South San Francisco Planning Commission Regular Meeting - August 18, 2022

The South San Francisco Planning Commission held a regular meeting on Thursday, August 18, 2022, at 7:00 PM via teleconference. The commission considered three major development proposals: a mixed-use project at 421 Cypress Avenue (99 residential units and a restaurant), a large residential/R&D project at 180 El Camino Real (183 units and 750,000 sq ft of office/R&D), and a 17-story office/R&D building at 121 East Grand Avenue (940,000 sq ft). All three received unanimous recommendations for approval to the City Council.

Consent Calendar

• Approved the draft meeting minutes from July 7, 2022, with a 7-0 vote.

Public Comments & Testimony

• Item 2 (421 Cypress Avenue): One speaker, a nearby property owner, opposed the project, citing construction noise, dust, nails, parking loss, and tenant displacement. She stated many neighbors feel decisions are predetermined. Several written comments were received, including a request from SFPUC to add a condition for a USA underground service alert due to a utility line.
• Item 3 (180 El Camino Real): Multiple speakers supported the project, including representatives from Safeway (adjacent tenant), local construction contractors, and union representatives who advocated for prevailing wages and local hire. No opposition was voiced.
• Item 4 (121 East Grand Avenue): No public comments were offered; no emails or voicemails received.
• Oral Communications: One member of the public appeared but deferred to speak on Item 2.

Discussion Items

• Item 2 – 421 Cypress Avenue Mixed-Use Development: Staff presented a proposal for 99 rental units (15% below-market-rate), a 1,500 sq ft restaurant (relocated Bertolucci's), ground-floor parking, and community benefits including a plaque and neon sign re-creation. The project requires a General Plan Amendment, Rezoning Map, Use Permit, Design Review, TDM Plan, and Affordable Housing Agreement. Density is increased via state density bonus (20%) and city’s increased density incentive program (169 du/acre). Discussion covered parking reduction (13 spaces below code, supported by TDM), ADA parking allocation, construction impacts on the neighborhood (multiple other projects underway), and community outreach (two meetings held). Commissioners expressed empathy for neighbors but found the project compliant and praised its respect for local history.
• Item 3 – 180 El Camino Real Residential/R&D Project: Staff described a 11-acre development with 183 residential units, three office/R&D buildings (~750,000 sq ft), a parking structure, and a Safeway grocery store (already under construction). Entitlements include Use Permit, Design Review, Tentative Parcel Map, TDM Plan, and an EIR Addendum. The project provides ~$2.4M for off-site improvements. Discussion focused on a design exception for building length above 45 feet (staff and DRB supported due to site size and massing break-up), parking reduction to 1.65 spaces/ksf (with 40% mode split TDM), and noise mitigation for residential within the airport 70 dBA contour (to be addressed in building permits). Commissioners commended the design, landscaping, and connectivity to BART/Caltrain. Construction coordination with adjacent projects was a noted concern.
• Item 4 – 121 East Grand Avenue Office/R&D Building: Staff and applicant presented a 17-story, 100% electric office/R&D building with 940,000 sq ft, ground-floor retail, public plazas, and a two-story parking podium. The project targets LEED Gold and a 47.5% mode shift. A Mitigated Negative Declaration was adopted after a 30-day public review (no substantive comments). The community benefits package totals ~$30M, plus ~$51M in impact fees. Discussion highlighted the site’s role as a transit hub next to Caltrain, generous public open space (over 1 acre), and design features like the “arrival plaza” and wind canopy. Commissioners praised the project for connecting east and west of 101, but expressed concern about cumulative construction impacts on traffic in the area.

Key Outcomes

• Item 2: Motion to adopt resolution recommending City Council approval of the project and environmental consistency analysis passed 7-0. An additional condition was added requiring a USA underground service alert.
• Item 3: Two motions passed 7-0: (1) Adopt the EIR Addendum; (2) Adopt resolution recommending City Council approval of entitlements with a condition that parking for below-market-rate units be bundled with rent.
• Item 4: Two motions passed 7-0: (1) Adopt the Initial Study/Mitigated Negative Declaration; (2) Adopt resolution recommending City Council approval of the General Plan Amendment, Zoning Text Amendment, Use Permit, Design Review, Tentative Parcel Map, and TDM Plan.
• Consent Calendar: Approved minutes (7-0).
• Staff Items: The September 1, 2022, meeting was canceled; the next meeting is September 15, 2022. Commissioners were informed that overdue stipends would be paid soon.
• Adjournment: The meeting adjourned after Item 4.