Loading...
HomeMy WebLinkAbout8.3 Attmt 02-06-2029.09 AgStmt PA 09-013 & 09-014~~~~ Or DL~~~~ /// ~A, \~ C~ /% ~~Lir~~~~~° AGENDA STATEMENT ZONING AllM[N[STRATOR MEETING DATE: June 29, 2009 SUBJECT: PUBLIC HEARING: PA 09-013 East Bay Sports and PA 09-014 Go Kart Racers -Conditional Use Permit request for Indoor Recreational Facilities located at 6400 Sierra Court. Report Prepared b_y Erica Fraser, Senior Planner ATTACHMENTS: 1) Resolution approving a request for a Conditional Use Permit to operate an Indoor Recreational Facility (East Bay Sports) located at 6400 Sierra Court in the Light Industrial (M-1) Zoning District with the Project Plans/Written Statement included as Exhibit A. 2) Resolution approving a request for a Conditional Use Permit to operate an Indoor Recreational Facility (Go Kart Racers) located at 6400 Sierra Court in the Light Industrial (M-1) Zoning District with the Project Plans/Written Statement included as Exhibit A. RECOMMENDATION: 1) Receive Staff presentation; 2) Open the public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; 5) Adopt a Resolution (Attachment 1) approving a request for a Conditional Use Permit to operate an Indoor Recreational Facility (East Bay Sports) located at 6400 Sierra Court in the Light Industrial (1VI-1) Zoning District with the Project Plans/Written Statement included as Exhibit A; and 6) Adopt a Resolution (Attachment 2) approving a request for a Conditional Use Permit to operate an Indoor Recreational Facility (Go Kart Racers) located at 6400 Sierra Court in the Light Industrial (M-1) Zoning District with the Project Plans/Written Statement included as Exhibit A. PROJECT DF,SCRIPTION: Backgrouizd The subject Property, 6400 Sierra Court, is located in the Light Industrial (M-1) Zoning District. An Indoor Recreational Facility is a Conditional Use in the M-1 Zoning District. COPIES TO: Applicant/Property Owner ITEM NO. Page 1 of 7 G: IPA#130091PA 09-013 Ensl Bn} ,S%u~rts - /rrdoor Soccer CUPIEnst Bnc S'porvs and Go Karts .4tcrffReport.DOC' ATTACHMENT 2 The subject Property is currently vacant and was used by the Chevron Corporation for several years as a storage facility. The Property includes a 205,914 square-foot building on a 10.94-acre lot. The Site is bounded by the Alameda County Auto Auction to the north, Sierra Court to the east, a retail building to the south, and the Alamo Creek Trail to the west. The building is set back approximately 272 feet from the residential properties located across the Alamo Creek Canal. A vehicle storage lot is located at the rear of the Property which provides a separation between the parking area and building and the Alamo Creek Trail. The storage lot is used by Alameda County Auction and a fence surrounds the lot. ANALYSIS: The Conditional Use Permit process allows the City to place Conditions of Approval on the Project to ensure that the operation of the proposed use is compatible with the surrounding uses. The Project has been reviewed for issues related to operating characteristics, parking, and project design. Conditions of Approval have been proposed where appropriate to ensure compatibility. These Conditional Use Permits are being reviewed together because both Indoor Recreational Facilities are located in the same building and applications for said uses were applied for at the same time. East Bay Sports (PA 09-013) East Bay Sports is requesting approval of a Conditional Use Permit to operate an Indoor Recreational Facility within a 56,606 square-foot tenant space in the existing building. The main entrance to the Facility will be located at the rear of the building, with an emergency exit located at the front. Parking is located in the rear, left side and front of the building. A new walkway will connect the main entrance to the parking, located on the left side of the building and in front of the building. Signage will be installed which will direct patrons to the entrance of East Bay Sports. East Bay Sports will have two tenant floors. Three indoor playing fields, batting cages, acheck-in/snack bar, restrooms, and two party rooms will be located on the first floor. Offices and two party rooms will be located on the second floor. Hours of operation of the Facility are from 3:00 p.m. to 11:00 p.m. on weekdays and from 8:00 a.m. to 8:00 p.m. on weekends. East Bay Sports will utilize the Facility for Indoor Recreational Uses which includes leagues for indoor soccer, lacrosse, arena/flag football, dodge ball and ultimate frisbee. A maximum of 14 players and one referee will be on the field at any time and substitute players and spectators will be seated adjacent to the field. East Bay Sports will also hold camps and lessons, which are limited to a maximum of 20 people per field, and corporate events. The fields may also be rented to local teams during the rainy season. A maximum of 11 employees will be on-site at one time. East Bay Sports will also hold birthday parties for children ages 5-12 and team parties. The parties will occur in the party rooms (four rooms total) located on the first and second floor of the space. Parties will Page 2 of 7 Figure l: Aerial Map typically run for a total of two hours and include time in the party room, as well as 45 minutes on the soccer field. Per the Applicant's Written Statement (Exhibit A to Attachment 1), no more than one party will be offered at a time. Conditions of Approval related to the operation of East Bay Sports are included in the attached Resolution (Attachment 1). These Conditions of Approval limit the hours of operation of the Facility (Condition No. 14), require recycling and trash cans at the entrance to the Facility (Condition No. 15) and require the Applicant to control noise on the Site and inspect the parking lot to ensure that customers do not loiter in the parking lot (Condition No. 12). Go Kart Racers (PA 09-014) Go Kart Racers is requesting approval of a Conditional Use Permit to operate an Indoor Recreational Facility within a 86,067 square-foot tenant space in the existing building. The main entrance to the Facility will be located at the front of the building. Parking is located in the rear, left side and front of the building. Go Kart Racers will have two tenant floors. The Go Kart racetrack, check-in area/snack bar, court activities, arcade, laser tag arena, briefing rooms (related to use of the Go Kart track) and party rooms will be located on the first floor. An arcade, snack bar and meeting rooms will be located on the second floor. The track can be converted into two smaller tracks to allow ten people to drive on each track. The large track can accommodate up to 15 riders. The hours of operation of the Facility are from 12:00 p.m. to 10:00 p.m., Monday through Thursday; 10:00 a.m. through 12:00 a.m., Fridays and Saturdays; and from 10:00 a.m. to 9:00 p.m. on Sundays. The Facility will be primarily used for Go Kart racing. The track can be used by individuals and will also be used for leagues and parties. The Facility will be able to host up to 250 people for corporate events which will primarily occur during normal business hours (9:00 a.m. to 5:00 p.m., Monday through Friday). Typically, these people are transported to the Site via charter buses. The laser tag arena can hold up to 40 people and will be used during parties anal events; the cyber sports arena is used for a court game that utilizes an electric bumper car and up to 10 people can play at one time; and the arcade areas are small and will be primarily utilized by patrons of the Facility. The Facility will also host birthday parties. The average size of these parties is 10 children plus the parents and siblings. Birthday parties will typically occur on the weekends. No more than 12 employees will be located on-site at one time. Conditions of Approval related to the operation of East Bay Sports are included in the attached Resolution (Attachment 2). These Conditions of Approval limit the hours of operation of the Facility (Condition No. 14), require recycling and trash cans at the entrance to the Facility (Condition No. 15) and require the Applicant to control noise on the Site and inspect the parking lot to ensure that customers do not loiter in the parking lot (Condition No. 12). Parking A total of 375 parking spaces exist on the Site with 38 of these spaces located in a gated portion of the lot (northern portion of the lot) for use by Alameda County Fire only (a Conditional Use Permit for this facility is currently under review). A total of 337 parking spaces will be available for use by East Bay Sports, Go Kart Racers and Alameda County Fire. Condition of Approval No. 16 has been included in Attachments 1 and 2 which prohibits users from assigning parking spaces to a particular user. Page 3 of 7 The City of Dublin Zoning Ordinance contains off-street parking regulations by use for particular uses (Section 8.76.080.D, Commercial Use Types). The Zoning Ordinance includes parking requirements for indoor soccer fields, batting cages and offices. The following table illustrates the Zoning Ordinance requirement for East Bay Sports. Tahle 1 ~ Parkinu Renuirerl fnr Fast Rav Snorts Use Type Zoning Ordinance Regulation Parking Required Indoor Fields 50 spaces per field 150 (3 fields x 50 parking spaces) Batting Cages 2 per cage 6 (3 cages x 2 per cage) Office 1/250 square feet 2.8 (708 sq. ft./250) Total Parkin Re aired 159 (158.8) East Bay Sports does include four party rooms (2,570 square feet total). As discussed above, these rooms will be used to host parties for children who will have use of the room and one of the indoor fields. The Applicant has indicated that no more than one party will occur at a time. The Zoning Ordinance does not include a parking requirement for party rooms. Because the party rooms will be used in conjunction with the soccer field, the party rooms will be a companion use and will not generate any additional parking needs. Based on the above table, East Bay Sports will require 159 parking spaces to support their use per the Zoning Ordinance. This requirement is much higher than the parking requirement used in cities throughout the area. A typical parking requirement for a similar Indoor Recreational Facility is one parking space per 600 square feet (this requirement would mean that East Bay Sports would need to provide 94 parking spaces [56,606/600 = 94.3]). Staff visited a similar Facility in Livermore (Cabernet Sports) to determine if the 1/600 parking ratio was adequate. During Staff's visit, Staff did not observe any parking problems and noted that much of the lot was vacant during normal business hours (8:00 a.m. - 5:00 p.m.). Based on this, the number of parking stalls provided on the Site is more than adequate to serve this Facility. No parking requirement exists in the Zoning Ordinance for the Go Karts Facility. In order to calculate the parking requirement for Go Kart Racers, Staff reviewed the parking requirements of several cities in the surrounding area and also visited a similar Facility (Umigo Racing) in Livermore to observe parking needs. Most cities use a parking ratio of 1 space per 600 square feet for Indoor Recreational Facilities (the City of Livernore also used this parking ratio when reviewing the Umigo Racing facility). As previously discussed, the track can accommodate a maximum of 20 people (when the large track is turned into two small tracks). Staff also visited this Facility during the day and observed that only three cars were parked i1i the parking lot. Staff has reviewed the use and has determined that a parking ratio of 1/600 square feet is adequate to serve this business. This means that Go Kart Racers will require a total of 143 parking spaces to support the use (86,067 square feet/600 = 143.4), see Table 2 below. Table 2: Parkin Re uirement for Go Kart Racers Use Type Parking Requirement Parking Required Go Kart Racers 1/600 square feet 143 The peak hours for these uses will occur after work and on weekends. The two Facilities will require a total of 302 parking spaces which will result in 73 parking spaces available for use by the remaining suite (Alameda County Fire which is currently under review). The remaining parking on the Site is located within a fenced in area and is used solely by the Alameda County Auto Auction for storage and therefore these spaces are not included in the total number of parking spaces available on the Site. As previously discussed, the parking required by the Dublin Zoning Ordinance is conservative and it is unlikely that Page 4 of 7 East Bay Sports will generate the demand for all of the spaces required by the Zoning Ordinance. Based on that and the availability of parking on the Site, the Site has adequate parking to support East Bay Sports, Go Kart Racers and the future Alameda County Fire Facility. The following table indicates the required parking for the Facilities currently under review. Table 3: Total Number_of Parkin S aces Re uired Parking Spaces Required Parking Spaces Available* Surplus East Bay Sports 159 -- -- Go Kart Racers 143 -- -- Total 302 375 73 *As required by the Conditions of Approval, no parking in the rnain~ lot may be assigned to a use on the sate. Conformance with Zoning Ordinance and General Plan The Project Site is zoned Light Industrial (M-1). An Indoor Recreational Facility is permitted with the approval of a Conditional Use Permit. The General Plan Land Use designation for the parcel is Business Park/Industrial, which permits a wide range of uses. The proposed applications are consistent with the Dublin General Plan and the Municipal Code because the Projects are compatible with the existing Zoning and General Plan Land Use designation. As conditioned, the proposed Conditional Use Permits would ensure that the businesses are operated and maintained in such a manner as to reduce impacts on surrounding properties. Conalitional Use Permit Findings In order for the Zoning Administrator to approve a request for a Conditional Use Permit, the Zoning Administrator must make all of the findings found in Section 8.100.060 of the Dublin Zoning Ordinance and included on pages 2-4 of the separate Resolutions (Attachments 1 and 2) for each Project. With the addition of the proposed Conditions of Approval contained in the Resolutions, the findings as required by the Zoning Ordinance can be made. CONCLUSION: These applications have been reviewed by the applicable City departments and agencies, and their comments have been incorporated into the Conditions of Approval for the Projects. The proposed Projects, as conditioned, are consistent with the Dublin General Plan and the Zoning Districts in which the Project Site is located and represent appropriate projects for the Site. ENVIRONMENTAL REVIEW: The Projects have been reviewed under the California Environmental Quality Act, (CEQA), State CEQA Guidelines and the Dublin Environmental Guidelines, and Staff recommends that the Project be found Categorically Exempt per CEQA Section 15301 (minor alteration of existing facilities). RECOMMENDATION: Staff recommends that the Zoning Administrator: 1) Receive Staff presentation; 2) Open the public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; 5) Adopt a Resolution approving a request for a Conditional Use Permit to operate an Indoor Recreational Facility (East Bay Sports) located at 6400 Sierra Court in the Light Industrial (M-1) Zoning District with the Project Plans/Written Statement included as Exhibit A; and 6) Adopt a Resolution approving a Page 5 of 7 request for a Conditional Use Permit to operate an Indoor Recreational Facility (Go Kart Racers) located at 6400 Sierra Court in the Light Industrial (M-1) Zoning District with the Project Plans/Written Statement included as Exhibit A. Page 6 of 7 GF,NERAL INFORMATION: APPLICANT: John Penna, East Bay Sports, 2411 Old Crow Canyon Road, San Ramon, CA 94583 David Robison, Go Kart Racers, 1541 Adrian Road, Burlingame, CA 94010 PROPERTY OWNER: LOCATION: GENERAL PLAN LAND USE DESIGNATION: ZONING: SURROUNDING USES: Clair Robison, 1298 Collins Lane, San Jose, CA 95129 6400 Sierra Court (APN 941-0205-043) Business Park/Industrial M-1 (Light Industrial) Location Zoning General Plan Land Use Current Use of Pro er Site M-1 -Light Industrial Business Park/Industrial Vacant North M-1 -Light Industrial Business Park/Industrial Alameda County Auto Auction South C-2 -General Retail/Office Retail Uses Commercial _ East PD -Planned Business Park/Industrial Various Light Industrial Development and M-1- Uses Light Industrial '~ West M-1-Light Industrial Stream Corridor Alamo Creek Canal Page 7 of 7