South San Francisco Planning Commission Meeting – May 21, 2020: VMT Threshold Adoption
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South San Francisco Planning Commission Regular Meeting – May 21, 2020
This teleconference meeting, held due to the COVID-19 emergency, focused on a single major public hearing: a resolution to update the city's transportation impact analysis thresholds from Level of Service (LOS) to Vehicle Miles Traveled (VMT) as required by Senate Bill 743 and the 2019 CEQA Guidelines. The Commission unanimously recommended that the City Council adopt the new VMT-based thresholds, effective July 1, 2020.
Consent Calendar
- Approval of Minutes (April 16, 2020): The Commission unanimously approved the minutes of the previous regular meeting. Motion by Commissioner Shahade, second by Commissioner Faria, passed 7-0.
Discussion Items
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Resolution to Update Transportation Impact Analysis Thresholds (Item 2): Senior Planner Christopher Espiritu presented the staff report, explaining that SB 743 mandates a shift from LOS (automobile delay) to VMT (distance traveled) for CEQA transportation impact analysis, effective July 1, 2020. The City of South San Francisco's current VMT statistics show residential VMT is 27% lower than the regional average, work VMT is 14% higher, and total VMT is 2% lower. Staff proposed VMT screening thresholds: projects within a half-mile of high-quality transit corridors or major transit stations would be presumed to have no impact; residential projects in low-VMT zones would require only a qualitative discussion; and projects not meeting these criteria would need quantitative VMT analysis. The impact threshold is a 15% reduction below the regional average, following OPR guidance. Mitigation measures would shift from roadway widening to multimodal improvements like bike lanes, pedestrian paths, transit infrastructure, and TDM programs. The resolution only applies to CEQA analysis; LOS may still be used for general plan compliance until the general plan is updated.
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Commissioner Questions and Comments:
- Vice Chair Evans asked how compliance and monitoring would work for new VMT thresholds. Billy Gross (Senior Planner) responded that initially each project would be evaluated case-by-case, and the upcoming General Plan update would establish more comprehensive modeling, impact fees, and prioritized improvements.
- Commissioner Murphy asked about the source and update frequency of regional averages. Consultant Taylor McAdam explained that the averages come from the CCAG regional travel demand model, updated approximately every five years; local network updates are needed periodically.
- Commissioner Faria expressed concern about the lack of historical data for mitigation effectiveness and noted that existing employer shuttles (e.g., Genentech) are not counted but could be incorporated as mitigation. Billy Gross added that the shift encourages closer coordination with transit agencies to improve service east of 101.
- Commissioner Zhang worried that development could bypass review if VMT data is not updated frequently, leading to local congestion. Billy Gross clarified that the screening thresholds are optional—the city can still require analysis if a project raises concerns—and that the city will coordinate with MTC to stay current.
- Chair Wong asked how VMT is measured. Taylor McAdam explained that VMT is calculated as the number of trips generated by a project multiplied by the average trip length, using industry-standard trip generation rates and household travel survey data. Billy Gross noted that both LOS and VMT are modeling exercises using averages.
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Commissioner Comments: Chair Wong noted that the new system focuses on impact rather than driver delay, which is a positive shift, and acknowledged that growing pains are expected. Commissioner Faria emphasized that statewide consistency is necessary for data comparability.
Key Outcomes
- Vote: The Planning Commission unanimously adopted a resolution recommending that the City Council update the city's transportation impact analysis thresholds to comply with SB 743 and the 2019 CEQA Guidelines, replacing LOS with VMT for CEQA purposes. Motion by Commissioner Murphy, second by Commissioner Zhang, passed 7-0.
- Staff Update: The Design Review Board appointed Christopher Mateo as Chair and Sean Winchester as Vice Chair. A future study session with the Planning Commission and DRB is planned.
- No public comments were received on any agenda item.
Meeting Transcript
Yeah. All right, perfect. So why now that is seven wilds? I uh call this meeting of the South San Francisco Planning Commission uh meeting to order. Um this is the regular meeting for Thursday, May 21st. Uh before we do the Pledge of Allegiance, I have a couple of house item things to uh to go over here. Um so this meeting is being held in accordance with the Brown Act as currently in effect under the State Emergency Service Act, the governor's emergency declaration related to COVID-19 and the governor's executive order in 2920 issued on uh March 17, 2020, that allows attendance by members of the planning commission, city staff, and the public to participate and conduct the meeting by teleconference. Teleconference locations are not open to the public. Uh to provide a live remote public comment, join the go to meeting on your computer or mobile device. The meeting ID for today's meeting is 907. Please note that you may need to install the go-to meeting app on your device prior to joining the meeting uh to provide comment, use the chat function uh indicated indicating that you would like to speak. Please wait for your turn. And once the staff unmute you, state your name in city residents or city of residence for the record. You'll have three minutes to make your comments. Uh anyone who wants to uh provide some comments can also email PC comments at SSF SS net or I'm sorry, SSF.net. Uh say that one more time. PC comments at SSF.net or call 650 829 or 6690, and we will read into the record emails or messages or message comments that will that you will provide. Please note that all commissioners' time limits and rules of decorum will apply to public comment. All right. So now that we got that out of the way, uh, will you all please join me for the budget of allegiance? And to the public under indivisible. Liberty and justice for all. Right. All right, welcome everybody to our second uh teleconference planning commission meeting. Um we have pretty light agenda today. Um why don't we go ahead and get started? Um Michelle, can we have a roll call, please? Commissioner Zhang. Commissioner Shahade? Here Commissioner Murphy, Commissioner Bernardo. Here, Commissioner Faria, here Vice Chair Evans here. Chair Wong? Here. All are present. All right, thank you. Uh Silish, is there any changes to the agenda tonight? No changes to the agenda, Chair Wong. Okay, great. Uh going to oral communication. Uh, does any member of the public wish to address address the commission on an item that's not on tonight's agenda? Uh if so, please use the chat function to indicate that you would like to provide a comment at your name. I'll give a second here. Madam Clerk, do you see any comments from the public? No, I do not. Okay. All right. Uh well, if there's no comments, why don't we move along to uh the calendar and uh please have item number one? Approval of the regular meeting minutes of April 16th, 2020. Uh did anybody want to discuss or pull this item or can we have a motion? I'll make a motion.
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