Title
Report regarding consideration of an application for Design Review to construct four residential buildings consisting of six units at 616 Maple Avenue in Downtown Residential Medium (DRM) Zoning District in accordance with Title 20 of the South San Francisco Municipal Code (SSFMC) and determination that the project is categorically exempt from California Environmental Quality Act (CEQA), per Class 32, Section 15332. (Victoria Kim, Senior Planner)
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MOTION TO ADOPT STAFF RECOMMENDATIONS
1. Move to determine the project is exempt from CEQA.
2. Move to approve the Design Review entitlement subject to the attached draft Findings and draft Conditions of Approval.
RECOMMENDATION
Recommendation
Staff recommends that the Planning Commission consider the project and take the following action:
1. Make a determination that the Project is categorically exempt per CEQA Guidelines, Class 32, Section 15332, In-fill Development Projects; and
2. Move to make findings and approve the entitlement request for the Project (P23-0086) including the Design Review (DR23-0019), subject to the attached draft Findings and draft Conditions of Approval.
Body
BACKGROUND/DISCUSSION
Site Overview
In July 2023, the applicant (Richard Lee) submitted an application for a six-unit residential development at 616 Maple Avenue. The project site is 10,500 square feet (0.24 acres) and there is an existing two-story single family dwelling unit with a one-car garage on the site. The proposed development would consist of six units within four separate buildings, open-garage parking space, and landscaping areas. The current access to the site is from Maple Avenue and the new development will add another access to the property via Hawthorne Place. The project site is surrounded by residential buildings similar to in scale to the proposed project.
Proposed Project
The existing residential building would be demolished, and the applicant proposes the construction of four three-story residential buildings on the lot; two detached buildings for two units with three bedrooms each along Maple Avenue, and two separate buildings for four units (each building with two attached units) consisting of two bedrooms facing Hawthorn Place. The two separate units will be accessed from Maple Avenue, and the additional four units will be accessed from Hawthorne Place. Open-garage parking spaces is proposed on the ground level for all the units as well as trash and reuse collection bins and long-term bicycle parking would be located at the open garage space (Ref. Attachment 2).
ZONING CONSISTENCY
Downtown Residential Districts
The project site is located in the Downtown Residential-Medium (DRM) Zoning District. Pursuant to SSFMC Section 20.080 (Downtown Residential Districts), multifamily residential is an allowed use in the DRM Zoning District. The proposed six-unit residential development would be compliant with all DRM development standards, pursuant to SSFMC Section 20.080.003 (Development Standards - Downtown Residential Zoning District) and the increase in units would be compliant with the minimum density requirement of the DRM Zoning District.
|
Standard |
Allowed |
Proposed |
|
Minimum Density |
25 du / ac |
25 du / ac |
|
Maximum Density |
37.5 du / ac |
25 du / ac |
|
Maximum FAR |
1.25 |
0.99 |
|
Maximum Lot Coverage |
90% |
52% |
|
Yards |
|
Front, Street-Facing |
Min. 15 ft |
15 ft |
|
Front, Lane-Facing |
Min. 5 ft, Max. 20 ft |
- |
|
Rear |
Min. 20 ft |
- |
|
Side - Interior |
Min. 5 ft |
5 ft |
|
Side - Street |
Min. 10 ft |
- |
|
Maximum Building Height |
35 ft / 3 stories |
30 ft / 3 stories |
|
Minimum Usable Open Space |
100 sf / unit |
>150 sf / unit |
|
Minimum Landscaping |
10% |
10.86% |
Table 1. Project Compliance with DRM Development Standards
Site and Building Design Standards
The Project would have four three-story buildings: two separate buildings for two detached units and the other two buildings for four units. All four buildings will have open-garage parking spaces on the ground level. The height of the four buildings would be 30 feet, which is less than the maximum building height in the DRM Zoning District. The subject property would be considered a through lot having two frontages on Maple Avenue and Hawthorne Place. The two entry access points have similar but slightly different entry designs with different landscaping and building façades. All four buildings will have consistent and uniform colors and materials, compliant with SSFMC Chapter 20.310 (Site and Building Design Standards). Overall, the Project has been designed to comply with SSFMC Chapter 20.080 (Downtown Residential Districts) for the DRM Zoning District, and the Citywide Objective Design Standards (SSFMC Chapter 20.310).
Landscaping and Open Space
Pursuant to SSFMC Section 20.080.003 (Development Standards - Downtown Residential Zoning District), a minimum of 100 square feet of usable open space per unit (total of 600 square feet for 6 units) and a minimum of 10 percent landscaping are required. The Project will have 912 square feet of private and common usable space distributed to all floor levels. Each unit will have at least 60 square feet of private open space (see Table 2 below). Also, 1,140 square feet of landscaping area (10.86%) would be proportionally located in front of each building to create more vibrant and usable open spaces for the residents and visitors.
|
|
Bldg. M1 |
Bldg. M2 |
Bldg. H1 |
Bldg. H2 |
Total |
|
Ground Floor |
120 sf |
120 sf |
- |
- |
240 sf |
|
2nd Floor |
- |
- |
120 sf |
120 sf |
240 sf |
|
3rd Floor |
152 sf |
152 sf |
64 sf |
64 sf |
432 sf |
|
|
|
|
|
|
912 sf |
Table 2. Proposed Usable Open Space
Site Access and Parking
The proposed development is within a Transit Station Area and less than a half-mile to a transit corridor with a fixed route bus service and the South San Francisco Caltrain Station. Multiple-unit residential developments within the Transit Station Area do not have to provide off-street parking, pursuant to SSMC Section 20.330.004 (Required Parking Spaces) and California Assembly Bill (AB) 2097. Even though the Project does not require any parking spaces to provide, there would be eight open parking spaces proposed on ground level and two enclosed parking spaces attached to the two detached units, totaling 10 parking spaces.
A minimum of one on-site long-term bicycle parking space per four units is required for residential development of four units or more per SSFMC Section 20.330.007 (Bicycle Parking). Therefore, two long-term bicycle parking spaces, two feet in width and six feet in length each, are proposed for six units at the east open garage space on the ground level.
GENERAL PLAN CONSISTENCY
The project site has a General Plan land use designation of Medium Density Residential in the Downtown sub-area. The designation is intended for single-family housing, multiple dwelling units, townhouses, and condominiums. As proposed, the development will infill the underutilized site by increasing units and make the project property compliance with the current minimum density requirement. The proposed project is consistent with the General Plan and following goals:
GOAL LU-3: A diverse range of housing options that create equitable opportunity for people of all ages, races/ethnicities, abilities, socio-economic status, genders, and family types to live in South San Francisco.
GOAL LU-4: High-quality residential neighborhoods.
GOAL LU-9: High level of quality in architecture and site design in all renovation and construction of buildings.
GOAL SA-3: The City promotes new residential, mixed use, and employment uses to add business patrons and residents to create a sustainable and thriving Downtown, while maintaining a scale and character that is complementary to existing uses.
GOAL SA-17: Sufficient housing is built to provide for a range of housing types for different income levels and household types and that sustains services and amenities to support residents and businesses.
INCLUSIONARY HOUSING COMPLIANCE
Any new for-sale and rental residential developments consisting of five or more dwelling units are required to provide a minimum of 15 percent of the dwelling units affordable to very low, lower, or moderate-income households per SSFMC Chapter 20.380 (Inclusionary Housing Regulations). The development proposes six dwellings, and the applicant is required to provide at least one inclusionary unit, and this is included in the Conditions of Approval (Ref. Attachment 1).
DESIGN REVIEW BOARD
The Design Review Board reviewed the proposed Project on August 15, 2023, and supported the project design with recommendation for a grading and drainage plan, parking area, and minor architectural features such as fences, landscaping, and entry landing. All comments were addressed on the revised plans (Ref. Attachment 3).
NEIGHBORHOOD MEETING
On July 31, 2025, a community meeting was held in the existing residential garage on the project site to receive feedback and address any questions. Approximately ten neighbors from the surrounding project area attended and had questions regarding parking availability and building height and they were generally supportive of the Project (Ref. Attachment 4 for a meeting summary).
ENVIRONMENTAL REVIEW
The Project has been determined to be categorically exempt under the provision of CEQA, Class 3, Section 15303(b), New Construction or Conversion of Small Structures and Class 32, Section 15332, Infill Development Project. The project site is a developed property surrounded by existing residential buildings and the proposal includes the construction of multifamily dwellings designed for not more than six dwelling units in an urbanized area.
IMPACT FEES
The development is subject to the City’s impact and development fees, which are used to offset the impacts of new development on City Services and infrastructure. The Conditions of Approval list out the relevant impact fees for each of the following categories:
• Parks and Recreation Impact Fee
• Childcare Impact Fee
• Library Impact Fee
• Public Safety Impact Fee
• Citywide Transportation Fee
• Sewer Capacity Fee
• School District Fee
CONCLUSION
The proposed 6-unit residential project is located in a medium density zoning area and will provide multifamily housing on a single lot. The Project complies with General Plan goals and policies and City’s Zoning Ordinance development standards. Staff recommends that the Planning Commission make a determination that the Project is categorically exempt under the CEQA Guidelines, Class 32, Section 15332, In-fill Development Projects and approve the Design Review (DR23-0019) subject to the Findings and Conditions of Approval.
Attachments:
1. Findings and Conditions of Approval
2. Project Plans
3. Design Review Board (DRB) Comment Letter
4. Summary of Neighborhood Meeting