HomeMy WebLinkAbout11-07-24 Regular Planning Commission Agenda PacketThursday, November 7, 2024
7:00 PM
City of South San Francisco
P.O. Box 711 (City Hall, 400 Grand Avenue)
South San Francisco, CA
Library Parks & Recreation Building, Council Chambers
901 Civic Campus Way, South San Francisco, CA
Planning Commission
NORMAN FARIA, Chairperson
SARAH FUNES-OZTURK, Vice Chairperson
ALEX TZANG, Commissioner
SAM SHIHADEH, Commissioner
MICHELE EVANS, Commissioner
AYSHA PAMUKCU, Commissioner
JOHN BAKER, Commissioner
Regular Meeting Agenda
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November 7, 2024Planning Commission Regular Meeting Agenda
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Members of the public are encouraged to submit public comments in writing in advance of the meeting. The
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Page 2 City of South San Francisco Printed on 10/29/2024
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November 7, 2024Planning Commission Regular Meeting Agenda
CALL TO ORDER
ROLL CALL
PLEDGE OF ALLEGIANCE
AGENDA REVIEW
ANNOUNCEMENTS FROM STAFF
PUBLIC COMMENT
Members of the public may speak on any item not listed on the Agenda, and on any items listed under the
Consent Calendar. Pursuant to the provisions of the Brown Act, no action may be taken on a matter unless it is
written on the agenda, or unless certain emergency or special circumstances exist. Written comments received
prior to 6:00 pm on the day of the meeting will be included as part of the meeting record, but will not be read
aloud.
DISCLOSURE OF EX-PARTE COMMUNICATIONS
This portion of the meeting is reserved for Planning Commissioners to disclose any communications,
including site visits, they have had on current agenda items, or any conflict of interest regarding current
agenda items.
CONSENT CALENDAR
Consideration and approval of minutes from the September 19th, 2024 Planning
Commission meeting
1.
09-19-24 PC Draft Minutes RevisedAttachments:
PUBLIC HEARING
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).
2.
Attachment A- Findings and Conditions of Approval
Attachment B - Project Plans
Attachment C - Applicants Written Narrative
Attachment D - PayMore Store Franchise Business Overview
Attachments:
ADMINISTRATIVE BUSINESS
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November 7, 2024Planning Commission Regular Meeting Agenda
The Commission has adopted a policy that applicants and their representatives have a maximum time limit
of 20 minutes to make a presentation on their project. Non-applicants may speak a maximum of 3 minutes
on any agenda item. Questions from Commissioners to applicants or non-applicants may be answered by
using additional time.
ITEMS FROM THE COMMISSION
ADJOURNMENT
**Any interested party will have 15 calendar days from the date of an action or decision taken by the Planning
Commission to appeal that action or decision to the City Council by filing a written appeal with the City Clerk
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. The cost to appeal for applicants, residents, and all others is as
set forth in the City’s Master Fee Schedule.**
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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 #:24-978 Agenda Date:11/7/2024
Version:1 Item #:1.
Consideration and approval of minutes from the September 19th, 2024 Planning Commission meeting
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September 19, 2024 Minutes Page 1 of 2
MINUTES SEPTEMBER 19, 2024 CITY OF SOUTH SAN FRANCISCO REGULAR PLANNING COMMISSION
CALL TO ORDER / PLEDGE OF ALLEGIANCE TIME: 7:00 PM
AGENDA REVIEW
No changes. ANNOUNCEMENTS FROM STAFF
1. Cynthia Fregoso, new Administrative Assistant II has joined the Planning Division. 2. Design Review Board Member Frank Vieira has passed away after 10 years on the board. There is currently a vacancy for this position. PUBLIC COMMENTS
None. CONSENT CALENDAR – Voting Key: (yes, no, abstain)
1. Consideration and approval of minutes from the August 15th, 2024 Planning Commission Motion to approve: Commissioner Shihadeh, Second – Commissioner Evans, approved by roll call (7-0-0)
Meeting Video: City of South San Francisco Planning Commission Meeting 9/19/2024 (youtube.com)
PUBLIC HEARING 2. Consideration and approval of application for a Conditional Use Permit modification to
ROLL CALL / CHAIR COMMENTS PRESENT: Chair Faria, Vice Chair Funes-Ozturk Commissioners: Baker, Evans, Pamukcu, Shihadeh, Tzang ABSENT: None
STAFF PRESENT: Adena Friedman – Chief Planner – Christy Usher – Senior Planner – Cynthia Fregoso – Clerk
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September 19, 2024 Minutes Page 2 of 2
allow an existing approximately 12,878 square foot auto parts retail and warehouse
space located at 88 South Linden Avenue to expand into an immediately adjacent
approximately 15,317 square foot vacant commercial tenant space located at 78 South Linden Avenue for additional warehouse space for O’Reilly Auto Parts in the Transit 3 Makers Lindenville (T3ML) Zoning District in accordance with the South San Francisco Municipal Code and determination that the project is categorically exempt
from the California Environmental Quality Act under CEQA Class 1 section 15301.
Public Hearing Opened 7:05pm Public Hearing Closed 7:17pm
First Motion to approve the CEQA Determination: Commissioner Shihadeh, Second – Commissioner Baker, approved by roll call (7-0-0) Second Motion to approve the Entitlements: Commissioner Shihadeh, Second – Commissioner Tzang, approved by roll call (7-0-0)
Meeting Video: City of South San Francisco Planning Commission Meeting 9/19/2024 (youtube.com)
ITEMS FROM THE COMMISSION None.
ADJOURNMENT Chair Faria adjourned the Planning Commission meeting at 7:20PM.
Adena Friedman, Chief Planner Norm Faria, Chairperson or
Sarah Funes-Ozturk, Vice Chairperson
Secretary to the Planning Commission Planning Commission City of South San Francisco City of South San Francisco
AF/af
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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 #:24-1088 Agenda Date:11/7/2024
Version:1 Item #:2.
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).
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.
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
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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
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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.
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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
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FINDINGS OF APPROVAL
P24-0092: UP24-0002
951 El Camino Real
(As recommended by City Staff on November 7, 2024)
As required by the Use Permit Procedures (SSFMC Chapters 20.490), the following findings are
made in support of 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 in the Fairway Plaza at
951 El Camino Real in the Transect 5 Corridor Zoning District (T5C) in accordance with the South
San Francisco Municipal Code and determination that the project is categorically exempt from
CEQA Class 1 section 15301, Existing Facilities: based on public testimony and materials
submitted to the South San Francisco Planning Commission which include, but are not limited to:
Application materials prepared by Mena Architects for the applicant and Planning Commission
hearing of November 7, 2024.
Use Permit Findings of Approval (SSFMC 20.490.004)
A. An environmental determination has been prepared in accordance with the California
Environmental Quality Act (CEQA) in that the proposed project has been determined to be
categorically exempt under the provisions of CEQA as Class 1, Existing Facilities under
CEQA Guidelines Section 15301, because the project consists of interior modifications to
an existing commercial tenant space, and involves negligible or no expansion of existing
or former use.
B. The proposed use is permitted with a conditional use permit within the applicable zoning
district Transect 5 Corridor (T5C) and the proposed use including business operations
and interior alterations complies with all other applicable provisions of this Ordinance
and all other titles of the South San Francisco Municipal Code.
C. The proposed use is consistent with the General Plan and any applicable specific plan in
that the project supports many of the City’s goals, policies and visions for the El Camino
Real corridor in which it is proposed to be located in; including but not limited to providing
convenient neighborhood goods and services, providing a diverse range of businesses
within the City, supporting affordable, new and emerging business in the City, and
supporting small locally operated businesses.
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 in that no exterior, and no structural changes are
proposed as the proposed use will occupy an existing vacant commercial tenant space in
an existing established commercial shopping center.
E. 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 because the
proposed use will occupy and existing vacant 1,100 square foot commercial tenant space.
Interior tenant improvements only are proposed.
F. The design, location, size and operating characteristics of the proposed activity be
compatible with the existing and reasonably foreseeable future land uses in the vicinity
because the proposed locally operated small scale business will have only 5 employees
onsite, it will require a low volume of deliveries daily that will be completed by small or 12
mid-size commercial vehicles, additionally a low frequency of in person foot traffic is
expected with a majority of sales completed online; therefore, the business operations are
not anticipated to be incompatible with surrounding businesses or residents with respect to
hours of operation, volume of deliveries, number of employees, parking, circulation,
vehicle or truck traffic, noise, lights or any other potential nuisances.
G. The site is physically suitable for the type, density, and intensity of use being proposed,
including access, utilities, and the absence of physical constraints because the proposed
locally run and operated small business franchise called PayMore Stores will operate in a
vacant existing commercial tenant space, in an existing developed and established
commercial center with existing buildings, businesses, and safe circulation patterns with
ample existing surface parking of approximately 100 spaces. No exterior changes to these
established physical attributes of the Fairway Plaza shopping center are proposed.
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CONDITIONS OF APPROVAL
P24-0092, UP24-0002
951 El Camino Real
(As recommended by City Staff on November 7, 2024)
A) Planning Division requirements shall be as follows:
1. The applicant shall comply with the Planning Division’s Standard Conditions of
Approval for Commercial, Industrial, Mixed-Use and Multi-Family Residential Projects
as amended, and with all the requirements of all affected City Divisions and Departments
as contained in the attached conditions, except as otherwise amended by the following
Conditions of Approval.
2. The project shall be constructed and operated substantially as indicated on the plan set
prepared by Mena Architects and approved by the Planning Commission in association
with UPM24-0002.
3. Any proposed businesses shall obtain approval of a business license prior to occupation
of the tenant space and commencement of the business.
4. Any proposed signage and interior tenant modifications for the new commercial tenant
spaces shall require issuance of a building permit.
5. The business is not permitted to provide a receptacle for the collection of second-hand
goods on the exterior of the building.
Contact: Christy Usher, Planning Division, at (650) 877-8535 or
[email protected]
B) Building Division requirements shall be as follows:
1. Full plan check upon building permit submittal required.
Contact: Erik Reitdorf, Building Division, at (650) 829-6670
C) Police Department requirements shall be as follows:
1. Full plan check upon building permit submittal required.
2. Follow any and all pawn/secondhand dealer conditions
3. Any future employees will need to be Live Scanned at the PD for additional background
check / consultation / agreement of employment.
4. Business is to be responsible for any items dropped off / dumped / abandoned / disposed
of at their location (including but limited to in front of their business and surrounding
area)
Contact: Sgt. Sean Curmi, Police Department, at (650) 877-8927 or
[email protected]
D) Fire Department requirements shall be as follows:
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1. Full plan check upon building permit submittal required.
Contact: Ian Hardage, South San Francisco Fire Department (650) 829-6645 or
[email protected]
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STANDARD CONDITIONS AND LIMITATIONS FOR COMMERCIAL,
INDUSTRIAL, MIXED USE, AND MULTI-FAMILY RESIDENTIAL PROJECTS
Entitlement and Permit Status
1. Unless the use has commenced or related building permits have been issued within
two (2) years of the date this permit is granted, this permit will automatically
expire on that date. A one-year permit extension may be granted in accordance
with provisions of the SSFMC Chapter 20.450 (Common Procedures).
2. The permit shall not be effective for any purpose until the property owner or a
duly authorized representative files an affidavit, prior to the issuance of a building
permit, stating that the property owner is aware of, and accepts, all of the
conditions of the permit.
3. The permit shall be subject to revocation if the project is not operated in compliance
with the conditions of approval.
4. Minor changes or deviations from the conditions of approval of the permit may be
approved by the Chief Planner and major changes require approval of the Planning
Commission, or final approval body of the City, per SSFMC Chapter 20.450
(Common Procedures).
5. Neither the granting of this permit nor any conditions attached thereto shall
authorize, require or permit anything contrary to, or in conflict with any ordinances
specifically named therein.
6. Prior to construction, all required building permits shall be obtained from the
City’s Building Division.
7. All conditions of the permit shall be completely fulfilled to the satisfaction of the
affected City Departments and Planning and Building Divisions prior to occupancy of
any building. Any request for temporary power for testing equipment will be issued
only upon substantial completion of the development.
Lighting, Signs, and Trash Areas
8. All exterior lights shall be installed in such a manner that is consistent with SSFMC
Chapter 20.300 (Lot and Development Standards), and there shall be no illumination
on adjacent properties or streets which might be considered either objectionable by
adjacent property owners or hazardous to motorists.
9. No additional signs, flags, pennants or banners shall be installed or erected on the
site without prior approval, as required by SSFMC Chapter 20.360 (Signs).
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10. Adequate trash areas shall be provided as required by SSFMC 20.300 (Lot
and Development Standards).
11. Trash handling area must be covered, enclosed and must drain to sanitary sewer. This
must be shown on the plans prior to issuance of a permit. If being installed in a food
service facility the drain must be connected to a grease interceptor prior to the
connection to the sanitary sewer.
Landscaping, Construction, & Utilities
12. The construction and permitted use on the property shall be so conducted as to reduce
to a minimum any noise vibration or dust resulting from the operation.
13. A plan showing the location of all storm drains and sanitary sewers must be submitted.
14. All sewerage and waste disposal shall be only by means of an approved sanitary
system.
15. Prior to any on-site grading, a grading permit shall be obtained from the City Engineer.
16. All existing utility lines, underground cable conduits and structures which are not
proposed to be removed shall be shown on the improvement plans and their
disposition noted.
17. All landscape areas shall be watered via an automatic irrigation system which shall
be maintained in fully operable condition at all times, and which complies with
SSFMC Chapter 20.300 (Lot and Development Standards).
18. All planting areas shall be maintained by a qualified professional; the landscape shall
be kept on a regular fertilization and maintenance program and shall be maintained
weed free.
19. Plant materials shall be selectively pruned by a qualified arborist; no topping or
excessive cutting-back shall be permitted. Tree pruning shall allow the natural
branching structure to develop.
20. Plant materials shall be replaced when necessary with the same species
originally specified unless otherwise approved by the Chief Planner.
Parking Areas, Screening, & Drainage
21. All ducting for air conditioning, heating, blower systems, accessory mechanisms and
all other forms of mechanical or electrical equipment which are placed on or adjacent
to the building shall be screened from public view, in accordance with SSFMC Chapter
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20.300 (Lot and Development Standards).
22. All parking spaces, driveways, maneuvering aisles, turn-around areas and
landscaping areas shall be kept free of debris, litter and weeds at all times. Site,
structures, paving, landscaping, light standards, pavement markings and all other
facilities shall be permanently maintained.
23. All parking spaces, driveways, maneuvering aisles, and turn-around areas must drain
and be plumbed to the sanitary sewer.
24. The onsite stormwater catch basins are to be stenciled with the approved San
Mateo Countywide Stormwater Logo (No Dumping! Flows to Bay).
Public Safety
25. The applicant shall comply with the provisions of Chapter 15.48 of the Municipal
Code, “Minimum Building Security Standards” Ordinance revised May 1995. The
Police Department reserves the right to make additional security and safety
conditions, if necessary, upon receipt of detailed/revised building plans.
26. The applicant shall comply with the provisions of Chapter 15.24 of the Municipal
Code, “Fire Code” Ordinance. The Fire Department reserves the right to make
additional safety conditions, if necessary, upon receipt of detailed/revised building
plans.
27. All fire sprinkler test and/or drain lines shall be connected to the sanitary sewer.
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PROJECT DATA
DIRECTORY
VICINITY MAP
APPLICABLE CODES:
CONSTRUCTION TYPE:V-B - SPRINKLERED
OCCUPANCY GROUP:"M"
ELECTRONICS STORE
(E) TENANT AREA:±1,077 S.F.
PROPOSED USE:
DRAWING INDEX
SHEET #DESCRIPTION
G001 COVER SHEET
REVISONGENERAL
COVER SHEET
G001
CONDITIONAL USE PERMIT:
TENANT:
PAYMORE951 EL CAMINO REALS. SAN FRANCISCO, CA 94080TEL: (925) 818-9414E: [email protected]
SOUTH SAN FRANCISCO, CA 94080
ARCHITECT:
MENA ARCHITECTS575 W. EL CAMINO REALMOUNTAIN VIEW, CA 94040TEL: (650) 210-8800E: [email protected]
ALL CONSTRUCTION IS TO CONFORM TO:2022 CALIFORNIA BUILDING CODE2022 CALIFORNIA GREEN BUILDING STANDARDS CODE2022 CALIFORNIA ELECTRICAL CODE2022 CALIFORNIA PLUMBING CODE2022 CALIFORNIA MECHANICAL CODE2022 CALIFORNIA FIRE CODE2022 CALIFORNIA ENERGY CODECITY OF S. SAN FRANCISCO CODES AND ORDINANCES
PAYMORE STORE
951 EL CAMINO REAL
SINGLE STORY(E) BUILDING:
PROJECT SITE
N
SP101 SITE PLAN
A101 FLOOR PLAN
(E) PARKING: SHARED PARKING
CORPORATE DESIGNER:
KATALYST GROUP INC.1701 VERNON ST.NORTH KANSAS CITY, MO 64116TEL: (816) 221-0121E: [email protected]
P100 ALTERATION FLOOR PLAN
PROJECT DESCRIPTION
THE SCOPE OF WORK UNDER THIS APPLICATION INCLUDES THE FOLLOWING:
1)REMOVAL OF EXISTING NON-STRUCTURAL PARTITIONS AND CEILING ASSEMBLIES NO LONGER NEEDED FORTHE NEW STORE.
2)MINOR TENANT IMPROVEMENTS TO ACCOMMODATE A NEW RETAIL ESTABLISHMENT CONSIDERED A SECONDHAND STORE THAT BUYS AND SELLS USED CONSUMER ELECTRONIC PRODUCTS. PER CITY'S ORDINANCESECTION 20.135.060 AND 6.92.030.
3)EXISTING ACCESSIBLE PARKING SPACES AND PATH OF TRAVEL TO TENANT ENTRANCE DOOR ARE COMPLIANTWITH CURRENT ACCESSIBILITY CODES.
A1.3 INTERIOR ELEVATIONS / BY KATALYST
A2.0 3D-ILLUSTRATION / BY KATALYST
19
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SITE PLAN
SP101SITE PLAN 0124-823_ASP1/32"=1'-0"
NOTE:
1. THIS SITE PLAN IS A GRAPHIC REPRESENTATION OF EXISTING SITECONDITIONS FOR REFERENCE ONLY.N
PHOTOS / FOR REFERENCE 13
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(E) TOILET
(E)CLOSET
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ALTERATIONFLOOR PLAN
P100
ALTERATION FLOOR PLAN 021/4"=1'-0"
N
24-823_AFP
(E) CONSTRUCTION TO BE REMOVED
(E) DEMISING WALL TO REMAIN
(E) EXTERIOR / INTERIOR WALLSTO REMAIN
LEGEND:
21
3'-3"
18'-3"V.I.F.
7'-0"8'-0"
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SALES FLOOR AREA
1306
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01
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FLOOR PLAN
P101
FLOOR PLAN 021/4"=1'-0"
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ENLARGED FIXTURE PLAN 101/2"=1'-0"
24-823_AFP 24-823_AFP
N
FIXTURE SCHEDULE 09
01
NO.DESCRIPTION
02
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48" SLATWALL W/ STORAGE
48" SHOWCASE W/ CORNER & WORK TOP
TV COUNTER
FRONT P.O.S. COUNTER
48" GLASS SHOWCASE
48" GLASS SHELF
STORAGE CABINET
48" WALL SHOWCASE
BOMMER DOOR
ARTISTIC PANELS
DIGITAL MARKETING TABLE
14
FILLER CABINET
LIGHTED "P" SIGN
24 x 36 POSTER
(E) DEMISING WALL TO REMAIN
(E) EXTERIOR / INTERIOR WALLSTO REMAIN
LEGEND:
(N) WALL
22
3' - 6"
EQ EQ 1' - 0"
4'
-
1
"
3' - 0"TYP.6"
ALIGN WITH EDGE
OF WALL
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Copyright 2024c
1701 Vernon StreetNorth Kansas City, MO 64116816 - 221- 0121
PROJECT INFORMATION
SHEET ISSUE
Pa
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SHEET DATES
JOB NUMBER
SHEET NUMBER
REVISIONS
STAMP
A1.3
PR
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Elevations
04/26/24
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1/2" = 1'-0"1 ENLARGED ELEVATION - LEFT WALL
1/2" = 1'-0"3 ENLARGED ELEVATION - RIGHT WALL
GENERAL NOTES:1. ALL DIMENSIONS ARE TO BE FIELD VERIFIED.2. MEASUREMENTS ON WALL ART ARE TO THE MOUNTING TEMPLATE FOR INSTALLATION.
1/2" = 1'-0"2 ENLARGED ELEVATION - BACK WALL
REV 1 07/24/24
23
Copyright 2024c
1701 Vernon StreetNorth Kansas City, MO 64116816 - 221- 0121
PROJECT INFORMATION
SHEET ISSUE
Pa
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M
o
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SHEET DATES
JOB NUMBER
SHEET NUMBER
REVISIONS
STAMP
A2.0
PR
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Perspective
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0
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2 Perspective 2
GENERAL NOTES:1. PERSPECTIVE IS FOR
VISUAL REPRESENTATION ONLY.
N.T.S1Perspective 1
N.T.S
REV 1 07/24/24
24
Narrative for Use
Business Details
●Business Name:PayMore South San Francisco
●Proposed Use:Second-hand electronics reseller franchise operating under the
PayMore brand
●Location:951 El Camino Real,South San Francisco,94080
Zoning Considerations
●Zoning District:T5C
●Zoning for Proposed Use:Per City’s Ordinance sections 20.135.060 and 6.92.030 all
second hand stores must apply for a conditional use permit through the planning
division.
Daily Operations
●Store Hours:
○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
●Employee Count:
○Full-time Employees:3
○Part-time Employees:2
●Employee Roles:Front of house salesperson and purchaser,inventory management,
store manager.
●Daily Customer Traffic:Expected to serve 20-30 customers per day.
●Customer Parking:72 Parking spots in strip mall lot.All available to use.
Deliveries
●Incoming Deliveries:No regular deliveries for store inventory as all inventory is
purchased from the customer.Other deliveries for store/operational supplies may
happen on a weekly business
●Outgoing Deliveries:Twice daily shipments for online sales.Will contract a shipping
provider to pick up once in the morning between 10-12 am and once in the afternoon
between 4-6 pm.
Purchasing Goods
●In-Person Transactions: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.
25
●Second Hand Dealer Compliance:There are rules and regulations described in section
6.92 of the municipal code that second hand dealers must comply with when purchasing
items.The corporate office of the PayMore franchise has ample experience with setting
up store operations to make sure all franchisees are in compliance with their local laws.
They help with employee training to ensure all transactions are recorded and stored
properly.Additionally,they provide all franchisees software to automatically upload all
transactions to any second hand dealer or pawnbroker database that is required by law
enforcement (CAPSS is the California database).
Selling Goods
●In-Person Transactions: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.
●Online Sales:
○Website:Customers can browse available inventory,make purchases,and
arrange for shipping or in-store pickup at https://shop.paymore.com/.This is a
shared platform for all stores,which is managed by the franchisor.
○eBay:Majority of sales will be facilitated online through eBay.com.All items
purchased 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.
Security Measures
●Security cameras,alarm systems,and secure storage for cash and high-value items.
Community Impact
●Market Need:Addresses the growing demand for affordable,second-hand electronics.
●Environmental Benefits:Promotes recycling and responsible disposal of electronic
waste.
●Economic Impact:Provides job opportunities and stimulates the local economy through
increased foot traffic.
How We Are Different from a Pawnshop
PayMore is not a pawnshop;it is a dedicated electronics resale business that operates under a
different business model:
●No Collateral Loans:Unlike pawn shops,PayMore does not offer collateral-based
loans.We solely focus on buying,selling,and trading electronics,without holding items
as collateral for cash loans.
●Specialization in Electronics:Our business exclusively deals with electronics such as
smartphones,laptops,gaming consoles,and other tech devices.We do not buy or sell
items outside of this niche.
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●Retail Environment:PayMore stores operate in a clean,organized,and
customer-friendly retail environment that promotes the buying and selling of electronics
with a high emphasis on customer experience and product knowledge.
●Strict Adherence to Legal Requirements:We comply with all state and local
regulations specific to second-hand electronics sales,including detailed documentation
and reporting requirements.
How We Avoid Purchasing Stolen Goods and Deter People from Trying to Sell Stolen
Goods
PayMore takes the prevention of purchasing stolen goods very seriously and has multiple layers
of protocols in place:
●ID Verification:Every seller is required to present a valid government-issued ID and
sign that they are the owner of the property being sold.Their information is recorded and
securely stored.
●Item Verification:Each electronic device is checked for any signs of tampering.
Additionally,The Franchisor provides us with custom software that allows us to check
the serial numbers of cellular devices to determine whether the device has been stolen.
We will not purchase any devices we determine to be stolen.
●Coordination with Local Law Enforcement:PayMore works closely with local police
departments to ensure all required fields are included in our records and,where
applicable,uploaded to an online database.The franchisor’s proprietary point of sale
system can be customized based on the specific needs of the jurisdiction.When a
purchase is made,our system generates a 4×6 label with transaction details,which is
placed in our seller book.This label includes all necessary information as required by
local law enforcement.
How We Deter People from Dumping Unwanted Electronics in Front and How We Will
Handle It If It Occurs
We do not expect this to be an issue and other franchises have not reported this as a problem.
But we understand that places that accept free unwanted items,like Goodwill,may experience
this and since we offer free recycling this could be a concern.
●Recycling Service,Not Donations:PayMore does not accept donations of electronics
or any other items,unlike organizations such as Goodwill that rely on donated goods.
Instead,we offer electronics recycling as a service to our customers,providing a safe
and responsible way to dispose of unwanted devices.
●Security Cameras:The exterior of the store will be monitored by security cameras 24/7.
This acts as a deterrent to potential dumpers and provides evidence in case of illegal
dumping.
●Procedure for Handling Dumped Electronics:If electronics are left outside the store,
they will be collected immediately,documented,and securely stored until they can be
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properly recycled.We will also report any repeated offenses to local authorities and
increase monitoring as necessary.
●Clear Signage:If needed,we will post signs outside the store clearly stating that we do
not accept electronics outside of business hours and that dumping is prohibited.This will
inform people of the correct process and deter illegal dumping.
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PayMore Stores was founded in 2011 in Massapequa, New York, a small
close-knit community on the southeastern portion of Long Island, Nassau
County. Our concept was born to solve the problem of old and broken
electronics piling up in our landfills. Our mission became to obtain and
repurpose these then to re-circulate them back into the marketplace, all
while reducing our location eWaste footprint. We achieved this by
incentivizing our customers to trade in their old electronics by offering
them cash, ensuring their data safety, while offering customer’s
exceptional deals on gently used repurposed electronics with
warranties. Our location began fulfilling large electronic device orders
from all over the United States as well as international customers which
became long term partnerships. In 2012, our first location in Massapequa
exploded with high volume trade-ins, frugal shoppers looking for deals
on gently used electronics, and tremendous local support for our green
environmental efforts. Our local community could now visit a PayMore
Store; safely trade in their old or broken electronic devices for cash, or
trade up their device and shop for discounted electronics all in one local
electronics hub, while enjoying expert electronic advice and guidance
from our staff.
OVERVIEW 30
We pay top dollar in
cash for new, used
and even broken
electronic devices. All
devices sold are fully
data wiped.
BUY SELL TRADE RECYCLE
We sell high-quality
new and pre-owned
electronics at
unbeatable prices
with industry-leading
warranties both in-
store and online.
Trade in your old
device, and trade up
to a newer or different
device. Customerʼs
receive digital trade
credit that can be
used in-store or
online.
Our mission is to
reduce and reuse. Our
locations offer a fast,
easy and convenient
way for the local
community to recycle
their old electronics
responsibly.
PayMore Stores provide a safe, accessible retail
experience for customers to buy, sell, and trade
electronics, emphasizing data security and reducing e-
waste locally.
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Customer Experience
When purchasing from a PayMore® Store, you benefit from the 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 provide a trustworthy alternative to
potentially dangerous and fraudulent transactions.
We provide a safe, well lit walk-in store that shields our
customers from in-person and online fraud while selling
electronics. Cleanliness is a top priority for each store in order to
provide an embracive and welcoming experience for customers.
Each location has separate registers for purchasing & selling
transactions. Each store has iPads at a counter or on the wall to
view all active inventory in addition to the items being displayed
in cases.
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Community Benefits
A PayMore® Store significantly boosts the local economy
by creating jobs at various levels, from entry positions to
management roles, while offering ongoing education and
opportunities for career growth. Additionally, PayMore®
Stores play a vital role in recycling money back into the
community. On average, our stores dispense over $700,000
in trade-in payments to customers each year. This money is
often reinvested into other local businesses and
households, enhancing the overall economic health of the
community. By operating a PayMore® Store in your
neighborhood, we not only create jobs but also stimulate
local economic activity.
Economic Impact
Each PayMore® Store is dedicated to providing free electronics
recycling services to the community. We offer an accessible,
easy, and free way to reduce electronic waste in your area. On
average, each PayMore® Store recycles between 5,000 and
12,000 pounds of electronic waste annually, preventing
hazardous chemicals from seeping into local landfills. This
commitment helps protect the environment and promotes
sustainable practices within the community.
Recycling and Ewaste
Reduction
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OPEN
LOCATIONS
IN DEVELOPMENT
INTERNATIONALLY
36 270+
$1.2m
AUV PER 2024 FDD
34
STATE OF THE
COMPANY
Sales YTD
Sales 2024 Projection
$11,274,548.30
Franchisees
$27,000,000+
59
1
1
Units
275+
5
60+
Orders
60,133
Purchases
States
25
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South San Francisco Franchisees
Andrew Zolintakis
Andrew and Nick, both Bay Area natives, are enthusiastic about bringing the innovative
and sustainable PayMore franchise to South San Francisco.
Andrew Zolintakis has a robust background in technology. He is currently a Data Engineer
at Meta and holds a Bachelor’s Degree in Computer Science from the University of
Southern California and a Master's degree from Carnegie Mellon University. With his
expertise in data management and tech, Andrew is well-equipped to handle the technical
aspects of the business, ensuring efficient operations for inventory and customer
management.
Nick Zolintakis brings a wealth of experience in real estate to the venture. He graduated
from the University of Southern California with a degree in business and is currently the
Director of Capital Markets at Jay Paul Company. Nick's extensive knowledge in real
estate and finance will be invaluable in managing the business's financial health and
securing prime locations for future expansion.
Together, Andrew and Nick combine their diverse skill sets and deep local roots to drive
the success of PayMore South San Francisco, aiming to provide the community with a
reliable, safe, and eco-friendly option for buying, selling, and trading electronics.
Nick Zolintakis
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Site: 951 El Camino Real, Fairway Plaza 37
PayMore Buy, Sell, Trade Electronics - How it Works!PayMore Stores Virtual Discovery Day
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PayMore Franchises Will Soon Open Coast to Coast
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www.paymore.com
[email protected]
Corporate Office
www.fransmart.com/paymore
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