HomeMy WebLinkAbout02-02-23 Zoning Administrator AgendaThursday, February 2, 2023
2:00 PM
City of South San Francisco
P.O. Box 711 (City Hall, 400 Grand Avenue)
South San Francisco, CA
Zoning Administrator
Regular Meeting Agenda
VIRTUAL MEETING
1
February 2, 2023Zoning Administrator Regular Meeting Agenda
WELCOME
If this is the first time you have been to a Zoning Administrator meeting, perhaps you'd like to know a little about
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required by the Brown Act and pursuant to the Order of the Health Officer of San Mateo County dated March
31, 2020.
Topic: Zoning Administrator Meeting
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Page 2 City of South San Francisco Printed on 1/25/2023
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February 2, 2023Zoning Administrator Regular Meeting Agenda
Email: [email protected]
Electronic Comments received by email will be monitored during the meeting and read into the record. We ask
that you limit your electronic comments so that they will comply with the 3-minute time limitation for public
comment.
Planning Division Hotline: (650) 877-8535
Voice Messages will be monitored during the meeting and read into the record. Your voicemail should be
limited so that it complies with the 3 minute time limitation for public comment.
Any interested party will have 15 calendar days from the date of an action or decision taken by the Zoning
Administrator to appeal that action or decision to the Planning Commission by filing a written appeal with the
Planning Division as provided under Chapter 20.570 of the South San Francisco Municipal Code. In the event
an appeal period ends on a Saturday, Sunday, or any other day the City is closed, the appeal period shall end
at the close of business on the next consecutive business day.
If any interested party, other than the applicant, wishes to obtain a copy of a Notice of Action for any Zoning
Administrator action or decision at a hearing, the interested party must file a written request of such notification
with the Planning Division in advance of that Zoning Administrator hearing. If you challenge in court the action
taken by the Zoning Administrator regarding the items described below, you may be limited to raising only those
issues you or someone else raised at the public hearing described in this notice or in written correspondence
delivered to the Zoning Administrator at, or prior to, the public hearing. When the meeting is not in session, staff
is available to answer your questions during normal business hours at the Planning Division Public Counter, City
Hall Annex, 315 Maple Avenue by telephone at (650) 877-8535 or by e-mail at [email protected].
Tony Rozzi, Chief Planner
Billy Gross, Principal Planner
Adena Friedman, Principal Planner
Christy Usher, Senior Planner
Chris Espiritu, Senior Planner
Victoria Kim, Associate Planner
Stephanie Skangos, Associate Planner
Kelsey Evans, Clerk
PLEASE SILENCE CELL PHONES AND PAGERS
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contact the ADA Coordinator at (650) 877-8505, five working days before the meeting.
In accordance with California Government Code Section 54957.5, any writing or document that is a public
record, relates to an open session agenda item, and is distributed less than 72 hours prior to a regular meeting
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document or writing is not distributed until the regular meeting to which it relates, then the document or writing
will be made available to the public at the location of the meeting, as listed on this agenda. The address of City
Hall is 400 Grand Avenue, South San Francisco, California 94080.
Page 3 City of South San Francisco Printed on 1/25/2023
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February 2, 2023Zoning Administrator Regular Meeting Agenda
CALL TO ORDER / PLEDGE OF ALLEGIANCE
PUBLIC HEARING
Report regarding consideration of a Minor Use Permit to allow an Acupuncture and
Massage business at 953 El Camino Real in the T5 Corridor Zoning District in
accordance with Title 20 of the South San Francisco Municipal Code (SSFMC) and
determination that the project is categorically exempt from California Environmental
Quality Act (CEQA). (Victoria Kim, Associate Planner)
1.
Attachment 1_Draft Findings.pdf
Attachment 2_Conditions of Approval.pdf
Attachment 3_Applicant's Response Letter.pdf
Attachment 4_Site Plans with Site Photos.pdf
Attachments:
ADJOURNMENT
Page 4 City of South San Francisco Printed on 1/25/2023
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City of South San Francisco
Legislation Text
P.O. Box 711 (City Hall, 400
Grand Avenue)
South San Francisco, CA
File #:23-05 Agenda Date:2/2/2023
Version:1 Item #:1.
Report regarding consideration of a Minor Use Permit to allow an Acupuncture and Massage business at 953 El
Camino Real in the T5 Corridor Zoning District in accordance with Title 20 of the South San Francisco
Municipal Code (SSFMC)and determination that the project is categorically exempt from California
Environmental Quality Act (CEQA).(Victoria Kim, Associate Planner)
RECOMMENDATION
Staff recommends that the Zoning Administrator approve the Minor Use Permit (MUP22-0004),based
on the attached Draft Findings and subject to the attached Draft Conditions of Approval,and determine
that the project is categorically exempt under the provisions of CEQA,Class 1,Section 15301,Existing
Facilities.
ZONING ADMINISTRATOR ACTION
Staff recommends that the Zoning Administrator:
1.Approve the Minor Use Permit, subject to the attached draft Findings and draft Conditions of Approval.
BACKGROUND/DISCUSSION
In December,2022,the applicant (Jiangtao Liu)submitted an application for a Minor Use Permit for an
acupuncture and massage business in an existing building located at 953 El Camino Real.The project site was
previously used for a vitamin and supplemental retail store.The proposed use requires approval of a Minor Use
Permit. The applicant is not proposing any exterior modification or changes to site conditions.
Site Overview
The subject site,located at 953 El Camino Real,is a tenant unit of Fairway Plaza adjacent to El Camino Real.
The shopping mall is sited on an L-shaped parcel (approximately 36,676 square feet)next to a senior residential
community (Westborough Royale)on the west and Bank of America property on the north.The existing
parking lot provides parking for the shopping mall tenants.Access to the Fairway Plaza is from El Camino
Real. The parking lot contains 75 standard parking stalls and four accessible parking spaces.
Proposed Project
The project space is 1,020 square feet situated within an existing single-story building.The applicant is
proposing to convert the existing retail store space into treatment rooms for an acupuncture and massage
business.The current tenant unit footprint would remain the same and no changes are proposed to the exterior
walls. The shared parking lot would provide parking for the proposed acupuncture and massage business.
Proposed Operation Plan
The site of the proposed acupuncture and massage business was previously used for a retail store at the Fairway
Plaza.The applicant requests the Minor Use Permit to convert the retail space to an acupuncture and massage
business per the City Zoning Ordinance.The hours of the project would be 10:00 am to 2:00 pm (1st shift)and
from 3:00 pm and 7:00 pm (2nd shift)every day.The total employees would be two (one employee per each
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from 3:00 pm and 7:00 pm (2nd shift)every day.The total employees would be two (one employee per each
shift) and clients would be no more than 8 people, daily.
The nearest massage businesses are located more than 500 feet from this location and the project is in
compliance with all the requirements of SSFMC Section 20.350.026 (Massage Businesses),including the
following:
·Massage businesses are only allowed between 7:00 am and 9:00 pm
·A City registration certificate from the Chief of Police is required to operate a massage business (this is
included as a Condition of Approval)
·Facility requirements including,but not limited to,a poster of available services and cost,a display of
the California Massage Therapy Council certificate,and clean sanitary towels,coverings and linens
pursuant to SSFMC Section 20.350.026
·The project is subject to the requirements of SSFMC Section 10.16 (Regulation of Massage
Businesses).
ZONING CONSISTENCY
Land Use
The project site is located in the T5 Corridor (T5C)Zoning District,which supports publicly accessible open
spaces and active ground-floor uses.Pursuant to SSFMC Section 20.135.060 (Uses),acupuncture clinics and
massage business are allowed uses with a Minor Use Permit in the T5C Zoning District.The acupuncture and
massage business would be in an existing tenant space,and will meet the Massage Businesses standards and
land use requirements per SSFMC Section 20.350.026.
Parking
The project parking lot on the east side of the parcel adjacent to El Camino Real serves the entire shopping
center.Currently 75 regular parking spaces and four accessible stalls are on site (Ref.Attachment 4).At a
minimum,four parking spaces are required (one parking space per 300 square feet of personal services)for the
project,pursuant to SSFMC Section 20.330.004.The existing parking lot provides sufficient spaces to meet the
parking requirements for the proposed use.
GENERAL PLAN CONSISTENCY
The General Plan Land Use designation for the project site is Medium Density Mixed Use,consistent with the
City’s General Plan adopted in 2022.The land use designation is intended for commercial,office,and
residential uses.The applicant’s project is compatible with the vision for the Medium Density Mixed Use land
use designation, suitable for a diverse range of businesses and health and wellness uses.
ENVIRONMENTAL REVIEW
The proposed conversion from the retail space to Acupuncture and Massage business is categorically exempt
under the provisions of CEQA,Class 1,Section 15301,Existing Facilities.The project does not propose any
construction of exterior modifications and only minor interior renovations are proposed to create an accessible
restroom and treatment rooms for the business.
CONCLUSION
The proposed project is consistent with the SSFMC Zoning Regulations and Development Standards and the
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The proposed project is consistent with the SSFMC Zoning Regulations and Development Standards and the
General Plan.Staff recommends that the Zoning Administrator approve the Minor Use Permit (MUP22-0004)
to allow the acupuncture and massage business at 953 El Camino Real,based on the attached draft Findings
and draft Conditions of Approval.
Attachments:
1.Draft Findings
2.Draft Conditions of Approval
3.Applicant’s Response Letter
4.Site Plans with Site Photos
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FINDINGS OF APPROVAL P22-0146: MUP 22-0004
953 EL CAMINO REAL
(As recommended by City Planning Staff on February 2, 2023)
As required by the Use Permit Procedures (SSFMC Chapter 20.490), the following findings are made in support of a Minor Use Permit to operate an acupuncture and massage business at 953 El Camino Real, in
the T5 Corridor (T5C) Zoning District in accordance with Title 20 of the South San Francisco Municipal
Code (SSFMC), based on materials submitted to the City of South San Francisco Planning Division which include, but are not limited to: Application materials prepared by applicant, submitted December 14, 2022; Minor Use Permit staff report dated February 2, 2023; and Conditions of Approval.
REQUIRED FINDINGS
A. 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.
Supportive Evidence:
The project site is located within the T5 Corridor (T5C) Zoning District. Pursuant to the land use regulations in Sections 20.135.060, clinic and massage businesses are permitted in T3 Neighborhood (T3N), T3 Corridor (T3C), T4 Corridor (T4C), T4 Maker (T4M), T5 Corridor (T5C), and T6 Urban Core (T6UC) Zoning Districts with a Minor Use Permit.
B. The proposed use is consistent with the General Plan and any applicable specific plan.
Supportive Evidence: The project is consistent with the General Plan which designates the site as Medium Density Mixed Use and the project is compatible with the vision for the Medium Density Mixed Use Land use designation.
C. 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. Supportive Evidence: The project will not adversely impact to the public health, safety, or general welfare of the community,
or detrimental to surrounding properties or improvements. The acupuncture and massage business will
be operated within an existing building and no exterior alteration is proposed. D. 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.
Supportive Evidence: The project complies with design and development standards applicable to the T5C Zoning District and use. No exterior modification is proposed, and the proposed use would be operated within the existing
building.
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Findings of Approval
E. 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.
Supportive Evidence: The design, location, size, and operating characteristics of the project would be compatible with the existing and reasonably foreseeable future land uses in the vicinity. The project would be within the existing structure and no exterior change is proposed, except for the wall sign which will be under a
separate sign permit.
F. The site is physically suitable for the type, density, and intensity of use being proposed, including access,
utilities, and the absence of physical constraints. Supportive Evidence: The site is physically suitable for the type, density, and intensity of the project use, including access,
utilities, and the absence of physical constraints. The access to the project site would remain the same
from the South Spruce Avenue and no physical expansion of the existing building is proposed.
G. An environmental determination has been prepared in accordance with the California Environmental Quality Act. Supportive Evidence:
In accordance with the California Environmental Quality Act, staff has determined that the proposed
project is Categorically Exempt per the provisions of Section 15301, Class 1, Existing Facilities.
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CONDITIONS OF APPROVAL
P22-0146: MUP 22-0004 953 EL CAMINO REAL (As recommended by City Planning Staff on February 2, 2023) A. Planning Division requirements shall be as follows:
1. The applicant shall comply with the City of South San Francisco, Department of Economic and Community Development – Planning Division, standard Conditions and Limitations for Commercial, Industrial and Multi-Family Residential Projects.
2. The construction drawing shall substantially comply with the approved plans dated
September 19, 2022, prepared by Kin Shing Wong as approved by the Zoning Administrator for MUP 22-0004, as amended by the Conditions of Approval. The final plans shall be subject to the review and approval of the Chief Planner.
3. The applicant shall maintain the existing landscape for the site and all landscaped areas
shall be permanently maintained in compliance with Chapter 20.300.008 of the Zoning Ordinance. 4. Any exterior business signage will require a sign application pursuant to Chapter 20.360
of the Zoning Ordinance. Submitting a sign permit application for the exterior signage is
required prior to a final Building Permit. 5. The business shall be operated substantially as outlined in the Applicant’s Response Letter submitted by Jiangtao Liu dated December 19, 2022 (Ref. Attachment 3).
6. A City registration certificate from the chief of Police is required to obtain pursuant to City Municipal Code Section 10.16.040 (Massage business registration). 7. All parking areas shall be maintained clear of litter and storage at all the time. No outdoor
storage of materials is allowed, and no work shall be conducted outside of a building.
(Planning Division contact person: Victoria Kim, Associate Planner (650) 877-8535)
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B. Police Department requirements shall be as follows:
1. Permit and business license required—Application fee—Transferability—False statements. a) It is unlawful to operate, or cause to be operated, an alarm system on any business premises in the city without both a valid alarm permit and a business license. A
separate alarm permit is required for each alarm site. An alarm user shall apply for an
alarm permit by obtaining an application form from the finance department or the police department and filling out said form. The form shall be kept current by the alarm user and shall supply home and business telephone numbers of responsible persons. In addition, the permit application form shall contain any information
deemed necessary by the chief of police to carry out the purposes of this chapter.
2. CAMTC certification and massage business registration required. a) Individuals. On and after July 10, 2015, it is unlawful for any individual to practice massage therapy for compensation as a sole proprietorship or employee of a massage
business or in any other capacity within the city of South San Francisco unless that
individual is a certified massage practitioner. b) Businesses. On and after July 10, 2015, it is unlawful for any business to provide massage for compensation within the city of South San Francisco unless all individuals employed by the massage business to perform massage, whether as an
employee, independent contractor, or sole proprietorship, are certified massage
practitioners and said business has obtained a valid massage registration certificate as provided in this chapter. (Police Department contact person: Sergeant Mike Toscano, (650) 877-8900)
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1
Kim, Victoria
From:Jiangtao Liu <[email protected]>
Sent:Monday, December 19, 2022 3:10 PM
To:Kim, Victoria
Subject:Re: City of SSF - Incomplete Application Letter - 953 El Camino Real (P22-0146 &
MUP22-0004)
Attachments:953 parking place .jpg
[NOTICE: This message originated outside of City of South San Francisco -- DO NOT CLICK on links or open attachments
unless you are sure the content is safe.]
Hi, Victoria,
I appreciate your help. The followings are the answers to your questions:
1. Please provide a Business Operational Plan including, but not limited to:
• Business hours for the proposed use: like above
Every day 2 shifts, 10am—2pm, 3p—7pm
• A number of employees and their shifts, and
2 employees, Every shift 1 worker
• Daily frequency of Massage and Acupuncture clients.
8 clients
2. Provide Parking Operation for the proposed use. Parking Operation shall, at minimum, include the following:
Management procedures for peak demand periods, including the potential of shared parking, the anticipated effects on
vehicle queues and on-street parking.
There are about 75 regular parking spaces and 4 disabled parking spaces for the plaza. Attached is the parking layout.
If you have any questions, please let me know.
Yours sincerely,
Justin
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A-1REVISION TABLENUMBERDATEREVISED BYDESCRIPTIONSHEET:
SCALE:
DATE:
9/19/2022
11'
: V-B
4. NO NEW MECHANICAL WORK IS PROPOSED
FOR THIS PROJECT PROJECT INFORMATIONDESIGNER: KIN SHING WONGCOMPANY: SAMCO CONSTRUCTION INC.ADDRESS: 1623 NORIEGA STREET, S F,CA 94122PHONE: (415)813-9602EMAIL: [email protected] LOCATION:953 EL CAMINO REALS. SAN FRANCISCO, CA 94080FRANCISCO
A5, DETAILS
STORY: 1
OWN
Proposed 18" x 24" sign
SUGGESTED LOCATION OF THE
TOLL AWAY WARNING SIGN IN THE
CENTRAL LOCATION JOB COPYBUILDING INSPECTION DEPARTMENTCITY OF SOUTH SAN FRANCISCO
BLDG. PER NOThissetofplansand specifications SHALL bekeptintactonthe job at all times for builder's useduringconstructionandreadilyavailable to CityBuildingInspectors.It is unlawful to make anychanges or alterations on same without permissionand approval from the building inspection Division.Approval of these plans and specifications SHALLNOT be held to permit or to be an approval toviolate any provisions of any city or state law.DATE BY9/30/2022
B22-1335
Andrew Wallace
13
A-2REVISION TABLENUMBERDATEREVISED BYDESCRIPTIONSHEET:
SCALE:
DATE:
9/19/2022
Existing
PROJECT INFORMATIONDESIGNER: KIN SHING WONGCOMPANY: SAMCO CONSTRUCTION INC.ADDRESS: 1623 NORIEGA STREET, S F,CA 94122PHONE: (415)813-9602EMAIL: [email protected] LOCATION:953 EL CAMINO REALS. SAN FRANCISCO, CA 94080Existin panel is inside the storage room.
Panels shall not be located in vicinity to easily
ignitable materials per CEC 240.24 (D).
BUILDING INSPECTION DEPARTMENTCITY OF SOUTH SAN FRANCISCO
BLDG. PER NOThissetofplansand specifications SHALL bekeptintactonthe job at all times for builder's useduringconstructionandreadilyavailable to CityBuildingInspectors.It is unlawful to make anychanges or alterations on same without permissionand approval from the building inspection Division.Approval of these plans and specifications SHALLNOT be held to permit or to be an approval toviolate any provisions of any city or state law.DATE BY9/30/2022
B22-1335
Andrew Wallace
14
A-3REVISION TABLENUMBERDATEREVISED BYDESCRIPTIONSHEET:
SCALE:
DATE:
9/19/2022
Accessible Path
Accessible Pathway
Accessible Pathway
Sheet Note
1.Accessible route to be 5% maximum running
slope with 2% maximum cross slope per CBC
11B-402.2.
2.Accessible path is measured 85" wide,
greater than 48"
Accessible Pathway
LEGEND
PROJECT INFORMATIONDESIGNER: KIN SHING WONGCOMPANY: SAMCO CONSTRUCTION INC.ADDRESS: 1623 NORIEGA STREET, S F,CA 94122PHONE: (415)813-9602EMAIL: [email protected] LOCATION:953 EL CAMINO REALS. SAN FRANCISCO, CA 94080EF EF
BUILDING INSPECTION DEPARTMENTCITY OF SOUTH SAN FRANCISCO
BLDG. PER NOThissetofplansand specifications SHALL bekeptintactonthe job at all times for builder's useduringconstructionandreadilyavailable to CityBuildingInspectors.It is unlawful to make anychanges or alterations on same without permissionand approval from the building inspection Division.Approval of these plans and specifications SHALLNOT be held to permit or to be an approval toviolate any provisions of any city or state law.DATE BY9/30/2022
B22-1335
Andrew Wallace
15
A-4REVISION TABLENUMBERDATEREVISED BYDESCRIPTIONSHEET:
SCALE:
DATE:
9/19/2022
Proposed 18" x 24" sign
IMAGE OF EXISTING ADA PARKING SPACE
Existing 12" x 24"
signs
dimension 36" x36"
SHEET NOTE:
WILL INSTALL PROPOSED WARNING SIGN IN A CENTRAL
LOCATION SEE SITE PLAN SHEET A-1
EXISTING ACCESSIBLE PARKING SPACE LAYOUT
EXISTING RAMP
SINK SPEC IN TOILET
AND TREATMENT ROOM 3FF PROJECT INFORMATIONDESIGNER: KIN SHING WONGCOMPANY: SAMCO CONSTRUCTION INC.ADDRESS: 1623 NORIEGA STREET, S F,CA 94122PHONE: (415)813-9602EMAIL: [email protected] LOCATION:953 EL CAMINO REALS. SAN FRANCISCO, CA 94080RAMP SPECIFICATION
BUILDING INSPECTION DEPARTMENTCITY OF SOUTH SAN FRANCISCO
BLDG. PER NOThissetofplansand specifications SHALL bekeptintactonthe job at all times for builder's useduringconstructionandreadilyavailable to CityBuildingInspectors.It is unlawful to make anychanges or alterations on same without permissionand approval from the building inspection Division.Approval of these plans and specifications SHALLNOT be held to permit or to be an approval toviolate any provisions of any city or state law.DATE BY9/30/2022
B22-1335
Andrew Wallace
16
A-5REVISION TABLENUMBERDATEREVISED BYDESCRIPTIONSHEET:
SCALE:
DATE:
9/19/2022PROJECT INFORMATIONDESIGNER: KIN SHING WONGCOMPANY: SAMCO CONSTRUCTION INC.ADDRESS: 1623 NORIEGA STREET, S F,CA 94122PHONE: (415)813-9602EMAIL: [email protected] LOCATION:953 EL CAMINO REALS. SAN FRANCISCO, CA 94080PRODUCTS REFERENCES
ADA SINK
EXISTING PANEL SCHEDULE
SHEET NOTES:
faucet 0.5 gallons per minute @60 psi, toilet 1028 gallons/flush
Hot water delivered from public-use lavatories shall be limited to a maximum temperature of 120°F
(49°C) by a device that complies with ASSE 1070/ASME A112.1070/CSA B125.70. The water heater
thermostat shall not be considered a control for meeting this provision.
Waste fittings shall comply with ASME A112.18.2/CSA B125.2, ASTM F409 or Table 701.2 for
aboveground drainage piping and fittings.
Water supply and drain pipes under accessible lavatories and sinks shall be insulated or otherwise be
configured to protect against contact. Protectors, insulators, or both shall comply with ASME A112.18.9 or
ASTM C1822. [HCD 1-AC]
GALVANIZED
Vent pipe
connects to
treatment room
3 sink
Floor drain
connect to existing water line/ waste line/ vent pipe
warm water
cold water
waste water
vent pipe
LEGEND
EXISTING DUCT WORKS
BUILDING INSPECTION DEPARTMENTCITY OF SOUTH SAN FRANCISCO
BLDG. PER NOThissetofplansand specifications SHALL bekeptintactonthe job at all times for builder's useduringconstructionandreadilyavailable to CityBuildingInspectors.It is unlawful to make anychanges or alterations on same without permissionand approval from the building inspection Division.Approval of these plans and specifications SHALLNOT be held to permit or to be an approval toviolate any provisions of any city or state law.DATE BY9/30/2022
B22-1335
Andrew Wallace
17