Title
Consideration and approval of application for a Conditional Use Permit modification to allow an existing approximately 12,878 square foot auto parts retail and warehouse space located at 88 South Linden Avenue to expand into an immediately adjacent approximately 15,317 square foot vacant commercial tenant space located at 78 South Linden Avenue for additional warehouse space for O’Reilly Auto Parts in the Transit 3 Makers Lindenville (T3ML) Zoning District in accordance with the South San Francisco Municipal Code and determination that the project is categorically exempt from the California Environmental Quality Act under CEQA Class 1 section 15301.
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RECOMMENDATION
Recommendation
Staff recommends that the Planning Commission conduct a public hearing and take the following actions:
1. Determine that the project is categorically exempt under the provisions of the California Environmental Quality Act (CEQA), Class 1, Section 15301, Existing Facilities; and
2. Approve the Use Permit Modification (UPM 24-0001) subject to the attached Findings and Conditions of Approval.
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BACKGROUND
In March 2021 the Planning Commission approved the conversion of an existing 12,878 square foot warehouse space located at 88 South Linden Avenue into a warehouse use with a small accessory retail space of approximately 2,358 square feet for O’Reilly Auto Parts. This project required a Design Review Permit for minor exterior modifications to the existing commercial building and a Conditional Use Permit to allow for a Parking Reduction of eight parking spaces. The project was also approved with conditions that allowed a reduction in the minimum suggested drive aisle width for the two-way parking lot at the rear of the site.
Since that 2021 approval, the City’s parking requirements have been revised from minimum to maximum parking requirements, which means that no minimum required parking is required for the proposed expansion of the use. However, expansion of a use that was approved with a Use Permit requires a modification of the original use permit, to ensure that the expansion fits within the original Conditions of Approval.
PROJECT DESCRIPTION
Site Overview
The project site is located at 78 and 88 South Linden Avenue in the Transit 3 Makers Lindenville (T3ML) Zoning District. The site is a corner lot bounded by South Linden Avenue and Victory Avenue. There is an existing single-story industrial building on the site with a small parking lot at the rear. The existing commercial building is approximately 28,185 square feet, approximately 20 feet in height
Proposal
The applicant, O’Reilly Auto Parts is requesting a Conditional Use Permit modification to allow an existing approximately 12,878 square foot auto parts retail and warehouse space located at 88 South Linden Avenue to expand into an immediately adjacent approximately 15,317 square foot vacant commercial tenant space located 78 South Linden Avenue for additional warehouse space for O’Reilly Auto Parts. No exterior changes are proposed. The entrance to the existing O’Reily Auto Parts store will remain. The proposed warehouse expansion replaces the former tenant which was a warehouse space for a grocery store.
The expanded warehouse for O’Reilly Auto Parts store will be utilized as a storage area for automotive parts and accessories with high-density, single level product shelving. This storage serves corporate customers by offering a much deeper catalog of products than a normal store and keeps more inventory for bulk sales. The retail store serves the public, with the same products but displayed in a more consumer-focused style. Customers would enter the retail space while employees find any needed product from the warehouse area (which would not be open to customers).
Operations
The proposed O’Reilly Auto Parts expansion will primarily be established for its warehouse use and the ability to deliver to local repair shops. The existing retail store component is of secondary importance. With this proposed expansion, the use would have 35 - 40 employees in total, with two shifts of approximately 20 employees.
Deliveries and Usage
O’Reilly will use small vehicles for deliveries, with an emphasis on those deliveries rather than in-store pickup. These small delivery vehicles include Chevy Colorado’s which are 17’-9” x 6’-6” in size, Nissan NV2000s which are 15’-6” x 5’-8” in size, or similar. Only these small vehicles will utilize the existing overhead receiving doors that are proposed to be located within both the existing O’Reilly warehouse area, and the proposed expansion area. No vehicles will be parked in the road, no semi-trucks or large vehicles will use this existing overhead door, and vehicles will not block the sidewalk (signage to be installed directing drivers pull into the space; this requirement is included as a Condition of Approval). Large trucks will deliver to the building nightly using the west side parking area and utilize the existing receiving raised loading dock that is located at the expansion side. The facility is accessible to the public, but retail customers are expected to be fewer than other O’Reilly Auto Parts stores - about ten to 20 per day.
Site Layout
While this site layout differs from an optimized design from a ground-up store, O’Reilly Auto Parts intends to utilize the space available to the greatest extent possible with no delivery or other vehicles being compromised. The parking configuration will allow for consumer vehicles, delivery vehicles, large freight trucks, trash trucks, and fire apparatus all to access the building safely. Victory Avenue would be used only for maneuvering the large trucks onto the site by backing in. This function would occur during off-hours primarily, minimizing any traffic impacts. An on-street loading zone is not requested now and will not be requested in the future. Public vehicles have room to turn around at the end of the parking row then use the angled parking. Regarding the doors that face South Linden Avenue, the existing egress door will be maintained for emergency pedestrian exit using the sidewalk extension. The existing overhead loading door will be utilized for local deliveries with small vehicles, as mentioned above.
ZONING CONSISTENCY ANALYSIS
Proposed Use
The project site is located in the T3 Makers Lindenville (T3ML) Zoning District. Per South San Francisco Municipal Code (SSFMC) Table 20.135.060.B.1 new warehouse storage uses are not permitted; however, the proposed project is an expansion of an existing legal non-conforming use into an existing vacant commercial warehouse space and it is not a change of use. The Use Permit Modification also formalizes the proposed expanded warehouse space as a legally established use.
Parking Requirements
Since the original CUP approval in 2021, the City’s zoning code was revised so that many land uses shall provide no more than the number of on-site parking spaces in Table 20.330.004. In other words, there are no required parking minimums for the retail space which is proposed to remain. Similarly, there are no required minimum parking spaces for the existing or proposed expanded warehouse areas. The existing eight parking spaces and one ADA parking space are to remain. Seven new parking spaces are proposed inside the building for parking for the delivery vehicles. The proposed expanded uses will not increase the parking intensity of the use, but rather will allow additional space for maintaining stock for customers. The existing parking configuration is consistent with the originally approved CUP.
Circulation
As mentioned above, the project was previously approved with conditions that allowed a reduction in the minimum suggested drive aisle width for the existing parking lot at the rear of the site. Specifically, the City’s zoning code (Figure 20.330.010E.1.) illustrates that 45-degree angled parking spaces require a minimum drive aisle of 13 feet. While the project meets this condition, it represents a one‐direction drive aisle with vehicles entering and exiting from two different ends. The existing site conditions instead requires two way traffic with one entrance/exit on Victory Avenue. Best practices recommend a minimum 25‐foot width drive aisle to allow for two-way traffic to maneuver. Due to the physical constraints of site, all vehicles entering and exiting the parking lot would be through the existing 15-foot-wide driveway. The following circulation plan was implemented in 2021 and will continue to be implemented as conditioned with the proposed project:
1) Vehicles would enter the parking lot and proceed to the north end of the lot
2) There is a proposed area at the end of the parking lot where vehicles would have space to facilitate turning around for the correct approach to the parking stalls.
3) Vehicles would park “front-in” and “reverse-out” when leaving the site
4) Oncoming vehicles and existing vehicles would need to be managed by O’Reilly Staff and appropriate signage and mirrors would be installed to aid visibility maneuverability on the parking lot.
5) O’Reilly Auto Parts shall provide and maintain signage to direct customers, employees and visitors to parking areas to provide direction for the parking turnaround area in the parking lot.
Additionally, the City’s zoning code section 20.330.009E. Driveways for Ingress and Egress and Maneuvering Area allows the standards for ingress and egress and maneuvering areas to be modified upon a finding by the Chief Planner and City Engineer that sufficient space is provided so that truck-maneuvering areas will not interfere with traffic and pedestrian circulation. Based on the turning templates provided by the applicant and incorporated into the plans, the project specific conditions of approval 1-4 above, and the history of the circulation and operations at project site the site since the CUP was approved in 2021, staff finds that sufficient space is provided so that truck maneuvering areas will not interfere with traffic and pedestrian circulation.
GENERAL PLAN CONSISTENCY ANALYSIS
The project site is located in the Lindenville sub-area of the City’s General Plan which is located in the central southern portion of the City, adjacent to the Downtown sub-area. The land use vision for Lindenville lays out strategies for the gradual, strategic transformation of Lindenville from an area of primarily industrial uses to one of many identities including: industrial, office employment, mixed use and a center for arts and creativity.
The project site is located in the South Linden Arts and Makers District in the City’s Lindenville Specific Plan. This District spans South Linden Avenue from its intersection with Shaw Road to Colma Creek. This District is comprised of a variety of uses to promote arts and cultural identity, including live-work housing, studios, makers spaces, and commercial uses, while the south portion introduces arts and makers uses into its existing industrial character.
The proposed project is consistent with the City’s General Plan, and Lindenville Specific Plan in that it allows an existing legally established warehouse use to expand into an existing vacant underutilized commercial warehouse space.
ENVIRONMENTAL REVIEW
The proposed project has been determined to be categorically exempt under the provisions of the California Environmental Quality Act (CEQA), Class 1, Section 15301, Existing Facilities because the project consists of interior modifications to an existing commercial building to allow for a warehouse use.
CONCLUSION
The project, as conditioned, is compliant with the City’s Municipal Code, General Plan, Zoning Use and Development Standards, and is consistent with the originally approved Conditional Use Permit. Therefore, staff recommends that the Planning Commission make findings and approve Project P20-0036, including Conditional Use Permit modification (UPM24-0001) subject to the attached Findings and Conditions of Approval, and determine that the Project is categorically exempt under the provisions of the California Environmental Quality Act (CEQA), Class 1, Section 15301, Existing Facilities.
Attachments:
A. Findings and Conditions of Approval
B. Project Plans
C. Applicant’s Written Narrative