South San Francisco Planning Commission Regular Meeting - December 15, 2022
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South San Francisco Planning Commission Regular Meeting - December 15, 2022
The South San Francisco Planning Commission held a virtual regular meeting on December 15, 2022, at 7:00 PM. The meeting included approval of minutes, an update on the Lindenville Specific Plan, and public hearings on three development projects. All commissioners were present (7-0). The meeting was conducted under the Brown Act via teleconference due to the ongoing state of emergency.
Consent Calendar
- Approved minutes from the November 17, 2022 Planning Commission meeting (motion by Commissioner Faria, second by Vice Chair Tzang; vote 7-0).
Public Comments & Testimony
- Oral Communications: One public comment was read into the record from an email regarding a traffic safety issue on Avalon Avenue, requesting a speed bump. The Chair noted it would be forwarded to the Technical Advisory Committee.
- Public Hearing - Item 3 (421 Cypress Ave): One written comment in support was received and noted; no oral public comments.
- Public Hearing - Item 4 (Dish Wireless Facility): No public comments.
- Public Hearing - Item 5 (304 Grand Ave): No public comments.
Discussion Items
Lindenville Specific Plan Update (Item 2)
- Staff (Billy Gross) and consultants (Eric Yorkovik, Tim Trujillo) presented the status of the Lindenville Specific Plan, including a Strengths, Weaknesses, Opportunities, and Threats (SWOT) analysis and three land-use alternatives.
- Alternative 1 concentrated mixed-use residential along Colma Creek, preserving the most industrial space; Alternative 2 expanded the residential footprint and created a communal open space along Colma Creek; Alternative 3 reimagined most of the west side of Caltrain tracks for residential and office, providing the most green space but reducing industrial land the most.
- Commissioners discussed the need to balance housing, industrial preservation, small business retention, open space, and mobility. Key concerns included displacement of existing small businesses, the feasibility of redevelopment, and the importance of community engagement. No formal vote was taken; staff will return in February 2023 with a preferred plan recommendation.
Mixed-Use Development at 421 Cypress Avenue, 209 & 213 Lux Avenue (Item 3)
- Staff (Stephanie Skangos) presented a proposal for a six-story mixed-use building with 99 residential units (including 15 inclusionary units: 5 very low-income, 10 lower-income), a 1,500 sq. ft. restaurant, and 99 parking spaces (90 in stackers). The project is within the Downtown Transit Core (DTC) zoning district and qualified for a 20% density bonus under state law. The applicant requested waivers from six development standards (e.g., open space, transitional height, parapet length).
- The applicant’s team (architect and representative) highlighted the preservation of the historic Bertolucci sign and the activation of the corner plaza with outdoor dining. Commissioners expressed strong support, noting the project’s consistency with the new general plan and zoning code, and its role as the first project approved under the updated standards. Both the CEQA resolution and the project entitlements resolution were adopted 7-0.
Wireless Communications Facility on PG&E Tower (Item 4)
- Staff presented a proposal by Dish Wireless to install three panel antennas, six remote radio units, and an equipment enclosure on an existing 99-foot PG&E transmission tower near Armour Avenue. The facility would operate at 0.25% of the FCC public exposure limit. The Design Review Board had recommended approval with a landscaping change, but PG&E fire mitigation requirements superseded that comment.
- Commissioners found the project appropriate and consistent with existing uses. The CEQA exemption and project entitlements were approved 7-0.
Conversion of Office to Residential Units at 304 Grand Avenue (Item 5)
- Staff (Christy Usher) presented a certificate of alteration and design review to convert ~2,600 sq. ft. of second-floor office space into four residential units within an existing historic building. No exterior changes were proposed except for a rooftop amenity behind parapets. The project was found consistent with the Secretary of the Interior Standards and exempt from CEQA.
- Commissioner Shihadeh recused himself due to a property interest across the street. Vice Chair Tzang chaired the item. The architect confirmed that no window modifications are needed. Commissioners praised the adaptive reuse and housing creation. The project was approved 7-0.
Key Outcomes
- Approved Consent Calendar: Minutes of Nov 17, 2022 (7-0).
- Approved CEQA Resolution for 421 Cypress Ave: Determined the project consistent with the Downtown Station Area Specific Plan EIR and exempt from further CEQA review (7-0).
- Approved Project Entitlements for 421 Cypress Ave: Design Review, Transportation Demand Management Plan, and Density Bonus (7-0).
- Approved CEQA Exemption and Entitlements for Dish Wireless Facility: Class 3 exemption (Section 15303) and Conditional Use Permit/Design Review (7-0).
- Approved CEQA Exemption and Entitlements for 304 Grand Ave: Class 1 and Class 31 exemptions, Certificate of Alteration, and Design Review (7-0).
- Staff Announcement: The January 5, 2023 meeting is cancelled; next meeting will be January 19, 2023, which will include reorganization.
- Commissioner Departure: Commissioner JulieAnn Murphy announced she will not seek reappointment; commissioners thanked her for her service.
Meeting Transcript
This corner, so help yourself, Tony. If you could also promote Tim True with uh Sarah, move by Chair Shahade. We are recording and in full attendance. Turn it over to you. Welcome to the Thursday, December 15, 2020 regular meeting of the San San Francisco Planning Commission. This meeting is being held in accordance with the Brown Act as currently in effect under the provisions of Assembly Bill six one, which allows attendance by members of the planning commission, city staff, and the public to participate and conduct the meeting by teleconference. Teleconference locations are not open to the public to provide comment during the meeting. Please use the raise hand function indicating you would like to speak, and you will be unmuted in order during the 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 San San Francisco Planning Commission is hereby called to order. Will you please stand and join me in the pledge of allegiance? I pledge allegiance to the flag of the United States of America and to the Republic for which it stands. One nation under God, indivisible with liberty and justice for all. Commissioner DePaz Fernandez. Here, Commissioner Murphy. Commissioner Evans. Here, Commissioner Farillo. Here Vice Chair Zang. Here. Chair Shahade. Here. All present. Are there any changes to the agenda? No proposed changes, Chair. 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 any comments, or if there are any comments received by email or voicemail. To the chair, it looks well, no comments received by phone or email. Um we do have e-comment turned on our agenda, and we received one comment on items not on the agenda. So I'm gonna read that to you. So that still gives cars the opportunity to speed down the hill onto the freeway. This makes it difficult to make a left turn out of Waverly on to Avalon. I'd like to propose another speed bump be placed further down the hill to make it safe for us to make that left turn. I have kids in my car. So it's very nerve-wracking every morning driving them to school. Thank you. And that concludes the comment. We'll pass this along to our uh technical advisory committee that reviews traffic issues. Thank you, Clerch. So, Angela, the issue will be addressed, and hopefully there will be some follow-up on the matter. Okay, next on the agenda is a disclosure of exportate communication. If any commissioner has had any communication with applicants, did any project visits have interactions with third parties or has any conflicts regarding any items on the agenda? You may disclose them at this time. If you would like to recuse yourself for an item, you can also do that at this time. So when the time comes, I will reduce myself. Noted, thank you. All right. Consent calendar.
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