South San Francisco Planning Commission Regular Meeting – June 18, 2020
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South San Francisco Planning Commission Regular Meeting – June 18, 2020
At this teleconference meeting held at 7:00 PM due to the COVID-19 emergency, the Planning Commission considered two main agenda items: a use permit for Hometown Bowl to expand operating hours and offer live entertainment, and a resolution finding the proposed FY 2020-21 Capital Improvement Program consistent with the General Plan. The meeting also included oral communications, staff reports, and announcements.
Public Comments & Testimony
- Hometown Bowl Item: Multiple speakers expressed support. Joey Mucha (San Francisco resident and vendor) urged approval, citing positive family response and the need to support locally owned businesses. Jonathan Ng (representing adjacent property owner 316 Alita Way) voiced support while noting that his earlier concerns about noise, loitering, and rodents had been addressed by the applicant. Kat Montez, event manager at Hometown Bowl, committed to ensuring compliance with all required conditions and highlighted demand from local schools and corporations. Liza Normandy, former mayor and council member, supported the application, emphasizing the operators’ community investment and the 4-, 8-, and 12-month review conditions. Bruce Horn (representing property owner Arco Kenwood) spoke in favor, noting the site has hosted such activities for 70 years and that the new operators had invested significantly in improvements. No public opposition was voiced.
- Capital Improvement Program Item: No public comments were received.
Discussion Items
- Hometown Bowl Use Permit (UP 1-900-20): The proposal sought extended business hours (until 2:00 AM Friday and Saturday, with occasional private events until 2:00 AM on other nights by police approval), indoor live entertainment (e.g., karaoke, comedy), and private events at 237 El Camino Real. Police Sergeant Mike Rudis presented a comprehensive security plan including requirements for security guards, surveillance cameras in the private room, solid doors with exit alarms on the alleyway, and a police permit for events over 75 people. Staff recommended approval with conditions addressing parking (directing patrons to the public Smart & Final lot), noise, loitering, rodent control, and a 4-, 8-, and 12-month review by the Planning Commission. Since the staff report, staff added three new conditions (amended condition 9 and two new conditions) further addressing operational impacts. The applicant partners, Trung Tran and Vincent Sowe, detailed their experience operating other local businesses, their investments in remodeling, and their commitment to implementing all conditions, including monthly extermination, sound barriers, a dedicated complaint line, and ride-share promotion. Commissioner questions clarified that extended hours apply only to weekends, that the 4-month review would start from the date of approval (with potential adjustment based on actual opening), and that the police permit for special events would involve additional security as needed. Commissioner Bernardo noted the project's consistency with zoning and his support; Commissioner Faria praised the alleyway access improvements; Vice Chair Evans noted the operators’ responsiveness and their ride-share collaboration. Chair Wong confirmed that the motion included the amended conditions of approval. The motion passed 6-0-1 (Commissioner Shihadeh recused himself).
- Capital Improvement Program FY 2020-21 Consistency Resolution: Principal Engineer Matt Ruble presented 10 projects, including a new preschool facility (capacity ~40 children, location to be determined), a median improvement on El Camino Real, a broadband expansion project (partnering with a contractor to install city-owned fiber conduits), pavement management programs for 2020 and 2021, Utah & Harbor intersection improvements, signalization at East Grand & Alerton and East Grand & Alita Way, and a Local Road Safety Plan (funded by a $72,000 grant plus $8,000 local match). Chair Wong asked about preschool site selection (not yet identified) and broadband ownership (city-owned conduits with a long-term maintenance agreement). The Commission unanimously adopted the resolution (motion by Commissioner Murphy, second by Commissioner Faria; roll call 7-0).
Key Outcomes
- Hometown Bowl Use Permit Approved: The Commission determined the project was categorically exempt from CEQA (Class 1, Section 15301) and approved the use permit subject to the staff-recommended conditions of approval, including the additional amendments provided at the meeting. The permit allows extended hours, live entertainment, and private events with a mandated 4-, 8-, and 12-month review by the Commission. Vote: 6 yes (Bernardo, Faria, Murphy, Tzang, Evans, Wong), 0 no, 1 recusal (Shihadeh).
- Capital Improvement Program Resolution Adopted: The Commission adopted Resolution 2020-?? finding the FY 2020-21 Capital Improvement Program consistent with the South San Francisco General Plan as required by Government Code Section 65401. Vote: 7-0.
- Future Meeting Announcement: Staff confirmed a joint study session with the City Council on August 19, 2020, to discuss General Plan Land Use Alternatives.
Meeting Transcript
Requirements for Hometown Bowl. Chair, Vice Chair, and Commissioners, good evening. As Stephanie said, my name is Mike Rudis, and I'm your planning sergeant at the police department. The police department has evaluated the planned operation of the applicant's business, Hometown Bowl, and has developed a comprehensive security plan to help ensure the safety of the applicant's customers, employees, and safeguard the business itself. The security plan includes some standard features such as alarms, the camera surveillance system, and no loitering signs that must be posted around the exterior of the business. There are also some notable uh conditions for hometown bowl. A security guard requirement. Not all businesses are required to have security guards. However, with a large venue, availability of alcoholic beverages, and a variety of businesses within the building, such as an arcade, a bar, bowling alley, private room, and a restaurant. Coupled with the business bordering on a residential neighborhood. We felt the security guard was appropriate. The purpose of the security guard will be to be a uniform presence to observe for disturbances in illegal activity and report to the police. A security guard is just set and can't be assigned other duties or tasks within the business, such as uh uh being a doorman or uh ticket taker. There's a provision in the conditions of approval that allows the chief of police to determine the amount of guards required and their operating hours. So the number can be raised or lowered depending on needs. Uh change the slide, please. The business has a semi-private room that can be rented for events. This room is required to have a surveillance camera with a live fee that can be monitored. All doors to the room are required to have one square foot of unobstructed glass for other clear material. To view inside, and none of the doors can have locking mechanisms. This is to ensure that no illicit activity occurs inside. Change slides, please. The exit doors near lane one exit to a small pedestrian alleyway that leads either to El Camino Rio or a lead away. In the past, this alleyway was conducive to loadering and other activities that enjoy being out of view. The security plan requires the glass doors be replaced with solid doors, that they be exit only and sound with an audible alarm if opened. In addition, exit gates or exit only gates will be installed at Elita Way and also at El Camino Rio. It should be noted that the gates will have appropriate fire department access. The purpose is to eliminate the alleyway from being used except for emergency exits from the building. Uh change slides, please. The last notable requirement is the business must obtain a permit from the police department for any special event. A special event is defined in the South San Francisco Municipal Code Section 6.48.010 and consists of any event with more than 75 people in attendance. This process allows the police department to evaluate the safety and security of the event and impose conditions to help improve safety and security. That ends my presentation, and I'm happy to answer any questions that you might have. All right, great. Thank you, Sydney Mike. Thank you, Mike. I do have a little more. Sorry, I'll just wrap up real quick. Um staff just wanted to mention um that there was a neighborhood meeting for the proposal held um at Hometown Bowl on November 12, 2019, and it was to provide information to the public and obtain feedback on their proposal. Um the questions and comments by those in attendance generally centered on point parking and noise concerns and loitering by customers in the residential neighborhood. Additionally, many members of the public expressed concerns regarding the new exterior design of the building. The business owners discussed how they would implement strategies to address these issues, and these strategies have been included as recommended conditions of approval. Staff did receive one letter via email from a representative of 11th Street property, um, owners of 316 Alita Way, which is the residential property directly to the north of the project site. They cited four main concerns, including noise, drunkards, and people nuisances, parking, and rats and rodents. Many of these concerns are directly related to the existing alley that separates the two properties. Draft conditions of approval have been included to address these issues. And since publication of the staff report, staff has received an additional email from the POP from the property owner in support of the use permit request. A copy of that email has been forwarded to the commission. Lastly, staff would just like to mention that also since the publication of the staff report. Staff has drafted new recommended conditions of approval to further address issues that may be caused by the use.
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