Title
Report regarding consideration of a Minor Use Permit to allow a tire repair shop at 152 Utah Avenue in the T6 Urban Core (T6UC) Zoning District in accordance with Title 20 of the South San Francisco Municipal Code (SSFMC) and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA), per Class 1, Section 15301. (Victoria Kim, Senior Planner)
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MOTION TO ADOPT STAFF RECOMMENDATIONS
1. Move to determine the project is exempt from CEQA.
2. Move to approve the planning entitlements subject to the attached Findings and Conditions of Approval.
RECOMMENDATION
Recommendation
Staff recommends that the Zoning Administrator conduct a public hearing and take the following action:
1. Determine that the Project is categorically exempt under the provision of CEQA, Class 1, Section 15301, Existing Facilities.
2. Approve the entitlements request for Projects P24-0106 and MUP25-0003, subject to the attached Findings and Conditions of Approval.
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BACKGROUND/DISCUSSION
Planning Division received a Minor Use Permit application for a minor automobile/vehicle service and repair use (Acevedo’s Tire Repair Shop) in November 2024. The project site was previously used as an indoor soccer facility and is proposed to change to a tire repair shop without any exterior modifications.
Site Overview
The subject site is located at 152 Utah Avenue and is approximately 41,665 square feet (0.96 acre) in area. There is an existing single-story building with 36 surface parking spaces along the south and east property lines. The building on the site is 15,118 square feet and approximately 32 feet in height. The project space is 10,277 square feet, consisting of an 8,452-square-foot tire service area, a 1,032-square-foot storage area, and 793-square-foot retail space. The adjoining tenant space to the north within the existing building is a warehouse use and would not be a part of the project. The main vehicle access to the project site is from Utah Avenue adjacent to the north of the property.
Proposed Project
The project consists of a change in use from an indoor soccer facility to a tire repair shop in the existing building (Ref. Attachment 3). There would be demolition of interior walls and installation of vehicle servicing equipment inside. The existing parking layout and landscape areas would remain the same. An identifying sign for the project would be required, and a sign application would be required under a separate permit (Ref. Attachment 1).
ZONING CONSISTENCY
Proposed Use
The project property is designated as T6 Urban Core (T6UC) Zoning District, pursuant to South San Francisco Municipal Code (SSFMC) Section 20.135.020. The T6UC Zoning District is the highest intensity zone, and the district is intended for a transit-oriented vertical mix of uses next to transit corridors, publicly accessible open spaces, and new rights-of-way. The proposed tire repair shop is considered under the minor automobile/vehicle service and repair use category in the T6UC Zoning District, which is permitted with Minor Use Permit approval.
Parking
The existing surface parking area would continue to be maintained for the project’s parking lot. A minor automobile/vehicle service and repair use is required to provide one parking space plus four parking spaces per service bay, one parking space per 300 square feet for retail space, and one parking space per 2,000 square feet for indoor storage space, pursuant to SSFMC Section 20.330.004 (Required Parking Spaces). Therefore, the existing 36 parking spaces are sufficient to support the proposed tire repair shop and the existing tenant space next door (see Table 1 below).
Table1. Project’s Parking Space Calculation
OPERATION PLAN
The tire repair shop would sell tires and provide tire services including tire inspections, flat repairs, tire rotations and installation. The project would operate between 9:00 am to 5:00 pm, Monday through Friday and 9:00 am to 4:00 pm on Saturday. Two employees would be on-site Monday to Friday and two employees would be on-site on Saturday. All clients would drive and drop-off vehicles on site and wait in the common area. Once the tire services are done, the customers pick up their vehicles and leave the site.
GENERAL PLAN CONSISTENCY
The General Plan Land Use designation for the project site is East of 101 Mixed Use which is defined and intended for a well-connected innovative district with diverse mix developments of residential and commercial uses to create neighborhoods for living, working, and recreation. The tire repair shop is within an existing industrial building, consistent with the intent of the General Plan to create a local employment opportunity and provide tire repair services to residents. The proposed project will not preclude the implementation of a mixed-use development in the future.
ENVIRONMENTAL REVIEW
The project would be on an existing developed property surrounded by industrial and commercial buildings. Thus, the project has been determined to be categorically exempt under the provisions of CEQA, Class 1, Section 15301, Existing Facilities.
CONCLUSION
The tire repair shop is consistent with the requirements of City Municipal Code, General Plan, and Zoning Development Standards. Staff recommends that the Zoning Administrator find and approve the Minor Use Permit (MUP25-0003) to allow the tire repair shop at 152 Utah Avenue based on the attached Findings and Conditions of Approval.
Attachments:
1. Findings and Conditions of Approval
2. Business Operation Plan
3. Project Plans