Title
Report regarding an application for Design Review for the Westborough Preschool Expansion Project including the construction and operation of an approximately 7,000 square foot child day care center at 2360 Galway Drive at Westborough Park in the Parks and Recreation Zoning District in accordance with Title 20 of the South San Francisco Municipal Code (SSFMC) and determination that the project is consistent with the 2040 General Plan Environmental Impact Report and that no new environmental document is needed per California Environmental Quality Act (CEQA) Guidelines Section 15162, 15168, and 15183. (Christy Usher, Senior Planner)
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MOTIONS FOR THE COMMISSION TO ADOPT STAFF RECOMMENDATIONS:
1) Move to adopt the resolution making certain CEQA determinations for the project, subject to the findings therein.
2) Move to adopt the resolution making findings and approving the planning entitlements for the project.
RECOMMENDATION
Recommendation
Staff recommends that the Planning Commission conduct a public hearing and take the following actions:
1. Adopt a resolution making findings and determining that the Environmental Checklist for the Westborough Preschool Expansion Project Environmental Checklist demonstrates that the Project is consistent with the scope of the environmental analysis in the previously certified 2040 General Plan Environmental Impact Report (EIR), and that no further environmental review is required per the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15183.
2. Adopt a resolution making findings and approving the entitlements request for P25-0064, Design Review DR25-0013 subject to the Conditions of Approval.
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BACKGROUND
The City of South San Francisco Parks and Recreation Department offers childcare through its Preschool Early Learning Program, serving children ages 2.5 years to 5 years of age. The existing childcare program at the Alice Peña Bulos Community Center located at 2380 Galway Drive, at the southeastern corner of Westborough Park, has a student enrollment of 59 children distributed among three classrooms, and as many as eight staff members on-site during preschool hours. These classrooms currently use a play area that is also available for public use outside of school hours. The existing preschool operates Monday-Friday, 7:30AM-6PM.
The existing preschool at the Alice Peña Bulos Community Center has a three- to four-year waiting list and the need for more childcare spaces in the community has led to the desire to increase enrollment capacity at the Westborough Preschool location. In addition to the pre-school program, the Alice Peña Bulos Community Center is available to the public Monday - Saturday, 9AM to 5PM, with limited community programs and is also available as a rental facility when not in use for other programs, typically on weekends. It currently houses one preschool classroom, with two additional classrooms in modular buildings directly adjacent. The relocation of the preschool component may allow for increased community programming within the community center. The community center would continue to function as a preschool until construction is complete; preschool operations would move to the new preschool facilities immediately following completion.
Proposed Project
The City of South San Francisco is proposing a new preschool to be constructed at the northwest corner of Westborough Park. The new preschool facilities would include a new building with five indoor classrooms, one covered outdoor classroom, and administrative office space, with a total area of 7,135 square feet. There will also be a covered, unenclosed outdoor walkway connecting the administrative area to the classrooms that is integrated into the play area. The outdoor play area will include a tricycle path, climbing structures and natural play areas. (Please see associated Entitlements resolution, Exhibit B, for the full plan set).
The preschool expansion project would increase student capacity from the existing 59 children to 100 children and require up to 15 total staff on-site increased from the existing eight staff members. The proposed preschool will serve children ages 2-5 years old and will maintain the same operational hours and days of the week as the existing preschool, which include Monday-Friday, 7:30AM-6PM. The preschool holds two annual special events (Trike-A-Thon Ride and Halloween Parade) both of which typically take place mid-morning for about one hour.
The proposed exterior materials for the preschool building would be a combination of stucco, fiber cement, composite shiplap siding, and exposed stained wood elements and would be surrounded with a wood and metal fence. Buildings would be one story with a maximum height of 17 feet 8.5 inches. The new preschool building would meet energy efficiency requirements and be all-electric.
The proposed project also includes demolition of an existing public restroom building. A new 225 square-foot, separate restroom building will be constructed approximately 25 feet to the west of the proposed preschool.
The project scope also includes the following elements:
• Construction of an Americans with Disabilities Act (ADA)-compliant ramp to access existing tennis courts;
• Installation of new stormwater bioretention and treatment facilities;
• Realignment and construction of a new section of a maintenance road to connect with existing park maintenance roads;
• Installation of new fire hydrant and transformer to serve the preschool;
• New curb cut, cattle gate and realignment of maintenance road from Westborough Blvd;
• Construction of new six-foot-high fencing and retaining walls that range in height from six inches to six feet in height; and
• Installation of new landscaping and irrigation facilities, including 16 trees and native and low water plants.
Six trees of varying condition from fair to poor are slated for removal; however, the trees removed will be replanted with an equal or greater number of trees, using climate adapted and native tree species that will thrive in this climate.
Project Site
The project site has an approximately 0.48-acre (21,125 square-foot) footprint that is predominantly located within the boundaries of the City-owned Westborough Park located at 2380 Galway Drive at the corner of Westborough Boulevard and Galway Drive. Westborough Park encompasses a total of nearly ten acres. The proposed preschool site was recently assigned the address 2360 Galway Drive. The project site is in the northeastern corner of Westborough Park where there is a public restroom building and a maintenance yard, as well as a portion of the currently existing lawn and maintenance road, respectively.
Westborough Park currently includes the 7,053 square-foot community center, picnic shelter, a small, uncovered picnic area, baseball field, walking trails, tennis courts, playgrounds, park restrooms, basketball courts and an informal lawn area. The ballfield is not currently used for games and practices, only informal play. The picnic areas are rentable to the public on the weekends from March through October.
The Project site is bound by the Westborough Fire Station No. 64 and residences to the north; Galway Drive, a two-way minor arterial roadway, and residences to the east; Westborough Boulevard, a four-lane east-west major arterial roadway to the south; and Westborough Park facilities to the west, as well as Westborough Middle School.
Circulation and Parking
Site Circulation
Circulation within the parking lot would not change from the existing conditions. The existing parking lot provides an entry/exit drive at the north end of the lot off Galway Drive and a one-way, two-lane exit drive at the south end of the lot off Galway Drive (closest to the intersection at Westborough Blvd). The single-entry point at the north creates a one-way loop for daycare pick-up and drop-off. Traffic circulation on Galway Drive and for fire station access would not be altered.
Parking
The project will maintain the existing 59 parking spaces. It will convert six regular stalls adjacent to the new preschool to dedicated pick/up drop-off spaces; three of which would be ADA-compliant, one will be van-accessible, and one will be an electric vehicle (EV) space. The preschool pickup/drop-off spaces will be restricted to preschool use during pickup and drop-off hours only and will be available to the public and staff outside those designated hours. The project will also convert three current pick-up/drop-off stalls at the south end of the parking lot to regular stalls, and will convert three regular stalls to compact stalls. Additionally, four standard stalls will be EV-ready.
Pick-up and Drop-off Plan
Student drop-off typically occurs and will continue to occur between 7:30 AM and 9:30 AM, while student pick-up occurs between 4:00 PM and 6:00 PM, with staggered arrivals and departures every 15 minutes. Approximately 12-15 children or students are expected to arrive or depart every 15 minutes within these peak windows. Caregivers are required to escort children to their classrooms and sign them in.
The new preschool building will include six designated pick-up/drop-off parking stalls adjacent to the entry, a reconfigured parking layout with 59 total spaces (including three accessible spaces), and circulation improvements to support a one-way loop system for vehicles entering and exiting from Galway Drive. The anticipated peak hour AM and PM trips are both anticipated to increase by 32 trips, due to increased enrollment.
The existing parking lot has an entry/exit drive at the north end of the lot off Galway Drive and a one-way, two-lane exit at the south end off Galway Drive near Westborough Boulevard. This controlled circulation reduces congestion near the Galway / Westborough intersection and allows for orderly drop-off and pick-up. The entry drive provides approximately 82 ft between the first drop-off stall and the public sidewalk, allowing up to four cars to queue briefly if needed while waiting for cars to pull out of or into parking spaces. The curb of the entry drive will be painted red, and a planted landscape strip will be added along the curb. Since caregivers are required to escort their children into the school, it is highly unlikely that they would park along the red curbed area for pick-up/drop-off as may be expected at a K-12 school. Caregivers can loop through the lot, if needed, if spaces are unavailable. Drop-off/pick-up stalls will be located adjacent to the preschool entry, with a sidewalk ensuring children do not walk through the parking area, maintaining safety and efficient traffic flow.
Preschool Special Events
The school is expected to host two special events per year; a Halloween costume parade and a Trike-a-thon. Parents drop off children at the usual arrival time and return at a designated time for the event. They may park in the school lot or on nearby streets, but because children are already in the school’s care, parking and circulation have not been an issue in the past and have not required management. Traffic management and parking plans will be made if necessary to minimize any impacts on park operations and the surrounding neighborhood.
Park Day Use Observations
On weekdays, Westborough Park is primarily used mid-day by the public for playgrounds, tennis
courts, and recreational activities such as Tai Chi. Observations during preschool hours show the parking lot at roughly 30% capacity, with additional on-street parking available along Galway Drive. Some overnight parking by neighborhood residents may occur, though it is prohibited between 3:00 AM and 5:00 AM, with signage posted accordingly. The park includes a community center, picnic shelter and uncovered picnic areas, baseball field, walking trails, tennis courts, playgrounds, basketball courts, restrooms, and informal lawn areas. Picnic areas are rentable on weekends from March through October.
Westborough Middle School Drop-off / Pick-up Schedule
Westborough Middle School borders the park to the west and operates a traditional K-8 school
scheduling. The parking lot entry for pick-up & drop-off is approximately ¼ mile west of the
Westborough / Galway intersection, providing decent separation from the preschool pick-up/drop-off operations. Additionally, its traffic patterns and peak hours differ significantly from preschool operations. The staggered nature of preschool operations, combined with separate parking areas and circulation paths, avoids any potential conflicts between the two facilities.
Entitlements Request
The Project is seeking the following planning entitlements:
• Design Review
• CEQA Determination
DESIGN REVIEW BOARD
The Design Review Board (DRB) reviewed the proposal on October 21, 2025 and recommended approval of the project to the Planning Commission. The DRB liked the creative modern design, 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 welcomed the proposed ADA enhancements improving path of travel to the baseball field and tennis courts as well as improved access for City maintenance vehicles.
The DRB made the following recommendations, all of which were incorporated into the project:
• Add a curb wall, seat wall, or shelf wall under the fence or place boulders into the entrance facility to protect the courtyard from vehicle traffic
• Use aluminum light fixtures to help with wear and tear to prevent corrosion and decay; and
• Add a “Nano Coating” to the building to help with any potential graffiti
ZONING CONSISTENCY ANALYSIS
The site is located in the Parks and Recreation (PR) Zoning District where a “Day Care Center” is a permitted use pursuant to South San Francisco Municipal Code (SSFMC) Table 20.110.002. The proposed project complies with the use and development standards for the PR zoning district the project is located in; including but not limited to use, setbacks, lot coverage, parking and building height as detailed on the project plans and described in detail below:
Permitted Use - Day Care
According to SSFMC Table 20.110.002, Use Regulations - Civil Zoning Districts, the PR zoning district permits a variety of uses, including, but not limited to, community gardens, cultural institutions, day care centers, parks and recreation facilities, public safety facilities, and indoor/outdoor sports entertainment.
Consistency: The proposed Project is designed to meet current and anticipated childcare needs within the community. The proposed Project would expand preschool capacity and develop new outdoor play areas, consistent with the permitted uses for day care centers and recreation facilities under the Parks and Recreation (PR) zoning designation. The proposed day care center is expressly allowed within the PR zoning district. Therefore, the proposed Project, as proposed and operated, would be consistent with the SSFMC land use designation for parcels zoned PR.
Development Standards
SSFMC Table 20.110.003, Development Standards - Civic Districts, establishes the following development standards for all Civic Zoning Districts. The following development standards apply to the PR zoning district:
• Lot Coverage: The maximum lot coverage is 25% for all parcels in the PR zoning district. The proposed lot coverage would be increased from 2.5% to 4.6%.
• Height: The maximum building height in the PR zoning district is 30 feet. The proposed Preschool would be 17 feet 8.5 inches tall.
• Setbacks: The applicable minimum setbacks within the PR zone are 20 feet for front setbacks, 10 feet for minimum interior side setbacks, 10 feet for minimum street side setbacks, and zero feet for minimum rear setbacks, except for when abutting a residential district which requires 10 feet. The new buildings fronting Galway Drive are set back 20 feet, and the interior side setback is 33 feet from the fire station, consistent with the SSFMC for PR-zoned parcels.
• Parking: The required on-site parking spaces for Day Care Center land uses are established as one space per employee plus additional parking as provided in the Pick-up/Drop-off plan required pursuant to Section 20.350.014 (Day Care Centers). Section 20.350.014 states that a plan and schedule for the pick-up and drop-off of children shall be provided for review and approval by the Chief Planner. The plan shall demonstrate that adequate parking and loading are provided on-site to minimize congestion and conflict points on travel aisles and public streets. As documented in Exhibit D to the associated entitlements resolution, the vehicle parking provided by the proposed project would be consistent with the parking requirements of the SSFMC.
In addition, the applicant shall comply with the City’s zoning requirements for Day Care centers including licensing, screening, outdoor space, hours of operation, and noise levels.
GENERAL PLAN CONSISTENCY ANALYSIS
The project site is designated as Parks and Recreation in the City’s General Plan (Shape SSF). The proposed project is a permitted use and consistent with the City’s General Plan Designation and Land Use Policies as described in detail below.
Guiding Principles 1.1.1
Among the Guiding Principles for Shape SSF is the intent to “provide high quality and accessible services, facilities, and amenities for residents at all stages of their lives.”
Consistency: The intent of the proposed Project is to address existing demand for preschool services by providing enhanced and expanded facilities that meet current standards, while relocating the preschool from the Community Center to free up space for increased community programming. The preschool has a three to four year waiting list and the proposed Project would accommodate substantial growth in the population by increasing the enrollment capacity for the families in the neighborhood. The proposed Project is fully consistent with this Guiding Principle of Shape SSF.
Land Use 1.12
The Project site is designated as Parks and Recreation (PR) in Shape SSF 2040, which is in the Civic land use category (illustrated in General Plan Figure 3-1, Project Site Location and Surrounding Land Uses). The Civic land use category encompasses a range of public facilities such as schools, parks, and government facilities. The PR land use designation is intended for parks, recreation complexes, public golf courses, and greenways.
Consistency: The City Parks and Recreation Department currently offers a Preschool Early Learning Program at the Project site. The proposed Project’s expanded preschool space is intended to accommodate current and waitlisted families and students, and is fully consistent with the intent of this land use classification and the City Parks and Recreation Department’s mission to provide opportunities for physical, cultural, and social well-being; protect and enhance the physical environment; and ensure the effective and efficient use of public facilities and open space.
Policy Framework 1.13
Land Use and Community Design
Policy LU-1.4 Maintain and expand public facilities and services. Maintain and expand public facilities to better support the community, including schools, libraries, utilities, and recreational spaces, particularly in neighborhoods lacking these resources. Seek opportunities to co-locate new public projects near compatible civic uses such as schools and campuses to create nodes of activity and services.
Consistency: The proposed Project involves the expansion of preschool facilities to increase capacity and service to local families. This is consistent with Shape SSF Policy LU-1.4 because the nature of the policy states its goal is to expand public facilities to better support the community, including schools.
Policy LU-8.6 Sustainable design in the public realm. Encourage use of sustainable design features in the public realm, including sustainable building and construction materials, permeable paving, drought tolerant landscaping, and green infrastructure.
Consistency: As described in the Project Description, the proposed Project would utilize sustainable design features, including sustainable building and construction materials, drought-tolerant landscaping, and green infrastructure. Landscaping would include drought-tolerant and native species with new efficient drip irrigation that meets state and local Water Efficient Landscape Ordinance (WELO) requirements.
Policy LU-8.9 Ensure ADA accessibility. Ensure all new developments, public infrastructure and facilities, and transit infrastructure meet ADA accessibility standards.
Consistency: The proposed Project involves the reconfiguration of the parking lot, including moving two ADA-compliant parking spaces from the south to the north end of the parking lot and providing an additional ADA-compliant parking spot for a total of three ADA-compliant parking spaces. The proposed Project also includes the construction of an ADA-compliant ramp to access the existing tennis courts.
Policy LU-9.3: Require quality building materials. Require high-quality, long-lasting building materials on all new development projects in the city.
Consistency: The proposed project is fully consistent with this policy, and construction would utilize combination of stucco, composite shiplap siding, and exposed stained wood elements.
Policy LU-9.5: Orient buildings to public spaces. When possible, orient buildings to face streets, public spaces, or shared private spaces.
Consistency: As shown in Figure 4-1 of Exhibit B to the associated Entitlements Resolution, Rendering of Proposed Preschool, the front of the building and building entrances would face the public roadways and sidewalks. The design of the preschool building is intended to complement the park and existing park infrastructure by providing a welcoming entrance to the public. Additionally, the proposed Project would be adjacent to residential areas, providing inviting frontage for not only the preschool, but also the rest of the park and recreational facilities.
Subareas
Policy SA-36.2: Provide Childcare in Westborough.
Consistency: The proposed Project aims to expand Westborough Preschool and increase childcare availability for the families within the Westborough neighborhood.
NEIGHBORHOOD OUTREACH
In March 2025, the Westborough Preschool Expansion Project was a primary topic at the annual District 2 Town Hall meeting, hosted by Vice Mayor Mark Nagales. The meeting was held in Westborough Park at the Alice Bulos Community Center and over 80 residents attended the meeting. At the meeting, City staff presented the project design, including the overall need for additional preschool space, the benefits of creating an all-new facility separate from the Alice Bulos Community Center, and the design intent of creating a facility that is integrated into the park and at a residential scale to match the neighborhood. Staff also highlighted the accessibility improvements to the overall park and shared the project budget and schedule. The community members in attendance were appreciative of the update and raised no concerns about the project.
PUBLIC COMMENTS
On February 10, 2026, staff received six (6) letters of support via email for the Westborough Preschool Expansion Project. These letters of support are attached as Exhibit H of the Entitlement Resolution File #26-1352.
ENVIRONMENTAL REVIEW
In 2022, the City Council certified a programmatic Environmental Impact Report (EIR) for the 2040 General Plan (State Clearinghouse #2021020064) (CEQA Resolution, Exhibit B). The EIR assessed the potential environmental impacts resulting from implementation of the 2040 General Plan Update, Zoning Ordinance Update and Climate Action Plan Update, which established new land use, development, and urban design regulations for the area over a 20-year planning period. Section 15162 of the CEQA Guidelines states that no subsequent EIR needs to be prepared for a project where an EIR has previously been prepared unless the lead agency identifies subsequent changes in circumstance that were identified and not previously analyzed or would create new significant environmental effects. In addition, Section 15183 of the CEQA Guidelines mandates that projects that are consistent with the development density established by existing zoning, a community plan, or general plan policies for which an EIR was certified shall not require additional environmental review, except as might be necessary to examine whether there are project-specific significant effects that are peculiar to a project or its site. CEQA Guidelines Section 15183 specifies that when reviewing a project that meets the requirements of this section, a public agency shall limit its examination of environmental effects to those that the agency determines in an environmental checklist or other analysis.
The environmental checklist and appendices prepared for the project (CEQA Resolution, Exhibit A) serves as substantial evidence that the current project is within the scope of the previous environmental analysis including the General Plan EIR and Mitigation Monitoring Program (MMRP) and that the subsequent CEQA analysis is not required for the proposed Project. As demonstrated through the environmental checklist analysis of project impacts, there are no effects that are peculiar to the project, or were not previously identified, or have become more adverse due to new, previously unknown information. As such, no further environmental review would be required pursuant to Section 15183. The Project would be subject to all relevant mitigation measures included in the 2040 General Plan EIR MMRP (CEQA Resolution Exhibit B).
IMPACT FEES
The Westborough Preschool Expansion is a City project located on land designated as Parks and Recreation on the General Plan Land Use Map; therefore, impact fees will not apply. Pursuant to City Ordinances adopting impact fees, they shall apply to all residential and non-residential development, except the fees shall not apply to any development projects undertaken by the City or any public or semi-public development on lands designated Public/Quasi-Public, School and Parks and Recreation on the General Plan Land Use Map, so long as such development does not generate a need for additional transportation infrastructure needed to serve new development.
CONCLUSION
The Westborough Preschool Expansion Project complies with the City’s Municipal Code, Development Standards and Findings of Approval for Design Review as well as the General Plan Goals and Policies. The project will provide much-needed childcare resources in the City, in a modernized, purpose-built facility. Therefore, staff recommend that the Planning Commission take the following actions to approve the Design Review Permit to allow the Westborough Preschool Expansion Project, a 7,135 square foot new child day care facility at 2360 Galway Drive in Westborough Park, subject findings and conditions of approval:
1. Adopt a resolution making findings that the Preschool Expansion Project Environmental Checklist demonstrates that Project is consistent with the scope of the environmental analysis in the previously certified 2040 General Plan Environmental Impact Report (EIR), and that no further environmental review is required per the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15183.
2. Adopt a resolution making findings that approve the entitlements request for P25-0064, Design Review DR25-0013.
Associated Resolutions and Exhibits
I. CEQA Resolution (File ID#26-1351)
A. Environmental Checklist, dated January 12, 2026
B. 2040 General Plan EIR and MMRP (weblinks)
II. Entitlements Resolution (File ID#26-1352)
A. Conditions of Approval
B. Project Plans, dated December 12, 2025
C. Applicant’s Project Description, dated December 17, 2025
D. Trip Generation, VMT analysis, dated December 17, 2025
E. Tree Removal and Replacement Memo, dated November 10, 2025
F. Design Review Board Letter, dated November 17, 2025
G. Applicant’s Response to the Design Review Board Recommendations, dated December 15, 2025
H. Letters of Support, received via email February 10, 2026