South San Francisco Planning Commission Regular Meeting - May 18, 2023

On Thursday, May 18, 2023, at 7:00 PM, the South San Francisco Planning Commission held a hybrid in-person/virtual regular meeting. Chair Alex Tzang presided, with Commissioners Norman Faria, Sam Shihadeh, Michele Evans (absent), Sarah Funes (remote), Aysha Pamukcu, and John Baker present. The meeting covered two public hearings: an indoor soccer facility use permit and a major office/R&D development at 120 East Grand Avenue, plus consent calendar items.

Consent Calendar

• The Commission unanimously approved the draft minutes from the April 20, 2023 Planning Commission meeting.

Public Comments & Testimony

• One written public comment was read into the record from Andrea Martinez, on behalf of the California Office of Traffic Safety and Caltrans, reminding residents of the Go Safely California campaign. No other non-agenda public comments were made.

Discussion Items

• Item 2: Indoor Soccer Facility at 152 Utah Avenue – Associate Planner Victoria Kim presented a use permit application for a 5,000-square-foot indoor soccer field within an existing 75,000-square-foot warehouse. Maximum occupant load is 26 (2 staff, 24 players). Hours: Monday–Friday 4 PM–11 PM, weekends 9 AM–11 PM. Existing 37 parking spaces (2 accessible) were deemed sufficient per a parking study. No exterior changes proposed. Applicant Omar Hernandez stated the facility would host rental pickup games, with no spectators expected. The Commission expressed strong support for filling a recreational gap in the community.
• Item 3: 120 East Grand Avenue Office/R&D Project – Principal Planner Adena Friedman presented a proposal from Trammel Crow Company for two office/R&D buildings (60% lab, 40% office), an amenity building, and a parking structure totaling ~500,000 square feet. The project requires a Design Review, Vesting Tentative Map, Transportation Demand Management (TDM) Plan, and CEQA determinations. Key details: 756 parking spaces (1.5 per 1,000 sq ft, under the 825 maximum), 114 bike parking spaces, 76 EV charging stations (7 accessible), 10-foot sidewalks, all-electric design targeting LEED Gold, and approximately 1,000 employees anticipated. The project aligns with the Downtown Station Area Specific Plan and is adjacent to the Caltrain station. Staff recommended approval, citing $30 million in impact fees ($17 million transportation, $8.5 million affordable housing linkage). Commission discussion focused on parking oversupply (Commissioner Baker noted 756 spots vs. 50% drive-alone target), EV charging adequacy, TDM enforcement, loading dock management, and community communication about public benefits. The Design Review Board had previously recommended approval in August 2022.

Key Outcomes

• Item 2 – Motion to approve the Use Permit and CEQA categorical exemption (Class 1) passed unanimously (6-0).
• Item 3 – Two motions were approved:
  1. CEQA Resolution (addendum to 2015 EIR, infill exemption, statutory exemption) passed 6-0 (Commissioner Funes voted yes with reservations regarding parking and EV charging).
  2. Entitlements Resolution (Design Review, Vesting Tentative Map, TDM Plan) passed 6-0.
• The Commission directed staff to explore improved public communication about development benefits and fee expenditures. The next meeting was noted as cancelled for June 1, with the following on June 15.