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Report regarding consideration of a Conditional Use Permit to operate a charter bus facility at 141 South Maple Avenue in the T5 Lindenville (T5L) Zoning District in accordance with Title 20 of the South San Francisco Municipal Code (SSFMC), and determination that the project is categorically exempt from CEQA. (Stephanie Skangos, Senior Planner)
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RECOMMENDATION
Recommendation
Staff recommends that the Planning Commission conduct a public hearing and take the following actions:
1. Make a determination that the Project is categorically exempt under the provisions of the California Environmental Quality Act (CEQA), Class 1, Section 15301, Existing Facilities, and Class 4, Section 15304, Minor Alterations to Land; and
2. Approve the Conditional Use Permit for Planning Project P21-0120, UP21-0014, based on the attached Findings and subject to the Conditions of Approval.
MOTIONS FOR THE COMMISSION TO ADOPT STAFF RECOMMENDATION:
(1) Make a determination that the project is categorically exempt under CEQA; and
(2) Approve the Use Permit entitlement subject to the Conditions of Approval.
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BACKGROUND/DISCUSSION
In August 2021, the applicant submitted a Business License Application for a new charter bus company, A Perfect Express, Inc., at 141 S Maple Avenue. The Planning Division advised the applicant that a Use Permit was required for a fleet-based use at the proposed site, and the applicant submitted an application to operate the charter bus facility was to the Planning Division.
At the time of application submittal, the project site was located within the Mixed Industrial (MI) Zoning District, and a light fleet-based use was permitted subject to the approval of a Conditional Use Permit (CUP). The City adopted a new General Plan and Zoning Code in October 2022. The new Zoning Code included a rezoning of the project site to a new zoning district, the T4 Maker (T4M) District. In this district, fleet-based services remained permitted with approval of a Use Permit. In September 2023, the City adopted the new Lindenville Specific Plan, and the project site was rezoned to the new T5 Lindenville (T5L) District due to its location within the Lindenville Specific Plan area. Fleet-based services are not an allowed use in the T5L District; however, due to the project site’s history, original application date of 2021, and existing surrounding uses that are similar to the proposed use, staff supports the application for a CUP to allow a fleet-based use.
Site Overview
The project site is located at 141 South Maple Avenue. There is an existing one-story industrial building with a front office and three warehousing areas on the site. An existing area within the interior of the lot is used as a surface parking lot and is accessed via an unpermitted electric-powered gate along a driveway off South Maple Avenue. An additional surface area along the South Maple Avenue frontage is currently used for parking. Neither area is completely paved nor currently striped per parking requirements of South San Francisco Municipal Code (SSFMC) Section 20.330.010 (Parking Area Design and Development Standards). The project site is surrounded by existing commercial and industrial uses.
Proposal
The applicant is requesting a Use Permit to relocate their charter bus facility, A Perfect Express, Inc., from San Francisco to the project site. A Perfect Express, Inc. will solely use the site for bus and driver parking. The company operates 12 light fleet buses and has a total of 12 full-time drivers with regular driving routes and route hours that vary from Monday through Friday, 7 a.m. to 10 p.m., and Saturday and Sunday, 7 a.m. to 8 p.m. Drivers will only be on-site to pick up and return their vehicles. The existing building will not be used for the business.
The applicant is proposing to pave the existing surface area and install 13 bus parking spaces and 14 employee parking spaces in this area. The existing electric-powered gate leading to this area will be removed. Three additional employee parking spaces will be installed directly adjacent to existing second curb cut on South Maple Avenue and located in front of the existing building. As part of the parking lot reconstruction, the applicant will also install new landscaping and lighting.
ZONING CONSISTENCY
Proposed Use
The project site is located within the T5 Lindenville (T5L) Zoning District. Per South San Francisco Municipal Code (SSFMC) Table 20.135.060.B.1 (Uses in the Transect Zoning Districts), fleet-based services are not a permitted use. However, as discussed above, due to the project site’s history, original application date of 2021, and existing surrounding uses that are similar to the proposed use, the request and application for a Use Permit to allow a fleet-based use at this location is being supported.
The City’s Zoning Ordinance also outlines specific standards and requirements for fleet-based services. These standards are listed in SSFMC Section 20.350.019 (Fleet-Based Services) and include requirements for a Parking Management and Monitoring Study to confirm that adequate parking and circulation for the use is provided. Additionally, per this section, all fleet-based services are also subject to requirements outlined in SSFMC Section 20.350.008 (Automobile/Vehicle Sales and Leasing). These standards include specific requirements for landscaping and lighting, which are discussed below.
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 California Assembly Bill (AB) 2097, no off-street parking is required for any use located within a Transit Station Area. Therefore, the proposed use does not technically required parking. However, due to the nature of the proposed use as an automotive use, and per zoning requirements specific to the proposed use, as discussed above, a Parking Management and Monitoring Study is required to confirm that adequate parking and circulation are provided.
The applicant has provided a proposed parking plan, as well as a project narrative and bus and driver schedule that addresses the requirements of the Parking Management and Monitoring Study. The applicant is proposing to pave the existing surface area and install 13 bus parking spaces and 14 employee parking spaces in this area, with an additional three employee parking spaces at the front of the lot. The new employee stalls will be striped in accordance with SSFMC Section 20.330.010 (Parking Area Design and Development Standards). The new bus parking stalls will be sized appropriately for the company’s bus type. The proposed bus and vehicle stalls more than adequately accommodate the company’s fleet of 12 buses and 12 full-time drivers. Additionally, the applicant has included an analysis on vehicle and bus turning radii as part of their proposed parking plan to confirm that the proposed parking layout and stall sizes are adequate for their needs. All documents are attached to this staff report (Attachments 2, 3, and 4).
Landscaping Requirements
As mentioned above, per SSFMC Section 20.350.019 (Fleet-Based Services), fleet-based uses are also subject to additional requirements outlined in SSFMC Section 20.350.008 (Automobile/Vehicle Sales and Leasing). These include landscaping requirements. At least 10% of the project site is required to be landscaped, with certain minimum dimensions for landscaping planters along the front and interior property lines. Because the project site is currently developed, there are no changes proposed to the existing building, and the existing surface area is currently utilized as a parking lot, there is some flexibility in application of the landscaping requirements.
The applicant is proposing new landscaping that totals approximately 9.4% of the project site. Landscaping is included along the entirety of the front property line, except at the existing curb cut locations that provide access to the front three employee parking stalls and the repaved parking area. Additionally, landscaping planters are provided along a portion of the interior side and rear property lines in areas that will not interfere with the parking lot circulation. The proposed landscaping includes low-water use plant species, and an irrigation plan has been provided in accordance with SSFMC Section 20.300.008 (Landscaping). Conditions of Approval have been included in Attachment 1 to this staff report to ensure that the proposed landscaping is installed as proposed and will be permanently maintained in compliance with the City’s landscaping requirements.
Lighting Requirements
In addition to landscaping requirements, SSFMC Section 20.350.008 also includes lighting standards for fleet-based services. All exterior light sources shall be energy efficient, stationary, and shielded or recessed to ensure that all light is directed away from adjacent properties and public rights-of-way. Additionally, proposed lighting shall also comply with SSFMC Section 20.300.009 (Lighting and Illumination).
The applicant has included proposed exterior lighting within the repaved parking area. Conditions of Approval have been included in Attachment 1 to this staff report to ensure that the proposed lighting complies with all applicable lighting requirements.
GENERAL PLAN CONSISTENCY
The proposed project is consistent with the City’s General Plan, which designates the site as Industrial Transition Zone. This land use designation is intended as a transition between a mixed-use area and high industrial area with a mix of residential and industrial uses.
ENVIRONMENTAL REVIEW
The proposed project has been determined to be categorically exempt under the provisions of CEQA, Class 1, Section 15301, Existing Facilities, and Class 4, Section 15304, Minor Alterations to Land. The project site is an existing developed property surrounded by existing commercial and industrial buildings. The proposal includes only minor exterior improvements, including repaving of the surface parking lot, striping of bus and vehicle parking stalls, and the installation of new landscaping. No work is proposed for the existing building at this time.
CONCLUSION
The proposed use is compatible with the surrounding uses and will not have an adverse effect to the public health, safety, or general welfare of the community. Specific standards and requirements for fleet-based services have been met and are incorporated into the project. The proposed project will improve the functionality and appearance of the site, through improvements to the parking areas and landscaping. For these reasons, staff recommends that the Planning Commission take the following actions:
1. Make a determination that the Project is categorically exempt under the provisions of the California Environmental Quality Act (CEQA), Class 1, Section 15301, Existing Facilities, and Class 4, Section 15304, Minor Alterations to Land; and
2. Approve the Conditional Use Permit for Planning Project P21-0120, UP21-0014, based on the attached Findings and subject to the Conditions of Approval.
Attachments
1. Findings and Conditions of Approval
2. Project Plans
3. Project Description and Operational Statement
4. A Perfect Express, Inc. Bus Schedule