Title
Report regarding consideration of an application for a Conditional Use Permit to allow an indoor volleyball and pickleball facility (Bay Area Sport House) at 147 Beacon Street 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, Existing Facilities. (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 action:
1. Move to find the Project is exempt from CEQA review per CEQA Guidelines, Class 1, Section 15301, Existing Facilities.
2. Move to make findings and approve the entitlements request for Project (P24-0133) including the Conditional Use Permit (UP24-0007), subject to the attached Findings and Conditions of Approval
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BACKGROUND/DISCUSSION
In December 2024, the applicant submitted a Conditional Use Permit application to convert an existing warehouse into a volleyball and pickleball facility (Bay Area Sport House). The proposed project would be at an existing warehouse structure and proposes two volleyball courts and two pickleball courts. No exterior modifications are proposed.
Site Overview
The project site is located at 147 Beacon Street, and an existing one-story warehouse building with a mezzanine will be transformed into the proposed indoor sports and recreation use. The volleyball and pickleball facility would be approximately 22,700 square feet including the first floor (19,000 sf.) and mezzanine floor (Approx. 3,700 sf.). Nine parking stalls are designated along the north side of the building and seven parking spaces are adjacent to the west side of the structure with one loading and unloading zone, totaling 16 surface parking spaces dedicated to the indoor sports facility on site. The main and only access to the property is Beacon Street from the west. The surrounding land uses are warehousing, manufacturing, catering businesses, offices, an indoor driving school, and a dog day care center.
Proposed Project
The project is an indoor sports facility with two volleyball courts and two pickleball courts to provide professional coaching, organized leagues and community events. A maximum of 14 players can play at a time on each volleyball court and a maximum of four players per pickleball court can play at a time. The current landscaping and building exteriors would remain the same and additional trees and grass are proposed around the existing parking area (Ref. Attachment 3). The existing lobby, offices and restrooms will remain. Additionally, a new storage area and athletics pre-area on the first floor and deck lounge and seating area on the mezzanine floor would be added to the sports facility. An identifying signage for the business is not a part of the project and will be under a separate permit.
Operation Plan
The proposed volleyball and pickleball facility will be open between 3:00 p.m. to 10:00 p.m. on weekdays and 8:00 a.m. to 10:00 p.m. on weekends. Bay Area Sport House’s operating hours would take place mostly outside of regular business hours of the adjacent businesses during weekdays and weekends. The estimated maximum number of occupants would be 36 customers (two volleyball courts x 14 players and two pickleball courts x 4 players) at a time. In total, three employees will be hired, and one person staff will be on duty per shift during business hours at the project site. Additional private coaches and trainers may also be present.
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 mainly outside of. The project will not generate noise, traffic, or parking impacts in the surrounding areas, since it will be operated indoors and primarily outside of normal business hours of the surrounding businesses.
Parking Requirement
The project property has seven parking spaces on the west side of the building and nine parking spaces in the north, totaling 16 surface parking spaces. A parking agreement with the adjacent warehouse owner at 131 Beacon Street was signed to use additional 22 off-street parking spaces after business hours (Ref. Attachment 5). According 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. A parking study analysis (Ref. Attachment 4) was submitted to identify sufficient parking capacity and suitability for the volleyball and pickleball facility.
The parking study analysis includes hourly parking demand surveys of the north, west, and south parking lots for peak demand hours on Thursday, March 20, 2025 and Saturday, March 22, 2025 and comparable studies at similar indoor sports (basketball, volleyball, and soccer) facilities to capture anticipated volumes of parking demand. The parking study analysis estimated that the project would need 37 parking spaces if all two volleyball courts and two pickleball courts were fully occupied. During the peak transition period, 44 parking spaces would be in demand and may exceed the available parking spaces by 6 parking stalls. For the transition period, the existing loading and unloading zone in front of the project building would be used by parents and drivers to speed loading and unloading athletes and reduce the parking demand. The parking study analysis concluded that the drop-off and pick-up operation would expect to be reduced by four parking spaces and only two cars would use on-street parking spaces where there was enough capacity. Therefore, the proposed volleyball and pickleball facility would not have a significant negative impact on off-site and the provided parking on the site with the shared parking area would suffice the estimated peak parking demand.
GENERAL PLAN CONSISTENCY
The General Plan Land Use designation for the project site is Business Technology Park High in East of 101 sub area. The land use designation is intended for high-density corporate headquarters, research and development facilities, and office buildings. The proposed Bay Area Sports House would be located in an existing light industrial area, and the recreation facility will revitalize an underused project site and provide opportunities to students, athletic trainees and South San Francisco residents. The neighboring land uses are offices, manufacturing, warehousing, and other industrial uses. The project is providing an additional recreational facility in the community for the employees and residents, and the indoor sports facility is within the intent of the adopted General Plan designation.
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 (Bay Area Sports House) would provide a new 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 approve the Conditional Use Permit (UP24-0007) and make a determination that the project is in compliance with the CEQA Guidelines, subject to the Findings and Conditions of Approval.
Attachments:
1. Findings
2. Conditions of Approval
3. Project Plans with Business Operation Plan
4. Parking Management Plan
5. Parking Agreement