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Resolution making findings and recommending that City Council approve a Planned Development, Tentative Parcel Map, Design Review, and Transportation Demand Management Program to construct 70 single-family townhouse units located at 500 Railroad Avenue in the T4 Lindenville (T4L) Zoning District.
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WHEREAS, Newlife Investments, LLC (“Applicant”) has proposed to construct 70 single-family townhouse units with associated open space and public improvements at 500 Railroad Avenue; and
WHEREAS, the proposed Project site is located within the T4 Lindenville (T4L) Zoning District; and
WHEREAS, the Applicant seeks entitlement approval of a Planning Project (P23-0061), including Planned Development (PUD24-0001), Tentative Parcel Map (PM25-0001), Design Review (DR24-0026) and Transportation Demand Management Program (TDM23-0007); and
WHEREAS, the Design Review Board for the City of South San Francisco considered the Project, and recommended approval of the project on September 25, 2024; and
WHEREAS, approval of the applicant’s proposal is considered a “Project” for purposes of the California Environmental Quality Act, Pub. Resources Code §21000, et seq. (“CEQA”); and
WHEREAS, in 2022, the City Council certified an Environmental Impact Report (“EIR”) for the 2040 General Plan Update, Zoning Code Amendments, and Climate Action Plan (“2040 General Plan Program EIR”) (State Clearinghouse # 2021020064) in accordance with the provisions of CEQA and the CEQA Guidelines, which analyzed the potential environmental impacts of the citywide development anticipated in the 2040 General Plan; and
WHEREAS, the City Council also adopted a Statement of Overriding Considerations (“SOC”) in October 2022 in accordance with the provisions of CEQA and the CEQA Guidelines, which carefully considered each significant and unavoidable impact identified in the 2040 General Plan Program EIR and found that the significant environmental impacts are acceptable in light of the Project’s social, economic, and environmental benefits; and
WHEREAS, in October 2023, the City Council adopted the Lindenville Specific Plan Addendum to the 2040 General Plan Program EIR, which made minor changes to the General Plan development assumptions for the Lindenville Specific Plan area; and
WHEREAS, pursuant to CEQA Guidelines Section 15183, a Compliance Checklist (EIR24-0002) was prepared for the Project to provide substantial evidence that the proposed Project is within the scope of the previous environmental analysis including the 2040 General Plan Program EIR and Mitigation Monitoring Program and that subsequent CEQA analysis is not required for the Project; and
WHEREAS, on May 15, 2025, the Planning Commission for the City of South San Francisco held a lawfully noticed public hearing to solicit public comment and consider the Compliance Checklist and the proposed entitlements and environmental effects of the Project and take public testimony prior to making its recommendation on the Project; and
WHEREAS, by separate action, the City Council introduced an Ordinance to rezone the two project parcels (APNs 014-061-070 and 014-072-050) from T4 Lindenville (T4L) to a Planned Development District to allow the construction of 70 single-family townhouse units located at 500 Railroad Avenue; and
WHEREAS, on August 13, 2025, the City Council held a duly noticed public hearing at which time interested parties had the opportunity to be heard, to review the Project and the Compliance Checklist, and to receive public comments prior to making its decision on the Project; and
WHEREAS, the City Council exercised its independent judgement and analysis, and considered all reports, recommendations and testimony before making a determination on the Project.
NOW, THEREFORE, BE IT RESOLVED that based on the entirety of the record before it, which includes without limitation, the California Environmental Quality Act, Public Resources Code §21000, et seq. (“CEQA”) and the CEQA Guidelines, 14 California Code of Regulations §15000, et seq.; the South San Francisco General Plan; the South San Francisco Municipal Code; the 2040 General Plan EIR and Statement of Overriding Considerations; the Project Plans, as prepared by SIM Architects, dated September 10, 2024; the Compliance Checklist, prepared by David J. Powers & Associates, dated April 2025, including all appendices thereto; Design Review Board recommendations dated September 25, 2024; all reports, minutes, and public testimony submitted as part of the Planning Commission’s duly noticed May 15, 2025 meeting; all reports, minutes, and public testimony submitted as part of the City Council’s duly noticed August 13, 2025 meeting; and any other evidence (within the meaning of Public Resources Code Sections 21080(e) and 21082.2), the City Council of the City of South San Francisco hereby finds as follows:
SECTION 1 FINDINGS
A. General
1. The foregoing recitals are true and correct and made a part of this Resolution.
2. The Exhibits attached to this Resolution, including Conditions of Project Approval (Exhibit 1), Project Plans (Exhibit 2), and Open Space Urban Design (Exhibit 3) are each incorporated by reference and made a part of this Resolution, as if set forth fully herein.
3. By separate resolution on August 13, 2024, pursuant to a duly noticed public hearing and based on its independent judgement and analysis, the City Council determined that the Compliance Checklist is an objective and accurate document that reflects the independent judgement and analysis of the City in relation to the Project’s environmental impacts and find that the Compliance Checklist (EIR24-0002) satisfies the requirements of CEQA. The Project is consistent with the certified 2040 General Plan Program EIR and no subsequent EIR is required pursuant to CEQA Guidelines Section 15183.
4. The documents and other material constituting the record for these proceedings are located at the Planning Division for the City of South San Francisco, 315 Maple Avenue, South San Francisco, CA 94080, and in the custody of the Chief Planner.
B. Planned Development
1. As described in more detail in Exhibit 1, approval of the proposed Project will include adoption of an amendment to the South San Francisco Zoning Map, maintained by the Planning Division. The Zoning Map will be amended to revise the zoning district designation from T4 Lindenville (T4L) to a Planned Development (PD) for Assessor’s Parcel Numbers 014-061-070 and 014-072-050.
2. The proposed PD meets the purposes of Chapter 20.140 of the Municipal Code and is consistent with the General Plan because the General Plan land use designation of T4 Lindenville (T4L) allows for multifamily residential development. Due to the unusual shape and the site constraints, the applicant proposes a Planned Development with the following exceptions to the T4 Lindenville (T4L) zoning district development standards and site and building design standards, and Citywide Objective Design Standards.
T4L Lot Development Standards:
• Reduction of minimum density (min. 80 du/ac): proposed minimum density 35.8 du/ac
• Increase of maximum street side build-to Area (max. 10 ft.): proposed 54 feet
• Reduction of minimum rear setback (min. 15 ft.): proposed five feet
• Increase of maximum building size and massing (max. width 35 ft.): proposed building widths range from 168 feet to 325 feet
• Increase of maximum building separation (max. 10 ft.): proposed building separations from 20.5 feet
• Increase of maximum fence height (max. 6 ft.): proposed 8 feet
Citywide Objective Design Standards:
• Reduction of minimum building modulation/articulation
o Building Façade between 75 ft and 300 ft (min. 4 ft. recess in depth and min. 8 ft building height difference): proposed 0-foot recess in depth and 2 feet building height difference
o Building Façade greater than 300 ft (min. 40 ft recess in depth and min. 8 ft building height difference): proposed 0-foot recess in depth and 1 foot building height difference
• No units with all Universal Design requirements
o At least one entrance without steps and a flat threshold: proposed zero compliant unit
o Living space on one floor or stair landings big enough to accept lifts: proposed all habitable spaces on multiple floors
o 60-by-60-inch turning space at doors and dead ends: proposed some spaces at doors and dead ends without the 60-inch turning space
The change in zoning designation does not conflict with any specific plans, and will remain consistent with the surrounding land uses, which include high-density residential to the north and will serve as a transitional use for the light-industrial uses to the south, east and west. The proposed amendment will not conflict with or impede achievement of any of the goals, policies, or land use designations established in the General Plan.
3. The Project property is suitable for the uses proposed in the Planned Development district in terms of access, size of parcel, relationship to similar or related uses, and other considerations deemed relevant by the Planning Commission and City Council. The Project proposes 70 single-family townhouse units and open space areas in the T4 Lindenville (T4L) land use designation, which is intended for this type of use, and would be developing a vacant underutilized parcel with site access provided off of Railroad Avenue. The General Plan has analyzed this type of use and concluded that such uses are suitable to the Lindenville Sub-Area. The Zoning Map Amendment is consistent with General Plan policies, specifically those related to multifamily residential uses.
4. The proposed Planned Development District is not detrimental to the use of land in any adjacent zone because the Planned Development District will provide multifamily residential development which is allowed in the T4 Lindenville (T4L) zoning district. The Project will provide a transition between the existing residential neighborhoods north of the site to multifamily residential and light industrial neighborhoods to the south, east, and west.
5. The proposed 500 Railroad Development generally complies with the adopted design standards of the T4L zoning district and Citywide objective design standards, with the proposed exceptions previously described in #2 above.
6. The proposed development is demonstratively superior to the development that could occur under the standards applicable to the underlying base district, as it will allow for residential development to occur on a challenging and odd-shaped site, which could otherwise not be feasibly developed.
C. Design Review
1. The Project, including Design Review, is consistent with Title 20 of the South San Francisco Municipal Code because the Project has been designed as 70-townhouse units, which will create multi-residential units to provide additional housing for the growing residential demand in the Lindenville area.
2. The Project, including Design Review, is consistent with the General Plan because the proposed 70-townhouse units are consistent with the policies and design direction provided in the South San Francisco General Plan for the T4 Lindenville (T4L) land use designation within close proximity to the Caltrain Station and the San Francisco International Airport.
3. The Project, including Design Review, is consistent with the applicable design guidelines adopted by the City Council in that the proposed Project is consistent with the T4L Zoning District development standards, subject to approval of the Planned Development District, and the Citywide development standards, as evaluated in the Zoning Ordinance Compliance analysis for the Project.
4. The Project is consistent with the applicable design review criteria because the Project has been evaluated by the Design Review Board on September 25, 2024, and found to be consistent with each of the eight criteria set forth in South San Francisco Municipal Code Section 20.480.006 (Design Review Criteria).
D. Tentative Parcel Map
1. The proposed tentative subdivision map, including the proposed designs and improvements, is consistent with the City’s General Plan as set forth in Finding B.2 above, and because the tentative subdivision map would facilitate the development of a multifamily residential development that would not conflict with the Medium Density Mixed Use Land Use designation.
2. The proposed tentative subdivision map is consistent with the standards and requirements of the City’s Zoning Ordinance and with the provisions of the Planned Development Zoning District.
3. The tentative subdivision map complies and meets all of the requirements of Title 19 of the South San Francisco Municipal Code (“Subdivisions”), and with the requirements of the State Subdivision Map Act.
4. The Project site is suitable for the type of development proposed, as the multifamily residential development will be located in a new Planned Development, subject to the adoption of the Planned Development, and appropriate for the location and meets the City’s land use and zoning standards.
5. The Project, including the proposed designs and improvements, are not likely to cause substantial environmental damage, or serious public health problems, since such impacts have been thoroughly evaluated as part of the CEQA process and determined not to exceed any stated thresholds of significance.
6. The design and improvements of the tentative subdivision map are not in conflict with any existing public easements.
7. The property is located in a developed, urban setting, and is not subject to a Williamson Act contract, on open space easement, a conservation easement, or an agricultural conservation easement. The surrounding land uses and resulting parcels would not support agricultural uses; the resulting parcels would result in residential development not incidental to commercial agricultural use of the land.
E. Transportation Demand Management
1. The submitted TDM plan meets 21 points out of 20 required points. The TDM plan includes a range of measures that are appropriate to the site, including transit pass subsidies, locating the project within a half mile of the Caltrain Station, a long-term bicycle parking space within each unit’s garage, and constructing a new sidewalk to improve pedestrian connections.
2. The minimum 20 points are required for residential use (Tier 1) and the project TDM Plan proposes 21 points out of 20 required points
SECTION 2 DETERMINATION
NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of South San Francisco hereby makes the findings contained in this Resolution and approves the entitlements request for 500 Railroad Avenue subject to the attached Conditions of Approval.
BE IT FURTHER RESOLVED that this Resolution shall become effective immediately upon its passage and adoption.
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