South San Francisco Planning Commission Meeting - March 20, 2026

The South San Francisco Planning Commission met on March 20, 2026, to consider two main items: a conditional use permit for a hookah lounge and private events permit at 1429 San Mateo Avenue, and receipt of the 2025 Genentech Annual Report. The commission also heard annual progress reports on the General Plan and Housing Element, and received a report from commissioners who attended the League of California Cities Planning Commissioners Academy.

Consent Calendar

• Item 1: The commission approved the minutes from the February 19, 2026 Planning Commission meeting unanimously by a 6-0 roll call vote (Commissioner Evans absent, Commissioner Shahade recused from item number two but not from the consent calendar).

Public Comments & Testimony

• No members of the public addressed the commission on any agenda item.

Discussion Items

• Item 2 – Conditional Use Permit for Hookah Lounge and Private Events at 1429 San Mateo Avenue:
  • Principal Planner Billy Gross presented the staff report. The applicant, who purchased the business in 2025, seeks approval for a hookah lounge (with non-nicotine, non-tobacco products) and a private events permit with a parking reduction in a mixed industrial high zoning district. The site previously housed a restaurant and had violations for unpermitted uses.
  • Due to a city council provision, this is the only hookah lounge application that can be considered under the current ordinance.
  • The designated hookah area will be the rear banquet room (highlighted in red on floor plans), with hookah service allowed only after 6 p.m. and only for individuals 21 or older. No one under 21 may enter the hookah area during hookah hours.
  • For private and special events (75+ attendees), the applicant must obtain a police permit with a 15-day notice, and events are not exempt from parking requirements. Staff estimated approximately 100 on-street parking spaces within a quarter-mile walk, noting that neighboring industrial businesses are typically closed after 5–6 p.m. and on weekends.
  • During discussion, hours for private events were amended to correct a conflict: Friday 11 a.m.–1:30 a.m. was revised to Friday 6 p.m.–1:30 a.m.; Saturday and Sunday start at 11 a.m. A concern was raised about enforcement of age restrictions and separation of restaurant and hookah uses; staff stated that compliance is self-regulated via conditions of approval, with potential code enforcement, six-month and twelve-month reviews, and possible revocation for violations.
  • The applicant's contractor confirmed a high-efficiency ventilation system that filters smoke (not just ejects it outside).
• Item 3 – 2025 Genentech Annual Report:
  • Staff and Genentech representative Will Hewan presented. Genentech’s campus remains at just below 4.9 million square feet (master plan allows about 9 million). Key highlights include: completion of a bus maintenance facility, a new EV charging lot, progress on the Bayfront Public Park design, and acquisition of the Dome Construction site.
  • Transportation: On-campus presence rate is 58.7%; daily average about 4,000 employees on site (Tuesday–Thursday). Drive-alone trips (including motorcycle, taxi, ride share) increased slightly to 66% of on-campus trips. A new scooter share program (VAO) saw 80,000 rides in its first year. Genentech remains well below its trip cap (1,718 AM peak hour SOV trips vs. 5,216 permitted).
  • Community fund increased to $250,000 and expanded to more organizations. A conditional use permit for a new R&D project was filed in early 2026.
  • The commission unanimously accepted the 2025 Genentech Annual Report (6-0 vote).
• Item 4 – 2025 General Plan and Housing Element Annual Progress Reports:
  • Billy Gross reported on General Plan implementation: overall, 58% of policies/actions are complete or ongoing (up from 51% last year); 20% underway; 22% with no action (down from 33%). Two general plan amendments were completed in 2025.
  • Stephanie Scangus reported on the Housing Element. The city’s RHNA allocation for the 2023–2031 cycle is 3,956 units. In 2025, building permits were issued for 593 new residential units (2 single-family, 543 multifamily at Seven South Linden Avenue, and 48 ADUs). A total of 97 units received certificates of occupancy. The city approved entitlements for 232 new units (including the Gateway Town Home Project and 5052 Linden Avenue affordable housing). Cumulative progress toward RHNA targets: very low income (7.9% of expected), low income (21.7%), moderate income (12.1%), above moderate income (27.1%).
  • Seven housing element programs were completed in 2025, including adoption of an anti-displacement roadmap, affordable housing financing plan, and relocation benefits for SRO and mobile home park residents.
  • Commissioners discussed financing challenges, the lag between entitlement and construction, and interest in a future presentation on the anti-displacement plan. No formal action was required on this informational item.
• Items from the Commission:
  • Commissioner Baker provided a summary of the League of California Cities Planning Commissioners Academy held in Anaheim, covering zoning reform (transition from Euclidean to form-based zoning), objective standards, housing laws (SB 79, AB 2011, SB4), and CEQA basics. Commissioner Zhang added insights on CEQA report readability and measurable mitigation.
  • Commissioner Funes reported participation in a technical advisory panel for San Jose on climate adaptation and resilience, offering to share the report.

Key Outcomes

• Item 2 Approved (6-0): The commission approved the conditional use permit for the hookah lounge and private events with parking reduction, with amended hours for private events (as noted above), subject to conditions of approval and six-month and twelve-month reviews.
• Item 3 Accepted (6-0): The commission accepted the 2025 Genentech Annual Report as consistent with reporting requirements.
• Item 4 Noted: The annual progress reports were presented for informational purposes; no vote was taken.
• Future Actions: Staff indicated upcoming policy updates related to SB 1425 (rewilding/open space), objective design standards, and SB 79 provisions. The commission expressed interest in a presentation on the anti-displacement plan.