All right.

Hello, everybody.

Welcome to the Thursday, May 21st regular meeting of the South San Francisco Planning Commission.

This meeting is being held in person at the Library Parks and Rec building in council chambers.

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

You'll have three minutes to make your comments.

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

Will you please stand and join in the Pledge of Allegiance?

Thank you.

May we please have a roll call?

Commissioner Funes.

Here.

Vice Chairperson Baker.

Here.

Commissioner Faria.

Here.

Commissioner Shahade.

Here.

Chairperson Pomiku.

Here.

Commissioner Zhang.

Here.

Commissioner Evans is absent.

Thank you.

Do we have any changes to the agenda?

We have no changes to the agenda.

Any items or announcements from staff?

No items or announcements from staff.

All right.

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

If so, please fill out a speaker card and give it to the clerk.

We have one member of the public who would like to provide public comment.

Good evening, Commissioners and Council members.

My name is Victor Santeyan, and I live near the South Line Development on Tanfran Avenue.

I'm here because residents near this project have been dealing with severe pedestrian level wind conditions after the development was constructed.

These are not normal windy days.

Residents are experiencing concentrated wind tunnel effects between structures that make it difficult to walk, open doors, safely move outdoors, and even enjoy their own yards.

Elderly residents and people with mobility limitations have been especially affected.

One nearby elderly resident reportedly fell during severe wind conditions, and her husband reportedly struggled to move through the wind with his walker while trying to seek assistance.

Representatives connected to the project have acknowledged that there is a problem and that mitigation may be necessary, but have decided not to do anything.

So tonight I respectfully ask the planning commission and city council to formally recognize the wind impacts affecting the residents, require further investigation into the pedestrian level wind conditions and pursue meaningful mitigation measures to protect public safety and quality of life.

Development should not come at the expense of resident safety, especially for our seniors and vulnerable members of the community.

Thank you.

Thank you.

Do we have any other speakers?

We have no other speakers.

Okay, hearing no additional speakers, then we will move on.

Next on the agenda is the disclosure of experte communications.

If any commissioner has had any communication with applicants, did any 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'd like to recuse yourself for an item, you can also do that at this time.

All right.

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

Next on the agenda, we have the consent calendar.

May we have a listing of the consent calendar items?

Yes, we have two items on the consent calendar.

Number one is consideration and approval of minutes from the April 16th, 2026 Planning Commission meeting.

Number two is consideration and approval of minutes from the April 23rd, 2026 special planning commission meeting.

Thank you.

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?

If so, please fill out a speaker card and give it to the clerk.

Do we have any comments on um public comments on consent calendar?

Uh we have no public comments.

Okay, thank you.

Hearing no speakers, uh, I'll entertain a motion on the consent calendar.

Through the chair, I move to uh approve the consent calendar.

Second.

Um, can you get a roll call, please?

Commissioner Faria.

Yes, Chairperson Palmaku.

Yes.

Commissioner Shahade.

Yes.

Vice Chair Person Baker.

Yes.

Commissioner Zhang.

Yes.

Commissioner Funes.

Yes.

Commissioner Evans is absent.

Okay.

Consent calendar is approved.

Then next on the agenda, we have item number three.

Uh will the clerk please read item number three.

Yes, item number three is a report regarding a request for a certificate of alteration for the temporary painting of the letters on the South San Francisco Hillside sign and determination that the project is categorically exempt from CEQA, and Megan Woolley Osdoll, our deputy city manager, is going to give the staff report.

Excuse me, through the chair.

I'm having some hard time in hearing most of you guys today, uh, through the speaker.

Like, do you guys hear everyone well or just me?

Not well, right?

Oh.

We need to volume a little bit.

Yeah.

I'm having a hard time on that, and that somehow do they like I I hear this pretty well.

Well, thank you very much.

Appreciate it.

Thank you.

Thanks for flagging that.

Can I can I get a thumbs up from folks if you're hearing me okay?

Yes, so many thumbs.

Amazing, thank you.

All right, uh, opening the public hearing and calling for staff report.

Hi, good evening, chair, vice chair, and commission members.

Um, as the Deanna said, my name is Megan Woolley Osdall, and I'm the deputy city manager.

And this evening I'm presenting the city's request for a certificate of alteration for the temporary painting of the letters on the South San Francisco Hillside sign, and a determination that the project is categorically exempt from CEQA.

I'm sorry, Dan, how do I?

We're gonna get the oh, perfect.

Okay, thank you.

Staff recommends that the planning commission conduct a public hearing on this item, as we are, and take the following actions.

First, to find that the project is categorically exempt from CECRA review, and second, to make the findings to approve and issue the certificate of alteration subject to the draft findings and conditions of approval, which are attached to the staff report.

So for some background on this request, in recent years, the city has organized an annual event as recommended by the mayor.

This year's event will be an honoring of the United States semi-quincentennial, or the 250th anniversary of the signing of the Declaration of Independence.

This milestone, which occurs on July 4th, 2026, is branded nationally as America 250.

The city's semi-quincentennial celebration will include a year-long programming, communication, signage, and branded giveaways.

The marquee event is a parade and picnic on July 4th, as shown here.

The parade will begin at Orange Park and end at City Hall, where there will be free food, entertainment, and activities.

We hope to see everyone there.

Took the opportunity to plug the event there.

Let's see.

Yeah, thank you.

A key piece of the celebration is the proposed temporary painting of the letters on the South San Francisco Hillside sign, which of course we know as Sign Hill.

The Sign Hill letters are owned by the city and maintained by our Parks and Recreation Department.

The letters, which were historically and are, of course, currently painted white.

They vary in size, but they appear uniform due to their arrangement on the hillside.

The letters are repainted white every two to three years, and in the past, they have been painted by staff and volunteers.

For its association with broad patterns of economic history and civic boosterism.

Resources that are listed on the National Register are also automatically listed on the California Register.

And so, therefore, Sign Hill is subject to the city's certificate of alteration process, and it also meets the definition of a historic resource for the purposes of CEQA.

So pursuant to the city's municipal code, a certificate of alteration is required for any material change through alteration, construction, relocation, or demolition of a designated historic resource.

Therefore, this is why the city is applying for a certificate of alteration in specific to apply a new code of paint to the concrete letters in the colors of red, white, and blue.

So now I am excited to unveil the selected design.

This design was chosen after much conversation and consideration and in consultation with our mayor.

And it was selected in specific for the visual legibility and also for the ease of painting.

So the design review board reviewed our request during their meeting on April 21st.

The board commented that they liked the color palette.

They also suggested a new design, which was to paint the words South and City White to bring attention to our city's nickname of South City.

So here is our initial option considered, and also the design review board's suggestion.

However, it was decided to move forward with the preferred option, as I mentioned due to visual legibility.

So the proposed colors for the repainting are Old Glory Red, White, and Old Glory Blue, which are the official colors of the American flag.

And if approved, the letters would be painted in early June by volunteers.

The city hired the firm Michael Baker to prepare a historic analysis of our repainting or proposed repainting project.

Michael Baker reviewed the project's conformance with the Secretary of Interior Standards, which are uh technical standards developed by the National Park Service to broadly guide the treatment of historic properties.

Our municipal code states that these standards, these Secretary of Interior Standards, shall provide the base criteria for evaluating proposed alterations to a historic structure.

So our code does recommend uh observe these standards as the gold standard, if you will.

Um Michael Baker reviewed the project against the standards and found that, quote, the project as proposed conforms to the standards because the temporary application of hued paint to an already concrete surface constitutes first regular maintenance.

Second, it's found to be reversible, and it will not material and materially impair or otherwise impair the historic resource.

Therefore, per uh CEQA, the proposal we we find as staff as recommended by the firm Michael Baker that the proposal may be exempt from further environmental review in accordance with section one five three three one class 31 historic resource restoration and rehabilitation.

I wanted to note too that the sign will be painted in June.

We anticipate that it will be repainted this fall, white again.

Um, and fall was selected to avoid the rainy season over the winter and early and early uh year, and then also um there is a mission blue butterfly um hatching habitat, and so we do not want to impede impair that and that happens in early spring.

So we thought we would paint it before the the wind the rains come, and then also not infecting any um habitats.

So the city received two public comments on this item.

Um the first commenter stated that they felt as though painting the letters they use the term would be gaudy, and they requested that the city leave the letters painted white.

We also received a second public comment which inquired about how the project uh will will be paid for, how the painting would be paid for.

Um and just to wrap it up, as a just once more reminder that we recommend that the planning commission approve the project as exempt from CEQA and approve and issue their certificate of alterations per the findings and conditions, and um I am happy to answer any questions you may have.

Thank you so much.

Uh, do any commissioners uh have questions for staff?

Thanks.

These my actual comments on the um design and merits for the time, but my question is over the years, those of us who've been here a while have seen numerous, shall we say, um, unauthorized alterations to the sign.

Uh, I remember seeing an orange for the giants.

I remember before a bell game once or twice, it was painted blue South City.

Would our would this process here set up a precedent for other organizations to come and apply for such a temporary change?

For example, you know, should uh get another giants playoff run or should the kids at South City want to put some blue up on their first step and then pass it to Adina, Chief Planner if needed.

Um we really envision this as a one-time as a one-time occurrence.

This is a rare nationwide event.

Um, it won't happen again for obviously many, many years.

And so we do not envision that this is going to be something that the city offers as an as an opportunity.

Um, it we do now have a process, so that's fair.

Uh, and so if we are not promoting this as an avenue that that we want folks to um come and ask to paint the sign.

If they did, they would be required to come before you again and um ask for a certificate of approval.

They would have to pay for the SEQA uh possible SECO review, and it also does cost um approximately $4,000 plus labor to paint the sign and then $4,000 plus labor to paint the sign again.

Um we're quite lucky in that we've received a generous donation for the initial painting of the sign, and um it is in our annual budget this year to repaint it back.

So it's it's a net, it's it's a net uh cost to the city, I guess is what how I'd say it.

Um so that's to say that it would be very costly and time-intensive for a group to come and propose this and and as of now, staff is not recommending that avenue.

Yeah, of course.

Thanks, Megan.

Um, that's a I think comprehensive answer, and I just did want to add one detail, which is that the project description for this painting, it specifically includes that this is envisioned as a one-time event, and that it is for a very special specific purpose, and the CEQA documentation I believe also includes that statement that this isn't a blanket certificate of alteration that would cover future repo.

This is not now saying to the public we now have a process if you want to apply for it.

Correct, correct.

That it was it was studied as a one-time, very um special moment in history.

Staff also found in our staff report that it would degrade the integrity of the sign if it was painted over and over again, and so that was also a consideration as a part of the sequa documentation.

How often is it replaced every couple years?

Yeah, every two to three years, it's repainted white.

Thank you.

Sorry, question.

I know 50 years seems like a long time from now, but it is conceivable that some of us might still be alive.

So if that's the case, I know like 250 from now is a lot longer, but in 50 years, is it possible that we'll have the city process again to do this?

Like for the two or the 300 year anniversary, just out of curiosity.

Yeah, uh it could be possible.

I um I mean it would of course would depend on the um leadership of the city at that time.

Uh it would depend on the cost at that time.

So um uh it could, uh just to echo again what Adina said, we really envision this currently to be just a one-time rare occurrence.

Great, thank you.

Any other questions from commissioners?

Okay.

Uh then does any member of the public wish to address the commission on this item at this time?

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

Do we have any speakers?

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

Okay.

Uh then I'm going to close the public hearing and turn this over to the commission for discussion.

Um do folks have any comments they'd like to make.

I'll make one.

I I believe like, first of all, I think it's a nice effect, especially when you have residents of the Bay Area driving up and down the 101 and showing that the city is acknowledging the uh patriotism of the 250 years.

Thankfully, I'm glad they decided on the colors they want.

I mean, positioning, I should say.

Myself personally, I'm a red, white, and blue, but again, we could sit here and debate that for an hour, but purposes they're doing it, so I think it's a great touch, and uh I'm looking forward to seeing when it's completed.

Yeah, I appreciate the colors, you know, in the anniversary, obviously.

And we have a business right on Linden.

We see a lot of people that drive by South City, never been in South City.

I had one yesterday.

Where are we at?

Asking her husband.

And he goes, We're in South City.

And I had to explain to them, you know, where we're located, and we hear a lot of those comments.

People drive by 101.

See my hill.

I think this would give us a lot of visibility.

And it's commemorating something historic as well.

So I appreciate the effort.

I just want to say I like it.

Um I studied political science in school.

I'm from the Bay, I've seen it my entire life.

Um, I also would have wanted red, white, and blue personally, but I I do like it.

It does make our city unique, and then we do definitely stand out.

Um, you can see it from Caltrain if you don't drive, which I don't.

Um, so I just want to say I'm really excited about it.

And I'm just really thought I wasn't born on the fourth.

I was born a day before.

So I painted it for you.

Um, yeah, I'm fine with this.

It's harmless generally.

Um I think the uh the uh overwhelming reaction I've seen online was positive.

There are a couple of naysayers.

Um I will say uh one.

I hope I am around for the tricentennial, uh, so I can see if they do it if if it's this is done again.

But two, I would I do agree with the design review board that I like their alternative a little bit better.

I know it's we're not really here to critique design, but I think that the south kind of pops with it.

City kind of pops with it being in white, and um I as my Commissioner Shahade noted, you know, sometimes people don't know where we are, and I have seen like on the South San Francisco Reddit when I was on the school board, we would get all kinds of comments about people talking about what's in South in San Francisco, and like no, we are not the southern part of San Francisco, we are south of San Francisco, and I think that the having the south in white kind of makes it stand out.

So that's my design preference.

Uh I'll otherwise be supporting this.

Thank you.

Um, and I I like this and I think it's a fun way to commemorate uh a historical moment using a really prominent landmark.

Um, as folks have pointed out, um, even for people not very familiar with South San Francisco, they are familiar with that landmark.

Um I appreciate that it's a one-time use and it's connected to both the historical moment and kind of civic pride, which I appreciate, and just not that this is contemplated, but just not want to see right like people looking to uh like paint the sign for commercial use or or things like that, like really making this sort of special and civic in nature uh feels important.

Um, and uh my my two sense is that I think from a branding perspective, the South City in particular is part of what does distinguish us from uh let's say North San Francisco.

Um so uh my my two cents might re agree with the design review board, but I like the concept overall and similar to the design review board.

Um, you know, I'm in support of either um either variation.

Uh any other comments from the commission?

Uh uh I also like uh I support this uh totally and I kind of understand why the red against the white not working like this the blue font and red font, the way that they paint it is leaving a thin dark blue line and then do a white outline and then do the blue again and same with the red.

Like it's actually quite a lot of detail in terms of painting because I'm I'm actually hoping that they paint it that way.

Uh because if they actually don't paint the outline and just do it red and blue, the blue might just blur it.

So I'm not hundred percent sure if the intention is really doing the outline, but like I'm hoping that whoever does it, like assuming it's not volunteer, they really need to do a good pain job in leaving the bother, the border uh to make it work to make it legible.

Otherwise, I think the blue would really be blurred out.

So that's my two cents, but thank you.

Um if that is all the comments from the commission, um, can I get a motion on item three, please?

I can make the motion first motion move to determine that the project is exempt from CEQA.

I second, thank you.

Um can I have a roll call, please?

Commissioner Shahade, yes, Chairperson Pomiku, yes.

Commissioner Zhang, yes.

Commissioner Funis, yes, Commissioner Furrier, yes, Vice Chairperson Baker, yes, Commissioner Evans is absent.

And the second motion I move to approve, and an issue a certificate of alteration subject to the detached draft findings and draft conditions of approval.

I'll second that one.

Thank you.

Uh roll call, please.

Commissioner Furrier, yes, Chairperson Palmiku, yes.

Commissioner Shahade, yes, Vice Chairperson Baker.

Yes, Commissioner Zhang.

Yes, yes, Commissioner Funes.

Yes.

Commissioner Evans is absent.

Great.

Motion passes.

Um then next on the agenda is item number four.

Will the clerk please read that item?

Yes, item number four is a report regarding proposed zoning text amendments to Title 20 of the South San Francisco Municipal Code provisions regarding animal keeping, Section 20.350.007 to update update beekeeping regulations to expand where beekeeping is permitted as an accessory use to all zoning districts and to broaden performance standards related to beekeeping and determining that the proposed zoning amendments are categorically exempt from the California Environmental Quality Act.

And Cecilia Mariscal, associate planner, will be giving the staff report.

I would just like to introduce Cecilia officially to the planning commission.

She joined uh the planning division in November of 2025, and she's been a wonderful addition.

We're so happy to have her.

She's working on some current planning projects as well as some policy projects.

So this will be her first item that she's presenting uh tonight to the commission.

With that, I'll turn it over to Cecilia for the staff report.

Oh, and item number four A is the resolution.

Thank you.

And uh welcome Cecilia.

Hello?

Okay, hi.

Hi, good evening.

My name is Cecilia Mariska, and I'm planning staff.

I will be presenting the proposed text amendments to beekeeping regulations contained in section 20.350.007 under animal keeping.

So currently uh beekeeping is restricted as an accessory use to a primary dwelling, and in response to growing community interest and just generally um increased interest in beekeeping.

Staff has revisited the section that regulated animal keeping and drafted some clarifications to the language as well as some additional requirements.

So the proposed uh text amendments include permitting beekeeping citywide, whereas it was currently restricted to residential.

This includes non-residential areas and city-owned parklands, um, increase the hive maximums on lots over 10,000 square feet from four to six, and clarify what habitation conditions to monitor for as well as to mitigate to prevent bee colonies from exhibiting nuisance behavior.

We've also added sighting orientation and minimum distance and screening requirements or flyway barriers to minimize unwanted contact between bees and citizens and pets.

So before we get into the actual ordinance language itself, I thought it might be helpful to go through some basics of a beehive as well as hive placements that you may come across in the community just to make some visual connections to some of the ordinance language that I'll be discussing later on.

So the image on the left-hand side is a picture of a Langstraff hive.

Um it's one of the most common outdoor hives you'll see in the United States.

Um they're intended to mimic the anatomy and size of a hive one would find in the wild, and it has several different components, but for the purpose of this, I'll just focus on the main three components, starting from the bottom.

Sorry about that.

So the bottom, the first like orange rectangle you see on the bottom of the screen just shows the entrance.

Um it sits atop the foundation, and as the name suggests, it's where bees typically enter and exit the hive.

Um it's also a critical checkpoint for the bee colony.

There's guard bees there that prevent um unwanted predators or invaders, um, and it also serves as a source of ventilation for the hive.

Um so this is where the flyway barrier that I'll be discussing later on will come into play.

So bees would exit just straight in and out without the flyway barrier, and putting something there will force their flight path upward, and that kind of helps minimize the contact, or unwanted contact, rather, between the community members and and bees.

And the next section is the the brood chamber.

That's basically the nursery.

Um that's where all the bees are we store their food for their young and as well as well as take care of the young.

I point this out because this is the place that you would check for diseases that are highly transmissible to other hives, such as American fowl brood and varroa mite, which cause colony collapse.

And as your bee population grows, you would add a second brood chamber, like shown in this photo.

And then the top is the honey super, and that's where surplus food is stored for the hive and where the honey would be collected from a beekeeper.

Here is some typical hive placements you would see out in the community.

Oh gosh, I'm so sorry.

There we go.

Starting from the bottom left-hand corner, we have a backyard hive, and there's that flyway barrier or screening that I was mentioning earlier.

This forces the bee flight path upward and minimizes the contact.

The top left-hand image is a rooftop hive, which wouldn't require a flyway barrier just because of its distance from grade.

Staff has included an ordinance language that would allow this in non-residential districts.

And then to the right is a typical rooftop hive.

You would see that a commercial building.

So this might be something that some of our RD properties might utilize.

So while honey bees are very beneficial to agriculture and food security, and many of us are aware of their significant decline for the last several decades.

They do present some ecological risks which require mitigation.

So introducing honey bees can increase the demand for available food sources as they forage in massive numbers, unlike native solitary bees, like in the carpenter bee featured here.

The mass foraging from honey bees can result in resource depletion, which can create negative cascading effects, as native bees are highly efficient pollinators and native plants that native wildlife species depend on.

So many of those species may also be threatened or endangered themselves.

And disruption of the native bees to native plant connection can contribute to a potential ecosystem collapse.

So to decrease this potential risk of competition for sources, resources between domesticated honey bees and native bees, language has been included that would require a vegetated pollinator food source to help reduce this kind of food competition.

So these next uh few slides highlight the proposed text amendments to the language.

This slide highlights uh changes to section 20.350.007, the overall control mechanism for beekeeping, which is contained under animal keeping.

The main changes to the language shown here differentiate standards for beekeeping from livestock and other domesticated animals and replaces the word residence with the more inclusive term properties.

The proposed changes highlighted here are specific to beekeeping.

Um they would allow beekeeping in all zoning districts, also.

I'm so sorry, I'm not used to this.

I apologize.

Um, and the condition that requires a natural food source, such as pollinator-friendly flowers and shrubs on site to support the colonies, the requirement to screen bee hives, but also keeping them restricted to rear yards and residential districts and the screening requirements.

And highlight highlighted changes here, specify hive siding orientation and flyway screening requirements for residential districts versus non-residential districts.

Both residential and non-residential require minimum distances from property lines and flyway barriers, with the main difference being that rooftop hives would be allowed in non-residential districts if eight feet above grade.

Staff finds that the proposed text amendments, which include a measure to help protect native bees and therefore support support biodiversity, are consistent with the general plan goal, ES1, as it encourages healthy ecosystems.

Because these changes represent an action taken by regulatory agency to protect the environment through the addition of language that would protect native bees and promote biodiversity.

Staff recommends the planning commission move to determine the text amendments are exempt from CEQA under guidelines section 15308 and adopt the attached resolution recommending council adopt the text amendments to animal keeping regulations and changes related to beekeeping.

We have received several comments uh in support of this from the community, which have been included in your packets.

Um thank you for your time.

That concludes my presentation, and I'm available for questions.

Thank you.

Were you an expert on bees before researching this?

I mean I really liked them.

But now I feel a lot more armed with information, yeah.

Fun facts, ask me.

Thank you.

Um commissioners have questions for staff?

Yeah, I do have a question.

So this ordinance did this come about through the community, or like how did this like was there a huge bunch of people in our community that just love bees and we're really worried about this issue?

Cause if so, I love that.

I'll defer to that one.

There's just we've had several uh interests from um corporate campuses having bees uh locally as a way to have an educational program and produce local honey.

And there has been interest, just kind of growing interest in the community as a as a for residential hobbyist beekeepers as well.

I wouldn't say there's been a huge, I want to say swarm of interest, but that's like a terrible joke.

But I'll say, you know, uh a huge amount of like I wouldn't say a huge amount, but it it's uh it's of interest in the community.

Yeah, I think that's great.

I mean, I could see this like in the schools as an educational tool as well.

Like we have solar panels at all city high.

I could imagine this being a really great way to get uh younger people interested in city government, right?

Like talking about this ordinance is really important, but then also like for hobbies and making things out of honey and all the things.

So thank you.

I had a question uh about uh six item 7a on slide number eight.

Uh basically it was the uh 25 feet uh away from the property line.

That would seem to imply that in order to keep a background drive, you have to have a yard that's at least 50 feet wide, um, which is probably most but not all, aren't old town and other areas that have smaller lot sizes.

Um I'm assuming this would be a firm rule.

Um, yeah, that's correct.

Um the other question I had, and I I bring this up in the pre-session, was uh just when we usually talk about animal here, and you know, we're talking about animals that are kept on chickens, etc.

Um, just wanted to make sure that bees, of course, they forage beyond the property line.

Um, wanted to have it stated for the record, whether there's any additional potential liability for the city if we start allowing this and someone gets stung in it at a neighbor's yard or anything.

So I'm I'm gonna let the the city attorney take part of that question, but I did want to point out that we have included several safeguards to encourage bees to stay on site.

And um I think the the difference between bees and let's say cats, dogs, chickens, is that they're more subject to the control of the owner and these proposed changes in the ordinance do have a robust set of controls to kind of make up for that gap between the two types of, you know, mammals, feathers versus insects, right?

Um, and so um bees are also found often in the wild as well.

And so um I think between the again robust um controls that are within the ordinance um as well as the uh cities um enforcement measures, which they are very good at, um I don't foresee it being uh a liability issue at this point.

Thank you.

I only have one concern because someone can actually probably stretch some I'm not opposed to hives by the way is when the location of these hives as long as they're on the property line some people which I can't see him being in a front yard but in theory you could put up with a barrier uh it kind of leaves it open in it I I would I hate to use the word assume you're assuming these would be in a backyard.

Well I was gonna say for residential districts they are restricted to the rear yard.

Thank you.

Because there's pilfish people have been known to steal hives you go on the in the San Joaquin Valley where hives are necessary for agricultural use and hives are stolen on a regular basis because of the need for required by the almond farmers and others that require pollination.

Um all of a sudden pop in my head uh so in the past it will be in the residential district meaning that likely in someone's backyard so if my own kid got stung it's my fault or my kids' fault I I deal with it.

Now that this extend to rooftop rooftops uh school building top uh parks and if there's one kid that just decided to come in and just shake it and get all the bees fly up and got injured like who is gonna be liable for those kind of incidents like because like assuming that this would open the pathway for the beehive exposure to public that is out of control and and I literally mean out control like uh how would this be addressed yeah I think so I think this would be addressed similarly to any other um similar incident where uh like uh kind of an analogous situation is kids on e-bikes um there are um laws and case authorities in place to hold um parents potentially liable for the actions of their children um that that do cause damage so it would be treated in in any uh similar sort of tort liability manner so to to follow up on that like I'm I'm in particularly thinking of a case like if my kids' school now finally can put that in and one day you know some of the kids just decided to shake it up like so would there be any high danger facilities that you will actually put more control or like exclude it from this because this is like literally uh including every property in South City.

I'm talking about public like like as it's contemplated now it's it does not exclude any properties.

It's really would be on the it would be the responsibility of the beekeeper to arrange them in a way that is responsible um and that could be done you know they could be in a gated area they could be on a rooftop like there's there's different ways to organize that but as the co as the ordinance is contemplated now it doesn't specifically exclude areas.

Thanks.

To kind of build on commissioner Zhang's statement then it would be like you know like someone saying beware of dog would you have to put something posted that you know because there's a lot of people that may have allergies and not realize it a PGE someone comes into a backyard to check something and uh they get swarmed on.

I mean I'm that's just a if something can happen, it will happen.

I mean, inevitably sometime.

Yeah, I think from a common sense approach, uh a sign like that would be um reasonable to to expect someone to put up um but again that would that responsibility and that liability would be assumed by the permit holder.

And their their insurance would obviously on a homeownership policy would cover things that occur on your property.

That's correct.

And if I could just say one thing, I mean I think like the idea is if they adhere to the requirements and they're regularly monitoring and mitigating for like these nuisance like conditions that this wouldn't be an issue for somebody who just happens to walk by a hive.

Um since I I learned a lot in this presentation.

Um it occurs to me.

Are there any um educational materials or kind of walkthroughs of any of this that are provided to folks who might be interested because right I think this could spur interest, which also could be a positive thing.

Yeah, staff will be developing those uh like a brochure and some other you know, resources and guidelines to to give to people who are interested in pursuing this.

Great.

Oh yeah, go ahead.

So can an individual resident, for example, request a permit to put a B hype on Sign Hill, for example.

No, um the city's the property owner of Sign Hill, and the city the property owner has to sign, has to authorize every permit application.

So I don't think in the ordinance states.

They can be in parks.

Yes, and the city would have to apply for that.

Okay.

Yes.

But the city would apply for signal.

Same way that exactly the same way the city was the applicant for the the certificate of alteration, the city would have to be the applicant for any hive that occurred on city property.

Thanks.

Um I just wanted to follow up on uh Commissioner Baker's question about the 25 feet piece.

Um, thinking about a lot of people's yards, right?

I think this might I'm wondering if this might preclude a number of uh some properties and curious about uh and apologies if I missed in the presentation the some of the reasoning behind the 25 feet piece.

I'm just thinking about it from the standpoint of uh ideally wanting to include more folks rather than less who might want to participate in something like this.

Um, the 25 feet was part of our original ordinance, and I think we wanted to maintain that um just to you know prevent potentially bees from going into other properties.

Um so we I think the idea is that it was intended for larger properties and not smaller ones just because of the potential there for the bees to expand beyond their lot.

Yeah, I don't know that 25 feet is a magic number.

Um we did work, we have worked with the um B guild, there's a B guild of San Mateo County and got initial feedback from them when we first we've had the ordinance for quite some time, but when people a few years ago we've got we got some permits actually come in.

So they did review our um standards at the time and and you know felt that they were adequate.

So it would um uh the way it is written now, it could exclude uh pretty significant amount of lots in South San Francisco.

We have a lot of lots that are um 100 by 50 feet, so you know, this would be contemplated for larger lots.

Again, I don't know that that is a magic number.

Um if the commission wanted to expand it, we could certainly um revise that.

We could do a little more research and revise it if that was the wish of the commission.

You know, just I I'm not sure I want to say right now, like oh, we we could change it to 20 feet and then find out from a B expert that there's actually a problem with that.

Yeah, I see what you're saying.

Thank you.

Other questions from commissioners?

Okay.

Um then we will turn it over to public comment.

Uh, does any member of the public wish to address uh the commission on this item?

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

We have three members of the public who would like to provide public comments.

Um I can call them in the order that um these comments were received at this time.

First person I have is Andrew Hernandez.

Good evening, City Planning Commission.

My name is Andrew Hernandez.

I've lived and worked in South City for 27 years.

I've been a homeowner in South City for 22 years, and both my adult daughters were raised in South City as well.

As a South City resident, I am in support and endorse the revisions to current zoning to allow beekeeping in commercial spaces, especially east of 101.

As a genentech employee, I was able to participate in an event where we harvested the honey.

While participating, there were many children also helping as it happened to coincide with bring your daughters and sons to work day.

I personally benefited by using some of the harvested honey to homebrew a honey wheat ale, which I shared with fellow bee lovers.

Having healthy bee population is very critical to our future.

As more and more development removes spaces for bees, we need to ensure we create and allow spaces for them by allowing beehives in commercial areas.

So I ask, please move forward and approve the proposed revisions to allow beekeeping in commercial spaces.

Thank you.

Next would be Emmett Gossted.

Hi Emmett.

My name is Emmett Gossad.

We have bees are important because they the less bees the less food, the more bees, the more food.

Every time you see a bee, don't bother with because bees have stinging things because sting is bad, but if you actually take care of bees, like if you have a hive in your garden, that's actually something like good.

If you have a honeybee that can give you food, like honey is a type of food, except sometimes you have it, sometimes you don't, but most people have it.

And bees are really important because they pollen flowers and make plants grow better.

And bees are actually important also because they actually have a very good pollen because pollen makes flowers grow.

And flowers are important to other animals like hummingbirds and butterflies.

And they also make the world a better place.

Like if you like have a like flowers like in their house, they you can put it outside, and if bees come to it, he can put power, I mean, like pollen in it, and that gives the flower an ability to grow things like fruits or vegetables, like lots of things.

So do you support having more bees?

And bees are actually a very good thing to the world, and they actually have a lot more things to actually know to actually help us and they actually are great.

Thank you.

Okay.

Thank you so much.

It was a fantastic public comment.

I use your own comment after public comments.

I've been on this commission for a lot of years.

That has probably been the best public comment I've experienced in my 11 years here.

Nice job.

Give it up for Emmett.

I know.

Uh next we have Margaret Gossett.

Sorry, Margaret, that's a tough one to follow.

Yeah, you set that standard real high for you.

My name is Margaret Gosted, and I uh live here in South San Francisco.

Um I wanted to address the differences, um, like between between beekeeping, honey beekeeping, and um the keeping of native bees, mason bees, etc.

Um when I was looking at the code section here, um it's pretty clear that all a lot of the language is associated with honey beekeeping, and there is a movement um amongst a lot of agricultural places and also you know residential people to actually provide bee houses and homes for our native bees, our mason bees, wool carter bees, etc.

Um which have completely different behavior patterns from honey bees.

So many of the restrictions and um you know safeguards that are in place in the code section are strictly for honey bees.

Whereas mason bees and other solitary bees have um don't do a lot of the swarming and kind of becoming a public nuisance and stinging people, etc.

They're very um peaceful and non-aggressive.

So I would ask that the city look at the um look at what the rules are for honey bees separately from the rules for our native pollinators and our mason bees, and um maybe be more specific in the rules.

So our is this code section 20C for just honey bees, or is it for all bees and all types of beekeeping?

Thank you.

Thank you.

I also brought um a flyer for you guys to look at regarding the differences between mason bees and honey bees.

Um, thank you.

Do you have any other public comments?

We have one more that just um I just received.

Uh Anna.

Good evening.

I um want to let you know that I support um this.

The one thing that I would like to ask is that you not decrease the amount of square feet or feet from 25, um, and keep it to commercial or the way it's written now and not not change it.

I think it they play a very good, very good um in our ecosystem and our system in general, but keep it commercial.

I live over on Avalon Park, and we have um Peacocks, we have uh llamas.

We we uh because of uh the the um unindustrial area and adding more to our neighborhoods if we lower the the feet is gonna get complicated.

So please keep us in mind.

Thank you.

Thank you.

Is that all the public comments?

That is all the public comments that we have.

Yes.

Okay, thank you.

Uh then with that, I will close the public hearing and turn the matter over to the commission for discussion.

Anyone like to comment?

I did have a question for our lovely planning department.

Uh to I'm so sorry, I forgot your name.

Margaret.

Margaret, I've to Margaret's question, I was just wondering to pose.

Is there gonna be a separate bit of regulation?

It's gonna be all the same.

I mean, the reason why uh we they're specifically written for honey bees is for the reason she pointed out.

Like solitary bees do act very differently, and it's um they're not being like raised to to collect honey in most cases.

Um so yeah.

But if like but if someone wanted to create a habitat for them in their in their house or their their backyard, they wanted to like put a bee house in their backyard.

I don't know that there's anything that precludes them from doing that.

Okay, great.

It's like putting out like water for like wild animals after a fire or something like that, or a bird house, I don't know.

Okay, I just wanted to do it for the public, so just so we're all clear.

Um thank you so much and then um yeah, that's my only question.

Thank you.

Thank you.

Just so kind of following up on that and the previous two public commenters, um, there's really no point in differentiating if we were to ever talk about lot sizes, differentiating say European honey bees versus like a um bumblebee or a mason bee because they don't have high.

Okay.

So thank you for that.

Um I think these are common sense regulations, um, and with the explanation about uh why we have the 255 buffer, I think I'm good with that.

Um, I was gonna say I think Emmett had it right.

You know, these pollinate flowers, coming bridge eat flowers, fruit comes from flowers.

Um, important part of the ecosystem, and I'm happy to see more of them.

Like I said, this is a really easy one, even though some of my questions were not in support of, I do support this.

Um, as you say, it's a necessity for the environment.

My family in the central valley is in agricultural.

Now we need the bees out there for their purposes to pollinate, which is a different bee, and they have a necessity.

So I completely support this.

Thank you.

Um appreciate uh you know the opportunity for environmental improvement, um, and many of the benefits that have uh so fantastically been uh mentioned, uh especially by Emmett, and um also appreciate staff's uh work to develop educational materials for people.

I think that'll be really helpful, even just as you see from the commission, we are all learning, and so I think it'll be helpful to help the public learn, uh, including uh as was pointed out during public comments some of the distinctions between the different bee types and why uh the the bees who live in hives uh are under specific regulation, which um I do agree with Commissioner Baker.

Um, and seem to provide, especially with the mitigation measures, um, really uh a net positive uh to the community and the environment.

Any other comments?

Really quickly, I'll just say I also live in Avalon Park.

Um, and so I do hear what you're saying.

Um I live not very close to the unincorporated part of the city, but I I do drive through it often.

Um I would say that scarcity.

When it comes to decisions like this, um, as a planning commission, we hear all comments and take that all into account when we do vote on these things.

So thank you.

Thank you.

Uh that is all the commission's comments.

Um I have a motion uh for the item, please.

Through the chair, I move to make a motion to determine the proposed zoning amendments are exempt from CEQA.

I was second.

Uh roll call, please.

Yes.

Commissioner Funes.

Yes, Chairperson Palmaku.

Yes.

Commissioner Zhang.

Yes.

Commissioner Faria.

Yes, Commissioner Shahade.

Yes, Commissioner Evans is absent.

Okay, and then we're gonna do another motion on 4A.

Move to adopt the resolution recommending that the city council adopt an ordinance amending the beekeeping regulations in Title 20, the city's municipal code.

I'll second.

Thank you.

Roll call, please.

Commissioner Shahade.

Yes.

Chairperson Palmacu.

Yes.

Commissioner Zhang.

Yes.

Commissioner Funes.

Yes.

Commissioner Faria.

Yes.

Vice Chairperson Baker.

Yes.

Commissioner Evans is absent.

Motion passes.

Congratulations to uh to our B lovers in the room today.

See Gerald, you were successful.

All right.

Uh next on the agenda is item number five.

Uh, will the clerk please read item five?

Yes, item number five is a report regarding proposed zoning text amendments to Title 20 of the South San Francisco Municipal Code to update regulations pertaining to accessory dwelling units to comply with California state law and determination that the proposed amendments are categorically exempt from CEQA.

Number 5A is the resolution, and Stephanie Scangus is going to give the staff report.

Thank you, Adina.

Good evening, Chair, Vice Chair, Commissioners, Stephanie Skangis, senior planner with the planning division.

Um tonight I will be presenting a proposed zoning text amendment to the city's ADU ordinance in order to bring it into compliance with state requirements.

So the state continues to adopt new legislation on accessory dwelling units or ADUs annually to help streamline the creation of ADUs as a housing opportunity.

Local jurisdictions are required to incorporate these requirements into their local ordinance, and then within 60 days of adoption, submit it to HCD, which is the California Department of Housing and Community Development for review and for them to issue findings on whether the local ordinance complies with state standards.

If a local ordinance is not submitted to HCD, the local ordinance can be deemed null and void.

So annually, as the ADU regulations have changed, city practices have been changed in accordance with state law.

However, the last official update to the city's ADU ordinance was completed in June 2024.

So at this time, planning and the city attorney's office have completed a thorough evaluation of the ordinance to ensure compliance with the most up-to-date state law mandates is formalized and reviewed by HCD.

So that is the purpose for this current proposed text amendment is to bring the ordinance into compliance with HCD requirements or state requirements for ADUs.

The proposed updates will not change current city practices as our practices have been updated annually to comply with any changes that are taken into effect.

So the proposed zoning zoning text amendments focused on five areas, maximum number of units allowed, maximum floor area, parking replacement, occupancy, and fire sprinklers.

And I'll go over each one of those.

Currently, for a single unit lot, which is a lot with one single family dwelling.

Um that has an existing or proposed single unit dwelling is allowed one ADU of any type, and there are three types attached, new construction, detached new construction, and conversion, which is um out of existing living space.

So, for instance, a garage or basement, even existing habitable space in a single family dwelling unit can be converted to an ADU if desired.

Also, existing detached accessory structures can be converted.

So the old requirement was allowing two total um accessory.

Oh, sorry, one ADU of any type and then one junior ADU, which is defined as no more than 500 square feet in size, and it is converted from existing living space within an existing single family dwelling unit.

So that was a total of two additional units that a property owner could potentially have on their lot.

So a property owner would be allowed one newly constructed detached ADU, a converted ADU from existing space, or a newly constructed attached ADU, and then that junior ADU.

So it's in the in total number of allowed ADUs is increasing from two total to three on these single unit lots.

Staff would like to note that this has been an interpretation from HCD of state law that they've included in their ADU handbook, which was last updated in March of this year.

And because it's their official interpretation, city attorney's office has recommended that we formalize that as part of our ADU ordinance update.

Another change is for our multiple unit residential lots, which are more than one sing uh one dwelling unit on the lot.

For exist a lot with an existing multi-unit structure or two or more units, they were previously allowed, previously allowed two detached ADUs newly constructed, as well as 25% of existing units or one, which is ever whichever is greater, and I'll go over that within existing areas.

So those are the conversions and essentially 25% of existing units on a lot.

So if they if the existing lot had four units, they would get one converted ADU.

If they have eight, they could get two, and so on.

That has been changed to allow up so for multiple unit existing structures, up to eight detached ADUs, and this is not to exceed the number of existing units.

So if a site has an eight-unit apartment building, they could potentially get eight detached units.

If there's six apartment units, they would potentially get six detached ADUs.

So the change only applies on a lot that has an existing apartment building or multifamily structure.

Is defined.

So the state has clarified that square footage refers to the interior livable space of a unit as defined under the state code.

And so this is defined as space in a dwelling that is intended for human habitation, which includes bedrooms, bathrooms, kitchens, laundry rooms, closets, interior stairs.

Replacement parking is still not required when an ADU or JADU replaces required parking for a primary unit.

However, two new requirements have been included in relation to the demolition of any existing garages for the creation of a new ADU or JADU.

The first one is that the demolition permit for the detached garage that's to be replaced with that ADU must be reviewed at the same time as the application for the ADU itself, and then the two permits issued at the same time.

The second requirement is that an applicant does not have to provide written notice or post a notice on site for the demolition unless the property is located within an architecturally or historically significant historic district.

In regards to owner occupancy, current regulations were allowing owner occupancy requirements for JADUs only, which means that a property owner was completing a deed restriction in which they were certifying that as the property owner they would be occupying either the primary unit or the junior accessory dwelling unit.

This requirement has slightly changed per state law.

A junior, a JADU can potentially have shared sanitation facilities with a primary unit.

And so those JADUs where there is a shared sanitation facility, those must still maintain the owner occupancy requirement, so a deed restriction requiring that the property owner reside in one of the units, either the primary dwelling or the JADU would still be required.

However, for JADUs where it's an independent separate sanitation facility from the primary unit, a owner occupancy requirements are no longer allowed.

Staff would just like to note that the majority of JADUs that we see, you know, applied for and approved by the city have historically contain separate sanitation facilities.

That's what we see primarily.

So most of those will no longer require owner occupancy, and the last group of changes are in regards to fire sprinklers.

Additionally, construction of a new ADU cannot trigger the requirement for the installation of any fire sprinklers in the existing primary unit.

Staff would like to note that in practice, this requirement can potentially conflict with guidance from the Office of the State Fire Marshal, which does require that all newly constructed ADUs be built to comply with standards for fire protection, and as one of the listed options, automatic fire sprinklers as a potential method.

And if there are no other options available to meet that requirement, there may be a conflict between the state law and guidance from the fire marshal.

So that is still being reviewed.

Guidance is still being sought.

The ADU resource center is aware of this as well and working to help provide guidance for local jurisdictions.

Modifications to regulations pertaining to accessory dwelling units are statutorily exempt from CEQA pursuant to section 21080.17 of the public resources code, which states that local ordinance that are aimed for creating ADUs or JADUs are exempt from CEQA.

So therefore, no further environmental review is required at this time.

Staff has received one public comment, a letter via email this afternoon from California HDF, which is the housing defense fund, and that has been included in the commissioner's packets.

So there has been an errata sheet provided with some refined text for the recommended ordinance.

And I have that here on my next slide, and which is also included in your packets.

So section 2350003, number of units allowed for a single unit lot, it would be clarified in section B that um we're referring to a converted accessory dwelling unit.

It's essentially clarifying that the following is allowed on a property: a detached ADU, a converted ADU, whether that be within the primary unit or within an existing detached structure, and one JADU.

So the Cal HDF had some concerns with um lack of clarity, and um this the city attorney's office has um proposed this to help clarify that um what we are proposing is in conformance with state law.

So at this time, staff would like to recommend that the planning commission conduct a public hearing, and um adopt a resolution determining that the proposed zoning ordinance update does not require further environmental review and is exempt from CEQA, and recommending that the city council adopt an ordinance, including um the errata sheet, updating regulations pertaining to ADUs.

That concludes my presentation.

I am available for any questions.

Thank you.

Thanks so much.

Uh commissioners have questions for staff.

I do just to clarify for the public, because it's a lot of verbiage, and and I know that like we know a lot, but I still just to state, so like if there's someone who builds an ADU here in Sal City in their backyard, for example, do they need to provide a restroom?

Is just to be very clear and transparent.

Sorry, um, an accessory dwelling unit is considered an independent independent living unit, which contains bedroom, kitchen, bathroom.

However, a junior ADU, which would be converted from possibly a garage, existing space in a single family home.

You could potentially have that junior ADU share the bathroom with the primary unit, but it's all together, like you're not walking across the yard to use the restroom.

But as staff stated, um, we don't really see that and what most people have come in have for either even a JADU have opted into that shared um separate sanitation facility.

Got it.

And just to like further clarify for the public, because I I have had I've I think I've spoken about this before.

I literally run into this myself, where someone like has an ADU on the market, which is probably just like a storage unit that they converted into like something livable, and there's no restroom, and that is like not allowed.

That would be considered an unpermitted okay.

I just wanted to it is like for the public record, just so that we're very clear, because like a lot of people in vulnerable situations don't know.

Correct.

So I just want to like again just state that like that is not permitted in your city, or probably any city.

A legal ADU would have to have its own restroom, bathroom facilities, and kitchen.

Okay, thank you.

Appreciate it.

Stephanie, thanks for the updates.

Can you at least educate the public because there's been a lot of changes from when the ADUs came upon us?

Can you just guide us and guide the in on a very high level?

Like when it started and the progression where we're at today.

Is that I mean, am I asking too much or no no?

Um I would say I could go.

I think in 2016, ADU started to become kind of.

Yeah, they were switched from discretionary review, which is coming to a public hearing, or the design review board for recommendation to ministerial, which is just a building permit.

Then in 2020, there were a lot of changes to the ADU requirements that stream further streamlined the development, as well as I want to say the quality of ADU that could be built.

A property owner can get up to 800 square feet, regardless of what their lot size is.

But for example, since that time they've um also increased the number of ADUs that would be allowed on a um single unit lot.

They've also now allowed it to be included on a multiple family lot, so um multifamily structures, apartment buildings or properties with apartment buildings could potentially have ADUs.

Um all those changes really came into effect within the past six years, as well as owner occupancy requirements have been removed.

Um so the we're seeing a lot of changes come in fairly rapidly, and it's really to streamline and promote ADU construction to help meet the housing shortage of the state, and I will say that these stand state mandated requirements are exactly that, they're mandated.

A local jurisdiction does not get to choose whether they want to enforce those regulations or not.

We we have to.

Yeah, my only other comment is a lot of residents, a lot of people are questioning some of the ADU applications, people converting their garages into ADUs, and it you know, naturally it's gonna create lack of parking in that neighborhood on that street, but we're mandated by state law.

Yeah, that was us.

That's why I want to get clear to the residents that it's not the city that is the new zoning and the new ordinances and all these changes that are taking place.

Correct.

Unfortunately, our our hands are tied.

Um that was thank you, another one of the big changes where um replacement of any garages or or parking that was to be converted to an accessory dwelling unit was no longer required.

Um, additionally, we've also gone to where a new parking space for that new ADU is not required in much of the city because of state requirements.

I think that's the biggest for residents that are not building ADUs, but their neighbors are.

That's what a lot of them are questioning.

So I just thanks for the clarification.

Through the chair.

You have to expect me asking questions.

Thank you so much, Stephanie.

Um I actually took slides like I'm gonna clarify on only a few things.

Um uh for for for Sam, the biggest change, like from the day one to day two is actually from current one ADU and one J ADU to the one detached ADU, one converted slash one attached ADU plus a JADU.

And I'm gonna really ask that slide.

So in layman's term, converted ADU is equivalent to attached ADU in nature, like you can have only one.

But on the legislation, you have to abide to the converted ADU as the allowance.

If you don't have it, then I can build an attached ADU.

Yeah, so there, even though so when somebody converts their basement, let's say to an ADU, it's often referred to as I have an attached ADU.

But in terms of state law and the city ordinance, there is a difference.

Um attached is defined as new construction, so really an addition that wasn't there before, that square footage did not exist.

Whereas converted is coming out of existing square footage, whether it be within the existing structure or the primary unit or a detached accessory garage.

So my follow-up question is because converted ADU previously you presented the converted ADU is still subjected under the max at the maximum allowed which is 750 or 800 straight feet ish.

Uh but then JADU according to your definition is conversion from existing habitable space from main house.

However, also in the state law allows JADU to be converted directly from garage.

So I do want to clarify if I convert a garage under 500, does that count as JADU or converted ADU?

Um it would be up to it, okay.

Um a JADU can be converted from existing livable or non-livable, so it can be from a garage.

For instance, if someone is converting 450 square feet to a unit, it really is up to the property owner what they want to define it as, whether it be their JADU or their converted ADU.

Um I think with the updated owner occupancy requirements, it doesn't matter.

In the past, what the issue was was a JADU required owner occupancy.

So that was not always desired by the property owner.

Um and in terms of a converted ADU, there technically is no square footage maximum.

If you have a 1200 square foot basement, you could convert the entire basement to an ADU.

Great.

So that's that.

Now the second question would be the actually I forgot what the number is.

The square footage right now, state law or the interpretation from government is say stating that it will be the interior dimension.

So great, meaning that I could have do the interior box diagram and prove that this is 800 and self-city has to approve it, however, I will actually have as a building square footage or floor area ratio, it will be over 800 or 850.

Like it will be bigger than that number, and then now South City has to approve that too because uh build build floor area ratio is measured different than how the government is measured.

So how do you do that and how do you you know charge the impact fees stuff like that?

Um so I will say our floor area ratio um is defined in our zoning ordinance as exterior to include exterior walls.

Um this change for the ADUs um is that the square footage will no longer um include exterior walls.

So that is correct.

You would provide the square footage of the interior space.

Um in terms of impact fees, um the city does not charge impact fees for for ADUs.

At all.

Cool.

Already do I yeah, correct.

We've never charged impact fees.

There is a school district fee, but that's not a city impact fee.

And then lot coverage, I assume it will be still calculated per the original, like the the exterior wall as well.

I would assume that if your interior you're going to 800 square foot max interior, the city would have to allow that regardless of your lot coverage.

Even though your lot coverage with the walls is maybe like you said, 850, it really is the state is saying it's only 800 square feet.

So the city would have to allow it.

Thank you.

Thank you for the presentation.

Also grappling with the the complexity of this.

Appreciating that this is a state requirement.

So on average, we have issued building permits for 48 ADUs annually for the past three four years.

Their properties would be hard to accommodate additional structures.

So that will add to our numbers this year.

Thank you.

And can you tell me if you have a sense of you know who who tends to live in in these units?

Aging parents or college kids returning back from school and needing some place to stay, but still needing some independence.

For the multi-unit lots, it is, you know, a developer or property owner seeking additional units to rent for income.

Thank you.

And then just similar to the previous agenda item, I think any time like a law is changing, especially in this case where it is so complex, are there community education resources, including for those who might want to, you know, permit and bring up to code, maybe something that wasn't previously permitted.

Yes, and the city does have an ADU handout that is available online or in the division, and those were updated um in January with the new requirements.

So we also have um the city is part of a county ADU resource center that provides um ADU help for local jurisdictions and local residents.

Um and I'd like to mention we have one more resource available so for people to know about.

It's called a program called Hello ADU with a nonprofit organization called Hello Housing, and they are an organization that can help people who are interested in building an ADU or learning about the regulations.

Um there's a link on the city's city planning division's website, and we have handouts at our counter too if anybody's interested in learning about that.

Great, thank you so much.

Any other questions from commissioners?

Okay.

Um then we'll go to public comment.

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.

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

Okay.

Then public hearing is closed, and we'll turn this over to the commission for discussion.

Would anyone like to comment?

Yes.

Yeah, thanks, uh Stephanie, for the update and the thorough uh knowledge of all the state mandates and you generally represent the city with your knowledge and upkeep of all the state laws.

So we appreciate that.

That's why they write them in pencil.

Yeah, I don't think I don't think you enough, Stephanie.

You really do an incredible job with all your presentations.

You can ask Adina.

I've always sang your praises this way.

Um when I was chair, like every time I was like, She is so good.

And Adina Terracorda is like, she really is.

Like she studies, and like, I really I want to reiterate um my previous uh commissioners' comments.

Like you really do an incredible job, and you're so genuine and having to do all of these presentations all of the time.

I've been on this commission a long time.

You've always just done such an incredible job, and you really keep everything together for us, and I just want to thank you like genuinely.

I'll just add to that, and um, you know, I was a little concerned when we got that last minute comment from how HDF today that actually seemed pretty significant, and you were able to turn around and generate a response.

So I'm thank you.

Um and uh just reiterating some of the questions.

I um I do appreciate that this is um excellent and complicated work bringing us into alignment with state law and just acknowledging the continued need in South City for housing options of different types, uh, multi-generational housing, especially uh college kids who want to stay here, aging parents, uh, I think ADUs give us one tool in the toolbox uh towards meeting residents' housing needs, including meeting our state mandated mandated requirements uh to uh have certain amounts of housing uh for residents.

Uh so I appreciate this uh in that sense as well.

Uh any other comments from commissioners.

I kind of build what they say.

The way the ADUs change on a regular basis, it's almost like a Rolodex card.

So just on top of it, as the commission's already addressed, you do a good job.

Continue.

Don't forget Kimia's rule too.

Yes, and I think that's Adina's as well.

All of you I want to give you each your own separate flowers though.

Like you guys all do incredible work and Cynthia as well.

Like you guys really are the heart and soul of the planning department for at least for me.

Um you guys do such an incredible job making everything organized, easy to follow whenever we have questions, follow-ups, you guys always just make the public more educated, which is the entire point.

So thank you.

I bet you didn't see the comments taking that turn, did you?

And you know, I I think that the commission really appreciates the complex landscape and the work that it takes, not only to bring our laws up to speed with the state requirements, but also to educate the public about both the new requirements, the opportunities, you know, and the expectations.

So I think all of us really applaud staff for the excellent and hard work.

Um and on that very lovely note, um, I will close uh commission comment um and ask for a motion.

Okay, thank you.

I move to adopt resolution determining that the proposed updates to ADU regulations are exempt from CEQA and recommended the City Council adopt an ordinance amending Title 20 of the South San Francisco Municipal Code.

I second.

Rule call, please.

Commissioner Zhang.

Yes.

Chairperson Palmaco.

Yes.

Commissioner Shahade.

Yes.

Commissioner Funes.

Yes.

Commissioner Baker.

Yes.

Commissioner Faria.

Oh, I'm sorry.

Vice Chairperson Baker.

Commissioner Faria.

Yes.

Commissioner Evans is absent.

Is there a separate piece or is that the complete?

Okay, fantastic.

Okay.

Motion passes.

Then that takes us on to administrative business.

We do not have any administrative business tonight.

Okay.

Um commissioners.

Through the chair.

Yes.

Um, I know we are not allowed to respond to an agendized public hearing, but you know, seeing the gentleman still sitting through there after discussing about uh what he commented, uh, what is like is like how would this public comment uh typically go through in the city's department?

Like, namely, uh, since there is uh question about there's no wind study done there, was was it supposed to be something that needed to be done or revised or something like that?

Like, because like there are a lot of bigger development coming up, so we are not allowed to answer or take action on these, but I want to generally ask like how do we uh handle these type of comments.

Thank you.

So I I can say that um these comments would be taken into consideration by staff.

And um I I can defer to Adina and how um they they sort of internalize that that process of of routing them through and determining what to.

Yeah, when we get a comment um that's not on the agenda, if it's something that is within staff's purview to handle, we would submit it to the appropriate department and they would review it and you know have follow-up with that individual.

Thank you.

Anything else from commissioners?

Um, then in that case, I just wanted to quickly close by um recognizing that um it's affordable housing month, which is something that's incredibly uh germane to our body and this commission, um, and just appreciate and reiterate that affordable housing is really a core need uh for our communities to be uh healthy and resilient and inclusive.

Uh so just wanted to uh mark the occasion.

Um then with that, um, thank you also for those of you with the stamina to have stuck it out with for our meeting today.

Uh we are adjourned.

All All All Hello everyone, welcome to the South San Francisco Planning Commission meeting for January or excuse me, February nineteen, twenty twenty six.

I call this order.

This meeting of South San Francisco Plague, which is carry call to order.

Please stand for the Pledge of Allegiance.

I pledge allegiance to the public of the United States of America.

And to the Republic for which it stands in the Individual Liberty and Justice for all.

Thank you.

Roll call, please.

Commissioner Baker.

Here.

Chairperson Funes.

Here.

Commissioner Furria.

Here.

Commissioner Shahade.

Here.

Vice Chair Pomiku.

Here.

Commissioner Sang.

Here.

Commissioner Evans is absent.

Thank you.

Are there any changes to the agenda?

No changes to the agenda.

Thank you.

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.

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 wishing to provide comments.

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 or project visits had any interactions with third parties or has any conflicts regarding any of the items on the agenda?

You may disclose them at this time.

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

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

Next on the agenda is the consent calendar.

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

Yes, we have one item on the consent calendar.

Number one is consideration and approval of minutes from the November 20th 2025 planning commission meeting.

I'll make a motion to accept the consent calendar.

Roll call, please.

Commissioner Fourier.

Yes.

Commissioner Shahade.

Yes.

Commissioner Baker.

Yes.

Chairperson Funas.

Yes.

Vice Chair Pomiku.

Yes.

Commissioner Zhang.

Yes.

Commissioner Evans is absent.

If the clerk can please read the next agenda item.

Yes.

The next item is number two.

And it is a report regarding an application for design reviews for the Westboro Preschool Expansion Project, including the construction and operation of an approximately 7,000 square foot child daycare center at 2360 Galway Drive at Westboro Park in the parks and recreation zoning district in accordance with Title 20 of the South San Francisco Municipal Code and determination that the project is consistent with the 2040 general plan environmental impact report and that no new environmental document is needed per sequel guidelines 15162 15168 and 15183.

Um and items 2A and 2B are the resolutions.

Thank you.

Good evening, Chair Funes and Planning Commissioners.

For your consideration tonight, is an application for design review for the Westboro preschool expansion project, including the construction and operation of an approximately 7,000 square foot preschool located at 2360 Galway Drive at Westboro Park.

The project site has an approximately half acre footprint that is located within the boundaries of the 10 acre city-owned Westboro Park, located at the corner of Westboro Boulevard and Galway Drive.

The new preschool will be located in the northeastern corner of Westboro Park, where currently a public restroom, maintenance yard, existing lawn, and maintenance road exists.

Westboro Park also includes a community center, picnic areas, baseball field, walking trails, tennis courts, playgrounds, and basketball courts.

The project site is bound by fire station 62 and residences to the north.

Galway Drive and residences to the east, Westboro Boulevard to the south, and Westboro Middle School to the West.

The City of South San Francisco Parks and Recreation Department offers child care through its preschool early learning program, serving children ages two and a half to five years old.

The existing child care program at the community center at Westboro Park has an enrollment of 59 children, distributed among three classrooms and up to eight staff members on site during preschool hours.

The community center would continue to function as a preschool until construction is complete.

Preschool operations would then move to the new preschool facilities immediately following completion.

The community center currently houses one preschool classroom with two additional classrooms in modular buildings directly adjacent.

The relocating of the preschool component may allow for increased community programming at the community center.

The new preschool facilities would include five indoor classrooms, one covered outdoor classroom, and administrative office space with a total of approximately 7,000 square feet.

There would also be outdoor play areas with climbing structures and natural play areas.

Oh, sorry, the preschool expansion project would increase student capacity from the existing 59 children to 100 and would require up to 15 staff.

The proposed preschool will serve children ages two and a half to five years old.

And the preschool will maintain the same operational hours of the day and days of the week as the existing preschool, which include 7 30 a.m.

to 6 p.m.

Monday through Friday.

The proposed preschool is a one-story with a maximum height of less than 18 feet.

And the new preschool building would meet energy efficiency requirements and be all electric.

The design review board reviewed the project in October of last year and recommended approval to the Planning Commission.

The DRB liked the create and modern design, the finishes, artwork, and color palette.

They found the design to be well integrated into the surrounding residential neighborhood and lacking an institutional appearance, which made it also appear very welcoming.

The DRB also praised the proposed ADA enhancements, which improved path of travel to the baseball field and tennis courts, as well as improved access for city maintenance vehicles.

The meeting was held at the Westboro Community Center, and over or approximately 80 residences attended.

At the meeting, the project was presented, as well as the overall need for the additional preschool space and the benefit of creating a new facility separate of the existing community center.

The community members in attendance were appreciative of the update and raised no concerns about the project.

Staff did receive six letters in support of this project.

In summary, these letters express support for the project because it will increase availability of preschool enrollment, which is in very high demand based on the wait list.

It will provide high quality preschool curriculum, or I should say it would continue high-quality preschool curriculum.

It would offer affordable preschool options and provide safe preschool options and allow opportunities for siblings to attend with currently enrolled children.

Again, just summarizing some of the comments in the staff report.

In terms of circulation, the existing circulation pattern is to remain on site.

Specifically the existing parking configurations and spaces, the entry exits, and drive aisles are to remain.

Minor modifications are proposed to the designated pickup and drop-off spaces, EV spaces, and ADA spaces.

The site is located in the Parks and Recreation Zone District where a preschool is a permitted use.

The proposed project also complies with the development standards that it's located in.

The project also supports many goals and policies in the city's general plan, including those related to providing child care in Westboro and policies that support providing high quality accessible services and amenities for residents at all stages of their lives.

An environmental checklist was prepared for the preschool expansion project, which concluded that the current project is within the scope of the previous environmental analysis for the general plan EIR, and that subsequent SQL analysis is not required for the proposed project.

In conclusion, the Westboro preschool expansion project complies with the city's municipal code, development standards, and findings for approval for design review, as well as the city's general plan goals and policies.

Therefore, staff recommends the planning commission approved the proposed project of an approximately 7,000 square foot new preschool facility at 2360 Galway Drive in Westboro Park.

That concludes the staff presentation.

The applicant team is also here to present and answer questions.

Thank you.

Thank you so much.

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

If there is one, or sorry, the applicant, sorry.

And keep it open.

Okay.

Oh, thank you.

And you added these slides.

Oh, wait a second.

Who's doing that?

Oh, Lehman's there.

Good evening, Chair Fairness and Commissioners.

Jake Gilkhurst, your director of capital projects.

Thank you, Christy.

Of course.

For the last six, this is the last slide.

What's happening?

There we go.

Thank you, Lehman.

For the last six and a half years, I've had the privilege to serve as the city's director of capital projects.

And well, I've worked on larger and more complex projects than this one, including the building we're in.

I think this is the project that's been closest to my heart.

Um I'm really excited that we're finally here after five years.

I'd like to introduce the project team, including Greg Mediati, our director of parks and recreation, of course.

Farshid Samsami from Kitchell Construction and Project Management is here, and you'll also be hearing from Chris Dorman from Dorman Associates, who's also here with Mary Peterson, the project architect.

I really want to appreciate like express gratitude to them for really putting the community and the children first when it comes to the integration of this building and facility into the park and into the neighborhood.

I'd also like to really thank Christy and Adina for their leadership.

I think we take for granted a lot of the time just how excellent our planning staff is.

And so thank you both for your leadership.

And also because he's here as a resident.

And so I wanted to acknowledge him too.

Five years ago, when this project was originally assigned to me by then city manager Futrell, one of our first tasks was to find a location for the preschool.

And we knew from the preschool wait list and the sort of heat map of where the wait list sort of centered that Westboro was the place that needed expanded preschool within the city.

We searched for a site, and after two fall starts at different locations in the neighborhood, we slowly began to settle on a location somewhere within Westboro Park.

And initially we thought we were going to expand the Bulos Center and build off of that and potentially add more modulars or move the playground or do something in that area.

But as the project developed, Director Mediati and I were really in alignment that this project would really be a success if we didn't just add preschool capacity, but if we also gave something back to the residents in the park users who were never going to use the preschool itself because it's such a narrow group of people who actually get to benefit from the preschool itself.

And so we really felt like the project would succeed if we were going to be able to do other things to help the park.

And so I think creating this accessible route up to the tennis courts is really important.

Improving the picnic picnic facilities by moving the exterior restrooms away from Galway and closer to the group picnic area is really important.

Opening up the younger kids' playground, the two to five-year-old playground, to public use all day because right now it's limited in use because of the licensing requirements for the preschool that uses this the playground during the day.

And then, excuse me.

Lastly, just rededicating the Alice Bulos community center to the public.

We've heard a lot of clamoring for additional senior programming.

And by moving the preschool to its own discrete facility within the park, we're really allowing a lot more flexibility of programming of the um the excellent facility that is the Bulo Center.

I'm happy to stick around and answer any questions about project delivery or otherwise, but um before I hand it off to Chris Dorman for the design presentation.

I just wanted to mention that as a landscape architect, I'm just so impressed with the way they managed to really integrate the facility, not just into the neighborhood, but also with a really light touch into the park itself.

And with that, I will hand it over to Chris Dorman.

Thank you very much.

I'm gonna practice with this and see if I can make it work.

There we go.

Okay.

Well, hello commissioners.

Thank you very much for taking a minute to listen to our description of a chill child care center.

Um I've been blessed to be able to work on children's centers for more than 20 years, and none more interesting and more fun than this one.

Um the city of South San Francisco has been uh really uh fun place to work, people to work with.

So I'm excited to present this.

Um I will be fairly brief because I think Christy did a tremendous job of introducing the project.

Uh and I'll be here for questions.

So this this first uh slide here is about so sort of the the goals that we have for children's center.

So we thought we would show um what it what what will this look like um in the future when we're done, and this is a similar center.

We've um learned a lot over the years about um providing uh for children.

And so this illustrates a lot of our core principles.

We taught we want to get lots of light into classrooms, we want to create space, natural ventilation.

We have a real commitment to indoor-outdoor play areas.

So we are trying to incorporate all those things when we come and look at a new project.

And so this just represents some of the challenges of the site or some of the existing conditions, the purple line, talk about the summer and winter solstice, the wind directions, and how can we address some of those things as we lay out the building.

So as we move this forward and started to zoom in, we started to look at how do we create a central entry.

Our children's centers have a secure entrance for all parents.

They all have to drop off as was mentioned, and they all have to walk through this the primary entry so that we you know can create a nice and secure environment.

So the uh lighter green area is the administrative area.

The current preschool that they have in the community center doesn't really have adequate administrative areas.

So this gave us the opportunity to accommodate a lot of the administrative functions that we would want to have in a children's center.

And then you know, we utilize the uh interior courtyard, which is also the play area as a circulation spine to access the classroom.

So everybody walks through the entry and then they go out and disperse their classrooms.

And what we tried to do is create a courtyard that creates some visual noise separation from the park.

It also protects a little bit from the wind, depending on the direction, but a lot of the prevailing winds uh will be protected.

Um we have some uh outdoor classroom areas that we'll show you in a minute.

So really giving a good opportunity to create um this space that hopefully you know will will allow for children to feel like they have the space they need, but also create some security and separation from the rest of the park.

Um as was mentioned, the dark gray area is the new accessible path up to the tennis court, which we're able to incorporate into this design, as well as moving the the existing restroom up closer to the picnic area.

So there's a lot of great benefits that we were able to achieve with the design and the layout uh in this park area.

Um so uh you know, if you zoom in, you can see that the preschool classrooms have um you know have teacher supports and child toileting in each zone, and the drop-off is right located next to the entry so that we can uh hopefully address uh timeline timely drop off through the process.

Um for the for the look and feel you've already seen what the elevations look like, but you know, the inspiration was kind of a mid-century modern sort of eichler of the houses that are of the area.

How could we sort of take advantage of light and air and um and space and uh and so an indoor outdoor um environment?

So we tried to utilize that in creating um glass that typically in the in the classrooms is indirect light, north facing light, um cross ventilation in all the classrooms, operable windows so that we can reduce the need for air conditioning and really just have this opportunity uh for children to go in and out of the classrooms.

Uh that the entry um, you know, is is intended to be easily readily available and visible so people can come and see that.

And then you can see there's a sort of a moving walkway that um uh roof that allows parents to move through the play area without getting wet in the rain, but also gives some additional shade to the to the play area.

So we've tried to utilize uh a few materials without um and and be able to um optimize some of the textures so that the building feels like it's got a a few um uh different items that are of interest um one of which is the um is the pattern we made out of this uh cement tile cement panel which is called equitone it's really lovely and I think we'll be able to um add a little splash of color and then at the same time warm things up with a little bit of uh vertical wood um as you can see the building does surround the courtyard and the play area um and create sort of like a a visual separation using landscaping um between the the parking drop off and and the play area um this is just a you know uh axon from above and you can kind of get a sense of the the building its location next to the restroom which is uh up to the left and of course the walkway to the tennis court um one of the things we did like about the way we were able to fit the building into the site was the ability to um just create enough of a step in the site so that the building is not too dominant from the park view it stepped down about four feet from here so uh it diminishes some of the visual impact fits in um you can barely see the fire station and the scale of the fire station behind but just trying to keep things um you know of uh of a single story and uh you know uh pedestrian scale um and finally these were all the materials that we used uh we did use them uh we uh we're proposing a mechanical screen for the um the rooftop units that will be a laser cut screen to help screen the units from uh from from sight lines we tried to create a couple of different um accents for metal posts and as I mentioned the fiber cement and the wood so we've tried to create some um some opportunities for color without overwhelming uh children and and the neighborhood um that's one of the things we try to do is make it feel like a a residence feel like home so happy to answer any questions that you might have thank you so much does any of the do any of my fellow commissioners have any questions for the applicant um can you just through the chair no of course could you describe a little bit about the um kitchen facilities um I know that's important in a in a preschool for the um say that one more time the kitchen for kitchen facilities is there food preparation here I'll go back I mean um basically there's what we call effectively a food prep facility and um because there's a number of uh meals mostly snacks and and lunch um that this gives them the opportunity to bring in foods and and prep for that um there I don't believe they're actually necessarily cooking in that location but they're able to create preparation for all the snacks that that the children have and lunch.

I think they bring some of that food in pre-prepared but then if they did you know prepare some of it they're able to do that.

But it's not a full uh commercial kitchen.

The other question I had was related um especially in the winter um in the afternoons um you're on the east side of a of a hill I can imagine that the there's not a lot of sun after probably about three o'clock or so in the courtyard there.

What uh I guess my question is um have you maximize outdoor exposure in this courtyard is this going to be a uh a play area because I know there was a play area up front.

You know you're reminding me that I skip to because I'm an architect so I get all excited about the architecture and answering questions but um I'm gonna skip ahead for one second here because we do have um a blow up of the play area here, which I should have shown before.

But essentially um I'll digress for one second, and um you this is intended to give you a sense of the nature play that's involved.

Um that entire uh sand, like brownish area, dirt area where the where a play structure would be, the play structure is going to be sort of a log play structure.

That is completely uncovered.

So the idea is, you know, you're not wrong about the um about the sun uh in the winter time.

Um one of our biggest challenges, and I know that it's very foggy here.

I live in Mill Valley, it's very foggy there too, but on those rare occasions where it is hot, what we tried to do with the roof is also utilize it to um to help shade in the afternoon sun.

So it was kind of like a, you know, we're trying to capture both opportunities there, but um, but we did, you know, we tried to bring in extra light into the classrooms by facing all those windows north.

So I think, you know, I think ultimately because of the low the low height of the building itself, we're not gonna have as much trouble with actually shading the courtyard.

It's really more of the trees that are kind of around and behind that will be a concern.

Yeah, I tr trust me, I'm not worried about their sun exposure in Westboro in the summer.

I know, I know, I know.

Only maybe May and part of September.

All right, thank you.

Any other questions?

I'll go ahead.

This is to uh to staff.

The building wise, we're fine.

I noticed that we're with this capital project.