South San Francisco Planning Commission Regular Meeting

The South San Francisco Planning Commission held a regular meeting on Thursday, July 17, 2025, at 7:00 PM in the Council Chambers. The meeting addressed two major items: a proposal for a new In-N-Out Burger restaurant with a drive-through at 932 and 972 El Camino Real, and a Development Agreement to extend entitlements for an Office/R&D campus at 800 Dubuque Avenue. Commissioners voted unanimously on all items, with Commissioners Baker and Evans absent, and Vice Chairperson Pamukcu present.

Consent Calendar

• Approved the minutes from the June 5, 2025, Planning Commission meeting.
• Approved a resolution finding that the conveyance of SFPUC Parcel 21 from San Francisco to South San Francisco is consistent with the General Plan and state planning law. Both items were approved unanimously by roll call vote (Commissioners Faria, Shihadeh, Zhang, Funes-Ozturk aye; absent: Baker, Evans, Pamukcu).

Public Comments & Testimony

• Item 3 (In-N-Out Burger): Two members of the Maltese American Social Club spoke in support. Mary Vella Gomes, president, stated that In-N-Out had been responsive to concerns and that the club looks forward to a continued partnership. Charles (last name not given) requested a verbal commitment that In-N-Out would help the club continue operating as it has for 30 years.
• Item 4 (800 Dubuque Avenue): No public comments were received.

Discussion Items

• Item 3: In-N-Out Burger Restaurant (932 & 972 El Camino Real)

  • Staff presented the project: demolition of existing Burger King and mixed-use building; construction of a 3,887 sq ft restaurant with 112 seats (84 indoor, 28 outdoor), a 39-car drive-through queue, and 51 parking spaces. The applicant proposed extended hours (10:30 AM–1:00 AM Sunday–Thursday, until 1:30 AM Friday–Saturday) and a traffic signal at El Camino Real and Southwood Drive/First Street, to be completed within two years. The project qualifies for a categorical CEQA exemption (Class 32 infill).
  • Applicant Bridget Williams emphasized community outreach, including a January 2025 community meeting attended by ~70 people. The traffic signal, pedestrian gate to Centennial Way Trail, and 51 parking spaces (exceeding minimum) were highlighted. In-N-Out commits to ongoing community engagement and local hiring.
  • Commissioners praised the applicant’s responsiveness and the project’s design. Commissioner Shihadeh requested adding a condition requiring In-N-Out to address community concerns (beyond traffic) during the 4-, 8-, and 12-month administrative reviews. Staff agreed to amend condition 16 accordingly.
  • Vote: The commission approved the CEQA exemption (5-0) and the entitlements (Design Review, Conditional Use Permit, Master Sign Program) with amended conditions (5-0).

• Item 4: Development Agreement for 800 Dubuque Avenue (Office/R&D Campus)

  • Deputy Director Tony Rozzi presented: The project, entitled in July 2023, includes three buildings totaling ~850,000 sq ft. Due to market conditions (reduced demand, high vacancy, construction costs, federal funding cuts), the applicant seeks a 10-year extension of entitlements in exchange for prepaying the Community Benefit Program Fee (~$12 million, with $1 million due in 2026, $1 million in 2028, and $1.05 million in 2030; remaining at permit issuance). The agreement allows the applicant to walk away at year 5 without refund.
  • Applicant Justine Nielsen (IQHQ) stated the downturn is nationwide, but they are bullish on South City. The 10-year term was mutually agreed, with flexibility for amendments.
  • Commissioners expressed support, noting that such extensions are becoming common. Commissioner Zhang asked about the alternative (no extension), which would limit the applicant to an administrative one-year extension through July 2026. The commission recommended approval to City Council.
  • Vote: The commission recommended approval of the Development Agreement and CEQA consistency determination (5-0).

Key Outcomes

• In-N-Out Burger: Approved CEQA exemption and entitlements (Design Review, Conditional Use Permit, Master Sign Program) with conditions, including a modified condition 16 to allow administrative review of community concerns at 4, 8, and 12 months post-operation.
• 800 Dubuque Avenue: The commission recommended that the City Council approve the Development Agreement extending entitlements for 10 years, with prepayment of Community Benefit Fees as outlined.
• Both votes were unanimous (5-0) with Commissioners Baker and Evans absent.

Items from the Commission

• No additional items were raised.