South San Francisco Planning Commission Regular Meeting – January 21, 2021

The South San Francisco Planning Commission held its first regular meeting of 2021 on Thursday, January 21, 2021, at 7:00 PM via teleconference due to the COVID-19 pandemic. The meeting covered two public hearings: a historic residential addition at 478 Baden Avenue and a major office/R&D building at 751 Gateway Boulevard, followed by the annual reorganization of the Commission. All votes were unanimous.

Consent Calendar

• Master Sign Program and Design Review for signage at a commercial hotel at 127 West Harris Avenue in the Freeway Commercial (FC) Zoning District. Determined categorically exempt from CEQA. Approved unanimously without discussion.
• Resolution of Conformity with General Plan for the proposed dedication of approximately 15,464 square feet of Kaiser Medical Center owned property at 1200 El Camino Real (APN 010-292-210) to the City. Approved unanimously without discussion.

Public Comments & Testimony

• Item 3 (478 Baden Avenue): A voicemail was received from a neighbor expressing concerns about general lack of parking in the area and suggesting new developments should provide on-site parking. The applicant (property owner) responded that only one car is used by the household and the existing garage is sufficient. No live public comments were made.
• Item 4 (751 Gateway Boulevard): No public comments were submitted or read into the record.
• Item 5 (Reorganization): No public comments.

Discussion Items

Item 3 – Certificate of Alteration and Design Review for a Two‑Story Addition at 478 Baden Avenue

• Project Description: A 483 sq ft first‑floor and 320 sq ft second‑floor addition to an existing 930 sq ft single‑family residence (built 1907) on a corner lot at Baden and Spruce Avenues. The property is listed on the city’s historic resource inventory (the Cavasa House). The proposal includes a new fence and rear yard access; the existing detached one‑car garage remains.
• Historic Evaluation: Historic preservation architect Charles Duncan concluded the addition would not remove distinctive material or impair the historic integrity, consistent with Secretary of the Interior Standards. A Certificate of Alteration is required under SSFMC Chapter 2.56.
• Design Review Board (DRB) Input: The DRB recommended approval on June 16, 2020, with landscaping revisions (incorporated) and suggestions to replace cedar siding and restore windows. However, the historic consultant determined those changes were inappropriate for the historic resource; staff recommended following the historic evaluation’s recommendations.
• Commission Deliberation: Commissioner Murphy, the Commission’s historic expert, noted that the new addition’s bay window mimics the historic bay window (same plane and roof form), which does not meet Standard #2 (differentiation) and #9 (deference) of the Secretary of the Interior Standards. She recommended either removing the bay window or flattening its roof to a modern box form. The applicant and architect expressed concern about further delays (the project had already waited six months after DRB). Chief Planner Tony Rozzi proposed a condition requiring the bay window to be modified to the satisfaction of the Chief Planner, with input from Commissioner Murphy. Other commissioners deferred to Murphy’s expertise and supported the condition.
• CEQA Exemptions: Class 1 (existing facilities) and Class 31 (historic resource restoration).

Item 4 – Precise Plan, Use Permit, Design Review, TDM Plan, and EIR for 751 Gateway Boulevard

• Project Description: A seven‑story, approximately 208,800 sq ft (209,000 sq ft) office / R&D building on a parking lot within the existing Gateway Campus, located at 751 Gateway Boulevard (just south of Oyster Point Boulevard). The building is designed to serve as a central hub, with pedestrian improvements, public art, and activation along Gateway Boulevard. Total proposed parking: 418 spaces (a reduction from the code‑required 597 spaces), with a ratio of about 1 space per 500 sq ft (code requires 1 per 350 sq ft).
• Transportation Demand Management (TDM): A robust TDM plan targets a 35% alternative mode share at occupancy, rising to 40% within four years. Includes participation in existing shuttles (e.g., Genentech, commute.org), bike/pedestrian improvements, and first/last mile connections to Caltrain (0.5 miles away). Applicant Alexandria Real Estate has successfully implemented TDM at other East of 101 properties.
• Environmental Impact Report (EIR): A Final EIR was certified. Three significant and unavoidable impacts were identified, all related to vehicle miles traveled (VMT) in the categories of greenhouse gas and transportation. Mitigation measures were adopted, but the timing of regional improvements cannot guarantee reduction to less‑than‑significant. A Statement of Overriding Considerations was adopted. Other impacts (air quality, biology, cultural resources, energy, geology, noise) were reduced to less‑than‑significant with mitigation.
• Commission Questions: Commissioner Bernardo asked about pedestrian safety and a buffer zone; applicant showed a planted buffer between sidewalk and parking. Commissioner Shihadeh inquired about wind mitigation; applicant described large trees as windscreens. Commissioner Murphy asked about the parking reduction and future VMT findings; staff explained that projects within 0.5 miles of Caltrain are screened out but this site is just outside that radius, so VMT impacts are likely for similar large projects. Commissioner Evans asked about pre‑leasing; applicant stated they have not pre‑leased but noted strong demand (201 Haskins was 100% leased within 18 months).

Item 5 – Annual Reorganization of Chair and Vice Chair and Committee Assignments

• Chair Election: Outgoing Chair Alan Wong nominated Vice Chair Michele Evans for Chair for 2021. No other nominations; Evans elected unanimously.
• Vice Chair Election: New Chair Evans opened floor. Commissioner Bernardo was initially nominated but withdrew. Sam Shihadeh was then nominated and elected unanimously as Vice Chair.
• Standing Committee Assignments: The Housing Subcommittee was confirmed with members Norm Faria, Michele Evans (as member, replacing Sam Shihadeh as alternate), and Sam Shihadeh as alternate. The Historical Preservation Committee was proposed to keep its current makeup, with no budget for grants this year.
• Staff Announcements: The first meeting in February will be cancelled; the second meeting will proceed. Also, there was no holiday celebration in 2020; the pooled budget (~$70–85 per person) will double for a future in‑person gathering.

Key Outcomes

• Item 3 – 478 Baden Avenue: Approved unanimously with the following actions:
  • Determined the project is categorically exempt from CEQA (Class 1 and Class 31).
  • Approved Certificate of Alteration HR2000‑1 and Design Review Permit DR19041, subject to a new condition that the bay window on the addition be modified per Planning Commission direction and to the satisfaction of the Chief Planner (in coordination with Commissioner Murphy).
• Item 4 – 751 Gateway Boulevard: Approved unanimously with two separate resolutions:
  • Resolution certifying the Final Environmental Impact Report (EAR19‑0005), adopting the Mitigation Monitoring and Reporting Program and Statement of Overriding Considerations.
  • Resolution approving Planning Project P18‑0064, including Precise Plan PP20‑0004, Use Permit UP19‑0013, Design Review DR19‑0035, and Transportation Demand Management Plan TDM19‑0006, subject to the draft conditions as clarified by an errata sheet.
• Item 5 – Reorganization:
  • Michele Evans elected Chair for 2021.
  • Sam Shihadeh elected Vice Chair for 2021.
  • Housing Subcommittee membership confirmed.
  • February 4 meeting cancelled.