South San Francisco Planning Commission Regular Meeting - May 1, 2025

The South San Francisco Planning Commission held a regular meeting on Thursday, May 1, 2025, at 7:00 PM in the Council Chambers. The commission considered three public hearing items: a conditional use permit renewal for a cannabis delivery-only operation, a new conditional use permit for a charter bus facility, and a design review for a new four-unit residential building. All items were approved unanimously or with an abstention. The meeting also adopted the consent calendar and included a brief public comment period.

Consent Calendar

• Minutes Approval (Item 1): The commission approved the April 17, 2025 Planning Commission minutes with a 5-0-1 vote (Commissioner Zhang abstained, noting he was absent that meeting).
• Baden Avenue Property Reconveyance (Items 2 & 2A): Approved resolution determining that the re-conveyance of the formerly City-owned property at 201 Baden Avenue from Firehouse Live LLC (Eden Housing) to the City is in conformance with the General Plan. The vote was 6-0-0 (Commissioner Zhang voted yes). Chairperson Funes-Ozturk expressed disappointment that the project had fallen through.

Public Comments & Testimony

• General Public Comment: No members of the public spoke during the initial public comment period.
• Item 4 – Charter Bus Facility: One speaker, Max Hollenbach (District 1 resident), spoke in support of the project, noting that existing buildings in the area are run-down and that the proposed improvements would benefit the neighborhood short-term. He also mentioned that similar bus and shipping operations already exist nearby.

Discussion Items

• Item 3 – Cannabis Delivery-Only CUP Renewal (500 S. Airport Blvd, Suite H): Staff recommended approval for a five-year term (to expire May 1, 2030). The applicant, The Loaded Bowl LLC (represented by Genevieve and Dalvin Martin, local residents), described their business as delivery-only with no signage or walk-ins. Commissioners asked about business challenges and the site’s legal non-conforming status. Staff clarified that the use became non-conforming after a 2022 zoning change but that staff supports continuation and may bring a zoning code cleanup later. The project is exempt from CEQA per Class 1 (Existing Facilities). No public speakers. The commission unanimously approved the renewal.

• Item 4 – Charter Bus Facility CUP (141 South Maple Avenue): Staff presented a request to operate a charter bus facility for A Perfect Express, Inc. (12 buses, 12 drivers) relocating from San Francisco. The site is in the T5 Lindenville (T5L) zoning district where fleet-based services are not currently allowed, but staff supported the project due to the original application date (2021), previous zoning allowances, and the surrounding industrial uses. The applicant proposes paving and striping the lot, adding 13 bus and 17 employee parking spaces, landscaping (9.4% of site), and lighting. No maintenance or fueling will occur on site. Operations are Monday–Friday 7am–10pm, weekends 7am–8pm. CEQA exemption: Class 1 & Class 4. Commissioner Zhang expressed concerns about future integration with Lindenville’s arts and crafts vision, but staff noted the site’s edge location and that the use would not preclude future redevelopment. One public comment in support. The commission unanimously approved the use permit.

• Item 5 – Design Review for Four Residential Units (328 Railroad Avenue): Staff presented a design review application to construct a new 2-story, 4-unit building (total 6 units on site) in the Downtown Residential High (DRH) zoning district. The project includes demolishing an existing detached garage, adding common open space, and landscaping. No additional parking is required (located within a transit station area). The Design Review Board had recommended an accessible path and more landscaping, which the applicant addressed in revised plans. The project is exempt from CEQA per Class 3. No public comments. Commissioners noted parking concerns but acknowledged the proximity to Caltrain and the goal of housing over cars. The commission unanimously approved the design review.

Key Outcomes

• Item 1: Approved minutes of April 17, 2025 (5-0-1, Zhang abstaining).
• Items 2 & 2A: Approved resolution for Baden Avenue property reconveyance (6-0-0).
• Item 3: Approved renewal of cannabis delivery-only CUP for The Loaded Bowl LLC for five years (unanimous, 6-0-0).
• Item 4: Approved conditional use permit for charter bus facility at 141 South Maple Avenue (unanimous, 6-0-0).
• Item 5: Approved design review for four-unit residential building at 328 Railroad Avenue (unanimous, 6-0-0).
• Adjournment: The meeting adjourned after completing all agenda items.