PLANNING AND HOUSING COMMISSION
STAFF REPORT
DATE: 7/9/2018
TO: Honorable Chair and Commissioners
FROM: Community Development Department
APPLICATION REQUEST:
Title
CUP2018-0005: Conditional Use Permit application to establish and operate a 34,100 square-foot indoor recreational trampoline park within an existing 100,850 square-foot commercial building located at 705 North Main Street, Suites 106/108, in the MU (Mixed Use) District of the North Main Street Specific Plan (SP99-01) (Applicant: Steve Coyne of Waypoint Group, LLC., 567 San Nicolas Drive, Suite 270, Newport Beach, CA 92660).
End
RECOMMENDED ACTION:
Recommended action
That the Planning and Housing Commission recommend adoption of Resolution No. 2513 GRANTING CUP2018-0005, based on the findings contained in the staff report and conditions of approval.
Body
PROJECT SITE SUMMARY
Area of Property: 10.74 acres
Existing Zoning: MU (Mixed Use) District of the North Main Street Specific Plan (SP99-01)
Existing General Plan: MU1 (Mixed Use: Commercial/Residential)
Existing Land Use: Commercial Center
Proposed Land Use: Indoor recreational trampoline park facility (Suite 106/108)
Surrounding Zoning/Land Uses:
N: MU (Mixed Use) District of the North Main Street Specific Plan (SP99-01)/Gas station
E: R3 Multiple-Family Residential Zone/Apartments and School Zone/Parkridge Elementary
S: BP (Business Park) District of the North Main Street Specific Plan (SP99-01)/Industrial building and FP1 Primary Flood Plain Zone/Temescal Creek Channel
W: CR (Commercial Retail) District of the North Main Street Specific Plan (SP99-01)/Commercial center
BACKGROUND
The commercial center was constructed in 1973 and contains a 95,010 square-foot commercial building, which was previously occupied by Sears and K-Mart Stores. The building has been vacant since 2014. In an effort to revitalize the outdated commercial center, Waypoint Property Group, LLC was granted approval of a precise plan application (PP16-013M) to remodel the exterior façade of the existing 95,010 square-foot commercial building, add a 5,840 square-foot addition to the main commercial building, and add a new 3,149 square-foot commercial pad building. The proposal also included a new sign program for the center and on-site parking and landscaping improvements. On November 21, 2016, the Planning and Housing Commission approved the renovation plans for the overall commercial center.
On April 24, 2017, the Planning and Housing Commission approved a conditional use permit (CUP16-008) to establish a 37,547 square-foot health club within Suite 110 of the existing commercial building. Since then, the buildings have been occupied by Chuze Fitness, Aldi Market, and a new Wendy’s fast food restaurant that has been completed and is now operational.
The project plans for the Big Air Trampoline Park were reviewed by City staff at the Project Review Committee (PRC) meeting on April 19, 2018. At the meeting, the PRC provided comments to the applicant related to off-street parking and building occupancy requirements.
PROJECT DESCRIPTION
CUP2018-0005 is an application to establish and operate a 34,100 square-foot indoor recreational trampoline park facility within an existing commercial building located at 705 North Main Street, Suite 106/108, in the MU (Mixed Use) District of the North Main Street Specific Plan (SP99-01) (Exhibit A).
Site Plan
The subject site is a relatively flat and fully developed 10.74-acre parcel located southeast of North Main Street and East Parkridge Avenue. As shown in Exhibit A, the tenant space to be occupied by Big Air Trampoline Park will be between the existing health club “Chuze Fitness” and grocery store “Aldi Market.” The commercial building is 100,850 square feet and is sectioned into 6 tenant spaces ranging in size from 1,460 square feet to 37,547 square feet. The indoor recreational trampoline park will be the second largest tenant space at 34,100 square feet in area. Additionally, there is an 11,518 square-foot commercial office building located on the northerly side of the property, a 3,149 square-foot drive-through restaurant on the westerly side of the property, along with landscaping and 542 on-site parking spaces. No changes are proposed to the recently refurbished exterior of the building. Only improvements will be made to the interior of the building which will be reviewed by city staff through the city’s plan check process.
Floor Plan
The floor plan for the indoor recreational trampoline park is depicted in Exhibit C. The Big Air Trampoline Park will have a combination of child and adult indoor recreational equipment. As shown on the floor plan, the proposed indoor recreational trampoline park contains a lobby area, party rooms, kitchen with snack bar and café area, trampoline attractions such as freestyle jump arenas, dodge ball and basketball courts, the Rubix Cube Challenge, a mechanical bull, foam pits, wall climbing attractions, laser maze, ninja course, battle beams, trapeze bar, restrooms, business area, and staff breakroom.
Operation
The trampoline park will operate Monday through Sunday during the day and evenings. The following tables describe the intended use for each use in the commercial center and the hours of operation.
Table 1
Big Air Trampoline Park (Suite 106/108)
|
Day |
Hours |
|
Monday - Thursday |
11:00 a.m. - 9:00 p.m. |
|
Friday |
11:00 a.m. - 11:00 p.m. |
|
Saturday |
10:00 a.m. - 11:00 p.m. |
|
Sunday |
10:00 a.m. - 8:00 p.m. |
Table 2
Chuze Fitness (Suite 110)
|
DayHours |
|
|
Monday |
4:30 a.m. - 12:00 a.m. |
|
Tuesday - Thursday |
24 hours |
|
Friday |
12:00 a.m. - 10:00 p.m. |
|
Saturday - Sunday |
6:00 a.m. - 8:00 p.m. |
Table 3
Aldi Market (Suite 104)
|
DayHours |
|
|
Monday - Sunday |
9:00 a.m. - 9:00 p.m. |
Table 4
Wendy’s (Pad A)
|
DayHours |
|
|
Monday - Sunday |
10:30 a.m. - 1:00 a.m. |
Table 5
RE/MAX (Building 1)
|
DayHours |
|
|
Monday - Friday |
9:00 a.m. - 6:00 p.m. |
|
Saturday - Sunday |
Closed |
Table 6
Unoccupied Commercial Area (Suites 101-103)
|
DayHours |
|
|
Monday - Sunday |
9:00 a.m. - 6:00 p.m. |
Access, Circulation, and Parking
The project site is provided with five points of vehicular access from the surrounding streets. There are two existing driveways located on North Main Street and three existing driveways located on East Parkridge Avenue. All vehicular access points and parking spaces are shared among the tenants within the commercial buildings at the subject property. Both North Main Street and East Parkridge Avenue are fully improved; therefore, no additional improvements are required.
The Corona Municipal Code (CMC) does not contain a specific parking code requirement for indoor recreational facilities. City staff has historically applied to similar uses a parking ratio of one space per 250 square feet of floor area. The existing grocery store is permitted to utilize the city’s parking ratio for retail at the time the building was constructed which was one space per 375 square feet of floor area. Table A summarizes the parking requirements for each intended use within the commercial center.
Table A
|
Building |
Use |
Building Area |
Parking Ratio |
Required Parking |
|
Building 1 |
Office |
11,518 S.F. |
1:250 |
46 |
|
Major 1 (Suite 110) |
Health Club |
37,547 S.F. |
1:150 |
251 |
|
Major 2/3 (Suite 106/108) |
Trampoline Park |
34,100 |
1:250 |
136 |
|
Major 4 (Suite 104) |
Grocery |
22,669 S.F. |
1:375 |
61 |
|
Pad A |
Wendy’s |
3,149 |
1:100 |
32 |
|
Shops 1 (Suite 101) |
Retail |
1,460 S.F. |
1:250 |
6 |
|
Shops 1 (Suite 102) |
Retail |
1,460 S.F. |
1/250 |
6 |
|
Shops 1 (Suite 103) |
Restaurant |
2,920 S.F. |
1:100 |
30 |
|
Total Required |
568 |
|
Total Provided |
542 |
|
Parking Deficiency |
-26 |
Based on the existing and intended uses for the commercial center and the office building, the site is required to provide 568 parking spaces, and the center accommodates 542 parking spaces. However, the trampoline park’s peak operating hours are at different times than the other tenants’ peak operating hours. The North Main Street Specific Plan (SP99-01) allows for the Planning and Housing Commission to grant a reduction of the off-street parking requirements imposed by Chapter 17.76 through the preparation of a shared parking analysis that demonstrates parking adequacy based on an offset in peak operating hours among multi-tenant centers.
A parking analysis (Linscott Law & Greenspan, Engineers, June 27, 2018) was prepared for the project to analyze the applicant’s shared parking proposal. The peak shared parking demand for the proposed project results in 535 parking spaces and occurs at 5:00 p.m. and 6:00 p.m. on a weekday. In addition, the peak parking requirement for the proposed project during the weekend day totals 492 parking spaces and occurs at 5:00 p.m. As a result, with an on-site parking supply of 542 parking spaces, there will be a minimum parking surplus of 7 parking spaces during the weekday and 50 parking spaces on a weekend day. The parking analysis concluded that the site contains sufficient parking spaces on-site to accommodate for the trampoline park based on the hourly peak parking demands for each specific tenancy and the operational mixed-use characteristics of the site.
Signage
The proposed trampoline park will be advertised as part of the sign program approved with PP16-013M. Although no signs are being proposed as part of the CUP2018-0005 application, all future signs for the trampoline park are subject to review and separate sign permits from the Community Development Department Planning and the Building Divisions.
ENVIRONMENTAL ANALYSIS
Per Article 19 Categorical Exemptions, Section 15301 of the State Guidelines for Implementing the California Environmental Quality Act (CEQA) and Section 3.20 of the City’s Local CEQA Guidelines, a Notice of Exemption has been prepared for the project because the project consists of establishing and operating an indoor recreational trampoline park facility within an existing commercial building. The facility will be contained entirely inside the building, and no expansion is proposed to the commercial building. Therefore, there is no possibility that the proposal will have a significant effect on the environment. The Notice of Exemption is attached as Exhibit E.
FISCAL IMPACT
The applicant has paid all the required application processing fees.
PUBLIC NOTICE AND COMMENTS
A 10-day public notice was mailed to all property owners within a 500-foot radius of the project site, as well as advertised in The Sentinel Weekly News and posted at the project site. As of the preparation of this report, the Community Development has not received any response from the public regarding the proposal.
STAFF ANALYSIS
The project site is fully developed with multiple commercial buildings, landscaping and parking lot. No changes are proposed to the exterior of the building that is to be occupied by the trampoline park, and only interior improvements will be constructed inside the building. The intended use and hours of operation will experience off-peak parking demands at different times of the day from other tenants that share the commercial center. Because of the individual peak parking demands at different times of the day, or days of the week, the required parking results in an overall parking need that is less than the sum of the individual peak requirements for each land use. The project site is capable of accommodating the number of parking spaces required by the Corona Municipal Code for the trampoline park and the existing commercial uses at the project site. The subject property also has sufficient access from the surrounding roadways.
CUP2018-0005 helps fulfill General Plan Goal 1.11 and Policy 1.11.1, which encourage a diversity of viable commercial districts and corridors that contain uses supporting residents, business, and visitor needs. CUP2018-0005 also helps fulfill General Plan Policy 1.11.3, which promotes and pro-actively recruits new businesses that fill gaps in the range of goods and services currently available and are needed by the City’s residents and act as catalysts for attracting other retailers to the City. Lastly, CUP2018-0005 helps fulfill General Plan Policy 1.11.5, which promotes reinvestment in declining shopping centers and districts with an emphasis on new retail uses that serve adjacent neighborhoods and contribute to the overall vitality of the centers. Therefore, based on the following findings and conditions of approval attached as Exhibit B, CUP2018-0005 is recommended for approval.
FINDINGS OF APPROVAL FOR CUP2018-0005
1. A preliminary exemption assessment has been conducted by the City of Corona and it has shown that this project does not require further environmental assessment because the project qualifies as a categorical exemption under CEQA per Section 15301 of the State Guidelines and Section 3.20 of the City of Corona adopted Local Guidelines for implementing CEQA. The proposed conditional use permit will only establish the right to operate an indoor recreational trampoline park facility within an existing commercial building. Furthermore, the indoor recreational trampoline park facility will not require an expansion to the building as it is capable of accommodating the proposed use. Therefore, there is no possibility that the proposal will have any significant effects on the environment.
2. All the conditions necessary for granting a Conditional Use Permit as set forth in Section 17.92.110 of the Corona Municipal Code do exist in reference to CUP2018-0005 for the following reasons:
a. The proposed use will not be detrimental to the public health, safety convenience and general welfare, and is in harmony with the goals and policies of the City’s General Plan, as the proposal supports the diverse needs of the Corona’s residents. The proposed use will be conducted solely within an existing commercial building which met all the applicable development standards that existed at the time the property was initially developed. Furthermore, the applicant will be required to demonstrate compliance with all current building and fire codes that are applicable to the proposed use of the building through the city’s plan check process.
b. The proposed use is not detrimental to other existing and permitted uses in the general area of the project site and related properly to the surrounding roadways because the indoor recreational trampoline park facility will be located entirely inside an existing commercial building. The subject property is adjacent to and is otherwise surrounded by other similar uses and properties located in similar zones. Furthermore, the indoor recreational trampoline park facility has sufficient access from Main Street and Parkridge Avenue.
c. Reasonable conditions as necessary are being imposed to protect the public health, safety, and welfare and to establish full compliance with the applicable development standards of the MU (Mixed Use) District of the North Main Street Specific Plan (SP99-01) and Corona Municipal Code.
3. The proposal is consistent with the General Plan for the following reasons:
a. The proposed project contributes to the achievement of General Plan Goal 1.11, which encourages a diversity of viable commercial districts and corridors that contain uses supporting residents, business, and visitor needs and contribute revenue to the City to fund external services.
b. CUP2018-0005 fulfills General Plan Policy 1.11.1, which encourages having a comprehensive range of uses in the City that provide services to meet the diverse needs of Corona’s residents.
c. CUP2018-0005 fulfills General Plan Policy 1.11.3, which promotes and pro-actively recruits new businesses that fill gaps in the range of goods and services currently available and are needed by the City’s residents and act as a catalyst for attracting other retailers to the City.
d. CUP2018-0005 fulfills General Plan Policy 1.11.5, which promotes reinvestment in declining shopping centers and districts, with an emphasis on new retail uses that serve adjacent neighborhoods and contribute to the overall vitality of the centers.
4. The proposal is consistent with MU (Mixed Use) District of the North Main Street Specific Plan (SP99-01) for the following reason:
a. The proposed use complies with the uses allowed in the MU (Mixed Use) District of the North Main Street Specific Plan (SP99-01) as indoor recreational facilities are permitted with a conditional use permit. Also, the proposed use is in harmony with the other existing uses within the commercial building and surrounding properties. The property is in compliance with the development standards, that were in place at the time of development with respect to setbacks, minimum parking requirements and access.
PREPARED BY: HARALD LUNA, ASSOCIATE PLANNER
REVIEWED BY: TERRI MANUEL, PLANNING MANAGER
SUBMITTED BY: TERRI MANUEL, PLANNING MANAGER FOR JOANNE COLETA, COMMUNITY DEVELOPMENT DIRECTOR
EXHIBITS
1. Resolution No. 2513
2. Locational and zoning map
3. Exhibit A - Site Plan
4. Exhibit B - Conditions of Approval
5. Exhibit C - Floor Plan
6. Exhibit D - Applicant’s letter dated June 1, 2018
7. Exhibit E - Environmental Documentation
8. Exhibit F - Aerial and Vicinity Map
Case Planner: Harald Luna (951) 736-2268