South San Francisco Planning Commission Regular Meeting - November 19, 2020

The South San Francisco Planning Commission held a virtual regular meeting on November 19, 2020, at 7:00 PM. Due to the COVID-19 pandemic, the meeting was conducted via teleconference in accordance with Governor’s Executive Order N-29-20. Commissioners present: Alan Wong (Chair), Michele Evans (Vice Chair), Norm Faria, Alex Tzang, and Sam Shihadeh. Commissioners JulieAnn Murphy and Robert Bernardo were absent. The meeting covered approval of minutes, three public hearings (a commercial conversion, a cannabis cultivation operation, and a large office/R&D project), and administrative business.

Consent Calendar

• Approved the regular meeting minutes from May 21, June 18, July 2, July 16, August 6, September 17, and October 15, 2020, unanimously without discussion.

Public Comments & Testimony

• Item 2 (324 Grand Ave conversion): No public comments were received.
• Item 3 (349 Littlefield Ave cannabis cultivation): Michael Saba (California Compliance Security Services) commented on the security plan. John Drager (Drager's Supermarkets, a nearby property owner) expressed concerns about security, potential looting, the concentration of cannabis businesses in the area, and the 24/7 operation. Police Sergeant Mike Rudis responded that the location would be unmarked, that security plans are comprehensive, and that the operation is not a retail dispensary, reducing risk.
• Item 4 (499 Forbes Blvd project): No public comments were received.

Discussion Items

• 324 Grand Avenue – Commercial Conversion and Parking Reduction: The applicant proposed converting ~9,446 square feet of existing storage into three commercial tenant spaces with exterior modifications, requesting a parking reduction of nine spaces (from 10 required to 1 existing garage space). The project is in the Grand Avenue Core (GAC) district. Staff recommended approval with a condition that future tenants obtain monthly/yearly parking permits or show alternative transportation. Commissioners expressed support but emphasized parking mitigation; a condition was added requiring up to nine parking permits in the nearby Miller Street garage, or proof of alternative commuting. The motion passed 5-0 (Commissioners Murphy and Bernardo absent).

• 349 Littlefield Avenue – Indoor Cannabis Cultivation (Tender Harvest Collective): The applicant sought a five-year conditional use permit for indoor cannabis cultivation and processing in a 9,446 sq ft unit within the Mixed Industrial (MI) zone. The operation would be unmarked, with 24/7 cultivation but weekday office/processing hours (9:00 AM – 5:00 PM, Monday–Friday). No retail sales. The police department approved the security plan. Staff noted compliance with zoning (600-foot buffer from sensitive uses) and a $5,000 annual community benefit for drug/alcohol education. Commissioners had questions about the cultivation process, odor control (two-tiered air filtration), waste disposal, and security. The applicant team (including owner Jason Latano and security consultant Mike Saba) answered. Commissioner Evans asked about monitoring and inspections. The motion passed 4-0 (Commissioners Shihadeh, Murphy, Bernardo absent; Commissioner Shihadeh lost connection and did not vote).

• 499 Forbes Boulevard – Office/R&D Building and Parking Structure: The project proposes a 128,000 sq ft, five-story office/R&D building with a 322-space parking structure on a 2.96-acre site (former Columbus Salami building). The project includes a 28% parking reduction (from 415 required to 322 supplied, ratio 2.5 spaces per 1,000 sq ft), a TDM plan targeting 35% non-single-occupant-vehicle mode share, and public realm improvements (new bike lanes, crosswalks, and a segment of the Rails-to-Trails path). The final Environmental Impact Report identified a significant unavoidable transportation impact due to vehicle miles traveled (VMT), requiring a Statement of Overriding Considerations. Staff and the design team (Woods Baggett Architects, Studio 5 Design Landscape Architects) presented. Commissioners praised the design and public benefits. Vice Chair Evans sought commitment on shuttle service; TDM consultant Elizabeth Hughes confirmed the plan includes participation in existing shuttle programs (e.g., Commute.org or Genentech shuttles). The Commission approved two separate resolutions:

  • Resolution certifying the EIR (including the Mitigation Monitoring and Reporting Program and Statement of Overriding Considerations) – passed 5-0.
  • Resolution approving the design review, use permit, and preliminary TDM plan – passed 5-0.

• Administrative Business – Extension of Community Advisory Committee (CAC) Terms: Staff requested extending the terms of CAC members for the General Plan update for an additional two years, expiring December 17, 2022. Chair Alan Wong, Commissioner Sam Shihadeh, and Commissioner JulieAnn Murphy (absent but confirmed willingness) would continue. The motion passed 5-0.

Key Outcomes

• Consent Calendar: Unanimously approved minutes.
• Item 2 (324 Grand Ave): Approved with added condition requiring up to nine parking permits or alternative transport assurance; vote 5-0.
• Item 3 (349 Littlefield Ave): Approved indoor cannabis cultivation use permit for five years; vote 4-0-3 (Shihadeh, Murphy, Bernardo absent).
• Item 4 (499 Forbes Blvd): Two resolutions approved — (1) EIR certification and (2) project entitlements (design review, use permit, TDM plan); both votes 5-0.
• Item 5 (CAC extension): Approved 5-0.
• Staff Items: Announced cancellation of the December 3, 2020 meeting. Commissioners wished each other a safe Thanksgiving.

Note: Commissioner Sam Shihadeh temporarily lost connection during Item 3 and was marked absent for that vote; he rejoined for Item 4.