South San Francisco Planning Commission Regular Meeting - June 16, 2022

The South San Francisco Planning Commission met on Thursday, June 16, 2022, at 7:00 PM via teleconference. The meeting covered three main agenda items: a consent calendar item for the Capital Improvement Program, a public hearing for a new amenity building at 466 Forbes Boulevard, a public hearing for a major residential development at 40 Airport Boulevard, and an administrative report on the Zoning Ordinance Update. All items were approved or recommended for approval, with the Zoning Ordinance Update scheduled for further discussion.

Consent Calendar

• Item 1: The Commission unanimously approved a resolution finding that the proposed Fiscal Year 2022-23 Capital Improvement Program (CIP) is consistent with the City’s General Plan in accordance with Government Code Section 65401. The motion passed without discussion or public comment.

Public Comments & Testimony

• No members of the public provided oral or written comments during the meeting on any agenda items.

Discussion Items

• Item 2: 466 Forbes Boulevard – Design Review for Amenity Building

  • Staff presented a proposal for a 40,000-square-foot, two-story amenity building (50 feet tall) on a 3-acre site in the Business Technology Park zone. The building would include food service, entertainment, fitness facilities, and meeting spaces, with public access to some amenities. The existing 60,000 sq ft warehouse would be demolished, and 180 service parking spaces added. The Design Review Board (DRB) recommended approval on March 15, 2022. An Environmental Consistency Analysis (ECA) found no new significant impacts. The applicant team (FLAD Architects and Fletcher Studio) presented the design, emphasizing wind mitigation and connection to the Rails-to-Trails path. Commissioners praised the design, landscaping, and public-access elements. A motion to approve the project with CEQA findings passed unanimously (7-0).

• Item 3: 40 Airport Boulevard – 292-Unit Residential Development

  • Staff presented a comprehensive application including a General Plan Amendment, Downtown Station Area Specific Plan Amendment, Rezoning to a Planned Development District, Design Review, Transportation Demand Management Plan, and Affordable Housing Agreement. The project would demolish an existing 35,000 sq ft industrial building and construct an 8-story building with 292 units (15% affordable: 15 very-low-income units, 29 low-income units), 308 vehicle parking spaces (1.05 spaces/unit, unbundled for market-rate units), 135 bicycle parking spaces, and all-electric design. The site is 1.63 acres, bounded by Caltrain tracks, San Mateo Avenue, Airport Boulevard, and Highway 101. The DRB reviewed the project on March 16, 2021, and recommended approval. A Sustainable Communities Environmental Assessment (SCEA) was prepared, receiving three comment letters with no substantive concerns. The applicant (Blake Griggs Properties) highlighted community benefits, including $100,000 for bike lane improvements, $630,000 contribution to a Community Facilities District, intersection safety improvements (removal of slip lane), and a TDM plan to reduce vehicle trips by 20%. Commissioner discussion raised concerns about construction traffic, parking, and access constraints. The Commission added a condition requiring a construction coordination committee to manage traffic during peak hours. Two motions were made: (1) to adopt a resolution recommending City Council adopt the SCEA (passed 7-0), and (2) to adopt a resolution recommending City Council approve the entitlements with conditions (passed 7-0).

• Item 4: Zoning Ordinance Update (Administrative Business)

  • Principal Planner Billy Gross presented an overview of the draft Zoning Ordinance Update, which follows the recently updated General Plan. Key changes include: new form-based districts for change areas (e.g., El Camino corridor, Lindenville, South Airport), updated parking and TDM requirements, a community benefits program for non-residential projects (fee-based density bonuses), and objective design standards to comply with state law. The Commission received the presentation and agreed to schedule a future meeting for in-depth discussion, requesting additional materials such as a summary of major changes and metrics for community benefits. No action was taken.

Key Outcomes

• Consent Calendar Approved: Unanimous approval of the FY 2022-23 CIP consistency resolution.
• 466 Forbes Boulevard Amenity Building Approved: Design Review and CEQA findings approved (7-0).
• 40 Airport Boulevard Residential Project Recommended for Approval: Two resolutions passed unanimously (7-0) recommending City Council adopt the SCEA and approve the entitlements, with an added condition for construction traffic management.
• Zoning Ordinance Update: Commission will continue review at a future meeting; no vote taken.
• All meetings were conducted virtually under AB 361, with no public comments received.