South San Francisco Planning Commission Regular Meeting – May 16, 2019

The South San Francisco Planning Commission convened on Thursday, May 16, 2019, at 7:00 PM in the Council Chambers at 33 Arroyo Drive. The meeting covered three main agenda items: a proposed eight-unit condominium project at 645 Baden Avenue, a zoning text amendment to reduce minimum lot sizes in downtown residential districts, and the award of Historic Preservation Grant Program funds. All items were approved unanimously, with Commissioner Shihadeh absent.

Public Comments & Testimony

• Neighbor Harlett Aukar (643 Baden Avenue) spoke during the first public hearing, expressing concerns about the existing chain-link fence on the property line, past encroachment from another neighbor, and privacy/safety issues for her daughters due to the proposed building's proximity. She requested a higher fence and assurance that property lines would not be violated. The applicant committed to working with her and noted that a survey would prevent encroachment.
• Catherine Hamburger spoke against the zoning text amendment, worried it would encourage demolition of historic early-20th-century homes in favor of unattractive townhouses. She urged the city to promote historic preservation incentives like the Mills Act.
• Juan Guerrero spoke in favor of the zoning text amendment, noting it would help him subdivide his lot after 50 years in South San Francisco.
• A resident living on Commercial/Second Lane expressed concern about the tightness of lanes for garbage cans and cars, urging consideration of lane conditions.
• Lorraine Mariati supported the zoning text amendment, stating it would allow her to subdivide her lot and remain in South San Francisco.

Discussion Items

• Item 1 – 645 Baden Avenue (Design Review, Subdivision Map, Minor Use Permit, CEQA Exemption): Staff presented a proposal for eight condominium units (two affordable at 110% AMI) on a 10,500-square-foot lot zoned Downtown Residential Medium. The project includes two three-story buildings, 12 covered parking spaces (with a requested exception for two spaces reduced to 8.5x18 feet), a fence height exception for safety due to grade changes, and side entries as a density bonus concession. The applicant highlighted the iterative design process with the Design Review Board and community outreach. Traffic analysis showed negligible impact. Commissioners praised the design, affordability, and parking provision. Concerns about the affordable income level were raised (suggesting lower than 110% AMI to serve teachers like "Mrs. Brown"), and the applicant was encouraged to work with neighbors on fence and privacy issues.
• Item 2 – Zoning Text Amendment (Minimum Lot Size Reduction): Staff proposed reducing the minimum lot size in Downtown Residential Low (DRL) from 5,000 to 2,750 sq ft, Medium (DRM) to 2,500 sq ft, and High (DRH) to 2,250 sq ft, to allow lot splits. Other standards (density, height, parking) remain unchanged. Approximately 35–40 lots could be easily subdivided. Public outreach included community workshops with mixed support and concerns about parking and infrastructure. Commissioners noted the amendment does not increase development potential and could help homeowners. Minor amendments to setbacks and parking were included.
• Item 3 – Historic Preservation Grant Program: Staff recommended awarding $10,000 in total to three applicants: $5,000 to 540 Miller Avenue (Central California Conference of Seventh-day Adventists), $4,000 to 314 Baden Avenue (Bertacelli House), and $1,000 to 211 Eucalyptus Avenue (Peck House). The program is in its second year; five applications totaling $26,000 were received. The ad hoc subcommittee prioritized projects already completed in the fiscal year and those with the most impact.

Key Outcomes

• Item 1 (645 Baden Avenue): Approved unanimously (6-0) via roll call. The Commission adopted Resolution P18-0034, including Design Review DR18-0017, Subdivision Map SA18-0003, and Minor Use Permit MUP18-0009, with CEQA categorical exemption. The recommendation goes to the City Council for final approval.
• Item 2 (Zoning Text Amendment): Approved unanimously (6-0) via roll call. The Commission adopted a resolution recommending that the City Council adopt an ordinance amending Title 20 to reduce minimum lot sizes in downtown residential districts. Staff will also consider minor amendments to setbacks and parking.
• Item 3 (Historic Preservation Grants): Approved unanimously (6-0) via roll call. Three grants awarded as recommended: $5,000 to 540 Miller Avenue, $4,000 to 314 Baden Avenue, and $1,000 to 211 Eucalyptus Avenue.