South San Francisco Planning Commission Regular and Special Meeting – September 3, 2026

The South San Francisco Planning Commission held a combined regular and reconvened special meeting on Thursday, September 3, 2026, at 7:00 PM in the Council Chambers. The meeting covered a major Genentech campus redevelopment project, updates to the city’s ADU ordinance, a general plan amendment for open space and climate resilience, and a zoning text amendment to extend residential entitlement periods. All votes were unanimous among the five commissioners present (Commissioners Evans and Funes absent).

Consent Calendar

• Minutes Approval: The Commission unanimously approved the minutes from the July 16, 2026 regular Planning Commission meeting and the July 16, 2026 special Planning Commission meeting (motion by Commissioner Faria, second by Commissioner Shihadeh; roll call 5-0).
• Special Meeting Item (1229 Crest Wood Drive): Under the consent calendar of the reconvened special meeting, the Commission unanimously approved a resolution finding that the city’s acquisition of 1229 Crest Wood Drive conforms with the General Plan (Government Code §65402). No public comments were received.

Public Comments & Testimony

• Genentech Project: Written support letters were submitted from SAM CETA, San Mateo Labor Council, Building and Construction Trades Council of San Mateo County, Bay Area Council, Congressman Kevin Mullen, California Life Sciences, San Mateo County Chamber, North Coast States Carpenters Union, and the South San Francisco Chamber of Commerce. No oral public comments were made on any agenda items.
• All Other Items: No members of the public spoke on the ADU ordinance, open space general plan amendment, zoning text amendment, or the special meeting consent item.

Discussion Items

1. Genentech Research and Early Development Center (gRED Center) Project

   • Staff Presentation: Principal Planner Billy Gross introduced the project, which is the first and largest component of Genentech’s Phase 1 Redevelopment within the 2020 Genentech Master Plan. The gRED Center will consist of six rectangular R&D buildings (approx. 1.3 million sq ft total), a regional utility plant enabling an all‑electric campus, and modifications to existing parking structures. A tentative map will consolidate parcels on the upper campus. The project requires a Use Permit, Design Review, and Tentative Map. The CEQA analysis (2026 Checklist & Addendum) concluded that all Phase 1 projects fall within the scope of prior EIRs (2020 Master Plan EIR and 2040 General Plan EIR) and no further environmental review is needed.
   • Applicant Presentation: Sophie Martin (Genentech Site Planning) emphasized that the gRED Center will rehouse existing scientists in modern, flexible labs – not increase headcount – and will foster collaboration with AI‑augmented research. Architect Ben Dobbin (Foster + Partners) described the design: six clustered buildings embedded in the sloping terrain (appearing four to five stories), with passive shading, a pedestrianized central courtyard (“heart of gRED”), and a new bridge connection from the southern parking structure. Landscape architect Kelly Johnson (Hood Design Studio) detailed six themed gardens inspired by local geology and native chaparral, with salvaged materials.
   • Commissioner Questions: Commissioner Zhang asked about fire truck access (confirmed coordinated with the fire marshal) and grading/soil disposal. CEQA consultant Scott Gregory (Lampre Gregory) explained that grading impacts were fully analyzed; soil may be stored on‑site or exported with no new significant effects. Commissioner Faria asked about employee population (no net increase) and the role of AI (enhancing, not replacing, scientists). Commissioner Funes inquired about project timing (approx. 4‑year construction, ending ~2032) and coordination with other agencies (no FAA or BCDC issues).

2. Accessory Dwelling Unit (ADU) Ordinance Update (Item 4A)

   • Staff Presentation: Staff presented a recommended ordinance to amend Title 20 to comply with recent state ADU laws (SB 9, AB 68, etc.). Key changes include allowing up to two detached ADUs on single‑family lots and up to four units on multi‑family lots, interior square footage measurement (max 1,000 sq ft for ADUs), and a new “state exempt” classification for certain ADUs. The update is necessary to maintain consistency with state mandates; non‑compliance would render the local ordinance obsolete.
   • Commissioner Discussion: Commissioners discussed the complexity of the new rules, especially concerning stacked ADUs and lot size constraints. Staff affirmed that each case is reviewed individually and that typical South San Francisco lots (5,000 sq ft) cannot accommodate four units. The Commission recommended cutting the presentation video for public education. A motion to recommend city council adoption of the ordinance passed 5‑0.

3. General Plan Amendment – Open Space (SB 1425)

   • Staff Presentation: Chief Planner Adina Friedman explained that SB 1425 requires general plans to include policies for equitable access to open space, climate resilience, and rewilding (defined as protection/enhancement of open spaces for habitat, recreation, etc.). Staff determined existing policies largely comply, but recommended adding specific actions on climate resilience and rewilding, and cross‑references. Tribal consultation was conducted with the Indian Canyon Mutsun Band of Costanoan Ohlone people, providing input on training and access. A CEQA addendum was prepared.
   • Commissioner Discussion: Commissioners appreciated the proactive compliance and alignment with the upcoming Parks and Recreation Master Plan. Questions confirmed the amendment does not change land use or development capacity but sets policy direction. The Commission voted to recommend city council adoption of the general plan amendment and CEQA findings (5‑0).

4. Zoning Text Amendment – Residential Entitlement Extensions

   • Staff Presentation: Adina Friedman presented a proposal to amend MC §20.450.001 to allow residential entitlements to be extended by up to two years (currently one year) with chief planner approval, giving a total of four years to obtain building permits. This addresses challenges in financing and permitting for housing projects. The amendment would apply to recently approved projects, current applications, and future residential entitlements.
   • Commissioner Discussion: No substantive questions; the Commission expressed support for providing more flexibility to affordable and market‑rate housing projects. The motion to recommend city council adoption of the ordinance and CEQA exemption (Categorical Exemption Class 15378) passed 5‑0.

Key Outcomes

• Genentech gRED Center: The Commission adopted two resolutions (5‑0):
  • Resolution 3A: CEQA determination that the Phase 1 Redevelopment Projects are within the scope of the 2026 CEQA Checklist and Addendum, and no further environmental review is required.
  • Resolution 3B: Approval of the Use Permit, Design Review, and Tentative Map for the gRED Center, subject to conditions of approval (including an errata correcting Condition 47).
• ADU Ordinance Update: The Commission voted 5‑0 to recommend that the City Council adopt the ordinance amending Title 20 to comply with state ADU laws.
• General Plan Amendment (Open Space): The Commission voted 5‑0 to recommend that the City Council adopt the general plan amendment (including CEQA addendum) to comply with SB 1425.
• Residential Entitlement Extensions: The Commission voted 5‑0 to recommend that the City Council adopt the zoning text amendment (CEQA exempt) allowing residential entitlements to be extended by up to two years.
• Special Meeting Consent: The Commission approved the general plan conformance determination for the acquisition of 1229 Crest Wood Drive.
• Next Steps: All recommendations will be forwarded to the City Council for final action. The Genentech project approval is subject to a 15‑day appeal period. Staff will continue tribal consultation and the Parks and Recreation Master Plan process.