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Home My WebLink About31C - CUP - 1411 S VILLAGE WAYREQUEST FOR COUNCIL ACTION CiTY COUNCIL MEETING DATE: JUNE 16, 2015 CLERK OF COUNCIL USE ONLY: TITLE: APPROVED ❑ As Recommended CONDITIONAL USE PERMIT NO, 2015.12 TO ❑ As Amended ALLOW AN INDOOR SPORTS FACILITY AT 1411 [J Ordinance on 1 °' Reading ❑ Ordinance on 2 "' Reading SOUTH VILLAGE WAY — AJ AHMAD, APPLICANT ❑ Implementing Resolution {STRATEGIC PLAN NOS. 3,2; 3, 5) ❑ Set Public Hearing For C� CONTINUED TO FILE NUMBER CITY MANAGER RECOMMENDED ACTION Receive and file the staff report approving Conditional Use Permit No. 2015 -12 as conditioned. PLANNING COMMISSION ACTION At its regular meeting on May 26, 2015 by a vote of 5:0 (Bacerra and Verino absent), the Planning Commission adopted a resolution approving Conditional Use Permit No, 2015 -12 to allow an Indoor sports facility at 1411 South Village Way located in the McFadden Place /Specific Development No, 85 (SD -85) zoning district. The Planning Commission made no changes to the recommendation outlined In the attached staff report (Exhibit A). DISCUSSION The applicant Is proposing to occupy a 24,630-square foot building with Rockin' Jump, an Indoor trampoline recreation and aerobic exercise establishment. Several improvements are proposed to be made to accommodate the proposed use. With the exception of a new exit door proposed on the east (freeway- facing) elevation and signage, all Improvements will take place within the building. These interior tenant improvements include the construction of dodge ball courts, an open jump arena, basketball courts, a vertical tower, jousting area, cage bail, as well as a cafd, special events rooms, seating, and a reception area. Full sized plans are available for public viewing in the Clerk of the Council Office. STRATEGIC PLAN ALIGNMENT Approval of this item supports the City's efforts to meet Goal No. 3 Economic Development, Objective No. 2 (create new opportunities for business /job growth and encourage private development through new General Plan and Zoning Ordinance policies) and Objective No. 5 (leverage private investment that results In tax base expansion and job creation citywide). 31 C -1 CUP Nos. 2015 -12 Juno 16, 2015 Page 2 FISCAL, IMPACT There Is no fiscal impact associated with this action. assan M han' ICP Executive Director Planning & Building Agency AP: kg ap \RaparW taff Raporta W OMOUP1d-12 RoWn Jump Indoor Sports Faalllty;a® Y W W W �WW 31 C -2 - Q R PLANNING COMMISSION MEETING DATE: MAY 26, 2015 TITTLE: PUBLIC HEARING — FILED BY AJ AHMAD FOR CONDITIONAL USE PERMIT NO. 2015 -12 TO ALLOW AN INDOOR SPORTS FACILITY AT 1411 SOUTH VILLAGE WAY (STRATEGIC PLAN NOS, 3,2; 3,5) Prepared by , Ali Pezeshkpour Interim Ex e Director 0 14 Ll I air-aft APPROVED • As Recornmended • As Amended E Set Public Hearing For DENIED O Applicant's Request 0 Staff Recommendation CONTINUED TO Acting Planning Manager Adopt a resolution approving Conditional Use Permit No. 2015 -12 as conditioned. Request of the Applicant AJ Ahmed, representing Rockin' Jump, is requesting approval of a conditional use permit (CUP) to allow an indoor sports facility at 1411 South Village Way. Specifically, the applicant is requesting approval per Section 41- 472.5(x) of the Santa Ana Municipal Code (SAMC), which requires a conditional use permit for an indoor sports facility such as an indoor trampoline recreation and aerobic exercise establishment in the McFadden Place /Specific Development No. 85 (SD -85) zoning district. Project Location and Site Description The subject property, known as McFadden Place, is a 17 -acre development located on Village Way just south of McFadden Avenue and south of the southbound entrance to the Costa Mesa (SR -55) Freeway. Nine buildings, consisting of approximately 278,689 square feet, are located on the site. The subject building (Building B) is approximately 24,636 square feet in size and is located at the northeast section of the site. The buildings are occupied by a combination of retail, indoor sports facility, and industrial uses. McFadden Place contains 850 parking spaces. The site is surrounded by industrial uses to the north and west, the LOSSAN rail corridor and Santa Ana Auto Mall to the south, and the Costa Mesa Freeway to the east (Exhibits 1, 2, and 3). EXHIBIT A 31 C -3 Conditional Use Permit No. 2015 -12 May 26, 2015 ,Page 2 Protect Descriotion The applicant is proposing to occupy a 24,636- square foot building with Rockin' Jump, an indoor trampoline recreation and aerobic exercise establishment. Several improvements are proposed to be made to accommodate the proposed use. With the exception of a new exit door proposed on the east (freeway- facing) elevation and signage, all improvements will take place within the building. These interior tenant improvements include the construction of dodge ball courts, an open jump arena, basketball courts, a vertical tower, jousting area, cage ball, as well as a cafe, special events rooms, seating, and a reception area. Minimal site improvements, such as bicycle racks and upgrades to the building's handicap accessibility to comply with State and Federal disability act guidelines, will be made. Finally, new signs will be installed to identify the proposed use. The hours of operation will be from 7 :00 a.m. to 10:00 p,m. daily (Exhibits 4, 5, and 6), Project Backaround The vacant building which Rockin' Jump intends to occupy once contained a Recreational Equipment Inc. (REI) retail store, which vacated the building in September 2010. Rockin' Jump, which was established in 2010, currently operates 12 facilities across the nation. The company has grown quickly since its inception and is expanding to other states, as well as Bangkok, Thailand, The proposed McFadden Place location would be Rockin' Jump's first location in Orange County. Rockin' Jump is an indoor trampoline recreation and aerobic exercise company. The establishment is family- oriented and open to children and adults of all ages. All locations offer numerous recreational and exercise opportunities based on the use of trampoline equipment for aerobic, cardiovascular, and muscle strength enhancements. Trampoline exercises, like other sports, rely on strength in legs, thighs, hips, and the stomach and abdomen. These exercises also improve breathing through enhanced lung capacity, reduction in stress and tension, lowering of blood cholesterol, and increased energy levels. The McFadden Place development was constructed in the early 1970's as an industrial park and was historically used by warehouse, distribution and warehouse related uses. Since that time, CUP No. 1988 -08, which acknowledged the transitioning nature of the site and its ease of access and visibility from the Costa Mesa Freeway, was approved to allow a combination of retail and industrial related uses on the site. In 2012, two conditional use permits (Nos. 2012 -16 and 2012 -24) were approved to allow indoor sports facilities at McFadden Place: Sender One Indoor Climbing and the Australian Swim School, respectively. Following the success of these establishments, representatives for McFadden Place petitioned to rezone the property from Light Industrial (M -1) to a specific development zone. Subsequently, AA No. 2013 -02 was approved, establishing the McFadden Place /Specific Development (SD) No. 85 zoning district, which allows for a variety of industrial, commercial, and recreational uses, including indoor sports facilities subject to approval of a CUP. 31 C -4 Conditional Use Permit No. 2015 -12 May 26, 2015 Page 3 General Plan and Zonina Analysis The General Plan land use designation for the site is Industrial (IND), which allows for a variety of industrial and industrial serving commercial uses. The proposed project its consistent with the General Plan. The subject site is located in the McFadden Place /Specific Development (SD) No. 85 zoning district. SD -85 is a zoning designation that allows industrial, commercial, and recreational uses. These uses include retail, restaurants, and indoor sports facilities subject to approval of a CUP, The project site Is consistent with this zoning designation. Project Analysis Ordinance No. NS -2776 was adopted in 2008 and added Indoor Sports Facilities as a conditionally permitted use in the Light Industrial (M -1) zoning district. Prior to the adoption of this ordinance, indoor sports and recreation were combined with indoor entertainment and were only permitted in the City's commercial zones with a conditional use permit. The large space requirements necessary to operate indoor sports facilities, in combination with higher lease rates in commercial areas, resulted in a majority of indoor sports businesses not being able to locate in Santa Ana. In response to the growing demand for recreational activities and the limited park area provided within the City, the City Council amended the Municipal Code to allow indoor sports facilities within the Light Industrial (M -1) zoning district subject to compliance with certain development standards and with a conditional use permit. These development standards included parking, limiting the hours of operation and limiting the number and type of uses that would be permitted under the definition of indoor sports facilities. The subject property is in compliance with the SD No. 85 development standards including landscaping and parking. Additionally, appropriate conditions of approval have been included for this project that will ensure it remains in compliance with the indoor sports facilities section of the Municipal Code and does not become an attractive nuisance or disrupt the surrounding tenants within the center. The addition of a trampoline recreation and aerobic exercise facility at this location supports several General Plan policies, which are detailed in the following section. Conditional use permits are governed by Section 41 -638 of the SAMC. Conditional use permits may be granted when it can be shown that the following can be established: That the proposed use will provide a service or facility which will contribute to the general well being of the neighborhood or community. That the proposed use will not, under the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. 31 C -5 Conditional Use Permit No. 2015 -12 May 26, 2015 Page 4 • That the proposed use will not adversely affect the present economic stability or future economic development of properties surrounding the area. That the proposed use will comply with the regulations and conditions specified in Chapter 41 for such use. That the proposed use will not adversely affect the General Plan of the city or any specific plan applicable to the area of the proposed use. If these findings can be made, then it is appropriate to grant the conditional use permit. Conversely, the inability to make these findings would result in a denial. Using this information staff has prepared the following analysis, which, in turn forms the basis for the recommendation contained in this report. In analyzing the conditional use permit request staff believes that the following findings of fact warrant approval of the conditional use permit. • The project will provide a service or facility which will contribute to the community. The facility is a commercial recreational facility that will provide additional recreational opportunities to residents and visitors of the City. Further, the business will provide additional employment opportunities for residents that live in the City. The trampoline recreation and aerobic exercise facility will not be detrimental to persons residing or working in the area as the facility is located within an area of the City that is predominantly industrial in nature. Further, improvements will be made to the site that will bring the site into compliance with applicable disability act standards. Finally, conditions have been placed on the project that will mitigate any negative or adverse impacts created by the use that could otherwise affect the health, safety, or general welfare of the surrounding businesses. The proposed use will not adversely affect the economic stability of the area but will instead identify the site as a viable site to conduct business. The tenant space was previously vacant and is proposed to be occupied by a use that is consistent with the zoning for the property. The reuse of the site, in conjunction with the improvements that will be made to the site, will enhance the economic viability of the area. The use will be in compliance with all regulations and provisions of Chapter 41 (Zoning Code) of the Santa Ana Municipal Code. Site improvements are proposed to the parking lot that will bring the site into compliance with the Zoning Code, 31 C -6 Conditional Use Permit No. 2015 -12 May 26, .2015 Page 5 Finally, the project will not adversely affect the General Plan as the proposed use is consistent with Goals 1 and 2 of the Land Use Element of the General Plan. These goals encourage uses such as the proposed indoor sports facility that promote a balance of land uses to address basic community needs, such as physical activity, and which enhance the City's economic and fiscal viability. In addition, the project is consistent with Policy 2.2 of the Land Use Element, which supports commercial uses that accommodate the City's needs for goods and services. Furthermore, Policy 2.8 of the Land Use Element promotes the rehabilitation of commercial properties, and encourages increased levels of capital investment. The project will include significant new investment and tenant improvements to a site that has remained vacant since the previous tenant relocated from the site. Finally, Policy 5.5 of the Land Use Element encourages development that is compatible with and supporting of surrounding land uses. The project will be located adjacent to one of the region's most significant corridors, the Costa Mesa Freeway, and conditions of approval will ensure that its operations will be compatible with the surrounding properties and businesses. Public Notification The project site is not located within or near any neighborhood association. Staff has been in contact with the property owner, who has informed the existing tenants of the proposed use. The project site itself was posted with a notice advertising this public hearing, a notice was published in the Orange County Reporter and mailed notices were sent to property owners and occupants within 500 feet of the project site. At the time of this printing, no correspondence, by phone, written, or electronic, had been received from any members of the public. CEQA Analysis In accordance with the California Environmental Quality Act, the proposed project is exempt from further review pursuant to Section 15301. This Class 1 exemption allows the repair, maintenance and permitting of existing structures that are consistent with the zoning and general plan designations. The proposed project involves occupying an existing building with a new tenant, without any square footage addition or building expansion. Categorical Exemption Environmental Review No. 2015 -10 will be filed for this project. Strategic Plan Alignment Approval of this item supports the City's efforts to meet Goal No. 3 Economic Development, Objective No. 2 (create new opportunities for business /job growth and encourage private development through new General Plan and Zoning Ordinance policies) and Objective No. 5 (leverage private investment that results in tax base expansion and job creation citywide). 31 C -7 Conditional Use Permit No. 2015 -12 May 26, 2015 Page 6 Conclusion Based on the analysis provided within this report, staff recommends that the Planning Commission approve Conditional Use Permit No. 2015 -12 as conditioned. �A W- Ali Pezeshkpour Assistant Planner I AP:jm ap1WReporWStaff Reports for PQCUP 15-I2 Rockin Jump Indoor Sports Facility.pc Attachments: Exhibit 1 — General Vicinity Map Exhibit 2 — Land Use Map Exhibit 3 — Site Photo Exhibit 4 — Site Plan Exhibit 5 — Floor Plan Exhibit 6 — Conceptual Elevations 31 C -8 R4 R4 Ml MI Ml D d MI f 5D-69 Mt U iy ar TusTln 51'A PGYJ PL � M1 by SDfi9 Ml 5 AT GENERALAGRICUU URAL MAINSLREET CO MMERCIAL DISTRICT PD PLANNLOUEVELOPMENT A PARKING MODIFICATION F FLOORAREARATIO PRO PLANNEORESIDENTIALDEVELOPMENT CT COMMUNITY COMMERCIAL GC GOVERNMENT CENTER Rt 5INGLELAMAY RESIDENCE CI-MO COMMUNITYCOMMERCIAL- MUSEUM OISTRICT MI UGHTINOUSTRIAL Rl MO-FAMILYRESITiNCE C2 GENERAL COMMERCIAL MT HEAVY INDUSTRIAL R3 MULTIPLE - FAMILY RESIDENCE C3 CENTRALBUSINESS MO MID'ARYOPERAT'IONS R4 SUBURBAN APARTMENT' CS-A CENTRALRUSINESS-ARTISTS VILLAGE 0 OPEN SPACE RE RESIDENTIAL ESTATE C4 PLANNED SHOPPING CENTER -OZ OVERT -AY ZONE SO SPECIFIC DEVELOPMENT CS ARTERIALCOMMERCTAL P PROFESSIONAL SP SPECIFIC PLAN CR COMMERCIALRESIDFNRA. PCD PLANNED COMMUNITY DEVELOPMENT CUP 2015-12 ROCKIN'JUMP T° 1411 SOUTH VILLAGE WAY _ 500 FEET 1 "= 1000 FEET _ P L A N N I N G_ A N 0 B V I L D I N G A G E N C Y VICINITY MAP EXHIBIT 1 31 C -9 S Dealer Parking Ii :]4WILSHIRE P A L * INDUSTRIAL J .AVENUE. I N U 1 L < Volkswagen Saab 9G Parking 4 N O� kq ° ° O a p Va<ant Commonwealth Pre -Owned Audi x i DANDAN GURNfy OR' Volvo d O Zcommonwealth VW 4 O BMW Jal Mini w L7 J } Honda y �4 4� Q U 0 CUP 2015 -12 ROCKIN'JUMP 4' 1411 SOUTH VILLAGE WAY P L A N N I N G A N D 8 U I L C I N G A G E N C Y LAND USE MAP EXHIBIT2 31 C -10 Industrial I LI\ Illy EDINGER AVENUE N U U IS T fl m A L I N D U S T I IA L J/ w L7 J } Honda y �4 4� Q U 0 CUP 2015 -12 ROCKIN'JUMP 4' 1411 SOUTH VILLAGE WAY P L A N N I N G A N D 8 U I L C I N G A G E N C Y LAND USE MAP EXHIBIT2 31 C -10 CUP- 2015 -12 ROCKIN' JUMP INDOOR SPORTS FACILITY 1411 SOUTH VILLAGE WAY SITE PHOTO EXHIBIT 3 31 C -11 Q W ��yCfj lIM35 i a3 3x EaS. dlWHNtl AV V3 S5 dVY@ M AVM RW % '�`• `fie, '�. �i •. a 9 (— Y � a = h o 55 S y hq L � �( I�� i1 x LU 3g Ld 5 'IIIIo�I '�`• `fie, '�. �i •. a 9 (— Y � a = h o 55 S y hq L � �( I�� i1 _ r r t. r' H :7 HAW! r� i; 3t43jAV 1l3tlf1V3'IY �a �i �s x LU 3g Ld 5 _ r r t. r' H :7 HAW! r� i; 3t43jAV 1l3tlf1V3'IY �a �i �s VIII EXHIBIT 5 31C-13 e 4 Q a a� �e 8� gI•jl a,P ,+a we �g A W4 c' �c C� / \ ) ¢ \ / \ Q \ \ EXHIBIT 210.14 [ \ ( \ \ �} I � , \{` \| k! /! \� Q, \ Q! 4 ${ j \} @ / | 3! � \) � /! LS 5.18.15 RESOLUTION NO. 2015 -20 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2015 -12 AS CONDITIONED TO ALLOW AN INDOOR SPORTS FACILITY IN THE McFADDEN PLACE /SPECIFIC DEVELOPMENT NO. 85 (SD -85) FOR THE PROPERTY LOCATED AT 1411 SOUTH VILLAGE WAY BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines and declares as follows: A. The applicant is requesting approval of Conditional Use Permit No. 2015- 12 to allow an indoor sports facility in the McFadden Place /Specific Development No. 85 (SD -85) for the property located at 1441 South Village Way. B. Conditional Use Permit No. 2015 -12 came before the Planning Commission of the City of Santa Ana for a duly noticed public hearing on May 26, 2015. C. In 2013, AA No. 2013 -02 was approved, establishing the McFadden Place /Specific Development (SD) No. 85 zoning district, which allows for a variety of industrial, commercial and recreational uses, including indoor sports facilities subject to the issuance of a conditional use permit. D. Santa Ana Municipal Code Section 41- 638(a)(1) authorizes the Planning Commission to grant a conditional use permit upon making certain findings. 1. That the proposed use will provide a service or facility which will contribute to the general well -being of the neighborhood or community. The project will provide a service or facility which will contribute to the community. The facility is a commercial recreational facility that will provide additional recreational opportunities to residents and visitors of the City. Further, the business will provide additional employment opportunities for residents that live in the City. 2. That the proposed use will not, under the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. Resolution No. 2015 -20 Page 1 of 5 31 C -15 The trampoline recreation and aerobic exercise facility will not be detrimental to persons residing or working in the area as the facility is located within an area of the City that is predominantly industrial in nature. Further, improvements will be made to the site that will bring the site into compliance with applicable disability act standards. Finally, conditions have been placed on the project that will mitigate any negative or adverse impacts created by the use that could otherwise affect the health, safety, or general welfare of the surrounding businesses. 3. That the proposed use will not adversely affect the present economic stability or future economic development of properties surrounding the area. The proposed use will not adversely affect the economic stability of the area but will instead identify the site as a viable site to conduct business. The tenant space was previously vacant and is proposed to be occupied by a use that is consistent with the zoning for the property. The reuse of the site, in conjunction with the improvements that will be made to the site, will enhance the economic viability of the area. 4. That the proposed use will comply with the regulations and conditions specified in Chapter 41 for such use. The use will be in compliance with all regulations and provisions of Chapter 41 (Zoning Code) of the Santa Ana Municipal Code. Site improvements are proposed to the parking lot that will bring the site into compliance with the Zoning Code. 5. That the proposed use will not adversely affect the general plan of the city of any specific plan applicable to the area of the proposed use. The project will not adversely affect the General Plan as the proposed use is consistent with Goals 1 and 2 of the Land Use Element of the General Plan. These goals encourage uses such as the proposed indoor sports facility that promote a balance of land uses to address basic community needs, such as physical activity, and which enhance the City's economic and fiscal viability. In addition, the project is consistent with Policy 2.2 of the Land Use Element, which supports commercial uses that accommodate the City's needs for goods and services. Furthermore, Policy 2.8 of the Land Use Element promotes the rehabilitation of commercial properties, and encourages increased levels of Resolution No. 2015 -20 Page 2 of 5 31 C -16 capital investment. The project will include significant new investment and tenant improvements to a site that has remained vacant since the previous tenant relocated from the site. Finally, Policy 5.5 of the Land Use Element encourages development that is compatible with and supporting of surrounding land uses. The project will be located adjacent to one of the region's most significant corridors, the Costa Mesa Freeway, and conditions of approval will ensure that its operations will be compatible with the surrounding properties and businesses. E. In accordance with the California Environmental Quality Act, the proposed project is exempt from further review pursuant to Section 15301. This Class 1 exemption allows the repair, maintenance and permitting of existing structures that are consistent with the zoning and general plan designations. The proposed project involves occupying an existing building with a new tenant, without any square footage addition or building expansion. Categorical Exemption Environmental Review No. 2015 -10 will be filed for this project. Section 2. The Planning Commission of the City of Santa Ana, after conducting the public hearing, hereby approves for the property located at 1411 South Village Way: Conditional Use Permit No. 2015 -12, as conditioned in Exhibit "A" attached hereto and incorporated herein, to allow an indoor sports facility in the McFadden Place /Specific Development (SD) No. 85 zoning district. These decisions are based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Request for Planning Commission Action dated May 26, 2015, and exhibits attached thereto; and the public testimony, all of which are incorporated herein by this reference. Resolution No. 2015 -20 Page 3 of 5 31 C -17 ADOPTED this 26th day of May, 2015 by the following vote: AYES: Commissioners: Alderete, Bauer, Gartner, Mill, Nalle (5) NOES: Commissioners: None (0) ABSENT: Commissioners: Bacerra, Verino (2) ABSTENTIONS: Commissioners: None (0) James Gartner Chairperson APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: Lisa Storck Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, KAREN GERARDO, Planning Commission Secretary, do hereby attest to and certify the attached Resolution No. 2015 -20 to be the original resolution adopted by the Planning Commission of the City of Santa Ana on May 26, 2015. Date: Planning Commission Secretary City of Santa Ana 31 C -18 Resolution No. 2015 -20 Page 4 of 5 EXHIBIT A Conditions for Conditional Use Permit No 2015 -12 Should the Planning Commission approve Conditional Use Permit No. 2015 -12, the approval is subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code and all other applicable regulations. The applicant must comply in full with each and every condition listed below Prior to exercising the rights conferred by this conditional use permit. The applicant must remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of the conditional use permit. A. Planning Division 1. All proposed improvements must conform to the Site Plan Review approval of DP No. 2015 -4 and the staff report exhibits. 2. Any amendment to this conditional use permit must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or the conditional use permit must be amended. 3. The site occupant shall be responsible for maintaining the premises free from graffiti and litter, including the side of the building adjacent to the Costa Mesa Freeway. All graffiti and litter shall be removed within 24 hours. B. Police Department 1. The existing building and required parking must conform with the provisions of Chapter 8, Article II, Division 3 of the Santa Ana Municipal Code (Building Security Ordinance). These code conditions will require that the existing projects lighting, door /window locking devices and addressing be upgraded to current code standards. Lighting standards cannot be located in required landscape planters. Resolution No. 2015 -20 Page 5 of 5 31 C -19 31 C -20