METROPOLITAN TRANSPORTATION COMMISSION
TOC SPECIFIC PLANS AND ZONING CHANGES
Grant Application Form
1 Grant application due Friday, November 22, 2023
MTC is making $8 million available for one-time grants to jurisdictions in the nine-county Bay Area to address the TOC policy of Increasing residential and commercial densities around station areas.
Applicants may apply for specific plans that comprehensively implement the Transit Oriented Communities (TOC) Policy or for technical assistance to support activities necessary to update zoning and amend existing plans to be TOC compliant. If you are interested in submitting applications for more than one specific plan, please reach out to Ada Chan (contact below) to discuss.
The TOC Policy seeks to ensure that local planning policies and zoning regulations enable new development within TOC areas to be built at sufficiently high densities to support transit ridership and increase the proportion of trips taken by transit. Please review the TOC Policy Administrative Guidance to see each TOC Transit Tier’s density/intensity standards for new residential and commercial office development.
The plans should be comprehensive and address overall TOC Policy compliance. In addition to meeting TOC Policy requirements, plans must align with federal, state, regional, and local goals and policies and industry best practices (e.g., Mobility Hubs Implementation Playbook, Parking Policy Playbook, Complete Streets Policy, Plan Bay Area 2050 ).
Examples of eligible projects include specific plans to comprehensively address multiple components of the TOC Policy, plan amendments, updates to zoning regulations or re-zoning parcels and the related work necessary for adoption, including code amendments, community outreach, analysis, presentations and CEQA.
Refer to the 2024 Call for Projects Application Guide for more information.
Submit application by November 22 at 4pm to Ada Chan at [email protected] with following email subject line: “JURISDICTION NAME 2024 TOC Planning/Rezoning Grant Application” Provide the application form in both Word and PDF versions.
Project Information
Project Name: Station Area Compliance Review & South Airport Boulevard Specific Plan Local Jurisdiction: City of South San Francisco
County San Mateo County
Applicant/Project
Manager
Megan Wooley-Ousdahl
Principal Planner
Contact
Information
[email protected]
650-829-6619
Housing Element
Certification
November 2023
What type of grant
are you applying
for?
☒ Plan (Maximum award $1.2 million)
☐ Plan Amendment (Maximum grant award $650,000)
☐ Technical Assistance for zoning updates and related activities (minimum grant award $100,000)
Attachment 2: City of South San Francisco's Grant Application
METROPOLITAN TRANSPORTATION COMMISSION
TOC SPECIFIC PLANS AND ZONING CHANGES
Grant Application Form
2 Amount
Requested
Specific Plan request: $950,000 + Technical Assistance request: $250,000 = Total request:
$1,200,000
Brief Project
Description:
This grant application includes two elements: 1. Funding for assistance to review the current standards for the City’s four Transit Oriented Communities and explore revisions and ways to meet the MTC’s TOC Policy standards. The station areas include: SSF BART Station, San Bruno BART Station, SSF Caltrain Station, and SSF Ferry Terminal. 2. Funding to develop a specific plan for South Airport Boulevard, the northern portion of which is within the halfmile radius from the SSF Caltrain Station.
Project Information and Expectations for Work to be Completed For a plan or plan
amendment:
Respond to
following questions
All plans must either:
• Include all of the required sections below
• Integrate previously-adopted or concurrent plans and policies for any sections not included
• Amend or adopt a plan that includes each section.
Check each section below that will be completed or amended, through this grant. The minimum grant requirements are available in the 2024 Call for Projects Application Guide.
☒ Plan Section: Development Standards
☒ Plan Section: Public Realm Standards
☒ Plan Section: Community and Equity
☒ Plan Section: Capital Improvements
☒ Plan Section: Implementation
☒ Zoning and General Plan Amendments (to achieve consistency with plan) ☒ Environmental Document
☒ Community Assessment
☒ Community Engagement
If you did not check one or more of the boxes above, please indicate the planning process through which it was, or will be, completed, and provide a link documenting its completion (250 words max)
N/A
Scope of work and
budget
Submit proposed scope of work and preliminary budget with application. (Template available at end of application.)
See proposed scope of work and preliminary budget at the end of this application.
For Technical
Assistance and/or
staffing assistance
proposals
Provide description of activities that will be funded and your approach as well as how the proposed activities will allow the jurisdiction to become TOC compliant:
The City of South San Francisco is requesting technical assistance to review the current standards for the City’s four Transit Oriented Communities and identify revisions and ways
METROPOLITAN TRANSPORTATION COMMISSION
TOC SPECIFIC PLANS AND ZONING CHANGES
Grant Application Form
3 to meet the MTC’s TOC Policy standards. The station areas include: SSF BART Station, San Bruno BART Station, SSF Caltrain Station, and SSF Ferry Terminal. The technical assistance will also consider height constraints posed by SFO for the San Bruno BART station (which are integrated into the City’s General Plan and Zoning Code). The City anticipates that this review, and subsequent revisions, will lead to compliance with the TOC policy.
ALIGNMENT WITH PROGRAM GOALS AND APPROACH (20 points)
Demonstration of
understanding
and commitment
to meeting all TOC
policy
requirements
Briefly describe how TOC compliance will be achieved through this grant This grant provides the City of South San Francisco with the opportunity to revise, as needed, its Zoning Code standards to meet MTC’s TOC Policy requirements. While the City recently updated its General Plan and Zoning Code in 2022, and adopted a subsequent Zoning Code cleanup in 2024, this funding provides the City with an opportunity to review the existing policies and regulations with fresh eyes and to align the City’s policies with regional best practices. The TOC policies will apply to the City’s four Transit Oriented Communities which are: SSF BART Station (Tier 2), San Bruno BART Station (Tier 2), SSF Caltrain Station (Tier 3), and SSF Ferry Terminal (Tier 4). The SSF Caltrain Station area includes the northern portion of South Airport Boulevard, for which the City is applying for funding through this grant to create a specific plan in order to achieve high-density housing development in this area. The City is committed to providing high-quality housing, jobs, and transportation options for all community members. The City will further our commitment through adoption of needed revisions to align with MTC’s TOC Policy.
Plan Bay Area 2050
Goals and
Strategies
How does the project
align with Plan Bay
Area 2050.
Which Plan Bay Area 2050 Strategies will this project support? (check all that apply) ☒ Preserve Existing Affordable Housing
☒ Allow a Greater Mix of Housing Densities and Types in Growth Geographies ☒ Build Adequate Affordable Housing to Ensure Homes for All ☒ Integrate Affordable Housing into All Major Housing Projects ☒ Transform Aging Malls and Office Parks into Neighborhoods ☒ Accelerate reuse of public and community -owned land for mixed-income housing and essential services.
☒ Advance Regional Vision Zero Policy through Street Design and Reduced Speeds ☐ Invest in High-Speed Internet in Underserved Low-Income Communities ☐ Allow greater commercial densities in Growth Geographies ☒ Protect Shoreline communities affected by sea level rise, prioritizing areas of low costs and high benefits
☐ Expand Transportation Demand Management Initiatives
☒ Modernize and expand parks, trails and recreation facilities. ☒ Build a Complete Streets Network
☒ Support community-led transportation enhancements in Equity Priority Communities ☐ None of the Above
☐ Other (s) Please Describe
Click and enter description here
ALIGNMENT WITH MTC PROGRAMS PRIORITIES (20 points)
METROPOLITAN TRANSPORTATION COMMISSION
TOC SPECIFIC PLANS AND ZONING CHANGES
Grant Application Form
4 Regional
Programs and
policies
Select the regional programs and policies with which the project is aligned:
☒ TOC areas with Priority Development Area (PDA) or specific plan ☒ MTC Priority Sites
☐ Mapping and Wayfinding Pilot Station
☒ The TOC Policy area is also in/overlaps with an MTC Equity Priority Communities (EPCs) Describe how the project aligns with the selected regional priorities, funding programs and geographies. If your TOC area has a completed or in-progress PDA or specific plan, please indicate the name of the plan/adoption date. If your TOC area is also an MTC priority site or mapping and wayfinding site, or is in/overlaps with an MTC EPC, please identify the relevant sites/EPC.
The San Bruno BART station is within the southern portion of the Lindenville Specific Plan area. The northern portion of the proposed South Airport Boulevard Specific Plan is located within the SSF Caltrain Station TOC area. This TOC is currently located within the existing SSF Downtown PDA (originally adopted in 2015, amended to include the Lindenville Specific Plan area in 2023). The proposed South Airport Boulevard Specific Plan would further extend this PDA. The site at 245 South Airport Boulevard is designated as a Regionally Significant Priority Site by MTC. This site, encompassing approximately six acres, is the largest site along the corridor and is developed with a low-density hotel, restaurant, and associated parking.
Redevelopment of this site could lead to a substantial number of housing units. The South Airport Boulevard corridor is also within an MTC Equity Priority Community for Plan Bay Area 2050 (Geographic ID: 06081602300).
Indicate how the proposed work will integrate or overlap with any in-progress planning processes related to your selections.
In the Fall of 2024, the City was awarded $150,000 in technical assistance funding from MTC’S Priority Sites Technical Assistance Program. The City is currently finalizing the scope of work for this effort with MTC; the scope of work will focus on analysis of the development potential and constraints for the 245 South Airport Boulevard site. Any recommendations or findings that are applicable to that site, and/or corridor-wide, will be incorporated into this effort.
Also, the City is partnering with C/CAG and the City of San Bruno to update the San Bruno / South San Francisco Community Based Transportation Plan (CBTP). The CBTP project area includes the South Airport Boulevard corridor since it is located within an Equity Priority Community. The City will incorporate recommendations and action items from the CBTP planning effort into this process.
IMPACT (40 points)
TOC Station/Stop
(s) that will be
impacted by this
application
The following stations will be impacted by this application: SSF BART Station (Tier 2), San Bruno BART Station (Tier 2), SSF Caltrain Station (Tier 3), and SSF Ferry Terminal (Tier 4).
Parcels that will be
rezoned for
South San Francisco recently (2022) completed a General Plan Update and associated Zoning Code Update that applied throughout the city to create mixed-use zoning in areas
METROPOLITAN TRANSPORTATION COMMISSION
TOC SPECIFIC PLANS AND ZONING CHANGES
Grant Application Form
5 residential as part
of this effort.
that were previously employment districts, and to increase densities in high-opportunity sites and corridors. Our General Plan and current zoning can accommodate significant highdensity residential development (approximately 14,000+ additional units citywide). The South Airport Boulevard Specific Plan is intended as an implementation measure to help streamline the development process and ensure certainty for residential development. This effort is not necessarily intended to rezone for residential, but rather to study development feasibility, opportunities, and constraints and create standards and processes to incentivize a complete neighborhood of high-density residential and mixed-uses.
Increase in total
housing unit
capacity resulting
from project.
As previously discussed, South San Francisco already has a large residential capacity, due to recent General Plan, Zoning Code, and Housing Element efforts (approximately 14,000+ additional units citywide). The South Airport Boulevard Specific Plan effort will focus on implementation of the policies in the General Plan and standards in the Zoning Code to help realize the residential and mixed-use development capacity in the South Airport corridor.
The work on the specific plan would also build upon the recommendations and findings from the MTC Technical Assistance Program for the 245 South Airport Boulevard site.
Projected increase
in deed-restricted
affordable housing
units resulting from
proposal
In 2018, the City adopted an Inclusionary Zoning Ordinance which required that all market rate rental housing developments set aside 15% of their units as below market rate (10% for low income households and 5% for very low income households). The Ordinance also requires that all market rate for-sale housing developments set aside 15% of their units as below market rate (half for moderate income households and half for low-income households). All residential developments in South San Francisco must comply with this ordinance, and all inclusionary units are deed restricted. Through this effort of TOC compliance and development of the South Airport Boulevard Specific Plan, the City seeks to streamline the development process so that the planned-for residential units, and associated deed-restricted affordable housing units, can become a reality.
Increase square
footage -
commercial
The transit station areas (where residential is allowed) and South Airport corridor are envisioned to be mixed-use neighborhoods that address the needs of both residents and visitors. Through this effort, the City seeks to remove barriers to realizing this vision and to create successful commercial spaces.
Describe impact of
proposed project
on jurisdiction’s
overall TOC
compliance
This project will have a large impact on the City of South San Francisco’s overall compliance with MTC’s TOC Policy because this effort will provide assistance to the City in reviewing our current requirements and recommending adjustments as needed. The City envisions that the result of this effort will be adoption of revisions to the Zoning Code.
PROJECT READINESS (10 points)
Capacity
yes Is this work included in your current annual workplan? yes Is the work proposed in this application included in your housing element or other General plan elements?
Will this grant augment or provide staff capacity to implement TOC policies? The City of South San Francisco is requesting funding for consultant assistance to review our existing zoning and to create the South Airport Boulevard Specific Plan. (The City is not seeking funding for staff augmentation.)
Schedule Briefly describe the project’s timeline and status, such as any preliminary work that has been done or is underway. Submit further details in the budget schedules at end of application.
METROPOLITAN TRANSPORTATION COMMISSION
TOC SPECIFIC PLANS AND ZONING CHANGES
Grant Application Form
6 For the station area compliance review effort, the City anticipates that this effort will take a maximum of nine months to one year (9 months – 1 year) from project initiation to adoption of the proposed Zoning Code changes, extending for one to two months after adoption if additional technical assistance is needed post-adoption. Regarding preliminary work, the City updated its General Plan and Zoning Code in 2022, and subsequently adopted Zoning Code updates in 2024. The City anticipates that the current General Plan policies and Zoning Code requirements largely align with MTC’s TOC Policy, and that this effort will consist of minor revisions to bring the Zoning Code into compliance with MTC’s policy.
For the South Airport Boulevard Specific Plan, the City anticipates that this effort may take approximately two-and-a-half to three years (2.5 – 3 years) from project initiation to adoption of the draft specific plan and environmental documentation. The South Airport Boulevard Specific Plan will build upon recent planning and engineering efforts, including:
- Shape SSF 2040 General Plan & Housing Element
- South San Francisco Municipal Code – Title 20: Zoning – Development & Design Standards - Residential & Commercial Anti-Displacement Roadmap (underway) - Colma Creek Restoration & Adaptation Studies
- Active South City Bicycle & Pedestrian Master Plan
- Climate Action Plan
- MTC’s Technical Assistance Grant for 245 South Airport Boulevard (underway) - Recommendations from the Urban Forest Master Plan and the Urban Water Management Plan, and lessons learned from the Lindenville Specific Plan, the City’s most recent specific plan process (adopted Fall 2023)
Category 1 Post Award Requirements
Post Award Please check the boxes to indicate understanding of the post-award requirements if awarded funding:
☒ Adopt a Resolution of local support Resolution of local support ☒ Submit drafts and deliverables for MTC review and approval. ☒ MTC Project Manager will be included on any Technical Advisory Committee and outreach for community meetings and hearings.
☒ Procurement of consulting services are subject to CalTrans procurement and DBE requirements
7 2024 Transit Oriented Communities (TOC) Planning Grant Application:
PRELIMINARY SCOPE OF WORK TEMPLATE
INSTRUCTIONS: Use this template as a resource for developing a Preliminary Scope of Work. • Describe the task(s) to be supported by the TOC Planning Grant. For guidance on minimum requirements, see Attachment A of the Applicant Guide. • Identify anticipated deliverables related to each task. • Delete any unused tasks in the template.
• Once you have completed the tasks and deliverables portion, fill the preliminary schedule at the end of the document, adding anticipated dates of completion Save and include the completed template as an attachment to your TOC Grant application.
SCOPE OF WORK
City of South San Francisco – Station Area Compliance Review & South Airport Boulevard Specific Plan
Task 1 – Station Area Compliance Review
• Review the City’s existing zoning standards that apply to the four Transit Oriented Communities / station areas in South San Francisco; this includes the SSF BART station, San Bruno BART station, SSF Caltrain station, and the SSF Ferry Terminal. • Identify gaps between the existing zoning standards for the station areas and MTC’s TOC Policy.
• Analyze feasibility of TOC zoning, in the context of South San Francisco. • Meet with City staff to discuss recommended revisions. • Prepare a track changes markup of the South San Francisco Zoning Code with necessary changes.
• Assist City staff with preparation of a staff report and presentation for public hearings for consideration and adoption of the zoning changes.
• Provide any follow-up technical assistance to City staff, as needed, while revising the zoning standards after City Council’s anticipated adoption.
Task 1 Deliverables:
1.1: Analysis of existing zoning standards and feasibility of TOC zoning in the context of South San Francisco.
1.2: Track Changes Markup of the South San Francisco Zoning Code that identifies the necessary changes (draft and final)
1.3: Planning Commission and City Council staff report and presentation (draft and final)
1.4: Technical Assistance to City staff post-City Council adoption (if needed) 8 Task 2 – South Airport Boulevard Specific Plan
• Develop a specific plan for an area surrounding the South Airport Boulevard corridor, from approximately E Grand Avenue south to the City limit. The study area is approximately 125 acres. The specific plan process to include data collection and an existing conditions report; community outreach and engagement; land use alternatives and a preferred land use and urban design plan; technical analysis of the preferred land use plan; multimodal mobility plan; open space plan; Colma Creek adaptation and resiliency strategies; community equity and resilience plan; and other elements, as needed.
• Conduct community outreach and engagement with local businesses, key stakeholders, and the community by offering engaging and effective methods for soliciting input and participation.
• Prepare an Environmental Analysis consistent with the California Environmental Quality Act (CEQA). This may include an Addendum to the General Plan EIR; if the project does not qualify for an Addendum, this may require the preparation of an Initial Study and Focused EIR.
• Assist City staff with preparation of a staff report and presentation for public hearings for adoption of the specific plan.
Task 2 Deliverables:
2.1: South Airport Boulevard Specific Plan (draft and final)
2.2: Community outreach and engagement
2.3: Appropriate Environmental Analysis and public notifications
2.4: Planning Commission and City Council staff report and presentation (draft and final) 9 PRELIMINARY SCHEDULE & BUDGET
DELIVERABLE
ESTIMATED
DATE OF
COMPLETION
ESTIMATED
BUDGET
Task 1 - Station Area Compliance Review Spring 2025
to Spring 2026 $250,000
1.1 Analysis of existing zoning standards and
feasibility of TOC zoning in the context of
South San Francisco.
Spring – Summer 2025
1.2 Track Changes Markup of the South San
Francisco Zoning Code that identifies the
necessary changes (draft and final)
Spring – Fall 2025
1.3 Planning Commission and City Council staff
report and presentation (draft and final)
Late Fall 2025 – Early
2026
1.4 Technical Assistance to City staff post-City
Council adoption (if needed)
Early 2026 – Spring
2026
Task 2 - South Airport Boulevard Specific
Plan
Spring 2025
to Spring 2028 $950,000
2.1 South Airport Boulevard Specific Plan (draft
and final)
Spring 2025 – Late Fall
2027
2.2 Community Outreach and Engagement Fall 2025 – Early 2028
2.3 Appropriate Environmental Analysis and
public notifications Fall 2026 – Fall 2027
2.4 Planning Commission and City Council staff
report and presentation (draft and final)
Late Fall 2027 – Early
2028