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HomeMy WebLinkAboutLA Fitness - 20170911 Seal Beach City CouncilHealth Club - Shops at Rossmoor September 11, 2017 City of Seal Beach City Council 1 OVERALL SITE PLAN HEALTH CLUB Rossmoor Park HOA Vacant 2 PART 1 - PROJECT CHANGES OVERNIGHT RESIDENT PARKING Residents have been using the Shops at Rossmoor Parking Lot for their own personal benefit For the past 2 years we have been asked by the City and the Community “What can we do to help this resident parking situation?” While clearly not the obligation of the Shops to “give up” its property or solve another property owner’s challenges, we studied the need We continued to allow the right for 6 months and then extended that for another 6 months through the resident permit application of program and the issuance of permits Where there were once more that 120 vehicles using our parking lot, only 45 permits have been issued without denying a request 3 PART 1 – RESIDENT PARKING OFFER Offering: To ease the burden on the residents and the City, with City Council’s approval of the CUP application as proposed, the Shops are willing to allow overnight resident use of its parking lot for an extended period of 3 years from your approval tonight (expires September 30, 2020) with a maximum use of 50 vehicles by permit issuance of the Shops 4 PART 1 - PROPOSED POLICE SUBSTATION HEALTH CLUB POLICE SUBSTATION SIGN POLICE SUBSTATION SIGN POLICE SUBSTATION 5 PART 1 – POLICE SUBSTATION OFFERING Offering: To enhance security presence at the project site, with City Council’s approval of the CUP as proposed, and the issuance of an occupancy permit for the health club, the developer will construct a Police Substation to be located at the project. 6 PART 2 - ALTERNATE DEVELOPMENT CONCEPT 7 SHOPS PARKING – South of Rossmoor Center Way 8 PART 3 – ECONOMIC CONSIDERATIONS THE PROJECT INCLUDES: $600,000 in Street Improvements along Seal Beach Boulevard and Rossmoor Center Way A 150 foot extension of the left-turn lane on Seal Beach Boulevard Widening of Rossmoor Center Way Estimated $325,000 in fees paid to the City of Seal Beach Approximately $20,000 in fees to go to the local schools Job creation But why a health club? 9 PART 3 – BUT WHY A HEALTH CLUB? The Shops has been a considerable revenue generator for the City and the City cannot allow the Shops to underperform Consumers have options for shopping today that they didn’t have previously As internet purchases accelerate, shopper visits are plunging, customer traffic is declining, and with it lower brick and mortar sales Just google “Dead Malls” Shopping center developers seek answers to the headwinds of this declining trend The search for ‘Internet-Resistant’ tenants is CRITICAL! Health clubs continue to drive needed foot traffic back to the property This will in turn begin to slow the continuing loss of sales tax revenue to the City To enhance your City, we need your help in maintaining vitality of the Shops, a leading sales tax revenue driver for the City of Seal Beach 10 PART 4 - TRAFFIC TIA was reviewed by City Staff, their 3rd Party Consultant and the County of Orange We have met with Supervisor Steel’s office and County Public Works traffic engineer, Edward Frondoso and the County concludes that 90% of traffic will generate from Seal Beach Boulevard, and they support the findings concluded in our TIA, including use of the ITE And all prior concerns expressed in their June 22, 2017 letter have been resolved Little, if any, vehicles will be on Montecito during peak school travel times The TIA was certified as part of the Planning Commission’s approval of the EIR on June 27 The TIA, associated studies, impacts and mitigation are based on Peak Hour volumes, not ADT ADT was included for informational purposes only, 1,218 ADT which is the total traffic over a 24-hour period Community members have expressed confusion and concern, raising doubts about this trip generation and the ITE model How could a fitness club with 7,000 to 8,000 members result in only 609 vehicles per day to the facility? 11 PART 4 - CLUB MEMBERSHIP VS ADT We were asked to study traffic patterns at other nearby fitness clubs. There are many characteristics about health clubs which affects membership check-ins. Demographics Proximity to nearby freeways and other transportation barriers Competition – Location to other Clubs Club amenity offerings Hours of operation Mode of transportation Any studies done to understand traffic at select other fitness clubs would be far from conclusive, hence the City’s reliance on ITE To better understand the relationship between ADT and Membership, one must look at member patterns 12 PART 4 - CLUB MEMBERSHIP VS ADT RELATIONSHIP BETWEEN HEALTH CLUB CHECK-INS AND TRIPS We researched health club industry resources to test and validate the ITE conclusions There is not direct correlation between ADT and Check-ins These figures do not consider members who arrive by shuttle, bicycle, walking or carpooling The ITE model concludes 1,218 ADT, which would equate to 6,460 memberships. 1 Visit = 2 Trips 13 PART 4 - SEAL BEACH BLVD LEFT-TURN MOD’S 14 PART 4 - ROSSMOOR CENTER WAY WIDENING Sprouts LA Fitness Pei Wei Panera Bread 15 PART 4 - NOISE Much of the noise associated with this project is a byproduct of vehicles Opponents allege that the EIR’s “faulty” traffic analysis means the EIR’s noise analysis is also incorrect, which is wrong The noise assessment in the EIR, approved by the Planning Commission, included the following Rooftop equipment noise with mitigation acceptable Construction activity noise with mitigation acceptable Traffic noise increased no more than 1.5 dB (imperceptible) Parking Lot Activity – studied 2 other health club locations between 5am and 7am (conversation, car doors, car alarms chirping). Activities to be less that 50dBA at property lines, while current ambient noise levels are more than 50dBA. Conclusion: Project related noise is imperceptible 16 PART 4 - LAND USE COMPATABILITY Health Clubs are a conditionally permitted use in the Shops zoning designation in the City’s zoning code. How could health clubs be an inconsistent use if mitigated? Planning Commission approved EIR This certified EIR concluded that the project would be compatible with adjacent residential uses (p. 3.0-5) In support of this conclusion, the EIR noted that “The health club is not a 24 hour club….The only noise associated with the club during operating hours would be traffic coming and going to the facility, including limited truck traffic deliveries. Health and fitness clubs are not noise generating land uses.” (p. 3.0-5) Planning Commission’s denial of our CUP application based on compatibility was inconsistent with this finding and should not be upheld by the City Council A health club use at the Shops at Rossmoor is a compatible use as well as a benefit to the City and surrounding neighborhoods 17 CONCLUSIONS 18 CONCLUSIONS - BENEFITS TO CITY With your approval of the proposed project, the City and Community will recognize the following benefits An extension of the currently deficient left turn lane on Seal Beach Boulevard Widening of Rossmoor Center Way to provide for a dedicated left-turn lane into the Sprouts driveway and providing an clear through lane into the Rossmoor Community A Police Substation for added security in the Project and adjacent communities Resident use of our parking lot for overnight parking through September 2020 Reversal of sales tax depletion trends resulting from internet sales Enhance project landscaping along west building elevation 19 PUBLIC SUPPORT Pin locations not based on actual supporter addresses 20 NEW SITE PLAN WITH HEALTH CLUB HEALTH CLUB ROSSMOOR PARK HOA 21 EXISTING SITE PLAN @ HEALTH CLUB LOCATION ROSSMOOR PARK HOA 22 BUILDING ELEVATIONS 23 OVERALL SITE PLAN 24