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Item 6 - CUP23-0002, Request to Establish 16,000 Sq Ft Fitness Center Within Existing Vacant Commercial Building Tenant Space at 12342 Poway RoadOctober 17, 2023, Item #6DATE: TO: FROM: CONTACT: SUBJECT: Summary: AGENDA RE PO RT City of Poway October 17, 2023 Honorable Mayor and Members of the City Council Robert Manis, Director of Development Services /M Hector Salgado, Senior Planner ~ ~ (858) 668-4656, hsalgado@poway.org CITY COUNCIL Conditional Use Permit (CUP) 23-0002, a request to establish a 16,000 square foot fitness center within an existing vacant commercial building tenant space located at 12342 Poway Road and a determination that the Project is exempt from CEQA review pursuant to CEQA Guidelines section 15301 The applicant is requesting a Conditional Use Permit approval to establish a 16,000 square foot fitness center within an existing vacant commercial building tenant space located at 12342 Poway Road in the Commercial General (CG) land use designation of the Poway Road Specific Plan area. A large fitness center (2,001 square feet or greater) is permitted in the CG land use district with the approval of a conditional use permit. Recommended Action: It is recommended the City Council take public input, close the public hearing, and adopt the Resolution (Attachment A) approving the project and making the determination the Project is exempt from CEQA review pursuant to CEQA Guidelines section 15301. Discussion: The applicant is Daniel Mullin, who is processing the CUP on behalf of Planet Fitness. The property owner is CREFMA 1 Poway Town Center Owner, LLC. The subject property is located at 12342 Poway Road within the Commercial General (CG) land use designation of the Poway Road Specific Plan area (PRSP). The subject tenant space (former Big Lots store) is within the Poway Town Center commercial shopping center located at the northwest corner of the intersection of Poway Road and Pomerado Road (Attachment B). Surrounding land use consists of North Park Produce market in the adjacent commercial tenant space to the west, Dunn Edwards Paints store in the adjacent commercial tenant space to the east, single family residential development (zoned Residential Single family-4) to the north and a commercial center with Smart and Final and the 99 Cent store as major tenants across Poway Road to the south. The applicant will complete tenant improvements within the existing 16,047 square-foot space. The floor plan proposes a large open gym area along with smaller enclosed tanning and hydro lounge spaces, and separate men's and women's showers, locker rooms and restrooms (Attachment C). The proposed exterior building improvements are minor and will consist of changing out the existing glass sliding doors with new glass entry doors (Attachment D). New wall 1 of 13 October 17, 2023, Item #6signage will be installed subject to the approval of a sign permit. As shown on the project site plan (Attachment E), the applicant agreed to complete the following site improvements as conditions of approval of the project: • Enhance and supplement landscaping in the existing landscape planters at the ends of the three traffic aisles located directly in front of the fitness center storefront. • Provide a compliant accessible connection of the existing pedestrian path that extends along the front of the shopping center building to the Pomerado Road sidewalk. • The existing driveway approaches along Poway Road and Pomerado Road will be made ADA-compliant. Pursuant to Poway Municipal Code Section 17.42.030, the proposed fitness center is required to have a minimum of 81 parking spaces. A parking analysis was prepared for the project based on parking demand of the current businesses in the center and the proposed use. It was found that there is adequate parking to serve the proposed fitness center as well as the other businesses in the commercial center. The proposed fitness center will be open 24 hours a day, seven days a week. Environmental Review: The proposed project is a Class 1 Categorical Exemption from the California Environmental Quality Act (CEQA) pursuant to Section 15301 of the CEQA Guidelines, in that the project involves minor alterations to an existing building where the operation of a fitness center is allowed as a conditional use by the underlying Poway Road Specific Plan land use designation, the proposed project consists of a new commercial use that will replace a previous commercial use within an existing building, and the project will involve negligible or no expansion of use. Fiscal Impact: The proposed development is anticipated to have negligible increase in assessment value and very little sales tax revenue due to Planet Fitness' business model. Public Notification: A Notice of Public Hearing was published in the Poway News Chieftain on October 5, 2023. A public notice was mailed to property owners and occupants located within 500 feet of the project site. Attachments: A. Resolution B. Zoning and Location Map C. Proposed Floor Plan D. Southernly Building Elevation E. Site Plan 2 of 13 October 17, 2023, Item #6Reviewed/Approved By: w!~,~ Assistant City Manager 3 of 13 Reviewed By: Alan Fenstermacher City Attorney Approved By: c~ City Manager October 17, 2023, Item #6RESOLUTION NO. 23-A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF POWAY, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT 23-0002 TO ESTABLISH A 16,000 SQUARE FOOT FITNESS CENTER IN A COMMERCIAL TENANT SPACE LOCATED AT 12342 POWAY ROAD; ASSESSOR PARCEL NUMBER: 317-153-21-00 WHEREAS, Conditional Use Permit (CUP) 23-0002, submitted by Daniel Mullin, applicant, a request to establish a 16,000 square foot fitness center in an existing commercial tenant space located at 12342 Poway Road in Commercial General (CG) land use district of the Poway Road Specific Plan (PRSP); WHEREAS, on October 17, 2023, the City Council held a duly advertised public meeting to solicit comments from the public, both for and against, relative to this application; WHEREAS, Section 17.48.070 of the Poway Municipal Code (PMC) establishes findings required for granting a Conditional Use Permit; and WHEREAS, the City Council has read and considered the agenda report for the proposed Conditional Use Permit request and has considered other evidence presented at the public meeting. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Poway as follows: SECTION 1: The proposed project is Categorically Exempt as a Class 1 Categorical Exemption from the California Environmental Quality Act (CEQA) pursuant to Section 15301 of the CEQA Guidelines, in that the project involves minor alterations to an existing building where the operation of a fitness center is allowed as a conditional use by the underlying Poway Road Specific Plan land use designation and the proposed project consists of a new commercial use that will replace a previous commercial use within an existing building and the project will involve negligible or no expansion of use. SECTION 2: The findings, in accordance with Section 17.48.070 of the PMC, to approve CUP 23-0002, are made as follows: A. The location, size, design and operating characteristics of the proposed use are in accord with the General Plan, and the development policies and standards of the City in that the fitness center is allowed on a property with a land use designation of CG of the PRSP area with the approval of a CUP and will otherwise comply with all of the relevant codes and standards of the City of Poway. B. The location, size, design, and operating characteristics of the fitness center use will be compatible with and will not adversely affect or be materially detrimental to adjacent uses, people, buildings, structures, or natural resources in that the use will be conducted entirely within an existing commercial building. C. That the scale, bulk, coverage and density is consistent with adjacent uses, in that the use will operate entirely within an existing commercial building that is part of an existing 4 of 13 ATTACHMENT A October 17, 2023, Item #6commercial center. Resolution No. 23-Page 2 D. There are adequate public facilities, services and utilities available at the subject site to serve the proposed use in that the use is locating within an existing commercial building that is served by public facilities and ·services can be provided for through the conditions of approval. E. There will not be a harmful effect upon desirable characteristics within the area in that the use will operate entirely within an existing commercial tenant space and in a manner that is compatible with surrounding commercial and residential development. F. The generation of traffic will not adversely impact the capacity and physical character of the surrounding streets and/or the Circulation Element of the General Plan in that the proposed fitness center use will be locating within an existing commercial tenant space within a commercial center and typically the average daily vehicle trips generated by a neighborhood commercial center is greater than the average daily vehicle trips generated by a fitness center. Therefore, there should be no increase in traffic. G. That the site is suitable for the type and intensity of use and development in that the site is located within an existing commercial tenant space within an existing commercial center in an area that is designated as a (CG) land use district which permits the operation of a large fitness center when regulated by a conditional use permit. H. That there will not be significant harmful effects upon the environmental quality and natural resources, in that the fitness center use will operate entirely within an existing commercial building and in a manner that is compatible with surrounding commercial and residential development. I. There are no relevant negative impacts of the proposed use that cannot be mitigated. J. That the impacts, as described in subsections A through I of this Section, and the proposed location, size, design, and operating characteristics of the fitness center and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity, nor be contrary to the adopted General Plan, in that the site has adequate parking to accommodate the proposed fitness center use and all activities will occur within the existing commercial building. K. That the proposed conditional use will comply with each of the applicable provisions of this Title. SECTION 3: The City Council hereby approves CUP 23-0002 as shown on the site plan incorporated herein by reference and stamped as "Exhibit A" and dated April 28, 2023, on file in the Development Services Department, except as noted herein, subject to the following conditions: A. The applicant shall defend, indemnify, and hold harmless the City, its agents, officers, and employees from any and all claims, actions, proceedings, damages, judgments, or costs, including attorney's fees, against the City or its agents, officers, or employees, relating to the issuance of this permit, including, but not limited to, any action to attack, set aside, void, challenge, or annul this development approval and any environmental document or s of 13 October 17, 2023, Item #6Resolution No. 23-Page 3 decision. The City may elect to conduct its own defense, participate in its own defense, or obtain independent legal counsel in defense of any claim related to this indemnification. In the event of such election, applicant shall pay all of the costs related thereto, including without limitation reasonable attorney's fees and costs. In the event of a disagreement between the City and applicant regarding litigation issues, the City shall have the authority to control the litigation and make litigation related decisions, including, but not limited to, settlement or other disposition of the matter. However, the applicant shall not be required to pay or perform any settlement unless such settlement is approved by applicant. 8. Approval of this CUP shall apply only to the subject project and shall not waive compliance with all other sections of the Zoning Ordinance and all other applicable City ordinances in effect at the time of Building Permit issuance. C. Within 30 days of the date of this approval, and before the issuance of any permit: (1) the applicant shall submit in writing that all conditions of approval have been read and understood; and (2) the property owner shall execute a Covenant Regarding Real Property. In order for the City to prepare the Covenant, the applicant must first submit a legal description of the subject site. D. The use conditionally granted by this approval shall not be conducted in such a manner as to interfere with reasonable use and enjoyment of surrounding uses. E. The conditions of CUP 23-0002 shall remain in effect for the life of the subject structure and shall run with the land and be binding upon future owners, successors, heirs, and transferees of the current property owner. F. CUP 23-0002 may be subject to annual review, as determined by the Director of Development Services, for compliance with the conditions of approval and to address unresolved operational concerns that may have been raised during the prior year. G. The developer is required to comply with the Poway Noise Ordinance (PMC Chapter 8.08) requirements that govern construction activity and noise levels. H. All landscaped areas shall be maintained in a healthy and thriving condition, free from weeds, trash and debris. The trees shall be encouraged and allowed to retain a natural form. Pruning should be restricted to maintain the health of trees and protect the public safety. Unnatural or excessive pruning, including topping, is not permitted. I. All roof appurtenances, including air conditioners, shall be architecturally intergraded, screened from view and sound buffered from adjacent properties and streets as required by the Development Services Department. J. A minimum of 24 feet wide emergency access shall be provided, maintained free and clear at all times during construction in accordance with the Fire Department requirements. K. No outdoor storage, display or activities shall occur onsite except through approval of the appropriate permits. L. The activities of the facility shall not occur in such a manner as to create adverse impacts on the circulation and parking on surrounding streets. M. The facility shall be operated in such a manner as to minimize any possible disruption 6 of 13 October 17, 2023, Item #6Resolution No. 23-Page 4 caused by noise and shall comply with noise standards contained in Chapter 8.08 of the PMC. At no time shall noise from any source exceed the noise standards defined in the PMC. N. Prior to opening of business, the Applicant shall apply to obtain a Business Certificate through the Customer Services Department of the City of Poway. Prior to a business Certificate, the Applicant shall comply with the following: 0. The site shall be developed in accordance with the approved plans on file in the Development Services Department and the conditions contained herein. A final inspection from the appropriate City departments will be required. P. Any signs proposed for the project shall be designed in accordance with the Sign Ordinance and the comprehensive sign program for Poway Town Center. The necessary Sign Permit(s) and Building Permit(s) approvals for signage shall be obtained prior to installation. Q. The applicant shall obtain a Building Permit associated with the proposed project. Prior to issuance of a Building Permit, the applicant shall comply with the following: 1. The applicant shall comply with the latest adopted building and electric codes, and all other applicable codes and ordinances in effect at the time of the Building Permit issuance. 2. Accessible parking spaces and access aisles are required to be level (maximum 1 :48 slope) in all directions to provide a surface for wheelchair transfer to and from vehicles. 3. The development shall comply with the current addition of the California Building Code, California Plumbing Code, California Mechanical Code, California Electrical Code, California Residential Code, California Fire Code, California Energy Code and California Green Code at time of submittal to the Building Division. All development shall comply with state structural calculations and seismic safety requirements. (Engineering) 7 of 13 4. Building plans shall show the existing driveway approaches along Poway Road and Pomerado Road to be made ADA-compliant. Please show new, ADA-compliant driveways per San Diego Regional Standard Drawings at all driveway entrances. The layout and standard(s) to be used shall be noted on the site plan. 5. Building plans shall show an ADA-compliant path of travel from the building entrance to the City's sidewalk fronting the parcel. 6. The applicant shall incorporate Low Impact Development (LID) design features into the site development. These shall be clearly shown and identified on the site plan and be appropriately sized for the proposed level of development. 7. A minimum cash security for erosion control is required. 8. The applicant shall attend a pre-construction meeting at the Department of Development Services. The scheduling request shall be submitted on a City October 17, 2023, Item #6Resolution No. 23-Page 5 standard form available from the City's project engineer. The applicant's action plan that identifies measures to be implemented during construction to address erosion, sediment and pollution control will be discussed. Compliance for sediment control shall be provided as directed by the project inspector. 9. Erosion control shall be installed and maintained by the developer from October 1 to April 30 annually. The developer shall maintain all erosion control devices throughout their intended life. 10. The applicant shall pay the storm water pollution inspection fee according to the latest adopted master fee schedule. 11. Prior to start of any work within a City-held easement or right-of-way, a Right-of~ Way Permit shall be obtained from the Engineering Division of the Development Services Department. All appropriate fees shall be paid prior to permit issuance. This will be required to be approved prior to building permit issuance. 12. The applicant shall pay all applicable development impact fees in effect at time of permit issuance. (Planning) 13. The six landscape planters located at the ends of the traffic aisles that are directly in front of the subject tenant space shall be enhanced and refreshed with trees and shrubs in accordance with the City Landscape and Irrigation Design Manual if the total square footage of the subject landscape planters exceed 2,500 square feet landscape and irrigation plans and the accompany plan review fees shall be submitted to the Planning Division for review and approval. Pursuant to Poway Municipal Code Section 17.41.200 Prescriptive Compliance if the total square footage of the six landscape planters is less than 2,500 square a landscape documentation package along with the required review fees shall be submitted to the Planning Division for review and approval. R. Prior to Final Inspection: (Engineering) 8 of 13 1. An adequate drainage system shall be provided around the building pad capable of handling and disposing all surface water to the satisfaction of the Engineering Inspector. 2. The applicant shall repair, to the satisfaction of the City Engineer, any and all damage to public improvements caused by construction activity from this project. (Planning) 3. The sign facia area of the subject tenant space shall be refurbished (repaired, painted, etc.) so that it is similar to the adjacent tenant facia to the satisfaction of the Director of Development Services. 4. Landscaping and irrigation shall be completed in accordance with the approved landscape plan. Any missing, dying or dead landscaping shall be replaced and shall October 17, 2023, Item #6Resolution No. 23-Page 6 be adequately irrigated and permanently and fully maintained by the Property Owner at all times. a. The site shall be cleared of all construction materials, supplies, and equipment. The landscaping shall be kept in a thriving condition. Landscaped areas within the adjacent public right-of-way shall be permanently and fully maintained by the owner. SECTION 4: The approval of CUP 23-0002 shall expire October 17, 2025, at 5:00 p.m., unless prior to that time a Building Permit has been issued and construction has commenced on the property unless prior to the expiration, a request for a time extension is submitted to the Development Services Department and a time extension is subsequently granted by the City Council. SECTION 5: The parties are hereby informed that the time within which judicial review of this decision must be sought is governed by Section 1094.6 of the California Code of Civil Procedure. PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of Poway, California on the 17th day of October 2023, by the following vote, to wit: AYES: NOES: ABSTAINED: ABSENT: DISQUALIFIED: Steve Vaus, Mayor ATTEST: Carrie Gallagher, CMC, City Clerk 9 of 13 October 17, 2023, Item #6~RR-C RS-1 • 0 NORTH 10 of 13 -u 0 '----------1 0 ~ L__-------! 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