South San Francisco Planning Commission Meeting – November 20, 2025

This meeting of the South San Francisco Planning Commission convened on November 20, 2025, at 3:00 PM. The commission considered two residential development proposals: a single-family home at 52 Franklin Avenue and a six-unit townhouse project at 616 Maple Avenue. Both items received public input and were approved after discussion on environmental mitigation, neighborhood impact, and displacement concerns.

Consent Calendar

• Approval of minutes from the October 16, 2025 Planning Commission meeting was moved and seconded. The motion passed unanimously (7-0).

Public Comments & Testimony

• 52 Franklin Avenue: No public comments were offered during the public hearing. One written comment from a neighboring property owner about a V-ditch drainage was noted by staff and addressed during discussion.
• 616 Maple Avenue: Two speakers addressed the commission:
  • Dave Rodriguez (resident at 617 Maple) opposed the project, citing displacement of the existing tenant family (Erica, her husband, and two children, one with special needs), increased traffic and parking congestion (18 cars on the street), and the scale of six units on a single-family block.
  • Brenda Rodriguez echoed displacement concerns, asking what the city would do to help the family forced to move. She also noted that no guarantee exists from the landlord to assist the tenants.
• Additionally, eight e-comments were received (two from the same submitter) and attached to the record.

Discussion Items

• Item 2: 52 Franklin Avenue – Single-Family Home with Debris Barrier
  • Staff planner Billy Gross presented the project, which proposes a new home on a vacant lot that experienced a debris flow in 1982. The site is in a low-density residential zone with a hillside overlay. A draft Initial Study/Mitigated Negative Declaration (ISMND) identified potential impacts to biological resources and geology/soils. Mitigation measures include pre-construction surveys for raptors and hoary bats, and a debris basin maintenance plan to be recorded on title. The debris barrier is designed to hold 543 cubic yards of material (exceeding geotechnical recommendations). The wall ranges from 12 feet tall near the house to 3 feet at the rear. The home will have a two-car garage, second-floor living, and a roof deck. The project meets all development standards. The city received no comment letters on the draft ISMND.
  • Commissioners questioned the stability of the hillside, maintenance schedule (annually or after storms), drainage over the V-ditch, and whether increased storm intensity was modeled. Staff explained that licensed geotechnical engineers designed the barrier based on site-specific data, and the maintenance plan will require preventive inspections. Chairperson Funes, who lives on Sign Hill, shared personal experience with debris and drainage, emphasizing homeowner responsibility.
  • Applicant representative Karen and designer Jeff answered questions, describing the debris catchment wall with a whip hose drainage system, stream cables to deflect debris, and an access path for cleaning. They confirmed no direct outreach to neighbors beyond the required 300-foot mailing.
• Item 1: 616 Maple Avenue – Six-Unit Townhouse Project
  • Senior planner Victoria Kim presented the project: four residential buildings (two townhouses on Maple, two stacked flat buildings on Hawthorne) totaling six units on a 10,005 sq ft lot zoned Downtown Residential Medium (DRM). The existing single-family home is non-conforming and will be removed. Ten parking spaces (two enclosed) and bicycle parking are provided. The project is within a transit station area and categorically exempt under CEQA Class 32 (infill). Staff recommended approval.
  • Applicant architect Winnie Tam described the design: two-story front along Maple to match neighbors, three-story rear buildings with fire-access grading. A cut-and-fill terrace enables fire truck access from Maple (Hawthorne is only 20 ft wide). All units will have sprinklers.
  • Public speakers opposed the project solely due to displacement of the current tenant family and potential parking/traffic impacts. Commissioner Baker noted a state law (demolition of residential units) may apply and promised research.
  • Commissioners asked about open space (912 sq ft provided, meeting the 100 sq ft/unit requirement), trash bin locations (shown on site plan: 12 bins for four units, pulled to landscape on pickup days), and fire department access. Fire Marshal Ian Hardage confirmed that fire access is on public streets, with sprinklers providing adequate safety; engines have rear outlets to navigate narrow lanes.

Key Outcomes

• 52 Franklin Avenue: Two motions were made and passed unanimously (7-0):
  1. Adopt the resolution making findings and adopting the Initial Study/Mitigated Negative Declaration.
  2. Adopt the resolution making findings and approving the design review and other planning entitlements, subject to draft findings and conditions of approval. The project was approved.
• 616 Maple Avenue: Two motions were made and passed (5-0, with Commissioners Evans and Vice Chair Pomakoo absent):
  1. Determine the project is categorically exempt under CEQA Class 32 (Section 15332).
  2. Approve the design review and entitlement requests (P23-0086/DR 23-0019), subject to draft findings and conditions. The project was approved.
• Additional: Staff committed to researching state law regarding tenant displacement and relocation requirements. Commissioner Shahade urged the city to involve displaced residents in the process.