Title
Report regarding consideration of a Minor Use Permit to allow a Clean Technology use at 111 South Maple Avenue in the T5 Lindenville (T5L) Zoning District in accordance with Title 20 of the South San Francisco Municipal Code and determination that the project is categorically exempt from CEQA. (Megan Wooley-Ousdahl, Principal Planner)
label
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 provisions of CEQA, Class 1, Section 15301: Existing Facilities.
2. Approve the Minor Use Permit (MUP24-0001; P24-0072) based on the attached Findings and subject to the attached Conditions of Approval.
Body
BACKGROUND/DISCUSSION
In June 2024, the applicant, Ebb Carbon, Inc., submitted an application for a Minor Use Permit to allow a Clean Technology use at 111 South Maple Avenue. Ebb Carbon is a research and development company conducting research related to carbon sequestration. Their research and activities support developing a technology that can permanently remove carbon dioxide from the atmosphere at a relevant scale. The majority of employees are working in a lab, building and testing small-scale prototypes to evaluate different aspects of their technology.
This use is classified as “Clean Technology” which falls under the Industrial / R&D use category. Per South San Francisco Municipal Code (SSFMC) Section 20.620.050, Clean Technology is defined as:
A facility for technical 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 the alternatives.
This use is permitted with a Minor Use Permit in the T5 Lindenville (T5L) Zoning District, in which this site is located, per SSFMC Section 20.135.060.
Project Overview
For the Minor Use Permit Application, Ebb Carbon has submitted a Plan Set (Attachment 3), Business Description (Attachment 4), and Transportation Study (Attachment 5). Following is a brief discussion of the application.
Operating Plan. With this application, Ebb Carbon is opening a new headquarters in South San Francisco at 111 South Maple Avenue, located in the T5 Lindenville (T5L) Zoning District. Ebb Carbon currently has 28 employees, with 23 working on-site and five working remotely. Ebb Carbon’s operating hours are 8:00AM to 6:00PM, and they do not have shifts that operate overnight.
Office and Research & Development Space. The existing building at 111 South Maple Avenue has 4,280 square feet of office space and 22,988 square feet of research and development space (total 27,268 square feet) on a 54,600 square foot lot. Within the office space, Ebb Carbon has a lobby, conference room, office areas, a lunchroom, and restrooms. Within the research and development space, Ebb Carbon has two R&D labs, a chemical lab, an electronics lab, and a fabrication shop. Indoor space is also dedicated to storage and long-term bicycle parking; this storage space is anticipated for future expansion.
Transportation Demand Management. Ebb Carbon contracted with Kittleson & Associates, Inc., a transportation consulting firm, to prepare a transportation study (see Attachment 5). Kittleson calculated the average daily trips to the site based on the number of employees that work on-site (23 employees). Working on the conservative assumption that the 23 employees drive, this results in a trip generation of 78 trips per day.
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. However, Tier 0 projects require a site plan review to understand the project’s circulation patterns and connections to off-site transportation routes. The transportation study prepared by Kittleson provides a site access and circulation assessment and does not identity any barriers for pedestrian, bicyclist, or vehicular access.
Vehicle and Bicycle Parking. Per SSFMC Section 20.330.004: Required Parking Spaces, the maximum on-site parking requirement for Clean Technology is one space per 2,000 sq. ft. of use area plus one space per 300 sq. ft. of office area plus one truck parking space for each delivery vehicle on-site during the peak time. Therefore, 26 vehicle spaces are required.
Per SSFMC Section 20.330.007.B.1: Long-Term Bicycle Parking <https://ecode360.com/43451890>, long-term bicycle parking must be provided in an amount equivalent to five percent of required vehicle spaces. Therefore, at least one long-term bicycle parking space must be provided, and the space must meet the standards detailed in Section 20.330.007.B.2 <https://ecode360.com/43451890> for location, covered spaces, and security.
Per SSFMC Section 20.330.007.1: Short-Term Bicycle Parking <https://ecode360.com/43451890>, short-term bicycle parking is not required for this project.
See Table 1 for details about the parking requirements, the spaces provided on-site, and whether the project meets the requirements.
Table 1. Vehicle and Bicycle Parking Requirements and Provisions
|
Requirement |
Spaces Provided |
Does this meet the requirement? |
|
26 Vehicle spaces |
34 Vehicle spaces* |
|
|
1 Long-term bicycle space |
1+ Long-term bicycle spaces |
|
|
0 Short-term bicycle spaces |
1+ Short-term bicycle spaces |
|
*This project is allowed to exceed the maximum number of vehicle parking spaces, as defined in SSFMC Section 20.330.004: Required Parking Spaces, since these are existing spaces.
Deliveries. Ebb Carbon receives deliveries of seawater approximately two to three times a year via small trucks. Approximately three times a year, semi-trucks will pick up their systems; however, this is not anticipated to be a recurring event. Ebb Carbon also receives regular deliveries from carriers such as FedEx and UPS. Since the site provides additional parking over the maximum required, these deliveries are anticipated to have a minimal effect on parking or pedestrian, bicycle, and vehicular circulation.
ZONING CONSISTENCY
The project is located within the T5 Lindenville (T5L) Zoning District which requires a Minor Use Permit for Clean Technology use, per SSFMC Section 20.135.060.
Staff has reviewed the application for the MUP and has determined that it is consistent with the required findings:
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 Clean Technology use at 111 South Maple Avenue complies with applicable standards and requirements of South San Francisco Municipal Code Title 20: Zoning, in that the proposed project meets use, location, transportation access, and parking requirements.
2. The proposed use is consistent with the General Plan and any applicable specific plan;
The proposed Clean Technology use is consistent with the General Plan and the Lindenville Specific Plan. The proposed use specifically aligns with the following General Plan policy:
• Land Use (LU) Policy-5.4. Zone to attract emerging technology businesses: Allow and attract innovative and emerging technology businesses to South San Francisco through flexible use and zoning requirements.
The proposed use also aligns with the following vision and goal for the Lindenville area for job opportunities and a creative economy, as envisioned in the Lindenville Specific Plan:
• Vision: Lindenville is a vibrant and inclusive neighborhood that maintains a base of job opportunities, promotes the creative economy, and creates a new residential neighborhood where all people can thrive.
• Goal LU-5: A limited amount of office, technology, and research & development (R&D) uses create employment opportunities in Lindenville.
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 Clean Technology 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 indoors in office space and laboratory space that is regulated by State and Federal agencies; the Transportation Study, dated September 12, 2024, determined that the proposed project will not create transportation impacts to surrounding properties, and presents no pedestrian, bicycle, or vehicular access issues; and the proposed project will not cause a significant impact on the environment.
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;
The proposed Clean Technology use complies with design and development standards applicable to the T5 Lindenville (T5L) Zoning District.
<https://ecode360.com/43454336>
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 design, location, size, and operating characteristics of the proposed Clean Technology use is compatible with the existing and reasonably foreseeable future land uses in the vicinity because the proposed Clean Technology use is anticipated to create minimal, if any, impacts to the surrounding properties and aligns with the goals in the General Plan and Lindenville Specific Plan for the future of this area.
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, including access, utilities, and the absence of physical constraints because the proposed Clean Technology use is occupying an existing building, and the site provides adequate site access and circulation for employees and delivery trucks, per the Transportation Study dated September 12, 2024.
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).
DESIGN REVIEW
This project does not require design review.
ENVIRONMENTAL REVIEW
The proposed Clean Technology use and required Minor Use Permit is categorically exempt from CEQA, per the provisions of CEQA Guidelines Class 1, Section 15301: Existing Facilities, as this is proposed in an existing facility.
CONCLUSION
Ebb Carbon, Inc.’s work focuses on research on carbon sequestration. This use is classified as “Clean Technology,” and this use is consistent with the SSFMC Zoning Regulations for the T5 Lindenville (T5L) Zoning District, the Lindenville Specific Plan, and the General Plan.
Staff recommends that the Zoning Administrator determine that the project is categorically exempt from CEQA and approve the Minor Use Permit (MUP24-0001; P24-0072) to allow the proposed Clean Technology use at 111 South Maple Avenue in the T5 Lindenville (T5L) Zoning District.
Attachments
1. Findings of Approval
2. Conditions of Approval
3. Plan Set, submitted November 14, 2024
4. Business Description, dated June 21, 2024
5. Transportation Study, dated September 12, 2024