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Report regarding consideration of a Use Permit to allow Indoor Entertainment at 608 Dubuque Avenue in the Freeway Commercial Zoning District in accordance with Title 20 of the South San Francisco Municipal Code (SSFMC) and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). (Victoria Kim, Associate Planner)
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RECOMMENDATION
Recommendation
Staff recommends that the Planning Commission approve the Use Permit (UP22-0007), based on the attached Draft Findings and subject to the attached Draft Conditions of Approval, and determine that the Project is categorically exempt under the provisions of CEQA, Class 1, Section 15301, Existing Facilities.
MOTION TO ADOPT STAFF RECOMMENDATION
1. Make CEQA findings and approve the Use Permit, subject to the attached draft Findings and draft Conditions of Approval.
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BACKGROUND/DISCUSSION
The applicant (Irene Li) submitted an application on May 26, 2022 for a Use Permit proposing live entertainment activities at an existing restaurant named HL Peninsula. Prior to the current restaurant use, the project building was used for retail and warehousing. In 2017, the applicant obtained a business license (No. 110185) to open the current restaurant use permitted by right. The Use Permit request is solely for adding the use of Indoor Entertainment with the existing restaurant services. The project would not change the existing building exterior and site conditions.
Site Overview
The subject property is located at 608 Dubuque Avenue in the Freeway Commercial (FC) Zoning District. A large commercial parking lot is situated next to the subject property on the north and the east. The Project is in the East of 101 area bordered by Dubuque Avenue on the west and a new research and development office building which is currently under construction on the south. The site has a one-story restaurant building (approximately 13,900 square feet) with parking spaces mainly on the south with a couple of standard parking and accessible parking spaces.
Proposed Project
The applicant proposes to have live entertainment incident to the current restaurant building and a Use Permit is required for the indoor entertainment in the FC Zoning District. Restaurant visitors are utilizing the shared parking lot on site and the project would not need to modify the existing parking conditions and use. The proposed use would not expand the present building footprint or increase the current occupancy.
Operation Plan
The proposed indoor entertainment would be within HL Peninsula restaurant building during business hours between 10:30 a.m. and 2:30 p.m. and 5:00 p.m. to 9:30 p.m., Monday through Sunday. According to the submitted operation plan (Ref. Attachment 3), the maximum number of employees would be 21 in the morning and afternoon shifts and customers would be no more than 350 presumably. The live entertainment activities encompass live band playing and live singing performance for social meetings such as birthday parties, wedding banquets, family gathering, and work events. The incidental entertainment use to the restaurant would create indoor recreational opportunities and provide a social amenity to the neighborhood in the East of 101 area.
ZONING CONSISTENCY
Land Use
The project property is located in the Freeway Commercial (FC) Zoning District. According to South San Francisco Municipal Code (SSFMC) Section 20.110.002 (Land Use Regulations), a broad range of commercial and employment uses are allowed or with the approval of a Minor or a Use Permit. The proposed live entertainment is considered as an indoor entertainment which is an allowed use after review and approval of a Use Permit.
Parking Requirements
The current ingress and egress access to the project parking lot is from Dubuque Avenue with two driveways on western part of the property. The project parking lot located between the existing restaurant building and adjacent building in the northeast from the project site (previously Lowe’s) were developed jointly and have been shared interchangeably for visitors to both properties (Ref. Attachment 5 and 6). The Lowe’s building is vacant at present and a large portion of the shared parking lot is leased to a construction company to access and utilize the current construction project at 580 Dubuque Avenue. There would be 102 parking spaces for the restaurant, Monday to Friday and 230 parking spaces during weekends according to the Traffic Control Plan (Ref. Attachment 7).
Pursuant to SSFMC Section 20.330.004 (Required Parking Spaces), a total of 185 parking spaces are required for the HL Peninsula restaurant (1 per 75 square feet) and 247 parking spaces for the Lowe’s building as 1 parking space required per 500 square feet. The existing shared parking spaces provide sufficient spaces with 670 parking stalls and would be in accordance with the parking requirements and development standards.
GENERAL PLAN CONSISTENCY ANALYSIS
The project site is designated as Business Commercial consistent with the City’s General Plan adopted in 1999. The land use designation is intended to provide a diverse range of non-residential uses including business, visitor-oriented, and regional commercial activities, and intended for business and professional offices, and visitor service establishments, and retail. The project includes Indoor Entertainment at the restaurant which is a commercial activity use and meets the intent of the adopted General Plan designation. The proposed live entertainment activities would be an ancillary use to the existing restaurant serving for the neighborhood in the East of 101 area to hold community and office events.
ENVIRONMENTAL REVIEW
Based on staff’s assessment, the Applicant’s request for Indoor Entertainment at the project site would be within an existing restaurant building and no physical expansion in the current use and proposed use. The project, as conditioned, would not result in substantial changes to traffic, air quality, water or noise on the surrounding community and would not have any significant effect on the existing environment. Therefore, it is staff’s assessment that the project is categorically exempt under the provision of CEQA (Class 1, Section 15301, Existing Facilities).
CONCLUSION
The proposed Indoor Entertainment for live entertainment activities at the existing restaurant complies with the SSFMC, General Plan, and Zoning Ordinance including Land Use Regulations and Development Standards. Staff recommends that the Planning Commission make CEQA findings and approve a Use Permit (UP22-0007) request under the Planning Project File (P22-0054), subject to the attached draft Findings and draft Conditions of Approval.
Attachments:
1. Draft Findings
2. Draft Conditions of Approval
3. Site Plans
4. Planning Application with Project Description
5. Design Review Board Application Record (File No. DR-S-83-132)
6. Building Permit Record (File No. B07-1356)
7. 580 Dubuque Pedestrian and Traffic Control Plan