South San Francisco Planning Commission Regular Meeting - August 5, 2021

The South San Francisco Planning Commission met virtually on August 5, 2021 at 7:00 PM to consider a consent calendar, a public hearing for a use permit for an indoor sports facility, and an informational presentation on the zoning ordinance update. All items were addressed with unanimous votes where applicable.

Consent Calendar

• Minutes: Approved minutes of May 6, 2021 and June 17, 2021 unanimously.
• Master Sign Program Amendment: Approved amendment to the Master Sign Program at Alexandria Vista Point in the Business and Technology Park Zoning District, with a finding of categorical CEQA exemption. Vote: 7-0.

Public Comments

No members of the public spoke during oral communications or provided written/voicemail comments on items not on the agenda. No public comments were made during the public hearing.

Discussion Items

Use Permit for Indoor Sports and Recreation Facility (1 South Linden Avenue)

• Staff presented a request for a use permit (UP21-004) to allow a mixed martial arts training center (El Niño Training Center) in an existing multi-tenant building. The facility would occupy unit 7 of 1 S. Linden Avenue, operate with split hours (M-Sat 10am-2pm and M-F 4-9pm), employ up to 3 staff, and host a maximum of 24 students at any time. No exterior modifications are proposed. Parking analysis showed 148 existing spaces, with 15 required for the new use (1 per 2 students + 1 per employee) and 111 for existing tenants, totaling 126 required – sufficient parking exists.
• Applicant Gilbert Melendez, owner and professional fighter, described the business: classes in boxing, kickboxing, jiu-jitsu, and wrestling, with COVID-19 protocols including temperature checks, sanitization stations, and mask requirements. He stated he closed his San Francisco location to focus entirely on South San Francisco.
• Commissioners asked clarifying questions (e.g., class separation for kids and adults) and expressed strong support, highlighting the benefit for youth and the appropriateness in the Mixed Industrial zone. No opposition or public comments were received.
• Vote: Motion to approve the use permit and CEQA exemption (Class 1, Section 15301) passed 7-0.

Zoning Ordinance Update – Informational Presentation

• Principal Planner Billy Gross introduced the zoning code update, part of the General Plan process. Consultants Monica Sidlick and Roger Eastman from Lisa Wise Consulting presented:
  • Overview of conventional vs. form-based zoning.
  • Community feedback from stakeholder interviews (20 individuals in March 2021): positive comments about flexibility and parking ratios; concerns about need for taller heights near transit, housing affordability, outdated specific plans, and desire for more green space and transit-oriented development.
  • Policy direction from the draft General Plan: encouraging a variety of housing types, transit-oriented communities, pedestrian-friendly downtown, and mixed-use in growth areas (El Camino Real, east of 101, Lindenville).
  • Technical review of zoning code structure: plan to reduce number of districts, add form-based zones in change areas, update signs and parking, and align with state law.
• Commissioners provided extensive feedback:
  • Commissioner De Paz Fernandez stressed the need for broader community engagement beyond technical stakeholders, noting that parking, building heights, and green space are major resident concerns not reflected in the stakeholder interviews.
  • Commissioner Murphy questioned whether form-based zoning’s flexibility could extend beyond the three change areas to other parts of the city.
  • Commissioner Tzang emphasized the need for objective design standards to reduce subjectivity in design review.
  • Commissioner Faria called for clear definitions on warehousing and retail ground-floor uses, and cautioned against inappropriate height placement.
  • Commissioner Funes highlighted gaps in transit, parking, green space, and disability access, and urged early and accessible public engagement, including teach-ins.
  • Vice Chair Shihadeh echoed concerns about architecture quality (e.g., “shoe boxes”) in high-density development and the need to preserve historic character.
  • Chair Evans summarized the desire to maintain South San Francisco’s historic fabric while meeting state housing mandates.
• Staff responded that community outreach will be expanded and that the consultant team is early in the process; the presentation will be given to the Community Advisory Committee next. No action was taken; the item was informational.

Key Outcomes

• Consent Calendar: Approved (7-0).
• Use Permit UP21-004: Approved (7-0) for El Niño Training Center at 1 South Linden Avenue, with CEQA exemption.
• Zoning Ordinance Update: Received as informational; staff will return with regular updates and more focused community engagement.