South San Francisco Planning Commission Regular Meeting - March 7, 2019

The South San Francisco Planning Commission held a regular meeting on March 7, 2019, at 7:00 PM in the Council Chambers at 33 Arroyo Drive. Commissioners Faria, Zhang, Wong, and Murphy were present; Commissioners Evans and Shahade were absent. The meeting covered consent calendar items, several public hearings, and administrative business. Key actions included approvals of a new amenity center, updates to landscaping regulations, a major office/R&D campus project, a historic building alteration, and a cannabis delivery-only permit.

Consent Calendar

• Minutes: Approved the special meeting minutes of January 24, 2019, and regular meeting minutes of February 7, 2019 (motion carried 4-0).
• Master Sign Program: Approved a Master Sign Program and Design Review for signage at 201-225 Gateway Blvd and 1 & 2 Corporate Drive in the Gateway Specific Plan Zoning District (motion carried 4-0).

Public Comments & Testimony

• Item 7 (Cannabis Delivery-Only): Pat Murphy, owner of the adjacent building at Utah and Harbor Way, expressed strong opposition citing safety concerns, including potential for robberies and a cash-heavy business. The applicant stated they accept mobile payments and outlined security measures including GPS alerts for drivers.
• Item from the Public (after agenda): Mayor Carol Matsumoto addressed the commission, thanking them for their service, announcing the appointment of new Commissioner Robert Bernardo, and noting a future joint study session with the City Council.

Discussion Items

• Item 5 (685 Gateway Blvd Amenity Center): Staff presented a proposal by Alexandria Real Estate Equities to construct a 15,500 sq. ft. amenity center building at 685 Gateway Blvd. The building would include conference spaces, food/beverage retail, office areas, and outdoor seating. It is intended to serve tenants in the East of 101 area. The project includes a precise plan modification and design review. The building aims for net-zero energy with rooftop solar panels and mass timber construction. Commissioners praised the design and need for amenities, noting it would provide a gathering place and contrast with taller buildings. No public comments were received.
• Item 3 (Water Efficient Landscaping Regulations): Staff recommended adopting a zoning text amendment to formally incorporate the state's Model Water Efficient Landscape Ordinance (WELO) into the municipal code. The update applies to new projects with 500+ sq. ft. of landscaping and provides two compliance paths (prescriptive for 500-2,500 sq. ft., performance-based for larger areas). The state ordinance is already effective, so this amendment codifies existing requirements. Commissioners had no questions and approved.
• Item 4 (201 Haskins Way / 400-450 East Jamie Court Project): This major project by Alexandria Real Estate Equities includes two phases: Phase 1 includes a 311,368 sq. ft. office/R&D building, a 720-space parking garage, and a 25,000 sq. ft. amenity building on a 6.45-acre site at 201 Haskins Way. The project requires zoning map and text amendments, use permit for density and parking reduction, design review, and certification of an Environmental Impact Report (EIR). The EIR identified 42 potentially significant impacts, 18 of which remain significant and unavoidable (mainly transportation). Staff recommended adoption of a Statement of Overriding Considerations. Commissioners expressed concerns about traffic congestion on East Grand Avenue but acknowledged the project's benefits (job creation, redevelopment, TDM programs). The applicant noted that the existing East Jamie Court campus already achieves 53% alternative mode use. The TDM plan aims for 35% minimum mode shift, with a goal of 40%. The commission voted to recommend certification of the EIR and approve the entitlements.
• Item 6 (304 Grand Avenue Historic Building): A certificate of alteration was requested for exterior modifications to a historic 1918 Beaux Arts building (former Bank of South San Francisco) at 304 Grand Avenue, to accommodate a restaurant. Modifications already installed (at owner's risk) include two flues, an exhaust vent, and security cameras. A new sign is proposed at the corner of Grand and Linden. The Design Review Board reviewed the exterior vents and recommended painting to match the building. The sign was not reviewed by DRB. Commissioners discussed the appropriateness of the modern sign on a historic building. Some noted the trend of differentiating modern signage from historic fabric. The commission approved the certificate of alteration with conditions (paint equipment to match building, careful installation of sign).
• Item 7 (Cannabis Delivery-Only at 282 Harbor Way): The applicant, Sticky Thumb, seeks a conditional use permit for a cannabis delivery-only retail operation. The site is in the Mixed Industrial zone east of 101. Security plans were approved by the police department. The business will not allow public access; deliveries only to fixed locations. The applicant committed to $5,000 annual community benefit payments for drug/alcohol education. Commissioners discussed safety concerns, concentration of cannabis businesses (three approved but none yet operating), and the lack of a cap on permits. Some urged the city to consider limits. The commission approved the permit for a five-year term (expiring March 7, 2024).

Key Outcomes

• Item 5 (685 Gateway Amenity Center): Approved two resolutions: (1) Determining the project is within the scope of the 2000 MND and 2002 Addendum, and the 2018 Addendum is appropriate; (2) Approving Precise Plan Modification PPM-19-001 and Design Review DR18-0026. Motion carried 4-0.
• Item 3 (WELO Update): Approved a resolution recommending City Council adopt the zoning text amendment. Motion carried 4-0.
• Item 4 (201 Haskins Way Project): Approved two resolutions: (1) Recommending City Council certify the EIR (EIR 18-0002) including the MMRP and Statement of Overriding Considerations; (2) Recommending City Council approve Planning Project P17-0096 (zoning map/text amendments, use permit, design review, TDM plan). Both motions carried 4-0.
• Item 6 (304 Grand Ave): Approved the certificate of alteration and design review for exterior modifications and sign, subject to conditions. Motion carried 4-0.
• Item 7 (Cannabis Delivery-Only): Approved the conditional use permit for a five-year term. Motion carried 4-0.
• Administrative Business: The item to appoint members to the Housing Standing Committee was continued to the April 4, 2019 meeting to allow all commissioners to be present.