Title
Resolution making findings approving the application for the construction of the Westborough Preschool Expansion Project (P25-0064) and the Design Review application for the Project (DR25-0013) located at 2360 Galway Drive in the Park and Recreation (PR) zone district.
body
WHEREAS, Dorman Associates, on behalf of the City of South San Francisco (“Applicant”) has submitted an application to construct an approximately 7,000 square foot preschool at 2360 Galway Drive in Westborough Park (“Project Site”); and
WHEREAS, the proposed Project is located within the Westborough planning subarea; and
WHEREAS, the Applicant seeks entitlement approval for the Westborough Preschool Expansion including Design Review; and
WHEREAS, the existing Westborough Preschool has a three- to four-year waiting list for enrollment; 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, the City Council certified an Environmental Impact Report (“EIR”) on October 12, 2022 (State Clearinghouse number 2021020064) in accordance with the provisions of CEQA and the CEQA Guidelines, which analyzed the potential environmental impacts of the development of the 2040 General Plan Update, Zoning Code Amendments and Climate Action Plan (“2040 General Plan EIR”); and
WHEREAS, the City Council also adopted a Statement of Overriding Considerations (“SOC”) on October 12, 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 EIR and found that the significant environmental impacts are acceptable in light of the project’s social, economic and environmental benefits; and
WHEREAS, environmental analysis for the proposed project was conducted, which concluded that the environmental effects associated with implementation of the project are fully within the scope of the environmental analysis conducted in the 2040 General Plan EIR, such that the project does not meet the criteria under California Environmental Quality Act (“CEQA”) Guidelines Sections 15164 or 15162 requiring the preparation of a subsequent EIR and thus, the Westborough Preschool Expansion Project checklist is the appropriate environmental document for the Project; and
WHEREAS, the Design Review Board reviewed the project at its meeting of October 21, 2025, and recommended approval of the project; and
WHEREAS, on February 19, 2026, the Planning Commission for the City of South San Francisco held a lawfully noticed public hearing to solicit public comment and consider the proposed entitlements and environmental effects of the Project and take public testimony; and
WHEREAS, the Planning Commission reviewed and carefully considered the information in the 2040 General Plan EIR and the Westborough Preschool Expansion project pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15168 and by separate resolution, finds that Project Checklist is the appropriate environmental document for the Project and no additional environmental review is required; and
WHEREAS, the Planning Commission exercised its independent judgment 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; Westborough Preschool Expansion Project CEQA Addendum including all appendices thereto; the Project applications; the Westborough Preschool Design Review Project Plan set, prepared by Dorman Associates, dated December 12, 2025, the Trip Generation, VMT analysis, as prepared by Kittelson & Associates, Design Review Board recommendation dated November 17, 2025, and all reports, minutes, and public testimony submitted as part of the Planning Commission’s duly noticed February 19, 2026 meeting; and any other evidence (within the meaning of Public Resources Code Sections 21080(e) and 21082.2), the Planning Commission of the City of South San Francisco hereby finds as follows:
SECTION 1 FINDINGS
A. General Findings
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 A), Westborough Preschool Expansion Design Review (Exhibit B), Applicant’s Project Description (Exhibit C), and Trip Generation, VMT Analysis for CEQA (Exhibit D), Tree Removal and Replacement Memo (Exhibit E), Design Review Board Recommendation (Exhibit F) and Design Review Board Responses (Exhibit G) are each incorporated by reference and made a part of this Resolution, as if set forth fully herein.
3. 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.
4. By a separate resolution, the Planning Commission, exercising its independent judgment and analysis, has found that an environmental checklist determining consistency with the General Plan EIR was prepared for the Project in accordance with CEQA, and a determination was made that no additional environmental review was needed.
5. The proposed Project is consistent and compatible with all elements in the City of South San Francisco General Plan, as it is consistent with the Park and Recreation land use designation, and will help the City implement several broad General Plan goals, including but not limited to: expanding high quality, high demand preschool services, facilities and amenities that are sustainably built and operated, and ADA accessible for residents at all stages of their lives.
6. The proposed Project is consistent with the standards and requirements of the City's Zoning Ordinance. The development of the Project Site would result in the construction of the Preschool Expansion Project in the Westborough residential subarea.
7. The site is physically suitable for the type of development and density proposed, as an existing park and preschool; the existing park and preschool facilities will be expanded and improved; said improvements, uses, expansion and construction meet the City’s land use and zoning standards.
B. Design Review
1. The Project, including Design Review, is consistent with Title 20 of the South San Francisco Municipal Code because the Project will provide high quality, high demand preschool services, facilities and amenities that are sustainably built and operated, and ADA accessible for residents at all stages of their lives.
2. The Project, including Design Review, is consistent with the General Plan because the proposed preschool expansion project is consistent with the policies and design direction provided in the South San Francisco General Plan for the Parks and Recreation (PR) land use designation by providing high demand preschool services to children.
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 Parks Recreation (PR) Zoning District development standards, 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 October 21, 2025, and found to be consistent with each of the criteria set forth in South San Francisco Municipal Code Section 20.480.006 (Design Review Criteria).
SECTION 2 DETERMINATION
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning of the City of South San Francisco hereby makes the findings contained in this Resolution and approves the entitlements request for the Westborough Preschool Expansion Project (P25-0064) and Design Review (DR25-0013), subject to the Conditions of Approval, attached as Exhibit A to this Resolution, the Planning Commission of the City of South San Francisco hereby makes the findings contained in this Resolution, and that the Planning Commission approves the entitlements request for the Westborough Preschool Expansion Project Plans.
BE IT FURTHER RESOLVED that this Resolution shall become effective immediately upon its passage and adoption.