South San Francisco Planning Commission Meeting - November 28, 2018: EIR Study Session, Cannabis CUP Approved, Joint DRB Study Session

The South San Francisco Planning Commission held a meeting on November 28, 2018 (Note: The transcript states the meeting was called to order as the November 15, 2018 meeting, creating a date discrepancy). The meeting included a consent calendar, a public hearing on a draft Environmental Impact Report (EIR) for a major development at 201 Haskins Way, a public hearing for a conditional use permit for a cannabis delivery-only business, and a joint study session with the Design Review Board to discuss downtown development, the Housing Accountability Act, and design review processes.

Consent Calendar

• Approved the regular meeting minutes of October 4, 2018, and October 18, 2018, unanimously.

Public Comments & Testimony

• No oral communications were presented from the audience on any agenda item.

Discussion Items

• Draft EIR for 201 Haskins Way & 400-450 East Jamie Court: Staff presented the draft EIR for a two-phase project on an 18.2-acre site. Phase one (under review) includes a 311,368 sq ft office/R&D building, a five-level parking garage, and a 25,000 sq ft addition to existing buildings. Phase two is illustrative only. The draft EIR identified 41 potentially significant impacts: 22 reduced to less than significant through mitigation, and 19 significant unavoidable impacts all related to transportation and circulation (1 project-specific at Allerton & East Grand under existing conditions, and 18 cumulative by 2040). Traffic consultants noted that the city is updating its traffic impact fee and that feasible mitigations exist but are not yet funded at several locations. Commissioners questioned the difference between phase one only and full build-out, the role of Transportation Demand Management (TDM) strategies, and the feasibility of mitigations. The comment period closes November 26, 2018. No public testimony was heard.
• Conditional Use Permit for Loaded Bowl (Cannabis Delivery-Only): Staff recommended approval of a CUP for a 132 sq ft delivery-only cannabis operation at 500 South Airport Blvd, Suite H. The business would operate 10 AM to 10 PM Wednesday through Sunday, with no storefront access and all orders placed online or by phone. The applicants, Dalvin Martin and his grandmother Genevieve Martin, highlighted their local roots and a proposed $5,000 annual contribution for high school drug abuse education. The Police Department reviewed the security plan. Commissioners discussed cash handling, delivery procedures, background checks for employees, and the 600-foot separation from sensitive uses. The motion to approve included three added conditions: compliance with security code section 20.410.010, requiring customer receipts to note retention for one year, and adjusting the first $5,000 payment to be due July 1, 2019 instead of January 1, 2019. The CUP is term-limited to five years.
• Joint Study Session with Design Review Board: Staff and commissioners reviewed downtown development (approx. 1,100 new residential units), a parking study forecasting a need for 230 additional spaces by 2026, and mobility programs (car-share, bike-share, future EV charging). The City Attorney explained the Housing Accountability Act (HAA) and its restrictions on using subjective design standards to deny housing projects, emphasizing the need for objective written standards. DRB members expressed concerns about massing, shadows, neighborhood character, and the lack of follow-up on approved designs. Commissioners acknowledged the tension between state law and local design preferences and discussed the creation of objective design guidelines, daylight plane requirements, and articulation standards. The group agreed to hold joint sessions regularly and to explore a liaison between the boards for better communication.

Key Outcomes

• Consent Calendar: Approved.
• Cannabis CUP: Approved with three added conditions (security code compliance, receipt retention note, modified payment schedule) and a five-year term limit. The applicant must still secure an operator permit, execute an operating agreement with the city, and obtain a state cannabis license.
• EIR Study Session: No formal action taken. Staff will incorporate comments and prepare the final EIR, which will return to the Planning Commission for a recommendation in late January 2019 before going to City Council for certification.
• DRB Study Session: No decisions made. Staff will begin work on objective design standards, and the Planning Commission and DRB agreed to continue joint discussions and consider a liaison for ongoing coordination.