South San Francisco Planning Commission Meeting Summary (February 20, 2020)

The South San Francisco Planning Commission held a regular meeting on Thursday, February 20, 2020, at 7:00 PM in the Municipal Services Building, Council Chambers, 33 Arroyo Drive. The meeting included consent calendar approvals, two public hearings, a staff report on new state housing legislation, and an item to select joint housing standing committee members. Vice Chair Michele Evans was absent.

Consent Calendar

• The Commission unanimously approved the meeting minutes of November 7, 2019, December 19, 2019, and January 16, 2020.

Public Comments & Testimony

• Cannabis Delivery-Only Operation (331 Littlefield Ave): The applicant, co-owner John Pletty of Greenlight Delivery, spoke in favor, stating they have over-delivered on security standards and will continue to do so.
• Hotel at 915 Airport Blvd: Former Planning Commissioner, Councilmember, and Mayor Pradeep Gupta spoke in support, citing the applicant's positive history in the city and the project's merits.

Discussion Items

Item 2: Conditional Use Permit for Cannabis Delivery-Only Operation (331 Littlefield Ave)

• Staff presented a request by Greenlight Delivery LLC (correcting the staff report's earlier misidentification as 'Greenlight Distribution') for a five-year conditional use permit to operate a cannabis delivery-only business in an existing warehouse in the Mixed Industrial (MI) district.
• The business would operate weekdays 9 AM to 9 PM, with no public access, pre-packaged products stored in safes, security plans approved by the police, and GPS/voice recording in delivery vehicles.
• The applicant agreed to a yearly $5,000 contribution as part of the operating agreement.
• This is the third such application; the other two (including a distribution operation by the same applicant) are operating without issues per planning sergeant Mike Ruders.
• Commissioner Faria noted the learning curve for municipalities and supported monitoring the business, with Chair Wong adding the importance of review checkpoints. The Commission approved the permit unanimously (6-0).

Item 3: Design Review, Conditional Use Permit, and TDM for Expansion at 215 Littlefield Ave

• Justin Shiu (Consultant Planner) presented a proposal to expand the existing Chinese-language newspaper production building (Sing Tao Newspapers) by adding ~8,000 sq ft, increasing height from 20 ft to 33 ft (three stories). The project required a conditional use permit because the floor area ratio would exceed 0.5 to 0.52.
• A TDM plan was required due to an increase in daily trips (net +64 daily trips, +9 AM and +9 PM peak trips). Parking will remain sufficient (48 spaces for max 43 employees).
• The project is CEQA-exempt as Class 32 infill development.
• Commissioner Zhang asked for clarification on space allocation; the applicant (designer/engineer James) explained the expansion includes storage, shipping prep, a new cafeteria, and improved staff facilities.
• Commissioner Murphy asked about delivery truck circulation; trucks are ~20 feet long.
• The Commission approved the entitlements unanimously.

Item 4: Design Review, Use Permit, Height Waiver, and TDM for New Hotel at 915 Airport Blvd

• Christy Usher (Consultant Planner) presented a proposal for a five-story, 116-room, 56,340 sq ft hotel with a 22,819 sq ft below-grade parking garage on a 0.66-acre site.
• The project required a height waiver (10% above the 50-ft limit, to a max of 55 ft), a use permit for a hotel in the Business Commercial district, and a TDM plan (validating a 38% trip reduction).
• Staff received two public comments: one in support from a resident, and a letter from the SFPUC requesting protection of a pipeline; the city attorney drafted a new condition of approval, which the applicant accepted.
• The project is CEQA-exempt as Class 32 infill development.
• Public speaker Pradeep Gupta expressed support.
• Commissioner Faria confirmed the hotel would not block views from hillside homes; the hotel's height (59 ft) is lower than the 70-80 ft slope. Commissioner Murphy discussed a retaining wall and solar panel concealment.
• The Commission voted separately on the CEQA determination (unanimous) and on the entitlements (unanimous).

Item 5: New State Housing Legislation Update

• Nell Selander (Deputy Director) and Stephanie Skangos (Associate Planner) presented.
• Key housing bills: SB 330 (Permit Streamlining Act amendments: no net loss zoning, limit on subjective design standards, two-step application, five-meeting limit after deemed complete), AB 1763 (enhanced density bonus for 100% affordable projects near transit), AB 1485 (moderate-income inclusion in SB 35 streamlining), AB 1483 (fee and standards posting), AB 101 (buy-right approvals for navigation centers and pro-housing designation).
• Renter protections: AB 1482 (statewide rent cap of 5%+CPI; just-cause eviction requirements), AB 1482 (ban on discrimination against Section 8 vouchers), AB 1110 (90-day notice for rent increases over 10%).
• Surplus land: AB 1486 changes disposal process, requiring 60-day notice to housing sponsors and potential penalties (30% of proceeds to housing fund for first offense, 50% for repeat).
• ADU legislation: Five bills effective Jan 1, 2020, nullifying the city's ADU ordinance. Key changes include ministerial review (no discretionary), 60-day approval, up to 2 detached ADUs on multifamily lots, no owner-occupancy requirement for ADUs until Jan 1, 2025, prohibited connection/capacity fees, and impact fee limits (no fees for ADUs under 750 sq ft). Staff will return with a zoning amendment next month.
• Commissioners expressed concerns about parking impacts and the loss of local control, and requested clear guidance for the public.

Item 6: Selection of Joint Housing Standing Committee Members

• Due to Vice Chair Evans's absence, the item was continued to the next meeting; current members will continue, with a meeting scheduled for the following Monday.

Item 7: Items from Staff

• Staff provided updates on Zoning Administrator action, including approval for Zipline International at 300 Corey Way, which assembles and ships medical drones.

Key Outcomes

• Approved minutes for three prior meetings (unanimous, 6-0).
• Unanimously approved a five-year conditional use permit for Greenlight Delivery LLC at 331 Littlefield Ave (6-0).
• Unanimously approved design review, conditional use permit, and TDM for the expansion at 215 Littlefield Ave (6-0).
• Unanimously approved CEQA exemption and entitlements for the new hotel at 915 Airport Blvd (first motion 6-0; second motion 6-0).
• Received the state housing legislation update; no formal action taken.
• Continued the committee member selection to the next meeting.
• Adjourned the meeting.