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Report regarding consideration of a Minor Use Permit to allow a handicraft/custom manufacturing use at 180 S Spruce Avenue, Suite C in the T4 Lindenville (T4L) Zoning District in accordance with Title 20 of the South San Francisco Municipal Code, and determination that the project is categorically exempt from CEQA. (Stephanie Skangos, Senior Planner)
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RECOMMENDATION
Recommendation
Staff recommends that the Zoning Administrator conduct a public hearing and take the following actions:
1. Determine that the Project is categorically exempt under the provision of CEQA, Class 1, Section 15301, Existing Facilities; and
2. Approve the Minor Use Permit based on the attached Draft Findings and subject to the attached Draft Conditions of Approval.
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BACKGROUND/DISCUSSION
In January 2026, the applicant submitted a Business License Application for a new handicraft/custom manufacturing business, Wildwood Camper Vans, LLC, at 180 S Spruce Avenue, Suite C. The Planning Division advised the applicant that a Minor Use Permit (MUP) was required for a handicraft/manufacturing use at the proposed site, and the applicant submitted an MUP application to the Planning Division.
Site Overview
The project site is located at 180 S Spruce Avenue. There is an existing multi-tenant warehouse structure with individual suites occupied by both commercial and light industrial uses throughout. A paved parking area surrounds the building along the north, south and east, consisting of approximately 112 parking spaces. The project site is surrounded by commercial and light industrial uses to the north, east and south, and single-family residences to the west.
Project Overview
The applicant is requesting a MUP to operate a handicraft/custom manufacturing use in Suite C, located on the south side of the building and approximately 1,920 square feet in size. The company, Wildwood Camper Vans, LLC, offers custom camper van conversions, focusing entirely on custom interior build-outs and installations, including cabinetry, electrical systems, and amenities, as well as roof racks and/or cargo boxes. All work will be conducted indoors. No mechanical, drivetrain, engine, or suspension work will be offered or performed. The company consists of one permanent employee and utilizes up to three independent contractors on a per-project basis. Operating hours will be Monday through Friday, 9 a.m. to 5 p.m. Three parking spaces in the existing parking area will be dedicated to the business for employees, customers, and the occasional overnight storing of a camper van pending pickup. Deliveries for materials and supplies will be scheduled as needed, typically up to two times per week, and during business hours only. No exterior or interior work is proposed at this time.
ZONING CONSISTENCY
Proposed Use
The project site is located within the T4 Lindenville (T4L) Zoning District. Per South San Francisco Municipal Code (SSFMC) Table 20.135.060.B.1 (Uses in the Transect Zoning Districts), a handicraft/custom manufacturing use is permitted with the approval of a MUP. Handicraft/custom manufacturing is defined in the SSFMC as the manufacture of products to serve niche or specialty markets in facilities that may use innovative technology and do not generate excessive nuisances.
Staff supports the proposal to operate a handicraft/custom manufacturing use at the project site. Wildwood Camper Vans, LLC focuses on customizing camper vans for customers, and all work will be conducted indoors, with equipment, tools, and materials stored within the suite. No heavy industrial activity, use of hazardous materials, automotive repair or body work, painting or vehicle washing will occur as part of the business operations, and the use will not generate excessive nuisances. The proposed use complies with the applicable provisions of the T4L Zoning District, is compatible with the surrounding uses, and will not have an adverse effect to the public health, safety or general welfare of the community.
Parking Requirements
The project site is located within a Transit Station Area, as the site is located along a transit corridor with a fixed route bus service. Per SSFMC Section 20.330.004 (Required Parking Spaces), and in accordance with AB 2097, no off-street parking is required for any use located within a Transit Station Area. Therefore, the proposed change of use does not trigger any parking requirements. However, the business will have three dedicated parking spaces on-site within the existing parking lot to be used for employees, customers, and the occasional overnight storing of a camper van pending pickup.
Outdoor Storage Requirements
SSFMC Section 20.350.033 (Outdoor Storage) outlines requirements for the open storage of goods, materials, machines, equipment, and vehicles or parts outside of a building for more than 72 hours. As mentioned above, the three dedicated parking spaces for the use may occasionally be used for overnight storage of customer camper vans pending pickup. However, no camper van will be stored for more than 72 hours; therefore, this section is not applicable to the project. A Condition of Approval has been included to limit the outdoor storage of camper vans in the dedicated parking spaces to no more than 72 hours to ensure compliance with zoning requirements.
GENERAL PLAN CONSISTENCY
The proposed project is consistent with the City’s General Plan, which designates the site as Low Density Mixed Use. This land use designation is intended for lower-scale, mixed-use blending residential, commercial, and retail uses. The MUP request meets the intent of the adopted General Plan designation as an area of mixed-use, and would not preclude future redevelopment of the site.
ENVIRONMENTAL REVIEW
The proposed project has been determined to be categorically exempt under the provisions of CEQA, Class 1, Section 15301, Existing Facilities. The project site is an existing developed property surrounded by existing commercial and light industrial uses. No exterior or interior work is proposed.
CONCLUSION
The proposed use is conditionally permitted and complies with the applicable provisions of the City’s Municipal Code, General Plan, and Zoning Development Standards. Additionally, the proposed use is compatible with the surrounding uses and will not have an adverse effect to the public health, safety, or general welfare of the community. As such, staff recommends that the Zoning Administrator determine that the project is categorically exempt under the provision of CEQA, Class 1, Section 15301, Existing Facilities and approve the Minor Use Permit to allow the operation of a handicraft/custom manufacturing use at 180 S Spruce Avenue, Suite C, based on the attached draft Findings and draft Conditions of Approval.
Attachments:
1. Draft Findings
2. Draft Conditions of Approval
3. Project Description
4. Project Plans