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HomeMy WebLinkAbout8.3 PCSR Combat Sports AcademySTAFF REPORT PLANNING COMMISSION DATE: March 27, 2012 TO: Planning Commission SUBJECT: PLPA-2010-00030 Combat Sports Academy Conditional Use Permit Amendment to expand an existing Indoor Recreational Facility (Martial Arts Studio), a Parking Reduction for an Individual Use and a Parking Reduction for Shared Parking Report Prepared by Mamie R. Delgado, Senior Planner EXECUTIVE SUMMARY: The Applicant is requesting an amendment to an existing Conditional Use Permit to expand the current hours of operation for Combat Sports Academy located at 7100 Village Parkway and to expand the martial arts studio into the building at 7106 Village Parkway. The Applicant is also requesting a Parking Reduction for an Individual Use to reduce the total number of parking spaces required between 7:30am and 5:30pm at both locations and a Parking Reduction for Shared Parking before 7:30am and after 5:30pm at both locations. RECOMMENDATION: Staff recommends that the Planning Commission: 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; and 5) Adopt a Resolution approving a Conditional Use Permit Amendment to expand an existing Indoor Recreational Facility (Martial Arts Studio), a Parking Reduction for an Individual Use and a Parking Reduction for Shared Parking. VMov~~~~ao(.n Submitted By Senior Planner vie a By Planning anager COPIES TO: Applicant File ITEM NO.: Page 1 of 7 G:IPA#120101PLPA-2010-00030 Combat Sports Academy CUPIPC Meeting 03.27.121PCSR CSA 03.27.12.doc PROJECT DESCRIPTION: Background Combat Sports Academy is an existing Indoor Recreational Facility (martial arts studio) located at 7100 Village Parkway within a portion of the Parkway Center (see Figure 1). On June 30, 2009 the Zoning Administrator held a public hearing and adopted Resolution 09-06 (Attachments 1 and 2) approving the following Conditional Use Permits for Combat Sports Academy: 1) Operation of an Indoor Recreational Facility; 2) Parking Reduction for an Individual Use; and 3) Parking Reduction for Shared Parking. Due to a limited amount of parking within the Parkway Center, Combat Sports Academy's hours of operation were limited to before 7:30am and after 5:30pm when the majority of the other businesses within Parkway Center would be closed. Combat Sports Academy opened in September 2009. In January 2010 it was discovered that Combat Sports Academy was operating outside of their approved hours of operation. The owner, Mujeeb Hamid, was provided with the appropriate application materials to request a Conditional Use Permit Amendment. ~~! ' ~ .. Mr. Hamid subsequently submitted an "' , application for a Conditional Use .; ,. Permit amendment to expand the ~ ~. ~ ~ ~,, hours of operation in order to provide a limited number of classes between the hours of 7:30am and 5:30pm. On June 23, 2011, a public hearing was scheduled before the Zoning Administrator to hear the Conditional Use Permit amendment request; however prior to the hearing Staff was notified by Mr. Hamid that he had signed a lease for the building at 7106 Village Parkway and wanted to expand the martial arts studio to include both tenant spaces. The Zoning Administrator hearing was canceled and Mr. Hamid was advised to submit a revised application for a Conditional Use Permit amendment to include the additional tenant space. Mr. Hamid submitted a revised application for a Conditional Use Permit amendment. 2 of 7 Figure 1. Parkway Center Description Combat Sports Academy is a martial arts and fitness training center that focuses on: 1) martial arts techniques used for self-defense; 2) competitive and recreational boxing; and 3) strengthening and conditioning physical fitness. Combat Sports Academy is currently located at 7100 Village Parkway and is requesting to expand their hours of operation in their existing location and expand the use into 7106 Village Parkway (Attachment 3). Both locations are within the Parkway Center which is zoned D-D (Downtown Dublin) and is within the Village Parkway District of the Downtown Dublin Specific Plan area. Figure 2. Pa Center The Parkway Center is ~ ~~ - -- comprised of six buildings (see Figure 2) and aself-serve car wash and includes a mix of use types including automotive repairs and service, retail commercial, eating and drinking establishments and warehousing. The existing Combat Sports Academy is located within a four unit building fronting Village Parkway; the proposed expansion area is located within a three unit building behind the existing facility (see Figure 2). Other tenants within the front building include Ty West Martial Arts, Custom Kitchen and Bath, and Matt's Classic Bowties (a retail auto parts store). Tenants in the rear building include a warehouse and auto repair facility. The request before the Planning Commission is an amendment to an existing Conditional Use Permit to expand the current hours of operation at 7100 Village Parkway and to expand the martial arts studio into the building at 7106 Village Parkway. Mr. Hamid is also requesting a Parking Reduction for an Individual Use to reduce the total number of parking spaces required between 7:30am and 5:30pm at both locations and a Parking Reduction for Shared Parking before 7:30am and after 5:30pm at both locations. The Zoning Ordinance allows the Zoning Administrator to transfer original hearing jurisdiction to the Planning Commission at any point in the project review process because of policy implications, unique or unusual circumstances or the magnitude of the project. The Zoning Administrator has exercised their discretion and is transferring hearing jurisdiction to the Planning Commission for the reasons set forth in the Zoning Ordinance. 3 of 7 ANALYSIS: Expansion of Hours of Operation The existing Combat Sports Academy facility at 7100 Village Parkway is 4,695 square feet and includes approximately 461 square feet of retail; a 484 square foot boxing ring; an 800 square foot cage; and approximately 2,454 square feet of open mat area (see Attachment 4). The remaining square footage includes restrooms and a hallway. The proposed expansion into 7106 Village Parkway includes a 3,833 square foot space with an open floor plan. Mr. Hamid proposes a 3,733 square foot training area and a 100 square foot restroom (Attachment 5). The approved hours of operation for Combat Sports Academy at 7100 Village Parkway are: • Monday through Friday, 6:30am-7:30am and 5:30pm-9:30pm; • Saturday, 9:OOam-2:30pm; and • Sunday, 9:OOam-10:OOam. The Conditional Use Permit amendment request includes expanding the existing hours of operation to 6:OOam-10:OOpm Monday through Sunday with a .limited number of classes between 7:30am and 5:30pm Monday through Friday. The same hours of operation are also proposed for the expansion of Combat Sports Academy at 7106 Village Parkway. The proposed hours of operation are consistent with Chapter 8.70 (Indoor Recreational Facilities) which allows Indoor Recreational Facilities to operate from 6:OOam-10:OOpm seven days a week. Mr. Hamid has agreed to limit activities between the hours of 7:30am and 5:30pm when the majority of surrounding businesses are open in order to ensure that adequate parking remains available for all tenants within the Parkway Center. Parkina Reduction for an Individual Use A Parking Reduction for an Individual Use is requested when an Applicant believes that the number of parking spaces required by the Zoning Ordinance for their use is not applicable. A parking study is required to analyze the demands of the proposed use and demonstrate that the required parking standards are excessive. Chapter 8.76 (Off-Street Parking and Loading Regulations) sets forth the parking requirements by Use Type and requires 1 parking space for every 200 square feet of gross floor area for a martial arts studio. The existing martial arts studio at 7100 Village Parkway is 4,695 square feet and requires 23 parking spaces. The proposed expansion into 7106 Village Parkway is 3,833 square feet and requires 19 parking spaces. The total parking requirement is 42 spaces. Mr. Hamid has agreed to limit the activities taking place at Combat Sports Academy during the hours of 7:30am and 5:30pm Monday through Friday (see Attachment 3) to equal the parking demand that would be generated if a retail use occupied 7100 Village Parkway and a warehouse use occupied 7106 Village Parkway (these were the previous uses of the tenant spaces, respectively). A retail use operating at 7100 Village Parkway would require 16 parking spaces and a warehouse use at 7106 Village Parkway would require 4 parking spaces for a total parking requirement of 20 spaces. The City of Dublin Traffic Engineer analyzed the parking demands for Combat Sports Academy based on the operating characteristics of the use as outlined in their Written Statement (see 4of7 Attachment 3). By limiting the parking demand of the martial arts studio to 20 spaces between the hours of 7:30am and 5:30pm Monday through Friday, Combat Sports Academy would generate the same parking demand as if a permitted retail and warehouse use occupied the tenant spaces (Attachment 6). In calculating the requirement for 20 parking spaces the following assumptions were made: o A retail use would require 1 parking space per 300 square feet or 16 spaces. o A warehouse use would require 1 parking space per 1,000 square feet or 4 spaces. o No more than 20 employees and customers in the facility at any given time. o Non-driving age children would be excluded from the count. o The total head count of 20 persons could include any combination of employees and customers (excluding non-driving age children). Condition of Approval No. 17 has been included in the draft Resolution (Attachment 7) restricting the number of people that can occupy 7100 and 7106 Village Parkway between the hours of 7:30am and 5:30pm Monday through Friday to no more than 20 people including employees and customers and excluding non-driving age children. Parking Reduction for Shared Parking A Parking Reduction for Shared Parking is requested when off-street parking is proposed to be shared by two or more adjacent uses that, by their natures and operating times, do not conflict with one another. A shared parking study is required to ensure that adequate parking is provided to meet the greatest parking demands of all of the uses. A shared parking study was conducted and found that at least 19 parking spaces were available after 5:30pm to accommodate the expansion of the martial arts studio into 7106 Village Parkway (see Attachment 6). No changes are proposed to the off-peak operations of the existing tenant space at 7100 Village Parkway. On Saturday and Sunday, many of the surrounding businesses are closed; therefore, it was determined that an adequate supply of parking would be available for Combat Sports Academy to operate on the weekends. CONSISTENCY WITH THE GENERAL PLAN, SPECIFIC PLAN AND ZONING ORDINANCE: The Project site is designated Downtown Dublin -Village Parkway District on the General Plan Land Use Map and is located within the Downtown Dublin Specific Plan Area. The project site is zoned DD (Downtown Dublin) and Indoor Recreational Facilities are a permitted use. With the approval of a Parking Reduction for an Individual Use and a Parking Reduction for Shared Parking, the project meets the requirements of Chapter 8.76 (Off-Street Parking and Loading Regulations) of the Dublin Zoning Ordinance. A parking study was prepared by a qualified traffic consultant affirming that a reduction in parking for Combat Sports Academy is appropriate based on restricting the maximum number of people that can occupy 7100 and 7106 Village Parkway between the hours of 7:30am and 5:30pm Monday through Friday and based on the fact that the majority of businesses within the Parkway Center are closed after 5:30pm and have limited hours of operation on the weekend. Conditions of Approval have been applied to the project to ensure on-going compatibility between Combat Sports Academy and surrounding use types. 5of7 REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services and Dublin San Ramon Services District reviewed the project and provided conditions of approval where appropriate to ensure that the project is established in compliance with all local Ordinances and Regulations. Conditions of Approval from these departments and agencies have been included in the attached Resolution (Attachment 7). NOTICING REQUIREMENTS/PUBLIC OUTREACH: In accordance with State law, a Public Notice was mailed to all property owners and occupants within 300 feet of the proposed Project. A Public Notice was also published in the Valley Times and posted at several locations throughout the City. To date, the City has received no objections from surrounding property owners regarding the Project. A copy of this Staff Report has been provided to the Applicant. ENVIRONMENTAL REVIEW: Pursuant to the California Environmental Quality Act (CEQA) Staff is recommending that the Project be found Categorically Exempt from CEQA in accordance with Section 15301, Existing Facilities. ATTACHMENTS: 1) Zoning Administrator Staff Report dated June 30, 2009. 2) Zoning Administrator Resolution 09-06 approving a Conditional Use Permit for the operation of an Indoor Recreational Facility, for a Parking Reduction for an Individual Use and for a Parking Reduction for Shared Parking at 7100 Village Parkway. 3) Written Statement dated 12/12/2011. 4) Approved Project Plans for 7100 Village Parkway dated received on June 17, 2009. 5) Project Plans for 7106 Village Parkway dated received on October 7, 2011. 6) Parking Evaluation for Combat Sports Academy Conditional Use Permit dated January 19, 2012 from Jaimee Bourgeois, Transportation and Operations Manager. 7) Resolution approving a Conditional Use Permit Amendment to expand an existing Indoor Recreational Facility, for a Parking Reduction for an Individual Use and for a Parking Reduction for Shared Parking at 7100 and 7106 Village Parkway. 6of7 GENERAL INFORMATION: APPLICANT: PROPERTY OWNER: LOCATION: ASSESSORS PARCEL NUMBER: GENERAL PLAN LAND USE DESIGNATION: SPECIFIC PLAN LAND USE DESIGNATION: SURROUNDING USES: Mujeeb Hamid, Combat Sports Academy, 7100 Village Parkway, Dublin, CA 94568 Michael Ware, SF Rent's, 1485 Bayshore Boulevard, San Francisco, CA 94124 7100 and 7106 Village Parkway 941-0210-005-04 Downtown Dublin -Village Parkway District Downtown Dublin Specific Plan, Village Parkway District CURRENT USE OF LOCATION ZONING GENERAL PLAN LAND USE PROPERTY North DD Downtown Dublin -Village Automotive Repair/Service Parkwa District South DD Downtown Dublin -Village Commercial Office Parkwa District East DD Downtown Dublin -Village Retail Commercial Parkwa District West N/A N/A Interstate 680 REFERENCES: Dublin General Plan Downtown Dublin Specific Plan Dublin Zoning Ordinance 7of7