South San Francisco Planning Commission Regular Meeting - July 6, 2023

On July 6, 2023, the South San Francisco Planning Commission held a hybrid in-person/virtual regular meeting. The primary agenda item was an administrative business presentation on the recently released Draft Lindenville Specific Plan (LSP), which was published for public review on June 29, 2023. The meeting also included a consent calendar, announcements, and public comments. No public hearings were held.

Consent Calendar

• Item 2: Approval of the Master Sign Program and Design Review for a previously approved office/R&D project at 580 Dubuque Avenue. The commission unanimously approved the consent calendar (7-0).
• Item 1: Approval of the draft minutes from the June 15, 2023 Planning Commission meeting (also included in consent calendar and approved).

Public Comments & Testimony

• Stephanie Martin (in-person, resident and small business owner): Expressed interest in the plan's support for small businesses, artists, and families. She asked about interim measures to promote existing local businesses and arts while the long-term Lindenville district develops. She noted the need for small, affordable retail spaces to allow residents to own businesses and stay in the city.
• Daryl Yep (online, Vice Chair of the Bicycle and Pedestrian Advisory Committee, professional transportation planner): Voiced strong opposition to the proposed Utah Avenue Overpass and Produce Avenue Interchange project, which he described as a $136 million project that would expand roadways, attract traffic, and require eminent domain. He argued that the project conflicts with the LSP's stated goals of creating complete neighborhoods, climate resilience, and environmental justice. He urged the commission not to endorse the LSP until the city prioritizes projects based on cost-effectiveness and alignment with stated goals.

Discussion Items

• Presentation of the Draft Lindenville Specific Plan: Billy Gross (Principal Planner) and Eric Yerkovich (Raimian Associates) presented the plan. Key features include:

  • Vision: Transform Lindenville into a vibrant, inclusive, mixed-use neighborhood with jobs, housing, and open space.
  • Strategies: Establish character areas, create a complete neighborhood, build on industrial legacy, cultivate arts and culture, address climate resilience (flooding from Colma Creek, urban heat), enhance open spaces (40 acres total, including Colma Creek Greenbelt and Lindenville Linear Park), promote health/environmental justice, and rethink mobility (layered network approach).
  • Land Use: Three new form-based districts and six use-based districts; over 5,000 new homes with 15% affordable (inclusionary), 20% goal; height up to 160 feet with incentives for green building and open space; active ground floor uses overlay (10,000–15,000 sq ft of retail); arts and makers overlay along South Linden Avenue.
  • Colma Creek Greenbelt: 16 acres, flood protection, blue-green infrastructure, transfer of development rights program to incentivize private property dedication.
  • Next steps: Public comment period open until July 31, 2023; further presentations to boards and commissions; anticipated return to Planning Commission in August and September for recommendation and City Council hearings; EIR addendum expected in late August/September.

• Commissioner Questions and Comments:

  • Commissioner Funes asked about bike/scooter programs for adults; staff noted the existing successful youth bike program and said they would pass along the suggestion.
  • Commissioner Shihadeh expressed concern about the feasibility of acquiring private property for the Colma Creek Greenbelt, noting that incentives like waived fees may not be sufficient for relocating businesses. Staff clarified that the plan relies on market mechanisms and redevelopment over a 15–20 year horizon, not eminent domain.
  • Commissioner Evans asked about funding for infrastructure improvements (e.g., greenway, flood control). Staff noted coordination with OneShoreline and the need for future corridor studies to compete for grant funding.
  • Commissioner Funes raised anti-displacement strategies for existing industrial tenants. Staff described policies to help displaced businesses find new spaces within or outside the city.
  • Commissioner Funes also asked about connectivity to other neighborhoods; staff acknowledged current gaps and noted that the plan aims to improve pedestrian and bike connections through new streets and greenways.
  • Commissioner Baker questioned the viability of requiring ground-floor retail given vacancies in new buildings elsewhere. Staff highlighted the flexibility for temporary uses and the concentration of retail in a small neighborhood-serving hub.
  • Commissioner Shihadeh asked about the townhouse project on an old railroad easement and how the city would enforce compliance with the plan's connectivity goals. Staff indicated that projects must demonstrate compliance with the specific plan, and if not, may require amendments or conditional approvals.
  • Commissioner Tzang inquired about design standards, emphasizing the need for a clear rationale (the “why”) behind material and color choices to ensure cohesive character. Staff confirmed that the design standards are both performance-based and prescriptive, and will be discussed in more detail with the Design Review Board and at the August Planning Commission meeting.

Key Outcomes

• No formal vote was taken on the Lindenville Specific Plan. The item was informational only, with staff requesting high-level feedback.
• Consent calendar approved unanimously (7-0).
• Next Steps: Staff will compile public comments by July 31 deadline; present the plan to other boards and commissions; return to the Planning Commission on August 3, 2023, for further discussion on zoning amendments and design standards; and subsequently bring a recommendation to City Council in September.
• Commissioner requests: Several commissioners asked for future presentations to include more detail on design standards, mobility connectivity, flood protection implementation, and anti-displacement measures.