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Report regarding consideration of a Minor Use Permit to allow handicraft/custom manufacturing and clean technology uses at 619 Airport Boulevard and 111 Pine Avenue in the T3 Corridor (T3C) 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 (MUP23-0005) based on the attached Draft Findings and subject to the attached Draft Conditions of Approval.
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BACKGROUND/DISCUSSION
The applicant, Mytra, submitted an application for a Minor Use Permit (MUP) to operate their business, which includes office, engineering, light mechanical assembly, and product testing at 619 Airport Boulevard on November 20, 2023. During review of the application, it was discovered that Mytra was currently operating at the project site’s other suite, 111 Pine Avenue, and the application was updated to include both locations. Additionally, the application has also been updated, per the property owner’s request, to include clean technology as an additional potential use at the project site.
Site Overview
The project site is located at 619 Airport Boulevard and 111 Pine Avenue and consists of two parcels. APN 012-176-010 is a corner and through-lot with frontages on Airport Boulevard and Cypress and Pine Avenues. There is an existing 13,249 square foot, one-story building with two suites on this parcel. 619 Airport Boulevard is currently vacant but was most recently occupied by an automobile/vehicle service and repair use; 111 Pine Avenue is existing office space for Mytra. APN 012-176-020 is a through lot with frontages on Airport Boulevard and Cypress Avenue and contains an existing surface parking lot for the existing building, with entry access off Airport Boulevard and an egress driveway onto Cypress Avenue at the rear. The existing parking lot is not currently striped. The project site is surrounded by an existing hotel to the north, residential buildings to the west, commercial uses to the south, and U.S. Highway 101 (US 101) to the east.
Project Overview
Mytra is requesting an MUP to operate a handicraft/custom manufacturing use in both suites at the project site. Mytra is a technology start-up, developing automation, advanced robotics, and software for material flow in warehouses, distribution centers, and factories. The company consists of approximately 50 employees, and operating hours will be Monday through Friday, 8 a.m. to 5 p.m., with delivery hours between 9 a.m. and 5 p.m. Daily operations will include software and hardware engineering, small electronics wiring and soldering, and general assembly of robots, primarily within the space at 619 Airport Boulevard. 111 Pine Avenue will continue to operate as office space for Mytra with some minor manufacturing and assembly tasks. Minor exterior improvements are proposed, including repainting of a portion of the building, striping of the parking lot to meet required zoning requirements, and installation of new fencing and gates for the parking area. No interior work is proposed at this time.
In addition to the handicraft/custom manufacturing use requested by Mytra, the property owners have also requested that this MUP include the potential for operation of clean technology use by future tenants.
ZONING CONSISTENCY
Proposed Use
The project site is located within the T3 Corridor (T3C) Zoning District. Per South San Francisco Municipal Code (SSFMC) Table 20.135.060.B.1 (Uses in the Transect Zoning Districts), handicraft/custom manufacturing and clean technology are permitted with the approval of an 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. Clean technology is defined as a facility for research and the design, development, and testing of technology that uses less material and/or energy, generates less waste, and causes less environmental damage than alternatives.
Staff supports Mytra’s proposal to operate a handicraft/custom manufacturing use at the project site. Mytra is a technology start-up, developing automation, advanced robotics, and software for material flow in warehouses, distribution centers, and factories. Daily operations include software and hardware engineering, small electronics wiring and soldering, and general assembly of robots, and will not generate excessive nuisances. The proposed use complies with the applicable provisions of the T3C 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.
Additionally, staff supports the potential for a future clean technology use at the project site, as this use also complies with the applicable provisions of the T3C 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. Any future proposed clean technology use at the project site will be required to submit a new business license application, during which time staff can review the proposed use and confirm that it complies with all requirements of the approved Minor Use Permit. A Condition of Approval has been included requiring documentation showing how the proposed business meets the use classification definition for either handicraft/custom manufacturing or clean technology during the business license process.
Parking Requirements
The project site is located within a Transit Station Area, as the site is located within a half-mile of the South San Francisco Caltrain Station and 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, as part of the project, the existing surface parking lot on the site will be striped in accordance with SSFMC Section 20.330.010 (Parking Area Design and Development Standards). There will be a total of five parallel parking spaces with a one-way gated drive aisle, with ingress access off Airport Boulevard and egress onto Cypress Avenue.
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.
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 buildings. The proposal includes only minor exterior improvements, including repainting of a portion of the building, restriping of the parking lot to meet required zoning requirements, and installation of new fencing and gates for the parking area. No interior work is proposed at this time.
CONCLUSION
The proposed uses are conditionally permitted and comply with the applicable provisions of the City’s Municipal Code, General Plan, and Zoning Development Standards. Additionally, the proposed uses are 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 (MUP23-0005) to allow the operation of a handicraft/custom manufacturing and/or clean technology use at 619 Airport Boulevard and 111 Pine Avenue, based on the attached draft Findings and draft Conditions of Approval.
Attachments:
1. Draft Findings
2. Draft Conditions of Approval
3. Project Plans