South San Francisco Planning Commission Meeting: Hotel, Bowl, Entertainment Permits - Nov 17, 2022
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South San Francisco Planning Commission Regular Meeting - November 17, 2022
The South San Francisco Planning Commission held a virtual regular meeting on Thursday, November 17, 2022, at 7:00 PM. Chair Sam Shihadeh presided but recused himself from Public Hearing Item 2 (Hometown Bowl) due to a business conflict. All commissioners were present except Luis De Paz Fernandez. The meeting covered a consent calendar and three public hearing items: a conditional use permit modification for Hometown Bowl, a new indoor entertainment use permit for a restaurant, and entitlements for a proposed 12-story hotel at Oyster Point.
Consent Calendar
- Approved the draft minutes from the November 3, 2022 Planning Commission meeting unanimously.
Public Comments & Testimony
- For Item 2 (Hometown Bowl): Two public comments were received: an email described the neighborhood as a "constant street party" with noise, litter, and safety issues, opposing extended hours; a voicemail from Kim Fam (owner at 1515 Urgent Care) also objected, citing late-night noise, loitering, and broken glass.
- For Item 4 (Oyster Point Hotel): Carlos Valdez, field representative for Carpenters Local 217, spoke in support of labor standards including prevailing wage, apprenticeship programs, and compliance monitoring.
Discussion Items
2. Hometown Bowl Conditional Use Permit Modification
- Staff Report (Stephanie Skangos): The 12-month review found the business compliant with most conditions except two: repainting the facade (Condition 13) and providing sound readings (Condition 18). Incidents reported to police dropped 40% from the previous review period (April to November 2022) and 85% from the initial period. Staff recommended modifying those two conditions and not requiring further periodic reviews.
- Applicant (Vincent and Kat Montez): Expressed that the permit helped the business survive; described security patrols, community outreach, and fundraising events. They committed to obtaining sound readings within 30 days.
- Commission Discussion: Commissioners asked about security, call numbers, and consequences for non-compliance. Staff clarified that revocation is possible through due process. Commissioner Faria praised the improvements. Chair Shihadeh recused himself.
- Motion: To accept the 12-month review, determine Condition 16 satisfied, and approve the modification to Conditions 13 and 18 as recommended.
- Vote: 6-0 (Commissioner Shihadeh recused; all others voted yes). Motion passed.
3. Indoor Entertainment Use Permit at 608 Dubuque Avenue
- Staff Report (Victoria Kim): The existing restaurant, HL Peninsula, sought a use permit to hold indoor events (birthday parties, wedding banquets, etc.) without needing individual special event permits. Hours remain 10:30 AM–2:30 PM and 5:00 PM–9:30 PM; maximum capacity not to exceed 350 people. No exterior changes. Staff recommended approval with a categorical CEQA exemption.
- Applicant: Did not present; stated readiness for questions.
- Commission Discussion: No public comments. Commissioners noted the straightforward nature and administrative efficiency.
- Motion: To make findings and approve the use permit subject to attached draft findings and conditions.
- Vote: Unanimous (7-0). Motion passed.
4. Oyster Point Hotel (367 Marina Boulevard) – CEQA and Entitlements
- Staff Report (Christy Usher): The project is a 12-story, 165-foot-tall, 350-room hotel with 232 surface parking spaces on 4.7 acres in the Oyster Point Specific Plan area. Reduced parking (down from code 350) was justified by peak demand analysis and proximity to transit. TDM measures include shuttle, bike amenities, and electric vehicle charging. A CEQA checklist found the project within the scope of the 2011 Oyster Point Specific Plan EIR. Staff recommended two resolutions: one for CEQA adequacy and one for entitlements (Design Review, Use Permit, TDM Plan, Development Agreement).
- Applicant Presentation (Conrad Garner, Ensemble Investments; Keith, SB Architects): Highlighted site constraints (former landfill), design to minimize footprint, elevated arrival at level two, rooftop restaurant/bar open to public, connection to Bay Trail and future ferry, and non-reflective materials for glare and bird safety.
- Public Comment: Carlos Valdez urged adoption of strong labor standards.
- Commission Discussion: Commended design responsiveness to windy conditions and landfill, praised architectural form (splitting ribbon concept), and project’s role in Oyster Point. Confirmed phased construction (24–30 months).
- Motions: (1) Adopt resolution recommending CEQA determination. (2) Adopt resolution recommending entitlements.
- Votes: Both motions passed unanimously (7-0).
Key Outcomes
- Hometown Bowl conditional use permit modification approved with modified conditions.
- Indoor entertainment use permit at 608 Dubuque Avenue approved.
- Oyster Point Hotel: Commission recommended CEQA consistency and entitlements to City Council.
- Next meetings: December 1 cancelled; December 15 regular; January 5 cancelled; reorganization in January.
- Commission thanked departing City Manager Mike Futrell for his service.
Meeting Transcript
You can start the meeting whenever you're ready for I have to. No. We are live, but you don't have to. Uh let me start the webinar. I'll let folks in. Create some folks to panelists that need it. Give me one second, I'll get to that so ready. Yeah. I refuse myself after the consent calendar, correct? Yeah, you can state during the ex party communications part. That you would recuse yourself for public hearing item number the first item, but number two. And then you can use your yourself at the start of that item. All right, folks, we'll get going in what's saying sixty seconds. Welcome to the Thursday, November seventeenth, twenty twenty-two regular meeting of the San Francisco Planning Commission. This meeting is being held in accordance recording in progress. This meeting is being held in accordance with the Brown Act as currently in effect under the provisions assembly bill 361, which allows attendance by members of the planning commission, city staff, and the public to participate and to conduct the meeting by teleconference. Teleconference locations are not open to the public. To provide a comment during the meeting, please use the raise hand function indicating you would like to speak, and you will be unmuted in order during that times reserved for public comments. You will have three minutes to make your comments. And we will read into the record emails or message comments that you provide. Please note that all commission time limits and rules of decorum will apply to public comments. This meeting of the South San Francisco Planning Commission is hereby called to order. Will you please stand and join me? Pledge of allegiance. One nation under God, indivisible with liberty and justice for all. Absolutely. Chair Shahade. Present here. Vice Chair Zhang. Here. Commissioner Freya. Here. Commissioner Murphy. Here. Commissioner Evans. Yeah. Commissioner Funis Ostrick. Yes, here. Mr. DePaz Fernandez is absent and has uh communicated that prior to the meeting. Thank you. Are there any changes to the agenda? No proposed changes. Chairman. Thank you. Does any member of the public wish to address the commission on an item that is not on the agenda tonight at this time? Please use the raise hand feature to indicate that you would like to provide a comment. At this time, I will ask the clerk if there are any members of the public who would like to provide comments, or if there are any comments received by email or voicemail. And no hands raised at the moment. Thank you.
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