Title
Report regarding consideration of an application for a Conditional Use Permit to allow an indoor volleyball and basketball facility (Elite Sports Centers) at 415 E. Grand Avenue in Business Technology Park-High (BTP-H) 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), per Class 1, Section 15301. (Victoria Kim, Associate 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 Conditional Use Permit subject to the attached draft Findings and draft Conditions of Approval.
RECOMMENDATION
Recommendation
Staff recommends that the Planning Commission conduct a public hearing and take the following actions:
1. Move to find the Project is exempt from further CEQA review pursuant to CEQA, Class 1, Section 15301, Existing Facilities categorical exemption.
2. Move to make findings and approve the Conditional Use Permit (UP24-0006), subject to the attached draft Findings and draft Conditions of Approval.
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BACKGROUND/DISCUSSION
The applicant submitted an application to the Planning Division to operate a volleyball and basketball facility (Elite Sports Centers) in December, 2024. The proposed project would be within an existing structure without any exterior modifications, and proposes four volleyball courts which could be also be utilized as basketball courts.
Site Overview
The project site is located at 415 E. Grand Avenue, and a portion of the existing one-story warehouse building will be changed to the proposed indoor sports and recreation use. The volleyball and basketball court facility would occupy approximately 34,630 square feet within the existing 44,821 square foot building. The southeast portion of the building (10,191 sq. ft.) would remain occupied by another warehouse tenant. Currently, 57 surface parking spaces are dedicated to the subject tenant facility on site. The main access to the property is from E. Grand Avenue from the south. The project site is surrounded by warehousing, biotechnology, food product suppliers, and software companies and office buildings.
Proposed Project
The applicant is proposing to provide four volleyball courts which also could be used for basketball courts. A maximum of up to 14 players can play at a time per each court. There would not be any exterior changes to the building, and current landscaping areas would remain the same. Other than the proposed volleyball courts, office areas, a closet, and restrooms will remain the same. An identifying signage for the business is not proposed and will be reviewed under a separate permit.
Operation Plan
According to the applicant’s project description (Ref. Attachment 3), the sports facility will be open between 3:00 p.m. to 10:00 p.m. on weekdays and 8:00 a.m. to 8:00 p.m. on weekends. Elite Sports Centers’ operating hours would take place mostly outside of regular business hours of the adjacent businesses during weekdays and weekends, but there are two overlapping hours during weekdays between 3:00 p.m. to 5:00 p.m. The estimated maximum number of occupants would be 56 customers (four courts x fourteen players) and one employee at the project site during business hours.
ZONING CONSISTENCY
Land Use
The subject site is located in the Business Technology Park-High (BTP-H) Zoning District. Pursuant to SSFMC Section 20.100 (Nonresidential Districts), Indoor Sports and Recreation uses are permitted in the BTP-H Zoning District subject to the approval of a Conditional Use Permit. The proposed use would be operated indoors and outside of normal business hours that noise, traffic, and parking in the surrounding area would not be negatively impacted by the project. A new recreational use would provide training and fitness opportunities for students, and employees of biotech companies in the neighborhood, as well as community residents.
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. Parking Study Analysis was submitted (Ref. Attachment 4) to provide parking suitability and adequacy for the project. The project site has 40 parking spaces on the west side of the building and 34 parking spaces on the east side of the building, totaling 74 surface parking spaces. Out of the 74 parking spaces, 57 parking spaces are dedicated to the project tenant. Therefore, the applicant submitted a parking agreement with the adjacent tenant to use their 17 parking spaces (if needed) on weekdays after business hours, and on weekends (Ref. Attachment 5).
The parking study analysis includes hourly parking demand surveys of the west and east parking lots for peak demand hours on Thursday, January 16, 2025 and Saturday, January 25, 2025 and comparable studies at similar volleyball court facilities to capture anticipated volumes of parking demand. The Parking Study Analysis estimated that the project would need 57 parking spaces if all four volleyball courts were fully occupied. Also, during the peak transition period between classes, 80 parking spaces would be in demand. During the transition period, two parking spaces are recommended to be a drop-off and pick-up area to speed loading and unloading visitors and reduce the parking demand. Based on the recommendation, the on-site parking spaces would accommodate the expected parking demand and be adequate for the project. The proposed volleyball facility would not have a significant negative impact on off-site parking spaces, as there is adequate parking on-site.
GENERAL PLAN CONSISTENCY
The General Plan Land Use designation for the project site is Business Technology Park High. The land use designation is intended for high-density corporate headquarters, research and development facilities, and office buildings. The proposed Elite Sports Centers would be located in a life science and other research and development land use area, and would provide recreation opportunities to students, athletic trainees and South San Francisco employees residents in East of 101. This is a use that will support the nearby employment uses in the area, and is consistent with the intent of the adopted General Plan designation. The following policies also support the Elite Sports Center use:
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 is in an existing structure and has been determined to be categorically exempt from environmental review under the provision of CEQA guidelines, Class 1, Section 15301 (Existing Facilities). The project would not create any changes to the site conditions. Therefore, no further environmental analysis is required.
CONCLUSION
The proposed indoor sports and recreation use (Elite Sports Centers) would provide a clean and safe recreation facility for athletes of all ages to practice and train. The project is consistent with General Plan and City’s Zoning Ordinance development standards. Staff recommends that the Planning Commission make a determination that the project is in compliance with the CEQA Guidelines and approve the Conditional Use Permit (UP24-0006) for an indoor sports and recreation use, subject to the Findings and Conditions of Approval.
Attachments:
1. Findings
2. Conditions of Approval
3. Site Plans
4. Project Description and Business Plan
5. Parking Study Analysis
6. Parking Agreement