South San Francisco Planning Commission Regular Meeting – December 21, 2023

The South San Francisco Planning Commission met on December 21, 2023, at 7:00 PM to consider two public hearings: a use permit for an indoor padel facility and a recommendation to the City Council for a digital billboard project. The Commission also approved the consent calendar. All votes were unanimous (5-0), with Commissioners Evans and Pamukcu absent. The next regular meeting was announced for January 18, 2024.

Consent Calendar

• The draft minutes from the November 2, 2023 Planning Commission meeting were approved unanimously.

Public Comments & Testimony

• No public comments were received on any agenda item.

Discussion Items

• Item 2 – Use Permit for Indoor Padel Facility at 550 Eccles Avenue

  • Staff (Associate Planner Victoria Kim) presented the proposal to convert an existing warehouse into a six-court indoor padel facility with retail, office, and bathrooms. The project includes 20 on-site parking spaces plus an agreement for 12 additional spaces from a neighboring business after 5 PM and on weekends. Business hours are 7 AM to 9 PM daily, with a maximum occupancy of 26 (plus two employees). The project is categorically exempt from CEQA under Class 1, Section 15301.
  • The applicant, representing Park Padel, stated the sport originated in Mexico and is new to the U.S. They described the business model: $40 per person per hour or a $100 monthly membership with a reduced rate of $28 per hour. Free community hours (2–4 PM Monday–Thursday) and senior discounts are offered. The facility provides rental equipment.
  • Commissioners asked about parking reliability, restroom sizes, evacuation routes, and accessibility. Staff clarified that a professional parking analysis and a signed agreement with the neighboring tenant support the parking plan.
  • The Commission expressed support for bringing indoor recreational options to the east side of the city and noted cultural significance.
  • Motion to approve the use permit (UP 2305) and the CEQA exemption carried 5-0.

• Item 3 – Digital Billboard at 140 Beacon Avenue (Recommendation to City Council)

  • Staff (Senior Planner Christy Usher) reported on a request for a zoning text amendment, development agreement, design review, and sign permit for a 65-foot tall, double-faced digital billboard (approximately 1,300 sq ft) along US 101 and I-280. The project requires amending the zoning code to allow a fourth digital billboard (current limit is three). Three existing digital billboards in the city are taller and larger. The proposed billboard would be located in a PG&E easement under high-voltage transmission lines, with primary visibility from the freeway. The Design Review Board (DRB) did not support digital billboards generally but recommended minimized height and brightness if allowed.
  • The applicant (Outfront Media) stated the financial benefits to the city over the 30-year development agreement include:
    • Upfront fee: $140,000
    • In-lieu fee: $1.1 million
    • Annual payment: $102,000, increasing at 3% per year (adjustment requested by a Councilmember)
    • Total projected revenue: $6.1 million over 30 years
    • City use of one ad spot per eight weeks for community promotion.
  • Applicant addressed driver safety (citing FHWA studies showing no difference from static signs) and lighting (capped at 0.3 foot-candle over ambient; daytime max 7,500 nits, nighttime 300 nits; louvers direct light downward). A CEQA addendum found no new significant impacts.
  • Commissioners discussed the site’s visibility, height, proximity to transmission lines, and consistency with existing billboards. Commissioner Faria expressed support for this fourth sign but cautioned against future expansions beyond that. Commissioner Tzang noted the zoning text amendment feels case-by-case but found no adverse planning impacts. Commissioner Shihadeh supported the project but noted the date in the development agreement should be December 21, not December 13.
  • Three separate resolutions were considered and passed unanimously (5-0):
    1. 3a – Resolution recommending that the City Council adopt the CEQA addendum (finding the project within the scope of the 2015 Mitigated Negative Declaration).
    2. 3b – Resolution recommending approval of the Development Agreement, Design Review, and Sign Permit (with conditions).
    3. 3c – Resolution recommending adoption of the Zoning Text Amendment to allow a fourth digital billboard along US 101.

Key Outcomes

• Item 2 – Use Permit approved (5-0).
• Item 3a – CEQA determination recommended to City Council (5-0).
• Item 3b – Development Agreement, Design Review, and Sign Permit recommended to City Council (5-0).
• Item 3c – Zoning Text Amendment recommended to City Council (5-0).
• The Commission directed staff to correct the date in the development agreement from December 13 to December 21, 2023.
• The January 4, 2024 Planning Commission meeting was cancelled; the next regular meeting is January 18, 2024.