Public Meetings - South San Francisco, California

The South San Francisco Planning Commission held a special meeting on Thursday, January 24, 2019, at 7:00 p.m. in the City Manager's Conference Room at 400 Grand Avenue. With the Chair position vacant and Vice Chair JulieAnn Murphy absent, the commission selected ad hoc officers. The commission reordered the agenda to consider the Third Amendment to the Development Agreement for city-owned properties first, followed by a Conditional Use Permit (CUP) for a cannabis distribution operation. Both items were approved. No members of the public spoke during oral communications or the public hearings. Agenda Review and Consent Calendar - The commission agreed to take Item 3 (Development Agreement amendment) before Item 2 (cannabis CUP). - The consent calendar—approval of minutes from the November 15, 2018 and December 20, 2018 regular meetings—was approved unanimously. Development Agreement Third Amendment (418 Linden Avenue and 201–219 Grand Avenue) - Staff (Economic Development Coordinator Mike Lappman and Acting Deputy Director Julie Barnard) presented a request from developer Rome to amend the development agreement originally approved in 2017. - The amendment includes: a one-year extension to the agreement, authorization to demolish the existing buildings earlier than the completion of the agreement, and a change in affordability from 20% to 100% of the units. Staff stated there are no changes to the number of units, design, parking, or building configuration. - Rome Executive Vice President Alex Sanchez explained the project faced an approximately $8.5 million financing gap due to rising construction costs. The one-year extension would allow time to secure financing from tax credits, public funding (including cap-and-trade), and commercial debt. He noted the project's 100% affordable status (at 50% of area median income—$147,000 for a family of four in San Mateo County, equivalent to about $6,000/month) would improve competitiveness for funding. - Sanchez stated Rome has submitted 100% of construction drawings for building permits, and the cap-and-trade application is due February 11, 2019, with funding announcements anticipated in summer 2019. The project is estimated to cost over $50 million (about $600,000 per unit), with the city's contribution at roughly 20%. - Early demolition was requested because the two structures share a wall with an adjacent occupied building; Rome accepted all risk and responsibility for demolition per the license and demolition agreement. - Commissioner Evans expressed strong support for 100% affordable housing but voiced concern about whether the project would be back for a fourth amendment if financing failed. She also noted the history of a prior project failing due to rising costs. - Commissioner Zhang asked about risks of early demolition and characterized it as a potential win-win. The commission adopted a resolution recommending that the City Council approve the Third Amendment, including the one-year extension. The motion passed unanimously (Commissioners Shihadeh, Tzang, Evans, Wong, and Faria in favor; Commissioner Murphy absent). Cannabis Distribution Conditional Use Permit (329 Littlefield Avenue) - Associate Planner Edgar Maravilla presented a request by Green Light Distribution LLC (co-owners John Flutter and Lou Ham) for a CUP to operate a cannabis distribution facility in a 3,905-square-foot tenant space in the Mixed Industrial (MI) zoning district. - The business would conduct wholesale distribution only (no retail, no deliveries to individuals, no walk-up sales) and serve only properly licensed businesses. Hours of operation would be 8:00 a.m. to 5:00 p.m. Monday through Friday. Six parking spaces are provided. - The applicant submitted a security plan approved by the South San Francisco Police Department, including cameras, ID badges, and security and tracking software. Sergeant Mike Rudis stated that police are confident in the plan and can refine it if necessary. - The community benefit contribution is $1,000 in 2019, $4,000 in 2020, and $5,000 per year from 2021–2023, to fund drug/alcohol abuse education at high schools or similar health and safety programs. Staff and the City Attorney noted the amounts are negotiable and may be adjusted; the applicant explained the structured amounts reflect the expected opening timeline. - Commissioner Evans asked about corporate naming (Green Light Distribution LLC vs. Green Light Enterprise), background checks/fingerprinting (agreed to include), employee count (3–6 anticipated), product testing (tracked through licensed testing facilities), and capitalization (self-funded; the owners own the building). - A commissioner expressed personal concern about distribution centers generally and about recent Bay Area robberies; Sergeant Rudis responded that security measures are in place and can be enhanced. - The commission approved the CUP for a five-year term expiring in 2024, subject to the draft findings and conditions, and determined the project is categorically exempt under CEQA (Class 1, Section 15301, existing facilities). The motion passed (Commissioners Shihadeh, Evans, and Faria in favor; Tzang and Wong not clearly recorded in the transcript; Murphy absent). Items from Staff and Training Announcements - Staff noted that all commissioners are registered for planning commissioner training sessions on January 30 and another session in February 2019; Commissioners Evans and Shihadeh signed up for a League of California Cities meeting in March. - A closing staff remark indicated the Linden Avenue project could break ground as early as January 2020. Key Outcomes - Unanimous approval of the consent calendar (November 15, 2018 and December 20, 2018 minutes). - Unanimous vote to recommend City Council approval of the Third Amendment to the Development Agreement, including a one-year extension, early demolition authorization, and 100% affordable housing requirement. - Approval of the Conditional Use Permit for the cannabis distribution facility at 329 Littlefield Avenue for a five-year term expiring in 2024, with CEQA Class 1 categorical exemption.

The South San Francisco Planning Commission held its regular meeting on Thursday, December 20, 2018, at 7:00 PM in the Council Chambers of the Municipal Services Building. The commission considered three public hearing items: a 22-unit townhome development, the Gateway of Pacific Phases II and III office/R&D project, and a digital sign amendment for the Best Western Grosvenor Hotel. All three items were recommended for approval, and each motion passed unanimously (4-0) with Commissioners Zhang and Evans absent. Public Comments & Testimony - Oakmont Meadows (Item 1): B.J. Gasfar, an Oakmont Drive resident, opposed the proposed development. He stated that when the adjacent Oakmont Estates subdivision was built in the 1960s, the developer (Callan) promised the subject parcel would be a public park. He expressed frustration that the project would place high-density residential units on land zoned low-density and characterized it as "little guys fighting the big guys." - Gateway of Pacific (Item 2): No public speakers were present. - Best Western Grosvenor Hotel (Item 3): No public speakers were present. Discussion Item: Oakmont Meadows Planned Development - Staff (Billy Gross, Senior Planner) presented the proposal for 22 single-family attached townhouse units at the southwest corner of Westborough Boulevard and Oakmont Drive. The 10-acre site has constraints from San Andreas fault traces and steep slopes, leaving only about 21% (just over one acre) developable. The project includes 8 units near the intersection and 14 units accessed via an extension of Shannon Park, with approximately 70% of the site as common areas. All units are three-story, with 3-4 bedrooms, ranging from approximately 1,500 to 2,600 square feet, each with a two-car garage. Three affordable units are proposed at 80%, 90%, and 110% of Area Median Income (AMI), though staff noted that details will be finalized in an affordable housing agreement. - The project requires a zoning map amendment to Planned Development, a tentative parcel map, and design review. A revised 2018 Initial Study/Mitigated Negative Declaration (ISMND) was circulated for 30 days (October 12 – November 13, 2018) and received five comment letters. Mitigation measures address air quality, biological resources, and transportation. - Commissioner questions focused on design compatibility with the existing Oakmont Estates development, parking adequacy (including guest parking and removal of on-street parking on Oakmont Drive), and maintenance of open space by a homeowners association. Staff recommended retaining a 10-foot street side yard setback as a condition of approval. - The commission adopted resolutions recommending City Council approval of the ISMND and the project entitlements. Discussion Item: Gateway of Pacific Phases II & III - Staff presented the Precise Plan and Design Review for Phases II and III of the Gateway Business Park Master Plan at 700-850 Gateway Boulevard. The project consists of approximately 390,000 square feet of office/R&D space in Phase II and 314,000 square feet in Phase III (totaling 704,000 square feet), along with a seven-story and a five-story parking structure, surface parking, and site improvements. The project is within the Gateway Specific Plan District. - Environmental review: The commission was asked to find the project fully within the scope of the 2010 certified Environmental Impact Report, with a 2018 Addendum as the appropriate CEQA document. Staff stated that the addendum concludes no new or more severe significant impacts. - Applicant representatives from Biomed Realty, FLAD Architects, and CMG Landscape Architecture presented the design, highlighting buildings that front Gateway Boulevard, a central park, underground parking, sustainable features targeting LEED Gold, and a 50,000-square-foot amenity building. Design Review Board comments (from the November 20, 2018 meeting) were addressed, including roof gardens and parking structure exterior skin. - Commissioner questions covered construction scheduling (Phase I completes mid-2019; Phases II/III will take about two years), compliance with the existing Transportation Demand Management plan, and shuttle service via commute.org. No public comment was received. - The commission adopted resolutions approving the CEQA addendum and the Precise Plan/Design Review. Discussion Item: Best Western Grosvenor Hotel Electronic Sign - Staff (Billy Gross) presented a request for a Zoning Text Amendment, Type C Sign Permit, and Design Review to allow an electronic changeable copy sign at 380 South Airport Boulevard in the Freeway Commercial (FC) zone. The applicant proposes replacing a manual reader board with a 55-square-foot LED digital reader board on an existing pole sign. The sign would be used for community messaging and hotel group welcomes, and would not be visible from Highway 101. - To regulate such signs, staff proposed performance standards: one electronic changeable copy sign per property, a 15-second minimum display time per message, automatic light sensors to adjust brightness, hours of operation from 6:00 AM to 11:00 PM (or one-half hour past close of business, whichever is later), malfunction black-out, prohibition on off-premises content, and allowance only in the FC district. Sign size is limited to 25% of the property's total allowable sign area. - Jim McGuire, General Manager of the hotel, stated the sign would be static and not flashy, with auto-dimming to adapt to ambient light. Commissioners supported the project, with questions about size limits and operational hours. Staff noted they would discuss potential adjustments to the hours with City Council. - The commission adopted a resolution recommending approval of the zoning text amendment, sign permit, and design review, and determining the project is categorically exempt from CEQA. Key Outcomes - Oakmont Meadows: Motion to recommend City Council adoption of the 2018 ISMND passed 4-0; motion to recommend approval of the zoning map amendment, Planned Development PD15-0001, Tentative Parcel Map PM15-0001, and Design Review DR15-0041 passed 4-0. - Gateway of Pacific Phases II & III: Motion to find the project within the scope of the 2010 EIR and approve the 2018 Addendum passed 4-0; motion to approve Precise Plan PP18-0001 and Design Review DR18-0042 passed 4-0. - Best Western Grosvenor Hotel: Motion to recommend approval of the zoning text amendment, Type C Sign Permit, and Design Review passed 4-0. - Announcements: Staff announced that the January 3, 2019 Planning Commission meeting is cancelled. The next regular meeting is scheduled for January 17, 2019, and will include reorganization of the commission.

Consent Calendar - Approved the regular meeting minutes of October 4, 2018, and October 18, 2018, unanimously. Public Comments & Testimony - No oral communications were presented from the audience on any agenda item. Discussion Items - Draft EIR for 201 Haskins Way & 400-450 East Jamie Court: Staff presented the draft EIR for a two-phase project on an 18.2-acre site. Phase one (under review) includes a 311,368 sq ft office/R&D building, a five-level parking garage, and a 25,000 sq ft addition to existing buildings. Phase two is illustrative only. The draft EIR identified 41 potentially significant impacts: 22 reduced to less than significant through mitigation, and 19 significant unavoidable impacts all related to transportation and circulation (1 project-specific at Allerton & East Grand under existing conditions, and 18 cumulative by 2040). Traffic consultants noted that the city is updating its traffic impact fee and that feasible mitigations exist but are not yet funded at several locations. Commissioners questioned the difference between phase one only and full build-out, the role of Transportation Demand Management (TDM) strategies, and the feasibility of mitigations. The comment period closes November 26, 2018. No public testimony was heard. - Conditional Use Permit for Loaded Bowl (Cannabis Delivery-Only): Staff recommended approval of a CUP for a 132 sq ft delivery-only cannabis operation at 500 South Airport Blvd, Suite H. The business would operate 10 AM to 10 PM Wednesday through Sunday, with no storefront access and all orders placed online or by phone. The applicants, Dalvin Martin and his grandmother Genevieve Martin, highlighted their local roots and a proposed $5,000 annual contribution for high school drug abuse education. The Police Department reviewed the security plan. Commissioners discussed cash handling, delivery procedures, background checks for employees, and the 600-foot separation from sensitive uses. The motion to approve included three added conditions: compliance with security code section 20.410.010, requiring customer receipts to note retention for one year, and adjusting the first $5,000 payment to be due July 1, 2019 instead of January 1, 2019. The CUP is term-limited to five years. - Joint Study Session with Design Review Board: Staff and commissioners reviewed downtown development (approx. 1,100 new residential units), a parking study forecasting a need for 230 additional spaces by 2026, and mobility programs (car-share, bike-share, future EV charging). The City Attorney explained the Housing Accountability Act (HAA) and its restrictions on using subjective design standards to deny housing projects, emphasizing the need for objective written standards. DRB members expressed concerns about massing, shadows, neighborhood character, and the lack of follow-up on approved designs. Commissioners acknowledged the tension between state law and local design preferences and discussed the creation of objective design guidelines, daylight plane requirements, and articulation standards. The group agreed to hold joint sessions regularly and to explore a liaison between the boards for better communication. Key Outcomes - Consent Calendar: Approved. - Cannabis CUP: Approved with three added conditions (security code compliance, receipt retention note, modified payment schedule) and a five-year term limit. The applicant must still secure an operator permit, execute an operating agreement with the city, and obtain a state cannabis license. - EIR Study Session: No formal action taken. Staff will incorporate comments and prepare the final EIR, which will return to the Planning Commission for a recommendation in late January 2019 before going to City Council for certification. - DRB Study Session: No decisions made. Staff will begin work on objective design standards, and the Planning Commission and DRB agreed to continue joint discussions and consider a liaison for ongoing coordination.