South San Francisco Planning Commission Regular Meeting - February 15, 2024

The South San Francisco Planning Commission held a regular meeting on February 15, 2024, at 7:00 PM in the Council Chambers. The meeting included a consent calendar with five routine items, a public hearing on a new seven-story office/R&D building at 439 Eccles Avenue, and the annual reorganization of the Chair and Vice Chair positions. All items were approved unanimously (6-0) with Commissioner Shahade absent.

Consent Calendar

• Item 1: Approved the draft minutes from the December 21, 2023 Planning Commission meeting.
• Item 2: Approved a Master Sign Program and Design Review for Phase 1 of the Southline Campus at 50 Tanforan Avenue, including a CEQA determination.
• Item 3: Approved a Master Sign Program and Design Review for a 195-unit multifamily residential development at 401 Cypress Avenue, with a categorical CEQA exemption.
• Item 4 & 4a: Approved a resolution finding that acquisition of several properties (APNs 091-022-010, 091-022-020, 091-022-030, 091-025-010, 091-034-080, and 015-031-090) via a Chapter 8 Tax Sale conforms with the General Plan.
• Item 5 & 5a: Approved a resolution finding that acquisition of real property at 226-246 Grand Avenue (APNs 012-315-130, 012-315-140, and 012-315-150) conforms with the General Plan.
• All consent calendar items were approved by a single motion, 6-0.

Public Comments & Testimony

• Item 6 (439 Eccles Avenue): One written public comment was read into the record from Amy, Kiana, and Zoe, advocates for sustainable development. They expressed strong support for the project, noting the increase in green space, bioretention zones for stormwater management, bicycle parking, and the project's alignment with reducing car reliance and combating climate change. No in-person speakers addressed the item.

Discussion Items

• Item 6 (Public Hearing): Design Review, TDM Plan, and CEQA for 439 Eccles Avenue:
  • Staff presented a proposal for a seven-story office/R&D building (122 feet, reaching 146 feet with rooftop elements) and a detached six-story parking garage (66 feet) on a 2.6-acre site at 439 Eccles Avenue. The project would demolish an existing vacant warehouse. Key features include a central plaza (paseo) between the two structures, 448 parking stalls (maximum required), 23 short-term bicycle spaces (exceeding code), four of five required loading spaces (consistent with recent city practice), compliance with BTP-H zoning (FAR 2.0 with community benefits fee), and a Tier 3 TDM plan achieving the required 40 points. The project was reviewed by the Design Review Board on September 19, 2023, and recommended for approval with minor design recommendations. Staff recommended adoption of a CEQA determination (within scope of 2040 General Plan EIR) and approval of Design Review and TDM Plan.
  • Applicant representatives (Mike Sanford for Vigilant Holdings, David McAdams, Chris Avanzino, Leo Buendia from DGA, and Rich Sharp from Studio 5 Landscape Architects) presented the design. They highlighted the building's three-bay massing with tinted glass and metal shrouds, a jewel-like amenity space, balconies with bay views, a sculpted parking garage facade with solar canopy, and landscaping that creates terraced open spaces, a grand paseo, and strong connections to the adjacent rails-to-trails path. The project is designed for life science tenants and aims to activate the trail with two access points.
  • Commissioners asked about the paseo width (~65 feet), truck access (WB40 design for loading docks), and landscaping in the shaded paseo (honey locust trees, shade-tolerant groundcovers). The applicant confirmed compliance with all code requirements including parking.
  • All commissioners expressed strong support. Commissioner Evans commended the applicant for not requesting a parking variance. Commissioner Shihadeh praised the architectural design for making a massive building appear lightweight and for balancing materials (glass, wood, metal). Other commissioners noted the project's transit connectivity, green space, and responsiveness to context.

Key Outcomes

• Item 6: The Commission adopted two resolutions unanimously (6-0):
  1. CEQA Resolution: Made findings that the project is within the scope of the 2040 General Plan EIR and no further environmental review is required.
  2. Entitlements Resolution: Approved the Design Review and Transportation Demand Management Plan, subject to attached conditions of approval.
• Item 7 (Administrative Business): The Commission conducted its annual reorganization:
  • Chair: Current Vice Chair Norm Faria was nominated and elected as Chair (6-0).
  • Vice Chair: Commissioner Sarah Funes-Ozturk was nominated and elected as Vice Chair (6-0).
• The meeting adjourned with a memorial note for Jerry Evans, husband of Commissioner Michele Evans, who passed away in December 2023.