HomeMy WebLinkAboutItem 6a. 3880 Broad St. (USE-0728-2021)
PLANNING COMMISSION AGENDA REPORT
SUBJECT: REQUEST TO ESTABLISH A LARGE-SCALE COMMERCIAL
RECREATIONAL USE (PLANET FITNESS) IN AN EXISTING 21,000 SQUARE FOOT
TENANT SPACE WITHIN THE MARIGOLD CENTER.
PROJECT ADDRESS: 3880 Broad Street BY: Hannah Hanh, Associate Planner
Phone Number: (805) 781-7432
Email: hannahn@slocity.org
FILE NUMBER: USE-0728-2021 FROM: Tyler Corey, Deputy Director
RECOMMENDATION
Adopt the Draft Resolution (Attachment A) approving the project, based on findings and
subject to conditions of approval.
SITE DATA
Applicant
Zoning
General Plan
Site Area
Environmental
Status
Andrew Davies
Community Commercial
(C-C)
Community Commercial
(CC)
17.54 acres
Categorically exempt
from environmental
review under CEQA
Guidelines section
15301 (Existing
Facilities)
SUMMARY
The project is a request to establish a large -scale commercial recreational use (Planet
Fitness) in an existing 21,000 square foot commercial tenant space within the Marigold
Center. The project, located at 3880 Broad Street between Industrial Way and Tank Farm
Road, is a 24-hour gymnasium that provides amenities for general fitness (Attachments
B & C). Interior tenant improvements are proposed to create an open exercise floor with
cardio and strength equipment and designated rooms for training, lockers and showers,
hydromassage, tanning, and other similar services. Minor exterior improvements are also
proposed to repair the storefront for consistency with the Marigold Center.
Meeting Date: 4/27/2022
Item Number: 6a
Time Estimate: 30 minutes
Page 11 of 27
Item 6a
USE-0728-2021 – 3880 Broad Street
Planning Commission Report – April 27, 2022
1.0 PLANNING COMMISSION’S PURVIEW
The Planning Commission’s role is to review the project for consistency with the General
Plan, Zoning Regulations, and applicable City development standards. Per Table 2-1
(Uses Allowed by Zone) of the Zoning Regulations, large-scale commercial recreational
uses (i.e., larger than 20,000 square feet) require a Conditional Use Permit to operate in
the C-C zone.
2.0 PROJECT STATISTICS
Present Use & Development Marigold Center
(retail, restaurant, office, commercial recreation, etc.)
Topography Relatively flat
Access Broad Street, Industrial Way, and Tank Farm Road
Surrounding Use / Zoning North: C-S-S (SoCalGas)
South: O-SP / R-2-SP (Offices, Residences)
East: R-1-SP (Residences)
West: B-P-SP / C-C-SP-SF (Financial Institution, Office, Vacant)
3.0 PROJECT ANALYSIS
The project must conform to the standards and limitations of the General Plan and Zoning
Regulations. Staff has evaluated the project against relevant standards and guidelines
and found it to be in compliance as discussed in this analysis.
3.1 Consistency with the General Plan and Zoning Regulations
The project site is located within the Community Commercial (CC) land use designation
and C-C zone. Per Table 1 of the Land Use Element and Chapter 17.28 of the Zoning
Regulations, the C-C land use designation and zone are intended to accommodate a wide
range of retail sales and personal services that serve community-wide needs within the
context of distinctive, pedestrian-oriented shopping centers which may accommodate
larger-scale uses not appropriate in the Downtown Core. Examples of appropriate uses
listed for this land use designation include retail, personal services, specialties, and
offices.
The project is consistent with the purpose of both the land use designation and zone
because it provides a comprehensive fitness experience through the availability of
exercise equipment, personal services (i.e., training, massage, etc.), facilities (i.e.,
showers and lockers), and extended hours of operation. In addition, the project would be
located within an established shopping center along the Broad Street corridor. These
aspects would accommodate patrons throughout the City.
Hours of Operation: The project is proposing to operate 24 hours a day allowing patrons
with various schedules to utilize the facility. While all project activities take place within
the fully enclosed tenant space and any associated noise would attenuate at the property
line, Conditions #2-4 are recommended as part of this Use Permit approval to address
potential noise impacts on the adjacent residences to the east.
Page 12 of 27
Item 6a
USE-0728-2021 – 3880 Broad Street
Planning Commission Report – April 27, 2022
Parking: As part of the original approval for the Marigold Center (ARC 37 -96), a 15%
reduction in required parking was applied for the anticipated uses (Attachment D). Due to
multiple uses within the shopping center, it is likely that patrons will overlap between
different businesses and the cumulative parking requirement would not be necessary to
serve all uses.
Per Table 3-4 (Parking Requirements by Use) of the Zoning Regulations, large -scale
commercial recreational uses require one (1) space per 200 square feet of indoor space
and one (1) space per 500 square feet of outdoor space. The project would require 89
spaces with the parking reduction applied, which is approximately 11.7% of the 759
spaces available for the shopping center. As part of this application, the applicant has
provided a more recent parking count for all existing and proposed uses (Attachment C –
Sheet A100). The total parking spaces required, including the proposed project, is 700
spaces with the 15% reduction applied. As such, there are 59 surplus spaces available
for uses in the Marigold Center.
4.0 ENVIRONMENTAL REVIEW
The project is categorically exempt from environmental review (Class 1, Section 15301,
Existing Facilities, CEQA Guidelines) because the project consists of the operation,
repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or
private structures, facilities, mechanical equipment, or topographical features, involving
negligible or no expansion of existing or former use. The project fully operates within an
existing tenant space. Therefore, it would not have a significant effect on the environment.
5.0 OTHER DEPARTMENT COMMENTS
Staff has not identified any unusual site conditions or circumstances that would require
special conditions from the other departments/divisions. The project shall comply with
relevant code requirements (e.g., Building Code, Fire Code, etc.) at the time of building
permit application.
6.0 ALTERNATIVES
1. Continue project. An action to continue the item should include a detailed list of
additional information or analysis required to make a decision.
2. Deny the project. An action denying the project should include findings that cite the
basis for denial and should reference inconsistency with the General Plan, Zoning
Regulations, or other policy documents.
7.0 ATTACHMENTS
A. Draft Resolution – USE-0728-2021 Planet Fitness
B. Project Description – USE-0728-2021 Planet Fitness
C. Project Plans – USE-0728-2021 Planet Fitness
D. ARC 37-96 – Marigold Center Original Site Plan
Page 13 of 27
Page 14 of 27
RESOLUTION NO. PC-XXXX-22
A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING
COMMISSION APPROVING THE CONDITIONAL USE PERMIT TO
ESTABLISH A LARGE-SCALE COMMERCIAL RECREATIONAL USE IN
AN EXISTING TENANT SPACE WITHIN THE MARIGOLD CENTER. THE
PROJECT IS CATEGORICALLY EXEMPT FROM ENVIRONMENTAL
REVIEW; AS REPRESENTED IN THE STAFF REPORT AND
ATTACHMENTS DATED AP RIL 27, 2022 (3880 BROAD STREET, USE-
0728-2021)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a
public hearing on April 27, 2022, pursuant to a proceeding instituted under USE -0728-
2021, Andrew Davies, the applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo has duly
considered all evidence, including the testimony of the applicant, interested parties, and
evaluation and recommendations by staff, presented at said hearing; and
WHEREAS, notices of said public hearings were made at the time and in the
manner required by law.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of San Luis Obispo as follows:
SECTION 1. Findings. The Planning Commission hereby grants final approval to
the project (USE-0728-2021), based on the following findings:
1. As conditioned, the proposed use is consistent with the General Plan because the
project is a larger scale use that serves community-wide needs as intended by the
Community Commercial land use designation. The large-scale commercial
recreational use is permitted in the Community Commercial zone and would
provide services and amenities that are compatible with, and would not result in
adverse impacts to, the surrounding uses, which include restaurants, retail, offices,
and residences.
2. The proposed use is conditionally permitted within the Community Commercial
zone and is conditioned to comply with applicable provisions of these Zoning
Regulations and the Municipal Code.
3. The design, location, size, and 24-hour operating characteristics of the proposed
use will be compatible with the existing and future land uses in the vicinity because
the project would operate within a fully enclosed tenant space of an existing
shopping center along the Broad Street corridor, has adequate onsite parking, is
conditioned to comply with the Noise Ordinance, and provides extended hours of
operation to accommodate patrons throughout the City.
Page 15 of 27
Resolution No. PC-XXXX-22
3880 Broad Street, USE-0728-2021
Page 2
4. The site is physically suitable in terms of (a) its design, location, size, and operating
characteristics of the project, (b) traffic generation and the provision of public and
emergency vehicle (e.g., fire and medical access), (c) publ ic protection services,
and (d) the provision of utilities (e.g., potable water, schools, solid waste collection
and disposal, storm drainage, wastewater collection, treatment, and disposal,
etc.). The project is located on and surrounded by other developed properties, has
access to the City’s circulation system, and will be served by City utilities. The
project does not include activities that generate service or utility demands beyond
those anticipated with uses permitted in the vicinity.
5. The establishment and subsequent operation or conduct of the use will not,
because of circumstances and conditions applied in the particular case, be
detrimental to the health, safety, or welfare of the general public or persons
residing or working in the neighborhood of the use, or be detrimental or injurious
to property or improvements in the vicinity of the use because the project is
conditioned to obtain a building permit and will be reviewed for compliance with all
relevant code requirements for the proposed tenant improvements.
SECTION 2. Environmental Review. The project is categorically exempt from the
provisions of the California Environmental Quality Act (CEQA) because it consists of the
operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of
existing public or private structures, facilities, mechanical equipment, or topographical
features, involving negligible or no expansion of existing o r former use, as described in
CEQA Guidelines Section 15301 (Existing Facilities). The project would operate within an
existing structure.
SECTION 3. Action. The project conditions of approval do not include mandatory
code requirements. Code compliance will be verified during the plan check process,
which may include additional requirements applicable to the project. The Planning
Commission hereby grants final approval to the project with incorporation of the following
conditions:
Planning Division
1. The Conditional Use Permit shall be reviewed by the Community Development
Director for compliance with conditions of approval, or to determine whether a
modification of the Conditional Use Permit is necessary upon significant change to
the project as represented in the Staff Report dated April 27, 2022, or in the event of
a change in ownership which may result in deviation from the project description or
approved plans.
2. Project activities shall only be permitted within the fully enclosed tenant space.
Page 16 of 27
Resolution No. PC-XXXX-22
3880 Broad Street, USE-0728-2021
Page 3
3. Amplified sound is not permitted outdoors. Noise associated with any project activity
shall not exceed permitted noise levels in Chapter 9.12 (Noise Control) of the
Municipal Code.
4. All doors and windows shall remain closed between the hours of 10:00 p.m. and 7:00
a.m.
5. This Conditional Use Permit shall be reviewed by the Planning Commission if the City
receives substantiated written complaints from any citizen, Code Enforcement
Officer, or Police Department employee, which contains information and/or evidence
supporting a conclusion that a violation of this Use Permit, or of City Ordinances,
regulations, or Police Department resources (i.e., calls for service) applicable to
operation of the business has occurred. At the time of the Use Permit review, to
ensure on-going compatibility with nearby uses, conditions of approval may be
added, modified, or removed, or the Use Permit may be revoked.
Indemnification
6. The applicant shall defend, indemnify and hold harmless the City and/or its agents,
officers and employees from any claim, action or proceeding against the City and/or
its agents, officers or employees to attack, set aside, void or annul, the approval by
the City of this project, and all actions relating thereto, including but not limited to
environmental review (“Indemnified Claims”). The City shall promptly notify the
applicant of any Indemnified Claim upon being presented with the Indemnified Claim
and the City shall fully cooperate in the defense against an Indemnified Claim.
On motion by Commissioner ___________, seconded by Commissioner
_____________, and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 27th day of April 2022.
_____________________________
Tyler Corey, Secretary
Planning Commission
Page 17 of 27
Page 18 of 27
Attachment to Planning Application
Planet Fitness San Luis Obispo
Project Description
Planet Fitness proposes to operate a 24-hour fitness center in an existing shopping
center located at 3880 Broad Street. Planet Fitness currently has 57 stores in California.
The proposed Planet Fitness will be owned and operated by a franchisee, Planet
Fitness Miami, which owns and operates multiple franchise locations throughout the
United States.
Planet Fitness proposes to occupy an existing 21,006 square foot portion of the in-line
building in the existing shopping center. The existing uses in the shopping center are a
mix of commercial retail, service and restaurant use.
Planet Fitness does not propose to increase the size of the existing space; however,
improvements to the existing building façade as depicted in the elevation are proposed
as well as interior modifications to accommodate the proposed use.
Parking
Planet Fitness does not offer classes at its facilities. Therefore, it generally requires fewer
parking spaces than most fitness center facilities. The existing center provides 759
spaces to accommodate all of the uses.
Noise
Planet fitness does not anticipate any noise to emanate from the building. Light music will
be played to inspire those using the facility; however, the music will only be able to be
heard from within the facility.
Management plan
Planet fitness provide its members with a simple no frills solution for obtaining a
balanced and healthy lifestyle. It does this by creating a judgment free, stress free
environment so everyone feels welcome and encouraged to get a quick workout. Planet
Fitness places an emphasis on Cardio and have 100 treadmills, elliptical trainers and
step trainers.
For black card members, Planet Fitness additionally provides unlimited (as allowed by
law) red light booths, massage chairs and hydromassage beds.
The massage operations are conducted by machines only. Staff does not perform
massages. Massage use is limited to over the age of 18 unless authorized by the parent
or legal guardian for individuals over the age of 14.
Some of the important features are
ATTACHMENT B
Page 19 of 27
• Simple fee structure – we only have two memberships $ 10 and $ 20. There is
a small joining fee $1 to $39 and an annual fee of $29.
• No Classes – we do not offer any classes like spinning, Zumba, yoga, etc.
• No Basketball courts, no swimming pools or racquet ball. This helps us keep
our prices low and gives us space to have tons of state of the art cardio and
strength equipment.
• 30 minutes and 12-minute circuit – We understand that most of our members
are interested in general fitness and have a limited time to work out. We have a
30 minute and a 12-minute circuit to fit their needs.
• Cleanliness – We are super careful to provide a clean environment. Staff is
constantly cleaning the equipment and the club. We feel confident in saying that
we have the cleanest gyms in the industry.
• Training – We do not charge extra for training. We have a full time certified
trainer available who walks the floor to answer any questions and to show our
members the correct way to work out and to use the equipment efficiently.
• Toilets & Showers – We have separate men’s and women’s shower and
restroom facilities with lockers, changing rooms and vanity.
• Open 24/7 – For the convenience of our members we are open and staffed 24
hours a day 7 day a week.
• Employees – To provide an excellent customer service the club will have a fully
trained staff of 14. All our employees are CPR and Tanning certified. There is a
minimum of 2 to 6 employees at any given time.
• Safety – we have about 32 high definition cameras covering the entire gym and
facing the parking lot. We record and store 30 days of footage. We are
permanently staffed 24 hours a day. All our staff is CPR certified and tanning
certified.
Operations Plan:
• A typical PF store employs about 14 employees. Included below is an outline of a
typical schedule of employees for Planet Fitness.
• Each store has 1 General Manager, 1 Assistant Manager, 1 Overnight Manager,
and 1 Weekend Manager
• The General Manager has the responsibility and authority to maintain each store
• The GM reports to a Regional Manager
ATTACHMENT B
Page 20 of 27
• All other employees report to the General Manager
Security
• Security is the responsibility of the General and other managers
• At any given time, there is a Manager (GM, Assistant Manager or Overnight
Manager) on duty at the store
• At any given time, there are at least two employees working in the store so
security issues can be managed appropriately
• Managers work with Landlord security in case there is a need
• Camera systems and recording is also an integral part of security. Security
Cameras are installed throughout the store as well as over the parking field and
are recorded so past recordings can be viewed.
ATTACHMENT B
Page 21 of 27
ATTACHMENT BPage 22 of 27
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