Exhibit 3 - Planning and Housing Commission Staff Report — Corona City Council, January 4, 2023

City of Corona
Staff Report
400 S. Vicentia Ave.

Corona, CA 92882
File #: 22-0920

PLANNING AND HOUSING COMMISSION

STAFF REPORT
DATE: 12/12/2022
TO: Honorable Chair and Commissioners
FROM: Planning & Development Department
APPLICATION REQUEST:

CUP2022-0008: Conditional Use Permit application to operate a 7,856 square foot Sports Training/Performance Enhancement facility at 2410 Wardlow Road, Suite 104, in the Westgate Specific Plan (SP87-1). (Applicant: Marcus Williams of M. Williams Promotions & Investments Inc., 3066 Veranda Lane, Corona, CA 92882).

RECOMMENDED ACTION:

That the Planning and Housing Commission find the project exempt from the California Environmental Quality Act (CEQA) pursuant CEQA Guidelines Section 15061(b)(3), and adopt Resolution No. 2600 GRANTING CUP2022-0008, based on the findings contained in the staff report and conditions of approval.

PROJECT SITE SUMMARY
Area of Property: 4.47 acres
Existing Zoning: Industrial Commercial Development District (ICDD) of the Westgate Specific Plan (SP87-01)
Existing General Plan: General Commercial
Existing Land Use: Commercial Development
Proposed Land Use: Commercial Development
Surrounding Zoning/Land Uses:

N: Industrial Commercial Development District of the Westgate Specific Plan (SP87-01) / Industrial development.

E: Industrial Commercial Development District of the Westgate Specific Plan (SP87-01) / Business Park
S: State Route 91 with commercial developments located beyond within unincorporated Riverside County area.

W: Industrial Commercial Development District of the Westgate Specific Plan (SP87-01) / IHOP restaurant.

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BACKGROUND
Conditional Use Permit (CUP) 2022-0008 is a request by the Applicant to establish GSE Athletics, an indoor sports training/performance enhancement facility, at 2410 Wardlow Road, Suite 104. The property is developed with an existing 67,360 square foot commercial building that is currently divided into 9 commercial condominium suites. The Applicant is currently negotiating to purchase the 7,856 square foot suite (Suite 104) from the current owner.

The property is subject to the Westgate Specific Plan (SP87-01), which zones the property Industrial/Commercial Development District (ICDD). While sports training and performance enhancement centers are allowed by right in the M-1 (Light Manufacturing) and M-4 (Industrial Park) zones, the Westgate Specific Plan’s ICDD zone does not specifically identify sports training/performance enhancement center as a permitted, conditionally permitted, or prohibited land use. It does, however, identify “medical facilities” as being allowed with a conditional use permit, which arguably correlates with the physical therapy component of the applicant’s proposal.

Although the Westgate Specific Plan is silent on sports training and performance enhancement facilities, Section 17.92.030 of the Corona Municipal Code (CMC) permits commercial recreation facilities in any zone in the city with an approved Conditional Use Permit (CUP). Commercial recreational facilities are not defined, but are typically classified establishments that involve large assemblages of people. While the applicant’s use will have limited occupancy based on the nature of the business, which provides personalized training and instruction, the business is consistent with a commercial recreation facility because it requires a large indoor space to accommodate physical activities.

PROJECT DESCRIPTION
Project Site
The property contains an existing commercial building with nine (9) commercial condominium suites, of which Suite 104 will accommodate the sports training/performance enhancement facility proposed by application CUP2022-0008. The property is bordered to the north by Wardlow Road and to the south by State Route 91. Bordering to the west are two restaurants, IHOP and Lucky Greek Burgers, and to the east is the Westgate Center office development.

The site has access from two existing driveways on Wardlow Road. The driveway located on the northwest corner of the property is shared with the property adjacent IHOP restaurant to the west. A locational map of the project area is attached as Exhibit 2, and the site plan is provided on Sheet 3.0 of Exhibit 3.

Operations
GSE Athletics is an indoor sports agility training and performance enhancement facility that includes physical therapy. The Applicant proposes private one-on-one, semi-private and group sessions ranging from 5-10 members per group. The sessions include speed, agility and strength training, corrective maintenance, and preventative and recovery care. Customers will range from elementary school aged students to professional athletes. The applicant states that the facility’s primary goal is to help build an athletes’ functional movement.

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Physical therapy services are proposed for patients involved with sports injuries and recovery, work and personal injuries, corrective maintenance, preventative care, and orthopedic care. Physical therapy will be a one-to-one ration, and will be for patients ranging in age from 10 to 70 years old.

Business operations will be handled by office, training and clinical staff, which includes 16 employees and up to eight (8) interns/volunteers. All therapy and training sessions will be up to one (1) hour in duration, with a gap of 15 minutes to an hour between sessions. Appointments are required for each client.

The facility proposes the following hours of operation:
· Monday to Friday - 6:00 am to 8:00 pm
· Saturdays - 7:30 am to 6:00 pm
· Sundays - 10:00 am to 2:00 pm (No therapy sessions on Sundays) Employees per shift:
· Monday, Wednesday & Saturday - 6 to 8 employees, plus 3 therapists · Tuesday, Thursday & Friday - 6 to 8 employees, plus 2 therapists · Sundays - 3 employees
· Maximum employees per shift - 11 employees, plus 2 interns/volunteers Peak hours of operation:
· Monday to Saturday - 8:00 am to 11:00 am / 3:00 pm to 6:00 pm o Maximum therapy patients - 10 per hour
o Maximum agility training clients - 10 per hour
o Maximum persons during peak hours - 33 (employees, therapists, interns/volunteers & clients)
o Maximum persons per day - 180 (employees, therapists, interns/volunteers & clients) Clientele:
· Sports agility training
o Ages 10 to 17 (elementary through high school)
o Adult 18+ (college and professional athletes)
· Physical therapy
o All ages, ranging from 10 to 70 years of age
o Younger patients only accepted with sports injuries.
· Monthly memberships not required for sports agility training or physical therapy. Fees is per visit with accepted medical insurance, co-pay, or non-insurance out-of-pocket.

Services Offered:
· Sports training/agility - Includes strength training to improve speed and power. The open exercise area within the floor plan will be utilized for a variety of training activities, such as linear and lateral movement, change of direction fundamentals, quick twitch, etc. · One-on-one training - Specialized sport training during off-season with college football and City of Corona Page 3 of 9 Printed on 12/8/2022
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NFL athletes.
· Physical Therapy - Individualized treatment and exercise programs with specialized equipment. Therapy patients range from postoperative care to athletic performance recovery. · Staff Training - On-site training for employees and interns/volunteers twice a year.

Approximately 30-35 people attend training, including 2 staff instructors. Training is held from 6:00 pm to 8:00 pm, or on weekends from 12:00 pm to 4:00 pm. Business is closed during hours of bi-annual training.

The hours of operation for existing businesses within the commercial development:
· Suites 101-102 - Accredo Health Group Inc.: Monday to Friday, from 8:00 am to 5:00 pm.

Closed on Weekends and holidays.
· Suite 103 - Vacant
· Suite 104 - Applicant’s suite
· Suites 105-106 - Indian Motorcycles: Tuesday to Saturday, from 9:00 am to 6:00 pm.

Closed Sundays and Mondays.
· Suite 107 - LA Carpet Kitchen & Bath: Monday to Sunday, from 10:00 am to 5:00 pm. · Suite 108 - ATV Outlet: Monday to Saturday, from 11:00 am to 6 pm, Sundays by appointment only.
· Suite 109 - Jensen: Monday thru Friday, from 10:00 am to 6:00 pm. · Suite 110 - Storage: Presently a non-retail business. · Suite 111 - Auction.com: Operates once a week in the mornings. Times vary.

All business suites are shown on the site plan provided on Sheet 3.0 of Exhibit 3.

Parking
The City’s parking ordinance is codified in Chapter 17.76 (Off-Street Parking) of the Corona Municipal Code (CMC). The Code does not currently have a specific parking requirement for a sports training/performance enhancement facility. Pursuant to CMC § 17.76.030(F)(8), Team Sports Facilities greater than 3,500 square feet requires a parking analysis that is based upon nationally recognized standards. The analysis serves to determine: (a) what parking ratio is appropriate for the proposed sports training/performance use; and (b) whether the site has sufficient parking to meet the parking needs of the proposed and existing uses on-site. The parking analysis must be approved by the Planning and Development Department Director.

Two analyses were prepared by Linscott Law & Greenspan, a licensed traffic engineer:
1) Parking Demand Analysis (November 29, 2022)
2) Traffic Impact Assessment (November 22, 2022)
The Parking Demand Analysis assessed whether the site has sufficient parking for the proposed and existing on-site uses (Exhibit 4). The Traffic Impact Assessment evaluated the facility’s daily trip generation (Exhibit 5). The following sections discuss the analyses.

Parking Demand Analysis:

The Parking Demand Analysis determined the parking requirement for the sports training facility based on the Institute of Transportation Engineers (ITE) Parking Generation Manual, 5th Edition, which contains nationally recognized parking ratios for various land uses. The use in the ITE Parking City of Corona Page 4 of 9 Printed on 12/8/2022
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which contains nationally recognized parking ratios for various land uses. The use in the ITE Parking Generation Manual most similar to a sports training facility is “Health/Fitness Club”. This use has a parking demand ratio of 4.73 parking spaces per 1,000 square feet of floor area. Based on the size of the sports training facility (7,856 sf), the applicant would require 38 parking spaces.

The existing commercial uses within the building, excluding the sports training facility, require a 160 parking spaces. This is based on a 1990 Code requirement of 1 space per 375 square feet of commercial floor area, which was in effect at the time the building was constructed.

In total, the existing uses and proposed sports training facility require 198 parking spaces. The site currently contains 205 parking spaces, which are shared among the tenants within the building.

Therefore, the site has sufficient parking to accommodate the parking required for a sports training facility. However, in reality, based on the sports training facilities operations, the facility is anticipated to have no more than 33 persons onsite during peak hours of operation, and not all training sessions will occur simultaneously. Based on the actual operations of the facility, the site will likely have a surplus of 12 parking spaces.

Traffic Impact Analysis:

Per the Traffic Impact Assessment (TIA), the sports training facility is expected to generate 271 daily vehicle trips on a typical weekday. For comparison purposes, a retail use would generate an average of 321 daily vehicle trips on a typical weekday. Since the proposed use will generate 51 fewer trips compared to a retail use, the TIA concluded that the project’s impacts are insignificant, and therefore no traffic related conditions are warranted.

The City’s Traffic Engineer reviewed both the Parking Demand Analysis and the Traffic Impact Assessment prepared for this project and did not have any concerns.

AIRPORT LAND USE COMPATIBILITY PLAN
All properties within the proximity of the Corona Municipal Airport are subject to the 2004 Riverside County Airport Land Use Compatibility Plan (ALUCP). The purpose of the ALUCP is to promote compatibility between the airport and surrounding land uses. The Riverside County ALUCP is adopted and managed by the Riverside County Airport Land Use Commission (ALUC). However, ALUC’s authority to review development projects for ALUCP consistency has been delegated to the City of Corona.

The proposed project is located within a Zone D of the ALUCP. The ALUCP’s Table 2A identifies compatibility criteria for projects located within Zone D. The compatibility criteria is as follows:
a) Nonresidential properties are subject to a maximum intensity limit of an average of 100 persons per acre, or a single acre limit of 390 people. a) Highly noise-sensitive outdoor non-residential uses are prohibited. b) Projects are prohibited when they result in hazards to flight, including physical, visual, and electronic forms of interference.
c) Objects or structures over 70 feet in height require review by the ALUCP. d) Children’s schools, hospitals, and nursing homes are discouraged. e) A deed notice must be recorded for each parcel associated with any discretionary and use action.

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Compatibility criteria (b) through (f) above are either met through the project’s design and conditions, or they are not applicable to the proposal. However, as it relates to criteria (a), the property as it currently exists does not comply with the ALUCP occupancy limits. As a result, the property constitutes a non-conforming condition.

The following summarizes the existing building’s occupancy:
· The building was constructed with a type M (Mercantile) occupancy, which allows for one person per 60 square feet of building area (Uniform Building Code). · The building’s total square footage is 67,360 square feet. · The site is 4.47 acres.

The site was therefore approved with an existing average occupancy of 251 persons per acre, which exceeds the limits in the ALUCP.

ALUCP Section 3.3.2(b), Nonconforming Uses, clarifies that a nonconforming non-residential development may be continued, leased, or sold, provided the nonconforming use is not expanded, and the number of people per acre is not increased above the levels existing at the time of adoption of the ALUCP. The 4.47-acre project site was created under PM 24150 in 1989, and the existing building was constructed in 1990. The current ALUCP was adopted in 2004.

Suite 104 contains 7,856 square feet. The building was constructed in 1990 with a type M (Mercantile) occupancy, which allows 1 person per 60 square feet, for a total occupancy limit of 131 people. The proposed sports training/performance enhancement facility will change the occupancy to type A-3 (Assembly) and type B (Office). As shown in Exhibit 3, under “Occupancy Load Calculations”, approximately 5,859 square feet of the proposed project is devoted to exercise rooms (1 person/50 sf); 698 square feet for office uses (1 person/150 sf); 58 square feet for a waiting area (1 person/15 sf); and 123 feet of storage/utility (1 person/300 sf). The remainder of the tenant space is hallways, restrooms and door clearance areas, which do not contribute to the occupancy load. As a result, the total occupancy of the proposed project is 128 persons, which is less than the 131 person occupancy allowed when the building was constructed in 1990.

Since the project site existed prior to the adoption of the 2004 ALUCP, and the proposed sports training facility does not increase the size of the existing building or usage intensity beyond that of the former use, the city has determined that this request qualifies as a nonconforming use under ALUCP.

ENVIRONMENTAL ANALYSIS
Pursuant to Section 15061(b)(3) of the State Guidelines for the California Environmental Quality Act (CEQA) and Section 3.06 of the City of Corona adopted Local Guidelines for Implementing CEQA, the project is a common sense exemption because the project consists of a change of use to a sports training/performance enhancement business within an existing commercial building. The business operations will be contained entirely inside the building, does not increase building occupancy, and no expansion to the building footprint is proposed. Therefore, there is no possibility of significant environment effect associated with this project.

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FISCAL IMPACT
The applicant has paid the applicable processing fees for the project.

PUBLIC NOTICE AND COMMENTS
A 10-day public notice was mailed to all property owners within a 500-foot radius of the project site, as well as advertised in the Sentinel Weekly News and posted at the project site. As of the preparation of this report, the Planning and Development Department has not received any response from the public regarding the proposed project. The applicant has included letters of support from other businesses on the subject property, which are attached as Exhibit 8.

STAFF ANALYSIS
GSE Athletics is a sports training/performance enhancement facility which is allowed in any zone within the city with an approved Conditional Use Permit, per Section 17.92.030. All activities associated with the facility will be contained inside the building, and the use will be harmonious with adjacent commercial land uses. Additionally, there are no sensitive land uses within the area as the site is surrounded by commercial and office uses. The Applicant has also reached out to adjacent commercial property owners to introduce the project, and several owners have expressed their support in writing (Exhibit 8).

The property is fully improved, and the building can accommodate the proposed use. There is adequate vehicular access and on-site circulation. The 205 on-site parking spaces are adequate to accommodate the facility and other on-site businesses, as demonstrated by the Parking Demand Analysis prepared for this project.

Approval of CUP2022-0008 contributes to General Plan Goal LU-1.1, which promotes a mixture of land uses throughout the city:

Accommodate uses that support the diverse needs of Corona’s residents, including opportunities for living, commerce, employment, recreation, education, culture, entertainment, civic engagement, and social and spiritual activity that are in balance with natural open spaces.

Therefore, the Planning and Development Department recommends approval of CUP2022-0008, based on the findings below and the recommended conditions of approval attached as Exhibit 6.

FINDINGS OF APPROVAL FOR CUP2022-0008

1. A Notice of Exemption has been prepared pursuant to Section 15601(b)(3) of the State Guidelines for the California Environmental Quality Act (CEQA) and Section 3.06 of the City of Corona adopted Local Guidelines for Implementing CEQA, the project is a common sense exemption because the project consists of a change of use to a sports training/performance enhancement business within an existing commercial building. The business operations will be contained entirely inside the building, does not increase building occupancy, and no expansion to the building is proposed. Therefore, there is no possibility of significant environment effect associated with this project.

2. All the conditions necessary for granting a Conditional Use Permit as set forth in Section City of Corona Page 7 of 9 Printed on 12/8/2022
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2. All the conditions necessary for granting a Conditional Use Permit as set forth in Section

17.92.110 of the Corona Municipal Code do exist in reference to CUP2022-0008 for the following reason:
a. The project will not be detrimental to the public health, safety, convenience or general welfare, and will be in harmony with the various elements and objectives of the City’s General Plan because the project will establish a sports training/performance enhancement facility on an already developed property that was designed to meet or exceed the applicable development standards of the Westgate Specific Plan and the Corona Municipal Code. No additional on-site or off-site improvements are required with this proposal. The proposed use is compatible with the surrounding commercial and business park land uses, and the property has adequate parking to meet the anticipated parking demand of the proposed use.

3. The proposal is consistent with the General Plan for the following reasons:
a. The project 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.
b. 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.

4. The proposal is consistent with Westgate Specific Plan (SP-87-1) for the following reason:
a. The project is consistent with the Westgate Specific Plan in that the Industrial/Commercial Development District (ICDD) is designed not only to permit and encourage commercial development but to provide the flexibility to integrate mixed land uses in a compatible fashion. The proposed sports training/enhancement performance facility will be compatible with adjacent commercial and business park land uses and provides a mixed land use that is encouraged by the Westgate Specific Plan within the ICDD.

PREPARED BY: ROCIO LOPEZ, CONSULTING PLANNER
REVIEWED BY: SANDRA YANG, SENIOR PLANNER
REVIEWED BY: JAY EASTMAN, AICP, PLANNING MANAGER
SUBMITTED BY: JOANNE COLETTA, COMMUNITY DEVELOPMENT DIRECTOR City of Corona Page 8 of 9 Printed on 12/8/2022
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EXHIBITS

1. Resolution No. 2600

2. Locational and zoning map

3. Project Plans

4. Parking Demand Analysis (Linscott Law & Greenspan, November 29, 2022)

5. Traffic Impact Assessment (Linscott Law & Greenspan, November 22, 2022)

6. Conditions of Approval

7. Applicant’s letter dated November 17, 2022

8. Letters in Support of Project

9. Environmental Documentation
Case Planner: Rocio Lopez (951) 736-2293
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RESOLUTION NO. 2600
APPLICATION NUMBER: CUP2022-0008

A RESOLUTION OF THE PLANNING AND HOUSING

COMMISSION OF THE CITY OF CORONA,

CALIFORNIA, GRANTING A CONDITIONAL USE
PERMIT TO OPERATE A 7,856 SQUARE FOOT SPORTS

TRAINING/ PERFORMANCE ENHANCEMENT FACILITY
AT 2410 WARDLOW ROAD, SUITE 104, IN THE
WESTGATE SPECIFIC PLAN (SP87-1). (APPLICANT:

MARCUS WILLIAMS OF M. WILLIAMS PROMOTIONS &
INVESTMENTS INC.)
WHEREAS, the application to the City of Corona, California, for a Conditional Use Permit under the provisions of Chapter 17.92 in the Corona Municipal Code, has been duly submitted to said City's Planning and Housing Commission for the Conditional Use Permit to operate a 7,856 square foot Sports Training/Performance Enhancement facility at 2410 Wardlow Road, Suite 104, in the Westgate Specific Plan (SP87-1).

WHEREAS, the Planning and Housing Commission held a noticed public hearing for CUP2022-0008 on December 12, 2022, as required by law; and WHEREAS, the Planning and Housing Commission finds that this project is exempt from CEQA pursuant to Section 15061(b)(3) of the State Guidelines and Section 3.06 of the City of Corona adopted Local Guidelines for Implementing CEQA, because the project consists of establishing a sports training/performance enhancement business within an existing commercial building. The business operations will be contained entirely inside the building, does not increase building occupancy, and no expansion to the building footprint is proposed.

Therefore, there is no possibility that the project will have a direct or indirect physical change or significant effect on the environment.

WHEREAS, after close of said hearing, the Commission by formal action, found that all the conditions necessary to granting a Conditional Use Permit as set forth in Corona Municipal Code Section 17.92.110 do exist in reference to CUP2022-0008 based on the evidence presented to the Commission during said hearing; and
RESOLUTION NO. 2600
APPLICATION NO. CUP2022-0008
PAGE | 2
WHEREAS, the Planning and Housing Commission based its recommendation to approve the CUP2022-0008 on certain conditions of approval and the findings set forth below.

NOW, THEREFORE, THE PLANNING AND HOUSING COMMISSION
OF THE CITY OF CORONA, CALIFORNIA, DOES ORDAIN AS FOLLOWS:

SECTION 1. CEQA Findings. As the decision-making body for this CUP2022- 0008, the Planning and Housing Commission has determined that this project does not require further environmental assessment because the project qualifies as an exemption under CEQA per Section 15061(b)(3) of the State Guidelines and Section 3.06 of the City of Corona adopted Local Guidelines for implementing CEQA. There is no evidence presented to the city that the project will have any significant effects on the environment.

SECTION 2. CUP2022-0008 Findings. Pursuant to Corona Municipal Code (“CMC”) section 17.92.110 and based on the entire record before the Planning and Housing Commission, including all written and oral evidence presented to the Commission, the Commission hereby makes and adopts the following findings:

2. All the conditions necessary for granting a Conditional Use Permit as set forth in Section

3. The proposal is consistent with the General Plan for the following reasons:

RESOLUTION NO. 2600
APPLICATION NO. CUP2022-0008
PAGE | 3
a. The project 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. b. 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.

BE IT FURTHER RESOLVED that a copy of this Resolution be delivered to the City Clerk of said City and a copy thereof be sent to the applicant therefore at the address of said applicant as set forth in the application for said Conditional Use Permit.

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0MspEGQ3?<;43567>6?mf734h9?56<?45<934567859:7;396<5 ZDOQs^UCQ=e75?6k 9 57<?46¡<h?<46EQ¢pVFQ^UstRXOPDGQtsEnQDWUC£NV^QOoWpq¤0OPDGQ ES[LRMN¥ ¦§DUCQsEUVGDWPE¨V^©OpEPWOstKOPDGQVtsEQGDOU N:\4600\2224600 - Private Sports Training, Corona\Report\4600 - Private Sports Training Facility Traffic Impact Assessment - Corona, 11-09-22.docx November 22, 2022
Mr. Brian Williams
Clear Realty
950 S. Coast Drive, Suite 220
Costa Mesa, CA 92626
LLG Reference: 2.22.4600.1
Subject: Traffic Impact Assessment for the Proposed
Private Sports Training Facility Project
Corona, California
Dear Mr. Williams:

Linscott, Law & Greenspan, Engineers (LLG) is pleased to submit the following Traffic Impact Assessment for the proposed Private Sports Training Facility (herein after referred to as Project) located in the City of Corona, California. This analysis evaluates the potential traffic circulation impacts associated with the proposed sports training facility Project consistent with Corona requirements based on the City of Corona Traffic Impact Analysis Guidelines, (July 2006).

PROJECT LOCATION AND DESCRIPTION
The Project site is located within the existing Corona Freeway Center, which is located on the south side of Wardlow Road east of Auto Center Drive in the City of Corona, California. Figure 1, located at the rear of this letter report, presents a Vicinity Map, which illustrates the general location of the Project site in the context of the surrounding street system. Figure 2 presents an aerial of the existing Corona Freeway Center.

The proposed Project will consist of a 7,856 square-foot (SF) private sports training and physical therapy facility within Suite 104 of the Corona Freeway Center. Staffing will include up to sixteen (16) training and clinical staff plus up to eight (8) interns/volunteers for training purposes throughout the year. It should be noted that a maximum of two (2) interns/volunteers will be at the facility at any one time. Access for the proposed Project will continue to be provided via the two (2) existing driveways along Wardlow Road/Circle. Figure 3 presents the Mr. Brian Williams
November 22, 2022

Page 2 ends

N:\4600\2224600 - Private Sports Training, Corona\Report\4600 - Private Sports Training Facility Traffic Impact Assessment - Corona, 11-09-22.docx proposed site plan for the Project, which shows the Corona Freeway Center development and identifies the Project Suite 104.

PROJECT TRAFFIC CHARACTERISTICS
Trip Generation Forecast Comparison
Traffic generation is expressed in vehicle trip ends, defined as one-way vehicular movements, either entering or exiting the generating land use. Generation equations and/or rates used in the traffic forecasting procedure are found in the Eleventh Edition of Trip Generation, published by the Institute of Transportation Engineers (ITE) [Washington D.C., 2021].

Table 1, attached, summarizes the trip generation rates used in forecasting the vehicular trips generated for the proposed Project and entitled land use and also presents the proposed Project’s net forecast peak hour and daily traffic volumes. As shown in the upper portion of Table 2, the trip generation potential of the proposed Project was estimated using the using ITE Land Use 492: Health/Fitness Club trip rates whereas the entitled land use was estimated using ITE Land Use 822: Strip Retail Plaza (<40k). Review of the middle of Table 1 indicates that the proposed Private Sports Training Facility is forecast to generate 270 daily trips, with 10 trips (5 inbound, 5 outbound) produced in the AM peak hour and 27 trips (15 inbound, 12 outbound) produced in the PM peak hour on a “typical” weekday.

Next, review of the following section of Table 1 indicates that the entitled retail use is forecast to generate 321 net daily trips, with 17 net trips (10 inbound, 7 outbound) produced in the AM peak hour and 40 net trips (20 inbound, 20 outbound) produced in the PM peak hour on a “typical” weekday. It should be noted that the aforementioned entitled retail trip generation includes adjustments for pass-by for the entitled retail use to account for trips that are already in the everyday traffic stream on the adjoining streets (i.e. Auto Center Drive) and will stop as they pass by the Project site as a matter of convenience on their path to another destination. A pass-by reduction factor of 10% is assumed for the AM peak hour and a pass-by reduction factor of 25% is assumed for the PM peak hour and Daily timeframes.

As shown on the last row of Table 1, the net trip generation potential of the proposed Project compared to the trip generation of the entitled land use is 51 net fewer daily trips, with 7 net fewer trips (-5 inbound, -2 outbound) produced in the AM peak hour and 13 net fewer trips (-5 inbound, -8 outbound) produced in the PM peak hour on a “typical” weekday.

Mr. Brian Williams
November 22, 2022

Page 3 ends

N:\4600\2224600 - Private Sports Training, Corona\Report\4600 - Private Sports Training Facility Traffic Impact Assessment - Corona, 11-09-22.docx Therefore, based on the City of Corona Traffic Impact Analysis Guidelines, (July 2006), which indicates that a focused site Traffic Impact Study (TIS) or full TIS is required for projects forecast to generate 1 to 49 peak hour trips or 50 peak hour trips or more, respectively, the proposed Project will impact the surround transportation system and is not required to prepare a TIA that includes specific intersection analysis.

CONCLUSION
Based on the results of the aforementioned net project trip generation forecast for the proposed Private Sports Training Facility Project, which is 51 net fewer daily trips, with 7 net fewer trips (-5 inbound, -2 outbound) produced in the AM peak hour and 13 net fewer trips (-5 inbound, -8 outbound) produced in the PM peak hour on a “typical” weekday, we conclude that the proposed Project’s traffic circulation impact is considered “insignificant” based on City of Corona Traffic Impact Analysis Guidelines, (July 2006) and the proposed Project would not require a TIS including any specific intersection analysis.

We appreciate the opportunity to provide this Traffic Impact Assessment. Should you need further assistance, or have any questions regarding this analysis, please call us at (949) 825-6175.

Very truly yours,
Linscott, Law & Greenspan, Engineers
Keil D. Maberry, P.E.

Principal
Attachments

TABLE 1
PROJECT TRAFFIC GENERATION RATES AND FORECAST1

PRIVATE SPORTS TRAINING FACILITY, CORONA
ITE Land Use Code /
Project Description
Daily
2-Way
AM Peak Hour PM Peak Hour
Enter Exit Total Enter Exit Total
Trip Generation Rates:
 492: Health/Fitness Club (TE/TSF) 34.50 51% 49% 1.31 57% 43% 3.45  822: Strip Retail Plaza (<40k) (TE/TSF) 54.45 60% 40% 2.36 50% 50% 6.59 Proposed Project Trip Generation Forecast:
 Private Sport Training Facility (7.856 TSF) 270 5 5 10 15 12 27 Proposed Project Trip Generation 270 5 5 10 15 12 27
Entitled Trip Generation Forecast:
 Entitled Retail (7.856 TSF) 428 11 8 19 26 26 52
Pass-By (Daily: 25%, AM: 10%, PM: 25%) -107 -1 -1 -2 -6 -6 -12 Total Entitled Trip Generation 321 10 7 17 20 20 40
Net Project Trip Generation Forecast
(Proposed Project vs. Entitled) -51 -5 -2 -7 -5 -8 -13
Notes:
 TE/TSF = trip end per 1,000 SF
1 Source: Trip Generation, 11th Edition, Institute of Transportation Engineers (ITE), Washington, D.C. (2021).

Details:

LIST OF CONDITIONS

DEPARTMENT CONTACT
BUILDING Dana Andrews

1. At time of plan submittal, construction documents shall be prepared in accordance with current applicable Codes & Standards.

2. Include Plumbing Facilities Requirements per CPC Section 422.0 (Table 422.1) on title sheet.

PLANNING Rocio Lopez

1. This permit hereby allowed is conditional upon the privileges being utilized by the securing of the first permit thereof, or compliance with all conditions on the granting of this conditional use permit within two (2) years after the effective date thereof, and if they are not utilized, or construction work is not begun within said time and carried on diligently to completion, this authorization shall become void, and any privilege or permit granted shall be deemed to have lapsed.

2. The project shall comply with all applicable requirements of the Corona Municipal Code (CMC), ordinances and the Westgate Specific Plan (SP-87-1), including the payment of all required fees.

3. To the fullest extent permitted by law, the applicant shall defend, indemnify and hold the City of Corona and its directors, officials, officers, employees, volunteers and agents free and harmless from any and all claims, demands, causes of action, proceedings, costs, expenses, liabilities, losses, damages or injuries of any kind, in law or equity, in any manner arising out of, pertaining to, or incident to any attack against or attempt to challenge, set aside, void or annul any approval, decision or other action of the City of Corona, whether such approval, decision or other action was by its City Council, Planning and Housing Commission or other board, director, official, officer, employee, volunteer or agent. To the extent that Government Code Section 66474.9 applies, the City will promptly notify the applicant of any claim, action or proceeding made known to the City to which Government Code Section 66474.9 applies and the City will fully cooperate in the defense. The Applicant's obligations hereunder shall include, without limitation, the payment of any and all damages, consultant and expert fees, and attorney's fees and other related costs and expenses. The City shall have the right to retain such legal counsel as the City deems necessary and appropriate.

4. Nothing herein shall be construed to require City to defend any attack against or attempt to challenge, set aside, void or annul any such City approval, decision or other action. If at any time Applicant chooses not to defend (or continue to defend) any attack against or attempt to challenge, set aside, void or annul any such City approval, decision or other action, the City may choose, in its sole discretion, to defend or not defend any such action. In the event that the City decides not to defend or continue the defense, Applicant shall be obligated to reimburse City for any and all costs, fees, penalties or damages associated with dismissing the action or proceeding. If at any time both the Applicant and the City choose not to defend (or continue to defend) any action noted herein, all subject City approvals, decisions or other actions shall be null and void. The Applicant shall be required to enter into any reimbursement agreement deemed necessary by the City to effectuate the terms of this condition.

5. Any changes to the applicant's hours of operation during the weekdays and weekends shall be submitted in writing to the Planning & Development Department for review and may be subject to a modification of the conditional use permit.

Project Number: CUP2022-0008
Applied: 10/13/2022 Approved:

Closed: Expired:

Status: RECEIVED
Parent Project:

Sports Training/Performance Enhancement Center
Site Address: 2410 WARDLOW RD CORONA, CA 92880
Marcus Williams
3066 Veranda Lane Corona CA, 92882
Description:

Applicant:

CUP2022-0008 1 of 2 (Continued on next page)
Project Conditions
City of Corona
EXHIBIT 6
PLANNING Rocio Lopez

6. The Parking Demand Analysis (PDA) shall be approved by the Planning and Development Director, or her designee, prior to the issuance of any building permit. An increase in the number of employees or customers for the business beyond that reflected in the PDA, or an increase in number of parking spaces needed to accommodate the business, shall require review and approval of a revised Parking Demand Analysis.
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Project Conditions
City of Corona
PROJECT DESCRIPTION - GSE ATHLETICS - 11/17/22
We are a sports agility training and physical therapy center. We offer private one on one, semiprivate and group sessions ranging from 5-10 members in the groups to create a competitive training environment for our clients. Included in these sessions we offer speed, agility and strength training, corrective maintenance, preventative and recovery care to athletes in elementary school to the professional level to help build the athletes functional movement.

Our physical therapy services are offered one on one to general patients of all patient demographics. These demographics include sports injuries and recovery, work and personal injuries, corrective maintenance, preventative care, and orthopedics for ages ranging up to 70 years old. Each patient has a detailed plan of care for short term and long-term goals.

Each client begins with an individualized assessment, where our team of therapy and performance specialists learn about the needs of the individual to tailor a program to help reach their goals.

Operations are handled in-house by Office, Training and Clinical staff which includes 16 team members. We also have 8 interns/volunteers that come into the facility for training purposes.

All therapy and training sessions are 1 hour with 15 minutes to 1-hour gaps between sessions.

Appointments are required for each client.

1. Business hours:

Monday-Friday: 6am-8pm
Saturday 7:30am-6pm
Sunday: 10am-2pm (No Therapy on Sundays)

2. Employees per shift:
 Monday/Wednesday/Saturday: 6-8 employees + 3 Therapist  Tuesday/Thursday/Friday: 6-8 employees + 2 Therapist
 Sundays: 3 employees
 Max Employees per shift is 11 + a potential of 2 interns/ Volunteers

3. Peak hours: Monday-Saturday: 8am-11am and 3pm-6pm.
i. 8-10 Therapy patients per hour max / 10 Sports agility training clients per hour max ii. (Max total people during peak hours are 33 and Max total people per day 180)

4. Clientele: 1. Sports agility training - Youth ages 10-17 (elementary-High school). Adult 18+ (college and professional athletes) 2. Therapy All ages 10 – 70 (Younger patients only accepted with sports injuries)

5. Monthly memberships are not required for sports agility training or physical therapy clients.

Fees are based per visit and paid medical insurance, co-pay, or non-insurance out of pocket corrective maintenance packages.

Sports training/agility - Includes strength training to improve speed explosiveness and power.

We will utilize the open exercise space to train linear movement, lateral movement, change of direction fundamentals, quick twitch and more. Athletes will go through a base analysis session and their progressions will be tracked to measure performance standards.

One-on-one - Training is a premiere package for clients wanting specialized sport training (college and professional athletes). We work with college footballs and NFL athletes who spend their off-season training for their upcoming seasons/contracts. We work with them on areas that need improvement as well as provide a private space for them to focus.

Physical Therapy – Our therapist provide individualized treatment and exercise programs. Our treatment rooms and facility have all the equipment to meet the needs of patients from postoperative care to athletic performance.

Staff Training - We offer training for on-site Employees/Interns/Volunteers twice a year, once in November and once in May. Approximately 30-35 people. This includes 2 Staff Instructors.

Training will be held during the evening hours 6pm – 8pm or on weekends 12pm – 4pm. During training hours business will be closed to the public.

Hours of operation of existing on-site businesses
Suite 101 – 102 Accredo Health Group Inc M – F 8am – 5pm Closed on Weekends and holidays
Suite 103 - Vacant
Suite 104 – Subject Property
Suite 105 – 106 Indian Motorcycle M – Closed Tues – Sat 9am – 6pm Sun Closed Suite 107 – La Carpet Kitchen & Bath M – Sun 10a – 5pm
Suite 108 – ATV Outlet M – Sat 11a – 6pm Sunday by appointment only Suite 109 – Jensen M – F 10am – 6pm
Suite 110 – Used as storage. Nonretail business
Suite 111 – Auction.com Operational once a week in the morning. Times vary

August 12, 2022
City of Corona
Community Development Department
400 S. Vicente Avenue
Corona, CA 92882
Re: 2410 Wardlow, Unit 104 – CUP
As Manager for West Corona Freeway Center OA, I believe a private use training facility and physical rehab center is harmonious with the existing operations at the association. Furthermore, this use is compliant with Article 2 of the CC&Rs defining “Use Restrictions.” Thank you.

Sincerely,
Parker Stevens
Association Manager
Parker T. Stevens
Cardiff Real Estate
A m e m b e r o f th e W o r th P r o p e r ty M a n a g e m e n t G r o u p [email protected]
Direct 858.210.1585
www.cardiffre.com

Preliminary Exemption Assessment\Corona FORM “A”

CITY OF CORONA

PRELIMINARY EXEMPTION ASSESSMENT
(Certificate of Determination When attached to Notice of Exemption) Name, Description and Location of Project: CUP2022-0008 Conditional Use Permit (CUP2022-0008) application to operate a Sports Training/Performance Enhancement facility within an existing commercial building located at 2410 Wardlow Road, Suite 104, in the Westgate Specific Plan (SP87-1) in the City of Corona, County of Riverside.

Entity or Person Undertaking Project:

A. Public Agency:

X B. Other (private)
Name: Marcus Williams of M. Williams Promotions & Investments Inc.

Address: 3066 Veranda Lane, Corona, CA 92882
Telephone No.: (909) 919-3392
Staff Determination:

The City's staff, having undertaken and completed a preliminary review of this project in accordance with the City's Resolution entitled "Local Guidelines of the City of Corona Implementing the California Environmental Quality Act (CEQA)" has concluded that this project does not require further environmental assessment because:

A. The proposed action does not constitute a project under CEQA.

B. The project is a Ministerial Project.

C. The project is an Emergency Project.

D. The project constitutes a feasibility` or planning study.

E. The project is categorically exempt: Applicable Exemption Class:

F. The project is a statutory exemption. Code section number:

X G. The project is otherwise exempt on the following basis:

The project qualifies as an exemption under the California Environmental Quality Act (CEQA) review per Section 15061(b)(3) of the State Guidelines and Section 3.06 of the City of Corona adopted Local Guidelines for Implementing CEQA because the project consists of establishing a sports training / performance enhancement business within an existing commercial building. The business operations will be contained entirely inside the building and no expansion to the building is proposed. Therefore, there is no possibility of significant environment effect associated with this project.

H. The project involves another public agency which constitutes the lead agency. Name of Lead Agency:

Date: November 23, 2022
Rocio Lopez, Consulting Planner
Lead Agency Representative
Notice of Exemption\Corona Form “B”

NOTICE OF EXEMPTION
TO: RIVERSIDE COUNTY CLERK FROM: CITY OF CORONA
2724 GATEWAY DRIVE COMMUNITY DEVELOPMENT DEPT.

RIVERSIDE, CA 92507 400 S. VICENTIA AVE.

CORONA, CA 92882

1. Project title: CUP2022-0008

2. Project location (specific): 2410 Wardlow Road, Suite 104 (APN: 102-420-063)

3. a. Project location - City of Corona
b. Project location - County of Riverside

4. Description of nature, purpose and beneficiaries of project: Conditional Use Permit (CUP2022-0008) application to operate a Sports Training/Performance Enhancement facility within an existing commercial building located at 2410 Wardlow Road, Suite 104, in the Westgate Specific Plan (SP87-1) in the City of Corona, County of Riverside.

5. Name of public agency approving project: City of Corona

6. Name of Person or Agency undertaking the project, including any person undertaking an activity that receives financial assistance from the Public Agency as part of the activity or the person receiving a lease, permit, license, certificate, or other entitlement of use from the Public Agency as part of the activity:
a. Marcus Williams of M. Williams Promotions & Investments Inc. 3066 Veranda Lane
Corona, CA 92882

7. Exempt Status (check one):
a.
b.
c.
d.
e.
f.
g. X
Ministerial Project
Not a project
Emergency project
Categorical Exemption. State type and class number:

Declared Emergency.

Statutory Exemption. State code section number
Other: Explain: The project qualifies as an exemption under the California Environmental Quality Act (CEQA) review per Section 15061(b)(3) of the State Guidelines and Section 3.06 of the City of Corona adopted Local Guidelines for Implementing CEQA because the project consists of establishing a sports training / performance enhancement business within an existing commercial building.

8. Reasons why the project is exempt:

9. Contact Person/Telephone No.: Rocio Lopez, Consulting Planner / (951)736-2293

10. Attach Preliminary Exemption Assessment (Form "A") before filing:

Date received for filing: November 23, 2022 Signature:

Rocio Lopez, Consulting Planner
Lead Agency Representative

Corona City CouncilJanuary 4, 2023

Corona City Council
January 4, 2023