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Consideration of an application and related CEQA determination thereof for a project by PayMore Stores for a Conditional Use Permit to allow a Second Hand electronics reseller to operate in an existing 1,100 square foot vacant commercial tenant space located at 951 El Camino Real in the Fairway Plaza shopping center in the Transect 5 Corridor Zoning District (T5C).
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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), per CEQA Guidelines Class 1, Section 15301, as an Existing Facilities exemption; and
2. Approve the Conditional Use Permit (UP24-0002) subject to the attached Findings and Conditions of Approval.
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PROJECT DESCRIPTION
Site Overview
The project site is located at 951 El Camino Real in the Fairway Plaza shopping center near the corner of Westborough/Chestnut and El Camino Real in the Transect 5 Corridor (T5C) Zoning District. The applicant for PayMore Stores proposes to occupy an approximately 1,100 square foot vacant tenant space within an existing shopping center which is known as Fairway Plaza.
The Fairway Plaza is an existing shopping center made up of three parcels and three existing pad commercial buildings: Building A, Building B, and Building C. Building A and Building B are occupied multi-tenant buildings. A local applicant and representative for PayMore Stores has applied to occupy an existing vacant commercial tenant space in Building B. Building C is a single anchor tenant building currently occupied by the Bank of America. The Bank of America offers ATM, walk in, and drive-through services. In total, nine tenants occupy the Fairway Plaza and approximately 100 surface parking spaces are provided on-site. A high density residential multi-family development is located behind the commercial center.
Proposal
PayMore Stores is a franchise that will be locally operated by the applicant. PayMore Stores obtains and repurposes old and broken electronics and re-circulates them back into the marketplace, reducing eWaste footprint. The PayMore Stores business model incentivizes customers to trade in their old electronics by offering them cash or store credit, and ensuring data safety, while offering customers exceptional prices on gently used repurposed electronics with warranties. Their goal is to provide a safe, well-lit walk-in store that protects their customers from in-person and online fraud that can occur while selling and buying electronics.
PayMore Stores aims to provides a secure environment, along with an industry-leading warranty and protection against faulty devices. This eliminates the risks associated with meeting strangers for trades or being scammed online. PayMore Stores aim to provide a trustworthy alternative to potentially dangerous and fraudulent transactions.
Staffing
Three full-time employees and two part-time employees are anticipated for a total of five employees. The roles and responsibilities of these employes are anticipated to include a front house salesperson and purchaser, inventory management, and a store manager.
Purchasing Inventory
Paymore purchases used electronics from sellers via in-person transactions only: All of the business inventory will be purchased through in store transactions. Customers can bring in electronics to sell or trade in. Items are evaluated by trained staff on-site. Offers are made based on the condition and market value of the items. Customers can either accept payment or store credit.
Sales Operations
A subset of the store’s premium inventory will be displayed in the front of the store. Customers can browse and interact with the staff to directly purchase electronics from the store.
A majority of the store’s sales will occur via online transactions. Customers can use the Paymore website to browse available inventory, make purchases, and arrange for shipping or in-store pickup online. This is a shared platform for all stores, and which is managed by the franchisor.
Majority of sales will be facilitated online through eBay.com. Customers can also purchase products via eBay.com. For eBay purchases, all items will be packaged in the back of the house and shipped out through a contracted shipping provider, there will be no in-person pickup through this channel.
Deliveries
Paymore does not anticipate regular deliveries for store inventory, as all inventory is purchased from customers in-person. Other deliveries for store/operational supplies may happen on a weekly basis. Twice daily outgoing shipments for online sales are anticipated. PayMore will contract a shipping provider to pick up once in the morning between 10 a.m. - noon, and 4-6 p.m.
Proposed business hours of operation are:
Monday to Friday: 10:00 AM to 6:00 PM
Saturday: 10:00 AM to 4:00 PM
Sunday: 10:00 AM to 4:00 PM
ZONING CONSISTENCY ANALYSIS
Proposed Use
The project site is located in the Transect 5 Corridor (T5C) Zoning District. Per the South San Francisco Municipal Code (SSFMC) Table 20.135.060.B.1 Second Hand Stores are permitted with a conditional use permit granted by the Planning Commission. South San Francisco Municipal Code Section 20.620.040 defines a second hand store as a type of retail sales:
Second Hand Store: A retail establishment that buys and sells used products that may include clothing, furniture and household goods, jewelry, household appliances, musical instruments, business machines and office equipment, hand tools, and similar items. This use does not include bookstores, antique stores (see Retail, General Sales), junk dealers, scrap/dismantling yards, sale of used cars or other vehicles (see Automobile/Vehicle Sales and Leasing), or pawn shops (see Pawnbroker).
The proposed retail establishment qualifies as a second hand store based on this definition. A Conditional Use Permit is required for a second hand store to limit dumping of goods, which can occur with this type of use. Conditions of approval are included to require the applicant to clean-up any dumped goods (if this were to occur) and to prohibit a receptacle for collecting goods.
Development Standards
The proposed project does not include any exterior changes or alterations to the existing Fairway Plaza, tenant space or facade. The proposed project involves interior tenant improvements only. Therefore, the project is compliant with the City’s development standards.
Signage is not included in this application; all future sign permits will be reviewed separately for compliance with the City’s sign code provisions.
GENERAL PLAN CONSISTENCY ANALYSIS
The project site is located in the El Camino Real sub-area which is the central corridor in South San Francisco. It has a mix of land uses, though retail is the most common use. The project site is designed as Medium Density Mixed-Use in the City’s General Plan. The land use vision for the El Camino Real includes a dynamic boulevard that is a safe and healthy please for transit riders, pedestrians, and cyclists, with a diverse mix of commercial and residential and open space uses. The proposed project is consistent with the City’s General Plan goals and policies noted below in that, it is a new, small, locally operated and emerging business opportunity that revitalizes an existing commercial space in a location that provides convenient access to goods and services.
Goal LU-7: A diverse economy and range of businesses by maintaining, beautifying, and expanding spaces for neighborhood commercial, including retail, restaurants, and small offices.
Intent: To nurture and provide opportunity for businesses to succeed in South San Francisco.
• Policy LU-7.1: Promote complete neighborhoods.
Promote new commercial uses and revitalize existing commercial areas in locations that provide convenient access to a range of goods and services.
Policy LU-7.7: Affordable spaces for emerging businesses.
Support affordable and flexible commercial and industrial building space for new and emerging businesses.
Policy SA-13.1: Support small locally-owned businesses.
Continue to provide assistance to support small locally-owned businesses in the El Camino Real corridor.
Action SA-13.1.1: Business support for El Camino Real businesses
Develop a mechanism to support building upkeep and maintenance, signage, and façade improvements for El Camino Real businesses.
ENVIRONMENTAL REVIEW
The proposed project has been evaluated 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 only to an existing commercial tenant space located in an existing commercial building to allow for a second hand electronics store. There is negligible or no expansion of existing or former use as the facilities would remain commercial retail purposes.
CONCLUSION
The project is compliant with the City’s Municipal Code, General Plan, Zoning Use and Development Standards, and includes Conditions of Approval to ensure that a second-hand store is an appropriate use at this location. Therefore, staff recommends that the Planning Commission make findings, determine that the Project is categorically exempt under the provisions of the California Environmental Quality Act (CEQA), Class 1, Section 15301, Existing Facilities, and approve Project P24-0092, including Conditional Use Permit (UP24-0002) subject to the attached Findings and Conditions of Approval.
Attachments:
A. Draft Findings and Conditions of Approval
B. Project Plans
C. Applicant’s Written Narrative
D. PayMore Business Overview