HomeMy WebLinkAbout2011-03-16; Planning Commission; ; CUP 10-13 - REAL FIT 4 LIFE FITNESS GYMThe City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.1
P.C. AGENDA OF: March 16, 2011
Application complete date: December 15, 2010
Project Planner: Dan Halverson
Project Engineer: Clyde Wickham
SUBJECT: CUP 10-13 - REAL FIT 4 LIFE FITNESS GYM - Request for a Conditional
Use Permit to allow the Real Fit 4 Life Fitness Gym to operate in a vacant 5,693
square foot suite located within an existing office/industrial building (Building L)
on property located at 6118 & 6120 Innovation Way, in the P-M Zone, in Local
Facilities Management Zone 17.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 6761
APPROVING CUP 10-13 for a period of 10 years, based upon the findings and subject to the
conditions contained therein.
II.INTRODUCTION AND BACKGROUND
The project was scheduled for the March 2, 2011 meeting, however at the request of the
applicant the project was continued to the March 16, 2011 meeting due to new issues with the
site. The staff report for the March 2, 2011 meeting is attached.
This application is a request for a Conditional Use Permit to allow a gym to operate in a vacant
suite within an existing office/industrial building on property located at6118&6120 Innovation
Way in the P-M Zone. Only tenant improvements are proposed for this project and there are no
proposed improvements to the exterior of the building.
The request to continue was due to new information for parking of the site. The new Exhibit "A"
now has the correct parking count for the existing lot and as designed and built has a surplus of
19 spaces. Therefore the applicant will not need to enter into a joint use parking agreement and
as such that condition of approval was removed from the resolution of approval. A new condition
has been added to ensure noise mitigation for the gym floor area prior to building permit
issuance.
ATTACHMENTS;
1. Planning Commission Resolution No. 6761
2. Letter of support
3. Staff report and attachments for March 2, 2011
LETTER OF CONCERN
RELOCATION OF AK MARTIAL ARTS & FITNESS
Date; March 2, 2011
To: City of Carlsbad, Chamber of Commerce
From: Concerned Residents of Carlsbad & Supporters of AK
Martial Arts & Fitness
Re: Difficulties of AK Relocating Business from Vista to
Carlsbad
It has been brought to my attention that the owners of AK Martial Arts &
Fitness are having severe difficulties that may prevent them from relocating
their business from Vista to the area of Bressi Ranch in Carlsbad. Please be
advised this would be a grave loss to the City of Carlsbad, the community,
and to families and schools who will benefit from this relocation, AK Martial
Arts & Fitness is a very generous supporter Q&-Q.g.r;iel|e:p$eir!ij;«i.i!^.;5Ch'oolr they
go to great effort to build strategifc"alliances in their community with
families, schools and local businesses. They consistently donate thousands
of dollars each year to several schools, and they are constantly looking for
new and creative ways to support local schools through the donation of
raffle prizes such as four Elektra Bicycles, hosting Parents' Nights Out with
all proceeds given back to local schools, participating in after-school
enrichment programs (and again donating a portion of the proceeds back to
local schools), and so much more.
AK Martial Arts & Fitness is a small, family-run business, yet they have an
avid fan & customer base. They strive to build goodwill within their
community, and they are an asset to our community. They have simply
outgrown the small space in which they first opened their business, and are
looking to relocate it to a larger facility. This growth is a direct result of
their generosity toward their community, local schools, and families who
have come to know and appreciate what AK Martial Arts & Fitness does for
their local community. It would be a travesty to create unnecessary
obstacles that might prevent them from relocating in the immediate area.
AK Martial Arts & Fitness will be a beneficial business addition to the City of
Carlsbad, and I respectfully request that you act in the best interests of the
community by aiding them in their relocation to Bressi Ranch.
With sincere appreciation,
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The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
P.C. AGENDA OF: March 2, 2011
Application complete date: December 15, 2010
Project Planner: Dan Halverson
Project Engineer: Clyde Wickham
SUBJECT: CUP 10-13 - REAL FIT 4 LIFE FITNESS GYM - Request for a Conditional
Use Permit to allow the Real Fit 4 Life Fitness Gym to operate in a vacant 5,693
square foot suite located within an existing office/industrial building (Building L)
on property located at 6118 & 6120 Innovation Way, in the P-M Zone, in Local
Facilities Management Zone 17.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 6761
APPROVING CUP 10-13 for a period of 10 years, based upon the findings and subject to the
conditions contained therein.
II. INTRODUCTION
This application is a request for a Conditional Use Permit to allow a gym to operate in a vacant
suite within an existing office/industrial building on property located at 6118 & 6120 Innovation
Way in the P-M Zone. Only tenant improvements are proposed for this project and there are no
proposed improvements to the exterior of the building. The projects parking requirement is
proposed to be satisfied through a combination of 19 on-site parking spaces allotted to this
building and the joint use of 10 additional parking spaces onsite during peak demand evening
hours as necessary. The joint use of parking facilities may be permitted subject to the approval of
the Planning Commission. All findings can be made to recommend approval of this conditional
use permit at this location.
III. PROJECT DESCRIPTION AND BACKGROUND
The project site is located within The Towers at Bressi Ranch office park within Planning Area 5
of the Bressi Ranch Master Plan. The General Plan Land Use designation for the site is Planned
Industrial (PI) and the Zoning designation for the site is Planned Industrial (P-M). The applicant
is requesting to locate a specialty fitness gym in two vacant suites, totaling 5,693 square feet,
within an existing office park on property generally located at 6118 & 6120 Innovation Way.
The existing building (Building "L") was approved under CT 08-04/PUD 08-07/PIP 05-24 and is
one of twelve constructed buildings on the project site. The project site is surrounded by
office/industrial uses to the south, east, and west and is bordered by Palomar Airport Road to the
north.
The proposed gym will be located within two suites (6118 & 6120) and will consist of open
offices in the loft area, a storage room, men's and women's restrooms and changing rooms, a
large (1,500 square feet) workout room, and an associated reception/lobby area (see Exhibit B).
CUP 10-13- REAL FIT 4 LIFE FITNESS GYM
March 2, 2011
PAGE 2
The proposed gym is an allowed use in the P-M Zone subject to approval of a Conditional Use
Permit (CUP). All findings required for approving a CUP can be made with this project. The
Planning Department is recommending that the Conditional Use Permit (CUP 10-13) be
approved for ten years (10) from February 16, 2011 through February 15, 2021.
IV. ANALYSIS
The proposed project is subject to the following plans, ordinances, standards, and policies:
A. Planned Industrial (PI) General Plan Land Use Designation;
B. Planned Industrial (P-M) Zone (C.M.C. Chapter 21.34);
C. Bressi Ranch Master Plan, MP 178;
D. Parking Ordinance (C.M.C. Chapter 21.44);
E. Conditional Use Permit Regulations (C.M.C. Chapter 21.42); and
F. Growth Management Ordinance (C.M.C. Chapter 21.90).
The recommendation for approval of this project was developed by analyzing the project's
consistency with the applicable regulations and policies. The project's compliance with each of
the above regulations is discussed in the sections below.
A. General Plan Compliance
The project complies with the General Plan. The site has a General Plan Land Use designation of
Planned Industrial (PI). Per the Carlsbad General Plan Land Use Element, Industrial
Implementing Policy C.9, ancillary commercial, office, or recreational uses (including gyms) are
allowed by Conditional Use Permit (CUP), when clearly oriented to support industrial
development and the nearby populations.
The project site is located centrally within the Bressi Ranch industrial development which is in
close proximity to the Bressi Ranch residential development. The project location makes it
convenient for employees of the surrounding office parks to access the facility.
B. Planned Industrial (P-M) Zone (C.M.C. Chapter 21.34)
The proposed site is zoned Planned Industrial (P-M) and is therefore subject to the provisions of
Chapter 21.34 of the Zoning Ordinance. Gyms are permitted in the P-M Zone subject to approval
of a Conditional Use Permit. The proposed fitness center will occupy existing suites and does not
propose any additions or exterior improvements to the existing building. The existing building
complies with all setbacks, lot coverage, and height requirements. Parking is discussed in section
D below.
C. Bressi Ranch Master Plan, MP 178
The planning area is currently designated (Land Use and Zoning) as Planned Industrial in the
Master Plan. In addition, general development standards and design guidelines were established
for the development of the Bressi Ranch Planning Area 5. The existing twelve building office
park was designed and approved by the Planning Commission (CT 08-04/PUD 08-07/PIP 05-24)
CUP 10-13 - REAL FIT 4 LIFE FITNESS GYM
March 2, 2011
PAGES
to meet all standards. The specialty gym is proposing only interior tenant improvements for this
project and there are no proposed improvements to the exterior of the building.
D. Parking Ordinance (C.M.C. Chapter 21.44)
The allotted parking for the site was based on the assumption that all buildings would consist of
75 percent office, 15 percent manufacturing, and 10 percent warehouse land uses, or 1 space per
334 square feet of space. Based on this building use assumption, the total number of parking
spaces allocated to the two suites is 19 spaces consistent with the approved Planned Industrial
Permit (PIP 05-24). Pursuant to Chapter 21.44 of the CMC, the parking requirement for a
gym/health club facility is one space per 200 square feet. Therefore, in order to strictly comply
with the CMC, the proposed 5,693 square foot gym would require a total of 29 parking spaces,
10 more than what is allotted to the building.
The "Real Fit 4 Life Fitness Gym" is a specialty fitness club specializing in karate/fitness classes
that has a limited clientele and is focused on smaller fitness classes and more individual training
sessions than the a "traditional gym", like a 24-hour Fitness or Pure Fitness health club, where
large numbers of patrons arrive just before and just after work. Furthermore, the applicant has
listed the hours of operation as 7 A.M. to 9 P.M. but anticipates peak use between the hours of 5
P.M. to 8 P.M. with a maximum of 30 participants including instructors at any one time. The
applicants have agreed to limit the maximum number of participants during daytime periods to
approximately 18, including instructors (see attachment 6), which would still be within the 19
spaces provided for the site.
Notwithstanding the applicants opinion that peak parking demand for this Fitness Gym will not
exceed the 19 allocated parking spaces, during daytime use the applicant is requesting approval
of joint use parking facilities to comply with the required 29 parking spaces during peak demand
and early evening hours. The Planning Commission may authorize joint use parking facilities
under specified conditions. Pursuant to Section 21.44.080 of the CMC, up to fifty percent of the
parking facilities required for a use considered to be primarily a daytime use may be provided by
the parking facilities of a use considered to be primarily a nighttime use and vice versa. Other
conditions necessary for allowing for the joint use of parking facilities include that the parking
areas must be located within 150 feet and that the application shall show that there is no
substantial conflict in the principal operating hours of the buildings or uses for which the joint
use of off-street parking facilities is proposed.
The proposed Fitness Gym will occupy two existing suites within Building L of the Bressi Ranch
Towers office park which has an existing parking lot consisting of a total of 522 parking stalls.
The existing parking lot can adequately serve the twelve other existing and approved
office/industrial buildings and the proposed Fitness Gym through a joint-use off-street parking
agreement. The proposed joint-use parking agreement is consistent with the Carlsbad Municipal
Code (CMC) Parking Ordinance, Section 21.44.080 "Joint-Use Off-Street Parking Facilities" in
that:
1. The parking facility required for the proposed Fitness Gym will be supplied by the parking
lot of the Bressi Ranch Towers office park which pursuant to PIP 05-24, will be occupied by
a mix of office, manufacturing, and warehouse uses (and the temporary Pacific Ridge School
CUP 10-13 - REAL FIT 4 LIFE FITNESS GYM
March 2, 2011
PAGE 4
Gym in Building P approved under CUP 10-07) that are considered to be primarily
daytime/Monday-Friday uses;
2. All buildings associated with the joint use of the parking lot are located within 150 feet of the
parking lot;
3. There is no substantial conflict in the principal operating hours of the existing or future office
building and the Pacific Ridge School Gym tenants which are primarily daytime uses with
the proposed Fitness Gym (with a peak use demand in the early evening hours) for which the
joint use of the parking lot is proposed;
4. Prior to the issuance of the Fitness Gym building permits, all parties involved in the joint use
for an on-site parking facility shall provide evidence of agreement for such joint use by a
proper legal instrument approved by the city attorney as to form and the Planning Director as
to content. Such instrument, when approved as conforming to the provisions of this title,
shall be recorded in the office of the county recorder and copies thereof filed with the
Planning Director.
Based on the conclusions of the parking analysis, the proposed project with a joint use of parking
facilities will provide more than adequate parking for the Real Fit 4 Life Fitness Gym.
E. Conditional Use Permit Regulations
The proposed project is a use which is allowed in the Planned Industrial Zone (P-M) subject to
the approval of a CUP. Chapter 21.42 of the Carlsbad Municipal Code requires that four findings
be made in order to approve a conditional use permit. All of these findings can be made for this
project as discussed below:
1. That the requested use is necessary or desirable for the development of the community, and is
in harmony with the various elements and objectives of the General Plan in that the
proposed Fitness Gym use will provide specialty health club services in close proximity
to the employees of the businesses within the surrounding P-M Zone as well as the
residents of the Bressi Ranch community.
2. That the requested use is not detrimental to existing uses or to uses specifically permitted in
the zone in which the proposed use is to be located in that the proposed Fitness Gym is
compatible with the surrounding office park uses. Per the parking analysis, the
proposed Fitness Gym, with approval of a joint use parking facilities agreement, will
provide adequate parking. The existing office park has been designed to accommodate
all required parking on-site and provides for adequate traffic circulation. Furthermore
the Fitness Gym is proposed to be located within an existing building and only tenant
improvements to the interior are required for the use.
3. That the site for the proposed conditional use is adequate in size and shape to accommodate
the yards, setbacks, walls, fences, parking, loading facilities, buffer areas, landscaping and
other development features prescribed in this code and required by the planning director,
planning commission or city council, in order to integrate the use with other uses in the
neighborhood in that the Fitness Gym will occupy 5,693 square feet of an existing office
CUP 10-13 - REAL FIT 4 LIFE FITNESS GYM
March 2, 2011
PAGE 5
building with existing onsite landscaping as previously approved under Planned
Industrial Permit (PIP 05-24) and requires no site alterations or additional amenities.
Furthermore, the project complies with all of the required development standards of
the P-M Zone and the proposed 5,693 square foot office space is adequate in size and
shape to accommodate the proposed Fitness Gym operations, as shown on Exhibit "B."
4. That the street system serving the proposed use is adequate to properly handle all traffic
generated by the proposed use in that the project is provided access from Innovation Way
and Gateway Road, local streets which are currently operating at an acceptable levels
of service. The Bressi Ranch Towers office project was previously analyzed for traffic
generation and the street system was designed to properly handle all traffic generated
by the office park. The 227 average daily trips associated with this proposed Fitness
Gym can be accommodated by the existing street system.
F. Growth Management Ordinance
The proposed project is located within Local Facilities Management Zone 17 in the southeast
quadrant of the City. The impacts on public facilities created by the project and its compliance
with the adopted performance standards are summarized in Table 2 below.
TABLE 2
Growth Management Compliance
STANDARD
City Administration
Library
Waste Water Treatment
Parks
Drainage
Circulation
Fire
Open Space
Schools
Sewer Collection System
Water
IMPACTS
N/A
N/A
3.16EDU
N/A
N/A
227 ADT
Station No. 5
N/A
N/A
3.16EDU
695 GPD
COMPLIANCE
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
V.ENVIRONMENTAL REVIEW
The Planning Director has determined that this project is exempt from the requirements of the
California Environmental Quality Act (CEQA) per Section 15301, "Existing Facilities", of the
State CEQA Guidelines and will not have any adverse significant impact on the environment. A
Notice of Exemption shall be filed with the County Clerk upon approval of this project.
ATTACHMENTS:
1. Planning Commission Resolution No. 6761
2. Location Map
3. Disclosure Statement
CUP 10-13 - REAL FIT 4 LIFE FITNESS GYM
March 2, 2011
PAGE 6
4. Background Data Sheet
5. Local Facilities Impact Assessment Form
6. Project Description and Parking Analysis
7. Reduced Exhibits
8. Exhibit "A-B" - dated March 2, 2011
WOT TO SCALE
SITEMAP
Real Fit 4 Life Fitness Gym
CUP 10-13
DISCLOSURE Development Services
''•' STATEMENT Planning Department
CITY OF D 4/Al 1635 Faraday Avenue
CARLSBAD www.carlsbadca.gov
Applicants statement or disclosure of certain ownership interests on all applications which will
require discretionary action on the part of the City Council or any appointed Board, Commission
or Committee.
The following information MUST be disclosed at the time of application submittal. Your project
cannot be reviewed until this information is completed. Please print.
Note:
Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal
organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county,
city municipality, district or other political subdivision or any other group or combination acting as a unit"
Agents may sign this document; however, the legal name and entity of the applicant and property owner
must be provided below. , ':
1 . APPLICANT (Not the applicant's agent)
Provide the COMPLETE. LEGAL names and addresses of ALL persons having a
financial interest in the application. If the applicant includes a corporation or partnership.
include the names, titles, addresses of all individuals owning more than 10% of the
shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE
INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a Dubliclv-owned
corporation, include the names, titles, and addresses of the corporate officers. (A
separate page may be attached if necessary.)
Person David Estes / "•£}&#"' Corp/Part Real Fit 4 Life _
Title
Address 261 1 La Golondrina Street Address _
Carlsbad. CA 92009
2. OWNER (Not the owner's agent)
Provide the COMPLETE. LEGAL names and addresses of ALL persons having any
ownership interest in the property involved. Also, provide the nature of the legal
ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the
ownership includes a corporation or partnership, include the names, titles, addresses of
all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE
THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE
SPACE BELOW. If a publicly-owned corporation, include the names, titles, and
addresses of the corporate officers. (A separate page may be attached if necessary.)
Person Jonn Stfittmatter Corp/Part Palomar Airport Road, LLC, c/o
Tjt)e _ Title RVan Companies US, Inc.
Address 3900 East Camelback Road, Suite 100
Phoenix, AZ 85018
P-1 (A) Page 1 of 2 Revised 04/09
3.NON-PROFIT ORGANIZATION OR TRUST
If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust.
list the names and addresses of ANY person serving as an officer or director of the non-
profit organization or as trustee or beneficiary of the.
N/ANon Profit/Trust,
Title
Non Profit/Trust,
Title
Address Address
4. Have you had more than $500 worth of business transacted with any member of City
staff, Boards, Commissions, Committees and/or Council within the past twelve (12)
months?
Yes |X No If yes, please indicate person(s):_
NOTE: Attach additional sheets if necessary.
I certify that all the above information is true and correct to the best of my knowledge.
signature of owner/date
John Strittmatter
signature of applicant/date
David Estes
Print or type name of owner Print or type name of applicant
/Wy
Signature of owner/applicant's agent if applicable/date
Mike Howes
Print or type name of owner/applicant's agent
Page 2 of 2 Revised 04/09
BACKGROUND DATA SHEET
CASE NO:CUP 10-13
CASE NAME: REAL FIT 4 LIFE FITNESS GYM
APPLICANT: David Estes and Margueritte Glivev
REQUEST AND LOCATION: A request for a Conditional Use Permit to allow the Real Fit 4
Life Fitness Gym to operate in a vacant 5,693 square foot office building (Building "L") on
property located at 6118 & 6120 Innovation Way, in the P-M Zone, in Local Facilities
Management Zone 17.
LEGAL DESCRIPTION: An Undivided Fee Simple Interest as Tenants in Common in and to
the Common Area Within the Module in Which the Unit Described Below is Located. Equal to
the Reciprocal of the Number of Units of the Module in Which the Unit Described Below is
Located, as Shown on the Towers at Bressi Ranch - Phase II Condominium Plan, Recorded in
the Office of the County Recorder of San Diego County. State of California, on October 17.
2007 as Instrument No. 2007-0667829 (Condominium Plan), Which is Located with Lot 2 of
Carlsbad Tract CT 06-02 The Towers at Bressi Ranch, in the City of Carlsbad, County of San
Diego, State of California, According to Map Thereof No. 15630, filed in the Office of County
Recorder of San Diego County on October 11. 2007. as Instrument No. 2007-0655142.
APN: 213-262-13-21/13 Acres: N/A Proposed No. of Lots/Units: N/A
GENERAL PLAN AND ZONING
Existing Land Use Designation: Planned Industrial - PI
Proposed Land Use Designation: N/A
Density Allowed: N/A Density Proposed: N/A
Existing Zone: Planned Industrial - P-M Proposed Zone: N/A
Surrounding Zoning, General Plan and Land Use:
General Plan
Site
North
South
East
West
P-M PI
P-M PI
P-M PI
P-M PI
P-M PI
Current Land Use
Office/Industrial
Office/Industrial
Office/ Industrial
Office/Industrial
Office/Industrial
LOCAL COASTAL PROGRAM
Coastal Zone: I I Yes IXI No Local Coastal Program Segment: N/A
Within Appeal Jurisdiction: I I Yes [X] No Coastal Development Permit: [""] Yes
Local Coastal Program Amendment: I I Yes [X] No
No
Revised 01/06
Existing LCP Land Use Designation: N/A Proposed LCP Land Use Designation: N/A
Existing LCP Zone: N/A Proposed LCP Zone: N/A
PUBLIC FACILITIES
School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad
Equivalent Dwelling Units (Sewer Capacity): N/A
ENVIRONMENTAL IMPACT ASSESSMENT
[X] Categorical Exemption, Section 153QL "Existing Facilities"
I | Negative Declaration, issued
Certified Environmental Impact Report, dated_
Other,
Revised 01/06
CITY OF CARLSBAD
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM
PROJECT IDENTITY AND IMPACT ASSESSMENT:
FILE NAME AND NO: Real Fit 4 Life Fitness Gym
LOCAL FACILITY MANAGEMENT ZONE: 17 GENERAL PLAN: Planned Industrial - PI
ZONING: Planned Industrial - P-M
DEVELOPER'S NAME: David Estes & Margueritte Gilvev
ADDRESS: 6118 & 6120 Innovation Way, Carlsbad. CA 92010
PHONE NO.: 760-828-7165 ASSESSOR'S PARCEL NO.: 213-262-13-12/13
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 5,693 Sq Ft building
ESTIMATED COMPLETION DATE: N/A
A. City Administrative Facilities:
B. Library:
C. Waste water Treatment Capacity
D. Park:
E. Drainage:
F. Circulation:
G. Fire:
H. Open Space:
I. Schools:
J. Sewer:
K. Water:
N/A
Demand in Square Footage = N/A
Demand in Square Footage = N/A
Demands in EDU=
Demand in Acreage =
Demand in CFS =
Identify Drainage Basin =
Demand in ADT =
Served by Fire Station No.
Acreage Provided =
3.16EDU
N/A
N/A
227 ADT
= 5
N/A
N/A
Demands in EDU=
Identify Sub Basin:
Demand in GPD =
3.16EDU
N/A
695
ATTACHMENT 6
CUP 10-13-RealFit4Life
Parking Analysis
David Estes & Margueritte Gilvey are Carlsbad residents and members of the Carlsbad Chamber
of Commerce and would like to be able to work as well as live in Carlsbad. Their company,
RealFit4Life a, family oriented athletic club, is requesting approval of a Conditional Use Permit
to locate at 6118 & 6120 Innovation Way within the Bressi Ranch Master Plan. Although this
site is zoned P-C, its underlying implementing Zoning is PM, Planned Industrial. Athletic Clubs
are permitted in the PM zone subject to Planning Commission approval of a Conditional Use
Permit.
As shown by the floor plans RealFit4Life will be located in two suites with a total area of 5693
square feet including a second story mezzanine. This second story mezzanine area, 1344 square
feet will be used for storage and office purposes only and no athletic activities will take place in
this portion of the suites. The lower floor with a total area of 4349 square feet will be used for a
combination of storage, office and fitness instruction. The maximum size of the fitness area is
not proposed to exceed 1500 square feet. Panels will be installed in the activity area to minimize
sound impacts. Most classes will not have any music so the students can hear the direction of the
instructors, who will not be using microphones. Some of the mid-day yoga classes will have
quiet, calm music that will not be heard outside the building or in the adjacent suites.
RealFit4Life will be open from 7:00 A.M until 9:00 P.M.; however most of the physical
instruction and other activities will occur after 4:00 P.M. and on weekends when most of the
other buildings at the Towers are not in use. Morning classes will be less than five students.
Lunch time fitness/karate classes will accommodate approximately 10 participants and cater to
people working in the adjacent businesses. Late afternoon classes (4:00-5:00 P.M.) will have
approximately 18 participants. Early evening classes, (5:00 -8:00 P.M.) the largest classes will
have approximately 30 participants. It should be noted that a substantial portion of the later
afternoon and evening classes will consist of children, many of whom will be dropped off by
their parents and therefore will not create a need for parking. Late evening classes, (8:00 -9:00
P.M.) will have about 18 participants. Weekend classes which consist of some of the larger
classes of the week will be similar in size to the early evening classes. All of the numbers
provided above for the classes include students as well as instructors. Since the main concern for
this CUP is parking demands during the normal 8:00 - 5:00 weekday hours, the applicant has
agreed to and is conditioned to limit the workday classes to the numbers addressed in this
paragraph.
As shown by the floor plan, some of the second story offices will be used by instructors and will
not be occupied while classes are being held. Some of the other second floor offices will only be
used on weekends.
The existing buildings at this site have a combined floor area of 156,800 square feet with 522
existing parking spaces. This provides a parking ratio of approximately one parking space for
every 300 square feet of building area. Attached to this project description as Exhibit A, is a list
of uses in the other occupied buildings of the Towers. As shown by this list, almost all of these
ATTACHMENT 6
other occupancies are basically daytime users that will have little or no parking demand in the
late afternoon or evening when RealFit4Life is most active. Exhibit B is a site plan which has
been marked up to show the project site and addresses of the surrounding land uses in The
Towers. This exhibit has also been marked to show which other suites would be within 150 feet
of the proposed location for RealFit4 Life and per the City's parking standards could be
competing for parking spaces with the proposed use. Provided below is a list of these uses and
their addresses:
6102 Innovation Way Pacific Shores Produce Produce Traders (Brokers)
6104 Innovation Way Weule & Ballard APC Law Firm
6116 Innovation Way In Motion Marketing and Management Firm
6122 Innovation Way Microscope World Science Equipment Provider
6126 innovation Way Lindsay Management Property Management Group
6130 Innovation Way GNR Engineering Engineering Firm
As shown by this list these uses are weekday 8:00 A.M. - 5:00 P.M. uses whose parking demand
will not conflict with the peak hours parking demand of RealFit4Life which has its largest
classes after 5:00 P.M. on weekdays and on weekends.
At this time it is not known what will be constructed in phase two of this project, the
undeveloped portion between the existing buildings and Palomar Airport Road. As mentioned
above, due to the predominately evening and weekend hours of RealFit4Life, this proposed
family oriented fitness facility will have an overall beneficial impact on the parking at the
Towers since almost all of the other existing uses at the site are typical weekday users.
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AKMA OFFICE;
OPEN OFFICE
123X551 SECOND FLOOR: 1,344 SF
SECOND FLOOR
MAIN FLOOR: 4,349 SF
^
MAIN FLOOR
scale:iyi6"
REAL FIT 4 LIFE
SAN DIEGO, CA
FLOOR PLAN 6118-6120 INNOVATION WAY
scheme: A SDG10-6028-OP
11.10.2010
north
WARE MALC OMBLeading Design for Commercial Real Estate
HowesWeiler lTEn*1
& Associates
LAND USE PLANNING AND CONSULTATION
MEMORANDUM
DATE: March 8, 2011
TO: Planning Commission
FROM: Mike Howes, AICP
SUBJECT: CUP 10-13 - Noise Mitigation
RealFit4Life would like to go on record objecting to the noise mitigation condition
proposed by staff. As shown by the attached memo from Newbury Construction, a
local contractor, the noise mitigation proposed by staff would cost approximately
$14,751 to implement. The cost for the proposed noise mitigation is addressed in
item 3 of the attachment. This is a significant cost to a small local business. No other
fitness facility approved by the City has had such an onerous condition of approval.
We understand the City's concerns about potential noise impacts and have attempted
to explain that RealFit4Life can not be compared to a 24 Hour Fitness Facility with
large exercise classes accompanied by music. The fitness classes held by RealFit4l_ife
are small and not accompanied by music so students can hear the direction provided
by the instructors.
None of the future neighbors of RealFit4Life have actually complained about the
proposed use, they have merely wanted to get more information and be assured that
it was not going to create noise or parking impacts. We actually did meet with one
neighbor and once we explained the type of classes and the type of noise mitigation
that we proposed to install, he no longer had concerns about the noise from the
proposed use, especially since the largest classes would occur in evenings and
weekends.
At their current location in Vista, RealFit4Life is located at a commercial center with
a restaurant on one side and a business center that deals with the general public on
the other side. The business center has their conference room directly against the
common wall that they share with RealFit4Life. During the five years that they have
been at that location they have never received a complaint about noise impacts from
any of their adjacent neighbors. At their existing location all they have for noise
mitigation is a one inch mat flooring and no wall pads. At times they even have their
front door open when they hold some of the training sessions.
If. the Commission believes it is necessary to add a condition addressing potential
noise impacts to the approval of this project we request that the noise mitigation
condition being proposed by staff be replaced by the following condition:
Tel - 760.929.2288 Fax - 760.929.2287 Email, into@hwplanning.com 2888 Loker Avenue East, Suite 217, Carlsbad, CA 92010
HowesWeiler& Associates
LAND USE PLANNING AND CONSULTATION
Prior to occupancy the following noise mitigation measures shall be
implemented:
a. Install 1" thick permanent mat flooring through the entire warehouse
area including, the storage areas and gym equipment area.
b. Install 2" thick foam panels with plywood backing on both adjoining
walls. These panels shall run the entire length of each wall (36') and
must have a minimum height of 6'.
These noise mitigation measures are being recommended by a professional company
that'installs mats in floors and walls for the type of specialty gym being proposed by
RealFit4Life. Based on their experience providing matt installation for numerous
facilities nationally and internationally we believe that these measures will work just
as effectively as the mitigation being proposed by staff and be far less costly to
implement.
In addition the CC&RS for the Towers prohibit businesses locating within the buildings
from generating noise or vibrations that would have negative impacts on any adjacent
use.
Tel - 760.929.2288 Fax - 760.929.2287 Email, info@hwplanning.com 2888 Loker Avenue East, Suite 217, Carlsbad, CA 92010
NEWBERY CONSTRUCTION
1212 Vista Way
Oceanside, CA 92054
Licenses 527351
Office #(760) 231-6025
Fax # (760) 722-5621
March?, 2011
Proposal Rev 3
Robbie Knight
Ryan Companies US Inc.
6134 Innovation Way
Carlsbad, CA 92009
Sub:
RE:
Price Proposal and Authorization to Proceed
Rt-4-Life
6188 Innovation Way
Carlsbad, CA 92009
CSI
02050
1 Is
42 lin. ft.
37 lin. ft.
1 Is
1 Is
09250
42 lin. ft.
1 Is
1 Is
09250
6480 sq. ft.
Description
Demo:
Construction protection, includes carpet protection
Demo 10' high walls leaving in a 4" headei
Demo full height demising walls
Dump and dump fees
Lift rental
Metal Studs & Drywall:
Build 4" headers
Patch wall scars
Lift rental
Metal Studs & Drywall:
Furnish and install 1/2" RC channel (2) two layers of 5/8 type X drywall on oneside
Price
$ 1,702
$ 1,858
$ 14,751
1 Is
of (2) existing warehouse demising walls to create 2 hour rated walls with STC 6C
floor protection, finished outside layer, fire compound on perimeter edges
and penetrations
Lift rental
Contract Price $ 18,312
General Clarifications
Work to be performed during regular hours
Payment Terms
Net 30 days
NEWBERY CONSTRUCTION RYAN COMPANIES US INC
Steve Newbery