Title
Report regarding consideration of an application for a Conditional Use Permit to allow an indoor badminton facility at 428 N. Canal Street (Unit B) in the Transect 5 Lindenville Zone District (T5L) 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. (Christy Usher, 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
Staff recommends that the Planning Commission conduct a public hearing and take the following action:
1. Determine that the Project is categorically exempt under the provisions of CEQA, Class 1, Section15301, Existing Facilities; and
2. Approve the entitlements request for Project (P25-0007) for a Conditional Use Permit (UP25-0001), subject to the attached Findings and Conditions of Approval.
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PROJECT/SITE DESCRIPTION
The proposed project is a Conditional Use Permit application to operate an indoor sports and recreation use, an indoor badminton facility, at 428 N. Canal Street, Unit B. The proposed project would convert an existing vacant 8,250 square feet commercial space (Unit B) to the proposed indoor badminton facility.
The proposed indoor badminton facility will provide an indoor space for recreational and competitive badminton. The badminton facility will also offer professional coaching and opportunities for players of all ages and skill levels.
The facility will include four (4) badminton courts with high-performance flooring and lighting; a small pro shop offering limited badminton equipment sales; as well as amenities such as restrooms, a waiting area, and a water refill station for the players.
The project site is located at 428 N. Canal Street in the Lindenville planning area. The project site is on the north side of N. Canal Street between Spruce Avenue and Linden Avenue. It is bordered by industrial, warehouse, and commercial uses to the north, east, and west; and North Canal Street and the Colma Creek to the south. Access to the project site is provided via one driveway on North Canal Street.
The proposed badminton facility would operate on a reservation‐only basis from 9:00 a.m. to 2:00 p.m. and from 4:00 p.m. to 11:00 p.m., daily. The badminton facility would have up to two staff present: one front desk staff to manage reservations and for customer service, and one coach during scheduled training sessions.
A maximum of 16 people would be allowed in the facility at any given time, with no more than
4 players per court.
No exterior changes are proposed; the facility would require only minor interior modifications and tenant improvements.
The applicant prepared a parking study for the project and concluded that the proposed use will have sufficient on‐site parking to accommodate its anticipated demand. The Parking Study and Analysis is discussed in more detail below under Zoning Consistency.
ZONING CONSISTENCY
Land Use
The subject site is located in the Transect 5 Lindenville Zone District (T5L). Pursuant to SSFMC Table 20.135.060.B.1 (Uses in the Transect Zoning Districts), Indoor Sports and Recreation uses are permitted in the T5L zoning district subject to the approval of a Conditional Use Permit.
The proposed use would be operated indoors, and its peak hours would be outside of normal business hours (in the evening and on weekends), so that noise, traffic, and parking in the surrounding commercial area would not be negatively impacted by the project. While there are not currently residences within Lindenville, there are several residential projects in the pipeline that would benefit from future recreational opportunities. The proposed badminton facility would provide a new fitness opportunity to those living and working in the Lindenville area, as well as, for children and adults throughout South San Francisco, and the surrounding region.
Parking Requirement
Pursuant to SSFMC Section 20.330.004 (Required On-Site Parking Spaces), a Parking Management and Monitoring Study is required for commercial recreation uses without a specified parking requirement. The applicant submitted Parking Study Analysis (Ref. Attachment 4) to show that the available parking is suitable and adequate for the project. Following is a summary of the study findings:
A shared surface parking lot serves the project site (428 North Canal Street Unit B) and the adjoining uses (428 North Canal Street Unit A and 408 North Canal Street). The surface parking lot includes ten (10) spaces designated for the proposed project and 41 spaces for the adjoining uses for a total of 51 spaces for these properties. Based on a shared parking agreement with the joint landlord of the 428 and 408 North Canal Street properties, the proposed project would be able to utilize 41 spaces (if needed) from its neighbors outside of typical business hours (after 5:00 p.m. on weekdays and all day on weekends).
Based on the operational characteristics of the proposed project, the parking demand of a similar
existing badminton facility, the ability to utilize additional parking spaces from the neighboring uses, and the availability of parking along the adjacent street, adequate parking would be afforded the proposed project during its peak periods. The proposed project would have sufficient on‐site parking to accommodate its anticipated peak parking demand during weekday evenings and weekends, which coincides with the time when most of the workers of the adjacent uses have left for the day and there is ample parking. In addition, the proposed project would not result in a significant impact to parking on or off site.
GENERAL PLAN CONSISTENCY
The General Plan Land Use designation for the project site is High Density Mixed Use, and it is within the Lindenville Specific Plan area. The land use designation is intended for mixed-use and high density residential uses. The proposed badminton facility would support both employees and residents within Lindenville, and throughout the City, and is consistent with the adopted General Plan designation.
The proposed use helps to implement the following General Plan policies:
Policy LU-1.1: Support mixed use activity centers. Support a network of vibrant mixed use activity centers located throughout the city. Mixed use centers should include business and services, housing, healthy food, parks, and other gathering places.
Policy LU-1.7: Create new Lindenville and East of 101 mixed use neighborhoods. Facilitate the construction of new mixed-use neighborhoods in Lindenville and East of 101 that are well connected to services, transit, amenities, public buildings, and parks and recreational facilities.
Policy LU-7.7: Affordable spaces for emerging businesses. Support affordable and flexible commercial and industrial building space for new and emerging businesses.
GOAL PE-2: A resilient and diverse South San Francisco economy supports existing industries while accommodating emerging growth opportunities.
GOAL PE-7: South San Francisco provides a business climate that supports the success of local entrepreneurs and existing small, local, minority-owned, and culturally diverse businesses.
GOAL PR-1: South San Francisco equitably provides improved parkland, recreational facilities, and services for all residents.
ENVIRONMENTAL REVIEW
The project has been determined to be categorically exempt from environmental review under the provision of CEQA guidelines, Class 1, Section 15301, Existing Facilities. The proposed badminton use would include minor alterations to an existing building, and would not create any changes to the site conditions. No further environmental analysis is required.
CONCLUSION
The proposed indoor sports and recreation use (badminton facility) would provide a recreation service and athletic activity for employees and residents of South San Francisco as well as the for the larger region. The project is consistent with General Plan and the Zoning Ordinance; therefore, staff recommends the Planning Commission take the following actions:
1. Make a determination that the Project is categorically exempt from CEQA; and
2. Approve the Conditional Use Permit (UP25-0001) subject to the attached Findings and Conditions of Approval.
Attachments:
1. Findings and Conditions of Approval
2. Project Plans
3. Applicant’s Written Description of Business Operations
4. Parking Study Analysis and Parking Agreement