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Report regarding consideration of a Minor Use Permit to allow automotive electrical repair at 20 South Linden Avenue, Suite 6B 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. (Christy Usher, Senior Planner)
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RECOMMENDATION
Recommendation
Staff recommends that the Zoning Administrator approve the Minor Use Permit (MUP25-0002; P25-0032) based on the attached Findings and subject to the attached Conditions of Approval, and determine that the project is categorically exempt under the provisions of CEQA, Class 1, Section 15301: Existing Facilities.
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PROJECT DESCRIPTION
In May 2025, an application was submitted for a Minor Use Permit to allow automotive electrical repair at 20 South Linden Avenue. This land use is classified as “automobile/vehicle service and repair, minor” which falls under the automobile/vehicle sales and services use category. This use is permitted with a Minor Use Permit in the T4 Lindenville (T4L) Zoning District, in which this site is located, per SSFMC Section 20.135.060.
The automotive electrical repair business called C.A.R. will operate 9:00 am to 5:00 pm and six days a week Monday-Saturday. There will be one employee. No vehicles will be stored outside.
The proposed business will operate in Suite 6B which is a light industrial condominium located in the 20 South Linden Industrial Warehouse Condominiums. This complex consists of two (2) single-story buildings with twelve (12) condominiums that were built in 1990.
Suite 6B consists of a single-story light industrial condominium (with a partial level of storage mezzanine) that was built in 1990. Suite 6B is a 2,871 square feet space and has five dedicated parking spaces. The suite includes an office (approximately 350 sf), warehouse (approximately 1,000 sf), restroom and enclosed shop area (approximately 600 sf).
The warehouse area forms an “L” shape around the single private office and ADA restroom. The mezzanine area is situated above the finished office space and enclosed shop area on the ground level and is accessible via a set of wooden stairs adjacent to the office. The storage mezzanine area is not finished and/or is in poor condition with a ceiling height of approximately 7 feet, and has not been included in the building area calculations.
The light industrial condominium complex and Suite 6B are accessed from South Linden Avenue where the driveway, drive aisles, maneuverability, parking stalls, and access are all observed to be standard and adequate in dimensions and configurations.
South Linden Avenue is a light to moderately traveled two-lane, two-way undivided street with street parking allowed on both sides of the street, and with curbs, gutters and sidewalks. The subject site is level and at street grade with South Linden Avenue. All utilities necessary for the subject's current use are at the site and include water,
gas, electric and sewer.
There are 5 dedicated parking spaces for Suite 6B. Per SSFMC Table 20.330.004 required parking for minor automotive repair land uses is: 1 space plus 4 spaces per service bay and 1 per 300 sq. ft. of any retail or office on site. Suite 6B has one service bay on site and approximately 350 sf of office. The applicant can provide at least one parking space within the large 1,000 sf warehouse space therefore, it can be concluded the available parking of 5 spaces is expected to meet demand for the proposed electrical automotive repair land use aka (C.A.R).
Based on the City of South San Francisco’s Transportation Analysis Guidelines, since the proposed project generates less than 100 net new daily vehicle trips, this project falls within Tier 0 of the project tiers. Tier 0 projects are considered to have minimal effect on the transportation network and do not require a Transportation Demand Management (TDM) Plan.
C.A.R. will receive regular deliveries from carriers such as Amazon, FedEx and UPS. These deliveries are anticipated to have a minimal effect on parking or pedestrian, bicycle, and vehicular circulation.
Land uses in the subject neighborhood are primarily industrial with a blend of warehouse, manufacturing, and light industrial, as well as service commercial uses located along South Spruce and South Linden Avenues. The majority of the properties in the project vicinity were built between 1950 and 1970. The project vicinity is generally recognized as the older industrial area of South San Francisco, compared to the newer industrial area east of Highway 101. The major difference between these two distinct areas is that the newer section has more business and industrial parks, wider streets, and larger sized parcels. Directly north of the subject complex on the western line of South Linden Avenue is a single-story, multi-tenant light industrial condominium complex with (11) units identified as 6 South Linden Avenue. East of the subject complex on the opposite side of South Linden Avenue are two (2) metal industrial buildings as well as a large amount of surplus land used for parking. Directly south of the subject complex at the northwest corner of South Linden Avenue and North Canal Street is a recycling yard. Directly west of the subject complex is the rear of a single-story, multi-tenant light industrial condominium complex with frontage on North Canal Street.
GENERAL PLAN CONSISTENCY
The project is located within the T4 Lindenville (T4L) Zoning District which requires a Minor Use Permit for “automobile/vehicle service and repair, minor” use, per SSFMC Section 20.135.060.
The proposed project is consistent with the City’s General Plan and Lindenville Specific Plan in that it allows businesses, tenants, and owners of an existing legal non-conforming light industrial condominium complex to continue to operate and utilize an existing light industrial commercial warehouse space to provide necessary services and employment to South San Francisco residents.
As specified in the City’s General Plan, the Lindenville Specific Plan seeks to preserve the city’s industrial heritage but also provides new opportunities for people to live in the district. Its goals are to retain existing industrial uses, while ensuring new neighborhoods are livable, healthy, quiet and green.
GOAL LU-3: The City supports businesses through City programs and the retention of a core area of light industrial and service uses that provide jobs for South San Francisco residents.
Policy LU-3.1: Retention of existing businesses in Lindenville. As redevelopment of properties occurs, City policies and actions must prioritize the retention of any existing businesses within the city.
Policy LU-3.5: Retain industrial uses. Within the Mixed Industrial High area, ensure that a full range of industrial uses continue to be permitted as conforming uses and limit non-industrial uses.
ZONING COMPLIANCE
The project is located within the T4 Lindenville (T4L) Zoning District which requires a Minor Use Permit for “Automobile/Vehicle Service and Repair, Minor” use, per SSFMC Section 20.135.060.
As required by the Use Permit Procedures (SSFMC Chapters 20.490), the following findings are made in support of a Minor Use Permit:
1. The proposed use is allowed within the applicable zoning district and complies with all other applicable provisions of this Ordinance and all other titles of the South San Francisco Municipal Code;
The proposed use complies with applicable standards and requirements of South San Francisco Municipal Code Title 20, General Plan and the Lindenville Specific Plan in that the proposed project supports business and the retention of light industrial and service uses and businesses that provide jobs and services for South San Francisco residents.
2. The proposed use is consistent with the General Plan and any applicable specific plan;
The proposed use aligns with and is consistent with the following General Plan and the Lindenville Specific Plan Goals and Policies.
GOAL LU-3: The City supports businesses through City programs and the retention of a core area of light industrial and service uses that provide jobs for South San Francisco residents.
Policy LU-3.1: Retention of existing businesses in Lindenville. As redevelopment of properties occurs, City policies and actions must prioritize the retention of any existing businesses within the city.
Policy LU-3.5: Retain industrial uses. Within the Mixed Industrial High area, ensure that a full range of industrial uses continue to be permitted as conforming uses and limit non-industrial uses.
3. The proposed use will not be adverse to the public health, safety, or general welfare of the community, nor detrimental to surrounding properties or improvements;
The proposed automotive electrical repair use will not be adverse to the public health, safety, or general welfare of the community, or detrimental to surrounding properties or improvements, in that the use will occur in an existing light industrial condominium complex with one bay. Additionally, no exterior or site changes are proposed, therefore no transportation impacts to surrounding properties, and no pedestrian, bicycle, or vehicular access issues are anticipated.
4. The proposed use complies with any design or development standards applicable to the zoning district or the use in question as may be adopted by a resolution of the Planning Commission and/or the City Council;
No exterior changes are proposed to the existing light industrial condominium complex. Subject to approval of a Minor Use permit the land use complies with development standards applicable to the T4 Lindenville (T4L) Zoning District.
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5. The design, location, size, and operating characteristics of the proposed activity would be compatible with the existing and reasonably foreseeable future land uses in the vicinity;
The automotive electrical repair use will occur in an existing light industrial condominium complex which includes one bay and therefore is a small scale operation considered compatible with the existing light industrial condominium complexes immediately adjacent to the proposed land use.
6. The site is physically suitable for the type, density, and intensity of use being proposed, including access, utilities, and the absence of physical constraints;
The site is physically suitable for the type, density, and intensity of the use being proposed, in that it is an existing light industrial condominium located in an existing complex of 12 light industrial condominiums of similar land uses, business and operations.
7. An environmental determination has been prepared in accordance with CEQA.
In accordance with the California Environmental Quality Act, staff has determined that the proposed project is Categorically Exempt pursuant to the provisions of Section 15301 - Class 1: Existing Facilities (CEQA Guidelines) because this land use is proposed in an existing light industrial condominium complex.
DESIGN REVIEW
This project does not require design review. No exterior changes are proposed.
ENVIRONMENTAL REVIEW
The proposed use and required Minor Use Permit are categorically exempt from CEQA, per the provisions of CEQA Guidelines Class 1, Section 15301: Existing Facilities, as this land use is proposed in an existing light industrial condominium complex.
CONCLUSION
The proposed use is compliant with the City’s Municipal Code, General Plan, Zoning Use and Development Standards as this use is classified as “automobile/vehicle service and repair, minor” and with a minor use permit this use is consistent with the SSFMC Zoning Regulations for the T4 Lindenville (T4L) Zoning District, the Lindenville Specific Plan, and the General Plan; therefore, staff recommends that the Zoning Administrator approve the Minor Use Permit (MUP25-0002; P25-0032) to allow the proposed automotive electrical repair use at 20 South Linden Avenue, Suite 6B in the T4 Lindenville (T4L) Zoning District, and determine that the project is categorically exempt from CEQA.
Attachments
1. Findings and Conditions of Approval
2. Floor Plan
3. Property Description
4. Business Operations
5. Appraisal Report with site photos, dated July 25, 2022
6. Planning Application