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Report regarding consideration of a Minor Use Permit to allow six-foot-tall fencing and gates at 1333 Lowrie Avenue in the Mixed Industrial High (MIH) Zoning District in accordance with Title 20 of the South San Francisco Municipal Code (SSFMC) and determination that the project is categorically exempt from CEQA, per Class 1, Section 15301.
(Victoria Kim, Associate 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 planning entitlements subject to the attached Findings and Conditions of Approval.
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.
2. Approve the entitlements request for Projects P24-0117 and MUP24-0002, subject to the attached Findings and Conditions of Approval.
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BACKGROUND/DISCUSSION
The City of South San Francisco received the Minor Use Permit application in November, 2024 for an installation of a new six-foot-high picket fence, two vehicle access gates, and one pedestrian gate. The project site is currently used as a storage and warehouse building (UOVO Art Storage) and the proposed fence and gates would be ancillary to the existing use on the subject site.
Site Overview
The project property is located at 1333 Lowrie Avenue and is approximately 80,000 square feet (1.84 acres) in total area. There is an existing single-story warehouse building and a parking area. The building on the site is 55,000 square feet and approximately 20 feet in height. The existing surface parking area is in the south portion of the site with 32 standard parking spaces and two accessible parking stalls, totaling 34 parking spaces. There are two vehicle accesses to the project site which are from Lowrie Avenue in the south (Ref. Attachment 3).
Proposed Project
The applicant, Lowrie Ave LLC, is proposing six-foot-high fencing, one pedestrian gate, and two vehicular access gates to enclose the parking area and the facility entrance, but the loading area on the southeast would remain open without any enclosure. The proposed vehicular swing gates would be also six feet in height and 24 feet wide, and the pedestrian gate would be three feet wide and six feet tall. There is no change of the existing building, parking layout, and landscape areas.
ZONING CONSISTENCY
The project site is located within the Mixed Industrial High (MIH) Zoning District, which is intended for manufacturing, processing, warehousing, storage and distribution, and service commercial uses. The proposed fence and gates are incidental to the primary use of the existing storage and warehouse building.
Pursuant to SSFMC Section 20.330.006 (Fences, Walls and Hedges), fences exceeding four feet in height and located within the required front and street-facing side setback are required to be transparent and subject to approval of a Minor Use Permit. The proposed vertical picket (transparent) fence and gates are six feet in height and located in the minimum 20 feet front setback area. Thus, the applicant requested Minor Use Permit approval to allow the six-foot-tall fencing and gates in the minimum front setback.
GENERAL PLAN CONSISTENCY
The project site is in the Lindenville sub-area located in the central southern portion of South San Francisco between US Highway 101 and South Spruce Avenue. The land use designation for the project site is Mixed Industrial High. The land use vision for this area of Lindenville is intended to preserve small businesses and industrial uses primarily occupied by warehousing, transportation, and industrial services. The existing storage warehousing building is considered an industrial use that will maintain the purpose of Lindenville. The proposed new six-foot-high fences and gates would not be detrimental to the existing neighborhood and are consistent with the intent of the General Plan.
ENVIRONMENTAL REVIEW
The project has been determined to be categorically exempt under the provisions of CEQA, Class 1, Section 15301, Existing Facilities. The project is ancillary to the existing storage and warehouse building. There is no expansion of the existing use, and the developed property would remain an industrial use.
CONCLUSION
The proposed project is consistent with the requirements of City’s Municipal Code, General Plan, and Zoning Development Standards. Staff recommends that the Zoning Administrator find that the Project is categorically exempt under the provision of CEQA, Class 1, Section 15301, Existing Facilities and approve the Minor Use Permit (MUP24-0002) to allow the six-foot-high fences and gates at 1333 Lowrie Avenue based on the attached draft Findings and draft Conditions of Approval.
Attachments:
1. Draft Findings
2. Draft Conditions of Approval
3. Project Plans