Hello everyone.

Welcome to Thursday, August 7th, 2025, regular meeting of the South San Francisco Planning Commission.

This meeting is being held in person at the Library Parks and Recreation Building Council Chambers.

To write a comment during the meeting, please fill out a speaker card and give it to the clerk.

You have three minutes to make your comments.

Please note that all commission time limits and rules of decorum will apply to the public comments.

This meeting of the South San Francisco Planning Commission is hereby called to order.

Please join me for the Pledge of Allegiance.

I pledge allegiance to the flag of the United States of America.

And to the Republic for which it stands.

Maybe please have a roll call.

Yes, good evening.

Chair Funez Ostrick.

Here.

Commissioner Baker.

Here.

Commissioner Evans.

Here.

Commissioner Faria.

Here.

Commissioner Shahade?

Here.

Commissioner Zhang.

Here.

Vice Chairperson Pamaku is absent this evening.

Thank you.

Sorry.

Are there any changes to the agenda?

No changes.

Are there any items or announcements from staff?

There are none.

Does any member of the public wish to address the commission on an item that is not on the agenda at this time?

Please fill out a speaker card and give it to the clerk.

At this time, I will ask the clerk if there are any members of the public who would like to provide comments.

We have not received any public comment cards.

Great.

Hearing no speakers, we will move on.

Next on the agenda is the disclosure of ex parte communications.

If any commissioners had any communication with applicants, did any site or project visits had interactions with third parties or conflicts regarding any items on the agenda, you may disclose them at this time.

If you would like to recuse yourself for any item, you can do so at this time.

Hearing none, I'll move on to the next item.

Next on the agenda is the consent calendar.

May we have a listing of the consent calendar items?

Yes, item number one is consideration and approval of minutes from the July 17th, 2025 Planning Commission.

Can I have a roll call, please?

I make a motion we approve the minutes.

All right.

Roll call, please.

Commissioner Baker.

Yes.

Commissioner Zhang.

Yes.

Chairperson Funez Ostrick?

Yes.

Commissioner Evans.

Yes.

Commissioner Faria.

Yes.

Commissioner Shahade.

Yes.

Motion passes.

Does any commissioner wish to pull any item from consent?

Oh, we did that.

Okay, sorry.

Next on the agenda is public hearing.

The public hearing.

The public hearing.

So I will now open the public hearing and call for a staff report.

So uh public hearing item number two is a 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 the Business Technology Park High Zoning District, in accordance with Title 20 of the South San Francisco Municipal Code and determination that the project is categorically exempt from California Environmental Quality Act per Class 1 Section 15301 existing facilities.

Victoria Kim will provide the staff report.

In uh East 101 area according to Gender Plan.

And the address is uh Fort 147 Bacon Street, and which is a zoned as a business technology park high BTPH.

The indoor uh sports and recreational use are permitted use in BTPH zoning district with approval of a conditional use permit.

So applicants submitted the conditional use permit um to convert existing one-story uh warehouse to the indoor sports and recreation use, um, mainly for indoor voluble and depictable uh facility.

And it will include uh about 200 to 22,000 square feet uh area with one floor with the mezzanine area.

And the following uh uses are nearby neighboring businesses, including catering, manufacturer, restaurant, and Costco material store, cleaner, daycare, and also uh there is also another indoor uh sports recreational use uh called uh K1 Speed.

The project has two voluble courts and then two pickable courts, and this will provide professional coaching and organized leaks and community events.

Um as you can see, the main access to the property is Beacon Street in the west, and there are designated nine parking in the north and seven parking uh along the beacon street.

So in total, there will be 16 parking provided for the project.

And the first floor uh has two pickable courts and volleyball courts.

All the existing restroom and office area will be remained the same.

Uh the proposed uh pre-area and storage on the first floor plan and uh seating area and lounge on the mezzanine area will be added to the facility.

So here is existing uh west elevation uh on the top, and then north elevation at the bottom of the screen.

Um the red line highlights the uh property line of the pro uh project.

According to uh operational plan, the business hours are 3 p.m.

to 10 p.m.

Monday to Friday, which is outside of uh business hours in the neighborhood, and 8 a.m.

to 10 p.m.

during the weekend, and uh employee will be three in total, and the maximum number of players will be 36, uh including uh provided 16 parking spaces.

There will be 22 uh parking from the shared parking lot, and then this is done by parking agreement between the uh neighbor uh uh property owner, and then attachment five includes this parking agreement.

So I want to go over the parking plan for the project.

So as I mentioned, there will be seven spaces in the west and nine spaces in the north, so total 16 spaces for the site, and plus 22 spaces at the shared parking.

So in total, there will be 38 spaces available for the project site.

Um according to the submitted parking study analysis during the peak hour, there will be 44 parking spaces in demand and may exceed the uh provided parking spaces.

So in that case, the study also mentioned and then concluded the drop-off and pickup operation will reduce by four parking spaces, and the yellow boxes highlighted on the screen is uh existing uh zone uh loading area, which can be utilized as a drop-up and pickup uh site.

And here I indicate as yellow as well.

And there will be plenty of uh street parking, so uh people in case that there will be more uh parking needed um people can park on the street as well.

The Bay Area Sports House will provide safe recreational facility for all athletes of ages, and the project is consistent with general plan and zoning ordinance.

So the staff recommend the planning commission approve the conditional use permit and make a determination that this is consistent with the CQA guidelines subject to findings and conditions of approval.

And this concludes a step presentation, and applicant team and staff will be available for any questions.

Thank you so much.

Thank you.

If the applicant is present, would you like to make a presentation?

Hi, uh I am my name is Bill Guan.

Good evening.

I'm the project architect.

My name is Bill.

I think this is a great project.

And it's really close to feeway.

And it's very easy for people to come and drop off kids.

And also I think this is a great project, is because my client is we use abandoned big warehouse and make this uh for everybody, kids, parents, uh dogs, who loves volleyball and pickleball, and I think it will turn into a great facility for the city for the people who live there, or the next in the like the neighborhood.

I think it will will be really uh nice facility for everybody.

Thank you again.

And my kind of add anything?

No, good.

Thank you.

Does any commissioners have any questions for staff or the applicant?

Commissioner Baker?

Um hi, just uh I'm not sure who this goes to, but um I I noticed the the two large restrooms on the the ground floor, but I don't notice anything that's labeled as like a changing room.

I also noticed there's about close to 15 individual offices over the three floors.

Do you guys have one?

Is there any plan to put in changing rooms?

And two, do you have any plans for all that extra office space?

Any uh other uses for it?

Sure.

Um so the upstairs where the offices are located, uh, where they're hoping to bring in like physical therapists, uh maybe a chiropractor, uh healthcare professionals that are geared more towards uh youth athletes, uh, because we see a lot of injuries uh with kids, uh and we don't see a lot of correct physical therapy to help them kind of rehab those injuries and prevent either the same injury from reoccurring or future injuries.

Um so hopefully those will be treatment rooms uh for the the youth athletes that we have coming in.

And then the changing area question uh on that first floor, the entryway um just past those offices on the first floor, uh, will be the locker room with um benches and and places for them to change.

Great, thank you.

I guess this is for staff, and I I'm assuming a training or like um athletic training uh is an acceptable use of this or is that more for a question for like the business licensing part?

Um so when there's a new uh uses, the business license will be required by finance, so probably they have to apply for a new business license for the use.

Yeah.

But I will add that um kind of athletic training is in keeping with this type of use in terms of having people there and so having I I figured it was, I just figured I didn't need to get kind of to that.

Yes, thanks.

Thank you, Commissioner Zheng.

Through the chair.

Um Powelling on that one.

I didn't expect the top to be physical therapists or that like are we approving use for that, or does that affect anything about this use permit?

Because I was under an assumption that this will be uh volleyballs and uh pickable.

Uh second, uh will there be any audience, like meaning that there will be uh competition uh that will have a lot of audience in this location because I think mainly is the parking issue and sounds like um the top floor and also audience might trigger a lot more parking requirement than otherwise.

I I think it won't be a problem.

So can I can I get clarification?

Sure.

So do you wanna I'm sorry, what was the question?

So the first question actually will be for uh Victoria is like because it was a new information that what you're gonna do with the the top, but I I'm under an assumption that we're not approving any such use like uh a clinic or or or uh physical therapist uh activity on top without any more use permit.

So meaning that we are only approving the sports facility for today.

So I want clarification on that one.

And second, will there be uh audiences for like sports uh tournaments and stuff like that that could trigger yes like spectators uh that could trigger a lot more parking requirements and will that affect uh the use uh affect the parking requirement and such.

I think both actually, other than whether you there will be uh uh spectators uh will be victorious uh domain.

So, Commissioner Zhang, you're correct.

So today's uh planning commission is for the main uh use, which is indoor sports and recreation use and uh sometimes a physical therapy or by uh it's allowed by right, but I'm not sure I have a I have to check with the zoning ordinance whether it's uh allowed by right.

Um but you're correct that today it's just mainly for approval of conditional use um permit for indoor sports and recreation.

And second question I can yeah, I can answer the second but um so I have three kids and they are all in high school sports or in grade school sports.

Um for us the complex isn't it looks big, but it's not big enough to hold large um activities enough to have spectators.

So if you're thinking about like tournaments uh or things like that, typically you need about six courts um to run some type of tournament that big.

Um so we don't plan on on having it.

It's more of a training center uh to allow kids to come in and practice, or even you know, adults to come in uh and practice and and use an indoor facility.

Yeah, Commissioner Zhang, I would just add because uh even on their plans, it talks about it being a training space, and so as long as even if they had individuals upstairs that were kind of ancillary to the training, um we we would likely look at that as not additional.

The one thing I would add is we can always look to see if parking becomes an issue at the site because of that.

Um it's a use permit, we can always re-look at it if that becomes difficult.

But I I think in general, um a lot of that is still within the training spectrum, and so we would probably look at it as ancillary in that sense.

Thanks, Philly.

That uh that's very very clear answer too.

Thank you.

Excellent.

Any other questions from commissioners?

To the chair.

Um just more of a quick question on the on the parking part of it.

The building next door where they're gonna be sharing the 22 spaces, how much because now there'd be overlap of hours if there's occupancy in that building.

How much do they is that occupant of the 22 use of their 22?

I mean, or it's just a car.

I mean, that's do we have anybody the hours.

I mean, like if they're using all and I don't know this answer, I'm asking you.

If they're using all they're using 20 spots between, let's say eight and four, then that'll leaves you two.

If they're only using five, then that's where I'm going with that question.

Sure.

Yeah, I mean, uh currently it's vacant, uh, so the building's vacant.

There's no tenants in there.

Um, so right now there's 22 spots open.

But yeah, you're right.

I don't know uh what will happen if a tenant comes in, what their business hours will be, things like that.

I think we have to make a note that whenever another business should come in, that will obviously not your fault because you have an empty lot right now.

I mean, right now it's perfect, but down the road, there's a potential of that building gets rented out and they utilize all their spaces, then we have an issue for theirs.

That's all I have.

Sam?

Thank you.

Uh Commissioner Shahder?

Yeah.

Through the chair.

Uh I agree we do need a lot of sport facilities in South City, especially lately, we're getting quite a few requests.

I have two questions.

It's a business.

What's your business model?

Have you done this before?

And what's your chances of success?

Meaning it's a big space.

You're gonna have big rent to pay, plus monthly employees, other expenses, insurance.

Have you taken all those into consideration?

And if you can give us a little bit on what the sources of income would be.

Sure.

Yeah, I think um, I guess to answer that last part, yeah.

I definitely uh have taken uh mainly main many restless nights uh thinking about this project and you know where it's going to go uh and how we're gonna you know get it up and running.

Um obviously the main revenue stream for this business uh will be obviously the pickleball side uh and opening up the courts to uh teams or even just individuals who are looking to you know practice or improve uh in that sport uh probably more volleyball than anything else.

Um I have not owned or operated a sports complex before.

Um I do own uh my own healthcare business.

Um so I am familiar with uh business uh aspects in in that regard.

Um so I'm hoping everything I've learned in the last 10 years, uh, I can apply it towards uh this business.

Thank you.

Are you the questions does any member of the public wish to address the commission on this item at this time?

Please fill out a speaker card and give it to the clerk.

At this time, I will ask the clerk if there are any members of the public who would like to provide comments.

We've received no cards.

So at this time I'm gonna close the public hearing.

Can I ask?

Okay, so we're gonna ask if any of the commissioners have any comments.

Does anyone have any closing comments?

I can start it off.

Well, I will be supporting this project as as fellow commissioner was saying, it's the more we have the better for our citizens to take advantage of whatever their sport is, whether it be batting cages, pickleball, courts, volleyball, whatever it may be.

So uh again, I will be supporting this, and uh I wish you luck in the endeavor if it passes.

Yeah, I'll also say that I really do appreciate that there's more recreational sports for everyone in our community.

We do live in a very cold place, so any time we can get people to be indoor and active is always a really good thing.

So thank you so much for bringing this to us.

Good.

Yeah.

Uh I echo my commissioner's comments.

I salute you for being brave to take the chance.

It is, it's a new venture.

It's gonna have a cost to it.

And I think the community does need such a thing.

If you collaborate with different schools, different avenues, you know, sponsorships, it should be successful, but it's gonna take you know some time, especially in that area, because it's isolated.

It's not you know, people have to seek you.

It's not gonna be visible.

Like K1 Court, you can see it from the freeway.

There's enough signage, they have a lot of support.

So I wish you the best.

Thank you so much.

Can I call for a motion, please?

Real quickly, and hopefully you have a problem where your parking is utilized fullest because you're that busy, so yes, thank you.

Thank you.

Can I entertain a motion?

I'll make a motion.

Uh move to determine the project is exempt from CEQA.

Roll call, please.

Commissioner Zhang.

Yes.

Commissioner Shahade?

Yes.

Commissioner Faria?

Yes.

Commissioner Evans?

Yes.

Commissioner Baker.

Yes.

Chairperson Funes Ostrick.

Yes.

Second item.

Move to approve the conditional use permit subject to the attached draft findings and draft conditions of approval.

I'll second that as well.

Roll call, please.

Commissioner Evans.

Yes.

Commissioner Baker.

Yes.

Commissioner Faria?

Yes.

Commissioner Zhang?

Yes.

Commissioner Shahade?

Yes.

Chairperson Funes Ostrick.

Yes.

Motion passes.

Projects approved.

Congratulations.

Thank you.

Okay.

He's going to accuse himself of this.

So approval for you over go to him then.

Okay.

Sorry.

When you go on to the next item, then he'll accuse himself.

Administrative business.

Okay.

Can I have the staff report on the next item, please?

So for administrative business item number three is a report regarding an application for design review to construct a new multifamily residential structure consisting of four dwelling units at 227 Armor Avenue in the downtown residential high zoning district in accordance with Title 20 of the South San Francisco Municipal Code and determination that the project is categorically exempt under the provisions of the California Environmental Quality Act per Class 3, Section 15303, new construction or conversion of small structures.

Stephanie Sangos would present the staff report.

Excuse me.

I would like to recuse myself, conflict of interest.

I have a business close by.

So I'd like to recruit myself.

Thank you.

Yeah.

Go ahead.

Okay.

Uh staff report, please.

Sorry, just paying for Commissioner Shahada to exit.

You have to go faster.

Thank you, Stephanie.

Okay, thank you.

Um good evening, Chair, Vice Chair, Commissioners, Stephanie Skangis, Senior Planner with the Planning Division.

Um, tonight I will be discussing a new multifamily residential project in the downtown area.

The project site is located at 227 Armour Avenue in the downtown residential high zoning district.

The site is a through lot with street frontages on Armour Avenue and 9th lane.

There's an existing one-story residential building with two units facing 9th lane and an existing one-story residential building with one unit facing Armor Avenue currently on the site.

The applicant is proposing the construction of a new three-story residential building facing Armour Avenue, and it will be attached to the existing one-story, one unit building.

The new building will be approximately 4,600 square feet in size and will have four new units, which results in a total of seven units for the site.

The new units will be located on levels two and three of the building, and the garage along with bicycle parking, trash collection bins, and a utility room will be located on the ground floor.

The project also includes new landscaping as well as improvements to an existing paved area facing Armour Avenue that will be used as common usable open space for all units on the site.

As mentioned, the project site is located in the downtown residential high zoning district.

All projects are subject to the DRH development standards as well as supplemental standards that are specific to downtown residential zoning districts.

Additionally, the project is subject to citywide and site building design standards for residential developments.

Per zoning and in accordance with state law, no off-street parking is required for any use located within a transit station area.

Therefore, this project does not require any parking.

However, the project does include a new two-car garage on the ground floor, as well as ample driveway space to allow for potentially two additional parking spaces on site.

The project is required to provide long-term bicycle parking on site per zoning.

The project is required to provide one long-term parking at bicycle parking space and is proposing two spaces within the garage.

The project has been determined to be categorically exempt under the provisions of CEQA class three, section 15303 for small construction or conversion of small structures.

The project site is an existing developed property surrounded by existing buildings, and the proposal includes the construction of a new multi-family structure of less than six new units on a legal parcel in an urbanized area and therefore qualifies for the class three exemption.

Staff would just like to add a note that the project is subject to the city's impact and development fees, um, which are used to offset the impacts of new development in the city.

Um the fees that the project will be subject to are parks and recreation, child care, library, public safety, and citywide transportation.

And these have been included as a condition of approval as well.

Um before I um do my conclusion, staff would also like to um uh let the planning commission know that um a public comment for this item was received via email earlier today that was emailed to all commissioners as well as um copies were printed and provided to you, and it was from the housing defense fund of California in support of the project.

Um discuss the desire to see the four-unit housing development approved.

So with that in conclusion, the project has been found to comply with all applicable general plan goals and policies and zoning code requirements.

Um this project also brings the project site into compliance with minimum density requirements, and the project meets all applicable development site and design standards.

Therefore, staff is recommending that the planning commission make a determination that the project is categorically exempt from CEQA, class three, section one five three zero three, as well as approve the design review requests based on the findings and subject to the conditions of approval.

That concludes staff's presentation.

Um myself and the applicant are both available for any questions you may have.

Thank you so much for your presentation.

Does any other commissioners have any questions at this time?

Commissioner Zhang.

Um the architectural question.

Is the is the applicant here?

Yes, Andrea Costanzo is uh Yeah, um I'm actually looking at uh this picture in the particular the two huge balconies that is Kentilevering Isle.

Is that intended to be Kentilever?

Like same with the other one, like the reason why I'm asking is if it's not Kentilever, if there will eventually be post, then will that will that be within the SEPA requirement?

Like, but if the intention is to make it Kentileva, which I I truly understand you can do that.

Uh it's just that like because it's a balcony and uh you step down and stuff like that, it tends to be the maintenance issue down the road.

So I I'm just seeing that this nothing really related to planning approval, but uh concerned.

I will let Andrea discuss um the design and structural components of it, but um it is outside of the 15-foot setback requirement.

No, I I I mean it it does meet the 15, so it's further back than the front setup.

So even if they put a post, it won't be a problem.

Correct.

Okay, okay, good.

Then I guess it's just do you do you do you have any issue with Kentilever?

But like that that's just a mood point, but since you're here.

My name is Andrea Gostanzo, I'm the designer of the project.

I'm working with a structure engineer to see we need a post there.

You know, the idea is not to have you know we'll be cantilever, but I know it might be you know uh something to consider if we need a post.

Not in the balcony, at least in the cantilever part of the units.

Um looks like you will either way you will be fine.

I'm just worried that if you have to have a pose and planning can't allow, then that will be a problem.

Okay.

Thank you.

Any other questions?

How do you get sorry?

Can we have a speaker card, please?

You're welcome to have a speaker card.

If you want to understand where's the front door.

But I I'll ask the question on behalf of the uh audience member.

Um can you just outline where the entrances for the building are?

I'm sorry.

Can you outline where the uh entrances for the building are so the main entrance is where the gable roof is, and so we have stairs going to each unit.

Got it?

Sorry, right there.

Like a lobby, yeah.

Thank you.

Any other questions?

It's more just of a comment, like you say, project looks fine.

One thing is I know with a lot of requirements where they no longer need the parking and things like that.

I just want to put on the record.

We know how the streets are down there anyway.

Even though you have two car garage, but two in the driveway, be my luck on the inside car.

I just want to put on the record.

I know you're not required any parking, but uh with the streets down there in old town in general, their parking is a premium, especially with some of the lots having been developed.

So I just want to put that on the record.

Yeah, I can speak for the owner.

He's uh South City uh neighbor, you know, he's been in he has businesses in South City.

He knows the neighborhood.

So yeah, so he wanted parking because of that problem we have with the parking now in South City.

So at least we are providing two inside and possible to in the on the driveway, but also we have a driveway on this side for the other unit.

So and again, being a transit development, hopefully they utilize the concept.

So yeah.

Both the 292 and the 130 run right there.

So then you want to respond to speaker card?

And he he is the applicant for the project.

So you you can just call him up the office.

If he provides a name, we probably owner though, right?

No, no.

I own a property.

Okay.

Then we do need a speaker card.

Now this being an administrative item.

Now, do we still take motions or just strictly administrative?

It's a did it's an administrative approval.

Well, you are making the motions that we've given to you, but it's not a public hearing.

Okay.

So we'd still make just allowing comments.

I just I saw the motions.

I just want to confirm the it's just that your motions are constrained in terms of the actions that you're able to take.

Yeah.

Thank you.

Thank you.

Hi.

How are you?

It's a beautiful building.

Oh, thank you so much.

Thank you so much.

Um just one thing.

I own the property next.

This is this is a beautiful building.

I own the property next door, this side of it.

The building is on the property line.

I just want to make sure everything is on the procedure.

I'm sorry.

Uh Tom, can you mind speaking into that?

Yeah.

I I own the property next door to this on 231.

And that building is on the property line.

So you are not CDI.

Right?

I know.

Okay, just as long as we know that.

I need to make sure that the overhang on that building is like three foot two from the edge of the building at 231.

Is that I don't know if our codes are daylight, but I've been here before.

And daylight getting into buildings with slopes on roofs is become an issue.

This is a beautiful building.

I hope it goes ahead.

We also revocate Belly on building two doors down.

It's a three-unit building.

I hope the neighborhood goes fantastic.

I just I just want to make sure everybody knows.

It's like a major concern.

Okay.

I'm also resubmitted an email with some comments out of it.

Um I don't think you mentioned it.

We didn't receive those through the public comment.

Yeah, um through the chair.

Um first uh I did receive an email from the um general planning email that was forwarded that you had sent through the general planning with questions about the plans and project that I was gonna get back to you.

Oh, okay, all right um regarding that.

I just it was really busy today.

Um I got this later in the afternoon.

But I I can't answer.

Um so there is a required five foot setback for the ground floor.

That's perfectly fine, yeah.

Um and then the second story um past the balconies, there's an additional setback requirement for ten.

Um feet for the upper stories.

At least uh at least half of the fifty percent of the so the front sorry sort of front of the house next door starts uh where your bathroom is.

The balcony is five feet, that's what you're calling it.

Yeah.

Also the uh the other requirement that we need to uh comply with building when we go through the building permit is that the all the new walls are gonna be fire rated, so don't worry about it.

So it's gonna be I mean you you worry about the fire rating?

Well, I've got some windows on that new building that I've got now.

I'm looking at this.

The fire rate rentals are not cheap.

I know, but we're compliant with setbacks.

Okay, can we uh ask like the these conversations happen after the file?

Okay, all right.

So anyway, I just want to make sure that the overhang on that roof, it's actually no done the drawn, I think it's sheet A two is three four two from not from the prop front, not from the property, but from the building next door.

The project will have to meet all building code and fire code requirements building permits.

Yes, thank you.

Good luck with your project.

Thank you for your time, everybody.

Thank you.

Can I call for a motion, please?

Move to the permitted project is is exempt from CEQA second.

Roll call, please.

Commissioner Faria?

Yes.

Commissioner Evans?

Yes.

Commissioner Zhang?

Yes.

Commissioner Baker?

Yes.

Chairperson Funez Ostrick.

Yes.

Second motion.

Move to approve the design review review entitlements subject to the attached draft findings and draft conditions of approval.

Second.

Roll call, please.

Chairperson Funez Ostrock.

Yes.

Commissioner Baker?

Yes.

Commissioner Evans?

Yes.

Commissioner Faria?

Yes.

Commissioner Zhang.

Yes.

Motion passes.

Projects approved.

Does any commissioner have any items or announcements?

Hearing none, I'm gonna be adjourning this meeting for August seventh, twenty twenty-five.

Thanks everyone.

Good night.