Okay, so how do we?

I mean, can we remember her color?

Hello everyone, welcome to the November 20th, 2025 meeting of the San Francisco South San Francisco Planning Commission.

If I call this meeting to order.

Yes, here.

Commissioner Shade.

Here.

Commissioner Evans.

Here?

Commissioner Zang.

Here.

A vice chairperson Pomakoo.

Here.

Chairperson Punes.

Here.

Commissioner Baker is absent.

Let's stand for the President of Allegiance.

Commissioner Baker's walking in.

Commissioner Baker has just walked in.

Does any member of the public wish to address the commission on an item that is not on the agenda tonight at this time?

Please fill out the speaker card and give it to the clerk.

At this time, I will ask the clerk if there are any members of the public who would like to provide comments.

We have no public comments.

Okay, thank you.

Hearing no speakers, we will move on.

Next on the agenda is the disclosure of ex parte communications.

If any commissioner has had any communication with applicants, did any site visits, site or project visits, had interactions with third parties, or has any conflicts regarding any items on the agenda, you may disclose them at this time.

If you would like to recuse yourself for an item, you can do so at this time.

Hearing none, I will move on to the next item.

Next on the agenda is the consent calendar.

May we have a listing of the consent calendar items, please?

We have one item on the consent calendar consideration and approval of minutes from the October 16th, 2025 Planning Commission.

Does any commissioner wish to pull an item from consent?

Does any member of the public wish to address the commission on an item on the consent calendar at this time?

Please fill out a speaker card and give it to the clerk.

At this time, I will ask the clerk if there are any members of the public who would like to provide comments.

We have no public comments.

Thank you.

Hearing no speakers, I will entertain a motion on the consent calendar.

I move to approve the October 1625 agenda.

Roll call, please.

Commissioner Faria.

Yes.

Commissioner Shahade.

Yes.

Commissioner Baker.

Yes.

Chairperson Funes.

Yes.

Commissioner Evans.

Yes.

Vice Chair Pomacu.

Yes.

Commissioner Zhang.

Yes.

Thank you.

I will now open the public hearing for a hearing and a call for a staff report.

Okay.

Uh, item number two is report regarding consideration of design review and initial study.

Make mitigated negative declaration to construct one new single-family residential building at 52 Franklin Avenue.

Assessors parcel number 0120 39180 in the low density residential zoning district.

And items 2A and 2B are the resolutions, and Billy Gross will give the staff report.

Good evening, Chair, Vice Chair and Commissioners.

Billy Gross, principal planner.

Um, and I am presenting an overview of the proposed residential project at 52 Franklin Avenue.

So we'll start with this high-level aerial view that shows the general location of the subject lot on the north side of Sine Hill.

Zooming in more closely, this aerial view shows the Franklin Avenue cul-de-sac and the vacant lot at 52 Franklin.

This street view shows the existing lot with the previous foundation still apparent.

The lot is vacant because of a debris flow that occurred in 1982, which moved the garage and a portion of the previous residents on the site into the street.

The yellow lines that you see on the graphic show how the debris flow impacted the subject lot and some of the surrounding lots.

Slight damage, but this is the only one where the uh residence was displaced off of the foundation.

So the potential for a future debris flow still exists.

The areas that are highlighted in pink in this graphic indicate the previous debris flow scars that are still evident on the site.

And so as an environmental mitigation measure to protect against such a future debris flow.

The project is proposing to construct a U-shaped debris barrier on the rear one-third of the site.

This is a drawing of an earlier concept for the debris barrier, which has been outlined in green.

So this is the proposed site plan for the 52 residential Franklin 52 Franklin residential project, which is part of the project plans that you have.

Again, again highlighting the debris barrier in green.

And then turning to the section view, this shows how the debris barrier is intended to protect the new single family home.

Drawing also shows how the rear portion of the lot has a much steeper slope than the front portion of the lot.

The proposed residence, shown to the right, will result in a small amount of cut and fill on the site.

The bottom one is looking at the tallest portion of the wall that would be closest to the residence, and then the two up above are the side views.

The walls are tallest, about 12 feet closest to the residents, and then taper down in height to three feet at the rear of the property.

The proposed single family residence is designed to be similar in scale to neighboring properties, with the ground floor consisting of a two-car garage directly off the street and all habitable space located on the second floor.

The rendering on the left depicts the debris barrier wall and kind of at the rear.

The design team has used the barrier and the sloped roof to create a large roof deck that provides a significant amount of private open space.

One other comment I will make is that as part of the design review board review of the project, one of their conditions is that that wall and similar walls that are adjacent to the properties have the ability to plant vines or something similar that can grow on that to help soften the aesthetic.

This rendering shows the proposed house with existing neighboring homes.

As proposed, the proposed project meets all applicable development standards within the residential low density zoning district, all of the applicable hillside overlay district requirements, and all objective design standards.

As stated in the staff report, typically the construction of one single family residence in a residential zone would be considered categorically exempt from the California Environmental Quality Act and would not be subject to planning commission review.

However, there are exceptions to those exemptions, including if a project is located in a particularly sensitive environment.

For instance, if a project may be located in a biological habitat or on steeper potentially unstable slopes, a lead agency is required to complete initial study with this location, knowing of the previous debris flow, also being in close proximity to Sine Hill and some of the habitat there, we had to look at this in more detail.

So a draft initial study mitigated negative declaration was prepared by RCH group and Allison Knapp Consulting.

The ISMND identified the potential for significant environmental impacts related to biological resources and geology and soils, all of which can be mitigated to a less than significant impact with the implementation of a specific mitigation measures.

For the biological resources topic, it was found that the large trees located at the rear of the property could be habitat for raptors or other protected birds to nest on, or for hoary bats to roost within.

So the two biological resources mitigation measures basically require pre construction surveys to determine if either species are present, and then if they are to take appropriate identified measures that are detailed in the staff report and in the ISMND.

For the geology and soils topic, it was determined that ongoing maintenance of the debris barrier is required to prevent damage to the proposed residents.

So the debris basin, now it's on the right side of this graphic, is designed to accommodate approximately 543 cubic yards of material, which is which exceeds the recommendation by the applicant's geotechnical consultants, which was concerned by the city's geotechnical peer review.

That amount is in keeping with the estimated amounts from the 1982 debris flow.

So if a similar debris flow were to occur, the site has been designed to allow equipment to access the debris barrier.

This site plan shows the eight-foot setback on the west side, which is at the bottom of this graphic highlighted in blue.

Loading equipment would be able to use this passway pathway to access the rear to the debris barrier.

That corner that is highlighted in yellow, that's designed to be removed, um, and allow equipment access into the debris barrier so they can remove debris within the basin as needed.

Returning to the street front is rendering this uh required debris access barrier is again highlighted in blue.

So the way the mitigation measure works prior to issuance of building permits, the applicant would be required to submit a debris basin maintenance plan for city approvals and ultimately to be recorded on the title of the property.

With the implementation of these three mitigation measures, the project would not have any significant environmental impacts.

I will note that the city did not receive any comment letters related to the draft ISMND from the public or from reviewing agencies.

Um I will go back to this graphic.

You all have a hard copy of a comment that was received this evening from a property owner to the east.

Speaking towards a V ditch that is on the rear of five to eight properties in this area.

You can see that in the dashed lines that kind of go through the middle of this lot.

Um typically it's an open V ditch for all the other properties with the construction of this house, the house will just enclose that on their property, but it won't preclude drainage from continuing from the property that's uphill immediately to the west and going down.

And so the issues that the letter brought up in terms of debris coming into the VDIC, this will actually preclude that from happening on this property, and but it this project will not impact the rest of the properties in terms of the functionality of that VT.

So just wanted to note that in conclusion, staff believes that the proposed residential project is well designed to fit into the existing neighborhood and to protect against future debris slides.

Actually, finding this is uh a nice solution to incorporate all of this together in a way that isn't readily visible, but still is in keeping with the surrounding homes.

And so, based on this, staff is recommending that the planning commission make the two uh motions on the screen.

First to adopt the resolution making findings and adopting the initial study mitigated negative declaration, and second to adopt to make a motion to adopt the resolution making findings and approving the entitlements request for the 52 Franklin Avenue Residential Project.

Um that ends my presentation.

Happy to answer any questions.

The property owner and design team are also here this evening.

They don't have a presentation, but they're happy to answer any questions that the commission might have.

Thank you.

Does any member of the or do any of the commissioners have a question for staff by the applicant?

Go ahead, Commissioner Baker.

You can go first.

Thanks.

Um, my concern, my question is um were the circumstances that led to the slot debris slide in 1982.

Thank you.

Unusual.

I mean, are have they been is the hillside stable now?

That's basically my question.

There's no definitive way for us to say that.

So I'm going to go back to the graphic.

The debris flow happened on private property.

One anecdotal note is we've had some very large rain events in the last obviously in the 40 years since this happened and there hasn't been a recurrence.

At some point, there's a there's definitely the possibility that something like this could happen again.

I don't know that it would be to the same extent.

So for this project, basically the the we're trying to solve for if a similar event happened, could we protect a residents from that?

And that's the way the debris barriers designed is to protect from if this same event happened again, that uh debris barrier is large enough to be able to hold the debris flow that happened in 1982.

I'm look because I'm looking on this overhead and then on the uh one taking, I guess, probably during the spring or summer on on Google, and there's not a lot of vegetation behind that line of trees, so I was just that's was one of the word my concerns.

Uh, you did answer the other question that I was gonna have of, you know, is this going to be the debris catch right for is that gonna be continually um cleaned out because I'm assuming it would be cumulative over the years, and uh at some time it's gonna have its weight.

Um, is it is there going to be a certain schedule the city's gonna retire require, like clean it out like at least once a year, whether there's been a slide or not, or is it just going to be as needed?

The uh that's actually I don't have a slide for it, but the debris basin maintenance plan basically asks for all of that.

Like they'll have to put together a a timing of when they would look at it, probably at least annually, so that it's preventative and not just if something happens that they're only taking it out, um, after the fact that they will have to be preventative as well.

But we would um look for all of that detail to be in that maintenance plan that would be required before we issue building permits for any work on the site.

Great, thank you.

That's well, yeah.

Commissioner Thing, there's sure.

Uh Billy, can you go back to that uh site plan where you show the V ditch with the dashed line?

Uh mainly I just want to understand how is the building over that not blocking the flow from one property to the other?

Like how how is this construction over it not blocking?

The reason why I asked is like I had I have quite a few like hillside jobs and stuff like that where they have the V Dage and eventually basically even the side fans are are clipping those ditch and stuff like that.

So I just wonder how how what what you just mentioned that this building will not prevent prevent the flow.

What does that mean?

The building would be designed to enclose it within the property itself, property lines, and so it is enclose it already.

Correct, but it wouldn't it wouldn't preclage is still going to have to so drainage in this sense would come from the bottom um the uphill property.

So it has to be designed in a way that allows the drainage to still go into the ditch that then is enclosed through this property, and then it would allow it to go underneath the house, and then it opens back up on the property to the downhill.

And so I don't know exactly what that final condition is going to look like.

That is one of the conditions of approval from our engineering public works division is show a detail of what that will be.

Um but my thought is that it basically still allows for the V underneath, it'll have a cap on top of it, but water would still be able to flow from the uphill property through underneath this house to the downhill portions.

I think though that probably would be a critical critical item to uh ensure or enforce uh in that case.

Um but sure.

I I trust you guys.

There's a lot of details that have to be figured out for all of this engineering when this project moves forward to construction.

Any other commissioners?

Commissioner Pumpkin.

Thank you.

Um apologies if I missed this.

The maintenance of the wall, is that the responsibility of the property owner?

Correct.

Okay.

Yeah.

This everything that is part of this project would be uh maintenance requirement for the property owner.

Yeah.

Okay.

Um and then um Commissioner Baker kind of touched on it, but have you all been able to do any uh modeling for, you know, if there were to be like increased storm intensity, if this setup could withstand um, you know, maybe more extreme weather events, which seems like you know, is a possibility.

I am definitely not a geotechnical engineer, but what I can say is that there have been a lot of different geotechnical engineering groups that have looked at this.

This this project has been some version of this project on this property has been mowing around for longer than I've been with the city now.

Um, and so there's been a lot of potential um solutions being looked at, and I know there's been a lot of boring trying to figure out where the scar are, what were areas that could um be potential future debris slides, and so what they provided is their best educated kind of calculations of what a slide would be, um, like the amount of material that would come down, and so I don't know that that would increase if there were larger storm events.

As we're saying, there have been quite a few really large atmospheric rivers that have gone through in the last years, and there haven't been any slides.

Um, and so I'll just end by saying the design as proposed is what um licensed geotechno engineers have come up with as being kind of the best designed to withstand what they would foresee happening um on the site.

Thank you.

Yes, yeah, to the chair.

Maybe I can chime in.

I built the house and I presently live in the house right on Sine Hill, so my backyard have the same issues, but when I built mine, there's big retaining wall to prevent that, plus the water, and I have you know, it's because all the homes on the hill.

The water goes underneath the homes, and a lot of them flood, and some of them have the foundation has been impacted.

I put a fringe drain on the sides, whereby the water doesn't bypass this underneath the house.

So that could be a recommendation for them, but the past few years with the massive rains, we've had a lot of debris, a lot of junk come from the hillside, and the city does.

I think last year I believe we had big rainstorms, and the city came, you know, the city, parks and wreck, and that cleared the debris because it got up to the storm drains on the on Roka where I live, so it would be the same conditions for you know Franklin and that area.

So I don't think anybody can gauge it.

It's nature.

Some of the mitigation measures, once the trees were cut from the hill, remember a few years back we had the fires?

So a lot of trees were cut, which is gonna prevent a lot of debris from gathering on the hillside, and they're not coming down when we when we do have rainstorms.

So some measures have been taken by the city mitigation.

And I know recently in the city, often like recently, we all have that drain in the back where the water comes down.

Those we have to clean as residents, but the city also helps out in that in that measure.

So I think it's a collaborative effort, but primarily the homeowner has the main responsibility.

So the debris barrier basically goes almost from property line to property line.

So any debris that would be coming down the hill is likely to go into the barrier.

Um, and then so that'll be a big part of as Commissioner Baker was talking about the maintenance plan, you have to check it after storms and such.

Maybe you need to clean things out.

Um there is a drainage plan that takes things that come into the debris barrier, deals with that.

Um for the residence itself, um it will basically be blocked from most of that debris because of the barrier behind it, and so it has its own drainage system.

I think a lot of it basically goes underground, takes it down to the street to the storm system.

Um so the last thing I was gonna say is all the trees that are in the rear will be removed to be able to construct the barrier and to do some of the regrading, and so um that is one of the byproducts of of this design.

But yeah, there all the trees that you see in the photos that are at the rear of the lot, those won't be on this lot anymore with the construction of this.

Great, thank you so much.

Sorry.

My last comment is relative to the neighbors' comments.

Yes, it it you know, if one area behind a certain house is all clogged, the water's gonna drain and debris gonna go to the neighbor's house.

So that is issue that needs to be addressed, but it's beyond their control, and everybody has to, you know, do their share.

Thank you.

Any other commissioners?

Yeah, of course.

Um, this uh isn't something you necessarily need to answer today, but I'm wondering because there's been so much uh rigorous research and looking into kind of what it would take to make this right like safer for the property for the neighbors, um, kind of like how everyone has to cooperate to to make this area safe.

I'm just curious because there are so many other homes on slopes and there are like some similar contexts.

If there are learnings from this that could be useful to other property owners in similar situations, um, just wondering if there's an opportunity there to, you know.

If there's any information here that would be useful to other folks, all of the documents, all the geotechnical reports are part of the public record, and so neighboring property owners could come look at that, but I will preface that by saying all this was looking at the impacts to this property, they weren't looking at uh adjoining properties, other than we we did receive uh inquiry from the property owner to the west, which is uphill on the downside of this one of this graphic asking could the debris walls cause a debris slide to basically ricochet off and go onto their property, and the geotechnical um engineering team was able to say that no, that that would not the way it's designed, it would not cause them to do that.

But in otherwise, there's been no there might be some information about where the site's likely to come from on the uphill property on the signal property, but uh other improvements for other lots probably would be minimal from this, yeah.

Just quick question on that one toward the lots and the ditches and other properties.

Is it part of the personal property or is it county property, or is it I'm just asking in general for my part of their personal properties?

Okay.

Um so then there's some response, but I just want to ask for my own identification.

The person who provided the letter is at the very downhill of that.

So all of the drainage ends on their property.

Yes, Commissioner Shahidi said, I mean, you have drainage.

I know with my property at home that we have drainage in back, and we had one neighbor decided to put different piping in, so it kind of just created it like a funnel, so it back up on the others.

But that's the result of something done in proper.

Sounds like this property, they've at least got a plan.

So can we hear from the property owner about the issues that we've been addressing, and the designer maybe we've addressed several issues.

Okay.

My parents are the owners of the first thing.

Welcome.

So hi, my name is the bringing.

Okay.

Good.

Yeah.

Okay.

My name is Karen.

My parents are the owners of the property.

Um, I'm here to answer any questions that you may have, but we also have Jeff here who is part of the design team who has more knowledge of the technical side of things as well.

So, yeah, for me, come on.

Jeff, come on.

Hi, my name is Jeff.

I'm sorry, what's the questions again?

Most of questions again.

To address some of the concerns that we've raised here.

Oh, okay.

How you're gonna prevent all that debris, the water, how it's gonna be captured, and the impact on the neighbors.

Okay, we do have a uh joinage design for this particular lot, and I believe there's like I believe we sent out uh most updated drainage plan to Billy.

I think this today, is that right?

The Mart just have the T-Sign finish, having like a drainage.

Um share it with us.

Uh yes.

We do have like a whip hose on the uh debris, catchmen wall, and it drain out to uh a pipe and connect to a catch basin and to a uh topic facilities, like home straining system.

Um to the city's catch basin, yes.

Yeah, to attach basin and connect to a uh storm water system.

And if you see this plan on the back of the law, you also see those like a fencing, like we stream cables, like those cables uh it's kind of like a uh um uh what's that called like a barrier like uh in case of this there's a debris coming from the hill, it's deflect all these like the energy, so so we won't have a lot of uh uh big rocks or goes into the uh the uh catchment zone.

So that's part of the design team that has that.

And uh and I believe the design we we have uh so many variations of the line, and this is the last one, and I think the cities require us like uh uh somehow build uh the way that can catch as much as a stir or soil from wherever the lands lie or wherever you have like like uh the history that you have.

Like a good sorry, excuse me.

Yes, you name it, it comes down, big rocks, small rocks, trees.

Yes, we'll catch it.

Yeah, garbage, you nice, yes.

You know, soil, etc.

So, whatever.

Yes.

And and then the uh the owners have to that's why we create another like uh SS that the uh bottom of the uh the um highlight in yellow, and the owner or to CD might have to uh have access to access to maintain that area.

Let's say the debris of the soils at the food they have able to clean it up and things like that.

But that's uh homeowners' responsibility.

I'm sorry.

Right.

Uh you guys have any other questions.

Commissioner Evans.

Have you um talked or presented to the uh surrounding property owners what's going on?

No, not directly, but they've um they've had comments that have been addressed.

Right.

Yes.

I mean, this possibly I think was like a weed I don't know what we because uh um I think the the uh uh previous owner the contact the uh neighbors.

Okay, yes, just insurance.

I can just say that um so for this meeting for the publishing of the initial study mitigated negative declaration.

We sent a mailing to all property owners and tenants within 300 foot radius.

Um otherwise, like for most single-family homes, there's no requirement for um reaching out to neighbors for this.

And so uh I did have conversations with the proper the uphill property owner, but no other property owners reached out except for the letter you have today.

Um that property owner reached out today.

Um no one else approached the city with any questions either.

Just as a FYI.

Thank you.

Thank you.

Does any member of the public wish to address the commission on this item at this time?

Please fill out a speaker card and give it to the clerk at this time.

I will ask the clerk if there are any members of the public who would like to provide comments.

We have no members of the public wanting to provide comment.

Okay, thank you.

So I'm gonna close the public hearing and turn the matter over to the commission for discussion.

Roll call, please.

Commissioner Baker, any comments?

Uh no, I I think um I'm kind of surprised it took 43 years to get a new project here.

Um but it does sound like there'll have been a lot of challenges in the terrain and the uh mitigation, etc.

Um I I was a little hesitant until I heard about the uh maintenance plan.

Um, and with that, I think my concerns are addressed.

I'll be fine with this.

Commissioner Zing.

Uh so Richard.

Uh yeah, normally single family homes uh don't need our approval, so I'm just literally focusing on uh whether this is creating you know adverse impact to neighbors, like I don't care how much they spend money on the on the retaining walls gonna be costing them a lot, but um uh so I I do find that the solution is more than adequate and uh I do trust engineering and planning and building department and determining that I mean they would they will be the expert, the plan checker will be expert to say that this is good.

Like so, so with you know, I I just need to uh ensure that you know souls report is being done, uh which is done, and then there's a maintenance plan.

So everything is pointing to uh me uh supporting this project.

Thanks.

Commissioner Pomako.

Um thank thank you uh staff and uh for all the the work and research that has gone into this.

Um I think it's uh good use of a very difficult lot, and um I appreciate that the solution is uh very safety-minded um and you know can be an improvement for the the whole neighborhood in addition to the specific property.

Thank you, Commissioner Free.

In quick submission, I think um I got a comment, because as you say, you when Mother Nature wants to r raise up and make make a plan, she can be very hard.

At least they're showing they've attempted to at least have some resource there to minimize the impact if there is damage, the other neighbors are that's just part of where they live, and uh at least there's a plan there to uh address uh another incident.

So I comment them on that.

Commend them on that, Commissioner Zahade.

Yeah, no, I'm I allude I salute you for you know a job well done because I've built the house, and I know the challenges, and there are many, and I hope you try your best to mitigate you know all the issues.

I agree with Commissioner, Mother Nature is Mother Nature.

Yeah, we haven't had any major, but we do every couple of years.

We had the fires that got to almost our homes with the rainstorm last year, all the debris got to the streets bypassed our homes, imagine some it went to the backyards, but the ones who had fences, it came all the way down to the street.

So the city does a great job of maintenance as much as they can with the limited resources, but homeowners have a responsibility as well, because it's a team effort.

So I appreciate your understanding and see where we're coming from.

Thank you, Commissioner Evans.

Um I echo what Commissioner Shada was talking about, that it this is a big undertaking, and there's a reason why it's been vacant for so long.

And we I personally wish you very well.

I dealt with devastating debris flows, uh, particularly in Santa Barbara.

But hopefully that'll never happen to you, but the maintenance is gonna be key to make sure that there's no bigger issues for you.

Thank you.

Um can I get a roll call or can I get a motion, please?

I can do the first motion.

I move to adopt the resolution adopting the initial study mitigation negative declaration.

I can go ahead and second.

Roll call, please.

Commissioner Zhang.

Yes, Vice Chair Pomacou.

Yes.

Commissioner Shahade.

Yes, Chairperson Punes.

Yes.

Commissioner Baker.

Yes, Commissioner Evans.

Yes.

Commissioner Faria.

Yes.

Motion passes.

Move on to second one.

Move to adopt the resolution approving design review and other planning entitlements subject to the attached draft findings and draft conditions of approval.

I'll second that one as well.

This is administrative business, right?

There's something else, right?

Roll call, please.

Commissioner Faria.

Yes.

Yes.

Commissioner Strahade.

Yes.

Commissioner Baker.

Yes.

Chair person Funes.

Yes.

Commissioner Evans.

Yes.

Vice Chair Pomacu.

Yes.

Commissioner Zhang.

Yes.

Motion passes.

Congratulations.

It's been approved if you're curious.

Okay.

No.

Let's move on.

Wrap it up.

Yeah.

At this time, I'll ask the clerk if there are any other members of the public who would like to provide comments on the item.

No members of the public.

Any other comments from fellow commissioners?

Chairman.

Commissioner Evans.

This is sort of off topic, but it's not.

And we won't be meeting again in time soon.

But I do want to state for the record that the city manager has done a fabulous job in shepherding and resourcing and building South City.

And I want everybody to understand 40 years of commitment to the city has made her uh a prize for our city and a tough act to follow.

But I just want to acknowledge that.

Or pending retirement here at the end of it.

Wonderful.

Any other announcements or items from anyone?

Nope.

Well, I hereby adjourn this meeting of the South San Francisco Planning Commission for November 20th, 2025.

The existing tenants, thank you.

Um sorry.

Oh no, I just gonna close out the comments.

Um I want to say that I grew up in Redwood City and then moved up here when I was 10.

My parents are both immigrants as well.

My parents bought a condo in Redwood City in the early nineteen nineties.

Um then they split in obviously community property, but um being almost 35 and don't have any kids yet, I will say that is how a lot of young people, if they are able to afford to do so, that's how they're doing it.

Um so reading these comments and knowing my personal history, you can understand how this is really difficult for me.

But again, like as the fellow commissioners have stated, like our job here is not to take our personal feelings into account, it's to make sure that what's zoned is appropriate for and what's being presented to us is what we have to consider, not our personal feelings.

Um I personally when reading these comments, someone's like, would you like this next to me?

I live in Avalon Park.

I would love a this in my neighborhood.

I would love younger people my age to be able to afford to start somewhere in this city that I call home.

I love this city.

I'm alive because of the city.

I was educated here from middle school to high school.

Um I love my city, and I want people my age to have a chance at it.

And I have all the empathy in the world for those residents.

I am myself disabled.

So I get it, but again, like I have to support this project, because that's what I have to do in this role.

As difficult and as hard as it is, like that that's the reality.

Um, but I wanted to share all of that because there aren't a lot of people in planning commissions that are under 35 and that are disabled and women.

Me and my fellow or my um my um co-chair are the only two women of color that have ever been on the planning commission that are under 35, which is entirely unique, and she's isn't here at the moment, but I know she'd be feeling the same things right now.

So those that's how I want to close out my comments.

Thank you.

So if I can ask please for a roll call.

Um, sorry, my pro can I have a motion, please.

Can I just jump in through the chair?

May I just make one uh comment?

I did a little um phone a friend and tried to get a little more information about the displacement and relocation.

I texted our director, Nelsie Lander.

Um there is a state law that we need to look into that that does discuss um de basically demolition of residential dwelling units and what is required.

Unclear if it would apply in South San Francisco, if it would apply to this project, but I just wanted to say on the record for the commissioners and for the neighbors and for people um listening at home, it is something that we will research and see if it would apply to this project and also any future projects going forward.

So um just wanted to let you know that we will actively look into this.

Thank you so much.

Um, so can I ask for a motion, please, from one of my lovely commissioners?

I can make.

Is it one motion or two?

Commissioner Shahade.

Yes, I'd like to make a motion.

Make a determination that the project is categorically exempt who seek what guidelines, class 32, section 1533 to in field development projects.

Second.

Roll call, please.

Commissioner Furria.

Yes.

Commissioner Sang.

Yes, Commissioner Baker.

Yes, Chairperson Funes.

Yes.

Commissioner Shahade.

Yes, Commissioners Evan and Vice Chairperson Palmaku are absent.

Can I entertain a second motion, please?

I'd like to make a motion, make findings and approve entitlement requests for the project P23-0086, included in the design review DR 23-0019, subject to the detached draft findings and draft conditions of approval.

Second.

Roll call, please.

Commissioner Baker.

Yes.

Commissioner Faria.

Yes.

Commissioner Shahade.

Yes.

Commissioner Zang.

Yes.

Chairperson Funes.

Yes.

Commissioner Evans and Vice Chairperson Palmaku are absent.

Motion passes.

Thank you.

Just as a note, if any that any interest interested party may appeal the commissioner's decision.

Is there any more?

No.

So the clerk, if there are any members of the public who would like to provide any comments on this item.

We already have that.

They're hearing none.

Great.

Um I just want to say, um, would City ever with being displaced in this situation?

Uh, get involved and have those people involved in those kind of.

You guys don't have to know that's not part of your understanding.

I don't know.

Um, but that would be can we get them involved?

It's part moving forward as part of what South City does.

I I love South City.

I think so I'm so involved in the library and the city and wondering and stuff like this.

But if you have a family does get display, because they're gonna be destroying building a little new dwelling.

Is there a consulting and start get someone involved to contact those residents?

It's just gonna offer help, assistance in those situations.

Yeah, so in my role here, I can't provide guidance, but I would really love for you to speak to Adina, the slowly human right there.

Um, you have any items or announcements?

Wonderful.

Thank you all so much for coming, she'll be able to provide.

This meeting is now adjourned.

Okay, everyone.

All All All All All All All All All All All All All The parks and recreations city council building, city council chambers.

To provide a comment during the meeting, please fill out a speaker card and give it to the clerk.

You will have three minutes to make your comments.

Please note that all commission time limits and rules of decorum will apply to public comments.

This meeting of the South San Francisco Planning Commission is hereby called to order and join me in the clause of allegiance.

Chairperson Funes.

Yes.

Commissioner Shahade.

Commissioner Faria.

Commissioner Baker.

Commissioner Evans and Vice Chairperson Pamaku are absent.

Thank you.

Are there any changes to the agenda?

No changes to the agenda.

Are there any items or announcements from staff?

I have two items or announcements.

One is that there is a planning commission training on October 29th.

Um, I will send you an email about it if you are all interested in signing up.

Um, and the second is that I'm sure um a lot of the commissioners and uh members of the public have probably seen a lot of news about a new state bill called SB 79, which is about increasing densities around trap uh transportation nodes.

Um it just passed, I think Friday, the governor sent signed it into law.

Um, so we staff is um working on learning about it and learning if and how it will affect our city, and um, we will provide a report and updates to the commission as we know more.

Thank you so much.

Does any member of the public wish to address the commission on any item that is not on the agenda tonight at this time?

Please fill out a speaker card and give it to the clerk.

We don't have any comments.

Hearing none at this time, I will ask the clerk if there are any members of the public.

You said no.

Um, so hearing no speakers, we will move on.

Next on the agenda is the disclosure of ex parte communications.

If any commissioner has had any communication with applicants to any site or projects visits and interactions with third parties or has any conflicts regarding any item on the agenda, you may disclose them at any time.

If you would like to recuse yourself for an item, you can do so at this time.

Hearing none, we will move on to the next item.

Next item on the agenda is the consent calendar.

May we have a listing of the consent calendar items, please?

Yes, we have one item on the consent calendar, which is consideration and approval of minutes from the September 4th, 2025 Planning Commission.

I make a motion to accept the consent calendar.

I'll second.

Roll call, please.

Commissioner Baker.

Yes.

Commissioner Faria.

Yes.

Commissioner Shahade.

Yes.

Commissioner Zang.

Yes.

Chairperson Funus.

Yes.

Commissioner Evans and Vice Chairperson Pamako are absent.

Okay.

Motion passes.

Does any member of the public wish to address the commission on an item on the consent calendar at this time?

Please fill out a speaker card and give it to the clerk.

At this time, I will ask the clerk if there are any members of the public who would like to provide comments.

We have two members.

Okay.

Who would like to provide comments?

Excellent.

Thank you.

Oh, are Cynthia, those um those on item number two?

Okay.

So they're on item two.

Okay.

So we'll we'll do that during time.

Yes.

Yeah.

No worries.

We got a little out of order.

Hearing no speakers, I later tend to motion on the consent calendar.

Are we already thought?

Great.

And then.

Next on the agenda is item number one.

Will the clerk please read the item?

Sure.

Administrative business.

Um the item is a report regarding consideration of an application for design review to construct four residential buildings consisting of four units at 616 Maple Avenue in downtown residential medium zoning district in accordance with Title 20 of the South San Francisco Municipal Code and determination that the project is categorically exempt from the California Environmental Quality Act for Class 32, Section 15332.

And Victoria Kim, senior planner is going to give the staff report.

Good evening, Chair and Planning Commissioners.

Um Victoria Kim.

Um Project Planner for Six Town Home Unit at 616 Maple Avenue.

Um as you can see on the screen, the dashed uh box with the red is a project side, and then the nearest intersection to the project is Pine Avenue and Maple Avenue.

And the project is very close to the South San Francisco City Hall.

I mark with the city logo at the uh left bottom corner.

Um the project is within the transit station area and less than a half mile to the transit corridor.

You can see um it's uh point seven uh three seven miles to the Caltrain um station and also the nearest um bus route uh location average of about 0.16 miles.

The project site uh is a zone as a downtown residential medium, DRM, and there is a currently existing one uh single family residence on the site with the uh existing density, four dwelling unit per acre.

And the sixth um unit residential development will increase the minimum density to 25 dwelling units per acre, and this uh development will infill the underutilized site by increasing unit and um and make the project property more compliance.

And according to the uh general plan, the land use designation is medium density residential, which is intended for single family housing, multiple dwelling units, townhouses, and condominiums.

Here is a better view of the existing structure facing along the Maple Avenue view.

Avenue, and then you will see the uh the back of the property along Hawthorne Place.

Mostly it's covered with trees, grass, and vegetation.

The applicant Richard Lee submitted design review application for a six-unit townhouse at Maple Avenue with open garage parking space.

And this is the facade along Maple side, and each building has one townhouse unit.

And this is the Hawthorne place, the back of the property, and it will have another access to the property site, and each building has two units.

So total there will be six units.

So the site plan shows the four structure.

So again, the Maple Avenue access from the left and then Hawthorne Place from the left.

And two buildings along Maple Avenue will have two units, and the four units can be accessed from Hawthorne Place from the right.

I earlier mentioned that the project is within the half mile to the transit station corridor.

So the according to the city ordinance and then California Assembly Bill AB 2097 said that multi-unit residential development will do not require the parking within the transit station area.

However, this project provides 10 parking spaces, including two enclosed parking stalls.

And all these parking areas are located on the ground floor level.

And also two long-term bicycle parking will be located on the ground level, and each bicycle parking area will have a two feet wide and six feet length.

Again, six uh uh you will see uh eight and plus two, but you cannot really see entire um parking spaces, but mostly first floor will be utilized for parking, and the second and third floor will be um habitable space area for the project.

And here's some landscape plan with the proposed shrubs, trees, and plants.

The project is in a developed property and also surrounded by existing residential buildings, and also there won't be more than six dwelling units in urbanized area that this project is categorically exempt under in field development project category, uh C qua section 15332 and also 15303.

And again, this is rendering of the Maple Avenue side.

And here is uh Hawthorne Place facades, so the project complies with the general plan goal and policies and also the development um meet the DRM zoning uh development standards and increase the unit will more compliance to the minimum density requirements that staff recommends the planning commission make a determination that the project is categorically exempt and also approve the design review according to findings and conditions of approval.

And uh this concludes the staff presentation and followed by the applicant presentation.

Thank you so much.

If the applicant is present, would you like to make a presentation?

Hi.

Hello, everyone.

Um I am the architect of the project.

Um my name is Winnie, Winnie Tam.

Um giving a very good presentation.

So actually that covers most of what I already have, but I'll just go through it uh once again.

Um I just have a brief um a beef overall description of the project.

Um the I have small icons to try to um defensuate like the above is what is along Maple Street, the townhouses or two and a half um actually three story at the back, while the front we try to align it with the neighbor with two-story to make it run into the street wheel.

So that is the top two is the townhouses of uh three bedrooms and two-story, two and a half story.

And then below is um from the Hawthorn place, while those two small buildings, detached buildings, but each building would have two condo units is like the ground floor is at the back is parking.

Um the front is like an entry lobby and with stairs to go to second floor, it's unit A, a condo unit, and then going up the third floor is another unit, so it's two units in the small building.

So all together we have six units for the whole project, and actually, so let's see.

Oh, is it the arrow?

Oh, okay.

Yes, and uh just briefly say this is a uh downtown medium density residential um zoning, and then existing.

We only on uh 10,005 square foot lot, we only have a small building at the corner right now, uh, and actually that existing building, it's uh non-conforming because per panicok is too close to the puffy line and stuff.

So we're gonna remove that.

Uh yes, this is the area of the site, and the existing single building at the corner, and then the left, the left neighbor, the white neighbor, they are all two-story.

So our proposal is you can see the footprint is four small buildings.

Maple side, two building, and then halls, two building.

The maple side, we have two town houses.

Each building is of one unit, while at the back at Hawthorn Price, we would have a stack of A B units inside a small building.

Oh, the front elevation along uh Maple.

Uh two-story front, trying to brand in with the neighbors, roof height.

And then also they share a central, one curt-cut driveway, while the parking is at the back of the building, so it won't have the street, doesn't have a direct view into the garage and the parking.

Rendering rendering of the two townhouse units, and then this is uh the back along Hawthorne Place with the two detached buildings, each one is second floor and third door.

It's of a unit, while ground floor is a shared parking.

Um, also central driveway, one curd cut, two story front to keep consistency of the design style, wandering of the Hawthorn Place, and then this is the site plan.

Um where Hawthorn Place on the ground floor, it's all parking, six parking, and then we have the uh trust, recycle and the and the bicycle parking um for the fund is just two parking for the whole townhouses each, and this is the section.

Um because we have to do a cut and feel to resolve the fire fire cook access issue, uh, which um the uh fire engine could only uh access to rows that have 26 feet wide.

So Maple Maple Street is okay, but the Hawthorn Street, we only have 20 feet.

So in order to have a fire access only on Maple, we have to do some cut and feel to have a level platform.

So the fire engine and fire assets would all come from Maple side with a level um terrace that could reach all the way to the end of the Hawthorn small buildings for the fire access.

So that is that is the main thing that we have to do in order to uh to answer to the new updated fire code uh because uh quite some years back we have some proposal that doesn't have that requirement.

So this time we work with thank you for uh fire muscle earn that uh understand our situation and give us a solution to do the cut and feel to uh cover to make sure that fire access works on this on this project.

This is the side elevation of the two buildings, and then you can see the level terrace that go all the way to reach to the H buildings.

Um actually all the addresses have to be on Maple side, so uh we have on the front, let me go to uh to the front of Maple on the side.

We would have the two-gate uh labeling the uh address of the weird building, which also would be uh Maple A and B that from the path that walked down to the Hawthorn Place, but of course, for regular uh access, the Hawthorn place buildings have their own parkings and access lobbies and stuff on Hawthorne Place.

That especially to answer to uh the fire, the new fire requirement.

So this is about what we work hard to try to make sure this could go for again with all the current code okay.

Um, if anyone have any question or uh you can direct it to me, I'll try to answer.

Okay, and uh make sure because I'm deaf on one year, so I try to make sure I can pick up exactly what you're asking.

Sure, no worries.

So at this time I'd like to see if we can get the speakers up just so we can hear their thoughts first.

Is that okay?

That'll work.

One of the public speakers, yes, please.

Okay.

Um so there's two public speakers.

Uh first person I have is Dave Rodriguez.

So let's cover the screen.

Thank you.

Good to me, Commissioner Smith, Dave Rodriguez.

I live at 617 Maple Island directly across the street from the development you're looking at right now.

Uh I'm a retired police officer.

I was a police officer for 30 years and currently the head of safety and security for a major IT firm in the Bay uh San Francisco area.

Um my concerns are such that uh we have two children, my wife and I, my wife Brenda and I have two children directly across the street.

There are four children in that house directly north of the property you're looking at there as well, and two people, two adults, and we just we talked briefly about taking the building out that's currently there.

Uh the people that reside there are neighbors, Erica and her husband, and their two children, one of which is a young uh special needs child.

Uh they're both immigrants uh to this country.

We worked really hard to make sure they got the proper documentation to live here because they're amazing people.

They're a wonderful family.

We love that they're our neighbors.

This would displace them, and they would have to leave the area unless provided a property, which you know is neither here nor there.

We don't know if it's gonna happen or not.

Additionally, um, as it stands right now, we we use when we park our cars on Maple Avenue because of the high traffic and the speed of the vehicles that travel the area.

We all Eric, Eric and I and the neighbors back to back our cars in to our driveways so that we pull out, we can see the traffic coming so that you know the cars aren't hit.

Um before I left, I counted 18 cars on our street right now as it is with two empty spaces.

This could potentially bring in excess of 10 vehicles just on the property alone and any vehicles that are parked on the outside uh and it's 16 to 20 additional residents just in that one little area as it is, which could severely impact the neighborhood.

So our concerns are that this is while a beautiful looking building and a beautiful looking development, it's just too much for the neighborhood and too much for one block, uh, especially since uh given the area already is single family dwellings, it's an established neighborhood.

We've lived there for uh we actually used to live in the house uh that is in that picture uh until we moved across the street.

We've lived here for almost 10 years uh and lived in the barrier for the last 20 years.

Uh so that is our concern.

Uh I would like to see this not happen.

Um while I believe it is a nice development and looks beautiful.

The impact that it's gonna cause to the neighborhood is is far outweighs the benefit that it's gonna bring to the neighborhood.

So I thank you for your time and uh wish you all the best.

Thank you.

Next speaker is Brenda Rodriguez.

Hi, good evening.

Um, pretty much following up with my husband said is um, you know, we live across the street and there are neighbors.

Um I understand one of the lots is empty, um, but they do live in that home next to it.

And if it's destroyed, where do they go?

There's no guarantee.

They landlords can say that they would help them, but there's no guarantee they don't have to.

Um they have two small children and just they've lived there as long as we have to be displaced out of their neighborhood that the little two kids have known just feels so wrong.

Like, what do we do as a city?

You know, South San Francisco to help those who get displaced, who get pushed out because the landlords want to build, which I get there is an empty law.

Um, but it's just too big and it's just too much, and it displaces the family.

Um, and that's my biggest concern.

I can talk about the construction and how annoying that'll be, or the amount of trash cans that will be there, but my main concern is the family that already lives there and the two little children that grown up there.

What do we do as a city to help those that get displaced?

We just we really needly like okay, approve it, but what do we do?

And that's my main concern.

So I just hope that you consider that when you whether whatever decision comes of it, what do we do to the family that already lives there?

It's so hard to find anything outside of here.

We know that rent is hard.

Getting into someplace that fits our income is really hard, especially two working families, you know, two working, you know, parents.

Um, so I hope we just consider that somebody is going to be displaced.

That's all I have to say.

Thank you.

Thank you.

At this time, I'd like to ask my fellow commissioners if they have any comments.

Questions for questions, sorry.

Through the chair, can I also I just wanted to mention that you have um the comments that were the e-comments that were received printed out?

Correct.

Um, for the record, we received um eight comments, and um two of them I did want to note were submitted by the same person.

Um, so just for the record, um, all will be attached to the final agenda packet as well.

Okay, thank you, sis.

Commissioner Zing?

Yeah, third chair.

Uh I'm I'm just asking questions.

Uh for condos, uh, do they have oh uh open space requirement?

Or that's kind of like I I don't think I see that uh probably you can explain and second, I think I was gonna ask like uh not six garbage cans and recycling.

Like, is there any plan for that or how does the city address that too?

Because I don't think, yeah, anyway, thank you.

Um, yes.

Uh so to answer your first first questions.

So, the city ordinance requires 100 uh square feet open space per unit, and then project will provide 912 square feet unit for common and private open space, and you will see the um calculation of open space from the step report table two, and then the open space are proportionally distributed from the ground to the third levels.

And the second question you have is um I don't know, I can switch over to the slide.

There is a site plan.

Um, can we have uh um staff presentation up, please?

There we go.

Thank you.

There's a site plan showing the um recycling bin.

Oh, here we go.

Oh, perfect.

Um, I know there are a lot of information, but uh you'll uh you see those um three uh box shaped looking recycled beans next to the uh cars like um for the maple avenue side.

Uh the second from the left on top, the middle kind of area with the cloud.

I don't know, you can say I wish there is like a pointer.

That's the uh proposed recycling bin area and the uh Hawthorne place uh units, it's next to the bicycle parking.

There are like um 12 recycling beans for four units, and during the pickup day, the recycling bin will be pulled over to the um front landscape area um right next to the driveway, and then there are also another location for Hawthorne Place uh along the um driveway, which indicate as cloud.

Um I don't know you can see it.

Yeah, thank you.

Sorry, one more question.

I apologize.

Um, so looking at this plan, so it looks like that's the hammerhead uh turnaround for fire trucks.

So they come in there, do the T and boom and boom.

So that's why it like there's a T that is largely remain open red zone, no one can park there, that kind of thing.

That's correct.

Yeah, thanks.

I also have questions regards to the fire part because they did mention about the Hawthorne back and coverage from the front to the back.

So I was along the same lines of how they plan to cover not only that, but homes on the other side of Hawthorne, they're behind it, so we have the coverage of because it is a narrow lane.

I know they plan to put a fire lane in there, which would but that's another but seven, eight cars that would be going out to the streets.

So, yeah, uh commissioners, I'm I'm Fire Marshal Ian Hardage.

Thank you for uh having us here today.

So, there is actually no on-site vehicle fire department access for this project.

We cannot pull into the garage, it's not tall enough for us, it would only push the building further up, nor do we want to drive into buildings.

All the fire department access for vehicle purposes is on Hawthorne and Maple.

Hawthorne does meet, you know, all the lanes in the city have met very minimal fire department access, even to the point that we ordered specific engines with outlets on the back of the engines so we didn't have to pull hose off the side, specifically to our eight or nine uh lanes within the city.

So this is why parking is only allowed on one side of the of the lanes, leaving a minimal access for fire department.

With the buildings, with construction going on, not just specific to this project, but all projects with the sprinklers being installed in the homes as required by minimum requirements of the state.

We feel this provides, you know, the minimum reasonable degree of fire life safety and access, not only to the new developments, but maintaining access to the existing developments.

The the work that we did on site is all ladder and personnel access to the buildings and to the rescue openings.

So everything is served by the ladders.