Title
Report regarding an application for Design Review to construct a new multifamily residential structure consisting of four dwelling units at 227 Armour Avenue in the Downtown Residential High (DRH) Zoning District in accordance with Title 20 of the South San Francisco Municipal Code (SSFMC), and determination that the project is categorically exempt under the provisions of the California Environmental Quality Act (CEQA) per Class 3, Section 15303, New Construction or Conversion of Small Structures. (Stephanie Skangos, Senior Planner)
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MOTIONS FOR THE COMMISSION TO ADOPT STAFF RECOMMENDATION:
(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 take the following actions:
1. Make a determination that the Project is categorically exempt under the provisions of the California Environmental Quality Act (CEQA), Class 3, Section 15303, New Construction or Conversion of Small Structures; and,
2. Approve the Design Review for Planning Project P24-0004, DR24-0017, subject to the attached draft Findings and draft Conditions of Approval.
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BACKGROUND/DISCUSSION
Site Overview
The project site is located at 227 Armour Avenue in the Downtown Residential High (DRH) Zoning District. The site is 7,863 square feet in size and is a through lot with street frontages on both Armour Avenue and 9th Lane. There is an existing one-story residential building with two existing dwelling units (duplex) facing 9th Lane and an existing one-story residential building with one existing dwelling unit facing Armour Avenue. The surrounding area is developed with residential units.
Proposal
The applicant is proposing the construction of a new three-story residential building, approximately 4,645 square feet in size, facing Armour Avenue, and attached to the existing one-story, one-unit residential building. The new building will consist of four dwelling units, resulting in a total of seven units on the project site, and an attached two-car garage. The new units will be two-bedroom units with private balconies, ranging in size from 725 square feet to 840 square feet. Two units will be located on the second story, and two units will be located on the third story. All four units will be accessed from a front-entry patio and internal stairway facing Armour Avenue. The attached two-garage will be located on the ground floor; long-term bicycle parking, trash and refuse collection bins, and a utility room will also be located on the ground floor. The proposal also includes new landscaping, as well as improvements to an existing paved area adjacent to the existing one-unit residential building to serve as a common usable open space area for the four new units and three existing units on-site.
ZONING CONSISTENCY ANALYSIS
Proposed Use
The project site is located within the Downtown Residential High (DRH) Zoning District. Per South San Francisco Municipal Code (SSFMC) Section 20.080.002 (“Use Regulations - Downtown Residential Zoning Districts”), multifamily residential is permitted by-right and subject to the development standards outlined in SSFMC Table 20.080.003 (“Development Standards - Downtown Residential Zoning Districts”). As noted in Table 1 below, the proposed project complies with all applicable development standards, and the addition of new units brings the project site into compliance with minimum density requirements.
Table 1. Project Compliance with DRH Development Standards
Site and Building Design Standards
SSFMC Chapter 20.310 (“Site and Building Design Standards”) prescribes general Citywide site and building design standards to be used in conjunction with the applicable base zoning district requirements and design standards, as well as specific design standards for residential development based on type - single-family, duplex and/or multifamily. The general standards contain requirements for building entrances, building materials and textures, and architectural integrity; while the specific residential standards focus on wall planes, roofline, entry protection, building articulation, windows, and open space design. The design of the project meets these general standards, as well as applicable design standards for residential development of this size.
Downtown Residential Districts - Development Standards
SSFMC Section 20.080.004 (“Downtown Residential Districts, Supplemental Standards”) outlines additional standards applicable to projects located within a downtown residential zoning district, including the DRH District. The project has been designed to comply with all applicable required development standards for the DRH District.
Parking Requirements
Vehicle Parking
The project site is located within a Transit Station Area, as the site is located within a half-mile of the South San Francisco Caltrain Station and along a transit corridor with a fixed route bus service. Per SSFMC Section 20.330.004 (“Required Parking Spaces”), and in accordance with California Assembly Bill (AB) 2097, no off-street parking is required for any use located within a Transit Station Area. Therefore, the proposed project does not require parking. However, the project does include a new two-car garage on the first story, as well as ample driveway space to allow for two additional parking spaces on-site.
Bicycle Parking
SSFMC Section 20.330.007 (“Bicycle Parking”) establishes the requirements for short-term and long-term bicycle parking. The minimum number of on-site short-term and long-term bicycle parking spaces are based on the use and size of the project. Short-term bicycle parking is not required for residential developments of less than eight units; however, long-term bicycle parking is required for residential developments of four units or more at the following rate:
• Long-term Bicycle Parking: A minimum of one bicycle parking space shall be provided for every four units for multifamily and group residential projects.
Per these requirements, the project is required to provide a total of one long-term bicycle parking space on site. The project includes two long-term bicycle parking spaces within the two-car garage on the first story of the building, exceeding the minimum requirement.
GENERAL PLAN CONSISTENCY ANALYSIS
The General Plan Land Use designation for the project site is Medium-High Density Residential, which is intended for a mix of residential development, including townhouses, condominiums and apartment buildings. The increase in units brings the project site into compliance with the minimum density required for this site and surrounding area.
DESIGN REVIEW BOARD
The Design Review Board (DRB) reviewed the proposal on May 20, 2025. Overall, the DRB liked the proposed design concept for the new residential building but had concerns about the roof integration of the existing one-unit building with the new building and accessibility of the proposed usable common open space area for the existing units, as well as some recommendations for the design of the unit balconies and proposed landscaping/planting palette. Revised plans in response to the DRB comments have been submitted and the revision addresses all comments. The DRB comment letter is included as Attachment 3 to this staff report, and the revised plans are included as Attachment 2.
ENVIRONMENTAL REVIEW
The proposed project has been determined to be categorically exempt under the provisions of CEQA, Class 3, Section 15303, New Construction or Conversion of Small Structures. The project site is an existing developed property surrounded by existing residential units, and commercial and industrial buildings. The proposal includes the construction of a new multifamily residential structure consisting of no more than six dwelling units on a legal parcel in an urbanized area. Thus, the exemption under Section 15303 applies.
IMPACT FEES
The proposed project 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 (Attachment 1) list out the relevant impact fees:
• Parks and Recreation Impact Fee
• Childcare Impact Fee
• Library Impact Fee
• Public Safety Impact Fee
• Citywide Transportation Fee
CONCLUSION
The proposed project is located within a medium-high density residential area surrounded by existing residential units, and multifamily residential is a permitted use by-right at the project site. The proposed project complies with all applicable General Plan goals and policies and Zoning Code requirements, including bringing the project site into compliance with minimum density requirements. Additionally, the project meets all applicable development, site and design standards.
For these reasons, staff recommends that the Planning Commission take the following actions:
1. Make a determination that the Project is categorically exempt under the provisions of the California Environmental Quality Act (CEQA), Class 3, Section 15303, New Construction or Conversion of Small Structures; and,
2. Approve the Design Review for Planning Project P24-0004, DR24-0017, based on the attached Findings and subject to the Conditions of Approval.
Attachments
1. Findings and Conditions of Approval
2. Project Plans, dated June 29, 2025
3. Design Review Board (DRB) Comment Letter, dated June 6, 2025