How does the Plan address this? Over 5,000 units are planned in Lindenville, and the Plan allocates areas for services that accommodate a new mixed use neighborhood. In the short-term, before a critical mass of housing is constructed, the Specific Plan provides allowance for temporary uses within those spaces. The Plan strategically allows retail and other commercial uses in places with higher volumes of people and vehicle movement, such as South Linden and South Spruce Avenues.
Changes proposed in this Plan will make this neighborhood more desirable place to live. Can you talk about anti-displacement strategies?
There are no residents currently living in this neighborhood. From a business perspective, the Plan includes policies under Goal LU-3 to provide services to help businesses stay in South San Francisco.
Does the Plan include incentives for artists and makers to move to this district? The Plan contains strategies to employ public artists, create affordable arts spaces on the ground floor, and create community facilities. Policy LU-6.1 establishes transfer of development rights to encourage development of public facilities. Policy LU-4.2 supports the creation of deed restricted affordable live-work spaces by including these spaces as a priority in use of City affordable housing funds and partnering with nonprofit organizations focused on artists and makers. The Specific Plan’s Arts and Makers Overlay provides incentives for artists/makers.
Developers maximize every square foot, won’t this impact whether we can implement the Plan, including provisions for open space and public realm improvements? The Specific Plan has specific standards for new development, including those that support the health and safety of residents and employees. These include open space, tree canopy, and active mobility improvements. • Design standard 8 (added): Combining mini-parks. Combine open spaces for multiple projects into a single open space area if the combined open spaces remain accessible to all residents, employees, and visitors.
HOUSING & HEIGHT
Why is the City building more housing?
For the eight-year time frame covered by the current Housing Element cycle (2023-2031), the California Department of Housing and Community Development (HCD) identified the region’s housing need, assigned a Regional Housing Needs Allocation (RHNA) to each jurisdiction, and distributed each jurisdiction’s housing unit allocation among four affordability levels. South San Francisco’s 2023 - 2031 Housing Element complies with these requirements and Lindenville was identified as an area to accommodate a portion of housing growth. The Sub-Areas Element of the General Plan further details a vision, goals, and a range of policies and implementation actions for Lindenville to develop housing units (5,000+ units through the year 2040) and grow jobs in Lindenville.
What is the Height Incentive Overlay (HIO)?
The Height Incentive Overlay District is intended to incentivize higher levels of green building performance, affordable housing, and the provision of additional open space in excess of the amount required under existing City and Specific Plan regulations and fees in exchange for increased building heights. • HIO (revised description): The Height Incentive Overlay allows for maximum building heights of up to ~150 160 feet, subject to consistency with the SFO ALUCP and FAA regulations, in exchange for affordable housing, open space dedication, and green buildings.
LINDENVILLE SPECIFIC PLAN FINAL
DRAFT FREQUENTLY ASKED QUESTIONS
For project information and to view the Plan visit:
SHAPESSF.COM/plan-lindenville
How does the Plan address setbacks and height transitions between existing residential neighborhoods and new development?
For existing residential neighborhoods, the Plan establishes height transitions, setbacks, and development standards to prevent abrupt transitions.
What does the Plan require regarding affordable housing? All projects in Lindenville are required to provide 15% affordable units per the City’s Inclusionary Housing Ordinance, and affordable housing is a priority community benefit. Policy LU-1.2 establishes a goal for 20% affordable housing in Lindenville, and Policy LU-1.3 aims for a diversity of housing types for a variety of household sizes. Policy LU-4.2 supports the creation of deed restricted affordable live-work spaces by including these spaces as a priority in use of City affordable housing funds and partnering with nonprofit organizations focused on artists and makers.
• HIO (added): 5.c. Affordable housing. Provide an additional 5% affordable housing beyond requirements in Chapter 20.380 (“Inclusionary Housing Requirements”).
Can more height be added near US-101 (Victory and Maple)? The Specific Plan establishes height transition guidelines and standards for future developments adjacent to existing residential neighborhoods. Shifting height and density east towards South Linden Avenue was considered. However, this change was not made due to parcel and right-of-way constraints in the corridor.
BICYCLE AND PEDESTRIAN CONNECTIVITY
How does the Plan improve bicycle and pedestrian connectivity within Lindenville and between Lindenville and greater SSF?
The Specific Plan builds off of the General Plan by proposing streetscape improvements and bicycle, pedestrian, transit, and auto networks to make it easier and safer to get into and around Lindenville. The planned pedestrian network includes streetscape and pedestrian access improvements along many of Lindenville’s streets, including Canal Street and South Linden Avenue. Additional pedestrian paths connect South Spruce Avenue to South Linden Avenue, South Spruce Avenue to downtown, to the Centennial Way Trail, San Francisco Bay Trail, and Sister Cities Park. Developers will be required to provide some roadway and pedestrian and/or bicycle connections as conditions of development. The proposed Lindenville Linear Park connects users from Railroad Avenue and the Centennial Way Trail to Colma Creek.
INFRASTRUCTURE
How will critical infrastructural improvements be financed? The Implementation Chapter identifies types of improvements, potential funding sources and the time frame it may take the City to work on and complete the improvements. Individual capital improvements, if approved, would need to further designed, costed, and incorporated in the City’s Capital Improvement Program (CIP). The Specific Plan includes utility, infrastructure, and mobility improvements that would be incorporated into the CIP.
Do we have enough public school infrastructure to support the families that will live in Lindenville? Per analysis conducted during the General Plan Update and via its Environmental Impact Report, the District has the infrastructure to support student population growth through the year 2040, the horizon year of the General Plan.
LINDENVILLE SPECIFIC PLAN FINAL
DRAFT FREQUENTLY ASKED QUESTIONS
For project information and to view the Plan visit:
SHAPESSF.COM/plan-lindenville
MISCELLANEOUS
Are the Character Areas based on current demands for those type of spaces? The Specific Plan establishes four distinct Character Areas; the Mixed Use Neighborhood, the South Spruce Avenue Corridor, the Employment Area, and the South Linden Avenue Arts and Makers District. The Character Areas help to ensure complete, walkable communities and to articulate unique design standards for each Area.
Where can a grocery store go in Lindenville?
No grocery stores are proposed or under construction in the Specific Plan Area; however, grocery stores are not precluded from the Plan Area. The Safeway on El Camino Real, within a short distance of Lindenville, is redeveloping. There are many potential locations for grocery stores, including within the Active Ground Floor Use Overlay on South Spruce Avenue.