City of Corona
Staff Report
400 S. Vicentia Ave.
Corona, CA 92882
File #: 22-0244
REQUEST FOR CITY COUNCIL ACTION
DATE: 04/06/2022
TO: Honorable Mayor and City Council Members
FROM: Planning & Development Department
SUBJECT:
Conditional Use Permit 2019-0003 to operate a 72,924 square-foot indoor sports training facility located at 1560 E. Sixth Street, Suite 102, in the Business Park zone of the Corona Magnolia Specific Plan (Applicant: TK Khan for the Draft Sports Complex).
EXECUTIVE SUMMARY:
Conditional Use Permit 2019-0003 (CUP2019-0003) is an application by TK Khan for the Draft Sports Complex to operate a 72,924 square-foot indoor sports training facility at 1560 E. Sixth Street, Suite 102, in the Business Park zone of the Corona Magnolia Specific Plan. The facility expands recreational opportunities within the City that support practice sports and tournaments for youths without the need for residents to travel to other cities.
RECOMMENDED ACTION:
That the City Council:
a. Take no action, thereby affirming the Planning and Housing Commission’s action granting CUP2019-0003, based on the findings contained in the staff report and conditions of approval.
OR
b. Set the item for review at a subsequent meeting.
BACKGROUND & HISTORY:
Conditional Use Permit 2019-0003 is a request by TK Khan from The Draft Sports Complex (“The Draft”) to establish an indoor sports training facility at 1560 E. Sixth Street, Suite 102. The property is 6.29 acres and contains an existing 212,804 square-foot industrial building that is currently owned and occupied by Amrapur Overseas, a fabric wholesaling business. The Draft is leasing a portion of the building (72,924 square feet) from the owner.
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File #: 22-0244
The property is zoned Business Park (BP) and is located within Planning Area 6 of the Corona Magnolia Specific Plan area. The BP zone requires the approval of a conditional use permit for sports facilities in Planning Area 6.
The Planning and Housing Commission at its meeting on March 7, 2022, reviewed CUP2019-0003 and approved Resolution 2582 to allow the proposed use.
ANALYSIS:
The Draft is located in an industrial business park, which is bordered by Sixth Street to the north and Magnolia Avenue to the east and south. Bordering to the west are industrial uses and a vehicle salvage yard. The business park has a total of four buildings including the subject building. Each building is located within its own parcel and has its own on-site parking. The business park has three driveways located on Sixth Street and three driveways on Magnolia Avenue. The driveways are shared among the tenants within the business park.
Operations
The Draft is an indoor sports training facility that trains student athletes in cheer, stunt, gymnastics, volleyball, and basketball (8 courts). The students are selected through tryouts and scouting. The facility operates during the following days and times:
· Monday - Friday, from 6:00 p.m. to 9:00 p.m.
· Saturday - Sunday, from 8:00 a.m. to 7:00 p.m.
The facility does not operate during traditional business hours since most of their patrons are student athletes who will be in school during normal business hours.
During the weekdays, the facility operates as a training facility. On the weekends, the facility is used for tournament play where top athletes from other training facilities come and compete.
Different sports train on different days from Monday through Friday. On each weekday, there are two practice times:
· 6:00 p.m. to 7:30 p.m.
· 7:30 p.m. to 9:00 p.m.
Table A summarizes the occupancy and practice schedule for the weekdays.
Table A
Weekday Training Schedule & Occupants
Hours of
Operation
& No. of
Occupants
Monday Tuesday Wednesday Thursday Friday
6 pm to
7:30 pm
Basketball (72)
Cheer (22)
Employees (2)
Volleyball (88)
Cheer (22)
Employees (2)
Basketball (72)
Cheer (22)
Employees (2)
Volleyball (88)
Cheer (22)
Employees (2)
Volleyball (88)
Cheer (22)
Employees (2)
Total
Occupants
Per Day
96 112 96 112 112
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Hours of
Operation
& No. of
Occupants
Monday Tuesday Wednesday Thursday Friday
6 pm to
7:30 pm
Basketball (72)
Cheer (22)
Employees (2)
Volleyball (88)
Cheer (22)
Employees (2)
Basketball (72)
Cheer (22)
Employees (2)
Volleyball (88)
Cheer (22)
Employees (2)
Volleyball (88)
Cheer (22)
Employees (2)
Total
Occupants
Per Day
96 112 96 112 112
7:30 pm to
9 pm
Basketball (72)
Stunt (34)
Employees (2)
Volleyball (88)
Stunt (34)
Employees (2)
Basketball (72)
Stunt (34)
Employees (2)
Volleyball (88)
Stunt (34)
Employees (2)
Volleyball (88)
Stunt (34)
Employees (2)
Total
Occupants
Per Day
108 124 96 124 124
On the weekends, the facility is used for basketball or volleyball tournaments from 8:00 a.m. to 7:00 p.m. The number of occupants within the building vary depending on which sport has tournaments.
Table B summarizes the occupancy and weekend tournament schedules.
Table B
Weekend Tournament Schedule & Occupants
Hours of Operation & No. of
Occupants
Basketball Volleyball
8 am Basketball (192) Volleyball (224)
To Spectators (288) Spectators (288)
7 pm Picnic Area (32) Picnic Area (32)
Employees (3) Employees (3)
Total Occupants Per Day 515 547
Parking
The City’s Parking Ordinance is codified in Chapter 17.76 of the Corona Municipal Code (CMC). The Parking Ordinance does not have a specific parking requirement for a sports training facility. When a use is not specified in the Parking Ordinance, the municipal code allows staff to apply the parking requirement of a similar use to the use in question. Currently, the Parking Ordinance has no similar use that can logically be applied to The Draft due to the facility’s unique use and operations.
The applicant submitted a parking and trip generation analysis (Ganddini, Dec. 2021) to the City for review. The analysis evaluated two existing indoor sports facilities, which have eight courts each similar to The Draft. One is located in Garden Grove, and the other is located in Ladera Ranch. · The Map Sports Facility - 12552 Western Avenue, Garden Grove, CA · Ladera Sports Center - 2 Terrace Road, Ladera Ranch, CA The peak parking demand at these facilities is summarized in Table C.
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Table C
Sports Facility Day of
Week
Peak Parking
Demand
Number of Sports
Courts at the Site
Parking Ratio
The Map Sports
Facility (Garden
Grove)
Tuesday 167 spaces 8 courts 20.9 spaces/court
Saturday 175 spaces 8 courts 21.9 spaces/court
Ladera Sports
Center (Ladera
Ranch)
Tuesday 152 spaces 8 courts 19.0 spaces/court
Sunday 101 spaces 8 courts 12.6 spaces/court
Peak Weekday Parking Ratio 20.9
spaces/court
Peak Weekend Parking Ratio 21.9
spaces/court
The Map Sports Facility has a more stringent parking ratio than the Ladera Sports Center. Therefore, to be conservative, The Map Sports Facility’s parking ratio of 21.9 spaces/court was selected to determine the parking demand for The Draft, which is 175 parking spaces (21.9 spaces x 8 courts = 175 spaces).
The property occupied by The Draft currently has 207 parking spaces. On the weekdays, The Draft operates during the off-peak business hours, which are from 6:00 p.m. to 9:00 p.m. During these hours, the other tenant that shares the building is closed. This leaves all 207 parking spaces available for The Draft to use. Based on the occupancy information in Table A, Tuesdays, Thursdays, and Fridays are expected to have the highest number of occupants which is 124. Since the property has 207 parking spaces, the property has sufficient parking to accommodate the occupants during the weekdays.
The Draft controls access into the site during weekend tournaments by having parking attendants at the site’s driveways and neighboring driveways shared on the property. Vehicular access on the weekends is directed to the main entrance on Sixth Street. All other driveways are temporarily gated with three-foot-high barriers, signage, and a parking attendant.
General Plan Consistency
The proposal is consistent with the General Plan for the following reasons:
· It furthers the intent of General Plan Goal PR 2 by accommodating active recreational programs that are responsive to the diverse needs and interests of Corona’s residents and visitors of all ages and abilities.
· It furthers the intent of General Plan Goal LU-1 by providing a community that contains a diversity of land uses that support the needs of and provide a high quality of life for its residents.
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File #: 22-0244
FINANCIAL IMPACT:
The applicant paid the application processing fees of $6,998 to cover the cost of the Conditional Use Permit.
ENVIRONMENTAL ANALYSIS:
Section 15301 of the State Guidelines for the California Environmental Quality Act (CEQA), a Notice of Exemption has been prepared because the project qualifies as a Class 1 (Existing Facilities) categorical exemption under CEQA. The project consists of establishing an indoor sports facility within an existing industrial building. No expansion to the building is proposed in conjunction with this project. Granting of this conditional use permit will only establish the right to operate an indoor sports facility within an existing building.
PLANNING AND HOUSING COMMISSION ACTION:
At its meeting of March 7, 2022, the Planning and Housing Commission considered the subject matter and took the following action:
Motion was made, seconded (Sherman/Alexander) and carried, with Commissioner Woody abstaining, that the Planning and Housing Commission adopt No. 2582 granting CUP2019-0003, based on the findings contained in the staff report and conditions of approval. The minutes of the Planning and Housing Commission meeting are included as Exhibit 4.
PREPARED BY: JOANNE COLETTA, PLANNING & DEVELOPMENT DIRECTOR Attachments:
1. Exhibit 1 - Locational and zoning map
2. Exhibit 2 - Site plan for CUP2019-0003
3. Exhibit 3 - Planning and Housing Commission Staff Report
4. Exhibit 4 - Draft minutes of the Planning and Housing Commission meeting of March 7, 2022 City of Corona Page 5 of 5 Printed on 3/28/2022
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